HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 03/10/2004LANDMARK PRESERVATION COMMISSION
Regular Meeting
March 10, 2004 Minutes
City Council Liaison: David Roy (407-7393)
Staff Liaison: Joe Frank (221-6376)
Commission Chair: W. J. "Bud" Frick, Jr. (484-1467)
SUMMARY OF MEETING: LPC found 1024 W. Mulberry St., 520 Wayne St., and
1006 W. Mountain Ave. eligible for individual Fort Collins Landmark
designation. LPC approved plans to demolish a non -historic addition and
install improved HVAC equipment at the Giddings Building, 401 Pine St., and
repairs to the stone, brick and mortar at 218 Peterson St. LPC also granted a
one-year Local Landmark Loan extension for the Armstrong Hotel, 259 S.
College Ave., and discussed recommendations to the Planning & Zoning
Board on the subject of alley houses and accessory buildings.
CALL TO ORDER AND ROLL CALL: Commission called to order with a quorum
present by Chairman Bud Frick at 5:31 p.m. at 281 N. College Avenue, Fort Collins,
Colorado. Agnes Dix, Per Hogestad, Janet Ore, Ian Shuff and Myrne Watrous were
present; Angie Aguilera was excused. Karen McWilliams, Carol Tunner and Joe Frank
represented city staff.
GUESTS: Don and Margaret Webber, owners, for 1024 W. Mulberry St. and 520
Wayne St.; Bill Worley and Anne Stewart, owners, for 1006 W. Mountain Ave.; Jon
Prouty, Lagunitas Companies, for 401 Pine St.; Meagan Harper and Jim Liebl, Stile &
Rail Construction, for 218 Peterson St.
AGENDA REVIEW: Carol Tunner added a discussion of windows at 122 Jackson Ave.,
Hunter House, to Other Business.
MINUTES: No minutes were presented.
STAFF REPORTS: Carol Tunner distributed the LPC's 2003 Activity and Meeting Index
to help Commission members begin thinking about nominees for this year's Friend of
Preservation Awards. Projects should have been either initiated or completed in 2003
and substantially done by April 2004. Diversity Data Survey Forms are due in the City
Clerk's office by March 15. Ms. Tunner also announced the RESTORE Convention, the
top annual technical gathering, to be held in Boston, April 21-24. A Colorado Chapter of
the Association for Preservation Technology is forming; Carol will email details to
members. Karen McWilliams distributed sketches submitted by Frank Vaught, of
Vaught -Frye Architects, for alley houses containing 600 sq. ft. on one floor, with four
different exterior architectural styles.
COMMISSION MEMBER REPORTS: None.
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 2
DESIGNATIONS:
1. 1006 W. Mountain Ave., Judge Claude C. Coffin House and Garage -- Bill
Worley and Anne Stewart, introduced by Karen McWilliams.
This property is significant to Fort Collins under Landmark Standards 2 and 3, for
its association with Judge C. C. Coffin, known for the discovery of the
Lindenmeier Site. It is also a very well preserved representation of the Folk
Victorian style of architecture.
Judge Coffin, an avocational archaeologist, along with his son, A. Lynn Coffin,
and brother, Maj. Roy G. Coffin, discovered and recorded unusual stone
projectile points on the cattle ranch of William Lindenmeier Jr., 28 miles north of
Fort Collins. When the details of the find were published in 1934, the points were
identified as Folsom Points, similar to those found near Folsom, New Mexico, in
1926. The Lindenmeier Site was extensively excavated over a period of several
years under the auspices of the Smithsonian Institution. During the years of
discovery and excavation, Judge Coffin lived in the home at 1006 W. Mountain
Ave. and cleaned and stored many of these and other archaeological artifacts in
his home and garage.
The home is a very well preserved hipped cottage, built at the turn of the 20th
century. The only alteration of note is the entrance to the porch, which has been
changed from a central entry to enter from the east side. The owners intend to
restore the porch entry to its original appearance, shown in a 1948 photo.
Staff highly recommended approving this request for Fort Collins Landmark
Designation.
Anne Stewart confirmed that the interior is also in very good condition, with
original woodwork and other details intact.
Public input: None.
Agnes Dix moved the LPC find 1006 W. Mountain Ave. individually eligible
for Fort Collins Landmark designation under Standards 2 and 3, for its
association with the lives of significant historical persons and as a
property that embodies the distinctive characteristics of a type, period and
method of construction. Janet Ore seconded. The motion carried
unanimously, 6-0.
Ms. McWilliams will follow up with the applicant.
2. 1024 W. Mulberry St. and 520 Wayne St., the Dr. C.E. Honstein/Diane Louise
Johnson Cultural Center, and the Honstein/Johnson Carriage House, Pool
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 3
and Pump House -- Don and Margaret Webber, introduced and presented by
Karen McWilliams.
These properties are significant to Fort Collins under Landmark Standards 2 and
3, for their association with the lives of Dr. C.E. Honstein, a distinguished Fort
Collins physician, and Don Webber, noted educator and former Superintendent
of Poudre R-1 School District. The buildings and structures are also significant
for their architectural merits. The buildings are excellent examples of a
vernacular colonial revival dwelling and carriage house, with very good integrity.
