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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 03/26/2003LANDMARK PRESERVATION COMMISSION Regular Meeting March 26, 2003 DRAFT Minutes Council Liaison: Eric Hamrick (225-2343) Staff Liaison: Joe Frank (221-6376) Commission Chairperson: Bud Frick, Jr. (484-1467) SUMMARY OF MEETING: LPC approved installation of an awning with signage foi in upstairs business at 237 1/2 Jefferson St. on consent, and discussed issues of nutual interest with representatives of the Downtown Development Authority. LPC ietermined that the owner of the existing basement house and associated garage al 147 N. Roosevelt Ave. had complied with the Demo/Alteration Review Process and :ould pull a demo permit. Landmark Designation for 810 W. Mountain Ave. was abled. LPC approved chimney relining, re -roofing and porch repairs at 817 2eterson St. LPC will send a letter of support for an SHF grant for the Old First 3aptist Church, but will not send a support letter for the Plummer School Commons )roiect at this time. CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud Frick, Jr., at 5:35 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, Carol Tunner, and Joe Frank represented staff. GUESTS: Maureen Balzer for 237 1/2 Jefferson St.; Chip Steiner, Larry Stroud, Steve Taylor and Mary Brayton for Downtown Development Authority; Bill Coulson, owner, Preston Lathrop, Jay Henke, Mike McRoberts, neighbors, for 147 N. Roosevelt; Robert Liebler for 817 Peterson St.; Pastor Brian Sky, Northpointe Community Church, for Old First Baptist Church, 328 Remington St; Mickey Willis, developer, for Plummer School, 2524 E. Vine; Brooke Schledwitz, student observer. AGENDA REVIEW: Carol Tunner removed a mock-up model discussion for Armstrong Hotel, 259 S. College Ave., from Current Review and added requests for support letters for Old First Baptist Church and Plummer School to Other Business. MINUTES: The minutes of February 26, 2003, were corrected as follows: Under Agenda Review and Other Business, the word Design was deleted when referring to CSU's Historical Building Review Board. Agnes Dix moved to accept the minutes as corrected; Carole Stansfield seconded. The motion carried unanimously, 7-0. STAFF REPORTS: Karen McWilliams announced that the City and the Poudre School District had received a $23,000 Certified Local Government Grant for the survey of District -owned properties and a historic school context. She also announced an open Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 2 house for the Cache la Poudre Heritage Alliance's River Corridor Project, a National Parks survey of the river from the old Poudre Canyon water treatment plant to Greeley, March 27. COMMISSION MEMBER REPORTS: Myrne Watrous reported that the version of City Plan Update characteristic DRP1 adopted by City Council includes the words, .'with sensitivity to the historic areas' in reference to the character of Fort Collins becoming more urban. CONSENT AGENDA Myrne Watrous moved to allow installation of an awning and signage, in royal blue as presented, at 237 112 Jefferson. Angie Aguilera seconded, and the motion passed unanimously, 7-0. DOWNTOWN DEVELOPMENT AUTHORITY Three members of the DDA Board of Directors -- Larry Stroud, Steve Taylor and Mary Brayton -- accompanied Executive Director Chip Steiner to discuss issues of mutual interest to the DDA and LPC, and ways to work more closely on projects in the future. Larry Stroud acknowledged that the DDA and LPC share common aims to make downtown Fort Collins a vital place. The central issue is where the two could work better together to save building owners unnecessary costs. Flexibility and better dialog can help achieve those common aims and result in better projects; economic vitality and historic preservation stimulus go hand in hand. Chip Steiner added that the best form of historic preservation is an occupied building, and, since historic downtown buildings are competing directly with greenfield development, additional expenses or delays imposed by preservation requirements make it more likely tenants will opt for new construction. Time is money. Windows were the major topic of discussion, specifically the controversy over replacement vs. repair of existing windows in the Woolworth Building, owned by Steve Taylor. He made the point that downtown building owners need a way to get buildings tenant -ready quickly; the current paperwork involved in a historic project is overwhelming, referring to historic preservation of windows literature provided to him by City staff. Mr. Steiner said that solutions must be economical, and find a way to close the gap between historic preservation and needs of modern businesses. Dr. Ore pointed out that the LPC is legally bound to follow specific criteria for approving repairs and replacement of historic fabric, including windows, a quintessential problem. She held up the Illustrated Secretary of the Interior's Standards for Rehabilitation of Historic Buildings. Joe Frank added that City Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 3 Code allows variability from the standards. Dr. Ore said the bottom line is that the LPC has to be fair to everyone and not violate the standards. If the Commission is presented a strong argument, based on the standards, and an exploration of alternatives, then they can make an informed decision on how to apply the standards consistently. Ms. Watrous asked if part of the conflict is a timing problem, since the LPC usually only sees requests once there's a "gosh -awful" deadline. Mr. Taylor replied that the timing is a function of when an interested tenant wants to execute a contract; within 90 days is not unusual. Mr. Hogestad suggested owners