HomeMy WebLinkAbout06/21/2023 - Historic Preservation Commission - AGENDA - Regular MeetingPage 1
Kurt Knierim, Chair Location:
Jim Rose, Vice Chair This meeting will be held
Margo Carlock In person at Chambers, 300 LaPorte
Jenna Edwards And remotely via Zoom
Bonnie Gibson
Anne Nelsen
Andy Smith Staff Liaison:
David Woodlee Maren Bzdek
Vacant Seat Historic Preservation Manager
Regular Meeting
June 21, 2023
5:30 PM
Historic Preservation Commission
AGENDA
Pursuant to City Council Ordinance No. 143, 2022, a determination has been made by the Chair after
consultation with the City staff liaison that conducting the hearing using remote technology would be
prudent.
This hybrid Historic Preservation Commission meeting will be available online via Zoom or by phone and in person.
The online meeting will be available to join beginning at 5:00 p.m. Participants should try to join online or in person at
least 15 minutes prior to the 5:30 p.m. start time.
IN PERSON PUBLIC PARTICIPATION:
For public comments, the Chair will ask participants to queue at the podium to indicate you would like to speak at that
time. You may speak when acknowledged by the Chair.
ONLINE PUBLIC PARTICIPATION:
You will need an internet connection on a laptop, computer, or smartphone, and may join the meeting through Zoom at
https://fcgov.zoom.us/j/95421717693. (Using earphones with a microphone will greatly improve your audio). Keep
yourself on muted status.
For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to
speak at that time. Staff will moderate the Zoom session to ensure all participants have an opportunity to comment.
PUBLIC PARTICIPATION BY PHONE:
Please dial 253-215-8782 and enter Webinar ID 954 2171 7693. Keep yourself on muted status.
For public comments, when the Chair asks participants to click the “Raise Hand” button if they wish to speak, phone
participants will need to hit *9 to do this. Staff will be moderating the Zoom session to ensure all participants have an
opportunity to address the Commission. When you are called, hit *6 to unmute yourself.
Documents to Share: Any document or presentation a member of the public wishes to provide to the Commission for
its consideration must be emailed to preservation@fcgov.com at least 48 hours before the meeting.
Provide Comments via Email: Individuals who are uncomfortable or unable to access the Zoom platform or
participate by phone are encouraged to participate by emailing comments to preservation@fcgov.com at least 48
hours prior to the meeting. If your comments are specific to any of the discussion items on the agenda, please
indicate that in the subject line of your email. Staff will ensure your comments are provided to the Commission.
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Fort Collins is a Certified Local Government (CLG) authorized by the National Park Service and History Colorado based
on its compliance with federal and state historic preservation standards. CLG standing requires Fort Collins to maintain
a Historic Preservation Commission composed of members of which a minimum of 40% meet federal standards for
professional experience from preservation-related disciplines, including, but not limited to, historic architecture,
architectural history, archaeology, and urban planning. For more information, see Article III, Division 19 of the Fort
Collins Municipal Code.
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.
Video of the meeting will be broadcast at 1:00 p.m. the following day through the Comcast cable system on Channel
14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available
for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php.
• CALL TO ORDER
• ROLL CALL
• AGENDA REVIEW
o Staff Review of Agenda
o Consent Agenda Review
This Review provides an opportunity for the Commission and citizens to pull items from the
Consent Agenda. Anyone may request an item on this calendar be “pulled” off the Consent
Agenda and considered separately.
Commission-pulled Consent Agenda items will be considered before Discussion Items.
Citizen-pulled Consent Agenda items will be considered after Discussion Items.
• STAFF REPORTS ON ITEMS NOT ON THE AGENDA
• COMMUNITY PARTICIPATION ON ITEMS NOT ON THE AGENDA
• CONSENT AGENDA
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF MAY 17, 2023
The purpose of this item is to approve the minutes from the May 17, 2023 regular meeting of the
Historic Preservation Commission.
The Consent Agenda is intended to allow the Commission to spend its time and energy on the important
items on a lengthy agenda. Staff recommends approval of the Consent Agenda. Anyone may request an
item on this calendar to be "pulled" off the Consent Agenda and considered separately. Agenda items pulled
from the Consent Agenda will be considered separately with Commission-pulled items considered before
Discussion Items and Citizen-pulled items considered after Discussion Items. Items remaining on the
Consent Agenda will be approved by Commission with one vote. The Consent Agenda consists of:
● Approval of Minutes
● Items of no perceived controversy
● Routine administrative actions
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• CONSENT CALENDAR FOLLOW UP
This is an opportunity for Commission members to comment on items adopted or approved on the
Consent Calendar.
• CONSIDERATION OF COMMISSION-PULLED CONSENT ITEMS
Any agenda items pulled from the Consent Agenda by a Commission member will be discussed
at this time.
• DISCUSSION AGENDA
2. REPORT ON STAFF ACTIVITIES SINCE THE LAST MEETING
Staff is tasked with an array of different responsibilities including code-required project review
decisions on historic properties, support to other standing and special work groups across the City
organization, and education & outreach programming. This report will provide highlights for the
benefit of Commission members and the public, and for transparency regarding decisions made
without the input of the Historic Preservation Commission (HPC).
3. LAND USE CODE TOPICS – OLD TOWN NEIGHBORHOOD AND ZONING
DESCRIPTION: This is a general overview of the information that was presented about the Old Town
Neighborhoods and the historic preservation impacts of the land use code at the
recent public open house about the existing land use code and what was proposed
in the repealed code. Discussion highlights from the Commission and any
participating members of the public will be added to the topics raised at the Open
House and shared with Planning staff. Tonight’s discussion will serve as preparation
for a staff report to request a recommendation about the land use code from the
HPC in the fall.
STAFF: Maren Bzdek, Historic Preservation Manager
4. 313 N. MELDRUM ST. – THE EMMA MALABY GROCERY PROPERTY – APPLICATION FOR
FORT COLLINS LANDMARK DESIGNATION
DESCRIPTION: This item is to consider the request for a recommendation to City Council for
landmark designation of the Emma Malaby Grocery Property at 313 N. Meldrum St.
STAFF: Yani Jones, Historic Preservation Planner
COMMISSION’S
ROLE AND ACTION: One of the Commission’s responsibilities is to provide a recommendation to City
Council on applications for the designation of a property as a Fort Collins landmark.
Chapter 14 of the Municipal Code provides the standards and process for
designation. At the hearing, the Commission shall determine whether the following
two criteria are satisfied: (1) the proposed resource is eligible for designation; and
(2) the requested designation will advance the policies and the purposes for
landmark preservation in a manner and extent sufficient to justify the requested
designation. Following its review, and once the Commission feels it has the
information it needs, the Commission should decide whether to recommend
landmark designation to City Council and if so, adopt a motion providing the
Commission’s recommendation on the property’s landmark eligibility to City Council.
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5. DOWNTOWN COLLEGE AVE SHF HISTORIC SURVEY – PROGRESS REPORT
DESCRIPTION: The City of Fort Collins is completing an historic resource survey of fifty selected
properties along the downtown College Avenue corridor. This includes previously
unsurveyed properties, properties with dated/incomplete survey, and developing
documentation for properties designated in the Old Town Landmark District that
have not been, or have been poorly, documented in the past. This project is being
sponsored by the City's Historic Preservation Services division, with grant funding
support from the State Historical Fund.
The lead consultant on this project, Ron Sladek of Tatanka Historical Associates,
Inc., will be presenting highlights from the research findings and inviting comments
from the Historic Preservation Commission as well as members of the community
attending in-person and online.
STAFF: Jim Bertolini, Senior Historic Preservation Planner
6. 3105 E. HARMONY ROAD – HENRY A. & ELLA ZIEGLER HOUSE, PROPOSED ADDITION
(MINOR AMENDMENT)
DESCRIPTION: Development application at 3105 E. Harmony Road to include demolition of the
existing rear porch and construction of a new 1.5 story addition onto the rear of the
existing house.
STAFF: Jim Bertolini, Senior Historic Preservation Planner
APPLICANT/OWNER
Court Appointed Special Advocates, Inc. (CASA), 3105 E. Harmony Road, Fort
Collins, CO 80528
COMMISSION’S
ROLE AND ACTION: Provide a recommendation to the decision maker (in this case, Planning staff)
regarding the proposed alterations, relative to their compliance with Section 3.4.7 of
the Fort Collins Land Use Code.
• CONSIDERATION OF CITIZEN-PULLED CONSENT ITEMS
Any agenda items pulled from the Consent Agenda by a member of the public will be discussed at
this time.
• OTHER BUSINESS
• ADJOURNMENT
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Agenda Item 1
Item 1, Page 1
AGENDA ITEM SUMMARY June 21, 2023
Historic Preservation Commission
STAFF
Melissa Matsunaka, Administrative Assistant
SUBJECT
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE MAY 17, 2023 REGULAR MEETING
EXECUTIVE SUMMARY
The purpose of this item is to approve the minutes from the May 17, 2023 regular meeting of the Historic
Preservation Commission.
ATTACHMENTS
1. HPC May 17, 2023 Minutes – DRAFT
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Kurt Knierim, Chair Location:
Jim Rose, Vice Chair Council Chambers, 300 Laporte
Margo Carlock And remotely via Zoom
Jenna Edwards
Bonnie Gibson
Anne Nelsen
Andy Smith Staff Liaison:
David Woodlee Maren Bzdek
Vacant Seat Historic Preservation Manager
Regular Meeting
May 17, 2023
Minutes
•CALL TO ORDER
Chair Knierim called the meeting to order at 5:30 p.m.
•ROLL CALL
PRESENT: Margo Carlock, Bonnie Gibson, Kurt Knierim, Anne Nelsen, Jim Rose, Andy Smith
ABSENT: Jenna Edwards and David Woodlee
STAFF: Maren Bzdek, Heather Jarvis, Jim Bertolini, Yani Jones, Melissa Matsunaka
•AGENDA REVIEW
Ms. Bzdek stated there were no changes to the published agenda.
•CONSENT AGENDA REVIEW
No items were pulled from consent.
•STAFF REPORTS ON ITEMS NOT ON THE AGENDA
None.
•COMMUNITY PARTICIPATION ON ITEMS NOT ON THE AGENDA
None.
Historic
Preservation
Commission DRAFTITEM 1, ATTACHMENT 1
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• CONSENT AGENDA
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF APRIL 19, 2023.
The purpose of this item is to approve the minutes from the April 19, 2023 regular meeting of the
Historic Preservation Commission.
2. 127 N GRANT – SINGLE-FAMILY DEMOLITION NOTICE
The purpose of this item is to approve the Single-Family Demolition Notice for 127 N Grant.
Member Carlock moved to approve the consent agenda for the May 17, 2023 meeting as
presented. Member Gibson seconded the motion. Yeas: Carlock, Gibson, Nelsen, Rose,
Smith, and Knierim. Nays: none.
THE MOTION CARRIED.
• DISCUSSION AGENDA
3. REPORT ON STAFF ACTIVITIES SINCE THE LAST MEETING
Staff is tasked with an array of different responsibilities including code-required project review
decisions on historic properties, support to other standing and special work groups across the City
organization, and education & outreach programming. This report will provide highlights for the
benefit of Commission members and the public, and for transparency regarding decisions made
without the input of the Historic Preservation Commission (HPC).
Jim Bertolini reported on design review highlights, specifically the East Myrtle alleyway
improvements. He also reported on upcoming education programs as part of Preservation Month.
4. CIVIL RIGHTS HISTORIC CONTEXT – PROGRESS REPORT
DESCRIPTION: The City of Fort Collins is completing a historic context study about civil rights
history in our community. This project is being sponsored by the City's Historic
Preservation Services division, with grant funding support from the State Historical
Fund, as a way to help ensure that the places we highlight, and hopefully preserve,
as important to Fort Collins are reflective of the full story of Fort Collins history. The
history of Fort Collins is complex and diverse and includes many people and groups
that have often been ignored by local historians and the City's Historic Preservation
program in the past. This project seeks to help change that by documenting the
history of discrimination and civil rights actions, and by identifying important historic
places where those events and actions took place. Although only part of Historic
Preservation's larger Full Story Fort Collins project, documenting discrimination and
civil rights organizing is an important step towards telling histories more reflective of
our community. The larger goal of the Full Story Fort Collins project is to help ensure
that all Fort Collins residents feel connected to the story of the city and share a
sense of belonging here.
STAFF: Maren Bzdek, Historic Preservation Manager
LEAD CONSULTANT: Steph McDougal, McDoux Preservation
Staff/Consultant Presentation
Maren Bzdek, Historic Preservation Manager, stated this item relates to the progress made to date
on the civil rights history in Fort Collins. She stated work is being done to develop a series of
outreach and educational programs under the general umbrella of Full Story Fort Collins to ensure
an inclusive and equitable storytelling of the community’s history that supports a preservation
program is in place. She noted the project was funded by a grant from the State Historical Fund.
She outlined the public participation options. DRAFTITEM 1, ATTACHMENT 1
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Steph McDougal, McDoux Preservation, commented on the information collected from community
members related to this civil rights research and noted historic contexts are designed to be built
upon. She discussed the seven historic context narratives that were developed to capture the
history of the civil rights movement in Fort Collins and reviewed the project timeline. Additionally,
she commented on the history of the civil rights movement in the United States noting it includes
any legislation or activism that seeks to guarantee full and equal protection in American society
for everyone.
Ms. McDougal went on to detail the seven historic context drafts and noted individuals may belong
to more than one group and discrimination can be complicated by one’s intersectionality with the
groups. She stated the seven themes include the right to vote, fair housing, including racially-
based deed restrictions and the inability of non-white Anglo people to get federally insured
mortgages and insurance for most of the 20th century, access to equal education, including the
lack of transportation from Tres Colonias to schools in other parts of town and the battle over the
1968 bond issue that ultimately paid for the construction of Fullana Elementary, public
accommodation, which is the integration of public spaces, fairness in hiring and employment,
criminal injustice, which can include violence against marginalized people, police harassment and
over-policing, and incarceration, including the confinement of Japanese people to internment
camps during World War II, and indigenous or Native American rights.
Ms. McDougal stated a historic context study is a technical document that is used in the practice
of historic preservation and historic contexts provide the basis for National Register of Historic
Places nominations because they situate a particular historic resource within a context and allow
for comparing and contrasting that particular resource with others within the context. She stated
the types of properties that are associated with each of the seven themes have been identified in
Fort Collins and have been inventoried for the City to be able to potentially designate new historic
landmarks at the City level and create ways to interpret that history as well as potentially
encouraging the nomination of those properties to the Colorado State Register of Historic Places
and the National Register of Historic Places. Additionally, she noted a subsequent report
discussing interpretation strategies and opportunities is also being developed.
Ms. McDougal noted there is a specific methodology outlined by the National Parks Service for
this type of work. She outlined the way that methodology was applied to this project in Fort Collins,
including the properties associated with each of the seven groups. She discussed the
classification of the properties first by function or use then through various subcategories. She
stated about two dozen identified properties remain standing, but noted the document is meant to
be living; therefore, additional properties could be added in the future.
Ms. McDougal discussed the information included for each property, in addition to priority level:
street address, current and historic names for the property, whether the property is eligible for
individual designation or nomination by the City, State, or National Register, whether the property
would contribute to an existing or new historic district, property owner information based on tax
assessor data, UTM coordinates, photos, and any other notes. She discussed examples of how
the information has been outlined for specific properties.
Public Comment
Jerry Gavaldon, Museo de las Tres Colonias Board President, commented on his mother’s
contributions to Fort Collins specifically as related to some of the property examples provided,
including the Grace Presbyterian Church. He commended the work on this document.
Commission Questions/Discussion
Chair Knierim requested additional information on the disability rights category. Ms. McDougal
replied disability rights were incorporated into the themes where information was found to make
that possible, specifically within the theme of public accommodation having to do with
transportation and access to buildings.
Member Carlock asked if the historic context study will only include extant sites. Ms. McDougal
replied the studies themselves looked at all of the sites that could be identified as being associated
with the themes; however, the inventory of prioritized sites only includes extant sites. DRAFTITEM 1, ATTACHMENT 1
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Chair Knierim asked about the timeline for the project moving forward. Ms. McDougal replied
comments are being collected through May 26th and revisions will be made based on that input,
then the new draft will be sent back to staff for a final review and the report will be put into its final
format, likely at some point in the summer. Additionally, the report on interpretive and educational
opportunities and strategies will also be provided in draft form and will be made available to the
community for comments and a final report will be prepared for the grant funder.
Member Nelsen commended the work and thanked staff for seeking the grant.
Ms. Bzdek commented on the benefits of a grant-funded project in that a consultant with a different
perspective and professional experience can be brought in for the work. She also commented on
the development of the interpretive strategies and involvement of community partners that are
traditionally engaged.
Chair Knierim concurred this is exciting work and he appreciates the value placed on it by the
community.
5. 232 E. VINE DR. – THE ALEXANDER AND EMMA BARRY FARM PROPERTY – APPLICATION
FOR FORT COLLINS LANDMARK DESIGNATION
DESCRIPTION: This item is to consider the request for a recommendation to City Council for landmark
designation of the Alexander and Emma Barry Farm Property at 232 E. Vine Dr.
STAFF: Yani Jones, Historic Preservation Planner
COMMISSION’S
ROLE AND ACTION: One of the Commission’s responsibilities is to provide a recommendation to City
Council on applications for the designation of a property as a Fort Collins Landmark.
Chapter 14 of the Municipal Code provides the standards and process for
designation. At the hearing, the Commission shall determine whether the following
two (2) criteria are satisfied: (1) the proposed resource is eligible for designation;
and (2) the requested designation will advance the policies and the purposes in a
manner and extent sufficient to justify the requested designation. Following its
review, and once the Commission feels it has the information it needs, the
Commission should adopt a motion providing its recommendation on the property’s
Landmark eligibility to City Council.
Staff Presentation
Yani Jones, Historic Preservation Planner, outlined the role of the Commission and discussed
the property location and showed photos of the site. She stated the property is significant under
three standards: events, persons and groups, and design and construction. For events, the
property is associated with the agricultural district that developed just north of the old fort site.
Additionally, the property is associated with many owners, including the Barry Family, who farmed
and ranched on the surrounding land. In terms of design and construction, the property is
significant due to it being a very rare and early example of a farmhouse near the historic core of
the city, it is also a good example of a Victorian farmhouse with Gothic Revival influences.
Jones stated the property has a preponderance of integrity to convey its significance in varying
degrees as described in the staff report and nomination form. She noted the shop building on
the property is considered a non-contributing element.
Applicant Presentation
None.
Public Comment
None.
DRAFTITEM 1, ATTACHMENT 1
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Commission Questions
Member Nelsen asked for further details about the land. Jones replied the lands of the west were
not originally owned by the United States government but were taken from the Native Americans
who inhabited the west and all of the United States and who were forcibly removed to reservations
during the 19th century. She stated the government put in place several different pieces of
legislation to incentivize white settlers to move west by giving them access to virtually free land.
She stated the land was granted to Oliver Glenn through the Military Bounty Land Act of 1855
through that context.
Commission Discussion
Member Carlock stated she believes the property meets the criteria and is very worthy of
landmark designation.
Member Gibson commented on the architecture meeting criteria.
Chair Knierim concurred and stated there are few examples of early agricultural history in this
area. He stated he would support the designation.
Member Smith commented on the significance of the property and on the willingness of the owner
to designate.
Member Nelsen concurred the property meets the designation criteria but noted it also has some
negative history which should be acknowledged. She stated the property should be preserved,
but it is difficult to celebrate it given it is on stolen land.
Chair Knierim stated it is important to have that context when considering interpretation for these
types of sites.
Member Rose concurred with prior comments but noted there are some serious intrusions in
terms of architectural integrity, including the addition on the north side of the home. He stated
the materials are not appropriate in terms of a Gothic cottage. However, he stated he believes
the property meets the criteria for architecture and design and the site is eligible as a landmark
due to its unique approach to building a farmhouse. He stated he hopes landmarking the site will
ensure its history will be portrayed in a way for the community to see how important it is given the
home as it exists bears little resemblance to what it would have been as a farmstead.
Member Carlock concurred with Member Nelsen that the origins of the property should be part of
the story and questioned if that could be incorporated into the landmark designation itself as part
of the events criteria in addition to the agricultural history.
Member Gibson stated any nominations really should include a land acknowledgement
component given the broader history.
Member Gibson moved that the Historic Preservation Commission adopt a written
resolution recommending that City Council adopt an ordinance to designate the Alexander
and Emma Barry Farm Property at 232 East Vine Drive as a Fort Collins Landmark finding
that this property is eligible for its significance to Fort Collins under standard one, events,
standard two, persons and groups, and standard three, design and construction, as
supported by the analysis provided in the staff report and landmark nomination dated April
20, 2023, and that the property clearly conveys the significance through integrity of
location, setting, design, materials, workmanship, feeling, and association to a significant
degree, and finding also that the designation of this property will promote the policies and
purposes of the City as specified in Chapter 14 of the Municipal Code. Member Rose
seconded the motion.
Member Nelsen asked Member Rose if he wanted to amend the motion or reduce the scope of
the designation given his earlier comments. Member Rose replied all seven elements of integrity
are not required and stated the property has significance without question. He commented on
the design being very unique for Fort Collins given its origins in the upper Hudson Valley. He
stated he is not concerned about modifying the motion as stated.
Member Nelsen asked if the motion should be amended to include wording regarding altering the
language in the nomination form related to the land origins. Jones replied that would be helpful. DRAFTITEM 1, ATTACHMENT 1
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Members discussed whether they would like to include a land origin addition to just this
nomination or to all nominations henceforth.
Member Carlock stated she did not believe a land acknowledgment needs to be included in all
nominations moving forward, but believes it applies in this case.
Member Smith expressed support for discussing whether to have a land acknowledgment as part
of the Commission’s review criteria and as part of the justification for a nomination, so it is applied
consistently. He noted it does seem to apply in this case given the land was only two ownerships
removed from being native land to the construction of the farmhouse.
Ms. Bzdek stated staff could prepare formal discussion points for a future work session. She also
noted the City of Fort Collins is working on preparing its own land acknowledgment statement
that will come with guidance for Boards and Commissions.
Member Nelsen moved to amend the original motion to include, under standards one and
two, the pertinent history of the land and acknowledging its native origins. Member
Carlock seconded the motion.
The vote on the amendment was as follows: Yeas: Carlock, Edwards, Gibson, Rose, Smith,
and Knierim. Nays: none.
THE MOTION CARRIED.
Member Smith asked if the property owner would need to consent to the modification. Mr.
Bertolini replied the property owner will be informed of the recommendation with the resolution
and could always revoke their consent.
The vote on the main motion was as follows: Yeas: Carlock, Edwards, Gibson, Rose,
Smith, and Knierim. Nays: none.
THE MOTION CARRIED.
• CONSIDERATION OF CITIZEN-PULLED CONSENT ITEMS
None.
• OTHER BUSINESS
None.
• ADJOURNMENT
Chair Knierim adjourned the meeting at 7:03 p.m.
Minutes prepared by and respectfully submitted by Melissa Matsunaka.
Minutes approved by a vote of the Commission on __________________.
_____________________________________
Kurt Knierim, Chair
DRAFTITEM 1, ATTACHMENT 1
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Agenda Item 2
Item 2, Page 1
STAFF REPORT June 21, 2023
Historic Preservation Commission
ITEM NAME
STAFF ACTIVITIES SINCE THE LAST MEETING (COVERING MAY 4, 2023 TO JUNE 7, 2023)
STAFF
Yani Jones, Historic Preservation Planner
Jim Bertolini, Senior Historic Preservation Planner
Maren Bzdek, Historic Preservation Manager
INFORMATION
Staff is tasked with an array of different responsibilities including code-required project review decisions on
historic properties, support to other standing and special work groups across the City organization, and
education & outreach programming. This report will provide highlights for the benefit of Commission members
and the public, and for transparency regarding decisions made without the input of the Historic Preservation
Commission (HPC).
Specific to project review, in cases where the project can be approved without submitting to the Historic
Preservation Commission (HPC), with issuing a Certificate of Appropriateness or a SHPO report under
Chapter 14, Article IV of the City’s Municipal Code. Staff decisions are provided in this report and posted on
the HPS’s “Design Review Notification” page. Notice of staff decisions are provided to the public and HPC for
their information, but are not subject to appeal under Chapter 14, Article IV, except in cases where an
applicant has requested a Certificate of Appropriateness for a project and that request has been denied. In that
event, the applicant may appeal staff’s decision to the HPC pursuant to 14-55 of the Municipal Code, within
two weeks of staff denial.
Beginning in May 2021, to increase transparency regarding staff decisions and letters issued on historic
preservation activities, this report will include sections for historic property survey results finalized in the last
month (provided they are past the two-week appeal deadline), comments issued for federal undertakings
under the National Historic Preservation Act (also called “Section 106”), and 5G wireless facility responses for
local permit approval.
There is a short staff presentation this month highlighting items and events from the previous month.
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Agenda Item 2
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Education & Outreach Activities
Part of the mission of the Historic Preservation Services division is to educate the public about local, place-
based history, historic preservation, and preservation best practices. Below are highlights from the last month
in this area.
Program Title Sponsor-Audience-
Partner Description # of
Attendees
Date of
Event/Activity
Transportation History NACTO; Transfort
Brief history of transit in
Fort Collins for NACTO
conference attendees
20 May 10, 2023
Rainbow Club History
Chat
Senior Center/Rainbow
Club
Presentation and listening
session on LGBTQ history 20 May 11, 2023
2023 Dearfield
Conference:
“Celebrating the
Women and Families
of Dearfield”
UNC; Friends of
Dearfield
Presentation by Maren
Bzdek on life of Jennie
Goodall, a Black resident of
Fort Collins who became an
influential Dearfield
community member
40
(approx..) May 20, 2023
Think Again! Historic
Preservation Myth-
busting Workshop
General public
Presentation debunking
common myths and
learning basics about
historic preservation
20 May 24, 2023
Think Again! Historic
Preservation Myth-
busting Workshop
City of Fort Collins
PDT admin staff
Presentation debunking
common myths and
learning basics about
historic preservation
15 May 25, 2023
Historic Preservation
Training for Realtors
Fort Collins Board of
Realtors
Presentation introducing
preservation concepts,
debunking myths, and
some key tips for realtors.
12 June 6, 2023
Staff Design Review Decisions & Reports – Municipal Code Chapter 14
Property Address Description of Project Staff
Decision Date of Decision
1400 W. Oak St.
(George J. Wolfer
House & Garages)
Reroofing. City Landmark. Reviewed by staff
under Municipal Code 14, Article IV. Approved May 5, 2023
505 Smith St.
(Montgomery House
and Garage)
Reroofing. City Landmark. Reviewed by staff
under Municipal Code 14, Article IV. Approved May 15, 2023
401 Smith St. (Loomis-
Jones House)
Painting and non-historic shutter removal.
City Landmark. Reviewed by staff under
Municipal Code 14, Article IV.
Approved May 16, 2023
1112 Mathews St. (V.E.
Cram Residence)
New detached garage. Contributing property
in Laurel School NRHP District. Reviewed by
staff under Municipal Code 14, Article IV.
Approved May 25, 2023
714 W. Mountain Ave.
(Ault-Thode Property)
Porch rehab. City Landmark. Reviewed by
staff under Municipal Code 14, Article IV. Approved May 26, 2023
623 Mathews St. (S.A.
Johnson House)
Porch rehab. City Landmark. Reviewed by
staff under Municipal Code 14, Article IV. Approved May 26, 2023
223 Linden St. (Reed-
Dauth Block)
Painting. City Landmark and contributing
property in Old Town historic district.
Reviewed by staff under Municipal Code 14,
Article IV.
Approved June 1, 2023
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Agenda Item 2
Item 2, Page 3
3 Old Town Square
(H.C. Howard Block)
Reroofing. Contributing property in Old Town
Landmark District and Old Town NRHP
District. Reviewed by staff under Municipal
Code 14, Article IV.
Approved June 2, 2023
5 Old Town Square
(J.L. Hohnstein Block)
Reroofing. Contributing property in Old Town
Landmark District and Old Town NRHP
District. Reviewed by staff under Municipal
Code 14, Article IV.
Approved June 2, 2023
7 Old Town Square
(238 E. Mountain Ave.)
Reroofing. Contributing property in Old Town
Landmark District and in Old Town NRHP
District. Reviewed by staff under Municipal
Code 14, Article IV.
Approved June 2, 2023
250 N. Mason St.
(Colorado & Southern
Depot and Docks)
ADA improvements. City Landmark.
Reviewed by staff under Municipal Code 14,
Article IV.
Approved June 2, 2023
Selected Staff Development Review Recommendations – Land Use Code 3.4.7
Property Address Description of Project Staff Decision Date of Decision /
Recommendation
Main &
Lindenmeier (NW
corner)
Conceptual Development Review:
Subdivision in preparation of new
single-family development
Staff advised on Alta
Vista importance;
recommended design
compatibility at
development stage
May 4, 2023
514 Wood St. Conceptual Development Review:
Multi-family (2-4 units)
Demolition notification
complete on buildings on
development site. Minor
design compatibility.
May 4, 2023
2017 Evergreen Conceptual Development Review:
Legalization of over-under duplex
Advised adaptive reuse
had no Pres
requirements; demo
would require survey
May 4, 2023
6824 S. College
Ave
PDP – Sun Communities Phase 2
(manufactured home park/affordable
housing)
Historic survey for 6824 S
College complete (Not
Eligible); No further
Preservation concerns.
May 10, 2023
100 1st St.
Conceptual Development Review:
Convert historic (Landmark) store to
ADU
Exterior alterations need
HP approval; likely
project will alter to
accessory w/o living
space
May 11, 2023
Foothills Mall PDR: Mall Redevelopment (First
Phase)
No Preservation
concerns; too much loss
of integrity in
previous/recent
redevelopments; offer of
assistance on
interp/storytelling
May 17, 2023
1509 S. Shields Conceptual Development Review: Add
multi-family to rear of existing house
Historic survey required
(expired); May have
design compatibility
requirements
May 18, 2023
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Agenda Item 2
Item 2, Page 4
1800 N. College
Ave
Conceptual Development Review: Oil
Change (new building)
Historic survey complete;
some design compatibility
w/ Pobre Pancho’s to
north
May 18, 2023
3021 S. Taft Hill Rd Conceptual Development Review:
Subdivision for single-family homes
Requested info about
whether existing
residence (1968) would
be retained – if so, no
Preservation
requirements.
May 25, 2023
Historic Property Survey Results
City Preservation staff frequently completes historic survey for properties for a number of reasons, usually in
advance of development proposals for properties. The table below includes historic property survey for the
reporting period for any historic survey for which the two-week appeal period has passed.
Address Field/Consultant Recommendation Staff Approved
Results?
Date Results
Finalized
423 Spaulding Ln Not Eligible Yes May 26, 2023
501 Spaulding Ln Eligible; Architecture (Farmhouse only) Yes May 30, 2023
National Historic Preservation Act – Staff Comments Issued
The City of Fort Collins is a Certified Local Government, which provides the Historic Preservation Services
division and Landmark Preservation Commission an opportunity to formally comment on federal undertakings
within city limits. This includes actions that are receiving federal funding, permits, or have direct involvement
from a federal agency.
Note: Due to changes in how Preservation staff process small cell/5G wireless facilities, staff does not provide
substantive comments on those undertakings (overseen by the Federal Communications Commission) and do
not appear in the table below.
National Historic Preservation Act – Staff Comments Issued
The City of Fort Collins is a Certified Local Government, which provides the Historic Preservation Services
division and Landmark Preservation Commission an opportunity to formally comment on federal undertakings
within city limits. This includes actions that are receiving federal funding, permits, or have direct involvement
from a federal agency.
Lead Agency & Property
Location Description of Project Staff Comment
Date
Comment
Issued
None
Staff 5G Wireless Facility Summary
Note: Co-locations with existing street infrastructure, usually traffic lights, is considered a co-location and not
subject to denial due to proximity to properties that meet the City’s definition of historic resources (Sec. 14-3)
Due to recent changes in how Preservation staff reviews small cell/5G towers, co-located towers no longer
receive substantive review except where historic resources would be impacted directly by the tower’s installation.
These types of direct impacts would include potential damage to archaeological resources and/or landscape
Packet Pg. 15
Agenda Item 2
Item 2, Page 5
features throughout the city such as trolley tracks, carriage steps, and sandstone pavers. This report section will
summarize activities in this area.
Within this period, staff processed a total of 34 5G/Small Cell tower requests total, with 23 seen for the first time.
ATTACHMENTS
1. Staff Presentation
Packet Pg. 16
Staff Activity Report
June 21, 2023
Historic Preservation Commission
Jim Bertolini, Senior Historic Preservation Planner,Yani Jones, Historic Preservation Planner,Maren Bzdek, Historic Preservation Manager
Design Review Highlight
623 Mathews St. (S.A. Johnson House) — Landmark Rehabilitation Loan Award
Porch Rehab
• Deteriorated deck board replacement
• Deteriorated porch railing base replacement (fiberglass)
• Sanding, priming, painting
2
1
2
ITEM 2, ATTACHMENT 1
Packet Pg. 17
Historic Survey Highlight
• 501 Spaulding
-Farmhouse
-423 Spaulding Not Eligible
3
Education and Outreach 4
June is LGBTQ+ Pride Month in the United
States, in recognition of the June 1969 Stonewall
Riots in New York City, a milestone act of
resistance that created important momentum in
the LGBTQ+ civil rights movement. One year
after Stonewall, the number of LGBTQ+ groups in
the country grew from approximately 50 to 1500.
