HomeMy WebLinkAbout06/24/2015 - Landmark Preservation Commission - Agenda - Work Session
Landmark Preservation Commission Page 1 June 24, 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, PDT 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
June 24, 2015
After the Special Meeting, which begins at 5:30 PM
Call Work Session to Order
Public Portion
1. POLICY ON NAMING CITY-OWNED FACILITIES
PROJECT DESCRIPTION: This item is a discussion of the City’s naming policies pertaining to City-
owned facilities, including streets, parks, recreational facilities, cultural
facilities, trails and civic buildings.
2. FEEDER SUPPLY, 359 LINDEN STREET: REVIEW OF DEVELOPMENT PROPOSAL
PROJECT DESCRIPTION: This is a request for a Preliminary Design Review for a proposed 2 story,
primarily transparent addition to the Feeder Supply Building. Development
Plans for the Feeder Supply Building, including the construction of a new
building adjoining the mill on Linden Street, have been approved. This project
would require a Minor Amendment to the approved plans.
APPLICANT: Chris Holzwart, Roth Sheppard Architects
Landmark
Preservation
Commission
City of Fort Collins Page 2
3. CONCEPTUAL REVIEW OF PROPOSED ADDITION TO THE POUDRE GARAGE/USFS
BUILDING AT 148 REMINGTON STREET
PROJECT DESCRIPTION: This is a request for a conceptual review of a proposed addition to the historic
Poudre Garage at 148 Remington Street.
APPLICANT: Randy Shortridge, au workshop
4. OLD TOWN NEIGHBORHOODS DESIGN GUIDELINES AND PATTERN BOOK DISCUSSION -
FIRST DRAFT REVIEW
Please review the attached first draft of the document for discussion with staff and project
consultants, Winter and Co. This discussion will further inform the development and content of the
document.
Agenda Item 1
Item # 1 Page 1
STAFF REPORT June 24, 2015
Landmark Preservation Commission
PROJECT NAME
POLICY ON NAMING CITY-OWNED FACILITIES
STAFF
Karen McWilliams, Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This item is a discussion of the City’s naming policies pertaining to City-
owned facilities, including streets, parks, recreational facilities, cultural
facilities, trails and civic buildings.
APPLICANT: Dan Weinheimer, Policy and Project Manager
EXECUTIVE SUMMARY
On July 21, 2015, Council will be considering proposals that would amend the existing codes or administrative
policies regarding the official naming of city-owned facilities, including streets, parks, recreational facilities, cultural
facilities, trails and civic buildings. The purpose of a naming policy is to establish a systematic and consistent
approach for official naming. At this Work Session, staff is interested in receiving the Landmark Preservation
Commission’s input into proposed naming policies. Staff will return to the Commission at its July 8, 2015 Regular
Meeting to seek a recommendation from the Commission to Council on these proposed changes.
ATTACHMENTS
1. Memo NamingPolicy LandmarkPres_Jun24 (PDF)
2. naming policyBOARDS WS_PPT (PPTX)
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City Manager’s Office
PO Box 580
300 LaPorte Ave.
Fort Collins, CO 80522
970.221.6505
970.224.6107 - fax
fcgov.com
MEMORANDUM
Date: May 28, 2015
To: Landmark Preservation Commission
From: Dan Weinheimer, Policy and Project Manager
Re: City Naming Policy Review
BACKGROUND / DISCUSSION
Maintenance of a consistent and understandable process of naming City-owned facilities is
important for identification and can add to community connection to these amenities. The
naming of facilities or streets is not undertaken lightly as names help with directions, convey a
sense of place and help memorialize community leaders. While the naming policy is holistic, the
primary focus for many concerned is the use of proper names – who is eligible, attributing those
individuals’ contributions appropriately and ensuring diversity within those honored.
The purpose of a naming policy is to establish a systematic and consistent approach for official
naming. Current City objectives for naming are to:
Fairness and appropriateness
Easy identification and location of City facilities by users, public officials and the
general public
Encouragement of the dedication of lands and facilities and the donation of funds
by individuals and organizations
Fort Collins has adopted policies governing the official naming of parks, recreational facilities,
cultural facilities, trails and civic buildings. In November 2011, City Council adopted Ordinance
No. 134, 2011 amending Chapter 23, Article V to add new provisions to the Naming of City
Properties and Facilities:
Section 23-141 Naming of properties and facilities for persons or entities
Section 23-142 Naming of properties and facilities for other than persons or entities
Section 24-91 of the City Code contains the naming policy for City streets. Planning Services
maintains the street name list and consults with local historians, neighbors, and others on
appropriate proper names for this list. November 20, 2012, Section 24-91 was amended to
empower City Council, not developers, to name new arterial and collector streets. Council used
that authority in January 2015 to name Suniga Road. The street policy is regularly updated to
either add or delete eligible names. The most recent update occurred January 20, 2015.
These City Code sections provide City Council a role in approving collector and arterial street
names and in the development and approval of facility names.
2.1.a
Packet Pg. 4 Attachment: Memo NamingPolicy LandmarkPres_Jun24 (3298 : Policy on Naming City-Owned Facilities)
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Existing Naming Criteria:
Donor naming
Donation in excess of 75 percent of overall value of facility or the portion of the
facility that will be named
Consideration of the request of a donor while balancing the public interest
If City feels donation is not sufficiently large to justify naming entire facility,
consideration of naming a part of the facility or a feature after donor
Non-donor honorees
May be named for a community member or significant contributor to community -
living or deceased
Deceased person honor can occur only after a 12 months waiting period after death
City Council will choose name from proposal of ad hoc naming committee
Committee consists of some City Council and appropriate staff members
Administrative naming
Names derived from categories including:
o Geographic location
o Unique natural features
o Specific purpose of the facility
o Place of historical or cultural significance
Staff has identified several areas that City Council might consider in amending the existing City
Code or Administrative Policy:
Preapproval
Adopt and maintain a preapproved list of names, using the street naming model, to draw
from for future facility naming.
Embedded in this model are historian and community input as well as adequate
time to consider the contributions of individuals and families to Fort Collins.
Using a facility naming list could eliminate the need for an ad hoc naming
committee of City Council.
If a list of preapproved names could be created, part of a new naming policy
could be allowing a prospective donor to choose either their own name or to
select a name from this list.
An important element of the use of a list would be to recognize and honor
community history and diversity, retaining a sense of place and the connection to
people foundational in Fort Collins’ development.
A list might even be geographically based - considering the area a family settled
for instance.
Using a name from a City Council preapproved list could also allow elimination of
Section 23-141 and Section 23-142 of the City Code and instead make all facility
naming part of an updated Administrative Policy.
Code clarification
Clarify the language to the City Code provisions to define what City Council
intends by, “provided a significant service or direct benefit to the community
which will endure over many years.”
Add language to the City Code describing a historical review of potential non-
donor honorees. Specifically direct staff historical evaluation of potential non-
2.1.a
Packet Pg. 5 Attachment: Memo NamingPolicy LandmarkPres_Jun24 (3298 : Policy on Naming City-Owned Facilities)
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donor honorees could solidify the rationale for honoring an individual or family.
This public discussion would serve as a valuable public connection with
community history.
Create a clearer hierarchy of naming choices – criteria could include historic
ownership of a parcel, leadership on City Council or volunteer boards, business
ownership, achievement in academics or contribution to a field of knowledge.
Section 23-141.c states that the City Council will give “significant weight” to a
naming or recognition request received from an individual, family or entity donor.
The code balances a request with existing policy or practical priorities and the
public interest.
Bequests
If the naming policy objectives state a desire to encourage donations to the City.
It may be useful to allow a current owner of a historic structure or parcel to
donate on behalf of that facility’s historic owner.
Allowing naming for a third-party individual or family that meets the naming policy
parameters could result in increasing contributions.
Staff will discuss the City naming policy with several boards before coming back to City Council
on July 21. The board engagement plan includes Parks and Recreation Board on June 24,
Landmark Preservation Board on June 24 and July 8, and the Land Conservation Stewardship
Board on July 8.
2.1.a
Packet Pg. 6 Attachment: Memo NamingPolicy LandmarkPres_Jun24 (3298 : Policy on Naming City-Owned Facilities)
6/19/2015
1
Amending the City’ s Naming Policy
Dan Weinheimer6-24-15
Questions
Does the current naming policy accomplish the City
Council’s goals?
What policy enhancements would City Council like to
consider?
Are there additional boards or commissions Council would
like engaged?
2
Why have a naming policy?
1.Consistency
2.Clarity
3.Contribution
4.Recognition
5.Community Values
3
2.1.b
Packet Pg. 7 Attachment: naming policyBOARDS WS_PPT (3298 : Policy on Naming City-Owned Facilities)
6/19/2015
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Naming Policy Background
Naming objectives:
•Fairness and appropriateness
•Easy identification and location of City facilities by users,
public officials and the general public
•Encouragement of the dedication of lands and facilities
and the donation of funds by individuals and
organizations
4
Municipal Code
Section 23-141 –naming for persons or entities
1.Donor naming
1.Donation of at least 75 percent of overall value
2.Consideration of the request of a donor while balancing the
public interest
3.Consideration of naming a portion after donor
2.Non-donor honorees
1.May be named for a community member or significant
contributor to community -living or deceased
2. 12 months waiting period after death
3.City Council will choose name from proposal of ad hoc
naming committee
5
Municipal Code
Section 23-142 –naming for other than persons or entities
1.Administrative naming
Names derived from categories including:
•Geographic location
•Unique natural features
•Specific purpose of the facility
•Place of historical or cultural significance
6
2.1.b
Packet Pg. 8 Attachment: naming policyBOARDS WS_PPT (3298 : Policy on Naming City-Owned Facilities)
6/19/2015
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Possible Enhancements
Preapproval of names
•Create a preapproved list of historical figures for naming
Code Clarification
•Define qualifications for naming more precisely
Bequests
•Allow a donor to propose name for historic owner
7
Process and Timeline
Staff will conduct outreach to:
•Parks and Recreation Board –June 24
•Landmark Preservation Board –June 24 and July 8
•Land Conservation Stewardship Board –July 8
City Council consideration of proposed amendments:
•July 21 City Council meeting
8
Questions
Does the current naming policy accomplish the City
Council’s goals?
What policy enhancements would City Council like to
consider?
Are there additional boards or commissions Council would
like engaged?
9
2.1.b
Packet Pg. 9 Attachment: naming policyBOARDS WS_PPT (3298 : Policy on Naming City-Owned Facilities)
Agenda Item 2
Item # 2 Page 1
STAFF REPORT June 24, 2015
Landmark Preservation Commission
PROJECT NAME
FEEDER SUPPLY, 359 LINDEN STREET: REVIEW OF DEVELOPMENT PROPOSAL
STAFF
Karen McWilliams, Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Preliminary Design Review for a proposed 2 story,
primarily transparent addition to the Feeder Supply Building. Development
Plans for the Feeder Supply Building, including the construction of a new
building adjoining the mill on Linden Street, have been approved. This
project would require a Minor Amendment to the approved plans.
APPLICANT: Chris Holzwart, Roth Sheppard Architects
OWNER: John Prouty
RECOMMENDATION: N/A
EXECUTIVE SUMMARY
The historic Feeder Supply Building, at 359 Linden Street, is listed on the National Register of Historic Places and
on the State Register of Historic Properties, as well as being individually eligible for Fort Collins Landmark
designation. While the property is located within the boundaries of the Historic Old Town National Register District,
it is located outside of the Fort Collins Old Town District boundaries.
The Feeder Supply building is proposed to be used as a market place, restaurant, and cooking school; the addition
will primarily provide patio space for outdoor dining, will contain some of the functional space, such as kitchen, and
will also house the egress stairs and elevator serving the Mill.
REVIEW CRITERIA: This is a rehabilitation project. Proposed changes to properties listed on the National and
State Registers, and/or individually eligible for designation as a Fort Collins Landmark, are reviewed using the
Secretary of the Interior’s Standards for Rehabilitation. Additionally, the recently adopted Old Town District Design
Standards and the River District Design Guidelines can provide guidance.
The Secretary of the Interior’s Standards for Rehabilitation :
1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to th e
defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic materials or
alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false
sense of historical development, such as adding conjectural features or architectural elements from other
buildings, shall not be undertaken.
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Agenda Item 2
Item # 2 Page 2
4. Most properties change over time; those changes that have acquired historic significance in their own right
shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a
property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration
requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and
other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated
by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be
used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means
possible.
8. Significant archeological resources affected by a project shall be protected and preserved. If such resources
must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic materials that
characterize the property. The new work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity of the property and its
environment.
10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed
in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
ATTACHMENTS
1. 15 0526 - NoCoConcept_LPCMeeting_15 0617 (PDF)
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359 LINDEN STREET - HISTORIC FEEDERS CO-OP2.2.a
Packet Pg. 12 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 13 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 14 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 15 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 16 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 17 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 18 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 19 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
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Packet Pg. 20 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
APARTMENT BLDGCTL THOMPSON BLDGLINDEN STREETILLOW STPROPERTY LINEOUTDOORTERRACE1158 SF736 SF488 SFRETAIL509 SFRETAIL HALLGREET / POSDINING ROOMTEACHINGFIRE RISER RMTRASH /RECYCLEMELEC EQUIPSTAIRS ATGRADE UP TOLEVEL 02W1074 SFKITCHENBAR30' FIRE LANE / PRIVATE ALLEY30' FIRE LANE / PRIVATE ALLEYDOOR TOEXTERIORWALKINWALKINSTORAGESCALEUPUPUPDNSMOKERLE2.2.a
Packet Pg. 21 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
MWBAR &DININGDNKITCHENSTORAGESTORAGEWALKINCORRIDORPROPERTY 398 SF213 SF152 SFPATIO853 SFWAIT STATIONDN1025 SFROOFTOPGARDENDNDINING1156 SFRESERVEDDININGGRAIN BIN WNARRATIVE FOCONSIDER800 SFEXTENT OF APPROVEDPOTENTIALADD'L DOOLOC.400 SFAPARTMENT BLDGCTL THOMPSON BLDGLEVEL2.2.a
Packet Pg. 22 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
2.2.a
Packet Pg. 23 Attachment: 15 0526 - NoCoConcept_LPCMeeting_15 0617 (3292 : Feeder Supply, 359 Linden Street: Review of Development Proposal)
Agenda Item 3
Item # 3 Page 1
STAFF REPORT June 24, 2015
Landmark Preservation Commission
PROJECT NAME
CONCEPTUAL REVIEW OF PROPOSED ADDITION TO THE POUDRE GARAGE/USFS BUILDING AT 148
REMINGTON STREET
STAFF
Josh Weinberg, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a conceptual review of a proposed addition to the historic
Poudre Garage at 148 Remington Street.