The metal swimming pool, added in 1948 along with its associated pump house,
is likely the earliest residential swimming pool to be constructed in Fort Collins.
The home at 1024 W. Mulberry St. was built as a residence in 1940 by Dr.
Honstein and his wife Clara. In 1947, prominent local businessman Pat Griffin
purchase the house, and in 1948 sunk a large, square, metal tank -- designed for
gasoline storage -- in the backyard as a swimming pool. The pool is still
functional, and is a significant historic element of the property. Don and Margaret
Webber purchased the property in 1970, from Thomas and Minor Kelley, who
had bought it from the Griffins in 1963. Mr. Webber is a noteworthy Fort Collins
Citizen, recognized for his outstanding contributions to education and the Poudre
R-1 School District, where his career spanned nearly three decades, including 13
years as Superintendent of Schools. Webber Junior High School is named in his
honor. The Webbers are converting the house into a cultural center to be named
in honor of their daughter, Diane, a flight attendant who died in an airplane crash
in 1985. The Webbers now reside in the home's associated carriage house, at
520 Wayne St.
The Honstein/Johnson Carriage House, at 520 Wayne St., was built in 1937 by
Dr. and Mrs. Honstein, three years before the primary residence on Mulberry St.,
as a two -bay garage with a residence above. From the late 1940s on, the
carriage house was leased. The Webbers remodeled the carriage house in 2002-
03 and now call it home. The lower -level garage bays were converted into a
combination kitchen, dining and living area, with a bathroom and laundry in
adjacent areas formerly used for storage, while the upper level now houses an
office and master bedroom. While retaining the original garage opening, the
garage doors have been replaced by fixed multi -light windows and a set of
French doors.
Staff highly recommends approving this request for Fort Collins Landmark
designation.
The Webbers plan to add a retractable awning on the front of the carriage house
over the west -facing deck, which would be removable. Margaret confirmed that
the family wishes to have the swimming pool and pump house designated, so
that they will be preserved.
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 4
Janet Ore was happy to see this property come for designation, because there
are so few examples of architecture from the 1930s and 40s protected in Fort
Collins. Myrne Watrous questioned the changed front facade of the carriage
house, but Ian Shuff pointed out that because the original opening remains
unchanged, it could be reversed. Janet Ore added that the facade still reads as a
carriage house, because the proportions are the same.
Public input: None
Janet Ore moved the LPC find the Dr. C.E. Honstein House/Diane Louise
Johnson Cultural Center at 1024 W. Mulberry St., its associated carriage
house at 520 Wayne St., and the swimming pool and its pump house in the
yard between the houses individually eligible for Fort Collins Landmark
designation under Standards 2 and 3, for its association with the lives of
significant historical persons and as a property that embodies the
distinctive characteristics of a type, period and method of construction.
Agnes Dix seconded. The motion carried unanimously, 6-0.
Bud Frick thanked the Webbers for preserving a great property. Ms. McWilliams
will follow up with the applicants.
CURRENT REVIEW:
1. 401 Pine St., Giddings Building -- Demolish Non -Historic Addition and
HVAC Installation -- presented by Jon Prouty, introduced by Carol Tunner.
The historic Giddings factory building will be remodeled inside this spring to
accommodate stage productions by the new owner, Bas Bleu Theater. Exterior
restoration is planned when funds become available, but for now, the request is
to demolish the non -historic 1973 metal and cinder block west addition originally
built for storage, an office and restroom, and to install five ground -mounted
HVAC units on the west elevation of the building. HVAC is necessary for the
adaptive reuse rehabilitation to a theater, and rooftop installation would not only
be infeasible but would negatively impact the building more. Being on a corner,
all sides of the building are visible but the west and north elevations would be
considered secondary elevations. Screening of the HVAC equipment could be
considered, but painting it to match the building is recommended by staff, which
recommends the proposed changes as meeting Standards 9 and 10.
Jon Prouty reported that his company is raising capital funds to remodel the
building for Bas Bleu, and has engaged a Portland, Oregon, firm that specializes
in theater design to do the construction. When major renovation takes place, he
said the intent is to go back to restore the building to the way it looked in years
past. While removing the 1970s-era addition to expose the original brick and
symmetrically placed arched windows, all original openings will be respected.
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 5
The 1970s-era sign on the front of the building, of deteriorating plywood mounted
on wire mesh, is also obscuring original windows and eventually will be removed
to expose them, but this will have to come under further review. The small sign
over the entrance will be preserved as an artifact and displayed inside the
building in honor of its history.
Public input: None
Per Hogestad moved the LPC approve the demolition of the 1973 addition
to the historic Giddings Building at 401 Pine St., and the installation of five
mechanical units on the ground for heating and air conditioning. Agnes Dix
seconded. The motion carried unanimously, 6-0.
Per Hogestad suggested investigating possible screens for the HVAC as well as
simply painting the equipment to match the building.