By 1971, they rose to approximately 2500 formal
groups. Pride month celebrations now occur all
over the world, and one of the largest is in
Denver.
Learn more about LGBTQ+ history in Fort
Collins, and check out the related walking tour, at:
https://www.fcgov.com/historicpreservation/pride
3
4
ITEM 2, ATTACHMENT 1
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Agenda Item 3
Item 3, Page 1
STAFF REPORT June 21, 2023
Historic Preservation Commission
ITEM NAME
LAND USE CODE TOPICS – OLD TOWN NEIGHBORHOODS AND ZONING
STAFF
Maren Bzdek, Historic Preservation Manager
INFORMATION
This is a general overview of the information that was presented about the Old Town Neighborhoods and the
historic preservation impacts of the land use code at the recent public open house about the existing land use
code and what was proposed in the repealed code. Discussion highlights from the Commission and any
participating members of the public will be added to the topics raised at the Open House and shared with
Planning staff. Tonight’s discussion will serve as preparation for a staff report to request a recommendation
about the land use code from the HPC in the fall.
ATTACHMENTS
1. LUC Open House Boards – Old Town.pdf
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ITEM 3, ATTACHMENT 1
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ITEM 3, ATTACHMENT 1
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Legend
ITEM 3, ATTACHMENT 1
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ITEM 3, ATTACHMENT 1
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ITEM 3, ATTACHMENT 1
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ITEM 3, ATTACHMENT 1
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ITEM 3, ATTACHMENT 1
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What we heard at the LUC Open House re: Old Town Neighborhoods & Zoning
Town.
Topics of discussion:
Scale of infill projects, -
o -
ho
o -
Change of character and potential of Old Town
Level of prot historic resources relative to
Parking impacts
ADUs as short-term rentals
Loss of natural and
Variances and for d
resources
o Should permissive?
o ?
ITEM 3, ATTACHMENT 1
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1
PROTECT OUR OLD TOWN HOMES
COMMENTS ON PROPOSED CHANGES TO LAND USE CODE
5/19/2023
1.WHO ARE WE?
Protect Our Old Town Homes (POOTH) is an association of neighbors from East and West Old Town who
formed in 2013 to help prepare the Old Town Neighborhoods Plan and Old Town Design Guidelines. In
2016, we successfully stopped a petition drive that attempted to overturn a city council ordinance that
improved zoning standards for Old Town. The Old Town rezoning ordinance was finally adopted by
council in 2017.
When the new land use code was adopted in November 2023, our group joined forces with Preserve
Fort Collins to carry the petitions that successfully repealed the proposed Land Development Code (LDC).
During February and March, a committee of over 20 POOTH members met to review the repealed LDC
and prepare comments on the proposed changes to the city’s current Land Use Code (LUC). Our
committee met weekly for 4 weeks with over 10 hours of group discussion and additional time spent in
online.
It is our understanding that city staff is meeting with groups during the public input state and we would
like our POOTH committee to meet directly with city staff to present our concerns in full.
Below is a summary of our comments, concerns and suggestions for changes to the repealed LDC. While
the views expressed were not always unanimous, it does express a broad consensus of the group’s
opinion.
2.COMMENTS ON CITY COUNCIL GOALS (AKA PRINCIPLES)
POOTH believes that words and their meanings are important and should be precise. We believe that
what the Council continues to call principles are actually goals and should be stated as such. According to
the Meriam Webster Dictionary, goals are defined as “the end towards which effort is directed”, while
principles are “a rule or code of conduct”. Consequently, our comments are directed towards the
following stated Council goals:
A.Goal: Increase overall housing capacity (with a measurable objective of increasing density 53%
city-wide)
POOTH unanimously opposes the goal of increasing city-wide density and believes the 53% density
objective is neither desirable nor appropriate. The city-wide rezoning of existing single-family (SF)
zones, including Old Town (OT) Neighborhood Conservation Low Density (NCL) and Neighborhood
Conservation Medium Density (NCM) which is predominantly SF, is a shotgun, supply-side/trickle-down
approach that assumes that by upzoning to increase housing density, the private sector will build more
affordable housing or that by increasing the housing stock, prices and rents will go down. The reality is
that the private sector doesn’t build affordable housing without subsidies. And although commodity
prices are typically dictated by supply and demand (greater supply satisfies demand and decreases
prices), that has not proven true for increased housing density/stock in other cities. POOTH members
ITEM 3, ATTACHMENT 2
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2
are reluctant to sacrifice Old Town quality of life by accepting higher density without at least a likelihood
that the sacrifice will result in more affordable housing.
We also believe that the LUC should NOT override Homeowner Associations’ covenants. People choose
to live where they find the best fit for them and the city government should not override these basic
human rights.
We request that the objective of achieving a 53% city-wide density increase be eliminated. The city
should instead adopt a more strategic approach with higher densities adjacent to convenient transit
(with 15-20 minute headways) and in areas of large tracts of vacant land where the density can be
carefully planned. A perfect example of vacant land where this approach should be applied would be
Montava. It can be planned for all styles and pricing of housing, density adjacent to transit hubs,
commercial/retail spaces, and land for industrial uses.
B. Goal: Enable more affordable housing
POOTH believes this goal misses the mark. We don’t think upzoning is effective or should be used for this
purpose. We support a goal to “Increase Affordable Housing Supply ” - especially for HUD income
qualified households.
POOTH also encourages the city to develop strategies to protect the existing affordable housing stock.
This would include smaller, older single-family (SF) homes used as rentals and for starter homes as
well as rent-restricted multi-family (MF) housing. We especially support programs to protect HUD rent-
restricted housing that is being lost as 20-year rent restrictions end and rents move to market rates (e.g.,
Reflections, a rent-restricted senior complex that sold and raised rents to market rate in 2022 causing
displacement of most tenants.)
We believe the city should increase its efforts to build, or cause to be built, additional permanent
affordable housing units for both income-qualified renters and buyers (up to 80% AMI) through
subsidies, grants, government ownership, vouchers, or other direct support. The city should also identify
revenue generating strategies such as a real estate transfer tax that could help fund new income-
qualified units. POOTH supports targeting affordable housing specifically for current Fort Collins workers
and low-income residents.
Additionally, since rapid increases in CSU student enrollment contribute to the stress on Fort
Collins housing stocks, the city should consider ways in which CSU could be compelled to bear
more responsibility in providing housing (public or private) for their existing and increased
enrollments.
C. Goal: Allow for more diverse housing choices
We support the concept of having more housing choices in Fort Collins but believe that this should only
be directed at the planned, new development of large vacant parcels and should not apply to
established, built-out neighborhoods. The City Plan adopted in the 1990’s included zoning for SF homes,
townhomes, duplexes, and MF housing of all types in the subdivisions built in the past 20 years. The
strategy was effective and should be continued or modified but only for greenfield development.
ITEM 3, ATTACHMENT 2
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3
D. Goal: Make the code easier to use and understand
We applaud this goal and believe the new layout and organization of the proposed LDC largely
accomplishes this.
E. Goal: Improve Predictability of the development review process
The pertinent question when examining this goal is, predictability for whom? We especially support
increasing predictability for existing homeowners, renters, neighborhoods, HOA’s, realtors and
homebuyers. The existing LUC provided predictability for existing and future residents in regard to what
land uses would be allowed next door and around them. The repealed LDC removed predictability for
all those Old Town and SF neighborhoods that were proposed for upzoning. Under the repealed LDC,
homeowners, renters and buyers would no longer be assured that the single-family style homes in their
neighborhoods would be sustained.
Zoning and land use permitting procedures are short-term for the developers and builders but the
resulting changes to the neighborhood are permanent. Residents deserve predictability and a voice in
proposed changes in their neighborhoods.
POOTH, and virtually all Fort Collins residents, want to have an active voice in changes to their
neighborhoods. The code should continue to require neighborhood notification of development
proposals and zoning changes. Proposed individual variances, waivers, and modifications of standards for
single lots should be publicized to the adjacent neighboring homes. We strongly support retaining
neighborhood meetings, meaningful involvement in the development review process, and requiring
development projects to go to the Planning and Zoning Commission for public hearings so that our
voices can be heard.
3. COMMENTS ON PROPOSED REZONING OF OLD TOWN NCL AND NCM ZONES
POOTH members were unanimous in their opposition to the rezoning of both Old Town (OT) zones for
many reasons.
A. Conserve our historic housing
OT neighborhoods are currently zoned Neighborhood Conservation Low Density (NCL) and
Neighborhood Conservation Medium Density (NCM). We SUPPORT maintaining the objective of
“conserving” the historic homes in our neighborhoods regardless of their status as eligible or ineligible
for landmark designation. These neighborhoods include some of the smallest single-family homes in the
city, providing housing stock for starter homes and cheaper rentals. The city should work to protect the
less expensive housing it currently has.
We don’t want to lose Fort Collins’ historical housing/neighborhoods to demolition and modern
building designs, and we don’t think other city residents would want to see Old Town homes demolished
and replaced either. Old Town is a beloved part of our community and these neighborhoods are valued
for their historic character city-wide. Old Town homes should be preserved whenever practicable, not
demolished.
ITEM 3, ATTACHMENT 2
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4
B. People choose housing and neighborhoods that they like and can afford
Our residents have chosen older homes in OT because of their character, a love for the neighborhood
charm, walkable streets, their location and (historically lower) prices. They have chosen to live in single-
family neighborhoods and their choices and property values should be respected. While housing prices
have drastically increased in recent years, Old Town still retains a diverse mix of residents in terms of
income, ethnicity, and ages and shelters renters, students and homeowners. We like it this way!
C. Old Town already meets the city’s higher density goals.
OT already has a small number of duplexes and apartment buildings that were built long before the LUC.
They are outliers in our otherwise SF neighborhoods. Within our midst are the Downtown and River
District zones with new and proposed high-density condos and MF housing. MF apartments have been
built along West Laurel, Cherry, and Willow Streets. And there are thousands of students living on
campus. The greater Old Town area is dense enough! OT is already denser than most of Fort Collins.
D. It is unfair to target Old Town with greater density than any other SF zones
While OT is only about 1.3% of the city’s land area, our NCM neighborhoods are proposed to be rezoned
to the highest density compared with any other SF zones city-wide. We realize that increasing density
city-wide by 53% is an average and not all neighborhoods will be 53% denser. But under the proposed
LDC, Old Town in particular and by design, is zoned to allow the highest densities city-wide. The city has
not proposed 5- and 6-unit MF housing in any other SF zones. We believe this is inequitable for our
oldest, most cherished, neighborhoods.
E. Proposed OT Zoning would accelerate gentrification and displacement of lower income residents
The proposed zoning is likely to accelerate gentrification by attracting both new large SF houses and
high-end MF housing. The scrape-offs of small, older, more affordable SF homes has accelerated in Old
Town in recent years with approximately 65 single-family homes demolished since 2017. These houses
weren’t demolished because they were condemned, but because they were smaller, older, and cheaper.
The sale and redevelopment of small homes are already displacing our lower income and student renters
as well eliminating entry level for-sale housing. The repealed LDC would significantly increase this
displacement.
In addition, the proposed cap of 2400 square feet for a new SF house will not stem the tide of new high-
end SF redevelopment in OT but will exacerbate the trend of displacement. Some new houses could be
up to 3600 square feet with a full basement. As such, the cap will not constrain the displacement of
existing residents as little homes are sold/demolished for redevelopment. The proposed OT B zoning is
also likely to result in high-end 5-unit apartment buildings, townhomes or condos, further displacing
renters and entry level buyers of existing smaller, lower cost homes. The 6-unit townhomes located on
the corner of Mountain and Shields are an example; these units sell for a million dollars each. This
housing is not affordable. Under the repealed LDC, where would our displaced residents and entry
level buyers go to find housing?
ITEM 3, ATTACHMENT 2
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5
Additionally, it can be expected that the proposed zoning will especially accelerate gentrification and
demolitions in our older, minority neighborhoods including the Tres Colonias and Holy Family
neighborhoods. This conflicts with the city’s own equity and inclusion goals.
F. OT NCM/OT B zoning accelerates redevelopment of lower income areas
POOTH questions why OT’s predominantly SF neighborhoods have been divided into low and medium
density zones at all. The existing housing in all of Old Town is predominantly SF with a variety of sizes but
is similar in both NCL and NCM neighborhoods due to the time period in which it was built. The majority
of existing homes in east and west OT are less than 1500 square feet and 1 or 1 ½ stories high. It appears
that the city is targeting lower income areas for redevelopment by designating those parts of OT as
medium density zoning.
POOTH supports elimination of NCM zoning to rezone all Old Town neighborhoods to NCL.
4. COMMENTS ON ACCESSORY DWELLING UNITS (ADUs)
Where allowed, POOTH would like ADUs very strictly regulated.
A. ADUs should only be allowed for full-time occupancy, not for short-term tourist housing
POOTH members were unanimous in opposing the construction or addition of more short-term rentals
(STRs) in our neighborhoods. City regulations should be amended to prohibit licensing of ADUs for STR
usage. STR’s are commercial, tourist properties and do not provide the much needed, long-term,
affordable housing our community desires. Since STR occupants are transient, using ADUs as tourist
housing (STRs) will not contribute to the social sense of community of our neighborhoods. STR
occupants are frequently insensitive to neighbors in regard to noise, lights, parking, privacy, and trash.
B. Detached ADUs and so-called “carriage houses” should be allowed only on properties with owner
occupied single-family homes
POOTH members were also unanimous that ADUs should be retained in common ownership with the
main house on the property and that the primary house be owner-occupied so that there is responsible
management of the rental unit.
C. Detached ADUs and “carriage houses” should not exceed 600 square feet in size and 25’ in height.
POOTH strongly believes the ADUs should be “accessory” dwelling units which are subordinate in size
and height to the primary home on the site and adjacent neighboring houses. The vast majority of the
housing in Old Town is still one story or 1 ½ stories high. POOTH recommends the maximum interior
space be 600 square feet and the building height allowed be no higher than 25’. ADUs should not loom
over existing Old Town homes, affecting their light, privacy, and views. Their purpose should be to add
more affordable, small, rental housing to our housing stock.
D. Detached ADUs and “carriage houses” should be granted no variances on height, square footage,
or set-backs
Part of the neighborhood resistance to ADUs is because the city allows far too many variances, waivers,
and modification of standards that make ADUs and other infill development incompatible with
ITEM 3, ATTACHMENT 2
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6
neighboring structures. There would be more neighborhood support of code changes if the city did not
routinely compromise its own standards.
E. All ADUs, whether interior or detached, should be required to have at least one, off-street parking
space.
In many parts of Old Town, the homes have no driveways or garages and many have only a one-car
garage. This causes many people to have to park on the street in front of their homes. With many
families having 2-3 vehicles, parking space on the street can be very limited. Considering CSU student
parking and 2-hour permit zones in much of OT, ADUs should be required to have at least one off-street
parking space on the property.
F. Incentivize the use of existing interior single-family home space for conversion to ADUs
POOTH believes the best way to add truly affordable ADUs is to allow existing homeowners to convert
existing, interior space or to build modest additions to their homes. This could provide income for
owners and affordable housing for renters. ADUs that are within or attached to an owner-occupied SF
home are more compatible in already developed areas because they would not change the architectural
character and style of the neighborhoods.
G. Interior ADUs should be allowed to have private exterior entrances.
POOTH objects to the proposed standard that requires interior ADUs such as basement apartments to
have interior entry doors and would like this requirement eliminated. A private exterior entry door on
the side or back of the main residence provides more privacy to both the homeowner and the ADU
residents. The city can also help minimize the cost of converting existing interior spaces to an ADU by
requiring them to meet habitability standards, rather than all aspects of modern building codes.
H. Increase the proposed lot size for an ADU from 4,500 square feet to at least 10,000 square feet
The proposed LDC would allow a detached ADU or carriage house in the back or side of a 4500 square
foot lot. This is entirely too small for two buildings and a garage. It largely eliminates green space or
gardens and would likely increase the removal of large trees and landscaping.
5. COMMENTS ON PROPOSED OT BUILDING TYPES AND DEVELOPMENT STANDARDS
The following are comments on some of the proposed standards on pages 2-10 through 2-16 and of
the repealed LDC.
A. Building Types
POOTH reviewed the building types proposed for lots in Old Town NCL and NCM zones. We believe these
zones are and should remain predominantly and appropriately single-family neighborhoods.
We oppose the demolition of existing housing for redevelopment into duplexes, triplexes, apartment
buildings or rowhouses in these areas. Well-regulated ADUs as described above should only be located
on lots equal to or greater than 9,000 square feet. Many of the older long lots in Old Town are about
9000 square feet or larger and these are large enough to have a back ADU or carriage house with
ITEM 3, ATTACHMENT 2
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sufficient open areas between buildings for gardens, lawns, patios and added privacy for each housing
unit.
POOTH strongly opposes allowing any detached ADUs, whether single story or carriage houses, on
4500 square foot lots. These lots are entirely too small for both a primary house and a separate ADU.
B. Building Heights
The Old Town Neighborhoods Plan inventoried housing in the NCM and NCL zones and the data shows
the majority of houses are only 1 and 1 ½ stories high (approximately 13-25”). Because the existing
housing stock is mostly under 2 stories high, we would like the maximum building height of new single-
family houses, ADUs or additions to not exceed 25”. POOTH strongly opposes the proposed maximum
height of 35’.
New or remodeled homes that are 35’ high loom over their neighbors and negatively impact light and
privacy, as well as the prized historic character and ambience of the Old Town neighborhoods. The OT
neighborhoods have complained about the height of new construction since as far back as 2012 when
the Old Town Neighborhoods Plan process was first initiated.
C. Development Standards - Roofs
POOTH supports the development standards that require primary entrances that face the street and the
requirement for a front porch, landing or portico. However, in addition to these features, we would like
the standards to mandate specific roof styles and prohibit others. POOTH also supports standards to
mandate simple gabled or hipped roof styles and prohibition of other incompatible roof styles as seen
from the street. This proposed standard would not apply to roofs in backyards that aren’t visible from
the public right of way.
We don’t support allowing more than 4-gables on new houses or additions because this design is often
much more complex than what is most common within the Old Town Neighborhoods. (The Avery house
is an exception to the rule.)
This would mean that flat, shed, butterfly, skillion and slipped gable style roofs would be prohibited
for street-facing buildings in the code. Right now, these types of roofs are discouraged in the Old Town
Design Guidelines, but adherence to the Guidelines is voluntary and often completely ignored by
architects and builders.
POOTH members would like to have discussed more of the standards but were constrained by time.
ITEM 3, ATTACHMENT 2
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Agenda Item 4
Item 4, Page 1
STAFF REPORT June 21, 2023
Historic Preservation Commission
PROJECT NAME
THE EMMA MALABY GROCERY PROPERTY AT 313 N. MELDRUM ST. - APPLICATION FOR FORT COLLINS
LANDMARK DESIGNATION
STAFF
Yani Jones, Historic Preservation Planner
PROJECT INFORMATION
APPLICANT: Larimer County Historic Alliance, DBA Historic Larimer County (owner)
PROJECT DESCRIPTION: This item is to consider the request for a recommendation to City Council for landmark
designation of the Emma Malaby Grocery Property at 313 N. Meldrum St.
COMMISSION’S ROLE AND ACTION: One of the Commission’s responsibilities is to provide a recommendation to
City Council on applications for the designation of a property as a Fort Collins landmark. Chapter 14 of the Municipal
Code provides the standards and process for designation. At the hearing, the Commission shall determine whether
the following two criteria are satisfied: (1) the proposed resource is eligible for designation; and (2) the requested
designation will advance the policies and the purposes for landmark preservation in a manner and extent sufficient
to justify the requested designation. Following its review, and once the Commission feels it has the information it
needs, the Commission should decide whether to recommend landmark designation to City Council and if so, adopt
a motion providing the Commission’s recommendation on the property’s landmark eligibility to City Council.
STAFF EVALUATION OF REVIEW CRITERIA
STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY
The Emma Malaby Grocery Property is significant under Standards 1 (Events), 2 (Persons/Groups), 3
(Design/Construction), and 4 (Information Potential).
Under Standard 1, this property represents two events/patterns in Fort Collins history: (1) the location of grocery
stores within a residential setting prior to World War II; and (2) women’s history in business, through association with
multiple women in the Collamer family, including Minerva Stoneburner and Emma Malaby and their sisters.
Under Standard 2, this property is associated with notable early photographer G.T. Wilkins, who operated a
photography studio out of the store building, as well as with the Collamer family, who have been involved in Fort
Collins religious, social, and political life for well over a century.
Under Standard 3, this property contains one of three remaining false-front stores in Fort Collins, a stacked-plank
shed, one of only two remaining examples of stacked-plank construction in Fort Collins, and a rare example of a
barn original to and remaining in the boundaries of Fort Collins’s original plat.
Under Standard 4, because there is known to be a combined salvage yard and wood pile between the grocery
building and barn, and because of the presence of a stone-lined well that was filled in prior to 1980, this property has
the potential to yield historical archaeological information related to life in the early to mid-twentieth century.
The Emma Malaby Grocery Property retains sufficient integrity to reflect its significance in all four areas. The store,
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Agenda Item 4
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barn, and shed on the property vary in their level of integrity under each aspect, but they each retain enough
integrity to contribute to the property’s significance. Although the store itself is not in its original location, its
relocation is itself important to the history of the property; the other structures on this site were original to the site.
The main design alterations to the store, the porch and the addition, are historic in their own right. The barn has
had some elements, like door openings, filled with Celetex fiberboard, but its original form and structure remain.
The stacked-plank shed has no known modifications. The setting of the G.T. Wilkins’s photography studio, the
original business in the store building, has changed due to the relocation of the building in 1906 from North College
Avenue to North Meldrum Street, but the setting around the property since that move has remained largely
residential. Integrity of materials is fair on the grocery building due to exterior recladding on 3 elevations and the
replacement of some windows and doors. But important features of the grocery building, like the storefront
windows, are protected under plywood, and many other original materials, like the doors on the east elevation, do
remain, and many replacement materials, like those on the porch, have been made in-kind. Although the structure
of the barn remains, its doors have all been replaced or removed, and it has been reclad in hardboard sheets,
diminishing its integrity of materials. The shed has excellent integrity of materials. Its roofing is original, made of
flattened water heaters, for instance. Workmanship, especially evidence of labor in construction, is evident on all
three buildings. The grocery retains its false front and wide porch and is situated among the barn and stacked-plank
shed, so it continues to feel like an early twentieth-century grocery building. Finally, the association of the property
with its history, the Collamer family and Wilkins is evident through the property’s integrity of design and
workmanship, although association with Wilkins is lessened by the relocation of the building.
ALIGNMENT WITH CITY CODE AND PURPOSE
The designation of historic properties and the work of historic preservation promote the policies and purposes
adopted by City Council for the City of Fort Collins. Landmark designation furthers the City’s goals of environmental,
economic, and social sustainability. By continuing the use of an existing building and preserving the embodied energy
of its existing materials, landmark designation is environmentally sustainable. The designation of historic properties
also contributes to the City’s economic standing directly, through property, use, and sales taxes and revenues, and
indirectly, through the promotion of heritage tourism. Furthermore, landmark designation encourages the continuation
of private property ownership. The City’s cultural standing is also upheld because the preservation of the built
environment helps residents and visitors tangibly gain a better understanding of our history and the diversity of
people who shaped Fort Collins. Landmark designation enhances and perpetuates significant resources in the City
through the protection and acknowledgement of those historic properties as well as through the financial incentives
offered to landmark owners. Finally, the designation of historic properties also maintains and enhances the City’s
aesthetics through the protection and recognition of significant local architecture and history, contributing to the
promotion of good urban design and fostering civic pride in the beauty and accomplishments of the past. Taken
together, these benefits of landmark designation help strengthen Fort Collins’s community and support our vision of a
livable, sustainable city. (Municipal Code 14-1 and 14-2; City Plan)
WORK SESSION REQUESTS FOR ADDITIONAL INFORMATION
During the HPC work session held June 14, 2023, commissioners asked for the following information:
1. Was there a privy on site? (Commissioner Carlock)
a. The applicant consulted the previous owner, Jim Burrill, who noted that the outhouse for 305 N.
Meldrum St. was located near the back door of 313 N. Meldrum St. (where the driveway is), and so it
would most likely be within the parcel boundary of the Emma Malaby Grocery Property. Information
has been added to the nomination form and draft resolution under Standard 4 to reflect this.
2. The materials mention the Mercer Colony in relationship to the Collamer family. Can you provide some
background information on the Mercer Colony? (Commissioner Nelsen)
a. The applicant, Meg Dunn, will be providing this information during her presentation, which will be
added to the record for this item.
FINDINGS OF FACT AND RECOMMENDATION
FINDINGS OF FACT:
In evaluating the request for a recommendation to City Council regarding landmark designation for the Emma Malaby
Grocery Property at 313 N. Meldrum St., staff make the following findings of fact:
Packet Pg. 37
Agenda Item 4
Item 4, Page 3
1. That all owners of the Emma Malaby Grocery Property have consented in writing to this request for
Fort Collins Landmark designation of the property;
2. That the Emma Malaby Grocery Property has significance to Fort Collins under Standards 1, 2, 3, and
4, as supported by the analysis provided in this staff report and accompanying nomination form;
3. That the Emma Malaby Grocery Property has integrity of Location, Setting, Design, Materials,
Workmanship, Feeling, and Association sufficient to convey its significance as supported by the
analysis provided in this staff report and the accompanying nomination form;
4. That the designation will advance the policies and purposes stated in the code in a manner and extent
sufficient to justify the requested designation, as supported by the analysis provided in this staff
report.
RECOMMENDATION:
Staff recommends that the Commission adopt a motion recommending to Council the landmark designation of the
Emma Malaby Grocery Property.
SAMPLE MOTIONS
SAMPLE MOTION FOR APPROVAL: I move that the Historic Preservation Commission adopt a written resolution:
• Recommending that City Council adopt an ordinance to designate the Emma Malaby Grocery Property at 313
N. Meldrum St. as a Fort Collins Landmark, finding that this property is eligible for its significance to Fort Collins
under Standard 1 – Events, Standard 2 – Persons/Groups, Standard 3 – Design/Construction, and Standard
4 – Information Potential, as supported by the analysis provided in the staff report and presentation, the
landmark nomination dated April 26, 2023, and ___[insert any additional rationale the Commission determines
important to include]__; and
• Recommending that the property clearly conveys this significance through integrity of Location, Setting,
Design, Materials, Workmanship, Feeling, and Association to a sufficient degree to warrant the requested
designation; and
• Finding that the designation of this property will promote the policies and purposes of the City as specified in
Chapter 14 of the Municipal Code.
SAMPLE MOTION FOR DENIAL: I move that the Historic Preservation Commission not recommend that City
Council adopt an ordinance to designate the Emma Malaby Grocery Property at 313 N. Meldrum St. as a Fort Collins
Landmark, finding that this property is not eligible because of a lack of significance and/or the failure of the property
to convey its significance through its integrity, and/or finding that the designation of this property will not promote the
policies and purposes of the City as specified in Chapter 14 of the Municipal Code, and ___[insert any additional
rationale the Commission determines important to include]__.
ATTACHMENTS
1. Landmark Designation Application
2. Owner Acknowledgement
3. Draft HPC Resolution
4. Staff Presentation
Packet Pg. 38
Historic Preservation Services
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.4250
preservation@fcgov.com
fcgov.com/historicpreservation
1
Fort Collins Landmark Designation
LOCATION INFORMATION
Address: 313 N. Meldrum St., Fort Collins, CO 80521
Legal Description: Lot 3, Block 53, Fort Collins
Property Name (historic and/or common): Emma Malaby Grocery
OWNER INFORMATION
Name:
Company/Organization (if applicable): Larimer County Historic Alliance, DBA Historic
Larimer County
Phone:
Email: meg@historiclarimercounty.org
Mailing Address: PO Box 1909, Fort Collins, CO 80522
CLASSIFICATION
Category Ownership Status Present Use Existing Designation
Building Public Occupied Commercial Nat’l Register
Structure Private Unoccupied Educational State Register
Site Religious
Object Residential
District Entertainment
Government
Other Storage
FORM PREPARED BY
Name and Title: Meg Dunn
Address: 720 W. Oak St., Fort Collins, CO 80521
Phone: 970-484-3777
Email: meg@historiclarimercounty.org
Relationship to Owner: Vice President
DATE: April 26, 2023
TYPE OF DESIGNATION and BOUNDARIES
Individual Landmark Property Landmark District
Explanation of Boundaries:
ITEM 4, ATTACHMENT 1
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2
The boundaries of the property being designated as a Fort Collins Landmark correspond
to the legal description of the property, above. The property (hereinafter the “Property”)
consists of a wood frame false-front store with el-shaped shed addition, a stacked plank shed, a
barn, and the land encompassing the boundaries of the lot including a filled-in well site.
STATEMENT OF SIGNIFICANCE and INTEGRITY
Properties are eligible for designation if they possess both significance and integrity.
Significance is the importance of a site, structure, object or district to the history,
architecture, archeology, engineering or culture of our community, State or Nation. For
designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must
meet one (1) or more of the following standards set forth in Fort Collins Municipal Code
Section 14-22(a):
Standard 1: Events
This property is associated with events that have made a recognizable contribution to
the broad patterns of the history of the community, State or Nation. It is associated with
either (or both) of these two (2) types of events:
a) A specific event marking an important moment in Fort Collins prehistory or
history; and/or
b) A pattern of events or a historic trend that made a recognizable
contribution to the development of the community, State or Nation.
The Emma Malaby Grocery on N. Meldrum is an excellent example of a historic
neighborhood grocery located within a residential setting, which was a common pattern
of development in Fort Collins up until World War II. This development pattern affected
how people lived, shopped, and worked. It strengthened neighborhood bonds, enabled
active modes of transportation, and enabled families to operate a business close to
home.
The Emma Malaby Grocery is an important example of women in business in Fort Collins’
early history. While Frank A. Collamer owned and ran the grocery business on N.
Meldrum, it was his daughters – Emma, Mary Ellen, Minerva, Ruth, Effie May, and Laura –
who ran the day-to-day operations. Around 1916/17, Frank and Achsah moved to Cherry
and Grant, where Frank ran another neighborhood grocery. He gave the grocery on N.
Meldrum to his daughter Minerva to run. After Minerva’s untimely death, the store
became the property of Frank’s daughter Emma.
Standard 2: Persons/Groups
This property is associated with the lives of persons or groups of persons recognizable
in the history of the community, State or Nation whose specific contributions to that
history can be identified and documented.
The Emma Malaby Grocery was originally the George T. Wilkins Photography Gallery.
Wilkins was one of Fort Collins earliest photographers and, as such, captured the images
of multiple early Fort Collins families including A. W. Scott, Henry Franz and family, and
members of the Hottel family. Wilkins was not only an important early resident of Fort
Collins, but through his photography business, he captured Fort Collins history through
his camera lens.
ITEM 4, ATTACHMENT 1
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3
The Emma Malaby Grocery was also an important focal point within the history of the
Collamer family. The Collamers ran multiple businesses out of the store including a
grocery, a wood and coal business, a resale shop, a salvage yard, and an antique store.
The fact that the building was moved onto the property also creates a strong connection
with the Collamer family. On lots 1, 2, 3, 4, and 5 along the 300 block on N. Meldrum, all
of which once belonged to Frank Collamer, the house at 317 N. Meldrum, the house at
315 N. Meldrum, the store at 313 N. Meldrum, the house at 305 N. Meldrum, the house
at 414 Maple (part of the 303 N. Meldrum lot), and the Dermody Transfer building (also
on the 303 N. Meldrum lot) were moved from elsewhere.
The stacked plank shed and barn both contain reused materials which were repurposed
for building construction and repair. In keeping with the thrifty sensibilities which
encouraged whole building reuse as noted above, material reuse was also common
among Collamer family members, which is reflected in the materiality of these two
structures.
The Collamers have been actively involved in religious, social, and political life in Fort
Collins for well over a century. The family arrived in 1870 as part of the Mercer Colony
and were integral members of the community from that time through to the early
twenty-first century.
Standard 3: Design/Construction
This property embodies the identifiable characteristics of a type, period or method of
construction; represents the work of a craftsman or architect whose work is
distinguishable from others by its characteristic style and quality; possesses high artistic
values or design concepts; or is part of a recognizable and distinguishable group of
properties.
The Emma Malaby Grocery is one of only three remaining false-front storefronts in Fort
Collins. It is also the last remaining wood frame building from “the triangle” (referring to
its original location on N. College, within the triangle of “Old Town,” as described in the
August 1, 1906 Fort Collins Weekly Courier). It is an excellent example of early
construction methods in Fort Collins, and it represents the work, in both design and
construction, of Hiram Pierce, an early Fort Collins contractor.
