HomeMy WebLinkAbout04/22/2015 - Landmark Preservation Commission - Agenda - Work Session
Landmark Preservation Commission Page 1 April 22, 2015
Ron Sladek, Chair
Doug Ernest, Vice Chair Council Information Center (CIC)
Maren Bzdek City Hall West
Meg Dunn 300 Laporte Avenue
Kristin Gensmer Fort Collins, Colorado
Per Hogestad
Dave Lingle
Alexandra Wallace
Belinda Zink
Laurie Kadrich Karen McWilliams Josh Weinberg Gino Campana
Staff Liaison, CDNS Director Preservation Planner Preservation Planner Council Liaison
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Work Session
April 22, 2015
Call to Order
Discussion Items
1. 401-409 LINDEN STREET, CONFLUENCE MIXED-USE PROJECT
PROJECT DESCRIPTION: The applicants are seeking feedback from the Commission regarding their
plans to construct a mixed use project in the R-D-R (River Downtown
Redevelopment) Zone District. The proposed development project is subject
to a Type 1 (Administrative Hearing Officer) review and public hearing.
APPLICANT: Randy Shortridge, [au]workshop
2. DESIGN REVIEW SUBCOMMITTEE CONCEPTUAL REVIEW - FIRST BANK, 100 SOUTH
COLLEGE AVENUE
PROJECT DESCRIPTION: This item is to review the proposed treatments for the metal finishes on the
bank building at 100 South College Avenue
APPLICANT: Don Bernholtz and Jim Cox, Architecture Plus
3. OLD TOWN DESIGN GUIDELINES AND PATTERN BOOK DISCUSSION
Other Business
Adjournment
Landmark
Preservation
Commission
Agenda Item 1
Item # 1 Page 1
STAFF REPORT April 22, 2015
Landmark Preservation Commission
PROJECT NAME
401-409 LINDEN STREET, CONFLUENCE MIXED-USE PROJECT
STAFF
Josh Weinberg, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: The applicants are seeking feedback from the Commission regarding their
plans to construct a mixed use project in the R-D-R (River Downtown
Redevelopment) Zone District. The proposed development project is subject
to a Type 1 (Administrative Hearing Officer) review and public hearing.
APPLICANT: Randy Shortridge, [au]workshop
EXECUTIVE SUMMARY
Request: The applicants are seeking feedback from the Commission regarding their plans to construct a mixed
use project in the R-D-R (River Downtown Redevelopment) Zone District. The proposed development project is
subject to a Type 1 (Administrative Hearing Officer) review and public hearing.
Codes and Guidelines: In its consideration of the approval of plans that contain or are adjacent to designated or
individually eligible properties, LUC 3.4.7(F)(6) states that the Decision Maker shall consider the written
recommendation of the Landmark Preservation Commission.
For the proposed development at 401-409 Linden Street, useful codes and guidelines include the City’s Land Use
Code, especially Section 3.4.7. Additionally, the recently adopted River District Design Guidelines apply to
projects in this area, in addition to the R-D-R Zone District design standards, outlined in Division 4.17 of the Land
Use Code.
Staff Analysis: Adjacent properties to this proposed project - 405 and 409 Linden Street and 326 Willow Street -
have previously been determined individually eligible for designation as Fort Collins Landmarks. Thus, particular
attention should focus on the interface and compatibility between the proposed building and the existing historic
buildings in terms of massing, character, materials, design, etc. Site forms from a 2001 property survey for each
individually eligible property, in addition to the existing building at 401 Linden Street, are attached. Also attached is
a later survey from 2011, by Tatanka Historical Associates, containing a determination of National Register
eligibility for the property at 326 Willow Street.
Commission Action: This is a preliminary review. If desired by the Commission, the applicants will present at
later meetings, as plans are revised and refined. Once the plans are ready for Final Hearing, the Commission will
have the opportunity to provide a recommendation on the plans for consideration by the Decision Maker (Hearing
Officer).
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Agenda Item 1
Item # 1 Page 2
ATTACHMENTS
1. 150410 LPC Worksession Presentation (PDF)
2. Linden Street Project Report (DOC)
3. Pages from oldfortsite_culturalresourcesurveys (PDF)
4. Pages from oldfortsite_culturalresourcesurveys-2 (PDF)
5. Pages from oldfortsite_culturalresourcesurveys-3 (PDF)
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CONFLUENCEIN THE RIVER DISTRICT FORT COLLINS, COLORADOLANDMARKS PRESERVATION COMMISSION WORKSESSIONAPRIL 22, 20152.1.a
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MODEL VIEW FROM NORTHEAST2.1.a
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CONTENTS:1. PROJECT REDEVELOPMENT GOALS and NARRATIVE2. HISTORIC CONTEXT3. REDEVELOPMENT CONTEXT4. LAND USE CODE AND ZONING CONTEXT—RDR DISTRICT SUMMARY5. URBAN DESIGN –RIVER DISTRICT DESIGN GUIDELINES 6. EXISTING SITE7. PROPOSED USES 8. MASSING STRATEGIES and SOLAR ACCESS9. COMPARATIVE ANALYSIS10. ARCHITECTURAL CHARACTER AND MATERIALS2.1.a
Packet Pg. 7 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
[space]foundry Redevelopment Summary Goals for CONFLUENCE:Strengthen the urban environment of Fort Collins’ River District by creating street wall, and deliberately formed, compelling urban spaces.Strive for Authenticity —details, materials and architectural character derived from real needs and purpose—not facsimiles of construction methods or typologies no longer present.Deliver a sustainable building —urban smart and energy efficient.Contribute to a vibrant neighborhood with a variety of uses and users 24 hours/7 days week. Create dynamic spaces inside and out.Respect the origins but emphasize the evolving character of the River District.Provide parking on‐site but hide it.PROJECT REDEVELOPMENT GOALS2.1.a
Packet Pg. 8 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
NARRATIVEConfluence, a mixed‐use project composed of office, housing, retail andrequisite parking will help create a vital and energized heart to the RiverDistrict. Located at the center of the original Fort Collins parade groundour corner site is likely as close as any building can come to the center ofthe point from which the city grew. Even though the fort was short‐lived inthe city’s history, its name and the urban geometries it inspired, lives inperpetuity.BackgroundSpacefoundry, llc has acquired three different properties in the River District,401 Linden Street, 405 Linden Street and the back 106 feet of 409 LindenStreet for redevelopment. For the purposes of this development a newconsolidated parcel will be created consisting of all three parcels, hereafterreferred to asConfluence. This consolidation creates a significant lot for theRiver Downtown Redevelopment (R‐D‐R) District.The Land Use Code states the purpose of the R‐D‐R district is to‘reestablishthe linkage between Old Town and the River through redevelopment in theCache la Poudre River Corridor’.This corner site will be one of the anchorsites in the District for this purpose in its ability to:Create a strong street wall focused corner/anchor building at the heart of thedistrict; Continue the physical/urban linkage of Linden Street and Old Townto the river; and make a strong pedestrian‐oriented street wall connectionbetween the new building and the proposed Willow Street improvements—and specifically the planned plaza at the corner.We believe we have created a concept for an exciting and unique mixed‐useinfill project for this redevelopment site that addresses our community’senvironmental, social, and economicneeds.Development TeamSpacefoundry, llcfocuses on development of catalytic urban projects thatimprove the cityscape and create authentic, quality buildings and the spacesbetween them. Spacefoundry will be joined by additional investors whoshare this vision.[au]workshop | architects+urbanists(a current tenant in the 405 Lindenbuilding) , create quality, authentic architecture and catalytic urban, civic andcommercial projects witha focus on projects that sustainably invigorateneighborhoods and cities.With active architecture and master planningprojects throughout the western United States and Asia, architectsRandyShortridgeandJason Kersleyfounded the firmin 2013 after a combined 40years of experience locally, nationally and internationally in a wide variety oftypologies.Helping clients realize their visions, striving to add value byelegantly organizing uses, creating great places and developing costconscious design strategies are the basis of [au]workshop’s mission.[au]workshop’s consultant team will consist of local design and engineeringconsultants with a track record of similar projects.ConceptIf determined to be financially feasible,Confluencewill become a mixed‐usebuilding in the truest sense. The corner of Willow and Linden Streets—thecenter and heart of the rapidly redeveloping River District—will consist ofthree stories of street‐oriented commercial / retail uses. The fourth story willbe market‐rate two story residential units set back from the street wall. Tuck‐under, completely hidden parking will occupy the property behind 405 and409 Linden and will be topped with one to two stories of residential usesoriented to Poudre Street. Residences adjacent to Poudre Street will openonto a raised courtyard. In addition to the residences, approximately 2,000square foot office space will also open onto this raised courtyard with identityfrom Linden Street. Structured outdoor pedestrian spaces will allow thebuilding occupants to enjoy the private courtyard. The existing house at 405Linden, recently converted to commercial/retail space will be maintained withminor exterior renovations to respect its current scale and character and willshare a common street level courtyard with Confluence.Parking and Service Access StrategyAs there is currently limited on‐street parking and little off street publicparking in the River District, the project will need to meet long‐term demandspaces on‐site and will rely on adjacent streets or future district parkingstructures for short‐term/visitor parking.Due to the consolidation of the three lots no additional curb cuts to accessparking or service areas are required along Willow or Linden Streets. Theexisting curb‐cut at 405 Linden will be maintained to allow for a possible foodtruck location. Our plan is to have all other parking accessed from PoudreStreet. 27 parking spaces are provided, all of them covered and hidden fromadjacent streets.Urban DesignIt is our intention to create a strong example of quality development similar tothe nearby Block One project in accordance with the newly adopted RiverDistrict Design Guidelines and as prescribed by the Mixed Use DevelopmentStandards in the Fort Collins Land Use Code ‘to promote the design of anurban environment that is built to human scale to encourage attractivestreet fronts and other connecting walkways that accommodate pedestriansas the first priority, while also accommodate(ing) vehicular movement.’Buildings will create a continuous street edge along Linden and WillowStreets with the extension of the pedestrian amenities, tree grates, lighting,streetscape and diagonal parking that have been incorporated on theadjacent blocks. Buildings will set back from the street edge adjacent toneighboring existing structures of the “single family house” typology.The ground floor commercial spaces are to be positioned within a few feet ofthe public ROW and uses are to be accessed directly from Linden and WillowStreet improvements. Along the Willow frontage we intend to allow for thepossibility of outdoor seating areas fronting the new plaza with the intentionof adding life to the streetscape.A pedestrian pocket courtyard will extend from Linden Street between thenew building and the existing one‐story building at 405 Linden to access thebuilding lobby and the raised courtyard. Ground level tenant spaces willactivate the courtyard and provide pedestrian engagement. These groundlevel tenant spaces are well suited for a café or kiosk type tenant servingpedestrians actively using the courtyard and adjacent Linden frontage.Building MassingThe R‐D‐R District allows for buildings up to five stories tall terraced backfrom adjacent streets above the third story. An additional two stories maybe added with the inclusion of affordable housing. Our buildings will complywith these requirements and go further by terracing down to two storiesabutting adjacent “single‐family house” structures that exist on flanking sites.Our buildings will provide a variety of massing to avoid long, uninterruptedfacades per the Zoning Code and the highest masses will be concentratedtoward the center of the site.Architectural Character and ImageThe proposed buildings will respond to the Land Use Code’s Mixed UseDevelopment Standards and the newly adopted River District DesignGuidelines and will contribute to the uniqueness of the river district and alsorespond carefully to the river front relationship. Some specific responses mayinclude, but are not limited to:•Clearly articulated façade rhythms and fenestration patterns including baywindow encroachments (less than three feet into and over nine feetabove the sidewalk) fronting Linden Street including a typical 25 foothorizontal module found throughout the downtown area modified to aunique massing character as the building addresses the dual frontages.•Use of large and yet well proportioned window apertures required bymodern uses.PROJECT NARRATIVE2.1.a
Packet Pg. 9 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
NARRATIVE (continued)•Appropriately proportional ground level storefront types on primarystreets as found elsewhere in the downtown area mixed with theindustrial character of ground levels•Clearly expressing pedestrian entrances.•Articulated base, middle and top.•Recognition of the neighborhood Center (at the intersection of Linden andWillow) and significance of the project as it is approached from both alldirections•Unique architectural and urban design details (to be developed)Landscape ConceptThe urban streetscape treatment along the Linden Street frontage has beenestablished and the Willow Street frontage currently in design is intended tobe a rich pedestrian environment – a direct extension of the new adjacentLinden Street streetscape treatments. Other outdoor seating areas andspaces adjacent to the building (such as in the pocket park) will have a similartreatment with planter pots, site furniture, and railings that visually integratewith the building architecture. The second story courtyard will belandscaped with planter pots of various sizes (up to ornamental tree scale) aswell as third story terraces fronting Linden and Willow.Site UtilitiesThere are two new sanitary sewer taps planned for the proposed building(one tap for residential use and one tap for commercial/office/restaurantuse) will connect to an existing sanitary main along Willow Street as well asconnecting to the existing sanitary main along Poudre Street.Proposed domestic water line and fire line services will connect to an existing12‐inch water line along Willow Street. One domestic water service will beprovided for residential use and one domestic service will be provided forcommercial/office/restaurant use. There is an existing fire hydrant locateddirectly in front of the 401 Linden Street property.If provided, a grease trap can be provided within the property boundaries oneither the Linden or Willow Frontages.At this time it is assumed that all dry utility services (telephone, electric, andgas) for the proposed development will be serviced from existing mains alongPROJECT NARRATIVELinden and Willow Streets. It is desired to minimize the visual impact ofrequired electrical transformers.Service and TrashService will be via street frontages along Willow and Linden unless PoudreStreet allows vehicles to stop. It is currently a fire lane making serviceimpossible. A trash and recycling enclosure for the entire project will belocated along Poudre Street.Site Grading and DrainageThe overall goal is to great an urban footprint for the buildings that cover asubstantial majority of the site area. As such, a variety of water qualitymethods will be explored. There are existing drainage inlets and waterquality structures along the south side of Linden Street to the north. Theexisting site generally drains un‐detained onto Linden Street and onto PoudreStreet. The proposed site development as conceived to date(structuredparking, raised courtyard, open space, etc.) will be treated for water qualityby retaining storm water on rooftops (blue roofs), rain gardens, vegetatedswales, and a small water quality pondprior to discharging to the Northwestonto Poudre Street. It is our understanding that storm water detention is notrequired for this site due to the site’s close proximity to the Poudre Riverhowever storm water quality will be provided. We look forward to exploringcreative resolution.