APPLICANT: Randy Shortridge, au workshop
EXECUTIVE SUMMARY
The Poudre Garage/USFS Building was designated as a Fort Collins Landmark in February 1997, for its
significance under Standards 1 and 3 (History and Architecture). The building has also been determined
individually eligible for listing in the National Register of Historic Places.
According to the Landmark designation application, the building is architecturally significant as a rare and
noteworthy example of Art Deco public architecture in Fort Collins, and as a relatively intact example of the handful
of Art Deco buildings constructed by the USFS during its prolific building program in the 1930s. Historically, the
Poudre Garage is significant as a product of Civilian Conservation Corps construction in Colorado. The building
tangibly demonstrates the success of this New Deal program, particularly the impact it had on expansion of natural
resource conservation in the state and nation during the period from 1933-1942.
The applicants are proposing a four-story addition to the rear of the building, largely in the location of what is
currently a surface parking lot.
Review Criteria: Proposed changes to Fort Collins Landmarks are reviewed by the Landmark Preservation
Commission under Section 14-48 of the Municipal Code, “Approval of Proposed Work”:
1) The effect of the proposed work upon the general historical and/or architectural character of the
landmark or landmark district;
2) The architectural style, arrangement, texture and materials of existing and proposed
improvements, and their relation to the sites, structures and objects in the district;
3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of
the site, structure or object upon which such work is to be done;
4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the
landmark or landmark district; and
5) The extent to which the proposed work meets the standards of the city and the United States
Secretary of the Interior then in effect for the preservation, reconstruction, restoration or
rehabilitation of historic resources.
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Agenda Item 3
Item # 3 Page 2
The proposed work would also fall under the Secretary of the Interior’s Standard’s for Rehabilitation:
1. A property shall be used for its historic purpose or be placed in a new use that requires minimal
change to the defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic
materials or alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes that
create a false sense of historical development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in their
own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the old in
design, color, texture, and other visual qualities and, where possible, materials. Replacement of
missing features shall be substantiated by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials
shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the
gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved. If such
resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic materials
that characterize the property. The new work shall be differentiated from the old and shall be
compatible with the massing, size, scale, and architectural features to protect the historic integrity
of the property and its environment.
10. New additions and adjacent or related new construction shall be undertaken in such a manner that
if removed in the future, the essential form and integrity of the historic property and its environment
would be unimpaired.
ATTACHMENTS
1. 148 Remington LPC presentation (PDF)
2.3
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148 REMINGTON PRELIMINARY CONCEPT FORT COLLINS, COLORADO LANDMARKS PRESERVATION COMMISSION WORKSESSION June 24, 2015 2.3.a
Packet Pg. 26 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
CONTENTS: 1. PROJECT REDEVELOPMENT GOALS AND PROJECT SUMMARY 2. EXISTING SITE AND CONTEXT 3. LAND USE CODE AND ZONING AND SECRETARY OF THE INTERIOR STANDARDS FOR ADDITIONS TO HISTORIC BUILDINGS 4. MASSING STRATEGIES AND SOLAR ACCESS 5. ARCHITECTURAL CHARACTER AND MATERIALS 2.3.a
Packet Pg. 27 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
Redevelopment and Urban Design Goals for 148 Remington: Infill of existing “missing tooth” in streetscape of neighborhood with deliberately formed, complementary massing and uses. Strive for Authenticity and compatibility—details, materials and architectural character derived from and compatible with, but not imitative of adjacent buildings and additive to the scale of the downtown district. Contribute to a vibrant neighborhood by adding housing, upper level activity and “eyes on the street”. Possibly convert existing ground level office to retail or restaurant uses to help activate the street. Add architectural distinction to the neighborhood—provide building shape and character that will be perceived as greater than the sum of its parts. Replace existing parking on site—but hide it from view. PROJECT REDEVELOPMENT/URBAN DESIGN GOALS 2.3.a
Packet Pg. 28 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
PROJECT SUMMARY SITE AREA: 7,000 SF, 0.16 acres EXISTING BUILDING AREA: 4,224 SF (includes second story) PROPOSED ADDITIONAL BLDG. AREA: 9,780 SF +- TOTAL BUILDING AREA: 13,700 SF +- DWELLINGS: 6,900 SF, 6 UNITS, 37.5 du/ac OFFICE/RESTAURANT/RETAIL AREA: 3,700 SF COMMON INTERIOR AREA: 1,750 SF PROPOSED PARKING AREA: 1,350 SF, 8 SPACES (incl. 4 tandem spaces) PROPOSED USES 2.3.a
Packet Pg. 29 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
CONTEXT 2.3.a
Packet Pg. 30 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
CONTEXT 2.3.a
Packet Pg. 31 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
REMINGTON STREET E OAK STREET EXISTING SITE 2.3.a
Packet Pg. 32 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
Remington Street Context Oak Street Context EXISTING SITE 2.3.a
Packet Pg. 33 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
EXISTING SITE 148 REMINGTON STREET 2.3.a
Packet Pg. 34 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
MODEL VIEW FROM NORTHEAST 210 E. OAK HISTORIC VIEWS c. 1960 FROM SOUTH 2.3.a
Packet Pg. 35 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
MODEL VIEW FROM NORTHEAST 148 REMINGTON HISTORIC VIEWS AND EXISTING DETAILS 148 Remington c. 1995 148 Remington c. 1938-1942 2.3.a
Packet Pg. 36 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
LAND USE CODE/ZONING CONTEXT ZONING DISTRICT: D (DOWNTOWN) Old City Center sub-district PROPOSED USES: MIXED-USE DEVEL. REVIEW: BDR (BASIC DEVELOPMENT REVIEW) HEIGHT LIMIT: FOUR STORIES with setback above third story T.O.D. OVERLAY: ALLOWS ADDITIONAL TWO STORIES IN HEIGHT SITE 2.3.a
Packet Pg. 37 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
RECOMMENDED: Placing functions and services required for the new use in non-character-defining interior spaces rather than installing a new addition. Constructing a new addition so that there is the least possible loss of historic materials and so that character-defining features are not obscured, damaged, or destroyed. Locating the attached exterior addition at the rear or on an inconspicuous side of a historic building; and limiting its size and scale in relationship to the historic building. Designing new additions in a manner that makes clear what is historic and what is new. The Secretary of the Interior's Standards for Rehabilitation (additions to historic structures) RESPONSE: Not possible. Extremely minor—a minor existing screen wall approximately and storage box will be removed. Addition is located at the rear and its massing strives to be compatible with the existing structure and the neighborhood context. The new addition references the massing strategy of the art deco style, materials are compatible yet clearly differentiated. LAND USE CODE 3.4.7(D)2 REFERRING TO SECRETARY OF THE INTERIOR’S STANDARDS FOR ADDITIONS 2.3.a
Packet Pg. 38 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
MODEL VIEW FROM NORTHEAST RECOMMENDED (continued): Considering the attached exterior addition both in terms of the new use and the appearance of other buildings in the historic district or neighborhood. Design for the new work may be contemporary or may reference design motifs from the historic building. In either case, it should always be clearly differentiated from the historic building and be compatible in terms of mass, materials, relationship of solids to voids, and color. Placing new additions such as balconies and greenhouses on non-character-defining elevations and limiting and size and scale in relationship to the historic building. Designing additional stories, when required for the new use, that are set back from the wall plane and are as inconspicuous as possible when viewed from the street. The Secretary of the Interior's Standards for Rehabilitation (additions to historic structures) RESPONSE: The addition with a new use (residential) will be contemporary with proportional and massing references to the existing yet clearly differentiated. The addition is to the rear and massing does not overlap the existing. No additional stories are added to the top of the existing building and are therefore inconspicuous when viewed from the street. LAND USE CODE 3.4.7(D)2 REFERRING TO SECRETARY OF THE INTERIOR’S STANDARDS FOR ADDITIONS 2.3.a
Packet Pg. 39 Attachment: 148 Remington LPC presentation (3293 : Conceptual Review of Proposed Addition to the Poudre Garage/USFS Building at 148
MODEL VIEW FROM NORTHEAST NOT RECOMMENDED: Expanding the size of the historic building by constructing a new addition when the new use could be met by altering non-character-defining interior space. Attaching a new addition so that the character-defining features of the historic building are obscured, damaged, or destroyed. Designing a new addition so that its size and scale in relation to the historic building are out of proportion, thus diminishing the historic character. Duplicating the exact form, material, style, and detailing of the historic building in the new addition so that the new work appears to be part of the historic building. The Secretary of the Interior's Standards for Rehabilitation (additions to historic structures) RESPONSE: The existing space is not large enough to accommodate any additional uses. The existing empty lot to the rear is a logical location. The proposed addition does not obscure, damage, or destroy any character-defining features. The proportions of the new addition are carefully considered to compliment the existing art deco massing and proportional strategies. A clear differentiation of materials is maded in the new addition while creating “bridging” of similar materials between flanking buildings at the ground level. LAND USE CODE 3.4.7(D)2 REFERRING TO SECRETARY OF THE INTERIOR’S STANDARDS FOR ADDITIONS 2.3.a
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MODEL VIEW FROM NORTHEAST NOT RECOMMENDED (continued): Imitating a historic style or period of architecture in new additions, especially for contemporary uses such as drive-in banks or garages. Designing and constructing new additions that result in the diminution or loss of the historic character of the resource, including its design, materials, workmanship, location, or setting. Using the same wall plane, roof line, cornice height, materials, siding lap or window type to make additions appear to be a part of the historic building. Designing new additions such as multi-story greenhouse additions that obscure, damage, or destroy character-defining features of the historic building. Constructing additional stories so that the historic appearance of the building is radically changed. The Secretary of the Interior's Standards for Rehabilitation (additions to historic structures) RESPONSE: The proposed addition does not imitate the historic character but does strive for compatibility. By keeping the addition well behind the primary facades and by using materials and openings that are clearly differentiated, there is no diminution or loss of the character of the existing building. Clear differences in wall plane, roof line, cornice height, materials, and window type are used in the addition so that it does not appear to be part of the historic building. No such features are proposed. No additional stories are proposed on the existing structure, but are limited to un-built lot areas behind. LAND USE CODE 3.4.7(D)2 REFERRING TO SECRETARY OF THE INTERIOR’S STANDARDS FOR ADDITIONS 2.3.a
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MASSING STRATEGIES MAXIMUM ALLOWABLE MASS Per TOD Zone Overlay District 2.3.a
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MASSING STRATEGIES ALTERNATIVE MASSING Per Downtown Old City Center Sub-district 2.3.a
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MASSING STRATEGIES PROPOSED MASSING Avoids building on top of existing structure GROUND LEVEL SETBACK UPPER LEVEL SETBACK TO EAST ADDITIONAL UPPER LEVEL SETBACK NO ADDED MASSING ON EXISTING STRUCTURE 2.3.a
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MASSING STRATEGIES PROPOSED MASSING SHOWING USES 2.3.a
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PROPOSED USES GROUND LEVEL PLAN PROPOSED EAST/WEST SECTION REMINGTON STREET 49’ 6” 33’-6” 2.3.a
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PROPOSED USES GROUND LEVEL PLAN PROPOSED NORTH SOUTH SECTION OAK STREET 33’-6” 49’ 6” 2.3.a
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MASSING STRATEGIES SOLAR SHADE STUDY WINTER SOLSTICE 10:00 am 2.3.a
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MASSING STRATEGIES SOLAR SHADE STUDY WINTER SOLSTICE 2:00 pm 2.3.a
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MASSING STRATEGIES SOLAR SHADE STUDY EQUINOX 2:00 pm 2.3.a
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ARCHITECTURAL CHARACTER STREET LEVEL FROM WEST ACROSS REMINGTON 2.3.a
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ARCHITECTURAL CHARACTER VIEW FROM INTERSECTION OF OAK AND REMINGTON 2.3.a
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Agenda Item 4
Item # 4 Page 1
STAFF REPORT June 24, 2015
Landmark Preservation Commission
PROJECT NAME
OLD TOWN NEIGHBORHOODS DESIGN GUIDELINES AND PATTERN BOOK DISCUSSION - FIRST DRAFT
REVIEW
STAFF
Josh Weinberg, City Planner
PROJECT INFORMATION
Please review the attached first draft of the document for discussion with staff and project consultants, Winter and
Co. This discussion will further inform the development and content of the document.
