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HomeMy WebLinkAbout11/20/2024 - Historic Preservation Commission - AGENDA - Regular Meeting (2)Page 1 Commissioners: Jim Rose, Chair Location: Bonnie Gibson, Vice Chair This meeting will be held Margo Carlock In person at Chambers, 300 LaPorte Ave. Chris Conway And remotely via Zoom Jenna Edwards Jeff Gaines Aaron Hull Staff Liaison: David Woodlee Maren Bzdek Vacant Seat Historic Preservation Manager Regular Meeting NOVEMBER 20, 2024 5:30 PM AGENDA determined that the prudent format for HPC meetings will be in person meetings that also make use of remote technology. 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 Fort Collins Municipal Code Section 2-174. 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. Upon request, the City of Fort Collins will provide language access services for individuals who have limited English proficiency, or auxiliary aids and services for individuals with disabilities, to access City services, programs and activities. Contact 970.221.6515 (V/TDD: Dial 711 for Relay Colorado) for assistance. Please provide 48 hours advance notice when possible. A solicitud, la Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que no dominan el idioma inglés, o ayudas y servicios auxiliares para personas con discapacidad, para que puedan acceder a los servicios, programas y actividades de la Ciudad. Para asistencia, llame al 970.221.6515 (V/TDD: Marque 711 para Relay Colorado). Por favor proporcione 48 horas de aviso previo cuando sea posible. 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 • STAFF REVIEW OF AGENDA o This review provides an opportunity for Staff to review the posted meeting and agenda and provide the Commission with any last-minute updates that may affect the order of agenda items. • CONSENT AGENDA REVIEW o The Chair will invite public requests for a Commissioner to “pull” any items off the Consent Agenda. This is not the time for public comment on the item. o Any Commissioner, at the Commissioner’s own prerogative or in response to a request from the public, may “pull” an item off the Consent Agenda to be considered as a separate item. o Pulled Consent Agenda items will have the opportunity for public comment and will be considered before scheduled discussion items. • COMMUNITY PARTICIPATION AND PUBLIC COMMENT ON ITEMS REMAINING ON THE CONSENT AGENDA OR ON ITEMS NOT ON THE AGENDA Packet Pg. 2 Page 3 • PUBLIC COMMENT FOLLOW UP FROM COMMISSION • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF SEPTEMBER 18, 2024 The purpose of this item is to approve the minutes from the September 18, 2024 regular meeting of the Historic Preservation Commission. 2. ADOPTION OF THE HISTORIC PRESERVATION COMMISSION’S 2025 WORK PLAN The purpose of this item is to discuss and adopt the Historic Preservation Commission’s Work Plan for 2025 • ADOPTION OF CONSENT AGENDA • CONSENT AGENDA FOLLOW UP o This is an opportunity for Commissioners to comment on items adopted or approved on the Consent Agenda. • STAFF REPORTS ON ITEMS NOT ON THE AGENDA o This is an opportunity for staff to provide updates on general activities at the City of Fort Collins related to the work of the Commission. • COMMISSIONER REPORTS ON ITEMS NOT ON THE AGENDA o This is an opportunity for Commissioners to share individual activities and updates related to the work of the Commission. • CONSIDERATION OF PULLED CONSENT ITEMS o Any agenda item a Commissioner pulled from the Consent Agenda will be given time for a staff presentation on the item, public comment, and discussion, and the Commission will act on the item at this time. • DISCUSSION AGENDA Each item on the Discussion Agenda will be given time for a staff presentation, public comment, and discussion, and the Commission will act on the item in its agenda order. 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 and outreach programming. This report will provide highlights for the benefit of Commissioners and the public, and for transparency regarding decisions made without the input of the Historic Preservation Commission. Packet Pg. 3 Page 4 4. PROPOSED POLICY ADOPTION: EXPANDED ROOFING OPTIONS FOR PROJECTS ON HISTORIC BUILDINGS DESCRIPTION: would expand the allowable installation materials and methods, and allow residents to more heavily weight fire prevention, material durability, and recyclability as factors when selecting roofing on historic buildings. STAFF: 5. UPDATE – INDIGENOUS/NATIVE AMERICAN HISTORY & PRESERVATON DESCRIPTION: engagement with the City’s current native tell/preserve history related to Native/Indigenous people. More information about Hispanic American history can be found on our website, here: https://www.fcgov.com/nativehistory. STAFF: 6. CERTIFIED LOCAL GOVERNMENT (CLG) QUADRENNIAL REVIEW EVALUATION DESCRIPTION: commitment to preserving historic resources and local history. The CLG program is a partnership between the federal, state, local governments to help communities protect their historic resources. The City of Fort Collins has been a CLG since 1991. The National Park Service requires that each CLG be evaluated by the State Historic Preservation Office (SHPO) at least once every four years to ensure that the CLG is fulfilling its responsibilities and to identify areas where more assistance from the SHPO may be helpful. The Colorado SHPO is History Colorado. STAFF: 7. 313 N. MELDRUM ST. (EMMA MALABY GROCERY PROPERTY) – CONCEPTUAL LANDMARK DESIGN REVIEW DESCRIPTION: the City Landmark at 313 N. Meldrum St., the Emma Malaby Grocery Property. The proposal includes structural work on the roof and substitute replacement shingle material, a rear addition, ADA improvements, and other repair or rehabilitation to the existing store detailed below. 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: STAFF: Rebekah Schields, Historic Preservation Specialist Packet Pg. 4 Page 5 • OTHER BUSINESS OF THE COMMISSION O Commissioners may raise new topics that may properly come before the HPC for consideration. • ADJOURNMENT Packet Pg. 5 Agenda Item 1 Item 1, Page 1 Historic Preservation Commission STAFF Melissa Matsunaka, Sr. Project Coordinator SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF THE SEPTEMBER 18, 2024 REGULAR MEETING EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the September 18, 2024 regular meeting of the Historic Preservation Commission. ATTACHMENTS 1. HPC September 18, 2024 Minutes – DRAFT Packet Pg. 6 Page 1 Jim Rose, Chair Location: Bonnie Gibson, Vice Chair Council Chambers, 300 Laporte Margo Carlock And remotely via Zoom Jenna Edwards Chris Conway David Woodlee Jeff Gaines Staff Liaison: Aaron Hull Maren Bzdek Vacant Seat Historic Preservation Manager Regular Meeting September 18, 2024 Minutes •CALL TO ORDER Chair Rose called the meeting to order at 5:30 p.m. •ROLL CALL PRESENT: Chris Conway, Bonnie Gibson, Aaron Hull, Jim Rose, and David Woodlee ABSENT: Margo Carlock, Jenna Edwards, and Jeff Gaines STAFF: Maren Bzdek, Heather Jarvis, Jim Bertolini, Yani Jones, Melissa Matsunaka •AGENDA REVIEW Bzdek reviewed the published agenda. •COMMUNITY PARTICIPATION ON ITEMS ON OR NOT ON THE AGENDA None. •CONSENT AGENDA REVIEW No items were pulled from consent. •CONSENT AGENDA 1.CONSIDERATION AND APPROVAL OF THE MINUTES OF AUGUST 21, 2024. The purpose of this item is to approve the minutes from the August 21, 2024 regular meeting of the Historic Preservation Commission. Historic Preservation ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 7 Page 2 Vice Chair Gibson moved, seconded by Commissioner Conway, to approve the Consent Agenda. Yeas: Conway, Gibson, Hull, Woodlee, and Rose. Nays: none. THE MOTION CARRIED. • STAFF REPORTS ON ITEMS NOT ON THE AGENDA Yani Jones, Historic Preservation Planner, provided an update on the landmark nomination for the Chavez/Ambriz/Gonzales property at 724 Martinez Street. Jones stated Council adopted the second reading of the landmark ordinance on September 3rd. Jim Bertolini, Senior Historic Preservation Planner, announced the upcoming Poudre Landmarks Foundation’s historic homes tour. • COMMISSIONER REPORTS ON ITEMS NOT ON THE AGENDA None. • CONSENT AGENDA FOLLOW UP None. • 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, provided a report on a design review at 100 1st Street. Jim Bertolini, Senior Historic Preservation Planner, reported on a development review for the Tapestry project which includes Odell Brewery and the land right behind their facility off East Lincoln Avenue. The project will be an income qualified housing project. Bertolini also provided a report on how staff is preparing to address historic survey in the future, particularly given a Historic Survey Specialist, Rebecca Shields, will now be on staff. Jones reported on a recent historic walking tour she and Rebecca Shields led focusing on sites in the Old Town area related to women’s suffrage. Jones also provided a reminder about the Historic Preservation newsletter. 3. PROPOSED POLICY ADOPTION: EXPANDED ROOFING OPTIONS FOR PROJECTS ON HISTORIC BUILDINGS DESCRIPTION: would expand the allowable installation materials and methods, and allow residents to more heavily weight fire prevention, material durability, and recyclability as factors when selecting roofing on historic buildings. STAFF: ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 8 Page 3 STAFF PRESENTATION Jim Bertolini, Senior Historic Preservation Planner, stated this item is a proposed policy adoption regarding expanding roofing options for historic buildings in Fort Collins. He stated the policy is part of the larger transition in the historic preservation field related to several topics of national concern, including climate action and housing affordability. Bertolini noted climate action and resilience is part of the Commission’s 2024 work plan and the City’s Our Climate Future plan. In terms of roofing, Bertolini noted we are in one of the most hail prone regions of the United States; therefore, roofing wears out much more quickly here. This policy would provide expanded roofing material options to historic building owners and allow for a more responsible approach to waste management in terms of roofing. Bertolini outlined the role of the Commission and noted Fort Collins has previously required preservation of the existing roofing material or replacement in-kind for historic buildings. Bertolini provided a triple bottom line analysis of various roofing materials, including clay tile, metal, synthetic, and stone-coated metal, and commented on fire code requirements for roofing. Additionally, Bertolini noted the single largest source of solid waste going to the Larimer County landfill is asphalt shingles and this policy will help provide some options that will not wear out as quickly. Bertolini stated the proposed policy would significantly expand the scenarios in which a substitute roofing material could be approved on historic buildings in Fort Collins, with a focus on replacing wood and asphalt shingles. Additionally, this policy would establish City staff as the approval authority on most historic building roofing replacements. Bertolini clarified the policy would not propose substitute materials on some of the museum artifact buildings such as the Avery House and older buildings in Library Park where adaptive reuse standards are not being applied. PUBLIC INPUT Mary Humstone, historic homeowner, stated she does not believe Larimer County would even allow wood shingles. COMMISSION QUESTIONS / DISCUSSION Commissioner Woodlee asked about the use of solar panel tiles. Bertolini replied solar uses would be approved by staff on post-1950 buildings and a bit less visibility would be encouraged on pre-1950 buildings. Vice Chair Gibson stated she has no specific concerns with the policy and asked about certain instances wherein an inappropriate replacement material may be requested. Bertolini replied the policy has been crafted with the assumption that the material is not a character-defining feature, but the shingle pattern may be. Chair Rose commented on places where cedar shingles are used in places other than the roof and stated there are likely appropriate replacement materials that could be used. He expressed concern about allowing turtle vents to appear on the principal elevation. Bertolini replied staff does not currently weigh in on the type or location of vents for shingle roofing, particularly at the residential level; therefore, the policy would need to be adjusted if the Commission wanted that to be part of the consideration. Chair Rose suggested some basic clarification could be provided to give staff some tacit authority to provide guidance when the venting is part of a prominent or significant feature, be it character- defining or not. Commissioner Conway expressed concern with adding requirements leading to increased confusion for homeowners that are trying to navigate an already fairly complicated system. Commissioner Woodlee moved, seconded by Vice Chair Gibson, that the Historic Preservation Commission continue this item to the next meeting in order to seek additional information regarding the following Code requirements based on our discussion of specific literature and language around venting locations. ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 9 Page 4 Chair Rose stated this motion will direct staff to develop a little more language to give sufficient attention to the venting issue and the Commission will consider the item at next month’s meeting. Bertolini requested clarification as to whether the language should be crafted to require less visible ventilation or providing staff the discretion to manage that. Commissioner Woodlee replied he would expect it to be something that is required. Chair Rose replied he would rather recommend language encouraging applicants and staff to review the venting and other roofing aspects to allow for some flexibility. Commissioner Conway concurred with Chair Rose. Bzdek noted the policy already considers gutters and venting is a similar functional element that should also be included or addressed in some way. The vote on the motion was as follows: Yeas: Conway, Gibson, Hull, Woodlee, and Rose. Nays: None. THE MOTION CARRIED. 4. 1316 W. OAK ST. (JASPER LOOMIS PROPERTY)– FINAL LANDMARK DESIGN REVIEW DESCRIPTION: on the Jasper Loomis Property at 1316 W. Oak St. The owner has waived conceptual design review and is seeking a Certificate of Appropriateness for the proposed work. APPLICANT: STAFF: STAFF PRESENTATION Yani Jones, Historic Preservation Planner, outlined the role of the Commission to provide a final landmark design review of the roofing material substitution proposal for the home at 1316 West Oak Street, which was designated as a City landmark in 1994 under standard 3 for its architectural significance. Jones stated the applicants’ proposed project is to replace the existing wood shingle roof to a Westlake Cottage shingle stone-coated steel roofing material in an iron wood color, as well as in-kind roofing replacement of the flat-roofed front porch, which is currently a modified bitumen material. Jones showed photos of the existing house and roof and noted the existing shed structure is also planned to be reroofed, but it is not a contributing structure to the historic property. Jones stated staff believes the consistency of this project with the Secretary of the Interior standards for rehabilitation depends on whether one considers the roofing material as a character-defining feature versus the type of roof itself. Staff finds the home’s ability to convey its architectural significance does not depend on the material being wood, but rather on the shingle type, and therefore recommends approval of the proposal. PUBLIC PARTICIPATION Nate Elkins, Assurance Contractors, stated he is the roofing contractor for the project and is available for questions. COMMISSION QUESTIONS AND DISCUSSION Vice Chair Gibson commented on the home’s beauty and noted the proposed shingles are a very close match for the existing shingles. She expressed support for the project. Commissioner Woodlee asked about the age of the existing roof. One of the property owners replied the cedar shingle roof was installed in 2006, to their best recollection, and it was treated to be resistant to hail, though there has been some damage sustained. ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 10 Page 5 Vice Chair Gibson moved, seconded by Conway, that the Historic Preservation Commission approve the proposed reroofing project at the Jasper Loomis property at 1316 West Oak Street as presenting, including the replacement of the wood shingle roof with the selected stone-coated steel roofing product, finding that the proposed work meets the Secretary of the Interior standards for rehabilitation. Yeas: Conway, Gibson, Hull, Woodlee, and Rose. Nays: none. THE MOTION CARRIED. 5. EDUCATION WORKSHOP – HISPANIC AMERICAN HISTORY PRIMER DESCRIPTION: presentation is being given at a regular meeting as opposed to a work session to make it available to the attending public in person and online and via the meeting recording. September 15 to October 15 is Hispanic Heritage Month in the United States. STAFF: STAFF PRESENTATION Jim Bertolini, Senior Historic Preservation Planner, stated Hispanic Heritage Month is celebrated during a non-calendar month in order to coincide with some Latin American independence days. He discussed Hispanic history and United States/Mexico war which led to the United States claiming the northern third of Mexico, which included the southern half of Colorado. He went on to discuss the dynamics of power and displacement as Anglo Americans started moving into Colorado. As those of Hispanic heritage were displaced to other parts of the state, there was a movement to work in agriculture, particularly here in northern Colorado. Bertolini discussed the key places of Hispanic history in Fort Collins, including the Tres Colonias neighborhoods, Great Western sugar factory, the Holy Family neighborhood, and North College area. He commented on the significant injection of Mexican residents into the United States and Canda during the Mexican Revolution during the 1910’s. Bertolini also discussed some of the key businesses and social institutions built by the Hispanic community in Fort Collins, including Joe’s Upholstery and the Holy Family Catholic Church. Additionally, he noted Fullana Elementary School was the result of a civil rights victory by the Hispanic community putting pressure on Poudre School District to invest the way it claimed it was going to during the 1960’s and ‘70’s. Bertolini discussed various residences throughout the city that were occupied by well-known Hispanic community members and commented on early Hispanic students and associated housing discrimination at Colorado State University. Bertolini outlined next steps for addressing Hispanic heritage in Fort Collins, specifically noting there are only three of roughly 300 City landmarks that specifically recognize Hispanic history. He announced the upcoming Hispanic Heritage Month celebration. Vice Chair Gibson asked why the number of Hispanic-related landmarks is so low. Bertolini replied there are a few reasons, one being the over-emphasis on architecture that local preservation programs across the country have, and though many of these homes may not be architecturally significant, they do have important historical significance. Additionally, private owners of those homes generally need to be in support of landmarking and gentrification has dramatically reduced the percentage of Hispanic ownership of the resources. Bzdek noted there are cultural differences that need to be considered when the preservation programs are being designed and advertised. Bertolini also commented on the emphasis on character-defining features and historic integrity, which may not translate on a cultural level. ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 11 Page 6 Vice Chair Gibson noted public engagement is part of the Commission’s work plan and commented on the importance of collaboration with trust. Members commented on the Pobre Pancho’s building and historic review. Chair Rose noted that building was important because of what it represents. Commissioner Conway and Chair Rose commended the presentation. • OTHER BUSINESS None. • ADJOURNMENT Chair Rose adjourned the meeting at 7:35 p.m. Minutes prepared by and respectfully submitted by Melissa Matsunaka. ITEM 1, ATTACHMENT 1 DRA F T Packet Pg. 12 Agenda Item 2 Item 2, Page 1 Historic Preservation Commission PROJECT NAME ADOPTION OF THE HISTORIC PRESERVATION COMMISSION’S 2025 WORK PLAN STAFF Maren Bzdek, Historic Preservation Manager PROJECT INFORMATION The purpose of this item is to discuss and adopt the Historic Preservation Commission’s Work Plan for 2025. EXECUTIVE SUMMARY The City’s Municipal Code requires boards and commissions to develop work plans identifying goals for the next year. Work plans for 2025 are due November 30, 2024 take effect on January 1, 2025. The updates noted via strikethroughs and highlights in the attached draft 2025 work plan reflect the results of a discussion held at the November 13, 2024 HPC work session. In that discussion, the HPC members present agreed to retain the existing 2024 work plan format and thematic categories and add the category that reflects the contribution they will make to the 2025-2026 preservation code updates. Additional updates reflect suggestions to insert specific action items and clean up items that are no longer active or relevant. The attached work plan should be formally adopted at the November 20, 2024 meeting in order to meet the deadline set by the Clerk’s Office for all City Boards and Commissions. ATTACHMENTS 1. HPC 2025 Work Plan_Draft Packet Pg. 13 Work Plan City of Fort Collins HISTORIC PRESERVATION COMMISSION 2025 Work Plan The 2025 work plan of the Historic Preservation Commission (HPC) is based on four primary initiatives that initially emerged at an October 2022 retreat and were again adopted as priorities for the 2024 work plan. The current Commission members have determined these initiatives are of ongoing relevance to their work on behalf of City Council and the Fort Collins community. The HPC also intends to continue the practice, established in the 2024 work plan, of holding monthly discussions to identify associated action items and required resources, to discuss how their proposed work interfaces with ongoing City staff activities, and to take on related tasks according to their individual capacity to contribute. 2025 Work Plan Initiatives These initiatives align with the National Trust for Historic Preservation’s Impact Agenda, the Colorado Statewide Historic Preservation Plan, and the City of Fort Collins strategic plans and outcome areas. 1.Support Building an Equitable, Affordable, and Vibrant Community •Provide feedback and ideas for the following staff-led initiatives: o share local history and elevate appreciation of historic building stock that provides affordable housing for the community o prioritize inclusion to tell a more accurate and comprehensive story of our community o encourage emphasis on the history of individual Fort Collins neighborhoods to help residents learn about and appreciate where they live o follow National Register process to consider updating the significance criteria to include cultural significance and evaluate local potential for application. [Moved in amended form to Item 4] o Incorporate the City’s future land acknowledgement statement into HPC meetings. 2.Grow a Collaborative and Inclusive Network through Improved Public Engagement •Assist staff with formal presentations and informal engagement activities such as tabling at community events, focusing first on the key interest groups of cultural and heritage non-profits, realtors, construction and building trades, and developers as well as youth K-12 education while also considering opportunities to bring preservation information to general community events of broader interest •Use HPC meetings to Engage with and empower the participation, self-advocacy, and storytelling of underrepresented groups who are not typically connected to historic preservation work •Interact more closely and strategically with other Boards and Commissions •Help staff to identify new stakeholders and partner organizations to work on shared goals •Network with community contacts and encourage City Clerk’s Office and City Council to recruit and appoint new HPC members who are representative of our community’s demographic diversity •Identify opportunities for ongoing recognition of excellence in historic rehabilitation projects and advocacy efforts, including participation in the annual Friends of Preservation Awards selection process and “spot awards” for projects throughout the year 3.Strengthen Connection to Climate Resilience Work •Use HPC work sessions and other educational outlets led by HPC members to educate residents and contractors about value and passive energy performance of pre-WWII building stock and material conservation/embodied energy, as well as methods for maintaining and improving ongoing energy performance of historic buildings ITEM 2, ATTACHMENT 1 Packet Pg. 14 • Provide feedback to staff on conceptual design of effective graphics and information flyers that describe and illustrate the comparative effects of mechanical demolition versus adaptive reuse/rehabilitation of buildings and deconstruction and provide lists of local resources • Provide comments for City’s effort to consider a future deconstruction ordinance that is connected to a regional network of participants 4. Develop Modernized and Expanded Tools for Historic Preservation • Engage a younger demographic with connections to emerging professionals in graduate programs and emerging digital tools • Support effort to create new and more numerous tools for recognizing historic places and learning about their history (including on site signage, online content, and interactive activities such as walking tours) • Participate in staff-led effort to evaluate, address, and strengthen incentives and financial support programs to encourage and support local landmarks • Use HPC meetings to promote the existing Cost Calculator Tool on the City’s website [tool is outdated and will be removed in near future] • Provide ideas to staff for new information and helpful resources to add to City’s website 5. Provide Subject Matter Expertise and Formal Participation in Preservation Code and Policy Updates • Assist City staff and community stakeholders in the comparative evaluation of proposed updates to Fort Collins code requirements and administrative procedures, specifically (but not limited to) the categories of treatment of historic resources on development sites, applications for demolition, non-owner-initiated requests for landmark designation, and the possibility of adding cultural importance as an additional significance criterion for landmark eligibility. • Participate in public engagement efforts to gather community input for proposed updates. ------------------------------------------------------------------------------------------------------------------------------------------------ Historic Preservation Commission (HPC) Purpose and Overview: • The HPC, established in 1968, is a nine-member quasi-judicial body. Per Certified Local Government (CLG) requirements in the U.S. historic preservation system, the City must demonstrate an ongoing effort to maintain at least 40% of the membership with professional expertise in history, archaeology, anthropology, architectural history, architecture or landscape architecture, real estate, or law. o Currently, that expertise is represented on the Fort Collins HPC by 8 of the 8 appointed members (100%) as follows: Architecture (Anne Nelsen); Historic Architecture/Architectural History (Jim Rose); History and related disciplines (Jenna Edwards, Margo Carlock); Archaeology (Bonnie Gibson); Building Trades (David Woodlee); and Real Estate (Andy Smith, Tom Wilson). • The HPC performs the CLG responsibilities for the City of Fort Collins: o Enables the City to administer preservation regulations on behalf of the state/federal governments; residents to receive 25% Colorado State Tax Credits for Historic Preservation; and City to receive CLG grants for training, surveys, building preservation, and education o Requires enforcement of state/local legislation for the designation and protection of historic properties consistent with the Secretary of Interior’s Standards; requires on-going historic survey. • The HPC is the final decision-maker on: o Exterior alterations to properties designated as Fort Collins Landmarks o Determinations of eligibility for Fort Collins Landmark designation; and allocation of Landmark Rehabilitation Loan funds • The HPC makes formal recommendations: o To Council on Fort Collins Landmark designations and matters of policy related to historic preservation and land use; to the Colorado State Review Board on nominations of Fort Collins properties to the National and State Registers of Historic Places o To the Planning and Zoning Commission, Hearing Officers, and City staff on design compatibility of developments adjacent to and/or containing historic resources, as well as proposed treatment plans for adaptive reuse of those historic resources. • HPC advises Council on the identification and significance of historic resources, threats to their ITEM 2, ATTACHMENT 1 Packet Pg. 15 preservation, and methods for their protection; and advises Council and staff about policies, incentives, and regulations for historic preservation. • The HPC proactively addresses barriers that perpetuate inequality, to help minimize impacts to historically under-represented and under-resourced communities;and directly supports the City's goals of sustaining an environment where residents and visitors feel welcomed, safe, and valued. ITEM 2, ATTACHMENT 1 Packet Pg. 16 Agenda Item 3 Item 3, Page 1 Historic Preservation Commission ITEM NAME STAFF ACTIVITIES SINCE THE LAST MEETING (COVERING SEPTEMBER 5 TO NOVEMBER 6) STAFF Yani Jones, Historic Preservation Planner Jim Bertolini, Senior Historic Preservation Planner Rebekah Schields, Historic Preservation Specialist Maren Bzdek, Historic Preservation Manager INFORMATION Staff are 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). For cases where a project can be reviewed/approved without referral to the Historic Preservation Commission (HPC) through the issuance of 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 are also 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. 17 Agenda Item 3 Item 3, Page 2 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 Program Title Description “Unveiling Culture Through Architecture & Stories” Poudre Landmarks Foundation Schields gave a presentation on history and architecture features themes represented on the 86 Sept. 9, 2024 Historic Homes Tour Homeowners Party Poudre Landmarks Foundation owners of properties featured on the Historic Homes Tour, several City Councilmembers, and other attendees at the Avery 50 Sept. 12, 2024 Historic Homes Tour Poudre Landmarks Foundation docents during the 40th annual Historic Homes Tour, which features 10 523 Sept. 21, 2024 Latiné/Hispanic Heritage Celebration Gardens on Spring Creek; City of Fort Collins Cultural Services and Equity Office community celebration of Hispanic Heritage Month and also debuted a pop-up exhibit on places significant to Hispanic history in Fort 857 Oct. 5, 2024 Staff Design Review Decisions & Reports – Municipal Code Chapter 14 Property Address Description of Project Staff Decision Date of Decision 115 Riverside Ave. (1st Public School/1st Catholic Church) Landmark and contributing property to Laurel School Historic District (NRHP). Reviewed by staff under Municipal Code Approved Sept. 10, 2024 East Mountain Avenue the street centerline, including combination of historic and non-historic (c.2004) materials. Contributing feature to Old Town Landmark District. Reviewed by staff under Municipal Code 14, Article Approved Sept. 17, 2024 261 Linden (Stover Drug Store) masonry, related to larger sidewalk replacement. Contributing building to Old Town Landmark District. Reviewed by Approved Sept. 18, 2024 Packet Pg. 18 Agenda Item 3 Item 3, Page 3 419 Mathews St. (H.W. Schroeder Property) and contributing property to Laurel School Historic District (NRHP). Reviewed by Approved Sept. 26, 2024 1900 W. Mountain Ave. (Grandview Cemetery) with another wood storm-door on the office building. City Landmark. Reviewed by staff under Municipal Code 14, Article Approved Oct. 11, 2024 314 E. Mountain Ave (the Armory) adjacent new construction. City Landmark. Reviewed by staff under Approved Oct. 22, 2024 251 Linden St. (Robertson/Haynes Block, north) projecting sign. Contributing property to Old Town Historic District (Landmark and NRHP). Reviewed by staff under Approved Oct. 31, 2024 100 N. College Ave. (Avery Building) to Old Town Historic District (Landmark and NRHP). Reviewed by staff under Approved Nov. 4, 2024 Selected Staff Development Review Recommendations – Land Use Code 5.8.1 Property Address Description of Project Staff Decision Date of Decision / Recommendation 300 E. Mountain Ave Demolition of existing buildings to build 2-story office/commercial mixed-use Eligible in 2019. Will be referred to HPC for Oct. 2, 2024 705 Maple St. Conceptual Development Review: Demolish existing dwelling and build multi-family. required (existing property not of age); Design compatibility required with 235 N. October 3, 2024 1719 Mathews St. Demolish existing dwelling and build Historic Survey Required (currently underway) October 10, 2024 425 & 429 N. College Ave Demolish existing service stations and build multi-story municipal office Historic Survey Required (currently underway w/ North College project) November 7, 2024 Packet Pg. 19 Agenda Item 3 Item 3, Page 4 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 Address Field/Consultant Recommendation Staff Approved Results? Date Results Finalized N/A 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 Lead Agency & Property Location Description of Project Staff Comment Date Comment FCC; City Park Ballfield and associated equipment located by ballfield, including replacement of 6 antennae, replacing 6 RRUs, and installing associated equipment on monopole, with associated support equipment installed in existing equipment lease compound, No adverse effect; no objections to undertaking. Nov. 5, 2024 Staff 5G Wireless Facility Summary Note: Co-locations with existing street infrastructure, usually traffic lights, is considered a co-location and not subject to denial due to proximity to properties that meet the City’s definition of historic resources (Sec. 14-3) Due to recent changes in how Preservation staff reviews small cell/5G towers, co-located towers no longer receive substantive review except where historic resources would be impacted directly by the tower’s installation. These types of direct impacts would include potential damage to archaeological resources and/or landscape 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 2 5G/Small Cell tower requests total, with 0 seen for the first time. ATTACHMENTS 1. Staff Presentation Packet Pg. 20 Headline Copy Goes Here November 20, 2024 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 Education/Outreach Highlight Sept. 21 – Historic Homes Tour (704 Mathews St. pictured) Oct. 5 – Latiné/Hispanic Heritage Community Celebration (Gardens on Spring Creek) 1 2 ITEM 3, ATTACHMENT 1 Packet Pg. 21 Headline Copy Goes Here 3 Upcoming Education/Outreach Opportunities • “The History of Our History” (History of the historic preservation program in Fort Collins) – January 7, 7 PM, Masonic Lodge – Fort Collins Historical Society Headline Copy Goes HereJoin Our Newsletter! 4 • 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! 3 4 ITEM 3, ATTACHMENT 1 Packet Pg. 22 Agenda Item 4 Item 4, Page 1 Historic Preservation Commission PROJECT NAME PROPOSED POLICY ADOPTION: EXPANDED ROOFING OPTIONS FOR PROJECTS ON HISTORIC BUILDINGS CONTINUED FROM SEPTEMBER 18, 2024 STAFF Jim Bertolini, Senior Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: that would expand the allowable installation materials and methods, and allow residents to more heavily weight fire prevention, material durability, and recyclability as factors when selecting roofing on historic buildings. STAFF RECOMMENDATION: Staff recommends adoption of the policy COMMISSION’S ROLE: City staff are consulting with the Historic Preservation Commission (HPC) on this revised policy and seeking adoption via motion by the HPC. The primary reason for seeking an HPC motion adopting the policy is due to the proposed additional flexibility beyond what the federal guidelines adopted by the City currently advise, and because the HPC retains authority to approve or deny modifications to designated historic properties falling under its jurisdiction as defined in Municipal Code Chapter 14. Additionally, the HPC’s 2024 work plan has identified as a priority strengthening the program’s “connection to climate resilience work.” In this case, staff is seeking flexibility both in City policy, and it what City staff may approve without referring to the HPC, although monthly reporting on roofing decisions to the HPC via the Staff Activity Report would continue as with all project reviews on historic properties. BACKGROUND: This item was continued from the September 2024 HPC meeting to consider ventilation specifications. As noted in the policy document being considered for adoption, the City of Fort Collins (the City) prioritizes climate action and climate resiliency through its adopted plans and policies, including the Our Climate Future plan adopted by City Council in 2021 and consistently current adoption of the International Energy Conservation Code (IECC) along with other building codes. In relation to historic and cultural resources, the City recognizes that: Packet Pg. 23 Agenda Item 4 Item 4, Page 2 1. Climate change represents an existential threat to cultural resources across the globe, including here in Fort Collins, and; 2. With few exceptions, roofing is by definition a replacement product, typically having a service life of five (5) to one hundred (100) years, which indicates a need to prioritize the responsible management of replacement materials, including waste management and durability, and; 3. Newer roofing materials can generally be applied to historic properties without causing harm to those properties or disruption to the property’s overall historic integrity as required by Municipal Code Chapter 14. The City has adopted the federal U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties as the basis for approving or denying projects on properties that qualify as historic resources under Municipal Code 14-3 “Historic resources” (Adopted under Municipal Code 14-53). The National Park Service has issued guidance under the Rehabilitation treatment method related to repairing or replacing roofs on historic buildings. That documentation includes: - NPS Preservation Brief 4, Roofing for Historic Buildings, https://www.nps.gov/orgs/1739/upload/preservation-brief-04-roofing.pdf - Other material-specific briefs and bulletins, including for wood shingle and clay tile roofing found on occasion in Fort Collins, including this online exhibit, From Asbestos to Zinc, Roofing for Historic Buildings: https://www.nps.gov/crps/tps/roofingexhibit/introduction.htm The City has also adopted rigorous climate action and resilience objectives for both new and existing buildings as part of the City’s climate action plan, Our Climate Future, adopted by City Council on March 16, 2021, and adoption of current iterations of the IECC. Among the supporting actions is “Big Move 3: Climate Resilient Community,” which emphasizes preparing people, buildings, watersheds, and ecosystems for climate-related disasters and disruptions; “Big Move 6: Efficient, Emissions Free Buildings, which recognizes the importance of investing in building performance improvements and upgrades for existing structures; and “Big Move 10: Zero Waste Economy,” which recognizes the importance of a circular economy that relies on preserving the value of materials and prioritizing the retention and improvement of existing buildings. In October 2022, the Historic Preservation Commission held a retreat to identify core initiatives that would increase relevance of the Commission’s work to Council and community priorities in multiple areas, including Our Climate Future. As a result, the 2023 and 2024 work plans identify “strengthen connection to climate resilience work” as one of four primary initiatives. While the work plan specifically calls for supporting methods for maintaining and improving ongoing energy performance of historic buildings, roofing plays a role in both energy performance and construction waste reduction as roofing wears out and is replaced. Why the Request? Context on Climate Action & Historic Resources This request to expand the materials and methods available to property owners/managers for roof replacement is being submitted to the HPC for approval based on recent evolutions in best practices in historic preservation. While the federal guidelines from the National Park Service have not yet been updated, several local governments, sustainability advocates in historic preservation, and other government agencies that implement federal historic preservation policy have noted the need for greater flexibility for historic properties where Rehabilitation is the appropriate/selected treatment under the U.S. Secretary of the Interior’s Standards and Guidelines for the Treatment of Historic Properties. In general, those preservation partners have noted the following: 1. Preserving historic buildings is, by itself, a significant contribution to climate action by reusing existing buildings, avoiding the need to extract, process, transport, and assemble new building materials, this does not excuse the need to make our existing buildings more energy efficient. All buildings have both Packet Pg. 24 Agenda Item 4 Item 4, Page 3 embodied energy (from their construction) and operational energy (expended over the life of the building). This policy would seek to help reduce the operational energy consumption of historic buildings in Fort Collins by improving roofing durability; 2. Providing greater durability against hail storms, which will continue to be severe and frequent in northern Colorado for the foreseeable future, by using newer, more durable roofing products that have a higher likelihood of being recycled, and specifically when Rehabilitation is the treatment method, will help reduce the overall solid waste and new material extraction required to maintain roofing – a critical component of a “healthy” historic building; 3. Aesthetic concerns related to newer or synthetic roofing materials or methods can often be mitigated by selecting newly available roofing materials that mimic the historic material (usually wood shingles) reasonably well and do not have as significant of an effect on historic character as previously assumed; 4. Failure to allow more durable roofing materials and energy-conscious methods on historic buildings can represent a barrier to equity goals, in part, because the negative effects of climate change have been, are, and are likely to continue to affect communities with a higher percentage of historically marginalized people, many of whom live in historically significant sections of our communities. Using existing policy documents and design standards/guidelines from other municipalities, and consulting with other City staff who implement roofing and energy conservation policy in Fort Collins, the City’s Preservation staff have developed this proposed new policy. It seeks to continue to preserve key historic features of historic properties, while reducing the priority of in-kind roof material replacement on historic buildings. While the policy still privileges and encourages projects that meet the U.S. Secretary of the Interior’s Standards or Rehabilitation (the Standards), it includes specific provisions that extend beyond the guidelines that accompany the Standards. Some key elements that extend beyond the specific federal guidance include: 1. For Asphalt and Wood Shingle Roofs, Eliminating the Requirement for In-kind Materials – The proposed policy’s greatest deviation from the current federal standards and guidelines is to embrace newer substitute technologies that provide added durability to the roofing system, and perform reasonably well in terms of replicating the historic wood or asphalt roofing material’s aesthetic qualities. Most also have limited or no change in their physical properties that might affect abutting historic features or materials. Historic metal and clay tile roofing would be maintained by requiring repair or, when necessary, in-kind replacement, as necessary, due to the inherent durability and climate resilient properties of those materials. 