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12345678…… Current redevelopment and mixed‐use infill“multiple” usesHISTORIC CONTEXT2.1.a
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HISTORIC CONTEXT2.1.a
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HISTORIC CONTEXTFROM: HISTORICAL CONTEXTS FOR THE OLD FORT SITE, FORT COLLINS, COLORADO, 1864‐2002, PAGE 86CONTEXT CIRCA 18662.1.a
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HISTORIC CONTEXT2.1.a
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HISTORIC CONTEXTFROM “HISTORICAL CONTEXTS FOR THE OLD FORT SITE, FORT COLLINS, COLORADO, 1864‐2002” PAGE 862.1.a
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HISTORIC CONTEXT2.1.a
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326 WILLOW STREET405 AND 409 LINDEN STREETEXISTING SITEFROM: HISTORICAL CONTEXTS FOR THE OLD FORT SITE, FORT COLLINS, COLORADO, 1864‐2002, PAGE 392.1.a
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HISTORIC CONTEXT“I was so pleased to visit the restored Rialto Theater last summer… this is a fantastic project, done to the very highest preservation standards, and one for which you should be justifiably proud.”‐‐Stephanie Meeks, President of the National Trust for Historic Preservation On visiting the Rialto Theater Center and addition upon its completionAmple evidence supports the notion that for historic buildings or buildings that embody potential historic designation, such designation does not hinge on the proximity, mimicked or replicated style or the detailing of neighboring development. Massing and intelligent materials gestures can however, have significant influence but may still not remove or prevent designation.Examples such as these illustrate this concept:LOVELAND’S RIALTO THEATER AND ADDITION(designed by the [au]workshop team while with a previous firm)PROVINCETOWN ART MUSEUM, MASSACHUSETTS(designed by Machado‐Silvetti Architects)
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REDEVELOPMENT CONTEXTConfluence (Proposed)Block One(Completed)Legacy Senior Residences(Completed)Old Elk Distillery(Proposed)Rooftops on the River Townhomes (Completed)Millhouse Lofts (Under Construction)2.1.a
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REDEVELOPMENT CONTEXT2.1.a
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RDR ZONING SUMMARY4.17(A) …opportunities for more intensive redevelopment of housing, businesses and workplaces to complement downtown…extend the positive characteristics of Downtown such as the pattern of blocks, pedestrian‐oriented streetfronts and lively outdoor spaces.4.17(D)(2)(a) augment streets with additional connections, (b) minimize driveways (c) augment Linden Streetscape4.17(D)(3)(b) Height/Mass. Multiple story buildings of up to five (5) stories are permitted, provided that massing is terraced back …from streets so that multiple story buildings are …are stepped down to three (3) stories or less abutting any street frontage. Such terraced massing shall be a significant and integral aspect of the building design. Where new buildings are placed next to existing shorter buildings that are expected to remain, the new buildings must be stepped down in such a manner as to minimize their impact on the shorter buildings.LAND USE CODE/ZONING CONTEXT2.1.a
Packet Pg. 21 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
RDR ZONING SUMMARY4.17(D)(3)(b)5. Outdoor spaces and amenities. To the extent reasonably feasible, all development shall provide on‐site outdoor space such as courtyard, plaza, patio or other pedestrian‐oriented outdoor space. To the extent reasonably feasible, outdoor spaces shall be visible from the street and shall be visually or physically connected with any outdoor spaces on adjacent properties.4.17(D)(3)(c) Character and Image.New buildings …demonstrate compatibility with the historical agricultural/industrial characteristics of the District…include simple rectilinear building shapes, simple rooflines, juxtaposed building masses that directly express interior volumes/functions, visible structural components and joinery, details formed by brickwork, sandstone, sills, lintels, headers and foundations and details formed by joinery of structural materials.1. Outdoor spaces. Buildings and extensions of buildings …form architectural outdoor spaces such as balconies, arcades, terraces, decks or courtyards. (continues)LAND USE CODE/ZONING CONTEXT2.1.a
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RDR ZONING SUMMARY2. Windows…individually defined with detail elements…to define the building stories and establish human scale and proportion…placed in a symmetrical pattern relative to the wall and massing. Glass curtain walls and spandrel‐glass strip windows shall not be used as the predominant style of fenestration… 3. Roof forms. Flat, shed and gable roof forms corresponding to massing and interior volumes/functions shall be the dominant roof forms. Flat‐roofed masonry buildings shall feature three‐dimensional cornice treatment integral with masonry on all walls facing streets, the River or connecting walkways. Additional decorative shaped cornices in wood (or other material indistinguishable from wood) shall be permitted in addition to the top masonry cornice treatment. Sloped metal roofs are allowed….LAND USE CODE/ZONING CONTEXT2.1.a
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RDR ZONING SUMMARY4. Materials…contribute to visual continuity within the District. Textured materials with native and historic characteristics, such as brick, stone, wood, architectural cast stone and synthetic stone in historically compatible sandstone patterns only, architectural metals and materials with similar characteristics and proportions shall be used in a repeating pattern as integral parts of the exterior building fabric. Masonry units must wrap around the corners of walls so as to not appear as an applied surface treatment. Other exterior materials, if any, shall be used as integral parts of the overall building fabric, in repeating modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements to cast shadows, in order to better ensure that the character and image of new buildings are visually related to the Downtown and River context. Lapped aluminum siding, vinyl siding, smooth‐face concrete masonry units, synthetic stucco coatings and imitation brick are prohibited.LAND USE CODE/ZONING CONTEXT2.1.a
Packet Pg. 24 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
RDR ZONING SUMMARY5. Primary entrance…clearly identified …oriented to a major street, pedestrian way, place, courtyard and/or other key public space…feature a sheltering element such as a canopy or be defined by a recess or a simple surround.6. Accent features…must complement and not dominate the overall composition and design …and may include secondary entrances, loading docks, garage bays, balconies, canopies, cupolas, vertical elevator/stair shafts and other similar features.7. Awnings and canopies…must complement the character of the building …subordinate to the facade. Setback requirements: None other than above level 3 on street frontages.Floor Area Ratio Limitations: None.LAND USE CODE/ZONING CONTEXT2.1.a
Packet Pg. 25 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
URBAN DESIGN Existing Conditions: Fragmented urban forms with a variety of building types, morphologies and scales.Evolving, yet indistinct district identity other than individual buildings of various uses from multiple eras. New development needs to infill and transition gracefully between disparate types.The recently completed River District Design Guidelines give guidenceRecent and proposed projects provide examples to emulate or avoid.URBAN DESIGN / RIVER DISTRICT DESIGN GUIDELINES2.1.a
Packet Pg. 26 Attachment: 150410 LPC Worksession Presentation (3098 : 401-409 Linden Street, Confluence Mixed-use Project: Review of Development Proposal)
URBAN DESIGN / RIVER DISTRICT DESIGN GUIDELINESMODERN HOUSING RESTAURANTS, SHOPS AND OFFICE BUILDINGS JOIN WITH ESTABLISHED INDUSTRIAL ENTERPRISESIN CREATIVE WAYS THAT EXPRESS A LOOK TO THE FUTURE2.1.a
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YESYESYESYESURBAN DESIGN / RIVER DISTRICT DESIGN GUIDELINES2.1.a
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YESYESYESYESYESYESURBAN DESIGN / RIVER DISTRICT DESIGN GUIDELINES2.1.a
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EXISTING SITE2.1.a
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EXISTING SITE401 LINDEN STREET(to be demolished)2.1.a
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Linden Street ContextWillow Street ContextEXISTING SITE2.1.a
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PROJECT SUMMARYSITE AREA: 17,300 SF, 0.4 acresBUILDING AREA:41,670 SFDWELLINGS: 22,490 SF, 21 UNITS, 52.9 du/acOFFICE AREA: 2,115 SFRETAIL AREA: 5,815 SFCOMMON INTERIOR AREA: 1,990 SFPARKING AREA:9,260 SF, 25 PARKING SPACES, 370 gsf/spaceCONSTRUCTION COST: $5,458,000TOTAL DEVELOPMENT COST: $7,430,000CONSTRUCTION START: Q1 2016OCCUPANCY DATE: Q1 2017PROPOSED USES2.1.a
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PROPOSED USESGROUND LEVEL PLAN2.1.a
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PROPOSED USESGROUND LEVEL PLANPROPOSED USESSECOND LEVEL PLAN FOURTH LEVEL PLAN2.1.a
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MASSING STRATEGIESEXISTING CONTEXT2.1.a
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MASSING STRATEGIESMAXIMUM ALLOWABLE MASSINCLUDES:‐TOD AFFORDABLE HOUSING BONUS‐DEMOLITION OF 405 LINDEN2.1.a
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MASSING STRATEGIESMAXIMUM ALLOWABLE MASSPRESERVING 405 LINDEN2.1.a
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MASSING STRATEGIESREDUCED HEIGHTTO BY‐RIGHT 5 STORIES2.1.a
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MASSING STRATEGIESGROUND LEVEL SETBACKSAT WILLOW, LINDEN, AND BEHIND 4052.1.a
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MASSING STRATEGIESUPPER LEVEL SETBACKSRESPECTING FEEDER SUPPLY BUILDING2.1.a
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MASSING STRATEGIESSTEP‐DOWNSRESPECTING 405 & 409 LINDEN, AND 320 WILLOW2.1.a
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MASSING STRATEGIESFINAL MASSINGADJUSTED FOR URBAN PLACEMAKING2.1.a
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50’25’50’25’223533MASSING STRATEGIESMASSING APPROACH AT CORNERALIGN WITH FEEDER SUPPLY BUILDING MASSING SHIFT50’25’MASSING SHIFTS BASED ON TYPICALDOWNTOWN LOT DIMENSIONS2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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MASSING STRATEGIESSOLAR SHADE STUDY2.1.a
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COMPARATIVE ANALYSISFEEDER SUPPLY AND MILLHOUSE LOFTS2.1.a
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COMPARATIVE ANALYSISLINDEN HOTEL2.1.a
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COMPARATIVE ANALYSISBLOCK ONE MIXED USE2.1.a
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COMPARATIVE ANALYSISBOHEMIAN HEADQUARTERS2.1.a
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ARCHITECTURAL CHARACTERAERIAL CONTEXT FROM SOUTH2.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM SOUTH2.1.a
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ARCHITECTURAL CHARACTERSTREET LEVEL FROM SOUTH ON LINDEN2.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM WEST2.1.a
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ARCHITECTURAL CHARACTERSTREET LEVEL FROM WEST ON WILLOW2.1.a
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ARCHITECTURAL CHARACTERVIEW FROM BLOCK ONE LEVEL 42.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM EAST2.1.a
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ARCHITECTURAL CHARACTERVIEW FROM SIDEWALK AT 409 LINDEN2.1.a
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ARCHITECTURAL CHARACTERSTREET LEVEL AT LINDEN2.1.a
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ARCHITECTURAL CHARACTERCOURTYARD FROM ABOVE2.1.a
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ARCHITECTURAL CHARACTERLOWER COURTYARD2.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM EAST2.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM NORTH2.1.a
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weathered steelboard‐formedconcretegrey brickglulam withwood deckcement stuccostained tongue andgroove wood sidinglocal sandstoneMATERIALS2.1.a
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ARCHITECTURAL CHARACTERAERIAL FROM NORTHEAST2.1.a
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ARCHITECTURAL CHARACTERAERIAL CONTEXT FROM SOUTH2.1.a
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CONFLUENCEIN THE RIVER DISTRICT FORT COLLINS, COLORADOLANDMARKS PRESERVATION COMMISSION APRIL 22, 20152.1.a
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Fort Collins, Colorado
LINDEN STREET IMPROVEMENTS
CULTURAL RESOURCES ANALYSIS
prepared for
Colorado Department of Transportation
Federal Highway Administration
City of Fort Collins
completed by
Tatanka Historical Associates, Inc.