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
ATTACHMENTS
1. FTC_OTNDG_June17_web (PDF)
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OLD TOWN FORT COLLINS NEIGHBORHOOD
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Old Town Neighborhood Design Guidelines and Pattern BookI. Introduction 1 II. Context and Character Areas 7III. Site Design 31IV. Building Design 39 V. Historic Preservation 63 2.4.a
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1INTRODUCTION2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 20153OverviewINTRODUCTION TO THE OLD TOWN NEIGHBORHOOD DESIGN GUIDELINES AND PATTERN BOOKThe Old Town Neighborhood is one of the most cher-ished parts of Fort Collins. Extending east and west of the downtown, it supports a high quality of life with walkable streets and buildings that convey a character and scale that is consistent with the design traditions of the community. Many homes date from the early years of the city and are recognized for their historic signicance. Some of these are contained within an area designated in the National Register of historic places as a historic district. Some individual buildings also are listed as landmarks under the city’s preservation ordinance, and others are identied in cultural resources surveys as being eligible for listing in the National Register.Other residences lack historic signicance but still con-tribute to the sense of continuity in scale, character, form and materials that exists in the neighborhood. These structures, along with those of historic charac-ter dene the context for building in the Old Town neighborhood.In recent years, residents have voiced their goals for maintaining the traditional character of the Old Town Neighborhood while encouraging renovation of existing buildings and accommodating compatible new construction. City Council updated the zoning code for this area in 2013, in which certain standards related to mass and scale were adopted to promote compat-ibility. Recent neighborhood planning efforts also have identied objectives for encouraging compatible inll. While change continues to occur, retaining heritage and embracing sustainability remain primary goals for the neighborhood.The document provides design guidelines and patterns for rehabilitating existing buildings and for new “inll” construction. They build on the policies established in other planning work and provide more detail about responding to context.DESIGN GUIDELINES AND PATTERN BOOK FORMATThis document is formatted as a user-friendly hand-book. Illustrations provide multiple options of appro-priate and/or inappropriate designs to help convey the intent of the design guidelines. HOW THIS DOCUMENT IS USEDThis document is primarily for voluntary use. Residents, property owners and designers are encouraged to draw upon the principles set forth here when planning improvements in the neighborhood. They also may be applied by the city in some special review and permit-ting situations. For example, properties that are eligible for listing as being historically signicant may involve review by staff, and even the Landmark Preservation Commission. In these cases, the guidelines in this docu-ment will be used in the permitting process. Properties located in the Laurel School Historic District are ones in which this review occurs.2.4.a
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Introduction4Design Guidelines Organization DESIGN REVIEW TRACKSThe design guidelines are grouped into three “tracks” to aid in identifying which chapters apply to a specic project. (See the chart on the following page.) These are: › Preservation Track › New Building Track (including alterations to non-historic structures) › Other Improvements Track (including site work)Follow these steps to get started:Step 1: What Type of Improvement?Determine the nature of the improvements that are planned. There are three categories:Existing PropertyIf improvements are planned to an existing building, determine if it is historic or not. This will inuence which review track applies “preservation or new con-struction.”New ConstructionWill the planned improvements include construction of a new building, new addition to a non-historic structure or accessory building? If so, then the “New Construction Track” applies.Site WorkSite work including the placement of a new building on the lot, driveways, landscape, fences and other miscel-laneous project improvements follow this third track. Step 2: What Type of Existing Building?Historic PropertyA “historic” property is one that is older than fty years old and that possesses sufcient integrity to convey its history, or is capable of yielding important information about a signicant historic period in the city. Note that some properties may have experienced some degree of alteration from their historic designs. These alterations may include window replacement, cornice removal, a porch enclosure or covering of a building’s historic materials. Nonetheless, these altered properties may retain sufcient building fabric to still be considered historically signicant. For all historic properties, the Preservation Track should be considered when planning improvements. NonhistoricThe classication of “nonhistoric” applies to existing buildings that are less than fty years old, or do not possess sufcient signicance and/or exterior integrity necessary for historic designation. The New Construc-tion Track applies to these properties.DESIGN REVIEW SYSTEMWhen design review is mandatory, The Landmarks Preservation Commission and City staff shall take these factors into consideration when reviewing pro-posed work: › The signicance of the property › The context, with respect to other historic properties › The location of any key, character-dening features › The condition of those features › The landmark status › Eligibility status of the propertyIn addition, there are many cases in which the stan-dards state that one particular solution is preferred, such as for the replacement of a damaged or missing feature, but the text further notes that some alterna-tives may be considered if the preferred approach is not feasible. In determining such feasibility, the city will also consider: › The reasonable availability of the preferred material › The skill required to execute the preferred approach › The quality, appearance and character of alternative solutions, such as new materials2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 20155WHICH CHAPTERS APPLY?Use this chart to determine which chapters of the document can best guide improvements to your property. Some projects may include work in more than one track; in this case a combination of chapters should be reviewed.TYPE OF WORKCHAPTER TO USE:1. Introduction2. Context and Character Areas3. Site Design: Guidelines for New Construction4. Building Design: Guidelines for New Construction5. Design Guidelines for the Treatment of Historic ResourcesPreservation TrackRehabilitate a Historic Property (+) New Construction TrackImprove a nonhistoric property (+)Construct a new building or addition Other TrackSite Work (+) Guidelines could apply to some projects in this category. WHAT IS THE BEST APPROACH?The document is organized into chapters that represent “tracks” for different types of improvements. This chart denes the track that would apply to a specic project type. Existing PropertyStep 1Step 2Site Work
Introduction6Permitted and Prohibited SolutionsIn many cases, images and dia-grams in the historic preservation standards are marked to indicate whether they represent permitted or prohibited solutionsA check mark indicates permitted solutions. A large check mark in the corner indicates that all images on the page are appropriate.A check mark indicates an appropri-ate solution; however, an element may not be appropriate.An X mark indicates solutions that are prohibited.DESIGN GUIDELINES FORMATThe design guidelines are presented in a standardized format as illustrated below. AADDITIONSBFor many properties, an addition to the rear or side of the his-toric building is the best approach to gain additional living area. A compatible addition maintains the general appearance of a his-toric building especially from key public vantage points, minimizes damage to the original building by preserving character-dening features and ensures the addition relates to the fundamental char-acteristics of the block while also appearing as new construction.C1.1 Locate an addition to be subordinate to the original structure.D › Place an addition to the rear of the original structure whenever possible. › Design an addition to have minimal visual impact to the existing structure. › Consider a compatible side addition if a rear addition is not possible.E SidebarsThese provide additional infor-mation that will be helpful in understanding the standard. In some cases a sidebar includes links that direct the user to additional material; this may be technical information about a rehabilitation procedure or other helpful infor-mation.KeyADesign Topic HeadingBIntent Statement: This explains the desired outcome for the specic design element and provides a basis for the design guidelines that follow. CDesign Guideline: This describes a desired outcome related to the intent statement. DAdditional Information: This provides a bullet list of examples of how, or how not to, comply with the standard.EIllustration(s): These provide photos and/or diagrams to illustrate related conditions or possible ap-proaches. They may illustrate per-mitted or prohibited solutions as described at right.Appropriate: New dormer located along a side wall.Inappropriate: New dormer in front alters character.2.4.a
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CONTEXT AND CHARACTER AREAS 22.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 20159Context and Character AreasThe Old Town Neighborhood is diverse, with a range of existing character and contexts. These conditions help shape development and may inuence its perceived compatibility. Understanding neighborhood character-istics, including physical conditions and dynamic aspects such as past and future changes, is important. This chapter identies existing conditions in the neigh-borhoods. It begins with a summary of features identi-ed by participants through public process, followed by a statistical description of overall development pat-terns and unique subareas, or “character areas” within the neighborhoods.COMMUNITY IDENTIFIED FEATURESAs part of the Eastside and Westside Neighborhood (renamed Old Town Neighborhood 2015) Strategy Re-port (2012) community engagement process, members of the community were asked to identify and describe a series of features which make the neighborhood unique and desirable to live in. Feedback from residents was largely consistent and included both physical and social characteristics. The most common traits participants described include friendly neighbors, diversity in people and buildings, and walkability. The following sections summarize the most commonly identied qualitative and physical neighborhood features of value to residents.Valued qualitative aspects of neighborhood character include: › Old charm and character of houses › Friendly/neighborly sense of community › Family/kid-friendly › Modest homes › Socioeconomic diversity › Evident pride of ownership › Diversity in ownership patterns › One of a limited number of neighborhoods in town that does not have an HOAValued physical aspects of neighborhood character include: › Walkability and bikability › Proximity to amenities (including parks, schools, playgrounds, Old Town, trolley, CSU, etc.) › Historic character and homes › Integrity within blocks › Wide streets › Detached sidewalks › Variety in lot types › Alleys › Front porches › Views through lots › Not all fenced › Trees › Relative low density › Diversity of house style, age and scale › Uniqueness of character among Fort Collins neighborhoods › Less car-oriented design › Orientation towards neighbors › Houses designed with sustainability aspects already built into them (prior to car and air conditioning design)CHARACTER AREASWhile the Old Town Neighborhood exhibits many features that may be considered universal, there are in fact distinct differences in development patterns that exist in individual subareas. These differences contrib-ute to the perceived sense of diversity that is often mentioned when describing these neighborhoods. These differing characteristics are important to con-sider when developing a design for new construction that will be compatible with its context. Some areas, for example, have a very consistent range of building sizes, or a uniform range of lot coverage percentages. In other places, diversity exists, but nonetheless within a dened range. Other variables, including building height, oor area ratio, lot size and building age contribute to the differing contexts. Those variables were considered in setting forth the different character areas that are described in this section. A total of six distinct character area types are dened. Each area has a unique combination of vari-ables, but it also shares several similarities with at least one (and often more) of the other character areas.ABOUT THE CHARACTER AREA BOUNDARIESThe maps that identify the location of the character ar-eas use a hard line, which follows the edges of streets, alleys and property lines. But these boundaries may in some cases be more “fuzzy,” where transitions in character occur. In this sense, the boundaries help to dene general concentrations of distinctive character-istics, but should not be considered to be denite, in contrast to zoning boundary lines. See pages 60-61 for maps of the character area boundaries. 2.4.a
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Context and Character Areas10USING THE CHARACTER ANALYSIS INFOR-MATIONMany qualitative features of the Old Town Neighbor-hoods are described for the individual Character Areas in this section. In addition, some statistical information is provided in the following tables. The data is presented for each Character Area and often shows the range of distribution of certain measurable factors. The distri-bution of building size in a series of 500 square foot increments is an example. By studying these distribu-tion patterns, it is possible to gain a sense of the degree of diversity, or consistency that exists in each setting. As numbers, that may not directly describe features to consider in developing compatible designs, but they can be indicators of some qualitative aspects:Distribution of Properties Within Character AreasThis line in the chart indicates that Character Areas 2 and 4 contain relatively high numbers of properties out of the total for Old Town, that Character Areas 1 and 6 each have a moderate amount and nally that Character Areas 3 and 5 have fewer than the others. This may be useful to consider when evaluating the potential impact a project will have on its surroundings.Lot SizeThis table presents lot sizes in 1,000 square foot incre-ments for each Character Area. It illustrates that some areas tend to have a concentration of lots in the higher size categories, while others have concentrations in the smaller sizes. Still others have a focus on middle lot sizes. This should be considered when anticipating the impact that building mass and scale for a new project may have. It also may indicate areas where a wider CHARACTER AREA SUMMARYCharacter Area 1Character Area 2Character Area 3Character Area 4Character Area 5Character Area 6Distribution of Properties Within Character Areas Total Properties11% 24% 4% 36% 5% 19%Lot Size Typical RangeVaries Varies4,000 - 5,999 sfVaries4,000 - 6,999 sf6,000 - 6,999 sf 4,000 sf or less7%6%5%6%4%1% 4,000- 4,999 sf9%10% 26% 7%12% 1% 5,000- 5,999 sf8%20% 12% 12% 24% 8% 6,000- 6,999 sf15% 13% 5%12% 17% 43% 7,000- 7,999 sf12% 14% 3%13% 10% 14% 8,000- 8,999 sf10% 6%0%15% 11%10% 9,000- 9,999 sf28% 25% 2%17% 12% 6% 10,000 sf or more11%5%1%16% 10% 11% Average8, 020 sf 7,285 sf 6,540 sf 8,590 sf 7,085 sf 7,385 sf
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201511CHARACTER AREA SUMMARYCharacter Area 1Character Area 2Character Area 3Character Area 4Character Area 5Character Area 6Lot Width Typical Range26-75' 26-75' 26-50' 26-75' 26-75' 51-75' 25' or less 2%153%3%2%1% 26'-50' 52% 61% 75% 45% 36% 13% 51'-75' 33% 28% 17% 35% 45% 68% 76-100' 3%6%1%11%11%14% 101' + 7%3%5%6%6%4% Average57 feet 53 feet 48 feet 60 feet 60 feet 65 feetLot Coverage Typical Range11-40% 11-40% 11-30% 11-30% 11-30% 21-30% 0-10% 1%3%3%7%7%2% 11-20% 23% 22% 28% 31% 28% 22% 21-30% 45% 45% 53% 41% 49% 58% 31-40% 21% 23% 12% 17% 15% 16% 40% + 10% 7%4%5%4%2% Average 27% 27% 24% 24% 25% 25%diversity of house size correlates with a wider range of lot size.Lot WidthThe portion of the size of a house front to the width of the lot impacts the perception of building mass. The concentration of similarly sized lot widths is a key indi-cator in each of the Character Areas that differentiates one from another.Lot CoverageThe percentage of the lot that is covered with building footprints is an indicator of the relative perception of intensity of development. Character Area 6, for ex-ample, has a relative low lot coverage, with more than half of its properties in the middle range.Year BuiltA range of typical building years is shown for each Character Area. Some have relatively narrow time spans, such as Character Area 1 for example. This suggests that a higher degree of consistency in building scale and character may be found there.Year RemodeledThe percentage of properties that have been remod-eled may help predict the degree of consistency or diversity that exists in each Character Area. Those with a higher percentage of remodeled buildings are likely to exhibit more variety in character.Building SizeTypical building size varies substantially across the dif-ferent Character Areas. Character Area 3, for example, has some of the smallest houses (and smallest lots). 2.4.a
