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06/12/2014 - Planning And Zoning Board - Agenda - Regular Meeting (2)
AGENDA PLANNING AND ZONING BOARD -- CITY OF FORT COLLINS Interested persons are invited to attend and be heard at the time and place specified. Please contact the Current Planning Department for further information on any of the agenda items at 221-6750. DATE: Thursday, June 12, 2014 TIME: 6:00 P.M. PLACE: Council Chambers, City Hall West 300 LaPorte Avenue, Fort Collins, CO A. Roll Call B. Agenda Review: If the Thursday, June 12, 2014, hearing should run past 11:00 p.m., the remaining items may be continued to Thursday, June 19, 2014, at 6:00 p.m., in the Council Chambers, City Hall West. C. Citizen Participation (30 minutes total for non-agenda and pending application topics) D. Consent Agenda: The Consent agenda consists of items with no known opposition or concern and is considered for approval as a group, allowing the Planning and Zoning Board to spend its time and energy on the controversial items. Any member of the Board, staff, or audience may request an item be “pulled” off of the Consent Agenda. 1. Minutes from the May 8, 2014, Planning and Zoning Board Hearing 2. Old Town Design Standards Recommended to City Council This is a request for a recommendation to City Council for adoption of updates of Design Standards for the Old Town Historic District. Applicant: City of Fort Collins Staff: Josh Weinberg 3. Colorado State University/Transfort Bus Turnaround Site Plan Advisory Review #SPA140001 This is a request to construct a bus turnaround for the Around the Horn campus shuttle, scheduled to begin operations in August 2014. The bus turnaround is located on a vacant lot at 323 West Lake Street and a portion of the existing Prospect Plaza Apartments surface parking lot, east of the Colorado State University (CSU) Lake Street Parking Structure. The bus turnaround is a 24’-wide concrete loop and includes stormwater detention, landscaping, benches and bicycle parking interior to the bus turnaround. The site is approximately .27 acres and is located in the High Density Mixed-Use Neighborhood (H-M-N) Zone District. 1 Applicant: Fred Haberecht Colorado State University, Facilities Management Fort Collins, CO 80523 Staff: Ryan Mounce 4. Bucking Horse Filing Three Major Amendment – MJA140001 This is a request for consideration of a Major Amendment (MJA) for Bucking Horse Filing Three, MJA140001. The project site is located on the north side of Nancy Gray Avenue west of Miles House Avenue and on the south side of Yearling Drive east of Bucking Horse Lane. The project proposes to expand the boundary of the original Bucking Horse Filing Two Final Plan for the addition of nineteen (19) single family detached lots. The additional lots average five thousand and one hundred (5,100) square feet that have vehicular access through a private alley. The proposed use is permitted in the Urban Estate and Low Density Mixed-Use Neighborhood zone districts. Applicant: Ralph Shields/Craig Russell 141 S. College Ave #104 Fort Collins, CO 80524 Staff: Noah Beals E. Discussion Agenda: Specific time for public input has been set aside for discussion on the following items: 5. Sheldon House Bed and Breakfast – APU140001 This is request to add Bed and breakfast establishment with 12 or fewer beds as a permitted use in the existing historic Sheldon House Bed and Breakfast at 616 West Mulberry Street. The property is situated in the Neighborhood Conservation Medium Density (NCM) zone district in the first block west of Canyon Avenue. The proposal is to increase the number of beds from the current 8 to 12 with no change in the maximum occupancy which would remain at 14. The proposal would replace queen and double beds with single beds. The request for Addition of a Permitted Use (APU) involves the requested number of beds in the house and does not involve any physical changes to the property. Applicant: Kelsey Schwager 636 S. Howes St. Apt. B Fort Collins, CO 80521 Staff: Clark Mapes F. Other Business Budgeting for Outcomes (BFO) Recommendation to Budget Lead Team 2 Planning and Zoning Board Hearing Minutes May 8, 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, Gloss, Wray, Shepard, Burnett, Lorson, Barnes, Beals, Lewin, Wilkinson and Cosmas Agenda Review Chair Carpenter provided background on the board’s role and what the audience could expect as to the order of business. She described the following processes: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Director Kadrich reviewed the items on both the Consent and Discussion agendas. She also explained the consent agenda process to the citizens. Director Kadrich stated that the item listed under “Other Business” (Board support for Budgeting For Outcomes) will be moved for discussion at the June 12th, 2014, P&Z hearing. Public Input on Items Not on the Agenda: None noted. Consent Agenda: 1. Minutes from April 10, 2014 2. East Ridge, Final Plan Extension of Vested Rights #33-98 3. Harmony and I-25 Rezone – REZ140001 3 Planning & Zoning Board May 8, 2014 Page 2 Harmony and I-25 Rezone was pulled from the Consent agenda and will be the first item on the Discussion agenda. Member Schneider made a motion that the Planning and Zoning Board approve the May 8, 2014, Consent agenda as presented, including the minutes from the April 10, 2014, Planning and Zoning Board hearing, and the East Ridge Final Plan Extension of Vested Rights #33-98. Member Hobbs seconded. Vote: 7:0. Public Input: None. Discussion Agenda: 4. 2014 Annual Revisions, Clarifications and Additions to the Land Use Code 5. Lincoln Corridor Plan 6. Mason Street Sustainable Development 7. Transit-Oriented Development (TOD) Parking Study Project: Harmony & I-25 Rezone – REZ140001 Project Description: This is a request to rezone 264 acres located at the southwest corner of Harmony Road and Interstate 25 from Transition (T) to Harmony Corridor (H-C) and Rural Lands (R-U-L), in compliance with the Comprehensive Plan (City Plan). Recommendation: Approval Secretary Cosmas listed one communication that was received from a citizen since the work session: Devon Hirning with concerns about the neighborhood involvement with respect to this project. Hearing Testimony, Written Comments and Other Evidence Staff and Applicant Presentations: Planning Manager Gloss gave a brief presentation of this project. Brian Williamson, representing the applicant, Post Modern Design, gave a verbal description of his involvement with this project and offered to field any questions. Public Input None noted. Board Questions Several Board members requested clarification regarding the current phasing and zoning for this project. Planning Manager Gloss explained the process, and Deputy City Attorney Eckman also added his interpretation. 4 Planning & Zoning Board May 8, 2014 Page 3 Board Deliberation Member Hart made a motion that the Planning and Zoning Board recommend approval of the Harmony and I-25 Rezone REZ140001 to the City Council based upon the findings of facts and conclusions on page 3 of the Staff Report. Member Schneider seconded the motion. Vote: 7:0. Project: 2014 Annual Revisions, Clarifications and Additions to the Land Use Code Project Description: This is a request for a recommendation to City Council regarding the annual updates to the Land Use Code. There are proposed revisions, clarifications and additions to the Code that address a variety of subject areas that have arisen since the last annual update in 2013. Recommendation: Approval Secretary Cosmas listed several citizen letters that had been received since the last work session: • Mike Knowles and Michelle Haefele with concerns about the proposed amendments regarding the Addition of Permitted Use (APU), • Gina Janett with recommendations about the proposed changes, and • Paul Patterson with concerns about the protection of neighborhoods as a result of the proposed changes. She also reported that Chief Planner Shepard had provided a memo update to the Board members with changes to Ordinance Section 33, item #979, and Ordinance Section 64, item #987. Hearing Testimony, Written Comments and Other Evidence Staff Presentation Chief Planner Shepard gave an overview of the annual changes to the Land Use Code, including the memo he updated and the recent changes since the work session. Member Hart noted that the Board had already reviewed each proposal extensively at previous work sessions. Public Input Mike Knowles, 623 Monte Vista Avenue, spoke about the granting of APU’s and how it changes the character of the neighbor and how he feels the APU in residential zones should be eliminated to protect homes, which are homeowner investments. Paul Patterson, 2936 Eindborough Drive, requested that the Board reconsider Section 1 (the APU section of the Land Use Code) and remove the use of APU in residential neighborhoods. He stated that the APU is too vaguely defined and thinks it could be interpreted in too many ways. Michelle Haefele, 603 Monte Vista Avenue, spoke about the APU not protecting neighborhoods from incompatible, high-intensity uses. She acknowledged that the original intent of the APU was to accommodate unforeseen uses, like breweries. She is asking that certain zone districts be protected from the APU, listing each zoning codes separately. 5 Planning & Zoning Board May 8, 2014 Page 4 Board Questions and Staff Response Member Hart asked for clarification of the citizen’s stated concerns. Chief Planner Shepard explained that the citizens appear to be asking for consideration of global items, which would require more public outreach but are not directly related to the proposed code changes. Director Kadrich stated that these citizen comments were made previously through the Citizen Task Force. The Planning and Zoning Board sub-committee and interested citizens discussed all aspects related to the APU process last Fall. This task force considered these and other suggestions. However, the Planning and Zoning Board directed Staff not to remove the APU process from nine zone districts as requested. Instead, the Board directed Staff to make only the revisions that are contained in the 2014 Land Use Code Update Ordinance. She also agreed that this type of change is outside the scope for the proposed LUC updates and would require a much more extensive review and community outreach. Member Schneider asked if the citizens would clarify their concerns with respect to existing homes. Michelle Haefele responded that the purpose of the zone called Neighborhood Conservation Buffer (NCB) is to prevent the creep of incompatible uses, such as commercial zones, into single-family neighborhoods. She is concerned that, if a zone is not listed in NCB, a new APU could allow for more intense uses. Vice Chair Kirkpatrick asked if there would be any concentrated efforts coming up to explore some of these citizen recommendations in addition to what the P&Z Board would be recommending. Chief Planner Shepard stated that staff has only received direction to make the proposals heard at this hearing. Chair Carpenter suggested that these citizen comments should be discussed at another work session to ensure proper consideration. This discussion will be scheduled for the June work session. Chair Carpenter asked the Board to focus on the revisions currently being proposed. Member Hart stated that he was surprised that these letters are being received now, and he suggested that further work should be done with the citizens in the specific zones in question. Member Schneider asked for more discussion about definition of facility and expansion during the Site Plan Advisory Review (SPAR) process, including the changing character of buildings/facilities and the 25% rule. Planning Manager Gloss responded that, with respect to the 25% addition and the change in character, staff had proposed that language specifically to have both qualitative and quantitative measurements, which is how the draft ordinance was crafted, but he offered to consider wording changes or other options. Member Schneider stated that he wants to comply with the Secretary of Interior’s guidelines, but he has concerns with respect to historical buildings. Director Kadrich added that the SPAR review is separate and distinct from any sort of historic preservation process, so this may not be a good example of this code review. She understands that this is the reason the staff has implemented the two-part test. The staff had borrowed some of the language from the school district agreement as a model, because it was based on their Master Plan, and those types of expansions fit the Master Plan and don’t require a SPAR review. The Board can also direct staff to review the language of this code. Deputy City Planner Eckman clarified the criteria for a SPAR review, which is a statutory process for public buildings where the Board is entitled to look at location, character and extent only, and the governing body that funds the public building can overrule a disapproval by the P&Z Board with a 2/3 vote. He acknowledged the vagueness of the location, character and extent criteria, which can be subject to interpretation. 6 Planning & Zoning Board May 8, 2014 Page 5 Member Schneider asked again about the 25% rule; he is concerned that, without a Board process, a builder may not have to provide neighborhood connectivity, because the project is being built in phases and this might be overlooked due to other project considerations and loopholes. Planning Manager Gloss responded that support facilities might be better defined in order to make a clear determination of the definition of what the facility includes. Director Kadrich stated that the City is currently moving away from the term “SPAR” to clearly define a review process in terms of location, character and extent. Member Hansen asked about the articulation of taller buildings (more than 2 stories high) and how much flexibility is available to satisfy this requirement. Chief Planner Shepard stated that staff has interpreted this standard to apply mostly to larger buildings, and they have interpreted the code based on the pedestrian scale. They are trying to avoid looming buildings that create “dead” space, so he believes there is flexibility. Board Deliberation Member Hart made a motion that the Planning and Zoning Board recommend to City Council approval of the annual updates to the Land Use Code as presented, including the two changes included in Chief Planner Shepard’s May 7, 2014, memo dealing with section 3.84 and 4.17D. Member Hobbs seconded the motion. Member Schneider stated that he appreciates the citizen participation in the LUC change process. Member Hansen and Vice Chair Kirkpatrick agreed and thanked the staff and citizens for their input. Vote: 7:0 Project: Lincoln Corridor Plan Project Description: The purpose of this item is to summarize and document the planning process and extensive community engagement to: 1. Develop a vision and preliminary long-term multi-modal roadway design for Lincoln Avenue; 2. Identify related neighborhood improvement projects in the study area; and 3. Identify potential funding options, project phasing, and specific strategies and actions to implement the Plan. The Lincoln Corridor Plan has been developed by a City staff and consultant team with extensive public input. The yearlong planning process was initiated in the spring of 2013, and the plan is scheduled for consideration of adoption by City Council on May 20, 2014. Recommendation: Approval Staff Presentation Planner Lewin gave a presentation on the reason for this project, specifically calling it a “gateway”, and how this project presents a chance to address some of the issues that have emerged in the area. She showed maps and photos in her PowerPoint presentation. She stated the community engagement was significant and that they have been working with citizen and business concerns while trying to mitigate neighborhood impacts. Planners have been researching preferred alternatives as the corridor has 7 Planning & Zoning Board May 8, 2014 Page 6 evolved. Senior Planner Wray presented some information on the design details that highlight the urban design, streetscape furniture, and enhanced landscaping. He listed the social, economic, and environmental benefits of this project. He also reviewed the design and enhancement costs, which are broken out into segments. He stated that the project phasing will include the roadway framework first, while adding enhancements later. This phasing option can potentially reduce project costs from $19M to $15M. Finally, he discussed a series of “next steps” once the plan is adopted, Board Questions Member Hansen asked for the general timeline for the various phases, and Senior Planner Wray stated that neighborhood projects would probably happen during 2015-2016, depending on funding support, and the Lincoln project would start around 2018. Senior Planner Wray stated that the staff recommendation was approval for the basic plan now, and then the neighborhood beautification would occur later on. There was some discussion regarding neighborhood improvement projects, which would certainly move forward first. Director Kadrich explained some options to the Board: • Support the BFO offer to make sure neighborhood projects are finished sooner; • Agree to the phase-in; or • Make a different recommendation to the City Council. Since this is simply a recommending topic, separate or all-inclusive motions can be made. Hearing Testimony, Written Comments and Other Evidence Public Input Myrne Watrous, 723 West Olive Street, stated that she supports this plan and feels that this area including existing neighborhoods should have been previously improved along with the rest of the city. She urged the Board to adopt this plan as soon as possible so the framework can be started. Staff Response Member Heinz asked about the priorities of the plan with respect to the neighborhood improvement projects, and Senior Planner Wray responded that these projects are realistic and fundable. Planner Lewin clarified that projects are in a separate BFO offer from the final design for the Lincoln Plan. Senior Planner Wray also stated that these neighborhood projects were not prioritized but were organized into short-term, mid-term, and long-term projects. Director Kadrich clarified that the neighborhood improvements were deemed to be a higher priority and would be easier to fund than the Lincoln plan, even though these projects are not specifically tied to the design of Lincoln Corridor. Member Heinz asked whether the P&Z Board had purview over the neighborhood projects as well, and Director Kadrich responded that the Board could certainly make a recommendation, perhaps for a Budgeting for Outcomes (BFO) offer. Member Hobbs inquired about traffic and street improvements for the Woodward project, and Senior Planner Wray described the four entrances, both primary and secondary. Planner Lewin stated that traffic impacts had been incorporated into the original design through generation of new forecasts. Member Hobbs asked whether Woodward was participating financially in the funding of this corridor, and Senior Planner Wray acknowledged that they are contributing to street oversizing. Planner Lewin added that Woodward has also donated some right-of-way along Lincoln Avenue. 8 Planning & Zoning Board May 8, 2014 Page 7 Member Hansen asked if the Board can identify and prioritize neighborhood projects in a recommendation to City Council, and Director Kadrich responded that that would be appropriate. Board Deliberation Member Schneider made a motion that the Planning and Zoning Board support the BFO offer for the neighborhood improvements for the Lincoln Corridor Plan and the master overall design for the enhancements and improvements to the local neighborhoods for the curb and gutters, sidewalks, etc. Member Hansen seconded. Member Heinz asked for clarification of the specific priorities. Director Kadrich suggested that, if the Board is agreeable to the BFO offer, staff could bring more details to the June work session, which could then be prioritized. Member Schneider withdrew his motion. The Board agreed that they would still like to indicate to City Council these recommendations as part of the entire package. Senior Planner Wray explained that improvements will occur along the Lincoln Corridor plus other adjoining neighborhoods. Member Schneider stated a concern with the bridge in that the bridge’s longevity is questionable and will require some improvement eventually. If the overall phasing doesn’t include the bridge, there will be a disservice to the citizens in that area, because another negative impact would be created in the future; therefore, he would like to see the bridge included in the framework structure of the entire plan. Member Hansen stated that he would like to fund the whole plan all at once, and he would like to see mass transit prioritized. Member Hart stated that, since the City Council supported the plan, the P&Z Board should do the same. He added that the phasing will be important to accomplish the plan because it is unrealistic to assume the City can fund and complete all of the projects in one phase. Member Heinz stated that she feels that the infrastructure is of utmost priority. Chair Carpenter agreed that she would prefer to see a one-time impact to businesses. Senior Planner Wray stated that the roadway framework would happen without bridge enhancements initially, even though standard landscaping would still occur. He added that the basic framework would include bike lanes. Vice Chair Kirkpatrick also stated that she would like the Board to think about funding more creatively, perhaps focusing on private partnerships. Member Hart made a motion that the Planning and Zoning Board recommend to City Council formal adoption of the Lincoln Corridor Plan, with an emphasis on the neighborhood element. Vice Chair Kirkpatrick seconded this motion. There was some discussion about the priorities, which will not be specifically recommended at this hearing and will be discussed at the next work session. Vote: 7:0 Chair Carpenter requested a 10-minute break at 7:43pm. The Board members reconvened at 7:53pm. Project: Mason Street Sustainable Development Project Description: This project would remove a single-story commercial building built in 1888 and remodeled extensively 1950’s, and construct a seven-story, 80-foot tall mixed-use office building (with additional 9-foot tall elevator and HVAC structures) at the southwest corner of Mason and Magnolia Streets. The existing building has been found not eligible for landmark recognition, and its demolition does not require further historic preservation review. The property is zoned Downtown (D), Canyon Avenue Sub-District. Recommendation: Denial of application 9 Planning & Zoning Board May 8, 2014 Page 8 Jeff Hansen recused himself at 7:54pm due to a conflict of interest. Secretary Cosmas listed 5 citizen letters received in support of this project from Curt Bear, Greg Woods, Sean Dougherty, Doug Johnson, and Kirk Larsen. Staff Presentation Planning Manager Gloss provided a brief staff summary outlining the reasons why the staff is recommending denial of the application based on building height, massing, and potential parking impacts. Staff does not believe that there will be compatibility between the proposed building and the established structures in the area. Applicant Presentation Matt Hoeven, applicant, gave a brief presentation in support of this project. He believes that this building would be an asset to the City. He introduced Eric Moe and Justin Larsen, the current owners of the building. Justin began by thanking City Staff. He acknowledged a number of meetings with City Staff, Landmark Preservation Commission, and others who have worked to find the right fit for this project and the neighborhood. He detailed some of the specifications, discussed his strategic plan and Transit- Oriented Development overlay, and other similar projects. Using a PowerPoint presentation, he displayed a map that showed the vertical diagram of the building, in addition to the look of the surrounding building and areas. He showed the scale character on both Mason and Magnolia Streets. He confirmed that this project meets the zoning requirements, acknowledging that some of the requirements are somewhat subjective. He passed around to the P&Z Board members some physical samples of the stone masonry that will be used on the building’s façade. He concluded by illustrating how he believes that the building’s façade and specifications are in compliance with the code requirements. He confirmed that building tenants would be encouraged to utilize the new MAX transportation system as much as possible. Planning Manager Gloss also provided some details of why staff is not in favor of this project, including a visual display of how the building will look in context of the neighborhood and in proximity to other buildings. He stated that, while the building is attractive in appearance, it is massive in comparison to surrounding buildings and the shear walls are not compatible with those buildings. Board Questions Chair Carpenter asked if the illustrations of the neighborhood could be viewed on the website, to which Planning Manager Gloss confirmed that they could. Member Schneider also asked if the LUC code specifies a required percentage or distance for the articulation to the property line. Planning Manager Gloss responded that, based on the Downtown Strategic Plan, there are two standards in effect (Merit and Performance), which translate to a height in stories and a numeric limit. The language in code was purposely left ambiguous in order to avoid stringent requirements. He clarified that the main issue is the height of the building when combined with the mass of the building. 10 Planning & Zoning Board May 8, 2014 Page 9 Hearing Testimony, Written Comments and Other Evidence Public Input Dani Grant, 227 Hawks Nest, local business owner, supports this project and expressed her frustration and disappointment that this building might be rejected over subjective issues. Bill Church, 415 S. Howes Street, resident and business owner, likes the building and feels the benefits outweigh the negatives. He is concerned with parking and the possibility of parking overflow. Julie Sutter, 414 ½ N. Sherwood, works downtown and supports this building, although she also understands the parking challenges. Willard Wood, 415 S. Howes #809, long-time resident, stated that the footprint of the building is small with respect to the height of the building. Evelyn Arterburn, 3109 Shore Road, long-time resident, supports this project. Allen Kirkpatrick, 210 W. Magnolia Street, lives close to this project and supports it because of the numerous benefits it would bring: it would replace a currently unsightly structure, it would increase the neighborhood’s retail and commercial services, and it wouldn’t add more concrete to the area, because existing parking is adequate. Mark Parker, 412 Howes, owns an adjacent property and supports the project. Justin Discoe, 3445 N. Shields Street, a farmer in Ft. Collins, supports this project and believes that MAX is awesome. He stated that the parking issues will translate to more people riding bikes or using MAX. Scott Woods, 8720 Arapahoe Valley, is also a planner, and, while he sees the passion in this project, he feels there should be discrimination between the roles played by the planners and the architects. Gunner Gardenhire, 401 Stover Street, supports this project. He believes the project meets the zoning requirements, that there is good value and stewardship of land because it is owner-occupied, and that there are good potential revenue-generating opportunities. Mistene Nugent, 521 S. Black Bart Ct., is a business owner and supports this project, citing the optimization of space as a key factor. She also thinks that many parking issue will be offset by MAX. Dave Edwards, 218 W. Magnolia, resident, supports this project and believes that it conforms to code and will add to long-term viability of the Mason corridor and MAX. Archie Solsky, 202 W. Laurel Street, business owner, supports this project. He feels like this will be a boost to the businesses in the area by bringing back restaurants and customers to the area. Alan Strope, 1309 Hearthfire Court, is a business owner, builder and developer in Ft. Collins. He acknowledged that the Land Use Code can be difficult to adhere to, but he still supports the project, and he believes that the Mason Street Corridor will add a lot to Ft. Collins. Dan Brown, 2013 Linden Lake, is a resident of Ft. Collins who supports this project and believes that this building meets the vision for the Ft. Collins community. 11 Planning & Zoning Board May 8, 2014 Page 10 Brian Dunbar, 1607 W. Mulberry, works at CSU and is involved in a task force called the University Urban Lab, which looks at Mason Street and Old Town area and tries to support density in many different ways. He does question the parking issues, but he also feels this project is appropriate for the expanding city. He stated that, if this building is denied, that will set a negative precedent for future developers. McCabe Callahan, 261 S. College Avenue, is a local business owner. He supports this project and believes that the supporters of this project appear to have a bigger vision for the future of Ft. Collins. Myrne Watrous, 723 West Olive, resident, does not support this project and she is afraid this will establish an unfortunate precedent that others will follow. Veronica Brink, 4414 E. Harmony Road, Suite 100, is a long-time resident. She supports this building and believes it will help local companies grow, which will enhance Ft. Collins. Applicant Response Mr. Moe stated that it is his intention to be a good steward of this area of Ft. Collins, and he asked Planning Manager Gloss to show the audience one of the City slides that clearly indicates the building setbacks. He is attempting to illustrate his belief that the setbacks are very appropriate for the building in question. Staff Response None. Board Questions Member Hart asked about how the square footage would affect the design of this building, and Planning Manager Gloss responded that the Landmark Preservation Commission (LPC) had made a specific recommendation on the height and setbacks, but he would have to review the Planner’s notes to determine what those numbers are. The Board took a break at 9:20pm; the hearing reconvened 9:28pm. Planning Manager Gloss responded to the earlier question of whether there had been specific setback requirements established by the LPC. He read some of the pertinent language in the code, which does not provide numeric specifics. Based on that language, while still subjective, Planning Manager Gloss does not think that the building meets the language setback requirements. He was not able to locate the LPC specifics on this issue. Member Hobbs asked the applicant what percentage of office space his company would be occupying initially, and the applicant responded that the owners would be collectively occupying more than 42% of the building, and this will eventually increase to 80%. 12 Planning & Zoning Board May 8, 2014 Page 11 Board Deliberation Member Hart stated that he did not consider parking to be an issue for this building, and he doesn’t consider the building height to be an issue either, because it is within the code requirements. He believes that the massing is the only issue. He went on to say that he feels that he must rely on our staff’s judgment in this case, since it is a subjective interpretation. Member Schneider stated there are other buildings that are not uniform or numerically tied to setbacks; therefore, he is in support of this project. Chair Carpenter stated that she believes that the P&Z Board must interpret code when there aren’t specific percentages. Vice Chair Kirkpatrick stated that, while she feels there is some room for interpretation, the Board must also refer to the City plan for future development, and she considers this project to be a “first step” toward that plan. Member Heinz agreed and stated that this Board must bring some judgment to the code, especially for city infill projects. Member Hobbs stated that, based on the sheer wall, he must agree with staff that the building is not compatible with surrounding areas and won’t blend in with the neighborhood. He also has concerns with parking, even though there are no specific requirements. Deputy City Attorney Eckman gave the Board some context for making a decision on this issue and how to make a motion (if there is a motion to deny this project, the Board must cite specific sections in the LUC). Chair Carpenter does not support this project because she agrees with Staff’s assessment that this building is out of context with the neighborhood. Member Hart likes the building and is torn, because he feels that complying with the code should not be so difficult. Deputy City Attorney Eckman reviewed the Zone District Requirements 4.16-D.4.b.2; he acknowledged that the setback requirements are subjective (no specific or measurable requirements). There was some discussion of the context of compatibility and zoning requirements. Member Hobbs stated that there should be consideration of surrounding buildings, and he does not believe that this building complies with that requirement. Vice Chair Kirkpatrick stated that this building will support the City plan for density. Chair Carpenter stated that if it had more setbacks, that would change the looks of the buildings and the relationship to other buildings. Member Hart suggested that more commonality should occur between setbacks with this and other buildings. Vice Chair Kirkpatrick motioned to approve Mason Street Sustainable Development PDP #130038 because it complies with the Land Use Code, with the addition of a condition of approval for the successful procurement of the encroachment permit for bicycle parking. Member Heinz seconded. Member Schneider supports this project. Vice Chair Kirkpatrick also supports the projects and hopes that more metrics will be approved in the future. Member Heinz also supports this project and appreciates the initiative shown. Member Hobbs does not support this project because he feels this project constitutes an overreach with the size of the lot versus the size of the project. Member Hart will support the project because he feels this will be an asset to the city. Chair Carpenter does not support project, and she stated that she would have liked to have seen more setbacks. Vote: 4:2 with Chair Carpenter and Member Hobbs dissenting. 