612 S. College Ave., Suite 21
Fort Collins, CO 80524
tatanka@verinet.com
970.221.1095
18 March 2011
(CDOT Project #STE M455-093)
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Tatanka Historical Associates Inc.
612 S. College Ave., Suite 21
P.O. Box 1909
Fort Collins, Colorado 80522
tatanka@verinet.com
970.221.1095
18 March 2011
Robert Autobee
CDOT – Region 4
Environmental/Planning
1420 2nd Street
Greeley, CO 80631
Project: Linden Street Enhancement
Cultural Resources Analysis
(CDOT Project #STE M455-093)
Dear Bob,
Tatanka Historical Associates has completed its documentation and analysis of historic
resources within the defined Area of Potential Effect for this project. This work involved
numerous hours visiting the APE, conducting the necessary research and field
documentation, and preparing the written materials included with this report.
The revisions you requested have been made to the first draft that was submitted on 9
March 2011, and are reflected in this draft of both the project report and site forms.
Please let me know if any additional revisions are necessary following SHPO review.
Thanks again for all of your help with the project.
Sincerely,
Ron Sladek
President
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TABLE OF CONTENTS
Introduction 1
Project Area 2
Research Design & Methods 7
Historic Context 8
Results 15
Recommendations 22
Bibliography 23
Figures:
Figure 1
USGS Fort Collins 7.5’ Quadrangle 4
Figure 2
Aerial Photograph of the Project Area 5
Figure 3
Area of Potential Effect & Resource Map 6
Appendices:
Appendix A
Survey Log 25
INTRODUCTION
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This project originated in October 2009, when the City of Fort Collins issued an RFP for
engineering and design support services for the Linden Street Improvements Project.
Funding sources for the project include the City of Fort Collins, the Downtown
Development Authority, and the Colorado Department of Transportation.
In December 2009, the engineering design and consulting services contract was
awarded to HDR Engineering Inc. HDR assembled a team of professionals, including
sub-consultants with the expertise to handle some of the specialized tasks. Tatanka
Historical Associates Inc. (“Tatanka”) and Centennial Archaeology Inc. (“Centennial”),
both of Fort Collins, were engaged in January 2010 to complete the necessary analysis
of historical and archaeological resources within the Area of Potential Effect (“APE”) in
compliance with Section 106 of the National Historic Preservation Act. Each firm was
contracted separately, and completed independent but complementary inventories, with
each firm handling those cultural resources that fall within their areas of expertise.
Preliminary work began on 2 February 2010, when the project team and stakeholder
agency representatives met for a kick-off meeting to discuss the overall scope of work
and schedule. Following that, the historical and archaeological analysis required a clear
definition of the APE to define the spatial boundaries of this element of the larger
streetscape improvements project. Another meeting was held on 18 February 2010, this
time to focus upon the Section 106 analysis of the site area. This meeting started
indoors with a discussion of the project purpose and the historical and archaeological
character of the site area. Participants included Ron Sladek (historical consultant with
Tatanka), Robert Autobee (senior historian with CDOT Region 4), Amy Pallante (Section
106 coordinator with the Colorado State Historic Preservation Office), and Karen
McWilliams (preservation planner with the City of Fort Collins).
The meeting then shifted to a walking tour of the site area to examine its layout,
buildings, rail crossings, and other features. Based upon this meeting and tour, the
participants concluded that the APE for the purpose of historical and archaeological
analysis should be limited to the two-block-long linear area defined by those properties
that front onto Linden Street between Jefferson Street and the Cache la Poudre River,
together with one building on the north side of Willow Street to the west of Linden. The
single historic building on Willow was included within the APE because it is in close
proximity to the project area and is in full view of the intersection of Linden and Willow.
In addition to the buildings within the APE, the project area was also found to hold
segments of two historic rail lines that crossed Linden Street, along with the former linear
locations of a trolley line that ran down the center of Linden and a mill race that crossed
Linden along Willow. No visible traces of the 1860s fort that preceded the town are
extant in the project area, as all of the log buildings were removed by the late 1880s.
However, there is a high probability that archaeological remains might be found below
the surface of the ground throughout the APE wherever excavation takes place.
On 6 April 2010, a letter was sent from CDOT to the State Historic Preservation Officer
(SHPO) in Denver. This letter provided information about the proposed APE, including
the methodology and rationale behind its delineation, and requested concurrence with
the proposed project boundaries. The SHPO responded in writing on 21 April 2010
expressing no objection to the APE.
PROJECT AREA
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Plans for the streetscape improvements are limited to the public right-of-way along
Linden Street from the Jefferson Street intersection toward the northeast to the south
bank of the Cache la Poudre River. The City does not expect to be involved in any
takings or intrusions into non-public properties along the right-of-way. Consequently, the
planned improvements are limited to the street, curbs and sidewalks along both sides of
Linden Street, including improvements to the intersection of Linden Street and Willow
Street.
The rectangular APE runs from southwest to northeast, encompasses about 7.8 acres,
and is located on the north edge of downtown Fort Collins in a primarily industrial-
warehouse railroad corridor that is situated between Old Town and the Cache la Poudre
River. (see Figures 1-3) The APE may also be described as located in the south ½ of
the northwest ¼ of Section 12, Township 7 North, Range 69 West, at an elevation of
approximately 4,965 ft. For the purpose of SHPO concurrence, the APE was defined by
the following verbal description:
On the north: The south bank of the Cache la Poudre River
On the south: The intersection of Jefferson and Linden Streets
On the east: The rear property lines of the commercial buildings facing Linden
On the west: The rear property lines of the commercial buildings facing Linden
Linden Street is the primary northeast-southwest thoroughfare in the project area,
providing access between Old Town and the area north of the Cache la Poudre River by
way of a bridge just north of the APE. The primary southeast-northwest thoroughfare is
Jefferson Street, which runs along the southwest edge of the APE. This street
separates the project area from the Old Town commercial district to the south. Willow
Street crosses Linden Street in the middle of the APE and is less heavily used, providing
access to local properties and a direct connection between College Avenue to the west
and Lincoln Avenue to the east.
In addition to the streets, an active Union Pacific railroad line bisects the area, running
from southeast to northwest just north of and parallel to Jefferson Street, with a signaled
crossing at Linden Street. A second rail line formerly crossed Linden Street along the
length of Willow Street. This was the Greeley, Salt Lake & Pacific, later acquired by the
Colorado & Southern Railroad. The line is now abandoned and the tracks terminate just
east of the intersection of Linden and Willow. Additional tracks along Willow that were
associated with this railroad have been removed. The existing features within the APE
that are related to these historic railroads were documented by Centennial during the
course of this project, and analysis of these lines is primarily found in their report.
Two other linear features historically crossed through the APE. The first of these was a
municipal trolley line that traveled down the center of Linden Street, providing a
connection between downtown Fort Collins and the Great Western Sugar Company
plant and Lindenmeier Lake to the northeast. The other was a millrace that ran along
the north side of Willow Street and provided motive power for the historic Lindell Mill to
the east (this expanded mill is now Ranch-Way Feeds). The Tedmon House, an early
Fort Collins hotel, historically occupied the park that is now found in the southwest
corner of the APE. These historic resources were erased decades ago, leaving behind
no visible traces of their presence.
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A relatively small number of buildings are located within the APE, most of them fronting
onto Linden Street. These include the following, all of which were documented during
the course of the current project:
Union Pacific Railroad Freight Depot, 350 Linden St.
Carl Trostel Lumber, 351 Linden St.
Poudre Valley Elevator Company, 359 Linden St.
El Burrito, 400 Linden St.
Linden Wet Wash Laundry, 401 Linden St.
Johnson-Legler House, 405 Linden St.
Unnamed Residence, 409 Linden St.
George Wilcox House, 410 Linden St.
Poudre Pre-Mix Concrete Batch Plant, 418 Linden St.
Rudolph Mercantile Company Building, 316 Jefferson St.
Stewart-Trupp Residence & Stewart Sign Shop, 320/326 Willow St.
Inventory forms accompanying this report document the integrity and significance of
these buildings in detail. (see Appendices A & B)
Underlying the historic and non-historic features within and surrounding the APE are the
grounds of the 1860s cavalry fort from which the city of Fort Collins emerged. Although
the federal government legally claimed a much larger area of land for the military post,
the fort’s developed core was concentrated along the south bank of the Cache la Poudre
River, between the river and what is now Jefferson Street. The parade ground at the
center of the fort occupied the area of today’s intersection of Linden Street and Willow
Street, with its flagpole close to the northwest corner. This was surrounded by a number
of log buildings serving a variety of military purposes. Although no visible remnants of
the fort stand in the APE today, and its railroad-industrial-warehouse appearance makes
the fort’s historic presence there difficult to imagine, this district is recognized as the
birthplace of the city of Fort Collins.