thinking about doing historic projects should take advantage of the Conceptual Review process to come before the LPC informally to discuss alternatives and challenges before they've gone too far in the process. DDA staff now help owners put together grants that target things that are important to the LPC, and use landmark preservation staff resources. Dr. Ore suggested an educational workshop; Mr. Steiner thought offering continuing education credit for Realtors would be a good way to increase participation. Mr. Frick thought it would be good for everyone to understand that an old building presents different issues than a core and shell on Harmony Road, and the contract may take longer to execute. Mr. Steiner asked if the LPC and the DDA could sit down and talk about issues every once in a while. DEMOLITION/ALTERATION REVIEW 147 N. Roosevelt Ave. — presented by Bill Coulson, owner; introduced by Karen McWilliams. This home, on the southwest corner of LaPorte and N. Roosevelt, was built in 1926 as a "basement" or "hope" house, composed of a formed concrete basement and walls extending approximately two feet above grade, surmounted by a very low-pitched gable roof. A small, plain detached single car garage is adjacent to the basement house's southwest corner. The house is the oldest of three existing basement houses in Fort Collins, and retains excellent integrity. It qualified for designation as a City of Fort Collins Landmark and would likely qualify for designation on the National and State Registers of Historic Properties. The applicant proposes to construct a one-story house upon the basement foundation; this public hearing is the last requirement to comply with Sec. 14-72 of the City Code. Janet Ore pointed out that while it is an officially designated architectural form, basement houses were always meant to be built on. Per Hogestad agreed that Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 4 adding a home on top of the existing foundation is not destroying the historic fabric, merely fulfilling its destiny. Pubic input: Three neighbors spoke in support of the project. Jay Henke, who lives across the street at 134 N. Roosevelt, and Mike McRoberts of 137 N. Roosevelt both pointed out that building on the foundation will improve the neighborhood. Preston Lathrop of 145 N. Roosevelt agreed, saying the current structure doesn't foster occupation by families. He added that Mr. Couslon had cleaned up the property and added landscaping, and he was definitely in favor of the project. Myrne Watrous moved that the LPC approve the permit for demolition of the basement house and garage at 147 N. Roosevelt. Agnes Dix seconded. Motion passed unanimously, 7-0. Mr. Hogestad added the LPC would be very interested in seeing plans for the new construction. DESIGNATIONS 810 W. Mountain Ave., John and Edna Squires House -- presented by Karen McWilliams. The Squires Home has been and integral part of West Mountain Avenue since the early 1900s, and is a recognized feature of the Loomis Addition neighborhood. It is reflective of the Folk Victorian architectural style and exhibits very good physical integrity. The interior contains many original features. The only alteration not more than fifty years old is a set of three easily reversible solar collection panels on the east slope of the roof. The owner intends to remove them when they wear out. Historic alterations have been done to enclose the front porch, and unspecified work occurred on the rear porch circa 1946. The owners propose to remove the mud porch at the rear of the house and construct a 20x20-foot addition, creating a master bedroom/bath and kitchen nook. The Commission informally reviewed these plans last fall, which will not significantly affect the building's eligibility for individual landmark designation. Staff recommends approval under Landmark Preservation Standards A and C. Public input: None Janet Ore moved that the LPC designate the Squires House at 810 W. Mountain for landmark status. There was no second. Agnes Dix questioned how the LPC could designate something that hasn't been built yet, i.e. the addition. Bud Frick clarified that the designation was for the original structure, not the addition. Joe Frank pointed out that if the Landmark Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 5 Designation process begins, no building permits can be issued until the process is completed, delaying construction of the proposed addition by at least a month. Ms. McWilliams said the owners may have architectural plans ready to submit for building permit review, which will also take about a month. She will contact the owners, who were not able to attend the hearing, to determine the status of their final plans and let them know about the possible delay imposed by the landmark designation process. Dr. Ore withdrew her motion. Agnes Dix moved to table the landmark designation of the John and Edna Squires House, 810 W. Mountain Ave., Angie Aguilera seconded. Motion carried unanimously, 7-0. CURRENT REVIEW 817 Peterson St. — presented by Robert Liebler, owner, introduced by Carol Tunner. Chimney Relining, Re -Roof, Porch Steps Repair, Conceptual/Final Review for Landmark Rehab Loan Program. The chimney was originally lined with mortar, which is now badly eroded and a safety hazard. The owner proposes repairing it with a cast -in -place system rather than rebuilding it. The existing roof, put on in 1984, has warped, loose, broken and missing cedar shingles and leaks in places. Cedar breather will be placed under the new shingles, which will increase the cost of the project but increase the life of the roof. The sandstone porch, although not historic, has settled, is infested by ant colonies, and the steps have loose stones, creating