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HomeMy WebLinkAboutHistoric Preservation Commission - Minutes - 06/21/2023Page 1 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 June 21, 2023 Minutes • CALL TO ORDER Vice Chair Rose called the meeting to order at 5:30 p.m. • ROLL CALL PRESENT: Margo Carlock, Jenna Edwards, Bonnie Gibson, Anne Nelsen, Jim Rose, David Woodlee ABSENT: Kurt Knierim and Andy Smith STAFF: Maren Bzdek, Jim Bertolini, Yani Jones, Heather Jarvis, 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 Page 2 • 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. Member Gibson made a motion, seconded by Member Carlock, to approve the consent agenda for the May 17, 2023 meeting as presented. Yeas: Carlock, Edwards, Gibson, Nelsen, Woodlee and Rose. Nays: none. THE MOTION CARRIED. • 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). Mr. Bertolini reported on staff activities since the last Commission meeting, including the awarding of a landmark rehabilitation loan for a porch rehab for the City landmark at 623 Mathews Street, and development review survey results for two farmhouses on Spaulding, one of which was found to be eligible for historic designation. Mr. Bertolini also noted it is Pride Month and reminded the Commission of the City’s walking tour dedicated to LGBTQ+ history in Fort Collins. 3. LAND USE CODE TOPICS – OLD TOWN NEIGHBORHOODS 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 Staff Presentation Maren Bzdek, Historic Preservation Manager, provided a review of the information that was presented at an open house at the Lincoln Center a few weeks ago. She noted there was a station that was specific to providing a comparative of the impact of the repealed Land Use Code on the Old Town neighborhoods versus the existing Land Use Code. She provided a summary of the goals for the phase one update of the Land Use Code that was repealed, noting it was focused on housing, housing capacity, housing affordability, and predictability of the development review process, particularly regarding applications relating to housing. She discussed the important factors in the Old Town neighborhoods, including mature landscaping and walkability, and discussed the housing related strategies in the Old Town Neighborhoods Plan which involve preserving the character and compatibility of the neighborhoods, encouraging a variety of housing choices, protecting historic resources, facilitating and encouraging protection through designation of eligible properties, and paying particular attention to compatible building design for new construction and remodels. Page 3 Ms. Bzdek discussed how the changes in the repealed Code would affect Old Town in particular, specifically noting the repealed Code called for additional housing types to be added to the Old Town districts, provided bonuses for affordable housing introduction, reduced the minimum lot size for single-unit dwellings to be more compatible with older lots that would be shaped by the original 1929 zoning, reduced the maximum floor area of single-unit dwellings to be consistent district- wide instead of being based on lot size, and recalibrated the design standards to ensure new homes are more compatible with the neighborhood. She noted house size is calibrated to lot size in the current Land Use Code; therefore, many lots in the Old Town area allow new houses that are two times larger than the typical houses in the area. The repealed Code would have provided some design limitations that would have limited the building height to 35 feet, maintained the existing bulk requirements with some additional definition, limited the size of the primary dwelling and allowed an ADU, allowed additional units while maintaining the scale and character of the neighborhood, and would have allowed duplexes. She noted the zone district names were changed in the repealed Code; however, the district boundaries were not. Ms. Bzdek commented on the differences between what historic preservation regulations do and what zoning does. Additionally, she noted the Land Use Code comes into play in terms of the work of the Historic Preservation Commission specifically when commercial and multi-family dwellings are being considered or when design review is occurring for designated single-family dwellings. She noted the primary question for feedback at the open house was ‘how should Old Town continue to evolve in alignment with the Old Town Neighborhoods Plan and the five guiding principles to deal with some of our housing concerns?’ Additionally, a related question involved how to encourage the preservation of existing structures. She provided a general overview of the types of comments received in response to the questions, many of which related to the scale of infill projects that are currently allowed and what would have been allowed in the repealed Code. There was general support for limiting the size of new single-family detached homes to 2,400 square feet, correlating home size with lot size, emphasizing design compatibility, expressing concern about changing character and loss of identity of the Old Town neighborhoods, balancing priority and protection of historic resources with individual property rights, and considering parking impacts, among others. Ms. Bzdek provided a summary of the written document provided by Protect Our Old Town Homes. Public Comment Meg Dunn expressed appreciation for the item coming before the Commission prior to the Code being written and noted the Commission previously recommended a maximum size of 2,000 square feet for new single-family detached homes and that was changed at the last minute by Council to 2,400 square feet. She expressed concern about the need to demolish two single- family units in order to construct a duplex and stated many moves that are positive for sustainability goals are also positive for saving historic character. She suggested Council needs to first deal with occupancy codes to provide for more housing units without demolishing older homes or using natural resources. Additionally, she encouraged the development of internal or backyard ADU’s instead of demolition and reconstruction and suggested work needs to be done on the deconstruction ordinance. Kate Connolly discussed the weaponization of historic districts as a tool against housing development. She noted many of the housing types being discussed in the new Code are historic types and Old Town residents are interested in the housing types. She commented on the human experience aspects of historic neighborhood character, which she stated are supported by the wider variety of housing types in the new Land Use Code. Matthew Behunh commented on the significant need for affordable housing in Fort Collins and noted Old Town is the primary location in the city for jobs, walkability, bike-ability, and transit, and it should not be made more exclusive. He stated adding ADU’s could provide homeowners with additional income to preserve or restore existing homes and commented on adaptive reuse of historic properties. Page 4 Chris Conway stated growth and change goals in neighborhoods are compatible with historical goals and stated historic preservation in Fort Collins must always be in the context of the housing crisis. He stated historic preservation, in many places, sometimes in Fort Collins, has been weaponized as a way to limit development. He suggested limiting the number of historically designated properties in Fort Collins to ensure there is enough room for adequate housing for all. Nicole Swan stated the repealed Code is not incompatible with maintaining historic buildings and Old Town character given the density permitted will allow for more housing while preserving the buildings in the areas that have true historic or architectural value. She stated Old Town cannot be excluded from being part of the housing solution in Fort Collins. Roger Hoover expressed support for historic preservation and the qualitative difference historic structures make to the city. He commented on the current Code stating it does a reasonable job of defining historic properties; however, he noted it uses the phrase ‘to the maximum extent feasible’ to specify limits on what kind of development can be done near historic structures, and often a single individual is making that determination. He stated Historic Preservation needs a better mechanism to determine what is and what is not acceptable if Fort Collins is serious about changing the Land Use Code to enable additional housing development such as ADU’s. Bill Whitley stated mixed-use zoning can be compatible with historic preservation if properly administered. He also stated accessory dwelling units are historic as are small houses. Additionally, he stated rehabilitation and repurposing buildings is historic, sensible, and sustainable. Commission Questions/Discussion Commissioner Nelsen concurred mixed-use zoning makes sense in the context of an historic neighborhood and concurred appropriately sized ADU’s are acceptable. She stated the city should be providing adequate public transportation rather than ensuring there is enough parking for all vehicles. She stated good design is compatible design and density should not be feared. Vice Chair Rose concurred with Commissioner Nelsen’s comments regarding mixed-use zoning and suggested looking at the aspects of a form-based code that consider density, scale, walkability, commonality of materials, and common setbacks. He urged against becoming too prescriptive and stated the Commission needs to be sensitive to what it is attempting to save. He also commented on the importance of compatibility. Commissioner Carlock commented on the importance of ensuring Old Town becomes livable for all. She expressed support for the creation of internal ADU’s and over-garage units. She stated fears exist that single-family homes will be scraped and replaced with apartment buildings thereby changing the neighborhood character. She stated maintaining historic preservation can occur with increasing density in limited respects. She suggested reforming the U+2 ordinance. Commissioner Nelsen concurred with Mr. Hoover’s comment that the goal of a fair code would be to remove everything that could be extremely subjective. 