Due to the area’s importance in the history of Fort Collins, a portion of the APE was
included within the boundaries of the Old Town Fort Collins National Register District
(5LR462). Established in 1978, the district was based upon the area’s collection of
historic buildings, on both sides of Jefferson Street, with a period of significance from
1875 to 1924. The district was not created due to its relation to the historic fort, but
rather for its association with the early commercial development of the city. The
boundaries of the district include the area southwest of Jefferson Street known today as
Old Town. They extend northeast across Jefferson to include five buildings, four of them
within the APE. These are the Union Pacific Freight Depot, the Rudolph Mercantile
Company Building, the former Carl Trostel Lumberyard, and the Poudre Valley Elevator
Company building. The National Register District does not extend farther north than the
south side of Willow Street.
Finally, the APE is surrounded by the Cache la Poudre River to the north, Jefferson
Street and Old Town to the south, Ranch-Way Feeds and other industrial-warehouse
buildings to the east, and railroad-industrial-warehouse properties and a few residences
to the west. Situated on the river floodplain, soils in the area are primarily alluvial silt
and sand over river cobbles. Vegetation along the north edge of the APE is riparian,
consisting of a variety of trees, shrubs and grasses that line the banks of the Cache la
Poudre River. Except for residential yards, there is little landscaping within the APE.
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Figure 1
USGS Fort Collins 7.5’ Topographic Quadrangle
1960 (photorevised 1984)
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Figure 2
Aerial Photograph of the Project Area
2010
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Figure 3
Area of Potential Effect
and Documented Resources
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RESEARCH DESIGN & METHODS
As stated briefly above, Tatanka and Centennial were engaged to complete the cultural
resources analysis of the APE. The dual character of the project area as a district that
holds both historical and archaeological resources resulted in each firm documenting
and assessing those resources that fall within its respective field of expertise. While
Centennial was completing its Class I literature and file search and Class III
archaeological reconnaissance survey, Tatanka launched the field documentation,
research and analysis of historic resources. Centennial also took on the analysis of
linear resources in the APE, although these are historic features. The results of these
studies were prepared for submission as independent but interrelated reports.
Once the APE’s boundaries were finalized, Tatanka and Centennial requested and
received file search results in March 2010 from the Colorado Historical Society’s Office
of Archaeology and Historic Preservation. The file search confirmed that the
southwestern half of the APE is located within the boundaries of the Old Town Fort
Collins National Register District, and that it holds several buildings that had been
previously documented. Information about the NRHP district and the individually
recorded sites within the APE was collected from the OAHP at that time.
Fieldwork was started within the APE, as its historic resources were visited by Ron
Sladek of Tatanka to document current features and to assess eligibility in relation to
architectural integrity and significance. Staff from Centennial separately visited the APE
to record its features for their archaeological analysis. Photographs and field notes were
taken for each property, and to record other resources found in the project area. In
addition, archival research was pursued to locate information about the properties within
the APE.
Records for all of the properties were found in the archives of the City of Fort Collins’
Preservation Planning Office. These documents confirmed that the APE’s historic
resources were last recorded during the period between 1995 and 2001 through the
completion of architectural inventory forms (OAHP #1403). Most of the forms were
prepared to professional standards, and included reliable historical and architectural
information and analysis. Consequently, rather than starting over and completing a new
intensive-level survey, the built resources in the APE were re-evaluated in 2010-2011 to
determine whether recent alterations had taken place and to assess the current validity
of previous determinations of eligibility for NRHP designation.
To accomplish these goals, a Colorado Cultural Resource Re-Evaluation Form (OAHP
#1405) was completed for each historic resource within the APE. Properties not
evaluated were limited to the non-historic park at Linden and Jefferson, and the area’s
two vacant lots. The residence at 320/326 Willow Street was researched more
intensively to provide better information and clear up questions raised by the previous
recording. All of the documentation for the historic resources analysis completed during
this project is on file in the offices of Tatanka Historical Associates in Fort Collins.
Historic resources consultant Ron Sladek completed the fieldwork, research and
deliverables preparation for Tatanka. Documents related to the analysis of
archaeological resources within the APE are on file in the office of Centennial
Archaeology.
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HISTORIC CONTEXT
The history of the APE is directly tied to the establishment of Fort Collins as an 1860s
frontier military post, its emergence as a pioneer town of the late 19th century, and its
subsequent growth into an early to mid-20th century city.
Throughout the millions of years before the arrival of Native Americans and Euro-
Americans, the Fort Collins area was a land of geographic diversity and ecological
balance. Long periods of mountain building and erosion, and the ebb and flow of inland
seas, created today's landscape. Prehistoric creatures roamed the land and swam the
seas in a never-ending search for food, fulfilling their biological goal of surviving long
enough to give birth to new generations. Throughout most of its history, the area was
shaped and reformed by natural forces, and occupied by life forms that have long since
disappeared from the earth.
After the last ice age ended 12,000 to 15,000 years ago, the area’s geography began to
take on its current appearance (minus the human-created developments of the past
century and a half). For several thousand years after the glaciers began to retreat, the
Fort Collins area was home to a now-exotic collection of giant bison, mammoths, ground
sloths, musk oxen, camels, and a diversity of smaller mammals and insects. The larger
varieties of these species were hunted by ancient humans, and failed to survive into
modern times. Further moderation of atmospheric temperatures around 7500 to 8500
years ago resulted in a temperate climate conducive to the proliferation of the vegetation
and animal life forms found in the region today, including animals such as prairie dog,
coyote, buffalo, trout, beaver, black bear and bald eagle.
The end of the last Ice Age was also followed by an increase in early human activity in
the region surrounding Fort Collins. Nomadic Paleo-Indians and later Native American
tribes lived on the land, and passed through seeking food, supplies and shelter. The
Cache la Poudre River crosses the area from northwest to southeast, draining the
mountains to the west. Leaving the mountains behind and crossing the high plains, the
river slows considerably as its waters wind through the open prairie now occupied by the
city of Fort Collins. As the major tributary to the South Platte River, the banks of the
Poudre River acted as a primary transportation route for ancient peoples, historic Native
tribes, and the Euro-Americans who were to follow in their footsteps during the 1800s.
This riparian habitat provided people with fresh water, shelter, game, firewood and
forage for their horses.
For generations prior to the late 1800s, northern Colorado was occupied by a variety of
tribes with familiar appellations, including the Apache, Comanche, Ute, Arapaho and
Cheyenne. Nomadic hunters, these peoples traversed the region on foot and horseback
in search of game, many of them following the great buffalo herds. By 1800, the plains
now occupied by Fort Collins were part of the tribal homelands of the Northern Arapaho,
whose Cache la Poudre band thrived under the capable leadership of Chief Friday.
Born in an Arapaho village, Friday was sent east as a young boy and became educated
in St. Louis schools before returning to his people in the mid-1800s. Fluent in English,
he became a respected warrior and one of the “peace chiefs,” dedicated to finding an
accommodation with the federal government and the pioneers who began settling the
lands along the Cache la Poudre River.
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During the 1850s, emigrant wagon trains began to pass through Larimer County on their
way from the South Platte River near Greeley toward the northwest into Wyoming.
Along much of this route, they followed the Cache la Poudre River. While most
continued westward, they noted that the area seemed to be fine country for farming and
grazing. In addition to the migrants, French-Canadian and Scotch-Irish fur trappers
frequented the region as early as the 1820s in their search for pelts to sell at trading
posts. Slowly, the area around today’s Fort Collins began to attract settlers who saw this
location as their version of paradise, a place to stake out a new future. By the early
1860s, the fur trappers were mostly gone or retired, and the area was being settled for
its open farmland. Colorado was established as a territory in 1861, and although
sparsely populated, Larimer County became one of its first counties. The county seat
was initially established at Laporte, along the river several miles northwest of today’s
Fort Collins.
The deepening frustrations of western Native Americans combined with the outbreak of
the Civil War in 1861 to create a situation of fear, unrest and instability on the frontier.
Many of the federal troops on the frontier were moved east to participate in the national
conflict, leaving skeleton outfits behind to guard government interests. The security of
commercial, passenger and mail traffic was threatened, and the increasing number of
settlers, traders and migrants were exposed to serious risk of attack. Sensing this
weakness, Native tribes (along with outlaws) throughout the plains region stepped up
their attacks between 1862 and 1864, ambushing and disrupting migrant trains, cavalry
troops, passenger stagecoaches, freight wagons, stage stations, telegraph and rail lines,
isolated settlers’ cabins, and the cross-country mail service.
Ben Holladay’s Overland Mail stagecoaches, the nation’s primary transcontinental mail
service, had until 1862 followed the North Platte River through Nebraska and Wyoming.
In response to attacks by Sioux and Cheyenne warriors protecting their tribal lands and
hunting grounds, stage, freighter and emigrant traffic along the Overland Trail was
rerouted into the Colorado Territory along the South Platte River to the area near
present-day Greeley. From there, the travelers followed the northwest course of the
Cache la Poudre River as they neared the Rocky Mountains. Just northwest of modern
Fort Collins near the village of Laporte, they turned to the north and made their way
through the foothills to the area of Laramie, Wyoming. The trail then headed west again
toward destinations such as Salt Lake City, the Nevada silver mines, and the Pacific
Coast. By the 1860s, the area now occupied by the city of Fort Collins and the nearby
town of Laporte had become the nexus of a network of trails and wagon roads that
traversed the surrounding countryside in all directions.
Following the November 1864 Sand Creek Massacre, during which a regiment of
Colorado volunteers slaughtered about 150 peaceful Cheyenne and Arapaho camped in
southeastern Colorado, the plains tribes intensified their uprising against the government
and Euro-American encroachment upon their territories. Warriors attacked settlers and
caravans of stagecoaches and wagons transporting travelers, the mail and other goods
across the plains. These actions severely hampered the critical lines of transportation,
communication, commerce and emigration that connected Colorado with the east,
especially along the Platte River route through Nebraska and the Smoky Hill Trail
through Kansas. Many Coloradoans agitated for the removal of the plains tribes entirely,
allowing the settlers to fully claim the land and make it their own.
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In Larimer County, conflict between Native tribes and early settlers involved occasional
raids, often conducted by Utes descending from the mountains to obtain horses, food,
cattle and other goods. Other attacks were perpetrated by non-Indian bandits and
blamed on the Natives. Along the Cache la Poudre, Friday's band of Arapaho
sometimes begged for and on occasion helped themselves to food from area settlers.
While frightening to the isolated settlers, these could hardly be classified as hostile
incidents. Friday’s band did not threaten or attack the pioneers or migrants, and no
significant violence took place in the area.
Due to its northern location in the fledgling Colorado Territory and its importance as a
hub of transportation on the frontier, the countryside along the Cache la Poudre River
and the lands surrounding the area’s only settlement of Laporte came under the
protection of troops headquartered at Fort Laramie, located along the North Platte River
one hundred miles to the north. With enlisted troops embroiled in the Civil War,
volunteer units were posted to guard the critical stage and wagon roads that crossed the
frontier. In July 1862, a company of the 9th Kansas Volunteer Cavalry arrived in Laporte
to provide security for area settlers and to protect travelers along the area’s
transportation routes, specifically the Overland Trail and Cherokee Trail. A few months
later these troops were relocated and replaced by soldiers from the 1st Colorado Cavalry.
In May 1864, men from the 11th Ohio Volunteer Cavalry were stationed at the outpost,
replacing the Colorado Cavalry troops. The 11th Ohio was sent west to Fort Laramie in
the middle of the Civil War with orders to protect the intercontinental mail, transportation
and telegraph routes in the Rocky Mountain region from attack by hostile Natives. Four
days after their arrival at Fort Laramie, they received orders to post troops at various
locations throughout southern Wyoming. In addition, they were authorized to establish
posts in other critical locations where federal interests appeared to be threatened. With
the Overland Mail and emigrant trails shifted to the South Platte-Cache la Poudre route,
it became clear that a more substantial presence was needed in the vicinity of Laporte.
