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03/12/2014 - Landmark Preservation Commission - Agenda - Regular Meeting
Planning, Development & Transportation LANDMARK PRESERVATION COMMISSION Regular Meeting City Council Chambers - 300 Laporte Avenue March 12, 2014 5:00 p.m. Commission’s Dinner 5:30 p.m. Call Meeting to Order and Roll Call Public Input on Items Not on the Agenda Approval of Minutes: February 12, 2014 Public Comment on Items Not on the Agenda Letter of Support – State Historic Fund Grant for the Carnegie Building, 200 Mathews Street – Jill Stilwell, Cultural Services Director Conceptual Review – 222 Laporte Avenue, Relocation of the Poudre Valley Creamery Butterfly Building on Site – Brian Hergott, Operation Services; RNL Design, Design Lead Preliminary Design Review – 201 South College Avenue, Addition of New Building and Plaza on Site of Old Post Office Building - Jeff Hanson, VFLA, Project Developer Demolition/Alteration Final Hearing – 1214 West Mountain Avenue - Jordan and Annie Obermann, Owners Discussion – Historic Preservation Process Improvements Study: Commission Recommendation on Changes to the City Code and the Land Use Code – Karen McWilliams, Historic Preservation Planner Discussion – Landmark Preservation Commission 2014 Work Plan – Karen McWilliams, Historic Preservation Planner Other Business: Packet information is available at http://www.fcgov.com/cityclerk/landmark-preservation.php, or by contacting Karen McWilliams, 970-224-6078 or kmcwilliams@fcgov.com 1 LANDMARK PRESERVATION COMMISSION Regular Meeting 300 Laporte Avenue February 12, 2014 Minutes Council Liaison: Gino Campana (970-460-6329) Staff Liaison: Laurie Kadrich (970-221-6750) Commission Chairperson: Ron Sladek CALL TO ORDER AND ROLL CALL: The meeting was called to order at 5:32 p.m. by Vice Chair Doug Ernest. Members present were Maren Bzdek, Meg Dunn, Kristin Gensmer, Dave Lingle, Pat Tvede, Alexandra Wallace, and Belinda Zink. Staff present was: Historic Preservation Planners Karen McWilliams and Joshua Weinberg and Recorder Angelina Sanchez-Sprague. EXCUSED ABSENCE: Ron Sladek AGENDA REVIEW: Historic Preservation Planner Karen McWilliams noted the last agenda topic ((Conceptual/Final Design Review: of 1544 W. Oak Street - Paramount Cottage Camp: Rehabilitation of Siding, Windows, and Concrete) had been pulled. APPROVAL OF MINUTES: Landmark Preservation Commission minutes of January 8, 2014 were approved by acclamation. ELECTION OF OFFICERS: Mr. Ernest said that both Chair Ron Sladek and he (Vice-Chair) would be willing to serve for another year. He asked if any other members were interested in serving. No other nominations were forthcoming. The slate of officers (Chair Ron Sladek and Vice-Chair Doug Ernest) was approved by acclamation. SUMMARY OF MEETING: The Commission: • Approved January 8, 2014 Minutes • Elected Chair Ron Sladek and Vice Chair Doug Ernest for 2014 • Approved Rehabilitation Loan Program Conceptual/Final Design for: o 1108 W. Mountain Ave, Gillian Bowser o 719 E. Prospect Road, Carlos Gallegos and Laura Quattrini o 315 Whedbee Street, Maggie and Bryan Dennis o 108 S. Whitcomb Street, Veronica Lim • Conceptual Review of 320 Walnut Street – Goodwill Building Second Floor Addition. 2 Time Reference: .02.40 - 1:00 REHABILITATION LOAN PROGRAM CONCEPTUAL/FINAL DESIGN REVIEW AND ALLOCATION OF FUNDING: Historic Preservation Planner Josh Weinberg said the loan program is intended to encourage local landmark designation, to prevent deterioration of landmarks, to assist with rehabilitation costs, and to ensure compliance with Secretary of the Interior Standards Mr. Weinberg said the maximum loan amount for any project is $7,500. The zero interest loans require a minimum 50% contribution match. Repayment is due upon sale or transfer of the property and funds, once repaid, are recycled back into the program. Mr. Weinberg said all work must be conducted in accordance with existing City of Fort Collins design standards and guidelines and the Secretary of Interior’s Standards for the Treatment of Historic Properties. Properties under consideration are: • 1108 W. Mountain Ave, Gillian Bowser • 719 E. Prospect Road, Carlos Gallegos and Laura Quattrini • 315 Whedbee Street, Maggie and Bryan Dennis • 108 S. Whitcomb Street, Veronica Lim 1108 W. Mountain, Gillian Bowser Mr. Weinberg said the property at 1108 West Mountain Avenue is a request to restore/rehabilitate a wood shingle roof. Ms. Bowser said the property's historic designation took place about 5 years ago. Since then they've restored the original porch and garage. At this time, they'd like to carefully remove at least two layers of asphalt shingles and salvage as much of the original shingles for possible use on front siding and trim that had historic (134 years old) shakes that had been painted over. Commission Questions Mr. Lingle asked if the bids were such that funding would address the worse condition. Ms. Bowser described one of the quotes (from Wattle and Daub) that 'straighten out' the roof and allowed them to put cedar all across the roof. The extra cost would extend the line and make the roof strong. She does not believe that most of the shingles will be useable (either because of damage or because current fire code requires treated wood shingles) but if they are she'd like to use them on the front of the house. Public input: None No staff response. Commission Deliberation Mr. Lingle said he believes it is a fairly straightforward project with limited scope of work and he thinks the approach that’s being proposed (uncovering the original historic shingles and assessing their condition and preserving them where possible) is in support of the Secretary of Interior Standards # 6 to repair before you replace. He said he’s comfortable moving toward a final approval. Ms. Bzdek added that even in a worst case scenario, where no repair is possible, it still meets Standard 6. She doesn’t think there is any conflict there. 3 Mr. Lingle moved that the LPC approve the 1108 W. Mountain Avenue Landmark Rehabilitation Loan project on final design review finding that such work meets the criteria of Chapter 14, Section 14-48 in the Municipal Code, Approval of the Proposed Wor, and the Secretary of Interior Standards, specifically Standard 6. Ms. Gensmer seconded the motion. The motion passed 8:0. 719 E Prospect Road, Carlos Gallegos and Laura Quattrini Mr. Weinberg said the property at 719 E. Prospect is a request to rehabilitate eight double-hung wood windows and to add storm windows. He said the number was limited to eight due to the available funding and that the storm windows are an eligible cost. Commission Questions Mr. Lingle wondered if the owners had identified which windows would be addressed. Mr. Weinberg said they’ve noted they’ll be addressing the ‘worst windows’ on the first floor. Mr. Lingle asked what a ‘self storing window’ is. Ms. Zink said it’s a storm window where you can raise the bottom panel and the screen stays in place year round rather than switching storm windows out seasonally. Ms. Bzdek said the storm window glass slides down so you can get a screen at the top. They said the operable part can be either on the top or bottom of the window. Public input: None Commission Deliberation Mr. Lingle moved that the LPC finds that there is sufficient information provided to approve the conceptual design and move to a final design review and that the LPC finds that the project proposed at 719 E. Prospect Road for the Landmark Rehabilitation Loan Program be approved finding that such work meets the criteria of Chapter 14, Section 14-48 of the Municipal Code, Approval of the Proposed Work, and the Secretary of Interior Standards, specifically Standard 6. Ms. Tvede seconded the motion. The motion passed 8:0. 315 Whedbee Street, Maggie and Bryan Dennis Mr. Weinberg said the property at 315 Whedbee Street is a request to rehabilitate chimney and foundation mortar. Mrs. Dennis said the 113 year old home was assessed by Structural Engineer Gary Weeks in 2011 prior to purchase. He found some bowing in the foundation. In order to reduce the potential for continued settlement of the foundation, Mr. Weeks recommended they install gutters and down sprouts (which they’ve completed); make grade improvements once a raised bed is removed, and re-point the mortar. In addition to the foundation, they plan to re-point the mortar on the chimney above the roof line. Commission Questions Mr. Lingle advised that care should be given in selecting the correct mortar because if it’s too strong (stronger than the bricks in the chimney), it can blow the face of the bricks off. He asked if the mason plan to have the mortar tested? Mrs. Dennis does not recall him mentioning that. She thinks he felt that this type ‘N’ mortar was the correct choice. Mr. Lingle recommended that when the mason starts to take it out he’ll be using the appropriate material when re-pointing. 4 Ms. Zink said the chimney appears to be badly damaged. She said it will likely need to be rebuilt rather than just re-pointed. She thinks the top 6 courses should be rebuilt. Mr. Lingle said they just want to make sure that the owner is comfortable that the scope of work is adequately covered. Should the fix require relaying brick, is it adequately covered in their bid numbers? Mrs. Dennis said given the size of the project, she’s not terribly worried about a change in scope affecting the budget to the extent that it would be a problem for them to cover unanticipated costs. Ms. Bzdek asked staff what is the process for addressing unanticipated alternations to the scope of the approved project. Mr. Weinberg said if the work changes substantially the project could return to the commission for additional design approval or the owner pay for the cost differential. He said it would be up to the property owner to determine how they’d like to proceed. Public input: None No staff response. Commission Deliberation Mr. Lingle moved that the LPC finds that there is adequate information provided and testimony of the owner to support approving the conceptual design and moving onto approving the final design review for 315 Whedbee Street, the Landmark Rehabilitation Loan project, finding that such work meets the criteria of Chapter 14, Section 14-48 of the Municipal Code, Approval of the Proposed Work, and the Secretary of Interior Standards, specifically Standard 6. Ms. Bzdek seconded the motion. The motion passed 8:0. 108 S. Whitcomb Street, Veronica Lim Mr. Weinberg said the property at 108 S. Whitcomb is a request to restore window weights and ropes in 11 double-hung historic windows. Additionally, they'd like to replace a non-historice front picture window with a historically appropriate pair of double-hung windows. Commission Questions Mr. Lingle asked staff which standard applies to the replacement of the non-original picture window with a more appropriately historic one. Mr. Lingle said it’s not a deteriorated feature. Mr. Weinberg said it would be Standard 9 – Exterior Alteration. Mr. Weinberg said you could also look at Standard 5 in that it speaks to preserving distinctive features and finishes or examples of craftsmanship that characterize the property. Ms. Zink said she wasn’t sure what they meant to restoring pulley’s and weights that were never there. Mr. Weinberg said he believed the weights were there originally but they were not accessible for repair. Mr. Weinberg said it’s his understanding the windows will be removed and repaired. In addition pocket doors that will be added so that functionality could be maintained. Public input: None 5 Commission Deliberation Mr. Lingle moved that the LPC finds that there is sufficient evidence and information provided to approve the conceptual design and move onto a final design review for 108 S. Whitcomb Street, the Landmark Rehabilitation Loan project, finding that such work meets the criteria of Chapter 14, Section 14-48 of the Municipal Code, Approval of the Proposed Work, and the Secretary of Interior Standards, specifically Standard 6. Ms. Wallace seconded the motion. The motion passed 8:0. Mr. Weinberg asked the commission to complete the worksheets provided using the criteria attached to the worksheets. Once rating of the projects is completed, he’ll collect the worksheets and rank them. Time Reference: 1:00-2:04 CONCEPTUAL REVIEW 320 WALNUT STREET – GOODWILL BUILDING SECOND FLOOR ADDITION Josh Weinberg, Historic Preservation Planner; Tim Politis, One Line Studio LLC; and Peter Turner, Building Owner Mr. Weinberg introduced the item. He said the building at 320 Walnut Street, formerly the Goodwill Building, is located within the National, State, and local Historic Old Town District. This simple, one-story blonde brick façade building was likely constructed as an automotive garage. In 1933, it was the Fort Collins Rubber Company, followed in 1935 by the Farr-King Implement Company. In the late 1940s, it became the Montgomery Ward Farm Store and Warehouse, a use it fulfilled until circa 1965, when it became Goodwill Industries. For the last few years, the building has been vacant. Mr. Weinberg said that building permits exist for unspecified remodeling work in 1924 and 1929. In 1936, when it was the Farr-King Implement Company, the building’s rear door was enlarged to 12’ x 12’, housing an overhead wood door. A new chimney was built in 1938, and another, unspecified, remodel occurred in 1948. A final “front facing remodel” took place in 1959. At some point in its history, the garage bay openings on either side of the central door were turned into storefront windows. As depicted in the 1950 Assessor’s photograph, the entry with three transom lights above, may still retain much of its original configuration. Mr. Weinberg said they had provided the applicant a draft copy of the Historic Downtown Design Guidelines. He said while informative for the applicant it is not formally required at this time. Because this is a conceptual review, no formal motion will be requested. Ms. Wallace asked if this building is one of the contributing buildings in the Old Town Historic District. Mr. Weinberg said yes, it’s a contributing element to the district. Applicant’s presentation Tim Politis, One Line Studio LLC, said he represents Illegal Pete’s (Peter Turner, the owner). Mr. Turner said Illegal Pete’s is a Mexican bar and restaurant. They’ve been in business for 18 years and this will be their 7 th location. They have two restaurants in Boulder and four in Denver and are excited about establishing one in Fort Collins. Mr. Turner said the proposed 6 design aims to maintain the original character of the brick building while refurbishing the entrances which have been neglected and modified from their original historic character. Mr. Politis said they see this project as enhancing the district. It’s located on the fringes of the Old Town District and that the south edge of their property is the district boundary. He said this portion of Walnut is poised for needed repair. He said it has parking lots that hopefully will be future development. They see this as an anchor that draws people and expands the downtown area. He described their location and the adjacent properties. He said they’d like to activate the streets and alleys surrounding the building in the historic district by adding an entrance off of Seckner Alley and providing a tenant space with primary access to the Old Firehouse Alley. Mr. Politis reviewed a historic photo and said when a historic storefront is largely missing, it may be appropriate to design a replacement that is a contemporary interpretation of a traditional storefront. He said they plan to maintain the original intention by using the traditional storefront elements such as a bulkhead and transom. The remainder will change primarily due to energy code changes and functionality. He described the use of quality, durable materials in colors that are similar in type and scale to traditional materials. He reviewed plans for entries: front and back (eastern side) portions of the building. He said being it will be a tenant space there may be a need for sense of entry. He noted they are willing to work with staff on a solution that’s amenable to everyone. Finally, they’d like to take one of the existing window elements located midway in the alley and cut it down to the ground. They would create an alcove recessed behind the brick wall to provide the proper exiting required by current building codes. Mr. Politis said they’d like to establish an active district destination by adding a second floor structure and rooftop patio that is designed to be concealed from view at the street level. He described a conceptual layout for a moveable shade structure so when the wind is strong or it’s the snowy season it can be pulled away. The color of the fabric is up for discussion. The initial concept for a color is one that would blend into the brick background. He said the addition would go from parapet to parapet. Additionally, due to safety standards, a guardrail that goes around the exterior patio is required. They propose a minimal design that allows it to ‘disappear’. Mr. Politis said their goal is to move forward. What they’re hoping to gain is an understanding that they’re headed in the right direction. If there are certain issues, they can explore those details and provide the commission with additional information. Their goal is to move forward in the design process, to develop the construction documents, to select materials, and to begin construction. They hope to get a general understanding that they’re safe in proceeding with the development of this project. Commission Questions Ms. Bzdek said she likes the concept overall. She said in the rendering, it appears the alley windows sandstone sills would be gone. Mr. Politis said that’s a rendering error—the sandstone sills will be maintained. 7 Ms. Bzdek asked what they had to wrangle with to leave the kick plates in the front façade. What are the implications in the design and practical use of the building? Mr. Politis said they considered that in great degree, particularly after they saw the historic photo (after they had initially submitted). Their concern in carrying the garage doors all the way down is it allows for water to penetrate underneath. Also, the Fort Collins Liquor Board will not allow you to have an open garage. They would have to place a rail in front or behind the garage doors which adds a new foreign element into that façade. Ms. Bzdek asked if there’s a solution somewhere in between that does not preserve the look of a kick plate (a later, non- historic addition). Mr. Lingle said he understands their need for the kick plate to be raised and not have the overhead door go down to the ground. Could the kick board panels be paneled so that they emulate the paneled door that shows up in the historic photograph and the lower two pieces are actually paneled to match the glazed configuration of a roll down door. Ms. Bzdek agreed. Mr. Politis said that’s a great suggestion and they could definitely look at modifying the design to be more historic. Mr. Lingle asked what materials would be used for the 2 nd story addition. Mr. Politis said it would be a metal frame structure and steel behind cladding. It would have to meet all the energy code requirements (including insulation). On the exterior they propose to clad in metal siding with a pattern that mimics the rhythm that comes from the 1 st story doors. They’re going to try to get the ribs of the metal panel to line up with the openings and mullein patterns. They would choose a warm, darker color to match the hues of the brick. Mr. Politis said the metal panels will be flat and when they join to the panel adjacent to it, they have a little rib that sticks out. He said he’s seen it done as narrow as 1 inch wide. It looks like a little line that runs vertically every 16 or 24 inches (whatever the panel size may be). Mr. Lingle asked if the supports for the shade structure steel posts cut down through the brick. Mr. Politis said no. There’s an interesting pattern of pilasters on the outside of the brick where the brick jogs in and out. They are proposing to conceal/tuck them behind and attach them structurally. Because of the wind loads they need a ‘beefy’ structure. What they’d like to do is minimize that so it has the least amount of impact visually on this building. Mr. Politis said they need to learn more about the system and present that to the commission. He asked if there was any concern about tying it into the shadow of the pilaster. Mr. Lingle said no, that is very appropriate. Mr. Politis said their intent it to have channels with a very slender image – almost disappear visually. Ms. Gensmer asked if that would be the same on the other side. Isn’t there a building adjacent to it and would it go all the way down? Mr. Politis said that being they are on the property line, they may have to look at a different structure where it comes through the roof and is placed in-board of the parapet. In order to get enough anchorage, they would definitely have to explore that. Ms. Zink said that when they made their side exit door, rather than saw cutting through the brick, they have a mason do a nice workman like job of it (salvage bricks and square up the 8 opening with full units). She wouldn’t have a problem with adding an exit. Similarly she has no problem with the amount of embellishment on the rear entrance for the second tenant. Mr. Lingle agreed. Mr. Politis said they were just continuing the front design on the back side however that design is up for grabs. Ms. Zink asked if they are proposing new windows to the side. Mr. Politis said the sides are existing. Ms. Bzdek said she’d like to see alternatives for the back entrance. She can see the concern to have a proper entrance for the tenant. She said when we’re talking about maintaining the character of the alley, which is important, maybe hearing a little more would help her. Mr. Politis said there is going to be a future tenant and they may have their own ideas of what they want for an entry. Would it be possible to leave this part of the discussion for that future tenant to weigh in? Ms. Bzdek asked what is the timeline for that and what would they do in the interim. Mr. Turner said plans for the windows, etc. will become clearer within the next 2 months – they are currently talking to potential tenants. Ms. Bzdek said what probably needs to be of primary concern is what is appropriate for the alley and the district. Mr. Turner said he’s been very impressed what Fort Collins has done with alleys. He said he would hope that whatever happens back there will be integral to what is happening with alleys in Fort Collins. He thinks what they have can be made to look great and whatever makes sense/lends itself well to an alley situation would be done. Mr. Lingle asked Ms. Bzdek is what she’s thinking is the rendering appears to be too ‘finished’. She said yes, it feels like a primary façade entrance. It doesn’t seem characteristic of that building – true to that building and it’s history. She’d like to see something simpler, maybe a little more industrial, and a little more true to the functionality of that original opening. Ms. Zink pointed out the little stone bands on the pilaster which means they were trying to dress it up a little. Ms. Zink thinks they were thinking of it as an arrival point and not just an exit. Ms. Tvede said she thinks their overall concept is elegant and that it is doing justice to what had previously been utilitarian. She said it is more than dressing the ‘old tart’ -- really remodeling and making her beautiful. She appreciates all the effort they’ve put into it. Ms. Zink said what makes her feel uncomfortable is the front (Illegal Pete’s) sign and two little holes for each letter. Mr. Politis said they are a little concerned about what they will find when the Goodwill sign is removed. He wouldn’t be surprised if they have to do some restoration to the brick behind there. He fears it’s been compromised somewhat already. Mr. Turner wanted to confirm the concern behind the Illegal Pete’s sign was the pin mounts. Ms. Zink said yes. Mr. Turner said they’ve previously pin mounted into mortar. Mr. Lingle said that would be something (installation sign details) they’d be looking at for final design review. 