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. Page 5 (**Secretary’s Note: Commissioner Gibson withdrew from the discussion of this item due to a conflict of interest.) Staff Presentation Yani Jones, Historic Preservation Planner, stated the applicant and owner of the property is Historic Larimer County. She outlined the role of the Commission and showed maps and images of the property. She discussed the history of the property noting it was moved from North College Avenue to its current location at 313 North Meldrum Street, and discussed the standards under which the property is eligible for historic designation. She stated the store building is one of three known examples of a false front store that remains in Fort Collins and is the last remaining frame building from the original Old Town triangle area. She noted the barn is a rare example of a barn that still remains within the boundaries of the original Fort Collins plat. Ms. Jones stated there is great potential for the property to yield historic archeological information related to life in the early- to mid-20th century. She showed images of the site and summarized the property’s significance over the period from 1881 to 1992. Applicant Presentation Ron Sladek, Historic Larimer County President, discussed the history and purpose of Historic Larimer County. He outlined the goals for the building, including turning its front into a store museum and utilizing the area that originally served as the photography studio for a meeting room and architecture and preservation library. Additionally, the building will house some office space and a restroom. He noted the building will need a great deal of renovation work. Meg Dunn, Historic Larimer County Vice President, showed photos of the site and detailed its history and the formation of the Mercer Colony. She acknowledged the building was moved form its original location; however, she stated the fact it was moved is part of its story and it was common at the time for buildings to be relocated rather than demolished. She noted the barn and the store building have siding issues that impact integrity; however, the significance of the property is so high that the resource still remains valuable. Public Comment Carol Tunner commented on the history and construction of stacked plank buildings noting they were built in such a way as to keep out vermin. Karla Bruion commented on the moving of the building next to the store from Loveland to its current location. Commission Questions Commissioner Woodlee asked if the well is currently filled in. Ms. Dunn replied various items were thrown in over time and roof tiles are the only visible item at this point. Commission Discussion Member Edwards thanked Ms. Dunn for the presentation and stated the property meets all four standards for designation. Member Woodlee concurred and stated the standards are satisfied regardless of the building having been relocated. Member Carlock stated the fact the building is the last remaining frame building from the original town is plenty of a reason to warrant landmark status. Additionally, the history of the Colimer family and women-owned businesses also warrant designation. Page 6 Commissioner Nelsen made a motion 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 North Meldrum Street 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, standard three, design and construction, and standard four, information potential, as supported by the analysis provided in the staff report and presentation, and the landmark nomination dated April 26, 2023, recommending that this property clearly conveys the significance through integrity of location, setting, design, materials, workmanship, feeling, and association to a sufficient degree to warrant the requested designation, 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. Commissioner Carlock seconded the motion. Commissioner Nelsen stated this was an excellent nomination for a worthy property. Vice Chair Rose stated he is a member of Historic Larimer County, though not a Board member. He stated this was a very well-developed nomination and the building is not only worthy of being a Fort Collins landmark, but potentially has eligibility beyond that. He commended the work of Historic Larimer County and the Burrill family to preserve the structure. The vote on the motion was as follows: Yeas: Carlock, Edwards, Nelsen, Woodlee, and Rose. Nays: none. THE MOTION CARRIED. (**Secretary’s Note: The Commission took a brief recess at this point in the meeting.) 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 Staff and Consultant Presentation Jim Bertolini, Senior Historic Preservation Planner, stated this work is being funded partially by a 2020 state historical grant and partially by the City. He outlined the overall scope of the project which involves an evaluation of fifty properties in the downtown area, including a survey report. He stated the project should be complete by the end of the year. He noted Fort Collins is a certified local government, and as such, a system for survey must be maintained. Ron Sladek, Tatanka Historical Associates, noted this project was delayed by the pandemic. He stated the survey involved fifty commercial properties and the work involved field documentation, archival research, preparation of site forms, writing the project report, conducting two walking tours, and presenting the results. He noted the final walking tour is scheduled