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HomeMy WebLinkAbout05/14/2014 - Landmark Preservation Commission - Agenda - Regular MeetingCommunity Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation LANDMARK PRESERVATION COMMISSION Regular Meeting City Council Chambers - 300 Laporte Avenue May 14, 2014 5:00 p.m. Commission’s Dinner 5:30 p.m. Call Meeting to Order and Roll Call Public Comment on Items Not on the Agenda 1. Approval of Minutes: April 9, 2014 Minutes 2. Utilities Customer Service Building – Update: Brian Hergott, Operation Services 3. Conceptual Development Review: 808 West Prospect; Christian and Robin Bachelet, Applicants 4. Recommendation: Adoption of Old Town Design Standards by City Council; Josh Weinberg, Preservation Planner 5. Discussion: Poudre River Resources Report Packet information is available at http://www.fcgov.com/cityclerk/landmark-preservation.php, or by contacting Karen McWilliams, 970-224-6078 or kmcwilliams@fcgov.com 1 LANDMARK PRESERVATION COMMISSION Regular Meeting 300 Laporte Avenue April 9, 2014 Minutes Council Liaison: Gino Campana (970-460-6329) Staff Liaison: Laurie Kadrich (970-221-6750) Commission Chairperson: Ron Sladek CALL TO ORDER AND ROLL CALL: The meeting was called to order at 5:34 p.m. by Chair Sladek. Members present were Ron Sladek, Meg Dunn, Kristin Gensmer, Pat Tvede, Belinda Zink and Doug Ernest. Staff present: Historic Preservation Planner Joshua Weinberg and Administrative Staff Gretchen Schiager and Cindy Cosmas. EXCUSED ABSENCE: Dave Lingle, Alexandra Wallace, Maren Bzdek PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None APPROVAL OF MINUTES: Landmark Preservation Commission minutes of March 12, 2014 were approved by acclamation. [Time Reference: 5:35 p.m.] LANDMARK REHABILITATION LOAN PROGRAM: EXTENSION FOR 618 WEST MOUNTAIN AVENUE Bill Whitley, Owner Staff Report Mr. Weinburg reviewed a memo regarding the applicant’s request for a loan extension due to scheduling conflicts with the contractor causing a delay in construction. Applicant Presentation None SUMMARY OF MEETING: The Commission: • Approved March 12, 2014 Minutes. • Approved a Landmark Rehabilitation Loan Program extension for 618 West Mountain Avenue. • Conducted a Conceptual Design Review for a rear addition at 116 North Pearl Street. • Approved a Landmark Designation for 116 North Pearl Street. • Approved the Final Design for the rehabilitation of the Goodwill Building at 320 Walnut Street. 2 Commission Questions None Public Input None Commission Discussion None Commission Deliberation Ms. Tvede moved that the Landmark Preservation Commission approve the request by William Whitley for an extension to the loan period for 618 West Mountain Avenue for up to one year, to expire on April 5 th , 201,. Ms. Gensmer seconded. Motion passed 6-0. Mr. Whitley spoke briefly about the process for applying for tax credits, pointing out that the State requires pre-approval, final approval, and a two-year window. Members asked if there is a checklist for applying for a state tax credit. Mr. Weinberg responded that there is a document that outlines the financial incentives related to ownership of a designated property, but it does not detail the steps to apply for a tax credit. Historic Preservation staff already has plans to create such a document. [Time Reference: 5:42 p.m.] CONCEPTUAL DESIGN REVIEW: REAR ADDITION - 116 NORTH PEARL STREET Ken and Michelle Christensen, Owners Staff Report Mr. Weinberg gave the staff report, including background and a description of the proposed work, including photos and drawings. Applicant Presentation Mr. Christensen explained the primary objectives for this addition were to provide more accessibility to the basement, and to upgrade the wiring and insulation for the master bedroom located in the attic. He also pointed out that the rear addition is not visible from the front of the house. They worked with architect Per Hogestad to make the design as similar to the original architecture as possible. They are using lap siding instead of brick, but have brick around the foundation area that matches the existing home. Commission Questions Members asked about the exact orientation of the rear addition, and Mr. Weinberg clarified that it will actually be on the northern portion of the eastern elevation, rather than the western elevation as stated in the staff report. 3 In response to a question, Mr. Christensen explained that the existing patio structure in the rear would be replaced by the new addition, which would be about six feet higher than the current structure. He doesn’t believe the existing structure in the back was part of the original home. Members asked whether the door on the east was part of original structure, and Mr. Christensen believed it was, but didn’t think it was originally enclosed. He pointed out the brick on the enclosure matches the original, but if you look closely, it is slightly different. Members asked if the addition would be visible at different angles from the street. Mr. Christensen said that it would be completely hidden by the roof line from the front. While it may be minimally visible at an angle, it would be difficult to see because the design enables it to blend in. Mr. Christensen also confirmed that the garage would remain in place. Mr. Sladek mentioned that the house and garage have great character, and he likes the architectural detail. Public Input None Commission Discussion Mr. Sladek pointed out that there would be no vote on this tonight, since it is a conceptual review, and asked whether the Members had any concerns. Members said they appreciated the effort the applicants put into protecting the view from the street. They also commented that the difference in materials show that it’s new and not pretending to be historic. Members had no concerns about whether the proposed design would meet the requirements for designation. Commission Feedback Mr. Sladek said the Commission was comfortable that they were on the right track, that they had done a good job with the design, and that they look forward to seeing final plans. [Time Reference: 6:02 p.m.] LANDMARK DESIGNATION: 116 NORTH PEARL STREET Ken and Michelle Christensen, Owners Staff Report Mr. Weinberg provided the background on the property, including historic and current photos, and a staff analysis. Applicant Presentation None Commission Questions None 4 Public Input None Commission Discussion Members commented about the uniqueness of the two-car garage for the time period. They discussed how unusual it was during the 1920’s and 30’s for a woman (Nellie Landblom), to have been on the faculty, particularly in the sciences, at what was then Colorado A & M. They also discussed the fact that she was an Assistant Professor for an extended period of time, and speculated as to whether she was not a full Professor because she was a woman. Commission Deliberation Ms. Zink moved that Landmark Preservation Commission pass a resolution recommending City Council pass an ordinance designating the Landblom Property located at 116 North Pearl Street as a Fort Collins Landmark according to City Code Chapter 14 under Designation Standards (2) and (3). Ms. Tvede seconded. Motion passed 6-0. [Time Reference: 6:11 p.m.] FINAL DESIGN REVIEW: REHABILITATION OF GOODWILL BUILDING, 320 WALNUT STREET Tim Politis, One Line Studio LLC; Pete Turner, Illegal Pete’s Staff Report Mr. Weinberg provided background, and a description of the project, along with photos and drawings. He also noted that included in the packet is information about new lighting choices, metal paneling and coloring, which were previously requested by the Commission. Applicant Presentation Mr. Turner expressed his respect for historic buildings and his enthusiasm for doing business in Fort Collins. Mr. Politis gave a detailed presentation. He explained that based on previous Commission recommendations, they have set back the guard rail on the roof 18” from the back of the parapet in order to keep a minimal presence on the face of the building. They have also added a parapet cap along the entire perimeter of the building to preserve the brick. They have stepped back the addition from Secner Alley to minimize visual impact and maintain access all around. In order to meet a code requirement for a secondary exit, they are making one cut into the existing building, bringing one window down further and repairing the brick around it. The addition has also been moved closer to Walnut Street due to a code requirement that says if they exceed 3000 square feet of rooftop and addition, they must add an elevator and other elements that would be a significant cost impact. By making the deck area smaller, they were able to avoid this requirement. To maintain the garage appearance, while providing a functional entrance for a future tenant on the back side, the design gives the appearance of a roll-up door. Mr. Politis said they can maintain the existing wood cornice, side posts and sandstone elements by creating a lintel across the width of the opening. In the future, they propose to add a shade structure to the rooftop addition, and will bring that design to the Commission at a later date. 5 Commission Questions Ms. Dunn disclosed peripheral involvement with the project due to having written a blog about the ‘Goodwill ghost”. Mr. Sladek mentioned that at a future date, Ms. Dunn will meet with the City Attorney to clarify whether there is any potential conflict between her ongoing historic blog and her role on the Commission. No one had any concerns about a conflict on this item. Members asked whether the addition was set back from the alley in the original plan, and Mr. Politis said it was like that in the original design, based on their understanding of the standards. The increase of the setback from Secner Alley was new. Members inquired about the look of the sign, and Mr. Politis responded that they still have to submit the sign design to the City for approval. He pointed out that the sign would be pin mounted to the mortar to prevent damage to the existing brick. Mr. Turner clarified that each letter and star in the sign would require several pins and be set about half an inch off the building. There would also be lighting for the signage. Mr. Weinberg said signs in the Historic District can be approved administratively by the Chair and the Director, unless the Commission wants to see it again. Members agreed that the signage, and related lighting, could be handled administratively, as long as it is pin-mounted to the mortar. Mr. Sladek emphasized that this is rehabilitation project, not a restoration project taking it back to its original appearance, allowing for a lot more flexibility. Members asked how the railing would be anchored on the inside of the parapet. Mr. Politis said they would use epoxy dowels going into the parapet on the inside face, requiring no through bolting. Mr. Sladek said it was very well thought out project and that he appreciated the degree of effort put into the design on a block that really needs attention. He said it looked like a great project, which is in a great location for festivals. Mr. Turner stated that his goal is to open by New West Fest. Public Input None Commission Discussion None Commission Deliberation Ms. Tvede moved that the Landmark Preservation Commission approve the final design for 320 Walnut Street, finding that it meets the requirements under Municipal Code Section 14-48, the Secretary of the Interior’s Standards for Rehabilitation, and the Old Town Historic District Design Guidelines. Ms. Gensmer seconded. Motion passed 6-0. OTHER BUSINESS: 6 [Time Reference: 6:44 p.m.] DISCUSSION: DOWNTOWN POUDRE RIVER HISTORIC RESOURCES Members agreed to table this item until the work session, due to Commission absences. UPDATE: HISTORIC PRESERVATION PROCESS IMPROVEMENTS & CODE CHANGES Members agreed to table this item until the work session, or the next meeting, due to a staff absence. FOLLOW UP: BUTTON HOUSE DEMOLITION Mr. Sladek asked Mr. Ernest to give an update on public meeting about the demolition of the Button House. Mr. Ernest said that five Commission members were present: Ms. Dunn, Ms. Zink, Mr. Sladek, Mr. Lingle and himself. Several City staff members were also present, including Karen McWilliams, Courtney Levingston, Sarah Burnett and Mike Gebo. There were roughly 20 members of the public in attendance, as well as one of owners, Robin Bachelet. Members of the public expressed their dismay over the demolition of the building. Some had been watching the work going on and said it seemed as if it had occurred overnight. Ms. McWilliams had spoken about a lapse in communication among City staff, and said they were working to correct that to make sure this situation would not occur again. Staff added a “plan of protection”, and other language dealing with this issue, to the proposed code changes that went forward to City Council. The Commission had not seen that specific wording, but City Council did sign off on it. The hope is that with those additional protections in place, demolitions in this type of circumstance would not happen in the future. Mr. Sladek mentioned that a member of the public commented on the Button House demolition at the last meeting, requesting that the Commission comment on this to Council and suggest remedies to prevent such incidents. Mr. Sladek said they appreciated her bringing her concerns to the Commission. Both the Commission and the public were dismayed at the demolition. The City is already coming up with procedural changes to include determining whether a building is historic prior to condemnation and demolition. At this point, given the discussion and changes that have taken place, there is no need to take anything additional on this matter to Council. Mr. Sladek adjourned at 6:47 p.m. Minutes respectfully submitted by Gretchen Schiager 7 Fort Collins Utilities Customer Service Building Project Development Plan e.) Preliminary Design Review Comment Responses o Preliminary Design Review Comments Dated: March 21, 2014 RE: City of Fort Collins Utilities Customer Services Building ‐ Preliminary Design Review, PDR140002, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Seth Lorson, at 970‐224‐6189 or slorson@fcgov.com. Comment Summary: Department: Current Planning Contact: Seth Lorson, 970‐224‐6189, slorson@fcgov.com Topic: Building Elevations o Comment Number: 1 Comment Originated: 03/18/2014 The permitted height limit is 7 ‐ 9 stories or +/‐ 115 feet. Any building greater than 25,000 s.f. per floor or over 6 stories or 85 feet is required to go to the Planning and Zoning Board for approval (Type 2).  RNL RESPONSE: The Utilities Customer Service Building is less than 7‐ 9 stories and 25,000 sf per floor. o Comment Number: 2 Comment Originated: 03/18/2014 The architecture is overly repetitive and could use more creativity in its design to achieve a greater sense of permanence and importance.  RNL RESPONSE: Acknowledged, see revised elevations. Topic: General o Comment Number: 1 Comment Originated: 03/18/2014 Downtown Zone District ‐ Civic Center Subdistrict. Community Facilities in this district are permitted via an administrative hearing (Type 1).  RNL RESPONSE: Acknowledged 8 5/6/2014 Page 2 o Comment Number: 2 Comment Originated: 03/21/2014 03/21/2014: HISTORIC PRESERVATION: Josh Weinberg 03/18/2014: At its March 12, 2014 Regular Meeting, the Landmark Preservation Commission held a conceptual review regarding the historic Poudre Valley Creamery "butterfly building." At this review the Commission was presented with three options for incorporating the building into the proposed redevelopment of the site: Option 1 ‐ retain the building in its current location, Option 2 ‐ relocate the building to the west, or Option 3 ‐ relocate the building to the east. Both relocation options would likely see the butterfly building temporarily stored while the remainder of the site was redeveloped. 03/18/2014: When presented with these options, The Commission did not feel that relocating the building would meet the Secretary of Interior's Standards. While the building would be retained in its current location under Option 1, the Commission asked for alternative plans to move the Utilities building further north. When presented with Options 2 and 3, the Commission was concerned that either relocation option would not allow the building to retain its historic integrity, as defined by the Secretary of the Interior. The Commission was further concerned with the idea of ¿temporarily¿ moving the building while the remainder of the site was redeveloped. 03/18/2014: A copy of the meeting minutes will be forwarded to the Operation Services team once they are approved by the Commission at their next meeting.  RNL RESPONSE: Option 1 will be provided. The historic Creamery building will remain in place and the CSB will be built around it and set back north and west to provide relief between the two structures. Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: Landscaping is required to be provided per Section 3.2.1; specifically street trees shall be provided at 30' ‐ 40' spacing in the planting strip along detached sidewalks.  RNL/LOGAN SIMPSON RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 03/18/2014  03/18/2014: The variety of stormwater treatment tools is a good opportunity to be used as demonstration and monitoring areas. 9 5/6/2014 Page 3  RNL/LOGAN SIMPSON RESPONSE: Acknowledged. Topic: Planning Objectives Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: Important Special Provisions for the Civic Center Subdistrict, specifically for government and civic buildings: (F) Special Provisions – Civic Center Subdistrict. The Civic Center Subdistrict will serve as an important element of the Downtown District and as the primary location for new civic uses and buildings. The following criteria shall apply to all development in the Civic Center Subdistrict: (1) Civic spine. All development shall incorporate the concept of the "Civic Spine" as described in the Downtown Civic Center Master Plan, allowing for continuous north‐south and east‐west pedestrian connections. The civic spine will serve to connect various buildings in order to unify parks and plazas. As proposed the civic spine does not align with the stubs to the south and north. Possible solutions would be a direct tunnel through the building or moving the building further to the west. The slate is blank and this standard should be adhered.  RNL RESPONSE: Acknowledged. See ‘Statement of Planning Objectives, Question D, Section (vi), above. The CSB has been located further west on its site and the civic spine has been organized in such as way to create as direct a connection from south to north as possible. (2) Building materials. The use of local sandstone is required in all civic buildings to establish a visual continuity and a local sense of place.  RNL RESPONSE: Acknowledged. See ‘Statement of Planning Objectives, Question D, Section (vi), above. (3) Civic buildings. New major civic buildings, such as a library, government offices, courthouses, performing arts facilities and transit centers, shall be located within the Civic Center Subdistrict and placed in central locations as highly visible focal points. To the extent reasonably feasible, they shall be close to a transit stop.  RNL RESPONSE: The Utilities Customer Service Building is located at the southwest corner of Block 32 within the Civic Center Subdistrict and is one half‐block west of the Max transit corridor on Mason Street. 10 5/6/2014 Page 4 (4) Incorporation of new buildings. New buildings shall be designed in a manner that establishes continuity and a visual connection between new and existing buildings within and adjacent to the Civic Center Subdistrict. The height, mass and materials of major public buildings shall convey a sense of permanence and importance. The proposed building may require further work to establish the sense of civic importance.  RNL RESPONSE: Acknowledged, See ‘Statement of Planning Objectives’, Question D, above and re: Elevations. Topic: Site Plan Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: The corner of Laporte and Howes would be a good location for the plaza and entrance providing equidistant access from the parking spaces and a focal point at a prominent intersection.  RNL RESPONSE: The suggestion of locating the south plaza of the CSB at the corner of Howes Street and Laporte was explored early in the design process. Ultimately, engaging the plaza with the civic spine and orienting it toward downtown provided not only an opportunity to benefit the pedestrian environment along Laporte, it allowed the project to preserve the historic creamery structure. If the building were to flip and move the plaza to the west and the corner, it would have a detrimental effect on the project’s ability to engage the civic spine in a strong way. Comment Number: 2 Comment Originated: 03/18/2014 o 03/18/2014: Have you discussed the on‐street diagonal parking on Howes Street and possible time‐limited parking with Parking Services?  RNL RESPONSE: Studies of added parking along Howes Street from Laporte Avenue north to Cherry have been conducted through a coordinated effort between Operations Services and the City’s traffic engineers. Multiple strategies were explored and a preferred direction was recommended by Joe Olson. This option has now been implemented and adds diagonal street parking on the west side of Howes Street and parallel on the east for a total of 72 spaces or a net increase of 25 spaces. A copy of the initial parking study diagrams is attached following this section of the submittal. 11 5/6/2014 Page 5 Comment Number: 3 Comment Originated: 03/18/2014 o 03/18/2014: Is there room to have all your employees park off‐site in the civic center parking structure? Can you ensure that they will use the structure even though they have to pay or will it contribute to the constrained on‐street parking? Have you considered a parking lot? The City will receive public criticism that we are not providing parking.  RNL/OPERATIONS SERVICES RESPONSE: With the re‐striping of Howes Street, 25 new parking stalls have been added to the Civic Center Campus. The CSB building will have immediate occupants numbering 122 with 41 coming from outside of downtown and the remaining 81 coming from 117 N. Mason Street. The latter group already parks downtown, so the parking load is only increased by 41 people coming from the 700 Wood Street facility. The City have had discussions with Parking Services and they have indicated there is room for the 41 people to use the parking garages during business hours. We currently cannot force the employees to use the garages, but the City is looking into the possibility of charging all employees for surface parking and this would encourage some employees to make use of the covered parking if they are paying the same price for open surface parking. Department: Engineering Development Review Contact: Sheri Langenberger, 970‐221‐6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2014 o 03/15/2014: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224‐6108 if you have any questions.  RNL RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 03/15/2014 o 03/15/2014: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev‐review.php  RNL RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 03/15/2014 12 5/6/2014 Page 6 o 03/15/2014: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.  RNL RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 03/15/2014 o 03/15/2014: Please contact the City's Traffic Engineer, Joe Olson (224‐6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well.  RNL RESPONSE: Acknowledged. Study in progress. Comment Number: 5 Comment Originated: 03/15/2014 o 03/15/2014: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm  RNL RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 03/15/2014 o 03/15/2014: This project is responsible for dedicating any right‐of‐way and easements that are necessary for this project. Because this is City owned land rather than easements and Right‐of‐way they will be alignments that will need to be processed and recorded.  RNL RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 03/15/2014 o 03/15/2014: Utility plans will be required.  RNL/NORTHERN ENGINEERING RESPONSE: Utility Plans are being provided with PDP submittal. Comment Number: 8 Comment Originated: 03/15/2014 o 03/15/2014: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.  RNL RESPONSE: Acknowledged. 13 5/6/2014 Page 7 Comment Number: 9 Comment Originated: 03/15/2014 o 03/15/2014: The proposed diagonal parking on Howes Street impacts the bike lane and this is the main bike route in this area. If the desire is to do diagonal parking back in diagonal parking would be better and this would be a good location for it. Because vehicles backing in can hang further over the curb, a wider sidewalk behind this would need to be provided.  RNL/NORTHERN ENGINEERING RESPONSE: “Back‐in” diagonal parking is being proposed with current design. Comment Number: 10 Comment Originated: 03/15/2014 o 03/15/2014: Bumping in the curb lines to create parking spaces can create some design and drainage issues that we will need to work through. It is likely that additional inlets will need to be provided to capture the flows in these new areas.  RNL/NORTHERN ENGINEERING RESPONSE: Positive drainage is being maintained along curb flow line and no new curb inlets are proposed at this time. Comment Number: 11 Comment Originated: 03/15/2014 o 03/15/2014: The ramps at the corner will need to be replaced with this project and ramps meeting ADA standards installed. Also we are hoping that the utility pole currently located at this corner will be able to be removed.  RNL/NORTHERN ENGINEERING RESPONSE: Existing ramps will be replaced with new ADA standard ramps. Removal of the existing utility pole will need to be discussed with appropriate utility service providers which will be addressed as design moves forward. Comment Number: 12 Comment Originated: 03/15/2014 o 03/15/2014: There is a lot of demand and need for parking in this area and it would be great if in association with this project that some of the driveway cuts out onto Howes (both sides of the street) could be removed. The removal of the driveways would allow for additional on‐street parking spaces to exist and if the driveway just north of this site could be closed would certainly help a situation where there is no visibility around the buildings as a car pulls out into the sidewalk. With the addition of more employees and pedestrian traffic to this area – elimination of this hazard would be a really good thing. 14 5/6/2014 Page 8  RNL/NORTHERN ENGINEERING RESPONSE: See current design for on‐ street “back‐in” diagonal parking along Howes Street. Department: Light And Power Contact: Justin Fields, 970‐224‐6150, jfields@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: The transformer and meter locations will need to be coordinated with Light and Power Engineering, 970‐221‐6700.  RNL/NORTHERN ENGINEERING RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 03/18/2014 o 03/18/2014: A C‐1 form and a 1‐line diagram will need to be submitted to Light and Power Engineering. The C‐1 form is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c‐1_form.pdf.  RNL/NORTHERN ENGINEERING RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 03/18/2014 o 03/18/2014: The line marked as OHE, that starts at the southwest corner of the project runs due north to a street light and then turns west, is a communication line.  RNL/NORTHERN ENGINEERING RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970‐218‐2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: The site disturbs more than 10,000 sq‐ft therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970‐218‐2932 or email @ jschlam@fcgov.com  RNL/NORTHERN ENGINEERING RESPONSE: Acknowledged. 15 5/6/2014 Page 9 Department: Technical Services Contact: Jeff County, 970‐221‐6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/17/2014 03/17/2014: No comments. Department: Traffic Operation Contact: Ward Stanford, 970‐221‐6820, wstanford@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/20/2014 o 03/20/2014: As this project appears to be a part of the larger City Civic Center campus vision, has any traffic study been conducted for the larger transportation changes considered with the Civic Center project? Please provide discussion on how the traffic and transportation aspects are planned to be reviewed and determined.  RNL RESPONSE: To date the an expanded traffic study of the Civic Center Campus vision plan has fallen out of the scope of the initial conceptual planning effort. As part of this initial effort, preliminary assumptions have been informed by historic information through Matt Delich, the traffic consultant for the CSB project. Further study will need to be completed in the future to understand how a change is Howes Street and densification of uses on Blocks 32 and 42 as well as changes to Mason Street will affect the final form of the Civic Center Campus. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 03/19/2014 o 03/19/2014: The proposed use and scale meets criteria to require a Traffic Impact Study.  RNL RESPONSE: Acknowledged. Study in progress. Department: Water‐Wastewater Engineering Contact: Roger Buffington, 970‐221‐6854, rbuffington@fcgov.com Topic: General 16 5/6/2014 Page 10 Comment Number: 1 Comment Originated: 03/12/2014 o 03/12/2014: Existing water mains and sanitary sewers in this area include a 12‐inch water main in Laporte, a 4‐inch water main and a 6‐inch sewer in Howes and an 8‐inch sewer in the alley to the east and at the northeast corner.  RNL RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 03/12/2014 o 03/12/2014: Existing water services extending to the site include five ¾‐inch services. The two extending from the main in Laporte provide service to 212 and 222 Laporte. The three connecting to the main in Howes provide service to 208 N Howes and 222 and 230 Laporte. There is no service shown to the ¿butterfly¿ building. In addition, there is a 4‐inch main extending from the main in Laporte which previously ended at a fire hydrant which is no longer there.  RNL/NORTHERN ENGINEERING RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 03/12/2014 o 03/12/2014: All water and sewer lines extending to the site must be used or abandoned at the main.  RNL RESPONSE/NORTHERN ENGINEERING RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 03/12/2014 o 03/12/2014: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards  RNL/LOGAN SIMPSON RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 03/12/2014 o 03/12/2014: Development fees and water rights will be due at building permit. Credit for existing services to be abandoned can be applied toward water/wastewater fees for the proposed project.  RNL RESPONSE: Acknowledged. Department: Zoning 17 5/6/2014 Page 11 Contact: Peter Barnes, 970‐416‐2355, pbarnes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/18/2014 o 03/18/2014: The use is classified as a 'community facility' per the Land Use Code definition. The use is subject to a Type 1 review process.  RNL RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 03/18/2014 o 03/18/2014: The 'Building Height Review' process in Sec. 3.5.1(G) applies if the building is taller than 40 feet.  RNL RESPONSE: Acknowledged. See attached shadow and view analyses and summary of conclusions. Comment Number: 3 Comment Originated: 03/18/2014 o 03/18/2014: Section 4.16 of the Land Use Code will apply with regard to building design. Based on the detail of and the number of drawings (being just the site plan), Zoning has no other comments at this time.  RNL RESPONSE: Acknowledged. 18 LEVEL 1 100'-0" 1 LEVEL 2 114'-8" LEVEL 3 127'-8" 2 3 4 5 6 7 8 T.O. STRUCT 140'-8" 05.73 07.76 05.73 07.76 07.42A 07.42A 07.42A 07.42A 07.42A 07.42A 07.42A 04.01 7'-9" 19'-10" 27'-0" 27'-0" 27'-0" 27'-0" 27'-0" 27'-0" 11'-0" 08.62 07.42A 200'-7" 04.01 04.01 04.01 04.03 04.03 08.43A 04.02 04.43 07.42A 08.91C 04.02 04.43 08.91C 04.02 04.43 08.91C 04.01 04.03 08.43A 04.43 04.03 08.91C 04.01 04.03 04.01 07.42A 08.91C 04.43 04.43 04.01 08.43A 04.01 04.03 LEVEL 1 100'-0" A LEVEL 2 114'-8" LEVEL 3 127'-8" G F E D C B T.O. STRUCT 140'-8" LEVEL 1 100'-0" A LEVEL 2 114'-8" LEVEL 3 127'-8" B C D E F G T.O. STRUCT 140'-8" 08.62 07.50 07.42A 07.42A 05.73 07.76 04.01 08.43A 07.42 07.42 21'-6" 21'-6" 30'-0" 30'-0" 12'-6" 20'-0" 04.01 08.43A 04.03 04.03 08.43A 07.42A 04.03 07.42B 04.02 04.43 08.91C 04.43 07.42A 08.43A 04.01 04.03 07.42B 04.03 04.03 07.42B LEVEL 1 100'-0" 1 LEVEL 2 114'-8" LEVEL 3 127'-8" 8 7 6 5 4 3 2 T.O. STRUCT 140'-8" 05.73 07.76 05.73 07.76 08.62 08.43A 04.01 07.42A 07.42A 07.42A 07.42A 07.42A 07.42A 1050 17th STREET, SUITE A200 DENVER, CO 80265 303 295 1717 t 303 292 0845 f No REVISION/SUBMISSION DATE PROJECT No: DATE: SCALE: COPYRIGHT 2011 - RNL. This document, and the ideas and design concepts incorperated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of RNL. DRAWN BY: CHECKED BY: A B C D E F G H I J A B C D E F G H I J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 15 K K 5 /7/2014 10:06:13 AM C:\Users\kfinnegan\Documents\My Revit\3618 Fort Collins Block 32\3618_CSB_ARCH_kfinnegan.rvt PDP901 BUILDING PERSPECTIVES 05/06/14 3616-03 CITY OF FORT COLLINS 222 Laporte Avenue Fort Collins, CO 80524 ARCHITECTURE/INTERIORS - RNL DESIGN CONSTRUCTION ADMIN - AU WORKSHOP LANDSCAPE - LOGAN SIMPSON DESIGN CIVIL - NORTHERN ENGINEERING STRUCTURAL - JVA, INCORPORATED MEP -MKK CONSULTING ENGINEERS, INC. LEED ADMINISTRATION - INSTITUTE FOR THE BUILT ENVIRONMENT SUSTAINABILITY - ARCHITECTURAL ENERGY CORPORATION 1050 17th STREET, SUITE A200 DENVER, CO 80265 303 295 1717 t 303 292 0845 f No REVISION/SUBMISSION DATE PROJECT No: DATE: SCALE: COPYRIGHT 2011 - RNL. This document, and the ideas and design concepts incorperated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of RNL. DRAWN BY: CHECKED BY: A B C D E F G H I J A B C D E F G H I J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 15 K K 5 /7/2014 10:06:27 AM C:\Users\kfinnegan\Documents\My Revit\3618 Fort Collins Block 32\3618_CSB_ARCH_kfinnegan.rvt PDP902 BUILDING PERSPECTIVES 05/06/14 3616-03 CITY OF FORT COLLINS 222 Laporte Avenue Fort Collins, CO 80524 ARCHITECTURE/INTERIORS - RNL DESIGN CONSTRUCTION ADMIN - AU WORKSHOP LANDSCAPE - LOGAN SIMPSON DESIGN CIVIL - NORTHERN ENGINEERING STRUCTURAL - JVA, INCORPORATED MEP -MKK CONSULTING ENGINEERS, INC. LEED ADMINISTRATION - INSTITUTE FOR THE BUILT ENVIRONMENT SUSTAINABILITY - ARCHITECTURAL ENERGY CORPORATION 23 24 25 Planning, Development & Transportation MEMORANDUM DT: May 14, 2014 TO: Members of the Landmark Preservation Commission FM: Karen McWilliams, Historic Preservation Planner RE: 808 West Prospect: Review of Development Proposal for Property Adjacent to Landmark Designated and Individually Eligible Properties Request: The applicants, Christian and Robin Bachelet, are seeking support from the Landmark Preservation Commission to resurrect these once approved plans. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. This review is the first of what is expected to be several reviews by the Commission on this proposal, as the Bachelet’s plans are further developed. Applicable Codes: In its consideration of the approval of plans that contain or are adjacent to designated or individually eligible properties, the Planning and Zoning Board shall consider the written recommendation of the Landmark preservation Commission. For the proposed development at 808 W. Prospect Road, the applicable code is Land Use Code Section 3.4.7. Land Use Code Section 3.4.7 Historic and Cultural Resources, states in part: (A) Purpose. This Section is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity or significance of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. This Section is intended to protect designated or individually eligible historic sites, structures or objects as well as sites, structures or objects in designated historic districts, whether on or adjacent to the development site. (B) General Standard. If the project contains a site, structure or object that (1) is determined to be or potentially be individually eligible for local landmark designation or for individual listing in the State Register of Historic Properties or National Registers of Historic Places; (2) is officially designated as a local or state landmark, or is listed on the National Register of Historic Places; or (3) is located within an officially designated national, state or City historic district or area, then to the maximum extent feasible, the development plan and building design shall 26 provide for the preservation and adaptive use of the historic structure. The development plan and building design shall protect and enhance the historical and architectural value of any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto. LUC Section 3.4.7(F)New Construction. (1) To the maximum extent feasible, the height, setback and width of new structures shall be similar to: (a) those of existing historic structures on any block face on which the new structure is located and on any portion of a block face across a local or collector street from the block face on which the new structure is located,; or (b) when a block does not exist, similar to those on any land adjacent to the property on which the new structure is to be located. Notwithstanding the foregoing, this requirement shall not apply if, in the judgment of the decision maker, such historic structures would not be negatively impacted with respect to their historic exterior integrity and significance by reason of the new structure being constructed at a dissimilar height, setback and width. Where building setbacks cannot be maintained, elements such as walls, columns, hedges or other screens shall be used to define the edge of the site and maintain alignment. Taller structures or portions of structures shall be located interior to the site. (2) New structures shall be designed to be in character with such existing historic structures. Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height, number) shall be repeated in new construction, and the pattern of the primary building entrance facing the street shall be maintained to the maximum extent feasible. See Figure 6. Figure 6 Building Patterns (3) The dominant building material of such existing historic structures adjacent to or in the immediate vicinity of the proposed structure shall be used as the primary material for 27 new construction. Variety in materials can be appropriate, but shall maintain the existing distribution of materials in the same block. (4) Visual and pedestrian connections between the site and neighborhood focal points, such as a park, school or church, shall be preserved and enhanced, to the maximum extent feasible. (5) To the maximum extent feasible, existing historic and mature landscaping shall be preserved and when additional street tree plantings are proposed, the alignment and spacing of new trees shall match that of the existing trees. (6) In its consideration of the approval of plans for properties containing or adjacent to sites, structures, objects or districts that: (a) have been determined to be or potentially be individually eligible for local landmark designation or for individual listing in the National Register of Historic Places or the State Register of Historic Properties, or (b) are officially designated as a local or state landmark, or are listed on the National Register of Historic Places, or (c) are located within an officially designated National, State or local historic district or area, the decision maker shall receive and consider a written recommendation from the Landmark Preservation Commission unless the Director has issued a written determination that the plans would not have a significant impact on the individual eligibility or potential individual eligibility of the site, structure, object, or district. A determination or recommendation made under this subsection is not appealable to the City Council under Chapter 2 of the City Code. LUC Division 5.1, “Definitions,” provides the meaning of Maximum Extent Feasible: “Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken.” Commission Action: This is a preliminary review. If desired by the Commission, the applicants will present at later meetings as their plans are revised and refined. Once the plans are ready for Final Hearing, the Commission will have the opportunity to provide a recommendation on the plans for consideration by the Decision Maker (Planning and Zoning Board). 28 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Christian Bachelet May 05, 2014 Maxiiimo Development Group 706 S College Ave #201 Fort Collins, CO 80524 Re: 808 W Prospect Rd - Multifamily Description of project: This is a request to construct multifamily units located at 808 West Prospect Road (Parcel # 97143-20-001). The proposal calls for approximately 60 units, similar in size and scope to the previously-approved Observatory Park project located at this site. The foundation for the building in the previously-approved plans has already been constructed. The site is located in the Medium Density Mixed-Use Neighborhood (MMN) Zone District. A multifamily project with 50 or more units is subject to Planning & Zoning Board (Type 2) review. Please see the following summary of comments regarding the project request referrenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com Department: Zoning 1. 83 parking spaces are required for the use as shown. What are the final bicycle storage counts and their interior locations? LUC 2.2.2(C )(4)(b) requires 1 bike space per bedroom with 60% fixed outside and 40% inside. 2. Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Department: Water-Wastewater Engineering It appears that the domestic water services for the proposed Observatory Village were installed. These included a 3-inch service for the residential portion of the building, a 1½-inch service for the commercial portion of the building and a ¾-inch irrigation service. There is no record of whether or not the meter pits and meter vault were installed. 1. 2. The fire line was partially completed but will have to be retested. Page 1 of 9 29 The original plans included a sanitary sewer in an easement extending south from Lake Street. There is no indication that this sewer was ever installed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 4. Development fees and water rights will be due at building permit. (Fees were originally paid but were refunded when the project was abandoned.) 5. Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Department: Transfort Transfort operates 2 routes on Prospect Avenue adjacent to your property. The city values providing high quality and accessible transit service throughout our community and part of that includes upgrading bus stops as development occurs. To help increase the accessibility of bus stops in this area, your site has been designated for a future bus stop. Please include a 22' wide concrete bus stop pad between the 2 eastern street trees. The pad needs to connect the detached walk and the curb and be within a transit easement or within the City's right-of-way. It should also have an electric stub connected to it. Please have your engineers contact me on the details. Thank you for being a part of the city's efforts to be come more accessible. 1. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Department: Stormwater Engineering 1. A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. 1. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. 2. 3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 – Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/ stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 3. 4. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City’s web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/ 4. Page 2 of 9 30 stormwater-criteria. 5. This site has a previously approved utility plans and drainage study under the title “Observatory Park”. These plans and report are available for reference. 5. 6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City’s web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. 6. 7. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. 7. Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com Department: Historical Preservation As this property is adjacent to a property that is officially designated as a Fort Collins Landmark, and to one that has previously been determined to be individually eligible for official recognition, Land Use Code Section 3.4.7, Historic and Cultural Resources, will apply to the review of this project. 1. There is insufficient information at this time to be able to assess how the project would comply with the Standards in Section 3.4.7. The site design, height, massing and character of the proposed buildings will be key to meeting these Standards, and the buildings location, materials, and design, especially height and articulation relative to the historic properties, will all play a part. 2. Properties that are designated may receive financial incentives. Please contact Historic Preservation staff to determine if your project would qualify for any of the financial programs. 3. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. 4. LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated or individually eligible for designation] then to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of the historic structure. The development plan and building design shall protect and enhance the historical and architectural value of any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on property adjacent to the development site …. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto. 5. LUC Division 5.1 states: Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. 6. This project will likely need to be reviewed more than once by the Landmark Preservation Commission. As provided for in 3.4.7(F)(6), the Commission will provide a formal recommendation on the project to the Decision Maker. 7. Page 3 of 9 31 Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Department: Fire Authority 2012 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. 1. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 2. AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA13 automatic fire sprinkler system under a separate permit. 3. BALCONIES AND DECKS 06IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. 4. FIRE STANDPIPE SYSTEM 06IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access, or where the floor level of the lowest story is located more than 30 feet below the highest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approve fire pump may be required to achieve this minimum pressure. 5. ROOF ACCESS 06IFC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. 6. FDC 06IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be coordinated and approved by the fire department. 7. KEY BOXES REQUIRED 06IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 8. FIRE LANE SPECIFICATIONS Future plan sets need to show the full extent of the EAE including its connection with Lake Street. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: 9. Page 4 of 9 32 > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. *STRUCTURES EXCEEDING 30' (OR) THREE OR MORE STORIES IN HEIGHT 06IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. WATER SUPPLY 4/29/14: There is a recognizable deficiency in both the placement and number of available hydrants in the area. However, after discussing the situation with the Fire Marshal, he will not encumber the development of the property at 808 W. Prospect Ave. with the burden of fixing these deficiencies. As a hydrant is available on Prospect Ave. immediately to the west of the project and it's location meets the basic fire code requirement, we will consider the water supply requirement as being satisfied for this site. 4/27/14: Hydrants in the area do not appear to be on 600' centers as required by code for commercial properties. Further review is needed to determine if an additional hydrant is required on or off the property. 06IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. 10. SECURITY GATES Breakaway or removable bollards are no longer being permitted to control access to emergency access drive aisles. If you proceed forward with the "Emergency Access Only" drive aisle as originally approved on the existing site plan, the fire lane will instead need to be gated at both ends. Gate specifications are provided for your reference. 06IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) 11. Page 5 of 9 33 to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Department: Environmental Planning With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. 2. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the State of Colorado and the City of Fort Collins. 3. Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Department: Engineering Development Review Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. 1. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php 2. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Note that some of the previous work on the previous development on the property (such as street patching done to Prospect Road) was not completed to a permanent standard and incomplete infrastructure would need to be finalized and completed in accordance with City standards. 3. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 4. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 5. This project is responsible for dedicating any right-of-way and easements that are necessary for this project as a result of any proposed (or required) changes from the previous submittal. 6. 7. Utility plans will be required. Page 6 of 9 34 8. A Development Agreement will be required for the property and recorded once the project is finalized. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Contact: Justin Fields, 970-224-6150, jfields@fcgov.com Department: Electric Engineering Contact Light and Power Engineering, 970-221-6700, to review the balance of development charges due on this project as well as any changes to the electric service requirements. 1. Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Current Planning PEDESTRIAN CIRCULATION - The overall site plan layout results in an awkward, narrow sidewalk on the north side of the building. This sidewalk is very narrow and constrained, with car bumpers overhanging on one side, and on the other side are meter banks, electrical gear, and window wells looking into bedrooms. This looks like an inconvenient circulation facility that does not contribute to the attractiveness of the development, yet it is the primary daily route to and from CSU. This needs further discussion because any additional width would involve significant space tradeoffs. 1. Does the multi-modal walkway extend to the north toward CSU? It's not apparent on the plan. This needs further discussion because of opportunities and issues with the 30-foot easement extending to Lake Street and possible reconfiguration of the easement in conjunction with the parking lot for the apartments due north of the site. 2. BUILDING DESIGN - ENTRANCES - The building entrances are poorly defined and give an anonymous quality to the building. The safety and attractiveness of these areas need greater design attention. Also, the sidewalk connection to the south entrance is not apparent on the plan. 3. BUILDING DESIGN - FACADES - Interrelated with comments on the sidewalks and entrances, the ground floor facade on the north side has no pedestrian interest or detail features. It has what appears to be a long row of bedroom windows with no buffering layers of space, landscaping, or architecture to form a comfortable transition. 4. TRAFFIC OPERATIONS - (per Martina Wilkinson, City Traffic Engineering) - An updated traffic study will be required that needs to include current proposed use and updated current existing conditions on the roads. In addition to typical TIS items, the study will need to specifically address access, which is a challenge in this location. Prospect is a 4-lane arterial without left turn lanes. If a left turn lane cannot be built, the applicant should understand that access may be limited to right-in, right-out. 5. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 7. Page 7 of 9 35 This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 10. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 12. Page 8 of 9 36 Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4 2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341 Page 9 of 9 37 38 39 40 41 42 S h e e l y D r Prospect Ln Balsam Ln Hobbit St W Lake St W Prospect Rd © 808 Multifamily W Prospect Rd These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. 1 inch = 139 feet ^_ ¤£287 ¤£287 ¤£287 VU14 «¬1 ¦¨§25 ¦¨§25 ¦¨§25 D ouglas Vine Mountain Vista Mulberry Trilby Lemay Shields Harmony Taft Hill Prospect Horsetooth Drake Timberline HMN RL CSU Balsam Ln Prospect Ln S h e e l y 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 February 25, 2005 Jonathan Irvin The Group Inc. 1401 West 29th Loveland, CO 80538 Re: 730 West Prospect Road, Fort Collins Dear Jonathon: As you know, at its February 23, 2005 meeting, the Landmark Preservation Commission conducted a preliminary hearing regarding the relocation of the residence at 730 West Prospect Road farther forward on the same site, to facilitate development of the site. The following are comments provided by staff and the Commission, to assist you in your planning. In addition to these comments, staff will review the development plans, once submitted, for compliance with the applicable standards in the city’s Land Use Code, including Section 3.4.7, “Historic and Cultural Resources.” At the contract purchaser’s request, the Commission had previously evaluated the eligibility of this property for designation as a Fort Collins Landmark, and found that the property meets the standards for designation under at least one category, Standard 3, Architecture, and is eligible for individual designation as a Landmark. (While not evaluated at this time, supplemental research may indicate that the property could also qualify under additional categories of significance.) Article IV, Section 14 of the Municipal Code allows for the relocation of individually eligible historic buildings, if, in the opinion of the Commission, the relocation can be accomplished in a manner that ensures that the building retains sufficient integrity and significance such that its individual eligibility is not adversely affected. Commission members generally supported the idea of moving the building closer to Prospect Road, recognizing the difficulty of developing the lot with the building in its current location. However, the Commission felt that a key component of retaining the building’s significance and integrity, and thereby meeting the requirements of the Municipal Code, was retaining the historic building on its same site. The Commission was in favor of moving the building forward, and either locating the building centrally, or offsetting the building to the east. There did not appear to be support for moving the building farther back on the lot, and very limited support for moving the building to the west. Members commented that the building would become more visible by being brought forward, thereby helping to mitigating somewhat the loss of integrity of location. Additionally, while demolition of the garage and the deck structure were not specifically addressed, Commission members indicated that these two structures are not critical to the property’s significance, and may be demolished. 62 The Commission expressed concern that the historic building’s significance and its integrity of setting, feeling and association be protected through a suitable amount of landscaping, including a front lawn, side and rear “yard,” and trees. The actual amount of buffer, as explained, will depend greatly upon the design of the new buildings. Access to both the historic and new buildings will also need to be addressed, although one member suggested a “U” shaped drive, if the historic building is centrally located. The applicant discussed proposed new uses for the building, as a coffee shop, for retail, or as student housing; as long as the significance and integrity of the building are retained, a change of use will not affect the building’s eligibility. Additional issues affecting the historic building’s significance and integrity will be resolved by staff during the planning review process. Again, the most critical of these issues are likely to be the location and design of the proposed new buildings. In general, rather than one building, the proposed student housing should be designed as several smaller buildings, to reduce the sense of mass. Those buildings located closer to the historic structure will need to be designed to be the most reflective of its scale, massing and architectural characteristics, i.e., no taller than the historic building, with similar roof pitches, materials, and articulation, and with similar “Craftsman” detailing. As the development moves farther away from the historic, the buildings may step up in height, and detailing, while still important, becomes less critical. Once your client determines more specifically the layout of the development, I will meet with you to establish the final placement of the historic building, and identify any other development issues affecting its significance and integrity. In the meantime, if you have any questions or would like to discuss your plans further, please contact me or your project planner to set up a meeting. Sincerely, Karen McWilliams Historic Preservation Planner C: Steve Olt, Current Planner 63 64 65 66 67 68 69 March 6, 2007 Jeff Evans 2474 South Cook Street Denver, CO 80210-5529 Dear Jeff: The Landmark Preservation Commission and the City=s Historic Preservation Office wish to congratulate you on the Landmark designation of your property at 720 West Prospect Road, known historically as the Emma Brown/Susan Winter House. On February 6 and February 20, the City Council held public hearings to consider this designation, and adopted Ordinance No. 027, 2007, designating the house and property as a Landmark. Per your request, and that of the previous owner, Susan Winter, the property’s garage and well were excluded from this designation. Your property’s status as a Fort Collins Landmark enables you to apply for our financial incentives, including Colorado State Tax Credits and the City’s Zero Interest Loans. Additionally, staff is available to assist you with applications and design suggestions. Please let us know how we may help. As the application form states, designation of the property as a Fort Collins Landmark does entail the responsibility on the part of the property owner, or your successors or assigns, to notify the Advance Planning Department prior to any new construction, or of alteration, relocation or demolition of any part of the exterior of any improvements located on this property. To ensure that a designated property's significance and integrity are retained, exterior work is reviewed for compliance with the city’s regulations and with the Secretary of the Interior's Standards and Guidelines. I have enclosed a copy of the Standards; more detailed information on these Standards and Guidelines is available at http://www.cr.nps.gov/hps/tps/standguide/index.htm, or by contacting our office. Again, the Landmark Preservation Commission and Historic Preservation Staff offer our congratulations on the Landmark designation of this property. The Emma Brown/Susan Winter House property is an important element of the architecture and the history of our community, and we appreciate your willingness to preserve it. And again, if we may be of assistance at any time, please do not hesitate to let us know! Sincerely, Karen McWilliams Preservation Planner kmcwilliams@fcgov.com 970-224-6078 cc: Susan Winter 70 LANDMARK PRESERVATION COMMISSION January 10, 2007 REVISED STAFF REPORT REQUEST: Landmark Designation of the Emma Brown/Susan Winter House, at 720 West Prospect Road, Fort Collins, Colorado STAFF CONTACT: Karen McWilliams, Preservation Planner APPLICANT: Susan Winter, Owner. EXECUTIVE SUMMARY The owner of the property, Susan Winter, is initiating this request for Fort Collins Landmark designation for the property. The Emma Brown/Susan Winter House qualifies for individual Landmark designation under Landmark Standards (1) and (3). The property has historic significance to our city for its ability to convey the Shields/Prospect district’s historic use for “gentleman farming.” The property is also eligible for designation for its architectural significance, as a nearly intact example of Vernacular Architecture with Craftsman elements. The exterior integrity of the residence is very good, conveying all seven aspects of integrity: original location, design, setting, materials, workmanship, feeling and association. The property contains an historic house, garage and well; while all of these structures would qualify for Landmark designation, the owner has requested that, at this time, only the house and land be designated as a Landmark, facilitating the demolition of the garage and well, if needed, in the future. Significance and Physical Integrity: The property at 720 W. Prospect Road is eligible for individual designation under Standards (1) and (3) of the Landmark Preservation Code (Sec. 14- 5), for its architectural and historical significance. A very good example of Vernacular Architecture with Craftsman elements, the house is surrounded by one-half acre of mature landscaping. The property, which dates from the mid-1930s, conveys the Shields/Prospect district’s historic use for “gentleman farming.” This area, just south and west of the Colorado Agricultural College campus (now CSU), was occupied by hobby farms of generally one to two acres. These were owned by members of the Fort Collins community, many of them professionals, who wanted to enjoy both country life and the convenience of residing within minutes of the developed urban core of the town. Underscoring the property’s significance for its past use as a small gentleman farm, the records show that in 1949 the property included a 1/8 share of water from the Arthur Ditch, and that it consisted of ½ acre of farmstead and ½ acre of pasture. A 20’ x 48’ poultry shed was located in the rear yard; it was demolished sometime prior to 1960. 71 The Brown/Winter House dates to circa 1933. The property was developed at that time by Dr. Thaddeus Brown, an active local physician during the 1920s and 1930s, evidently as a home for his widowed mother, Emma Brown. Brown maintained his own residence next door at 730 W. Prospect Road (known as “Brownmar.”) Dr. Brown was active in the Fort Collins medical community as a general practitioner throughout the 1920s and 1930s, and in 1923 was elected an officer of the Larimer County Medical Association. The residence exhibits many of the characteristic elements of the Craftsman style of architecture. This is most evident in the building’s exposed rafters and purlins, its 6/1 double hung sash windows, and its multi-light front entry door. Additionally, its wall cladding material, of stucco over frame, is typical of the style, as is its higher foundation. The residence is a one-story, side- gabled, vernacular building that faces toward the south. The side-gabled roof exhibits the historic gutters and downspouts. Two chimneys are present along the ridge line, both constructed of brick and finished with stucco. The main entry is approached by way of a flagstone patio in front of the home. The entry consists of the original 15-light wood door with flanking 10-light sidelights. An old wood storm door with 8 lights is also present. Other interesting original features include a wood threshold, wood surrounds, and all of the early hardware. Records obtained from the Larimer County Assessor’s office from 1949 and 1968 show that the house has changed very little. The only obvious alteration is that the opening now occupied by the front picture window was originally filled by a band of three 6/1 double hung sash windows, matching the band of windows still existing on the main body of the house. Additionally, a screened porch on the rear of the home appears to have been constructed prior to the mid-1960s. The porch consists of 2” x 4” open framework walls, and a shed roof finished with opaque corrugated plastic sheeting. Behind the house to the northwest is the original 14’ x 24’ garage. This rectangular wood frame building has a concrete floor, stuccoed walls, and gabled roof with asphalt shingles. Facing toward the unpaved driveway to the south is a pair of large wood swinging doors with six lights over three vertical panels. A secondary entrance found on the east elevation of the building contains an historic panel door. Projecting from the north wall of the building is an early shed- roof addition accessed through a panel door and containing one 6-light fixed window. The site further contains a brick-lined well, likely constructed c. 1933, at about the time that the residence was built. The well is a locally rare example of a once common historic resource. While the garage and well would qualify for inclusion in the Landmark designation, the owner has requested that, at this time, only the house and land be designated as a Landmark, facilitating the demolition of the garage and well, if needed, in the future. RECOMMENDATION: Staff recommends that the Landmark Preservation Commission finds that the Emma Brown/Susan Winter House at 720 West Prospect Road, is eligible for individual designation as a Fort Collins Landmark, having significance to our community under Landmark Standard 1 for its significance to Fort Collins in conveying the West Prospect/Shield Street’s historic use for “gentleman farming,” and under Standard 3, as a very good example of Vernacular Architecture with Craftsman elements, and that the Commission recommends that the Fort Collins City Council approve this designation. 