9 Ms Bzdek asked when the lights on the front façade were put in place. Mr. Politis said the historic photo doesn’t show them and he assumes Goodwill (1960s) installed them. Mr. Politis said it is a rather flat façade and they would enjoy picking out new light fixtures. Public input: none Staff response: No Commission Feedback Mr. Ernest asked the applicant if they had the feedback they needed. Mr. Weinberg said if the commission believes it would be helpful, the applicant might like a summary of the commission’s sentiments on the various issues that were discussed. Ms. McWilliams said we’ll summarize the comments and add them to the minutes for the applicant and for the commission when this item comes back for a final review. Mr. Lingle said the one thing they have not touched on is the guard rail. He likes the things that are being said about it being transparent. He’s wondering if there’s a way to ‘sit it back’ a couple of feet from the brick parapet. Mr. Politis said they will certainly investigate that. Mr. Lingle suggested maybe they could have a connection and pull it back. Mr. Polities asked if the concern was primarily from Walnut Street or was it all parapet locations. Mr. Lingle said his personal opinion would be he’s less concerned about the sides than the front parapet. Ms. Bzdek said that having some distance from the edge (and where the people will be) will improve the preservation of the front façade and the original sense of a one story use. Ms. Wallace asked how tall the railing is expected to be. Mr. Politis said they will have to be 42 inches above the finished deck. Mr. Polities used some design software that indicated what the railing would look like at the shorter, required height and pushed back. Mr. Politis asked if they thought 36 inches back would be more appropriate. Mr. Lingle said he was not asking them to go quite that far, 24 inches would be okay with him. Ms. Wallace said she’d be more comfortable with it being more recessed and having a shorter rail height. Mr. Politis asked if the commission would confirm whether the request for a recessed railing was primarily on Walnut -- they are not as concerned on the alley side. Commission members agreed. Mr. Lingle said from his point of view he appreciates their coming in with an understanding of the Secretary of Interior Standards and embracing them. He likes they’ve come in with a design that meets their needs and respects the building. He said that doesn’t happen all the time and he really appreciates that. Mr. Ernest complimented them on their presentation – both the packet of materials and the information provided this evening. He liked the aerials and their orientation to the alleys. He thought they were extremely useful. Ms. Bzdek agreed. She thinks it’s going to set a really nice standard that will be imitated. 10 Mr. Politis asked upon final submittal what would the commission like to see and feel comfortable approving. The commission provided the following feedback: • Mr. Lingle asked for a definitive dimensional setback for the addition/building permit ready and guard rail placement dimensions. • Ms. Bzdek said if the back entry issue is still somewhat in the air, then maybe there could be a couple of clear options in which they could approve -- an either/or scenario. • Ms. Wallace said she’d like to see some finalized color schemes. • Mr. Lingle asked for detail of their kick panel – a profile of the cut. • Mr. Lingle and Ms. Bzdek would like to see how the shade structure would be installed in relation to the parapet anchors. • Mr. Lingle said with a final you’ll need to bring samples or illustrations of the materials/colors of the shade structure. • Historic Preservation Planner McWilliams said the commission will require essentially everything they’d need for a building permit. Mr. Lingle asked if the windows on the alley side and the back will be refurbished. Mr. Politis said they would be looking to refurbish, maybe replacement of the windows inside the casements. They’d love to get double glazing panels but they have to look into that further. Mr. Lingle said they’d want to know at final what their firm final plans are. Mr. Politis and Turner thanked the commission for their feedback. REHABILITATION LOAN PROGRAM CONCEPTUAL/FINAL DESIGN REVIEW AND ALLOCATION OF FUNDING, CONTINUED Mr. Weinberg presented the final tally for the rankings. He said the ranking is: 1. Roof project at 1108 W. Mountain 2. Mortar repair for the chimney at 315 Whedbee Street 3. Window restoration at 719 E. Prospect 4. Masonry repair project for foundation at 315 Whedbee Street 5. Storm window installation at 719 E. Prospect 6. Two projects for 108 S. Whitcomb tied Mr. Weinberg said that full funding is available for all these projects this year. He said there will be some remaining funds so there could be the possibility of opening up another round of applications. Commission members asked how the program is advertised. Mr. Weinberg said they have an extensive post card mailing to all designated properties and properties in historic districts. He said it also takes into account the various surveys that have been done and the properties that have been determined as eligible for designation. Mr. Weinberg said they also advertise on the city website. 11 OTHER BUSINESS: Mr. Ernest asked if the Board and Commission Meeting on Monday, February 24, 2014 an information only topic. Ms. McWilliams said it’s up to the chair’s discretion how he wants to frame the discussion. Ms. McWilliams said she’d like to convey a message from the LPC’s Council Liaison and Council member Troxell who was present earlier -- they’d like to encourage commission members to attend. Both Mr. Ernest and Ms. Bzdek said they plan to attend. Ms. Bzdek asked the commission members to email them if they’d like any ideas put forward. Mr. Ernest adjourned at 7:46 p.m. Minutes respectfully submitted by Angelina Sanchez-Sprague 12 Cultural Services 417 W. Magnolia St Fort Collins, CO 80521 March 6, 2014 To: Landmark Preservation Commission From: Jill Stilwell, Director of Cultural Services Re: Letter of Support for State Historic Fund Grant The Cultural Services Department of the City of Fort Collins is submitting a grant application for rehabilitation of the 1904 City-owned Carnegie Building to the State Historic Fund (SHF). We would like to request a letter of support for our application from the Landmark Preservation Commission and thank you for adding our request to your March 12 agenda. Below is a brief description of the project being proposed. The Carnegie building was Fort Collins' first dedicated public library building and has served our community for more than 100 years. It is located in Library Park at 200 Matthews Street in the heart of Old Town Fort Collins. The property’s courtyard includes four historic log and frame structures that tell the story of western expansion and pioneer settlement of the area. The building is one of the oldest, continuously operating public buildings in Fort Collins and designated, along with the courtyard structures, a local Historic Landmark District by Resolution in 1978 and renewed by Ordinance No. 082, 1985. The building is also a contributing structure to the Laurel School Historic District, National Register 10/3/1980, 5LR.463. With the relocation of the Fort Collins Museum of Discovery in 2012, the Carnegie building is being transitioned from a museum to a Community Creative Center. The Center includes public galleries, performance and meeting space, Beet Street offices and the Arts Incubator of the Rockies, all of which are currently underway. Fort Collins Public Access Network (FCPAN) will become a tenant later this spring, and eventually wet and dry art classrooms, a lounge, and distance learning classroom will be added. This repurposing of the building offered the opportunity to access the building itself and evaluate any preservation needs. It was determined that the building is in good condition with much of the original form largely intact with little alteration overtime, with a few exceptions. The rehabilitation project for the Carnegie Building addresses these exceptions, and for grant and management purposes, is divided into three phases. Phase I begins the process by restoring the West and South façades including uncovering and restoring 12 original windows on the West façade; 10 windows on the South façade, addressing drainage issues, select repointing, repairing the eave and cornice, and restoring the entry alcove. Phases II and III will address the remaining facades, windows, and interior flooring, and potentially bring back a two-story light well between the original structure and the 1939 addition that was bricked in during the 1976 renovation in order to add extensive HVAC duct work and mechanical systems. A letter of Support from the LPC would greatly help in expressing the value of historic preservation and the importance of this historic building. Thank you for considering this request. 13 LANDMARK PRESERVATION COMMISSION March 12, 2014 STAFF REPORT REQUEST: Conceptual Review – 222 Laporte Avenue, Relocation of the Poudre Valley Creamery Butterfly Building on Site STAFF: Karen McWilliams, Preservation Planner APPLICANT: Brian Hergott, Facilities Project Manager, Operation Services PROJECT DESCRIPTION: This is a Complimentary Review of the proposal to relocate the Poudre Valley Creamery Butterfly Building to a different location on the former creamery site. The property is part of the future Civic Center Municipal Campus, and the location is proposed to be the site of the new Utility Services Building. Constructed circa 1964, the Butterfly Building has been determined to be individually eligible for designation as a Fort Collins Landmark many times, most recently in November 2012. The building, which was reportedly designed to hold a creamery laboratory, was built in the Googie Style of architecture, rare in Fort Collins. To top off its unusual style, the small building was oriented at an angle to the street and surrounding buildings. It has experienced few alterations, and remains one of Fort Collins’ best examples of mid-20th century Googie Style architecture. Additionally, the Butterfly Building is the sole remaining feature of the former RISCO/Dairy Gold/Poudre Valley Creamery plant, a once thriving Fort Collins industry, and as such, represents the history of the site. The Butterfly Building is a 20” x 20” single-story structure with a distinctive V-shaped cantilevered roof, supported by three beams running on a north-south axis. Its wide boxed eaves are finished with wood fascia boards, with single bands of circular ventilation holes, and circa 1960s double spotlight fixtures. The building is oriented on a diagonal, facing south/southeast. The exterior of the building is constructed of oversized 8” x 4” x 16” double wythe concrete brick, laid in stretcher bond coursing, with bands of tall, fixed glass windows in wood frames, with concrete sills. The southwest corner is laid in stack bond coursing, forming a three-sided wall that rises above the roofline. A 7’ 8” brick chimney is located on the south side. The floor is concrete slab on grade. REVIEW PROCESSES: This is a Complimentary Review, as the Butterfly Building has not yet received designation as a Fort Collins Landmark. The City of Fort Collins Operations Services Department has asked the Commission to provide comments on the proposed relocation on site, and to address any concerns about how this relocation could affect the building’s continued eligibility for future designation. The Commission’s comments will be included with staff’s comments, and will be provided to the Decision Maker at the time the Municipal Campus project moves forward. Planning, Development and Transportation Services Historic Preservation 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.221.6750 14 COMMISSION’S REVIEW CRITERIA: Proposed changes to Fort Collins Landmark properties are reviewed using the criteria in Section 14-48 of the City Code: (1) The effect of the proposed work upon the general historical and/or architectural character of the landmark or landmark district; (2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and their relation to the sites, structures and objects in the district; (3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of the site, structure or object upon which such work is to be done; (4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark or landmark district; (5) The extent to which the proposed work meets the standards of the City and the United States Secretary of the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic resources. The Secretary of the Interior’s 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. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a 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 possible, 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. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the 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. 15 City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 Historic Butterfly Building Option 01 - least preferable leave Butterfly building in current location and construct new CSB around it. Option 02 move Butterfly building east, out of the right-of way and entry plaza Option 03 - recommended move Butterfly building to prominent location at entry of the new civic center options & recommendations 16 Design Influences Butterfly Building - Existing Location City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 17 Design Influences Butterfly Building - Option 02 City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 18 Design Influences Butterfly Building - Option 03 MOVE STRUCTURE TO PROMINENT LOCATION AS ENTRY FEATURE City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 19 Design Influences Pedestrian Access The form and massing of the building seeks to provide clear entries into the new customer ser- vice building, visibility of the entry from the down- town approach, and continuity of the civic spine. The southern plaza allows this access while maintaining a strong urban presence on the cor- ner of Howes and Laporte in the near term and a significant entry to the civic center in the long term. City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 20 Design Influences Site Logistics On-street parking strengthens the urban design character of the proposed building. Additionally, fire access will be required along the east and west sides of the building. In order to meet the letter of the code without variances, access at the plaza may also be required. City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 21 Pros & Cons Option 01 Pros: • Leaves building in current location • No cost to move Cons: • Blocks entry to customer service building • Impedes on-street parking • Is in the right-of-way • Gets ‘overwhelmed’ by the new building • Difficult to build around • Limited functional purpose • Fire separation between buildings may be required • Requires variance for fire access City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 22 Option 01 View From Laporte Looking Northwest City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 23 Pros & Cons Option 02 Pros: • Keeps building on the same block • Provides room for on-street parking • Has room to ‘breathe’ next to new building • Opens entries to new building Cons: • Blocks access to civic spine • Costly to move • Limited functional purpose • Requires variance for fire access City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 24 Option 02 View From Laporte Looking Northwest City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 25 Pros & Cons Option 03 Pros: • Can have significant presence • Maximizes functional opportunities • Optimal urban design solution • Meets all fire access requirements Cons: • Cost to move and store • Not on-site until build-out of civic center • Not in the same location City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 26 Option 03 View From Howes Looking North City of Fort Collins Utilities Customer Services Building Historic Commission 5 March 2014 27 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Program Block Plans Level 3 Small Conf Medium Conf Collab CCD Outreach Utilities Cust Svc (non-public) Copy/ Print Exec Admin Collab Small Conf Flex Offices 28 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Program Block Plans Level 2 Utilities Customer Connections CERD Education + Outreach Copy/ Print Training Room Collab Small Conf Collab 29 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Program Block Plans Level 1 Small Conf Large Conf Sustainabiltiy Services Utilities Cust Svc (public) Copy/ Print Lobby Collab Flex Collab Offices Copy/ Print CERD Storage Elec Room Mech Room Shipping/ Recv/ Bike Mailroom Storage PV Inverter 30 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Program Block Plans Ground Level Secure/Public Zones OFFICE AREA (secure) public access public access public access public access (up to lvl 2) ELEVATOR/ STAIR/ RESTROOM (public access) 31 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Program Block Plans Level 2 Secure/Public Zones OFFICE AREA (secure) ELEVATOR/ STAIR/ RESTROOM (public access) 32 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Building Program 33 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Basic Massing 34 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Public/Common/Collaborative Spaces 35 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Service/Storage Spaces 36 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Pedestrian Access 37 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Site Logistics 38 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Butterfly Building - Existing Location 39 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Butterfly Building - Proposed Relocation 40 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Outdoor Space Opportunites 41 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Optimizing the Roof Plane 42 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Optimizing the Roof Plane 43 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Design Influences Optimizing the Roof Plane 44 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Aerial Perspective 45 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Optimizing the Roof Plane 46 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing View From Laporte Looking Northwest 47 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Defining the Public Plaza 48 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Approach to Fenestration 49 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Approach to Fenestration 50 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Elevation View from Laporte Looking North 51 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Scale References 52 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing View from Laporte and Howes Looking Northeast 53 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Expression of Structural Rhythm 54 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Approach to Daylight and Vision Glazing 55 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing View from Howes Street Looking Southeast 56 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Approach to Fenestration 57 City of Fort Collins Utilities Customer Services Building Schematic Design 24 Feb 2014 Developed Massing Highlighting Circulation 58 LANDMARK PRESERVATION COMMISSION March 12, 2014 STAFF REPORT REQUEST: Preliminary Design Review – 201 South College Avenue, Addition of New Building and Plaza on Site of Old Post Office Building STAFF: Karen McWilliams, Preservation Planner APPLICANT: Jeff Hanson, VFLA, Project Developer PROJECT DESCRIPTION: This is a Preliminary Design Review of a proposal to add a milk- can shaped building to the Old Post Office site, to be used by Little Man Ice Cream for the sale of its products. The project would also involve the demolition of the raised loading dock and canopy roof, dating from 1960; the addition of two accessory buildings, one for dry storage and the other a walk-in cooler; and the redevelopment of the existing six space parking strip/drive aisle between the Post Office and Ace Hardware into a landscaped plaza connecting to the existing Oak Street Plaza. The Post Office building and site is a Fort Collins Landmark, designated by special City Council action in 1985. The building is also individually listed on the National Register of Historic Places (January 1978), and the State Register of Historic Properties. The Old Post Office is a large two story structure, with a partially above-ground foundation. It is constructed with a granite foundation; walls of regular coursed limestone blocks separated with very thin mortar joints; and a red clay tile hipped roof. As measured by the applicants, the building sits 51 ½ feet above sidewalk level at the roof peak. The eave height at the building’s southeast corner, measures approximately 33’ above grade. The canopy roof covering the Post Office loading dock, with the screening added to hide mechanical equipment, measures 19’ 4” above grade. The milk can is proposed to be located on the south of, and towards the front of, the Old Post Office building. It would be adjacent to, but not touching, the historic building. The can is a duplicate of one that was constructed in the Highlands neighborhood in Denver in 2008. Constructed of metal, with a dull silver finish, the milk can would be 28’ tall and 16’ across. Awnings will further increase the perceived width. At its proposed location, the milk can would be nearly twice the height of the wall to the south (Ace Hardware). The proposal states that it would be 5½ to 6 feet lower than the 33 foot eave of the Old Post Office building; however this would result in a 27 foot can, assuming a fairly flat grade. (The parking strip would be re-graded to a 2% slope, lowering it by approximately 1½’ at the location of the can.) REVIEW PROCESSES: Because the Old Post Office property is designated as a Fort Collins Landmark, the Landmark Preservation Commission has the final authority on the proposed addition of the milk can on this site, the removal of the 1960 loading dock, the plaza, and the addition of the two accessory buildings, taking into account the effects of the proposal on the Planning, Development and Transportation Services Historic Preservation 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.221.6750 59 materials, design, feeling, location, association, workmanship and setting of the historic property. The oversized milk can aspect of the building would require variances to a number of Land Use Code Standards for commercial buildings. The Zoning Board of Appeals will be the final authority on variances within its purview, including variances to the sign codes. The Director will be the final authority on the project’s compliance with the Land Use Code, including its compliance with LUC Section 3.4.7, Historic and Cultural Resources. COMMISSION’S REVIEW CRITERIA: Proposed changes to Fort Collins Landmark properties are reviewed using the criteria in Section 14-48 of the City Code: (1) The effect of the proposed work upon the general historical and/or architectural character of the landmark or landmark district; (2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and their relation to the sites, structures and objects in the district; (3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of the site, structure or object upon which such work is to be done; (4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark or landmark district; (5) The extent to which the proposed work meets the standards of the City and the United States Secretary of the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic resources. The Secretary of the Interior’s 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. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a 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 60 design, color, texture, and other visual qualities and, where possible, 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. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the 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. 61 62 63 64 65 66 Strength in design. Strength in partnership. Strength in community. 