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HomeMy WebLinkAboutHistoric Preservation Commission - MINUTES - 03/20/2024Page 1 Jim Rose, Chair Location: Bonnie Gibson, Vice Chair Council Chambers, 300 Laporte Margo Carlock And remotely via Zoom Jenna Edwards Anne Nelsen David Woodlee Tom Wilson Staff Liaison: Vacant Seat Maren Bzdek Vacant Seat Historic Preservation Manager Regular Meeting March 20, 2024 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, Anne Nelsen, Jim Rose, David Woodlee ABSENT: Tom Wilson STAFF: Maren Bzdek, Heather Jarvis, Jim Bertolini, Yani Jones, Melissa Matsunaka • AGENDA REVIEW Ms. Jones stated there were no changes to the published agenda. • CONSENT AGENDA REVIEW No items were pulled from consent. • STAFF REPORTS ON ITEMS NOT ON THE AGENDA None. • COMMUNITY PARTICIPATION ON ITEMS NOT ON THE AGENDA None. Historic Preservation Commission Page 2 • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF FEBRUARY 20, 2024. The purpose of this item is to approve the minutes from the February 20, 2024 regular meeting of the Historic Preservation Commission. 2. SF DEMOLITION NOTIFICATION – 700 E ELIZABETH The purpose of this item is to approve the Single-Family Demolition Notice for 700 E Elizabeth. Commissioner Carlock asked if the entire house is planned for demolition. Yani Jones, Historic Preservation Planner, replied the plan is to demolish the entire residence as shown in the submitted building permit plans. Vice Chair Gibson? made a motion, seconded by Commissioner Edwards, to approve the consent agenda for the March 20, 2024 meeting as presented. Yeas: Carlock, Edwards, Gibson, Nelsen, Woodlee, and Rose. Nays: none. THE MOTION CARRIED. • DISCUSSION AGENDA 3. REPORT ON STAFF ACTIVITIES SINCE THE LAST MEETING Staff is tasked with an array of different responsibilities including code-required project review decisions on historic properties, support to other standing and special work groups across the City organization, and education & outreach programming. This report will provide highlights for the benefit of Commission members and the public, and for transparency regarding decisions made without the input of the Historic Preservation Commission (HPC). Yani Jones, Historic Preservation Planner, discussed some of the staff activities that have occurred since the last meeting, including a survey for the Frank T. Ulrich property at 309 Scott Avenue, which found the property to be both landmark eligible and National Register of Historic Places eligible, and a training provided by Rebecca Shields, Historic Survey Specialist, in conjunction with Historic Larimer County, that entailed interactive information on historic significance and integrity. Ms. Jones also provided a reminder about the Historic Preservation newsletter. 4. 2608 (2612) E. DRAKE (JOHNSON FARM BARN) – STABILIZATION AND REPAIR UPDATE DESCRIPTION: This item is to provide notice to the HPC of the plans to stabilize and repair the Johnson Barn, a contributing structure of the City Landmark at 2608 (2612) E Drake, following the order to demolish issued on March 7, 2024. The barn sustained severe damage during high winds in the week of February 26, 2024. Subsequent evaluation by a structural engineer who specializes in historic preservation recognized the need to resolve the barn’s structural instability immediately and the City’s Chief Building Official issued an order to demolish based on the structure’s imminent danger of collapse. The order provided options to address the imminently dangerous conditions, including immediate stabilization, careful deconstruction of the damaged portions, salvage of reusable and reference materials, and repair and reconstruction of the barn. The applicant is pursuing stabilization, repair, and reconstruction as the immediate course of action and will describe progress to date at this meeting. Staff expects to receive a subsequent application for a building permit that will address weatherproofing and primary reconstruction activities that will be required following stabilization. At a previous Commission meeting on June 13, 2012, the owner provided plans for adaptive reuse of the farmstead, which were ultimately approved as part of the Bucking Horse Filing Two development plan. The property was designated as a Fort Collins Landmark on June 18, 2013. As adaptive reuse plans move forward in the Page 3 future, building permit review will ensure conformance with the approved 2012 plan set and will be documented via a Certificate of Appropriateness to reflect conformance with landmark design review requirements. APPLICANT/ OWNER: Gino Campana, Bellissimo, LLC STAFF: Maren Bzdek, Historic Preservation Manager Staff Presentation Maren Bzdek, Historic Preservation Manager, stated this item is meant to provide notice to the Commission of the plans to stabilize and repair the Johnson Barn, which is a contributing structure of the City landmark on East Drake Road, following the order to demolish the structure which was issued on March 7, 2024, because the barn sustained severe damage during high winds the week of February26, 2024, and the subsequent evaluation by a structural engineer recognized the need to resolve the barn’s structural instability immediately and the City’s Chief Building Official issued an order to demolish based on the structure’s imminent danger of collapse. Ms. Bzdek noted the demolition order provides options to address the imminently dangerous conditions, including immediate stabilization, careful deconstruction of the damaged portions, salvage of reusable and reference materials, and repair and reconstruction of the barn , and the applicant is pursuing stabilization, repair, and reconstruction as the immediate course of action. Additionally, Ms. Bzdek noted staff expects to receive a subsequent application for a building permit that will address weatherproofing and primary reconstruction activities that will be required following stabilization. Ms. Bzdek showed photos of the property and noted the barn is a City landmark which was designated in 2013 in recognition of its architectural and historical significance for its contr ibutions to our community’s agricultural history, it’s association with early farming