for this coming Saturday. Mr. Sladek stated the survey area was intended to be the College Avenue corridor from Laporte Avenue to Mulberry Street, though it ended up including some buildings that face the intersecting streets, including Mountain Avenue, Oak Street, and Olive Street. He commented on the history of the downtown area and showed photos of its development over time. He discussed the architectural inventory forms that have been drafted for each property and stated there were five geographic segments to the survey. Page 7 Mr. Sladek provided details on four specific properties, including the current Perennial Gardner building which formerly housed a Chinese laundry. He discussed the discrimination faced by the Chinese in Fort Collins and noted the building was determined to be a contributing element to the Old Town Fort Collins landmark district and the National Register landmark district. Mr. Sladek discussed the H.C. Bradley building, which is the building just north of the Cupboard, noting it was built in 1905 to provide space for the business of the owners of the Fort Collins Sugar Factory and later housed the Bradley photography studio. Mr. Bradley also operated a Cadillac dealership in the adjacent building to the south, where the Cupboard is currently located. Additionally, the Bradley building also housed the Miller photography studio on its second floor. He noted the building remains largely intact from an architectural standpoint and appears to be eligible for designation locally as well as at the state and national level. Mr. Sladek detailed the Thompson Briggs professional building at the southeast corner of Oak and Mason Streets. He noted the structure is four separate buildings connected by an H-shaped interior passageway network and it held various medical and other businesses over time. He stated the property appears to be eligible for local landmark designation. Mr. Sladek detailed the residential foursquare building at 109 West Olive Street which originally stood on the adjacent lot to the east and faced College Avenue. He stated the building served as the Methodist parsonage from 1901-1919, and after it’s relocation, was remodeled into a residential building followed by the Fort Collins Clinic which housed various medical offices. He stated the property appears to be eligible for local landmark designation under two standards. Mr. Sladek went on to discuss other buildings that appear to be eligible for designation, including the current Lucky’s Market which he noted is the only Safeway building of its type of architecture still intact in Colorado. He showed additional photos of the downtown area throughout the 1900’s and discussed various buildings. He noted there are recommendations made in the project report for how the City may want to proceed with preservation in the project area, including that the City survey more of the post-World War II buildings in the downtown area, the City should regularly conduct a comprehensive review of its completed surveys, that title searches be used in the future for research, the City should develop an interpretive plaque program for the downtown area, and the City should consider establishing a new town historic district in the downtown area. Commission Questions and Discussion Commissioner Gibson commended the in-depth historical information and suggestion for interpretive signage. She also recommended some type of virtual interpretive program. Commissioner Woodlee asked if Mr. Sladek’s PowerPoint presentation is available to the public. Mr. Sladek replied it has been given to the City. Mr. Bertolini noted it will be part of the meeting record and can be sent to anyone. 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. Page 8 Staff Presentation Jim Bertolini, Senior Historic Preservation Planner, stated this item relates to a development review application for a minor amendment for an addition to the office space at the Ziegler House at 3105 East Harmony Road. He noted the Commission’s role is to provide a recommendation to the decision maker, which is planning staff in this case. He showed photos of the property and discussed the Harmony Community farming village which was established around 1870. He noted the historic farmhouse which is the subject of this item was constructed in 1905 by Henry and Ella Ziegler and it was determined to be eligible for landmark designation under three standards. Mr. Bertolini discussed the proposed rear addition which would include the removal of the rear porch and using that area as a hyphen between the historic portion and the new addition. He showed renderings of the proposed addition and noted staff did not consider the rear porch as a character-defining feature given the loss of materiality. Mr. Bertolini outlined the staff analysis of the project noting staff found the six applicable standards to have been met. He recommended the Commission discuss the size of the addition and whether a modification of standard is warranted based on the context and circumstances, the site constraints related to programmed outdoor space for the nonprofit housed in the building and historic trees, as well as whether the addition is compatible and subordinate to the historic building. He