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com Little Man Ice Cream Project Narrative: Little Man Ice Cream opened in 2008 in the historic Highlands neighborhood in Denver, Colorado. Since then, the ice cream kiosk has become a local landmark and a destination, offering customers a delicious product and a vibrant, nostalgic experience. Specializing in the production, wholesale and retail of natural, home- made ice cream, Little Man Ice Cream LLC is looking to expand to a second retail location in Fort Collins and open its doors by summer of 2014. Inspired by 1920's American roadside architecture, this unique 14,000-pound, twenty- eight-foot-tall milk can is designed in the vernacular of the Coney Island Hot Dog, the Big Donut Drive-In, or the famous Denver landmark, the Humpty Dumpty. Little Man Ice Cream is about the customer's experience-- a nostalgic nod to the time honored tradition of the neighborhood ice cream shop, translated into the context of the 21st century. The Little Man Ice Cream Can concept exemplifies the 1920's, 30's and 40's, when unique American food concepts like the donut and the hot dog were novelties celebrated by road-side monuments. The Denver location of Little Man Ice Cream has successfully delighted both young and old, offering customers an authentic experience and filling their senses with home-made flavors, the smell of fresh waffle cones baked on site, and a charming visual spectacle at any time during the year. Our goal is to bring the Little Man experience to the people of Fort Collins with a land lease located at 201 South College Avenue, just south of the Fort Collins Museum of Contemporary Art. This project would include a complete redevelopment of an existing private parking lot with six parking spaces, the construction of a plaza and the ice cream kiosk. Our design objective is to continue the flow of the public Oak Street Plaza around to the south side of the museum, utilizing a similar design vernacular of hardscape, landscape, and public access. We see this as an opportunity to utilize a private plaza to complement and expand upon the public investment that exists as Oak Street Plaza. The following conceptual images illustrate how the plaza landscape and hardscape will complement the design and intent utilized at Oak Street Plaza and how the ice cream kiosk will complement the Old Town Fort Collins history, "feel", and atmosphere. 67 1 Little Man Ice Cream Old Post Office Site Karen McWilliams Historic Preservation Planner Landmark Preservation Commission March 12, 2014 68 2 Old Post Office 201 South College Avenue Listed Individually on National Register of Historic Places - 1978 Fort Collins Landmark by special Council action - 1985 69 3 Changes to Site • Add 28ft x 16ft silver milk can • Demo loading dock & canopy • Add two additional buildings – dry storage & walk in cooler • Change parking strip to plaza 70 4 Existing 71 5 Site Plan 72 6 Eye Level 73 7 Looking South 74 8 Aerial Perspective 75 9 Commission’s Review Criteria (1) Effect on general historical and/or architectural character; (2) Architectural style, arrangement, texture and materials of existing and proposed; relation to sites and structures in the district; (3) Effect in creating, changing or destroying exterior characteristics of the site or structure 76 10 Commission’s Review Criteria • (4) Effect of work upon the protection, enhancement, perpetuation and use of the landmark; • (5) Proposed work meets Secretary of the Interior Standards. 77 11 Little Man Ice Cream Old Post Office Site Landmark Preservation Commission March 12, 2014 78 79 80 81 LANDMARK PRESERVATION COMMISSION March 12, 2014 STAFF REPORT REQUEST: Demolition/Alteration Review Process: Final Hearing for the addition of a front elevation second story to the house at 1214 West Mountain Avenue STAFF CONTACT: Josh Weinberg, Historic Preservation Planner APPLICANTS: Jordan and Annie Obermann, Owners BACKGROUND: As provided for in Section 14-72 of the Municipal Code, commonly referred to as the “Demolition/Alteration Review Process,” this property was reviewed in March 2013 for its eligibility to qualify as a Fort Collins Landmark, and if the proposed work would impact that eligibility. The Landmark Preservation Commission Chair and the Director of Community Development and Neighborhood Services determined that the property was eligible for Fort Collins Landmark designation and that the addition of a second story would adversely impact that eligibility. The applicants then met with a Design Review Subcommittee of the Commission, where they came up with a design solution that maintained the property’s ability to qualify for designation as a Fort Collins Landmark, while adding desired square footage. This plan, which has since been constructed, includes a hipped second-story roof addition just behind the existing side-gabled roofline. In May 2013, the applicants submitted plans to add a large second-level gabled element to the building’s front elevation. This plan was reviewed under the “Demolition/Alteration Review Process” by the CDNS Director and LPC Chair and found to have an adverse impact on the Landmark eligibility of the building. Following the determination, as outlined in Municipal Code Section 14-72, the property was posted to allow any citizen of Fort Collins the opportunity to appeal the eligibility determination. The decision was not appealed so, again as provided for in Chapter 14-72 of the Municipal Code, the application proceeds to a Final Hearing before the Landmark Preservation Commission. The Final Hearing has additional submittal requirements, including, in part, the documentation of the property using the Colorado Architectural Inventory Form; final, fully approved plans for the proposed work; and a public hearing, with notification of nearby property owners. PROPERTY DESCRIPTION: Constructed around 1924, this Craftsman Bungalow residence features a large side-gabled roof with cross gable dormer. The dormer is fenestrated with double multi-light windows. Overhangs have stepped brackets beneath rake overhangs. There is a full-width open front porch with a shed roof supported by massive piers. More detailed architectural and historical information can be found in the attached Colorado Architectural Inventory Form. 82 PROPOSED ALTERATION: The applicant is proposing to remove the existing roof of the residence’s front elevation and a second story. STAFF ANALYSIS: Staff finds that the applicants, Jordan and Annie Obermann, have complied with all of the required provisions of Section 14-72 of the Municipal Code, commonly called the Demolition/Alteration Review Process. This public hearing is the last requirement. At this hearing, the Commission, after reviewing the evidence presented, shall approve the application. Alternatively, the Commission may postpone consideration of the application, for a period not to exceed 45 days, for any of the following reasons: (a) additional information is needed for the full and complete consideration of the request by the Commission; or, (b) the request has generated substantial neighborhood concerns, and such postponement could, in the judgment of the Commission, contribute to resolving these concerns; or (c) the Commission wishes to investigate the benefits to the city of landmark designation of the property. ATTACHMENTS: Architectural Inventory Form Demolition/Alteration Review Forms Photographs Proposed Plans 83 BATT INSULATION CONCRETE MASONRY BRICK RIGID INSULATION GYPSUM BOARD PLYWOOD OR OSB WOOD DIMENSION LUMBER WOOD BLOCKING WALL OR PARTITION STONE OR SYNTHETIC STONE CONCRETE MORTAR OR STUCCO EARTH GRAVEL WOOD FINISH LUMBER BLOWN-IN INSULATION C O D E D A T A 2009 I.B.C. W/ LOCAL AMENDMENTS OCCUPANCY GROUP: R-3 CONTRUCTION TYPE: TYPE V-B BUILDING AREA: 2ND FLOOR: TOTAL (INCL. BASEMENT): 3,628 S.F. BUILDING HEIGHT: 2 STORIES = APPROX. 27' AT HIGHEST POINT 1ST FLOOR 1,488 S.F. 2009 I.F.C. & 2009 I.E.C.C. BASEMENT* 1,100 S.F. 1,040 S.F. TOTAL BUILDING AREA (W/O BASEMENT)*: 2,528 S.F. * PER 5.6.1., THE BASEMENT DOES NOT COUNT AGAINST THE ALLOWABLE BUILDING AREA S H E E T I N D E X A R C H I T E C T U R A L S T R U C T U R A L V I C I N I T Y M A P PROJECT DIRECTORY ANNIE & JORDAN OBERMANN OWNER 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 970 412-9777 CONTACT: JORDAN OBERMANN VFLA, INC. ARCHITECT 401 WEST MOUNTAIN AVE., SUITE 100 FORT COLLINS, CO 80521 (970)224-1191 (970)224-1662 FAX CONTACT: BOLIN EVANS / JUSTIN LARSON STRUCTURAL A B B R E V I A T I O N S M A T E R I A L S L E G E N D D R A F T I N G S Y M B O L S SCALE: 3/4"=1'-0" 1 FLOOR PLAN DRAWING INDICATOR BUILDING SECTION WALL SECTION OR DETAIL DOOR TAG ELEVATION TAG WINDOW OR FRAME TAG D W 6" / 12" 6" / 12" 6" / 12" 6" / 12" INFILL (N) ROOF TO PHASE 1 ROOF (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT 3 A4.1 6" / 12" 6" / 12" 6" / 12" PHASE 1 PHASE 2 (N) GUTTER & DOWNSPOUT 6" / 12" 6" / 12" (E) PORCH ROOF TO REMAIN A3.2 1 MOUNTAIN AVENUE 102' - 6" T.O. SHEATHING NEW DECK EXISTING PORCH EXISTING GARAGE 50' - 0" 150' - 0" EXISITNG CURB CUT 15' - 0" 5' - 0" MINIMUM BUILDING SETBACK EXISTING LOT LINE (E) BUILDING SETBACK 16' - 6" 5' - 0" NOTE: THIS ARCHITECTURAL SITE PLAN IS FOR GENERAL ORIENTATION PURPOSES ONLY. 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued UP D W DN 1 A3.1 A3.2 2 1 1 4 4 A A D D 2 2 3 3 B B C C 107 5 5 6' - 9" 6' - 3" 103 102 108 105 109 101 E VIF 28' - 3" 54' - 7 5/8" 13' - 8" 6' - 5 1/2" 11' - 0" 7' - 3" 7' - 11 3/8" 8' - 6" 12' - 10 3/8" 8' - 10 5/8" REINSTALL SALVAGED COLUMN OR PROVIDE NEW TO MATCH EXISTING PARTIAL INFILL AT DEMO'D CASED OPENING ALIGN (N) WALL W/ EXISTING WALL INFILL DEMO'D CASED OPENING IN (E) WALL 2' - 4" 7' - 0" 5' - 10" ALIGN (N) WALL W/ (E) 3' - 7 1/2" EXTEND THIS WALL TO UNDERSIDE OF STAIR (E) (E) 104 106 (N) COLUMN, RE: STRUCTURAL (N) COLUMN, RE: STRUCTURAL (E) COLUMN TO REMAIN 3' - 9 1/4" 3' - 9 1/4" 2' - 2 1/2" GRADE 100' - 0" SECOND FLOOR 112' - 6" D C B A FINISHED FLOOR 102' - 6" E R1 W1 R1 (N) RAILING 4' - 0" 3' - 10 5/8" R1 R1 DASHED LINE INDICATES PHASE 1 ROOF LINE. ALIGN (N) ROOF W/ PHASE 1 ROOF W1 3 A4.1 (E) ROOF TO REMAIN GRADE 100' - 0" SECOND FLOOR 112' - 6" FINISHED FLOOR 102' - 6" (E) CHIMNEY TO REMAIN (N) ROOF TO MATCH (E) SLOPE (N) RAILING 3' - 6" REMOVE (E) RAILING FROM PORCH. DEMO (E) PORCH. PROVIDE (N) STRUCTURE, FLOORING, AND RAILING (N) GUTTER (N) GUTTER REPLACE (E) COLUMNS REPLACE (E) STAIR (E) PORCH ROOF TO REMAIN 8' - 2 1/2" 9' - 8 1/4" 8' - 2 1/2" CENTER NEW RIDGE OVER (E) DORMER 11' - 1" 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued GRADE 100' - 0" SECOND FLOOR 112' - 6" 4 3 2 1 FINISHED FLOOR 102' - 6" 5 2' - 0" GRADE 100' - 0" SECOND FLOOR 112' - 6" A B C D FINISHED FLOOR 102' - 6" R1 E W1 INSTALL DECORATIVE BRACKETS TO MATCH (E). VERIFY IN FIELD, TYPICAL ALIGN (N) FASCIA W/ (E) ALIGN (N) ROOFS W/ (E) ROOF FROM PHASE 1 DASHED LINE INDICATES PHASE 1 ROOF LINE. ALIGN (N) ROOF W/ PHASE 1 ROOF R1 W1 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:24:00 AM 5/30/2013 11:24:00 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A3.3 3D VIEWS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 89 GRADE 100' - 0" SECOND FLOOR 112' - 6" 1 2 BASEMENT 94' - 6" FINISHED FLOOR 102' - 6" 23/32" FLOOR SHEATHING NEW 2 X 12 LEDGER EXISTING STUD WALL TO REMAIN EXISTING FOUNDATION TO REMAIN EXISTING SLAB ON GRADE TO REMAIN REPLACE EXISTING SIDING PREFIN. RECT. SOFFIT VENTS 24" 0.C. OGEE STYLE PREFIN. MTL. GUTTER OSB SHEATHING PER STRUCT. 30# FELT UNDERLAYMENT (SELF-ADHERED MEMBRANE FLASHING FROM EAVE TO 3' INSIDE EXT. F.O. WALL MEASURED HORIZ.) ASPHALT SHINGLES GALV. DRIP EDGE 3/8" PTD. HARDBOARD SOFFIT 5/4 CEMENTITIOUS TRIM 1X8 CEMENTITOUS FASICA TRIM OVER 2X8 SUBFASCIA INSUL. BAFFLES IN EA. JOIST BAY 2X12 BLOCKING BET. JOISTS EXTEND TYVEK AIR & WEATHER BARRIER FULL HT. OF WALL TO TOP EDGE OF BLOCKING 23/32" FLOOR SHEATHING NEW 2 X 12 LEDGER REMOVE (E) STEEL SIDING. (E) WOOD SIDING BENEATH TO REMAIN C2 W1 C2 C1 R1 TOP PLATE 3" 9" 2 X 12 FLOOR FRAMING; RE: STRUCTURAL 2 X 12 FLOOR FRAMING; RE: STRUCTURAL 9' - 0" 117' - 9 1/4" 5/8" GYP. BD. 3 1/2" ACOUSTIC BATTS R-21 F.G. BATT INSUL. GRADE 2" RE: DOOR SCHED. 2" RE: DOOR SCHED. 2" 4' - 9" 3' - 2" 2' - 10" 5' - 3 1/2" 2' - 0" 2' - 0" 4' - 0 1/2" 2' - 5" 4' - 10" 4' - 0 1/2" KITCHEN LIVING SPACE KITCHEN REAR BEDS MASTER VIF 2' - 9" 2' - 9" 2' - 9" 1 FINISHED FLOOR VIF 4' - 3 1/2" 8' - 2" 2' - 0" 4' - 2" 2' - 0" 2 3 4 5 6 7 3' - 0" 3' - 4 1/2" 2' - 0 5/8" MASTER REAR BED LAUNDRY/ CLOSET 6' - 9 1/2" 7' - 6" VARIES 6" RE: DOOR SCHED. 6" RE: DOOR SCHED. 3 1/2" 9 1/2" EQ EQ EQ EQ EQ 5" 5" 5" DOOR SCHEDULE Door No. Door Size ( W x H x T ) DOOR PANEL FRAME Material Finish Type Comments Frame Material Frame Finish Frame Type 201 2'-6" x 7'-0" 1 202 3'-0" x 7'-0" 1 202A 48" x 72" - 203 3'-0" x 7'-0" 1 203A 48" x 72" - 204 2'-8" x 6'-8" 1 204A 48" x 72" - 205 2'-8" x 7'-0" 1 206 3'-0" x 6'-8" 1 207 2'-8" x 7'-0" 1 208 2'8"W X 6'-8"H X 1 1/2"T 2 1 AL ALUMINUM HM HOLLOW METAL PT PAINTED PF PREFINISHED SC SAND AND CLEAR FINISH (FACTORY APPLIED) WD SOLID CORE WOOD 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com 92 93 94 95 96 97 98 99 100 101 102 103 Photos of 1214 West Mountain 1990s image taken by Jonathan Held. Collection of Fort Collins Discovery Museum. H16559. Used here without permission. Permission can be obtained but requires processing time. 1214WMtn-1. Southern elevation. Morgan, Angel & Associates. February 2014. 104 Photos of 1214 West Mountain 1214WMtn-2. Eastern elevation. Morgan, Angel & Associates. February 2014. 1214WMtn-3. Western elevation. Morgan, Angel & Associates. February 2014. 105 Photos of 1214 West Mountain 1214WMtn-4. Eastern elevation, northern end. Andrea Obermann. February 2014. 1214WMtn-5. Northern elevation. Andrea Obermann. February 2014. 106 Photos of 1214 West Mountain 1214 WMtn-6. Western elevation, northern end. Andrea Obermann. February 2014. 107 108 BATT INSULATION CONCRETE MASONRY BRICK RIGID INSULATION GYPSUM BOARD PLYWOOD OR OSB WOOD DIMENSION LUMBER WOOD BLOCKING WALL OR PARTITION STONE OR SYNTHETIC STONE CONCRETE MORTAR OR STUCCO EARTH GRAVEL WOOD FINISH LUMBER BLOWN-IN INSULATION C O D E D A T A 2009 I.B.C. W/ LOCAL AMENDMENTS OCCUPANCY GROUP: R-3 CONTRUCTION TYPE: TYPE V-B BUILDING AREA: 2ND FLOOR: TOTAL (INCL. BASEMENT): 3,628 S.F. BUILDING HEIGHT: 2 STORIES = APPROX. 27' AT HIGHEST POINT 1ST FLOOR 1,488 S.F. 2009 I.F.C. & 2009 I.E.C.C. BASEMENT* 1,100 S.F. 1,040 S.F. TOTAL BUILDING AREA (W/O BASEMENT)*: 2,528 S.F. * PER 5.6.1., THE BASEMENT DOES NOT COUNT AGAINST THE ALLOWABLE BUILDING AREA S H E E T I N D E X A R C H I T E C T U R A L S T R U C T U R A L V I C I N I T Y M A P PROJECT DIRECTORY ANNIE & JORDAN OBERMANN OWNER 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 970 412-9777 CONTACT: JORDAN OBERMANN VFLA, INC. ARCHITECT 401 WEST MOUNTAIN AVE., SUITE 100 FORT COLLINS, CO 80521 (970)224-1191 (970)224-1662 FAX CONTACT: BOLIN EVANS / JUSTIN LARSON STRUCTURAL A B B R E V I A T I O N S M A T E R I A L S L E G E N D D R A F T I N G S Y M B O L S SCALE: 3/4"=1'-0" 1 FLOOR PLAN DRAWING INDICATOR BUILDING SECTION WALL SECTION OR DETAIL DOOR TAG ELEVATION TAG WINDOW OR FRAME TAG 1 A4.1 6" / 12" 6" / 12" 6" / 12" 6" / 12" 6" / 12" 6" / 12" 6" / 12" 6" / 12" 3 1/2" / 12" 3 1/2" / 12" 6" / 12" 6" / 12" 6" / 12" 2 A4.1 6" / 12" (E) ROOF TO REMAIN (E) ROOF TO REMAIN (E) ROOF TO REMAIN (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT EXTEND (E) ROOF SLOPE TO MEET (N) ROOF. TIE (N) ROOFING INTO (E) MOUNTAIN AVENUE 102' - 6" T.O. SHEATHING NEW DECK EXISTING PORCH EXISTING GARAGE 50' - 0" 150' - 0" EXISITNG CURB CUT 15' - 0" 5' - 0" MINIMUM BUILDING SETBACK EXISTING LOT LINE (E) BUILDING SETBACK 16' - 6" 5' - 0" NOTE: THIS ARCHITECTURAL SITE PLAN IS FOR GENERAL ORIENTATION PURPOSES ONLY. 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. UP UP A3.2 1 1 A3.1 A3.2 2 1 1 4 4 A D 2 2 3 3 B C 5 5 14' - 6" 12' - 10" 2' - 9" 12' - 0" 5' - 6" 21' - 4" CRAWLSPACE E 1 1 4 4 A A D D 2 2 3 3 B B C C 5 5 2' - 0" 28' - 1 1/2" 54' - 5" 6' - 9" 6' - 3" 6' - 8 3/4" 14' - 6" 20' - 2 1/4" 25' - 8" 6' - 10 3/4" 14' - 3" 11' - 0" 16' - 6 5/8" 1' - 7" 12' - 9" 8' - 9 7/8" 10' - 7 1/8" 14' - 2 3/8" 2' - 2" 10' - 5 7/8" 1' - 6" 27' - 5" 1' - 6" 14' - 11" 1' - 7" 1" 3' - 8" 6' - 6" 2' - 6" E E SALVAGE (E) COLUMN UP D W DN 1 A3.1 A3.2 2 1 1 4 4 A A D D 2 2 3 3 B B C C 107 5 5 6' - 9" 6' - 3" 103 102 108 105 109 101 E VIF 28' - 3" 54' - 7 5/8" 13' - 8" 6' - 5 1/2" 11' - 0" 7' - 3" 7' - 11 3/8" 8' - 6" 12' - 10 3/8" 8' - 10 5/8" REINSTALL SALVAGED COLUMN OR PROVIDE NEW TO MATCH EXISTING PARTIAL INFILL AT DEMO'D CASED OPENING ALIGN (N) WALL W/ EXISTING WALL INFILL DEMO'D CASED OPENING IN (E) WALL 2' - 4" 7' - 0" 5' - 10" ALIGN (N) WALL W/ (E) 3' - 7 1/2" EXTEND THIS WALL TO UNDERSIDE OF STAIR (E) (E) 104 106 (N) COLUMN, RE: STRUCTURAL (N) COLUMN, RE: STRUCTURAL (E) COLUMN TO REMAIN 3' - 9 1/4" 3' - 9 1/4" 2' - 2 1/2" GRADE 100' - 0" SECOND FLOOR 112' - 6" D C B A FINISHED FLOOR 102' - 6" 1 A4.1 E 2 A4.1 INSTALL (N) WINDOWS AT (E) WINDOW DEMO. ENLARGE OPENINGS AS REQUIRED (N) WINDOWS IN (E) WALL. INFILL DEMO'D WINDOW AS REQUIRED R1 W1 R1 R1 DECORATIVE BRACKETS TO MATCH (E), TYPICAL (N) RAILING 2' - 6" GRADE 100' - 0" SECOND FLOOR 112' - 6" 1 2 3 4 FINISHED FLOOR 102' - 6" 5 (E) ROOF TO REMAIN (E) CHIMNEY TO REMAIN R1 (N) ROOF TO MATCH (E) SLOPE 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 GRADE 100' - 0" SECOND FLOOR 112' - 6" 4 3 2 1 FINISHED FLOOR 102' - 6" 5 INSTALL (N) DOOR IN (E) WALL 8' - 0" 7' - 6" DECORATIVE BRACKETS TO MATCH (E). VERIFY IN FIELD, TYPICAL (N) GUTTER & DOWNSPOUT INSTALL (N) WINDOW IN (E) WALL (N) GUTTER & DOWNSPOUT (N) DECK; RE: STRUCTURAL R1 (N) GUTTER & DOWNSPOUT (E) CHIMNEY TO REMAIN W1 W1 8' - 0" 2' - 9" GRADE 100' - 0" SECOND FLOOR 112' - 6" A B C D FINISHED FLOOR 102' - 6" E INSTALL SALVAGED WINDOW IN (E) WALL. ALIGN WITH (E) WINDOW HEAD R1 W1 INSTALL DECORATIVE BRACKETS TO MATCH (E). VERIFY IN FIELD, TYPICAL INFILL @ (E) WINDOW DEMO 6' - 4 1/2" 4' - 6" ALIGN (N) FASCIA W/ (E) 3' - 0" 2' - 6" 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 12:24:23 PM 5/1/2013 12:24:23 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A3.3 3D VIEWS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 115 GRADE 100' - 0" SECOND FLOOR 112' - 6" 1 2 3 4 BASEMENT 94' - 6" FINISHED FLOOR 102' - 6" 9' - 0" 5 A4.1 2 C1 R1 W1 R1 F1 F1 (E) SLAB ON GRADE TO REMAIN C2 BEDROOM 3 BEDROOM 2 CRAWLSPACE 8' - 0" BEAM, RE: STRUCTURAL (E) WALL TO REMAIN (E) FOUNDATION TO REMAIN (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT (N) GUTTER & DOWNSPOUT KITCHEN W1 3' - 0" BEAM, RE: STRUCTURAL GRADE 100' - 0" SECOND FLOOR 112' - 6" 1 2 BASEMENT 94' - 6" FINISHED FLOOR 102' - 6" 23/32" FLOOR SHEATHING NEW 2 X 12 LEDGER EXISTING STUD WALL TO REMAIN EXISTING FOUNDATION TO REMAIN EXISTING SLAB ON GRADE TO REMAIN REPLACE EXISTING SIDING PREFIN. RECT. SOFFIT VENTS 24" 0.C. OGEE STYLE PREFIN. MTL. GUTTER OSB SHEATHING PER STRUCT. 2" RE: DOOR SCHED. 2" RE: DOOR SCHED. 2" 4' - 9" 3' - 2" 2' - 10" 5' - 3 1/2" 2' - 0" 2' - 0" 4' - 0 1/2" 2' - 5" 4' - 10" 4' - 0 1/2" KITCHEN LIVING SPACE KITCHEN REAR BEDS MASTER VIF 2' - 9" 2' - 9" 2' - 9" 1 FINISHED FLOOR VIF 4' - 3 1/2" 8' - 2" 2' - 0" 4' - 2" 2' - 0" 2 3 4 5 6 7 3' - 0" 3' - 4 1/2" 2' - 0 5/8" MASTER REAR BED LAUNDRY/ CLOSET 6' - 9 1/2" 7' - 6" VARIES 6" RE: DOOR SCHED. 6" RE: DOOR SCHED. 3 1/2" 9 1/2" EQ EQ EQ EQ EQ 5" 5" 5" DOOR SCHEDULE Door No. Door Size ( W x H x T ) DOOR PANEL FRAME Material Finish Type Comments Frame Material Frame Finish Frame Type 101 2'-8" X 6'-8" WD PF 1 WD 1 102 2'-6" x 7'-0" WD PF 1 WD 1 103 2'-8" x 6'-8" WD PF 1 WD 1 104 Single - 6 Panel - 4 WD PF 1 WD 1 105 2'-6" x 7'-0" WD PF 1 WD 1 106 72" x 84" WD PF 3 WD 2 107 2'-8" x 6'-8" WD PF 1 WD 1 108 72" x 82" WD PF 2 WD 1 109 72" x 82" WD PF 2 WD 1 201 3'-0" x 6'-8" WD PF 1 WD 1 201A 2'-4" x 6'8" WD PF 1 WD 1 202 2'-8" x 6'-8" WD PF 1 WD 1 203 2'-0" x 6'-8" WD PF 1 WD 1 204 2'-8" x 6'-8" WD PF 1 WD 1 205 2'-8" x 6'-8" WD PF 1 WD 1 206 2'-8" x 6'-8" WD PF 1 WD 1 206A 2'-4" x 6'8" WD PF 1 WD 1 207 2'-8" x 6'-8" WD PF 1 WD 1 207A 2'-4" x 6'8" WD PF 1 WD 1 118 119 120 121 122 123 124 125 126 127 Putnam Elementary City Park Sheldon Lake W Oak St Scott Ave City Park Dr Jackson Ave Sh e l d o n D r Columbine Ct Juniper Ct N Roosevelt Ave W Olive St W Magnolia St Lyons St Bishop St Leland Ave N Mckinley Ave S Roosevelt Ave Akin Ave Maple St Woodford Ave Maple St W Mountain Ave Laporte Ave SSt Shields St N Shields © 1214 APO W Mountain Boundary Ave 1 inch = 333 feet 800' Site APO Boundary 128 1 Demolition/Alteration Review Final Hearing 1214 West Mountain Avenue Josh Weinberg Historic Preservation Planner Landmark Preservation Commission March 12, 2014 129 2 Vicinity/ Notification Map 130 3 Property Significance • Eligible under Landmark Designation Standard 3 • Excellent example of Craftsman Bungalow Architecture Southern Elevation – pre 2013 alteration 131 4 1214 West Mountain Avenue Southwestern Elevation Southeastern Elevation 132 5 Final Hearing • Final Hearing Requirements – Fully approved plans for alteration – Completed Colorado Architectural Inventory Form – Notification of Final Hearing to nearby property owners – Public hearing 133 6 Final Hearing • Commission Review – Approval of application – Postpone Hearing for up to 45 days to: • Gather additional information • Resolve neighborhood concerns • Investigate benefits to the City of Landmark designation 134 Planning, Development & Transportation MEMORANDUM DT: March 12, 2014 TO: Members of the Landmark Preservation Commission TH: Laurie Kadrich, Director of Community Development and Neighborhood Services FM: Karen McWilliams, Historic Preservation Planner RE: Proposed Revisions to the City Code Resulting from the Historic Preservation Process Improvements Study During 2012 and 2013, at Council’s direction, staff identified improvements to the Historic Preservation Program processes and codes, to enhance the program’s transparency, predictability, and effectiveness. The purpose of this item is to present the code changes to the Landmark Preservation Commission, and to seek the Commission’s recommendation on the proposed code changes to Chapter 2 and Chapter 14 of the City Codes. BACKGROUND/DISCUSSION Phase 1 of this review resulted in two substantive changes to the Municipal Code, adopted in August 2012: • An appeal process for determinations of eligibility, and for the determination of the effect of proposed work on this eligibility; and • More specificity to Landmark Preservation Commission (LPC) member’s requirements, ensuring compliance with Certified Local Government (CLG) standards. Phase 2 has involved a comprehensive look at the various components that make up the Historic Preservation Program. At Council’s August 26, 2013 Work Session, staff brought forward a number of process and code changes for Council’s consideration. Based upon Council’s direction, staff has worked with the City Attorney’s Office to draft the language to implement these changes, and will bring these forward for Council action on April 1, 2014. PROPOSED REVISIONS TO THE MUNICIPAL CODE Municipal Code revisions and improvements that Council wished to see brought forward are contained in Chapter 2, “Administration,” and in Chapter 14, “Landmark Preservation.” More substantive changes include a complete re-organization of Chapter 14 and the addition of explanations and references, enhancing clarity and understanding of the code requirements; and making changes to existing procedures to expedite the review process. Key changes include: 135 • Adding the ability for the Community Development and Neighborhood Services (CDNS) Director to approve minor alterations on landmark properties through an administrative process; • Adding the ability for the LPC Design Review Subcommittee to make a recommendation to the CDNS Director on buildings undergoing Historic Review, as an alternative to the required Landmark Preservation Commission review; • The inclusion of a building’s context as a consideration in determining eligibility; • Having determinations remain valid for five years, rather than the current one; • Adding a requirement that a minimum of three citizens must sign to submit an application for a non-consensual landmark designation. QUESTION: Does the Commission wish to make a recommendation to Council on the adoption of the changes to Municipal Code Chapters 2, “Administration,” and 14, “Landmark Preservation”? ATTACHMENTS 1. Municipal Code Chapter 2, “Administration,” with Proposed Changes 2. Municipal Code Chapter 14, “Landmark Preservation,” with Proposed Changes 3. PowerPoint Presentation 136 ARTICLE I. IN GENERAL Sec. 14-1. Definitions. The following words, terms and phrases, when used in this Chapter, shall have the meanings ascribed to them in this Section: Adverse effect shall mean that a project or undertaking may alter, directly or indirectly, any of the characteristics that qualify a property for designation, either individually or as