72 April 16, 2007 Jeff Evans 2474 South Cook Street Denver, CO 80210-5529 Re: Conceptual Review of Development Proposal, 720 and 730 West Prospect Road Dear Jeff: This letter is a summary of the comments made at last week’s Landmark Preservation Commission (LPC) meeting, to assist you in planning your development proposal for the above properties. Process: Your project will likely require some level of review under all three of our code processes relating to historic preservation. The property at 720 West Prospect Road is a designated Fort Collins Landmark; this designation means that the Landmark Preservation Commission is the reviewing authority for any changes to the property. (Municipal Code, Chapter 14, Article 3). The property next door, at 730 West Prospect, was officially determined, in 2005, to be individually eligible for landmark designation. Staff and the LPC both comment upon proposed changes to individually eligible properties, under the city’s Demolition/Alteration Review Process. (Municipal Code, Chapter 14, Article 4). And, in addition, staff will review the development plans, once submitted, for compliance with the applicable standards in the city’s Land Use Code, including Section 3.4.7, “Historic and Cultural Resources,” and will provide a recommendation to the decision making authority. Conceptual Review of Proposed Development: Staff reiterated the Commission’s 2005 discussion regarding moving the house at 730 W. Prospect forward on its lot, and demolishing its garage and non-historic deck structure. Staff also noted that the garage at 720 W. Prospect was not included in the landmark designation of that property, with the recognition that it would likely be removed to facilitate new development. The Commission members concurred with the comments made in 2005, and all appear to support the concept of moving the historic house at 730 W. Prospect to the east and closer to Prospect Road, as well as the demolition of the outbuildings on both parcels. Mr. Evans described the project. The proposal is to make this project Phase II of the already approved development plans for 808 W. Prospect, which consists of a three-story apartment complex with lower level parking, on 1.6 acres. The proposed plans for 720-730 W. Prospect are for a 30-unit apartment building to be constructed behind the two historic houses, with a 25- 30 foot setback between the new development and the homes. The two historic houses would share a drive, with access off of Prospect. Access for the proposed apartment building would be off of the 808 W. Prospect development, behind the historic homes. Mr. Evans noted that parking for the 720-730 apartment building will be entirely below-ground, helping to keep the overall height of the new development lower, and thereby having less impact on the historic resources. He also discussed proposed new uses for the historic buildings; staff noted that, as 73 long as the significance and integrity of the buildings are retained, a change of use will not affect the historic buildings. The Commission appears supportive of development occurring behind the two historic homes. The challenge is with designing the new in such a manner so as to still maintain the historic homes’ character and significance, as required by the various codes. There is a definite concern among several members that the proposed 25-30 foot separation between the historic homes and the new development will not be sufficient. However, other members commented that, by being located in front of the new construction, the historic buildings would be the first to be noticed, with the apartments being noticed afterwards, thereby helping to mitigate the visual impact of the new apartment building. The Commission recommended stepping back the apartment building, from a 2 story leading edge to 3 (or possibly, 4 stories), which would also greatly help to make the new construction more compatible with the historic. It was suggested that the potential loss of living units caused by stepping back the building and by keeping it to a 3-story height could be resolved by adding the units to the sides and rear. Other ideas were discussed to help provide the needed buffer between the historic and new, and to make the new development more compatible with the historic. These included siding materials (hard coat stucco was suggested, to compliment the historic buildings), and roof treatments, including low pitched shed roof dormers, to better reflect the Craftsman architecture of 730 W. Prospect. The sections of the apartment building located closer to the historic structures should be designed to be the most reflective of the historic homes’ scale, massing and architectural characteristics. As the development moves farther away from the historic, the building may step up in height, and detailing, while still important, becomes less critical. Ultimately, the amount of buffer needed between the historic buildings and new development will depend in great measure upon the design of the new building. Additionally, all agreed that suitable landscaping can help. Mr. Evans discussed his intent to retain the cluster of 13 large evergreen trees on the front of 730 W. Prospect, which helps to visually mitigate the new development when traveling east on Prospect, and suggested planting some fast-growing trees between 720-730 W. Prospect and the apartment building. In summary, the Commission is generally supportive of your development proposal. In order to facilitate the approval process, you are encouraged to seek comments on your revisions as they occur. The Commission meets on the 2nd and 4th Wednesdays of each month, and you may be added to any agenda by contacting staff. To better evaluate how the new construction would relate to the historic, the Commission requested that you provide elevations and a cross- section. Also, staff and the Commission are especially interested in your “dream” plans, which you alluded to, and would like the opportunity to see if portions of these could be incorporated into this development. We look forward to working with you. Sincerely, Karen McWilliams Historic Preservation Planner cc: Ted Shepard, Current Planner 74 MEMORANDUM DT: May 14, 2014 TO: Members of the Landmark Preservation Commission TH: Laurie Kadrich, Director of Community Development and Neighborhood Services FM: Josh Weinberg, Historic Preservation Planner RE: Proposed Update of Design Standards for the Old Town Historic 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. Primary project goals are to provide clear guidance for LPC members, City staff, property owners, and developers in the review of projects within the District; incorporate elements of green building and sustainable design; and highlight successful preservation projects that have already occurred in the District. Historic Old Town Fort Collins is renowned as a highly successful example of how historic preservation, economic development and community planning have combined to create a dynamic sense of place essential to the community’s quality of life. In 2006, for example, Money Magazine named Fort Collins the best place to live in the United States, and cited Old Town as Fort Collins’ integral social and economic resource. Today, Historic Old Town both stands as a link to the past, while serving as an engine for economic development for the community at large. Most of the structures within the District were built between 1878 and the early 1900’s. The hub of Fort Collins’ commerce and industry, the District’s buildings underwent numerous alterations and modernizations, notably in the 1960s and the early 1970s. Revitalization of the District began in the late 1970s with Local, State, and National Register designation, and a community-wide commitment to preservation. Throughout the 1980s, 1990s, and 2000s nearly every historic building within the District was restored and/or rehabilitated. Highlighting these “success stories” is one of the project goals. This document has utilized an innovative and creative format to be user friendly. “Before and after" examples are used to illustrate the document, and demonstrate the functionality of the preservation standards. The format makes use of charts and diagrams that help users plan projects efficiently and quickly determine which sections of the document apply. The document 75 also incorporates computer-generated models of alternative approaches for various design topics, including additions, rehabilitation and new construction. Additionally, information on sustainability and the use of substitute materials are interwoven through the document. Question: Does the Commission wish to make a recommendation to Council on the adoption of the updated Old Town Design Standards? ATTACHMENT 1. Old Town Design Standards 76 OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS FORT COLLINS, COLORADO State2014 Historical Fund, History Colorado, the Colorado Historical Society. Project #2013-M2-032 Draft #1e May 7, 77 page left intentionally blank 78 Credits This project was paid for in part by a State Historical Fund Grant from History Colorado, the Colorado Historical Society. Project # 2013-M2-032 Prepared by: Winter & Company 1265 Yellow Pine Avenue Boulder, CO 80304 303.440.8445 www.winterandcompany.net 79 TABLE OF CONTENTS III. DESIGN STANDARDS FOR THE TREATMENT OF HISTORIC RESOURCES Architectural Details 43 Materials and Finishes 47 Windows 50 Doors and Entries 55 Commercial Storefronts 57 Historic Roofs 59 Exposed Historic Foundations 59 Loading Docks 60 Color 60 Existing Additions 62 New Additions and Accessory Structures 62 Planning for Energy Efficiency 64 Accessibility 68 Phasing Preservation Improvements 68 Temporary Stabilization Treatments 69 Existing Historic Alterations 69 IV. DESIGN STANDARDS FOR ALL PROPERTIES Awnings and Canopies 73 Street Layout 74 Outdoor Use Areas 74 Handrails and Enclosures 75 Art and Historic Properties 76 Site Lighting 76 Building Lighting 77 Service Areas 78 Surface Parking 78 Buffers 79 Building Equipment 79 Security Devices 80 Color 82 Archeological Resources 82 INTRODUCTION Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . 3 About This Document 4 What are Design Standards 4 Why Have Design Standards 4 Policies Underlying the Design Standards 5 Sustainability - Social, Economic and Environmental Benefits of Historic Preservation 7 The Development of Old Town Fort Collins 9 1. USING THE DESIGN GUIDELINES Design Review System 15 Where the Design Standards Apply 16 Design Standards Organization 17 II.. PLANNING A PRESERVATION PROJECT What Does Historic Preservation Mean 23 Planning a Preservation Project 24 Old Town Fort Collins Case Studies 29 Designing in Context 38 Historic Architectural Styles 39 80 C 2013 Noré Winter (sketch material content) V. DESIGN STANDARDS FOR NEW CONSTRUCTION Overview 85 Building Placement and Orientation 86 Architectural Character and Detail 87 Building Mass, Scale and Height 89 Building and Roof Forms 92 Entrances 93 Materials 94 Windows 95 Energy Efficiency in New Designs 97 Energy Efficiency in Building Massing 99 Environmental Performance in Building Elements 100 Solar and Wind Energy Devices 100 VI. DESIGN STANDARDS FOR SIGNS Overview 103 Treatment of Historic Signs 104 Sign Installation on a Historic Building 105 Design of New and Modified Signs 106 Design of Specific Sign Types 107 Awning Sign 107 Interpretive Sign 107 Murals 108 Tenant Panel or Directory Sign 109 Projecting/Under-Canopy Sign 109 Flush Wall Sign 110 Window and Door Sign 111 Kiosks 112 Other Sign Types 112 Illumination 112 APPENDIX Historic Architectural Styles A-3 81 82 INTRODUCTION 83 84 Old Town Fort Collins | May 2014 3 Overview Fort Collins is recognized for its rich collection of his- toric resources. They are enjoyed by residents, business owners and visitors as links to the city’s heritage while also setting the stage for a vibrant future. Preserving these assets is essential to Fort Collins’ well being. A key collection of these historic resources is found in the Old Town Historic District which is a place with special meaning for Fort Collins. Once the core of business activity, the brick and stone fa- cades provide a link with the past. The ornamental cornices, brackets, and lintels are records of the skilled craftsmen who worked to build Fort Collins at the turn of the century. The community recognized the significance of the Old Town Historic District as an important cultural resource. They wished to preserve the inherent historic elements of buildings as a cultural record for future generations and to maintain the sense of place that existed. Responding to this sentiment the City Council designated the area an official locally designated historic district in 1979. Previ- ously, in 1978, the Secretary of the Interior also entered a somewhat larger Old Town Fort Collins Historic District into the National Register of Historic Places. The Landmark Preservation Commission and city staff have the responsibility to review the proposed changes in the area and determine their compliance with the design standards. The design standards are to be used by the Landmark Preservation Com- mission and city staff to review any changes to the exterior of buildings within the Old Town Historic District. They are also for designers and owners who are planning projects within the district. Today, many of the historic resources found within the Old Town Historic District have been reha- bilitated and the district is thriving. The document highlights the success stories of past projects and the positive impact they have had. While rehabilita- tion will continue in the district, additions and infill construction are also anticipated. The standards are intended to promote designs that respect the heritage of the area. They therefore encour- age projects that contribute to the quality of the district. The historic preservation design standards promote the community’s vision for sustainable preservation. The standards also provide direction for rehabilitation, alteration, expansion and new construction projects in- volving locally-designated individual historic landmarks and properties in locally-designated historic districts elsewhere in Fort Collins. They also guide city staff and the Landmark Preservation Commission’s evaluation of such projects, helping the city and property owners maintain the special qualities of Fort Collins’ history. Financial Assistance See the following web site links for financial as- sistance programs that may be available for the 4 Introduction About this Document WHAT ARE DESIGN STANDARDS? Design standards are requirements that apply to his- toric properties. They seek to manage change so the historic character of the district is respected while ac- commodating compatible improvements. They reflect the city’s goals to promote economic and sustainable development, enhance the image of the city and reuse historic resources. 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. Why Do We Preserve Historic Resources? We preserve historic resources for these reasons: » To honor our diverse heritage » To support sound community planning and development » To maintain community character and support livability » To support economic, social and environmen- tal sustainability in our community The design standards also provide a basis for making consistent decisions about the treatment of historic resources and new infill within the district. Designing a new building or addition to fit within the historic char- acter of Old Town requires careful thought. Preserva- tion in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new construction occurs, it shall be in a manner that reinforces the basic visual characteristics of the historic district. In addition, the standards serve as educational and planning tools for property owners and their design professionals who seek to make improvements. While the design standards are written for use by the layperson to plan improvements, property own- ers are strongly encouraged to enlist the assistance of qualified design and planning professionals, including architects and preservation consultants. Note In this document, “Old Town” refers to the area officially designated as the local historic district, in contrast to a more general reference to a larger portion of the downtown. See map on page 16. Background Old Town Fort Collins | May 2014 5 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 LIV 16: The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the community. Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re- sources. Determine what historic resources are within the Growth Management Area, how significant these resources are, the nature and degree of threat to their preservation, and methods for their protection. Policy LIV 16.2 – Increase Awareness. Increase awareness, understanding of, and appreciation for the value of historic preservation in contributing to the quality of life in Fort Collins. Policy LIV 16.3 – Utilize Incentives. Use incentives to encourage private sector preservation and rehabilitation of historic resources. Policy LIV 16.4 – Utilize Planning and Regulations. Recog- nize the contribution of historic resources to the quality of life in Fort Collins through ongoing planning efforts and enforcement regulations. Policy LIV 16.5 – Encourage Landmark Designation. Actively encourage property owners to designate their properties as historic landmarks. Policy LIV 16.6 – Integrate Historic Structures. Explore opportunities to incorporate existing structures of historic value into new development and redevelopment activities. Principle LIV 17: Historically and architecturally significant buildings Downtown and throughout the community will be valued and preserved. Policy LIV 17.1 – Preserve Historic Buildings. Preserve his- torically significant buildings, sites and structures throughout Downtown and the community. Ensure that new building design respects the existing historic and architectural character of the surrounding district by using compatible building materials, colors, scale, mass, and design detailing of structures. Policy LIV 17.2 – Encourage Adaptive Reuse. In order to capture the resources and energy embodied in existing buildings, support and encourage the reuse, and adapta- tion of historically significant and architecturally important structures, including but not limited to Downtown buildings, historic homes, etc. Policy LIV 17.3– Ensure Congruent Energy Efficiency. Ensure that energy efficient upgrades contribute to or do not lessen the integrity of historic structures. Consider attractive means of achieving efficiency such as installing storm windows. Land Use Code Section 3.4.7 Historic and Cul- tural Resources Section 3.4.7 provides standards for preservation and treatment of historic properties and their incorpora- tion into new developments. It provides a good basis 6 Introduction THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION The City of Fort Collins requires rehabilitation projects to be in conformance with the Secretary of the Interior’s Standards and Guidelines for Rehabilitating Historic Build- ings. The Secretary of the Interior’s Standards for the Rehabilitation are general standards established by the National Park Service for historic properties. It is the intent of this document to be compatible with The Secretary of the Interior’s Standards while expanding on the basic rehabilitation principles as they apply in Fort Collins. Standards for Rehabilitation: “1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. For More Information For more information on national treatments underlying the preservation standards, see The Secretary of the Interior’s Standards for 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 feasible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project Old Town Fort Collins | May 2014 7 Historic Preservation and Sustainability SUSTAINABILITY - SOCIAL, ECONOMIC AND ENVIRONMENTAL BENEFITS OF HISTORIC PRESERVATION Preserving and enhancing historic places promotes the three basic components of sustainability. These are: (1) Cultural/Social Sustainability, (2) Environmental Sustainability and (3) Economic Sustainability. Each of the components is described in greater detail in the following pages. Preserving historic places promotes the three basic categories of sustainability. Environmental Sustainability Economic Sustainability Cultural/Social Sustainability SUSTAINABILITY Cultural/Social Component of Sustainability This component relates to the maintenance of the community’s cultural traditions and social fabric. Pre- serving historic places and patterns promotes cultural and social sustainability by supporting everyday con- nections between residents and the cultural heritage of the community. These connections are reinforced by the physical characteristics of historic places, which often directly support environmental sustainability. Historic properties in the district provide direct links to the past. These links convey information about earlier ways of life that help build an ongoing sense of identity within the community. Residents anchored in this sense of identity may be more involved in civic activities and overall community sustainability efforts. The historic development pattern of the district pro- motes social interaction that supports a high quality of life and helps build a sense of community. The area is compact and walkable, providing for impromptu mix- ing of different cultural and economic groups. Direct connections to the public realm provide opportunities for community interaction. This physical pattern, com- bined with the inherent cultural connections, provides significant support for the community’s overall sustain- ability effort. Environmental Component of Sustainability This is the most often cited component of sustainability. It relates to maintenance of the natural environment and the systems that support human development. Re- habilitation of historic resources is an important part of environmental sustainability and green building initia- tives. It directly supports environmental sustainability through conservation of embodied energy, adaptability, and other factors that keep historic buildings in use over long periods of time. Inherent Energy Typically historic buildings were built with energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building features that can be repaired if damaged, 8 Introduction tion takes three decades or more to recoup, even with the reduced operating energy costs in a replacement building. Building Materials Many of the historic building materials used in the dis- trict contribute to environmental sustainability though local sourcing and long life cycles. Buildings constructed with wood and masonry were built for longevity and ongoing repair. Today, new structures utilize a signifi- cant percentage of manufactured materials. These ma- terials are often less sustainable and require extraction of raw, non-renewable materials. High levels of energy are involved in production, and the new materials may also have an inherently short lifespan. The sustainable nature of historic building materials is best illustrated by a window: older windows were built with well seasoned wood from durable, weather resistant old growth forests. A historic window can be repaired by re-glazing as well as patching and splicing the wood elements. Many contemporary windows cannot be repaired and must be replaced entirely. Repairing, weather-stripping and insulating an original window is generally as energy efficient and much less expensive than replacement. Landfill Impacts According to the Environmental Protection Agency, building debris constitutes around a third of all waste generated in the country. The amount of waste is reduced significantly when historic structures are retained rather than demolished. Economic Component of Sustainability This component of sustainability relates to the economic balance and health of the community. The economic benefits of protecting historic resources are well documented across the nation. These include higher property values, job creation in rehabilitation industries, and increased heritage tourism. Quality of life improvements associated with living in historic districts may also help communities recruit desirable businesses. Historic Rehabilitation Projects Historic rehabilitation projects generate both direct and indirect economic benefits. Direct benefits result from the actual purchases of labor and materials, while material manufacture and transport results in indirect benefits. Preservation projects are generally more labor intensive, with up to 70% of the total project budget being spent on labor, as opposed to 50% when compared to new construction. Expenditure on local labor and materials benefits the community’s economy. Historic Preservation and Sustainability By preserving existing buildings and guiding compatible redevelopment, the Design Stan- dards promote the three key elements of com- munity sustainability: » Cultural/Social Sustainability. Preserv- ing historic places and patterns promotes cultural and social sustainability by supporting everyday connections between residents and Old Town Fort Collins | May 2014 9 The Development of Old Town Fort Collins HISTORY The opening of the Overland Stage Line between Denver and Wyoming, in the early 1860s, necessitated the construction of military forts to protect coaches and immigrant trains from the threat of Indian attacks. Entering the Cache La Poudre River Valley in 1862, the 9th Kansas Volunteer Cavalry set up camp in the vicinity of Laporte, Colorado. In 1864, due to severe flooding of the Cache La Poudre and a series of military command changes, the outpost, known as Camp Col- lins, was moved to the area just southeast of the old Fort Collins Power Plant. The founding of the military post attracted citizens wishing to open mercantile establishments and thereby capitalize on trading with the nearby soldiers. Joseph Mason was the first to obtain permission from the War Department to build a store on the four-mile-square military reservation. His structure was erected in 1865 on land that later became the Linden/Jefferson inter- section. Called “Old Grout,” it served as a settler’s store, church, post office, community center, and later as the county offices and courthouse. Old Town claims the site as the foundation for the City of Fort Collins. Two other notable structures built in the area include Auntie Stone’s cabin/hotel and a flour mill. The establishment of this commercial district neces- sitated the platting of the town’s first streets. In 1867- 1868, Jack Dow and Norman H. Meldrum surveyed the area and set up streets that ran parallel to the major environmental landmark, the Cache La Poudre River. However, the influx of proprietors to Fort Collins, and specifically the Old Town area, was certainly not a stampede because when the fort closed in 1866, there were scarcely a dozen civilians in town. The subsequent departure of the soldiers put the town’s future in ques- tion. The town and its business district languished until the mid-1870s. In retrospect, the prosperity of the town was assured in an incident, called by Ansel Watrous in his History of Larimer County, “perhaps the most notable event in the early history of Fort Collins.” In the fall of 1872 the agricultural colony was established. General R. A. Cameron, originator of the Union Colo- ny in Greeley, spearheaded the drive for Fort Collins’s Agricultural Colony. The purpose of the new commune was for it to be the crop-raising group for the settlers at the Union Colony. Working with the earlier settlers of Fort Collins, the officers of the new colony organized the Larimer County Land Improvement Company. The goal of the company was to encourage settlement of the Fort Collins area. Within two months of their arrival, the company had acquired enough land for their surveyor to come in and plat new city streets. For this job they chose a young New Yorker, Franklin C. Avery, who had also platted the Union Colony. Mr. Avery, utilizing the latest techniques in city planning, laid the streets according to the cardinal points of the compass, rather than along the environmental dictates 10 Introduction The decades of the 1880s and nineties saw the addition of ornately decorated buildings like the Miller Block and the Linden Hotel. Other distinctive buildings, like the City Hall /Fire Station, added uniqueness to this area. In 1887 electric lights and the town’s first telephone enhanced Old Town’s status as the mercantile center for Fort Collins. In 1897 the Avery Building provided the link between Old Town and New Town. An early competition developed between the business people in Old Town and those with businesses near the intersec- tion of College and Mountain. The new Avery Building was a bridge that joined these two shopping areas together. But the competition between the two areas was to remain strong throughout the next century. The new century, however, brought other problems to Old Town. The Post Office, with its accompanying pedestrian traffic and long an institution in one building or another in the triangle, moved to the corner of Oak and College. Mr. Avery crossed Mountain Avenue to build yet another structure for his rapidly expanding First National Bank. By the 1900s Fort Collins was the well-settled home of Colorado’s first land-grant college, the possessor of a notable in-town railway transit system, and a very popular spot in northern Colorado for urbanite and farmer alike. On the direct railroad line between Den- ver and Cheyenne, the passenger depot on Jefferson Street in Old Town welcomed contented old-timers of the community and diverse newcomers: academic, agricultural, and financial. Fort Collins’ residents were served well by Old Town, whose offerings ranged from commodities and services found in eastern cities to items more commonly located in agricultural com- munities. These ranged from hotel accommodations, banks and restaurants to hardware stores, feed, coal and hay shops. 1889 Bird’s Eye view of Old Town Miller Block (1889) Linden Hotel (1908) Old Town (1900) 92 Old Town Fort Collins | May 2014 11 The major retail businesses left the interior of the triangle to locate along College Avenue frontage in the early 1920s in response to the advent of an auto- oriented population. Other, smaller businesses soon thought it was more advantageous to move along College Avenue. After World War II the area was beginning to show signs of aging and decay. During the 1950s and 1960s, Old Town became home to social services organiza- tions, automobile maintenance facilities, and some limited retail. It also housed a collection of taverns and some low-cost housing. Revitalization began in the 1980s, with individual inves- tors who saw opportunities in rehabilitating the historic structures in the area. The Secretary of the Interior listed the Old Town Historic District in the National Register in 1978. This included all of the land area that was later (1979) designated as the local historic district, but also extended farther north to include the original fort site. This made federal income tax credits available for the certified rehabilitation of historic structures in the area. With the city’s designation of the local historic district in 1979, a formal design review process was established to assure that historic buildings would be preserved and that new construction would be compatible with the historic context. Individual investment efforts attracted more invest- ment, and in 1985 Old Town Associates proposed a redevelopment plan that included rehabilitation of several historic buildings, erection of new infill build- ings and construction of a pedestrian area for a portion of Linden Street. Revitalization continued through the turn of the twenty-first century, with substantial participation of the City of Fort Collins and the Down- town Development Authority. By 2013, the Old Town Historic District was well-established as a center for dining, retail and entertainment as well as housing and professional offices. Fort Collins’ Old Town is a reminder of its early pioneer settlement. It was established by people who purchased lands from a real estate company in order to ward off the loneliness of the prairies, to profit by the experience and expertise of their new neighbors, and to furnish their families with social amenities that were long in coming to communities situated farther east on the Great Plains. Old Town demonstrates how these people settled a new area and used local materials to decorate it with styles current in the East, creating a substantial, as well as unique, latter nineteenth-century American community. Historic Development Patterns Old Town retains many framework elements from its early history; other features have changed. The fact that it has remained dynamic is a part of its heritage. For this reason, remaining resources which help to interpret that span of human occupation and use are valued. While a row of historic buildings may be easily un- derstood as defining a particular span of time, other features are more subtle but still continue to influence 12 Introduction Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.) Jefferson ST Linden ST Mountain AVE Walnut ST North College AVE Pine ST 94 1 USING THE DESIGN STANDARDS 95 96 Old Town Fort Collins Design Guidelines | May 2014 15 Design Review System The Landmarks Preservation Commission and City staff shall take these factors into consideration when reviewing proposed work: › The significance of the property › The context, with respect to other historic properties › The location of any key, character-defining features › The condition of those features › The landmark status › Properties eligibility status In addition, there are many cases in which the stan- dards state that one particular solution is preferred, such as for the replacement of a damaged or missing feature, but the text further notes that some alterna- tives may be considered if the preferred approach is not feasible. In determining such feasibility, the city will also consider: › The reasonable availability of the preferred material › The skill required to execute the preferred approach › The quality, appearance and character of alternative solutions, such as new materials. TERMS RELATED TO COMPLIANCE When applying design standards, the City has the abil- ity to balance a combination of objectives and intent statements that appear throughout the document, in the interest of helping to achieve the most appropriate design for each project. Because of this, and the fact that the design standards are also written to serve an educational role as well as a regulatory one, the language sometimes appears more conversational than that in the body of the City Code. To clarify how some terms are used, these definitions shall apply: Standard In this document the term “standard” is a criterion with which the City will require compliance when it is found applicable to the specific land-use activity. Shall Where the term “shall” is used, compliance is specifi- cally required to the “maximum extent feasible,” when the statement is applicable to the proposed land-use activity. “Maximum extent feasible” shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize po- tential harm or adverse impacts have been undertaken. Should The term “should” is frequently used in the standards. This indicates that compliance is specifically required to the “extent reasonably feasible,” except in condi- 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,” but only to the extent reason- ably feasible. ‘Extent reasonably feasible’ shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that 16Standards Using the Design Where the Design Standards Apply The design standards apply to all properties within the Old Town Historic District. They also apply as guidelines to Local Landmark Eligible properties and Local Landmark properties within the River District. These areas and properties are identified on the map below. North NTS Map Key National Register District Old Town Historic District River District 98 Old Town Fort Collins Design Guidelines | May 2014 17 Design Standards Organization DESIGN REVIEW TRACKS The design standards chapters are grouped into three “tracks” for purposes of design review. Staff will deter- mine which track a project will follow. (See the chart on the following page.) These are: › Preservation Track › New Building Track › Other Improvements Track Follow these steps to get started: Step 1 What Type of Improvement? Determine the nature of the improvements that are planned. There are three categories: Existing Building If improvements are planned to an existing building, determine if it has historic significance or not. This will influence which review track applies. New Building Will the planned improvements include construction of a new building? If so, then the “New Construction Track” applies. This includes a new structure to be erected on a vacant lot; adding a new structure to a lot with an existing building on it; or providing an addi- tion to an existing noncontributing building where one already exists. Other Work Site improvements, signs and other miscellaneous projects follow this third track. Step 2 What Type of Existing Building? All existing structures in the Old Town Historic District are classified with respect to their historic significance, using criteria established by the National Park Service. The city will work with the property owner to confirm the status of historic significance. Two classifications are used: Contributing Property A “contributing” property is one determined to be historically significant. It is so because it was present during the period of significance and possesses suf- ficient integrity to convey its history, or is capable of yielding important information about that period. Note that some properties may have experienced some degree of alteration from their historic designs. These alterations may include window replacement, cornice removal, a porch enclosure or covering of a building’s historic materials. Nonetheless, these altered properties retain sufficient building fabric to still be considered contributors. For all contributing properties, the Preservation Track shall apply. Noncontributing Property The classification of “noncontributing” applies to exist- ing buildings that do not possess sufficient significance and/or exterior integrity necessary for designation, and are considered noncontributing to a district. The New Construction Track applies to these properties, except as noted below. Noncontributing, but Restorable In some cases, an older noncontributing property which has been substantially altered could be restored 18Standards Using the Design WHICH TRACK APPLIES? The standards are organized into groups of chapters that represent “tracks” for different types of improvements. This chart defines the track that will apply to a specific proposal. New Building Existing Building Step 1 Restorable Non- Applicable Step 2 Noncontributing Other Track Other New Bldg. Track Contributing Preservation Track WHICH CHAPTERS APPLY? Use this chart to determine which chapters of the design standards apply to a proposed improvement project. Some projects will include work in more than one track, in this case a combination of chapters will apply. TYPE OF WORK SECTION TO USE: Introduction I. Using the Design Standards II. Planning a Preservation Project III. Design Standards for the Treatment of Historic Resources IV. Design Standards for All Properties V. Design Standards for New Construction VI. Design Standards for Signs Preservation Track Rehabilitate a contributing property 4 4 4 4 4 (1) (1) Restore a noncontributing property 4 4 4 4 4 (1) (1) New Building Track Improve a noncontributing property 4 4 4 4 (1) Construct a Old Town Fort Collins Design Guidelines | May 2014 19 Permitted and Prohibited Solutions In many cases, images and dia- grams in the historic preservation standards are marked to indicate whether they represent permitted or prohibited solutions 4 A check mark indicates permitted solutions. 