2. Clarifying the Definition of “Character-Defining Feature” Related to Roofs – Subject to certain conditions, most properties’ roofing material is not a character-defining feature – its texture, pattern, and form may be key components of a building’s historic integrity, but the material itself often is less important. Most of Fort Collins’ pre-1940 buildings were originally built with wood shingle roofs, which have proven problematic from a fire safety perspective. Most post-1940 buildings, especially residential, have asphalt shingles, which have a significantly short lifespan in hail-prone Colorado. While the shingle pattern itself may be a character-defining element of many of these buildings, the asphalt or wood material is not and it’s aesthetic qualities can be adequately replicated via similar, more durable materials. In rare cases where the wood or asphalt shingling is a character-defining feature, substitutes can still replicate much of the material’s aesthetic properties sufficiently to justify replacement. Since the HPC is granted decision-making authority over exterior projects on designated City Landmarks, this proposed policy is being routed to the HPC for approval. By establishing a clear process for approval by City staff, the proposed policy also attempts to provide a clear, objective, and responsive process for approving new types of roofing installations on historic buildings in the future. If adopted as written, staff would continue to refer projects that don’t meet the requirements of the proposed policy to the HPC for a decision, and may refer potentially controversial applications to the HPC even if they are consistent with the policy. However, unless the HPC would prefer to retain decision-making authority over certain scenarios, this proposed policy would generally remove roofing project approvals on historic resources from the HPC’s routine docket. Packet Pg. 25 Agenda Item 4 Item 4, Page 4 More Information This staff request, including the policy memorandum for adoption, and this staff report, referenced this existing federal report: - Advisory Council on Historic Preservation, Report and Recommendations on the Application and Interpretation of Federal Historic Preservation Standards, March 1, 2024, https://www.achp.gov/sites/default/files/2024-03/StandardsReportWithAppendices.pdf, accessed March 27, 2024. Historic Preservation Services staff also worked with other subject matter experts at the City and completed industry research to develop the following cost/benefit analysis chart for selecting different types of roofing to consider substitutes. The key takeaways from that exercise are that both polymer synthetic and stone-coated metal options (especially newer stone-coated metal products) seem to be the best performers when it comes to more hail-durable, fire-resistant, recyclable products that also replicate wood and asphalt shingles sufficiently. No roofing material is perfect – First, identify what the current and/or historic roofing material is. This table can help sort out the best option for a specific circumstances. Material Type (Decking requirements Environmental +/- Historic Character +/- Economic +/- Wood shingles (solid or spaced sheathing) Be n e f i t s Wood material is renewable. Low environmental cost of production per square foot. In most homes built prior to 1940, wood shingles are the most accurate replacement for original/historic roof shingles. Longer service life compared to asphalt; life-cycle cost is comparable to typical asphalt shingle roof. Dr a w b a c k s Fire retardant treatment of wood shingles is mandatory and requires landfilling at end of service life. No possibility of composting or downcycling. With some exceptions, not appropriate for properties constructed after 1940. Even with fire retardant and urban environment, carries a fire risk (retardant delays ignition but does asphalt shingle roof. City Code requires Class B installation at minimum. Class A preferred. Shingles/Asphalt membrane (solid sheathing) Be n e f i t s Asphalt can technically be recycled for second-tier uses such as road re-paving, new shingle production, energy production. Common roofing material alteration 1930s-1950s; original roofing material post-1940. “Architectural” shingles can mimic historic wood shingles with varying accuracy. Low up-front cost of installation. Dr a w b a c k s Actual recycling rates are very low in Colorado due to massive turnover from frequent severe hailstorms. Manufacturing is energy intensive; petroleum-based inputs. Shorter service life, especially in products are adequate replicas of wood shingle texture. May end up costing more than other, more durable, roofing types over life of building. Especially a concern in Colorado where asphalt roofing can last as short as 10-15 years (or less). (solid or spaced sheathing) Be n e f i t s Fairly durable, semi-permanent roofing material. For properties that have clay tile roofs, retaining original and partial replacement in-kind is easier. If maintained, ongoing costs are repair and spot-replacement; can be a semi-permanent roof material. Dr a w b a c k s High initial environmental cost of production (mitigated by re- using historic tiles). Not a common roofing material in Fort Collins; only appropriate on a limited number of historic roofs. High cost of installation compared to other roof types (4 to 8 times cost of asphalt roof). High cost of repair due to labor (most material is salvaged/reinstalled). Packet Pg. 26 Agenda Item 4 Item 4, Page 5 (Decking requirements from IRC R905 included) Environmental +/- Metal (standing seam/corrugated) (solid or spaced sheathing) Be n e f i t s Extremely durable. Easily recyclable - strong market for scrap metal. Comparatively low environmental cost of retain where it was installed historically. Longer service life. Life-cycle cost is comparable to asphalt shingles (usually less than due to protection against hail damage). Dr a w b a c k s Potential for water pollution from run-off. While occasionally appropriate on some agricultural properties, generally not appropriate for historic buildings in Fort Collins. Ventilation is critical to mitigate for moisture build-up in attic/rafter than standard asphalt shingle (anywhere from 1.5 times to 5 times cost). (solid or closely fitted sheathing) Be n e f i t s Extremely durable. Easily recyclable - strong market for scrap metal. In most cases, strong substitute for design of historic wood or asphalt shingles or shakes, depending on brand, color, and historic roof material. Low installation cost (slightly higher than asphalt shingles) Most cost-effective over time due to long expected life-cycle. Dr a w b a c k s Stone (asphalt) coating increases environmental cost of production (mid-range compared to other materials). Asphalt coating will chip in hail, leading to some run-off and cosmetic damage (early removal) Recyclers vary on whether they will accept (contamination from material historic feature, not an appropriate solution. Ventilation is critical to mitigate for moisture and heat build-up in attic/rafter space. Cost highly variable based on quality of materials. Cost is roughly double a conventional asphalt shingle roof in Colorado. (Brava, F-Wave, etc.) Be n e f i t s Durable and longer service life than typical wood or asphalt products. Recyclable (in theory-new product) Some product lines do well in replicating historic wood shake or asphalt shingle (less good on replicating wood shingles). Cost-effective over expected life-cycle. Dr a w b a c k s Frequently use “virgin” petroleum in production. Unsure of practical recyclability due to short time on market. Limited wood shingle varieties on market. Quality of wood shake substitute products varies significantly. Higher up-front cost (around double a typical asphalt shingle roof) tile/Cement Fiber shingle (solid or spaced sheathing) Be n e f i t s Durable and long-lasting.In most cases, reasonable substitute for design of historic wood or asphalt shingles, depending on brand, color, and historic roof material. Cost-effective over expected life-cycle. Dr a w b a c k s Energy-intensive to manufacture. Some long-term performance issues in climates with high temperature variation. Cement fiber tiles have almost no recycling market at the end of roof framing due to weight. Requires skilled contractor to install properly to ensure performance. High up-front cost. HPC Requests for Additional Information at September 2024 Meeting At the September 2024 meeting, the HPC discussion included a concern about whether certain types of ventilation options, such as “box” or “turtle vents,” may not be appropriate in all cases. Staff has adjusted the Packet Pg. 27 Agenda Item 4 Item 4, Page 6 language to allow for addressing that concern when staff’s assessment is that the situation warrants more scrutiny. However, staff would make clear that we do not anticipate completing any serious review of smaller, residential ventilation options, unless specifically directed to do so by the HPC, for the following reasons: 1. Roofing Permits are currently over-the-counter, already require a delay for Historic Preservation review, and do not typically include detailing on ventilation, or creation of a Roofing Plan; 2. In-depth review of Roofing Permits constitutes a reversal of existing policy and practice, which does not scrutinize roof venting options at all on smaller residential roofs and focuses on maintaining a short (no more than 48-hour) Preservation review of roofing permits, with delays only where specific concerns on roofing material or related work may occur; and 3. Reversal of existing policy to scrutinize ventilation options on smaller residential roofs may require creation of a roofing plan set, or other documentation for Roofing Permits which would significantly delay issuance of an over-the-counter permit and increase the cost of a project; and 4. Reversal of existing policy may expend significant additional staff time for limited benefit to the preservation of a property, which would need adequate roofing ventilation anyway, thus taking limited staff time away from other efforts, such as social equity projects, pro-active research, and public engagement. SAMPLE MOTIONS Sample Motion for Adoption: “I move that the Historic Preservation Commission adopt the proposed policy regarding roofing installation and methods on historic resources in Fort Collins, finding that the proposed policy remains reasonably consistent with the intent of the Secretary of Interior’s Standards for Rehabilitation, supports the City’s historic preservation policies and priorities in Municipal Code 14-1 and 14-2, and supports the City’s broader sustainability and climate action goals.” Note: The Commission may elaborate on these basic findings, propose additional findings, or remove any of these proposed findings according to its evaluation. Sample Motion for Adoption w/ Modifications: “I move that the Historic Preservation Commission adopt the proposed policy regarding roofing installation and methods on historic resources in Fort Collins, finding that the proposed policy remains reasonably consistent with the intent of the Secretary of Interior’s Standards for Rehabilitation, supports the City’s historic preservation policies and priorities in Municipal Code 14-1 and 14-2, and supports the City’s broader sustainability and climate action goals, subject to the following modifications: - [list modifications to the document]” Sample Motion for a Continuance: “I move that the Historic Preservation Commission continue this item to the next meeting in order to seek additional information, specifically: [insert information needs] ATTACHMENTS: 1. DRAFT Policy Memorandum for Roofing on Historic Buildings Packet Pg. 28 Agenda Item 4 Item 4, Page 7 2. NPS Preservation Brief 4 – Roofing for Historic Buildings 3. Staff Presentation Packet Pg. 29 MEMORANDUM TO: Interested Parties FROM: Kim Meyer, Interim Director, Community Development and Neighborhood Services Maren Bzdek, Historic Preservation Services Manager DATE: September 18, 2024 SUBJECT: Administrative Interpretation 2024-2 of Section 14-53 of the Municipal Code regarding the installation of substitute roofing materials on historic resources. BACKGROUND: The City of Fort Collins (the City) prioritizes climate action and climate resiliency through its adopted plans and policies, including the Our Climate Future plan adopted by City Council in 2021. In relation to historic and cultural resources, the City recognizes that: 1. Climate change represents an existential threat to cultural resources across the globe, including here in Fort Collins, and; 2. Resilient and durable roofing technologies with higher reuse/recyclability options are an important component of a comprehensive climate action and resilience, and of a waste diversion policy that reduces the periodic landfilling of non-recyclable, or difficult to recycle roofing products, and; 3. Many substitute roofing technologies can typically be incorporated into historic properties without causing harm to the cultural resources on those properties. The City has adopted the federal U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties as the basis for approving or denying projects on properties that qualify as historic resources under Municipal Code 14-3 “Historic resources” (Adopted under Municipal Code 14-53). The National Park Service has issued guidance under the Rehabilitation treatment method related to roofing on historic buildings. That documentation includes: - NPS Preservation Brief #4, Roofing for Historic Buildings: https://www.nps.gov/orgs/1739/upload/preservation-brief-04-roofing.pdf - NPS Preservation Brief #16, The Use of Substitute Materials on Historic Building Exteriors: https://www.nps.gov/orgs/1739/upload/preservation-brief-16-substitute- materials-2023.pdf ITEM 4, ATTACHMENT 1 Packet Pg. 30 POLICY STATEMENT: As a result of the need for evolution related to the subject of climate resiliency for cultural resources in the face of climate change, and evolving understandings of the importance of historic integrity as traditionally interpreted, the City of Fort Collins makes the following statements related to roof replacements on historic resources: 1. The federal U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties (the Standards), and supporting guidelines for roofing, will remain a basis for decision-making on historic resources in city limits or owned by the City of Fort Collins, consistent with Municipal Code 14-53. 2. Acknowledging that the Standards include four treatment methods (Rehabilitation, Preservation, Restoration, and Reconstruction), when Rehabilitation is the appropriate/selected treatment method (which will be true of most cases), the following practices are adopted related to common roofing types on historic buildings in Fort Collins: a. In most cases, shingle roofs of any type may be replaced with any wood, asphalt, or polymer roofing material that is, or simulates, shingles. This includes newer, more durable shingle-style products such as stone-coated metal, or polymer shingle panels such as F-wave, Brava, etc. In general, concrete or cement fiber and standing seam/corrugated metal roofing will not be approved as a substitute for shingle roofs outside of specific cases where a Waiver of Conditions is warranted under Municipal Code 14-5 (please consult Preservation staff). This is due to the additional structural load and limited options for waste diversion for concrete and cement fiber, and the fact that corrugated metal and standing seam are generally not compatible with the historic integrity of b. most historic buildings in Fort Collins. Such replacements will be subject to administrative approval only by Preservation staff, and generally not referred to the HPC. c. Wood shingle roofs will not be required to be maintained, although owners may elect to retain them provided replacements meet applicable, current building and roofing codes. In rare cases where the wood shingle roof is a character-defining feature for the property, the wood shingles may still be replaced with a substitute material but an appropriate substitute shall be used to accurately simulate a wood shingle roof. Such replacements will be subject to administrative approval only by Preservation staff, and generally not referred to the HPC. d. In general, for flat roofs, with or without a parapet, substitute roofing of any kind that does not create a material preservation concern for the overall building or character-defining features will be allowed provided the roof remains flat or appears so from the public right-of-way. This includes the replacement of older tar-and-gravel or ballast systems with membrane roofs. Use of roofing materials such as concrete as a substitute would remain prohibited due to concerns with structural load and the interplay of such a roofing system with historic materials ITEM 4, ATTACHMENT 1 Packet Pg. 31 that may be damaged by high heat-coefficient materials like concrete. Such replacements will be subject to administrative approval only by Preservation staff, and generally not referred to the HPC. e. Specialized roofing types such as clay tile that are character-defining features generally shall be preserved and repaired as outlined in the Standards and their supporting guidelines. Non-historic/anachronistic clay tile roofing can be removed. Such replacements or repair/rehabilitation will be subject to administrative approval only by Preservation staff, and generally not referred to the HPC. 3. Where the other three federal treatment methods are appropriate/selected (Preservation, Restoration, Reconstruction), typically in museum environments and often where the City is the owner of the property (e.g., the Avery House, Elizabeth Stone’s Cabin, etc.), the original/historic roofing material shall be preserved/replaced in kind and substitutes will generally remain an inappropriate treatment. In select cases, under the Preservation, Restoration, or Reconstruction treatment methods, the Historic Preservation Commission or City staff may approve a Waiver of Conditions pursuant to Municipal Code 14-5. 4. In general, installation of roof vents, including eave, edge, or traditional “turtle” vents are all appropriate and may be approved via a staff-issued Certificate of Appropriateness. Balancing ventilation with insulation in roofing systems remains a key factor in the health of historic buildings to avoid heat damage to historic building materials. The addition of larger rooftop features such as skylights, dormers, or large (i.e. industrial) vents remains subject to City Preservation review (Municipal Code 14, Article IV) and must meet the Standards. Such modifications will generally be subject to administrative approval only by Preservation staff, and generally not referred to the HPC. 5. Addition of insulation above the roof sheathing that adds no more than 4 inches to the height of the roof at the eave will be approved via a staff-issued Certificate of Appropriateness, provided that: a. A plain flat fascia is used to cover the added height at the eave; b. The added height matches the historic roof pitch, with allowances for tapering toward the eaves; and c. For buildings with parapets, no specific height limit for new insulation will be enforced on the condition that the new roof top remains at or below the historic parapet. New roof height above a parapet is generally prohibited, but an owner/applicant can apply for a Waiver of Condition to be issued by the Historic Preservation Commission under Municipal Code 14-5. 6. Gutters & Downspouts – Gutters and downspouts remain a critical element of good building care and are encouraged in all cases. Where historic gutter and downspout systems exist and are character-defining features, they will be required to be maintained. In most cases, gutters and downspouts are not a character-defining feature. Such ITEM 4, ATTACHMENT 1 Packet Pg. 32 modifications will generally be subject to administrative approval only by Preservation staff, and generally not referred to the HPC, provided they meet the following review: a. Gutters should not obscure any character-defining features, such as decorative eaves or fascia. In these cases, half-round gutters, or shallow, plain gutters that are installed above any character-defining design features, such as A, B, F, H, or I- style gutters, will be permitted. In some cases, added roof height for insulation may provide the added eave width to accommodate new/replacement gutters without obscuring character-defining eave trim, fascia, etc.; b. Downspouts should not obscure any character-defining features such as quoins, decorative porch posts, windows, eave trim, vergeboards, spindle work, etc.; c. Downspouts should be located with extenders or splashpads to funnel water away from the foundation; and d. It is strongly recommended that gutter and downspout work be accompanied by any necessary site work (informed by a civil engineer, if necessary), to ensure stormwater from the roof drains adequately away from the building to nearby bioswales, raingardens, or public stormwater infrastructure to avoid moisture build-up and related structural damage to the historic building. 7. Other roof-related repair work such as repair or replacement of decorative eaves, fascia, cornices, addition of new rooftop features such as dormers or skylights, or work affecting or repairing a chimney, remains subject to City Preservation review under Municipal Code Chapter 14, Article IV and, where those features are considered “character- defining,” treatment must meet the Standards. a. Solar installations are governed by a policy issued by the Historic Preservation Commission on April 17, 2024, available online, HERE. AVAILABLE FINANCIAL INCENTIVES: In some cases, roof replacements on historic properties can qualify for historic preservation incentives such as the Colorado Historic Tax Credit or the Federal Historic Tax Credit. Use of substitute materials may qualify, although strict adherence to the Standards would be necessary. Please note: The flexibility of interpretation offered under City policy may not align with State or federal interpretation of the Standards for the incentive programs linked above. There may be cases where the City approves a substitute roof replacement under this policy that will not qualify for a state or federal tax credit. Please consult with City Historic Preservation staff and/or the staff of those state/federal programs before beginning a project if intending to leverage these preservation incentives to fund the project. The City does offer financial incentives to support replacement of specialized historic roofing types that are character-defining features of an historic property (i.e., essential parts of its historic character). These would typically include wood shingle or clay tile roofing, where there is ITEM 4, ATTACHMENT 1 Packet Pg. 33 limited availability of qualified contractors, and specialized expertise is needed to ensure, for example, a proper underlayment for wood shingle roofs to allow for adequate moisture release, or to ensure a high retention rate (90% or more) of clay tiles during removal for roof repair, improvement, and re-installation. For more information about Landmark Rehabilitation Loans, please visit: https://www.fcgov.com/historicpreservation/landmark-rehabilitation ITEM 4, ATTACHMENT 1 Packet Pg. 34 e 4 PRESERVATION BRIEFS Ro o fing for Historic Buildings Sarah M. Sweetser U.S . Department of the Interior National Park Service Cultural Resourc es Heritage Preservation Services Significance of the Roof A weather-tight roof is basic in the preservation of a struc­ ture, regardless of its age, size, or design. In the system that allows a building to work as a shelter, the roof shed s the rain, shades from the sun, and buffers the weather. During some periods in the history of architecture, the roof imparts much of the architectural character. It defines the style and contributes to the building's aesthetics . The hipped roofs of Georgian architecture, the t urrets of Queen Anne, th Mansard roofs, and the graceful slopes of the Shingle Style and Bungalow designs are examples of the use of roofing as a major design feature. But no matter how decorative the patterning or how com­ pelling the form, the roof is a highly vulnerable element of a shelter that will inevitable fail. A poor roof will permit the accelerated deterioration of historic building materials­ masonry, wood, plaster, paint-and will cause general di s­ in tegration of the basic structure. Furthermore , there is an urgency involved in repairing a leaky roof since such repair costs will quickly become prohibitive. Although such action is desirable as soon as a failure is discovered, temporary pa t ch ­ ing methods should be carefully chosen to prevent inadvertent damage to sound or historic roofing materials and related features . Before any repair work is performed , the histor ic value of the materials used on the roof should be under stood . Then a complete internal and external inspection of the roof should be planned to determine all the causes of failure and to identify the alternatives for repair o r replacement of the roofing . Historic Roofing Materials in America Clay Tile: European settlers used clay tile for roofing a s earl y as the mid-17th century; many pantiles (S-curved tiles), a s well as flat roofing tiles, were used in Jamestown , Virginia . In some cities such as New York and Boston, clay was popularly used as a precaution against such fire a s those that engulfed London in 1666 and scorched Boston in 1679. Tiles roofs found in the mid-18th century Moravian sett le­ ments in Pennsylvania closely resembled those found in Ger­ many . Typically, the tiles were 14-15 " long, 6 -7" wide wi t h a curved butt. A lug on the back allowed the tiles to hang on the lathing without nails or pegs. The tile s urface was usually scored with finger marks to promote drainage, In the South­ west, the tile roofs of the Spanish missionaries (mission tiles) were first manufactured ( ca. 1780) at the Mission San An­ tonio de Padua in California. These semicircular tiles were Repairs on this pantile roof were made with new tiles held in place with metal hangers. (Main Building, Ellis Island, New York) made by molding clay over sections of logs, and they were generally 22 " long and tapered in width . The plain or flat rectangular tiles most commonly used fro m the 17th through the beginning of the 19 th century measured about 10" by 6" by½", and had two holes at one end for a nail or peg fastener. Sometimes mortar was applied between the courses to secure the tiles in a heavy wind . In the mid-19th century, tile roofs were often replaced by sheet-metal roofs, which were lighter and easier to install a nd maintain . However, by the turn of the century, the Romanes­ que Revival and Mission style buildings created a new demand and popularity for this picturesque roofing material. H A BS Slate: Another practice settlers brought to the New World was slate roofing. Evidence of roofing slates have been fo u nd also among the ruins of mid-I 7th-century Jamestown. But because of the cost and the time required to obtain the materia l, which was mostly imported from Wales , the use of slate was initially limited. Even in Philadelphia (the second largest city in the English-speaking world at the time of the Revolution) slates were so rare that "The Slate Roof House" distinctly referred to William Penn's home built late in the 1600s. Sources of native slate were known to exist along the eastern seaboard from Maine to Virginia, but difficulties in inland transporta­ tion limited its availability to the cities, and contributed to its expen se . Welsh slate continued to be imported until the development of canals and railroads in the mid-19th century made American slate more accessible and economical. Slate was popular for its durability, fireproof qualities , and ITEM 4, ATTACHMENT 2 Packet Pg. 35 I The Viclorians loved 10 used different colored slates to create decoralive pallerns on their roofs, an effect which cannot be easily duplicated by substilute materials. Before any repair work on a roof such as this, !he slate sizes, colors, and position of the pallerning should be carefully recorded to assure proper replacement. (Ebenezer Maxwell Mansion, Philadelphia, Pennsylvania, photo courtesy of William D. Hershey) aesthetic potential. Because slate was available in different colors (red, green, purple, and blue-gray), it was an effective material for decorative patterns on many I 9th-century roofs (Gothic and Mansard styles). Slate continued to be used well into the 20th century, notably on many Tudor revival style buildings of the 1920s. Shingles: Wood shingles were popular throughout the country in all periods of building history. The size and shape of the shingles as well as the detailing of the shingle roof differed ac­ cording to regional craft practices. People within particular regions developed preferences for the local species of wood that most suited their purposes. In New England and the Del­ aware Valley, white pine was frequently used: in the South, cypress and oak; in the far west, red cedar or redwood. Some­ times a protective coating was applied to increase the durabil­ ity of the shingle such as a mixture of brick dust and fish oil, or a paint made of red iron oxide and linseed oil. Commonly in urban areas, wooden roofs were replaced with more fire resistant materials, but in rural areas this was not a major concern. On many Victorian country houses, the practice of wood shingling survived the technological ad­ vances of metal roofing in the I 9th century, and near the turn of the century enjoyed a full revival in its namesake, the Shingle Style. Colonial revival and the Bungalow styles in the 20th century assured wood shingles a place as one of the most fashionable, domestic roofing materials. Metal: Metal roofing in America is principally a 19th­ century phenomenon . Before then the only metals commonly 2 Replacement of particular historic details is important to the indi­ vidual hisloric characler of a roof, such as the treatment at the eaves of this rounded butt wood shingle roof Also note that the surface of the roof was carefully sloped to drain water away from th e side of the dormer. In the restoration, thisfunclion was augmented with the ad­ dition of carefully concealed modern meta/flashing. (Mount Vernon, Vir2inia) Galvanized sheet-metal shingles imilating the appearance of pantiles remained popular from !he second half of the /9/h century into the 20th century. (Episcopal Church, now the Jerome Historical Society Building, Jerome, Arizona, 1927) used were lead and copper. For example, a lead roof covered ''Rosewell," one of the grandest mansions in I 8th-century Virginia. But more often, lead was used for protective flashing.Lead, as well as copper, covered roof surfaces where wood, tile, or slate shingles were inappropriate because of the roof's pitch or shape. Copper with standing seams covered some of the more notable early American roofs including that of Christ Church (1727-1744) in Philadelphia. Flat-seamed copper was used on many domes and cupolas. The copper sheets were imported from England until the end of the 18th century when facilities for rolling sheet metal were developed in America. Sheet iron was first known to have been manufactured here by the Revolutionary War financier, Robert Morris, who had a ro lling mill near Trenton, New Jersey. At his mill Morris produced the roof of his own Philadelphia mansion, which he started in 1794. The architect Benjamin H. Latrobe used sheet iron to replace the roof on Princeton's "Nassau Hall," which had been gutted by fire in 1802. The method for corrugating iron was originally patented in England in 1829. Corrugating stiffened the sheets, and allowed greater span over a lighter framework, as well as reduced installation time and labor. In 1834 the American architect William Strickland proposed corrugated iron to cover his design for the market place in Philadelphia. Galvanizing with zinc to protect the base metal from rust was developed in France in 1837. By the 1850s the material was used on post offices and customhouses, as well as on train sheds and factories. In 1857 one of the first metal roofs in the ITEM 4, ATTACHMENT 2 Packet Pg. 36 Repeated repair with asphalt, which cracks as it hardens, has created a blistered surface on this sheet-metal roof and built-in gutter, which will retain water. Repairs could be made by carefully heating and scraping the surface clean, repairing the holes in the metal with a flexi­ ble mastic compound or a metal patch, and coating the surface with a fibre paint. (Roane County Courthouse, Kingston, Tennessee, photo courtesy of Building Conservation Technology, Inc.) South was installed on the U.S. Mint in New Orleans. The Mint was thereby "fireproofed" with a 20-gauge galvanized, corrugated iron roof on iron trusses. Tin-plate iron, commonly called "tin roofing," was used extensively in Canada in the 18th century, but it was not as common in the United States until later. Thomas Jefferson was an early advocate of tin roofing, and he installed a standi ng-seam tin roof on "Monticello" (ca. 1770-1802). The Arch Street Meetinghouse (1804) in Philadelphia had tin shingles laid in a herringbone pattern on a "piazza" roof. However, once rolling mills were established in this country, the low cost, light weight, and low maintenance of tin plate made it the most common roofing material. Embossed tin shingles, whose surfaces created interesting patterns, were popular throughout the country in the late 19th century. Tin roofs were kept well-painted, usually red; or, as the architect A. J. Davis suggested, in a color to imitate the green patina of copper. Terne plate differed from tin plate in that the iron was dipped in an alloy of lead and tin, giving it a duller finish. Historic, as well as modern, documentation often confuses the two, so much that it is difficult to determine how often actual "terne" was used. Zinc came into use in the 1820s, at the same time tin plate was becoming popular. Although a less expensive substitute for lead, its advantages were controversial, and it was never widely used in this country. A Chicago firm's catalog dated 1896 illustrates a method of unrolling, turning the edges, and finishing the standing seam on a metal roof Tin shingles, commonly embossed to imitate wood or tile, or with a decorative design , were popular as an inexpensive, textured roofing material. These shingles 8.325inch by 12 .5 inch on the exposed surface) were designed with interlocking edges, but they have been repaired by surface nailing, which may cause future leakage. (Ballard House, Yorktown, Virgina, photo by Gordie Whittington, National Park Service) Other Materials: Asphalt shingles and roll roofing were used in the 1890s. Many roofs of asbestos, aluminum, stainless steel, galvinized steel, and lead-coated copper may soon have historic values as well. Awareness· of these and other tradi­ tions of roofing materials and their detailing will contribute to more sensitive preservation treatments. Locating the Problem Failures of Surface Materials When trouble occurs, it is important to contact a profes­ sional, either an architect, a reputable roofing contractor, or a craftsman familiar with the inherent characteristics of the particular historic roofing system involved . These profes­ sionals may be able to advise on immediate patching pro­ cedures and help plan more permanent repairs. A thorough examination of the roof should start with an appraisal of the existing condition and quality of the roofing material itself. Particular attention should be given to any southern slope because year-round exposure to direct sun may cause it to break down first. Wood: Some historic roofing materials have limited life expectancies because of normal organic decay and "wear." For example, the flat surfaces of wood shingles erode from exposure to rain and ultraviolet rays. Some species are more hardy than others, and heartwood, for example, is stronger and more durable than sapwood. Ideally, shingles are split with the grain perpendicular to 3 ITEM 4, ATTACHMENT 2 Packet Pg. 37 the surface. This is because if shingles are sawn across the grain, moisture may enter the grain and cause the wood to deteriorate. Prolonged moisture on or in the wood allows moss or fungi to grow , which will further hold the moisture and cause rot. Metal: Of the inorganic roofing materials used on historic buildings, the most common are perhaps the sheet metals: lead, copper, zinc, tin plate, terne plate, and galvanized iron. In varying degrees each of these sheet metals are likely to deteriorate from chemical action by pitting or streaking . This can be caused by airborn pollutants; acid rainwater; acids from lichen or moss; alkalis found in lime mortars or portland cement, which might be on adjoining features and washes down on the roof surface; or tannic acids from adjacent wood sheathings or shingles made of red cedar or oak . Corrosion from" galvanic action" occurs when dissimilar metals, such as copper and iron, are used in direct contact. Corrosion may also occur even though the metals are physi­ cally separated; one of the metals will react chemically against the other in the presence of an electrolyte such as rain­ water. In roofing, this situation might occur when either a copper roof is decorated with iron cresting, or when steel nails are used in copper sheets. In some instances the corrosion can be prevented by inserting a plastic insulator between the dissimilar materials. Ideally, the fasteners should be a metal sympathetic to those involved. Iron rusts unless it is well-painted or plated . Historically this problem was avoided by use of tin plating or galvinizing. But this method is durable only as long as the coating remains intact. Once the plating is worn or damaged, the exposed iron will rust. Therefore, any iron-based roofing material needs to be undercoated, and its surface needs to be kept well-painted to prevent corrosion. One cause of sheet metal deterioration is fatigue. Depending upon the size and the gauge of the metal sheets, wear and metal failure can occur at the joints or at any protrusions in the sheathing as a result from the metal's alternating move­ ment to thermal changes. Lead will tear because of" creep," or the gravitational stress that causes the material to move down the roof slope. Slate: Perhaps the most durable roofing materials are slate and tile. Seemingly indestructable, both vary in quality. Some slates are hard and tough without being brittle. Soft slates are more subject to erosion and to attack by airborne and rain- This detail shows slate delamination caused by a combination of weathering and pollution. In addition, the slates have eroded around the repair nails, incorrectly placed in the exposed surface of the slates. (Lower Pontalba Building, New Orleans, photo courtesy of Building Conservation Technology, Inc.) 4 water chemicals, which cause the slates to wear at nail holes, to delaminate, or to break. In winter, slate is very susceptible to breakage by ice, or ice dams. Tile: Tiles will weather well, but tend to crack or break if hit, as by tree branches, or if they are walked on improperly. Like slates, tiles cannot support much weight. Low quality tiles that have been insufficiently fired during manufacture, will craze and spall under the effects of freeze and thaw cycles on their porous surfaces. Failures of Support Systems Once the condition of the roofing material has been deter­ mined, the related features and support systems should be examined on the exterior and on the interior of the roof. The gutters and downspouts need periodic cleaning and maintenance since a variety of debris fill them, causing water to back up and seep under roofing units. Water will eventually cause fasteners, sheathing, and roofing structure to deteri­ orate . During winter, the daily freeze-thaw cycles can cause ice floes to develop under the roof surface. The pressure from these ice floes will dislodge the roofing material, especially slates, shingles, or tiles. Moreover, the buildup of ice dams above the gutters can trap enough moisture to rot the sheathing or the structural members. Many large public buildings have built-in gutters set within the perimeter of the roof. The downspouts for these gutters may run within the walls of the building, or drainage may be through the roof surface or through a parapet to exterior downspouts. These systems can be effective if properly main­ tained; however, if the roof slope is inadequate for good runoff, or if the traps are allowed to clog, rainwater will form pools on the roof surface . Interior downspouts can collect debris and thus back up, perhaps leaking water into the sur­ rounding walls. Exterior downspouts may fill with water, which in cold weather may freeze and crack the pipes. Con­ duits from the built-in gutter to the exterior downspout may also leak water into the surrounding roof structure or walls. Failure of the flashing system is usually a major cause of roof deterioration. Flashing should be carefully inspected for failure caused by either poor workmanship, thermal stress, or metal deterioration ( both of flashing material itself and of the fasteners). With many roofing materials, the replacement of flashing on an existing roof is a major operation, which may require taking up large sections of the roof surface. Therefore, the installation of top quality flashing material on Temporary stabilization or "mothballing" with materials such as plywood and building paper can protect the roof of a project until it can be properly repaired or replaced. (Narbonne House, Salem, Massachusetts) ITEM 4, ATTACHMENT 2 Packet Pg. 38 These two views of the same house demonstrate how th e use of a s ubstitute material can drastically affect the overall character of a structure. The textural interest of the original tile roof was lost with the use of asphalt shingles. Recent preservation efforts are replacing the tile roof (Frank House, Kearney, Nebraska , photo courtesy of th e Nebraska State Historical Society, Lincoln, Nebraska) a new or replaced roof should be a primary consideration. Remember, some roofing and flashing materials are not compatible. Roof fasteners and clips should also be made of a mate r ial compatible with all other materials used, or coated to prevent rust. For example, the tannic acid in oak will corrode iron nails. Some roofs such as slate and sheet metals may fail if nailed too rigidly. If the roof structure appears sound and nothing indicates recent movement, the area to be examined most closely is the roof substrate-the sheathing or the battens . The danger spots would be near the roof plates, under any exterior patches, at the intersections of the roof planes, or at vertical surfaces such as dormers. Water penetration, indicating a breach in the roofing surface or flashing, should be readily apparent, usual­ ly as a damp spot or stain. Probing with a small pen knife may reveal any rot which may indicate previously undetected damage to the roofing membrane. Insect infestation evident by small exit holes and frass (a sawdust-like debris) should also be noted. Condensation on the underside of the roofing is undesirable and indicates improper ventilation. Moisture will have an adverse effect on any roofing material; a good roof stays dry inside and out. Repair or Replace Understanding potential weaknesses of roofing material also requires knowledge of repair difficulties. Individual slates can be replaced normally without major disruption to the rest of the roof, but replacing flashing on a slate roof can require substantial removal of surrounding slates . If it is the substrate or a support material that has deteriorated, many surface materials such as slate or tile can be reused if handled care­ fully during the repair . Such problems should be evaluated at the outset of any project to determine if the roof can be effec­ tively patched, or if it should be completely replaced. Will the repairs be effective? Maintenance costs tend to multiply once trouble starts. As the cost of labor escalates , repeated repairs could soon equal the cost of a new roof. The more durable the surface is initially, the easier it will be to maintain. Some roofing materials such as slate are expen­ sive to install, but if top quality slate and flashing are used , it will last 40-60 years with minimal maintenance. Although the installation cost of the roof will be high, low maintenance needs will make the lifetime cost of the roof less expensive . Historical Research In a restoration project, research of documents and physical investigation of the building usually will establish the roof's history. Documentary research should include any original plans or building specifications, early insurance surveys, newspaper descriptions, or the personal papers and files of people who owned or were involved in the history of the building. Old photographs of the building might provide evidence of missing details. Along with a thorough understanding of any written history of the building, a physical investigation of the roofing and its structure may reveal information about the roof's construc­ tion history. Starting with an overall impression of the struc­ ture, are there any changes in the roof slope, its configura­ tion, or roofing materials? Perhaps there are obvious patches or changes in patterning of exterior brickwork where a gable roof was changed to a gambrel, or where a whole upper story was added. Perhaps there are obvious stylistic changes in the roof line, dormers, or ornamentation. These observations could help one understand any important alteration, and could help establish the direction of further investigation. Because most roofs are physically out of the range of careful scrutiny, the "principle of least effort" has probably limited the extent and quality of previous patching or replac­ ing, and usually considerable evidence of an earlier roof sur­ face remains . Sometimes the older roof will be found as an underlayment of the current exposed roof . Original roofing may still be intact in awkward places under later features on a roof . Often if there is any unfinished attic space, remnants of roofing may have been dropped and left when the roof was being built or repaired . If the configuration of the roof has been changed, some of the original material might still be in place under the existing roof. Sometimes whole sections of the roof and roof framing will have been left intact under the higher roof. The profile and / or flashing of the earlier roof may be apparent on the interior of the walls at the level of the alteration. If the sheathing or lathing appears to have survived changes in the roofing surface, they may contain evidence of the roofing systems. These may appear either as dirt marks, which provide "shadows" of a roofing material, or as nails broken or driven down into the wood, rather than pulled out during previous alterations or repairs . Wooden headers in the roof framing may indicate that earlier chimneys or skylights have been removed. Any metal ornamentation that might have existed may be indicated by anchors or unusual markings along the ridge or at other edges of the roof. This primary 5 ITEM 4, ATTACHMENT 2 Packet Pg. 39 evidence is essential for a full understanding of the roofs history. Caution should be taken in dating early'' fabric'' on the evidence of a single item, as recycling of materials is not a mid-20th-century innovation. Carpenters have been reusing materials, sheathing, and framing members in the interest of economy for centuries. Therefore, any analysis of the mate­ rials found, such as nails or sawmarks on the wood, requires an accurate knowledge of the history of local building prac­ tices before any final conclusion can be accurately reached. It is helpful to establish a sequence of construction history for the roof and roofing materials; any historic fabric or pertinent evidence in the roof should be photographed, measured, and recorded for future reference. During the repair work, useful evidence might unexpectedly appear. It is essential that records be kept of any type of work on a historic building, before, during, and after the project. Photographs are generally the easiest and fastest method, and should include overall views and details at the gutters, flash ­ ing, dormers, chimneys, valleys, ridges, and eaves. All photographs should be immediately labeled to insure accurate identification at a later date. Any patterning or design on the roofing deserves particular attention. For example, slate roofs are often decorative and have subtle changes in size, color, and texture, such as a gradually decreasing coursing length from the eave to the peak. If not carefully noted before a project begins, there may be problems in replacing the sur­ face. The standard reference for this phase of the work is Recording Historic Buildings, compiled by Harley J. McKee for the Historic American Buildings Survey, National Park Service, Washington, D.C., I 970 . Replacing the Historic Roofing Material Professional advice will be needed to assess the various aspects of replacing a historic roof. With some exceptions, most historic roofing materials are available today . If not, an architect or preservation group who has previously worked with the same type material may be able to recommend sup­ pliers. Special roofing materials, such as tile or embossed metal shingles, can be produced by manufacturers of related products that are commonly used elsewhere, either on the ex­ terior or interior of a structure . With some creative thinking and research, the historic materials usually can be found. Because of the roof's visibility, the slate detailing around the dormers is important to the character of this structure. Note how the slates swirl from a horizontal pattern on the main roof to a diamond pattern on the dormer roofs and side walls. ( 18th and Que Streets, NW, Washington, D.C.) 6 Craft Practices: Determining the craft practices used in the in­ stallation of a historic roof is another major concern in roof restoration. Early builders took great pride in their work, and experience has shown that the" rustic" or irregular designs commercially labled "Early American" are a 20th-century in­ vention. For example, historically, wood shingles underwent several distinct operations in their manufacture including splitting by hand, and smoothing the surface with a draw knife . In modern nomenclature, the same item would be a "tapersplit" shingle which has been dressed. Unfortunately, the rustic appearance of today's commercially available ''hhandsplit'' and re-sawn shingle bears no resemblance to the hand-made roofing materials used on early American buildings . Good design and quality materials for the roof surface, fastenings, and flashing minimize roofing failures. This is essential on roofs such as on the National Cathedral where a thorough maintenance inspec­ tion and minor repairs cannot be done easily without special scaf­ folding. However, the success of the roof on any structure depends on frequent cleaning and repair of the gutter system. (Washington, D. C., photo courtesy of John Burns, A .I.A.) Early craftsmen worked with a great deal of common sense; they understood their materials. For example they knew that wood shingles should be relatively narrow; shingles much wider than about 6 " would split when walked on, or they may curl or crack from varying temperature and moisture. It is im­ portant to understand these aspects of craftsmanship, re­ membering that people wanted their roofs to be weather-tight and to last a long time. The recent use of'' mother-goose'' shingles on historic structures is a gross underestimation of the early craftsman's skills. Supervision: Finding a modern craftsman to reproduce his­ toric details may take some effort. It may even involve some special instruction to raise his understanding of cer­ tain historic craft practices. At the same time, it may be pointless ( and expensive) to follow historic craft practices in any construction that will not be visible on the finished product. But if the roofing details are readily visible, their appearance should be based on architectural evidence or on historic prototypes. For instance, the spacing of the seams on a standing-seam metal roof will affect the building's overall scale and should therefore match the original dimensions of the seams . ITEM 4, ATTACHMENT 2 Packet Pg. 40 Many older roofing practices are no longer performed because of modern improvements . Research and review of specific detailing in the roof with the contractor before begin­ ning the project is highly recommended. For example, one early craft practice was to finish the ridge of a wood shingle roof with a roof "comb"-that is , the top course of one slope of the roof was extended uniformly beyond the peak to shield the ridge, and to provide some weather protection for the raw horizontal edges of the shingles on the other slope. If the ''comb'' is known to have been the correct detail, it should be used. Though this method leaves the top course vulnerable to the weather, a disguised strip of fflashing will strengthen this weak point. Detail drawings or a sample mock-up will help ensure that the contractor or craftsman understands the scope and special requirements of the project. It should never be assumed that the modern carpenter, slater, sheet metal worker, or roofer will know all the historic details. Supervision is as important as any other stage of the proces s . Special problems inherent in the design of an elaborate historic roof can be controlled through the use of good materials and regular maintenance. The shape and detailing are essential elements of the building's historic character, and should not be modified, despite the use of alternative surface materials. (Garn well House, Bellingham, Washington) Alternative Materials The use of the historic roofing material on a structure may be restricted by building codes or by the availability of the materials, in which case an appropriate alternative will have to be found. Some municipal building codes allow variances for roofing materials in historic districts. In other instances, individual variances may be obtained. Most modern heating and cooking is fueled by gas, electricity, or oil-none of which emit the hot embers that historically have been the cause of roof fires . Where wood burning fireplaces or stoves are used, spark ar­ restor screens at the top of the chimneys help to prevent flam­ ing material from escaping, thus reducing the number of fires that start at the roof. In most states, insurance rates have been equalized to reflect revised considerations for the risks in­ volved with various roofing materials . In a rehabilitation project, there may be valid reasons for replacing the roof with a material other than the original. The historic roofing may no longer be available, or the cost of ob­ taining specially fabricated materials may be prohibitive . But the decision to use an alternative material should be weighed carefully against the primary concern to keep the historic character of the building. If the roof is flat and is not visible from any elevation of the building, and if there are advan­ tages to substituting a modern built-up composition roof for what might have been a flat metal roof, then it may make bet­ ter economic and construction sense to use a modern roofing method. But if the roof is readily visible, the alternative material should match as closely as possible the scale, texture, and coloration of the historic roofing material. Asphalt shingles or ceramic tiles are common substitute ma­ terials intended to duplicate the appearance of wood shingles, slates, or tiles. Fire-retardant, treated wood shingles are cur­ rently available. The treated wood tends, however, to be brit­ tle, and may require extra care ( and expense) to install. In some instances, shingles laid with an interlay of fire-retardent building paper may be an acceptable alternative. Lead-coated copper, terne-coated steel, and aluminum/ zinc-coated steel can successfully replace tin, terne plate, zinc, or lead . Copper-coated steel is a less expensive ( and less durable) substitute for sheet copper. The search for alt(;,rnative roofing materials is not new. As early as the 18th century, fear of fire cause many wood shingle or board roofs to be replaced by sheet metal or clay tile. Some historic roofs were failures from the start, based on over­ ambitious and naive use of materials as they were