a contributing element of a district, in a manner that would diminish the property’s exterior integrity. Adverse effects may include reasonably foreseeable effects caused by the undertaking that may occur later in time, be removed in distance, or be cumulative. Alteration shall mean any act or process, including relocation, which changes one (1) or more of the exterior characteristics of a designated site, structure, object, or district or a site, structure, object or district eligible for designation,. Characteristics shall mean the visible and tangible attributes of a site, structure, object or district, including but not limited to the architectural design, style, general arrangement and components of all the outer surfaces of a site, object, structure or improvement, including but not limited to the color, texture, materials, type and style of all windows, doors, lights, signs and other fixtures appurtenant to said site, object, structure or improvement. Commission shall mean the Landmark Preservation Commission created in § 2- 276. Compatible shall mean the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include height, scale, mass and bulk of structures. Other characteristics include pedestrian or vehicular traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development. Construction shall mean the erection of any on-site improvements on any parcel of ground located within a designated or eligible district or on a designated or eligible site, whether the site is presently improved or unimproved, or the erection of a new significant or accessory structure on such property. Context shall mean the interrelated conditions in which a site, structure, object or district exists. The context of an area is the sum of the existing buildings and 137 spaces, and the pattern of physical development in the area. It can also be a measurement of the scarcity or profusion of a particular resource type. Contributing to a district shall mean a site, structure or object eligible for designation, or formally designated, that has significance and that has experienced some exterior alterations which, while not seriously damaging the exterior integrity of the property, have altered the appearance enough to be notedreadily observed. These sites, structures, or objects retain enough exterior integrity to contribute to the significant characteristics of the district. Demolition shall mean any act or process that destroys in part or in whole an eligible or designated site, structure or object, or a site, structure or object within an eligible or designated district. Determination of eligibility shall mean a decision by the Director and the chair of the Commission, or the Commission, that a site, structure, object or district meets one (1) or more of the standards for designation as a Fort Collins landmark, which determination shall be valid for one (1) yearfive (5) years. The determination of eligibility for the National Register of Historic Places and/or State Register of Historic Places Properties shall be according to the processes and procedures of the Colorado Historical Society. Director shall mean the Director of Community Development and Neighborhood Services or his or her designee. District shall mean a geographically definable area possessing a significant concentration, linkage, or continuity of sites, structures, or objects and their surrounding environs united by past events or aesthetically by plan or physical development. A district may also comprise individual elements separated geographically but linked by association or history. Eligibility shall mean a resource’s ability to meet one (1) or more of the standards for designation as a Fort Collins landmark, or the criteria for designation on the National Register of Historic Places and/or State Register of Historic Places Properties. There are three (3) levels of eligibility for Fort Collins landmark designation: individual, contributing to a district, and noncontributing/not eligible. Exterior integrity shall mean the ability of a property to convey its significance. To be designated as a landmark, a property must not only be shown to be significant, but also must have exterior integrity. The degree of integrity required for landmark status is relative to a property’s significance. Exterior integrity is the composite of seven (7) aspects or qualities, which in various combinations define integrity: location, design, setting, materials, workmanship, feeling, and association. The more qualities present in a property, the higher its integrity. Ultimately the question of exterior integrity is answered by whether or not the property retains the identity for which it is significant. Location is the place where 138 the historic property was constructed or the place where the historic event occurred. Design is the combination of elements that create the form, plan space, structure, and style of a property. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place. It involves how, not just where, the property is situated and its relationship to the surrounding features and open space. Materials are the physical elements that form a historic property. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, or site. Feeling is a property’s expression of the aesthetic or historic sense of a particular period or time. It results from the presence of physical features that, taken together, convey the property’s historic character. Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property’s historic character. Improvement shall mean any building, structure, place, work of art or other object constituting a physical betterment of real property or any part of such betterment, including improvements on public property. Individual landmark shall mean a site, structure or object eligible for designation, or formally designated, that has significance and which substantially retains its exterior integrity. The property may have minor exterior alterations but these alterations will not have substantially compromised the site’s, structure’s or object’s exterior integrity. Landmark or landmark district shall mean any site, structure, object or improvement and its surrounding environs or a group of sites, structures, objects or improvements or both and their surrounding environs: (1) Which has a special character or special historic or aesthetic interest or value as part of the development, heritage or cultural characteristics of the City, state or nation; (2) Wherein any event of major historic significance with a measurable effect upon society took place; (3) Which is closely identified with a person or group of persons who have had some measurable influence on society; (4) Wherein the broad cultural, political, economic or social heritage of the community is exemplified; (5) Which faithfully portrays the environment of a group of people in an era of history characterized by a distinctive architectural style or which embodies those distinguishing characteristics of an architectural-type specimen or which is the work of an architect or master builder whose individual work has influenced the development of the City; 139 (6) Which, because of being a part of or related to a square, park or other distinctive area, should be developed or preserved according to a plan based upon a historic, cultural or architectural significance; (7) Which, due to unique location or singular physical characteristic, represents an established, familiar and significant visual feature of the neighborhood, community or City; (8) Officially designated as a Fort Collins landmark or Fort Collins landmark district pursuant to the provisions of this Chapter. Major alteration shall mean work which has the potential to substantially affecting more than one (1) aspect of exterior integrity. Minor alteration shall mean work which has the potential to substantially affecting no more than one (1) aspect of exterior integrity. Noncontributing/not eligible shall mean a site, structure or object which does not possess sufficient significance and/or exterior integrity necessary for designation, and is considered noncontributing to a district, or not eligible to be designated as an individual landmark. Object shall mean a material thing of functional, aesthetic, cultural, historical or scientific value that may be, by nature or design, movable. Relocation shall mean moving all or part of a structure or object to a different location. Repair and maintenance shall mean work done on a site, structure or object in order to correct any deterioration, decay or damage to any part thereof in order to restore the same as nearly as practical to its condition prior to such deterioration, decay or damage. Resource shall mean any site, structure or object that is part of or constitutes a property. Significance shall mean the importance of a property as defined by the standards for designation as a Fort Collins landmark or landmark district. The determination of significance for the National or State Registers of Historic Places shall be in accordance with the processes and procedures of the Colorado Historical Society. Significant structure shall mean a house, commercial/industrial building, barn, stable, granary, carriage house, chicken house or similar structure. Site shall mean the location of a significant event, a prehistoric or historic occupation or activity, or a structure or object whether standing, ruined, or 140 vanished, where the location itself maintains historical or archeological value regardless of the value of any existing structure. Structure shall mean that which is built or constructed, an edifice or building of any kind or any piece of work artificially built up or composed of parts joined together in some definite manner. Working day shall mean any day except Saturday, Sunday and any national, state or local holiday (or day of observation) during which the Department of Community Development and Neighborhood Services is not open for regular business. (Code 1972, § 69-3; Ord. No. 78, 1988, § 4, 6-7-88; Ord. No. 130, 2002, § 12, 9-17-02; Ord. No. 186, 2002, § 1, 1-7-03; Ord. No. 132, 2009, §§ 1, 2, 12-15-09; Ord. No. 067, 2012, §§ 1—6, 8-21-12) Cross reference—Definitions and rules of construction generally, § 1-2. Sec. 14-2. Declaration of policy. (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 maintained or enhanced by disregarding the historical, architectural and geographical heritage of the City and by ignoring the destruction or defacement of such cultural assets. (Code 1972, § 69-2(A), (C); Ord. No. 186, 2002, § 2, 1-7-03) Sec. 14-3. Purpose. The purposes of this Section are to: (1) Designate, preserve, protect, enhance and perpetuate those sites, structures, objects and districts which reflect outstanding elements of the City's cultural, artistic, social, economic, political, architectural, historic or other heritage; (2) Foster civic pride in the beauty and accomplishments of the past; (3) Stabilize or improve aesthetic and economic vitality and values of such sites, structures, objects and districts; 141 (4) Protect and enhance the City's attraction to tourists and visitors; (5) Promote the use of outstanding historical or architectural sites, structures, objects and districts for the education, stimulation and welfare of the people of the City; (6) Promote good urban design; (7) Promote and encourage continued private ownership and utilization of such sites, structures, objects or districts now so owned and used, to the extent that the objectives listed above can be attained under such a policy. (Code 1972, § 69-2(B)) Sec. 14-4. Staff. The staff of the Commission shall consist of a secretary and such other staff as may be authorized by the City. The secretary shall be the custodian of the records of the Commission, shall handle official correspondence and shall generally supervise the clerical and technical work of the Commission. The Director shall act as secretary and staff liaison to the Commission. (Code 1972, § 69-5; Ord. No. 186, 2002, § 3, 1-7-03; Ord. No. 132, 2009, § 3, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Cross reference—Community Planning and Environmental Services, § 2-521. Sec. 14-5. Standards for determining the eligibility for designation of sites, structures, objects and districts for preservationdesignation as Fort Collins Landmarks or Landmark Districts. Properties that possess exterior integrity are eligible for designation as Fort Collins Landmarks or Fort Collins Landmark Districts if they meet one (1) or more of the following standards for designation : (1) The property is associated with events that have made a significant contribution to the broad patterns of history; or (2) The property is associated with the lives of persons significant in history; or (3) The property embodies the distinctive characteristics of a type, period, or method of construction, or that represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or 142 (4) The property has yielded, or may be likely to yield, information important in prehistory or history. Properties eligible for designation must possess both significance and exterior integrity. In making a determination of eligibility, the context of the area surrounding the property shall be considered. (1) Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering, or culture of our community, state or nation. Significance is achieved through meeting one or more of four standards recognized by the U.S. Department of Interior, National Park Service. These standards define how properties are significant for their association with events or persons, in design or construction, or for their information potential. (2) Standards for determining significance: a. Event. Properties may be determined to be significant if they are associated with events that have made a recognizable contribution to the broad patterns of our history. A property can be associated with either (or both) of two types of events: 1. A specific event marking an important moment in Fort Collins prehistory or history; and/or 2. A pattern of events or a historic trend that made a recognizable contribution to the development of our community, state, or the nation. b. Person/Group. Properties may be determined to be significant if they are associated with the lives of a person or groups of persons recognizable in our past whose specific contributions to our history can be identified and documented. c. Design/Construction. Properties may be determined to be significant if they embody the identifiable characteristics of a type, period, or method of construction; or represent the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; or possess high artistic values or design concepts; or be a part of a recognizable and distinguishable group of properties. This Standard applies to such disciplines as formal and vernacular architecture, landscape architecture, engineering, and artwork, by either an individual or a group. A property can be significant not only for the way it was originally constructed or crafted, but also for the way it was adapted at a later period, or for the way it illustrates changing tastes, attitudes, and/or uses over a period of time. Examples are residential buildings which 143 represent the socio-economic classes within a community, but which frequently are vernacular in nature and do not have high artistic values. d. Information potential. Properties may be determined to be significant if they have yielded, or may be likely to yield, information important in prehistory or history. (3) Exterior integrity is the ability of a site, structure, object or district to be able to convey its significance. The exterior integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities established by the U.S. Department of Interior, National Park Service: location, design, setting, materials, workmanship, feeling, and association. All seven (7) qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. (4) Standards for determining exterior integrity: a. Location is the place where the historic property was constructed or the place where the historic event occurred. b. Design is the combination of elements that create the form, plan space, structure, and style of a property. c. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place. It involves how, not just where, the property is situated and its relationship to the surrounding features and open space. d. Materials are the physical elements that form a historic property. e. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, or site. f. Feeling is a property’s expression of the aesthetic or historic sense of a particular period or time. It results from the presence of physical features that, taken together, convey the property’s historic character. g. Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires 144 the presence of physical features that convey a property’s historic character. (5) Context. Context is the interrelated conditions in which a site, structure, object or district exists – its surroundings. The context of an area is the sum of the existing buildings and spaces, and the pattern of physical development in the area. The area required for evaluating a resource’s context is dependent on the type and location of the resource. A house located in the middle of a residential block could be evaluated in the context of the buildings on both sides of the block, while a house located on a corner may require a different contextual area. Upon the submittal of an application necessitating a determination of eligibility for designation as a Fort Collins Landmark or Landmark District, the Director of Community Development and Neighborhood Services and/or the chair of the Commission shall determine the minimum area required for evaluating context, and such information, including photographs and other documents, as required for the determination. Sec. 14-6. Process for determining the eligibility of sites, structures, objects and districts for designation as Fort Collins Landmarks or Landmark Districts. (a) Application. Application for determining the eligibility of a site, structure, object or district for designation as a Fort Collins Landmark or Landmark District may be made by any citizen of or owner of property in the City on forms prescribed by the City. Said application shall be filed with the Director. Within fifteen (15) days of the filing of such application, the Director and the chair of the Commission (or a designated member of the Commission appointed by the chair) shall determine the site, structure, object or district's current level of eligibility (individual, contributing to a district or not eligible) for designation as a Fort Collins landmark, which determination shall be valid for five (5) years. The Director shall promptly publish the determination in a newspaper of general circulation in the City, and cause a sign to be posted on or near the structure proposed for demolition or exterior alteration stating that the building or structure is undergoing historic review. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. (b) Appeal of determination. Any determination made by the Director and the chair of the Commission, or his or her designee, regarding the structure’s level of eligibility may be appealed to the Commission by any citizen or owner of property in the City. Such appeal shall be set forth in writing and filed with the Director within ten (10) fourteen (14) days of the date of the Director's decision. The appeal shall include a Colorado Cultural Resource Survey Architectural Inventory Form, prepared by an expert in historic preservation acceptable to the Director and the applicant, with the cost of such form to be paid by the applicant. Such form need not be filed with the appeal but must be filed at least ten (10) days prior to the hearing of the appeal. The Commission shall schedule a date for hearing the appeal before the Commission as 145 expeditiously as possible. Not less than ten (10) days prior to the date of the hearing, the Commission shall provide the appellant with written notice of the date, time and place of the hearing of the appeal, which notice shall be deposited in the U.S. Mail, and shall publish in a newspaper of general circulation in the City notice of the hearing. The fact that any notice required under this Subsection has not been received shall not affect the validity of any hearing or determination by the Commission. In addition, the Commission shall cause a sign to be posted on or near the structure stating that the building or structure is undergoing historic review. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. (Code 1972, § 69-6; Ord. No. 186, 2002, § 4, 1-7-03) Cross reference—Buildings and building regulations, Ch. 5. Sec. 14-67. Waiver of conditions. Upon a showing of substantial hardship or to protect against an arbitrary result, the Commission may waive such conditions and requirements as are set forth in this Chapter provided that the spirit and purpose of the Chapter are not significantly eroded, and that in making its decision, the Commission shall grant the waiver only if it finds that the request for the waiver meets one or both of the following criteria: (1): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, provided that such difficulties or hardship are not caused by the act or omission of the applicant; and/or (2): The proposal as submitted will not diverge from the conditions and requirements of this Chapter except in nominal and inconsequential ways, and will continue to advance the purposes of this Chapter. Any finding made under subparagraph (1) or (2) above shall be supported by specific findings showing how the proposal, as submitted, meets the requirements and criteria of said subparagraph (1) or (2). (Code 1§972, § 69-9(H); Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 186, 2002, § 22, 1-7- 03; Ord. No. 067, 2012, § 7, 8-21-12) Sec. 14-8. Extension of time limits. Any time limit set forth in this Chapter may be extended by mutual consent of the Commission and the applicant, or the Commission, the Department of Community Development and Neighborhood Services and the applicant, whichever is applicable. 