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HomeMy WebLinkAbout01/17/2024 - Historic Preservation Commission - AGENDA - REGULAR MEETING (2)Page 1 Jim Rose, Chair Location: Bonnie Gibson, Vice Chair This meeting will be held Margo Carlock In person at Chambers, 300 LaPorte Jenna Edwards And remotely via Zoom Anne Nelsen Tom Wilson David Woodlee Staff Liaison: Vacant Seat Maren Bzdek Vacant Seat Historic Preservation Manager Regular Meeting January 17, 2024 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/98864384557 . (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 98864384557. 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. Packet Pg. 1 Page 2 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 NOVEMBER 15, 2023 The purpose of this item is to approve the minutes from the November 15, 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 Packet Pg. 2 Page 3 • 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. 401 S COLLEGE – CONCEPTUAL DEVELOPMENT REVIEW DESCRIPTION: Conceptual design for a 115+/- unit, mixed-use apartment building in the former bank building at 401 S College Avenue. Project includes adaptive reuse of the vacant historic resource and construction of a new, 6-story mixed-use building on the west side of the 1.7-acre property. APPLICANT/ OWNER: Post Modern Development (JD Padilla) STAFF: Maren Bzdek, Historic Preservation Manager • 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  3DFNHW3J Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY JANUARY 17, 2024 Historic Preservation Commission STAFF Melissa Matsunaka, Sr. Project Coordinator SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF THE NOVEMBER 15, 2023 REGULAR MEETING EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the November 15, 2023 regular meeting of the Historic Preservation Commission. ATTACHMENTS 1. HPC November 15, 2023 Minutes – DRAFT Packet Pg. 4 Page 1 Jim Rose, Chair Location: Bonnie Gibson, Vice Chair Council Chambers, 300 Laporte Margo Carlock And remotely via Zoom Jenna Edwards Anne Nelsen Andy Smith David Woodlee Staff Liaison: Tom Wilson Maren Bzdek Vacant Seat Historic Preservation Manager Regular Meeting November 15, 2023 Minutes •CALL TO ORDER Chair Rose called the meeting to order at 5:30 p.m. •ROLL CALL PRESENT: Margo Carlock, Jenna Edwards, Bonnie Gibson, Jim Rose, Andy Smith, Tom Wilson, David Woodlee ABSENT: Anne Nelsen STAFF: Maren Bzdek, Heather Jarvis, 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 DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 5 Page 2 • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF OCTOBER 18, 2023. The purpose of this item is to approve the minutes from the October 18, 2023 regular meeting of the Historic Preservation Commission. Vice Chair Gibson moved, seconded by Member Edwards, to approve the consent agenda for the November 15, 2023 meeting as presented. Yeas: Carlock, Edwards, Gibson, Smith, Wilson, 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). Yani Jones, Historic Preservation Planner, discussed some of the staff activities that have occurred since the last meeting, including a design review of 1316 West Oak Street which included a landmark rehabilitation zero percent interest loan and an economic sustainability walking tour conducted with various Fort Collins staff members. She commented on the new Historic Preservation newsletter. 3. 426 E. OAK ST. (HOTTEL/HOFFMAN HOUSE AND ASH PIT) – CONCEPTUAL LANDMARK DESIGN REVIEW DESCRIPTION: This item is to provide a conceptual review of a proposed new ADU for the City Landmark at 426 E. Oak St., the Hottel/Hoffman House and Ash Pit. The proposed new 2 bed/2 bath building would be 914 square feet and a single story. The owner is seeking initial feedback regarding their concept designs and their consistency with the US Secretary of the Interior’s Standards for Rehabilitation prior to commissioning construction drawings and seeking final approval from the HPC. APPLICANT/ OWNER: Applicant/Owner – Katherine Herr STAFF: Yani Jones, Historic Preservation Planner Staff Presentation Yani Jones, Historic Preservation Planner, showed photos of the property and noted the outbuilding that is proposed for demolition is non-contributing. She outlined the role of the Commission and discussed the history of the property noting it was designated in 2001 for its architectural and historical significance. She discussed the proposed project to construct a 914 square foot, single-story, detached accessory dwelling unit (ADU) in the location of the demolished outbuilding. She provided drawings of the proposed ADU and discussed the proposed materials which are to be compatible with yet distinguishable from the existing house. She stated staff finds the project shows consistency with the Secretary of the Interior standards for rehabilitation given the ADU is compatible yet distinguishable, subordinate, and reversible given that it is detached. '5 $ ) 7 ,7(0$77$&+0(17  3DFNHW3J Page 3 Ms. Jones provided answers to questions posed at the work session. In terms of what specific architectural links were intended between the historic house and the proposed ADU, the applicant sought to strike a balance between compatibility and differentiation. She noted the ash pit has been marked on the site plan and stated the historic house is about 28 feet from grade to the peak of the high roof and the height of the proposed ADU is about 18 feet from grade to the roof peak. Mr. Jones outlined a recommended condition of approval that a plan of protection be submitted prior to the building permit issuance to minimize the risk to the ash pit during construction. Applicant Presentation Katherine Herr, homeowner, noted she worked with the Historic Preservation Commission to achieve the historic designation for the house. She stated the ADU will be used to house her adult daughter who needs full-time care. She stated the goal of the ADU is for it to be an attractive addition to the lot which does not argue with the vintage charm of the main house. Christopher Herr, architect, commented on the unique features of the existing house. He stated the ADU is being designed to be referential and deferential to the home. Commission Questions Commissioner Woodlee asked if the ash pit photo in the packet is from the 2001 designation. Ms. Herr replied in the affirmative. Commissioner Woodlee asked if the ash pit remains fully intact and looks like it did in the photo. Ms. Herr replied it looks like it did, though it is not operational. She noted it is quite a distance from the proposed ADU. Commissioner Wilson asked if the ash pit is within the setback. Ms. Herr replied it is about a third of the way into the backyard on the west side. Mr. Herr replied it likely is within the setback. Commission Discussion Vice Chair Gibson concurred with the staff recommendations for the plan of protection and the applicable standards. Commissioner Woodlee also concurred with the staff recommendations as well. Commissioner Smith moved, seconded by Commissioner Carlock, that the Historic Preservation Commission proceed to final review of the proposed work on the Hottel/Hoffman house and ash pit at 426 East Oak Street. Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. Commissioner Smith moved, seconded by Commissioner Woodlee, that the Historic Preservation Commission approve the certificate of appropriateness for the proposed work on the Hottel/Hoffman house and ash pit at 426 East Oak Street because the work complies with the Secretary of the Interior standards for rehabilitation and Chapter 14, Article 4 of the Municipal Code items that were evaluated by staff in the staff report, and furthermore, this approval is conditioned to require a plan of protection for the historic resources on the site is submitted prior to the issuance of a building permit. Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. Chair Rose commended Ms. Herr on what has been done with the original house. 4. 425 E. ELIZABETH ST. (GEORGE AND ANNIE SPENCER HOUSE) – CONCEPTUAL LANDMARK DESIGN REVIEW DESCRIPTION: This item is to provide a conceptual review of proposed alterations to the City Landmark at 425 E. Elizabeth St., the George and Annie Spencer House. Alterations include raising of the house and a rear addition, among other repairs and alterations further described in the following staff report and attachments. The owner DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 7 Page 4 is seeking initial feedback regarding their concept designs and their consistency with the US Secretary of the Interior’s Standards for Rehabilitation prior to commissioning construction drawings and seeking final approval from the HPC. APPLICANT/ OWNER: Applicant – Taylor Meyer, VFLA Inc. Owners – Karla and Scott Oceanak STAFF: Yani Jones, Historic Preservation Planner Staff Presentation Yani Jones, Historic Preservation Planner, showed some maps and arial views of the property at 425 East Elizabeth and she outlined the role of the Commission. She provided some background information about the City landmark which was designated in July of 1995 for its architectural and historical significance. She detailed the proposed project to raise the level of the existing house 18 to 24 inches onto a new basement foundation, a rear addition of 580 square feet, and a dormer addition on the east side of the house for a bedroom egress window. She noted there are also a number of other proposed exterior changes including adding raised garden beds, modifications to the porch stairs and railings, basement egress windows for the new basement foundation, a west side basement access stair, removal of several non-historic features in the gable end, removal of the existing skylight, replacement of non-original windows on the east elevation, infill of a boarded up door opening on the façade, window repair and storm window replacement, front door and transom repair and screen door replacement, siding repair and painting, and in-kind re- roofing with asphalt shingles. Ms. Jones showed renderings of the proposed work and discussed the ways in which the addition relates to the existing house. Ms. Jones discussed the dormer addition on the east side of the house noting the drawings are different than what was shown at the work session due to a question posed by Commissioner Nelsen regarding glazing, light, and air requirements. She stated the architect found that the dormer size proposed was insufficient and needed to be enlarged. Ms. Jones discussed the proposed materials for the project. Ms. Jones stated staff finds the project shows consistency with the Secretary of the Interior standards for rehabilitation as the addition is compatible with and distinguishable from the existing house, is subordinate to the existing house, and is generally reversible because the material lost is fairly minimal. She addressed the questions posed at the work session noting floor plans have been provided. Additionally, the applicant consulted with Jeremy Spiegel from Spiegel Restoration to evaluate the storm windows and it was determined they were not original. The applicant also provided additional detail regarding the garden beds and enlargement of the dormer window. Ms. Jones noted this house is the only one and a half story house on this block and stated it remains the tallest house. Applicant Presentation Karla Oceanak, homeowner, introduced the applicant team and discussed her history of ownership of the home since 1989. She showed photos of the evolution of the home over time and discussed the rebuilding of the front porch and application for landmark designation in 1995. She noted the porch project won the Friend of Preservation award and CPI statewide preservation award the year it was completed. She stated the house has been a rental property since 1998 and currently, two of her three boys live there with a friend. Ms. Oceanak discussed the proposed project and noted the goal is to create a main floor living retirement home for aging in place. She noted there is substantial damage to the stacked stone foundation and raising the height of the property and providing a new foundation was determined to be better for the house. Additionally, the basement is being set up to be a caretaker apartment if needed in the future. Ms. Oceanak stated this home will not last for decades longer without a significant amount of work and stated she would like to be the party that completes the work. Taylor Meyer, VFLA, project architect, introduced himself and stated he is available for questions. DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 8 Page 5 Commissioner Questions Commissioner Smith thanked the applicant for the presentation. He asked it might be more beneficial for the window to be replaced on the east side to be more similar to what an original window might have been. Ms. Jones replied the window is a non-original feature and is not from the period of significance for the property; therefore, its replacement with a window that doesn’t require additional removal of historic materials is preferrable. She stated the proposed window is a metal-clad wood window and matches those proposed for the addition. Commissioner Smith asked if having the window be distinguishable was part of the analysis. Ms. Jones replied in the negative. Commissioner Smith asked if the dormer window should be vertically oriented or if it is intended to be distinguishable. Ms. Jones replied it may be helpful to think of the dormer in the same way as the addition; therefore, a balance between compatibility and distinguishability is the appropriate approach. She noted the proposed window being more horizontally oriented would be a differentiating feature; however, other aspects such as the hipped roof form and the use of lap siding would be more compatible. Chair Rose noted the window to be replaced is not on a street-fronting façade, and in order for it to be a serious intrusion, it would need to stand out more than it does. Commissioner Smith asked how commonly a new dormer is proposed and approved for a landmarked property. Ms. Bzdek replied it comes up as a fairly common technique for interior improvements. Commission Discussion Commissioner Carlock moved, seconded by Commissioner Smith, that the Historic Preservation Commission proceed to final review of the proposed work on the George and Annie Spencer house at 425 East Elizabeth Street. Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. Commissioner Smith moved, seconded by Commissioner Carlock, that the Historic Preservation Commission approve the certificate of appropriateness for the proposed work on the George and Annie Spencer house at 425 East Elizabeth Street because the work complies with the Secretary of the Interior standards for rehabilitation and Chapter 14, Article 4 of the Municipal Code. In support of the motion, he concurred with staff’s analysis as described in the staff report. Commissioner Carlock commended the owners for the care they have taken of the property and the work they have done to bring it back to its original state. Chair Rose concurred with Commissioner Carlock and stated this is a textbook proposal for alteration of a landmarked property. The vote on the motion was as follows: Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. (**Secretary’s Note: The Commission took a brief recess at this point in the meeting.) DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 9 Page 6 5. 