HomeMy WebLinkAbout09/24/2014 - Landmark Preservation Commission - Agenda - Work SessionCommunity Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation
LANDMARK PRESERVATION COMMISSION
WORK SESSION
City Hall CIC Room – 300 Laporte Avenue
AGENDA
September 24, 2014
5:00 p.m. Commission’s Dinner
5:30 p.m. Call Work Session to Order and Roll Call
1. Loomis Addition Historic Context – Humstone Consulting, Mary Humstone,
Rheba Massey and Carly-Ann Anderson, Consultants
2. Preliminary Review of Development Proposal: 222 Laporte Avenue, Butterfly
Building & Utility Administration Building - Operation Services, Brian
Hergott, Facilities Project Manager
3. Preliminary Review of Development Proposal: Old Town Square Plaza
Renovations –Matt Robenalt and Todd Dangerfield, Downtown Development
Authority
4. Preliminary Review of Development Proposal: 1032 West Mountain Avenue,
Landmark Residences on Mountain Avenue – Vaught Fry Larson Associates
5. Preliminary Review of Development Proposal: 360 Linden Street, Old Elk
Distillery – Linda Ripley, Ripley Design, Consultant
6. Other Business: Update: Naming of the Coy-Hoffman Farm
Adjourn
For additional information please contact:
Community Development and Neighborhood Services Department
281 N. College Avenue, Fort Collins, CO
970-224-6078 or kmcwilliams@fcgov.com
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LANDMARK PRESERVATION COMMISSION
September 24, 2014
STAFF REPORT
REQUEST: Introduction of the Loomis Addition Context Certified Local Government
Grant Project
STAFF: Karen McWilliams, Preservation Planner
CONSULTANT: Humstone Consulting, Mary Humstone, Project Director
PROJECT DESCRIPTION: In 2014, the City of Fort Collins received a Certified Local
Government (CLG) grant from History Colorado to develop a historic context for the Loomis
Addition. The City has contracted with Humstone Consulting to undertake this project.
Annexed to the original Fort Collins town site in 1887, the Loomis Addition contains some of
the oldest residential building stock still in existence in Fort Collins. The area is also facing
significant development pressure: in just the last 10 years, permits for 19 demolitions and 65
alterations have been issued in the Loomis Addition.
In addition to development of a historic context, this CLG project provides for holding a
workshop, in association with POOTH, on researching historic properties; and for disseminated
the context to area property owners and residents. Ultimately, the project will form the basis for
a grant request for a historic survey of the Loomis Addition, to be submitted to History Colorado
next spring.
Planning, Development and
Transportation Services
Historic Preservation
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6750
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Loomis Addition Historic Context
Mary Humstone, Project Director
Rheba Massey, Senior Researcher
Carly-Ann Anderson, Research Assistant
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Loomis Addition: platted 1887
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Historic context:
"an organizational format that groups
information about related historic
properties, based on a theme,
geographic limits and chronological
period."
The Secretary of the Interior's Standards
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1. Introduction
2. Beginnings
3. Rails, Growth and the Loomis Addition (1877 – 1900)
4. Residential Development: The Loomis Addition, 1900 – 1919
5. Between the World Wars, 1920-1945
6. The Recent Past - Post-WW2 Development and the Loomis Addition Today
7. Life in the Loomis Addition
8. The Built Environment: Houses and Landscape of the Loomis Addition
9. Researching your Historic Home
10. List of Resources
Appendix
Working Outline
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Mountain Avenue, 1928
Streetcar at College and Mountain
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309 S. Grant, c. 1920
Loomis Addition resident
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1884 Bird’s Eye View of Fort Collins
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Trolley on Mountain Avenue,
opened 1907
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Queen Anne Cottage
Classic Cottage
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Folk Victorian with Craftsman porch
American Foursquare 14
Craftsman Bungalow 15
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Minimal Traditional
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Life in the Loomis Addition 18
Loomis Addition Historic Context:
Next Steps
• Draft submitted Oct 15
• Public workshop Nov 13
• Comments due Nov 30
• Final submission Jan 15
• Apply to SHF for grant to conduct survey
• Future designation?
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Questions?
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Planning, Development & Transportation
MEMORANDUM
DT: September 24, 2014
TO: Members of the Landmark Preservation Commission
FM: Karen McWilliams, Historic Preservation Planner
RE: 222 Laporte Avenue: Review of Development Proposal for new Utility Administration
Building and Butterfly Building
Request: The applicant, the City’s Operations Services Department, is seeking additional
feedback from the Commission regarding revised plans to construct the Utility Administration
Building on the front portion of the Old Creamery site and incorporating the historic Butterfly
Building. The project was discussed previously at the Commission’s March 12, 2014 and May
14, 2014 meetings.
Codes and Guidelines: In its consideration of the approval of plans that contain or are adjacent
to designated or individually eligible properties, the Planning and Zoning Board shall consider
the written recommendation of the Landmark Preservation Commission. For the proposed
development at 222 Laporte Avenue, useful codes and guidelines include Chapter 14 of the City
Code, especially the review criteria in Section 14-48(b) which also includes the Secretary of the
Interior’s Standards; and the City’s Land Use Code, especially Section 3.4.7. These are attached.
Commission Action: This is a preliminary Development Proposal Review. If desired by the
Commission, the applicants will present at later meetings, as plans are revised and refined. Once
the plans are ready for Final Hearing, the Commission will have the opportunity to provide a
recommendation on the plans for consideration by the Decision Maker.
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Operation Services
300 LaPorte Ave, Building B
PO Box 580
Fort Collins, CO 80522
970.221.6610
970.221.6534
fcgov.com
September 12, 2014
Land Preservation Commission
281 N College Ave.
Fort Collins, CO. 80522
RE: Old Creamery Kiosk (Butterfly Building)
In follow up to our presentation to LPC back in March several design changes have been made to the new
Utility Administration Building (UAB) for Block 32. The building footprint has been modified to a
rectangular in shape without the 1st floor articulations to bring the building within budget and continue to
meet the energy goals.
The LPC meeting in March helped clarify the importance of keeping the Butterfly Building, incorporating
it into the short and long-term plans for the development of Block 32 and having it become a useful
structure. The Butterfly Building could have a wide range of uses, from an education center for Utilities
or the City to a ticket booth, coffee shop or other concessions in the future. In the current location the
building would require extensive flood mitigation or be elevated in order to be clear of the flood plain.
Various options for relocating the Butterfly Building were evaluated for how it relates to the UAB and as
part of the future Civic Center design. The design team’s recommendation is to move the Butterfly
Building directly to the north along the edge of the existing alley. This location keeps the Butterfly
Building on the original Creamery site, while allowing the UAB to move south, present a more street
aligned urban design and align with 215 N Mason. At the same time, moving the UAB south creates a
greater plaza space on the north side where the Butterfly building could become a prominent feature along
the alleyway path from 215 North Mason to City Hall. The proposed location works well for the current
development plan for the UAB as well as the proposed master plan of the Civic Plaza.
We have a presentation that shows the various options and locations explored for the Butterfly building
and how it could be incorporated into the current and future designs.
I look forward to our work session and discussing options for this building.
Brian Hergott
Facilities Project Manager
City of Fort Collins
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Illustrative Plan
City of Fort Collins
August, 2014
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Option 1
Looking Southeast
City of Fort Collins
August, 2014
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Option 1
South Elevation
City of Fort Collins
August, 2014
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Option 1
Aerial View Looking Northwest
City of Fort Collins
August, 2014
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Option 1
Aerial View Looking Northeast
City of Fort Collins
August, 2014
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Option 1
Aerial View of Conditions Immediately After Construction of UAB
City of Fort Collins
August, 28 2014
Option 2
Looking Southeast
City of Fort Collins
August, 2014
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Option 2
South Elevation
City of Fort Collins
August, 2014
30
Option 2
Aerial View Looking Northwest
City of Fort Collins
August, 2014
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Option 2
Aerial View Looking Northeast
City of Fort Collins
August, 2014
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Option 3
Looking Southeast
City of Fort Collins
August, 2014
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Option 3
South Elevation
City of Fort Collins
August, 2014
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Option 3
Aerial View Looking Northwest
City of Fort Collins
August, 2014
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Option 3
Aerial View Looking Northeast
City of Fort Collins
August, 2014
36
Option 4
Looking Southeast
City of Fort Collins
August, 2014
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Option 4
South Elevation
City of Fort Collins
August, 2014
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Option 4
Aerial View Looking Northwest
City of Fort Collins
August, 2014
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Option 4
Aerial View Looking Northeast
City of Fort Collins
August, 2014
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Option 4 Dimensions
City of Fort Collins
August, 2014
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Summary of Options
City of Fort Collins
August, 2014
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TO: Landmark Preservation Commission
FROM: Matt Robenalt/Todd Dangerfield
THROUGH: Karen McWilliams/Josh Weinberg
DATE: September 17, 2014
RE: September 24, 2014 Landmark Preservation Commission Work Session
Old Town Square (OTS) Renovation Executive Overview
Background
As part of the vibrant Downtown Fort Collins experience, the public plaza portion of Old Town Square
has been heavily used over the last 30 years. The infrastructure is reaching the end of its lifecycle and
maintenance costs have increased, making it more feasible to create and implement a renovation plan.
For the past several years the Downtown Development Authority (DDA) staff and the City Manager
have worked together to position and prepare for the renovation of Old Town Square.
The DDA and its project team, through this renovation project, are committed to preserving what is
special and endearing about the original design, while striving to enhance elements of the plaza to
create a high-quality, public gathering space that accommodates a variety of activities now and well
into the future. The team assembled by the DDA to undertake the renovation design have focused on
objectives of vibrant urban place making and translated those objectives into a Fort Collins specific
concept through a public engagement process.
The DDA Board has appropriated approximately $2 million for the renovation of Old Town Square,
which is scheduled to begin in early 2015, and the City Manager’s recommended budget identifies $1
million from the General Improvement District No. 1 for the same purpose.
Final Schematic Design
Beginning in April 2014, the design team embarked on a programmatic and schematic design process
that has engaged the general public and stakeholders in more than five open houses, and fifteen
stakeholder engagement meetings. Through the public engagement process a series of options were
refined into the final schematic (conceptual) design.
The attached images represent a sampling of the final schematic design for the renovation, which was
unanimously endorsed by the Downtown Development Authority Board of Directors on September 11.
Absent from the images will be features and details for the secondary areas of OTS such as Whitton
Court Alley and the corridor between Coopersmith’s. Details for these areas will be visualized and
proposed during the design development (DD) phase the project recently transitioned into. Further
refinement of the designs is expected to continue through December and updates will be shared with
Commission members on a regular basis.
DDA staff members Matt Robenalt and Todd Dangerfield, Jim Leggitt of studioINSITE and Keith Meyer
of Ditesco Services will present an overview of the final schematic design at the work session this
evening. DDA staff is asking for comments and feedback in anticipation of studioINSITE’s further
refinement of the designs during the design development phase.
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
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ble Court
Walnut Street
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ENLARGED ILLUSTRATIVE PLAN
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
BASE CONFIGURATION WITH VERNAL POOL 10
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
TENT CONFIGURATION FOR ARTS FESTIVAL 23
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
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Mountain Avenue
Trimble Court
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ENLARGED ILLUSTRATIVE PLAN
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
CHILDREN’S PLAY AREA WITH INFORMATION KIOSK 11
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OLD TOWN SQUARE RENOVATION: SCHEMATIC DESIGN PRESENTATION SEPTEMBER 11, 2014
SHADE SCULPTURE AT MOUNTAIN AVENUE 32
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Planning, Development & Transportation
MEMORANDUM
DT: September 24, 2014
TO: Members of the Landmark Preservation Commission
FM: Karen McWilliams, Historic Preservation Planner
RE: 1032 Mountain Avenue: Review of Development Proposal for Landmark Residences on
Mountain Avenue
Request: The applicant, Vaught Fry Larson Associates, is seeking feedback from the
Commission regarding its proposed mixed-use development project, Landmark Residences on
Mountain Avenue. At the time the project was submitted on July 23, 2014, the project
description stated: This is a request to replace the existing gas station convenience store at 1032
W. Mountain Ave. with a mixed use building containing six single-family attached houses and a
commercial/retail space planned for a coffee shop or similar tenant. The residential portion of the
proposed building is 2.5 stories; the retail portion is one story. Ten garage parking spaces and
five open parking spaces are proposed. The zoning for the site is Low Density Mixed Use
Neighborhood (LMN). Two modifications are proposed, one related to increased density and one
related to contextual setbacks. The parcel size is .62 acres.
Codes and Guidelines: In its consideration of the approval of plans that contain or are adjacent
to designated or individually eligible properties, the Decision Maker shall consider the written
recommendation of the Landmark Preservation Commission. For the proposed development,
useful codes and guidelines include Chapter 14 of the City Code, especially the review criteria in
Section 14-48(b) which also includes the Secretary of the Interior’s Standards; and the City’s
Land Use Code, especially Section 3.4.7. These are attached.
Commission Action: This is a preliminary Development Proposal Review. If desired by the
Commission, the applicants will present at later meetings, as plans are revised and refined. Once
the plans are ready for Final Hearing, the Commission will have the opportunity to provide a
recommendation on the plans for consideration by the Decision Maker (Planning and Zoning
Board).
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Planning, Development & Transportation
MEMORANDUM
DT: September 24, 2014
TO: Members of the Landmark Preservation Commission
FM: Josh Weinberg, Historic Preservation Planner
RE: 360 Linden Street, Old Elk Distillery: Review of Development Proposal for Property
Adjacent to Landmark Designated and Individually Eligible Properties
Request: The applicants are seeking feedback from the Commission regarding their plans to
construct a 10,000 sq. ft. mixed use project in the R-D-R (River Downtown Redevelopment)
Zone District. The proposed development project is subject to a Type 2 (Planning and Zoning
Board) review and public hearing.
Codes and Guidelines: In its consideration of the approval of plans that contain or are adjacent
to designated or individually eligible properties, the Planning and Zoning Board shall consider
the written recommendation of the Landmark Preservation Commission.
For the proposed development at 360 Linden Street, useful codes and guidelines include the
City’s Land Use Code, especially Section 3.4.7. Additionally, the recently adopted River
District Design Guidelines apply to projects in this area, in addition to the R-D-R Zone District
design standards, outlined in Division 4.17 of the Land Use Code. These codes and guidelines
are attached.
Staff Analysis: Staff feels that the majority of the proposal satisfies LUC provisions regarding
massing, setback (maintaining traditional heights along streets), articulation and style.
Additionally, staff feels that the proposed plan largely meets the intent and vision of what is
outlined in the River District Design Guidelines. There is, however, questions regarding the
southwestern element of the building. Rather than exhibiting the industrial character that this
district requires, the proposed design of this part of the building appears to be commercial, more
appropriate to the historic commercial core of the city. Further, it contains features that dominate
the building façade, rather than appear complimentary and subordinate to the façade and
surrounding industrial character.
Commission Action: This is a preliminary review. If desired by the Commission, the
applicants will present at later meetings, as plans are revised and refined. Once the plans are
ready for Final Hearing, the Commission will have the opportunity to provide a recommendation
on the plans for consideration by the Decision Maker (Planning and Zoning Board).
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OLD ELK – PDR CHECKLIST – CITY OF FORT COLLINS
1) Preliminary Design Review Application form and filing fee ($500).
Included.
2) Project Narrative – Please include the following information:
(a) What are you proposing/use?
The 100,000 SF mixed use project will consist of the following uses: restaurant, private
dining, pub, distillery, tasting room, retail, music venue, meeting space, and offices.
(b) What improvements and uses currently exist on the site?
Currently the site is open and relatively flat. The lot is utilized for parking, vehicle
storage and staging of materials. A chain link fence currently surrounds the parcel.
(c) Describe the site circulation (auto and pedestrian), parking and how it coordinates with the
existing neighborhood.
The development is situated at the SW corner of Willow and Linden. Major vehicular
and pedestrian circulation will remain as Willow and Linden Streets and the
accompanying sidewalk. Willow Street will be improved with new parking. We
understand that an RFP has been awarded to BHA for streetscape design. We will work
with BHA and coordinate parking, landscaping and curb cuts. Primary parking for
development will be the public on street parking as no parking is required for this
development. The existing alley along the western boundary line of the property will
also be improved for access as well as a private pocket park. The only anticipated
vehicular access to the site, for a service yard, is incorporated from the Willow side at
the end of the property far from the Linden Street corner.
(d) Describe site design and architecture.
The proposed development follows the intent illustrated by the City for the River
Downtown Redevelopment District. The new building reflects traditional development
patterns and aligns with historic buildings at the street edge. A south facing pocket
park between the old Depot (currently used as a lumber yard) and the new building is
celebrated as an alley link to the retail component of the distillery.
The buildings architecture grows from the pedestrian nature of Linden and the
celebration of an existing historic building, the Depot next door. The proposed multi-use
building respects the one-story nature of the Depot ,following the transitional height
requested by the district guidelines, with a similar one story building as a plinth for a
crescendo of heights as we get farther from the Depot, to two stories as it approaches
the corner, and a higher ornamental tower along Willow. The façade along Linden
incorporates a porous retail front and human scale, similar in proportions to Old Town
facades.
Starting at one level, the building continues the facade along Linden growing to a
second story to terminate at the corner of Linden and Willow with a symbolic corner
element, a portal. As the building turns the corner along Willow there is an entry to
subterranean catacombs, planned to house a music/event venue. The spirits barrel vault
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is placed at the base of an iconic tower that houses the tall stills of the distillery. Along
Willow, the factory side is to be followed by a traditional two-story factory made of
brick and large widows.
The facility, as a whole evokes, a sense of history influenced by Old Town as well as the
industrial nature of the grain silos, the railroad tracks and other buildings/sites being
redeveloped. The interior of the building follows a chronological discovery that
articulates a reference to the commerce of spirits. Beginning with a small distillery
building that grows over time, inviting the entrepreneurial spirit to connect with
community and bring other uses to the neighborhood that include a pub, a fine dining
restaurant, a music/event venue, community meeting facilities, and office space for the
distillery and the other building amenities.
The exterior materials being considered include brick, with stone trim, metal panels, soft
awnings, storefront, and industrial looking windows. The building façade will include a
water tower, a smokestack, and grain silos to help define the nature of the building use.
(e) How is your proposal compatible with the surrounding area?
The existing depot is respected, celebrated and anchored by a pocket park that invites
visibility of another side of the historic building. The street scape is improved to match
what exists along Linden. All uses are permitted in the RDR zone district.
(f) Is water detention provided? If so, where? (Show on site plan)
The Applicant would like to pursue an undetained 100-year release due to the site’s
proximity to the Poudre River. Is the City open to his approach, and if so, what would be
required to allow it?
(g) How does the site drain now (on and off site)? Will it change? If so, what will change?
The site currently sheet flows from southwest to northeast, into Willow Street, at
relatively gentle slopes in the 1%-2% range. Off-site surface runoff is not expected to be
a major consideration (City Stormwater – please advise if this is not the case). However,
off-site stormwater in the form of underground pipes is a factor that must be
considered, at least in the interim condition.
An existing storm sewer running underneath the south edge of Willow Street is assumed
to be abandoned and conveys no flows (City Stormwater – please confirm). That is, until
the area inlet and manhole in the former Chestnut Street R.O.W. is reached. From this
location, not only does stormwater enter the area inlet on the south side of Willow
Street, but storm sewer conveys southwesterly upstream flows from a Type R inlet in
Jefferson Street adjacent to Black’s Glass. It is assumed that additional upstream flow
also passes through this location. Can City Stormwater please confirm the quantity of
flow, and anticipated time frame for which conveyance through the former Chestnut
R.O.W. needs to be maintained? All of the aforementioned flow heads northeast from
the manhole on the south site of Willow Street, and travels in a storm sewer behind
Ranch-Way Feeds before outfalling into the Poudre River. This is assumed to be the
interim outfall for the portion of the site draining to Willow Street.
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It is assumed that a future 30” RCP storm sewer will be installed by the City as part of
the Willow Street improvements. Said storm sewer is expected to be approximately
14.5’ deep, and will include at least one curb inlet and 18” RCP storm lateral along the
property’s frontage. The 30” storm sewer will flow east into a 72” RCP storm line in
Lincoln Avenue, which will outfall into the Poudre River. This is assumed to be the
ultimate outfall from the portion of the site draining into Willow Street. Can the City
please confirm these assumptions?
Portions of the site may drain towards Linden Street. A double combination inlet and
±3’ deep (to invert) 18” RCP storm outlet was installed in 2011 at the south corner of
Linden and Willow with the Downtown River District Linden Street Phase Improvement
Project. Can City Stormwater please confirm what accommodations were made for
drainage from this site? It may be preferable to direct as much runoff as possible to this
location given the fact that ultimate improvements are already in place for both 100-
year conveyance and water quality treatment.
(h) What is being proposed to treat run-off?
As previously mentioned, it is desired to fully utilize any available water quality capacity
in the Linden Street outfall. Regarding storm drainage in Willow Street, it is assumed
that ultimate water quality treatment will be provided in Udall Pond #1 via a future
diversion manhole in Lincoln Avenue (City Stormwater to confirm). In the interim, on-
site water quality treatment will be provided through a permeable interlocking concrete
pavement (PICP) system, and possibly underground infiltration tanks, if required. PICP
may be explored in areas away from heavy truck deliveries and material unloading, such
as the southern ‘Urban Corridor’ and on-site parking stalls. These facilities will also
satisfy the City’s LID Ordinance. Treated runoff will discharge into the existing
“Chestnut” outfall in the interim condition until the City constructs the ultimate Willow
Street improvements and Udall/Lincoln outfalls.
(i) How does the proposal impact natural features?
There are no natural features on the site. Site is currently a gravel storage yard.
(j) Do any existing structures have automatic fire sprinklers? Will the new structures have fire
sprinklers?
The existing structures (storage buildings and old offices) have no sprinklers.
All new proposed buildings will have automatic fire sprinklers
(k) Are there any unusual factors and/or characteristics are present that may restrict or affect
your proposal?
No.
(l) Have you previously submitted an application?
No.
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(m) What specific questions, if any, do you want addressed?
ENGINEERING QUESTIONS:
1. Will the City please confirm if the Willow Street typical sections (R.O.W., etc.) from the
“Fort Collins Downtown River District” Drawings dated April 29, 2008 remain valid?
2. It is assumed that the existing ¾“ water service from Linden Street will be repurposed or
abandoned at the main, and that a new (larger) service will tap the existing 12” PVC
water main in Linden. A dedicated fire line will also connect to the 12” main in Linden.
Will the City allow (or require) multiple water services to the property given the distinct
uses?
3. The nearest fire hydrant appears to be at the north corner of the intersection of Linden
and Willow. A hydrant also exists at the west corner of the intersection of Lincoln and
Willow. Given the absence of water in Willow Street, what are the expectations for new
hydrants? Is it feasible to utilize the “mid-block” hydrant and/or 6” line on the Mawson
property near the railroad tracks?
4. The existing 8” PVC sewer in Linden Street is not expected to be utilized by this
development. New sanitary service is expected to connect to an existing manhole along
the 24” sewer main in Willow Street. Will the City allow (or require) multiple sewer
services to the property given the distinct uses? Will the types of uses proposed require
additional (special) considerations?
5. Does Fort Collins Stormwater or Engineering have any concerns if groundwater is
discharged directly into public storm sewer mains?
6. Are there any repayment agreements for any public improvements in which this project
would be required to pay?
7. Existing water service size and location? Capacity?
8. Existing sewer service size and location? Capacity?
9. Existing storm system size and location?
10. Any other known utility data?
11. Existing electrical service size and location? Capacity?
3) Site Plan – Please consider including the following:
(a) Project site boundary and adjacent property uses. Included.
(b) Proposed circulation system, and how it ties into existing infrastructure (pedestrian and
auto) Included.
(c) Existing and proposed landscaping (Will trees be removed?) Possibly in phase 2.
(d) Existing and proposed buildings (Will they remain? If they will change, how?)
Existing buildings to remain. Will likely be demolished in the future.
(e) Existing natural features (Will these be impacted by the proposal?)
No natural feature, property is a gravel storage yard.
(f) On and off site improvements Included.
(g) Location of detention, drainage and water quality features See Engineering comments.
(h) Emergency vehicle access and fire hydrant locations Included.
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Old Elk Distillery
Preliminary Design Review Package
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Old Elk Distillery I Preliminary Design Review Package
Vicinity Map
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Old Elk Distillery I Preliminary Design Review Package
Context Analysis
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Old Elk Distillery I Preliminary Design Review Package
Survey
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Old Elk Distillery I Preliminary Design Review Package
Site Concept
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Old Elk Distillery I Preliminary Design Review Package
Architectural Context
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Old Elk Distillery I Preliminary Design Review Package
Aerial Perspective
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Old Elk Distillery I Preliminary Design Review Package
Massing Context
Old Elk
Old Elk
Ranchway Feeds
Block One
Block One
Legacy
Legacy
Feeder Supply
Feeder Supply
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Old Elk Distillery I Preliminary Design Review Package
Massing Context
Ranchway Feeds
Ranchway Feeds
Old Elk
Old Elk
Block One
Feeder Supply Legacy
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Old Elk Distillery I Preliminary Design Review Package
Architectural Concepts
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Old Elk Distillery I Preliminary Design Review Package
Architectural Concepts : Time(less)
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Old Elk Distillery I Preliminary Design Review Package
Conceptual Perspective
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Old Elk Distillery I Preliminary Design Review Package
Conceptual Perspective Looking Southwest
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CITY OF FORT COLLINS LAND USE CODE
DIVISION 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL RESOURCE
PROTECTION STANDARDS
3.4.7 Historic and Cultural Resources
(A) Purpose. This Section is intended to ensure that, to the maximum extent feasible: (1) historic sites,
structures or objects are preserved and incorporated into the proposed development and any
undertaking that may potentially alter the characteristics of the historic property is done in a way that
does not adversely affect the integrity or significance of the historic property; and (2) new construction
is designed to respect the historic character of the site and any historic properties in the surrounding
neighborhood. This Section is intended to protect designated or individually eligible historic sites,
structures or objects, as well as sites, structures or objects in designated historic districts, whether on or
adjacent to the development site.
(B) General Standard. If the project contains a site, structure or object that (1) is determined to be or
potentially be individually eligible for local landmark designation or for individual listing in the State
Register of Historic Properties or National Register of Historic Places; (2) is officially designated as a local
or state landmark or is listed on the National Register of Historic Places; or (3) is located within an
officially designated national, state or City historic district or area, then, to the maximum extent feasible,
the development plan and building design shall provide for the preservation and adaptive use of the
historic structure. The development plan and building design shall protect and enhance the historical
and architectural value of any historic property that is: (a) preserved and adaptively used on the
development site; or (b) is located on property adjacent to the development site and qualifies under (1),
(2) or (3) above. New structures must be compatible with the historic character of any such historic
property, whether on the development site or adjacent thereto.
(C) Determination of Landmark Eligibility. The determination of individual eligibility or potential
individual eligibility for local landmark designation will be made in accordance with the applicable
provisions of Chapter 14 of the City Code, except that the determination of potential individual eligibility
shall be made by the Director and the finding of potential eligibility shall not constitute a finding of
eligibility under Section 14-21 or 14-72 of the City Code. A site, structure or object may be determined
to be or potentially be individually eligible for local landmark designation if it meets one (1) or more of
the criteria described in Section 14-5, "Standards for determining the eligibility of sites, structures,
objects and districts for designation as Fort Collins Landmarks or Landmark Districts" of the City Code.
The determination of individual eligibility for the National Register of Historic Places or State Register of
Historic Properties shall be according to the processes and procedures of the Colorado Historical
Society.
(D) Reuse, Renovation, Alterations and Additions.
(1) Original or historic materials and details, as well as distinctive form and scale, that contribute to the
historic significance of the structure or neighborhood shall be preserved to the maximum extent
77
feasible. Rehabilitation work shall not destroy the distinguishing quality or character of the structure or
its environment.
(2) The rehabilitation of structures shall be in conformance with the Secretary of the Interior's
"Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" (available from the
Director) or other adopted design guidelines or standards.
(E) Demolition. A site, structure or object that is determined to be or potentially be individually eligible
for local landmark designation or for individual listing in the National Register of Historic Places or State
Register of Historic Properties may be demolished only if, in the opinion of the decision maker, the
applicant has, to the maximum extent feasible, attempted to preserve the site, structure or object in
accordance with the standards of this Section, and the preservation of the site, structure or object is not
feasible.
(F) New Construction.
(1) To the maximum extent feasible, the height, setback and width of new structures shall be similar to:
(a) those of existing historic structures on any block face on which the new structure is located and on
any portion of a block face across a local or collector street from the block face on which the new
structure is located; or (b) when a block does not exist, similar to those on any land adjacent to the
property on which the new structure is to be located. Notwithstanding the foregoing, this requirement
shall not apply if, in the judgment of the decision maker, such historic structures would not be
negatively impacted with respect to their historic exterior integrity and significance by reason of the
new structure being constructed at a dissimilar height, setback and width. Where building setbacks
cannot be maintained, elements such as walls, columns, hedges or other screens shall be used to define
the edge of the site and maintain alignment. Taller structures or portions of structures shall be located
interior to the site.
(2) New structures shall be designed to be in character with such existing historic structures. Horizontal
elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such
existing historic structures to strengthen the visual ties among buildings. Window patterns of such
existing structures (size, height, number) shall be repeated in new construction, and the pattern of the
primary building entrance facing the street shall be maintained to the maximum extent feasible. See
Figure 6.
78
Figure 6
Building Patterns
(3) The dominant building material of such existing historic structures adjacent to or in the immediate
vicinity of the proposed structure shall be used as the primary material for new construction. Variety in
materials can be appropriate, but shall maintain the existing distribution of materials in the same block.
(4) Visual and pedestrian connections between the site and neighborhood focal points, such as a park,
school or church, shall be preserved and enhanced, to the maximum extent feasible.
(5) To the maximum extent feasible, existing historic and mature landscaping shall be preserved, and
when additional street tree plantings are proposed, the alignment and spacing of new trees shall match
that of the existing trees.
(6) In its consideration of the approval of plans for properties containing or adjacent to sites, structure,
objects or districts that: (a) have been determined to be or potentially be individually eligible for local
landmark designation or for individual listing in the National Register of Historic Places or the State
Register of Historic Properties, or (b) are officially designated as a local or state landmark or are listed on
the National Register of Historic Places or (c) are located within a officially designated national, state or
local historic district or area, the decision maker shall receive and consider a written recommendation
from the Landmark Preservation Commission unless the Director has issued a written determination
that the plans would not have a significant impact on the individual eligibility or potential individual
eligibility of the site, structure, object or district. A determination or recommendation made under this
subsection is not appealable to the City Council under Chapter 2 of the City Code.
(Ord. No. 228, 1998 §20, 12/15/98; Ord. No. 177, 2002 §§9, 10, 12/17/02; Ord. No. 173, 2003 §14, 12/16/03; Ord. No. 198,
2004 §11, 12/21/04; Ord. No. 120, 2011 §11, 9/20/2011; Ord. No. 041, 2013 §4, 3/19/13; Ord. No. 059, 2014, 4/15/14)
Land Use Code, Division 5.1, Definitions, provides the meaning of Maximum Extent Feasible:
“Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible
efforts to comply with the regulation or minimize potential harm or adverse impacts have been
undertaken.”