first devel­ oped . Research on a structure may reveal that an inadequately designed or a highly combustible roof was replaced early in its history , and therefore restoration of a later roof material would have a valid precedent. In some cities, the substitution of sheet metal on early row houses occurred as soon as the rolled material became available. Cost and ease of maintenance may dictate the substitution of a material wholly different in appearance from the original. The practical problems (wind, weather, and roof pitch) should be weighed against the historical consideration of scale, texture, and color . Sometimes the effect of the alter­ native material will be minimal. But on roofs with a high degree of visibility and patterning or texture, the substitution may seriously alter the architectural character of the building. Temporary Stabilization It may be necessary to carry out an immediate and temporary stabilization to prevent further deterioration until research can determine how the roof should be restored or rehabili­ tated, or until funding can be provided to do a proper job. A simple covering of exterior plywood or roll roofing might pro­ vide adequate protection, but any temporary covering should be applied with caution. One should be careful not to overload the roof structure, or to damage or destroy historic evidence or fabric that might be incorporated into a new roof at a later date. In this sense, repairs with caulking or bituminous patching compounds should be recognized as po­ tentially harmful, since they are difficult to remove, and at their be st , are very temporary. Precautions The architect or contractor should warn the owner of any precautions to be taken against the specific hazards in install­ ing the roofing material. Soldering of sheet metals, for in­ stance, can be a fire hazard, either from the open flame or from overheating and undected smoldering of the wooden substrate materials. Thought should be given to the design and placement of any modern roof appurtenances such as plumbing stacks, air vents, or TV antennas. Consideration should begin with the placement of modern plumbing on the interior of the build­ ing, otherwise a series of vent stacks may pierce the roof mem­ brane at various spots creating maintenance problems as well as aesthetic ones . Air handling units placed in the attic space will require vents which, in turn, require sensitive design. In­ corporating these in unused chimneys has been very successful 7 ITEM 4, ATTACHMENT 2 Packet Pg. 41 in the past. Whenever gutters and downspouts are needed that were not on the building historically, the additions should be made as unobtrusively as possible, perhaps by painting them out with a color compatible with the nearby wall or trim. Maintenance Although a new roof can be an object of beauty, it will not be protective for long without proper maintenance. At least twice a year, the roof should be inspected against a checklist. All changes should be recorded and reported. Guidelines should be established for any foot traffic that may be required for the maintenance of the roof. Many roofing materials should not be walked on at all. For some-slate, asbestos, and clay tile-a self-supporting ladder might be hung over the ridge of the roof, or planks might be spanned across the roof surface. Such items should be specifically designed and kept in a storage space accessible to the roof. If exterior work ever requires hanging scaffolding, use caution to insure that the anchors do not penetrate, break, or wear the roofing surface, gutters, or flashing. Any roofing system should be recognized as a membrane that is designed to be self-sustaining, but that can be easily damaged by intrusions such as pedestrian traffic or fallen tree branches. Certain items should be checked at specific times. For example, gutters tend to accumulate leaves and debris during the spring and fall and after heavy rain. Hidden gutter screening both at downspouts and over the full length of the gutter could help keep them clean. The surface material would require checking after a storm as well. Periodic checking of the underside of the roof from the attic after a storm or winter freezing may give early warning of any leaks. Generally, damage from water or ice is less likely on a roof that has good flashing on the outside and is well ventilated and insulated on the inside . Specific instructions for the maintenance of the different roof materials should be available from the architect or contractor. Summary The essential ingredients for replacing and maintaining a historic roof are: • Understanding the historic character of the building and being sympathetic to it. • Careful examination and recording of the existing roof and any evidence of earlier roofs. • Consideration of the historic craftsmanship and detail­ ing and implementing them in the renewal wherever visible. • Supervision of the roofers or maintenance personnel to assure preservation of historic fabric and proper under­ standing of the scope and detailing of the project. • Consideration of alternative materials where the origi­ nal cannot be used . • Cyclical maintenance program to assure that the staff understands how to take care of the roof and of the par­ ticular trouble spots to safeguard. With these points in mind, it will be possible to preserve the architectural character and maintain the physical integrity of the roofing on a historic building. This Preservation Brief was written by Sarah M. Sweetser, Architec­ tural Historian, Technical Preservation Services Division. Much of the technical information was based upon an unpublished report pre­ pared under contract for this office by John G. and Diana S. Waite. Some of the historical information was from Charles E. Peterson, FAIA, "American Notes," Journal of the Society of Archi1ec1ural Hislorians. The illustrations for this brief not specifically credited are from the files of the Technical Preservation Services Division. T his publication was prepared pursuant to Executive Order 11593, "Protection and Enhancement of the Cultural Environment ," which directs the Secretary of the Interior to "develop and make available to Federal agencies and State a nd local governments information concerning professional methods and tech- 8 Decorative features such as cupolas require extra maintenance. The flashing is carefully detailed to promote run-off, and the wooden ribb­ ing must be kept well-painted. This roof surface, which was originally tin plate, has been replaced with lead-coated copper for maintenance purposes. ( Lyndhurst, Tarrytown, New York, photo courtesy of the National Trust for Historic Preservation) niques tor preserving, improving, restoring and maintaining historic proper­ ties." The Brief has been developed under the technical editorship of Lee H. Nelson, AIA, Chief, Preservation Assistance Division, National Park Service , U.S. Department of the Interior, Washington, D .C. 20240 . Comments on the usefulness of this information are welcome and can be sent to Mr. Nelson at the above address. This publication is not copyrighted and can be reproduced without penalty. Normal procedures for credit to the author and the National Park Service are appreciated. February 1978. Additional readings on the subject of roofing are listed below. Boaz, Joseph N., ed. Archilec/Ural Graphic S1andards. New York: John Wiley and Sons, Inc., 1970. (Modern roofing types and detail­ ing) Briggs, Martin S. A Sharl Hislory of the Buildin g Crafts. London: Oxford University Press, 1925. (Descriptions of hi storic roofing materials) Bui/el in of the Association for Preservation Technology. Vol. 2 (nos. 1-2) 1970. (Entirely on roofing) Holstrom, Ingmar; and Sandstrom, Christina. Maintenance of Old Buildings: Preservation from the Technical and Antiquarian Stand­ point. Stockholm: National Swedish Building Research, 1972. (Conta in s a section on roof maintenance problems) Insall, Donald. The Care of Old Buildings Today. London: The Architectural Press, 1972 . (Excellent guide to some problems and solutions for historic roofs) Labine, R.A. Clem. "Repairing Slate Roofs." The Old HouseJour­ nal3 (no. 12, Dec . 1975): 6-7. Lefer, Henry." A Birds-eye View." Progressive Architecture. (Mar. 1977), pp. 88-92. (Article on contemporary sheet metal) National Slate Association. Slate Roofs. Reprint of 1926 edition, now available from the Vermont Structural Slate Co., Inc ., Fairhaven, VT 05743. (An excellent reference for the many designs and details of slate roofs) Peterson, Charles E. "Iron in Early American Roofs." The Smith­ sonian Journal of History 3 (no. 3). Edited by Peter C. Welsh . Washington, D.C.: Smithsonian Institution, 1968, pp. 41-76. Waite, Diana S. Nineteen1h Century Tin Roofing and its Use at Hyde Hall. Albany: New York State Historic Trust, 1971 . . "Roofing for Early America." Building Early America. Edited by Charles E. Peterson. Radnor, Penn .: Chilton Book Co., 1976. ITEM 4, ATTACHMENT 2 Packet Pg. 42 Headline Copy Goes Here Senior Historic Preservation Planner Jim Bertolini Proposed Policy Adoption: Expanded Roofing Options for Projects on Historic Buildings Continued from Sept. 2024 Nov. 20, 2024 Headline Copy Goes HereWhy the Proposed Modification to Policy? 2 • Climate change is an existential threat to cultural resources everywhere, including Fort Collins • Growing body of policy documents and public officials calling for modification of Rehabilitation standards related to climate action • This includes the chair of the Advisory Council on Historic Preservation • Consistent with new City policies and goals: • Our Climate Future •Big Move #3 – Climate Resilient Community •Big Move #6 – Efficient, Emissions Free Buildings •Big Move #10 – Zero Waste Economy • HPC 2024 work plan initiative: “strengthen connection to climate resiliencework” • City Preservation staff research on Fort Collins-specific climate changescenarios re: roofing • Address one of northern Colorado’s climate resilience challenges: hailstorms and roofing • While not code-required (IECC), aiming to support IECC goals 1 2 ITEM 4, ATTACHMENT 3 Packet Pg. 43 Headline Copy Goes Here 3 Sustainability - Definitions • “Triple bottom line” approach • Social • Connect people with history • Consider owner/resident needs (rehabilitation) • Consider local knowledge & craftsmanship • Economic • Boosts to local job growth • Small business incubation •Environmental •Embodied energy •Reduce, reuse, recycle (in that order) (National Park Service) Headline Copy Goes HereEmbodied Energy 4 4 Buildings have two significant energy costs 1. Construction 2. Operations (lighting, heating, etc.) Embodied energy includes full supply chain Costs of raw material extraction Costs of material manufacture/processing Costs of transportation Costs of physical construction Best practice to consider demolition energy costs as well Materials - Architectural 50% Materials - Utilities 20% Fuel & Transport 17% Business Services 11% Furnishings 1% Machinery 1% Typical Embodied Energy Distribution U.S. Dept. of Energy, Energy Use for Building Construction. 3 4 ITEM 4, ATTACHMENT 3 Packet Pg. 44 Headline Copy Goes HereEnergy – Embodied vs. Operating 5 • Ratio of embodied energy vs. annual operating energy varies depending on building • 5:1 up to 30:1 • Historic buildings (especially pre-1950) often have bulkier, more durable materials in larger volumes (higher ratio). • A holistic approach can often result in a greater net environmental benefit than high-efficiency new construction. • Sensitive improvements can have a significant environmental benefit. • Best to target building envelope & utilities. • Improvements focused on material preservation can be cost-effective. MIT Energy Initiative Headline Copy Goes Here • Pass a motion to adopt the policy expanding roofing options for historic properties in Fort Collins • Pass as proposed; OR • Pass with modifications; OR • Do not take up a motion (if the HPC disagrees with the policy) 6 Role of the HPC 5 6 ITEM 4, ATTACHMENT 3 Packet Pg. 45 Headline Copy Goes HereExisting Roofing Policy: SOI Standards 7 • SOI Guidelines • Rehabilitation Standards – specifically address roofing • Preservation Brief #4 – Roofing for Historic Buildings •Other material-specific guidance • Generally recommends in-kind replacement if visible • Main exception is commercial buildings where roof is not visible – substitutes common • Generally does not review ventilation (on small residential roofs) Headline Copy Goes Here 8 Roofing on Historic Buildings in Hail-Prone Areas Economic +/-Historic Character +/-Environmental +/-Material Type (Decking requirements from IRC R905 included) Longer service life compared to asphalt; life-cycle cost is comparable to typical asphalt shingle roof. In most homes built prior to 1940, most accurate replacement for original/historic roof shingles. Material source is renewable. Low environmental cost of production per square foot.Be n e f i t s Wood shingles (solid or spaced sheathing)Initial cost 2-4 times a typical asphalt shingle roof. City Code requires Class B installation at minimum. Class A preferred. With some exceptions, not appropriate for properties constructed after 1940. Even with fire retardant and urban environment, carries a fire risk (retardant slows but does not prevent fire). Fire retardant treatment requires landfilling at end of service life. No possibility of composting or downcycling. Dr a w b a c k s Low up-front cost of installation.Common alteration 1930s-1950s; original roofing material post-1940. “Architectural” shingles can mimic historic wood shingles with varying accuracy. Material can technically be recycled for second-tier uses such as road re-paving, new shingle production, energy production (actual recycling rates in Colorado are close to zero).Be n e f i t s Asphalt Shingles/Asphalt membrane (solid sheathing) May end up costing more than other, more durable, roofing types over life of building. Especially a concern in Colorado where asphalt roofing can last as short as 10-15 years (or less). Not all “architectural” shingle brands are equal for replicating wood texture. Actual recycling rates are very low in Colorado due to massive turnover from frequent severe hailstorms. Energy intensive; petroleum-based inputs. Shorter service life, especially in hail- prone areas like Colorado.Dr a w b a c k s 7 8 ITEM 4, ATTACHMENT 3 Packet Pg. 46 Headline Copy Goes Here 9 Roofing Tradeoffs (cont) Economic +/-Historic Character +/-Environmental +/-Material Type (Decking requirements from IRC R905 included) If maintained, ongoing costs are repair and spot-replacement; can be a semi- permanent roof material. For properties that have clay tile roofs, retaining original and partial replacement in- kind is easier. Fairly durable, semi-permanent roofing material. Be n e f it s Clay tile (solid or spaced sheathing) High cost of installation compared to other roof types (4 to 8 times cost of asphalt roof). High cost of repair due to labor (most material is salvaged/reinstalled). Not a common roofing material in Fort Collins; only appropriate on a limited number of historic roofs. High initial environmental cost of production (mitigated by re-using historic). Dr a w b a c k s Longer service life. Life-cycle cost is comparable to asphalt shingles (usually less than due to protection against hail damage). Corrugated metal is appropriate to retain where it was installed historically. Extremely durable. Easily recyclable - strong market for scrap metal. Comparatively low environmental cost of production. Be n e f i t s Metal (standing seam/corrugated) (solid or spaced sheathing) More expensive up-front cost than standard asphalt shingle (anywhere from 1.5 times to 5 times cost). While occasionally appropriate on some agricultural properties, generally not appropriate for historic buildings in Fort Collins. Ventilation is critical to mitigate for moisture build-up in attic/rafter space. Potential for water pollution from run- off. Dr a w b a c k s Headline Copy Goes Here 10 Roofing Tradeoffs (cont 2) Economic +/-Historic Character +/-Environmental +/-Material Type (Decking requirements from IRC R905 included) Cost-effective over expected life-cycle.Some product lines do well in replicating historic wood shake or asphalt shingle (less good on replicating wood shingles). Durable and longer service life than typical wood or asphalt products. Recyclable (in theory)Be n e f i t s Synthetic Shingles (Brava, F-Wave, etc.) Higher up-front cost (around double a typical asphalt shingle roof) Limited wood shingle varieties on market presently. Quality of wood shake substitute varies heavily. Frequently use “virgin” petroleum in production. Unsure of practical recyclability due to short time on market.Dr a w b a c ks Cost-effective over expected life-cycle.In most cases, reasonable substitute for design of historic wood or asphalt shingles, depending on brand, color, and historic roof material. Durable and long-lasting. Be n e f i t s Concrete tile/Cement Fiber shingle (solid or spaced sheathing) Requires skilled contractor to install properly to ensure performance. High up-front cost. May require structural reinforcement of roof framing due to weight. Energy-intensive to manufacture. Some long-term performance issues in climates with high temperature variation. Cement fiber tiles have almost no recycling market at the end of service life.Dr a w b a c k s Cost-effective over expected life-cycle (50- 100 years) Newer products are starting to get very close on replicating wood shingle texture and pattern Durable and very long-lasting Generally recyclable Be n e f i t s Metal (stone-coated panels) High up-front cost.High heat-gain potential – need improved ventilation and expansion joints Energy-intensive to manufacture Asphalt coating will chip in hail, leading to some run-off and cosmetic damage (early removal)Dr a w b a c ks 9 10 ITEM 4, ATTACHMENT 3 Packet Pg. 47 Headline Copy Goes HereWhat Would the Proposed Policy Do? 11 • Significantly expand scenarios where substitute roofing material could be approved on historic buildings in Fort Collins •Most specifically, wood and asphalt • Encourage use of durable substitutes to wood and asphalt (polymer synthetics, stone-coated metal, etc.) • Establish City staff as the approving authority on most roofing on historic buildings •Already there, mostly Headline Copy Goes HereKey Policy Changes Proposed 12 • Allows most shingle roofs to be replaced with newer, more durable/recyclable substitutes w/ staff-only review when Rehabilitation is the treatment method. • Retains SOI guidelines on already durable historic materials (clay tile, metal, etc.) • Concrete generally prohibited as a substitute roofing product • Provides formal guidelines for rooftop features • Allows most types of roof venting, although ridge or edge vents are encouraged • Allows adding 4” of roof height for insulation above the decking; calls for flat fascia along the eave • Gutters & downspouts generally allowed & encouraged where not obscuring important detailing along eaves or corners 530 Smith St. – stone-coated metal; City Landmark Image of a typical edge vent, mid-slope (can also be installed at eave edge or along roof ridge) 11 12 ITEM 4, ATTACHMENT 3 Packet Pg. 48 Headline Copy Goes Here 13 Questions for the HPC • Any general concerns with the proposed policy? • HPC raised concerns about roof ventilation at Sept. meeting •Staff has changed provision on roof vents from “will approve” to “may approve.” •However, staff would note, there’s no scenario staff is aware of where residential roof vents would be scrutinized by City staff • Are there specific scenarios, when Rehabilitation is the treatment method, where the HPC would prefer to retain decision-making authority for roofing decisions on historic buildings rather than allowing staff to approve? Headline Copy Goes Here 14 Role of the HPC • Pass a motion to adopt the policy expanding roofing options for historic properties in Fort Collins • Pass as proposed; OR • Pass with modifications; OR • Do not take up a motion (if the HPC disagrees with the policy) 13 14 ITEM 4, ATTACHMENT 3 Packet Pg. 49 From:Erin Valenti To:Historic Preservation Subject:[EXTERNAL] Re-Roofing policy amendment statement Date:Wednesday, September 4, 2024 2:57:50 PM Hello, I work for a local Nonprofit in town and we are located in a Historic Landmark home. One of our buildings has original wooden shingles on the roof. When gathering quotes to see how much it would cost to replace, one of the roofers was shocked to see wood and mentioned that it's not even sold in Colorado anymore due to the warping the snow causes, and the fire risk it poses. We need a new roof in order to maintain our operations in a safe manner, and to not destroy the building if it were to start leaking etc. We also need a new roof to make our property more appealing to future buyers, as we are running out of space and need to make a location move soon. This could cause a hindrance in that process if we are not able to get a practical and working roof. I am in full support of this policy amendment to make a re-roofing process be in alignment with CO weather patterns and needs. Thank you for your time, Erin Valentishe/herOffice Manager The Crawford Child Advocacy Center_______________________________________ Phone: (970) 407-9739 www.crawfordcac.org | Address/Map ITEM 4, PUBLIC COMMENT Packet Pg. 50 Agenda Item 5 Item 5, Page 1 Historic Preservation Commission SUBJECT UPDATE – INDIGENOUS/NATIVE AMERICAN HISTORY & PRESERVATION STAFF Jim Bertolini, Senior Historic Preservation Planner SUMMARY Staff will provide a brief summary of current history and updates on cultural engagement with the City’s current native community members and efforts to tell/preserve history related to Native/Indigenous people. More information about Hispanic American history can be found on our website, here: https://www.fcgov.com/nativehistory. Packet Pg. 51 Headline Copy Goes Here Senior Historic Preservation Planner Jim Bertolini Native/Indigenous Culture in Fort Collins Nov 20, 2024 Headline Copy Goes HereEngagement w/ Native Community & Recent Updates 2 • New Native History page • www.fcgov.com/nativehistory • Launched w/ help from FCMOD staff and Dr. Valerie Small, the City’s Native American Engagement Specialist • Momentum in public engagement • Native Nations Community Advisory Panel (NNCAP) • Natural Areas Dept. new best practices and proactive identification of culturally important areas • Civil Rights historic context – indigenous history & civil rights • Looking forward • Better engagement in other aspects of City projects • Public education/engagement projects • FCTV community video projects • A new historic context? 1 2 ITEM 5, ATTACHMENT 1 Packet Pg. 52 Headline Copy Goes HereNovember is Native American Heritage Month 3 •Locally organized by CSU’s Native American Cultural Center •https://nacc.colostate.edu/programs/native- american-heritage-month/ •History of the event • First celebrated by the State of New York in 1916 as American Indian Day • Declared by Congress in 1990 3 ITEM 5, ATTACHMENT 1 Packet Pg. 53 Agenda Item 6 Item 6, Page 1 Historic Preservation Commission SUBJECT CERTIFIED LOCAL GOVERNMENT (CLG) QUADRENNIAL REVIEW EVALUATION STAFF Maren Bzdek, Historic Preservation Manager SUMMARY A Certified Local Government (CLG) is a municipality that has demonstrated a commitment to preserving historic resources and local history. The CLG program is a partnership between the federal, state, local governments to help communities protect their historic resources. The City of Fort Collins has been a CLG since 1991. The National Park Service requires that each CLG be evaluated by the State Historic Preservation Office (SHPO) at least once every four years to ensure that the CLG is fulfilling its responsibilities and to identify areas where more assistance from the SHPO may be helpful. The Colorado SHPO is History Colorado. The attached information sheet details the components of the review process, which will begin with City staff in the afternoon of November 20, 2024, and concludes with the Historic Preservation Commission meeting on the same day. Lindsey Flewelling, CLG Coordinator at History Colorado, will conduct the review and will make a short presentation to the HPC on the nature of the CLG program and the evaluation process. Packet Pg. 54 Certified Local Government (CLG) Quadrennial Evaluation Information The National Park Service requires that each Certified Local Government (CLG) be evaluated at least once every four years according to the process outlined in Section V of the Colorado CLG Handbook. This evaluation is performed to ensure that the CLG is fulfilling its responsibilities and to identify areas where State Historic Preservation Office (SHPO) assistance may be helpful. If you have any questions about the evaluation process please contact Lindsey Flewelling, CLG Coordinator, at lindsey.flewelling@state.co.us or (720) 921 0920. Elements of the Evaluation The CLG evaluation has four parts that may be completed in any order: 1.SHPO staff review records on file at History Colorado for the previous four years including annual reports, meeting minutes, grant administration forms, and other relevant documents. 2.Local government staff demonstrate how they provide public access to the local public records that CLGs are required to maintain. 3.SHPO staff attends one or more meetings of the CLG’s Historic Preservation Commission (HPC). 4.SHPO staff interviews local government staff about the community’s procedures for performing CLG-related tasks and responsibilities. Preparing for the Evaluation CLGs should begin preparing for evaluation by reviewing the Evaluation Form and the CLG Handbook. SHPO staff will schedule a time to meet with local government staff and attend an HPC meeting during the calendar year, but may attend any additional HPC meeting(s) at their discretion. CLGs are encouraged to use this opportunity to request any desired training. In addition to regularly submitting annual reports and meeting minutes to SHPO, there are other ways that CLGs can prepare to ensure the evaluation process goes smoothly. CLGs will be expected to demonstrate how a member of the public can access the following types of documents. If these documents are available on the CLG’s website, local government staff can facilitate this review by providing the appropriate links to SHPO. •HPC Meeting Minutes •Resumes or applications for current HPC members •Survey forms and reports •List of all locally designated properties ITEM 6, ATTACHMENT 1 Packet Pg. 55 Local government staff should be prepared to answer the following questions during their interview with SHPO staff. Additional questions may be asked based on the review of previous CLG records and past CLG performance. •How is the public informed of upcoming meetings of the HPC? •How is the public informed of designation or design review applications? •How are property owners notified that a project must undergo design review? How is design review conducted? •If the HPC does not contain 40% professional members, how do you obtain the required expertise in local design review? •What is the CLG’s system for survey and inventory of historic properties? What are the CLG’s plans for future survey? •How does the CLG participate in the Section 106 process? •How has the CLG implemented its Historic Preservation Plan? If the CLG does not have a plan, how does it plan for ongoing and future preservation efforts? After the Evaluation SHPO staff will complete a written Evaluation Form for each CLG that summarizes their findings and includes any recommended actions. This form may not be submitted until the end of the calendar year in which the CLG is evaluated, after SHPO staff has received the Annual Report. If SHPO staff finds that the CLG is deficient in fulfilling its responsibilities, one of the following will be required: •The CLG will be expected to correct these deficiencies before their next quadrennial evaluation. •The CLG will be expected to correct these deficiencies within one year and will be evaluated again in the next calendar year to confirm that action has been taken. •The CLG will be expected to take immediate action to correct these deficiencies and will receive a specific timeline in which to comply. If necessary, the CLG’s chief elected official may receive a letter that summarizes the identified deficiencies, the assistance that will be provided, and a specified timeline for compliance. ITEM 6, ATTACHMENT 1 Packet Pg. 56 Agenda Item 7 Item 7, Page 1 Historic Preservation Commission PROJECT NAME 313 N. MELDRUM ST. (EMMA MALABY GROCERY PROPERTY) – CONCEPTUAL LANDMARK DESIGN REVIEW STAFF Yani Jones, Historic Preservation Planner Rebekah Schields, Historic Preservation Specialist PROJECT INFORMATION PROJECT DESCRIPTION: for the City Landmark at 313 N. Meldrum St., the Emma Malaby Grocery Property. The proposal includes structural work on the roof and substitute replacement shingle material, a rear addition, ADA improvements, and other repair or rehabilitation to the existing store detailed below. 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: RECOMMENDATION: COMMISSION’S ROLE: Landmark Design review is governed by Municipal Code Chapter 14, Article IV, and is the process by which the Historic Preservation Commission (HPC) reviews proposed exterior alterations to a designated historic property for consistency with the U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties (the Standards). In this hearing, the Commission shall conduct a conceptual review of, and provide preliminary feedback regarding, sketches and other information about the proposed project, as established in 14-54(a)(2)(a), based on the information provided in the 2023 Landmark nomination, the applicant’s design review application, and any new evidence presented at the hearing. The intent of the conceptual review is to allow the applicant to finalize their project and commission construction drawings for the project in a manner consistent with the Standards. EXECUTIVE SUMMARY: • Date of Landmark designation: August 15, 2023 • Summary of proposed exterior or structural work: o Roof stabilization and re-shingling using synthetic shingles o Rear frame addition of 195 square feet for restroom and kitchenette o Accessible entrance with associated ramp, landings, and permeable pavement path o Decorative sculpture bed o Reconstruction of basement access platform o Rehab of façade features o Window and door repair or replacement o Removal of non-historic siding and replacement with siding to match historic profiles o Foundation and chimney tuckpointing o Insulation updates as needed Packet Pg. 57 Agenda Item 7 Item 7, Page 2 ARCHITECTURAL DESCRIPTION: The 2023 nomination provides the following description (descriptions of barn and stacked-plank shed omitted because they are outside of the scope of this proposal): Store The Emma Malaby Grocery at 313 N. Meldrum began its life at 442 College Avenue. The building was designed and constructed by Hiram Pierce as a photography gallery for George T. Wilkins. Plans were drawn up the last week of February in 1881. Construction began the following week, and the family moved into the shop to live and work at the end of March of that same year. The wood frame building is one-story (11 feet) in height, 45 feet long and 25 feet wide (59 feet x 36 feet, including the el-shaped addition). The front gable roof is hidden behind a battlement front, with the peak of the roof included as part of the battlement design, creating a notable triangular feature atop the typical false-storefront style façade. The building included a back porch, but nothing is known regarding the size nor style of this feature on the building as it was later removed. The storefront is made up of two 2 over 2 windows that extend from ceiling to about 2 feet above the floor. A decorative wood panel is framed beneath each window. The entrance is centered between the windows with roof support between window and door. The entrance consists of two doors. Each door contains two lites, 1 over 1, with a wood panel at the bottom. A two lite, operable transom window extends horizontally over the doors. Two chimneys protrude from the apex of the roof. One is just front of center on the original store building and the second is at the very back of the original store building. The building was moved from its College Avenue location in 1906 (at which point it was addressed as 148 N. College Avenue) to its current location at 313 N. Meldrum. It was installed upon a white-stone foundation. An exterior entrance to the basement, with a concrete wall added between the stairs and the basement, was added in the late 1980s by Jim Burrill on the south side of the building. At that time, a concrete pad was also poured to better support the furnace in the store. The basement does not extend the full east-west length of the store and does not extend under the 1916 addition. An 8-feet deep, full length covered porch supported by four 4 x 4 posts evenly spaced along the east elevation was added early on – perhaps soon after the move. An uncovered section of the porch extended to the south, but that was later removed. There are two person-sized doors and a 12-lite window along the south elevation of the store. The westernmost door was added with the addition in 1916. It has been assumed that the window (which was once larger and contained 30 lites) was a feature used by G. T. Wilkins, the photographer, and therefore would have dated to 1881. Unfortunately, there are no photos of that side of the store from when it was located on N. College Avenue to confirm the presence of the window from that time period. Jim Burrill says that when he altered the window from 30-lites to 12 in the late ‘80s, there was some indication that the window had already been modified. There was a seam in the siding, and it wasn’t tight against the window. The 12-lite window was acquired from A1 Salvage. It is unknown whether the entrance to the east of the window is original or was added soon after the move. It’s possible the opening is original. The 1895 Sanborn Map shows no building to the north of Wilkins Photography Studio. The 1901 Sanborn map shows that the photography studio had become a millinery and another photographer’s studio had been built next door. The building includes a skinny addition between the two structures that fronts College Avenue and extends to just about where the side entrance would have been located. It’s possible the addition stopped just short of the entrance. The door now located in the southern entrance on the Emma Malaby Grocery was replaced in the late 1980s due to significant water damage along that side of the building caused by encroaching trees. The water damage also led to the 30-lite window being removed, reduced in size, and remade as a 12-lite window. Packet Pg. 58 Agenda Item 7 Item 7, Page 3 In 1916, an el-shaped, shed-roofed addition was added along the north and west elevations of the grocery. The northern portion of the addition extends about 14 feet from the grocery and has a separate entrance on the east elevation. The front door is flanked by square windows. Wooden steps extend from the ground to the door. And for unknown reasons, a metal hand hold was installed on the right side of the door framing, level with the doorknob, which is on the left side of the door. Along the north elevation are two windows and two doors, in that order from east to west. The original size of the windows will require some interior excavation to ascertain, but the locations are the same. The person-sized door and larger door are both located next to each other on the west side of the northern wall. It’s unknown whether the entrances are original or were added over time as the building was used. The person-sized door has been covered with plywood. The larger, bead-board door was reduced in size by one foot around 1977 after someone tried to break into the building and damaged it. The area where the door was reduced was filled in and an electrical box is now located there. A board was also added to the top of the door to strengthen it at that time. The west elevation of the addition extends about 15 feet from the back of the grocery building. It has no openings. The siding on the east elevation of the building is original. The siding on the north and west elevations of the building was replaced in 1988 with ponderosa pine from the Forks Lumber Company. The material is the same, or very similar, to the original, though it might be slightly different in width. The siding along the south elevation of the building was badly damaged by encroaching trees and replaced in 1987/88 with a different material. At some point, after the addition was added but before the 1960s or 70s, the cornice that extended slightly forward of the front of the building was removed. ALTERATION HISTORY: Known exterior alterations of the property to date include: • 1881 – Store constructed at 146 N. College Ave. • 1906 – Store moved to current location (313 N. Meldrum St.) • c. 1907 – Addition of full-length, covered front porch (southern extension removed at unknown later date) • 1916 – Addition built • c. 1916 – Barn built • 1987 – Foundation repair • 1987 – Re-roofing (cedar shingles) HISTORY OF DESIGN REVIEW: None HISTORY OF FUNDED WORK/USE OF INCENTIVES: None – Anticipated use of State and other financial incentives for subject proposal DESCRIPTION OF PROPOSED WORK: • Summary of proposed exterior or structural work: o Roof work:  Structural stabilization to include sistering of rafters, installation of additional beams and supports  Re-shingling using Brava synthetic shingles  Associated ventilation and flashing  Structural reinforcement of chimneys  Replacement of ~75% of soffit and fascia in-kind  K-style gutters o Rear frame addition of 195 square feet for restroom and kitchenette  To include new water and sewer lines to building  Hipped roof also using Brava synthetic shingles Packet Pg. 59 Agenda Item 7 Item 7, Page 4  Single-hung windows  4-panel wood accessible door  Wood siding with exposure different from historic building portions (applicant to confirm) o Accessible entrance with associated ramp, landings, and permeable pavement path  Entrances into new addition and new opening in historic addition; 4-panel wood doors o Decorative sculpture bed (no planting) at southwest corner o Reconstruction of basement access platform o Rehab of façade features, including:  Restoration of parapet and trim details based on historic photos  Re-painting of historic signs based on historic photos  Repair or replica replacement of siding, as appropriate  Reroofing porch roof with Brava shingles  Fascia and soffit repair/replacement as needed  Repair of wood pilasters  Repair of decorative wood panels  Porch decking replacement to match historic  Stair modifications, per code  Replacement of wood door trim as needed using replica trim boards  Other repair of wood features  Re-grading as needed  Concrete path to sidewalk o Window and door repair or replacement, depending on conditions (see window and door schedules, Sheets A1.2 and A1.3) o Removal of non-historic siding and replacement with siding to match historic profiles o Foundation and chimney tuckpointing o Insulation updates as needed REQUESTS FOR ADDITIONAL INFORMATION: To be added after HPC Work Session PUBLIC COMMENTS SUMMARY No public comment about this project has been received at this time. STAFF EVALUATION OF APPLICABLE REVIEW CRITERIA: Applicable Code Summary of Code Requirement and Analysis Standard Met (Y/N) 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. The Emma Malaby Grocery Property historically had commercial use, and its current use is considered storage. It has a new proposed use as a store museum, office space, and library. This new use is compatible with the existing building, requiring minimal change to distinctive features. Y 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. The Emma Malaby Grocery Property was constructed in 1881 for local Y (with notes) Packet Pg. 60 Agenda Item 7 Item 7, Page 5 its current location, it was used as a neighborhood grocery store, owned by the Collamer family, for many years. The building is one of the oldest wood frame buildings in Fort Collins and is also a rare example of a false-front store in town. There is an L-shaped addition to the main store’s north and west, which was built in 1916 and was used as Fred Collamer’s “woodyard store” and as a second-hand store; it is considered a historic alteration to the building. At the rear of the property, there are three other historic structures: a frame barn, a stacked plank shed, and a stone-lined well. This proposed project includes the structural stabilization of the existing roof, including re-roofing with Brava synthetic shingle material, a rear addition for a bathroom and kitchenette, creating an ADA-compliant entrance, and other rehabilitation work such as façade restoration, window and door rehabilitation, replacement of non- historic siding, tuckpointing, and insulation. Roof: This work will necessarily include the loss of some character- defining materials (wood shingles), but the proposed substitute material, Brava synthetic shingles, approximate the appearance of the historic material well. [Please note that the plans currently state that the material proposed is CeDUR shingles; this is not accurate.] The form of the roof will not be changed due to the structural work required. Please note that the Chimney Detail drawing on plan set sheet A5.0 is not accurate; refer to note 7 under the Roof Replacement Notes table and the description on the applicant’s Design Review Application form. The chimney work will include some removal of the lower portions of brick for structural reinforcement using steel angle supports as well as tuckpointing, which should result in very little change to the appearance of the chimneys. Addition: Because of the reasonable scale and rear location of the proposed addition, the character of the historic store would not be impacted. The addition will not be visible from public rights-of-way. It should be noted that the location of the proposed addition (see Revised Floorplan A.10A) is in relatively close proximity to the stacked- plank shed, and so care should be taken to protect this historic feature during construction. Staff recommends that a plan of protection be required prior to building permit issuance. Additionally, the path of the trenching necessary for extending water and sewer service to the building has not yet been identified on plans; this work should similarly be planned to avoid conflicts with historic resources on site. ADA Improvements: ADA improvements include the installation of a Gravelpave2 permeable pavement path, concrete landings, and concrete ramp. The ADA-compliant entrance would be located in the new rear addition, with an additional entrance at the southwest corner of the building. Although the location of the proposed accessible entrance to this building is at the rear of the building rather than the front, as advised by Preservation Brief 32, this choice ensures access to the greatest extent of the building given the physical limitations of the interior at present. Additionally, the placement of a ramp on the southeast side of the building is constrained by requirements from the Packet Pg. 61 Agenda Item 7 Item 7, Page 6 historic character of the building. Other Proposed Rehabilitation: The other rehabilitation elements proposed would enhance rather than detract from the historic character of this building. For example, the proposal includes replacement of non-historic siding with more historically appropriate siding and façade restoration, which will included among other elements removing the boards from the boarded over storefront windows and doors and repairing those character-defining features. SOI #3 Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken The applicant discussed with staff that the material choices for the addition would include siding that is differentiated from the historic siding to ensure that the addition is clearly a modern alteration, but this detail should be confirmed prior to project approval. The commission should advise the applicant about material choices as needed. No other project elements create a false sense of historical development, and no conjectural features are proposed. TBD SOI #4 Changes to a property that have acquired historic significance in their own right will be retained and preserved. The el-shaped addition to the store does have significance in its own right, and it will be retained and preserved as part of this project, with minimal perforations for connections to the new addition. Again, staff suggests that a plan of protection be in place prior to permit issuance to ensure that no damage befalls the stacked-plank shed near the addition site. Y (with notes) SOI #5 Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Many of the distinctive materials, features, finishes, and construction techniques represented in this historic building will be preserved and repaired as part of this project, such as through the restoration of missing façade elements, the structural stabilization of the roof, and the repair of historic windows and doors. Some materials are proposed for replacement, such as the roof’s wood shingles and deteriorated materials, such as soffit and fascia board and some wood trim material. Although historic material would be lost in these cases, replacement of deteriorated materials in-kind, as proposed, is considered appropriate under the Standards, and the proposed substitute roof shingle material, Brava, reasonably replicates the appearance of cedar shingles in terms of form, texture, and color and the HPC has approved the product for use on other historic properties in Fort Collins, such as the Bouton House at 113 N. Sherwood St. Additionally, the application proposes to replace all window glazing with low-E, tempered glass, but this change is necessary to conform with building code requirements and should not have an impact on the appearance of the windows. Y Packet Pg. 62 Agenda Item 7 Item 7, Page 7 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. The wood-shingle roof of the store appears to be significantly deteriorated, requiring replacement. Although the roof is not proposed to be replaced in-kind, staff believes the proposed substitute material, Brava synthetic shingles, is appropriate. Brava shingles are Class 4 impact-resistant and Class A or C fire-resistant, and they approximate the color and texture of wood shingles well (see attached product specification sheet). The commission should discuss whether they believe this substitute material is acceptable and also provide guidance related to color. Other components of the rehabilitation work proposed include repair rather than replacement of several building features, such as many of the historic doors and windows and many other carpentry elements, tuckpointing of the foundation and chimneys, and other repair. Other elements will be restored based on historic photograph evidence, such as the painted commercial signs and some of the parapet and other woodwork detailing on the façade, which is appropriate under this Standard. The existing non-historic siding will also be removed and replaced based on photo evidence. Some building features, such as the soffit and fascia board or some wood trim, will be inspected and repaired or replaced in-kind as necessary, as described on the project plans; this approach is appropriate under this Standard. Similarly, the window and door schedules describe different treatment decisions for each unit and then each component of each unit (i.e., identifying repair methodology for each sash, the frame, the glazing, etc., rather than an entire window or door unit), which conforms to this Standard. TBD SOI #7 Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic N/A SOI #8 Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Because this property has significance under Standard 4, Information Potential, the applicant should be advised of this standard while performing any needed excavation for the proposed addition, utility trenching, re-grading, and other site work. Should any archaeological resources be uncovered, work should cease, and Historic Preservation Services should be contacted immediately at preservation@fcgov.com and 970-224-6078. Y 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. The proposed addition uses an existing boarded opening in the wall of the historic addition as the only connection point (visible from the TBD Packet Pg. 63 Agenda Item 7 Item 7, Page 8 the addition is subordinate to the historic structure. Its location is also set back from the south wall plane of the store, and the height is significantly below the ridgeline of the historic store; these factors make it invisible from the street. The hipped roof form of the proposed addition differs from the gable and shed roof forms of the historic building. The applicant shared with staff that in addition to the Brava shingles to match the proposed re-roofing of the main structure, other materials proposed for the new addition include wood siding with a reveal/profile different than the historic siding and wood 1/1 sash windows. Staff believe these material choices are compatible with the historic store, and that a siding product with a wider or narrower reveal would help identify the new addition as a modern alteration. The applicant should provide confirmation of the material choices for the addition, and the commission should provide feedback around compatibility and differentiation of the materials and design. 