146 (Code 1972, § 69-10; Ord. No. 78, 1988, § 15, 6-7-88; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, § 20, 9-17-02; Ord. No. 186, 2002, § 24, 1-7-03; Ord. No. 132, 2009, § 11, 12-15-09) Sec. 14-9. Violations and penalties. Any person violating any provision of this Chapter shall be subject to the penalty provided in § 1-15. In case any improvement is erected, constructed, reconstructed, altered, added to or demolished in violation of this Chapter, the City or any proper person may institute an appropriate action or proceeding to prevent such unlawful action. The imposition of any penalty hereunder shall not preclude the City or any proper person from instituting any proper action or proceeding to require compliance with the provisions of this Chapter and with administrative orders and determinations made hereunder. (Code 1972, § 69-13; Ord. No. 69, 1989, § 2, 6-20-89; Ord. No. 56, 1994, § 1, 4-19-94; Ord. No. 186, 2002, § 28, 1-7-03) Cross reference—General penalty, § 1-15. Sec. 14-10. Appeal of decisions Final decisions of the Commission, except decisions made under Section 14-21(a) of the Article, shall be subject to the right of appeal to the City Council as set forth in § 2-46 et seq. Any action taken in reliance upon any decision of the commission that is subject to appeal under the provisions of this Chapter shall be totally at the risk of the person(s) taking such action until all appeal rights related to such decision have been exhausted, and the City shall not be liable for any damages arising from any such action taken during said period of time. (Code 1972, § 69-9(I); Ord. No. 78, 1988, § 14, 6-7-88; Ord. No. 89, 1989, §§ 2, 3, 6-20- 89; Ord. No. 186, 2002, § 23, 1-7-03) Sec. 14-11. Severability. It is hereby declared to be the legislative intent that the several provisions of this Chapter shall be severable in accordance with the provisions set forth below: (1) If any provision of this Chapter is declared to be invalid by a decision of any court of competent jurisdiction, it is hereby declared to be the legislative intent that the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid. Such decision shall not affect, impair or nullify this Chapter as a whole or any other part, but the rest of this Chapter shall continue in full force and effect; (2) If the application of any provision of this Chapter to any lot, structure or other improvement or a tract of land is declared to be invalid by a decision of any court of 147 competent jurisdiction, it is hereby declared to be the legislative intent that the effect of such decision shall be limited to that lot, structure or other improvement or tract of land immediately involved in the controversy, action or proceeding in which the judgment or decree of invalidity was rendered. Such decision shall not affect, impair or nullify this Chapter as a whole or the application of any provision to any other lot, structure or other improvement or tract of land. (Code 1972, § 69-14; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 56, 1994, § 1, 4-19-94; Ord. No. 186, 2002, § 29, 1-7-03) Secs. 14-712—14-20. Reserved. ARTICLE II. DESIGNATION PROCEDURE Sec. 14-21. Initiation of procedure. Whenever in the opinion of the Commission, upon its own motion or upon application of any citizen of or owner of property in the city, a site, structure, object or district meets the criteria of a landmark or landmark district, the Commission shall contact the owner or owners of such landmark or landmark district outlining the reasons and effects of designation as a landmark and, if possible, shall secure the owner's consent to such designation. If the Commission is unable to personally contact such owner, it shall be sufficient to send a written request for the consent to designation of such property by certified or registered mail, return receipt requested, addressed to the owner of the property as shown on the most recent records of the county Assessor at the address shown on such records. Following such contact, if an owner does not consent to such designation of the property within fifteen (15) days from the date of receipt of the request for consent to designation, the Commission, upon the affirmative vote of at least five (5) of its members may proceed by officially adopting a resolution stating that the preliminary investigation by the Commission indicates that the described property is eligible for designation as a landmark or landmark district and the reason the Commission feels that it should proceed without the consent of the owner to such designation and scheduling a public hearing by the Commission on the question of designation, hereinafter called a designation hearing, at a specified time, date and place and directing that the notice of hearing be given as described in § 14-22 below. If the owner consents in writing to such designation, the Commission, upon the affirmative vote of a majority of the members present, may adopt a resolution recommending to the City Council the designation of the landmark or landmark district without the necessity of notice and without the review by the Department of Community Development and Neighborhood Services required by § 14-23 below. All applications submitted in accordance with this Section shall include a description of the property proposed for designation and a detailed outline of the reasons why such property should be designated and why the boundaries of the property should be determined as described in the application. 148 (a) Application. Application for landmark designation may be made by motion of the Commission or upon application of the owner of the property sought to be designated, or of any three (3) or more unrelated citizens of the City. All applications submitted in accordance with this Section shall include a description of the property proposed for designation and a detailed outline of the reasons why such property should be designated and why the boundaries of the property should be determined as described in the application. Upon receipt of an application, the Commission shall make a motion stating whether the site, structure, object or district meets the criteria of a landmark or landmark district, and, if so, directing staff to investigate the benefits to the City of landmark designation. If the owner is not the applicant, the Commission shall contact the owner or owners of such landmark or landmark district outlining the reasons and effects of designation as a landmark and, if possible, shall secure the owner's consent to such designation. If the Commission is unable to personally contact such owner, it shall be sufficient to send a written request for the consent to designation of such property by certified or registered mail, return receipt requested, addressed to the owner of the property as shown on the most recent records of the County Assessor at the address shown on such records. (b) Owner consent. If the owner consents in writing to such designation, the Commission, upon the affirmative vote of a majority of the members present, may adopt a resolution recommending to the City Council the designation of the landmark or landmark district without the necessity of notice and without the review by the Department of Community Development and Neighborhood Services required by § 14-26 below. Sec. 14-2422. Interim control. No building permit shall be issued by the Department of Community Development and Neighborhood Services for exterior alteration, construction, relocation or demolition of a site, structure or object under consideration for landmark designation or any site, structure or object within a district under consideration for landmark district designation from the date of the hearing of the Commission at which the Commission approves a motion directing staff to investigate the benefits to the City of landmark designation until final disposition of the designation by the City Council unless such alteration, construction, relocation or demolition is approved by a motion of the Commission as not having an adverse effect on the property’s eligibility for designation, or is authorized by resolution of the City Council as necessary for public health, welfare or safety. In no event shall the delay in issuance of a building permit due to the provisions of this Section be for more than one hundred eighty (180) days. (Code 1972, § 69-7(D); Ord. No. 78, 1988, § 8, 6-7-88; Ord. No. 130, 2002, § 12, 9-17- 02; Ord. No. 186, 2002, § 8, 1-7-03; Ord. No. 030, 2012, § 33, 4-17-12) Sec. 14-23. Resolution hearing. 149 If an owner does not consent to designation of the property within fifteen (15) days from the date of receipt of the request for consent to designation, the Commission shall hold a resolution hearing, at a specified time, date and place, following the giving of notice as described in § 14-25. Upon the affirmative vote of at least six (6) of its members the Commission may proceed by officially adopting a resolution stating that the preliminary investigation by the Commission indicates that the described property is eligible for designation as a landmark or landmark district, and the reason the Commission feels that it should proceed without the consent of the owner to such designation. The Commission shall proceed to schedule a public hearing on the question of designation, hereinafter called a designation hearing, at a specified time, date and place following the giving of notice as described in § 14-25. The fact that any notice required under this Subsection has not been received shall not affect the validity of any hearing or determination by the Commission. (Code 1972, § 69-7(A); Ord. No. 78, 1988, § 5, 6-7-88; Ord. No. 130, 2002, § 20, 9-17- 02; Ord. No. 186, 2002, § 5, 1-7-03; Ord. No. 132, 2009, § 4, 12-15-09; Ord. No. 067, 2012, § 8, 8-21-12) Sec. 14-254. Designation Hearing. (a) Following the giving of notice as described in § 14-25 the Commission shall hold a designation hearing. At least five (5) six (6) members of the Commission shall conduct the hearing. If at least five (5) six (6) members are not present, the members present may adjourn the meeting to another date within two (2) weeks. If at least five (5) six (6) members are not present at such adjourned meeting, the hearing shall be canceled and the designation procedure terminated. If any hearing is continued, the time, date and place of the continuation shall be established and announced to those present when the current session is to be adjourned. Such information shall be promptly forwarded, by regular mail, to the owners of record as established and addressed pursuant to § 14-225. (b) Reasonable opportunity shall be provided for all interested parties to express their opinions regarding the proposed designation or designations. However, nothing contained herein shall be construed to prevent the Commission from establishing reasonable rules to govern the proceedings of the hearings or from establishing reasonable limits on the length of individual presentations. The hearings shall be recorded and minutes provided to each City Council member. Written presentations, including the report of the Department of Community Development and Neighborhood Services as described in Sec. 14-26, shall be included in the record of the hearing. (Code 1972, § 69-7(E); Ord. No. 78, 1988, § 9, 6-7-88; Ord. No. 130, 2002, § 20, 9-17- 02; Ord. No. 186, 2002, § 9, 1-7-03; Ord. No. 132, 2009, § 7, 12-15-09) Sec. 14-225. Notice of hearing. Notice of designation hearings shall be given as follows: 150 (1) Written notice of the time, date, place and subject of the hearing shall be sent by registered or certified mail not less than thirty (30) days prior to the hearing to all owners of record on the date of the resolution who own the real property being proposed for designation as a landmark or landmark district. Such notice shall be deemed delivered upon the passage of five (5) days from the deposit of the notice in the mail. The fact that any notice required under this Subsection has not been received shall not affect the validity of any hearing or determination by the Commission. (2) Signs indicating that recommendation for landmark designation is being considered by the Commission shall be posted by the Commission for a period of not less than fifteen (15) days immediately preceding the applicable hearing on all property proposed for landmark designation and/or on the boundaries of all areas proposed for landmark district designations. Such signs shall be prominently displayed and easily readable from abutting public ways. (3) A legal notice indicating the nature of the hearings, the property involved and the time, date and place of the scheduled public hearing shall be published in a local newspaper of general circulation one (1) time at least fifteen (15) days prior to the hearing. (4) Written notice of the proposed landmark designation, including the identification of the property, the basis for commencing with the designation procedure and the time, date and place of the hearing, shall be given to the Director not later than thirty (30) days prior to the hearing. (Code 1972, § 69-7(B); Ord. No. 78, 1988, § 6, 6-7-88; Ord. No. 130, 2002, § 20, 9-17- 02; Ord. No. 186, 2002, § 6, 1-7-03; Ord. No. 132, 2009, § 5, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Sec. 14-236. Department of Community Development and Neighborhood Services review. (a) The Department of Community Development and Neighborhood Services shall review the proposed designation with respect to: (1) Its relationship to the zoning ordinance of the City and the Comprehensive Plan of the City; (2) The effect of the designation upon the surrounding neighborhood; (3) Such other planning considerations as may be relevant. (b) The Department of Community Development and Neighborhood Services may recommend approval, rejection or modification of the proposed designation and its recommendation shall contain a statement of the basis for the recommendation. The 151 recommendation shall be delivered to the Commission in written form at or prior to the designation hearing. (Code 1972, § 69-7(C); Ord. No. 78, 1988, § 7, 6-7-88; Ord. No. 130, 2002, § 20, 9-17- 02; Ord. No. 186, 2002, § 7, 1-7-03; Ord. No. 132, 2009, § 6, 12-15-09) Cross reference—Community Planning and Environmental Services, § 2-521. Sec. 14-267. Findings and recommendations of the Commission. The Commission shall act officially on each proposed designation within thirty-five (35) days of the designation hearing. The Commission may approve, reject or modify any proposal, but no proposal may be extended beyond the boundaries of the land described in the original resolution unless the initiation and hearing procedures is are repeated for the enlarged boundaries. The Commission shall set forth in its records the findings of fact which constitute the basis for its decision. If the Commission fails to act within the thirty- five-day period, the designation shall be deemed to have been rejected and the designation procedure shall thereby be terminated. (Code 1972, § 69-7(F); Ord. No. 78, 1988, § 10, 6-7-88; Ord. No. 186, 2002, § 10, 1-7- 03) Sec. 14-278. Transmittal to City Council. (a) Within fifteen (15) days after reaching its decision, the Commission shall transmit to the City Council its recommendation on the designation of a landmark or landmark district, including the description of the property involved and the findings upon which the recommendation was based. (b) If more than one (1) property is involved in the designation procedure, the Commission may approve in part and terminate in part. Each part shall then be treated as a separate action. In no event may any property be added to the area described in the initiation resolution without instituting a new designation procedure. (Code 1972, § 69-7(G); Ord. No. 78, 1988, § 11, 6-7-88; Ord. No. 186, 2002, § 11, 1-7- 03) Sec. 14-289. City Council action. Upon receipt of the recommendations transmitted by the Commission, the City Council may by ordinance designate property as a landmark or landmark district. Due consideration shall be given to the written view of owners of affected property, and in its discretion the City Council may hold public hearings on any proposed landmark or landmark district designation. If the City Council does not so designate a property, then the any permit then in effect to alter or demolish the structure on the 152 property may be approved without the necessity of compliance with Article IV of this Chapter. (Code 1972, § 69-7(H); Ord. No. 78, 1988, § 12, 6-7-88; Ord. No. 186, 2002, § 12, 1-7- 03; Ord. No. 067, 2012, § 9, 8-21-12) Sec. 14-2930. Recording with County Clerk. Within fifteen (15) days of the effective date of an ordinance designating property as a landmark or landmark district, the City shall record among the real estate records of the County Clerk and Recorder either: (1) A certified copy of the ordinance designating the specified property as a landmark or landmark district; or (2) A notice stating that the specified property has been designated as a landmark or landmark district and citing the ordinance and the effective date of the ordinance which made the designation effective. The notice may also contain a brief summary of the effects of such designation as set forth in this Chapter. (Code 1972, § 69-7(l)) Sec. 14-301. Final notification to owner. Within ten (10) fourteen (14) days after the recording of the ordinance or the notice of designation of property as a landmark or landmark district, the secretary of the Commission shall send to the owner of each property so designated a letter outlining the reasons for such designation and the obligations and restrictions created by such designation. Such letter shall also contain a request that the owner or his or her successors or assigns notify the secretary of the Commission prior to: (1) Preparation of plans for the reconstruction or alteration of the exterior of improvements located on such property; (2) Preparation of plans for the construction, exterior alteration, relocation or demolition of improvements on such property. (Code 1972, § 69-7(J); Ord. No. 78, 1988, § 13, 6-7-88; Ord. No. 186, 2002, § 13, 1-7- 03) Sec. 14-312. Amendment or rescission of designation. A landmark and landmark district designation may be amended or rescinded in the same manner as the original designation was made. (Code 1972, § 69-8) 153 Sec. 14-58 33. Notification of state or national designation. The Director shall promptly notify the Commission of any known national or state designations which occur within the City. (Code 1972, § 69-12; Ord. No. 78, 1988, § 16, 6-7-88; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 56, 1994, § 1, 4-19-94; Ord. No. 130, 2002, § 21, 9-17-02; Ord. No. 186, 2002, § 27, 1-7-03; Ord. No. 132, 2009, § 12, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Secs. 14-324—14-45. Reserved. ARTICLE III. CONSTRUCTION, ALTERATIONS, AND DEMOLITIONS AND RELOCATIONS Sec. 14-46. Work requiring building permit. (a) Action on an application for a building permit, including any permit for the demolition or exterior alteration of a structure or object, shall be deferred by the Director of Building and Zoning except as provided in § 14-521 until the application is accompanied by a report of acceptability from the Commission for the proposed work when the proposed work involves any of the following: (1) Alteration or reconstruction of or addition to the exterior of any improvement which constitutes all or part of a landmark or landmark district; (2) Demolition or relocation exterior alteration of any improvement or object which constitutes all or part of a landmark or landmark district; (3) Construction or erection of or addition to any improvement upon any land included in a landmark district. (b) In order to obtain a report of acceptability, the applicant shall submit the application for a building permit, including sketches, plans and other documents as required by the Commission, to the Commission through the Director. All such applications shall be reviewed by the Commission in two (2) phases to determine compliance with this Chapter as follows: (1) Conceptual review. Conceptual review is an opportunity for the applicant to discuss requirements, standards, design issues and policies that apply to landmarks or sites, structures and objects within a landmark district. Problems can be identified and solved prior to final review of the application. After review of the application by the Commission, the Director shall furnish the applicant with written comments regarding the conceptual review. Conceptual approval of any proposed 154 work may be limited to certain portions of the work as deemed appropriate by the Commission. Conceptual approval does not guarantee final approval of any proposed work. If, upon review of the proposed work, the Commission determines that conceptual review is not necessary given the absence of a significant impact on the landmark or landmark district involved, it may be waived by the Commission, and the Commission may then proceed to consider the proposed work on final review at the same meeting. (2) Final review. If an application or parts thereof is conceptually approved, it shall be finally reviewed by the Commission at the same or a subsequent meeting of the Commission. During final review, the Commission shall consider the application or parts thereof that have received conceptual approval and any changes made by the applicant since conceptual review. (Code 1972, § 69-9(A); Ord. No. 130, 2002, §§ 11, 21, 9-17-02; Ord. No. 186, 2002, § 14, 1-7-03; Ord. No. 132, 2009, § 8, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Sec. 14-47. Work not requiring building permit; application for approval. (a) Except as otherwise provided herein, no land surface within any real property designated as a landmark or landmark district shall be changed and no improvements shall be erected, removed, restored, demolished or altered including alteration of color without prior written approval of the Commission. No addition shall be made to any real property designated as a landmark or landmark district in such a manner or of such a character as to change the exterior appearance or exterior characteristics which change shall be visible from any public street, park or other public place, without prior written approval of the Commission. (b) Any person desiring to remove, demolish, alter or in any way change the exterior appearance or the exterior characteristics of improvements on real property designated as a landmark or in a landmark district or desiring to change the land surface of any such real property, shall submit to the Commission an application for approval and a specific statement of the work proposed, together with such details as the Commission may require. (Code 1972, § 69-9(B); Ord. No. 89, 1989, § 1, 6-20-89; Ord. No. 186, 2002, § 15, 1-7- 03) Sec. 14-48. Approval of proposed work. (a) If upon receipt of an application for a building permit pursuant to § 14-46, or upon receipt of an application pursuant to § 14-47, the Commission finds that the proposed work is of a nature which will not erode the authenticity or destroy any distinctive exterior feature or characteristic of the improvements or site and is compatible with the distinctive characteristics of the landmark or landmark district and with the spirit and purpose of this Chapter, the Commission shall advise the applicant in writing by issuing a 155 report of acceptability and shall affix its seal to the plans and specifications for the approved work. In the case of an application for a building permit, upon receipt of the Commission's report of acceptability and approved plans and specifications, the Director of Building and Zoning shall proceed with the review of the application for a building permit. No change which would defeat the purpose of this Chapter shall be made in an application for a building permit or the plans and specifications for the proposed work approved by the Commission without resubmittal to the Commission and approval of such changes in the same manner as the original application. (b) In determining the decision to be made concerning the issuance of a report of acceptability, the Commission shall consider the following criteria: (1) The effect of the proposed work upon the general historical and/or architectural character of the landmark or landmark district; (2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and their relation to the sites, structures and objects in the district; (3) The effects of the proposed work in creating, changing, obscuring or destroying the exterior characteristics of the site, structure or object upon which such work is to be done; (4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark or landmark district; (5) The extent to which the proposed work meets the standards of the City and the United States Secretary of the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic resources. (Code 1972, § 69-9(C); Ord. No. 130, 2002, § 11, 9-17-02; Ord. No. 186, 2002, § 16, 1- 7-03) Sec. 14-48.549. Work not detrimental to historic, architectural or cultural material; administrative process. (a) Any work which would otherwise qualify for consideration under the procedures established in § 14-46 or 14-47 of this Article may, at the option of the applicant and with the consent of the chair of the Commission, be considered administratively by the Director. The Director may only consider, under the authority of this Section, applications for approval of color selection from a historically authentic palette of colors, signs, awning re-coverings and minor exterior alterations changes to a landmark or a site, structure or object located in a landmark district that would not remove, cover, alter or destroy any significant historic, architectural or cultural material. The Director may, under the authority of this Section, consider changes originally initiated by the applicant as well as changes to plans previously approved by the Commission. Any application 156 submitted to the Director under the authority of this Section shall be in writing and shall contain a specific statement of the work proposed, together with such details as the Director may require. (b) If, upon receipt of any such application, the Director finds that the proposed work will not remove, cover, alter or destroy any significant historic, architectural or cultural material and is compatible with the distinctive characteristics of the landmark or landmark district and with the spirit and purpose of this Chapter, and complies with all of the criteria for review established in § 14-48(b) above, the Director shall render a written decision approving the work., and shall affix his or her signature to the plans and specifications for the approved work. The Director shall also promptly publish the decision in a newspaper of general circulation in the City. and shall cause a sign to be posted on or near the structure proposed for demolition or alteration stating that the building or structure is undergoing historic review. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. In the case of an application for a building permit, the Director of Building and Zoning shall proceed with the review of the application only upon receipt of the Director's decision and approved plans and specifications. No change shall be made in any such application for a building permit or in the plans and specifications for work approved by the Director unless such changes are submitted to and approved by the Director in the same manner as the original application. The proposed work shall not be commenced until the Director has issued the decision approving the work and a building permit (if applicable) has been issued. (c) Decisions of the Director made under the authority of this Section may be appealed to the Commission by the applicant, provided that any such appeal shall be set forth in writing and filed with the Director within fourteen (14) days of the date of the Director's decision. The Commission shall schedule a date for hearing the appeal before the Commission as expeditiously as possible. The Commission shall provide the appellant with written notice of the date, time and place of the hearing of the appeal, which notice shall be deposited in the U.S. Mail not less than five (5) days prior to the date of the hearing, and shall also publish notice of the hearing in a newspaper of general circulation in the City not less than ten (10) days prior to the date of the hearing. The fact that any notice required under this subsection has not been received shall not affect the validity of any hearing or determination by the Commission. Any action taken in reliance upon the decision of the Director shall be totally at the risk of the persons taking such action until all appeal rights related to such decision have been exhausted, and the City shall not be liable for any damages arising from any such action taken during said period of time. (Ord. No. 160, 1996, 1-7-97; Ord. No. 130, 2002, §§ 11, 23, 9-17-02; Ord. No. 186, 2002, § 17, 1-7-03; Ord. No. 132, 2009, § 9, 12-15-09; Ord. No. 067, 2012, § 10, 8-21- 12) Sec. 14-49. Signs. 157 (a) Any person desiring to remove, demolish, erect, restore or alter any sign, including alteration of color, on any real property designated as a landmark or in a landmark district, shall submit to the Director an application for approval and a specific statement of the work proposed, together with such details as the Director may require. (b) If, upon receipt of any such application, the Director finds that the proposed work is of a nature which will not erode the authenticity or destroy any distinctive exterior feature or characteristic of the improvements and is compatible with the distinctive characteristics of the landmark or landmark district and with the spirit and purpose of this Chapter, the Director shall advise the applicant in writing by issuing a report of acceptability and shall affix his or her signature to the plans and specifications for the approved work. In the case of an application for a building permit, the Director of Building and Zoning shall proceed with the review of the application only upon receipt of the Director's report of acceptability and approved plans and specifications. No change shall be made in any such application for a building permit or in the plans and specifications for work approved by the Director unless such changes are submitted to and approved by the Director in the same manner as the original application. (c) In deciding whether to issue a report of acceptability, the Director shall consider the following criteria: (1) The effect of the proposed sign upon the general historical and/or architectural character of the landmark or landmark district. (2) The design and construction, arrangement, texture and materials of the proposed sign, its relation to the structure, site or object on which it will be attached, and its relation to other improvements and signs within the district. (3) The effect of the proposed sign in obscuring, changing or destroying the exterior characteristics of the structure, site or object upon which it will be attached. (4) The effect of the proposed sign upon the protection, enhancement, perpetuation and use of the landmark or landmark district. (5) The recommendations of the adopted Design Guidelines for Historic Old Town Fort Collins for sign proposals within The Old Town Historic District, and the design guidelines for local landmarks outside The Old Town Historic District adopted by the Commission on June 4, 1986. (d) Decisions of the Director regarding the acceptability of applications for the erection, removal, restoration, demolition or alteration of signs may be appealed to the Commission, provided that any such appeal shall be set forth in writing and filed with the Director within fourteen (14) days of the date of the decision of the Director. The Director shall schedule a date for hearing the appeal before the Commission as expeditiously as possible. The Director shall provide the appellant written notice of the 158 date, time and place of the hearing of the appeal, which notice shall be deposited in the U.S. Mail not less than five (5) days prior to the date of the hearing. (Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, §§ 11, 21, 9-17-02; Ord. No. 186, 2002, § 18, 1-7-03; Ord. 132, 2009, § 10, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Sec. 14-504950. Denial of building permit. If the proposed work is not approved by the Commission, the Director of Building and Zoning shall deny the application for the building permit and shall advise the applicant. No reapplication shall be submitted pursuant to § 14-46 et seq., under the original plans and specifications found unacceptable by the Commission except upon a showing of changed circumstances sufficient to justify the reapplication. (Code 1972, § 69-9(D); Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, § 11, 9-17- 02; Ord. No. 186, 2002, § 19, 1-7-03) Sec. 14-51. Action of Commission on unacceptable proposed work. (a) If the proposed work is not acceptable, the Commission, acting with all due diligence, shall explore with the applicant all means for substantially preserving the landmark site, structure or object, or landmark district which would have been affected by the required permit. These investigations may include, by way of example and not of limitation: (1) Feasibility of modification of the plans; (2) Feasibility of any alternative private use of the site, structure or object which would substantially preserve the original character; (3) Possibility of public acquisition for a public purpose of the site, structure or object involved. (b) If the Commission is unsuccessful in developing either alternate plans or an appropriate public or private use for such site, structure or object, which are acceptable to the applicant, it shall notify the owner and the Director of Building and Zoning in writing. No work, erection, construction, reconstruction or alterations or demolitions of landmarks or sites, structures or objects in landmark districts shall be allowed except upon approval of the Commission as provided in this Chapter. (Code 1972, § 69-9(E), (F); Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, § 11, 9- 17-02; Ord. No. 186, 2002, § 20, 1-7-03) Sec. 14-5451 Appeal of decisions. 159 Decisions of the Commission regarding the acceptability of applications for building permits under § 14-46 or applications for approval of work not requiring a building permit under § 14-47, or appeals of applications regarding signs under § 14-49, shall be considered final decisions within the meaning of § 2-46 et seq.; and such decisions shall be subject to the right of appeal to the City Council as set forth in § 2-46 et seq. (Code 1972, § 69-9(I); Ord. No. 78, 1988, § 14, 6-7-88; Ord. No. 89, 1989, §§ 2, 3, 6-20- 89; Ord. No. 186, 2002, § 23, 1-7-03) Sec. 14-52. Remedying of dangerous conditions. In any case where the Director of Building and Zoning, the Poudre Fire Authority or any other public authority having the power, orders or directs the construction, reconstruction, alteration, repair, relocation or demolition of any landmark improvement for the purpose of remedying conditions determined by that officer, department or authority to be imminently dangerous to life, health or property, nothing contained herein shall be construed as making it unlawful for any person to comply with such order. Any such officer, department or authority shall take immediate steps to notify the Commission of the proposed issuance of any such order or directive and may include in such order or directive any timely received requirements or recommendations of the Commission. (Code 1972, § 69-9(G); Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, § 11, 9-17- 02; Ord. No. 186, 2002, § 21, 1-7-03) Cross reference—Dangerous buildings, § 5-46 et seq. Sec. 14-55. Extension of time limits. Any time limit set forth in this Chapter may be extended by mutual consent of the Commission and the applicant, or the Commission, the Department of Community Development and Neighborhood Services and the applicant, whichever is applicable. (Code 1972, § 69-10; Ord. No. 78, 1988, § 15, 6-7-88; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 130, 2002, § 20, 9-17-02; Ord. No. 186, 2002, § 24, 1-7-03; Ord. No. 132, 2009, § 11, 12-15-09) Sec. 14-5633. Normal maintenance and repair. Nothing in this Chapter shall be construed to prohibit the accomplishment of any work on any landmark or in any landmark district which will neither change the exterior appearance nor the exterior characteristics of improvements, nor the character or appearance of the land itself and which is considered necessary as a part of normal maintenance and repair. (Code 1972, § 69-11; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 186, 2002, § 25, 1-7-03) 160 Sec. 14-574. Minimum maintenance requirements. (a) All sites, structures or objects designated as landmarks and all sites, structures or objects located within a landmark district shall be maintained in such fashion as to meet the requirements of the International Property Maintenance Code or the Uniform Code for Building Conservation, as adopted by the City. The owner of such sites, structures or objects shall also keep in good repair all structural elements thereof which, if not so maintained, may cause or tend to cause the exterior portions of such sites, structures or objects to deteriorate, decay or become damaged or otherwise to fall into a state of disrepair which would have a detrimental effect upon the historic character of such sites, structures or objects or the landmark districts, if any, in which they are situated. (b) The Commission may request that the Director of Building and Zoning require correction of defects or repairs to any sites, structures or objects regulated by this Section. (Ord. No. 56, 1994, § 1, 4-19-94; Ord. No. 130, 2002, § 11, 9-17-02; Ord. No. 186, 2002, § 26, 1-7-03) Sec. 14-58. Notification of state or national designation. The Director shall promptly notify the Commission of any known national or state designations which occur within the City. (Code 1972, § 69-12; Ord. No. 78, 1988, § 16, 6-7-88; Ord. No. 89, 1989, § 2, 6-20-89; Ord. No. 56, 1994, § 1, 4-19-94; Ord. No. 130, 2002, § 21, 9-17-02; Ord. No. 186, 2002, § 27, 1-7-03; Ord. No. 132, 2009, § 12, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Secs. 14-61574—14-70. Reserved. ARTICLE IV. DEMOLITION OR RELOCATION EXTERIOR ALTERATION OF HISTORIC STRUCTURES NOT DESIGNATED AS FORT COLLINS LANDMARKS OR LOCATED IN A FORT COLLINS LANDMARK DISTRICT Sec. 14-71. General. With the exception of any structure found to pose an imminent danger under Section 109.1108.1 of the 2006 International Property Maintenance Code as adopted and amended by the City, or any structure designated as a Fort Collins landmark or located in a Fort Collins landmark district, no structure (or portion thereof) fifty (50) years of age or older which meets one (1) or more of the criteriastandards of eligibility contained in § 14- 5 of this Code may be demolished or its exterior altered nor shall any permit for such demolition or alteration be issued unless the owner of such structure has complied with the provisions of this Section and § 14-72 below. (This Article shall not apply to interior demolition or alteration activities not visible from any public street, park or other public 161 place, or to demolition or alteration activities as they affect the surface or subsurface of the ground, or any archeological impacts pertaining thereto.) (Ord. No. 56, 1994, § 2, 4-19-94; Ord. No. 186, 2002, § 31, 1-7-03; Ord. No. 067, 2012, § 11, 8-21-12) Sec. 14-72. Procedures for review of applications for demolition or exterior alteration. (a) The owner of any structure governed by this Article shall make application for City approval of the demolition or exterior alteration of such structure (or portion thereof) on forms prescribed by the City. Said application shall be filed with the Director. Within ten (10) fourteen (14) days of the filing of such application, the Director and the chair of the Commission, (or a designated member of the Commission appointed by the chair, which shall in this Section be referred to as “designee’), shall determine if the proposed work constitutes a minor or major alteration of the exterior. If the Director and chair of the Commission (or designee) agree that the proposed work is a minor alteration, then the application shall be approved, which approval is not appealable under Section 14-10 or under Subsection (c) of this Section. If the work is determined to be a major alteration, the Director and the chair of the Commission, (or designee) shall determine the structure's current level of eligibility (individual, contributing to a district or not eligible) for designation as a Fort Collins landmark, shall determine the effect of the proposed work on the structure’s eligibility, and shall determine whether demolition approval should be granted by the Director or whether the application should instead be referred to the Commission. for either or both determinations. If approval is granted by the Director, such approval is not appealable under Section 14-10 but may be appealed under Subsection (c) of this Section. The Director shall promptly publish the determination of major alteration and the structure’s level of eligibility in a newspaper of general circulation in the City, and cause a sign to be posted on or near the structure proposed for demolition or alteration for fourteen (14) days stating that the building or structure is undergoing historic review. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. Such approval shall be granted, subject to compliance with all other applicable laws, under the following circumstances: (1) The Director and chair of the Commission (or designee) agree that the structure (or portion thereof), upon review, is not eligible for individual designation as a Fort Collins landmark, and the structure is not designated on the National Register of Historic Places and/or State Registers of Historic Places Properties, either individually or as a contributing element of a National and/or State Register district; or (2) The Director and chair of the Commission (or designee) agree that the structure (or portion thereof), upon review, is eligible for individual designation 162 as a Fort Collins landmark, or the structure is designated on the National and/or State Registers of Historic Places, either individually or as a contributing element of a National and/or State Register district, and Tthe proposed demolition or exterior alteration of the structure (or portion thereof), in the judgment of the Director and the chair of the Commission (or designee), would not be detrimental to the current level of eligibility of the remaining structure, if any, adjacent properties, the surrounding neighborhood and the National and/or State Register district in which the structure is located, if any. If none of the foregoing circumstances isare determined to exist, the Director shall refer the application to the Commission for consideration pursuant to Subsection (b) below. Any determination made by the Director and the chair of the Commission, or his or her designee, regarding major alterations may be appealed to the Commission by any citizen or owner of property in the City, which appeal shall include a Colorado Cultural Resource Survey Architectural Inventory Form and accompanying report prepared by an independent expert in historic preservation, acceptable to the Director and the applicant, with the cost of such form and report to be paid by the applicant. Such report need not be filed with the appeal but must be filed at least ten (10) days prior to the hearing of the appeal. The Director shall also promptly publish the decision in a newspaper of general circulation in the City. Such appeal shall be set forth in writing and filed with the Director within fourteen (14) days of the date of the Director's decision. The Commission shall schedule a date for hearing the appeal before the Commission as expeditiously as possible. The Commission shall provide the appellant with written notice of the date, time and place of the hearing of the appeal, which notice shall be deposited in the U.S. Mail not less than five (5) days prior to the date of the hearing, and shall publish in a newspaper of general circulation in the City notice of the hearing not less than ten (10) days prior to the date of the hearing. In addition, the Commission shall cause a sign to be posted on or near the structure proposed for demolition stating that the building or structure is being considered for demolition. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. Any action taken in reliance upon the decision of the Director shall be totally at the risk of the persons taking such action until all appeal rights related to such decision have been exhausted, and the City shall not be liable for any damages arising from any such action taken during said period of time. (b) If it is determined by the Director and/or chair of the Commission (or designee), pursuant to Subsection (a) above, that a demolition or exterior alteration permit of a single family dwelling (provided that such property continues to be used for single family dwelling purposes) should not be issued without review by the Commission, then the application shall first be reviewed by the Design Review Subcommittee of the Commission prior to any appeal being made under Subsection (c) of this Section. The Director shall schedule a meeting on the application before the Subcommittee as expeditiously as possible following such determination, and following receipt of such 163 information, including sketches, plans and other documents as required by the Subcommittee. At the meeting, the Design Review Subcommittee shall explore with the applicant all means for substantially preserving the eligibility of the structure which would be affected by the required permit. In determining the decision to be made concerning the issuance of a report of acceptability, the Subcommittee shall consider the following criteria: (1) The effect of the proposed work upon the general historical and/or architectural character of the landmark or landmark district; (2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and their relation to the sites, structures and objects in the district; (3) The effects of the proposed work in creating, changing, obscuring or destroying the exterior characteristics of the site, structure or object upon which such work is to be done; (4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark or landmark district; (5) The extent to which the proposed work meets the standards of the City and the United States Secretary of the Interior for the preservation, reconstruction, restoration or rehabilitation of historic resources. If the Subcommittee unanimously agrees on alternative plans acceptable to the applicant, it shall provide to the Director a report of acceptability. Upon application for a required permit, such permit shall reflect the agreed upon alternative plans, whereupon a building permit may be issued. (c) Following review by the Design Review Subcommittee of the Commission pursuant to Section 14-72(b), a Any determination made pursuant to Section 14-72(a) by the Director and the chair of the Commission (or his or her designee), regarding major exterior alterations, or the structure’s level of eligibility; or the report of acceptability of the Design Review Subcommittee, made pursuant to Section 14-72(b), may be appealed to the Commission by any citizen or owner of property in the City. Such appeal shall be set forth in writing and filed with the Director within fourteen (14) days of the date of the Director's or Subcommittee’s decision. The appeal shall include a Colorado Cultural Resource Survey Architectural Inventory Form, prepared by an expert in historic preservation, acceptable to the Director and the applicant, with the cost of such form to be paid by the applicant. Such form need not be filed with the appeal but must be filed at least ten (10) days prior to the hearing of the appeal. The Commission shall schedule a date for hearing the appeal before the Commission as expeditiously as possible. Not less than ten (10) days prior to the date of the hearing, the Commission shall provide the appellant with written notice of the date, time and place of the hearing of the appeal, 164 which notice shall be deposited in the U.S. Mail, and shall publish in a newspaper of general circulation in the City notice of the hearing. In addition, the Commission shall cause a sign to be posted on or near the structure proposed for demolition or exterior alteration stating that the building or structure is undergoing historic review. Said sign shall be at least four (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. The fact that any notice required under this Subsection has not been received shall not affect the validity of any hearing or determination by the Commission. (bd) If it is determined by the Director or any member of the Commission, or by the Design Review Subcommittee of the Commission, pursuant to Subsection (ab) above, that a demolition or exterior alteration permit should not be issued without review by the Commission, then the Director shall schedule a public hearing on the application before the Commission as expeditiously as possible following such determination, and following receipt of such information, including sketches, plans and other documents as required by the Commission. All such applications shall be processed as follows: (1) A fee in the amount of two hundred fifty dollars ($250.) shall be paid by the applicant to cover the costs of processing the request for demolition or exterior alteration at the final hearing before the Commission. (2) The application shall include such information from the applicant as the Director believes is necessary for the full and complete consideration of the request, which information shall include, but not be limited to: a. A Colorado Cultural Resource Survey Architectural Inventory Form and accompanying report prepared by an independent expert in historic preservation, acceptable to the Director and the applicant, with the cost of such form and report to be paid by the applicant. b. A plan for the redevelopment of the property, which plan shall first be approved by all administrative and/or quasi-judicial decision-making officials and/or boards or commissions as are necessary as a prerequisite to the presentation of construction specifications to the Director of Building and Zoning if applicable, and if not applicable, then as a prerequisite to the commencement of construction (for purposes of this requirement, allowing the property to lie vacant or fallow shall not constitute "redevelopment"). (3) Not less than thirty (30) days prior to the hearing of the Commission, the applicant shall: a. Cause a sign to be posted on or near the structure proposed for demolition or exterior alteration, stating that the building or structure is being considered for such demolition undergoing historic review. Said sign shall be at least four 165 (4) square feet in size, readable from a point of public access and shall state that more information may be obtained from the Director. b. Request that the City generate a list of owners of record of all real property within a minimum of eight hundred (800) feet (exclusive of public rights-of- way, public facilities, parks or public open space) of the property lines of the parcel of land upon which the structure is situated, which list shall be prepared from the records of the County Assessor. (4) Written notice of the hearing shall be mailed by the Director to all persons named on the list generated under Paragraph (3)b above. Said mailing shall occur at least fourteen (14) days prior to the hearing date. The applicant shall pay postage and handling costs as established by the Director. The fact that any notice required under this Subsection has not been mailed or received shall not affect the validity of any hearing or determination by the Commission. (5) The Commission shall approve the application (with or without conditions) at the hearing or, in the alternative, it may postpone consideration of the application for a period not to exceed forty-five (45) days, in order to facilitate the gathering of additional information needed for the full and complete consideration of the request by the Commission, which information may include the opinion of the staff regarding the benefits to the City of landmark or landmark district designation of the property in accordance with Article II of this Chapter. (6) In the event that the Commission has not made a final decision within said forty- five-day period, then the Commission shall be deemed to have approved, without condition, the proposed demolition or exterior alteration. (ce) The Commission shall schedule a date for any hearing to be held by the Commission under Subsection (a) or (bd) as expeditiously as possible and shall provide the applicant with written notice of the date, time and place of the hearing, which notice shall be deposited in the U.S. Mail not less than ten (10) days prior to the date of the hearing, and shall publish in a newspaper of general circulation in the City notice of the hearing not less than ten (10) days prior to the date of the hearing. The fact that any notice required under this Subsection has not been received shall not affect the validity of any hearing or determination by the Commission. (Ord. No. 56, 1994, § 2, 4-19-94; Ord. No. 130, 2002, § 22, 9-17-02; Ord. No. 186, 2002, § 32, 1-7-03; Ord. 132, 2009, § 13, 12-15-09; Ord. No. 004, 2012, 1-17-12; Ord. No. 067, 2012, § 12, 8-21-12) Sec. 14-73. Requirements and conditions for approval of demolition and relocationor exterior alteration. 