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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 05/14/2003LANDMARK PRESERVATION COMMISSION Regular Meeting May 14, 2003 Minutes Council Liaison: Eric Hamrick (225-2343) Staff Liaison: Joe Frank (221-6376) Commission Chairperson: Bud Frick, Jr. (484-1467) SUMMARY OF MEETING: After onsite inspection and consideration, the LPC found that a proposed bike path adjacent to the Old Power Plant on N. College Ave. would have an adverse effect on the historic grotto. LPC granted final approval through the Demolition/Alteration Review Process for an addition at 922 W. Oak. Commission members heard a presentation on proposed flood plain regulations, and commented on the revised plans for the Laurel School project. The LPC also provided a complimentary review of the Cortina Project at Canyon and Howes. FIELD TRIP: The entire Commission met prior to the regularly scheduled meeting at 400 N. College Ave., the grotto at the old Power Plant next to the Poudre River, to view the site of a proposed connection between the existing bike path and N. College Avenue. Dean Klingner of the City's Engineering Department made a short presentation and explained the reasons for the path and the challenges presented by the site, including the location of the grotto and two mature trees as well as the restrictions of the city's Product Six Corridor designation. Commission members also walked the existing bike path and parking lot to assess the feasibility of alternate routes. CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud Frick, Jr., at 5:37 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Angie Aguilera, Agnes Dix, Per Hogestad, Janet Ore, Carole Stansfield and Myrne Watrous were present. Karen McWilliams and Carol Tunner represented staff. GUESTS: Richard Markey, owner, Connie Warner and Chris Marshall, neighbors, for 922 W. Oak; Bob Smith, Stormwater Planning Manager; Dean Klingner, City Engineering Department; Bill Coulson, developer, Clark Mapes, City Planner, and Bob Barkeen, Current Planner, for Cortina Project at Canyon and Howes. AGENDA REVIEW: Carol Tunner added three administrative review items to Other Business. MINUTES: The minutes of April 9, 2003, were unanimously approved as presented. STAFF REPORTS: Carol Tunner reported that 175 people had toured the Armstrong Hotel over the weekend despite inclement weather. COMMISSION MEMBER REPORTS: Myrne Watrous reported on the Downtown Development Authority meeting she attended. Downtown Strategic Plan provisions Landmark Preservation Commission May 14, 2003, Meeting Minutes Page 2 were discussed, including collecting fees for parking. First National Bank will be remodeling, with stone facing and a tower on the south. There is uncertainty whether the project will come before the LPC, as it is not required to go through Demolition/Alteration Review. The sidewalk on the south side of West Mountain Avenue from Mason Street to the Rio Grande is being replaced. A presentation of the Natural Resources Department's Energy Audit Program included discussion of replacing windows in historic buildings. Plans for the Old Town kiosk will come to the LPC in the future. Per Hogestad distributed documentation for the open seat on CSU's Historic Building Review Board. Angie Aguilera has volunteered for the position, and Mr. Hogestad has mentioned her name to Jim White, Chair of HBRB. DEMOLITION/ALTERATION REVIEW: 922 W. Oak St., Final Hearing -- presented by Richard Markey, owner, introduced by Karen McWilliams. At the Preliminary Hearing before the Commission on February 26, 2003, the applicant and the LPC did not come to mutual agreement on a proposed second -story addition to this individual landmark -eligible property. The applicant subsequently complied with the provisions of the City Code pertaining to the Demolition/Alteration Review Process, and is now requesting final approval of the application. Staff recommended approving the application for alterations without conditions. Mr. Markey pointed out that the drawings submitted in February have been slightly modified to present a lower profile on the front of the addition. Public input: Connie Warner of 935 W. Oak and Chris Marshall of 926 W. Mountain both attended to observe the process. Ms. Warner said she had experience with adding on to her home about five years ago and had found the process a disincentive, so she wanted to see the kind of dialog that took place at the LPC. In addition, Ms. McWilliams read two e-mailed comments from neighbors at 928 Akin and 828 W. Mountain, both in support of the second -story addition. Ms. McWilliams provided a brief overview of the process, and the options available to the Commission. Angie Aguilera moved that the LPC approve the application for alterations at 922 W. Oak St. Per Hogestad seconded. Motion carried unanimously, 7-0. Landmark Preservation Commission May 14, 2003, Meeting Minutes Page 3 DISCUSSION