The stacked-plank shed is one of only two remaining such examples of stacked-plank
construction within Fort Collins. It is also an unusual example of this form of construction
as stacked-plank construction was usually reserved for larger buildings that would be
holding grain.
The barn is an important example of outbuilding architecture for livestock, feed and
wagons that includes an expansive open interior, a second floor loft, and exposed beams;
and it is a particularly rare example that is original to, and remaining within, the
boundaries of the original plat of Fort Collins
Standard 4: Information Potential
This property has yielded, or may be likely to yield, information important in prehistory or
history.
ITEM 4, ATTACHMENT 1
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The area between the Emma Malaby Grocery and the barn was, for several decades, a
combined salvage yard and wood pile. The property therefore has potential to yield
archaeological information from the early to mid-1900s as items may have dropped and
been buried over the years.
A stone-lined well is located between the store and the barn (about 8 feet east of the
barn). It was filled in around the mid-1900s and may contain items of interest from that
or former time periods.
Additionally, the outhouse of 305 N. Meldrum St. was located near the back door of the
store building at 313 N. Meldrum St. It is likely that this privy site is under the unpaved
driveway that currently serves 305 N. Meldrum St., but which is within the parcel
boundary of the Emma Malaby Grocery Property. In addition to their outhouse function,
privy pits were historically used like trash receptacles, and so their excavation can
uncover assemblages of broken dishware, construction material from building projects,
and other types of household artifacts. The privy pit, should it be uncovered, is also likely
to yield historical archaeological information related to life in the early to mid-twentieth
century.
Period of Significance is the discrete chronological period (or periods) during which a
historic property gained its significance. Additions or alterations to a property that have
significance in their own right can warrant the extension of a Period of Significance.
Period(s) of Significance:
1881 - 1992
Integrity is the ability of a site, structure, object or district to be able to convey its
significance. The integrity of a resource is based on the degree to which it retains all or
some of seven (7) aspects or qualities set forth in Fort Collins Municipal Code Section
14-22(b): location, design, setting, materials, workmanship, feeling and association. All
seven qualities do not need to be present for a site, structure, object or district to be
eligible as long as the overall sense of past time and place is evident.
Standard 1: Location is the place where the resource was constructed or the place
where the historic or prehistoric event occurred.
Though the store does not stand in the same location where it was originally built, it still
bears witness to its original use as a photography studio with the intact storefront, the
large (though not original) window on the south elevation, and the currently covered
skylight (the framing of which remains intact).
The store has been in its present location since 1906, and all of the events and most of
the people for which the site is significant are tied to its current location.
The stacked plank shed and barn are in the location where they were constructed.
Standard 2: Design is the combination of elements that create the form, plan space,
structure and style of a resource.
Based on early photos of the store when it was located at 146 N. College, the design of
the false front store has been altered with the addition of a covered front porch and el-
ITEM 4, ATTACHMENT 1
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shaped shed addition around the back and side of the building, both of which are now
historic in their own right.
The stacked plank shed retains a strong sense of its original design with no known
modifications having been made to the structure.
The barn retains its original form and structure, though some design elements such as
two hay-loft doors; a south, human-sized door; and a north human-sized split door were
filled in with Celetex fiberboard and the entire building was covered with hard board
sheets of siding in 1992.
Standard 3: Setting is the physical environment of a resource. Setting refers to the
character of the place; it involves how, not just where, the resource is situated and its
relationship to the surrounding features and open space.
The setting of the original photography studio changed significantly when the structure
was moved in 1906. The current setting of the grocery store remains largely residential,
however the recent construction of a mixed-use building across the street does affect the
setting somewhat. The house to the south of the grocery was brought in from Loveland
in the early 2010s and is therefore not original to the neighborhood, but as it is
residential in nature, it continues to help convey the original setting of the store.
The setting of the stacked plank shed and barn remains intact as the new development is
largely blocked by the store.
Standard 4: Materials are the physical elements that form a resource.
Cladding: Three elevations of the grocery and the entirety of the barn have non-original
exterior cladding. The north and west elevations of the store (the el-shaped addition) was
reclad with Ponderosa pine in 1988 to match the original, though the width of the tongue
and groove boards differs somewhat from the original. The barn was covered in hard
board sheets of siding in 1992. The original barn cladding may still be intact under the
hard board sheets.
Windows: The storefront windows on the Malaby store are intact but covered with
plywood for protection. A few of the panes were replaced in 1988 with tempered glass.
Windows on the front of the Woodyard Store (located in the northern side of the
addition to the store) are covered with plexiglass storm windows and plywood has been
installed behind the glass to block views into the building. The two windows on the north
elevation of the building are in the same location as the original windows but are smaller
than the originals. Fred Collamer installed wainscoting on the interior of the north-side of
the addition and gaps in the wainscotting reveal the size and form of the original
northside windows. The 12-light window on the south elevation of the store is not
original. It replaced a larger 30 light window that had been significantly damaged due to
water infiltration.
Doors: All doors on the east elevation of the store are original. The doors on the south
elevation of the store are replacements from the 80s. The human-sized door on the
north elevation has been covered with plywood. And the large beadboard door on the
north elevation of the store is original, though it has been reduced in size. About 1 foot
width of door was removed and that area that the door previously covered now contains
an electrical box that was added in the late 1980s. A piece of lumber was also added to
the top of the door at that time. The door on the shed is original. The only original door
ITEM 4, ATTACHMENT 1
Packet Pg. 43
6
on the barn is now located on a shed at 315 N. Meldrum. All other doors were replaced
or removed. The original openings are all evidenced by black Celetex applied on the
interior of the building within the door openings (including the two door openings from
the hayloft out to the alley). The main barn door on the east side was constructed of
scrap materials from old Hewlett-Packard boxes in the 1980s.
Roofs: The store has a wood shingle roof that is in bad shape. The shed has a wood plank
roof covered with sheet metal taken from old water heaters and flattened out. This
salvaged roofing material is original to the shed. The barn has a non-original asphalt roof
which replaced a wood shingle roof. The east side of the barn roof has a plywood
underlayment, while the west side is of OSU board.
Additional Notes: The porch on the store has had material replaced over time, but all
were in-kind replacements. The southern uncovered porch extension was removed at an
unknown date (prior to 1954). The original entrance steps to the Woodyard Store
entrance rotted out and were replaced in the early 1990s with wood from pallets
scavenged from HP (Hewlett Packard). The protruding cornice originally on the eastern
elevation of the building was removed at an unknown date.)
Standard 5: Workmanship is the physical evidence of the crafts of a particular culture
or people during any given period in history or prehistory. It is the evidence of artisans'
labor and skill in constructing or altering a building, structure or site.
The store exhibits clear evidence of labor in constructing and historic altering of the
building. The false front and covered front porch are the most distinct examples of
workmanship on the Malaby store. The el-shaped shed addition indicates the labor of an
owner expanding commercial space in order to accommodate a second business out of
the same location.
Physical evidence of workmanship on the barn is visible primarily from the interior of the
building where the original framing can be seen.
The stacked plank shed clearly exhibits workmanship in style of construction, reuse of
materials on the roof, and the handmade door.
Standard 6: Feeling is a resource’s expression of the aesthetic or historic sense of a
particular time. It results from the presence of physical features that, taken together,
convey the resource's historic or prehistoric character.
The Emma Malaby Grocery strongly conveys a feeling of early Fort Collins due to its
battlement front, welcoming covered porch, and historic storefront entrance. The
relationship of the store, the shed, the barn, and the surrounding Collamer properties (at
303, 305, and 315 N. Meldrum) also add to the sense of history and historic use of this
property
Standard 7: Association is the direct link between an important event or person and a
historic or prehistoric resource. A resource retains association if it is the place where the
event or activity occurred and is sufficiently intact to convey that relationship to an
observer. Like feeling, association requires the presence of physical features that
convey a property's historic character.
Though the store and barn have both been slightly altered over time, they still retain a
significant level of integrity indicative of multiple family businesses having been operated
out of this lot. In fact, one could argue that the changes over time, especially the reuse of
salvaged parts and the do-it-yourself improvements and repairs, are in keeping with a
ITEM 4, ATTACHMENT 1
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family that valued thrift and self-sacrifice. In this sense, all three structures, as well as
possible archaeological finds, all speak strongly of the hard-working Collamer family that
has used and maintained this property since 1906.
ITEM 4, ATTACHMENT 1
Packet Pg. 45
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HISTORICAL INFORMATION
Before the subdivision of the land by the government of the United States, both the parcel located at 313
N. Meldrum Street, where the Emma Malaby Grocery is currently located, as well as the parcel at 146 N.
College Avenue, where the building was constructed and resided for twenty-five years, was under the
sovereign domain of Indigenous Peoples, most notably the Arapaho and Cheyenne Nations. In addition,
the Sioux, Comanche, Ute, Kiowa, and Pawnee ranged through the area with some regularity.
In 1864, after a flood washed out the military camp located in what is now Laporte, a new military camp
was set up 4 miles downstream. On November 14, 1864, President Abraham Lincoln and Acting Secretary
of the Interior, W. T. Otto, signed the document formalizing the reservation of the land for military use.
The two parcels listed above resided within the 6,168.92 acres of military reservation that was set aside
for the use of Fort Collins.
When the military reservation was formally decommissioned and opened for settlement on May 15,
1872, the land was sold in large parcels. These property owners then deeded their holdings to the
Larimer County Land Improvement Company in return for stock in the company.
Sarah E. Eddy purchased lot 13, block 18 (now known as 146 N. College Avenue) on July 17, 1873 from
the Larimer County Land Improvement Company according to the “Emma Malaby Grocery History
Project.” George T. Wilkins, a local photographer, purchased the lot from Eddy on January 28, 1881 for
$300.00.
On February 3, 1881, The Express included a short article about Wilkins’ new building, saying:
“G. T. Wilkins, the photographer, will commence this week to erect a frame
building just north of the one now occupied by By. Allen. It will be forty feet by
twenty-two, and constructed on a plan suited to the photographing business.
The front part will be used as a reception room, and the rear will be fitted up as a
work room. New furniture and modern appliances are to be added, and nothing
will be omitted that can help to make this gallery one of the best in the state.”
Another article in the Fort Collins Courier on the same day stated:
“Mr. Hiram Pierce has just completed plans for an art gallery to be built for
Wilkins, the photographer, on College avenue. The building will be 22x45, one
eleven foot story in height, with battlement front. The front is to be finished after
a very neat design, and when completed will present a pleasing appearance. Mr.
Pierce has the contract for completing the entire building.”
On February 10th, The Express announced that the foundation had been laid and the building would be
45x25 feet. Construction progressed quickly, and by the last week of March, George Wilkins, his wife
Emma, and their ten-year-old daughter, Clara, moved into the building, both to work and to live. An
attempted burglary on June 16th of that same year involved two men peering in from their back porch.
Mr. Wilkins chased the men down College Avenue (despite only being partially dressed) and slept with a
large revolver at the ready from then on until the family moved to a residence on Myrtle Street in April
1882.
ITEM 4, ATTACHMENT 1
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The December 22, 1881 Fort Collins Courier, in listing all of the new buildings that had been constructed
in town that year, included Wilkins’ building stating, “Photograph gallery and residence for G. T. Wilkins
on College avenue, costing $1,000.” The earliest listed address for the property was given as 442 N.
College Avenue.
The December 13, 1881 Daily Express announced that the windows on Wilkin’s “photograph gallery” had
been blown in by the wind. They had to be boarded up and the glass was later replaced. They were blown
out again in March 1886.
Wilkins sold his store to Thomas Quinn for $1,000 in August 1896 and moved his photography shop to the
Commercial House block. It is unknown how Thomas Quinn used the building during his ownership, and in
December of 1899 he sold the property to Ben Whedbee for $1,200.
The first mention of a tenant in the Wilkins building is from a June 5, 1900, Weekly Courier article stating
that Mrs. Shipley was opening a millinery shop. Later advertisements for the millinery list the address as
148 N. College Ave., which matches a change in numbering along College Avenue indicated in the 1901
Sanborn Map. According to Collamer family lore, Mary Ellen Collamer worked for Mrs. Victoria Ann
Shipley in her millinery shop when it was in this building. She later married Shipley’s son, Rolly, in 1904.
Mary Ellen Shipley was the daughter of Frank Algerine and Achsah Alice Collamer.
The October 24, 1900 Weekly Courier announced that, “The Misses St Clair of Iowa have purchased the
millinery stock of Mrs. V. A. Shipley and have taken possession of the same and will continue to do
business at the present location until another suitable room can be found.” So Shipley’s business didn’t
last long in the Wilkins building.
On April 6th, 1900, Frank A. Collamer (the father of Mary Ellen Shipley) purchased the lot at 313 N.
Meldrum. It appears to have been a vacant lot at the time.
The 1902, 1903, 1904, and 1906 City Directories list Elizabeth and Nettie St. Clair as milliners that both
lived and worked at 148 N. College Ave. In August of 1906, the St. Clairs moved their millinery business to
122 S. College Ave.
A new bank building was announced on June 27, 1906 in the Weekly Courier:
“The Commercial Bank and Trust company has purchased the Whedbee lot on North
College avenue, located adjacent to the new Barkley block, on which is one of the oldest
frame buildings in the city. ‘We have made the purchase and will put up a block just as
soon as possible, said President Clark. We can't get possession of the property for four
weeks. The matter is in the hands of a committee which is having sketches made by the
architect. I am unable to say just what kind of a structure will be decided upon.’”
The transaction took place in early July, with the Commercial Bank and Trust Company buying the lot
from Ben Whedbee for $6,500. They weren’t interested in the wood structure, however.
The sale of the building was announced the following month:
“Frank Collamer has bought the old frame structure on the Whedbee lot, N. College
avenue, recently purchased by the Commercial Bank and Trust company. Mr. Collamer is
ITEM 4, ATTACHMENT 1
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preparing to move the house to the northwest part of town, it being the only frame
building in the triangle. The lot will be used for the immediate erection of a one story
brick and stone building, which the bank will use exclusively for its business.” (August 1,
1906, Fort Collins Weekly Courier.)
According to Ruth (Collamer Burrill) Dermody (in an interview with City staff, David Ayers, in 1984), the
foundation was built for the store by a Mr. Hartline, which may have been Clarence Henry Hartline, a
lodger that was listed as living with Fred P. Collamer and family in Laporte in the 1920 census. It was
made of whitestone taken from a quarry at the mouth of Rist Canyon and hauled back to Fort Collins by
horse-drawn wagon.
According to Art Collamer, who would have been 14 years old at the time, the building was moved with a
sturdy cable wrapped repeatedly around the building and attached to a single horse. A series of logs were
placed under the structure and the horse pulled it across the rollers. A block and tackle were used so that
for every 10 feet that the horse moved, the store would move one foot. It was a long process which took
about two weeks to complete.
The new home of the store was 313 N. Meldrum St. This residential area is within the original Fort Collins
plat. Additionally, during the late nineteenth and early twentieth centuries, a small community of
Black/African American residents lived in this Meldrum Street area around Cherry and Maple Streets. For
example, in 1906, Harkless Hicks and his children lived across the street from this property, at 310 N.
Meldrum St.; his wife, Hattie, passed away just a few months before the grocery building was moved
across the street from their home. Harkless continued to live directly across from the grocery building
until about 1919, when he moved just next door with his second wife, Josie. It is unknown whether
Black/African American neighbors, like Harkless, in this area shopped at the Collamer family’s grocery
store at 313 N. Meldrum St., but it is a possibility.
The former photography gallery and millinery was opened as the Frank Collamer Grocery in early 1907.
The neighborhood store carried hay, feed, coal, and wood, along with typical grocery items such as flour,
sugar, and cigars. Collamer added a full length covered front porch at this time. The porch included a un-
covered southern extension that was later removed. Built-in seating was added to the porch either
before, or around the time of, the 1916 addition. Signage was also painted on the façade, over the roof of
the porch, which said, “Frank Collamer. Grocery. Hay, Grain, Flour, Feed, & Wood.”
For a very brief time in 1907, Frank A. Collamer sold his grocery business to Messrs. W. E. Robinson and
Grate. Collamer had run a cash & carry system, but Robinson and Grate allowed purchases on credit. The
business quickly failed and Collamer purchased the store and all its contents right back from them and
went back to requiring cash for all payments.
An el-shaped addition was constructed around the west and north sides of the store in 1916, about the
same time that the barn was built behind the store. According to Frank A. Collamer’s great-grandson, Jim
Burrill, it’s likely that Frank Collamer hired help to construct the addition and barn. The addition became
the Woodyard Store, run by Frank A. Collamer’s son, Fred. At some point the word “Woodyard” was
painted on the eastern end of the addition.
It was around this same time that Frank Collamer moved to 801 Cherry, where he ran another
neighborhood grocery. He put his daughter Minerva Stoneburner (whose husband, Irwin R. Stoneburner
had died in January 1914 of an unfortunate train accident) in charge of the N. Meldrum store, but the sign
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over the store remained the “Frank Collamer Grocery.” Minerva was remarried to James Carlon on
September 24, 1919. But in February of 1921, James killed Minerva and then himself.
Following Minerva’s death, Frank Collamer gave the store to another of his daughters, Emma Malaby.
Emma repainted the sign over the top of the store, renaming it the Emma Malaby Grocery. Emma Malaby
ran the grocery store, and for a time a resale business as well out of the back addition, until 1943. At the
age of 63, she shut down her business and had the building boarded up. It remained unused for several
decades.
Emma Malaby passed away September 19, 1967. The property passed on to her brother, Art Collamer.
On December 1, 1980, Art Collamer gave 313 N. Meldrum to his sister, Ruth Dermody. On December 22,
1986, Ruth gave the property to her son, Art Burrill. Ruth passed away the following week at the age of
91. Art Burrill gave the property to his son, Jim Burrill, in January 1987.
Jim and his wife Carol opened an antique store in the building in 1989. They named it Emma Malaby
Antiques. It operated until 1992. The Burrills received a Friend of Preservation award from the City of Fort
Collins Landmark Preservation Commission in 1991 for rehabilitation work they had done on the building
and for restoring it to life with the antique shop. The building has primarily been used for storage since
that time.
In 2014, the building was used as a backdrop in a small, locally made movie called “Forget Me Not,” by
Christopher McKee. A trailer for the movie can be viewed at https://vimeo.com/105061660
Ownership Chronology
The land was initially under the sovereign control of the Arapaho and Cheyenne People. It was reserved
as a military installation on November 14, 1864. The military reservation was decommissioned on May 15,
1872. (Marmor, Jason. “Historical Contexts for the Old Fort Site, Fort Collins, Colorado, 1864-2002.”)
Andrew Cowan owned the land upon which block 53 would later be platted. Cowan deeded the property
to the Larimer County Land Improvement Company. (HistoryGeo.com. Fort Collins Courier, July 27, 1878)
George T. Wilkins purchased Lot 13, Block 18 on January 28, 1881. (David W. Ayers, City of Fort Collins,
City Planning Division, in the research project entitled “Emma Malaby Grocery History Project.” Summer
1984.)
“Real Estate Transfers. Geo. T. Wilkins to Thos. Quinn, lot 13, block 18, Fort Collins; $1,000.” (Fort Collins
Courier, August 27, 1896)
“Thomas Quinn to B. T. Whedbee, lot 13, elk 18, Fort Collins; $1,200.” (Weekly Courier, December 7,
1899)
“B. T. Whedbee to Commercial Bank and Trust Co., lot 13, block 18, Fort Collins; $6,500.” (Weekly
Courier, July 4, 1906)
“Frank Collamer has bought the old frame structure on the Whedbee lot, N. College avenue, recently
purchased by the Commercial Bank and Trust company. Mr. Collamer is preparing to move the house to
the northwest part of town, it being the only frame building in the triangle. The lot will be used for the
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immediate erection of a one story brick and stone building, which the bank will use exclusively for its
business.” (Weekly Courier, August 1, 1906)
“F P Stover treas to J Sickman lot 10 blk 96 Harrison add Ft Collins, also.......... lot 3 blk 53 Fort Collins”
(Loveland Reporter, June 25, 1891)
“Lottie E. Davy to F. A. Collamer, lot 3 block 53, Fort Collins; $50.” (Weekly Courier, April 12, 1900)
Information on the property passing from Frank A. Collamer to Emma Malaby, from Emma Malaby to Art
Collamer, from Art Collamer to Ruth Dermody, from Ruth Dermody to Art Burrill, and from Art Burrill to
Jim Burrill came from several interviews with Jim Burrill during the winter of 2022/23.
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ARCHITECTURAL INFORMATION
Construction Date: Grocery: March 1881, Grocery Addition and Barn: 1916, Shed: unknown.
Architect/Builder: Grocery: Hiram Pierce, Grocery Addition and Barn: Frank Collamer and hired
hands, Shed: Fred Collamer.
Building Materials: Wood and reused materials (including sheet metal peeled off of old water
heaters)
Architectural Style & Type: Grocery: False-front store - one-story building with battlement
front and covered porch. Grocery Addition: Shed roof el-shaped addition. Barn: Barn. Shed:
Stacked plank shed.
Description:
Emma Malaby Grocery
The Emma Malaby Grocery at 313 N. Meldrum began its life at 442 College Avenue. The building
was designed and constructed by Hiram Pierce as a photography gallery for George T. Wilkins.
Plans were drawn up the last week of February in 1881. Construction began the following week
and the family moved into the shop to live and work at the end of March of that same year.
The wood frame building is one-story (11 feet) in height, 45 feet long and 25 feet wide (59 feet x
36 feet, including the el-shaped addition). The front gable roof is hidden behind a battlement
front, with the peak of the roof included as part of the battlement design, creating a notable
triangular feature atop the typical false-storefront style façade. The building included a back
porch, but nothing is known regarding the size nor style of this feature on the building as it was
later removed.
The storefront is made up of two 2 over 2 windows that extend from ceiling to about 2-feet
above the floor. A decorative wood panel is framed beneath each window. The entrance is
centered between the windows with roof supports between window and door. The entrance
consists of two doors. Each door contains two lites, 1 over 1, with a wood panel at the bottom. A
two lite, operable transom window extends horizontally over the doors.
Two chimneys protrude from the apex of the roof. One is just front of center on the original store
building and the second is at the very back of the original store building.
The building was moved from its College Avenue location in 1906 (at which point it was
addressed as 148 N. College Avenue) to its current location at 313 N. Meldrum. It was installed
upon a whitestone foundation. An exterior entrance to the basement, with a concrete wall added
between the stairs and the basement, was added in the late 1980s by Jim Burrill on the south side
of the building. At that time, a concrete pad was also poured to better support the furnace in the
store. The basement does not extend the full east-west length of the store and does not extend
under the 1916 addition.
An 8-feet deep, full length covered porch supported by four 4 x 4 posts evenly spaced along the
east elevation was added early on – perhaps soon after the move. An uncovered section of the
porch extended to the south, but that was later removed.
There are two person-sized doors and a 12-lite window along the south elevation of the store.
The westernmost door was added with the addition in 1916.
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It has been assumed that the window (which was once larger and contained 30 lites) was a
feature used by G. T. Wilkins, the photographer, and therefore would have dated to 1881.
Unfortunately, there are no photos of that side of the store from when it was located on N.
College Avenue to confirm the presence of the window from that time period. Jim Burrill says
that when he altered the window from 30-lites to 12 in the late ‘80s, there was some indication
that the window had already been modified. There was a seam in the siding and it wasn’t tight
against the window. The 12-lite window was acquired from A1 Salvage.
It is unknown whether the entrance to the east of the window is original or was added soon after
the move. It’s possible the opening is original. The 1895 Sanborn Map shows no building to the
north of Wilkins Photography Studio. The 1901 Sanborn map shows that the photography studio
had become a millinery and another photographer’s studio had been built next door. The building
includes a skinny addition between the two structures that fronts College Avenue and extends to
just about where the side entrance would have been located. It’s possible the addition stopped
just short of the entrance. The door now located in the southern entrance on the Emma Malaby
Grocery was replaced in the late 1980s due to significant water damage along that side of the
building caused by encroaching trees. The water damage also led to the 30-lite window being
removed, reduced in sized, and remade as a 12-lite window.
In 1916, an el-shaped, shed-roofed addition was added along the north and west elevations of
the grocery. The northern portion of the addition extends about 14 feet from the grocery and has
a separate entrance on the east elevation. The front door is flanked by square windows. Wooden
steps extend from the ground to the door. And for unknown reasons, a metal hand hold was
installed on the right side of the door framing, level with the doorknob, which is on the left side
of the door.
Along the north elevation are two windows and two doors, in that order from east to west. The
original size of the windows will require some interior excavation to ascertain, but the locations
are the same. The person-sized door and larger door are both located next to each other on the
west side of the northern wall. It’s unknown whether the entrances are original or were added
over time as the building was used. The person-sized door has been covered with plywood. The
larger, bead-board door was reduced in size by one foot around 1977 after someone tried to
break into the building and damaged it. The area where the door was reduced was filled in and an
electrical box is now located there. A board was also added to the top of the door to strengthen it
at that time.
The west elevation of the addition extends about 15 feet from the back of the grocery building. It
has no openings.
The siding on the east elevation of the building is original. The siding on the north and west
elevations of the building was replaced in 1988 with ponderosa pine from the Forks Lumber
Company. The material is the same, or very similar, to the original, though it might be slightly
different in width. The siding along the south elevation of the building was badly damaged by
encroaching trees and replaced in 1987/88 with a different material.
At some point, after the addition was added but before the 1960s or 70s, the cornice that
extended slightly forward of the front of the building was removed. [I just now noticed that it
even existed! I was looking at a photo of the building on N. College and it looks like there were
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brackets on either side with a protruding cornice and *possibly* some sort of decorative dental
bits in there. See the first pic shown below.]
Barn
The barn was built in 1916, around the same time as the addition to the grocery. It is 32 feet by
28 feet.
There were originally three entrances to the building: a sliding door on the east elevation in the
same location as the current door, a split door on the north elevation, and a person-sized door on
the south elevation. The sliding door was removed (possibly stolen) and eventually replaced with
two doors that swing out from center. They were made from pallets acquired from Hewlett
Packard. The north door was removed, and plywood was screwed over the opening. And the door
on the south elevation was covered over. Celetex was used to fill the entrances and is visible from
the inside, thereby indicating where the entrances were.
The barn also had two doors on the second story that opened out over the alley. they were
removed and covered over with siding. Celetex on the interior of the building indicates their
former location.
Stacked Plank Shed
The stacked plank shed was built by Fred Collamer, son of Frank A. Collamer. The shed roof is
made of wood planks covered with sheet metal off of old water heaters. Fred Collamer would pull
the skin off of the water heater and flatten it before applying it to the roof. He would then
salvage the remainder of the water heater. The door on the shed is original and was also made by
Fred Collamer.
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REFERENCE LIST or SOURCES of INFORMATION
“Emma Malaby Grocery History Project,” by David W. Ayers, City of Fort Collins Planning Division,
Summer 1984.
5 April 1883, Fort Colins Courier
27 August 1896, Fort Collins Courier
8 Oct 1896, Fort Collins Courier
December 7, 1899, Fort Collins Express
Fort Collins City Directories
Ancestry.com for information on ages of the Wilkins family and the Collamer family.
Interviews with Jim Burrill over a period of several years, including more intensive discussions of
the building’s architectural history in 2022.
Marmor, Jason. “Historical Contexts for the Old Fort Site, Fort Collins, Colorado, 1864-2002,”
prepared for the City of Fort Collins Advance Planning Department.
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MAPS and PHOTOGRAPHS
Maps
Original and current locations of the Emma Malaby Grocery are indicated in red. The original
location was from 1906 and prior. The store has been in its current location since 1906. The
map includes N. Whitcomb at the far left, showing the western extent of the original plat of Fort
Collins. (Larimer County Assessor Map)
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Immediate context of the Emma Malaby Grocery. The residential character of Block 53 (west of
N. Meldrum) remains largely intact, though some uses have changed. The residential character
of Block 43 (east of N. Meldrum) has changed with four developments including multi-family,
mixed-use, and commercial uses, though some early residential single-family homes remain.
(Larimer County Assessor Map)
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The Emma Malaby Store, stacked-plank shed, and barn are all part of a larger Collamer
complex of properties that, for more than a century, have been made up of Lots 1, 2, 3, and 4
on Block 53. (Lots 5-8 were also, at one time, part of the family complex.) (Modified image
created by overlaying a screenshot from Google Maps.)
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Images of the Buildings and Landscape – present day
East Elevation of the Emma Malaby Grocery. Photo by Meg Dunn.
Close-up of the detailed kick-plate on the east elevation of the Emma Malaby Grocery. Photo by
Meg Dunn.
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Entrance to the Woodyard on the east elevation of the Emma Malaby Grocery. Photo by Meg
Dunn.
Window to the left/south of the Woodyard front entrance. Photo by Meg Dunn.
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Front door to the Woodyard addition on the east elevation of the Emma Malaby Grocery. Photo
by Meg Dunn.
Right/north window on the Woodyard front entrance. Photo by Meg Dunn.
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The south elevation of the 1916 addition to the Emma Malaby Grocery.
The 12-lite window and entrance on the south side of the Emma Malaby Grocery.
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South elevation of the Emma Malaby Grocery. Photo by Meg Dunn.
South and East elevations of the Emma Malaby Grocery. Photo by Meg Dunn.
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Close-up of foundation along south elevation. Photo by Meg Dunn.
The north side of the Emma Malaby Grocery/Woodyard. Photo by Meg Dunn.
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Two entrances on the north elevation of the Woodyard addition. Photo by Meg Dunn.
West elevation of the Emma Malaby Grocery showing the 1916 shed addition and 1881 rear
gable end. Stacked-plank shed shown at left. Photo by Meg Dunn.
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The west and south elevations of the Emma Malaby Grocery. The 1916 shed addition is seen in
brown and the 1881 store is in white. Photo by Meg Dunn.
The north and west elevations of the 1916 shed addition (also known as the Woodyard) of the
Emma Malaby Grocery. The stacked-plank shed can just barely be seen at right.
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Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn.
Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn.
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Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn.
Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn.
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Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn.
Interior photo from within the 1916 Woodyard addition looking south towards the original store.
There appears to have originally been three windows along the south (now north) elevation of
the original structure.
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East and north elevations of the stacked plank shed.
East elevation of the stacked plank shed.
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South elevation of the stacked plank shed. Adjacent shed is no longer on the property.
North elevation of the stacked plank shed.
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West elevation of the stacked-plank shed.
The east elevation of the Collamer Barn.
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The south elevation of the Collamer Barn.
The west elevation of the Collamer Barn as it looks from the alley. The Emma Malaby Grocery
can be seen in the background at right.
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The north elevation of the Collamer Barn. The view is partially blocked by sheds on the
neighboring property (Lot 4).
Closeup view of the north elevation of the Collamer Barn including plywood entrance cover.
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Inside the Collamer Barn.
Inside the Collamer Barn.
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Plywood covers the stone-lined well. The mound of dirt in the background is from the excavation
of the basement for the house located at 305 N. Meldrum (seen at right). The Emma Malaby
Grocery can be seen behind the tree and dirt mound.
The east elevation of the Collamer Barn with the covered well in front.
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Close up of well covers in proximity to the east side of the Collamer Barn.
Close up of stone-lined well.
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Historic images in mostly chronological order.
Mrs. Emma (Church) and Mr. George T. Wilkins, original owners and inhabitants of the store.
The I mages are from the Archive at the Fort Collins Museum of Discovery, H06878W and
H06879W.
The ad on the left for G. T. Wilkins, Photographer, is from the Fort Collins Courier, July 7, 1881.
The ad at right is from the Rocky Mountain Collegian, December 1, 1891.
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This image from the Archive at the Fort Collins Museum of Discovery (H02173) is the earliest
known photo that includes the Emma Malaby Grocery while it was located on N. College. The
distinctive cornice-line with its central point is visible among the line of buildings at right. The
Archive states that this photo is from between 1881 and 1885.
The Emma Malaby Grocery is shown at 442 College Avenue when it was a photography studio
in this closeup from the 1886 Sanborn map. The Sanborn Map was accessed through the
Library of Congress.
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This photo of the Emma Malaby Grocery when it was located on N. College is from the
collection of Wayne Sundberg. It shows an extending cornice and possibly some ornamentation
just beneath. The two over two windows flanking a double entrance with 1 over 1 lites in the
doors topped by a two lite transom are clearly visible. The photo was taken between 1900-1906
as Alexander McDougall moved his tailor shop into the former residence to the south in 1896
and Logan Clark added his shoe shop in July1900 (see shoe sign at southern edge of building
at right).
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The Emma Malaby Grocery, when it was being used as a millinery shop on N. College Ave., can
be seen in context in this photo from the Archive at the Fort Collins Museum of Discovery
(H16724). The distinctive peak on the façade is visible just to the right of the middle electrical
pole. At the very far right is what appears to be a portion of the Avery Block (where the Town
Pump is located). The Avery Block was built 1897 with much of the building standing only one
story tall. A second story was added in 1902/3. So this photo can be dated to between 1897-
1902.
