HomeMy WebLinkAbout04/23/2014 - Landmark Preservation Commission - Agenda - Work SessionPlanning, Development & Transportation
LANDMARK PRESERVATION COMMISSION
WORK SESSION
281 N. College Avenue - First Floor 281 Conference Room
AGENDA
April 23, 2014
5:00 p.m. Commission’s Dinner
5:30 p.m. Call Work Session to Order and Roll Call
1. Discussion: Old Town Fort Collins Design Standards – Josh Weinberg
2. Discussion: 2014 Friend of Preservation Awards – Karen McWilliams
3. Discussion: Historic Preservation Program Improvements – Additional
Revisions – Karen McWilliams
4. Discussion: Poudre River Resources – Ron Sladek, LPC Chair
5. Other Business: Forum 2014
Adjourn
For additional information please contact:
Community Development and Neighborhood Services Department
281 N. College Avenue, Fort Collins, CO
970-224-6078 or kmcwilliams@fcgov.com
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OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS
FORT COLLINS, COLORADO
State2014 Historical Fund, History Colorado, the Colorado Historic Project #2013-M2-032 Draft #1d March,
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Credits
This project was paid for in part by the State Historical Fund Grant from History
Colorado, the Colorado Historical Society. Project # 2013-M2-032
Prepared by:
Winter & Company
1265 Yellow Pine Avenue
Boulder, CO 80304
303.440.8445
www.winterandcompany.net
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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
Overarching Preservation Principles 40
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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
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7
INTRODUCTION
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Old Town Fort Collins | March 2014 3
DRAFT
Overview
Fort Collins is recognized for its rich collection of his-
toric resources. They are enjoyed by residents, business
owners and visitors as links to the city’s heritage while
also setting the stage for a vibrant future. Preserving
these assets is essential to Fort Collins’ well being.
A key collection of these historic resources is
found in the Old Town Historic District which is a
place with special meaning for Fort Collins. Once
the core of business activity, the brick and stone fa-
cades provide a link with the past. The ornamental
cornices, brackets, and lintels are records of the
skilled craftsmen who worked to build Fort Collins
at the turn of the century.
The community recognizes the significance of
the Old Town Historic District as an important
cultural resource. They wish to preserve the
inherent historic elements of individual buildings
as a cultural record for future generations and to
maintain the sense of place that exists. Responding
to this sentiment the City Council designated the
area an official locally designated historic district
in 1979. Previously, in 1978, the Secretary of the
Interior also entered a somewhat larger Old Town
Historic District into the National Register of
Historic Places.
The Landmark Preservation Commission and city
staff have the responsibility to review the proposed
changes in the area and determine their compliance
with the design standards. The design standards
are to be used by the Landmark Preservation Com-
mission and city staff to review any design changes
to the exterior of buildings within the Old Town
Historic District. They are also for designers and
owners who are planning projects within the dis-
trict.
Today, many of the historic resources found within
the Old Town Historic District have been reha-
bilitated and the district is thriving. The document
highlights the success stories of past projects and
the positive impact they have had. While rehabilita-
tion will continue in the district, additions and infill
construction are also anticipated. The standards
are intended to promote creativity that respects
the heritage of the area. They therefore encourage
development that contributes to the quality of the
district.
The historic preservation design standards promote
the community’s vision for sustainable preservation.
The standards provide direction for rehabilitation,
alteration, expansion and new construction projects
involving locally-designated individual historic land-
marks and properties in locally-designated historic
districts. They also guide city staff and the Landmark
Preservation Commission’s evaluation of such projects,
helping the city and property owners maintain the
special qualities of Fort Collins’ history.
Financial Assistance
4 Introduction
DRAFT
About this Document
WHAT ARE DESIGN STANDARDS?
The standards convey general policies about the
rehabilitation of existing structures, additions, new
construction and site work. They define a range of
appropriate responses to a variety of specific design
issues.
WHY HAVE DESIGN STANDARDS?
One purpose of the standards and the review process
through which they are administered is to promote
preservation of the historic, cultural and architectural
heritage of the Old Town Historic District. An essential
idea is to protect historic resources in the district from
alteration or demolition that might damage the unique
fabric created by buildings and sites that make up the
Old Town Historic District.
The standards also promote key principles of urban
design which focus on maintaining an attractive human-
scaled pedestrian-oriented environment.
The design standards also provide a basis for making
consistent decisions about the treatment of historic
resources and new infill within the district. Designing
a new building to fit within the historic character of
Old Town requires careful thought. Preservation in a
historic district context does not mean that the area
must be “frozen” in time, but it does mean that, when
new building occurs, they shall be in a manner that
reinforces the basic visual characteristics of the his-
toric district. In addition, they serve as educational and
Why Do We Preserve Historic Resources?
We preserve historic resources for these reasons:
» To honor our diverse heritage
» To support sound community planning and
development
» To maintain community character and
support livability
» To support sustainability in our community
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.
These standards seek to manage change so the historic
character of the district is respected while accom-
modating compatible improvements. They reflect
the city’s goals to promote economic and sustainable
development, enhance the image of the city and reuse
historic resources.
Note
In this document, “Old Town” refers to the area
officially designated as the local historic district, in
contrast to a more general reference to a larger
portion of the downtown.
11
Old Town Fort Collins | March 2014 5
DRAFT
Background
POLICIES UNDERLYING THE DESIGN
STANDARDS
Several regulations and policy documents establish the
foundation for the standards, including:
City Plan Fort Collins, February 15, 2011
Historic Preservation
Principle LIV16: The quality of life in Fort Collins will be
enhanced by the preservation of historic resources and
inclusion of heritage in the daily life and development of
the community.
Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re-
sources. Determine what historic resources are within the
Growth Management Area, how significant these resources
are, the nature and degree of threat to their preservation,
and methods for their protection.
Policy LIV 16.2 – Increase Awareness. Increase awareness,
understanding of, and appreciation for the value of historic
preservation in contributing to the quality of life in Fort
Collins.
Policy LIV 16.3 – Utilize Incentives. Use incentives to
encourage private sector preservation and rehabilitation of
historic resources.
Policy LIV 16.4 – Utilize Planning and Regulations. Recog-
nize the contribution of historic resources to the quality of
life in Fort Collins through ongoing planning efforts and
enforcement regulations.
Policy LIV 16.5 – Encourage Landmark Designation. Actively
encourage property owners to designate their properties as
historic landmarks.
Policy LIV 16.6 – Integrate Historic Structures. Explore
opportunities to incorporate existing structures of historic
value into new development and redevelopment activities.
Principle LIV17: Historically and architecturally significant
buildings Downtown and throughout the community will be
valued and preserved.
Policy LIV 17.1 – Preserve Historic Buildings. Preserve his-
torically significant buildings, sites and structures throughout
Downtown and the community. Ensure that new building
design respects the existing historic and architectural
character of the surrounding district by using compatible
building materials, colors, scale, mass, and design detailing
of structures.
Policy LIV 17.2 – Encourage Adaptive Reuse. In order to
capture the resources and energy embodied in existing
buildings, support and encourage the reuse, and adapta-
tion of historically significant and architecturally important
structures, including but not limited to Downtown buildings,
historic homes, etc.
Policy LIV 17.3– Ensure Congruent Energy Efficiency.
Ensure that energy efficient upgrades contribute to or
do not lessen the integrity of historic structures. Consider
attractive means of achieving efficiency such as installing
storm windows.
Land Use Code Section 3.4.7 Historic and Cul-
tural Resources
Section 3.4.7 provides standards for preservation and
treatment of historic properties and their incorpora-
6 Introduction
DRAFT
THE SECRETARY OF THE INTERIOR’S
STANDARDS FOR REHABILITATION
The City of Fort Collins requires the rehabilitation
projects to be in conformance with the Secretary of
the Interior’s Standards and Guidelines for Rehabilitating
Historic Buildings as noted in the Land Use Code.
The Secretary of the Interior’s Standards for the Rehabilitation
are general rehabilitation standards established by the
National Park Service for historic properties. It is the
intent of this document to be compatible with The
Secretary of the Interior’s Standards while expanding
on the basic rehabilitation principles as they apply in
Fort Collins.
“1. A property shall be used for its historic purpose or be
placed in a new use that requires minimal change to the
defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration
of features and spaces that characterize a property shall
be avoided.
3. Each property shall be recognized as a physical record of
its time, place, and use. Changes that create a false sense of
historical development, such as adding conjectural features
or architectural elements from other buildings, shall not be
undertaken.
4. Most properties change over time; those changes that
have acquired historic significance in their own right shall be
retained and preserved.
For More Information
For more information on national treatments
underlying the preservation standards, see
The Secretary of the Interior’s Standards for the
Rehabilitation:
http://www.nps.gov/history/hps/tps/standguide/
rehab/rehab_index.htm
For More Information:
See the following web links to National Park Ser-
vice Preservation Briefs and Tech Notes:
http://www.nps.gov/tps/how-to-preserve/briefs.
htm
http://www.nps.gov/tps/how-to-preserve/tech-
notes.htm
5. Distinctive features, finishes, and construction techniques
or examples of craftsmanship that characterize a historic
property shall be preserved.
6. Deteriorated historic features shall be repaired rather
than replaced. Where the severity of deterioration requires
replacement of a distinctive feature, the new feature shall
match the old in design, color, texture, and other visual
qualities and, where 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 | March 2014 7
DRAFT
Historic Preservation and Sustainability
SUSTAINABILITY - SOCIAL, ECONOMIC
AND ENVIRONMENTAL BENEFITS OF
HISTORIC PRESERVATION
Preserving and enhancing historic places promotes the
three basic components of sustainability. These are:
(1) Cultural/Social Sustainability, (2) Environmental
Sustainability and (3) Economic Sustainability. Each of
the components is described in greater detail in the
following pages.
Preserving historic places promotes the three basic categories
of sustainability.
Environmental
Sustainability
Economic
Sustainability
Cultural/Social
Sustainability
SUSTAINABILITY
Cultural/Social Component of Sustainability
This component relates to the maintenance of the
community’s cultural traditions and social fabric. Pre-
serving historic places and patterns promotes cultural
and social sustainability by supporting everyday con-
nections between residents and the cultural heritage
of the community. These connections are reinforced
by the physical characteristics of historic places, which
often directly support environmental sustainability.
Historic properties in the district provide direct links
to the past. These links convey information about
earlier ways of life that help build an ongoing sense of
identity within the community. Residents anchored
in this sense of identity may be more involved in civic
activities and overall community sustainability efforts.
The historic development pattern of the district pro-
motes social interaction that supports a high quality of
life and helps build a sense of community. The area is
compact and walkable, providing for impromptu mix-
ing of different cultural and economic groups. Direct
connections to the public realm provide opportunities
for community interaction. This physical pattern, com-
bined with the inherent cultural connections, provides
significant support for the community’s overall sustain-
ability effort.
Environmental Component of Sustainability
This is the most often cited component of sustainability.
It relates to maintenance of the natural environment
and the systems that support human development. Re-
habilitation of historic resources is an important part
of environmental sustainability and green building initia-
tives. It directly supports environmental sustainability
through conservation of embodied energy, adaptability,
and other factors that keep historic buildings in use
over long periods of time.
Embodied Energy
Embodied energy is defined as the amount of energy
used to create and maintain the original building and
its components. Preserving a historic structure retains
8 Introduction
DRAFT
Building Materials
Many of the historic building materials used in the dis-
trict contribute to environmental sustainability though
local sourcing and long life cycles. Buildings constructed
with wood and masonry were built for longevity and
ongoing repair. Today, new structures utilize a signifi-
cant percentage of manufactured materials. These ma-
terials are often less sustainable and require extraction
of raw, non-renewable materials. High levels of energy
are involved in production, and the new materials may
also have an inherently short lifespan.
The sustainable nature of historic building materials
is best illustrated by a window: older windows were
built with well seasoned wood from durable, weather
resistant old growth forests. A historic window can be
repaired by re-glazing as well as patching and splicing
the wood elements. Many contemporary windows
cannot be repaired and must be replaced entirely.
Repairing, weather-stripping and insulating an original
window is generally as energy efficient and much less
expensive than replacement.
Landfill Impacts
According to the Environmental Protection Agency,
building debris constitutes around a third of all waste
generated in the country. The amount of waste is
reduced significantly when historic structures are
retained rather than demolished.
Economic Component of Sustainability
This component of sustainability relates to the
economic balance and health of the community. The
economic benefits of protecting historic resources
are well documented across the nation. These include
higher property values, job creation in rehabilitation
industries, and increased heritage tourism. Quality
of life improvements associated with living in historic
districts may also help communities recruit desirable
businesses.
Historic Rehabilitation Projects
Historic rehabilitation projects generate both direct
and indirect economic benefits. Direct benefits result
from the actual purchases of labor and materials, while
material manufacture and transport results in indirect
benefits. Preservation projects are generally more
labor intensive, with up to 70% of the total project
budget being spent on labor, as opposed to 50% when
compared to new construction. Expenditure on local
labor and materials benefits the community’s economy.
Historic Preservation and Sustainability
By preserving existing buildings and guiding
compatible redevelopment, the Design Stan-
dards promote the three key elements of com-
munity sustainability:
» Cultural/Social Sustainability. Preserv-
ing historic places and patterns promotes
cultural and social sustainability by supporting
everyday connections between residents and
the cultural heritage of the community. It also
enhances livability in the community.
Old Town Fort Collins | March 2014 9
DRAFT
The Development of Old Town Fort Collins
HISTORY
The opening of the Overland Stage Line between
Denver and Wyoming, in the early 1860s, necessitated
the construction of military forts to protect coaches
and immigrant trains from the threat of Indian attacks.
Entering the Cache La Poudre River Valley in 1862,
the 9th Kansas Volunteer Cavalry set up camp in the
vicinity of Laporte, Colorado. In 1864, due to severe
flooding of the Cache La Poudre and a series of military
command changes, the outpost, known as Camp Col-
lins, was moved to the area just southeast of the old
Fort Collins Power Plant.
The founding of the military post attracted citizens
wishing to open mercantile establishments and thereby
capitalize on trading with the nearby soldiers. Joseph
Mason was the first to obtain permission from the War
Department to build a store on the four-mile-square
military reservation. His structure was erected in 1865
on land that later became the Linden/Jefferson inter-
section. Called “Old Grout,” it served as a settler’s
store, church, post office, community center, and later
as the county offices and courthouse. Old Town claims
the site as the foundation for the City of Fort Collins.
Two other notable structures built in the area include
Auntie Stone’s cabin/hotel and a flour mill.
The establishment of this commercial district neces-
sitated the platting of the town’s first streets. In 1867-
1868, Jack Dow and Norman H. Meldrum surveyed the
area and set up streets that ran parallel to the major
environmental landmark, the Cache La Poudre River.
However, the influx of proprietors to Fort Collins,
and specifically the Old Town area, was certainly not a
stampede because when the fort closed in 1866, there
were scarcely a dozen civilians in town. The subsequent
departure of the soldiers put the town’s future in ques-
tion. The town and its business district languished until
the mid-1870s.
In retrospect, the prosperity of the town was assured
in an incident, called by Ansel Watrous in his History
of Larimer County, “perhaps the most notable event in
the early history of Fort Collins.” In the fall of 1872 the
agricultural colony was established.
General R. A. Cameron, originator of the Union Colo-
ny in Greeley, spearheaded the drive for Fort Collins’s
Agricultural Colony. The purpose of the new commune
was for it to be the crop-raising group for the settlers
at the Union Colony. Working with the earlier settlers
of Fort Collins, the officers of the new colony organized
the Larimer County Land Improvement Company. The
goal of the company was to encourage settlement of
the Fort Collins area. Within two months of their
arrival, the company had acquired enough land for
their surveyor to come in and plat new city streets.
For this job they chose a young New Yorker, Franklin
C. Avery, who had also platted the Union Colony. Mr.
Avery, utilizing the latest techniques in city planning,
laid the streets according to the cardinal points of the
10 Introduction
DRAFT
The decades of the 1880s and nineties saw the addition
of ornately decorated buildings like the Miller Block and
the Linden Hotel. Other distinctive buildings, like the
City Hall /Fire Station, added uniqueness to this area.
In 1887 electric lights and the town’s first telephone
enhanced Old Town’s status as the mercantile center
for Fort Collins. In 1897 the Avery Building provided
the link between Old Town and New Town. An early
competition developed between the business people in
Old Town and those with businesses near the intersec-
tion of College and Mountain. The new Avery Building
was a bridge that joined these two shopping areas
together. But the competition between the two areas
was to remain strong throughout the next century.
The new century, however, brought other problems
to Old Town. The Post Office, with its accompanying
pedestrian traffic and long an institution in one building
or another in the triangle, moved to the corner of Oak
and College. Mr. Avery crossed Mountain Avenue to
build yet another structure for his rapidly expanding
First National Bank.
By the 1900s Fort Collins was the well-settled home
of Colorado’s first land-grant college, the possessor of
a notable in-town railway transit system, and a very
popular spot in northern Colorado for urbanite and
farmer alike. On the direct railroad line between Den-
ver and Cheyenne, the passenger depot on Jefferson
Street in Old Town welcomed contented old-timers
of the community and diverse newcomers: academic,
agricultural, and financial. Fort Collins’ residents were
served well by Old Town, whose offerings ranged from
commodities and services found in eastern cities to
items more commonly located in agricultural com-
munities. These ranged from hotel accommodations,
banks and restaurants to hardware stores, feed, coal
and hay shops.
1889 Bird’s Eye view of Old Town
Miller Block (1889)
Linden Hotel (1908)
Old Town (1900)
17
Old Town Fort Collins | March 2014 11
DRAFT
The major retail businesses left the interior of the
triangle to locate along College Avenue frontage in
the early 1920s in response to the advent of an auto-
oriented population. Other, smaller businesses soon
thought it was more advantageous to move along
College Avenue.
After World War II the area was beginning to show
signs of aging and decay. During the 1950s and 1960s,
Old Town became home to social services organiza-
tions, automobile maintenance facilities, and some
limited retail. It also housed a collection of taverns and
some low-cost housing.
Revitalization began in the 1980s, with individual inves-
tors who saw opportunities in rehabilitating the historic
structures in the area. The Secretary of the Interior
listed the Old Town Historic District in the National
Register in 1978. This included all of the land area that
was later (1979) designated as the local historic district,
but also extended farther north to include the original
fort site. This made federal income tax credits available
for the certified rehabilitation of historic structures
in the area. With the city’s designation of the local
historic district in 1979, a formal design review process
was established to assure that historic buildings would
be preserved and that new construction would be
compatible with the historic context.
Individual investment efforts attracted more invest-
ment, and in 1985 Old Town Associates proposed a
redevelopment plan that included rehabilitation of
several historic buildings, erection of new infill build-
ings and construction of a pedestrian area for a portion
of Linden Street. Revitalization continued through
the turn of the twenty-first century, with substantial
participation of the City of Fort Collins and the Down-
town Development Authority. By 2013, the Old Town
Historic District was well-established as a center for
dining, retail and entertainment as well as housing and
professional offices.
Fort Collins’ Old Town is a reminder of its early
pioneer settlement. It was established by people who
purchased lands from a real estate company in order to
ward off the loneliness of the prairies, to profit by the
experience and expertise of their new neighbors, and
to furnish their families with social amenities that were
long in coming to communities situated farther east on
the Great Plains. Old Town demonstrates how these
people settled a new area and used local materials to
decorate it with styles current in the East, creating a
substantial, as well as unique, latter nineteenth-century
American community.
HISTORIC DEVELOPMENT PATTERNS
Old Town retains many framework elements from its
early history but other features have changed. The fact
that it has remained dynamic is a part of its heritage.
For this reason, remaining resources which help to
interpret that span of human occupation and use are
valued.
While a row of historic buildings may be easily un-
12 Introduction
DRAFT
Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic
District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.)
Jefferson ST
Linden ST
Mountain AVE
Walnut ST
North College AVE
Pine ST
19
1
USING THE DESIGN STANDARDS
20
21
DRAFT
Old Town Fort Collins Design Guidelines | March 2014 15
Design Review System
The Landmarks Preservation Commission and City
staff shall take these factors into consideration when
reviewing proposed work:
› The significance of the property
› The context, with respect to other historic
properties
› The location of any key, character-defining
features
› The condition of those features
› The landmark status
› Eligibility status
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
16Standards Using the Design
DRAFT
Where the Design Standards Apply
The design standards apply to all properties within the Old Town Historic District. They also apply to Local Landmark Eligible properties and Local Landmark properties
within the River District. These areas and properties are identified on the map below.
North
NTS
Map Key
National Register District
Old Town Historic District
River District
23
DRAFT
Old Town Fort Collins Design Guidelines | March 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
existing buildings that do not possess sufficient 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
18Standards Using the Design
DRAFT
WHICH TRACK APPLIES?
The standards are organized into groups of chapters that represent “tracks” for
different types of improvements. This chart defines the track that will apply to
a specific proposal.
New
Building
Existing
Building
Step 1
Restorable
Non-
Applicable
Step 2
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)
DRAFT
Old Town Fort Collins Design Guidelines | March 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.
20Standards Using the Design
DRAFT
27
2
PLANNING A PRESERVATION PROJECT
28
29
Old Town Fort Collins Design Guidelines | March 2014 23
DRAFT
What Does Historic Preservation Mean?
Historic preservation means keeping historic proper-
ties and places in active use while accommodating
appropriate improvements to sustain their viability
and character. It also means keeping historic resources
for the benefit of future generations. That is, while
maintaining properties in active use is the immediate
objective, this is in part a means of assuring that these
resources will be available for others to enjoy in the
future.
Historic preservation does not mean necessarily freez-
ing properties or districts in time. Historic preserva-
tion seeks to manage change to preserve authenticity
and historic craftsmanship while meeting existing and
future needs.
This section summarizes important steps and ap-
proaches to consider when planning a preservation
project
› Planning a Preservation Project
› Case Studies
› Designing in Context
› Historic Building Styles
When planning a preservation project, it is important
to determine historic significance, assess integrity and
determine program requirements prior to outlining 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
24Project Planning a Preservation
DRAFT
STEPS TO CONSIDER FOR A SUCCESSFUL PRESERVATION PROJECT.
Follow the steps below when planning a preservation project.
Step 1. Review reasons for significance: The reasons for significance will
influence the degree of rigor with which the standards are applied, because it
affects which features will be determined to be key to preserve. Identifying the
building’s period of significance is an important first step.
Step 2. Identify key features: A historic property has integrity. It has a suf-
ficient percentage of key character-defining features and characteristics from its
period of significance which remain intact.
Step 3. Identify program requirements for the desired project: The
functional requirements for the property drive the work to be considered. If the
existing use will be maintained, then preservation will be the focus. If changes in
use are planned, then some degree of compatible alterations may be needed.
Step 4. Implement a treatment strategy: 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
PROHIBITED TREATMENTS
The following approaches are not permitted for his-
torically significant properties.
Remodeling
This is the process of changing the historic design
of a building. The appearance is altered by removing
historic details and by adding new features that are out
of character with historic materials. Remodeling of a
historic structure is prohibited.
Deconstruction
“Deconstruction” is a process of dismantling a building
such that the individual material components and ar-
chitectural details remain intact. This may be proposed
when a building is to be relocated or when the materi-
als are to be reused in other building projects. Decon-
struction may be a more environmentally responsible
alternative to conventional demolition. However, it is
still prohibited for a building of historic significance.
Demolition
Any act or process that destroys, in part or whole, a
structure, building or site is considered “demolition.”
This is prohibited for any historic building.
A successful preservation project shall consider the
significance of the historic resource, its key features,
and the project’s program requirements. When alter-
ing a historic building, it is also important to consider
preservation and repair prior to contemplating any re-
placement. The tables and diagrams below and on the
following pages provide overall guidance for planning a
preservation project.
31
Old Town Fort Collins Design Guidelines | March 2014 25
DRAFT
PREFERRED SEQUENCE OF ACTIONS
Selecting an appropriate treatment for a character-defining feature is important.
The method that requires the least intervention is always preferred. By following
this tenet, the highest degree of integrity will be maintained. The following treat-
ment options appear in order of preference. When making a selection, follow this
sequence:
Step 1. Preserve: If a feature is intact and in good condition, maintain it as such.
Step 2. Repair: If the feature is deteriorated or damaged, repair it to its historic
condition.
Step 3. Replace: If it is not feasible to repair the feature, then replace it in kind,
(e.g., materials, detail, finish). Replace only that portion which is beyond repair.
Step 4. Reconstruct: If the feature is missing entirely, reconstruct it from ap-
propriate evidence. If a portion of a feature is missing, it can also be reconstructed.
Step 5. Compatible Alterations: If a new feature (one that did not exist previ-
ously) or an addition is necessary, design it in such a way as to minimize the impact
on historic features. It is also important to distinguish a new feature on a historic
building from the historic features, even if in subtle ways.
For More Information
For more information regarding the treat-
ments for a historic resource please visit the
National Park Service web site:
http://www.nps.gov/history/hps/tps/standguide/index.
htm
If a feature is deteriorated or
damaged, repairing it to its his-
toric condition is preferred.
32
26Project Planning a Preservation
DRAFT
A
C B or
D
E
WHICH AREAS ARE THE MOST SENSITIVE TO PRESERVE?
For most historic resources in the Old Town Historic District, the front wall is the most important to preserve intact. Alterations are rarely 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. A Second-
ary Wall, Which
Is Highly Visible: A
compatible replacement
or alteration is preferred.
Some flexibility in treat-
ment may be considered.
Location C. A Second-
ary Wall, Which Is Not
Highly Visible: Preserva-
tion is still preferred;
however, a compatible
replacement or alteration
may be acceptable when it
is not visible to the public.
More flexibility in treat-
ment may be considered.
Location D. Highly
Visible Rear Wall:
This applies to many
cultural buildings of historic
significance, such as civic
buildings, improved alleys
and other landmarks that
are viewed “in the round”
or border a public space
such as a park. Preservation
and repair in place is the
priority.
Location E. A Rear
Wall That Is Not Highly
Visible: A compatible
replacement or alteration
may be acceptable when
it is not visible to the
public. A higher level of
flexibility in treatment may
be considered.
33
Old Town Fort Collins Design Guidelines | March 2014 27
DRAFT
ALTERED HISTORIC
COMMERCIAL FACADE
The starting condition.
Missing Cornice
Historic Windows
Altered Storefront
DEVELOPING A PRESERVATION STRATEGY
The standards discuss a range preservation options,
including reconstruction and replacement of features
in various ways. When applied to a building that is al-
ready altered, which would be the best approach? This
diagram outlines the approaches to consider in making
that decision.
When should I use this
treatment?