2. 218 Peterson St. -- Stone and Brick Repair/Mortar Repointing for the 2004
Landmark Rehabilitation Loan Program -- presented by Meagan Harper and
Jim Liebl, Stile & Rail Construction, Inc., introduced by Carol Tunner.
This is part of a 2004 Landmark Rehabilitation Loan Program project. The
proposed work will be performed by Jim Liebl of Stile and Rail and Peter
Farquhar of Farquhar Masonry, in accordance with Preservation Brief #2. The
foundation will be repaired by repointing interior stone in basement and crawl
space; radius porch will be repaired by removing all heaved brick, cleaning and
reusing existing brick (replacing damaged brick if necessary), rebuilding to match
and replacing damaged large cap stone. Arch details above windows will be
repaired by removing brick, building form, and replacing with original brick using
type O mortar. Staff recommended the proposed work as meeting Standards 5
and 6. This work is needed in part because repairs made several years ago
were done badly, with cement -based mortar rather than lime -based type O
mortar.
Jim Liebl shared photos of test work that has been done to show compatibility
with the existing masonry. He said they are tweaking the color, and will do a
cleaning test to see if it matches the existing masonry once it is cleaned. Mr.
Liebl asked Ms. Tunner for a copy of a Preservation Brief on cleaning brick. He
added that the structural engineer reported the foundation hasn't moved very
much and there is not a lot of damage inside the basement. New gutters are
being installed to halt any further water damage and improve drainage away from
the foundation before landscaping begins.
Public input: None
Ian Shuff moved the LPC approve the test work as presented and the
repairs and repointing as proposed, using proper mortar and with any brick
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 6
cleaning performed in accordance with the appropriate Preservation Brief.
Janet Ore seconded. The motion carried unanimously, 6-0.
Janet Ore complimented the applicants on their efforts to comply with the
Preservation Brief guidelines.
DISCUSSION ITEMS:
1. 259 S. College Ave., Armstrong Hotel -- Local Landmark Loan Extension
Request -- presented by Carol Tunner. Steve Levinger, owner, requested a one-
year extension of the $5,000 Landmark Rehabilitation Loan, to allow for
completion of window restoration before screens are installed.
Public input: none
Janet Ore moved the LPC approve the request for an extension of the
landmark rehabilitation loan to the Armstrong Hotel through March 1, 2005.
Ian Shuff seconded. Motion carried unanimously, 6-0.
2. Alley Structures Design Update -- presented by Carol Tunner
The LPC discussed the presentation at the Feb 25, 2004 meeting by Current
Planning Director Cameron Gloss on the subject of alley houses or accessory
buildings, detached dwellings, and carriage houses. Mr. Gloss would like to
include the LPC's recommendations in the packet for the March 16 Planning and
Zoning Board meeting; Carol Tunner will email the final draft to Mr. Gloss on
Thursday, March 11.
Joe Frank shared a summary of the input received by Mr. Gloss at the Feb. 25
LPC meeting. In general, he thought the LPC is very supportive of the proposed
design standards.
There was discussion of if an alley house took up available square footage on
the lot, than an enlargement of the main house might have to be a pop-up.
Relative to this, the LPC discussed whether the lot/floor area ratio included just
the footprint or total square footage of buildings, and whether one lot could
contain a main structure, a carriage house and an accessory building. Joe Frank
will check on actual requirements. While some members were concerned that the
development review process does not currently contain a mechanism for
architectural review for compatibility, just mass and scale, others felt that creating
guidelines that were too prescriptive would result in buildings that were more
imitative than compatible. Some members were concerned that allowing alley
houses would adversely affect the density of Old Town and its historic character,
while others felt that limiting the size to 600 total sq. ft. would address that issue.
Some did not want to see secondary houses larger than primary houses.
Landmark Preservation Commission
March 10, 2004, Meeting Minutes
Page 7
After discussion, the LPC decided to send concerns and recommendations to the
P&Z Board on the following issues:
1. The LPC does not support subdivision of existing lots for alley houses. It
doesn't allow for LPC review for compatibility, and it changes the
character of the neighborhoods.
2. The LPC is concerned that alley houses could also jeopardize potential
historic district designations because a potentially large number of houses
would be non -conforming to a district.
3. The LPC recommends that the development review process include the
opportunity early on for LPC review of the new buildings for historic
compatibility.
Carol Tunner will draft a memo and distribute it to Commission members for input
via email before forwarding it to Mr. Gloss.
OTHER BUSINESS
122 Jackson Ave., Hunter House -- Windows -- presented by Carol Tunner
Carol Tunner will be meeting with the homeowner on Monday, March 15, at 5 p.m. to
discuss proposed casement window replacements. She asked for volunteers to
accompany her, and shared photos of the house, which is a designated a Fort Collins
Landmark. Ms. Ore made the statement that the LPC has never supported "demoing"
out historic material; only if it is truly deteriorated.
Meeting adjourned at 7:35 p.m.
Respectfully submitted by
Kate Jeracki. Recorder