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Home My WebLink About01/03/2014 - Planning And Zoning Board - Agenda - Work SessionPLANNING AND ZONING BOARD WORKSESSION AGENDA Friday, January 3, 2014, noon to 5 pm 281 N. College Conference Room A Web users: Documents for the Consent and Discussion Items shown below can be found under the January 9, 2014, hearing agenda. JANUARY 9, 2014 HEARING – 2 hours ELECTION OF OFFICERS 10 mins Consent: 1 hr • Scott Plaza (Mapes/Lorson) • 2013 P&Z Annual Report (Kadrich reviewing draft) • Cargill ODP (Beals) • Narconon Fence (Ex) Discussion: 1 hr • Global Village (Shepard) 30 mins • Aggie Village North (Gloss) 30 mins Work Session Topics: 2 hrs • Downtown River District and Old Town Historic District Standards and Guidelines (Shepard/Weinberg/McWilliams) 45 mins • Solar Code Progress Report (Gloss) 15 mins • Nature in the City (Ex) 30 mins • Historic Preservation-related code changes (McWilliams) Board Topics: 45 mins • 2014 P&Z Meeting Schedule – Friday, July 4th precedes July 10 Hearing • Mountain Vista Subarea Plan (Wray) • Ethics Board Code Revisions (Kadrich) City Council 1 MEMORANDUM DT: January 3, 2014 TO: Members of the Planning and Zoning Board TH: Laurie Kadrich, Director of Community Development and Neighborhood Services Cameron Gloss, Planning Manager FM: Josh Weinberg, Historic Preservation Planner; Ted Shepard, Chief Planner; Karen McWilliams, Historic Preservation Planner RE: Project Update: Design Standards and Guidelines for the Old Town Historic District and Design Guidelines for the River District In early 2013, Historic Preservation Staff received a grant from the State Historical Fund to partially fund an update to the design standards document for Fort Collins' National Register and Local Landmark Old Town Historic District. In May of 2013, Winter & Co. of Boulder, CO was chosen as the project consultant. Due to the similarity in schedules, outreach processes, and geographic proximity, Winter & Co. was also retained as project consultants for the River District Design Guidelines project, to maximize resources and efficiencies. Old Town Historic District Design Standards and Guidelines: Originally written in 1981, the outdated document requires substantial revisions to address current historic preservation practices and development concerns related to infill and redevelopment within and around the historic district. The goal of the update is to define and illustrate appropriate characteristics for compatible future development within the District and in the adjacent area; and provide guidance on means for incorporating modern sustainable building practices into historic preservation projects. The document will provide direction to city staff and the Landmark Preservation Commission in the evaluation of projects within the historic district. River District Design Guidelines: Fort Collins’ River District is the area located immediately north of the Old Town Historic District and comprises the RDR zone district. A portion of the Old Town National and State Register Historic Districts are also within the boundaries of the River district. The goals of the River District Design Guidelines project are to identify, evaluate, and implement measures to achieve a high quality of site and building design for new non-industrial development projects that preserve and promote the unique character of the river district. The guidelines are not a rezoning, nor a land use project, but are intended to welcome and draw upon the character of the existing uses in the area. The 2 2011 City Plan Action Plan contains two actions related to design guidelines and standards for the River District: (1) review and, if needed, revise design standards for the River Downtown Redevelopment zoning district particularly for defining appropriate architecture and materials; and (2) provide additional commercial architectural design standards to supplement existing standards such as building materials, character, and image elements. Schedule and Progress: Following two work sessions with the Landmark Preservation Commission and two public workshops, first drafts of the design guideline documents have been developed. Both draft documents have been presented to the Landmark Preservation Commission for review at its October and December meetings. Following this Planning and Zoning Board Work Session, staff plans to present the documents to the Chamber of Commerce in January, the Downtown Development Authority Board in early February, and to City Council at its February 25 Work Session. Comments and feedback from this round of engagement will be considered for final draft documents prior to a second round of public engagement in the spring and Council adoption in the summer. Question: Does the Board have suggestions for improving the content or design of either document? 3 1 Old Town Historic District Design Standards/Guidelines Project Update Josh Weinberg and Karen McWilliams Historic Preservation Planners Planning and Zoning Board Work Session January 3, 2014 4 2 Area Boundaries 5 3 Project Goals •Provide guidance to city staff and the Landmark Preservation Commission’s evaluation of projects in the historic district. •Help the city and property owners maintain the special qualities of the area. •To highlight the successful rehabilitation and infill projects that have already occurred within the district. •Promote the community’s vision for sustainable design and preservation. 6 4 Organization and Contents 7 5 Using the Document 8 6 Planning a Preservation Project 9 7 Design Standards for Historic Resources 10 8 Design Standards for all Properties 11 9 Design Standards for New Construction 12 10 Design Standards for Signs 13 11 River District Design Guidelines Project Update Ted Shepard Chief City Planner Josh Weinberg and Karen McWilliams Historic Preservation Planners Planning and Zoning Board Work Session January 3, 2014 14 12 Area Boundaries 15 13 Project Goals • To promote the community’s vision for the River District through compatible new construction and redevelopment. • Support investment that builds a strong pedestrian-oriented fabric and encourages creative design that is compatible with the area’s historic context. • The guidelines are not a rezoning, nor a land use project, but are intended to welcome and draw upon the character of the existing uses in the area. 16 14 Vision for the River District • To be an active place, where the river, industry, art and history come together to provide a vibrant complement to Old Town Fort Collins. • Contain a mix of uses, including housing, commercial and industrial activities where the amenities of the river and its preserved natural areas can be enjoyed • In the future, the River District will connect Old Town with the Poudre River, and celebrate its agricultural and industrial architecture, along with the rich history of the area. 17 15 Organization and Contents 1. Organization 2. Understanding the Context 3. How to use the Guidelines 4. Key Principles for Design 5. Neighborhood Level Design 6. Site Design Guidelines 7. Building Design Guidelines 18 16 Understanding the Context 19 17 How to use the Design Guidelines 20 18 Key Principles for Design 21 19 Neighborhood Level Design 22 20 Site Design Guidelines 23 21 Building Design Guidelines 24 22 Question Does the Board have suggestions for improving the content or design of either document? 25 OLD TOWN HISTORIC DISTRICT DeSIgN STaNDaRDS FORT COLLINS, COLORaDO State Historical Fund, History Colorado, the Colorado Historic Project #2013-M2-032 Draft #1b November 4, 2013 26 page left intentionally blank 27 Credits This project was paid for in part by the State Historical Fund grant from History Colorado, the Colorado Historical Society. Project # 2013-M2-032 Prepared by: Winter & Company 1265 Yellow Pine avenue Boulder, CO 80304 303.440.8445 www.winterandcompany.net 28 TaBLe OF CONTeNTS III. DeSIgN STaNDaRDS FOR THe TReaTMeNT OF HISTORIC ReSOURCeS architectural Details 43 Materials and Finishes 47 Windows 50 Doors and entries 55 Commercial Storefronts 57 Historic Roofs 59 Historic Foundations 59 Loading Docks 60 Color 60 existing additions 62 New additions and accessory Structures 62 Planning for energy efficiency 64 accessibility 68 Phasing Improvements 68 Temporary Stabilization Treatments 69 existing alterations 69 IV. DeSIgN STaNDaRDS FOR aLL PROPeRTIeS awnings and Canopies 73 Street Layout 74 Outdoor Use areas 74 Handrails and enclosures 75 art and Historic Properties 76 Site Lighting 76 Building Lighting 77 Service areas 78 Surface Parking 78 Buffers 79 Building equipment 79 Security Devices 80 Color 82 archeological Resources 82 INTRODUCTION Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . 3 about This Document 4 What are Design guidelines 4 Why Have Design guidelines 4 Policies Underlying the guidelines 5 Sustainability - Social, economic and environmental Benefits of Historic Preservation 7 The Development of Old Town Fort Collins 9 1. USINg THe DeSIgN gUIDeLINeS Design Review System 15 Where the Design guidelines apply 16 Design guidelines Organization 17 II.. PLaNNINg a PReSeRVaTION PROJeCT What Does Historic Preservation Mean 23 Planning a Preservation Project 24 Old Town Fort Collins Case Studies 29 Designing in Context 38 Historic architectural Styles 39 Overarching Preservation Principles 40 29 V. DeSIgN STaNDaRDS FOR NeW CONSTRUCTION Overview 85 Building Placement and Orientation 86 architectural Character and Detail 87 Building Mass, Scale and Height 89 Building and Roof Forms 92 entrances 93 Materials 94 Windows 95 energy efficiency in New Designs 97 energy efficiency in Building Massing 99 environmental Performance in Building elements 100 Solar and Wind energy Devices 100 VI. DeSIgN STaNDaRDS FOR SIgNS Signs Overview 103 Treatment of Historic Signs 104 Sign Installation on a Historic Building 105 Design of New and Modified Signs 106 Design of Specific Sign Types 107 awning 107 Interpretive 107 Murals 108 Tenant Panel or Directory Sign 109 Projecting/Under-Canopy Sign 109 Flush Wall Sign 110 Window and Door Sign 111 Kiosks 112 Other Sign Types 112 Illumination 112 30 31 IntroductIon 32 33 Old Town Fort Collins | November 4, 2013 3 DRAFT overview Fort collins is recognized for its rich collection of his- toric resources. they are enjoyed by residents, business owners and visitors as links to the city’s heritage while also setting the stage for a vibrant future. Preserving these assets is essential to Fort collins’ well being. A key collection of these historic resources is found in the old town Historic district which is a place with special meaning for Fort collins. once the core of business activity, the brick and stone fa- cades provide a link with the past. the ornamental cornices, brackets, and lintels are records of the skilled craftsmen who worked to build Fort collins at the turn of the century. the community recognizes the significance of the old town Historic district as an important cultural resource. they wish to preserve the inherent historic elements of individual buildings as a cultural record for future generations and to maintain the sense of place that exists. responding to this sentiment the city council designated the area an official locally designated historic district in 1979. Previously, in 1978, the Secretary of the Interior also entered a somewhat larger old town Historic district into the national register of Historic Places. the Landmark Preservation commission and city staff have the responsibility to review the proposed changes in the area and determine their appropri- ateness. the design Standards are to be used by the Landmark Preservation commission and city staff to review any design changes to the exterior of buildings within the old town Historic district. they are also for designers and owners who are planning projects within the district. today, many of the historic resources found within the old town Historic district have been reha- bilitated and the district is thriving. the document highlights the success stories of past projects and the positive impact they have had. While rehabilita- tion will continue in the district, additions and infill construction are also anticipated. the standards are intended to promote creativity that respects the heritage of the area. they therefore encourage development that contributes to the quality of the district. the historic preservation design standards promote the community’s vision for sustainable preservation. the standards provide direction for rehabilitation, alteration, expansion and new construction projects involving locally-designated individual historic land- marks and properties in locally-designated historic districts. they also guide city staff and the Landmark Preservation commission’s evaluation of such projects, helping the city and property owners maintain the special qualities of Fort collins’ history. Financial Assistance See the following web site links for financial as- 4 Introduction DRAFT About this document WhAt Are Design stAnDArDs? the standards convey general policies about the rehabilitation of existing structures, additions, new construction and site work. they define a range of appropriate responses to a variety of specific design issues. Why hAve Design stAnDArDs? one purpose of the standards and the review process through which they are administered is to promote preservation of the historic, cultural and architectural heritage of the old town Historic district. An essential idea is to protect historic resources in the district from alteration or demolition that might damage the unique fabric created by buildings and sites that make up the old town Historic district. the standards also promote key principles of urban design which focus on maintaining an attractive human- scaled pedestrian-oriented environment. the design standards also provide a basis for making consistent decisions about the treatment of historic resources and new infill within the district. designing a new building to fit within the historic character of old town requires careful thought. Preservation in a his- toric district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the historic district. In addition, they serve as educational and planning tools Why Do We Preserve historic resources? We preserve historic resources for these reasons: » to honor our diverse heritage » to support sound community planning and development » to maintain community character and support livability » to support sustainability in our community for property owners and their design professionals who seek to make improvements. While the design standards are written for use by the layperson to plan improvements, property own- ers are strongly encouraged to enlist the assistance of qualified design and planning professionals, including architects and preservation consultants. these standards seek to manage change so the historic character of the district is respected while accom- modating compatible improvements. they reflect the city’s goals to promote economic and sustainable development, enhance the image of the city and reuse historic resources. note In this document, “old town” refers to the area officially designated as the local historic district, in contrast to a more general reference to a larger portion of the downtown. 35 Old Town Fort Collins | November 4, 2013 5 DRAFT Background Policies unDerlying the Design stAnDArDs Several regulations and policy documents establish the foundation for the standards, including: city Plan Fort collins, February 15, 2011 historic Preservation Principle LIV16: The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the community. Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re- sources. Determine what historic resources are within the Growth Management Area, how significant these resources are, the nature and degree of threat to their preservation, and methods for their protection. Policy LIV 16.2 – Increase Awareness. Increase awareness, understanding of, and appreciation for the value of historic preservation in contributing to the quality of life in Fort Collins. Policy LIV 16.3 – Utilize Incentives. Use incentives to encourage private sector preservation and rehabilitation of historic resources. Policy LIV 16.4 – Utilize Planning and Regulations. Recog- nize the contribution of historic resources to the quality of life in Fort Collins through ongoing planning efforts and enforcement regulations. Policy LIV 16.5 – Encourage Landmark Designation. Actively encourage property owners to designate their properties as historic landmarks. Policy LIV 16.6 – Integrate Historic Structures. Explore opportunities to incorporate existing structures of historic value into new development and redevelopment activities. Principle LIV17: Historically and architecturally significant buildings Downtown and throughout the community will be valued and preserved. Policy LIV 17.1 – Preserve Historic Buildings. Preserve his- torically significant buildings, sites and structures throughout Downtown and the community. Ensure that new building design respects the existing historic and architectural character of the surrounding district by using compatible building materials, colors, scale, mass, and design detailing of structures. Policy LIV 17.2 – Encourage Adaptive Reuse. In order to capture the resources and energy embodied in existing buildings, support and encourage the reuse, and adapta- tion of historically significant and architecturally important structures, including but not limited to Downtown buildings, historic homes, etc. Policy LIV 17.3– Ensure Congruent Energy Efficiency. Ensure that energy efficient upgrades contribute to or do not lessen the integrity of historic structures. Consider attractive means of achieving efficiency such as installing storm windows. land use code section 3.4.7 historic and cul- tural resources Section 3.4.7 provides standards for preservation and treatment of historic properties and their incorpora- 6 Introduction DRAFT the secretAry oF the interior’s stAnDArDs For rehAbilitAtion the city of Fort collins requires the rehabilitation projects to be in conformance with the Secretary of the Interior’s Standards and Guidelines for Rehabilitating Historic Buildings as noted in the Land use code. The Secretary of the Interior’s Standards for the Rehabilitation are general rehabilitation standards established by the national Park Service for historic properties. It is the intent of this document to be compatible with the Secretary of the Interior’s Standards while expanding on the basic rehabilitation principles as they apply in Fort collins. “1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. For More information For more information on national treatments underlying the preservation standards, see The Secretary of the Interior’s Standards for the Rehabilitation: http://www.nps.gov/history/hps/tps/standguide/ rehab/rehab_index.htm For More information: See the following web links to national Park Ser- vice Preservation Briefs and Tech Notes: http://www.nps.gov/tps/how-to-preserve/briefs. htm http://www.nps.gov/tps/how-to-preserve/tech- notes.htm 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where 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 Old Town Fort Collins | November 4, 2013 7 DRAFT Historic Preservation and Sustainability sustAinAbility - sociAl, econoMic AnD environMentAl beneFits oF historic PreservAtion Preserving and enhancing historic places promotes the three basic components of sustainability. these are: (1) cultural/Social Sustainability, (2) Environmental Sustainability and (3) Economic Sustainability. Each of the components is described in greater detail in the following pages. Preserving historic places promotes the three basic categories of sustainability. environmental sustainability economic sustainability cultural/social sustainability sustAinAbility cultural/social component of sustainability this component relates to the maintenance of the community’s cultural traditions and social fabric. Pre- serving historic places and patterns promotes cultural and social sustainability by supporting everyday con- nections between residents and the cultural heritage of the community. these connections are reinforced by the physical characteristics of historic places, which often directly support environmental sustainability. Historic properties in the district provide direct links to the past. these links convey information about earlier ways of life that help build an ongoing sense of identity within the community. residents anchored in this sense of identity may be more involved in civic activities and overall community sustainability efforts. the historic development pattern of the district pro- motes social interaction that supports a high quality of life and helps build a sense of community. the area is compact and walkable, providing for impromptu mix- ing of different cultural and economic groups. direct connections to the public realm provide opportunities for community interaction. this physical pattern, com- bined with the inherent cultural connections, provides significant support for the community’s overall sustain- ability effort. environmental component of sustainability this is the most often cited component of sustainability. It relates to maintenance of the natural environment and the systems that support human development. re- habilitation of historic resources is an important part of environmental sustainability and green building initia- tives. It directly supports environmental sustainability through conservation of embodied energy, adaptability, and other factors that keep historic buildings in use over long periods of time. Embodied Energy Embodied energy is defined as the amount of energy used to create and maintain the original building and its components. Preserving a historic structure retains 8 Introduction DRAFT Building Materials Many of the historic building materials used in the dis- trict contribute to environmental sustainability though local sourcing and long life cycles. Buildings constructed with wood and masonry were built for longevity and ongoing repair. today, new structures utilize a signifi- cant percentage of manufactured materials. these ma- terials are often less sustainable and require extraction of raw, non-renewable materials. High levels of energy are involved in production, and the new materials may also have an inherently short lifespan. the sustainable nature of historic building materials is best illustrated by a window: older windows were built with well seasoned wood from durable, weather resistant old growth forests. A historic window can be repaired by re-glazing as well as patching and splicing the wood elements. Many contemporary windows cannot be repaired and must be replaced entirely. repairing, weather-stripping and insulating an original window is generally as energy efficient and much less expensive than replacement. Landfill Impacts According to the Environmental Protection Agency, building debris constitutes around a third of all waste generated in the country. the amount of waste is reduced significantly when historic structures are retained rather than demolished. economic component of sustainability this component of sustainability relates to the economic balance and health of the community. the economic benefits of protecting historic resources are well documented across the nation. these include higher property values, job creation in rehabilitation industries, and increased heritage tourism. Quality of life improvements associated with living in historic districts may also help communities recruit desirable businesses. Historic Rehabilitation Projects Historic rehabilitation projects generate both direct and indirect economic benefits. direct benefits result from the actual purchases of labor and materials, while material manufacture and transport results in indirect benefits. Preservation projects are generally more labor intensive, with up to 70% of the total project budget being spent on labor, as opposed to 50% when compared to new construction. Expenditure on local labor and materials benefits the community’s economy. historic Preservation and sustainability By preserving existing buildings and guiding compatible redevelopment, the Design Stan- dards promote the three key elements of com- munity sustainability: » economic sustainability. the economic benefits of protecting historic resources include higher property values, job creation in rehabilitation industries and increased heritage tourism. » environmental sustainability. rehabilita- Old Town Fort Collins | November 4, 2013 9 DRAFT the development of old town Fort collins history the opening of the overland Stage Line between denver and Wyoming, in the early 1860s, necessitated the construction of military forts to protect coaches and immigrant trains from the threat of Indian attacks. Entering the cache La Poudre river Valley in 1862, the 9th Kansas Volunteer cavalry set up camp in the vicinity of Laporte, colorado. In 1864, due to severe flooding of the cache La Poudre and a series of military command changes, the outpost, known as camp col- lins, was moved to the area just southeast of the old Fort collins Power Plant. the founding of the military post attracted citizens wishing to open mercantile establishments and thereby capitalize on trading with the nearby soldiers. Joseph Mason was the first to obtain permission from the War department to build a store on the four-mile-square military reservation. His structure was erected in 1865 on land that later became the Linden/Jefferson inter- section. called “old Grout,” it served as a settler’s store, church, post office, community center, and later as the county offices and courthouse. old town claims the site as the foundation for the city of Fort collins. two other notable structures built in the area include Auntie Stone’s cabin/hotel and a flour mill. the establishment of this commercial district neces- sitated the platting of the town’s first streets. In 1867- 1868, Jack dow and norman H. Meldrum surveyed the area and set up streets that ran parallel to the major environmental landmark, the cache La Poudre river. However, the influx of proprietors to Fort collins, and specifically the old town area, was certainly not a stampede because when the fort closed in 1866, there were scarcely a dozen civilians in town. the subsequent departure of the soldiers put the town’s future in ques- tion. the town and its business district languished until the mid-1870s. In retrospect, the prosperity of the town was assured in an incident, called by Ansel Watrous in his History of Larimer county, “perhaps the most notable event in the early history of Fort collins.” In the fall of 1872 the agricultural colony was established. General r. A. cameron, originator of the union colo- ny in Greeley, spearheaded the drive for Fort collins’s Agricultural colony. the purpose of the new commune was for it to be the crop-raising group for the settlers at the union colony. Working with the earlier settlers of Fort collins, the officers of the new colony organized the Larimer county Land Improvement company. the goal of the company was to encourage settlement of the Fort collins area. Within two months of their arrival, the company had acquired enough land for their surveyor to come in and plat new city streets. For this job they chose a young new Yorker, Franklin c. Avery, who had also platted the union colony. Mr. Avery, utilizing the latest techniques in city planning, laid the streets according to the cardinal points of the 10 Introduction DRAFT the decades of the 1880s and nineties saw the addition of ornately decorated buildings like the Miller Block and the Linden Hotel. other distinctive buildings, like the city Hall /Fire Station, added uniqueness to this area. In 1887 electric lights and the town’s first telephone enhanced old town’s status as the mercantile center for Fort collins. In 1897 the Avery Building provided the link between old town and new town. An early competition developed between the business people in old town and those with businesses near the intersec- tion of college and Mountain. the new Avery Building was a bridge that joined these two shopping areas together. But the competition between the two areas was to remain strong throughout the next century. the new century, however, brought other problems to old town. the Post office, with its accompanying pedestrian traffic and long an institution in one building or another in the triangle, moved to the corner of oak and college. Mr. Avery crossed Mountain Avenue to build yet another structure for his rapidly expanding First national Bank. By the 1900s Fort collins was the well-settled home of colorado’s first land-grant college, the possessor of a notable in-town railway transit system, and a very popular spot in northern colorado for urbanite and farmer alike. on the direct railroad line between den- ver and cheyenne, the passenger depot on Jefferson Street in old town welcomed contented old-timers of the community and diverse newcomers: academic, agricultural, and financial. Fort collins’ residents were served well by old town, whose offerings ranged from commodities and services found in eastern cities to items more commonly located in agricultural com- munities. these ranged from hotel accommodations, banks and restaurants to hardware stores, feed, coal and hay shops. 