HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 08/27/2003LANDMARK PRESERVATION COMMISSION
Regular Meeting
August 27, 2003 Minutes
Council Liaison: David Roy (407-7393)
Staff Liaison: Joe Frank (221-6376)
Commission Chairperson: Bud Frick, Jr. (484-1467)
SUMMARY OF MEETING: LPC directed roof shingle replacement for 120 Pearl
St. be approved administratively as well as all future same type roof
replacements. LPC accepted proposed rear addition at 725 Mathews St. The
Commission also received a training presentation on the Secretary of the
Interior's Standards for the Treatment of Historic Properties pertaining to
additions.
CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud
Frick, Jr., at 5:38 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Agnes Dix, Per
Hogestad, Janet Ore, Ian Shuff and Myrne Watrous were present. Angie Aguilera was
excused. Carol Tunner represented staff.
GUESTS: Jeff Moore, contractor, and Vickie Bridges, owner, for Littler -Baker House,
725 Mathews St.
AGENDA REVIEW: No changes.
MINUTES: The notes from workshop sessions on June 18 and 24, 2003, were
reviewed. The spelling of Seder Plastics Building was corrected in the June 18 notes.
Agnes Dix requested that the minutes reflect the LPC's support for contemporary
architecture as opposed to simply recreating old architecture, and the importance of a
vibrant mix of compatible buildings to the character of Fort Collins as it develops. There
was no objection. Because these were simple notes from worksessions, it is not
appropriate to approve them or file them with the City Clerk's office.
STAFF REPORTS: Carol Tunner distributed brochures about upcoming conferences,
an article from the May/June 2003 issue of The Alliance Review, and a copy of
Preservation Brief #14 - New Exterior Additions to Historic Buildings: Preservation
Concerns.
COMMISSION MEMBER REPORTS: Bud Frick reported on a special
Architects/Downtown Development Authority representatives meeting with Advance
Planning staff concerning the Downtown Strategic Plan, specifically the height of the
buildable area around Canyon Avenue. No one had a problem with five stories or 80
feet, similar to the County Courthouse; the problem was limiting developments to that
height. Joe Frank suggested setting five stories as the "normal" height for projects and
allowing buildings up to 12 stories or 168 feet as long as they meet more stringent
design requirements. The higher you go, the more hoops you go through. The street -
face survey completed by the LPC and the existing design review process are still in
place. Planning staff and the Planning and Zoning Board would be responsible for
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seeing that the additional requirements are met; LPC would continue in its advisory
capacity on individual projects only. A draft of the new requirements will be sent to LPC
for review prior to a City Council work session in September; the Downtown Strategic
Plan is now scheduled for completion and adoption in October.
CONSENT AGENDA:
120 Pearl St., Edwin and Ella Wolf House and Garage - Re -roof for Final Review --
no applicant present, introduced by Carol Tunner.
Ms. Tunner circulated color samples of the proposed asphalt shingles to be used to
replace the existing asphalt roof. It was decided since the materials to be used are in
kind and will have no impact on the historic character of the home, that staff should
handle this and all such future items administratively. Ms. Tunner will send the applicant
a letter approving the project.
DISCUSSION ITEM:
Training - LPC Review of the Secretary's Standards and Additions to Historic
Properties -- presented by Carol Tunner.
Ms. Tunner's review of the Standards dealing with additions (#9 and #10) placed
particular emphasis on rehabilitation, in relation to the proposed rear addition to 725
Mathews St.
The Standards define rehabilitation as making possible a compatible use for a property
through repair, alterations, and additions while preserving those portions or features
which convey its historical, cultural, or architectural values. A new addition to a historic
building is considered acceptable within the framework of the Standards if it preserves
significant historic materials and features; and preserves the historic character; and
protects the historical significance by making a visual distinction between old and new.