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This photo from the collection of Jim Burrill is from about 1907. It shows the front porch that had
been added to the store after the move as well as the uncovered extension of the porch to the
south/left. From left to right are: Lenox cardboard lady advertisement, Emma Collamer Malaby,
Minerva Collamer Stoneburner, Effie Collamer Ayres, Achsah Alice Hulse Collamer, Frank B.
Collamer, Ruth Collamer Burrill Dermody standing on the step, and baby Laura Collamer
Vermilya Rutherford sitting on the bottom step. Laura was born in March 1905 and looks to be
about 2 or 3 in this image, thereby dating it to 1907/8. This image is also in the Archive at
FCMoD, H25132.
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Minerva Collamer Stoneburner Carlon stands on the porch in this undated photo that includes
the 1916 addition, the southern porch extension, and an added board on the porch (at left) for
customer seating. Minerva was murdered in 1921 by her husband, James Carlon, which dates
this photo to between 1916 and 1921. The photo is from the collection of Jim Burrill.
This 1954 photo of the grocery is from the Jim Burrill collection. Note the change in signage with
“Emma Malaby Grocery” replacing “Frank Collamer. Grocery. Hay, Grain, Flour, Feed & Wood.”
“Woodyard” had also been added to the front of the addition.
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The grocery in 1969. Image from the Archive at the Fort Collins Museum of Discovery,
313mel69.
Photo by George Post, circa 1972. Additional text under “Woodyard” says “Transfer” then below
that is “Coal, Hay & Grain”.
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The photo used in this Coloradoan article from August 4, 1976 appears to be the same shown
above, taken by George Post. The newspaper image is via Newspapers.com.
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This undated photo is of the salvage yard once located behind the Emma Malaby Grocery. The
photographer is standing roughly on the property line between 305 and 313 N. Meldrum with the
store to the right (out of the photo) and the barn to the left (also out of the photo). The gambrel
roofed house seen in the background is located at 329 N. Meldrum.
One of two Cache la Poudre School buses that Frank Collamer acquired after the school district
no longer had use for them is shown at left. One of the busses is now the property of Historic
Larimer County. The other was used to make a back addition to the house just one lot to the
north of the Emma Malaby Grocery.
This undated photo of the back (west) side of the grocery shows one of the Cache La Poudre
School busses, the original siding on the building and addition, and the trees that were
encroaching on the building on the south side that caused damage to the exterior wall and 30-
lite window. Photo from the Jim Burrill collection.
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Carol and Jim Burrill stand on the porch of the Emma Malaby Antique Store in 1989. (Photo
from Jim Burrill.)
This photo by Jonathan Held was taken in 1995. Image is from the Archive at the Fort Collins
Museum of Discovery, H15762.
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The Emma Malaby Grocery as it looked in April 2007. Photo by Meg Dunn.
The Emma Malaby Grocery on July 1, 2021. Photo by Meg Dunn.
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Filming of the movie “Forget Me Not” in 2014. Photo from Jim Burrill.
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RESOLUTION 5, 2023
OF THE CITY OF FORT COLLINS
HISTORIC PRESERVATION COMMISSION
RECOMMENDING LANDMARK DESIGNATION OF THE EMMA MALABY GROCERY
PROPERTY,
313 N. MELDRUM ST., AS A FORT COLLINS LANDMARK PURSUANT TO CHAPTER 14
OF THE CODE OF THE CITY OF FORT COLLINS
WHEREAS, it is a matter of public policy that the protection, enhancement and perpetuation
of sites, structures, objects, and districts of historic, architectural, archeological, or geographic
significance, located within the city, are a public necessity and are required in the interest of the
prosperity, civic pride and general welfare of the people; and
WHEREAS, it is the opinion of the City Council that the economic, cultural and aesthetic
standing of this City cannot be maintained or enhanced by disregarding the historic, architectural,
archeological and geographical heritage of the City and by ignoring the destruction or defacement
of cultural assets; and
WHEREAS, the Emma Malaby Grocery Property, located at 313 N. Meldrum St. in Fort
Collins (the “Property”) is eligible for Landmark designation for the Property’s significance to
Fort Collins under Standard 1 – Events, Standard 2 – Persons/Groups, Standard 3 –
Design/Construction, and Standard 4 – Information Potential, contained in City Code Section 14-
22(a): and retaining sufficient historic integrity of Location, Setting, Design, Materials,
Workmanship, Feeling, and Association, as described in City Code Section 14-22(b); and
WHEREAS, the Historic Preservation Commission has determined that the Property meets the
criteria of a landmark as set forth in Section l4-22 of the code and is eligible for designation as a
Fort Collins Landmark; and
WHEREAS, the owner of the Property nominated the Property and consents to landmark
designation of the Property.
NOW, THEREFORE, be it resolved by the Historic Preservation Commission of the City of
Fort Collins as follows:
Section 1. That the Historic Preservation Commission adopts and incorporates the foregoing
recitals as findings of fact and:
1.That the designation of this Property will advance the City of Fort Collins’s Policies and
Purposes for Historic Preservation; and
2.That the Property is significant under Standard 1 – Events, because it represents two
events/patterns in Fort Collins history: (1) the location of grocery stores within a residential setting
prior to World War II; and (2) women’s history in the area of business through association with
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City of Fort Collins Historic Preservation Commission
Resolution No. 5, 2023
2
multiple women in the Collamer family who ran a business at this location, including Minerva
Stoneburner and Emma Malaby, along with their sisters; and
3. That the Property is significant under Standard 2 – Persons/Groups, because it is associated
with notable early photographer G.T. Wilkins, who operated a photography studio out of the store
building, as well as with the Collamer family, who have been involved in Fort Collins religious,
social, and political life for well over a century; and
4. That the Property is significant under Standard 3 – Design/Construction, because it
contains one of three remaining false-front stores in Fort Collins, a stacked-plank shed, one of only
two remaining examples of stacked-plank construction in Fort Collins, and a rare example of a
barn original to and remaining in the boundaries of Fort Collins’s original plat; and
5. That the Property is significant under Standard 4 – Information Potential, because it has
potential to yield historical archaeological information related to the early to mid-twentieth century
due to the known original location of a combined salvage yard and wood pile between the grocery
building and barn, a stone-lined well that was filled in prior to 1980, and a likely privy site at the
south edge of the property; and
6. That the Property retains a preponderance of integrity to convey its significance under the
following aspects: Location, Setting, Design, Materials, Workmanship, Feeling, and Association; and
7. That the owner’s desire to protect this historic Property and its resources will be furthered
by the Property’s status as a Fort Collins Landmark and the accompanying protections and review
mechanisms designation confers; and
Section 2. That the Property located in the City of Fort Collins, Larimer County, Colorado,
described as follows, to wit:
LOT 3, BLOCK 53, FORT COLLINS
ALSO KNOWN BY STREET AND NUMBER AS 313 N. MELDRUM ST.,
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
be designated as a Fort Collins Landmark in accordance with Chapter l4 of the Code of the City
of Fort Collins.
Section 3. That the criteria contained in Chapter 14, Article IV of the City Code will serve as the
standards by which alterations, additions and other changes to buildings and structures located
upon the above described Property will be reviewed.
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City of Fort Collins Historic Preservation Commission
Resolution No. 5, 2023
3
Passed and adopted at a regular meeting of the Historic Preservation Commission of the City
of Fort Collins held this 21st day of June, 2023.
____________________________
Kurt Knierim, Chair
ATTEST:
____________________________
Secretary/Staff
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Application for Fort Collins Landmark Designation – Emma
Malaby Grocery Property (313 N. Meldrum St.)
6-21-2023
Yani Jones
Historic Preservation Planner
Role of the HPC
Chapter 14, Article II of the Municipal Code, “Designation Procedures:”
• Determine if property meets the criteria of a Fort Collins landmark
• Must possess both significance and exterior integrity
• Must advances policies and purposes outlined in Sec. 14-1 and 14-2
Sec. 14-33(a): If all owners consent in writing and a majority of Commission approves:
• Commission may adopt a resolution recommending to the City Council the designation
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Location
1886 Sanborn Map –
442 N. College Location
1925 Sanborn Map –
Current/313 N. Meldrum St.
Location
History Overview
•1881 – Hiram Pierce designed and built original store for
George T. Wilkins at 442 N. College Ave. (later addressed
146 N. College Ave.), where he operated his photography
studio until 1896.
•1906 – Commercial Bank and Trust purchased N. College
Ave. lot for new bank building; Frank Collamer had store
moved to Meldrum Street location
•1907 – Frank Collamer Grocery opened
•1916 – Store addition and barn built; Minerva Stoneburner
(Frank’s daughter) put in charge of store around this time
•1921 – Minerva’s 2
nd husband, James Carlon, killed Minerva
and himself; Frank Collamer gave his daughter, Emma
Malaby, the store, which she renamed the Emma Malaby
Grocery, around this time
•1943 – Emma shut down her business
•1967 – Emma passed away; Property transferred to Art
Collamer, her brother
•1980 – Property transferred to Ruth Dermody, Art’s sister
•1986 – Property transferred to Art Burrill, her son; Ruth
passed away
•1987 – Property transferred to Jim Burrill, Art’s son
•1989 – Jim and Carol Burrill opened an antique store, which
operated until 1992
1954, Jim Burrill collection
Carol and Jim Burrill, photo from Jim Burrill
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Standard 1 - Events
• This property represents 2 significant events or patterns in Fort Collins:
1. Frank Collamer moved the store building to Meldrum Street, in a residential area nearby the Loomis and
Westside Additions – This reflects the pre-World War II pattern of locating grocery stores in neighborhood
settings.
2. This property is associated with women’s history in the area of business. Women from the Collamer family ran a
grocery businesses here for over 30 years - First by Minerva Stoneburner, then by her sister, Emma Malaby.
442 N. College –
Between 1895 and 1906
313 N. Meldrum St. – Between 1916 and 1921 313 N. Meldrum St. – c. 1972
Standard 2 – Persons/Groups
George T. Wilkins
• The store building was
built for G.T. Wilkins in
1881, and he ran his
successful photography
business from it for about
15 years. Many of the
portraits of Fort Collins
residents we have today
are attributed to Wilkins,
such as photos of the
Avery family and the
Franz family.Emma (Church) and George T. Wilkins (FCMOD)
c. 1907, photo from Jim Burrill collection
Collamer Family
• The Collamers were one of Fort Collins’s early Euro-American families, arriving as
part of the Mercer Colony in the 1870s. Frank Collamer purchased the store building
and moved it to its current location in 1906. The Collamers ran multiple businesses
out of the store, including a grocery, a wood and coal business, a resale shop, a
salvage yard, and an antique store. The Collamers have been actively involved in
religious, social, and political life in Fort Collins for well over a century.
Left photo – Shown left to right: Emma Collamer Malaby, Minerva Collamer Stoneburner, Effie CollamerAyres, Achsah
Alice Hulse Collamer, Frank B. Collamer, Ruth Collamer Burrill Dermody standing on the step, and baby Laura
Collamer Vermilya Rutherford sitting on the bottom step.
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Standard 3 (Design/Construction)
False-front Store
• One of three known to remain in Fort
Collins
• Designed and built by Hiram Pierce
• Last remaining frame building from the
Old Town “triangle” (referring to original
location at 146 N. College)
Barn
• Rare example of a barn
remaining in the boundaries of
the original Fort Collins plat
Stacked-plank Shed
• One of two known examples
of this construction type in
Fort Collins
• Unusual form for stacked-
plank construction
Standard 4 – Information Potential
For decades, the area around the store and in front of the barn was used as a salvage and
wood yard. There is also a stone-lined well located between the store and barn that was
filled in prior to 1980 as well as the probable site of a privy pit along the south edge of the
property. For these reasons, there is potential for this property to yield historical
archaeological information related to life in the early and mid twentieth century.
Salvage yard at 313 N. Meldrum St. (undated)Stone-lined well
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Work Session Requests for More Information
Q1: Was there a privy on site? (Commissioner
Carlock)
A1: The applicant consulted the previous owner,
Jim Burrill, who noted that the outhouse for 305 N.
Meldrum St. was located near the back door of 313
N. Meldrum St. (where the driveway is), and so it
would most likely be within the parcel boundary of
the Emma Malaby Grocery Property. Information
has been added to the nomination form and draft
resolution under Standard 4 to reflect this.
Q2: The materials mention the Mercer Colony in
relationship to the Collamer family. Can you provide
some background information on the Mercer
Colony? (Commissioner Nelsen)
A2: The applicant, Meg Dunn, will be providing this
information during her presentation.
Store (east elevation)
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Store (east elevation details)
Kickplate Addition
door
Addition right
and left
windows
Store (south elevation)
Addition “ell”
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Store (south elevation details)
12-lite window and door Foundation close-up
Store (west/rear elevation)
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Store (north elevation – addition)
Doors – Addition north elevation
Shed (east elevation)
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Shed (south and north elevations)
South elevation North elevation
Barn (east and south elevations)
East Elevation South Elevation
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Barn (west and north elevations)
West Elevation
North Elevation
West Elevation –
Door
Stone-Lined Well
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Summary of Findings
• Construction:
• Original grocery – 1881
• Grocery addition and barn – 1916
• Stacked-plank shed and stone-lined well – Unknown construction date
• Significance:
• Standard 1: Events – Neighborhood grocery store development pattern; women’s history in business
• Standards 2: Persons/Groups – Association with photographer G.T. Wilkins and the Collamer family
• Standard 3: Design/Construction – False-front store; Stacked-plank shed; Rare example of a barn in the
original plat area
• Standard 4: Information Potential – Historical archaeology early to mid-twentieth century
• Period of Significance: 1881-1992
• Exterior Integrity: Location, Setting, Design, Materials, Workmanship, Feeling, and Association
• In varying degrees based on area of significance, but with a preponderance to convey significance and
support eligibility as described in the staff report and nomination form
Role of the HPC
Chapter 14, Article II of the Municipal Code, “Designation Procedures:”
• Determine if property meets the criteria of a Fort Collins landmark
• Must possess both significance and exterior integrity
• Must advances policies and purposes outlined in Sec. 14-1 and 14-2
Sec. 14-33(a): If all owners consent in writing and a majority of Commission approves:
• Commission may adopt a resolution recommending to the City Council the designation
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Application for Fort Collins Landmark Designation – Emma
Malaby Grocery Property (313 N. Meldrum St.)
6-21-2023
Yani Jones
Historic Preservation Planner
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Agenda Item 5
Item 5, Page 1
STAFF REPORT June 21, 2023
Historic Preservation Commission
ITEM NAME
PROGRESS REPORT – DOWNTOWN COLLEGE AVENUE HISTORIC SURVEY
STAFF
Jim Bertolini, Senior Historic Preservation Planner
INFORMATION
The City of Fort Collins is completing an historic resource survey of fifty selected properties along the
downtown College Avenue corridor. This includes previously unsurveyed properties, properties with
dated/incomplete survey, and developing documentation for properties designated in the Old Town Landmark
District that have not been, or have been poorly, documented in the past. This project is being sponsored by
the City's Historic Preservation Services division, with grant funding support from the State Historical Fund.
The lead consultant on this project, Ron Sladek of Tatanka Historical Associates, Inc., will be presenting
highlights from the research findings and inviting comments from the Historic Preservation Commission as well
as members of the community attending in-person and online.
ATTACHMENT
1. Staff Presentation
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Downtown College Avenue Historic Resource Survey
June 21, 2023
Historic Preservation Commission, Public Meeting
Jim Bertolini, Senior Historic Preservation Planner
Ron Sladek, Historian, Tatanka Historical Research Associates
Project Background
• 2020 SHF Grant Award
• Delayed by COVID
• July 15, 2020 LPC Public Meeting
• August 12, 2020 LPC Work Session
Review
• May 21, 2022 HLC Walking Tour
• June 24, 2023 Public Walking Tour
• Currently:
• All 50 forms and survey report are
drafted
• Finalized results expected by end of 2023
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Project Purpose
• Downtown is a key component
of city’s historic fabric but
• Many of the buildings remain
poorly documented / are not
evaluated for Landmark
eligibility
• Pro-active survey more effective
• Land Use Code responsibilities
for owners/developers (3.4.7)
• Part of CLG responsibilities
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Fort Collins, Colorado
COLLEGE AVENUE
HISTORIC BUILDINGS SURVEY
DOCUMENTATION & ANALYSIS
prepared for City of Fort Collins
completed by Ron Sladek
Tatanka Historical Associates, Inc.
P.O. Box 1909
Fort Collins, CO 80522
tatanka@verinet.com
www.tatankahistorical.com
970.689.4855
FIRST DRAFT
12 June 2023
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Tatanka Historical Associates, Inc.
P.O. Box 1909
Fort Collins, Colorado 80522
tatanka@verinet.com
www.tatankahistorical.com
970.689.4855
_________________
12 June 2023
Jim Bertolini
Preservation Planner
City of Fort Collins
281 N. College Ave.
Fort Collins, CO 80524
Project: College Avenue Historic Buildings Survey
Fort Collins, Colorado
Dear Mr. Bertolini,
I have completed the documentation and analysis of 50 historic commercial properties
dating from the late 1800s to the mid-1900s, all of them located in Fort Collins’ downtown
district. The study involved numerous visits to the project area for the collection of field
notes and photography, along with hundreds of hours spent doing archival research. That
was followed by extensive work preparing the site forms and this project report, which
constitute the deliverables under the terms of the contract.
I hope that city staff, the Historic Preservation Commission, and the citizens of Fort Collins
enjoy the results of my work and find the materials of use in protecting the community’s
unique character and built heritage.
Thank you for the opportunity to work on this wonderful project.
Sincerely,
Ron D. Sladek
President
This project was paid for in part by a History Colorado – State Historical Fund grant.
Funding was also provided by the City of Fort Collins.
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TABLE OF CONTENTS
Introduction 1
Project Area 2
Survey Area Map 2
Research Design & Methods 3
Historic Context 5
Survey Results 11
Recommendations 23
Bibliography 26
Survey Log by Address 28
Survey Log by Site Number 33
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INTRODUCTION
Work on this intensive-level survey project began in the first quarter of 2020, just as the
COVID-19 pandemic was reaching Colorado and restrictions and closures began to be
imposed across the state. For an extended period, local and regional archives were closed
and municipal offices were off-limits to the public. Many of these institutions finally returned
to pre-COVID staffing and open hours over the past year. This presented unique challenges
to the completion of fieldwork and archival research for this project. The details of how the
project progressed and the stumbling block of the pandemic was overcome are discussed
below in the section on Research Design and Methods.
While a small number of the properties included in the survey were last recorded decades
ago, most had never been documented. This project presented an opportunity to provide
updated architectural descriptions, complete in-depth archival research to uncover the stories
behind each building, and to draw fresh conclusions regarding integrity, significance and
landmark eligibility. The resulting information and analysis found in the site forms and this
project report should prove useful in a variety of ways for years to come.
In 2019, Fort Collins preservation planning staff and the Historic Preservation Commission
(“HPC”) decided that it was time for a new historic properties survey to be completed in the
downtown district. Funding for the project was provided by two government entities. The
City of Fort Collins (“City”) allocated funds from its municipal budget. These were used as a
cash match to secure a grant from the State Historical Fund (“SHF”).
The SHF grant was awarded to the City in the fall of 2019. With funding secured, the City
issued an RFP and engaged Tatanka Historical Associates Inc. (“Tatanka”) to complete the
project. While the scope of work would involve several tasks, the project’s overall goal was
the intensive-level documentation of 50 commercial properties in the downtown district. The
list of properties was assembled by the City in consultation with Ron Sladek, Tatanka’s
president and lead project consultant.
The project was designed to ensure compliance with relevant sections of the Secretary of
the Interior’s Standards for Archaeology and Historic Preservation, History Colorado’s
Colorado Cultural Resource Survey Manual, Volume I: Guidelines for Identification (revised
2007), and the Architectural Inventory Forms and Instructions found online through the
History Colorado website. Project management was provided by the City’s preservation
planners, Karen McWilliams followed by Jim Bertolini, in coordination with the HPC. The
project could not have been completed without their professional guidance.
In summary, this project involved the study of a collection of commercial properties, all of
them over fifty years old. These are in the original Fort Collins townsite, within the downtown
commercial district. While some have retained a preponderance of their original historic
characteristics or have been restored, others have been substantially altered. Several were
found to be individually eligible for landmarking by the City of Fort Collins, the National
Register of Historic Places (NRHP), and the State Register of Historic Properties (SRHP).
Many contribute to current and future historic districts. Others are too changed or fail to meet
the significance standards and are not eligible for individual landmark designation. The
detailed results of the study are provided in this report and the accompanying site forms.
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PROJECT AREA
The parameters of the study area were defined early in the project and were initially intended
to include 50 historic buildings that face onto College Avenue between Laporte Avenue and
Mulberry Street. However, as the fieldwork progressed during the early months, it became
apparent that this stretch of College Avenue did not hold 50 historic buildings that required
documentation. To reach that number, several were added along the intersecting streets
between College Avenue and Mason Street. These included properties facing onto Mountain
Avenue, Oak Street, Olive Street, and Magnolia Street. The final list was approved by the
City of Fort Collins and the State Historical Fund.
This intensive-level survey focused upon a carefully defined portion of the downtown
commercial core, including the western edge of the original Old Town area bordered by
Jefferson Street, College Avenue, and Mountain Avenue. Early development to the west and
south of Old Town formed what became known as New Town, an expansion of the
commercial district that followed the College Avenue spine.
Survey Area Map
Solid Line Delineates Project Area Boundaries
USGS Fort Collins 7.5’ Topographic Quadrangle, 1984
The project area is along the east edge of Section 11 and west edge of Section 12 in
Township 7 North-Range 69 West, at an elevation of approximately 4,990’ above sea level.
In relation to the street grid, the project area is bordered by Laporte Avenue on the north and
Mulberry Street on the south, and by the first north-south alley east of College Avenue on the
east and Mason Street on the west. This contains numerous downtown commercial buildings
that are predominantly one to two-stories in height. Many are over fifty years old and were
included in the survey.
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RESEARCH DESIGN & METHODS
Work on the project began during the first quarter of 2020, when a reconnaissance of the
project area was completed to assemble a preliminary list of historic properties. A total of 62
properties along College Avenue were considered, with a recommendation that 41 of those
be included in the survey (the others were determined to be not historic or heavily altered).
This information, together with a photograph of each building, was submitted to the City of
Fort Collins for review by planning staff and the HPC. Changes continued to be made
through August 2020, when the final list of 50 properties was settled upon. The list was
provided to the State Historical Fund for approval.
With the list of properties assembled and the geographic boundaries of the project area
defined, a file search request was sent to the Colorado Office of Archaeology and Historic
Preservation (OAHP) in early September 2020. The search found that 8 surveys had
previously been completed in Sections 11 and 12, with 74 individual properties documented.
Some of these buildings were outside the current project area. Additional research was
completed using the State Historic Preservation Office’s online COMPASS database along
with materials held by the City of Fort Collins. Eleven historic buildings on the east side of
the 100 block of N. College Ave. were found to be within the Old Town NRHP District that
was established in 1978 and the City of Fort Collins local landmark district for Old Town that
was also created around that time. Typical of the era, most had been minimally recorded
and determinations regarding which did or did not contribute to the districts were absent from
the nominations. Among the remaining buildings included in the current survey, some were
last documented in the mid-1990s by Jason Marmor of Retrospect. Twelve had never been
recorded before.
The onset of the COVID-19 pandemic began to substantially impact progress on the project
starting in March 2020. While field documentation continued, the extensive research that
needed to be done in person ground to a halt and other work was delayed. An online meeting
with preservation planning staff and the HPC was held on July 15, at which time Ron Sladek
provided background on the project that included its goals and geographic parameters. The
list of properties was also reviewed, and comments and questions were solicited from the
HPC members. Following the meeting, the City mailed a brochure to the property owners
that explained the need for the project, the nature of the work that would be completed, and
the benefits to the owners of historic buildings.
As the study progressed over the following months, field notes and photographs were
completed from the adjacent sidewalks and alleyways. Details were captured about exterior
architectural characteristics, visible signs of alterations, and additional features of interest.
The pandemic made this work easier than normal due to the closure of offices and stores in
the downtown district and the resulting reduction of pedestrian and automobile traffic. While
research began online, the archives remained closed for many months. Eventually, the City’s
preservation planning staff accommodated periodic visits to the property file room in the
largely vacant city office building so that records could be copied. Nothing could be obtained
from the Larimer County clerk and recorder’s office or the Fort Collins Museum of Discovery
archives. These critical records would have to be collected once the offices started to open,
which did not happen for a long time.
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Archival research continued throughout the project. In addition to collecting materials about
the history of Fort Collins, information was assembled about each property’s ownership, year
of construction, and physical characteristics. Due to archival and time restrictions, title
searches could not be completed to assemble chains of ownership. This work could be
undertaken in future years to better understand each property’s legal history. Title research
would locate transfer deeds along with items such as marriage and death certificates,
mortgage and lease records, tax seizures and sales, and distributions of estates. When the
Fort Collins Museum of Discovery archives eventually opened under conditions of limited
visitation and access, records there were collected. These included city directories, historic
county assessor cards, subject files, and historic photographs. Fire insurance maps were
available online, along with historic newspaper articles that provided information about the
properties under study and the people associated with them. Finally, biographical
information was collected about the historic owners and occupants of each building.
As the months passed, the number of records related to each property increased to the point
that data entry and writing could begin. All of the properties, including those that were
recorded in the period between the late 1970s and mid-1990s, were documented to update
the information to today’s standards, to deepen their histories, and to evaluate or reevaluate
their integrity, significance and landmark eligibility. An intensive-level Architectural Inventory
Form (OAHP #1403) was prepared for each property, presenting the results of the field
documentation and archival research, along with analysis of integrity, significance and
landmark eligibility on the local, state and national levels. Due to pandemic delays, the first
site forms were completed in the fall of 2021 and the last in the spring of 2023.
Following receipt of comments from the City and SHF, the site forms were revised. These
documents form the bulk of the deliverables required to complete the project. The survey
results are presented in this report, which includes summary tables at the end of the
document. Two well-attended public walking tours based on the survey were conducted in
conjunction with Historic Larimer County. At a final public meeting with the HPC scheduled
for 21 June 2023, Ron Sladek will present the results of the survey and answer questions
that might arise. Once the final site forms are approved by the SHF, they will be distributed
to the property owners. The City will keep the report and site forms on file and copies will be
archived with the Fort Collins Museum of Discovery.
College Avenue Walking Tour, 21 May 2022
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HISTORIC CONTEXT
The history of Fort Collins and its downtown district has been told time and again in published
materials, newspaper articles, and project reports. Among the best published sources
covering the various elements of this topic are Ansel Watrous’ History of Larimer County
(1911), Andrew Morris’ The History of Larimer County, Colorado (1985), and Arlene
Ahlbrandt and Kathryn Stieben’s The History of Larimer County, Colorado (1987). In 1992,
Thomas and Laurie Simmons authored a technical report on the downtown district for the
City of Fort Collins titled Historic Context: City of Fort Collins, Central Business District
Development and Residential Architecture. This is the most comprehensive study of the
area’s development that has been produced and it remains a very useful document today.
In 1996, Jason Marmor completed An Inventory of Historic Properties in and Around the
Central Business District of Fort Collins, Larimer County, Colorado. His survey work included
many of the area’s buildings and has been used by the City of Fort Collins for planning
purposes. Marmor’s documentation, together with the Simmons’ contextual study, provided
an excellent basis for the current survey project. In addition to these works, extensive
information about the downtown district’s buildings was located in historic editions of the Fort
Collins Express, Fort Collins Courier, and Fort Collins Coloradoan. These are available
online through newspapers.com and the Colorado Historic Newspaper Collection website.
Finally, the Sanborn Fire Insurance Company’s maps of downtown Fort Collins covering the
period from 1886 to 1963 provide a wealth of information and a visual sense of the area’s
historic development. The following narrative is intended to provide historic context for the
development of the city of Fort Collins and the College Avenue corridor.
Establishment of the City of Fort Collins (1860s-1870s) - Due to its northern
location in the fledgling Colorado Territory (established in 1861) and its importance as a hub
of transportation on the frontier, the countryside along the Cache la Poudre River and the
lands surrounding the area’s only settlement of Laporte came under the protection of troops
headquartered at Fort Laramie, located along the North Platte River one hundred miles to
the north. With enlisted troops embroiled in the Civil War, volunteer units were posted to
guard the critical stage and wagon roads that crossed the frontier. In the summer of 1862, a
company of the 9th Kansas Volunteer Cavalry arrived in Laporte to provide security for area
settlers and to protect travelers along the area’s transportation routes, specifically the
Overland Trail and Cherokee Trail. They were soon replaced by the 1st Colorado Cavalry.
In the spring of 1864, the 11th Ohio Cavalry arrived at Fort Laramie under the command of
Lieutenant Colonel William O. Collins. They received orders to post troops in southern
Wyoming and other locations where federal interests appeared to be threatened. With the
Overland Mail and emigrant trails shifted to the South Platte-Cache la Poudre route by Native
American uprisings on the Plains, a more substantial presence was needed in the vicinity of
Laporte. The contingent of troops dispatched to the area was instructed to erect a more
substantial fort along the Cache la Poudre River. Led by Captain William Evans, the Ohio
Volunteers named their post Camp Collins in honor of their commanding officer.
Still under construction, Camp Collins was destroyed by a flood in early June 1864.
Determined not to expose his men to another calamity, post commander Captain William H.
Evans appealed to Colonel Collins for permission to move the fort to higher ground. On 20
August 1864, Collins issued Special Order No. 1 authorizing relocation of the post to a more
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favorable spot four miles downstream on the south bank of the river. Little did Colonel Collins
know that the date of his order would emerge as the birth date of a new western town that
would retain his name.
The new military post was named “Fort Collins” and during its several years of operation
consisted of a collection of log buildings constructed around a central parade ground located
at today’s intersection of Linden Street and Willow Street. Fort Collins was closed in 1867
and its soldiers reassigned after the federal government declared the post unnecessary to
the defense of the frontier. Common among military installations of the era, civilians began
to arrive at Fort Collins shortly after its establishment. Although the government had yet to
release the military reservation lands for homesteading, early settlers occupied the area
southwest of the fort across Jefferson Street in what is now known as Old Town. This
birthplace of Fort Collins was built on a diagonal in relation to the course of the Poudre River
and the cavalry post that preceded the town. Today, the triangular Old Town area continues
to be distinguished by the diagonal orientation of its streets.
Following closure of the fort, Larimer County’s administrative office and records were moved
from Laporte to the settlement of Fort Collins. In May 1872, the federal government released
the former Fort Collins Military Reservation (which encompassed four square miles of land)
for permanent settlement. Agricultural colonies emerging from the Union Colony (now
Greeley) also attempted to settle the area, providing a boost to the local population. Old
Town continued to expand with the construction of new commercial buildings and residences,
with the commercial center of town located at the intersection of Jefferson Street and Linden
Street. The town was platted by Franklin Avery in 1873, with Old Town retaining its diagonal
street alignment and the streets beyond aligned to the primary compass points. This included
the College Avenue corridor, much of which would soon become occupied by residences
and small commercial buildings.
Growth of Early Fort Collins (1870s-1890s) - The growth of early Fort Collins
received a boost with the arrival of the railroad. On 8 October 1877, the first train steamed
into town along the Mason Street tracks of the Colorado Central Railroad. In 1882, the
Greeley, Salt Lake & Pacific Railroad constructed a main line along Willow Street. They were
joined in 1911 by the Union Pacific Railroad. Rail links allowed area farmers, ranchers and
quarry owners the opportunity to market their goods beyond the local economy. Fort Collins
residents and business owners were also more easily able to import goods, including
household and commercial items, finished building supplies, and a variety of other products.
These were obtained from Denver wholesalers and retailers, and through mail order services.
The railroads made travel between Fort Collins and regional cities such as Denver, Greeley
and Cheyenne much quicker and more comfortable than ever before. They also facilitated
transportation across the country and brought more people to northern Colorado.
Another advancement in the early development of Fort Collins came with the September
1879 opening of the Colorado Agricultural College on 240 acres of donated land to the south
of town. From humble beginnings with just five students and three faculty members, the
college grew into present-day Colorado State University. This institution brought long-term
stability and growth to Fort Collins. Progressive leaders continued to improve the town with
the addition of an opera house (1881), waterworks plant (1882), electricity and the first
telephone (1887), a large county courthouse (1887), and sanitary sewers (1888). By the end
of the century, Fort Collins was also graced with competing newspapers, numerous fraternal
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organizations, and fine schools and medical facilities. In part, the local economy was based
upon the college, supplying its students and faculty with housing, goods and services. In
addition, the town served as a market and supply center for the numerous farms, cattle
ranches, sheep feeding operations and quarries of northern Larimer County, extending its
economic reach far into the surrounding countryside. During the last two decades of the 19th
century, many of Fort Collins’ finest buildings were erected, its commercial and residential
districts established, its cultural life broadened, and its economy diversified.
