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
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• 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
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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.
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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.)
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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
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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.