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HomeMy WebLinkAbout12/18/2019 - Landmark Preservation Commission - Agenda - Regular MeetingMeg Dunn, Chair City Council Chambers Alexandra Wallace, Co-Vice Chair City Hall West Kristin Gensmer, Co-Vice Chair 300 Laporte Avenue Michael Bello Fort Collins, Colorado Mollie Bredehoft Kevin Murray Anne Nelsen Katie Paecklar Anna Simpkins Fort Collins is a Certified Local Government (CLG) authorized by the National Park Service and History Colorado based on its compliance with federal and state historic preservation standards. CLG standing requires Fort Collins to maintain a Landmark Preservation Commission composed of members of which a minimum of 40% meet federal standards for professional experience from preservation-related disciplines, including, but not limited to, historic architecture, architectural history, archaeology, and urban planning. For more information, see Article III, Division 19 of the Fort Collins Municipal Code. The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Video of the meeting will be broadcast live through the Comcast cable system on Channel 14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php. Regular Meeting December 18, 2019 5:30 PM • CALL TO ORDER • ROLL CALL • AGENDA REVIEW o Staff Review of Agenda o Consent Agenda Review This Review provides an opportunity for the Commission and citizens to pull items from the Consent Agenda. Anyone may request an item on this calendar be “pulled” off the Consent Agenda and considered separately.  Commission-pulled Consent Agenda items will be considered before Discussion Items.  Citizen-pulled Consent Agenda items will be considered after Discussion Items. Landmark Preservation Commission AGENDA Packet Pg. 1 • STAFF REPORTS ON ITEMS NOT ON THE AGENDA • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF NOVEMBER 20, 2019. The purpose of this item is to approve the minutes from the November 20, 2019 regular meeting of the Landmark Preservation Commission. 2. REPORT ON STAFF DESIGN REVIEW DECISIONS FOR DESIGNATED PROPERTIES Staff is tasked with reviewing projects and, in cases where the project can be approved without submitting to the Landmarks Preservation Commission, with issuing a Certificate of Appropriateness or a SHPO report under Chapter 14, Article IV of the City’s Municipal Code. This item is a report of all such review decisions since the last regular meeting of the Commission. • CONSENT CALENDAR FOLLOW UP This is an opportunity for Commission members to comment on items adopted or approved on the Consent Calendar. • PULLED FROM CONSENT Any agenda items pulled from the Consent Calendar by a Commission member, or member of the public, will be discussed at this time. • DISCUSSION AGENDA 3. THE FORT COLLINS EXPRESS/McCORMICK BUILDING AND THE McCORMICK APARTMENTS, 155 WEST MOUNTAIN AVENUE - APPLICATION FOR FORT COLLINS LANDMARK DESIGNATION DESCRIPTION: This item is to consider the request for a recommendation to City Council for landmark designation of the Fort Collins Express/McCormick Building and the McCormick Apartments. APPLICANT: Mountain 155, LLC/Hello Investments, LLC (Josh Harrison, contact) 4. LINDEN STREET IMPROVEMENTS – DESIGN REVIEW DESCRIPTION: Create a “convertible” street on Linden Street from Walnut to Jefferson, combining roadway, on-street parking, pedestrian walkways, event space, placemaking elements, and artwork. APPLICANT: City of Fort Collins Engineering Department (Kyle Lambrecht) Ditesco (Keith Meyer); Russell Mills Studios (Craig Russell) The Consent Agenda is intended to allow the Commission to spend its time and energy on the important items on a lengthy agenda. Staff recommends approval of the Consent Agenda. Anyone may request an item on this calendar to be "pulled" off the Consent Agenda and considered separately. Agenda items pulled from the Consent Agenda will be considered separately under Pulled Consent Items. Items remaining on the Consent Agenda will be approved by Commission with one vote. The Consent Agenda consists of: ● Approval of Minutes ● Items of no perceived controversy ● Routine administrative actions Packet Pg. 2 5. 