1889 Bird’s Eye view of Old Town Miller Block (1889) Linden Hotel (1908) Old Town (1900) 41 Old Town Fort Collins | November 4, 2013 11 DRAFT the major retail businesses left the interior of the triangle to locate along college Avenue frontage in the early 1920s in response to the advent of an auto- oriented population. other, smaller businesses soon thought it was more advantageous to move along college Avenue. After World War II the area was beginning to show signs of aging and decay. during the 1950s and 1960s, old town became home to social services organiza- tions, automobile maintenance facilities, and some limited retail. It also housed a collection of taverns and some low-cost housing. revitalization began in the 1980s, with individual inves- tors who saw opportunities in rehabilitating the historic structures in the area. the Secretary of the Interior listed the old town Historic district in the national register in 1978. this included all of the land area that was later (1979) designated as the local historic district, but also extended farther north to include the original fort site. this made federal income tax credits available for the certified rehabilitation of historic structures in the area. With the city’s designation of the local historic district in 1979, a formal design review process was established to assure that historic buildings would be preserved and that new construction would be compatible with the historic context. Individual investment efforts attracted more invest- ment, and in 1985 old town Associates proposed a redevelopment plan that included rehabilitation of several historic buildings, erection of new infill build- ings and construction of a pedestrian area for a portion of Linden Street. revitalization continued through the turn of the twenty-first century, with substantial participation of the city of Fort collins and the down- town development Authority. By 2013, the old town Historic district was well-established as a center for dining, retail and entertainment as well as housing and professional offices. Fort collins’ old town is a reminder of its early pioneer settlement. It was established by people who purchased lands from a real estate company in order to ward off the loneliness of the prairies, to profit by the experience and expertise of their new neighbors, and to furnish their families with social amenities that were long in coming to communities situated farther east on the Great Plains. old town demonstrates how these people settled a new area and used local materials to decorate it with styles current in the East, creating a substantial, as well as unique, latter nineteenth-century American community. historic DeveloPMent PAtterns old town retains many framework elements from its early history but other features have changed. the fact that it has remained dynamic is a part of its heritage. For this reason, remaining resources which help to interpret that span of human occupation and use are valued. While a row of historic buildings may be easily un- 12 Introduction DRAFT Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.) Jefferson st linden st Mountain Ave Walnut st north college Ave Pine st 43 1 Using the Design stanDarDs 44 45 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 15 Design review system the Landmarks Preservation Commission and city staff shall take these factors into consideration when reviewing proposed work: › the significance of the property › the context, with respect to other historic properties › the location of any key, character-defining features › the condition of those features › the landmark status › eligibility status in addition, there are many cases in which the standards state that one particular solution is preferred, such as for the replacement of a damaged or missing feature, but the guideline further notes that some alternatives may be considered if the preferred approach is not feasible. in determining such feasibility, the city will also consider: › the reasonable availability of the preferred material › the skill required to execute the preferred approach › the quality, appearance and character of alternative solutions, such as new materials. some design standards note that an alternative may be considered by the Landmark Preservation Commission on a “case by case basis.” this does not mean that the city may choose to waive the guideline, but simply that its interpretation in a particular application may require closer consideration of the same factors that are described above. Terms relaTed To ComplianCe When applying design standards, the city has the abil- ity to balance a combination of objectives and intent statements that appear throughout the document, in the interest of helping to achieve the most appropriate design for each project. Because of this, and the fact that the design standards are also written to serve an educational role as well as a regulatory one, the language sometimes appears more conversational than that in the body of the city code. to clarify how some terms are used, these definitions shall apply: Guideline in this document the term “guideline” is a criterion with which the City will require compliance when it is found applicable to the specific “land-use activity.” in this sense it is a guideline, albeit one that is subject to some interpretation when determining compliance. shall Where the term “shall” is used, compliance is specifi- cally required to the “maximum extent feasible,” when the statement is applicable to the proposed “land-use activity.” should the term “should” is frequently used in the standards. this indicates that compliance is specifically required to the “reasonable extent feasible”, except in condi- 16Standards Using the Design DRAFT Where the Design standards apply the design standards apply to all properties within the Local Old town historic District. they also apply to Local Landmark eligible properties and Local Landmark properties within the river District. these areas and properties are identified on the map below. LINDEN 1ST COLLEGE 2ND MOUNTAIN MASON HOWES WILLOW MAPLE MELDRUM CHERRY LINCOLN LAPORTE JEFFERSON WALNUT PINE BUCKINGHAM LOGAN OLD FIREHOUSE POUDRE TENNEY OLD TOWN LINDEN CENTER PINE Ü River District Design Study Legend Local Landmarks in River District Local Landmark Eligible Local Old Town Historic District National Old Town Historic District River District Study Area Original Fort Site 1 inch = 500 feet National Register Old Town Historic District 47 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 17 Design standards Organization desiGn review TraCks the design guideline chapters are grouped into three “tracks” for purposes of design review. staff will deter- mine which track a project will follow. (see the chart on the following page.) these are: › Preservation track › new Building track › Other improvements track Follow these steps to get started: step 1 what Type of improvement? Determine the nature of the improvements that are planned. there are three categories: existing Building if improvements are planned to an existing building, determine if it has historic significance or not. this will influence which review track applies. new Building Will the planned improvements include construction of a new building? if so, then the “new Construction track” applies. this includes a new structure to be erected on a vacant lot; adding a new structure to a lot with an existing building on it; or providing an addition to an existing non-contributing building where one already exists. other work site improvements, signs and other miscellaneous projects follow this third track. step 2 what Type of existing Building? all existing structures in the Old town historic District are classified with respect to their historic significance, using criteria established by the national Park service. the city will work with the property owner to confirm the status of historic significance. two classifications are used: Contributing property a “contributing” property is one determined to be historically significant. it is so because it was present during the period of significance and possesses suf- ficient integrity to convey its history, or is capable of yielding important information about that period. note that some properties may have experienced some degree of alteration from their historic designs. these alterations may include window replacement, cornice removal, a porch enclosure or covering of a building’s historic materials. nonetheless, these altered properties retain sufficient building fabric to still be considered contributors. For all contributing properties, the Preservation track shall apply. non-Contributing property the classification of “non-contributing” applies to existing buildings that lack historic significance. this includes a range of properties. some are of more recent construction (those less than 50 years old). Others are older (more than 50 years) but have been so substantially altered that they no longer retain their integrity. the new Construction track applies to these properties, except as noted below. 18Standards Using the Design DRAFT whiCh TraCk applies? the standards are organized into groups of chapters that represent “tracks” for different types of improvements. this chart defines the track that will apply to a specific proposal. new Building existing Building step 1 restorable non- applicable step 2 non- Contributor other Track other new Bldg. Track Contributor preservation Track whiCh ChapTers apply? Use this chart to determine which chapters of the design guidelines apply to a proposed improvement project. some projects will include work in more than one track, in this case a combination of chapters will apply. Type of work seCTion To Use: introduction i. Using the design standards ii. planning a preservation project iii. design standards for the Treatment of historic resources iv. design standards for all properties v. design standards for new Construction vi. design standards for signs preservation Track rehabilitate a contributing property 4 4 4 4 4 (1) (1) restore a non- contributing property 4 4 4 4 4 (1) (1) new Building Track improve a non- contributing property DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 19 appropriate and inappropriate solutions in many cases, images and dia- grams in the historic preservation standards are marked to indicate whether they represent appropri- ate or inappropriate solutions 4 a check mark indicates appropriate solutions. 8 an X mark indicates solutions that are not appropriate. desiGn sTandards formaT the historic preservation guidelines are presented in a standardized format as illustrated below. each of the components is used by the city in determining appropriateness. additional features that appear on a typical page of the historic preservation standards are summarized at right. a windows key a design Topic heading B intent statement: this explains the desired outcome for the specific design element and provides a basis for the design standards that follow. if a standard does not specifically ad- dress a particular design issue, then the city will use the intent statement to determine appropriateness. C design standard: this describes a desired outcome related to the intent statement. d additional information: this provides a bullet list of examples of how, or how not to, comply with the standard. e illustration(s): these provide photos and/or diagrams to illustrate related conditions or possible approaches. they may illustrate ap- propriate or inappropriate solutions as described at right. B historic windows help convey the significance of historic structures, and should be preserved. they can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. repair and weatherization also is more energy efficient, and less expensive than replacement. if an original window cannot be repaired, new replacement windows should be in character with the historic building. C 1.1 maintain and repair historic windows. d » Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings 20Standards Using the Design DRAFT 51 2 Planning a Preservation Project 52 53 Old Town Fort Collins Design Guidelines | November 4, 2013 23 DRAFT What Does Historic Preservation Mean? Historic preservation means keeping historic proper- ties and places in active use while accommodating appropriate improvements to sustain their viability and character. it also means keeping historic resources for the benefit of future generations. that is, while maintaining properties in active use is the immediate objective, this is in part a means of assuring that these resources will be available for others to enjoy in the future. Historic preservation does not mean necessarily freez- ing properties or districts in time. Historic preserva- tion seeks to manage change to preserve authenticity and historic craftsmanship while meeting existing and future needs. this section summarizes important steps and ap- proaches to consider when planning a preservation project › Planning a Preservation Project › case studies › Designing in context › Historic Building styles When planning a preservation project, it is important to determine historic significance, assess integrity and determine program requirements prior to outlining an appropriate treatment strategy that will inform the overall project scope. Accepted treAtments for Historic resources the following list describes appropriate treatments for historic resources that may be considered when planning a preservation project. Much of the language addresses buildings; however, sites, objects and struc- tures are also relevant. preservation “Preservation” is the act of applying measures to sustain the existing form, integrity and material of a building. Work focuses on keeping a property in good work- ing condition with proactive maintenance. While the term “preservation” is used broadly to mean keeping a historic property’s significant features, it is also used in this more specific, technical form in this document. restoration “restoration” is the act or process of accurately de- picting the form, features and character of a property as it appeared in a particular time period. it may require the removal of features from outside the restoration period. this may apply to an entire building, or to restoring a particular missing feature. reconstruction reconstruction is the act or process of depicting, by means of new construction, the form, features and detailing of a non-surviving site, landscape, building, structure or object for the purpose of replicating its appearance at a specific time and in its historic location. this has limited application, in terms of an entire build- ing, but may apply to a missing feature on a building. rehabilitation 24Project Planning a Preservation DRAFT steps to consider for A successful preservAtion project. Follow the steps below when planning a preservation project. step 1. review reasons for significance: the reasons for significance will influence the degree of rigor with which the standards are applied, because it affects which features will be determined to be key to preserve. identifying the building’s period of significance is an important first step. step 2. identify key features: a historic property has integrity. it has a suf- ficient percentage of key character-defining features and characteristics from its period of significance which remain intact. step 3. identify program requirements for the desired project: the functional requirements for the property drive the work to be considered. if the existing use will be maintained, then preservation will be the focus. if changes in use are planned, then some degree of compatible alterations may be needed. step 4. implement a treatment strategy: an appropriate treatment strategy will emerge once historic significance, integrity and program requirements have been determined. a preservation project may include a range of activities, such as maintenance of existing historic elements, repair of deteriorated materials, the replacement of missing features and construction of a new addition. Planning a Preservation Project inAppropriAte treAtments the following approaches are not appropriate for historically significant properties. remodeling this is the process of changing the historic design of a building. the appearance is altered by removing historic details and by adding new features that are out of character with historic materials. remodeling of a historic structure is inappropriate. deconstruction Deconstruction is a process of dismantling a building such that the individual material components and ar- chitectural details remain intact. this may be proposed when a building is to be relocated or when the materi- als are to be reused in other building projects. Decon- struction may be a more environmentally responsible alternative to conventional demolition. However, it is still an inappropriate treatment for a building of historic significance. demolition any act or process that destroys, in part or whole, a structure, building or site is considered “demolition.” this is inappropriate for any historic building. a successful preservation project shall consider the significance of the historic resource, its key features, and the project’s program requirements. When alter- ing a historic building, it is also important to consider preservation and repair prior to contemplating any re- placement. the tables and diagrams below and on the following pages provide overall guidance for planning a preservation project. 55 Old Town Fort Collins Design Guidelines | November 4, 2013 25 DRAFT preferred sequence of Actions selecting an appropriate treatment for a character-defining feature is important. the method that requires the least intervention is always preferred. By following this tenet, the highest degree of integrity will be maintained. the following treat- ment options appear in order of preference. When making a selection, follow this sequence: step 1. preserve: if a feature is intact and in good condition, maintain it as such. step 2. repair: if the feature is deteriorated or damaged, repair it to its historic condition. step 3. replace: if it is not feasible to repair the feature, then replace it in kind, (e.g., materials, detail, finish). replace only that portion which is beyond repair. step 4. reconstruct: if the feature is missing entirely, reconstruct it from ap- propriate evidence. if a portion of a feature is missing, it can also be reconstructed. step 5. compatible Alterations: if a new feature (one that did not exist previ- ously) or an addition is necessary, design it in such a way as to minimize the impact on historic features. it is also important to distinguish a new feature on a historic building from the historic features, even if in subtle ways. for more information For more information regarding the treat- ments for a historic resource please visit the national Park service web site: http://www.nps.gov/history/hps/tps/standguide/index. htm If a feature is deteriorated or damaged, repairing it to its his- toric condition is preferred. 56 26Project Planning a Preservation DRAFT A c B or d e WHicH AreAs Are tHe most sensitive to preserve? For most historic resources in the old town Historic District, the front wall is the most important to preserve intact. alterations are rarely appropriate. Many side walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. the rear wall is sometimes the least important (excepting free-standing, individual landmarks, those along improved alleys or certain civic and industrial buildings), and alterations can occur more easily without causing negative effects to the historic significance of the property. location A. primary façade: Preservation and repair of features in place is the priority. this is especially important at the street level and in locations where the feature is highly visible. location B. A second- ary Wall, Which is Highly visible: a compatible replacement or alteration is preferred. some flexibility in treat- ment may be considered. location c. A second- ary Wall, Which is not Highly visible: Preserva- tion is still preferred; however, a compatible replacement or alteration may be acceptable when it is not visible to the public. More flexibility in treat- ment may be considered. location d. Highly visible rear Wall: this applies to many cultural buildings of historic significance, such as civic buildings, improved alleys and other landmarks that are viewed “in the round” or border a public space such as a park. Preservation and repair in place is the priority. location e. A rear Wall that is not Highly visible: a compatible replacement or alteration may be acceptable when it is not visible to the public. a higher level of flexibility in treatment may be considered. 57 Old Town Fort Collins Design Guidelines | November 4, 2013 27 DRAFT Altered Historic commerciAl FAcAde The starting condition. Missing Cornice Historic Windows Altered Storefront developing A preservAtion strAtegy the standards discuss a range preservation options, including reconstruction and replacement of features in various ways. When applied to a building that is al- ready altered, which would be the best approach? this diagram outlines the approaches to consider in making that decision. When should I use this treatment? » There is substantial alteration, making other options difficult. » There is less information about the historic design. » The context (the block lacks a substantial number of historic structures that retain integrity) has more variety. When should I use this treatment? » The building is part of the fabric of the district. » There is less information available about the historic design. » A phased project is planned. When should I use this treatment? » The building is highly significant. » There is good historical information about the design. » The needed materials and craftsmen are available. » The context has many intact historic buildings. Approach 3: Rehabilitation (contemporary interpretation) Approach 1: Accurate Restoration 4 Approach 2: Rehabilitation (simplified historic interpretation) 4 4 58 28Project Planning a Preservation DRAFT Historic building remodel. Interim improvements to the building included removing the canopy, providing a new sign and painting the stucco covering. A later rehabilitation effort included remov- ing the stucco, reconstructing the cornice and installing a new storefront system. 4 4 pHAsing preservAtion projects in some cases, a property owner may wish to make interim improvements, rather than execute a com- plete rehabilitation of a historic property. this work should be planned such that it establishes a founda- tion for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. plan interim improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim improvements. › avoid interim improvements that would foreclose opportunities for more extensive rehabilitation in the future. 59 Old Town Fort Collins Design Guidelines | November 4, 2013 29 DRAFT case studies cAse studies numerous rehabilitation projects have been suc- cessfully completed since the adoption of the design standards. some examples appear in this section. they include “before and after” pairings. some of these in- clude photographs from the early years when this was the center of commerce. then, images from the 1970s and 1980s document interim conditions, when many buildings had been altered. Finally, more recent photo- graphs, generally from 2013, illustrate the progressive rehabilitation and continuing revitalization of the area. these case studies demonstrate the benefits of the on-going stewardship of the historic resources in the district, and of the positive effects that local historic district designation has had. they further demonstrate successful solutions for many of the design topics ad- dressed in this standards document. WAlnut street Block In the upper photos (ca. 1981), storefronts have been altered, upper story windows have been reduced in size and new materials obscure historic masonry. In the lower photo, windows and storefronts are restored, and historic brick facades are revealed. 60 30Project Planning a Preservation DRAFT Avery Block An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was obscured. In 2013, a reconstructed cornice reestablished a distinctive hori- zontal feature, and awning once more reflect the dimensions of each storefront bay. 61 Old Town Fort Collins Design Guidelines | November 4, 2013 31 DRAFT Antlers Block An early view of the Antlers hotel and associated buildings in its block demonstrates a variety in building heights, but a sense of continuity is established by the horizontal alignment of storefront level moldings and second story cornices. In 1981, many historic features remain, but minor alterations have occurred, and some details are obscured by monochromatic paint schemes. Farther down the block, a more recent building is out of character with the two-story emphasis seen in most buildings in the block. After rehabilitation (photo: 2013), buildings have been adapted to new uses while the key, character-defining features that contribute to their historic significance have been preserved. 62 32Project Planning a Preservation DRAFT linden street Block, West side The northern end of the Linden Street block in 1980 appears with several storefronts missing, and a mono- chromatic paint scheme diminishes one’s perception of the distinctive architectural details. A close-up view of the storefront at 252 Linden, in 1980 shows the miss- ing storefront. After rehabilitation in the mid-1980s, many storefronts have been reconstructed. Architectural details are highlighted with contrasting color schemes. The left most storefront remains altered, but other features on this facade have been pre- served. In 2013, awnings and signs have been added, and color schemes have changed. This demonstrates the ongoing adaptive use of these properties, while preserving their historic significance. In the mid-1980s, after the store- front has been reconstructed. 63 Old Town Fort Collins Design Guidelines | November 4, 2013 33 DRAFT BlAcks glAss roW Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the proportions of the ground level. In 2013, storefronts and the midbelt molding are recon- structed. Historic photo placeholder 64 34Project Planning a Preservation DRAFT old fire stAtion And city HAll The old city hall and fire station occupied two buildings side- by-side on Walnut Street. A distinctive arch identified the door for fire engines. In 1980, the two buildings appear as one metal clad facade. The storefront for city hall has been removed, and the doorway for fire engines has been widened. At the beginning of rehabilitation in the early 1980s, damage to the historic masonry is vis- ible. The hose tower also is missing. Lower left: Shortly after rehabilitation, reconstructed cornices and storefront are visible. A more contemporary storefront, using dark metal components, is used in the historic fire engine entry, to signify that this is a later alteration. The tower also is reconstructed. Lower right: In 2012, awnings and signs have changed, but the key features of the building remain intact, demonstrating the continuing use of this historic resource. 65 Old Town Fort Collins Design Guidelines | November 4, 2013 35 DRAFT j.l.HoHnstein Block An early view of the Hohnstein block documents the tall first floor and the distinctive masonry arch details on the upper floor. In 1980, metal cladding obscures most of the key character-defining features of the building front. In the early 1980s, the initial reha- bilitation revealed key features of the facade. Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area reflects a new use, but is designed to remain visually subordinate to the historic building. Note the historic sign on the side wall. 66 36Project Planning a Preservation DRAFT miller Block In 1979, wood paneling obscures historic storefronts. Shortly after construction of the plaza in Old Town Square, (ca. 1985), new awnings define the dimensions of individual storefront bays. In 2013, key features remain preserved. Different awning colors distinguish individual businesses while retaining the overall visual continuity of the building. In this early photo, the Miller building stands as a signature building at Linden and Walnut streets; diagonally from the Linden Hotel. 67 Old Town Fort Collins Design Guidelines | November 4, 2013 37 DRAFT In this early photo, the Linden Hotel stands as the signature building at the corner of Linden and Walnut Streets In 1980s, historic masonry is covered with a cementatious plaster and the storefronts have been altered. Some upper story windows have been blocked up. Again in the early 1980s, the Linden in an altered state. The Sal- vation Army and Reed and Dauth buildings are to the right. In 2013, the Linden is once more the icon for Old Town Fort Collins. tHe linden Hotel 68 38Project Planning a Preservation DRAFT Designing in context district-wide Block immediate surroundings a fundamental principle of the design standards is that projects should be planned to be compatible with the context. this is especially relevant to the design of an addition or new building. levels of context consideration context should be considered at these levels: › District-wide – in terms of the qualitative features, such as the orientation of the street, alley, street wall, buildings and features › the block – which focuses on the collection of buildings, sites and structures in the area › immediate surroundings – properties adjacent to, facing or overlooking a specific site 69 Old Town Fort Collins Design Guidelines | November 4, 2013 39 DRAFT Historic architectural styles Many of the building styles found within the old town Historic District are noted on the colorado History web site. these style descriptions will assist the city in determining which features are key to a property’s significance. note that styles are rarely “pure” in form, and a wide range exists within individual styles. the majority of the buildings styles found in the old town Historic District are shown here. Early Twentieth - Century Commercial, single storefront. Nineteenth-Century Commercial, Richardsonian Romanesque architectural style Nineteenth-Century Commercial, Italianate architectural style that is fifty feet or more with multiple entrances. Historic Architectural styles information about Fort collins’s historic architec- tural styles is available from a number of sources, including: › City of Fort Collins, Central Business District Development and Residential Architecture, Historic Contexts, November 1992 › A Cultural Resources Inventory of The Old Fort Site, Fort Collins, Colorado, June 2002 › see History colorado web link at: http://www.historycolorado.org/archaeologists/ colorados-historic-architecture-engineering-web- guide see also the following reference book: › What Style is it? A Guide to American Architecture. john c. Poppeliers, s. allen chambers, jr., nancy B schwartz. Historic Building survey, national Park service, Us Department of the interior. 1983 70 40Project Planning a Preservation DRAFT the following design principles apply to all historic properties and will be used when evaluating the appropriateness of related work: respect the historic character of a property. » the basic form and materials of a building, as well as architectural details, are a part of the historic character. » Don’t try to change the style of a historic resource or make it look older than its actual age. » confusing the character by mixing elements of different styles or periods can adversely affect the historic significance of the property. seek uses that are compatible with the historic character of the property. » converting a building to a new use different from the historic use is considered to be an “adaptive reuse,” and is a sound strategy for keeping an old building in service. For example, converting a residential structure to offices is an adaptive use. a good adaptive use project retains the historic character of the building while accommodating a new function. » every reasonable effort should be made to provide a compatible use for the building that will require minimal alteration to the building and its site. » changes in use requiring the least alteration to significant elements are preferred. in most cases designs can be developed that respect the historic integrity of the building while also accommodating new functions. protect and maintain signif icant features and stylistic elements. » Distinctive stylistic features and other examples of skilled craftsmanship should be preserved. the best preservation procedure is to maintain historic features from the outset to prevent the need for repair later. appropriate maintenance includes rust removal, caulking and repainting. » these features should not be removed. repair deteriorated historic features and replace only those elements that cannot be repaired. » Upgrade existing materials, using recognized preservation methods whenever possible. if disassembly is necessary for repair or restoration, use methods that minimize damage to historic materials and facilitate reassembly. overarching Preservation Principles Nineteenth-Century Commercial, single storefront 71 Design stAnDArDs for the treAtment of historic resources 3 72 73 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 43 Design Standards for the Treatment of Historic Resources Architectural details help convey the significance of historic properties, and should be preserved. The method of preservation that requires the least intervention is preferred. For More Information See web link to Preservation Brief 17: Architectural Character - Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Character. http://www.nps.gov/tps/how-to- preserve/briefs/17-architectural- character.htm The City of Fort Collins seeks to preserve the historic integrity of properties of historic significance in the Old Town Historic District. This means employing best practices in property stewardship to maintain the key character-defining features of individual historic resources, as well as maintaining the context in which they exist. This section provides standards for the treatment of historic properties in Old Town. It focuses on the rehabilitation and maintenance of character-defining features of each individual contributing property as well as the district as a whole. The standards translate the general principles for historic preservation outlined in the preceding chapter to the treatment of individual building features and components that are found typically in the district. The standards in this section do not apply to new construc- tion. ArchItecturAl DetAIls Architectural details help convey the historic and architectural significance of historic properties, and should be preserved. The method of preservation that requires the least intervention is preferred. 3.1 Maintain significant architectural details. › Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitiv- ity. › Employ preventive maintenance measures such as rust removal, caulking and repainting. 74 44Resources Design Standards for the Treatment of Historic DRAFT historic Architectural Details Typical historic architectural details to preserve include: › Cornices and eaves › Moldings and brackets › Windows and doors and surrounds › Modillions and other surface ornamenta- tion › Columns › Storefronts 3.2 repair , rather than replace, significant architectural details if they are damaged. › Do not remove or alter distinctive architec- tural details that are in good condition or that can be repaired. › Document the location of a historic feature that must be removed to be repaired so it may be repositioned accurately. › Patch, piece-in, splice, consolidate or otherwise upgrade deteriorated features using recognized preservation methods. › Minimize damage to historic architectural de- tails when repairs are necessary. › Protect significant features that are adjacent to the area being worked on. Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitivity. Maintain significant architectural details, including: projecting cornices, masonry patterns, decorative moldings, double-hung wood windows and other decorative fea- tures. 4 4 Document the location of a historic feature that must be removed and repaired so it may be repositioned accu- rately. 