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Context and Character Areas12CHARACTER AREA SUMMARYCharacter Area 1Character Area 2Character Area 3Character Area 4Character Area 5Character Area 6Year Built Typical Range1882-1920 1901-1920 1881-1920 1901-1960 1941-1960 1941-1960 Average1912 1916 1914 1934 1951 1956Year Remodeled Typical Range2000-2009 2000-2009 1980-2009 2000-2009 1990-2009 1970-2009 Percent Remodeled51% 39% 45% 34% 30% 24%Building Size Typical Range500 - 2,499 sf500 - 1,499 sf500 - 999 sf500 - 1,499 sf500 - 1,499 sf1,000 - 1,499 sf 999 sf or less14% 37% 69% 40% 43% 26% 1,000 - 1,499 sf 35% 40% 27% 34% 40% 56% 1,500 - 1,999 sf 23% 16% 3%13% 14% 14% 2,000 - 2,499 sf 18% 5%1%9%2%3% 2,500 sf or greater10% 1%-3%%34% Average 1,670 sf 1,220 sf 895 sf 1,280 sf 1,148 sf 1,225 sfThis could be a factor in considering the appropriate scale for new inll construction.Building HeightThose areas with buildings that are predominantly one story appear in this chart. Character Areas 3, 5 and 6 are noteworthy in this respect. Maintaining this sense of scale will be important. Other Character Areas have buildings that include a mix of one and two story homes. Some areas exhibit a high degree of similarity in height, while others are more diverse. This may be a factor in considering the compatibility of new construction.Floor Area RatioThe percentage of building square footage to lot size is a ratio that can suggest relative intensity of develop-ment. Some of the Character Areas have notably low ratios and with a high degree of consistency (Character Area 6 for example). Others have a wider range of FAR (such as Character Area 1).2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201513CHARACTER AREA SUMMARYCharacter Area 1Character Area 2Character Area 3Character Area 4Character Area 5Character Area 6Building Height Typical Range1-2 stories 1-1.5 stories 1 story 1-2 stories 1 story 1 story 1 story 48% 79% 93% 78% 90% 91% 1.5 story25% 13% 4%10% 5%1% 2 story 25% 9%2%12% 5%8% 2.5 story 1%--0%--Floor Area Ratio (FAR) Typical Range0.4 or less0.3 or less 0.11-0.2 0.3 or less 0.3 or less 0.11-0.2 0.0-0.11 8%12% 13% 11% 11%8% 0.11-0.2 42% 56% 72% 54% 63% 78% 0.21-0.3 32% 24% 11%20% 24% 13% 0.31-0.4 14% 6%5% 5% 1%1% 0.4 + 5%2%-1%1%- Average 0.22 0.19 0.16 0.17 0.17 0.16
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Context and Character Areas14CHARACTER AREA 1This character area includes portions of the neighbor-hoods with richly-detailed homes that are somewhat larger in scale than those found in other parts of the Old Town Neighborhood. Much of the portion of Mountain Avenue that is close to Old Town is an example.Site Plan FeaturesIn many of these areas, building fronts align with uni-form front yard setbacks. This establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale. Lot sizes vary between blocks, but are more consistent within an individual block face. Building Scale FeaturesJust less than half of homes are one story. Many pri-mary structures are also one-and-a-half stories with the upper oors expressed with dormer windows, or are a full two stories. A typical house has a substantial, Character Area 1: Key Features › Homes typically date from 1882-1920. › Richly-detailed homes with large front porches › Building scale and style are typically consistent within individual blocks. › Variety in home scales, with largest typical building size (height and square footage) › 1-, 1.5- and 2-story homes typical › Large variety in lot sizes with largest typical lot size overallone-story front porch, which when aligned with others along the block, establishes a consistent sense of scale, even when the overall building heights vary. Building sizes vary widely.Architectural Features › Most homes have sloping roof forms, in a mix of gable and hip shapes. › A combination of brick and wood siding. Many homes include both materials. › Front entries are dened with porches, and these are relatively large and in proportion to the building. › Trim details with contrasting colors add a sense of scale and provide visual interest. › As some of the earliest parts of the neighbor-hoods, a general consistency exists in building age (typically before 1920). Figure 1: Character Area 1 includes portions of the neighborhoods with richly-detailed homes that are somewhat larger in scale than those found in other parts of the Old Town Neighborhood.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201515Figure 2: These homes are located in Character Area 1.2.4.a
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Context and Character Areas16CHARACTER AREA 2Most of the homes in this character area were built prior to 1940, and their sizes are in a “middle” range with respect to the Old Town Neighborhood as a whole. Homes exhibit a moderate to high degree of ar-chitectural details, which contribute to a sense of scale. Building and lot characteristics can vary within each area. However, individual blocks are more consistent. Some larger-scale homes are located on corner lots in these areas. Character Area 2 is similar to Character Area 4, but with a greater level of consistency in building styles and lot and building sizes.Site Plan FeaturesIn many of these areas, building fronts align, with uni-form front yard setbacks; this establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale. Lot sizes and widths are in a “middle” range, with respect to the Old Town Neighborhood as a whole. CHARACTER AREA 2: KEY FEATURES › Homes typically date from 1901-1920. › Home have a moderate to high degree of architectural details. › Building scale and style are typically consistent within individual blocks. › Front entries are dened with large porches. › Home and lot sizes are in a “middle” range, with respect to the neighborhoods as a whole. › 1-1.5 story homes typicalBuilding Scale FeaturesMany primary structures are one- to one-and-a-half stories with the upper oors expressed with dormer windows. A small percentage are a full two stories. A typical house has a substantial one-story front porch, which when aligned with others along the block, es-tablishes a consistent sense of scale, even when the overall building heights vary. Architectural Features › Most homes have sloping roof forms, in a mix of gable and hip shapes. › A combination of brick and wood siding. Many homes include both materials. › Front entries are dened with porches, and these are relatively large and in proportion to the building. › A general consistency exists in building age be-fore 1940. (Many are between 1901 and 1920.)Figure 3: Most homes in Character Area 2 were built prior to 1945, and are in the “middle” range of building size with respect to the Old Town Neighborhood at large.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201517Figure 4: These homes are located in Character Area 2.2.4.a
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Context and Character Areas18CHARACTER AREA 3This character area includes homes with the lowest typical building scale. These are generally small pockets of development with very distinct character. Archi-tectural details are more limited than in other areas, though they still help establish a sense of human scale. Homes appear consistent in character and size across one or more block faces. The majority of homes in these areas are predominantly one story, with a limited number of one-and-a-half and two-story structures.Site Plan FeaturesIn many of these areas, front yards are similar in depth and building fronts generally align. This establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale. Lot sizes are small relative to the Old Town Neighborhood as a whole. Character Area 3: Key Features › Homes typically date from 1881-1920. › Architectural details are more limited but help establish a sense of human scale. › Building scale and style are typically consistent within individual blocks. › Front entries are dened with moderate porches. › Home and lot sizes are in a “middle” range, with respect to the neighborhoods as a whole. › One story homes predominate.Building Scale FeaturesMany primary structures are one story. A limited num-ber are one-and-a-half stories with the upper oors expressed with dormer windows. A typical house has a moderate, one-story front porch, which when aligned with others along the block, establishes a consistent sense of scale. Home size is small relative to the Old Town Neighborhood as a whole. Architectural Features › Most homes have sloping roof forms, in a mix of gable and hip shapes. › A combination of brick and wood siding. Many homes include both materials. › Front entries are dened with moderate porches in proportion to the building front. › Building age is varied within a narrow range (1881-1920). › There have been few remodels in this area; ar-chitectural character is consistent throughout.Figure 5: A typical house in Character Area 3 has a moderate, one-story front porch, which when aligned with others along the block, establishes a consistent sense of scale.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201519Figure 6: These homes are located in Character Area 3.2.4.a
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Context and Character Areas20CHARACTER AREA 4In these areas there is no dominant style, rather the full variety of development in the neighborhoods is represented. Homes date from early development of the neighborhood through to the mid-twentieth century. There is a large variety in building style and form across individual blocks in these areas. However, the homes are all of a similar scale with a moderate level of detailing. These areas have a greater degree of diversity, in terms of building age, scale and architectural styles and character that others. This character area category includes large portions of the Old Town Neighborhood.These areas are similar in scale to those of Charac-ter Area 2, but with a much greater diversity in lot and building characteristics and house styles.CHARACTER AREA 4: KEY FEATURES › Homes typically date from 1901-1960. › Homes have a moderate to high degree of architectural details. › Front entries are dened with moderate porches › Building scale is typically consistent within indi-vidual blocks. › Building style varies widely within individual blocks. › Home and lot sizes are small with respect to the neighborhoods as a whole. › One-story homes predominate, 1.5 and 2 story homes are also typicalSite Plan FeaturesIn many of these areas, building fronts align, with uni-form front yard setbacks. This establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale.Building Scale FeaturesThe majority of homes are one story. A small percent-age of primary structures are also one-and-a-half stories, with the upper oors expressed with dormer windows, or they are a full two stories. Building sizes are in a “middle” range, with respect to the Old Town Neighborhood as a whole. Architectural Features › Most homes have sloping roof forms, in a mix of gable and hip shapes. › Primarily frame construction. › Front entries are dened with porches in pro-portion to the building. › More diversity in character; built throughout 1901-1960.Figure 7: There is a large variety in building style and form across individual blocks in Character Area 4.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201521Figure 8: These homes are located in Character Area 4.2.4.a
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Context and Character Areas22CHARACTER AREA 5This character area represents the post-war home styles built in areas with older lot and block patterns. Homes are typically one story, with minimal detailing. Due to older lot shapes being narrow and deep, homes tend to be rectangular with street-facing front-gable roofs. These areas exhibit a relatively high degree of consistency in overall development patterns and build-ing characteristics. These are small, distinct enclaves.These areas are similar in to scale to Areas 2 and 4, but have distinct building patterns and styles unique to the time period they were built.Site Plan FeaturesIn many of these areas, building fronts align, with uni-form front yard setbacks. This establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale.Character Area 5: Key Features › Homes typically date from 1941-1960. › Architectural details are more limited but help establish a sense of human scale. › Building scale is typically consistent within indi-vidual blocks. › Front entries are dened with small porches or landings. › Home and lot sizes are small to middle range, with respect to the neighborhoods as a whole. › One-story homes predominate Building Scale FeaturesMost primary structures are one story. A typical house has a moderate one-story front porch or stoop. Build-ing fronts align with others along the block, establishing a consistent sense of scale.Architectural Features › Most homes have low sloping roof forms, in a mix of gable and hip shapes. › A combination of brick and wood siding. Many homes include both materials. › Front entries are dened with porches or land-ings which are relatively small in proportion to the building. › A high level of consistency exists in building age (predominantly between 1941 and 1960).Figure 9: Character Area 5 includes primarily one-story post-war home styles on narrow, deep lots.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201523Figure 10: These homes are located in Character Area 5.2.4.a
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Context and Character Areas24CHARACTER AREA 6This character area includes the mid-century modern subdivisions. Ranch style homes predominate, typically with limited, simple detailing, and rectangular forms with shallow roofs running parallel to the street. Houses are predominately one story in height, with a few split-level homes, and are low to medium scale. Street patterns include cul-de-sacs and curvilinear layouts, with no alleys and wide, shallow lots.Site Plan FeaturesIn many of these areas, building fronts align, with uni-form front yard setbacks. This establishes a prominent street wall. Lawns are predominant. Fences or site walls occur infrequently, and are relatively low in scale. Character Area 6: Key Features › Homes typically date from 1941-1960. › Architectural details are limited. › Building scale is typically consistent within individual blocks. › Front entries are dened with small landings. › Home and lot sizes are in a “middle” range, with respect to the neighborhoods as a whole. › Lot widths are largest relative to the neighbor-hoods as a whole. › One-story homes predominate Building Scale FeaturesMany primary structures are one story, others are split-level or a full two-story height. A typical house has a moderate stoop but typically does not have a porch. Building fronts align with others along the block, establishing a consistent sense of scale. Many buildings in these areas have been remodeled.Architectural Features: › Most homes have low sloping roof forms, in a mix of gable and hip shapes. › A combination of brick and wood siding. Many homes include both materials. › Front entries are dened with landings, and these are relatively small in proportion to the building. › Very consistent in building age (typically be-tween 1950 and 1970).Figure 11: Ranch style homes predominate in Character Area 6, typically having limited, simple detailing, and rectangular forms with shallow roofs running parallel to the street.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201525Figure 12: These homes are located in Character Area 6.2.4.a
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Context and Character Areas26RE CTS K Y LIN E DRHOMER CTCRESTMORE PLCOOK DRS BRYA N AV E
LAYLAND CTFISHBACK AVEW MULBERRY STW OAK STS MCKINLEY AVEHANNA STWAGNER DRSCOTT AVEPEARL STHANNA STS SHIELDS STN MACK STW VINE DRARMSTRONG AVECHERRY STN WHITCOMB STLAPORTELM STLYONS STW PLUM STW VINE DRSYLVAN CTALAMEDA STW OLIVE STW COY DRJAMITH PLSUNSET AVEN SHIELDS STW OAK STWEST STPARK STN WASHINGTON AVELAPORTE AVEMAPLE STW MAGNST-NE DRGRANDVIEW AVEDALE CTS BRYAN AVECLOVER LNCRESTMORE PLWESTVIEW AVEL AKESIDE AVELELAND AVESHELDON DR BAYSTONE DRMAPLE STW MYRTLE STELM STE COY DRMANTZ PLS WASHINGTON AVEW MOUNTAIN AVESYCAMORE STN LOOMIS AVEUNIVERSITY AVES SHERWOOD STW MULBEN MELDRUM STW OAW MOUNTW MULBERRY STBROADVIEW PLFREY AVERICHARDS PLWESTVIEW AV EN ROOSEVELT AVEBE E C H C T N MCKINLEY AVESTMADERA CTSCOTT AVECOLUMBINE CTSYCAMORE STS SHIELDS STAKIN AVEWOOD STS LOOMIS AVES WHITCOMB STW MYRTN MELDRUM STCHERRSKYLINE DRORCHARD PLN CREST-W PLUM STN ROO SEV E LT A V E
S HELDON DRN MCKINLEY AVECHERRY STCRESTMORE PLAZTEC DRCOLUMBINEBIRCH STW MAGNOLIA STTEDMON DRRIDDLE DRDEL NORTE PLWAYNE STWEST STP IO N E E R A VEGORDON STS WASHINGTON AVEW MAGNOLIA STS GRANT AVEN GRANT AVES SHERWOOD ST-MORE CTHOMER DRN FREY AVECHERRY STN ROOSEVELT AVELYONS STCITY PARK AVELAPORTE AVEFRANKLIN STPOMONA STMILLER DRJACKSON AVEBLUEBELL STASTER STS MACK STHAWKINS STGRIFFIN PLW PLUM STW MYRTLE STWOOD STW OLIVE STW OAK STS MELDRUM STW OLIVN MELDRUM STW ELIZABETH STN BRYAN AVEMAPLE STCLOVER LNBIRCH STW MOUNTAIN AVESYLVAN CTPEARL STJUNIPER CTHANNA STN SHIELDS STM O N T E V IS T A A V EWOODFORD AVEELM CTPARK STMERIDIAN AVES WHITCOMB STN SHERWOOD STMAPLSYCAMORE STLANCER DRBROADVIEW PLCOLLINS CTCITY PARK DRW ELIZABETH STS ROOSEVELT AVEBISHOP STLYONS STN MCKINLEY AVEDAISY STBEECH STBUNGALOW CTELM STW LAUREL STW MULBERRY STS GRANT AVES LOOMIS AVECANYON AVEISOTOPE DRW LAURLAB -POLARISDUNNELEMENTARYLINCOLNMIDDLESCHOOLST JOSEPHSSCHOOLCOLORADOSTATEUNIVERSITYFULLANAELEMENTARYOAKWOOD SCHOOLPUTNAMELEMENTARYLINCOLNCENTERPOTTERYSTUDIOTHE FARMTHE FARMTHE FARMMULBERRYPOOLTHE FARMPARKMAINTAINANCEBLDGCITY PARKPOOLCITY PARKCENTERTHEFARMLINCOLNCENTER
