HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 07/09/2003LANDMARK PRESERVATION COMMISSION
Regular/Workshop Meeting
July 9, 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 reviewed ideas developed during special
mobile workshops evaluating the impact of potential buildings on historic
structures as part of the Downtown Strategic Plan.
CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud
Frick, Jr., at 5:00 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Angie Aguilera,
Agnes Dix, Per Hogestad, Carole Stansfield and Myrne Watrous were present. Janet
Ore was excused. Karen McWilliams, Carol Tunner, Clark Mapes and Timothy Wilder
represented staff.
GUESTS: Jennifer Carpenter, Planning and Zoning Board member.
AGENDA REVIEW: No changes.
MINUTES: The minutes of June 11, 2003, were corrected as follows:
Second sentence of third paragraph on page three now reads:
He explained that in the Neighborhood Conservation Buffer zone, building height
is limited to three stories. In the Old City Center District, there is a provision for stepping
back one additional story.
Myrne Watrous moved the LPC approve the minutes as corrected, Carole
Stansfield seconded and the motion carried unanimously, 6-0.
Approval of minutes from special mobile workshop on June 18, 2003, was tabled.
There was discussion about the appropriateness of approving minutes because this
was a workshop. Ms. Tunner will check on this.
STAFF REPORTS: Carol Tunner reported on three projects she would like to handle
administratively:
817 Peterson St., owner Bob Liebler — Mr. Liebler consulted the LPC in January
about ways to repair the buckled and cracked siding on his house. After
investigating LPC suggestions, the damaged 10" x 1/2" pine boards will be
replaced with 10" x 3/4" cedar siding modified with a router to match original
profile, and shims inserted as needed to alleviate interior moisture. House will be
repainted in existing colors. Ms. Tunner feels that this is repair and maintenance.
This is not a Rehab Loan Program project. LPC had no objections.
118 N. College Ave., Dreamweaver -- Awning recovering which staff can handle
administratively; however Ms. Tunner wanted the LPC's opinion on the color
selected. Owners would like to have a purple awning with silver lettering in place
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July 9, 2003, Meeting Minutes
Page 2
for August 1 opening. Neighboring awnings are a (worn) burgundy color. Ms.
Tunner distributed drawings of the proposed awning and color samples. LPC had
no objections.
1745 Hoffman Mill Road, Nix Farm -- Elimination of road chip seal. On Jan. 22,
2002, the LPC approved use of chip seal on the main road into the site.
However, the road has since been paved with asphalt that has weathered to a
dull gray. For cost and several other reasons, owners would like to eliminate
plans for chip seal on the road. Ms. Tunner stated that the change would not
affect historic character of the site. LPC heartily concurred, citing additional
reasons chip seal would be an unacceptable material.
COMMISSION MEMBER REPORTS: Myrne Watrous reported on the Ft. Lupton
Historic Preservation Commission Forum she attended with Ms. Tunner. Fort Collins is
being used by surrounding communities as a model for preservation programs.
DISCUSSION ITEM:
Downtown Strategic Plan Height and Mass Issues -- presented by Clark Mapes and
Timothy Wilder.
This is a follow-up to the special mobile workshops held on June 18 and 24, 2003, to
consider height and massing parameters for potential large infill buildings in the
Downtown area as part of the Downtown Strategic Plan. Clark Mapes distributed an
updated document summarizing the block -by -block discussion, and LPC reviewed it to
ensure it accurately captured the many points made during the walking tours.
Mr. Mapes reported that the city has recently held a number of public meetings; the
Downtown Development Authority and neighborhood groups in particular were not in
agreement about height and mass issues. The DDA tone was clear; the fewer limits the
better -- regulations already drive up development costs -- and good design will
naturally produce good projects. Bud Frick suggested the City should not attempt to
regulate design but instead regulate the envelope in which design can take place.
A quick review of other cities revealed little on which to base Fort Collins' policies, other
than respect for context. Boulder's city charter limits building height to 55 feet, allegedly
the height of a mature cottonwood tree. Around Union Station in LoDo, Denver requires
anything over 55 feet to be stepped back 25 feet and be residential. Traverse City,
Michigan, awards bonuses for interesting rooflines. Santa Barbara strictly limits
character and size of all buildings. Washington, DC, limits height to 5 stories to keep
national monuments monumental and carefully planned vistas open. Mr. Frick reported
that Telluride awards an extra 5 feet of height to redevelopment serving the "public
good," which can translate into an additional story to help the economics of historic
restorations work. Jennifer Carpenter reported on a recent visit from Paul Drucker,
nationally known planner, who suggested that height limits such as those in other cities
wouldn't be a bad thing for Fort Collins. New Urbanism literature suggests the ratio
between the height of buildings and the width of the street be no more than 1/3, e.g., on
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July 9, 2003, Meeting Minutes
Page 3
a 100-foot wide street, buildings could be no lower than 35 feet (2 stories) and no higher
than 100 feet (7-8 stories).
The LPC felt that the current maximum 168 feet allowable on all blocks in the Downtown
district was excessive, even on those blocks where future development is now
considered a moot point because they are already developed or City -owned. Blocks
where high-rise development would be acceptable were 114, 102 and 91 -- Gart Bros.,
First National Bank Parking Lot and Steele's Market, respectively. The issue of blocking
sunlight to existing buildings should also be taken into account.
Timothy Wilder reported that staff is considering moving Block 43 and the northwest half
of Block 83 — where Terracon is, and the Canyon Avenue locality-- out of Downtown
and into the Neighborhood Conservation Buffer zone, where building height is limited to
three stories.
General feeling of the LPC was to set a maximum building height of somewhere
between 5 and 7 stories in the Downtown district and allow variances for specific
projects. Height should be specified for individual blocks to assist developers in
planning their projects. Base elements should not exceed three stories; additional tower
elements should be deeply stepped back. Setbacks and stepbacks were generally
encouraged, but the differences between the vibrant nature of College Avenue, where
there are no setbacks or landscaping, and the off-putting canyon feeling of Mason
Street, with deep setbacks, stepbacks on the Justice Center and street -side trees, were
discussed. A proposal to add residential units above the Opera Galleria, and setting
them so far back as to be invisible from College Avenue, could serve as a model for
redevelopment and infill projects. Historic Old Town should not be "walled in" by taller
surrounding buildings; lower limits should be placed on the adjacent blockfaces. There
was also general support for a "barbell" shape (north to south) for College Avenue, with
a taller, signature building on North College near Cherry Street, lower buildings through
Downtown, then a taller building on or near the Gart Bros. Site on South College.
Contemporary architecture should be encouraged.
The process going forward will be for staff to formulate recommendations to City
Council based on input from various groups, including LPC, DDA, P&Z, neighbors,
property owners and other stakeholders. Staff will bring recommendations back to the
LPC for review once they are formulated.
Mr. Frick asked that the issue of earlier involvement of the LPC in the design review
process remain on the table, although it is not part of the current discussion.
Meeting adjourned at 8:00 p.m.
Respectfully submitted by
Kate Jeracki, Recorder
July 22, 2003