A contingent of troops was dispatched to the area, where they were instructed to erect a
more substantial fort along the Cache la Poudre River. Led by Captain William Evans,
the Ohio Volunteers named their post Camp Collins in honor of their commanding
officer, Lieutenant Colonel William O. Collins of Fort Laramie.
Camp Collins was a small post that was still under construction when one night in early
June 1864 the camp washed away as the heavy winter snowpack melting in the
mountains above combined with a sudden downpour to send the Poudre River raging
beyond its banks. Although buildings and supplies were lost downstream, all of the men
survived the deluge. Determined not to expose his men to another flood, post
commander Captain William H. Evans appealed to Colonel Collins for permission to
move the fort to higher ground. Collins agreed that that a move was warranted. On 20
August 1864, he issued Special Order No. 1, authorizing relocation of the post to a more
favorable spot four miles downstream on the south bank of the river. Pioneer farmer
Joseph Mason promoted this location to Captain Evans. Little did Colonel Collins know
that the date of his order would emerge as the birth date of a new western town that
would retain his name.
The new federal installation quickly grew into a military post that provided much-
improved amenities to its occupants. Larger than its “camp” predecessor, and evidently
more impressive to the men who served there, the new post was named “Fort Collins.”
During its several years of operation, the Fort consisted of a collection of log buildings
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constructed around a central parade ground that was located at today’s intersection of
Linden Street and Willow Street. Among the first buildings erected were barracks, mess
halls, laundresses’ quarters, a guardhouse, a quartermasters’ storehouse, officers’
quarters, an officers’ mess hall, stables and a hospital. The post was enlarged over the
following months with the construction of a sutler’s store, additional storehouses, a
headquarters building, a bakery, another guardhouse, and an explosives magazine.
By the mid-1860s, Chief Friday had become concerned about the welfare of his band of
Arapaho. He refused to participate in the active warfare between Native warriors and
the cavalry on the plains to the east. Instead, he moved his people close to Fort Collins
in 1864, where they were placed under the care of the military post. Ironically, the fort
had been established to protect the area's settlers from Native attacks. Friday was
condemned by some of the other tribal chiefs and warriors for his refusal to fight the
settlers and soldiers, and his unwillingness to participate in the war raging on the plains.
The days of the peaceful Arapaho of Larimer County were numbered, as their existence
became increasingly precarious. Friday resisted government efforts to get his band to
leave their hunting grounds and move to a reservation in Indian Territory (now
Oklahoma). Under threat of the cancellation of food assistance, he finally relented and
signed the Treaty of Fort Wise, relinquishing his people's lands to the US government.
Even after placing his signature on the document, Friday hoped to obtain the right for his
band to remain on the land north of the Poudre River, which he requested as a
reservation. The Indian Agent responded that the lands were already occupied by
sixteen settler families and a stage route, and was no longer available.
Fort Collins was closed in 1867 and its soldiers reassigned after the federal government
declared the post unnecessary to the defense of the frontier. This left the local band of
Arapaho in dire straits. Competition from the settlers resulted in a serious decrease in
wild game along the area river valleys. Appealing to the territorial governor the following
January, Friday reported that game had become scarce and his band required
assistance. Supplies, including meat and flour, were provided to get them through the
winter. With conflict increasing throughout the plains between the Native Americans and
settlers over land ownership and use, the Arapaho in Colorado were removed in the late
1860s, most of them onto reservations established in what is now Oklahoma. However,
Friday's band did not want to move onto the eastern plains, preferring to head north into
Wyoming. They left Colorado in 1869 and wandered in Wyoming for ten years before
being allowed to settle permanently on the Wind River Reservation.
Common among military installations on the frontier, civilians began to arrive at Fort
Collins shortly after its establishment. Among the first was Elizabeth Stone, born in 1801
in Connecticut, who moved ever westward during her earlier years. In 1864, at the age
of 63, she moved into a two-story log cabin adjacent to the new fort that was under
construction on the Cache la Poudre. Elizabeth moved west with her husband, Judge
Lewis Stone of Minnesota, to open a boardinghouse for officers stationed at the post.
Over the following years, the Stone cabin served as the first private residence, hotel and
school in Fort Collins. Just over one year after they arrived, Judge Stone died and
Elizabeth became a beloved figure known as “Auntie” Stone to the troops. Her cabin
was later moved to Library Park, and today is the only building that remains standing
from the earliest days of Fort Collins.
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Between 1867 and 1869, Auntie Stone and fellow pioneer Henry Peterson constructed
the first flourmill in the region. This was the Lindell Mill, located on the south bank of the
Poudre River in the old Fort Area. The plant was powered by a millrace that brought
water to the factory from the river along a channel that was over one mile in length. In
1870, Stone and Peterson opened a brick-fabricating operation that provided durable
building materials for the emerging town of Fort Collins. Peterson’s own house on
Lincoln Avenue was the first area building to be constructed of brickwork.
Following the closure of the Fort, the administrative office of Larimer County was moved
from Laporte to the small settlement of Fort Collins that was emerging from the former
military post. In 1870, a federal census taker found 838 pioneers residing in all of
Larimer County. Although the government had yet to release the military reservation
lands for homesteading, settlers began to occupy the area southwest of the Fort across
Jefferson Street in what is now known as Old Town. This core historic area of the new
town of Fort Collins was built on a diagonal in relation to the angled course of the Poudre
River and the cavalry post that preceded the town. Today, the Old Town area continues
to be distinguished by the diagonal orientation of its streets.
In May 1872, the federal government released the former Fort Collins Military
Reservation (which encompassed four square miles of land) for permanent settlement.
Old Town continued to expand with the construction of new commercial buildings and
residences, with the commercial center of town located at the intersection of Jefferson
Street and Linden Street. The town was platted in 1873, with the Old Fort Area and Old
Town retaining their diagonal street alignment. Beyond this area, the street pattern was
aligned to the primary compass points. In 1880, the Tedmon House hotel was
constructed on the northwest corner of Jefferson Street and Linden Street. In late 1886,
the last of the fort buildings was demolished.
The growth of early Fort Collins received a tremendous boost with the arrival of the
railroad. On 8 October 1877, the first train steamed into town along the tracks of the
Colorado Central Railroad, connecting Fort Collins with the nation and enhancing both
commerce and travel. The Colorado Central ran their line along the length of what was
to become Mason Street. In 1882, the Greeley, Salt Lake & Pacific railroad constructed
a main line through the Old Fort Area along Willow Street. The millrace for the Lindell
Mill was moved slightly to make room for the tracks. These rail links allowed area
farmers, ranchers and quarry owners an opportunity to market their goods beyond the
local economy. The residents of Fort Collins were also more easily able to import
goods, including luxury items and finished building supplies, from Denver and through
mail order services. The railroads made travel between Fort Collins and regional cities
such as Denver, Greeley and Cheyenne much quicker and more comfortable than ever
before.
Another advancement in the early development of Fort Collins came with the September
1879 opening of the Colorado Agricultural College on 240 acres of donated land to the
south of town. From humble beginnings with just five students and three faculty
members, the college grew into present-day Colorado State University. This institution
brought long-term stability and growth to Fort Collins. Fort Collins’ progressive leaders
continued to improve the town with the addition of an opera house in 1881, a waterworks
plant in 1882, electricity and the first telephone in 1887, a large county courthouse in
1887, and sanitary sewers in 1888. By the end of the century, the town was also graced
with competing newspapers, numerous fraternal organizations, and fine schools and
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medical facilities. In part, the local economy was based upon the college, supplying its
students and faculty with housing, goods and services. In addition, the town served as a
market and supply center for the numerous farms, cattle ranches, sheep feeding
operations and quarries of northern Larimer County, extending its economic reach far
into the surrounding countryside. During the last two decades of the 19th century, many
of Fort Collins’ finest buildings were erected, its commercial and residential districts
established, its cultural life broadened, and its economy diversified.
Between 1900 and 1910, Fort Collins grew by 5,000 residents and the town moved into
the 20th century with a sense of confidence about its future. Area commerce remained
strong, and the town continued to serve as a market center. This role was greatly
enhanced in 1903 with the construction of a large sugar plant across the river just
northeast of downtown. The factory, soon owned by the Great Western Sugar Company
of Denver, continued to operate through the mid-1950s. It provided a reliable market for
sugar beet farmers and employment for hundreds of factory and farm workers. Many of
these laborers lived in Fort Collins and commuted each day to work at the plant and on
nearby farms. The sugar plant alone boosted the community’s prosperity and stability
for many years.
Around the same time that the automobile was making its introduction to American
towns and cities, the Denver & Interurban Railroad Company constructed a model
streetcar system for Fort Collins. Installed in 1906, the electric streetcars carried
passengers all around town. In 1908, a streetcar line was constructed down Linden
Street to provide transportation to the sugar plant and recreational facilities at
Lindenmeier Lake a distance northeast of town.
The steady development of Fort Collins continued into the early decades of the 20th
century, and by the mid-1910s the town was home to around 8,000 residents who
enjoyed its growing commercial and residential districts. By the end of the decade, Fort
Collins was improved with a new federal building, paved tree-lined streets, an efficient
streetcar system, automobiles replacing horse-drawn vehicles, several movie theaters, a
thriving downtown district and developing college campus, a new municipal airfield, a
family-friendly environment, and a steadily growing population. The sugar beet ruled the
surrounding countryside, as many farmers continued to grow the lucrative crop that
supplied the sugar factory with raw goods and provided many area residents with
employment.
In 1910, the Union Pacific railroad laid out plans to construct a main line through Fort
Collins. After acquiring a substantial right-of-way through the Old Fort Area parallel to
Jefferson Street, the railroad auctioned off all of the buildings in the corridor. This
effectively wiped out many of the earlier residences and commercial buildings that had
been located there since the fort was abandoned. The Union Pacific line was completed
by early 1911, and by the end of the year the Old Fort Area held new passenger and
freight depots. This sparked new development in the area, which still held a few
residences but became more of a railroad-industrial-warehouse district. Among the new
buildings constructed there was the Poudre Valley Elevator Company building at Linden
and Willow, which was completed in 1911. The Linden Street trolley line continued to
operate throughout the 1910s, but suffered during the years after World War I and was
abandoned by 1923.
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During the 1920s, Fort Collins continued to grow and in 1923 oil was discovered near
Wellington north of the city. Area boosters believed that a new period of tremendous
growth was in the cards. Although the Wellington Oil Field boom proved to be smaller
than anticipated, many wells were completed and oil was pumped for decades. While
the 1920s was a decade of growth for Fort Collins, the Depression and drought of the
1930s caused many town businesses, along with area farms and ranches, to struggle.
Yet Colorado Agricultural College, and its regular contingent of faculty, staff and
students, provided an adequate degree of stability for the town to make it through the
worst years of this period. The College essentially kept the town afloat as enrollment
rose with the arrival of additional students on government scholarships. Although the
period saw a temporary slowdown in development, a new municipal power plant was
constructed during the mid-1930s adjacent to the river on College Avenue.
On the eve of World War II, Fort Collins had a population of around 12,000. In addition
to sending numerous young men to participate in the conflict overseas, town residents
grew victory gardens, participated in scrap drives, lived on ration coupons, purchased
war bonds, and followed the war news closely. After the war ended, the town was
flooded with veterans seeking an education at the Agricultural College, along with others
who returned home to find jobs and start families. To accommodate the great increase
in students and young families, the College acquired numerous military surplus Quonset
huts which were erected on the campus. In addition, developers began to construct new
residential subdivisions in fields on the outskirts of town.