8 An X mark indicates solutions that are prohibited. DESIGN STANDARDS FORMAT The historic preservation standards are presented in a standardized format as illustrated below. Each of the components is used by the city to determine compliance. 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. C Design Standard: This describes a desired outcome related to the intent statement. D Additional Information: This provides a bullet list of examples of how, or how not to, comply with the standard. E Illustration(s): These provide photos and/or diagrams to illustrate related conditions or possible ap- proaches. They may illustrate per- mitted or prohibited solutions as described at right. B Historic windows help convey the significance of historic structures, and shall be preserved. They can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. Repair and weatherization also is more energy efficient, and less expensive than replacement. If an original window cannot be repaired, new replacement windows shall be in character with the historic building. C 1.1 Maintain and repair historic windows. D » Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings of windows. » Repair and maintain windows regularly, including trim, glazing putty and glass panes. » Repair, rather than replace, frames and sashes. » Restore altered window openings to their historic configuration. E 20Standards Using the Design 102 2 PLANNING A PRESERVATION PROJECT 103 104 Old Town Fort Collins Design Guidelines | May 2014 23 What Does Historic Preservation Mean? Historic preservation means keeping historic proper- ties and places in active use while accommodating appropriate improvements to sustain their viability and character. It also means keeping historic resources for the benefit of future generations. That is, while maintaining properties in active use is the immediate objective, this is in part a means of assuring that these resources will be available for others to enjoy in the future. Historic preservation does not mean necessarily freez- ing properties or districts in time. Historic preserva- tion seeks to manage change to preserve authenticity and historic craftsmanship while adapting to existing and future needs. This section summarizes important steps and ap- proaches to consider when planning a preservation project › Planning a Preservation Project › Case Studies › Designing in Context › Historic Building Styles When planning a preservation project, it is important to determine historic significance, assess integrity and determine program requirements prior to outlining a treatment strategy that will inform the overall project scope. ACCEPTED TREATMENTS FOR HISTORIC RESOURCES The following list describes permitted treatments for historic resources that may be considered when planning a preservation project. Much of the language addresses buildings; however, sites, objects and struc- tures are also relevant. Preservation “Preservation” is the act of applying measures to sustain the existing form, integrity and material of a building. Work focuses on keeping a property in good work- ing condition with proactive maintenance. While the term “preservation” is used broadly to mean keeping a historic property’s significant features, it is also used in this more specific, technical form in this document. Restoration “Restoration” is the act or process of accurately de- picting the form, features and character of a property as it appeared in a particular time period. 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 “Rehabilitation” is the process of returning a property 24Project Planning a Preservation STEPS TO CONSIDER FOR A SUCCESSFUL PRESERVATION PROJECT. Follow the steps below when planning a preservation project. Step 1. Review reasons for significance: The reasons for significance will influence the degree of rigor with which the standards are applied, because it affects which features will be determined to be key to preserve. Identifying the building’s period of significance is an important first step. Step 2. Identify key features: A historic property has integrity. It has a suf- ficient percentage of key character-defining features and characteristics from its period of significance which remain intact. Step 3. Identify program requirements for the desired project: The functional requirements for the property drive the work to be considered. If the existing use will be maintained, then preservation will be the focus. If changes in use are planned, then some degree of compatible alterations may be needed. Step 4. Implement a treatment strategy: A permitted treatment strategy will emerge once historic significance, integrity and program requirements have been determined. A preservation project may include a range of activities, such as maintenance of existing historic elements, repair of deteriorated materials, the replacement of missing features and construction of a new addition. Planning a Preservation Project 106 Old Town Fort Collins Design Guidelines | May 2014 25 PREFERRED SEQUENCE OF ACTIONS Selecting an appropriate treatment for a character-defining feature is important. The method that requires the least intervention is always preferred. By following this tenet, the highest degree of integrity will be maintained. The following treat- ment options appear in order of preference. When making a selection, follow this sequence: Step 1. Preserve: If a feature is intact and in good condition, maintain it as such. Step 2. Repair: If the feature is deteriorated or damaged, repair it to its historic condition. Step 3. Replace: If it is not feasible to repair the feature, then replace it in kind, (e.g., materials, detail, finish). Replace only that portion which is beyond repair. Step 4. Reconstruct: If the feature is missing entirely, reconstruct it from ap- propriate evidence. If a portion of a feature is missing, it can also be reconstructed. Step 5. Compatible Alterations: If a new feature (one that did not exist previ- ously) or an addition is necessary, design it in such a way as to minimize the impact on historic features. It is also important to distinguish a new feature on a historic building from the historic features, in subtle ways. For More Information For more information regarding the treat- ments for a historic resource please visit the National Park Service web site: http://www.nps.gov/history/hps/tps/standguide/index. htm If a feature is deteriorated or damaged, repairing it to its his- toric condition is preferred. 107 26Project Planning a Preservation A C B or D E WHICH AREAS ARE THE MOST SENSITIVE TO PRESERVE? For most historic resources in the Old Town Historic District, the front wall is the most important to preserve intact. Alterations are rarely permitted. Many side walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. The rear wall is sometimes the least important (excepting free-standing, 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. Secondary Wall, Which Is Highly Visible: Some flexibility in treatment may be consid- ered with a compatible replacement or alteration. Location C. Secondary Wall, Which Is Not Highly Visible: Preserva- tion is still preferred; however, a compatible replacement or alteration may be acceptable when it is not visible to the public. More flexibility in treat- ment may be considered. Location D. Highly Visible Rear Wall: This applies to many cultural buildings of historic significance, such as civic buildings, improved alleys and other landmarks that are viewed “in the round” or border a public space such as a park. Preservation and repair in place is the priority. Location E. Rear Wall That Is Not Highly Visible: A compatible replacement or alteration may be acceptable when it is not visible to the public. A higher level of flexibility in treatment may be considered. 108 Old Town Fort Collins Design Guidelines | May 2014 27 ALTERED HISTORIC COMMERCIAL FACADE The starting condition. Missing Cornice Historic Windows Altered Storefront DEVELOPING A PRESERVATION STRATEGY The standards discuss a range of preservation options, including reconstruction and replacement of features in various ways. When applied to a building that is al- ready altered, which would be the best approach? This diagram outlines the approaches to consider in making that decision. When should I use this treatment? » There is substantial alteration, making other options difficult. » There is less information about the historic design. » The context (the block lacks a substantial number of historic structures that retain integrity) has more variety. » Financial assistance is not a priority. When should I use this treatment? » The building is part of the fabric of the district. » There is less information available about the historic design. » A phased project is planned. » I want to receive some financial assistance. When should I use this treatment? » The building is highly significant. » There is good historical information about the design. » The needed materials and craftsmen are available. » The context has many intact historic buildings. » I want to receive the most financial assitance. Approach 3: Rehabilitation (contemporary interpretation) Approach 1: Accurate Restoration 4 Approach 2: 28Project Planning a Preservation Historic building remodel. Interim improvements to the building included removing the canopy, providing a new sign and painting the stucco covering. A later rehabilitation effort included remov- ing the stucco, reconstructing the cornice and installing a new storefront system. 4 4 PHASING PRESERVATION PROJECTS In some cases, a property owner may wish to make interim improvements, rather than execute a complete rehabilitation of a historic property. This work shall be planned such that it establishes a foundation for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. Plan interim improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim improvements. › Interim improvements that would foreclose opportunities for more extensive rehabilitation in the future are not permitted. 110 Old Town Fort Collins Design Guidelines | May 2014 29 Case studies CASE STUDIES Numerous rehabilitation projects have been suc- cessfully completed since the adoption of the design standards. Some examples appear in this section. They include “before and after” pairings. Some of these in- clude photographs from the early years when this was the center of commerce. Then, images from the 1970s and 1980s document interim conditions, when many buildings had been altered. Finally, more recent photo- graphs, generally from 2013, illustrate the progressive rehabilitation and continuing revitalization of the area. These case studies demonstrate the benefits of the on-going stewardship of the historic resources in the district, and of the positive effects that local historic district designation has had. They further demonstrate successful solutions for many of the design topics ad- dressed in this standards document. WALNUT STREET BLOCK Address: 200 block of Walnut Street; north side In the upper photos (ca. 1981), storefronts have been altered, upper story windows have been reduced in size and new materials obscure historic masonry. In the lower photo, windows and storefronts are restored, and historic brick facades are revealed. 111 30Project Planning a Preservation AVERY BLOCK Address: 100 block of North College, 100 block of Linden Street An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was obscured. In 2013, a reconstructed cornice reestablished a distinctive hori- zontal feature, and awning once more reflect the dimensions of each storefront bay. 112 Old Town Fort Collins Design Guidelines | May 2014 31 ANTLERS BLOCK Address: 200 block of Linden Street; east side An early view of the Antlers hotel and associated buildings in its block demonstrates a variety in building heights, but a sense of continuity is established by the horizontal alignment of storefront level moldings and second story cornices. In 1981, many historic features remain, but minor alterations have occurred, and some details are obscured by monochromatic paint schemes. One of the buildings have been rehabilitated in this image and modifica- tions have occured on other buildings. After rehabilitation (photo: 2013), buildings have been adapted to new uses while the key, character-defining features that contribute to their historic significance have been preserved. 113 32Project Planning a Preservation LINDEN STREET BLOCK, WEST SIDE Address: 200 block of Linden Street; westside 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. 114 Old Town Fort Collins Design Guidelines | May 2014 33 THE MCPHEARSON BLOCK Address: 100 block of Linden Street; west side Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the proportions of the ground level. In 2013, storefronts and the midbelt molding are recon- structed. 115 34Project Planning a Preservation 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. 116 Old Town Fort Collins Design Guidelines | May 2014 35 J.L.HOHNSTEIN BLOCK Address: 220 East Mountain Avenue An early view of the Hohnstein block documents the tall first floor and the distinctive masonry arch details on the upper floor. In 1980, metal cladding obscures most of the key character-defining features of the building front. In the early 1980s, the initial reha- bilitation revealed key features of the facade. Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area reflects a new use, but is designed to remain visually subordinate to the historic building. Note the historic sign on the side wall. 117 36Project Planning a Preservation 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. 118 Old Town Fort Collins Design Guidelines | May 2014 37 In this early photo, the Linden Hotel stands as the signature building at the corner of Linden and Walnut Streets In 1980s, historic masonry is covered with a cementatious plaster and the storefronts have been altered. Some upper story windows have been blocked up. Again in the early 1980s, the Linden in an altered state. The Sal- vation Army and Reed and Dauth buildings are to the right. In 2013, the Linden is once more the icon for Old Town Fort Collins. THE LINDEN HOTEL Address: 201 Linden Street 119 38Project Planning a Preservation Designing in Context District-wide Block Immediate Surroundings A fundamental principle of the design standards is that projects shall be planned to be compatible with the context. This is especially relevant to the design of an addition or new building. Levels of Context Consideration Context shall be considered at these levels: › District-wide – in terms of the qualitative features, such as the orientation of the street, alley, street wall, buildings and features › The block – which focuses on the collection of buildings, sites and structures in the area › Immediate surroundings – properties adjacent to, facing or overlooking a specific site Note: The contexts are highlighted in white and the mock project area is identified with a heavy black line. 120 Old Town Fort Collins Design Guidelines | May 2014 39 Historic Architectural Styles The Architectural Style descriptions will assist the City in determining which features are key to a property’s significance. Note that styles are rarely “pure” in form, and a wide range exists within individual styles. Please see the Appendix for a description of the Architectural Styles found in the Old Town Historic District. The majority of the buildings styles found in the Old Town Historic District are shown here. Nineteenth-Century Commercial, Richardsonian Romanesque Early Twentieth - Century Commercial, single storefront. architectural style Nineteenth-Century Commercial, Italianate architectural style that is fifty feet or more with multiple entrances. Historic Architectural Styles Information about Fort Collins’s historic architec- tural styles is available from a number of sources, including: › The City of Fort Collins Historic Preservation Division › City of Fort Collins, Central Business District Development and Residential Architecture, Historic Contexts, November 1992 › A Cultural Resources Inventory of The Old Fort Site, Fort Collins, Colorado, June 2002 › See History Colorado web link at: http://www.historycolorado.org/archaeologists/ colorados-historic-architecture-engineering-web- guide See also the following reference book: › What Style is it? A Guide to American Architecture. John C. Poppeliers, S. Allen Chambers, Jr., Nancy B Schwartz. Historic Building Survey, National Park Service, US Department of the Interior. 1983 › Visual Dictionary of Architecture. Francis D.K. Ching. John Wiley & Sons. 1995 › A Field Guide to American Houses. Virgina & Lee McAlester. New York, Alfred A. Knopf. 1984 121 40Project Planning a Preservation 122 DESIGN STANDARDS FOR THE TREATMENT OF HISTORIC RESOURCES 3 123 124 Old Town Fort Collins Design Guidelines | May 2014 43 Design Standards for the Treatment of Historic Resources Architectural details help convey the significance of historic properties, and shall be preserved. The method of preservation that requires the least intervention is expected. For More Information See web link to Preservation Brief 17: Architectural Character - Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Character. http://www.nps.gov/tps/how-to- preserve/briefs/17-architectural- character.htm The City seeks to preserve the historic integrity of properties of historic significance in the Old Town Historic District. This means employing best practices in property stewardship to maintain the key character- defining features of individual historic resources, as well as maintaining the context in which they exist. This section provides standards for the treatment of historic properties in Old Town. It focuses on the rehabilitation and maintenance of character-defining features of each individual contributing property as well as the district as a whole. The standards in this section do not apply to new construction. ARCHITECTURAL DETAILS Architectural details help convey the historic and architectural significance of historic properties, and shall be preserved. The method of preservation that requires the least intervention is expected. 3.1 Maintain significant architectural details. › Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitiv- ity. › Employ preventive maintenance measures such as rust removal, caulking and repainting. 125 44Resources Design Standards for the Treatment of Historic Historic Architectural Details Typical historic architectural details to preserve include: › Cornices and eaves › Moldings and brackets › Windows and doors and surrounds › Modillions and other surface ornamenta- tion › Columns › Storefronts › Please see the Architectural Styles section in the Appendix. 3.2 Repair , rather than replace, significant architectural details if they are damaged. › Do not remove or alter distinctive architec- tural details that are in good condition or that can be repaired. › Document the location of a historic feature that must be removed to be repaired so it may be repositioned accurately. › Patch, piece-in, splice, consolidate or otherwise upgrade deteriorated features using recognized preservation methods. › Minimize damage to historic architectural de- tails when repairs are necessary. › Protect significant features that are adjacent to the area being worked on. Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitivity. Maintain significant architectural details, including: projecting cornices, masonry patterns, decorative moldings, double-hung wood windows and other decorative fea- tures. 4 4 Document the location of a historic feature that must be removed and repaired so it may be repositioned accu- rately. 4 Patch, piece-in, splice, con- solidate or otherwise upgrade deteriorated features using recognized preservation meth- ods. 4 For More Information See web link to Preservation Brief 27: The Mainte- nance and Repair of Architectural Cast Iron http://www.nps.gov/tps/how-to-preserve/ briefs/27-cast-iron.htm and Old Town Fort Collins Design Guidelines | May 2014 45 3.3 Reconstruct an architectural feature accurately if it cannot be repaired. › Use a design that is substantiated by physical or pictorial evidence to avoid creating a misrepre- sentation of the building’s history. › Use the same kind of material as the historic detail. However, an alternative material may be considered if it: › Has proven durability › Has a size, shape, texture and finish that conveys the visual appearance of the his- toric feature. › Is located in a place that is remote from view or direct physical contact › Do not add architectural details that were not part of the historic structure. For example, decorative millwork shall not be added to a building if it was not a historic feature as doing so would convey a false history. The rehabilitation of the Reed and 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) 4 127 46Resources Design Standards for the Treatment of Historic These buildings demonstrate a successful reconstruction of a missing cornice. See the image above for the historic condition. 4 Use historic photos as a source for reconstructing a missing detail. 4 Interim image of missing cornice. 128 Old Town Fort Collins Design Guidelines | May 2014 47 MATERIALS AND FINISHES Historic materials shall be preserved in place. If the material is damaged, limited replacement to match the historic should be considered. Historic building materials shall never be covered or subjected to harsh cleaning treatments. Preserving historic building mate- rials and limiting replacement to only pieces which are deteriorated beyond repair also reduces the demand for, and environmental impacts from, the production of new materials and therefore supports the city’s sustainability objectives. 3.4 Maintain historic building materials. › Protect historic building materials from dete- rioration (see “Maintaining Historic Materials” at right for information on treating different types of materials). › Do not remove historic materials that are in good condition. › Use a low pressure water wash if cleaning is permitted. Chemical cleaning may be consid- ered if a test patch does not have a negative effect on the historic fabric (test patch shall be reviewed by city preservation department). › Do not use harsh cleaning methods, 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 shall be preserved and repaired. 4 Appropriate treatments to protect specific materi- als from deterioration include: Masonry › Maintain the natural water-protective layer (patina). › Do not paint, unless it was painted historically (this can seal in moisture, which may cause extensive damage over time). › Re-point deteriorated masonry mortar joints with mortar that matches the strength, com- position, color and texture of the historic material. Wood › Maintain paint and other protective coatings to retard deterioration and ultraviolet dam- age. › Provide proper drainage and ventilation. Metal › Maintain protective coatings, such as paint, on exposed metals. › Provide proper drainage. Do not use harsh cleaning methods, such as sandblasting, which can damage his- toric materials. 48Resources Design Standards for the Treatment of Historic 3.5 Repair historic building materials when needed. › Repair deteriorated building materials by patch- ing, piecing-in, consolidating, or otherwise reinforcing the material. › Replace only those materials that are deterio- rated, and beyond reasonable repair. 3.6 Replace historic building materials in kind. › Use the same material as the historic material to replace damaged building materials on a pri- mary façade. › Also use historic materials to replace damaged building materials on a non-primary façade. › Replace only the amount of material that is beyond repair. › Use only replacement materials that are similar in scale, finish and character to the historic material. › Use only replacement materials with proven durability. › Do not replace building materials 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 materi- als shall match the style and detail of the historic fabric and be durable in the local climate, such as these cast concrete details that replace missing stone features. 4 For More Information See web link to Preservation Brief 16: The Use of Substitute Materials on Historic Building Exteriors. http://www.nps.gov/tps/how-to-preserve/ briefs/16-substitute-materials.htm Typical Materials Typical historic building materials used in Old Town Fort Collins include: » Masonry › Brick › Stone › Terra Cotta › Poured Concrete › Pre-cast Concrete » Wood » Metal › Cast iron, › Copper › Sheet metal Understanding the character of these materials Old Town Fort Collins Design Guidelines | May 2014 49 3.7 Preserve the visibility of historic materials. › Consider removing later covering materials that have not achieved historic significance. › Once a non-historic material is removed, repair the historic, underlying material. › Do not cover or obscure historic building ma- terials. › Do not add another layer of new material if a property already has a non-historic building material covering the historic material. Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials (right). 8 4 For More Information See web link to Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/1- cleaning-water-repellent.htm See web link to Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/2- repoint-mortar-joints.htm 131 50Resources Design Standards for the Treatment of Historic WINDOWS Historic windows help convey the significance of historic structures, and shall be preserved. They can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. Repair and weatherization also is often more energy efficient, and less expensive, than replacement. If a his- toric window cannot be repaired, a new replacement window shall be in character with the historic building. 3.8 Maintain and repair historic windows. › Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and group- ings of windows. › Repair and maintain windows regularly, includ- ing trim, glazing putty and glass panes. › Repair, rather than replace, frames and sashes. › Restore altered window openings to their his- toric configuration. Historic Window Components Window components include: › Sash › Frame › Number of lights (panes) › Shutters › Security Devices (bars and screens) › Insect screens › Storm windows 4 4 4 Before rehabilitation: upper story windows in need of repair. After rehabilitation: repaired windows. 132 Old Town Fort Collins Design Guidelines | May 2014 51 3.9 Replace a historic window with a matching design if repair is not feasible. › Replace with the same material. › Match the appearance of the historic window design (i.e., if the historic is double-hung, use a double-hung replacement window). › Maintain the historic size, shape and number of panes. › Match the profile of the sash, muntin and its components to the historic window, including the depth of the sash, which may step back to the plane of the glass in several increments. › Use clear window glazing that conveys the vi- sual appearance of historic glazing (transparent low-e glass is preferred). › Do not use vinyl and unfinished metals as win- dow replacement materials. › Do not use metallic or reflective window glaz- ing. › Do not reduce a historic opening to accom- modate a smaller window or increase it to accommodate a larger window. 4 Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored. 133 52Resources Design Standards for the Treatment of Historic Alternative Window Material If it is not feasible to match the historic design and materials of a window, then an alternative design may be considered in the following locations: › On a non-primary façade, accessory build- ing or addition › On a primary façade if no other option is available Alternative window designs shall: › Match the general profile and details of the historic window. › Use materials that match the historic ap- pearance in dimension, profile and finish. Match the appearance of a historic window design (i.e., if the historic is double-hung, use a double-hung replacement window, 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 4 134 Old Town Fort Collins Design Guidelines | May 2014 53 3.10 Use special care when replacing a window on a primary façade. › Give special attention to matching the historic design and materials of windows located on the façade. › Also, match the historic design when replacing a window located on a secondary wall. 3.11 Design a storm window to minimize its visual impacts. › If a window did not historically have a storm window, place a new storm window internally to avoid exterior visual impacts. › Use storm windows designed to match the historic window frame if placed externally. › Use insect screens with painted wooden frames where wood windows exist. 3.12 Restore a historic window opening that has been altered. › Restore a historic window opening that previ- ously existed. › Place a new window to fit within the historic opening. Place storm windows internally to avoid exterior visual impacts (right). Use storm window inserts designed to match the historic frame if placed externally (left). 4 Preserve the size and proportion of a historic window opening. 8 4 For More Information See web link to Preservation Brief 9: The Repair of Historic Wooden Windows http://www.nps.gov/tps/how-to-preserve/briefs/9- wooden-windows.htm See web link to Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel Windows http://www.nps.gov/tps/how-to-preserve/ briefs/13-steel-windows.htm See web link to window retrofit article from the National Trust for Historic Preservation web site http://www.preservationnation.org/who-we-are/ press-center/press-releases/2012/new-windows- study.html Web link to window treatments National Park Service Tech Notes. Scroll down page to window to secure links http://www.nps.gov/tps/how-to-preserve/tech- notes.htm 135 54Resources Design Standards for the Treatment of Historic 3.13 When necessary, locate and design a new window opening to preserve the overall rhythm and arrangement of windows on a secondary building wall. › Locate a new window opening to match the general arrangement of historic windows in a building wall. › Design a new window opening to match historic window proportions on the same façade. 3.14 Enhance the energy efficiency of historic windows and doors. › Make the best use of historic windows; keep them in good repair and seal all the leaks. › Maintain the glazing compound regularly. Remove old putty with care. › Place a storm window internally to avoid the impact upon external appearance. › Use storm windows designed to match the historic window frame if placed externally. Double-hung windows found in many historic structures allow for transferring cool air in and warm air out during the summer months. 136 Old Town Fort Collins Design Guidelines | May 2014 55 DOORS AND ENTRIES The design, materials and location of historic doors and entries help establish the significance of a historic structure and shall be preserved. When a new door is needed, it shall be in character with the building, 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 locations of door openings on primary façades. › Do not add a new door opening on a primary façade. › Do not enclose transoms or sidelights. 3.16 Repair or replace a damaged door to maintain its general historic appearance. › Use materials that are similar to that of the historic door. › When replacing a historic door on a primary façade, use a design that appears similar to the historic door. › When replacing a historic door on a non- primary façade, consider an alternative design that is in character. Historic Door and Entry Components Historic door and entry features include: › Door Detailing › Sills › Surround › Transoms › Heads › Threshold › Moldings › Jambs › Landing (i.e., mosaic tiles) › Flanking sidelights › Hardware Maintain a historic primary entrance design. The design, materi- als and location of historic doors and entries help establish the significance of a historic structure and shall be preserved. 4 4 137 56Resources Design Standards for the Treatment of Historic 3.17 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 4 138 Old Town Fort Collins Design Guidelines | May 2014 57 COMMERCIAL STOREFRONTS A historic commercial storefront is a key defining feature of a historic commercial building and shall be preserved. A historic storefront is usually framed by masonry side walls and a horizontal cornice or lintel above the storefront windows. The space within is highly transparent, including large transom windows over the display windows. A store entrance is usually recessed behind the plane of the façade and the cornice or lintel separates the storefront from upper floors. Preserving significant historic storefronts and recon- structing altered or missing storefront features is a key goal. Researching archival materials such as historic photos and building plans can be helpful in understand- ing the role of the storefront and its relationship to the street. 