4 Patch, piece-in, splice, con- solidate or otherwise upgrade deteriorated features using recognized preservation meth- ods. 4 For More Information See web link to Preservation Brief 27: The Mainte- nance and Repair of Architectural Cast Iron http://www.nps.gov/tps/how-to-preserve/ briefs/27-cast-iron.htm and See web link to Preservation Brief 47: Maintaining the DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 45 3.3 reconstruct an architectural feature accurately if it cannot be repaired. › Use a design that is substantiated by physical or pictorial evidence to avoid creating a misrepre- sentation of the building’s history. › Use the same kind of material as the historic detail when feasible. However, an alternative material may be considered if it: › Has proven durability › Has a size, shape, texture and finish that conveys the visual appearance of the his- toric feature. › Is located in a place that is remote from view or direct physical contact › Avoid adding architectural details that were not part of the historic structure. For example, decorative millwork should not be added to a building if it was not a historic feature as doing so would convey a false history. The rehabilitation of the Reed and Darth building included reconstruction of missing features. Using historic photographs, a cornice was constructed to match the historic in character. An alternative material (wood) was used instead of the historic metal. Before rehabilitation (ca. 1980) During rehabilitation (ca. 1982) The rehabilitated Reed and Darth building (2013) During rehabilitation (ca. 1982) 4 76 46Resources Design Standards for the Treatment of Historic DRAFT These buildings demonstrate a successful reconstruction of a missing cornice. See the image above for the historic condition. 4 Use historic photos as a source for reconstructing a missing detail. 4 Interim image of missing cornice. 77 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 47 MAterIAls AnD FInIshes Historic materials should be preserved in place when- ever feasible. If the material is damaged, limited re- placement to match the historic should be considered. Historic building materials should never be covered or subjected to harsh cleaning treatments. Preserving historic building materials and limiting replacement to only pieces which are deteriorated beyond repair also reduces the demand for, and environmental impacts from, the production of new materials and therefore supports the city’s sustainability objectives. 3.4 Maintain historic building materials. › Protect historic building materials from dete- rioration (see “Maintaining Historic Materials” at right for information on treating different types of materials). › Do not remove historic materials that are in good condition. › Use a low pressure water wash if cleaning is ap- propriate. Chemical cleaning may be considered if a test patch does not have a negative effect on the historic fabric (test patch should be reviewed by city preservation department). › Do not use harsh cleaning methods, that can inhibit the function and/or appearance of the historic material, such as sandblasting, which can damage its protective coating. Maintaining historic Materials Primary historic building materials include masonry (brick, mortar, stone, and concrete), wood and metal. These should be preserved and repaired whenever possible. 4 Appropriate treatments to protect specific materi- als from deterioration include: Masonry › Maintain the natural water-protective layer (patina). › Do not paint, unless it was painted historically (this can seal in moisture, which may cause extensive damage over time). › Re-point deteriorated masonry mortar joints with mortar that matches the strength, com- position, color and texture of the historic material. Wood › Maintain paint and other protective coatings to retard deterioration and ultraviolet dam- age. › Provide proper drainage and ventilation. Metal › Maintain protective coatings, such as paint, on exposed metals. › Provide proper drainage. Do not use harsh cleaning methods, such 48Resources Design Standards for the Treatment of Historic DRAFT 3.5 repair historic building materials when needed. › Repair deteriorated building materials by patch- ing, piecing-in, consolidating, or otherwise reinforcing the material. › Replace only those materials that are deterio- rated, and beyond reasonable repair. 3.6 replace historic building materials in kind if repair is not feasible. › Use the same material as the historic material to replace damaged building materials on a pri- mary façade. › Also use historic materials to replace damaged building materials on a non-primary façade whenever possible. › Replace only the amount of material that is beyond repair. › Use only replacement materials that are similar in scale, finish and character to the historic material. › Use only replacement materials with proven durability. › Do not replace building materials on the pri- mary façade, such as masonry and wood siding, with alternative or imitation materials, unless no other option is available. Repair deteriorated building materials, when needed. 4 Alternative or replacement mate- rials should match the style and detail of the historic fab- ric and be durable in the local climate, such as these cast concrete details that replace missing stone features. 4 For More Information See web link to Preservation Brief 16: The Use of Substitute Materials on Historic Building Exteriors. http://www.nps.gov/tps/how-to-preserve/ briefs/16-substitute-materials.htm typical Materials Typical historic building materials used in Old Town Fort Collins include: » Masonry › Brick › Stone › Terra Cotta › Poured Concrete › Pre-cast Concrete » Wood » Metal › Cast iron, › Copper DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 49 3.7 Preserve the visibility of historic materials. › Consider removing later covering materials that have not achieved historic significance. › Once a non-historic material is removed, repair the historic, underlying material. › Do not cover or obscure historic building ma- terials. › Do not add another layer of new material if a property already has a non-historic building material covering the historic material. Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials (right). 8 4 For More Information See web link to Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/1- cleaning-water-repellent.htm See web link to Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/2- repoint-mortar-joints.htm 80 50Resources Design Standards for the Treatment of Historic DRAFT WInDoWs Historic windows help convey the significance of his- toric structures, and should be preserved. They can be repaired by re-glazing and patching and splicing ele- ments such as muntins, the frame, sill and casing. Repair and weatherization also is often more energy efficient, and less expensive than replacement. If a historic win- dow cannot be repaired, a new replacement window should be in character with the historic building. 3.8 Maintain and repair historic windows. › Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and group- ings of windows. › Repair and maintain windows regularly, includ- ing trim, glazing putty and glass panes. › Repair, rather than replace, frames and sashes, when possible. › Restore altered window openings to their his- toric configuration, when possible. historic Window components Window components include: › Sash › Frame › Number of lights (panes) › Shutters › Security Devices (bars and screens) › Insect screens › Storm windows 4 4 4 Before rehabilitation: upper story windows in need of repair. After rehabilitation: repaired windows. 81 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 51 3.9 replace a historic window with a matching design if repair is not feasible. › Match the appearance of the historic window design (i.e., if the historic is double-hung, use a double-hung replacement window). › Maintain the historic size, shape and number of panes. › Match the profile of the sash, muntin and its components to the historic window, including the depth of the sash, which may step back to the plane of the glass in several increments. › Use clear window glazing that conveys the vi- sual appearance of historic glazing (transparent low-e glass is preferred). › Do not use vinyl and unfinished metals as win- dow replacement materials. › Do not use metallic or reflective window glaz- ing. › Do not reduce a historic opening to accom- modate a smaller window or increase it to accommodate a larger window. 4 Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored. 82 52Resources Design Standards for the Treatment of Historic DRAFT Alternative Window Material If it is not possible to match the historic design and materials of a window, then an alternative design may be considered in the following locations: › On a non-primary façade, accessory build- ing or addition › On a primary façade if no other option is available Alternative window designs should: › Match the general profile and details of the historic window, whenever possible. › Use materials that match the historic ap- pearance in dimension, profile and finish. Match the appearance of a historic window design (i.e., if the historic is double-hung, use a double-hung replacement window, or a window that appears to be double-hung). Replace historic windows (top) with a matching design (bottom), if repair is not feasible. 4 Do not reduce a historic opening to accommodate a smaller win- dow or increase it to accommodate a larger window. 8 4 83 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 53 3.10 use special care when replacing a window on a primary façade. › Give special attention to matching the historic design and materials of windows located on the façade. › Also, match the historic design when replacing a window located on a secondary wall whenever possible. 3.11 Design a storm window to minimize its visual impacts. › If a window did not historically have a storm window, place a new storm window internally when feasible to avoid exterior visual impacts. › Use storm windows designed to match the historic window frame if placed externally. › Use insect screens with painted wooden frames where wood windows exist. 3.12 restore a historic window opening that has been altered. › When possible, restore a historic window opening that previously existed. › Place a new window to fit within the historic opening. Place storm windows internally when feasible to avoid exterior visual impacts (right). Use storm window inserts designed to match the historic frame if placed externally (left). 4 Preserve the size and proportion of a historic window opening. 8 4 For More Information See web link to Preservation Brief 9: The Repair of Historic Wooden Windows http://www.nps.gov/tps/how-to-preserve/briefs/9- wooden-windows.htm See web link to window retrofit article from the National Trust for Historic Preservation web site http://www.preservationnation.org/who-we-are/ press-center/press-releases/2012/new-windows- study.html#.UdshFXFsikI Web link to window treatments National Park Service Tech Notes. Scroll down page to window to secure links http://www.nps.gov/tps/how-to-preserve/tech- notes.htm 84 54Resources Design Standards for the Treatment of Historic DRAFT 3.13 When necessary, locate and design a new window opening to preserve the overall rhythm and arrangement of windows on a secondary building wall. › Locate a new window opening to match the general arrangement of historic windows in a building wall. › Design a new window opening to match historic window proportions on the same façade. 3.14 enhance the energy efficiency of historic windows and doors. › Make the best use of historic windows; keep them in good repair and seal all the leaks. › Maintain the glazing compound regularly. Remove old putty with care. › Place a storm window internally when feasible to avoid the impact upon external appearance. › Use storm windows designed to match the historic window frame if placed externally. Double-hung windows found in many historic structures allow for transferring cool air in and warm air out during the summer months. 85 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 55 Doors AnD entrIes The design, materials and location of historic doors and entries help establish the significance of a historic structure and should be preserved. When a new door is needed, it should be in character with the building, especially when it is located on a primary wall. 3.15 Maintain a historic primary entrance. › Preserve historic and decorative features, including door frames, sills, heads, jambs, mold- ings, detailing, transoms and flanking sidelights. › Do not alter the historic size and shape of a historic door opening. › Do not change the historic location of doors on primary façades. › Discourage a new door opening on a primary façade. › Do not enclose transoms or sidelights. 3.16 repair or replace a damaged door to maintain its general historic appearance. › Use materials that appear similar to that of the historic door. › When replacing a historic door on a primary façade, use a design that appears similar to the historic door. › When replacing a historic door on a non- primary façade, consider an alternative design that is in character, if a design that is similar to the historic is not feasible. historic Door and entry components Historic door and entry features include: › Door Detailing › Sills › Surround › Transoms › Heads › Threshold › Moldings › Jambs › Landing (mosaic tiles) › Flanking sidelights › Hardware Maintain a historic primary entrance design. The design, materi- als and location of historic doors and entries help establish the significance of a historic structure and should be preserved. 4 4 86 56Resources Design Standards for the Treatment of Historic DRAFT 3.17 When necessary, locate and design a new door and entry to preserve the historic façade composition. › Locate a new door to be consistent with the historic architectural style of the structure, especially if located on the primary façade. › Design a new door or entry to match historic door proportions. Design a new door or entry to match historic door proportions. 4 4 4 87 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 57 coMMercIAl storeFronts A historic commercial storefront is a key defining feature of a historic commercial building and should be preserved. A historic storefront is usually framed by masonry side walls and a horizontal cornice or lintel above the storefront windows. The space within is highly transparent, including large transom windows over the display windows. A store entrance is usually recessed behind the plane of the façade and the cornice or lintel separates the storefront from upper floors. Preserving significant historic storefronts and recon- structing altered or missing storefront features is a key goal. Researching archival materials such as historic photos and building plans can be helpful in understand- ing the role of the storefront and its relationship to the street. 3.18 Maintain and repair a historic commercial storefront. › Maintain interest for pedestrians by maintaining an active street level storefront. › Preserve the storefront glass if it is intact. › Repair storefront elements by patching, splic- ing, consolidating or otherwise reinforcing the historic materials. › Avoid altering the size and shape of a storefront opening. › Do not use reflective, opaque or tinted glass. › Do not remove or enclose a transom. › Retain the relationship of the storefront to the sidewalk. 3.19 replace storefront features to match historic features if necessary. › Use traditional materials such as masonry and wood. › If using traditional materials is not feasible, use compatible substitute materials that are similar in scale, finish and character to the historic material, and have proven durability in the local climate. › Use historical documentation to guide the design of replacement features, or design simplified versions of similar elements seen on nearby historic properties, if no documentation is available. › Expose historic storefront elements that have been covered by modern siding or other ma- terials. 4 Before rehabilitation: historic storefront components survive. (ca. 1980) After the initial rehabilitation storefront components are retained. (ca. 1982) Storefront components continue to be pre- served. (2013) For More Information See web link to Preservation Brief 11: Rehabilitating Historic Storefronts 58Resources Design Standards for the Treatment of Historic DRAFT 3.20 reconstruct a missing storefront to match the character, scale and materials of the historic. › Use historical documentation to guide the design of the reconstruction. traditional commercial storefront Features Historic commercial storefronts typically feature a tall ground floor level while upper stories have shorter floor-to-floor heights. The key character-defining features of a commercial storefront are: Molding or Lintel Transom Display Window Bulkhead/Kickplate Recessed Entry Engaged Column or Pilaster contemporary storefront Designs When a historic storefront is largely missing, it may be appropriate to design a replacement that is a contemporary interpretation of a traditional storefront. A contemporary replacement design should: › Promote pedestrian interest and an active street-level façade › Use high-quality, durable materials that are similar in type and scale to traditional materials › Be located within the historic structural frame of sidewalls and lintel or cornice that spaces the storefront opening › Convey the characteristics of typical his- toric storefronts › Include traditional storefront elements such as a bulkhead and transom › Maintain the transparent character of the display windows › Provide a recessed entry › Use a simple and relatively undecorated design › Relate to traditional elements of the façade above › Preserve early storefront alterations that have become historically significant 3.21 A simplified or contemporary interpretation of a traditional storefront may be considered where the historic storefront is missing and no evidence of it exists. › Where the historic is missing and no evidence of the historic storefront exists, a new design that uses traditional features of a storefront is appropriate. › The new design should continue to convey the design character and materials of typical com- mercial storefronts. This includes the transpar- ent character of the glass. › Use simple color combinations (see “Appropri- ate Color Combinations for a Commercial Storefront” on page 61 for more information). DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 59 hIstorIc rooFs Many roofs in the Old Town Historic District are flat and are concealed from view, where changes may not affect the integrity of the structure. For those that are visible, the form, shape and materials of a historic roof help de- fine the character of a historic structure as it is perceived from the public way and should be preserved. 3.22 Preserve the historic roofline on a historic structure. › Maintain the perceived line and orientation of the roof as seen from the street. 3.23 Maintain and repair historic roof materials wherever possible. › Preserve decorative elements, including crests and chimneys. › Retain and repair roof detailing, including gut- ters and downspouts. › Avoid removing historic roofing material that is in good condition or that can be repaired. exPoseD hIstorIc FounDAtIons A historic building foundation contributes to the char- acter of a historic structure and should be preserved. Altering or replacing historic foundation walls is dis- couraged. However, it may also be necessary to replace historic foundation walls with compatible new materials where the historic foundation is deteriorated beyond repair. 3.24 Maintain and repair a historic foundation. › Re-point historic masonry foundations to match the historic design. › Design landscaping and other site features to keep water from collecting near the foundation. › Do not cover a historic foundation with newer siding material. › Do not install windows, window wells or an access door on the front façade of a historic foundation. historic roof Features Historic roof features to maintain include: › Parapet profile › Historic height and profile. › Historic materials › Historic skylights › Parapet crests Maintenance tips: › Look for breaks or holes in the roof surface and check the flashing for open seams. › Watch for vegetation, such as moss and grass, which indicates accumulated dirt and retained moisture. › Patch and replace areas with damaged roof material (often, repairing a roof can be much less expensive than complete replacement). 90 60Resources Design Standards for the Treatment of Historic DRAFT 3.25 If necessary, replace a foundation wall using new material that is similar in character to the historic foundation. › For example, if a stone foundation must be replaced, a material that conveys the scale and texture of the historic fabric may be considered. › Use materials and details that are similar to those used in foundations on nearby historic properties. › Avoid increasing the height of the structure when replacing a foundation wall as it will alter the alignment of historic façades along the block and its relationship to other details on the build- ing. loADIng Docks Historic loading docks are important character-defining features of some commercial and industrial buildings and should be preserved. These features also influence the perceived scale of the structure. Altering, enclos- ing, or removing a historic loading dock is discouraged. Even loading docks on the rear of a building may be important to the character of a property, because al- leys in the Old Town Historic District are now active with pedestrians, among other reasons. 3.26 Maintain and repair a historic loading dock, when feasible. › Maintain the historic location and form of a loading dock. › Maintain and repair loading dock components and details, such as a canopy or railing. color Choosing the right combination of colors for a historic rehabilitation project can unify building elements with the façade and highlight important architectural detail- ing. Paint color selection should be appropriate to the architectural style and complement the building and its surroundings. Using the historic color scheme is an option, but new schemes that are compatible are also appropriate. 3.27 retain historic colors whenever possible. › Retain the historic or early color and texture of masonry surfaces. › Retain historic coatings such as paint that help protect exterior materials from moisture and ultraviolet light. › Do not strip paint or other coatings to reveal bare wood. › Do not paint unpainted masonry and architec- tural metals. › Do not use destructive paint removal methods such as propane or butane torches, sandblasting or water blasting which can irreversibly damage historic materials. Preserve traditional loading docks. 4 For More Information DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 61 3.28 use a color scheme that is compatible with the historic character of the structure. › Restore historic paint colors and finishes when possible to highlight the structure’s historic ap- pearance. › Repaint with colors that are appropriate to the period of historic significance of the building and district. Color selection should be based on historic paint analysis of the historic layers of paint or appropriate historic research. › Use color schemes that are simple in character (generally one to three accent colors for trim elements). › Seek professional advice and properly prepare surfaces before painting. Appropriate color combinations for a commercial storefront Three colors are generally sufficient to highlight a commercial storefront. Base color. This appears on the upper wall and frames the storefront. The major expanses on a storefront will be painted this color. Major trim. This defines the decorative elements of the building and ties the upper façade trim with the storefront. Elements include: › Building and storefront cornice › Window frames, sills and hoods › Storefront frames, columns, bulk-heads and canopies. Minor trim. This is intended to enhance the color scheme established by the base and major trim colors and may be used for window sashes, doors and selective details. 92 62Resources Design Standards for the Treatment of Historic DRAFT exIstIng ADDItIons Some existing additions may have become historically significant in their own right. Preserving an addition that has taken on significance is an option to consider. However, more recent additions may detract from the character of the building and could be considered for modification or removal. 3.29 Preserve an older addition that has achieved historic signif icance in its own right. › Respect character-defining building components of a historically-significant addition. › Avoid the demolition of a historically-significant additions. 3.30 consider removing an addition that is not historically significant. › Ensure that the historic fabric of the primary structure is not damaged when removing these features. neW ADDItIons AnD Accessory structures A new addition or accessory structure that is compat- ible with the historic building and surrounding historic context may be appropriate. It is important to consider its design and placement, as well as its relationship to the surrounding historic context. The design standards for new construction also apply to the design of a new addition or accessory structure. 3.31 Design an addition or accessory structure to be compatible with the historic structure. › Design an addition or accessory structure to be visually subordinate to the historic building (It should not replicate the design of the historic building.) › Use materials that are of a similar color, tex- ture, and scale to materials in the surrounding historic context. › Design an addition or accessory structure to be compatible with the scale, massing and rhythm of the surrounding historic context. › Incorporate windows, doors and other open- ings at a consistent solid-to-void ratio to those found on nearby historic buildings. › Use simplified versions of building components and details found in the surrounding historic context. This may include: a cornice; a distinc- tive storefront or main door surround; window sills or other features. › Do not use replicas of historic building components and details that would convey a false history or that would draw undue attention to the addition. 4 For More Information: See web link to Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns http://www.nps.gov/tps/how-to-preserve/ briefs/14-exterior-additions.htm DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 63 3. 32 Design an addition or secondary structure to be subordinate to the historic building. › Place an addition or secondary structure to the side or the rear of the historic structure when possible. › Place a rooftop or upper-story addition to the rear to minimize visual impacts from public streets. › Do not locate an addition on a primary façade. 3. 33 clearly differentiate an addition from the historic structure. › Use changes in material, color and/or wall plane. › Consider using a lower-scale connecting ele- ment to join an addition to a historic structure. › Consider using contemporary architectural styles or materials in an addition (a simplified version of the architectural style of the historic structure may also be appropriate). 3. 34 Do not try to make an addition or secondary structure appear older than it is. › Avoid using historic details. 3.35 Do not damage the historic fabric of the historic building when adding an addition. › Do not damage or obscure significant architec- tural features of the historic building. locating an Addition to a historic commercial structure An addition to a historic commercial structure should be subordinate to, and clearly differentiated from, the historic structure as illustrated below. historic structure The one and two- story commercial building illustrated at right are historic. Historic Structures rear Addition The rear addition illustrated at right is appropriate. Rear Addition 4 rooftop Addition The rooftop addition illustrated at right is appropri- ate because it is set back from the front façade. Rooftop Addition 4 64Resources Design Standards for the Treatment of Historic DRAFT Planning for Energy Efficiency PlAnnIng For energy eFFIcIency These standards address maintaining and improving resource and energy efficiency in a historic building, as well as methods for approaching energy conservation and generation technologies. The standards in this section apply to projects involving historic buildings. Other sustainability standards throughout this docu- ment will also apply. Objectives for historic preservation and community sustainability are often in alignment. Follow these basic steps when considering a rehabilitation project for energy efficiency: step 1: establish Project goals. Develop an overall strategy and project goals for energy efficiency to maximize the effectiveness of a project. This will establish a broad view that can help place individual actions into context. Focus on mini- mizing use of resources and energy, minimizing nega- tive environmental impacts, and retaining the historic integrity of a property. Strategies should maximize the inherent value of the historic resource prior to considering alterations or retrofitting with new energy generation technology. step 2: Maintain Building components in sound condition. Maintaining existing building fabric reduces negative environmental impacts. Re-using a building preserves the energy and resources invested in its construction, and removes the need for producing new construction materials. step 3: Maximize Inherent sustainable Qualities. Typically, historic buildings in the Old Town Historic District were built with resources and energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building fea- tures that can be repaired if damaged, thus minimizing the use of materials throughout the building’s life cycle. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round interior climate control, which increase energy efficiency. Passive strategies typically include building orientation and features such as roof over- hangs and windows to provide both natural day lighting as well as management of solar heat gain. Active strate- gies typically include operable building features such as awnings and double-hung and transom windows. Identify a building’s inherent sustainable features and operating systems and maintain them in good operat- ing condition. In some cases these features may be covered, damaged or missing; repair or restore them where necessary. step 4: enhance Building Performance. A historic building’s inherent energy efficiency should be augmented using techniques which improve energy efficiency without negatively impacting historic building elements. Noninvasive strategies such as increased in- DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 65 enhAncIng energy PerForMAnce Improvements to enhance energy efficiency should complement the historic building. The structure, form and materials should be sensitively improved in energy efficiency terms to preserve the building’s character. 3.36 use noninvasive strategies when applying weatherization improvements. › Use cost-effective weather-stripping, insulation and storm windows to improve energy ef- ficiency while preserving historic character. › Install additional insulation in an attic, basement or crawl space as a simple method to make a significant difference in a building’s energy ef- ficiency. Provide sufficient ventilation to avoid moisture build-up in the wall cavity. › Install weatherization strategies in a way that avoids altering or damaging significant materials and their finishes. › Use materials which are environmentally friendly and that will not interact negatively with historic building materials. › When a roof must be replaced, consider install- ing a radiant barrier. › Make best use of historic windows; keep them in good repair and seal all leaks. › Retain historic glass, taking special care in putty replacement. › Maintain the glazing compound regularly. Re- move old putty with care. › Use operable systems such as storm windows, insulated coverings, curtains and awnings to enhance performance of historic windows. MAIntAInIng energy eFFIcIency The historic sustainable building features and systems of a historic building should be maintained in good operating condition. 3.37 Preserve the inherent energy efficient features of the historic building in operable condition. › Identify a building’s inherent sustainable features and operating systems and maintain them in good condition. › Repair or restore covered, damaged or missing features where appropriate. › Retain and repair historic roof material. › Retain historic shutters, awnings, canopies and transoms. Operable features such as these will increase the range of conditions in which a building is comfortable without mechanical climate controls. energy Audit To inform an energy efficiency project strategy, conduct an energy audit. Energy audits can give a comprehensive view of how energy is currently managed, in the daily and seasonal cycles of use, and can also provide perspective on the payback of investment for potential work on the building. 