13 Planning & Zoning Board May 8, 2014 Page 12 Project: Transit-Oriented Development (TOD) Study Project Description: The Study follows the adoption of the temporary parking ordinance (Ord. 121, 2013) creating minimum parking requirements in the TOD Overlay Zone which expires in September 2014. Staff has conducted extensive public outreach and research on national best practices as part of the Study to date. We have heard consistent feedback from the community that, although the City’s vision for walkable and transit-oriented infill and redevelopment is commendable, and cars may not be needed for routine trips, residents still own cars and, therefore, storage and access needs to be accommodated. At the April 4 Planning and Zoning Board Work Session, direction was given to staff to provide more information on the creation of parking standards with the following characteristics: • Minimum parking requirements that vary according to land use • Allow for alternative compliance based on a Parking Impact Study and/or a Transportation Demand Management model • On-street paid parking in Downtown with the newest management technology • Public-private partnerships for parking structures Recommendation: Approval Staff Presentation Planner Lorson gave a brief staff summary of this project, addressing each of the bulleted points listed in the summary above. He also introduced Dennis Burns, Consultant with Kimley Horn, who has also been involved in this project. Board Questions Vice Chair Kirkpatrick asked about the 50% reduction issue and how the shared parking would affect residential areas, which could limit the redevelopment potential of smaller parcels. Planner Lorson responded that a Parking Impact Study and Transportation Demand Management (TDM) have been included in the matrix, which makes the analysis more comprehensive. Mr. Horn also responded by saying that there will be a range of options with the TDM along with more strategies. Hearing Testimony, Written Comments and Other Evidence Public Input None noted. Board Questions Member Schneider stated that he understood that the Parking Advisory Board members were concerned about the paid meter parking with respect to long-term goals. Planner Lorson responded that, before this element is removed from the plan, more public outreach would be necessary. Member Schneider also requested that the 50-75% policy be considered as a part of the land use issues depending on whether it 14 Planning & Zoning Board May 8, 2014 Page 13 has commercial versus housing use (perhaps using a sliding scale based on land use). He clarified that it seemed to be more of a storage concern than a parking concern. Member Hansen asked if some of these strategies could be phased in as the density of the TOD increases, since some of these items may be more appropriate in 10-15 years from now. Mr. Horn confirmed that the on-street paved parking component will happen in the future as it evolves, and he is looking at a range of possible funding strategies for the Downtown parking plan. He said that the number one tool to push people out of cars and into mass transit is parking pricing. Chair Carpenter asked what kind of feedback had been received from merchants on paid parking. Planner Lorson said that the response had been split, although most citizens were supportive. Mr. Horn also stated that 6 of 7 city councilmen do support the recommendation for the parking plan policy. Director Kadrich confirmed that the planner would definitely need a recommendation from the Planning and Zoning Board to take to the May 27, 2014, City Council work session. Planner Lorson stated he will be bringing back this project to this Board in ordinance form, but, for now, only an endorsement is needed. Board Deliberation Member Hart made a motion that the Planning and Zoning Board recommend to City Council adoption of the TOD policy document and ordinance for Land Use Code revisions which will take place by the Fall of 2014. Vice Chair Kirkpatrick seconded. Vice Chair Kirkpatrick wanted to acknowledge her appreciation that City Council is receptive to the Planning and Zoning Board request to move this project forward, in addition to the use of a consultant for that purpose. Director Kadrich stated that she would include this acknowledgement in her introduction of the topic at the next City Council work session. Vote: 7:0. Other Business 2015-16 Board Support for Budgeting for Outcome Offers – this topic will be addressed at the June 6, 2014, Planning and Zoning hearing. The meeting was adjourned at 10:30pm. Laurie Kadrich, CDNS Director Jennifer Carpenter, Chair 15 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation MEMORANDUM DT: June 12, 2014 TO: Members of the Planning and Zoning Board TH: Laurie Kadrich, Director of Community Development and Neighborhood Services FM: Josh Weinberg, Historic Preservation Planner RE: Proposed Update of Design Standards for the Old Town Historic District In early 2013, Historic Preservation Staff received a grant from the State Historical Fund to partially fund an update to the design standards document for Fort Collins' National Register and Local Landmark Old Town Historic District. In May of 2013, Winter & Co. of Boulder, CO was chosen as the project consultant. Primary project goals are to provide clear guidance for LPC members, City staff, property owners, and developers in the review of projects within the District; incorporate elements of green building and sustainable design; and highlight successful preservation projects that have already occurred in the District. Historic Old Town Fort Collins is renowned as a highly successful example of how historic preservation, economic development and community planning have combined to create a dynamic sense of place essential to the community’s quality of life. In 2006, for example, Money Magazine named Fort Collins the best place to live in the United States, and cited Old Town as Fort Collins’ integral social and economic resource. Today, Historic Old Town both stands as a link to the past, while serving as an engine for economic development for the community at large. Most of the structures within the District were built between 1878 and the early 1900’s. The hub of Fort Collins’ commerce and industry, the District’s buildings underwent numerous alterations and modernizations, notably in the 1960s and the early 1970s. Revitalization of the District began in the late 1970s with Local, State, and National Register designation, and a community-wide commitment to preservation. Throughout the 1980s, 1990s, and 2000s nearly every historic building within the District was restored and/or rehabilitated. Highlighting these “success stories” is one of the project goals. This document has utilized an innovative and creative format to be user friendly. “Before and after" examples are used to illustrate the document, and demonstrate the functionality of the preservation standards. The format makes use of charts and diagrams that help users plan projects efficiently and quickly determine which sections of the document apply. The document 16 Design Standards for Old Town Historic District June 12, 2014 Page 2 also incorporates computer-generated models of alternative approaches for various design topics, including additions, rehabilitation and new construction. Additionally, information on sustainability and the use of substitute materials are interwoven through the document. Question: Does the Board wish to make a recommendation to City Council on the adoption of the updated Old Town Design Standards? ATTACHMENT 1. Old Town Design Standards - 2 - 17 OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS FORT COLLINS, COLORADO State2014 Historical Fund, History Colorado, the Colorado Historical Society. Project #2013-M2-032 May 16, 18 page left intentionally blank 19 Credits This project was paid for in part by a State Historical Fund Grant from History Colorado, the Colorado Historical Society. Project # 2013-M2-032 City Council Karen Weitkunat – Mayor Gerry Horak – Mayor Pro Tem Bob Overbeck Lisa Poppaw Gino Campana Wade Troxell Ross Cunniff Landmark Preservation Commission Ron Sladek Doug Ernest Pat Tvedev Dave Lingle Belinda Zink Alexandra Wallace Maren Bzdek Meg Dunn Kristin Gensmer Prepared by: Winter & Company 1265 Yellow Pine Avenue Boulder, CO 80304 303.440.8445 www.winterandcompany.net Planning and Zoning Board Jennifer Carpenter Jeffrey Schneider Kristin Kirkpatrick Gerald Hart Emily Heinz Jeff Hanson Michael Hobbs Historic Preservation Staff Karen McWilliams Josh Weinberg Downtown Development Authority Staff Matt Robenault Todd Dangerfield Derek Getto 20 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 Case Studies 29 Designing in Context 38 Historic Architectural Styles 39 21 C 2013 Noré Winter (sketch material content) V. DESIGN STANDARDS FOR NEW CONSTRUCTION Overview 85 Building Placement and Orientation 86 Architectural Character and Detail 87 Building Mass, Scale and Height 89 Building and Roof Forms 92 Entrances 93 Materials 94 Windows 95 Energy Efficiency in New Designs 97 Energy Efficiency in Building Massing 99 Environmental Performance in Building Elements 100 Solar and Wind Energy Devices 100 VI. DESIGN STANDARDS FOR SIGNS Overview 103 Treatment of Historic Signs 104 Sign Installation on a Historic Building 105 Design of New and Modified Signs 106 Design of Specific Sign Types 107 Awning Sign 107 Interpretive Sign 107 Murals 108 Tenant Panel or Directory Sign 109 Projecting/Under-Canopy Sign 109 Flush Wall Sign 110 Window and Door Sign 111 Kiosks 112 Other Sign Types 112 Illumination 112 APPENDIX Historic Architectural Styles A-3 22 23 INTRODUCTION 24 25 Old Town Fort Collins | May 2014 3 Overview Fort Collins is recognized for its rich collection of his- toric resources. They are enjoyed by residents, business owners and visitors as links to the city’s heritage while also setting the stage for a vibrant future. Preserving these assets is essential to Fort Collins’ well being. A key collection of these historic resources is found in the Old Town Historic District which is a place with special meaning for Fort Collins. Once the core of business activity, the brick and stone fa- cades provide a link with the past. The ornamental cornices, brackets, and lintels are records of the skilled craftsmen who worked to build Fort Collins at the turn of the century. The community recognized the significance of the Old Town Historic District as an important cultural resource. They wished to preserve the inherent historic elements of buildings as a cultural record for future generations and to maintain the sense of place that existed. Responding to this sentiment the City Council designated the area an official locally designated historic district in 1979. Previ- ously, in 1978, the Secretary of the Interior also entered a somewhat larger Old Town Fort Collins Historic District into the National Register of Historic Places. The Landmark Preservation Commission and city staff have the responsibility to review the proposed changes in the area and determine their compliance with the design standards. The design standards are to be used by the Landmark Preservation Com- mission and city staff to review any changes to the exterior of buildings within the Old Town Historic District. They are also for designers and owners who are planning projects within the district. Today, many of the historic resources found within the Old Town Historic District have been reha- bilitated and the district is thriving. The document highlights the success stories of past projects and the positive impact they have had. While rehabilita- tion will continue in the district, additions and infill construction are also anticipated. The standards are intended to promote designs that respect the heritage of the area. They therefore encour- age projects that contribute to the quality of the district. The historic preservation design standards promote the community’s vision for sustainable preservation. The standards also provide direction for rehabilitation, alteration, expansion and new construction projects in- volving locally-designated individual historic landmarks and properties in locally-designated historic districts elsewhere in Fort Collins. They also guide city staff and the Landmark Preservation Commission’s evaluation of such projects, helping the city and property owners maintain the special qualities of Fort Collins’ history. Financial Assistance See the following web site links for financial as- sistance programs that may be available for the 4 Introduction About this Document Why Do We Preserve Historic Resources? We preserve historic resources for these reasons: » To honor our diverse heritage » To support sound community planning and development » To maintain community character and support livability » To support economic, social and environmen- tal sustainability in our community The design standards also provide a basis for making consistent decisions about the treatment of historic resources and new infill within the district. Designing a new building or addition to fit within the historic char- acter of Old Town requires careful thought. Preserva- tion in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new construction occurs, it shall be in a manner that reinforces the basic visual characteristics of the historic district. In addition, the standards serve as educational and planning tools for property owners and their design professionals who seek to make improvements. While the design standards are written for use by the layperson to plan improvements, property own- ers are strongly encouraged to enlist the assistance of qualified design and planning professionals, including architects and preservation consultants. Note In this document, “Old Town” refers to the area officially designated as the local historic district, in contrast to a more general reference to a larger portion of the downtown. See map on page 16. Background The Old Town Historic District Design Standards are an update to the Design Guidelines for Historic Old Town Fort Collins, 1981. WHAT ARE DESIGN STANDARDS? Design standards are regulatory provisions that pro- mote historic preservation best practices. They seek to manage change so the historic character of the district is respected while accommodating compatible improvements. They reflect the city’s goals to promote economic and sustainable development, enhance the image of the city and reuse historic resources. 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 de- velopment, enhance the image of the city and protect historic resources. 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 Fort Collins | May 2014 5 Background POLICIES UNDERLYING THE DESIGN STANDARDS Several regulations and policy documents establish the foundation for the standards, including: City Plan Fort Collins Historic Preservation Principle LIV 16: The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the community. Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re- sources. Determine what historic resources are within the Growth Management Area, how significant these resources are, the nature and degree of threat to their preservation, and methods for their protection. Policy LIV 16.2 – Increase Awareness. Increase awareness, understanding of, and appreciation for the value of historic preservation in contributing to the quality of life in Fort Collins. Policy LIV 16.3 – Utilize Incentives. Use incentives to encourage private sector preservation and rehabilitation of historic resources. Policy LIV 16.4 – Utilize Planning and Regulations. Recog- nize the contribution of historic resources to the quality of life in Fort Collins through ongoing planning efforts and enforcement regulations. Policy LIV 16.5 – Encourage Landmark Designation. Actively encourage property owners to designate their properties as historic landmarks. Policy LIV 16.6 – Integrate Historic Structures. Explore opportunities to incorporate existing structures of historic value into new development and redevelopment activities. Principle LIV 17: Historically and architecturally significant buildings Downtown and throughout the community will be valued and preserved. Policy LIV 17.1 – Preserve Historic Buildings. Preserve his- torically significant buildings, sites and structures throughout Downtown and the community. Ensure that new building design respects the existing historic and architectural character of the surrounding district by using compatible building materials, colors, scale, mass, and design detailing of structures. Policy LIV 17.2 – Encourage Adaptive Reuse. In order to capture the resources and energy embodied in existing buildings, support and encourage the reuse, and adapta- tion of historically significant and architecturally important structures, including but not limited to Downtown buildings, historic homes, etc. Policy LIV 17.3– Ensure Congruent Energy Efficiency. Ensure that energy efficient upgrades contribute to or do not lessen the integrity of historic structures. Consider attractive means of achieving efficiency such as installing storm windows. Land Use Code Section 3.4.7 Historic and Cul- tural Resources Section 3.4.7 provides standards for preservation and treatment of historic properties and their incorpora- tion into new developments. It provides a good basis for design standards and guidelines as it sets the broad 6 Introduction THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION The City of Fort Collins requires rehabilitation projects to be in conformance with the Secretary of the Interior’s Standards and Guidelines for Rehabilitating Historic Build- ings. The Secretary of the Interior’s Standards for Rehabilitation are general standards established by the National Park Service for historic properties. It is the intent of this document to be compatible with The Secretary of the Interior’s Standards while expanding on the basic rehabilitation principles as they apply in Fort Collins. Standards for Rehabilitation: “1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. For More Information For more information on national treatments underlying the preservation standards, see The Secretary of the Interior’s Standards for Rehabilita- tion: http://www.nps.gov/history/hps/tps/standguide/ rehab/rehab_index.htm For More Information: See the following web links to National Park Ser- vice Preservation Briefs and Tech Notes: http://www.nps.gov/tps/how-to-preserve/briefs. htm http://www.nps.gov/tps/how-to-preserve/tech- notes.htm 5. Distinctive features, finishes, 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 shall be protected and preserved. If such resources must be Old Town Fort Collins | May 2014 7 Historic Preservation and Sustainability SUSTAINABILITY - SOCIAL, ECONOMIC AND ENVIRONMENTAL BENEFITS OF HISTORIC PRESERVATION Preserving and enhancing historic places promotes the three basic components of sustainability. These are: (1) Cultural/Social Sustainability, (2) Environmental Sustainability and (3) Economic Sustainability. Each of the components is described in greater detail in the following pages. Preserving historic places promotes the three basic categories of sustainability. Environmental Sustainability Economic Sustainability Cultural/Social Sustainability SUSTAINABILITY Cultural/Social Component of Sustainability This component relates to the maintenance of the community’s cultural traditions and social fabric. Pre- serving historic places and patterns promotes cultural and social sustainability by supporting everyday con- nections between residents and the cultural heritage of the community. These connections are reinforced by the physical characteristics of historic places, which often directly support environmental sustainability. Historic properties in the district provide direct links to the past. These links convey information about earlier ways of life that help build an ongoing sense of identity within the community. Residents anchored in this sense of identity may be more involved in civic activities and overall community sustainability efforts. The historic development pattern of the district pro- motes social interaction that supports a high quality of life and helps build a sense of community. The area is compact and walkable, providing for impromptu mix- ing of different cultural and economic groups. Direct connections to the public realm provide opportunities for community interaction. This physical pattern, com- bined with the inherent cultural connections, provides significant support for the community’s overall sustain- ability effort. Environmental Component of Sustainability This is the most often cited component of sustainability. It relates to maintenance of the natural environment and the systems that support human development. Re- habilitation of historic resources is an important part of environmental sustainability and green building initia- tives. It directly supports environmental sustainability through conservation of embodied energy, adaptability, and other factors that keep historic buildings in use over long periods of time. Inherent Energy Typically historic buildings were built with energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building features that can be repaired if damaged, 8 Introduction tion takes three decades or more to recoup, even with the reduced operating energy costs in a replacement building. Building Materials Many of the historic building materials used in the dis- trict contribute to environmental sustainability though local sourcing and long life cycles. Buildings constructed with wood and masonry were built for longevity and ongoing repair. Today, new structures utilize a signifi- cant percentage of manufactured materials. These ma- terials are often less sustainable and require extraction of raw, non-renewable materials. High levels of energy are involved in production, and the new materials may also have an inherently short lifespan. The sustainable nature of historic building materials is best illustrated by a window: older windows were built with well seasoned wood from durable, weather resistant old growth forests. A historic window can be repaired by re-glazing as well as patching and splicing the wood elements. Many contemporary windows cannot be repaired and must be replaced entirely. Repairing, weather-stripping and insulating an original window is generally as energy efficient and much less expensive than replacement. Landfill Impacts According to the Environmental Protection Agency, building debris constitutes around a third of all waste generated in the country. The amount of waste is reduced significantly when historic structures are retained rather than demolished. Economic Component of Sustainability This component of sustainability relates to the economic balance and health of the community. The economic benefits of protecting historic resources are well documented across the nation. These include higher property values, job creation in rehabilitation industries, and increased heritage tourism. Quality of life improvements associated with living in historic districts may also help communities recruit desirable businesses. Historic Rehabilitation Projects Historic rehabilitation projects generate both direct and indirect economic benefits. Direct benefits result from the actual purchases of labor and materials, while material manufacture and transport results in indirect benefits. Preservation projects are generally more labor intensive, with up to 70% of the total project budget being spent on labor, as opposed to 50% when compared to new construction. Expenditure on local labor and materials benefits the community’s economy. Historic Preservation and Sustainability By preserving existing buildings and guiding compatible redevelopment, the Design Stan- dards promote the three key elements of com- munity sustainability: » Cultural/Social Sustainability. Preserv- ing historic places and patterns promotes cultural and social sustainability by supporting everyday connections between residents and Old Town Fort Collins | May 2014 9 The Development of Old Town Fort Collins HISTORY The opening of the Overland Stage Line between Denver and Wyoming, in the early 1860s, necessitated the construction of military forts to protect coaches and immigrant trains from the threat of Indian attacks. Entering the Cache La Poudre River Valley in 1862, the 9th Kansas Volunteer Cavalry set up camp in the vicinity of Laporte, Colorado. In 1864, due to severe flooding of the Cache La Poudre and a series of military command changes, the outpost, known as Camp Col- lins, was moved to the area just southeast of the old Fort Collins Power Plant. The founding of the military post attracted citizens wishing to open mercantile establishments and thereby capitalize on trading with the nearby soldiers. Joseph Mason was the first to obtain permission from the War Department to build a store on the four-mile-square military reservation. His structure was erected in 1865 on land that later became the Linden/Jefferson inter- section. Called “Old Grout,” it served as a settler’s store, church, post office, community center, and later as the county offices and courthouse. Old Town claims the site as the foundation for the City of Fort Collins. Two other notable structures built in the area include Auntie Stone’s cabin/hotel and a flour mill. The establishment of this commercial district neces- sitated the platting of the town’s first streets. In 1867- 1868, Jack Dow and Norman H. Meldrum surveyed the area and set up streets that ran parallel to the major environmental landmark, the Cache La Poudre River. However, the influx of proprietors to Fort Collins, and specifically the Old Town area, was certainly not a stampede because when the fort closed in 1866, there were scarcely a dozen civilians in town. The subsequent departure of the soldiers put the town’s future in ques- tion. The town and its business district languished until the mid-1870s. In retrospect, the prosperity of the town was assured in an incident, called by Ansel Watrous in his History of Larimer County, “perhaps the most notable event in the early history of Fort Collins.” In the fall of 1872 the agricultural colony was established. General R. A. Cameron, originator of the Union Colo- ny in Greeley, spearheaded the drive for Fort Collins’s Agricultural Colony. The purpose of the new commune was for it to be the crop-raising group for the settlers at the Union Colony. Working with the earlier settlers of Fort Collins, the officers of the new colony organized the Larimer County Land Improvement Company. The goal of the company was to encourage settlement of the Fort Collins area. Within two months of their arrival, the company had acquired enough land for their surveyor to come in and plat new city streets. For this job they chose a young New Yorker, Franklin C. Avery, who had also platted the Union Colony. Mr. Avery, utilizing the latest techniques in city planning, laid the streets according to the cardinal points of the compass, rather than along the environmental dictates 10 Introduction The decades of the 1880s and nineties saw the addition of ornately decorated buildings like the Miller Block and the Linden Hotel. Other distinctive buildings, like the City Hall /Fire Station, added uniqueness to this area. In 1887 electric lights and the town’s first telephone enhanced Old Town’s status as the mercantile center for Fort Collins. In 1897 the Avery Building provided the link between Old Town and New Town. An early competition developed between the business people in Old Town and those with businesses near the intersec- tion of College and Mountain. The new Avery Building was a bridge that joined these two shopping areas together. But the competition between the two areas was to remain strong throughout the next century. The new century, however, brought other problems to Old Town. The Post Office, with its accompanying pedestrian traffic and long an institution in one building or another in the triangle, moved to the corner of Oak and College. Mr. Avery crossed Mountain Avenue to build yet another structure for his rapidly expanding First National Bank. By the 1900s Fort Collins was the well-settled home of Colorado’s first land-grant college, the possessor of a notable in-town railway transit system, and a very popular spot in northern Colorado for urbanite and farmer alike. On the direct railroad line between Den- ver and Cheyenne, the passenger depot on Jefferson Street in Old Town welcomed contented old-timers of the community and diverse newcomers: academic, agricultural, and financial. Fort Collins’ residents were served well by Old Town, whose offerings ranged from commodities and services found in eastern cities to items more commonly located in agricultural com- munities. These ranged from hotel accommodations, banks and restaurants to hardware stores, feed, coal and hay shops. 1889 Bird’s Eye view of Old Town Miller Block (1889) Linden Hotel (1908) Old Town (1900) 33 Old Town Fort Collins | May 2014 11 The major retail businesses left the interior of the triangle to locate along College Avenue frontage in the early 1920s in response to the advent of an auto- oriented population. Other, smaller businesses soon thought it was more advantageous to move along College Avenue. After World War II the area was beginning to show signs of aging and decay. During the 1950s and 1960s, Old Town became home to social services organiza- tions, automobile maintenance facilities, and some limited retail. It also housed a collection of taverns and some low-cost housing. Revitalization began in the 1980s, with individual inves- tors who saw opportunities in rehabilitating the historic structures in the area. The Secretary of the Interior listed the Old Town Historic District in the National Register in 1978. This included all of the land area that was later (1979) designated as the local historic district, but also extended farther north to include the original fort site. This made federal income tax credits available for the certified rehabilitation of historic structures in the area. With the city’s designation of the local historic district in 1979, a formal design review process was established to assure that historic buildings would be preserved and that new construction would be compatible with the historic context. Individual investment efforts attracted more invest- ment, and in 1985 Old Town Associates proposed a redevelopment plan that included rehabilitation of several historic buildings, erection of new infill build- ings and construction of a pedestrian area for a portion of Linden Street. Revitalization continued through the turn of the twenty-first century, with substantial participation of the City of Fort Collins and the Down- town Development Authority. By 2013, the Old Town Historic District was well-established as a center for dining, retail and entertainment as well as housing and professional offices. Fort Collins’ Old Town is a reminder of its early pioneer settlement. It was established by people who purchased lands from a real estate company in order to ward off the loneliness of the prairies, to profit by the experience and expertise of their new neighbors, and to furnish their families with social amenities that were long in coming to communities situated farther east on the Great Plains. Old Town demonstrates how these people settled a new area and used local materials to decorate it with styles current in the East, creating a substantial, as well as unique, latter nineteenth-century American community. Historic Development Patterns Old Town retains many framework elements from its early history; other features have changed over time. The fact that it has remained dynamic is a part of its heritage. For this reason, remaining resources which help to interpret that span of human occupation and use are valued. While a row of historic buildings may be easily un- derstood as defining a particular span of time, other 12 Introduction Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.) Jefferson ST Linden ST Mountain AVE Walnut ST North College AVE Pine ST 35 1 USING THE DESIGN STANDARDS 36 37 Old Town Fort Collins Design Guidelines | May 2014 15 Design Review System The Landmarks Preservation Commission and City staff shall take these factors into consideration when reviewing proposed work: › The significance of the property › The context, with respect to other historic properties › The location of any key, character-defining features › The condition of those features › The landmark status › Eligibility status of the property In addition, there are many cases in which the stan- dards state that one particular solution is preferred, such as for the replacement of a damaged or missing feature, but the text further notes that some alterna- tives may be considered if the preferred approach is not feasible. In determining such feasibility, the city will also consider: › The reasonable availability of the preferred material › The skill required to execute the preferred approach › The quality, appearance and character of alternative solutions, such as new materials. TERMS RELATED TO COMPLIANCE When applying design standards, the City has the abil- ity to balance a combination of objectives and intent statements that appear throughout the document, in the interest of helping to achieve the most appropriate design for each project. Because of this, and the fact that the design standards are also written to serve an educational role as well as a regulatory one, the language sometimes appears more conversational than that in the body of the City Code. To clarify how some terms are used, these definitions shall apply: Standard In this document the term “standard” is a criterion with which the City will require compliance when it is found applicable to the specific land-use activity. Shall Where the term “shall” is used, compliance is specifi- cally required, when the statement is applicable to the proposed project. 