816 W. MOUNTAIN AVE. (ISAAC W. BENNETT HOUSE) – FINAL LANDMARK DESIGN REVIEW DESCRIPTION: This item is to provide a final design review of a proposed sunroom addition and deck for the Isaac W. Bennett House at 816 W. Mountain Ave. The owner has waived conceptual review (attachment 5) and is seeking a Certificate of Appropriateness for their final designs. APPLICANT/ OWNER: Owners – Nathalie Rachline and Alan Braslau STAFF: Yani Jones, Historic Preservation Planner Staff Presentation Yani Jones, Historic Preservation Planner, stated this is a final landmark design review. She discussed the history of the landmarked property noting it was designated in December of 1993 for its architectural and historical significance. She stated the property was also identified on the State Register of Historic Places in September of 2019 for its Edwardian architecture. She outlined the proposed project for a rear 175 square foot sunroom addition and replacement of the non-historic deck with a new 130 square foot deck with a limestone cladding to reference the foundation of the historic house. She noted the sunroom will be structurally independent from the existing house and will require no removal of existing historic materials. Ms. Jones provided renderings of the proposed work and discussed the proposed materials for the sunroom addition. She stated staff finds the project shows consistency with the Secretary of the Interior standards for rehabilitation and is generally compatible with the historic house as it is highly distinguishable, highly reversible, and subordinate. She stated staff recommends approval of the certificate of appropriateness for the project. Applicant Presentation Alan Braslau, homeowner, discussed the history of his ownership of the home and work that he has done to improve the property. He noted the rear deck is rotting and needs to be replaced and the plan for the sunroom is to make it very subordinate and almost invisible given the large number of windows and glass roof. He introduced Lori and Robert Davis, architects for the project. Commission Questions/Discussion Vice Chair Gibson moved, seconded by Commissioner Carlock, that the Historic Preservation Commission approve the certificate of appropriateness for the proposed work on the Isaac W. Bennett house at 816 West Mountain Avenue because the work complies with the Secretary of the Interior standards for rehabilitation and Chapter 14, Article 4 of the Municipal Code. Chair Rose stated this project is also a textbook example of a compatible modification to a landmarked building. The vote on the motion was as follows: Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. Chair Rose thanked the homeowners for being good custodians of this historic resource. DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 10 Page 7 6. ADOPTION OF THE HISTORIC PRESERVATION COMMISSION’S 2024 WORK PLAN DESCRIPTION: The purpose of this item is to discuss and adopt the Historic Preservation Commission’s Work Plan for 2024. STAFF: Maren Bzdek, Historic Preservation Manager Staff Presentation Maren Bzdek, Historic Preservation Manager, noted the Work Plan has been discussed over the past few months. She stated she has updated the introductory paragraph to reflect the work session discussion and has made other small changes. Commission members had a brief discussion of how to address action items moving forward in 2024. Chair Rose commended Ms. Bzdek and the staff for their work on the document. Commissioner Edwards moved, seconded by Commissioner Carlock, to adopt the Historic Preservation Commission’s 2024 Work Plan as presented. Yeas: Carlock, Edwards, Gibson, Smith, Wilson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. • CONSIDERATION OF CITIZEN-PULLED CONSENT ITEMS None. • OTHER BUSINESS Ms. Bzdek noted Friday is the final deadline for comments from Board and Commission members on the City’s strategic outcome areas. She asked if any of the members are planning to submit any additional comments. Chair Rose requested Ms. Bzdek send a prompt to members prior to Friday. • ADJOURNMENT Chair Rose adjourned the meeting at 7:25 p.m. Minutes prepared by and respectfully submitted by Melissa Matsunaka. DR A F T ITEM 1, ATTACHMENT 1 Packet Pg. 11 Agenda Item 2 Item 2, Page 1 STAFF REPORT JANUARY 17, 2024 Historic Preservation Commission ITEM NAME STAFF ACTIVITIES SINCE THE LAST MEETING (COVERING NOVEMBER 2, 2023 TO JANUARY 3, 2024) 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 recent items and events. Packet Pg. 12 Agenda Item 2 Item 2, Page 2 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 William Robb and Modern Architecture in Fort Collins Historic Larimer County; Ron Sladek – Tatanka Historical Associates Ron Sladek presented on the early works of architect William Robb in Fort Collins, then participants walked over to the Robb- designed former City Hall building Approx 25 November 19, 2023 Staff Design Review Decisions & Reports – Municipal Code Chapter 14 Property Address Description of Project Staff Decision Date of Decision 133 S. College Ave. (Colorado Building, north half) Signs. City Landmark. Reviewed by Staff under Municipal Code 14, Article IV. Approval November 21, 2023 614 Whedbee St. (E.B. Bullard House) Replacement of deteriorated front stoop/steps and sidewalk. Contributing property to Laurel School Historic District (NRHP). Reviewed by staff under Municipal Code 14, Article IV. Approval November 21, 2023 172 N. College Ave. (Northern Hotel) Sign. City Landmark. Reviewed by staff under Municipal Code 14, Article IV. Approval November 28, 2023 1510 S. College Ave. (Bradley Residence & Rock Walls) Reroofing. City Landmark. Reviewed by staff under Municipal Code 14, Article IV. Approval December 11, 2023 608 Whedbee St. (Cullen House) Demo of garage. Contributing property to Laurel School Historic District (NRHP). Does not meet Standards, but compliance not required for single-family residential NRHP properties. Reviewed by staff under Municipal Code 14, Article IV. Approval December 14, 2023 641 Whedbee St. (W. Tarr House) Expansion of existing pergola. Contributing property to Laurel School Historic District (NRHP). Reviewed by staff under Municipal Code 14, Article IV. Approval December 18, 2023 201 E. Vine St. (Poudre River Whitewater Park) Mural on concrete retaining wall, including surface preparation, painting with latex acrylic, and sealing. Courtesy review for Art in Public Places. No Preservation concerns. Approval January 17, 2023 Selected Staff Development Review Recommendations – Land Use Code 3.4.7 Property Address Description of Project Staff Decision Date of Decision / Recommendation Packet Pg. 13 Agenda Item 2 Item 2, Page 3 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 2601 S. College Ave. Eligible; **Appealed by applicant – HPC hearing April 17, 2024 Yes August 25, 2023 301 E. Lincoln Not Eligible Yes December 19, 2023 521 Smith Not Eligible Yes December 19, 2023 1505 N. College Not Eligible Yes December 1, 2023 1541 W. Oak Eligible Yes November 7, 2023 640 W. Prospect Not Eligible Yes November 2, 2023 252-256 Linden Eligible Yes November 27, 2023 160 W. Mountain Not Eligible Yes November 27, 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 N/A Staff 5G Wireless Facility Summary Packet Pg. 14 Agenda Item 2 Item 2, Page 4 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 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 8 5G/Small Cell tower requests total, with 2 seen for the first time. ATTACHMENTS 1. Staff Presentation Packet Pg. 15 Headline Copy Goes Here January 17, 2023 Jim Bertolini, Senior Historic Preservation PlannerYani Jones, Historic Preservation PlannerRebekah Schields, Historic Preservation SpecialistMaren Bzdek, Historic Preservation Manager Historic Preservation Commission Staff Activity Report Headline Copy Goes Here 2 Design Review Highlight Poudre River Whitewater Park • Mural on 200 ft retaining wall • Courtesy review for Art in Public Places • Concrete surface prep, then painted with latex acrylic paint formulated for outdoor conditions and sealed 1 2 ,7EM  A77ACHMEN7  3acNet 3g  Headline Copy Goes Here 3 Survey Highlight Lloyd’s Art Shop / Colorado Alabaster Supply 1505 N. College Not Eligible Notable for its association with John Lloyd Jones and as Fort Collins’ only art supply store until 1965, although it does not rise to the level of significance required for a landmark. Watkins and Pennington Building / Yount Bank Block / Wilson Block 252-256 Linden Street Eligible Standard 1 as a significant surviving example of downtown building modification in mid-twentieth century Headline Copy Goes HereEducation and Outreach Highlight 4 Presented by: Ron Sladek, President of Historic Larimer County and Tatanka Historical Associates William Robb & Modern Architecture 3 4 ,7EM  A77ACHMEN7  3acNet 3g  Headline Copy Goes HereEducation and Outreach Highlight 5 Martin Luther King, Jr. Day 2024 Celebration and March – Jan. 15 Headline Copy Goes HereJoin Our Newsletter! 6 • Get monthly updates and information from Historic Preservation Services directly in your inbox such as: • Upcoming events/activities • Historic Preservation Commission agenda overviews • Notification of historic surveys in progress and completed • Notification of single-family residential demolitions • Local preservation financial support program open/close notifications • Landmark spotlights • And more! • Scan the QR Code, or go to https://www.fcgov.com/subscriptions/#group_id_2, to sign up by toggling on the “Historic Preservation Matters” newsletter! 5 6 ,7EM  A77ACHMEN7  3acNet 3g  Agenda Item 3 Item 3, Page 1 STAFF REPORT January 17, 2024 Historic Preservation Commission PROJECT NAME 401 S COLLEGE– CONCEPTUAL DEVELOPMENT REVIEW STAFF Maren Bzdek, Historic Preservation Manager PROJECT INFORMATION PROJECT DESCRIPTION: Conceptual design for a 115+/- unit, mixed-use apartment building in the former bank building at 401 S College Avenue. Project includes adaptive reuse of the vacant historic resource and construction of a new, 6-story mixed-use building on the west side of the 1.7-acre property. APPLICANT/OWNER: Post Modern Development (JD Padilla) STAFF RECOMMENDATION: Staff does not have a recommendation at this time, since this is a conceptual review and the applicant has not yet submitted a conceptual development review application. Staff has provided basic initial findings related to compliance with LUC 3.4.7. COMMISSION’S ROLE: Conceptual review at this stage of a potential applicant’s due diligence process is an opportunity for the applicant to discuss requirements, standards, design issues, and policies that apply to historic resources. In this case, the Commission should provide comments related to the treatment of the historic resource (the bank building) and any initial design compatibility comments related to the new construction. As noted in the attached application, the proposed design would require the decision maker to approve a request for a modification of standards required in 3.4.7, for which the HPC would make a recommendation to the decision maker. BACKGROUND: On November 27, 2023, the City of Fort Collins issued an official determination of eligibility for the property at 401 S College Avenue, recognizing its significance under Standard 3: Design/Construction as a good example of a Modern Movement/International Style building representing the work of prominent architect James M. Hunter and Associates. The determination also recognized the property’s eligibility under Standard 1: Events as an important chapter in the mid-twentieth century expansion of commercial services and activities away from the original downtown business district to meet the needs of a community rapidly growing and changing to reflect an automobile-centric development pattern. A previous assessment in 2010 also recognized the property’s landmark eligibility under Standard 3. The 2023 determination of eligibility remains in effect for five years, until November 27, 2028, and thus requires that the historic resources on the site be adaptively reused in a manner consistent with the Secretary of Interior’s Standards. This is the Commission’s first discussion of this proposed redevelopment and the applicant has not yet submitted a conceptual development review application to the City of Fort Collins. As noted in the attached Packet Pg. 19 Agenda Item 3 Item 3, Page 2 application, the proposed design would require approval for modifications of standards in section 3.4.7 of the Land Use Code, for which the HPC would make a recommendation to the decision maker. PROJECT SUMMARY: The project proposes renovation and major alterations to the existing Poudre Valley National Bank/Wells Fargo Bank building, and the new construction of a 6-story mixed-use building, attached via a pedestrian bridge, that will replace the existing drive-thru on the property. The existing commercial building contains approximately 37,000 square feet across the 3 stories plus a basement. The main level is approximately 11,200 square feet and is anticipated to be leased to a retail or office tenant. The existing drive- thru use approved for this property may be relocated to the south side of the building to accommodate prescription pick-ups. The two upper floors would convert to residential units. The new structure will be composed of a parking structure on levels 1 and 2, with 4 levels of residential units above. The new structure may also include a small commercial space on the first level. AREA OF ADJACENCY SUMMARY: While there are several historic resources within 200 feet of the development site, the primary historic resource identified by staff for the purposes of applying the design compatibility standards is the existing building on the site. This selection is based on the hierarchy established in LUC 3.4.7(E)(1)(a) that privileges abutting historic resources in the design compatibility hierarchy where there are multiple historic areas of adjacency that overlap the new construction site. The 1967 bank building at 401 S College was the home of Poudre Valley National Bank (later United Bank of Fort Collins) until the mid-1990s, and most recently served as a Wells Fargo location. The property is Fort Collins Landmark Eligible under Standard 3: Design/Construction as a good example of a Modern Movement building representing the work of prominent architect James M. Hunter, as well as under Standard 1: Events as an important chapter in the mid-twentieth century expansion of commercial services and activities away from the original downtown business district. Hunter designed multiple important buildings in Boulder and Fort Collins in the mid-twentieth century, including Danforth Chapel on the CSU Oval, where he is interred. He was one of the first architects in Colorado to incorporate solar considerations into his designs. The structure at 401 S College Avenue has good historic integrity despite the removal of the 10,000- square foot, two-story west office wing in 1986 to make room for drive-through teller stations. The 2023 Architectural Inventory Form is attached to this report. An additional directly abutting property is over the age of fifty years and is considered secondary for the purposes of design compatibility.425. S College Avenue, the “Marina” style Safeway building at the corner of Mulberry and College, is now occupied by Lucky’s Market. This property does not have an up-to-date determination of eligibility issued within the last five years, but a 2011 survey and a 2016 follow up report recognized the structure as eligible for the State Register of Historic Places and as a Fort Collins Landmark under Standard 3: Design/Construction, based on the fact that it is the best known remaining example of the Marina style of Safeway corporate architecture (within the midcentury Googie style), as well as a symbol of the auto-centric commercial transition of Fort Collins to the south along College Avenue. Packet Pg. 20 Agenda Item 3 Item 3, Page 3 REVIEW CRITERIA AND INITIAL STAFF FINDINGS OF FACT: This review falls under the requirements of Land Use Code 3.4.7. When there is a historic resource on the development site, historic 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.” 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 has not been met and would require approval for a Modification in order to approve the changes to building design that would address natural lighting concerns. Does Not Comply 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 has not been met and would require approval for a Modification in order to approve the changes to building design that would address natural lighting concerns. In particular, the applicant proposed to reposition 90 of the original 104 existing bris soleil panels as horizontal shading devices and a façade around the existing stair towers. The remaining 14 panels would be used “around the site” per the applicant’s description. Does Not Comply 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. Relocation and design modification of the original sunscreen features does not retain the physical record of the original design and risks creating confusion about how the property has evolved over time. Approval for a modification to this standard would be required. Does Not Comply SOI #4 Changes to a property that have acquired historic significance in their own right will be retained and preserved. The addition of the 1980s drive-through facility is not considered significant in its own right. N/A Packet Pg. 21 Agenda Item 3 Item 3, Page 4 SOI #5 Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. This Standard has not been met and would require approval for a Modification in order to approve the changes to building design that would address natural lighting concerns. Does Not Comply 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. Information in the application materials is inconsistent on this question. In one section it notes that no significant repair needs have been identified, and in another the applicant notes that the exterior needs lots of repairs and multiple sections of the screen wall have been damaged. TBD per discussion with applicant. TBD 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. None proposed. N/A 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 and is not in a sensitive location. The possibility of relevant archaeological discoveries is low. N/A 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 to mean that alterations 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: - Compatible – The proposed rooftop addition is generally compatible in design but may be functionally problematic, as it interferes with the existing natural lighting plan for the interior lobby. TBD Packet Pg. 22 Agenda Item 3 Item 3, Page 5 - Distinguishable – the rooftop addition is stepped back by 13 feet and differs in material type and color. The proposed rear addition would be connected by a pedestrian bridge serving as a hyphen separating the original building mass from the new construction. 