HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 03/12/2003LANDMARK PRESERVATION COMMISSION
Regular Meeting
March 12, 2003 Minutes
Council Liaison: Eric Hamrick (225-2343)
Staff Liaison: Joe Frank (221-6376)
Commission Chairperson: Bud Frick, Jr. (484-1467)
WMARY OF MEETING: LPC approved a one-year extension of the 2002 Landmark
iabilitation Loan for Scott Apartments, 900 S. College Ave. LPC found 317 N.
.rwood individually eligible for Fort Collins Landmark status, but reached no
eement with owners on plans for alteration. LPC allowed repair of screen frames
a Landmark Rehab Loan for the Armstrong Hotel, 259 S. College Ave., and will
d a letter of support for the project's request for SHF grant. LPC also supports a
idplain regulationsvariance for the project. LPC approved installation of vents
I a small flat skylight on the rear as part of re -roofing, using a Landmark Rehab
in, on the Stroud House, 717 W. Olive St. Recipients of the annual Friend of
CALL TO ORDER AND ROLL CALL: Commission called to order by Vice Chair Angie
Aguilera at 5:30 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Agnes Dix, Per
Hogestad, Janet Ore, Carole Stansfield and Myrne Watrous were present; W.J. "Bud"
Frick was excused. Karen McWilliams and Carol Tunner represented staff.
GUESTS: Robert Root and Karla Cribari, owners, and John Lipert, builder, for 317 N.
Sherwood; Mark Thorburn for Armstrong Hotel, 259 S. College Ave.; Fred Snyder,
owner, for Stroud House, 717 W. Olive.
AGENDA REVIEW: Carol Tunner added a request for a support letter for a floodplain
regulations variance for 259 S. College to Current Review.
MINUTES: The minutes of February 12, 2003, were corrected with the following
changes:
Under Recusal, 100 feet was changed to 500 feet.
Under Applicant Presentations, the second sentence under the Armstrong Hotel now
reads: Requesting $5,000 to repair frames and replace screen windows;
Under Discussion, Temple House, Ms. Aguilera's name is now spelled correctly.
Per Hogestad moved to accept the minutes as corrected, Agnes Dix seconded,
and the motion carried unanimously, 6-0.
STAFF REPORTS: Ms. Tunner distributed articles from The Denver Post and Rocky
Mountain News about changes in historic buildings and neighborhoods in Denver.
Karen McWilliams passed out copies of the final draft of the Historical Context of
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STAFF REPORTS: Ms. Tunner distributed articles from The Denver Post and Rocky
Mountain News about changes in historic buildings and neighborhoods in Denver.
Karen McWilliams passed out copies of the final draft of the Historical Context of
Quonset Huts for editorial input from members. She said the department is very
pleased with the results.
Ms. Tunner distributed a letter from Christopher Koziol, president of Colorado
Preservation Inc., calling on all supporters of historic preservation to help save the State
Historical Fund from a proposed constitutional amendment to divert half of its funding to
tourism promotion. With $30 million already committed to the State Capitol renovations
and SHF money now funding the Colorado Historical Society's reference library and
twelve museums, passage of the proposed amendment would eliminate the historic
preservation grants program. An e-mail attached to the letter showed 81 projects in
Larimer County alone benefiting from SHF grants.
There was general agreement that such a diversion of taxpayer funds from preservation
to advertising would be supporting private business with public money and an expense
rather than an investment. Myrne Watrous reported that in Fort Collins, tourism officials
were anxious to make the point that the tourism industry did not agree with this
amendment, especially in light of the recent allocation of $10 million to tourism
promotion in the state budget. There is recognition, even in the wording of the Friend of
Preservation Award (see Discussion Items), that historic preservation can protect and
enhance the City's attraction to tourists and visitors.
LPC members agreed action was necessary, and will contact state representatives both
as private citizens and members of the Commission, although they will not be speaking
on behalf of the LPC. The Commission asked Carol Tunner to draft a letter from the
Commission to the State Legislature strongly opposing the raid on the State Historical
Fund by the proposed amendment.