79
80
OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS
FORT COLLINS, COLORADO
State2014 Historical Fund, History Colorado, the Colorado Historical Society. Project #2013-M2-032 July
81
page left intentionally blank
82
Credits
This project was paid for in part by a State Historical
Fund Grant from History Colorado, the Colorado
Historical Society. Project # 2013-M2-032
City Council
Karen Weitkunat – Mayor
Gerry Horak – Mayor Pro Tem
Bob Overbeck
Lisa Poppaw
Gino Campana
Wade Troxell
Ross Cunniff
Landmark Preservation Commission
Ron Sladek
Doug Ernest
Pat Tvede
Dave Lingle
Belinda Zink
Alexandra Wallace
Maren Bzdek
Meg Dunn
Kristin Gensmer
Prepared by:
Winter & Company
1265 Yellow Pine Avenue
Boulder, CO 80304
303.440.8445
www.winterandcompany.net
Planning and Zoning Board
Jennifer Carpenter
Jeffrey Schneider
Kristin Kirkpatrick
Gerald Hart
Emily Heinz
Jeff Hanson
Michael Hobbs
Historic Preservation Staff
Karen McWilliams
Josh Weinberg
Downtown Development Authority Staff
Matt Robenalt
Todd Dangerfield
Derek Getto
83
TABLE OF CONTENTS
III. DESIGN STANDARDS FOR THE
TREATMENT OF HISTORIC RESOURCES
Architectural Details 43
Materials and Finishes 47
Windows 50
Doors and Entries 55
Commercial Storefronts 57
Historic Roofs 59
Exposed Historic Foundations 59
Loading Docks 60
Color 60
Existing Additions 62
New Additions and Accessory Structures 62
Planning for Energy Efficiency 64
Accessibility 68
Phasing Preservation Improvements 68
Temporary Stabilization Treatments 69
Existing Historic Alterations 69
IV. DESIGN STANDARDS FOR ALL PROPERTIES
Awnings and Canopies 73
Street Layout 74
Outdoor Use Areas 74
Handrails and Enclosures 75
Art and Historic Properties 76
Site Lighting 76
Building Lighting 77
Service Areas 78
Surface Parking 78
Buffers 79
Building Equipment 79
Security Devices 80
Color 82
Archeological Resources 82
INTRODUCTION
Overview 3
About This Document 4
What are Design Standards 4
Policies Underlying the Design Standards 5
Sustainability - Social, Economic and
Environmental Benefits of Historic Preservation 7
The Development of Old Town Fort Collins 9
1. USING THE DESIGN GUIDELINES
Design Review System 15
Where the Design Standards Apply 16
Design Standards Organization 17
II.. PLANNING A PRESERVATION PROJECT
What Does Historic Preservation Mean 23
Planning a Preservation Project 24
Case Studies 29
Designing in Context 38
Historic Architectural Styles 39
Overarching Preservation Principles 40
84
C 2013 Noré Winter (sketch material content)
V. DESIGN STANDARDS FOR NEW CONSTRUCTION
Overview 85
Building Placement and Orientation 86
Architectural Character and Detail 87
Building Mass, Scale and Height 89
Building and Roof Forms 92
Entrances 93
Materials 94
Windows 95
Energy Efficiency in New Designs 97
Energy Efficiency in Building Massing 99
Environmental Performance in Building Elements 100
Solar and Wind Energy Devices 100
VI. DESIGN STANDARDS FOR SIGNS
Overview 103
Treatment of Historic Signs 104
Sign Installation on a Historic Building 105
Design of New and Modified Signs 106
Design of Specific Sign Types 107
Awning Sign 107
Interpretive Sign 107
Murals 108
Tenant Panel or Directory Sign 109
Projecting/Under-Canopy Sign 109
Flush Wall Sign 110
Window and Door Sign 111
Kiosks 112
Other Sign Types 112
Illumination 112
APPENDIX
Historic Architectural Styles A-3
85
86
INTRODUCTION
87
88
Old Town Fort Collins Design Standards | July 2014 3
Overview
Fort Collins is recognized for its rich collection of his-
toric resources. They are enjoyed by residents, business
owners and visitors as links to the city’s heritage while
also setting the stage for a vibrant future. Preserving
these assets is essential to Fort Collins’ well being.
A key collection of these historic resources is
found in the Old Town Historic District which is a
place with special meaning for Fort Collins. Once
the core of business activity, the brick and stone fa-
cades provide a link with the past. The ornamental
cornices, brackets, and lintels are records of the
skilled craftsmen who worked to build Fort Collins
at the turn of the century.
The community recognized the significance of the
Old Town Historic District as an important cultural
resource. They wished to preserve the inherent
historic elements of buildings as a cultural record
for future generations and to maintain the sense
of place that existed. Responding to this sentiment
the City Council designated the area an official
locally designated historic district in 1979. Previ-
ously, in 1978, the Secretary of the Interior also
entered a somewhat larger Old Town Fort Collins
Historic District into the National Register of
Historic Places.
The Landmark Preservation Commission and city
staff have the responsibility to review the proposed
changes in the area and determine their compliance
with the design standards. The design standards
are to be used by the Landmark Preservation Com-
mission and city staff to review any changes to the
exterior of buildings within the Old Town Historic
District. They are also for designers and owners
who are planning projects within the district.
Today, many of the historic resources found within
the Old Town Historic District have been reha-
bilitated and the district is thriving. The document
highlights the success stories of past projects and
the positive impact they have had. While rehabilita-
tion will continue in the district, additions and infill
construction are also anticipated. The standards
are intended to promote designs that respect
the heritage of the area. They therefore encour-
age projects that contribute to the quality of the
district.
The historic preservation design standards promote
the community’s vision for sustainable preservation.
The standards also provide direction for rehabilitation,
alteration, expansion and new construction projects in-
volving locally-designated individual historic landmarks
and properties in locally-designated historic districts
elsewhere in Fort Collins. They also guide city staff and
the Landmark Preservation Commission’s evaluation of
such projects, helping the city and property owners
maintain the special qualities of Fort Collins’ history.
Financial Assistance
See the following web site links for financial as-
sistance programs that may be available for the
4 Introduction
About this Document
Why Do We Preserve Historic Resources?
We preserve historic resources for these reasons:
» To honor our diverse heritage
» To support sound community planning and
development
» To maintain community character and support
livability
» To support economic, social and environmen-
tal sustainability in our community
The design standards also provide a basis for making
consistent decisions about the treatment of historic
resources and new infill within the district. Designing a
new building or addition to fit within the historic char-
acter of Old Town requires careful thought. Preserva-
tion in a historic district context does not mean that
the area must be “frozen” in time, but it does mean
that, when new construction occurs, it shall be in a
manner that reinforces the basic visual characteristics
of the historic district. In addition, the standards serve
as educational and planning tools for property owners
and their design professionals who seek to make
improvements.
While the design standards are written for use by
the layperson to plan improvements, property own-
ers are strongly encouraged to enlist the assistance
of qualified design and planning professionals, including
architects and preservation consultants.
Note
In this document, “Old Town” refers to the area
officially designated as the local historic district, in
contrast to a more general reference to a larger
portion of the downtown. See map on page 16.
Background
The Old Town Historic District Design Standards are
an update to the Design Guidelines for Historic Old
Town Fort Collins, 1981.
WHAT ARE DESIGN STANDARDS?
Design standards are regulatory provisions that pro-
mote historic preservation best practices. They seek
to manage change so the historic character of the
district is respected while accommodating compatible
improvements. They reflect the city’s goals to promote
economic and sustainable development, enhance the
image of the city and reuse historic resources.
An essential idea is to protect historic resources in the
district from alteration or demolition that might dam-
age the unique fabric created by buildings and sites that
make up the Old Town Historic District.
The standards also promote key principles of urban
design which focus on maintaining an attractive human-
scaled pedestrian-oriented environment.
90
Old Town Fort Collins Design Standards | July 2014 5
Background
POLICIES UNDERLYING THE DESIGN
STANDARDS
Several regulations and policy documents establish the
foundation for the standards, including:
City Plan Fort Collins, Historic Preservation
Principle LIV 16: The quality of life in Fort Collins will be
enhanced by the preservation of historic resources and
inclusion of heritage in the daily life and development of
the community.
Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re-
sources. Determine what historic resources are within the
Growth Management Area, how significant these resources
are, the nature and degree of threat to their preservation,
and methods for their protection.
Policy LIV 16.2 – Increase Awareness. Increase awareness,
understanding of, and appreciation for the value of historic
preservation in contributing to the quality of life in Fort
Collins.
Policy LIV 16.3 – Utilize Incentives. Use incentives to
encourage private sector preservation and rehabilitation of
historic resources.
Policy LIV 16.4 – Utilize Planning and Regulations. Recog-
nize the contribution of historic resources to the quality of
life in Fort Collins through ongoing planning efforts and
enforcement regulations.
Policy LIV 16.5 – Encourage Landmark Designation. Actively
encourage property owners to designate their properties as
historic landmarks.
Policy LIV 16.6 – Integrate Historic Structures. Explore
opportunities to incorporate existing structures of historic
value into new development and redevelopment activities.
Principle LIV 17: Historically and architecturally significant
buildings Downtown and throughout the community will be
valued and preserved.
Policy LIV 17.1 – Preserve Historic Buildings. Preserve his-
torically significant buildings, sites and structures throughout
Downtown and the community. Ensure that new building
design respects the existing historic and architectural
character of the surrounding district by using compatible
building materials, colors, scale, mass, and design detailing
of structures.
Policy LIV 17.2 – Encourage Adaptive Reuse. In order to
capture the resources and energy embodied in existing
buildings, support and encourage the reuse, and adapta-
tion of historically significant and architecturally important
structures, including but not limited to Downtown buildings,
historic homes, etc.
Policy LIV 17.3– Ensure Congruent Energy Efficiency.
Ensure that energy efficient upgrades contribute to or
do not lessen the integrity of historic structures. Consider
attractive means of achieving efficiency such as installing
storm windows.
Land Use Code Section 3.4.7 Historic and Cul-
tural Resources
Section 3.4.7 provides standards for preservation and
treatment of historic properties and their incorpora-
tion into new developments. It provides a good basis
for design standards and guidelines as it sets the broad
6 Introduction
THE SECRETARY OF THE INTERIOR’S
STANDARDS FOR REHABILITATION
The City of Fort Collins requires rehabilitation projects
to be in conformance with the Secretary of the Interior’s
Standards and Guidelines for Rehabilitating Historic Build-
ings.
The Secretary of the Interior’s Standards for Rehabilitation
are general standards established by the National Park
Service for historic properties. It is the intent of this
document to be compatible with The Secretary of
the Interior’s Standards while expanding on the basic
rehabilitation principles as they apply in Fort Collins.
Standards for Rehabilitation:
“1. A property shall be used for its historic purpose or be
placed in a new use that requires minimal change to the
defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration
of features and spaces that characterize a property shall
be avoided.
3. Each property shall be recognized as a physical record of
its time, place, and use. Changes that create a false sense of
historical development, such as adding conjectural features
or architectural elements from other buildings, shall not be
undertaken.
4. Most properties change over time; those changes that
have acquired historic significance in their own right shall be
retained and preserved.
For More Information
For more information on national treatments
underlying the preservation standards, see The
Secretary of the Interior’s Standards for Rehabilita-
tion:
http://www.nps.gov/history/hps/tps/standguide/
rehab/rehab_index.htm
For More Information:
See the following web links to National Park Ser-
vice Preservation Briefs and Tech Notes:
http://www.nps.gov/tps/how-to-preserve/briefs.
htm
http://www.nps.gov/tps/how-to-preserve/tech-
notes.htm
5. Distinctive features, finishes, materials and construction
techniques or examples of craftsmanship that characterize
a historic property shall be preserved.
6. Deteriorated historic features shall be repaired rather
than replaced. Where the severity of deterioration requires
replacement of a distinctive feature, the new feature shall
match the old in design, color, texture, and other visual
qualities and, where feasible, materials. Replacement of
missing features shall be substantiated by documentary,
physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting,
that cause damage to historic materials shall not be used.
The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Archeological resources affected by a project shall be pro-
tected and preserved. If such resources must be disturbed,
Old Town Fort Collins Design Standards | July 2014 7
Historic Preservation and Sustainability
SUSTAINABILITY - SOCIAL, ECONOMIC
AND ENVIRONMENTAL BENEFITS OF
HISTORIC PRESERVATION
Preserving and enhancing historic places promotes the
three basic components of sustainability. These are:
(1) Cultural/Social Sustainability, (2) Environmental
Sustainability and (3) Economic Sustainability. Each of
the components is described in greater detail in the
following pages.
Preserving historic places promotes the three basic categories
of sustainability.
Environmental
Sustainability
Economic
Sustainability
Cultural/Social
Sustainability
SUSTAINABILITY
Cultural/Social Component of Sustainability
This component relates to the maintenance of the
community’s cultural traditions and social fabric. Pre-
serving historic places and patterns promotes cultural
and social sustainability by supporting everyday con-
nections between residents and the cultural heritage
of the community. These connections are reinforced
by the physical characteristics of historic places, which
often directly support environmental sustainability.
Historic properties in the district provide direct links
to the past. These links convey information about
earlier ways of life that help build an ongoing sense of
identity within the community. Residents anchored
in this sense of identity may be more involved in civic
activities and overall community sustainability efforts.
The historic development pattern of the district pro-
motes social interaction that supports a high quality of
life and helps build a sense of community. The area is
compact and walkable, providing for impromptu mix-
ing of different cultural and economic groups. Direct
connections to the public realm provide opportunities
for community interaction. This physical pattern, com-
bined with the inherent cultural connections, provides
significant support for the community’s overall sustain-
ability effort.
Environmental Component of Sustainability
This is the most often cited component of sustainability.
It relates to maintenance of the natural environment
and the systems that support human development. Re-
habilitation of historic resources is an important part
of environmental sustainability and green building initia-
tives. It directly supports environmental sustainability
through conservation of embodied energy, adaptability,
and other factors that keep historic buildings in use
over long periods of time.
Inherent Energy
Typically historic buildings were built with energy
efficiency in mind. Construction methods focused on
durability and maintenance, resulting in individual build-
ing features that can be repaired if damaged, thus mini-
8 Introduction
tion takes three decades or more to recoup, even with
the reduced operating energy costs in a replacement
building.
Building Materials
Many of the historic building materials used in the dis-
trict contribute to environmental sustainability though
local sourcing and long life cycles. Buildings constructed
with wood and masonry were built for longevity and
ongoing repair. Today, new structures utilize a signifi-
cant percentage of manufactured materials. These ma-
terials are often less sustainable and require extraction
of raw, non-renewable materials. High levels of energy
are involved in production, and the new materials may
also have an inherently short lifespan.
The sustainable nature of historic building materials
is best illustrated by a window: older windows were
built with well seasoned wood from durable, weather
resistant old growth forests. A historic window can be
repaired by re-glazing as well as patching and splicing
the wood elements. Many contemporary windows
cannot be repaired and must be replaced entirely.
Repairing, weather-stripping and insulating an original
window is generally as energy efficient and much less
expensive than replacement.
Landfill Impacts
According to the Environmental Protection Agency,
building debris constitutes around a third of all waste
generated in the country. The amount of waste is
reduced significantly when historic structures are
retained rather than demolished.
Economic Component of Sustainability
This component of sustainability relates to the
economic balance and health of the community. The
economic benefits of protecting historic resources
are well documented across the nation. These include
higher property values, job creation in rehabilitation
industries, and increased heritage tourism. Quality
of life improvements associated with living in historic
districts may also help communities recruit desirable
businesses.
Historic Rehabilitation Projects
Historic rehabilitation projects generate both direct
and indirect economic benefits. Direct benefits result
from the actual purchases of labor and materials, while
material manufacture and transport results in indirect
benefits. Preservation projects are generally more
labor intensive, with up to 70% of the total project
budget being spent on labor, as opposed to 50% when
compared to new construction. Expenditure on local
labor and materials benefits the community’s economy.
Historic Preservation and Sustainability
By preserving existing buildings and guiding
compatible redevelopment, the Design Stan-
dards promote the three key elements of com-
munity sustainability:
» Cultural/Social Sustainability. Preserv-
ing historic places and patterns promotes
cultural and social sustainability by supporting
everyday connections between residents and
Old Town Fort Collins Design Standards | July 2014 9
The Development of Old Town Fort Collins
HISTORY
The opening of the Overland Stage Line between
Denver and Wyoming, in the early 1860s, necessitated
the construction of military forts to protect coaches
and immigrant trains from the threat of Indian attacks.
Entering the Cache La Poudre River Valley in 1862,
the 9th Kansas Volunteer Cavalry set up camp in the
vicinity of Laporte, Colorado. In 1864, due to severe
flooding of the Cache La Poudre and a series of military
command changes, the outpost, known as Camp Col-
lins, was moved to the area just southeast of the old
Fort Collins Power Plant.
The founding of the military post attracted citizens
wishing to open mercantile establishments and thereby
capitalize on trading with the nearby soldiers. Joseph
Mason was the first to obtain permission from the War
Department to build a store on the four-mile-square
military reservation. His structure was erected in 1865
on land that later became the Linden/Jefferson inter-
section. Called “Old Grout,” it served as a settler’s
store, church, post office, community center, and later
as the county offices and courthouse. Old Town claims
the site as the foundation for the City of Fort Collins.
Two other notable structures built in the area include
Auntie Stone’s cabin/hotel and a flour mill.
The establishment of this commercial district neces-
sitated the platting of the town’s first streets. In 1867-
1868, Jack Dow and Norman H. Meldrum surveyed the
area and set up streets that ran parallel to the major
environmental landmark, the Cache La Poudre River.
However, the influx of proprietors to Fort Collins,
and specifically the Old Town area, was certainly not a
stampede because when the fort closed in 1866, there
were scarcely a dozen civilians in town. The subsequent
departure of the soldiers put the town’s future in ques-
tion. The town and its business district languished until
the mid-1870s.
In retrospect, the prosperity of the town was assured
in an incident, called by Ansel Watrous in his History
of Larimer County, “perhaps the most notable event in
the early history of Fort Collins.” In the fall of 1872 the
agricultural colony was established.
General R. A. Cameron, originator of the Union Colo-
ny in Greeley, spearheaded the drive for Fort Collins’s
Agricultural Colony. The purpose of the new commune
was for it to be the crop-raising group for the settlers
at the Union Colony. Working with the earlier settlers
of Fort Collins, the officers of the new colony organized
the Larimer County Land Improvement Company. The
goal of the company was to encourage settlement of
the Fort Collins area. Within two months of their
arrival, the company had acquired enough land for
their surveyor to come in and plat new city streets.
For this job they chose a young New Yorker, Franklin
C. Avery, who had also platted the Union Colony. Mr.
Avery, utilizing the latest techniques in city planning,
laid the streets according to the cardinal points of the
compass, rather than along the environmental dictates
10 Introduction
The decades of the 1880s and nineties saw the addition
of ornately decorated buildings like the Miller Block and
the Linden Hotel. Other distinctive buildings, like the
City Hall /Fire Station, added uniqueness to this area.
In 1887 electric lights and the town’s first telephone
enhanced Old Town’s status as the mercantile center
for Fort Collins. In 1897 the Avery Building provided
the link between Old Town and New Town. An early
competition developed between the business people in
Old Town and those with businesses near the intersec-
tion of College and Mountain. The new Avery Building
was a bridge that joined these two shopping areas
together. But the competition between the two areas
was to remain strong throughout the next century.
The new century, however, brought other problems
to Old Town. The Post Office, with its accompanying
pedestrian traffic and long an institution in one building
or another in the triangle, moved to the corner of Oak
and College. Mr. Avery crossed Mountain Avenue to
build yet another structure for his rapidly expanding
First National Bank.
By the 1900s Fort Collins was the well-settled home
of Colorado’s first land-grant college, the possessor of
a notable in-town railway transit system, and a very
popular spot in northern Colorado for urbanite and
farmer alike. On the direct railroad line between Den-
ver and Cheyenne, the passenger depot on Jefferson
Street in Old Town welcomed contented old-timers
of the community and diverse newcomers: academic,
agricultural, and financial. Fort Collins’ residents were
served well by Old Town, whose offerings ranged from
commodities and services found in eastern cities to
items more commonly located in agricultural com-
munities. These ranged from hotel accommodations,
banks and restaurants to hardware stores, feed, coal
and hay shops.
1889 Bird’s Eye view of Old Town
Miller Block (1889)
Linden Hotel (1908)
Old Town (1900)
96
Old Town Fort Collins Design Standards | July 2014 11
The major retail businesses left the interior of the
triangle to locate along College Avenue frontage in
the early 1920s in response to the advent of an auto-
oriented population. Other, smaller businesses soon
thought it was more advantageous to move along
College Avenue.
After World War II the area was beginning to show
signs of aging and decay. During the 1950s and 1960s,
Old Town became home to social services organiza-
tions, automobile maintenance facilities, and some
limited retail. It also housed a collection of taverns and
some low-cost housing.
Revitalization began in the 1980s, with individual inves-
tors who saw opportunities in rehabilitating the historic
structures in the area. The Secretary of the Interior
listed the Old Town Historic District in the National
Register in 1978. This included all of the land area that
was later (1979) designated as the local historic district,
but also extended farther north to include the original
fort site. This made federal income tax credits available
for the certified rehabilitation of historic structures
in the area. With the city’s designation of the local
historic district in 1979, a formal design review process
was established to assure that historic buildings would
be preserved and that new construction would be
compatible with the historic context.
Individual investment efforts attracted more invest-
ment, and in 1985 Old Town Associates proposed a
redevelopment plan that included rehabilitation of
several historic buildings, erection of new infill build-
ings and construction of a pedestrian area for a portion
of Linden Street. Revitalization continued through
the turn of the twenty-first century, with substantial
participation of the City of Fort Collins and the Down-
town Development Authority. By 2013, the Old Town
Historic District was well-established as a center for
dining, retail and entertainment as well as housing and
professional offices.
Fort Collins’ Old Town is a reminder of its early
pioneer settlement. It was established by people who
purchased lands from a real estate company in order to
ward off the loneliness of the prairies, to profit by the
experience and expertise of their new neighbors, and
to furnish their families with social amenities that were
long in coming to communities situated farther east on
the Great Plains. Old Town demonstrates how these
people settled a new area and used local materials to
decorate it with styles current in the East, creating a
substantial, as well as unique, latter nineteenth-century
American community.
Historic Development Patterns
Old Town retains many framework elements from its
early history; other features have changed over time.
The fact that it has remained dynamic is a part of its
heritage. For this reason, remaining resources which
help to interpret that span of human occupation and
use are valued.
While a row of historic buildings may be easily un-
derstood as defining a particular span of time, other
12 Introduction
Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic
District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.)
Jefferson ST
Linden ST
Mountain AVE
Walnut ST
North College AVE
Pine ST
98
1
USING THE DESIGN STANDARDS
99
100
Old Town Fort Collins Design Standards | July 2014 15
Design Review System
The Landmarks Preservation Commission and City
staff shall take these factors into consideration when
reviewing proposed work:
› The significance of the property
› The context, with respect to other historic
properties
› The location of any key, character-defining
features
› The condition of those features
› The landmark status
› Eligibility status of the property
In addition, there are many cases in which the stan-
dards state that one particular solution is preferred,
such as for the replacement of a damaged or missing
feature, but the text further notes that some alterna-
tives may be considered if the preferred approach is
not feasible. In determining such feasibility, the city will
also consider:
› The reasonable availability of the preferred
material
› The skill required to execute the preferred
approach
› The quality, appearance and character of
alternative solutions, such as new materials.
TERMS RELATED TO COMPLIANCE
When applying design standards, the City has the abil-
ity to balance a combination of objectives and intent
statements that appear throughout the document, in
the interest of helping to achieve the most appropriate
design for each project. Because of this, and the fact
that the design standards are also written to serve
an educational role as well as a regulatory one, the
language sometimes appears more conversational than
that in the body of the City Code. To clarify how some
terms are used, these definitions shall apply:
Standard
In this document the term “standard” is a criterion
with which the City will require compliance when it is
found applicable to the specific land-use activity.
Shall
Where the term “shall” is used, compliance is specifi-
cally required, when the statement is applicable to the
proposed project.
101
16Standards Using the Design
Where the Design Standards Apply
The design standards apply to all properties within the Old Town Historic District. They also apply as guidelines to eligible and designated properties within the River
Downtown Redevelopment Zone District. These areas and properties are identified on the map below.
North
NTS
Map Key
National Register District
Old Town Historic District
River Downtown
Redevelopment Zone District
102
Old Town Fort Collins Design Standards | July 2014 17
Design Standards Organization
DESIGN REVIEW TRACKS
The design standards chapters are grouped into three
“tracks” for purposes of design review. Staff will deter-
mine which track a project will follow. (See the chart on
the following page.) These are:
› Preservation Track
› New Building Track
› Other Improvements Track
Follow these steps to get started:
Step 1 What Type of Improvement?
Determine the nature of the improvements that are
planned. There are three categories:
Existing Building
If improvements are planned to an existing building,
determine if it has historic significance or not. This will
influence which review track applies.
New Building
Will the planned improvements include construction
of a new building? If so, then the “New Construction
Track” applies. This includes a new structure to be
erected on a vacant lot; adding a new structure to a
lot with an existing building on it; or providing an addi-
tion to an existing noncontributing building where one
already exists.
Other Work
Site improvements, signs and other miscellaneous
projects follow this third track.
Step 2 What Type of Existing Building?
All existing structures in the Old Town Historic
District are classified with respect to their historic
significance, using criteria established by the National
Park Service. The City will work with the property
owner to confirm the status of historic significance.
Two classifications are used:
Contributing Property
A “contributing” property is one determined to be
historically significant. It is so because it was present
during the period of significance and possesses suf-
ficient integrity to convey its history, or is capable of
yielding important information about that period.
Note that some properties may have experienced
some degree of alteration from their historic designs.
These alterations may include window replacement,
cornice removal, a porch enclosure or covering of
a building’s historic materials. Nonetheless, these
altered properties retain sufficient building fabric to
still be considered contributors. For all contributing
properties, the Preservation Track shall apply.
Noncontributing Property
The classification of “noncontributing” applies to exist-
ing buildings that do not possess sufficient significance
and/or exterior integrity necessary for designation, and
are considered noncontributing to a district. The New
Construction Track applies to these properties, except
as noted below.
Noncontributing, but Restorable
In some cases, an older noncontributing property
which has been substantially altered could be restored
18Standards Using the Design
WHICH TRACK APPLIES?
The standards are organized into groups of chapters that represent “tracks” for
different types of improvements. This chart defines the track that will apply to
a specific proposal.
New
Building
Existing
Building
Step 1
Restorable
Non-
Applicable
Step 2
Noncontributing
Other Other
Track
New Bldg.
Track
Contributing Preservation
Track
WHICH CHAPTERS APPLY?
Use this chart to determine which chapters of the design standards apply to a
proposed improvement project. Some projects will include work in more than
one track; in this case a combination of chapters will apply.
TYPE OF WORK
SECTION TO USE:
Introduction
I. Using the Design
Standards
II. Planning a Preservation
Project
III. Design Standards for
the Treatment of Historic
Resources
IV. Design Standards for
All Properties
V. Design Standards for
New Construction
VI. Design Standards for
Signs
Preservation
Track
Rehabilitate a
contributing
property
4 4 4 4 4 (1) (1)
Restore a
noncontributing
property
4 4 4 4 4 (1) (1)
New
Building
Track
Improve a
noncontributing
property
4 4 4 4 (1)
Construct a
new building 4 4 4 4 (1)
Old Town Fort Collins Design Standards | July 2014 19
Permitted and Prohibited
Solutions
In many cases, images and dia-
grams in the historic preservation
standards are marked to indicate
whether they represent permitted
or prohibited solutions
4
A check mark
indicates permitted
solutions.
8
An X mark indicates
solutions that are
prohibited.
DESIGN STANDARDS FORMAT
The historic preservation standards are presented in a standardized format as illustrated below.
A Windows Key
A Design Topic Heading
B
Intent Statement: This explains
the desired outcome for the specific
design element and provides a basis
for the design standards that follow.
C
Design Standard: This describes
a desired outcome related to the
intent statement.
D
Additional Information: This
provides a bullet list of examples of
how, or how not to, comply with the
standard.
E
Illustration(s): These provide
photos and/or diagrams to illustrate
related conditions or possible ap-
proaches. They may illustrate per-
mitted or prohibited solutions as
described at right.
B
Historic windows help convey the significance of historic structures,
and shall be preserved. They can be repaired by re-glazing and patching
and splicing elements such as muntins, the frame, sill and casing. Repair
and weatherization also is more energy efficient, and less expensive
than replacement. If an original window cannot be repaired, new
replacement windows shall be in character with the historic building.
C 1.1 Maintain and repair historic windows.
D
» Preserve historic window features including the frame, sash, muntins,
mullions, glazing, sills, heads, jambs, moldings, operation and groupings
of windows.
» Repair and maintain windows regularly, including trim, glazing putty and
glass panes.
» Repair, rather than replace, frames and sashes.
» Restore altered window openings to their historic configuration.
E
Sidebars
These provide additional infor-
20Standards Using the Design 106
II
PLANNING A PRESERVATION PROJECT
107
108
Old Town Fort Collins Design Standards | July 2014 23
What Does Historic Preservation Mean?
Historic preservation means keeping historic proper-
ties and places in active use while accommodating
appropriate improvements to sustain their viability
and character. It also means keeping historic resources
for the benefit of future generations. That is, while
maintaining properties in active use is the immediate
objective, this is in part a means of assuring that these
resources will be available for others to enjoy in the
future.
Historic preservation does not mean necessarily freez-
ing properties or districts in time. Historic preserva-
tion seeks to manage change to preserve authenticity
and historic craftsmanship while adapting to existing
and future needs.
This section summarizes important steps and ap-
proaches to consider when planning a preservation
project
› Planning a Preservation Project
› Case Studies
› Designing in Context
› Historic Building Styles
When planning a preservation project, it is important
to determine historic significance, assess integrity and
determine program requirements prior to outlining a
treatment strategy that will inform the overall project
scope.
ACCEPTED TREATMENTS FOR HISTORIC
RESOURCES
The following list describes permitted treatments
for historic resources that may be considered when
planning a preservation project. Much of the language
addresses buildings; however, sites, objects and struc-
tures are also relevant.
Preservation
“Preservation” is the act of applying measures to sustain
the existing form, integrity and material of a building.
Work focuses on keeping a property in good work-
ing condition with proactive maintenance. While the
term “preservation” is used broadly to mean keeping
a historic property’s significant features, it is also used
in this more specific, technical form in this document.
Restoration
“Restoration” is the act or process of accurately de-
picting the form, features and character of a property
as it appeared in a particular time period. Features
from later periods must be removed for an accurate
restoration and to use the Restoration Treatment.
This may apply to an entire building, or to restoring a
particular missing feature.
Reconstruction
“Reconstruction” is the act or process of depicting,
by means of new construction, the form, features and
detailing of a non-surviving site, landscape, building,
structure or object for the purpose of replicating its
appearance at a specific time and in its historic location.
This has limited application, in terms of an entire build-
ing, but may apply to a missing feature on a building.
Rehabilitation
24Project Planning a Preservation
STEPS TO CONSIDER FOR A SUCCESSFUL PRESERVATION PROJECT.
Follow the steps below when planning a preservation project.
Step 1. Review reasons for significance: The reasons for significance will
influence the degree of rigor with which the standards are applied, because it
affects which features will be determined to be key to preserve. Identifying the
building’s period of significance is an important first step.
