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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 11/12/2003LANDMARK PRESERVATION COMMISSION Regular Meeting November 12, 2003 Minutes City Council Liaison David Roy (407-7393) Staff Liaison Joe Frank (221-6376) Commission Chairperson W J "Bud" Frick, Jr (484-1467) SUMMARY OF MEETING LPC recommended designation of 415 E Elizabeth, E Kimple House, and 400 Whedbee St, Historic Seventh Day Adventist Church, Fort Collins landmarks LPC concurred with demolition and waiver of certain requirements for 518 S Howes St, Barnett House LPC also accepted its 2004 Work Program, supported a variance for street lighting in Young's Creek development, and heard a presentation on City Plan Update CALL TO ORDER AND ROLL CALL Commission called to order with a quorum present by Vice Chair Angie Aguilera at 5 40 p m at 281 N College Avenue, Fort Collins, Colorado Agnes Dix, Bud Frick, Per Hogestad, Janet Ore, Ian Shuff and Myrne Watrous were present Karen McWilliams, Carol Tunner and Ken Waido represented staff No City Council members were present GUESTS Rev John Pons of Whole Life Church of Religious Science, owner, and Larry Werth, Marilyn Wilson and Dora Hildebrand for 400 Whedbee St , Historic Seventh Day Adventist Church, Chris Ray owner, for 518 S Howes St , Barnett House AGENDA REVIEW Karen McWilliams added a lighting variance for Young's Creek development and Carol Tunner added the LPC's 2004 Work Program under Other Business Karen McWilliams announced that the Complimentary Review of the Proposed Addition to 312 Cherry St has been postponed MINUTES On a motion by Myrne Watrous, seconded by Agnes Dix, the minutes for both October 8 and October 22 were unanimously accepted as presented STAFF REPORTS Carol Tunner announced Colorado Preservation Inc 's Annual Historic Preservation Conference to be held in Denver Feb 5 7, 2004 The City cannot provide any funds for Commission members to attend, but with the City's Certified Local Government Commission discount, the cost is significantly reduced Ms Tunner also announced a $39,160 grant from the National Park Services' National Center for Preservation Technology and Training to Historic Fort Collins Development Corp to use digital X-ray analysis to evaluate wood deterioration in historic buildings Ron Anthony of Anthony & Associates Inc will conduct the research Ms Tunner informed the Commission of two items she had approved administratively for the Armstrong Hotel, 259 S College a fence for outdoor dining for Mugs Coffee Lounge, which will be in the public right-of-way and attached to the sidewalk not the building, and a chase in each of the two light wells on the north elevation of the budding Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 2 for grease traps required for Hu -Hot Mongolian Barbecue. These will be painted to match the light wells and located away from guest room windows. By consensus, the Commission decided to cancel the meeting scheduled for November 26, Thanksgiving Eve. The next meeting will be held on December 10; there is no meeting scheduled for December 24, Christmas Eve. COMMISSION MEMBER REPORTS: Myrne Watrous reported that the Downtown Development Authority and Downtown Business Association are considering paying to advertise on billboards on College Avenue, since the company that owns them has a three-year lease on the location. The DDA postponed discussion of the Downtown Strategic Plan until December; it is scheduled to go before City Council in January. DESIGNATIONS 1. 400 Whedbee St., Historic Seventh Day Adventist Church -- presented by Rev. John Pons of Whole Life Church of Religious Science, owner, and Dora Hildebrand, Church Historian, introduced by Karen McWilliams. This single -story, wood frame building, on the southeast corner of Whedbee and East Magnolia Streets, was designed by Ora E. Long and has been in use as a house of worship since its construction in 1903. It is very well preserved and a noteworthy example of an early church in Fort Collins. Due to its high degree of physical integrity, combined with its high level of architectural and historical significance, it is individually eligible for designation under City of Fort Collins Landmark Preservation Standards 1 and 3. The property is a contributing element of the Laurel School National Register District, and in 1998, was assessed as being individually eligible for designation on the National Register of Historic Places under Criterion C, as an excellent example of 20th-century small- scale church architecture. The cross -gable vernacular building is distinguished by its high walls clad with narrow drop siding, relatively steeply pitched gables and lack of ornamentation. The large gables facing front and north each contain triple sets of tall 1-over-1 windows separated by wide mullions; these windows also feature flat wooden surrounds and stepped molding lintels. On the south elevation is a canted bay window. The main entry is accessed by a small open porch, protected by a substantial shed roof supported by a turned spindle post. The