Factors to be considered in evaluating whether a project meets these requirements are
location -- on a secondary elevation, not on the front or highly visible from the street --
and size/scale -- preferably the same or reduced, larger can be acceptable with low
visibility; compatibility of features such as shape, materials, detailing, craftsmanship,
window arrangements, colors, and setting -- windows can be considered compatible in
terms of color, material or character, which can include some or all features such as
patterns, type, head heights, or proportions; and simplification of detailing and use of
contemporary details on the new addition. Aligning head heights of windows and using
the same type of window are two forms of compatibility between the old and new, but
not required according to the Standards. Changing window type can allow the new rear
addition to read as an addition, which is part of the Standards. Many back porches in
general are not considered character -defining historic features.
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It is important to bear in mind that structures receive historic designation in recognition
of their overall significance and/or integrity. One window on a rear elevation would be a
very small factor in determining such a designation.
It's up to the community to decide how restrictive they want historic preservation to be.
Ms. Tunner observed that Fort Collins is showing signs of developing an "Aspen
syndrome" of huge additions on the backs of small historic homes, which will continue
until the community says it doesn't want to see it anymore. Perhaps the LPC should do
more community education on the importance of preserving the character of
neighborhoods as well as individual structures.
Adaptive uses of older houses are necessary to limit urban sprawl, and change is
inevitable to accommodate new uses and new needs. A house, especially, is an
evolutionary process. The challenge is to keep its historic character and significance.
Ms. Tunner suggested that if the LPC could answer "yes" to the following three
questions, an addition/new construction should meet the Secretary's Standards:
• Does the addition preserve significant historic materials and features?
• Does the proposed work preserve the historic character of the building?
• Does the addition/new construction protect the historical significance by making a
visual distinction between old and new?
Reasons for turning down a project must connect to specific Secretary's Standards.
Interpretation of the Standards can be very subjective, but overly restrictive decisions
can sour owners on the idea of design review and make for more intentional violations
and less cooperation. It is important for Commission members to make clear to
applicants during conceptual review which recommendations are requirements under
the Secretary's Standards and which are an individual member's suggestions for design
improvements. LPC members should review materials in the packet before the
meeting.
CURRENT REVIEW:
725 Mathews St., Little -Baker House, Rear Addition, Final Review -- presented by
Jeff Moore, contractor, and Vickie Bridges, owner, introduced by Carol Tunner.
The applicants are proposing to replace an existing one-story rear addition of unknown
age with a two-story eight foot four inch extended addition, and a new one-story porch
addition that will open onto a deck. The purpose of the change is to gain more
kitchen/breakfast nook, and upstairs bedroom amenities to make the house more livable
by today's standards. The addition changes the porch use from a mud porch to an
extension of the living area.
At conceptual review on Aug. 13, 2003, the LPC had no concerns about the two-story
addition, but made several suggestions for the back porch. For final review, the
applicant has submitted updated and more detailed drawings implementing most of the
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LPC's concerns for the back porch room, removing the north side roofline remnant and
raising the back porch level to bring the new window and door headers even with those
of the house. The new back porch windows will be the same proportion and size as the
double -hung windows on the house, but will be casements. An almost -square double -
hung window is proposed for over the kitchen sink.
Myrne Watrous complimented the applicants on the improved drawings and felt that as
an addition on the rear of the house for new uses, the project definitely fits the
Secretary's Standards. The casement windows give it the contemporary detailing
required to differentiate it from the original house. Agnes Dix agreed that the new design
is a fine job, very complimentary to the old house. Janet Ore felt that with the lines,
proportions, materials, and the head heights of the windows the same as on the older
portion, the addition fits the Standards.
Public input: None
Myrne Watrous moved the LPC accept the plans for the proposed rear addition to
725 Mathews St. as presented on this date. Agnes Dix seconded, and the motion
carried unanimously, 6-0.
Meeting adjourned at 7 p.m.
Respectfully submitted by
Kate Jeracki. Recorder
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