66Resources Design Standards for the Treatment of Historic DRAFT commercial Building energy efficiency Diagram This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building. These measures can enhance energy efficiency while retaining the integrity of the historic structure. Upper-story WindoWs » Maintain historic windows » Weather-strip and caulk » Add storm windows (preferably interior) transoms » Retain operable transom to circulate air solar panels » Set back from primary façade to minimize visibility from street attic » Insulate internally or roof Green roof » Place below parapet line to minimize visibility from street Wind tUrbines » Set back from primary façade to minimize vis- ibility from street roof material » Retain & repair aWninGs/canopies » Use operable awnings to control solar access and heat gain » Use fixed canopies to provide year-round shade and shelter doors » Maintain/weather-strip historic doors » Weather-strip » Consider interior air lock area storefront WindoWs » Maintain/weather-strip historic windows 97 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 67 3. 39 Install solar collectors to minimize potential adverse effects on the character of a historic property. › Place collectors to avoid obscuring significant features or adversely affecting the perception of the overall character of the property. › Size collector arrays to remain subordinate to the historic structure. › Install collectors on an addition or secondary structure. › Minimize visual impacts by locating collectors back from the front façade. › Ensure that exposed hardware, frames and pip- ing have a matte finish, and are consistent with the color scheme of the primary structure. › Use the least invasive method feasible to attach solar collectors to a historic roof. usIng energy generAtIng technologIes It may be possible to integrate modern energy technol- ogy into a historic structure while maintaining its his- toric integrity. Use of energy-generating technologies should be the final option considered in an efficiency rehabilitation project. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project. Consider the overall project goals and energy strategies when determining if a specific technology is appropriate for the project. As new technologies are tried and tested, it is impor- tant that they leave no permanent negative impacts to historic structures. The reversibility of their ap- plication will be a key consideration when determining appropriateness. 3.38 locate energy-generating technology to minimize impacts to the historic character of the site and structure. › Locate technology where it will not damage, obscure or cause removal of significant features or materials. › Maintain the historic character of the building. › Install technology in such a way that it can be readily removed and the historic character eas- ily restored. › Use materials which are environmentally friendly and that will not interact negatively with historic building materials. 3.40 Install wind turbines to minimize potential adverse effects on the character of a historic property. › Use turbines and any exposed hardware with a matte finish that is consistent with the color scheme of the primary structure. › Do not obscure significant features or impair the building’s historic significance. › Attach turbines in a manner that avoids damage to significant features. › Install turbines to allow restoration of affected 68Resources Design Standards for the Treatment of Historic DRAFT AccessIBIlIty In 1990, the passage of the Americans with Disabilities Act (ADA) mandated that all places of public accom- modation be accessible to everyone. This includes his- toric structures that are used for commercial, rental, multi-family and public uses. Note that the law provides that alternative measures may be considered when the integrity of a historic resource may be threatened. In most cases, property owners can comply without compromising the historic resource. Owners of his- toric properties should comply to the fullest extent possible with accessibility laws, while also preserving the integrity of the character-defining features of their building or site. These standards should not prevent or inhibit compliance with accessibility laws. 3.41 Accessibility improvements should be designed to preserve the integrity of a historic property. › Retain the key features of the historic structure in any design. › Ensure that accessibility improvements are “reversible.” PhAsIng PreserVAtIon IMProVeMents In some cases, a property owner may wish to make in- terim preservation improvements, rather than execute a complete rehabilitation of a historic property. This work should be planned such that it establishes a foun- dation for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. 3.42 Plan interim preservation improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim preservation improvements. › Avoid interim preservation improvements that would foreclose opportunities for more exten- sive rehabilitation in the future. › See photo sequence on page 28. Accessibility improvements should be designed to preserve the integrity of a historic property. 99 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 69 teMPorAry stABIlIzAtIon treAtMents When a building is to be unoccupied for an extended period of time, it may be secured in a way in which to preserve historically significant features and prevent deterioration from weathering or vandalism. Often termed “mothballing,” such procedures are particularly relevant to properties that have been vacant for a long time. Stabilization should be planned such that the integrity of the property will be maintained. 3.43 If a building is unoccupied, secure it in a way that protects its historic character. › Maintain a weather-tight roof. Temporary roof- ing may be installed if needed. › Structurally stabilize the building, if needed. › When enclosing a window or door opening, avoid damaging frame and sash components. Mount any panel to cover the opening on the interior when feasible. Also, paint the panels to match the building color. › Provide adequate ventilation to the interior of the building. exIstIng hIstorIc AlterAtIons Many historic structures experience changes over time as design tastes change or need for additional space occurs. Many of these occurred while retaining the characteristics that are key historic features. Some of these alterations now may be historically significant themselves. An addition constructed in a manner compatible with the historic building and as- sociated with the period of significance is an example, and it too may merit preservation in its own right. In contrast, more recent alterations usually have no historic significance and may even detract from the character of the building and obscure significant fea- tures. Removing such an alteration may be considered in a rehabilitation project. Historic features that have been modified can also be restored. 3.44 consider the significance of early alterations and additions. consider these options: › Preserve an older addition or alteration that has achieved historic significance in its own right, when it is key to understanding the history of the property. › Take the context into consideration. If other nearby properties also reflect a similar history of alteration, then preserving the alteration may be preferred. In other cases, if other buildings are more intact, in terms of their historic char- acter, then removing the alteration to restore the earlier appearance may be preferred. 100 70Resources Design Standards for the Treatment of Historic DRAFT 101 4 Design stanDarDs For all ProPerties 102 103 73 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 Awnings And CAnopies traditionally, awnings and canopies were noteworthy features of buildings in the old town Historic District, and their continued use is encouraged. these elements are simple in detail, and they reflect the character of the buildings to which they are attached. 4.1 preserve traditional canopies. › retain historic hardware when feasible. 4.2 install an awning or canopy to f it the opening and be in character with the building. › a fabric awning is encouraged. › a fixed metal canopy may be considered when it would be in character. › Mount an awning or canopy to accentuate character-defining features. the awning or canopy should fit in the openings of the buildings. › simple sloping awnings and flat canopies are appropriate. odd shapes, bullnose awnings and bubble awnings are inappropriate. 4.3 design an awning or canopy with colors and materials that are durable and compatible with the structure. › Use canvas or a similar woven material (preferred approach) for an awning. › Do not use a material without proven durabil- ity or that has a gloss finish. › Contemporary awnings are appropriate. Design standards for all Properties › Post supported canopies are inappropriate on the front facade of a commercial building. However, they may be considered on a rear facade that faces an alley. Design an awning or canopy with colors and materials that are durable and compatible with the structure. Traditionally, awnings were noteworthy features of commercial buildings, and their continued use is encouraged. Awnings and canopies can help define windows, entry areas and the pedestrian level of buildings. For More information see web link to Preservation Brief 44: The Use of Awnings on Historic Buildings, Repair, Replacement and New Design http://www.nps.gov/tps/how-to-preserve/ briefs/44-awnings.htmvv 104 74 DRAFT Design Standards for All Projects sTReeT LAYoUT established vehicular, pedestrian and bicycle access should be preserved. 4.4 Retain the historic network of streets and alleys. › the network of streets and alleys should be retained as public circulation space and for maximum public access. › streets and alleys should not be enclosed or closed to public access. › link a new walkway to an existing public right-of-way. oUTdooR Use AReAs outdoor use areas occur as accents. these include outdoor dining areas and small public plazas. these should be integrated with the design of the site and the building. small public plazas and Courtyards a small public plaza or courtyard may be considered. However, within the heart of the old town Historic District, where the greatest concentration of historic storefronts align, creating a gap in the street wall is discouraged, because it disrupts the street wall. 4.5 A small public plaza or courtyard should contain features to promote and enhance its use. › it must be: directly accessible to the public way; level with the public way; › it may have one or all of the following: street furniture; public art; historical/interpretive marker. 105 75 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 Terraces, patios and deck space improvements that provide areas for active outdoor use (i.e., dining) are welcomed amenities, but they must be in character with the historic fabric in the old town Historic District. there are typically two types: raised and at-grade. 4.6 Locate a raised dining area (deck) to minimize visual impacts to the street. › Placing it to the rear of a property is preferred. › a rooftop deck may be appropriate, if it is set back from the building facade. › a projecting or cantilevered deck is inappropri- ate in most settings. › Dining support service areas, such as wait stations and dish areas, should be located away from public view. 4.7 Locate an at-grade dining area to minimize impacts on the streetscape. › Consider locating an at-grade dining area to the side or rear of a property when feasible. › it may be appropriate to locate an at-grade dining area in the public roW in a street wall context, subject to any necessary permits or encroachment agreements which may be required. the dining area should be clearly defined in this setting. it also should allow unobstructed circulation along the sidewalk. HAndRAiLs And enCLosURes in some circumstances it may be necessary to add handrails or an enclosure to a property to accommo- date an outdoor dining area, accessibility or to enhance safety. if so, it should have minimal impact on the urban setting and/or a historic resource. 4.8 A railing should be simple in design. › simple metal work is most appropriate. › Very ornate metal, plastic or wood designs are inappropriate. › the railing should be transparent in its overall appearance. one should be able to see through to the building. Railings should be mostly transparent and simple in design. 4 4 106 76 DRAFT Design Standards for All Projects siTe LigHTing the light level at the property line is a key design con- sideration. this is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. it is also affected by the screening and design of the fixture. light spill onto adjacent properties and into the night sky should be minimized and the design should be compatible with the district. 4.11 shield lighting to prevent off-site glare. › a light fixture should incorporate a cut-off shield to direct light downward. › a luminaire (lamp) shall not be visible from adjacent streets or properties. › shield a fixture to minimize light spill onto adjacent properties and into the night sky. 4.12 A light fixture should be in character with the setting. › a fixture should be compatible with the historic context. ART And HisToRiC pRopeRTies Public art is welcomed as an amenity in Fort Collins’ historic districts. it should be planned as an integral component of the urban environment and should be strategically located to serve as an accent to public areas. an installation on private property that is vis- ible from the public way also should be planned to retain the historic significance of a property. 4.9 plan public art to be compatible with the historic context. › an art installation should not impede one’s ability to interpret the historic character of the district. › locate public art such that the ability to perceive the character of historic buildings nearby is maintained. 4.10 plan an art installation on a historic property to be compatible with the resource. it should: › Maintain one’s ability to interpret the historic character of the resource. › Preserve key features that contribute to the property’s significance. › Be reversible in a way that the key features of the property remain intact. 107 77 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 BUiLding LigHTing the character and level of lighting that is used on a building is of special concern. traditionally, exterior lights were simple in character and were used to high- light signs and building entrances. Most fixtures had incandescent lamps that cast a color similar to daylight, were relatively low intensity and were shielded with simple shade devices. although new lamp types may be considered, the overall effect of modest, focused, building light should be continued. When installing lighting on a historic building, use exist- ing documentation as a basis for the new design. if no documentation exists, use a contemporary light fixture that is simple in design. Building lighting should be installed in a manner so as not to damage the historic fabric of the building and should be reversible. Most historic lighting was subdued and directed at signs, entrances and in a few cases building features. 4.13 Use lighting to accent: › Building entrances and signs. › illuminate walkways. 4.14 Minimize the visual impacts of architectural lighting. › Use exterior light sources with a low level of luminescence. › Use lights that cast a similar color to daylight. › Do not wash an entire building facade in light. › Use lighting fixtures that are appropriate to the building and its surroundings in terms of style, finish, scale and intensity of illumination. › Mount exterior fixtures in an inconspicuous manner. › Do not damage or obscure historic building components and fabric when mounting exterior fixtures. 4.15 Use shielded and focused light sources to prevent glare. › Provide shielded and focused light sources that direct light downward. › Do not use high intensity light sources or cast light directly upward. › avoid excessive light spill from buildings. 108 78 DRAFT Design Standards for All Projects sURFACe pARking the visual impact of surface parking should be minimized. on-site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. 4.18 Minimize the visual impact of surface parking. › locate a parking area at the rear or to the side of a site or to the interior of the block whenever possible. this is especially impor- tant on corner properties. Corner properties are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. 4.19 site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. › Where a parking lot shares a site with a building, place the parking at the rear of the site, or if this is not feasible, beside the building. 4.20 provide a visual buffer where a parking lot abuts a public sidewalk. › this may be a landscaped strip or planter. a combination of trees and shrubs can be used to create a landscape buffer. › Consider the use of a low, decorative wall as a screen for the edge of the lot. Materials should be compatible with those of nearby buildings. seRviCe AReAs service areas should be visually unobtrusive and should be integrated with the design of the site and the building. 4.16 Minimize the visual impacts of a service area. › orient a service entrance, waste/compost disposal area or other service area toward service lanes and away from public streets. › screen a service area with a wall, fence or planting, in a manner that is in character with the building and its site. 4.17 position a service area to minimize conflicts with other abutting uses. › Minimize noise impacts by locating sources of offensive sounds away from other uses. › Use an alley when feasible. Orient a service area towards service lanes and away from public streets. 4 109 79 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 BUFFeRs Parking, storage and equipment areas should be visually buffered with landscaping or a screen wall. the design should complement the context. 4.21 provide a visual buffer along the edge of a parking lot or service area. › Use a landscape strip or screen wall at the edge of a parking lot. › Provide an evergreen landscape buffer or screen wall by ground mounted mechanical equipment, service and/or storage areas. BUiLding eqUipMenT Junction boxes, external fire connections, telecom- munication devices, cables, conduits, satellite dishes, HVaC equipment and fans may affect the character of a property. these and similar devices shall be screened from public view to avoid negative effects. 4.22 Minimize the visual impacts of building equipment on the public way and the district as a whole. › screen equipment from view. › Do not locate equipment on a primary facade. › Use low-profile or recessed mechanical units on rooftops. › locate satellite dishes and mechanical equip- ment out of public view. › locate utility lines and junction boxes on secondary and tertiary walls, and group them, when feasible. › group utility lines in conduit, when feasible and paint these elements, to match the existing background color, when feasible. › locate a utility pedestal (ground mounted) to the rear of a building when feasible. parking Buffers Consider the use of a landscaped strip or planter to provide a visual buffer where a parking lot abuts a public sidewalk. 4 110 80 DRAFT Design Standards for All Projects 4.23 install mechanical equipment to minimize impacts on historic fabric. › install mechanical equipment in areas and spaces that require the least amount of alteration to the historic building. › avoid cutting holes in important architectural features, such as cornices, decorative ceilings and paneling. › Do not install mechanical equipment on a primary façade to the maximum extent feasible. seCURiTY deviCes it may sometimes be necessary to provide a security device on a building. it should be designed to be as inconspicuous as possible, and should not alter signifi- cant architectural features of the building. the use of interior, operable, transparent devices is preferred. 4.24 Minimize the visual impact of security devices. › locate a security device inside a storefront when feasible. › Use operable and transparent (simple bars with spacing so one can view through to display) security devices on ground floor storefronts, when feasible. › opaque, roll-down metal screens are inap- propriate, because these obscure products on display and thereby weaken the interest of the street to pedestrians when in a closed position. › Decorative security devices are appropriate when they complement the architectural style. › generally security devices are inappropriate above the second floor, unless unique security conditions are indicated. Install roof-mounted mechanical equipment, such as air conditioners, to be inconspicuous when viewed from pub- lic streets. Back side of building. 111 81 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 4.25 do not damage the character of the historic building when installing a security device. › Do not damage or obscure significant architectural features of the historic building. › the installation should be reversible. once removed the historic building should remain intact and the integrity of historic materials should not be compromised. 112 82 DRAFT Design Standards for All Projects 4.27 Base or background colors should be muted. › Building features should be muted, while trim accents can be either a contrasting color or a harmonizing color. › an accent color should not contrast so strongly as to not read as part of the compo- sition. › Bright high-intensity colors are not permit- ted. › Use matte or low luster finishes instead of glossy ones. › generally, non-reflective, muted finishes on all features is preferred. 4.28 Building elements should be f inished in a manner similar to that seen traditionally. The following are recommended treatments: › Brick and stone: unpainted, natural color unless painted historically › Window frames and sash, doors and frame and storefronts: wood - painted; metal - anodized or baked color › in most cases, highly reflective materials, weathered wood and clear finishes are inappropriate on large surfaces. a clear finish is appropriate on a wood entry door. › also, position outdoor open space on the site so it may visually or physically connect with open space on adjoining properties. ARCHeoLogiCAL ResoURCes negative impacts on archeological resources should be avoided. 4.29 Leave archeological resources in place, when feasible. › avoid disturbing known archeological resources, if feasible. › if archeological materials are discovered contact the City of Fort Collins Historic Preservation office. CoLoR traditionally, color schemes in the old town Historic District were relatively muted. a single base color was applied to the primary wall plane. then, one or two accent colors were used to highlight ornamental features, as well as trim around doors and windows. since many of the commercial structures were brick, the natural color of the masonry became the back- ground color. sometimes a contrasting masonry was used for window sills and moldings. as a result, the contrast between the base color and trim was rela- tively subtle. these traditions of using limited num- bers of colors, and muted ones, should be continued. these standards do not specify which colors should be selected, but rather how they should be used. 4.26 The facade should “read” as a single composition. 5 Design stanDarDs for new ConstruCtion 114 115 85 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 overview Designing a new building to fit within the historic character of the old town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the district. this does not imply, however, that a new building must look old. in fact, imitating historic styles is discouraged. rather than imitating older styles, a new design should relate to the fundamental characteristics of the his- toric context while also conveying the design trends of today. it may do so by drawing upon basic ways of building that make up a part of the character of the district. such features include the way in which a build- ing is located on its site, the manner in which it relates to the street and its basic mass, form and materials. when these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. this section provides design standards for new infill construction and improvements to buildings that con- tribute to the fabric in the old town Historic District. › Building Placement and orientation › architectural Character and Detail › Building Mass, scale and Height › Building and roof forms › Primary entrances › Materials › windows New Additions a new addition to an existing building in the his- toric district should follow the standards for new construction provided in this section. see also the Design standards for the treatment of Historic resources section, for additional standards that apply to additions to a historic structure. The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also vary, but within a relatively narrow range. 116 86 DRAFT Design Standards for New Construction Considering Context Compatibility with the old town context is a key principle for the design of new construction. this typically focuses on buildings in the same block, on both sides of the street, and also across an alley. in some cases, a structure that is not historic may also be found in the immediate vicinity, but this does not influence considerations of compatibility. BuildiNg PlACemeNt ANd OrieNtAtiON traditionally, buildings in old town were arranged in consistent development patterns, in terms of their site plan and orientation. Most commercial buildings aligned uniformly along a street. this created a con- sistent “street wall” that is now a key feature of the historic district. reinforcing traditional development patterns is paramount in designing a new building to fit within the historic district. new infill should reflect traditional development patterns, including facade alignment and uniform building orientation. 5.1 maintain the alignment of building fronts along the street. › Locate a new building to reflect established alignment patterns along the block. › where historic buildings are positioned at the sidewalk edge, creating a uniform street wall, then a new building should conform to this alignment. 5.2 maintain the traditional pattern of buildings facing the street. › Locate a primary entrance to face the street and design it to be clearly identifiable. › for a commercial storefront, use a recessed Locate a primary entrance to face the street and be clearly iden- entry. tifiable. 4 new Commercial Building Design Maintain the alignment of building fronts along the street. 117 87 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 4 ArChiteCturAl ChArACter ANd detAil in order to assure that historic resources are appreci- ated as authentic contributors in the historic district, it is important that a new building be distinguishable from them while also remaining compatible with the context. new construction should appear as a product of its own time while also being compatible with the historically significant resources of the area. 5.3 design a new building to express its own time while remaining compatible with the historic district. › see the standards that follow for information about basic elements of compatibility. 5.4 An interpretation of a historic style that is authentic to the district will be considered if it is subtly distinguishable as being new. › avoid an exact imitation of a historic style that would blur the distinction between old and new buildings and make it more difficult to understand the architectural evolution of the district. 4 New construction should appear as a product of its own time while also being compatible with the historically significant resources of the area. Avoid an exact imitation of a historic style that would blur the distinction between old and new buildings and make it more dif- ficult to understand the architectural evolution of the district. 118 88 DRAFT Design Standards for New Construction 4 Design a new building to reflect its time while respecting key features of its context. 5.5 incorporate traditional facade articulation techniques in a new design. use these methods: › a tall first floor › vertically proportioned upper story windows › window sills and frames that provide detail › horizontal expression elements, such as canopies, belt courses, moldings and cornices › vertical expression features, such as columns and pilasters › a similar ratio of solid wall to window area › a base, middle and a cap 4 Incorporate traditional facade articulation techniques in a new design. Incorporate a kickplate into a storefront design. 119 89 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 4 BuildiNg mAss, sCAle ANd height each historic building in the district exhibits distinct characteristics of mass, height and a degree of wall articulation that contributes to its sense of scale. as groupings, these structures establish a definitive sense of scale. a new building should express these traditions of mass and scale as well, and it should be compatible in height, mass and scale with its context, including the specific block and the historic district as a whole. 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. › the height of a new building should appear to be within the height range established in the context, especially at the street frontage. › floor-to-floor heights should appear similar to those of traditional buildings. › if an additional floor is permitted, place it (or sufficient portions of it) back from the street front to maintain the traditional range of heights at the street edge. 5.7 the overall height of a new building should be compatible with the historic district. A building height that exceeds the height range established in the context will be considered when: › it is demonstrated that the additional height will be compatible with adjacent properties and for the historic district at large. › taller portions are set back from the street. › access to light and air of surrounding proper- ties is respected. 120 90 DRAFT Design Standards for New Construction mass, scale and height at different levels Building mass, scale and height should be consid- ered in these ways: (1) as experienced at the street level immediately adjacent to the building. › at this level of perception, the actual height of the building wall at the street edge is a key factor. the scale of windows and doors, the modular characteristics of building materials, and the expression of floor heights also contribute to perceived scale. (2) as viewed along a block, in perspective with others in the immediate area. › the degree of similarity (or diversity) of building heights along a block, and the repetition of similar features, including openings, materials and horizontal expres- sion lines, combine to establish an overall sense of scale at this level of experiencing context. (3) as seen from key public viewpoints inside and outside of the historic district. › in groups, historic buildings and compat- ible newer structures establish a sense of scale for the entire district and define the skyline. 5.8 Provide variation in building height when a new building is substantially larger tha historic buildings in the district. › in order to reduce the perceived mass of a larger building, divide it into subordinate modules that reflect traditional building sizes in the context. › Vary the height of building modules in a large structure, and include portions that are similar in height to historic structures in the district. Be careful to avoid excessive modulation of a building mass, when that would be out of character with simpler historic building forms in the area. 5.9 maintain the scale of traditional building widths in the context. › Design a new building to reflect the estab- lished range of the traditional building widths in the district. › where a building must exceed this width, use changes in design features so the building reads as separate building modules reflecting tradi- tional building widths and massing. Changes in the expression and details of materials, changes in window design, facade heights or materials are examples of techniques that should be considered. › where these articulation techniques are used, they should be expressed consistently 91 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 4 This single, new infill building is divided into modules to reflect the scale of the historic context. The height of a new building should appear to be within the height range of his- toric buildings, especially at street frontage. 