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. The connecting bridge and rooftop addition, if removed, would restore the original building form. TBD Applicable Code Standard Summary of Code Requirement and Analysis – In General Land Use Code 3.4.7 Complies/Does Not Comply Massing and Building Articulation 1. New construction shall be similar in width or, if larger, be articulated into massing reflective of the mass and scale of historic resources on the development site, abutting, or across a side alley. The new building’s footprint is 210’-0” x 145’-8 while the Wells Fargo building is 121’-10” x 121’10”. The massing in the north south direction is relatively similar in scale while the length along Magnolia street is longer for the proposed new building. TBD Massing and Building Articulation 2. In all zone districts, stepbacks must be located on new buildings to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required in the Downtown zone district stepback standard shall be on building portions closest to historic resources. The proposed design of the new apartment building is 6 stories and 75’-0” tall. It steps back 10’-0” along the alley side adjacent to the Wells Fargo building at the third floor. The Wells Fargo building is 42’- 0” tall (the addition of the new fourth floor would raise the height to 53’-0”). The new building has a 10’-0” stepback at the third floor on three TBD Packet Pg. 23 Agenda Item 3 Item 3, Page 6 sides (Mason, Magnolia, and Alley). Building Materials The lower story facades until any stepback (required or otherwise) must be constructed of authentic, durable, high quality materials (brick, stone, glass, terra cotta, stucco (non-EIFS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. The existing building’s exterior façade is a combination of large sections of glass, stucco, concrete and bronze panels. The proposed building will be clad in concrete, glass, and metal panel. Proportions have not been worked out yet, but will developed with this standard in mind. TBD Building Materials New construction shall reference one or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building, or the lower story facades until any stepbacks (required or otherwise): 1) type; 2) scale; 3) color; 4) three-dimensionality; 5) pattern. TBD TBD Fenestration Use at least one of the following: 1) similar window pattern; 2) similar window proportion of height to width; 3) similar solid-to-void pattern as found on historic resources on the development site, abutting, or across a side alley. TBD TBD Design Details Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and bell courses) to relate the new construction to historic resources on the development site, abutting, or across a side alley. .TBD TBD Visibility of Historic Features New construction shall not cover or obscure character-defining architectural elements, such as windows or primary design features of historic resources on the development site, abutting, or across a side alley. The new structure will block visibility from the Mason street side, but not from its primary viewing point along College or Magnolia. TBD Modification of Standards Packet Pg. 24 Agenda Item 3 Item 3, Page 7 Section 2.8.2 – Modification of Standards, Section H, Step 8 (Standards): Applicable, and the decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) 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 (N/A) (2) 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 The applicant argues that the existing design results in the second and third floor receiving limited natural light, which makes leasing the spaces difficult. The applicant also argues that occupation of the space as designed would have “significant negative impacts to the tenants’ health, wellness, and safety” based on recent studies of the importance of natural light. However, the applicant does not address loss of natural light in the atrium from the original rooftop light well. Not enough information is provided to compare the two lighting scenarios adequately, including information about past occupancy of the upper floors. Understanding the viability of this building design for today’s market is the critical path to clarity on this review, and more data is needed to support that question prior to authorizing a major design change to the building. The applicant also points to the potential to add more than 100 new residential units, but 22 of those are in the existing bank building and 92 would be in the new building, so it is more realistic to attach the addition of 22 housing units to the project via this modification. That dampens the argument that the provision of new housing units is substantial enough to justify the modification. To grant a modification based on this argument, the applicant would have to show that the positive project outcomes could not be achieved without the design changes to the existing building. (3) 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 The applicant presents an argument that strict application of the standard “would result in exception practical difficulties upon the owner, specifically, it would hinder the owner’s ability to lease the existing building, utilize passive solar efficiencies on the top two floors of the building, and it would prohibit the building from meeting current energy requirements.” More information is needed about how maintaining the existing panels would present a problem for the current energy requirements. Similarly, more information is needed about the recent occupation of the building and the viability of space on the upper floors (presumably those floors were in full use by Wells Fargo). To grant a modification based on this argument, the applicant would have to show that the positive project outcomes could not be achieved without the design changes to the existing building. Packet Pg. 25 Agenda Item 3 Item 3, Page 8 (4) 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. The applicant provides the following response to this modification standard: “The proposed changes to the existing materials are a nominal and inconsequential deviation from the standards of the Land Use code. Of the ten Standards listed by the Secretary of Interior, the proposed alterations meet all but two Standards, both of which limit the alteration of the building’s material. While the design does propose relocating a portion of the sunscreen in order to allow for natural light into the building, care has been taken to still maintain the original design intent for the structure and repurpose 100% of the sunscreens in other locations on the building and site.” Staff does not concur with this argument for a modification rationale, as the design changes to a major character-defining feature of the building cannot be considered nominal and inconsequential relative to the purpose of the Standards, which require preservation of the building’s original important design features and design concept. SAMPLE MOTIONS Note: the HPC is not being asked for a recommendation at this time. Only initial feedback on the above findings is requested. ATTACHMENTS: 1. Historic survey findings for 401 S College 2. Applicant Conceptual Development Review submission 3. Staff presentation Packet Pg. 26 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.224.6078 preservation@fcgov.com fcgov.com/historicpreservation Historic Preservation Services OFFICIAL DETERMINATION: FORT COLLINS LANDMARK ELIGIBILITY Resource Number: B3240 (City); 5LR.14854 (State) Historic Building Name: Poudre Valley National Bank Property Address: 401 S. College Ave Determination: ELIGIBLE Issued: November 27, 2023 Expiration: November 27, 2028 Wells Fargo Bank C/O Thomson Tax Services PO Box 2609 Carlsbad, CA 92018-2609 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 a third-party historic preservation consultant 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 following findings regarding the information and evaluation of significance, integrity, and landmark eligibility provided by the consultant in the attached form. Significance Consultant’s evaluation: This property was last documented and evaluated for potential landmark eligibility in 2010. At that time, it was found to be eligible for local designation under Standard 3: Design/Construction as a good example of the Modern Movement style of architecture. It is still considered eligible under this standard today for embodying the identifiable characteristics of a type, period and method of construction, and for representing the work of architect James M. Hunter of Boulder…. The Poudre Valley National Bank building is also eligible for designation as a Fort Collins landmark under standard 1 for its association with Events that have made a recognizable contribution to the broad patterns of the history of the community. The bank vacated its central downtown location in 1967 to move three blocks to the south. At the new location, it was able to ITEM 3, ATTACHMENT 1 Packet Pg. 27 - 2 - greatly expand its facility to accommodate the need for additional office space as its business was growing along with the burgeoning city. All of the bank’s departments, including personal and business accounts, real estate loans, private lending, and the trust department were expanding in the heated economy of the postwar era. Staff agrees with the consultant’s conclusions regarding the property’s significance under Standards 1 and 3, based on the following findings. • The property’s statement of significance is supported by a discussion of historical context and a comparative analysis that is appropriate for the property. Relevant context reports have been referenced and cited. • Each significance criterion is addressed in the statement of significance, even if not applicable. • For eligible properties, a period of significance is provided and justified based on the available records. Integrity Consultant’s evaluation: …the building retains a substantial amount of its defining architectural characteristics. It stands in its original location within the setting of the College Avenue corridor and downtown commercial district. Its massing and original materials are largely intact. The building exhibits a somewhat diminished level of integrity in relation to the aspect of design due to the loss of the west wing. However, this is mitigated by the substantial main building that still stands there today. The aspects of workmanship, feeling and association are all intact. The bank building continues to convey a preponderance of its age, style, and history of use, allowing its integrity to support individual landmark eligibility. Staff agrees with the consultant’s conclusions regarding the property’s integrity based on the following findings. • Essential physical features are identified in the integrity analysis and related to period of significance. • Discussion of integrity relates to the property’s most relevant aspects of integrity per its significance. • Discussion of integrity focuses on the property’s essential physical features, and relates to period of significance. • Discussion and conclusion responds directly to previous conclusions and assessments of the property, whether in opposition or in agreement. Statement of Eligibility: The former Poudre Valley National Bank property at 401 S. College is Eligible for designation as a Fort Collins Landmark under Standards 1 and 3. 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. ,7(0$77$&+0(17  3DFNHW3J - 3 - Sincerely, Jim Bertolini Senior Historic Preservation Planner Attachment: Colorado Cultural Resource Survey Architectural Inventory Form 1403, dated September 2023. Attachment: Colorado Cultural Resource Survey Form, dated 2010 (for reference only). ITEM 3, ATTACHMENT 1 Packet Pg. 29 OAHP1403 Official Eligibility Determination Rev. 9/98 (OAHP use only) Date Initials Determined Eligible - NR Colorado Cultural Resource Survey Determined Not Eligible - NR Determined Eligible - SR Architectural Inventory Form Determined Not Eligible - SR (Page 1 of 22) Need Data Contributes to eligible NR District Noncontributing to eligible NR District I. Identification 1. Resource Number: 5LR.14854 2. Temporary Resource Number: Not Applicable 3. County: Larimer 4. City: Fort Collins 5. Historic Building Name: Poudre Valley National Bank 6. Current Building Name: Wells Fargo 7. Building Address: 401 S. College Ave. Fort Collins, CO 80524 8. Owner Name & Address: Wells Fargo Bank c/o Thomson Tax Service P.O. Box 2609 Carlsbad, CA 92018 ITEM 3, ATTACHMENT 1 Packet Pg. 30 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 2 of 22) II. Geographic Information 9. P.M. 6th Township 7 North Range 69 West NE 1/4 of the SE 1/4 of the SE 1/4 of the SE 1/4 of Section 11 10. UTM Reference Zone: 13 Easting: 493436 Northing: 4492413 11. USGS Quad Name: Fort Collins, Colorado Year: 1960 (revised 1984) Map scale: 7.5' 12. Lot(s): Lot 5-8 & 17-20 Block: 114 & Vacated Alley Addition: Fort Collins Original Townsite Year of Addition: 1873 13. Boundary Description and Justification: This legally defined parcel (97114-25-002), clearly delineated by an urban lot and block description, includes the historic commercial building that occupies much of the property. III. Architectural Description 14. Building Plan: Square Plan 15. Dimensions in Feet: 114' x 114’ 16. Number of Stories: 3 17. Primary External Wall Material(s): Stucco, Metal 18. Roof Configuration: Flat Roof 19. Primary External Roof Material: Unknown 20. Special Features: Plate Glass Window, Ribbon Window 21. General Architectural Description: As originally designed and constructed in 1966- 1967, this building consisted of two parts that together formed a T-shaped plan. These included the primary 114’ x 114’, block-shaped, three-story-tall bank building on the east, with a 32’ x 128’, two-story, rectangular drive-through teller and office wing to the west. The building contained 42,000 square feet of space. The west wing was removed in 1986, reducing the building’s size by about 10,000 square feet but leaving the larger, main area of the bank still standing today. ITEM 3, ATTACHMENT 1 Packet Pg. 31 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 3 of 22) The building rests on a concrete foundation enclosing a full basement that in part contains a large bank vault holding the safe deposit boxes. Four 12’ x 16’ concrete towers, or pylons, support the building, designed so that it could be expanded vertically in the future to a potential height of ten stories. Centered on each of the four walls, the pylons hold the weight of the cantilevered mezzanine and second floor, along with the flat roof. The pylons are also large enough to enclose rooms and a stairway. Sometime prior to 1978, square columns with vertical striations were installed at the building’s four corners. These rise from the ground to reach the underside of the high roof above, indicating that additional support for the cantilevered roof was determined to be necessary. The second floor and flat roof are constructed of concrete with the undersides hollowed out in a waffle-like grid pattern to reduce weight yet ensure structural strength. Tensioned steel cables run through the reinforced concrete, a technique that was employed during the 1960s in Modernist buildings of various shapes and sizes. This allowed the tall banking floor to be free of interior partitions and structural supports, with large windows placed around the perimeter. From the exterior, the cantilevered design gives the impression that the entire upper part of the building is floating above the glass-lined main floor. Low block-like entry vestibules with flat cantilevered roofs are found on either side of the east pylon facing College Avenue. From a visual standpoint, the doors and vestibules appear as minor features on the façade. Multiple tall tinted plate- glass windows resting on concrete sills and divided by vertical and horizontal metal channels enclose the walls between the pylons. The upper floor walls hold a horizontal band of windows just below the roofline. Large decorative bronzed metal panels are mounted across the upper walls and windows. These are ornamented with a grid pattern broken by equidistant vertical lines along with a single horizontal band of circles toward the top. The panels allow for views from the interior while moderating the infiltration of direct sunlight into the second- floor offices. They are not only decorative but function as a sunscreen. The west side of the building holds its current main entrance and walk-in ATM, which replaced the two-story west wing after it was demolished in 1986. The projecting concrete and glass vestibule is architecturally compatible with the rest of the building. Rising above that, the concrete pylon projects above the roofline. Its upper west face is simply ornamented with five vertical rectangular openings. A one-story block-shaped structure at the building’s southwest corner was built to hold the office of the bank president. Centered on the roof is a large domed skylight with multiple circular openings. This feature brings natural light to the interior of the building, a touch that underscores the architect’s early interest in solar design. The light reaches the banking floor through a large circular opening in the second floor directly above the teller stations. Located in the middle of the banking floor, the rectangular ITEM 3, ATTACHMENT 1 Packet Pg. 32 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 4 of 22) teller stations retain their travertine facing. The rest of the main floor lobby is divided into meeting areas defined by low cubicle walls, and the original terrazzo flooring has been covered with carpeting. The mezzanine and third floor still hold offices and a conference room. 22. Architectural Style / Building Type: Modern Movement / International Style 23. Landscaping or Special Setting Features: The building stands on four adjacent lots along College Avenue, with associated features on four more lots and the vacated alley to the west. It is surrounded by downtown streets, commercial buildings, and parking lots in all directions. 