38 16Standards Using the Design Where the Design Standards Apply The design standards apply to all properties within the Old Town Historic District. They also apply as guidelines to eligible properties and designated properties within the River Downtown Redevelopment Zone District. These areas and properties are identified on the map below. North NTS Map Key National Register District Old Town Historic District River Downtown Redevelopment Zone District 39 Old Town Fort Collins Design Guidelines | May 2014 17 Design Standards Organization DESIGN REVIEW TRACKS The design standards chapters are grouped into three “tracks” for purposes of design review. Staff will deter- mine which track a project will follow. (See the chart on the following page.) These are: › Preservation Track › New Building Track › Other Improvements Track Follow these steps to get started: Step 1 What Type of Improvement? Determine the nature of the improvements that are planned. There are three categories: Existing Building If improvements are planned to an existing building, determine if it has historic significance or not. This will influence which review track applies. New Building Will the planned improvements include construction of a new building? If so, then the “New Construction Track” applies. This includes a new structure to be erected on a vacant lot; adding a new structure to a lot with an existing building on it; or providing an addi- tion to an existing noncontributing building where one already exists. Other Work Site improvements, signs and other miscellaneous projects follow this third track. Step 2 What Type of Existing Building? All existing structures in the Old Town Historic District are classified with respect to their historic significance, using criteria established by the National Park Service. The City will work with the property owner to confirm the status of historic significance. Two classifications are used: Contributing Property A “contributing” property is one determined to be historically significant. It is so because it was present during the period of significance and possesses suf- ficient integrity to convey its history, or is capable of yielding important information about that period. Note that some properties may have experienced some degree of alteration from their historic designs. These alterations may include window replacement, cornice removal, a porch enclosure or covering of a building’s historic materials. Nonetheless, these altered properties retain sufficient building fabric to still be considered contributors. For all contributing properties, the Preservation Track shall apply. Noncontributing Property The classification of “noncontributing” applies to exist- ing buildings that do not possess sufficient significance and/or exterior integrity necessary for designation, and are considered noncontributing to a district. The New Construction Track applies to these properties, except as noted below. Noncontributing, but Restorable In some cases, an older noncontributing property which has been substantially altered could be restored 18Standards Using the Design WHICH TRACK APPLIES? The standards are organized into groups of chapters that represent “tracks” for different types of improvements. This chart defines the track that will apply to a specific proposal. New Building Existing Building Step 1 Restorable Non- Applicable Step 2 Noncontributing Other Track Other New Bldg. Track Contributing Preservation Track WHICH CHAPTERS APPLY? Use this chart to determine which chapters of the design standards apply to a proposed improvement project. Some projects will include work in more than one track; in this case a combination of chapters will apply. TYPE OF WORK SECTION TO USE: Introduction I. Using the Design Standards II. Planning a Preservation Project III. Design Standards for the Treatment of Historic Resources IV. Design Standards for All Properties V. Design Standards for New Construction VI. Design Standards for Signs Preservation Track Rehabilitate a contributing property 4 4 4 4 4 (1) (1) Restore a noncontributing property 4 4 4 4 4 (1) (1) New Building Track Improve a noncontributing property 4 4 4 4 (1) Construct a Old Town Fort Collins Design Guidelines | May 2014 19 Permitted and Prohibited Solutions In many cases, images and dia- grams in the historic preservation standards are marked to indicate whether they represent permitted or prohibited solutions 4 A check mark indicates permitted solutions. 8 An X mark indicates solutions that are prohibited. DESIGN STANDARDS FORMAT The historic preservation standards are presented in a standardized format as illustrated below. A Windows Key A Design Topic Heading B Intent Statement: This explains the desired outcome for the specific design element and provides a basis for the design standards that follow. C Design Standard: This describes a desired outcome related to the intent statement. D Additional Information: This provides a bullet list of examples of how, or how not to, comply with the standard. E Illustration(s): These provide photos and/or diagrams to illustrate related conditions or possible ap- proaches. They may illustrate per- mitted or prohibited solutions as described at right. B Historic windows help convey the significance of historic structures, and shall be preserved. They can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. Repair and weatherization also is more energy efficient, and less expensive than replacement. If an original window cannot be repaired, new replacement windows shall be in character with the historic building. C 1.1 Maintain and repair historic windows. D » Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings of windows. » Repair and maintain windows regularly, including trim, glazing putty and glass panes. » Repair, rather than replace, frames and sashes. » Restore altered window openings to their historic configuration. E Sidebars These provide additional infor- 20Standards Using the Design 43 2 PLANNING A PRESERVATION PROJECT 44 45 Old Town Fort Collins Design Guidelines | May 2014 23 What Does Historic Preservation Mean? Historic preservation means keeping historic proper- ties and places in active use while accommodating appropriate improvements to sustain their viability and character. It also means keeping historic resources for the benefit of future generations. That is, while maintaining properties in active use is the immediate objective, this is in part a means of assuring that these resources will be available for others to enjoy in the future. Historic preservation does not mean necessarily freez- ing properties or districts in time. Historic preserva- tion seeks to manage change to preserve authenticity and historic craftsmanship while adapting to existing and future needs. This section summarizes important steps and ap- proaches to consider when planning a preservation project › Planning a Preservation Project › Case Studies › Designing in Context › Historic Building Styles When planning a preservation project, it is important to determine historic significance, assess integrity and determine program requirements prior to outlining a treatment strategy that will inform the overall project scope. ACCEPTED TREATMENTS FOR HISTORIC RESOURCES The following list describes permitted treatments for historic resources that may be considered when planning a preservation project. Much of the language addresses buildings; however, sites, objects and struc- tures are also relevant. Preservation “Preservation” is the act of applying measures to sustain the existing form, integrity and material of a building. Work focuses on keeping a property in good work- ing condition with proactive maintenance. While the term “preservation” is used broadly to mean keeping a historic property’s significant features, it is also used in this more specific, technical form in this document. Restoration “Restoration” is the act or process of accurately de- picting the form, features and character of a property as it appeared in a particular time period. It may require the removal of features from outside the restoration period. This may apply to an entire building, or to restoring a particular missing feature. Reconstruction “Reconstruction” is the act or process of depicting, by means of new construction, the form, features and detailing of a non-surviving site, landscape, building, structure or object for the purpose of replicating its appearance at a specific time and in its historic location. This has limited application, in terms of an entire build- ing, but may apply to a missing feature on a building. Rehabilitation “Rehabilitation” is the process of returning a property 24Project Planning a Preservation STEPS TO CONSIDER FOR A SUCCESSFUL PRESERVATION PROJECT. Follow the steps below when planning a preservation project. Step 1. Review reasons for significance: The reasons for significance will influence the degree of rigor with which the standards are applied, because it affects which features will be determined to be key to preserve. Identifying the building’s period of significance is an important first step. Step 2. Identify key features: A historic property has integrity. It has a suf- ficient percentage of key character-defining features and characteristics from its period of significance which remain intact. Step 3. Identify program requirements for the desired project: The functional requirements for the property drive the work to be considered. If the existing use will be maintained, then preservation will be the focus. If changes in use are planned, then some degree of compatible alterations may be needed. Step 4. Implement a treatment strategy: A permitted treatment strategy will emerge once historic significance, integrity and program requirements have been determined. A preservation project may include a range of activities, such as maintenance of existing historic elements, repair of deteriorated materials, the replacement of missing features and construction of a new addition. Planning a Preservation Project A successful preservation project shall consider the significance of the historic resources, its key features, and the project’s program requirements. The tables and diagrams presented here and on the following pages provide overall guidance for planning a preserva- tion project. 47 Old Town Fort Collins Design Guidelines | May 2014 25 PREFERRED SEQUENCE OF ACTIONS Selecting an appropriate treatment for a character-defining feature is important. The method that requires the least intervention is always preferred. By following this tenet, the highest degree of integrity will be maintained. The following treat- ment options appear in order of preference. When making a selection, follow this sequence: Step 1. Preserve: If a feature is intact and in good condition, maintain it as such. Step 2. Repair: If the feature is deteriorated or damaged, repair it to its historic condition. Step 3. Replace: If it is not feasible to repair the feature, then replace it in kind, (e.g., materials, detail, finish). Replace only that portion which is beyond repair. Step 4. Reconstruct: If the feature is missing entirely, reconstruct it from ap- propriate evidence. If a portion of a feature is missing, it can also be reconstructed. Step 5. Compatible Alterations: If a new feature (one that did not exist previ- ously) or an addition is necessary, design it in such a way as to minimize the impact on historic features. It is also important to distinguish a new feature on a historic building from the historic features, in subtle ways. For More Information For more information regarding the treat- ments for a historic resource please visit the National Park Service web site: http://www.nps.gov/history/hps/tps/standguide/index. htm If a feature is deteriorated or damaged, repair it to its his- toric condition. 48 26Project Planning a Preservation A C B or D E WHICH AREAS ARE THE MOST SENSITIVE TO PRESERVE? For most historic resources in the Old Town Historic District, the front wall is the most important to preserve intact. Alterations are rarely permitted. Many side walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. The rear wall is sometimes the least important (excepting free-standing, landmarks, those along improved alleys or certain civic and industrial buildings), and alterations can occur more easily without causing negative effects to the historic significance of the property. Location A. Primary Façade: Preservation and repair of features in place is the priority. This is especially important at the street level and in locations where the feature is highly visible. Location B. Secondary Wall, Which Is Highly Visible: Some flexibility in treatment may be consid- ered with a compatible replacement or alteration. Location C. Secondary Wall, Which Is Not Highly Visible: Preserva- tion is still preferred; however, a compatible replacement or alteration may be acceptable when it is not visible to the public. More flexibility in treat- ment may be considered. Location D. Highly Visible Rear Wall: This applies to many cultural buildings of historic significance, such as civic buildings, improved alleys and other landmarks that are viewed “in the round” or border a public space such as a park. Preservation and repair in place is the priority. Location E. Rear Wall That Is Not Highly Visible: A compatible replacement or alteration may be acceptable when it is not visible to the public. A higher level of flexibility in treatment may be considered. 49 Old Town Fort Collins Design Guidelines | May 2014 27 ALTERED HISTORIC COMMERCIAL FACADE The starting condition. Missing Cornice Historic Windows Altered Storefront DEVELOPING A PRESERVATION STRATEGY The standards discuss a range of preservation options, including reconstruction and replacement of features in various ways. When applied to a building that is al- ready altered, which would be the best approach? This diagram outlines the approaches to consider in making that decision. When should I use this treatment? » There is substantial alteration, making other options difficult. » There is less information about the historic design. » The context (the block lacks a substantial number of historic structures that retain integrity) has more variety. » Financial assistance is not a priority. When should I use this treatment? » The building is part of the fabric of the district. » There is less information available about the historic design. » A phased project is planned. » To receive some financial assistance. When should I use this treatment? » The building is highly significant. » There is good historical information about the design. » The needed materials and craftsmen are available. » The context has many intact historic buildings. » To receive the most financial assistance. Approach 3: Rehabilitation (contemporary interpretation) Approach 1: Accurate Restoration 4 Approach 2: 28Project Planning a Preservation Historic building remodel. Interim improvements to the building included removing the canopy, providing a new sign and painting the stucco covering. A later rehabilitation effort included remov- ing the stucco, reconstructing the cornice and installing a new storefront system. 4 4 PHASING PRESERVATION PROJECTS In some cases, a property owner may wish to make interim improvements, rather than execute a complete rehabilitation of a historic property. This work shall be planned such that it establishes a foundation for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. Plan interim improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim improvements. › Interim improvements that would foreclose opportunities for more extensive rehabilitation in the future are not permitted. BEALS & REED BLOCK Address: 160 North College Avenue 51 Old Town Fort Collins Design Guidelines | May 2014 29 Case studies CASE STUDIES Numerous rehabilitation projects have been suc- cessfully completed since the adoption of the design standards. Some examples appear in this section. They include “before and after” pairings. Some of these in- clude photographs from the early years when this was the center of commerce. Then, images from the 1970s and 1980s document interim conditions, when many buildings had been altered. Finally, more recent photo- graphs, generally from 2013, illustrate the progressive rehabilitation and continuing revitalization of the area. These case studies demonstrate the benefits of the on-going stewardship of the historic resources in the district, and of the positive effects that local historic district designation has had. They further demonstrate successful solutions for many of the design topics ad- dressed in this standards document. WALNUT STREET BLOCK Address: 200 block of Walnut Street, north side In the upper photos (ca. 1981), storefronts have been altered, upper story windows have been reduced in size and new materials obscure historic masonry. In the lower photo, windows and storefronts are restored, and historic brick facades are revealed. 52 30Project Planning a Preservation AVERY BLOCK Address: 100 block of North College, 100 block of Linden Street An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was obscured. In 2013, a reconstructed cornice reestablished a distinctive hori- zontal feature, and awning once more reflect the dimensions of each storefront bay. 53 Old Town Fort Collins Design Guidelines | May 2014 31 ANTLERS BLOCK Address: 200 block of Linden Street, east side An early view of the Antlers hotel and associated buildings in its block demonstrates a variety in building heights, but a sense of continuity is established by the horizontal alignment of storefront level moldings and second story cornices. In 1981, many historic features remain, but minor alterations have occurred, and some details are obscured by monochromatic paint schemes. One of the buildings have been rehabilitated in this image and modifica- tions have occurred on other buildings. After rehabilitation (photo: 2013), buildings have been adapted to new uses while the key, character-defining features that contribute to their historic significance have been preserved. 54 32Project Planning a Preservation LINDEN STREET Address: 200 block of Linden Street, west side The northern end of the Linden Street block in 1980 appears with several storefronts missing, and a mono- chromatic paint scheme diminishes one’s perception of the distinctive architectural details. A close-up view of the storefront at 252 Linden, in 1980 shows the miss- ing storefront. After rehabilitation in the mid-1980s, many storefronts have been reconstructed. Architectural details are highlighted with contrasting color schemes. The left-most storefront remains altered, but other features on this facade have been pre- served. In 2013, awnings and signs have been added, and color schemes have changed. This demonstrates the ongoing adaptive use of these properties, while preserving their historic significance. In the mid-1980s, after the store- front has been reconstructed. 55 Old Town Fort Collins Design Guidelines | May 2014 33 THE MCPHERSON BLOCK Address: 100 block of Linden Street, west side Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the proportions of the ground level. In 2013, storefronts and the midbelt molding are recon- structed. 56 34Project Planning a Preservation OLD FIRE STATION AND CITY HALL Address: 200 block Walnut Street, north side The old city hall and fire station occupied two buildings side- by-side on Walnut Street. A distinctive arch identified the door for fire engines. In 1980, the two buildings appear as one metal clad facade. The storefront for city hall has been removed, and the doorway for fire engines has been widened. At the beginning of rehabilitation in the early 1980s, damage to the historic masonry is vis- ible. The hose tower also is missing. Lower left: Shortly after rehabilitation, reconstructed cornices and storefront are visible. A more contemporary storefront, using dark metal components, is used in the historic fire engine entry, to signify that this is a later alteration. The tower also is reconstructed. Lower right: In 2012, awnings and signs have changed, but the key features of the building remain intact, demonstrating the continuing use of this historic resource. 57 Old Town Fort Collins Design Guidelines | May 2014 35 J.L.HOHNSTEIN BLOCK Address: 220 East Mountain Avenue An early view of the Hohnstein block documents the tall first floor and the distinctive masonry arch details on the upper floor. In 1980, metal cladding obscures most of the key character-defining features of the building front. In the early 1980s, the initial reha- bilitation revealed key features of the facade. Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area reflects a new use, but is designed to remain visually subordinate to the historic building. Note the historic sign on the side wall. 58 36Project Planning a Preservation MILLER BLOCK Address: 11 Old Town Square In 1979, wood paneling obscures historic storefronts. Shortly after construction of the plaza in Old Town Square, (ca. 1985), new awnings define the dimensions of individual storefront bays. In 2013, key features remain preserved. Different awning colors distinguish individual businesses while retaining the overall visual continuity of the building. In this early photo, the Miller building stands as a signature building at Linden and Walnut streets; diagonally from the Linden Hotel. 59 Old Town Fort Collins Design Guidelines | May 2014 37 In this early photo, the Linden Hotel stands as the signature building at the corner of Linden and Walnut Streets In 1980s, historic masonry is covered with a cementatious plaster and the storefronts have been altered. Some upper story windows have been blocked up. Again in the early 1980s, the Linden in an altered state. The Sal- vation Army and Reed and Dauth buildings are to the right. In 2013, the Linden is once more the icon for Old Town Fort Collins. THE LINDEN HOTEL Address: 201 Linden Street 60 38Project Planning a Preservation Designing in Context District-wide Block Immediate Surroundings A fundamental principle of the design standards is that projects shall be planned to be compatible with the context. This is especially relevant to the design of an addition or new building. Levels of Context Consideration Context shall be considered at these levels: › District-wide – in terms of the qualitative features, such as the orientation of the street, alley, street wall, buildings and features › The block – which focuses on the collection of buildings, sites and structures in the area › Immediate surroundings – properties adjacent to, facing or overlooking a specific site Note: The contexts are highlighted in white and the mock project area is identified with a heavy black line. 61 Old Town Fort Collins Design Guidelines | May 2014 39 Historic Architectural Styles The Architectural Style descriptions will assist the City in determining which features are key to a property’s significance. Note that styles are rarely “pure” in form, and a wide range exists within individual styles. Please see the Appendix for a description of the Architectural Styles found in the Old Town Historic District. The majority of the buildings styles found in the Old Town Historic District are shown here. Nineteenth-Century Commercial, Richardsonian Romanesque Early Twentieth - Century Commercial, single storefront. architectural style Nineteenth-Century Commercial, Italianate architectural style that is fifty feet or more with multiple entrances. Historic Architectural Styles Information about Fort Collins’s historic architec- tural styles is available from a number of sources, including: › The City of Fort Collins Historic Preservation Division › City of Fort Collins, Central Business District Development and Residential Architecture, Historic Contexts, November 1992 › A Cultural Resources Inventory of The Old Fort Site, Fort Collins, Colorado, June 2002 › See History Colorado web link at: http://www.historycolorado.org/archaeologists/ colorados-historic-architecture-engineering-web- guide See also the following reference book: › What Style is it? A Guide to American Architecture. John C. Poppeliers, S. Allen Chambers, Jr., Nancy B Schwartz. Historic Building Survey, National Park Service, US Department of the Interior. 1983 › Visual Dictionary of Architecture. Francis D.K. Ching. John Wiley & Sons, Inc. 1995 › A Field Guide to American Houses. Virginia & Lee McAlester. New York, Alfred A. Knopf. 1984 62 40Project Planning a Preservation 63 DESIGN STANDARDS FOR THE TREATMENT OF HISTORIC RESOURCES 3 64 65 Old Town Fort Collins Design Guidelines | May 2014 43 Design Standards for the Treatment of Historic Resources Architectural details help convey the significance of historic properties, and shall be preserved. The method of preservation that requires the least intervention is expected. For More Information See web link to Preservation Brief 17: Architectural Character - Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Character. http://www.nps.gov/tps/how-to- preserve/briefs/17-architectural- character.htm The City seeks to preserve the historic integrity of properties of historic significance in the Old Town Historic District. This means employing best practices in property stewardship to maintain the key character- defining features of individual historic resources, as well as maintaining the context in which they exist. This section provides standards for the treatment of historic properties in Old Town. It focuses on the rehabilitation and maintenance of character-defining features of each individual contributing property as well as the district as a whole. The standards in this section do not apply to new construction. ARCHITECTURAL DETAILS Architectural details help convey the historic and architectural significance of historic properties, and shall be preserved. The method of preservation that requires the least intervention is expected. 3.1 Maintain significant architectural details. › Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitiv- ity. › Employ preventive maintenance measures such as rust removal, caulking and repainting. 66 44Resources Design Standards for the Treatment of Historic Historic Architectural Details Typical historic architectural details to preserve include: › Cornices and eaves › Moldings and brackets › Windows and doors and surrounds › Modillions and other surface ornamenta- tion › Columns › Storefronts › Please see the Architectural Styles section in the Appendix. 3.2 Repair , rather than replace, significant architectural details if they are damaged. › Do not remove or alter distinctive architec- tural details that are in good condition or that can be repaired. › Document the location of a historic feature that must be removed to be repaired so it may be repositioned accurately. › Patch, piece-in, splice, consolidate or otherwise upgrade deteriorated features using recognized preservation methods. › Minimize damage to historic architectural de- tails when repairs are necessary. › Protect significant features that are adjacent to the area being worked on. Retain and treat exterior stylistic features and examples of skilled craftsmanship with sensitivity. Maintain significant architectural details, including: projecting cornices, masonry patterns, decorative moldings, double-hung wood windows and other decorative fea- tures. 4 4 Document the location of a historic feature that must be removed and repaired so it may be repositioned accu- rately. 4 Patch, piece-in, splice, con- solidate or otherwise upgrade deteriorated features using recognized preservation meth- ods. 4 For More Information See web link to Preservation Brief 27: The Mainte- nance and Repair of Architectural Cast Iron http://www.nps.gov/tps/how-to-preserve/ briefs/27-cast-iron.htm and Old Town Fort Collins Design Guidelines | May 2014 45 3.3 Reconstruct an architectural feature accurately if it cannot be repaired. › Use a design that is substantiated by physical or pictorial evidence to avoid creating a misrepre- sentation of the building’s history. › Use the same kind of material as the historic detail. However, an alternative material may be considered if it: › Has proven durability › Has a size, shape, texture and finish that conveys the visual appearance of the his- toric feature. › Is located in a place that is remote from view or direct physical contact › Do not add architectural details that were not part of the historic structure. For example, decorative millwork shall not be added to a building if it was not a historic feature as doing so would convey a false history. The rehabilitation of the Reed and Dauth building included reconstruction of missing features. Using historic photographs, a cornice was constructed to match the historic in character. An alter- native material (wood) was used instead of the historic metal. Before rehabilitation (ca. 1980) During rehabilitation (ca. 1982) The rehabilitated Reed and Dauth building, 223 Linden Street (2013) During rehabilitation (ca. 1982) 4 68 46Resources Design Standards for the Treatment of Historic These buildings demonstrate a successful reconstruction of a missing cornice. See the image above for the historic condition. Loomis Building, 213-217 Linden Street 4 Use historic photos as a source for reconstructing a missing detail. 4 Interim image of missing cornice. 69 Old Town Fort Collins Design Guidelines | May 2014 47 MATERIALS AND FINISHES Historic materials shall be preserved in place. If the material is damaged, limited replacement to match the historic should be considered. Historic building materials shall never be covered or subjected to harsh cleaning treatments. Preserving historic building mate- rials and limiting replacement to only pieces which are deteriorated beyond repair also reduces the demand for, and environmental impacts from, the production of new materials and therefore supports the city’s sustainability objectives. 3.4 Maintain historic building materials. › Protect historic building materials from dete- rioration (see “Maintaining Historic Materials” at right for information on treating different types of materials). › Do not remove historic materials that are in good condition. › Use a low pressure water wash if cleaning is permitted. Chemical cleaning may be consid- ered if a test patch does not have a negative effect on the historic fabric (test patch shall be reviewed by City preservation department). › Do not use harsh cleaning methods, which can inhibit the function and/or appearance of the historic material, (such as sandblasting, which can damage its protective coating.) Maintaining Historic Materials Primary historic building materials include masonry (brick, mortar, stone, and concrete), wood and metal. These shall be preserved and repaired. 4 Appropriate treatments to protect specific materi- als from deterioration include: Masonry › Maintain the natural water-protective layer (patina). › Do not paint, unless it was painted historically (this can seal in moisture, which may cause extensive damage over time). › Re-point deteriorated masonry mortar joints with mortar that matches the strength, com- position, color and texture of the historic material. Wood › Maintain paint and other protective coatings to retard deterioration and ultraviolet dam- age. › Provide proper drainage and ventilation. Metal › Maintain protective coatings, such as paint, on exposed metals. › Provide proper drainage. Do not use harsh cleaning methods, such as sandblasting, which can damage his- toric materials. 48Resources Design Standards for the Treatment of Historic 3.5 Repair historic building materials when needed. › Repair deteriorated building materials by patch- ing, piecing-in, consolidating, or otherwise reinforcing the material. › Replace only those materials that are deterio- rated, and beyond reasonable repair. 3.6 Replace historic building materials in kind. › Use the same material as the historic material to replace damaged building materials. › Also use historic materials to replace damaged building materials on a non-primary façade. › Replace only the amount of material that is beyond repair. › Use only replacement materials that are similar in scale, finish and character to the historic material. › Use only replacement materials with proven durability. › Do not replace building materials, such as masonry and wood siding, with alternative or imitation materials, unless no other option is available. Repair deteriorated building materials, when needed. 4 Alternative or replacement materi- als shall match the style and detail of the historic fabric and be durable in the local climate, such as these cast concrete details that replace missing stone features. 4 For More Information See web link to Preservation Brief 16: The Use of Substitute Materials on Historic Building Exteriors. http://www.nps.gov/tps/how-to-preserve/ briefs/16-substitute-materials.htm Typical Materials Typical historic building materials used in Old Town Fort Collins include: » Masonry › Brick › Stone › Terra Cotta › Poured Concrete › Pre-cast Concrete » Wood » Metal › Cast iron, › Copper › Sheet metal Understanding the character of these materials and the patterns they create is essential to their Old Town Fort Collins Design Guidelines | May 2014 49 3.7 Preserve the visibility of historic materials. › Consider removing later covering materials that have not achieved historic significance. › Once a non-historic material is removed, repair the historic, underlying material. › Do not cover or obscure historic building ma- terials. › Do not add another layer of new material if a property already has a non-historic building material covering the historic material. Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials (right). 8 4 For More Information See web link to Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/1- cleaning-water-repellent.htm See web link to Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings http://www.nps.gov/tps/how-to-preserve/briefs/2- repoint-mortar-joints.htm 72 50Resources Design Standards for the Treatment of Historic WINDOWS Historic windows help convey the significance of historic structures, and shall be preserved. They can be repaired by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. Repair and weatherization also is often more energy efficient, and less expensive, than replacement. If a his- toric window cannot be repaired, a new replacement window shall be in character with the historic building. 3.8 Maintain and repair historic windows. › Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and group- ings of windows. › Repair and maintain windows regularly, includ- ing trim, glazing putty and glass panes. › Repair, rather than replace, frames and sashes. › Restore altered window openings to their his- toric configuration. Historic Window Components Window components include: › Sash › Frame › Number of lights (panes) › Shutters › Security Devices (bars and screens) › Insect screens › Storm windows 4 4 4 Before rehabilitation: upper story windows in need of repair. After rehabilitation: repaired windows. 