5.10 establish a sense of human scale in a building design. › use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest. › express the position of each floor in the external skin of a building to establish a scale similar to historic buildings in the district. › use materials that convey scale in their proportion, detail and form. › Design architectural details to be in scale with the building. using windows, doors, storefronts (in commercial buildings) and porches (in residential buildings) that are similar in scale to those seen traditionally is appropriate. This single infill building successfully employs building articulation methods to break up the mass of the building. Note the height of the storefront, depth of openings and variation in parapet heights. The building also reads as separate masses with the vertical circulation offsets that have been employed. 4 4 122 92 DRAFT Design Standards for New Construction BuildiNg ANd rOOf fOrms a similarity of building forms also contributes to a sense of visual continuity. in order to maintain this feature, a new building should have a basic form that is similar to that seen traditionally. 5.11 use simple, rectangular building forms. › use building forms that appear similar to traditional forms. › use roof forms similar to those seen tradition- ally in the district. Floor to floor heights should appear similar to those of tradi- tional buildings. 4 Use a tall first floor and vertically proportioned upper story win- dows. 4 123 93 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 eNtrANCes traditionally in the historic district, most primary en- trances were oriented to the street and were recessed. they provided visual interest and a sense of scale to each building. a primary entrance should be clearly identifiable in a new building and it should be in char- acter with the building and its context. the entrance should include features to signify it as such, and convey a sense of scale. 5.12 Orient a primary entrance towards the street. › Design an entrance to a commercial building to convey a sense of scale and provide visual interest. 5.13 maintain the pattern created by recessed entryways. › set the door back an adequate amount from the front facade to establish a distinct thresh- old for pedestrians. › where an entry is to be recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). › use a transom over a doorway to maintain the full vertical height of the storefront. › oversized and undersized entrances are discouraged. 4 124 94 DRAFT Design Standards for New Construction mAteriAls traditional building materials in the historic district include various types of masonry, primarily brick, stone and concrete. today, these materials are key to the character of the district. Building materials should reflect the range of textures, modularity and finish of those employed traditionally. they also should contribute to the visual continuity of the specific historic district. they should be of high quality and proven durability in similar applications. 5.14 use building materials that appear similar in scale, color, texture and f inish to those seen historically in the district. › use materials that are proven to be durable in the local climate. › use materials that will maintain an intended finish over time, or acquire a patina. › when possible, use masonry with a modular dimension similar to typical masonry materials. › when an alternative is appropriate, use a high quality, durable, material. (see “using new Materials” to the left for more information.) › on the ground level, use materials that will withstand on-going contact with the public, sustaining impacts without compromising their appearance. typical materials typical historic building materials used in old town fort Collins include: » Masonry › Brick › stone › terra Cotta › Poured Concrete › Pre-cast Concrete » wood » Metal › Cast iron, › Copper › sheet metal understanding the character of these materials and the patterns they create is essential to developing new interpretations. using New materials Compatibility with historic materials can be achieved without purely replicating their traditional use. a new building material that conveys the es- sence of modularity and the texture and finish of historic masonry, and that has proven durability in the local climate, is often compatible. the degree to which an alternative material may be used successfully on a new building also will be influenced by the degree of consistency or variety in materials that already exists in the block. Use high quality materials that are proven to be durable in the Fort Collins climate. 95 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 WiNdOWs the manner in which windows are used to articulate a new building wall is an important consideration in establishing a sense of scale and visual continuity. tradi- tionally in old town, a storefront system was installed on the ground floor and upper story windows often appeared as punched openings. these features often align with others in the block, and establish a rhythm or pattern of solid and void that vi- sually links buildings along the street. these traditional arrangements may also be interpreted in contempo- rary designs that complement the established patterns within the historic district. window design and placement should help to establish a sense of scale and provide pedestrian interest. es- tablished solid to void patterns should be maintained. Contemporary and creative design interpretations of window rhythms and patterns that reference, but do not duplicate historic designs, are also encouraged. 5.15 A contemporary storefront design is encouraged. › Design a building to incorporate a ground floor storefront. › incorporate the basic design features found in traditional storefronts, such as a kickplate, display window, transom and a primary entrance. › in storefront details, use elements similar in profile and depth of detailing seen historically. Design a building to incorporate a ground floor storefront. In traditional commercial buildings, a storefront system was installed on the ground floor and upper story windows often appeared as punched openings. These features are recognized in this contemporary building front. However, a more appropri- ate treatment could be provided in the larger openings to reflect traditional window proportions; for example, a vertical and hori- zontal feature could be provided within the opening. 4 4 4 Incorporate the basic design features found in traditional store- fronts, such as a kickplate, display window, transom and a pri- mary entrance. 126 96 DRAFT Design Standards for New Construction 5.16 Arrange windows to reflect the traditional rhythm and general alignment of others in the district. › use appropriate window rhythms and align- ments, such as: vertically proportioned, single or sets of windows, “punched” into a more solid wall surface, and evenly spaced along upper floors; window sills or headers that align; and rows of windows or storefront systems of similar dimensions, aligned horizontally along a wall surface › Creative interpretations of traditional window arrangement will be considered. 5.17 use durable window materials. › appropriate window materials include metal and wood frame. › inappropriate window materials include synthetic materials that do not have a proven durability, such as plastic snap-in muntins. Arrange windows to reflect the traditional rhythm and general alignment of others in the area. 4 127 97 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 new Construction and sustainability eNergy effiCieNCy iN NeW desigNs the conservation of energy is a key objective in site design, building design and building orientation. the site design process should include an evaluation of the physical assets of the site to maximize energy efficiency and conservation in the placement and design of a building. Designs should consider seasonal changes in natural lighting and ventilation conditions. a design should also take into account the potential effect on an adjoining property, in terms of its solar ac- cess and ability to implement the same environmental design principles. Careful consideration should also be given to balancing sustainable design principles with those related to maintaining the traditional character of the area. 5.18 locate a new building, or an addition, to take advantage of microclimatic opportunities for energy conservation. › orient a building to be consistent with historic development patterns, to the extent feasible. › Consider seasonal solar and wind exposure patterns when designing the massing of a new building. 5.19 design a building, or an addition, to take advantage of energy saving and generating opportunities. › Design windows to maximize daylighting into interior spaces. › use exterior shading devices to manage solar gain in summer months. for example, use canopies or awnings on storefronts similar to how they were used traditionally. › energy-generating devices, including solar collectors and wind turbines, are encouraged where they also remain visually subordinate. 128 98 DRAFT Design Standards for New Construction COmmerCiAl eNergy effiCieNCy diAgrAm A Wind devices: set back from primary facade to minimize visibility from the street. B Operable transoms: allows for natural air circulation. C green roofs: set back from primary facade to minimize visibility from the street. d shading devices: operable canopies located above display windows. e solar Panels: set back from primary facade to minimize visibility from the street. A B C d e These sustainability designs should be considered in the context of an overall strategy. 129 99 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 eNergy effiCieNCy iN BuildiNg mAssiNg a building should be oriented to maximize the po- tential for natural daylighting as well as solar energy collection. in doing so, careful consideration should be given to first relating the building’s mass to the historic context. 5.20 shape a building’s mass to maximize solar energy potential. Consider the following strategies: › Design a building to allow natural daylighting to the interior. › Consider articulating wall planes as a way to provide shade or increase solar access to interiors. › use thermal storage walls on a portion of the south facing building exposure, where appropriate. 5.21 Orient a building to maximize green principles while ensuring compatibility with adjacent, lower- scale structures. Appropriate strategies include: › Positioning the taller portion of a building along a north-south axis to minimize shading on lower scale structures to the north. › Designing a building mass to minimize shading south-facing facades of adjacent buildings during winter months. Articulate building mass to take advantage of solar energy. The image above shows a plaza to the left. It is shaded during peak winter hours, therefore the plaza location should be considered on the opposite side of the building. Below, the plaza is to the right; it is enhanced by solar rays during peak winter hours. 130 100 DRAFT Design Standards for New Construction eNvirONmeNtAl PerfOrmANCe iN BuildiNg elemeNts the elements that make up a new building, including windows, mechanical systems and materials, can sig- nificantly impact environmental performance. these should be designed to maximize the building’s efficiency, while promoting compatibility with surrounding sites and structures. new materials that improve environ- mental performance are appropriate if they have been proven effective in this climate and are compatible with the historic context. 5.22 use green building materials whenever possible. such materials are: › locally manufactured › low maintenance › materials with long life spans › recycled materials 5.23 incorporate building elements that allow for natural environmental control. Consider the following: › operable windows for natural ventilation › low infiltration fenestration products › interior or exterior light shelves/solar screens above south facing windows › green roofs sOlAr ANd WiNd eNergy deviCes solar and wind energy devices (i.e., solar panels, wind turbines) should be positioned to have a minimal effect on the character of old town. 5.24 minimize the visual impacts of energy devices on the character of Old town. › where feasible, mount equipment where it has the least visual impact. › exposed hardware, frames and piping should have a matte finish, and be consistent with the color scheme of the primary structure. green roofs green roofs provide the following benefits: › increase energy efficiency › Moderate waste diversion › stormwater management › reduce heat island effect › improve air quality › Provide amenity space for building users 131 6 Design stanDarDs for signs 132 133 103 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 Signs Overview Signs are important elements of Old Town and balanc- ing their functional requirements with the objectives for the overall character of the district is a key con- sideration. Their placement, relationship to historic features and general character are key considerations. This section provides standards that address the qualitative aspects of sign design, in terms of how signs contribute to the character of a historic district and to individual properties. Materials include: › Treatment of Historic Signs › Sign Installation on a Historic Building › Design of New and Modified Signs › Design of Specific Sign Types › Sign Illumination Common signs types found in the district include: › Projecting signs › Flush wall signs › Awning signs › Interpretive signs › Window and door signs Signs are important elements of Old Town and balanc- ing their functional requirements with the objectives for the overall charac- ter of the district is a key consideration. 4 4 4 Sign Code In addition to these standards, also see the Fort Collins Land Use Code, Division 3.8 Supplementary Regulations, 3.8.7 Signs. 134 104 DRAFT Design Standards for Signs While all historic signs should be retained whenever possible, it is especially important when they are a sig- nificant part of a building’s history or design. Historic signs that represent the district’s evolution are also important. 6.1 Consider history , context and design when determining whether to retain a historic sign. Retention is especially important when a sign is: › Associated with historic figures, events or places. › Significant as evidence of the history of the product, business or service advertised. › A significant part of the history of the building or the historic district. › Characteristic of a specific historic period. › Integral to the building’s design or physical fabric. › Integrated into the design of a building such that removal could harm the integrity of a historic property’s design or cause significant damage to its materials. › An outstanding example of the sign maker’s art because of its craftsmanship, use of materials, or design. › Historically significant type of sign Flush wall signs and individual letter signs are signs that are mounted on a building wall. They do not project significantly from the surface to which they are mounted. 6.2 Leave a historic wall sign exposed whenever feasible. › Do not paint over a historic sign. › There are times when some alterations to a historic wall sign may be permitted; these are: › If the sign is substantially deteriorated, patching and repairing is appropriate. › The location, i.e., located on a secondary facade › Continuing use, i.e., there are older signs that still have an active business and they need to change information such as the hours of operation 6.3 Do not over restore a historic wall sign. › Do not restore a historic wall sign to the point that all evidence of its age is lost. › Do not significantly re-paint a historic wall sign even if its appearance and form is recaptured. 4 Leave historic wall signs exposed whenever feasible. Treatment of Historic Signs See Also: Web link to Preservation Brief 25: The Preserva- tion of Historic Signs http://www.nps.gov/tps/how-to-preserve/ 105 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 Sign Installation on a Historic Building When installing a new sign on a historic building, it is important to maintain the key architectural features of and minimize potential damage to the building. 6.4 Avoid damaging or obscuring architectural details or other building features when installing a sign. › Minimize the number of anchor points when feasible. › No sign or sign structure or support shall be placed onto or obscure or damage any significant architectural feature of a building, including but not limited to a window or a door frame, cornice, molding, ornamental feature, or unusual or fragile material. 6.5 A sign should not obscure character- defining features of a historic building. › A sign should be designed to integrate with the architectural features of a building, not distract from them. › No sign shall be painted onto any significant architectural feature, including but not limited to a window or door frame, cornice, molding, ornamental feature, or unusual or fragile material. › No support for a sign shall extend above the cornice line of a building to which the sign is attached. A sign should be designed to integrate with the architectural features of a building, not distract from them. This sign remains subordinate to the architectural feature since much of the mold- ing is still visible. Avoid damaging or obscuring architectural details or features when installing signs. 4 4 Mount a sign to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. 8 4 136 106 DRAFT Design Standards for Signs Whether it is attached to a historic building or as- sociated with new development, a new or modified sign should exhibit qualities of style, permanence and compatibility with the natural and built environment. It should also reflect the overall context of the building and surrounding area. 6.6 A sign should be subordinate to the overall building composition. › Design a sign to be simple in character. › Locate a sign to emphasize design elements of the facade itself. › Mount a sign to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. › All sign types should be subordinate to the building and to the street. 6.7 Use sign materials that are compatible with the architectural character and materials of the building. › Do not use highly reflective materials. › Use permanent, durable materials. 6.8 Use simple typeface design. › Avoid hard-to-read or overly intricate typefaces. › Use no more than two or three distinct typefaces on a sign. 6.9 Use colors that contribute to legibility and design integrity. › Limit the number of colors used on a sign. In general, no more than three colors should be used. › Vibrant colors are discouraged. 6.10 Using a symbol for a sign is encouraged. › A symbol sign adds interest, can be read quickly and is remembered better than written words. Use sign materials that are compatible with the architectural character and materials of the building. Design of New and Modified Signs Using a symbol for a sign is encouraged. 4 4 137 107 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 A variety of sign types may be appropriate to a district if the sign contributes to a sense of visual continuity and does not overwhelm the context. Awning Sign An awning/canopy sign occurs flat against the surface of the awning material. 6.11 An awning sign should be compatible with the building. › Use colors and materials that are compatible with the overall color scheme of the facade. inteRpRetive Sign An interpretive sign refers to a sign or group of signs that provide information to visitors on natural, cultural and historic resources or other pertinent information. An interpretive sign may be erected by a non-profit organization or may be a public sign erected by a na- tional, state or local government agency. Generally, interpretive signs should comply with the design standards for the sign type that is the closest match. The standards below apply to a common free- standing sign type. 6.12 Design an interpretive sign to be simple in character. › The sign face should be easily read and viewed by pedestrians. › An interpretive sign should remain subordi- nate to its context. 4 Although these interpretive signs are outside of the Old Town district they’re good examples of appropriate interpretive signs. The signs are simple in character. Design of Specific Sign Types 4 An awning sign should be compatible with the building. 4 4 4 138 108 DRAFT Design Standards for Signs MURALS A mural is a painting located on the side of the build- ing whose content, generally, should reflect a cultural, historic or environmental event(s) or subject matter from the district. 6.13 Mural content should be appropriate to the district and its environs. › The mural may not depict a commercial product brand name or symbolic logo that is currently available. 6.14 A mural should be incorporated as an element of the overall building design. › The mural should complement the wall on which it is placed. › It should not obscure key features of a historic building. 6.15 the application of a mural should not damage historic materials. › The use of a mural that can be removed at a later date is encouraged. Mural content should be appropriate to the district and its environs. 4 Use a consolidated tenant panel or directory sign to help users find building tenants. 4 A mural should complement the wall on which it is placed. 4 Design of Specific Sign Types 139 109 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 tenAnt pAneL oR DiReCtoRy Sign A tenant panel or directory sign displays the tenant name and location for a building containing multiple tenants. 6.16 Use a tenant panel or directory sign to consolidate small individual signs on a larger building. › Use a consolidated tenant panel or directory sign to help users find building tenants. › Locate a consolidated tenant panel or direc- tory sign near a primary entrance on the first floor wall of a building. pRojeCting / UnDeR-CAnopy Sign A projecting/under-canopy sign is attached perpen- dicular to the wall of a building or structure. 6.17 Design a bracket for a projecting/ under-canopy sign to complement the sign composition. 6.18 Locate a projecting/under-canopy sign to relate to the building facade and entries. › Locate a small projecting/under-canopy sign near the business entrance, just above or to the side of the door. › Mount a larger projecting sign higher on the building, centered on the facade or positioned at the corner. Design a bracket for a pro- jecting sign to complement the sign composition. The combination of the sim- ple painted wall sign and the projecting sign are comple- mentary to each another and appropriate for this building type. Locate a small projecting sign near the business entrance, just above or to the side of the door. 4 4 4 Design of Specific Sign Types 4 Direct lighting towards a sign from an external, shielded lamp. A projecting/under-canopy sign is attached perpen- dicular to the wall of a building or structure. 4 140 110 DRAFT Design Standards for Signs fLUSh wALL Sign A flush wall sign is any sign attached parallel to the wall or surface of a building. 6.19 place a f lush wall sign to promote design compatibility among buildings. › Place a wall sign to align with other signs on nearby buildings. 6.20 place a flush wall sign relatively close to the building facade. › Design a wall sign to minimize the depth of a sign panel or letters. › Design a wall sign to fit within, rather than forward of, the fascia or other architectural details of a building. Design of Specific Sign Types Place a wall sign to promote design compatibility among build- ings. Design a wall sign to minimize the depth of a sign panel or let- ters. 4 4 A wall sign is any sign attached parallel to the wall or surface of a building. 4 141 111 DRAFT Old Town Fort Collins Design Guidelines | November 4, 2013 4 Design a door sign to minimize the amount of window covered. Design a window sign to minimize the amount of window covered. 4 4 winDow AnD DooR Sign A window sign is any sign, picture, symbol, or combi- nation thereof, designed to communicate information about an activity, business, commodity, event, sale or service that is placed inside within one foot of the inside window pane or upon the windowpanes or glass and which is visible from the exterior of the window. 6.21 Design a window sign to minimize the amount of window covered. › Scale and position a window sign to preserve transparency at the sidewalk edge. Illumination 142 112 DRAFT Design Standards for Signs KioSKS A sign kiosk is typically a series of configured sign panels. 6.22 A sign kiosk is inappropriate within the district. › A sign kiosk may be used by the city for wayfinding or for interpretive information. otheR Sign typeS All sign types that are not mentioned here, but which are permitted in the district, should adhere to the standards in “Design of New and Modified Signs” in this chapter. iLLUMinAtion 6.23 include a compatible, shielded light source to illuminate a sign. › Direct lighting towards a sign from an exter- nal, shielded lamp. › Do not overpower the building or street edge with lighting. › Use a warm light, similar to daylight. › If halo lighting is used to accentuate a sign or building, locate the light source so that it is not visible. › Signs should be illuminated from an indirect light source. 6.24 if internal illumination is used, it should be designed to be subordinate to the overall building composition. › Internal illumination of an entire sign panel is discouraged. If internal illumination is used, a system that backlights text only is preferred. › Internal illumination of an awning is inappro- priate; however, lights may be concealed in the underside of a canopy. 143 Fort Collins river DistriCt Design guiDelines Draft #1 OctOber 8, 2013 144 145 DRAFT table oF Contents introDuCtion to the Design guiDelines 1 overview 3 Policy base for the Design guidelines 6 vision For the Downtown river District 7 i unDerstanDing the Context 9 evolution and Change 11 looking to the Future 16 ii how to use the Design guiDelines 25 how the guidelines are organized 27 understanding the Content of a Design guideline 28 iii key PrinCiPles For Design 23 key Principles for Design 25 iv neighborhooD level Design 31 neighborhood level Design overview 33 Connectivity 34 views 37 riverfront relationship 38 v site Design guiDelines 39 overview to the site Design guidelines 41 open space amenities 42 street edge 46 Parking edge 47 Fencing and site walls 48 service area 49 vi builDing Design guiDelines 53 building Design guidelines 53 Mass and scale 54 Pedestrian-Friendly edge 57 solid-to-void 59 roofs 60 building Materials 61 building Features 64 structured Parking 68 Miscellaneous 69 146 DRAFT CreDits - ForthCoMing Prepared by: winter & Company 1265 yellow Pine avenue boulder, Colorado 803034 303.440.8445 www.winterandcompany.net 147 IntroductIon to the desIgn guIdelInes 148 149 DRAFT Downtown River District Design Guidelines | October 2013 Introduction to the design guidelines 3 the downtown river district is important to the his- tory of Fort collins and offers a significant opportunity for future redevelopment. Although it is the site of the original fort that grew into the present day city, only a few significant reminders of the past remain. these historic resources help inform the community vision for a river district that extends the vibrancy of downtown while also hosting a diverse mix of uses that honor the area’s agricultural-industrial past. the vision is also informed by the community’s desire to highlight and respect the Poudre river, which runs along the district’s northern boundary. this document provides guidelines that promote the community’s vision for the river district through compatible new construction and redevelopment. It also assists with interpretation of the special zoning standards that apply to the district. the goal is to support investment that builds a strong, pedestrian- oriented urban fabric and encourage creative design that is compatible with the historic context. Historic resources, including the 102 year old Northern Colorado Feeders Supply Building, inform the community vision for a diverse mix of uses that honor the River District’s agricul- tural-industrial past. Zoning Standards for the River District the Fort collins land use code sets forth the r-d-r zone district to implement special develop- ment standards for the river district. the guide- lines in this document assist with interpretation of r-d-r zone district standards. see “Fort collins land use code” on page 6 for more information. overvIew 150 42013 Introduction to the design guidelines Downtown River District Design Guidelines | October DRAFT Location the river district is part of the city’s Poudre river corridor. It also is described as a sub-district of down- town and as the “historic and cultural core segment” of the Poudre river corridor. the entire corridor also is part of a “national river corridor,” which congress designated in 1996 for the cache la Poudre river to recognize its critical historical value in the westward expansion of the u.s. the river district includes the area just northeast of the city’s old town historic district including Jeffer- son, linden, and willow streets and lincoln Avenue. Jefferson street is also state highway 14. linden street is the primary connection linking the river district to the old town (local) historic district to the south and northward to surrounding neighborhoods and employment areas. linden street also provides one of the main connections over the Poudre river and is one of the most convenient access points to the Poudre river trail. willow street is a locally well-known route to connect from college Avenue (us287) through the river district to lincoln. A portion of the river district, between Jefferson street and willow street, also is part of the old Fort collins national register historic district. appLication of the DeSign guiDeLineS the design guidelines in this document apply to new construction projects and additions to existing build- ings within the boundaries of the downtown river district. Property owners, architects, developers and the general public should refer to the guidelines to learn about design in the river district and strate- gies for compatible new construction. the design guidelines do not address improvements to historic buildings; these are instead addressed in the separate Old Town Historic District Guidelines. owners of historic properties should use those guidelines for improvements to buildings designated, or eligible to be designated as local historic landmarks. A portion of the river district is located within the old town national register historic district. In some cases, special design guidelines apply to new construction in this area. see chapter 1 for more information. the design guidelines also do not generally apply to public realm (streets, sidewalks and parks) improve- ments, which are addressed in a separate Streetscape Plan. hiStoRic ReSouRceS anD theiR ReLationShip to the DeSign guiDeLineS several properties in the river district have historic significance, and may be identified as such in a variety of ways: A property may be a locally designated land- mark, or it may be listed as a contributor to the old town (local) historic district. It also may have been determined to be individually eligible for listing in the national register of historic Places, or it may have been rated as a “contributor” to a potential historic district. For each of these four types of identification, DRAFT Downtown River District Design Guidelines | October 2013 Introduction to the design guidelines 5 River District Design Study LINDEN 1ST COLLEGE MOUNTAIN MASON HOWES WILLOW MAPLE MELDRUM CHERRY LAPORTE JEFFERSON WALNUT PINE BU OLD FIREHOUSE POUDRE TENNEY OLD TOWN LINDEN CENTER PINE 1 inch = Downtown River District Downtown River District Old Town National Register Historic District Area within River District and National Register District Local Historic Landmarks in the River District Properties Eligible for Local Landmark Status properties determined to be eLigiBLe for listing as a local landmark these are generally properties that have been deter- mined in a formal survey to be eligible individually to the national register, or are already so listed. For these properties, the city’s development review pro- cess will take impacts on the historic significance into consideration. contributor to a potential national Register district or a local historic district. the city conducted an inventory of cultural resources in the old Fort site area in 2002. the inventory identified several properties that could be contribu- tors to a national register district, but overall did not find a sufficient concentration of these resources to justify designating a district. For those properties, owners may still seek to apply best practices in historic preservation, and may elect to use the preservation guidelines for old town. preservation guidelines special guidelines for preservation of historic resources exist for the old town (local) historic district. these should be used when considering improvements af- fecting historic properties, including all of the types of resources listed above. 