HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 02/13/2002LANDMARK PRESERVATION COMMISSION
Regular Meeting
February 13, 2002 Minutes
Council Liaison: Eric Hamrick (225-2343)
Staff Liaison: Joe Frank (221-6376)
Commission Chairperson: Per Hogestad (416-7285)
Present: Jeff Down of Down-Zankey Construction, LPC Members -Per Hogestad, Bud
Frick, Angie Aguilera, Myrne Watrous, Carole Stansfield, Agnes Dix, and Janet Ore.
Minutes taken by Staff: Carol Tunner
Mr. Down pointed out how he had constructed the storefronts at 111 and 113 Linden St.
according to the original plans submitted to the LPC on September 26. Through a
miscommunication with Mr. Wagner, building owner, Mr. Down did not construct the
conditions that the LPC indicated on the approved plan. Mr. Down described how he
would now like to make detail changes to the storefronts to match more closely what
was approved so that the storefronts would be more compatible with the adjacent
Boutique Bravo store at 115 Linden St.
Because the storefronts are to be painted in two separate colors, Mr. Down proposed
to:
• Build up the column or pilaster detail on the outside ends of the two storefronts
(111 and 113) and at the recess entryway. (The LPC suggested not doing the
recess entry columns because they are not symmetrical.)
• Add 1" x 2" detail to the top and bottom of the existing long upper horizontal
band. This band board had to be added because it covers a plywood seam
beneath.
• Paint the pilaster details between the windows rather than building columns up
there.
• Leave the sills as now constructed. Mr. Down had drawn it in the current
submitted change plans to add sills, but the stop is fully bedded in adhesive and
would be hard to remove. (The LPC agreed to delete the sills.)
• Add a 1" x 12" awning band board at the level of the adjacent Boutique Bravo
shop. This is the board that the awnings will eventually all start at.
• Add trim to create more levels. Now there are two levels of detail, he will add a
third and fourth level of trim.
Landmark Preservation Commission
February 13, 2002 Meeting Minutes
Page 2
SUMMARY OF MEETING: Rehabilitation of the Preston Farm Granary foundation was
approved, a pedestrian/bike path at 430-500 North College Avenue, the Power Plant Grotto
was discussed, and changes to the storefront design at 111 and 113 Linden Street were
approved. Loan applications for the Landmark Rehabilitation Loan Program were received
by the City, discussed and approved by the LPC, and a new LPC liaison to the Downtown
Development Authority was appointed.
CALL TO ORDER AND ROLL CALL: Commission called to order at 5:38 p.m.
Commission members Per Hogestad, Agnes Dix, Angie Aguilera, W.J. "Bud" Frick,
Janet Ore, Carole Stansfield, and Myme Watrous present. Timothy Wilder, City
Planner, and Carol Tunner represented staff.
GUESTS: Jeff Down and Dennis Hulbert, contractors, and Paul Wagner, owner, for
111 and 113 Linden Street. Connie O'Brien for Deines Barn Loan request; Mike and
Julie Asmus for 226 Pine Street.
AGENDA REVIEW: No changes.
STAFF REPORTS: Carol Tunner handed out paper copies of the new LPC website.
The website contains contact information for LPC members. Corrections made: Mr.
Frick's e-mail address is at hotmail.com.
Annual Report handed out as well. This is done every year and is now on the website.
The Design Review Index is not on the website so Commission members should keep
their copies of that to put with their materials.
CAMP Books (Feb. 2, 2002) were shown to the Commission, with two available for
Commission members to take home to look over.
Timothy Wilder handed out information on an open house on Thursday, February 21
from 5:00 — 7:00 p.m. to introduce the public to the project in which the City is surveying
the properties and old military post. This will serve to show the Old Fort Site in its
historic context.
COMMISSION MEMBERS' REPORTS: None.
APPROVAL OF MINUTES: Sept. 26th minutes. No changes.
CONSENT AGENDA: 5709 County Road #9 — Preston Farm Granary. Alyson
McGee, Project Manager for the Historic Fort Collins Development Corporation.
This project is to rehabilitate the foundation of the Preston Farm Granary, using a grant
from the former Landmark Rehabilitation Grant Program. The work is underground and
will not be visible once completed. For this reason, it technically would not fall under
• Landmark Preservation Commis •
February 13, 2002 Meeting Minutes
Page 3
LPC design review, but because of the grant funding, the applicant is bringing this in for
complimentary review and final approval.
Mr. Frick asked for clarification of how the work to support the structure will be done.