24. Associated Buildings, Features or Objects: Drive-Through Teller Buildings (1985) – These two buildings, both now unused but until recently associated with drive-through teller operations, are in the western area of the property. The smaller building faces south and housed the tellers, and the longer structure was for the drive-through lanes. Communication between the two was by way of speakers along with a pneumatic tube system. Both buildings are rectangular one-story structures with flat roofs. They are clad in stucco or a similar material. IV. Architectural History 25. Date of Construction: Estimate: Actual: 1966-1967 Source of Information: “The Poudre Valley National Bank Grand Opening, April 29-30,” Coloradoan, Special Supplement, 28 April 1967, p. 23 26. Architect: James M. Hunter and Associates Source of Information: “PV Bank Reveals Plans for Building,” Coloradoan, 7 July 1965, p. 1 27. Builder/Contractor: Frank Johnson Construction Company Source of Information: “Pact Signed for New Bank,” Coloradoan, 4 March 1966, p. 3 28. Original Owner: Poudre Valley National Bank Source of Information: “PV Bank Reveals Plans for Building,” Coloradoan, 7 July 1965, p. 1 ITEM 3, ATTACHMENT 1 Packet Pg. 33 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 5 of 22) 29. Construction History: This three-story bank building was constructed in 1966-1967, complete with a two-story west wing that held drive-through tellers with offices above. During the 1970s, four tall square columns were placed at the corners of the main building to provide additional support to the cantilevered roof. The west wing was demolished in 1986 and replaced with parking spaces and two smaller drive-through teller stations. A new west-facing entry foyer off the parking lot was also built around that time. 30. Original Location: Yes V. Historical Associations 31. Original Use(s): Commerce / Financial Institution Commerce / Professional 32. Intermediate Use(s): Not Applicable 33. Current Use(s): Commerce / Financial Institution Commerce / Professional 34. Site Type(s): Bank, Professional Offices 35. Historical background: Throughout the first half of the twentieth century, this property was occupied by houses that faced onto College Avenue, Magnolia Street, and Mason Street. Several were still there by the early 1960s, including the former homes of banker Fred W. Stover and druggist A. W. Scott. Three of the properties had been converted to small businesses, including a used auto sales lot, a medical clinic, and the Sitzman Bakery. In June 1965, the north-south alley separating the eight lots in the north half of block 114 was vacated by the City of Fort Collins. This allowed the lots and vacated alley to be consolidated under a single owner. The buildings were demolished in 1964 to make way for redevelopment. In early July 1965, the Poudre Valley National Bank announced plans to construct a new facility on the property it had acquired on the southwest corner of College Avenue and Magnolia Street. Founded in 1878, during its early years the bank occupied two locations on Linden Street. It then moved to the southwest corner of College Avenue and Mountain Avenue in 1917 and remained there into the mid- 1960s. By that time, it was the oldest bank to remain in operation in Fort Collins. The effort to construct a new facility at College and Magnolia was led by bank president Robert M. Dunn, along with the directors’ building committee, consisting of chair William E. Morgan, Pat Griffin, Blair A. Kiefer, M. S. McClaren, and Clayton W. Watkins. The location, still in the downtown commercial district, ITEM 3, ATTACHMENT 1 Packet Pg. 34 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 6 of 22) would not only provide the bank with a much larger amount of space for customers and employees, but also 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 Poudre Valley National Bank engaged the prominent Boulder architectural firm of James M. Hunter and Associates to prepare plans for the new building. Born in 1908 in Omaha, James Hunter studied architectural engineering at Iowa State University and in 1936 completed a degree in architecture at the University of Illinois. He was hired by Boulder architect Glen H. Huntington to work as a draftsman. In 1940, they were joined by architect Harold S. Jones and the three men formed the firm of Huntington, Jones and Hunter. Hunter served in the US Army during World War II and returned to launch his own firm, James M. Hunter and Associates. During the postwar decades, the talented Modernist architect secured numerous contracts to design a variety of civic, commercial, organizational, educational and residential buildings. Many of these were in Boulder, where he designed the Boulder Public Library, Baseline Junior High School, Boulder Medical Center, and the Boulder Municipal Building. At times his work expanded beyond the Boulder area. In Fort Collins, he was engaged by Colorado State University as a planner and prepared designs for several buildings on the burgeoning campus. These included Allison Hall (1950s), the Danforth Chapel (1954), the Engineering Building (1957), and the Charles A. Lory Student Center (1961). Hunter also designed the First National Bank building (1961) in downtown Fort Collins. It seems likely that other buildings in the city, apart from the university, will eventually be credited to him, but the connections have yet to be discovered. According to a biography prepared by History Colorado, in addition to his many notable mid-century designs, Hunter was among the first architects in the state to incorporate solar considerations into his plans. He retired in 1973, died in 1983, and his remains were interred at Danforth Chapel. In January 1966, the Poudre Valley National Bank requested construction bids for its new 42,000-square-foot building and awarded the project to the Frank Johnson Construction Company. Bank advertisements published in the Coloradoan shared the architect’s rendering of the new building, describing it in the following terms: “Modern and completely functional in every respect, our new bank facilities will combine attractive architecture and design with customer efficiency always in mind.” Work began on the site in March 1966 and took a year to complete. In June 1966, the bank sold its building at College Avenue and Mountain Avenue to the City Drug Company, with an agreement that it could continue to operate there until the new building was ready to be occupied. When the project was finished in April 1967, its total cost was reported to be $1.8 million. ITEM 3, ATTACHMENT 1 Packet Pg. 35 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 7 of 22) The main three-story 114’x 114’ bank building consisted of four levels. The basement level held the vault and safe deposit boxes, along with an employees’ lounge and a community room available to local organizations. The bank also planned to install a 108-seat auditorium in the basement, but it is unclear if that was completed. The large open banking floor on the main level was two stories high with the teller stations centered in the middle. Surrounding the teller stations were furniture arrangements of desks and chairs that created spaces for customers to meet with staff from the commercial, real estate, lending, and new accounts departments. The bank president’s office occupied the southwest corner of the room. Elevated above the west end of the banking floor was a mezzanine. This held the board conference room, a customer lounge, the auditing department, and the main telephone switchboard. The upper, or third, floor was occupied by the trust department, bank offices, a reception area, and private office suites for professionals (predominantly attorneys). This floor featured a large central circular opening that provided a view of the teller stations and banking floor below. The opening also allowed sunshine from the domed skylight on the roof to reach the banking floor. Throughout the building, the contemporary interior decor featured teak and walnut furniture and finishes, along with travertine marble facing and terrazzo floors. The two-story 32’ x 128’ west wing was designed to hold six drive-through teller windows on the main floor with offices above. These were occupied by the bank’s bookkeeping and data processing departments. As on the main part of the building, the wing’s upper floor was clad in bronzed metal sunscreen panels. At the wing’s west end was a walk-up teller window. The parking lot west of the building contained space for 81 automobiles, with additional parking available along Magnolia Street. While the building was under construction, the Poudre Valley National Bank introduced the use of computing systems to its operations. Advertisements in the Coloradoan promoted its acquisition of an IBM 1240 computer that tracked accounts, including installment loans. The Poudre Valley National Bank was reportedly the first financial institution in northern Colorado to handle its bookkeeping and account tracking using a computer system. Computers greatly reduced the time involved in data processing, tracking accounts, and answering customer questions. Other conveniences and comforts introduced around that time included the building’s modern HVAC system, complete with air conditioning, along with drive-through and walk-up bank tellers. Finally, when the new building opened for business the bank offered its customers, both individuals and merchants, access to the nationwide BankAmericard credit card system. ITEM 3, ATTACHMENT 1 Packet Pg. 36 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 8 of 22) The Poudre Valley National Bank held its two-day grand opening celebration on 29-30 April 1967. The day before the event, it placed a multi-page advertising supplement in the Coloradoan, providing photographs and information about the building and inviting the community to visit the new facility. Over the following years, a few changes took place. In 1970, the bank’s name was changed to United Bank of Fort Collins, reflecting its acquisition the year before by the United Banks of Colorado. In 1973, the bank installed one of the first 24- hour automated teller machines, or ATMs, in northern Colorado (the only others in the city, also installed that year, were at the nearby First National Bank). The concept was so new at the time that bank personnel, along with newspaper articles, had to instruct customers in their use. In 1985, United Bank of Fort Collins had a detached drive-through teller facility constructed in the western area of the property close to Mason Street. Once that was operational, the main bank building’s west wing was demolished in 1986 and replaced by a new entry vestibule and parking lot. In the mid-1990s, the bank was acquired by Norwest Bank of Fort Collins and its name was changed. About five years later, the bank was acquired by Wells Fargo, which remained there until the early 2020s. 36. Sources of information: Anstey, Mary Therese and Adam Thomas. Fort Collins Postwar Development, 1945-1969, Survey Report. Prepared by Historitecture LLC for the City of Fort Collins Advance Planning Department, July 2011. Architectural Inventory Form, 401 S. College Ave. (Site #5LR12740), City of Fort Collins. Prepared by Mary Therese Anstey for the City of Fort Collins, November 2010. (Note – the site form appears to have never been filed with History Colorado and the assigned number was not recorded.) City of Fort Collins Building Permits, 401 S. College Ave. Bank Teller Work, 1973 (#19486) Credit Department Addition, 1974 (#22679) Remodel Canopy and East Entrances, 1975 (#22776) Build New Teller Building, Connecting Tunnel, and Canopy for New Drive-Up Facility, 1985 (#18621) Demo Existing Drive-Thru Bank Teller Building, 1986 (#19277) Build New Entry to Existing Bank, 1986 (#19552) Fire Insurance Maps of Fort Collins, Sanborn Map Company, 1925-1963. Fort Collins City Directories, Listings for 401 S. College Ave., 1902-1973. ITEM 3, ATTACHMENT 1 Packet Pg. 37 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 9 of 22) Fort Collins Coloradoan “Bank to Remove Stover Mansion,” 14 September 1964, p. 1. “Ordinance No. 27, 1965,” 1 June 1965, p. 3. “PV Bank Reveals Plans for Building,” 7 July 1965, p. 1. “Poudre Valley National Bank,” 2 January 1966, p. 30 (advertisement). “Bid Call Set For PV Bank,” 4 January 1966, p. 1. “Notice to Bidders…,” 4 January 1966, p. 3. “Pact Signed For New Bank,” 4 March 1966, p. 3. “Poudre Valley National Bank Sold to City Drug,” 12 June 1966, p. 30. “Poudre Valley National Bank,” 1 January 1967, p. 5 (advertisement). “Here’s Interior of New Poudre Valley Bank,” 19 April 1967, p. 1. “The Poudre Valley National Bank,” 23 April 1967, p. 4 (advertisement). “The Poudre Valley National Bank Grand Opening, April 29-30,” Special Supplement, 28 April 1967, p. 23. “Poudre Valley National Bank Changes Name,” 28 August 1970, p. 16. “First ‘Machine Banks’ Ready,” 17 January 1973, p. 7. Harris, Cindy and Adam Thomas. Fort Collins E-X-P-A-N-D-S: The City’s Postwar Development, 1945-1969. Prepared by Historitecture LLC for the City of Fort Collins Advance Planning Department, June 2011. Historic Photographs of the Poudre Valley Bank Building, 401 S. College Ave., Fort Collins Museum of Discovery, 1966-1967 James M. Hunter Biography. History Colorado, Office of Archaeology and Historic Preservation. Located at www.historycolorado.org. Larimer County Assessor, Real Estate Appraisal Cards, 401 S. College Ave. (parcel #97114-25-002), County Assessor’s Office and Fort Collins Museum of Discovery Archives. VI. Significance 37. Local landmark designation: Fort Collins Significance Standards (Fort Collins Municipal Code, Chapter 14, Section 14-22a) X 1. Events: Associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation (a specific event or pattern of events) 2. Persons/Groups: 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 ITEM 3, ATTACHMENT 1 Packet Pg. 38 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 10 of 22) X 3. Design/Construction: 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 part of a recognizable and distinguished group of properties 4. Information potential: Has yielded, or may be likely to yield, information important in prehistory or history Does not meet any of the above Fort Collins designation standards Analysis of Fort Collins Significance: This property was last documented and evaluated for potential landmark eligibility in 2010. At that time, it was found to be eligible for local designation under Standard 3: Design/Construction as a good example of the Modern Movement style of architecture. It is still considered eligible under this standard today for embodying the identifiable characteristics of a type, period and method of construction, and for representing the work of architect