» There is substantial
alteration, making other
options difficult.
» There is less information
about the historic design.
» The context (the block
lacks a substantial number
of historic structures that
retain integrity) has more
variety.
When should I use this
treatment?
» The building is part of the
fabric of the district.
» There is less information
available about the
historic design.
» A phased project is
planned.
When should I use this
treatment?
» The building is highly
significant.
» There is good historical
information about the
design.
» The needed materials and
craftsmen are available.
» The context has many
intact historic buildings.
Approach 3:
Rehabilitation
(contemporary
interpretation)
Approach 1:
Accurate Restoration
4
Approach 2:
Rehabilitation (simplified
historic interpretation)
4 4
34
28Project Planning a Preservation
DRAFT
Historic building remodel. Interim improvements to the building included
removing the canopy, providing a new sign and
painting the stucco covering.
A later rehabilitation effort included remov-
ing the stucco, reconstructing the cornice and
installing a new storefront system.
4 4
PHASING PRESERVATION PROJECTS
In some cases, a property owner may wish to make
interim improvements, rather than execute a 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.
› Avoid interim improvements that would
foreclose opportunities for more extensive
rehabilitation in the future.
35
Old Town Fort Collins Design Guidelines | March 2014 29
DRAFT
Case studies
CASE STUDIES
Numerous rehabilitation projects have been suc-
cessfully completed since the adoption of the design
standards. Some examples appear in this section. They
include “before and after” pairings. Some of these in-
clude photographs from the early years when this was
the center of commerce. Then, images from the 1970s
and 1980s document interim conditions, when many
buildings had been altered. Finally, more recent photo-
graphs, generally from 2013, illustrate the progressive
rehabilitation and continuing revitalization of the area.
These case studies demonstrate the benefits of the
on-going stewardship of the historic resources in the
district, and of the positive effects that local historic
district designation has had. They further demonstrate
successful solutions for many of the design topics ad-
dressed in this standards document.
WALNUT STREET BLOCK
In the upper photos (ca.
1981), storefronts have been
altered, upper story windows
have been reduced in size and
new materials obscure historic
masonry.
In the lower photo, windows
and storefronts are restored,
and historic brick facades are
revealed.
36
30Project Planning a Preservation
DRAFT
AVERY BLOCK
An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was
obscured.
In 2013, a reconstructed cornice reestablished a distinctive hori-
zontal feature, and awning once more reflect the dimensions of
each storefront bay.
37
Old Town Fort Collins Design Guidelines | March 2014 31
DRAFT
ANTLERS BLOCK
An early view of the Antlers hotel and associated buildings in its block
demonstrates a variety in building heights, but a sense of continuity is
established by the horizontal alignment of storefront level moldings and
second story cornices.
In 1981, many historic features remain, but minor alterations have
occurred, and some details are obscured by monochromatic paint
schemes.
Farther down the block, a more recent building is out of character with
the two-story emphasis seen in most buildings in the block.
After rehabilitation (photo: 2013), buildings have been adapted to new
uses while the key, character-defining features that contribute to their
historic significance have been preserved.
38
32Project Planning a Preservation
DRAFT
LINDEN STREET BLOCK, WEST SIDE
The northern end of the Linden Street block in 1980
appears with several storefronts missing, and a mono-
chromatic paint scheme diminishes one’s perception of
the distinctive architectural details.
A close-up view of the storefront at
252 Linden, in 1980 shows the miss-
ing storefront.
After rehabilitation in the mid-1980s, many storefronts have
been reconstructed. Architectural details are highlighted with
contrasting color schemes. The left most storefront remains
altered, but other features on this facade have been pre-
served.
In 2013, awnings and signs have been added, and color schemes
have changed. This demonstrates the ongoing adaptive use of these
properties, while preserving their historic significance.
In the mid-1980s, after the store-
front has been reconstructed.
39
Old Town Fort Collins Design Guidelines | March 2014 33
DRAFT
BLACKS GLASS ROW
Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the
proportions of the ground level.
In 2013, storefronts and the
midbelt molding are recon-
structed.
40
34Project Planning a Preservation
DRAFT
OLD FIRE STATION AND CITY HALL
The old city hall and fire station occupied two buildings side-
by-side on Walnut Street. A distinctive arch identified the door
for fire engines.
In 1980, the two buildings appear as one metal
clad facade. The storefront for city hall has
been removed, and the doorway for fire engines
has been widened.
At the beginning of rehabilitation in the early
1980s, damage to the historic masonry is vis-
ible. The hose tower also is missing.
Lower left:
Shortly after rehabilitation, reconstructed cornices and storefront
are visible. A more contemporary storefront, using dark metal
components, is used in the historic fire engine entry, to signify
that this is a later alteration. The tower also is reconstructed.
Lower right:
In 2012, awnings and signs have changed, but the key features
of the building remain intact, demonstrating the continuing use
of this historic resource.
41
Old Town Fort Collins Design Guidelines | March 2014 35
DRAFT
J.L.HOHNSTEIN BLOCK
An early view of the Hohnstein
block documents the tall first floor
and the distinctive masonry arch
details on the upper floor.
In 1980, metal cladding obscures most of the key
character-defining features of the building front.
In the early 1980s, the initial reha-
bilitation revealed key features of
the facade.
Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area
reflects a new use, but is designed to remain visually subordinate to the historic building. Note the
historic sign on the side wall.
42
36Project Planning a Preservation
DRAFT
MILLER BLOCK
In 1979, wood paneling obscures historic storefronts.
Shortly after construction of the plaza in Old Town Square, (ca. 1985), new awnings define
the dimensions of individual storefront bays.
In 2013, key features remain preserved. Different awning
colors distinguish individual businesses while retaining the
overall visual continuity of the building.
In this early photo, the Miller building stands as a signature building at Linden and Walnut
streets; diagonally from the Linden Hotel.
43
Old Town Fort Collins Design Guidelines | March 2014 37
DRAFT
In this early photo, the Linden Hotel stands as the signature
building at the corner of Linden and Walnut Streets
In 1980s, historic masonry is covered with a cementatious
plaster and the storefronts have been altered. Some upper
story windows have been blocked up.
Again in the early 1980s, the Linden in an altered state. The Sal-
vation Army and Reed and Dauth buildings are to the right.
In 2013, the Linden is
once more the icon for
Old Town Fort Collins.
THE LINDEN HOTEL
44
38Project Planning a Preservation
DRAFT
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
45
Old Town Fort Collins Design Guidelines | March 2014 39
DRAFT
Historic Architectural Styles
Many of the building styles found within the Old Town
Historic District are noted on the Colorado History
web site. These style descriptions will assist the city
in determining which features are key to a property’s
significance. Note that styles are rarely “pure” in
form, and a wide range exists within individual styles.
The majority of the buildings styles found in the Old
Town Historic District are shown here.
Early Twentieth - Century Commercial, single storefront.
Nineteenth-Century Commercial, Richardsonian Romanesque
architectural style
Nineteenth-Century Commercial, Italianate architectural style
that is fifty feet or more with multiple entrances.
Historic Architectural Styles
Information about Fort Collins’s historic architec-
tural styles is available from a number of sources,
including:
› City of Fort Collins, Central Business District
Development and Residential Architecture,
Historic Contexts, November 1992
› A Cultural Resources Inventory of The Old Fort
Site, Fort Collins, Colorado, June 2002
› See History Colorado web link at:
http://www.historycolorado.org/archaeologists/
colorados-historic-architecture-engineering-web-
guide
See also the following reference book:
› What Style is it? A Guide to American
Architecture. John C. Poppeliers, S. Allen
Chambers, Jr., Nancy B Schwartz. Historic
Building Survey, National Park Service, US
Department of the Interior. 1983
46
40Project Planning a Preservation
DRAFT
The following design principles apply to all historic
properties and will be used when evaluating the
appropriateness of related work:
Respect the historic character of a
property.
» The basic form and materials of a building, as well
as architectural details, are a part of the historic
character.
» Don’t try to change the style of a historic resource
or make it look older than its actual age.
» Confusing the character by mixing elements of
different styles or periods can adversely affect the
historic significance of the property.
Seek uses that are compatible with the
historic character of the property.
» Converting a building to a new use different from
the historic use is considered to be an “adaptive
reuse,” and is a sound strategy for keeping an
old building in service. For example, converting a
residential structure to offices is an adaptive use.
A good adaptive use project retains the historic
character of the building while accommodating a
new function.
» Every reasonable effort shall be made to provide
a compatible use for the building that will require
minimal alteration to the building and its site.
» Changes in use requiring the least alteration to
significant elements are preferred. In most cases
designs can be developed that respect the historic
integrity of the building while also accommodating
new functions.
Protect and maintain signif icant features
and stylistic elements.
» Distinctive stylistic features and other examples
of skilled craftsmanship shall be preserved. The
best preservation procedure is to maintain historic
features from the outset to prevent the need for
repair later. Appropriate maintenance includes
rust removal, caulking and repainting.
» These features shall not be removed.
Repair deteriorated historic features
and replace only those elements that
cannot be repaired.
» Upgrade existing materials, using recognized
preservation methods. If disassembly is necessary
for repair or restoration, use methods that
minimize damage to historic materials and facilitate
reassembly.
Overarching Preservation Principles
Nineteenth-Century Commercial, single storefront
Protect and maintain significant features and stylistic elements.
47
DESIGN STANDARDS FOR THE
TREATMENT OF HISTORIC RESOURCES
3
48
49
DRAFT
Old Town Fort Collins Design Guidelines | March 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 preferred.
For More Information
See web link to Preservation Brief 17:
Architectural Character - Identifying the
Visual Aspects of Historic Buildings as
an Aid to Preserving Character.
http://www.nps.gov/tps/how-to-
preserve/briefs/17-architectural-
character.htm
The City seeks to preserve the historic integrity of
properties of historic significance in the Old Town
Historic District. This means employing best
practices in property stewardship to maintain the key
character-defining features of individual historic
resources, as well as maintaining the context in which
they exist.
This section provides standards for the treatment of
historic properties in Old Town. It focuses on the
rehabilitation and maintenance of character-defining
features of each individual contributing property as
well as the district as a whole.
The standards translate the general principles for
historic preservation outlined in the preceding chapter
to the treatment of individual building features and
components that are found typically in the district. The
standards in this section do not apply to new construc-
tion.
ARCHITECTURAL DETAILS
Architectural details help convey the historic and
architectural significance of historic properties, and
shall be preserved. The method of preservation that
requires the least intervention is preferred.
3.1 Maintain significant architectural
details.
› Retain and treat exterior stylistic features and
examples of skilled craftsmanship with sensitiv-
ity.
› Employ preventive maintenance measures such
as rust removal, caulking and repainting.
50
44Resources Design Standards for the Treatment of Historic
DRAFT
Historic Architectural Details
Typical historic architectural details to preserve
include:
› Cornices and eaves
› Moldings and brackets
› Windows and doors and surrounds
› Modillions and other surface ornamenta-
tion
› Columns
› Storefronts
3.2 Repair , rather than replace,
significant architectural details if
they are damaged.
› Do not remove or alter distinctive architec-
tural details that are in good condition or
that can be repaired.
› Document the location of a historic feature that
must be removed to be repaired so it may be
repositioned accurately.
› Patch, piece-in, splice, consolidate or otherwise
upgrade deteriorated features using recognized
preservation methods.
› Minimize damage to historic architectural de-
tails when repairs are necessary.
› Protect significant features that are adjacent to
the area being worked on.
Retain and treat exterior stylistic features and examples of
skilled craftsmanship with sensitivity.
Maintain significant
architectural details,
including: projecting
cornices, masonry
patterns, decorative
moldings, double-hung
wood windows and
other decorative fea-
tures.
4
4
Document the location of a
historic feature that must be
removed and repaired so it
may be repositioned accu-
rately.
4
Patch, piece-in, splice, con-
solidate or otherwise upgrade
deteriorated features using
recognized preservation meth-
ods.
4
For More Information
See web link to Preservation Brief 27: The Mainte-
nance and Repair of Architectural Cast Iron
http://www.nps.gov/tps/how-to-preserve/
briefs/27-cast-iron.htm
and
See web link to Preservation Brief 47: Maintaining the
DRAFT
Old Town Fort Collins Design Guidelines | March 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
› Avoid adding 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
52
46Resources Design Standards for the Treatment of Historic
DRAFT
These buildings demonstrate a successful reconstruction of a missing cornice.
See the image above for the historic condition.
4
Use historic photos as a source for reconstructing a missing
detail.
4
Interim image of missing cornice.
53
DRAFT
Old Town Fort Collins Design Guidelines | March 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-
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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
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Old Town Fort Collins Design Guidelines | March 2014 49
3.7 Preserve the visibility of historic
materials.
› Consider removing later covering materials that
have not achieved historic significance.
› Once a non-historic material is removed, repair
the historic, underlying material.
› Do not cover or obscure historic building ma-
terials.
› Do not add another layer of new material if a
property already has a non-historic building
material covering the historic material.
Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials
(right).
8 4
For More Information
See web link to Preservation Brief 1: Assessing
Cleaning and Water-Repellent Treatments for Historic
Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/1-
cleaning-water-repellent.htm
See web link to Preservation Brief 2: Repointing
Mortar Joints in Historic Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/2-
repoint-mortar-joints.htm
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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.
57
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Old Town Fort Collins Design Guidelines | March 2014 51
3.9 Replace a historic window with a
matching design if repair is not
feasible.
› Match the appearance of the historic window
design (i.e., if the historic is double-hung, use a
double-hung replacement window).
› Maintain the historic size, shape and number of
panes.
› Match the profile of the sash, muntin and its
components to the historic window, including
the depth of the sash, which may step back to
the plane of the glass in several increments.
› Use clear window glazing that conveys the vi-
sual appearance of historic glazing (transparent
low-e glass is preferred).
› Do not use vinyl and unfinished metals as win-
dow replacement materials.
› Do not use metallic or reflective window glaz-
ing.
› Do not reduce a historic opening to accom-
modate a smaller window or increase it to
accommodate a larger window.
4
Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored.
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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
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Old Town Fort Collins Design Guidelines | March 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 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
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54Resources Design Standards for the Treatment of Historic
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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.
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Old Town Fort Collins Design Guidelines | March 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 appear similar to that of the
historic door.
› When replacing a historic door on a primary
façade, use a design that appears similar to the
historic door.
› When replacing a historic door on a non-
primary façade, consider an alternative design
that is in character.
Historic Door and Entry Components
Historic door and entry features include:
› Door Detailing
› Sills
› Surround
› Transoms
› Heads
› Threshold
› Moldings
› Jambs
› Landing (mosaic tiles)
› Flanking sidelights
› Hardware
Maintain a historic primary entrance design.
The design, materi-
als and location of
historic doors and
entries help establish
the significance of a
historic structure and
shall be preserved.
4
4
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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
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Old Town Fort Collins Design Guidelines | March 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
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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).
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Old Town Fort Collins Design Guidelines | March 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).
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60Resources Design Standards for the Treatment of Historic
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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 are similar to
those used in foundations on nearby historic
properties.
› Avoid increasing the height of the structure
when replacing a foundation wall as it will alter
the alignment of historic façades along the block
and its relationship to other details on the build-
ing.
LOADING DOCKS
Historic loading docks are important character-defining
features of some commercial and industrial buildings
and should be preserved. These features also influence
the perceived scale of the structure. Altering, enclos-
ing, or removing a historic loading dock is discouraged.
Even loading docks on the rear of a building may be
important to the character of a property, because al-
leys in the Old Town Historic District are now active
with pedestrians, among other reasons.
3.26 Maintain and repair a historic
loading dock.
› 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
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Old Town Fort Collins Design Guidelines | March 2014 61
3.28 Use a color scheme that is compatible
with the historic character of the
structure.
› Restore historic paint colors and finishes to the
extent reasonable to highlight the structure’s
historic appearance.
› Repaint with colors that are appropriate to the
period of historic significance of the building
and district. Color selection shall be based on
historic paint analysis of the historic layers of
paint or appropriate historic research.
› Use color schemes that are simple in character
(generally one to three accent colors for trim
elements).
› Seek professional advice and properly prepare
surfaces before painting.
Permitted Color Combinations for a
Commercial Storefront
Three colors are generally sufficient to highlight a
commercial storefront.
Base Color. This appears on the upper wall and
frames the storefront. The major expanses on a
storefront will be painted this color.
Major Trim. This defines the decorative elements
of the building and ties the upper façade trim with
the storefront. Elements include:
› Building and storefront cornice
› Window frames, sills and hoods
› Storefront frames, columns, bulk-heads and
canopies.
Minor Trim. This is intended to enhance the
color scheme established by the base and major
trim colors and may be used for window sashes,
doors and selective details.
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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
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Old Town Fort Collins Design Guidelines | March 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 Clearly differentiate an addition
from the historic structure.
› Use changes in material, color and/or wall plane.
› Consider using a lower-scale connecting ele-
ment to join an addition to a historic structure.
› Consider using contemporary architectural
styles or materials in an addition (a simplified
version of the architectural style of the historic
structure may 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 clearly differentiated from,
the historic structure as illustrated below.
Historic
Structure
The one and two-
story commercial
building illustrated
at right are historic.
Historic
Structures
Rear Addition
The rear addition
illustrated at right is
appropriate.
Rear
Addition
4
Rooftop Addition
The rooftop
addition illustrated
at right is appropri-
ate because it is set
back from the front
façade.
Rooftop
Addition
4
Appropriate addition to the rear of a contribut-
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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-
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Old Town Fort Collins Design Guidelines | March 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
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Commercial Building Energy Efficiency Diagram
This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building.
These measures can enhance energy efficiency while retaining the integrity of the historic structure.
Upper-story WindoWs
» Maintain historic windows
» Weather-strip and caulk
» Add storm windows (preferably interior)
transoms
» Retain operable transom to circulate air
solar panels
» Set back from primary façade to minimize visibility
from street
attic
» Insulate internally or roof
Green roof
» Place below parapet line to minimize visibility from
street
Wind tUrbines
» Set back from primary façade to minimize vis-
ibility from street
roof material
» Retain & repair
aWninGs/canopies
» Use operable awnings to control solar access and
heat gain
» Use fixed canopies to provide year-round shade and
shelter
doors
» Maintain/weather-strip historic doors
» Weather-strip
» Consider interior air lock area
storefront WindoWs
» Maintain/weather-strip historic windows
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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 rehabili-tation project. Utilize strategies to
reduce energy con-sumption 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 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
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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.
› Avoid interim preservation improvements that
would foreclose opportunities for more exten-
sive rehabilitation in the future.
› See photo sequence on page 28.
Accessibility improvements shall be designed to preserve the
integrity of a historic property to the maximum extent feasible.
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TEMPORARY STABILIZATION
TREATMENTS
When a building is to be unoccupied for an extended
period of time, it may be secured in a way in which
to preserve historically significant features and prevent
deterioration from weathering or vandalism. Often
termed “mothballing,” such procedures are particularly
relevant to properties that have been vacant for a long
time. Stabilization 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.
› Take the context into consideration. If other
nearby properties also reflect a similar history
of alteration, then preserving the alteration may
be preferred. In other cases, if other buildings
are more intact, in terms of their historic char-
acter, then removing the alteration to restore
the earlier appearance may be preferred.
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DESIGN STANDARDS FOR ALL PROPERTIES
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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
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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.
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Terraces, Patios and Deck Space
Improvements that provide areas for active outdoor
use (i.e., dining) are welcomed amenities, but they must
be in character with the historic fabric in the Old Town
Historic District. There are typically two types: raised
and at-grade.
4.6 Locate a raised dining area (deck)
to minimize visual impacts to the
street.
› Placing it to the rear of a property is preferred.
› A rooftop deck may be permitted, if it is set
back from the building facade.
› A projecting or cantilevered deck is prohibited.
› 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 permissible 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
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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 f ixture 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 Plub l i c a r t must be compa t i b l e
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.
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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.
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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 sidewalk.
› 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.
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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 an evergreen landscape buffer or
screen wall by ground mounted mechanical
equipment, service and/or storage areas.
BUILDING EQUIPMENT
Junction boxes, external fire connections, telecom-
munication devices, cables, conduits, satellite dishes,
HVAC equipment and fans may affect the character of
a property. These and similar devices shall be screened
from public view to avoid negative effects.
4.22 Minimize the visual impacts of
building equipment on the public
way and the district as a whole.
› Screen equipment from view.
› Do not locate equipment on a primary facade.
› Use low-profile or recessed mechanical units
on rooftops.
› Locate satellite dishes and mechanical equip-
ment out of public view.
› Locate utility lines and junction boxes on
secondary and tertiary walls, and group them,
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.
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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.
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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.
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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
5
DESIGN STANDARDS FOR NEW CONSTRUCTION
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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.
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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.
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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.
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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.
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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.
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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 that reflect traditional building sizes
in the context.
› Vary the height of building modules in a large
structure, and include portions that are similar
in height to historic structures in the district.
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
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Old Town Fort Collins Design Guidelines | March 2014
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
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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
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Old Town Fort Collins Design Guidelines | March 2014
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
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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 Materi-
als” 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.
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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.
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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
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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.
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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.
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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.
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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
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6
DESIGN STANDARDS FOR SIGNS
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Old Town Fort Collins Design Guidelines | March 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.
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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
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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
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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
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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
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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.
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
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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
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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
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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
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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
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Friends of Preservation Awards
Established in 1985 and presented annually since then, the Friend of Preservation Award
recognizes exceptional efforts by an individual, organization, or specific project that has done the
most to preserve our community’s historic built environment.
Staff and the LPC review projects completed within the last year, to identify those few
exceptional projects that have gone above and beyond what is normally expected, and identify
individuals and organizations who have a history of outstanding contributions to historic
preservation over a period of years. Staff then provides a brief biography of each nominee, and
the Commission votes on the award recipients. Typically, 3 or 4 recipients are chosen each
year.
Specifically, the award is presented to the person, organization, or project that has done the most
in the past year to:
* Ensure a widely visible, lasting link to our community’s heritage and accomplishments of
the past;
* Further historic preservation purposes as defined in the City of Fort Collins Landmark
Preservation Ordinance including:
* Designate, preserve, protect, enhance and perpetuate those sites, structures, objects and
districts which reflect outstanding elements of the City’s cultural, artistic, social, economic,
political, architectural, historic or other heritage;
* Foster civic pride in the beauty and accomplishments of the past;
* Stabilize or improve aesthetic and economic vitality and values of such sites, structures,
objects and districts;
* Protect and enhance the City’s attraction to tourists and visitors;
* Promote the use of outstanding historical or architectural sites, structures, objects and
districts for the education, stimulation and welfare of the people of the City;
* Promote good urban design;
* Promote and encourage continued private ownership and utilization of such sites,
structures, objects and districts now so owned and used, to the extent that the objectives listed
above can be obtained under such policy.
"FRIEND OF PRESERVATION AWARD" - PAST NOMINEES:
1985 Recipients
Gene Mitchell - Old Town Project
Felix Lee - City of Fort Collins Building Inspector
Jim Reidhead - Old Town Project, Poudre Valley bank Bldg., Old Miller Bottling Works, etc.
Fort Collins Municipal Railway Society - Streetcar Restoration
1986 Recipients
Charlene Tresner - Historian
Fort Collins Historical Society
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1987 Recipients
Alyce Milton - Old Post Office Designation
Amshel Corporation (Steve Slezak) - 205 Meldrum Restoration
1988 Recipients
Poudre Landmarks Foundation - Avery House
Larimer County Historic Trust - Ward Smith Cabin
Fort Collins Junior League - Avery House Kitchen Restoration
1989 Recipients
Richard Beardmore - Kissock Block, Old Town, Waterworks, etc.
Doris and Jim Greenacre - Waterworks
John Power - Avery Carriage House
Wayne Sundberg - Historian
Carol Tunner - Streetcar Restoration
1990 Recipients
Walter Brown - Opera Galleria
City of Fort Collins Water and Wastewater Utility - Waterworks
Thunderpup Construction - Blaine Hotel
Dan MacArthur of the Triangle Review Newspaper - support
Sally Ketcham - Avery House Restoration and Carriage House Acquisition
Joan Day - Cache La Trivia Fund Raiser, etc.
1991 Recipients
Carol and James Burrill - Emma Mallaby Grocery Restoration
Bob Heath - Preservation contractor on numerous projects
CSU - Spruce Hall
One West Contemporary Art Center Board of Directors - Old Post Office
City of Fort Collins Museum Staff and Volunteers - Courtyard Buildings Restoration, collection
fumigation, volunteer hours
1992 Recipients
Cheryl and Ralph Olson - Forney/Reinholtz Estate Restoration
Tim Simmons - 513 East Oak Street Renovation
Andre Mouton, Stevo Mouton, and Pat McGaughran - Odd Fellows Hall (Rio Grande
Restaurant), 141 W. Mountain Rehabilitation
Karene and Ted Will - Old City Hall/Firehouse, 232-238 Walnut, Rehabilitation and
Preservation Leadership
1993 Recipients
CSU Stabilization Center, CM Club and Sigma Lambda Chi Honor Society for the Avery
Carriage House
Victorian Questers for the Box Elder Schoolhouse Restoration
Rheba Massey for Service to the LPC and Historic Preservation
Rose and John Thompson for 420 W. Mountain
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1994 Recipients
Dr. Michael Fangman for 112 S. College Rehabilitation
Thomas K. Moore for 222 Walnut Street
Evadene Burris Swanson, author for Fort Collins Yesterdays
Taco Bell Corp. for Saving 1530 S. College Avenue
Thomas and Regina Laupa for 1003 Remington St. Renovation
]
1995 Recipients
Veldman Morgan Commercial for Linden Hotel Rehabilitation
City of Fort Collins for Sugarbeet Factory Rehabilitation
Rod and Robin Vaughn for Troutman House Moving and Rehabilitation
1996 Recipients
Tsighe Nemariam and Woldezion Mesghinna for Harmony Mill Rehabilitation
Judy Bedford for Children’s Merchantile 111 N. College Reconstruction
Karla and Scott Oceanak for 425 E. Elizabeth Porch Reconstruction
1997 Recipients
Dr. Paul and Mary Thode for 714 W. Mountain Rehabilitation
Dave Veldman and Mitch Morgan for Loomis Block Rehabilitation, 217 Linden Street
Gina Janett, Councilwoman for Support on Council
1998 Recipients
City of Fort Collins for Stabilizing the C&S Depot and Annie Dog’s Grave
Cathy Hutchison for the Harmony School Rehabilitation
James and Ruth Hoffman for Saving the Coy-Hoffman Barn
Phil Walker, author, for History Writings
Mike McCormick for Restoration of the Trimble Block and Trimble Billiard Parlor
The Early Family for Rehabilitation of the Barkley Block 142-144 N. College Avenue
1999 Outstanding Historic Renovation Award
Veldman-Morgan Commercial for façade rehabilitation of the 1907 C.C. Forrester Block
Vaught Frye Architects for architectural design work for the façade rehabilitation of the 1907
C.C. Forrester Block
Dohn Construction Inc., contractor for façade rehabilitation of the 1907 C.C. Forrester Block
Jennifer Kathol and Bruce Biggi for masonry rehabilitation of the Marion Alice Parker-Frank P.