Fort Collins Original Townsite Map, 1873
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Early mapping of the downtown district from the mid-1880s into the early 1890s shows that
many of the lots facing onto College Avenue between Laporte Avenue and Mountain Avenue
were already occupied by commercial buildings. Businesses in this area included a hotel,
bank, saloon, barbershop, tailor, laundry, meat market and restaurant, a livery stable, and
stores selling dry goods, hardware, furniture, pharmaceuticals, hats, groceries, flour and feed
products, and baked goods. Except for the three-story Opera House Block, the others were
wood-frame or masonry and one to two-stories in height. Several small houses were present,
and many vacant lots were awaiting development.
Just south of the intersection of College Avenue and Mountain Avenue, several lots held
small wood-frame buildings that were occupied by a variety of businesses. These included
a grocery, paint shop, harness shop, tailors, a carpenter shop, a blacksmith and wagon shop,
and a furniture repair shop. Two-story commercial buildings, including the Kissock Block,
first emerged on the southeast corner of the intersection by the early 1890s. South of these
commercial properties, most of College Avenue was lined by residences and vacant lots.
Downtown Fort Collins in the New Century (1900s-1930s) - Between 1900 and
1910, Fort Collins grew by 5,000 residents and the town moved into the 20th century with a
sense of confidence about its future. Area commerce remained strong, and the town
continued to serve as a market center. This role was greatly enhanced in 1903 with the
construction of a large sugar plant across the river northeast of downtown. The factory, soon
owned by the Great Western Sugar Company of Denver, continued to operate through the
mid-1950s. It provided a reliable market for sugar beet farmers and employment for
hundreds of factory and farm workers. Many of these laborers lived in Fort Collins and
commuted each day to work at the plant and on nearby farms. The sugar plant alone boosted
the community’s prosperity and stability for many years. Around the time the automobile was
introduced to American streets, the Denver & Interurban Railroad Company constructed an
electric streetcar system for Fort Collins. Installed in 1906, the system including a main line
that ran down the middle of College Avenue.
Downtown Fort Collins, Circa 1905
100 Block of North College Avenue Looking South
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The steady development of Fort Collins continued into the early decades of the 20th century,
and by the mid-1910s the town was home to around 8,000 residents who enjoyed its growing
commercial and residential districts. By 1920, the city featured a new federal building, paved
tree-lined streets, several movie theaters, a thriving downtown district and developing college
campus, a new municipal airfield, a family-friendly environment, and a steadily growing
population. Automobiles and streetcars quickly replaced horse-drawn vehicles. The sugar
beet ruled the surrounding countryside, as farmers continued to grow the lucrative crop that
supplied the sugar factory with raw goods and provided many residents with employment.
Fort Collins continued to grow and in 1923 oil was discovered in the countryside north of the
city. Boosters believed that a new period of tremendous growth was in the cards. Although
the Wellington Oil Field proved to be smaller than anticipated, many wells were completed
and oil was pumped for decades. Oil companies and stockbrokers occupied many of the
downtown offices during this period. Fort Collins persevered through the Great Depression
of the 1930s due to the economic impact of the sugar factory and Colorado Agricultural
College. With its faculty, staff and students, the college kept the town afloat as enrollment
rose with the arrival of additional students on government scholarships. Although the period
saw a slowdown in commercial development, a new municipal power plant was constructed
during the mid-1930s adjacent to the river on College Avenue.
Downtown Fort Collins, Circa 1935
200 Block of South College Avenue Looking North
To accommodate the needs of residents and visitors, automotive-related businesses emerged
in the downtown district in the first several decades of the twentieth century. Soon there were
dealerships, repair shops and filling stations scattered throughout the area. Some of the
business owners had facilities constructed for their operations and others adapted existing
buildings to their needs. The automobile would play an increasingly significant role in the history
of the downtown district and College Avenue corridor in the coming years.
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World War II and Postwar Growth (1940s-1960s) - On the eve of World War II,
Fort Collins had a population of around 12,000. In addition to sending numerous young men
to participate in the conflict overseas, town residents grew victory gardens, participated in
scrap drives, lived on ration coupons, purchased government bonds, and closely followed
news of the war. After the war ended, the town was flooded with veterans seeking an
education at Colorado Agricultural College, along with others who returned home to find jobs
and start families. To accommodate the sudden increase in students and young families, the
College acquired numerous military surplus Quonset huts which were erected on the
campus. Developers also began to construct residential subdivisions in the cropfields and
pastures on the outskirts of town.
The end of the war thrust Fort Collins into a decades-long period of growth that lasted through
the end of the 20th century and into the next. Although the sugar plant closed in the mid-
1950s, the town grew into a city with the construction of new homes, public schools, retail
stores, restaurants, service shops, entertainment venues, municipal facilities, and houses of
worship. Passenger service by rail began to decline in the 1950s as Americans took to the
highways in their new automobiles (freight hauling through the city continued through the
present time). Fort Collins’ streetcar system also ceased operations during this period and
the tracks were either removed or hidden beneath paving.
Automobiles dramatically reshaped the downtown commercial district and South College
Avenue corridor during the postwar era. In the 1950s and 1960s, College Avenue became
a busy thoroughfare dominated by automobile traffic. The center of the street, formerly the
location of the streetcar line, was converted to parking. An explosion of signage resulted in
a throughfare that was visually cluttered by the 1970s. As new retail and service shops,
including major shopping centers such as the University Mall and Foothills Mall, emerged
south of the downtown district, they began to draw business away from the downtown district.
Downtown Fort Collins, Circa 1965
Same View as the Photograph Above
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SURVEY RESULTS
This intensive-level survey of historic properties involved the documentation and analysis of
50 historic buildings in Fort Collins’ dense downtown district, specifically focusing upon the
College Avenue spine from Laporte Avenue to Mulberry Street. Most of the buildings were
constructed between the 1880s and 1960s for various commercial purposes. The single
exception is a former residence converted to hold office suites. Also included in the project
is the east side of the 100 block of North College Avenue. This stretch of historic buildings
is within the boundaries of the NRHP and City of Fort Collins Old Town historic districts.
While many of the historic buildings within the project area were recorded, a smaller number
(around ten) were not included because they were documented or landmarked in recent
years. Future analysis of the project area, especially if it is considered for district designation,
should include those properties.
Location of Project Area
Showing the Overlapping Old Town NRHP
and City of Fort Collins Landmark Districts
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Typical of historic downtown commercial cores, the masonry buildings are mostly one to two-
stories in height (with a few slightly taller exceptions) and their facades abut the front
sidewalks. Some occupy the entire lot, or a combination of lots, and others have a small
parking lot, service area, or dining patio to the rear along the alley. A few include historic
basement commercial spaces that were activated and accessible from the front sidewalks.
The buildings are predominantly constructed of brick with stone trimmings. Some of the
exterior walls are clad in stucco. Many have received attention in recent decades to remove
mid-20th century modifications, to address various preservation needs, to install
architecturally-compatible storefronts, and in some cases to restore missing architectural
features. Largely because of this work, downtown Fort Collins is viewed across Colorado as
an excellent example of economic revitalization through preservation.
Twelve of the buildings date from the late 19th century, twenty-three from the first two decades
of the 20th century, and fifteen were built between the 1920s and 1960s. Expansion of the
downtown commercial district shortly after the turn of the century was in large part due to the
economic boom and stability brought about by the beet sugar industry. Investment and
spending were boosted again by the oil boom of the 1920s that focused upon the region just
north of Fort Collins. Colorado Agricultural College and Fort Collins’ position as a market
center and county seat also helped to stabilize the city’s economy, resulting in a near-
constant upward trajectory in terms of community growth. No commercial buildings seem to
have been erected in the study area during the 1930s or 1940s due to financial constraints
caused by the Great Depression followed by government restrictions and materials shortages
during World War II. None of the buildings date from the 1970s, when the downtown
commercial district stagnated as business was drawn away by outlying shopping centers.
Surveyed Resources
by Decade of Construction
Decade Constructed Number Developed
1880-1889 6
1890-1899 6
1900-1909 21
1910-1919 2
1920-1929 6
1930-1939 0
1940-1949 0
1950-1959 4
1960-1969 5
1970-1979 0
The survey work and analysis of early mapping of the downtown district show that the area
north of Mountain Avenue was already developing during the 1880s and 1890s. This was
likely due to its location in the 100 block of North College Avenue adjacent to the original Old
Town area. Among the prominent buildings dating from that era are the Welch Block,
Windsor Hotel, First National Bank and Avery Block (also the Opera House Block, which was
not documented for this project). Competing with Old Town for business, the proponents of
what was being referred to as “New Town” began to draw development west and south
toward the intersection of College Avenue and Mountain Avenue, a location that soon formed
the growing community’s new commercial core.
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Laporte Avenue to Mountain Avenue
Surveyed Properties with Years of Construction
The map above shows that several buildings in this area survive from the 1880s and 1890s.
Many others were built during the first decade of the 20th century as the community entered
a new era of prosperity and growth. This included redevelopment of the series of lots that
extended from the Northern Hotel to the south (most replaced earlier commercial buildings)
along with three on the north side of Mountain Avenue (these replaced houses).
As the 19th century drew toward its conclusion, development leaped south of Mountain
Avenue with the construction of four commercial buildings in the 100 block of South College
Avenue. Until that time, both sides of this block held several very small wood-frame
commercial buildings along with residences and vacant lots. These properties came under
increasing pressure as the downtown district began to spread south along the College
Avenue corridor. An explosion of commercial development and redevelopment occurred
along College Avenue and Mountain Avenue during the first decade of the 20th century as
the beet sugar boom began to impact the regional economy. The sights and sounds of
construction filled the downtown district and money filled the coffers and bank accounts of
local architects, contractors, lumberyards, hardware supply houses, and freight depots and
delivery services. Each building project attracted the attention of newspaper reporters who
kept readers informed through the publication of notices and articles.
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Mountain Avenue to Oak Street
Surveyed Properties with Years of Construction
The map above shows that at least twelve commercial buildings were constructed around
the turn of the 20th century between Mountain Avenue and Oak Street. These provide
evidence of the early expansion of the downtown commercial district to the south along the
College Avenue corridor. Construction continued through the 1920s with the development
of another retail building facing College Avenue. Most of the two-story buildings were built
to house retail stores and service shops on the main floor with offices, apartments, and
hotels/boarding houses above. The one exception was the Masonic Lodge at 141-149 W.
Mountain Ave., which held the lodge hall on the upper level.
Two auto repair garages were constructed in the 1920s along Oak Street near Mason Street.
One of these was the E. B. Dale Garage at 140-142 W. Oak St. Dale graduated from the
Colorado Agricultural College with a degree in mechanical engineering and then served in
World War I as an aircraft mechanic. He returned to Fort Collins and took a position at the
college teaching automobile mechanics to disabled veterans. Dale inherited his parents’
house on Oak Street and in 1924 he redeveloped the site with his own auto sales and repair
shop. The E. B. Dale Garage sold REO and Star automobiles, provided repairs along with
parts and accessories, and sold Texaco gasoline. In 1932, the tall building was divided into
two side-by-side spaces. One held a hardware store followed by Robinson Printing, and the
other a Piggly Wiggly Grocery that became a Safeway. In the 1960s and 1970s, the building
was occupied by Montgomery Ward and then Luby’s Cafeteria followed by Wyatt’s Cafeteria.
Extensive remodeling completed in 1983 took it to its current appearance.
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The other garage at 148-160 W. Oak St. was built in 1928 with a Mediterranean revival
facade and then expanded two years later with a large western addition. The House &
Humphrey Garage was founded by Miles House and Foster Humphrey. House arrived in
Fort Collins after serving in naval aviation during World War I. He then graduated from the
Colorado Agricultural College, where he played on the basketball team, and served as
bookkeeper at the Lincoln Highway Garage before becoming a partner in a local tire
company. Humphrey also graduated from the Colorado Agricultural College in 1917, where
he was an athlete competing in track, cross-country running, basketball and football. He
enlisted in the US Army and served as an infantryman in Europe during the war. Following
his discharge from service, Humphrey played professional baseball in Texas prior to
becoming a high school mathematics teacher. He returned to Fort Collins in 1924 and went
into the tire business with his friend, Miles House.
House & Humphrey operated a full-service automotive repair shop. In addition to selling
Firestone tires, they provided repairs involving any type of problem that might be encountered
with an automobile except for body work. The building on Oak Street stood out in Fort Collins
because it looked like it had been imported from Florida, Texas or southern California. The
western addition matched the Mediterranean style of the original building and doubled the
garage’s shop space. In 1934, this became the Firestone Store, with Foster Humphrey as
president. Following years of automotive use, the western addition was occupied by the
Citizens Industrial Bank of Fort Collins. It was remodeled in 1957 and again in 1969, bringing
it to its current appearance. Today the Mediterranean revival façade along Oak Street is
largely intact and the rear area of the property, now occupied by Everyday Joe’s Coffee Shop,
retains its automotive shop features.
Oak Street to Olive Street
Surveyed Properties with Years of Construction
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The map above shows the development of surveyed properties in the blocks between Oak
Street and Olive Street. The most prominent historic building in this area is the old Fort
Collins Post Office, located on the southwest corner of College Avenue and Oak Street. It
was constructed in 1911-1912 in the Renaissance Revival style of architecture and listed in
the National Register of Historic Places in 1978. A threat to demolish the building sparked
the rise of a local preservation movement that led to adoption of an ordinance that continues
to guide preservation in Fort Collins. The building now holds a popular restaurant and the
Fort Collins Museum of Art. In 1916, a two-story building was erected at 204 S. College Ave.
to hold a furniture store. Following a major fire, it was remodeled in 1952-1953 and reopened
as the Aggie Theater.
The Thompson Professional Building and Medical Center was completed in 1952 at 149-157
W. Oak St. by owner-contractor J. E. Thompson & Son. James Thompson served in the US
Cavalry during World War I and then became a general contractor in Grand Junction. When
his son Duane enrolled at the Colorado Agricultural and Mechanical College in Fort Collins,
Thompson moved to the city and began to construct houses and apartment buildings. He
also erected the La Siesta and X-Bar-X motels (no longer extant) in the 1800 block of South
College Avenue. The property on West Oak Street consists of four separate buildings that
are connected by an H-shaped interior passageway network. While the exterior facades
along Oak Street and Mason Street appear to be constructed of flagstone with stone lintels
above the doors and windows, they are actually formed of shaped and colored concrete. The
same treatment was installed along the interior passageways in the form of kickplates and
door surrounds. The Coloradoan newspaper described the unique building as a “California
style” of architecture. Over the years, the property held medical and dental clinics, law
offices, a pharmacy, and various business offices. In 1956 it was acquired by Anita Briggs
and her son Wesley, who changed its name to the Briggs Professional Building.
From 1882 to the early 1960s, the property at 215-227 S. College Ave. was occupied by the
Hottel Mansion, the home of prominent Fort Collins businessman and banker Benjamin
Hottel and his wife Emma. As the downtown district expanded to the south following World
War II, the sizable property eventually became the focus of potential redevelopment. In the
early 1960s, it was acquired by lumberyard owner Robert Everitt, who had launched into the
development of commercial and residential projects throughout the growing city. The
mansion was demolished in the spring of 1962 and replaced by a large J. C. Penney store,
which was enlarged in 1964-1965. It remained there until 1980, when the store moved south
into the Foothills Mall.
The map below covers the area between Olive Street and Magnolia Street, which was
historically occupied by residences. Included among these were two large sandstone houses
at 121 and 129 W. Olive St. that were erected in 1887. One was occupied by merchant
Jacob Welch and his wife Anna, and the other was built for their son Louis and his wife Mary.
The properties have been in use as a funeral home since 1920, although the house at 129
W. Olive St. was demolished in 1969 to make room for a parking lot.
Two properties were documented for the current project. One is the residential Foursquare
that stands at 109 W. Olive St. Constructed in 1901, it originally stood on the adjacent lot to
the east and faced east toward College Avenue. The building served as the Methodist
Church Parsonage from 1901 to 1919, when it was acquired by the Continental Oil Company
of Denver, which planned to redevelop the property into a filling station. The parsonage was
moved west on the lot and rotated to face north. It was remodeled at that time to serve as a
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residence for the family of florists Carl and Grace Espelin, who remained there from 1920
into the 1930s. In 1936, the building was purchased by a group of local doctors and
converted into the Fort Collins Clinic. Dr. Lawrence D. Dickey, Dr. Olive L. S. Dickey, Dr.
Duane F. Hartshorn, and Dr. John H. Setzler had prominent careers in the community and
the building continued to be used as a medical clinic into the 1980s.
Olive Street to Magnolia Street
Surveyed Properties with Years of Construction
From 1909 to 1956, the Colorado Telephone Company (soon acquired by the Mountain
States Telephone & Telegraph Company) operated the city’s exchange at 317 S. College
Ave. In the summer of 1954, MST&T announced that it planned to construct a new
automated exchange on property it had acquired at 124 W. Magnolia St. The design contract
was awarded to the prominent Denver architectural firm of Temple H. Buell & Company and
the installation of equipment was contracted to Western Electric. Constructed extended from
late 1954 to April 1956, when the telephone system was transferred from one property to the
other. The building was expanded in 1965 and 1978 to add equipment required to handle
the city’s rapid growth and the facility continues to serve as the region’s primary telephone
exchange to the present day.
The map below shows the surveyed area between Magnolia Street and Mulberry Street,
which was historically occupied by residences. Several were still there by the early 1960s,
including the former homes of banker Fred W. Stover and druggist A. W. Scott. In 1964, the
northern half of the block was cleared for redevelopment and consolidated into a single
property. The Poudre Valley National Bank, located on the southwest corner of College
Avenue and Mountain Avenue, announced that it was arranging to have a large bank facility
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constructed there for its own use. This would provide the bank with a much larger amount
of space for customers and employees, along with a drive-through teller facility and parking
lot. In essence, the bank was moving to accommodate its spatial needs along with the
community’s shift to an automobile-centric culture. The bank engaged the prominent Boulder
architectural firm of James M. Hunter and Associates to prepare plans for the new building.
In Fort Collins, Hunter had already designed the First National Bank building (1961) in
downtown along with buildings on the Colorado State University campus, including Allison
Hall (1950s), the Danforth Chapel (1954), the Engineering Building (1957), and the Charles
A. Lory Student Center (1961). Construction of the Poudre Valley National Bank building
took place in 1966-1967 and it remains one of the city’s most prominent mid-20th century
Modern Movement/International Style buildings.
Magnolia Street to Mulberry Street
Surveyed Properties with Years of Construction
Throughout the first half of the twentieth century, the south half of the block was occupied by
an ornate mansion built for pioneer dry goods merchant and banker Corwin R. Welch. The
property was acquired in 1950 by Safeway Stores Inc., headquartered in Oakland, California.
Since the 1920s, Safeway had operated stores in three locations in Fort Collins’ downtown
commercial district. However, during the post-World War II years the city was spreading
toward the south along the College Avenue corridor and another store, particularly with ample
parking, was needed. The Welch mansion was demolished in 1950 and a Safeway store
was constructed in the eastern area of the property, facing onto College Avenue. This
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operated from 1951 to 1966, when it was replaced with the larger Safeway building that
remains standing today (it is now a Lucky’s Market).
The Safeway building’s iconic design with its curvilinear roofline with upswept wings and
façade window wall came from headquarters and was based upon the “Marina Style”
developed by the San Francisco architectural firm of Wurster, Bernardi & Emmons in the late
1950s. It is Fort Collins’ most prominent example of the Googie Style of architecture. Not
only is this a rare type in Fort Collins, but it also represents the Safeway company’s focus on
developing a style of building that would be emblematic of its brand. In other words, the
building itself became a form of advertising as it was instantly recognized as a Safeway. At
this time, it appears to be the only mid-century Safeway left in Colorado that is intact enough
to be landmarked.
Surveyed Resources by General Architectural Style
Architectural Style
Number of
Properties
Late 19th Century Commercial 8
Early 20th Century Commercial 32
Modern Movement (Commercial) 9
Residential Foursquare 1
Among the 50 buildings surveyed, the names of the architects and designers involved in 32
of them were discovered through the archival research, primarily from newspaper notices
and articles. Substantial research was completed on the remaining properties, making it
unlikely that the professionals involved in their design will be determined. Many of the
building contractors were also mentioned by the newspapers, and this information is included
in the individual site forms. The table below connects known architects and designers to
specific properties. Many of them, including Montezuma Fuller, Arthur Garbutt, Lester Jones,
Albert Bryan and William Robb, maintained offices in Fort Collins and were present in the
community for years. Others operated in the city for just a short time or, as with Robert Fuller,
Temple Buell and James Hunter, were based in Denver and Boulder.
Architects/Designers Tied to Specific Properties
in the Project Area
Name of Architect / Designer
Property
Montezuma W. Fuller First National Bank, 100 N. College Ave.
Robert Trimble Block, 109 S. College Ave.
Methodist Church Parsonage, 109 W. Olive St.
Avery Block, 110-124 N. College Ave.
Kissock Building, 120-122 S. College Ave.
Hall Block, 121-127 S. College Ave.
C. R. Welch Building, 129-131 S. College Ave.
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Trimble Block, 136-140 N. College Ave.
Hawthorne Garage Annex, 230 S. College Ave.
Montezuma Fuller /
George F. Johnson
Alpert Building, 140-142 S. College Ave.
(This was among the last commercial projects undertaken by
Montezuma Fuller, if not his final one. He died in late January
1925 as it was being constructed.)
Robert K. Fuller Masonic Temple (façade remodel, 1925)
141-149 W. Mountain Ave.
Arthur M. Garbutt Colorado Building, 133-145 S. College Ave.
Commercial Bank & Trust, 146 N. College Ave.
J. E. Wilson Building, 153 W. Mountain Ave.
Charles A. Button Avery Block, 110-124 N. College Ave.
Roy H. Bradley / Charles A. Button Secord Block, 130-136 S. College Ave.
Lester L. Jones Kluver Building, 145-149 N. College Ave.
Lester Jones /
William Redding & Son
Northern Hotel, 172 N. College Ave.
Albert Bryan Northern Hotel, 172 N. College Ave.
Edwin A. Francis Northern Hotel, 172 N. College Ave.
John F. Colpitts Welch Block, 101-109 N. College Ave.
Edward P. Boyd /
Clare A. Henderson
Masonic Temple, 141-149 W. Mountain Ave.
Hudson S. Bradley H. C. Bradley Building, 144-146 S. College Ave.
Hiram Pierce Loomis Building, 150-152 N. College Ave.
Loomis Building, 154-156 N. College Ave.
Charles L. Monnot Jr. Poudre Valley National Bank, 101 S. College Ave.
Frank Bull McGowan Battery & Electric, 226 S. College Ave.
Howard T. Musick / Harlan Rathbun Columbia Savings, 100 S. College Ave.
William B. Robb Hospital Service Inc. Building, 208 S. College Ave.
Temple H. Buell & Company Mountain States Telephone & Telegraph, Direct
Dial Exchange, 124 W. Magnolia St.
James M. Hunter & Associates Poudre Valley National Bank, 401 S. College Ave.
Wurster, Bernardi & Emmons Safeway, 425 S. College Ave.
Several properties were found to have been designated as landmarks by the City of Fort
Collins or listed in the National Register of Historic Places or State Register of Historic
Properties. These appear in the table and map below and include individual properties along
with those located within the boundaries of the existing, overlapping Fort Collins and NRHP
Old Town Districts. As the documentation and analysis were completed, it was determined
that other properties might be individually eligible on one level or another.
In addition to the contextual history summarized above, several publications served as
guides for this analysis. One is the National Register Bulletin titled How to Apply the National
Register Criteria for Evaluation. Others included David R. Hill’s Colorado Urbanization &
Planning Context (1984) and Thomas and Laurie Simmons’ Historic Context: City of Fort
Collins, Central Business District Development and Residential Architecture (1992). Each
historic property was also evaluated to determine its age, architectural integrity, and possible
significance in relation to the following established criteria or standards that are in use in Fort
Collins, in Colorado, and across the United States.
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Surveyed Properties Already Landmarked by the
National Register of Historic Places (NRHP),
Colorado State Register of Historic Properties (SRHP),
or City of Fort Collins (FC)
Address and
Site Number
Property
Name
Landmark
Status
100-108 N. College Ave.
5LR462.4
First National Bank Building
Contributing to FC &
NRHP Old Town Districts
110-124 N. College Ave.
5LR462.4
Avery Block
Contributing to FC &
NRHP Old Town Districts
132 N. College Ave.
5LR462.39
Evans & McEwen Building
College Avenue Meat Market
Trimble Court Artisans
Contributing to FC &
NRHP Old Town Districts
136-140 N. College Ave.
5LR462.40
Trimble Block
Contributing to FC &
NRHP Old Town Districts
144 N. College Ave.
5LR462.41
Barkley Block
Contributing to FC &
NRHP Old Town Districts
146 N. College Ave.
5LR462.5
Commercial Bank & Trust
Contributing to FC &
NRHP Old Town Districts
150-152 N. College Ave.
5LR14830
Loomis Building
Contributing to FC &
NRHP Old Town Districts
154-156 N. College Ave.
5LR462.42
Loomis Building
Hong Sing Laundry
Contributing to FC &
NRHP Old Town Districts
160 N. College Ave.
5LR10361
St. Clair Grocery
Griffith Sporting Goods
Contributing to FC &
NRHP Old Town Districts
164 N. College Ave.
5LR10362
Homestead Bakery and Grocery
Schroeder Building
Recreation Bowling Alleys
Contributing to FC &
NRHP Old Town Districts
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172 N. College Ave.
5LR462.6
Northern Hotel
Contributing to FC &
NRHP Old Town Districts
101-109 N. College Ave.
5LR1770
Welch Block
Woolworth Building
Wilson Block
Individually Designated
by FC 1993
140-142 S. College Ave.
5LR1987
Alpert Building
Individually Designated
by FC 2004
Several additional properties were found to be individually eligible for landmark designation
on the local, state or national levels. Others do not possess adequate significance or suffer
from diminished architectural integrity caused by varying degrees of historic and non-historic
alterations. As the site forms indicate, these changes were made for a variety of reasons.
Building exteriors were altered to address maintenance issues, serve the aesthetic tastes of
their owners, increase living or commercial space, and to modernize their appearance.
Modernization was particularly common among commercial buildings during the post-World
War II decades, when many owners and tenants felt that their businesses would be better
served by eliminating vestiges of the past. Fort Collins has been fortunate in that many of
these alterations have been removed over the past several decades and the buildings either
restored, returned closer to their original appearance, or remodeled to be more compatible
with their historic surroundings.
Additional Individually Eligible Properties
National Register of Historic Places (NRHP),
Colorado State Register of Historic Properties (SRHP),
or City of Fort Collins (FC)
Address and
Site Number
Property
Name
Eligibility
Criteria
TO BE DETERMINED
Locations of NRHP & SRHP Eligible Properties
TO BE ADDED
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Historic Properties Not Included in the Survey
But Within the Project Area Boundaries
Property Name and Address
Year of Construction
TO BE COMPLETED
RECOMMENDATIONS
During this project, several recommendations began to emerge for the future of the
downtown commercial district, and in particular the College Avenue corridor, in relation to the
recognition and preservation of its historic resources. Fifty properties were recorded and
thirteen of those were found to have already been landmarked. Eleven of these are within
the existing Old Town Historic Districts and two others have been individually landmarked by
the City of Fort Collins. A small number of additional properties have been found to be eligible
for individual designation. Many more would contribute to a future historic district in this area.
While private property rights allow owners to do what they wish with their buildings within the
parameters of zoning regulations and building codes, the City should continue to encourage
landmark designation and the preservation and restoration of building exteriors as important
to Fort Collins’ sense of heritage and place. The historic neighborhoods east and west of
downtown are experiencing redevelopment pressures that are resulting in the loss of houses.
This form of residential attrition presents challenges that the community will have to address.
By comparison, it appears that the commercial district is relatively stable and the threat of
demolition has not been a frequent concern. Instead, redevelopment projects have largely
focused upon properties of no great architectural or historical significance. Preservation
efforts that are intended to respect and restore architectural integrity or modify buildings
through sensitive alterations are more common. Every project in the downtown commercial
district is carefully monitored by planning staff and regulated by the Historic Preservation
Commission in compliance with the municipal code.
Although Fort Collins’ downtown district is viewed as a paradigm of preservation, not all is
perfect there all of the time. The City will need to continue to carefully protect the area’s
architectural integrity while proactively promoting interest in architecture and support for
preservation. Promotion of a preservation ethic and regulation of alterations requires
diligence on the part of preservation planning staff and the HPC. This requires educational
programming that can be accomplished through regular events such as tours and lectures.
Interpretive signage could also be greatly improved, as little seems to exist in the downtown
district except for along Linden Street in the former fort area. Collaboration with organizations
such as the Fort Collins Historical Society, Fort Collins Museum of Discovery, Poudre
Landmarks Foundation, and Historic Larimer County can help the City in these critical areas
of public education.
ITEM 5, ATTACHMENT 2
Packet Pg. 133
24
The City of Fort Collins should also continue to seek support and collaboration with
government agencies and non-profit organizations such as the National Trust for Historic
Preservation, History Colorado and Colorado Preservation Inc. A grant from the State
Historical Fund was used to complete this study and previous ones, and the City should
continue to seek additional grants (including Certified Local Government assistance) to help
with the costs of future surveys and preservation planning. That would include funding the
development of a new historic district in the downtown area.
The project also pointed to additional efforts that would benefit the community. One thing
that became apparent during this project is that many of the buildings in Old Town east of
College Avenue and north of Mountain Avenue need to be resurveyed. The current project
included those in the 100 block of North College Avenue and others were surveyed along
Jefferson Street in recent years. A comprehensive review should be undertaken to determine
which resources still need to be recorded for the first time or updated to today’s standards of
documentation. In the coming years, the completion of title searches for many of the
properties will add to our understanding of their ownership and legal histories. Survey and
resurvey will help to define which properties contribute to the existing Fort Collins and NRHP
Old Town districts (contributing status was not determined when the districts were
established in the 1970s) , and will define which properties in the downtown area might also
be eligible for individual landmark designation.
The promotion of history and preservation in Fort Collins can benefit greatly from broad
distribution of the results of this study. Electronic versions of the project report and site forms
will be filed with the City of Fort Collins and the Colorado Office of Archaeology and Historic
Preservation in Denver. A bound hard copy will also be placed in the collection of the Fort
Collins Museum of Discovery Archive, where the survey results will be readily available to
the public. It is recommended that the City of Fort Collins mail copies of the site forms to the
property owners. Digital versions of the documents should also be made available through
the City’s website, linked to its existing page on historic preservation.
The City should also consider utilizing the materials from this and past surveys to develop an
interpretive program. Interpretive panels placed in select locations around downtown will
disseminate information about the community’s heritage and historic buildings to residents
and visitors. Walking tours based upon recent surveys should also be coordinated and these
can be repeated over the coming years and tailored to various audiences. As pressure for
development and redevelopment continues in the coming years, the city’s historic buildings
and overall historic appearance may be diminished. This presents a need for careful planning
so the community can thrive while its historic resources and character are protected. Historic
preservation based upon the information and analysis provided by recent surveys should
serve as an important tool, one that is utilized to protect the city’s past, present and future.
Finally, the completion of this survey project raises the question of establishing a second
historic district in downtown Fort Collins. This could be accomplished on the local level by
the City of Fort Collins, although it also seems to merit National Register designation.
Because the State Register requires 100% buy-in from the property owners, this route is
unlikely to succeed. The area that merits landmark designation falls within the part of
downtown that was historically referred to as “New Town.” Consequently, it is recommended
that this be its name. A New Town Historic District will not only help to define its geographic
parameters but also underscore for the public that it is distinct from the original Old Town
area that is located where the City of Fort Collins first emerged.
ITEM 5, ATTACHMENT 2
Packet Pg. 134
25
Based upon the existing historic building stock, it appears that the period of significance for
this proposed district would run from the 1880s through the 1960s. Areas of significance, at
minimum, appear likely to include Architecture and Commerce. The map below indicates
where the boundaries of this district might be placed so that they include all of the contributing
buildings without also incorporating too many that would be non-contributing. To the south
are three significant mid-20th century properties that merit individual landmark designation.
Map of the Survey Area
Showing Potential Boundaries for a New Town District
and Individually-Eligible Mid-20th Century Landmarks
ITEM 5, ATTACHMENT 2
Packet Pg. 135
26
BIBLIOGRAPHY
Ahlbrandt, Arlene & Kathryn Stieben, editors. The History of Larimer County, Colorado.
Dallas, TX: Curtis Media Corporation, 1987.
City of Fort Collins, Historic Building Permit File Records
City of Fort Collins, Preservation Planning Files
Fleming, Barbara. Fort Collins: A Pictorial History. Virginia Beach, VA: The Donning
Company, 1985, revised 1992.
Fleming, Barbara and Malcolm McNeill. Fort Collins: The Miller Photographs. Charleston,
SC: Arcadia Publishing, Images of America Series, 2009
Fleming, Barbara & Malcolm McNeill. Fort Collins, Then & Now. Charleston, SC: Arcadia
Publishing, 2010
Fort Collins City Directories, 1902-1975, Rocky Mountain Directory Company / R. L. Polk &
Company.