The report says that a structural support beam will be incorporated, and will extend out
beyond the base of the structure in order to hold it up. However, there's no beam so a
treated sill plate will not stay straight. He asked how they would get the box beams and
piers under the building, as there's no access. He was informed that the engineers,
Atkinson -Noland would be doing this work. It was determined that as this is a non -
historic detail, the approval can be done administratively. Ms. Tunner will obtain the
plans and discuss them with Mr. Hogestad or Mr. Frick.
Public input: none.
Motion: Mr. Frick moved that the LPC approve the foundation rehabilitation for
the Preston farm granary at 5709 County Road #9 with the stipulation that the
details of the temporary support beam and placing of the ultimate foundation
concrete beam be submitted for administrative review. Seconded by Ms. Ore, and
approved unanimously, 7-0.
CURRENT REVIEW:
1) 430-500 North College Avenue, Pedestrian/bike path access at the Power Plant
Grotto. Ms. Kathleen Reavis, Senior Transportation planner for the City of Ft. Collins,
presented design ideas for the construction of a bike path from Jefferson to Vine
streets. Conceptual plans for the bike path are currently under consideration. The City
would like to find a way to access the bike path from the North College side path.
However, this impacts the grotto and a large, historic stone monument.
This work is part of a joint project, which came forward from the "Building Community
Choices" process. The changes planned will include streetscape and visual
improvements from Jefferson to the Old Power Plant. They plan to continue the urban
character of the streetscape. After the railroad tracks there will be a transition to a more
industrial streetscape. Regarding how to tie this work into the current trail system, this
is still in the concept/design phase. In the past the City has focused on how wide it
should be, how big the intersections need to be, and where the crosswalks will be.
Now, starting this spring, more refined elements will be designed. Originally, there was
a grand vision for the corridor but budget concerns have narrowed it down to what is
referred to as the "fiscally constrained plan". A third lane was considered, but is not
possible. They would like to know of specific concerns and more general thoughts on
the project's design. How the paths can meander through the area is still open. They
would like to have the LPC look at the design as it matures throughout the next few
months, and the construction will begin in 2003. The Colorado Department of
Transportation is also contributing to the project.
Landmark Preservation Commission
February 13, 2002 Meeting Minutes
Page 4
The project will also impact the Classic Touch (historic Sederson Plastics) site.
Currently, the curb and gutter there are so low that you can drive in and out all
throughout the area. A detached sidewalk will be considered for safety concerns and to
improve the aesthetics of the area. A street tree may fit on the corner, but may not. An
urban -type site will be designed for this area. Some of that property will have to be
purchased from the owner to allow for this. The City is also considering the placement
of left turn corridor onto Cherry St so people at both Cherry and Willow Streets will be
able to turn left at the same time. Also, the existing median by the turn of Jefferson St.
will be raised.
Mr. Hogestad asked if the long-term plan is to widen College Avenue. He was informed
that the turn lanes will be improved, but the road itself will not necessarily be wider, i.e.,
this is not a major roadway widening.
Bike lanes have been moved to off-street paths, so bikes will go across the railroad
tracks at a 90-degree angle for safety reasons. They will connect on the east side of
street where it comes from the grotto.
Parking areas for the tire store and J&M Auto also have come under consideration. Mr.
Wilder asked if there is any barrier there to prevent cars from parking on the sidewalk.
He was told that there will be a slight curb in that area, and they can also put in wheel
stops so cars do not hang over sidewalk. At that area, the cars are now almost in the
highway so this will be a challenge.
Ms. Ore asked if there is any evidence that trees had been in there before. Ms. Reavis
said that this is not entirely clear. It had been an industrial area before, and didn't have
an urban look. However, Ms. Watrous pointed out that before it was industrial, it was
residential. Ms. Tunner stated that there had been trees at one time. Ms. Ore replied
that at the time the urban buildings were there, there were no trees. On North College,
there was a formal planting — a long row of trees very evenly spaced. At Classic Touch,
the starkness would have been offset with small shrubs if anything. This is not to say
that trees should not be planted, but if it's not possible to plant them, there is a historic
rationale not to plant.
For this project, 1% of the project budget goes to Art in Public Places. Transportation
has presented the project to the people in Art in Public Places, and there is interest in
how to improve the looks of the entrance to Ft. Collins from the North. Transportation
would like to make sure that they don't preclude something happening by Art in Public
Places, but that's not their highest priority.
PowerPoint slides were shown of the area in question.