James M. Hunter of Boulder. Loss of the west wing in 1986 does not seem to have detracted substantially from what remains there today. Hunter’s design for the building’s exterior involved strong elements of Modernist / International Style architecture as it was expressed in the United States during the decades following World War II. (Some might see elements of Formalist or Brutalist architecture as well.) These features included its block-shaped form with straight lines, 90-degree angles and a flat roof; the cantilevered upper level and roof that appear to be floating above the main floor; the extensive use of steel, glass and concrete; the placement of large tinted plate-glass windows around the perimeter of the main banking floor, all set in metal channels; and the employment of an industrial metal grid pattern for the upper level screen wall that provided exterior ornament. Its pylon supports and steel cable-reinforced cantilevered floors and roof were designed so the building could be enlarged vertically to as many as ten floors. Interior decor was spare in keeping with mid-twentieth century design aesthetics, featuring bright open spaces surrounding the central teller stations. Furniture arrangements, complete with what appear to have been red vinyl chairs, added splashes of color and created meeting spaces for employees and customers to sit and discuss their financial needs. The design also created the impression that the bank was a well-oiled, reliable machine that could be trusted to get things right. This was reinforced by its promotion of computerized banking. Hunter added the domed skylight and circular third floor opening to bring natural light to the banking floor and its teller stations and customer meeting areas. ITEM 3, ATTACHMENT 1 Packet Pg. 39 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 11 of 22) Looking at Hunter’s other work for comparison, the one building that stands out is his Charles A. Lory Student Center (5LR.9987) at nearby Colorado State University. Built in 1961, that International Style building also features extensive use of concrete, glass and steel, along with patterned sunscreens that shield the upper floors. Although the student center was designed and built with some flagstone walls, it seems to be a strong precedent for the bank that Hunter designed just a few years later. Although designed by different architects, other large contemporary buildings in Fort Collins with Modernist designs include the 1st National Bank and Home Federal Savings buildings, built in 1968, and the new Larimer County Courthouse (now demolished), built the following year. These projects are placed into context in Cindy Harris and Adam Thomas’ 2011 study titled Fort Collins E-X-P-A-N-D-S: The City’s Postwar Development, 1945-1969. The Poudre Valley National Bank building is also eligible for designation as a Fort Collins landmark under standard 1 for its association with Events that have made a recognizable contribution to the broad patterns of the history of the community. The bank vacated its central downtown location in 1967 to move three blocks to the south. At the new location, it was able to greatly expand its facility to accommodate the need for additional office space as its business was growing along with the burgeoning city. All of the bank’s departments, including personal and business accounts, real estate loans, private lending, and the trust department were expanding in the heated economy of the postwar era. The upper floor was designed to hold offices that were mostly rented to law firms, bringing additional revenue to the bank. The new building also had enough space around it to provide a parking lot and drive-through teller stations for its customers. These conveniences addressed the city’s postwar growth and its shift to an automobile-centric culture. Finally, the new bank facility introduced the citizens of Fort Collins to computerized bookkeeping and accounting services, along with access to the BankAmericard system and an automated teller machine. To the public, these advances signified a new era in banking that still involved face to face contact when necessary, but also created some distance and convenience through the introduction of evolving technological and financial systems. Rather than being a contributing feature of a potential landmark district in this area, the Poudre Valley National Bank building seems to be a better candidate for individual landmark designation. 38. Applicable National Register Criteria: X A. Associated with events that have made a significant contribution to the broad pattern of our history B. Associated with the lives of persons significant in our past ITEM 3, ATTACHMENT 1 Packet Pg. 40 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 12 of 22) X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction D. Has yielded, or may be likely to yield, information important in history or prehistory Qualifies under Criteria Considerations A through G Does not meet any of the above National Register criteria 39. Area(s) of significance: Commerce / Architecture 40. Period of significance: Commerce (1967-1972) Architecture (1966-1967) 41. Level of significance: National No State No Local Yes 42. Statement of significance: The Poudre Valley National Bank building was developed in 1966-1967 to accommodate its post-World War II growth as the community’s oldest financial institution. Its construction took place during aperiod of tremendous economic expansion and population growth in Fort Collins, when the downtown commercial district was spreading toward the south along the College Avenue corridor. Redevelopment pressure, including on this property, caused the loss of numerous residences dating from the 1800s and their replacement with modern commercial buildings. Although its name and ownership have changed, the building continues to operate as a bank today. Evaluation of the property’s history and architecture, along with its history of alterations, is presented in detail above. In light of this information, it is determined that the Poudre Valley National Bank building is eligible for the Colorado and National Registers of Historic Places. Because the western area of the site retains no integrity or architecture of age and relevance, only the primary bank building on the eastern lots is eligible. Its significance is found under Criterion A on the local level for Events in association with its mid-twentieth century history and advances as described above. It is also significant under Criterion C on the local level for Architecture as an excellent example of the International Style in Fort Collins. This category of eligibility is also associated with the building’s character as a good local example of the work of recognized mid-century architect, James M. Hunter. 43. Assessment of historic physical integrity related to significance: The bank building on this property was constructed in 1966-1967. Throughout its history, it has experienced a few alterations. In the 1970s, tall square columns with vertical ITEM 3, ATTACHMENT 1 Packet Pg. 41 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 13 of 22) striations were installed at the building’s four corners to provide support to the cantilevered roof. These are compatible with the building’s original design and do not detract from its appearance. The most substantial change involved the 1986 removal of the west wing and its replacement with a new entry vestibule and parking lot. These are on the rear of the building. Again, the vestibule is compatible with the rest of the building. Despite these changes, the building retains a substantial amount of its defining architectural characteristics. It stands in its original location within the setting of the College Avenue corridor and downtown commercial district. Its massing and original materials are largely intact. The building exhibits a somewhat diminished level of integrity in relation to the aspect of design due to the loss of the west wing. However, this is mitigated by the substantial main building that still stands there today. The aspects of workmanship, feeling and association are all intact. The bank building continues to convey a preponderance of its age, style, and history of use, allowing its integrity to support individual landmark eligibility. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment: Eligible 45. Is there National Register district potential? No Discuss: This property is not in a location that holds an adequate number of historic buildings that maintain architectural integrity and that might form a National Register District. If there is National Register district potential, is this building contributing: N/A 46. If the building is in an existing National Register district, is it contributing: N/A VIII. Recording Information 47. Photograph numbers: #8718-8742 Negatives filed at: Tatanka Historical Associates, Inc. P.O. Box 1909, Fort Collins, CO 80522 48. Report title: Intensive-Level Documentation of College Avenue, Fort Collins, CO 49. Date(s): 15 September 2023 ITEM 3, ATTACHMENT 1 Packet Pg. 42 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 14 of 22) 50. Recorder(s): Ron Sladek, President 51. Organization: Tatanka Historical Associates, Inc. 52. Address: P.O. Box 1909, Fort Collins, CO 80522 53. Phone number(s): 970 / 689-4855 ITEM 3, ATTACHMENT 1 Packet Pg. 43 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 15 of 22) Site Location Map USGS Fort Collins 7.5’ Topographic Quadrangle 1960 (photorevised 1984) ITEM 3, ATTACHMENT 1 Packet Pg. 44 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 16 of 22) Site Diagram ITEM 3, ATTACHMENT 1 Packet Pg. 45 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 17 of 22) Historic Photographs Architect’s Model of the New Bank Coloradoan, 7 July 1965, p. 1 ITEM 3, ATTACHMENT 1 Packet Pg. 46 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 18 of 22) Historic Photographs Grand Opening of the New Bank Coloradoan, Special Supplement, 28 April 1967, p. 23 ITEM 3, ATTACHMENT 1 Packet Pg. 47 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 19 of 22) Historic Photographs Poudre Valley National Bank, 1978 Fort Collins Museum of Discovery Archive / Larimer County Assessor Poudre Valley National Bank, 1978 Fort Collins Museum of Discovery Archive / Larimer County Assessor ITEM 3, ATTACHMENT 1 Packet Pg. 48 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 20 of 22) Current Photographs East Façade, View to the Northwest South Wall, View to the Northwest ITEM 3, ATTACHMENT 1 Packet Pg. 49 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 21 of 22) Current Photographs West Wall, View to the Northeast Detached Teller Station, View to the Northwest ITEM 3, ATTACHMENT 1 Packet Pg. 50 Resource Number: 5LR.14854 Address: 401 S. College Ave. Architectural Inventory Form (Page 22 of 22) Current Photographs Detached Drive-Through Teller Lanes, View to the North ITEM 3, ATTACHMENT 1 Packet Pg. 51 44. National Register eligibility field assessment: State Register eligibility field assessment: Local landmark eligibility field assessment: 1. Resource number:5LR.12740 2. Temporary resource number:City-2 3. County:Larimer 4. City:Fort Collins 5. Historic building name:Poudre Valley National Bank 6. Current building name:Wells Fargo Bank Building 7. Building address:401 South College Avenue 8. Owner name:Wells Fargo Bank Owner organization:c/o Thomson Tax Services Owner address: PO Box 2609 Carlsbad, CA 92018 COLORADO CULTURAL RESOURCE SURVEY Architectural Inventory Form Page 1 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 OAHP1403 Rev. 9/98 Individually eligible Not eligible Needs data Previously listed Individually eligible Not eligible Needs data Previously listed Individually eligible Not eligible Needs data Previously listed Parcel number: 97114-25-002 401 South College Avenue 5LR.12740 I. IDENTIFICATION Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 17/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 2 9. P.M.: 6th Township: 7N Range: 69W SE 1/4 SE 1/4 SE 1/4 SE 1/4 of section 11 Grid aligned on northeast corner of section. 10. UTM Reference Zone: 13 Easting: 493398 Northing: 4492410 11. USGS quad name: Fort Collins Scale: 7.5 Year: 1984 12. Lot(s): Lots 5- 8 and 17-20; Block 114 Addition: Fort Collins Original Town Year of addition: 1873 13. Boundary description and justification: The boundary, as described above, contains but does not exceed the land historically associated with the property. Metes and bounds exist 14. Building Plan (footprint, shape): Square Plan Other building plan descriptions: 15. Dimensions in feet: 26,923 square feet 16: Number of stories: Three 17: Primary external wall material(s): Concrete Glass Other wall materials: 18: Roof configuration: Flat Roof Other roof configuration: 19: Primary external roof material: Synthetic Roof Other roof materials: 20: Special features:None Applicable 21: General architectural description: Oriented to the east, this Modern Movement bank building rests on a concrete foundation. The square-shaped building features concrete siding, tinted window walls, and a bronze decorative sunscreen. This screen is composed of mostly rectangles with a cornice-like line of circles near the top of this distinctive design element. The three-story building also has a flat roof. Four large concrete towers provide the main support for the building and the individual floors are suspended from these towers with a system of cables running through the concrete. The third floor is cantilevered out beyond the lower floors. There are two glass double-door entries on the façade, one on each side of the central tower. These entry vestibules feature tinted glass and are adjacent to the window walls along the façade. The towers around the building feature illuminated signage; the front tower has a centered metal door. There is a time and temperature clock near the southern primary entrance. It is affixed to the south-facing portion of the central concrete tower. Square supports, grooved concrete or metal, at the front corners both make the body of the building appear recessed and give this bank an appearance of floating. The north and south elevations show a continuation of the tinted window walls and the bronze screen; each features a central concrete tower. There is a secondary entry and ATM lobby, of either concrete or stucco, which II. GEOGRAPHIC INFORMATION III. ARCHITECTURAL DESCRIPTION Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 27/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 3 projects from the west (rear) elevation and is closest to the adjacent parking lot behind the building. This part of the building appears to be an addition or alteration from the original design. Character-defining features of the Modern Movement style evident at 401 South College Avenue include: flat roof, integrated window walls, cantilevered design, and distinctive bronze sunscreen. 22. Architectural style: Modern Movements Other architectural style: Building type: 23. Landscape or special setting features: This building is located on a wide rectangular lot at the corner of South College Avenue and East Magnolia Street. The bank is located on the front of the parcel, with a large parking lot and the drive-thru building located near the rear of the site. A grass lawn surrounds the bank and there are small bushes along the foundation on both the north and south sides; there is also a small tree island in the rear parking lot. The elevation of the site is 4997 feet above mean sea level. 24. Associated building, features or objects: Detached Drive-Thru Located at the northwest corner of the lot, there is a rectangular stucco, flat-roofed drive-thru building. It allows for service to at least eight cars. According to Larimer County assessor records, this building was constructed in 1986. 25. Date of Construction: 1967 Source of Information: Larimer County Assessor Records (online) 26. Architect: James M. Hunter and Associates Source of Information:Bales, H.N. A Continuation of the History of the Poudre Valley National Bank of Fort Collins (covering the period from 1950 to 1968). 27. Builder: Frank Johnson Source of Information:Bales, H.N. A Continuation of the History of the Poudre Valley National Bank of Fort Collins (covering the period from 1950 to 1968) 28. Original Owner: Poudre Valley National Bank Source of Information:1968 Fort Collins City Directory 29. Construction history: According to Larimer County assessor records, this building was constructed in 1967. An analysis of the style, building materials, and other historical records corroborate this date of construction. The footings and building supports were designed to accommodate a total ten-story tower, although the additional seven stories were never constructed. Historic photographs indicate the drive-thru lanes were originally connected to the rear of the building, close to the current location of the rear entrance/ATM lobby. The assessor noted a 1986 remodel; this likely was the date when the ATM lobby was added. 