Step 2. Identify key features: A historic property has integrity. It has a suf-
ficient percentage of key character-defining features and characteristics from its
period of significance which remain intact.
Step 3. Identify program requirements for the desired project: The
functional requirements for the property drive the work to be considered. If the
existing use will be maintained, then preservation will be the focus. If changes in
use are planned, then some degree of compatible alterations may be needed.
Step 4. Implement a treatment strategy: A permitted treatment strategy
will emerge once historic significance, integrity and program requirements have
been determined. A preservation project may include a range of activities, such
as maintenance of existing historic elements, repair of deteriorated materials, the
replacement of missing features and construction of a new addition.
Planning a Preservation Project
A successful preservation project shall consider the
significance of the historic resources, its key features,
and the project’s program requirements. The tables
and diagrams presented here and on the following
pages provide overall guidance for planning a preserva-
tion project.
110
Old Town Fort Collins Design Standards | July 2014 25
PREFERRED SEQUENCE OF ACTIONS
Selecting an appropriate treatment for a character-defining feature is important.
The method that requires the least intervention is always preferred. By following
this tenet, the highest degree of integrity will be maintained. The following treat-
ment options appear in order of preference. When making a selection, follow this
sequence:
Step 1. Preserve: If a feature is intact and in good condition, maintain it as such.
Step 2. Repair: If the feature is deteriorated or damaged, repair it to its historic
condition.
Step 3. Replace: If it is not feasible to repair the feature, then replace it in kind,
(e.g., materials, detail, finish). Replace only that portion which is beyond repair.
Step 4. Reconstruct: If the feature is missing entirely, reconstruct it from ap-
propriate evidence. If a portion of a feature is missing, it can also be reconstructed.
Step 5. Compatible Alterations: If a new feature (one that did not exist previ-
ously) or an addition is necessary, design it in such a way as to minimize the impact
on historic features. It is also important to distinguish a new feature on a historic
building from the historic features, in subtle ways.
For More Information
For more information regarding the treat-
ments for a historic resource please visit the
National Park Service web site:
http://www.nps.gov/history/hps/tps/standguide/index.
htm
If a feature is deteriorated or
damaged, repair it to its his-
toric condition.
111
26Project Planning a Preservation
A
C B or
D
E
WHICH AREAS ARE THE MOST SENSITIVE TO PRESERVE?
For most historic resources in the Old Town Historic District, the front wall is the most important to preserve intact. Alterations are rarely permitted. Many side
walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. The
rear wall is sometimes the least important (excepting free-standing landmarks, those along improved alleys or certain civic and industrial buildings), and alterations can
occur more easily without causing negative effects to the historic significance of the property.
Location A. Primary
Façade: Preservation
and repair of features in
place is the priority. This is
especially important at the
street level and in locations
where the feature is highly
visible.
Location B. Second-
ary Wall, Which Is
Highly Visible: Some
flexibility in treatment
may be considered with a
compatible replacement
or alteration.
Location C. Secondary
Wall, Which Is Not
Highly Visible: Preserva-
tion is still preferred;
however, a compatible
replacement or alteration
may be acceptable when it
is not visible to the public.
More flexibility in treat-
ment may be considered.
Location D. Highly
Visible Rear Wall:
This applies to many
cultural buildings of historic
significance, such as civic
buildings, improved alleys
and other landmarks that
are viewed “in the round”
or border a public space
such as a park. Preservation
and repair in place is the
priority.
Location E. Rear Wall
That Is Not Highly
Visible: A compatible
replacement or alteration
may be acceptable when
it is not visible to the
public. A higher level of
flexibility in treatment may
be considered.
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Old Town Fort Collins Design Standards | July 2014 27
ALTERED HISTORIC
COMMERCIAL FACADE
The starting condition.
Missing Cornice
Historic Windows
Altered Storefront
DEVELOPING A PRESERVATION STRATEGY
The standards discuss a range of preservation options,
including reconstruction and replacement of features
in various ways. When applied to a building that is al-
ready altered, which would be the best approach? This
diagram outlines the approaches to consider in making
that decision.
When should I use this
treatment?
» There is substantial
alteration, making other
options difficult.
» There is less information
about the historic design.
» The context (the block
lacks a substantial number
of historic structures that
retain integrity) has more
variety.
» Financial assistance is not
a priority.
When should I use this
treatment?
» The building is part of the
fabric of the district.
» There is less information
available about the
historic design.
» A phased project is
planned.
» To receive some financial
assistance.
When should I use this
treatment?
» The building is highly
significant.
» There is good historical
information about the
design.
» The needed materials and
craftsmen are available.
» The context has many
intact historic buildings.
» To receive the most
financial assistance.
Approach 3:
Rehabilitation
(contemporary
interpretation)
Approach 1:
Accurate Restoration
4
Approach 2:
28Project Planning a Preservation
Historic building remodel. Interim improvements to the building included
removing the canopy, providing a new sign and
painting the stucco covering.
A later rehabilitation effort included remov-
ing the stucco, reconstructing the cornice and
installing a new storefront system.
4 4
PHASING PRESERVATION PROJECTS
In some cases, a property owner may wish to make
interim improvements, rather than execute a complete
rehabilitation of a historic property. This work shall be
planned such that it establishes a foundation for future
improvements that will further assure continued use
of the property and retain its historic significance. For
example, a simplified cornice element may be installed
on a commercial storefront, in lieu of reconstructing
the historic design, with the intent that an accurate
reconstruction would occur later.
Plan interim improvements to retain
opportunities for future rehabilitation
work that will enhance the integrity of
a historic property.
› Preserve key character-defining features while
making interim improvements.
› Interim improvements that would foreclose op-
portunities for more extensive rehabilitation in
the future are not permitted.
BEALS & REED BLOCK Address: 160 North College Avenue
114
Old Town Fort Collins Design Standards | July 2014 29
Case Studies
CASE STUDIES
Numerous rehabilitation projects have been suc-
cessfully completed since the adoption of the design
standards. Some examples appear in this section. They
include “before and after” pairings. Some of these in-
clude photographs from the early years when this was
the center of commerce. Then, images from the 1970s
and 1980s document interim conditions, when many
buildings had been altered. Finally, more recent photo-
graphs, generally from 2013, illustrate the progressive
rehabilitation and continuing revitalization of the area.
These case studies demonstrate the benefits of the
on-going stewardship of the historic resources in the
district, and of the positive effects that local historic
district designation has had. They further demonstrate
successful solutions for many of the design topics ad-
dressed in this standards document.
WALNUT STREET BLOCK Address: 200 block of Walnut Street, north side
In the upper photos (ca.
1981), storefronts have been
altered, upper story windows
have been reduced in size and
new materials obscure historic
masonry.
In the lower photo, windows
and storefronts are restored,
and historic brick facades are
revealed.
4
8 8
115
30Project Planning a Preservation
AVERY BLOCK Address: 100 block of North College, 100 block of Linden Street
An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was
obscured.
In 2013, a reconstructed cornice reestablished a distinctive hori-
zontal feature, and awning once more reflect the dimensions of
each storefront bay.
4 4 4 4
8
116
Old Town Fort Collins Design Standards | July 2014 31
ANTLERS BLOCK Address: 200 block of Linden Street, east side
An early view of the Antlers hotel and associated buildings in its block
demonstrates a variety in building heights, but a sense of continuity is
established by the horizontal alignment of storefront level moldings and
second story cornices.
In 1981, many historic features remain, but minor alterations have
occurred, and some details are obscured by monochromatic paint
schemes.
One of the buildings has been rehabilitated in this image and modifica-
tions have occurred on other buildings.
After rehabilitation (photo: 2013), buildings have been adapted to new
uses while the key, character-defining features that contribute to their
historic significance have been preserved.
4
4 8
4 8
117
32Project Planning a Preservation
LINDEN STREET Address: 200 block of Linden Street, west side
The northern end of the Linden Street block in 1980
appears with several storefronts missing, and a mono-
chromatic paint scheme diminishes one’s perception of
the distinctive architectural details.
A close-up view of the storefront at
252 Linden, in 1980 shows the miss-
ing storefront.
After rehabilitation in the mid-1980s, many storefronts have
been reconstructed. Architectural details are highlighted with
contrasting color schemes. The left-most storefront remains
altered, but other features on this facade have been pre-
served.
In 2013, awnings and signs have been added, and color schemes
have changed. This demonstrates the ongoing adaptive use of these
properties, while preserving their historic significance.
In the mid-1980s, after the store-
front has been reconstructed.
4 4
4
8
8
118
Old Town Fort Collins Design Standards | July 2014 33
THE MCPHERSON BLOCK Address: 100 block of Linden Street, west side
Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the
proportions of the ground level.
In 2013, storefronts and the
midbelt molding are recon-
structed.
4
8 8
119
34Project Planning a Preservation
OLD FIRE STATION AND CITY HALL Address: 200 block Walnut Street, north side
The old city hall and fire station occupied two buildings side-
by-side on Walnut Street. A distinctive arch identified the door
for fire engines.
In 1980, the two buildings appear as one metal
clad facade. The storefront for city hall has
been removed, and the doorway for fire engines
has been widened.
At the beginning of rehabilitation in the early
1980s, damage to the historic masonry is vis-
ible. The hose tower also is missing.
Lower left:
Shortly after rehabilitation, reconstructed cornices and storefront
are visible. A more contemporary storefront, using dark metal
components, is used in the historic fire engine entry, to signify
that this is a later alteration. The tower also is reconstructed.
Lower right:
In 2012, awnings and signs have changed, but the key features
of the building remain intact, demonstrating the continuing use
of this historic resource.
4 4
8 8
120
Old Town Fort Collins Design Standards | July 2014 35
J.L.HOHNSTEIN BLOCK Address: 220 East Mountain Avenue
An early view of the Hohnstein
block documents the tall first floor
and the distinctive masonry arch
details on the upper floor.
In 1980, metal cladding obscures most of the key
character-defining features of the building front.
In the early 1980s, the initial reha-
bilitation revealed key features of
the facade.
Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area
reflects a new use, but is designed to remain visually subordinate to the historic building. Note the
historic sign on the side wall.
4
8 4
121
36Project Planning a Preservation
MILLER BLOCK Address: 11 Old Town Square
In 1979, wood paneling obscures historic storefronts.
Shortly after construction of the plaza in Old Town Square, (ca. 1985), new awnings define
the dimensions of individual storefront bays.
In 2013, key features remain preserved. Different awning
colors distinguish individual businesses while retaining the
overall visual continuity of the building.
In this early photo, the Miller building stands as a signature building at Linden and Walnut
streets; diagonally from the Linden Hotel.
4 4
8
122
Old Town Fort Collins Design Standards | July 2014 37
In this early photo, the Linden Hotel stands as the signature
building at the corner of Linden and Walnut Streets
In 1980s, historic masonry is covered with a cementatious
plaster and the storefronts have been altered. Some upper
story windows have been blocked up.
Again in the early 1980s, the Linden in an altered state. The Sal-
vation Army and Reed and Dauth buildings are to the right.
In 2013, the Linden is
once more the icon for
Old Town Fort Collins.
THE LINDEN HOTEL Address: 201 Linden Street
4
8
8
123
38Project Planning a Preservation
Designing in Context
District-wide
Block
Immediate
Surroundings
A fundamental principle of the design standards is that projects shall be planned to be compatible
with the context. This is especially relevant to the design of an addition or new building.
Levels of Context Consideration
Context shall be considered at these levels:
› District-wide – in terms of the qualitative features, such as the orientation of the street,
alley, street wall, buildings and features
› The block – which focuses on the collection of buildings, sites and structures in the area
› Immediate surroundings – properties adjacent to, facing or overlooking a specific site
Note: The contexts are highlighted in white and the mock project area is identified with a heavy
black line.
124
Old Town Fort Collins Design Standards | July 2014 39
Historic Architectural Styles
The Architectural Style descriptions will assist the City
in determining which features are key to a property’s
significance. Note that styles are rarely “pure” in form,
and a wide range exists within individual styles. Please
see the Appendix for a description of the Architectural
Styles found in the Old Town Historic District.
The majority of the buildings styles found in the Old
Town Historic District are shown here.
Nineteenth-Century Commercial, Richardsonian Romanesque Early Twentieth - Century Commercial, single storefront.
architectural style
Nineteenth-Century Commercial, Italianate architectural style
that is fifty feet or more with multiple entrances.
Historic Architectural Styles
Information about Fort Collins’s historic architec-
tural styles is available from a number of sources,
including:
› The City of Fort Collins Historic Preservation
Division
› City of Fort Collins, Central Business District
Development and Residential Architecture,
Historic Contexts, November 1992
› A Cultural Resources Inventory of The Old Fort
Site, Fort Collins, Colorado, June 2002
› See History Colorado web link at:
http://www.historycolorado.org/archaeologists/
colorados-historic-architecture-engineering-web-
guide
See also the following reference book:
› What Style is it? A Guide to American Architec-
ture. John C. Poppeliers, S. Allen Chambers,
Jr., Nancy B Schwartz. Historic Building
Survey, National Park Service, US Depart-
ment of the Interior. 1983
› Visual Dictionary of Architecture. Francis D.K.
Ching. John Wiley & Sons, Inc. 1995
› A Field Guide to American Houses. Virginia &
Lee McAlester. New York, Alfred A. Knopf.
1984
4 4
4
125
40Project Planning a Preservation
Overarching Preservation Principles
The following design principles apply to all historic
properties and will be used when evaluating the
appropriateness of related work:
2 .1 Respect the historic character of a
property.
› The basic form and materials of a building, as
well as architectural details, are a part of the
historic character.
› Don’t try to change the style of a historic re-
source or make it look older than its actual age.
› Confusing the character by mixing elements of
different styles or periods can adversely affect
the historic significance of the property.
2.2 Seek uses that are compatible
with the historic character of the
property.
› Converting a building to a new use different
from the historic use is considered to be an
“adaptive reuse,” and is a sound strategy for
keeping an old building in service. For example,
converting a residential structure to offices is
an adaptive use. A good adaptive use project
retains the historic character of the building
while accommodating a new function.
› Every effort shall be made to provide a compat-
ible use for the building that will require minimal
alteration to the building and its site.
Protect and maintain significant features and stylistic elements.
› Changes in use requiring the least alteration
to significant elements are preferred. In most
cases designs can be developed that respect
the historic integrity of the building while also
accommodating new functions.
2.3 Protect and maintain significant
features and stylistic elements.
› Distinctive stylistic features and other examples
of skilled craftsmanship shall be preserved. The
best preservation procedure is to maintain
historic features from the outset to prevent the
need for repair later. Appropriate maintenance
includes rust removal, caulking and repainting.
› These features shall not be removed.
2.4 Repair deteriorated historic features
and replace only those elements
that cannot be repaired.
› When necessary, upgrade existing materials,
using recognized preservation methods. If disas-
sembly is necessary for repair or restoration,
use methods that minimize damage to historic
materials and facilitate reassembly.
4
126
DESIGN STANDARDS FOR THE
TREATMENT OF HISTORIC RESOURCES
III
127
128
Old Town Fort Collins Design Standards | July 2014 43
Design Standards for the Treatment of Historic Resources
Architectural details help convey the significance
of historic properties, and shall be preserved.
The method of preservation that requires the
least intervention is expected.
For More Information
See web link to Preservation Brief 17:
Architectural Character - Identifying the
Visual Aspects of Historic Buildings as
an Aid to Preserving Character.
http://www.nps.gov/tps/how-to-
preserve/briefs/17-architectural-
character.htm
The City seeks to preserve the historic integrity of
properties of historic significance in the Old Town
Historic District. This means employing best practices
in property stewardship to maintain the key character-
defining features of individual historic resources, as
well as maintaining the context in which they exist.
This section provides standards for the treatment of
historic properties in Old Town. It focuses on the
rehabilitation and maintenance of character-defining
features of each individual contributing property as
well as the district as a whole. The standards in this
section do not apply to new construction.
The standards translate the general principles for
historic preservation outlined in the preceding chapter
to the treatment of individual building features and
components that are found typically in the district.
ARCHITECTURAL DETAILS
Architectural details help convey the historic and
architectural significance of historic properties, and
shall be preserved. The method of preservation that
requires the least intervention is expected.
3.1 Maintain significant architectural
details.
› Retain and treat exterior stylistic features and
examples of skilled craftsmanship with sensitiv-
ity.
› Employ preventive maintenance measures such
as rust removal, caulking and repainting.
4 4
4
4 4
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44Resources Design Standards for the Treatment of Historic
Historic Architectural Details
Typical historic architectural details to preserve
include:
› Cornices and eaves
› Moldings and brackets
› Windows and doors and surrounds
› Modillions and other surface ornamenta-
tion
› Columns
› Storefronts
› Please see the Architectural Styles section
in the Appendix.
3.2 Repair , rather than replace,
significant architectural details if
they are damaged.
› Do not remove or alter distinctive architec-
tural details that are in good condition or
that can be repaired.
› Document the location of a historic feature that
must be removed to be repaired so it may be
repositioned accurately.
› Patch, piece-in, splice, consolidate or otherwise
upgrade deteriorated features using recognized
preservation methods.
› Minimize damage to historic architectural de-
tails when repairs are necessary.
› Protect significant features that are adjacent to
the area being worked on.
Retain and treat exterior stylistic features and examples of
skilled craftsmanship with sensitivity.
Maintain significant
architectural details,
including: projecting
cornices, masonry
patterns, decorative
moldings, double-hung
wood windows and
other decorative fea-
tures.
4
4
Document the location of a
historic feature that must be
removed and repaired so it
may be repositioned accu-
rately.
4
Patch, piece-in, splice, con-
solidate or otherwise upgrade
deteriorated features using
recognized preservation meth-
ods.
4
For More Information
See web link to Preservation Brief 27: The Mainte-
nance and Repair of Architectural Cast Iron
http://www.nps.gov/tps/how-to-preserve/
briefs/27-cast-iron.htm
and
Old Town Fort Collins Design Standards | July 2014 45
3.3 Reconstruct an architectural feature
accurately if it cannot be repaired.
› Use a design that is substantiated by physical or
pictorial evidence to avoid creating a misrepre-
sentation of the building’s history.
› Use the same kind of material as the historic
detail. However, an alternative material may be
considered if it:
› Has proven durability
› Has a size, shape, texture and finish that
conveys the visual appearance of the his-
toric feature.
› Is located in a place that is remote from
view or direct physical contact
› Do not add architectural details that were not
part of the historic structure. For example,
decorative millwork shall not be added to a
building if it was not a historic feature as doing
so would convey a false history.
The rehabilitation of the Reed and Dauth building included reconstruction of missing features.
Using historic photographs, a cornice was constructed to match the historic in character. An alter-
native material (wood) was used instead of the historic metal.
Before rehabilitation (ca. 1980) During rehabilitation (ca. 1982)
The rehabilitated Reed and Dauth building, 223 Linden Street (2013)
During rehabilitation (ca. 1982)
4
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46Resources Design Standards for the Treatment of Historic
These buildings demonstrate a successful reconstruction of a missing cornice.
See the image above for the historic condition. Loomis Building, 213-217 Linden
Street
4
Use historic photos as a source for reconstructing a missing
detail.
Interim image of missing cornice.
8
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Old Town Fort Collins Design Standards | July 2014 47
MATERIALS AND FINISHES
Historic materials shall be preserved in place. If the
material is damaged, limited replacement to match
the historic should be considered. Historic building
materials shall never be covered or subjected to harsh
cleaning treatments. Preserving historic building mate-
rials and limiting replacement to only pieces which are
deteriorated beyond repair also reduces the demand
for, and environmental impacts from, the production
of new materials and therefore supports the city’s
sustainability objectives.
3.4 Maintain historic building materials.
› Protect historic building materials from dete-
rioration (see “Maintaining Historic Materials”
at right for information on treating different
types of materials).
› Do not remove historic materials that are in
good condition.
› Use a low pressure water wash if cleaning is
permitted. Chemical cleaning may be consid-
ered if a test patch does not have a negative
effect on the historic fabric (test patch shall be
reviewed by City preservation department).
› Do not use harsh cleaning methods, which
can inhibit the function and/or appearance of
the historic material, (such as sandblasting,
which can damage its protective coating.)
Maintaining Historic Materials
Primary historic building
materials include masonry
(brick, mortar, stone, and
concrete), wood and metal.
These shall be preserved
and repaired.
4
Appropriate treatments to protect specific materi-
als from deterioration include:
Masonry
› Maintain the natural water-protective layer
(patina).
› Do not paint, unless it was painted historically
(this can seal in moisture, which may cause
extensive damage over time).
› Re-point deteriorated masonry mortar joints
with mortar that matches the strength, com-
position, color and texture of the historic
material.
Wood
› Maintain paint and other protective coatings
to retard deterioration and ultraviolet dam-
age.
› Provide proper drainage and ventilation.
Metal
› Maintain protective coatings, such as paint,
on exposed metals.
› Provide proper drainage.
Do not use harsh cleaning methods, such
as sandblasting, which can damage his-
toric materials.
48Resources Design Standards for the Treatment of Historic
3.5 Repair historic building materials
when needed.
› Repair deteriorated building materials by patch-
ing, piecing-in, consolidating, or otherwise
reinforcing the material.
› Replace only those materials that are deterio-
rated, and beyond reasonable repair.
3.6 Replace historic building materials
in kind.
› Use the same material as the historic material
to replace damaged building materials.
› Also use historic materials to replace damaged
building materials on a non-primary façade.
› Replace only the amount of material that is
beyond repair.
› Use only replacement materials that are similar
in scale, finish and character to the historic
material.
› Use only replacement materials with proven
durability.
› Do not replace building materials, such as
masonry and wood siding, with alternative or
imitation materials, unless no other option is
available.
Repair deteriorated building materials, when needed.
4
Alternative or
replacement materi-
als shall match the
style and detail of
the historic fabric
and be durable in
the local climate,
such as these cast
concrete details
that replace missing
stone features.
4
For More Information
See web link to Preservation Brief 16: The Use of
Substitute Materials on Historic Building Exteriors.
http://www.nps.gov/tps/how-to-preserve/
briefs/16-substitute-materials.htm
Typical Materials
Typical historic building materials used in Old Town
Fort Collins include:
» Masonry
› Brick
› Stone
› Terra Cotta
› Poured Concrete
› Pre-cast Concrete
» Wood
» Metal
› Cast iron,
› Copper
› Sheet metal
Understanding the character of these materials
and the patterns they create is essential to their
Old Town Fort Collins Design Standards | July 2014 49
3.7 Preserve the visibility of historic
materials.
› Consider removing later covering materials that
have not achieved historic significance.
› Once a non-historic material is removed, repair
the historic, underlying material.
› Do not cover or obscure historic building ma-
terials.
› Do not add another layer of new material if a
property already has a non-historic building
material covering the historic material.
Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials
(right).
8 4
For More Information
See web link to Preservation Brief 1: Assessing
Cleaning and Water-Repellent Treatments for Historic
Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/1-
cleaning-water-repellent.htm
See web link to Preservation Brief 2: Repointing
Mortar Joints in Historic Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/2-
repoint-mortar-joints.htm
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50Resources Design Standards for the Treatment of Historic
WINDOWS
Historic windows help convey the significance of
historic structures, and shall be preserved. They can
be repaired by re-glazing and patching and splicing
elements such as muntins, the frame, sill and casing.
Repair and weatherization also is often more energy
efficient, and less expensive, than replacement. If a his-
toric window cannot be repaired, a new replacement
window shall be in character with the historic building.
3.8 Maintain and repair historic
windows.
› Preserve historic window features including
the frame, sash, muntins, mullions, glazing, sills,
heads, jambs, moldings, operation and group-
ings of windows.
› Repair and maintain windows regularly, includ-
ing trim, glazing putty and glass panes.
› Repair, rather than replace, frames and sashes.
› Restore altered window openings to their his-
toric configuration.
Historic Window Components
Window components include:
› Sash
› Frame
› Number of lights (panes)
› Shutters
› Security Devices (bars and screens)
› Insect screens
› Storm windows
4 4
4
Before rehabilitation: upper story windows in need of repair. After rehabilitation: repaired windows.
8
136
Old Town Fort Collins Design Standards | July 2014 51
3.9 Replace a historic window with a
matching design if repair is not
possible.
› Replace with the same material.
› Match the appearance of the historic window
design (i.e., if the historic is double-hung, use a
double-hung replacement window).
› Maintain the historic size, shape and number of
panes.
› Match the profile of the sash, muntin and its
components to the historic window, including
the depth of the sash, which may step back to
the plane of the glass in several increments.
› Use clear window glazing that conveys the vi-
sual appearance of historic glazing (transparent
low-e glass is preferred).
› Do not use vinyl and unfinished metals as win-
dow replacement materials.
› Do not use metallic or reflective window glaz-
ing.
› Do not reduce a historic opening to accom-
modate a smaller window or increase it to
accommodate a larger window.
4
Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored.
8
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52Resources Design Standards for the Treatment of Historic
Alternative Window Material
If it is not possible to match the historic design and
materials of a window, then an alternative design
may be considered in the following locations:
› On a non-primary façade, accessory build-
ing or addition
› On a primary façade if no other option is
available
Alternative window designs shall:
› Match the general profile and details of the
historic window.
› Use materials that match the historic ap-
pearance in dimension, profile and finish.
Match the appearance of a historic
window design (i.e., if the historic
is double-hung, use a double-hung
replacement window).
Replace historic windows (top) with a matching design (bottom),
if repair is not possible.
4
Do not reduce a historic opening to accommodate a smaller win-
dow or increase it to accommodate a larger window.
8
4 8
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Old Town Fort Collins Design Standards | July 2014 53
3.10 Use special care when replacing a
window on a primary façade.
› Give special attention to matching the historic
design and materials of windows located on the
façade.
› Also, match the historic design when replacing a
window located on a secondary wall.
3.11 Design a storm window to minimize
its visual impacts.
› If a window did not historically have a storm
window, place a new storm window internally
to avoid exterior visual impacts.
› Use storm windows designed to match the
historic window frame if placed externally.
› Use insect screens with painted wooden frames
where wood windows exist.
3.12 Restore a historic window opening
that has been altered.
› Restore a historic window opening that previ-
ously existed.
› Place a new window to fit within the historic
opening.
Place storm windows internally to
avoid exterior visual impacts (right).
Use storm window inserts designed
to match the historic frame if placed
externally (left).
4
Preserve the size and proportion of a historic window opening.
8 4
For More Information
See web link to Preservation Brief 9: The Repair of
Historic Wooden Windows
http://www.nps.gov/tps/how-to-preserve/briefs/9-
wooden-windows.htm
See web link to Preservation Brief 13: The Repair and
Thermal Upgrading of Historic Steel Windows
http://www.nps.gov/tps/how-to-preserve/
briefs/13-steel-windows.htm
See web link to window retrofit article from the
National Trust for Historic Preservation web site
http://www.preservationnation.org/who-we-are/
press-center/press-releases/2012/new-windows-
study.html
Web link to window treatments National Park
Service Tech Notes. Scroll down page to window
to secure links
http://www.nps.gov/tps/how-to-preserve/tech-
notes.htm
139
54Resources Design Standards for the Treatment of Historic
3.13 When necessary, locate and design
a new window opening to preserve
the overall rhythm and arrangement
of windows on a secondary building
wall.
› Locate a new window opening to match the
general arrangement of historic windows in a
building wall.
› Design a new window opening to match historic
window proportions on the same façade.
3.14 Enhance the energy efficiency of
historic windows and doors.
› Make the best use of historic windows; keep
them in good repair and seal all the leaks.
› Maintain the glazing compound regularly.
Remove old putty with care.
› Place a storm window internally to avoid the
impact upon external appearance.
› Use storm windows designed to match the
historic window frame if placed externally.
Double-hung windows found in many historic structures
allow for transferring cool air in and warm air out during
the summer months.
140
Old Town Fort Collins Design Standards | July 2014 55
DOORS AND ENTRIES
The design, materials and location of historic doors
and entries help establish the significance of a historic
structure and shall be preserved. When a new door is
needed, it shall be in character with the building.
3.15 Maintain a historic primary
entrance.
› Preserve historic and decorative features,
including door frames, sills, heads, jambs, mold-
ings, detailing, transoms and flanking sidelights.
› Do not alter the historic size and shape of a
historic door opening.
› Do not change the historic locations of door
openings on primary façades.
› Do not add a new door opening on a primary
façade.
› Do not enclose transoms or sidelights.
3.16 Repair or replace a damaged door
to maintain its general historic
appearance.
› Use materials that are similar to that of the
historic door.
› When replacing a historic door on a primary
façade, use a design that is similar to the historic
door.
› When replacing a historic door on a non-
primary façade, use a design that is in character.
Historic Door and Entry Components
Historic door and entry features include:
› Door Detailing
› Sills
› Surround
› Transoms
› Heads
› Threshold
› Moldings
› Jambs
› Landing (i.e., mosaic tiles)
› Flanking sidelights
› Hardware
Maintain a historic primary entrance design.
The design, materi-
als and location of
historic doors and
entries help establish
the significance of a
historic structure and
shall be preserved.
4
4
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56Resources Design Standards for the Treatment of Historic
3.17 Locate and design a new door and
entry to preserve the historic
composition.
› Locate a new door to be consistent with the
historic architectural style of the structure.
› Design a new door or entry to match historic
door proportions.
Design a new door or entry to match historic door proportions.
4 4
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Old Town Fort Collins Design Standards | July 2014 57
COMMERCIAL STOREFRONTS
A historic commercial storefront is a key defining
feature of a historic commercial building and shall be
preserved. A historic storefront is usually framed by
masonry side walls and a horizontal cornice or lintel
above the storefront windows. The space within is
highly transparent, including large transom windows
over the display windows. A store entrance is usually
recessed behind the plane of the façade and the cornice
or lintel separates the storefront from upper floors.
Preserving significant historic storefronts and recon-
structing altered or missing storefront features is a key
goal. Researching archival materials such as historic
photos and building plans can be helpful in understand-
ing the role of the storefront and its relationship to
the street.
3.18 Maintain and repair a historic
commercial storefront.
› Maintain interest for pedestrians by maintaining
an active street level storefront.
› Preserve the storefront glass if it is intact.
› Repair historic storefront elements by patching,
splicing, consolidating or otherwise reinforcing
the historic materials.
› Do not alter the size and shape of a storefront
opening.
› Do not use reflective, opaque or tinted glass.
› Do not remove or enclose a transom.
› Retain the relationship of the storefront to the
sidewalk.
3.19 Replace storefront features to
match historic features if necessary.
› Use traditional materials such as masonry and
wood.
› If using traditional materials is not possible, use
compatible substitute materials that are similar
in scale, finish and character to the historic
material, and have proven durability in the local
climate.
› Use historical documentation to guide the
design of replacement features, or design
simplified versions of similar elements seen on
nearby historic properties, if no documentation
is available.
› Expose historic storefront elements that have
been covered by modern siding or other ma-
terials.
4
Before rehabilitation: historic storefront
components survive. (ca. 1980)
After the initial rehabilitation
storefront components are
retained. (ca. 1982)
Storefront components continue to be pre-
served. (2013)
For More Information
See web link to Preservation Brief 11: Rehabilitating
Historic Storefronts
http://www.nps.gov/tps/how-to-preserve/
58Resources Design Standards for the Treatment of Historic
3.20 Reconstruct a missing storefront
to match the character, scale and
materials of the historic.
› Use historical documentation to guide the
design of the reconstruction.