714 W. MOUNTAIN AVENUE – CARRIAGE HOUSE ALTERATION – CONCEPTUAL REVIEW DESCRIPTION: The property owner is seeking input on two potential options to add additional indoor parking to their existing historic carriage house. Option 1 is an addition of one garage bay to the west elevation of the existing structure. Option 2 is the enclosure of an existing carport into a garage bay. The project also proposes replacement of the wood shingle roof with asphalt shingles, the replacement in-kind of the wood shingle cladding on the carriage house, and the replacement of the gable-end window on the upper floor. APPLICANT: Henry P. Thode, III. • OTHER BUSINESS • ADJOURNMENT Packet Pg. 3 Date: Roll Call Bello Bredehoft Gensmer Murray Nelsen Paecklar Simpkins Wallace Dunn Vote  absent        8 present 1 & 2 - CONSENT - Minutes & Staff Design Review Paecklar Murray Gensmer Nelsen Bello Wallace Simpkins Bredehoft Dunn Yes Yes Yes Yes Yes Yes Yes absent Yes 8-0 3 - 155 W Mountain Designation Murray Gensmer Nelsen Bello Wallace Simpkins Bredehoft Paecklar Dunn Yes Yes Yes Yes Yes Yes absent Yes Yes 8-0 4 - Linden Street Improvements Gensmer Nelsen Bello Wallace Simpkins Bredehoft Paecklar Murray Dunn Yes Yes Yes Yes Yes absent Yes Yes Yes 8-0 Roll Call & Voting Record Landmark Preservation Commission 12/18/2019 Landmark Preservation Commission Hearing Date: 12/18/19 Document Log (Any written comments or documents received since the agenda packet was published.) CONSENT AGENDA: 1. Draft Minutes for the LPC November Hearing 2. Staff Design Review Decisions Report DISCUSSION AGENDA: 3. 155 W Mountain Landmark Designation • Minor change to nomination form. Replaced in packet on 12/11/19 4. Linden Street Improvements 5. 714 W Mountain Carriage House Alteration • Minor change to staff presentation. Replaced in packet on 12/17/19 EXHIBITS RECEIVED DURING HEARING: Item # Exhibit # Description: 4 A Applicant Presentation – updated for hearing 5 A Applicant Presentation – updated for hearing Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY December 18, 2019 Landmark Preservation Commission STAFF Gretchen Schiager, Administrative Assistant SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF NOVEMBER 20, 2019 REGULAR MEETING EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the November 20, 2019 regular meeting of the Landmark Preservation Commission. ATTACHMENTS 1. LPC November 20, 2019 Minutes - DRAFT Packet Pg. 4 DRAFT Landmark Preservation Commission Page 1 November 20, 2019 Meg Dunn, Chair City Council Chambers Alexandra Wallace, Co-Vice Chair City Hall West Kristin Gensmer, Co-Vice Chair 300 Laporte Avenue Michael Bello Fort Collins, Colorado Mollie Bredehoft Kevin Murray Anne Nelsen Katie Paecklar Anna Simpkins The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Video of the meeting will be broadcast at 1:30 p.m. the following day through the Comcast cable system on Channel 14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php. Regular Meeting November 20, 2019 Minutes • CALL TO ORDER Acting Chair Gensmer called the meeting to order at 5:31 p.m. • ROLL CALL PRESENT: Bello, Bredehoft, Gensmer, Murray, Paecklar, Simpkins, Wallace ABSENT: Nelsen, Dunn STAFF: McWilliams, Bzdek, Bertolini, Jones, Yatabe, Schiager • AGENDA REVIEW No changes to posted agenda. • STAFF REPORTS None. Landmark Preservation Commission ITEM 1, ATTACHMENT 1 Packet Pg. 5 DRAFT Landmark Preservation Commission Page 2 November 20, 2019 • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE OCTOBER 16, 2019 REGULAR MEETING. The purpose of this item is to approve the minutes from the October 16, 2019 regular meeting of the Landmark Preservation Commission. 2. STAFF DESIGN REVIEW DECISIONS ON DESIGNATED PROPERTIES SINCE SEPTEMBER LPC MEETING Staff is tasked with reviewing projects and, in cases where the project can be approved without submitting to the Landmarks Preservation Commission, with issuing a Certificate of Appropriateness or a SHPO report under Chapter 14, Article IV of the City’s Municipal Code. This item is a report of all such review decisions since the last meeting of the Commission. Mr. Bello moved that the Landmark Preservation Commission approve the Consent Agenda of the November 20, 2019 regular meeting as presented. Ms. Paecklar seconded. The motion passed unanimously. • DISCUSSION AGENDA 3. FRANK J. ULRICH PROPERTY, 516 LAPORTE AVE - APPLICATION FOR FORT COLLINS LANDMARK DESIGNATION DESCRIPTION: This item is to consider the request for a recommendation to City Council for landmark designation of the Frank J. Ulrich Property. APPLICANT: Dale Eggleston, Owner Staff Report Ms. Jones presented the staff report noting the home has been found to be significant under standard 3, design and construction, with it being a good example of a Craftsman Bungalow. She provided some historical background on the property and detailed the staff findings supporting landmark designation. She stated the historic alteration to the home's porch makes it an unusual Craftsman variation in the neighborhood. Additionally, she stated the garage also has good integrity overall, despite some changes. Applicant Presentation Dale Eggleston, property owner, addressed the Commission and discussed some alterations he has made to the property. Public Input None Commission Questions Ms. Paecklar thanked Mr. Eggleston for bringing this forward. Mr. Murray suggested that the garage may have been used as the house while the main house was built. Commission