30. Location: Original Location Date of move(s): Actual Estimate 31. Original use(s):Commerce and Trade/Financial Institution IV. ARCHITECTURAL HISTORY V. HISTORICAL ASSOCIATIONS Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 37/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 4 32. Intermediate uses(s):Commerce and Trade/Financial Institution 33. Current uses(s):Commerce and Trade/Financial Institution 34. Site type(s): Modern Movements bank. 35. Historical background: When constructed in 1967, this building was the new home for Poudre Valley National Bank, a local financial institution originally established in 1878. In 1964 the bank purchased the northern half of the 400 block of South College, extending west to Mason Street. Like many other local businesses and institutions, Poudre Valley relocated from their downtown home at South College and Mountain avenues, choosing to erect a new building further south and closer to newer housing and shopping areas. To clear space for this new facility, the bank demolished a number of existing houses associated with their own history. These homes included the former residences of both A.W. Scott, an early bank director, and Fred W. Stover, a past president at Poudre Valley Bank. The bank commissioned the architectural firm of James M. Hunter & Associates of Boulder to design the new building; this firm was best known in Fort Collins for their work developing plans and designing a number of modern buildings on the Colorado State University campus during the 1950s and 1960s. The bank floated capital notes totaling $1 million to finance construction of the new building. Local contractor Frank Johnson, the low bidder on the project, started work on March 7, 1966, and the new bank was completed on April 10, 1967. There were a variety of grand opening festivities. Colorado bankers and their wives were invited to a behind-the-scenes tours of the new bank during the week of April 17. Some employees were designated as unofficial tour guides, with members of the public wanting to see and hear about this impressive new building even after it officially opened for business on April 27, 1967. The final cost of the new building was slightly higher than expected, totaling $1.5 million. Approximately a year after construction, this building became known as United Bank of Fort Collins. It did business as Norwest Bank from ca. 1983 to 2000. The bank is currently affiliated with Wells Fargo. 36. Sources of information: Larimer County tax assessor property records (online). Fort Collins City Directory. Fort Collins: Mauer & Mauer; Omaha: R.L. Polk & Co.; Colorado Springs and Loveland: Rocky Mountain Directory Co.; Loveland: Johnson Publishing Co.; and others, consulted 1968 through 2005. United Bank of Fort Collins, Annual Report 1970. “The Poudre Valley National Bank” (booklet), 1967. Bales, H.N. “A Continuation of the History of the Poudre Valley National Bank of Fort Collins (covering the period from 1950 to 1968).” 37. Local landmark designation: Designation authority: Date of designation: Yes No 38. Applicable National Register criteria: …A. Associated with events that have made a significant contribution to the broad patterns of our history. …B. Associated with the lives of persons significant in our past. 6 C. Embodies the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. …D. Has yielded, or may be likely to yield, information important in prehistory or history. 6 Qualifies under Criteria Considerations A through G (see manual). …Does not meet any of the above National Register criteria. Applicable Colorado State Register criteria: VI. SIGNIFICANCE Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 47/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 5 39. Areas of significance:Architecture 40. Period(s) of Significance: 1967 …A. Associated with events that have made a significant contribution to history. …B. Connected with persons significant in history. 6 C. Has distinctive characteristics of a type, period, method of construction or artisan. …D. Is of geographic importance. …E. Contains the possibility of important discoveries related to prehistory or history. …Does not meet any of the above Colorado State Register criteria. Applicable City of Fort Collins landmark criteria: …1. The property is associated with events that have made a significant contribution to the broad patterns of history; or …2. The property is associated with the lives of persons significant in history; or 6 3. The property embodies the distinctive characteristics of a type, period, or method of construction, or that represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or …4. The property has yielded, or may be likely to yield, information important in prehistory or history. 41. Level of Significance: 42. Statement of Significance: Historically, this building is important for its association with commerce and local banking. Poudre Valley Bank was one of the first financial institutions established in Fort Collins. The choice of this location for their 1967 new building indicated the trend of many commercial, social, and religious entities who, during the late-1950s and 1960s, relocated further south, closer to clients living in new residential subdivisions. This building, architecturally, represents an example of a 1960s Modern Movements bank building. Character-defining features of the Modern Movement style include: flat roof, integrated window walls, cantilevered design, and distinctive bronze sunscreen. In keeping with 1960s auto-centric design, the original building featured a six-bay drive-thru which could be accessed from three sides of the building. This property meets the requirements of Criterion Consideration G: James M. Hunter and Associates, an architectural firm from Boulder also responsible for campus master planning and numerous modern buildings at Colorado State University, designed this bank. Marketing materials prepared at the time of the opening described this bank as “one of the finest, and most modern bank buildings in Colorado,” calling special attention to the cantilevered design and bronze solar screen to protect the interior from both heat and sunlight. This same brochure mentioned, “The night-time appearance of the building will be enhanced by a special lighting system, which will illuminate the interior dome, the solar screen, and the exterior walls. Landscaping adds the final touch of beauty.” This level of architectural significance is sufficient for this property to qualify for individual listing in the National Register of Historic Places (Criterion C: Architecture), the Colorado State Register of Historic Properties, and as a Fort Collins Landmark. National State Local Not Applicable Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 57/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 6 44. National Register eligibility field assessment: State Register eligibility field assessment: Local landmark eligibility field assessment: Individually eligible Not eligible Needs data Previously listed Individually eligible Not eligible Needs data Previously listed Individually eligible Not eligible Needs data Previously listed 45. Is there National Register district potential:Yes No Needs Data Discuss: The inventory was conducted as an intensive-level selective survey and, therefore, lacks the continuity of resource data necessary to recommend the creation of an historic district. Yes No N/AIf there is National Register district potential, is this building contributing: Yes No N/A46. If the building is in existing National Register district, is it contributing: 47. Digital photograph file name(s):collegeaves0401 - 1.tif through collegeaves0401 - 7.tif Digital photographs filed at:Hitoric Preservation Program, City of Fort Collins 281 N. College Avenue Fort Collins, CO 80522 48. Report title:Fort Collins Post-War Survey 49. Date(s):11/19/2010 50: Recorder(s):Mary Therese Anstey 51: Organization:Historitecture, LLC 52: Address:PO Box 181095 Denver, CO 80212-8822 53: Phone number(s):(303) 390-1638 VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT VIII. RECORDING INFORMATION 43. Assessment of historic physical integrity related to significance: Constructed in 1967, this bank building exhibits a high level of physical integrity relative to the seven aspects of integrity as defined by the National Park Service and the Colorado Historical Society: location, setting, design, materials, workmanship, association, and feeling. Changes to the original drive-thru and the rear ATM lobby addition have had a small impact upon design. However, this building retains sufficient physical integrity to convey its architectural significance for listing in the National Register, State Register, and as a Fort Collins Landmark. Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 67/8/2011 ,7(0$77$&+0(17  3DFNHW3J 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 7 Fort Collins T07N R69W S C O L L E G E A V E W MAGNOLIA ST Legend Created by Larimer County GIS using data from multiple sources. Larimer County makes no warranty as to the accuracy. This product may not reflect recent updates prior to the date of printing. 2009-2010 Aerials 025507512.5 Feet { 4/22/2011 SKETCH MAP K NORTH 5LR.12740 Property Boundary Adjacent Parcel Boundaries Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 77/8/2011 ITEM 3, ATTACHMENT 1 Packet Pg. 58 401 South College Avenue 5LR.12740 Architectural Inventory Form Page 8 5LR.127405LR.127405LR.127405LR.127405LR.12740 WGS84 Zone 13T 95 E.4 000m WGS84 Zone 13T 95 E.4 000m 94 E.4 000m 94 E.4 000m 93 E.4 000m 93 E.4 000m 92 E.4 000m 92 E.4 000m 9 5 N . 44 0 0 0 m 9 5 N . 44 0 0 0 m 9 4 N . 44 0 0 0 m 9 4 N . 44 0 0 0 m 9 3 N . 44 0 0 0 m 9 3 N . 44 0 0 0 m 9 2 N . 44 0 0 0 m 9 2 N . 44 0 0 0 m 9 1 N . 44 0 0 0 m 9 1 N . 44 0 0 0 m 9 0 N . 44 0 0 0 m 9 0 N . 44 0 0 0 m Map created with Map created with Map created with Map created with Map created with TOPO!®TOPO!®TOPO!®TOPO!®TOPO!® ©2009 National Geographic ©2009 National Geographic ©2009 National Geographic ©2009 National Geographic ©2009 National Geographic TOPO! map printed on 04/22/11 from "Untitled.tpo" 0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 miles 0.0 0.5 1.0 km 04/22/11 TN MN 9° Source: U.S. Geological Survey 7.5’ Fort Collins - 1984 LOCATION MAP 5LR.12740 Fort Collins Post-World War II Survey $%/0+.%0!01.! PO Box 181095, Denver, CO 80218-8822 • (303) 390-1638 • www.historitecture.com Page 87/8/2011 ,7(0$77$&+0(17  3DFNHW3J City of Fort Collins Design Review Application Page 1 Design Review Application Historic Preservation Division Fill this form out for all applications regarding designated historic buildings within the city limits of the City of Fort Collins. Review is required for these properties under Chapter 14, Article IV of the Fort Collins Municipal Code. Applicant Information Applicant’s Name Daytime Phone Evening Phone Mailing Address (for receiving application-related correspondence) State Zip Code Email Property Information (put N/A if owner is applicant) Owner’s Name Daytime Phone Evening Phone Mailing Address (for receiving application-related correspondence) State Zip Code Email Project Description Provide an overview of your project. Summarize work elements, schedule of completion, and other information as necessary to explain your project. Reminders: Complete application would need all of checklist items as well as both pages of this document. Detailed scope of work should include measurements of existing and proposed. The following attachments are REQUIRED: □Complete Application for Design Review □Detailed Scope of Work (and project plans, if available) □Color photos of existing conditions Please note: if the proposal includes partial or full demolition of an existing building or structure, a separate demolition application will need to be approved. Additional documentation may be required to adequately depict the project, such as plans, elevations, window study, or mortar analysis. If there is insufficient documentation on the property, the applicant may be required to submit an intensive-level survey form (at the applicant’s expense). ITEM 3, ATTACHMENT 2 Packet Pg. 60 City of Fort Collins Design Review Application Page 2 Detail of Proposed Rehabilitation Work (*Required) If your project includes multiple features (e.g. roof repair and foundation repair), you must describe each feature separately and provide photographs and other information on each feature. Feature A Name: Describe property feature and its condition: Describe proposed work on feature: Feature B Name: Describe property feature and its condition: Describe proposed work on feature: Use Additional Worksheets as needed. ITEM 3, ATTACHMENT 2 Packet Pg. 61 City of Fort Collins Design Review Application Page 3 Required Additional information The following items must be submitted with this completed application. Digital submittals preferred for photographs, and for other items where possible. At least one current photo for each side of the house. Photo files or prints shall be named/labeled with applicant name and elevation. For example, smitheast.jpg, smithwest.jpg, etc. If submitted as prints, photos shall be labeled Photos for each feature as described in the section “Detail of Proposed Rehabilitation Work”. Photo files or prints shall be named or labeled with applicant name and feature letter. For example, smitha1.jpg, smitha2.jpg, smithb.jpg, smithc.jpg, etc. Depending on the nature of the project, one or more of the following items shall be submitted. Your contractor should provide these items to you for attachment to this loan application. Drawing with dimensions. Product specification sheet(s). Description of materials included in the proposed work. Color sample(s) or chip(s) of all proposed paint colors. □Partial or full demolition is a part of this project. Partial demolition could include scopes such as taking off existing rear porches to create space for a new addition or removing an existing wall or demolishing a roof. If you are taking away pieces of the existing residence, you are likely undergoing some partial demolition. Signature of Owner Date ITEM 3, ATTACHMENT 2 Packet Pg. 62 December 22, 2023 401 S College Mixed-Use Compatibility Review Compatibility – Existing Building The design team closely evaluated the alterations proposed for the existing building with the Secretary of the Interior’s Standards for Rehabilitation as described below. 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive material s, features, spaces and spatial relationships. The property has been utilized as a bank since it was originally built in 1967. The main level of the existing building will continue to be used commercially, while the upper levels will be converted to residential units. This residential conversion will require no more change in exterior materials or features than would be required to create desirable and safe office spaces due to the lack of natural lighting that currently exists. A fourth floor will be added to the structure for additional residential units. The fourth floor is stepped back from the edge of the existing building to minimize the view from the street. *See Modification of Standards request below. 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 avoide d. The architectural character (identified as having an International Style), will be maintained with the proposed alterations. The exterior sunscreen/brise soleil that wraps the upper two floors of the building was designed for solar control; however, it blocks a significant portion of daylight and views to the exterior. The design solution is to reposition the panels on the existing building to allow more natural light into the building and allow views to the exterior from the second and third floors. The panels will be re-positioned on the building as horizontal shading devices and a façade around the existing stair towers. The design intent is to maintain the same quantity of panels as what currently exists on the building. *See Modification of Standards request below. 3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of histor ical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. The proposed alterations will not affect the building’s identity as an example of modern movement architecture characterized by the historical report. The intention behind the modifications is to keep the historical character of the building, but bring the building up to modern day living standards. Daylighting and views to the exterior are an important element to c urrent building design as demonstrated in the LEED requirements. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. City of Fort Collins staff has determined that the existing bank building is of historic significance, but the drive-through teller facility constructed in the late 1980’s is not. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a prope rty will be preserved. The sunscreen paneling is proposed to be preserved and relocated on the existing building. There are 104 existing panels (each panel is 4’-0” x 20’-0”). 90 panels are planned to be relocated on the building and the remainder will be used around the site. ,7(0  $77$&+0(17  3DFNHW 3J  6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacemen t 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 deteriorated features have been identified at this time. 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 chemical or physical treatments to historic materials are anticipated at this time. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures wi ll be undertaken. No archeologic resources have been identified at this time. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial r elationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment . A fourth floor will be added to the structure for additional residential units. The fourth floor is stepped back from the edge of the existing building by 13’-0” to minimize the view from the street. It will be clad in a different material and color than the existing building to highlight a difference in time period. A pedestrian bridge is proposed to connect the existing building to the new structure on the west to allow employees and residents to conveniently access the parking within the new structure. This bridge will be differentiated from the existing building by material. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, th e essential form and integrity of the historic property and its environment would be unimpaired. The fourth-floor addition and bridge could be removed in the future if desired. Existing Building - Modification of Standards A Modification of Standards is requested to Land Use Code Article 3.4.7(D)(3), which states that to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use pursuant to the Secretary of the Interior Standards for the Treatment of Historic Properties of any building, site, structure, or object located on the development site and determined to be eligible for Fort Collins la ndmark designation either through a binding or non-binding determination pursuant to Land Use Code Section 3.4.7(C). Of the 10 Standards listed by the Secretary of the Interior, the project meets eight, and a modification is requested for two (Standard #1 and #2), both of which cite that the alteration or removal of existing materials of features shall be avoided. The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that at least one of the four following conditions have been met. Justification The alteration of the existing bronze paneling would not be detrimental to the public good. The applicant team recognizes the value and importance of the need to preserve the City’s historic resources, and we believe that the proposed alterations will successfully preserve the historic character of the property while allowing it to be utilized to its fullest potential. Granting the proposed modification will provide an asset, rather than a detriment, to the public because it will allow for the activation of a prominent corner in downtown Fort Collins while providing commercial amenities and new housing options that are within walking distance of numerous employment opportunities. Additionally, the modification will meet three of the following four standards. (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well o r better than would a plan which complies with the standard for which a modification is requested; or (2) 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 commu nity 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 ,7(0  $77$&+0(17  3DFNHW 3J  Granting the modification will allow for the ability to lease the building to prospective commercial and/or residential tenants. As currently designed, the interi or of the second and third floor receive very little natural light. This makes leasing out the space, to either commercial or residential users, virtually impossible. Even if leasing these spaces was feasible under the current conditions, there would be significant negative impacts to the tenants’ health, wellness, and safety. In one study of 1,614 North American employees, 47% of employees admitted to feeling tired from the absence of natural light, and 43% reported feeling gloomy. Another study by Cornell University Professor Alan Hedge found that optimizing natural light in an office significantly improved health and wellness among workers. There are also several Crime Prevention through Environmental Design (CPTED) principles that encourage large windows to promote crime reduction. The proposed modification will prevent the building from standing vacant, and it will make possible the delivery of over 100 new residential units which directly alleviates a city-wide concern of housing shortages, particularly within the downtown area. Specific concerns addressed in the Fort Collins City Plan that will be alleviated through granting this modification are listed below. Principle LIV 2: Promote infill and redevelopment. Principle LIV 4: Enhance neighborhood livability. Principle LIV 5: Create more opportunities for a range of housing choices. Principle ENV 2: Become a carbon-neutral community by 2050 and improve the community’s resilience by preparing for and adapting to the impacts of climate chan ge Strategy ENV-2e. Support the development and implementation of advanced building and zoning codes with special emphasis on energy efficiency in existing building stock, and transit-supportive densities in priority locations. Principle SC 1: Create public spaces that are safe and welcoming to all users. Strategy SC-1b. Support code-enforcement efforts citywide and work with property owners to address blighted properties and improvements that are not being properly maintained. Place a particular emphasis on addressing repeat offenders. (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, incl uding, 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 The strict application of the standard would result in exception practical difficulties upon the owner, specifically, it would hinder the owner’s ability to lease the existing building, utilize passive solar efficiencies on the top two floors of the building, and it would prohibit the building from meeting current energy requirements. These hardships are not caused by the applicant as the paneling has been part of the structure since its initial construction, long before the applicant’s involvement. (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be mod ified 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. The proposed changes to the existing materials are a nominal and inconsequential deviation from the standards of the Land Use code. Of the ten Standards listed by the Secretary of Interior, the proposed alterations meet all but two Standards, both of which limit the alteration of the building’s material. While the design does propose relocating a portion of the sunscreen in order to allow for natural light into the building, care has been taken to still maintain the original design intent for the structure and repurpose 100% of the sunscreens in other locations on the building and site. ,7(0  $77$&+0(17  3DFNHW 3J  Compatibility – New Building The applicant team evaluated the compatibility of the new structure based on the Fort Collins LUC Article 3.4.7(E)(1). Table 1: Requirements for New Construction Near Historic Resources Purpose Column A Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley Design Team’s Approach Massing and Building Articulation Integrate new construction into existing context and use massing options that respect historic buildings. 1. New construction shall be similar in width or, if larger, be articulated into massing reflective or the mass and scale of historic resources on the development site, abutting, or across a side alley. 2. In all zone districts, stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. 1. The proposed design of the new apartment building is 6 stories and 75’-0” tall. It steps back 10’-0” along the alley side adjacent to the Wells Fargo building at the third floor. The Wells Fargo building is 42’- 0” tall and with its new fourth floor is 53’-0” tall. The new building’s footprint is 210’-0” x 145’-8 while the Wells Fargo building is 121’-10” x 121’10”. The massing in the north south direction is relatively similar in scale while the length along Magnolia street is longer for the proposed new building. 2. The new building has a 10’-0” stepback at the third floor on three sides (Mason, Magnolia, and Alley). Building Materials Create visual connection between modern building materials and historic building materials. 3. The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high-quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. 4. New construction shall reference one or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building or the lower story facades until any stepbacks (required or otherwise): 1) Type 2) Scale 3) Color 4) Three-dimensionality 5) Pattern. 3. The existing building’s exterior façade is a combination of large sections of glass, stucco, concrete and bronze panels. The proposed building will be clad in concrete, glass, and metal panel. Proportions have not been worked out yet, but will developed with this standard in mind. 4. The design of the proposed building has not been worked out at this time, but will take this standard into consideration moving forward in the design process. The goal would be to achieve the standard. ,7(0  $77$&+0(17  3DFNHW 3J  Purpose Column A Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley Design Team’s Approach Facade Details Create visual connection between modern building design and historic building design. 5. Use at least one of the following: 1) Similar window pattern 2) Similar window proportion of height to width 3)Similar solid-to-void pattern as found on historic resources on the development site, abutting, or across a side alley. 6. Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the new construction to historic resources on the development site, abutting or across a side alley. 5. The design of the proposed building has not been worked out at this time, but will take this standard into consideration moving forward in the design process. The goal would be to achieve the standard. 6. The design of the proposed building has not been worked out at this time, but will take this standard into consideration moving forward in the design process. The goal would be to achieve the standard. Visibility of Historic Features Protect visibility of historic architecture and details. New construction shall not cover or obscure character-defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting or across a side alley. The new structure will block visibility from the Mason street side, however it will not block the view from it’s primary viewing point along College or Magnolia. ,7(0  $77$&+0(17  3DFNHW 3J  401 S. COLLEGE AVE. MIXED-USE DEVELOPMENT HISTORICAL PRESERVATION COMMITTEE – CONCEPT MEETING 1 12.22.23 PACKET ITEM 3, ATTACHMENT 2 Packet Pg. 68 CO L L E G E A V E . PROJECT DESCRIPTION MUSEUM OF DISCOVERY HISTORIC CORE Project Data Address: 401 S. College Avenue Existing Land area: 1.7 acres +/- Existing Zoning: Downtown (Canyon Avenue Subdistrict) Current use: Vacant Commercial Building and Drive Thru Proposed Use: Residential/Commercial Mixed-Use Existing Conditions The property is bordered by Magnolia Street to the north, College Avenue to the east, Lucky’s Market to the south, and Mason Street to the west. The 1.7-acre property is the site of the former Wells Fargo bank building, a 3-story structure. The original bank was built in 1967 and remodeled in 1986, at which time a portion of the building was removed and replaced with a new entry, and the drive-up teller stations were constructed west of the main building. On November 27, the City of Fort Collins issued an official determination for Landmark Eligibility for the former bank building. Proposed Project & Uses The project will consist of the renovation of the existing Poudre Valley National Bank/Wells Fargo Bank building, and the new construction of a 6-story mixed- use building that will replace the existing drive-thru on the property. The existing commercial building contains approximately 37,000 square feet across the 3 stories plus a basement. The main level is approximately 11 ,200 square feet and is anticipated to be leased to a retail or office tenant. The existing drive-thru use approved for this property may be relocated to the south side of the building to accommodate prescription pick-ups. The two upper floors are anticipated to converted to residential units. The new structure will be composed of a parking structure on levels 1 and 2, with 4 levels of residential units above. We are exploring the possibility of also including a small commercial space on the first level. Existing Building Renovation The existing building has a large metal sunscreen over the second and third floors. This screen is so dense that it prohibits views to the exterior from the interior spaces and blocks significant daylight into the interior. The project proposes respectfully and tactfully relocating the screens to different areas of the building to open up the windows on the second and third floors. Site Access, Circulation, and Parking Access to the property can be gained from all four sides of the property. The proposed plan would eliminate vehicular access from Magnolia Street, and access to the parking garage would be provided from the alley/private drive on the south of the building to better align with the Land Use code. This alley would be designed as a one-way drive with traffic moving from west to east. This will help minimize the traffic congestion on College Avenue and also allow space for the drive-thru south of the existing building. Off-street parking will be provided for the project in a 2-level parking garage, located on the first and second levels of the proposed residential structure. There are also 28 existing street parking spaces adjacent to the property (22 along Magnolia and 6 along College Ave), and a shared parking agreement in place between the 401 S College property and the Lucky’s property to the south. A plaza space between the existing and proposed structures is proposed to provide an area for employees, customers, and residents to relax and socialize. The plaza will act as an extension of the DDA alley to the north and maintain connectivity, while prioritizing the pedestrian experience over vehicles. PROJECT DESCRIPTION 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 ITEM 3, ATTACHMENT 2 Packet Pg. 69 SITE PLAN 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 OLD TOWN UNIVERSITY PARK UNIVERSITY NORTH MULBERRY ST MULBERRY ST S C O L L E G E A V E S C O L L E G E A V E W MAGNOLIA ST SITE TRANSIT STOP ITEM 3, ATTACHMENT 2 Packet Pg. 70 ZONING MAPS ZONING MAPS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE MIXED USE EDGE & STOREFRONT EDGECANYON AVE SUB DISTRICT SITE ITEM 3, ATTACHMENT 2 Packet Pg. 71 EXISTING BUILDING ELEVATIONS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 ITEM 3, ATTACHMENT 2 Packet Pg. 72 EXISTING BUILDING PHOTOS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 ITEM 3, ATTACHMENT 2 Packet Pg. 73 HISTORIC BUILDING PHOTOS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 POUDRE VALLEY NATIONAL BANK THE STRUCTURE AT 401 S. COLLEGE AVENUE WAS BUILT FOR THE POUDRE VALLEY NATIONAL BANK IN 1968 BY COLORADO ARCHITECT JAMES M. HUNTER. ITEM 3, ATTACHMENT 2 Packet Pg. 74 JAMES HUNTER AND HIS WORK 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 LORY STUDENT CENTER, CSU 1963 LORY STUDENT CENTER TODAY DANFORTH CHAPEL, CSU 1955ALLISON HALL, CSU 1950s JAMES M. HUNTER (1908-1983) BOULDER MASONIC LODGE TODAY FIRST NATIONAL BANK 1961 FIRST NATIONAL BANK TODAY RENOVATED RENOVATED ITEM 3, ATTACHMENT 2 Packet Pg. 75 INTERNATIONAL STYLE CHARACTERISTICS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 INTERNATIONAL STYLE CHARACTERISTICS •1930 – 1950 AND BORN IN WESTERN EUROPE •RECTANGULAR FORMS •FLAT ROOF •LACK OF ORNAMENTATION OR DECORATIVE DETAILS •RIBBON WINDOWS •CURTAIN WALLS OF GLASS •CANTILEVERED PROJECTIONS •SMOOTH WALL SURFACES •ARCHITECTS OF NOTE: LE CORBUSIER, WALTER GROPIUS, •MIES VAN DER ROHE BAUHAUS, WALTER GROPIUSVILLA SAVOYE, LE CORBUSIER SEAGRUM BUILDING, MIES VAN DER ROHE NEUE NATIONAL GALLERY, MIES VAN DER ROHE ITEM 3, ATTACHMENT 2 Packet Pg. 76 CURRENT BUILDING CHALLENGES 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 CURRENT BUILDING CHALLENGES THE CURRENT BUILDING IS IN A WONDERFUL LOCATION HOWEVER COMES WITH MANY CHALLENGES TO BRING IT UP TO MODERN DAY WORKING AND LIVING STANDARDS. 