Traditional Commercial Storefront Features
Historic commercial storefronts typically feature a tall ground floor level while
upper stories have shorter floor-to-floor heights. The key character-defining
features of a commercial storefront are:
Molding or Lintel
Transom
Display Window
Bulkhead/Kickplate
Recessed Entry
Engaged Column or Pilaster
Contemporary Storefront Designs
When a historic storefront is largely missing, it
may be appropriate to design a replacement that
is a contemporary interpretation of a traditional
storefront. A contemporary replacement design
shall:
› Promote pedestrian interest and an active
street-level façade
› Use high-quality, durable materials that
are similar in type and scale to traditional
materials
› Be located within the historic structural
frame of sidewalls and lintel or cornice that
spaces the storefront opening
› Convey the characteristics of typical his-
toric storefronts
› Include traditional storefront elements
such as a bulkhead and transom
› Maintain the transparent character of the
display windows
› Provide a recessed entry
› Use a simple and relatively undecorated
design
› Relate to traditional elements of the façade
above
› Preserve early storefront alterations that
have become historically significant
3.21 A simplified or contemporary
interpretation of a traditional
storefront may be considered where
the historic storefront is missing
and no evidence of it exists.
› Where the historic is missing and no evidence
of the historic storefront exists, a new design
that uses traditional features of a storefront is
permitted.
› The new design shall continue to convey the
design character and materials of typical com-
mercial storefronts. This includes the transpar-
ent character of the glass.
› Use simple color combinations (see “Permitted
Color Combinations for a Commercial Store-
front” on page 61 for more information).
4
Old Town Fort Collins Design Standards | July 2014 59
HISTORIC ROOFS
Many roofs in the Old Town Historic District are flat and
are concealed from view, where changes may not affect
the integrity of the structure. For those that are visible,
the form, shape and significant materials of a historic roof
help define the character of a historic structure as it is
perceived from the public way and shall be preserved.
3.22 Preserve the historic roofline on a
historic structure.
› Maintain the perceived line and orientation of
the roof as seen from the street.
3.23 Maintain and repair historic roof
materials.
› Preserve decorative elements, including crests
and chimneys.
› Retain and repair roof detailing, including gut-
ters and downspouts.
EXPOSED HISTORIC FOUNDATIONS
A historic building foundation contributes to the charac-
ter of a historic structure and shall be preserved.
Altering or replacing historic foundation walls is discour-
aged. However, it may be necessary to replace historic
foundation walls with compatible new materials where
the historic foundation is deteriorated beyond repair.
3.24 Maintain and repair a historic
foundation.
› Re-point historic masonry foundations to match
the historic design.
› Design landscaping and other site features to
keep water from collecting near the foundation.
› Do not cover a historic foundation with newer
siding material.
› Do not install windows, window wells or an
access door on the front façade of a historic
foundation.
Historic Roof Features
Historic roof features to maintain include:
› Parapet profile
› Historic height and profile.
› Historic materials
› Historic skylights
› Parapet crests
Maintenance Tips:
› Look for breaks or holes in the roof surface
and check the flashing for open seams.
› Watch for vegetation, such as moss and
grass, which indicates accumulated dirt and
retained moisture.
› Patch and replace areas with damaged roof
material (often, repairing a roof can be much
less expensive than complete replacement).
145
60Resources Design Standards for the Treatment of Historic
3.25 Replace a foundation wall using new
material that is similar in character
to the historic foundation.
› For example, if a stone foundation must be
replaced, a material that conveys the scale and
texture of the historic fabric may be considered.
› Use materials and details that resemble those
used in foundations on similar nearby historic
properties.
› Do not increase the height of the structure
when replacing a foundation wall as it will alter
the alignment of historic façades along the block
and its relationship to other details on the build-
ing.
LOADING DOCKS
Historic loading docks are important character-
defining features of some commercial and industrial
buildings and shall be preserved. These features also
influence the perceived scale of the structure. Altering,
enclosing, or removing a historic loading dock is not
allowed. Loading docks on the rear of a building are
important to the character of a property.
3.26 Maintain and repair a historic
loading dock.
› Maintain the historic location and form of a
loading dock.
› Maintain and repair loading dock components
and details, such as a canopy or railing.
COLOR
Choosing the right combination of colors for a historic
rehabilitation project can unify building elements with
the façade and highlight important architectural detail-
ing. Paint color selection shall be appropriate to the
architectural style and complement the building and
its surroundings. Using the historic color scheme is an
option, but new schemes that are compatible are also
permitted.
3.27 Retain historic colors.
› Retain the historic or early color and texture of
masonry surfaces.
› Retain historic coatings such as paint that help
protect exterior materials from moisture and
ultraviolet light.
› Do not strip paint or other coatings to reveal
bare wood.
› Do not paint unpainted masonry and architec-
tural metals.
› Do not use destructive paint removal methods
such as propane or butane torches, sandblasting
or water blasting which can irreversibly damage
historic materials.
Preserve traditional loading docks.
4
For More Information
See web link to Preservation Brief 10: Exterior Paint
Problems on Historic Woodwork
http://www.nps.gov/tps/how-to-preserve/
briefs/10-paint-problems.htm
146
Old Town Fort Collins Design Standards | July 2014 61
3.28 Use a color scheme that is compatible
with the historic character of the
structure.
› Restore historic paint colors and finishes to the
extent reasonable to highlight the structure’s
historic appearance.
› Repaint with colors that are appropriate to the
period of historic significance of the building
and district. Color selection shall be based on
historic paint analysis of the historic layers of
paint or appropriate historic research.
› Use color schemes that are simple in character
(generally one to three accent colors for trim
elements).
› Seek professional advice and properly prepare
surfaces before painting.
Permitted Color Combinations for a
Commercial Storefront
Three colors are generally sufficient to highlight a
commercial storefront.
Base Color. This appears on the upper wall and
frames the storefront. The major expanses on a
storefront will be painted this color.
Major Trim. This defines the decorative elements
of the building and ties the upper façade trim with
the storefront. Elements include:
› Building and storefront cornice
› Window frames, sills and hoods
› Storefront frames, columns, bulk-heads and
canopies.
Minor Trim. This is intended to enhance the
color scheme established by the base and major
trim colors and may be used for window sashes,
doors and selective details.
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62Resources Design Standards for the Treatment of Historic
EXISTING ADDITIONS
Some existing additions may have become historically
significant in their own right. Unless the building is
being accurately restored to an earlier period of sig-
nificance, additions that have taken on significance shall
be preserved. However, more recent additions may
detract from the character of the building and could be
considered for modification or removal.
3.29 Preserve an older addition that has
achieved historic signif icance in its
own right.
› Respect character-defining building components
of a historically-significant addition.
› Do not demolish a historically-significant addi-
tion.
3.30 Consider removing an addition that
is not historically significant.
› Ensure that the historic fabric of the primary
structure is not damaged when removing these
features.
NEW ADDITIONS AND ACCESSORY
STRUCTURES
A new addition or accessory structure that is compat-
ible with the historic building and surrounding historic
context may be permitted. It is important to consider
its design and placement, as well as its relationship to
the surrounding historic context. The design standards
for new construction also apply to the design of a new
addition or accessory structure.
3.31 Design an addition or accessory
structure to be compatible with the
historic structure.
› Design an addition or accessory structure to
be visually subordinate to the historic building
(It shall not replicate the design of the historic
building.)
› Use materials that are of a similar color, tex-
ture, and scale to materials in the surrounding
historic context.
› Design an addition or accessory structure to be
compatible with the scale, massing and rhythm
of the surrounding historic context.
› Incorporate windows, doors and other open-
ings at a consistent solid-to-void ratio to those
found on nearby historic buildings.
› Use simplified versions of building components
and details found in the surrounding historic
context. This may include: a cornice; a distinc-
tive storefront or main door surround; window
sills or other features.
› Do not use replicas of historic building components
and details that would convey a false history or that
would draw undue attention to the addition.
4
For More Information:
See web link to Preservation Brief 14: New Exterior
Additions to Historic Buildings: Preservation Concerns
http://www.nps.gov/tps/how-to-preserve/
briefs/14-exterior-additions.htm
Old Town Fort Collins Design Standards | July 2014 63
3. 32 Design an addition or secondary
structure to be subordinate to the
historic building.
› Place an addition or secondary structure to the
side or the rear of the historic structure.
› Place a rooftop or upper-story addition to the
rear to minimize visual impacts from public
streets.
› Do not locate an addition on a primary façade.
3. 33 Differentiate an addition from the
historic structure.
› Use changes in material, color and/or wall plane.
› Use a lower-scale connecting element to join an
addition to a historic structure.
› Use contemporary architectural styles or mate-
rials in an addition or a simplified version of the
architectural style.
3. 34 Do not try to make an addition or
secondary structure appear older
than it is.
› Do not replicate historic details; use simplified
versions.
3.35 Do not damage the historic fabric
of the historic building when adding
an addition.
› Do not damage or obscure significant architec-
tural features of the historic building.
Locating an Addition to a Historic
Commercial Structure
An addition to a historic commercial structure
shall be subordinate to, and differentiated from, the
historic structure as illustrated below.
Historic
Structure
The one and two-
story commercial
building illustrated
at right are historic.
Historic
Structures
Rear Addition
The rear addition
illustrated at right is
appropriate.
Rear
Addition
4
Rooftop Addition
The rooftop
addition illustrated
at right is appropri-
ate because it is set
back from the front
façade.
Rooftop
Addition
4
Appropriate addition to the rear of a contrib-
uting structure. This building addition is
64Resources Design Standards for the Treatment of Historic
Planning for Energy Efficiency
PLANNING FOR ENERGY EFFICIENCY
These standards address maintaining and improving
resource and energy efficiency in a historic building, as
well as methods for approaching energy conservation
and generation technologies. The standards in this
section apply to projects involving historic buildings.
Other sustainability standards throughout this docu-
ment will also apply.
Objectives for historic preservation and community
sustainability are often in alignment. Follow these basic
steps when considering a rehabilitation project for
energy efficiency:
Step 1: Establish Project Goals.
Develop an overall strategy and project goals for
energy efficiency to maximize the effectiveness of
a project. This will establish a broad view that can
help place individual actions into context. Focus on
minimizing use of resources and energy, minimizing
negative environmental impacts, and retaining the his-
toric integrity of a property. Strategies shall maximize
the inherent value of the historic resource prior to
considering alterations or retrofitting with new energy
generation technology.
Step 2: Maintain Building Components in
Sound Condition.
Maintaining existing building fabric reduces negative
environmental impacts. Re-using a building preserves
the energy and resources invested in its construction,
and removes the need for producing new construction
materials.
Step 3: Maximize Inherent Sustainable
Qualities.
Typically, historic buildings in the Old Town Historic
District were built with resources and energy efficiency
in mind. Construction methods focused on durability
and maintenance, resulting in individual building fea-
tures that can be repaired if damaged, thus minimizing
the use of materials throughout the building’s life cycle.
Buildings were also built to respond to local climate
conditions, integrating passive and active strategies for
year-round interior climate control, which increase
energy efficiency. Passive strategies typically include
building orientation and features such as roof over-
hangs and windows to provide both natural day lighting
as well as management of solar heat gain. Active strate-
gies typically include operable building features such as
awnings and double-hung and transom windows.
Identify a building’s inherent sustainable features and
operating systems and maintain them in good operat-
ing condition. In some cases these features may be
covered, damaged or missing; repair or restore them
where necessary.
Step 4: Enhance Building Performance.
A historic building’s inherent energy efficiency shall
be augmented using techniques which improve energy
efficiency without negatively impacting historic building
elements. Noninvasive strategies such as increased in-
sulation, weatherization improvements and landscaping
Old Town Fort Collins Design Standards | July 2014 65
ENHANCING ENERGY PERFORMANCE
Improvements to enhance energy efficiency shall
complement the historic building. The structure, form
and materials shall be sensitively improved in energy
efficiency terms to preserve the building’s character.
3.36 Use noninvasive strategies
when applying weatherization
improvements.
› Use cost-effective weather-stripping, insulation
and storm windows to improve energy ef-
ficiency while preserving historic character.
› Install additional insulation in an attic, basement
or crawl space as a simple method to make a
significant difference in a building’s energy ef-
ficiency. Provide sufficient ventilation to prevent
moisture build-up in the wall cavity.
› Install weatherization strategies in a way that
does not alter or damage significant materials
and their finishes.
› Use materials which are environmentally
friendly and that will not interact negatively with
historic building materials.
› When a roof must be replaced, consider install-
ing a radiant barrier.
› Maintain historic windows; keep them in good
repair and seal all leaks.
› Retain historic glass, taking special care in putty
replacement.
› Maintain the glazing compound regularly. Re-
move old putty with care.
› Use operable systems such as storm windows,
insulated coverings, curtains and awnings to
enhance performance of historic windows.
MAINTAINING ENERGY EFFICIENCY
The historic sustainable building features and systems
of a historic building shall be maintained in good oper-
ating condition.
3.37 Preserve the inherent energy
efficient features of the historic
building in operable condition.
› Identify a building’s inherent sustainable features
and operating systems and maintain them in
good condition.
› Retain historic shutters, awnings, canopies and
transoms. Operable features such as these
will increase the range of conditions in which
a building is comfortable without mechanical
climate controls.
Energy Audit
To inform an energy efficiency project strategy,
conduct an energy audit. Energy audits can give
a comprehensive view of how energy is currently
managed, in the daily and seasonal cycles of use,
and can also provide perspective on the payback
of investment for potential work on the building.
For example, an energy audit, when examined
based on an overall strategy, may demonstrate
that priorities shall be on increasing insulation in
walls, ceilings and foundations, rather than replac-
66Resources Design Standards for the Treatment of Historic
Commercial Building Energy Efficiency Diagram
This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building.
These measures can enhance energy efficiency while retaining the integrity of the historic structure.
Upper-story WindoWs
» Maintain historic windows
» Weather-strip and caulk
» Add storm windows (preferably interior)
transoms
» Retain operable transom to circulate air
solar panels
» Set back from primary façade to minimize visibility
from street
attic
» Insulate internally or roof
Green roof
» Place below parapet line to minimize visibility from
street
roof material
» Retain & repair
aWninGs/canopies
» Use operable awnings to control solar access and
heat gain
» Use fixed canopies to provide year-round shade and
shelter
doors
» Maintain/weather-strip historic doors
» Consider interior air lock area
storefront WindoWs
» Maintain and caulk historic windows
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Old Town Fort Collins Design Standards | July 2014 67
3. 39 Install solar collectors to minimize
potential adverse effects on the
character of a historic property.
› Place collectors to avoid obscuring significant
features or adversely affecting the perception of
the overall character of the property.
› Size collector arrays to remain subordinate to
the historic structure.
› Install collectors on an addition or secondary
structure.
› Minimize visual impacts by locating collectors
back from the front façade.
› Ensure that exposed hardware, frames and pip-
ing have a matte finish, and are consistent with
the color scheme of the primary structure.
› Use the least invasive method to attach solar
collectors to a historic roof.
USING ENERGY GENERATING
TECHNOLOGIES
Integrate modern energy technology into a historic
structure while maintaining its historic integrity. Use of
energy-generating technologies should be the final op-
tion considered in an efficiency rehabilitation project.
Utilize strategies to reduce energy consumption prior
to undertaking an energy generation project. Consider
the overall project goals and energy strategies when
determining if a specific technology is right for the
project.
As new technologies are tried and tested, it is impor-
tant that they leave no permanent negative impacts
to historic structures. The reversibility (returning the
building fabric to its historic condition) of their applica-
tion will be a key consideration when determining if it
shall be permitted.
3.38 Locate energy-generating
technology to minimize impacts to
the historic character of the site
and structure.
› Locate technology where it will not damage,
obscure or cause removal of significant features
or materials.
› Maintain the historic character of the building.
› Install technology in such a way that it can be
readily removed and the historic character eas-
ily restored.
› Use materials which are environmentally
friendly and that will not interact negatively
with historic building materials.
3.40 Install wind turbines to minimize
potential adverse effects on the
character of a historic property.
› Use turbines and any exposed hardware with
a matte finish that is consistent with the
color scheme of the primary structure.
› Do not obscure significant features or impair
the building’s historic significance.
› Attach turbines in a manner that avoids damage
to significant features.
› Install turbines to allow restoration of affected
68Resources Design Standards for the Treatment of Historic
ACCESSIBILITY
In 1990, the passage of the Americans with Disabilities
Act (ADA) mandated that all places of public accom-
modation be accessible to everyone. This includes his-
toric structures that are used for commercial, rental,
multi-family and public uses. Note that the law provides
that alternative measures may be considered when the
integrity of a historic resource may be threatened.
In most cases, property owners can comply without
compromising the historic resource. Owners of his-
toric properties should comply to the fullest extent
feasible with accessibility laws, while also preserving
the integrity of the character-defining features of their
building or site. These standards shall not prevent or
inhibit compliance with accessibility laws.
3.41 Accessibility improvements shall be
designed to preserve the integrity
of a historic property.
› Retain the key features of the historic structure
in any design.
› Ensure that accessibility improvements are
“reversible.”
PHASING PRESERVATION IMPROVEMENTS
In some cases, a property owner may wish to make in-
terim preservation improvements, rather than execute
a complete rehabilitation of a historic property. This
work shall be planned such that it establishes a founda-
tion for future improvements that will further assure
continued use of the property and retain its historic
significance. For example, a simplified cornice element
may be installed on a commercial storefront, in lieu of
reconstructing the historic design, with the intent that
an accurate reconstruction would occur later.
3.42 Plan interim preservation
improvements to retain opportunities
for future rehabilitation work that
will enhance the integrity of a
historic property.
› Preserve key character-defining features while
making interim preservation improvements.
› Interim preservation improvements that would
foreclose opportunities for more extensive
rehabilitation in the future are inappropriate.
› See photo sequence on page 28.
Accessibility improvements shall be designed to preserve the
integrity of a historic property to the fullest.
4
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Old Town Fort Collins Design Standards | July 2014 69
TEMPORARY STABILIZATION
TREATMENTS
When a building is to be unoccupied for an extended
period of time, it shall be secured in a way in which
to preserve historically significant features and prevent
deterioration from weathering or vandalism. Often
termed “mothballing,” such procedures are particularly
relevant to properties that have been vacant for a long
time. Stabilization shall be planned such that the integ-
rity of the property will be maintained.
3.43 If a building is unoccupied, secure
it in a way that protects its historic
character.
› Maintain a weather-tight roof. Temporary roof-
ing may be installed if needed.
› Structurally stabilize the building, if needed.
› When enclosing a window or door opening, do
not damage frame and sash components. Mount
any panel to cover the opening on the interior.
Also, paint the panels to match the building
color.
› Provide adequate ventilation to the interior of
the building.
EXISTING HISTORIC ALTERATIONS
Many historic structures experience changes over time
as design tastes change or need for additional space
occurs. Many of these occurred while retaining the
characteristics that are key historic features.
Some of these alterations now may be historically
significant themselves. An addition constructed in a
manner compatible with the historic building and as-
sociated with the period of significance is an example,
and it too may merit preservation in its own right.
In contrast, more recent alterations usually have no
historic significance and may even detract from the
character of the building and obscure significant fea-
tures. Removing such an alteration may be considered
in a rehabilitation project. Historic features that have
been modified can also be restored.
3.44 Consider the significance of early
alterations and additions. Consider
these options:
› Preserve an older addition or alteration that has
achieved historic significance in its own right,
when it is key to understanding the history of
the property.
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70Resources Design Standards for the Treatment of Historic 156
IV
DESIGN STANDARDS FOR ALL PROPERTIES
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Old Town Fort Collins Design Standards | July 2014 73
AWNINGS AND CANOPIES
Traditionally, awnings and canopies were noteworthy
features of buildings in the Old Town Historic District,
and their continued use is encouraged. These elements
are simple in detail, and they reflect the character of
the buildings to which they are attached.
4.1 Preserve traditional canopies.
› Retain historic hardware.
4.2 Install an awning or canopy to f it
the opening and be in character with
the building.
› A fabric awning is permitted.
› A fixed metal canopy may be considered when
it would be in character.
› Mount an awning or canopy to accentuate
character-defining features. The awning or
canopy shall fit in the openings of the buildings.
› Simple sloping awnings and flat canopies are
permitted. Odd shapes, bullnose awnings and
bubble awnings are prohibited.
4.3 Design an awning or canopy with
colors and materials that are
durable and compatible with the
structure.
› Use canvas or a similar woven material (pre-
ferred approach) for an awning.
› Do not use a material without proven durability
or that has a gloss finish.
› Contemporary awnings may be considered.
Design Standards for All Properties
› Post supported canopies are prohibited on the
front facade of a commercial building. However,
they may be considered on a rear facade that
faces an alley.
Design an awning or canopy with colors and materials that are
durable and compatible with the structure.
Traditionally, awnings were noteworthy features of commercial
buildings, and their continued use is encouraged.
Awnings and canopies can help define windows,
entry areas and the pedestrian level of buildings.
For More Information
See web link to Preservation Brief 44: The Use of
Awnings on Historic Buildings, Repair, Replacement
and New Design
http://www.nps.gov/tps/how-to-preserve/
briefs/44-awnings.htm
4
4
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74 Design Standards for All Projects
STREET LAYOUT
Established vehicular, pedestrian and bicycle access
shall be preserved.
4.4 Retain the historic network of
streets and alleys.
› The network of streets and alleys shall be
retained as public circulation space and for
maximum public access.
› Streets and alleys shall not be enclosed or
closed to public access.
› Link a new walkway to an existing public right-
of-way.
OUTDOOR USE AREAS
Outdoor use areas occur as accents. These include
outdoor dining areas and small public plazas. These
shall be integrated with the design of the site and the
building.
Small Public Plazas and Courtyards
A small public plaza or courtyard may be considered.
However, within the heart of the Old Town Historic
District, where the greatest concentration of historic
storefronts align, creating a gap in the street wall is
not allowed, because it disrupts the street wall.
4.5 A small public plaza or courtyard
shall contain features to promote
and enhance its use.
› It must be: directly accessible to the public
way; level with the public way;
› It may have one or all of the following: street
furniture; public art; historical/interpretive
marker.
A small public plaza or courtyard is permitted at the
rear of the structure to help to enliven the alley set-
ting.
4
4
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Old Town Fort Collins Design Standards | July 2014 75
Terraces, Patios and Deck Space
Improvements that provide areas for active outdoor
use (i.e., dining) are welcomed amenities, but they must
be in character with the historic fabric in the Old Town
Historic District. There are typically two types: raised
and at-grade.
4.6 Locate a raised dining area (deck)
to minimize visual impacts to the
street.
› Placing it to the rear of a property is preferred.
› Rooftop decks shall be set back from the build-
ing facade.
› Projecting or cantilevered decks are prohibited.
› Dining support service areas, such as wait sta-
tions and dish areas, shall be located away from
public view.
4.7 Locate an at-grade dining area to
minimize impacts on the streetscape.
› Locate an at-grade dining area to the side or
rear of a property.
› It is permissible to locate an at-grade dining area
in the public ROW in a street wall context, sub-
ject to any necessary permits or encroachment
agreements which may be required. The dining
area shall be clearly defined in this setting.
HANDRAILS AND ENCLOSURES
In some circumstances it may be necessary to add
handrails or an enclosure to a property to accommo-
date an outdoor dining area, accessibility or to enhance
safety. If so, it must have minimal impact on the urban
setting and/or the historic resource.
4.8 A railing shall be simple in design.
› Simple metal work is permitted.
› Very ornate metal, plastic or wood designs are
prohibited.
› The railing shall be transparent in its overall
appearance. One shall be able to see through
to the building.
Railings shall be mostly transparent and simple in design.
4
4
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76 Design Standards for All Projects
SITE LIGHTING
The light level at the property line is a key design con-
sideration. This is affected by the number of fixtures,
their mounting height, and the lumens emitted per
fixture. It is also affected by the screening and design
of the fixture. Light spill onto adjacent properties and
into the night sky shall be minimized and the design
shall be compatible with the district.
4.11 Shield lighting to prevent off-site
glare.
› A light fixture shall incorporate a cut-off shield
to direct light downward.
› A luminaire (lamp) shall not be visible from
adjacent streets or properties.
› Shield a fixture to minimize light spill onto
adjacent properties and into the night sky.
4.12 A light fixture must be in character
with the setting.
› A fixture shall be compatible with the historic
context.
ART AND HISTORIC PROPERTIES
Public art is welcomed as an amenity in Fort Collins’
historic districts. It shall be planned as an integral
component of the urban environment and shall be
strategically located to serve as an accent to public
areas. An installation on private property that is
visible from the public way also shall be planned to
retain the historic significance of a property.
4.9 Public art shall be compatible with
the historic context.
› An art installation shall not impede one’s abil-
ity to interpret the historic character of the
district.
› Locate public art such that the ability to per-
ceive the character of historic buildings nearby
is maintained.
4.10 An art installation on a historic
property shall be compatible with
the resource. It shall:
› Maintain one’s ability to interpret the historic
character of the resource.
› Preserve key features that contribute to the
property’s significance.
› Be reversible in a way that the key features of
the property remain intact.
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Old Town Fort Collins Design Standards | July 2014 77
BUILDING LIGHTING
The character and level of lighting that is used on a
building is of special concern. Traditionally, exterior
lights were simple in character and were used to high-
light signs and building entrances. Most fixtures had
incandescent lamps that cast a color similar to daylight,
were relatively low intensity and were shielded with
simple shade devices. Although new lamp types may
be considered, the overall effect of modest, focused,
building light shall be continued.
When installing lighting on a historic building, use exist-
ing documentation as a basis for the new design. If no
documentation exists, use a contemporary light fixture
that is simple in design. Building lighting shall be installed
in a manner so as not to damage the historic fabric of
the building and shall be reversible. Most historic light-
ing was subdued and directed at signs, entrances, and
in a few cases, building features.
4.13 Use lighting to accent:
› Building entrances, signs and to illuminate walk-
ways.
4.14 Minimize the visual impacts of
architectural lighting.
› Use exterior light sources with a low level of
luminescence.
› Use lights that cast a similar color to daylight.
› Do not wash an entire building facade in light.
› Use lighting fixtures that are appropriate to the
building and its surroundings in terms of style,
finish, scale and intensity of illumination.
› Mount exterior fixtures in an inconspicuous
manner.
› Do not damage or obscure historic building
components and fabric when mounting exterior
fixtures.
4.15 Use shielded and focused light
sources to prevent glare.
› Provide shielded and focused light sources that
direct light downward.
› Do not use high intensity light sources or cast
light directly upward.
› Do not allow excessive light spill from buildings.
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78 Design Standards for All Projects
SURFACE PARKING
The visual impact of surface parking shall be mini-
mized. On-site parking must be subordinate to other
uses and the front of the lot shall not appear to be a
parking area.
4.18 Minimize the visual impact of
surface parking.
› Locate a parking area at the rear or to the side
of a site or to the interior of the block. This
is especially important on corner properties.
Corner properties are generally more visible
than interior lots, serve as landmarks and pro-
vide a sense of enclosure to an intersection.
4.19 Site a surface lot so it will minimize
gaps in the continuous building wall
of a commercial block.
› Where a parking lot shares a site with a build-
ing, place the parking at the rear of the site.
4.20 Provide a visual buffer where a
parking lot abuts a public way.
› A landscaped strip or planter using a combina-
tion of trees and shrubs is permitted.
› A low, decorative wall as a screen for the edge
of the lot is also permitted. Materials must be
compatible with those of nearby buildings.
SERVICE AREAS
Service areas shall be visually unobtrusive and must be
integrated with the design of the site and the building.
4.16 Minimize the visual impacts of a
service area.
› Orient a service entrance, waste/compost
disposal area or other service area toward
service lanes and away from public streets.
› Screen a service area with a wall, fence or
planting, in a manner that is in character with
the building and its site.
4.17 Position a service area to
minimize conflicts with other
abutting uses.
› Minimize noise impacts by locating sources of
offensive sounds away from other uses.
› Use an alley.
Orient a service area towards service lanes and away from public
streets.
4
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Old Town Fort Collins Design Standards | July 2014 79
BUFFERS
Parking, storage and equipment areas shall be visually
buffered with landscaping or a screen wall. The design
must complement the context.
4.21 Provide a visual buffer along the
edge of a parking lot or service area.
› Use a landscape strip or screen wall at the edge
of a parking lot.
› Provide a landscape buffer or screen wall by
ground mounted mechanical equipment, service
and/or storage areas.
BUILDING EQUIPMENT
Junction boxes, external fire connections, telecom-
munication devices, cables, conduits, satellite dishes,
HVAC equipment and fans may affect the character of
a property. These and similar devices shall be screened
from public view to avoid negative effects.
4.22 Minimize the visual impacts of
building equipment on the public
way and the district as a whole.
› Screen equipment from view.
› Do not locate equipment on a primary facade.
› Use low-profile or recessed mechanical units on
rooftops.
› Locate satellite dishes and mechanical equip-
ment out of public view.
› Locate utility lines and junction boxes on sec-
ondary and tertiary walls, and group them.
› Group utility lines in conduit, and paint these
elements, to match the existing background
color.
› Locate a utility pedestal (ground mounted) to
the rear of a building.
Parking Buffers
Consider the use of a landscaped
strip or planter to provide a visual
buffer where a parking lot abuts a public
sidewalk.
4
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80 Design Standards for All Projects
4.23 Install mechanical equipment
to minimize impacts on historic
fabric.
› Install mechanical equipment in areas and
spaces that require the least amount of altera-
tion to the historic building.
› Do not damage or cut holes in important
architectural features, such as cornices, deco-
rative ceilings and paneling.
› Do not install mechanical equipment on a
primary façade.
SECURITY DEVICES
It may sometimes be necessary to provide a security
device on a building. It shall be designed to be as
inconspicuous as possible, and must not alter signifi-
cant architectural features of the building. The use of
interior, operable, transparent devices is preferred.
4.24 Minimize the visual impact of
security devices.
› Locate a security device inside a storefront.
› Use operable and transparent (simple bars with
spacing so one can view through to display)
security devices on ground floor storefronts.
› Opaque, roll-down metal screens are pro-
hibited, because these obscure products on
display and thereby weaken the interest of the
street to pedestrians when in a closed posi-
tion.
› Decorative security devices are permitted
when they complement the architectural style.
› Security devices are prohibited above the sec-
ond floor, unless unique security conditions
are indicated.
Install roof-mounted mechanical equipment, such as air
conditioners, to be inconspicuous when viewed from pub-
lic streets.
Back side of
building.
4
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Old Town Fort Collins Design Standards | July 2014 81
4.25 Do not damage the character of
the historic building when installing
a security device.
› Do not damage or obscure significant architec-
tural features of the historic building.
› The installation shall be reversible. Once re-
moved the historic building must remain intact
and the integrity of historic materials shall not
be compromised.
4 4
4
Decorative secu-
rity devices are
permitted when they
complement the
architectural style.
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82 Design Standards for All Projects
4.27 Base or background colors shall
be muted.
› Building features shall be muted, while trim
accents can be either a contrasting color or a
harmonizing color.
› An accent color shall not contrast so strongly
as to not read as part of the composition.
› Bright high-intensity colors are not permitted.
› Use matte or low luster finishes instead of
glossy ones.
› Non-reflective, muted finishes on all features
is preferred.
4.28 Building elements shall be
f inished in a manner similar to that
seen traditionally. The following
are recommended treatments:
› Brick and stone: unpainted, natural color un-
less painted historically
› Window frames and sash, doors and frame and
storefronts: wood - painted; metal - anodized
or baked color
› Highly reflective materials, weathered wood
and clear finishes are prohibited on large
surfaces. A clear finish is permitted on a wood
entry door.