Discussion Acting Chair Gensmer asked if the members had any comments about the significance under Standard 3. Ms. Paecklar replied that standard is appropriate. Acting Chair Gensmer agreed. ITEM 1, ATTACHMENT 1 Packet Pg. 6 DRAFT Landmark Preservation Commission Page 3 November 20, 2019 Ms. Wallace agreed and stated it is an excellent example of a unique Craftsman. She stated the standards related to integrity including location, design, setting, materials, workmanship, feeling, and association, are also met. Acting Chair Gensmer mentioned that the tie-ins between the garage and residence are striking. Mr. Murray commented on the home fitting the design and construction standard and commended the stone addition in the front. Acting Chair Gensmer requested discussion about alignment with City Code and purpose. Ms. Paecklar stated the staff report outlines how this meets the criteria for the purpose of the policies in City Code. Acting Chair Gensmer agreed and stated it fulfills purposes A through H. Commission Deliberation Ms. Simpkins moved that the Landmark Preservation Commission recommend that City Council adopt an ordinance to designate the Frank J. Ulrich Property, 516 Laporte Ave., as a Fort Collins Landmark, finding that this property is eligible for its significance to Fort Collins under Standard 3, Design/Construction, as supported by the analysis provided in the staff report dated November 20, 2019, and that the property clearly conveys this significance through all seven aspects of integrity; and finding also that the designation of this property will promote the policies and purposes of the City as specified in Chapter 14 of the Municipal Code. Mr. Murray seconded. The motion passed unanimously. 4. 612 S HOWES – DEVELOPMENT REVIEW DESCRIPTION: Proposed duplex addition to a historic property, 612 S Howes (the Anderson-Goff House, 1900). Site alterations would also include a five-stall parking pad on the alley side and a shared, improved courtyard between the old and new residences. The project would retain the existing residence without alterations and demolish the detached, non-contributing 1948 garage. APPLICANT: Stan Arnett, r4 Architects OWNER: Center Green Properties, LLC Staff Report Ms. Bzdek presented the staff report and provided the area of adjacency map illustrating the 200-foot buffer area. She noted there is an historic resource on the development side, the Anderson-Goff House. She discussed the history of the home including its connection to Harper Goff. Ms. Bzdek stated the applicant is not proposing any alterations to the main residence, the original duplex, but are proposing to construct a new duplex behind the residence and install a 5-car parking pad and landscaped courtyard between the two structures. She summarized the staff findings and discussed changes the applicant has made to the proposed project. Applicant Presentation James Ohlson, r4 Architects, gave the Applicant presentation. He showed renderings of the proposed design, discussed the materials planned for the project, and provided some materials samples for the Commission to examine. Public Input None Commission Questions Mr. Murray asked about the siding. Mr. Ohlson replied it is a pressed board, engineered wood siding. Mr. Murray asked why wood siding is not being considered. Mr. Ohlson replied the engineered products are much more durable than true wood siding. Mr. Murray discussed the proposed wood and stone sizes and stated he would prefer to see wood siding as an option. ITEM 1, ATTACHMENT 1 Packet Pg. 7 DRAFT Landmark Preservation Commission Page 4 November 20, 2019 Ms. Bredehoft asked if the sidewalk in front of the existing house is stamped concrete or stone. Mr. Ohlson replied he was unsure. Ms. Bredehoft asked if the sidewalk is planned to be replaced. Mr. Ohlson replied the intent is to keep the existing sidewalk and attach to it. Ms. Bredehoft commented she liked the different sized stones because that differentiates the two buildings. Acting Chair Gensmer and Ms. Paecklar agreed. Ms. Simpkins asked if the building will need to be lifted as it appears to be near the floodway. Josh Harrison, property owner, replied the current plan is for an at-grade building as it is about a half-block away from the City floodway, though it is not part of the FEMA floodplain. Ms. Simpkins requested the roof be subordinate to the primary house should the building eventually need to be raised. Commission Discussion Acting Chair Gensmer reminded the Commission that when they reviewed this property in August, they deemed the garage was not significant. She asked if any members had comments on massing or building articulation as the design has changed since that review. Mr. Bello replied it is more compatible with the existing structure and the roof is an