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. Because the removal of historic wall material for connection between the proposed addition and the historic building has been minimized, the new addition could be reasonably removed in the future, if desired, with minimal impact to the essential form and integrity of the historic property. Y STAFF FINDINGS OF FACT: Because the request is for conceptual review of the proposed rehabilitation, staff has not provided findings of fact. As noted in the Standards analysis above, the project is generally consistent with the Standards, although Staff suggest the commission consider requiring a plan of protection for the stack-planked shed near the work site and provide feedback on material choices for the proposed addition as well as about the proposed substitute roofing material. RECOMMENDATION: Because the request is for a conceptual review, staff does not have a formal recommendation at this time but is generally supportive of the concept design. SAMPLE MOTIONS Upon receiving a request for a conceptual review, if the Commission finds that sufficient information is provided at the time of conceptual review to fully evaluate the project, and that no further substantive review is necessary, the Commission may elect to proceed to final review. In that event, the following sample motion has been provided. SAMPLE MOTION TO PROCEED TO FINAL REVIEW: I move that the Historic Preservation Commission move to Final Review of the proposed work for the Emma Malaby Grocery Property at 313 N. Meldrum St. and issue a Certificate of Appropriateness, finding that the proposed work is consistent with the Secretary of the Interior’s Standards for Rehabilitation and Chapter 14, Article IV of the Municipal Code. SAMPLE MOTION FOR APPROVAL: I move that the Historic Preservation Commission approve proposal for roof work, a rear addition, ADA improvements, and other rehabilitation at Emma Malaby Grocery Property at 313 N. Meldrum St.as presented, finding that the proposed work meets the Secretary of the Interior’s Standards for Rehabilitation. Packet Pg. 64 Agenda Item 7 Item 7, Page 9 SAMPLE MOTION FOR APPROVAL WITH CONDITIONS: I move that the Historic Preservation Commission approve the proposal for roof work, a rear addition, ADA improvements, and other rehabilitation at Emma Malaby Grocery Property at 313 N. Meldrum St. as presented, finding that the proposed work meets the Secretary of the Interior’s Standards for Rehabilitation, subject to the following conditions: • [list conditions] SAMPLE MOTION FOR DENIAL: I move that the Historic Preservation Commission deny the request for approval for the proposal for roof work, a rear addition, ADA improvements, and other rehabilitation at Emma Malaby Grocery Property at 313 N. Meldrum St. as presented, finding that the proposed work does not meet the Secretary of the Interior’s Standards for Rehabilitation. ATTACHMENTS: 1. Design Review Application Form 2. Proposed Plans 3. 2023 Landmark Nomination Form 4. Photos of Property 5. Preservation Brief 4 – Roofing 6. Preservation Brief 14 – Additions 7. Preservation Brief 32 – Accessibility 8. Material specification sheets (Brava and Gravelpave2) 9. Staff Presentation Packet Pg. 65 ITEM 7, ATTACHMENT 1 Packet Pg. 66 ITEM 7, ATTACHMENT 1 Packet Pg. 67 ITEM 7, ATTACHMENT 1 Packet Pg. 68 ITEM 7, ATTACHMENT 2 Packet Pg. 69 ITEM 7, ATTACHMENT 2 Packet Pg. 70 ITEM 7, ATTACHMENT 2 Packet Pg. 71 ITEM 7, ATTACHMENT 2 Packet Pg. 72 ITEM 7, ATTACHMENT 2 Packet Pg. 73 ITEM 7, ATTACHMENT 2 Packet Pg. 74 ITEM 7, ATTACHMENT 2 Packet Pg. 75 ITEM 7, ATTACHMENT 2 Packet Pg. 76 ITEM 7, ATTACHMENT 2 Packet Pg. 77 ITEM 7, ATTACHMENT 2 Packet Pg. 78 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 79 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 80 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 81 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 82 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 83 G. Submittals: All Section 23 product submittals shall be provided in the manner detailed below regardless of description provided elsewhere in the Contract Documents. 1. All product submittals shall be provided to the Owner's Representative in a single three ring binder. Each copy of the product submittal shall be provided in an individual three ring binder. Each binder shall be white with a clear vinyl cover and contain three metal rings. 2. Each binder shall be appropriately sized for the number of product submittals. 3. Each binder shall contain a cover sheet with the project name, Contractor's name and submittal date. 4. Each binder shall contain dividers which divide the product submittals into sections matching the specification sections. A table of contents identifying each section shall be included in the front of each binder. 5. The Owner's Representative will provide two (2) reviews of the product submittals. If after two (2) reviews the submittals are not in compliance with the Contract Documents, the Contractor shall be responsible for compensating the Owner for additional submittal reviews. Compensation shall consist of shipping and delivery costs, hourly wages and other costs incurred during the additional services submittal review. H. Shop Drawings: Provide detailed drawings indicating mechanical equipment, piping and sheetmetal systems and components, and the spatial relationship of mechanical systems and equipment with other systems, equipment, and building components. Indicate requirements for equipment installation and all access and maintenance space required. Shop drawings shall be prepared on sheets matching the sheet size and 1. Planned hydronic and plumbing piping layout, including valve and specialty locations and valve-stem movement. 2. Planned sheetmetal layout including balance dampers, fire dampers, fire/smoke dampers, fittings, access panels, grilles, and diffusers. 3. All equipment connected to the piping or sheetmetal system including all maintenance access and clearances for each piece of equipment. 4. Equipment and accessory service connections and support details. 5. Exterior wall and foundation penetrations. 6. Fire-rated wall and floor penetrations. 7. Sizes and location of required concrete pads and bases. 8. Floor plans, elevations, and details to indicate penetrations in floors, walls, and ceilings and their relationship to other penetrations and installations. 9. Reflected ceiling plans to coordinate and integrate installation of air outlets and inlets, light fixtures, communication system components, sprinklers, and other ceiling-mounted items. 1.12 OPERATION AND MAINTENANCE MANUALS A. The Contractor shall prepare an operation and maintenance manual which shall cover all systems and equipment installed under Division 23. B. Refer to Section 01 for general requirements. C. Operation and maintenance manuals shall be provided at the completion of the construction. Submit three copies of the operation and maintenance manual to the Owner's Representative for review at least two weeks prior to the substantial completion site visit. Failure to provide the operation and maintenance manuals two weeks before the substantial completion site visit will result in delaying the site visit until the manuals are received and reviewed. D. Each operation and maintenance manual shall be indexed and contain the following information. 1. Contractors' names, addresses and telephone numbers. 2. Alphabetical list of all system components with the name and address and 24-hour phone number of the company responsible for servicing each item during the first year of operation. 3. Guarantees and warranties for all equipment whenever applicable. 4. All manufacturers' data applicable to the installed equipment, including: a. Approved shop drawings b. Installation instructions c. Lubrication instructions d. Wiring diagrams 5. A simplified description of the operation of all systems including the function of each piece of equipment within each system. These descriptions shall be supported with a schematic flow diagram when applicable. 6. Temperature control diagrams including an explanation of the control sequence of each system along with the following instructions. a. Emergency procedures for fire or failure of major equipment. b. Normal starting, operating and shutdown modes of operation. c. Summer or winter shutdown procedures. 7. Approved Testing, Adjusting and Balancing report. 8. Valve tag list when applicable. 9. An outline of a preventative maintenance program for each system which shall include a schedule of inspection and maintenance. It shall suggest the maintenance and inspection operations that should be performed by the Owner and the operations that should be performed by contractors. E. Each Operation and maintenance manual shall be provided in the manner detailed below regardless of description provided elsewhere in the Contract Documents. 1. Each manual shall be provided to the Owner's Representative in a single three ring binder. Each copy of the manual shall be provided in an individual three ring binder. Each binder shall be white with a clear vinyl cover and contain three metal rings. 2. Each binder shall be appropriately sized for the information contained in the manual. 3. Each binder shall contain a cover sheet with the project name, Contractor's name and submittal date. 4. Each binder shall contain dividers that divide the manual into sections matching the information sections listed above. A table of contents identifying each section shall be included in the front of each binder. 1.13 WORKMANSHIP A. The appearance of the finished work shall be of equal importance with its mechanical efficiency. All work shall be done in accordance with acceptable commercial practices. B. Furnish the services of an experienced superintendent who shall be constantly in charge of the installation of the work together with all skilled workmen, plumbers, fitters, metal workers, welders, helpers, and labor required to unload, transfer, erect, connect-up, adjust, start, operate, and test each system. 1.14 SAFETY AND HEALTH REQUIREMENTS A. These Construction Documents and the construction hereby contemplated are to be governed at all times by applicable provisions of the "Williams-Steiger Occupational Safety and Health Act of 1970, Public Law 91-596" and the latest amendments thereto. 1.15 QUIET OPERATION AND VIBRATION A. Mechanical equipment provided under this contract shall operate under all load conditions without sound or vibration which is objectionable in the opinion of the Owner's Representative. In case of moving machinery, sound or vibration noticeable outside of room in which it is installed, or annoyingly noticeable inside its own room, will be considered objectionable. Sound or vibration conditions considered objectionable by the Owner's Representative shall be corrected in an approved manner by the Contractor at his expense. Vibration control shall be by means of approved vibration eliminators in a manner as recommended by the manufacturer of the eliminators. PART 2 - PRODUCTS 2.1 MANUFACTURERS A. Identification and Labels: 1. Seton Corp. 2. Brady Co. 3. Mechanical Identification 4. Brimar Industries 2.2 IDENTIFICATION AND LABELS A. All ductwork, piping, valves, controls, and equipment on the project shall be identified as specified herein. All identification shall be easily visible from the floor or usual point of vision. All lettering, sizes, and colors shall comply with ANSI Standard. A13.1, unless more stringent criteria are indicated below. B. Ductwork: 1. The letters and flow arrow shall be pressure-sensitive, preprinted type or shall be made by precut stencils and black oil-base paint with C. Each piece of equipment shall have a metal permanently fastened equipment nameplate provided by the equipment manufacturer with data engraved or stamped. Provide the manufacturer's name, product name, model number, serial number, capacity, operating and power characteristics, labels of tested compliances, and essential data. The equipment nameplate shall be visible, accessible, and not covered with insulation. D. Each manual and control valve shall be identified with a 1 round brass tag, stamped or engraved with 1/4-inch lettering. Each tag shall be securely fastened to each valve with a brass bead chain or S-hook fastener. E. Provide 1/16-inch thick, engraved plastic-laminate marker for each access panel with abbreviated terms and numbers corresponding to F. Provide 1/16-inch thick, engraved plastic-laminate marker for each piece of equipment with title as indicated on the Contract Documents and G. Provide a wood or extruded aluminum framed valve schedule with clear Plexiglas cover in each mechanical room. Each framed valve schedule shall be securely attached to the mechanical room wall. H. Controls: All controls and instruments shall be identified with labels mounted under the control or instrument. 1. 2. Labels for internal panel-mounted devices may be laminate adhesive-backed printed strips (Kroy, DuraType, or Brothers P-Touch 30) with 12-point or larger type or engraved plastic laminate. Door-mounted labels shall be engraved plastic-laminate with letters not less than high and shall be screwed or riveted to the panel door. I. Time of Application: No identification shall be performed until all painting required under the project specifications has been accomplished. 2.3 FIRE STOP MATERIALS A. Material shall be UL listed for filling openings around ducts and/or pipes passing through fire rated walls and floors. Fire resistance ratings shall be by testing per ASTM E814. 1. Caulk: Intumescent latex based no-sag elastomeric caulk designed as a through penetration fire stop system. 2. Putty: Intumescent water based elastomeric hand formable putty designed as a through penetration fire stop system. B. All fire stop materials shall be installed per the manufacturer's UL Listed installation instructions. Provide all necessary sleeves and inserts required to meet the UL Listed installation instructions. A. Pipe Hanger and Support Installation: Comply with MSS-SP-69 and MSS-SP-89. Install hangers, supports, clamps, and attachments as required by manufacturer's installation instructions to properly support piping from building structure. B. Channel Support System Installation: Arrange for grouping of parallel runs of piping to be supported on field-assembled channel systems. Channel systems shall be assembled and installed according to manufacturer's installation instructions. C. Install hangers and supports complete with necessary inserts, beam clamps, bolts, rods, nuts, washers, and other accessories. D. Install hangers and supports to allow controlled thermal and seismic movement of piping systems, to permit freedom of movement between pipe anchors, and to facilitate action of expansion joints, expansion loops, expansion bends, and similar units. E. Load Distribution: Install hangers and supports so that piping live and dead loads and stresses from movement will not be transmitted to connected equipment. F. Pipe Slopes: Install hangers and supports to provide indicated pipe slopes and so maximum pipe deflections allowed by "Building Services Piping," is not exceeded. 2.5 IDENTIFYING AND LABELING SYSTEMS A. Ductwork: 1. Identify ductwork to indicate air handler system number, type of duct, and direction of flow. The air handler or exhaust system number shall correspond to the equipment tag indicated on the Contract Documents. The type of duct shall correspond to the type of air in the ductwork, i.e. supply air, return air , exhaust air, outside air, or relief air. 2. Provide identification for all ducts in finished and unfinished areas, machine rooms; and accessible maintenance spaces such as shafts, tunnels, and plenums according to the following: a. Near each main balance damper. b. Near each branch connection, excluding short takeoffs to grilles, diffusers, or terminal units. Mark each duct at branch, where flow pattern is not obvious. c. On each side of penetrations through walls or floors. d. At entry and exit of shafts and chases e. At access doors and similar access points that permit view of concealed duct. f. Near major equipment items and other points of origination and termination. g. Spaced at a maximum of 25-foot intervals along each run. h. On ductwork above removable acoustical ceilings. 3. 4. Unless noted otherwise, do not identify exposed ducts in finished areas. 2.6 EQUIPMENT SIGNS AND MARKERS H. Install engraved plastic-laminate signs on each major piece of mechanical equipment. Include signs for the following general categories of equipment: 1. Main control and operating valves, including safety devices and hazardous units such as gas outlets. 2. Fire department hose valves and hose stations. 3. Meters, gages, thermometers, and similar units. 4. Fuel-burning units, including boilers, furnaces, heaters, and absorption units. 5. Pumps, compressors, chillers, condensers, and similar motor-driven units. 6. Heat exchangers, coils, evaporators, cooling towers, heat recovery units, and similar equipment. 7. Fans, blowers, primary balancing dampers, and mixing boxes. 8. Air handling units, VAV boxes, and CV boxes. 9. Tanks and pressure vessels. 10. Strainers, filters, humidifiers, water-treatment systems, and similar equipment. 2.7 DELIVERY AND STORAGE OF MATERIALS A. Make provisions for the delivery and safe storage of materials and make the required arrangements with other Contractors for the introduction into the building of equipment too large to pass through finished openings. 2.8 MECHANICAL WIRING A. Provide all temperature control wiring, all interlock wiring, and equipment control wiring for the equipment that is to be provided under Section 23 unless specifically shown on electrical drawings. B. All line voltage interlock and control wiring shall be not less than No. 14 insulated color coded wire in conduit or raceway. Conductors shall be labeled at both ends. 2.9 MAINTENANCE MANUAL A. The Contractor shall prepare a maintenance manual which shall contain maintenance information for all systems and equipment installed under this Division. Refer to Division 1 for submittal requirements. B. The manual shall be indexed for each system and type of component and contained within a 3-ring hard cover binder. The binder shall be sized to hold all of the maintenance information. The Contractor shall cross out all references to equipment and options which were not installed on this project. Provide the following information. 1. Contractors' names, addresses, and telephone numbers. 2. Alphabetical list of all system components with the name, address and 24-hour phone number of the company responsible for servicing each item during the first year of operation. 3. Guarantees and warranties of all equipment whenever applicable. 4. All manufacturers' data applicable to the installed equipment such as the following: a. Approved shop drawings b. Installation instructions c. Lubrication and maintenance instructions d. Wiring diagrams 5. A simplified description of the operation of each system including the function of each piece of equipment. These descriptions shall be supported with a schematic flow diagram when applicable. 6. Temperature control diagrams including an explanation of the control sequence for each system and the following instruction wherever applicable. a. Emergency procedures for fire or failure of major equipment b. Normal starting, operating and shutdown c. Summer or winter shutdown 7. System balancing report. 8. Valve tag list when applicable. 9. An outline of a preventative maintenance program for each system which shall include a schedule of inspection and maintenance. It shall suggest the maintenance and inspection that should be performed by the Owner and that which should be done using an outside service. 2.10 WATERPROOFING A. Where any work pierces waterproofing, including waterproof concrete, the method of installation shall be as approved by the Owner's Representative before work is performed. Contractor shall furnish all necessary sleeves, caulking, and flashing required to make openings absolutely watertight. B. Flashing of all building penetrations to the outside shall be per applicable codes and standards. Refer to appropriate sections for acceptable materials and methods. 2.11 OLD PIPE LINES A. If any old sewer, water, gas, or other pipes are encountered that interfere with the proper installation of new work and that will not be used in connections with the new work, promptly advise the General Contractor and Owner's Representative. 2.12 COORDINATION AND COOPERATION WITH OTHER TRADES A. The Contractor for this work shall examine the Contract Documents for other trades. If clearance or space conditions appear inadequate or ifany discrepancies occur between his work and the work of others, he shall report such discrepancies to the Owner's Representative and shall obtain written instructions for any changes necessary to accommodate his work with the work of others. Any changes in the work covered by the Contract Documents made necessary by the failure or neglect of the Contractor to report such discrepancies shall be made by and at the expense of this Contractor. B. Where the mechanical work will be installed in close proximity to, or will interfere with work of other trades, the Contractor shall assist in working out space conditions to make a satisfactory adjustment. If so directed by the Owner's Representative, the Contractor shall prepare composite working drawings and sections at a suitable scale not less than 1/4" = 1'-0", clearly showing how his work is to be installed in relation to the work of other trades. If the Contractor installs his work before coordinating with other trades, or so as to cause any interference with work of other trades, he shall make the necessary changes in his work to correct the condition without extra charge. 2.13 INSTALLATION A. Unless otherwise specifically indicated on the plans or specifications, all equipment and materials shall be installed in accordance with the recommendations of the manufacturer. Maintain maximum head room and space conditions at all points. B. Coordinate work with other trades prior to fabrication and installation of equipment, piping, and ductwork. Adjust ductwork and piping to fit into space available. 2.14 ACCESSIBILITY A. Locate all equipment that must be serviced, operated, or maintained in fully accessible positions. Equipment shall include, but not be limited to, valves, traps, clean-outs, motors, controllers, switchgear, and drain points. If required for accessibility, furnish access doors for this purpose. Minor deviations from drawings may be made to allow for better accessibility. 2.15 PAINTING A. Paint field-fabricated hangers and frames, unpainted equipment, and uninsulated exposed piping (interior and exterior) with one coat of primer and two coats of flat enamel paint, color as selected by Owner's Representative. 2.16 CLEANUP A. At the completion of work, all equipment on the project shall be checked and thoroughly cleaned including coils, plenums, under equipment and any and all other areas around or in equipment provided under this section. Clean all exposed surfaces of all piping, hangers, ducts, and other exposed metal of all grease, plaster, or other foreign material. Remove all stick-on labels and clean surfaces. B. At the completion of the work, remove from the building, the premises, and surrounding streets, alleys, etc., all rubbish and debris resulting from this project and leave all equipment spaces absolutely clean and ready for use. C. Any filters used during construction shall be replaced with new filters during final cleanup. 2.17 DAMAGED SURFACES A. At the completion of work, all mechanical equipment furnished under this contract shall be checked for paint damage, and any factory finished paint that has been damaged shall be repaired to match the adjacent areas. Any metal cabinet, jacket, or enclosure that has been deformed shall be replaced with new material and repainted to match the adjacent areas. SECTION 23 05 00 COMMON WORK RESULTS FOR HVAC PART 1 - GENERAL 1.1 DESCRIPTION A. This section describes basic materials and methods that may be common to two or more sections of Division 23. 1.2 SUMMARY A. This Section includes the following basic mechanical materials and methods. 1. Identification and labels 1.3 SCOPE A. The work covered by this Division of the Project Specifications consists of furnishing all labor, supervision, equipment, materials, incidentals, and appurtenances, and performing all operations as necessary to complete the installation of Division 23 work in strict accordance with this Division of the Project Specifications and as indicated on the Project Drawings. 1.4 RELATED WORK SPECIFIED ELSEWHERE A. The General Conditions of the Contract, Supplementary Conditions, and General Requirements are a part of these Specifications and shall be used in conjunction with this Division as a part of the Contract Documents. Consult them for further instructions pertaining to this work. Contractors shall be responsible for and be governed by all requirements thereunder. B. Related Sections: 1. Common Work Results for HVAC SystemsSection 23 05 00 2. Testing Adjusting and Balancing Section 23 05 93 1.5 WORK NOT INCLUDED A. Painting except as otherwise specified within this Division. B. Electric equipment and wiring except as otherwise specified within this Division. C. Lintels over wall openings. D. Framing around openings and chases. E. Concrete equipment pads or bases except concrete fill for vibration isolation bases. F. Installation of access panels in materials other than sheet metal. G. Cutting and patching of new and existing work. 1.6 QUALITY ASSURANCE A. Chemical and physical properties of all materials, design, performance characteristics and methods of construction of all items of equipment shall be in accordance with the following applicable regulations, references and standards of current editions in effect 30 days prior to receipt of bids: 1. Air Movement and Control Association, Inc. (AMCA) 2. American National Standards Institute (ANSI) 3. Air Conditioning and Refrigeration Institute (ARI) 4. American Society of Heating, Refrigerating, Air Conditioning Engineers (ASHRAE) 5. American Society of Mechanical Engineers (ASME) 6. American Society for Testing and Materials (ASTM) 7. National Electrical Manufacturer's Association (NEMA) 8. National Fire Protection Association (NFPA) 9. Sheet Metal and Air Conditioning Contractors National Association (SMACNA) 10. Underwriters' Laboratories, Inc. (UL) B. All work, materials and equipment shall comply with the rules and regulations of all codes and ordinances of the local, state and federal authorities. Such codes, when more restrictive, shall take precedence over these plans and specifications. As a minimum, the installation shall comply with the latest published version of the following codes: 1. International Building Code (IBC) 2. International Fire Code (IFC) 3. National Electric Code (NEC) 4. National Fire Code (NFC) 5. Occupational Safety and Health Act (OSHA) 6. International Mechanical Code (IMC) 7. International Plumbing Code (IPC) 8. Applicable state and local codes C. Comply with ASME A13.1, "Scheme for the Identification of Piping Systems" for lettering size, length of color field, colors, and viewing angles of identification devices. 1.7 DEFINITIONS A. B. C. D. E. F. G. H. I. J. K. L. M. 1.8 CONTRACT DOCUMENTS A. The mechanical drawings are diagrammatic in character and do not necessarily indicate every required offset, valve, fitting, etc. B. All drawings relating to this project, together with these specifications, shall be considered in bidding and construction. The drawings and specifications are complementary, and what is called for in either of these shall be as binding as though called for by both. Should any conflict or omissions arise between the drawings and specifications, such conflict shall be brought to the attention of the Owner's Representative for resolution. C. Unless otherwise indicated, all equipment and performance data listed is for job site conditions (elevation 5280 ft.). D. Drawings are not to be scaled. 1.9 MATERIALS AND MANUFACTURERS A. All materials and equipment shall be new, free of defects, installed in accordance with manufacturer's current published recommendations in a neat manner and in accordance with standard practice of the Industry. B. Certain materials and/or equipment in this specification are specified by manufacturer and catalog numbers. The design was based on the specified equipment and establishes a degree of quality, performance, physical configuration, etc. If the Contractor should elect to use equipment other than the equipment used as a basis for design but listed as "acceptable" in the specifications, he shall be responsible for space requirements, configuration, performance and changes in, bases, supports, vibration isolators, structural members, openings in structure and other apparatus that may be affected by its use. C. Contractor further agrees that if deviations, discrepancies, or conflicts between reviewed submittals and/or shop drawings and the Contract Documents are discovered after submittals and/or shop drawings are processed by the Owner's Representative, the Contract Documents shall control and shall be followed unless modified by addenda or change order. 1.10 SUBSTITUTION APPROVALS A. Equipment and/or materials manufactured by any one of the manufacturers listed in the Contract Documents shall be acceptable. Where no specific manufacturer is listed, a first-class item of cataloged manufacture shall be furnished. B. Prior Approvals: Refer to Section 01. C. Substitution Requests after Execution of Contract: If Contractor wishes to furnish or use a substitute item of material and/or equipment, he must submit a change order request to the Owner's Representative. The request for change order shall itemize each of the proposed substitutions identified by applicable specification section, paragraph number and/or drawing number. A price change (increase or decrease) shall be listed for each item along with complete data showing performance over entire range, physical dimensions, electrical characteristics, material construction, operating weight and other applicable data. The change order request will be reviewed for equality, suitability and reasonableness of price differential. A single substitution change order listing the approved items will be issued with the net cost of the change order being the sum of the approved item costs. No subsequent substitution change orders will be considered. The Owner's Representative's decision will be final. D. It shall be the responsibility of the Contractor to assure that the substitute material and/or equipment fits into the space provided and the Contractor shall pay for all extra costs incurred by other trades for any and all changes necessitated by these substitutions. 1.11 SUBMITTALS A. Refer to Section 01 for general requirements. B. Contractor agrees that shop drawings and/or submittals processed by the Owner's Representative are not change orders. The purpose of shop drawings and/or submittals is to inform the Owner which equipment and materials the Contractor intends to provide. C. Submittals and/or shop drawings are to be edited to show only specific data for the mechanical equipment that the Contractor intends to provide. D. Submittals and/or shop drawings are to be identified with equipment tags identical to those listed in the Contract Documents. E. All shop drawings for special systems (fire protection, temperature controls, etc.) that will become permanent record documents shall be prepared on sheets of 4-mil mylar of the same size as the Project Drawings. F. Provide submittals for all products the Contractor intends to use on this project and listed in Part 2 of this Division's Specifications. Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 84 2.18 PROTECTION A. The Contractor shall protect all work and material from damage by his work or workmen, and shall be liable for all damage thus caused. B. The Contractor shall be responsible for work and equipment until finally inspected, tested, and accepted; he shall protect work against theft, injury, or damage; and shall carefully store material and equipment received on site that is not immediately installed. He shall close open ends of work with temporary covers or plugs during storage and construction to prevent entry of foreign objects. 2.19 RECORD OF CHANGES A. Refer to Division 1 for requirements. 2.20 RESPONSIBILITY OF CONTRACTOR A. The Contractor is responsible for the complete and satisfactory installation of the systems and equipment in accordance with the intent of the Contract Documents. As part of his work, he shall provide all incidental items necessary to provide a complete and operational system. He shall coordinate the installation of the multiple components and parts so that the completed system will function as intended by the Contract Documents. At the completion of the project, he shall provide a system with all components and parts adjusted and in proper working order. END OF SECTION 23 05 00 SECTION 22 07 00 PLUMBING INSULATION PART 1 - GENERAL 1.1 description A. This Section includes semi-rigid and flexible duct, plenum, and breeching insulation; insulating cements; field-applied jackets; accessories and attachments; and sealing compounds. 1.2 SUMMARY A. This section includes the following materials and methods. 1. Mineral-Fiber Insulation 1.3 RELATED WORK SPECIFIED ELSEWHERE A. The General Conditions of the Contract, Supplementary Conditions and General Requirements are a part of the Project Specification and shall be used in conjunction with this Division as a part of the Contract Documents. Consult them for further instructions pertaining to this work. Contractors shall be responsible for and be governed by all requirements thereunder. B. Related Sections: 1. Common Work Results for Plumbing Systems Section 22 05 00 2. Valves and Piping Components for Plumbing Systems Section 22 05 23 3. Plumbing Fixtures Section 22 40 00 1.4 QUALITY ASSURANCE A. All components of the insulation system including insulation, facing, mastic, and adhesives, except elastomeric material specified elsewhere, shall not exceed the following hazard ratings as determined by NFPA 255, ASTM E84, and UL 723. For piping insulation systems: flame spread rating of 25, Fuel contributed rating of 25, and Smoke developed rating of 50. For duct insulation systems: Flame spread rating of 25, Fuel contributed rating of 0, and Smoke developed rating of 50. B. Protect insulation against dirt, water, chemical, or mechanical damage before, during, and after installation. Any such insulation or covering damaged prior to final acceptance of the work shall be satisfactorily repaired or replaced. 1.5 SUBMITTALS A. Submit manufacturer's technical product data, installation instructions, and maintenance data for each type of mechanical insulation, including fittings, adhesives, and jacket. PART 2 - PRODUCTS 2.1 MANUFACTURERS A. Mineral-Fiber Insulation: 1. CertainTeed 2. Knauf Fiberglass 3. Owens-Corning Fiberglas Corp. 4. Schuller International, Inc. 2.2 INSULATION A. Specification Type Preformed fiberglass complying with Type I or II. Factory applied ASJ/SSL type jacket, ASTM C921 or C1136 Type I for vapor barrier or Type II for non-vapor barrier. At Contractors option, Type I may be used for vapor barrier and non-vapor barrier systems. "K" factor of 0.23 maximum at mean temperature. Factory-applied flap adhesive (SSL) or conventional staple and tape seal at Contractor's option. See schedule for thickness. PART 3 - EXECUTION 3.1 PREPARATION A. Surface Preparation: Clean and dry surfaces to receive insulation. Remove materials that will adversely effect insulation application. B. Insulation shall be applied after testing duct or piping systems. 3.2 GENERAL APPLICATION REQUIREMENTS A. Insulation shall be installed by workmen regularly engaged in this kind of work in strict accordance with the manufacturer's recommendations and recognized industry practices. B. Refer to schedules at the end of this Section for materials, forms, jackets, and thickness required for each insulation system. C. When installing multiple layers of insulation, stagger the longitudinal and end seams. D. Keep insulation materials dry during application and finishing. E. Apply insulation with the least number of joints practical. F. For insulation application where a vapor barrier is indicated, seal ends as recommended by the insulation manufacturer to maintain vapor barrier. G. Cut insulation according to manufacturer's written instructions to prevent compressing insulation to less than 75 percent of its nominal thickness. H. Pipe insulation shall be continuous through walls and floor openings except where walls and floors are required to have a fire resistant rating. At fire resistant penetrations, stop the insulation on each side of the penetration and fill the open space remaining between the sleeve and pipe and/or duct with fire-stop insulation. I. Insulation for all cold surfaces must be installed with a continuous, unbroken vapor barrier. Supports, anchors, etc., that are secured directly to cold surfaces must be adequately insulated and provided with a vapor barrier to prevent condensation. J. Insulated cold pipes shall be insulated continuously through hangers. Insulated hanger shields shall be provided at all pipe hangers and supports. Pipe insulation shall abut the insulated hanger shield. Apply a wet coat of vapor barrier lap cement on all butt joints and seal the joints with 3"-wide vapor barrier tape or band. K. For penetrations of below-grade exterior walls, terminate insulation flush with mechanical sleeve seal. Seal terminations with vapor barrier mastic. L. Fittings and valves shall be covered with premolded one-piece PVC insulated covers. This product is not to be installed in locations where its use is prohibited by local codes. 3.3 PIPING INSULATION APPLICATION A. Apply insulation to straight pipes and tubes as follows: 1. Secure each layer of preformed pipe insulation to pipe with wire, tape, or bands without deforming insulation materials. 2. Where vapor retarders are indicated, seal longitudinal seams and end joints with vapor-retarder mastic. Apply vapor retarder to ends of insulation at intervals of 15 to 20 feet to form a vapor retarder between pipe insulation segments. 3. For insulation with factory-applied jackets, secure laps with outward clinched staples at 6 inches o.c. 4. For insulation with factory-applied jackets with vapor retarders, do not staple longitudinal tabs but secure tabs with additional adhesive as recommended by the insulation material manufacturer and seal with vapor-retarder mastic. B. Apply insulation to fittings as follows: 1. Apply insulation over fittings, valves, and specialties, with continuous thermal and vapor-barrier, unless otherwise indicated. 2. Where the factory premolded, one-piece, PVC-insulated fitting covers can be used, the proper factory precut insulation shall be applied to the fitting using two layers for pipe temperatures above or below single-layer insulation is suitable between and The ends of the insulation shall be tucked snugly into the throat of the fitting and the edges adjacent to the pipe covering, tufted and tucked in, fully insulating the pipe fitting. Covers shall overlap the adjoining pipe insulation and jackets. On cold pipes, all fitting edges shall be sealed with vapor barrier adhesive. On hot piping, the circumferential edges of all covers shall be sealed with pressure sensitive tape. The 3. At locations where PVC covers are prohibited, the Contractor shall insulate fittings., using one coat of insulation cement over premolded fiberglass fitting covers and/or segments of pipe insulation. Finish shall be ASJ jacket or glass fabric embedded in fire-retardant mastic. Raw ends shall be coated with vinyl acrylic mastic CP-10/11 for hot piping or shall be coated with vapor barrier mastic (CP-30 or Fosters 30-35) for cold piping. C. Pipe installed below grade shall be spiral wrapped with 10 mil PVC tape (Scotchwrap No. 50 or equal) with 50% overlap, laid in a bed of sand with 3" min. cover on all sides. 1. Fittings shall be double-wrapped with second layer extended a minimum of 12" beyond fittings. 2. All hot piping systems installed below grade shall also be insulated using Type I ASJ vapor barrier jacket. Cold piping shall be protected with metal jacketing. 3.4 INSTALLATION OF PIPE INSULATION EXPOSED TO WEATHER A. All insulation on exterior piping exposed to weather shall have a Type I ASJ/SSL factory jacket with a vapor barrier and shall be protected with a weatherproof metal jacket. The outer metal jacket shall be aluminum with laminated vapor barrier and have groove to assure watertight seal. Each joint will be sealed with snap straps containing permanent plastic sealing compound and secured by stainless steel bands. SYSTEM APPLICATIONS A. Insulation materials are specified in schedules at the end of this Section. B. Unless otherwise indicated, do not insulate the following systems or equipment: 1. Testing agency labels and stamps. 2. Nameplates and data plates. 3. Manholes. 4. Handholes. 5. Cleanouts. 6. Fire-suppression piping. 7. Drainage piping located in crawl spaces, unless otherwise indicated. 8. Below-grade piping, unless otherwise indicated. 9. Chrome-plated pipes and fittings, unless potential for personnel injury. 10. Air chambers, unions, strainers, check valves, plug valves, and flow regulators. 3.6 GENERAL APPLICATION REQUIREMENTS A. Insulate the following indoor equipment: 1. Domestic hot-water storage tanks, not factory insulated. 3.7 INSULATION APPLICATION SCHEDUL Piping Insulation Schedule END OF SECTION 22 07 00 SECTION 23 31 00 HVAC DUCTS AND CASINGS PART 1 - GENERAL A. DESCRIPTION B. This section describes the fabrication and installation of material and equipment associated with the air distribution system. C. SUMMARY D. This section includes the following materials and methods. 1. Ductwork E. RELATED WORK SPECIFIED ELSEWHERE F. The General Conditions of the Contract, Supplementary Conditions and General Requirements are a part of the Project Specification and shall be used in conjunction with this Division as a part of the Contract Documents. Consult them for further instructions pertaining to this work. Contractors shall be responsible for and be governed by all requirements thereunder. G. Related Sections: 1. Common Work Results for HVAC SystemsSection 23 05 00 2. Testing Adjusting and Balancing Section 23 05 93 3. HVAC Insulation Section 23 07 00 4. HVAC Ducts and Casings Section 23 31 00 5. Air Duct Accessories Section 23 33 00 6. HVAC Fans Section 23 34 00 7. Packaged Outdoor HVAC Equipment Section 23 75 00 H. QUALITY ASSURANCE I. The air distribution system's construction and installation shall meet the requirements of any applicable codes and standards listed below: 1. National Fire Protection Association a. NFPA 45, Fire Protection for Laboratories, 1991 b. NFPA 54, National Fuel Gas Code, 1992 c. NFPA 90A, Installation of A/C and Vent Systems, 1999 d. NFPA 90B, Installation of Warm Air Heating and A/C Systems, 1999 e. NFPA 91, Installation of Exhaust Systems for Air Conveying of Materials, 1992 f. NFPA 92A, Smoke Control Systems, 1993 g. NFPA 92B, Smoke Management Systems in Malls, Atria, Large Areas, 1991 h. NFPA 96, Ventilation Control and Fire Protection of Commercial Cooking Operations, 1994 i. NFPA 101, Life Safety Code, 1994 j. NFPA 204M, Smoke and Heat Venting, 1991 k. NFPA 211, Chimneys, Fireplaces, and Venting Systems, 1992 2. SMACNA HVAC Duct Construction Standards, Metal and Flexible, 2nd Edition, 1995 3. SMACNA Fibrous Glass Duct Construction Standards, 1992 4. Air Diffusion Council (ADC) Test Code 1062 and ASHRAE Test Standard 70-1991 for outlets and inlets. 5. Air Movement and Control Association (AMCA) 500- Test Methods for Louvers, Dampers, and Shutters. J. SUBMITTALS K. Submit the manufacturer's technical product and performance data for the following: 1. Factory-fabricated ductwork 2. Duct sealant and fire stop materials 3. Submit fabric duct manufacturer's drawings indicating size and placement of dispersion units, and mounting instructions. L. ENVIRONMENTAL AIR DUCT CONSTRUCTION STANDARDS M. All ducts shall be constructed and installed in accordance with SMACNA HVAC Duct Construction Standards for the pressure classes specified below. 1. The proprietary TDC and TDF formed-on duct connector systems may be used provided they are limited to ductwork of +w.g. or lower 2.or WDCI proprietary connector systems are acceptable provided the type of joint and the maximum joint spacing for various 3. 4. The Contractor will be required to replace all ductwork not in conformance with this specification. N. Leakage criteria shall be as follows: 1. Constant Volume Systems: a. 1) Allowable Leakage: 2% of design cfm b. 1) Allowable Leakage: 1% of design cfm c. Return ductwork: 1) Allowable Leakage: 2% of design cfm O. Duct sealing shall be per construction and installation standards published in the SMACNA HVAC Duct Construction Standards as follows: DUCT SEALING REQUIREMENTS Seal Class Sealing Required A All transverse joints, longitudinal seams, and duct wall penetrations, up to 10" w.g. pressure class P. SOUND CRITERIA Q. All equipment and material furnished under this section shall be selected so that required NC sound levels in various spaces are not exceeded. Attenuation by ceilings, duct liner, and room absorption may be taken into account when making fan, terminal unit, and air distribution selections. Refer to the latest edition of the ASHRAE Applications Handbook for further information. R. Provide sufficient submittal data for terminal units, sound traps, duct liner, and air distribution devices to verify required space sound levels will not be exceeded. PART 2 - PRODUCTS A. MANUFACTURERS B. Factory Fabricated Ductwork: 1. Hercules 2. McGill Airflow C. Fabric Duct: 1. DuctSox 2. Or pre approved equal D. Duct Sealant: 1. Chicago Mastic Corp. 2. Foster 3. Hardcast 4. SOLVseal 5. Tough Bond E. SHEET METAL DUCTWORK F. All sheet metal used for duct and plenum construction shall be G-90 coated galvanized steel of lock forming quality, conforming to ASTM A653 and ASTM A924. G. At installer's option, shop fabricated duct and fittings may be provided in lieu of factory-fabricated duct and fittings. All factory and field fabricated ductwork shall meet the construction criteria established below. H. Factory-fabricated, Low-pressure Round Ductwork (-1" to +2" w.g., Seal Class A): 1. Round ductwork shall be spiral seam (Type RL-1) for sizes 3" through 12", spiral seam (Type RL-1) for 14" through 78", and rolled longitudinal butt welded seam (Type RL-4) construction for sizes 79" and larger. 2. Elbows shall have a centerline radius of 1.5 times the duct diameter. a. b. 3. Transverse joints shall be a beaded interior sleeve joint. 4. All round ductwork and fittings shall be constructed to be suitable for use on systems with positive static pressures up to 2" w.g. I. DUCT LINER 1. Provide liner as indicated in table below. All duct sizes shown on drawings are clear internal dimensions and do not include liner. J. Material: 1. All liner material shall comply with the requirements of NFPA 90A and 90B, UL 181 Class 1, ASTM C1071, and the Materials Standard of the North American Insulation Manufacturer's Association (NAIMA); Type 200, Flame Spread 25 max. and Smoke Development 50 max. 2. All liner material shall not absorb more than 1% moisture when tested per ASTM C1104. 3. All liner material shall not cause corrosion of duct material (aluminum or galvanized steel) when tested per ASTM C665. 4. All liner material shall not breed or promote growth of fungi and/or bacteria when tested per ASTM C1071, G-21, and G-22. Coating shall include an EPA-registered anti- microbial agent. 5. Airstream surface and transverse edge shall be factory coated with a tough composite material to provide a maximum average velocity 6. Flat liner board shall have a nominal "k" value of 0.23 or less for 1" thick liner when tested per ASTM C518 at mean temperature. 7. Flat liner board shall have a sound absorption coefficient of 0.91 or higher at 1,000 Hz for thick liner when tested per ASTM C423-90 Type A mounting. Round liner board shall have a sound absorption coefficient of 1.01 or higher at 1,000 Hz for thick liner when tested per ASTM C423-90 Type A mounting. 8. All liner shall be installed in accordance with manufacturer's written installation instructions, including cut edge treatment, welded pins, pin spacing and adhesive installation. All liner shall be installed in accordance with SMACNA installation requirements. 9. static pressures up to 2" w.g. K. FABRIC DUCT SYSTEM L. Fabric duct system shall be woven fire retardant and permeable fabric complying with the following characteristics: 1. 100% Flame Retardant Polyester per UL 2518 2. 3. Max. 0.5% per shrinkage DIN EN 26 630 4. Color as selected by architect 5. 6. Permeability: 2 (+2/-1%) per ASTM D737, Frazier - calandering of fabric NOT accepted M. Fabrication Requirements 1. The air permeability of the fabric must NOT be created by perforating the fabric. The air permeability must be confirmed to third party testing to eliminate the formation of condensate on the fabric. Warranty shall be minimum of 10 years. Provide sewn in, but still removable, aluminum hoops. 2. 3. The system is made of permeable fabric. Permeability of fabric must be reached based on weave construction only and weave must have gone through thermo fixation in order to secure same permeability after wash. Fabric with permeability obtained based on calandering is not accepted. 4. Provide system in sections optimized for maintenance, connected by zippers. Zippers must provide closure completely around the circumference to prevent leakage. Required number of zippers as specified by manufacturer. 5. Each section to have a unique tag including information about: manufacturers order number, position, diameter of section, length of section, maintenance instruction, code compliance and contact details for spare parts. 6. Fabric system shall include connectors to attach to suspension system listed below. 7. Inlet connection to metal duct via fabric draw band with anchor patches as supplied by manufacturer. Anchor patches to be secured to metal duct via. zip screw fastener - supplied by contractor. 8. Inlet connection includes zipper for easy removal / maintenance. 9. Lengths to include required intermediate zippers as specified by manufacturer. 10. System to include Adjustable Flow Devices to balance turbulence, airflow and distribution as needed. Flow restriction device shall include ability to adjust the airflow resistance from 0.06 - 0.60 in w.g. static pressure. 11. End cap includes zipper for easy maintenance. 12. Each section of the textile shall include identification labels documenting order number, section diameter, section length, piece number, code certifications and other pertinent information. 13. Air Dispersion System: N. Air dispersion and extended throws are accomplished by reinforced orifices and permeable fabric. Reinforced orifices are to be installed to keep the integrity of opening and withstand laundry processes. Diameter, quantity, and location of reinforced orifices to be specified and approved by manufacturer. O. Design Parameters 1. Do not use fabric air diffusers in concealed locations. 2. 3. 4. Manufacturer shall approve all technical design parameters. 