The end of the war thrust Fort Collins into a decades-long period of growth that lasted
through the end of the century. Although the sugar plant closed in the mid-1950s, the
town grew into a city with the construction of new homes, public schools, retail stores,
restaurants, service shops, entertainment venues and houses of worship. The 1950s
also saw the Union Pacific passenger depot vacated as ridership went into decline.
Passenger and freight service were handled for a few more years through the freight
depot on Linden Street, and this facility was closed for good during the 1970s. In
addition, the Cache la Poudre River was straightened during the 1950s to cut down on
the potential for flooding and keep the river corridor within defined banks.
In exactly one century, Fort Collins had grown from its origins as a small, isolated 1860s
military outpost into a thriving city that was poised for even greater growth over the
following decades. By the end of the 20th century, the city’s population had reach more
than 118,000 persons and it was being hailed as one of the finest places to live in the
United States due to its excellent university, family-friendly environment, retiree
resources, outdoor recreation, and high quality of life.
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RESULTS
The historic resources in the APE were evaluated in light of the area’s history and the
2002 context of the Old Fort Site Area that was prepared for the City of Fort Collins by
Jason Marmor of Entranco. The 2002 study provided valuable information about the
area, and divided its historical narrative into the following seven sub-contexts:
Camp Collins & the Fort Collins Military Reservation, 1864-1867
Initial Post-Abandonment Activity in the Old Fort Site Area, 1867-1871
The Fort Collins Town Site & Early Community Development in the Old Fort
Site Area, 1872-1902
The Sugar Beet Industry Stimulates Development & Urban Growth, 1902-
1910
The Union Pacific Railroad Transforms the Old Fort Site Area, 1910-1920
Mixed Uses, 1920-1945
Post-World War II Land Use in the Old Fort Site Area
These sub-contexts are explained in greater detail in the 2002 Old Fort Site Area
Context. They provide the necessary background for understanding the APE’s overall
development and the significance of its individual resources. In addition to the
contextual background, the APE’s resources were individually evaluated in 2010-2011
for architectural integrity and in relation to the following four National Register
significance criteria:
A Associated with events that have made a significant contribution to the
broad patterns of our history;
B Associated with the lives of significant persons in our past;
C Embodies the distinctive characteristics of a type, period, or method of
construction, or represents the work of a master, or possesses high
artistic values, or represents a significant and distinguishable entity
whose components may lack individual distinction;
D Yielded, or may be likely to yield, information important in history or
prehistory.
Camp Collins & the Fort Collins Military Reservation (1864-1867): This sub-context
covers the short period during which the frontier fort was operational along the south
bank of the Cache la Poudre River. Today the project area holds great potential for
archaeological finds, as discussed in Centennial’s report. There are no buildings or
other developed features that remain visible above ground within the APE from the days
of the 1860s fort. This is because all of the fort-era buildings but one were moved or
demolished by the end of the 1880s. The only building still standing, Auntie Stone’s
Cabin, was moved to the museum courtyard in Library Park in 1959 and remains there
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on public display. The Fort Collins Military Post (5LR1362), covering an area somewhat
larger than the current APE, was previously determined to be officially eligible under
Criterion D for its potential to yield significant archaeological information. The current
project area is located at the heart of this eligible area. This eligibility, and its relation to
the current project, is discussed in detail in the accompanying report that has been
prepared by Centennial Archaeological Consultants.
Initial Post-Abandonment Activity in the Old Fort Site Area (1867-1871): This sub-
context covers the period that immediately followed closure of the fort and the nascent
activities that led to founding of the city of Fort Collins. This included the 1867 surveying
and platting of the open land just south of the fort that came to be occupied by Old
Town. Jefferson Street and Linden Street were established during this time as the
town’s main thoroughfares. In the 1860s, a small number of citizens settled adjacent to
the fort and continued to live on the former Military Reservation lands before the
government officially released the area for settlement in 1872. These settlers became
the founders of the town, and many of their names were given to its early streets. In
1868, the county seat was moved from Laporte to Fort Collins, ensuring the community’s
survival into the future.
The primary resource in the fort area from the period of initial post-abandonment activity
was the flourmill constructed to the east of the APE at Willow and Lincoln. This site is
now occupied by Ranch-Way Feeds. A millrace transported water from the Cache la
Poudre River, providing motive power for the facility. While the mill site is outside the
APE, the millrace ran along the length of Willow Street and crossed through the APE at
Linden Street. Today there is no visible sign of the millrace, which was abandoned and
filled many decades ago. As with the earlier fort site, the millrace is now an
archaeological feature that has yet to be explored. According to the 2002 Old Fort Site
Area Context, if located through archaeological investigation, the millrace may be eligible
for local landmark designation. It is not believed to retain sufficient integrity to merit
NRHP designation. This feature is discussed in further detail in Centennial’s report.
Fort Collins Town Site & Early Community Development (1872-1902): This sub-
context covers the pioneer era starting with the government’s 1872 release of the Fort
Collins Military Reservation for settlement, through the very early 1900s. It
encompasses the founding and early growth of the town of Fort Collins, the time during
which it grew from a handful of residents to three thousand, and the downtown
commercial district and early residential neighborhoods were developed. These years
saw the arrival of the railroad, founding of the Colorado Agricultural College (now CSU),
and expansion of the platted townsite, all developments that ensured the community’s
stability and future growth well into the 20th century. The Old Fort Site Area was also
platted with lots and blocks during this period.
The Old Fort Site Area experienced the removal and demolition of its fort-era buildings
during this time, as the area was redeveloped after 1872. During these years, those
properties that fronted onto Jefferson Street and Linden Street became developed with
commercial uses, including blacksmith and wagon shops, retail stores and service
businesses. Brick commercial buildings soon replaced the original wood frame ones as
the town grew and became more prosperous. In 1873-74, a sizable two-story
commercial block was constructed on the northeast corner of Jefferson and Linden to
house a mercantile store owned by William Stover and John Matthews, after whom city
streets were named. The Masonic Lodge used the second floor as a meeting hall.
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The northwest corner of the intersection of Jefferson and Linden first held a wood frame
hotel that was replaced in 1880 with the substantial and elegant three-story Tedmon
House hotel. This landmark building held a lobby and drug store on the main floor, with
sixty-five furnished hotel rooms above. During its thirty years of operation, the hotel was
considered one of the finest in Colorado. However, the building was demolished around
1911 and today a non-historic city park occupies the site.
The first railroad to make its way to Fort Collins, the Colorado Central, arrived in 1877
along a north-south route that followed today’s Mason Street, several blocks west of the
APE. In 1883, a second rail line arrived in the area. The Greeley, Salt Lake & Pacific
Railroad (5LR9960.12) entered Fort Collins on a diagonal from Greeley to the southeast,
with the tracks running parallel to the river. The line entered the Old Fort Site Area along
Willow Street and followed this thoroughfare toward the northwest as it crossed through
the APE. The GSL&P provided passenger service between Fort Collins, Greeley and
Denver, and handled freight traffic from the stone quarries in the foothills west of town.
This line was eventually absorbed into the Colorado & Southern Railroad. An
abandoned segment of the tracks remain in place along the north side of Willow Street,
just east of Linden Street. Centennial Archaeological Consultants handled evaluation of
this resource, and additional analysis is provided in their 2011 report.
In addition to these features, during this period the APE experienced the construction of
a few residences. One of these was the Stover Residence, a brick home constructed in
1878 on the southeast corner of Linden and Willow. This was later demolished, and a
vacant lot now occupies this site. That same year, James Brown constructed a brick
house on the southwest corner of the intersection, where the Poudre Valley Elevator
was later located. Additional homes occupied the area over the years, most of them
small wood frame structures. Together, these homes formed one of the town’s earliest
residential districts.
Of the various historic buildings that once occupied the APE from this period, none are
left standing today. The only resource remaining that dates from this time is the
abandoned and truncated segment of the Greeley, Salt Lake & Pacific Railroad track
that is found along Willow Street east of Linden Street.
Sugar Beet Industry Stimulates Development & Urban Growth (1902-1910): This
sub-context covers the period of the inception of the sugar beet industry in Fort Collins,
and its impact upon the local economy and community. Prior to the very early 1900s,
Fort Collins’ agricultural economy was based predominantly upon the production of
crops such as grains and alfalfa, along with livestock production and lamb feeding.
Around the turn of the century, national tariffs imposed upon imported sugar sparked a
domestic sugar beet industry that quickly turned into a mainstay of Larimer County’s
economy. In 1902-03, a large sugar refinery was constructed across the Cache la
Poudre River to the northeast of downtown and the Old Fort Site Area.
The sugar factory hired numerous workers to operate the plant, and boosted area
agriculture as farmers cashed in on the refinery’s insatiable need for an endless supply
of sugar beets. Immigrant farm workers, mostly Mexicans and Germans from Russia,
arrived to work in the fields. While some lived on the farms, others relied upon the
availability of affordable housing in Fort Collins. Essentially, the sugar factory became
another long-term catalyst of economic growth and stability for the Fort Collins
community.
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The sugar plant and booming economy brought an influx of new residents to Fort
Collins. Between 1900 and 1910, the town’s population grew from just over 3,000 to
more than 8,200. In forty years, Fort Collins had grown to become the sixth largest town
in the state. The increase in population sparked a home-building boom. With its open
lots close to the sugar factory, the Old Fort Site Area saw an increase in the construction
of working-class homes. While some were owner-occupied, others were rented by farm
and factory workers, as well as by other blue-collar laborers who held jobs in town.
Two almost identical masonry homes in the APE, both constructed in 1904 at 405
Linden Street (5LR10353) and 409 Linden Street (5LR10354), remain standing today as
examples of the modest houses erected during this period. However, although they are
both in good architectural condition and exhibit fine levels of integrity, neither building
rises to a level of significance that would make them eligible for individual NRHP
designation. In 1907, George Wilcox erected a house in the APE at 410 Linden Street
(5LR10308). Rather than working in the sugar beet industry, Wilcox was a successful
dairyman who chose to live in town. This home is still standing today adjacent to the El
Burrito restaurant. It has experienced a variety of alterations that have collectively
diminished its architectural integrity. Consequently, the home is not eligible for individual
NRHP designation.
The other building in the APE that dates from this time period is the Terrace style
residence at 320/326 Willow Street (5LR1562). In 1907, Joseph and Mary Stewart had
this building constructed to serve as their home and sign shop. Over the following
twelve years, Joseph was hired by local businesses to paint signs that were mounted
around town. He also painted parade banners, provided road signs for the county, did
free work for non-profit organizations such as the Red Cross, and created the first
scoreboard for the Aggie’s football field. From around 1920 through the 1970s, the
building served as the home of three generations of members of the Trupp family.
Henry and Kate Trupp were Germans from Russia who had immigrated to the United
States and eventually ended up in Fort Collins. Characteristic of the era, Henry and his
sons worked for years in the beet fields. Due to its rare architectural style as the only
building of this type known to exist in Fort Collins, the Stewart-Trupp Home / Stewart
Sign Shop was found to be eligible for individual NRHP designation.
Around the same time that the sugar factory was constructed, a new bridge was built
spanning the Cache la Poudre River along Linden Street. Prior to that time, river
crossings were made along Lincoln Avenue and College Avenue to the east and west of
the Old Fort Site Area. While some workers at the sugar plant walked across the new
Linden Street bridge daily from their homes in Fort Collins, others were soon able to
catch a ride both there and back. The Linden Street Bridge has been replaced several
times since it was first constructed over a century ago. The current concrete and steel
deck bridge is just beyond the current APE boundaries and was not evaluated in relation
to NRHP eligibility.