3.18 Maintain and repair a historic commercial storefront. › Maintain interest for pedestrians by maintaining an active street level storefront. › Preserve the storefront glass if it is intact. › Repair 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 http://www.nps.gov/tps/how-to-preserve/ 58Resources Design Standards for the Treatment of Historic 3.20 Reconstruct a missing storefront to match the character, scale and materials of the historic. › Use historical documentation to guide the design of the reconstruction. Traditional Commercial Storefront Features Historic commercial storefronts typically feature a tall ground floor level while upper stories have shorter floor-to-floor heights. The key character-defining features of a commercial storefront are: Molding or Lintel Transom Display Window Bulkhead/Kickplate Recessed Entry Engaged Column or Pilaster Contemporary Storefront Designs When a historic storefront is largely missing, it may be appropriate to design a replacement that is a contemporary interpretation of a traditional storefront. A contemporary replacement design shall: › Promote pedestrian interest and an active street-level façade › Use high-quality, durable materials that are similar in type and scale to traditional materials › Be located within the historic structural frame of sidewalls and lintel or cornice that spaces the storefront opening › Convey the characteristics of typical his- toric storefronts › Include traditional storefront elements such as a bulkhead and transom › Maintain the transparent character of the display windows › Provide a recessed entry › Use a simple and relatively undecorated design › Relate to traditional elements of the façade above › Preserve early storefront alterations that have become historically significant 3.21 A simplified or contemporary interpretation of a traditional storefront may be considered where the historic storefront is missing and no evidence of it exists. › Where the historic is missing and no evidence of the historic storefront exists, a new design that uses traditional features of a storefront is permitted. › The new design shall continue to convey the design character and materials of typical com- mercial storefronts. This includes the transpar- ent character of the glass. › Use simple color combinations (see “Permitted Color Combinations for a Commercial Store- front” on page 61 for more information). 4 Old Town Fort Collins Design Guidelines | May 2014 59 HISTORIC ROOFS Many roofs in the Old Town Historic District are flat and are concealed from view, where changes may not affect the integrity of the structure. For those that are visible, the form, shape and significant materials of a historic roof help define the character of a historic structure as it is perceived from the public way and shall be preserved. 3.22 Preserve the historic roofline on a historic structure. › Maintain the perceived line and orientation of the roof as seen from the street. 3.23 Maintain and repair historic roof materials. › Preserve decorative elements, including crests and chimneys. › Retain and repair roof detailing, including gut- ters and downspouts. EXPOSED HISTORIC FOUNDATIONS A historic building foundation contributes to the charac- ter of a historic structure and shall be preserved. Altering or replacing historic foundation walls is 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). 141 60Resources Design Standards for the Treatment of Historic 3.25 Replace a foundation wall using new material that is similar in character to the historic foundation. › For example, if a stone foundation must be replaced, a material that conveys the scale and texture of the historic fabric may be considered. › Use materials and details that resemble those used in foundations on similar historic proper- ties. › Do not increase the height of the structure when replacing a foundation wall as it will alter the alignment of historic façades along the block and its relationship to other details on the build- ing. LOADING DOCKS Historic loading docks are important character-defining features of some commercial and industrial buildings and shall be preserved. These features also influence the perceived scale of the structure. Altering, enclos- ing, or removing a historic loading dock is discouraged. Even loading docks on the rear of a building are often important to the character of a property. 3.26 Maintain and repair a historic loading dock. › Maintain the historic location and form of a loading dock. › Maintain and repair loading dock components and details, such as a canopy or railing. COLOR Choosing the right combination of colors for a historic rehabilitation project can unify building elements with the façade and highlight important architectural detail- ing. Paint color selection shall be appropriate to the architectural style and complement the building and its surroundings. Using the historic color scheme is an option, but new schemes that are compatible are also permitted. 3.27 Retain historic colors. › Retain the historic or early color and texture of masonry surfaces. › Retain historic coatings such as paint that help protect exterior materials from moisture and ultraviolet light. › Do not strip paint or other coatings to reveal bare wood. › Do not paint unpainted masonry and architec- tural metals. › Do not use destructive paint removal methods such as propane or butane torches, sandblasting or water blasting which can irreversibly damage historic materials. Preserve traditional loading docks. 4 For More Information See web link to Preservation Brief 10: Exterior Paint Problems on Historic Woodwork http://www.nps.gov/tps/how-to-preserve/ briefs/10-paint-problems.htm 142 Old Town Fort Collins Design Guidelines | May 2014 61 3.28 Use a color scheme that is compatible with the historic character of the structure. › Restore historic paint colors and finishes to the extent reasonable to highlight the structure’s historic appearance. › Repaint with colors that are appropriate to the period of historic significance of the building and district. Color selection shall be based on historic paint analysis of the historic layers of paint or appropriate historic research. › Use color schemes that are simple in character (generally one to three accent colors for trim elements). › Seek professional advice and properly prepare surfaces before painting. Permitted Color Combinations for a Commercial Storefront Three colors are generally sufficient to highlight a commercial storefront. Base Color. This appears on the upper wall and frames the storefront. The major expanses on a storefront will be painted this color. Major Trim. This defines the decorative elements of the building and ties the upper façade trim with the storefront. Elements include: › Building and storefront cornice › Window frames, sills and hoods › Storefront frames, columns, bulk-heads and canopies. Minor Trim. This is intended to enhance the color scheme established by the base and major trim colors and may be used for window sashes, doors and selective details. 143 62Resources Design Standards for the Treatment of Historic 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 permitted. It is important to consider its design and placement, as well as its relationship to the surrounding historic context. The design standards for new construction also apply to the design of a new addition or accessory structure. 3.31 Design an addition or accessory structure to be compatible with the historic structure. › Design an addition or accessory structure to be visually subordinate to the historic building (It shall not replicate the design of the historic building.) › Use materials that are of a similar color, tex- ture, and scale to materials in the surrounding historic context. › Design an addition or accessory structure to be compatible with the scale, massing and rhythm of the surrounding historic context. › Incorporate windows, doors and other open- ings at a consistent solid-to-void ratio to those found on nearby historic buildings. › Use simplified versions of building components and details found in the surrounding historic context. This may include: a cornice; a distinc- tive storefront or main door surround; window sills or other features. › Do not use replicas of historic building components and details that would convey a false history or that would draw undue attention to the addition. 4 For More Information: See web link to Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns http://www.nps.gov/tps/how-to-preserve/ briefs/14-exterior-additions.htm 4 Old Town Fort Collins Design Guidelines | May 2014 63 3. 32 Design an addition or secondary structure to be subordinate to the historic building. › Place an addition or secondary structure to the side or the rear of the historic structure. › Place a rooftop or upper-story addition to the rear to minimize visual impacts from public streets. › Do not locate an addition on a primary façade. 3. 33 Differentiate an addition from the historic structure. › Use changes in material, color and/or wall plane. › 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 be permitted). 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 shall be subordinate to, and differentiated from, the historic structure as illustrated below. Historic Structure The one and two- story commercial building illustrated at right are historic. Historic Structures Rear Addition The rear addition illustrated at right is appropriate. Rear Addition 4 Rooftop Addition The rooftop addition illustrated at right is appropri- ate because it is set back from the front façade. Rooftop Addition 4 Appropriate addition to the rear of a contrib- uting structure. 64Resources Design Standards for the Treatment of Historic Planning for Energy Efficiency PLANNING FOR ENERGY EFFICIENCY These standards address maintaining and improving resource and energy efficiency in a historic building, as well as methods for approaching energy conservation and generation technologies. The standards in this section apply to projects involving historic buildings. Other sustainability standards throughout this docu- ment will also apply. Objectives for historic preservation and community sustainability are often in alignment. Follow these basic steps when considering a rehabilitation project for energy efficiency: Step 1: Establish Project Goals. Develop an overall strategy and project goals for energy efficiency to maximize the effectiveness of a project. This will establish a broad view that can help place individual actions into context. Focus on minimizing use of resources and energy, minimizing negative environmental impacts, and retaining the his- toric integrity of a property. Strategies shall maximize the inherent value of the historic resource prior to considering alterations or retrofitting with new energy generation technology. Step 2: Maintain Building Components in Sound Condition. Maintaining existing building fabric reduces negative environmental impacts. Re-using a building preserves the energy and resources invested in its construction, and removes the need for producing new construction materials. Step 3: Maximize Inherent Sustainable Qualities. Typically, historic buildings in the Old Town Historic District were built with resources and energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building fea- tures that can be repaired if damaged, thus minimizing the use of materials throughout the building’s life cycle. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round interior climate control, which increase energy efficiency. Passive strategies typically include building orientation and features such as roof over- hangs and windows to provide both natural day lighting as well as management of solar heat gain. Active strate- gies typically include operable building features such as awnings and double-hung and transom windows. Identify a building’s inherent sustainable features and operating systems and maintain them in good operat- ing condition. In some cases these features may be covered, damaged or missing; repair or restore them where necessary. Step 4: Enhance Building Performance. A historic building’s inherent energy efficiency shall be augmented using techniques which improve energy efficiency without negatively impacting historic building elements. Noninvasive strategies such as increased in- sulation, weatherization improvements and landscaping Old Town Fort Collins Design Guidelines | May 2014 65 ENHANCING ENERGY PERFORMANCE Improvements to enhance energy efficiency shall complement the historic building. The structure, form and materials shall be sensitively improved in energy efficiency terms to preserve the building’s character. 3.36 Use noninvasive strategies when applying weatherization improvements. › Use cost-effective weather-stripping, insulation and storm windows to improve energy ef- ficiency while preserving historic character. › Install additional insulation in an attic, basement or crawl space as a simple method to make a significant difference in a building’s energy ef- ficiency. Provide sufficient ventilation to 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. › Maintain historic windows; keep them in good repair and seal all leaks. › Retain historic glass, taking special care in putty replacement. › Maintain the glazing compound regularly. Re- move old putty with care. › Use operable systems such as storm windows, insulated coverings, curtains and awnings to enhance performance of historic windows. MAINTAINING ENERGY EFFICIENCY The historic sustainable building features and systems of a historic building shall be maintained in good oper- ating condition. 3.37 Preserve the inherent energy efficient features of the historic building in operable condition. › Identify a building’s inherent sustainable features and operating systems and maintain them in good condition. › Retain historic shutters, awnings, canopies and transoms. Operable features such as these will increase the range of conditions in which a building is comfortable without mechanical climate controls. Energy Audit To inform an energy efficiency project strategy, conduct an energy audit. Energy audits can give a comprehensive view of how energy is currently managed, in the daily and seasonal cycles of use, and can also provide perspective on the payback of investment for potential work on the building. For example, an energy audit, when examined based on an overall strategy, may demonstrate that priorities shall be on increasing insulation in walls, ceilings and foundations, rather than replac- 66Resources Design Standards for the Treatment of Historic Commercial Building Energy Efficiency Diagram This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building. These measures can enhance energy efficiency while retaining the integrity of the historic structure. Upper-story WindoWs » Maintain historic windows » Weather-strip and caulk » Add storm windows (preferably interior) transoms » Retain operable transom to circulate air solar panels » Set back from primary façade to minimize visibility from street attic » Insulate internally or roof Green roof » Place below parapet line to minimize visibility from street roof material » Retain & repair aWninGs/canopies » Use operable awnings to control solar access and heat gain » Use fixed canopies to provide year-round shade and shelter doors » Maintain/weather-strip historic doors » Consider interior air lock area storefront WindoWs » Maintain and caulk historic windows 148 Old Town Fort Collins Design Guidelines | May 2014 67 3. 39 Install solar collectors to minimize potential adverse effects on the character of a historic property. › Place collectors to avoid obscuring significant features or adversely affecting the perception of the overall character of the property. › Size collector arrays to remain subordinate to the historic structure. › Install collectors on an addition or secondary structure. › Minimize visual impacts by locating collectors back from the front façade. › Ensure that exposed hardware, frames and pip- ing have a matte finish, and are consistent with the color scheme of the primary structure. › Use the least invasive method to attach solar collectors to a historic roof. USING ENERGY GENERATING TECHNOLOGIES Integrate modern energy technology into a historic structure while maintaining its historic integrity, to the extent reasonably feasible. 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 right for the project. As new technologies are tried and tested, it is impor- tant that they leave no permanent negative impacts to historic structures. The reversibility (returning the building fabric to its historic condition) of their applica- tion will be a key consideration when determining if it shall be permitted. 3.38 Locate energy-generating technology to minimize impacts to the historic character of the site and structure. › Locate technology where it will not damage, obscure or cause removal of significant features or materials. › Maintain the historic character of the building. › Install technology in such a way that it can be readily removed and the historic character eas- ily restored. › Use materials which are environmentally friendly and that will not interact negatively with historic building materials. 3.40 Install wind turbines to minimize potential adverse effects on the character of a historic property. › Use turbines and any exposed hardware with a matte finish that is consistent with the color scheme of the primary structure. › Do not obscure significant features or impair the building’s historic significance. › Attach turbines in a manner that avoids damage to significant features. › Install turbines to allow restoration of affected 68Resources Design Standards for the Treatment of Historic ACCESSIBILITY In 1990, the passage of the Americans with Disabilities Act (ADA) mandated that all places of public accom- modation be accessible to everyone. This includes his- toric structures that are used for commercial, rental, multi-family and public uses. Note that the law provides that alternative measures may be considered when the integrity of a historic resource may be threatened. In most cases, property owners can comply without compromising the historic resource. Owners of his- toric properties should comply to the fullest extent feasible with accessibility laws, while also preserving the integrity of the character-defining features of their building or site. These standards shall not prevent or inhibit compliance with accessibility laws. 3.41 Accessibility improvements shall be designed to preserve the integrity of a historic property. › Retain the key features of the historic structure in any design. › Ensure that accessibility improvements are “reversible.” PHASING PRESERVATION IMPROVEMENTS In some cases, a property owner may wish to make in- terim preservation improvements, rather than execute a complete rehabilitation of a historic property. This work shall be planned such that it establishes a founda- tion for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. 3.42 Plan interim preservation improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim preservation improvements. › Interim preservation improvements that would foreclose opportunities for more extensive rehabilitation in the future. Shall not be allowed. › See photo sequence on page 28. Accessibility improvements shall be designed to preserve the integrity of a historic property to the maximum extent feasible. 150 Old Town Fort Collins Design Guidelines | May 2014 69 TEMPORARY STABILIZATION TREATMENTS When a building is to be unoccupied for an extended period of time, it shall be secured in a way in which to preserve historically significant features and prevent deterioration from weathering or vandalism. Often termed “mothballing,” such procedures are particularly relevant to properties that have been vacant for a long time. Stabilization shall be planned such that the integ- rity of the property will be maintained. 3.43 If a building is unoccupied, secure it in a way that protects its historic character. › Maintain a weather-tight roof. Temporary roof- ing may be installed if needed. › Structurally stabilize the building, if needed. › When enclosing a window or door opening, avoid damaging frame and sash components. Mount any panel to cover the opening on the interior. Also, paint the panels to match the building color. › Provide adequate ventilation to the interior of the building. EXISTING HISTORIC ALTERATIONS Many historic structures experience changes over time as design tastes change or need for additional space occurs. Many of these occurred while retaining the characteristics that are key historic features. Some of these alterations now may be historically significant themselves. An addition constructed in a manner compatible with the historic building and as- sociated with the period of significance is an example, and it too may merit preservation in its own right. In contrast, more recent alterations usually have no historic significance and may even detract from the character of the building and obscure significant fea- tures. Removing such an alteration may be considered in a rehabilitation project. Historic features that have been modified can also be restored. 3.44 Consider the significance of early alterations and additions. Consider these options: › Preserve an older addition or alteration that has achieved historic significance in its own right, when it is key to understanding the history of the property. 151 70Resources Design Standards for the Treatment of Historic 152 4 DESIGN STANDARDS FOR ALL PROPERTIES 153 154 Old Town Fort Collins Design Guidelines | May 2014 73 AWNINGS AND CANOPIES Traditionally, awnings and canopies were noteworthy features of buildings in the Old Town Historic District, and their continued use is encouraged. These elements are simple in detail, and they reflect the character of the buildings to which they are attached. 4.1 Preserve traditional canopies. › Retain historic hardware. 4.2 Install an awning or canopy to f it the opening and be in character with the building. › A fabric awning is permitted. › A fixed metal canopy may be considered when it would be in character. › Mount an awning or canopy to accentuate character-defining features. The awning or canopy shall fit in the openings of the buildings. › Simple sloping awnings and flat canopies are permitted. Odd shapes, bullnose awnings and bubble awnings are prohibited. 4.3 Design an awning or canopy with colors and materials that are durable and compatible with the structure. › Use canvas or a similar woven material (preferred approach) for an awning. › Do not use a material without proven durabil- ity or that has a gloss finish. › Contemporary awnings are permitted. Design Standards for All Properties › Post supported canopies are prohibited on the front facade of a commercial building. However, they are permitted on a rear facade that faces an alley. Design an awning or canopy with colors and materials that are durable and compatible with the structure. Traditionally, awnings were noteworthy features of commercial buildings, and their continued use is encouraged. Awnings and canopies can help define windows, entry areas and the pedestrian level of buildings. For More Information See web link to Preservation Brief 44: The Use of Awnings on Historic Buildings, Repair, Replacement and New Design http://www.nps.gov/tps/how-to-preserve/ briefs/44-awnings.htm 4 4 155 74 Design Standards for All Projects STREET LAYOUT Established vehicular, pedestrian and bicycle access shall be preserved. 4.4 Retain the historic network of streets and alleys. › The network of streets and alleys shall be retained as public circulation space and for maximum public access. › Streets and alleys shall not be enclosed or closed to public access. › Link a new walkway to an existing public right-of-way. OUTDOOR USE AREAS Outdoor use areas occur as accents. These include outdoor dining areas and small public plazas. These shall be integrated with the design of the site and the building. Small Public Plazas and Courtyards A small public plaza or courtyard may be considered. However, within the heart of the Old Town Historic District, where the greatest concentration of historic storefronts align, creating a gap in the street wall is discouraged, because it disrupts the street wall. 4.5 A small public plaza or courtyard shall contain features to promote and enhance its use. › It must be: directly accessible to the public way; level with the public way; › It may have one or all of the following: street furniture; public art; historical/interpretive marker. A small public plaza or courtyard is permitted at the rear of the structure to help to enliven the alley set- ting. 156 Old Town Fort Collins Design Guidelines | May 2014 75 Terraces, Patios and Deck Space Improvements that provide areas for active outdoor use (i.e., dining) are welcomed amenities, but they must be in character with the historic fabric in the Old Town Historic District. There are typically two types: raised and at-grade. 4.6 Locate a raised dining area (deck) to minimize visual impacts to the street. › Placing it to the rear of a property is preferred. › A rooftop deck is permitted, if it is set back from the building facade. › A projecting or cantilevered decks are prohib- ited on primary facades. › Dining support service areas, such as wait stations and dish areas, shall 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 to the extent reasonably feasible. › It is permissable 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 shall be clearly defined in this setting. HANDRAILS AND ENCLOSURES In some circumstances it may be necessary to add handrails or an enclosure to a property to accommo- date an outdoor dining area, accessibility or to enhance safety. If so, it must have minimal impact on the urban setting and/or a historic resource. 4.8 A railing shall be simple in design. › Simple metal work is permitted. › Very ornate metal, plastic or wood designs are prohibited. › The railing shall be transparent in its overall appearance. One shall be able to see through to the building. Railings shall be mostly transparent and simple in design. 4 4 157 76 Design Standards for All Projects SITE LIGHTING The light level at the property line is a key design con- sideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Light spill onto adjacent properties and into the night sky shall be minimized and the design shall be compatible with the district. 4.11 Shield lighting to prevent off-site glare. › A light fixture shall incorporate a cut-off shield to direct light downward. › A luminaire (lamp) shall not be visible from adjacent streets or properties. › Shield a fixture to minimize light spill onto adjacent properties and into the night sky. 4.12 A light fixture must be in character with the setting. › A fixture shall be compatible with the historic context. ART AND HISTORIC PROPERTIES Public art is welcomed as an amenity in Fort Collins’ historic districts. It shall be planned as an integral component of the urban environment and shall be strategically located to serve as an accent to public areas. An installation on private property that is visible from the public way also shall be planned to retain the historic significance of a property. 4.9 Plan public art must be compatible with the historic context. › An art installation shall 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 An art installation on a historic property must be compatible with the resource. It shall: › Maintain one’s ability to interpret the historic character of the resource. › Preserve key features that contribute to the property’s significance. › Be reversible in a way that the key features of the property remain intact. 158 Old Town Fort Collins Design Guidelines | May 2014 77 BUILDING LIGHTING The character and level of lighting that is used on a building is of special concern. Traditionally, exterior lights were simple in character and were used to high- light signs and building entrances. Most fixtures had incandescent lamps that cast a color similar to daylight, were relatively low intensity and were shielded with simple shade devices. Although new lamp types may be considered, the overall effect of modest, focused, building light shall be continued. When installing lighting on a historic building, use exist- ing documentation as a basis for the new design. If no documentation exists, use a contemporary light fixture that is simple in design. Building lighting shall be installed in a manner so as not to damage the historic fabric of the building and shall be reversible. Most historic light- ing was subdued and directed at signs, entrances and in a few cases building features. 4.13 Use lighting to accent: › Building entrances, signs and to illuminate 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. 159 78 Design Standards for All Projects SURFACE PARKING The visual impact of surface parking shall be mini- mized. On-site parking must be subordinate to other uses and the front of the lot shall not appear to be a parking area. 4.18 Minimize the visual impact of surface parking. › Locate a parking area at the rear or to the side of a site or to the interior of the block to the maximum extent feasible. This is especially important on corner properties. Corner properties are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersec- tion. 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 way. › A landscaped strip or planter using a combi- nation of trees and shrubs is permitted. › A low, decorative wall as a screen for the edge of the lot is also permitted. Materials must be compatible with those of nearby buildings. SERVICE AREAS Service areas shall be visually unobtrusive and must be integrated with the design of the site and the building. 4.16 Minimize the visual impacts of a service area. › Orient a service entrance, waste/compost disposal area or other service area toward service lanes and away from public streets. › Screen a service area with a wall, fence or planting, in a manner that is in character with the building and its site. 4.17 Position a service area to minimize conflicts with other abutting uses. › Minimize noise impacts by locating sources of offensive sounds away from other uses. › Use an alley. Orient a service area towards service lanes and away from public streets. 4 160 Old Town Fort Collins Design Guidelines | May 2014 79 BUFFERS Parking, storage and equipment areas shall be visually buffered with landscaping or a screen wall. The design must complement the context. 4.21 Provide a visual buffer along the edge of a parking lot or service area. › Use a landscape strip or screen wall at the edge of a parking lot. › Provide a landscape buffer or screen wall by ground mounted mechanical equipment, service and/or storage areas. BUILDING EQUIPMENT Junction boxes, external fire connections, telecom- munication devices, cables, conduits, satellite dishes, HVAC equipment and fans may affect the character of a property. These and similar devices shall be screened from public view to avoid negative effects. 4.22 Minimize the visual impacts of building equipment on the public way and the district as a whole. › Screen equipment from view. › Do not locate equipment on a primary facade. › Use low-profile or recessed mechanical units on rooftops. › Locate satellite dishes and mechanical equip- ment out of public view. › Locate utility lines and junction boxes on secondary and tertiary walls, and group them, to the maximum extent feasible. › Group utility lines in conduit, and paint these elements, to match the existing background color, to the maximum extent feasible. › Locate a utility pedestal (ground mounted) to the rear of a building, to the maximum extent 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. 4 161 80 Design Standards for All Projects 4.23 Install mechanical equipment to minimize impacts on historic fabric. › Install mechanical equipment in areas and spaces that require the least amount of 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 shall be designed to be as inconspicuous as possible, and must not alter signifi- cant architectural features of the building. The use of interior, operable, transparent devices is preferred. 4.24 Minimize the visual impact of security devices. › Locate a security device inside a storefront, to the maximum extent feasible. › Use operable and transparent (simple bars with spacing so one can view through to display) security devices on ground floor storefronts, to the maximum extent feasible. › Opaque, roll-down metal screens are prohibited, 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 permitted when they complement the architectural style. › Security devices are prohibited above the second floor, unless unique security condi- tions are indicated. Install roof-mounted mechanical equipment, such as air conditioners, to be inconspicuous when viewed from pub- lic streets. Back side of building. 4 162 Old Town Fort Collins Design Guidelines | May 2014 81 4.25 Do not damage the character of the historic building when installing a security device. › Do not damage or obscure significant architec- tural features of the historic building. › The installation shall be reversible. Once removed the historic building must remain intact and the integrity of historic materials shall not be compromised. 4 4 4 Decorative secu- rity devices are permitted when they complement the architectural style. 163 82 Design Standards for All Projects 4.27 Base or background colors shall be muted. › Building features shall be muted, while trim accents can be either a contrasting color or a harmonizing color. › An accent color shall not contrast so strongly as to not read as part of the composition. › Bright high-intensity colors are not permit- ted. › Use matte or low luster finishes instead of glossy ones. › Non-reflective, muted finishes on all features is preferred. 4.28 Building elements shall be f inished in a manner similar to that seen traditionally. The following are recommended treatments: › Brick and stone: unpainted, natural color unless painted historically › Window frames and sash, doors and frame and storefronts: wood - painted; metal - anodized or baked color › Highly reflective materials, weathered wood and clear finishes are prohibited on large surfaces. A clear finish is permitted on a wood entry door. ARCHEOLOGICAL RESOURCES Negative impacts on archeological resources shall be avoided. 