Stover House at 1320 W. Oak Street
1999 Recipients
Dave and Patty Lawser for Saving the Preston Farm
Stan Whitaker, Western Property Advisors for Saving the Preston Farm
Don Woeber for Saving the City Park Cannon
Cultural, Library, and Recreational Services, Mike Powers, Director, for Saving and
Rehabilitating the City Park Cannon
Ann Azari, Mayor, for Support
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2000 Recipients
Debra Applin and Polly Puleston for Designation of the Sheely Drive Neighborhood Landmark
District
John Arnolfo for Facade Restoration of the Silver Grill
St. Joseph’s Parish for the St. Joseph’s Elementary School Addition
2001 Recipients
Renita and Douglas Gennetten for façade restoration of 251 Linden Street, the north half of the
1882 Robertson/Haynes Block
John Litschert for an exemplary compatible addition to his Art Deco 1946 home, the Sondburg
House, at 237 West Street
Paul Jensen for his façade restoration of the 1907 State Armory at 314 E. Mountain Avenue
Colorado State University Facilities Department for its restoration of the 1891 Mosman
(Cannonball) House at 324 East Oak Street
David Rowan and Cindi Campbell for their porch restoration of the 1904 Hardin House at 227
Wood St.
2002 Recipients
Don Smith of Rocky Mountain C-M Inc. for rehabilitation of 208 and 214 Peterson Street
Rayno and Patty Seaser and Jeff Nowak, Eggceptional Properties, for restoration of the
Gill/Nelson House at 5529 S. Timberline Road
City of Fort Collins Parks and Recreation Department for restoration of the Nelson Milk House,
1035 Swallow Road
City of Fort Collins Facilities (Operation Services) for façade restoration of the Street Railway
Car Barn at 330 N. Howes
Funding Partners for Affordable Solutions and the National Development Council for façade
rehabilitation of the Northern Hotel
2003 Recipients
Mark Thorburn, University Designers & Builders, contractor on the First Baptist Church Façade
Restoration at 328 Remington Street
North Pointe Community Church, Brian Sky Pastor, for the First Baptist Church Façade
Restoration at 328 Remington Street
Mikal Torgerson, M. Torgerson, Architects, architect on the First Baptist Church Façade
Restoration at 328 Remington Street
Natural Resources Department, Natural Areas Office, for the office rehabilitation of the Nix
Farm’s Craftsman Farmhouse
2004 Recipients
The Levinger Family for rehabilitation of the Armstrong Hotel
Mark Thorburn, University Designers & Builders, contractor on the Armstrong Hotel
Richard Beardmore, AE Design Associates, architectural engineer on the Armstrong Hotel
Downtown Development Authority for historic preservation of Old Town Fort Collins
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2005 Recipients
Adam Thomas, Historitecture, principal historian for excellence in surveying historic school
properties, Quonset Huts, and Germans from Russia/Hispanic neighborhoods.
Karen McWilliams for dedication, perseverance, and leadership in preserving historic resources
Poudre School District for sensitive addition to Laurel School and cooperation in historic school
survey
Cameron Gloss for publication of the Alley House Design Standards
2006 Recipients
Joe Frank, Advance Planning Director, for leadership in Preserving Historic Resources in Fort
Collins
John Albright, as a Historian, Mentor and Volunteer for Historic Preservation
David Budge, for Outstanding Historic Preservation of the 1882-83 Water Works
Susan Walker and Emily Fehler, for Outstanding Historic Preservation of the Aaron Kitchel
House at 601 W. Mountain Avenue
2007 Recipients
Empire Carpentry and Kevin Murray, for Exemplary Preservation of Historic Resources in our
City.
Judith Reid, for the Rehabilitation of the Darrah House, 612 S. College
Jay Stoner, for Restoration of the 1939 Art Deco Beebe Clinic, 605 S. College Ave.
Amigos de el Museo de las Tres Colonias, for Restoration of the John B. and Inez Romero
House, 425 Tenth Street
Carol Tunner, for Lifetime Achievements in Historic Preservation
2008 Recipients
Poudre Landmarks Foundation, for tremendous accomplishments and unwavering support of our
community’s heritage.
Julian Siegel Family, in Honor of Julian Siegel, for Restoration of the North Half of the Colorado
Building, 137 South College Avenue
City of Fort Collins, for demonstrating leadership and vision in its designation of the Grandview
Cemetery
2009 Recipients
EDAW for the Tenney Court and Trimble Court Alleys
BHA Design for the Tenney Court and Trimble Court Alleys
Robert King for his Restoration and Rehabilitation Projects, Notably 418 and 820 Remington
Street
City Engineering Department, the Downtown Development Authority, and the North Front
Range Metropolitan Planning Organization, for the East Mountain Avenue Trolley Brick
Project
Colorado State University for the Adaptive Reuse of the Fort Collins High School
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2010 Recipients
Gillian Bowser, for Rehabilitation and Restoration of the Bell House, 1108 W. Mountain
Peter S. Farquhar, for Exemplary Skills and Craftsmanship for Rehabilitation of the H. C.
Bradley Photographic Studio, 150-152 North College Avenue
Russell J. Wright, for outstanding Leadership and Commitment to Excellence for Rehabilitation
of the H. C. Bradley Photographic Studio, 150-152 North College Avenue
H. Robert Hosanna, for Architectural Design of the Mitchell Block and Reinforcing the Visual
Characteristics and Spirit of Historic Old Town Fort Collins
The Fort Collins Local History Archive, For Diligent Work in Preservation, Education
and Promotion of Our Community’s History
J. Stephen Mack, for Commitment to Historic Preservation in Rehabilitation of the W. J. Tilton
House & Garage, 409-411 Whedbee Street
Dr. Janet Ore, for Outstanding Dedication, Achievements, and Contributions to the Field of
Historic Preservation
2011 Recipients
W.J. (Bud) Frick, Jr., for Outstanding Dedication to the Preservation of Fort Collins’ Historic
Resources
Per Hogestad, for Outstanding Commitment and Dedication to Historic Preservation
Anne Aspen, for Outstanding Dedication in Preserving Historic Resources
David Roy, for Outstanding Dedication to the Preservation of Fort Collins’ Historic Resources
State Historic Fund, for Outstanding Assistance in Preserving Historic Resources
2012 Recipients
Andre Mouton for the Outstanding Adaptive Reuse of 415 South Mason Street
Spiro Palmer, Jim Palmer, Terry Palmos, and Jim Katopodis for the Outstanding Restoration of
the Avery Block
Carol Tunner for the Outstanding Restoration of the Coca-Cola/Angell’s Delicatessen Sign (J.L.
Hohnstein Block, 220 E Mountain Avenue)
Philip Carpenter for the Outstanding Preservation of Grandview Cemetery (1900 W Mountain
Avenue)
Rayno and Patty Seasar for the Outstanding Restoration and Rehabilitation of the McIntyre
House (137 Matthew Street)
Richard (Dick) Beardmore, Lifetime Achievement Award for Excellence in Historic
Preservation
Peter Munro and Lindsey Anderson for the Outstanding Interior Restoration of the Commercial
Bank and Trust Building (now the Astoria Bar)
2013 Recipients
City of Fort Collins Natural Areas Program – Outstanding Restoration at Bobcat Ridge
Kelly Ohlson – Outstanding Dedication and Leadership
Wattle and Daub Contractors – Outstanding Dedication to Preservation
Judith and Irwin Winterowd – Restoration of the Seckner Brothers Building, 216 Linden Street
Kevin and Suzanne Murray – Whitcomb Street Historic District
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Agenda Item 17
Item # 17 Page 1
AGENDA ITEM SUMMARY April 1, 2014
City Council
STAFF
Karen McWilliams, Historic Preservation Planner
Laurie Kadrich, Community Development & Neighborhood Services Mgr
SUBJECT
Items Relating to Historic Preservation.
EXECUTIVE SUMMARY
A. First Reading of Ordinance No. 057, 2014, Amending Chapter 14 of the City Code Regarding
Landmark Preservation.
B. First Reading of Ordinance No. 058, 2014, Amending Section 2-278 of the City Code Pertaining to the
Functions of the Landmark Preservation Commission.
C. First Reading of Ordinance No. 059, 2014, Amending Section 3.4.7 of the Land Use Code Pertaining
to New Construction as it Affects Historic and Cultural Resources.
The purpose of this item is to present to Council the proposed changes to Chapter 2 and Chapter 14 of the
City Code and Section 3.4.7 of the Land Use Code resulting from the 2012-2013 Historic Preservation Process
and Codes Improvements Study.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinances on First Reading.
BACKGROUND / DISCUSSION
In 2012 and 2013, per Council’s direction, historic preservation staff undertook a comprehensive evaluation of
the City’s Historic Preservation Program to enhance its transparency, predictability, and effectiveness. Phase
1 of this review resulted in two substantive changes to the City Code, adopted in August 2012:
An appeal process for determinations of eligibility, and for the determination of the effect of proposed
work on this eligibility; and
More specificity to Landmark Preservation Commission (LPC) member requirements, ensuring
compliance with Certified Local Government (CLG) standards.
Council directed that Phase 2 look more comprehensively at the various components that make up the Historic
Preservation Program. Based upon direction received at Council’s August 26, 2013 Work Session
(Attachment 1), staff is bringing forward revisions to both the City Code and Land Use Code (LUC) for
Council’s consideration.
Code revisions, (Ordinance No. 057, 2014; Ordinance No. 058, 2014; and Ordinance No. 059, 2014), to
improve transparency and predictability include:
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Agenda Item 17
Item # 17 Page 2
A complete re-organization of Chapter 14, “Landmark Preservation,” and the addition of explanations
and references, enhancing the clarity and understanding of the Code, grouping all eligibility information
together and all landmark designation information together. Previously, information was scatted
throughout the Chapter;
The inclusion of a building’s context as a consideration in determining eligibility. Previously, each
property was looked at individually regardless of the surrounding character of the property;
Having determinations remain valid for five years, rather than the current one year period;
Adding a requirement that a minimum of three residents of the city must sign to submit an application
for a non-consensual landmark designation. Currently, one resident can submit;
Change LUC Section 3.4.7(F), “New Construction,” to better clarify the area to be considered when
evaluating the compatibility of new structures, when a project involves irregular shaped parcels or land
that has not been platted in a standard grid pattern;
Requiring applicants to provide a Plan of Protection, showing how the applicant will ensure that no
damage will occur to any historic resources on or adjacent to the site;
Requiring repair, rather than demolition, of properties undergoing review under either “Landmark
Preservation” or “Historic and Cultural Resources,” and which are declared dangerous by the Chief
Building Officer. If a property is found to be an imminent threat by the Chief Building Officer, then an
owner will have the option of repair or demolition;
Providing penalties for actions that violate the protection mechanisms of the landmark Preservation
Code.
Code revisions to improve effectiveness and shorten review times include:
Adding the ability for the Community Development and Neighborhood Services (CDNS) Director to be
able to approve minor alterations on landmark properties administratively, so that permit approval may
be granted within days rather than weeks;
Adding the ability for the LPC Design Review Subcommittee, established by Council under Ordinance
No. 002, 2011, to provide recommendations to the CDNS Director on plans it has reviewed and
approved. The Director could then approve the plans administratively, without the necessity of the
Subcommittee recommendation going before the full LPC for approval;
Adding the ability for the LPC to review development projects affecting individually eligible and
designated historic properties, and to provide a recommendation to the Decision Maker. This action
would provide important information to the Decision Maker on projects subject to both historic
preservation and development Code requirements. The change would also bring the City into
compliance with federal CLG requirements, which recognizes the LPC as the City’s qualified historic
review board;
Changing the LUC review process to add non-binding determinations of eligibility, enabling potential
historic resources to be identified without undue cost or delay to development applications. This is the
process currently used; however, these determinations are not identified in the Code as non-binding,
which has the potential to cause problems.
FINANCIAL / ECONOMIC IMPACTS
These Code changes provide greater predictability to the Historic Preservation Code processes, and provide
for alternative review processes to facilitate project review, saving staff and the public both time and cost.
BOARD / COMMISSION RECOMMENDATION
At its March 12, 2014 regular meeting, the Landmark Preservation Commission unanimously (9-0)
recommended approval of the Code revisions to City Codes Chapter 2, “Landmark Preservation Commission,”
and Chapter 14, “Landmark Preservation” (Attachment 2).
At its March 13, 2014 regular meeting, the Planning and Zoning Board unanimously (7-0) recommended
approval of the Code revisions to Land Use Code Section 3.4.7, “Historic and Cultural Resources”
(Attachment 3).
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Agenda Item 17
Item # 17 Page 3
PUBLIC OUTREACH
Board and Commission Outreach:
Met with the Planning and Zoning Board at three meetings and work sessions;
Met with the Landmark Preservation Commission at 12 meetings and work sessions.
Citizen Outreach:
Twelve-member Citizens Committee, with representation from all major stakeholders. This committee
convened three times during the fall of 2012 and spring of 2013, and provided additional review through
emails;
Public Open House held on January 28, 2014, attended by 12 citizens;
Attended three meetings of the Government Affairs Committee of the Board of Realtors, to discuss
proposed Code revisions;
Surveyed best practices of historic preservation programs in 22 peer communities, and compared these
with Fort Collins’ program to identify strengths and weaknesses;
Conducted an on-line survey of nearly 2,800 property owners and adjacent property owners who went
through Demolition/Alteration Review, to assess the relevancy and effectiveness of this process.
ATTACHMENTS
1. Work Session Summary, August 27, 2013 (PDF)
2. Landmark Preservation Commission minutes (draft), March 12, 2014 (PDF)
3. Planning and Zoning Board minutes (draft), March 13, 2014 (PDF)
4. Powerpoint presentation (PDF)
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ATTACHMENT 1
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LANDMARK PRESERVATION COMMISSION
Regular Meeting
300 Laporte Avenue
March 12, 2014 Minutes
Council Liaison: Gino Campana (970-460-6329)
Staff Liaison: Laurie Kadrich (970-221-6750)
Commission Chairperson: Ron Sladek
CALL TO ORDER AND ROLL CALL: The meeting was called to order at 5:35 p.m. by Chair
Sladek. Members present were: Ron Sladek, Maren Bzdek, Meg Dunn, Kristin Gensmer, Dave
Lingle, Pat Tvede, Alexandra Wallace, Belinda Zink and Doug Ernest. Staff present were: Historic
Preservation Planners Karen McWilliams and Joshua Weinberg, and Administrative Staff Cindy
Cosmas and Gretchen Schiager.
…
DISCUSSION – HISTORIC PRESERVATION PROCESS IMPROVEMENTS
STUDY: COMMISSION RECOMMENDATION ON CHANGES TO CHAPTERS 2
AND 14 OF THE CITY CODE
Staff Report
Historic Preservation Planner Karen McWilliams presented background information and a
detailed description of the revisions to City Code Chapters 2 “Administration” and 14
“Landmark Preservation”.
Commission Questions:
Mr. Sladek clarified that staff is seeking a recommendation on the code changes to take
forward to Council, and that a vote would take place.
Public Input: None
No staff response.
Commission Discussion:
The Commission Members discussed whether three citizens should be enough to initiate a
non-consensual designation. A suggestion was made to increase the minimum to five;
SUMMARY OF MEETING: The Commission heard and discussed public input
about the demolition of the Button House; approved the February 12, 2014 Minutes;
approved a request to provide a letter of support for a State Historic Fund Grant for
the Carnegie Building at 200 Matthews Street; held a Complimentary Review of 222
Laporte Avenue, Relocation of the Poudre Valley Creamery Butterfly Building on
site; held a Conceptual Design Review of 201 South College Avenue, for Little Man
Ice Cream; held the Final hearing for the alteration of 1214 West Mountain Avenue;
voted to recommend Council approval of changes to Chapters 2 and 14 of the City
Codes; and approved the Landmark Preservation Commission 2014 Work Plan.
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Landmark Preservation Commission
March 12, 2014
- 2 -
however, members expressed concerns that raising the bar too high would discourage public
participation. It is important for citizens to be able to bring buildings they feel are significant
to the attention of the Commission.
Commission asked staff to clarify the process by which non-consensual designations are
made. Staff responded that under the existing codes, one citizen can bring forth an
application, but there is still a multi-meeting process, and then a supermajority of the
Commission are required to support an application before the application is forwarded to
Council for a decision. The proposed revision increases only the number of citizens required
to initiate an application, from one to three. The rest of the process stays the same.
Members commented that having three citizens required, rather than one, would make it less
likely to have spurious applications made by a single individual or household. Commission
members agreed that there are enough fail safes in the process that three citizens would be
adequate.
Mr. Ernest moved that the Landmark Preservation Commission recommend to City
Council for adoption the proposed revisions to City Code Chapter 2 “Administration” and
to Chapter 14 “Landmark Preservation.” Mr. Lingle seconded the motion. Motion passed
9-0.
…
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Planning and Zoning Board Hearing Minutes
March 13, 2014
6:00 p.m.
Council Liaison: Mayor Weitkunat Staff Liaison: Laurie Kadrich
Chair: Jennifer Carpenter Phone: (H) 231-1407
Chair Carpenter called the meeting to order at 6:00 p.m.
Roll Call: Carpenter, Hansen, Hart, Heinz, Hobbs, Kirkpatrick, and Schneider
Absent: None
Staff Present: Kadrich, Eckman, Wray, McWilliams, Stanford, Langenberger and Cosmas
. . . . .
Discussion Agenda:
3. Historic Preservation-Related Code Changes
Project: Historic Preservation-Related Code Changes
Project Description: The purpose of this item is to inform the Planning and Zoning Board of the results
of this two-phase study and to seek the Board’s recommendation on proposed code changes to the
Municipal and Land Use Codes. During 2012 and 2013, at Council’s direction, staff identified
improvements to the Historic Preservation Program processes and codes to enhance the program’s
transparency, predictability, and effectiveness.
Recommendation: Recommendation to City Council of proposed revisions
Staff Presentation: Karen McWilliams gave a staff report on the code changes proposed, which will
include Land Use Code (LUC) 3.4.7, Historic and Cultural Resources. She provided some history of the
origination of the code changes and their possible future impacts. The City Council requested this
examination of the LUC 3.4.7 on August 26, 2013 at their work session. She reviewed each proposal
separately, including some new language:
Adding the ability for the Landmark Preservation Commission (LPC) to review development
proposals that are being impacted by both development code requirements and the historic
preservation requirements in the LUC and enable the LPC to provide a recommendation on
compatibility.
Ensuring that a percentage of the LPC members have experience in historic preservation to meet
certified local government requirements (administered through the State Historical Society).
Offering the ability to do non-binding determinations of eligibility for projects undergoing LUC
review.
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Planning & Zoning Board
March 13, 2014
Page 2
Adding new language to LUC section 3.4.7 (new construction) to better clarify what adjacent
properties are in the code for irregularly-shaped parcels and land that isn’t platted in a standard
grid pattern. In order to determine how projects would be affected, buffers were put around
designated properties (150’ and 300’ buffers were used). Ms. McWilliams provided a diagram of
the properties receiving buffers.
Chair Carpenter asked Secretary Cosmas if any input had been received since the work session.
Secretary Cosmas responded that two emails from residents had been received with concerns for the
procedures for the demolition of the Button House and requesting procedural changes to be made before
other historic buildings are condemned and destroyed.
Board Questions
For clarification, Member Hansen asked if the purpose of allowing the LPC to review the historical
projects was to speed up the process or to reduce paperwork. Ms. McWilliams responded that the
primary consideration was to speed up the process, although there may be an added benefit of reducing
paperwork. She also clarified that adjacent properties on the regular grid will still be considered on the
block face.
Hearing Testimony, Written Comments and Other Evidence
Public Input
Chair Carpenter allowed 4 minutes to the citizens speaking.
Steve Mack, 420 E. Laurel, asked the Board to add to their resolution that the LPC reviews additional
codes to prevent other historic buildings like the Button House from being demolished. He talked about
the history of 711 Remington – how it was damaged, how there was no city code preventing buildings
from being demolished without getting additional input first, and how there are no penalties for damaging
historic buildings. He strongly urged the Board in incorporate appropriate language into the LUC code
for this type of scenario.
Staff Response
Ms. McWilliams responded by confirming that City staff is working on this issue. Director Kadrich
acknowledged that this scenario is the first of its kind. She did confirm that processes will be reviewed to
prevent future occurrences, including reviews of construction plans with verbiage on how to protect
adjacent historic structures. Chair Carpenter asked if there is any time line for these changes. City
Attorney Eckman stated that it is premature to assume there is a problem with the law. He suggested
that an investigation must first proceed in order to determine the root of the problem. Member Kirkpatrick
inquired about the criteria used by Building Inspectors for reviewing historic buildings that may have been
damaged. Ms. McWilliams confirmed that the building inspectors would treat an historical building just
like all other buildings.
Board Questions
City Attorney Eckman explained that health/safety issue supersedes historic standards. Member Hart
stated that the LPC would still be the best judge of the circumstances surrounding the Button House and
that situation should not affect the adoption of codes at this time. Ms. McWilliams confirmed that the
Button House was designated on the National Register of Historic Places, on the State Register of
Historic Properties, and was determined to be individually eligible designation as a Fort Collins landmark.
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Planning & Zoning Board
March 13, 2014
Page 3
Although these designations would normally guarantee protection, once a building is found to be
dangerous, these codes no longer apply. Member Kirkpatrick stated that she believes the Board still has
an obligation to perform due diligence in supporting and protecting Fort Collins historic resources. Chair
Carpenter stated that staff will be addressing this issue at a later time.
Regarding the reason for choosing between the 150’ and 300’ buffers, Ms. McWilliams stated that, when
a development proposal comes forward, staff would then look at the effect on parcels around it to
determine potential impact. Depending on scale of project and the potential effect, staff might even
propose a larger buffer. Member Schneider inquired whether this buffer would also apply to new
construction, which could include additions to existing structures. Ms. McWilliams stated that additions
would still be reviewed for impact on all surrounding properties, and buffers would be determined based
on that potential impact. She also stated that it is impossible to develop a chart for the buffering as each
project would be considered individually. Other discussion involved the pros and cons of having specific
guidelines in place versus an arbitrary method of buffer determination. The unusually-shaped parcels
are particularly difficult to work with, and there is no code requirement that buffers need to occur from the
boundaries of the parcel.
Board Deliberation
Member Hart stated that he supports these changes because of the expertise demonstrated by LPC
Board members. Member Hobbs agreed and stated that he feels confident that staff has the capability of
determining buffers for individual situations. Member Hansen also supports these changes and
understands the difficulties involved. Member Kirkpatrick state that she is glad that the LPC will be more
involved in the processes but understands the reasoning behind them. Member Schneider is also in
favor of LPC’s participation, although he is still uncomfortable with the long-term effects on future
irregularly-shaped properties and would still like to see some metrics involved. Member Heinz agreed
and supports some type of standardization process. Chair Carpenter also supports these changes in
code and that the Button House will not be forgotten.
Member Hart made a motion that the P&Z Board recommends to the City Council adoption of the
changes to Land Use Code Section 3.4.7 Historic and Cultural Resources. Member Hobbs
seconded. The motion passed 7-0.
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1
1
Historic Preservation
Code Revisions
Laurie Kadrich,
Director, Community Development &
Neighborhood Services
Karen McWilliams,
Historic Preservation Planner
City Council Regular Meeting
April 1, 2014
2
Items For Council Consideration
• Proposed revisions to the Landmark Preservation
Commission Code, Municipal Code Chapter 2;
• Proposed revisions to the Landmark Preservation
Code, Municipal Code Chapter 14;
• Proposed revisions to the Historic and Cultural
Resources Code, Land Use Code Section 3.4.7.
137
2
3
Code Changes Already Adopted in
Phase 1
• Appeals process
• Certified Local Government requirements
for specialized experience
4
City Code Revisions
• Reorganization of Chapter 14
• Add context to reviews
• Determinations valid for 5 years
• Require minimum of three residents to sign
non-owner landmark applications
138
3
5
City Code Revisions (cont.)
Changes to Approval Authority:
• Director can approve more building
alterations and signage
• LPC Subcommittee can provide
recommendation to the Director for approval
6
City Code Revisions (cont.)
• Require “Plan for Protection”
• Imminent threat
• Make penalties for violations more clear
139
4
7
Land Use Code (LUC) Revisions
• Ability for LPC to review development
projects affecting historic properties, and
provide a recommendation on compatibility
• Add non-binding determinations of eligibility
for LUC projects
• Change 3.4.7(F), “New Construction,” to
better clarify adjacent properties
8
Items For Council Consideration
• Proposed revisions to the Landmark Preservation
Commission Code, Municipal Code Chapter 2;
• Proposed revisions to the Landmark Preservation
Code, Municipal Code Chapter 14;
• Proposed revisions to the Historic and Cultural
Resources Code, Land Use Code Section 3.4.7.
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ORDINANCE NO. 057, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 14 OF THE CODE OF THE CITY FORT COLLINS
REGARDING LANDMARK PRESERVATION
WHEREAS, the City Council has directed City staff to undertake a two-phase
project to consider improvements to the City’s historic preservation codes and processes
to make these codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second
phase of the work, which addresses City Council’s concerns regarding the readability of
the codes, increased flexibility in applying the codes, and better notice of the City’s
historic review processes and regulations to the purchasers of historic landmarked
properties and properties that are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed
changes and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the proposed changes are in the
best interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY
OF FORT COLLINS as follows:
Section 1. That Article I of Chapter 14 of the Code of the City of Fort Collins
is hereby amended to read as follows:
ARTICLE I.
IN GENERAL
Sec. 14-1. Definitions.
The following words, terms and phrases, when used in this Chapter, shall have the
meanings ascribed to them in this Section:
Adverse effect shall mean that a project or undertaking may alter, directly or
indirectly, any of the characteristics that qualify a property for designation, either
individually or as a contributing element of a district, in a manner that would
diminish the property's exterior integrity. Adverse effects may include reasonably
foreseeable effects caused by the undertaking that may occur later in time, be
removed in distance, or be cumulative.