Ms. McWilliams added that a representative of the CHS will be in town March 14 for a
tour of projects and discussion of current issues. This will be a good chance to show off
preservation successes and strengthen the City's position for future grant applications.
COMMISSION MEMBER REPORTS: Myrne Watrous reported on attending the
Downtown Development Authority meeting. She circulated information about the
proposed Cortina Project at Howes and Canyon, across from the Mason Street
Terminal. The six -story project, which will contain two offices and four residential
condos priced between $320,000 and $925,000, has not yet been submitted to the city.
The DDA and the Burlington Northern/Santa Fe Railroad are at odds over pedestrian
access and safety issues connected with the Mason Street Corridor project. A portion of
the project follows the railroad right-of-way, and for liability reasons the railroad would
like a fence along its entire length while the DDA wants it to be pedestrian -friendly. The
two groups agree that returning Howes and Mason streets to two-way traffic is a good
thing.
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Per Hogestad reported and Carole Stansfield confirmed that a member of the
Landmark Preservation Commission is entitled to the seat on the CSU Historic Building
Review Board being vacated by Mr. Hogestad, but there is no requirement that the
chair of the LPC hold it.
CONSENT AGENDA
Janet Ore moved that the LPC accept the one item on the consent agenda, a one-
year extension for the 2002 Landmark Rehabilitation Loan to repair windows and
doors on the Scott Apartments at 900 S. College Ave. Carole Stansfield seconded,
and the motion passed unanimously.
DEMOLITION/ALTERATION REVIEW — PRELIMINARY HEARING
317 N. Sherwood St. — presented by Robert Root and Karla Cribari, owners, and John
Lipert, builder; introduced by Karen McWilliams.
Constructed in 1925, this home is a good example of a vernacular cottage with
Craftsman elements. In addition to being individually eligible for local landmarking, it
also contributes to a potential historic district and could be individually eligible for the
National Register. The house, which has had only minor alterations, retains all the
character defining features of a colonial bungalow, a style typical of the 1920s.
Janet Ore moved that the LPC determine that 317 N. Sherwood St. is individually
eligible for Fort Collins Landmark Designation. Agnes Dix seconded, motion
carried unanimously.
Owners have submitted plans to increase the size of the house from the current 748
square feet to 2200 square feet by adding a story -and -a -half on to the back of the
house. The family has recently doubled, and needs more room. The existing house will
not be altered, but the additional structure will extend above and beyond the sides of
the existing one, and a short hallway will connect the two.
Janet Ore pointed out that the addition will seriously compromise the integrity of the
characteristics that make the house eligible for landmark designation. She was
especially concerned that the new structure will create a competing focal point,
detracting from the front porch entry, and that the proposed roofline is not typical of a
bungalow. Per Hogestad added that the scale of the addition is not compatible with the
rest of the house or the neighborhood. With the addition as proposed, the bungalow
would no longer be a bungalow. He suggested turning the addition around to mitigate
the roofline.
The owners said previous flood problems rule out bedrooms on the ground floor or
basement, and that after two years of working on it, this plan was what best suited the
family's needs. Mr. Root stated the family's desire to stay in Old Town and to keep the
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property owner -occupied, but that he did not wish to redo the plans to reach agreement
with the LPC.
Pubic input: none
Janet Ore moved that because the proposed alterations would result in loss of
integrity, based on location and setting, and therefore loss of individual eligibility
for Fort Collins Landmark Designation, the LPC should not approve plans as
submitted for 317 N. Sherwood St. Carole Stansfield seconded. Motion passed
unanimously.
Ms. McWilliams added that since there is no agreement between the owner and the
LPC on a plan that retains the building's current level of eligibility, the project would
need to go through the remainder of the demolition/alteration review process,
culminating with the Final Hearing.
Angie Aguilera thanked the applicants for their efforts and sensitivity to the building, and
added that the Commission understood their need for more living space.