4.29 Leave archeological resources in place, to the maximum extent feasible. › Avoid disturbing known archeological resources, to the maximum extent 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, shall be continued. These standards do not specify which colors should be selected, but rather how they shall be used. 4.26 The facade shall “read” as a single composition. › Employ color schemes that are simple in character. › Using one base color for the building walls and another for the roof is preferred. › Using one to three accent colors for trim 5 DESIGN STANDARDS FOR NEW CONSTRUCTION 165 166 Old Town Fort Collins Design Guidelines | May 2014 85 Overview Designing a new building to fit within the historic char- acter of the Old Town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it shall be in a manner that reinforces the 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 shall relate to the fundamental characteristics of the his- toric context while also conveying the design trends of today. It may do so by drawing upon basic ways of building that make up a part of the character of the district. Such features include the way in which a build- ing is located on its site, the manner in which it relates to the street and its basic mass, form and materials. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. This section provides design standards for new infill construction and improvements to buildings that con- tribute to the fabric in the Old Town Historic District. › Building Placement and Orientation › Architectural Character and Detail › Building Mass, Scale and Height › Building and Roof Forms › Primary Entrances › Materials › Windows New Additions A new addition to an existing building in the historic district shall follow the standards for new construction provided in this section. See also the Design Standards for the Treatment of Historic Resources section, for additional standards that apply to additions to a historic structure. The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also vary, but within a relatively narrow range. 167 86 Design Standards for New Construction Considering Context Compatibility with the Old Town context is a key principle for the design of new construction. This typically focuses on buildings in the same block, on both sides of the street, and also across an alley. In some cases, a structure that is not historic may also be found in the immediate vicinity, but this does not influence considerations of compatibility. BUILDING PLACEMENT AND ORIENTATION Traditionally, buildings in Old Town were arranged in consistent development patterns, in terms of their site plan and orientation. Most commercial buildings aligned uniformly along a street. This created a con- sistent “street wall” that is now a key feature of the historic district. Reinforcing traditional development patterns is paramount in designing a new building to fit within the historic district. New infill shall reflect traditional development patterns, including facade alignment and uniform building orientation. 5.1 Maintain the alignment of building fronts along the street. › Locate a new building to reflect established alignment patterns along the block. › Where historic buildings are positioned at the sidewalk edge, creating a uniform street wall, then a new building shall conform to this 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. 168 Old Town Fort Collins Design Guidelines | May 2014 87 4 ARCHITECTURAL CHARACTER AND DETAIL In order to assure that historic resources are appreci- ated as authentic contributors in the historic district, it is important that a new building be distinguishable from them while also remaining compatible with the context. New construction shall appear as a product of its own time while also being compatible with the historically significant resources of the area. 5.3 Design a new building to express its own time while remaining compatible with the historic district. › See the standards that follow for information about basic elements of compatibility. 5.4 An interpretation of a historic style that is authentic to the district will be considered if it is subtly distinguishable as being new. › 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. 169 88 Design Standards for New Construction 4 Design a new building to reflect its time while respecting key features of its context. 5.5 Incorporate traditional facade articulation techniques in a new design. Use these methods: › a tall first floor › vertically proportioned upper story windows › window sills and frames that provide detail › horizontal expression elements, such as 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. 170 Old Town Fort Collins Design Guidelines | May 2014 89 4 BUILDING MASS, SCALE AND HEIGHT Each historic building in the district exhibits distinct characteristics of mass, height and a degree of wall articulation that contributes to its sense of scale. As groupings, these structures establish a definitive sense of scale. A new building shall express these traditions of mass and scale, and it must be compatible in height, mass and scale with its context, including the specific block and the historic district as a whole. 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. › The height of a new building shall appear to be within the height range established in the context, especially at the street frontage. › Floor-to-floor heights shall appear similar to those of traditional buildings. › If an additional floor is permitted, place it (or sufficient portions of it) back from the street front to maintain the traditional range of heights at the street edge. 5.7 The overall height of a new building shall be compatible with the historic district. A building height that exceeds the height range established in the context will be considered 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. 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. Note the additional height on the building in the background steps back from the front and side. 4 The height of a new building should appear to be within the height range established in the context, especially at the street frontage. 171 90 Design Standards for New Construction Mass, Scale and Height at Different Levels Building mass, scale and height shall be considered in these ways: (1) As experienced at the street level immediately adjacent to the building. › At this level of perception, the actual height of the building wall at the street edge is a key factor. The scale of windows and doors, the modular characteristics of building 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 than historic buildings in the district. › In order to reduce the perceived mass of a larger building, divide it into subordinate modules (the appearance of a single facade plan, one large building can in incorporate several building modules) that reflect tradi- tional 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. Avoid excessive modulation of a building mass, since this would be out of character with simpler historic building forms in the area. 5.9 Maintain the scale of traditional building widths in the context. › Design a new building to reflect the 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 shall be considered. › Where these articulation techniques are used, they shall be expressed consistently through- out the structure, such that the composition Old Town Fort Collins Design Guidelines | May 2014 91 4 This single, new infill building is divided into modules to reflect the scale of the historic context. The height of a new building shall appear to be within the height range of historic buildings, especially at street frontage. 5.10 Establish a sense of human scale in a building design. › Use vertical and horizontal articulation 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, and storefronts (in commercial buildings) that are similar in scale to those seen traditionally is permitted. 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 4 173 92 Design Standards for New Construction BUILDING AND ROOF FORMS A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this feature, a new building shall have a basic form that is similar to that seen traditionally. 5.11 Use simple, rectangular building forms. › Use building forms that appear similar to traditional forms. › Use roof forms similar to those seen tradition- ally in the district. Floor to floor heights shall appear similar to those of traditional buildings. 4 Use a tall first floor and vertically proportioned upper story win- dows. 4 174 Old Town Fort Collins Design Guidelines | May 2014 93 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 shall be clearly iden- tifiable in a new building and it must be in character with the building and its context. The entrance shall 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 shall be maintained by the upper floor(s). › Use a transom over a doorway to maintain the full vertical height of the storefront. › Oversized and undersized entrances are discouraged. 4 175 94 Design Standards for New Construction MATERIALS Traditional building materials in the historic district include various types of masonry, primarily brick, stone and concrete. Today, these materials are key to the character of the district. Building materials shall reflect the range of textures, modularity and finish of those employed traditionally. They also shall contribute to the visual continuity of the specific historic district. They shall be of proven durability in similar applications. 5.14 Use building materials that appear similar in scale, color, texture and f inish to those seen historically in the district. › Use materials that are proven to be durable in the local climate. › Use materials that will maintain an intended finish over time, or acquire a patina. › When possible, use masonry with a modular dimension similar to typical masonry materials. › When an alternative material is permitted, use a durable material. (See “Using New Materials” to the left for more information.) › On the ground level, use materials that will withstand on-going contact with the public, sustaining impacts without compromising their appearance. Typical Materials Typical historic building materials used in Old Town Fort Collins include: » Masonry › Brick › Stone › Terra Cotta › Poured Concrete › Pre-cast Concrete » Wood » Metal › Cast iron, › Copper › Sheet metal Understanding the character of these materials and the patterns they create is essential to developing new interpretations. Using New Materials Compatibility with historic materials can be achieved without purely replicating their traditional use. A new building material that conveys the es- sence of modularity and the texture and finish of historic 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 building materials that appear similar in scale, color, texture and finish to those seen historically in the district. 4 176 Old Town Fort Collins Design Guidelines | May 2014 95 WINDOWS The manner in which windows are used to articulate a new building wall is an important consideration in establishing a sense of scale and visual continuity. Tradi- tionally in Old Town, a storefront system was installed on the ground floor and upper story windows often appeared as punched openings. These features often align with others in the block, and establish a rhythm or pattern of solid and void that vi- sually links buildings along the street. These traditional arrangements may also be interpreted in contempo- rary designs that complement the established patterns within the historic district. Window design and placement shall help to establish a sense of scale and provide pedestrian interest. Es- tablished solid to void patterns must be maintained. Contemporary and creative design interpretations of window rhythms and patterns that reference, but do not duplicate historic designs, are also permitted. 5.15 A contemporary storefront design is permitted. › 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. 177 96 Design Standards for New Construction 5.16 Arrange windows to reflect the traditional rhythm and general alignment of others in the district. › Use window rhythms and alignments similar to traditional buildings, such as: vertically 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. › Permitted window materials include metal and wood frame. › Prohibited window materials include synthetic materials that do not have a proven durability, such as plastic snap-in muntins. Arrange windows to reflect the traditional rhythm and general alignment of others in the area. 4 178 Old Town Fort Collins Design Guidelines | May 2014 97 New Construction and Sustainability ENERGY EFFICIENCY IN NEW DESIGNS The conservation of energy is a key objective in site design, building design and building orientation. The site design process shall include an evaluation of the physical assets of the site to maximize energy efficiency and conservation in the placement and design of a build- ing. Designs shall consider seasonal changes in natural lighting and ventilation conditions. A design shall also take into account the potential effect on an adjoining property, in terms of its solar ac- cess and ability to implement the same environmental design principles. Careful consideration shall also be given to balancing sustainable design principles with those related to maintaining the traditional character of the area. 5.18 Locate a new building, or an addition, to take advantage of microclimatic opportunities for energy conservation, while avoiding negative impacts to the historic context. › Orient a building to be consistent with historic development patterns to the maximum extent feasible. › Maximize energy efficiency and conservation opportunities to the extent reasonably feasible. 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 permitted where they also remain visually subordinate. 179 98 Design Standards for New Construction COMMERCIAL ENERGY EFFICIENCY DIAGRAM A Wind Devices: Set back from primary facade to minimize visibility from the street. B Operable Transoms: Allows for natural air circulation. C Green Roofs: Set back from primary facade 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. 180 Old Town Fort Collins Design Guidelines | May 2014 99 ENERGY EFFICIENCY IN BUILDING MASSING A building mass shall maximize the potential for natural daylighting as well as solar energy collection, while avoiding negative impacts to the historic context. 5.20 Shape a building’s mass to maximize solar energy potential. Use the following strategies: › Design a building to allow natural daylighting to the interior. › Articulate wall planes as a way to provide shade or increase solar access to interiors. › Use thermal storage walls on a portion of the south facing building exposure, where appropriate. 5.21 Orient a building to maximize green principles while ensuring compatibility with adjacent, lower-scale structures. Permitted strategies include: › Position the taller portion of a building along a north-south axis to minimize shading on lower scale structures to the north. › Design a building mass to minimize shading south-facing facades of adjacent buildings during winter months. Articulate building mass to take advantage of solar energy. The image above shows a plaza to the left. It is shaded during peak winter hours, therefore the plaza location should be considered on the opposite side of the building. Below, the plaza is to the right; it is enhanced by solar rays during peak winter hours. 181 100 Design Standards for New Construction ENVIRONMENTAL PERFORMANCE IN BUILDING ELEMENTS The elements that make up a new building, including windows, mechanical systems and materials, can signifi- cantly impact environmental performance. These shall be designed to maximize the building’s efficiency, while promoting compatibility with surrounding sites and structures. New materials that improve environmental performance are permitted if they have been proven effective in this climate and are compatible with the historic context. 5.22 Use green building materials whenever possible. Such materials are: › locally manufactured › low maintenance › materials with long life spans › recycled materials 5.23 Incorporate building elements that allow for natural environmental control. Consider the following: › operable windows for natural ventilation › low infiltration fenestration products › interior or exterior light shelves/solar screens above south facing windows › green roofs SOLAR AND WIND ENERGY DEVICES Solar and wind energy devices (i.e., solar panels, wind turbines) shall be positioned to have a minimal effect on the character of Old Town. 5.24 Minimize the visual impacts of energy devices on the character of Old Town. › Mount equipment where it has the least visual impact, to the maximum extent feasible. › Exposed hardware, frames and piping shall have a matte finish, and be consistent with the color scheme of the primary structure. Green Roofs Green roofs provide the following benefits: › Increase energy efficiency › Moderate waste diversion › Stormwater management › Reduce heat island effect › Improve air quality › Provide amenity space for building users 182 6 DESIGN STANDARDS FOR SIGNS 183 184 Old103 Town Fort Collins Design Guidelines | May 2014 Overview Signs are important elements of Old Town and balanc- ing their functional requirements with the objectives for the overall character of the district is a key con- sideration. Their placement, relationship to historic features and general character are key considerations. This section provides standards that address the qualitative aspects of sign design, in terms of how signs contribute to the character of a historic district and to individual properties. 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. 185 104 Design Standards for Signs All historic signs shall be retained. Historic signs that represent the district’s evolution are also important. 6.1 Consider history , context and design when determining whether to retain a 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. › Do not paint over a historic sign. › There are times when some alterations to a historic wall sign may be permitted; these are: › If the sign is substantially deteriorated, patching and repairing is permitted. › If it is located on a secondary facade › If the sign serves a continuing use, i.e., there are older signs that still have an active business and they need to change information such as the hours of operation 6.3 Do not over restore a historic wall sign. › Do not restore a historic wall sign to the point that all evidence of its age is lost. › Do not significantly re-paint a historic wall sign even if its appearance and form is recaptured. 4 Leave historic wall signs exposed. Treatment of Historic Signs See Also: Web link to Preservation Brief 25: The Preserva- tion of Historic Signs http://www.nps.gov/tps/how-to-preserve/ briefs/25-signs.htm 186 Old105 Town Fort Collins Design Guidelines | May 2014 Sign Installation on a Historic Building When installing a new sign on a historic building, it is important to maintain the key architectural features of and minimize potential damage to the building. 6.4 Avoid damaging or obscuring architectural details or other building features when installing a sign. › No sign or sign structure or support shall be placed onto or obscure or damage any significant architectural feature of a building, including but not limited to a window or a door frame, cornice, molding, ornamental feature, or unusual or fragile material. 6.5 A sign shall not obscure character- defining features of a historic building. › A sign shall be designed to integrate with the architectural features of a building, not distract from them. › No sign shall be painted onto any significant architectural feature, including but not limited to a window or door frame, cornice, molding, ornamental feature, or unusual or fragile material. › No support for a sign shall extend above the cornice line of a building to which the sign is attached. A sign shall be designed to integrate with the architectural fea- tures of a building, not distract from them. This sign remains subordinate to the architectural feature since much of the mold- ing is still visible. 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 4 187 106 Design Standards for Signs Whether it is attached to a historic building or as- sociated with new development, a new or modified sign shall exhibit qualities of style, permanence and compatibility with the natural and built environment. It shall also reflect the overall context of the building and surrounding area. 6.6 A sign shall be subordinate to the overall building composition. › Design a sign to be simple in character. › Locate a sign to emphasize design elements of the facade itself. › Mount a sign to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. › All sign types shall be subordinate to the building and to the street. 6.7 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. Generally, do not use more than three colors. › Vibrant colors are discouraged. 6.10 Using a symbol for a sign is permitted. › A symbol sign adds interest, can be read quickly and is remembered better than written words. Use sign materials that are compatible with the architectural character and materials of the building. Design of New and Modified Signs Using a symbol for a sign is permitted. 4 4 188 Old107 Town Fort Collins Design Guidelines | May 2014 A variety of sign types may be permitted if each sign contributes to a sense of visual continuity and does not overwhelm the context. AWNING SIGN An awning/canopy sign occurs flat against the surface of the awning material. 6.11 An awning sign shall be compatible with the building. › Use colors and materials that are compatible with the overall color scheme of the facade. 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 can be erected by a non-profit organization or by a national, state or local govern- ment agency. Interpretive signs shall comply with the design stan- dards for the sign type that is the closest match. The standards below apply to a common freestanding sign type. 6.12 Design an interpretive sign to be simple in character. › The sign face shall be easily read and viewed by pedestrians. › An interpretive sign shall remain subordinate to its context. 4 Although these interpretive signs are outside of the Old Town district they’re good examples of permitted interpretive signs. The signs are simple in character. Design of Specific Sign Types 4 An awning sign shall be compatible with the building. 4 4 4 189 108 Design Standards for Signs MURALS A mural is a painting located on the side of the building whose content, reflects a cultural, historic or environ- mental event(s) or subject matter from the district. 6.13 Mural content shall be appropriate to the district and its environs. › The mural may not depict a commercial product brand name or symbolic logo that is currently available. 6.14 When used, a mural shall be incorporated as an element of the overall building design. › The mural shall complement the wall on which it is placed. › It shall not obscure key features of a historic building. 6.15 The application of a mural shall not damage historic materials. › The use of a mural that can be removed at a later date is permitted. › The application of a mural shall not damage the original building fabric. For example, the use of a mural panel that is anchored to the wall may be an appropriate approach. › If a masonry wall is already painted, it may be acceptable to provide a painted mural with the approval of the review authority. Mural content shall be appropriate to the district and its envi- rons. 4 Use a consolidated tenant panel or directory sign to help users find building tenants. 4 A mural shall complement the wall on which it is placed. 4 Design of Specific Sign Types 190 Old109 Town Fort Collins Design Guidelines | May 2014 TENANT PANEL OR DIRECTORY SIGN A tenant panel or directory sign displays the tenant name and location for a building containing multiple tenants. 6.16 Use a tenant panel or directory sign to consolidate small individual signs on a larger building. › Use a consolidated tenant panel or directory sign to help users find building tenants. › Locate a consolidated tenant panel or direc- tory sign near a primary entrance on the first floor wall of a building. PROJECTING / UNDER-CANOPY SIGN A projecting/under-canopy sign is attached perpen- dicular to the wall of a building or structure. 6.17 Design a bracket for a projecting/ under-canopy sign to complement the sign composition. 6.18 Locate a projecting/under-canopy sign to relate to the building facade and entries. › Locate a small projecting/under-canopy sign near the business entrance, just above or to the side of the door. › Mount a larger projecting sign higher on the building, centered on the facade or positioned at the corner. Design a bracket for a pro- jecting sign to complement the sign composition. The combination of the sim- ple painted wall sign and the projecting sign are comple- mentary to each another and permitted for this building type. Locate a small projecting sign near the business entrance, just above or to the side of the door. 4 4 4 Design of Specific Sign Types 4 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. 4 191 110 Design Standards for Signs FLUSH WALL SIGN A flush wall sign is any sign attached parallel to the wall or surface of a building. 6.19 Place a f lush wall sign to promote design compatibility among buildings. › Place a wall sign to align with other signs on nearby buildings. 6.20 Place a 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. 4 192 Old Town Fort Collins Design Guidelines | May 2014 111 4 Design a door sign to minimize the amount of window covered. Design a window sign to minimize the amount of window covered. 4 4 WINDOW AND DOOR SIGN A window sign is any sign, picture, symbol, or combi- nation thereof, designed to communicate information about an activity, business, commodity, event, sale or service that is placed inside within one foot of the inside window pane or upon the windowpanes or glass and which is visible from the exterior of the window. 6.21 Design a window sign to minimize the amount of window covered. › Scale and position a window sign to preserve transparency at the sidewalk edge. Design of Specific Sign Types 193 112 Design Standards for Signs KIOSKS A sign kiosk is typically a series of configured sign panels. 6.22 A sign kiosk is prohibited within the district. › Unless used by the city for wayfinding or for interpretive information. OTHER SIGN TYPES All sign types that are not mentioned here, but which are permitted in the district, shall adhere to the stan- dards in “Design of New and Modified Signs” in this chapter. ILLUMINATION 6.23 Include a compatible, shielded light source to illuminate a sign. › Direct lighting towards a sign from an exter- nal, shielded lamp. › Do not overpower the building or street edge with lighting. › Use a warm light, similar to daylight. › If halo lighting is used to accentuate a sign or building, locate the light source so that it is not visible. › A sign shall be illuminated from an indirect light source. 6.24 If internal illumination is used, it shall be designed to be subordinate to the overall building composition. › Internal illumination of an entire sign panel is prohibited. If internal illumination is used, a system that backlights text only is permitted. › Internal illumination of an awning is prohibited; however, lights may be concealed in the underside of a canopy. Illumination 194 APPENDIX 195 196 Old Town Fort Collins Design Guidelines | May 2014 A - 115 Historic Architectural Styles Nineteenth-Century Commercial Most nineteenth-century commercial structures are usually considered Italianate in style. However, many buildings contain a variety of detailing not associated with Italianate. These commercial buildings have been divided into four categories: the single storefront, generally twenty-five-feet wide with one entrance; the double storefront, with a width of fifty feet or more and two or three entrances; the corner building which may have entrances on two sides and sometimes a diagonal corner entrance; and the commercial block which generally covers a large area with multiple en- trances. Most nineteenth-century commercial buildings are two or three stories in height, with a flat roof and a variety of ornamental detailing. The “textbook” storefront has a recessed central entrance flanked by large display windows with kickplates, window and door transoms. The primary or roofline cornice is often bracketed with parapets, finials, or simple decorative panels. There is sometimes a secondary cornice separating the first two stories, which sometimes repeat the pattern of the upper cornice. Windows on the upper stories are generally smaller than the display windows on the street level and are usually decorated with molded sur- rounds, radiating voussoirs, or plain stone lintels. Some of the most ornate nineteenth-century com- mercial structures feature cast iron façades. These had Italianate features particularly at the cornice. Rich- ardsonian elements are also evident on some of these structures. The key to distinguishing a nineteenth-cen- tury building is the predominately glass storefront and smaller windows on the upper stories. These buildings are usually retail, offices, and hotel space. Common elements: » cast iron façade » kickplate » window transom » lintel » radiating voussoirs » bracketed cornice » secondary cornice » door transom » recessed entry Note: These style descriptions are taken from the His- tory Colorado web link at: http://www.historycolorado.org/archaeologists/ colorados-historic-architecture-engineering-web- guide 197 A - 116 Appendix Early Twentieth-Century Commercial Early Twentieth-Century Commercial structures are generally one to five stories, with flat or slightly pitched roofs. Often constructed of blond or light colored brick, these buildings have very little ornamen- tation other than some decorative brickwork along the cornice or parapet. In some of the smaller towns, 20th century commercial structures retain some elements of 19th century commercial structures. The clear glass transoms of the nineteenth century has largely been replaced by translucent prismatic glass. Some storefront entrances of this period are flush with the façade. Others, particularly in retail establish- ments, feature deep, nearly façade-wide recesses that allow shoppers to examine window displays out of the sidewalk traffic. Common elements: » recessed or flush entrance » translucent window transom » door transom » corbelled cornice » decorative brickwork » parapet 198 Old Town Fort Collins Design Guidelines | May 2014 A - 117 False Front Commercial The false front commercial building type is an icon of the urban pioneer West. Such buildings were con- structed in mountain mining towns, plains agricultural communities and early railroad centers from the late nineteenth through the early years of the twentieth century. Shopkeepers, hotel proprietors, and other entrepre- neurs were reluctant to invest heavily to erect a place of business during Colorado’s uncertain boom and bust period of the late nineteenth century. Yet, they also wanted to project an image of stability and suc- cess to prospective customers. Particularly in the first few years of a community’s development, many stores consisted of little more than canvas tents over wood platform floors. Once the local sawmill was established or the railroad arrived, sources of wood construc- tion materials were more plentiful. Sound business economics led commercial building owners to budget their spending for substantial façades while relegating the secondary sides of buildings to a cheaper utilitarian treatment. The result was the ubiquitous false front commercial building. In simplest terms, a false front is a front wall that extends above the roof and the sides of a building to create a more impressive façade. The false front commercial building has four major defining design characteristics. First, the façade (main or street side) rises to form a parapet (upper wall) which hides most or nearly all of the roof. Second, the roof is almost always a front gable, though gambrel and bowed roofs are occasionally found. Third, a better grade of materi- als is often used on the façade than on the sides or rear of the building. And fourth, the façade exhibits greater ornamentation than do the other sides of the building. These buildings are nearly always constructed of wood, either log in the earliest examples or wood frame in latter types. Façades are usually wood sided, though other surface treatments were used, including pressed metal, stucco, and rolled asphalt siding. Occasional examples may be found of buildings with a brick or stone façade. The most traditional late nineteenth and early twentieth-century false front commercial build- ing is wood frame, one to two stories in height, on a rectangular floor plan, with a front-gabled roof. Common elements: » Front gable roof » Façade parapet extending above roof » Wood-frame construction » One to two stories » Elaborate cornice Image placeholder 199 A - 118 Appendix Classical Revival Classical Revival signaled a return to the classical forms of Greece and Rome following the elaborately decorated and picturesque styles of the Victorian period. Dating from the late 1890s through 1920, Clas- sical Revival represents a more subdued expression than the ostentatious or grandiose Beaux Arts style and is evident mainly on large institutional buildings in Colorado. Characteristics of Classical Revival include colossal porticos, large columns, pilasters, pedimented win- dows, and domes. The buildings are generally masonry structures of monumental proportions, using terra cotta, brick, and stone materials. Often, classical details such as large column porticos are combined with Colonial Revival elements on resi- dences, leading to some confusion as to the style. To avoid this problem, residences with classical elements are considered examples of Colonial Revival and only large institutional buildings with classical details are classified as Classical Revival. Common elements: » large columns » dome » portico » pediments » pilasters » Ionic columns » attic story » dentils » classical frieze 200 Old Town Fort Collins Design Guidelines | May 2014 A - 119 Richardsonian Romanesque The chief characteristic of the Romanesque Revival style is the semicircular arch, used for window and door openings as well as a decorative element along the corbel table. Other characteristics include an archivolt of compound arches and square towers of different heights and various roof shapes. A crenellated tower parapet is common. Richardsonian Romanesque, named after architect Henry Hobson Richardson (1838-1886), is charac- terized by heavy, rock-faced stone, round masonry arches, contrasting colors, transom windows arranged in ribbon-like patterns, square towers, and sparse fenestration. Most of the Richardsonian Romanesque structures are variations of the style, employing se- lected Richardsonian elements. Common elements: » semicircular arch » corbel table » archivolt » compound arch » square tower » rock-faced stone » round masonry arches » contrasting colors » transom windows in ribbon pattern 201 A - 120 Appendix Beaux Arts Popular from 1880-1930, Beaux-Arts style buildings are some of the most opulent in American architecture. The style represented a reaction against eclectic Vic- torian era expressions that celebrated asymmetry and featured a mixture of patterns and textures. While ornate, the Beaux-Arts style is more orderly than those of the Victorian era. Architects who studied at the École des Beaux-Arts in France brought the style to America. The École curriculum focused on ancient Greek and Roman architecture and exposed students to Renaissance architecture and the practice of care- fully adding sculptural elements and decoration to the traditionally more austere works of the ancients. The Beaux-Arts style lends itself to monumental works and most examples are public buildings such as schools, train stations, financial institutions, and state capitols. Residential examples of the style tend to be mansions built by successful capitalists. Beaux-Arts buildings are nearly always symmetrical and prominently feature columns as both a stylistic element and a celebration of structure. While the time periods and reliance on clas- sical elements share some overlap, Beaux-Arts build- ings should not be confused with the more reserved Classical Revival style. Beaux-Arts buildings feature a more liberal use of decorative elements, often having applied sculptural features or statuary adorning the walls or roofline. Beaux-Arts designs are most commonly executed in light colored stone, especially marble or sandstone. Buildings of this style occasionally have mansard roofs, but more often a flat or low-pitched roof was used. Classical ordering is common, with buildings often hav- ing a lower level clad in rusticated stone, middle floors featuring more refined design elements and details (pedimented windows with balustraded sills, garlands or swags adorning the walls, pilasters or columns), and an exaggerated cornice at the top. While some examples are asymmetrical, most Beaux-Arts buildings feature bold symmetry. The Beaux-Arts style appears in many American cities. The style went hand-in-hand with the City Beautiful movement, a key influence upon city planning in the early twentieth century. The Beaux-Arts style dimin- ished in popularity in the late 1920s, coinciding with a shrinking of the American economy. Monumental size and ornate exteriors made this style expensive to build, thus it effectively ended with the onset of the Great Depression. Common elements: » symmetrical façade » flat or low pitched roof » masonry exterior (usually stone) » sculptural elements (cartouche, statuary, garlands) » prominent columns (often paired) and cornice » balustrades (often along roofline) » banded rustication » quoins Image placeholder Old Town Fort Collins Design Guidelines | May 2014 A - 121 Art Deco Art Deco is characterized by an angular, linear compo- sition, stepped or set-back facade, and polychromatic materials. Popular during the 1930s and 1940s, apart- ment buildings, school, and commercial buildings all over Colorado exhibit elements of this style. Geomet- ric forms are the most common stylistic expressions. Broken cornice lines, low relief geometrical designs, spandrel panels, architectural sculptures, polychro- matic materials and a vertical emphasis are also charac- teristic. Decorative façade elements include chevrons, zigzags, stylized floral and geometric motifs. Common elements: » linear composition » polychromatic material » stepped fronts » broken cornice line » geometric forms Moderne Moderne, also called Art Moderne or Streamline Moderne, saw popularity in the 1930s and early 1940s. Restrained Moderne bridged the gap between the flamboyant Art Deco and the functional International Style of the 1940s and 1950s. Smooth stucco exteriors, rounded corners, and curved metal canopies all gave the impression of a sleek and modern building. Port- holes, taken directly from the luxury liners of the time period, found their way onto buildings, most often applied to garages, bus terminals, and airports. Construction slowed down significantly with the onset of World War II and the restrictions placed on various materials. As Moderne faded, simple and stark build- ings in the International Style emerged, reflecting the sparse times in which they were constructed. Common elements: » stucco exterior » flat roof » horizontal emphasis » rounded corners » smooth surfaces » glass block » speed lines » little ornamentation » curved metal hoods » porthole opening This structure, originally an Intaliante commercial building, was remodeled in 1936 in the Art Deco Style. 