73 Old Town Fort Collins Design Guidelines | May 2014 51 3.9 Replace a historic window with a matching design if repair is not possible. › Replace with the same material. › Match the appearance of the historic window design (i.e., if the historic is double-hung, use a double-hung replacement window). › Maintain the historic size, shape and number of panes. › Match the profile of the sash, muntin and its components to the historic window, including the depth of the sash, which may step back to the plane of the glass in several increments. › Use clear window glazing that conveys the vi- sual appearance of historic glazing (transparent low-e glass is preferred). › Do not use vinyl and unfinished metals as win- dow replacement materials. › Do not use metallic or reflective window glaz- ing. › Do not reduce a historic opening to accom- modate a smaller window or increase it to accommodate a larger window. 4 Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored. 74 52Resources Design Standards for the Treatment of Historic Alternative Window Material If it is not possible to match the historic design and materials of a window, then an alternative design may be considered in the following locations: › On a non-primary façade, accessory build- ing or addition › On a primary façade if no other option is available Alternative window designs shall: › Match the general profile and details of the historic window. › Use materials that match the historic ap- pearance in dimension, profile and finish. Match the appearance of a historic window design (i.e., if the historic is double-hung, use a double-hung replacement window, or a window that appears to be double-hung). Replace historic windows (top) with a matching design (bottom), if repair is not possible. 4 Do not reduce a historic opening to accommodate a smaller win- dow or increase it to accommodate a larger window. 8 4 75 Old Town Fort Collins Design Guidelines | May 2014 53 3.10 Use special care when replacing a window on a primary façade. › Give special attention to matching the historic design and materials of windows located on the façade. › Also, match the historic design when replacing a window located on a secondary wall. 3.11 Design a storm window to minimize its visual impacts. › If a window did not historically have a storm window, place a new storm window internally to avoid exterior visual impacts. › Use storm windows designed to match the historic window frame if placed externally. › Use insect screens with painted wooden frames where wood windows exist. 3.12 Restore a historic window opening that has been altered. › Restore a historic window opening that previ- ously existed. › Place a new window to fit within the historic opening. Place storm windows internally to avoid exterior visual impacts (right). Use storm window inserts designed to match the historic frame if placed externally (left). 4 Preserve the size and proportion of a historic window opening. 8 4 For More Information See web link to Preservation Brief 9: The Repair of Historic Wooden Windows http://www.nps.gov/tps/how-to-preserve/briefs/9- wooden-windows.htm See web link to Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel Windows http://www.nps.gov/tps/how-to-preserve/ briefs/13-steel-windows.htm See web link to window retrofit article from the National Trust for Historic Preservation web site http://www.preservationnation.org/who-we-are/ press-center/press-releases/2012/new-windows- study.html Web link to window treatments National Park Service Tech Notes. Scroll down page to window to secure links http://www.nps.gov/tps/how-to-preserve/tech- notes.htm 76 54Resources Design Standards for the Treatment of Historic 3.13 When necessary, locate and design a new window opening to preserve the overall rhythm and arrangement of windows on a secondary building wall. › Locate a new window opening to match the general arrangement of historic windows in a building wall. › Design a new window opening to match historic window proportions on the same façade. 3.14 Enhance the energy efficiency of historic windows and doors. › Make the best use of historic windows; keep them in good repair and seal all the leaks. › Maintain the glazing compound regularly. Remove old putty with care. › Place a storm window internally to avoid the impact upon external appearance. › Use storm windows designed to match the historic window frame if placed externally. Double-hung windows found in many historic structures allow for transferring cool air in and warm air out during the summer months. 77 Old Town Fort Collins Design Guidelines | May 2014 55 DOORS AND ENTRIES The design, materials and location of historic doors and entries help establish the significance of a historic structure and shall be preserved. When a new door is needed, it shall be in character with the building. 3.15 Maintain a historic primary entrance. › Preserve historic and decorative features, including door frames, sills, heads, jambs, mold- ings, detailing, transoms and flanking sidelights. › Do not alter the historic size and shape of a historic door opening. › Do not change the historic locations of door openings on primary façades. › Do not add a new door opening on a primary façade. › Do not enclose transoms or sidelights. 3.16 Repair or replace a damaged door to maintain its general historic appearance. › Use materials that are similar to that of the historic door. › When replacing a historic door on a primary façade, use a design that is similar to the historic door. › When replacing a historic door on a non- primary façade, use a design that is in character. Historic Door and Entry Components Historic door and entry features include: › Door Detailing › Sills › Surround › Transoms › Heads › Threshold › Moldings › Jambs › Landing (i.e., mosaic tiles) › Flanking sidelights › Hardware Maintain a historic primary entrance design. The design, materi- als and location of historic doors and entries help establish the significance of a historic structure and shall be preserved. 4 4 78 56Resources Design Standards for the Treatment of Historic 3.17 Locate and design a new door and entry to preserve the historic façade composition. › Locate a new door to be consistent with the historic architectural style of the structure, especially if located on the primary façade. › Design a new door or entry to match historic door proportions. Design a new door or entry to match historic door proportions. 4 4 79 Old Town Fort Collins Design Guidelines | May 2014 57 COMMERCIAL STOREFRONTS A historic commercial storefront is a key defining feature of a historic commercial building and shall be preserved. A historic storefront is usually framed by masonry side walls and a horizontal cornice or lintel above the storefront windows. The space within is highly transparent, including large transom windows over the display windows. A store entrance is usually recessed behind the plane of the façade and the cornice or lintel separates the storefront from upper floors. Preserving significant historic storefronts and recon- structing altered or missing storefront features is a key goal. Researching archival materials such as historic photos and building plans can be helpful in understand- ing the role of the storefront and its relationship to the street. 3.18 Maintain and repair a historic commercial storefront. › Maintain interest for pedestrians by maintaining an active street level storefront. › Preserve the storefront glass if it is intact. › Repair historic storefront elements by patching, splicing, consolidating or otherwise reinforcing the historic materials. › Do not alter the size and shape of a storefront opening. › Do not use reflective, opaque or tinted glass. › Do not remove or enclose a transom. › Retain the relationship of the storefront to the sidewalk. 3.19 Replace storefront features to match historic features if necessary. › Use traditional materials such as masonry and wood. › If using traditional materials is not possible, use compatible substitute materials that are similar in scale, finish and character to the historic material, and have proven durability in the local climate. › Use historical documentation to guide the design of replacement features, or design simplified versions of similar elements seen on nearby historic properties, if no documentation is available. › Expose historic storefront elements that have been covered by modern siding or other ma- terials. 4 Before rehabilitation: historic storefront components survive. (ca. 1980) After the initial rehabilitation storefront components are retained. (ca. 1982) Storefront components continue to be pre- served. (2013) For More Information See web link to Preservation Brief 11: Rehabilitating Historic Storefronts http://www.nps.gov/tps/how-to-preserve/ 58Resources Design Standards for the Treatment of Historic 3.20 Reconstruct a missing storefront to match the character, scale and materials of the historic. › Use historical documentation to guide the design of the reconstruction. Traditional Commercial Storefront Features Historic commercial storefronts typically feature a tall ground floor level while upper stories have shorter floor-to-floor heights. The key character-defining features of a commercial storefront are: Molding or Lintel Transom Display Window Bulkhead/Kickplate Recessed Entry Engaged Column or Pilaster Contemporary Storefront Designs When a historic storefront is largely missing, it may be appropriate to design a replacement that is a contemporary interpretation of a traditional storefront. A contemporary replacement design shall: › Promote pedestrian interest and an active street-level façade › Use high-quality, durable materials that are similar in type and scale to traditional materials › Be located within the historic structural frame of sidewalls and lintel or cornice that spaces the storefront opening › Convey the characteristics of typical his- toric storefronts › Include traditional storefront elements such as a bulkhead and transom › Maintain the transparent character of the display windows › Provide a recessed entry › Use a simple and relatively undecorated design › Relate to traditional elements of the façade above › Preserve early storefront alterations that have become historically significant 3.21 A simplified or contemporary interpretation of a traditional storefront may be considered where the historic storefront is missing and no evidence of it exists. › Where the historic is missing and no evidence of the historic storefront exists, a new design that uses traditional features of a storefront is permitted. › The new design shall continue to convey the design character and materials of typical com- mercial storefronts. This includes the transpar- ent character of the glass. › Use simple color combinations (see “Permitted Color Combinations for a Commercial Store- front” on page 61 for more information). 4 Old Town Fort Collins Design Guidelines | May 2014 59 HISTORIC ROOFS Many roofs in the Old Town Historic District are flat and are concealed from view, where changes may not affect the integrity of the structure. For those that are visible, the form, shape and significant materials of a historic roof help define the character of a historic structure as it is perceived from the public way and shall be preserved. 3.22 Preserve the historic roofline on a historic structure. › Maintain the perceived line and orientation of the roof as seen from the street. 3.23 Maintain and repair historic roof materials. › Preserve decorative elements, including crests and chimneys. › Retain and repair roof detailing, including gut- ters and downspouts. EXPOSED HISTORIC FOUNDATIONS A historic building foundation contributes to the charac- ter of a historic structure and shall be preserved. Altering or replacing historic foundation walls is discour- aged. However, it may be necessary to replace historic foundation walls with compatible new materials where the historic foundation is deteriorated beyond repair. 3.24 Maintain and repair a historic foundation. › Re-point historic masonry foundations to match the historic design. › Design landscaping and other site features to keep water from collecting near the foundation. › Do not cover a historic foundation with newer siding material. › Do not install windows, window wells or an access door on the front façade of a historic foundation. Historic Roof Features Historic roof features to maintain include: › Parapet profile › Historic height and profile. › Historic materials › Historic skylights › Parapet crests Maintenance Tips: › Look for breaks or holes in the roof surface and check the flashing for open seams. › Watch for vegetation, such as moss and grass, which indicates accumulated dirt and retained moisture. › Patch and replace areas with damaged roof material (often, repairing a roof can be much less expensive than complete replacement). 82 60Resources Design Standards for the Treatment of Historic 3.25 Replace a foundation wall using new material that is similar in character to the historic foundation. › For example, if a stone foundation must be replaced, a material that conveys the scale and texture of the historic fabric may be considered. › Use materials and details that resemble those used in foundations on similar nearby historic properties. › Do not increase the height of the structure when replacing a foundation wall as it will alter the alignment of historic façades along the block and its relationship to other details on the build- ing. LOADING DOCKS Historic loading docks are important character- defining features of some commercial and industrial buildings and shall be preserved. These features also influence the perceived scale of the structure. Altering, enclosing, or removing a historic loading dock is not allowed. Loading docks on the rear of a building are important to the character of a property. 3.26 Maintain and repair a historic loading dock. › Maintain the historic location and form of a loading dock. › Maintain and repair loading dock components and details, such as a canopy or railing. COLOR Choosing the right combination of colors for a historic rehabilitation project can unify building elements with the façade and highlight important architectural detail- ing. Paint color selection shall be appropriate to the architectural style and complement the building and its surroundings. Using the historic color scheme is an option, but new schemes that are compatible are also permitted. 3.27 Retain historic colors. › Retain the historic or early color and texture of masonry surfaces. › Retain historic coatings such as paint that help protect exterior materials from moisture and ultraviolet light. › Do not strip paint or other coatings to reveal bare wood. › Do not paint unpainted masonry and architec- tural metals. › Do not use destructive paint removal methods such as propane or butane torches, sandblasting or water blasting which can irreversibly damage historic materials. Preserve traditional loading docks. 4 For More Information See web link to Preservation Brief 10: Exterior Paint Problems on Historic Woodwork http://www.nps.gov/tps/how-to-preserve/ briefs/10-paint-problems.htm 83 Old Town Fort Collins Design Guidelines | May 2014 61 3.28 Use a color scheme that is compatible with the historic character of the structure. › Restore historic paint colors and finishes to the extent reasonable to highlight the structure’s historic appearance. › Repaint with colors that are appropriate to the period of historic significance of the building and district. Color selection shall be based on historic paint analysis of the historic layers of paint or appropriate historic research. › Use color schemes that are simple in character (generally one to three accent colors for trim elements). › Seek professional advice and properly prepare surfaces before painting. Permitted Color Combinations for a Commercial Storefront Three colors are generally sufficient to highlight a commercial storefront. Base Color. This appears on the upper wall and frames the storefront. The major expanses on a storefront will be painted this color. Major Trim. This defines the decorative elements of the building and ties the upper façade trim with the storefront. Elements include: › Building and storefront cornice › Window frames, sills and hoods › Storefront frames, columns, bulk-heads and canopies. Minor Trim. This is intended to enhance the color scheme established by the base and major trim colors and may be used for window sashes, doors and selective details. 84 62Resources Design Standards for the Treatment of Historic EXISTING ADDITIONS Some existing additions may have become historically significant in their own right. Unless the building is being accurately restored to an earlier period of sig- nificance, additions that have taken on significance shall be preserved. However, more recent additions may detract from the character of the building and could be considered for modification or removal. 3.29 Preserve an older addition that has achieved historic signif icance in its own right. › Respect character-defining building components of a historically-significant addition. › Do not demolish a historically-significant addi- tion. 3.30 Consider removing an addition that is not historically significant. › Ensure that the historic fabric of the primary structure is not damaged when removing these features. NEW ADDITIONS AND ACCESSORY STRUCTURES A new addition or accessory structure that is compat- ible with the historic building and surrounding historic context may be permitted. It is important to consider its design and placement, as well as its relationship to the surrounding historic context. The design standards for new construction also apply to the design of a new addition or accessory structure. 3.31 Design an addition or accessory structure to be compatible with the historic structure. › Design an addition or accessory structure to be visually subordinate to the historic building (It shall not replicate the design of the historic building.) › Use materials that are of a similar color, tex- ture, and scale to materials in the surrounding historic context. › Design an addition or accessory structure to be compatible with the scale, massing and rhythm of the surrounding historic context. › Incorporate windows, doors and other open- ings at a consistent solid-to-void ratio to those found on nearby historic buildings. › Use simplified versions of building components and details found in the surrounding historic context. This may include: a cornice; a distinc- tive storefront or main door surround; window sills or other features. › Do not use replicas of historic building components and details that would convey a false history or that would draw undue attention to the addition. 4 For More Information: See web link to Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns http://www.nps.gov/tps/how-to-preserve/ briefs/14-exterior-additions.htm Old Town Fort Collins Design Guidelines | May 2014 63 3. 32 Design an addition or secondary structure to be subordinate to the historic building. › Place an addition or secondary structure to the side or the rear of the historic structure. › Place a rooftop or upper-story addition to the rear to minimize visual impacts from public streets. › Do not locate an addition on a primary façade. 3. 33 Differentiate an addition from the historic structure. › Use changes in material, color and/or wall plane. › Use a lower-scale connecting element to join an addition to a historic structure. › Use contemporary architectural styles or mate- rials in an addition or a simplified version of the architectural style. 3. 34 Do not try to make an addition or secondary structure appear older than it is. › Do not replicate historic details; use simplified versions. 3.35 Do not damage the historic fabric of the historic building when adding an addition. › Do not damage or obscure significant architec- tural features of the historic building. Locating an Addition to a Historic Commercial Structure An addition to a historic commercial structure shall be subordinate to, and differentiated from, the historic structure as illustrated below. Historic Structure The one and two- story commercial building illustrated at right are historic. Historic Structures Rear Addition The rear addition illustrated at right is appropriate. Rear Addition 4 Rooftop Addition The rooftop addition illustrated at right is appropri- ate because it is set back from the front façade. Rooftop Addition 4 Appropriate addition to the rear of a contrib- uting structure. 64Resources Design Standards for the Treatment of Historic Planning for Energy Efficiency PLANNING FOR ENERGY EFFICIENCY These standards address maintaining and improving resource and energy efficiency in a historic building, as well as methods for approaching energy conservation and generation technologies. The standards in this section apply to projects involving historic buildings. Other sustainability standards throughout this docu- ment will also apply. Objectives for historic preservation and community sustainability are often in alignment. Follow these basic steps when considering a rehabilitation project for energy efficiency: Step 1: Establish Project Goals. Develop an overall strategy and project goals for energy efficiency to maximize the effectiveness of a project. This will establish a broad view that can help place individual actions into context. Focus on minimizing use of resources and energy, minimizing negative environmental impacts, and retaining the his- toric integrity of a property. Strategies shall maximize the inherent value of the historic resource prior to considering alterations or retrofitting with new energy generation technology. Step 2: Maintain Building Components in Sound Condition. Maintaining existing building fabric reduces negative environmental impacts. Re-using a building preserves the energy and resources invested in its construction, and removes the need for producing new construction materials. Step 3: Maximize Inherent Sustainable Qualities. Typically, historic buildings in the Old Town Historic District were built with resources and energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building fea- tures that can be repaired if damaged, thus minimizing the use of materials throughout the building’s life cycle. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round interior climate control, which increase energy efficiency. Passive strategies typically include building orientation and features such as roof over- hangs and windows to provide both natural day lighting as well as management of solar heat gain. Active strate- gies typically include operable building features such as awnings and double-hung and transom windows. Identify a building’s inherent sustainable features and operating systems and maintain them in good operat- ing condition. In some cases these features may be covered, damaged or missing; repair or restore them where necessary. Step 4: Enhance Building Performance. A historic building’s inherent energy efficiency shall be augmented using techniques which improve energy efficiency without negatively impacting historic building elements. Noninvasive strategies such as increased in- sulation, weatherization improvements and landscaping Old Town Fort Collins Design Guidelines | May 2014 65 ENHANCING ENERGY PERFORMANCE Improvements to enhance energy efficiency shall complement the historic building. The structure, form and materials shall be sensitively improved in energy efficiency terms to preserve the building’s character. 3.36 Use noninvasive strategies when applying weatherization improvements. › Use cost-effective weather-stripping, insulation and storm windows to improve energy ef- ficiency while preserving historic character. › Install additional insulation in an attic, basement or crawl space as a simple method to make a significant difference in a building’s energy ef- ficiency. Provide sufficient ventilation to prevent moisture build-up in the wall cavity. › Install weatherization strategies in a way that does not alter or damage significant materials and their finishes. › Use materials which are environmentally friendly and that will not interact negatively with historic building materials. › When a roof must be replaced, consider install- ing a radiant barrier. › Maintain historic windows; keep them in good repair and seal all leaks. › Retain historic glass, taking special care in putty replacement. › Maintain the glazing compound regularly. Re- move old putty with care. › Use operable systems such as storm windows, insulated coverings, curtains and awnings to enhance performance of historic windows. MAINTAINING ENERGY EFFICIENCY The historic sustainable building features and systems of a historic building shall be maintained in good oper- ating condition. 3.37 Preserve the inherent energy efficient features of the historic building in operable condition. › Identify a building’s inherent sustainable features and operating systems and maintain them in good condition. › Retain historic shutters, awnings, canopies and transoms. Operable features such as these will increase the range of conditions in which a building is comfortable without mechanical climate controls. Energy Audit To inform an energy efficiency project strategy, conduct an energy audit. Energy audits can give a comprehensive view of how energy is currently managed, in the daily and seasonal cycles of use, and can also provide perspective on the payback of investment for potential work on the building. For example, an energy audit, when examined based on an overall strategy, may demonstrate that priorities shall be on increasing insulation in walls, ceilings and foundations, rather than replac- 66Resources Design Standards for the Treatment of Historic Commercial Building Energy Efficiency Diagram This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building. These measures can enhance energy efficiency while retaining the integrity of the historic structure. Upper-story WindoWs » Maintain historic windows » Weather-strip and caulk » Add storm windows (preferably interior) transoms » Retain operable transom to circulate air solar panels » Set back from primary façade to minimize visibility from street attic » Insulate internally or roof Green roof » Place below parapet line to minimize visibility from street roof material » Retain & repair aWninGs/canopies » Use operable awnings to control solar access and heat gain » Use fixed canopies to provide year-round shade and shelter doors » Maintain/weather-strip historic doors » Consider interior air lock area storefront WindoWs » Maintain and caulk historic windows 89 Old Town Fort Collins Design Guidelines | May 2014 67 3. 39 Install solar collectors to minimize potential adverse effects on the character of a historic property. › Place collectors to avoid obscuring significant features or adversely affecting the perception of the overall character of the property. › Size collector arrays to remain subordinate to the historic structure. › Install collectors on an addition or secondary structure. › Minimize visual impacts by locating collectors back from the front façade. › Ensure that exposed hardware, frames and pip- ing have a matte finish, and are consistent with the color scheme of the primary structure. › Use the least invasive method to attach solar collectors to a historic roof. USING ENERGY GENERATING TECHNOLOGIES Integrate modern energy technology into a historic structure while maintaining its historic integrity. Use of energy-generating technologies should be the final op- tion considered in an efficiency rehabilitation project. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project. Consider the overall project goals and energy strategies when determining if a specific technology is right for the project. As new technologies are tried and tested, it is impor- tant that they leave no permanent negative impacts to historic structures. The reversibility (returning the building fabric to its historic condition) of their applica- tion will be a key consideration when determining if it shall be permitted. 3.38 Locate energy-generating technology to minimize impacts to the historic character of the site and structure. › Locate technology where it will not damage, obscure or cause removal of significant features or materials. › Maintain the historic character of the building. › Install technology in such a way that it can be readily removed and the historic character eas- ily restored. › Use materials which are environmentally friendly and that will not interact negatively with historic building materials. 3.40 Install wind turbines to minimize potential adverse effects on the character of a historic property. › Use turbines and any exposed hardware with a matte finish that is consistent with the color scheme of the primary structure. › Do not obscure significant features or impair the building’s historic significance. › Attach turbines in a manner that avoids damage to significant features. › Install turbines to allow restoration of affected 68Resources Design Standards for the Treatment of Historic ACCESSIBILITY In 1990, the passage of the Americans with Disabilities Act (ADA) mandated that all places of public accom- modation be accessible to everyone. This includes his- toric structures that are used for commercial, rental, multi-family and public uses. Note that the law provides that alternative measures may be considered when the integrity of a historic resource may be threatened. In most cases, property owners can comply without compromising the historic resource. Owners of his- toric properties should comply to the fullest extent feasible with accessibility laws, while also preserving the integrity of the character-defining features of their building or site. These standards shall not prevent or inhibit compliance with accessibility laws. 3.41 Accessibility improvements shall be designed to preserve the integrity of a historic property. › Retain the key features of the historic structure in any design. › Ensure that accessibility improvements are “reversible.” PHASING PRESERVATION IMPROVEMENTS In some cases, a property owner may wish to make in- terim preservation improvements, rather than execute a complete rehabilitation of a historic property. This work shall be planned such that it establishes a founda- tion for future improvements that will further assure continued use of the property and retain its historic significance. For example, a simplified cornice element may be installed on a commercial storefront, in lieu of reconstructing the historic design, with the intent that an accurate reconstruction would occur later. 3.42 Plan interim preservation improvements to retain opportunities for future rehabilitation work that will enhance the integrity of a historic property. › Preserve key character-defining features while making interim preservation improvements. › Interim preservation improvements that would foreclose opportunities for more extensive rehabilitation in the future are not be allowed. › See photo sequence on page 28. Accessibility improvements shall be designed to preserve the integrity of a historic property to the fullest. 91 Old Town Fort Collins Design Guidelines | May 2014 69 TEMPORARY STABILIZATION TREATMENTS When a building is to be unoccupied for an extended period of time, it shall be secured in a way in which to preserve historically significant features and prevent deterioration from weathering or vandalism. Often termed “mothballing,” such procedures are particularly relevant to properties that have been vacant for a long time. Stabilization shall be planned such that the integ- rity of the property will be maintained. 3.43 If a building is unoccupied, secure it in a way that protects its historic character. › Maintain a weather-tight roof. Temporary roof- ing may be installed if needed. › Structurally stabilize the building, if needed. › When enclosing a window or door opening, do not damage frame and sash components. Mount any panel to cover the opening on the interior. Also, paint the panels to match the building color. › Provide adequate ventilation to the interior of the building. EXISTING HISTORIC ALTERATIONS Many historic structures experience changes over time as design tastes change or need for additional space occurs. Many of these occurred while retaining the characteristics that are key historic features. Some of these alterations now may be historically significant themselves. An addition constructed in a manner compatible with the historic building and as- sociated with the period of significance is an example, and it too may merit preservation in its own right. In contrast, more recent alterations usually have no historic significance and may even detract from the character of the building and obscure significant fea- tures. Removing such an alteration may be considered in a rehabilitation project. Historic features that have been modified can also be restored. 3.44 Consider the significance of early alterations and additions. Consider these options: › Preserve an older addition or alteration that has achieved historic significance in its own right, when it is key to understanding the history of the property. 92 70Resources Design Standards for the Treatment of Historic 93 4 DESIGN STANDARDS FOR ALL PROPERTIES 94 95 Old Town Fort Collins Design Guidelines | May 2014 73 AWNINGS AND CANOPIES Traditionally, awnings and canopies were noteworthy features of buildings in the Old Town Historic District, and their continued use is encouraged. These elements are simple in detail, and they reflect the character of the buildings to which they are attached. 4.1 Preserve traditional canopies. › Retain historic hardware. 4.2 Install an awning or canopy to f it the opening and be in character with the building. › A fabric awning is permitted. › A fixed metal canopy may be considered when it would be in character. › Mount an awning or canopy to accentuate character-defining features. The awning or canopy shall fit in the openings of the buildings. › Simple sloping awnings and flat canopies are permitted. Odd shapes, bullnose awnings and bubble awnings are prohibited. 