1.RUN DOWN EXTERIOR NEEDS LOTS OF REPAIRS 2.RUN DOWN INTERIOR REQUIRES A FULL RENOVATION 3.EXTERIOR SCREEN WALL PROHIBITS NATURAL LIGHTING TO THE SECOND AND THIRD FLOOR AND REDUCES OVERALL WELL-BEING. 4.EXTERIOR SCREEN PROHIBITS VIEWS TO THE EXTERIOR FROM THE THIRD FLOOR OFFICES. 5.EXTERIOR SCREEN WALL BLOCKS THERMAL HEAT GAIN IN THE WINTER WHICH INCREASES ENERGY USAGE. 6.MULTIPLE SECTIONS OF THE EXTERIOR SCREEN WALL HAVE BEEN DAMAGED. 7.EXTERIOR SCREEN WALL WILL PROHIBIT OPERABLE WINDOWS IN PROPOSED APARTMENT UNITS. ITEM 3, ATTACHMENT 2 Packet Pg. 77 CURRENT BUILDING CHALLENGES 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 CURRENT BUILDING CHALLENGES ITEM 3, ATTACHMENT 2 Packet Pg. 78 PROPOSED SOLUTIONS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com SITE 401 S. COLLEGE MIXED USE | 12.22.23 PROPOSED SOLUTION: REINVIGORATE THE PROPERTY 1.PROVIDE A TACTICAL RENOVATION TO THE HISTORIC STRUCTURE. 2.INCREASE DAYLIGHTING AND VIEWS TO THE EXTERIOR TO IMPROVE MENTAL HEALTH FOR TENANTS. 3.RELOCATE SCREEN PANELS ON BUILDING TOWER ELEMENTS AND HORIZONTAL SUNSHADES INSTEAD OF VERTICAL SUNSHADES 4.ADD A FOURTH FLOOR TO THE BUILDING FOR ADDITIONAL RESIDENTIAL UNITS. THE FOUNDATIONS WERE DESIGNED TO HOLD A 9 STORY BUILDING. 5.KEEP THE EXISTING WINDOW FRAMES AND REPLACE THE GLAZING TO MORE ENERGY EFFICIENT GLASS. PROVIDE OPERABLE WINDOWS FOR THE RESIDENTIAL UNITS. 6.REPAIR AND PAINT THE FAÇADE 7.UTILIZE CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED) STRATEGIES TO IMPROVE SAFETY AROUND THE SITE. CPTED VISION DIAGRAM ENHANCED DAYLIGHTING ENHANCED LANDSCAPING AND LIGHTING ITEM 3, ATTACHMENT 2 Packet Pg. 79 PROPOSED SOLUTION: WALL SECTIONS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE PROPOSED SOLUTION: WALL SECTIONS EXISTING VIEW FROM INTERIOR PROPOSED VIEW FROM INTERIOR ITEM 3, ATTACHMENT 2 Packet Pg. 80 MOOD BOARD FOR POUDRE VALLEY BANK BUILDING 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 81 MOOD BOARD FOR NEW RESIDENTIAL BUILDING 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 82 NORTHEAST CORNER - RENDERING 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 83 SOUTHEAST CORNER - RENDERING 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 84 PLAZA VIEW - RENDERING 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 85 SITE PLAN & FIRST FLOOR PLAN 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 86 SECOND FLOOR PLAN 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 87 THIRD FLOOR PLAN 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 88 FOURTH FLOOR PLAN 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 SITE ITEM 3, ATTACHMENT 2 Packet Pg. 89 EXTERIOR ELEVATIONS 419 CANYON AVENUE STE 200 | FORT COLLINS, COLORADO | 970.224.1191 | www.VFLA.com 401 S. COLLEGE MIXED USE | 12.22.23 NORTH ELEVATION SOUTH ELEVATION ITEM 3, ATTACHMENT 2 Packet Pg. 90 Headline Copy Goes Here Historic Preservation Manager Maren Bzdek 401 S College: Conceptual Development Review January 17, 2024 Headline Copy Goes Here 2 HPC Role •Conceptual Review –Provide initial feedback under LUC 3.4.7 •Treatment of historic resource per SOI Standards •Design compatibility of new construction •Modification of Standards – support? •Final Review - Provide a recommendation to the decision maker regarding compliance with Section 3.4.7 of the land use code (and any modifications of standards). 1 2 ITEM 3 ATTACHMENT 3 Packet Pg. 1 Headline Copy Goes Here401 S College– Summary of Eligibility 3 SIGNIFICANCE • Standard 1, Events (Local, State, National) •Postwar, autocentric expansion • Standard 3, Design/Construction (Local, State, National) •James Hunter and Associates – International Style CHARACTER-DEFINING FEATURES • Square block shaped, flat roofed main building (114’ x 114’) • 12’ x 16’ concrete towers (pylons) centered on each wall • Cantilevered upper levels “floating” above main floor • Passive Solar/Windows •Bronze solar screens (bris soleil) – functional design element •Horizontal window band over main floor plate glass curtain wall •Large domed skylight with interior circular opening INTEGRITY NOTES •Addition of square support columns at corners (pre- 1978) •Removal of original west wing (1986) Headline Copy Goes HereExisting Site 4 3 4 ITEM 3 ATTACHMENT 3 Packet Pg.  Headline Copy Goes HereProposed Site Plan 5 Headline Copy Goes HereProject Summary 6 • Renovations and major alterations to existing building • Convert upper floors to residential units • 4 th story addition • Relocate screens to towers, horizontal placement, other uses on site • Construction of a 6-story mixed-use building on west side (pedestrian bridge) 5 6 ITEM 3 ATTACHMENT 3 Packet Pg. 3 Headline Copy Goes HereSolar Screens 7 Headline Copy Goes HereRooftop Addition and New Building 8 • Existing domed skylight provides central daylighting down to banking floor • Rooftop addition: 10’ setback distance • Pedestrian bridge to new building 7 8 ITEM 3 ATTACHMENT 3 Packet Pg. 4 Headline Copy Goes Here 9 Staff Analysis SOI Standards – Does not comply with applicable standards (Approved Modifications required) Design Compatibility Standards – TBD Modification Standards – (2) – “substantially alleviate an existing, defined, and described problem” AND “strict application of standard would render project infeasible” Questionable; new construction without changes to existing building would address planning goals (3) exceptional conditions – Unsupported; need more information about problems with history of occupancy and comparative info on passive solar design performance versus proposed changes (noting that building code makes allowances for preservation of character-defining features) Headline Copy Goes Here 10 HPC Role •Conceptual Review – Provide initial feedback under LUC 3.4.7 •Treatment of historic resource per SOI Standards •Design compatibility of new construction •Modification of Standards – support? •Final Review - Provide a recommendation to the decision maker regarding compliance with Section 3.4.7 of the land use code (and any modifications of standards). 9 10 ITEM 3 ATTACHMENT 3 Packet Pg.  Headline Copy Goes Here 11 ITEM 3 ATTACHMENT 3 Packet Pg.  PUBLIC COMMENTS Packet Pg. 97 From: David Lingle <dlinglearch2@gmail.com> Sent: Thursday, January 11, 2024 12:27 PM To: Maren Bzdek <mbzdek@fcgov.com> Cc: Matthew Robenalt <MRobenalt@fcgov.com> Subject: [EXTERNAL] Re: HPC January documents Hi Maren. Thank you for forwarding me the Conceptual Design packet for 401 S. College (the Poudre Valley National Bank/Wells Fargo building) for the HPC meeting next week, and talking with me about the proposed adaptive reuse and new infill construction. Since I will be out of the country next week and unable to attend the meeting, I wanted to provide you with my initial thoughts on the conceptual proposal. I am glad that you and the HPC have had the opportunity to review the proposal at this early stage where it is easier to shift the design if necessary. The following are my thoughts, and please feel free to share these with the HPC ahead of their 1/17 meeting: •Historic Significance: Your staff report and the attached Architectural Inventory Forms give a good description and justification for the landmark eligibility of the property, which I understand that the City has already determined. I will not dwell on this topic further, other than to say that the fact that the building was designed by James Hunter elevates its importance even more. In my opinion as an historic architect, Mr. Hunter would be the mid-century equivalent of Montezuma Fuller in the architectural history of Fort Collins. •Architectural Design and Period: While the building is a good example of the mid-century International Style, I believe it is also a very good local example of the New Formalism sub-style of this period, which emerged in the early 1960s, This period is best represented by the work of Edward Durell Stone and others, and notable examples in the U.S. include the Kennedy Center for the Performing Arts in Washington D.C.and the Lincoln Center for the Performing Arts in NYC, and internationally in the U.S. Embassy in New Delhi, India. One distinctive design element of New Formalism is the use of decorative patterned screens, usually constructed of metal, cast stone or concrete. The PVNB/Wells Fargo building certainly displays this screening as a dominant design element. •Secretary of the Interior's Standards: The staff report ably describes the challenges facing the proposed design in meeting the SOI Standards. I would add that the Standards deliberately use the term "will" as opposed to "may" in how they are to be interpreted and applied. And they certainly don't suggest that they only apply "if it makes the proposed project easier to lease". •Proposed Design: While the renderings clearly depict a very handsome building design, it seems to be a design more appropriate to new infill construction and not as the adaptive reuse of an historic building of significant importance. •Use: This is the part of the proposed redevelopment that is to me the most problematic. SOI Standard No. 1 says that the use will be used as it historically was, or be given a use that does not compromise its defining characteristics. I believe that there is a reason this is the first Standard....it is the most significant. The proposed adaptive reuse, particularly the introduction of a conversion to residential on the third floor and the addition of a fourth level, certainly does not meet Standard No. 1 due to the removal of the character-defining brise soleil metal panels among other impacts. The staff report outlines the Modifications of Standards that would be 38%/,&&200(176  3DFNHW3J required in order to support this proposal....I would suggest that I would rather support a Modification of Standard (if necessary) for additional building height to allow the 22 residential units proposed in the bank building to be placed in the new infill building. This would allow the original building to remain more commercial in character, and allow the historically significant materials, features and elements to remain unaltered. • Interior Integrity: While I understand that the City has no purview over the interior of the building, I would maintain that the building's interior has incredible integrity, including its spatial relationships, central skylight element, materials and built-in fixtures and furnishings. Related to my comments above, finding an appropriate adaptive reuse that retains and celebrates the building's interior is highly recommended! • Removal of Brise Soleil Panels: As noted above, this is a major alteration to the building and its character-defining elements, and should not be allowed in any adaptive reuse. Their removal would also "expose" the original ribbon windows in a way that is not appropriate to the original design, and further, introducing operable window units to support a residential use might further alter the pattern and aesthetic of the ribbon glass. The proposal to reapply the screen panels as merely decorative elements elsewhere on the building is clearly not consistent with SOI Standards No. 2, 3, 5 and 9. I also believe, from a cursory observation, that the panels are in very good overall condition for their age, with only minor damage or missing pieces. • Fourth Floor Addition: While the proposed rooftop addition may meet the City's LUC standards for setback, the addition appears too massive and bulky in the architectural renderings in relation to its placement. If this addition is absolutely necessary (as opposed to relocating these units to the new infill building), it would seem appropriate to set the addition further back or make it more transparent and less heavy. • Bridge Connection: The placement of the bridge element connecting to the original building's third floor seems inappropriate. A more appropriate treatment would be to make the connection at the second floor, using the same location and width dimension as the missing two-story teller structure that existed on this facade. This should still leave adequate clearance for the pedestrian alleyway below. The bridge as depicted also appears a little too heavy....a more transparent treatment might be appropriate. • Proposed New Infill Construction: The proposal and drawings are still too conceptual in nature for me to generate any design-related comments at this time. From a massing and bulk perspective, the new building does not appear to negatively impact the historic PVNB/Wells Fargo building, even if additional height might be proposed. Thanks again for the opportunity to share my thoughts, and I hope they will be helpful. David Lingle Historic Architect and former City of Fort Collins LPC member 38%/,&&200(176  3DFNHW3J From: Matthew Robenalt <MRobenalt@fcgov.com> Sent: Thursday, January 11, 2024 4:26 PM To: Maren Bzdek <mbzdek@fcgov.com> Subject: Re: [EXTERNAL] Re: HPC January documents Hi, Maren, Dave Lingle indicated that you were collecting some feedback during the concept review for 401 S. College, and that the project architects are also interested in hearing some feedback on the concept as well. We appreciate VFLA’s previous work on historic building rehabilitations and sensitively designed additions, so we offer these comments with awareness of their successful and award winning projects elsewhere in downtown Fort Collins. While these comments do not represent an official position of the DDA Board of Directors, these comments do reflect observations made by DDA staff based on the current design presented in the 1/17/24 HPC agenda item. If this project were being presented to the DDA Board of Directors for consideration of design review and possible public-private partnership funding, the DDA staff would convey the following observations to the DDA board: •Re: proposed treatment of the existing building: The concept design results in an attractive building if it were being designed and built as new infill on a vacant lot. However, in order to accept that outcome from this concept proposal one must unfortunately also accept that this treatment approach significantly alters and/or removes a considerable number of era-defining characteristics on a unique building that can stand in its own right as a great representation of a mid-century office building. The removal of these character defining elements that are in good and/or repairable condition appears to be contradictory to Sec. Interior Standards. •The skybridge connecting the existing building to the new infill building appears very heavy and institutional-like, such as an element that would interconnect buildings on a medical campus, for example. It is appropriate to distinguish the skybridge as part of the new construction to respect the existing building’s era defining character. If the west stair tower of the existing building and the east stair tower of the new infill were aligned parallel with one another, then perhaps the skybridge could connect between the second floors of each building, and there would not be a need for the skybridge to be constructed as a conditioned space and thereby allowing it to be covered but not fully enclosed. The result could be a skybridge that is less massive in its appearance. •The proposal to remove most of the window screening from the existing building and relocate it into a horizontal application beneath the second floor overhang is presented as an elegant, thin floating panel concept, however, we do not feel this concept will appear as elegant and thin after being reengineered to meet structural code requirements. Screen panels applied in the horizontal configuration would likely require additional reinforcement to carry their own weight in this horizontal configuration and likely additional reinforcement for snow load, thus appearing far heavier when constructed than is represented in this current concept. •This project represents one of the interesting new challenges in the conversion of office space to a residential use in that the original building’s scale seems to accommodate that repurpose to residential quite easily, but not without significantly altering and harming the historic integrity of the original building. It appears it is the right size/scale office building for conversion to residential, but ultimately an unsuccessful conversion if the community objective is to 38%/,&&200(176  3DFNHW3J also prioritize preservation of the building’s historic architectural character. This, too, seems to indicate incompatibility with the Sec. Interior Standards. Thanks for the invitation to comment. Sincerely, Matt Robenalt Executive Director Fort Collins DDA PUBLIC COMMENTS - 2 Packet Pg. 101