CURRENT REVIEW
1. Armstrong Hotel, 259 S. College — presented by Mark Thorburn,
University Designers and Builders, introduced by Carol Tunner. Screen
Repair for 2003 Landmark Rehab Loan Program, Conceptual/Final Review.
Mr. Thorburn gave an update on the condition of the screen windows in the
hotel. In general, the bottom rails are in good shape, although some need an
epoxy repair. The screening itself is deteriorated, and will be replaced by
metal screen material in a dark color to match originals. The rest of the
window frames won't be painted until a final color scheme is selected.
Public input: none
Myrne Watrous moved to allow repair of screen frames on the
Armstrong Hotel as presented; Agnes Dix seconded. Motion passed
unanimously, 6-0.
Mr. Thorburn also requested a letter of support from the LPC for a variance
from the floodplain requirements for the entire length of the College Avenue
fagade and the far east portion of the Olive Street fagade of the Armstrong.
He will be making a formal request for the variance to the Stormwater Utilities
Division next week on grounds of both historical accuracy and emergency
egress, as well as the addition of new inlets on Olive Street that will divert
floodwaters before they reach the area in question.
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The Commission agreed that such a variance would allow the project to
maintain the historic character of the building and should be supported.
Carol Tunner will draft a letter to the City's Stormwater Utilities Division
indicating the LPC's support for the floodplain variance for the
Armstrong Hotel.
2. Stroud House, 717 W. Olive St. — presented by Fred Snyder, owner,
introduced by Carol Tunner. Roof Replacement for 2003 Landmark Rehab
Loan Program, Conceptual/Final Review.
Applicant proposes to tear off existing wood shingles topped by two layers of
asphalt shingles and replace the roof with new wood shingles over existing
skip sheathing. As part of the re -roofing project, Mr. Snyder asked for
additional guidance on acceptable vents, and permission to install a flat
skylight, or roof window, on the rear. In general the Commission discourages
installation of skylights. In this case the size, placement and shape of the
window, which is allowed on a non -major elevation under the Secretary of the
Interior's Guidelines, as well as the practical considerations of installing it as
part of the re -roofing weighed heavily in its favor.
Public input: none
Janet Ore moved that the LPC approve the re -roofing on 717 W. Olive St.
as described in the application, including installation of vents and a 21-
inch-by-21-inch flat skylight, installed as flush with the surface of the
roof as possible on the rear of the roof. Carole Stansfield seconded.
Motion passed unanimously, 6-0.
DISCUSSION ITEMS
Friend of Preservation Award: Referring to the 2002 LPC Activity and Meeting Index
distributed by Ms. Tunner, the Commission discussed eligible projects for the 2003
award. The award, begun in 1985, is designed to further historic preservation purposes,
foster civic pride in the beauty and accomplishments of the past, stabilize or improve
aesthetic and economic vitality, and promote and encourage continued private
ownership and utilization of historic buildings, among other objectives. The LPC felt
both Old First Baptist Church at 328 Remington St. and restoration of the Nix Farm at
1745 Hoffman Mill Road were outstanding examples of historic preservation done the
right way in 2002.
Janet Ore moved to give this year's award to Pastor Brian Sky, Mikel Torgerson
and Mark Thorburn for their work on Old First Baptist Church and to the City of
Fort Collins Natural Resources Department for the rehabilitation of Nix Farm.
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LPC approved Carol Tunner drafting a letter to the State Historic Fund in support of a
grant request from the Armstong Hotel for window repair, brick re -pointing, and tin
siding repair along the light wells. The deadline is April 1.
Ms. Tunner also announced that permission had been granted administratively for
moveable compost bins at Nix Farm, and she distributed photos.
Ms. Tunner also announced that Jim Liebl of Stile & Rail Construction had located a
source for copper gutters for the re -roofing of 218 Peterson St., the McCarty House,
and that Bud Frick as chair of the LPC had agreed to wood shingles being installed on
the lower shallow roofs of the project.
Meeting adjourned at 7:35 p.m.
Respectfully submitted by
Kate Jeracki, Recorder
March 23, 2003