ARCHEOLOGICAL RESOURCES
Negative impacts on archeological resources shall be
avoided.
4.29 Leave archeological resources in
place, to the maximum extent
feasible.
› Avoid disturbing known archeological re-
sources.
› If archeological materials are discovered con-
tact the City of Fort Collins Historic Preserva-
tion office.
COLOR
Traditionally, color schemes in the Old Town Historic
District were relatively muted. A single base color
was applied to the primary wall plane. Then, one or
two accent colors were used to highlight ornamental
features, as well as trim around doors and windows.
Since many of the commercial structures were
unpainted brick, the natural color of the masonry
became the background color. Sometimes a contrast-
ing masonry was used for window sills and moldings.
As a result, the contrast between the base color and
trim was relatively subtle. These traditions of using
limited numbers of colors, and muted ones, shall be
continued.
These standards do not specify which colors should
be selected, but rather how they shall be used.
4.26 The facade shall “read” as a single
composition.
› Employ color schemes that are simple in
character.
› Using one base color for the building walls and
another for the roof is preferred.
› Using one to three accent colors for trim ele-
V
DESIGN STANDARDS FOR NEW CONSTRUCTION
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Old Town Fort Collins Design Guidelines | July 2014 85
Overview
Designing a new building to fit within the historic char-
acter of the Old Town Historic District requires careful
thought. Preservation in a historic district context does
not mean that the area must be “frozen” in time, but it
does mean that, when new building occurs, it shall be
in a manner that reinforces the visual characteristics of
the district. This does not imply, however, that a new
building must look old. In fact, imitating historic styles
is discouraged.
Rather than imitating older styles, a new design shall
relate to the fundamental characteristics of the his-
toric context while also conveying the design trends
of today. It may do so by drawing upon basic ways of
building that make up a part of the character of the
district. Such features include the way in which a build-
ing is located on its site, the manner in which it relates
to the street and its basic mass, form and materials.
When these design variables are arranged in a new
building to be similar to those seen traditionally, visual
compatibility results.
This section provides design standards for new infill
construction and improvements to buildings that con-
tribute to the fabric in the Old Town Historic District.
› Building Placement and Orientation
› Architectural Character and Detail
› Building Mass, Scale and Height
› Building and Roof Forms
› Primary Entrances
› Materials
› Windows
New Additions
A new addition to an existing building in the
historic district shall follow the standards for new
construction provided in this section. See also the
Design Standards for the Treatment of Historic
Resources section, for additional standards that
apply to additions to a historic structure.
The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial
blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also
vary, but within a relatively narrow range.
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86 Design Standards for New Construction
Considering Context
Compatibility with the Old Town context is a key
principle for the design of new construction. This
typically focuses on buildings in the same block, on
both sides of the street, and also across an alley.
In some cases, a structure that is not historic may
also be found in the immediate vicinity, but this
does not influence considerations of compatibility.
BUILDING PLACEMENT AND ORIENTATION
Traditionally, buildings in Old Town were arranged
in consistent development patterns, in terms of their
site plan and orientation. Most commercial buildings
aligned uniformly along a street. This created a con-
sistent “street wall” that is now a key feature of the
historic district.
Reinforcing traditional development patterns is
paramount in designing a new building to fit within
the historic district. New infill shall reflect traditional
development patterns, including facade alignment and
uniform building orientation.
5.1 Maintain the alignment of building
fronts along the street.
› Locate a new building to reflect established
alignment patterns along the block.
› Where historic buildings are positioned at the
sidewalk edge, creating a uniform street wall,
then a new building shall conform to this align-
ment.
5.2 Maintain the traditional pattern of
buildings facing the street.
› Locate a primary entrance to face the street
and design it to be clearly identifiable.
› For a commercial storefront, use a recessed
entry.
Locate a primary entrance to face the street and be clearly iden-
tifiable.
4
New Commercial Building Design
Maintain the alignment of building fronts along the street.
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Old Town Fort Collins Design Guidelines | July 2014 87
4
ARCHITECTURAL CHARACTER AND DETAIL
In order to assure that historic resources are appreci-
ated as authentic contributors in the historic district,
it is important that a new building be distinguishable
from them while also remaining compatible with the
context. New construction shall appear as a product
of its own time while also being compatible with the
historically significant resources of the area.
5.3 Design a new building to express its
own time while remaining compatible
with the historic district.
› See the standards that follow for information
about basic elements of compatibility.
5.4 An interpretation of a historic style
that is authentic to the district
will be considered if it is subtly
distinguishable as being new.
› Exact imitation of a historic style that would
blur the distinction between old and new build-
ings and make it more difficult to understand
the architectural evolution of the district are
not permitted.
4
New construction should appear as a product of its own time
while also being compatible with the historically significant
resources of the area.
Exact imitation of a historic style that would blur the distinc-
tion between old and new buildings and make it more difficult
to understand the architectural evolution of the district are not
permitted.
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88 Design Standards for New Construction
4
Design a new building to reflect its time while respecting key
features of its context.
5.5 Incorporate traditional facade
articulation techniques in a new
design. Use these methods:
› a tall first floor
› vertically proportioned upper story windows
› window sills and frames that provide detail
› horizontal expression elements, such as cano-
pies, belt courses, moldings and cornices
› vertical expression features, such as columns
and pilasters
› a similar ratio of solid wall to window area
› a base, middle and a cap
4
Incorporate traditional facade articulation techniques in a
new design.
Incorporate a kickplate into a
storefront design.
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Old Town Fort Collins Design Guidelines | July 2014 89
4
BUILDING MASS, SCALE AND HEIGHT
Each historic building in the district exhibits distinct
characteristics of mass, height and a degree of wall
articulation that contributes to its sense of scale. As
groupings, these structures establish a definitive sense
of scale. A new building shall express these traditions
of mass and scale, and it shall be compatible in height,
mass and scale with its context, including the specific
block and the historic district as a whole.
5.6 Convey the traditional size of historic
buildings in new construction as it is
perceived at the street level.
› The height of a new building shall appear to be
within the height range established in the con-
text, especially at the street frontage.
› Floor-to-floor heights shall appear similar to
those of traditional buildings.
› If an additional floor is permitted, place it (or
sufficient portions of it) back from the street
front to maintain the traditional range of heights
at the street edge.
5.7 The overall height of a new building
shall be compatible with the historic
district. A building height that
exceeds the height range established
in the context will be considered
only when:
› It is demonstrated that the additional height will
be compatible with adjacent properties and for
the historic district at large.
› Taller portions are set back from the street.
› Access to light and air of surrounding properties
is respected.
The overall height of a new building shall be compatible with
the historic district. A building height that exceeds the height
range established in the context will be considered only when it is
demonstrated that the additional height will be compatible with
adjacent properties and for the historic district at large. Note the
additional height on the building in the background steps back
from the front and side.
The height of a new building shall appear to be within the height
range established in the context, especially at the street front-
age.
4
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90 Design Standards for New Construction
Mass, Scale and Height at Different Levels
Building mass, scale and height shall be considered
in these ways:
(1) As experienced at the street level immediately
adjacent to the building.
› At this level of perception, the actual height
of the building wall at the street edge is a
key factor. The scale of windows and doors,
the modular characteristics of building ma-
terials, and the expression of floor heights
also contribute to perceived scale.
(2) As viewed along a block, in perspective with
others in the immediate area.
› The degree of similarity (or diversity)
of building heights along a block, and the
repetition of similar features, including
openings, materials and horizontal expres-
sion lines, combine to establish an overall
sense of scale at this level of experiencing
context.
(3) As seen from key public viewpoints inside and
outside of the historic district.
› In groups, historic buildings and compatible
newer structures establish a sense of scale
for the entire district and define the skyline.
5.8 Provide variation in building height
when a new building is substantially
wider than historic buildings in the
district.
› In order to reduce the perceived mass of a larger
building, divide it into subordinate modules that
reflect traditional building sizes in the context.
› Vary the height of building modules in a larger
structure. The variation in height should reflect
historic building heights found in the district.
› A street wall should provide some variation in
building heights, otherwise it can read as one
large static mass.
› Excessive modulation of a building mass is not
permitted, since this would be out of character
with simpler historic building forms in the area.
5.9 Maintain the scale of traditional
building widths in the context.
› Design a new building to reflect the traditional
building widths of adjacent buildings.
› Where a building must exceed this width, use
changes in design features so the building reads
as separate building modules reflecting tradi-
tional building widths and massing. Changes in
the expression and details of materials, window
design, facade heights or materials shall be used.
› Where these articulation techniques are used,
they shall be expressed consistently throughout
the structure, such that the composition ap-
pears as several authentic building modules.
New Building
4
Changes in cornice lines combined with varia-
tions in wall planes can help a new, larger
Old Town Fort Collins Design Guidelines | July 2014 91
4
This single, new infill building is divided into modules to reflect the scale of the historic
context. The height of a new building shall appear to be within the height range of historic
buildings, especially at street frontage.
5.10 Establish a sense of human scale in
a building design.
› Use vertical and horizontal articulation tech-
niques to reduce the apparent mass of a larger
building and to create visual interest.
› Express the position of each floor in the exter-
nal skin of a building to establish a scale similar
to historic buildings in the district.
› Use materials that convey scale in their propor-
tion, detail and form.
› Design architectural details to be in scale with
the building. Windows, doors, and storefronts
(in commercial buildings) that are similar in scale
to those seen traditionally shall be used.
This single infill building successfully employs building articulation
methods to break up the mass of the building. Note the height
of the storefront, depth of openings and variation in parapet
heights. The building also reads as separate masses with the ver-
tical circulation offsets that have been employed.
4
4
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92 Design Standards for New Construction
BUILDING AND ROOF FORMS
A similarity of building forms also contributes to a
sense of visual continuity. In order to maintain this
feature, a new building shall have a basic form that is
similar to that seen traditionally.
5.11 Use simple, rectangular building
forms.
› Use building forms that are similar to traditional
forms.
› Use roof forms similar to those seen tradition-
ally in the district.
Floor to floor heights shall appear similar to those of traditional
buildings.
4
Use a tall first floor and vertically proportioned upper story win-
dows.
4
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Old Town Fort Collins Design Guidelines | July 2014 93
ENTRANCES
Traditionally in the historic district, most primary en-
trances were oriented to the street and were recessed.
They provide visual interest and a sense of scale to each
building. A primary entrance shall be clearly identifiable
in a new building and it must be in character with the
building and its context. The entrance shall include fea-
tures to signify it as such, and convey a sense of scale.
5.12 Orient a primary entrance towards
the street.
› Design an entrance to a commercial building
to convey a sense of scale and provide visual
interest.
5.13 Maintain the pattern created by
recessed entryways.
› Set the door back an adequate amount from the
front facade to establish a distinct threshold for
pedestrians.
› Where an entry is to be recessed, the building
line at the sidewalk edge shall be maintained by
the upper floor(s).
› Use a transom over a doorway to maintain the
full vertical height of the storefront.
› Oversized and undersized entrances are prohib-
ited.
4
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94 Design Standards for New Construction
MATERIALS
Traditional building materials in the historic district
include various types of masonry, primarily brick, stone
and concrete. Today, these materials are key to the
character of the district.
Building materials shall reflect the range of textures,
modularity and finish of those employed traditionally.
They also shall contribute to the visual continuity of
the specific historic district. They shall be of proven
durability in similar applications.
5.14 Use building materials that appear
similar in scale, color, texture and
f inish to those seen historically in
the district.
› Use materials that are proven to be durable in
the local climate.
› Use materials that will maintain an intended
finish over time, or acquire a patina.
› Use masonry with a modular dimension similar
to typical masonry materials.
› When an alternative material is permitted, use
a durable material. (See “Using New Materials”
to the left for more information.)
› On the ground level, use materials that will
withstand on-going contact with the public,
sustaining impacts without compromising their
appearance.
Typical Materials
Typical historic building materials used in Old Town
Fort Collins include:
» Masonry
› Brick
› Stone
› Terra Cotta
› Poured Concrete
› Pre-cast Concrete
» Wood
» Metal
› Cast iron,
› Copper
› Sheet metal
Understanding the character of these materials and
the patterns they create is essential to developing
new interpretations.
Using New Materials
Compatibility with historic materials can be
achieved without purely replicating their traditional
use. A new building material that conveys the es-
sence of modularity and the texture and finish of
historic materials, and that has proven durability in
the local climate, is often compatible.
The degree to which an alternative material may
be used successfully on a new building also will be
influenced by the degree of consistency or variety
in materials that already exists in the block.
Use building materials that appear similar in scale, color, texture
and finish to those seen historically in the district.
4
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Old Town Fort Collins Design Guidelines | July 2014 95
WINDOWS
The manner in which windows are used to articulate
a new building wall is an important consideration in
establishing a sense of scale and visual continuity. Tradi-
tionally in Old Town, a storefront system was installed
on the ground floor and upper story windows often
appeared as punched openings.
These features often align with others in the block, and
establish a rhythm or pattern of solid and void that vi-
sually links buildings along the street. These traditional
arrangements may also be interpreted in contempo-
rary designs that complement the established patterns
within the historic district.
Window design and placement shall establish a sense of
scale and provide pedestrian interest. Established solid
to void patterns shall be maintained. Contemporary
and creative design interpretations of window rhythms
and patterns that reference, but do not duplicate his-
toric designs, may be considered.
5.15 A contemporary storefront design is
permitted if it reinforces the visual
characteristics of the district.
› Design a building to incorporate a ground floor
storefront.
› Basic design features found in traditional
storefronts, such as a kickplate, display window,
transom and a primary entrance shall be incor-
porated.
› In storefront details, use elements similar in
profile and depth of detailing seen historically.
Design a building to incorporate a ground floor storefront.
4 4
Incorporate the basic design features found in traditional store-
fronts, such as a kickplate, display window, transom and a pri-
mary entrance.
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96 Design Standards for New Construction
5.16 Arrange windows to reflect the
traditional rhythm and general
alignment of others in the district.
› Use window rhythms and alignments similar to
traditional buildings, such as: vertically propor-
tioned, single or sets of windows, “punched”
into a more solid wall surface, and evenly spaced
along upper floors; window sills or headers that
align; and rows of windows or storefront sys-
tems of similar dimensions, aligned horizontally
along a wall surface
› Creative interpretations of traditional window
arrangement may be considered.
5.17 Use durable window materials.
› Permitted window materials include metal and
wood frame.
› Prohibited window materials include synthetic
materials that do not have a proven durability,
such as plastic snap-in muntins.
Arrange windows to reflect the traditional rhythm and general
alignment of others in the area.
4
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Old Town Fort Collins Design Guidelines | July 2014 97
New Construction and Sustainability
ENERGY EFFICIENCY IN NEW DESIGNS
The conservation of energy is a key objective in site
design, building design and building orientation. The
site design process shall include an evaluation of the
physical assets of the site to maximize energy efficiency
and conservation in the placement and design of a build-
ing. Designs shall consider seasonal changes in natural
lighting and ventilation conditions.
A design shall also take into account the potential
effect on an adjoining property, in terms of its solar ac-
cess and ability to implement the same environmental
design principles. Careful consideration shall also be
given to balancing sustainable design principles with
those related to maintaining the traditional character
of the area.
5.18 Locate a new building, or an
addition, to take advantage of
microclimatic opportunities for
energy conservation, while avoiding
negative impacts to the historic
context.
› Orient a building to be consistent with historic
development patterns.
› Maximize energy efficiency and conservation
opportunities.
5.19 Design a building, or an addition, to
take advantage of energy saving and
generating opportunities.
› Design windows to maximize daylighting into
interior spaces.
› Use exterior shading devices to manage solar
gain in summer months. For example, use cano-
pies or awnings on storefronts similar to how
they were used traditionally.
› Energy-generating devices, including solar col-
lectors and wind turbines, are permitted where
they also remain visually subordinate.
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98 Design Standards for New Construction
COMMERCIAL ENERGY EFFICIENCY
DIAGRAM
A
Wind Devices: Set back from
primary facade to minimize
visibility from the street.
B
Operable Transoms: Allows
for natural air circulation.
C
Green Roofs: Set back from
primary facade and hide
behind parapets to minimize
visibility from the street.
D
Shading Devices: Operable
canopies located above
display windows.
E
Solar Panels: Set back
from primary facade and
hide behind parapets to
minimize visibility from the
street.
A
B
C
D
E
These sustainability designs should be considered in the context of an overall strategy.
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Old Town Fort Collins Design Guidelines | July 2014 99
ENERGY EFFICIENCY IN BUILDING MASSING
A building mass shall maximize the potential for natural
daylighting as well as solar energy collection, while
avoiding negative impacts to the historic context.
5.20 Shape a building’s mass to maximize
solar energy potential. Use the
following strategies:
› Design a building to allow natural daylighting to
the interior.
› Articulate wall planes as a way to provide shade
or increase solar access to interiors.
› Use thermal storage walls on a portion of the
south facing building exposure, where appropri-
ate.
5.21 Orient a building to maximize
green principles while ensuring
compatibility with adjacent,
lower-scale structures. Permitted
strategies include:
› Position the taller portion of a building along a
north-south axis to minimize shading on lower
scale structures to the north.
› Design a building mass to minimize shading
south-facing facades of adjacent buildings during
winter months.
Articulate building mass to take advantage of solar energy. The
image above shows a plaza to the left. It is shaded during peak
winter hours, therefore the plaza location should be considered on
the opposite side of the building. Below, the plaza is to the right; it is
enhanced by solar rays during peak winter hours.
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100 Design Standards for New Construction
ENVIRONMENTAL PERFORMANCE IN
BUILDING ELEMENTS
The elements that make up a new building, including
windows, mechanical systems and materials, can signifi-
cantly impact environmental performance. These shall
be designed to maximize the building’s efficiency, while
promoting compatibility with surrounding sites and
structures. New materials that improve environmental
performance are permitted if they have been proven
effective in this climate and are compatible with the
historic context.
5.22 Use green building materials
whenever possible. Such materials
are:
› locally manufactured
› low maintenance
› materials with long life spans
› recycled materials
5.23 Incorporate building elements that
allow for natural environmental
control. Consider the following:
› operable windows for natural ventilation
› low infiltration fenestration products
› interior or exterior light shelves/solar screens
above south facing windows
› green roofs
SOLAR AND WIND ENERGY DEVICES
Solar and wind energy devices (i.e., solar panels, wind
turbines) shall be positioned to have a minimal effect
on the character of Old Town.
5.24 Minimize the visual impacts of
energy devices on the character of
Old Town.
› Equipment shall be mounted where it has the
least visual impact.
› Exposed hardware, frames and piping shall have
a matte finish, and be consistent with the color
scheme of the primary structure.
Green Roofs
Green roofs provide the following benefits:
› Increase energy efficiency
› Moderate waste diversion
› Stormwater management
› Reduce heat island effect
› Improve air quality
› Provide amenity space for building users
186
VI
DESIGN STANDARDS FOR SIGNS
187
188
Old103 Town Fort Collins Design Standards | July 2014
Overview
Signs are important elements of Old Town and balanc-
ing their functional requirements with the objectives
for the overall character of the district is a key con-
sideration. Their placement, relationship to historic
features and general character are key considerations.
This section provides standards that address the
qualitative aspects of sign design, in terms of how signs
contribute to the character of a historic district and to
individual properties. Topics include:
› Treatment of Historic Signs
› Sign Installation on a Historic Building
› Design of New and Modified Signs
› Design of Specific Sign Types
› Sign Illumination
Common signs types found in the district include:
› Projecting signs
› Flush wall signs
› Awning signs
› Interpretive signs
› Window and door signs
Signs are important
elements of Old
Town and balanc-
ing their functional
requirements with
the objectives for
the overall charac-
ter of the district is
a key consideration.
4 4
4
Sign Code
In addition to these standards, also see the Fort
Collins Land Use Code, Division 3.8 Supplementary
Regulations, 3.8.7 Signs.
189
104 Design Standards for Signs
All historic signs shall be retained. Historic signs that
represent the district’s evolution are also important.
6.1 Consider history , context and
design when determining whether
to retain a sign. A sign shall be
retained when the sign is:
› Associated with historic figures, events or
places.
› Significant as evidence of the history of the
product, business or service advertised.
› A significant part of the history of the building
or the historic district.
› Characteristic of a specific historic period.
› Integral to the building’s design or physical
fabric.
› Integrated into the design of a building such
that removal could harm the integrity of a
historic property’s design or cause significant
damage to its materials.
› An outstanding example of the sign maker’s
art because of its craftsmanship, use of
materials, or design.
› A historically significant type of sign
Flush wall signs and individual letter signs are signs
that are mounted on a building wall. They do not
project significantly from the surface to which they
are mounted.
6.2 Leave a historic wall sign visible.
› Do not paint over a historic sign.
› There are times when some alterations to a
historic wall sign may be permitted; these are:
› If the sign is substantially deteriorated,
patching and repairing is permitted.
› If the sign serves a continuing use, i.e.,
there are older signs that still have an
active business and they need to change
information such as the hours of operation
6.3 Do not over restore a historic wall
sign.
› Do not restore a historic wall sign to the point
that all evidence of its age is lost.
› Do not significantly re-paint a historic wall sign
even if its appearance and form is recaptured.
4
Leave historic wall signs visible.
Treatment of Historic Signs
See Also:
Web link to Preservation Brief 25: The Preserva-
tion of Historic Signs
http://www.nps.gov/tps/how-to-preserve/
briefs/25-signs.htm
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Old105 Town Fort Collins Design Standards | July 2014
Sign Installation on a Historic Building
When installing a new sign on a historic building,
it is important to maintain the key architectural
features of and minimize potential damage to the
building.
6.4 Do not damage or obscure
architectural details or other
building features when installing
a sign.
› No sign or sign structure or support shall
be placed onto or obscure or damage any
significant architectural feature of a building,
including but not limited to a window or a
door frame, cornice, molding, ornamental
feature, or unusual or fragile material.
6.5 A sign shall not obscure character-
defining features of a historic
building.
› A sign shall be designed to integrate with
the architectural features of a building, not
distract from them.
› No sign shall be painted onto any significant
architectural feature, including but not limited
to a wall, window or door frame, cornice,
molding, ornamental feature, or unusual or
fragile material.
› No support for a sign shall extend above the
cornice line of a building to which the sign is
attached.
A sign shall be designed to integrate with the architectural fea-
tures of a building, not distract from them. This sign remains
subordinate to the architectural feature since much of the mold-
ing is still visible.
Do not damage or obscure architectural details or
features when installing signs.
4 4
Mount a sign to fit within existing architectural features using
the shape of the sign to help reinforce the horizontal lines of the
building.
8
4
191
106 Design Standards for Signs
Whether it is attached to a historic building or as-
sociated with new development, a new or modified
sign shall exhibit qualities of style, permanence and
compatibility with the natural and built environment.
It shall also reflect the overall context of the building
and surrounding area.
6.6 A sign shall be subordinate to the
overall building composition.
› Design a sign to be simple in character.
› Locate a sign to emphasize design elements of
the facade itself.
› Mount a sign to fit within existing architectural
features using the shape of the sign to help
reinforce the horizontal lines of the building.
› All sign types shall be subordinate to the
building and to the street.
6.7 Sign materials shall be compatible
with the architectural character
and materials of the building.
› Do not use reflective materials.
› Use permanent, durable materials.
6.8 Use simple typeface design.
› Do not use hard-to-read or overly intricate
typefaces.
› Use no more than two or three distinct
typefaces on a sign.
6.9 Use colors that contribute to
legibility and design integrity.
› Limit the number of colors used on a sign.
Generally, do not use more than three colors.
› Vibrant colors are discouraged.
6.10 Using a symbol for a sign is
permitted.
› A symbol sign adds interest, can be read
quickly and is remembered better than
written words.
Use sign materials that are compatible with
the architectural character and materials of
the building.
Design of New and Modified Signs
Using a symbol for a sign is permitted.
4
4
192
Old107 Town Fort Collins Design Standards | July 2014
A variety of sign types may be permitted if each sign
contributes to a sense of visual continuity and does
not overwhelm the context.
AWNING SIGN
An awning/canopy sign occurs flat against the surface
of the awning material.
6.11 An awning sign shall be compatible
with the building.
› Use colors and materials that are compatible
with the overall color scheme of the facade.
› See page 73 for additional awning standards.
INTERPRETIVE SIGN
An interpretive sign refers to a sign or group of signs
that provide information to visitors on natural, cultural
and historic resources or other pertinent information.
An interpretive sign is usually erected by a non-profit
organization or by a national, state or local govern-
ment agency.
Interpretive signs shall comply with the design stan-
dards for the sign type that is the closest match. The
standards below apply to a common freestanding sign
type.
6.12 Design an interpretive sign to be
simple in character.
› The sign face shall be easily read and viewed
by pedestrians.
› An interpretive sign shall remain subordinate
to its context.
4
Although these interpretive signs are outside of the Old Town
district they’re good examples of permitted interpretive signs.
The signs are simple in character.
Design of Specific Sign Types
4
An awning sign shall be compatible with the building.
4
4
4
193
108 Design Standards for Signs
MURALS
A mural is a sign located on the side of the building
whose content, reflects a cultural, historic or environ-
mental event(s) or subject matter from the district.
6.13 Mural content shall be appropriate
to the district and its environs.
› The mural may not depict a commercial
product brand name or symbolic logo that is
currently available.
6.14 When used, a mural shall be
incorporated as an element of the
overall building design.
› The mural shall complement the wall on which
it is placed.
› It shall not obscure key features of a historic
building.
6.15 The application of a mural shall not
damage historic materials.
› The use of a mural that can be removed at a
later date is permitted.
› The application of a mural shall not damage
the original building fabric. Generally, the
hanging and/or anchoring of a mural should be
reversible.
› If a masonry wall is already painted, it may be
acceptable to provide a painted mural with the
approval of the review authority.
Mural content shall be appropriate to the district and its envi-
rons.
4
4
A mural shall complement the wall on which it is placed.
4
Design of Specific Sign Types
194
Old109 Town Fort Collins Design Standards | July 2014
TENANT PANEL OR DIRECTORY SIGN
A tenant panel or directory sign displays the tenant
name and location for a building containing multiple
tenants.
6.16 Use a tenant panel or directory sign
to consolidate small individual signs
on a larger building.
› Use a consolidated tenant panel or directory
sign to help users find building tenants.
› Locate a consolidated tenant panel or direc-
tory sign near a primary entrance on the first
floor wall of a building.
PROJECTING / UNDER-CANOPY SIGN
A projecting/under-canopy sign is attached perpen-
dicular to the wall of a building or structure.
6.17 Design a bracket for a projecting/
under-canopy sign to complement
the sign composition.
6.18 Locate a projecting/under-canopy
sign to relate to the building facade
and entries.
› Locate a small projecting/under-canopy sign
near the business entrance, just above or to
the side of the door.
› Mount a larger projecting sign higher on the
building, centered on the facade or positioned
at the corner.
Design a bracket for a pro-
jecting sign to complement
the sign composition.
The combination of the simple
painted wall sign and the pro-
jecting sign are complementary
to each other and permitted for
this building type.
Locate a small projecting sign near
the business entrance, just above
or to the side of the door.
4 4
4
Design of Specific Sign Types
4
Use a consolidated tenant
panel or directory sign to
help users find building
tenants.
195
110 Design Standards for Signs
FLUSH WALL SIGN
A flush wall sign is any sign attached parallel to the wall
or surface of a building.
6.19 Place a f lush wall sign to promote
design compatibility among
buildings.
› Place a wall sign to align with other signs on
nearby buildings.
6.20 Place a f lush wall sign close to the
building wall.
› Design a wall sign to minimize the depth of a
sign panel or letters.
› Design a wall sign to fit within, rather than
forward of, the fascia or other architectural
details of a building.
Design of Specific Sign Types
Place a wall sign to promote design compatibility among build-
ings.
Design a wall sign to minimize the depth of a sign panel or let-
ters.
4
4
A wall sign is any sign
attached parallel to the wall
or surface of a building.
4
196
Old Town Fort Collins Design Standards | July 2014 111
4
Design a door sign to minimize the amount
of window covered.
Design a window sign to minimize the amount of window
covered.
4
4
WINDOW AND DOOR SIGN
A window sign is any sign, picture, symbol, or combi-
nation thereof, designed to communicate information
about an activity, business, commodity, event, sale or
service that is placed inside within one foot of the
inside window pane or upon the windowpanes or glass
and which is visible from the exterior of the window.
6.21 Design a window sign to minimize
the amount of window covered.
› Scale and position a window sign to preserve
transparency at the sidewalk edge.
Design of Specific Sign Types
197
112 Design Standards for Signs
KIOSKS
A sign kiosk is typically a series of configured sign
panels.
6.22 A sign kiosk is prohibited within
the district.
› Unless used by the city for wayfinding or for
interpretive information.
OTHER SIGN TYPES
All sign types that are not mentioned here, but which
are permitted in the district, shall adhere to the stan-
dards in “Design of New and Modified Signs” in this
chapter.
ILLUMINATION
6.23 Include a compatible, shielded light
source to illuminate a sign.
› Direct lighting towards a sign from an exter-
nal, shielded lamp.
› Do not overpower the building or street edge
with lighting.
› Use a warm light, similar to daylight.
› If halo lighting is used to accentuate a sign or
building, locate the light source so that it is not
visible.
› A sign shall be illuminated from an indirect
light source.
6.24 If internal illumination is used, it
shall be designed to be subordinate
to the overall building composition.
› Internal illumination of an entire sign panel is
prohibited. If internal illumination is used, a
system that backlights text only is permitted.
› Internal illumination of an awning is prohibited;
however, lights may be concealed in the
underside of a canopy.
Illumination
4
Direct lighting towards a sign from an external,
shielded lamp.
198
APPENDIX
199
200
Old Town Fort Collins Design Standards | July 2014 A - 115
Historic Architectural Styles
Nineteenth-Century Commercial
Most nineteenth-century commercial structures are
usually considered Italianate in style. However, many
buildings contain a variety of detailing not associated
with Italianate. These commercial buildings have been
divided into four categories: the single storefront,
generally twenty-five-feet wide with one entrance; the
double storefront, with a width of fifty feet or more
and two or three entrances; the corner building which
may have entrances on two sides and sometimes a
diagonal corner entrance; and the commercial block
which generally covers a large area with multiple en-
trances.
Most nineteenth-century commercial buildings are two
or three stories in height, with a flat roof and a variety
of ornamental detailing. The “textbook” storefront
has a recessed central entrance flanked by large display
windows with kickplates, window and door transoms.
The primary or roofline cornice is often bracketed with
parapets, finials, or simple decorative panels. There is
sometimes a secondary cornice separating the first
two stories, which sometimes repeat the pattern of
the upper cornice. Windows on the upper stories
are generally smaller than the display windows on the
street level and are usually decorated with molded sur-
rounds, radiating voussoirs, or plain stone lintels.
Some of the most ornate nineteenth-century com-
mercial structures feature cast iron façades. These
had Italianate features particularly at the cornice. Rich-
ardsonian elements are also evident on some of these
structures. The key to distinguishing a nineteenth-cen-
tury building is the predominately glass storefront and
smaller windows on the upper stories. These buildings
are usually retail, offices, and hotel space.
Common elements:
» cast iron façade
» kickplate
» window transom
» lintel
» radiating voussoirs
» bracketed cornice
» secondary cornice
» door transom
» recessed entry
Note:
These style descriptions are taken from the His-
tory Colorado web link at:
http://www.historycolorado.org/archaeologists/
colorados-historic-architecture-engineering-web-
guide
201
A - 116 Appendix
Early Twentieth-Century Commercial
Early Twentieth-Century Commercial structures
are generally one to five stories, with flat or slightly
pitched roofs. Often constructed of blond or light
colored brick, these buildings have very little ornamen-
tation other than some decorative brickwork along the
cornice or parapet. In some of the smaller towns, 20th
century commercial structures retain some elements
of 19th century commercial structures.