4.3 Design an awning or canopy with colors and materials that are durable and compatible with the structure. › Use canvas or a similar woven material (preferred approach) for an awning. › Do not use a material without proven durabil- ity or that has a gloss finish. › Contemporary awnings may be considered. Design Standards for All Properties › Post supported canopies are prohibited on the front facade of a commercial building. However, they may be permitted on a rear facade that faces an alley. Design an awning or canopy with colors and materials that are durable and compatible with the structure. Traditionally, awnings were noteworthy features of commercial buildings, and their continued use is encouraged. Awnings and canopies can help define windows, entry areas and the pedestrian level of buildings. For More Information See web link to Preservation Brief 44: The Use of Awnings on Historic Buildings, Repair, Replacement and New Design http://www.nps.gov/tps/how-to-preserve/ briefs/44-awnings.htm 4 4 96 74 Design Standards for All Projects STREET LAYOUT Established vehicular, pedestrian and bicycle access shall be preserved. 4.4 Retain the historic network of streets and alleys. › The network of streets and alleys shall be retained as public circulation space and for maximum public access. › Streets and alleys shall not be enclosed or closed to public access. › Link a new walkway to an existing public right-of-way. OUTDOOR USE AREAS Outdoor use areas occur as accents. These include outdoor dining areas and small public plazas. These shall be integrated with the design of the site and the building. Small Public Plazas and Courtyards A small public plaza or courtyard may be considered. However, within the heart of the Old Town Historic District, where the greatest concentration of historic storefronts align, creating a gap in the street wall is not allowed, because it disrupts the street wall. 4.5 A small public plaza or courtyard shall contain features to promote and enhance its use. › It must be: directly accessible to the public way; level with the public way; › It may have one or all of the following: street furniture; public art; historical/interpretive marker. A small public plaza or courtyard is permitted at the rear of the structure to help to enliven the alley set- ting. 97 Old Town Fort Collins Design Guidelines | May 2014 75 Terraces, Patios and Deck Space Improvements that provide areas for active outdoor use (i.e., dining) are welcomed amenities, but they must be in character with the historic fabric in the Old Town Historic District. There are typically two types: raised and at-grade. 4.6 Locate a raised dining area (deck) to minimize visual impacts to the street. › Placing it to the rear of a property is preferred. › Rooftop decks shall be set back from the building facade. › Projecting or cantilevered decks are prohib- ited. › 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. › Locate an at-grade dining area to the side or rear of a property. › It is permissable to locate an at-grade dining area in the public ROW in a street wall context, subject to any necessary permits or encroachment agreements which may be required. The dining area shall be clearly defined in this setting. HANDRAILS AND ENCLOSURES In some circumstances it may be necessary to add handrails or an enclosure to a property to accommo- date an outdoor dining area, accessibility or to enhance safety. If so, it must have minimal impact on the urban setting and/or a historic resource. 4.8 A railing shall be simple in design. › Simple metal work is permitted. › Very ornate metal, plastic or wood designs are prohibited. › The railing shall be transparent in its overall appearance. One shall be able to see through to the building. Railings shall be mostly transparent and simple in design. 4 4 98 76 Design Standards for All Projects SITE LIGHTING The light level at the property line is a key design con- sideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Light spill onto adjacent properties and into the night sky shall be minimized and the design shall be compatible with the district. 4.11 Shield lighting to prevent off-site glare. › A light fixture shall incorporate a cut-off shield to direct light downward. › A luminaire (lamp) shall not be visible from adjacent streets or properties. › Shield a fixture to minimize light spill onto adjacent properties and into the night sky. 4.12 A light fixture must be in character with the setting. › A fixture shall be compatible with the historic context. ART AND HISTORIC PROPERTIES Public art is welcomed as an amenity in Fort Collins’ historic districts. It shall be planned as an integral component of the urban environment and shall be strategically located to serve as an accent to public areas. An installation on private property that is visible from the public way also shall be planned to retain the historic significance of a property. 4.9 Public art shall be compatible with the historic context. › An art installation shall not impede one’s 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 shall be compatible with the resource. It shall: › Maintain one’s ability to interpret the historic character of the resource. › Preserve key features that contribute to the property’s significance. › Be reversible in a way that the key features of the property remain intact. 99 Old Town Fort Collins Design Guidelines | May 2014 77 BUILDING LIGHTING The character and level of lighting that is used on a building is of special concern. Traditionally, exterior lights were simple in character and were used to high- light signs and building entrances. Most fixtures had incandescent lamps that cast a color similar to daylight, were relatively low intensity and were shielded with simple shade devices. Although new lamp types may be considered, the overall effect of modest, focused, building light shall be continued. When installing lighting on a historic building, use exist- ing documentation as a basis for the new design. If no documentation exists, use a contemporary light fixture that is simple in design. Building lighting shall be installed in a manner so as not to damage the historic fabric of the building and shall be reversible. Most historic light- ing was subdued and directed at signs, entrances, and in a few cases, building features. 4.13 Use lighting to accent: › Building entrances, signs and to illuminate walkways. 4.14 Minimize the visual impacts of architectural lighting. › Use exterior light sources with a low level of luminescence. › Use lights that cast a similar color to daylight. › Do not wash an entire building facade in light. › Use lighting fixtures that are appropriate to the building and its surroundings in terms of style, finish, scale and intensity of illumination. › Mount exterior fixtures in an inconspicuous manner. › Do not damage or obscure historic building components and fabric when mounting exterior fixtures. 4.15 Use shielded and focused light sources to prevent glare. › Provide shielded and focused light sources that direct light downward. › Do not use high intensity light sources or cast light directly upward. › Do not allow excessive light spill from build- ings. 100 78 Design Standards for All Projects SURFACE PARKING The visual impact of surface parking shall be mini- mized. On-site parking must be subordinate to other uses and the front of the lot shall not appear to be a parking area. 4.18 Minimize the visual impact of surface parking. › Locate a parking area at the rear or to the side of a site or to the interior of the block. This is especially important on corner properties. Corner properties are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. 4.19 Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. › Where a parking lot shares a site with a building, place the parking at the rear of the site. 4.20 Provide a visual buffer where a parking lot abuts a public way. › A landscaped strip or planter using a combi- nation of trees and shrubs is permitted. › A low, decorative wall as a screen for the edge of the lot is also permitted. Materials must be compatible with those of nearby buildings. SERVICE AREAS Service areas shall be visually unobtrusive and must be integrated with the design of the site and the building. 4.16 Minimize the visual impacts of a service area. › Orient a service entrance, waste/compost disposal area or other service area toward service lanes and away from public streets. › Screen a service area with a wall, fence or planting, in a manner that is in character with the building and its site. 4.17 Position a service area to minimize conflicts with other abutting uses. › Minimize noise impacts by locating sources of offensive sounds away from other uses. › Use an alley. Orient a service area towards service lanes and away from public streets. 4 101 Old Town Fort Collins Design Guidelines | May 2014 79 BUFFERS Parking, storage and equipment areas shall be visually buffered with landscaping or a screen wall. The design must complement the context. 4.21 Provide a visual buffer along the edge of a parking lot or service area. › Use a landscape strip or screen wall at the edge of a parking lot. › Provide a landscape buffer or screen wall by ground mounted mechanical equipment, service and/or storage areas. BUILDING EQUIPMENT Junction boxes, external fire connections, telecom- munication devices, cables, conduits, satellite dishes, HVAC equipment and fans may affect the character of a property. These and similar devices shall be screened from public view to avoid negative effects. 4.22 Minimize the visual impacts of building equipment on the public way and the district as a whole. › Screen equipment from view. › Do not locate equipment on a primary facade. › Use low-profile or recessed mechanical units on rooftops. › Locate satellite dishes and mechanical equip- ment out of public view. › Locate utility lines and junction boxes on secondary and tertiary walls, and group them. › Group utility lines in conduit, and paint these elements, to match the existing background color. › Locate a utility pedestal (ground mounted) to the rear of a building. Parking Buffers Consider the use of a landscaped strip or planter to provide a visual buffer where a parking lot abuts a public sidewalk. 4 102 80 Design Standards for All Projects 4.23 Install mechanical equipment to minimize impacts on historic fabric. › Install mechanical equipment in areas and spaces that require the least amount of alteration to the historic building. › Do not damage or cut holes in important architectural features, such as cornices, decorative ceilings and paneling. › Do not install mechanical equipment on a primary façade. SECURITY DEVICES It may sometimes be necessary to provide a security device on a building. It shall be designed to be as inconspicuous as possible, and must not alter signifi- cant architectural features of the building. The use of interior, operable, transparent devices is preferred. 4.24 Minimize the visual impact of security devices. › Locate a security device inside a storefront. › Use operable and transparent (simple bars with spacing so one can view through to display) security devices on ground floor storefronts. › Opaque, roll-down metal screens are prohibited, because these obscure products on display and thereby weaken the interest of the street to pedestrians when in a closed position. › Decorative security devices are permitted when they complement the architectural style. › Security devices are prohibited above the second floor, unless unique security condi- tions are indicated. Install roof-mounted mechanical equipment, such as air conditioners, to be inconspicuous when viewed from pub- lic streets. Back side of building. 4 103 Old Town Fort Collins Design Guidelines | May 2014 81 4.25 Do not damage the character of the historic building when installing a security device. › Do not damage or obscure significant architec- tural features of the historic building. › The installation shall be reversible. Once removed the historic building must remain intact and the integrity of historic materials shall not be compromised. 4 4 4 Decorative secu- rity devices are permitted when they complement the architectural style. 104 82 Design Standards for All Projects 4.27 Base or background colors shall be muted. › Building features shall be muted, while trim accents can be either a contrasting color or a harmonizing color. › An accent color shall not contrast so strongly as to not read as part of the composition. › Bright high-intensity colors are not permit- ted. › Use matte or low luster finishes instead of glossy ones. › Non-reflective, muted finishes on all features is preferred. 4.28 Building elements shall be f inished in a manner similar to that seen traditionally. The following are recommended treatments: › Brick and stone: unpainted, natural color unless painted historically › Window frames and sash, doors and frame and storefronts: wood - painted; metal - anodized or baked color › Highly reflective materials, weathered wood and clear finishes are prohibited on large surfaces. A clear finish is permitted on a wood entry door. ARCHEOLOGICAL RESOURCES Negative impacts on archeological resources shall be avoided. 4.29 Leave archeological resources in place, to the maximum extent feasible. › Avoid disturbing known archeological resources, to the maximum extent feasible. › If archeological materials are discovered contact the City of Fort Collins Historic Preservation office. COLOR Traditionally, color schemes in the Old Town Historic District were relatively muted. A single base color was applied to the primary wall plane. Then, one or two accent colors were used to highlight ornamental features, as well as trim around doors and windows. Since many of the commercial structures were unpainted brick, the natural color of the masonry became the background color. Sometimes a contrast- ing masonry was used for window sills and moldings. As a result, the contrast between the base color and trim was relatively subtle. These traditions of using limited numbers of colors, and muted ones, shall be continued. These standards do not specify which colors should be selected, but rather how they shall be used. 4.26 The facade shall “read” as a single composition. › Employ color schemes that are simple in character. › Using one base color for the building walls and another for the roof is preferred. 5 DESIGN STANDARDS FOR NEW CONSTRUCTION 106 107 Old Town Fort Collins Design Guidelines | May 2014 85 Overview Designing a new building to fit within the historic char- acter of the Old Town Historic District requires careful thought. Preservation in a historic district context does not mean that the area must be “frozen” in time, but it does mean that, when new building occurs, it shall be in a manner that reinforces the 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. 108 86 Design Standards for New Construction Considering Context Compatibility with the Old Town context is a key principle for the design of new construction. This typically focuses on buildings in the same block, on both sides of the street, and also across an alley. In some cases, a structure that is not historic may also be found in the immediate vicinity, but this does not influence considerations of compatibility. BUILDING PLACEMENT AND ORIENTATION Traditionally, buildings in Old Town were arranged in consistent development patterns, in terms of their site plan and orientation. Most commercial buildings aligned uniformly along a street. This created a con- sistent “street wall” that is now a key feature of the historic district. Reinforcing traditional development patterns is paramount in designing a new building to fit within the historic district. New infill shall reflect traditional development patterns, including facade alignment and uniform building orientation. 5.1 Maintain the alignment of building fronts along the street. › Locate a new building to reflect established alignment patterns along the block. › Where historic buildings are positioned at the sidewalk edge, creating a uniform street wall, then a new building shall conform to this alignment. 5.2 Maintain the traditional pattern of buildings facing the street. › Locate a primary entrance to face the street and design it to be clearly identifiable. › For a commercial storefront, use a recessed Locate a primary entrance to face the street and be clearly iden- entry. tifiable. 4 New Commercial Building Design Maintain the alignment of building fronts along the street. 109 Old Town Fort Collins Design Guidelines | May 2014 87 4 ARCHITECTURAL CHARACTER AND DETAIL In order to assure that historic resources are appreci- ated as authentic contributors in the historic district, it is important that a new building be distinguishable from them while also remaining compatible with the context. New construction shall appear as a product of its own time while also being compatible with the historically significant resources of the area. 5.3 Design a new building to express its own time while remaining compatible with the historic district. › See the standards that follow for information about basic elements of compatibility. 5.4 An interpretation of a historic style that is authentic to the district will be considered if it is subtly distinguishable as being new. › Exact imitation of a historic style that would blur the distinction between old and new build- ings and make it more difficult to understand the architectural evolution of the district are not permitted. 4 New construction should appear as a product of its own time while also being compatible with the historically significant resources of the area. Exact imitation of a historic style that would blur the distinc- tion between old and new buildings and make it more difficult to understand the architectural evolution of the district are not permitted. 110 88 Design Standards for New Construction 4 Design a new building to reflect its time while respecting key features of its context. 5.5 Incorporate traditional facade articulation techniques in a new design. Use these methods: › a tall first floor › vertically proportioned upper story windows › window sills and frames that provide detail › horizontal expression elements, such as canopies, belt courses, moldings and cornices › vertical expression features, such as columns and pilasters › a similar ratio of solid wall to window area › a base, middle and a cap 4 Incorporate traditional facade articulation techniques in a new design. Incorporate a kickplate into a storefront design. 111 Old Town Fort Collins Design Guidelines | May 2014 89 4 BUILDING MASS, SCALE AND HEIGHT Each historic building in the district exhibits distinct characteristics of mass, height and a degree of wall articulation that contributes to its sense of scale. As groupings, these structures establish a definitive sense of scale. A new building shall express these traditions of mass and scale, and it shall be compatible in height, mass and scale with its context, including the specific block and the historic district as a whole. 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. › The height of a new building shall appear to be within the height range established in the 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 only when: › It is demonstrated that the additional height will be compatible with adjacent properties and for the historic district at large. › Taller portions are set back from the street. › Access to light and air of surrounding 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 only when it is demonstrated that the additional height will be compatible with adjacent properties and for the historic district at large. Note the additional height on the building in the background steps back from the front and side. The height of a new building should appear to be within the height range established in the context, especially at the street frontage. 4 112 90 Design Standards for New Construction Mass, Scale and Height at Different Levels Building mass, scale and height shall be considered in these ways: (1) As experienced at the street level immediately adjacent to the building. › At this level of perception, the actual height of the building wall at the street edge is a key factor. The scale of windows and doors, the modular characteristics of building materials, and the expression of floor heights also contribute to perceived scale. (2) As viewed along a block, in perspective with others in the immediate area. › The degree of similarity (or diversity) of building heights along a block, and the repetition of similar features, including openings, materials and horizontal expres- sion lines, combine to establish an overall sense of scale at this level of experiencing context. (3) As seen from key public viewpoints inside and outside of the historic district. › In groups, historic buildings and compat- ible newer structures establish a sense of scale for the entire district and define the skyline. 5.8 Provide variation in building height when a new building is substantially larger than historic buildings in the district. › In order to reduce the perceived mass of a larger building, divide it into subordinate modules (the appearance of a single facade plan, one large building can in incorporate several building modules) that reflect tradi- tional building sizes in the context. › Vary the height of building modules in a larger structure. The variation in height should reflect historic building heights found in the district. › A street wall should provide some variation in building heights, otherwise it can read as one large static mass. › Excessive modulation of a building mass is not permitted, since this would be out of character with simpler historic building forms in the area. 5.9 Maintain the scale of traditional building widths in the context. › Design a new building to reflect the traditional building widths of adjacent buildings. › Where a building must exceed this width, use changes in design features so the building reads as separate building modules reflecting traditional building widths and massing. Changes in the expression and details of materials, window design, facade heights or materials shall be used. › Where these articulation techniques are used, Old Town Fort Collins Design Guidelines | May 2014 91 4 This single, new infill building is divided into modules to reflect the scale of the historic context. The height of a new building shall appear to be within the height range of historic buildings, especially at street frontage. 5.10 Establish a sense of human scale in a building design. › Use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest. › Express the position of each floor in the external skin of a building to establish a scale similar to historic buildings in the district. › Use materials that convey scale in their proportion, detail and form. › Design architectural details to be in scale with the building. Windows, doors, and storefronts (in commercial buildings) that are similar in scale to those seen traditionally shall be used. This single infill building successfully employs building articulation methods to break up the mass of the building. Note the height of the storefront, depth of openings and variation in parapet heights. The building also reads as separate masses with the ver- tical circulation offsets that have been employed. 4 4 114 92 Design Standards for New Construction BUILDING AND ROOF FORMS A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this feature, a new building shall have a basic form that is similar to that seen traditionally. 5.11 Use simple, rectangular building forms. › Use building forms that are similar to tradi- tional 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. 4 115 Old Town Fort Collins Design Guidelines | May 2014 93 ENTRANCES Traditionally in the historic district, most primary en- trances were oriented to the street and were recessed. They provide visual interest and a sense of scale to each building. A primary entrance shall be clearly identifiable in a new building and it must be in character with the building and its context. The entrance shall include fea- tures to signify it as such, and convey a sense of scale. 5.12 Orient a primary entrance towards the street. › Design an entrance to a commercial building to convey a sense of scale and provide visual interest. 5.13 Maintain the pattern created by recessed entryways. › Set the door back an adequate amount from the front facade to establish a distinct 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 prohibited. 4 116 94 Design Standards for New Construction MATERIALS Traditional building materials in the historic district include various types of masonry, primarily brick, stone and concrete. Today, these materials are key to the character of the district. Building materials shall reflect the range of textures, modularity and finish of those employed traditionally. They also shall contribute to the visual continuity of the specific historic district. They shall be of proven durability in similar applications. 5.14 Use building materials that appear similar in scale, color, texture and f inish to those seen historically in the district. › Use materials that are proven to be durable in the local climate. › Use materials that will maintain an intended finish over time, or acquire a patina. › Use masonry with a modular dimension similar to typical masonry materials. › When an alternative material is permitted, use a durable material. (See “Using New Materials” to the left for more information.) › On the ground level, use materials that will withstand on-going contact with the public, sustaining impacts without compromising their appearance. Typical Materials Typical historic building materials used in Old Town Fort Collins include: » Masonry › Brick › Stone › Terra Cotta › Poured Concrete › Pre-cast Concrete » Wood » Metal › Cast iron, › Copper › Sheet metal Understanding the character of these materials and the patterns they create is essential to developing new interpretations. Using New Materials Compatibility with historic materials can be achieved without purely replicating their traditional use. A new building material that conveys the es- sence of modularity and the texture and finish of historic masonry, and that has proven durability in the local climate, is often compatible. The degree to which an alternative material may be used successfully on a new building also will be influenced by the degree of consistency or variety in materials that already exists in the block. Use building materials that appear similar in scale, color, texture and finish to those seen historically in the district. 4 117 Old Town Fort Collins Design Guidelines | May 2014 95 WINDOWS The manner in which windows are used to articulate a new building wall is an important consideration in establishing a sense of scale and visual continuity. Tradi- tionally in Old Town, a storefront system was installed on the ground floor and upper story windows often appeared as punched openings. These features often align with others in the block, and establish a rhythm or pattern of solid and void that vi- sually links buildings along the street. These traditional arrangements may also be interpreted in contempo- rary designs that complement the established patterns within the historic district. Window design and placement shall establish a sense of scale and provide pedestrian interest. Established solid to void patterns shall be maintained. Contemporary and creative design interpretations of window rhythms and patterns that reference, but do not duplicate his- toric designs, may be considered. 5.15 A contemporary storefront design is permitted if it reinforces the visual characteristics of the district. › Design a building to incorporate a ground floor storefront. › Basic design features found in traditional storefronts, such as a kickplate, display win- dow, transom and a primary entrance shall be incorporated. › 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. 118 96 Design Standards for New Construction 5.16 Arrange windows to reflect the traditional rhythm and general alignment of others in the district. › Use window rhythms and alignments similar to traditional buildings, such as: vertically proportioned, single or sets of windows, “punched” into a more solid wall surface, and evenly spaced along upper floors; window sills or headers that align; and rows of windows or storefront systems of similar dimensions, aligned horizontally along a wall surface › Creative interpretations of traditional window arrangement may be considered. 5.17 Use durable window materials. › Permitted window materials include metal and wood frame. › Prohibited window materials include synthetic materials that do not have a proven durability, such as plastic snap-in muntins. Arrange windows to reflect the traditional rhythm and general alignment of others in the area. 4 119 Old Town Fort Collins Design Guidelines | May 2014 97 New Construction and Sustainability ENERGY EFFICIENCY IN NEW DESIGNS The conservation of energy is a key objective in site design, building design and building orientation. The site design process shall include an evaluation of the physical assets of the site to maximize energy efficiency and conservation in the placement and design of a build- ing. Designs shall consider seasonal changes in natural lighting and ventilation conditions. A design shall also take into account the potential effect on an adjoining property, in terms of its solar ac- cess and ability to implement the same environmental design principles. Careful consideration shall also be given to balancing sustainable design principles with those related to maintaining the traditional character of the area. 5.18 Locate a new building, or an addition, to take advantage of microclimatic opportunities for energy conservation, while avoiding negative impacts to the historic context. › Orient a building to be consistent with historic development patterns. › Maximize energy efficiency and conservation opportunities. 5.19 Design a building, or an addition, to take advantage of energy saving and generating opportunities. › Design windows to maximize daylighting into interior spaces. › Use exterior shading devices to manage solar gain in summer months. For example, use 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. 120 98 Design Standards for New Construction COMMERCIAL ENERGY EFFICIENCY DIAGRAM A Wind Devices: Set back from primary facade to minimize visibility from the street. B Operable Transoms: Allows for natural air circulation. C Green Roofs: Set back from primary facade and hide behind parapets to minimize visibility from the street. D Shading Devices: Operable canopies located above display windows. E Solar Panels: Set back from primary facade and hide behind parapets to minimize visibility from the street. A B C D E These sustainability designs should be considered in the context of an overall strategy. 121 Old Town Fort Collins Design Guidelines | May 2014 99 ENERGY EFFICIENCY IN BUILDING MASSING A building mass shall maximize the potential for natural daylighting as well as solar energy collection, while avoiding negative impacts to the historic context. 5.20 Shape a building’s mass to maximize solar energy potential. Use the following strategies: › Design a building to allow natural daylighting to the interior. › Articulate wall planes as a way to provide shade or increase solar access to interiors. › Use thermal storage walls on a portion of the south facing building exposure, where appropriate. 5.21 Orient a building to maximize green principles while ensuring compatibility with adjacent, lower-scale structures. Permitted strategies include: › Position the taller portion of a building along a north-south axis to minimize shading on lower scale structures to the north. › Design a building mass to minimize shading south-facing facades of adjacent buildings during winter months. Articulate building mass to take advantage of solar energy. The image above shows a plaza to the left. It is shaded during peak winter hours, therefore the plaza location should be considered on the opposite side of the building. Below, the plaza is to the right; it is enhanced by solar rays during peak winter hours. 122 100 Design Standards for New Construction ENVIRONMENTAL PERFORMANCE IN BUILDING ELEMENTS The elements that make up a new building, including windows, mechanical systems and materials, can signifi- cantly impact environmental performance. These shall be designed to maximize the building’s efficiency, while promoting compatibility with surrounding sites and structures. New materials that improve environmental performance are permitted if they have been proven effective in this climate and are compatible with the historic context. 5.22 Use green building materials whenever possible. Such materials are: › locally manufactured › low maintenance › materials with long life spans › recycled materials 5.23 Incorporate building elements that allow for natural environmental control. Consider the following: › operable windows for natural ventilation › low infiltration fenestration products › interior or exterior light shelves/solar screens above south facing windows › green roofs SOLAR AND WIND ENERGY DEVICES Solar and wind energy devices (i.e., solar panels, wind turbines) shall be positioned to have a minimal effect on the character of Old Town. 5.24 Minimize the visual impacts of energy devices on the character of Old Town. › Equipment shall be mounted where it has the least visual impact. › Exposed hardware, frames and piping shall have a matte finish, and be consistent with the color scheme of the primary structure. Green Roofs Green roofs provide the following benefits: › Increase energy efficiency › Moderate waste diversion › Stormwater management › Reduce heat island effect › Improve air quality › Provide amenity space for building users 123 6 DESIGN STANDARDS FOR SIGNS 124 125 Old103 Town Fort Collins Design Guidelines | May 2014 Overview Signs are important elements of Old Town and balanc- ing their functional requirements with the objectives for the overall character of the district is a key con- sideration. Their placement, relationship to historic features and general character are key considerations. This section provides standards that address the qualitative aspects of sign design, in terms of how signs contribute to the character of a historic district and to individual properties. Materials include: › Treatment of Historic Signs › Sign Installation on a Historic Building › Design of New and Modified Signs › Design of Specific Sign Types › Sign Illumination Common signs types found in the district include: › Projecting signs › Flush wall signs › Awning signs › Interpretive signs › Window and door signs Signs are important elements of Old Town and balanc- ing their functional requirements with the objectives for the overall charac- ter of the district is a key consideration. 4 4 4 Sign Code In addition to these standards, also see the Fort Collins Land Use Code, Division 3.8 Supplementary Regulations, 3.8.7 Signs. 