In 1908, the Denver & Interurban Railroad (a subsidiary of the Colorado & Southern
Railway) constructed a streetcar line down the center of Linden Street, providing
transportation from central Fort Collins to the sugar plant across the river. On weekends
and holidays during the summer months, it also ran through the countryside north of the
factory to the recreational facilities and picnic grounds at Lindenmeier Lake. The Linden
Street-Lindenmeier Lake line operated for years, but eventually suffered from the effects
of World War I.
2.1.b
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During the war, the nation’s railroads were nationalized by the federal government,
which had no interest in operating small streetcar lines. The Fort Collins streetcar
system was carved from the Colorado & Southern and left to operate on its own. With
operating expenses soaring, labor scarce, and automobiles starting to appear on the
roadways, the streetcar system strained to the point that the Denver & Interurban went
into receivership. The Lindenmeier Lake recreational facilities closed at that time,
claiming that failure was due to poor streetcar service.
On 11 July 1918, the residents of Fort Collins woke to find their public transportation
service shut down. In early 1919, the town’s citizens voted to have the City of Fort
Collins purchase the streetcar system and get it back in operation. The city took ove r
the streetcar line and in the spring dismantled the tracks between the sugar plant and
Lindenmeier Lake. The Linden Street line to the sugar factory was also abandoned by
1923, and it appears that its tracks were removed. While the tracks may be completely
gone from the APE, remnants of the streetcar line may remain in place beneath the
existing pavement along Linden Street.
Commercial development in the area of the APE during this period was limited to
properties that fronted onto Jefferson Street. The Tedmon House hotel remained
standing, and the large commercial block on the northeast corner of the intersection of
Jefferson and Linden held several businesses. Included among the uses of the building
during this time were a livery stable, feed store, and a restaurant.
The Union Pacific Railroad Transforms the Old Fort Site Area (1910-1920): This
sub-context covers the arrival of the Union Pacific Railroad (UPRR) in the Old Fort Site
Area, and the resulting removal of many of the buildings that were previously located
there. In 1908, work began to extend a UPRR branch line from Denver through the
agricultural districts north of the city. This route traveled through and supplied the
coalfields around Dacono, Frederick and Firestone north of Denver, and continued north
and then northwest into Fort Collins. However, due to the presence of the Greeley, Salt
Lake & Pacific Railroad and its similarly-aligned approach into Fort Collins from the
southeast, the UPRR had to form a new right-of -way that squeezed into the center of
town just north of Jefferson Street. The railroad accomplished this by purchasing
numerous properties in the Old Fort Site Area between Jefferson and Willow Streets.
The creation of this right-of -way, and construction of passenger and freight depots along
the tracks, forced the demolition or removal of numerous residences, landscaping, and
other buildings that had existed in the Old Fort Site Area for many years. It created, in
essence, a greatly changed railroad corridor district between Old Town and the Cache la
Poudre River. In January 1910, a public auction was held to dispose of seventy-five
buildings in the right-of-way. Most of these were removed, primarily through demolition,
during the winter and spring of 1910. A small number of the buildings were moved to
new locations in the city. The large brick commercial block on the northeast corner of
Jefferson and Linden was demolished during this time. The Tedmon House on the
northwest corner was left standing to serve temporarily as a depot until the new
passenger depot was completed to the northwest. It was then demolished. By 1911,
much of the earlier development in the Old Fort Site Area had been wiped out. Traffic
on the UPRR line commenced in July 1911, served by new passenger and freight
depots that were completed that same year.
2.1.b
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Within the APE, there are a few historic resources that date from this contextual period.
One of these is the UPRR freight depot at 350 Linden St. (5LR462.19). Constructed in
1911, this building contributes to the area’s existing NRHP district, and was found to be
individually eligible for NRHP designation under criteria A and C for its association with
the railroad and its architecture. The freight depot exhibits a high level of integrity and
significance. Also, the UPRR tracks (5LR1815.14) that cross through the APE are
historically significant, and were found to support the overall eligibility of the resource.
The rail line is documented and assessed in the report completed by Centennial.
The new railroad corridor radically altered the Old Fort Site Area’s character, sparking
redevelopment that focused upon industrial-warehouse uses for many of its properties.
One of these new developments was the Poudre Valley Elevator Company’s elevator
and feed mill (5LR462.18), which rose on the southwest corner of Linden and Willow in
1911. This architectural landmark, now occupied by Northern Colorado Feeders Supply,
remains standing today as an icon of the Old Fort Site Area. It not only contributes to
the area’s NRHP district, but is also individually eligible for NRHP designation under
criteria A and C for its association with area agriculture and its architecture.
Mixed Uses, 1920-1945: This sub-context covers the period between the UPRR’s
impact upon redevelopment of the Old Fort Site Area and the end of World War II.
During these years, property uses within the APE changed little even though the
surrounding city grew from more than 8,000 to 12,000 residents. Although the town
grew in size, the Old Fort Site Area had just undergone intensive redevelopment,
followed by years of stability and then economic tribulation and war. The Linden
streetcar line to the sugar plant and Lindenmeier Lake was abandoned between 1919
and 1923, and its tracks were removed. This also changed the character and use of the
area, which during these years exhibited a mixture of property uses.
Two new buildings appeared within the APE during this period. The first of these was
the Linden Wet Wash Laundry (5LR1957) at 401 Linden Street, on the northwest corner
of Linden and Willow. This one-story building was constructed around 1921-22 to house
a commercial laundry service. Numerous historic and non-historic alterations to the
building have greatly diminished its architectural integrity, and today it is ineligible for
individual NRHP designation. The other building constructed during this time was the
Carl Trostel Lumber Company at 351 Linden Street (5LR2012). Erected in 1929, this
building continued to be used as a lumberyard through the end of the century. However,
the building was heavily remodeled in recent years and is no longer eligible for individual
NRHP designation.
Post-World War II Land Use: This sub-context covers developments in the Old Fort
Site Area in the years since the end of World War II. As a watershed in American
history, the World War II era was followed by major changes throughout the nation and
also in Fort Collins. Land use patterns changed as a result of population growth, the
increase in automobile ownership, rapid growth of the consumer economy, the
development of new construction materials and architectural styles, and changes to the
agricultural marketplace, just to name a few.
In the Old Fort Site Area, a number of changes occurred in terms of property uses. The
Lindell Mills property was purchased by Ranch-Way Feed Mills in 1948, and the historic
flour mill converted to a livestock feed mill, which it remains today. The area’s
agricultural economy continued to thrive, and farm supply stores and service shops
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emerged along Jefferson Street along the south edge of the Old Fort Site Area. Within
the APE, a new building was constructed in 1949 on the northeast corner of Linden and
Jefferson to house the Rudolph Pump & Equipment Company (5LR10298). Since the
early 1990s, this building at 316 Jefferson Street has housed several non-profits,
including the Open Door Mission. It was heavily remodeled over the past decade and is
no longer individually eligible for NRHP designation. The grain elevator at 359 Linden
Street that was historically associated with the Poudre Valley Elevator Company shifted
in 1957 to serve as a livestock feed store, which it remains today under the name
Northern Colorado Feeders Supply.
Between 1947 and 1960, a bar called “Sam’s Place” occupied the property on the
northeast corner of Linden and Willow. In 1960, members of the Godinez family
purchased the property and established a Mexican restaurant there. This restaurant,
known as El Burrito (5LR10306), has continued to operate there through the present
time. The original building was greatly enlarged over the years through a series of non-
historic additions and alterations. Today it is ineligible for individual NRHP designation
due to the changes that have erased the building’s original appearance.
The number of surviving residences in the Old Fort Site Area has decreased in the
decades since World War II. Within the APE, there were four residences in existence
until recent years when one of these, the Burlingame House (5LR2013) at 411 Linden
Street, was demolished. That leaves the houses at 320 Willow Street, and at 405 and
409 Linden Street, among the few survivors of the area’s earlier residential district.
Finally, the APE experienced one final development in the post-war period. This took
place in 1961, when a cement batch plant was constructed by Poudre Pre-Mix
(5LR10310) at 418 Linden Street just south of the Cache la Poudre River on land that
was previously owned by the adjacent Ranch-Way feed mill. Due to a lack of adequate
significance, this concrete batch plant is not currently eligible for individual NRHP
designation.
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RECOMMENDATIONS
The City of Fort Collins is currently completing an engineering and design study of the
APE, with plans to move forward with streetscape improvements that will tie the core Old
Town area to the southwest into the Old Fort Site Area. HDR Engineering and BHA
Design of Fort Collins are completing the bulk of this work, together with engineering
staff from the City of Fort Collins. An arts and interpretive committee has also been
meeting to plan for artistic and interpretive features that will be installed within the APE.
All of the plans for the APE are limited to the public right-of-way. As stated above in the
report introduction and description of the project area, improvements will be constrained
to the street, curbs and sidewalks, and will not intrude into the adjacent properties,
buildings or other resources. No takings are anticipated. All of the plans have taken into
consideration the historically sensitive character of the APE as part of the Old Fort Site
Area, both in terms of its location as the heart of the historic 1860s fort and its continued
historic development and use since that time. In light of the conclusions detailed in this
cultural resources analysis study and the City’s plans for the streetscape improvements,
there are no anticipated direct or indirect adverse impacts to the NRHP district’s
contributing resources, or to the individually NRHP eligible resources within the APE.
The APE holds two properties that contribute to the existing Old Town Fort Collins
NRHP District. These are the Poudre Valley Elevator Company (5LR462.18) at 359
Linden Street and the UPRR Freight Depot (5LR462.19) at 350 Linden Street. Both of
these properties are also eligible for individual NRHP designation. The APE holds a
third property that is individually eligible for NRHP designation but was not recognized as
such until the current study was completed. This is the Stewart-Trupp House & Sign
Shop (5LR1562) at 320 Willow Street. Centennial Archaeology’s 2011 report adds one
other eligible resource to the list: the UPRR segment (5LR1815.14) that crosses Linden
Street parallel to Jefferson Street and supports the eligibility of the entire resource. It is
recommended that the City of Fort Collins pursue individual NRHP designation for those
properties that are eligible.
All measures should be taken to protect the integrity of these NRHP contributing and
eligible resources during the course of the streetscape improvements project. Because
of the architectural sensitivity of the Old Fort Site Area, excavation work for utilities and
street improvements within the APE should be completed with the understanding that
remnants of the 1860s Fort Collins and of the circa 1908-1923 Linden Street streetcar
line may be found there. Centennial’s archaeological recommendations, found in their
2011 report, should be consulted prior to any excavation in the area.
A reassessment of the NRHP Old Town Fort Collins District should also be completed to
update its analysis of resources within the APE and the surrounding Old Fort Site Area.
Established more than three decades ago, the NRHP district is in dire need of updating,
which may also include redrawing the boundaries of the district. These activities will
help to protect the area’s important historic resources into the future. While the
streetscape improvements will result in visible changes to Linden Street and the NRHP
District through paving enhancements and the introduction of interpretive signage and
art, these have been carefully considered and there are no anticipated direct or indirect
adverse impacts to the NRHP District that would diminish its integrity. On the contrary,
the improvements will improve pedestrian access to the area, which is currently poor,
and provide visitors with a pleasant and meaningful experience of the area’s history.
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BIBLIOGRAPHY
Agnew, Jeremy. Life of a Soldier on the Western Frontier. Missoula, MT: Mountain
Press Publishing Co., 2008.
Ahlbrandt, Arlene Briggs & Kathryn Stieben, editors. History of Larimer County. Dallas,
TX: Curtis Media Corp., 1987.
Feitz, Leland. Colorado Trolleys. Denver: Golden Bell Press, 1971.
Fleming, Barbara. Fort Collins: A Pictorial History. Virginia Beach, VA: Donning
Company, 1992.