The clear glass transoms of the nineteenth century has
largely been replaced by translucent prismatic glass.
Some storefront entrances of this period are flush
with the façade. Others, particularly in retail establish-
ments, feature deep, nearly façade-wide recesses that
allow shoppers to examine window displays out of the
sidewalk traffic.
Common elements:
» recessed or flush entrance
» translucent window transom
» door transom
» corbelled cornice
» decorative brickwork
» parapet
202
Old Town Fort Collins Design Standards | July 2014 A - 117
Classical Revival
Classical Revival signaled a return to the classical
forms of Greece and Rome following the elaborately
decorated and picturesque styles of the Victorian
period. Dating from the late 1890s through 1920, Clas-
sical Revival represents a more subdued expression
than the ostentatious or grandiose Beaux Arts style
and is evident mainly on large institutional buildings in
Colorado.
Characteristics of Classical Revival include colossal
porticos, large columns, pilasters, pedimented win-
dows, and domes. The buildings are generally masonry
structures of monumental proportions, using terra
cotta, brick, and stone materials.
Often, classical details such as large column porticos
are combined with Colonial Revival elements on resi-
dences, leading to some confusion as to the style. To
avoid this problem, residences with classical elements
are considered examples of Colonial Revival and only
large institutional buildings with classical details are
classified as Classical Revival.
Common elements:
» large columns
» dome
» portico
» pediments
» pilasters
» Ionic columns
» attic story
» dentils
» classical frieze
203
A - 118 Appendix
Richardsonian Romanesque
The chief characteristic of the Romanesque Revival
style is the semicircular arch, used for window and
door openings as well as a decorative element along
the corbel table. Other characteristics include an
archivolt of compound arches and square towers of
different heights and various roof shapes. A crenellated
tower parapet is common.
Richardsonian Romanesque, named after architect
Henry Hobson Richardson (1838-1886), is charac-
terized by heavy, rock-faced stone, round masonry
arches, contrasting colors, transom windows arranged
in ribbon-like patterns, square towers, and sparse
fenestration. Most of the Richardsonian Romanesque
structures are variations of the style, employing se-
lected Richardsonian elements.
Common elements:
» semicircular arch
» corbel table
» archivolt
» compound arch
» square tower
» rock-faced stone
» round masonry arches
» contrasting colors
» transom windows in ribbon pattern
204
Old Town Fort Collins Design Standards | July 2014 A - 119
Art Deco
Art Deco is characterized by an angular, linear compo-
sition, stepped or set-back facade, and polychromatic
materials. Popular during the 1930s and 1940s, apart-
ment buildings, school, and commercial buildings all
over Colorado exhibit elements of this style. Geomet-
ric forms are the most common stylistic expressions.
Broken cornice lines, low relief geometrical designs,
spandrel panels, architectural sculptures, polychro-
matic materials and a vertical emphasis are also charac-
teristic. Decorative façade elements include chevrons,
zigzags, stylized floral and geometric motifs.
Common elements:
» linear composition
» polychromatic material
» stepped fronts
» broken cornice line
» geometric forms
Moderne
Moderne, also called Art Moderne or Streamline
Moderne, saw popularity in the 1930s and early 1940s.
Restrained Moderne bridged the gap between the
flamboyant Art Deco and the functional International
Style of the 1940s and 1950s. Smooth stucco exteriors,
rounded corners, and curved metal canopies all gave
the impression of a sleek and modern building. Port-
holes, taken directly from the luxury liners of the time
period, found their way onto buildings, most often
applied to garages, bus terminals, and airports.
Construction slowed down significantly with the onset
of World War II and the restrictions placed on various
materials. As Moderne faded, simple and stark build-
ings in the International Style emerged, reflecting the
sparse times in which they were constructed.
Common elements:
» stucco exterior
» flat roof
» horizontal emphasis
» rounded corners
» smooth surfaces
» glass block
» speed lines
» little ornamentation
» curved metal hoods
» porthole opening
» vertical emphasis
This structure, originally an Italianate commercial building, was
remodeled in 1936 in the Art Deco Style.
205
A - 120 Appendix
Factory/Warehouse
Warehouse buildings are often composed of large,
rectangular masses. The primary material is brick with
accents of stone masonry, wood or metal. Detailing
was usually simple with decorative features including
door surrounds, window hoods, modillions, keystones
and elaborate cornices. Flat roofs are most common;
however, gable roofs screened by parapet walls are
also seen. Double-hung windows with 1/1, 2/2 and 4/4
patterns are characteristic. Raised loading docks for
handling goods are common; some project from the
facade while others are inset behind the building plane.
Loading bay doors and openings were typically rectan-
gular. Metal or wood canopies sheltering the loading
dock are also typical.
Common elements:
» simple form
» flat roof
» loading docks at rear
» aligned windows
206
FORT COLLINS R-D-R,
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
DESIGN GUIDELINES
MAY 22, 2014
207
208
TABLE OF CONTENTS
INTRODUCTION TO THE DESIGN GUIDELINES 1
Overview 3
Policy Base for the Design Guidelines 6
Vision For the River District 7
I UNDERSTANDING THE CONTEXT 9
Evolution and Change 11
II HOW TO USE THE DESIGN GUIDELINES 17
How the Guidelines are Organized 19
Understanding the Content of a Design Guideline 20
III KEY PRINCIPLES FOR DESIGN 23
Key Principles for Design 25
IV NEIGHBORHOOD LEVEL DESIGN 27
Neighborhood Level Design Overview 29
Connectivity 30
Views 33
Riverfront Relationship 34
V SITE DESIGN GUIDELINES 35
Overview to the Site Design Guidelines 37
Open Space Amenities 38
Street Edge 42
Parking Edge 43
Fencing and Site Walls 44
Service Area 45
VI BUILDING DESIGN GUIDELINES 47
Building Design Guidelines 49
Mass and Scale 50
Pedestrian-Friendly Edge 53
Solid-to-Void 55
Roofs 56
Building Materials 57
Building Features 60
Structured Parking 64
Miscellaneous 65
209
CREDITS
CITY COUNCIL
Karen Weitkunat – Mayor
Gerry Horak – Mayor Pro Tem
Bob Overbeck
Lisa Poppaw
Gino Campana
Wade Troxell
Ross Cunniff
PLANNING AND ZONING BOARD
Jennifer Carpenter
Jeffrey Schneider
Kristin Kirkpatrick
Gerald Hart
Emily Heinz
Jeff Hanson
Michael Hobbs
PLANNING SERVICES STAFF
Cameron Gloss
Ted Shepard
Timothy Wilder
Prepared by:
Winter & Company
1265 Yellow Pine Avenue
Boulder, Colorado 803034
303.440.8445
www.winterandcompany.net
210
INTRODUCTION TO THE DESIGN GUIDELINES
211
212
River District Design Guidelines | May 2014 Introduction to the Design Guidelines 3
The Fort Collins River Downtown Redevelopment
Zone District is important to the history of Fort
Collins and offers a significant opportunity for future
redevelopment. Although it is the site of the original
fort that grew into the present day city, only a few
significant reminders of the past remain. These his-
toric resources help inform the community vision for a
district that extends the vibrancy of downtown while
also hosting a diverse mix of uses that honor the area’s
agricultural-industrial past. The vision is also informed
by the community’s desire to highlight and respect the
Poudre River, which runs along the district’s northern
boundary.
This document provides guidelines that promote the
community’s vision for the River Downtown Rede-
velopment Zone District through compatible new
construction and redevelopment. It also assists with
interpretation of the special zoning standards that ap-
ply to the district. The goal is to support investment
that builds a strong, pedestrian-oriented urban fabric
and encourage creative design that is compatible with
the historic context.
Historic resources, including the 102 year old Northern Colorado Feeders Supply Building,
inform the community vision for a diverse mix of uses that honor the River Downtown Rede-
velopment Zone District’s agricultural-industrial past.
Zoning Standards for the River District
The Fort Collins Land Use Code (2013) sets forth
the R-D-R zone district to implement special
development standards for the district. The guide-
lines in this document assist with interpretation of
R-D-R zone district standards.
See “Fort Collins Land Use Code” on page 6
for more information.
OVERVIEW
213
42014 Introduction to the Design Guidelines River District Design Guidelines | May
LOCATION
The River Downtown Redevelopment Zone District
is part of the City’s Poudre River Corridor. It also is
described as a sub-district of downtown and as the
“Historic and Cultural Core Segment” of the Poudre
River Corridor. The entire Corridor also is part of a
“national river corridor,” which Congress designated
in 1996 for the Cache La Poudre River to recognize
its critical historical value in the westward expansion
of the U.S.
The River Downtown Redevelopment Zone District
includes the area just northeast of the city’s Old Town
Historic District including Jefferson, Linden, and Wil-
low Streets and Lincoln Avenue. Jefferson Street is
also State Highway 14. Linden Street is the primary
connection linking the River Downtown Redevelop-
ment Zone District to the Old Town (Local) Historic
District to the south and northward to surrounding
neighborhoods and employment areas. Linden Street
also provides one of the main connections over the
Poudre River and is one of the most convenient ac-
cess points to the Poudre River Trail. Willow Street
is a locally well-known route to connect from College
Avenue (US287) through the district to Lincoln.
A portion of the River Downtown Redevelopment
Zone District, between Jefferson Street and Willow
Street, also is part of the Old Fort Collins National
Register Historic District.
APPLICATION OF THE DESIGN GUIDELINES
The design guidelines in this document apply to new
construction projects and additions to existing build-
ings within the boundaries of the River Downtown
Redevelopment Zone District. Property owners, archi-
tects, developers and the general public should refer to
the guidelines to learn about design in the district and
strategies for compatible new construction. The design
guidelines do not address improvements to historic
buildings; these are instead addressed in the separate
Old Town Historic District Guidelines. Owners of
historic properties should use those guidelines for
improvements to buildings designated, or eligible to be
designated as local historic landmarks. A portion of the
River Downtown Redevelopment Zone District is lo-
cated within the Old Town National Register Historic
District. In some cases, special design guidelines apply
to new construction in this area. See Chapter 1 for
more information.
The design guidelines also do not generally apply to
public realm (streets, sidewalks and parks) improve-
ments, which are addressed in a separate Streetscape
Plan.
HISTORIC RESOURCES AND THEIR
RELATIONSHIP TO THE DESIGN GUIDELINES
Several properties in the River Downtown Rede-
velopment Zone District have historic significance,
and may be identified as such in a variety of ways: A
property may be a locally designated landmark, or it
may be listed as a contributor to the Old Town (Local)
Historic District. It also may have been determined
River District Design Guidelines | May 2014 Introduction to the Design Guidelines 5
Map Key
National Register District
Old Town Historic District
River Downtown
Redevelopment Zone District
Properties determined to be ELIGIBLE for listing as
a local landmark
These are generally properties that have been deter-
mined in a formal survey to be eligible individually to
the National Register, or are already so listed. For
these properties, the city’s development review pro-
cess will take impacts on the historic significance into
consideration.
Contributor to a potential National Register district
or a local historic district.
The city conducted an inventory of cultural resources
in the Old Fort Site area in 2002. The inventory
identified several properties that could be contribu-
tors to a National Register District, but overall did
not find a sufficient concentration of these resources
to justify designating a district. For those properties,
owners may still seek to apply best practices in historic
preservation, and may ELECT to use the preservation
guidelines for Old Town.
Preservation guidelines
Special guidelines for preservation of historic resources
exist for the Old Town (Local) Historic District. These
should be used when considering improvements af-
fecting historic properties, including all of the types of
resources listed above.
North
NTS
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62014 Introduction to the Design Guidelines River District Design Guidelines | May
POLICY BASE FOR THE DESIGN GUIDELINES
The River Downtown Redevelopment Zone District
Design Guidelines reflect the City’s goal to enhance its
image while promoting sustainability and economic de-
velopment. The policy base for the Design Guidelines
is provided in several key policy documents including
the City Plan comprehensive plan, Land Use Code and
River District Streetscape Improvements Project.
CITY PLAN
In February 2011, the City of Fort Collins published an
update to its City Plan, a comprehensive plan for the
City which illustrates a vision of Fort Collins for the
next twenty-five years and beyond.
City Plan policies and principles seek to improve access
to the district and establish gateways to draw attention
and convey the character of the district. City plan
principles and policies for historic preservation also
help provide a policy base for the Design Guidelines,
including:
Principle LIV 16: “The quality of life in Fort Collins will be en-
hanced by the preservation of historic resources and inclusion
of heritage in the daily life and development of the community.”
Policy LIV 16.6 - Integrate Historic Structures “Explore oppor-
tunities to incorporate existing structures of historic value into
new development and redevelopment activities.”
FORT COLLINS LAND USE CODE (2013)
The Land Use Code sets forth the regulations that
shape development throughout Fort Collins. Division
4.17 of the Land Use Code establishes the River
Downtown Redevelopment Zone District (R-D-R) to
implement special zoning standards for the district.
In addition to special regulations, the Code’s intent
statement for the R-D-R zone district helps establish a
policy base for the Design Guidelines:
“The River Downtown Redevelopment Zone District is
intended to reestablish the linkage between Old Town
and the River through redevelopment in the Cache la
Poudre River corridor. This District offers opportunities
for more intensive redevelopment of housing, businesses
and workplaces to complement Downtown.
Improvements should highlight the historic origin of Fort
Collins and the unique relationship of the waterway and
railways to the urban environment as well as expand cul-
tural opportunities in the Downtown area. Any significant
redevelopment should be designed as part of a master
plan for the applicable group of contiguous properties.
Redevelopment will extend the positive characteristics
of Downtown such as the pattern of blocks, pedestrian-
oriented street fronts and lively outdoor spaces.”
The River Downtown Redevelopment Zone District
Design Guidelines build on this intent statement and
the specific design topics addressed in the R-D-R
zone district to help ensure compatible design that is
consistent with the vision for the district. The Design
Guidelines include cross references to Code standards
when applicable.
Note that industrial uses continues to be welcomed.
RIVER DISTRICT STREETSCAPE
IMPROVEMENTS PROJECT
River District Design Guidelines | May 2014 Introduction to the Design Guidelines 7
The vision for the River Downtown Redevelopment
Zone District is that it will be an active place, where
the river, industry, art and history come together to
provide a vibrant complement to Old Town Fort Col-
lins. A mix of uses, including housing, commercial and
industrial activities enjoy the amenities of the river and
its preserved natural areas. Modern housing, restau-
rants, shops and office buildings join with established
industrial enterprises to reflect the district’s historic
past and celebrate its future. Everyone enjoys the rec-
reational opportunities found there.
In the future, the River Downtown Redevelopment
Zone District connects Old Town with the Poudre
River, and celebrates its agricultural and industrial
architecture and the rich history of the area. It does
so in creative ways that express a look to the future,
while respecting the past. The area will be known for
new, well-designed infill buildings and landscapes that
offer opportunities for business and industry and also
facilitate relaxation, exposure to cultural activities
and civic interaction. Redevelopment and new devel-
opment projects will be expected to respect and be
sensitive to the established ag-industrial character that
extinguishes the River Downtown Redevelopment
Zone District.
Some recently constructed local brewery buildings provide
design inspiration for new buildings that reflect the dis-
trict’s agricultural-industrial heritage.
VISION FOR THE RIVER DISTRICT
217
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218
1
UNDERSTANDING THE CONTEXT
219
220
River District Design Guidelines | May 2014 Understanding the Context 11
EVOLUTION AND CHANGE
Understanding the context for design in the River
Downtown Redevelopment Zone District is essential
in planning any improvement project in the area. While
substantial new development is envisioned, there are
references from the past that should inspire design.
This section introduces some aspects of the context
to consider.
The core of the River Downtown Redevelopment
Zone District near Linden and Willow Streets is sig-
nificant in its role in the settlement of the city of Fort
Collins. The original “Fort Collins” military post was
established there in 1864 and consisted of a parade
ground, officer’s quarters & barracks, storehouses and
other buildings. The Army relinquished ownership in
1872 and fort structures were gradually removed one
by one until 1942 when the last building for the Fort
was demolished. Some archaeological resources may
exist from this era.
LATER DEVELOPMENT IN THE AREA
Uses that followed the military post included residen-
tial, flour milling, retailing, farming, ranching, lodging,
animal feed production and, much later, the city dump.
New buildings were erected over several decades, and
by the early twentieth century, the area had a distinct
urban form, with commercial buildings concentrated
near the intersection of Jefferson and Linden Streets,
and a mix of residential and industrial uses extending
from Jefferson north to the river.
A diverse range of building types existed, reflecting
the mix of uses and the changing economy in the area.
Commercial and industrial buildings took a variety of
forms: Some were massive masonry or frame struc-
tures, rising to four and five stories. Others were only
one or two stories in height, but sprawled across large
parcels. Residential structures were typically single
family wood frame structures, although some masonry
ones are documented to have existed.
THE INFLUENCE OF THE RAILROAD
Railroads significantly shaped the character of the area.
An initial rail line, the Greeley, Salt Lake and Pacific
Railroad (GSL&P), was established in the area in 1881-
83. It followed a raceway that was constructed to
provide power for mills in the area (This followed what
became Willow Street.) Industrial uses then located
along the rail line. A more dramatic change occurred
in 1910-11, when the Union Pacific constructed a rail
line closer to Jefferson. This caused the demolition of
several buildings and the construction of new ones,
such as the freight depot and passenger depot. It also
further separated the Old Town commercial district
from the river.
CHANGES IN THE RIVER ITSELF
One significant topographical change included the
channelization of the river between Linden Street
and Lincoln Avenue. Historically, the Poudre River
channel in the section between Linden Street and
Lincoln Avenue followed a large meander to the east
of its current alignment. (The ox-bow is still visible in
122014 Understanding the Context River District Design Guidelines | May
MAPPING CHANGES IN THE AREA
As a part of a cultural resource report prepared
in 2002 for the city by Jason Marmor of Entranco, a
series of maps were produced that draw upon a variety
of historic data sources to chart the progression of
development in the area. A few of the maps from that
report are reproduced here. The ones selected begin
with development that occurred after the original
fort closed and land became available for private use.
They provide insights into the patterns of development
in the area, and to the ways in which various trends
shaped its urban form.
A general review of these maps demonstrates some
key points:
› Evolution and change are a part of the heritage
of the River District. This is reflected in the
guidelines that appear later in this document.
› A mix of uses has always been a part of the
dynamics of the area, with percentages within
the mix of different uses changing over time.
A continuing mix of uses is anticipated in city
policies for the River District and in the design
guidelines.
› A diversity of building forms and types is also a
part of the River District’s heritage. These range
from small wood frame single-family residences
to massive masonry mill buildings. This diversity
of form and materials is also promoted in the
guidelines.
› The river and the railroads were major influ-
ences in the area’s development patterns. Some
evidence of these influences remain today, albeit
sometimes in subtle ways. These also inform
some of the design principles and guidelines
that appear in this document. Retaining refer-
ences to some of these features in landscape
and building orientation is also put forth in the
guidelines.
MAP KEY
This key applies to the maps shown on the following
three pages.
An early view of the River District documents the location
of the Raceway along Willow Street and the position of the
GSL&P rail line.
222
River District Design Guidelines | May 2014 Understanding the Context 13
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 1891
This map illustrates the overall number of buildings and the patterns of land uses
that emerged after the closure of the fort of Fort Collins. Of note:
› The arc of the main channel of Cache la Poudre River is shown.
› A raceway, used for water power, runs along Willow Street.
› The GSL&P railway line follows along the raceway in the center of the
map.
› A clustering of industrial buildings appears in Block 9 along Lincoln Av-
enue, including the Harmony Mill (built c. 1886-87), where the raceway
joins the channel of the river.
› Commercial development is focused at the intersection of Linden and
Jefferson.
› Residences lie between the commercial area and the raceway. (Note
that the Sanborn maps, upon which this information is based, did not
extend beyond Willow Street at this period, and therefore no buildings
are shown in that area.)
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 1909
This map illustrates the continued expansion of development in the area. Of
note:
› A second cluster of industrial uses appears near Spruce and Willow
Streets, including the Poudre Valley Supply Company feed mill.
› Some buildings are aligned parallel to the tracks, and thus they reflect the
location of this feature.
› Residential development north of Willow is now documented.
› The Denver & Interurban Railroad streetcar line runs along Linden Street.
› More commercial buildings appear along both sides of Jefferson Street.
223
142014 Understanding the Context River District Design Guidelines | May
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 1917
This map dramatically documents the effect that the construction of the Union
& Pacific railroad (1910-11) had on the built environment of the area. Many
buildings were removed to make room for it. Of note:
› Most industrial, and residential buildings have been removed from Blocks
6, 7, 8, 9, and 10.
› A new main railroad track appears, just east of Jefferson Street.
› A new rail siding appears, running parallel to Jefferson Street, and
approximately midway between Jefferson and Willow Streets. (This
survives as a partial view corridor today.)
› Portions of Pine and all of Spruce Street are vacated for the new rail line.
› The Union Pacific passenger and freight depots stand on Jefferson and
Linden Streets, respectively.
› More industrial facilities are located within the rail corridor.
› Residential buildings have diminished in number.
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 1948
This map documents the continuing expansion of industrial uses. Of note:
› The raceway has disappeared.
› New commercial uses appear, including the Trostel lumber yard on the
north side of Linden Street 400 Linden Street (Block 1).
› The municipal power plant, (erected in 1935-36) appears along North
College Avenue.
› The Libby, McNeil & Libby pickle plant at 355 Linden Street was greatly
expanded by 1948, and contained a total of 36 cylindrical pickling vats.
This demonstrates the variety of building forms that have appeared over
the years.
› Residential use remains relatively unchanged.
› The course of the Cache la Poudre River has been modified.
224
River District Design Guidelines | May 2014 Understanding the Context 15
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 1963
This map documents the enlargement of the former Lindell Mills, after its
acquisition by Ranch-Way Feeds and conversion to a livestock feed mill and
packaging plant. Of note:
› The pickling plant on Linden Street is gone.
› The adjacent grain elevator has been converted to commercial use as a
livestock feed store.
› Another new commercial venture is the El Burrito café on Linden Street
near Willow, started in 1960.
› Industrial uses have expanded.
› The Cache La Poudre River has been further straightened.
RIVER DOWNTOWN REDEVELOPMENT ZONE DISTRICT
CONTEXT 2002
This map illustrates the continuing mix of uses in the area, and the introduction
of new public parks and community facilities, as the river is now recognized as
an amenity. Of note:
› Several houses razed on Block 2
› The erection of new lumber warehouses and Kiefer Concrete facilities
between Lincoln Avenue and Linden Streets
› Construction of a large commercial building on Lot 10 in Block 2
› The United Way building on Pine Street, indicating the introduction of
social services into the area
› The former GSL&P railroad tracks along Willow Street were removed by
2002, leaving only the Union Pacific mainline and a spur serving Ranch-
Way Feeds.
› Old Fort Collins Heritage Park appears on the site of the old city dump.
› Jefferson Street Park is located southeast of the former UP passenger
depot.
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2
HOW TO USE THE DESIGN GUIDELINES
227
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River District Design Guidelines | May 2014 How to Use the Design Guidelines 19
The design guidelines are organized into a series of
chapters that reflect a progression in scale of consider-
ing different contexts and design variables. They begin
with topics that address how a project relates to its
larger neighborhood and continue with topics that
focus on site design. They then continue with guidance
for building design. At all three scales, redevelopment
and new development projects are expected to con-
tribute to the overall character of the area.
NEIGHBORHOOD LEVEL
Design guidelines in this category focus on ways in
which individual projects work together to create a
vital, functioning neighborhood. Design in the public
realm and consideration of how an individual property
relates positively to others in the vicinity are important
considerations.
SITE LEVEL
Design guidelines in this category focus on how im-
provements on an individual property are organized,
including the placement and orientation of buildings,
the location of service areas and landscaping. Some of
these guidelines focus on maintaining a sense of con-
tinuity with the neighborhood, while others address
making the best use of the property in terms of creat-
ing a sense of place and enhancing function for users.
HOW THE GUIDELINES ARE ORGANIZED
BUILDING LEVEL
Design guidelines in this category address architectural
character, scale, materials and details, with a focus on
fitting with the design traditions of the River District,
while also encouraging new, creative approaches.
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202014 How to Use the Design Guidelines River District Design Guidelines | May
UNDERSTANDING THE CONTENT OF A DESIGN GUIDELINE
TERMS RELATED TO COMPLIANCE
When applying design guidelines, the city balances a
combination of design objectives that appear through-
out the document, in the interest of helping to achieve
the most appropriate design for each project. Because
of this, and the fact that the design guidelines are
also written to serve an educational role as well as a
regulatory one, the language sometimes appears more
conversational than that in zoning and development
standards. To clarify how some terms are used, these
definitions shall apply:
Guideline
In this document the term “guideline” is a criterion
with which the city will require compliance when it is
found applicable to the specific improvement project.
In this sense it is a standard, albeit one that is subject
to some interpretation when determining compliance.
Shall
Where the term “shall” is used, this indicates a design
parameter of high importance. Compliance is codified
in the City of Fort Collins Land Use Code (2013) and
governed by the full force and effect of the provisions
thereof.
Should
The term “should” is frequently used in the guidelines.
This indicates that compliance is expected, except in
conditions in which the city finds that the guideline is
not applicable, or that an alternative means of meeting
the intent of the guideline is acceptable.
Will Be Considered
The phrase “will be considered” appears in some
guidelines text. This indicates that the city has the
discretion to determine if the action being discussed
is appropriate. This decision is made on a case-by-case
basis, using the information specifically related to the
project and its context.
Feasible
“Feasible” means capable of being accomplished in a
successful manner within a reasonable period of time,
taking into account economic, environmental, legal,
social, and technological factors. This term is used
in some guidelines in this document to indicate that,
while meeting the particular guideline in full is usually
required, there may be instances in a specific applica-
tion in which it may not be possible to do so. In all
cases, the city shall make the determination of what is
feasible.
230
River District Design Guidelines | May 2014 How to Use the Design Guidelines 21
Sidebars
These provide additional infor-
mation that will be helpful in
understanding the guideline. In
some cases a sidebar includes links
that direct the user to additional
material; this may be technical
information about a rehabilitation
procedure or other helpful infor-
mation.
Appropriate and
Inappropriate Solutions
In many cases, images and dia-
grams in the historic preservation
guidelines are marked to indicate
whether the represent appropri-
ate or inappropriate solutions
4
A check mark
indicates appropriate
solutions.
8
An X mark indicates
solutions that are not
appropriate.
A
B
C
D
E
Design Topic Heading
Intent Statement: This explains
the desired outcome for the specific
design element and provides a basis
for the design guidelines that follow.
If a guideline does not specifically ad-
dress a particular design issue, then
the city will use the intent statement
to determine appropriateness.
Design Guideline: This describes
a desired outcome related to the
intent statement.
Additional Information: This
provides a bullet list of examples of
how, or how not to, comply with the
guideline.
Illustration(s): These provide
photos and/or diagrams to illustrate
related conditions or possible
approaches. They may illustrate ap-
propriate or inappropriate solutions
as described at right.
DESIGN GUIDELINES FORMAT
The River District design guidelines are presented in a standardized format as illustrated below. Each of the illustrated compo-
nents is used by the city in determining appropriateness. Additional elements that appear on a typical page of the guidelines are
summarized at right.
Accent Features
Accent features can add interest to the building design and may
be incorporated into the structure. They should complement the
222014 How to Use the Design Guidelines River District Design Guidelines | May
232
3
KEY PRINCIPLES FOR DESIGN
233
234
River District Design Guidelines | May 2014 Key Principles for Design 25
KEY PRINCIPLES FOR DESIGN
Promote creativity.
Design with consistency and use materials with long term dura-
bility.
Achieve excellence in design. Design with authenticity.
These design principles establish expectations for
design at a “high level” for the River Downtown
Redevelopment Zone District and shall apply to all
improvement projects.
ACHIEVE EXCELLENCE IN DESIGN
Each project in the district should express excellence
in design, and it should raise the bar for others to
follow. This includes using high quality materials and
construction methods and paying attention to detail.
PROMOTE CREATIVITY
Innovation in design is welcomed in the district. Ex-
ploring new ways of designing buildings and spaces is
appropriate when they contribute to a cohesive urban
fabric. This type of creativity should be distinguished
from simply being “different.”
DESIGN WITH AUTHENTICITY
The district should be defined by buildings and places
that reflect their own time. The result should be a
sense of authenticity in building and materials. All new
improvements should convey this quality.
DESIGN WITH CONSISTENCY
Buildings and places in the district should have a co-
hesive quality in the use of materials, organization of
functions and overall design. Each new project should
also embody a single, consistent design concept.
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DESIGN FOR DURABILITY
Buildings and spaces in the district should be designed
for the long term with durable materials.
DESIGN FOR SUSTAINABILITY
Aspects of cultural, economic and environmental sus-
tainability that relate to urban design should be woven
into all new improvements.
ENHANCE THE PUBLIC REALM
Sidewalks, promenades and other pedestrian ways
should be designed to invite their use through thought-
ful planning and design. Improvement on private prop-
erty also should enhance the public realm where they
abut.
ENHANCE THE PEDESTRIAN EXPERIENCE
Each improvement project should contribute to a
pedestrian-friendly environment. This includes defining
street edges with buildings and spaces that are visually
interesting and that attract pedestrian activity.
PROVIDE SIGNATURE OPEN SPACES
These include public and private yards, promenades,
plazas and courtyards. Enhance natural resources and
habitat for wildlife on-site, for the public to experience.
KEEP THE PARKING SUBORDINATE
Parking lots and parking structures should support
other functions and not dominate the setting. They
should be visually buffered.
Enhance the pedestrian experience. Provide signature open spaces.
Keep the automobile subordinate.
Design for sustainability.
Enhance the public realm.
236
4
NEIGHBORHOOD LEVEL DESIGN
237
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River District Design Guidelines | May 2014 Neighborhood Level Design 29
NEIGHBORHOOD LEVEL DESIGN OVERVIEW
A key aspect of the vision for the River Downtown
Redevelopment Zone District is that it establish an
image as a distinct place that is rich with a diversity of
uses and varied designs, but at the same time is to be
perceived as its own distinct neighborhood. For that
reason, each project should be conceived such that
it relates well to other properties and reinforces the
continuity of the public realm.
This section addresses at systems that connect proper-
ties into the district as a whole. It will be relatively
brief, because much of these design variables relate to
the public realm and are addressed in other policies
and documents.
This section looks at systems that connect properties into the district as a whole. One way of achieving neighborhood
connections is to highlight older abandoned transportation corridors including streets and rail lines. Examples include
Chestnut St., Pine St. and the Union Pacific rail spur. An opportunity exists to highlight these as view corridors, pedestrian
ways, internal lanes, mid-block passages and multipurpose alleys, for example.
Old rail spur
Historic
Pine St ROW
Historic
Chestnut St ROW
Old rail spur
Jefferson St
Willow St
Linden St Linden St
Old rail spur
North
NTS
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302014 Neighborhood Level Design River District Design Guidelines | May
CONNECTIONS TO THE NEIGHBORHOOD
Pedestrian circulation systems provide access to
buildings, courtyards, internal paths and plazas. These
systems should interconnect and promote pedestrian
movement throughout the neighborhood. In most
cases, these connections will simply involve an exten-
sion of the existing sidewalk network but should also
include internal circulation systems within the develop-
ment.