church was originally erected for the Seventh Day Adventist Church under the stewardship of Watson Ziegler. In 1954, The Glad Tidings Assembly of God acquired the property and used it for services until 1973. This building then became home to The Downtown Church of Christ, which owned it until 1982, when it was sold to the Mennonite Fellowship Church. In 2002, the Mennonites sold the land to the William J. Warren Trust, which in turn sold the property to the Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 3 current owners, the Whole Life Church of Religious Science. In the last year, the Whole Life Church has restored much of the building's original wood interior. Staff recommends approving the request by the Whole Life Church of Religious Science for Fort Collins Landmark designation of the Seventh Day Adventist Church at 400 Whedbee St. Karen McWilliams added that members of the congregation have spent about 1000 volunteer man-hours hand -restoring the interior, repairing the wear that comes with a century of use. She also commended the amount of research and preparation put into the application by church historian Dora Hildebrand. Ms. Hildebrand said she had received no information from the Seventh Day Adventist Church and had based her research entirely on local resources in the library and courthouse. Public input: None Janet Ore moved the LPC approve the designation of the Seventh Day Adventist Church at 400 Whedbee St. as a Fort Collins Landmark for its historical and architectural significance under Standards 1 and 3. Agnes Dix seconded, and the motion carried unanimously, 7-0. Dr. Ore added that this was a great nomination of a great building. 2. 415 E. Elizabeth, E. Kimple House -- no applicant present, introduced by Karen McWiiliams. Ms. McWilliams explained that the applicant, property owner Jennifer Anderson, is a City of Longmont firefighter and most likely otherwise occupied with the Buckhorn Creek wildfire. This one-story wood frame dwelling was constructed circa 1907. The first known occupants were Edward Kimple, a laborer, and his wife Sylvia, who were residing in the home by 1913/14. The home is a relatively intact and nicely detailed example of a small Queen Anne/Folk Victorian residential dwelling. Due to the building's good physical integrity and its architectural significance, it may be regarded as individually eligible for landmark designation under the City of Fort Collins Landmark Preservation Standard 3. The property is listed on the National Register of Historic Places as a contributing element of the Laurel School National Register District. The house, clad in narrow clapboard siding, features a steeply hipped main mass, with a projecting front -gabled wing and adjacent open front porch. The porch's nearly flat roof is supported by turned spindle posts, with ornate scroll - sawn brackets. The front gable is decorated with imbricated fish -scale shingles, and overhanging eaves are boxed. Windows are predominately double -hung and Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 4 sash -and -transom in flat surrounds with stepped molding lintels similar to that on the front entry door. Alterations are relatively minor, and include the addition of a paired casement window to the rear elevation of the mudroom on the southwest corner of the home. The porch balustrade and porch skirting are also of recent construction. Staff recommends approving this request for Fort Collins Landmark designation of the E. Kimple House at 415 East Elizabeth Street for its architectural significance under Standard 3. Janet Ore asked if the turned post and brackets were original, since such details would have been unusual in a Queen Anne style structure that late in the period. Ms. McWilliams provided historic photos showing that the details have been in place for at least 50 years and more likely longer. Carol Tunner pointed out that gingerbread details can be found on local examples of Victorian architecture constructed in 1910 and later. Per Hogestad added that it was not unusual for Fort Collins to lag behind the East and West Coasts in adopting new architectural styles. Public input: None Myrne Watrous moved the LPC approve Fort Collins Landmark designation for 415 E. Elizabeth St. for its architectural significance under Standard 3. Ian Shuff seconded, and the motion carried unanimously, 7-0. PRESENTATION City Plan Update -- Ken Waido, Senior Planner. Commission members were provided with copies of the October 15, 2003, draft of the City Plan Update document. Ken Waido explained that all Boards and Commissions are being asked to provide input on this draft before it is presented to City Council for adoption. The draft will not be changed or rewritten. Staff is compiling all input from boards and commissions into two lists to be submitted to Council with the draft, with no staff analysis or commentary. One list will contain minor and/or non -controversial items. The other will consist of major policy items or those items on which various boards disagree sharply that require further discussion before