“Fort Collins History and Architecture: Post World War I Urban Growth, 1919-1941,” Fort
Collins History Connection, Accessed Online at www.history.fcgov.com/archive/contexts.
Fort Collins 7.5’ and 15’ Topographic Quadrangle Maps, US Geological Survey (1906, 1960,
1969, 1984).
Highways to the Sky: A Context and History of Colorado’s Highway System. Prepared by
Associated Cultural Resource Experts for the Colorado Department of Transportation,
April 2002.
Hill, David R. Colorado Urbanization & Planning Context. Denver: Colorado Historical
Society, 1984.
Historic Newspaper Articles
Denver Post
Fort Collins Coloradoan
Fort Collins Courier
Fort Collins Express
Fort Collins Express-Courier
Rocky Mountain News
Insurance Maps of Fort Collins, Larimer County, Colorado. New York: Sanborn Map
Company, 1886, 1891, 1895, 1901, 1906, 1909, 1917, 1925, 1943 and 1963 update.
Marmor, Jason. An Inventory of Historic Properties in and Around the Central Business
District of Fort Collins, Larimer County, Colorado. Prepared by Retrospect for the City of
Fort Collins, Advance Planning Department, 1996.
ITEM 5, ATTACHMENT 2
Packet Pg. 136
27
Mehls, Steven F. Colorado Plains Historic Context. Denver: Colorado Historical Society,
1984.
Morris, Andrew J., ed. The History of Larimer County, Colorado, Volume I. Dallas, TX:
Curtis Media Corp., 1985.
Noel, Thomas J. and Ron Sladek. Fort Collins & Larimer County: An Illustrated History.
Carlsbad, CA: Heritage Media Corp., 2002.
Simmons, Thomas H. and R. Laurie. Historic Context: City of Fort Collins, Central Business
District Development and Residential Architecture. Prepared for the City of Fort Collins
by Front Range Research Associates Inc., November 1992.
Stone, Wilbur Fisk. History of Colorado. Chicago: S. J. Clarke Publishing Co., 1918.
Sundberg, Wayne C. Fort Collins at 150: A Sesquicentennial History. San Antonio, TX: HPN
Books, 2014.
Swanson, Evadene Burris. Fort Collins Yesterdays. Fort Collins: George & Hildegarde
Morgan, 1993.
Tresner, Charlene. Streets of Fort Collins. Fort Collins: Patterson House Publishing, 1994.
Tunner, Carol. “North College Avenue Historical Research for the North College Avenue
Study.” Completed for the Planning Department, Advanced Planning Division, Historic
Preservation Office, City of Fort Collins, December 1993.
Watrous, Ansel. History of Larimer County. Fort Collins, CO: Courier Printing & Publishing
Company, 1911
ITEM 5, ATTACHMENT 2
Packet Pg. 137
28
SURVEY LOG BY ADDRESS
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
TENTATIVE
DETERMINATIONS
100-108 N. College Ave.
5LR462.4
First National Bank Building
1897
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
101-109 N. College Ave.
5LR1770
Welch Block
Woolworth Building
Wilson Block
1880-81
1926
Fort Collins – Designated 1993
NRHP/SRHP – A & C
110-124 N. College Ave.
5LR462.4
Avery Block
1896-
1903
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
111-115 N. College Ave.
5LR1873
Windsor Hotel
1881-85
Fort Collins – 1
NRHP/SRHP – A
132 N. College Ave.
5LR462.39
Evans & McEwen Building
College Avenue Meat Market
Patterson Drug Store
Trimble Court Artisans
1883-
1903
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
136-140 N. College Ave.
5LR462.40
Trimble Block
1903-04
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
144 N. College Ave.
5LR462.41
Barkley Block
1906
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
145-149 N. College Ave.
5LR14829
Kluver Building
1880
1925
Fort Collins – 3
NRHP/SRHP – C
ITEM 5, ATTACHMENT 2
Packet Pg. 138
29
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
146 N. College Ave.
5LR462.5
Commercial Bank & Trust
1906-07
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
150-152 N. College Ave.
5LR14830
Loomis Building
1903
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
154-156 N. College Ave.
5LR462.42
Loomis Building
Hong Sing Laundry
1904
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
160 N. College Ave.
5LR10361
St. Clair Grocery
Griffith Sporting Goods
1904
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
164 N. College Ave.
5LR10362
Homestead Bakery and Grocery
Schroeder Building
Recreation Bowling Alleys
1902
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
167-169 N. College Ave.
5LR2063
Briggs Building
1880-81
Fort Collins – Contribute
to Future District (?)
NRHP/SRHP – Contribute
to Future District (?)
171-173 N. College Ave.
5LR1969
Owen Block
Brunswick Billiard Parlor
Fort Collins Bottling Works
1881-82
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
172 N. College Ave.
5LR462.6
Northern Hotel
1905-36
Fort Collins – Contributes
to Existing District
NRHP/SRHP – Contributes
to Existing District
ITEM 5, ATTACHMENT 2
Packet Pg. 139
30
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
181 N. College Ave.
5LR14856
Fleming’s Cafe
1920
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
100 S. College Ave.
5LR14831
Columbia Savings & Loan
Association
1962
Fort Collins – 1 & 3
NRHP/SRHP – A & C
101 S. College Ave.
5LR1978
Poudre Valley National Bank
1952-53
Fort Collins – 1 & 3
NRHP/SRHP – A & C
109 S. College Ave.
5LR1980
Robert Trimble Block
1899-
1905
Fort Collins – 1 & 3
NRHP/SRHP – A & C
112 S. College Ave.
5LR9785
Brinker Grocery
First National Bank Annex
1907
Fort Collins – 1 & 3
NRHP/SRHP – Contributing
to Future District
114-116 S. College Ave.
5LR1979
Smith, Soult & Smith
Building
1894
Fort Collins – Contributing
to Future District
NRHP/SRHP – Contributing
to Future District
117 S. College Ave.
5LR1981
Arscott Building
1900
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
120-122 S. College Ave.
5LR1982
Kissock Building
1898
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
121-127 S. College Ave.
5LR12637
Hall Block
Physicians Building
A. W. Scott Drug Store
Walgreens
1900
Fort Collins – Contributing
to Future District
NRHP/SRHP – Contributing
to Future District
124-128 S. College Ave.
5LR1983
William C. Stover Building
Albert B. Tomlin Building
1897-99
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
129-131 S. College Ave.
5LR1984
C. R. Welch Building
1901
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
ITEM 5, ATTACHMENT 2
Packet Pg. 140
31
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
130-136 S. College Ave.
5LR1985
Secord Block
Meyer Building / Meyer Store
Nedley Hotel
1909
Fort Collins – 1, 2 & 3
NRHP/SRHP – A, B & C
133-145 S. College Ave.
5LR1986
Colorado Building
1905-06
Fort Collins – 1, 2 & 3
NRHP/SRHP – A, B & C
140-142 S. College Ave.
5LR1987
Alpert Building
1924-25
Fort Collins – Designated 2004
NRHP/SRHP – A, B & C
144-146 S. College Ave.
5LR1988
H. C. Bradley Building
1905-08
Fort Collins – 1 & 3
NRHP/SRHP – A & C
204 S. College Ave.
5LR1991
Fort Collins Furniture Company
Lincoln Hotel
Aggie Theater
1916
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
208 S. College Ave.
5LR14832
Hospital Service Inc. Building
1957
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
212 S. College Ave.
5LR14834
Hansen Realty Building
Christian Science Reading Room
1962
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
215-227 S. College Ave.
5LR14833
J. C. Penney Store
1963-65
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
224 S. College Ave.
5LR1993
Ricker Brothers Building
White Palace Inn
1928-33
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
226 S. College Ave.
5LR1994
McGowan Battery and Electric
Al’s and Ruth’s Cafeteria
1928
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
230 S. College Ave.
5LR1995
Hawthorne Garage Annex
Dreiling Motors Annex
1919
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
401 S. College Ave.
5LR14854
Poudre Valley National Bank
1966-67
Fort Collins – 1 & 3
NRHP/SRHP – A & C
ITEM 5, ATTACHMENT 2
Packet Pg. 141
32
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
425 S. College Ave.
5LR14855
Safeway
1966
Fort Collins – 1 & 3
NRHP/SRHP – A & C
124 W. Magnolia St.
5LR14858
Mountain States Telephone &
Telegraph, Direct Dial Exchange
1955-
1978
Fort Collins – 1 & 3
NRHP/SRHP – A & C
141-149 W. Mountain Ave.
5LR1620
Masonic Temple
1902
Fort Collins – 1 & 3
NRHP/SRHP – A & C
144 W. Mountain Ave.
5LR14859
McAnelly Building
1902
Fort Collins – Contributing
to Future District
NRHP/SRHP – Contributing
to Future District
148 W. Mountain Ave.
5LR1622
Edgar Avery Building
Trail Theater
1907-10
Fort Collins – Contributing
to Future District
NRHP/SRHP – Contributing
to Future District
152 W. Mountain Ave.
5LR1645
American Theater
State Theater
Scrivner’s Grocery
1908-24
Fort Collins – Contribute
to Future District (?)
NRHP/SRHP – Contribute
to Future District (?)
153-155 W. Mountain Ave.
5LR1621
Wilson-Avery Building
1909
Fort Collins – Contribute
to Future District (?)
NRHP/SRHP – Contribute
to Future District (?)
140-142 W. Oak St.
5LR2035
E. B. Dale Garage
1924
Fort Collins – Not Eligible
NRHP/SRHP – Not Eligible
148-160 W. Oak St.
5LR2036
House & Humphrey
Auto Repair Garage /
Firestone Auto Supply & Service /
Fort Collins Industrial Bank
1928-30
1969
Fort Collins – 1 & 3
NRHP/SRHP – A & C
149-157 W. Oak St.
5LR14857
Thompson-Briggs
Professional Building
1952
Fort Collins – 1 & 3
NRHP/SRHP – A & C
ITEM 5, ATTACHMENT 2
Packet Pg. 142
33
Address and
Site Number
Property
Name
Year
Built
Eligibility
and Criteria
109 W. Olive St.
5LR2043
Methodist Parsonage
Espelin House
Fort Collins Clinic
1901
Fort Collins – 1 & 2
NRHP/SRHP – Contributing
to Future District
SURVEY LOG BY SITE NUMBER
Site Number
and Address
Property
Name
Year
Built
Eligibility
and Criteria
TO BE COMPLETED
ITEM 5, ATTACHMENT 2
Packet Pg. 143
Agenda Item 6
Item 6 Page 1
STAFF REPORT June 21, 2023
Historic Preservation Commission
PROJECT NAME
PROPOSED ADDITION (MINOR AMENDMENT), HENRY A. & ELLA ZIEGLER HOUSE, 3105 E. HARMONY
ROAD – DEVELOPMENT REVIEW
STAFF
Jim Bertolini, Senior Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: Development application at 3105 E. Harmony Road to include demolition of the
existing rear porch and construction of a new 1.5 story addition onto the rear of
the existing house.
APPLICANT/OWNER: Court Appointed Special Advocates, Inc. (CASA)
3105 E. Harmony Road
Fort Collins, CO 80528
STAFF RECOMMENDATION:
Staff is referring this item to the HPC for a recommendation. Staff has provided an analysis below of how, by
staff’s estimation, the project does/does not meet the adopted Standards for Rehabilitation.
COMMISSION’S ROLE:
Provide a recommendation to the decision maker (in this case, Planning staff) regarding the proposed
alterations, relative to their compliance with Section 3.4.7 of the Fort Collins Land Use Code.
PROJECT SUMMARY:
The project application is to construct an approximately 2500ft2 addition onto the rear of the existing brick building
at 3105 E. Harmony House, the historic Henry & Ella Ziegler property. The addition includes HVAC equipment,
additional exterior lighting, and a new accessible entry. It will also involve the removal of the existing remains of
the rear porch on the Ziegler House, and the removal of some non-historic trees. The property was determined
Eligible as a Fort Collins Landmark and subject to the provisions of Land Use Code 3.4.7 on March 30, 2023.
The owner, CASA of Larimer County, is in need of expanded office and programming space while also seeking
to preserve an outdoor amenity space for clients along the property’s west side, which also includes the
property’s surviving historic cottonwood trees (Populus deltoides). The existing brick house has an approximate
2,100ft2 footprint not counting the rear porch proposed for demolition (i.e., total square footage around 4,200ft2).
PROPERTY BACKGROUND
The brick farmhouse is the historic Henry & Ella Ziegler Farmhouse, one of the few surviving remnants of the
once vast collection of Ziegler-family resources in this section of the former farming community of Harmony.
Around this site, largely on what is now the Intel facility site to the south, used to be another farmhouse, along
with many barns and outbuildings used by the Henry Ziegler operation, primarily for sheep raising, but with a
Packet Pg. 144
Agenda Item 6
Item 6 Page 2
small orchard near the farmstead as well. To the south, at the present-day intersection of Ziegler Road and
County Fair Lane/Saber Cat Drive are the last structures associated with the Watson Ziegler farmstead, Henry’s
brother, which are now owned by the Poudre School District. On March 30, 2023, City staff completed an historic
survey form for the Henry & Ella Ziegler Farmhouse at 3105 E. Harmony Road and determined that it was Eligible
under three (3) of the City’s standards for eligibility, specifically as follows:
- Standard 1 (Events/Trends) in Agriculture: A significant surviving reflection of the community of
Harmony, the once sizeable farming village that comprised of most of present-day southeast Fort Collins
and that was redeveloped since the 1980s.
- Standard 2 (Persons/Groups) in Agriculture: The only surviving residence from the Ziegler family, and
one of only three built resources surviving from the family’s holdings in Harmony.
- Standard 3 (Design/Construction) in Architecture: A rare and significant reflection of farmhouse
architecture in Fort Collins, specifically Edwardian design.
Contributing resources to the Henry & Ella Ziegler Farmhouse are the brick farmhouse itself and several surviving
cottonwood trees (Populus deltoides) along the property’s west side. Character-defining features of the main
house include:
- The cross-gabled T roof and footprint form
- The red brick masonry in a common bond (with no headers) and a dressed, coursed stone foundation
- A shallow hipped roof with boxed eaves, flat fascia, and decorative thin brackets.
- A two-story porch under a hipped roof (formerly a tower), canted with brick pillars and a stone cap on
top of a brick half wall on both levels.
- One-over-one wood sash windows with wood storm windows in varying configurations
- Decorative gables on the north, east, and west sides with diamond windows and brick facing
- Canted bay projections on the north, east, and west sides of the building
The rear addition proposed for removal in order to attach the addition is not considered a character-defining
feature, largely due to losses of historic material and historic integrity.
STAFF REQUESTS FOR INFORMATION
Staff made two requests for additional information from the application, who supplied responses on May 31, 2023:
1. How will the ADA ramp be treated against the foundation wall on the historic house? – that’s more of a
construction detail but making sure a good joint sealer is installed there to prevent water intrusion off
the ramp is recommended.
• There is a 1ft gap between the existing house and the ramp that will probably just be a rock
bed. [Applicant] will make sure to discuss drainage in this gap with civil [engineer].
2. On the ADA ramp, do you have room for a 1:12 ramp and landing for all visitors/staff that runs straight
from the parking lot (i.e., 1 shared access path instead of both a stair and a ramp), to avoid needed to
jut the ramp out to the north?
• There is enough room for a straight run looking at the grading plan, however…this would
make that ramp much more visible from Harmony. We thought condensing it would be more
visually appealing.
AREA OF ADJACENCY SUMMARY:
There are no other resources in the project’s Area of Adjacency due to redevelopment of the former Harmony
community in previous decades.
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Agenda Item 6
Item 6 Page 3
REVIEW CRITERIA AND INITIAL STAFF FINDINGS OF FACT:
This review falls under the requirements of Land Use Code 3.4.7, in particular, the requirements when an
historic resource is on a development site. In that case, review proceeds in much the same way as it would for
a designated Landmark, with the LUC clarifying that the Standards for the Treatment of Historic Properties
(specifically Rehabilitation) apply “to the maximum extent feasible.” In practice, this generally means that
properties that are Eligible for Landmark designation but are not designated may be treated with a degree of
additional flexibility under the Standards.
Applicable
Code
Standard
Summary of Code Requirement and Analysis – In General
Secretary of the Interior’s Standards for Rehabilitation
Complies/Does
Not Comply
SOI # 1
A property will be used as it was historically or be given a new use that
requires minimal change to its distinctive materials, features, spaces,
and spatial relationships.
This Standard appears generally met. Modifications to the historic
building itself are minimal, and the new addition is located at the
rear. Direct modification to the historic resource does not appear
to be modifying any distinctive materials, features, or spaces.
However, the footprint and scale of the addition may warrant
discussion of whether spatial relationships are being modified too
greatly for this Standard to be met.
TBD
SOI #2
The historic character of a property will be retained and preserved. The
removal of distinctive materials or alteration of features, spaces, and
spatial relationships that characterize a property will be avoided.
This Standard appears generally met. The distinctive materials,
features, and spaces of the property are being retained as part of
the project. However, the footprint and scale of the addition may
warrant a discussion of whether the spatial relationships that
define the property are being altered too significantly.
TBD
SOI #3
Each property will 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 elements from other historic
properties, will not be undertaken.
The proposed addition utilizes a hyphen, differentiated massing,
height, features, and exterior cladding, to distinguish it as new
construction and avoid a false sense of history.
Complies
SOI #4
Changes to a property that have acquired historic significance in their
own right will be retained and preserved.
No historic alterations appear to be proposed for removal as part
of this project.
Complies
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Agenda Item 6
Item 6 Page 4
SOI #5 Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be
preserved.
The key materials, features, finishes, and construction techniques
that exemplify the masonry Ziegler farmhouse are not being
altered as part of this project. The addition is proposed to the rear,
and retains in place, with maximum visibility, all the features and
property aspects noted above.
Complies
SOI #6 Deteriorated historic features will be repaired rather than replaced.
Where the severity of deterioration requires replacement of a distinctive
feature, the new feature will match the old in design, color, texture, and,
where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
No character-defining historic materials are proposed for removal.
The rear porch is proposed for removal, but after staff
observation, the majority of the porch aside from the roof framing
and decking has been removed or altered. Staff would not
consider this a character-defining feature.
Complies
SOI #7
Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to
historic materials will not be used.
No significant treatment to the existing historic house appears
proposed. At this time, staff has no concerns related to protection
of the historic features, including the brick masonry, on the
historic portion of the building.
Complies
SOI #8
Archeological resources will be protected and preserved in place. If
such resources must be disturbed, mitigation measures will be
undertaken.
Based on staff’s understanding of the site history, the site has
been heavily disturbed. Considering the depth of excavation for
the proposed addition, and the site context, the possibility of
relevant archaeological discoveries is low.
Complies
SOI #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.
This standard is generally interpreted as meaning that additions
should be compatible with, distinguishable from, and subordinate
to, the historic resource onto which they are being constructed.
Staff has provided the following analysis on these three points:
TBD
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Agenda Item 6
Item 6 Page 5
-Compatible – this aspect raises the most potential for
Standard 9 not being met. While the overall design is
compatible with the early-twentieth century/Edwardian
features of the historic house, it is a sizeable addition,
several hundred square feet larger than the historic
building in footprint. Staff would generally consider the
use of a hyphen in between the addition and the historic
house as mitigating for that larger size.
-Distinguishable – the addition scores well under this
aspect, differentiating itself from the exclusively brick
historic residence by using mostly horizontal wood siding
with some brick and synthetic stone veneer worked in to
provide some visual connection to the main house. The
use of a hyphen between the historic house and the
addition stands to clearly divide the proposed new
construction from the historic building visually.
SOI #10
New additions and adjacent or related new construction will 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.
As noted under previous standards, the rear porch, while an
historic feature of a farmhouse, has already been subjected to
significant alteration, only retaining its historic roof and decking.
Staff does not consider the rear porch to be a character-defining
feature as a result, and does not anticipate that the essential form
and historic integrity of the property will be diminished by the
addition as restoration work to rebuild the rear porch would be
required currently, and would still be required if, in the future, a
full restoration was proposed.
Complies
3.4.7(E)(3): Plan of Protection
Staff anticipates a Plan of Protection will be needed to reduce the risk of damage to the brick historic residence.
This can be completed after approval of the general project plan, and is frequently completed as part of the
Building Permit review/approval process. In this case, documentation of the demolition plan, plan of attaching
the addition directly to the Ziegler House and sealing the seams, equipment storage & staging, and contact
information for the construction project foreman should be sufficient.
SAMPLE MOTIONS
Sample Motion for a Recommendation of Approval w/ Modification of Standards:
“I move that the Historic Preservation Commission recommend to the Planning Director approval of the CASA
Addition at the Ziegler House, 3105 East Harmony Road, finding that most aspects of the proposal comply with the
Secretary of Interior’s Standards for Rehabilitation, that the following proposed work items do not meet the Standards
for Rehabilitation:
- [list work items that do NOT meet the Standards]
And that a Modification of Standards regarding those items is warranted because [select one or more of the following
reasons from LUC 2.8]:
Packet Pg. 148
Agenda Item 6
Item 6 Page 6
1.As Good or Better Than: the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested; or
2.Alleviate Problem of City-wide Concern: the granting of a modification from the strict application of any
standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a substantial benefit
to the city by reason of the fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the city's Comprehensive Plan or
in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a
standard would render the project practically infeasible; or
3. Hardship: by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's
ability to install a solar energy system, the strict application of the standard sought to be modified
would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the
owner of such property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
4.Nominal and Inconsequential: the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will continue to advance the
purposes of the Land Use Code as contained in Section 1.2.2.
Packet Pg. 149
Agenda Item 6
Item 6 Page 7
Sample Motion for a Recommendation of Approval:
“I move that the Historic Preservation Commission recommend to the Planning Director approval of the CASA
Addition at the Ziegler House, 3105 East Harmony Road, finding that the proposal complies with the Secretary of
Interior’s Standards for Rehabilitation.
Note: It is recommended that the Commission elaborate on these basic findings, propose additional findings, or
remove any of these proposed findings according to its evaluation.
Sample Motion for a Recommendation of Approval w/ Conditions:
“I move that the Historic Preservation Commission recommend to the Planning Director approval of the CASA
Addition at the Ziegler House, 3105 East Harmony Road, finding that the proposal complies with the Secretary of
Interior’s Standards for Rehabilitation provided that the proposal be amended to address the following conditions:
- [list conditions]
Sample Motion for a Recommendation of Denial:
“I move that the Historic Preservation Commission recommend to the Decision Maker denial of the CASA Addition
at the Ziegler House, 3105 East Harmony Road, based on the following findings: [insert findings]
Sample Motion for a Continuance:
“I move that the Historic Preservation Commission continue this item to the next meeting in order to seek additional
information regarding the following code requirements: [insert]
ATTACHMENTS:
1.Addition Site Plan & Elevations
2.3105 E Harmony Historic Survey (2023)
3.National Park Service “Interpreting the Standards” Bulletin 37: Additions to Historic Houses
4.Staff Presentation
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ITEM 6, ATTACHMENT 1
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ITEM 6, ATTACHMENT 1
Packet Pg. 152
ITEM 6, ATTACHMENT 1
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Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.4250
preservation@fcgov.com
fcgov.com/historicpreservation
Historic Preservation Services
OFFICIAL DETERMINATION:
FORT COLLINS LANDMARK ELIGIBILITY
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Historic Building Name: Ziegler, Henry A. & Ella, House
Property Address: 3105 E. Harmony Road
Determination: ELIGIBLE
Issued: March 30, 2023
Expiration: March 30, 2028
ATTN: Jen Ryan, Executive Director
Court Appointed Special Advocates, Inc.
3105 E. Harmony Road
Fort Collins, CO 80528
Dear Property Owner:
This letter provides you with confirmation that your property has been evaluated for Fort Collins
landmark eligibility, following the requirements in Chapter 14, Article II of the Fort Collins Municipal
Code, and has been found eligible for landmark designation.
An intensive-level Colorado Cultural Resource Survey Form was completed by City staff who met the
federal professional qualifications standards for history/architectural history in order to provide the
information that serves as the basis for an evaluation of a property’s historic and/or architectural
significance and its integrity, both of which are required for landmark eligibility as per Article II, Section
14-22.
Staff has made the finding of Eligible based on the information and evaluation of significance, integrity,
and landmark eligibility detailed in the attached form.
Statement of Eligibility:
The Henry A. & Martha LuElla “Ella” Ziegler Farmhouse, built in c.1905, is Eligible for
designation as a Fort Collins Landmark. It is considered significant under Standard 1
(Events/Trends) in the area of Agriculture as a significant surviving reflection of the farming
community of Harmony, most of which has been redeveloped since the 1980s. The Ziegler
Farmhouse is considered significant under Standard 2 (Persons/Groups) in the area of
Agriculture as the former farmhouse for Henry A. and Ella Ziegler, and the only surviving farm
residence (and one of only three surviving resources) from the former Ziegler Brothers sheep
operation in this part of Fort Collins. It is also considered significant under Standard 3
(Design/Construction) as a rare reflection of Edwardian farmhouse architecture in Fort Collins,
being one of only three such property types known to survive in the area. While the property’s
farmland has since been completely redeveloped, and the Henry & Ella Ziegler farm complex
ITEM 6, ATTACHMENT 2
Packet Pg. 154
- 2 -
completely demolished save this building and some remnant trees, the house itself retains very
strong integrity to the historic period (1905-1915).
Per Article II, Section 14-23 of the code, any determination made by staff regarding eligibility
may be appealed to the Commission by the applicant, any resident of the City, or owner of
property in the City. Such appeal shall be set forth in writing and filed with the Director within
fourteen (14) days of the date of the staff's determination.
If you have any questions regarding this determination, or if I may be of any assistance, please do not
hesitate to contact me. I may be reached at jbertolini@fcgov.com, or 970-416-4250.
Sincerely,
Jim Bertolini
Senior Historic Preservation Planner
Attachment: Colorado Cultural Resource Survey Architectural Inventory Form 1403, dated March 30,
2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 155
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
1
OAHP1403
Rev. 9/98
COLORADO CULTURAL RESOURCE SURVEY
Architectural Inventory Form
Official eligibility determination
(OAHP use only)
Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Determined Eligible- SR
Determined Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
Field Evaluation of Fort Collins Landmark Eligibility
☒ Individually Eligible ☐ Contributing to District ☐ Not Eligible
☒ Likely Eligible for State/National Register
General Recommendations:
The Henry A. & Martha LuElla “Ella” Ziegler Farmhouse is recommended Eligible for designation
as a Fort Collins Landmark. Built in 1905 (circa), the farmhouse is one of the only surviving
remnants, and the only surviving farmhouse, reflecting the Ziegler family’s once prominent sheep
raising operation in the Harmony community between 1895 and 1915. It is considered significant
under Standard 1 (Events/Trends) in the area of Agriculture as a significant surviving reflection of
ITEM 6, ATTACHMENT 2
Packet Pg. 156
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
2
the farming community of Harmony, most of which has been redeveloped since the 1980s. The
Ziegler Farmhouse is considered significant under Standard 2 (Persons/Groups) in the area of
Agriculture as the former farmhouse for Henry A. and Ella Ziegler, and the only surviving farm
residence (and one of only three surviving resources) from the former Ziegler Brothers sheep
operation in this part of Fort Collins. It is also considered significant under Standard 3
(Design/Construction) as a rare reflection of Edwardian farmhouse architecture in Fort Collins, being
one of only three such property types known to survive in the area. While the property’s farmland
has since been completely redeveloped, and the Henry & Ella Ziegler farm complex completely
demolished save this building and some remnant trees, the house itself retains very strong integrity to
the historic period (1905-1915).
I. Identification
1. Resource number: B3215 (City); 5LR.1573 (SHPO)
2. Temporary resource number:
3. County: Larimer
4. City: Fort Collins
5. Historic building name: Ziegler, Henry A. & Ella, House
6. Current building name: Harmony House
7. Building address: 3105 Harmony Road, Fort Collins, CO 80528
8. Owner name and address: Court Appointed Special Advocates, Inc. (CASA), 3105
E. Harmony Rd, Fort Collins, CO 80528-9545
II. Geographic Information
9. P.M. 6 Township 6N Range 68W
NE ¼ of NW ¼ of NW ¼ of NW ¼ of section 4
10. UTM reference
Zone 13 N ; 498477 mE 4485791 mN
11. USGS quad name: Fort Collins
Year: 2022 Map scale: 7.5' X 15' ☐ Attach photo copy of appropriate map section.
12. Lot(s): 2 Block: Harmony Technology Park, 1st Filing
Addition/Subdivision: Harmony Technology Park, 1st Filing Year of
Addition/Subdivision: 2003
13. Boundary Description and Justification:
As of 2023, the boundary corresponds to Larimer County Parcel # 8604206903, also known as
Lot 2 in the Harmony Technology Park Addition, 1st Filing.
ITEM 6, ATTACHMENT 2
Packet Pg. 157
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
3
III. Architectural Description
14. Building plan (footprint, shape): Irregular (T-shape w/ additions/modifications)
15. Dimensions in feet: Length 62 ft x Width 45ft
16. Number of stories: 2
17. Primary external wall material(s): Brick
18. Roof configuration: Cross-gabled
19. Primary external roof material: Asphalt composition shingle
20. Special features:
Dormer, Overhanging Eaves, Chimney, Balcony, Wrap Around Porch,
21. General architectural description:
The Ziegler House sits on a subdivided lot, the former agricultural landscape having been sold off
and redeveloped by the early 2000s. The overall site has been almost completely redeveloped for use
as a social services facility. No farmland survives from the original c.1914 farmstead.
The Ziegler house is a two-story, Edwardian-style residence with an irregular, semi-T-shaped
footprint. Its exterior walls are primarily red brick, sitting on a dressed and coursed stone foundation.
The roof is a cross-gabled T, with the rear slope closed in a double hip with a shallow hipped roof
rear porch, all clad with asphalt composition shingles. The eaves are boxed, with flat fascia above
and below, with decorative thin brackets. On the building’s northeast corner is a two-story porch
(i.e., a porch with a balcony above). The porch is canted, has squared brick pillars, and a stone cap
on top of a brick half wall on both levels, with a hipped roof above the second story and concrete
story on the porch’s northeast face. Windows are primarily wood one-over-one with varying sizes,
with dressed stone sills and lintels, and wood storm windows throughout. The gables on the roof to
the north (front), east, and west (sides) read as dormers, with a diamond window and brick facing in
the gable ends.
The north (front) elevation is dominated by a canted bay projection with stacked one-over-one
windows on both levels on each face of the canted mass. The flat, front panel includes large one-
over-one windows, while the flanking sides of the bay have narrower one-over-one wood windows.
On the northeast corner of the façade is the canted brick, two-story porch with a concrete stoop. The
porch has two entries on the main level, one with a dressed stone lintel, suggesting it may have been
a window previously. The upper porch has a central doorway, flanked by two one-over-one wood
windows.
The east elevation has a matching projecting, canted bay window, with similar window stacking of
larger one-over-one windows on the east face, and narrower one-over-one windows on the flanking
sides of the canted bay. The large, hipped-roof rear projection includes two stacks of windows on its
east side. The northernmost has a small wood fixed window on the first floor with a round oculus
window on the second. Toward the rear are a one-over-one wood window on both the first and
second floor. At the basement level, there is a series of basement windows on each face of the canted
ITEM 6, ATTACHMENT 2
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Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
4
bay, as well as two on the rear hipped massing; they are 1x3 wood windows of either a hopper,
awning, or fixed function.
The west elevation matches the east on its forward design, except that in the small north-facing
section between the north and west-facing bay projections, there is a secondary entrance with a
dressed stone lintel, with a wood one-over-one window above. Also, on the rear hipped-roof
massing, there is only one stack of wood, one-over-one windows near the southwest corner.
The rear (south) elevation includes the main hipped roof projection, a second hipped roof projection
extending the east half of the rear elevation, and includes a full-width, wood-frame rear porch. On
the east half of the rear face, a single, off-center, one-over-one wood window is on the upper floor,
with two wood one-over-one windows of different sizes on the first floor under the porch roof. On
the west side of the rear face is a one-over-one window with a rear entry to its left/west. The rear
porch has a tongue-and-groove deck resting on what appear to be brick pilings, with squared wood
posts, vertical wood siding and an open window opening on the west side, and what appears to be a
modern wood railing and wood stoop leading to the rear yard. It appears the rear porch may have
been screened in at one point, based on the presence of transom framing above the rear stoop. There
is a wood access ramp leading off the east side of the porch to the parking lot.
22. Architectural style/building type: Edwardian
23. Landscaping or special setting features:
The historic landscape has been almost completely transformed to accommodate the Intel facility to
the south, and the adaptive reuse of the Ziegler House for social services. There is a modern parking
lot to the east, what appears to be a modern metal fence with brick fence posts along the property
boundary, and a playground and basketball court on the rear half of the lot. There are two modern
sheds near the southwest corner of the lot. What appear to be the only surviving elements of the
historic landscape are large cottonwood (populus deltoides) trees near the southwest corner of the
property, along with other trees of some age (30-50 years) along the north and west sides of the
property that could not be identified due to the winter site visit. These may be remnants of a former
orchard that used to sit west of the farm or could be younger elm trees (Ulmus sp.), a common
planting choice in western communities isolated from Dutch Elm disease.1 There are two mature
Colorado Blue Spruce trees (picea pungens) and a mature elm (likely an American elm, Ulmus
americana) along the front (north) side of the property – these do not appear in the 1956 aerial and
were likely planted after the Ziegler period. The large cottonwoods, large elms, and any surviving
orchard trees (if actually present) should be considered historic landscape features and
retained/replaced in-kind if practical.