The Department of Transportation must also obtain pedestrian access easements to
private properties. Ms. Ore asked if there is any way the pedestrians will be able to
come off the path down by the bridge. Although this is too steep to walk right down,
landscape improvements in this area can be used as stepping stones down to the river.
Landmark Preservation Commis •
February 13, 2002 Meeting Minutes
Page 5
They could enter near the bridge and curve around to go down the bike path. However,
they must have a 5% grade for ADA requirements and public safety, as rollerbladers
and people pushing strollers will be using this path. Requirements say, however, that
some parts of the path can be accessible to people walking, but don't have to be fully
accessible.
The area is so remote right now that it is not very accessible. Formerly, the Power Plant
Grotto was used to cool water coming from the power plant; that's why it's a long path
down from the power plant, to the pool, then water went over a retaining wall and back
to the river. This has been locally designated and may be restored in the future.
Putting a path through the Grotto would destroy the historic character of the grotto. If a
bike path skirted the tree past the monument, it would be possible to have a slight grade
and not go through the Grotto. Still, Ms. Reavis said there must be connections that are
direct and visible for the pedestrians.
Ms. Stansfield asked what the people at CSU think about this, as they have a long term
lease on the entire property. Ms. Reavis said that the city can work with CSU, but they
haven't been working with them yet. There is a note on the plans that they will design
the area in a way that is sensitive to the historic character of the area, and will work with
CSU on this as well. Ms. Tunner said that it is one of the few designated landscape
places in the City, so care must be taken not to interfere with it too much.
Ms. Watrous reminded the attendees that last fall the City Council denied an appeal to
build a homeless shelter behind the Power Plant, so as not to destroy the historic value
of the site, so she encourages the Transportation Department to be sensitive to this
issue. Ms. Reavis replied that they are sensitive to this, and also to the ADA
requirements.
As the design moves forward to the engineering phases, the LPC will be presented with
the more refined design ideas.
2) 111 and 113 Linden Street. Jeff Down and Dennis Hulbert of Down/Zankey
Construction and Paul Wagner, owner of the Avery Block, brought rehabilitation plans
before the LPC. On September 26, 2001, the LPC approved Mr. Wagner's
rehabilitation plans to construct new contemporary storefronts at 111 and 113 Linden
Street in the Avery Block. The approval included a directive to try to match the
neighboring storefront at Boutique Bravo, 115 Linden Street, in terms of horizontal
alignments, vertical pilasters, and sills. The storefronts are now almost done, and staff,
while reviewing a minor change to the support post between the slopes, noticed that the
storefronts were being constructed like the original drawings presented to the LPC, and
the additional directives were not being followed. Mr. Wagner also realized this and,
after communication with his contractor, it is proposed to try to correct this error of
miscommunication. Mr. Wagner apologized for this lack of communication and
appreciates the LPC's willingness to look at alternatives.
Landmark Preservation Commission
February 13, 2002 Meeting Minutes
Page 6
During the work, the contractor was forced to place a band board at the location of the
existing steel beam lintel in order to allow for attachment above and below the existing
beam. They would like to add 1x2 wood trim above and below this band. They propose
to build up columns at each end of the storefront and utilize the existing column located
in between 111 and 113 Linden Street to establish a frame around each unit. They can
also add a 1x2 wood strip above the tops of the window casing to tie each unit together
laterally. They would then create a visual column appearance by painting the area
between the window casings the same color as the window trim. This design does not
accommodate a windowsill. They would like to add some other detail that would add
two more levels of depth — compared to other storefronts, this will bring these properties
up to a similar number of planes.
Ms. Dix noticed that the windows at the left side of the building are very close together.
Mr. Wagner answered that there is a variance of 2 inches — the column at north end
shrank by 2 inches. Ms. Dix asked if they should simply let this go, or just paint it so
people don't notice the 2-inch difference? They suggested that they could add
additional trim at the top.
Mr. Hogestad asked about the 1x4 at the top; they want a reveal there so the awning
would not come right to the top of it. The plans also show that they will build up column
detail at the recesses, but the LPC suggested not creating this.
Commission members also suggested that they leave the windowsills as is.
Additionally, the detailed trim would add another level of trim. This would add up to
three levels of trim.
Public input: None
The Commission stated that a change of drawings is needed. It was asked how they
plan to finish the pilasters. They propose not do a full 45-degree cut, but take a 45-
degree corner off. It would be a little different than the property next door, but it will be
easier than reproducing exactly what is next door.