Old Town Neighborhood Design Guidelines and Pattern Book | June 201527REMINGTON STMATHEWS STE PROSPECT RDE MYRTLE STWHEDBEE STSMITH PLSMITH STEASTDALE DRCOWAN STE ELIZABETH STLAKE PL EPENNOCK PLS COLLEGE AVEMONTEZUMA FULLER ALLEYREMINGTON STGARFIELD STE PLUM STE MAGNOLIA STPETERSON STDEINES CTSMITH STKENROY CTROBERTSON ST.WILLIA M S STLESSER DRLORY STROBERTSON STMATHEWS STLOCUST STPETERSON STNEWSOM STELLIS STEDWARDS STE LAUREL STMORGANSTGARFIELD STRIVER S ID E AVE
UNIVERSITY AVEOLD MAIN DRS COLLEGE AVES COLLEGE AVEBUCKEYE STWHEDBEE STCIRCLE DRRIVE
RSID
E AVELILAC LNCOLORADO STE LAKE STS LEMAY AVEEDWARDS STE ELIZABETH STE OAK STPETERSON PLPETERSON STSMITH STEASTDALE DRRIVERSID E AVEBUCKEYE STE PITKIN STLOCUST CTENDICOTT STBUCKEYE STMATHEWS STE PITKIN STSTOVER STE MYRTLE STAPEX DRE MULBERRY ST-PECT CTMATHEWS STE LAKE STE OLIVE STCIRCLE DRSTOVER STCOWAN STGREEN STROBERTSON STS LEMAY AVEPROS-REMINGTON STON CTE LAUREL STE MULBERRY STWHEDBEE STSTOVER STSTOVER STELLIS STE LOCUST STE PROSPECT RDLORY STHARRISBILINGUALIMMERSIONCENTENNIALSR HIGHLAURELELEMENTARYBARTON EARLYCHILDHOODCENTERLESHERMIDDLESCHOOLORADOTATEVERSITYFT COLLINSMUSEUMFT COLLINSPUBLICLIBRARY
Context and Character Areas28Architectural Styles
Old Town Neighborhood Design Guidelines and Pattern Book | June 201529ARCHITECTURAL STYLESThis section provides a brief overview of various historic styles found in the Old Town Neighborhood Character Areas. The homeowner is encouraged to use the styles section in analyzing the overall historic character of his/her building, as well as distinguishing its character-dening features. Ultimately, this will aid the homeowner in choosing an appropriate design solution for any proposed work.Queen Anne (c. 1880-1910)Queen Anne is perhaps the most ornate style of the Victorian period evident in Colorado. The style varies from the highly decorative to a more restrained ver-sion found in many residential neighborhoods.Characteristics » vertical orientation » asymmetrical massing » corner towers and bays » prominent decorative porches » projecting gables » contrasting materials, particularly brick and wood » turned spindles » bargeboardVernacular (c.1885-1910)Sometimes referred to as “other,” no style” or “folk houses,” vernacular residential types strive only to be functional. The houses are constructed of simple designs, some of which remained common for decades. Elements from other styles may appear on the vernacu-lar but are undistinguishable due to their simplicity.Characteristics » gable and hipped roofs » front facing open porch, » simple columns » wood, double-hung windows » clapboard wood siding, or shingles » simple detailingCraftsman (c.1905-1930)The Craftsman style structure emerged from the Arts and Crafts movement, a philosophy which stressed comfort and utility through the use of natural materials and a lack of pretention. Elements such as low-pitched, gabled roofs, wide eaves, exposed roof rafters and porches with tapered columns were common.Characteristics » exposed rafter ends » clipped gable » false half-timbering » knee braces at eaves » divided upper window lights » large porch columns » overhanging eavesFoursquare (c. 1895-1915)One of the most commonly found forms in Colo-rado residential buildings after 1900, the Foursquare is recognized by its square plan, two-story height and simplicity.Characteristics » square plan » full, open porch » hipped, shed or gabled roof » Doric or Tuscan columns » wide eaves » two or more stories » unadorned exteriorRanch (c. 1930-1960s)Drawing on elements from Spanish Colonial precedents and the Craftsman and Prairie styles, this building type originated in California. It gained popularity in the 1940s and dominated American domestic construction well into the 1960s. The low horizontal silhouette and rambling oor plan reected the fascination with the informal lifestyle of the West Coast.Characteristics » elongated, asymmetrical facade » low, horizontal orientation » one-story » low-pitched roof » wide overhanging eaves » minimal front porch » integral, attached garage » rear porch or patio
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Context and Character Areas302.4.a
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SITE DESIGN32.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201533Site Design: Design Guidelines for New ConstructionBUILDING LOCATION It is important to site and orient new residential construction to be compatible with historic devel-opment patterns. This will retain the character of the neighborhood.3.1 Locate a new building to fit within the established setback (front and side) and yard patterns seen in the neighborhood. ›Locate a structure to maintain the side yard spacing pattern on the block as seen from the street. ›Where front yard setbacks are uniform, place a new structure in alignment with its neighbors. ›Where front yard setbacks for historic build-ings vary, place a new structure within the established range of front yard setbacks on the block.3.2 Preserve the traditional orientation of buildings along the street. ›Orient a new building front to face the street.Figure 1: It is important to site and orient new residential construction to be compatible with historic development patterns. This will retain the character of the neighborhood.
Site Design34VEHICULAR ACCESS Traditionally, most parking was accessed from alleys in the neighborhood. As a result, many blocks have very few curb cuts. This approach is preferred. In more recent subdivisions, however, access is sometimes provided from the street. In all cases, the visual impacts of driveways and curb cuts should be minimized. 3.3 Minimizing the visual impacts of curb cuts is encouraged. ›If allowed through other city regulations, only one curb cut should be provided a lot. ›The width of a curb cut should not exceed 15 feet. 3.4 Minimizing the visual appearance of driveways and other paved surfaces is encouraged. ›Provide auto access from an alley when physi-cal conditions permit. ›Use a single lane driveway when physical conditions permit. ›Locating a driveway to the side is also ap-propriate. PARKINGIn order to enhance the pedestrian-orientation of the neighborhoods, the visual impacts of cars should be minimized. On-site parking should be subordinate to other uses and the front yard should not appear to be a “parking lot.” In the context of this document, a “large” parking area is one with more than ve cars. 3.5 Parking areas should not be visually obtrusive. ›Parking areas should be located to the rear of the property, when physical conditions permit. ›Parking should not be located in the front yard except in the driveway, if it exists. ›The front of a garage should be set back a minimum of ten feet from the primary front of a building. 3.6 L a rge pa r k ing a rea s s hould be screened from view of the street. ›75% of automobile headlight illumination from large parking areas should be screened from adjacent lots, and 20% of the cross-section view of the parking area from the street should be screened. 3.7 Provide landscaped islands in large parking areas. ›Minimizing the amount of hard surface is preferred. ›Divide large parking areas with planting areas. Figure 2: Minimizing the visual appearance of driveways and other paved surfaces is encouraged. When access to the alley isn’t available, consider a small drive to the side of the house.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201535LANDSCAPE AND SITE FEATURESSite features and landscapes are an important part of the Old Town Neighborhood. Proper treat-ment of these features helps retain the unique qualities that make the neighborhood special and assists with the preservation and interpretation of historic buildings. It is important to preserve historic site features that support the character-dening features of historic properties and districts and to ensure that new site features maintain and enhance historic character. It is also important to maintain a strong relationship between buildings and the street through sensitive site design.3.8 Retain and restore historic site and landscape features. ›Preserve original landscape and features, such as walkways, fences, site walls, street trees, historic stairways and special plantings or ornamental site features that are character-dening features of the property. ›Retain original open space patterns at the sides and rear of a structure, whenever pos-sible. ›Sites should reect the traditional topography on the block. Signicant berms, lls and/or low entry swales in the front are inappropriate.3.9 Preserve established trees ›Preserve established and specimen trees in the front yard area. 3.10 Plan new site and landscape features to respect the character-defining features of the neighborhood. ›Landscape the street-facing portion of a lot to be consistent with historic landscape patterns on the street. ›When introducing a new site feature, such as a stairway, fence or retaining wall, respect historical patterns in terms of placement, proportions and design compatibility with surrounding historic context. ›When designing a new sidewalk or path, use colors, styles and nishes similar to those seen in nearby historic sidewalks. ›Avoid introducing new site features that convey a false sense of history, such as faux historic street lights.3.11 Maintain front yard landscape areas. ›Reserve most of the front yard as open lawn, and/or designed xeriscape that uses low-water plantings. Urban gardens are also ap-propriate when they maintain the appearance of a traditional landscaped front yard.Figure 3: It is important to site and orient new residential construction to be compatible with historic development patterns. This will retain the character of the neighborhood.2.4.a
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Site Design363.14 Locate and design a new retaining wall to minimize impacts on the historic context. ›Use a low wall to help stabilize the yard while maintaining most of the historic slope. ›Design a new retaining wall to minimize visual impacts on the character-dening features of the historic property, block and district. ›Use materials that are common to the historic district or that relate to the historic property. For example, if a stone wall is a part of the design tradition, the wall should be stone, or stone-faced. ›Avoid using terraced retaining walls. ›Do not completely replace the slope with a tall retaining wall.3.12 Design a new front yard fence to minimize impacts on the historic context. ›Design a new front yard fence to be simple, open and low. ›Use historic fence and wall materials pres-ent in the surrounding historic context. Do not use vinyl or other nontraditional fence materials. ›Do not install a new chain link fence in the front yard. ›Do not install opaque fencing of any kind. A fence should be at least 50% open.3.13 Design a new rear yard fence that is compatible with the surrounding neighborhood. ›Locate a rear yard fence to have minimal vis-ibility from public view. ›Situate a rear or side yard fence back from the front façade. ›Use a rear yard fence type and materials tra-ditionally found in the historic context, such as simple iron, wood, or open picket fence. When installing a wooden fence, ensure that the pickets face to the exterior and the fram-ing faces to the inside. ›Locate a rear yard fence along traditional lot lines; however, smaller fenced in areas are also appropriate for dogs runs, gardens, chicken coops etc.Figure 4: Design a new front yard fence to minimize impacts on the historic context.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201537URBAN GARDENSUrban gardens are encouraged on traditional family lots to promote sustainability. However, the landscape plan should consider the traditional context of the neighborhood. Front yards are typically planted with larger/higher plant materials located closer to the house, and often end in low scale plant materials such as grass and/or ground cover at the sidewalk edge.3.15 Locate and design urban gardens to complement traditional planting patterns. ›Traditional front yard planting patterns are encouraged. ›Large plant boxes should be located in the rear of the yard. ›Frame front yard vegetable gardens with owering plants or low shrubs to buffer the maturing plants over the season. ›Consider a permaculture environment when planning a garden.2.4.a
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Site Design38SERVICE AREASService areas include locations for trash contain-ers, transformers, electrical equipment, and other mechanical equipment that may require an exterior facility. In all cases, these features should remain visually unobtrusive. 3.16 Minimizing the unpleasant visual appea ra nce of ser vice a rea s is encouraged. ›Locating dumpsters and other service equip-ment to the rear of the lot, when physical conditions permit, is encouraged. ›Service areas should be screened from public view with fences, walls, and plantings, or a combination of these elements. 2.4.a
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BUILDING DESIGN 42.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201541General Design Guidelines for New ConstructionDESIGNING IN CONTEXTThe Old Town Neighborhood is not frozen in time. It continues to evolve while maintaining its essen-tial historic character. A new building in a historic context should be compatible with the surround-ing historic fabric, but also express its true age. A key objective is to retain the overall character of the neighborhood while accommodating creative, yet compatible, new buildings. It is important to understand how new construction will affect the ability to perceive the historic sense of time and place. Ideally, a new building will contribute to an understanding of the area, or at least incorporate a neutral design that has little impact. Relationship to ZoningThe Fort Collins Land Use sets forth the fundamental requirements that apply to new construction through-out the city. New construction projects must also meet base standards for the applicable district. For the Old Town Neighborhood this includes the N-C-L and N-C-M districts. Design standards that apply include: minimum setbacks, maximum height, maximum floor area, maximum height and articulation, for example.To achieve compatibility, a new building should: ›Relate to the character-dening features of the historic context including setback and open space patterns, mass and form, entries and porches, materials and other features. ›Relate to features in the surrounding historic context and on adjacent properties, includ-ing, setbacks, foundation, porch and window heights, the proportions of windows and architectural features, as well as roof forms. ›Express its true age, rather than directly imitating a historic style, or using faux historic treatments, to avoid confusing historic inter-pretation of the neighborhood. ›A new building may use a variety of designs to achieve compatibility. These may include simplied interpretations of historic styles, or creative contemporary designs that incorpo-rate compatible features. 2.4.a
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Building Design42Balancing the Design Variables with the Surrounding Historic ContextThe design guidelines promote use of similar forms, materials and details to those used historically. However, this does not mean that total unifor-mity with the historic context is the objective. Rather, compatibility is achieved when a new building has a sufficient number of design variables which are similar in execution (but not necessarily identical) to typical design variables in the surrounding historic context. For example:A new building with a form, height, roof, windows, materials and details that are identical to buildings in the surrounding his-toric context may be difficult to differentiate from its historic neighbors, and thus confuse the history of the district.A new building with a form, height, roof and windows, or place-ment on the lot/setbacks, that are different from buildings in the surrounding historic context will contrast too much and impede interpretation of the historic context.A new building with a similar form, height and roof, but that incorporates new (but similarly-proportioned and located) window designs and contemporary materials is more likely to achieve a successful balance between relating to design vari-ables in the surrounding historic context and expressing its true age with simplified or contemporary features.There are many other combinations of these variables that may be used to accommodate new, creative designs while also achieving compatibility with the historic context.Surrounding Context/ BlockAdjacent Properties
Old Town Neighborhood Design Guidelines and Pattern Book | June 201543BUILDING DESIGNDesign a building to be compatible with the context of the Old Town Neighborhood. Consider how the building will convey similar design attributes of a historic building and appear in scale, while expressing its true age.4.1 D e s i g n a n e w b u i l d i n g t o b e recognized as current construction, while respecting key features of the historic neighborhood as well as the surrounding block. ›Use a simplied interpretation of historic designs found in the neighborhood, or use a contemporary design that is compatible with historic siting, massing, and forms found in the neighborhood. At a minimum, an acceptable design should be neutral and not detract from the historic context. ›Include features that relate to the surround-ing block, such as front porches. ›Use contemporary details, such as window moldings and door surrounds, to create interest and convey the period in which the structure was built.