a safety hazard. Repairs will be made of matching local sandstone to stabilize the steps. Mr. Liebler gave an update on the Ahrens cast -in -place chimney relining process, and distributed a list of historical structures on which it has been used, including the West Wing of the White House and Hynds Lodge in Curt Gowdy State Park in Cheyenne. The real damage is on the inside of the chimney, where the mortar is severely eroded, according to Mr. Liebler, and this process will fill the voids. The exterior of the chimney will remain substantially unchanged, except for the small black cap now required by code. Dr. Ore expressed concern that the new mortar won't give and will break the softer bricks, and Mr. Hogestad questioned whether the process will blow the mortar off the outside. Mr. Liebler expressed confidence in the system. Public input: none Angie Aguilera moved to approve relining the chimney, repairing the stone porch and re -roofing with cedar shingles as 817 Peterson St. Janet Ore seconded, the motion carried unanimously, 7-0. Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 6 OTHER BUSINESS 1. Old First Baptist Church, 328 Remington St. -- presented by Pastor Brian Sky, Northpointe Community Church, introduced by Carol Tunner. Request for Support Letter for State Historical Fund grant. The church has to date invested $275,000 in bringing the structure back to its 1904 condition, including interior work needed to keep the building a functional space for worship. This grant request, for $99,468, is to fund replacing the roof and repairing flashing, finishing interior plaster work, restoring art glass and some sashes, and completing exterior stone and masonry work. The church will be investing $49,740 as a one-third match. In addition, the remaining three doors will be reproduced, but they are being donated by Classic Doors and are not part of the grant request. Janet Ore moved the Landmark Preservation Commission write a letter of support for the State Historical Fund grant requested for the Old First Baptist Church, 328 Remington St. Carole Stansfield seconded. Motion carried unanimously, 7-0. Pastor Sky also delivered plans for a fence to secure the playground around the church to Ms. Tunner; the LPC will consider it at a future meeting. 2. Plummer School Commons, 2524 E. Vine -- presented by Mickey Willis, Paradigm Development, introduced by Carol Tunner. Mr. Willis is requesting a State Historic Fund grant for $538,632, for acquisition and development of 2.07 acres and survey and planning for a 20- 24-unit affordable co -housing community centered on the historic Plummer School Building, a State and National Register landmark. The location of the schoolhouse puts it in danger of being lost to road improvements. The grant money will be used to help purchase the property, restore the unaltered exterior to original appearance, interior repairs, rework windows, mechanical and electrical system, as well as to create a historic district that will protect and enhance this and other historic properties in the area. The property is located in Larimer County, and the support page of the application for the SHF grant has been signed by the county representative, but Mr. Willis is seeking additional support from the LPC. Ms. McWilliams pointed out that when City Attorney Steve Roy owned the building in 1977, he placed a restrictive covenant on it giving authority to review changes to the Cultural Resources Board, the predecessor of the Landmark Preservation Commission. The LPC has inherited this responsibility. Landmark Preservation Commission March 26, 2003 Meeting Minutes Page 7 Mr. Willis said he does not have a site plan yet, and he is developing a compatible buffer, and part of the grant request is for survey and planning requested to create a historic district. Dr. Ore pointed out that it will be extremely difficult to build new structures within the school area without ruining its integrity. Mr. Frick expressed concern over the existing context of the building, which will be lost with the addition of the very dense development. For this reason, he said he had a hard time supporting the project without seeing a site plan. Mr. Hogestad added that the Commission has nothing to see to help evaluate the character of the houses and how they relate to the school. Dr. Ore said the development concept and use of the school is an intriguing idea, but Mr. Hogestad said he would not be comfortable sending a letter in support of a project for which he's seen no plans. Mr. Frick agreed, saying having nothing to look at puts the LPC in a very uncomfortable position. In response to a question from Ms. Stansfield, Mr. Willis said if the SHF denies the grant, the project will not go forward. By consensus, the LPC declined to write a letter of support for the SHF grant for the Plummer School Commons. Members felt that while the aims of the project were admirable, there were still too many unanswered questions to support it at this time. 3. City Council Policy Agenda 2003-2005 -- Carol Tunner asked all Commission members for policy priorities for Council to consider in the coming years. Ms. McWilliams suggested in light of DDA concerns discussed earlier, perhaps staff and the commission should be investigating ways to bridge the financial gap between new and historic rehabilitation. Mr. Frick suggested waiving some fees for historic preservation projects; Ms. Stansfield suggested preserving the integrity of historic neighborhoods, not letting monster houses sprout up. Members can forward any other ideas to Ms. Tunner by email for submission to the City Manager's office by April 18. Meeting adjourned at 8:35 p.m. Respectfully submitted by Kate Jeracki, Recorder April 9, 2003