5. Use fabric air diffusers only for positive pressure air distribution. P. Hangers and Supports 1. Hoops (IHS) System: Air diffusers shall be constructed with internal retention system. a. System shall consist of an internal 360 degree hoop system, spaced 5' on center. b. c. System attachment to cable or U-Track shall be made using Gliders spaced 12 inches. d. Cable suspension hardware to include cable, eye bolts, thimbles, cable clamps, and turnbuckle(s) as required. Cable suspension shall be stainless steel steel cable Q. DUCT SEALANT R. All duct sealant shall comply with requirements of NFPA 90A and 90B, Flame Spread 25 max. and Smoke Developed 50 max. Sealant shall be UL classified as fire resistive when dry. S. Duct joint and Seam Sealant Options: 1. Tape System: Woven fiber, 3" tape impregnated with a gypsum mineral compound using an Acrylic Copolymer adhesive to form a hard, durable seal. 2. Liquid Sealant: Polymeric rubber sealant formulated with a minimum of 70% solids and manufactured specifically for sealing joints and seams in low, medium, and high pressure ductwork. T. Sealant used on outdoor ductwork shall be listed and approved for outdoor service. PART 3 - EXECUTION A. DUCT CONSTRUCTION AND INSTALLATION B. All ductwork shall be fabricated and installed so that no undue vibration or noise results. Joints shall be sealed airtight using criteria established for each seal class and additional sealant and caulking shall be provided if necessary. C. Hang rectangular ducts with strap iron attached to bottom of ducts and spaced not over 5' center to center. D. Square elbows shall have single-thickness turning vanes. E. Provide all necessary manual, backdraft, and relief dampers as required for proper adjustment and control of air distribution. 1. Provide a 45-degree entry fitting at all branches in rectangular ductwork, except where parallel flow branches are used. 2. Manual dampers shall have rigid bearings and locking quadrants which allow no rattling. Damper rods shall be marked to indicate the relative position of the damper blade with respect to the rod. 3. Backdraft and relief dampers shall be installed per the manufacturer's recommendations. 4. F. Provide 1" angle collars for all exposed ducts passing through walls, ceilings, or floors. Anchor collars in position after installation is complete. G. Provide flexible connections at inlet and discharge duct connections to in-line fans, fan coil units, and air handling equipment. Flexible H. At all locations where interior of duct is visible through grilles, louvers, etc., paint interior of duct flat black. I. Install sash lock type access panels or removable pin hinged access doors on ductwork to provide access to all parts of every automatic damper, fire and/or smoke damper, upstream and downstream of duct coils, and any other item requiring maintenance or inspection. Panels and/or doors shall be gasketed to minimize leakage. Fire damper access doors shall be painted red. Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 85 A. Install sash lock type access panels or removable pin hinged access doors on ductwork to provide access to all parts of every automatic damper, fire and/or smoke damper, upstream and downstream of duct coils, and any other item requiring maintenance or inspection. Panels and/or doors shall be gasketed to minimize leakage. Fire damper access doors shall be painted red. B. Transitions in ductwork shape and size shall be made with angles not exceeding 15 degrees diverging or 30 degrees converging. C. Where vertical ducts pass through floors, supporting angles shall be rigidly attached to ducts and to the floor. Angles shall be galvanized and of approved sizes to properly support the ductwork. The supporting angles shall be placed on at least two sides of the duct. D. Where horizontal ducts pass through walls and vertical ducts pass through floors, opening shall be filled to provide a tight seal between duct and opening. Refer to Part 2 of this section for approved fire stop materials to be used at all rated walls and floors. E. Contractor shall not provide holes in any duct for the installation of hangers, conduits, other equipment, etc. The work of all other trades shall be coordinated before work begins. F. Clean ductwork internally of dust and debris as it is installed. Clean external surfaces of foreign substances which might cause corrosion or deterioration. Where ductwork is to be painted clean all substances which might interfere with painting or cause paint deterioration. G. Strip protective paper from stainless ductwork surfaces, and repair finish wherever it has been damaged. H. A temporary cover shall be provided for ducts which when installed have not been connected to equipment, other ductwork, or air distribution devices. Temporary cover shall be plywood, corrugated cardboard backed polyethylene film, or other covering which will prevent entrance of dust and debris until connections are completed. I. Flexible ducts shall be installed using lengths at least 4' long, but not exceeding 8' for all connections. Flexible duct shall be suspended at intervals not exceeding 3 ft. with a 1"-wide, 22-gauge steel band. Maximum allowable sag is 1/2" per foot of spacing between supports. All connections shall be made with stainless steel duct clamp with worm gear fastener. J. All moisture-laden air exhaust ducts shall be constructed with longitudinal seams on the top side of the duct and shall be pitched to drain toward a grille. K. SEALING OF DUCTS L. All ducts shall be sealed as defined in Part 1 of this section. Apply duct sealant per the manufacturer's written instructions, but at a minimum perform the following. Metal surfaces shall be clean, dry, and grease-free prior to applying sealant. Apply a heavy brushed on coat of sealant to the surface of the duct slip joint, position ducts and secure sections in place. Apply a finish heavy brushed on coat of sealant to the exterior surface covering the joint and heads of lock joint screws. Ensure that all voids are completely filled to ensure a continuous air pressure seal. M. Where excessive duct vibration or mechanical abuse is possible, and additional joint finish shall be applied. Apply a heavy brushed on coat of sealant to the exterior surface joint and lay a reinforcing membrane of glass fabric approximately wide onto the wet sealant. Press the reinforcing membrane into the wet sealant. Apply a second heavy brushed on coat of sealant. END OF SECTION 23 31 00 SECTION 23 33 00 AIR DUCT ACCESSORIES PART 1 - GENERAL 1.1 DESCRIPTION A. This section describes the fabrication and installation of material and equipment associated with the air distribution system. 1.2 SUMMARY A. This section includes the following materials and methods. 1. Duct dampers and accessories 2. Grilles, registers, and diffusers 1.3 RELATED WORK SPECIFIED ELSEWHERE A. The General Conditions of the Contract, Supplementary Conditions and General Requirements are a part of the Project Specification and shall be used in conjunction with this Division as a part of the Contract Documents. Consult them for further instructions pertaining to this work. Contractors shall be responsible for and be governed by all requirements thereunder. B. Related Sections: 1. Common Work Results for HVAC Systems Section 23 05 00 2. Testing Adjusting and Balancing Section 23 05 93 3. HVAC Ducts and Casings Section 23 31 00 4. Air Duct Accessories Section 23 33 00 1.4 QUALITY ASSURANCE A. The air distribution system's construction and installation shall meet the requirements of any applicable codes and standards listed below: 1. National Fire Protection Association a. NFPA 45, Fire Protection for Laboratories, 1991 b. NFPA 54, National Fuel Gas Code, 1992 c. NFPA 90A, Installation of A/C and Vent Systems, 1999 d. NFPA 90B, Installation of Warm Air Heating and A/C Systems, 1999 e. NFPA 91, Installation of Exhaust Systems for Air Conveying of Materials, 1992 f. NFPA 92A, Smoke Control Systems, 1993 g. NFPA 92B, Smoke Management Systems in Malls, Atria, Large Areas, 1991 h. NFPA 96, Ventilation Control and Fire Protection of Commercial Cooking Operations, 1994 i. NFPA 101, Life Safety Code, 1994 j. NFPA 204M, Smoke and Heat Venting, 1991 k. NFPA 211, Chimneys, Fireplaces, and Venting Systems, 1992 2. SMACNA HVAC Duct Construction Standards, Metal and Flexible, 2nd Edition, 1995 3. SMACNA Fibrous Glass Duct Construction Standards, 1992 4. Air Diffusion Council (ADC) Test Code 1062 and ASHRAE Test Standard 70-1991 for outlets and inlets. 5. Air Movement and Control Association (AMCA) 500- Test Methods for Louvers, Dampers, and Shutters. 1.5 SUBMITTALS A. Submit the manufacturer's technical product and performance data for the following: 1. Flexible duct and takeoff fittings 2. Manual volume dampers 3. Grilles, registers, and diffusers 1.6 OPERATION AND MAINTENANCE DATA A. Submit the manufacturer's operation and maintenance data for the following: 1. Grilles, registers, and diffusers 1.7 SOUND CRITERIA A. All equipment and material furnished under this section shall be selected so that required NC sound levels in various spaces are not exceeded. Attenuation by ceilings, duct liner, and room absorption may be taken into account when making fan, terminal unit, and air distribution selections. Refer to the latest edition of the ASHRAE Applications Handbook for further information. B. Provide sufficient submittal data for terminal units, sound traps, duct liner, and air distribution devices to verify required space sound levels will not be exceeded. PART 2 - PRODUCTS 2.1 MANUFACTURERS A. Flexible Duct: 1. Flexmaster 2. Hart & Cooley 3. Hercules (IFM) 4. Thermaflex 5. Wiremold B. Manual Volume Dampers: 1. Greenheck 2. Ruskin 3. Nailor C. Grilles, Registers, and Diffusers: 1. Krueger 2. Nailor 3. Titus 2.2 FLEXIBLE DUCT A. Dimensions shown on the plans are clear inside diameter. B. Flexible duct shall comply with requirements of NFPA 90A and 90B, and UL 181 Standards as Class 1 Air Duct, Flame Spread 25 max. and Smoke Developed 50 max. C. Flexible ducts shall have a minimum working pressure of 6" w.g. positive and 0.5" w.g. negative. D. Flexible ducts upstream of air terminal units shall be medium-pressure type rated for 10" w.g. positive and 2" w.g. negative at 5,000 fpm. E. Flexible ducts shall constructed of a metalized polyester inner liner supported by helical-wound, mechanically locked galvanized steel wire, insulation, and an outer vapor barrier with fiberglass reinforcing. 1. 2.3 MANUAL VOLUME DAMPERS A. Rectangular manual volume dampers for low velocities (1,500 fpm or less) 1. Provide 16 gauge galvanized steel channel frame. 2. Provide 16 gauge galvanized steel opposed or parallel blades with hex axle. Maximum blade width of 8", except single blade may be up to 12". Blades 36" and longer shall be furnished with reinforcing cone. Maximum blade length of 48". 3. 4. Basis of design is Ruskin MD 35. A. Round manual volume dampers for low velocities (1,500 fpm or less) 1. Provide single blade to 20" diameter and multi-blades above 20" diameter. 2. Provide 20-gauge blade and frame to 12" diameter and 18-gauge blade above 12" diameter. 3. Basis of design is Ruskin MDRS 25. C. Rectangular manual volume dampers for medium velocities (1,500 to 4,000 fpm) 1. Provide 16 gauge galvanized steel channel frame reinforced with corner braces. 2. Provide airfoil opposed blade double skin galvanized steel construction with 16 gauge equivalent thickness and flexible blade seals mechanically locked to blade edge. 3. Provide permanently lubricated stainless steel sleeve bearings mounted in frame. 4. 1/2"-diameter control shaft with locking quadrant. 5. Basis of design is Ruskin CD60. 2.4 GRILLES, REGISTERS, AND DIFFUSERS A. All grilles, registers, and diffusers shall be performance tested and rated in accordance with ASHRAE Standard 70-1991 and ANSI S1.31-1980. B. Provide grilles, registers, and diffusers of face size, neck size, and style indicated and scheduled on the Project Drawings. Provide all scheduled accessories and options from the grille, register, and diffuser manufacturer. C. Provide all grilles, registers, and diffusers with white baked-on enamel finish, unless noted otherwise. D. Provide all grilles, registers, and diffusers with a border style compatible with the required mounting surface. Provide grilles, registers, and diffusers that are specifically manufactured for each type of mounting surface to provide an accurate fit and adequate support. Refer to the Project Drawings and Specifications for mounting surfaces and ceiling systems. E. Ceiling Supply Grilles: 1. Provide grilles constructed of 22 gauge aluminum. 2. Provide removable core. 3. DO NOT provide a volume dampers at neck unless specifically indicated or scheduled. 4. Provide adjustable louver face with throw pattern (1,2,3, or 4 way throw) as indicated on the Project Drawings. 5. Basis of design as indicated in schedule. F. Perforated Ceiling Return Grilles: 1. Provide perforated steel face return grille with steel back pan. 2. 3. DO NOT provide a volume damper unless specifically indicated or scheduled. 4. Provide 90 degree return boot with acoustical lining as indicated on the Project Drawings. 5. Basis of design as indicated in schedule. PART 3 - EXECUTION 3.1 GRILLES, REGISTERS, AND DIFFUSERS A. Grilles, registers, and diffusers shall be installed and supported per manufacturer's recommendations. 1. Ceiling-mounted air devices or services weighing less than 20 pounds shall be positively attached to the ceiling suspension main runners or to cross runners with the same carrying capacity as the main runners. 2. Devices or services weighing 20 pounds, but not more than 56 pounds, in addition to the above, shall have two No. 12-gauge hangers connected from the device or service to the ceiling system hangers or to the structure above. These wires may be slack. 3. Air devices or services weighing more than 56 pounds shall be supported directly from the structure above by approved hangers. 4. Seal the neck joints on all grilles, registers and diffusers. B. Throw patterns (directions) shall be furnished and/or adjusted to match those shown and/or scheduled on the drawings. C. Ductwork visible behind grilles, registers, and diffusers shall be painted flat black. D. Appropriate Ak factors shall be transmitted to the Test and Balance Contractor. END OF SECTION 23 33 00 Leffingwell Consulting Engineers, Inc. ITEM 7, ATTACHMENT 2 Packet Pg. 86 ITEM 7, ATTACHMENT 2 Packet Pg. 87 ITEM 7, ATTACHMENT 2 Packet Pg. 88 ITEM 7, ATTACHMENT 2 Packet Pg. 89 ITEM 7, ATTACHMENT 2 Packet Pg. 90 ITEM 7, ATTACHMENT 2 Packet Pg. 91 ITEM 7, ATTACHMENT 2 Packet Pg. 92 ITEM 7, ATTACHMENT 2 Packet Pg. 93 ITEM 7, ATTACHMENT 2 Packet Pg. 94 Historic Preservation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.4250 preservation@fcgov.com fcgov.com/historicpreservation 1 Fort Collins Landmark Designation LOCATION INFORMATION Address: 313 N. Meldrum St., Fort Collins, CO 80521 Legal Description: Lot 3, Block 53, Fort Collins Property Name (historic and/or common): Emma Malaby Grocery OWNER INFORMATION Name: Company/Organization (if applicable): Larimer County Historic Alliance, DBA Historic Larimer County Phone: Email: meg@historiclarimercounty.org Mailing Address: PO Box 1909, Fort Collins, CO 80522 CLASSIFICATION Category Ownership Status Present Use Existing Designation Building Public Occupied Commercial Nat’l Register Structure Private Unoccupied Educational State Register Site Religious Object Residential District Entertainment Government Other Storage FORM PREPARED BY Name and Title: Meg Dunn Address: 720 W. Oak St., Fort Collins, CO 80521 Phone: 970-484-3777 Email: meg@historiclarimercounty.org Relationship to Owner: Vice President DATE: April 26, 2023 TYPE OF DESIGNATION and BOUNDARIES Individual Landmark Property Landmark District Explanation of Boundaries: ITEM 7, ATTACHMENT 3 Packet Pg. 95 2 The boundaries of the property being designated as a Fort Collins Landmark correspond to the legal description of the property, above. The property (hereinafter the “Property”) consists of a wood frame false-front store with el-shaped shed addition, a stacked plank shed, a barn, and the land encompassing the boundaries of the lot including a filled-in well site. STATEMENT OF SIGNIFICANCE and INTEGRITY Properties are eligible for designation if they possess both significance and integrity. Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. For designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must meet one (1) or more of the following standards set forth in Fort Collins Municipal Code Section 14-22(a): Standard 1: Events This property is associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. It is associated with either (or both) of these two (2) types of events: a) A specific event marking an important moment in Fort Collins prehistory or history; and/or b) A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. The Emma Malaby Grocery on N. Meldrum is an excellent example of a historic neighborhood grocery located within a residential setting, which was a common pattern of development in Fort Collins up until World War II. This development pattern affected how people lived, shopped, and worked. It strengthened neighborhood bonds, enabled active modes of transportation, and enabled families to operate a business close to home. The Emma Malaby Grocery is an important example of women in business in Fort Collins’ early history. While Frank A. Collamer owned and ran the grocery business on N. Meldrum, it was his daughters – Emma, Mary Ellen, Minerva, Ruth, Effie May, and Laura – who ran the day-to-day operations. Around 1916/17, Frank and Achsah moved to Cherry and Grant, where Frank ran another neighborhood grocery. He gave the grocery on N. Meldrum to his daughter Minerva to run. After Minerva’s untimely death, the store became the property of Frank’s daughter Emma. Standard 2: Persons/Groups This property is associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented. The Emma Malaby Grocery was originally the George T. Wilkins Photography Gallery. Wilkins was one of Fort Collins earliest photographers and, as such, captured the images of multiple early Fort Collins families including A. W. Scott, Henry Franz and family, and members of the Hottel family. Wilkins was not only an important early resident of Fort Collins, but through his photography business, he captured Fort Collins history through his camera lens. ITEM 7, ATTACHMENT 3 Packet Pg. 96 3 The Emma Malaby Grocery was also an important focal point within the history of the Collamer family. The Collamers ran multiple businesses out of the store including a grocery, a wood and coal business, a resale shop, a salvage yard, and an antique store. The fact that the building was moved onto the property also creates a strong connection with the Collamer family. On lots 1, 2, 3, 4, and 5 along the 300 block on N. Meldrum, all of which once belonged to Frank Collamer, the house at 317 N. Meldrum, the house at 315 N. Meldrum, the store at 313 N. Meldrum, the house at 305 N. Meldrum, the house at 414 Maple (part of the 303 N. Meldrum lot), and the Dermody Transfer building (also on the 303 N. Meldrum lot) were moved from elsewhere. The stacked plank shed and barn both contain reused materials which were repurposed for building construction and repair. In keeping with the thrifty sensibilities which encouraged whole building reuse as noted above, material reuse was also common among Collamer family members, which is reflected in the materiality of these two structures. The Collamers have been actively involved in religious, social, and political life in Fort Collins for well over a century. The family arrived in 1870 as part of the Mercer Colony and were integral members of the community from that time through to the early twenty-first century. Standard 3: Design/Construction This property embodies the identifiable characteristics of a type, period or method of construction; represents the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possesses high artistic values or design concepts; or is part of a recognizable and distinguishable group of properties. The Emma Malaby Grocery is one of only three remaining false-front storefronts in Fort Collins. It is also the last remaining wood frame building from “the triangle” (referring to its original location on N. College, within the triangle of “Old Town,” as described in the August 1, 1906 Fort Collins Weekly Courier). It is an excellent example of early construction methods in Fort Collins, and it represents the work, in both design and construction, of Hiram Pierce, an early Fort Collins contractor. The stacked-plank shed is one of only two remaining such examples of stacked-plank construction within Fort Collins. It is also an unusual example of this form of construction as stacked-plank construction was usually reserved for larger buildings that would be holding grain. The barn is an important example of outbuilding architecture for livestock, feed and wagons that includes an expansive open interior, a second floor loft, and exposed beams; and it is a particularly rare example that is original to, and remaining within, the boundaries of the original plat of Fort Collins Standard 4: Information Potential This property has yielded, or may be likely to yield, information important in prehistory or history. ITEM 7, ATTACHMENT 3 Packet Pg. 97 4 The area between the Emma Malaby Grocery and the barn was, for several decades, a combined salvage yard and wood pile. The property therefore has potential to yield archaeological information from the early to mid-1900s as items may have dropped and been buried over the years. A stone-lined well is located between the store and the barn (about 8 feet east of the barn). It was filled in around the mid-1900s and may contain items of interest from that or former time periods. Additionally, the outhouse of 305 N. Meldrum St. was located near the back door of the store building at 313 N. Meldrum St. It is likely that this privy site is under the unpaved driveway that currently serves 305 N. Meldrum St., but which is within the parcel boundary of the Emma Malaby Grocery Property. In addition to their outhouse function, privy pits were historically used like trash receptacles, and so their excavation can uncover assemblages of broken dishware, construction material from building projects, and other types of household artifacts. The privy pit, should it be uncovered, is also likely to yield historical archaeological information related to life in the early to mid-twentieth century. Period of Significance is the discrete chronological period (or periods) during which a historic property gained its significance. Additions or alterations to a property that have significance in their own right can warrant the extension of a Period of Significance. Period(s) of Significance: 1881 - 1992 Integrity is the ability of a site, structure, object or district to be able to convey its significance. The integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities set forth in Fort Collins Municipal Code Section 14-22(b): location, design, setting, materials, workmanship, feeling and association. All seven qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. Standard 1: Location is the place where the resource was constructed or the place where the historic or prehistoric event occurred. Though the store does not stand in the same location where it was originally built, it still bears witness to its original use as a photography studio with the intact storefront, the large (though not original) window on the south elevation, and the currently covered skylight (the framing of which remains intact). The store has been in its present location since 1906, and all of the events and most of the people for which the site is significant are tied to its current location. The stacked plank shed and barn are in the location where they were constructed. Standard 2: Design is the combination of elements that create the form, plan space, structure and style of a resource. Based on early photos of the store when it was located at 146 N. College, the design of the false front store has been altered with the addition of a covered front porch and el- ITEM 7, ATTACHMENT 3 Packet Pg. 98 5 shaped shed addition around the back and side of the building, both of which are now historic in their own right. The stacked plank shed retains a strong sense of its original design with no known modifications having been made to the structure. The barn retains its original form and structure, though some design elements such as two hay-loft doors; a south, human-sized door; and a north human-sized split door were filled in with Celetex fiberboard and the entire building was covered with hard board sheets of siding in 1992. Standard 3: Setting is the physical environment of a resource. Setting refers to the character of the place; it involves how, not just where, the resource is situated and its relationship to the surrounding features and open space. The setting of the original photography studio changed significantly when the structure was moved in 1906. The current setting of the grocery store remains largely residential, however the recent construction of a mixed-use building across the street does affect the setting somewhat. The house to the south of the grocery was brought in from Loveland in the early 2010s and is therefore not original to the neighborhood, but as it is residential in nature, it continues to help convey the original setting of the store. The setting of the stacked plank shed and barn remains intact as the new development is largely blocked by the store. Standard 4: Materials are the physical elements that form a resource. Cladding: Three elevations of the grocery and the entirety of the barn have non-original exterior cladding. The north and west elevations of the store (the el-shaped addition) was reclad with Ponderosa pine in 1988 to match the original, though the width of the tongue and groove boards differs somewhat from the original. The barn was covered in hard board sheets of siding in 1992. The original barn cladding may still be intact under the hard board sheets. Windows: The storefront windows on the Malaby store are intact but covered with plywood for protection. A few of the panes were replaced in 1988 with tempered glass. Windows on the front of the Woodyard Store (located in the northern side of the addition to the store) are covered with plexiglass storm windows and plywood has been installed behind the glass to block views into the building. The two windows on the north elevation of the building are in the same location as the original windows but are smaller than the originals. Fred Collamer installed wainscoting on the interior of the north-side of the addition and gaps in the wainscotting reveal the size and form of the original northside windows. The 12-light window on the south elevation of the store is not original. It replaced a larger 30 light window that had been significantly damaged due to water infiltration. Doors: All doors on the east elevation of the store are original. The doors on the south elevation of the store are replacements from the 80s. The human-sized door on the north elevation has been covered with plywood. And the large beadboard door on the north elevation of the store is original, though it has been reduced in size. About 1 foot width of door was removed and that area that the door previously covered now contains an electrical box that was added in the late 1980s. A piece of lumber was also added to the top of the door at that time. The door on the shed is original. The only original door ITEM 7, ATTACHMENT 3 Packet Pg. 99 6 on the barn is now located on a shed at 315 N. Meldrum. All other doors were replaced or removed. The original openings are all evidenced by black Celetex applied on the interior of the building within the door openings (including the two door openings from the hayloft out to the alley). The main barn door on the east side was constructed of scrap materials from old Hewlett-Packard boxes in the 1980s. Roofs: The store has a wood shingle roof that is in bad shape. The shed has a wood plank roof covered with sheet metal taken from old water heaters and flattened out. This salvaged roofing material is original to the shed. The barn has a non-original asphalt roof which replaced a wood shingle roof. The east side of the barn roof has a plywood underlayment, while the west side is of OSU board. Additional Notes: The porch on the store has had material replaced over time, but all were in-kind replacements. The southern uncovered porch extension was removed at an unknown date (prior to 1954). The original entrance steps to the Woodyard Store entrance rotted out and were replaced in the early 1990s with wood from pallets scavenged from HP (Hewlett Packard). The protruding cornice originally on the eastern elevation of the building was removed at an unknown date.) Standard 5: Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a building, structure or site. The store exhibits clear evidence of labor in constructing and historic altering of the building. The false front and covered front porch are the most distinct examples of workmanship on the Malaby store. The el-shaped shed addition indicates the labor of an owner expanding commercial space in order to accommodate a second business out of the same location. Physical evidence of workmanship on the barn is visible primarily from the interior of the building where the original framing can be seen. The stacked plank shed clearly exhibits workmanship in style of construction, reuse of materials on the roof, and the handmade door. Standard 6: Feeling is a resource’s expression of the aesthetic or historic sense of a particular time. It results from the presence of physical features that, taken together, convey the resource's historic or prehistoric character. The Emma Malaby Grocery strongly conveys a feeling of early Fort Collins due to its battlement front, welcoming covered porch, and historic storefront entrance. The relationship of the store, the shed, the barn, and the surrounding Collamer properties (at 303, 305, and 315 N. Meldrum) also add to the sense of history and historic use of this property Standard 7: Association is the direct link between an important event or person and a historic or prehistoric resource. A resource retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. Though the store and barn have both been slightly altered over time, they still retain a significant level of integrity indicative of multiple family businesses having been operated out of this lot. In fact, one could argue that the changes over time, especially the reuse of salvaged parts and the do-it-yourself improvements and repairs, are in keeping with a ITEM 7, ATTACHMENT 3 Packet Pg. 100 7 family that valued thrift and self-sacrifice. In this sense, all three structures, as well as possible archaeological finds, all speak strongly of the hard-working Collamer family that has used and maintained this property since 1906. ITEM 7, ATTACHMENT 3 Packet Pg. 101 8 HISTORICAL INFORMATION Before the subdivision of the land by the government of the United States, both the parcel located at 313 N. Meldrum Street, where the Emma Malaby Grocery is currently located, as well as the parcel at 146 N. College Avenue, where the building was constructed and resided for twenty-five years, was under the sovereign domain of Indigenous Peoples, most notably the Arapaho and Cheyenne Nations. In addition, the Sioux, Comanche, Ute, Kiowa, and Pawnee ranged through the area with some regularity. In 1864, after a flood washed out the military camp located in what is now Laporte, a new military camp was set up 4 miles downstream. On November 14, 1864, President Abraham Lincoln and Acting Secretary of the Interior, W. T. Otto, signed the document formalizing the reservation of the land for military use. The two parcels listed above resided within the 6,168.92 acres of military reservation that was set aside for the use of Fort Collins. When the military reservation was formally decommissioned and opened for settlement on May 15, 1872, the land was sold in large parcels. These property owners then deeded their holdings to the Larimer County Land Improvement Company in return for stock in the company. Sarah E. Eddy purchased lot 13, block 18 (now known as 146 N. College Avenue) on July 17, 1873 from the Larimer County Land Improvement Company according to the “Emma Malaby Grocery History Project.” George T. Wilkins, a local photographer, purchased the lot from Eddy on January 28, 1881 for $300.00. On February 3, 1881, The Express included a short article about Wilkins’ new building, saying: “G. T. Wilkins, the photographer, will commence this week to erect a frame building just north of the one now occupied by By. Allen. It will be forty feet by twenty-two, and constructed on a plan suited to the photographing business. The front part will be used as a reception room, and the rear will be fitted up as a work room. New furniture and modern appliances are to be added, and nothing will be omitted that can help to make this gallery one of the best in the state.” Another article in the Fort Collins Courier on the same day stated: “Mr. Hiram Pierce has just completed plans for an art gallery to be built for Wilkins, the photographer, on College avenue. The building will be 22x45, one eleven foot story in height, with battlement front. The front is to be finished after a very neat design, and when completed will present a pleasing appearance. Mr. Pierce has the contract for completing the entire building.” On February 10th, The Express announced that the foundation had been laid and the building would be 45x25 feet. Construction progressed quickly, and by the last week of March, George Wilkins, his wife Emma, and their ten-year-old daughter, Clara, moved into the building, both to work and to live. An attempted burglary on June 16th of that same year involved two men peering in from their back porch. Mr. Wilkins chased the men down College Avenue (despite only being partially dressed) and slept with a large revolver at the ready from then on until the family moved to a residence on Myrtle Street in April 1882. ITEM 7, ATTACHMENT 3 Packet Pg. 102 9 The December 22, 1881 Fort Collins Courier, in listing all of the new buildings that had been constructed in town that year, included Wilkins’ building stating, “Photograph gallery and residence for G. T. Wilkins on College avenue, costing $1,000.” The earliest listed address for the property was given as 442 N. College Avenue. The December 13, 1881 Daily Express announced that the windows on Wilkin’s “photograph gallery” had been blown in by the wind. They had to be boarded up and the glass was later replaced. They were blown out again in March 1886. Wilkins sold his store to Thomas Quinn for $1,000 in August 1896 and moved his photography shop to the Commercial House block. It is unknown how Thomas Quinn used the building during his ownership, and in December of 1899 he sold the property to Ben Whedbee for $1,200. The first mention of a tenant in the Wilkins building is from a June 5, 1900, Weekly Courier article stating that Mrs. Shipley was opening a millinery shop. Later advertisements for the millinery list the address as 148 N. College Ave., which matches a change in numbering along College Avenue indicated in the 1901 Sanborn Map. According to Collamer family lore, Mary Ellen Collamer worked for Mrs. Victoria Ann Shipley in her millinery shop when it was in this building. She later married Shipley’s son, Rolly, in 1904. Mary Ellen Shipley was the daughter of Frank Algerine and Achsah Alice Collamer. The October 24, 1900 Weekly Courier announced that, “The Misses St Clair of Iowa have purchased the millinery stock of Mrs. V. A. Shipley and have taken possession of the same and will continue to do business at the present location until another suitable room can be found.” So Shipley’s business didn’t last long in the Wilkins building. On April 6th, 1900, Frank A. Collamer (the father of Mary Ellen Shipley) purchased the lot at 313 N. Meldrum. It appears to have been a vacant lot at the time. The 1902, 1903, 1904, and 1906 City Directories list Elizabeth and Nettie St. Clair as milliners that both lived and worked at 148 N. College Ave. In August of 1906, the St. Clairs moved their millinery business to 122 S. College Ave. A new bank building was announced on June 27, 1906 in the Weekly Courier: “The Commercial Bank and Trust company has purchased the Whedbee lot on North College avenue, located adjacent to the new Barkley block, on which is one of the oldest frame buildings in the city. ‘We have made the purchase and will put up a block just as soon as possible, said President Clark. We can't get possession of the property for four weeks. The matter is in the hands of a committee which is having sketches made by the architect. I am unable to say just what kind of a structure will be decided upon.’” The transaction took place in early July, with the Commercial Bank and Trust Company buying the lot from Ben Whedbee for $6,500. They weren’t interested in the wood structure, however. The sale of the building was announced the following month: “Frank Collamer has bought the old frame structure on the Whedbee lot, N. College avenue, recently purchased by the Commercial Bank and Trust company. Mr. Collamer is ITEM 7, ATTACHMENT 3 Packet Pg. 103 10 preparing to move the house to the northwest part of town, it being the only frame building in the triangle. The lot will be used for the immediate erection of a one story brick and stone building, which the bank will use exclusively for its business.” (August 1, 1906, Fort Collins Weekly Courier.) According to Ruth (Collamer Burrill) Dermody (in an interview with City staff, David Ayers, in 1984), the foundation was built for the store by a Mr. Hartline, which may have been Clarence Henry Hartline, a lodger that was listed as living with Fred P. Collamer and family in Laporte in the 1920 census. It was made of whitestone taken from a quarry at the mouth of Rist Canyon and hauled back to Fort Collins by horse-drawn wagon. According to Art Collamer, who would have been 14 years old at the time, the building was moved with a sturdy cable wrapped repeatedly around the building and attached to a single horse. A series of logs were placed under the structure and the horse pulled it across the rollers. A block and tackle were used so that for every 10 feet that the horse moved, the store would move one foot. It was a long process which took about two weeks to complete. The new home of the store was 313 N. Meldrum St. This residential area is within the original Fort Collins plat. Additionally, during the late nineteenth and early twentieth centuries, a small community of Black/African American residents lived in this Meldrum Street area around Cherry and Maple Streets. For example, in 1906, Harkless Hicks and his children lived across the street from this property, at 310 N. Meldrum St.; his wife, Hattie, passed away just a few months before the grocery building was moved across the street from their home. Harkless continued to live directly across from the grocery building until about 1919, when he moved just next door with his second wife, Josie. It is unknown whether Black/African American neighbors, like Harkless, in this area shopped at the Collamer family’s grocery store at 313 N. Meldrum St., but it is a possibility. The former photography gallery and millinery was opened as the Frank Collamer Grocery in early 1907. The neighborhood store carried hay, feed, coal, and wood, along with typical grocery items such as flour, sugar, and cigars. Collamer added a full length covered front porch at this time. The porch included a un- covered southern extension that was later removed. Built-in seating was added to the porch either before, or around the time of, the 1916 addition. Signage was also painted on the façade, over the roof of the porch, which said, “Frank Collamer. Grocery. Hay, Grain, Flour, Feed, & Wood.” For a very brief time in 1907, Frank A. Collamer sold his grocery business to Messrs. W. E. Robinson and Grate. Collamer had run a cash & carry system, but Robinson and Grate allowed purchases on credit. The business quickly failed and Collamer purchased the store and all its contents right back from them and went back to requiring cash for all payments. An el-shaped addition was constructed around the west and north sides of the store in 1916, about the same time that the barn was built behind the store. According to Frank A. Collamer’s great-grandson, Jim Burrill, it’s likely that Frank Collamer hired help to construct the addition and barn. The addition became the Woodyard Store, run by Frank A. Collamer’s son, Fred. The Woodyard was in operation until the 1970s. At some point the word “Woodyard” was painted on the eastern end of the addition. It was around this same time that Frank Collamer moved to 801 Cherry, where he ran another neighborhood grocery. He put his daughter Minerva Stoneburner (whose husband, Irwin R. Stoneburner had died in January 1914 of an unfortunate train accident) in charge of the N. Meldrum store, but the sign ITEM 7, ATTACHMENT 3 Packet Pg. 104 11 over the store remained the “Frank Collamer Grocery.” Minerva was remarried to James Carlon on September 24, 1919. But in February of 1921, James killed Minerva and then himself. Following Minerva’s death, Frank Collamer gave the store to another of his daughters, Emma Malaby. Emma repainted the sign over the top of the store, renaming it the Emma Malaby Grocery. Emma Malaby ran the grocery store, and for a time a resale business as well out of the back addition, until 1943. At the age of 63, she shut down her business and had the building boarded up. It remained unused for several decades. Emma Malaby passed away September 19, 1967. The property passed on to her brother, Art Collamer. On December 1, 1980, Art Collamer gave 313 N. Meldrum to his sister, Ruth Dermody. On December 22, 1986, Ruth gave the property to her son, Art Burrill. Ruth passed away the following week at the age of 91. Art Burrill gave the property to his son, Jim Burrill, in January 1987. Jim and his wife Carol opened an antique store in the building in 1989. They named it Emma Malaby Antiques. It operated until 1992. The Burrills received a Friend of Preservation award from the City of Fort Collins Landmark Preservation Commission in 1991 for rehabilitation work they had done on the building and for restoring it to life with the antique shop. The building has primarily been used for storage since that time. In 2014, the building was used as a backdrop in a small, locally made movie called “Forget Me Not,” by Christopher McKee. A trailer for the movie can be viewed at https://vimeo.com/105061660 Ownership Chronology The land was initially under the sovereign control of the Arapaho and Cheyenne People. It was reserved as a military installation on November 14, 1864. The military reservation was decommissioned on May 15, 1872. (Marmor, Jason. “Historical Contexts for the Old Fort Site, Fort Collins, Colorado, 1864-2002.”) Andrew Cowan owned the land upon which block 53 would later be platted. Cowan deeded the property to the Larimer County Land Improvement Company. (HistoryGeo.com. Fort Collins Courier, July 27, 1878) George T. Wilkins purchased Lot 13, Block 18 on January 28, 1881. (David W. Ayers, City of Fort Collins, City Planning Division, in the research project entitled “Emma Malaby Grocery History Project.” Summer 1984.) “Real Estate Transfers. Geo. T. Wilkins to Thos. Quinn, lot 13, block 18, Fort Collins; $1,000.” (Fort Collins Courier, August 27, 1896) “Thomas Quinn to B. T. Whedbee, lot 13, elk 18, Fort Collins; $1,200.” (Weekly Courier, December 7, 1899) “B. T. Whedbee to Commercial Bank and Trust Co., lot 13, block 18, Fort Collins; $6,500.” (Weekly Courier, July 4, 1906) “Frank Collamer has bought the old frame structure on the Whedbee lot, N. College avenue, recently purchased by the Commercial Bank and Trust company. Mr. Collamer is preparing to move the house to the northwest part of town, it being the only frame building in the triangle. The lot will be used for the ITEM 7, ATTACHMENT 3 Packet Pg. 105 12 immediate erection of a one story brick and stone building, which the bank will use exclusively for its business.” (Weekly Courier, August 1, 1906) “F P Stover treas to J Sickman lot 10 blk 96 Harrison add Ft Collins, also.......... lot 3 blk 53 Fort Collins” (Loveland Reporter, June 25, 1891) “Lottie E. Davy to F. A. Collamer, lot 3 block 53, Fort Collins; $50.” (Weekly Courier, April 12, 1900) Information on the property passing from Frank A. Collamer to Emma Malaby, from Emma Malaby to Art Collamer, from Art Collamer to Ruth Dermody, from Ruth Dermody to Art Burrill, and from Art Burrill to Jim Burrill came from several interviews with Jim Burrill during the winter of 2022/23. ITEM 7, ATTACHMENT 3 Packet Pg. 106 13 ARCHITECTURAL INFORMATION Construction Date: Grocery: March 1881, Grocery Addition and Barn: 1916, Shed: unknown. Architect/Builder: Grocery: Hiram Pierce, Grocery Addition and Barn: Frank Collamer and hired hands, Shed: Fred Collamer. Building Materials: Wood and reused materials (including sheet metal peeled off of old water heaters) Architectural Style & Type: Grocery: False-front store - one-story building with battlement front and covered porch. Grocery Addition: Shed roof el-shaped addition. Barn: Barn. Shed: Stacked plank shed. Description: Emma Malaby Grocery The Emma Malaby Grocery at 313 N. Meldrum began its life at 442 College Avenue. The building was designed and constructed by Hiram Pierce as a photography gallery for George T. Wilkins. Plans were drawn up the last week of February in 1881. Construction began the following week and the family moved into the shop to live and work at the end of March of that same year. The wood frame building is one-story (11 feet) in height, 45 feet long and 25 feet wide (59 feet x 36 feet, including the el-shaped addition). The front gable roof is hidden behind a battlement front, with the peak of the roof included as part of the battlement design, creating a notable triangular feature atop the typical false-storefront style façade. The building included a back porch, but nothing is known regarding the size nor style of this feature on the building as it was later removed. The storefront is made up of two 2 over 2 windows that extend from ceiling to about 2-feet above the floor. A decorative wood panel is framed beneath each window. The entrance is centered between the windows with roof supports between window and door. The entrance consists of two doors. Each door contains two lites, 1 over 1, with a wood panel at the bottom. A two lite, operable transom window extends horizontally over the doors. Two chimneys protrude from the apex of the roof. One is just front of center on the original store building and the second is at the very back of the original store building. The building was moved from its College Avenue location in 1906 (at which point it was addressed as 148 N. College Avenue) to its current location at 313 N. Meldrum. It was installed upon a whitestone foundation. An exterior entrance to the basement, with a concrete wall added between the stairs and the basement, was added in the late 1980s by Jim Burrill on the south side of the building. At that time, a concrete pad was also poured to better support the furnace in the store. The basement does not extend the full east-west length of the store and does not extend under the 1916 addition. An 8-feet deep, full length covered porch supported by four 4 x 4 posts evenly spaced along the east elevation was added early on – perhaps soon after the move. An uncovered section of the porch extended to the south, but that was later removed. There are two person-sized doors and a 12-lite window along the south elevation of the store. The westernmost door was added with the addition in 1916. ITEM 7, ATTACHMENT 3 Packet Pg. 107 14 It has been assumed that the window (which was once larger and contained 30 lites) was a feature used by G. T. Wilkins, the photographer, and therefore would have dated to 1881. Unfortunately, there are no photos of that side of the store from when it was located on N. College Avenue to confirm the presence of the window from that time period. Jim Burrill says that when he altered the window from 30-lites to 12 in the late ‘80s, there was some indication that the window had already been modified. There was a seam in the siding and it wasn’t tight against the window. The 12-lite window was acquired from A1 Salvage. It is unknown whether the entrance to the east of the window is original or was added soon after the move. It’s possible the opening is original. The 1895 Sanborn Map shows no building to the north of Wilkins Photography Studio. The 1901 Sanborn map shows that the photography studio had become a millinery and another photographer’s studio had been built next door. The building includes a skinny addition between the two structures that fronts College Avenue and extends to just about where the side entrance would have been located. It’s possible the addition stopped just short of the entrance. The door now located in the southern entrance on the Emma Malaby Grocery was replaced in the late 1980s due to significant water damage along that side of the building caused by encroaching trees. The water damage also led to the 30-lite window being removed, reduced in sized, and remade as a 12-lite window. In 1916, an el-shaped, shed-roofed addition was added along the north and west elevations of the grocery. The northern portion of the addition extends about 14 feet from the grocery and has a separate entrance on the east elevation. The front door is flanked by square windows. Wooden steps extend from the ground to the door. And for unknown reasons, a metal hand hold was installed on the right side of the door framing, level with the doorknob, which is on the left side of the door. Along the north elevation are two windows and two doors, in that order from east to west. The original size of the windows will require some interior excavation to ascertain, but the locations are the same. The person-sized door and larger door are both located next to each other on the west side of the northern wall. It’s unknown whether the entrances are original or were added over time as the building was used. The person-sized door has been covered with plywood. The larger, bead-board door was reduced in size by one foot around 1977 after someone tried to break into the building and damaged it. The area where the door was reduced was filled in and an electrical box is now located there. A board was also added to the top of the door to strengthen it at that time. The west elevation of the addition extends about 15 feet from the back of the grocery building. It has no openings. The siding on the east elevation of the building is original. The siding on the north and west elevations of the building was replaced in 1988 with ponderosa pine from the Forks Lumber Company. The material is the same, or very similar, to the original, though it might be slightly different in width. The siding along the south elevation of the building was badly damaged by encroaching trees and replaced in 1987/88 with a different material. At some point, after the addition was added but before the 1960s or 70s, the cornice that extended slightly forward of the front of the building was removed. [I just now noticed that it even existed! I was looking at a photo of the building on N. College and it looks like there were ITEM 7, ATTACHMENT 3 Packet Pg. 108 15 brackets on either side with a protruding cornice and *possibly* some sort of decorative dental bits in there. See the first pic shown below.] Barn The barn was built in 1916, around the same time as the addition to the grocery. It is 32 feet by 28 feet. There were originally three entrances to the building: a sliding door on the east elevation in the same location as the current door, a split door on the north elevation, and a person-sized door on the south elevation. The sliding door was removed (possibly stolen) and eventually replaced with two doors that swing out from center. They were made from pallets acquired from Hewlett Packard. The north door was removed, and plywood was screwed over the opening. And the door on the south elevation was covered over. Celetex was used to fill the entrances and is visible from the inside, thereby indicating where the entrances were. The barn also had two doors on the second story that opened out over the alley. they were removed and covered over with siding. Celetex on the interior of the building indicates their former location. Stacked Plank Shed The stacked plank shed was built by Fred Collamer, son of Frank A. Collamer. The shed roof is made of wood planks covered with sheet metal off of old water heaters. Fred Collamer would pull the skin off of the water heater and flatten it before applying it to the roof. He would then salvage the remainder of the water heater. The door on the shed is original and was also made by Fred Collamer. ITEM 7, ATTACHMENT 3 Packet Pg. 109 16 REFERENCE LIST or SOURCES of INFORMATION “Emma Malaby Grocery History Project,” by David W. Ayers, City of Fort Collins Planning Division, Summer 1984. 