Auto circulation should also interconnect to minimize
automobile impacts. Shared drives, limited curb cuts
and turning movements should be considered.
4.1 Provide convenient vehicular ,
pedestrian and bikeway connections
among abutting properties.
› Create an internal circulation system that will
link those of adjacent properties, when feasible.
4.2 Reinforce the historic network of
streets, rail lines and alleys.
› Reinforce the historic network of streets, rail
lines and alleys as public circulation space and
for maximum public access.
› Consider ways to express the location of earlier
circulation routes; for example, highlight rail
spurs.
› Link to existing public right-of-ways, when
feasible.
Appropriate pedestrian connections include mid-block
passages.
Provide convenient vehicular, pedestrian and bikeway
connections among abutting properties.
4 4
4
The Fort Collins Land Use Code (2013) addresses
street connections in the R-D-R District. It states
that:
“Redevelopment shall maintain the existing block
grid system of streets and alleys. To the extent
reasonably feasible, the system shall be augmented
with additional connections, including new walkway
spines in substitution of streets and/or alleys.” (Divi-
sion 4.14)
Reinforce the historic network of streets, rail lines and
alleys as public circulation space and for maximum public
access. The treatment of the Old Historic District alleys
are a successful example of enhanced connectivity.
CONNECTIVITY
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River District Design Guidelines | May 2014 Neighborhood Level Design 31
4.3 Connect a development to
established pedestrian ways.
› Appropriate pedestrian connections include:
• Sidewalks
• Internal walkways, within an individual
property
• Mid-block passages
• Multi-use alleys
› Appropriate features with which to connect
include:
• Plazas and courtyards
• Other buildings
4.4 Locate a new walkway to animate
the River Downtown Redevelopment
Zone District pedestrian network
and its associated outdoor spaces.
› Direct a walkway through a plaza, courtyard
or other outdoor use area to help animate the
space.
› Pathways adjacent or along the river may use a
soft or permeable paving material to reflect the
natural character of the setting.
4.5 Where a curb cut is to be installed,
keep the width to a minimum.
› Consider using shared driveways between
properties to reduce the number of curb cuts.
› Utilize smaller curbs radii when feasible.
4.6 Minimize the width of a curb cut.
› Avoid disruptions in the walkway systems.
› The district allows light industrial uses, some
parcels with this use may need truck access to
serve loading docks or outdoor material yards,
so some flexibility may be provided in the width
of the curb cut.
CONNECTIVITY
Direct a walkway through a plaza, courtyard or
other outdoor use area to help animate the space.
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EARLY RAIL LINES
4.7 Existing railroad corridors, spurs
and tracks should be expressed in
new design to the extent feasible.
› This may be accomplished by using the area as a
linear open space, a pathway or a drive.
› Where they exist, incorporate railroad tracks
into the project design.
› The adaptive reuse of abandoned railroad cor-
ridors and spurs to provide public green space
or other amenities for use and enjoyment of the
neighborhood is encouraged.
› Retain the corridor as open space, a walkway or
service land when feasible.
› In any case, maintain the feature as a view cor-
ridor to the extent feasible.
4
CONNECTIVITY
Where they exist, incorporate railroad tracks into the
project design.
The adaptive reuse of abandoned railroad corridors and
spurs to provide public green space or other amenities for
use and enjoyment of the neighborhood is encouraged. 4
4
4
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River District Design Guidelines | May 2014 Neighborhood Level Design 33
VIEW CORRIDORS
Providing view corridors, in terms of open space, con-
nections, and building massing is a key concept.
Views from public rights-of-way to landmarks and
natural features should be maintained and taken into
account in the designing of sites and buildings. The
location of the building on a site, in addition to its
scale, height, and massing, can impact views from the
adjacent public right-of-way, including streets, side-
walks, intersections, and public spaces. Development
projects should try to preserve noteworthy views,
such as views from public rights-of-way to the river, a
landmark or along the railroad right-of-way.
4.8 Enhance views from the public way
to natural features and historic
landmarks when feasible.
› Strategically locate a building on a site to main-
tain key views or frame views as perceived from
the public right-of-way.
› Vary a building’s height and massing to provide
view corridors.
Maintain existing railroad tracks as a view corridor to the
extent feasible.
4
VIEWS
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SITES ALONG THE RIVERFRONT
The guidelines in this section provide additional detail
regarding compatible development along the river.
Note that opportunities for connections exist for
properties behind those that abut the river as well.
4.9 Retain historic relationships between
buildings, landscape features, and
open spaces.
The Fort Collins Land Use Code (2013) addresses
riverfront sites in the R-D-R District. It states
that:
“On sites that have River frontage between Linden
Street and Lincoln Avenue, buildings or clusters of
buildings shall be located and designed to form
outdoor spaces (such as balconies, arcades, terraces,
decks or courtyards) on the River side of the build-
ings and/or between buildings, as integral parts of
a transition between development and the River. A
continuous connecting walkway (or walkway system)
linking such spaces shall be developed, including
coordinated linkages between separate development
projects.”
RIVERFRONT RELATIONSHIP
4.10 Where two or more buildings will
be located on a site, arrange them
to def ine an outdoor space.
› Clustering buildings to create active open spac-
es, such as plazas and courtyards, is encouraged
along the street and river edges.
› Consider seasonal sun and shade patterns when
positioning plazas and courtyards. Provide op-
portunities for shade in summer months and
sun in winter months.
4.11 Provide connections to the river
trail, when feasible.
› Consider these approaches:
• directly from an individual property
• along a shared walkway
• align with the grid
4.12 Consider the use of natural paving
materials adjacent to the river.
› Courtyards and plazas and other types of out-
door spaces may use soft or permeable paving
material to reflect the natural character of the
setting.
244
5
SITE DESIGN GUIDELINES
245
246
River District Design Guidelines | May 2014 Site Design Guidelines 37
This section addresses site design principles as they ap-
ply to an individual parcel or to a complex of properties
being planned as a coordinated project. The objective is
to promote developments that have a comprehensive
approach to the use of land, with a focus on enhanc-
ing the street, providing for efficient functional site
requirements using high quality and enduring designs.
The Site Design Guidelines address the placement of
a building on its site, as well as basic approaches to
landscaping and construction of outdoor amenities.
Functional requirements related to parking and site
engineering are also addressed.
Each site improvement project should enhance the
character of the district and, even though the work may
be within individual property lines, it should enhance
the experience of the public way whenever feasible. In
general, building entrances should be sited such that
they are relatively close to the street, with parking and
service areas screened from view. A general alignment
of building fronts along the street is desired, to enhance
the pedestrian experience. However, some variation in
setbacks is in character with traditional development
patterns partially in the National Register District por-
tion. Where buildings are set back from the sidewalk,
the area should be an active outdoor use, a green space
or other amenity (that is, not parking or a service
area). A variation in setbacks may also be preferred
when building adjacent to a historic structure, in order
to help retain the perception of the cultural resource
in its setting.
Landscape designs that reference the industrial heri-
tage of the area or of the river heritage are especially
appropriate.
Some of the key site design features that should be
used to enhance the street edge are these:
› Pedestrian-oriented entries
› Windows facing the street
› Small public spaces linked to the sidewalk
› Urban streetscape design and landscaping
› Street furniture
› Public art
The vision for development
immediately adjacent to the Cache La
Poudre River focuses on a connecting
walkway that links properties. This
is a key site design concept for this
part of the River District. Providing a
“progression” of outdoor spaces that
orient to the river is also important.
OVERVIEW TO THE SITE DESIGN GUIDELINES
4
The scenic Cache La Poudre River
Some of the key site design features that should be
used to activate the river edge are these:
› Pedestrian-oriented entries
› Windows, balconies, arcades, dining areas and
verandas
› Plazas, patios and decks
› Landscape features
382014 Site Design Guidelines River District Design Guidelines | May
OPEN SPACE AMENITIES
Open space at the ground level should be provided as
an amenity in a project where space allows, and may
take the form of a plaza, courtyard, or a green space.
Other types may be walkways that connect outdoor
areas. Still others may be a part of the architecture, as
decks, balconies and rooftop areas. Each open space
should be designed to enhance the public way, to the
extent feasible, in addition to providing amenities for
the site itself.
5.1 Create open space for public
enjoyment.
› Where open space is required, design the area
so that it can be used, or at least observed, by
the public as an asset.
› Also design it for year-round appreciation.
Open space that can be enjoyed visually and functionally is
considered to be “positive,” as opposed to areas that are
not well designed to accommodate use or serve as a visual
amenity. Planning a landscape design to coordinate with
abutting properties is encouraged.
OPEN SPACE AMENITIES
The Fort Collins Land Use Code (2013) addresses
open space in the R-D-R District. It states that:
“Buildings and extensions of buildings shall be
designed to form outdoor spaces such as balconies,
arcades, terraces, decks or courtyards, and to inte-
grate development with the landscape to the extent
reasonably feasible.”
4
Open space at the ground level should be provided as an amenity in a project, and may take the form of a plaza,
courtyard, or a green space.
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River District Design Guidelines | May 2014 Site Design Guidelines 39
LOCATING OPEN SPACE AMENITIES
Courtyards, plazas and pocket parks provide places for
people to gather, engage in activities and enjoy a sense
of community, and these are encouraged throughout
the River District.
5.4 Locate an open space amenity
where it will activate the street and
enhance the pedestrian experience
throughout the district.
› Orient this space to link with other pedestrian
activities, primary circulation paths, views, cul-
tural resources and natural features.
› Locate the space along active pedestrian circula-
tion paths.
› Locating a space at the sidewalk level is pre-
ferred; however, raised areas that mimic loading
docks are appropriate.
5.2 Coordinate open space designs with
those of abutting properties when
feasible.
› Position a landscaped open space so it can be
shared by adjoining buildings or an individual
property.
› Also, position outdoor open space on an indi-
vidual site so it may also visually or physically
connect with open space on adjoining proper-
ties.
5.3 Design a water detention feature to
serve as amenity.
› Design the detention area to serve as a visual
amenity year round.
› Also coordinate a detention area design with
adjoining properties when feasible.
Position a landscaped
open space so it can
be shared by adjoining
buildings or an
individual property.
Design a plaza, courtyard or
pocket park to be inviting.
Hardscape plaza amenity along the rear
of a property
Softscape natural amenity.
4
4
4
The storm detention areas shown above are designed to serve as attractive site amenities. All of the design approaches
shown above are appropriate.
OPEN SPACE AMENITIES
4
4
Raised areas that mimic loading docks are
appropriate open space amenities.
4
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SCALE OF OPEN SPACE AMENITIES
The size of an open space as an amenity should be suf-
ficient to accommodate the intended uses and provide
a sense of energy. It should not be over-sized, such that
the space will appear to be under-utilized.
5.5 Design open space to provide a
comfortable scale for pedestrians.
› Define the space with building fronts that con-
vey a human scale.
› Include landscape elements and site structures
that convey a human scale.
4 4
4 4 4
OPEN SPACE AMENITIES
The size of an open space as an amenity should be sufficient to accommodate the intended uses and provide a sense of energy. It should not be over-sized, such that the
space will appear to be under-utilized.
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River District Design Guidelines | May 2014 Site Design Guidelines 41
SIDEWALK DINING AREAS
Outdoor dining areas and sidewalk cafés can help
animate the public realm. While most dining areas are
expected to be located within individual properties,
there may be cases in which dining will be permitted
on a public sidewalk. These areas typically include a
grouping of tables and/or seating for the purpose of
eating, drinking, or social gathering. Each one should
be designed to maintain comfortable pedestrian flow
along the sidewalk.
5.6 Locate a sidewalk dining area to
accommodate pedestrian traffic
along the sidewalk.
› Placing a sidewalk dining area immediately
adjacent to a building front is preferred, thus
maintaining a public walkway along the curb
side.
› Maintain a clear path along the sidewalk for
pedestrians; a width of 8 feet for this clear path
is recommended, but this may be reduced to 5
feet where no other obstacles in the sidewalk
will impede pedestrian traffic.
› A railing, barrier, series of planters, or similar
edge treatment should be used to define the
perimeter of a sidewalk dining area.
› Any railing or barrier should be sturdy and of
durable materials. Using a chain, cord, or other
flexible system is typically inappropriate.
The boundary of a patio area may be defined with an
awning in addition to temporary railings.
4
Rail construction must be sturdy and of durable materials.
4
5.7 Design a sidewalk dining area to be
an asset to the River District.
› Tables and chairs should be of high-quality and
durable, and specifically designed for outdoor
use.
› Tables, chairs, and other components of a
sidewalk dining area should not be permanently
attached within the public right-of-way.
OPEN SPACE AMENITIES
Each development project should contribute to the public
realm in a positive way. Where buildings are set back from
the sidewalk, the area should be an active outdoor use,
a green space or other amenity (that is, not parking or a
service area).
4
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422014 Site Design Guidelines River District Design Guidelines | May
Outdoor furnishings should be of durable materials.
4
CHARACTER OF THE STREET EDGE
Landscape design within an individual property should
be in character with the tradition of agricultural, indus-
trial and commercial uses that are a part of the heritage
of the River District. Where such a landscaped area
abuts a public way, or is visible from it, the design
should enhance the pedestrian experience as well
5.8 Create a well-def ined street edge
with pedestrian-scaled design
elements.
› Include decorative paving, planted areas, public
art, ornamental lighting and other pieces of
street furniture.
› Design the site edge to be compatible with the
streetscape in the public realm.
5.9 Design site furnishings and
landscapes to complement the
character of the district.
› Designs that draw upon the agricultural-
industrial utilitarian heritage, while introducing
new designs are encouraged.
› Use materials seen traditionally, such as metal
work.
5.10 Locate site furnishings in areas of
high pedestrian activity.
› Position site furniture at pedestrian route inter-
sections, major building entrances and outdoor
gathering places.
Landscape designs and site furnishing used within
an individual property should be compatible with the
established palette of street furnishings that is used in the
public realm.
A consistent palette of street lights, trees and furniture
helps establish continuity in the public realm. A similar
sense of consistency in design should appear in private
landscape designs.
4
STREET EDGE
4 4
Include decorative paving, planted areas, public art,
ornamental lighting and other pieces of street furniture to
enhance the street edge.
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River District Design Guidelines | May 2014 Site Design Guidelines 43
PARKING LOCATION
Parking areas, including surface lots and structures,
should be positioned such that they are subordinate to
other uses on the site, with respect to edges that abut
the public realm. Also, they should be located away
form the riverfront.
5.11 Locate a parking area to be visually
subordinate to landscapes and
buildings.
› Locate parking to the interior of a site where
feasible.
› Active uses are promoted along the riverfront.
Therefore, parking should be located away from
the river.
› This is especially important on a corner prop-
erty, where it is important to provide a sense of
enclosure of the street wall.
5.12 Site a surface lot so it will minimize
gaps in the continuous building wall
of a block.
› Place the parking at the rear of the site, or if this
is not feasible, to the side of the building.
Locate a parking area to the interior of a site where
feasible.
Building
Alley
Street
Parking
4
PARKING EDGE
VISUAL IMPACTS OF PARKING
Parking facilities, such as surface lots, should be de-
signed to be visual assets and to minimize negative im-
pacts upon the public realm. Where a portion of a lot
will be exposed, it should be buffered with landscaping.
5.13 Provide a visual buffer where a
parking lot abuts a public sidewalk.
› Note that “buffering” does not mean fully
screening the parking, but it does require cre-
ating a visual “filter” that softens the view of
parked cars.
› A low wall may be used as a buffer. Its materials
should be compatible with those of the building
on the site.
› A planted buffer may also be used, consisting
of a combination of trees, shrubs and ground
covers.
A planted buffer may be used, consisting of a combination
of trees, shrubs and ground covers.
4
Visually buffer parking areas.
4
The Fort Collins Land Use Code (2013) addresses
parking locations in the R-D-R District. It states
that:
“Proposed parking lots and/or vehicular use areas
located within fifty (50) feet of any street right-of-
way shall not exceed fifty (50) percent of the street
frontage of the parcel upon which the parking lot or
442014 Site Design Guidelines River District Design Guidelines | May
FENCE AND SITE WALL DESIGNS
Site walls and fences should be integrated with build-
ing design and the character of the district. Fences and
walls can provide security and privacy and may be ap-
propriate along the rear and side of lots. While fences
and walls often serve a utilitarian function, they should
also enhance the character of the street and appear
to be integral components of building and site design.
Aside from those that may be used to screen trash
storage, fences and walls should be pedestrian scaled
and permit partial views into the property.
5.14 Design a fence or a site wall to be an
integral part of the landscape and
serve as an amenity that adds visual
interest to the property.
› Use materials that are durable and compatible
with the primary structure on site.
› A decorative metal design is preferred for a
fence.
› Using brick or stone piers is also encouraged.
› Native stone and brick are appropriate for site
walls.
› Vinyl, chain link, or wire is inappropriate.
› Opaque privacy fences are inappropriate along
primary street frontages.
› Retaining walls are inappropriate along the river.
4
4
Design a site fence and wall to be an integral part of the
building and site.
FENCING AND SITE WALLS
The Fort Collins Land Use Code (2013) addresses
site walls and fences in the R-D-R District. It states
that:
“Walls, fences and planters shall be designed to
match or be consistent with the quality of materials,
the style and colors of nearby buildings. Brick, stone
or other masonry may be required for walls or fence
columns.”
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River District Design Guidelines | May 2014 Site Design Guidelines 45
SERVICE AREA DESIGN
Service areas, such as loading docks, dumpsters, and
delivery entrances, should be visually unobtrusive and
should be integrated with the design of the site and the
building. Service areas are typically most appropriate
when located to the rear of a building and not visible
from the public right-of-way. However, in an industrial
setting other orientations may be considered if they
are designed to enhance the public realm.
5.15 Locate a service area that requires
vehicle access where conflicts
with pedestrian circulation will be
minimized.
› Provide access from an alley when feasible.
› If an alley access is not feasible, then consider
using a secondary street.
› If necessary, install a service drive, which is lo-
cated away from intersections and other areas
with high levels of pedestrian traffic.
5.16 Minimize the visual impacts of
service areas.
› Orient the service area toward service lanes or
alleys and away from major streets.
› Where a service area or dumpster must be ori-
ented to the street, screen it with an architec-
tural feature. The design should be in character
with the building and provide visual interest at
the street level.
SERVICE AREA
5.17 Position a service area to minimize
conf licts with other abutting uses.
› Service areas should be located away from any
abutting residential uses, where possible.
› Service areas should be shared between prop-
erties when feasible.
5.18 Design a service drive to be a visual
asset.
› Consider using decorative and porous paving
materials in service drives
Screen equipment from view or design it to complement
the building design. (In this industrial context, a metal and
concrete screen is used.)
4
4
Where a service area or dumpster must be oriented to the
street, screen it with an architectural feature. The design
should be in character with the building and provide visual
interest at the street level.
4
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256
6
BUILDING DESIGN GUIDELINES
257
258
River District Design Guidelines | May 2014 Building Design Guidelines 49
This section provides guidelines for the design of new
buildings in the River District. New buildings are an-
ticipated throughout the River District as investment
in the area continues. At the same time, it is important
that each development contribute to an overall sense
of continuity. Designs that result in a compatible sense
of scale, and an enhanced pedestrian-oriented environ-
ment are key, while also drawing upon the building
traditions of the River District at large as inspiration
for new, creative designs. These building guidelines
express the concept that each project can have indi-
viduality while also helping to establish a visual unity
for the district.
ARCHITECTURAL CHARACTER
The agricultural industrial and early commercial past
establishes a design context for the River District. New
infill buildings should draw upon the characteristics of
agricultural industrial and commercial architecture of
the past. Historic styles should not be imitated, and
new construction should appear as a product of its
own time, while also being compatible with historic
resources.
6.1 Build upon the industrial, agricultural
and commercial heritage of the
River District.
› New buildings should reflect the industrial, agri-
cultural and commercial buildings of the area in
new, creative ways.
› Contemporary interpretations of building
forms, massing, materials and details are en-
couraged.
4 4 4
4 4
6.2 The exact imitation of historic
styles is inappropriate for new
construction.
› This blurs the distinction between old and new
buildings and makes it more difficult to visually
interpret the architectural evolution of the dis-
trict.
BUILDING DESIGN GUIDELINES
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BUILDING MASS AND SCALE
A new building should reflect the mass and scale of
traditional industrial, agricultural and commercial
building types, which was typically a composition of
simple geometric forms.
To ensure that human scale is achieved in new devel-
opment, it is important to focus design attention on
aspects most directly experienced by pedestrians, such
as the height of a building and architectural details
as perceived at the street level. Providing a series of
vertical pilasters, a band of windows and storefront
features are examples. Other vertical and horizontal
articulation features are also appropriate.
Some of the largest traditional warehouses included
interesting fenestration which created visual interest,
and is partially why the older industrial buildings are so
visually appealing. Incorporating these types of features
should be considered.
This building is designed with a composition of simple geometric building
forms of various size in horizontal and vertical orientation, reflecting the
industrial character of the area. This is an appropriate building design.
These buildings are designed with simple geometric shapes that reflect the agricultural and industrial character of the area. These are
appropriate building forms.
4
4 4
The Fort Collins Land Use Code
(2013) addresses building mass and
scale in the R-D-R District. It states
that:
“Multiple story buildings of up to five
(5) stories are permitted; however,
massing shall be terraced back from
the River and from streets as follows:
› buildings or parts of buildings
shall step down to one (1) story
abutting the River landscape
frontage; and
› buildings or parts of buildings
shall step down to three (3) sto-
ries or less abutting any street
frontage.
No building wall shall exceed one
hundred twenty-five (125) feet on the
axis along the River.”
(2) Provide examples of stepped
building forms; indicate general
depth of setback that is appropriate
for upper floors.
(3) Note 4th story always steps back.
(4) Wall lengths should be in scale
with those seen traditionally on
industrial buildings in the area.
MASS AND SCALE
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River District Design Guidelines | May 2014 Building Design Guidelines 51
6.3 The primary industrial building
form should appear similar to those
seen traditionally.
› Simple rectilinear building forms are appropri-
ate. Avoid the use of highly complex forms.
› The facade should appear as predominantly flat,
with any decorative elements and projecting or
setback “articulations” appearing to be subordi-
nate to the dominant form.
6.4 Reflect the traditional range of
building widths from the district.
› Design a new building to reflect the range of
traditional building widths from the district.
› Where a building must exceed this width, use
changes in design features so the building reads
as separate building modules reflecting tradi-
tional building widths and massing.
› Attention to the designs of transitions between
modules is important. Too much variation,
which results in an overly busy design, is inap-
propriate.
6.5 Reflect the height of traditional
buildings as perceived at the street
level.
› Facade heights of new buildings should fall
within the established range of the block. Set
taller portions back from the street.
› Floor-to-floor heights should appear similar to
those of traditional buildings from the district.
4
Changes in details of materials, window design, pilasters or
materials are examples of techniques that should be con-
sidered to reflect the mass and scale of traditional industrial
buildings.
Note the stepped parapet and the offset at the entry on
this new industrial-like building. These design features
reflect the established range of simple industrial buildings
found within the district. They also help to break up the
mass of the building in a simple way.
4
Incorporating simple commercial building types is appropriate. The facade widths should reflect the traditional range of
the building widths seen in the district.
4
MASS AND SCALE
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522014 Building Design Guidelines River District Design Guidelines | May
6.6 Position taller portions of a structure
away from neighboring buildings of
lower scale, natural resources and
the street.
› A taller new building should step down in height
to lower scaled neighbors, especially adjacent to
historic buildings.
› The taller portion of a new structure should be
located to minimize looming effects and shading
of lower scaled neighbors, the street and the
river.
6.7 Use building articulation techniques
to establish a sense of human scale
in the building design.
› Use vertical and horizontal articulation design
techniques to reduce the apparent scale of a
larger building mass.
4
The taller portion of a new structure should
be located to minimize looming effects and
shading of lower scaled neighbors, the street
and the river.
4
A series of simple building wall offsets provide vertical
articulation on this multifamily structure.
A simple facade offset provides articulation on this com-
mercial structure.
The Fort Collins Land Use Code (2013) addresses
articulation in the R-D-R District. It states that:
“Exterior building walls shall be subdivided and pro-
portioned to human scale, using offsets, projections,
overhangs and recesses, in order to add architectural
interest and variety and avoid the effect of a single,
massive wall with no relation to human size.”
4
4
MASS AND SCALE
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River District Design Guidelines | May 2014 Building Design Guidelines 53
PEDESTRIAN LEVEL
A building should be designed to provide visual interest
to pedestrians. For example, storefronts are of inter-
est to passersbys. Decorative wall surfaces may also be
used where a portion of a facade is a blank wall. These
features encourage pedestrian activity and should be
used.
6.8 Develop the ground level of a
building to provide visual interest
to pedestrians.
› All sides of a building should include architec-
tural details to avoid presenting a “back side”
to the street, to neighboring properties or the
river. Provide visual interest with:
• Well-defined windows and doors
• A display window or storefront that provides
views to activities in the building
• Display cases for exhibits
• Decorative wall surface, for example, a
change in materials or wall art
• Building articulation
• Site walls and raised planters
› A large expanse of blank wall is inappropriate on
any street-oriented facade.
4
Providing openings with industrial glass similar in size to
traditional loading doors is appropriate.
4
A building should be designed to pro-
vide visual interest to pedestrians.
All sides of a building should include ar-
chitectural details to avoid presenting a
“back side” to the street, to neighbor-
ing properties or the river. A decorative
wall surface is an appropriate design
feature.
Decorative wall surfaces provide visual interest at the street
level. For example, a change in materials is appropriate.
4
4 4
PEDESTRIAN-FRIENDLY EDGE
263
542014 Building Design Guidelines River District Design Guidelines | May
Develop the street level of a building to provide visual interest to pedestrians. This series of images show
appropriate ways to enhance the visual interest of a building façade within in an industrial context.
4 4 4 4
4 4 4
PEDESTRIAN-FRIENDLY EDGE
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River District Design Guidelines | May 2014 Building Design Guidelines 55
SOLID-TO-VOID RATIO
Some traditional buildings in the River District ap-
peared as rectangular solids, with holes “punched”
in the walls for windows and doors, resulting in a
relatively uniform solid-to-void ratio. A similar ratio of
wall surface to that of building openings, is appropriate
on new buildings.
6.9 Use a ratio of solid-to-void (wall-
to-window) similar to that found
on traditional buildings in the area.
› Large surfaces of uninterrupted glass are gen-
erally discouraged as a primary fenestration
treatment, but may be used as areas of accent.
Where a large area of glass is planned, it should
be detailed to convey a sense of scale.
› Divide large glass surfaces into smaller panes
similar to those seen traditionally.
4
This traditional building shows relatively uniform solid-to-
void ratios.
4
Use a ratio of solid-to-void (wall-to-window) similar to that
found on traditional industrial structures.
Use a ratio of solid-to-void (wall-to-window) similar
to that found on traditional industrial structures.
4
SOLID-TO-VOID
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562014 Building Design Guidelines River District Design Guidelines | May
4
ROOF FORM
6.10 A roof form should be similar to
those used traditionally.
› Flat, and low-pitch roofs are appropriate. In
some cases a low barrel roof may be appropri-
ate.
› Gable roofs may be used to provide an accent
to a building module.
› “Exotic” roof forms, including mansards and
A-frames, are inappropriate.
4
4
4
The Fort Collins Land Use Code (2013) addresses
rooflines in the R-D-R District. It states that:
“A minimum pitch of 8:12 shall be used for gable and
hip roofs to the maximum extent feasible. Where
hipped roofs are used alone, the minimum pitch shall
be 6:12.
Flat-roofed buildings shall feature three-dimensional
cornice treatment on all walls facing streets, the river
or connecting walkways, unless they are stepped and
terraced back to form a usable roof terrace area(s).”
A roof form should be similar to those used
traditionally. Flat, and low-pitch roofs are
appropriate. In some cases a low barrel roof
may be appropriate.
ROOFS
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River District Design Guidelines | May 2014 Building Design Guidelines 57
PRIMARY MATERIALS
Materials that are “authentic” and durable are pre-
ferred. Materials for new structures and additions to
existing buildings should contribute to the context of
the district and convey high quality in design and detail.
The intent is to promote visual continuity in the basic
materials palette, while encouraging creativity in their
use.
6.11 New building materials should
contribute to the visual continuity
of the design context.
› Genuine masonry, metal, concrete, structural
steel and glass are preferred.
› “Green” (sustainable) materials are also ap-
propriate. These include materials which are:
locally manufactured, easy to maintain, proven
to be durable in the Fort Collins climate, have
long life spans, recyclable, made from recycled
or repurposed materials, not manufactured us-
ing harsh chemicals, and do not off-gas harsh
chemicals.
› Avoid using synthetic materials, such as alumi-
num or vinyl siding, imitation brick or imitation
stone and plastic, which are not proven to be
durable, are difficult to repair and recycle or
that employ harsh manufacturing methods.
› Avoid using materials that are out of scale with
those seen traditionally, or that have a finish
which is out of character.
Materials for new structures and additions to existing buildings should contribute to the
context of the district and convey high quality in design and detail. Images above and on
the next page convey an appropriate use of materials.
Concrete which is detailed to provide a
sense of scale is an appropriate build-
ing material.
4
4
The Fort Collins Land Use Code (2013)
addresses primary building materials in
the R-D-R District. It states that:
“Textured materials with native and his-
toric characteristics such as brick, stone
and wood, and materials with similar
characteristics and proportions shall be
used in a repeating pattern as integral
parts of the exterior building fabric, to the
maximum extent feasible.”
4
BUILDING MATERIALS
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582014 Building Design Guidelines River District Design Guidelines | May
6.12 Use high quality, durable materials.
› The material should be proven to be durable in
the local Fort Collins climate.
› The material should maintain an intended fin-
ish over time or acquire a patina, when it is
understood to be a desired outcome.
› Materials at the ground level should withstand
on-going contact with the public, sustaining
impacts without compromising the appearance.
(Note that some synthetic materials will not
sustain this degree of frequent contact.)
6.13 The use of traditional masonry
materials is encouraged.
› Brick and concrete are well-established materi-
als in the River District and their continued use
is encouraged.
› Brick should have a modular dimension and a
warm color similar to that used traditionally.
› Assure that masonry units wrap around corners
of walls, and thus do not appear to be an applied
veneer.
6.14 Architectural metals, which are
detailed to provide a sense of scale,
are appropriate.
› The metal should have a proven durability in the
Fort Collins climate.
› Metals should be detailed in a manner that will
endure.
› Architectural metals should convey a sense of
human scale. For example, a sense of scale can
be achieved through the use of smaller scaled
panels, varying forms and designs, creating pat-
terns to provide visual interest, or eliminating
expanses of unarticulated wall space.
6.15 New materials that are similar in
character to traditional ones may
be acceptable with appropriate
detailing.
› Alternative materials should appear similar in
scale, proportion, texture and finish to those
used traditionally.
› It is appropriate to use a change in materials
as an accent in building design. This can help to
express individual modules or units.
Architectural metals, which are detailed to provide a sense
of scale, are appropriate.
Exposed structural steel with glass curtain wall
or mesh features are appropriate materials to
use in the district.
4
4
BUILDING MATERIALS
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River District Design Guidelines | May 2014 Building Design Guidelines 59
SECONDARY MATERIALS
Secondary materials can help define building scale and
proportion. If any are used, they should be integrated
into the building design; for example, they can be used
to articulate horizontal and vertical design elements.