commented on previously processed additions onto eligible and landmarked buildings, one at 609 South College Avenue and one at 612 South Howes Street. Applicant Presentation Kala Bailor, Collab Architecture, stated the goal of the addition is to not overshadow or diminish the significance of the historic building while paying homage to the building by using stone sills and similar window sizes. Jen Ryan, CASA Executive Director, discussed the role of CASA in the community and noted the house was donated to CASA in 1991 for the specific purpose of providing supervised visits and safe exchanges. She noted the programs provided by the organization have expanded and the placement of the addition is important as it provides a secure entrance for family safety. Ms. Bailor noted there are currently 18 staff members working in the building and the goal of providing the addition is to create office space and a conference room to allow for the home to be used solely for family visitation. Additionally, she noted the hyphen will serve as an accessible secure entrance and the addition will provide a visual barrier between the play yard and the parking lot which helps with security. She stated the addition is just over 2,500 square feet and is positioned to take advantage of existing openings. Ms. Bailor discussed the proposed addition and hyphen construction and materiality noting the proposal is to utilize a different color of brick veneer, some horizontal lap siding, and a foundation band of stone to match the existing building. Public Comment Meg Dunn commended the use of the property and suggested getting the property landmarked because the organization could sell tax credits and receive grants for repair work or maintenance. She also stated Historic Larimer County is holding a tour of the Harmony Community, including the Harmony Cemetery and Harmony School, on August 12th. Robert Fallbeck, Crawford Child Advocacy Center Executive Director, stated his organization operates out of a landmarked home and has a great deal in common with CASA. He commended the way the project maintains the integrity of the home and stated it will improve the valuable services offered by CASA. Wendy Banks, CASA Board President, stated CASA has been in need of additional space for years and loves the existing building and way it fits with the program. Commission Questions and Discussion Commissioner Nelsen asked if the windows in the original home are single hung. Ms. Bailor replied in the affirmative and stated they were likely replaced at some point. Page 9 Commissioner Nelsen asked about what would trigger stormwater detention requirements. Ms. Bailor replied the addition must be under 1,000 square feet of added impervious area to avoid triggering those requirements and a great deal of siting work and planning was done to avoid that. Commissioner Nelsen asked about the design intent with the columnar brick features. Ms. Bailor replied the goal was for the addition to be modern while still speaking to a more residential style of architecture. She noted bringing the stone base around the base of the foundation integrated the two buildings and the addition’s darker brick on the east and south compliment brick as a material but are different in texture and color. She stated the hyphen will likely be a stained lap siding that will not require much maintenance. Commissioner Nelsen asked about the overall lap width. Ms. Bailor replied the painted siding will likely be an 8-inch exposure and the wood a 4-inch exposure. Commissioner Carlock commended the design of the addition stating it mimics aspects of the historic building without being blatant and giving a false sense of history. She stated she will support the project, particularly given the use of the property, despite initial concerns about the size. Ms. Bzdek commented on neuroscience studies related to the healing properties of place and stated studies have shown that lived experiences in older buildings are amplified in children. Vice Chair Rose requested input regarding the footprint and scale of the addition and a discussion of whether spatial relationships are being modified too greatly for the size compatibility standard to be met. Commissioner Gibson stated standard one appears to be generally met. She stated she has some concerns about footprint and scale; however, that could be addressed with standard nine. Commissioner Nelsen concurred standard one appears to be met and the hyphen does a good job of separating the addition from the historical building. She also stated the original home is not impacted in a way that its distinctive qualities are affected, and the use is appropriate. Regarding standard two, Vice Chair Rose stated it has to do with the retention of the historic character and relative effect that the new addition will have which has already been discussed. Standard three relates to the physical record of its time and staff has noted the hyphen and proposed materiality differentiates the mass of the proposed addition. Vice Chair Rose expressed concern about the concept of a hyphen being an effective way to delineate the addition; however, in this case, it is so close to the original structure that it almost melds together. He