5 April 1883, Fort Colins Courier 27 August 1896, Fort Collins Courier 8 Oct 1896, Fort Collins Courier December 7, 1899, Fort Collins Express Fort Collins City Directories Ancestry.com for information on ages of the Wilkins family and the Collamer family. Interviews with Jim Burrill over a period of several years, including more intensive discussions of the building’s architectural history in 2022. Marmor, Jason. “Historical Contexts for the Old Fort Site, Fort Collins, Colorado, 1864-2002,” prepared for the City of Fort Collins Advance Planning Department. ITEM 7, ATTACHMENT 3 Packet Pg. 110 17 MAPS and PHOTOGRAPHS Maps Original and current locations of the Emma Malaby Grocery are indicated in red. The original location was from 1906 and prior. The store has been in its current location since 1906. The map includes N. Whitcomb at the far left, showing the western extent of the original plat of Fort Collins. (Larimer County Assessor Map) ITEM 7, ATTACHMENT 3 Packet Pg. 111 18 Immediate context of the Emma Malaby Grocery. The residential character of Block 53 (west of N. Meldrum) remains largely intact, though some uses have changed. The residential character of Block 43 (east of N. Meldrum) has changed with four developments including multi-family, mixed-use, and commercial uses, though some early residential single-family homes remain. (Larimer County Assessor Map) ITEM 7, ATTACHMENT 3 Packet Pg. 112 19 The Emma Malaby Store, stacked-plank shed, and barn are all part of a larger Collamer complex of properties that, for more than a century, have been made up of Lots 1, 2, 3, and 4 on Block 53. (Lots 5-8 were also, at one time, part of the family complex.) (Modified image created by overlaying a screenshot from Google Maps.) ITEM 7, ATTACHMENT 3 Packet Pg. 113 20 Images of the Buildings and Landscape – present day East Elevation of the Emma Malaby Grocery. Photo by Meg Dunn. Close-up of the detailed kick-plate on the east elevation of the Emma Malaby Grocery. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 114 21 Entrance to the Woodyard on the east elevation of the Emma Malaby Grocery. Photo by Meg Dunn. Window to the left/south of the Woodyard front entrance. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 115 22 Front door to the Woodyard addition on the east elevation of the Emma Malaby Grocery. Photo by Meg Dunn. Right/north window on the Woodyard front entrance. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 116 23 The south elevation of the 1916 addition to the Emma Malaby Grocery. The 12-lite window and entrance on the south side of the Emma Malaby Grocery. ITEM 7, ATTACHMENT 3 Packet Pg. 117 24 South elevation of the Emma Malaby Grocery. Photo by Meg Dunn. South and East elevations of the Emma Malaby Grocery. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 118 25 Close-up of foundation along south elevation. Photo by Meg Dunn. The north side of the Emma Malaby Grocery/Woodyard. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 119 26 Two entrances on the north elevation of the Woodyard addition. Photo by Meg Dunn. West elevation of the Emma Malaby Grocery showing the 1916 shed addition and 1881 rear gable end. Stacked-plank shed shown at left. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 120 27 The west and south elevations of the Emma Malaby Grocery. The 1916 shed addition is seen in brown and the 1881 store is in white. Photo by Meg Dunn. The north and west elevations of the 1916 shed addition (also known as the Woodyard) of the Emma Malaby Grocery. The stacked-plank shed can just barely be seen at right. ITEM 7, ATTACHMENT 3 Packet Pg. 121 28 Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn. Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 122 29 Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn. Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 123 30 Interior photo of the Emma Malaby Grocery. Photo by Meg Dunn. Interior photo from within the 1916 Woodyard addition looking south towards the original store. There appears to have originally been three windows along the south (now north) elevation of the original structure. ITEM 7, ATTACHMENT 3 Packet Pg. 124 31 East and north elevations of the stacked plank shed. East elevation of the stacked plank shed. ITEM 7, ATTACHMENT 3 Packet Pg. 125 32 South elevation of the stacked plank shed. Adjacent shed is no longer on the property. North elevation of the stacked plank shed. ITEM 7, ATTACHMENT 3 Packet Pg. 126 33 West elevation of the stacked-plank shed. The east elevation of the Collamer Barn. ITEM 7, ATTACHMENT 3 Packet Pg. 127 34 The south elevation of the Collamer Barn. The west elevation of the Collamer Barn as it looks from the alley. The Emma Malaby Grocery can be seen in the background at right. ITEM 7, ATTACHMENT 3 Packet Pg. 128 35 The north elevation of the Collamer Barn. The view is partially blocked by sheds on the neighboring property (Lot 4). Closeup view of the north elevation of the Collamer Barn including plywood entrance cover. ITEM 7, ATTACHMENT 3 Packet Pg. 129 36 Inside the Collamer Barn. Inside the Collamer Barn. ITEM 7, ATTACHMENT 3 Packet Pg. 130 37 Plywood covers the stone-lined well. The mound of dirt in the background is from the excavation of the basement for the house located at 305 N. Meldrum (seen at right). The Emma Malaby Grocery can be seen behind the tree and dirt mound. The east elevation of the Collamer Barn with the covered well in front. ITEM 7, ATTACHMENT 3 Packet Pg. 131 38 Close up of well covers in proximity to the east side of the Collamer Barn. Close up of stone-lined well. ITEM 7, ATTACHMENT 3 Packet Pg. 132 39 Historic images in mostly chronological order. Mrs. Emma (Church) and Mr. George T. Wilkins, original owners and inhabitants of the store. The I mages are from the Archive at the Fort Collins Museum of Discovery, H06878W and H06879W. The ad on the left for G. T. Wilkins, Photographer, is from the Fort Collins Courier, July 7, 1881. The ad at right is from the Rocky Mountain Collegian, December 1, 1891. ITEM 7, ATTACHMENT 3 Packet Pg. 133 40 This image from the Archive at the Fort Collins Museum of Discovery (H02173) is the earliest known photo that includes the Emma Malaby Grocery while it was located on N. College. The distinctive cornice-line with its central point is visible among the line of buildings at right. The Archive states that this photo is from between 1881 and 1885. The Emma Malaby Grocery is shown at 442 College Avenue when it was a photography studio in this closeup from the 1886 Sanborn map. The Sanborn Map was accessed through the Library of Congress. ITEM 7, ATTACHMENT 3 Packet Pg. 134 41 This photo of the Emma Malaby Grocery when it was located on N. College is from the collection of Wayne Sundberg. It shows an extending cornice and possibly some ornamentation just beneath. The two over two windows flanking a double entrance with 1 over 1 lites in the doors topped by a two lite transom are clearly visible. The photo was taken between 1900-1906 as Alexander McDougall moved his tailor shop into the former residence to the south in 1896 and Logan Clark added his shoe shop in July1900 (see shoe sign at southern edge of building at right). ITEM 7, ATTACHMENT 3 Packet Pg. 135 42 The Emma Malaby Grocery, when it was being used as a millinery shop on N. College Ave., can be seen in context in this photo from the Archive at the Fort Collins Museum of Discovery (H16724). The distinctive peak on the façade is visible just to the right of the middle electrical pole. At the very far right is what appears to be a portion of the Avery Block (where the Town Pump is located). The Avery Block was built 1897 with much of the building standing only one story tall. A second story was added in 1902/3. So this photo can be dated to between 1897 - 1902. ITEM 7, ATTACHMENT 3 Packet Pg. 136 43 This photo from the collection of Jim Burrill is from about 1907. It shows the front porch that had been added to the store after the move as well as the uncovered extension of the porch to the south/left. From left to right are: Lenox cardboard lady advertisement, Emma Collamer Malaby, Minerva Collamer Stoneburner, Effie Collamer Ayres, Achsah Alice Hulse Collamer, Frank B. Collamer, Ruth Collamer Burrill Dermody standing on the step, and baby Laura Collamer Vermilya Rutherford sitting on the bottom step. Laura was born in March 1905 and looks to be about 2 or 3 in this image, thereby dating it to 1907/8. This image is also in the Archive at FCMoD, H25132. ITEM 7, ATTACHMENT 3 Packet Pg. 137 44 Minerva Collamer Stoneburner Carlon stands on the porch in this undated photo that includes the 1916 addition, the southern porch extension, and an added board on the porch (at left) for customer seating. Minerva was murdered in 1921 by her husband, James Carlon, which dates this photo to between 1916 and 1921. The photo is from the collection of Jim Burrill. This 1954 photo of the grocery is from the Jim Burrill collection. Note the change in signage with “Emma Malaby Grocery” replacing “Frank Collamer. Grocery. Hay, Grain, Flour, Feed & Wood.” “Woodyard” had also been added to the front of the addition. ITEM 7, ATTACHMENT 3 Packet Pg. 138 45 The grocery in 1969. Image from the Archive at the Fort Collins Museum of Discovery, 313mel69. Photo by George Post, circa 1972. Additional text under “Woodyard” says “Transfer” then below that is “Coal, Hay & Grain”. ITEM 7, ATTACHMENT 3 Packet Pg. 139 46 The photo used in this Coloradoan article from August 4, 1976 appears to be the same shown above, taken by George Post. The newspaper image is via Newspapers.com. Fo rt Collins Colorad oa n (Fort Collin s, Colo r ado ) · 4 Aug 1 97 6, Wed · Pag e 37 Do w nlo a d e d o n Au g 2 0 , 2 0 2 2 Mal aby Stor e - 4 August 1976 Col or adoan Cl i p p e d B y : b a r e f o o t m e g Sat , Aug 2 0, 202 2 Co pyrig ht © 2 022 Newsp a pe rs.co m . All Righ t s Re served. ITEM 7, ATTACHMENT 3 Packet Pg. 140 47 This undated photo is of the salvage yard once located behind the Emma Malaby Grocery. The photographer is standing roughly on the property line between 305 and 313 N. Meldrum with the store to the right (out of the photo) and the barn to the left (also out of the photo). The gambrel roofed house seen in the background is located at 329 N. Meldrum. One of two Cache la Poudre School buses that Frank Collamer acquired after the school district no longer had use for them is shown at left. One of the busses is now the property of Historic Larimer County. The other was used to make a back addition to the house just one lot to the north of the Emma Malaby Grocery. This undated photo of the back (west) side of the grocery shows one of the Cache La Poudre School busses, the original siding on the building and addition, and the trees that were encroaching on the building on the south side that caused damage to the exterior wall and 30- lite window. Photo from the Jim Burrill collection. ITEM 7, ATTACHMENT 3 Packet Pg. 141 48 Carol and Jim Burrill stand on the porch of the Emma Malaby Antique Store in 1989. (Photo from Jim Burrill.) This photo by Jonathan Held was taken in 1995. Image is from the Archive at the Fort Collins Museum of Discovery, H15762. ITEM 7, ATTACHMENT 3 Packet Pg. 142 49 The Emma Malaby Grocery as it looked in April 2007. Photo by Meg Dunn. The Emma Malaby Grocery on July 1, 2021. Photo by Meg Dunn. ITEM 7, ATTACHMENT 3 Packet Pg. 143 50 Filming of the movie “Forget Me Not” in 2014. Photo from Jim Burrill. ITEM 7, ATTACHMENT 3 Packet Pg. 144 ITEM 7, ATTACHMENT 4 Packet Pg. 145 ITEM 7, ATTACHMENT 4 Packet Pg. 146 ITEM 7, ATTACHMENT 4 Packet Pg. 147 ITEM 7, ATTACHMENT 4 Packet Pg. 148 ITEM 7, ATTACHMENT 4 Packet Pg. 149 ITEM 7, ATTACHMENT 4 Packet Pg. 150 ITEM 7, ATTACHMENT 4 Packet Pg. 151 ITEM 7, ATTACHMENT 4 Packet Pg. 152 ITEM 7, ATTACHMENT 4 Packet Pg. 153 ITEM 7, ATTACHMENT 4 Packet Pg. 154 e 4 PRESERVATION BRIEFS Ro o fing for Historic Buildings Sarah M. Sweetser U.S . Department of the Interior National Park Service Cultural Resourc es Heritage Preservation Services Significance of the Roof A weather-tight roof is basic in the preservation of a struc­ ture, regardless of its age, size, or design. In the system that allows a building to work as a shelter, the roof shed s the rain, shades from the sun, and buffers the weather. During some periods in the history of architecture, the roof imparts much of the architectural character. It defines the style and contributes to the building's aesthetics . The hipped roofs of Georgian architecture, the t urrets of Queen Anne, th Mansard roofs, and the graceful slopes of the Shingle Style and Bungalow designs are examples of the use of roofing as a major design feature. But no matter how decorative the patterning or how com­ pelling the form, the roof is a highly vulnerable element of a shelter that will inevitable fail. A poor roof will permit the accelerated deterioration of historic building materials­ masonry, wood, plaster, paint-and will cause general di s­ in tegration of the basic structure. Furthermore , there is an urgency involved in repairing a leaky roof since such repair costs will quickly become prohibitive. Although such action is desirable as soon as a failure is discovered, temporary pa t ch ­ ing methods should be carefully chosen to prevent inadvertent damage to sound or historic roofing materials and related features . Before any repair work is performed , the histor ic value of the materials used on the roof should be under stood . Then a complete internal and external inspection of the roof should be planned to determine all the causes of failure and to identify the alternatives for repair o r replacement of the roofing . Historic Roofing Materials in America Clay Tile: European settlers used clay tile for roofing a s earl y as the mid-17th century; many pantiles (S-curved tiles), a s well as flat roofing tiles, were used in Jamestown , Virginia . In some cities such as New York and Boston, clay was popularly used as a precaution against such fire a s those that engulfed London in 1666 and scorched Boston in 1679. Tiles roofs found in the mid-18th century Moravian sett le­ ments in Pennsylvania closely resembled those found in Ger­ many . Typically, the tiles were 14-15 " long, 6 -7" wide wi t h a curved butt. A lug on the back allowed the tiles to hang on the lathing without nails or pegs. The tile s urface was usually scored with finger marks to promote drainage, In the South­ west, the tile roofs of the Spanish missionaries (mission tiles) were first manufactured ( ca. 1780) at the Mission San An­ tonio de Padua in California. These semicircular tiles were Repairs on this pantile roof were made with new tiles held in place with metal hangers. (Main Building, Ellis Island, New York) made by molding clay over sections of logs, and they were generally 22 " long and tapered in width . The plain or flat rectangular tiles most commonly used fro m the 17th through the beginning of the 19 th century measured about 10" by 6" by½", and had two holes at one end for a nail or peg fastener. Sometimes mortar was applied between the courses to secure the tiles in a heavy wind . In the mid-19th century, tile roofs were often replaced by sheet-metal roofs, which were lighter and easier to install a nd maintain . However, by the turn of the century, the Romanes­ que Revival and Mission style buildings created a new demand and popularity for this picturesque roofing material. H A BS Slate: Another practice settlers brought to the New World was slate roofing. Evidence of roofing slates have been fo u nd also among the ruins of mid-I 7th-century Jamestown. But because of the cost and the time required to obtain the materia l, which was mostly imported from Wales , the use of slate was initially limited. Even in Philadelphia (the second largest city in the English-speaking world at the time of the Revolution) slates were so rare that "The Slate Roof House" distinctly referred to William Penn's home built late in the 1600s. Sources of native slate were known to exist along the eastern seaboard from Maine to Virginia, but difficulties in inland transporta­ tion limited its availability to the cities, and contributed to its expen se . Welsh slate continued to be imported until the development of canals and railroads in the mid-19th century made American slate more accessible and economical. Slate was popular for its durability, fireproof qualities , and ITEM 7, ATTACHMENT 5 Packet Pg. 155 I The Viclorians loved 10 used different colored slates to create decoralive pallerns on their roofs, an effect which cannot be easily duplicated by substilute materials. Before any repair work on a roof such as this, !he slate sizes, colors, and position of the pallerning should be carefully recorded to assure proper replacement. (Ebenezer Maxwell Mansion, Philadelphia, Pennsylvania, photo courtesy of William D. Hershey) aesthetic potential. Because slate was available in different colors (red, green, purple, and blue-gray), it was an effective material for decorative patterns on many I 9th-century roofs (Gothic and Mansard styles). Slate continued to be used well into the 20th century, notably on many Tudor revival style buildings of the 1920s. Shingles: Wood shingles were popular throughout the country in all periods of building history. The size and shape of the shingles as well as the detailing of the shingle roof differed ac­ cording to regional craft practices. People within particular regions developed preferences for the local species of wood that most suited their purposes. In New England and the Del­ aware Valley, white pine was frequently used: in the South, cypress and oak; in the far west, red cedar or redwood. Some­ times a protective coating was applied to increase the durabil­ ity of the shingle such as a mixture of brick dust and fish oil, or a paint made of red iron oxide and linseed oil. Commonly in urban areas, wooden roofs were replaced with more fire resistant materials, but in rural areas this was not a major concern. On many Victorian country houses, the practice of wood shingling survived the technological ad­ vances of metal roofing in the I 9th century, and near the turn of the century enjoyed a full revival in its namesake, the Shingle Style. Colonial revival and the Bungalow styles in the 20th century assured wood shingles a place as one of the most fashionable, domestic roofing materials. Metal: Metal roofing in America is principally a 19th­ century phenomenon . Before then the only metals commonly 2 Replacement of particular historic details is important to the indi­ vidual hisloric characler of a roof, such as the treatment at the eaves of this rounded butt wood shingle roof Also note that the surface of the roof was carefully sloped to drain water away from th e side of the dormer. In the restoration, thisfunclion was augmented with the ad­ dition of carefully concealed modern meta/flashing. (Mount Vernon, Vir2inia) Galvanized sheet-metal shingles imilating the appearance of pantiles remained popular from !he second half of the /9/h century into the 20th century. (Episcopal Church, now the Jerome Historical Society Building, Jerome, Arizona, 1927) used were lead and copper. For example, a lead roof covered ''Rosewell," one of the grandest mansions in I 8th-century Virginia. But more often, lead was used for protective flashing.Lead, as well as copper, covered roof surfaces where wood, tile, or slate shingles were inappropriate because of the roof's pitch or shape. Copper with standing seams covered some of the more notable early American roofs including that of Christ Church (1727-1744) in Philadelphia. Flat-seamed copper was used on many domes and cupolas. The copper sheets were imported from England until the end of the 18th century when facilities for rolling sheet metal were developed in America. Sheet iron was first known to have been manufactured here by the Revolutionary War financier, Robert Morris, who had a ro lling mill near Trenton, New Jersey. At his mill Morris produced the roof of his own Philadelphia mansion, which he started in 1794. The architect Benjamin H. Latrobe used sheet iron to replace the roof on Princeton's "Nassau Hall," which had been gutted by fire in 1802. The method for corrugating iron was originally patented in England in 1829. Corrugating stiffened the sheets, and allowed greater span over a lighter framework, as well as reduced installation time and labor. In 1834 the American architect William Strickland proposed corrugated iron to cover his design for the market place in Philadelphia. Galvanizing with zinc to protect the base metal from rust was developed in France in 1837. By the 1850s the material was used on post offices and customhouses, as well as on train sheds and factories. In 1857 one of the first metal roofs in the ITEM 7, ATTACHMENT 5 Packet Pg. 156 Repeated repair with asphalt, which cracks as it hardens, has created a blistered surface on this sheet-metal roof and built-in gutter, which will retain water. Repairs could be made by carefully heating and scraping the surface clean, repairing the holes in the metal with a flexi­ ble mastic compound or a metal patch, and coating the surface with a fibre paint. (Roane County Courthouse, Kingston, Tennessee, photo courtesy of Building Conservation Technology, Inc.) South was installed on the U.S. Mint in New Orleans. The Mint was thereby "fireproofed" with a 20-gauge galvanized, corrugated iron roof on iron trusses. Tin-plate iron, commonly called "tin roofing," was used extensively in Canada in the 18th century, but it was not as common in the United States until later. Thomas Jefferson was an early advocate of tin roofing, and he installed a standi ng-seam tin roof on "Monticello" (ca. 1770-1802). The Arch Street Meetinghouse (1804) in Philadelphia had tin shingles laid in a herringbone pattern on a "piazza" roof. However, once rolling mills were established in this country, the low cost, light weight, and low maintenance of tin plate made it the most common roofing material. Embossed tin shingles, whose surfaces created interesting patterns, were popular throughout the country in the late 19th century. Tin roofs were kept well-painted, usually red; or, as the architect A. J. Davis suggested, in a color to imitate the green patina of copper. Terne plate differed from tin plate in that the iron was dipped in an alloy of lead and tin, giving it a duller finish. Historic, as well as modern, documentation often confuses the two, so much that it is difficult to determine how often actual "terne" was used. Zinc came into use in the 1820s, at the same time tin plate was becoming popular. Although a less expensive substitute for lead, its advantages were controversial, and it was never widely used in this country. A Chicago firm's catalog dated 1896 illustrates a method of unrolling, turning the edges, and finishing the standing seam on a metal roof Tin shingles, commonly embossed to imitate wood or tile, or with a decorative design , were popular as an inexpensive, textured roofing material. These shingles 8.325inch by 12 .5 inch on the exposed surface) were designed with interlocking edges, but they have been repaired by surface nailing, which may cause future leakage. (Ballard House, Yorktown, Virgina, photo by Gordie Whittington, National Park Service) Other Materials: Asphalt shingles and roll roofing were used in the 1890s. Many roofs of asbestos, aluminum, stainless steel, galvinized steel, and lead-coated copper may soon have historic values as well. Awareness· of these and other tradi­ tions of roofing materials and their detailing will contribute to more sensitive preservation treatments. Locating the Problem Failures of Surface Materials When trouble occurs, it is important to contact a profes­ sional, either an architect, a reputable roofing contractor, or a craftsman familiar with the inherent characteristics of the particular historic roofing system involved . These profes­ sionals may be able to advise on immediate patching pro­ cedures and help plan more permanent repairs. A thorough examination of the roof should start with an appraisal of the existing condition and quality of the roofing material itself. Particular attention should be given to any southern slope because year-round exposure to direct sun may cause it to break down first. Wood: Some historic roofing materials have limited life expectancies because of normal organic decay and "wear." For example, the flat surfaces of wood shingles erode from exposure to rain and ultraviolet rays. Some species are more hardy than others, and heartwood, for example, is stronger and more durable than sapwood. Ideally, shingles are split with the grain perpendicular to 3 ITEM 7, ATTACHMENT 5 Packet Pg. 157 the surface. This is because if shingles are sawn across the grain, moisture may enter the grain and cause the wood to deteriorate. Prolonged moisture on or in the wood allows moss or fungi to grow , which will further hold the moisture and cause rot. Metal: Of the inorganic roofing materials used on historic buildings, the most common are perhaps the sheet metals: lead, copper, zinc, tin plate, terne plate, and galvanized iron. In varying degrees each of these sheet metals are likely to deteriorate from chemical action by pitting or streaking . This can be caused by airborn pollutants; acid rainwater; acids from lichen or moss; alkalis found in lime mortars or portland cement, which might be on adjoining features and washes down on the roof surface; or tannic acids from adjacent wood sheathings or shingles made of red cedar or oak . Corrosion from" galvanic action" occurs when dissimilar metals, such as copper and iron, are used in direct contact. Corrosion may also occur even though the metals are physi­ cally separated; one of the metals will react chemically against the other in the presence of an electrolyte such as rain­ water. In roofing, this situation might occur when either a copper roof is decorated with iron cresting, or when steel nails are used in copper sheets. In some instances the corrosion can be prevented by inserting a plastic insulator between the dissimilar materials. Ideally, the fasteners should be a metal sympathetic to those involved. Iron rusts unless it is well-painted or plated . Historically this problem was avoided by use of tin plating or galvinizing. But this method is durable only as long as the coating remains intact. Once the plating is worn or damaged, the exposed iron will rust. Therefore, any iron-based roofing material needs to be undercoated, and its surface needs to be kept well-painted to prevent corrosion. One cause of sheet metal deterioration is fatigue. Depending upon the size and the gauge of the metal sheets, wear and metal failure can occur at the joints or at any protrusions in the sheathing as a result from the metal's alternating move­ ment to thermal changes. Lead will tear because of" creep," or the gravitational stress that causes the material to move down the roof slope. Slate: Perhaps the most durable roofing materials are slate and tile. Seemingly indestructable, both vary in quality. Some slates are hard and tough without being brittle. Soft slates are more subject to erosion and to attack by airborne and rain- This detail shows slate delamination caused by a combination of weathering and pollution. In addition, the slates have eroded around the repair nails, incorrectly placed in the exposed surface of the slates. (Lower Pontalba Building, New Orleans, photo courtesy of Building Conservation Technology, Inc.) 4 water chemicals, which cause the slates to wear at nail holes, to delaminate, or to break. In winter, slate is very susceptible to breakage by ice, or ice dams. Tile: Tiles will weather well, but tend to crack or break if hit, as by tree branches, or if they are walked on improperly. Like slates, tiles cannot support much weight. Low quality tiles that have been insufficiently fired during manufacture, will craze and spall under the effects of freeze and thaw cycles on their porous surfaces. Failures of Support Systems Once the condition of the roofing material has been deter­ mined, the related features and support systems should be examined on the exterior and on the interior of the roof. The gutters and downspouts need periodic cleaning and maintenance since a variety of debris fill them, causing water to back up and seep under roofing units. Water will eventually cause fasteners, sheathing, and roofing structure to deteri­ orate . During winter, the daily freeze-thaw cycles can cause ice floes to develop under the roof surface. The pressure from these ice floes will dislodge the roofing material, especially slates, shingles, or tiles. Moreover, the buildup of ice dams above the gutters can trap enough moisture to rot the sheathing or the structural members. Many large public buildings have built-in gutters set within the perimeter of the roof. The downspouts for these gutters may run within the walls of the building, or drainage may be through the roof surface or through a parapet to exterior downspouts. These systems can be effective if properly main­ tained; however, if the roof slope is inadequate for good runoff, or if the traps are allowed to clog, rainwater will form pools on the roof surface . Interior downspouts can collect debris and thus back up, perhaps leaking water into the sur­ rounding walls. Exterior downspouts may fill with water, which in cold weather may freeze and crack the pipes. Con­ duits from the built-in gutter to the exterior downspout may also leak water into the surrounding roof structure or walls. Failure of the flashing system is usually a major cause of roof deterioration. Flashing should be carefully inspected for failure caused by either poor workmanship, thermal stress, or metal deterioration ( both of flashing material itself and of the fasteners). With many roofing materials, the replacement of flashing on an existing roof is a major operation, which may require taking up large sections of the roof surface. Therefore, the installation of top quality flashing material on Temporary stabilization or "mothballing" with materials such as plywood and building paper can protect the roof of a project until it can be properly repaired or replaced. (Narbonne House, Salem, Massachusetts) ITEM 7, ATTACHMENT 5 Packet Pg. 158 These two views of the same house demonstrate how th e use of a s ubstitute material can drastically affect the overall character of a structure. The textural interest of the original tile roof was lost with the use of asphalt shingles. Recent preservation efforts are replacing the tile roof (Frank House, Kearney, Nebraska , photo courtesy of th e Nebraska State Historical Society, Lincoln, Nebraska) a new or replaced roof should be a primary consideration. Remember, some roofing and flashing materials are not compatible. Roof fasteners and clips should also be made of a mate r ial compatible with all other materials used, or coated to prevent rust. For example, the tannic acid in oak will corrode iron nails. Some roofs such as slate and sheet metals may fail if nailed too rigidly. If the roof structure appears sound and nothing indicates recent movement, the area to be examined most closely is the roof substrate-the sheathing or the battens . The danger spots would be near the roof plates, under any exterior patches, at the intersections of the roof planes, or at vertical surfaces such as dormers. Water penetration, indicating a breach in the roofing surface or flashing, should be readily apparent, usual­ ly as a damp spot or stain. Probing with a small pen knife may reveal any rot which may indicate previously undetected damage to the roofing membrane. Insect infestation evident by small exit holes and frass (a sawdust-like debris) should also be noted. Condensation on the underside of the roofing is undesirable and indicates improper ventilation. Moisture will have an adverse effect on any roofing material; a good roof stays dry inside and out. Repair or Replace Understanding potential weaknesses of roofing material also requires knowledge of repair difficulties. Individual slates can be replaced normally without major disruption to the rest of the roof, but replacing flashing on a slate roof can require substantial removal of surrounding slates . If it is the substrate or a support material that has deteriorated, many surface materials such as slate or tile can be reused if handled care­ fully during the repair . Such problems should be evaluated at the outset of any project to determine if the roof can be effec­ tively patched, or if it should be completely replaced. Will the repairs be effective? Maintenance costs tend to multiply once trouble starts. As the cost of labor escalates , repeated repairs could soon equal the cost of a new roof. The more durable the surface is initially, the easier it will be to maintain. Some roofing materials such as slate are expen­ sive to install, but if top quality slate and flashing are used , it will last 40-60 years with minimal maintenance. Although the installation cost of the roof will be high, low maintenance needs will make the lifetime cost of the roof less expensive . Historical Research In a restoration project, research of documents and physical investigation of the building usually will establish the roof's history. Documentary research should include any original plans or building specifications, early insurance surveys, newspaper descriptions, or the personal papers and files of people who owned or were involved in the history of the building. Old photographs of the building might provide evidence of missing details. Along with a thorough understanding of any written history of the building, a physical investigation of the roofing and its structure may reveal information about the roof's construc­ tion history. Starting with an overall impression of the struc­ ture, are there any changes in the roof slope, its configura­ tion, or roofing materials? Perhaps there are obvious patches or changes in patterning of exterior brickwork where a gable roof was changed to a gambrel, or where a whole upper story was added. Perhaps there are obvious stylistic changes in the roof line, dormers, or ornamentation. These observations could help one understand any important alteration, and could help establish the direction of further investigation. Because most roofs are physically out of the range of careful scrutiny, the "principle of least effort" has probably limited the extent and quality of previous patching or replac­ ing, and usually considerable evidence of an earlier roof sur­ face remains . Sometimes the older roof will be found as an underlayment of the current exposed roof . Original roofing may still be intact in awkward places under later features on a roof . Often if there is any unfinished attic space, remnants of roofing may have been dropped and left when the roof was being built or repaired . If the configuration of the roof has been changed, some of the original material might still be in place under the existing roof. Sometimes whole sections of the roof and roof framing will have been left intact under the higher roof. The profile and / or flashing of the earlier roof may be apparent on the interior of the walls at the level of the alteration. If the sheathing or lathing appears to have survived changes in the roofing surface, they may contain evidence of the roofing systems. These may appear either as dirt marks, which provide "shadows" of a roofing material, or as nails broken or driven down into the wood, rather than pulled out during previous alterations or repairs . Wooden headers in the roof framing may indicate that earlier chimneys or skylights have been removed. Any metal ornamentation that might have existed may be indicated by anchors or unusual markings along the ridge or at other edges of the roof. This primary 5 ITEM 7, ATTACHMENT 5 Packet Pg. 159 evidence is essential for a full understanding of the roofs history. Caution should be taken in dating early'' fabric'' on the evidence of a single item, as recycling of materials is not a mid-20th-century innovation. Carpenters have been reusing materials, sheathing, and framing members in the interest of economy for centuries. Therefore, any analysis of the mate­ rials found, such as nails or sawmarks on the wood, requires an accurate knowledge of the history of local building prac­ tices before any final conclusion can be accurately reached. It is helpful to establish a sequence of construction history for the roof and roofing materials; any historic fabric or pertinent evidence in the roof should be photographed, measured, and recorded for future reference. During the repair work, useful evidence might unexpectedly appear. It is essential that records be kept of any type of work on a historic building, before, during, and after the project. Photographs are generally the easiest and fastest method, and should include overall views and details at the gutters, flash ­ ing, dormers, chimneys, valleys, ridges, and eaves. All photographs should be immediately labeled to insure accurate identification at a later date. Any patterning or design on the roofing deserves particular attention. For example, slate roofs are often decorative and have subtle changes in size, color, and texture, such as a gradually decreasing coursing length from the eave to the peak. If not carefully noted before a project begins, there may be problems in replacing the sur­ face. The standard reference for this phase of the work is Recording Historic Buildings, compiled by Harley J. McKee for the Historic American Buildings Survey, National Park Service, Washington, D.C., I 970 . Replacing the Historic Roofing Material Professional advice will be needed to assess the various aspects of replacing a historic roof. With some exceptions, most historic roofing materials are available today . If not, an architect or preservation group who has previously worked with the same type material may be able to recommend sup­ pliers. Special roofing materials, such as tile or embossed metal shingles, can be produced by manufacturers of related products that are commonly used elsewhere, either on the ex­ terior or interior of a structure . With some creative thinking and research, the historic materials usually can be found. Because of the roof's visibility, the slate detailing around the dormers is important to the character of this structure. Note how the slates swirl from a horizontal pattern on the main roof to a diamond pattern on the dormer roofs and side walls. ( 18th and Que Streets, NW, Washington, D.C.) 6 Craft Practices: Determining the craft practices used in the in­ stallation of a historic roof is another major concern in roof restoration. Early builders took great pride in their work, and experience has shown that the" rustic" or irregular designs commercially labled "Early American" are a 20th-century in­ vention. For example, historically, wood shingles underwent several distinct operations in their manufacture including splitting by hand, and smoothing the surface with a draw knife . In modern nomenclature, the same item would be a "tapersplit" shingle which has been dressed. Unfortunately, the rustic appearance of today's commercially available ''hhandsplit'' and re-sawn shingle bears no resemblance to the hand-made roofing materials used on early American buildings . Good design and quality materials for the roof surface, fastenings, and flashing minimize roofing failures. This is essential on roofs such as on the National Cathedral where a thorough maintenance inspec­ tion and minor repairs cannot be done easily without special scaf­ folding. However, the success of the roof on any structure depends on frequent cleaning and repair of the gutter system. (Washington, D. C., photo courtesy of John Burns, A .I.A.) Early craftsmen worked with a great deal of common sense; they understood their materials. For example they knew that wood shingles should be relatively narrow; shingles much wider than about 6 " would split when walked on, or they may curl or crack from varying temperature and moisture. It is im­ portant to understand these aspects of craftsmanship, re­ membering that people wanted their roofs to be weather-tight and to last a long time. The recent use of'' mother-goose'' shingles on historic structures is a gross underestimation of the early craftsman's skills. Supervision: Finding a modern craftsman to reproduce his­ toric details may take some effort. It may even involve some special instruction to raise his understanding of cer­ tain historic craft practices. At the same time, it may be pointless ( and expensive) to follow historic craft practices in any construction that will not be visible on the finished product. But if the roofing details are readily visible, their appearance should be based on architectural evidence or on historic prototypes. For instance, the spacing of the seams on a standing-seam metal roof will affect the building's overall scale and should therefore match the original dimensions of the seams . ITEM 7, ATTACHMENT 5 Packet Pg. 160 Many older roofing practices are no longer performed because of modern improvements . Research and review of specific detailing in the roof with the contractor before begin­ ning the project is highly recommended. For example, one early craft practice was to finish the ridge of a wood shingle roof with a roof "comb"-that is , the top course of one slope of the roof was extended uniformly beyond the peak to shield the ridge, and to provide some weather protection for the raw horizontal edges of the shingles on the other slope. If the ''comb'' is known to have been the correct detail, it should be used. Though this method leaves the top course vulnerable to the weather, a disguised strip of fflashing will strengthen this weak point. Detail drawings or a sample mock-up will help ensure that the contractor or craftsman understands the scope and special requirements of the project. It should never be assumed that the modern carpenter, slater, sheet metal worker, or roofer will know all the historic details. Supervision is as important as any other stage of the proces s . Special problems inherent in the design of an elaborate historic roof can be controlled through the use of good materials and regular maintenance. The shape and detailing are essential elements of the building's historic character, and should not be modified, despite the use of alternative surface materials. (Garn well House, Bellingham, Washington) Alternative Materials The use of the historic roofing material on a structure may be restricted by building codes or by the availability of the materials, in which case an appropriate alternative will have to be found. Some municipal building codes allow variances for roofing materials in historic districts. In other instances, individual variances may be obtained. Most modern heating and cooking is fueled by gas, electricity, or oil-none of which emit the hot embers that historically have been the cause of roof fires . Where wood burning fireplaces or stoves are used, spark ar­ restor screens at the top of the chimneys help to prevent flam­ ing material from escaping, thus reducing the number of fires that start at the roof. In most states, insurance rates have been equalized to reflect revised considerations for the risks in­ volved with various roofing materials . In a rehabilitation project, there may be valid reasons for replacing the roof with a material other than the original. The historic roofing may no longer be available, or the cost of ob­ taining specially fabricated materials may be prohibitive . But the decision to use an alternative material should be weighed carefully against the primary concern to keep the historic character of the building. If the roof is flat and is not visible from any elevation of the building, and if there are advan­ tages to substituting a modern built-up composition roof for what might have been a flat metal roof, then it may make bet­ ter economic and construction sense to use a modern roofing method. But if the roof is readily visible, the alternative material should match as closely as possible the scale, texture, and coloration of the historic roofing material. Asphalt shingles or ceramic tiles are common substitute ma­ terials intended to duplicate the appearance of wood shingles, slates, or tiles. Fire-retardant, treated wood shingles are cur­ rently available. The treated wood tends, however, to be brit­ tle, and may require extra care ( and expense) to install. In some instances, shingles laid with an interlay of fire-retardent building paper may be an acceptable alternative. Lead-coated copper, terne-coated steel, and aluminum/ zinc-coated steel can successfully replace tin, terne plate, zinc, or lead . Copper-coated steel is a less expensive ( and less durable) substitute for sheet copper. The search for alt(;,rnative roofing materials is not new. As early as the 18th century, fear of fire cause many wood shingle or board roofs to be replaced by sheet metal or clay tile. Some historic roofs were failures from the start, based on over­ ambitious and naive use of materials as they were first devel­ oped . Research on a structure may reveal that an inadequately designed or a highly combustible roof was replaced early in its history , and therefore restoration of a later roof material would have a valid precedent. In some cities, the substitution of sheet metal on early row houses occurred as soon as the rolled material became available. Cost and ease of maintenance may dictate the substitution of a material wholly different in appearance from the original. The practical problems (wind, weather, and roof pitch) should be weighed against the historical consideration of scale, texture, and color . Sometimes the effect of the alter­ native material will be minimal. But on roofs with a high degree of visibility and patterning or texture, the substitution may seriously alter the architectural character of the building. Temporary Stabilization It may be necessary to carry out an immediate and temporary stabilization to prevent further deterioration until research can determine how the roof should be restored or rehabili­ tated, or until funding can be provided to do a proper job. A simple covering of exterior plywood or roll roofing might pro­ vide adequate protection, but any temporary covering should be applied with caution. One should be careful not to overload the roof structure, or to damage or destroy historic evidence or fabric that might be incorporated into a new roof at a later date. In this sense, repairs with caulking or bituminous patching compounds should be recognized as po­ tentially harmful, since they are difficult to remove, and at their be st , are very temporary. Precautions The architect or contractor should warn the owner of any precautions to be taken against the specific hazards in install­ ing the roofing material. Soldering of sheet metals, for in­ stance, can be a fire hazard, either from the open flame or from overheating and undected smoldering of the wooden substrate materials. Thought should be given to the design and placement of any modern roof appurtenances such as plumbing stacks, air vents, or TV antennas. Consideration should begin with the placement of modern plumbing on the interior of the build­ ing, otherwise a series of vent stacks may pierce the roof mem­ brane at various spots creating maintenance problems as well as aesthetic ones . Air handling units placed in the attic space will require vents which, in turn, require sensitive design. In­ corporating these in unused chimneys has been very successful 7 ITEM 7, ATTACHMENT 5 Packet Pg. 161 in the past. Whenever gutters and downspouts are needed that were not on the building historically, the additions should be made as unobtrusively as possible, perhaps by painting them out with a color compatible with the nearby wall or trim. Maintenance Although a new roof can be an object of beauty, it will not be protective for long without proper maintenance. At least twice a year, the roof should be inspected against a checklist. All changes should be recorded and reported. Guidelines should be established for any foot traffic that may be required for the maintenance of the roof. Many roofing materials should not be walked on at all. For some-slate, asbestos, and clay tile-a self-supporting ladder might be hung over the ridge of the roof, or planks might be spanned across the roof surface. Such items should be specifically designed and kept in a storage space accessible to the roof. If exterior work ever requires hanging scaffolding, use caution to insure that the anchors do not penetrate, break, or wear the roofing surface, gutters, or flashing. Any roofing system should be recognized as a membrane that is designed to be self-sustaining, but that can be easily damaged by intrusions such as pedestrian traffic or fallen tree branches. Certain items should be checked at specific times. For example, gutters tend to accumulate leaves and debris during the spring and fall and after heavy rain. Hidden gutter screening both at downspouts and over the full length of the gutter could help keep them clean. The surface material would require checking after a storm as well. Periodic checking of the underside of the roof from the attic after a storm or winter freezing may give early warning of any leaks. Generally, damage from water or ice is less likely on a roof that has good flashing on the outside and is well ventilated and insulated on the inside . Specific instructions for the maintenance of the different roof materials should be available from the architect or contractor. Summary The essential ingredients for replacing and maintaining a historic roof are: • Understanding the historic character of the building and being sympathetic to it. • Careful examination and recording of the existing roof and any evidence of earlier roofs. • Consideration of the historic craftsmanship and detail­ ing and implementing them in the renewal wherever visible. • Supervision of the roofers or maintenance personnel to assure preservation of historic fabric and proper under­ standing of the scope and detailing of the project. • Consideration of alternative materials where the origi­ nal cannot be used . • Cyclical maintenance program to assure that the staff understands how to take care of the roof and of the par­ ticular trouble spots to safeguard. With these points in mind, it will be possible to preserve the architectural character and maintain the physical integrity of the roofing on a historic building. This Preservation Brief was written by Sarah M. Sweetser, Architec­ tural Historian, Technical Preservation Services Division. Much of the technical information was based upon an unpublished report pre­ pared under contract for this office by John G. and Diana S. Waite. Some of the historical information was from Charles E. Peterson, FAIA, "American Notes," Journal of the Society of Archi1ec1ural Hislorians. The illustrations for this brief not specifically credited are from the files of the Technical Preservation Services Division. T his publication was prepared pursuant to Executive Order 11593, "Protection and Enhancement of the Cultural Environment ," which directs the Secretary of the Interior to "develop and make available to Federal agencies and State a nd local governments information concerning professional methods and tech- 8 Decorative features such as cupolas require extra maintenance. The flashing is carefully detailed to promote run-off, and the wooden ribb­ ing must be kept well-painted. This roof surface, which was originally tin plate, has been replaced with lead-coated copper for maintenance purposes. ( Lyndhurst, Tarrytown, New York, photo courtesy of the National Trust for Historic Preservation) niques tor preserving, improving, restoring and maintaining historic proper­ ties." The Brief has been developed under the technical editorship of Lee H. Nelson, AIA, Chief, Preservation Assistance Division, National Park Service , U.S. Department of the Interior, Washington, D .C. 20240 . Comments on the usefulness of this information are welcome and can be sent to Mr. Nelson at the above address. This publication is not copyrighted and can be reproduced without penalty. Normal procedures for credit to the author and the National Park Service are appreciated. February 1978. Additional readings on the subject of roofing are listed below. Boaz, Joseph N., ed. Archilec/Ural Graphic S1andards. New York: John Wiley and Sons, Inc., 1970. (Modern roofing types and detail­ ing) Briggs, Martin S. A Sharl Hislory of the Buildin g Crafts. London: Oxford University Press, 1925. (Descriptions of hi storic roofing materials) Bui/el in of the Association for Preservation Technology. Vol. 2 (nos. 1-2) 1970. (Entirely on roofing) Holstrom, Ingmar; and Sandstrom, Christina. Maintenance of Old Buildings: Preservation from the Technical and Antiquarian Stand­ point. Stockholm: National Swedish Building Research, 1972. (Conta in s a section on roof maintenance problems) Insall, Donald. The Care of Old Buildings Today. London: The Architectural Press, 1972 . (Excellent guide to some problems and solutions for historic roofs) Labine, R.A. Clem. "Repairing Slate Roofs." The Old HouseJour­ nal3 (no. 12, Dec . 