126 104 Design Standards for Signs All historic signs shall be retained. Historic signs that represent the district’s evolution are also important. 6.1 Consider history , context and design when determining whether to retain a sign. A sign shall be retained when the sign is: › Associated with historic figures, events or places. › Significant as evidence of the history of the product, business or service advertised. › A significant part of the history of the building or the historic district. › Characteristic of a specific historic period. › Integral to the building’s design or physical fabric. › Integrated into the design of a building such that removal could harm the integrity of a historic property’s design or cause significant damage to its materials. › An outstanding example of the sign maker’s art because of its craftsmanship, use of materials, or design. › A historically significant type of sign Flush wall signs and individual letter signs are signs that are mounted on a building wall. They do not project significantly from the surface to which they are mounted. 6.2 Leave a historic wall sign visible. › Do not paint over a historic sign. › There are times when some alterations to a historic wall sign may be permitted; these are: › If the sign is substantially deteriorated, patching and repairing is permitted. › If the sign serves a continuing use, i.e., there are older signs that still have an active business and they need to change information such as the hours of operation 6.3 Do not over restore a historic wall sign. › Do not restore a historic wall sign to the point that all evidence of its age is lost. › Do not significantly re-paint a historic wall sign even if its appearance and form is recaptured. 4 Leave historic wall signs visible. Treatment of Historic Signs See Also: Web link to Preservation Brief 25: The Preserva- tion of Historic Signs http://www.nps.gov/tps/how-to-preserve/ briefs/25-signs.htm 127 Old105 Town Fort Collins Design Guidelines | May 2014 Sign Installation on a Historic Building When installing a new sign on a historic building, it is important to maintain the key architectural features of and minimize potential damage to the building. 6.4 Do not damage or obscure architectural details or other building features when installing a sign. › No sign or sign structure or support shall be placed onto or obscure or damage any significant architectural feature of a building, including but not limited to a window or a door frame, cornice, molding, ornamental feature, or unusual or fragile material. 6.5 A sign shall not obscure character- defining features of a historic building. › A sign shall be designed to integrate with the architectural features of a building, not distract from them. › No sign shall be painted onto any significant architectural feature, including but not limited to a wall, window or door frame, cornice, molding, ornamental feature, or unusual or fragile material. › No support for a sign shall extend above the cornice line of a building to which the sign is attached. A sign shall be designed to integrate with the architectural fea- tures of a building, not distract from them. This sign remains subordinate to the architectural feature since much of the mold- ing is still visible. Do not damage or obscure architectural details or features when installing signs. 4 4 Mount a sign to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. 8 4 128 106 Design Standards for Signs Whether it is attached to a historic building or as- sociated with new development, a new or modified sign shall exhibit qualities of style, permanence and compatibility with the natural and built environment. It shall also reflect the overall context of the building and surrounding area. 6.6 A sign shall be subordinate to the overall building composition. › Design a sign to be simple in character. › Locate a sign to emphasize design elements of the facade itself. › Mount a sign to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. › All sign types shall be subordinate to the building and to the street. 6.7 Sign materials shall be compatible with the architectural character and materials of the building. › Do not use reflective materials. › Use permanent, durable materials. 6.8 Use simple typeface design. › Do not use hard-to-read or overly intricate typefaces. › Use no more than two or three distinct typefaces on a sign. 6.9 Use colors that contribute to legibility and design integrity. › Limit the number of colors used on a sign. Generally, do not use more than three colors. › Vibrant colors are discouraged. 6.10 Using a symbol for a sign is permitted. › A symbol sign adds interest, can be read quickly and is remembered better than written words. Use sign materials that are compatible with the architectural character and materials of the building. Design of New and Modified Signs Using a symbol for a sign is permitted. 4 4 129 Old107 Town Fort Collins Design Guidelines | May 2014 A variety of sign types may be permitted if each sign contributes to a sense of visual continuity and does not overwhelm the context. AWNING SIGN An awning/canopy sign occurs flat against the surface of the awning material. 6.11 An awning sign shall be compatible with the building. › Use colors and materials that are compatible with the overall color scheme of the facade. › See page 73 for additional awning standards. INTERPRETIVE SIGN An interpretive sign refers to a sign or group of signs that provide information to visitors on natural, cultural and historic resources or other pertinent information. An interpretive sign is usually erected by a non-profit organization or by a national, state or local govern- ment agency. Interpretive signs shall comply with the design stan- dards for the sign type that is the closest match. The standards below apply to a common freestanding sign type. 6.12 Design an interpretive sign to be simple in character. › The sign face shall be easily read and viewed by pedestrians. › An interpretive sign shall remain subordinate to its context. 4 Although these interpretive signs are outside of the Old Town district they’re good examples of permitted interpretive signs. The signs are simple in character. Design of Specific Sign Types 4 An awning sign shall be compatible with the building. 4 4 4 130 108 Design Standards for Signs MURALS A mural is a sign located on the side of the building whose content, reflects a cultural, historic or environ- mental event(s) or subject matter from the district. 6.13 Mural content shall be appropriate to the district and its environs. › The mural may not depict a commercial product brand name or symbolic logo that is currently available. 6.14 When used, a mural shall be incorporated as an element of the overall building design. › The mural shall complement the wall on which it is placed. › It shall not obscure key features of a historic building. 6.15 The application of a mural shall not damage historic materials. › The use of a mural that can be removed at a later date is permitted. › The application of a mural shall not damage the original building fabric. For example, the use of a mural panel that is anchored to the wall may be an appropriate approach. › If a masonry wall is already painted, it may be acceptable to provide a painted mural with the approval of the review authority. Mural content shall be appropriate to the district and its envi- rons. 4 4 A mural shall complement the wall on which it is placed. 4 Design of Specific Sign Types 131 Old109 Town Fort Collins Design Guidelines | May 2014 TENANT PANEL OR DIRECTORY SIGN A tenant panel or directory sign displays the tenant name and location for a building containing multiple tenants. 6.16 Use a tenant panel or directory sign to consolidate small individual signs on a larger building. › Use a consolidated tenant panel or directory sign to help users find building tenants. › Locate a consolidated tenant panel or direc- tory sign near a primary entrance on the first floor wall of a building. PROJECTING / UNDER-CANOPY SIGN A projecting/under-canopy sign is attached perpen- dicular to the wall of a building or structure. 6.17 Design a bracket for a projecting/ under-canopy sign to complement the sign composition. 6.18 Locate a projecting/under-canopy sign to relate to the building facade and entries. › Locate a small projecting/under-canopy sign near the business entrance, just above or to the side of the door. › Mount a larger projecting sign higher on the building, centered on the facade or positioned at the corner. Design a bracket for a pro- jecting sign to complement the sign composition. The combination of the simple painted wall sign and the pro- jecting sign are complementary 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. 4 Use a consolidated tenant panel or directory sign to help users find building tenants. 132 110 Design Standards for Signs FLUSH WALL SIGN A flush wall sign is any sign attached parallel to the wall or surface of a building. 6.19 Place a f lush wall sign to promote design compatibility among buildings. › Place a wall sign to align with other signs on nearby buildings. 6.20 Place a f lush wall sign close to the building wall. › Design a wall sign to minimize the depth of a sign panel or letters. › Design a wall sign to fit within, rather than forward of, the fascia or other architectural details of a building. Design of Specific Sign Types Place a wall sign to promote design compatibility among build- ings. Design a wall sign to minimize the depth of a sign panel or let- ters. 4 4 A wall sign is any sign attached parallel to the wall or surface of a building. 4 133 Old Town Fort Collins Design Guidelines | May 2014 111 4 Design a door sign to minimize the amount of window covered. Design a window sign to minimize the amount of window covered. 4 4 WINDOW AND DOOR SIGN A window sign is any sign, picture, symbol, or combi- nation thereof, designed to communicate information about an activity, business, commodity, event, sale or service that is placed inside within one foot of the inside window pane or upon the windowpanes or glass and which is visible from the exterior of the window. 6.21 Design a window sign to minimize the amount of window covered. › Scale and position a window sign to preserve transparency at the sidewalk edge. Design of Specific Sign Types 134 112 Design Standards for Signs KIOSKS A sign kiosk is typically a series of configured sign panels. 6.22 A sign kiosk is prohibited within the district. › Unless used by the city for wayfinding or for interpretive information. OTHER SIGN TYPES All sign types that are not mentioned here, but which are permitted in the district, shall adhere to the stan- dards in “Design of New and Modified Signs” in this chapter. ILLUMINATION 6.23 Include a compatible, shielded light source to illuminate a sign. › Direct lighting towards a sign from an exter- nal, shielded lamp. › Do not overpower the building or street edge with lighting. › Use a warm light, similar to daylight. › If halo lighting is used to accentuate a sign or building, locate the light source so that it is not visible. › A sign shall be illuminated from an indirect light source. 6.24 If internal illumination is used, it shall be designed to be subordinate to the overall building composition. › Internal illumination of an entire sign panel is prohibited. If internal illumination is used, a system that backlights text only is permitted. › Internal illumination of an awning is prohibited; however, lights may be concealed in the underside of a canopy. Illumination 135 APPENDIX 136 137 Old Town Fort Collins Design Guidelines | May 2014 A - 115 Historic Architectural Styles Nineteenth-Century Commercial Most nineteenth-century commercial structures are usually considered Italianate in style. However, many buildings contain a variety of detailing not associated with Italianate. These commercial buildings have been divided into four categories: the single storefront, generally twenty-five-feet wide with one entrance; the double storefront, with a width of fifty feet or more and two or three entrances; the corner building which may have entrances on two sides and sometimes a diagonal corner entrance; and the commercial block which generally covers a large area with multiple en- trances. Most nineteenth-century commercial buildings are two or three stories in height, with a flat roof and a variety of ornamental detailing. The “textbook” storefront has a recessed central entrance flanked by large display windows with kickplates, window and door transoms. The primary or roofline cornice is often bracketed with parapets, finials, or simple decorative panels. There is sometimes a secondary cornice separating the first two stories, which sometimes repeat the pattern of the upper cornice. Windows on the upper stories are generally smaller than the display windows on the street level and are usually decorated with molded sur- rounds, radiating voussoirs, or plain stone lintels. Some of the most ornate nineteenth-century com- mercial structures feature cast iron façades. These had Italianate features particularly at the cornice. Rich- ardsonian elements are also evident on some of these structures. The key to distinguishing a nineteenth-cen- tury building is the predominately glass storefront and smaller windows on the upper stories. These buildings are usually retail, offices, and hotel space. Common elements: » cast iron façade » kickplate » window transom » lintel » radiating voussoirs » bracketed cornice » secondary cornice » door transom » recessed entry Note: These style descriptions are taken from the His- tory Colorado web link at: http://www.historycolorado.org/archaeologists/ colorados-historic-architecture-engineering-web- guide 138 A - 116 Appendix Early Twentieth-Century Commercial Early Twentieth-Century Commercial structures are generally one to five stories, with flat or slightly pitched roofs. Often constructed of blond or light colored brick, these buildings have very little ornamen- tation other than some decorative brickwork along the cornice or parapet. In some of the smaller towns, 20th century commercial structures retain some elements of 19th century commercial structures. The clear glass transoms of the nineteenth century has largely been replaced by translucent prismatic glass. Some storefront entrances of this period are flush with the façade. Others, particularly in retail establish- ments, feature deep, nearly façade-wide recesses that allow shoppers to examine window displays out of the sidewalk traffic. Common elements: » recessed or flush entrance » translucent window transom » door transom » corbelled cornice » decorative brickwork » parapet 139 Old Town Fort Collins Design Guidelines | May 2014 A - 117 Classical Revival Classical Revival signaled a return to the classical forms of Greece and Rome following the elaborately decorated and picturesque styles of the Victorian period. Dating from the late 1890s through 1920, Clas- sical Revival represents a more subdued expression than the ostentatious or grandiose Beaux Arts style and is evident mainly on large institutional buildings in Colorado. Characteristics of Classical Revival include colossal porticos, large columns, pilasters, pedimented win- dows, and domes. The buildings are generally masonry structures of monumental proportions, using terra cotta, brick, and stone materials. Often, classical details such as large column porticos are combined with Colonial Revival elements on resi- dences, leading to some confusion as to the style. To avoid this problem, residences with classical elements are considered examples of Colonial Revival and only large institutional buildings with classical details are classified as Classical Revival. Common elements: » large columns » dome » portico » pediments » pilasters » Ionic columns » attic story » dentils » classical frieze 140 A - 118 Appendix Richardsonian Romanesque The chief characteristic of the Romanesque Revival style is the semicircular arch, used for window and door openings as well as a decorative element along the corbel table. Other characteristics include an archivolt of compound arches and square towers of different heights and various roof shapes. A crenellated tower parapet is common. Richardsonian Romanesque, named after architect Henry Hobson Richardson (1838-1886), is charac- terized by heavy, rock-faced stone, round masonry arches, contrasting colors, transom windows arranged in ribbon-like patterns, square towers, and sparse fenestration. Most of the Richardsonian Romanesque structures are variations of the style, employing se- lected Richardsonian elements. Common elements: » semicircular arch » corbel table » archivolt » compound arch » square tower » rock-faced stone » round masonry arches » contrasting colors » transom windows in ribbon pattern 141 Old Town Fort Collins Design Guidelines | May 2014 A - 119 Art Deco Art Deco is characterized by an angular, linear compo- sition, stepped or set-back facade, and polychromatic materials. Popular during the 1930s and 1940s, apart- ment buildings, school, and commercial buildings all over Colorado exhibit elements of this style. Geomet- ric forms are the most common stylistic expressions. Broken cornice lines, low relief geometrical designs, spandrel panels, architectural sculptures, polychro- matic materials and a vertical emphasis are also charac- teristic. Decorative façade elements include chevrons, zigzags, stylized floral and geometric motifs. Common elements: » linear composition » polychromatic material » stepped fronts » broken cornice line » geometric forms Moderne Moderne, also called Art Moderne or Streamline Moderne, saw popularity in the 1930s and early 1940s. Restrained Moderne bridged the gap between the flamboyant Art Deco and the functional International Style of the 1940s and 1950s. Smooth stucco exteriors, rounded corners, and curved metal canopies all gave the impression of a sleek and modern building. Port- holes, taken directly from the luxury liners of the time period, found their way onto buildings, most often applied to garages, bus terminals, and airports. Construction slowed down significantly with the onset of World War II and the restrictions placed on various materials. As Moderne faded, simple and stark build- ings in the International Style emerged, reflecting the sparse times in which they were constructed. Common elements: » stucco exterior » flat roof » horizontal emphasis » rounded corners » smooth surfaces » glass block » speed lines » little ornamentation » curved metal hoods » porthole opening This structure, originally an Italianate commercial building, was remodeled in 1936 in the Art Deco Style. 142 A - 120 Appendix Factory/Warehouse Warehouse buildings are often composed of large, rectangular masses. The primary material is brick with accents of stone masonry, wood or metal. Detailing was usually simple with decorative features including door surrounds, window hoods, modillions, keystones and elaborate cornices. Flat roofs are most common; however, gable roofs screened by parapet walls are also seen. Double-hung windows with 1/1, 2/2 and 4/4 patterns are characteristic. Raised loading docks for handling goods are common; some project from the facade while others are inset behind the building plane. Loading bay doors and openings were typically rectan- gular. Metal or wood canopies sheltering the loading dock are also typical. Common elements: » simple form » flat roof » loading docks at rear » aligned windows 143 ITEM NO 3 MEETING DATE June 12, 2014 STAFF Ryan Mounce PLANNING & ZONING BOARD STAFF REPORT PROJECT: Colorado State University/Transfort Bus Turnaround Site Plan Advisory Review #SPA140001 APPLICANT: Fred Haberecht Colorado State University, Facilities Management Fort Collins, CO 80523 OWNER: Board of Governors of the Colorado State University 1415 S College Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to construct a bus turnaround for the Around the Horn campus shuttle, scheduled to begin operations in August 2014. The bus turnaround is located on a vacant lot at 323 West Lake Street and a portion of the existing Prospect Plaza Apartments surface parking lot, east of the Colorado State University (CSU) Lake Street Parking Structure. The bus turnaround is a 24’-wide concrete loop and includes stormwater detention, landscaping, benches and bicycle parking interior to the bus turnaround. Additional landscaping/screening is located along a portion of the site’s perimeter. As part of the project, a 6’-wide detached sidewalk will also be constructed along the Lake Street frontage. The site is approximately .27 acres and is located in the High Density Mixed-Use Neighborhood (H-M-N) Zone District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Site Plan Advisory Review complies with State Statutes as to the location, character and extent of the project. Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 144 CSU Bus Turnaround, SPAR #140001 Planning & Zoning Hearing 6-12-2014 Page 2 COMMENTS: 1. Background: A vicinity map is included below depicting the site’s context and zoning: 145 CSU Bus Turnaround, SPAR #140001 Planning & Zoning Hearing 6-12-2014 Page 3 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Not Zoned (CSU) CSU Main Campus South High Density Mixed-Use Neighborhood (H-M-N), Employment (E) Multifamily/Parking (Prospect Plaza Apartments), Hotel East High Density Mixed-Use Neighborhood (H-M-N), Not Zoned (CSU) Multifamily/Parking (Prospect Plaza Apartments), Rocky Mountain Research Station Offices West Note Zoned (CSU) Parking Structure, Multifamily (Aggie Village Apartments) 2. Right of Advisory Review: Colorado Revised Statutes C.R.S. provides two specific references which allow the City to review the planning and location of public facilities: A. Section 31-23-209, C.R.S. provides that no public ground or other public way shall be constructed or authorized in a city until the “location, character and extent thereof” has been submitted for approval by the Planning and Zoning Board. In the case of disapproval, the Planning and Zoning Board shall communicate its findings to Colorado State University. The disapproval of the Planning and Zoning Board may be overruled by the Colorado State University Board of Governors by a vote of not less than two-thirds of its membership. Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a finding as to the location, character, and extent of the proposal relative to the adopted Master Plan (City Plan) of the City. Such findings help ensure that the proposed project conforms to the adopted plan of the City of Fort Collins. 3. Analysis: A. Location The project site is located at 323 West Lake Street, immediately east of the CSU Lake Street Parking Structure. The site is located in the High Density Mixed-Use Neighborhood (H-M-N) Zone District and surrounded to the north, east and west by CSU annexation areas that do not have associated zoning. The site is also located within the boundaries of the West Central Neighborhoods Plan and the Transit Oriented Development (TOD) Overlay Zone. 146 CSU Bus Turnaround, SPAR #140001 Planning & Zoning Hearing 6-12-2014 Page 4 The site of the bus turnaround is located at a gateway to the CSU campus and surrounded by areas of existing and proposed high-density multifamily housing. As the southern terminus for the Around the Horn campus shuttle, the bus turnaround supports the City’s Comprehensive Plan, West Central Neighborhoods Plan, the Transit Oriented Development Overlay Zone and the High Density Mixed-Use Neighborhood Zone District by facilitating higher densities close to the CSU Campus and encouraging the use of alternative modes of travel and public transportation. B. Character The proposed bus turnaround supports and integrates the design standards and guidelines of CSU’s adopted plans, including the Colorado State University Master Plan, updated in 2012 and the Colorado State University Aesthetic Guidelines, adopted in 2006. 1. Site Design The proposed bus turnaround includes site amenities for waiting passengers and Lake Street users. A small plaza with benches, pedestrian lighting, trash receptacles and bicycle parking is proposed within the interior of the bus turnaround loop. A new 6’-wide detached sidewalk will be installed along the Lake Street frontage where no sidewalk currently exists. These site amenities are consistent with the intended level and design of site furnishings outlined in the Colorado State University Aesthetic Guidelines and provides the features and infrastructure to support a campus vision to maximize alternative transportation modes and develop internal campus transit. 2. Landscaping Trees and sod are planned both interior to the turnaround loop and along the southwestern perimeter of the site. Interior loop landscaping is proposed to consist of five canopy shade trees and sod, including two trees adjacent to the 6’ detached sidewalk acting as street trees. A grouping of five evergreen trees and sod are also proposed at the southwestern corner of the site. The number, size and type of plantings are consistent with both the adopted campus plant palette and the City of Fort Collins plant list. 147 CSU Bus Turnaround, SPAR #140001 Planning & Zoning Hearing 6-12-2014 Page 5 C. Extent The extent of impacts generated by the proposed bus turnaround to City storm drainage, utilities and transportation systems is expected to be minimal and can be accommodated through existing infrastructure. Impacts to adjacent property are expected to be minimal or enhance current conditions. Adjacent properties are owned by Colorado State University, with structured and surface parking as the immediate neighboring uses. The current condition of the site consists of hard-packed dirt/gravel with limited drainage potential and the Lake Street frontage is largely unimproved, with no street sidewalks and portions of the site lacking curb and gutter. The proposed bus turnaround will install new landscaping and pervious areas interior to the site and along portions of the site perimeter, as well as new curb and gutter and a detached sidewalk along Lake Street. These enhancements will improve the level of existing infrastructure at the site and along Lake Street. The interior of the bus turnaround loop also features a depressed area for stormwater detention where none currently exists. The City’s stormwater utility has reviewed the proposed stormwater detention design and found it compliant with adopted standards. Proposed pedestrian/plaza lighting and the area for passenger loading and unloading are located interior to the site and approximately 110’ from the nearest dwelling unit of the Prospect Plaza Apartments. Lighting will be directional and fully shielded. Noise and lighting impacts are anticipated to be minimal and partially mitigated by proposed site and perimeter landscaping. 4. Public Outreach: A neighborhood information meeting was not held give the project’s limited size and scope. 5. Findings of Fact/Conclusions: A. The proposed Colorado State University/Transfort Bus Turnaround is subject to evaluation by the City of Fort Collins as a Site Plan Advisory Review, pursuant to State Statute Section 31-23-209, C.R.S., and the location, character, and extent of the proposed project conforms to the adopted Master Plan (City Plan) of the City of Fort Collins. B. The site of the proposed Colorado State University/Transfort Bus Turnaround is an appropriate location for a bus turnaround and southern terminus to a campus 148 CSU Bus Turnaround, SPAR #140001 Planning & Zoning Hearing 6-12-2014 Page 6 shuttle, being located at a gateway to campus and enhancing options for alternative transportation in an area of high density multifamily housing. C. The character of the proposed Colorado State University/Transfort Bus Turnaround with respect to site design and landscaping is consistent with the adopted Colorado State University Master Plan and Colorado State University Aesthetic Guidelines. D. The extent of impacts generated by the proposed Colorado State University/Transfort Bus Turnaround to the City’s infrastructure, utilities, and public right-of-way is minimal and can be accommodated through existing and proposed infrastructure. Impacts to adjacent properties are also expected to be minimal and mitigated through proposed site design and landscaping. RECOMMENDATION: Staff recommends approval of the Colorado State University/Transfort Bus Turnaround Site Plan Advisory Review #SPA140001. ATTACHMENTS: 1. Vicinity Map 2. Applicant’s Project Narrative & Objectives 3. Development Plan Set: Proposed Intra-Campus Circulator Route Map, Campus Context, Existing Conditions Site Photos, Site Plan, Landscape Plan 149 E CSU CC CG CSU HMN Colorado State University Spring Creek Bay Rd East Dr W Pitkin St Bay Dr Edison Dr S Mason St Braiden Dr Tamasag Dr W Pitkin St W Lake St Center Ave Centre Ave W Prospect Rd © Colorado Bus State Turnaround University/Transfort Vicinity Map 1 inch = 300 feet Site 150 151 152 CSU/ TRANSFORT - CAMPUS SHUTTLE TURNAROUND 5.13.2014 323 WEST LAKE STREET 1 SPAR SUBMITTAL LEGEND PROPOSED TRANSFORT SERVICE ROUTES PROJECT SITE 153 CSU/ TRANSFORT - CAMPUS SHUTTLE TURNAROUND 5.13.2014 323 WEST LAKE STREET VICINITY MAP 2 COLORADO STATE UNIVERSITY LAKE STREET LAKE STREET SEE ENLARGEMENT PROJECT SITE LAUREL STREET PROSPECT ROAD PROSPECT ROAD LAKE STREET PARKING GARAGE CENTER AVENUE CENTER AVENUE COLLEGE AVENUE SHIELDS STREET CAMPUS CONTEXT MAP N ENLARGED VICINITY MAP 154 CSU/ TRANSFORT - CAMPUS SHUTTLE TURNAROUND 5.13.2014 323 WEST LAKE STREET EXISTING CONDITION/ SITE PHOTOS 3 View Looking South View Looking Northwest View Looking North A B C LAKE STREET LAKE STREET PARKING GARAGE PROJECT SITE A C B 155 CSU/ TRANSFORT - CAMPUS SHUTTLE TURNAROUND 5.13.2014 323 WEST LAKE STREET SITE PLAN 4 DETENTION DETACHED SIDEWALK BIKE PARKING - PERVIOUS TRANSIT STOP PLAZA - CONCRETE DRIVE TURNAROUND - CONCRETE LAKE STREET LAKE STREET PARKING GARAGE ARTHUR DITCH N 156 CSU/ TRANSFORT - CAMPUS SHUTTLE TURNAROUND 5.13.2014 323 WEST LAKE STREET LANDSCAPE PLAN 5 LAKE STREET LAKE STREET PARKING GARAGE ARTHUR DITCH N 157 ITEM NO 4 MEETING DATE June 12th, 2014 STAFF Noah Beals PLANNING & ZONING BOARD STAFF REPORT PROJECT: Bucking Horse Filing Three Major Amendment, MJA140001 APPLICANT: Ralph Shields/Craig Russell 141 S College Ave #104 Fort Collins, CO 80524 OWNER: Bucking Horse Development Inc. 7307 Streamside Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for consideration of a Major Amendment (MJA) for Bucking Horse Filing Three, MJA140001. The project site is located on the north side of Nancy Gray Ave west of Miles House Ave and on the south side of Yearling Drive east of Bucking Horse Lane. The project proposes to expand the boundary of the original Bucking Horse Filing Two Final Plan for the addition of nineteen (19) single family detached lots. The additional lots average five thousand and one hundred (5,100) square feet that have vehicular access through a private alley. The proposed use is permitted in the Urban Estate and Low Density Mixed-use Neighborhood zone districts. RECOMMENDATION: Staff recommends approval of Bucking Horse Filing Three Major Amendment, MJA140001. EXECUTIVE SUMMARY: The approval of Bucking Horse Filing Three Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The MJA complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The MJA is in conformance with the Bucking Horse Overall Development Plan approved by the Planning and Zoning Board on May 17 th , 2012. Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 158 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 2 • The MJA complies with relevant standards located in Article 3 – General Development Standards. • The MJA complies with relevant standards located in both Division 4.2 Urban Estate (U-E), and Division 4.5 Low Density Mixed-Use Neighborhood (L-M- N), of Article 4 – Districts. COMMENTS: 1. Background: Historically the following approvals have been granted to the property: • Timberline Annexation (June 1997) • The Johnson Property Overall Development Plan (ODP) (April 2002) • The Johnson Property ODP Amendment (February 2003) • Sidehill Filing One (November 2003) • Sidehill Filing Two (August 2005) • Bucking Horse ODP and request of Addition of Permitted Use (May 2012) • Bucking Horse Filing One (June 2012) • Bucking Horse Filing Two (October 2012) Today the property is vacant land that has been recently graded for the development of both Bucking Horse Filing One and Bucking Horse Filing Two. Zoning History: • In 1997 upon annexation the entire Timberline Annexation property was zoned Transition (T) zone district. • In November 2001, in anticipation of the Johnson Property ODP the property was rezoned from the Transition zone district to the Urban Estate and Low Density Mixed-Use zone districts. These zoning designations have remained intact to the present. 