Building Design44BUILDING MASS AND SCALEEach historic residential building exhibits distinct characteristics of mass, height and a degree of wall articulation that contributes to its sense of scale. As groupings, these buildings establish a denitive sense of scale. A new building or addition shall express these traditions of mass and scale, and it shall be compatible in height, mass and scale with its context. 4.2 Design a new residential building to incorporate heights and proportions that reference those on historic buildings in the surrounding context. ›Design a new building to be within the range of traditional heights in the surrounding con-text. ›Locate and proportion building features to reference similar features on historic build-ings. For example, match window heights, door height, porch height, foundation height, oor-to-oor heights, and other vertical pro-portions to those on nearby historic buildings. ›Design a new façade to respect the propor-tions of height to width in the surrounding historic context. One-and-a-half story building steps down to one storyThe massing of this new infill building is compatible with the existing context. It reflects similar form, height, wall lengths and massing as traditional buildings in the context.Two-story building steps down to one-and-a-half storyThe massing of this new infill building is compatible with the existing context. It reflects similar form, height, wall lengths and massing as traditional buildings in the context.One-story building steps up to one-and-a-half story buildingThe massing of this new infill building is compatible with the existing context. It reflects similar form, height, wall lengths and massing as traditional buildings in the context.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 2015454.3 Use resident ia l building for ms that are compatible with the mass and scale of surrounding historic buildings. ›Subdivide the mass of a larger building into smaller bays or modules that appear similar in size to historic buildings in the surrounding context. ›Use simple building and roof forms that ap-pear similar to historic buildings in the sur-rounding context. ›For buildings with more than two units, de-ne individual units in modules that express typical historic dimensions. ›Avoid using boxy building forms when they are not typical of the surrounding historic context.Figure 2: Use residential building forms that are compatible with the mass and scale of surrounding historic buildings.2.4.a
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Building Design46BUILDING ARTICULATIONProviding articulation in the building mass will minimize impacts on the neighborhood context and neighboring buildings. For example, creating offsets in long walls and stepping down height on all building facades are good design choices.4.4 Use façade articulation techniques to help a building fit within the scale of the surrounding historic context. ›Use vertical and horizontal wall offsets (changes in the wall plane) to reduce the overall scale of a building as viewed from the street. ›Use vertical and horizontal wall offsets to re-duce the visual impact of long side wall areas on neighboring properties and the street. Figure 3: Use façade articula-tion techniques to help a build-ing t within the scale of the surrounding historic context.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201547Two-story building with vertical and horizontal articulationThis new two-story building reflects a similar mass and scale to traditional building forms located in the neigh-borhood. To help break up the mass the wall plane is offset and the height steps down at the midpoint of the building mass.One-and-a-half story building with vertical and horizontal articulationThis new one-and-a-half story building reflects a similar mass and scale to traditional building forms located in the neighborhood. To help break up the mass the wall plane is offset and the height steps down at the midpoint of the building mass.One-story building with vertical and horizontal articulationThis new one-story building reflects a similar mass and scale to traditional building forms located in the neigh-borhood. To help break up the mass the wall plane is offset and a smaller building mass projects from the front and rear wall planes.2.4.a
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Building Design48PORCHES AND ENTRY FEATURESEntries, including porches and stoops, are impor-tant character-dening features. When oriented to the street, a front entry helps to establish a connection with the neighborhood and a sense of scale at the building front. An entry should be designed to be in scale with the building and compatible with the context.4.5 Use a front porch to provide a visual and functional connection between the building and the street. ›Use a front porch to dene the entry. ›Orient a front porch towards the street and sidewalk.4.6 Design a porch to be compatible with the historic context. ›Proportion a front porch and its key features to be compatible in size, height and scale with the building and surrounding historic context. ›Locate a front porch similar to those seen in the neighboring context. ›Use materials and detailing similar to those seen historically with some contemporary interpretation is appropriate. Wood balus-trades and porch posts were common on many styles. Figure 4: Using materials and detailing similar to those seen historically with some contemporary interpretation is appropriate. 2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201549Figure 5: On a simple vernacular building the addition of a trellis on a porch stoop is appropriate.Figure 6: The porch on this building is appropriate; however, the porch would be more compatible with the neighborhood if it were raised.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201551DOORS AND WINDOWSWindows and doors are important character-dening features of buildings in the Old Town Neighborhood. They provide a sense of scale and visual interest to the composition of a facade. They should be designed to be compatible with the sur-rounding context and their materials should be durable.4.7 Design windows, doors and other features to be compatible with the traditional context. ›Incorporate windows, doors and other open-ings at a ratio similar to those found on nearby historic buildings, especially those with public visibility. ›When using contemporary window patterns and designs, ensure they respect the charac-ter, alignments and proportions of windows in the surrounding historic context. ›Use window and door widths, heights and materials that are similar to doors on historic buildings in the surrounding historic context. ›Use simplied congurations of historic doors rather than replicating a historic door exactly. ›Use clear or near clear low-e glass in windows. ›Set back a window or door from the outside wall plane so a reveal is evident, resulting in a shadow line around the opening. The window or door should not appear ush with the outside wall plane.4.8 Use durable window materials. ›Permitted window materials include metal and wood frame. ›Inappropriate window materials include synthetic materials that do not have a proven durability, such as plastic snap-in muntins.Figure 7: Design windows, doors and other features to be com-patible with the traditional context.2.4.a
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Building Design52MATERIALS Traditional primary building materials in the neighborhood include masonry (mostly brick), wood lap siding and board and batten siding. Metal and asphalt are used as roong materials. There is also some use of stone, mostly at the foundation. Today, these materials are key to the character of the neighborhood. New building material should reect the range of textures, modularity and nish of those employed traditionally. They also should contribute to the visual continuity of the area. They should be du-rable in their application.4.9 Use building materials that appear similar in scale, color, texture and/or finish to those seen historically in the context. ›Use materials that are proven to be durable in the local climate. For example, all wood siding should have a weather-protective nish. ›Use traditional materials, including wood and brick. Stucco may also be considered; however, it should be applied in a similar man-ner as it was traditionally employing a similar texture and nish. ›Use masonry with a modular dimension simi-lar to typical masonry materials. ›Imitation or synthetic materials, such as aluminium or vinyl siding, imitation brick or stone and plastic are inappropriate.
Old Town Neighborhood Design Guidelines and Pattern Book | June 201553EAVES AND RAKESEaves and rakes are traditional features of a historic roof. Their design often varies with the building style, however, they mostly have a generous over-hang. The overhang protects the wall material and also assists in cooling the building in the summer. This feature is important to the neighborhood context and should be incorporated in the roof design.2.4.a
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Building Design54General Design Guidelines for Additions to Historic Buildings Impact Considerations for AdditionsImpact considerations address the visual and physical impacts of the addition on the integrity of the property, and one’s ability to perceive its historic character, as well as that of its context. Some impact-related factors to consider include: » The impact on the historic buildingrIs the addition visible?rDoes the addition remain visually subordinate to the historic building?rIs one’s ability to interpret the historic character retained? (Especially in terms of perceiving the original mass, scale and prominence of the property)rAre alterations to key character-dening features avoided or at least minimized?rIs the structural integrity of the property retained, or even improved? »The impact on the abutting historic propertiesrIs one’s ability to interpret the historic character of the abutting properties retained? (Especially in terms of perceiving their original mass, scale and relative prominence on the street or from other public vantage points?) » The impact on the block as a wholerAre the rhythm and alignment of buildings and their key features typical of the block retained?rIs the perception of the scale of structures along the block retained, as experienced at the street level?rIf the character of an alley wall is also a key feature, is its scale also retained?Design Variables for an AdditionDesign variables include basic scale and proportion considerations that relate to the compatibility of the addition with the primary building and surrounding historic context.Design variables to consider include: » The height of the addition Keeping floor heights in the range of those on the historic building, or even lower, may help keep an addition visually subordinate to the historic building. » The degree of setback Does the original primary façade (front) remain visually prominent? An addition should be set back from the façade and other key walls that contribute to the character of the property. The setback should be a sufficient distance such that the historic building remains prominent. »Simplicity of design Is the design of the addition subordinate in character? The design should be relatively simple in architectural character and detailing, such that it does not call undue attention to itself. The historic building should remain the prominent feature, when feasible.This section provides guidelines for designing compatible additions to historic buildings. The General Design Guidelines for New Construction on the previous pages also apply to new additions. 2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201555ADDITIONSFor many properties, an addition to the rear or side of the historic building is the best approach to gain additional living area. A compatible ad-dition maintains the general appearance of a historic building especially from key public vantage points, minimizes damage to the original building by preserving character-dening features and ensures the addition relates to the fundamental characteristics of the block while also appearing as new construction.4.10 Locate an addition to be subordinate to the original structure. ›Place an addition to the rear of the original structure whenever possible. ›Design an addition to have minimal visual impact to the existing structure. ›Consider a compatible side addition if a rear addition is not possible.4.11 Locate an addition to retain open space patterns. ›Retain original open space at the sides and rear of the structure. ›Avoid the excessive loss of existing open space with a large addition. 60s Style Ranch and One-and-a-Half Story AdditionThis rear addition is taller than the original building but is still clearly differentiated with a connecting ele-ment and complementary roof form on the dormer to achieve an accept-able level of compatibility with the traditional building and context. 60s Style Ranch and One-Story AdditionThis rear addition is similar in height and form to that of the original build-ing and is compatible with the tradi-tional building and context.XXXClassic Cottage with Small AdditionThis modest rear addition steps down in height to that of the original building, and achieves an exceptional level of compatibility with the his-toric building and context.2.4.a
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Building Design564.12 Design an addition to a historic building to respect the character-defining features of the surrounding historic context, and the original primary structure. ›Design an addition to be compatible with the scale, massing and rhythm of the historic building and context. ›Align porch eaves, roof lines and other fea-tures with adjacent structures, when possible. ›Use materials that complement the color and scale of the historic materials along the street. ›Design windows and doors to be compatible with the primary structure and surrounding historic context, particularly when visible from public vantage points. Classic Cottage and One-and-a-Half Story Addition with Accessory BuildingThis rear addition is taller than the original building but is still clearly dif-ferentiated with a connecting element to achieve an acceptable level of com-patibility with the historic building and context.L-Shaped Building and One-and-a-Half Story AdditionThis rear addition is similar in height to that of the original building, but is still clearly differentiated with a con-necting element to achieve an accept-able level of compatibility with the historic building and context.L-Shaped Building with Modest AdditionThis modest rear addition steps down in height to that of the original build-ing, and achieves an exceptional level of compatibility with the historic building and context.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 2015574.13 Design an addition to be recognized as current construction. ›Do not design an addition to be an exact copy of the existing style or imply an earlier period or more ornate style than that of the original structure. ›Differentiate an addition from the original structure with an offset, change in material and/or connector. ›Use simplied versions of building compo-nents and details found in the surrounding historic context. These may include: rWindow, moldings or other featuresrPorchesFigure 9: Design an addition to be recognized as current con-struction.2.4.a
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Building Design584.14 D e s i g n a d o r m e r a d d i t i o n t o minimize impacts on the building. ›A new dormer on a historic building should be visually subordinate to the overall roof mass and should be in scale with those on similar building styles. ›Locate a new dormer to the rear and/or the side (set back from the front facade) to help preserve the existing roof form and historic building materials. Also, the dormer should be located below the ridge line. ›When a new dormer is visible from the public way the roof form should complement the character of the primary roof form. ›The number and size of dormers should not visually overwhelm the scale of the primary structure. ›Minimize the height of a dormer addition to ensure the historic structure remains visually prominent. ›Do not obscure, cover or remove historic features when adding a dormer.Figure 10: Locate a new dormer to the rear and/or the side (set back from the front facade) to help preserve the existing roof form and historic building materials. Also, the dormer should be located below the ridge line.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201559CONNECTORSAdditions to historic residential buildings should respect the existing building characteristics of mass, height and form. One approach to transition a new addition to a historic building is to use a connector. A connector can provide a compatible transition that retains the integrity of the historic building.4.15 Consider incorporating a compatible con n e c t o r b e t we e n a h i s t o r i c building and new addition. ›Use a one story or one-and-a-half story con-nector. Stepping the height down from the historic building is preferred. ›Position the connector where it will have the least impact on the historic fabric of the existing building; typically at the rear of the building. ›Use compatible mass, scale, materials, and windows and doors. One-story connector to one-story additionThe subordinate connector provides a com-patible transition to the new one story addi-tion. The height of the connector steps down and the wall plane is offset from the tradi-tional building. One-story connector to one-and-a half story additionThe subordinate connector provides a com-patible transition to the new one-and-a half-story addition. The height of the connector steps down and the wall plane is offset from the traditional building.One-and-a-half story connector to one-and-a half story additionForthcoming 2.4.a