Secondary materials may include all of those listed as
primary materials and may also include stucco, similar
products and synthetics with proven durability.
6.16 Secondary building materials should
visually relate to the overall building
design, when used.
› Secondary building materials should help to
define building scale and proportion.
ROOF MATERIALS
6.17 New roof materials for sloped
surfaces should complement the
architectural style and context.
› When choosing a roof material for sloped
surfaces, the architectural style of the structure
should be considered.
› Appropriate roof materials include standing
seam metal roofs (low and narrow seam profile)
and photovoltaic systems in dark matte, non-
reflective finishes, for example. Composition
shingles are also appropriate on smaller struc-
tures.
4
Secondary building materials such as these wood panel
window surrounds articulate both the vertical and hori-
zontal expression in the building design.
The Fort Collins Land Use Code (2013) addresses
secondary building materials in the R-D-R District.
It states that:
“Other exterior materials, if any, shall be used as
integral parts of the overall building fabric, in repeat-
ing modules, proportioned both horizontally and
vertically to relate to human scale, and with enough
depth at joints between architectural elements to
cast shadows, in order to better ensure that the
character and image of new buildings are visually
related to the Downtown and River context.”
New roof materials for sloped surfaces should convey a
scale and texture similar to those used traditionally.
4
BUILDING MATERIALS
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ARCHITECTURAL DETAILING
6.18 Simple, unembellished architectural
detailing is appropriate.
› Elaborate architectural treatments, such as
decorative moldings at cornices, windows and
door surrounds, are inappropriate.
› Exposed structural elements are appropriate as
detailing.
› Simple brick relief patterns such as recessed
brick, corbeled brick, belt course/banding, and
pilasters, are appropriate. Parapet walls with or
without stepped gables are also appropriate.
PRIMARY ENTRANCE
The primary entrance should be clearly identifiable and
should be oriented to a major street, pedestrian way,
plaza, courtyard and/or other key public space.
6.19 Design a main entrance of a building
to be clearly identifiable.
› Provide a sheltering element such as a canopy,
and define it by a simple surround or recess.
6.20 Orient the primary entrance of a
building to face a street, plaza or
pedestrian way.
› Consider using a “double-fronted” design where
entrances from parking areas or plazas are to
the rear.
› Focusing an entrance toward a parking lot or
other secondary site feature without also ad-
dressing the street is inappropriate.
4
The primary entrance should be clearly identifiable and should be oriented to a major street, pedestrian way, plaza,
courtyard and/or other key public space.
4 4
Simple, unembellished architectural detailing is appropriate.
4 4
BUILDING FEATURES
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River District Design Guidelines | May 2014 Building Design Guidelines 61
WINDOWS
Windows should be well defined, using frames, sills and
lintels. Windows can also be located to define building
stories, circulation features, entrances and storefronts.
Window placement and composition should also con-
sider human scale and proportion in the overall design.
6.21 Windows should be defined in
traditional masonry wall planes.
› A window frame should be located so a distinct
profile is present. It should be slightly recessed
and a shadow line should be visible.
› Also consider incorporating simple lintels and
sills in masonry structures.
6.22 Use window placement and
composition to def ine human scale
as well.
› For example, the use of storefronts along a
pedestrian way is appropriate.
› The use of banding and regularly spaced punched
window openings to define building stories is
also appropriate.
A window frame should be located so a distinct profile is present; for example, it
should be slightly recessed and a shadow line should be visible.
4 4
4 4
The Fort Collins Land Use
Code (2013) addresses win-
dows in the R-D-R District.
It states that:
“Windows shall be indi-
vidually defined with detail
elements such as frames,
sills and lintels, and placed
so as to visually establish and
define the building stories
and establish human scale
and proportion. Glass curtain
walls and spandrel-glass strip
windows shall not be used
as the predominant style of
fenestration for buildings in
this District. This requirement
shall not serve to restrict
the use of atrium, lobby or
greenhouse-type accent fea-
tures used as embellishments
to the principal building.”
BUILDING FEATURES
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ACCENT FEATURES
Accent features can add interest to the building design
and may be incorporated into the structure. They
should complement the overall composition and design
of the building. Accent features can include entry ways,
loading docks, garage bays, balconies, canopies, cupo-
las, secondary connections and vertical elevator shafts.
They can be highlighted with a change in material, color
or other architectural treatment appropriate to the
context.
6.23 Design accent features to
complement the overall composition
of the building and its context.
› Use complementary building materials and
colors.
› Consider the mass and scale of the feature in
respect to the overall building composition.
› Do not overuse an accent feature.
4
4 4 4
4
Design accent features to complement the overall composition and design of the
building and context.
BUILDING FEATURES
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River District Design Guidelines | May 2014 Building Design Guidelines 63
AWNINGS AND CANOPIES
Awnings and canopies provide an accent to a building
design or plaza. They also protect pedestrians from
the elements. A canopy that is attached to a building
also provides an extension of the interior space and
helps cool the building. Their use is encouraged.
6.24 Design a new canopy or awning to be
in character with the building and
its context.
› Mount an awning or canopy to accentuate
character-defining features.
› Fit the awning or canopy with the opening of
the building.
› Design an awning to be a subordinate feature
on the façade.
› Use colors that are compatible with the overall
color scheme of the façade. Solid colors are
encouraged.
› Use simple shed shapes or horizontal planes for
most canopies.
› Do not impede pedestrian movement with a
canopy.
› The use of durable frame materials, glass and
fabric are appropriate.
4 4
Canopies provide an accent to a building design or plaza
and are appropriate accent features in the district.
4
BUILDING FEATURES
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GUIDELINES FOR STRUCTURED PARKING:
6.25 When parking in a structure
occurs at the street level on a
primary street, it should ideally
have an active use at the sidewalk
edge.
› On a secondary street, other methods of pro-
viding visual interest may be employed. In these
locations, use architectural details, murals and
public art, wall sculpture or display cases at the
street level to provide interest to pedestrians.
6.26 The massing of a parking structure
should appear similar in scale to
other buildings in the area.
› See the guidelines for “Mass and Scale” begin-
ning on page 50.
6.27 Parking levels located above the
f irst f loor shall be screened.
› Wrapping the parking with another use is pre-
ferred.
› When an active use is not feasible, provide an
architectural screen.
› Screening that reflects window patterns along
the street is appropriate.
6.28 Parking structures should not be
located along the river.
› Single use parking structures should be located
elsewhere in the district to allow for more ac-
tive uses along the river.
STRUCTURED PARKING
When parking in a structure occurs at the street level on a primary street, it should ideally have an active use
at the sidewalk edge.
When an active use
is not feasible along
the pedestrian level,
provide an architec-
tural screen.
4 4
4 4
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River District Design Guidelines | May 2014 Building Design Guidelines 65
EXTERIOR MECHANICAL AND ELECTRI-
CAL EQUIPMENT
Junction boxes, solar panels, wind turbines, external
fire connections and standpipes, utility meters,
telecommunication devices, cables, conduits, satellite
dishes, HVAC equipment and fans, and other exterior
equipment should be concealed from public view to
the extent feasible while still meeting their functional
requirements.
6.29 Minimize the visual impacts of
exterior building equipment from
the public right-of-way.
› Locate exterior building equipment out of pub-
lic view when feasible.
› Do not locate exterior building equipment on
the façade or a primary elevation when other
options exist.
› Use low-profile or screened mechanical units
on rooftops.
MISCELLANEOUS
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276
DIVISION 4.17 RIVER DOWNTOWN REDEVELOPMENT DISTRICT (R-D-R)
(A) Purpose. The River Downtown Redevelopment District is intended to reestablish
the linkage between Old Town and the River through redevelopment in the Cache la
Poudre River (the "River") corridor. This District offers opportunities for more
intensive redevelopment of housing, businesses and workplaces to complement
Downtown. Improvements should highlight the historic origin of Fort Collins and the
unique relationship of the waterway and railways to the urban environment as well as
expand cultural opportunities in the Downtown area. Any significant redevelopment
should be designed as part of a master plan for the applicable group of contiguous
properties. Redevelopment will extend the positive characteristics of Downtown such
as the pattern of blocks, pedestrian-oriented street fronts and lively outdoor spaces.
(D) Development Standards.
(1) Transition between the River and Development.
(a) River Landscape Buffer. In substitution for the provisions contained in
subsection 3.4.1(E) (Establishment of Buffer Zones) requiring the
establishment of "natural area buffer zones," the applicant shall establish,
preserve or improve a continuous landscape buffer along the River as an
integral part of a transition between development and the River. To the
maximum extent feasible, the landscape buffer shall consist predominantly of
native tree and shrub cover. (See Figure 20.) The landscape buffer shall be
designed to prevent bank erosion and to stabilize the River bank in a manner
adequate to withstand the hydraulic force of a 100-year flood event. The bank
stabilization shall comply with the following criteria:
277
Figure 20
Landscape Buffer
1. Any bank stabilization improvements shall consist of native plants
and stone, to the extent reasonably feasible. If any structural materials
such as concrete are required, such materials shall be designed to
emphasize characteristics of the native landscape such as color, texture,
patterns and proportions, in order to minimize contrast with the River
landscape.
2. The predominant visual elements in any bank stabilization
improvements shall be native vegetation and stone, notwithstanding the
use of any integrated structural elements. Blank walls shall not be used
to retain the slope of the River bank.
(b) Outdoor spaces. On sites that have River frontage between Linden Street
and Lincoln Avenue, buildings or clusters of buildings shall be located and
designed to form outdoor spaces (such as balconies, arcades, terraces, decks or
courtyards) on the River side of the buildings and/or between buildings, as
integral parts of a transition between development and the River. A continuous
connecting walkway (or walkway system) linking such spaces shall be
developed, including coordinated linkages between separate development
projects.
278
(2) Street and Walkways.
(a) Streets. Redevelopment shall maintain the existing block grid system of
streets and alleys. To the extent reasonably feasible, the system shall be
augmented with additional connections, such as new streets, alleys, walkway
spines, mid-block passages, courtyards and plazas, in order to promote a fine-
grained pedestrian circulation network that supplements public sidewalks.
(b) Driveways. To the extent reasonably feasible, driveways and curb cuts
must be minimized in order to avoid disruption to the sidewalk network, by
using shared driveways between properties. The width of driveways and
turning radii must be minimized except where truck access is required.
(c) Linden Streetscape. Redevelopment activity along the Linden Street
frontage shall be designed to provide for the extension of the streetscape
improvements found between Walnut Street and Jefferson Street, including on-
street parking defined by landscaped curb extensions, wide sidewalks with trees
in cutouts and tree grates and pedestrian light fixtures. Specific design details
are subject to approval by the City Engineer in accordance with the design
criteria for streets.
(d) Jefferson Streetscape. Redevelopment activity along the Jefferson Street
frontage shall provide formal streetscape improvements including street trees in
sidewalk cutouts with tree grates and planters to screen parking. Planters to
screen parking shall be designed and constructed to appear as integral
extensions of the building design. Materials used shall not be inferior to those
used in the construction of the principal building.
(e) Interim Improvements. If, at the time of review of a development
application, design and engineering criteria for permanent street edge
improvements have not been established, then the applicant may construct
interim street edge improvements, if such improvements are approved by the
City Engineer based upon the following criteria:
1. To the maximum extent feasible, the interim improvements will not
conflict with any permanent improvements reasonably anticipated to be
installed in the future, and
2. The construction of the interim improvements would not be
detrimental to the public good.
(3) Buildings.
(a) Industrial Buildings. Except as otherwise provided in this subsection (3),
all new nonresidential buildings, including industrial buildings, shall comply
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with the standards for Mixed-use and Commercial Buildings contained in
Section 3.5.3.
(b) Programming, Massing and Placement.
1. Height/Mass. Multiple story buildings of up to five (5) stories are
permitted, provided that massing is terraced back from the River and
from streets so that multiple story buildings are stepped down to one (1)
story abutting the River landscape frontage and are stepped down to
three (3) stories or less abutting any street frontage. Such terraced
massing shall be a significant and integral aspect of the building design.
Where new buildings are placed next to existing shorter buildings that
are expected to remain, the new buildings must be stepped down in such
a manner as to minimize their impact on the shorter buildings.
2. Parking lots. Buildings shall be sited so that any new parking lots and
vehicle use areas are located in either: (1) interior block locations
between buildings that face the street and buildings that face the River,
or (2) side yards.
3. Street frontage. Proposed parking lots and/or vehicular use areas
located within fifty (50) feet of any street right-of-way shall not exceed
fifty (50) percent of the street frontage of the parcel upon which the
parking lot or vehicular use area is proposed.
4. Frequent view/access. No building wall abutting the landscape
corridor along the River shall exceed one hundred twenty-five (125) feet
on the axis along the River.
5. Outdoor spaces and amenities. To the extent reasonably feasible, all
development shall provide on-site outdoor space such as courtyard,
plaza, patio or other pedestrian-oriented outdoor space. To the extent
reasonably feasible, outdoor spaces shall be visible from the street and
shall be visually or physically connected with any outdoor spaces on
adjacent properties.
(c) Character and Image. New buildings shall be designed to demonstrate
compatibility with the historical agricultural/industrial characteristics of the
District in order to promote visual cohesiveness and emphasize positive
historical attributes. Such characteristics include simple rectilinear building
shapes, simple rooflines, juxtaposed building masses that directly express
interior volumes/functions, visible structural components and joinery, details
formed by brickwork, sandstone, sills, lintels, headers and foundations and
details formed by joinery of structural materials.
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1. Outdoor spaces. Buildings and extensions of buildings shall be
designed to form architectural outdoor spaces such as balconies, arcades,
terraces, decks or courtyards.
2. Windows. Windows shall be individually defined with detail
elements such as frames, sills and lintels, and placed so as to visually
establish and define the building stories and establish human scale and
proportion. Windows shall be placed in a symmetrical pattern relative to
the wall and massing. Glass curtain walls and spandrel-glass strip
windows shall not be used as the predominant style of fenestration for
buildings in this District. This requirement shall not serve to restrict the
use of atrium, lobby or greenhouse-type accent features used as
embellishments to the principal building.
3. Roof forms. Flat, shed and gable roof forms corresponding to
massing and interior volumes/functions shall be the dominant roof
forms. Flat-roofed masonry buildings shall feature three-dimensional
cornice treatment integral with masonry on all walls facing streets, the
River or connecting walkways. Additional decorative shaped cornices in
wood (or other material indistinguishable from wood) shall be permitted
in addition to the top masonry cornice treatment. Sloped metal roofs are
allowed. Barrel roofs may be used as an accent feature but must be
subordinate to the dominant roof. Specialized or unusual roof forms,
including mansards and A-frames, are prohibited. A single continuous
horizontal roofline shall not be used on one-story buildings except as
part of a design style that emulates nearby landmarks (or structures
eligible for landmark designation).
4. Materials. Building materials shall contribute to visual continuity
within the District. Textured materials with native and historic
characteristics, such as brick, stone, wood, architectural cast stone and
synthetic stone in historically compatible sandstone patterns only,
architectural metals and materials with similar characteristics and
proportions shall be used in a repeating pattern as integral parts of the
exterior building fabric. Masonry units must wrap around the corners of
walls so as to not appear as an applied surface treatment. Other exterior
materials, if any, shall be used as integral parts of the overall building
fabric, in repeating modules, proportioned both horizontally and
vertically to relate to human scale, and with enough depth at joints
between architectural elements to cast shadows, in order to better ensure
that the character and image of new buildings are visually related to the
Downtown and River context. Lapped aluminum siding, vinyl siding,
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smooth-face concrete masonry units, synthetic stucco coatings and
imitation brick are prohibited.
5. Primary entrance. The primary entrance must be clearly identified
and must be oriented to a major street, pedestrian way, place, courtyard
and/or other key public space. The primary entrance must feature a
sheltering element such as a canopy or be defined by a recess or a simple
surround.
6. Accent features. Accent features, where used, must complement and
not dominate the overall composition and design of the building and may
include secondary entrances, loading docks, garage bays, balconies,
canopies, cupolas, vertical elevator/stair shafts and other similar features.
7. Awnings and canopies. Awnings and canopies must complement the
character of the building and must be subordinate to the facade. Colors
must be solid or two (2) color stripes for simplicity.
(4) Site Design.
(a) River Landscape. The natural qualities of the River landscape shall be
maintained and enhanced, using plants and landscape materials native to the
River corridor in the design of site and landscape improvements.
(b) Walls, Fences and Planters. Walls, fences and planters shall be designed
to match or be consistent with the quality of materials, the style and colors of
nearby buildings. Brick, stone or other masonry may be required for walls or
fence columns.
(c) Street Edge. A well-defined street edge must be established and shall be
compatible with the streetscape in the public realm. Components may include
any of the following: planted areas, decorative paving, public art, street
furnishing with ornamental lighting and iron and metal work that reflect on the
agricultural/industrial heritage of the district.
(d) Corner Lots. For sites located at public street corners, parking lots and
vehicular use areas shall not abut more than one (1) street frontage.
(e) Parking. Where parking lots are highly visible from streets or pedestrian-
oriented outdoor spaces, a visual buffer must be provided. Such buffering may
consist of any of the following singularly or in combination: a low solid screen
wall, a semi-opaque screen or a living green wall consisting of plant material
sufficient to provide a minimum of seventy-five-percent opacity year-round or
other screening device that is sensitive to pedestrian activity.
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(f) Interim Parking. Interim parking lots as a principal use may be approved
with a gravel surface and without lighting and landscape improvements, and
shall be restricted to a period of use not to exceed three (3) years. Extensions
for two (2) successive periods of one (1) year each may be granted by the
Planning and Zoning Board upon a finding that the use is compatible with the
context of the area and is a beneficial use which supports the purpose of the R-
D-R zone.
(g) Service Areas and Outside Storage Areas. Service areas and outside
storage areas that are not used for trash and recycling containers, dumpsters and
mechanical equipment must, to the maximum extent feasible, be located to the
side or rear of the building and be screened from public view. Notwithstanding
the foregoing, where industrial processes and outdoor mechanical activities are
functionally integral to the principal use, such areas must, to the extent
reasonably feasible, be located to the side or rear of the building and not impact
pedestrian areas. Partial screening must be provided with design and materials
consistent with the building and/or the agricultural/industrial character of the
area.
(E) Design Guidelines. See also the Fort Collins R-D-R, River Downtown Redevelopment
Zone District Design Guidelines, which are intended to assist applicants in the preparation of
development plans within the zone district.
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Secretary of the Interior’s Standards for Rehabilitation
Rehabilitation is defined as the act or process of making possible a compatible use for a
property through repair, alterations, and additions while preserving those portions or
features which convey its historical, cultural, or architectural values.
Rehabilitation Standard 1. A property will be used as it was historically or be
given a new use that requires minimal change to its distinctive materials, features, spaces,
and spatial relationships;
Rehabilitation Standard 2. The historic character of a property will be retained
and preserved. The removal of distinctive materials or alteration of features, spaces, and
spatial relationships that characterize a property will be avoided.
Rehabilitation Standard 3. Each property will be recognized as a physical
record of its time, place, and use. Changes that create a false sense of historical
development, such as adding conjectural features or elements from other historic
properties, will not be undertaken.
Rehabilitation Standard 4. Changes to a property that have acquired historic
significance in their own right will be retained and preserved.
Rehabilitation Standard 5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that characterize a property will be
preserved.
Rehabilitation Standard 6. Deteriorated historic features will be repaired rather
than replaced. Where the severity of deterioration requires replacement of a distinctive
feature, the new feature will match the old in design, color, texture, and, where possible,
materials. Replacement of missing features will be substantiated by documentary and
physical evidence.
Rehabilitation Standard 7. Chemical or physical treatments, if appropriate, will
be undertaken using the gentlest means possible. Treatments that cause damage to
historic materials will not be used.
Rehabilitation Standard 8. Archeological resources will be protected and
preserved in place. If such resources must be disturbed, mitigation measures will be
undertaken.
Rehabilitation Standard 9. New additions, exterior alterations, or related new
construction will not destroy historic materials, features, and spatial relationships that
characterize the property. The new work shall be differentiated from the old and will be
compatible with the historic materials, features, size, scale and proportion, and massing to
protect the integrity of the property and its environment.
Rehabilitation Standard 10. New additions and adjacent or related new
construction will be undertaken in such a manner that, if removed in the future, the
essential form and integrity of the historic property and its environment would be
unimpaired.
284
Secretary of the Interior’s Standards for Restoration
Restoration is defined as the act or process of accurately depicting the form, features, and
character of a property as it appeared at a particular period of time by means of the
removal of features from other periods in its history and reconstruction of missing
features from the restoration period….
Restoration Standard 1. A property will be used as it was historically or be
given a new use which reflects the property’s restoration period.
Restoration Standard 2. Materials and features from the restoration period will
be retained and preserved. The removal of materials or alteration of features, spaces, and
spatial relationships that characterize the period will not be undertaken.
Restoration Standard 3. Each property will be recognized as a physical record
of its time, place, and use. Work needed to stabilize, consolidate and conserve materials
and features from the restoration period will be physically and visually compatible,
identifiable upon close inspection, and properly documented for future research.
Restoration Standard 4. Materials, features, spaces, and finishes that
characterize other historic periods will be documented prior to their alteration or removal.
Restoration Standard 5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that characterize the restoration
period will be preserved.
Restoration Standard 6. Deteriorated features from the restoration period will be
repaired rather than replaced. Where the severity of deterioration requires replacement of
a distinctive feature, the new feature will match the old in design, color, texture, and,
where possible, materials.
Restoration Standard 7. Replacement of missing features from the restoration
period will be substantiated by documentary and physical evidence. A false sense of
history will not be created by adding conjectural features, features from other properties,
or by combining features that never existed together historically.
Restoration Standard 8. Chemical or physical treatments, if appropriate, will be
undertaken using the gentlest means possible. Treatments that cause damage to historic
materials will not be used.
Restoration Standard 9. Archeological resources affected by a project will be
protected and preserved in place. If such resources must be disturbed, mitigation
measures will be undertaken.
Restoration Standard 10. Designs that were never executed historically will not
be constructed.
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vehicular use area is proposed.”
253
› Public art
› Trails
› Overlooks
247
overall composition and design of the building. Accent features
can include an entry ways, loading docks, garage bays, balconies,
canopies, cupolas, secondary connections and vertical elevator
shafts, for example. They can be highlighted with a change in
material, color or other architectural treatment appropriate to
the context.
3.1 Design accent features to complement the
overall composition and design of the building
and context.
› Use complementary building materials and colors.
› Consider the mass and scale of the feature in respect to
the overall building composition.
› Do not overuse an accent feature.
4
Design accent features to
complement the overall
composition and design of the
building and context.
231
some aerial photos.) During the 1960s, the oxbow was
bypassed, creating a more direct channel. This resulted
in the relocation of the river from the site now known
as the “Oxbow” to the south in its present location.
A diverse range of building types existed, reflecting the mix
of uses and the changing economy in the area.
221
In 2008, a streetscape improvements project report
for the River District was prepared for the City of Fort
Collins. The goal of that project is to create a new sense
of place by making the area welcoming, visually pleasing
and ready for infill development. The streetscape plan
recommends improvements to streetscapes, traffic
circulation, parking, bicycle, pedestrian and transit,
as well as utility infrastructure upgrades. Highlights
include inviting and attractive streetscapes designed to
serve all types of transportation - pedestrians, bicy-
clists, drivers and transit riders.
216
to be individually eligible for listing in the National
Register of Historic Places, or it may have been rated
as a “contributor” to a potential historic district. For
each of these four types of identification, the review
and permitting process is different, as described below.
Locally listed landmark
Some properties in the area are listed as local histori-
cal landmarks, under the city’s preservation ordinance.
(The Ranch-Way Feeds property is an example.)
Improvements to these locally listed landmarks are
subject to review by the Landmark Preservation Com-
mission.
Locally listed “contributor” to a local historic
district
A few properties that lie within the River Downtown
Redevelopment Zone District also are within the lo-
cally designed Old Town Historic District. (The Depot
on Jefferson Street is an example.) For these proper-
ties, improvements also are subject to review by the
Landmark Preservation Commission.
214
building appear consistent with traditional
development patterns.
176
ments is also preferred.
168
building areas.
› Minimize structural impacts when installing
turbines.
153
ing windows.
151
should be employed.
Step 5: Add Energy-Generating Technologies
Sensitively.
The flexibility of many historic structures allows for
the respectful integration of energy efficient technolo-
gies, i.e., solar panels, geo-thermal systems and thermal
walls etc. Energy-generating technologies are the most
commonly known strategies. However, the efficiency
of a historic structure will often be great enough that
generation technologies aren’t the most practical solu-
tions. Utilize strategies to reduce energy consumption
prior to undertaking an energy generation project.
150
located on an improved alley.
Appropriate addition to the front of a one-story
non-contributing structure.
4
4
149
4
Preserve an older
addition that has
achieved historic
significance in its
own right.
Design an addition or secondary structure to be subordinate to
the historic building.
148
4
144
briefs/11-storefronts.htm
4 4
143
preservation, and, when appropriate, the use of
alternative materials.
134
8
Re-point mortar joints where there is evi-
dence of deterioration. This shall match the
historic design.
4
Historic building materials are key features
of historic buildings and shall be preserved.
4
133
See web link to Preservation Brief 47: Maintaining the
Exterior of Small and Medium Size Historic Buildings
http://www.nps.gov/tps/how-to-preserve/
briefs/47-maintaining-exteriors.htm
130
Rehabilitation (simplified
historic interpretation)
4 4
113
“Rehabilitation” is the process of returning a property
to a state that makes a contemporary use possible
while still preserving those portions or features of the
property which are significant to its historical, archi-
tectural and cultural values. Rehabilitation may include
a change in use of the building or the construction of
an addition. This term is the broadest of the permit-
ted treatments and applies to most work on historic
properties.
Combining Treatments
For many projects a “rehabilitation” approach will be
the overall strategy, because this term reflects the
broadest, most flexible of the approaches. Within that,
however, there may be a combination of treatments
used as they relate to specific building components.
For example, a surviving cornice may be preserved, a
storefront base that has been altered may be restored,
and a missing kickplate may be reconstructed.
109
mation that will be helpful in
understanding the standard. In
some cases a sidebar includes links
that direct the user to additional
material; this may be technical
information about a rehabilitation
procedure or other helpful infor-
mation.
4
105
Other
Track
Signs 4 4
(1) (1) (1) 4
Site Work 4 4
(1) (1) (1) 4
Miscellaneous 4 4 4
(1) Standards may apply to some projects in this category.
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with a sufficient degree of care, such that it may be
re-classified as a contributing property once improve-
ments are completed. An owner may elect to take
such an approach; the city will work with the owner to
determine if this is appropriate. For this special condi-
tion, the Preservation Track will apply. This option is
not mandatory and is up to the building owner.
103
features are more subtle but still continue to influence
patterns of development.
The aerial image shown on the next page underscores
the value of the features that sill survive because they
provide a hint to the early character.
To preserve the historic building fabric and to provide din-
ing, retail and entertainment uses was a goal of the 1985
redevelopment plan.
Illustrative plan from the 1985 redevelopment plan set a vision
for Old Town.
97
that guided Dow and Meldrum. By including most of
the original surveyed area of Fort Collins, Avery cre-
ated the distinct triangular shaped lots and streets that
characterize Old Town.
Spring of 1873 saw an influx of population, and many
new business buildings were erected in Old Town. Dur-
ing that year 68 frame buildings were constructed in
Fort Collins, with a majority in the Old Town area, but
gusty autumn winds blew several down. The ones that
remained were later removed to build the more sturdy
brick buildings that stand today. Near harvest time of
the same year a plague of grasshoppers descended
upon the crops and devoured them. The businesses of
the community suffered along with the farmers, as the
grasshoppers made repeat performances in 1874 and
1875. Many families and businesses in Old Town left,
Ansel Watrous wrote, “Building was practically at a
standstill and business of all kinds was in the dumps.”
The arrival of the Colorado Central Railroad in 1877
began a new era of prosperity for Fort Collins, and
in particular for Old Town, as the Terminal was in
close proximity to the business district. Investments
in housing and business buildings rose, as did the spirit
of the people who lived and worked in Old Town. The
following year saw the building of some substantial
brick business blocks in Old Town, and a promise of
more to come.
95
the cultural heritage of the community. It also
enhances livability in the community.
» Environmental Sustainability. Rehabilita-
tion of historic resources conserves energy
that is embodied in the construction of
existing structures. It also reduces impacts on
landfill from demolition and reduces the need
to fabricate new materials.
» Economic Sustainability. The economic
benefits of protecting historic resources
include higher property values, job creation
and increased heritage tourism.
For More Information:
See web link to National Park Service Sustainabil-
ity information:
http://www.nps.gov/tps/sustainability.htm
For More Information:
See the following web link to Preservation Brief 3:
Improving Energy Efficiency in Historic Buildings:
http://www.nps.gov/tps/how-to-preserve/briefs/3-
improve-energy-efficiency.htm
94
mizing the need for replacement materials. Buildings
were also built to respond to local climate conditions,
integrating passive and active strategies for year-round
interior climate control, which further increase energy
efficiency. Passive strategies typically include building
orientation for sun and breezes. Active strategies typi-
cally include operable awnings, and double-hung and
transom windows.
Embodied Energy
Embodied energy is defined as the amount of energy
used to create and maintain the original building and
its components. Preserving a historic structure retains
this energy. Re-using a building also preserves the
energy and resources invested in its construction, and
reduces the need for producing new construction ma-
terials, which require more energy to produce. Studies
confirm that the loss of embodied energy by demoli-
93
mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new con-
struction shall not destroy historic materials, features and
spatial relationships that characterize the property. The
new work shall be differentiated from the old and shall be
compatible with the historic materials massing, size, scale,
and architectural features to protect the historic integrity of
the property and its environment.
10. New additions and adjacent or related new construction
shall be undertaken in such a manner that if removed in
the future, the essential form and integrity of the historic
property and its environment would be unimpaired.”
PRESERVATION BRIEFS & TECH NOTES
The Cultural Resources Department of the National
Park Service, U.S. Department of the Interior, pub-
lishes a series of technical reports regarding proper
preservation techniques. This series, Preservation Briefs
and Tech Notes, is a mainstay for many preservationists
in the field. When considering a preservation project,
these resources should be consulted.
92
principles for the treatment of historic resources,
but gives only very limited guidance or direction for
rehabilitation of historic properties themselves.
Code of the City of Fort Collins, Chapter 14
Landmark Preservation
This section of the code sets forth the following dec-
laration of policy for Historic Preservation within the
City:
(a) It is hereby declared as a matter of public policy that
the protection, enhancement and perpetuation of sites,
structures, objects and districts of historical, architectural
or geographic significance, located within the City, are a
public necessity and are required in the interest of the
prosperity, civic pride and general welfare of the people.
(b) It is the opinion of the city council that the economic,
cultural and aesthetic standing of this City cannot be main-
tained or enhanced by disregarding the historical, architec-
tural and geographical heritage of the City and by ignoring
the destruction or defacement of such cultural assets.
It also identifies:
› standards for determining eligibility,
› designation procedures,
› construction, alteration and demolition
activity, and a
› landmark rehabilitation program
91
rehabilitation of a historic resource:
• City of Fort Collins, Historic Preservation web
site:
http://www.fcgov.com/historicpreservation/
• History Colorado web site to assist in rehabilita-
tion projects:
http://www.historycolorado.org
• National Park Service web site for tax credit
information to assist in rehabilitation projects:
http://www.nps.gov/tps/tax-incentives.htm
89