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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 02/21/1995LANDMARK PRESERVATION COMMISSION Regular Meeting February 21, 1995 Council Liaison: Gina Janett Staff Liaison: Joe Frank SUMMARY OF MEETING: The LPC approved the minutes as amended for the January 10 and February 3, 1995 meetings; approved exploratory work on the facade of 154-156 College Avenue; moved to accept the design of the Linden Streetscape sandstone with modifications; determined that two applicants for the Rehabilitation Grant Program are eligible for landmark designation; approved Mendoza brick for the Salvation Army Building; denied sponsorship of a State Historical Fund grant proposal; and agreed to write a letter of support for a grant proposal for the Coy -Hoffman Barn and 425 East CALL TO ORDER AND ROLL CALL: Commission Chairman Jennifer Carpenter called the meeting to order at 5:35 pm, 281 North College Avenue. Secretary Diane Slater called the roll. Commission members Jennifer Carpenter, Bud Frick, Per Hogestad, Jean Kullman, Carl McWilliams, James Tanner, and Ruth Weatherford were present. Joe Frank and Carol Tunner represented staff. GUESTS: Ted and Ellen Zibell, owners of 154-156 North College Avenue; Dave Dunn owner of Minor House, 503 Mathews; Jan Meisel, Parks Planner and Linden Streetscape Project Manager; Rheba Massey, Local History Coordinator. AGENDA REVIEW: Ms. Turner noted that staff reports were moved to the end of the agenda; the Linden Street Improvements was moved to first under Discussion Items; the discussion of redevelopment problems is moved to Other Business; the Oceanik proposal request for LPC support was added; and discussion of the Rehabilitation Grant Program; Designation Eligibility of Grant Applications was added. STAFF REPORT: None. COMMISSION MEMBERS' REPORT: Mr. Frank has suggested that Commission members on sub -committees report each month. Ms. Kullman reported on the Eastside-Westside Guidelines. They met two weeks ago and over 100 community members attended. Groups made lists of their neighborhood concerns. The LPC passed out informational material at a table provided by Staff.. They will meet again March 9, when the information which has been compiled will be presented. This process is to be completed by June. APPROVAL OF MINUTES: Mr. Tanner corrected the January 10 minutes to read Landmark rather than Landmarks on page 5. Mr. Frick moved approval as amended and Mr. McWilliams seconded the motion. On the Feb. 3 minutes, Mr. Frick changed page one, regarding the Trolley Barn, from she to Ms.Tunner. Mr. Frick moved approval as noted and Mr. Tanner seconded the motion. Both minutes were approved as amended. Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 2 CURRENT DESIGN REVIEW: 154-156 NORTH COLLEGE: STOREFRONT REHABILITATION. CONCEPTUAL REVIEW Ms. Tunner showed copies of photos of the original storefront and said that the owners propose to rehabilitate the building and take off the remodeled front. The original recessed entry was at an angle to the street but they would like a straight -in entry. Samples of proposed colors were distributed. Mr. Zibell said they would like to return the storefront as much as possible to the original. The bricks on the upper facade have been cemented over under a wood panel and there is other brick where cement was removed and some concrete still remains. However, they do not expect that they will need to re -brick. There are two rows of glass blocks that are mostly intact which they would like to remove and replace with a transom window. They plan to remove and replace all material from the glass brick down to the sidewalk level. They need to order replacement windows soon. Mr. Frick asked why they are considering the straight rather than angled front since he feels the angle is original. They are trying to maximize the storefront display space. Since it is a small storefront they would like wide double doors for a more open feeling. The doors will be recessed 4' from the street. Two 6'x8' skylights are gone and will need to be replaced. Ms. Tunner will send skylight reproduction information to the applicant. Ms. Tunner felt that the glass block was not original but from a previous remodel since it was available beginning in the late 1920's. Mr. Tanner said he felt that an angled recessed entry only would allow the customer a better view of the display and Ms. Carpenter said that more outside display space would be available. Ms.Zibell said they were inspired by similar windows seen in historic Atlanta. The LPC felt this look was unusual for Fort Collins. Mr. Zibell said the proposed windows are similar to those at Opera Galleria, narrow with centers but they are adding a center window. Mr. Frick said the windows look low, out of proportion with the kickplate and felt they should take it back