ITEM Flood Plain Regulations -- presented by Bob Smith, Stormwater Planning Manager. Bob Smith presented background on proposed updates to city floodplain regulations for all floodplains other than the Poudre River. The purpose of floodplain regulation is to reduce the risk to property, health and safety. To that end, the proposed update recommends stricter regulations for new development and less strict regulations for existing structures; stricter regulations for the floodway and less strict regulations for the remaining floodplain, and stricter regulations for residential development and less strict regulations for commercial development. The floodplain regulations for the downtown area have been eliminated because of the extensive work that has been done to remove the water from the streets and place it underground in storm sewers. Mr. Smith explained that the Poudre River has a Product Six Corridor, where the velocity times the depth of the water is greater than 6, creating a force that can sweep an average person off his feet. As such, it is covered by strict floodplain regulations that allow little or no development within the floodplain or modification of the floodway, although existing public structures, such as bike trails, are grandfathered in. The proposed regulations will apply to the other 11 FEMA and/or city -designated floodplains. He provided Commission members with maps, a copy of the Floodplain Regulation QuickGuide with definitions and diagrams, and a matrix comparing current and proposed regulations. He also outlined the areas that have been removed from floodplains through the installation of pipes and culverts such as downtown, and future projects. All stormwater projects are funded through citywide utilities fees. Mr. Smith said the update to the regulations should be presented to City Council as a study session in September. CURRENT REVIEW 400 N. College Ave., Power Plant Grotto Site -Bike Path Connection, Conceptual Review -- presented by Dean Klingner, City Engineering Office. The bike path connection from the east side of North College Avenue to the Poudre River Trail at the Power Plant site is proposed as part of the North College Avenue Improvement Project, intended to add sidewalks, bike lanes and pavement improvements between Jefferson St. and the river. The trail connection is considered an important component because it completes access to the trail system in a direct route. The proposal would require trimming the large ash tree west of the grotto to provide eight feet of clearance, relocating a park bench and table, raising the path above the level of the grotto, and installing retaining walls in a material similar to that used along the trail next to the Power Plant building. Landmark Preservation Commission May 14, 2003, Meeting Minutes Page 4 In trying to balance the requirements of the historic grotto site, Product Six flood control regulations, appropriate trail design and the Americans with Disabilities Act, Dean Klingner said the Engineering Department is caught between a "product and a historic place." A gently sloping trail that curves around the grotto but stays out of the floodplain could be only six feet wide, rather than the standard 10 feet, and would still pass within a foot of the grotto. Staff felt that the proposed bike path would have an adverse effect on the character and significance of the grotto, which has its own historic designation, separate from the Power Plant building. Janet Ore added that it is the only example of a designed landscape in Fort Collins so designated. Myrne Watrous and Carole Stansfield both suggested that routing the connection to the trail south of the Power Plant and through the parking lot or along the railroad tracks would be simpler and cheaper, while preserving the secluded ambience of the grotto as well as its structural integrity. Public input: Bud Frick presented an e-mail from Jim White, Chair of the CSU Historic Building Review Board. Mr. White raised not only design but also safety concerns with the proposed trail section passing so close to the grotto, especially as it narrows to six feet, and ruled out a protective barrier as "totally inappropriate." Janet Ore moved that the LPC finds that the proposed bike path connection to the Poudre River Trail near the historic Power Plant will affect the designed landscape of the grotto and that effect will be adverse. Per Hogestad seconded. Motion carried unanimously, 7-0. Mr. Klingner said that in light of the opposition by the LPC, as well as the several competing interests that may not be satisfied, in all likelihood the trail segment will be deleted from the North College Avenue Improvement Project. COMPLIMENTARY REVIEWS 1. Cortina Project at Canyon and Howes -- presented by Bill Coulson, developer; introduced by Karen McWilliams. This six -story mixed use project is located within the Canyon Avenue sub -district of the Downtown District, in