166 (a) Upon approval of the application by the Director or the Commission, the owner may obtain a demolition or relocationexterior alteration permit and may thereafter demolish or relocate alter the structure (or portion thereof) in compliance with all applicable laws, ordinances and regulations. (b) The Commission may, as a condition of its approval of the demolition or relocation exterior alteration of a structure (or portion thereof), require the property owner to provide the City with such additional information which, in the opinion of the Commission, will help to mitigate the loss to the City caused by the demolition or relocationexterior alteration of the structure (or portion thereof). These conditions may include: (1) Comprehensive photographic documentation of such structure, with prints and negatives; (2) Comprehensive historical, developmental, social, and/or architectural documentation of the property and the neighborhood containing the property; and/or (3) Any other mitigating solution agreed upon by the Commission, the applicant, and any other applicable parties. (c) The Commission shall have the authority to enter into an agreement with the owner of any structure (or portion thereof) proposed for demolition whereby the city or certain designated third parties may enter upon the property upon which such structure is situated, for the purpose of removing and taking possession and ownership of any particular artifacts and other items of historic interest or value, identified in such agreement. (Ord. 56, 1994, § 2, 4-19-94; Ord. No. 130, 2002, § 22, 9-17-02; Ord. No. 186, 2002, § 33, 1-7-03; Ord. No. 132, 2009, § 14, 12-15-09; Ord. No. 067, 2012, § 13, 8-21-12) Secs. 14-74—14-80. Reserved. ARTICLE V. LANDMARK REHABILITATION LOAN PROGRAM Sec. 14-81. Purpose. The City Council hereby establishes a landmark rehabilitation loan program and finds that the program promotes a valid public purpose of increasing the quality, exterior integrity and permanence of the City's stock of historic landmarks for the enjoyment and benefit of present and future generations of citizens of the City by making available to the owners of designated Fort Collins landmarks or contributing structures in designated Fort Collins landmark districts a source of funding for exterior rehabilitation of such structures. 167 (Ord. No. 137, 2000, § 2, 10-17-00; Ord. No. 186, 2002, § 34, 1-7-03) Sec. 14-82. Establishment; funding. The City Manager shall administer the program for awarding zero-interest loans for the rehabilitation of Fort Collins landmark structures and/or contributing structures in Fort Collins landmark districts. The City Manager may promulgate procedural rules and regulations for the efficient administration of the program. No such loan shall exceed the sum of seven thousand five hundred dollars ($7,500.) unless the City Council, by ordinance or resolution, authorizes a larger loan. All loans shall be funded solely from those funds held by the City for financial support of the program in the General Fund, and all loans shall be expressly contingent upon the availability of sufficient funds to support the loan. Loan recipients shall, as a condition of obtaining the loan, agree to repay the loan in full upon sale or transfer of the property. All loan repayments shall be returned to the landmark rehabilitation loan program. (Ord. No. 137, 2000, § 2, 10-17-00; Ord. No. 186, 2002, § 35, 1-7-03; Ord. No. 108, 2009, § 1, 11-3-2009) Sec. 14-83. Criteria. No landmark rehabilitation loan shall be awarded unless the following criteria and requirements have been met: (1) The subject structure must have been designated as a Fort Collins landmark or be a contributing structure in a Fort Collins landmark district pursuant to this Chapter before the landmark rehabilitation loan can be awarded. (2) All loan recipients shall provide matching funds in an amount equal to or greater than the amount of the loan. (3) The matching funds provided by the loan recipient may be utilized only for exterior rehabilitation of the subject property and/or the stabilization of the structure, the rehabilitation of electrical, heating or plumbing systems, and/or the rehabilitation or installation of fire sprinkling systems in commercial structures. Neither the loan nor the matching funds shall be used for the installation of nor rehabilitation of signage or interior rehabilitation or decoration, nor the installation of building additions or the addition of architectural or decorative elements which are not part of the landmarked structure. (4) Loan funds may be expended only for rehabilitation of the exterior of a designated Fort Collins landmark structure or contributing structure in a Fort Collins landmark district. No interior improvements may be purchased utilizing City loan funds. 168 (5) The standards and/or guidelines of the City and the United States Secretary of the Interior for the preservation, reconstruction, restoration or rehabilitation of historic resources then in effect shall serve as the standards by which all rehabilitation work must be performed. (6) No loan funds shall be disbursed until after the recipient has completed the work, the work has been physically inspected by the City and has been approved by the City Manager and the loan recipient has documented the cost of the work by submitting to the City copies of all bills, invoices, work orders and/or such other documentation showing, to the satisfaction of the City, that the funds requested are reasonable and are supported by actual proof of expense. (7) Loan recipients shall, as a condition of the loan, prominently place a sign upon the property being rehabilitated stating that such rehabilitation has been funded, in part, through the City's landmark rehabilitation loan program. (8) Property owners who have previously received loans shall be eligible for subsequent loans. (9) All rehabilitation work shall be completed within one (1) year from the date upon which the loan was awarded; provided, however, that upon application and a showing of good cause as to why the project cannot be timely completed, the Commission may authorize an extension of up to one (1) additional year for completion of the work. (10) No landmark rehabilitation loan shall be awarded unless the Commission (or in cases of loans exceeding the maximum amounts established herein, the City Council) first determines that: a. The applicant has demonstrated an effort to return the structure to its original appearance; b. It is in the best interests of the public welfare that the structure proposed to be rehabilitated be preserved for future generations; and c. The amount proposed to be spent on exterior rehabilitation is reasonable under the circumstances. (11) No landmark rehabilitation loan shall be awarded unless the loan recipient has, as a condition of obtaining the loan, agreed to repay the loan in full upon sale or transfer of the property. (Ord. No. 137, 2000, § 2, 10-17-00; Ord. No. 186, 2002, §§ 36—39, 1-7-03) Sec. 14-84. Reserved.* 169 170 Municipal Code Chapter 2 DIVISION 19. LANDMARK PRESERVATION COMMISSION Sec. 2-276. Creation. There shall be and is hereby created a Landmark Preservation Commission, hereafter referred to in this Division as the "Commission." (Ord. No. 158, 1986, § 12, 11-4-86) Sec. 2-277. Membership; term. (a) The Commission shall consist of nine (9) members appointed by the City Council. At least four (4) members shall be professionals in preservation related disciplines, including, but not limited to, architecture, architectural history, archaeology, history, urban planning, American studies, American civilization, cultural geography or cultural anthropology. In making appointments to the Commission, the City Council shall also give due consideration to maintaining a balance of interests and skills in the composition of the Commission and to the individual qualifications of the candidates, including, but not limited to, their training, experience, knowledge or interest in any one (1) or more of the fields of architecture, landscape architecture, architectural history, structural engineering, general contracting, urban planning and commerce. (b) Each member shall serve without compensation for a term of four (4) years, except that members may be appointed by the City Council for a shorter term in order to achieve overlapping tenure. Appointments shall specify the term of office of each individual. All members shall be subject to removal by the City Council. If a vacancy occurs on the Commission, it shall be filled by the City Council for the remaining unexpired portion of the term. No member shall serve more than two (2) consecutive terms. For the purposes of this provision, a "term" shall include the balance of an unexpired term served by a person appointed to fill a vacancy if such unexpired term exceeds twenty-four (24) months. (Ord. No. 158, 1986, § 12, 11-4-86; Ord. No. 92, 1992, § 12, 9-15-92; Ord. No. 93, 2002, § 1, 7-16-02; Ord. No. 002, 2011, § 1, 2-1-11; Ord. No. 068, 2012, 8-21-12) Sec. 2-278. Functions. (a) The Commission shall perform all duties relating to preservation of historic landmarks as set out in Chapter 14, including the designation of sites, structures, objects or districts as landmarks and the review and approval or rejection of plans for the construction, alteration, or demolition or relocation of any such site, structure, object or district. Decisions of the Commission are final unless appealed to the City Council. 171 (b) The Commission shall also perform the following additional functions: (1) To promote awareness and understanding of, and appreciation for, the value of historic resource preservation in contributing to the quality of life in the City, and actively encouraging property owners to voluntarily designate their properties as historic landmarks; (2) To advise the City Council and City staff with regard to the identification and evaluation of historic resources within the Growth Management Area and providing information regarding the significance of the resources, the nature and degree of threat to their preservation, and methods for their protection; (3) To advise the City Council and City staff with regard to appropriate policies, incentives and regulations for encouraging and/or requiring preservation and rehabilitation of historic resources; (4) To coordinate with the various other City boards, commissions and City staff members whose actions may affect the preservation of historic resources in the community; and (5) To establish a committee of its members to provide advice and, if required under Section 2.10.2(H) of the Land Use Code, written recommendations to the owners of eligible historic properties, and of properties located near eligible historic properties, regarding historically appropriate design and site planning for additions, alterations and new construction in the City; provided, however, than any members of such committee who provide such advice or recommendations to property owners under this provision shall refrain from participating in any subsequent decisions of the Commission related to such properties; and (6) To provide advice and written recommendations to the appropriate decision maker and/or administrative body regarding plans for properties containing or adjacent to sites, structures, objects or districts that have (a) been determined to be individually eligible for local landmark designation or for individual listing in the State Register of Historic Properties or National Registers of Historic Places, or (b) which are officially designated as a local or state landmark, or is listed on the National Register of Historic Places, or (c) are located within an officially designated National, State, or Fort Collins historic district or area. (6)(7) To perform such other duties and functions as may be provided by the City Council by ordinance or resolution. (c) In order to better perform the foregoing functions and to coordinate the activities of the Commission with similar activities of other public and private 172 agencies, members of the Commission may be appointed, by majority vote of the Commission, to serve as City representatives on the board of directors of the Historic Fort Collins Development Corporation, the Poudre Landmark Foundation or such other privately funded nonprofit corporations as the Commission may approve that are organized for the primary purpose of furthering the preservation of the community's historic resources. (Ord. No. 158, 1986, § 12, 11-4-86; Ord. No. 78, 1988, § 3, 6-7-88; Ord. No. 66, 1995, 6- 20-95; Ord. No. 24, 2005, § 3, 3-1-05; Ord. No. 002, 2011 § 2, 2-1-11) Sec. 2-279. Officers; bylaws. The Commission shall elect annually from its membership a chairperson and such officers as may be required. Bylaws may be adopted by the Commission, which bylaws shall not be inconsistent with the Charter, the Code or other policies that may be established by the City Council. A copy of the bylaws shall be filed with the City Clerk for the use of the City Council immediately after adoption by the Commission, and the same may be subject to the approval of the City Council. (Ord. No. 158, 1986, § 12, 11-4-86; Ord. No. 104, 2002, § 2, 8-20-02) Sec. 2-280. Minutes; annual report; work plan. The Commission shall take and file minutes in accordance with the requirements of § 2- 73 of the Code. On or before January 31 of each year, the Commission shall file a report with the City Clerk setting forth the activities of the Commission for the previous year. On or before November 30 of each year, the Commission shall file a work plan with the City Clerk for the following year. (Ord. No. 158, 1986, § 12, 11-4-86; Ord. No. 79, 1988, § 11, 6-7-88; Ord. No. 92, 1992, § 12, 9-15-92) Secs. 2-281—2-290. Reserved. 173 1 Historic Preservation Improvements: Proposed City Code Revisions Karen McWilliams Historic Preservation Planner Landmark Preservation Commission March 12, 2014 174 2 Items Seeking Commission Recommendation Municipal Code • Chapters 2: “Administration” • Chapter 14: “Landmark Preservation” 175 3 Phase 1: Code Changes Already Adopted – Appeal process added – Certified Local Government requirements for specialized experience 176 4 City Code Revisions • Reorganize Chapter 14 • Add context to reviews • Determinations valid for 5 years • Require minimum of three citizens on non- owner applications 177 5 City Code Revisions (cont.) Changes to Approval Authority: • Director can approve more building alterations and signage • LPC Subcommittee can make a recommendation to the Director • CDNS Director may approve minor permits 178 6 Next Steps • Planning and Zoning Board March 13, 2014 • City Council consideration April 1, 2014 and April 15, 2014 • Effective date, if adopted April 25, 2014 179 7 Items Seeking Commission Recommendation Municipal Code • Chapters 2: “Administration” • Chapter 14: “Landmark Preservation” 180 8 Historic Preservation Improvements: Proposed City Code Revisions Karen McWilliams Historic Preservation Planner Landmark Preservation Commission March 12, 2014 181 Planning, Development & Transportation Services MEMORANDUM TO: Wanda Nelson, City Clerk FM: Ron Sladek, Chair, Landmark Preservation Commission RE: 2014 Landmark Preservation Commission (LPC) Work Program In 2013, the Commission’s primary focus was on implementing the goals and actions resulting from the Historic Preservation Program Process Improvements Study, and aligning these improvements with the Historic Resources Preservation Program Plan, an element of City Plan. Previously, the Commission had identified as a priority the development of updated design standards for the Old Town Historic District. A State Historic Fund grant for this purpose was sought and received by Historic Preservation staff, and the project is currently underway. 2013 also marked the first full year of two re-instated preservation-related programs: the popular Design Assistance Program, which provides professional consultation on context sensitive design; and Voluntary Design Review offered to property owners by a subcommittee of the Commission. The Commission is already seeing the benefits of these two programs, in the quality of new design proposals for additions and alterations in the historic core neighborhoods. The Landmark Preservation Commission's 2014 Work Program consists of both continuing responsibilities and new projects. For 2014, the Commission has identified these goals to further City Council objectives: • The Commission’s primary focus is on implementing the goals and actions identified as priorities by Council as a result of the recent Historic Preservation Improvements Study. • A priority of Council and of the Commission is historic property survey. The survey of areas containing a preponderance of older buildings and structures results in proactively identifying those individual properties and potential districts of historic and architectural significance. The Commission has identified several areas that need to be surveyed as funding allows, including: o The West Side Neighborhood, including the Loomis Addition, City Park Neighborhood and the properties along Mountain Avenue and Oak Street, which are all areas facing substantial development and infill pressures; o Properties 40 years old and older likely to be affected by development along the MAX/BRT corridor; o Properties in the area surrounding Colorado State University; and o Commercial and residential properties in the Midtown area, with an emphasis on the University Acres, Indian Hills and College Heights neighborhoods. • The Commission has requested that staff pursue funding to develop design guidelines and/or pattern books for new and infill construction in areas adjacent to historic districts and properties. 182 • The Commission has requested that staff pursue a study of an expansion of the Old Town Historic District, to provide financial incentives to the numerous designated and eligible historic properties in the Downtown Commercial Center which are already subject to Historic Preservation restrictions. Additional ongoing and special projects which will require Landmark Preservation Commission involvement in 2014 include: Incentives: • Review applications to the Landmark Rehabilitation Loan Program. This program supports all three legs of the City’s triple bottom line. Community sustainability is promoted by enhancing the quality, livability and attractiveness of our neighborhoods; greening existing buildings is an effective tool for environmental stewardship; and financial sustainability is shown by the program’s ability to leverage funding at a ratio of nearly 1:4. • Approve applicants for the Design Assistance Program, and comment upon or approve any changes to the program’s policies and guidelines. By incentivizing the use of pre-qualified professionals with experience in context-sensitive historic design, the DAP is enhancing the compatibility of alterations and new construction occurring in our historic neighborhoods. • Participate in Complimentary Design Reviews of additions, alterations and infill construction in the core neighborhoods, helping owners and developers identify design issues at the preliminary stages of planning, and providing education and awareness of incentives to encourage compatible design. Landmark Designation and Design Review of Landmark Properties: • Evaluate applications for individual and district landmark designation, and provide recommendations on eligibility to Council. At the end of 2013, Fort Collins could boast 264 Fort Collins Landmarks, 15 properties listed on the State Register, and 734 properties listed on both the National and State Registers. • Final decision-making authority for design review of designated landmark buildings. In 2013, the Commission heard 42 proposals for significant alterations and additions to Landmark properties. Planning: • Community character and quality neighborhoods are enhanced by ensuring compatible alterations and infill development supported by financial and design incentives. In 2014, the Commission will review and comment on issues affecting historic properties, particularly regarding implementation of City Plan redevelopment policies. • Economic vitality is promoted through leveraging private investment: Owners can receive back up to 70% of their costs for renovation, leading to further reinvestment and more disposable income. In 2014, the Commission will continue its promotion of the nine existing incentive programs, and will investigate adding additional financial incentives for historic preservation. 