as much as they can to the photograph. Mr. Zibell said the kickplate height on College Avenue varies from less than a foot to about two and a half feet. Mr. Frick suggested they look at original kickplates on Linden and Jefferson Street since many on College have been rebuilt. Mr.Tanner suggested removing the glass blocks and installing a transom window across the top. This building is a contributing building in the Old Town Historic District. Ms. Carpenter asked for public comment and Ms. Massey said that she felt the original entry was angled but as a rehabilitation, the windows could be either way, although she prefers restoration. Ms. Weatherford felt the window design as proposed is not typical of this area. Mr. Tanner recommended that if they want to make the building fit in and go back to the era, they should make the design be closer to the original and felt the angle windows would be a benefit to the business. Ms. Carpenter said she would prefer the historic look. Mr. Zibell proposed to return next week with further ideas once the facade is removed and they see what condition the building is in. Mr. Frick thought that the original kickplates were about 30" high. Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 3 Mr. Frick moved that the Zibells be allowed to do exploratory work on the building and Ms. Weatherford seconded the motion, which passed unanimously, 7-0. DISCUSSION ITEMS: Ms. Meisel showed final drawings for LPC review, including a paving detail which was previously approved by the LPC, showing the sandstone consolidated into one area at the major entrance to the Linden Hotel. They have put the project out for bid. Ms. Tunner said that she will write up descriptive signage for the site, possibly the following: "Originally, wooden sidewalks were put in the Old Town District. As the good stone from the quarries at Stout became available by train, wooden sidewalks disappeared. Loomis and Andrews got a cheap price for large pieces 12'x8' for the sidewalk in front of the Poudre Valley Bank comer to demonstrate the quality of the quarry. These are the original sandstone sidewalks and are the last stone sidewalks remaining in the district." Ms. Tunner suggested that the handicap parking sign be moved into the concrete band and out of the stone. She asked about the concrete bands around trees within the stone area. Ms. Meisel thought these could be removed but will check to see if they are needed for stabilization. The strip will be grey concrete. The road profile has changed. The curb height will vary from 6"-9" to accommodate the road crown. Ms. Carpenter asked about the profile of the Linden stoop. It will remain as is. For handicapped accessibility, the Linden Street sidewalk will flex up to the entrance on Linden and then slope back down. All other buildings on this block will need to accommodate ADA standards by making alterations to the interior of the building to maintain grade. Ms. Tunner noted that historic buildings can meet the standards by offering accessibility in the back. Ms. Meisel said that they will need to cut the roadway in the alley on the North side of Linden Street for cross drainage by moving the break further into the alley. They may need to put a concrete stabilizing curb in the alley by the buildings in a horizontal, flat band, not across the building. They will be laying in the interlocking pavers on the sidewalk. They will saw cut around the buildings and there will be the same concrete band around the building as on the alley. There will be a 12" wide concrete band, then the paving stone, and then another concrete band in the alley if they cannot go all the way to the edge with the asphalt. Mr. Frick moved to accept the design and layout of the historic sandstone with the following modifications; that the handicap sign be moved outside of the sandstone paving area on Linden Street and eliminate the concrete tree bands on Walnut Street, leaving the anchor bands. There was no second. Mr. Tanner moved to approve the sandstone design with the handicap sign moved. Mr. Frick seconded the motion. The LPC discussed the motion. Ms. Kullman noted tha; the original discussion was to place the concrete bands to give a uniform design. Ms. Carpenter said that these stones are not uniform because they don't go evenly around the corner. She would like to see the bands out because they modernize the stone and Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 4 modifications; that the handicap sign be moved outside of the sandstone paving area on Linden Street and eliminate the concrete tree bands on Walnut Street, leaving the anchor bands. There was no second. Mr. Tanner moved to approve the sandstone design with the handicap sign moved. Mr. Frick seconded the motion. The LPC discussed the motion. Ms. Kullman noted that the original discussion was to place the