HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 06/25/2003LANDMARK PRESERVATION COMMISSION
Regular Meeting
June 25, 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 approved plans for storefront design and light -
well bridges for New Armstrong Hotel at 249-261 S. College;
Demolition/Alteration final review of alterations at 1001 Akin St.;
recommended landmark designation of 704 W. Mountain Ave., the Giddings
House. LPC held a complimentary review of plans for a rooftop addition and
hanging gardens at Opera Galleria, and asked for more information on
proposed fences and handrails at Historic First Baptist Church. LPC accepted
the results and recommendations of the Buckingham, Alta Vista and
Andersonville Sugar Factory Neighborhood Survey and Contexts.
CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud
Frick, Jr., at 5:31 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 and Carol Tunner represented staff.
GUESTS: Terry Hubbard, owner, and David Heuter, designer, for 1001 Akin Ave.;
Kathlene Waller, owner, for 704 W. Mountain Ave., Giddings House; Steve Levinger,
owner, Mark Thorburn, University Designers and Builders, Dick Beardmore and Patrice
Berglund, AE Design Associates, for 249-261 S. College Ave., New Armstrong Hotel;
Mikal Torgerson, architect, for 123 N. College Ave., Opera Galleria; Adam Thomas,
SWCA, Inc. Environmental Consultants, and Cheri Yost for Sugar Factory
Neighborhoods Survey and Contexts.
AGENDA REVIEW: No changes.
MINUTES: The minutes of December 11, 2002, and May 28, 2003, were approved as
presented.
STAFF REPORTS: Carol Tunner distributed a brochure about the upcoming National
Trust Conference.
Karen McWilliams reported that she had received a bank of old file cabinets from the
County Courthouse, which is set for demolition early next week. The cabinets were
originally from the 1887 courthouse. Per Hogestad asked if there was a time capsule in
the cornerstone of the 1957 courthouse building, and Angie Aguilera asked the fate of
signs and the letters over the entrance; Ms. McWilliams will check.
COMMISSION MEMBER REPORTS: None
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June 25, 2003, Meeting Minutes
Page 2
DEMOLITION/ALTERATION REVIEW:
1001 Akin St, Final Hearing -- Terry Hubbard, owner, and David Heuter, designer,
introduced by Karen McWilliams.
At its April 23, 2003, meeting, the LPC found this property individually eligible for local
landmark designation, and that the proposed alterations would negatively impact that
eligibility. The owner has completed the requirements of the Demolition/Alteration
Review Process under the provisions of the Fort Collins Code, including a detailed
documentation of the house and impact of the alterations on the neighborhood.
Public input: Ms. McWilliams reported receiving no phone calls or other input. No one
spoke at the meeting.
Angie Aguilera moved that LPC finds that the applicant has complied with the
provisions of the Demolition/Alteration Review Process and on final hearing
approves without conditions the proposed alterations to 1001 Akin Street. Myrne
Watrous seconded. Motion passed unanimously, 6-0.
Ms. McWilliams will send the applicant a letter confirming the action taken.
DESIGNATION:
704 W. Mountain Ave., Giddings House -- Kathlene Waller, owner, introduced by
Karen McWilliams.
This dwelling was constructed circa 1905, during a time of tremendous growth and
prosperity in Fort Collins, and is directly associated with this important historical time. It
was occupied for nearly three decades by the family of prosperous farmer Edwin
Chester "Chet" Giddings and his wife Agnes Mason Giddings, who began life as the first
Euro-American child born in Fort Collins. The home remains a very well-preserved
example of the American Foursquare style of architecture, with excellent historical
integrity. For these reasons, the home qualifies for landmark designation under
Standards A, B, and C. The property also contains a detached carriage house, located
behind the home, which has been fairly altered. The applicant is not pursuing the
designation of the carriage house at this time and it is not part of these proceedings.
Ms. McWilliams reported that building permits and assessor's records show that the
front porch had been added in 1920 and glassed in early on.
Public input: None
Agnes Dix moved that the LPC recommend Fort Collins Landmark designation of
the Giddings House at 704 W. Mountain Ave., excluding the carriage house, for its
significance under Standards A, B and C. Carole Stanfield seconded. Motion
passed unanimously, 6-0.
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CURRENT REVIEW:
1. 249-261 S. College Ave., New Armstrong Hotel -- Final Review of College
Avenue Storefronts and Light Well Bridges for the Exterior Rehabilitation, --
presented by Steve Levinger, owner, Mark Thorburn, University Designers and
Builders, Dick Beardmore and Patrice Berglund, AE Design Associates,
introduced by Carol Tunner.