improvement. Mr. Murray replied the massing seems to have improved. Acting Chair Gensmer stated standard 2 does not apply and asked for input regarding materials. Mr. Murray replied he is having difficulty with the siding material despite the similar style. Ms. Paecklar expressed concern about the durability of the selected siding and stated the City recommends materials be durable. Mr. Ohlson replied proper maintenance is the key to durability and stated he is not aware of any official City guidelines on durability. Mr. Murray stated he does not see pressed board siding as being durable or a high-quality material and would therefore oppose its use. Ms. Simpkins commented on the effect of snow on the siding that goes all the way to the ground. Mr. Bello clarified the material is appropriate for a residential use. Mr. Ohlson stated the product is widely used around the front range. Mr. Murray stated he would like to set a higher standard but stated the stucco looks good. He asked how it is applied. Mr. Ohlson described the various layers of application. Mr. Murray asked if a spec sheet on any of the materials would be helpful. Ms. Paecklar replied that might be helpful as there is no actual sample of the material. Mr. Ohlson stated he could not get the exact material sample and asked if Mr. Murray's concerns would be alleviated if a true James Hardie product were used. Mr. Murray replied it would; however, he was unsure about fellow members. He suggested a sample could be presented for staff approval at a later date. Acting Chair Gensmer requested legal input as to how this type of issue could be addressed. Mr. Murray stated he would like staff to determine whether the proposed material is high quality. Mr. Yatabe replied that would be a significant request of staff. Mr. Murray stated he does not believe the proposed material is durable and would not support its use. Mr. Bello read from the online product description. Ms. Bredehoft asked about the lifespan of the product. Ms. Bzdek replied the proposed product has a similar 50-year warranty to Hardie despite the products having different properties. Ms. Wallace requested staff input as to the question of durability. Ms. Bzdek replied the Code does not contain definitions of authenticity or durability nor is there a clear way to reconcile a conflict between the two. She also noted lapsiding is not found on the property in the original residence nor is it found on the abutting property; however, it is found within the area of adjacency and can be treated as a secondary material. Mr. Bello stated the proposed product has a 50-year coverage warranty feature and discussed more of its online description. ITEM 1, ATTACHMENT 1 Packet Pg. 8 DRAFT Landmark Preservation Commission Page 5 November 20, 2019 Mr. Murray stated information on the material should have been better presented. Ms. Simpkins commented on the compatibility and texture of the siding. Regarding standard 4, Ms. Simpkins requested input about the belt course as the primary residence does not have one. She asked about the reveal of the belt course. Mr. Ohlson replied the profile sticks out a half-inch with a slope top and is not a reveal. Acting Chair Gensmer stated the stucco, which is the predominant material, does reference and tie to the historic building on the property and stated she does not have a strong opinion on the belt course. Ms. Bredehoft agreed and stated it also differentiates the new building. Acting Chair Gensmer requested member input regarding standard 5 given the design changes. Mr. Murray replied he appreciates the change in the windows to a more vertical design. Mr. Bello, Acting Chair Gensmer, and Ms. Paecklar agreed. Regarding standard 6, Mr. Murray stated the hip roof helps with compatibility. Acting Chair Gensmer agreed and stated the removal of the overhang at the top of the ground level helped with compatibility. Regarding whether the new structure impacts the visibility of historic features, Mr. Bello stated it does not. Ms. Wallace stated the new structure is sensitive to the historic property in the front. Acting Chair Gensmer agreed and stated the space between the buildings is advantageous to the project. Acting Chair Gensmer requested input on the Secretary of the Interior standard 9. She stated the new design is more compatible with the existing building while still being differentiated. Ms. Wallace stated she was not concerned about standard 9 as the new construction does a good job of showing itself to be modern while nodding to the historic property without overshadowing it. Mr. Murray stated standard 9 has been satisfied and the project fits the neighborhood well. Commission Deliberation Mr. Bello moved that the Landmark Preservation Commission recommend to the Decision Maker approval of the development proposal for 612 S. Howes Street, finding it is in compliance with the standards contained in Land Use Code section 3.4.7 for the following reasons: • The project meets the Secretary of Interior’s Standards for the Treatment of Historic Properties. • The project design reflects massing, building materials, and façade details that are compatible with the historic context, creates a visual relationship between the historic architecture and the new construction, and meets the requirements outlined in Table 1 of Section 3.4.7. • The proposed design protects the visibility of nearby historic resources. Ms. Bredehoft seconded. The motion passed 7-0. 