acknowledged the site limitations and functionality considerations, but stated the hyphen could be more effective if it were elongated and stretched further away from the house which could potentially create a better situation in terms of respecting the overall nature and mass of the original house. Commissioner Gibson concurred that some elevations show almost no visual distinction between the original home and the addition. Commissioner Nelsen disagreed and stated the hyphen is an effective space. She stated she believes the massing accomplishes the separation and she is unsure elongating the hyphen would yield a more sensitive addition. Regarding standard four, Vice Chair Rose noted staff found the porch was not a character- defining feature. Standard five calls for distinctive materials which are present in the design and standard six relates to the removal of character-defining features, which is not occurring. Standard seven relating to potential damage of the historic fabric does not apply in this case, and staff’s judgement that since the site has been so heavily disturbed, the likelihood of archeological recovery is not a consideration as per standard eight. Standard nine relates to exterior alterations and new construction not destroying historic materials that characterize the property and it generated significant discussion from staff. Vice Chair Rose stated the size of the addition is one consideration related to compatibility. Commissioner Gibson stated the design in terms of compatibility is appropriate and distinguishable; however, she questioned whether the addition is subordinate to the original structure. She noted the need and benefit to the community provided by the non-profit may outweigh that concern. Page 10 Commissioner Edwards stated the standards must be applied fairly and consistently despite the use of the building. Commissioner Woodlee commented on the importance of the evolution of spaces in terms of use and stated the addition is not necessarily supposed to blend in. Commissioner Edwards stated the decisions of the Commission need to be defensible. Vice Chair Rose noted this is a recommendation of the Commission to another entity, not a decision of the Commission to allow a design based on its determination. Commissioner Nelsen stated the setting allows for the proposed massing and noted the addition is single-story compared to the large two-story historical building which helps maintain balance. She stated the size of the siding does give her some pause and she encouraged further consideration of that aspect. She stated she is not concerned about standard ten not being met. Vice Chair Rose suggested there may be a way to adjust the roof configuration of the addition to make it more subordinate to the original home and appear clearly as a single-story building. Commissioner Edwards asked about the next steps in the development process following the Commission’s recommendation. Kaitlyn Puga, City Planner, replied staff will take the recommendation and work with the applicant to ensure the expectations of the Commission are met, after which a recommendation for the project will be formalized. Commissioner Carlock made a motion 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 Standards for Rehabilitation and that the following proposed work items do not meet standard nine of the Standards for Rehabilitation as the size of the addition does not conform with that standard and a modification of standards regarding that item is warranted because the project meets Land Use Code Section 2.8 related to alleviating a problem of city-wide concern. Member Gibson seconded the motion. Commissioner Carlock stated the Commission’s discussion of the spatial relationships under standards one and two made her feel more comfortable about the relationship between the addition and the historic building; however, the addition is clearly not subordinate, therefore standard nine is not met. Commissioner Nelsen stated she would support the motion as she does not believe the design needs to be changed. Vice Chair Rose questioned whether the motion provides significant direction to staff. Mr. Bertolini replied the motion does not require any specific design changes but suggested the Commission articulate the problem of city-wide concern that would justify the modification of standard. Commissioner Carlock stated she believes the problem of children and families in crisis, specifically victims of domestic violence or child abuse, fits the definition of a problem of city-wide concern. She stated the modification of standards can be justified based on that. Commissioner Woodlee concurred. The vote on the motion was as follows: Yeas: Carlock, Edwards, Gibson, Nelsen, Woodlee, and Rose. Nays: none. THE MOTION CARRIED. • CONSIDERATION OF CITIZEN-PULLED CONSENT ITEMS None. • OTHER BUSINESS Vice Chair Rose reiterated the opportunity for the tour with Historic Larimer County on Saturday morning at Oak Street Plaza. Page 11 • ADJOURNMENT Vice Chair Rose adjourned the meeting at 10:13 p.m. Minutes prepared by and respectfully submitted by Melissa Matsunaka. Minutes approved by a vote of the Commission on __________________. _____________________________________ Kurt Knierim, Chair