Dick Beardmore reported that the Downtown Development Authority had voted to
support funding of the project, so prism glass on the storefront transoms is now a
definite part of the proposal before the LPC for approval. Transoms will not be
operable. Applicant is also asking for a variance from the building inspector for.
the front door entries, the slope of which are not ADA compliant. Two doors on
rear and hotel entrance will all be ADA compliant; the door with access from
handicapped parking will incorporate an internal ramp and provide access to all
retail spaces.
Mr. Beardmore walked the Commission through changes to architectural
drawings made in response to direction provided by LPC at previous meetings.
He presented a mockup of the storefront kick sill to illustrate changes in
construction methods. Storefronts will be made of steel, aluminum and glass; the
color will be factory bronze. The reverse side of the mockup showed the clean
contemporary design on the interior of the spaces. All steel surfaces will be pre -
finished, primed and painted.
The drawing A.7 was not included in the Commission members' packets, but Mr.
Beardmore shared his copy to show the floodproofing at the interior of the doors.
Floodgates will be inside and the doors will swing out; materials will transition
from metal storefront to wooden door and frame.
The light well bridges are as previously presented. Colors and awning fabrics will
come before the Commission in the future.
Public input: Mikal Torgerson gave kudos to a beautiful project.
Myrne Watrous moved that the LPC approve for final review College
Avenue storefronts with return to Olive Street, new storefront on Olive
Street to the west, and light -well bridges for the exterior rehabilitation of
historic Armstrong Hotel at 249-261 S. College Ave. Angie Aguilera
seconded. Motion carried unanimously, 6-0.
Mr. Beardmore said he will bring revised plans to Ms. Tunner for final signing.
Signage, Conceptual Review -- Steve Levinger asked for the LPC's opinion on
recreating a historic sign as a significant architectural feature. Unless it is
considered an historic feature by the LPC, it will not meet current sign code. He
showed historic photos of two options -- an "upside down T" from 1925, and
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June 25, 2003, Meeting Minutes
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second -generation "cross" from 1936, which includes a AAA logo at the bottom —
he said he prefers the 1936 design. The AAA logo would have to be left off; Mr.
Levinger would also like to raise the height of the sign to discourage vandalism,
and still hasn't decided how to light it.
After discussion, in which several members expressed concern over making too
many modifications to the historic design, the LPC asked Mr. Levinger to do
more research on the historic signs and bring back a detailed proposal and
drawings.
2. 123 N. College Ave., Opera Galleria, Complimentary Review of Rooftop
Addition -- Mikal Torgerson, architect, presented by Carol Tunner.
Complimentary review only; no action required. Mr. Torgerson is proposing a
two-story addition on the top rear of the Opera Galleria and rear of adjacent
building to the north. The bulk of the addition will be on the 1989 addition to the
Galleria. Primary entrance to the addition, which will house three residential units
surrounded by "hanging gardens" on the third floor of the addition, is through a
third floor bridge from the parking garage across the alley behind the building.
Additional access will be available via stairs from the Galleria. None of the
addition is to be visible from College Avenue. The architecture will be stark, with
exposed girders visible through windows, but the views over the parking structure
will be expansive, stretching from the Anheuser Busch plant to Timnath. Mr.
Torgerson plans to occupy the penthouse unit.
Mr. Torgerson showed a site line study delineating that the addition will be
setback from College Avenue so it will not be visible from the Trimble Block
across the street.
The plans call for a height beyond current limitations, but Mr. Torgerson plans to
ask for a variance from the Planing Department. He has also contracted with the
building's owner for rights to the air space above the Galleria through a fee
simple deed. To anyone's knowledge, this is the only such arrangement in Fort
Collins.
Both Per Hogestad and Angie Aguilera spoke of how well this project respects
the goal of increasing density in the downtown area while preserving the historic
character of existing buildings.
Bud Frick summarized the board's support of the concept: "We think it's a great
idea. It could be a model project."
3. 328 Remington St., Historic First Baptist Church -- Playground and
Flowerbed Fencing, Step Handrails and Door Reproduction,
Conceptual/Final Review -- no applicant present; presented by Carol Tunner.