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Building Design60ACCESSORY BUILDINGSAccessory buildings are traditionally subordinate in scale and character to the primary building and are typically located to the rear of the lot. They are primarily used for storage and parking. While accessory buildings in the rear generally have little impact on the character of the street, they do have an impact on the character of the alley and the neighbors to the rear. This character should be maintained.4.16 Locate an accessory building to reinforce s ur rou n d ing hi s tor ic development patterns. ›Locate a new accessory building similar to the range of locations in the surrounding context. This is typically to the rear of the primary building and along an alley (where they exist.) ›On a corner lot, set back a new garage or secondary building from the side street to minimize impacts on the historic streetscape. ›Avoid making new curb cuts for driveways when that is not part of the historic pattern along the block.One-story accessory building accessed from the streetIn some character areas of the neighborhood the accessory buildings are accessed from the street (e.g., in recent past neighborhoods).The new accessory building is compatible with the primary building on the lot since it has a subordinate mass and scale and similar roof form.One-story accessory building accessed from the streetIn some character areas of the neighborhood the accessory buildings are accessed from the street (e.g., on the narrow end of the lots where an alley is not present).The new accessory building is compatible with the primary building on the lot since it has a subordinate mass and scale and similar roof form.One-story accessory building accessed from the alleyIn most character areas an accessory building is accessed from the alley. The new accessory building is compatible with the primary building on the lot since it has a subordinate mass and scale and similar roof form. Accessory Buildings2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 2015614.17 Design a new accessory building to be compatible with, and subordinate to, the primary building and surrounding historic context. ›Design the mass, form and roof shape of a new garage or secondary building to be compatible with the primary building and surrounding historic context. ›Use materials that are of a similar color, texture and scale to materials of the primary building and in the surrounding historic context. ›Use simplied versions of building components and details found in the surrounding historic context.Figure 11: Design the mass, form and roof shape of a new garage or sec-ondary building to be compatible with the primary building and surrounding historic context.2.4.a
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Building Design62SustainabilityGREEN BUILDING AND THE CLIMATE ACTION PLANExisting Fort Collins building codes include many elements that support green building. The building code green amendments represent next steps along the path of integrating green building prac-tices into mainstream construction.The amendments apply to single-family detached housing, duplexes, townhomes and low-rise (one to three story) multifamily housing.For in-depth descriptions of each individual practice in the package, visit Residential Package At-a-Glance.For in-depth descriptions of each individual practice in the package, visit Building Code Green Amendments.Also, when introducing sustainability improve-ments, it is important to maintain compatibility with the historic context. ›Ensure that the sustainable design features of a new building are compatible with the historic context. ›When using sustainable building materials, such as locally-sourced materials, recycled materials and materials with long life spans, ensure that they are compatible with typical materials seen in the surrounding historic context. ›When designing a building to maximize pas-sive solar potential (solar gain during the winter and deection of summer sun), ensure that the building orientation remains compat-ible with typical orientation patterns in the surrounding historic context. ›When orienting roofs to allow for the instal-lation of solar collectors, ensure that roof forms and orientation remain compatible with typical orientation patterns in the sur-rounding historic context.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201565Design Guidelines for the Treatment of Historic ResourcesThe City seeks to preserve the historic integrity of properties of historic signicance in the Old Town Neighborhood. This means employing best practices in property stewardship to maintain the key character-dening features of individual his-toric resources, as well as maintaining the context in which they exist.This section provides guidelines for the treatment of historic properties in the Old Town Neighbor-hood. It focuses on the rehabilitation and main-tenance of character-dening features of each historic property. The design guidelines in this section do not apply to new construction.The design guidelines translate the general prin-ciples for historic preservation for the treatment of individual building and site features that are typically found in the neighborhood.The following design principles should be con-sidered when making improvements to historic properties.5.1 Respect the historic character of a property. ›The basic form and materials of a building, as well as architectural details, are a part of the historic character.For More InformationSee web link to Preservation Brief 17: Architectural Character - Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Character.http://www.nps.gov/tps/how-to-preserve/briefs/17-architectural-character.htm2.4.a
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Historic Resources66Figure 1: Retain and treat exterior stylistic features and examples of skilled craftsmanship with sen-sitivity.Figure 2: Maintain signi-cant architectural details, including: projecting cor-nices, decorative mold-ings, wood windows and other decorative features.5.2 S eek uses t hat a re compatible with the historic character of the property. ›Converting a building to a new use different from the historic use is considered to be an “adaptive reuse,” and is a sound strategy for keeping an old building in service. For example, converting a residential structure to ofces is an adaptive use. A good adaptive use project retains the historic character of the building while accommodating a new function. ›Every effort should be made to provide a compatible use for the building that will re-quire minimal alteration to the building and its site. ›Changes in use requiring the least alteration to signicant elements are preferred. In most cases designs can be developed that respect the historic integrity of the building while also accommodating new functions.5.3 Protect and maintain significant features and stylistic elements. ›Distinctive stylistic features and other ex-amples of skilled craftsmanship should be pre-served. The best preservation procedure is to maintain historic features from the outset to prevent the need for repair later. Appropriate maintenance includes rust removal, caulking and repainting. ›These features should not be removed.Maintaining Historic MaterialsPrimary historic build-ing materials include masonry (brick, mortar, stone, and concrete), wood and metal. These should be preserved and repaired.Appropriate treatments to protect specic materials from deterioration include:Masonry ›Maintain the natural water-protective layer (patina). ›Do not paint, unless it was painted histori-cally (this can seal in moisture, which may cause extensive damage over time). ›Re-point deteriorated masonry mortar joints with mortar that matches the strength, composition, color and texture of the historic material.Wood ›Maintain paint and other protective coat-ings to retard deterioration and ultraviolet damage. ›Provide proper drainage and ventilation.Metal ›Maintain protective coatings, such as paint, on exposed metals. ›Provide proper drainage.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201567Historic Architectural DetailsTypical historic architectural details to pre-serve include: ›Eaves ›Windows and doors and surrounds ›Surface ornamentation › Columns ›Porches ›Please see the Architectural Styles sec-tion that identies key features.ARCHITECTURAL DETAILSArchitectural details help convey the historic and architectural signicance of historic properties, and should be preserved. The method of pres-ervation that requires the least intervention is expected.5.4 Maintain significant architectural details. ›Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitivity. ›Employ preventive maintenance measures such as caulking and repainting.For More InformationSee web link to Preservation Brief 47: Maintain-ing the Exterior of Small and Medium Size Historic Buildingshttp://www.nps.gov/tps/how-to-preserve/briefs/47-maintaining-exteriors.htmFigure 3: Architectural details help convey the historic and ar-chitectural signicance of historic properties, and should be pre-served. 2.4.a
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Historic Resources685.5 R e p a i r, r a t h e r t h a n r e p l a c e , significant architectural details if they are damaged. ›Do not remove or alter distinctive archi-tectural details that are in good condition or that can be repaired. ›Document the location of a historic feature that must be removed to be repaired so it may be repositioned accurately. ›Patch, piece-in, splice, consolidate or oth-erwise upgrade deteriorated features using recognized preservation methods. ›When necessary, upgrade existing materials, using recognized preservation methods. If disassembly is necessary for repair or resto-ration, use methods that minimize damage to historic materials and facilitate reassembly. ›Protect signicant features that are adjacent to the area being worked on.
Old Town Neighborhood Design Guidelines and Pattern Book | June 2015695.6 Reconstruct an architectural feature accurately if it cannot be repaired. ›Use a design that is substantiated by physi-cal or pictorial evidence to avoid creating a misrepresentation of the building’s history. ›Use the same kind of material as the historic detail. However, an alternative material may be considered if it: ›Has proven durability ›Has a size, shape, texture and nish that conveys the visual appearance of the historic feature. ›Is located in a place that is remote from view or direct physical contact ›Do not add architectural details that were not part of the historic structure. For example, decorative millwork shall not be added to a building if it was not a historic feature as do-ing so would convey a false history.Figure 9: Replace missing original details in kind.
Historic Resources70For More InformationSee web link to Preservation Brief 16: The Use of Substi-tute Materials on Historic Building Exteriors.http://www.nps.gov/tps/how-to-preserve/briefs/16-substitute-materials.htmMATERIALS AND FINISHESHistoric materials should be preserved in place. If the material is damaged, limited replacement to match the historic material should be considered. Historic building materials should never be cov-ered or subjected to harsh cleaning treatments. Preserving historic building materials and limiting replacement to only pieces which are deteriorated beyond repair also reduces the demand for, and environmental impacts from, the production of new materials and therefore supports the city’s sustainability objectives.5.7 Maintain historic building materials. ›Protect historic building materials from dete-rioration. ›Do not remove historic materials that are in good condition. ›Use a low pressure water wash if cleaning is permitted. Chemical cleaning may be consid-ered if a test patch does not have a negative effect on the historic fabric (test patch should be reviewed by City preservation depart-ment). ›Do not use harsh cleaning methods, which can inhibit the function and/or appearance of the historic material, (such as sandblast-ing, which can damage its protective coat-ing.)Figure 11: Re-point mor-tar joints where there is evidence of deterioration. This shall match the his-toric design.
Old Town Neighborhood Design Guidelines and Pattern Book | June 2015715.8 Repair historic building materials when needed. ›Repair deteriorated building materials by patching, piecing-in, consolidating, or other-wise reinforcing the material. ›Replace only those materials that are deterio-rated, and beyond reasonable repair.5.9 Replace historic building materials in kind. ›Use the same material as the historic material to replace damaged building materials. ›Also use historic materials to replace dam-aged building materials on a non-primary façade. ›Replace only the amount of material that is beyond repair. ›Use only replacement materials that are simi-lar in scale, nish and character to the historic material. ›Use only replacement materials with proven durability. ›Do not replace building materials, such as masonry and wood siding, with alternative or imitation materials, unless no other option is available.For More InformationSee web link to Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildingshttp://www.nps.gov/tps/how-to-preserve/briefs/1-cleaning-water-repellent.htmSee web link to Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildingshttp://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm5.10 Preserve the visibility of historic materials. ›Consider removing later covering materials that have not achieved historic signicance. ›Once a non-historic material is removed, repair the historic, underlying material. ›Do not cover or obscure historic building materials. ›Do not add another layer of new material if a property already has a non-historic building material covering the historic material.Figure 13: Consider removing later covering materials that have not achieved historic sig-nicance.2.4.a
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Historic Resources72WINDOWSHistoric windows help convey the signicance of historic structures, and should be preserved. They can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. Repair and weatherization also is often more energy efcient, and less expensive, than replacement. If a historic window cannot be repaired, a new replacement window should be in character with the historic building. 5.11 M a i n t a i n a n d r e p a i r h i s t o r i c windows. ›Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings of windows. ›Repair and maintain windows regularly, in-cluding trim, glazing putty and glass panes. ›Repair, rather than replace, frames and sashes. ›Restore altered window openings to their historic conguration.Historic Window ComponentsWindow components include: ›Sash ›Frame ›Number of lights (panes) ›Shutters ›Security Devices (bars and screens) ›Insect screens ›Storm windowsFigure 14: Historic windows help convey the sig-nicance of historic structures, and should be pre-served. 2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 2015735.12 Replace a historic window with a matching design if repair is not possible. ›Replace with the same material. ›Match the appearance of the historic window design (i.e., if the historic is double-hung, use a double-hung replacement window). ›Maintain the historic size, shape and number of panes. ›Match the prole of the sash, muntin and its components to the historic window, including the depth of the sash, which may step back to the plane of the glass in several increments. ›Use clear window glazing that conveys the visual appearance of historic glazing (trans-parent low-e glass is preferred). ›The use of vinyl and unnished metals as win-dow replacement materials is inappropriate. ›The use of metallic or reective window glaz-ing is inappropriate. ›To reduce a historic opening to accommodate a smaller window or increase it to accommo-date a larger window is inappropriate.For More InformationSee web link to Preservation Brief 9: The Repair of Historic Wooden Windowshttp://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htmSee web link to Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel Windowshttp://www.nps.gov/tps/how-to-preserve/briefs/13-steel-windows.htmSee web link to window retrot article from the National Trust for Historic Preservation web sitehttp://www.preservationnation.org/who-we-are/press-center/press-releases/2012/new-windows-study.htmlWeb link to window treatments National Park Service Tech Notes. Scroll down page to window to secure linkshttp://www.nps.gov/tps/how-to-preserve/tech-notes.htmFigure 15: Double-hung windowUpper Sash GlazingMuntin Lower SashSill TrimFigure 16: Preserve the size and proportion of a historic window opening.