183 • The adaptive re-use of historic buildings and the greening of existing buildings are effective tools for environmental stewardship. Many older buildings are remarkably energy efficient because of their site sensitivity, quality of construction, and use of passive heating and cooling, and can go green without compromising historic character. Renovating an existing building creates 30-50% less carbon emissions than new construction. In 2014, the Commission will participate in and provide funding towards model projects that promote sustainable historic preservation practices. Education and Awareness: In 2014, the Commission will focus its efforts to inform and educate the community on the long-term social, environmental and economic benefits of historic preservation through: • Continue community outreach by providing technical information and education on the community-wide benefits of historic preservation, and by promoting financial incentives for historic preservation. • Continue the "Friends of Preservation" award program. • Facilitate communication with public and private business and development entities. • Facilitate the Demolition/Alteration Review process, allowing citizen input on the demolition or alteration of non-designated properties fifty years old or older. Training: In 2014, the Commission will reaffirm its high standards for professionalism through ongoing training and education. Attendance at professional conferences and workshops, including Colorado Preservation Inc.’s annual conference, will be encouraged of all Commission members. Additionally, in 2014, several Commission members will be attending the 2014 National Alliance of Preservation Commissioner bi-annual conference, which offers valuable training and networking opportunities with historic commissions across the nation. cc: Landmark Preservation Commission Members Gino Campana, Council Liaison Darin Atteberry, City Manager Karen Cumbo, PDT Director Laurie Kadrich, CDNS Director 184 AL ALUMINUM HM HOLLOW METAL PT PAINTED PF PREFINISHED SC SAND AND CLEAR FINISH (FACTORY APPLIED) WD SOLID CORE WOOD 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 1:11:29 PM 5/1/2013 1:11:29 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A7.1 DOORS AND WINDOWS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL WINDOW TYPES FRAME TYPE 1 - TYPICAL INTERIOR WOOD FRAME FRAME TYPE 2- EXTERIOR BACK DOOR DOOR TYPE 1- 6 PANEL TO MATCH (E) DOOR TYPE 2- TEMPERED GLASS DOOR TYPE 3- TEMPERED GLASS 117 30# FELT UNDERLAYMENT (SELF-ADHERED MEMBRANE FLASHING FROM EAVE TO 3' INSIDE EXT. F.O. WALL MEASURED HORIZ.) ASPHALT SHINGLES GALV. DRIP EDGE 3/8" PTD. HARDBOARD SOFFIT 5/4 CEMENTITIOUS TRIM 1X8 CEMENTITOUS FASICA TRIM OVER 2X8 SUBFASCIA INSUL. BAFFLES IN EA. JOIST BAY 2X12 BLOCKING BET. JOISTS EXTEND TYVEK AIR & WEATHER BARRIER FULL HT. OF WALL TO TOP EDGE OF BLOCKING 23/32" FLOOR SHEATHING NEW 2 X 12 LEDGER REMOVE (E) STEEL SIDING. (E) WOOD SIDING BENEATH TO REMAIN C2 W1 C2 C1 R1 TOP PLATE 3" 9" 2 X 12 FLOOR FRAMING; RE: STRUCTURAL 2 X 12 FLOOR FRAMING; RE: STRUCTURAL 9' - 0" 117' - 9 1/4" 5/8" GYP. BD. 3 1/2" ACOUSTIC BATTS R-21 F.G. BATT INSUL. 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 12:30:52 PM 5/1/2013 12:30:52 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A4.1 BUILDING SECTION & WALL SECTION OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 BUILDING 1/4" = 1'-0" SECTION 2 WALL 3/4" = 1'-0" SECTION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS 116 Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 12:23:40 PM 5/1/2013 12:23:40 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A3.2 EXTERIOR ELEVATIONS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 NORTH 1/4" = 1'-0" ELEVATION 2 WEST 1/4" = 1'-0" ELEVATION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS 114 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 12:21:31 PM 5/1/2013 12:21:31 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A3.1 EXTERIOR ELEVATIONS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 EAST 1/4" = 1'-0" ELEVATION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS 3 SOUTH 1/4" = 1'-0" ELEVATION 113 1' - 0" 1' - 0" E E E E ABOVE INFILL (E) WALL AT WINDOW DEMO- INCLUDING EXTERIOR SIDING TO MATCH (E) 1' - 8 1/2" (E) (E) (E) (E) ABOVE (E) ABOVE (E) ABOVE INSTALL WINDOW SALVAGED FROM KITCHEN 14' - 8 3/4" 8' - 2" 16' - 0" ALIGN (N) WALL W/ EXISTING WALL ALIGN (N) WALL W/ EXISTING WALL 5' - 0" 1' - 2" 2' - 1" 2' - 5" 1 1 (E) 8' - 0" 2' - 6" 6' - 5" 2' - 2" (E) STAIR TO REMAIN 7' - 3 3/4" 1' - 8" 2' - 0" 4' - 2" (N) CASED OPENING (N) CASED OPENING (N) CASED OPENING FINISH UNDERSIDE OF STAIR IN OFFICE WITH GYP. BD. TIGHT TO STRUCTURE, PAINTED & TEXTURED INFILL (E) WALL AT WINDOW DEMO- INCLUDING EXTERIOR SIDING TO MATCH (E) 7' - 0" 2' - 1" 3' - 6" 3' - 6" R.O. 5' - 0" 2 3' - 3" 17' - 10 3/4" 7' - 10 5/8" 7' - 5" 2' - 11 1/2" 5' - 1 1/2" INSTALL BUILT-IN CABINET; CONFIRM EXACT DIMENSIONS W/ OWNER; HEADER PER STRUCTURAL 8" (E) CHIMNEY TO REMAIN 4' - 0" REF W/ ICE MAKER 3' - 6" (E) LOW WALL TO REMAIN (E) 14 TREAD @ 11" EACH 6' - 3 1/4" 1 A3.1 A3.2 2 1 1 4 4 A A D D 2 2 3 3 B B C C 5 5 3 3 3 4 4 5 7 7 7 7 6 ABOVE 6 6 3 A4.1 7 ABOVE MASTER MASTER BEDROOM BATHROOM WALK-IN CLOSET BATHROOM BEDROOM 1 CRAFT ROOM CRAWL SPACE LAUNDRY ATTIC SPACE SURFACE MOUNTED SLIDING DOOR UP UP 14 TREAD @ 11" EACH 13' - 3" 7' - 8" 13' - 5 3/8" 3' - 11" 1' - 10 1/2" 6 4' - 5" 6' - 2 1/4" 4' - 0 5/8" 2' - 8" 2' - 2" 6' - 0" 9' - 5 1/2" 7' - 6" 5' - 5 3/8" 8' - 0" 7 ABOVE 6 6' - 6 1/2" 6' - 6 1/2" CENTER OPENING ON (E) DORMER ROD & SHELF ABOVE 2' - 0 5/8" 202 201 204 203 205 206 208 207 204A 203A 2' - 6" (E) ROOF TO REMAIN 10' - 5" EXISTING WALL TO REMAIN NEW CONSTRUCTION 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PERMIT DRAWING SET REVISION 1 06-06-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 6/6/2013 10:44:22 AM 6/6/2013 10:44:22 AM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A1.2 FIRST FLOOR & SECOND FLOOR PLAN OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 FIRST 1/4" = 1'-0" FLOOR PLAN 2 SECOND 1/4" = 1'-0" FLOOR PLAN 112 FOR REUSE, OR PROVIDE NEW TO MATCH (E) CUT NEW OPENINGS IN (E) WALL, SEE PLAN FOR DIMENSIONS OF (N) OPENINGS DEMO (E) WINDOW. CUT (N) OPENING IN (E) WALL- INFILL (E) WALL AS REQUIRED OPTION TO LEAVE THIS WALL IN PLACE, CONSULT WITH OWNER REMOVE (E) WINDOW. ENLARGE OPENING FOR SALVAGED KITCHEN WINDOW 4' - 11" REMOVE (E) WINDOW 4' - 6" 3' - 8 7/8" 8' - 0" 2' - 7" REMOVE (E) CASED OPENING, DEMO (E) WALL ENLARGE (E) CASED OPENING REMOVE (E) CASED OPENING 13' - 8" 4' - 5 1/2" 4' - 0" DEMO (E) WINDOW. CUT (N) OPENING IN (E) WALL- INFILL (E) WALL AS REQUIRED SALVAGE (E) WINDOW FOR REUSE IN THE OFFICE PARTIAL DEMO THIS WALL FOR BUILT-IN CABINET- CONFIRM DIMENSIONS W/ OWNER EXISTING WALL TO REMAIN EXISTING WALL TO BE DEMOLISHED 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 11:29:40 AM 5/1/2013 11:29:40 AM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A1.1 BASEMENT PLAN & DEMOLITION PLAN OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 EXISTING 1/4" = 1'-0" BASEMENT PLAN 2 DEMO 1/4" = 1'-0" PLAN - MAIN FLOOR 111 CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 12:06:02 PM 5/1/2013 12:06:02 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A0.1 ARCHITECTURAL SITE PLAN & ROOF PLAN OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 3 1/- 4" ROOF = 1'-0" PLAN RIDGE VENT AT ALL RIDGES, TYP 2 ARCHITECTURAL 1/8" = 1'-0" SITE PLAN 110 COLUMN GRIDS ROOM TAG SYSTEM TAG SHEET NOTES PARTITION TAG DRAWING DRAWING TITLE NUMBER SCALE 1 A3.1 SIM. 1 A3.2 TYP. DRAWING NUMBER MODIFIER SHEET NUMBER SHEET NUMBER DRAWING NUMBER DRAWING NUMBER MODIFIER SHEET NUMBER 101 A1 101 ROOM NAME 1 A 1 W1 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 9 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/1/2013 1:02:20 PM 5/1/2013 1:02:20 PM E:\OBERMANN RESIDENCE\Obermann Residence.rvt A0.0 COVER SHEET OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL PLWD PLYWOOD PLYWD PLYWOOD POLY POLYETHELENE POLYISO POLYISOCYANURATE PR PAIR PREFIN PREFINISHED PT PRESERVATIVE TREATED OR PAVER TILE PTD PAINTED PVC POLYVINYL CHLORIDE QT QUARRY TILE R RISER OR RADIUS R R-VALUE R&S ROD AND SHELF RB RUBBER BASE RCP REFLECTED CEILING PLAN RD ROOF DRAIN RE REFER TO or REFERENCE REC RECESS(ED) RECT RECTANGULAR REF REFRIGERATOR REINF REINFORCED REQD REQUIRED RESIL RESILIENT RFS ROOM FINISH SCHEDULE RM ROOM RO ROUGH OPENING RTU ROOF TOP UNIT RUB RUBBER SSOUTH SC SOLID CORE SC SOLDIER COURSE SCHED SCHEDULE SECT SECTION SF SQUARE FEET OR STOREFRONT SH SHELF SHGC SOLAR HEAT GAIN COEFFICIENT SHT SHEET SIM SIMILAR SMACNA SHEETMETAL AND AIR CONDITIONING CONTRACTORS ASSOCIATION SOG SLAB ON GRADE SPEC SPECIFICATION(S) SPEC'D SPECIFIED SPF SPRAY POLYURETHENE FOAM SQ SQUARE SS or S/S STAINLESS STEEL STA STATION STD STANDARD STL STEEL STOR STORAGE STRUCT STRUCTURE or STRUCTURAL SUB SUBCONTRACTOR SUBS SUBSTITUTION SUSP SUSPEND(ED) SV SHEET VINYL SYM SYMMETRICAL SYN SYNTHETIC SYS SYSTEM T or TLT TOILET T&G TONGUE AND GROOVE TB TOWEL BAR TBD TO BE DETERMINED TCA or TCNA TILE COUNCIL OF NORTH AMERICA TEL TELEPHONE TER TERRAZZO TH. THRESHOLD THRU THROUGH TO TOP OF TOS TOP OF STEEL TPD TOILET PAPER DISPENSER TPO THERMOPLASTIC POLYOLEFIN TYP TYPICAL U U-VALUE UG UNDERGROUND UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE UON UNLESS OTHERWISE NOTED UOS UNLESS OTHERWISE SPECIFIED USGBC UNITED STATES GREEN BUILDING COUNCIL VB VAPOR BARRIER VCT VINYL COMPOSITION TILE VERT VERTICAL VEST VESTIBULE VOL VOLUME VWC VINYL WALL COVERING W WEST OR WOMEN W/ WITH W/C WATER TO CEMENT RATIO W/IN WITHIN W/O WITHOUT WC WATER CLOSET WD WOOD WF WIDE FLANGE WF. WIDE FLANGE WIN WINDOW WP WATERPROOF(ING) WR WATER RESISTANT WSCT WAINSCOT WWF WELDED WIRE FABRIC FPHB FROST PROOF HOSE BIB FRT FIRE RETARDANT TREATED FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GA GYPSUM ASSOCIATION GALV GALVANIZED GB GRAB BAR GBCI GREEN BUILDING CERTIFICATION INSTITUTE GC GENERAL CONTRACTOR GD GARBAGE DISPOSAL GEOTECH GEOTECHNICAL GI GALVANIZED IRON GL GLASS or GLAZING GLU LAM GLUE LAMINATED GND GROUND GR GRADE GWB GYPSUM WALLBOARD GYP GYPSUM HB HOSE BIB HC HOLLOW CORE HC HANDICAPPED HDO HIGH DENISTY OVERLAY HDW. HARDWARE HDWR HARDWARE HGT HEIGHT HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT IBC INTERNATIONAL BUILDING CODE ID INSIDE DIAMETER (DIM.) IECC INTERNATIONAL ENERGY CONSERVATION CODE IN INCH INCL INCLUDING INSUL INSULATION OR INSULATED INT INTERIOR IPC INTERNATIONAL PLUMBING CODE JAN JANITOR JC JANITOR'S CLOSET JT JOINT KITCH KITCHEN KPL KICK PLATE LAB. LABORATORY LAM. LAMINATE LAV LAVATORY LEED LEADERSHIP IN ENERGY EFFICIENT DESIGN LS LANDSCAPE LSL LAMINATED STAND LUMBER LT LIGHT LVL LAMINATED VENEER LUMBER LW LIGHT WEIGHT MMEN M METER MAS MASONRY MATL MATERIAL MAX MAXIMUM MBM METAL BUILDING MANUFACTURER MDO MEDIUM DENSITY OVERLAY MDP MEDIUM DENSITY PARTICLEBOARD MECH MECHANICAL MFR MANUFACTURER MIN MINIMUM OR MINUTE MIR MIRROR MISC MISCELLANEOUS MM MILIMETER MO MASONRY OPENING (NOMINAL) MPH MILES PER HOUR MR MOISTURE RESISTANT MTD MOUNTED MTL METAL MVET MOISTURE VAPOR EMMISSIVITY TEST NNORTH NIC NOT IN CONTRACT NO. or # NUMBER NOM NOMINAL NTS NOT TO SCALE O/O OUT TO OUT (DIMENSION) OC ON CENTER OD OUTSIDE DIAMETER (DIM.) OD OVERFLOW DRAIN OD OVERFLOW DRAIN OFCI OWNER FURNISHED CONTRACTOR INSTALLED OFF OFFICE OFI OWNER FURNISHED AND INSTALLED OH OPPOSITE HAND OPG OPENING OPP OPPOSITE OSB ORIENTED STAND BOARD PART PARTITION PC PRECAST PERIM PERIMETER PL PLATE PLAM PLASTIC LAMINATE # POUND(S) or NUMBER &AND +/- PLUS OR MINUS < ANGLE OR LESS THAN > GREATER THAN @AT ACT ACOUSTICAL CEILING TILE ADJ ADJACENT or ADJUSTABLE AFF ABOVE FINISHED FLOOR ALT ALTERNATE ALUM ALUMINUM ANSI AMERICAN NATIONAL STANDARDS INSTITUTE ARCH ARCHITECTURAL OR ARCHITECT ASHRAE AMERICAN SOCIETY OF HEATING REFRIGERATION AND AIR CONDITIONING ENGINEERS AUTO AUTOMATIC AWB AIR AND WEATHER BARRIER BD BOARD BET BETWEEN BH BULKHEAD BIA BRICK INSTITUTE OF AMERICA BIT BITUMINOUS BLDG BUILDING BM BEAM OR BENCH MARK BO BOTTOM OF BOT BOTTOM BR BEDROOM BRG BEARING BSMT BASEMENT CAB CABINET CBU CEMENTITIOUS BACKER BOARD CG CORNER GUARD CJ CONTROL JOINT CL CENTERLINE OR CLOSET CLG CEILING CLO CLOSET CLR CLEAR CM CENTIMETER CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONN CONNECTION CONSTR. CONSTRUCTION CONTIN CONTINUOUS CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTBB CEMENTITIOUS TILE BACKER BOARD CTR CENTER OR COUNTER CTRTOP COUNTER TOP DBL DOUBLE DEMO DEMOLISH or DEMOLITION DEPT DEPARTMENT DET DETAIL DF DRINKING FOUNTAIN DIA DIAMETER DIM DIMENSION DISP DISPENSER DN DOWN DR DOOR DS DOWNSPOUT DTL DETAIL DW DISHWASHER DWG DRAWING (E) EXISTING E EAST EA EACH EJ EXPANSION JOINT ELEC ELECTRICAL ELEV ELEVATOR OR ELEVATION EMER EMERGENCY ENCL ENCLOSURE ENG ENGINEER EPDM ETHYLENE PROPYLENE DIENE MONOMER EQ EQUAL EQUIP EQUIPMENT EWC ELECTRIC WATER COOLER EXH EXHAUST EXIST EXISTING EXP EXPANSION EXT EXTERIOR FA FIRE ALARM FACP FIRE ALARM CONTROL PANEL FAP FIRE ALARM PANEL FBS FULL BULDING SECTION FD FLOOR DRAIN FDC FIRE DEPARTMENT CONNECTION FDN FOUNDATION FE FIRE EXTINGUISHER FEC. FIRE EXTINGUISHER CABINET FG FIBERGLASS FHC FIRE HOSE CABINET FIN FINISH(ED) FIXT FIXTURE FLR FLOOR FLUOR. FLUORESCENT FO FACE OF FOC FACE OF CONCRETE FOS FACE OF STUDS FOUND. FOUNDATION FP FIREPROOF(ING) A0.0 COVER SHEET A0.1 ARCHITECTURAL SITE PLAN & ROOF PLAN A1.1 BASEMENT PLAN & DEMOLITION PLAN A1.2 FIRST FLOOR & SECOND FLOOR PLAN A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A3.3 3D VIEWS A4.1 BUILDING SECTION & WALL SECTION A7.1 DOORS AND WINDOWS S1.0 FOUNDATION & FRAMING PLANS S2.0 DETAILS & NOTES P-1 TD STRUCTURAL ENGINEERING INC 2909 OXFORD COURT FORT COLLINS, CO 80525 (970) 372-1140 CONTACT: WENDY DWORAK NOTE: SEE LEGENDS, DOOR SCHEDULE, ROOM FINISH SCHEDULE, AND CONSULTANTS' DRAWINGS FOR ADDITIONAL ABBREVIATIONS. 1 A8.1 (SEE SYSTEMS NOTES FOR DESCRIPTION) (SEE WINDOW OR FRAME TYPES) (SEE DOOR SCHEDULE) TOILET ACCESSORY TAG A (SEE TOILET ACCESSORIES SCHEDULE) CEILING TAG ON RCP C1 9'-0" A.F.F. CEILING TYPE (SEE SYSTEMS NOTES) CEILING HEIGHT ABOVE FLOOR (SEE LEGEND ON SHEET) (SEE INTERIOR PARTITION TYPES) 109 DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:25:42 AM 5/30/2013 11:25:42 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A7.1 DOORS AND WINDOWS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL WINDOW TYPES FRAME TYPE 1 - TYPICAL INTERIOR WOOD FRAME FRAME TYPE 2- EXTERIOR BACK DOOR DOOR TYPE 1- 6 PANEL TO MATCH (E) DOOR TYPE 2- TEMPERED GLASS DOOR TYPE 3- TEMPERED GLASS 91 100' - 0" T.O. WALL 125' - 9 1/4" SECOND FLOOR 112' - 6" 1 2 3 4 BASEMENT 94' - 6" FINISHED FLOOR 102' - 6" 5 (E) CHIMNEY TO REMAIN W1 W1 12' - 6 1/4" TOP PLATE 13' - 9 3/32" R1 C1 R1 9' - 0" 116' - 10 1/2" TOP PLATE 125' - 0 1/4" TOP PLATE 118' - 5" TOP PLATE 126' - 3 3/32" TOP PLATE 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:24:27 AM 5/30/2013 11:24:27 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A4.1 BUILDING SECTION & WALL SECTION OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 2 WALL 3/4" = 1'-0" SECTION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS 3 Section 1/4" = 1'-0" 19 90 PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:22:12 AM 5/30/2013 11:22:12 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A3.2 EXTERIOR ELEVATIONS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 1/4" = 1'-0" NORTH ELEVATION - NO WORK IN PHASE II 2 WEST 1/4" = 1'-0" ELEVATION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS PHASE II PHASE I 88 No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:21:50 AM 5/30/2013 11:21:50 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A3.1 EXTERIOR ELEVATIONS OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 EAST 1/4" = 1'-0" ELEVATION SYSTEM NOTES: R1 ROOFS -PAINTED HORIZONTAL WOOD LAP SIDING OVER -15# FELT OVER -7/16" OSB SHEATHING ON -2X WOOD STUD FRAMING @ 16" O.C. W/ -R-21 UNFACED F.G. BATT INSULATION (FILL CAVITY) -6-MIL POLY VAPOR BARRIER @ INSIDE FACE OF STUD W/ - 1/2" GYPSUM BOARD @ INTERIOR (TEXTURED & PAINTED) W1 F1 FLOORS EXTERIOR WALLS SOFFITS S1 CEILINGS - 6 MIL POLY VAPOR BARRIER ATTACHED TO BOT. CHORD OF TRUSS C1 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO STRUCTURE ABOVE C2 - 5/8" GYPSUM BOARD ATTACHED DIRECTLY TO BOT. OF FLOOR JOISTS - 3/8" PAINTED HARDBOARD SOFFIT - PRE-FINISHED RECTILINEAR SOFFIT VENTS 24" O.C. - 23/32" FLOOR SHEATHING ON - 2" X 12" FLOOR JOISTS R1 - 30 YEAR ASPHALT SHINGLES CLASS A, OVER -1 LAYER 30# ASPHALT SATURATED FELT W/ ADDITIONAL LAYER 30# FELT FOR EAVES TO 3'-0" INSIDE EXTERIOR BLDG. FACE MEASURED HORIZONTALLY -ICE & WATER MEMBRANE & METAL FLASHING(MIN 24 GA GALVANIZED STEEL) AT VALLEYS & ABUTTING WALLS 3 SOUTH 1/4" = 1'-0" ELEVATION P HASE II PHASE I 87 1' - 0" 1' - 0" E E E E ABOVE INFILL (E) WALL AT WINDOW DEMO- INCLUDING EXTERIOR SIDING TO MATCH (E) 1' - 8 1/2" (E) (E) (E) (E) ABOVE (E) ABOVE (E) ABOVE INSTALL WINDOW SALVAGED FROM KITCHEN 14' - 8 3/4" 8' - 2" 16' - 0" ALIGN (N) WALL W/ EXISTING WALL ALIGN (N) WALL W/ EXISTING WALL 5' - 0" 1' - 2" 2' - 1" 2' - 5" 1 1 (E) 8' - 0" 2' - 6" 6' - 5" 2' - 2" (E) STAIR TO REMAIN 7' - 3 3/4" 1' - 8" 2' - 0" 4' - 2" (N) CASED OPENING (N) CASED OPENING (N) CASED OPENING FINISH UNDERSIDE OF STAIR IN OFFICE WITH GYP. BD. TIGHT TO STRUCTURE, PAINTED & TEXTURED INFILL (E) WALL AT WINDOW DEMO- INCLUDING EXTERIOR SIDING TO MATCH (E) 7' - 0" 2' - 1" 3' - 6" 3' - 6" R.O. 5' - 0" 2 3' - 3" 17' - 10 3/4" 7' - 10 5/8" 7' - 5" 2' - 11 1/2" 5' - 1 1/2" INSTALL BUILT-IN CABINET; CONFIRM EXACT DIMENSIONS W/ OWNER; HEADER PER STRUCTURAL 8" (E) CHIMNEY TO REMAIN 4' - 0" REF W/ ICE MAKER 3' - 6" (E) LOW WALL TO REMAIN (E) 14 TREAD @ 11" EACH 6' - 3 1/4" 1 A3.1 A3.2 2 1 1 4 4 A A D D 2 2 3 3 B B C C 5 5 3 3 3 4 4 5 7 7 7 7 6 ABOVE 6 6 3 A4.1 6 6 7 ABOVE MASTER MASTER BEDROOM BATHROOM WALK-IN CLOSET BATHROOM BEDROOM 1 CRAFT ROOM FUTURE BEDROOM LAUNDRY ATTIC SPACE SURFACE MOUNTED SLIDING DOOR RIDGE LINE ABOVE UP UP 14 TREAD @ 11" EACH 5' - 6" 13' - 3" 7' - 8" 13' - 5 3/8" 3' - 11" 1' - 10 1/2" 6 3' - 5" 7' - 2 1/4" 4' - 0 5/8" 2' - 8" 2' - 2" 6' - 0" 9' - 5 1/2" 7' - 6" 5' - 5 3/8" 8' - 0" 7 ABOVE 6 6' - 6 1/2" 6' - 6 1/2" CENTER OPENING ON (E) DORMER 2' - 0" ROD & SHELF ROD & SHELF ABOVE 2' - 0 5/8" 202 201 204 203 205 206 208 207 204A 202A 203A EXISTING WALL TO REMAIN NEW CONSTRUCTION 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:21:25 AM 5/30/2013 11:21:25 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A1.2 FIRST FLOOR & SECOND FLOOR PLAN OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 FIRST 1/4" = 1'-0" FLOOR PLAN 2 SECOND 1/4" = 1'-0" FLOOR PLAN 86 No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:20:59 AM 5/30/2013 11:20:59 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A0.1 ARCHITECTURAL SITE PLAN & ROOF PLAN OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL 1 3 1/- 4" ROOF = 1'-0" PLAN RIDGE VENT AT ALL RIDGES, TYP 2 ARCHITECTURAL 1/8" = 1'-0" SITE PLAN 85 COLUMN GRIDS ROOM TAG SYSTEM TAG SHEET NOTES PARTITION TAG DRAWING DRAWING TITLE NUMBER SCALE 1 A3.1 SIM. 1 A3.2 TYP. DRAWING NUMBER MODIFIER SHEET NUMBER SHEET NUMBER DRAWING NUMBER DRAWING NUMBER MODIFIER SHEET NUMBER 101 A1 101 ROOM NAME 1 A 1 W1 401 West Mountain Avenue, Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com DRAWING NUMBER: PROJECT NUMBER: SEAL: IN ASSOCIATION WITH: Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARCHITECTS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. CHECKED BY: DRAWN BY: COPYRIGHT: Issued No. Description Date 1 04-04-2013 Revisions PERMIT DRAWING SET 2 3 4 5 6 7 8 No. Description Date 3 2 1 VAUGHT FRYE LARSON architects PHASE 1 CONSTRUCTION 05-01-2013 DOCUMENTS PHASE 2 CONSTRUCTION 05-10-2013 DOCUMENTS PHASE 2 REVISION 05-30-2013 1214 W MOUNTAIN AVE FORT COLLINS, CO 80521 5/30/2013 11:20:13 AM 5/30/2013 11:20:13 AM G:\2013\13-26 Obermann Remodel\4 Revit\Obermann Residence.rvt A0.0 COVER SHEET OBERMANN REMODEL CONSTRUCTION DOCUMENTS 2013-26 BBE JCL PLWD PLYWOOD PLYWD PLYWOOD POLY POLYETHELENE POLYISO POLYISOCYANURATE PR PAIR PREFIN PREFINISHED PT PRESERVATIVE TREATED OR PAVER TILE PTD PAINTED PVC POLYVINYL CHLORIDE QT QUARRY TILE R RISER OR RADIUS R R-VALUE R&S ROD AND SHELF RB RUBBER BASE RCP REFLECTED CEILING PLAN RD ROOF DRAIN RE REFER TO or REFERENCE REC RECESS(ED) RECT RECTANGULAR REF REFRIGERATOR REINF REINFORCED REQD REQUIRED RESIL RESILIENT RFS ROOM FINISH SCHEDULE RM ROOM RO ROUGH OPENING RTU ROOF TOP UNIT RUB RUBBER SSOUTH SC SOLID CORE SC SOLDIER COURSE SCHED SCHEDULE SECT SECTION SF SQUARE FEET OR STOREFRONT SH SHELF SHGC SOLAR HEAT GAIN COEFFICIENT SHT SHEET SIM SIMILAR SMACNA SHEETMETAL AND AIR CONDITIONING CONTRACTORS ASSOCIATION SOG SLAB ON GRADE SPEC SPECIFICATION(S) SPEC'D SPECIFIED SPF SPRAY POLYURETHENE FOAM SQ SQUARE SS or S/S STAINLESS STEEL STA STATION STD STANDARD STL STEEL STOR STORAGE STRUCT STRUCTURE or STRUCTURAL SUB SUBCONTRACTOR SUBS SUBSTITUTION SUSP SUSPEND(ED) SV SHEET VINYL SYM SYMMETRICAL SYN SYNTHETIC SYS SYSTEM T or TLT TOILET T&G TONGUE AND GROOVE TB TOWEL BAR TBD TO BE DETERMINED TCA or TCNA TILE COUNCIL OF NORTH AMERICA TEL TELEPHONE TER TERRAZZO TH. THRESHOLD THRU THROUGH TO TOP OF TOS TOP OF STEEL TPD TOILET PAPER DISPENSER TPO THERMOPLASTIC POLYOLEFIN TYP TYPICAL U U-VALUE UG UNDERGROUND UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE UON UNLESS OTHERWISE NOTED UOS UNLESS OTHERWISE SPECIFIED USGBC UNITED STATES GREEN BUILDING COUNCIL VB VAPOR BARRIER VCT VINYL COMPOSITION TILE VERT VERTICAL VEST VESTIBULE VOL VOLUME VWC VINYL WALL COVERING W WEST OR WOMEN W/ WITH W/C WATER TO CEMENT RATIO W/IN WITHIN W/O WITHOUT WC WATER CLOSET WD WOOD WF WIDE FLANGE WF. WIDE FLANGE WIN WINDOW WP WATERPROOF(ING) WR WATER RESISTANT WSCT WAINSCOT WWF WELDED WIRE FABRIC FPHB FROST PROOF HOSE BIB FRT FIRE RETARDANT TREATED FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GA GYPSUM ASSOCIATION GALV GALVANIZED GB GRAB BAR GBCI GREEN BUILDING CERTIFICATION INSTITUTE GC GENERAL CONTRACTOR GD GARBAGE DISPOSAL GEOTECH GEOTECHNICAL GI GALVANIZED IRON GL GLASS or GLAZING GLU LAM GLUE LAMINATED GND GROUND GR GRADE GWB GYPSUM WALLBOARD GYP GYPSUM HB HOSE BIB HC HOLLOW CORE HC HANDICAPPED HDO HIGH DENISTY OVERLAY HDW. HARDWARE HDWR HARDWARE HGT HEIGHT HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT IBC INTERNATIONAL BUILDING CODE ID INSIDE DIAMETER (DIM.) IECC INTERNATIONAL ENERGY CONSERVATION CODE IN INCH INCL INCLUDING INSUL INSULATION OR INSULATED INT INTERIOR IPC INTERNATIONAL PLUMBING CODE JAN JANITOR JC JANITOR'S CLOSET JT JOINT KITCH KITCHEN KPL KICK PLATE LAB. LABORATORY LAM. LAMINATE LAV LAVATORY LEED LEADERSHIP IN ENERGY EFFICIENT DESIGN LS LANDSCAPE LSL LAMINATED STAND LUMBER LT LIGHT LVL LAMINATED VENEER LUMBER LW LIGHT WEIGHT MMEN M METER MAS MASONRY MATL MATERIAL MAX MAXIMUM MBM METAL BUILDING MANUFACTURER MDO MEDIUM DENSITY OVERLAY MDP MEDIUM DENSITY PARTICLEBOARD MECH MECHANICAL MFR MANUFACTURER MIN MINIMUM OR MINUTE MIR MIRROR MISC MISCELLANEOUS MM MILIMETER MO MASONRY OPENING (NOMINAL) MPH MILES PER HOUR MR MOISTURE RESISTANT MTD MOUNTED MTL METAL MVET MOISTURE VAPOR EMMISSIVITY TEST NNORTH NIC NOT IN CONTRACT NO. or # NUMBER NOM NOMINAL NTS NOT TO SCALE O/O OUT TO OUT (DIMENSION) OC ON CENTER OD OUTSIDE DIAMETER (DIM.) OD OVERFLOW DRAIN OD OVERFLOW DRAIN OFCI OWNER FURNISHED CONTRACTOR INSTALLED OFF OFFICE OFI OWNER FURNISHED AND INSTALLED OH OPPOSITE HAND OPG OPENING OPP OPPOSITE OSB ORIENTED STAND BOARD PART PARTITION PC PRECAST PERIM PERIMETER PL PLATE PLAM PLASTIC LAMINATE # POUND(S) or NUMBER &AND +/- PLUS OR MINUS < ANGLE OR LESS THAN > GREATER THAN @AT ACT ACOUSTICAL CEILING TILE ADJ ADJACENT or ADJUSTABLE AFF ABOVE FINISHED FLOOR ALT ALTERNATE ALUM ALUMINUM ANSI AMERICAN NATIONAL STANDARDS INSTITUTE ARCH ARCHITECTURAL OR ARCHITECT ASHRAE AMERICAN SOCIETY OF HEATING REFRIGERATION AND AIR CONDITIONING ENGINEERS AUTO AUTOMATIC AWB AIR AND WEATHER BARRIER BD BOARD BET BETWEEN BH BULKHEAD BIA BRICK INSTITUTE OF AMERICA BIT BITUMINOUS BLDG BUILDING BM BEAM OR BENCH MARK BO BOTTOM OF BOT BOTTOM BR BEDROOM BRG BEARING BSMT BASEMENT CAB CABINET CBU CEMENTITIOUS BACKER BOARD CG CORNER GUARD CJ CONTROL JOINT CL CENTERLINE OR CLOSET CLG CEILING CLO CLOSET CLR CLEAR CM CENTIMETER CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONN CONNECTION CONSTR. CONSTRUCTION CONTIN CONTINUOUS CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTBB CEMENTITIOUS TILE BACKER BOARD CTR CENTER OR COUNTER CTRTOP COUNTER TOP DBL DOUBLE DEMO DEMOLISH or DEMOLITION DEPT DEPARTMENT DET DETAIL DF DRINKING FOUNTAIN DIA DIAMETER DIM DIMENSION DISP DISPENSER DN DOWN DR DOOR DS DOWNSPOUT DTL DETAIL DW DISHWASHER DWG DRAWING (E) EXISTING E EAST EA EACH EJ EXPANSION JOINT ELEC ELECTRICAL ELEV ELEVATOR OR ELEVATION EMER EMERGENCY ENCL ENCLOSURE ENG ENGINEER EPDM ETHYLENE PROPYLENE DIENE MONOMER EQ EQUAL EQUIP EQUIPMENT EWC ELECTRIC WATER COOLER EXH EXHAUST EXIST EXISTING EXP EXPANSION EXT EXTERIOR FA FIRE ALARM FACP FIRE ALARM CONTROL PANEL FAP FIRE ALARM PANEL FBS FULL BULDING SECTION FD FLOOR DRAIN FDC FIRE DEPARTMENT CONNECTION FDN FOUNDATION FE FIRE EXTINGUISHER FEC. FIRE EXTINGUISHER CABINET FG FIBERGLASS FHC FIRE HOSE CABINET FIN FINISH(ED) FIXT FIXTURE FLR FLOOR FLUOR. FLUORESCENT FO FACE OF FOC FACE OF CONCRETE FOS FACE OF STUDS FOUND. FOUNDATION FP FIREPROOF(ING) A0.0 COVER SHEET A0.1 ARCHITECTURAL SITE PLAN & ROOF PLAN A1.2 FIRST FLOOR & SECOND FLOOR PLAN A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A3.3 3D VIEWS A4.1 BUILDING SECTION & WALL SECTION A7.1 DOORS AND WINDOWS S1.0 FOUNDATION & FRAMING PLANS S2.0 DETAILS & NOTES P-1 TD STRUCTURAL ENGINEERING INC 2909 OXFORD COURT FORT COLLINS, CO 80525 (970) 372-1140 CONTACT: WENDY DWORAK NOTE: SEE LEGENDS, DOOR SCHEDULE, ROOM FINISH SCHEDULE, AND CONSULTANTS' DRAWINGS FOR ADDITIONAL ABBREVIATIONS. 1 A8.1 (SEE SYSTEMS NOTES FOR DESCRIPTION) (SEE WINDOW OR FRAME TYPES) (SEE DOOR SCHEDULE) TOILET ACCESSORY TAG A (SEE TOILET ACCESSORIES SCHEDULE) CEILING TAG ON RCP C1 9'-0" A.F.F. CEILING TYPE (SEE SYSTEMS NOTES) CEILING HEIGHT ABOVE FLOOR (SEE LEGEND ON SHEET) (SEE INTERIOR PARTITION TYPES) 84