Alteration shall mean any act or process, including relocation, which changes one
(1) or more of the exterior physical characteristics of a designated site, structure,
object, or district or a site, structure, object or district eligible for designation.
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Characteristics shall mean the visible and tangible attributes of a site, structure,
object or district, including, but not limited to, the architectural design, style,
general arrangement and components of all the outer surfaces of a site, object,
structure or improvement, including, but not limited to, the color, texture,
materials, type and style of all windows, doors, lights, signs and other fixtures
appurtenant to said site, object, structure or improvement.
Commission shall mean the Landmark Preservation Commission created in § 2-
276.
Compatible shall mean the characteristics of different uses or activities or design
which allow them to be located near or adjacent to each other in harmony. Some
elements affecting compatibility include height, scale, mass and bulk of
structures. Other characteristics include pedestrian or vehicular traffic, circulation,
access and parking impacts. Other important characteristics that affect
compatibility are landscaping, lighting, noise, odor and architecture.
Compatibility does not mean "the same as." Rather, compatibility refers to the
sensitivity of development proposals in maintaining the character of existing
development.
Construction shall mean the erection of any on-site improvements on any parcel
of ground located within a designated or eligible district or on a designated or
eligible site, whether the site is presently improved or unimproved, or the erection
of a new significant or accessory structure on such property.
Context shall mean the totality of interrelated conditions in which a site, structure,
object or district exists. The context of an area is the sum of the existing buildings
and spaces, and the pattern of physical development in the area. It can also be a
measurement of the scarcity or profusion of a particular resource type.
Contributing to a district shall mean a site, structure or object eligible for
designation, or formally designated, that has significance and that has experienced
some alterations which, while not seriously damaging the exterior integrity of the
property, have altered the appearance enough to be noted. These sites, structures,
or objects retain that has significance and that retains enough exterior integrity to
contribute to the significant characteristics character of thea district even though
its exterior may have been altered.
Demolition shall mean any act or process that destroys in part or in whole its
entirety an eligible or designated site, structure or object, or a site, structure or
object within an eligible or designated district.
Determination of eligibility shall mean a decision by the Director and the chair of
the Commission, or the Commission, that a site, structure, object or district meets
one (1) or more of the standards for designation as a Fort Collins landmark, which
determination shall be valid for one (1) yearfive (5) years. The determination of
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eligibility for the National and/or State Register of Historic Places shall be
according to the processes and procedures of the Colorado Historical Society.
Director shall mean the Director of Community Development and Neighborhood
Services or his or her designee.
District shall mean a geographically definable area possessing a significant
concentration, linkage, or continuity of sites, structures, or objects and their
surrounding environs united by past events or aesthetically by plan or physical
development. A district may also comprise individual elements separated
geographically but linked by association or history.
Eligibility shall mean a resource’s ability to meet one (1) or more of the standards
for designation as a Fort Collins landmark, or the criteria for designation on the
National Register of Historic Places and/or State Register of Historic Places
Properties. There are three (3) levels of eligibility for Fort Collins landmark
designation: individual, contributing to a district, and noncontributing/not eligible.
Exterior integrity shall mean the ability of a property to convey its significance.
To be designated as a landmark, a property must not only be shown to be
significant, but also must have exterior integrity. The degree of integrity required
for landmark status is relative to a property’s significance. Exterior integrity is the
composite of seven (7) aspects or qualities, which in various combinations define
integrity: location, design, setting, materials, workmanship, feeling, and
association. The more qualities present in a property, the higher its integrity.
Ultimately the question of exterior integrity is answered by whether or not the
property retains the identity for which it is significant. Location is the place where
the historic property was constructed or the place where the historic event
occurred. Design is the combination of elements that create the form, plan space,
structure, and style of a property. Setting is the physical environment of a historic
property. Whereas location refers to the specific place where a property was built
or an event occurred, setting refers to the character of the place. It involves how,
not just where, the property is situated and its relationship to the surrounding
features and open space. Materials are the physical elements that form a historic
property. Workmanship is the physical evidence of the crafts of a particular
culture or people during any given period in history or prehistory. It is the
evidence of artisans’ labor and skill in constructing or altering a building,
structure, or site. Feeling is a property’s expression of the aesthetic or historic
sense of a particular period or time. It results from the presence of physical
features that, taken together, convey the property’s historic character. Association
is the direct link between an important historic event or person and a historic
property. A property retains association if it is the place where the event or
activity occurred and is sufficiently intact to convey that relationship to an
observer. Like feeling, association requires the presence of physical features that
convey a property’s historic character.
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Improvement shall mean any building, structure, place, work of art or other object
constituting a physical betterment of real property or any part of such betterment,
including improvements on public property.
Individual landmark shall mean a site, structure or object eligible for designation,
or that has been formally designated, that has significance and which substantially
retains its exterior integrity. The property may have minor exterior alterations but
these alterations will notas long as such alterations have not substantially
compromised the site’s, structure’s or object’s exterior integrity.
Landmark or landmark district shall mean any site, structure, object or
improvement and its surrounding environs or a group of sites, structures, objects
or improvements or both and their surrounding environs:
(1) Which has a special character or special historic or aesthetic interest or
value as part of the development, heritage or cultural characteristics of the City,
State or Nation;
(2) Wherein any event of major historic significance with a measurable effect
upon society took place;
(3) Which is closely identified with a person or group of persons who have
had some measurable influence on society;
(4) Wherein the broad cultural, political, economic or social heritage of the
community is exemplified;
(5) Which faithfully portrays the environment of a group of people in an era
of history characterized by a distinctive architectural style or which embodies
those distinguishing characteristics of an architectural-type specimen or which is
the work of an architect or master builder whose individual work has influenced
the development of the City;
(6) Which, because of being a part of or related to a square, park or other
distinctive area, should be developed or preserved according to a plan based upon
a historic, cultural or architectural significance;
(7) Which, due to unique location or singular physical characteristic,
represents an established, familiar and significant visual feature of the
neighborhood, community or City;
(8) Officially designated as a Fort Collins landmark or Fort Collins landmark
district pursuant to the provisions of this Chapter.
Major alteration shall mean work that has the potential to substantially affecting
more than one (1) aspect of exterior integrity.
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Minor alteration shall mean work that has the potential to substantially affecting
no more than one (1) aspect of exterior integrity.
Noncontributing/not eligible shall mean a site, structure or object whichthat does
not possess sufficient significance and/or exterior integrity necessary for
designation, and is considered noncontributing to a district, or not eligible to be
designated as an individual landmark.
Object shall mean a material thing of functional, aesthetic, cultural, historical or
scientific value that may be, by nature or design, movable.
Owner shall mean the owner of fee simple title as shown in the records of the
County Assessor.
Relocation shall mean moving all or part of a structure or object to a different
location.
Repair and maintenance shall mean work done on a site, structure or object in
order to correct any deterioration, decay or damage to any part thereof in order to
restore the same as nearly as practical to its condition prior to such deterioration,
decay or damage.
Resource shall mean any site, structure or object that is part of or constitutes a
property.
Significance shall mean the importance of a property as defined by the standards
for designation as a Fort Collins landmark or landmark district. The determination
of significance for the National or State Registers of Historic Places shall be in
accordance with the processes and procedures of the Colorado Historical Society.
Significant structure shall mean a house, commercial/
industrial building, barn, stable, granary, carriage house, chicken house or similar
structure.
Site shall mean the location of a significant event, a prehistoric or historic
occupation or activity, or a structure or object whether standing, ruined, or
vanished, where the location itself maintains historical or archeological value
regardless of the value of any existing structure.
Structure shall mean that which is built or constructed, an edifice or building of
any kind or any piece of work artificially built up or composed of parts joined
together in some definite manner.
Working day shall mean any day except Saturday, Sunday and any national, state
or local holiday (or day of observation) during which the Department of
Community Development and Neighborhood Services is not open for regular
business.
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Sec. 14-2. Declaration of policy.
(a) It is hereby declared as a matter of public policy that the protection,
enhancement and perpetuation of sites, structures, objects and districts of
historical, architectural or geographic significance, located within the City, are a
public necessity and are required in the interest of the prosperity, civic pride and
general welfare of the people.
(b) It is the opinion of the City Council that the economic, cultural and
aesthetic standing of this City cannot be maintained or enhanced by disregarding
the historical, architectural and geographical heritage of the City and by ignoring
the destruction or defacement of such cultural assets.
Sec. 14-3. Purpose.
The purposes of this Section are to:
(1) Designate, preserve, protect, enhance and perpetuate those sites,
structures, objects and districts which reflect outstanding elements of the City's
cultural, artistic, social, economic, political, architectural, historic or other
heritage;
(2) Foster civic pride in the beauty and accomplishments of the past;
(3) Stabilize or improve aesthetic and economic vitality and values of such
sites, structures, objects and districts;
(4) Protect and enhance the City's attraction to tourists and visitors;
(5) Promote the use of outstanding historical or architectural sites, structures,
objects and districts for the education, stimulation and welfare of the people of the
City;
(6) Promote good urban design;
(7) Promote and encourage continued private ownership and utilization of
such sites, structures, objects or districts now so owned and used, to the extent
that the objectives listed above can be attained under such a policy.
Sec. 14-4. Staff.
The staff of the Commission shall consist of a secretary and such other staff as
may be authorized by the City. The secretary shall be the custodian of the records
of the Commission, shall handle official correspondence and shall generally
supervise the clerical and technical work of the Commission. The Director shall
act as secretary and staff liaison to the Commission.
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Sec. 14-5. Standards for determining the eligibility for designation of
sites, structures, objects and districts for
preservationdesignation as Fort Collins Landmarks or
Landmark Districts.
Properties that possess exterior integrity are eligible for designation as Fort
Collins Landmarks or Fort Collins Landmark Districts if they meet one (1) or
more of the following standards for designation :
(1) The property is associated with events that have made a significant
contribution to the broad patterns of history; or
(2) The property is associated with the lives of persons significant in history; or
(3) The property embodies the distinctive characteristics of a type, period, or
method of construction, or that represents the work of a master, or possesses high
artistic values, or represents a significant and distinguishable entity whose
components may lack individual distinction; or
(4) The property has yielded, or may be likely to yield, information important in
prehistory or history.
Properties eligible for designation must possess both significance and exterior
integrity. In making a determination of eligibility, the context of the area
surrounding the property shall be considered.
(1) Significance is the importance of a site, structure, object or district
to the history, architecture, archeology, engineering, or culture of our
community, state or nation. Significance is achieved through meeting one
or more of four standards recognized by the U.S. Department of Interior,
National Park Service. These standards define how properties are
significant for their association with events or persons, in design or
construction, or for their information potential.
(2) Standards for determining significance:
a. Events. Properties may be determined to be significant if
they are associated with events that have made a recognizable
contribution to the broad patterns of the history of the community,
state or nation. A property can be associated with either (or both)
of two types of events:
1. A specific event marking an important moment in
Fort Collins prehistory or history; and/or
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2. A pattern of events or a historic trend that made a
recognizable contribution to the development of the
community, state, or nation.
b. Persons/Groups. Properties may be determined to be
significant if they are associated with the lives of persons or
groups of persons recognizable in the history of the community,
state or nation whose specific contributions to that history can be
identified and documented.
c. Design/Construction. Properties may be determined to be
significant if they embody the identifiable characteristics of a type,
period, or method of construction; represent the work of a
craftsman or architect whose work is distinguishable from others
by its characteristic style and quality; possess high artistic values
or design concepts; or are part of a recognizable and
distinguishable group of properties. This standard applies to such
disciplines as formal and vernacular architecture, landscape
architecture, engineering, and artwork, by either an individual or a
group. A property can be significant not only for the way it was
originally constructed or crafted, but also for the way it was
adapted at a later period, or for the way it illustrates changing
tastes, attitudes, and/or uses over a period of time. Examples are
residential buildings which represent the socio-economic classes
within a community, but which frequently are vernacular in nature
and do not have high artistic values.
d. Information potential. Properties may be determined to be
significant if they have yielded, or may be likely to yield,
information important in prehistory or history.
(3) Exterior integrity is the ability of a site, structure, object or district to be
able to convey its significance. The exterior integrity of a resource is based on the
degree to which it retains all or some of seven (7) aspects or qualities established
by the U.S. Department of Interior, National Park Service: location, design,
setting, materials, workmanship, feeling, and association. All seven (7) qualities
do not need to be present for a site, structure, object or district to be eligible as
long as the overall sense of past time and place is evident.
(4) Standards for determining exterior integrity:
a. Location is the place where the historic property was constructed
or the place where the historic event occurred.
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b. Design is the combination of elements that create the form, plan
space, structure, and style of a property.
c. Setting is the physical environment of a historic property. Whereas
location refers to the specific place where a property was built or an event
occurred, setting refers to the character of the place. It involves how, not
just where, the property is situated and its relationship to the surrounding
features and open space.
d. Materials are the physical elements that form a historic property.
e. Workmanship is the physical evidence of the crafts of a particular
culture or people during any given period in history or prehistory. It is the
evidence of artisans’ labor and skill in constructing or altering a building,
structure, or site.
f. Feeling is a property’s expression of the aesthetic or historic sense
of a particular period or time. It results from the presence of physical
features that, taken together, convey the property’s historic character.
g. Association is the direct link between an important historic event
or person and a historic property. A property retains association if it is the
place where the event or activity occurred and is sufficiently intact to
convey that relationship to an observer. Like feeling, association requires
the presence of physical features that convey a property’s historic
character.
(5) Context. The area required for evaluating a resource’s context is
dependent on the type and location of the resource. A house located in the middle
of a residential block could be evaluated in the context of the buildings on both
sides of the block, while a house located on a corner may require a different
contextual area. Upon the submittal of an application necessitating a
determination of eligibility for designation as a Fort Collins Landmark or
Landmark District, the Director of Community Development and Neighborhood
Services and/or the chair of the Commission shall determine the minimum area
required for evaluating context, and such information, including photographs and
other documents, as required for the determination.
Sec. 14-6. Process for determining the eligibility of sites, structures,
objects and districts for designation as Fort Collins
Landmarks or Landmark Districts.
(a) Application. An application for determining the eligibility of a site,
structure, object or district for designation as a Fort Collins Landmark or
Landmark District may be made by any resident of the City or owner of property
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in the City on forms prescribed by the City. Said application shall be filed with
the Director. Within fifteen (15) days of the filing of such application, the
Director and the chair of the Commission (or a designated member of the
Commission appointed by the chair) shall determine the site, structure, object or
district's current level of eligibility (individual, contributing or not eligible) for
designation as a Fort Collins landmark based on the information contained in the
application and information provided by the staff of the City or others, which
determination shall be valid for five (5) years. The Director shall promptly
publish the determination in a newspaper of general circulation in the City, and
cause a sign to be posted on or near the structure stating that the building or
structure is undergoing historic review. Said sign shall be at least four (4) square
feet in size, readable from a point of public access and shall state that more
information may be obtained from the Director.
(b) Appeal of determination. Any determination made by the Director and the
chair of the Commission, or his or her designee, regarding the structure’s level of
eligibility may be appealed to the Commission by any resident of the City or
owner of property in the City. Such appeal shall be set forth in writing and filed
with the Director within fourteen (14) days of the date of the Director's
determination. The appeal shall include a Colorado Cultural Resource Survey
Architectural Inventory Form, prepared by an expert in historic preservation
acceptable to the Director and the applicant, with the cost of such form to be paid
by the appellant. Such form need not be filed with the appeal but must be filed at
least ten (10) days prior to the hearing of the appeal. The Director shall schedule a
date for hearing the appeal before the Commission as expeditiously as possible.
Not less than ten (10) days prior to the date of the hearing, the Director shall
provide the appellant with written notice of the date, time and place of the hearing
of the appeal, which notice shall be deposited in the U.S. Mail, and shall publish
notice of the hearing in a newspaper of general circulation in the City. In
addition, the Director shall cause a sign to be posted on or near the structure
stating that the building or structure is undergoing historic review. Said sign shall
be at least four (4) square feet in size, be readable from a point of public access,
and state that more information may be obtained from the Director.
Sec. 14-67. Waiver of conditions.
(a) Upon a showing of substantial hardship or to protect against an arbitrary
result, and following notice as provided in § 14-25, the Commission may waive
such conditions and requirements as are set forth in this Chapter provided the
Commission finds that the spirit and purpose of the Chapter are not significantly
eroded and that the requested waiver meets one or both of the following criteria:
(1) The requested waiver is the minimum necessary to accommodate
exceptional physical conditions or other extraordinary and exceptional situations
unique to the affected property, which may include, but are not limited to,
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physical conditions such as exceptional narrowness, shallowness or topography,
and such difficulties or hardship are not caused by the act or omission of the
applicant; and/or
(2) The requested wavier as submitted will not diverge from the conditions
and requirements of this Chapter except in nominal and inconsequential ways, and
will continue to advance the purposes of this Chapter.
(b) Any finding made under Paragraph (1) or (2) above shall be supported by
specific findings showing how the proposal, as submitted, meets the requirements
and criteria of said Paragraph (1) or (2).
Sec. 14-8. Offenses against historic property.
(a) Except as may be authorized pursuant to this Chapter 14 or the provisions
of the Land Use Code, no person shall damage, deface, or destroy any site,
structure or object that is designated as a Fort Collins, state or national historic
landmark or that is a contributing structure to any Fort Collins or national
landmark district, or that is undergoing any of the processes provided for in this
Chapter 14.
(b) Except in response to a bona fide determination of imminent threat under
§ 14-51, no person shall deviate from or fail to comply with any approved plan of
protection for any historic resource that is required under this Chapter 14 or the
Land Use Code.
Sec. 14-9. Appeal of decisions.
Final decisions of the Commission shall be subject to the right of appeal to the
City Council as set forth in § 2-46 et seq. unless otherwise provided. Any action
taken in reliance upon any decision of the Commission that is subject to appeal
under the provisions of this Chapter shall be at the sole risk of the person(s)
taking such action, and the City shall not be liable for any damages arising from
any such action taken during said period of time.
Sec. 14-10. Severability.
It is hereby declared to be the legislative intent of the City Council that the
provisions of this Chapter shall be severable in accordance with the provisions set
forth below:
(1) If any provision of this Chapter is declared to be invalid by a decision of
any court of competent jurisdiction, the effect of such judicial decision shall be
limited to that provision which is expressly stated in the decision to be invalid.
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Such decision shall not affect, impair or nullify this Chapter as a whole or any
other part, and the rest of this Chapter shall continue in full force and effect.
(2) If the application of any provision of this Chapter to any lot, structure or
other improvement or a tract of land is declared to be invalid by a decision of any
court of competent jurisdiction, the effect of such judicial decision shall be
limited to that lot, structure or other improvement or tract of land immediately
involved in the controversy, action or proceeding in which the judgment or decree
of invalidity was rendered. Such decision shall not affect, impair or nullify this
Chapter as a whole or the application of any provision to any other lot, structure
or other improvement or tract of land.
Secs. 14-711 – 14-20. Reserved
Section 2. That Article II of Chapter 14 of the Code of the City of Fort
Collins is hereby repealed and reenacted to read as follows:
ARTICLE II.
DESIGNATION PROCEDURE
Sec. 14-21. Initiation of designation procedure.
Whenever in the opinion of the Commission, upon its own motion or upon
application of any citizen of or owner of property in the city, a site, structure,
object or district meets the criteria of a landmark or landmark district, the
Commission shall contact the owner or owners of such landmark or landmark
district outlining the reasons and effects of designation as a landmark and, if
possible, shall secure the owner's consent to such designation. If the Commission
is unable to personally contact such owner, it shall be sufficient to send a written
request for the consent to designation of such property by certified or registered
mail, return receipt requested, addressed to the owner of the property as shown on
the most recent records of the county Assessor at the address shown on such
records. Following such contact, if an owner does not consent to such designation
of the property within fifteen (15) days from the date of receipt of the request for
consent to designation, the Commission, upon the affirmative vote of at least five
(5) of its members may proceed by officially adopting a resolution stating that the
preliminary investigation by the Commission indicates that the described property
is eligible for designation as a landmark or landmark district and the reason the
Commission feels that it should proceed without the consent of the owner to such
designation and scheduling a public hearing by the Commission on the question
of designation, hereinafter called a designation hearing, at a specified time, date
and place and directing that the notice of hearing be given as described in § 14-22
below. If the owner consents in writing to such designation, the Commission,
upon the affirmative vote of a majority of the members present, may adopt a
resolution recommending to the City Council the designation of the landmark or
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landmark district without the necessity of notice and without the review by the
Department of Community Development and Neighborhood Services required by
§ 14-23 below. All applications submitted in accordance with this Section shall
include a description of the property proposed for designation and a detailed
outline of the reasons why such property should be designated and why the
boundaries of the property should be determined as described in the application.
The landmark designation process may be initiated by motion of the Commission
or upon application of the owner(s) of the property to be designated, or of any
three (3) or more residents of the City. All applications submitted in accordance
with this Section shall include a description of the property proposed for
designation and a detailed outline of the reasons why such property should be
designated and why the boundaries of the property should be determined as
described in the application. The Commission shall promptly determine whether
the site, structure, object or district meets the criteria of a landmark or landmark
district, and, if so, direct staff to investigate the benefits to the City of landmark
designation. If the owner is not the applicant, the Director shall contact the owner
or owners of such landmark or landmark district outlining the reasons and effects
of designation as a landmark and, if possible, shall secure the owner's consent to
such designation. If the Director is unable to personally contact such owner(s), it
shall be sufficient to send a written request for the consent to designation of such
property by certified or registered mail, return receipt requested, addressed to the
owner(s) as shown on the most recent records of the County Assessor at the
address shown on such records.
Sec. 14-22. Hearing process.
(a) If all owners of the property to be designated consent in writing to such
designation, the Commission, upon the affirmative vote of a majority of the
members present, may adopt a resolution recommending to the City Council the
designation of the landmark or landmark district without the necessity of notice or
hearing and without the review by the Department of Community Development
and Neighborhood Services required by § 14-24 below.
(b) If all owners of the property to be designated do not consent to designation
of the property within fifteen (15) days from the date of receipt of the request for
consent to designation, the Commission shall hold a hearing at a specified time,
date and place, following the giving of notice as described in § 14-23. The
purpose of said hearing shall be to determine whether to proceed with
consideration of the designation process without the consent of one (1) or more
owners of the property. Upon the affirmative vote of at least six (6) of its
members at the hearing, the Commission may adopt a resolution stating that the
preliminary investigation by the Commission indicates that the described property
is eligible for designation as a landmark or landmark district, and stating the
reason the Commission feels that it should further consider the possible
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designation of the property without the consent of the owner(s). The Commission
shall then schedule a second public hearing as described in Subsection (c).
(c) Upon determination by the Commission under Subsection (b) that it
should further consider the designation of the property, and following the giving
of notice as described in § 14-23, the Commission shall hold a second hearing. At
least six (6) members of the Commission must be present at such hearing. If at
least six (6) members are not present, the members present shall adjourn the
meeting to another date within two (2) weeks. If at least six (6) members are not
present at such adjourned meeting, the hearing shall be canceled and the
designation procedure terminated. If any hearing is continued, the time, date and
place of the continuation shall be established and announced to those present
when the current session is to be adjourned. Such information shall be promptly
forwarded, by regular mail, to the owners of record as established and addressed
pursuant to § 14-23.
(d) Reasonable opportunity shall be provided for all interested parties to
express their opinions at the foregoing hearings regarding the proposed
designation(s). However, nothing contained herein shall be construed to prevent
the Commission from establishing reasonable rules to govern the proceedings of
the hearings or from establishing reasonable limits on the length of individual
presentations. The hearings shall be recorded and minutes provided to each City
Councilmember. Written presentations, including the report of the Department of
Community Development and Neighborhood Services as described in § 14-24,
shall be included in the record of the hearing.
Sec. 14-223. Notice of hearing.
Notice of designationthe hearings referenced in § 14-22 shall be given as follows:
(1) Written notice of the time, date, place and subject of the hearing shall be
sent by registered or certified mail not less than thirty (30) days prior to the
hearing to all owners of record on the date of the resolution who own the real
property being proposed for designation as a landmark or landmark district. Such
notice shall be deemed delivered upon the passage of five (5) days from the
deposit of the notice in the mail.
(2) Signs indicating that recommendation for landmark designation is being
considered by the Commission shall be posted by the Commission for a period of
not less than fifteen (15) days immediately preceding the applicable hearing on all
property proposed for landmark designation and/or on the boundaries of all areas
proposed for landmark district designations. Such signs shall be prominently
displayed and easily readable from abutting public ways.
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(3) A legal notice indicating the nature of the hearings, the property involved
and the time, date and place of the scheduled public hearing shall be published in
a local newspaper of general circulation one (1) time at least fifteen (15) days
prior to the hearing.
(4) Written notice of the proposed landmark designation, including the
identification of the property, the basis for commencing with the designation
procedure and the time, date and place of the hearing, shall be given to the
Director not later than thirty (30) days prior to the hearing.
Sec. 14-234. Department of Community Development and Neighborhood
Services review.
(a) The Department of Community Development and Neighborhood Services
shall review the proposed designation with respect to:
(1) Its relationship to the zoning ordinance of the City and the
Comprehensive Plan of the City;
(2) The effect of the designation upon the surrounding neighborhood;
(3) Such other planning considerations as may be relevant.
(b) The Department of Community Development and Neighborhood Services
may recommend approval, rejection or modification of the proposed designation
and its recommendation shall contain a statement of the basis for the
recommendation. The recommendation shall be delivered to the Commission in
written form at or prior to the any hearing held under Subsection 14-22(c).
Sec. 14-25. Hearing.
(a) At least five (5) members of the Commission shall conduct the hearing. If
at least five (5) members are not present, the members present may adjourn the
meeting to another date within two (2) weeks. If at least five (5 members are not
present at such adjourned meeting, the hearing shall be canceled and the
designation procedure terminated. If any hearing is continued, the time, date and
place of the continuation shall be established and announced to those present
when the current session is to be adjourned. Such information shall be promptly
forwarded, by regular mail, to the owners of record as established and addressed
pursuant to § 14-22.
(b) Reasonable opportunity shall be provided for all interested parties to
express their opinions regarding the proposed designation or designations.
However, nothing contained herein shall be construed to prevent the Commission
from establishing reasonable rules to govern the proceedings of the hearings or
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from establishing reasonable limits on the length of individual presentations. The
hearings shall be recorded and minutes provided to each City Council member.
Written presentations, including the report of the Department of Community
Development and Neighborhood Services, shall be included in the record of the
hearing.
Sec. 14-265. Findings and recommendations of the Commission.
The Commission shall, act officially on each proposed designation within thirty-
five (35) days of the a hearing held under Subsection 14-22(c), adopt a
recommendation to the City Council regarding the application for designation.