Fleming, Barbara & Malcolm McNeill. Fort Collins: The Miller Photographs. Charleston,
SC: Arcadia Publishing, 2009.
Fleming, Barbara & Malcolm McNeill. Fort Collins, Then & Now. Charleston, SC:
Arcadia Publishing, 2010.
Fowler, Loretta. Arapahoe Politics, 1851-1978. Lincoln, NE: University of Nebraska
Press, 1982.
Fraser, Clayton & Jennifer H. Strand. Railroads in Colorado, 1858-1948, Multiple
Property Listing. Prepared by Fraserdesign for the Foundation for Colorado State
Parks Inc. & the Colorado Historical Society, 1997.
Gantt, Erik M., Christian J. Zier & Travis R. Bugg. Class III Cultural Resource Inventory
for Archaeological Resources and Resource Protection Recommendations for the
Linden Street Streetscape Project, Fort Collins, Larimer County, Colorado. Prepared
by Centennial Archaeology Inc. for HDR Engineering and the Colorado Department
of Transportation, 2011.
Gray, John S. Cavalry and Coaches: The Story of Camp and Fort Collins. Fort Collins:
Old Army Press & Fort Collins Corral of the Westerners, 1978.
Hansen, James E. Democracy’s College in the Centennial State. Fort Collins: Colorado
State University, 1977.
Hart, Herbert M. Tour Guide to Old Western Forts. Boulder: Pruett Publishing Co.,
1980.
Hart, Herbert M. Old Forts of the Far West. New York: Bonanza Books, 1965.
Hill, David R. Colorado Urbanization & Planning Context. Denver: Colorado Historical
Society, 1984.
Insurance Maps of Fort Collins, Larimer County, Colorado. New York: Sanborn Map
Company, 1886, 1891, 1895, 1901, 1906, 1909, 1917, 1925, 1943
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Jessen, Kenneth. Railroads of Northern Colorado. Boulder, CO: Pruett Publishing
Company, 1982.
Lavender, David. Fort Laramie & the Changing Frontier. Washington, DC: US
Department of the Interior, 1983.
Marmor, Jason. An Inventory of Historic Properties in and Around the Central Business
District of Fort Collins, Larimer County, Colorado. Prepared by Retrospect for the
City of Fort Collins, Advance Planning Department, 1996.
Marmor, Jason. Historical Contexts for the Old Fort Site, Fort Collins, Colorado, 1864-
2002. Prepared by Entranco for the City of Fort Collins, Advance Planning
Department, 2002.
Marmor, Jason. Cultural Resources Inventory of the Old Fort Site, Fort Collins,
Colorado. Prepared by Entranco for the City of Fort Collins, Advance Planning
Department, 2002.
Mehls, Steven F. Colorado Plains Historic Context. Denver: Colorado Historical
Society, Office of Archaeology & Historic Preservation, 1984.
Noel, Thomas J. & Ron D. Sladek. Fort Collins & Larimer County: An Illustrated History.
Carlsbad, CA: Heritage Media Corp., 2002.
Ormes, Robert. Tracking Ghost Railroads in Colorado. Colorado Springs: Century One
Press, 1975.
Peyton, Ernest S. & Al Kilminster. “Last of the Birneys.” Colorado Rail Annual, No. 17.
Golden, CO: Colorado Railroad Museum, 1987.
Steinel, Alvin T. History of Agriculture in Colorado. Denver: State Board of Agriculture,
1926.
Stone, Wilbur Fisk, editor. History of Colorado. Chicago: S. J. Clarke Publishing Co.,
1918.
Swanson, Evadene Burris. Fort Collins Yesterdays. Fort Collins: George & Hildegarde
Morgan, 1993.
Thomas, Adam. Work Renders Life Sweet: Germans from Russia in Fort Collins, 1900-
2000. Prepared by SWCA Environmental Consultants for the City of Fort Collins,
Advance Planning Department, 2003.
Tresner, Charlene. Streets of Fort Collins. Fort Collins: Patterson House Publishing,
1994.
Utley, Robert M. The Indian Frontier, 1846-1890. Albuquerque, NM: University of New
Mexico Press, 1984.
Watrous, Ansel. History of Larimer County, Colorado. Fort Collins: Courier Printing &
Publishing Co., 1911.
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APPENDIX A
Survey Log
Site Number
Address
Property Name
NRHP Eligibility
5LR462.18
359 Linden St.
Poudre Valley Elevator
Co.
Eligible**
5LR462.19
350 Linden St.
Union Pacific Railroad
Freight Depot
Eligible**
5LR1562
320/326 Willow St.
Stewart-Trupp House
& Stewart Sign Shop
Eligible
5LR1957
401 Linden St.
Linden Wet Wash
Laundry
Not Eligible
5LR2012
351 Linden St.
Carl Trostel Lumber
Not Eligible
5LR10298
316 Jefferson St.
Rudolph Building
Not Eligible
5LR10306
400 Linden St.
El Burrito
Not Eligible
5LR10308
410 Linden St.
George Wilcox House
Not Eligible
5LR10310
418 Linden St.
Poudre Pre-Mix
Not Eligible
5LR10353
405 Linden St.
Johnson-Legler House
Not Eligible
5LR10354
409 Linden St.
Residence
Not Eligible
**Contributes to NRHP Old Town Fort Collins Historic District
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Agenda Item 2
Item # 2 Page 1
STAFF REPORT April 22, 2015
Landmark Preservation Commission
PROJECT NAME
DESIGN REVIEW SUBCOMMITTEE CONCEPTUAL REVIEW - FIRST BANK, 100 SOUTH COLLEGE AVENUE
STAFF
Karen McWilliams, Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This item is to review the proposed treatments for the metal finishes on the
bank building at 100 South College Avenue
APPLICANT: Don Bernholtz and Jim Cox, Architecture Plus
OWNER: 1st Bank of Colorado, Adam Snyder, VP of Facilities
EXECUTIVE SUMMARY
The First Bank building at 100 South College Avenue has been found to be eligible for individual designation as a
Fort Collins Landmark under Standard 1 (A) for its association with Auto Based Banking; and Standard 3 (C), as
an excellent example of mid-century commercial architecture. Plans for restoring and rehabilitating the building’s
window systems were reviewed by the Commission most recently at its February 11, 2015 meeting. At this
meeting, the Commission unanimously supported the proposed treatments for reinforcing the large expanses of
window glass. The bank is now proposing options for treating the metal framework.
Municipal Code 14-72(c) enables plans to be reviewed by the Design Review Subcommittee. The Chair and
Commission Members have established a policy that, for non-residential projects, the subcommittee may be
comprised of all interested members of the Commission, rather than by a two or three member subcommittee, as
typically occurs with single family residential reviews.
At this meeting, the Design Review Subcommittee shall explore with the applicant all means for substantially
preserving the eligibility of the structure which would be affected by the requested permit.
REVIEW CRITERIA: The review criteria are established in 14-72(d)(1), which states: In making a determination
concerning the proposal, the Subcommittee shall consider the following criteria:
a. The effect of the proposed work upon the general historical and/or architectural character of the landmark or
landmark district;
b. The architectural style, arrangement, texture and materials of existing and proposed improvements, and their
relation to the landmark or the sites, structures and objects in the district;
c. The effects of the proposed work in creating, changing, obscuring or destroying the exterior characteristics of
the site, structure or object upon which such work is to be done;
d. The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark or
landmark district; and
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e. The extent to which the proposed work meets the standards of the City and the United States Secretary of the
Interior for the preservation, reconstruction, restoration or rehabilitation of historic resources.
ATTACHMENTS
1. 2015 04 22 - 1st Bank_ Pstn (PDF)
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1stBank –NW View1st Bank, 100 S. College Ave12.2.a
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North Elevation –Proposed Treatment1st Bank, 100 S. College Ave2INSTALL NEW HEAVIER GAUGE ANODIZED ALUMINUM (MATCH EXISTING) KICK‐PLATES TO RESIST DENTS.(REPLACE DAMAGED) INSTALL NEW HEAVIER GAUGE STAINLESS STEEL (MATCH EXISTING) KICK‐PLATES TO RESIST DENTS.(REPLACE DAMAGED) INSTALL NEW HEAVIER GAUGE STAINLESS STEEL (MATCH EXISTING) VERTICAL COVERAT BOTTOM 1/3 SECTIONS.2.2.a
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West Elevation –Proposed Treatment1st Bank, 100 S. College Ave3INSTALL NEW HEAVIER GAUGE ANODIZED ALUMINUM (MATCH EXISTING) KICK‐PLATES TO RESIST DENTS.(REPLACE DAMAGED) INSTALL NEW HEAVIER GAUGE STAINLESS STEEL (MATCH EXISTING) KICK‐PLATES TO RESIST DENTS.(REPLACE DAMAGED) INSTALL NEW HEAVIER GAUGE STAINLESS STEEL (MATCH EXISTING) VERTICAL COVERAT BOTTOM 1/3 SECTIONS.REPLACE 2 DAMAGED ANODIZED ALUMINUM (MATCH EXISTING FINISH) SILL MULLIONS TO MATCH ADJACENT SILL COMPONENTS.2.2.a
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Stainless Steel Sample1st Bank, 100 S. College Ave42.2.a
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Proposed Treatment at West Window Sill Areas1st Bank, 100 S. College Ave5REPLACE 2 DAMAGED SILL MULLIONS.INSTALL HEAVIER GAUGE KICK‐PLATE TO RESIST DENTS.REPLACE ALL WEST (NON‐ORIG.) KICKPLATES WITH ANODIZED ALUMINUM TO MATCH EXIST. MULLIONS.INSTALL HEAVIER GAUGE S.S. COVERING AT DAMAGED VERTICALS.2.2.a
Packet Pg. 138 Attachment: 2015 04 22 - 1st Bank_ Pstn (3103 : Design Review Subcommittee Conceptual Review - First Bank, 100 South College Avenue)
Proposed Treatment at North Window Sill Area1st Bank, 100 S. College Ave6REPLACE DAMAGED KICKPLATES WITH ANODIZED ALUMINUM (MATCH EXISTING).IMPROVE SEALANT JOINTS.EXISTING MULLIONS TO BE CLEANED ONLY AT NORTH.2.2.a
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Agenda Item 3
Item # 3 Page 1
STAFF REPORT April 22, 2015
Landmark Preservation Commission
PROJECT NAME
OLD TOWN DESIGN GUIDELINES AND PATTERN BOOK DISCUSSION
STAFF
Josh Weinberg, City Planner
PROJECT INFORMATION
EXECUTIVE SUMMARY
The purpose of the Old Town Design Guidelines and Pattern Book is to create document that explains and
illustrates context specific designs for the Old Town Neighborhoods. The documents will be highly illustrative and
include:
• Best practices in historic neighborhood design
• Sustainability and energy efficiency
• Prototypes for additions
• New construction prototypes
• Character area contexts and description
We are at the beginning stages of developing representative building alterations and additions to be included in the
document. Please review the attached massing models and sketches for discussion with staff and project
consultants, Winter and Co. This discussion will inform development of document layout and additional models
and sketches.
ATTACHMENTS
1. FTC_OTNDG_4_14_LPC (PDF)
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Old Town Neighborhood Design Guidelines and Pattern Book 1
Old Town Neighborhood Alterations and Additions LPC Worksession 4.22.2015
1. One-and-a-half story addition
The alterations and additions are for discussion purposes. The topics to discuss include appropriate and inappropriate, massing, articulation, contemporary ad-
ditions and materials
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2. Split level addition
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3. One-and-a-half and two-story addition
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4. Traditional One-and-a-Half Story Addition
5. Traditional Two-Story Addition
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6. Contemporary Addition
7. Dormer and Addition 8. Materials
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9. Traditional Building Types
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