62013 Introduction to the design guidelines Downtown River District Design Guidelines | October DRAFT PolIcy BAse For the desIgn guIdelInes the Downtown River District Design Guidelines reflect the city’s goal to enhance its image while pro- moting sustainability and economic development. the policy base for the Design Guidelines is provided in several key policy documents including the City Plan comprehensive plan, Land Use Code and Downtown River District Streetscape Improvements Project. city pLan In February 2011, the city of Fort collins published an update to its city Plan, a comprehensive plan for the city which illustrates a vision of Fort collins for the next twenty-five years and beyond. City Plan policies and principles seek to improve access to the river district and establish gateways to draw attention and convey the character of the district. city plan principles and policies for historic preservation also help provide a policy base for the Design Guide- lines, including: Principle LIV16: “The quality of life in Fort Collins will be en- hanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the community.” Policy LIV 16.6 - Integrate Historic Structures “Explore oppor- tunities to incorporate existing structures of historic value into new development and redevelopment activities.” foRt coLLinS LanD uSe coDe the Land Use Code sets forth the regulations that shape development throughout Fort collins. division 4.17 of the Land Use Code establishes the river downtown redevelopment district (r-d-r) to imple- ment special zoning standards for the river district. In addition to special regulations, the code’s intent statement for the r-d-r zone district helps establish a policy base for the Design Guidelines: “The River Downtown Redevelopment District is intended to reestablish the linkage between Old Town and the River through redevelopment in the Cache la Poudre River cor- ridor. This District offers opportunities for more intensive redevelopment of housing, businesses and workplaces to complement Downtown. Improvements should highlight the historic origin of Fort Collins and the unique relationship of the waterway and railways to the urban environment as well as expand cul- tural opportunities in the Downtown area. Any significant redevelopment should be designed as part of a master plan for the applicable group of contiguous properties. Redevelopment will extend the positive characteristics of Downtown such as the pattern of blocks, pedestrian- oriented street fronts and lively outdoor spaces.” the Downtown River District Design Guidelines build on this intent statement and the specific design topics addressed in the r-d-r zone district to help ensure compatible design that is consistent with the vision for the river district. the Design Guidelines include cross references to code standards when applicable. note that industrial uses continues to be welcomed. Downtown RiveR DiStRict StReetScape impRovementS pRoject DRAFT Downtown River District Design Guidelines | October 2013 Introduction to the design guidelines 7 the vision for the downtown river district is that it will be an active place, where the river, industry, art and history come together to provide a vibrant comple- ment to old town Fort collins. A mix of uses, includ- ing housing, commercial and industrial activities enjoy the amenities of the river and its preserved natural areas. Modern housing, restaurants, shops and office buildings join with established industrial enterprises to reflect the district’s historic past and celebrate its future. everyone enjoys the recreational opportunities found there. In the future, the river district connects old town with the Poudre river, and celebrates its agricultural and industrial architecture and the rich history of the area. It does so in creative ways that express a look to the future, while respecting the past. the area will be known for new, well-designed infill buildings and landscapes that offer opportunities for business and industry and also facilitate relaxation, exposure to cultural activities and civic interaction. Some recently constructed local brewery buildings provide design inspiration for new buildings that reflect the River District’s agricultural-industrial heritage. vIsIon For the downtown rIver dIstrIct 154 82013 Introduction to the design guidelines Downtown River District Design Guidelines | October DRAFT 155 1 Understanding the Context 156 157 DRAFT Downtown River District Design Guidelines | October 2013 Understanding the Context 11 evolUtion and Change Understanding the context for design in the downtown river district is essential in planning any improvement project in the area. While substantial new development is envisioned, there are references from the past that should inspire design. this section introduces some aspects of the context to consider. the core of the river district near linden and Willow streets is significant in its role in the settlement of the city of Fort Collins. the original “Fort Collins” military post was established there in 1864 and consisted of a parade ground, officer’s quarters & barracks, store- houses and other buildings. the army relinquished ownership in 1872 and fort structures were gradually removed one by one until 1942 when the last build- ing for the Fort was demolished. some archaeological resources may exist from this era. Later DeveLopment in the area Uses that followed the military post included residen- tial, flour milling, retailing, farming, ranching, lodging, animal feed production and, much later, the city dump. new buildings were erected over several decades, and by the early twentieth century, the area had a distinct urban form, with commercial buildings concentrated near the intersection of Jefferson and linden streets, and a mix of residential and industrial uses extending from Jefferson north to the river. a diverse range of building types existed, reflecting the mix of uses and the changing economy in the area. Commercial and industrial buildings took a variety of forms: some were massive masonry or frame struc- tures, rising to four and five stories. others were only one or two stories in height, but sprawled across large parcels. residential structures were typically single family wood frame structures, although some masonry ones are documented to have existed. the infLuence of the raiLroaD railroads significantly shaped the character of the area. an initial rail line, the greeley, salt lake and Pacific railroad (gsl&P), was established in the area in 1881- 83. it followed a raceway that was constructed to provide power for mills in the area (this followed what became Willow street.) industrial uses then located along the rail line. a more dramatic change occurred in 1910-11, when the Union Pacific constructed a rail line closer to Jefferson. this caused the demolition of several buildings and the construction of new ones, such as the freight depot and passenger depot. it also further separated the old town commercial district from the river. changes in the river itseLf one significant topographical change included the channelization of the river between linden street and lincoln avenue. historically, the Poudre river channel in the section between linden street and lincoln avenue followed a large meander to the east of its current alignment. (the ox-bow is still visible in some aerial photos.) during the 1960s, the oxbow was 122013 Understanding the Context Downtown River District Design Guidelines | October DRAFT mapping changes in the area as a part of a cultural resource report prepared in 2002 for the city by Jason Marmor of entranco, a series of maps were produced that draw upon a variety of historic data sources to chart the progression of development in the area. a few of the maps from that report are reproduced here. the ones selected begin with development that occurred after the original fort closed and land became available for private use. they provide insights into the patterns of development in the area, and to the ways in which various trends shaped its urban form. a general review of these maps demonstrates some key points: › evolution and change are a part of the heritage of the river district. this is reflected in the guidelines that appear later in this document. › a mix of uses has always been a part of the dynamics of the area, with percentages within the mix of different uses changing over time. a continuing mix of uses is anticipated in city policies for the river district and in the design guidelines. › a diversity of building forms and types is also a part of the river district’s heritage. these range from small wood frame single-family residences to massive masonry mill buildings. this diversity of form and materials is also promoted in the guidelines. › the river and the railroads were major influ- ences in the area’s development patterns. some evidence of these influences remain today, albeit sometimes in subtle ways. these also inform some of the design principles and guidelines that appear in this document. retaining refer- ences to some of these features in landscape and building orientation is also put forth in the guidelines. map Key this key applies to the maps shown on the following three pages. An early view of the River District documents the location of the Raceway along Willow Street and the position of the GSL&P rail line. 159 DRAFT Downtown River District Design Guidelines | October 2013 Understanding the Context 13 river District context 1891 this map illustrates the overall number of buildings and the patterns of land uses that emerged after the closure of the fort of Fort Collins. of note: › the arc of the main channel of Cache la Poudre river is shown. › a raceway, used for water power, runs along Willow street. › the gsl&P railway line follows along the raceway in the center of the map. › a clustering of industrial buildings appears in Block 9 along lincoln av- enue, including the harmony Mill (built c. 1886-87), where the raceway joins the channel of the river. › Commercial development is focused at the intersection of linden and Jefferson. › residences lie between the commercial area and the raceway. (note that the sanborn maps, upon which this information is based, did not extend beyond Willow street at this period, and therefore no buildings are shown in that area.) river District context 1909 this map illustrates the continued expansion of development in the area. of note: › a second cluster of industrial uses appears near spruce and Willow streets, including the Poudre valley supply Company feed mill. › some buildings are aligned parallel to the tracks, and thus they reflect the location of this feature. › residential development north of Willow is now documented. › the denver & interurban railroad streetcar line runs along linden street. › More commercial buildings appear along both sides of Jefferson street. 160 142013 Understanding the Context Downtown River District Design Guidelines | October DRAFT river District context 1917 this map dramatically documents the effect that the construction of the Union & Pacific railroad (1910-11) had on the built environment of the area. Many buildings were removed to make room for it. of note: › Most industrial, and residential buildings have been removed from Blocks 6, 7, 8, 9, and 10. › a new main railroad track appears, just east of Jefferson street. › a new rail siding appears, running parallel to Jefferson street, and approximately midway between Jefferson and Willow streets. (this survives as a partial view corridor today.) › Portions of Pine and all of spruce street are vacated for the new rail line. › the Union Pacific passenger and freight depots stand on Jefferson and linden streets, respectively. › More industrial facilities are located within the rail corridor. › residential buildings have diminished in number. river District context 1948 this map documents the continuing expansion of industrial uses. of note: › the raceway has disappeared. › new commercial uses appear, including the trostel lumber yard on the north side of linden street 400 linden street (Block 1). › the municipal power plant, (erected in 1935-36) appears along north College avenue. › the libby, Mcneil & libby pickle plant at 355 linden street was greatly expanded by 1948, and contained a total of 36 cylindrical pickling vats. this demonstrates the variety of building forms that have appeared over the years. › residential use remains relatively unchanged. › the course of the Cache la Poudre river has been modified. 161 DRAFT Downtown River District Design Guidelines | October 2013 Understanding the Context 15 river District context 1963 this map documents the enlargement of the former lindell Mills, after its acquisition by ranch-Way Feeds and conversion to a livestock feed mill and packaging plant. of note: › the pickling plant on linden street is gone. › the adjacent grain elevator has been converted to commercial use as a livestock feed store. › another new commercial venture is the el Burrito café on linden street near Willow, started in 1960. › industrial uses have expanded. › the Cache la Poudre river has been further straightened. river District context 2002 this map illustrates the continuing mix of uses in the area, and the introduction of new public parks and community facilities, as the river is now recognized as an amenity. of note: › several houses razed on Block 2 › the erection of new lumber warehouses and Kiefer Concrete facilities between lincoln avenue and linden streets › Construction of a large commercial building on lot 10 in Block 2 › the United Way building on Pine street, indicating the introduction of social services into the area › the former gsl&P railroad tracks along Willow street were removed by 2002, leaving only the Union Pacific mainline and a spur serving ranch- Way Feeds. › old Fort Collins heritage Park appears on the site of the old city dump. › Jefferson street Park is located southeast of the former UP passenger depot. 162 2 How to Use tHe Design gUiDelines 163 164 DRAFT Downtown River District Design Guidelines | October 2013 How to Use the Design Guidelines 27 the design guidelines are organized into a series of chapters that reflect a progression in scale of consider- ing different contexts and design variables. they begin with topics that address how a project relates to its larger neighborhood and continue with topics that focus on site design. they then continue with guidance for building design. Neighborhood level Design guidelines in this category focus on ways in which individual projects work together to create a vital, functioning neighborhood. Design in the public realm and consideration of how an individual property relates positively to others in the vicinity are important considerations. Site level Design guidelines in this category focus on how im- provements on an individual property are organized, including the placement and orientation of buildings, the location of service areas and landscaping. some of these guidelines focus on maintaining a sense of con- tinuity with the neighborhood, while others address making the best use of the property in terms of creat- ing a sense of place and enhancing function for users. How tHe gUiDelines are organizeD buildiNg level Design guidelines in this category address architectural character, scale, materials and details, with a focus on fitting with the design traditions of the Downtown river District, while also encouraging new, creative approaches. 165 282013 How to Use the Design Guidelines Downtown River District Design Guidelines |October DRAFT UnDerstanDing tHe Content of a Design gUiDeline termS related to CompliaNCe when applying design guidelines, the city balances a combination of design objectives that appear through- out the document, in the interest of helping to achieve the most appropriate design for each project. Because of this, and the fact that the design guidelines are also written to serve an educational role as well as a regulatory one, the language sometimes appears more conversational than that in zoning and development standards. to clarify how some terms are used, these definitions shall apply: guideline in this document the term “guideline” is a criterion with which the city will require compliance when it is found applicable to the specific improvement project. in this sense it is a standard, albeit one that is subject to some interpretation when determining compliance. Shall where the term “shall” is used, compliance is specifi- cally required, when the statement is applicable to the proposed work. Should the term “should” is frequently used in the guidelines. this indicates that compliance is expected, except in conditions in which the city finds that the guideline is not applicable, or that an alternative means of meeting the intent of the guideline is acceptable. Will be Considered the phrase “will be considered” appears in some guidelines text. this indicates that the city has the discretion to determine if the action being discussed is appropriate. this decision is made on a case-by-case basis, using the information specifically related to the project and its context. Feasible “feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors. this term is used in some guidelines in this document to indicate that, while meeting the particular guideline in full is usually required, there may be instances in a specific applica- tion in which it may not be possible to do so. in all cases, the city shall make the determination of what is feasible. 166 DRAFT Downtown River District Design Guidelines | October 2013 How to Use the Design Guidelines 29 Sidebars these provide additional infor- mation that will be helpful in understanding the guideline. in some cases a sidebar includes links that direct the user to additional material; this may be technical information about a rehabilitation procedure or other helpful infor- mation. appropriate and inappropriate Solutions in many cases, images and dia- grams in the historic preservation guidelines are marked to indicate whether the represent appropri- ate or inappropriate solutions 4 a check mark indicates appropriate solutions. 8 an X mark indicates solutions that are not appropriate. A B C D E design topic heading intent Statement: this explains the desired outcome for the specific design element and provides a basis for the design guidelines that follow. if a guideline does not specifically ad- dress a particular design issue, then the city will use the intent statement to determine appropriateness. design guideline: this describes a desired outcome related to the intent statement. additional information: this provides a bullet list of examples of how, or how not to, comply with the guideline. illustration(s): these provide photos and/or diagrams to illustrate related conditions or possible approaches. they may illustrate ap- propriate or inappropriate solutions as described at right. deSigN guideliNeS Format the Downtown river design guidelines are presented in a standardized format as illustrated below. each of the illustrated components is used by the city in determining appropriateness. additional elements that appear on a typical page of the historic preservation guidelines are summarized at right. accent Features accent features can add interest to the building design and may 302013 How to Use the Design Guidelines Downtown River District Design Guidelines |October DRAFT 168 3 key principles for Design 169 170 DRAFT Downtown River District Design Guidelines | October 2013 Key Principles for Design 25 key principles for Design Promote creativity. Design with consistency and use materials with long term dura- bility. Achieve excellence in design. Design with authenticity. These design principles establish expectations for design at a “high level” for the district and shall apply to all improvement projects. Achieve excellence in Design each project in the Downtown river District should express excellence in design, and it should raise the bar for others to follow. This includes using high quality materials and construction methods and paying atten- tion to detail. Promote creAtivity innovation in design is welcomed in the Downtown river District. exploring new ways of designing build- ings and spaces is appropriate when they contribute to a cohesive urban fabric. This type of creativity should be distinguished from simply being “different.” Design with Authenticity The Downtown river District should be defined by buildings and places that reflect their own time. The result should be a sense of authenticity in building and materials. All new improvements should convey this quality. Design with consistency Buildings and places in the Downtown river District should have a cohesive quality in the use of materials, organization of functions and overall design. each new project should also embody a single, consistent design concept. 171 262013 Key Principles for Design Downtown River District Design Guidelines | October DRAFT Design for DurAbility Buildings and spaces in the Downtown river District should be designed for the long term with durable materials. Design for sustAinAbility Aspects of cultural, economic and environmental sus- tainability that relate to urban design should be woven into all new improvements. enhAnce the Public reAlm sidewalks, promenades and other pedestrian ways should be designed to invite their use through thought- ful planning and design. improvement on private prop- erty also should enhance the public realm where they abut. enhAnce the PeDestriAn exPerience each improvement project should contribute to a pedestrian-friendly environment. This includes defining street edges with buildings and spaces that are visually interesting and that attract pedestrian activity. ProviDe signAture oPen sPAces These include public and private yards, promenades, plazas and courtyards. enhance natural resources and habitat for wildlife on-site, for the public to experience. KeeP the Automobile suborDinAte parking lots and structures should support other func- tions and not dominate the setting. They should be hidden, or at least visually buffered. Enhance the pedestrian experience. Provide signature open spaces. Keep the automobile subordinate. Design for sustainability. Enhance the public realm. 172 4 Neighborhood LeveL desigN 173 174 DRAFT Downtown River District Design Guidelines | October 2013 Neighborhood Level Design 33 Neighborhood LeveL desigN overview A key aspect of the vision for the downtown river district is that it establish an image as a distinct place that is rich with a diversity of uses and varied designs, but at the same time is to be perceived as its own distinct neighborhood. For that reason, each project should be conceived such that it relates well to other properties and reinforces the continuity of the public realm. This section addresses at systems that connect proper- ties into the district as a whole. it will be relatively brief, because much of these design variables relate to the public realm and are addressed in other policies and documents. This section looks at systems that connect properties into the district as a whole. One way of achieving neighborhood connections is to highlight older abandoned transportation corridors including streets and rail lines. Examples include Chestnut St., Pine St. and the Union Pacific rail spur. An opportunity exists to highlight these as view corridors, pedestrian ways, internal lanes and multipurpose alleys, for example. Old rail spur Historic Pine St ROW Historic Chestnut St ROW Old rail spur Jefferson St Willow St Linden St Linden St Old rail spur North NTs 175 342013 Neighborhood Level Design Downtown River District Design Guidelines | October DRAFT CONNeCtiONS tO tHe NeigHbORHOOd Pedestrian circulation systems provide access to buildings, courtyards, internal paths and plazas. These systems should interconnect and promote pedestrian movement throughout the neighborhood. in most cases, these connections will simply involve an exten- sion of the existing sidewalk network but should also include internal circulation systems within the develop- ment. Auto circulation should also interconnect to minimize automobile impacts. shared drives, limited curb cuts and turning movements should be considered. 4.1 Provide convenient vehicular , pedestrian and bikeway connections among abutting properties. › Create an internal circulation system that will link those of adjacent properties, when feasible. 4.2 Reinforce the historic network of streets, rail lines and alleys. › reinforce the historic network of streets, rail lines and alleys as public circulation space and for maximum public access. › Consider ways to express the location of earlier circulation routes; for example, highlight rail spurs. › Link to existing public right-of-ways, when feasible. Appropriate pedestrian connections include mid-block passages. Provide convenient vehicular, pedestrian and bikeway connections among abutting properties. 4 4 4 The Fort Collins Land Use Code addresses street connections in the r-d-r district. it states that: “Redevelopment shall maintain the existing block grid system of streets and alleys. To the extent reasonably feasible, the system shall be augmented with additional connections, including new walkway spines in substitution of streets and/or alleys.” (Divi- sion 4.14) Reinforce the historic network of streets, rail lines and alleys as public circulation space and for maximum public access. The treatment of the Old Historic District alleys are a successful example of enhanced connectivity. CoNNeCTiviTy 176 DRAFT Downtown River District Design Guidelines | October 2013 Neighborhood Level Design 35 4.3 Connect a development to established pedestrian ways. › Appropriate pedestrian connections include: • sidewalks • internal walkways, within an individual property • Mid-block passages • Multi-use alleys › Appropriate features with which to connect include: • Plazas and courtyards • other buildings 4.4 Locate a new walkway to animate the downtown River district pedestrian network and its associated outdoor spaces. › direct a walkway through a plaza, courtyard or other outdoor use area to help animate the space. 4.5 Where a curb cut is to be installed, keep the width to a minimum. › Consider using shared driveways between properties to reduce the number of curb cuts. › Utilize smaller curbs radii when feasible. 4.6 Minimize the width of a curb cut. › Avoid disruptions in the walkway systems. CoNNeCTiviTy Direct a walkway through a plaza, courtyard or other outdoor use area to help animate the space. 177 362013 Neighborhood Level Design Downtown River District Design Guidelines | October DRAFT eaRLy RaiL LiNeS 4.7 existing railroad corridors, spurs and tracks should be expressed in new design to the extent feasible. › This may be accomplished by using the area as a linear open space, a pathway or a drive. › where they exist, incorporate railroad tracks into the project design. › The adaptive reuse of abandoned railroad cor- ridors and spurs to provide public green space or other amenities for use and enjoyment of the neighborhood is encouraged. › retain the corridor as open space, a walkway or service land when feasible. › in any case, maintain the feature as a view cor- ridor to the extent feasible. 4 CoNNeCTiviTy Where they exist, incorporate railroad tracks into the project design. The adaptive reuse of abandoned railroad corridors and spurs to provide public green space or other amenities for use and enjoyment of the neighborhood is encouraged. 4 4 4 178 DRAFT Downtown River District Design Guidelines | October 2013 Neighborhood Level Design 37 VieW CORRidORS Providing view corridors, in terms of open space, con- nections, and building massing is a key concept. views from public rights-of-way to landmarks and natural features should be maintained and taken into account in the designing of sites and buildings. The location of the building on a site, in addition to its scale, height, and massing, can impact views from the adja- cent public right-of-way, including streets, sidewalks, intersections, and public spaces. development projects should try to preserve noteworthy views, such as views to the river, a landmark or along the railroad right-of-way. 4.8 enhance views from the public way to natural features and historic landmarks when feasible. › strategically locate a building on a site to main- tain key views or frame views as perceived from the public right-of-way. › vary a building’s height and massing to provide view corridors. Maintain existing railroad tracks as a view corridor to the extent feasible. 4 views 179 382013 Neighborhood Level Design Downtown River District Design Guidelines | October DRAFT SiteS aLONg tHe RiVeRfRONt The guidelines in this section provide additional detail regarding compatible development along the river. Note that opportunities for connections exist for properties behind those that abut the river as well. 4.9 Retain historic relationships between buildings, landscape features, and open spaces. 4.10 Where two or more buildings will be located on a site, arrange them to def ine an outdoor space. › Clustering buildings to create active open spac- es, such as plazas and courtyards, is encouraged along the street and river edges. › Consider seasonal sun and shade patterns when positioning plazas and courtyards. Provide op- portunities for shade in summer months and sun in winter months. 4.11 Provide connections to the river trail, when feasible. › Consider these approaches: • directly from an individual property • along a shared walkway • align with the grid The Fort Collins Land Use Code addresses riv- erfront sites in the r-d-r district. it states that: “On sites that have River frontage between Linden Street and Lincoln Avenue, buildings or clusters of buildings shall be located and designed to form outdoor spaces (such as balconies, arcades, terraces, decks or courtyards) on the River side of the build- ings and/or between buildings, as integral parts of a transition between development and the River. A continuous connecting walkway (or walkway system) linking such spaces shall be developed, including coordinated linkages between separate development projects.” riverFroNT reLATioNshiP 180 5 Site DeSign guiDelineS 181 182 DRAFT Downtown River District Design Guidelines | October 2013 Site Design Guidelines 41 this section addresses site design principles as they ap- ply to an individual parcel or to a complex of properties being planned as a coordinated project. the objective is to promote developments that have a comprehensive approach to the use of land, with a focus on enhanc- ing the street, providing for efficient functional site requirements using high quality and enduring designs. the Site Design guidelines address the placement of a building on its site, as well as basic approaches to landscaping and construction of outdoor amenities. Functional requirements related to parking and site engineering are also addressed. each site improvement project should enhance the character of the district and, even though the work may be within individual property lines, it should enhance the experience of the public way whenever feasible. in general, building entrances should be sited such that they are relatively close to the street, with parking and service areas screened from view. A general alignment of building fronts along the street is desired, to enhance the pedestrian experience. However, some variation in setbacks is in character with traditional development patterns partially in the national Register District por- tion. Where buildings are set back from the sidewalk, the area should be an active outdoor use, a green space or other amenity (that is, not parking or a service area). A variation in setbacks may also be preferred when building adjacent to a historic structure, in order to help retain the perception of the cultural resource in its setting. landscape designs that reference the industrial heri- tage of the area or of the river heritage are especially appropriate. Some of the key site design features that should be used to enhance the street edge are these: › Pedestrian-oriented entries › Windows facing the street › Small public spaces linked to the sidewalk › urban streetscape design and landscaping › Street furniture › Public art The vision for development immediately adjacent to the Cache La Poudre River focuses on a connecting walkway that links properties. This is a key site design concept for this part of the Downtown River District. Providing a “progression” of outdoor spaces that orient to the river is also important. OveRvieW tO tHe Site DeSign guiDelineS 4 The scenic Cache La Poudre River Some of the key site design features that should be used to activate the river edge are these: › Pedestrian-oriented entries › Windows, balconies, arcades, dining areas and verandas 422013 Site Design Guidelines Downtown River District Design Guidelines | October DRAFT Coordination of open spaCe amenities Open space at the ground level should be provided as an amenity in a project, and may take the form of a plaza, courtyard, or a green space. Other types may be walkways that connect outdoor areas. Still others may be a part of the architecture, as decks, balconies and rooftop areas. each open space should be designed to enhance the public way, to the extent feasible, in addition to providing amenities for the site itself. 