families, as a representation of vernacular farmhouses, and a rare local example of a bank barn built into grade. Ms. Bzdek showed photos of the recent wind damage to the barn and noted the process for stabilization is being driven by guidance from the structural engineer that was originally consulted. Ms. Bzdek discussed the original plans for adaptive reuse of the barn and other farmstead buildings and outlined the requests staff received for additional information, including questions as to what measures, if any, has the property owner taken to conform to maintenance provisions since the landmarking of the property over a decade ago, to provide a description of the stabilization work to date, information as to the timeline for future reconstruction and adaptive reuse for the farmstead, and information regarding the condition of the two residences on the property and plans to ensure their maintenance and stability. Owner Presentation Ian Shuff, alm2s Architects, showed renderings of the plans for adaptive reuse of the barn and showed photos of the current state of the site, including the wind damage. He stated stabilization has occurred and braces have been placed on all the walls and roof elements. Additionally, he noted reconstruction drawings are being completed as quickly as possible with a target of late next week to submit for permits. Mr. Shuff provided detailed information on the reconstruction plans and stated the goal is to make the structure weather tight. He noted much of the work is being done in preparation for the adaptive reuse. Regarding the two farmhouses on the site, Mr. Shuff stated some holes were found in the roofs which have since been repaired by Bellissimo Construction. Gino Campana, property owner, thanked the Commission and staff for their work. He commented on the adaptive reuse at the Jessup Farm property and stated there are plans to use the Johson barn in the future, but acknowledged adaptive reuse is not always a financially lucrative venture and stated the market continues to change. He stated the goal of this reconstruction is to get to an interim, weather - proof, and vandal-proof state and he commented on the emergency repair work that likely salvaged the building. Public Input Meg Dunn commended the Jessup Farm adaptive reuse. She noted there are emergency grants available through History Colorado and immediate needs grants through Larimer County. Page 4 Commission Questions/Discussion Commissioner Nelsen asked about the possibility of a lack of maintenance. Mr. Shuff replied the barn’s condition in 2012 was not largely different in terms of the amount of missing roofing; however, water intrusion and wind impacts have occurred. Additionally, he stated there have been varying opinions on whether to let the building breath in its current condition and not trap moisture; however, the approach moving forward with the reconstruction is to make the building weather - and water-tight. Mr. Campana provided additional detail on the failure of some horizontal braces. He stated maintenance inspections with the City occurred prior to this . He commented on restoration aspects that will be needed for the adaptive reuse to meet the Energy Code. Commissioner Nelsen asked if the City needs to expedite the review process to get the stabilization work done. Mr. Campana replied the process is being expedited, though there could be some areas under which the Chief Building Official could be given more leeway in allowing an emergency repair to take place. Commissioner Nelsen asked Marcus Coldiron, Chief Building Official, if he has any thoughts on the stabilization efforts thus far. Mr. Coldiron replied the improvements are moving in a positive direction and it was important to consider the life safety component as the number one priority , which is why it was important to establish two separate permits, one to remove the imminently dangerous designation and one for reconstruction to get the building to a structurally secure and weather-proof state. He stated both permits were directed to be expedited as much as possible given the unique situation. Chair Rose stated the hope would be that the proposal being made for the barn roof may also apply to the other two buildings given this is a multiple-building landmark. He noted the first part of a building to fail is the roof, and when the roof begins to deteriorate, other parts of the building then begin to fail. He questioned if there are roofing strategies to be considered for the other two buildings. Mr. Shuff replied they have not discussed those options but noted the other two roofs are primarily intact. Mr. Campana stated the other roofs do have shingles and issues are being addressed as they come up . He noted the houses are much newer than the barn. Chair Rose stated it would not take much rolled roofing for the houses to help keep the interiors from deteriorating and suggested it may be worth the investment to help keep those interiors intact. Mr. Campana stated none of the many grants and tax credits for which he applied for the Jessup Farm project were successful. He stated adaptive reuse does not get the same attention as preservation of historic structures. Commissioner Nelsen asked if there are plans for material salvage for the materials that cannot be reused. Mr. Campana replied there are some rotten materials, but anything that can be deconstructed and reused will be. Commissioner Nelsen commended the assembled team. Chair Rose concurred and expressed gratitude to the team for its hard work to salvage the barn. 5. 