24. Associated buildings, features, or objects:
There are two non-historic sheds toward the rear/south of the property.
1 Esther Fromm to Carol Tunner, correspondence, September 19, 1991 (City of Fort Collins, Historic Preservation
Services), Ms. Fromm’s grandfather was William Bender, one of the men who purchased the farm from the Zieglers in
1915. Her family members had noted that while they were growing up on the farm, there was an orchard in between the
former Ziegler property and the Preston farm across present-day Ziegler Road to the west.
ITEM 6, ATTACHMENT 2
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Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
5
IV. Architectural History
25. Date of Construction: Estimate: 1905 Actual:
Source of information: 1997 Historic Survey (primary source analysis)
26. Architect: N/A
Source of information:
27. Builder/Contractor: Henry A. Ziegler
Source of information:
28. Original owner: Henry A. Ziegler
Source of information:
29. Construction history (include description and dates of major additions, alterations,
or demolitions):
The construction history of the property is more difficult to clearly establish due to the
agricultural nature of the property. Most original construction work was not documented via
a building permit since it was in unincorporated Larimer County until more recently, and
outbuildings in particular modified, added, or removed as needed by the functions of the
property). The analysis below is based on aerial photography from 1950 onward, material
from Ziegler family descendants, and information from the Larimer County Assessor.
Based on the various primary and secondary sources available for the property, it appears
the Ziegler family constructed a frame house on the property in approximately 1895. This
home, now demolished, was southeast of the current brick house. The family added the
brick residence that stands today to the farm in approximately 1905, although a firm date
could not be confirmed.
Over the course of developing the farmstead, the 1895 farmhouse was demolished, sheds
and other accessory structures were added and demolished as needed, and a second tenant
farmhouse was added southwest of the brick house that remained until 1997, with very
similar features as the original Henry Ziegler house (possibly indicating salvage for the new
construction). All but the brick farmhouse and some associated, mature cottonwood trees
(Populus deltoides) were demolished in 1997 as part of the Harmony Technology Park
development that included the Intel facility just south of the farmhouse.
Aerial photography in 1956 shows the full extent of what had been (prior to 1915) the
Ziegler farms operated by Henry, Mudge, and Watson Ziegler (from north to south,
respectively). These farms were generally bounded by what is now Ziegler Road on the
west, Harmony Road on the north, Lady Moon Drive on the east, and Kechter Road on the
south. It should be noted that the Mudge Ziegler farm cannot be firmly located – based on
the multiple farm residences formerly located at the Henry Ziegler farm on the north, it may
ITEM 6, ATTACHMENT 2
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Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
6
be that Mudge’s and Henry’s families lived together on the north end of the tract and shared
fields and pastures.
Even as late as 1956, most of the former Ziegler land was in farmland, with lateral irrigation
ditches throughout, and Muskrat Ditch bisecting the southwest corner of the property. The
farm appears to have had several concentrations of built complexes, anchored by the main
complex near the northwest corner of the farm, the location of the surviving main residence
at 3105 E. Harmony Road. At that time, the farmhouse grounds were accompanied by a
barn to the east, several sheds to the southeast, and corrals and loafing sheds to the south for
several hundred meters (now part of the Intel complex). A small shed and maintenance yard
appears southwest of the farmhouse accessed from Ziegler Road, just opposite the Preston
Farm. Near the southwest corner of the farm straddling Muskrat Ditch was a secondary, but
large, barn, shed, and corral complex that extended along Ziegler Road. North of Muskrat
Ditch was a barn and shed complex, two structures of which appear to survive at the
northeast corner of Saber Cat Drive and Ziegler Road (owned by Poudre School District).
Along Ziegler Road, there appear to be two other structures: what appears to be an
equipment garage just south of Muskrat Ditch, and what appears to be a second farmhouse
at the northeast corner of present-day Ziegler & Kechter Roads.2
Larimer County Assessor cards for the property from the 1950s through the 1980s provide
the following insights:
- 1958 – noted remodel of main brick house since 1950
- 1959 – barn torn down; 1 shed added; 1 granary added
- 1961 – sheds removed (unspecified number, lost $64 in value)
- 1967 – 1890 farmhouse rebuilt since 1950 (no specific date of renovation provided)
- 1976 & 1988 – notes 4 remaining miscellaneous buildings: 1 garage, 2 utility sheds, and
one pole shed
At some point prior to 1992 (when the Henry & Ella Ziegler house was first documented for
historic preservation purposes), the tower and finial above the two-story porch on the
northeast corner was removed. 3Beginning in 1997, most of the Ziegler farm properties
were sold for redevelopment, with the Henry Ziegler property on the north being
redeveloped, excepting the brick farmhouse and some surviving, mature trees. More recent
alterations and rehabilitation at the site have been limited, mostly resulting from a
rehabilitation in 1998 that restored the original windows on the brick farmhouse.4
30. Original location ☒ Moved ☐ Date of move(s):
2 City of Fort Collins, Geographic Information Systems, aerial image 1r_1581, dated June 26, 1956.
3 Tania Metcalf, “3105 E. Harmony Road,” paper submitted for HY 443 American Architectural History, Colorado State
University (Janet Ore), May 15, 1997, p9; Colorado Historical Society (now State Historic Preservation Office),
“5LR.1573, 3105 E. Harmony Road, Harmony House,” Historic Building Inventory Record, by R.L. & T.H. Simmons
(Front Range Research Associates, Inc.), copy on file at City of Fort Collins, Historic Preservation Services.
4 Josh Quesenberry, “Harmony House gets face-lift,” Fort Collins Coloradoan, March 22, 1998.
ITEM 6, ATTACHMENT 2
Packet Pg. 161
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
7
V. Historical Associations
31. Original use(s): DOMESTIC-SINGLE DWELLING;
AGRICULTURE/SUBSISTENCE
32. Intermediate use(s): DOMESTIC-SINGLE DWELLING;
AGRICULTURE/SUBSISTENCE
33. Current use(s): SOCIAL-CIVIC
34. Site type(s): BUILDING
35. Historical background:
*This historical background has been adapted, revised, and expanded upon from a 2005
Draft Landmark nomination form for the property prepared by Historic Preservation
Services interns Katherine Molnar and Connie Barnett.
The Ziegler House at 3105 East Harmony Road is one of the few surviving resources from the
former community, or farming district, of Harmony, from which the road name was derived. The
land on which it sits was formerly Indigenous land with association to the Arapahoe, Cheyenne, and
Ute, among other nations. After the forced removal of those native people, settlers established
farming colonies throughout the Poudre River watershed, including the Harmony district, which they
first settled in the 1870s. Initially, the community of “Harmony” was just a small collection of farms
and ranches clustered along county roads in the area. In the early 1900s, it developed into a rural
freight railroad depot and passenger pick-up for the regional railroads built through northern
Colorado to connect regional farms with transfer points in Denver and Cheyenne, and to provide
passenger service throughout the region.
Harmony Community
For most of its existence until the mid-twentieth century, the Harmony community was considered a
satellite village of the town of Timnath. Starting as a small collection of farms, the community
expanded to include farms and a schoolhouse within the lower portions of the Cache la Poudre
Valley in what is now Fort Collins just west of the present-day intersection of Harmony Road and
Timberline Road.5 Farmers within the community grew an array of crops depending on market
conditions at the time. Like much of Larimer County, the earliest decade from about 1865 to 1875,
grain, especially wheat, was the key crop for local farmers, but environmental conditions and failing
wheat prices forced more crop diversity. By the late-1870s, with livestock ranching becoming
endemic in the western United States, feed crops like the newly developed alfalfa became
commonplace on Larimer County cattle ranches such as those in Harmony. Farmers also grew alfalfa
as a nitrogen-fixing crop that helped revive grain yields in future years, that doubled as a sheep feed
crop after the expansion of the sheep industry in the area by the 1890s.6 By 1881, there were
5 Colorado Historical Society, 3101-3105 E Harmony Road (5LR.1573.2), Historic Survey, by Retrospect (Jason
Marmor), 1997.
6 Louis Ann Williamson Peltz, In Search of Harmony… An Anthology, (Fort Collins, CO: LAPnotes Press, 2017), 76, 81,
84.
ITEM 6, ATTACHMENT 2
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Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
8
approximately 4,160 acres in cultivation including wheat, oats, corn, timothy, rye, barley,
buckwheat, smaller fruits (berries, etc.), potatoes, as well as livestock, mostly cattle, sheep, and
assorted poultry.7 Fruit orchards, although usually small, were common, as well as groves of ash and
walnut trees throughout the landscape.8 The Fort Collins newspaper, the Express Courier, noted that
of the 4,162 acres in cultivation in the Harmony district in 1882, 3,092 acres were in wheat, 748
acres in corn, 372 acres in oats, 111 acres in various feed grasses, nine acres in barley, and 100 acres
in other miscellaneous crops. By the early 1900s, farmers also rotated in sugar beets to supply the
Great Western Sugar factories in Fort Collins and Loveland.
By 1878, community members founded the Muddy School, later renamed Harmony School.
According to oral histories from local residents, the name “Harmony” became the town and school
namesake because of how well the various farmers and ranchers got along. While farming was the
dominant enterprise in the area, there were other occupations represented that supported the
agricultural industry, and there was a mixture of both owner-occupied farms and tenant farms
throughout the area.9
Livestock raising in particular, facilitated by freight rail, became a storied agricultural enterprise for
many of the farmers and ranchers in Harmony. According to local accounts, the sheep industry took
hold for local ranchers as a result of a severe blizzard in 1889 that temporarily closed the railroads.
This delayed a shipment of lambs headed to Nebraska from New Mexico at Walsenburg received by
E.J. and I.W. Bennett. When transportation reopened, the lambs were in too poor a condition to be
sent east. Instead, the Bennetts sent them to Fort Collins, where alfalfa hay was plentiful. In 1890,
the Bennetts were able to market the fattened lambs in Chicago. According to local folklore, it was
this incident that led to the development of sheep raising as a major industry in the Fort Collins
area.10 Over 1889, farmers and ranchers had fed 3,500 lambs, but by 1901 that number had risen to
400,000. Among the most prominent local lamb farmers were W.A. Drake, Peter Anderson, Blunck,
Jesse Harris, and the Zieglers.
With Harmony growing into a more developed farming and ranching community, alongside other
communities like Fossil Creek, Trilby, and Drake, railroad access became important. Through the
1900s, area farmers and stock raisers did not have formal railroad access and had to transport their
crops or livestock to the freight depots for the Union Pacific or Colorado & Southern railroads in
Fort Collins or Loveland. However, by early 1910, Harmony area residents began coordinating with
the Union Pacific Railroad to construct a larger complex at the present-day northwest corner of
Harmony and Timberline Roads.11 The Union Pacific Railroad became the primary freight and
passenger service for Harmony, operating the still-active line between downtown Fort Collins and
Harmony, and on through Kelim and Milliken to Denver. The development of Harmony prior to the
post-1960s expansion of Fort Collins was agricultural, and directly tied to access to the railroad and
regional markets.
7 City of Fort Collins, Historic Preservation Office, Harmony Road Historic Structures Report, by Carol Tunner; no date
(early 1990s), 2; “A Day Among the Harmony Farmers,” Fort Collins Courier, June 30, 1881, p1.
8 Peltz, 75.
9 Peltz, 36.
10 Peltz, 84.
11 Peltz, 138.
ITEM 6, ATTACHMENT 2
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Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
9
Harmony developed around the railroad station, and in addition to a school and a cemetery, boasted
other rail-related infrastructure. A store and gas station opened at what is now the northwest corner
of Harmony and Timberline Roads, with the school just to the east. North of Harmony Road was a
stockyard and freight platform that could unload three cars of sheep at a time. After the rise of the
sugar beet industry in northern Colorado in the 1890s, local farmers and the railroad built a large
sugar beet dump also north of Harmony Road by the stockyard.12 On what is now the southwest
corner of Harmony and Timberline was a grain elevator and a house for the railroad section foreman.
There were two trains a day through the station.13
The Ziegler Farms
The Ziegler Farms were a collection of three farmsteads established at and south of the southeast
corner of what is now the intersection of Ziegler and Harmony Roads operated by Henry, Mudge,
and Watson Ziegler, all brothers. The farmhouse that is the subject of this survey was the primary
farmhouse (although second to be built) by Henry Addison Ziegler, the northernmost of the farm
steads.
The land that comprises the Ziegler Farms was first patented by George Baxter and William Camp.
Camp purchased the 160 acres that became the south half of the Ziegler farm from the General Land
Office in June of 1874. Baxter filed a Homestead Act claim with the General Land Office for the
north 161 acres (the northern half of what became the Ziegler Farm) in June of 1881.14 At some
point prior to 1895, Baxter purchased the Camp property and consolidated them into one farm.
During the 1880s, many immigrant farmers in the Harmony area, who had acquired debts to start
their farms, experienced rough times due to a lack of demand for alfalfa and a decline in value of
cattle and horses, perhaps aggravated by the harsh winter of 1887, known as the “big die-up.” Likely
also destabilized by the Silver Panic in 1893 that destabilized the mining, agricultural, and real estate
industries, Baxter choose to sell the farmstead in 1895. That year, Henry A. Ziegler, Mudge Ziegler,
Watson Ziegler, Joseph C. Davis, and William F. McGrew pooled their resources to purchase the full
property (the entire west half of Section 4 in the township) from Baxter, along with seven shares of
Larimer No. 2 Canal water and one share of New Mercer Ditch water.15
Henry Ziegler was born February 28, 1858 in Iowa. In 1881, at the age of 23, Henry moved to
Colorado and married Martha Luella Maxwell (born November 28, 1861) in Denver in 1892.
Together they moved north to the already prospering Harmony district in 1895, when they bought
the land from Baxter. By 1897, Davis and McGrew sold their rights to the land and water to the three
Ziegler brothers, who promptly proceeded to divvy up the land. By 1907, the brothers made their
land divisions legal. Henry owned the northern 90 acres, Mudge owned the 110 acres adjoining to
the south, and Watson owned the southernmost and largest section of land, amounting to 120 acres.
However, it should be noted that it is unclear where the Mudge Ziegler farmstead was actually
located – 1950 aerial photographs (the first available for this area), show several candidates but it is
12 Peltz, 29.
13 City of Fort Collins (Tunner), 2.
14 Bureau of Land Management (BLM), General Land Office Records, COCOAA 040884, “George W. Baxter,” June 30,
1881, patent for 161.08 acres under the 1862 Homestead Act.
15 Chain of Title, Parcel #86040-00-003, NW ¼ of Section 4, Township 6 North, Range 68 West, copy on file with City
of Fort Collins Historic Preservation Services, “3105 E. Harmony” research folder.
ITEM 6, ATTACHMENT 2
Packet Pg. 164
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
10
also possible that Mudge’s family lived at the Henry Ziegler stead in one of the several farmhouses
that was built on that site.
H.A. Ziegler’s seven children (Eunice Rena, Jettie June, Cecile Orva, Fanny Marie, Laura Bell,
Vivian Uno, and Amzi Maxwell) all walked down Harmony Road each day to attend the Harmony
School. The Harmony Cemetery Association formed in 1891 to care for the small cemetery. Sadly,
Ziegler’s daughter Laura Bell (2 ½ years old) and three of the neighboring Mr. Brownell’s daughters
all contracted fatal cases of blood poisoning resulting from attempted vaccinations against smallpox.
Their bodies rest in the Harmony Cemetery, which still exists today.
While also raising other crops, the Zieglers were best known for sheep production. This generally
consisted of buying lambs soon after birth, shipping them to their farms in Harmony (and their
holdings in other parts of Colorado such as Lamar), finishing them on alfalfa feed, and then sending
them to markets farther east like Chicago via the Timnath freight depot. Local newspapers variably
combine the Zieglers into the “Ziegler Brothers” operation or list H.A., Mudge, and Watson’s
production separately, indicating that while the brothers operated different farms, they often
coordinated their efforts. By 1906, the Fort Collins Express documented the larger conditions of
sheep raising in northern Colorado, noting the head of livestock on each sheep ranch – of the 127
Fort Collins area ranchers in that year, the Zieglers were sixth in overall production at 4500 lambs on
their fields for finishing. The article noted that there were approximately 750,000 sheep feeding on
northern Colorado ranches that year. In what is now south Fort Collins, W.A. Drake was the key
raiser, and often facilitated transfers of lambs to local ranchers for finishing, and for shipping off to
market once finished.16
After procuring their land in 1895, Henry Ziegler and his family built a small, temporary, wooden
farmhouse. Little is known about this building, except that it was originally located to the southwest
of the later brick home. The building, seen behind the brick farmhouse in one photograph, is
radically different from another farm dwelling razed when the Intel facility to the south was built.
Though the two buildings could potentially be one-and-the-same (though moved and altered),
historian Jason Marmor contends that they are most likely different structures. The Zieglers lived in
the small farmhouse while they built their larger, Victorian brick home, which they completed in
1905. The Zieglers gained access to electricity in 1910 via power connections to the larger Northern
Colorado Power Company with electric generators installed on both the H.A. and Watson Ziegler
farmsteads, the latter of which used the power to operate the alfalfa mill completed the same year.
The Larimer County Independent noted the installation and provided a vignette into the utility
systems of the H.A. Ziegler house:
“H.A. Ziegler has had a gasoline engine in his windmill which pumped the water from a well
beneath the mill house into a 225-barrel tank built beside the mill. From this tank the
waterflowed by gravity to the sheep yards. It is still pumped into this tank and it still flows by
gravity to the sheep yards, but it is pumped into the tank by a 2-horsepower electric motor,
which never is out of order, because the “juice” is always at hand from a special two-mile line
that was built as a cut-off from the Timnath line of the Northern Colorado Power company.
H.A. Ziegler used to get his water from the same tank from which he supplied his sheep
yards, but inasmuch as this is slightly tainted with alkali, he decided to get a different kind of
16 “With the Lamb Feeders,” Fort Collins Express, January 3, 1906, p1.
ITEM 6, ATTACHMENT 2
Packet Pg. 165
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
11
water, and, what’s more, he wanted that water to flow in pipes throughout his whole house
from cellar to roof….
The house of H.A. Ziegler has a slate roof, from which all the rain water and snow water
drains into one large pipe, which flows into an especially built cistern in the rear of the house.
This cistern is made up of two comportments, separated by a wall made of a very porous
brick. The water percolates through the brick wall and is thereby perfectly filtered. From the
second chamber it flows into a pipe that leads into the pump in the cellar of the house.
Through this pressure pump the water is forced up into a 350-gallon heavy pressure tank,
where it remains ready for use throughout the house at all times. If very little water is used in
the house, the water comes into the tank until it is nearly full, when an automatic pressure
regulator does its work and stops the pump.
With the electricity right there, both H.A. and Watson Ziegler have had their houses fitted up
with electric lights, and the Mesdames Ziegler are installing all sorts of electric patent
appliances, such as toasters, iron heaters, etc., for the purpose of lightening the household
work, which is inclined to be arduous in such large establishments.”17
All three Ziegler brothers became well known throughout the region as both established farmers and
sheep raisers, but also advocates for local agriculture. In 1909, all three brothers filed suit against the
Warren Lake Reservoir Company to raise the height of their detention dam to allow them to store
their water right there for future use.18 That suit continued through 1911 and was covered regularly
in the news since it affected a threat to the rights of water storage and irrigation for three separate
irrigation districts in the Platte River watershed. Watson Ziegler was a key organizer and participant
in the proceedings, including a tumultuous meeting at Ault’s Hall in Fort Collins in late 1911.19 Part
of the tension involved among area farmers at the time was the habit of local ditch companies and
water engineers to dramatically overcalculate the amount of water available – 1900s writer Elwood
Mead noted in 1903 that along the Poudre River, some 4,693 acre feet of water had been
appropriated for area farmers out of a mean June streamflow of 2,900 and an August flow of 265.20
These types of inconsistencies were often adjudicated by the federal Bureau of Reclamation
following its establishment in 1902. The Zieglers also made the papers more infamously: in early
1912, both Watson and Mudge Zieglers, also officers of the Montezuma Coal Company in Delta
county, were indicted by a federal grand jury along with their business partner Charles Mantz and
charged with intimidating a local homesteader, Elmer G. Rusler. After Rusler refused to allow access
to his land, the charges noted that the company, at the direction of the three officers, tore down
Rusler’s fence and attempted to frighten him into cooperation.21
Watson Ziegler in particular regularly provided lectures about sheep feeding and was the first in the
region to install a working alfalfa mill on his farm.22 In a news article following one such lecture, the
journalist billed Watson as “one of the largest and most successful feeders in the west, having fed as
17 “Ziegler Ranches are now Supplied with Electricity,” The Larimer County Independent, May 12, 1910, p6.
18 “Increase Capacity of Warren Lake,” The Larimer County Independent, March 24, 1909, p3.
19 “Claim Right to Store Water,” Fort Collins Express, June 22, 1911, p3; “Reservoir and Ditch Owners Prepare to
Defend Their Rights,” Fort Collins Express, November 2, 1911, p1.
20 Michael Holleran, Historic Context for Irrigation and Water Supply Ditches and Canals in Colorado, (Colorado
Center for Preservation Research, University of Colorado at Denver, 2005), p21.
21 “Ziegler Bros. Are Indicted,” Fort Collins Express, January 11, 1912.
22 “Alfalfa Mill Arrives in City,” Fort Collins Express, December 30, 1909, p6.
ITEM 6, ATTACHMENT 2
Packet Pg. 166
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
12
high as 25,000 sheep a season…”23 While it is worth noting that other producers regularly raised
similar amounts of sheep in the area, including W.A. Drake, the Ziegler Brothers were regularly
among the most productive in the Fort Collins area. In Watson’s 1910 lecture covered by the
Larimer Independent, he noted that with the advent of feed mills that could combine grain (mostly
corn) and alfalfa feed together, sheep raising could be made more efficient. He also provided advice
on grading sheep, noting that Merino stock, mixed with any of the good mutton breeds, were the best
mix for the range (this was the general trend throughout the region).24 Watson also noted the value of
self-feeders for fattening lambs, an invention of the Ziegler Brothers, at least locally. He further
advised that with the Zieglers’ method of mixing hay and feed, they could shorten the fattening time
from four months via standard pasturing and feeding to ninety days or less.25 The mixing of hay and
grain feed became all the easier on the Ziegler farm shortly thereafter when their alfalfa mill, the first
in the region, became operational in February 1910.26
Meanwhile in 1904, Watson Ziegler, Henry’s brother, became the head pastor in the new Seventh
Day Adventist congregation in Fort Collins.27 While he regularly ministered and officiated weddings
and funerals, Watson remained active on his portion of the family farms, becoming one of the more
renowned sheep stockmen in northern Colorado according to contemporary newspaper accounts. In
1911, local journalist and historian Ansel Watrous credited Watson Ziegler, along with his brother
(Henry) with doing “much in the Harmony district towards establishing farming in Colorado upon a
scientific basis.”28 In 1914, Watson Ziegler gave an interview to the Kansas City Drovers Telegram
that the Larimer County Independent reprinted, noting the potential alternatives to sugar beet
growing due to concerns about repealing the sugar tariff. The article noted:
“…barley will be the crop to replace beets and [Watson] says that this grain will be used to
take the place of corn in feeding live stock….
…Seven hundred thousand lambs and sheep, the largest number in the history of Fort Collins
district, are on feed in northern Colorado according to Watson Ziegler of Fort Collins.
Besides, about 3,500 cattle are being fattened in that section of the Centennial state during
this winter.
‘A quarter of a century ago,’ said Mr. Ziegler, who is a heavy dealer, ‘no cattle or sheep were
fed in the northern part of Colorado, which is referred to as the Fort Collins district….The
other great industry is the raising of sugar beets. In fact, it was the establishment of the big
sugar beet factories that started the cattle and sheep feeding. Six sugar beet factories, turning
out millions of pounds of sugar a year, and feed products means much to our district.’
Mr. Ziegler was asked what would happen were these plants to shut down when the sugar
tariff is removed, as is proposed.
23 “Buying Right is Secret of Success,” The Larimer Independent, January 13, 1910, p2.
24 L.G. Connor, “A Brief History of the Sheep Industry in the United States,” Agricultural History Society Papers, Vol. 1
(1921), pp137-165, 167-197.
25 “Buying Right…,” p2.
26 The Larimer County Independent, February 17, 1910, p15.
27 Ansel Watrous, History of Larimer County, Colorado, (Fort Collins, CO: The Courier Printing & Publishing Co.,
1911), 208, 261.
28 Watrous, 261.
ITEM 6, ATTACHMENT 2
Packet Pg. 167
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
13
‘Then we would turn our attention to raising more alfalfa, also barley, and go right on feeding
just as many cattle and sheep as we have been doing…We have found out there is very little
difference in the feeding value of the barley we can raise there under irrigation, and corn. And
we must have the alfalfa, which is a good feed, and which makes up the very best balanced
ration, with barley.”29
As prominent local farmers and sheep stockmen, their everyday work was well-documented in the
local newspapers at the time. Below are some annotated notes from local news coverage related to all
three Zieglers (Henry, Mudge, and Watson):
- 1900, November 10 – Ziegler Bros. load 11 [railroad] cars of lambs for market in
Timnath.30
- 1900, December 1 – Ziegler Bros. record 4500 lambs sent to market (the second largest
of all that year behind R.J. Cowden with 5000 lambs (most others were in the 500-2500
range).31
- 1903, March 4 – Mudge Ziegler noted in an interview with the Omaha Drover’s Journal
(republished in the Fort Collins Express) that less than half the number of usual sheep
were on Larimer County ranges due to the dry weather the previous year and the high
price of grain and hay. He further predicted that sheep raisers would give way to sugar
beet raisers since that had proven more reliably profitable than alfalfa growing for
livestock feed. By that time, sugar beet raising was Larimer County’s principal industry,
with the new sugar mill in Fort Collins (on Vine Drive) already under construction.32
- 1904, April 27 – Ziegler Bros. sent five cars of lambs to market.33
- 1904, May 4 – Ziegler Bros. sent four additional cars of lambs to market.34
- 1905, August 2 - The Ziegler brothers purchased an automobile, still a rare purchase
outside of more wealthy and successful homes in the United States at the time.35
- 1905, October 25 – Ziegler Bros. unload 7,000 head of lambs and drove them to their
feed pens.36
- 1906, January 3 – In an overview of area sheep raising, of the 127 Fort Collins area
sheep ranchers listed, the Zieglers were noted as 6th in production (at 4,500 head).37
- 1907, October 30 – H.A. Ziegler received 9 cars of lambs for finishing; Watson Ziegler
received 5 cars.38
- 1909, December 30 – Watson Ziegler receives an alfalfa mill.39
- 1910, May 12 – Ziegler ranches electrify with a connection to the Northern Colorado
Power Company from Timnath.40
29 “If the Sugar Factory Does Not Operate,” The Larimer County Independent, January 16, 1914, p7.
30 “Timnath,” Fort Collins Express, November 10, 1900, p2.
31 Fort Collins Express, December 1, 1900, p4.
32 “An Interesting Interview,” Fort Collins Express, March 4, 1903, p10.
33 The Larimer County Independent, April 27, 1904, p6.
34 The Larimer County Independent, May 4, 1904, p6.
35 “Timnath,” Larimer County Independent, August 2, 1905, p2.
36 “Local Notes,” Fort Collins Express, October 25, 1905, p4.
37 “With the Lamb Feeders,” Fort Collins Express, January 3, 1906, p1.
38 The Larimer County Independent, October 30, 1907, p11.
39 “Alfalfa Mill Arrives in City,” Fort Collins Express, December 30, 1909, p6.
40 “Ziegler Ranches are Now Supplied with Electricity,” The Larimer County Independent, May 12, 1910, p6.
ITEM 6, ATTACHMENT 2
Packet Pg. 168
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
14
- 1912, March 14 – Ziegler Brothers ship 6 cars of lambs to market due to high prices in
eastern markets.41
- 1912, October 18 – Watson and Mudge Ziegler go to Utah to retrieve a purchase of
7,000 lambs to be shipped to their Harmony ranches.42
- 1914, April 9 – Watson Ziegler noted as pledging 12 dairy cows to support a
cooperatively supported milk condensary in Fort Collins.43
In 1915, Henry, Mudge, and Watson decided to sell their combined property to Samuel F. Webster
and William F. Bender. The Larimer County Independent noted the sale:
“A deed filed here today shows the transfer of one of the best pieces of farming land in the
county. The west half of section 4, township 6, range 68, known as the Ziegler farm, goes into
the hands of Sam F. Webster and William Bender.
The 320 acres make one of the best improved frams in the valley. The transfer was the result
of indebtedness amounting to $58,900 and is made to the new owners by Mudge Ziegler,
Watson Ziegler and Mr. and Mrs. Ziegler.”44
The Zieglers moved to town, to 516 S. Meldrum, where some of them lived until 1933. Henry A.
Ziegler apparently worked briefly at the meat department of the Colorado Grocery and Market at 142
Linden Street, announced in 1919.45 He died in early 1921 at the Boulder Sanitarium, leaving Ella,
and their six children in Fort Collins.46 In 1922, the city directory lists the following Zieglers and
their occupations at 516 S. Meldrum: Amzi M. Ziegler, Fanny Ziegler (student), Cecile O. Ziegler
(teacher), and Eunice R. Ziegler (teacher). Vivian Uno was still too young to be listed in the
directory at this time. Jettie June had married and had nine children with their Harmony neighbor
Albert Brownell. Henry Addison Ziegler passed away on February 7, 1921 at the age of 62. His wife
Martha followed him in death eleven years later. She passed on February 23, 1932 at the age of 70.
In 1933, only Fanny, Cecil, and Vivian still resided at 516 S. Meldrum, and by 1940, there were no
Zieglers left at that location.
Edwardian Farmhouse Architecture
The Henry & Ella Ziegler farmhouse is an example of Edwardian architecture adapted to the
farmhouse needs of the Ziegler family. Edwardian architecture is a late-Victorian era style very
similar to the well-known Queen Anne style. Originating in England and France, the style was
influenced by the revival of Classicism in architecture around the turn of the century and adopted by
Progressive Era architects in the United States. From the 1890s onward, both Classically inspired
styles like the Edwardian, and Arts and Crafts styles like Craftsman bungalows, were a cultural
response to perceived instability in American culture at the time brought on by both labor
movements and large-scale influxes of immigration. Where the Arts and Crafts movement alluded to
the log cabins of the frontier, the Edwardian, along with other Classical Revival buildings, responded
to the more elaborate Victorian styles that American contemporaries of the 1890s and 1900s
41 “Feeders Rush Stock to Market,” Fort Collins Express, March 14, 1912, p11.
42 “Movement of Lambs is on in Earnest,” The Larimer County Independent, October 18, 1912, p3.
43 “Farmers Enthusiastic in Efforts for Condensary,” Fort Collins Express, April 9, 1914, p1.
44 “Valuable Farm is Transferred Today,” The Larimer County Independent, November 5, 1915, p1.
45 Fort Collins Express, October 10, 1919, p6; Larimer County Directory, 1919, p79.
46 “Old Resident of Fort Collins Dies Leaving Widow, Six Children,” Fort Collins Courier, February 8, 1921.
ITEM 6, ATTACHMENT 2
Packet Pg. 169
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
15
considered gaudy. The more restrained styles like the Edwardian remained familiar within the
Victorian era but brought the balance of Greek and Roman design considered that architects of the
time considered a useful counterpoint for buildings in the American republic.47
While most farmhouses were fairly unadorned and may not have been designed by any architect or
adopted popular design styles of the time, wealthier farmers like the Zieglers often commissioned
farmhouses that were excellent examples of contemporary architecture. The Henry & Ella Ziegler
home is an excellent and rare example of early-20th century Edwardian design within this context.
The farmhouse is noted in the 1994 agricultural history survey for the City of Fort Collins among
several “Victorian Eclectic” farmhouses in the survey area in addition to the Michaud and Preston
farmhouses at 3317 West Larimer County Road 50 and 4605 Ziegler Road, respectively. The
Michaud property survives in the Fort Collins Growth Management Area but is outside city limits.
The Preston Farm complex was Landmarked in 1998. The other Victorian farmhouses listed are
(H.A. Ziegler house bolded):
- 3105 E. Harmony Road
- 3040 West Vine Drive (extant, outside city limits)
- 400 South Overland Trail (demolished or heavily altered since)
- 2600 Cedarwood Drive (Landmarked in 1993, Cunningham Corner Barn)
- 3624 East Mulberry Street (extant; outside city limits)48
Both the 3040 West Vine Drive and 3624 East Mulberry Street farmhouses appear to be the only
surviving peers of the Ziegler House within this architectural context.