concrete bands to give a uniform design. Ms. Carpenter said that these stones are not uniform because they don't go evenly around the corner. She would like to see the bands out because they modernize the stone and the idea was to keep an historic look Ms. Massey felt that the historic look would be enhanced by removing the concrete bands. The motion failed 2-5; ayes: Kullman, Tanner; nayes: Frick, Hogestad, McWilliams, Weatherford, Carpenter. Mr. Frick reintroduced his first motion. Ms. Weatherford seconded the motion. The motion passed 5-2; ayes; Frick, Hogestad, McWilliams, Weatherford, Carpenter; nayes; Kullman, Tanner for the reasons of balance as discussed earlier. REDEVELOPMENT PROBLEMS FOR HISTORIC BUILDINGS Ms. Carpenter said that Ms. Janett, Council member, has received complaints from citizens who have run into problems when they try to redevelop historic properties and have to go to other City agencies. She mentioned the redevelopment of the Harmony Mill as a recent example. She would like to find ways for the City to encourage the redevelopment process. Ms. Tunner reminded the LPC of Chuck Bowling's visit last year regarding redevelopment of the historic building on the corner of College and Mulberry. Also, Dave Dunn will be discussing his difficulties in redeveloping the Minor House later this evening. Mr. Frank said that the LPC could look at development standards but questioned the relative priority in the work program. Ms. Carpenter thought that Council may be looking for a letter from the LPC documenting the support. Mr. Frank suggested documenting items from the HRPP which address this problem. Up to this point, problems have been worked out on a case -by -case business. However, Ms. Carpenter and Mr. Frick feel the City is losing opportunities for redevelopment in the downtown area. Ms. Massey said that the Eastside-Westside Guidelines address some problems and have suggested training for the conceptual review personnel. Mr. Frank said that Planned Unit Developments are assigned to a planner and go through conceptual review whereas use -by -right didn't but now does. Mr. Frank said there is concern with standards that don't fit within the older core areas and there is a need for a central contact person. He said preservation of historic structures can be used as a reason for a variance. Ms. Carpenter will contact Ms. Janett regarding recommendations that have been made. The LPC has already anticipated some of the conflicts which are likely to result from redevelopment and have attempted to incorporate them in these plans: the Eastside-Westside Neighborhood Plan, particularly regarding setbacks and zoning fits; the HRPP, which identifies specific changes such as amending the zoning code to all. historically appropriate historic additions and alterations; allowing flexibility Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 5 in use, and adding a consent agenda to the LPC; the Downtown Plan, which has a number of recommendations; the UCBC, which has recommended flexibility in historic structures; the 1995 work plan, which recommends adoption of administrative approval for minor changes; and the option of fee waivers. The LPC recommends that these recommendations be implemented to assist redevelopment. However, implementation would require additional staff resources. 425 ELIZABETH STREET OCEANIK HOU E The Historical Society is sponsoring a grant to recreate the front porch. The building owner, Karla Oceanik, is asking for a letter of recommendation from the LPC and she is also applying for a $2500 Local Rehabilitation Grant which the LPC will be reviewing. Mr. Frank suggested that she write a letter and submit it for the LPC to sign. Ms. Weatherford left, at 7:30 p.m. REHABILITATION GRANT PROGRAM: DESIGNATION ELIGIBILITY OF GRANT APPLICATIONS Mr. Frank said they have received applications for the Rehabilitation Grant Program and noted that some are not designated. 426 Peterson and 628 West Mountain have completed landmark designation forms. The LPC must determine eligibility before they can go through the grant process. Mr. Frick moved to accept determination that the two applicants are eligible for landmark designation. Mr. Hogestad seconded the motion which passed unanimously, 6-0. INVITATION TO MEET WITH AFFORDABLE HOUSING BOARD Ms. Tunner said the Affordable Housing Board had.expressed concerns over the chicken coops on West Mulberry which were delayed by the demolition ordinance since the proper materials had not been submitted. Once the materials were submitted, demolition was approved within 3 days. There will be a meeting scheduled regarding the situation. Ms. Carpenter would like to bring up items from the HRPP which are positive for affordable housing. OTHER BUSINESS: BRICKS FOR THE SALVATION ARMY BUILDIN Sinnett Construction has found one pallet of brick from the Mendoza brickyard in Denver which matches the existing brick. The sample is the closest match, compared to other samples. The contractor must clean the brick. Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 6 Mr. Frick moved approval of the brick from the Mendoza Brothers yard as the replacement brick for the Salvation Army Building in lieu of the brick proposed. Ms. Kullman seconded the motion, which passed unanimously. MINOR HOUSE 503 MATHEWS, SUPPORT FOR PARKING VARIANCE Dave Dunn, the owner of 503 Mathews, would like to convert the downstairs to an office space. He wanted to present to the LPC, the problems he has had trying to redevelop the property. The carriage house was separated from the main house as another property, so there is no access to the back yard for parking. At a preliminary request, he was told he needed off street parking for his office clients although there are currently six tenants who park on the street. He is unable to utilize the curb cut on Mulberry Street. He approached the neighboring church about using their parking area and they agreed if he would pay fees. However, they would not allow a deed restriction, which planning required. He would also be required to provide handicap accessible bathrooms on the first floor, which would require removing the old claw tub from the bathroom. He is therefore asking for support from the LPC for variances. The LPC felt that he would not be required to provide the handicap bathroom because it is not a commercial structure and asked if he would consider landmark designation. The interior has been considerably remodeled. There may be fireplaces behind the walls. The Minor House is on the National Register. If it were locally designated, the LPC would review design changes to the exterior and additions. It would then be eligible for the state tax credit and could apply for state grants. Ms. Carpenter will mention the issues to Ms. Janett. Mr. Tanner and Mr. Frick said they would be willing to support asking for a parking variance if redevelopment for different uses is the first step in landmark designation and associated improvements. LPC SUPPORT FOR SHF GRANT PROPOSALS HISTORIC FORT COLLINS SCHOOLS Ms. Tunner exempted herself from the discussion as staff. Karen Wadell Dixon, who is associated with the National Trust, is requesting support for a planning grant to designate Fort Collins High School; Washington School; and HarrivLaurel School on the National Register. Ms. Wadell said that a planning grant does not require the owner's permission for designation. Ms. Carpenter pointed out that the LPC cannot be considered to be co -applicant, as is stated on the application; that designation requires the owner's percussion; and that Fort Collins High School is already designated. To do so without the owner's permission could jeopardize the relationship between the school and the city. Mr. Frick moved that the LPC not write a letter of support for the following reasons; the LPC should not be a co -applicant, the owner's permission has not been granted; and one building has already been designated. Mr. McWilliams seconded the motion, which passed 0 0 Landmark Preservation Commission Regular Meeting Minutes February 21, 1995 Page 7 Hoffman have agreed to donate $5,000 and the club will have a fundraiser. She noted that the golf course has kept the setting intact and feels that this is a significant structure due to its location. It is one of the most threatened and most significant agricultural properties in the Urban Growth Area of Fort Collins. Mr. Tanner moved that the LPC write a letter of support for this grant proposal and Ms. Kullman seconded the proposal, which passed unanimously, 6-0. THE LINDEN HOTEL The LPC must give final approval on the work on the Linden Hotel facade. There have been some problems with workmanship on the building, such as the replacement materials used, and the oriel windows were not rebuilt but puttied rather than rebuilding and so there is a question of if it will last. The NPS has approved the work. Mr. Frick asked if there is a specific list of items to be looked at. Many of the details were left up to the State Historical Society for review; such as using square window details instead of rounded details. W. Frick and Mr. Hogestad said that the building either does or does not meet the standards as stated in the specifications. The DDA has asked the LPC for a final inspection, as stated in the contract. The City has delayed final payment until several issues are settled such as finishing the columns; touch-up painting; the peelaway neutralization with a water wash; and finishing the brick wall in the Salvation Army building. The Design Sub -committee will review the exterior of the Linden Hotel based on the spec book and plans. The meeting adjourned at 9:20 pm. Submitted by Diane Slater, Secretary.