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Applicant wants to provide secure fencing around the children's playground on
the northeast (back) corner of the church. The proposal is for a six-foot cedar
fence facing the alley on the east and a wrought -iron fence and gate facing the
street to the south. Shorter wrought -iron fencing will surround flowerbeds on the
south and west, but will not attach to the building. Handrails are proposed on
both sides of the two southwest corner entry steps, to match an existing handrail
on the southeast. The three single doors that were not part of the recent
rehabilitation project will be reproduced to match the new main entry doors in
material and finish.
The Commission was concerned that the plans submitted with the application
were not complete, and would like to see the whole project put together in a
cohesive unit showing what goes where. Once completed drawings are
submitted, Ms. Tunner can approve them administratively.
Public input: None
Angie Aguilera moved, and Myrne Watrous seconded, that the LPC approve
for conceptual/final review proposed Historic First Baptist Church
playground and flowerbed fencing, step handrails and door reproduction,
with administrative review by staff of additional dimensional drawings to
include:
• Elevation drawing of southeast corner fence, gate and arch with
dimensions;
• Dimensioned handrails added on the MTA plan view;
• Modify door drawing to reflect raised panels;
• Check and change direction of Door #5 swing;
• Add notation to the plan that there will be no attachments of any fence
to the building.
Motion carried unanimously, 6-0.
DISCUSSION ITEM:
BAVA Neighborhood Survey Results and Recommendations -- LPC Acceptance
of Results and Recommendations -- presented by Adam Thomas, SWCA, Inc.,
Environmental Consultants.
"The Sugar Factory Neighborhoods: Buckingham, Andersonville, Alta Vista" by Adam
Thomas and Timothy Smith, was submitted to the Fort Collins Planning Department in
March 2003. It presented the results of an inventory of 175 properties, and found three
eligible for individual listing on the National Register of Historic Places. A handful more
are eligible for individual designation as Fort Collins Landmarks. Most of Buckingham
and Andersonville should also be considered for designation as historic districts,
associated as they are with the early 20th century sugar -beet industry in Fort Collins,
and the Germans from Russia and Hispanic communities in our city. The area has been
consistently underrepresented in Fort Collins political life. It is currently about evenly
divided between renters and owners.
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Karen McWilliams read comments e-mailed by Commission member Janet Ore in
support of the survey report and contexts, which stated in part: "I think the contractors
have done a great job of laying out well -developed contexts and have followed a fair
and understandable process for evaluating significance. Overall, I thought the report
was excellent and the results justifiable. This report (and its associated contexts) should
serve as our model for what good surveys should look like."
Mr. Thomas walked the Commission through the survey report, highlighting the three
National Register candidates: 209 Third St., the 1902 Peter and Henry Deines House,
the last remaining of Buckingham's original 13 shanties and the oldest original structure
in Buckingham; 425 Tenth St., the 1933 John Romero House, which is already listed as
a City of Fort Collins Landmark; and 741 Lindenmeier Road, dating from 1905 and
associated with both German -Russians and Hispanic sugar -beet workers and the
transition between the two ethnic groups. These properties should be considered for
inclusion on the Colorado Register of Historic Properties as well as the local and
national registries.
Although many of the structures in these neighborhoods have historical significance,
some have structural problems that present health and safety issues; for example, local
streets do not meet city standards. Ms. McWilliams explained how a property's
eligibility would affect the property under the Demolition Alteration Review Process and
under the Land Use Code
Bud Frick pointed out that bringing some of the structures in these neighborhoods up to
current code would destroy them, and designating them as historic might limit their
value. Ms. McWilliams pointed out that there is far greater leeway for alterations within a
district. Myrne Watrous felt that sooner or later, this area is going to be seen as
valuable land, close to downtown, and if not protected it will be bulldozed for
redevelopment. Per Hogestad thought it would take an overwhelming amount of
neighborhood support for City Council to approve designation as a historic district.
Fortunately, the area contains a wealth of really good vernacular architecture and
residents who are interested in it and in their history.
Ms. McWilliams explained that once the LPC accepts the survey report and its results,
they will be sent, along with the contexts, to the Colorado Historical Society for review.
The City will be holding neighborhood meetings in August, to determine the level of
neighborhood interest in becoming a historic district.
Myrne Watrous moved that the LPC accept the results of the Buckingham, Alta
Vista and Andersonville Neighborhood Survey and Recommendations. Agnes Dix
seconded. Motion carried unanimously, 6-0.
Meeting adjourned at 8:15 p.m.
Respectfully submitted by Kate Jeracki, Recorder, July 14, 2003