5.1 Create open space for public enjoyment. › Where open space is required, design the area so that it can be used, or at least observed, by the public as an asset. › Also design it for year-round appreciation. Open space that can be enjoyed visually and functionally is considered to be “positive,” as opposed to areas that are not well designed to accommodate use or serve as a visual amenity. Planning a landscape design to coordinate with abutting properties is encouraged. OPen SPAce AmenitieS the Fort collins land use code addresses open space in the R-D-R District. it states that: “Buildings and extensions of buildings shall be designed to form outdoor spaces such as balconies, arcades, terraces, decks or courtyards, and to inte- grate development with the landscape to the extent reasonably feasible.” 4 Open space at the ground level should be provided as an amenity in a project, and may take the form of a plaza, courtyard, or a green space. 184 DRAFT Downtown River District Design Guidelines | October 2013 Site Design Guidelines 43 LoCating open spaCe amenities courtyards, plazas and pocket parks provide places for people to gather, engage in activities and enjoy a sense of community, and these are encouraged throughout the Downtown River District. 5.4 Locate an open space amenity where it will activate the street and enhance the pedestrian experience throughout the district. › Orient this space to link with other pedestrian activities, primary circulation paths, views, cul- tural resources and natural features. › locate the space along active pedestrian circula- tion paths. › locating a space at the sidewalk level is pre- ferred; however, raised areas that mimic loading docks are appropriate. 5.2 Coordinate open space designs with those of abutting properties when feasible. › Position a landscaped open space so it can be shared by adjoining buildings or an individual property. › Also, position outdoor open space on an indi- vidual site so it may also visually or physically connect with open space on adjoining proper- ties. 5.3 design a water detention feature to serve as amenity. › Design the detention area to serve as a visual amenity year round. › Also coordinate a detention area design with adjoining properties when feasible. Position a landscaped open space so it can be shared by adjoining buildings or an individual property. Design a plaza, courtyard or pocket park to be inviting. Hardscape plaza amenity along the rear of a property Softscape natural amenity. 4 4 4 The storm detention areas shown above are designed to serve as site amenities. Both design approaches are appropriate. OPen SPAce AmenitieS 4 4 Raised areas that mimic loading docks are appropriate open space amenities. 185 442013 Site Design Guidelines Downtown River District Design Guidelines | October DRAFT sCaLe of open spaCe amenities the size of an open space as an amenity should be suf- ficient to accommodate the intended uses and provide a sense of energy. it should not be over-sized, such that the space will appear to be under-utilized. 5.5 design open space to provide a comfortable scale for pedestrians. › Define the space with building fronts that con- vey a human scale. › include landscape elements and site structures that convey a human scale. 4 4 4 4 4 OPen SPAce AmenitieS The size of an open space as an amenity should be sufficient to accommodate the intended uses and provide a sense of energy. It should not be over-sized, such that the space will appear to be under-utilized. 186 DRAFT Downtown River District Design Guidelines | October 2013 Site Design Guidelines 45 sidewaLk dining areas Outdoor dining areas and sidewalk cafés can help animate the public realm. While most dining areas are expected to be located within individual properties, there may be cases in which dining will be permitted on a public sidewalk. these areas typically include a grouping of tables and/or seating for the purpose of eating, drinking, or social gathering. each one should be designed to maintain comfortable pedestrian flow along the sidewalk. 5.6 Locate a sidewalk dining area to accommodate pedestrian traffic along the sidewalk. › Placing a sidewalk dining area immediately adjacent to a building front is preferred, thus maintaining a public walkway along the curb side. › maintain a clear path along the sidewalk for pedestrians; a width of 8 feet for this clear path is recommended, but this may be reduced to 5 feet where no other obstacles in the sidewalk will impede pedestrian traffic. › A railing, barrier, series of planters, or similar edge treatment should be used to define the perimeter of a sidewalk dining area. › Any railing or barrier should be sturdy and of durable materials. using a chain, cord, or other flexible system is typically inappropriate. The boundary of a patio area may be defined with an awning in addition to temporary railings. 4 Rail construction must be sturdy and of durable materials. 4 5.7 design a sidewalk dining area to be an asset to the downtown river district. › tables and chairs should be of high-quality and durable, and specifically designed for outdoor use. › tables, chairs, and other components of a sidewalk dining area should not be permanently attached within the public right-of-way. OPen SPAce AmenitieS Each development project should contribute to the public realm in a positive way. Where buildings are set back from the sidewalk, the area should be an active outdoor use, a green space or other amenity (that is, not parking or a service area). 4 187 462013 Site Design Guidelines Downtown River District Design Guidelines | October DRAFT Outdoor furnishings should be of durable materials. 4 CharaCter of the street edge landscape design within an individual property should be in character with the tradition of agricultural, indus- trial and commercial uses that are a part of the heritage of the River District. Where such a landscaped area abuts a public way, or is visible from it, the design should enhance the pedestrian experience as well 5.8 Create a well-def ined street edge with pedestrian-scaled design elements. › include decorative paving, planted areas, public art, ornamental lighting and other pieces of street furniture. › Design the site edge to be compatible with the streetscape in the public realm. 5.9 design site furnishings and landscapes to complement the character of the district. › Designs that draw upon the agricultural- industrial utilitarian heritage, while introducing new designs are encouraged. › use materials seen traditionally, such as metal work. 5.10 Locate site furnishings in areas of high pedestrian activity. › Position site furniture at pedestrian route inter- sections, major building entrances and outdoor gathering places. Landscape designs and site furnishing used within an individual property should be compatible with the established palette of street furnishings that is used in the public realm. A consistent palette of street lights, trees and furniture helps establish continuity in the public realm. A similar sense of consistency in design should appear in private landscape designs. 4 StReet eDge 4 4 Include decorative paving, planted areas, public art, ornamental lighting and other pieces of street furniture to enhance the street edge. 188 DRAFT Downtown River District Design Guidelines | October 2013 Site Design Guidelines 47 parking LoCation Parking areas, including surface lots and structures, should be positioned such that they are subordinate to other uses on the site, with respect to edges that abut the public realm. 5.11 Locate a parking area to be visually subordinate to landscapes and buildings. › locate it to the interior of a site where feasible. › this is especially important on a corner prop- erty, where it is important to provide a sense of enclosure of the street wall. › this is also essential for properties abutting the river. 5.12 site a surface lot so it will minimize gaps in the continuous building wall of a block. › Place the parking at the rear of the site, or if this is not feasible, to the side of the building. Locate a parking area to the interior of a site where feasible. Building Alley Street Parking 4 PARking eDge VisuaL impaCts of parking Parking facilities, such as surface lots, should be de- signed to be visual assets and to minimize negative im- pacts upon the public realm. Where a portion of a lot will be exposed, it should be buffered with landscaping. 5.13 provide a visual buffer where a parking lot abuts a public sidewalk. › note that “buffering” does not mean fully screening the parking, but it does require cre- ating a visual “filter” that softens the view of parked cars. › A low wall may be used as a buffer. its materials should be compatible with those of the building on the site. › A planted buffer may also be used, consisting of a combination of trees, shrubs and ground covers. A planted buffer may be used, consisting of a combination of trees, shrubs and ground covers. 4 Visually buffer parking areas. 4 the Fort collins land use code addresses park- ing locations in the R-D-R District. it states that: “Proposed parking lots and/or vehicular use areas located within fifty (50) feet of any street right-of- way shall not exceed fifty (50) percent of the street frontage of the parcel upon which the parking lot or vehicular use area is proposed.” 189 482013 Site Design Guidelines Downtown River District Design Guidelines | October DRAFT fenCe and site waLL designs Site walls and fences should be integrated with build- ing design and the character of the district. Fences and walls can provide security and privacy and may be ap- propriate along the rear and side of lots. While fences and walls often serve a utilitarian function, they should also enhance the character of the street and appear to be integral components of building and site design. Aside from those that may be used to screen trash storage, fences and walls should be pedestrian scaled and permit partial views into the property. 5.14 design a fence or a site wall to be an integral part of the landscape and serve as an amenity that adds visual interest to the property. › use materials that are durable and compatible with the primary structure on site. › A decorative metal design is preferred for a fence. › using brick or stone piers is also encouraged. › native stone and brick are appropriate for site walls. › vinyl, chain link, or wire is inappropriate. › Opaque privacy fences are inappropriate along primary street frontages. 4 4 Design a site fence and wall to be an integral part of the building and site. Fencing AnD Site WAllS the Fort collins land use code addresses site walls and fences in the R-D-R District. it states that: “Walls, fences and planters shall be designed to match or be consistent with the quality of materials, the style and colors of nearby buildings. Brick, stone or other masonry may be required for walls or fence columns.” 190 DRAFT Downtown River District Design Guidelines | October 2013 Site Design Guidelines 49 serViCe area design Service areas, such as loading docks, dumpsters, and delivery entrances, should be visually unobtrusive and should be integrated with the design of the site and the building. Service areas are typically most appropriate when located to the rear of a building and not visible from the public right-of-way. However, in an industrial setting other orientations may be considered if they are designed to enhance the public realm. 5.15 Locate a service area that requires vehicle access where conflicts with pedestrian circulation will be minimized. › Provide access from an alley when feasible. › if an alley access is not feasible, then consider using a secondary street. › if necessary, install a service drive, which is lo- cated away from intersections and other areas with high levels of pedestrian traffic. 5.16 minimize the visual impacts of service areas. › Orient the service area toward service lanes or alleys and away from major streets. › Where a service area or dumpster must be ori- ented to the street, screen it with an architec- tural feature. the design should be in character with the building and provide visual interest at the street level. SeRvice AReA 5.17 position a service area to minimize conf licts with other abutting uses. › Service areas should be located away from any abutting residential uses, where possible. 5.18 design a service drive to be a visual asset. › consider using decorative and porous paving materials in service drives Screen equipment from view or design it to complement the building design. (In this industrial context, a metal and concrete screen is used.) 4 4 Where a service area or dumpster must be oriented to the street, screen it with an architectural feature. The design should be in character with the building and provide visual interest at the street level. 4 191 502013 Site Design Guidelines Downtown River District Design Guidelines | October DRAFT 192 6 Building design guidelines 193 194 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 53 This section provides guidelines for the design of new buildings in the downtown River district. new build- ings are anticipated throughout the downtown River district as investment in the area continues. At the same time, it is important that each development con- tribute to an overall sense of continuity. designs that result in a compatible sense of scale, and an enhanced pedestrian-oriented environment are key, while also drawing upon the building traditions of the downtown River district at large as inspiration for new, creative designs. These building guidelines express the concept that each project can have individuality while also help- ing to establish a visual unity for the district. ArchitecturAl chArActer The agricultural industrial and early commercial past establishes a design context for the downtown River district. new infill buildings should draw upon the characteristics of agricultural industrial and commer- cial architecture of the past. Historic styles should not be imitated, and new construction should appear as a product of its own time, while also being compatible with historic resources. 6.1 Build upon the industrial, agricultural and commercial heritage of the Downtown river District. › new buildings should reflect the industrial, agri- cultural and commercial buildings of the area in new, creative ways. › Contemporary interpretations of building forms, massing, materials and details are en- couraged. 4 4 4 4 4 6.2 the exact imitation of historic styles is inappropriate for new construction. › This blurs the distinction between old and new buildings and makes it more difficult to visually interpret the architectural evolution of the dis- trict. Building design guidelines 195 542013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines BuilDing MAss AnD scAle A new building should reflect the mass and scale of traditional industrial, agricultural and commercial buildings types, which was typically a composition of simple geometric forms. To ensure that human scale is achieved in new devel- opment, it is important to focus design attention on aspects most directly experienced by pedestrians, such as the height of a building and architectural details as perceived at the street level. Providing a series of vertical pilasters, a band of windows and storefront features are examples. Other vertical and horizontal articulation features are also appropriate. This building is designed with a composition of simple geometric building forms of various size in horizontal and vertical orientation, reflecting the industrial character of the area. This is an appropriate building design. These buildings are designed with simple geometric shapes that reflect the agricultural and industrial character of the area. These are appropriate building forms. 4 4 4 The Fort Collins land use Code addresses building mass and scale in the R-d-R district. it states that: “Multiple story buildings of up to five (5) stories are permitted; however, massing shall be terraced back from the River and from streets as follows: › buildings or parts of buildings shall step down to one (1) story abutting the River landscape frontage; and › buildings or parts of buildings shall step down to three (3) sto- ries or less abutting any street frontage. No building wall shall exceed one hundred twenty-five (125) feet on the axis along the River.” (2) Provide examples of stepped building forms; indicate general depth of setback that is appropriate for upper floors. (3) note 4th story always steps back. (4) Wall lengths should be in scale with those seen traditionally on industrial buildings in the area. MAss And sCAle 196 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 55 some of the largest traditional warehouses included interesting fenestration which created visual interest, and is partially why the older industrial buildings are so visually appealing. incorporating these types of features should be considered. 6.3 the primary industrial building form should appear similar to those seen traditionally. › simple rectilinear building forms are appropri- ate. Avoid the use of highly complex forms. › The facade should appear as predominantly flat, with any decorative elements and projecting or setback “articulations” appearing to be subordi- nate to the dominant form. 6.4 Maintain the scale of traditional building widths in the district. › design a new building to reflect the established range of the traditional building widths in the district. › Where a building must exceed this width, use changes in design features so the building reads as separate building modules reflecting tradi- tional building widths and massing. › Attention to the designs of transitions between modules is important. Too much variation, which results in an overly busy design, is inap- propriate. 6.5 reflect the height of traditional buildings as perceived at the street level. › Facade heights of new buildings should fall within the established range of the block. set taller portions back from the street. › Floor-to-floor heights should appear similar to those of traditional buildings from the district. 4 Changes in details of materials, window design, pilasters or materials are examples of techniques that should be con- sidered to reflect the mass and scale of traditional industrial buildings. Note the stepped parapet and the offset at the entry on this new industrial-like building. These design features reflect the established range of simple industrial buildings found within the district. They also help to break up the mass of the building in a simple way. 4 Incorporating simple commercial building types is appropriate. The facade widths should reflect the traditional range of the building widths seen in the district. 4 MAss And sCAle 197 562013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines › 6.6 Position taller portions of a structure away from neighboring buildings of lower scale, natural resources and the street. › A taller new building should step down in height to lower scaled neighbors, especially adjacent to historic buildings. › The taller portion of a new structure should be located to minimize looming effects and shading of lower scaled neighbors, the street and the river. 6.7 use building articulation techniques to establish a sense of human scale in the building design. › use vertical and horizontal articulation design techniques to reduce the apparent scale of a larger building mass. 4 The taller portion of a new structure should be located to minimize looming effects and shading of lower scaled neighbors, the street and the river. 4 A series of simple building wall offsets provide vertical articulation on this multifamily structure. A simple facade offset provides articulation on this com- mercial structure. The Fort Collins land use Code addresses articu- lation in the R-d-R district. it states that: “Exterior building walls shall be subdivided and pro- portioned to human scale, using offsets, projections, overhangs and recesses, in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size.” 4 4 MAss And sCAle 198 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 57 street level A building should be designed to provide visual interest to pedestrians. For example, storefronts are of inter- est to passersbys. decorative wall surfaces may also be used where a portion of a facade is a blank wall. These features encourage pedestrian activity and should be used. 6.8 Develop the street level of a building to provide visual interest to pedestrians. › All sides of a building should include architec- tural details to avoid presenting a “back side” to the street or to neighboring properties. Provide visual interest with: • Well-defined windows and doors • A display window or storefront that provides views to activities in the building • display cases for exhibits • decorative wall surface, for example, a change in materials or wall art • Building articulation • site walls and raised planters › A large expanse of blank wall is inappropriate on any street-oriented facade. 4 Providing openings with industrial glass similar in size to traditional loading doors is appropriate. 4 A building should be designed to pro- vide visual interest to pedestrians. All sides of a building should include architectural details to avoid present- ing a “back side” to the street or to neighboring properties. A decorative wall surface is an appropriate design feature. Decorative wall surfaces provide visual interest at the street level. For example, a change in materials is appropriate. 4 4 4 PedesTRiAn-FRiendly edge 199 582013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines Develop the street level of a building to provide visual interest to pedestrians. This series of images show appropriate ways to enhance the visual interest of a building façade within in an industrial context. 4 4 4 4 4 4 4 PedesTRiAn-FRiendly edge 200 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 59 soliD-to-voiD rAtio some traditional buildings in the River district ap- peared as rectangular solids, with holes “punched” in the walls for windows and doors, resulting in a relatively uniform solid-to-void ratio. A similar ratio of wall surface to that of building openings, is appropriate on new buildings. 6.9 use a ratio of solid-to-void (wall- to-window) similar to that found on traditional buildings in the area. › large surfaces of uninterrupted glass are gen- erally discouraged as a primary fenestration treatment, but may be used as areas of accent. Where a large area of glass is planned, it should be detailed to convey a sense of scale. › divide large glass surfaces into smaller panes similar to those seen traditionally. 4 This traditional building shows relatively uniform solid-to- void ratios. 4 Use a ratio of solid-to-void (wall-to-window) similar to that found on traditional industrial structures. Use a ratio of solid-to-void (wall-to-window) similar to that found on traditional industrial structures. 4 sOlid-TO-vOid 201 602013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines 4 roof forM 6.10 A roof form should be similar to those used traditionally. › Flat, and low-pitch roofs are appropriate. in some cases a low barrel roof may be appropri- ate. › gable roofs may be used to provide an accent to a building module. › “exotic” roof forms, including mansards and 4 A-frames, are inappropriate. 4 4 4 The Fort Collins land use Code addresses roofli- nes in the R-d-R district. it states that: “A minimum pitch of 8:12 shall be used for gable and hip roofs to the maximum extent feasible. Where hipped roofs are used alone, the minimum pitch shall be 6:12. Flat-roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets, the river or connecting walkways, unless they are stepped and terraced back to form a usable roof terrace area(s).” A roof form should be similar to those used traditionally. Flat, and low-pitch roofs are appropriate.In some cases a low barrel roof may be appropriate. ROOFs 202 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 61 PriMAry MAteriAls Materials that are “authentic” and durable are pre- ferred. Materials for new structures and additions to existing buildings should contribute to the context of the district and convey high quality in design and detail. The intent is to promote visual continuity in the basic materials palette, while encouraging creativity in their use. 6.11 new building materials should contribute to the visual continuity of the design context. › genuine masonry, metal, concrete, structural steel and glass are preferred. › “green” (sustainable) materials are also ap- propriate. These include materials which are: locally manufactured, easy to maintain, proven to be durable in the Fort Collins climate, have long life spans, recyclable, made from recycled or repurposed materials, not manufactured us- ing harsh chemicals, and do not off-gas harsh chemicals. › Avoid using synthetic materials, such as alumi- num or vinyl siding, imitation brick or imitation stone and plastic, which are not proven to be durable, are difficult to repair and recycle or that employ harsh manufacturing methods. › Avoid using materials that are out of scale with those seen traditionally, or that have a finish which is out of character. Materials for new structures and additions to existing buildings should contribute to the context of the district and convey high quality in design and detail. Images above and on the adjacent page convey an appropriate use of materials. Concrete which is detailed to provide a sense of scale is an appropriate build- ing material. 4 4 The Fort Collins land use Code ad- dresses primary building materials in the R-d-R district. it states that: “Textured materials with native and his- toric characteristics such as brick, stone and wood, and materials with similar characteristics and proportions shall be used in a repeating pattern as integral parts of the exterior building fabric, to the maximum extent feasible.” 4 Building MATeRiAls 203 622013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines 6.12 use high quality, durable materials. › The material should be proven to be durable in the local Fort Collins climate. › The material should maintain an intended fin- ish over time or acquire a patina, when it is understood to be a desired outcome. › Materials at the ground level should withstand on-going contact with the public, sustaining impacts without compromising the appearance. (note that some synthetic materials will not sustain this degree of frequent contact.) 6.13 the use of traditional masonry materials is encouraged. › Brick and concrete are well-established materi- als in the downtown River district and their continued use is encouraged. › Brick should have a modular dimension and a warm color similar to that used traditionally. › Assure that masonry units wrap around corners of walls, and thus do not appear to be an applied veneer. 6.14 Architectural metals, which are detailed to provide a sense of scale, are appropriate. › The metal should have a proven durability in the Fort Collins climate. › Metals should be detailed in a manner that will endure. › Architectural metals should convey a sense of human scale. For example, a sense of scale can be achieved through the use of smaller scaled panels, varying forms and designs, creating pat- terns to provide visual interest, or eliminating expanses of unarticulated wall space. 6.15 new materials that are similar in character to traditional ones may be acceptable with appropriate detailing. › Alternative materials should appear similar in scale, proportion, texture and finish to those used traditionally. › it is appropriate to use a change in materials as an accent in building design. This can help to express individual modules or units. Architectural metals, which are detailed to provide a sense of scale, are appropriate. Exposed structural steel with glass curtain wall or mesh features are appropriate materials to use in the district. 4 4 Building MATeRiAls 204 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 63 seconDAry MAteriAls secondary materials can help define building scale and proportion. if any are used, they should be integrated into the building design; for example, they can be used to articulate horizontal and vertical design elements. secondary materials may include all of those listed as primary materials and may also include stucco, similar products and synthetics with proven durability. 6.16 secondary building materials should visually relate to the overall building design, when used. › secondary building materials should help to define building scale and proportion. roof MAteriAls 6.17 new roof materials for sloped surfaces should complement the architectural style and context. › When choosing a roof material for sloped surfaces, the architectural style of the structure should be considered. › Appropriate roof materials include standing seam metal roofs (low and narrow seam profile) and photovoltaic systems in dark matte, non- reflective finishes, for example. Composition shingles are also appropriate on smaller struc- tures. 4 Secondary building materials such as these wood panel window surrounds articulate both the vertical and hori- zontal expression in the building design. The Fort Collins land use Code addresses sec- ondary building materials in the R-d-R district. it states that: “Other exterior materials, if any, shall be used as integral parts of the overall building fabric, in repeat- ing modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements to cast shadows, in order to better ensure that the character and image of new buildings are visually related to the Downtown and River context.” New roof materials for sloped surfaces should convey a scale and texture similar to those used traditionally. 4 Building MATeRiAls 205 642013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines ArchitecturAl DetAiling 6.18 simple, unembellished architectural detailing is appropriate. › elaborate architectural treatments, such as decorative moldings at cornices, windows and door surrounds, are inappropriate. › exposed structural elements are appropriate as detailing. › simple brick relief patterns such as recessed brick, corbeled brick, belt course/banding, and pilasters, are appropriate. Parapet walls with or without stepped gables are also appropriate. PriMAry entrAnce The primary entrance should be clearly identifiable and should be oriented to a major street, pedestrian way, plaza, courtyard and/or other key public space. 6.19 Design a main entrance of a building to be clearly identifiable. › Provide a sheltering element such as a canopy, and define it by a simple surround or recess. 6.20 orient the primary entrance of a building to face a street, plaza or pedestrian way. › Consider using a “double-fronted” design where entrances from parking areas or plazas are to the rear. › Focusing an entrance toward a parking lot or other secondary site feature without also ad- dressing the street is inappropriate. 4 The primary entrance should be clearly identifiable and should be oriented to a major street, pedestrian way, plaza, courtyard and/or other key public space. 4 4 Simple, unembellished architectural detailing is appropriate. 4 4 Building FeATuRes 206 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 65 WinDoWs Windows should be well defined, using frames, sills and lintels. Windows can also be located to define building stories, circulation features, entrances and storefronts. Window placement and composition should also con- sider human scale and proportion in the overall design. 6.21 Windows should be defined in traditional masonry wall planes. › A window frame should be located so a distinct profile is present. it should be slightly recessed and a shadow line should be visible. › Also consider incorporating simple lintels and sills in masonry structures. 