Historic Resources745.13 Use special care when replacing a window on a primary façade. ›Give special attention to matching the historic design and materials of windows located on the primary or secondary façade.5.14 Design a storm window to minimize its visual impacts. ›If a window did not historically have a storm window, place a new storm window internally to avoid exterior visual impacts. ›Use storm windows designed to match the historic window frame if placed externally. ›Use insect screens with painted wooden frames where wood windows exist.5.15 Restore a historic window opening that has been altered. ›Restore a historic window opening that previously existed. ›Place a new window to t within the historic opening.Figure 17: Place storm windows internally to avoid exterior visual impacts (right). Use storm window inserts designed to match the historic frame if placed externally (left).Alternative Window MaterialIf it is not possible to match the historic design and materials of a window, then an alternative design may be appropriate in the following locations: ›On a non-primary façade, accessory building or addition ›On a primary façade if no other option is availableAlternative window designs shall: ›Match the general prole and details of the historic window. ›Use materials that match the historic ap-pearance in dimension, prole and nish.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 2015755.16 When necessary, locate and design a new window opening to preserve the overall rhythm and arrangement of windows on a secondary building wall. ›Locate a new window opening to match the general arrangement of historic windows in a building wall. ›Design a new window opening to match historic window proportions on the same façade. 5.17 Enhance the energy efficiency of historic windows and doors. ›Make the best use of historic windows; keep them in good repair and seal all the leaks. ›Maintain the glazing compound regularly. Remove old putty with care. ›Place a storm window internally to avoid the impact upon external appearance. ›Use storm windows designed to match the historic window frame if placed externally.Figure 18: Preserve the overall rhythm and arrangement of windows on a primary and secondary building wall.2.4.a
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Historic Resources76DOORS AND ENTRIESThe design, materials and location of historic doors and entries help establish the signicance of a historic structure and should be preserved. When a new door is needed, it should be in char-acter with the building.5.18 M a i n t a i n a h i s t o r i c p r i m a r y entrance. ›Preserve historic and decorative features, including door frames, sills, heads, jambs, moldings, detailing, transoms and anking sidelights. ›Do not alter the historic size and shape of a historic door opening. ›Do not change the historic locations of door openings on primary façades. ›Do not add a new door opening on a primary façade.5.19 Repair or replace a damaged door to maintain its general historic appearance. ›Use materials that are similar to that of the historic door. ›When replacing a historic door on a primary façade, use a design that is similar to the his-toric door. ›When replacing a historic door on a non-pri-mary façade, use a design that is in character.5.20 Locate and design a new door and ent r y to preser ve t he histor ic composition. ›Locate a new door to be consistent with the historic architectural style of the structure. ›Design a new door or entry to match historic door proportions. Figure 19: The design, materials and location of historic doors and entries help establish the signicance of a historic structure and should be preserved. When a new door is needed, it should be in character with the building.2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201577PORCHESPreserve a porch in its original condition and form. A porch is one of the most important character-dening features of a facade. A porch provides visual interest to a building and shelter from the elements. It also denes building scale and estab-lishes social hierarchy of space from the street to the house interior. 5.21 Preserve an original porch or stoop. ›Preserve the existing height, location, shape, details and posts of the porch. ›Do not remove an original porch from a building. ›Avoid enclosing a historic porch, particularly on a highly-visible façade.5.22 If necessar y, repair or replace damaged porch features. ›Replace missing features and repair damaged features to match existing historic features. ›Maintain the overall composition when replacing porch features (i.e., when replacing balusters, match the original proportions and spacing).5.23 W h e n p o r c h r e p l a c e m e n t i s n ec e s s a r y, i t s h a l l b e s i m i l a r in character, design, scale and materials to those seen traditionally. ›Design a replacement porch or stoop to be appropriate to relate to the overall scale of the primary structure.Figure 20: Preserve a porch in its original condition and form. A porch is one of the most important character-dening features of a facade.2.4.a
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Historic Resources78
Old Town Neighborhood Design Guidelines and Pattern Book | June 201579HISTORIC ROOFSMany roofs in the Old Town Neighborhood are hip and gable roofs. These provide a visual continuity created by a pattern of similar roof forms along a block. The form, size, shape, pitch and materials of a historic roof help dene the character of the building as it is perceived from the public way and should be preserved. 5.24 Preserve the form, materials and features of an original historic roof. ›Maintain the perceived line and orientation of the roof as seen from the street. ›Maintain roof overhangs because they con-tribute to the perception of the building’s historic scale. ›Preserve functional and decorative roof fea-tures, including original dormers, chimneys, and eaves, especially when they are character-dening features of the structure. ›Avoid altering the angle of a historic roof. ›Do not cut back exposed roof rafters and softs.Figure 25: The form, size, shape, pitch and materials of a historic roof help dene the character of the building as it is perceived from the public way and should be preserved. 2.4.a
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Historic Resources805.25 Repair original roof materials and features, and replace only when necessary. ›Check roof ashing for open seams and look for breaks or holes in the roof surface. ›Retain and repair roof detailing, including gut-ters and downspouts. ›If replacement is necessary, use materials similar in color and texture to the original. Low prole asphalt shingles, for example, are appropriate replacements for wood shingles. 5.26 Minimize the visual impacts of rooftop alterations. ›Do not visually overwhelm the original roof, particularly street-facing elevations, by alter-ing the rooftop. ›Do not remove or alter sizes of historic dor-mers on street-facing elevations. ›Do not install a dormer or skylight on a front-facing roof plane. ›Do not install a bubble skylight, or other form that does not have a low prole.Maintenance Tips: ›Look for breaks or holes in the roof surface and check the ashing for open seams. ›Watch for vegetation, such as moss and grass, which indicates accumulated dirt and retained moisture. ›Patch and replace areas with damaged roof material (often, repairing a roof can be much less expensive than complete replacement).
Old Town Neighborhood Design Guidelines and Pattern Book | June 201581EXPOSED HISTORIC FOUNDATIONSA historic building foundation contributes to the character of a historic structure and should be preserved. Altering or replacing historic foundation walls is discouraged. However, it may be necessary to replace historic foundation walls with compatible new materials where the historic foundation is deteriorated beyond repair.5.27 M a int a in a nd re pa ir a histor ic foundation. ›Re-point historic masonry foundations to match the historic design. ›Design landscaping and other site features to keep water from collecting near the founda-tion. ›Do not cover a historic foundation with newer siding material. ›Do not install windows, window wells or an access door on the front façade of a historic foundation.5.28 Replace a foundation wall using new material that is similar in character to the historic foundation. ›For example, if a stone foundation must be replaced, a material that conveys the scale and texture of the historic fabric may be considered. ›Use materials and details that resemble those used in foundations on similar nearby historic properties.Figure 27: Maintain and repair a historic foundation.2.4.a
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Historic Resources82PAINTHistorically, most wood surfaces on the exterior of a building were painted to protect them from weathering. Stucco structures also were some-times painted.5.29 Plan repainting carefully. ›Seek professional advice and properly prepare surfaces before painting. ›Do not paint unpainted masonry. ›Do not use destructive paint removal meth-ods such as various torches, sandblasting or water blasting which can irreversibly damage historic materials.For More InformationSee web link to Preservation Brief 10: Exterior Paint Problems on Historic Woodworkhttp://www.nps.gov/tps/how-to-preserve/briefs/10-paint-problems.htmCOLORChoosing the right combination of colors for a historic rehabilitation project can unify building elements with the façade and highlight important architectural detailing. Paint color selection should be appropriate to the architectural style and complement the building and its surroundings. Us-ing the historic color scheme is an option, but new schemes that are compatible are also permitted. 5.30 Retain historic colors. ›Retain the historic or early color and texture of masonry surfaces.5.31 Use a color scheme that is compatible with the historic character of the structure. ›Repaint with colors that relate to the period of historic signicance of the building. ›Use color schemes that are simple in charac-ter (generally one to three accent colors for trim elements).2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201583AAFigure 28: When designing a color scheme, consider the entire composition: The back plane of the main facade is a major surface for which a scheme should be devised. A color scheme for the front plane, composed of a porch in this case, should also be designed.Figure 29: Apply a base color to the main plane of the facade (A). Apply a primary trim color to window and door frames, and edge boards (B).ABABABABFigure 30: Apply a color to the front porch plane of the facade, this includes the trim, columns, and edge boards (B). Typically this trim is the same color as the trim on the main building plane. ABTwo color paint scheme:2.4.a
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Historic Resources84ACCESSORY BUILDINGSThe Old Town Neighborhood has alleys that provide automobile and service access to many of the residential properties. As a result, most accessory buildings are located to the rear of the property, along the alley. While buildings in the rear generally have little impact on the character of the street, they do contribute to the character of the alley and should be preserved.5.32 Preserve original accessory buildings when feasible. ›Keep historic accessory buildings in good re-pair, similar to the primary building on the lot. ›Avoid removing a historically-signicant ac-cessory building. ›When additional space is needed, consider constructing a modest addition, or adding another accessory building, rather than re-moving the historic one. ›Preserve character-dening features of a historic accessory building. EXISTING ADDITIONS Some existing additions may have become his-torically signicant in their own right. Unless the building is being accurately restored to an earlier period of signicance, additions that have taken on signicance should be preserved. However, more recent additions may detract from the character of the building and could be considered for modi-cation or removal. 5.33 Preserve an older addition that has achieved historic significance in its own right. ›Respect character-dening building features of a historically-signicant addition. ›Do not demolish a historically-signicant ad-dition.5.34 Consider removing an addition that is not historically significant. ›Ensure that the historic fabric of the primary structure is not damaged when removing these features.Figure 31: Preserve original accessory buildings when feasible. 2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201585Planning for Energy EfficiencyPLANNING FOR ENERGY EFFICIENCY These standards address maintaining and improv-ing resource and energy efciency in a historic building, as well as methods for approaching en-ergy conservation and generation technologies. The standards in this section apply to projects involving historic buildings. Other sustainability standards throughout this document will also ap-ply.Objectives for historic preservation and community sustainability are often in alignment. Follow these basic steps when considering a rehabilitation project for energy efciency:Step 1: Establish Project Goals.Develop an overall strategy and project goals for energy efciency to maximize the effectiveness of a project. This will establish a broad view that can help place individual actions into context. Focus on minimizing use of resources and energy, mini-mizing negative environmental impacts, and retain-ing the historic integrity of a property. Strategies should maximize the inherent value of the historic resource prior to considering alterations or ret-rotting with new energy generation technology.Step 2: Maintain Building Components in Sound Condition.Maintaining existing building fabric reduces nega-tive environmental impacts. Re-using a building preserves the energy and resources invested in its construction, and removes the need for producing new construction materials.Step 3: Maximize Inherent Sustainable Qualities.Typically, historic buildings in the Old Town Neighborhood were built with resources and energy efciency in mind. Construction methods focused on durability and maintenance, resulting in individual building features that can be repaired if damaged, thus minimizing the use of materials throughout the building’s life cycle. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round interior climate control, which increase energy efciency. Passive strategies include building features such as roof overhangs and windows to provide both natural day lighting as well as management of solar heat gain. Active strategies typically include operable building fea-tures such as double-hung windows. Identify a building’s inherent sustainable features and operating systems and maintain them in good operating condition. In some cases these features may be covered, damaged or missing; repair or restore them where necessary.Step 4: Enhance Building Performance.A historic building’s inherent energy efciency should be augmented using techniques which improve energy efciency without negatively impacting historic building elements. Noninvasive strategies such as increased insulation, weather-ization improvements and landscaping should be employed.Step 5: Add Energy-Generating Technologies Sensitively.The exibility of many historic buildings allows for the respectful integration of energy efcient technologies, i.e., solar panels and geo-thermal systems. Energy-generating technologies are the most commonly known strategies. However, the efciency of a historic structure will often be great enough that generation technologies aren’t the most practical solutions. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project.For More InformationSee web link to Preservation Brief 3: Improving Energy Efciency in Historic Buildingshttp://www.nps.gov/tps/how-to-preserve/briefs/3-improve-energy-efciency.htm2.4.a
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Historic Resources86ABCDEFGAttic & Walls ›Insulate internally Awnings & Porches ›Restore porches and awningsDoors ›Maintain original doors ›Weatherstrip ›Install a storm doorABC
Old Town Neighborhood Design Guidelines and Pattern Book | June 201587ENHANCING ENERGY PERFORMANCEImprovements to enhance energy efciency should complement the historic building. The structure, form and materials should be sensitively improved in energy efciency terms to preserve the build-ing’s character.5.35 U s e n o n i n v a s i v e s t r a t e g i e s whe n a p p l y i n g we a t h e r i z a t i o n improvements. ›Use cost-effective weather-stripping, insula-tion and storm windows to improve energy efciency while preserving historic character. ›Install additional insulation in an attic, base-ment or crawl space as a simple method to make a signicant difference in a building’s energy efciency. ›Provide sufcient ventilation to prevent mois-ture build-up in the wall cavity. ›Install weatherization strategies in a way that does not alter or damage signicant materials and their nishes. ›Use materials which are environmentally friendly and that will not interact negatively with historic building materials. ›Maintain historic windows; keep them in good repair and seal all leaks. ›Use operable systems such as storm windows, insulated coverings, curtains and awnings to enhance performance of historic windows. MAINTAINING ENERGY EFFICIENCYThe historic sustainable building features and systems of a historic building shall be maintained in good operating condition. 5.36 P r e s e r ve t h e i n h e r e n t e n e r g y efficient features of the historic building in operable condition. ›Identify a building’s inherent sustainable features and operating systems and maintain them in good condition. Figure 33: Consider using a storm window to enhance the energy efciency of an existing historic window, rather than replacing it.Figure 34: Double-hung win-dows found in many historic structures allow for transfer-ring cool air in and warm air out during the summer months.
Historic Resources88Energy AuditTo inform an energy efciency project strat-egy, conduct an energy audit. Energy audits can give a comprehensive view of how energy is currently managed, in the daily and seasonal cycles of use, and can also provide perspective on the payback of investment for potential work on the building. For example, an energy audit, when examined based on an overall strategy, may demonstrate that priorities shall be on increasing insulation in walls, ceilings and foundations, rather than replacing windows. USING ENERGY GENERATING TECHNOLOGIESIntegrate modern energy technology into a histor-ic structure while maintaining its historic integrity. Use of energy-generating technologies should be the nal option considered in an efciency reha-bilitation project. Utilize strategies to reduce en-ergy consumption prior to undertaking an energy generation project. Consider the overall project goals and energy strategies when determining if a specic technology is right for the project. As new technologies are tried and tested, it is important that they leave no permanent negative impacts to historic structures. The reversibility (returning the building fabric to its historic condi-tion) of their application is an important consid-eration.5.37 L o c a t e e n e r g y - g e n e r a t i n g technology to minimize impacts to the historic character of the site and structure. ›Locate technology where it will not damage, obscure or cause removal of signicant fea-tures or materials. ›Maintain the historic character of the building. ›Install technology in such a way that it can be readily removed and the historic character easily restored. ›Use materials which are environmentally friendly and that will not interact negatively with historic building materials.Figure 35: Install collectors on an addition or accessory building.5.38 Install solar collectors to minimize potential adverse effects on the character of a historic property. ›Place collectors to avoid obscuring signicant features or adversely affecting the perception of the overall character of the property. ›Size collector arrays to remain subordinate to the historic structure. ›Install collectors on an addition or accessory building. ›Minimize visual impacts by locating collectors back from the front façade on the primary building. ›Ensure that exposed hardware, frames and piping have a matte nish, and are consistent with the color scheme of the primary struc-ture. ›Use the least invasive method to attach solar collectors to a historic roof. 2.4.a
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Old Town Neighborhood Design Guidelines and Pattern Book | June 201589Locating Solar Panels on Historic BuildingsExisting Building » Gable facing street, side is south facingPreferred LocationWhen should I use this approach? » Panels are set back from the front facade. » Panels are flush with the roof. »The building is highly significant. » The context has many intact his-toric buildings. » The roof is highly visible.Acceptable LocationWhen should I use this approach? » Panels are set back from the eave, but closer to the front facade. » Panels are flush with the roof. » The building is a contributor to a district. » Site constraints restrict solar access. » The roof is not highly visible.2.4.a
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Historic Resources902.4.a
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