203 A - 122 Appendix Factory/Warehouse Warehouse buildings are often composed of large, rectangular masses. The primary material is brick with accents of stone masonry, wood or metal. Detailing was usually simple with decorative features including door surrounds, window hoods, modillions, keystones and elaborate cornices. Flat roofs are most common; however, gable roofs screened by parapet walls are also seen. Double-hung windows with 1/1, 2/2 and 4/4 patterns are characteristic. Raised loading docks for handling goods are common; some project from the facade while others are inset behind the building plane. Loading bay doors and openings were typically rectan- gular. Metal or wood canopies sheltering the loading dock are also typical. Common elements: » simple form » flat roof » loading docks at rear » aligned windows Image placeholder 204 Fort Collins, Colorado HISTORIC STRUCTURES ALONG THE CACHE LA POUDRE RIVER CORRIDOR MULBERRY STREET TO SHIELDS STREET prepared by Tatanka Historical Associates Inc. P.O. Box 1909 Fort Collins, CO 80522 tatanka@verinet.com 970.221.1095 27 December 2013 205 Tatanka Historical Associates, Inc. Bringing the Past to Life Tatanka Historical Associates Inc. P.O. Box 1909 Fort Collins, Colorado 80522 tatanka@verinet.com 970.221.1095 27 December 2013 Greg Koch, Vice President Anderson Consulting Engineers, Inc. 375 Horsetooth Rd., Building 5 Fort Collins, CO 80525 Project: Cache la Poudre River Corridor Historic Resources Analysis Dear Greg, In compliance with my proposal and task order with Anderson Consulting Engineers, I have completed the fieldwork and research related to historic resources located along the Cache la Poudre River corridor between Mulberry Street and Shields Street. This work involved several trips to the corridor over the past couple of months to locate and visit each of the resources discussed below. Archival research was conducted online, as well as in the Museum of Discovery and various city offices. The following report presents the results of my work along the river corridor. However, it should be noted that the current task was not comprehensive in the sense that a deeper level of physical and archival documentation can be completed on each of the historic resources. As we have discussed, this may become necessary as the City determines how it would like to proceed with removal, alteration or retention of the various historic resources in the corridor. Sincerely, Ron Sladek President 206 CACHE LA POUDRE RIVER CORRIDOR MULBERRY STREET TO SHIELDS STREET HISTORIC RESOURCES ANALYSIS The purpose of this first phase of the Cache la Poudre River project is to identify and collect information on historic and potentially historic built resources along the river corridor, specifically focusing upon the approximately two-mile stretch from Mulberry Street to Shields Street. A number of resources relevant to the purpose of the project were found in this area, all of them dating from the nineteenth and twentieth centuries. These are individually addressed in the following text. While the State and National Registers of Historic Places use a basic guideline that calls for potentially eligible resources to be at least fifty years old unless of tremendous modern importance, the City of Fort Collins imposes no such restriction. Therefore, all major resources within the corridor were reviewed during the course of this project. This included automobile bridges, railroad bridges, irrigation structures, and other structures that are potentially significant from a historical standpoint. Excluded from this discussion were the many common features along the river that included stormwater discharge pipes, pipes of unknown origin and use, unidentified slabs of concrete and sandstone, riprap and concrete bank stabilization walls, and other small or inconsequential items that did not appear to have any historical significance. The project also did not stray from the river corridor, defined by its adjacent banks, and consequently refrained from including nearby buildings. A few of these, such as Ranch-Way Feeds, the Fort Collins Power Plant (now CSU engines lab), and some of the buildings along Vine Street, are historic and potentially significant. If they may be impacted by work along the river, they will have to be evaluated at the appropriate time. The historic resources documented along the river corridor are addressed below, moving upstream from southeast to northwest. Coy Farm Dam The Coy Farm Dam is located in the Cache la Poudre River, along the southern edge of the Woodward Development Site and north of the Mulberry Wastewater Treatment Plant’s northwest corner. It consists of a large horizontal rectangular block of rough poured concrete that extends into the river from the north bank. The dam could not be reached for close inspection because Woodward has closed the site to pedestrian access while earth moving is underway. However, observation from the high riverbank to the south showed that the concrete block is approximately 3’ across the top and perhaps 25’ in length. It is broken and weathered by water and ice. Due to the steep slope covered with vegetation, it 207 Tatanka Historical Associates, Inc. Bringing the Past to Life could not be determined whether any remnant of the dam remains along the base of the south bank. The Coy Farm was settled in 1862, and has long been recognized as one of the first agricultural properties to be developed in the Fort Collins area. Arapahoe Indians also camped on this land until they were pushed north into Wyoming in 1869. During the mid-1860s, the military camp known as Fort Collins was established less than one-half mile to the west, and the town that emerged from the fort began to grow in the 1870s. Despite the elevation change, the Coy Farm extended both north and south of the Cache la Poudre River, and the dam was situated well within the property’s boundaries. The farm remained in the Coy family and continued to be worked until the late 1980s, when the property was converted into the Link-N-Greens golf course. In the field several hundred yards northeast of the dam, close to where Woodward’s new headquarters will soon be constructed, the Coy barn, silos and milk house remain standing today. These were listed in the State Register of Historic Properties in 1995. Distant from the buildings, the dam was not included in this landmark designation. Coy Farm Dam (center of photo) View to the Northeast Exactly when the Coy Farm Dam was constructed is not currently known. However, it appears on a 1918 Larimer County district court map (see Appendix D). The “Map of Josh Ames, Coy and Other Ditches,” located in Colorado State University’s Morgan Library, simply identifies the feature at this location as a “concrete dam” that spanned the river within the Coy Farm. Other than mention 208 Tatanka Historical Associates, Inc. Bringing the Past to Life on this map, the archival research completed for this project uncovered no other information about the dam’s exact age, builders, or purpose. Given the dam’s location and the fact that it was developed prior to 1918, it appears likely to have been constructed by members of the Coy family and was somehow related to their agricultural operation. Additional research and field inspection may reveal at least some of the answers to these remaining questions. In the meantime, because of its age and association with the historically prominent Coy Farm, the dam should be considered potentially eligible for local landmark designation. It should not be removed or otherwise altered until it is fully documented and reviewed under the City’s historic preservation code. U.S. Geological Survey River Gauge This feature is located on the sloped north bank of the river, adjacent to the Poudre River Trail about 50’-75’ southeast of the Lincoln Avenue Bridge. It consists of a tall vertical large-diameter corrugated metal pipe with a conical metal cap. Small solar panels and an antenna are mounted on the roof. The corrugated pipe is painted green, except for a small panel on its west face. At this location are the following notations, written in permanent marker: -- HWM High 11.28 9/13/2013 -- HWM Low 11.19 These are clearly high water markings made during the flood event of September 2013. The high and low numbers represent feet above flood stage. A short metal ladder is attached to the pipe’s lower west side, above which is a locked and hinged door that can be opened to access the interior of the corrugated pipe. This indicates that the structure is essentially a chart house that records water levels in the river. Projecting toward the west from the lower area of the corrugated pipe is a small-diameter horizontal pipe. This is suspended above the river by two metal pipe posts. While this structure may appear to have been at this location for some time, it was actually installed during the fall of 2013. The previous river gauge was located on the north bank just west of the Lincoln Avenue Bridge, and also involved the use of a vertical corrugated pipe as a chart house. However, this was damaged in the 2013 flood and required replacement. The gauge was rebuilt in its current location with new materials a short distance downstream on the east side of the bridge. Horizontal piping associated with the earlier gauge remains in its original location today, marking where it previously stood. 209 Tatanka Historical Associates, Inc. Bringing the Past to Life Although the current river gauge plays an important role in the federal government’s collection of data regarding stream flow, it is a modern feature that was recently constructed. For this reason, it is not considered a historic structure and is unlikely to be eligible for any form of landmarking or preservation regulation for many years to come. USGS River Gauge Harmony Mill (left) and Ranch-Way Feeds (right) View to the West Lincoln Avenue Bridge The Lincoln Avenue Bridge crosses the Cache la Poudre River on the eastern edge of downtown Fort Collins, just east of Ranch-Way Feeds. The reinforced concrete deck girder bridge is 195’ in length, with a roadway width of 28’. Concrete abutments and a single concrete pier along the river’s north bank support the two-span bridge. Four-foot sidewalks run along both sides of the roadway, and steel pipe guardrails are bolted to the tops of the concrete sidewalls. The paved Poudre River Trail runs beneath the northern span, with the river itself running underneath the southern span. Beneath the bridge, the sloped riverbanks are shored up with concrete riprap. The Lincoln Avenue crossing of the Cache la Poudre River is one of the earliest in the Fort Collins area and dates back to 1873, when the town was being established. Throughout the late 1800s and into the early 1900s, this road served as the primary wagon and auto route between Fort Collins and Greeley. Consequently, the Lincoln Avenue crossing was of utmost importance to the growing community and saw frequent traffic. (see Appendices) 210 Tatanka Historical Associates, Inc. Bringing the Past to Life The first bridge constructed there is likely to have been assembled from timbers. An 1884 bird’s eye illustration of Fort Collins shows a two-span open truss bridge at this location. Over the following decades, this was replaced by at least two subsequent steel truss bridges. The first of these, constructed in 1895, was a narrow Pratt through truss bridge supported by concrete and stone abutments. This bridge served the community for decades until it collapsed in November 1943 as two automobiles attempted to cross the light structure at the same time and one hit the bridge, dislodging it from its abutments. Sergeant Charles Montgomery, a young local man on furlough from the Army, died in the accident. Due to this collapse, the next bridge would have been constructed in 1944 to get the crossing reopened as soon as possible. The replacement was a sturdier open Parker (Camelback) truss bridge with heavier gauge metalwork designed to handle vehicles that weighed more than horse carts and Model T automobiles. While this bridge remained in use for more than thirty years, over time it became obsolete and had to be replaced. Lincoln Avenue Bridge Harmony Mill (left) and Ranch-Way Feeds (right) View to the West According to City of Fort Collins records, the bridge located at the Lincoln Avenue crossing today appears to have been constructed in 1977. Although a cultural resource survey completed in 1994 suggested that it might be as much as several years older, city documents from 1976 include plans and photographs taken that summer of the 1944 metal truss bridge, which remained in use. These provide clear evidence that the current bridge could not have been completed prior to 1977. 211 Tatanka Historical Associates, Inc. Bringing the Past to Life The 1994 cultural resource study concluded that the current bridge was not old enough to be considered eligible for the State or National Registers of Historic Places. This remains the case today. In addition, the bridge is not particularly rare or unique, nor does it exemplify any major development in bridge construction. It is simply representative of the many hundreds of similar reinforced concrete deck bridges constructed throughout Larimer County and Colorado over the past four decades. For the same reasons, the current Lincoln Avenue Bridge is unlikely to be considered eligible for local historic designation and subject to preservation regulation in Fort Collins. Unidentified Concrete Structure This low rectangular structure is located along the north bank of the Cache la Poudre River, adjacent to and west of the Lincoln Avenue Bridge. It faces toward the southwest in the direction of the opposite bluff, on top of which is the Ranch- Way Feed Mill. Behind it to the north is the Oxbow Property, a vacant piece of land containing a long arc of mature trees that mark the former route of the river’s main channel. The unidentified concrete structure is located at the historic confluence of the oxbow with the river’s current main channel, which may explain something about its original purpose. The structure itself consists of a low board-formed concrete wall that projects from the earthen bank into the river, rising perhaps three feet above the winter water level. It appears to have a footprint of at least 10’ x 30’, but could in fact be larger. To the northeast, the structure disappears beneath the riverbank. The concrete wall also disappears beneath a mature tree to the northwest. However, the wall re-emerges beyond the tree and continues for some distance to the northwest before it disappears again beneath a build-up of soil and vegetation. The riverside edges of the wall, both to the southwest and southeast, are broken by a regular pattern of rectangular openings with metal lips along the bottom, suggesting that these allowed for drainage. Between the openings are vertical metal I-bars, and the concretework behind each of these along the inner wall surface is buttressed with thicker angled concrete. Metal bolts rise from the top of the wall at regular intervals, suggesting that at one time these secured sill plates or a cover (perhaps a floor) on top of the structure. Now out of use, the bolts have been bent to a horizontal position. Two non-historic features are also present on the structure, neither of which would have been associated with its original use. One is a combination of connected horizontal and vertical pipes that were associated with the river gauge that until recently was mounted adjacent to the structure (see discussion above). This gauge appears to date back no earlier than the 1980s. The other is an unidentified concrete box with a concrete lid and metal door that may also have been related to the river gauge. It appears to be of relatively modern construction. 212 Tatanka Historical Associates, Inc. Bringing the Past to Life The interior area of the unidentified concrete structure is filled with rocks, sand, plants and riverside debris, much of which may be due to recent flooding. The bank to the northeast is also eroding into the structure, and appears to have been reshaped and raised higher than it was originally. It is very likely that additional features of the historic structure are buried at the present time. The original use of this structure is unclear and will require further investigation. So far, research has revealed little about it, as it does not appear in most historical records. Also, no living persons have been located who might remember the structure when it was in use. However, it does appear in a circa 1930 photograph located in the Museum of Discovery archives. (see Appendix F) In this photo, which focuses upon the Lincoln Avenue Bridge, the structure is seen at the confluence of the main channel (now the abandoned oxbow) and a smaller slough to the south (now the main channel). The historic primary river channel flowed around the structure’s northwestern corner. The low concrete wall is apparent in the photo, complete with its rectangular openings and vertical metal bars. The openings were partially filled with either water or silt, raising a still unanswered question about why it was designed to allow flow through the structure. Above the concrete wall, the structure appears to have had a floor, possibly constructed of wood. A wood railing set back from the river’s edge about eight feet surrounded a small wooden shed that rested upon the deck and faced toward the northeast. Near the structure’s southwest corner was a short stairway with wood handrails that allowed access to and from the riverbank next to the bridge abutment. Finally, the entire structure was exposed, with no built-up riverbank rising behind it. Concrete Structure North Bank of the River West of the Lincoln Avenue Bridge 213 Tatanka Historical Associates, Inc. Bringing the Past to Life While the circa 1930 photograph does not fully explain the structure’s use, it answers numerous questions about its original or early appearance, which was in the form of a riverside platform that allowed water to flow underneath the floor. At this time, two possibilities come to the forefront in terms of its possible historic use. One is that it could have had a recreational purpose. The other is that it utilized the flow of water from the oxbow (the main channel) to operate some sort of machinery associated with the shed. In either case, the structure was likely abandoned during the 1950s, when the river through this area was channelized and reshaped. This work diverted the main river flow from the oxbow to its current channel, causing the oxbow to dry up. Additional research may uncover more information on the background and use of this unusual feature, and should be pursued. Because of its age, location, and known characteristics, this historic resource should be considered potentially eligible for local landmark designation. It should not be removed or otherwise altered until it is fully documented and reviewed under the City’s historic preservation code. In addition to the possibility that further archival research and interviews may reveal more about its origins and use, the resource appears to be an excellent candidate for archaeological investigation. Linden Street Bridge The Linden Street Bridge crosses the Cache la Poudre River on the northeastern edge of downtown Fort Collins in the historic vicinity of the fort that gave the town both its start and its name. This reinforced concrete deck girder bridge is 204’ in length, with a roadway width of 36’. Concrete abutments and a single concrete pier on a narrow island in the middle of the river support the two-span bridge. Sidewalks run along both sides of the roadway, and steel pipe guardrails are bolted to the tops of the concrete sidewalls. The first crossing of the Cache la Poudre River along Linden Street was completed in 1903, coinciding with construction of the Great Western Sugar Company factory across the river northeast of downtown. Prior to that time, the river at the northern end of Linden Street presented a challenge to cross. This was due to the presence of two river channels that were separated by an oval body of land known as Grand Island. Due to this topography, the crossing developed in 1903 required the construction of two bridges. (see Appendices) In 1908, the Denver & Interurban Railroad extended a streetcar line up Linden Street and over the bridges to provide factory workers with access to the sugar plant. During the summer months, this line also offered rides to the recreational facilities and picnic grounds at Lindenmeier Lake. The streetcar system suffered financially during and after World War I, and service across the river was discontinued in 1923 when a flood destroyed the bridges. However the crossing remained important for automobiles, and the bridges were quickly rebuilt. 214 Tatanka Historical Associates, Inc. Bringing the Past to Life Over the past 110 years, the Linden Street Bridge has been replaced several times. In 1904 and 1923, replacement became an urgent necessity due to destruction caused by major floods. These events not only destroyed the bridges, but also reshaped the course of the river. For example, by the mid- 1920s Grand Island had been cut in two, probably as a result of the 1923 flood. This resulted in the need for three bridges at the Linden Street crossing. Over the following two decades, the naturally braided river channel was intentionally reshaped into a single stream that required just one bridge to span. A new bridge, a Pratt through truss, was erected on Linden Street in 1944. Additional work completed during the 1950s realigned the river’s main channel away from the now-abandoned oxbow to the northeast. This restricted its previously arcing course to the straightened stretch that now runs between Linden Street and Lincoln Avenue. Plans were drafted for another new bridge across the river in 1955, although it is not clear whether these were implemented. Linden Street Bridge View to the North The current Linden Street Bridge was constructed in 1984, replacing the open metal truss bridge that had been constructed there thirty to forty years earlier. It is not old or significant enough to be considered eligible for the State or National Registers of Historic Places. The bridge is not particularly rare or unique, nor does it exemplify a major development in bridge construction. It is simply representative of the many hundreds of similar reinforced concrete deck bridges constructed throughout Larimer County and Colorado over the past several decades. For the same reasons, the Linden Street Bridge is unlikely to be considered eligible for local historic designation and subject to preservation regulation in Fort Collins. 215 Tatanka Historical Associates, Inc. Bringing the Past to Life Colorado & Southern Railway (BNSF) Bridge The Colorado & Southern Railway Bridge, now owned by the Burlington Northern Santa Fe Railroad, crosses the Cache la Poudre River on the northern edge of downtown Fort Collins. It is located between the College Avenue and Linden Street bridges, just east of the old Fort Collins Power Plant (Colorado State University’s Engines and Energy Conversion Laboratory) and south of the Gustav Swanson Natural Area. This narrow steel girder bridge is over 200’ in length and carries a single track across the river. Concrete abutments and four piers support the bridge, which consists of five spans. Two of the piers rest upon the embankments, and the other two are mounted atop concrete foundations within the river channel. Each pier is formed of four heavy vertical steel I-beam piles with smaller I-beam cross braces. A large horizontal rectangular concrete block rests upon each set of piles. These support the two parallel lines of heavy horizontal steel girders that span the length of the bridge. Wood beams rest on top of the girders at regular intervals and are cantilevered to the sides about four feet beyond the tracks. These support metal walkways that flank the tracks, along with wire rope handrails mounted to vertical angle bars. The standard gauge steel rails rest upon a closely placed pattern of wood ties. C&S/BNSF Railroad Bridge View to the West The bridge runs between downtown Fort Collins and the Vine Drive marshaling yards (known as North Yard) to the northeast. From there, the rail line runs 45 miles north to Wellington and Cheyenne. To the south, the line runs about 60 miles to Boulder and Denver. This crossing over the Cache la Poudre River is 216 Tatanka Historical Associates, Inc. Bringing the Past to Life consequently important to the rail line as a whole. The Poudre River Trail runs along the bank of the river beneath the bridge’s southern span. Incorporated in 1898, the Colorado & Southern Railway (C&S) eventually ran from Casper and Cheyenne, Wyoming south to Texline, Texas. From there, a subsidiary known as the Fort Worth & Denver Railway transported C&S railcars to the Gulf Coast city of Galveston. The railroad primarily became known for hauling freight, including grain, sugar beets and coal. Passenger service also ran along the route between 1905 and 1967. Its most famous train, the Texas Zephyr, provided first class service between Denver and Dallas. The Pioneer Zephyr ran between Cheyenne and Denver, with regular stops at the C&S passenger station at the intersection of Laporte Street and Mason Street in downtown Fort Collins. In 1908, the C&S became an independent subsidiary of the Chicago, Burlington & Quincy Railroad (CB&Q). Decades later, in 1981, the Burlington Northern Santa Fe Railroad (BNSF) acquired full ownership and operation of the Colorado & Southern. The C&S, and the bridge over the Cache la Poudre River, continue to be owned and operated by the BNSF today. The first bridge at this crossing of the Cache la Poudre River was constructed in 1903, when the sugar factory was being completed northeast of downtown. (see Appendix E) It appears to have been erected by the recently formed Fort Collins Development Railway Company, which was controlled by the C&S. The rail line crossed the river, ran east along Vine Drive to the sugar plant and marshaling yards, and then curved north to Wellington and Waverly. Passenger service was inaugurated along the route in 1905, after additional track was completed between Wellington and Cheyenne. A series of bridges appear to have stood at this historic river crossing over the past century, each one replaced due to flood damage or obsolescence. In fact, below the north embankment of the current bridge are the weathered remnants of the previous bridge’s wood pilings. The present steel girder bridge resting upon steel pilings appears to have been constructed around the 1980s, and may not be significant enough to qualify for local landmarking or for the State or National Registers of Historic Places. However, whether this is a common bridge type in Colorado has yet to be determined. It does not appear to be common to the Fort Collins area, which may raise its level of significance even though it is only a few decades old. Additional research and analysis may conclude that the bridge exhibits a rare or unique engineering design, one that represents a major development in bridge construction. On the other hand, it may turn out to be unremarkable. For this reason, it is recommended that additional work be completed to answer these questions before any replacement or alteration of the bridge takes place. 