1975): 6-7. Lefer, Henry." A Birds-eye View." Progressive Architecture. (Mar. 1977), pp. 88-92. (Article on contemporary sheet metal) National Slate Association. Slate Roofs. Reprint of 1926 edition, now available from the Vermont Structural Slate Co., Inc ., Fairhaven, VT 05743. (An excellent reference for the many designs and details of slate roofs) Peterson, Charles E. "Iron in Early American Roofs." The Smith­ sonian Journal of History 3 (no. 3). Edited by Peter C. Welsh . Washington, D.C.: Smithsonian Institution, 1968, pp. 41-76. Waite, Diana S. Nineteen1h Century Tin Roofing and its Use at Hyde Hall. Albany: New York State Historic Trust, 1971 . . "Roofing for Early America." Building Early America. Edited by Charles E. Peterson. Radnor, Penn .: Chilton Book Co., 1976. ITEM 7, ATTACHMENT 5 Packet Pg. 162 PRESERVATION BRIEFS New Exterior Additions to Historic Buildings: Preservation Conc e rns Anne E. G rimmer and Kay D. Weeks National Park Service U.S. Department of the Interior Technical Preservation Services A new exterior addition to a historic building should be considered in a rehabilitation project onl y after determining that requirements for the new or adaptiv e u se cannot be successfully met by altering non­ significant interior spaces . If the new use cannot be accommodated in this way, then an exterior addition may be an acceptable alternative. Rehabilitation as a treatment "is defined as the act or process of making possible a compatible use for a property through repair , alterations, and additions while preserving those portion s or features which convey its historical , cultural , or architectural values." The topic of new additions, including rooftop additions , to historic buildings comes up frequentl y, especially as it relates to rehabilitation projects. It is often discussed and it is the subject of concern, consternation, considerable disagreement and confusion. Can, in certain instances, a historic building be enlarged for a new use without destroying its historic character? And, just what is significant about each particular historic building that should be preserved? Finally, what kind of new construction is appropriate to the historic building? The vast amount of literature on the subject of additions to historic buildings reflects widespread interest as well as divergence of opinion. New additions have been discussed by historians within a social and political framework; by architects and architectural historians in terms of construction technology and style; and by urban planners as successful or unsuccessful contextual design. However, within the historic preservation and rehabilitation programs of the National Park Service, the focus on new additions is to ensure that they preserve the character of historic buildings . Most historic districts or neighborhoods are listed in the National Register of Historic Places for their significance within a particular time frame. This period of significance of historic districts as well as individually-listed properties may sometimes lead to a misunderstanding that inclusion in the National Register may prohibit any physical change outside of a certain historical period-particularly in the form of exterior additions . National Register listing does not mean that a building or district is frozen in time and that no change can be made without compromising the historical significance . It does mean, however, that a new addition to a his t oric building should preserve its historic character. Figure 1. The addition to the right with its connecting hyphen is compatible with the Collegiate Gothic-style library. The addition is set back fr om the fr ont of the library and uses the same materials and a simplified design that references, but does not copy, the his toric building. Photo: Dav id Wakely Photography. 1 ITEM 7, ATTACHMENT 6 Packet Pg. 163 2 Figure 2 . The new section on the right is appropriately scaled and reflects the design of the historic Art Deco-style hotel. The apparent separation created by the recessed connector also enables the addition to be viewed as an individual building. Guidance on New Additions To meet Standard 1 of the Secretary of the Interior's Standards for Rehabilitation, which states that "a property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment," it must be determined whether a historic building can accommodate a new addition. Before expanding the building's footprint, consideration should first be given to incorporating changes-such as code upgrades or spatial needs for a new use-within secondary areas of the historic building. However, this is not always possible and, after such an evaluation, the conclusion may be that an addition is required, particularly if it is needed to avoid modifications to character-defining interior spaces. An addition should be designed to be compatible with the historic character of the building and, thus, meet the Standards for Rehabilitation. Standards 9 and 10 apply specifically to new additions: (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." (10) "New additions and adjacent or related new construction shall 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 subject of new additions is important because a new addition to a historic building has the potential to change its historic character as well as to damage and destroy significant historic materials and features. A new addition also has the potential to confuse the public and to make it difficult or impossible to differentiate the old from the new or to recognize what part of the historic building is genuinely historic. The intent of this Preservation Brief is to provide guidance to owners, architects and developers on how to design a compatible new addition, including a rooftop addition, to a historic building. A new addition to a historic building should preserve the building's historic character. To accomplish this and meet the Secretary of the Interior's Standards for Rehabilitation, a new addition should: • Preserve significant historic materials, features and form; • Be compatible; and • Be differentiated from the historic building. Every historic building is different and each rehabilitation project is unique. Therefore, the guidance offered here is not specific, but general, so that it can be applied to a wide variety of building types and situations. To assist in interpreting this guidance, illustrations of a variety of new additions are provided. Good examples, as well as some that do not meet the Standards, are included to further help explain and clarify what is a compatible new addition that preserves the character of the historic building. Figure 3. The red and buff-colored parking addition with a rooftop playground is compatible with the early-20th century school as well as with the neighborhood in which it also serves as infill in the urban setting. ITEM 7, ATTACHMENT 6 Packet Pg. 164 Preserve Significant Historic Materials, Features and Form Attaching a new exterior addition usually involves some degree of material loss to an external wall of a historic building, but it should be minimized. Damaging or des t roying significant materials and craftsmanship should be avoided, as much as possible. Generally speaking, preservation of historic buildings inherently implies minimal change to primary or "public" elevations and, of course, interior features as well. Exterior features that distinguish one historic building or a row of buildings and which can be seen from a public right of way, such as a st r eet or sidewalk , are most likely to be the most significant. These can include many different elements, such as: window patterns, window hoods or shutters; porticoes, entrances and doorways; roof shapes, cornices and decor a tive moldings; or commercial storefronts with their special detailing , signs and glazing patterns . Beyond a single building, entire blocks of urban or residential structures are often closely related architecturally by their materials, detailing, form and alignment. Because significant materials and features should be preserved, not damaged or hidden , the first place to consider placing a new addition is in a location where the least amount of historic material and character-defining features will be lost. In most cases, this will be on a secondary side or rear elevation . One way to reduce overall material loss when constructing a new addition is simply to keep the addition smaller in proportion to the size of the historic building. Limiting the size and number of openings between old and new by utilizing existing doors or enlarging windows also helps to minimize loss. An often successful way to accomplish this is to link the addition to the historic building by means of a hyphen or connector. A connector provides a physical link while visually separating the old and new, and the connecting passageway penetrates and removes only a small portion of the historic wall. A new addition that will abut the historic building along an entire elevation or wrap around a side and rear elevation, will likely integrate the historic and the new interiors , and thus result in a high degree of loss of form and exterior walls , as well as significant alteration of interior spaces and features, and will not meet the Standards. Fig ure 4. Thi s g lass an d bri ck s tru c ture is a harmonious addition se t back and connected to th e rear of the Colonial R ev iva l-s tyl e brick hou se. Cunnin gham /Quill Ar chit ects . Ph otos:© Ma xwe ll Ma cKen z ie. Compatible but Differentiated Design In accordance with the Standards, a new addition must preserve the building's historic character and, in order to do that, it must be differentiated, but compatible, with the historic building. A new addition must retain the essential form and integrity of the historic property. Keeping the addition smaller, limiting the removal of historic materials by linking the addition with a hyphen , and locating the new addition at the rear or on an inconspicuous side elevation of a historic building are techniques discussed previously that can help to accomplish this. Rather than differentiating between old and new, it might seem more in keeping with the historic character 3 ITEM 7, ATTACHMENT 6 Packet Pg. 165 4 simply to repeat the historic form, material, features and detailing in a new addition. However, when the new work is highly replicative and indistinguishable from the old in appearance, it may no longer be possible to identify the "real" historic building. Conversely, the treatment of the addition should not be so different that it becomes the primary focus. The difference may be subtle, but it must be clear. A new addition to a historic building should protect those visual qualities that make the building eligible for listing in the National Register of Historic Places. The National Park Service policy concerning new additions to historic buildings, which was adopted in 1967, is not unique. It is an outgrowth and continuation of a general philosophical approach to change first expressed by John Ruskin in England in the 1850s, formalized by William Morris in the founding of the Society for the Protection of Ancient Buildings in 1877, expanded by the Society in 1924 and, finally, reiterated in the 1964 Venice Charter-a document that continues to be followed by the national committees of the International Council on Monuments and Sites (ICOMOS). The 1967 Administrative Policies for Historical Areas of the National Park System direct that " ... a modern addition should be readily distinguishable from the older work; however, the new work should be harmonious with the old in scale, proportion, materials, and color. Such additions should be as inconspicuous as possible from the public view." As a logical evolution from these Policies specifically for National Park Service-owned historic structures, the 1977 Secretary of the Interior's Standards for Rehabilitation, which may be applied to all historic buildings listed in, or eligible for listing in the National Register, also state that "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." Figure 5. This addition (a) is constructed of matching brick and attached by a recessed connector (b) to the 1914 apartment building (c). The design is compatible and the addition is smaller and subordinate to the historic building (d). Preserve Historic Character The goal, of course, is a new addition that preserves the building's historic character. The historic character of each building may be different, but the methodology of establishing it remains the same. Knowing the uses and functions a building has served over time will assist in making what is essentially a physical evaluation. But, while written and pictorial documentation can provide a framework for establishing the building's history, to a large extent the historic character is embodied in the physical aspects of the historic building itself­ shape, materials, features, craftsmanship, window arrangements, colors, setting and interiors. Thus, it is important to identify the historic character before making decisions about the extent-or limitations-of change that can be made. ITEM 7, ATTACHMENT 6 Packet Pg. 166 Figure 6. A new addition (left) is connected to the garage which separates it from the main block of the c. 1910 former florist shop (right). The addition is traditional in style, yet sufficiently restrained in design to distinguish it from the historic building. Figure 7. A vacant side lot was the only place a new stair tower could be built when this 1903 theater was rehabilitated as a performing arts center. Constructed with matching materials, the stair tower is set back with a recessed connector and, despite its prominent location, it is clearly subordinate and differentiated from the historic theater. A new addition should always be subordinate to the historic building; it should not compete in size, scale or des ign with the historic building. An addition that bears no relationship to the proportions and massing of the historic building-in other words, one that overpowers the historic form and changes the scale­ will usually compromise the historic character as well. The appropriate size for a new addition varies from building to building; it could never be stated in a square or cubic footage ratio, but the historic building's existing proportions, site and setting can help set some general parameters for enlargement. Although even a small addition that is poorly designed can have an adverse impact, to some extent, there is a predictable relationship between the size of the historic resource and what is an appropriate size for a compatible new addition. Generally, constructing the new addition on a secondary side or rear elevation-in addition to material preservation-will also preserve the historic character. Not only will the addition be less visible, but because a secondary elevation is usually simpler and less distinctive, the addition will have less of a physical and visual impact on the historic building. Such placement will help to preserve the building's historic form and relationship to its site and setting. Historic landscape features, including distinctive grade variations, also need to be respected. Any new landscape features, including plants and trees, should be kept at a scale and density that will not interfere with understanding of the historic resource itself. A traditionally landscaped property should not be covered with large paved areas for parking which would drastically change the character of the site. Despite the fact that in most cases it is recommended that the new addition be attached to a secondary elevation, sometimes this is not possible. There simply may not be a secondary elevation-some important freestanding buildings have significant materials and features on all sides. A structure or group of structures together with its setting (for example, a college campus) may be of such significance that any new addition would not only damage materials, but alter the buildings' relationship to each other and the setting. An addition attached to a highly-visible elevation of a historic building can radically alter the historic form or obscure features such as a decorative cornice or window ornamentation. Similarly, an addition that fills 5 ITEM 7, ATTACHMENT 6 Packet Pg. 167 6 Figure 8. The rehabilitation of this large, early-20th century warehouse (left) into affordable artists' lofts included the addition of a compatible glass and brick elevator/stair tower at the back (right). Figure 9. A simple, brick stair tower replaced two non-historic additions at the rear of this 1879 school building when it was rehabilitated as a women's and children's shelter. The addition is set back and it is not visible from the front of the school. Figure 10. The small size and the use of matching materials ensures that the new addition on the left is compatible with the historic Romanesque Revival-style building. In other instances, particularly in urban areas, there may be no other place but adjacent to the primary fac;ade to locate an addition needed for the new use. It may be possible to design a lateral addition attached on the side that is compatible with the historic building, even though it is a highly-visible new element. Certain types of historic structures, such as government buildings, metropolitan museums, churches or libraries, may be so massive in size that a relatively large­ scale addition may not compromise the historic character, provided, of course, the addition is smaller than the historic building. Occasionally, the visible size of an addition can be reduced by placing some of the spaces or support systems in a part of the structure that is underground. Large new additions may sometimes be successful if they read as a separate volume, rather than as an extension of the historic structure, although the scale, massing and proportions of the addition still need to be compatible with the historic building. However, similar expansion of smaller buildings would be dramatically out of scale. In summary, where any new addition is proposed, correctly assessing the relationship between actual size and relative scale will be a key to preserving the character of the historic building. in a planned void on a highly-visible elevation (such as a U-shaped plan or a feature such as a porch) will also alter the historic form and, as a result, change the historic character. Under these circumstances, an addition would have too much of a negative impact on the historic building and it would not meet the Standards. Such situations may best be handled by constructing a separate building in a location where it will not adversely affect the historic structure and its setting. ITEM 7, ATTACHMENT 6 Packet Pg. 168 There is no formula or prescription for designing a new addition that meets the Standards. A new addition to a historic building that meets the Standards can be any architectural style-traditional, contemporary or a simplified version of the historic building. However, there must be a balance between differentiation and compatibility in order to maintain the historic character and the identity of the building being enlarged. New additions that too closely resemble the historic building or are in extreme contrast to it fall short of this balance. Inherent in all of the guidance is the concept that an addition needs to be subordinate to the historic building. A new addition must preserve significant historic materials, features and form, and it must be compatible but differentiated from the historic building. To achieve this, it is necessary to carefully consider the placement or location of the new addition, and its size, scale and massing when planning a new addition. To preserve a property's historic character, a new addition must be visually distinguishable from the historic building. This does not mean that the addition and the historic building should be glaringly different in terms of design, materials and other visual qualities. Instead, the new addition should take its design cues from, but not copy, the historic building. Figure 11. The addition to this early-20th century Gothic Revival-style church provides space for offices, a great hall for gatherings and an accessible entrance (left). The stucco finish, metal roof, narrow gables and the Gothic-arched entrance complement the architecture of the historic church. Placing the addition in back where the ground slopes away ensures that it is subordinate and minimizes its impact on the church (below). A variety of design techniques can be effective ways to differentiate the new construction from the old, while respecting the architectural qualities and vocabulary of the historic building, including the following: • Incorporate a simple, recessed, small-scale hyphen to physically separate the old and the new volumes or set the addition back from the wall plane(s) of the historic building. • Avoid designs that unify the two volumes into a single architectural whole. The new addition may include simplified architectural features that reflect, but do not duplicate, similar features on the historic building. This approach will not impair the existing building's historic character as long as the new structure is subordinate in size and clearly differentiated and distinguishable so that the identity of the historic structure is not lost in a new and larger composition. The historic building must be clearly identifiable and its physical integrity must not be compromised by the new addition. 7 Design Guidance for Compatible New Additions to Historic Buildings ITEM 7, ATTACHMENT 6 Packet Pg. 169 8 • Use building materials in the same color range or value as those of the historic building. The materials need not be the same as those on the historic building, but they should be harmonious; they should not be so different that they stand out or distract from the historic building. (Even clear glass can be as prominent as a less transparent material. Generally, glass may be most appropriate for small-scale additions, such as an entrance on a secondary elevation or a connector between an addition and the historic building.) • Base the size, rhythm and alignment of the new addition's window and door openings on those of the historic building. • Respect the architectural expression of the historic building type. For example, an addition to an institutional building should maintain the architectural character associated with this building type rather than using details and elements typical of residential or other building types. These techniques are merely examples of ways to differentiate a new addition from the historic building while ensuring that the addition is compatible with it. Other ways of differentiating a new addition from the historic building may be used as long as they maintain the primacy of the historic building. Working within these basic principles still allows for a broad range of architectural expression that can range from stylistic similarity to contemporary distinction. The recommended design approach for an addition is one that neither copies the historic building exactly nor stands in stark contrast to it. Figure 12. This 1954 synagogue (left) is accessed through a monumental entrance to the right. The new education wing (Jar right) added to it features the same vertical elements and color and, even though it is quite large, its smaller scale and height ensure that it is secondary to the historic resource. Figure 13. A glass and metal structure was constructed in the courtyard as a restaurant when this 1839 building was converted to a hotel. Although such an addition might not be appropriate in a more public location, it is compatible here in the courtyard of this historic building. Figure 14. This glass addition was erected at the back of an 1895 former brewery during rehabilitation to provide another entrance. The addition is compatible with the plain character of this secondary elevation. ITEM 7, ATTACHMENT 6 Packet Pg. 170 Revising an Incompatible Design for a New Addition to Meet the Standards ·il-1---~--l-il--l-i---E ~--===■1-~.:=11·--■--■- Figure 15. The rehabilitation of a c. 1930 high school auditorium for a clinic and offices proposed two additions: a one-story entrance and reception area on this elevation (a); and a four-story elevator and stair tower on another side (b). The gabled entrance (c) first proposed was not compatible with the flat-roofed auditorium and the design of the proposed stair tower (d) was also incompatible and overwhelmed the historic building. The designs were revised (e-f) resulting in new additions that meet the Standards (g-h). 9 ITEM 7, ATTACHMENT 6 Packet Pg. 171 10 Incompatible New Additions to Historic Buildings New Addition Figure 16. The proposal to add three row houses to the rear ell of this early-19th century residential property doubles its size a11d does not meet the Standards .. Figure 17. The small addition on the left is starkly different and it is not compatible with the eclectic, late-19th century house. Figure 18. The expansion of a one-and one-half story historic bungalow (left) with a large two-story rear addition (right) has greatly altered and obscured its distinctive shape and form. Figure 19. The upper two floors of this early-20th century office building were part of the original design, but were not built. During rehabilitation, the two stories were finally constructed. This treatment does not meet the Standards because the addition has given the building an appearance it never had historically. Figure 20. The height, as well as the design, of these two-story rooftop additions overwhelms the two-story and the one-story, low-rise historic buildings. ITEM 7, ATTACHMENT 6 Packet Pg. 172 New Addition New Additions in Densely-Built Environments In built-up urban areas, locating a new addition on a less visible side or rear elevation may not be possible simply because there is no available space. In this instance, there may be alternative ways to help preserve the historic character. One approach when connecting a new addition to a historic building on a primary elevation is to use a hyphen to separate them. A subtle variation in material, detailing and color may also provide the degree of differentiation necessary to avoid changing the essential proportions and character of the historic building. A densely-built neighborhood such as a downtown commercial core offers a particular opportunity to design an addition that will have a minimal impact on the historic building. Often the site for such an addition is a vacant lot where another building formerly stood. Treating the addition as a separate or infill building may be the best approach when designing an addition that will have the least impact on the historic building and the district. In these instances there may be no need for a direct visual link to the historic building. Height and setback from the street should generally be consistent with those of the historic building and other surrounding buildings in the district. Thus, in most urban commercial areas the addition should not be set back from the far;ade of the historic building. A tight urban setting may sometimes even accommodate a larger addition if the primary elevation is designed to give the appearance of being several buildings by breaking up the facade into elements that are consistent with the scale of the historic building and adjacent buildings. Figure 21. Both wings of this historic L-shaped building (top), which fronts on two city streets, adjoined vacant lots. A two-story addition was constructed on one lot (above, left) and a six-story addition was built on the other (above, right). Like the historic building, which has two different facades, the compatible new additions are also different and appear to be separate structures rather than part of the historic building. Figure 22. The proposed new addition is compatible with the historic buildings that remain on the block. Its design with multiple storefronts helps break up the mass. 11 ITEM 7, ATTACHMENT 6 Packet Pg. 173 12 Rooftop Additions The guidance provided on designing a compatible new addition to a historic building applies equally to new rooftop additions. A rooftop addition should preserve the character of a historic building by preserving historic materials, features and form; and it should be compatible but differentiated from the historic building. However, there are several other design principles that apply specifically to rooftop additions. Generally, a rooftop addition should not be more than one story in height to minimize its visibility and its impact on the proportion and profile of the historic building. A rooftop addition should almost always be set back at least one full bay from the primary elevation of the building, as well as from the other elevations if the building is free-standing or highly visible. It is difficult, if not impossible, to minimize the impact of adding an entire new floor to relatively low buildings, such as small-scale residential or commercial structures, even if the new addition is set back from the plane of the fac;ade. Constructing another floor on top of a small, one, two or three-story building is seldom appropriate for buildings of this size as it would measurably alter the building's proportions and profile, and negatively impact its historic character. On the other hand, a rooftop addition on an eight-story building, for example, in a historic district consisting primarily of tall buildings might not affect the historic character because the new construction may blend in with the surrounding buildings and be only minimally visible within the district. A rooftop addition in a densely-built urban area is more likely to be compatible on a building that is adjacent to similarly-sized or taller buildings. A number of methods may be used to help evaluate the effect of a proposed rooftop addition on a historic building and district, including pedestrian sight lines, three­ dimensional schematics and computer-generated design. However, drawings generally do not provide a true "picture" of the appearance and visibility of a proposed rooftop addition. For this reason, it is often necessary to construct a rough, temporary, full-size or skeletal mock up of a portion of the proposed addition, which can then be photographed and evaluated from critical vantage points on surrounding streets. Figure 23. Colored flags marking the location of a proposed penthouse addition (a) were placed on the roof to help evaluate the impact and v isibility of an addition planned for this historic furniture store (b). Based on this evaluation, the addition was constructed as proposed. It is minimally visible and compatible with the 1912 structure (c). The tall parapet wall conceals the addition from the street below (d). ITEM 7, ATTACHMENT 6 Packet Pg. 174 Figure 24. How to Evaluate a Proposed Rooftop Addition. A sight-line study (above) only factors in views from directly across the street, which can be very restrictive and does not illustrate the full effect of an addition from other public rights of way. A mock up (above, right) or a mock up enhanced by a computer-generated rendering (below, right) is essential to evaluate the impact of a proposed rooftop addition on the historic building. Figure 25. It was possible to add a compatible, three-story, penthouse addition to the roof of this five-story, historic bank building because the addition is set far back, it is surrounded by taller buildings and a deep parapet conceals almost all of the addition from below. Figure 26. A rooftop addition would have negatively impacted the character of the primary facade (right) of this mid-19th century,four-story structure and the low-rise historic district. However, a third floor was successfully added on the two-story rear portion (below) of the same building with little impact to the building or the district because it blends in with the height of the adjacent building. 13 ITEM 7, ATTACHMENT 6 Packet Pg. 175 14 Figure 27. Although the new brick stair/elevator tower (left) is not visible from the front (right), it is on a prominent side elevation of this 1890 stone bank. The compatible addition is set back and does not compete with the historic building. Photos: Chadd Gossmann, Aurora Photography, LLC. Designing a New Exterior Addition to a Historic Building This guidance should be applied to help in designing a compatible new addition that that will meet the Secretary of the Interior's Standards for Rehabilitation: • A new addition should be simple and unobtrusive in design, and should be distinguished from the historic building- a recessed connector can help to differentiate the new from the old. • A new addition should not be highly visible from the public right of way; a rear or other secondary elevation is usually the best location for a new addition. • The construction materials and the color of the new addition should be harmonious with the historic building materials. • The new addition should be smaller than the historic building-it should be subordinate in both size and design to the historic building. The same guidance should be applied when designing a compatible rooftop addition, plus the following: • A rooftop addition is generally not appropriate for a one, two or three-story building-and often is not appropriate for taller buildings. • A rooftop addition should be minimally visible. • Generally, a rooftop addition must be set back at least one full bay from the primary elevation of the building, as well as from the other elevations if the building is freestanding or highly visible. • Generally, a rooftop addition should not be more than one story in height. • Generally, a rooftop addition is more likely to be compatible on a building that is adjacent to similarly-sized or taller buildings. Figure 28. A small addition (left) was constructed when this 1880s train station was converted for office use. The paired doors with transoms and arched windows on the compatible addition reflect, but do not replicate, the historic building (right). ITEM 7, ATTACHMENT 6 Packet Pg. 176 Figure 29. This simple glass and brick entrance (left) added to a secondary elevation of a 1920s school building (right) is compatible with the original structure. Summary Because a new exterior addition to a historic building can damage or destroy significant materials and can change the building's character, an addition should be considered only after it has been determined that the new use cannot be met by altering non-significant, or secondary, interior spaces. If the new use cannot be met in this way, then an attached addition may be an acceptable alternative if carefully planned and designed. A new addition to a historic building should be constructed in a manner that preserves significant materials, features and form, and preserves the building's historic character. Finally, an addition should be differentiated from the historic building so that the new work is compatible with-and does not detract from -the historic building, and cannot itself be confused as historic. Additional Reading Byard, Paul Spencer. The Architecture of N ew Additions: Design and Regulation. New York, NY: W.W. Norton & Company, 1998. Day, Steven, AIA. "Modernism Meets History: New Additions to Historic Structures." Preservation Seattle [Historic Seattle's online monthly preservation magazine.] May 2003 . www.historicseattle.org/preserva ti on sea ttle/pub licpolicy/ defaultmay2.htm. lllcentives! A Guide to the Federal Historic Preservation Tax Incentives Program for Income-Producing Properties. "Avoiding Incompatible Treatments: New Additions & Rooftop Additions." Technical Preservation Services Branch, National Park Service. Online at www.nps.gov/history/hps/tps/. Interpreting the Standards Bulletins (ITS). Technical Preservation Services Branch, National Park Service. Online at www.nps.gov/history/hps/tps/. New Additions to Historic Buildings. Technical Preservation Services Branch, National Park Service . Online at www.nps. gov/history/hps/tps/. O'Connell, Kim A. "Making Connections." Traditional Building. March/April 2004. (Vol. 17, No. 2), pp. 12-15. The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Washington, D .C.: U.S. Department of the Interior, National Park Service, Preservation Assistance Division, rev . 1990. The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings. (Authors: W. Brown Morton, III, Gary L. Hume, Kay D. Weeks, and H. Ward Jandl. Project Directors: Anne E. Grimmer and Kay D. Weeks.) Washington, D.C.: U.S. Department of the Interior, National Park Service, Preservation Assistance Division, 1992. Online at www.nps.gov/history/hps/tps/. Semes, Steven W. "Dilierentiated and Compatible: The Secretary's Standards revisited." Traditional Building. February 2009 . (Vol. 22, No. 1), pp . 20-23. Semes, Steven W. The Future of the Past: A Conservation Ethic for Architecture, Urbanism, and Historic Preservation. (In association with The Institute of Classical Architecture and Classical America.) New York, NY: W.W. Norton & Company, 2009. Figure 30. The small addition on the right of this late-19th century commercial structure is clearly secondary and compatible in size, materials and design with the historic building. 15 ITEM 7, ATTACHMENT 6 Packet Pg. 177 16 Figure 31. An elevator/stair tower was added at the back of this Richardsonian Romanesque-style theater when it was rehabilitated. Rough-cut stone and simple cut-out openings ensure that the addition is compatible and subordinate to the historic building. Photo: Chuck Liddy, AJA. Acknowledgements Anne E. Grimmer, Senior Architectural Historian, Technical Preservation Services Branch, National Park Service, revised Preservation Brief 14, written by Kay D. Weeks and first published in 1986. The revised Brief features all new illustrations and contains expanded and updated design guidance on the subject of new additions that has been developed by the Technical Preservation Services Branch since the original publication of the Brief. Several individuals generously contributed their time and expertise to review the revision of this Preservation Brief, including: Sharon C. Park, FAIA, Chief, Architectural History and Historic Preservation, Smithsonian Institution; Elizabeth Tune and Karen Brandt, Department of Historic Resources, Commonwealth of Virginia; and Phillip Wisley and David Ferro, Division of Historical Resources, Florida Department of State. The Technical Preservation Services professional staff, in particular Michael J . Auer, Jo Ellen Hensley, Gary Sachau and Rebecca Shiffer, also provided important guidance in the development of this publication. All illustrations are from National Park Service files unless otherwise credited. Front cover image: Detail of new addition shown in Figure 4. Photo: © Maxwell MacKenzie. This publication has been prepared pursuant to the National Historic Preservation Act of 1966, as amended, which directs the Secretary of the Interior to develop and make available information concerning historic properties. The Technical Preservation Services Branch, National Park Service, prepares standards, guidelines and other educational materials on responsible historic preservation treatments for a broad public audience. Additional information about the programs of Technical Preservation Services is available on the website at www.nps.gov/history/hps/tps. Comments about this publication should be addressed to: Charles E. Fisher, Technical Preservation Publications Program Manager, Technical Preservation Services-2255, National Park Service, 1849 C Street, NW, Washington, DC 20240. This publication is not copyrighted and can be reproduced without penalty. Normal procedures for credit to the author and the National Park Service are appreciated. ISBN: 978-0-16-085869-7 U.S. Government Printing Office Stock Number: 024-005-01280-0 August2010 ITEM 7, ATTACHMENT 6 Packet Pg. 178 32 PRESERVATION BRIEFS Making Historic Properties Accessible Thomas C. Jester and Sharon C. Park, AIA U.S. Department of the Interior National Park Service Cultural Resources Heritage Preservation Services Historically, most buildings and landscapes were not de­ signed to be readily accessible for people with disabilities. In recent years, however, emphasis has been placed on preserving historically significant properties, and on making these properties-and the activities within them-more accessible to people with disabilities. With the passage of the Americans with Disabilities Act in 1990, access to properties open to the public is now a civil right. This Preservation Brief introduces the complex issue of providing accessibility at historic properties, and underscores the need to balance accessibility and historic preservation. It provides guidance on making historic properties accessible while preserving their historic character; the Brief also provides examples to show that independent physical accessibility at historic properties can be achieved with careful planning, consultation, and sensitive design. While the Brief focuses primarily on making buildings and their sites accessible, it also includes a section on historic landscapes. The Brief will assist historic property owners, design professionals, and administrators in evaluating their historic properties so that the highest level of accessibility can be provided while minimizing changes to historic materials and features. Because many projects encompassing accessibility work are complex, it is advisable to consult with experts in the fields of historic preservation and accessibility before proceeding with permanent physical changes to historic properties. Modifications to historic properties to increase accessibility may be as simple as a small, inexpensive ramp to overcome one entrance step, or may involve changes to exterior and interior features. The Brief does not provide a detailed explanation of local or State accessibility laws as they vary from jurisdiction to jurisdiction. A concise explanation of several federal accessibility laws is included on page 13. Planning Accessibility Modifications Historic properties are distinguished by features, materials, spaces, and spatial relationships that contribute to their historic character. Often these elements, such as steep terrain, monumental steps, narrow or heavy doors, decorative ornamental hardware, and narrow pathways and corridors, pose barriers to persons with disabilities, particularly to wheelchair users (See Figure 1). A three-step approach is recommended to identify and implement accessibility modifications that will protect the integrity and historic character of historic properties: 1) Review the historical significance of the property and identify character-defining features; 2) Assess the property's existing and required level of accessibility; and 3) Evaluate accessibility options within a preservation context. 1) Review the Historical Significance of the Property If the property has been designated as historic (properties that are listed in, or eligible for listing in the National Register of Historic Places, or designated under State or local law), the property's nomination file should be reviewed to learn about its significance. Local preservation commissions and State Historic Preservation Offices can usually provide Figure l. It is important to identify the materials,Jeatures, and spaces that should be preserved when planning accessibility modifications. These may include stairs, railings, doors, and door surrounds. Photo: National Park Service files. 1 ITEM 7, ATTACHMENT 7 Packet Pg. 179 2 For most historic properties, the construction materials, the form and style of the property, the principal elevations, the major architectural or landscape features, and the principal public spaces constitute some of the elements that should be preserved. Every effort should be made to minimize damage to the materials and features that convey a property's historical significance when making modifications for accessibility. Very small or highly significant properties that have never been altered may be extremely difficult to modify . Secondary spaces and finishes and features that ma y be less important to the historic character should also be identified; these may generally be altered without jeopardizing the historical significance of a property. Non ­ significant spaces, secondary pathways, later additions, previously altered areas, utilitarian spaces, and service areas can usually be modified without threatening or destroying a property's historical significance . 2) Assess the Property's Existing and Required Level of Accessibility A building survey or assessment will provide a thorough evaluation of a property's accessibility. Most surveys identify accessibility barriers in the following areas : building and site entrances; surface textures, widths and slopes of walkways; parking; grade changes; size, weight and configuration of doorways; interior corridors and path of travel restrictions; elevators; and public toilets and amenities (See Figure 2). Simple audits can be completed by property owners using readily available checklists (See Further Reading). Accessibility specialists can be hired to assess barriers in more complex properties, especially those with multiple buildings, steep terrain, or interpretive programs. Persons with disabilities can be particularly helpful in assessing specific barriers. Figure 2. Surveys of historic properties can identify accessibility barriers. Persons with disabilities and accessibility con sultants should participate whenever possible. Photo: Thomas Jester. All applicable accessibility requirements-local codes, State codes and federal laws-should be reviewed carefully before undertaking any accessibility modification. Since many States and localities have their own accessibility regulations and codes (each with their own requirements for dimensions and technical requirements), owners should use the most stringent accessibility requirements when implementing modifications. The Americans with Disability Act Accessibility Guidelines (ADAAG) is the document that should be consulted when complying with the Americans with Disabilities Act (ADA) requirements . 