After the Zieglers
Between 1915 and 1928, Samuel F. Webster owned the Ziegler farms along present-day Ziegler
Road, and continued to operate farms there. In 1920 Samuel Webster was sole owner. He was
independently wealthy by the age of sixteen through “hard work, long hours in the field plowing,
sowing and harvesting crops, feeding stock, wise management and prudent husbanding of his
resources.” Webster was another large-scale sheep rancher in the Harmony area. Similar to W.A.
Drake, he was one of the larger purchasers and raisers of lambs for local sheep ranchers as well as
his own operation. In the fall of 1912, Webster alone sold 70,000 lambs to Fort Collins area sheep
raisers.49 His family already owned vast tracks of land in the Harmony area; Ziegler’s land only
increased his assets. Eventually Webster moved his family into town, where they took up residence
at 300 Matthews.
In 1928, the old Ziegler farmstead passed from Samuel F. Webster to Isabel and Roy S. Garrett. In
turn, they gave the land to their children, who eventually sold it to Alice M. Kluver in 1958. Ms.
Kluver surrendered small portions of land to the Department of Highways, to make room for the
ever-widening Harmony Road. The property later passed to Kluver’s daughter Viola and her
husband John Moore (K and M Company), who donated it to the Court Appointed Special
47 History Colorado, State Historic Preservation Office, “Edwardian,” Colorado’s Historic Architecture & Engineering
Guide, https://www.historycolorado.org/edwardian, accessed March 17, 2023.
48 City of Fort Collins, Planning Department, Agriculture in the Fort Collins Urban Growth Area, 1862-1994, by Carl &
Karen McWilliams, (Fort Collins, 1995), p33, https://www.fcgov.com/historicpreservation/pdf/agriculture-
uga.pdf?1597702306.
49 “Movement of Lambs…” p3.
ITEM 6, ATTACHMENT 2
Packet Pg. 170
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
16
Advocates of Larimer County in 1991. In 1997, the farmland for all three former Ziegler properties
began a multi-phase redevelopment into the present-day Harmony Technology Park (including the
Intel facility directly south of the 3105 E. Harmony brick house), a series of medical clinics on the
east side of Ziegler Road, Fossil Ridge High School, and Twin Silos Park. Today the brick Ziegler
house is home to CASA of Larimer County (Court Appointed Special Advocates), a non-profit
facility focused on supervised visitation for families with children that benefit from a neutral space
due to special circumstances such as divorce, restraining orders, abuse history, etc. Larimer County
judges William Dressel and John-David Sullivan founded CASA of Larimer County in 1987 and in
1991, received the Henry & Ella Ziegler farmhouse, or “Harmony House,” as a donation to support
the organization’s work. It was one of the first such programs to be established in Colorado.50
36. Sources of information:
Anonymous, n.d. “Title Chain for the NW ¼ of Section 4, Township 6 North, Range 68 West, Parcel
# 86040-00-003,” on file at Local History Archives, Fort Collins Public Library.
Ashton, Donald J., 1993 Letter (with photographs) to John and Viola Moore, October 10, 1993.
Bureau of Land Management (BLM), General Land Office Records. COCOAA 040884, “George W.
Baxter,” June 30, 1881.
City of Fort Collins, Geographic Information Systems, Historic Aerial Imagery.
City of Fort Collins, Historic Preservation Office. Harmony Road Historic Structures Report, by
Carol Tunner. No date (early 1990s).
City of Fort Collins, Planning Department, Agriculture in the Fort Collins Urban Growth Area,
1862-1994, by Carl & Karen McWilliams, (Fort Collins, 1995), p33,
https://www.fcgov.com/historicpreservation/pdf/agriculture-uga.pdf?1597702306.
Colorado Historical Society (now State Historic Preservation Office), “5LR.1573, 3105 E. Harmony
Road, Harmony House,” Historic Building Inventory Record, by R.L. & T.H. Simmons (Front
Range Research Associates, Inc.), copy on file at City of Fort Collins, Historic Preservation
Services.
---. 3101-3105 E Harmony Road (5LR.1573.2), Historic Survey, by Retrospect (Jason Marmor),
1997.
Fort Collins Coloradoan. Fort Collins Coloradoan Archives,
https://coloradoan.newspapers.com/?xid=882.
- Quesenberry, Josh 1998: “Harmony House gets face-lift,” March 22, 1998.
Fort Collins Courier. Fort Collins Coloradoan Archives,
https://coloradoan.newspapers.com/?xid=882.
- “A Day Among the Harmony Farmers,” June 30, 1881, p1.
50 Cindy Wright, “Style Salutes: Laura Hunt,” Lydia’s Style Magazine, no date, copy on file at City of Fort Collins,
Historic Preservation Services.
ITEM 6, ATTACHMENT 2
Packet Pg. 171
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
17
- “Old Resident of Fort Collins Dies Leaving Widow, Six Children,” (H.A. Ziegler
obituary), February 8, 1921.
Fort Collins Express. Fort Collins Coloradoan Archives,
https://coloradoan.newspapers.com/?xid=882.
- “Alfalfa Mill Arrives in City,” December 30, 1909, p6.
- “Claim Right to Store Water,” June 22, 1911, p3
- Nichols, David, “A New Comer’s Impression,” September 7, 1889.
- “Reservoir and Ditch Owners Prepare to Defend Their Rights,” Fort Collins Express,
November 2, 1911, p1.
- “With the Lamb Feeders,” January 3, 1906, p1.
- “Ziegler Bros. Are Indicted,” January 11, 1912.
Fort Collins Express-Courier. Fort Collins Coloradoan Archives,
https://coloradoan.newspapers.com/?xid=882.
Fort Collins Museum of Discovery.
- Fort Collins City Directories.
- “Map of Irrigated Farm Owners of Northern Colorado.” 1915.
https://fchc.contentdm.oclc.org/digital/collection/hm/id/1847/rec/18
-
History Colorado, State Historic Preservation Office. “Edwardian,” Colorado’s Historic Architecture
& Engineering Guide, https://www.historycolorado.org/edwardian, accessed March 17, 2023.
Holleran, Michael. Historic Context for Irrigation and Water Supply Ditches and Canals in
Colorado. Colorado Center for Preservation Research: University of Colorado at Denver, 2005.
Larimer County Independent. Fort Collins Coloradoan Archives,
https://coloradoan.newspapers.com/?xid=882.
- “Ziegler Ranches are now Supplied with Electricity,” May 12, 1910, p6.
- “Increase Capacity of Warren Lake,” March 24, 1909, p3.
Metcalf, Tania. “3105 E. Harmony Road,” paper submitted for HY 443 American Architectural
History, Colorado State University (Janet Ore), May 15, 1997.
Tunner, Carol. “A Little Place Called ‘Harmony,’” copy on file at City of Fort Collins, Historic
Preservation Services.
Watrous, Ansel, 1911 History of Larimer County, Colorado, The Courier Printing & Publishing
Company, Fort Collins.
Williamson Peltz, Louis Ann. In Search of Harmony… An Anthology. Fort Collins, CO: LAPnotes
Press, 2017.
Wright, Cindy. “Style Salutes: Laura Hunt,” Lydia’s Style Magazine. No date, copy on file at City of
Fort Collins, Historic Preservation Services.
ITEM 6, ATTACHMENT 2
Packet Pg. 172
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
18
VI. Significance
37. Local landmark designation: Yes ☐ No ☒ Date of designation:
Designating authority:
38. Applicable Eligibility Criteria:
National
Register
Fort
Collins
Register
☐ A. ☒ 1. Associated with events that have made a significant
contribution to the broad pattern of our history;
☒ B. ☒ 2. Associated with the lives of persons significant in our past;
☒ C. ☒ 3. Embodies the distinctive characteristics of a type, period, or
method of construction, or represents the work of a master, or
that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual
distinction; or
☐ D. ☐ 4. Has yielded, or may be likely to yield, information important in
history or prehistory.
☐ Qualifies under Criteria Considerations A through G (see Manual)
☐ Does not meet any of the above criteria
Needs additional research under standards: ☐ A/1 ☐ B/2 ☐ C/3
☐ D/4
39. Area(s) of significance: Agriculture; Architecture
40. Period of significance: 1905-1915
41. Level of significance: National ☐ State ☐ Local ☒
42. Statement of significance:
The Ziegler, or Harmony House, at 3105 Harmony Road meets the criteria for Fort Collins
Landmark Designation under Standard 1 (Events/Trends), 2 (Persons/Groups), and 3
(Design/Construction).
The Henry A. & Ella Ziegler Farmhouse is significant under Standard 1 (Events/Trends) in the area
of Agriculture as one of the few surviving historic resources from the former community of
Harmony that now sits within southeast Fort Collins. Although almost all of the farmland associated
with this community has now been redeveloped along with nearly all of the buildings, structures, and
sites associated with it, the Ziegler Farmhouse stands as one of a handful of surviving reflections of
the place that remain in their original locations. Of around fifty farms and ranches in the Harmony
area noted in 1914, as well as the railroad siding and other community resources, it appears only a
ITEM 6, ATTACHMENT 2
Packet Pg. 173
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
19
dozen Harmony-associated 51 properties are known to survive at the time of this report.52 Those
include:
- 1500 blk (south) Harmony Road, Harmony Cemetery
- 2112 E. Harmony Road, Harmony School (Landmarked)
- 3733 E. Harmony Road, Oliver-Webster-Garrett Farm (Landmark-Eligible)
- 2124 Kechter Road, Henry Webster property (1914)
- 3620 Kechter Road, Williard Harding property (1914) (due for demolition)
- 5529 S. Timberline Road, Gill-Nelson Farm (Landmarked)
- 5716 S. Timberline Road, U.S. Grant Frederick property (1914)
- 6000 (approximately) S. Timberline Road, Dominick Gill/Hansen Farm
- 6417 S. Timberline Road, Samuel F. Webster & George F. Avery Farm (1914)
- 4605 Ziegler Road, Preston Farm (Landmarked)
- 5117-5237 Ziegler Road, Ella Brown property (1914)
- 5308 Ziegler Road, Watson Ziegler barn and outbuildings
- 6109-6131 Ziegler Road, J.R. & D.D. Doty Farm (1914)
Under Standard 2, Persons/Groups, the property is significant in the area of Agriculture for
association with prominent Larimer County sheep rancher Henry A. Ziegler and his wife, Ella, from
the home’s construction in 1905 to the Ziegler’s sale of the full farm property in 1915. The property
is also significant under Standard 2 in the area of Agriculture as one of only three surviving
structures associated with the Ziegler Brothers sheep raising operation in the Harmony District,
considered at the time one of the largest and most influential ranches of its kind in the region. The
other two associated properties are a barn and outbuilding now owned by Poudre School District at
the northwest corner of Ziegler Road and Saber Cat Drive, the remnants of the Watson Ziegler
farmstead. While the Ziegler family purchased the full half-section that comprised the Henry,
Mudge, and Watson farms in 1895, they did not construct the brick farmhouse at 3105 E. Harmony
until 1905. The home remains as the best reflection of the Ziegler family who were among the
Harmony district’s most influential and successful ranchers alongside Samuel F. Webster and
Benjamin Preston.
The house is also significant under Standard 3, Design/Construction, as an excellent example of the
Edwardian style architecture in Fort Collins, and among only three such Edwardian-style farmhouses
known to survive in the Fort Collins area. While Edwardian architecture is ubiquitous in Fort
Collins, adopted quite often in the streetcar suburban developments of the community in the 1900s-
1920s, it was less commonly adopted on the agricultural farms outside of the city, at least on those
farmsteads that survive. The Ziegler Farmhouse is also one of only eleven (approximately) surviving
farmhouses from the former community of Harmony, a community that used to have approximately
fifty such farm properties within its vicinity. In addition to its high-style design, it stands as one of
the only reflections of farmhouse architecture surviving and intact in this part of southeast Fort
Collins.
51 The boundaries between communities such as Harmony, Drake, McClelland, and Trilby are not well-defined. The
author generally used surviving farms within two miles of the Harmony railroad siding (northwest corner of Harmony
Road and Timberline Road) as the study area.
52 “Map of the Irrigated Farms North of Denver,” Historic Maps Collection, Fort Collins Museum of Discovery,
https://fchc.contentdm.oclc.org/digital/collection/hm/id/1847/rec/18, accessed March 17, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 174
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
20
Based on the severe disturbance of soils and redevelopment of all but a small part of the former farm
complex, the property is not considered significant under Standard 4 as there is minimal potential for
intact, diagnostic, and significant archaeological discoveries on the remaining property.
43. Assessment of historic physical integrity related to significance:
The property possesses good overall integrity in all seven aspects of integrity, and retains sufficient
integrity to convey its connection to the former community of Harmony, and to the Ziegler period of
operation on the farm. The farmhouse itself retains excellent historic integrity of design,
workmanship, and materials, having only minimal modifications, such as the loss of the tower roof
and finial on the two-story roof at the building’s northeast corner. It also possesses integrity of
location, sitting on its original site of construction in 1905. The integrity of setting and feeling are the
most disrupted, due to the loss of most of the farmstead and the redevelopment of all of the farmland
for new industrial facilities to the south, as well as the expansion of Harmony Road from a smaller
county road into a six-lane divided highway. The immediate setting of the farmhouse remains
somewhat intact, with the yard and many of the yard trees (cottonwoods, elms, and evergreens)
surviving near the house. Together, the property also retains sufficient integrity of association to
convey its history as a farmhouse for the Zieglers, and its architectural significance as an example of
Edwardian farmhouse construction in Fort Collins. Its integrity of association with the property’s
agricultural history is disrupted significantly. Based on the significance of the property, and the
preponderance of aspects of historic integrity, the property retains sufficient integrity to remain
Eligible under Standards 1, 2, and 3.
The property also is likely eligible for the National Register of Historic Places under Criterion B and
C for association with the Ziegler family and as a significant example of Edwardian farmhouse
architecture in Fort Collins. It may also be eligible under Criterion A for association with the former
community of Harmony but its disrupted integrity makes association with the farming community,
and under agricultural significance, problematic under the standards for that federal program.
VII. National and Fort Collins Register Eligibility Assessment
44. Eligibility field assessment:
National:
Eligible ☒ Not Eligible ☐ Need Data ☐
Fort Collins:
Eligible ☒ Not Eligible ☐ Need Data ☐
45. Is there district potential? Yes ☐ No ☒
Discuss: N/A
If there is district potential, is this building: Contributing ☐ Non-contributing
☐
ITEM 6, ATTACHMENT 2
Packet Pg. 175
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
21
46. If the building is in existing district, is it: Contributing ☐ Noncontributing
☐
VIII. Recording Information
47. Photograph numbers: digital series, taken by Jim Bertolini
Negatives filed at: digital images filed at the City of Fort Collins Historic
Preservation Services
48. Report title: N/A
49. Date(s): February 7 (survey) & March 30 (issued), 2023
50. Recorder(s): Jim Bertolini
51. Organization: City of Fort Collins, Historic Preservation Services
52. Address: 281 N. College Avenue, Fort Collins, CO 80521
53. Phone number(s): 970-416-4250, preservation@fcgov.com
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating
resource location, and photographs.
History Colorado - Office of Archaeology & Historic Preservation
1200 Broadway, Denver, CO 80203 (303) 866-3395
ITEM 6, ATTACHMENT 2
Packet Pg. 176
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
22
Site Photos and Maps
ITEM 6, ATTACHMENT 2
Packet Pg. 177
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
23
Map of the site by Jason Marmor (Retrospect) for 1997 historic survey. All structures except the brick
farmhouse were razed after 1997 to make way for the Intel campus to the south; several of the mature trees
remain.
ITEM 6, ATTACHMENT 2
Packet Pg. 178
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
24
Left: Ziegler farmhouse, 3105 E Harmony Rd, October 1950, Fort Collins Museum of Discovery (Image #
86040_00_003A_50). Right: Ziegler farmhouse sometime after construction (no date), Ziegler family
photograph; note the tower roof and finial above the screened in porch.53
Photographs of former buildings (left, a now demolished shed, and right, a c.1950 farmhouse) on the 3105 E.
Harmony site prior to replatting and redevelopment for the Intel development to the south, October, 1950, Fort
Collins Museum of Discovery (Images # 86040_00_003B_50 & 003C_50).
53 Ziegler family photograph is from Donald Ashton, son of Vivian, youngest daughter of henry and Martha (Ella)
Ziegler; image appeared in Metcalf, p9.
ITEM 6, ATTACHMENT 2
Packet Pg. 179
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
25
Map of the Irrigated Farms north of Denver, 1914, red outline of Mudge & Henry Ziegler Farm, Fort Collins
Museum of Discovery.
1956 aerial image showing present-day intersection of Ziegler Rd and Harmony Rd, with
the Mudge & Henry Ziegler Farm (1914 extent) outlined in red; City of Fort Collins GIS data
files, photo dated June 26, 1956, ID 1r_1581).
ITEM 6, ATTACHMENT 2
Packet Pg. 180
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
26
1969 aerial image showing present-day intersection of Ziegler Rd and Harmony Rd, with
the Mudge & Henry Ziegler Farm (1914 extent) outlined in red; City of Fort Collins GIS data
files, photo dated August 24, 1969, ID 3kk-291).
3105 E. Harmony, North façade looking south,
February 7, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 181
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
27
3105 E. Harmony, North and west elevations, looking southeast, February 7, 2023.
3105 E. Harmony, West elevation, looking east, February 7, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 182
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
28
3105 E. Harmony, South elevation, looking north, February 7, 2023.
3105 E. Harmony, South and east elevations, looking northwest, February 7, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 183
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
29
3105 E. Harmony, East elevation, looking west, February 7, 2023.
3105 E. Harmony, looking northwest from parking lot, February 7, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 184
Resource Number: B3215 (City): 5LR.1573 (SHPO)
Address: 3105 E. Harmony Rd
30
3105 E. Harmony, looking west from parking lot, showing mature trees and younger trees in
rear yard, February 7, 2023.
3105 E. Harmony, looking south from northwest corner of the building, showing mature
trees along west side of rear yard, February 7, 2023.
ITEM 6, ATTACHMENT 2
Packet Pg. 185
REAR ADDITIONS
ITS Interpreting
NUMBER 37 The Secretary of the Interior’s Standards for Re ha bil i ta tion
Issue: Whenever possible, new additions should be con-
structed on rear elevations where they will have less of an
impact on the building’s historic integrity. Rear additions—like
all new additions—should be subordinate to the original build-
ing in size, scale, and massing, as well as design. Additions that
feature a higher roofl ine, that extend beyond the side of the
building, or that have a signifi cantly greater footprint than the
original building are usually not compatible. The expansion
of modest scale houses or those in prominent locations (such
as a corner lot) can be particularly challenging. Standard 1
states that “A property should be used for its historic purpose
or be placed in a new use that requires minimal change to the
defi ning characteristics of the building and its site and envi-
ronment.” In cases where an overly large addition is required
in order to accommodate the owner’s programmatic needs, a
more suitable building should be identifi ed.
Rear additions that meet the Standards are compatible in de-
sign, yet diff erentiated from the old building, often through a
process of simplifi cation. For example, if the original house
features narrow clapboard siding, multi-light double-hung
sash windows and an elaborate decorative cornice, the new ad-
dition could be sided with diff erent clapboards, one-over-one
double-hung sash, and a less detailed cornice. New materials
need not match exactly the historic materials but should be
appropriate to the building type, compatible with existing
materials, and unobtrusive in appearance.
Rear additions that do not require signifi cant removal of exist-
ing materials may help retain the house’s historic appearance
and character. Connecting the new addition to the historic
building with a modest hyphen can limit removal of historic
materials, drastic structural changes, and irreversible changes
to the original building. A hyphen can also more clearly dif-
ferentiate new from old construction. Rear additions can also
provide the opportunity to make a building accessible, rather
than constructing ramps on a more prominent elevation.
Top and Above: This historic house had been altered numerous times in
the past--including multiple additions to the rear of the building.
Application 1 (Incompatible treatment): This modest resi-
dence began as a two-story log house. Later, the main portion
of the house was converted into a distinctive Bungalow-style
residence. Over time, multiple additions were also made along
the natural grade at the rear of the house. Prior to rehabilita-
tion, these later additions were quite deteriorated.
National Park Service
U.S. Department of the Interior
Technical Preservation Services
Subject: Rear Additions to Historic Houses
Applicable Standards: 9. Compatible New Additions / Alterations
10. Reversibility of New Additions / Alterations
ITEM 6, ATTACHMENT 3
Packet Pg. 186
These bulletins are issued to explain preservation project decisions made by the U.S. Department of the Interior. The resulting de ter mi na tions, based on the
Secretary of the Interior’s Standards for Rehabilitation, are not nec es sar i ly ap pli ca ble beyond the unique facts and circumstances of each particular case.
Chad Randl, Technical Preservation Services, National Park Service
June 2006, ITS Number 37
When the project began, the existing rear additions were
determined to be beyond repair and were demolished. A re-
placement addition of a similar size to those removed would
likely have met the Standards. However, the new addition
constructed on the rear doubled the size of the structure as it
existed before the rehabilitation. As built, the cladding, open-
ings, and roofl ines of the new addition were appropriate to
the building’s historic character. Yet this was not suffi cient to
overcome the eff ect of an addition substantially more massive
than the additions that were demolished. With two full fl oors,
a footprint that was much deeper than the previous additions,
a new deck extending from the rear and side elevations, and
signifi cant grade changes at the rear, this work competes for
attention with the historic structure to which it is attached and
has seriously impacted the property’s historic character.
The size of this new rear addition—incorporating two fl oors and an ex-
tended depth--combined with substantial changes to the site overwhelm
the modest historic house.
Right: The house prior to rehabilitation.
Below right: Drawing of proposed rear addition and hyphen, show-
ing how the new construction was subordinate in size to the historic
house.
Below left: New addition and connecting hyphen. The new materials
and fenestration complement, yet are distinct from, the historic house.
Application 2 (Compatible treatment): This large brick house was converted for use as offi ces. As part of the rehabilitation
a new addition was constructed at the rear of the house. With a brick ground fl oor and a clapboard upper level set beneath
a roofl ine that was lower in height than the original structure, the rear addition’s design was both distinct from, and compat-
ible with, the size, scale, massing and architectural features of the historic house. The use of varied materials on the addition
(brick below, clapboard above) was handled with restraint in a manner that did not compete visually with the main house. The
addition provided space to locate new systems for the entire structure as well as accessibility to the historic house at grade,
making exterior ramps unnecessary.
A hyphen (with a lower roofl ine and narrower footprint) separated the new addition from the old, further distinguishing the
various periods of construction and reducing the addition’s massing. The hyphen required only a minimal amount of distur-
bance to the rear wall of the historic house and left the plan of the main house intact. If the addition were ever removed, the
house’s historic integrity would remain undiminished.
ITEM 6, ATTACHMENT 3
Packet Pg. 187
3105 E Harmony Rd, Ziegler House
June 21, 2023
Minor Amendment to Approve Addition
Jim Bertolini, Senior Historic Preservation Planner
HPC Role
Provide a
recommendation to
the Planning staff
regarding compliance
with Section 3.4.7 of
the land use code
2
1
2
ITEM 6, ATTACHMENT 4
Packet Pg. 188
Project Summary
• Adaptive Reuse of Main Farmhouse (2,100ft
2 +/-)
• Construction of a 2,500ft
2 addition onto the rear
• Modification of existing outdoor play/meeting space
3
4Site
Harmony Corridor
3
4
ITEM 6, ATTACHMENT 4
Packet Pg. 189
5
Harmony Community
est. 1870
Ziegler Farmhouse, 1905 Preston Farm, 1893-1940
Harmony Cemetery
Randleman’s Grove
Harmony School, 1931
5400 Ziegler (Fossil
Ridge HS)
5117 Ziegler
Historic Resource Assessment
- Built c. 1905
- Zieglers farmed 1895-1915
- 2-story brick residence
- Significant under 3 standards:
- Standard 1 (Events/Trends) in Agriculture: Harmony
community.
- Standard 2 (Persons/Groups) in Agriculture: Henry
& Ella Ziegler.
- Standard 3 (Design/Construction) in Architecture:
Edwardian farmhouse.
6
5
6
ITEM 6, ATTACHMENT 4
Packet Pg. 190
7
Proposed Site
Plan
8Ziegler Farmhouse – Historic Conditions
7
8
ITEM 6, ATTACHMENT 4
Packet Pg. 191
9Ziegler Farmhouse – Current & Proposed Conditions
10Ziegler Farmhouse – Current Conditions
9
10
ITEM 6, ATTACHMENT 4
Packet Pg. 192
11
12
11
12
ITEM 6, ATTACHMENT 4
Packet Pg. 193
13
13
14
ITEM 6, ATTACHMENT 4
Packet Pg. 194
15Review Requirements
SOI Standards for Rehabilitation
Guidance – NPS ITS #37 – Additions on
Historic Houses
•Staff Analysis
•Standards That Appear Met:
• Standard 3 (Avoid False
Sense of History)
• Standard 4 (Retain Historic
Alterations)
• Standard 5 (Retain Distinctive
Features)
• Standard 6 (Repair First)
• Standard 7 (Avoid Damage)
• Standard 8 (Archaeology)
•Staff Analysis
•Standards That Need
Discussion:
• Standard 1 (Compatible Use)
• Standard 2 (Preserve Overall
Character)
• Standard 9
(Compatible/Distinguishable
Additions)
• Standard 10 (Reversible
Additions)
16Some Recommended Topics of Discussion
•The addition is large and does extend out from the historic residence’s east wall
plane – is a Modification of Standard warranted based on the
context/circumstances?
•Use of a hyphen, historic trees to the west, etc.
•Does the size, scale, and footprint of the addition pose an issue under Rehab
Standard 9 related to being compatible and subordinate? If so, is a Modification of
Standards warranted based on the context/circumstances?
15
16
ITEM 6, ATTACHMENT 4
Packet Pg. 195
17HPC Requests from Work Session
•Clarify “hyphen” vs. breezeway and when which is appropriate
• Breezeways often used in larger-scale (office/commercial) environments to differentiate
but provide sheltered space between what are essentially 2 separate buildings
• Hyphens are a way to distinguish an addition from a primary building, and often include
useable space.
•Clarification on site limitations
• Some setback and detention requirements limiting addition placement
• CASA aiming to keep sheltered/private programming space for families
• Surviving historic cottonwood trees are along west property line and have a larger critical
root zone to avoid during construction
•Clarification on identification of character-defining features
• Staff considered rear porch not character-defining due to losses in integrity
18HPC Requests from Work Session (cont.)
•How has the HPC dealt with similar requests in the past?
• limited to since 2019 code updates
• Additions on Eligible (Not Landmarked) Buildings
• 2019 – 612 S. Howes – new accessory duplex (fully detached)
• 2020 – 609 S. College – differentiated recording studio addition w/ hyphen
• Additions on Landmarked Buildings
• 2021 – 237-243 Jefferson St. – Rooftop Addition
• 2021 (2023) – 140 N. McKinley – residence, addition near fully screened from public
view
• 2022 – 1306 W. Mountain – residence, small addition, kept side walls at/inside
historic wall plane
• 2022 – 723 W. Olive – small addition; construction of larger ADU
• 2022 – 220 Remington – visible & large addition, kept side walls at/inside historic wall
plane
17
18
ITEM 6, ATTACHMENT 4
Packet Pg. 196
19HPC Requests from Work Session (cont.)
609 S. College 612 S. Howes
HPC Role
Provide a recommendation to
the Planning staff regarding
compliance with Section 3.4.7
of the land use code
Options to Recommend:
•Approve w/ Modification
of Standards
• Approve
• Approve w/ Conditions
• Deny
• Continue
20
19
20
ITEM 6, ATTACHMENT 4
Packet Pg. 197
UP
DN
UP
HARMONY ROAD
INTEL PROPERTYINTEL PROPERTYFIRE ACCESS LANE
EXISTING
PARKING
TO
REMAIN
NEW OR RELOCATED
PLAYGROUND EQUIPMENT
NEW ORNAMENTAL FENCE
WITH MASONRY COLUMNS TO
MATCH EXISTING
PORCH
BIKE
PARKING
EGRESS GATE
WITH PUSH BAR
EXISTING MONUMENT
E M E R GE N C Y A C C E S S E A S E M E N T20'-0 "
243'-1 197/256"
EGRESS GATE
WITH PUSH BAREXISTING FENCE SETBACK48'FAMILY PLAY YARD
FAMILY PLAY YARD
CHAIN LINK
FENCE TO BE
REPLACED TO
MATCH EXISTING
EXISTING ORNAMENTAL FENCE
WITH MASONRY COLUMNS1" / 12"1" / 12"63'39'CONCRETE
SIDEALK
5'-0"ACCESSIBLE RAMPEXISTING BUILDING SETBACK70'LEGAL DESCRIPTION:
PARCEL NO.: 8604206902
ZONING DESIGNATION: HARMONY CORRIDOR DISTRICT (HC)
SITE AREA: 43,304SF / 0.99 ACRES
EXISTING (3 STORY) BUILDING AREA: 4,827SF
ADDITION AREA: 2,535SF
TOTAL BUILDING AREA: 7,362SF
OPEN SPACE AREA: 39,160SF
FRONT SETBACK: 80FT
LEFT SETBACK: 5FT
RIGHT SETBACK: 5FT
REAR SETBACK: 5FT
MAXIMUM BUILDING STORIES: 2-STORIES
SITE INFORMATION
SITE NOTES
PARKING REQUIREMENT: MIN.MAX.
1/1,000 SF 3/1,000 SF
8 STALLS 24 STALLS
HANDICAP PARKING REQUIREMENT: 1 ACCESSIBLE SPACE REQUIRED
EXISTING PARKING: 25 STANDARD; 2 ACCESSIBLE
PARKING REQUIREMENTS
GAS PROVIDER: N/A
ENERGY PROVIDER: N/A
WATER PROVIDER: FORT COLLINS-LOVELAND WATER
EASEMENTS PER PLAN: EMERGENCY ACCESS EASEMENT PROPOSED
UTILITY INFORMATION
BIKE PARKING REQUIRED: 1/4,000 SF OR 4 MIN. WITH 20%
ENCLOSED/80%FIXED
D1
D2
D3D1
D1
D1
D1
D4
D4
D4
D2
D5NEW ADDITION
FOUNDATION LOCATION
D3
D3
(E)
OFFICE
(E)
TOILET
(E)
KITCHEN
(E) STAIR
(E)
LOBBY
(E)
OFFICE
EXISTING
FRONT
ENTRY
UP
UP
UP
DN
UP
2
A3.01
A2.02
1
A2.01
2
A2.01
1
A2.02
2
814
CONFERENCE
111
100
WAITING
101
533
OPEN
OFFICE
10275
OFFICE
103
74
OFFICE
104
70
OFFICE
106 84
OFFICE
108
47
TOILET
114
47
TOILET
113
22
JAN.
112
87
FURNITURE
STORAGE
110
214
(E)
OFFICE
127
486
(E)
LOBBY
126
190
(E)
KITCHEN
124 99
(E) STAIR
125
58
(E)
TOILET
122
141
(E)
OFFICE
121
23
(E) STAIR
123
13
(E) STRG.
128
3
A3.01
1
A3.01
1
A3.02
2
A3.02
A8.021
2A8.02 3
4
A8.025
A8.02
6
PORCH
W1
WF2
WF1
A
A
B
B
C
C
33
2
11
1.3
A1.04
1
34'-8"9'-10"6'-2"1'-6"4'-0"4'-4"4'-0"4'-4"4'-0"4'-4"4'-0"6'-10"4'-0"1'-6"3'-0" 6'-0"3'-0"5'-9"
B
B
B
AA
E102
32'-7 1/2"30'-9 1/2"*102B*101A(F.F.E. 4932.53)
84
OFFICE
109
183
OFFICE
107
75
OFFICE
105
1/4" / 12"1" / 12"1" / 12"WF4 E1051'-6"18'-0"EQEQPANIC HARDWARE
EXISTING
OPENING TO BE
WIDENED FOR
DOOR
1'-6"4'-0"
9"4'-0"1'-0"4'-0"3'-11"
3'-0"6'-1"3'-0"4'-0"3'-0"4'-4"1'-6"9'-0"1'-6"4'-4"3'-0"4'-0"10'-7 3/8"33'-10 5/8"B
B
E103
B B
A
C
A
E101
W1 WF1 WF3
W1
WF2
WF1
W1 WF2WF1
W1
WF2
WF1
W1
WF4
WF3
WF1 WF2
WF1
W1W1
WF1
WF2
WF1 W1WF2
W1
WF1WF2 E10432.01
F3
32.01 3.01
A3.03
1
A6.011
A6.012
A6.01 3
22.08
102A103A
104A
105A
106A
107A
108A 109A 112A
114A 113A
110A
111A
110B
102C
LOCKABLE W/
PANIC HARDWARE
P3B
A8.02
7
F3
5'-0"
EXISTING OPENING
TO BE INFILLED
EXISTING OPENING
TO BE INFILLED
EXISTING DOOR
TO BE WIDENED
FOR ACCESSIBLE
EGRESS