adoption, specifically the boundary of the Growth Management Area and infill and redevelopment issues and how they are related, as well as economic development and transportation. Policies throughout the document can have potential impacts on historic preservation. As currently recommended by the Citizens Advisory Committee that worked on the City Plan Update for more than a year, the GMA boundary will remain essentially as it is now configured. The implication is that the City can fill up. Current projections give the current GMA a capacity of 190,000 people -- approximately 50,000 more than the Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 5 number of current residents -- who will require about 20,000 new housing units. Not only will such population increases within the current GMA put pressure on older neighborhoods to increase density to accommodate new housing units, but at anticipated rates of growth, this total capacity will be achieved in approximately 12 years. Some have pointed out that at 75 square miles, Fort Collins is nearly twice as large as the city of San Francisco (the peninsula is 7 miles square for 49 square miles), but there seems to be little support for increasing Fort Collins' density to that of San Francisco's, which would require buildings much taller than Downtown's current 12- story maximum. Myrne Watrous voiced her opposition to alley houses, which increase traffic in alleys and generally wreck established neighborhoods. Janet Ore added that absentee landlords of alley houses are part of the problem. Mr. Waido explained that when the Eastside/Westside Neighborhood Plans were developed, alley houses enjoyed great support from neighbors as a way to provide affordable housing and bring more residents downtown. Ms. Watrous suggested that when San Francisco filled up, people created South San Francisco. Mr. Waido pointed out that residents and their jobs leaving the City will have an economic impact on the remaining residents; this is one of the issues in City Plan that has no easy solution. Bud Frick pointed out that in Boulder, growth has occurred outside the GMA, where the city has no control, with unfortunate results. City Council has requested an additional study session on the City Plan Update on January 13, 2004, and Mr. Waido requested input from the LPC as soon as possible so it can be included in the information packet for that meeting. The Commission can also send advice directly to Council, if it so chooses. Bud Frick requested comments on the City Plan Update be sent to Carol Tunner by November 24, so she can compile them for review by a subcommittee of Per Hogestad, Ian Shuff and Mr. Frick on November 25. The subcommittee's recommendations will be presented to the Commission at the December 10 meeting for discussion and approval. Final recommendations will be forwarded to Mr. Waldo in time for presentation to the City Council's study session. DEMOLITION/ALTERATION REVIEW 518 S. Howes St., Barnett House -- Preliminary and Final Hearing on the Demolition, and Waiver of Certain requirements of Section 14-72, the Demolition/Alteration Review Process -- presented by Chris Ray, owner, introduced by Karen McWilliams. Because her firm, Edge Architecture, has been hired to design the new home proposed for this property, Angie Aguilera recused herself from the discussion and left the room. Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 6 This small -- just over 900 sq. ft. -- one-story brick dwelling was constructed in 1888, and for most of its existence has been used as a rental unit for college students. The building has sufficient architectural significance that it would likely be eligible for individual designation as a Fort Collins Landmark. However, the building has deteriorated to the point that it has been declared uninhabitable by the City's Building and Zoning Department. Staff has visited the building and believes that the building meets the standards for condemnation. An engineer's report concludes there is no feasible way to stabilize the building that would not also negatively impact the building's historic integrity. The Land Use Code requires that new construction in this area be multi -family or attached townhome units. The applicant has worked with the Building and Zoning Department to allow a new single-family dwelling utilizing the original small footprint and dwelling size, and has hired a local architectural firm, Edge Architecture, to design it. The historic preservation firm Tatanka will thoroughly and accurately document the existing property before its demolition. To facilitate the removal of the unsafe building, applicant is requesting a waiver of certain requirements of the Demolition /Alteration review process: the $250 fee to offset the cost of staff time required to process the demolition review; fully approved plans, designed to ensure that a building is not wantonly torn down; and public hearing requirements, because the surrounding neighborhood is overwhelmingly rental and staff would expect little opposition to the demolition of an unsafe building. Staff