The Commission may recommend modification of approve, reject or modify any
proposal, but no proposal may be extended beyond the boundaries of the land
described in the original resolutionapplication unless the initiation and hearing
procedures is are repeated for the enlarged boundaries. The Commission shall set
forth in its records the findings of fact whichthat constitute the basis for its
decisionrecommendation. If the Commission fails to act within the thirty-five-day
period, the designation shall be deemed to have been rejected and the designation
procedure shall thereby be terminated.
Sec. 14-276. Transmittal to City Council.
(a) Within fifteen (15) days after reaching its decision, the Commission shall
transmit to the City Council its recommendation on the designation of a landmark
or landmark district, including the description of the property involved and the
findings upon which the recommendation was based.
(b) If more than one (1) property is involved in the designation procedure, the
Commission may approve in part and terminate in partrecommend designation for
any or all of the properties involved. Each part shall then be treated as a separate
action. In no event may any property be added to the area described in the
initiation resolution without instituting a new designation procedure.
Sec. 14-287. City Council action.
Upon receipt of the recommendations transmitted by the Commission, the City
Council may by ordinance designate property as a landmark or landmark district.
Due consideration shall be given to the written view of owners of affected
property, and in its discretion the City Council may hold public hearings on any
proposed landmark or landmark district designation. If the City Council does not
so designate a property, then any pending application for a thepermit to alter or
demolish the structure on the property may be approved without the necessity of
compliance with Article IV of this Chapter.
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Sec. 14-298. Recording with County Clerk.
Within fifteen days of the effective date of an ordinance designating property as a
landmark or landmark district, the City shall record among the real estate records
of the County Clerk and Recorder either:
(1) A certified copy of the ordinance designating the specified property as a
landmark or landmark district; or
(2) A notice stating that the specified property has been designated as a
landmark or landmark district and citing the ordinance and the effective date of
the ordinance which made the designation effective. The notice may also contain
a brief summary of the effects of such designation as set forth in this Chapter.
Sec. 14-3029. Final notification to owner.
Within ten (10)fourteen (14) days after the recording of the ordinance or the
notice of designation of property as a landmark or landmark district, the secretary
of the CommissionDirector shall send to the owner of each property so designated
a letter outlining the reasons for such designation and the obligations and
restrictions created by such designation. Such letter shall also contain a request
that the owner or his or her successors or assigns notify the secretary of the
CommissionDirector prior to:
(1) Preparation of plans for the reconstruction or alteration of the
exterior of improvements located on such property;
(2) Preparation of plans for the construction, exterior alteration,
relocation or demolition of improvements on such property.
Sec. 14-2430. Interim control.
No building permit shall be issued by the Department of Community
Development and Neighborhood Services for the alteration, construction, exterior
alteration, relocation or demolition of a site, structure or object under
consideration for landmark designation or any site, structure or object within a
district under consideration for landmark district designation from the date of the
hearing of the Commission at which the Commission approves a motion directing
staff to investigate the benefits to the City of landmark designation under §14-21
until final disposition of the designation by the City Council unless such
alteration, construction, relocation or demolition is approved by a motion of the
Commission as not having an adverse effect on the property’s eligibility for
designation, or is authorized by resolution of the City Council as necessary for
public health, welfare or safety. In no event shall the delay in issuance of a
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building permit due to the provisions of this Section be for more than one hundred
eighty (180) days.
Sec. 14-31. Amendment or rescission of designation.
A landmark and landmark district designation may be amended or rescinded in
the same manner as the original designation was made.
Sec. 14-5832. Notification of state or national designation.
The Director shall promptly notify the Commission of any known national or state
designations which occur within the City.
Secs. 14-323 – 14-45. Reserved.
Section 3. That Article III of Chapter 14 of the Code of the City of Fort Collins is
hereby amended to read as follows:
ARTICLE III.
CONSTRUCTION, EXTERIOR ALTERATIONS, OR DEMOLITIONS AND
RELOCATIONSOF DESIGNATED HISTORIC RESOURCES
Sec. 14-46. Work requiring building permit.
(a) Except as provided in § 14-51, Aaction on an application for a building
permit, including any permit for the demolition of for a structure or object
designated as a landmark or located in a landmark district, shall be deferred by the
Director of Building and Zoning except as provided in § 14-52 until the
application is accompanied by a report of acceptability from the Commission for
the proposed work, when the proposed work involves any of the following:
(1) Alteration or reconstruction of or addition to the exterior of any
improvement which constitutes all or part of a landmark or landmark
district;
(2) Demolition or relocation exterior alteration of any improvement or
object which constitutes all or part of a landmark or landmark district;
(3) Construction or erection of or addition to any improvement upon
any land included in a landmark district.
(b) In order to obtain a report of acceptability, the applicant shall submit the
application for a building permit, including sketches, and plans. Such plans shall
include, without limitation, a plan of protection acceptable to the Commission
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showing how the applicant will ensure that no damage will occur to any historic
resources on or adjacent to the site, and other documents as required by the
Commission, to the Commission through the Director. All such applications shall
be reviewed by the Commission in two (2) phases to determine compliance with
this Chapter as follows:
(1) Conceptual review. Conceptual review is an opportunity for the
applicant to discuss requirements, standards, design issues and policies
that apply to landmarks or sites, structures and objects within a landmark
district. Problems can be identified and solved prior to final review of the
application. After review of the application by the Commission, the
Director shall furnish the applicant with written comments regarding the
conceptual review. Conceptual approvalreview of any proposed work may
be limited to certain portions of the work as deemed appropriate by the
Commission. Conceptual approvalreview does not guarantee final
approval of any proposed work. If, upon review of the proposed work, the
Commission determines that conceptual review is not necessary given the
absence of a significant impact on the landmark or landmark district
involved, it may be waived by the Commission, and the Commission may
then proceed to consider the proposed work on final review at the same
meeting.
(2) Final review and approval. If anEach application or parts thereof
is conceptually approvedreviewed, it shall be finally reviewed and
approved by the Commission at the same meeting as the Commission’s
conceptual review of the application, if any or at a subsequent meeting of
the Commission. During final review, the Commission shall consider the
application or parts thereof that have received conceptual approval and
any changes made by the applicant since conceptual review as set forth in
this Subsection.
Sec. 14-47. Work not requiring building permit; application for approval.
(a) Except as otherwise provided herein, no land surface within any real
property designated as a landmark or landmark district shall be changed and no
improvements shall be erected, removed, restored, demolished or altered,
including alterations of color, without prior written approval of the Commission.
No addition shall be made to any real property designated as a landmark or
landmark district in such a manner or of such a character as to change the exterior
appearance or exterior characteristics which change shall be visible from any
public street, park or other public place, without prior written approval of the
Commission.
(b) Any person desiring to remove, demolish, or in any way change the
exterior appearance or the exterior characteristics of improvements on real
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property designated as a landmark or in a landmark district or desiring to change
the land surface of any such real property, shall submit to the Commission an
application for approval and a specific statement of the work proposed, together
with such details as the Commission may require.
Sec. 14-48. Approval of proposed workReport of Acceptability.
(a) If upon receipt of an application for a building permitreport of
acceptability pursuant to § 14-46, or upon receipt of an application pursuant to §
14-47, the Commission finds that the proposed work is of a nature whichthat will
not erode the authenticity or destroy any distinctive exterior feature or
characteristic of the improvements or site and is compatible with the distinctive
characteristics of the landmark or landmark district and with the spirit and
purpose of this Chapter, the Commission shall advise the applicant in writing by
issuing a report of acceptability and shall affix its seal to the plans and
specifications for the approved work. In the case of an application for a building
permit,under § 14-46, upon receipt of the Commission's report of acceptability
and approved plans and specifications, the Director of Building and Zoning
shallmay proceed with the review of the application for a building permit. No
change whichthat would defeat the purpose of this Chapter shall be made in an
application for a building permit or the plans and specifications for the proposed
work approved by the Commission without resubmittal to the Commission and
approval of such changes in the same manner as the original application.
(b) In determining the decision to be made concerning the issuance of a report
of acceptability, the Commission shall consider the following criteria:
(1) The effect of the proposed work upon the general historical and/or
architectural character of the landmark or landmark district;
(2) The architectural style, arrangement, texture and materials of
existing and proposed improvements, and their relation to the landmark or
the sites, structures and objects in the district;
(3) The effects of the proposed work in creating, changing, obscuring
or destroying the exterior characteristics of the site, structure or object
upon which such work is to be done;
(4) The effect of the proposed work upon the protection, enhancement,
perpetuation and use of the landmark or landmark district;
(5) The extent to which the proposed work meets the standards of the
City and the United States Secretary of the Interior then in effect for the
preservation, reconstruction, restoration or rehabilitation of historic
resources.
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Sec. 14-48.549. Work not detrimental to historic, architectural or
cultural material; administrative process.
(a) Any work whichthat would otherwise qualify for consideration under the
procedures established in § 14-46 or 14-47 of this Article may, at the option of the
applicant and with the consent of the chair of the Commission, be considered
administratively by the Director. The Director may only consider, under the
authority of this Section, applications for approval of color selection from a
historically authentic palette of colors, signs, awning re-coverings and minor
exterior alterations changes to a landmark or a site, structure or object located in a
landmark district that would not remove, cover, alter or destroy any significant
historic, architectural or cultural material. The Director may, under the authority
of this Section, consider changes originally initiated by the applicant as well as
changes to plans previously approved by the Commission. Any application
submitted to the Director under the authority of this Section shall be in writing
and shall contain a specific statement of the work proposed, together with such
details as the Director may require.
(b) If, upon receipt of any such application, the Director finds that the
proposed work will not remove, cover, alter or destroy any significant historic,
architectural or cultural material and is compatible with the distinctive
characteristics of the landmark or landmark district and with the spirit and
purpose of this Chapter, and complies with all of the criteria for review
established in § 14-48(b) above, the Director shall render a written decision
approving the work, and shall affix his or her signature to the plans and
specifications for the approved work. The Director shall also promptly publish the
decision in a newspaper of general circulation in the City. In the case of an
application under § 14-46for a building permit, the Director of Building and
Zoning shall proceed with the review of the building permit application only upon
receipt of the Director's decision and approved plans and specifications. No
change shall be made in any such application for a building permit or in the plans
and specifications for work approved by the Director unless such changes are
submitted to and approved by the Director in the same manner as the original
application. The proposed work shall not be commenced until the Director has
issued the decision approving the work and a building permit (if applicable) has
been issued.
(c) Decisions of the Director made under the authority of this Section may be
appealed to the Commission by the applicant, provided that any such appeal shall
be set forth in writing and filed with the Director within fourteen (14) days of the
date of the Director's decision. The Commission shall schedule a date for hearing
the appeal before the Commission as expeditiously as possible. The Commission
shall provide the appellant with written notice of the date, time and place of the
hearing of the appeal, which notice shall be deposited in the U.S. Mail not less
than five (5) days prior to the date of the hearing, and shall also publish notice of
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the hearing in a newspaper of general circulation in the City not less than ten (10)
days prior to the date of the hearing. Any action taken in reliance upon the
decision of the Director shall be totally at the risk of the persons taking such
action until all appeal rights related to such decision have been exhausted, and the
City shall not be liable for any damages arising from any such action taken during
said period of time.
Sec. 14-49. Signs.
(a) Any person desiring to remove, demolish, erect, restore or alter any sign,
including alteration of color, on any real property designated as a landmark or in a
landmark district, shall submit to the Director an application for approval and a
specific statement of the work proposed, together with such details as the Director
may require.
(b) If, upon receipt of any such application, the Director finds that the
proposed work is of a nature which will not erode the authenticity or destroy any
distinctive exterior feature or characteristic of the improvements and is
compatible with the distinctive characteristics of the landmark or landmark
district and with the spirit and purpose of this Chapter, the Director shall advise
the applicant in writing by issuing a report of acceptability and shall affix his or
her signature to the plans and specifications for the approved work. In the case of
an application for a building permit, the Director of Building and Zoning shall
proceed with the review of the application only upon receipt of the Director's
report of acceptability and approved plans and specifications. No change shall be
made in any such application for a building permit or in the plans and
specifications for work approved by the Director unless such changes are
submitted to and approved by the Director in the same manner as the original
application.
(c) In deciding whether to issue a report of acceptability, the Director shall
consider the following criteria:
(1) The effect of the proposed sign upon the general historical and/or
architectural character of the landmark or landmark district.
(2) The design and construction, arrangement, texture and materials of
the proposed sign, its relation to the structure, site or object on which it
will be attached, and its relation to other improvements and signs within
the district.
(3) The effect of the proposed sign in obscuring, changing or
destroying the exterior characteristics of the structure, site or object upon
which it will be attached.
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(4) The effect of the proposed sign upon the protection, enhancement,
perpetuation and use of the landmark or landmark district.
(5) The recommendations of the adopted Design Guidelines for
Historic Old Town Fort Collins for sign proposals within The Old Town
Historic District, and the design guidelines for local landmarks outside
The Old Town Historic District adopted by the Commission on June 4,
1986.
(d) Decisions of the Director regarding the acceptability of applications for
the erection, removal, restoration, demolition or alteration of signs may be
appealed to the Commission, provided that any such appeal shall be set forth in
writing and filed with the Director within fourteen (14) days of the date of the
decision of the Director. The Director shall schedule a date for hearing the appeal
before the Commission as expeditiously as possible. The Director shall provide
the appellant written notice of the date, time and place of the hearing of the
appeal, which notice shall be deposited in the U.S. Mail not less than five (5) days
prior to the date of the hearing.
Sec. 14-50. Denial of building permit.
If the proposed work is not approved by the Commission, the Director of Building
and Zoning shall deny the application for the building permit and shall advise the
applicant. No reapplication shall be submitted pursuant to § 14-46 et seq., under
the original plans and specifications found unacceptable by the Commission
except upon a showing of changed circumstances sufficient to justify the
reapplication.
Sec. 14-51. Action of Commission on unacceptable proposed work.
(a) If the proposed work is not acceptable, the Commission, acting with all
due diligence, shall explore with the applicant all means for substantially
preserving the landmark site, structure or object, or landmark district which would
have been affected by the required permit. These investigations may include, by
way of example and not of limitation:
(1) Feasibility of modification of the plans;
(2) Feasibility of any alternative private use of the site, structure or
object which would substantially preserve the original character;
(3) Possibility of public acquisition for a public purpose of the site,
structure or object involved.
(b) If the Commission is unsuccessful in developing either alternate plans or
an appropriate public or private use for such site, structure or object, which are
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acceptable to the applicant, it shall notify the owner and the Director of Building
and Zoning in writing. No work, erection, construction, reconstruction or
alterations or demolitions of landmarks or sites, structures or objects in landmark
districts shall be allowed except upon approval of the Commission as provided in
this Chapter.
Sec. 14-521. Remedying of dangerous conditions.
In any case where the Director of Building and Zoning, the Poudre Fire Authority
or any other public authority having the powerproperly authorized public official
or employee, orders or directs the construction, reconstruction, alteration, repair,
relocation or demolition of any landmark improvementstructure that has been
designated as a Fort Collins or national landmark, or any structure located in a
Fort Collins or national landmark district, or any structure that has been
determined under this Chapter to be eligible for designation as a contributing
element of such district, for the purpose of remedying conditions determined by
that officer, department or authority to be imminently to constitute dangerous an
imminent threat to life, health or property, nothing contained herein shall be
construed as making it unlawful for any person to comply with such order. Any
such officer, department or authority shall take immediate steps to notify the
Commission of the proposed issuance of any such order or directive and may
include in such order or directive any timely received requirements or
recommendations of the Commission.
Sec. 14-54. Appeal of decisions.
Decisions of the Commission regarding the acceptability of applications for
building permits under § 14-46 or applications for approval of work not requiring
a building permit under § 14-47, or appeals of applications regarding signs under
§ 14-49, shall be considered final decisions within the meaning of § 2-46 et seq.;
and such decisions shall be subject to the right of appeal to the City Council as set
forth in § 2-46 et seq.
Sec. 14-55. Extension of time limits.
Any time limit set forth in this Chapter may be extended by mutual consent of the
Commission and the applicant, or the Commission, the Department of
Community Development and Neighborhood Services and the applicant,
whichever is applicable.
Sec. 14-562. Normal maintenance and repair.
Nothing in this Chapter shall be construed to prohibit the accomplishment of any
work on any landmark or in any landmark district which will neither change the
exterior appearance nor the exterior characteristics of improvements, nor the
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character or appearance of the land itself and which is considered necessary as a
part of normal maintenance and repair.
Sec. 14-573. Minimum maintenance requirements.
(a) All sites, structures or objects designated as landmarks and all sites,
structures or objects located within a landmark district shall be maintained in such
fashion as to meet the requirements of the International Property Maintenance
Code or the Uniform Code for Building Conservation, as adopted by the City. The
owner of such sites, structures or objects shall also keep in good repair all
structural elements thereof which, if not so maintained, may cause or tend to
cause the exterior portions of such sites, structures or objects to deteriorate, decay
or become damaged or otherwise to fall into a state of disrepair which would have
a detrimental effect upon the historic character of such sites, structures or objects
or the landmark districts, if any, in which they are situated.
(b) The Commission may request that the Director of Building and Zoning
require correction of defects or repairs to any sites, structures or objects regulated
by this Section.
Sec. 14-58. Notification of state or national designation.
The Director shall promptly notify the Commission of any known national or state
designations which occur within the City.
Sec. 14-594. Violations and penalties.
Any person violating any provision of this Chapter shall be subject to the penalty
provided in § 1-15. In case any improvement is erected, constructed,
reconstructed, altered, added to or demolished in violation of this Chapter, the
City or any proper person may institute an appropriate action or proceeding to
prevent such unlawful action. The imposition of any penalty hereunder shall not
preclude the City or any proper person from instituting any proper action or
proceeding to require compliance with the provisions of this Chapter and with
administrative orders and determinations made hereunder.
Sec. 14-6055. Severability.
It is hereby declared to be the legislative intent that the several provisions of this
Chapter shall be severable in accordance with the provisions set forth below:
(1) If any provision of this Chapter is declared to be invalid by a decision of
any court of competent jurisdiction, it is hereby declared to be the legislative
intent that the effect of such decision shall be limited to that provision which is
expressly stated in the decision to be invalid. Such decision shall not affect,
impair or nullify this Chapter as a whole or any other part, but the rest of this
Chapter shall continue in full force and effect;
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(2) If the application of any provision of this Chapter to any lot, structure or
other improvement or a tract of land is declared to be invalid by a decision of any
court of competent jurisdiction, it is hereby declared to be the legislative intent
that the effect of such decision shall be limited to that lot, structure or other
improvement or tract of land immediately involved in the controversy, action or
proceeding in which the judgment or decree of invalidity was rendered. Such
decision shall not affect, impair or nullify this Chapter as a whole or the
application of any provision to any other lot, structure or other improvement or
tract of land.
Secs. 14-6156 – 14-70. Reserved.
Section 4. That Article IV of Chapter 14 of the Code of the City of Fort
Collins is hereby amended to read as follows:
ARTICLE IV.
DEMOLITION OR RELOCATION EXTERIOR ALTERATION OF HISTORIC
STRUCTURES NOT DESIGNATED AS FORT COLLINS LANDMARKS OR
LOCATED IN A FORT COLLINS LANDMARK DISTRICT
Sec. 14-71. General.
(a) This Article shall not apply to any structure designated as a Fort Collins
landmark or located in a Fort Collins landmark district.
(b) With the exception of any structure found to pose an imminent threat
under Section 14-51 Section 109.1 of the International Property Maintenance
Code as adopted and amended by the City, or any structure designated as a Fort
Collins landmark or located in a Fort Collins landmark district, no structure (or
portion thereof) fifty (50) years of age or older whichthat meets one (1) or more
of the criteriastandards of eligibility contained in § 14-5 of this Code may be
demolished or its exterior altered nor shall any permit for such demolition or
alteration be issued unless the owner of such structure has complied with the
provisions of this Section and § 14-72 below. (This Article shall not apply to
interior demolition or alteration activities not visible from any public street, park
or other public place, or to demolition or alteration activities as they affect the
surface or subsurface of the ground, or any archeological impacts pertaining
thereto.)
Sec. 14-72. Procedures for review of applications for demolition or
exterior alteration.
(a) The owner of any structure governed by this Article shall make
application for City approval of the demolition or exterior alteration of such
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structure (or portion thereof) on forms prescribed by the City. Said application
shall be filed with the Director. Within fourteen (14) days of the filing of such
application, the Director and the chair of the Commission, (or a designated
member of the Commission appointed by the chair, who shall in this Section be
referred to as “designee’), shall determine if the proposed work constitutes a
demolition or a minor or major alteration of the exterior.
(b) If the Director and chair of the Commission (or designee) agree that the
proposed work is a minor alteration, then the application shall be approved, and
any such approval shall not be subject to appeal. If the work is determined to be a
demolition or major alteration, the Director and the chair of the Commission (or
designee) shall either refer the matter to the Commission or Design Review
Subcommittee pursuant to Subsection (c), or shall determine whether either
Paragraphs (1) or (2) are met:
(1) the structure (or portion thereof), is not eligible for individual
designation as a Fort Collins landmark, and the structure is not designated
on the National Register of Historic Places and/or State Registers of
Historic Places Properties, either individually or as a contributing element
of a National and/or State Register district; or
(2) both of the following conditions are met:
a. the structure (or portion thereof) is eligible for individual
designation as a Fort Collins landmark, or the structure is
designated on the National and/or State Registers of Historic
Places, either individually or as a contributing element of a
National and/or State Register district; and
b. the proposed demolition or exterior alteration of the
structure (or portion thereof), in the judgment of the Director and
the chair of the Commission (or designee), would not be
detrimental to the current level of eligibility of the remaining
structure, if any, adjacent properties, the surrounding neighborhood
and the National and/or State Register district in which the
structure is located, if any.
If the Director and chair of the Commission (or designee) so determine, then the
application shall be approved.
(c) If the application is not approved pursuant to Paragraphs (1) or (2), above,
the application shall be considered by the Commission pursuant to Subsection (f),
below, unless the Director or the chair of the Commission, with the consent of the
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applicant, refers the application to the Design Review Subcommittee of the
Commission. The decision to refer is not an appealable decision.
(d) If the application is referred to the Design Review Subcommittee, the
Director shall schedule a meeting on the application before the Design Review
Subcommittee as expeditiously as practical following receipt of the information
required under Subsection 14-46(b) and any other documents required by the
Design Review Subcommittee. At the meeting, the Design Review Subcommittee
shall explore with the applicant all means for substantially preserving the
eligibility of the structure which would be affected by the requested permit.
(1) In making a determination concerning the proposal, the
Subcommittee shall consider the following criteria:
a. the effect of the proposed work upon the general historical
and/or architectural character of the landmark or landmark district;
b. the architectural style, arrangement, texture and materials
of existing and proposed improvements, and their relation to the
landmark or the sites, structures and objects in the district;
c. the effects of the proposed work in creating, changing,
obscuring or destroying the exterior characteristics of the site,
structure or object upon which such work is to be done;
d. the effect of the proposed work upon the protection,
enhancement, perpetuation and use of the landmark or landmark
district; and
e. the extent to which the proposed work meets the standards
of the City and the United States Secretary of the Interior for the
preservation, reconstruction, restoration or rehabilitation of historic
resources.
(2) If the Design Review Subcommittee unanimously agrees on
alternative plans acceptable to the applicant, it shall provide the Director
with a written approval of such alternative plans, and any permit for the
project shall include such alternative plans.
(3) If the Design Review Subcommittee does not so agree, then the
application shall be referred to the Commission for review under § 14-
72(f).
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(e) Any determination made pursuant to Section 14-72(b) by the Director and
the chair of the Commission (or his or her designee) or made by the Design
Review Subcommittee pursuant to Section 14-72(d), may be appealed to the
Commission by any resident of the City or owner of property in the City. Such
appeal shall be set forth in writing and filed with the Director within fourteen (14)
days of the decision being appealed. The appeal shall include a Colorado Cultural
Resource Survey Architectural Inventory Form, prepared by an expert in historic
preservation acceptable to the Director and the applicant, with the cost of such
form to be paid by the appellant. Such form need not be filed with the appeal but
must be filed at least ten (10) days prior to the hearing of the appeal. The
Commission shall schedule a date for hearing the appeal before the Commission
as expeditiously as possible. Not less than ten (10) days prior to the date of the
hearing, the Commission shall provide the appellant with written notice of the
date, time and place of the hearing of the appeal, which notice shall be deposited
in the U.S. Mail, and shall publish in a newspaper of general circulation in the
City notice of the hearing. In addition, the Commission shall cause a sign to be
posted on or near the structure proposed for demolition or exterior alteration
stating that the building or structure is undergoing historic review. Said sign shall
be at least four (4) square feet in size, readable from a point of public access and
shall state that more information may be obtained from the Director.
(f) If a demolition or exterior alteration permit application has been referred
to the Commission under Subsection (c), then the application shall be processed
and considered in accordance with this Subsection.
(1) All applications under Section14-72(f) shall be accompanied by
the payment of a fee in the amount of two hundred fifty dollars ($250.) to
cover the costs of processing the request for demolition or exterior
alteration at the final hearing before the Commission and shall contain
such information as the Director reasonably believes is necessary for a full
and complete consideration of the request, which information shall
include, but need not be limited to:
a. A Colorado Cultural Resource Survey Architectural
Inventory Form prepared by an expert in historic
preservation, acceptable to the Director and the applicant,
with the cost of such form and report to be paid by the
applicant;
b. Detailed plans and specifications describing and depicting
the appearance of the site, structure or object that is the
subject of the application, in context, after the proposed
alteration or demolition;
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30
c. Evidence satisfactory to the Director that all administrative
and quasi judicial approvals necessary to accommodate the
proposed demolition or alteration have been obtained.
d. A plan of protection acceptable to the Commission showing
how the applicant will ensure that no damage will occur to
any historic resources on or adjacent to the site.
(2) The Director shall schedule a date for any hearing to be held by the
Commission under this Paragraph as expeditiously as possible and shall
provide the applicant with written notice of the date, time and place of the
hearing, which notice shall be deposited in the U.S. Mail not less than ten
(10) days prior to the date of the hearing, and shall publish in a newspaper
of general circulation in the City notice of the hearing not less than ten
(10) days prior to the date of the hearing.