220 E. OAK ST. (EAST OAK TOWNHOMES) – DEVELOPMENT REVIEW DESCRIPTION: Development application at 220 E. Oak Street to include demolition/potential deconstruction of all existing structures, construction of fifteen (15) 3 and 4 -story townhomes with a private center alley. APPLICANT/ OWNER: Laurie P. & Robert Davis (owner/developer) ldavis@davisdavisarch.com; rdavis@davisdavisarch.com Randy Shortridge, auWorkshop (design professional) rshortridge@auworkshop.co STAFF: Maren Bzdek, Historic Preservation Manager Jim Bertolini, Senior Historic Preservation Planner (**Secretary’s Note: Commissioner Nelsen withdrew from the discussion of this item due to a conflict of interest.) Page 5 Staff Presentation Jim Bertolini, Senior Historic Preservation Planner, stated the role of the Commission is to pass a resolution providing a recommendation to the project decision maker, which in this case is the Planning and Zoning Commission, regarding whether the project meets the Cultural Resource Section of the Land Use Code, 3.4.7. He noted the Commission considered a conceptual review of this project at its October 2023 meeting. Mr. Bertolini outlined the proposed project of 15 3- and 4-story townhome units and discussed the property and historic area of adjacency. He stated the applicant has been advised to primarily consider the historic resources that directly abut the site, which in this case is 137 Mathews, the former McIntyre House. Mr. Bertolini noted there are two buildings on the development site that would be demolished as part of the project, both of which received official historic survey findings in 2021 of ineligibi lity. Mr. Bertolini discussed the historic significance of the McIntyre House, stating staff is fairly certain it would be eligible under standards 2 and 3, standard 2 for association with the Women’s Suffrage Movement in Colorado and Fort Collins. He discussed the key features of the home that are important for design compatibility, including the red brick walls, Italianate -style windows, and distinctive canted bay window. Mr. Bertolini discussed the proposed site plan, particularly the setback on the north property line which would provide a full ten feet between the buildings. He reviewed the compatibility requirements that are part of Land Use Code Section 3.4.7 noting all seven of the requirements do need to be met when a historic resource directly abuts the development site. The first requirement for similar width and massing was found by staff to be met when looking at each townhome unit on its own . The second requirement relates to a step back at or one story above the historic resource, and staff considers this to be exceeded based on having a full ten-foot step back from the historic resource which provides it more visibility than exists now. The third requirement relates to the use of durable materials which is met with the proposal. The fourth requirement relates to using the dominant material on the historic resource to influence the primary materials on the new construction , and staff noted this could be improved by the use of brick above the first floor, though staff does find the requirement to be met with the use of brick on the first floor. The fifth requirement relates to having some compatibility on the windows or fenestration between the historic building and new construction, and in this case, staff finds the requirement met with similar window proportions, patterns, and pairings. The sixth requirement relates to horizontal or vertical alignment between the new construction and features on the historic building, and in this case that alignment is being met by the inset porch on the first floor. The final requirement relates to visibility of the historic structure, and in this case, visibility is actually being gained. Mr. Bertolini stated the overall recommendation from staff is that the Code requirements appear to be met. Applicant Presentation Laurie Davis, Davis Davis Architects, commented on the desire to construct the best buildings possible from both a design and performance perspective. She also discussed her focus on net zero energy construction and commented on the importance of the relationship between history and the future. Ms. Davis stated this project will be an emissions -free all electric building solely powered from renewable sources and stated the project will help meet the City’s 15-minute city goals. Ms. Davis outlined the plan for deconstruction of the existing buildings which will aim to divert, recycle, and reuse as much of the building materials as possible. She noted discussions have occurred with the owners of the McIntyre House and they have asked for two site trees to be preserved, which will occur. Ms. Davis discussed the proposed building elevations and material s and also discussed the ways in which the building relates to the Zoric Cleaners building. Ms. Davis outlined the standards in Land Use Code Section 3.4.7 and discussed the ways in which the project meets the requirements, including the use of similar doors and windows, massing, step backs, materials, and the visibility of the historic resource. She further detailed the proposed materials. Public Input Page 6 Meg Dunn asked about the building on the other side of the alley from Zoric Cleaners and questioned the parking situation. Ms. Davis replied the sister project to this requested and received a modification for parking that allowed for a shared electric car on site that counted for five parking spaces. Additionally, four parking spaces are reserved in the Old Town garage. She stated this project does have garages for all units except three, and those will receive parking garage spaces. Robert Davis, Davis Davis Architects, noted the garages have been designed to be converted to another use. Mr. Bertolini stated the building referenced by Ms. Dunn was determined to not have enough historic integrity to make it landmark eligible. Commission Questions/Discussion Commissioner Carlock commended the applicant for doing so much in the styling of the building to make it compatible with the McIntyre House and the neighborhood. Commissioner Carlock made a motion that the Historic Preservation Commission recommend to the decision maker, the Planning and Zoning Commission, approval of the East Oak Townhomes project at 220 East Oak Street, finding that the proposal complies with the design compatibility standards contained in Land Use Code Section 3.4.7(E), table 1. Commissioner Woodlee seconded the motion. Yeas: Carlock, Edwards, Gibson, Woodlee and Rose. Nays: none. THE MOTION CARRIED. • CONSIDERATION OF CITIZEN-PULLED CONSENT ITEMS None. • OTHER BUSINESS Chair Rose thanked Commissioner Nelsen for her contributions to the Commission. Commissioner Nelsen commended the staff. • ADJOURNMENT Chair Rose adjourned the meeting at 7:36 p.m. Minutes prepared by and respectfully submitted by Melissa Matsunaka.