3) Identify and Evaluate Accessibility Options within a Preservation Context Once a property's significant materials and features have been identified, and existing and required levels of accessibility have been established, solutions can be developed (See Figure 3). Solutions should provide the greatest amount of accessibility without threatening or destroying those materials and features that make a property significant. Modifications may usually be phased over time as funds are available, and interim solutions can be considered until more permanent solutions are implemented . A team comprised of persons with disabilities, accessibility and historic preservation professionals, and building inspectors should be consulted as accessibility solutions are developed. Modifications to improve accessibility should generally be based on the following priorities: 1) Making the main or a prominent public entrance and primary public spaces accessible, including a path to the entrance; 2) Providing access to goods, services, and programs; 3) Providing accessible restroom facilities; and, 4) Creating access to amenities and secondary spaces. All proposed changes should be evaluated for conformance with the Secretary of the Interior's "Standards for the Treatment of Historic Properties," which were created for property owners to guide preservation work. These Standards stress the importance of retaining and protecting the materials and features that convey a property's historical significance . Thus, when new features are incorporated for accessibility, historic materials and features should be retained whenever possible. Accessibility modifications should be in scale with the historic property, visually compatible, and, whenever possible, reversible. Reversible means that if the new feature were removed at a later date, the essential form and integrity of the property would be unimpaired. The design of new features should also be differentiated from the design of the historic property so that the evolution of the property is evident. See Making Historic Buildings Accessible on page 9. In general, when historic properties are altered, they should be made as accessible as possible. However, if an owner or a project team believes that certain modifications would threaten or destroy the significance of the property, the State Historic Preservation Officer should be consulted to determine whether or not any special accessibility provisions may be used. Special accessibility provisions for historic properties will vary depending on the applicable accessibility requirements . copies of the nomination file and are also resources for additional information and assistance. Review of the written documentation should always be supplemented with a physical investigation to identify which character­ defining features and spaces must be protected whenever any changes are anticipated . If the level of documentation for a property's significance is limited, it may be necessary to have a preservation professional identify specific historic features, materials, and spaces that should be protected. ITEM 7, ATTACHMENT 7 Packet Pg. 180 A. B. C. Figure 3. Before implementing accessibility modifications , owners should consider the potential effect on their historic property. At the Derby House in Salem, Massachusetts, several solutions to make the entrance accessible were considered, including regrading (a); a lift (b); and a ramp (c). The solution , an entrance on a secondary elevation, preserves the building's architectural significance and is convenient to designated parking. Drawings : National Park Service Files .. In some cases, programmatic access may be the only option for extremely small or unaltered historic properties, such as a two-story house museum with no internal elevator. Programmatic access for historic properties refers to alternative methods of providing services, information, and experiences when physical access cannot be provided. It may mean offering an audio-visual program showing an inaccessible upper floor of a historic house museum, providing interpretive panels from a vista at an inaccessible terraced garden, or creating a tactile model of a historic monument for people with visual impairments . Accessibility Solutions The goal in selecting appropriate solutions for specific historic properties is to provide a high level of accessibility without compromising significant features or the overall character of the property . The following sections describe accessibility solutions and offer guidance on specific historic property components, namely the building site, entrances, interiors, landscapes, amenities, and new additions. Several solutions are discussed in each section, referencing dimensions and technical requirements from the ADA's accessibility guidelines, ADAAG. State and local requirements, however, may differ from the ADA requirements . Before making any modification owners should be aware of all applicable accessibility requirements. The Building Site An accessible route from a parking lot, sidewalk, and public street to the entrance of a historic building or facility is essential. An accessible route, to the maximum extent possible, should be the circulation route used by the general public. Critical elements of accessible routes are their widths, slopes, cross slopes, and surface texture. Each of these route elements must be appropriately designed so that the route can be used by everyone, including people with disabilities. The distance between the arrival and destination points should also be as short as possible. Sites containing designed landscapes should be carefully evaluated before making accessibility modifications . Historic landscapes are described in greater detail on pages 10 and 11 . Providing Convenient Parking. If parking is provided, it should be as convenient as possible for people with disabilities. Specially designated parking can often be created to improve accessibility (See Figure 4). Modifica­ tions to parking configurations and pathways should not alter significant landscape features. Creating an Accessible Route. The route or path through a site to a historic building's entrance should be wide enough, generally at least 3 feet (91 cm), to accommodate visitors Figure 4. Parking designated for people with disabilities is provided nea an accessible entrance to the Springfield Library in Springfield, Massachusetts. Photo: William Smith. r 3 ITEM 7, ATTACHMENT 7 Packet Pg. 181 4 with disabilities and must be appropriately graded with a stable, firm, and slip-resistant surface. Existing paths should be modified to meet these requirements whenever possible as long as doing so would not threaten or destroy significant materials and features . Existing surfaces can often be stabilized by providing a new base and resetting the paving materials, or by modifying the path surface. In some situations it may be appropriate to create a new path through an inaccessible area. At large properties, it may be possible to regrade a slope to less than 1:20 (5%), or to introduce one or more carefully planned ramps. Clear directional signs should mark the path from arrival to destination. Entrances Whenever possible, access to historic buildings should be through a primary public entrance. In historic buildings, if this cannot be achieved without permanent damage to character-defining features, at least one entrance used by the public should be made accessible. If the accessible entrance is not the primary public entrance, directional signs should direct visitors to the accessible entrance (See Figure 5). A rear or service entrance should be avoided as the only mean of entering a building . Figure 5. A universal access symbol clearly marks the Arts and Industries Building in Washington , D.C., and a push plate (right) engages the automatic door-opener . Photo: Thomas Jester. Creating an accessible entrance usually involves overcoming a change in elevation. Steps, landings, doors, and thresholds, all part of the entrance, often pose barriers for persons with disabilities . To preserve the integrity of these features, a number of solutions are available to increase accessibility. Typical solutions include regrading, incorporating ramps, installing wheelchair lifts, creating new entrances, and modifying doors, hardware, and thresholds. Regrading an Entrance. In some cases, when the entrance steps and landscape features are not highly significant, it may be possible to regrade to provide a smooth entrance into a building. If the existing steps are historic masonry, they should be buried, whenever possible, and not removed (See Figure 6). Incorporating Ramps. Permanent ramps are perhaps the most common means to make an entrance accessible. As a new feature, ramps should be carefully designed and appropriately located to preserve a property's historic character (See Figure 7). Ramps should be located at public Figure 6. Entrances can be regraded to make a building accessible as long as no significant landscape features will be destroyed and as long as the building's historic character is preserved. The Houghton Chapel (a) in Wellesley, Massachusetts, was made accessible by regrading over the historic steps (b). Photos: Carol R. Johnson & Associates. Figure 7. This ramp is convenient for visitors with disabilities and preserves the building's historic character. The design is also compatible in sca le with the building. Photo: William Smith. entrances used by everyone whenever possible, preferably where there is minimal change in grade. Ramps should also be located to minimize the loss of historic features at the connection points-porch railings, steps, and win­ dows-and should preserve the overall historic setting and character of the property. Larger buildings may have below grade areas that can accommodate a ramp down to an entrance (See Figure 8). Below grade entrances can be considered if the ramp leads to a publicly used interior, such as an auditorium, or if the building is serviced by a public elevator. Ramps can often be incorporated behind ITEM 7, ATTACHMENT 7 Packet Pg. 182 Figure 8. A new below-grade ramp provides access to Lake Ma cDonald Lodge in Glacier National Park. Photo: Thoma s Jes ter historic features, such as cheek-walls or railings, to mini­ mize the visual effect (See Figure 9). The steepest allowable slope for a ramp is usually 1:12 (8%), but gentler slopes should be used whenever possible to accommodate people with limited strength. Greater changes in elevation require larger and longer ramps to meet accessibility scoping provisions and may require an intermediate landing. Most codes allow a slightly steeper ramp for historic buildings to overcome one step . Ramps can be faced with a variety of materials, including wood, brick, and stone. Often the type and quality of the materials determines how compatible a ramp design will be with a historic property (See Figure 10). Unpainted pressure-treated wood should not be used to construct ramps because it usually appears temporary and is not visually compatible with most historic properties . Railings Figure 9. Thi s ramp was created by infilling th e window-well and slightly modifying th e historic railin g. Th e ramp preserves thi s building's historic chara cter. Ph oto: Th oma s Jes ter. Figure 10. This brick ramp provides access to St. Anne's Episcopal Church in Annapolis , Maryland. Its design is compatible with the historic building. Photo: Charity V. Davidson . should be simple in design, distinguishable from other historic features, and should extend one foot beyond the sloped area (See Figure 11). Ramp landings must be large enough for wheelchair users, usually at least 5 feet by 5 feet (152.5 cm by 152.5 cm), and the top landing must be at the level of the door threshold. It may be possible to reset steps by creating a ramp to accommodate minor level changes and to meet the threshold without significantly altering a property's historic character. If a building's existing landing is not wide or deep enough to accommodate a ramp, it may be Figure 11. Simple, contemporary railings that extend beyond the ramp slope make this ramp compatible with the industrial character of this building. Photo: Thomas Jester. necessary to modify the entry to create a wider landing. Long ramps, such as switchbacks, require intermediate landings, and all ramps should be detailed with an appropriate edge and railing for wheelchair users and visually impaired individuals. Temporary or portable ramps are usually constructed of light-weight materials and, thus, are rarely safe or visually compatible with historic properties. Moreover, portable ramps are often stored until needed and, therefore, do not meet accessibility requirements for independent access. Temporary and portable ramps, however, may be an acceptable interim solution to improve accessibility until a permanent solution.can be implemented (See Figure 12). 5 ITEM 7, ATTACHMENT 7 Packet Pg. 183 6 Installing Wheelchair Lifts. Platforms lifts and inclined stair lifts, both of which accommodate only one person, can be used to overcome changes of elevation ranging from three to 10 feet (.9 m-3 m) in height. However, many States have restrictions on the use of wheelchair lifts, so all applicable codes should be reviewed carefully before installing one. Inclined stair lifts, which carry a wheel­ chair on a platform up a flight of stairs, may be employed selectively . They tend to be visually intrusive, although they are relatively reversible. Platform lifts can be used when there is inadequate space for a ramp. However, such lifts should be installed in unobtrusive locations and under cover to minimize maintenance if at all possible (See Figure 13). A similar, but more expensive platform lift has a retracting railing that lowers into the ground, minimizing the visual effect to historic properties (See Figure 14). Mechanical lifts have drawbacks at historic properties with high public visitation because their capacity is limited, they sometimes cannot be operated independently, and they require frequent maintenance. Considering a New Entrance. When it is not possible to modify an existing entrance, it may be possible to develop a new entrance by creating an entirely new opening in an ap­ propriate location, or by using a secondary window for an opening. This solution should only be considered after ex­ hausting all possibilities for modifying existing entrances (See Figure 15). Retrofitting Doors. Historic doors generally should not be replaced, nor should door frames on the primary elevation be widened, as this may alter an important feature of a historic design. However, if a building's historic doors have been removed, there may be greater latitude in designing a compatible new en­ trance. Most accessi­ bility standards require at least a 32" (82 cm) clear opening with man­ ageable door opening pressures. The most desirable preservation solution to improve accessibility is retaining historic doors and upgrading the door pressure with one of several devices. Auto­ matic door openers Figure 13. Platform lifts like the one used on this building require minimal space and can be removed without damaging historic materials . Shielded with lattice work, this lift is also protected by the roof eaves . Approach path should be stable,firm, and slip resistant. Photo: Sharon Park. Readily Achievable Accessibility Modifications Many accessibility solutions can be implemented easily and inexpensively without destroying the significance of historic properties. While it may not be possible to undertake all of the modifications listed below, each change will improve accessibility. Sites and Entrances • Creating a designated parking space. • Installing ramps. • Making curb cuts. Interiors • Repositioning shelves. • Rearranging tables, displays, and furniture. • Repositioning telephones. • Adding raised markings on elevator control buttons. • Installing flashing alarm lights. • Installing offset hinges to widen doorways. • Installing or adding accessible door hardware. • Adding an accessible water fountain, or providing a paper cup dispenser at an inaccessible water fountain. Restrooms • Installing grab bars in toilet stalls. • Rearranging toilet partitions to increase maneuvering space. • Insulating lavatory pipes under sinks to prevent burns . • Installing a higher toilet seat. • Installing a full-length bathroom mirror. • Repositioning the paper towel dispenser. Figure 12. The Smithsonian lnstitution installed a temporary ramp on its visitor's center to allow adequate time to design an appropriate permanent ramp. Photo: Thomas Jester . ITEM 7, ATTACHMENT 7 Packet Pg. 184 Figure 14. At the Lieutenant Governor's Mansion in Frankfort, Kentucky, a retracting lift (b) was installed to minimize the visual effect on this historic building when not in use (a). Photos: Aging Technology Incorporated. Figure 15. A new entrance to the elevator lobby re­ places a window at Faneuil Hall in Boston , Massa­ chusetts. The new entrance is appro­ priately differen­ tiated from the historic design. Photo: Paul Holtz . (operated by push buttons, mats, or electronic eyes) and power-assisted door openers can eliminate or reduce door pressures that are accessibility barriers, and make single or double-leaf doors fully operational (See Figure 16). Adapting Door Hardware. If a door opening is within an inch or two of meeting the 32" (81 cm) clear opening requirement, it may be possible to replace the standard hinges with off-set hinges to increase the size of the door opening as much as 11/2" (3.8 cm). Historic hardware can be retained in place, or adapted with the addition of an automatic opener, of which there are several types . Door hardware can also be retrofitted to reduce door pressures. For example, friction hinges can be retrofitted with ball­ bearing inserts, and door closers can be rethreaded to reduce the door pressure . Altering Door Thresholds. A door threshold that exceeds the allowable height, generally 1/2" (1.3 cm), can be altered or removed with one that meets applicable accessibility Figure 16. During the rehabilitation of the Rookery in Chicago, the original entrance was modified to create an accessible entrance. Two revolving doors were replaced with a new one flanked by new doors, one of which is operated with a push-plate door opener. Photo: Thomas Jester. requirements. If the threshold is deemed to be significant, a bevel can be added on each side to reduce its height (See Figure 17). Another solution is to replace the threshold with one that meets applicable accessibility requirements and is visually compatible with the historic entrance . Moving Through Historic Interi o rs Persons with disabilities should have independent access to all public areas and facilities inside historic buildings. The extent to which a historic interior can be modified depends on the significance of its materials, plan, spaces, features, and finishes. Primary spaces are often more difficult to modify without changing their character. Secondary spaces may generally be changed without compromising a building's historic character. Signs should clearly mark the route to accessible restrooms, telephones, and other accessible areas. Installing Ramps and Wheelchair Lifts. If space permits, ramps and wheelchair lifts can also be used to increase accessibility inside buildings (See Figures 18 & 19). However, some States and localities restrict interior uses of wheelchair lifts for life-safety reasons. Care should be taken to install these new features where they can be readily accessed. Ramps and wheelchair lifts are described in detail on pages 4-6. Upgrading Elevators. Elevators are an efficient means of providing accessibility between floors. Some buildings have existing historic elevators that are not adequately accessible for persons with disabilities because of their size, location, or detailing, but they may also contribute to the historical significance of a building. Significant historic elevators can usually be upgraded to improve accessibility. Control panels can be modified with a "wand" on a cord to make the control panel accessible, and timing devices can usually be adjusted. Retrofitting Door Knobs. Historic door knobs and other hardware may be difficult to grip and tum. In recent years, lever-handles have been developed to replace door knobs. Other lever-handle devices can be added to existing hardware. If it is not possible or appropriate to retrofit existing door knobs, doors can be left open during operating hours (unless doing so would violate life safety codes), and power-assisted door openers can be installed. It may only be necessary to retrofit specific doorknobs to create an accessible path of travel and accessible restrooms. 7 ITEM 7, ATTACHMENT 7 Packet Pg. 185 8 Threshold Modifications be retained in the process of making modifications. For example, larger restrooms can sometimes be reconfigured by relocating or combining partitions to create an accessible toilet stall. Other changes to consider are adding grab bars around toilets, covering hot water pipes under sinks with insulation to prevent burns, and providing a sink, mirror, and paper dispenser at a height suitable for wheelchair users . A unisex restroom may be created if it is technically infeasible to create two fully accessible restrooms, or if doing so would threaten or destroy the significance of the building. It is important to remember that restroom fixtures, such as sinks, urinals, and partitions, may be historic, and therefore, should be preserved whenever possible. new stone threshold Modifying Other Amenities. Other amenities inside historic buildings may require modification. Seating in a theater, for example, can be made accessible by removing some seats in several areas (See Figure 21). New seating that is accessible can also be added at the end of existing rows, either with or without a level floor surface. Readily removable seats may be installed in wheelchair spaces when the spaces are not required to accommodate wheelchair users. Historic water fountains can be retained and new, two-tiered fountains installed if space permits. If public telephones are provided, it may be necessary to install at least a Text Telephone (TT), also known as a Telecommunication Device for the Deaf (TDD) (See Figure 22). Historic service counters commonly found in banks, theaters, and hotels generally should not be altered. It is preferable to add an accessible counter on the end of a historic counter if feasible. Modified or new counters should not exceed 36" (91.5 cm) in height. modify/raise platform or floor to create level threshold existing threshold existing p latform or floor Figure 17. Thresholds that exceed allowable heights can be modified several ways to increase accessibility. Source: Uniform Federal Accessibility Standard (UFAS) Retrofit Manual . Building Amenities Some amenities in historic buildings, such as restrooms, seating, telephones, drinking fountains, counters, may contribute to a building's historic character. They will often require modification to improve their use by persons with disabilities. In many cases, supplementing existing amenities, rather than changing or removing them, will increase access and minimize changes to historic features and materials. Upgrading Restrooms. Restrooms may have historic fixtures such as sinks, urinals, or marble partitions that can Figure 18. Symmetrical ramps at the Mayflower Hotel in Washington , D.C., provide access to the hotel's lower level. The design for the ramps respects the historic character of this landmark building. Photo: Thomas Jester. Modifying Interior Stairs. Stairs are the primary barriers for many people with disabilities. However, there are some ways to modify stairs to assist people who are able to navigate them. It may be appropriate to add hand railings if none exist. Railings should be 1 1 / 4" (3.8 cm) in diameter and return to the wall so straps and bags do not catch. Color-contrasting, slip-resistant strips will help people with visual impairments. Finally, beveled or closed risers are recommended unless the stairs are highly significant, because open risers catch feet (See Figure 20). ITEM 7, ATTACHMENT 7 Packet Pg. 186 MAKING A HISTORIC BUILDING ACCESSIBLE b 9 The Orange County Courthouse (a ), located in Santa Ana, California, was rehabilitated in the late 1980s as a county museum. As part of the rehabilitation , the architect sensitively integrated numerous modifications to increase accessibility. To preserve the building 's primary elevation, a new public entrance was created on the rear elevation where parking spaces are located . A ramp (b) leads to the accessible entrance that can be opened with a push-plate automatic door-opener (c). Modifications to interior features also increased accessibility. To create an accessible path of travel, offset hinges (d) were installed on doors that were narrower than 32 inches (81 .3 cm). Other doors were rethreaded to reduce the door pressure. Beveling the 1" high thresholds (e) reduced their height to approximately 1/4 inch (.64 cm). The project architect also converted a storeroom into an accessible restroom (f). The original stairway, which has open grillwork, was made more accessible by applying slip-resistant pressure tape to the marble steps (g). And the original elevator was upgraded with raised markings , alarm lights , and voice floor indicators. Photos: Milford Wayne Donaldson , F AJA. ITEM 7, ATTACHMENT 7 Packet Pg. 187 10 To successfully incorporate access into historic landscapes, the planning process is similar to that of other historic properties. Careful research and inventory should be undertaken to determine which materials and features convey the landscape's historical significance. As part of this evaluation, those features that are character-defining (topographical variation, vegetation, circulation, structures, furnishings, objects) should be identified. Historic finishes, details, and materials that also contribute to a landscape's significance should also be documented and evaluated prior to determining an approach to landscape accessibility. For example, aspects of the pedestrian circulation system that need to be understood include walk width, aggregate size, pavement pattern, texture, relief, and joint details. The context of the walk should be understood including its edges and surrounding area. Modifications to surface textures or widths of pathways can often be made with minimal effect on significant landscape features (a) and (b). Additionally, areas of secondary importance such as altered paths should be identified --especially those where the accessibility modifications will not destroy a landscape's significance. By identifying those features that are contributing or non-contributing, a sympathetic circulation experience can then be developed. After assessing a landscape's integrity, accessibility solutions can be considered. Full access throughout a historic landscape may not always be possible. Generally, it is easier to provide accessibility to larger, more open (a.) To improve accessibility in Boston's Emerald Necklace Parks , standard asphalt paving was replaced in selected areas with an imbedded aggregate surface that is more in keeping with the landscape's historic appearance. Photo: Charles Birnbaum. (b.) The Friendly Garden at Ranchos Los Alamitos, a historic estate with designed gardens in southern California , was made accessible with limited widening of its existing approach path. Photo: Ranchos Los Alamitos Foundation. sites where there is a greater variety of public experiences. However, when a landscape is uniformly steep, it may only be possible to make discrete portions of a historic landscape accessible, and viewers may only be able to experience the landscape from selected vantage points along a prescribed pedestrian or vehicular access route. When defining such a route, the interpretive value of the user experience should be considered; in other words, does the route provide physical or visual access to those areas that are critical to understand the meaning of the landscape? · The following accessibility solutions address three common landscape situations: 1) structures with low integrity landscapes; 2) structures and landscapes of equal significance; and, 3) landscapes of primary significance with inaccessible terrain. l. The Hunnewell Visitors Center at the Arnold Arboretum in Jamaica Plain, Massachusetts, was con­ structed in 1892. Its immediate setting has changed considerably over time (c). Since the existing landscape immediately surrounding this structure has little re­ maining integrity, the new accessibility solution has the latitude to integrate a broad program including site orientation, circulation, interpretation, and maintenance. The new design, which has few ornamental plants, references the original planting design principles, with a strong emphasis on form, color, and texture. In contrast with the earlier designs, the new plantings were set away from the facade of this historic building, (c.) Hunnewell Visitor 's Center before rehabilitation, revealing the altered landscapes . Photo : Jennifer Jones, Carol R. Johnson and associates . (d.) Hunnewell Visitors Center's entrance following rehabilitation , integrating an accessible path (left), platform, and new steps. Photo: Charles Birnbaum. MAKING HISTORIC LANDSCAPES ACCESSIBLE ITEM 7, ATTACHMENT 7 Packet Pg. 188 allowing the visitor to enjoy its architectural detail. A new walk winds up the gentle earthen berm and is vegetated with plantings that enhance the interpretive experience from the point of orientation (d). The new curvilinear walks also provide a connection to the larger arboretum landscape for everyone. 2. The Eugene O'Neill National Historic Site overlooks the San Ramon Valley, twenty-seven miles east of San Francisco, California. The thirteen-acre site includes a walled courtyard garden on the southeast side of the Tao House, which served as the O'Neill residence from 1937-44 (e). Within this courtyard are character­ defining walks that are too narrow by today's accessibility standards, yet are a character-defining element of the historic design. To preserve the garden's integrity, the scale and the characteristics of the original circulation were maintained by creating a wheelchair route which, in part, utilizes reinforced turf. This route allows visitors with disabilities to experience the main courtyard as well. 3. Morningside Park in New York City, New York, designed by Frederick Olmstead, Sr., and Calvert Vaux in 1879, is sited on generally steep, rocky terrain (f). Respecting these dramatic grade changes, which are only accessible by extensive flights of stone stairs, physical access cannot be provided without destroying the park's integrity. In order to provide some accessibility, scenic overlooks were created that provide broad visual access to the park. (e.) Thi s view shows the new reinforced turf path at the Eugene O'Neill National Historic Site that preserved the narrow Historic Path. Photo: Patricia M. O'Donnell. (f.)Steep terrain at Morningside Park in New York City cannot be made accessible without threating or destroyin g this landscape's integrity. Photo: Quennell Rothschild Associates. Considering a New Addition as an Accessibility Solution Many new additions are constructed specifically to incorporate modem amenities such as elevators, restrooms, fire stairs, and new mechanical equipment. These new additions often create opportunities to incorporate access for people with disabilities. It may be possible, for example, to create an accessible entrance, path to public levels via a ramp, lift, or elevator (See Figure 23). However, a new addition has the potential to change a historic property's appearance and destroy significant building and landscape features. Thus, all new additions should be compatible with the size, scale, and proportions of historic features and materials that characterize a property (See Figure 24). New additions should be carefully located to minimize connection points with the historic building, such that if the addition were to be removed in the future, the essential form and integrity of the building would remain intact. On the other hand, new additions should also be conveniently located near parking that is connected to an accessible route for people with disabilities. As new additions are incorporated, care should be taken to protect significant landscape features and archeological resources. Finally, the design for any new addition should be differentiated from the historic design so that the property's evolution over time is clear. New additions frequently make it possible to increase accessibility, while simultaneously reducing the level of change to historic features, materials, and spaces. 11 Figure 19. Inclined lifts can sometimes overcome interior changes of elevation where space is limited . This lift in Boston 's Faneuil Hall created access to the floor and stage level of the State Room. Photo: Paul Holtz. ITEM 7, ATTACHMENT 7 Packet Pg. 189 Nosing Modifications smooth transition Add Filler Under Nosing angled wedge securely fastened Fill Open Risers Wheelchair Seating Dispersed Throughout Seating Area 33" x 48" space for single wheelchair I I I I I I I I I I I I I I I I I I I I I I I I I I I I 60' x 66" midpoint I I I I I position for two wheelchairs; omit six chairs or install movable chairs 66' X 48' ____ I I I I I I I I I I I I I I I I I I I I I I I I l ) I I I ' I I I I I I I I I I I ' I I I ' I I I ' I I I I I I I I I I I I I l I I I I I I I I I I It 11 I I 11 11 I I 11 additional sing1e/ double wheelchair spaces may be provided using removable seats 66"x 48 " back or front row position for two wheel­ chairs; omit three chairs (parked wheelchairs should not obstruct other pedestrian traffic) aisle width must allow passage of wheelchair users; fire codes should be consulted to deter­ mine required width Theater Style Seating 12 0 E to highest operable part volume control to lower edge of shelf or partition Figure 22 . Amenities such as telephones should be at height that wheelchair users can reach. Changes to many amenities can be adapted with minimal effect on historic materials, features, and spaces. Source: UFAS Retrofit Manual. Figure 21. Seating in historic theaters and auditoriums can be changed to accommodate wheelchair users. Accessible seating areas should be connected to an accessible route from the building entrance. Source : UFAS Retrofit Manual. Figure 20. In certain situations it may be appropriate to modify stair nosings for persons with mobility impairments. Whenever possible, stairs should be modified by adding new materials rather than removing historic materials. Source: UFAS Retrofit Manual. ITEM 7, ATTACHMENT 7 Packet Pg. 190 Federal Accessibility Laws Today, few building owners are exempt from providing accessibility for people with disabilities. Before making any accessibility modification, it is imperative to determine which laws and codes are applicable. In addition to local and State accessibility codes, the following federal accessibility laws are currently in effect: Architectural Barriers Act (1968) The Architectural Barriers Act stipulates that all buildings designed, constructed, and altered by the Federal Government, or with federal assistance, must be accessible. Changes made to federal buildings must meet the Uniform Federal Accessibility Standards (UFAS). Special provisions are included in UFAS for historic buildings that would be threatened or destroyed by Figmeeting full accessibility requirements . Rehabilitation Act (1973) The Rehabilitation Act requires recipients of federal financial assistance to make their programs and activities accessible to everyone. Recipients are allowed to make their properties accessible by altering their building, by moving programs an activities to accessible spaces, or by making other accommodations. d Americans with Disabilities Act (1990) Historic properties are not exempt from the Americans with disabilities Act (ADA) requirements. To the greatest extent possible, historic buildings must be as accessible as non-historic buildings. However, it may not be possible for some historic properties to meet the general accessibility requirements. Under Title II of the ADA, State and local governments must remove accessibility barriers either by shifting services and programs to accessible buildings, or by making alterations to existing buildings. For instance, a licensing office may be moved from a second floor to an accessible first floor space, or if this is not feasible, a mail service might be provided. However, State and local government facilities that have historic preservation as their main purpose-State-owned historic museums, historic State capitols that offer tours-must give priority to physical accessibility. Under Title Ill of the ADA, owners of "public accommodations" (theaters, restaurants, retail shops, private museums) must make "readily achievable" changes; that is, changes that can be easily accomplished without much expense. This might mean installing a ramp, creating accessible parking, adding grab bars in bathrooms, or modifying door hardware. The requirement to remove barriers when it is "readily achievable" is an ongoing responsibility. When alterations, including restoration and rehabilitation work, are made, specific accessibility requirements are triggered. Recognizing the national interest in preserving historic properties, Congress established alternative requirements for properties that cannot be made accessible without "threatening or destroying" their significance.A consultation process is outlined in the ADA's Accessibility Guidelines for owners of historic properties who believe that making specific accessibility modifications would "threaten or destroy" the significance of their property. In these situations, after consulting with persons with disabilities and disability organizations, building owners should contact the State Historic Preservation Officer (SHPO) to determine if the special accessibility provisions for historic properties may be used . Further, if it is determined in consultation with the SHPO that compliance with the minimum requirements would also "threaten or destroy" the significance of the property, alternative methods of access, such as home delivery and audio-visual programs, may be used . Figure 24 . Creating an accessible entra nce with a new elevator tower requires a compa tible design. This elevator add ition blends in with the historic building's materials and provides access to all public levels. Photo: Sharon Pa rk. 13 ure 23. New additions to historic buildings can be designed to increase accessib ili ty . A new addition links two adjacent buildings used f or th e Albany, New York, Visitor's Center, and incorporates an accessible entrance, restrooms, and signage. Photo: Clare Adams. ITEM 7, ATTACHMENT 7 Packet Pg. 191 Photo: Massachusetts Historical Commission. Conclusion Historic properties are irreplaceable and require special care to ensure their preservation for future generations. With the passage of the Americans with Disabilities Act, access to historic properties open to the public is a now civil right, and owners of historic properties must evaluate existing buildings and determine how they can be made more accessible. It is a challenge to evaluate properties thoroughly, to identify the applicable accessibility requirements, to explore alternatives and to implement solutions that provide independent access and are consistent with accepted historic preservation standards. Solutions for accessibility should not destroy a property's significant materials, features and spaces, but should increase accessibility as much as possible. Most historic buildings are not exempt from providing accessibility, and with careful planning, historic properties can be made more accessible, so that all citizens can enjoy our Nation's diverse heritage . Acknowledgements Thomas C. Jester is an Architectural Historian with the Preservation Assistance Division of the National Park Service. Sharon C. Park, AlA, is the Senior Historical Architect with the Preservation Assistance Division , National Park Service . The authors wish to thank Charles A. Birnbaum, ASLA, Historical Landscape Architect with the Preservation Assistance Division, National Park Service, for contributing the section on historic landscapes. The authors gratefully acknowledge the invaluable comments made by the following individuals who reviewed the draft manuscript: William Smith, Massachusetts Historical Commission; Kay Weeks, H . Ward Jandl , Michael Auer , and Charles A. Birnbaum, Preservation Assistance Divi sion, National Park Service; Clare Adams, New York Department of Parks , Recreation and Historic Preservation; Lauren Bowlin , Maryland Historical Trust ; Tom Mayes, National Trust for Historic Preservation; Elizabeth lgleheart, Maine Historic Preservation 14 Additional Reading Ballantyne, Duncan S. and Harold Russell Associates, Inc. Accommodation of Disabled Visitors at Historic Sites in the National Park System. Washington, D.C.: Park Historic Architecture Divi sion, National Park Service, U.S. Department of the Interior, 1983. Goldman, Nancy. Ed. Readily Achievable Checklist: A Survey for Accessibility. Boston: Adaptive Environments Center, 1993. Hayward, Judith L. and Thomas C. Jester, compilers. Accessibility and Historic Preservation Resource Guide. Windsor, Vermont: Historic Windsor, Inc ., 1992, revised 1993 . Jester, Thomas C. Preserving the Past and Making it Accessible for People with Disabilities. Washington, D.C.: Preservation Assistance Division, National Park Service, U.S. Department of the Interior, 1992. Parrott, Charles. Access to Historic Buildings for the Disabled . Washington, D.C.: U.S. Department of the Interior, 1980. Secretary of the Interior's Standards for the Treatment of Historic Properties . Washington, D.C.: Preservation Assistance Division, National Park Service, U .S. Department of the Interior, 1993. Smith, William D. and Tara Goodwin Frier. Access to History : A Guide to Providing Access to Historic Buildings for People with Disabilities . Boston: Massachusetts Historical Commission, 1989. Standards for Accessible Design: ADA Accessibility Guidelines (ADAAG). Washington, D.C.: U.S. Department of Justice, 1991. Commission; Milford Wayne Donaldson, FAlA; Paul Beatty , U.S. Architectural and Transportation Barriers Compliance Board ; Mid-Atlantic Regional Office, National Park Service; Western Regional Office, National Park Service. This publication has been prepared pursuant to th ational Historic Preservation Act of 1966, as amended, which directs the Secretary of the Interior to develop and make available information concerning historic properties . Comments about this publication should be directed to H. Ward Jandl, Deputy Chief, Preservation Assistance Division, National Park Service, P.O . Box 37127, Washington, D.C. 20013-7127. This publication is not copyrighted and can be reprod uced without penalty . Normal procedures for credit to the authors and the National Park Service are appreciated. ISSN : 0885-7016 September 1993 ITEM 7, ATTACHMENT 7 Packet Pg. 192 ITEM 7, ATTACHMENT 8 Packet Pg. 193 ITEM 7, ATTACHMENT 8 Packet Pg. 194 ITEM 7, ATTACHMENT 8 Packet Pg. 195 ITEM 7, ATTACHMENT 8 Packet Pg. 196 ITEM 7, ATTACHMENT 8 Packet Pg. 197 ITEM 7, ATTACHMENT 8 Packet Pg. 198 ITEM 7, ATTACHMENT 8 Packet Pg. 199 ITEM 7, ATTACHMENT 8 Packet Pg. 200 ITEM 7, ATTACHMENT 8 Packet Pg. 201 ITEM 7, ATTACHMENT 8 Packet Pg. 202 ITEM 7, ATTACHMENT 8 Packet Pg. 203 ITEM 7, ATTACHMENT 8 Packet Pg. 204 ITEM 7, ATTACHMENT 8 Packet Pg. 205 ITEM 7, ATTACHMENT 8 Packet Pg. 206 ITEM 7, ATTACHMENT 8 Packet Pg. 207 ITEM 7, ATTACHMENT 8 Packet Pg. 208 ITEM 7, ATTACHMENT 8 Packet Pg. 209 ITEM 7, ATTACHMENT 8 Packet Pg. 210 ITEM 7, ATTACHMENT 8 Packet Pg. 211 ITEM 7, ATTACHMENT 8 Packet Pg. 212 ITEM 7, ATTACHMENT 8 Packet Pg. 213 313 N. Meldrum St. – Conceptual Landmark Design Review November 20, 2024 Yani Jones Historic Preservation Planner Rebekah Schields Historic Preservation Specialist 2Location Map – 313 N. Meldrum St./Emma Malaby Grocery Property 1925 Sanborn Map 1 2 ITEM 7, ATTACHMENT 9 Packet Pg. 214 3Role of the HPC • Provide conceptual review of proposed rehabilitation plan and proposed addition •Do the project concepts meet the Standards? •Where could improvements be made for final review? •If elements are inconsistent with the Standards, how can they be corrected? • Provide informative feedback for owner for future approval under Municipal Code 14, Article IV • If project information is sufficient and Commission is confident it meets the Standards, can proceed to final review in this meeting. Property Background • City Landmark • Emma Malaby Grocery Property designated August 15, 2023 • Standards 1, 2, 3, and 4 • (1) Pattern of development – neighborhood grocery stores; Women’s history – Collamer family women, including Minerva Stoneburner, Emma Malaby, and their sisters • (2) Association with G.T. Wilkins, and association with Collamer family • (3) Rare example of false-front store in Fort Collins and last known frame building from the “triangle” area of Old Town; rare example of barn built in original town plat area; one of two known examples of stacked-plank construction in town • (4) Potential to yield historical archaeological info due to location of the storage yard and wood pile and the stone-lined well on site • Period of Significance 1881-1992 • Store constructed 1881; addition and barn constructed 1916; shed unknown 4 3 4 ITEM 7, ATTACHMENT 9 Packet Pg. 215 Historic Photos (photos from FCMoD) Between 1900 and 1906 (North College Avenue location) 5 Between 1897 and 1902 (North College Avenue location) Historic Photos Below: Photo taken between 1916 and 1921, Minerva Stoneburner pictured Right: c. 1907, pictured left to right are: Lennox cardboard lady ad, Emma Collamer Malaby, Minerva Collamer Stoneburner, Effie Collamer Ayres, Achsah Alice Hulse Collamer, Frank B. Collamer, Ruth Collamer Burrill Dermody (standing on step), and baby Laura Collamer Vermilya Rutherword (sitting on step) 6 5 6 ITEM 7, ATTACHMENT 9 Packet Pg. 216 Historic Photos Below: 1969 Tax Assessor Photo Right: 1974, photo by Ken Jessen 7 • Stabilization to include sistering of rafters, installation of diagonal supports and additional beams. • Cedar shingle roofing to be removed and replaced with Brava synthetic shingles • Chimneys to have some lower material removed to be reinforced with steel supports • Associated venting, flashing • K-style gutters 8 Proposed Project – Roof Project Element Overview 7 8 ITEM 7, ATTACHMENT 9 Packet Pg. 217 9 Proposed Project – Roof (cont.) Brava Shingles • 195 square feet • Bathroom, kitchenette • Requires new water/sewer connections • Hipped roof with Brava shingles • Single-hung 1/1 windows • Wood accessible door • Wood siding differentiated from historic siding 10 Proposed Project – Rear Addition Project Element Overview 9 10 ITEM 7, ATTACHMENT 9 Packet Pg. 218 11 Proposed Project – Rear Addition (cont.) Plan View Existing above, Proposed right 12 Proposed Project – Rear Addition (cont.) Elevation Views Existing above, Proposed right 11 12 ITEM 7, ATTACHMENT 9 Packet Pg. 219 • Gravelpave2 permeable pavement path • Concrete ramp • Concrete landings • Accessible doors (one in new addition, one in historic addition) 13 Proposed Project – ADA Improvements Project Element Overview 14 Proposed Project – ADA Improvements (cont.) Plan View Existing above, Proposed below 13 14 ITEM 7, ATTACHMENT 9 Packet Pg. 220 15 Proposed Project – ADA Improvements (cont.) Elevation Views Existing above, Proposed below • Rehab of façade features • Restore parapet and trim details based on historic photos • Repaint historic signs based on historic photos • Repair or replica replacement of siding, as detailed on plans • Reroofing of porch roof with Brava shingles • Fascia and soffit repair/replacement, as needed • Repair of wood pilasters • Repair of decorative wood panels • Porch decking replacement to match historic • Stair modifications per code • Concrete path to sidewalk and regrading as needed • Replacement of wood door trim as needed using replica trim boards • Other repair of wood features • Window and door repair and replacement based on condition of unit components • Removal of non-historic siding and wood siding replacement to match historic profiles • Foundation and chimney tuckpointing • Rebuilding basement access platform • Insulation 16 Proposed Project – Other Rehabilitation Project Element Overview 15 16 ITEM 7, ATTACHMENT 9 Packet Pg. 221 17 Proposed Project – Other Rehabilitation (cont.) Façade Rehab Existing upper right, Proposed lower right; photo c. 1916-1921 left 18 Proposed Project – Other Rehabilitation (cont.) Window and Door Schedule Samples 17 18 ITEM 7, ATTACHMENT 9 Packet Pg. 222 Staff Analysis Project is generally consistent with SOI Standards for Rehabilitation. New construction appears to be: • Compatible • Distinguishable • Reversible • Subordinate Treatments appear to include: • Repair of deteriorated elements rather than replacement • Replacement in-kind, if needed, or using appropriate substitute materials • Restoration of missing elements based on historic photo evidence Staff would like to see more detail around material selections for the addition and the siding replacement, as well as more detail around the different levels of repair for windows and doors. 19 20Applicant Responses to Work Session Questions 19 20 ITEM 7, ATTACHMENT 9 Packet Pg. 223 21Suggested Discussion Questions • Is the addition adequately differentiated from the historic store in terms of design and materials? • What feedback do you have regarding the materials proposed for this project, including the materials proposed for the addition and the Brava roofing material proposed? • Do you believe that a Plan of Protection is necessary for the stacked-plank shed near the addition? • Do you have any comments related to the other rehabilitation elements of this project, such as the façade restoration, window and door treatments, non-historic siding replacement, etc.? 22Role of the HPC • Provide conceptual review of proposed rehabilitation plan and proposed addition •Do the project concepts meet the Standards? •Where could improvements be made for final review? •If elements are inconsistent with the Standards, how can they be corrected? • Provide informative feedback for owner for future approval under Municipal Code 14, Article IV • If project information is sufficient and Commission is confident it meets the Standards, can proceed to final review in this meeting. 21 22 ITEM 7, ATTACHMENT 9 Packet Pg. 224 313 N. Meldrum St. – Conceptual Landmark Design Review November 20, 2024 Yani Jones Historic Preservation Planner Rebekah Schields Historic Preservation Specialist 23 ITEM 7, ATTACHMENT 9 Packet Pg. 225