the vicinity of several historic properties, including the Masonic Temple and three historic dwellings, two of which are now in commercial use. The site is currently occupied by a drive -through bank. The lower two floors of the proposed development will be for retail/office space, and the four upper floors will contain a total of 20 loft -style, 1-3 bedroom residential units for sale, not lease. Off-street parking is provided under the building, with additional parking in a small surface lot south of the building. The project developer proposes a zero -foot setback along both Howes Street and Canyon Avenue and has submitted a modification request to reduce the required 20-foot setback. Landmark Preservation Commission May 14, 2003, Meeting Minutes Page 5 This review was requested by the project developer in advance of a May 15 Planning and Zoning Board review. The Commission's comments and recommendations will be forwarded to the P&Z Board; Bob Barkeen, project planner, was in attendance. Carole Stansfield suggested the project was too overpowering for the location, and not appropriate for the neighborhood. Myrne Watrous, said she liked that the project wasn't trying to look "Old Town." But she questioned the number of different stylistic elements to be incorporated. Per Hogestad agreed, saying that while the first two floors are successful, the upper floors have many things that don't relate to the surroundings going on, for example the belltower and the stucco finish. Carol Tunner pointed out that Italianate Style is marked by different styles on each floor. Mr. Coulson explained that the colors shown on the color copies were not quite correct; the building will be more a buff than a gray for a " Broad moorish" feel and all the details will be executed in stonework. Clark Mapes added that the project maximizes the use of a fairly small site. Mr. Hogestad was also concerned with the effect of the lack of setback on the character of the street edge and surrounding buildings. He asked whether this area should be treated differently than downtown. The southeast corner of the building has been designed with a staggered setback, creating a transition from the adjacent historic properties on Howes Street to the commercial character of downtown and preventing an abrupt change. 2. 330 E. Laurel, Laurel (Centennial High) School -- presented by Carol Tunner on behalf of Poudre School District. Ms. Tunner explained that, although no applicant was present, the Planning and Zoning Board had asked for staff comments on the latest proposed design additions to Centennial High School, housed in the historic Laurel School Building. Ms. Tunner would present the complimentary review. Commission members reviewed architectural and landscape drawings as well as elevations. Carole Stansfield pointed out that the plans and the pictures did not match. After discussion, the Commission decided that while overall the new design more closely follows the standards for rehabilitation and adaptive use of historic buildings and the administration tower is more compatible with the existing building than previous plans, the new detached west addition is now too imitative of the main building. Consensus was that the previous simpler design of the new Activities Building was preferable. Although the Commission found that the directly attached administration addition is subordinate to the existing structure, there was concern that the new main entrance was not defined as clearly as it should be. Landmark Preservation Commission May 14, 2003, Meeting Minutes Page 6 Carol Tunner may convey comments to the P&Z Board for its Site Plan Advisory Review on the project on May 15. OTHER BUSINESS 1. Electrical Boxes on the Armstrong Hotel -- Carol Tunner announced that, with Bud Frick's approval, she had approved the boxes on the back side of the building administratively, and she shared drawings with the Commission. This could be done because the work would not cover, destroy or remove any significant historic fabric. 2. Awning for Millennium Gallery -- Ms. Tunner showed revised drawings of the awnings and attachments for 211-213 Jefferson, which she had also approved administratively with the LPC's previous consent. 3. Sign for Rocky Mountain Chocolate Factory at the Northern Hotel -- Ms. Tunner asked the Commission's opinion on three options proposed for a sign over their storefront on N. College Ave. The consensus was in favor of the rectangular version, to be attached above the Carerra glass in the sign band over the storefronts and with a bracket like the one used by Starbucks on the corner of the building. 4. Letter from City Manager -- Bud Frick read a letter from John Fischbach thanking the Commission for input on the City Council's policy agenda and saying that priority issues will be forwarded to Council by the end of May. Meeting adjourned at 8:30 p.m. Respectfully submitted by Kate Jeracki, Recorder May 21, 2003