6.22 use window placement and composition to def ine human scale as well. › For example, the use of storefronts along a pedestrian way is appropriate. › The use of banding and regularly spaced punched window openings to define building stories is also appropriate. A window frame should be located so a distinct profile is present; for example, it should be slightly recessed and a shadow line should be visible. 4 4 4 4 The Fort Collins land use Code addresses windows in the R-d-R district. it states that: “Windows shall be indi- vidually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and define the building stories and establish human scale and proportion. Glass curtain walls and spandrel-glass strip windows shall not be used as the predominant style of fenestration for buildings in this District. This requirement shall not serve to restrict the use of atrium, lobby or greenhouse-type accent fea- tures used as embellishments to the principal building.” Building FeATuRes 207 662013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines Accent feAtures Accent features can add interest to the building design and may be incorporated into the structure. They should complement the overall composition and design of the building. Accent features can include entry ways, loading docks, garage bays, balconies, canopies, cupo- las, secondary connections and vertical elevator shafts. They can be highlighted with a change in material, color or other architectural treatment appropriate to the context. 6.23 Design accent features to complement the overall composition of the building and its context. › use complementary building materials and colors. › Consider the mass and scale of the feature in respect to the overall building composition. › do not overuse an accent feature. 4 4 4 4 4 Design accent features to complement the overall composition and design of the building and context. Building FeATuRes 208 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 67 AWnings AnD cAnoPies Awnings and canopies provide an accent to a building design or plaza. They also protect pedestrians from the elements. A canopy that is attached to a building also provides an extension of the interior space and helps cool the building. Their use is encouraged. 6.24 Design a new canopy or awning to be in character with the building and its context. › Mount an awning or canopy to accentuate character-defining features. › Fit the awning or canopy with the opening of the building. › design an awning to be a subordinate feature on the façade. › use colors that are compatible with the overall color scheme of the façade. solid colors are encouraged. › use simple shed shapes or horizontal planes for most canopies. › do not impede pedestrian movement with a canopy. › The use of durable frame materials, glass and fabric are appropriate. 4 4 Canopies provide an accent to a building design or plaza and are appropriate accent features in the district. 4 Building FeATuRes 209 682013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines guiDelines for structureD PArking: 6.25 When parking in a structure occurs at the street level on a primary street, it should ideally have an active use at the sidewalk edge. › On a secondary street, other methods of pro- viding visual interest may be employed. in these locations, use architectural details, murals and public art, wall sculpture or display cases at the street level to provide interest to pedestrians. 6.26 the massing of a parking structure should appear similar in scale to other buildings in the area. › see the guidelines for “Mass and scale” begin- ning on page 54. 6.27 Parking levels located above the f irst f loor shall be screened. › Wrapping the parking with another use is pre- ferred. › When an active use is not feasible, provide an architectural screen. › screening that reflects window patterns along the street is appropriate. sTRuCTuRed PARking When parking in a structure occurs at the street level on a primary street, it should ideally have an active use at the sidewalk edge. When an active use is not feasible along the pedestrian level, provide an architec- tural screen. 210 DRAFT Downtown River District Design Guidelines | October 2013 Building Design Guidelines 69 exterior MechAnicAl AnD electri- cAl equiPMent Junction boxes, solar panels, wind turbines, external fire connections and standpipes, utility meters, telecommunication devices, cables, conduits, satellite dishes, HvAC equipment and fans, and other exterior equipment should be concealed from public view to the extent feasible while still meeting their functional requirements. 6.28 Minimize the visual impacts of exterior building equipment from the public right-of-way. › locate exterior building equipment out of pub- lic view when feasible. › do not locate exterior building equipment on the façade or a primary elevation when other options exist. › use low-profile or screened mechanical units on rooftops. MisCellAneOus 211 702013 Downtown River District Design Guidelines | October DRAFT Building Design Guidelines 212 MEMORANDUM DT: December 18, 2013 TO: Members of the Planning and Zoning Board TH: Laurie Kadrich, Director of Community Development and Neighborhood Services Cameron Gloss, Planning Manager FM: Lindsay Ex, Senior Environmental Planner RE: Work Session Read Before Memo: Nature in the City Bottom Line: As our development patterns change from greenfield development to infill and redevelopment, how do we ensure every citizen access to nature? One way to achieve that goal is by providing more access to nature within the urban fabric of our community. This effort will take a triple bottom line approach to developing a strategic plan for incorporating nature into the urban environment through three main objectives: (1) Develop policies that support all citizens having access to nature within a 10-minute walk; (2) Ensure that within these natural spaces, there are diverse social and ecological opportunities for humans and species that make financial sense, and (3) Begin to shift the landscape aesthetic from lawns and trees to more diverse, native or low-water landscapes that benefit all. Specific Questions for the Board: 1. Are the data we are seeking to collect accurately prioritized (see Table 1 on page 4)? 2. How would the Board like to be engaged in this process? How often? 3. Are there other stakeholders we should engage (see page 6 of this document)? Background: The City of Fort Collins has a rich history and a strong commitment to protecting the natural areas and habitats both within the City and throughout the region. From the initial tax passed in 1973 and subsequent initiatives, the City’s Natural Areas program has become a world-renowned program to protect the highest quality areas of our community, both for the species that inhabit them and the citizens who use them. More recently, the Stormwater Repurposing Effort has emphasized not only runoff capture but also mimics natural processes. Similarly, the City’s Parks Departments have designed and constructed new parks incorporating a combination of passive and active uses that better support a balance of natural areas and habitat with recreation. A most recent example is Spring Canyon Community Park. The City also has a Land Use Code that requires developments to 213 protect, enhance, and buffer natural resources on private lands in the City. Each of these efforts has led to a community that values the natural environment, along with a high quality built environment. While the City has protected significant amounts of land, there has also been a substantial amount of growth in the past few years. As our community transitions from a suburban to urban city and densities increase, the potential for losing informal natural areas and features within the urban core is directly threatened unless we take action to ensure these areas are either preserved or created. To begin addressing this issue, the 2011 City Plan update contained Policy LIV 14.1 that encourages developing natural landscapes in the built environment. In this policy, “nature” is used as a broad term and depends on your perspective. Along the Mason Corridor, nature may mean an area of respite where songbirds congregate in a tree canopy, whereas on the outskirts of town, it may mean solitude and observing raptor’s nests. This effort will develop a Nature in the City Strategic Plan to begin addressing City Plan Policy LIV 14.1. This Plan will include a vision for incorporating nature into the urban environment and include design guidelines, policies, and actions for achieving this vision. To develop the Plan, we will build on existing understanding and collect data (both technical data and local knowledge) to evaluate key challenges and opportunities, e.g., whether all areas in the City have equal access to nature. The intent of this Plan is to develop a triple bottom line approach to preserve, enhance, and add to those informal natural areas within our community that are so important to creating our sense of place. Project Phases and Timeline: The Nature in the City Strategic Plan will be developed in collaboration with numerous departments at CSU, stakeholders, and the public. The plan and its initial implementation will be conducted in three phases: • Phase 1: Existing Conditions Assessment and Analysis – November 2013-September 2014 o This phase will focus on answering questions based on the triple bottom line. The initial list of questions is described in Table 1 (see page 4). o Staff will utilize technical data to answer the project’s questions, including existing data and data that will be collected.  Data will be collected during the spring and summer of 2014. Sampling will occur across the City based on grid cells across the City as well as selected control points, e.g., in Natural Areas and Parks. CSU experts will assist in study design and data analysis.  Staff will also work with stakeholders and the public to incorporate local knowledge of species location into the assessment and analysis process, e.g., through participatory mapping. o Phase 1 Products: Assessments completed (maps and analysis), understanding of the range of Nature in the City assets and gaps. • Phase 2: Strategic Plan Development – August 2014 – December 2014 o This phase will focus on understanding our opportunities and challenges based on the assessment. With these opportunities and challenges identified, a vision and 214 implementation strategies will be developed to address the critical areas uncovered in the first phase. o Phase 2 Products: Strategic Plan adopted by City Council (with recommendations from Boards and Commissions) • Phase 3: Initial Implementation – December 2014 – March 2015 o In this phase, staff will work with the community to develop design guidelines, policies and other action items that arise from the strategic plan development. o Phase 3 Products: Design guidelines, adopted policies Public Engagement: Staff is developing an extensive public engagement process to guide the Nature in the City Strategic Plan. The project’s Public Engagement Plan (see page 6 of this document). describes the processes, stakeholders, and individuals we propose to involve in more detail. 215 Table 1: Prioritized Data to Collect through the Nature in the City Project (prioritized data are listed in the first four rows, additional data that could be identified has been provided beginning on row five to illustrate additional ideas that could also be explored with additional resources or in the future). Environmental Social Economic Multi-disciplinary Prioritized Data to Be Collected as of December 17, 2013 Map of informal areas across the city- how people are using them, why they value them Data on health issues that could be related to a decrease in open space (obesity rates, asthma rates, CO2 exposure from recreating amongst high traffic areas, play spaces, etc.) Costs to install/maintain/operate private nature-related development items, e.g., green roofs (and non-nature related items for comparative purposes) One set of design guidelines, e.g., we have separate stormwater guidelines, native plant guidelines, urban design guidelines, etc. Inventory of distance to nature from: schools, churches, businesses, CW partners, homes (also include barriers to accessing these spaces) Market demand for housing/rents within close proximity to nature, parks, natural areas, etc. Overall private land currently used/utilized as natural space. Show public/private ratio. Can the City incentivize maintaining components as natural areas as development occurs? Analyze how more nature encourages more efficient development, less fuel-based transportation, lower emissions, more sequestration, improved air quality, Environmental Social Economic Multi-disciplinary Generate a detailed vegetation coverage map just for Fort Collins. Key stakeholders in place. To provide an inclusive process to gain feedback Costs to maintain City-owned nature-related items and enforcement of regulations, quantitative “value” of nature/natural amenities Look at correlations among enviro-social- economic values (where are win-wins and trade-offs?) A historic set of maps of the growth of FC showing the spread of the built environment over time, this could be done with parcel maps, street maps, zoning maps. Viewsheds, e.g., where can we see Longs Peak throughout the City? Existing incentive programs (international examples?) at the local level How are people traveling to nature? Bike? Walk? Drive? Air Quality - gather basic air and climate data at a few areas to see if they can provide respite from heat, noise, dust, exhaust, smoke. Parks and Recreation Policy Plan future parks and trails How readily can green building policies impact economic, social, and environmental health? Green Building – gather data on how more, easily accessible “green” space can actually make folks more receptive to denser living. Baseline data for who and how citizens use/experience natural areas and parks. Are there cultural differences with how DRAFT PUBLIC ENGAGEMENT PLAN PROJECT TITLE: NATURE IN THE CITY OVERALL PUBLIC INVOLVEMENT LEVEL: Involve/Collaborate KEY STAKEHOLDERS: • City Departments, especially Natural Areas, Utilities, Parks, and Sustainability • Colorado State University, e.g., Conservation Development Research Team and the Institute for Built Environment • Business Associations, development community and design professionals • Environmental groups • Interested citizens, general public • Poudre School District • CanDo • Homeowners Associations • Larimer County • Landscaping companies who may implement the standards BOTTOM LINE QUESTION: As our development patterns change from greenfield development to infill and redevelopment, how do we ensure every citizen access to nature? TIMELINE: November 2013 – March 2015 Phase 1: Involve/Collaborate Timeframe: November 2013 – August 2014 Description: This phase will assess our existing assets/gaps of Nature in the City from a triple bottom line perspective. The public engagement will focus on collecting data to support the inventory/assessment. Key Messages: • We will solicit feedback on what we mean by access to nature, e.g., develop a spectrum (based on feedback) of what ideal vs. acceptable. vs. unacceptable access to nature looks like • We want to understand what areas, species, and other aspects of nature are important to our community, e.g., we could ask questions such as the following: o Where are the special places you like to visit? What spaces do you walk/bike/drive to/through? o What species are important to you? Where do you see them? o What are key viewsheds or viewing corridors? Do you see these when walking, driving, etc.? o What spaces do you want to make sure we don’t lose? o What does nature in the city mean to you? (nature within city limits/growth management area) • We are assessing where the gaps and opportunities are within our existing natural system from a triple bottom line perspective. 218 Tools and Techniques • Social media – website, facebook, twitter, Idea Lab, Next Door – to solicit initial ideas, announce events, and for project updates • Citizens Advisory Committee – to help frame questions, design public engagement efforts, and provide feedback on project direction • Open House/Focus Groups – to solicit responses on overall questions • Online, Interactive Mapping Tool – to solicit responses from a spatial perspective to the above- listed questions • Boards/Commissions/Council – for feedback and direction • Inventory – provides opportunity to engage with the public and share the project’s messages PHASE 2: Involve/Collaborate Timeframe: August 2014 – December 2014 Description: This phase will focus on understanding our opportunities and challenges based on the assessment. A strategic plan will be developed to address the critical issues uncovered in Phase One. Key Messages: • Now that we understand where the gaps/strength areas are, what strategies should be prioritized to fill in those gaps? • What policies should be established to ensure that these strategies are implemented, e.g., a policy of a 10-minute walk to accessible nature? • We’re seeking to align various efforts between departments Tools and Techniques: • Social media – website, facebook, twitter, Next Door –announce events, project updates • Citizens Advisory Committee – to review data collected, identify strategies for filling in the gaps • Open House/Focus Groups – review proposed strategies and offer additional ideas/strategies • Boards/Commissions/Council – for recommendations and adoption PHASE 3: Inform and Consult Timeframe: December 2014 – March 2015 Description: This final phase will be the development of regulatory and incentive-based changes, e.g., the development review process, and/or design guidelines to help implement the strategic plan adopted in Phase 2. Key Messages: • We’re developing the tools necessary to implement the strategic plan, e.g., what tools can a resident, business owner, or developer utilize to incorporate Nature in the City? • We’re developing incentives (other tools?) to encourage Nature in the City elements in the gap areas identified in the City. Tools and Techniques: • Social media – website, facebook, twitter, Next Door –announce events, project updates • Citizens Advisory Committee – review regulatory changes proposed, offer suggestions • Open House/Focus Groups – review proposed strategies and offer additional ideas/strategies • Boards/Commissions/Council – for recommendations and adoption 219 Mountain Vista Subarea Plan Planner: Pete Wray Please visit this site for further information: http://www.fcgov.com/advanceplanning/pdf/mvsp-doc.pdf 220 people gather in public spaces. Do families who have less private space use public space more? Value of environmental attributes of neighborhood landscapes and impact on value of formal and informal green spaces People’s reactions to various types of nature in the City areas to understand what examples work/don’t work. Do studies in other cities exist? Cross reference with FoCo demographics Tree/shrub inventory – species, size, health, citywide (map and land cover and tree cover) Surveys of users – Spanish speaking Invertebrate inventory Opportunity for citizen science/participatory data collection of environmental data? 217 and social development Value of really small sites for wildlife species—what can you really, reasonably attract with a little effort Inventory of land available for development with significant biodiversity Data quantifying business value (increased sales) or residential value (property sales) of close proximity to nature/natural amenities Define what we mean by access to nature Irrigation ditch right of way opportunities Additional Data Identified by the Team that could be collected Indicator species data/Biodiversity- individual space and community wide Play opportunities data Understand the impacts of proposed changes and requirements One combined plant list that includes objectives for different plants to facilitate better plant selection Night Skies data - lighting data surveys can be put into GIS to help generate visuals on areas that may be affected in a positive or negative way Some analysis of income vs. proximity to parks and open space may be interesting Comparative data for projects with lots of nature vs. minimal nature Costs to maintain City- owned nature-related items and enforcement of regulations, quantitative “value” of nature/natural amenities Five sense data (hear, smell, see at sites) Access data Natural goods and services- Return on investment Map of barriers like railroads and other spaces – big streets, etc. to accessing natural areas (social) 216 › Plazas › landscape features › Public art › trails › Overlooks 183 be incorporated into the structure. they should complement the overall composition and design of the building. accent features can include an entry ways, loading docks, garage bays, balconies, canopies, cupolas, secondary connections and vertical elevator shafts, for example. they can be highlighted with a change in material, color or other architectural treatment appropriate to the context. 3.1 design accent features to complement the overall composition and design of the building and context. › Use complementary building materials and colors. › Consider the mass and scale of the feature in respect to the overall building composition. › Do not overuse an accent feature. 4 Design accent features to complement the overall composition and design of the building and context. 167 bypassed, creating a more direct channel. this resulted in the relocation of the river from the site now known as the “oxbow” to the south in its present location. A diverse range of building types existed, reflecting the mix of uses and the changing economy in the area. 158 In 2008, a streetscape improvements project report for the downtown river district was prepared for the city of Fort collins. the goal of that project is to cre- ate a new sense of place by making the area welcom- ing, visually pleasing and ready for infill development. the streetscape plan recommends improvements to streetscapes, traffic circulation, parking, bicycle, pedestrian and transit, as well as utility infrastructure upgrades. highlights include inviting and attractive streetscapes designed to serve all types of transporta- tion - pedestrians, bicyclists, drivers and transit riders. 153 152 the review and permitting process is different, as de- scribed below. Locally listed landmark some properties in the area are listed as local histori- cal landmarks, under the city’s preservation ordinance. (the ranch-way Feeds property is an example.) Improvements to these locally listed landmarks are subject to review by the historic Preservation com- mission. Locally listed “contributor” to a local historic district A few properties that lie within the river district also are within the locally designed old town historic dis- trict. (the depot on Jefferson street is an example.) For these properties, improvements also are subject to review by the historic Preservation commission. 151 briefs/25-signs.htm 135 4 125 throughout the structure, such that the com- position appears as several authentic building modules. New Building 4 Changes in cornice lines combined with varia- tions in wall planes can help a new, larger building appear consistent with traditional development patterns. 121 › employ color schemes that are simple in character. › Using one base color for the building walls and another for the roof is preferred. › Using one to three accent colors for trim elements is also preferred. 113 building areas. › Minimize structural impacts when installing turbines. 98 For example, an energy audit, when examined based on an overall strategy, may demonstrate that priorities should be on increasing insulation in walls, ceilings and foundations, rather than replac- ing windows. 96 sulation, weatherization improvements and landscaping should be employed. step 5: Add energy-generating technologies sensitively. The flexibility of many historic structures allows for the respectful integration of energy efficient tech- nologies. Energy-generating technologies are the most commonly known strategies. However, the efficiency of a historic structure will often be great enough that generation technologies aren’t the most practical solu- tions. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project. 95 94 4 Preserve an older addition that has achieved historic significance in its own right. Design an addition or secondary structure to be subordinate to the historic building. 93 See web link to Preservation Brief 10: Exterior Paint Problems on Historic Woodwork http://www.nps.gov/tps/how-to-preserve/ briefs/10-paint-problems.htm 91 4 4 89 http://www.nps.gov/tps/how-to-preserve/ briefs/11-storefronts.htm 88 › Sheet metal Understanding the character of these materials and the patterns they create is essential to devel- oping new interpretations. 79 as sandblasting, which can damage his- toric materials. 8 Re-point mortar joints where there is evi- dence of deterioration. This should match the historic design. 4 Historic building materials are key features of historic buildings and should be preserved. 78 Exterior of Small and Medium Size Historic Buildings http://www.nps.gov/tps/how-to-preserve/ briefs/47-maintaining-exteriors.htm 75 “rehabilitation” is the process of returning a property to a state that makes a contemporary use possible while still preserving those portions or features of the property which are significant to its historical, archi- tectural and cultural values. rehabilitation may include a change in use of the building or additions. this term is the broadest of the appropriate treatments and applies to most work on historic properties. combining treatments For many projects a “rehabilitation” approach will be the overall strategy, because this term reflects the broadest, most flexible of the approaches. Within that, however, there may be a combination of treatments used as they relate to specific building components. For example, a surviving cornice may be preserved, a storefront base that has been altered may be restored, and a missing kickplate may be reconstructed. 54 of windows. » repair and maintain windows regularly, including trim, glazing putty and glass panes. » repair, rather than replace, frames and sashes, when possible. » restore altered window openings to their historic configuration, when possible. e sidebars these provide additional infor- mation that will be helpful in understanding the guideline. in some cases a sidebar includes links that direct the user to additional material; this may be technical information about a rehabilitation procedure or other helpful infor- mation. 4 50 4 4 4 4 (1) Construct a new building 4 4 4 4 (1) other Track signs 4 4 (1) (1) (1) 4 site work 4 4 (1) (1) (1) 4 miscellaneous 4 4 4 (1) guidelines may apply to some projects in this category. 49 Non-Contributing, but Restorable in some cases, an older non-contributing property which has been substantially altered could be restored with a sufficient degree of care, such that it may be re-classified as a contributor once improvements are completed. an owner may elect to take such an approach; the city will work with the owner to deter- mine if this is appropriate. For this special condition, the Preservation track will apply. 48 tions in which the city finds that the standard is not applicable, or that an alternative means of meeting the intent of the standards is acceptable. in this sense, “should” means “shall.” may Be Considered the phrase “may be considered” appears in some standards text. this indicates that the city has the discretion to determine if the “land-use activity” being discussed is appropriate. this decision is made on a case-by-case basis, using the information specifically related to the project and its context. 46 derstood as defining a particular span of time, other features are more subtle but still continue to influence patterns of development. the aerial images shown underscore the value of the features that still survive because they provide a hint to the early character. To preserve the historic building fabric and to provide din- ing, retail and entertainment uses was a goal of the 1985 redevelopment plan. Illustrative plan from the 1985 redevelopment plan set a vision for Old Town. 42 compass, rather than along the environmental dictates that guided dow and Meldrum. By including most of the original surveyed area of Fort collins, Avery cre- ated the distinct triangular shaped lots and streets that characterize old town. Spring of 1873 saw an influx of population, and many new business buildings were erected in old town. dur- ing that year 68 frame buildings were constructed in Fort collins, with a majority in the old town area, but gusty autumn winds blew several down. the ones that remained were later removed to build the more sturdy brick buildings that stand today. near harvest time of the same year a plague of grasshoppers descended upon the crops and devoured them. the businesses of the community suffered along with the farmers, as the grasshoppers made repeat performances in 1874 and 1875. Many families and businesses in old town left, Ansel Watrous wrote, “Building was practically at a standstill and business of all kinds was in the dumps.” the arrival of the colorado central railroad in 1877 began a new era of prosperity for Fort collins, and in particular for old town, as the terminal was in close proximity to the business district. Investments in housing and business buildings rose, as did the spirit of the people who lived and worked in old town. the following year saw the building of some substantial brick business blocks in old town, and a promise of more to come. 40 tion of historic resources conserves energy that is embodied in the construction of existing structures. It also reduces impacts on land fill from demolition and reduces the need to fabricate new materials. » cultural/social sustainability. Preserv- ing historic places and patterns promotes cultural and social sustainability by supporting everyday connections between residents and the cultural heritage of the community. It also enhances livability in the community. For More information: See web link to national Park Service Sustainabil- ity information: http://www.nps.gov/tps/sustainability.htm 39 this energy. re-using a building also preserves the energy and resources invested in its construction, and reduces the need for producing new construction ma- terials, which require more energy to produce. Studies confirm that the loss of embodied energy by demoli- tion takes three decades or more to recoup, even with the reduced operating energy costs in a replacement building. For More information: See the following web link to Preservation Brief 3: Improving Energy Efficiency in Historic Buildings: http://www.nps.gov/tps/how-to-preserve/briefs/3- improve-energy-efficiency.htm 38 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 char- acterize 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.” PreservAtion brieFs & tech notes the cultural resources department of the national Park Service, in the u.S. department of the Interior, publishes a series of technical reports regarding proper preservation techniques. this series, Preservation Briefs and Tech Notes, is a mainstay for many preservationists in the field. When considering a preservation project, these resources should be consulted. 37 tion into new developments. It provides a good basis for design standards and guidelines as it sets the broad principles for the treatment of historic resources, but gives only very limited guidance or direction for rehabilitation of historic properties themselves. home rule charter and the code of the city of Fort collins 1986 chapter 14 landmark Preservation this section of the code sets forth the following dec- laration of policy for Historic Preservation within the city: (a) It is hereby declared as a matter of public policy that the protection, enhancement and perpetuation of sites, structures, objects and districts of historical, architectural or geographic significance, located within the City, are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people. (b) It is the opinion of the city council that the economic, cultural and aesthetic standing of this City cannot be main- tained or enhanced by disregarding the historical, architec- tural and geographical heritage of the City and by ignoring the destruction or defacement of such cultural assets. It also identifies: › standards for determining eligibility, › designation procedures, › construction, alterations, demolitions and relocation procedures, and a › landmark rehabilitation program 36 sistance programs that may be available for the rehabilitation of a historic resource: • History Colorado web site to assist in rehabilita- tion projects: http://www.historycolorado.org/archaeologists/ grants-financial-incentives • National Park Service web site for tax credit information to assist in rehabilitation projects: http://www.nps.gov/tps/tax-incentives.htm 34