217 Tatanka Historical Associates, Inc. Bringing the Past to Life Coy Diversion Dam, Headgate & Ditch The Coy Diversion Dam and Headgate are located along the Cache la Poudre River, north of the old Fort Collins Power Plant (Colorado State University’s Engines and Energy Conversion Laboratory) and about eighty yards east of the College Avenue Bridge. The low concrete dam spans the entire width of the river. At the center of the river, the structure includes a fish ladder and a boat chute. These are flanked on either side by spillways. The steep southern riverbank, at the south end of the dam below the Poudre River Trail, is supported by a vertical concrete retaining wall. A metal headgate operated by an electric motor is recessed into the dam, about four feet south of its northern end near the Coy Ditch headgate. Coy Diversion Dam, Headgate and Concrete Wall View to the North The Coy Ditch headgate is situated along the river’s north bank at the north end of the dam, where it has historically drawn water into the ditch. Board formed concrete walls flank the headgate to the east and west of its inlet. To the west, the wall extends along the north bank of the river all the way to the College Avenue Bridge. Several feet within the concrete inlet structure is the recessed metal headgate for the Coy Ditch. The metal gate is raised and lowered with a simple geared ratchet bar system that is commonly found on similar structures. Just outside the concrete wall west of the gate is a vertical metal pipe and box with a hinged lid that were presumably used as the ditch’s charthouse. Running from the headgate to the northeast and then east is the Coy Ditch. This extends through the Gustav Swanson Natural Area, passing through two small ponds along the way. It continues east just south of Vine Drive, and then turns to 218 Tatanka Historical Associates, Inc. Bringing the Past to Life the south at Linden Street. The ditch runs south and then southwest for several blocks along the west side of Linden Street. It wraps around the west side of the Gustav Swanson Natural Area parking lot and finally tails out in the Cache la Poudre River just west of the Linden Street Bridge. The pioneer Coy family settled in the countryside east of today’s downtown Fort Collins in 1862, before the fort had even been established (see the Coy Farm Dam above). In the arid climate, it quickly became apparent that irrigation would benefit their crop production. Three years after they arrived, the Coys acquired water rights along the Cache la Poudre River (priority number 13) and set to work developing their own irrigation ditch. A headgate was constructed along the north bank of the river across from the fort, and excavation of the ditch was accomplished by hand and with the aid of a horse-drawn scraper. When completed, the Coy Ditch extended for about 1.5 miles to the southeast, crossing through the open fields that today are occupied by the New Belgium Brewery and Buckingham neighborhood. (see Appendix C) It continued across Lincoln Avenue into the Coy farm (now the Woodward development site), where for over a century it supported the growth of crops such as alfalfa, corn, grains, and later sugar beets. The ditch tailed out in the Cache la Poudre River near today’s intersection of Mulberry Street and Lemay Avenue. After the farm was converted into the Link-N-Greens golf course in the late 1980s, it continued to provide water to the site. With development increasing in the area, over the past two decades the ditch has been truncated and substantially altered, leaving it a remnant of what it was historically. With the constant flow of water and ice, riparian irrigation structures such as dams and headgates require periodic repair and even reconstruction. The Coy Dam and Headgate have been no exception to this rule. Both of these structures have seen at least portions of their concrete and metalwork repaired over the past century, with some of this work completed during the past few decades. For example, it appears that the dam’s downstream face was covered with rocks until about a decade ago, when these were removed and replaced with smooth concrete. The headgate structure and wall to the west do not appear to have been altered for many decades. Additional research is likely to answer more questions about possible changes to these structures over the past century. At this time, it seems unlikely that the Coy Diversion Dam, Headgate and Ditch would be eligible for designation to the State or National Registers of Historic Places. The dam appears to have been constructed much later than the headgate and has experienced alterations that might disqualify it for local landmarking. The ditch itself has been substantially altered and is clearly not eligible. However, given the fact that the headgate was developed during the 1860s by one of the area’s most prominent pioneer families, it should be considered potentially eligible for local landmark designation despite the fact that it has most likely been rebuilt. It should not be removed or otherwise altered until it is fully documented and reviewed under the City’s historic preservation code. 219 Tatanka Historical Associates, Inc. Bringing the Past to Life College Avenue Bridge The College Avenue Bridge (U.S. Highway 287) crosses the Cache la Poudre River on the northern edge of downtown Fort Collins, carrying heavy traffic along the city’s main north-south thoroughfare. The reinforced concrete box girder bridge is 228’ in length, with a four-lane roadway width of 76’. Concrete abutments and three large piers support the four-span bridge, which crosses both the river and the Poudre River Trail. Concrete sidewalks run along both sides of the asphalt roadway, separated from the traffic by low guardrails. Viewing platforms project from the walkways in three locations (directly above the piers) along each side of the bridge, allowing pedestrians to step out of the way and observe the river from above. Metal guardrails rise from the outer edges of the sidewalks. Four reproduction light fixtures featuring a vintage design with glass globes rise from concrete bases on either side of the bridge. Below the deck, the concrete piers are ornamented with vertical striations. Overall, it is apparent that the structure was designed to be both functional and attractive, marking the northern entrance into downtown Fort Collins. Recognizing its important role and location, in the 1990s the city named the structure the “North College Gateway Bridge.” College Avenue Bridge View to the Northeast The College Avenue crossing of the Cache la Poudre River is one of the earliest in the Fort Collins area and dates back to the 1870s, when the town was first established. (see Appendices) In 1873, the Larimer County Commissioners earmarked $1,200 for the construction of a bridge over the Cache la Poudre River at the north end of College Avenue. The street was anticipated to develop 220 Tatanka Historical Associates, Inc. Bringing the Past to Life into the town’s primary north-south commercial artery, and the trail north of the river provided access to the countryside as far as Laramie, Wyoming. Consequently, a reliable crossing over the river at this location was of utmost importance to the growing community. In March 1875, R. W. Cloud was engaged to erect the first bridge at this location for $864. The county paid his fee with the stipulation that the Town of Fort Collins improve the approach to the bridge from the south. It is very likely that the first bridge erected at the College Avenue crossing was constructed of timbers. According to an 1873 map, it spanned the river’s main channel, but a small slough to the south evidently had to be forded. An 1884 bird’s eye illustration of the town showed two bridges spanning the river, one over the main channel and another over the small slough. The short road segment between them crossed over a small island. From the illustration, these appear to have been deck bridges resting upon pilings. Ten years later, the slough and island were gone, and just one bridge was used to cross the river. By the early 1900s, the Cache la Poudre River at the College Avenue crossing was spanned by a metal truss bridge, possibly a Pratt through truss. This is likely to have been erected after the devastating 1904 flood that destroyed most of the bridges in the vicinity. At that time, most of the traffic over the bridge would still have been horse-driven. By the 1910s and 1920s, automobiles were commonplace on area roads. The earlier truss bridge was replaced in the 1930s by a concrete and metal I-beam structure capable of handling heavier vehicles and faster traffic. Laborers employed by the federal Works Progress Administration reportedly constructed this bridge. U.S. Highway 287 was established in 1939, running from Denver to Yellowstone National Park through the center of Fort Collins and over the College Avenue Bridge. In 1955, a modern five-span steel girder deck bridge was constructed at the crossing, paid for by the Colorado Department of Highways. The project may actually have involved a major expansion and improvement of the 1930 bridge. With a length of 303’, the new bridge included sidewalks, handrails, and pole lights. Concrete abutments and four large piers supported it from beneath. At that same time, new bridges were constructed to the north at the College Avenue crossings over the Lake Canal and Eaton Ditch. Located along a federal highway, the current College Avenue Bridge over the Cache la Poudre River was constructed in 1995 and is owned by the Colorado Department of Transportation. At this time, it is not old or significant enough to be considered eligible for the State or National Registers of Historic Places. The bridge is not particularly rare or unique, nor does it exemplify a major development in bridge construction. It is simply representative of the many hundreds of similar bridges constructed throughout Larimer County and Colorado over the past few decades. For the same reasons, the bridge is unlikely to be considered eligible for local historic designation and subject to preservation regulation in Fort Collins. 221 Tatanka Historical Associates, Inc. Bringing the Past to Life Union Pacific Railroad Bridge The Union Pacific Railroad Bridge crosses the Cache la Poudre River on the northern edge of downtown Fort Collins. It is located about 200’ west of the College Avenue Bridge, just east of Lee Martinez Park and the River’s Edge Natural Area. Not only does the bridge span the Cache la Poudre River, it also crosses the Poudre River Trail and the broad floodplain north of the river channel. Due to its historic use, visible location, and physical characteristics, the structure is well known in the community and for several generations has been referred to as the “Telephone Pole Bridge.” This open deck timber bridge is over 500’ in length and carries a single track across the river. Wood and earthen abutments, along with multiple sets of evenly spaced pole pilings, support the bridge, which consists of 31 spans. Each set of five pilings is constructed of heavy vertical poles supported by horizontal and diagonal dimensional lumber braces. Sturdy horizontal wood beams rest on top of the pilings and project to the sides about two feet. These support the long parallel lines of heavy horizontal wood girders that span the length of the bridge. Numerous wood ties cap the girders, held in place by thick boards that run the length of the bridge’s upper surface. Between these boards are the steel rails upon which the trains travel. All of the bridge’s wooden members are held together with metal bolts. Union Pacific Railroad Bridge View to the Southeast In 1911, the Union Pacific Railroad arrived in Fort Collins, extending its main line into the downtown area from the southeast parallel to Jefferson Street. Separate passenger and freight depots were constructed, both of which remain standing 222 Tatanka Historical Associates, Inc. Bringing the Past to Life today. Eager to capture new business, in 1924 the railroad constructed an agricultural spur line that would run from its main line in downtown Fort Collins into the countryside to the north. (see Appendix E) Key to the route’s success, a long timber bridge was erected across the Cache la Poudre River and its floodplain that year, just west of and parallel to College Avenue. Opened to traffic on September 1st, the 17-mile route extended to Waverly and Buckeye, where a wye allowed the engines to turn around and head back south. With the bridge and tracks completed, trains began traveling north several times each week during the growing season. At Waverly and Buckeye, they picked up loads of alfalfa, sugar beets and livestock, and hauled them back to Fort Collins. In 1926, a spur was extended from this line into the developing oilfield north of town, delivering supplies and hauling crude oil to market in tanker cars. Another spur to the northwest allowed the Union Pacific Railroad to serve the Ideal Cement Plant, which opened in 1927 north of Laporte. The oilfield spur was abandoned in 1946, and traffic ceased along the line to Waverly and Buckeye in 1965. What remained active was the spur that served the cement factory. Trains still traverse this route today, crossing over the wooden bridge in Fort Collins and heading to and from the cement plant, which halted production in 2002 and has since been used as a distribution center. Over the decades since it was constructed, the bridge has had to be repaired on a number of occasions due to flood damage. A major flood in 1976 forced the railroad to replace many of the timbers, and additional repairs were completed following the 2013 flood. Although this work changed out some of its wooden parts, these appear to be duplicates of the originals. Overall, the Union Pacific Railroad Bridge remains in its original location and appears to have retained its original style, wood construction, and historic appearance. It is also a rare example of a substantial open deck timber bridge, very few of which remain standing in the region today. For ninety years, this bridge has played a key role in the development of agriculture and industry in the countryside north of Fort Collins. For this reason, and despite the fact that some of its wooden members have been replaced over the years, the bridge appears to be eligible for local landmarking. In addition, it may be eligible for State and/or National Register designation. In any case, it is important that the bridge be fully documented and preserved, if at all possible, and that no attempts be made to have it demolished. Lake Canal Diversion Dam & Headworks The Lake Canal Diversion Dam and Headworks are located along the Cache la Poudre River, about 1,000’ west of College Avenue along the south side of Woodlawn Drive south of Legacy Park and northeast of Lee Martinez Park. The low concrete, two-step dam spans the entire width of the river, with vertical 223 Tatanka Historical Associates, Inc. Bringing the Past to Life concrete wingwalls stabilizing the banks at either end. At the eastern end of the dam (essentially the north bank of the river) are the ditch headworks, surrounded by chain link fencing. Diverted by the dam, river water must first pass through a long horizontal grizzly, or screen, formed of vertical metal pipes before it approaches the gates. This prevents larger floating objects such as wood and ice from clogging the gates or getting into the ditch. A narrow concrete sidewalk with metal pipe handrails and supported by two concrete piers runs along the top of the grizzly. The intake structure is lined with concrete walls that direct the water to two side- by-side gates at its eastern end. While much of the structure appears to be decades old, the gates and their surrounding concretework are of modern construction and are controlled by electric motors. After passing through the gates, the water enters the earthen Lake Canal. This snakes eastward beneath College Avenue, through the northern area of the city, and into the countryside beyond. The canal runs twenty miles to the southeast, supplying water to numerous agricultural users and filling Thompson Lake and Lake Canal Reservoir No. 1 between Windsor and Timnath. Lake Canal Diversion Dam with the Headworks in the Distance View to the East The Lake Canal was constructed in 1873, when the Fort Collins Agricultural Colony and the Town of Fort Collins were established. (see Appendices B & C) To build the irrigation system, the Colony engaged John C. Abbott, a former member of the Union Colony (which became the town of Greeley) and future state auditor, along with Benjamin H. Eaton, a prominent pioneer farmer and future Colorado governor. As they oversaw construction of the Lake Canal, the 224 Tatanka Historical Associates, Inc. Bringing the Past to Life men were also busy coordinating development of the Larimer County Canal #2, which diverted river water through the countryside west and south of Fort Collins. During the drought of 1874, a heated dispute arose between the Fort Collins and Union Colonies over water diversions into these ditches. The Union Colony threatened legal action, claiming that the Fort Collins Colony was removing so much water from the river that it was leaving downstream users without adequate supplies for their crops. Settlement of the conflict led to adoption of the Colorado system of water appropriations that remains in place today. During the early decades of irrigation in Colorado prior to 1900, the ditch companies recognized that water storage was critical to their operations. Many began to construct reservoirs that would capture and hold water for use late in the growing season and during period of drought. The Lake Canal Company, which owned and managed the ditch, built reservoirs of its own in the countryside southeast of Fort Collins. The Lake Canal remains in use today, providing water to numerous irrigators along its length. In 1994, a cultural resource survey was completed on the Lake Canal Diversion Dam and Headworks. This document concluded that the resource was eligible for both local landmarking and the National Register of Historic Places. While the diversion dam and headgate have been reconstructed, perhaps several times, since they were first built well over a century ago, they remain in their original locations and are still used for their original purpose. Photographs taken during the course of the 1994 project show that the headgate structure, but not the entire headworks, was rebuilt during the past twenty years. Subject to the constant forces of water and ice, it is common for structures such as this to require regular maintenance and periodic reconstruction. Despite this, the Lake Canal remains notable as a prominent early irrigation ditch associated with Benjamin Eaton, and for its role in the early development of the system of water appropriations in Colorado. Due to its significance and probable eligibility for landmark designation on some level, any plans for alteration or removal of these features should involve careful documentation of the structure and mitigation planning prior to any work being completed. At minimum, the headworks should be left in place even if the diversion dam is removed. Mason & Hottel Mill Race Headgate Two modern pedestrian bridges cross the Cache la Poudre River west of the Lake Canal between the McMurry and Salyer Natural Areas to the north and the Poudre River Trail to the south. Built since 1980, neither of these is of historic interest. West of these, where a line drawn due north from Loomis Street meets the trail and south bank of the river, is a large concrete structure that appears to be associated with the historic Mason & Hottel Mill Race. (see Appendices A-C) 225 Tatanka Historical Associates, Inc. Bringing the Past to Life Located adjacent to the Poudre River Trail, the board formed concrete structure sits about twenty feet south of the river. It is also several feet above the river’s surface. Since the late 1800s, periodic floods have substantially altered the river’s course and reshaped its banks. Soils and debris built up against the concrete walls, partially obscuring them from view. A large tree has also grown up against the structure’s northeast riverside face. The western wingwall has shifted outward and is no longer fully upright. Overall, the structure appears to have been both constructed and abandoned many decades ago. The riverside length of the eastern wingwall is perhaps ten feet longer than the others. Opposite this toward the river is a parallel, slightly lower concrete wall, with a gap between them of about five feet. The walls were constructed so they form a channel that narrows to the west and is open to the east. About halfway along their lengths are opposing vertical recessed panels with bolts that still retain wood boards. Weathered horizontal boards also currently span the gap between the walls at this location. A tree is growing within the channel. An old wood fencepost wrapped in wire still stands at the eastern end of the upper wall. Mason & Hottel Mill Race Headgate View to the Northeast A map from 1873 and an 1884 bird’s eye illustration of Fort Collins both show a bridge located across the river at the north end of Sherwood Street, two blocks east of this location. In addition, the 1884 illustration places the headgate of the Mason & Hottel Mill Race next to the bridge. However, this appears to be in error. Plans for the town during those early years did call for development to extend northward along a number of the north-south streets all the way to the river. But this did not occur and the low-lying area between the river and Elm Street remained agricultural and undeveloped, possibly due to periodic flooding. 226 Tatanka Historical Associates, Inc. Bringing the Past to Life Later maps from 1906, 1918 and 1929 show that the mill race headgate was actually located farther west at a point due north of Loomis Street. This is where the large concrete structure is found today. Whether a bridge was ever constructed there is unclear, and seems very unlikely. All of this points to the likelihood that the structure on this site is in fact the Mason & Hottel Mill Race headgate. Drawing water from the south bank of the river, the mill race extended toward the southeast through present-day Lee Martinez Park in the direction of downtown Fort Collins. After crossing College Avenue just north of Cherry Street, it continued to the southeast down Willow Street. The mill was located along the south bank of the river at today’s intersection of Willow Street and Lincoln Avenue, a property now occupied by Ranch-Way Feeds (the old mill is incorporated into this facility). Constructed in 1869 by Elizabeth “Auntie” Stone and Henry Peterson, both prominent founders of the town of Fort Collins, the business initially operated as the Lindell Mill and was the first in the region to produce flour marketed under the names Defiance, Jack Frost, Snow Trader, and Pride of Colorado. Powered by water drawn from the river, the headgate and race were constructed at the same time the mill was being built. Joseph Mason purchased the business in 1873, and in 1880 sold half of it to Benjamin Hottel. They remained partners until Mason’s death in 1881, after which Hottel continued to fully own and operate the business. Four years later, he sold the mill to the Denver-based Colorado Milling & Elevator Company, a growing western agricultural processing enterprise with facilities in several states. During the late 1800s and early 1900s, the headgate and mill race would have required regular maintenance and periodic replacement. This would especially have been the case following floods. River water continued to power the mill until the facility switched over to electricity in 1919. This suggests that the headgate structure along the river dates from sometime prior to that year. Additional research may determine exactly when the current structure was constructed, as it may have replaced the original headgate. In any case, the mill race was abandoned and over the years was erased from the landscape, leaving the headgate along the river as its sole surviving structure. The mill continued producing flour until 1948, after which it shifted to the production and sale of animal feeds. The expanded facility remains in operation today as Ranch-Way Feeds, the oldest continually operating business in the city of Fort Collins. Due to its significance as an important resource related to early agricultural industrial production in Fort Collins, the headgate structure is likely to be eligible for local landmark designation. Whether it might be eligible on the state or national levels is currently unclear. However, any plans for alteration or removal of the structure should involve careful documentation and mitigation planning prior to any work being completed. Ideally, the headgate should be left in place and interpreted for visitors along the Poudre River Trail. 227 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX A Franklin Avery’s Map of Fort Collins, 1873 228 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX B Willits Map of Fort Collins, 1894 229 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX C Map of Josh Ames, Coy & Other Ditches, 1918 Lincoln Avenue Bridge (lower right) to Hottel Mill Race Dam (upper left) Source: Morgan Library, Special Collections, Colorado State University 230 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX D Map of Josh Ames, Coy & Other Ditches, 1918 Coy Farm Dam (lower right) to Lincoln Avenue Bridge (upper left) Source: Morgan Library, Special Collections, Colorado State University 231 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX E Map of Fort Collins, 1925 232 Tatanka Historical Associates, Inc. Bringing the Past to Life APPENDIX F Lincoln Avenue Bridge & Concrete Structure circa 1930 View to the northwest Source: Fort Collins Museum of Discovery Archives (Image #H19791) 233 202 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. 172 elements is also preferred. 164 building areas. › Minimize structural impacts when installing turbines. 149 ing windows. 147 should be employed. Step 5: Add Energy-Generating Technologies Sensitively. The flexibility of many historic structures allows for the respectful integration of energy efficient technolo- gies, i.e., solar panels, geo-thermal systems and thermal walls etc. Energy-generating technologies are the most commonly known strategies. However, the efficiency of a historic structure will often be great enough that generation technologies aren’t the most practical solu- tions. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project. 146 Appropriate addition to the front of a one-story non-contributing structure. 4 4 145 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. 144 4 140 briefs/11-storefronts.htm 139 and the patterns they create is essential to devel- oping new interpretations. 130 8 Re-point mortar joints where there is evi- dence of deterioration. This shall match the historic design. 4 Historic building materials are key features of historic buildings and shall be preserved. 129 See web link to Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings http://www.nps.gov/tps/how-to-preserve/ briefs/47-maintaining-exteriors.htm 126 Rehabilitation (simplified historic interpretation) 4 4 109 to a state that makes a contemporary use possible while still preserving those portions or features of the property which are significant to its historical, archi- tectural and cultural values. Rehabilitation may include a change in use of the building or the construction of an addition. This term is the broadest of the permit- ted treatments and applies to most work on historic properties. Combining Treatments For many projects a “rehabilitation” approach will be the overall strategy, because this term reflects the broadest, most flexible of the approaches. Within that, however, there may be a combination of treatments used as they relate to specific building components. For example, a surviving cornice may be preserved, a storefront base that has been altered may be restored, and a missing kickplate may be reconstructed. 105 Sidebars These provide additional infor- mation that will be helpful in understanding the standard. In some cases a sidebar includes links that direct the user to additional material; this may be technical information about a rehabilitation procedure or other helpful infor- mation. 4 101 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) Standards may apply to some projects in this category. 100 with a sufficient degree of care, such that it may be re-classified as a contributing property once improve- ments are completed. An owner may elect to take such an approach; the city will work with the owner to determine if this is appropriate. For this special condi- tion, the Preservation Track will apply. This option is not mandatory and up to the building owner. 99 the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regula- tion. May Be Considered The phrase “may be considered” appears in some stan- dards text. This indicates that the City will determine if the land-use activity is permissible. This decision is made using the information specifically related to the project and its context. 97 patterns of development. The aerial image shown on the next page underscores the value of the feattures that sill suvive 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. 93 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. 91 the cultural heritage of the community. It also enhances livability in the community. » Environmental Sustainability. Rehabilita- tion of historic resources conserves energy that is embodied in the construction of existing structures. It also reduces impacts on landfill from demolition and reduces the need to fabricate new materials. » Economic Sustainability. The economic benefits of protecting historic resources include higher property values, job creation and increased heritage tourism. For More Information: See web link to National Park Service Sustainabil- ity information: http://www.nps.gov/tps/sustainability.htm For More Information: See the following web link to Preservation Brief 3: Improving Energy Efficiency in Historic Buildings: http://www.nps.gov/tps/how-to-preserve/briefs/3- improve-energy-efficiency.htm 90 thus minimizing the need for replacement materials. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round. interior climate control which increase energy efficiency. Passive strategies typically include building orientation for sun and breezes. Active strate- gies typically include operable awnings, double-hung and transom windows. Embodied Energy Embodied energy is defined as the amount of energy used to create and maintain the original building and its components. Preserving a historic structure retains this energy. Re-using a building also preserves the energy and resources invested in its construction, and reduces the need for producing new construction ma- terials, which require more energy to produce. Studies confirm that the loss of embodied energy by demoli- 89 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, U.S. Department of the Interior, pub- lishes a series of technical reports regarding proper preservation techniques. This series, Preservation Briefs and Tech Notes, is a mainstay for many preservationists in the field. When considering a preservation project, these resources should be consulted. 88 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. The Fort Collins Municipal Code 1987 Chapter 14 Landmark Preservation This section of the code sets forth the following dec- laration of policy for Historic Preservation within the City: (a) It is hereby declared as a matter of public policy that the protection, enhancement and perpetuation of sites, structures, objects and districts of historical, architectural or geographic significance, located within the City, are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people. (b) It is the opinion of the city council that the economic, cultural and aesthetic standing of this City cannot be main- tained or enhanced by disregarding the historical, architec- tural and geographical heritage of the City and by ignoring the destruction or defacement of such cultural assets. It also identifies: › standards for determining eligibility, › designation procedures, › construction, alteration, demolition activity, and a › landmark rehabilitation program 87 The Old Town Historic District Design Standards are an update to the Design Guidelines for Historic Old Town Fort Collins, 1981. 86 rehabilitation of a historic resource: • City of Fort Collins, Historic Preservation http://www.fcgov.com/historicpreservation/ • 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 85 D r W Lake St W Prospect Rd Vicinity Map Aerial Site Map Zoning Map 1 inch = 240 feet 1 inch = 17,493 feet 43 ENERGY MODELING - AMBIENT ENERGY UTILITIES CUSTOMER SERVICES BUILDING PROJECT DEVELOPMENT PLAN Author Checker 2 NORTHEAST PERSEPCTIVE - PDP SUBMITTAL 1 NORTHWEST PERSPECTIVE - PDP SUBMITTAL 22 ENERGY MODELING - AMBIENT ENERGY UTILITIES CUSTOMER SERVICES BUILDING PROJECT DEVELOPMENT PLAN Author Checker 1 SOUTHEAST PERSPECTIVE - PDP SUBMITTAL 2 SOUTHWEST PERSPECTIVE - PDP SUBMITTAL 21 11'-0" 27'-0" 27'-0" 27'-0" 27'-0" 27'-0" 27'-0" 19'-10" 7'-9" 200'-7" 04.02 08.91B 04.43 04.02 07.42A 04.01 04.43 04.43 04.02 08.43A 04.03 04.01 04.03 07.42A 08.62 04.03 04.43 08.43A 04.03 04.03 04.01 04.01 04.03 08.43A 04.01 07.42A 07.42B 1050 17th STREET, SUITE A200 DENVER, CO 80265 303 295 1717 t 303 292 0845 f No REVISION/SUBMISSION DATE PROJECT No: DATE: SCALE: COPYRIGHT 2011 - RNL. This document, and the ideas and design concepts incorperated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of RNL. DRAWN BY: CHECKED BY: A B C D E F G H I J A B C D E F G H I J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 15 K K 1/8" = 1'-0" 5/7/2014 10:06:01 AM C:\Users\kfinnegan\Documents\My Revit\3618 Fort Collins Block 32\3618_CSB_ARCH_kfinnegan.rvt PDP202 BUILDING ELEVATIONS 05/05/14 3616-03 CITY OF FORT COLLINS 222 Laporte Avenue Fort Collins, CO 80524 ARCHITECTURE/INTERIORS - RNL DESIGN CONSTRUCTION ADMIN - AU WORKSHOP LANDSCAPE - LOGAN SIMPSON DESIGN CIVIL - NORTHERN ENGINEERING STRUCTURAL - JVA, INCORPORATED MEP -MKK CONSULTING ENGINEERS, INC. LEED ADMINISTRATION - INSTITUTE FOR THE BUILT ENVIRONMENT SUSTAINABILITY - ARCHITECTURAL ENERGY CORPORATION ENERGY MODELING - AMBIENT ENERGY UTILITIES CUSTOMER SERVICES BUILDING PROJECT DEVELOPMENT PLAN Author Checker 1 EAST 1/8" = 1'-0" ELEVATION SHEET NOTES 04.01 BRICK VENEER COLOR 1 WITH 2” AIRSPACE OVER CONTINUOUS RIGID INSULATION ON MOISTURE BARRIER. EXTERIOR VENEER ASSEMBLY ON STEEL STUDS WITH EXTERIOR GYPSUM BOARD SHEATHING 04.02 BRICK VENEER COLOR 2. MATCH ASSEMBLY OF COLOR 01 04.03 BRICK VENEER COLOR 3. MATCH ASSEMBLY OF COLOR 01 04.43 SANDSTONE MASONRY LINTEL AND SILL 05.73 DECORATIVE METAL RAILING 07.42 07.42A ARCHITECTURAL METAL RAINSCREEN WALL AND SOFFIT PANEL 07.42B ARCHITECTURAL METAL WALL PANEL TRIM 07.50 EXTENSIVE VEGETATED ROOF ASSEMBLY OVER TPO MEMBRANE ROOFING 07.76 ROOF DECKING PAVERS OVER TPO MEMBRANE ROOFING AT OUTDOOR BALCONIES 08.43A ALUMINUM STOREFRONT SYSTEM 08.62 DOMED UNIT SKYLIGHT 08.91B ALUMINUM LOUVER SYSTEM 08.91C FIXED ALUMINUM LIGHT SHELF, EXTENSION BY STOREFRONT MFR 2 NORTH 1/8" = 1'-0" ELEVATION 20 07.42A 04.01 08.91A 05.73 07.76 05.73 07.76 07.42A 07.42A 07.42A 04.01 05.73 07.76 08.43A 07.42A 08.62 07.50 07.42A 20'-0" 12'-6" 30'-0" 30'-0" 21'-6" 21'-6" 08.43A 04.03 04.03 04.01 08.91A 04.01 08.43A 04.03 04.01 08.43A 07.42B 07.42B 04.03 04.03 04.01 04.03 07.42B 08.43A 05.73 08.43A 04.03 1050 17th STREET, SUITE A200 DENVER, CO 80265 303 295 1717 t 303 292 0845 f No REVISION/SUBMISSION DATE PROJECT No: DATE: SCALE: COPYRIGHT 2011 - RNL. This document, and the ideas and design concepts incorperated herein, as an instrument of professional service, can not be used, in whole or in part for this or any other project, without the written authorization of RNL. DRAWN BY: CHECKED BY: A B C D E F G H I J A B C D E F G H I J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 15 K K 1/8" = 1'-0" 5/7/2014 10:05:48 AM C:\Users\kfinnegan\Documents\My Revit\3618 Fort Collins Block 32\3618_CSB_ARCH_kfinnegan.rvt PDP201 BUILDING ELEVATIONS 05/07/14 3616-03 CITY OF FORT COLLINS 222 Laporte Avenue Fort Collins, CO 80524 ARCHITECTURE/INTERIORS - RNL DESIGN CONSTRUCTION ADMIN - AU WORKSHOP LANDSCAPE - LOGAN SIMPSON DESIGN CIVIL - NORTHERN ENGINEERING STRUCTURAL - JVA, INCORPORATED MEP -MKK CONSULTING ENGINEERS, INC. LEED ADMINISTRATION - INSTITUTE FOR THE BUILT ENVIRONMENT SUSTAINABILITY - ARCHITECTURAL ENERGY CORPORATION ENERGY MODELING - AMBIENT ENERGY UTILITIES CUSTOMER SERVICES BUILDING PROJECT DEVELOPMENT PLAN Author Checker 2 PRELIMINARY DESIGN PROPOSAL 05/07/14 2 SOUTH 1/8" = 1'-0" ELEVATION SHEET NOTES 04.01 BRICK VENEER COLOR 1 WITH 2” AIRSPACE OVER CONTINUOUS RIGID INSULATION ON MOISTURE BARRIER. EXTERIOR VENEER ASSEMBLY ON STEEL STUDS WITH EXTERIOR GYPSUM BOARD SHEATHING 04.02 BRICK VENEER COLOR 2. MATCH ASSEMBLY OF COLOR 01 04.03 BRICK VENEER COLOR 3. MATCH ASSEMBLY OF COLOR 01 04.43 SANDSTONE MASONRY LINTEL AND SILL 05.73 DECORATIVE METAL RAILING 07.42A ARCHITECTURAL METAL RAINSCREEN WALL AND SOFFIT PANEL 07.42B ARCHITECTURAL METAL WALL PANEL TRIM 07.50 EXTENSIVE VEGETATED ROOF ASSEMBLY OVER TPO MEMBRANE ROOFING 07.76 ROOF DECKING PAVERS OVER TPO MEMBRANE ROOFING AT OUTDOOR BALCONIES 08.43A ALUMINUM STOREFRONT SYSTEM 08.62 DOMED UNIT SKYLIGHT 08.91A ALUMINUM LOUVER SYSTEM ATTACHED TO STOREFRONT PER MANUFACTURER STANDARD 08.91C FIXED ALUMINUM LIGHT SHELF, EXTENSION BY STOREFRONT MFR 1 WEST 1/8" = 1'-0" ELEVATION 19