(3) Not less than thirty (30) days prior to the hearing of the
Commission, the applicant shall:
a. Cause a sign to be posted on or near the structure proposed
for demolition or exterior alteration, stating that the building or
structure is undergoing historic review. Said sign shall be at least
four (4) square feet in size, readable from a point of public access
and shall state that more information may be obtained from the
Director.
b. Request that the City generate a list of owners of record of
all real property within a minimum of eight hundred (800) feet
(exclusive of public rights-of-way, public facilities, parks or public
open space) of the property lines of the parcel of land upon which
the structure is situated, which list shall be prepared from the
records of the County Assessor.
(4) Written notice of the hearing shall be mailed by the Director to all
persons named on the list generated under Paragraph (3)b. above. Said
mailing shall occur at least fourteen (14) days prior to the hearing date.
The applicant shall pay postage and handling costs as established by the
Director.
(5) The Commission shall approve the application (with or without
conditions) at the hearing or, in the alternative, it may postpone
consideration of the application for a period not to exceed forty-five (45)
days, in order to facilitate the gathering of additional information needed
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for the full and complete consideration of the request by the Commission,
which information may include the opinion of the staff regarding the
benefits to the City of landmark or landmark district designation of the
property in accordance with Article II of this Chapter. In the event that
the Commission has not made a final decision within said forty-five (45)
day period, then the Commission shall be deemed to have approved,
without condition, the proposed demolition or exterior alteration.
(6) Upon approval of the application by the Director or the
Commission, the owner may obtain a demolition or alteration permit and
may thereafter demolish or alter the structure (or portion thereof) in
compliance with all applicable laws, ordinances and regulations.
(7) The Commission may, as a condition of its approval of the
demolition or alteration of a structure (or portion thereof), require the
property owner to provide the City with such additional information as
will, in the opinion of the Commission, help to mitigate the loss to the City
caused by the demolition or exterior alteration of the structure (or portion
thereof). These conditions may include, but need not be limited to:
a. Comprehensive photographic documentation of such
structure, with prints and negatives;
b. Comprehensive historical, developmental, social, and/or
architectural documentation of the property and the neighborhood
containing the property; and/or
c. Any other mitigating solution agreed upon by the
Commission, the applicant, and any other applicable parties.
Sec. 14-73. Requirements and conditions for approval of demolition and
relocation.Notice defects.
Neither of the following shall affect the validity of any hearing or determination
made under the provisions of this Chapter:
(a) The fact that written notice, mailed as required under the provision of this
Chapter, was not actually received by one or more of the intended recipients.
(b) The fact that signage posted in compliance with the provisions of this
Chapter was subsequently damaged, stolen, or removed, either by natural causes
or by persons other than the person responsible for posting such signage or his or
her agents.
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(a) Upon approval of the application by the Director or the Commission, the
owner may obtain a demolition or relocation permit and may thereafter demolish
or relocate the structure (or portion thereof) in compliance with all applicable
laws, ordinances and regulations.
(b) The Commission may, as a condition of its approval of the demolition or
relocation of a structure (or portion thereof), require the property owner to
provide the City with such additional information which, in the opinion of the
Commission, will help to mitigate the loss to the City caused by the demolition or
relocation of the structure (or portion thereof). These conditions may include:
(1) Comprehensive photographic documentation of such structure,
with prints and negatives;
(2) Comprehensive historical, developmental, social, and/or
architectural documentation of the property and the neighborhood
containing the property; and/or
(3) Any other mitigating solution agreed upon by the Commission, the
applicant, and any other applicable parties.
(c) The Commission shall have the authority to enter into an agreement with
the owner of any structure (or portion thereof) proposed for demolition whereby
the city or certain designated third parties may enter upon the property upon
which such structure is situated, for the purpose of removing and taking
possession and ownership of any particular artifacts and other items of historic
interest or value, identified in such agreement.
Secs. 14-74 – 14-80. Reserved.
Section 5. That Article V of Chapter 14 of the Code of the City of Fort
Collins is hereby amended to read as follows:
ARTICLE V.
LANDMARK REHABILITATION LOAN PROGRAM
Sec. 14-81. Purpose.
The City Council hereby establishes a landmark rehabilitation loan program and
finds that the program promotes a valid public purpose of increasing the quality,
exterior integrity and permanence of the City's stock of historic landmarks for the
enjoyment and benefit of present and future generations of citizens of the City by
making available to the owners of designated Fort Collins landmarks or
contributing structures in designated Fort Collins landmark districts a source of
funding for exterior rehabilitation of such structures.
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33
Sec. 14-82. Establishment; funding.
The City Manager shall administer the program for awarding zero-interest loans
for the rehabilitation of Fort Collins landmark structures and/or contributing
structures in Fort Collins landmark districts. The City Manager may promulgate
procedural rules and regulations for the efficient administration of the program.
No such loan shall exceed the sum of seven thousand five hundred dollars
($7,500.) unless the City Council, by ordinance or resolution, authorizes a larger
loan. All loans shall be funded solely from those funds held by the City for
financial support of the program in the General Fund, and all loans shall be
expressly contingent upon the availability of sufficient funds to support the loan.
Loan recipients shall, as a condition of obtaining the loan, agree to repay the loan
in full upon sale or transfer of the property. All loan repayments shall be returned
to the landmark rehabilitation loan program.
Sec. 14-83. Criteria.
No landmark rehabilitation loan shall be awarded unless the following criteria and
requirements have been met:
(1) The subject structure must have been designated as a Fort Collins
landmark or be a contributing structure in a Fort Collins landmark district
pursuant to this Chapter before the landmark rehabilitation loan can be awarded.
(2) All loan recipients shall provide matching funds in an amount equal to or
greater than the amount of the loan.
(3) The matching funds provided by the loan recipient may be utilized only
for exterior rehabilitation of the subject property and/or the stabilization of the
structure, the rehabilitation of electrical, heating or plumbing systems, and/or the
rehabilitation or installation of fire sprinkling systems in commercial structures.
Neither the loan nor the matching funds shall be used for the installation of nor
rehabilitation of signage or interior rehabilitation or decoration, nor the
installation of building additions or the addition of architectural or decorative
elements which are not part of the landmarked structure.
(4) Loan funds may be expended only for rehabilitation of the exterior of a
designated Fort Collins landmark structure or contributing structure in a Fort
Collins landmark district. No interior improvements may be purchased utilizing
City loan funds.
(5) The standards and/or guidelines of the City and the United States
Secretary of the Interior for the preservation, reconstruction, restoration or
rehabilitation of historic resources then in effect shall serve as the standards by
which all rehabilitation work must be performed.
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(6) No loan funds shall be disbursed until after the recipient has completed the
work, the work has been physically inspected by the City and has been approved
by the City Manager and the loan recipient has documented the cost of the work
by submitting to the City copies of all bills, invoices, work orders and/or such
other documentation showing, to the satisfaction of the City, that the funds
requested are reasonable and are supported by actual proof of expense.
(7) Loan recipients shall, as a condition of the loan, prominently place a sign
upon the property being rehabilitated stating that such rehabilitation has been
funded, in part, through the City's landmark rehabilitation loan program.
(8) Property owners who have previously received loans shall be eligible for
subsequent loans.
(9) All rehabilitation work shall be completed within one (1) year from the
date upon which the loan was awarded; provided, however, that upon application
and a showing of good cause as to why the project cannot be timely completed,
the Commission may authorize an extension of up to one (1) additional year for
completion of the work.
(10) No landmark rehabilitation loan shall be awarded unless the Commission
(or in cases of loans exceeding the maximum amounts established herein, the City
Council) first determines that:
a. The applicant has demonstrated an effort to return the structure to
its original appearance;
b. It is in the best interests of the public welfare that the structure
proposed to be rehabilitated be preserved for future generations; and
c. The amount proposed to be spent on exterior rehabilitation is
reasonable under the circumstances.
(11) No landmark rehabilitation loan shall be awarded unless the loan recipient
has, as a condition of obtaining the loan, agreed to repay the loan in full upon sale
or transfer of the property.
Sec. 14-84. Reserved.
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35
Introduced, considered favorably on first reading, and ordered published this 1st
day of April, A.D. 2014, and to be presented for final passage on the 15th day of April,
A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
175
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ORDINANCE NO. 058, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 2-278 OF THE CODE OF THE
CITY OF FORT COLLINS PERTAINING TO THE FUNCTIONS OF THE
LANDMARK PRESERVATION COMMISSION
WHEREAS, the City Council has directed City staff to undertake a two-phase project to
consider improvements to the City’s historic preservation codes and processes to make these
codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second phase
of the work, which addresses City Council’s concerns regarding the readability of the codes,
increased flexibility in applying the codes, and better notice of the City’s historic review
processes and regulations to the purchasers of historic landmarked properties and properties that
are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed changes
as set forth below and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the changes set forth below are in the
best interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS that Section 2-278 of the Code of the City of Fort Collins is hereby amended to
read as follows:
Sec. 2-278. Functions.
(a) The Commission shall perform all duties relating to preservation of historic
landmarks as set out in Chapter 14, including the designation of sites, structures, objects
or districts as landmarks and the review and approval or rejection of plans for the
construction, alteration, demolition or relocation of any such site, structure, object or
district. Decisions of the Commission are final unless appealed to the City Council.
(b) The Commission shall also perform the following additional functions:
(1) To promote awareness and understanding of, and appreciation for, the
value of historic resource preservation in contributing to the quality of life in the
City, and actively encouraging property owners to voluntarily designate their
properties as historic landmarks;
(2) To advise the City Council and City staff with regard to the identification
and evaluation of historic resources within the Growth Management Area and
providing information regarding the significance of the resources, the nature and
degree of threat to their preservation, and methods for their protection;
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(3) To advise the City Council and City staff with regard to appropriate
policies, incentives and regulations for encouraging and/or requiring preservation
and rehabilitation of historic resources;
(4) To coordinate with the various other City boards, commissions and City
staff members whose actions may affect the preservation of historic resources in
the community; and
(5) To establish a committee of its members to provide advice and, if required
under Section 2.10.2(H) of the Land Use Code, written recommendations to the
owners of eligible historic properties, and of properties located near eligible
historic properties, regarding historically appropriate design and site planning for
additions, alterations and new construction in the City; provided, however, that
any members of such committee who provide such advice or recommendations to
property owners under this provision shall refrain from participating in any
subsequent decisions of the Commission related to such properties; and
(6) To provide advice and written recommendations to the appropriate
decision maker and/or administrative body regarding plans for properties
containing or adjacent to sites, structures, objects or districts that: (a) have been
determined to be individually eligible for local landmark designation or for
individual listing in the State or National Registers of Historic Places; (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
historic district or area.
(67) To perform such other duties and functions as may be provided by the
City Council by ordinance or resolution.
(c) In order to better perform the foregoing functions and to coordinate the activities
of the Commission with similar activities of other public and private agencies, members
of the Commission may be appointed, by majority vote of the Commission, to serve as
City representatives on the board of directors of the Historic Fort Collins Development
Corporation, the Poudre Landmark Foundation or such other privately funded nonprofit
corporations as the Commission may approve that are organized for the primary purpose
of furthering the preservation of the community's historic resources.
177
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Introduced, considered favorably on first reading, and ordered published this 1st day of
April, A.D. 2014, and to be presented for final passage on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
178
- 1 -
ORDINANCE NO. 059, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 3.4.7 OF THE LAND USE CODE
PERTAINING TO NEW CONSTRUCTION AS IT AFFECTS
HISTORIC AND CULTURAL RESOURCES
WHEREAS, the City Council has directed City staff to undertake a two-phase project to
consider improvements to the City’s historic preservation codes and processes to make these
codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second phase
of the work, which addresses City Council’s concerns regarding the readability of the codes,
increased flexibility in applying the codes, and better notice of the City’s historic review
processes and regulations to the purchasers of historic landmarked properties and properties that
are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed changes
set forth below and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the changes set forth below are in the
best interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS that Section 3.4.7 of the Land Use Code is hereby amended to read as follows:
3.4.7 Historic and Cultural Resources
(A) Purpose. This Section is intended to ensure that, to the maximum extent feasible:
(1) historic sites, structures or objects are preserved and incorporated into the
proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely
affect the integrity or significance of the historic property; and (2) new
construction is designed to respect the historic character of the site and any
historic properties in the surrounding neighborhood. This Section is intended to
protect designated or individually eligible historic sites, structures or objects as
well as sites, structures or objects in designated historic districts, whether on or
adjacent to the development site.
(B) General Standard. If the project contains a site, structure or object that (1) is
determined to be or potentially be individually eligible for local landmark
designation or for individual listing in the State Register of Historic Properties or
National 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
179
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provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical and
architectural value of any historic property that is: (a) preserved and adaptively
used on the development site; or (b) is located on property adjacent to the
development site and qualifies under (1), (2) or (3) above. New structures must be
compatible with the historic character of any such historic property, whether on
the development site or adjacent thereto.
(C) Determination of Landmark Eligibility. The determination of individual
eligibility or potential individual eligibility for local landmark designation will be
made in accordance with the applicable provisions of Chapter 14 of the City
Code, except that the determination of potential individual eligibility shall be
made by the Director and the finding of potential eligibility shall not constitute a
finding of eligibility under Section 14-21 or 14-72 of the City Code. A site,
structure or object may be determined to be or potentially be individually eligible
for local landmark designation if it meets one (1) or more of the criteria as
described in Section 14-5, "Standards for Designation of Sites, Structures, Objects
and Districts For Preservation” "Standards for determining the eligibility of sites,
structures, objects and districts for designation as Fort Collins Landmarks or
Landmark Districts" of the City Code. If a property is determined to be eligible
for designation, the applicant will provide a completed Colorado Cultural
Resource Survey Architectural Inventory Form for the property.
The determination of individual eligibility for the National or State Register of
Historic Places shall be according to the processes and procedures of the Colorado
Historical Society.
(D) Reuse, Renovation, Alterations and Additions.
(1) Original or historic materials and details, as well as distinctive form and
scale, that contribute to the historic significance of the structure or
neighborhood shall be preserved to the maximum extent feasible.
Rehabilitation work shall not destroy the distinguishing quality or
character of the structure or its environment.
(2) The rehabilitation of structures shall be in conformance with the Secretary
of the Interior’s "Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings" (available from the Director) or other
adopted design guidelines or standards.
(E) Relocation or Demolition. A site, structure or object that is determined to be or
potentially be individually eligible for local landmark designation or for
individual listing in the State or National Registers of Historic Places may be
relocated or demolished only if, in the opinion of the decision maker, the
applicant has, to the maximum extent feasible, attempted to preserve the site,
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structure or object in accordance with the standards of this Section, and the
preservation of the site, structure or object is not feasible.
(F) New Construction.
(1) To the maximum extent feasible, the height, setback and/or 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 buildingstructure 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 unless, 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/or 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. Structures at the ends of blocks shall be of a
similar height to structures in the adjoining blocks.
(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.
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Figure 6
Building Patterns
(3) The dominant building material of such existing historic structures
adjacent to or in the immediate vicinity of the proposed structure shall be
used as the primary material for new construction. Variety in materials can
be appropriate, but shall maintain the existing distribution of materials in
the same block.
(4) Visual and pedestrian connections between the site and neighborhood
focal points, such as a park, school or church, shall be preserved and
enhanced, to the maximum extent feasible.
(5) To the maximum extent feasible, existing historic and mature landscaping
shall be preserved and when additional street tree plantings are proposed,
the alignment and spacing of new trees shall match that of the existing
trees.
(6) In its consideration of the approval of plans for properties containing or
adjacent to sites, 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.
182
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Introduced, considered favorably on first reading, and ordered published this 1st day of
April, A.D. 2014, and to be presented for final passage on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
183
ORDINANCE NO. 058, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 2-278 OF THE CODE OF THE
CITY OF FORT COLLINS PERTAINING TO THE FUNCTIONS OF THE
LANDMARK PRESERVATION COMMISSION
WHEREAS, the City Council has directed City staff to undertake a two-phase project to
consider improvements to the City’s historic preservation codes and processes to make these
codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second phase
of the work, which addresses City Council’s concerns regarding the readability of the codes,
increased flexibility in applying the codes, and better notice of the City’s historic review
processes and regulations to the purchasers of historic landmarked properties and properties that
are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed changes
as set forth below and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the changes set forth below are in the
best interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS that Section 2-278 of the Code of the City of Fort Collins is hereby amended to
read as follows:
Sec. 2-278. Functions.
(a) The Commission shall perform all duties relating to preservation of historic
landmarks as set out in Chapter 14, including the designation of sites, structures, objects
or districts as landmarks and the review and approval or rejection of plans for the
construction, alteration, demolition or relocation of any such site, structure, object or
district. Decisions of the Commission are final unless appealed to the City Council.
(b) The Commission shall also perform the following additional functions:
(1) To promote awareness and understanding of, and appreciation for, the
value of historic resource preservation in contributing to the quality of life in the
City, and actively encouraging property owners to voluntarily designate their
properties as historic landmarks;
(2) To advise the City Council and City staff with regard to the identification
and evaluation of historic resources within the Growth Management Area and
providing information regarding the significance of the resources, the nature and
degree of threat to their preservation, and methods for their protection;
184
(3) To advise the City Council and City staff with regard to appropriate
policies, incentives and regulations for encouraging and/or requiring preservation
and rehabilitation of historic resources;
(4) To coordinate with the various other City boards, commissions and City
staff members whose actions may affect the preservation of historic resources in
the community; and
(5) To establish a committee of its members to provide advice and, if required
under Section 2.10.2(H) of the Land Use Code, written recommendations to the
owners of eligible historic properties, and of properties located near eligible
historic properties, regarding historically appropriate design and site planning for
additions, alterations and new construction in the City; provided, however, that
any members of such committee who provide such advice or recommendations to
property owners under this provision shall refrain from participating in any
subsequent decisions of the Commission related to such properties; and
(6) To provide advice and written recommendations to the appropriate
decision maker and/or administrative body regarding plans for properties
containing or adjacent to sites, structures, objects or districts that: (a) have been
determined to be individually eligible for local landmark designation or for
individual listing in the State or National Registers of Historic Places; (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
historic district or area.
(7) To perform such other duties and functions as may be provided by the
City Council by ordinance or resolution.
(c) In order to better perform the foregoing functions and to coordinate the activities
of the Commission with similar activities of other public and private agencies, members
of the Commission may be appointed, by majority vote of the Commission, to serve as
City representatives on the board of directors of the Historic Fort Collins Development
Corporation, the Poudre Landmark Foundation or such other privately funded nonprofit
corporations as the Commission may approve that are organized for the primary purpose
of furthering the preservation of the community's historic resources.
185
Introduced, considered favorably on first reading, and ordered published this 1st day of
April, A.D. 2014, and to be presented for final passage on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
186
ORDINANCE NO. 059, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 3.4.7 OF THE LAND USE CODE
PERTAINING TO NEW CONSTRUCTION AS IT AFFECTS
HISTORIC AND CULTURAL RESOURCES
WHEREAS, the City Council has directed City staff to undertake a two-phase project to
consider improvements to the City’s historic preservation codes and processes to make these
codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second phase
of the work, which addresses City Council’s concerns regarding the readability of the codes,
increased flexibility in applying the codes, and better notice of the City’s historic review
processes and regulations to the purchasers of historic landmarked properties and properties that
are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed changes
set forth below and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the changes set forth below are in the
best interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS that Section 3.4.7 of the Land Use Code is hereby amended to read as follows:
3.4.7 Historic and Cultural Resources
(A) Purpose. This Section is intended to ensure that, to the maximum extent feasible:
(1) historic sites, structures or objects are preserved and incorporated into the
proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely
affect the integrity or significance of the historic property; and (2) new
construction is designed to respect the historic character of the site and any
historic properties in the surrounding neighborhood. This Section is intended to
protect designated or individually eligible historic sites, structures or objects as
well as sites, structures or objects in designated historic districts, whether on or
adjacent to the development site.
(B) General Standard. If the project contains a site, structure or object that (1) is
determined to be or potentially be individually eligible for local landmark
designation or for individual listing in the State Register of Historic Properties or
National 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
187
provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical and
architectural value of any historic property that is: (a) preserved and adaptively
used on the development site; or (b) is located on property adjacent to the
development site and qualifies under (1), (2) or (3) above. New structures must be
compatible with the historic character of any such historic property, whether on
the development site or adjacent thereto.
(C) Determination of Landmark Eligibility. The determination of individual
eligibility or potential individual eligibility for local landmark designation will be
made in accordance with the applicable provisions of Chapter 14 of the City
Code, except that the determination of potential individual eligibility shall be
made by the Director and the finding of potential eligibility shall not constitute a
finding of eligibility under Section 14-21 or 14-72 of the City Code. A site,
structure or object may be determined to be or potentially be individually eligible
for local landmark designation if it meets one (1) or more of the criteria as
described in Section 14-5 "Standards for determining the eligibility of sites,
structures, objects and districts for designation as Fort Collins Landmarks or
Landmark Districts" of the City Code.
The determination of individual eligibility for the National or State Register of
Historic Places shall be according to the processes and procedures of the Colorado
Historical Society.
(D) Reuse, Renovation, Alterations and Additions.
(1) Original or historic materials and details, as well as distinctive form and
scale, that contribute to the historic significance of the structure or
neighborhood shall be preserved to the maximum extent feasible.
Rehabilitation work shall not destroy the distinguishing quality or
character of the structure or its environment.
(2) The rehabilitation of structures shall be in conformance with the Secretary
of the Interior’s "Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings" (available from the Director) or other
adopted design guidelines or standards.
(E) Demolition. A site, structure or object that is determined to be or potentially be
individually eligible for local landmark designation or for individual listing in the
State or National Registers of Historic Places may be demolished only if, in the
opinion of the decision maker, the applicant has, to the maximum extent feasible,
attempted to preserve the site, structure or object in accordance with the standards
of this Section, and the preservation of the site, structure or object is not feasible.
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(F) New Construction.
(1) To the maximum extent feasible, the height, setback and/or 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/or 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 new construction. Variety in materials can
be appropriate, but shall maintain the existing distribution of materials in
the same block.
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(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.
Introduced, considered favorably on first reading, and ordered published this 1st day of
April, A.D. 2014, and to be presented for final passage on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
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Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
191
ORDINANCE NO. 057, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 14 OF THE CODE OF THE CITY FORT COLLINS
REGARDING LANDMARK PRESERVATION
WHEREAS, the City Council has directed City staff to undertake a two-phase project to
consider improvements to the City’s historic preservation codes and processes to make these
codes and processes more transparent, predictable and effective; and
WHEREAS, City staff has prepared and presented to the City Council the second phase
of the work, which addresses City Council’s concerns regarding the readability of the codes,
increased flexibility in applying the codes, and better notice of the City’s historic review
processes and regulations to the purchasers of historic landmarked properties and properties that
are eligible to become landmarks; and
WHEREAS, the Landmark Preservation Commission has reviewed the proposed changes
and has recommended the same to the City Council; and
WHEREAS, the City Council has determined that the proposed changes are in the best
interests of the citizens of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That Article I of Chapter 14 of the Code of the City of Fort Collins is
hereby amended to read as follows:
ARTICLE I.
IN GENERAL
Sec. 14-1. Definitions.
The following words, terms and phrases, when used in this Chapter, shall have the
meanings ascribed to them in this Section:
Adverse effect shall mean that a project or undertaking may alter, directly or indirectly,
any of the characteristics that qualify a property for designation, either individually or as
a contributing element of a district, in a manner that would diminish the property's
exterior integrity. Adverse effects may include reasonably foreseeable effects caused by
the undertaking that may occur later in time, be removed in distance, or be cumulative.
Alteration shall mean any act or process, including relocation, which changes one (1) or
more of the physical characteristics of a designated site, structure, object, or district or a
site, structure, object or district eligible for designation.
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Characteristics shall mean the visible and tangible attributes of a site, structure, object or
district, including, but not limited to, the architectural design, style, general arrangement
and components of all the outer surfaces of a site, object, structure or improvement,
including, but not limited to, the color, texture, materials, type and style of all windows,
doors, lights, signs and other fixtures appurtenant to said site, object, structure or
improvement.
Commission shall mean the Landmark Preservation Commission created in § 2-276.
Compatible shall mean the characteristics of different uses or activities or design which
allow them to be located near or adjacent to each other in harmony. Some elements
affecting compatibility include height, scale, mass and bulk of structures. Other
characteristics include pedestrian or vehicular traffic, circulation, access and parking
impacts. Other important characteristics that affect compatibility are landscaping,
lighting, noise, odor and architecture. Compatibility does not mean "the same as." Rather,
compatibility refers to the sensitivity of development proposals in maintaining the
character of existing development.
Construction shall mean the erection of any on-site improvements on any parcel of
ground located within a designated or eligible district or on a designated or eligible site,
whether the site is presently improved or unimproved, or the erection of a new structure
on such property.
Context shall mean the totality of interrelated conditions in which a site, structure, object
or district exists. The context of an area is the sum of the existing buildings and spaces,
and the pattern of physical development in the area. It can also be a measurement of the
scarcity or profusion of a particular resource type.
Contributing shall mean a site, structure or object eligible for designation, or formally
designated, that has significance and that retains enough exterior integrity to contribute to
the character of a district even though its exterior may have been altered.
Demolition shall mean any act or process that destroys in its entirety an eligible or
designated site, structure or object, or a site, structure or object within an eligible or
designated district.
Determination of eligibility shall mean a decision by the Director and the chair of the
Commission, or the Commission, that a site, structure, object or district meets one (1) or
more of the standards for designation as a Fort Collins landmark, which determination
shall be valid for five (5) years. The determination of eligibility for the National and/or
State Register of Historic Places shall be according to the processes and procedures of the
Colorado Historical Society.
Director shall mean the Director of Community Development and Neighborhood
Services or his or her designee.
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District shall mean a geographically definable area possessing a significant
concentration, linkage, or continuity of sites, structures, or objects and their surrounding
environs united by past events or aesthetically by plan or physical development. A district
may also comprise individual elements separated geographically but linked by association or
history.
Eligibility shall mean a resource’s ability to meet one (1) or more of the standards for
designation as a Fort Collins landmark, or the criteria for designation on the National
Register of Historic Places and/or State Register of Historic Properties. There are three
(3) levels of eligibility for Fort Collins landmark designation: individual, contributing to
a district, and noncontributing/not eligible.
Improvement shall mean any building, structure, place, work of art or other object
constituting a physical betterment of real property or any part of such betterment,
including improvements on public property.
Individual landmark shall mean a site, structure or object eligible for designation, or that
has been formally designated, that has significance and exterior integrity. The property
may have minor exterior alterations as long as such alterations have not substantially
compromised the site’s, structure’s or object’s exterior integrity.