concurs with the requested waivers. Chris Ray confirmed that he was initially told by Building and Zoning that he would have to build a duplex on the site if he tore the unsafe building down. The plans for the proposed new construction will be a one-story with a basement, a single-family rental with two bedrooms upstairs and two downstairs. He owns two other nearby homes, and rebuilt the wall of one that is a designated landmark to save it. The new construction will be sensitive to the neighborhood, although Myrne Watrous felt it still won't be the same as the original. This is an issue that will become more important with the implementation of redevelopment and infill policies under City Plan. Janet Ore commended Mr. Ray for putting a small house on the lot, which will help improve the whole block. Karen McWilliams asked Mr. Ray to preserve any materials not recycled into the new building, such as bricks or the carved lintels over the windows, for the City to store for use in other projects. Public input: None Agnes Dix moved the LPC accept the request to waive Sections 14-72(b)2a, the $250 fee; 14-72(b)2c, fully approved plans; and the public hearing requirements Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 7 contained in Section 14-72(b)(3), (4), (5) and (6) for the demolition and alteration of the structure at 518 S. Howes St. By granting this waiver, the Commission would protect against an arbitrary result, and would promote the spirit and purpose of the Landmark Preservation chapter. Per Hogestad seconded. Janet Ore offered a friendly amendment that the Commission finds the structure at 518 S, Howes St. individually eligible for Fort Collins Landmark designation. Mr. Hogestad accepted the amendment and the motion so amended carried unanimously, 6-0. Karen McWilliams will send the applicant a letter summarizing the LPC action, which will allow the demolition to proceed. OTHER BUSINESS 1. LPC Work Program 2004 -- presented by Karen McWilliams and prepared by Carol Tunner. Ms. McWilliams distributed a draft plan based on last year's program, which eliminated the proposed Commission retreat and added a planning project to review progress of issues affecting historic neighborhoods, particularly implementation of City Plan redevelopment policies, and address policy and implementation issues regarding important buildings not yet 50 years old. In particular, a context survey to identify these buildings should be completed, if the funding can be secured. Karen McWilliams also reported that support for designating the Buckingham, Alta Vista, and Andersonville neighborhoods as a historic district is growing. One of the three remaining cartop shanties in the state is in the area, and could be the first one eligible for landmark designation, depending on the ruling of the state review board. Public input: None Janet Ore moved the LPC approve the 2004 Work Program as proposed. Myrne Watrous seconded, and the motion carried unanimously, 6-0. Any additional comments on the work program should be forwarded to Carol Tunner. 2. Young's Creek Lighting Variance -- presented by Karen McWilliams. LPC reviewed a letter from Bud Frick to the City Engineer in support of a modification to the Land Use Code and consideration of variance of applicable City Engineering Street Standards for the Young's Creek development, based on the development project's close proximity to the Sheely Drive Neighborhood, a Fort Collins Landmark District. The purpose is to protect the Sheely Landmark Preservation Commission November 12, 2003, Meeting Minutes Page 8 Neighborhood from spilled light from the new development, so the neighborhood can retain the ambiance of its historic "back -to -nature' urban design, while accommodating a compatible amount of light for the new development. Commission members noted that Young's Creek is directly adjacent to Sheely Drive, and that the spill -over from the City's standard requirements for street lighting would have a real impact on the landmark neighborhood, which deliberately chose less -intrusive lampposts as a design element. Public input: None Per Hogestad recused himself from the vote as an owner of property in the area under discussion. Ian Shuff moved the LPC approve the draft letter supporting a modification to the Land Use Code Standards 3.24, "Site Lighting," and 3.3.2, "Development Improvements" and requesting consideration of variances of applicable City Engineering Street Standards for the Young's Creek development. The Commission supports these variances or modifications of the street lighting standard to protect the historic integrity of the District's setting, feeling and association, three of the seven aspects of integrity that define a historic property. Janet Ore seconded, and the motion carried unanimously, 5-0. 3. LPC Holiday Party -- Angie Aguilera graciously offered her home for the celebration, following the December 10 meeting. Carol Tunner will forward details to members via e-mail. Meeting adjourned at 7:30 p.m. Respectfully submitted by Kate Jeracki, Recorder November 18, 2003