159 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 3 Vicinity Map: The current surrounding zoning and land uses are as follows: 160 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 4 Direction Zone District Existing Land Use North Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing One – Planned Residential Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing Two – Planned Multifamily Residential Low Density Mixed-Use Neighborhood District (L-M-N) Public Right of Way – Yearling Drive South Urban Estate District (U-E) Bucking Horse Filing Two – Planned Residential Urban Estate District (U-E) Bucking Horse Filing Two – Planned Open Space Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing Two – Planned Residential Urban Estate District (U-E) Public Right of Way – Nancy Gray Ave East Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing Two – Planned Residential Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing Two – Planned Multifamily Residential West Urban Estate District (U-E) Bucking Horse Filing Two – Open Space Low Density Mixed-Use Neighborhood District (L-M-N) Bucking Horse Filing Two – Planned Residential Low Density Mixed-Use Neighborhood Distrist (L-M-N) Bucking Horse Filing Two – Private Alley 2. Compliance with Article 4 of the Land Use Code – Section 4.2 Urban Estate (U-E) and Section 4.5 Low Density Mixed-Use Neighborhood (L-M-N): The project complies with all applicable Article 4 standards as follows: A. Section 4.2(A) and (B) – Permitted Uses for U-E The proposed land use, single family detached, is a permitted use in the Urban Estate zone district. This use is consistent with the purpose of the district to provide a predominance of low-density large lot housing. B. Section 4.2(D) – Land Use Standards for U-E 161 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 5 Section 4.2(D)(2)(e) sets the maximum building height at three stories. Like most single family development plans the proposed development site plan does not include any building heights. Further review of building heights will be conducted at the time of building permit review. Any building permit is required to comply with the standards of the Land Use Code. C. Section 4.2(E) – Development Standards for U-E 1) Section 4.2(E)(2) allows for a residential development in the Urban Estate zone to be designed as a Cluster development. A Cluster development permits a smaller lot size if the project meets the following five additional standards: • The project contains only uses permitted in the zone district. The proposed use is limited to single family detached residential which is permitted in the U-E zone district. • The project reserves fifty percent (50%) of the total land area of the development as open space. The approved Bucking Horse Filing Two development reserved fifty-six percent (56%) of the land area in open space. This Major Amendment continues to meet the standard with fifty-four percent (54%) of the total land reserved in open space. • The project does not exceed 2 dwelling units per net acre and 5 dwelling units per gross acre. This Major Amendment continues to meet the standard with 3.68 dwelling units per net acre and 1.13 dwelling units per gross acre for the overall development area. • The project identifies building envelopes with each lot that comply with minimum setbacks of 5 ft. for the side, 15 ft. for the front/corner side, and 8 ft. for the rear. In addition, the residential building shall not exceed 2 ½ stories in height. Within the site plan of this Major Amendment every lot has labeled a building envelope confined by the required setbacks. No elevations have been submitted with this project, which is typical of a residential subdivision. Building elevations will be reviewed at the time of a building permit application. The zoning department will review the elevations for compliance of these Land Use Code standards. 162 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 6 • The project is required to demonstrate it is appropriate for the site by providing such things as: open space preservation, additional parks/trails, minimized visual intrusions of the mountains, protecting existing residential development, minimized site grading, and identify farm locations. The approved Bucking Horse Filing Two was found to be appropriate for the site based on those conditions. This Major Amendment which includes: the same permitted use, lot sizes, street layout, and open space areas has little additional impacts to the site and therefore staff finds it to continue to be appropriate for the site. D. Section 4.5(A) and (B) – Permitted Uses for L-M-N The proposed land use single family detached is a permitted use in the Low Density Mixed-use Neighborhood district. This use is consistent with the purpose of the district to provide low density housing combined with other complementary land uses. E. Section 4.5(D) – Land Use Standards for L-M-N 1) Section 4.5(D)(1)(a) requires a minimum net density for residential land of 3 dwelling units per acre for a project this size. The Major Amendment has increased the density in the L-M-N zone district from 6.8 dwelling units to 7.6 dwelling units per net acre. The increase is still in compliance with the above stated minimum. 2) Section 4.5(D)(1)(b) sets a maximum gross density for residential land of 9 dwelling units per acre. The Major Amendment’s increase of dwelling units in the L-M-N zone district raises the gross dwelling units per acre to .64. This rise is still in compliance with the above stated maximum. 3) Section 4.5(D)(2) establishes the need for a variety of housing types to be provided. The approved Bucking Horse Filing Two complied with this standard through the Bucking Horse Overall Development Plan (ODP). In the ODP a variety of housing types were identified and the subsequent Project Development Plans have been in compliance with the OPD. This Major Amendment is also in compliance with the ODP and does not prohibit future filings to comply with this plan. 4) Section 4.5(D)(3) requires that a Neighborhood Center be provided. Similar to the previous standard the neighborhood center location was 163 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 7 identified in the ODP and later established within Bucking Horse Filing One. This Major Amendment is in compliance with the Neighborhood Center standard. 5) Section 4.5(D)(5) emphasizes that changes in land uses should occur mid-block to ensure that similar uses face each other on either side of a street. This project has added a private alley. In future it is at this private alley line where the multi-family housing identified in the ODP will begin. The single family houses being added with this project will face other single family uses. 6) Section 4.5(D)(6) ensures that all residential developments have access to a park. As stated previously, much of the development is reserved in open space. Included in this open space are parks, trails, and community farm land. The project is in compliance with this park standard. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards; with the following relevant comments provided: A. Division 3.2 – Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • A detailed tree mitigation plan was provided and approved with Bucking Horse Filing Two. This approved mitigation plan included any trees that were previously on the site where the new lots are to be located. • The landscape plan provided with this Major Amendment builds upon the approved landscape plan of Bucking Filing Two. There will be an increase in street trees. Some locations of the previously approved street trees will be moved due to relocation of street lights, but the number of trees will not decrease. The new landscape plan was designed in coordination with the City Forester and staff has found it to be in compliance with landscape standards. 2) 3.2.2 Access, Circulation and Parking: 164 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 8 This project has been designed within the previously approved street and sidewalk system. The existing private alley will be extended to accommodate for garage spaces on the proposed lots in order to continue the pedestrian street design of Nancy Gray Ave. 3) 3.2.3 Solar Access, Orientation, Shading Bucking Horse Filing Two was approved through alternative compliance to the Solar standards of this section. The alternative compliance was based on the preservation of existing natural features and topography of the land. This Major Amendment does not include any new street layout; therefore, it does not further deviate from the alternative compliance plan. In addition, out of the 19 new lots 10 of them will be solar oriented, which increases the level of compliance. 4) 3.2.4 Site Lighting: A photometric site plan was not required to be submitted with this Major Amendment as single family detached homes do not require any minimal lighting. Also no additional lighting from the approved Bucking Horse Filing Two plan is proposed. The lighting in the site consists of the standard City street lighting. B. Division 3.4 – Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1) 3.4.1 Natural Habitats and Features: The natural habitats and features buffers and mitigation were reviewed with Bucking Horse Filing Two. The City’s Environmental Planner verified that this Major Amendment does not impact these areas and no further review was required. C. Division 3.5 – Building Standards 1) Section 3.5.2(D)(1) requires that the front façade of residential units face the adjacent street. The front facade of all the proposed lots will face the adjoining street. 2) Section 3.5.2(F) restricts the location of garage doors facing the street. As mentioned, this project is designed to continue the pedestrian street design of Nancy Gray Ave by not including any garage doors that face either Nancy Gray Ave or Yearling Drive. D. Division 3.6 – Transportation and Circulation 165 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 9 1) 3.6.3 Street Pattern and Connectivity Standards: This project is designed with the location of Nancy Gray Ave when it was originally approved with Side Hill Filing One. The sidewalk locations and additional local streets were later identified and refined by the subsequent approvals, the latest being Bucking Horse Filing Two. This project continues the previously approved street and sidewalk layout while adding additional private alley extensions. Using the existing designs does maintains compliance with the standard. 2) 3.6.4 Transportation Level of Service Requirements: The Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study and memorandum update that was submitted to the City for review and have determined that the vehicular, pedestrian and bicycle facilities proposed with this Major Amendment are consistent with the standards contained in Part II of the City of Fort Collins Multi- modal Transportation Level of Service Manual and will not require any further mitigation 4. Neighborhood Meeting A neighborhood meeting was held for the proposed project, and a staff summary of the neighbor’s concerns and applicant’s responses is included below. Detailed meeting minutes and letters from the neighbors are attached with this staff report. • Will this project impact CSU grant funded research study concerning healthy communities and walking paths? o This will not have any impact on the study. • From my understanding, these proposed lots are taking away what was designated as green space. o The open space around the working farm is in a different area. The location of this site was always planned as part of the Multi-family dwellings. • We were under the impression that the cottonwood trees were to remain green space. o The cottonwoods were required to come down because they were not in good condition. They were included in a mitigation plan. We plan to make benches from the trees to use throughout the project. Also we are working on an Arboretum, with fruit trees to be located somewhere in Bucking Horse. 166 Bucking Horse Filing Three Major Amendment MJA140001 Planning & Zoning Hearing June 12th, 2014 Page 10 5. Findings of Fact/Conclusion In evaluating the request for the Bucking Horse Filing Three Major Amendment, MJA140001 Staff makes the following findings of fact: A. Bucking Horse Filing Three MJA complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. Bucking Horse Filing Three MJA is in conformance with the Bucking Horse Overall Development Plan approved by the Planning and Zoning Board on May 17 th , 2012. C. Bucking Horse Filing Three MJA complies with relevant standards located in Article 3 – General Development Standards. D. Bucking Horse Filing Three MJA complies with relevant standards located in both Division 4.2 Urban Estate (U-E), and Division 4.5 Low Density Mixed- Use Neighborhood (L-M-N), of Article 4 – Districts. RECOMMENDATION: Staff recommends approval of the Bucking Horse Filing Three Major Amendment, MJA140001. ATTACHMENTS: 1. Planning Objectives 2. Plat 3. Site Plan 4. Landscape Plans 5. Approved Overall Development Plan 6. Transportation Impact Study Memorandum 7. Neighborhood Meetings Minutes, comments and responses 167 BUCKING HORSE PROJECT DEVELOPMENT PLAN Statement of Proposed Planning Objectives 05/07/2015 This project shall be titled Bucking Horse, Filing Three. The project has previously been titled the Johnson Property Sidehill. The project components include the following: • Bucking Horse Residences – LMN Single Family Detached (LMN zone district) This project includes uses within the existing Low Density Mixed Neighborhood (LMN) zone district. The project is envisioned as a replat of the existing Bucking Horse Filing 2 property. KEY ISSUES AND CONSIDERATIONS The Bucking Horse Project Development Plan is similar to a Master Planned Community, providing a healthy, diverse mix of housing types, land uses and planned open space – thus furthering the vision of Plan Fort Collins or City Plan. The project responds to changing market conditions, and has its own unique character based on the historic Jessup Farm and Johnson Farm, which effectively bookend the site from the north and southeast. Although, there are three zone districts within the overall project boundaries, it is necessary to consider the project as a cohesive whole, where additional compatible uses are requested to achieve the overall thematic character while providing necessary amenities. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. All roads, access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer. LIV 6.2 – Seek Compatibility with Neighborhoods New architectural features will respect the Johnson Farm character that is part of the great Bucking Horse development, as well as the existing neighborhood character, through integration of craftsman/farm detailing and building types. The extension of the single family lots along Nancy Gray creat a continuous design to the main street of the neighborhood. LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Well-lit streets with street trees and detached walks are included within each zone district, with accessible ramps at each corner. LIV 10.2 – Incorporate Street Trees Street trees will be included per standards, at least 40’ O.C. along all public ROW’s. LIV 11.2 – Incorporate Public Space Bucking Horse Fling 3 Project Development Plan Page 1 of 5 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | May 2014 168 Public spaces will be included throughout the overall development with elements that include a dog park, walkways, trails, a working farm, and a City owned park. The single- family areas will include passive open spaces and open-space trail connections. LIV 14.1 – Encourage Unique Landscape Features Wide porches along Nancy Gray create a unique landscape feature and character. LIV 14.2 – Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing foundation planting and including edible plants and fruit trees within the LMN district. LIV 14.3 – Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or ‘snow-balling’ of shrubs. LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The street and pedestrian network will allow access to all proposed open-space features as well as providing an interconnected trail system. A variety of open space connections to the trail system are provided within the Detached Single Family Area. Open space connections are also provided within the Johnson Farm Innovation Campus area, around the Dog Park, horse boarding and Working Farm, providing connectivity to street sidewalks. LIV 22.4 – Orient Buildings to Public Streets or Spaces All proposed buildings within the LMN zone district will be oriented to roadways. LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways Within the LMN area, alley access will virtually eliminate garage presence from the adjacent roadways. LIV 22.9 – Form Neighborhood Edges Neighborhood edges are created either through separation of uses accomplished by landscape transitional zones or buffers or using proposed roadways as an edge. LIV 23.2 – Integrate Natural Features All existing stands of healthy trees and shrubs will be maintained through design efforts throughout the project. LIV 25.1 – Coordinate Neighborhood Planning and Phasing The project phasing from west to the east will allow development to occur while minimizing impacts to existing neighborhoods south of Nancy Gray Avenue. LIV 28.1 – Density The LMN district will have an average overall density of approximately 8.2 DU/AC. LIV 30.2 –Connect to Surrounding Neighborhoods Roadway and pedestrian connections are proposed to connect to the existing neighborhood along Nancy Gray Avenue. LIV 30.3 – Improve Pedestrian and Bicycle Access Bucking Horse Fling 3 Project Development Plan Page 2 of 5 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | May 2014 169 The trail access throughout the adjacent Urban Estate district will promote walkability and bicycling to parks and open spaces in addition to providing access to overall community amenities. LIV 31.4 – Design for Pedestrian Activity The trail access throughout the adjacent Urban Estate district will promote walking to parks and open spaces in addition to providing access to overall community amenities. SW 3.3 – Encourage Private Community Gardens in Neighborhood Design Edible plants will be provided within all common areas in the Single Family Detached neighborhoods. T 8.2 – Design for Active Living The trail access from the adjacent Urban Estate district will promote walking to parks and open spaces. 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. An interconnected open - space trail system throughout the adjacent Urban Estate areas, based on storm water drainage corridors is proposed. All landscaping aside from active lawn areas will be native and/or adaptive, with interspersed farm-themed, or crop landscaping proposed to reinforce the farm design character. Buffering will be accomplished through roadway landscape tracts, and planting between the UE, LMN and future apartment area. 3. STATEMENT OF PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS; APPLICANT’S INTENTIONS WITH REGARD TO FUTURE OWNERSHIP OF ALL OR PORTIONS OF THE PROJECT DEVELOPMENT PLAN. At the time of submittal, Bucking Horse LLC will be the owner. Future ownership will transfer to an HOA. In general, the property owner or tenant shall perform all maintenance on private residential lots. In addition, the property owner, or tenant shall maintain all sidewalks and landscaped parkways within the ROW, according to the width of the property. The HOA or Business Association shall perform all maintenance on all common areas, parks, trails, community gardens, etc. storm water infrastructure, and any other non- private amenity and or feature. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure Landscape maintenance and trash removal within storm water infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the HOA or Business Association. This maintenance shall include all required mowing, weeding Bucking Horse Fling 3 Project Development Plan Page 3 of 5 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | May 2014 170 cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. Landscape All landscape maintenance within areas other than private residential lots and the area of parkway and ROW adjacent to private residential lots shall be the responsibility of and performed by the HOA or Business Association. Snow Removal The property owner or tenant shall perform snow removal on private lots and sidewalks adjacent to private lots. The HOA or Business Association shall perform snow removal within all common areas, trails, private drives and parks. Trash All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be performed by property owner or tenant. The HOA or Business Association shall perform trash removal within common areas, parks, trails, and other non-private lots. 5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. Our assumptions are based on the following rationale for each proposed use: Single Family Detached Residential – 19 additional single-family detached lots along Nancy Gray Avenue are proposed within the LMN zone district for Filing 3. The thirteen exsisting lots in Filing 2 lots extend the residential frontage to the east on the northern side of Nancy Gray Avenue. These lots provide a continuation of the existing development pattern of platted lots to the west. The 19 proposed lots will be accessed from an alley. Roadways – Roadway locations were based on existing storm sewer lines and grading. 6. THE APPLICANT SHALL SUBMIT AS EVIDENCE OF SUCCESSFUL COMPLETION OF THE APPLICABLE CRITERIA, THE COMPLETED DOCUMENTS PURSUANT TO THESE REGULATIONS FOR EACH PROPOSED USE. THE PLANNING DIRECTOR MAY REQUIRE, OR THE APPLICANT MAY CHOOSE TO SUBMIT, EVIDENCE THAT IS BEYOND WHAT IS REQUIRED IN THAT SECTION. ANY VARIANCE FROM THE CRITERIA SHALL BE DESCRIBED. Proposed land uses reflect what was approved in the Bucking Horse Overall Development Plan, per zone district, approved additional of permitted uses. Refer to the Bucking Horse Overall Development Plan (May 2012). 7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE MITIGATED. No conflicts are present with additional lots along Nancy Gray and natural areas. Bucking Horse Fling 3 Project Development Plan Page 4 of 5 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | May 2014 171 8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE NEIGHBORHOOD MEETING (S), IF A MEETING HAS BEEN HELD. There was no known opposition to the project during the neighborhood meeting and the overall master plan was well received by the attendees. 9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING CONCEPTUAL REVIEW. This project shall be titled Bucking Horse Project Development Plan, Filing Three The project has previously titled Project Development Plan submittals with the name Bucking Horse Filing Two. Bucking Horse Fling 3 Project Development Plan Page 5 of 5 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | May 2014 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 Neighborhood Information Meeting Project: Bucking Horse Major Amendment & Replat Date: April 24, 2014 Location: Timberline Church, 2908 S Timberline Road Project Planner: Noah Beals The meeting began at approximately 6:00 pm with the Project Planner outlining the Development Review Process and the current status of this project in this process. The applicant gave a brief presentation outlining the proposal, calling for a total of 19 additional single family lots; 5 to be located on Yearling where there were previous grading issues and cottonwood trees that have since been removed for safety reasons, and 14 additional lots to be located on Nancy Gray. The new lots along Nancy Gray will screen and create a transition to the proposed multifamily buildings located further to the north. These lots along Nancy Gray will be alley‐loaded to complete the strong street character that already exists. An additional project plan and neighborhood meeting will be completed for the central apartments shown on the Bucking Horse master plan at a future date. Question (Citizen): There is currently an effort underway with CSU in Bucking Horse looking at healthy communities and walking paths ‐‐ what is going to happen to the research project with these proposed changes? If you change the neighborhood, does it change this effort? They have a grant to do this, and their specifications were already laid out; if you change the specifications of the neighborhood, how does this impact them and the study? Response (Applicant): This will not have any impact on the study Comment (Citizen): From my understanding, these lots are taking away what was designated as green space. Response (Applicant): The majority of this is in a filing that hasn’t been platted yet. Comment (Citizen): When they submitted the grant, if the development changes it could change their grant parameters. Response (Applicant): None of that is changing; the open space around the working farm is in a different area. Question (Citizen): What other spaces were taken into consideration? Response (Applicant): We’ve making this transition into the apartments (Filing 3). The master plan will be very similar to what you see. Our overall development plan shows where the apartments will go. We like the addition of these lots at this location because it create a better transition into the multifamily and completes the character of the street (Nancy Gray). Originally, there was an abrupt change from the back edge of the lots into the area for future multifamily and we wanted to complete and continue the residential character of the street (Nancy 193 Gray) to have that “front porch” feeling and effect, rather than looking at the back side of the multifamily buildings. The other lots are along Yearling, where there was initially a ditch and cottonwoods that have now died. Question (Citizen): What was going to be there before? Response (Applicant): The difference is that we want to install the lots now before we pave Nancy Grey. If we waited until we were doing the apartments we would have to cut into a new, paved street for utilities. We always intended to develop the center piece as the next step. Question (Citizen): So this is something that wasn’t on the Master Plan? Response (Applicant): No, those lots were shown as all apartments, but now the plan is to create the single family edge to Nancy Gray. Response (Applicant): There was a landscape edge shown to the apartments, it is now shown as a 50’ natural area buffer but was before 60 or 70’. Adding in the alley the buffer still remains the same distance to the apartments as originally shown. The idea is to have a detached walk, street trees, front yard landscape, at least an 8’ porch. The houses will have a great character and a great neighborhood feel. Question (Citizen): Will this carry through the same theme of the existing houses on Nancy Gray? Will they have the same garages? Response (Applicant): Yes, some will have detached garages and some may be attached further up towards Yearling. We want to preserve that flexibility right now. Comment (Citizen): I think we were under the impression that where the cottonwoods were was to remain green space. Response (Applicant): As we refine the design of the apartments, we are looking for another location to add a more orchard type feel. Right now the current design is on the 1 acre detention pond. We’re looking at putting in an Arboretum, with fruit trees with historical significance. We have some announcements for our next neighborhood meeting (added clarification: Internal Bucking Horse neighborhood meeting). Question (Citizen): Is that going to be the entirety of that space, or just a portion? It’s a great space for Frisbee. Response (Applicant): If we do what we’re talking about doing, I don’t think there will be room for Frisbee. Response (Applicant): The cottonwoods that got chopped down, we’re creating benches with them, recycling woodchips, and we’re working on art pieces made from their wood. Response (Applicant): We’re also making raised garden‐beds out of the logs. Response (Applicant): The City arborist required us to take the trees down, they were not in good condition. Question (Citizen): The trees that are between the sidewalk and the road, when will the city take over managing those? Response (Applicant): I think once you have initial acceptance and warranty period is ended. Response (City): I believe two years once the City accepts it. If one dies then it goes on the list to be replaced. Response (Applicant): The city will actually prune and replace it. Comment (Citizen): Someone ran over a tree with a vehicle and the City said they wouldn’t replace it. Response (City): I can follow up with the City forester to see what could be done. 194 Comment (Citizen): Part of my surprise was the difference from what we’ve been looking at, but wow, 19 more lots. We’re wondering what’s next, what is going to change from the master plan we’ve been seeing for so long. I’m also concerned about additional pressures on the pool, more traffic and less green space we were thinking was going to be there the whole time. Response (Applicant): I don’t think there’s less green space. We will be adding the apartments and they will have their own pool and club house. The pool and club house was designed for, at the time, for about 35 more homes than what we ended up with; we have capacity there as well. I think we’re ok with all that. The traffic study takes into some factor of error not knowing the specifics of our third filing. We have approximately 1100 dwelling units in the project; I don’t think 19 is going to impact that. Comment (Citizen): It felt like creep a little bit. Response (Applicant): Once this gets done you’ll have more access with the roadways and sidewalks completed; access will be out to Drake. Question (Citizen): What about the railroad? Response (Applicant): We’re going to build the roadway up to the railroad right of way. Question (Citizen): Is there a way to build it so the trains don’t have to honk? Question (Citizen): What other things could change? Response (Applicant): We’re working to modify the detention pond on the end near the working farm; that could change. We might make it deeper and narrower to gain pasture land for grazing. Response (Applicant): Outlot B we figured for a CSA, so you’ll see fill dirt start to go in there. CSU is plugged into this project. They’re going to be doing soil samples so we can be sure we’re bringing in the richest soil. Response (Applicant): The City Park; that will change once they build it. 6.5 acres, it will have a pavilion, a restroom, and will share parking spaces with our farm. The City has committed to tying into our farm and agrarian feel. Response (Applicant): We’re still working on our own playground equipment, and the wild guy gym. We have a piece of art that will go in the park area. Question (Citizen): What’s going on at the entrance? Response (Applicant): A new monument sign at the entrance ‐‐ multiple layers of planting beds with vegetables and flowers. Question (Citizen): Are they putting turf in next to the small area by the pool? Response (Applicant): No, seating area. We sodded the pool side. New patio furniture is also being ordered. Response (Applicant): I think overall the project is coming together close to what we’ve planned. We’re a little behind design wise on where we wanted to be on the apartments. Question (Citizen): I entered late, did I miss anything? Response (City): Introductions and an overview of the site plan, and a concern this isn’t what initially what they thought would be there. There will now be single family homes continuing to line Nancy Gray as a transition and edge next to the proposed multifamily. Question (Citizen): The lots along Yearling, are those where the trees were removed? Response (Applicant): Correct, the trees there were dying. Question (Citizen): Where there any changes to any roadways? Response (Applicant): No changes, the Nancy Gray configuration remains the same. We used to have the apartments fronting Nancy Gray, the idea now is to create more of a completed street character with single family fronting Nancy Gray rather than back of house multifamily. This creates more of a single family cohesive neighborhood with a 50’ buffer between the single family and multifamily. 195 Response (Applicant): The multifamily was restricted to 14 dwelling units/acre, similar to the Side Hill Condos on the corner. McWhinney’s project on the other side of the intersection is 20‐24 dwelling units per acre. This is a very low density development. It won’t feel like 3‐story boxes, that is not the intent. It’s down at the lowest point and by the time we mass it out, it should work nicely with scale. Transition at the end points, it will feel like a single family house. Idea is to get some good conifer and pines and make a nice buffer. 25’ is the code minimum buffer. Response (Applicant): If you go to the Side Hill condominiums, there is that transition from the multifamily buildings to single family and that is what we’re focusing on is this transition; a lot of articulation in the buildings. There will be no driveways on Nancy Gray. Question (Citizen): So you’re continuing the alley that already exists? Response (Applicant): Yes and keeping that porch feel going all the way down Nancy Gray. Response (Applicant): We still do have the loop trail going on. We originally had a 5’ crusher fine trail and increased it to 6’ hard surface so it can be used year‐round. Question (Citizen): Where is the trail? Response (Applicant): Being installed right now in Filing 1. Across the street is where the educational wetlands will go. Question (Citizen): How are the lots selling? Response (Applicant): The lots have been sold since December 2012. Question (Citizen): I wonder about the ones up against the railroad tracks, what it’s going to be like for those people? Response (Applicant): Believe it or not they charge a premium for the lots, because they back up to open space. Comment (Applicant): We recently had officials from Rancho Cucamonga, CA out for a tour trying to research and look into healthy communities. We have done phenomenally well with the project even with the detention center, railroad, sewage treatment nearby. Response (Applicant): Our trail will connect through Sharp Point Dr so you can get to the Poudre Trail. It’s about a 4 mile loop all the way around. Comment (Applicant): Our intention on the park was a detention pond and we’re continuing to investigate a design and the idea is to be built out over 5 or 10 years and install the infrastructure and the community does the installation of trees of historical significance. That’s one of the surprises for the neighborhood. We’re thinking path systems, benches, QR codes, this area could be a great area for the entire city, not just the neighborhood. Question (Citizen): Who would maintain the area? Fruit trees need a lot of maintenance. Response (Applicant): HOA and farmers would maintain it. All the orchard trees will be taken care of by a farmer; it’s in the current budget. We have salaries built into the budget right now. Question (Citizen): What is the disadvantage to building the homes? Response (Applicant): We would come through with the design of the homes with our apartment filing, and would need to dig up a new city street to install their utilities, rather than prior to the street being finished. We are decoupling now so we don’t need to cut into the new street. Question (Citizen): Was that open space before? Response (Applicant): No, before it was apartment space coming into those lots, an open space buffer which we are still maintaining it. Idea is to create the single family street edge with these lots. Question (Citizen): What will that do visually, hide the apartments back there? 