Landmark or landmark district shall mean any site, structure, object or improvement and
its surrounding environs or a group of sites, structures, objects or improvements or both
and their surrounding environs:
(1) Which has a special character or special historic or aesthetic interest or value as
part of the development, heritage or cultural characteristics of the City, State or Nation;
or
(2) Wherein any event of major historic significance with a measurable effect upon
society took place; or
(3) Which is closely identified with a person or group of persons who have had some
measurable influence on society; or
(4) Wherein the broad cultural, political, economic or social heritage of the
community is exemplified; or
(5) Which faithfully portrays the environment of a group of people in an era of
history characterized by a distinctive architectural style or which embodies those
distinguishing characteristics of an architectural-type specimen or which is the work of an
architect or master builder whose individual work has influenced the development of the
City; or
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(6) Which, because of being a part of or related to a square, park or other distinctive
area, should be developed or preserved according to a plan based upon a historic, cultural
or architectural significance; or
(7) Which, due to unique location or singular physical characteristic, represents an
established, familiar and significant visual feature of the neighborhood, community or
City; or
(8) Officially designated as a Fort Collins landmark or Fort Collins landmark district
pursuant to the provisions of this Chapter; or
(9) Officially designated as a state or national landmark or landmark district.
Major alteration shall mean work that has the potential to substantially affect more than
one (1) aspect of exterior integrity.
Minor alteration shall mean work that has the potential to substantially affect no more
than one (1) aspect of exterior integrity.
Noncontributing/not eligible shall mean a site, structure or object that does not possess
sufficient significance and/or exterior integrity for designation, and is considered
noncontributing to a district, or not eligible to be designated as an individual landmark.
Object shall mean a material thing of functional, aesthetic, cultural, historical or scientific
value that may be, by nature or design, movable.
Owner shall mean the owner of fee simple title as shown in the records of the County
Assessor.
Repair and maintenance shall mean work done on a site, structure or object in order to
correct any deterioration, decay or damage to any part thereof in order to restore the same
as nearly as practical to its condition prior to such deterioration, decay or damage.
Resource shall mean any site, structure or object that is part of or constitutes a property.
Significant structure shall mean a house, commercial/industrial building, barn, stable,
granary, carriage house, chicken house or similar structure.
Site shall mean the location of a significant event, a prehistoric or historic occupation or
activity, or a structure or object whether standing, ruined, or vanished, where the location
itself maintains historical or archeological value regardless of the value of any existing
structure.
Structure shall mean that which is built or constructed, an edifice or building of any kind
or any piece of work artificially built up or composed of parts joined together in some
definite manner.
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Sec. 14-2. Declaration of policy.
(a) It is hereby declared as a matter of public policy that the protection, enhancement
and perpetuation of sites, structures, objects and districts of historical, architectural or
geographic significance, located within the City, are a public necessity and are required
in the interest of the prosperity, civic pride and general welfare of the people.
(b) It is the opinion of the City Council that the economic, cultural and aesthetic
standing of this City cannot be maintained or enhanced by disregarding the historical,
architectural and geographical heritage of the City and by ignoring the destruction or
defacement of such cultural assets.
Sec. 14-3. Purpose.
The purposes of this Section are to:
(1) Designate, preserve, protect, enhance and perpetuate those sites, structures,
objects and districts which reflect outstanding elements of the City's cultural, artistic,
social, economic, political, architectural, historic or other heritage;
(2) Foster civic pride in the beauty and accomplishments of the past;
(3) Stabilize or improve aesthetic and economic vitality and values of such sites,
structures, objects and districts;
(4) Protect and enhance the City's attraction to tourists and visitors;
(5) Promote the use of outstanding historical or architectural sites, structures, objects
and districts for the education, stimulation and welfare of the people of the City;
(6) Promote good urban design;
(7) Promote and encourage continued private ownership and utilization of such sites,
structures, objects or districts now so owned and used, to the extent that the objectives
listed above can be attained under such a policy.
Sec. 14-4. Staff.
The staff of the Commission shall consist of a secretary and such other staff as may be
authorized by the City. The secretary shall be the custodian of the records of the
Commission, shall handle official correspondence and shall generally supervise the
clerical and technical work of the Commission. The Director shall act as secretary and
staff liaison to the Commission.
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Sec. 14-5. Standards for determining the eligibility of sites, structures, objects
and districts for designation as Fort Collins Landmarks or Landmark
Districts.
Properties eligible for designation must possess both significance and exterior integrity.
In making a determination of eligibility, the context of the area surrounding the property
shall be considered.
(1) Significance is the importance of a site, structure, object or district to the
history, architecture, archeology, engineering, or culture of our community, state
or nation. Significance is achieved through meeting one or more of four standards
recognized by the U.S. Department of Interior, National Park Service. These
standards define how properties are significant for their association with events or
persons, in design or construction, or for their information potential.
(2) Standards for determining significance:
a. Events. Properties may be determined to be significant if they are
associated with events that have made a recognizable contribution to the
broad patterns of the history of the community, state or nation. A
property can be associated with either (or both) of two types of events:
1. A specific event marking an important moment in Fort
Collins prehistory or history; and/or
2. A pattern of events or a historic trend that made a
recognizable contribution to the development of the community,
state, or nation.
b. Persons/Groups. Properties may be determined to be significant if
they are associated with the lives of persons or groups of persons
recognizable in the history of the community, state or nation whose
specific contributions to that history can be identified and documented.
c. Design/Construction. Properties may be determined to be
significant if they embody the identifiable characteristics of a type, period,
or method of construction; represent the work of a craftsman or architect
whose work is distinguishable from others by its characteristic style and
quality; possess high artistic values or design concepts; or are part of a
recognizable and distinguishable group of properties. This standard
applies to such disciplines as formal and vernacular architecture,
landscape architecture, engineering, and artwork, by either an individual
or a group. A property can be significant not only for the way it was
originally constructed or crafted, but also for the way it was adapted at a
later period, or for the way it illustrates changing tastes, attitudes, and/or
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uses over a period of time. Examples are residential buildings which
represent the socio-economic classes within a community, but which
frequently are vernacular in nature and do not have high artistic values.
d. Information potential. Properties may be determined to be
significant if they have yielded, or may be likely to yield, information
important in prehistory or history.
(3) Exterior integrity is the ability of a site, structure, object or district to be able to
convey its significance. The exterior integrity of a resource is based on the degree to
which it retains all or some of seven (7) aspects or qualities established by the U.S.
Department of Interior, National Park Service: location, design, setting, materials,
workmanship, feeling, and association. All seven (7) qualities do not need to be present
for a site, structure, object or district to be eligible as long as the overall sense of past
time and place is evident.
(4) Standards for determining exterior integrity:
a. Location is the place where the historic property was constructed or the
place where the historic event occurred.
b. Design is the combination of elements that create the form, plan space,
structure, and style of a property.
c. Setting is the physical environment of a historic property. Whereas
location refers to the specific place where a property was built or an event
occurred, setting refers to the character of the place. It involves how, not just
where, the property is situated and its relationship to the surrounding features and
open space.
d. Materials are the physical elements that form a historic property.
e. Workmanship is the physical evidence of the crafts of a particular culture
or people during any given period in history or prehistory. It is the evidence of
artisans’ labor and skill in constructing or altering a building, structure, or site.
f. Feeling is a property’s expression of the aesthetic or historic sense of a
particular period or time. It results from the presence of physical features that,
taken together, convey the property’s historic character.
g. Association is the direct link between an important historic event or person
and a historic property. A property retains association if it is the place where the
event or activity occurred and is sufficiently intact to convey that relationship to
an observer. Like feeling, association requires the presence of physical features
that convey a property’s historic character.
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(5) Context. The area required for evaluating a resource’s context is dependent on the
type and location of the resource. A house located in the middle of a residential block
could be evaluated in the context of the buildings on both sides of the block, while a
house located on a corner may require a different contextual area. Upon the submittal of
an application necessitating a determination of eligibility for designation as a Fort Collins
Landmark or Landmark District, the Director and/or the chair of the Commission shall
determine the minimum area required for evaluating context, and such information,
including photographs and other documents, as required for the determination.
Sec. 14-6. Process for determining the eligibility of sites, structures, objects and
districts for designation as Fort Collins Landmarks or Landmark
Districts.
(a) Application. An application for determining the eligibility of a site, structure,
object or district for designation as a Fort Collins Landmark or Landmark District may be
made by any resident of the City or owner of property in the City on forms prescribed by
the City. Said application shall be filed with the Director. Within fifteen (15) days of the
filing of such application, the Director and the chair of the Commission (or a designated
member of the Commission appointed by the chair) shall determine the site, structure,
object or district's current level of eligibility (individual, contributing or not eligible) for
designation as a Fort Collins landmark based on the information contained in the
application and information provided by the staff of the City or others, which
determination shall be valid for five (5) years. The Director shall promptly publish the
determination in a newspaper of general circulation in the City, and cause a sign to be
posted on or near the structure stating that the building or structure is undergoing historic
review. Said sign shall be at least four (4) square feet in size, readable from a point of
public access and shall state that more information may be obtained from the Director.
(b) Appeal of determination. Any determination made by the Director and the chair of
the Commission, or his or her designee, regarding the structure’s level of eligibility may
be appealed to the Commission by any resident of the City or owner of property in the
City. Such appeal shall be set forth in writing and filed with the Director within fourteen
(14) days of the date of the Director's determination. The appeal shall include a Colorado
Cultural Resource Survey Architectural Inventory Form, prepared by an expert in historic
preservation acceptable to the Director and the applicant, with the cost of such form to be
paid by the appellant. Such form need not be filed with the appeal but must be filed at
least ten (10) days prior to the hearing of the appeal. The Director shall schedule a date
for hearing the appeal before the Commission as expeditiously as possible. Not less than
ten (10) days prior to the date of the hearing, the Director shall provide the appellant with
written notice of the date, time and place of the hearing of the appeal, which notice shall
be deposited in the U.S. Mail, and shall publish notice of the hearing in a newspaper of
general circulation in the City. In addition, the Director shall cause a sign to be posted on
or near the structure stating that the building or structure is undergoing historic review.
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Said sign shall be at least four (4) square feet in size, be readable from a point of public
access, and state that more information may be obtained from the Director.
Sec. 14-7. Waiver of conditions.
(a) Upon a showing of substantial hardship or to protect against an arbitrary result,
and following notice as provided in § 14-25, the Commission may waive such conditions
and requirements as are set forth in this Chapter provided the Commission finds that the
spirit and purpose of the Chapter are not significantly eroded and that the requested
waiver meets one or both of the following criteria:
(1) The requested waiver is the minimum necessary to accommodate exceptional
physical conditions or other extraordinary and exceptional situations unique to the
affected property, which may include, but are not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, and such difficulties or hardship are
not caused by the act or omission of the applicant; and/or
(2) The requested wavier as submitted will not diverge from the conditions and
requirements of this Chapter except in nominal and inconsequential ways, and will
continue to advance the purposes of this Chapter.
(b) Any finding made under Paragraph (1) or (2) above shall be supported by specific
findings showing how the proposal, as submitted, meets the requirements and criteria of
said Paragraph (1) or (2).
Sec. 14-8. Offenses against historic property.
(a) Except as may be authorized pursuant to this Chapter 14 or the provisions of the
Land Use Code, no person shall damage, deface, or destroy any site, structure or object
that is designated as a Fort Collins, state or national historic landmark or that is a
contributing structure to any Fort Collins or national landmark district, or that is
undergoing any of the processes provided for in this Chapter 14.
(b) Except in response to a bona fide determination of imminent threat under § 14-51,
no person shall deviate from or fail to comply with any approved plan of protection for
any historic resource that is required under this Chapter 14 or the Land Use Code.
Sec. 14-9. Appeal of decisions.
Final decisions of the Commission shall be subject to the right of appeal to the City
Council as set forth in § 2-46 et seq. unless otherwise provided. Any action taken in
reliance upon any decision of the Commission that is subject to appeal under the
provisions of this Chapter shall be at the sole risk of the person(s) taking such action, and
the City shall not be liable for any damages arising from any such action taken during
said period of time.
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Sec. 14-10. Severability.
It is hereby declared to be the legislative intent of the City Council that the provisions of
this Chapter shall be severable in accordance with the provisions set forth below:
(1) If any provision of this Chapter is declared to be invalid by a decision of any court
of competent jurisdiction, the effect of such judicial decision shall be limited to that
provision which is expressly stated in the decision to be invalid. Such decision shall not
affect, impair or nullify this Chapter as a whole or any other part, and the rest of this
Chapter shall continue in full force and effect.
(2) If the application of any provision of this Chapter to any lot, structure or other
improvement or a tract of land is declared to be invalid by a decision of any court of
competent jurisdiction, the effect of such judicial decision shall be limited to that lot,
structure or other improvement or tract of land immediately involved in the controversy,
action or proceeding in which the judgment or decree of invalidity was rendered. Such
decision shall not affect, impair or nullify this Chapter as a whole or the application of
any provision to any other lot, structure or other improvement or tract of land.
Secs. 14-11 – 14-20. Reserved
Section 2. That Article II of Chapter 14 of the Code of the City of Fort Collins is
hereby repealed and reenacted to read as follows:
ARTICLE II.
DESIGNATION PROCEDURE
Sec. 14-21. Initiation of designation procedure.
The landmark designation process may be initiated by motion of the Commission
or upon application of the owner(s) of the property to be designated, or of any three (3) or
more residents of the City. All applications submitted in accordance with this Section
shall include a description of the property proposed for designation and a detailed outline
of the reasons why such property should be designated and why the boundaries of the
property should be determined as described in the application. The Commission shall
promptly determine whether the site, structure, object or district meets the criteria of a
landmark or landmark district, and, if so, direct staff to investigate the benefits to the City
of landmark designation. If the owner is not the applicant, the Director shall contact the
owner or owners of such landmark or landmark district outlining the reasons and effects
of designation as a landmark and, if possible, shall secure the owner's consent to such
designation. If the Director is unable to personally contact such owner(s), it shall be
sufficient to send a written request for the consent to designation of such property by
certified or registered mail, return receipt requested, addressed to the owner(s) as shown
on the most recent records of the County Assessor at the address shown on such records.
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Sec. 14-22. Hearing process.
(a) If all owners of the property to be designated consent in writing to such
designation, the Commission, upon the affirmative vote of a majority of the members
present, may adopt a resolution recommending to the City Council the designation of the
landmark or landmark district without the necessity of notice or hearing and without the
review by the Department of Community Development and Neighborhood Services
required by § 14-24 below.
(b) If all owners of the property to be designated do not consent to designation of the
property within fifteen (15) days from the date of receipt of the request for consent to
designation, the Commission shall hold a hearing at a specified time, date and place,
following the giving of notice as described in § 14-23. The purpose of said hearing shall
be to determine whether to proceed with consideration of the designation process without
the consent of one (1) or more owners of the property. Upon the affirmative vote of at
least six (6) of its members at the hearing, the Commission may adopt a resolution stating
that the preliminary investigation by the Commission indicates that the described
property is eligible for designation as a landmark or landmark district, and stating the
reason the Commission feels that it should further consider the possible designation of
the property without the consent of the owner(s). The Commission shall then schedule a
second public hearing as described in Subsection (c).
(c) Upon determination by the Commission under Subsection (b) that it should
further consider the designation of the property, and following the giving of notice as
described in § 14-23, the Commission shall hold a second hearing. At least six (6)
members of the Commission must be present at such hearing. If at least six (6) members
are not present, the members present shall adjourn the meeting to another date within two
(2) weeks. If at least six (6) members are not present at such adjourned meeting, the
hearing shall be canceled and the designation procedure terminated. If any hearing is
continued, the time, date and place of the continuation shall be established and
announced to those present when the current session is to be adjourned. Such information
shall be promptly forwarded, by regular mail, to the owners of record as established and
addressed pursuant to § 14-23.
(d) Reasonable opportunity shall be provided for all interested parties to express their
opinions at the foregoing hearings regarding the proposed designation(s). However,
nothing contained herein shall be construed to prevent the Commission from establishing
reasonable rules to govern the proceedings of the hearings or from establishing
reasonable limits on the length of individual presentations. The hearings shall be recorded
and minutes provided to each City Councilmember. Written presentations, including the
report of the Department of Community Development and Neighborhood Services as
described in § 14-24, shall be included in the record of the hearing.
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Sec. 14-23. Notice of hearing.
Notice of the hearings referenced in § 14-22 shall be given as follows:
(1) Written notice of the time, date, place and subject of the hearing shall be sent by
registered or certified mail not less than thirty (30) days prior to the hearing to all owners
of record on the date of the resolution who own the real property being proposed for
designation as a landmark or landmark district. Such notice shall be deemed delivered
upon the passage of five (5) days from the deposit of the notice in the mail.
(2) Signs indicating that landmark designation is being considered by the
Commission shall be posted by the Commission for a period of not less than fifteen (15)
days immediately preceding the applicable hearing on all property proposed for landmark
designation and/or on the boundaries of all areas proposed for landmark district
designations. Such signs shall be prominently displayed and easily readable from abutting
public ways.
(3) A legal notice indicating the nature of the hearings, the property involved and the
time, date and place of the scheduled public hearing shall be published in a local
newspaper of general circulation one (1) time at least fifteen (15) days prior to the
hearing.
(4) Written notice of the proposed landmark designation, including the identification
of the property, the basis for commencing with the designation procedure and the time,
date and place of the hearing, shall be given to the Director not later than thirty (30) days
prior to the hearing.
Sec. 14-24. Department of Community Development and Neighborhood Services
review.
(a) The Department of Community Development and Neighborhood Services shall
review the proposed designation with respect to:
(1) Its relationship to the zoning ordinance of the City and the Comprehensive
Plan of the City;
(2) The effect of the designation upon the surrounding neighborhood;
(3) Such other planning considerations as may be relevant.
(b) The Department of Community Development and Neighborhood Services may
recommend approval, rejection or modification of the proposed designation and its
recommendation shall contain a statement of the basis for the recommendation. The
recommendation shall be delivered to the Commission in written form at or prior to any
hearing held under Subsection 14-22(c).
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Sec. 14-25. Findings and recommendations of the Commission.
The Commission shall, within thirty-five (35) days of a hearing held under Subsection
14-22(c), adopt a recommendation to the City Council regarding the application for
designation. The Commission may recommend modification of any proposal, but no
proposal may be extended beyond the boundaries of the land described in the original
application unless the initiation and hearing procedures are repeated for the enlarged
boundaries. The Commission shall set forth in its records the findings of fact that
constitute the basis for its recommendation.
Sec. 14-26. Transmittal to City Council.
(a) Within fifteen (15) days after reaching its decision, the Commission shall transmit
to the City Council its recommendation on the designation of a landmark or landmark
district, including the description of the property involved and the findings upon which
the recommendation was based.
(b) If more than one (1) property is involved in the designation procedure, the
Commission may recommend designation for any or all of the properties involved. In no
event may any property be added to the area described in the initiation resolution without
instituting a new designation procedure.
Sec. 14-27. City Council action.
Upon receipt of the recommendations transmitted by the Commission, the City Council
may by ordinance designate property as a landmark or landmark district. Due
consideration shall be given to the written view of owners of affected property, and in its
discretion the City Council may hold public hearings on any proposed landmark or
landmark district designation. If the City Council does not so designate a property, then
any pending application for a permit to alter or demolish the structure on the property
may be approved without the necessity of compliance with Article IV of this Chapter.
Sec. 14-28. Recording with County Clerk.
Within fifteen days of the effective date of an ordinance designating property as a
landmark or landmark district, the City shall record among the real estate records of the
County Clerk and Recorder either:
(1) A certified copy of the ordinance designating the specified property as a landmark
or landmark district; or
(2) A notice stating that the specified property has been designated as a landmark or
landmark district and citing the ordinance and the effective date of the ordinance which
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made the designation effective. The notice may also contain a brief summary of the
effects of such designation as set forth in this Chapter.
Sec. 14-29. Final notification to owner.
Within fourteen (14) days after the recording of the ordinance or the notice of designation
of property as a landmark or landmark district, the Director shall send to the owner of
each property so designated a letter outlining the reasons for such designation and the
obligations and restrictions created by such designation. Such letter shall also contain a
request that the owner or his or her successors or assigns notify the Director prior to:
(1) Preparation of plans for the reconstruction or alteration of the exterior of
improvements located on such property;
(2) Preparation of plans for the construction, exterior alteration, or demolition
of improvements on such property.
Sec. 14-30. Interim control.
No building permit shall be issued by the Department of Community Development and
Neighborhood Services for the construction, alteration, or demolition of a site, structure
or object under consideration for landmark designation or any site, structure or object
within a district under consideration for landmark district designation from the date of the
hearing of the Commission at which the Commission approves a motion directing staff to
investigate the benefits to the City of landmark designation under §14-21 until final
disposition of the designation by the City Council unless such alteration, construction, or
demolition is approved by a motion of the Commission as not having an adverse effect on
the property’s eligibility for designation, or is authorized by resolution of the City
Council as necessary for public health, welfare or safety. In no event shall the delay in
issuance of a building permit due to the provisions of this Section be for more than one
hundred eighty (180) days.
Sec. 14-31. Amendment or rescission of designation.
A landmark and landmark district designation may be amended or rescinded in the same
manner as the original designation was made.
Sec. 14-32. Notification of state or national designation.
The Director shall promptly notify the Commission of any known national or state
designations which occur within the City.
Secs. 14-33 – 14-45. Reserved.
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Section 3. That Article III of Chapter 14 of the Code of the City of Fort Collins is
hereby amended to read as follows:
ARTICLE III.
CONSTRUCTION, ALTERATION, OR DEMOLITION OF DESIGNATED
HISTORIC RESOURCES
Sec. 14-46. Work requiring building permit.
(a) Except as provided in § 14-51, action on an application for a building permit for a
structure or object designated as a landmark or located in a landmark district shall be
deferred by the Director until the application is accompanied by a report of acceptability
from the Commission for the proposed work, when the proposed work involves any of
the following:
(1) Alteration or reconstruction of or addition to the exterior of any
improvement which constitutes all or part of a landmark or landmark district;
(2) Demolition or alteration of any improvement or object which constitutes
all or part of a landmark or landmark district;
(3) Construction or erection of or addition to any improvement upon any land
included in a landmark district.
(b) In order to obtain a report of acceptability, the applicant shall submit the
application for a building permit, including sketches and plans. Such plans shall include,
without limitation, a plan of protection acceptable to the Commission showing how the
applicant will ensure that no damage will occur to any historic resources on or adjacent to
the site, and other documents as required by the Commission, to the Commission through
the Director. All such applications shall be reviewed by the Commission in two (2)
phases to determine compliance with this Chapter as follows:
(1) Conceptual review. Conceptual review is an opportunity for the applicant
to discuss requirements, standards, design issues and policies that apply to
landmarks or sites, structures and objects within a landmark district. Problems can
be identified and solved prior to final review of the application. Conceptual
review of any proposed work may be limited to certain portions of the work as
deemed appropriate by the Commission. If, upon review of the proposed work,
the Commission determines that conceptual review is not necessary given the
absence of a significant impact on the landmark or landmark district involved, it
may be waived by the Commission, and the Commission may then proceed to
consider the proposed work on final review at the same meeting.
(2) Final review and approval. Each application shall be finally reviewed and
approved by the Commission at the same meeting as the Commission’s
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conceptual review of the application, if any or at a subsequent meeting of the
Commission. During final review, the Commission shall consider the application
and any changes made by the applicant since conceptual review as set forth in this
Subsection.
Sec. 14-47. Work not requiring building permit; application for approval.
(a) Except as otherwise provided herein, no land surface within any real property
designated as a landmark or landmark district shall be changed and no improvements
shall be erected, removed, restored, demolished or altered, including alterations of color,
without prior written approval of the Commission. No addition shall be made to any real
property designated as a landmark or landmark district in such a manner or of such a
character as to change the exterior appearance or exterior characteristics which change
shall be visible from any public street, park or other public place, without prior written
approval of the Commission.
(b) Any person desiring to remove, demolish, or in any way change the exterior
appearance or the exterior characteristics of improvements on real property designated as
a landmark or in a landmark district or desiring to change the land surface of any such
real property, shall submit to the Commission an application for approval and a specific
statement of the work proposed, together with such details as the Commission may
require.
Sec. 14-48. Report of Acceptability.
(a) If upon receipt of an application for a report of acceptability pursuant to § 14-46,
or upon receipt of an application pursuant to § 14-47, the Commission finds that the
proposed work is of a nature that will not erode the authenticity or destroy any distinctive
exterior feature or characteristic of the improvements or site and is compatible with the
distinctive characteristics of the landmark or landmark district and with the spirit and
purpose of this Chapter, the Commission shall advise the applicant in writing by issuing a
report of acceptability. In the case of an application under § 14-46, upon receipt of the
Commission's report of acceptability and approved plans and specifications, the Director
may proceed with the review of the application for a building permit. No change that
would defeat the purpose of this Chapter shall be made in an application for a building
permit or the plans and specifications for the proposed work approved by the
Commission without resubmittal to the Commission and approval of such changes in the
same manner as the original application.
(b) In determining the decision to be made concerning the issuance of a report of
acceptability, the Commission shall consider the following criteria:
(1) The effect of the proposed work upon the general historical and/or
architectural character of the landmark or landmark district;
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(2) The architectural style, arrangement, texture and materials of existing and
proposed improvements, and their relation to the landmark or the sites, structures
and objects in the district;
(3) The effects of the proposed work in creating, changing, obscuring or
destroying the exterior characteristics of the site, structure or object upon which
such work is to be done;
(4) The effect of the proposed work upon the protection, enhancement,
perpetuation and use of the landmark or landmark district;
(5) The extent to which the proposed work meets the standards of the City and
the United States Secretary of the Interior for the preservation, reconstruction,
restoration or rehabilitation of historic resources.
Sec. 14-49. Work not detrimental to historic, architectural or cultural material;
administrative process.
(a) Any work that would otherwise qualify for consideration under the procedures
established in § 14-46 or 14-47 of this Article may, at the option of the applicant and with
the consent of the chair of the Commission, be considered administratively by the
Director. The Director may consider, under the authority of this Section, applications for
approval of color selection from a historically authentic palette of colors, signs, awning
re-coverings and minor exterior alterations to a landmark or a site, structure or object
located in a landmark district. The Director may, under the authority of this Section,
consider changes originally initiated by the applicant as well as changes to plans
previously approved by the Commission. Any application submitted to the Director under
the authority of this Section shall be in writing and shall contain a specific statement of
the work proposed, together with such details as the Director may require.