Mr. Wagner asked if the LPC wants sills. He stated that adding sills at a later time will
be just as easy as doing it now. The problem is that the glazing stop installed is fully
embedded in the frame of the window, which will be difficult to remove. Many of the
storefronts in old town have a similar condition, with rainwater resting in a small area
there that will remain after the work is completed.
Between the two storefronts they thought they would find a round column when
removing the wall that was there. However, this round column was not there — instead
there was a squared off metal post, which they ended up capping the comers.
Mr. Wagner is procuring the awning — they have already fabricated the awning, which
the LPC approved. According to the drawings, the awning would abut about halfway up
Landmark Preservation Commis
February 13, 2002 Meeting Minutes
Page 7
the sign board. Mr. Frick expressed his concern that there will be a lack of consistency
between the two properties at 111 and 113 Linden Street. Mr. Wagner's understanding
was that they needed the band there to attach the awning to. Their intention was to put
a band very similar to the one previously discussed.
Mr. Wagner has been very cooperative in all this, and has authorized Mr. Down to make
changes that the LPC required.
Motion: Mr. Frick moved to approve the changes to the storefront design at 111
and 113 Linden Street, as noted on the submitted plans. The pilasters are to be
built up at the ends of the storefront, and with painted pilaster detail between the
windows. There are to be no changes to the sill, all as noted on the drawing.
Seconded by Agnes Dix, and approved unanimously, 6-0.
Ms. Ore did not vote, as she was not able to attend the field trip.
DISCUSSION ITEM:
Mr. Timothy Wilder presented a request by Ms. Alyson McGee, for an extension to
the loan for the foundation work at 4605 S. Zeigler Road. This work has not taken
place due to delays in receiving other funding and in obtaining design documents from
the engineer. All of the foundation work is under the loan program. They were not able
to complete all parts of that grant, so Mr. Wilder is going to approve the parts that
they've completed, and their loan will be reduced by the amount ($1,000) that was going
to apply to the parts that were not yet done. However, they will be reapplying for
another loan this year to pay for the items not yet completed.
Motion: Ms. Ore moved to extend the loan for Preston Farm Granary for one year.
Seconded by Ms. Stansfield, and approved unanimously, 7-0.
The Historic Fort Collins Development Corp. received a grant in Year 2000 for $4,092,
but as the work was not completed, the loan was reduced by approximately $1,000.
They are now reapplying for that loan.
Ms. Ore moved that the LPC approve the funding for the application to the HFCDC
for the granary at Preston Farm, 5709 County Road 9, also known as Ziegler
Road, in the amount of $1,465. Seconded by Ms. Dix and approved unanimously,
7-0.
Landmark Rehabilitation Loan Program Request. The City has received five loan
applications, totaling $16,253 in requests. $20,000 is available. The applications are as
follows:
0 Asmus Signs (226 Pine) Roof framing and repair. They have a $13,824 match.
Landmark Preservation Commission
February 13, 2002 Meeting Minutes
Page 8
• Hottel/Hoffman House (426 E. Oak) $805 for the repair of doors and windows,
and to install and replace gutters.
• Scott Apartments (900 S. College) $4,205. Stephen Levinger — He is a
conditional applicant as he is not the current owner. He has a match of $18,000
(400%). Mr. Levinger has obtained the owner's permission to designate the
property. This loan is conditional upon the owner agreeing to the loan. The loan
would take affect on March 1, 2002. It is for the repair and replacement of
exterior doors and window work and to replace electrical service.
• Deines Barn and Twin Silos (7225 S College). They have requested $1,200 for
the repair of window frames and other work.
• Shenk house — loan request for porch reconstruction, wall stabilization, and
plumbing replacement.
• Total Project costs: $69,541
These are all good projects, and funds are available for all requests. The approvals of
the work on each property will come before the LPC as the work is planned. This is the
first year that there are more applications than money available.
Public input: Ms. Connie O'Brien stated that she is excited that the barn work will be
done.
Motion: Ms. Ore moved that the LPC approve the funding for all five projects
presented. Seconded by Ms. Dix, and approved unanimously, 7-0.
Other Business: The LPC's Liaison to the DDA was discussed.
Also discussed was the Design Review Subcommittee. Currently only two or three LPC
members take part in those meetings. It is believed that all LPC members should take
part. Also, Mr. Hogestad expressed his preference that all members of the LPC speak
up during the LPC meetings. During the next meeting, Ms. McWilliams will have a sign
up sheet for all the LPC members to take part in the Design Review Subcommittee
meetings.
Meeting adjourned at 7:43 p.m.
Minutes submitted by C4ngie Merrill, Secretary
i
044;�tjt�, 4--LIC