196 Response (Applicant): Maintain the character you want on the street and maintain the character of the apartments in their area. There will be a consistent single family character throughout the project. The grading constraints became less of an issue once those cottonwood streets were deemed a hazard and allowed this to happen. Question (Citizen): That seemed like a pretty deep area there, is there going to be quite a bit of fill? Response (Applicant): We’re adding a substantial amount of fill. The ditch wasn’t serving any function beforehand, only to protect the cottonwoods which no longer exist. Question (Citizen): There wasn’t really a plan for that ditch per se? Response (Applicant): No, it was there for drainage and to protect the cottonwoods. Response (Applicant): Right there it was the edge of our construction drawings, everything else was conceptual. The configuration of those buildings you see on the master plan (referring to apartments on an exhibit), those will change. That will vary from what is shown, but the number of units will remain the same. Question (Citizen): You’ll have a common alley behind the houses? Response (Applicant): Yes, no driveways fronting the street which is consistent with most of the neighborhood. Question (Citizen): Will you extend Nancy Gray across the tracks? Response (Applicant): We will take it to the tracks, the other side is already improved. The City is negotiating with the railroad to get the crossing in. Every house has already paid for the Sharp Point connection. We contributed up to the rail as part of the development. Question (Citizen): What is the timeline for the apartments? Response (Applicant): No timeline right now. Certainly a market for apartments but there’s also a matter of having the manpower to design it. If we started tomorrow, probably 9 months to a year out before we’re actually moving dirt. Response (Applicant): We know the longer people get accustomed to the open space, the more pushback we’ll have for the apartments. Response (Applicant): The apartments were also a code requirement as we need a certain number of different housing types. Question (Citizen): When is the artisan village going to start? Response (Applicant): We want to do both farms as a National Landmark. It takes a long time for national designation with the National Park Service. We have phase 1 approval, now going to phase 2. We’re waiting for this approval to move forward with this project. Question (Citizen): What is the plan with the approach there off Timberline? Response (Applicant): It’s for fire access only. Comment (Citizen): There is no curb cut. Response (Applicant): There is intentional so people won’t use it, the fire truck will go up and over. 197 ITEM NO 5 HEARING DATE June 12, 2014 _ STAFF Mapes___________ PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Sheldon House Bed and Breakfast APU #140001 APPLICANT: Kelsey Schwager 636 S. Howes St. Apt. B Fort Collins, CO 80521 OWNER: Cynthia Murphy PROJECT DESCRIPTION: This is request to add Bed and breakfast establishment with 12 or fewer beds as a permitted use in the existing historic Sheldon House Bed and Breakfast at 616 West Mulberry Street. The property is situated in the Neighborhood Conservation Medium Density (NCM) zone district in the first block west of Canyon Avenue. It faces onto West Mulberry Street, and its side yard abuts the alley between Whitcomb and Loomis Streets. The request for Addition of a Permitted Use (APU) involves the requested number of beds in the house, and does not involve any physical changes to the property. The NCM zone permits Bed and breakfast establishment with 6 or fewer beds. This use was identified and listed in the NCM zone with adoption of the Land Use Code in 1997. The Sheldon House is currently already approved as a bed and breakfast use, approved under prior law as the Martin Bed and Breakfast Planned Unit Development (PUD) in 1990. The approved plan does not state a number of beds or occupants. The use currently has 8 beds (“grandfathered” under the approved PUD). The maximum occupancy is 14. The proposal is to increase the number of beds from the current 8 to 12 with no change in the maximum occupancy which would remain at 14. The proposal would replace queen and double beds with single beds. Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 198 Sheldon House Bed and Breakfast APU #140001 Planning and Zoning Board Hearing June 12, 2014 Page 2 This APU request is being processed in conjunction with a Minor Amendment to the approved PUD. Minor Amendments are reviewed administratively by staff. If the APU is approved by the Board, the Minor Amendment will be approved by staff. The Minor Amendment consists mainly of a note on the plan regarding the number of beds, and it also contains a new detached sidewalk along Mulberry Street to replace an existing narrow attached sidewalk. RECOMMENDATION: Staff recommends approval of Sheldon House Bed and Breakfast APU #140001 EXECUTIVE SUMMARY: The request has been reviewed and found by staff to be in compliance with the required findings for applicable Land Use Code standards. Applicable standards are in Section 1.3.4 Addition of a Permitted Use; and Section 3.5.1 Building and Project Compatibility Standards. Also, the proposal complies with parking requirements in Section 3.2.2(K). The applicant’s stated reasons for the proposal involve the state of the current B&B use which is not viable; and the applicants desire and commitment to restart the business including changing the configuration of beds to broaden potential clientele by catering more to small groups and families rather than couples. COMMENTS: 1. Background and Context of the Area Surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North NCM Single family houses South NCM Single family houses across Mulberry Street East NCM and D, Downtown Single family house with carriage house across the alley; Aggie Liquors and Lincoln Office Building on adjacent block West NCM House converted to a tri-plex on adjoining lot; other single family houses 199 Sheldon House Bed and Breakfast APU #140001 Planning and Zoning Board Hearing June 12, 2014 Page 3 Mulberry Street is a four-lane arterial street carrying heavy traffic that is a contributing factor making the property suitable for the transitional B&B use, rather than typical single family home ownership facing neighborhood streets. The existing Sheldon House is actually a duplex containing a two-bedroom basement apartment in addition to the bed and breakfast use. A bed and breakfast is defined as “providing temporary accommodations to overnight guests for a fee and which is occupied by the operator of the establishment.” 2. Compliance with Applicable Land Use Code Standards A request for Addition of a Permitted Use specifically requires compliance with Section 3.5.1 Building and Project Compatibility. That Section contains subsections 3.5.1(A) through (J). All subsections except (A) and (J) address physical development and exterior characteristics of structures, and thus are not applicable because the proposal calls for no exterior alterations to the property. The house, detached garage, privacy fences, and enclosed trash/recycling bins will all remain as they exist for the currently approved B&B use. Furthermore, staff finds that these existing physical improvements would comply with Section 3.5.1. The remaining, applicable standards 3.5.1 (A) and (J) are shown and addressed as follows: 3.5.1 (A) Purpose. The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. They should be read in conjunction with the more specific building standards contained in this Division 3.5 and the zone district standards contained in Article 4. All criteria and regulations contained in this Section that pertain to "developments," "the development plan," "buildings" and other similar terms shall be read to include the application of said criteria and regulations to any determination made by the Planning and Zoning Board under paragraphs 1.3.4(A)(5) and (6) for the purpose of evaluating the authorization of an additional use. Staff finds that the physical and operational characteristics of the proposed use are compatible as required. Both internal occupancy and exterior development are unchanged from the existing approved plan which is compatible with the neighborhood and specific circumstances of the site. 3.5.1 (J) Operational/Physical Compatibility Standards. Conditions may be imposed upon the approval of development applications to ensure that new development will be compatible with existing neighborhoods and uses. Such conditions may include, but need not be limited to, restrictions on: 200 Sheldon House Bed and Breakfast APU #140001 Planning and Zoning Board Hearing June 12, 2014 Page 4 (1) hours of operation and deliveries; (2) location on a site of activities that generate potential adverse impacts on adjacent uses such as noise and glare; (3) placement of trash receptacles; (4) location of loading and delivery zones; (5) light intensity and hours of full illumination; (6) placement and illumination of outdoor vending machines; (7) location and number of off-street parking spaces. Staff offers the following information addressing each of the conditions. (1) Hours of operation and deliveries. The applicant will be present on site full time. Entrance doors remain locked and guests will have a security code for the door. Quiet hours in the house will start at 10 p.m. There are no deliveries. (2) Location of on-site activities that generate potential adverse impacts on adjacent uses such as noise and glare. There is a fenced back patio, a fenced front yard, and small second-story balcony. There will be staff-enforced quiet hours from 10 pm -8 am daily. No outside noise will be allowed during this time to not disturb other guests or neighbors. (3) Placement of trash receptacles. Both trash and recycling receptacles are fenced on both sides in an attractive enclosure, located adjacent to the house, facing the alley. (4) Location of loading and delivery zones. Not applicable to the residential-type business. (5) Light intensity and hours of illumination. Lighting will be typical residential lighting – e.g. porch lights and a motion-sensor light on the garage. (6) Placement and illumination of outdoor vending machines. Not applicable. (7) Location and number of off-street parking spaces. There are 7 parking spaces along the alley including one handicap space. Two of the spaces are a driveway in front of a detached two-car garage. The garage spaces can not be counted separately but they are expected to help serve parking needs, particularly for the owner and tenants of the basement apartment. In addition, the Mulberry Pool parking lot can be used for overflow parking in the near term if needed. It is located one block away and allows public parking including overnight parking. 201 Sheldon House Bed and Breakfast APU #140001 Planning and Zoning Board Hearing June 12, 2014 Page 5 The Land Use Code requires parking for the 2-bedroom basement apartment – 1.75 spaces are required. Staff finds that the owner’s loft unit can be considered similar to a one-bedroom dwelling unit which would require 1.5 spaces. Bed and Breakfast uses do not have specified requirements, but the most similar use that does have a requirement is Lodging Establishments which has a maximum limit of 1 space per unit. Therefore, even if the owner’s room is considered a dwelling unit, 3.25 spaces are required, which rounds up to 4 required spaces. The seven spaces thus meet parking requirements -- both minimum and maximum number of spaces. NEIGHBORHOOD MEETING: A neighborhood informational meeting was held on April 14. 14 neighbors attended. There were questions about the potential for increased activity and parking in general despite no increase in occupancy. There was general support for B&B as an appropriate use of the property, and for the applicant’s commitment to improving the operation of the property. There were questions about the nature of dorm-style hostels as compared to B&Bs, and about the intended clientele. There was discussion of a request to not include the word ‘hostel’ in the name of the business. FINDINGS OF FACT AND CONCLUSION: In evaluating the Sheldon House Bed and Breakfast APU #140001, staff makes the following finding of fact and conclusions: A. The proposed Addition of a Permitted Use (APU) for Bed and breakfast with 12 or fewer beds is in compliance with Land Use Code standards for Addition of Permitted Uses in Section 1.3.4(A). B. The proposed (APU) is in compliance with Building and Project Compatibility Section 3.5.1, as required under Addition of Permitted Uses Section 1.3.4(B) of the Land Use Code. C. The PDP complies with all other applicable General Development Standards of Article 3 of the Land Use Code. D. The PDP complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. RECOMMENDATION: Staff recommends approval of Sheldon House Bed and Breakfast APU #140001. 202 Sheldon House Bed and Breakfast APU #140001 Planning and Zoning Board Hearing June 12, 2014 Page 6 ATTACHMENTS: 1 – Vicinity Map 2 – Site Plan 3 – Neighborhood Meeting Notes 4 – Zoning Map 203 Colorado State University Dunn Elementary Childrens Workshop W Oak St W Olive St W Myrtle St S Grant Ave S Meldrum St W Magnolia St S Whitcomb St W Plum St Canyon Ave S Washington Ave S Sherwood St Oval Dr Meridian Ave Akin Ave S Sherwood St S Loomis Ave W Laurel St W Mulberry St © 616 W Mulberry St 1 inch = 400 feet Site 204 205 Development Review Center 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 970-221-6750 fcgov.com/DevelopmentReview NEIGHBORHOOD INFORMATION MEETING NOTES These notes capture questions, comments and ideas from the meeting but are not a verbatim transcript. PROJECT: 616 W. Mulberry, Sheldon House B&B DATE: April 17, 2014 (April 9 meeting date) PLANNER: Clark Mapes APPLICANT/ Kelsey Schwager OWNER: The meeting began with the Project Planner, Clark Mapes, giving an overview of the agenda and development review process for this project. The project is officially the “Addition of a Permitted Use” – which adds a use not otherwise allowed by zoning, based on the unique circumstances of the specific property and plan. If the project proceeds to a hearing, a Hearing Officer will be the decision-maker. The zoning permits B&B with up to 6 beds; there are 8 beds currently grandfathered because they were there prior to the current zoning. The proposal is for a B&B with up to 12 beds. Applicant Presentation Kelsey Schwager presented the proposal. The current business is geared towards couples. It is not working, the building is not being used as a B&B. The proposal is for a minimal change. The maximum occupancy will be the same, at 14. It is simply a changing in the number of beds from 8 to 12. It needs to be more family oriented. More oriented to groups such as groups coming to CSU for events or athletics. Families or groups of friends. It needs a different model, with more single beds. There will be no increased activity or traffic. It’s a Historic Landmark. This will allow it to remain a B&B. No problem is expected since there’s no increase in occupancy. Parking - have 7 spots on site. Also, Mulberry Pool is OK for parking overnight. It’s open to the public 2pm-10am. Guests will be told they can’t park in front of neighbors’ homes. Experience shows that works. These are not anonymous customers like at a hotel. We’ll have quiet hours, 10 pm. This will be the permanent residence for Kelsey as the manager. 206 Neighborhood Meeting Notes - Page | 2 The overall intent is more family style. Possibly other groups that would be comfortable sharing a room. Question: On parking: something you let guests know at time of booking? Answer: Yes. Q: What’s the tandem valet parking in what used to be the rose garden? A: Those spots could be used for valet parking but it’s not something expected to be done. It adds difficulties of shuffling cars. It is not expected to be needed. Q: We own the home whose driveway backs into the parking area. Guests already park in the alley and block the driveway. There’s no increased occupancy, but there’s going to be more parking. Comment: The rose garden area is paved, it was done years ago by someone else. Maybe have a “No Parking in Alley” sign? Q: What’s the expected % occupancy? A: 30-40% Q: Is “Hostel” in the name? I don’t want to see that. A: Don’t know the name yet. It needs to convey the right idea to the demographic. Many are being considered. It needs to be geared toward CSU professionals, CSU families, athletics, marketing to a mature audience. Q: Price for a bed? $35-40 for bunk beds gearing more towards families and small groups. There would be 2 rooms with queens, 2 with the family style. The queen rooms probably $90. Q: The neighborhood is becoming busy. Traffic. Not looking forward to 14 additional individuals coming and going. A: There won’t be 14 more – it’s keeping it at 14. It’s just changing the configuration. Q: The current B&B sends people to Magnolia. They compete with students for parking. A: Currently there’s an accountant office and student rentals. It’s not a B&B. 8 beds in there now. Q: # of beds, rooms, etc.? Currently 8 beds. 14 occupancy plus basement which is a 2 BR apt. A: The change would be to 2 rooms with 5 beds and 2 rooms with one bed. Q: Does that fit goal of professionals and families? Sounds more like 5 buddies coming to a college game. What if they aren’t buddies and they each bring a car? Will you rent out like that? Dorm style? A: Yes, if people want that it could be part of the program. Q: Will you serve breakfast? A: Yes, continental style. Q: Getting back to 5 people in one room. That means more traffic coming in and out. So there WILL be more busy-ness. I have lived near hostels. Mostly very youth oriented. Tend to be more for youngsters with backpacks, not a pretty sight. A: It’s all about marketing. I’m going to live there. Not marketing to guests I don’t want to share my home with. Comment: If you stick to your guidelines, it sounds not so much about coming and going all night, like in Central America, etc. Comment: WE have a rental right behind this property, and WE have the outdoor social zone that can be noisy. It’s a triplex. Our tenants go out there at night and socialize. The question is can 207 Neighborhood Meeting Notes - Page | 3 your guests handle being in rooms right above our outdoor patio where student renters go out at night to socialize. Q: Do you have a 1,3, and 5 year business plan you’re willing to share? What if this doesn’t go the way you think it will? The next owner may NOT live there. Could it change to a dorm style hostel? A: I ran one of these in Gunnison – it’s not a backpacker hostel type crowd if you manage that way. Comment: We own the house next door – this is right behind us. Excited because the current owners more neglectful. Maintenance, snow removal, is not very good. Numerous nitpicky things that are not being taken care of. Currently it’s got an office. An accountant has been sending clients to Magnolia to park. Can’t overlook fact that you’re NEVER going to have open street parking during the day, regardless of this house. Students park, and take their bikes. Parking more a CSU issue than this B&B. We’ve been watching a failing business. There’s trash. Would never send people there to stay. A: Yes, an on-site manager is important. And yes, the current model is not sustainable. The proposal is to keep it as a B&B as approved. It needs to change to be able to run it and MAKE it successful. It’s not even a b and b any more. It shouldn’t be illegal office or student rentals. Comment: Our fear is that if this doesn’t work it will stay rentals and illegal office. Q: When you say it’s geared towards “families”, what does that mean? What ages? A: Any range. Say parents, kids, the kids would rather not stay in the same bed with the parent…any kind of family groups. Comment: Because of Mulberry traffic, the property more suited to a B&B type use with a transient population, than full time residents. Unfortunately bus and bike access is not great on Mulberry. Comment: I think the B&B sounds fine as proposed, but I just hope the name doesn’t say Hostel. 208 NCL NCM D D CSU D E POL NCB CC NCL RL CC LMN CL MMN LMN LMN LMN NCB POL CCR LMN NCB NCB POL CCR NCB LMN LMN RDR POL CG Colorado State University Dunn Elementary St Josephs School Fullana Elementary Childrens Workshop Lee Martinez Community Park Civic Center Park Washington Park Oak St Plaza Park Freedom Square Park Civic Center Park North Cache la Poudre River W Oak St Elm St W Magnolia St W Olive St Wood St Sycamore St W Plum St S Grant Ave Park St West St S Meldrum St N Grant Ave S Whitcomb St N Loomis Ave Scott Ave N Sherwood St N Whitcomb St S Washington Ave Hi Clark, I wanted to offer my support to the bed and breakfast additional beds request. I see this as a positive element to the neighborhood. We need additional bed and breakfast options so this is a good step toward that. Chris Ray Vantage Properties Management LLC 1113 W. Plum Street Fort Collins, CO 80521 970-419-8384 ************************************************************************************* From: Radin, Jordan [mailto:RADINJ@kochind.com] Sent: Friday, May 30, 2014 3:03 PM To: Sarah Burnett Subject: 616 W. Mulberry Proposal I won’t be able to attend the June 12 public meeting on the proposed development proposal at 616 W. Mulberry. I’m writing to express my support for the proposed development (increased beds). Thanks, Jordan Radin 409 S Grant Ave 80521 ************************************************************************************* -----Original Message----- From: Craig Hughes [mailto:craighughes620@yahoo.com] Sent: Thursday, June 05, 2014 3:07 PM To: Clark Mapes Subject: Sheldon house Hi Clark- my name is Craig Hughes and I live next to the Sheldon house. I was at the neighborhood meeting at the mulberry pool and believe we met. I wanted to express that my wife and I support the plans that Kelsey presented that evening and believe that it will be a great asset to the neighborhood. Sincerely, Craig and Laura Hughes 970-689-1415 210 From: jane@dbd-travel.com [mailto:jane@dbd-travel.com] Sent: Friday, June 06, 2014 9:52 AM To: Clark Mapes Subject: Re: Sheldon House Bed and Breakfast Hi Clark, In preparation for the P and Z meeting on June 12-I want to re-state my concerns about the Sheldon House Bed and Breakfast. I'm very concerned about the increase in 'beds' without any concern for the parking situation. The neighborhood will be affected...especially down the alley north towards Magnolia Street and along South Whitcomb. As the applicant stated-the overflow parking use of the Mulberry Pool parking lot-doesn't smell good to me, either. Who else gets this priviledge? Seems like commercial activities are being rammed at the West Side Neighborhood. The applicant's increase in number of beds obviously means more people. Her concept of hostel style accommodations are guaranteed to produce more of a transient feel in the neighborhood with people coming and going frequently during her hours of operation. There is no assurance on the demographics the applicant is planning-and this could quickly change into just a cheap place to stay!! And finally, for years now-the walking and biking conditions along this stretch of West Mulberry have been challenging. I have no idea without a car-how guests will approach the Sheldon House. I would urge the Planning and Zoning board to deny the 'addition of permitted use' for this project. Perhaps it fits better in a more transit friendly area. Thank you for your consideration, Jane Folsom 614 West Magnolia Street 970 980 9179 211 Sheldon House Email from Resident From: Katie McClelland [mailto:mcclelland@consultkm.com] Sent: Monday, June 09, 2014 7:03 PM To: Clark Mapes Subject: Sheldon House Support Dear Clark, I am writing to let you know that I have absolutely no opposition for the proposed changes at the Sheldon House located on Mulberry Avenue. I have been a resident of Old Town since 2005 and I know the previous owners of the Sheldon House property. I have met the new proprietor twice now, coming door to door for her purposes – and I must say she is a lovely woman and we need more people like that in our town. Please count this as a YES for the new Sheldon House. Sincerely, Katie McClelland 407 S Grant Ave Fort Collins CO 212 Sheldon House Email from Frank Case From: Frank Case [mailto:frank.case@asd20.org] Sent: Wednesday, June 11, 2014 3:22 PM To: Clark Mapes; kelsey.schwager@gmail.com; francis.case@hotmail.com; Frank Case Subject: Sheldon House The new owner of the Sheldon House, Kelsey Schwager is a distinguished alumni of Colorado State and is well known as a good citizen and business person. She is a community-minded good neighbor. She has hands- on experience from working alongside a young pioneer of the lodging industry in Colorado, Amy Stephens, a notable alumni of Western State in Gunnison. I have watched as those 2 built a successful local business with a "family" of happy yet weary travelers--and locals. I have stayed at the Sheldon house and loved the location, although the building has seen better days and is a little shabby. Kelsey will re-purpose the building and help it evolve and keep in the character and spirit of the neighborhood and greater Ft. Collins. I'm a veteran high school teacher and attended many Sonny Lubick camps, so I have seen the positive upswing of the entire character and infrastructure of Ft Collins and CSU. Kelsey is exactly the type of woman to help forge the future of Ft. Collins; her smile is as bright as her spirit. I endorse Kelsey and her plan for the Sheldon House and urge you to approve her vision for a revitalized Sheldon House. Frank Case Liberty High School English Department 213 Sheldon House Email from Heller From: Ashley Heller [mailto:ashleyhel@msn.com] Sent: Wednesday, June 11, 2014 9:39 AM To: Clark Mapes Subject: Hello Clark, My name is Ashley Heller and I live across the street from the Sheldon House on Mulberry and Washington. I was not able to make it to the neighborhood meeting in April but I wanted to communicate my support for the future plan of the Sheldon House. Miss Schwager came by my house to speak with me about the plan, and my surrounding neighbors and myself are excited to see that the Sheldon House will be revitalized. If you would like to speak with me about anything, I am always available by email. Sincerely, Ashley Heller 214 Sheldon House Email from Schneider From: Ted Schneider [mailto:teds@moesoriginalbbq.com] Sent: Wednesday, June 11, 2014 11:41 AM To: Clark Mapes Subject: The Sheldon House B&B Hello Clark- My name is Ted Schneider and I am a restaurant owner in Old Town. I don't believe that we have met before, but I wanted to give my support for the plan that's been put forward for the Sheldon House B&B. I stayed there before I moved to Fort Collins, and while it is a nice place, I'm very excited that the owner is making the addition of shared rooms. I frequently have tourists come to my restaurant and ask where to stay in Old Town. There are very few choices and they are all so expensive. I'm looking forward to referring them there, and also having my friends and family stay there once it is re-opened. It will be nice to have a place like this in our Old Town neighborhood. Sincerely, -- Ted Schneider Moe's Original BBQ 181 N. College Ave. Fort Collins, CO 80524 970-977-0137 215 Canyon Ave N Meldrum St Pearl St Hanna St Jackson Ave Birch St Akin Ave Maple St W Vine Dr Wayne St Gordon St S Sherwood St W Myrtle St Juniper Ct Riddle Dr C o l u m b i n e C t Ova l D r S Mack St P i o n e e r A v e Tedmon Dr S Mason St N Mack St Meridian Ave Miller Dr M o n t e V i s t a A v e Bungalow Ct Baystone Dr HawkinsPl St Griffin Mantz P l Beech St E C o y Dr Mas o n C t Rembrandt Dr Aster St El m St Pearl St Park St Maple St S Sherwood St Cherry St S Loomis Ave W Mountain Ave Laporte Ave W Laurel St W Mulberry St S Shields St W Mountain Ave N Shields St S College Ave S Mason St S Howes St N College Ave UE CCN © Sheldon 616 House W. Mulberry Bed & Breakfast St. Vicinity Map 1 inch = 833 feet Site 209 they shall be expressed consistently through- out the structure, such that the composition 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. 113 › Using one to three accent colors for trim elements is also preferred. 105 building areas. › Minimize structural impacts when installing turbines. 90 ing windows. 88 should be employed. Step 5: Add Energy-Generating Technologies Sensitively. The flexibility of many historic structures allows for the respectful integration of energy efficient technolo- gies, i.e., solar panels, geo-thermal systems and thermal walls etc. Energy-generating technologies are the most commonly known strategies. However, the efficiency of a historic structure will often be great enough that generation technologies aren’t the most practical solu- tions. Utilize strategies to reduce energy consumption prior to undertaking an energy generation project. 87 Appropriate addition to the front of a one-story non-contributing structure. 4 4 86 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. 85 4 81 briefs/11-storefronts.htm 80 preservation, and, when appropriate, reuse of alternative materials. 71 8 Re-point mortar joints where there is evi- dence of deterioration. This shall match the historic design. 4 Historic building materials are key features of historic buildings and shall be preserved. 4 70 See web link to Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings http://www.nps.gov/tps/how-to-preserve/ briefs/47-maintaining-exteriors.htm 67 Rehabilitation (simplified historic interpretation) 4 4 50 to a state that makes a contemporary use possible while still preserving those portions or features of the property which are significant to its historical, archi- tectural and cultural values. Rehabilitation may include a change in use of the building or the construction of an addition. This term is the broadest of the permit- ted treatments and applies to most work on historic properties. Combining Treatments For many projects a “rehabilitation” approach will be the overall strategy, because this term reflects the broadest, most flexible of the approaches. Within that, however, there may be a combination of treatments used as they relate to specific building components. For example, a surviving cornice may be preserved, a storefront base that has been altered may be restored, and a missing kickplate may be reconstructed. 46 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 42 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. 41 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. 40 features are more subtle but still continue to influence patterns of development. The aerial image shown on the next page underscores the value of the features that sill survive because they provide a hint to the early character. To preserve the historic building fabric and to provide din- ing, retail and entertainment uses was a goal of the 1985 redevelopment plan. Illustrative plan from the 1985 redevelopment plan set a vision for Old Town. 34 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. 32 the cultural heritage of the community. It also enhances livability in the community. » Environmental Sustainability. Rehabilita- tion of historic resources conserves energy that is embodied in the construction of existing structures. It also reduces impacts on landfill from demolition and reduces the need to fabricate new materials. » Economic Sustainability. The economic benefits of protecting historic resources include higher property values, job creation and increased heritage tourism. For More Information: See web link to National Park Service Sustainabil- ity information: http://www.nps.gov/tps/sustainability.htm For More Information: See the following web link to Preservation Brief 3: Improving Energy Efficiency in Historic Buildings: http://www.nps.gov/tps/how-to-preserve/briefs/3- improve-energy-efficiency.htm 31 thus minimizing the need for replacement materials. Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round. interior climate control which increase energy efficiency. Passive strategies typically include building orientation for sun and breezes. Active strate- gies typically include operable awnings, double-hung and transom windows. Embodied Energy Embodied energy is defined as the amount of energy used to create and maintain the original building and its components. Preserving a historic structure retains this energy. Re-using a building also preserves the energy and resources invested in its construction, and reduces the need for producing new construction ma- terials, which require more energy to produce. Studies confirm that the loss of embodied energy by demoli- 30 disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that char- acterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.” PRESERVATION BRIEFS & TECH NOTES The Cultural Resources Department of the National Park Service, U.S. Department of the Interior, pub- lishes a series of technical reports regarding proper preservation techniques. This series, Preservation Briefs and Tech Notes, is a mainstay for many preservationists in the field. When considering a preservation project, these resources should be consulted. 29 principles for the treatment of historic resources, but gives only very limited guidance or direction for rehabilitation of historic properties themselves. Code of the City of Fort Collins, Chapter 14 Landmark Preservation This section of the code sets forth the following dec- laration of policy for Historic Preservation within the City: (a) It is hereby declared as a matter of public policy that the protection, enhancement and perpetuation of sites, structures, objects and districts of historical, architectural or geographic significance, located within the City, are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people. (b) It is the opinion of the city council that the economic, cultural and aesthetic standing of this City cannot be main- tained or enhanced by disregarding the historical, architec- tural and geographical heritage of the City and by ignoring the destruction or defacement of such cultural assets. It also identifies: › standards for determining eligibility, › designation procedures, › construction, alteration and demolition activity, and a › landmark rehabilitation program 28 Old Town Historic District. The standards also promote key principles of urban design which focus on maintaining an attractive human- scaled pedestrian-oriented environment. 27 rehabilitation of a historic resource: • City of Fort Collins, Historic Preservation http://www.fcgov.com/historicpreservation/ • History Colorado web site to assist in rehabilita- tion projects: http://www.historycolorado.org/archaeologists/ grants-financial-incentives • National Park Service web site for tax credit information to assist in rehabilitation projects: http://www.nps.gov/tps/tax-incentives.htm 26