(b) If, upon receipt of any such application, the Director finds that the proposed work
is compatible with the distinctive characteristics of the landmark or landmark district and
with the spirit and purpose of this Chapter, and complies with all of the criteria for review
established in § 14-48(b) above, the Director shall render a written decision approving the
work. In the case of an application under § 14-46, the Director shall proceed with the
review of the building permit application only upon receipt of the Director's decision and
approved plans and specifications. No change shall be made in any such application for a
building permit or in the plans and specifications for work approved by the Director
unless such changes are submitted to and approved by the Director in the same manner as
the original application. The proposed work shall not be commenced until the Director
has issued the decision approving the work and a building permit (if applicable) has been
issued.
(c) Decisions of the Director made under the authority of this Section may be
appealed to the Commission by the applicant, provided that any such appeal shall be set
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forth in writing and filed with the Director within fourteen (14) days of the date of the
Director's decision. The Commission shall schedule a date for hearing the appeal before
the Commission as expeditiously as possible. The Commission shall provide the
appellant with written notice of the date, time and place of the hearing of the appeal,
which notice shall be deposited in the U.S. Mail not less than five (5) days prior to the
date of the hearing, and shall also publish notice of the hearing in a newspaper of general
circulation in the City not less than ten (10) days prior to the date of the hearing. Any
action taken in reliance upon the decision of the Director shall be totally at the risk of the
persons taking such action until all appeal rights related to such decision have been
exhausted, and the City shall not be liable for any damages arising from any such action
taken during said period of time.
Sec. 14-50. Denial of building permit.
If the proposed work is not approved by the Commission, the Director shall deny the
application for the building permit and shall advise the applicant. No reapplication shall
be submitted pursuant to § 14-46 et seq., under the original plans and specifications found
unacceptable by the Commission except upon a showing of changed circumstances
sufficient to justify the reapplication.
Sec. 14-51. Remedying of dangerous conditions.
In any case where a properly authorized public official or employee orders the demolition
of any structure that has been designated as a Fort Collins or national landmark, or any
structure located in a Fort Collins or national landmark district, for the purpose of
remedying conditions determined by that officer or employee to constitute an imminent
threat to life, health or property, nothing contained herein shall be construed as making it
unlawful for any person to comply with such order. Such officer or employee shall take
immediate steps to notify the Commission of the proposed issuance of such order and
may include in the order any timely received requirements or recommendations of the
Commission. In the event that such officer or employee has determined that the structure
in question is capable of being made safe by repairs and need not be demolished, the
structure shall be repaired or demolished only in accordance with the provisions of this
Article.
Sec. 14-52. Normal maintenance and repair.
Nothing in this Chapter shall be construed to prohibit the accomplishment of any work on
any landmark or in any landmark district which will neither change the exterior
appearance nor the exterior characteristics of improvements, nor the character or
appearance of the land itself and which is considered necessary as a part of normal
maintenance and repair.
Sec. 14-53. Minimum maintenance requirements.
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(a) All sites, structures or objects designated as landmarks and all sites, structures or
objects located within a landmark district shall be maintained in such fashion as to meet
the requirements of the International Property Maintenance Code or the Uniform Code
for Building Conservation, as adopted by the City. The owner of such sites, structures or
objects shall also keep in good repair all structural elements thereof which, if not so
maintained, may cause or tend to cause the exterior portions of such sites, structures or
objects to deteriorate, decay or become damaged or otherwise to fall into a state of
disrepair which would have a detrimental effect upon the historic character of such sites,
structures or objects or the landmark districts, if any, in which they are situated.
(b) The Commission may request that the Director require correction of defects or
repairs to any sites, structures or objects regulated by this Section.
Sec. 14-54. Violations and penalties.
Any person violating any provision of this Chapter shall be subject to the penalty
provided in § 1-15. In case any improvement is erected, constructed, reconstructed,
altered, added to or demolished in violation of this Chapter, the City or any proper person
may institute an appropriate action or proceeding to prevent such unlawful action. The
imposition of any penalty hereunder shall not preclude the City or any proper person
from instituting any proper action or proceeding to require compliance with the
provisions of this Chapter and with administrative orders and determinations made
hereunder.
Sec. 14-55. Severability.
It is hereby declared to be the legislative intent that the several provisions of this Chapter
shall be severable in accordance with the provisions set forth below:
(1) If any provision of this Chapter is declared to be invalid by a decision of any court
of competent jurisdiction, it is hereby declared to be the legislative intent that the effect
of such decision shall be limited to that provision which is expressly stated in the
decision to be invalid. Such decision shall not affect, impair or nullify this Chapter as a
whole or any other part, but the rest of this Chapter shall continue in full force and effect;
(2) If the application of any provision of this Chapter to any lot, structure or other
improvement or a tract of land is declared to be invalid by a decision of any court of
competent jurisdiction, it is hereby declared to be the legislative intent that the effect of
such decision shall be limited to that lot, structure or other improvement or tract of land
immediately involved in the controversy, action or proceeding in which the judgment or
decree of invalidity was rendered. Such decision shall not affect, impair or nullify this
Chapter as a whole or the application of any provision to any other lot, structure or other
improvement or tract of land.
Secs. 14-56 – 14-70. Reserved.
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Section 4. That Article IV of Chapter 14 of the Code of the City of Fort Collins is
hereby amended to read as follows:
ARTICLE IV.
DEMOLITION OR ALTERATION OF HISTORIC STRUCTURES NOT DESIGNATED
AS FORT COLLINS LANDMARKS OR LOCATED IN A FORT COLLINS
LANDMARK DISTRICT
Sec. 14-71. General.
(a) This Article shall not apply to any structure designated as a Fort Collins landmark
or located in a Fort Collins landmark district.
(b) With the exception of any structure found to pose an imminent threat under
Section 14-51 as adopted and amended by the City, no structure (or portion thereof) fifty
(50) years of age or older that meets one (1) or more of the standards of eligibility
contained in § 14-5 of this Code may be demolished or altered nor shall any permit for
such demolition or alteration be issued unless the owner of such structure has complied
with the provisions of this Section and § 14-72 below. This Article shall not apply to
interior demolition or alteration activities not visible from any public street, park or other
public place, or to demolition or alteration activities as they affect the surface or
subsurface of the ground, or any archeological impacts pertaining thereto.
Sec. 14-72. Procedures for review of applications for demolition or exterior
alteration.
(a) The owner of any structure governed by this Article shall make application for
City approval of the demolition or exterior alteration of such structure (or portion thereof)
on forms prescribed by the City. Said application shall be filed with the Director. Within
fourteen (14) days of the filing of such application, the Director and the chair of the
Commission, (or a designated member of the Commission appointed by the chair, who
shall in this Section be referred to as “designee’), shall determine if the proposed work
constitutes a demolition or a minor or major alteration of the exterior.
(b) If the Director and chair of the Commission (or designee) agree that the proposed
work is a minor alteration, then the application shall be approved, and any such approval
shall not be subject to appeal. If the work is determined to be a demolition or major
alteration, the Director and the chair of the Commission (or designee) shall either refer
the matter to the Commission or Design Review Subcommittee pursuant to Subsection
(c), or shall determine whether either Paragraphs (1) or (2) are met:
(1) the structure (or portion thereof), is not eligible for individual designation
as a Fort Collins landmark, and the structure is not designated on the National
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Register of Historic Places and/or State Registers of Historic Places Properties,
either individually or as a contributing element of a National and/or State Register
district; or
(2) both of the following conditions are met:
a. the structure (or portion thereof) is eligible for individual
designation as a Fort Collins landmark, or the structure is designated on
the National and/or State Registers of Historic Places, either individually
or as a contributing element of a National and/or State Register district;
and
b. the proposed demolition or exterior alteration of the structure (or
portion thereof), in the judgment of the Director and the chair of the
Commission (or designee), would not be detrimental to the current level of
eligibility of the remaining structure, if any, adjacent properties, the
surrounding neighborhood and the National and/or State Register district
in which the structure is located, if any.
If the Director and chair of the Commission (or designee) so determine, then the
application shall be approved.
(c) If the application is not approved pursuant to Paragraphs (1) or (2), above, the
application shall be considered by the Commission pursuant to Subsection (f), below,
unless the Director or the chair of the Commission, with the consent of the applicant,
refers the application to the Design Review Subcommittee of the Commission. The
decision to refer is not an appealable decision.
(d) If the application is referred to the Design Review Subcommittee, the Director
shall schedule a meeting on the application before the Design Review Subcommittee as
expeditiously as practical following receipt of the information required under Subsection
14-46(b) and any other documents required by the Design Review Subcommittee. At the
meeting, the Design Review Subcommittee shall explore with the applicant all means for
substantially preserving the eligibility of the structure which would be affected by the
requested permit.
(1) In making a determination concerning the proposal, the Subcommittee
shall consider the following criteria:
a. the effect of the proposed work upon the general historical and/or
architectural character of the landmark or landmark district;
b. the architectural style, arrangement, texture and materials of
existing and proposed improvements, and their relation to the landmark or
the sites, structures and objects in the district;
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c. the effects of the proposed work in creating, changing, obscuring
or destroying the exterior characteristics of the site, structure or object
upon which such work is to be done;
d. the effect of the proposed work upon the protection, enhancement,
perpetuation and use of the landmark or landmark district; and
e. the extent to which the proposed work meets the standards of the
City and the United States Secretary of the Interior for the preservation,
reconstruction, restoration or rehabilitation of historic resources.
(2) If the Design Review Subcommittee unanimously agrees on alternative
plans acceptable to the applicant, it shall provide the Director with a written
approval of such alternative plans, and any permit for the project shall include
such alternative plans.
(3) If the Design Review Subcommittee does not so agree, then the
application shall be referred to the Commission for review under § 14-72(f).
(e) Any determination made pursuant to Section 14-72(b) by the Director and the
chair of the Commission (or his or her designee) or made by the Design Review
Subcommittee pursuant to Section 14-72(d), may be appealed to the Commission by any
resident of the City or owner of property in the City. Such appeal shall be set forth in
writing and filed with the Director within fourteen (14) days of the decision being
appealed. The appeal shall include a Colorado Cultural Resource Survey Architectural
Inventory Form, prepared by an expert in historic preservation acceptable to the Director
and the applicant, with the cost of such form to be paid by the appellant. Such form need
not be filed with the appeal but must be filed at least ten (10) days prior to the hearing of
the appeal. The Commission shall schedule a date for hearing the appeal before the
Commission as expeditiously as possible. Not less than ten (10) days prior to the date of
the hearing, the Commission shall provide the appellant with written notice of the date,
time and place of the hearing of the appeal, which notice shall be deposited in the U.S.
Mail, and shall publish in a newspaper of general circulation in the City notice of the
hearing. In addition, the Commission shall cause a sign to be posted on or near the
structure proposed for demolition or exterior alteration stating that the building or
structure is undergoing historic review. Said sign shall be at least four (4) square feet in
size, readable from a point of public access and shall state that more information may be
obtained from the Director.
(f) If a demolition or exterior alteration permit application has been referred to the
Commission under Subsection (c), then the application shall be processed and considered
in accordance with this Subsection.
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(1) All applications under Section14-72(f) shall be accompanied by the
payment of a fee in the amount of two hundred fifty dollars ($250.) to cover the
costs of processing the request for demolition or exterior alteration at the final
hearing before the Commission and shall contain such information as the Director
reasonably believes is necessary for a full and complete consideration of the
request, which information shall include, but need not be limited to:
a. A Colorado Cultural Resource Survey Architectural Inventory
Form prepared by an expert in historic preservation, acceptable to
the Director and the applicant, with the cost of such form and
report to be paid by the applicant;
b. Detailed plans and specifications describing and depicting the
appearance of the site, structure or object that is the subject of the
application, in context, after the proposed alteration or demolition;
c. Evidence satisfactory to the Director that all administrative and
quasi judicial approvals necessary to accommodate the proposed
demolition or alteration have been obtained.
d. A plan of protection acceptable to the Commission showing how
the applicant will ensure that no damage will occur to any historic
resources on or adjacent to the site.
(2) The Director shall schedule a date for any hearing to be held by the
Commission under this Paragraph as expeditiously as possible and shall provide
the applicant with written notice of the date, time and place of the hearing, which
notice shall be deposited in the U.S. Mail not less than ten (10) days prior to the
date of the hearing, and shall publish in a newspaper of general circulation in the
City notice of the hearing not less than ten (10) days prior to the date of the
hearing.
(3) Not less than thirty (30) days prior to the hearing of the Commission, the
applicant shall:
a. Cause a sign to be posted on or near the structure proposed for
demolition or exterior alteration, stating that the building or structure is
undergoing historic review. Said sign shall be at least four (4) square feet
in size, readable from a point of public access and shall state that more
information may be obtained from the Director.
b. Request that the City generate a list of owners of record of all real
property within a minimum of eight hundred (800) feet (exclusive of
public rights-of-way, public facilities, parks or public open space) of the
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property lines of the parcel of land upon which the structure is situated,
which list shall be prepared from the records of the County Assessor.
(4) Written notice of the hearing shall be mailed by the Director to all persons
named on the list generated under Paragraph (3)b. above. Said mailing shall occur
at least fourteen (14) days prior to the hearing date. The applicant shall pay
postage and handling costs as established by the Director.
(5) The Commission shall approve the application (with or without
conditions) at the hearing or, in the alternative, it may postpone consideration of
the application for a period not to exceed forty-five (45) days, in order to facilitate
the gathering of additional information needed for the full and complete
consideration of the request by the Commission, which information may include
the opinion of the staff regarding the benefits to the City of landmark or landmark
district designation of the property in accordance with Article II of this Chapter.
In the event that the Commission has not made a final decision within said forty-
five (45) day period, then the Commission shall be deemed to have approved,
without condition, the proposed demolition or exterior alteration.
(6) Upon approval of the application by the Director or the Commission, the
owner may obtain a demolition or alteration permit and may thereafter demolish
or alter the structure (or portion thereof) in compliance with all applicable laws,
ordinances and regulations.
(7) The Commission may, as a condition of its approval of the demolition or
alteration of a structure (or portion thereof), require the property owner to provide
the City with such additional information as will, in the opinion of the
Commission, help to mitigate the loss to the City caused by the demolition or
exterior alteration of the structure (or portion thereof). These conditions may
include, but need not be limited to:
a. Comprehensive photographic documentation of such structure,
with prints and negatives;
b. Comprehensive historical, developmental, social, and/or
architectural documentation of the property and the neighborhood
containing the property; and/or
c. Any other mitigating solution agreed upon by the Commission, the
applicant, and any other applicable parties.
Sec. 14-73. Remedying of dangerous conditions.
In any case where a properly authorized public official or employee orders the demolition
of any structure that has been determined under this Chapter to be eligible for designation
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as a contributing element of a Fort Collins or national landmark district, or any structure
located in a Fort Collins or national landmark district, for the purpose of remedying
conditions determined by that officer or employee to constitute an imminent threat to life,
health or property, nothing contained herein shall be construed as making it unlawful for
any person to comply with such order. Such officer or employee shall take immediate
steps to notify the Commission of the proposed issuance of such order and may include in
the order any timely received requirements or recommendations of the Commission. In
the event that such officer or employee has determined that the structure in question is
capable of being made safe by repairs and need not be demolished, the structure shall be
repaired or demolished only in accordance with the provisions of this Article.
Sec. 14-74. Notice defects.
Neither of the following shall affect the validity of any hearing or determination made
under the provisions of this Chapter:
(a) The fact that written notice, mailed as required under the provision of this
Chapter, was not actually received by one or more of the intended recipients.
(b) The fact that signage posted in compliance with the provisions of this Chapter
was subsequently damaged, stolen, or removed, either by natural causes or by persons
other than the person responsible for posting such signage or his or her agents.
Secs. 14-75 – 14-80. Reserved.
Section 5. That Article V of Chapter 14 of the Code of the City of Fort Collins is
hereby amended to read as follows:
ARTICLE V.
LANDMARK REHABILITATION LOAN PROGRAM
Sec. 14-81. Purpose.
The City Council hereby establishes a landmark rehabilitation loan program and finds
that the program promotes a valid public purpose of increasing the quality, exterior
integrity and permanence of the City's stock of historic landmarks for the enjoyment and
benefit of present and future generations of citizens of the City by making available to the
owners of designated Fort Collins landmarks or contributing structures in designated Fort
Collins landmark districts a source of funding for exterior rehabilitation of such
structures.
Sec. 14-82. Establishment; funding.
The City Manager shall administer the program for awarding zero-interest loans for the
rehabilitation of Fort Collins landmark structures and/or contributing structures in Fort
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Collins landmark districts. The City Manager may promulgate procedural rules and
regulations for the efficient administration of the program. No such loan shall exceed the
sum of seven thousand five hundred dollars ($7,500.) unless the City Council, by
ordinance or resolution, authorizes a larger loan. All loans shall be funded solely from
those funds held by the City for financial support of the program in the General Fund,
and all loans shall be expressly contingent upon the availability of sufficient funds to
support the loan. Loan recipients shall, as a condition of obtaining the loan, agree to
repay the loan in full upon sale or transfer of the property. All loan repayments shall be
returned to the landmark rehabilitation loan program.
Sec. 14-83. Criteria.
No landmark rehabilitation loan shall be awarded unless the following criteria and
requirements have been met:
(1) The subject structure must have been designated as a Fort Collins landmark or be
a contributing structure in a Fort Collins landmark district pursuant to this Chapter before
the landmark rehabilitation loan can be awarded.
(2) All loan recipients shall provide matching funds in an amount equal to or greater
than the amount of the loan.
(3) The matching funds provided by the loan recipient may be utilized only for
exterior rehabilitation of the subject property and/or the stabilization of the structure, the
rehabilitation of electrical, heating or plumbing systems, and/or the rehabilitation or
installation of fire sprinkling systems in commercial structures. Neither the loan nor the
matching funds shall be used for the installation of nor rehabilitation of signage or
interior rehabilitation or decoration, nor the installation of building additions or the
addition of architectural or decorative elements which are not part of the landmarked
structure.
(4) Loan funds may be expended only for rehabilitation of the exterior of a
designated Fort Collins landmark structure or contributing structure in a Fort Collins
landmark district. No interior improvements may be purchased utilizing City loan funds.
(5) The standards and/or guidelines of the City and the United States Secretary of the
Interior for the preservation, reconstruction, restoration or rehabilitation of historic
resources then in effect shall serve as the standards by which all rehabilitation work must
be performed.
(6) No loan funds shall be disbursed until after the recipient has completed the work,
the work has been physically inspected by the City and has been approved by the City
Manager and the loan recipient has documented the cost of the work by submitting to the
City copies of all bills, invoices, work orders and/or such other documentation showing,
to the satisfaction of the City, that the funds requested are reasonable and are supported
by actual proof of expense.
217
(7) Loan recipients shall, as a condition of the loan, prominently place a sign upon the
property being rehabilitated stating that such rehabilitation has been funded, in part,
through the City's landmark rehabilitation loan program.
(8) Property owners who have previously received loans shall be eligible for
subsequent loans.
(9) All rehabilitation work shall be completed within one (1) year from the date upon
which the loan was awarded; provided, however, that upon application and a showing of
good cause as to why the project cannot be timely completed, the Commission may
authorize an extension of up to one (1) additional year for completion of the work.
(10) No landmark rehabilitation loan shall be awarded unless the Commission (or in
cases of loans exceeding the maximum amounts established herein, the City Council)
first determines that:
a. The applicant has demonstrated an effort to return the structure to its
original appearance;
b. It is in the best interests of the public welfare that the structure proposed to
be rehabilitated be preserved for future generations; and
c. The amount proposed to be spent on exterior rehabilitation is reasonable
under the circumstances.
(11) No landmark rehabilitation loan shall be awarded unless the loan recipient has, as
a condition of obtaining the loan, agreed to repay the loan in full upon sale or transfer of
the property.
Sec. 14-84. Reserved.
Introduced, considered favorably on first reading, and ordered published this 1st day of
April, A.D. 2014, and to be presented for final passage on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
218
Passed and adopted on final reading on the 15th day of April, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
219
4
101
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.
97
and another for the roof is preferred.
› Using one to three accent colors for trim
elements is also preferred.
89
building areas.
› Minimize structural impacts when installing
turbines.
74
walls, ceilings and foundations, rather than replac-
ing windows.
72
sulation, weatherization improvements and landscaping
should be employed.
Step 5: Add Energy-Generating Technologies
Sensitively.
The flexibility of many historic structures allows for
the respectful integration of energy efficient tech-
nologies. Energy-generating technologies are the most
commonly known strategies. However, the efficiency
of a historic structure will often be great enough that
generation technologies aren’t the most practical solu-
tions. Utilize strategies to reduce energy consumption
prior to undertaking an energy generation project.
71
ing structure.
Appropriate addition to the front of a one-story
non-contributing structure.
4
4
70
4
Preserve an older
addition that has
achieved historic
significance in its
own right.
Design an addition or secondary structure to be subordinate to
the historic building.
69
http://www.nps.gov/tps/how-to-preserve/
briefs/10-paint-problems.htm
67
4
4
65
http://www.nps.gov/tps/how-to-preserve/
briefs/11-storefronts.htm
64
Understanding the character of these materials
and the patterns they create is essential to devel-
oping new interpretations.
55
toric materials.
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.
54
Exterior of Small and Medium Size Historic Buildings
http://www.nps.gov/tps/how-to-preserve/
briefs/47-maintaining-exteriors.htm
51
“Rehabilitation” is the process of returning a property
to a state that makes a contemporary use possible
while still preserving those portions or features of the
property which are significant to its historical, archi-
tectural and cultural values. Rehabilitation may include
a change in use of the building or additions. This term
is the broadest of the permitted 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.
30
E
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
26
Construct a
new building 4 4 4 4 (1)
Other
Track
Signs 4 4
(1) (1) (1) 4
Site Work 4 4
(1) (1) (1) 4
Miscellaneous 4 4 4
(1) Standards may apply to some projects in this category.
25
which has been substantially altered could be restored
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.
24
been undertaken to comply with the regulation, that
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
standards text. This indicates that the City will discre-
tion determine if the “land-use activity” is permissible.
This decision is made using the information specifically
related to the project and its context.
22
derstood as defining a particular span of time, other
features are more subtle but still continue to influence
patterns of development.
The aerial images shown underscore the value of the
features that still survive because they provide a hint to
the early character.
To preserve the historic building fabric and to provide din-
ing, retail and entertainment uses was a goal of the 1985
redevelopment plan.
Illustrative plan from the 1985 redevelopment plan set a vision
for Old Town.
18
compass, rather than along the environmental dictates
that guided Dow and Meldrum. By including most of
the original surveyed area of Fort Collins, Avery cre-
ated the distinct triangular shaped lots and streets that
characterize Old Town.
Spring of 1873 saw an influx of population, and many
new business buildings were erected in Old Town. Dur-
ing that year 68 frame buildings were constructed in
Fort Collins, with a majority in the Old Town area, but
gusty autumn winds blew several down. The ones that
remained were later removed to build the more sturdy
brick buildings that stand today. Near harvest time of
the same year a plague of grasshoppers descended
upon the crops and devoured them. The businesses of
the community suffered along with the farmers, as the
grasshoppers made repeat performances in 1874 and
1875. Many families and businesses in Old Town left,
Ansel Watrous wrote, “Building was practically at a
standstill and business of all kinds was in the dumps.”
The arrival of the Colorado Central Railroad in 1877
began a new era of prosperity for Fort Collins, and
in particular for Old Town, as the Terminal was in
close proximity to the business district. Investments
in housing and business buildings rose, as did the spirit
of the people who lived and worked in Old Town. The
following year saw the building of some substantial
brick business blocks in Old Town, and a promise of
more to come.
16
» Environmental Sustainability. Rehabilita-
tion of historic resources conserves energy
that is embodied in the construction of
existing structures. It also reduces impacts on
land fill from demolition and reduces the need
to fabricate new materials.
» Economic Sustainability. The economic
benefits of protecting historic resources
include higher property values, job creation
in rehabilitation industries and increased
heritage tourism.
For More Information:
See web link to National Park Service Sustainabil-
ity information:
http://www.nps.gov/tps/sustainability.htm
15
this energy. Re-using a building also preserves the
energy and resources invested in its construction, and
reduces the need for producing new construction ma-
terials, which require more energy to produce. Studies
confirm that the loss of embodied energy by demoli-
tion takes three decades or more to recoup, even with
the reduced operating energy costs in a replacement
building.
For More Information:
See the following web link to Preservation Brief 3:
Improving Energy Efficiency in Historic Buildings:
http://www.nps.gov/tps/how-to-preserve/briefs/3-
improve-energy-efficiency.htm
14
shall be protected and preserved. If such resources must be
disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new
construction shall not destroy historic materials that char-
acterize the property. The new work shall be differentiated
from the old and shall be compatible with the massing,
size, scale, and architectural features to protect the historic
integrity of the property and its environment.
10. New additions and adjacent or related new construction
shall be undertaken in such a manner that if removed in
the future, the essential form and integrity of the historic
property and its environment would be unimpaired.”
PRESERVATION BRIEFS & TECH NOTES
The Cultural Resources Department of the National
Park Service, in the U.S. Department of the Interior,
publishes a series of technical reports regarding proper
preservation techniques. This series, Preservation Briefs
and Tech Notes, is a mainstay for many preservationists
in the field. When considering a preservation project,
these resources should be consulted.
13
tion into new developments. It provides a good basis
for design standards and guidelines as it sets the broad
principles for the treatment of historic resources,
but gives only very limited guidance or direction for
rehabilitation of historic properties themselves.
Home Rule Charter and the Code of the City of
Fort Collins 1986
Chapter 14 Landmark Preservation
This section of the code sets forth the following dec-
laration of policy for Historic Preservation within the
City:
(a) It is hereby declared as a matter of public policy that
the protection, enhancement and perpetuation of sites,
structures, objects and districts of historical, architectural
or geographic significance, located within the City, are a
public necessity and are required in the interest of the
prosperity, civic pride and general welfare of the people.
(b) It is the opinion of the city council that the economic,
cultural and aesthetic standing of this City cannot be main-
tained or enhanced by disregarding the historical, architec-
tural and geographical heritage of the City and by ignoring
the destruction or defacement of such cultural assets.
It also identifies:
› standards for determining eligibility,
› designation procedures,
› construction, alterations, demolitions and
relocation procedures, and a
› landmark rehabilitation program
12
See the following web site links for financial as-
sistance programs that may be available for the
rehabilitation of a historic resource:
• History Colorado web site to assist in rehabilita-
tion projects:
http://www.historycolorado.org/archaeologists/
grants-financial-incentives
• National Park Service web site for tax credit
information to assist in rehabilitation projects:
http://www.nps.gov/tps/tax-incentives.htm
10