5. APPROVAL OF CHANGES TO THE LANDMARK PRESERVATION COMMISSION BYLAWS Staff Report Ms. McWilliams explained the proposed routine changes to the bylaws which will help the bylaws better align with current practices. Public Input None Commission Questions and Discussion Mr. Murray asked about the frequency of bylaws changes. Ms. McWilliams replied changes are made as needed. Ms. Paecklar said the proposal seemed reasonable. Commission Deliberation Mr. Murray moved to adopt the new bylaws of the Landmark Preservation Commission dated November 20, 2019. Mr. Bello seconded. The motion passed 7-0. ITEM 1, ATTACHMENT 1 Packet Pg. 9 DRAFT Landmark Preservation Commission Page 6 November 20, 2019 • OTHER BUSINESS Mr. Murray commented about the Saving Places Conference. Ms. Paecklar and Acting Chair Gensmer both appreciated the opportunity to attend the conference. • ADJOURNMENT Chair Dunn adjourned the meeting at 6:58 p.m. Minutes prepared by Tara Leman, Tripoint Data, and respectfully submitted by Gretchen Schiager. Minutes approved by a vote of the Commission on __________________. _____________________________________ Meg Dunn, Chair ITEM 1, ATTACHMENT 1 Packet Pg. 10 Agenda Item 2 Item 2, Page 1 STAFF REPORT December 18, 2019 Landmark Preservation Commission ITEM NAME STAFF DESIGN REVIEW DECISIONS ON DESIGNATED PROPERTIES, NOVEMBER 7 TO DECEMBER 4 STAFF Jim Bertolini, Historic Preservation Planner INFORMATION Staff is tasked with reviewing projects and, in cases where the project can be approved without submitting to the Landmarks Preservation Commission, with issuing a Certificate of Appropriateness or a SHPO report under Chapter 14, Article IV of the City’s Municipal Code. Staff decisions are provided in this report and posted on the HPD’s “Design Review Notification” page. Notice of staff decisions are provided to the public and LPC for their information, but are not subject to appeal under Chapter 14, Article IV, except in cases where an applicant has requested a Certificate of Appropriateness for a project and that request has been denied. In that event, the applicant may appeal staff’s decision to the LPC pursuant to 14-55 of the Municipal Code, within two weeks of staff denial. The report below covers the period between November 7 and December 4, 2019. Property Address Description of Project Staff Decision Date of Decision 201 Whedbee St Roof replacement in-kind (asphalt shingle). Contributing property to Laurel School Historic District (NRHP). Reviewed under Chapter 14, Article IV. Approved November 7, 2019 416 E. Elizabeth Amendment to roof replacement (Oct. 7) to include installation of edge vent along rear elevation for required attic ventilation. Contributing property to Laurel School Historic District (NRHP). Reviewed under Chapter 14, Article IV. Approved November 7, 2019 2902 Rigden Parkway Repair of damaged basement windows and replacement of glazing. City Landmark. Reviewed under Municipal Code Chapter 14, Article IV by staff. Approved w/ conditions November 7, 2019 151 S. College Replacement and reconfiguration of storefront doors and windows. Building is over fifty years of age but historic status is undetermined (survey form pending). Reviewed under Land Use Code Chapter 3.4.7. Approved November 12, 2019 719 E. Prospect Rd Amendment to roof approved on Oct. 25th to include replacement of roof decking. City Landmark. Reviewed under Chapter 14, Article IV. Approved November 20, 2019 201 Whedbee St Amendment to roof replacement (Nov. 7) to include replacement of decking, non-historic gutters, and minor replacement of fascia on rear elevation. Contributing property to Laurel Agenda Item 2 Item 2, Page 2 School Historic District (NRHP). Reviewed under Chapter 14, Article IV. 425 Mathews Repointing of brick masonry walls and stone masonry foundation, including repairs and structural infill. Contributing property to Laurel School Historic District (NRHP). Reviewed under Chapter 14, Article IV. Approved November 27, 2019 818 Mathews St Roof replacement in-kind (asphalt shingle). Contributing property to Laurel School Historic District (NRHP). Reviewed under Chapter 14, Article IV. Approved December 3, 2019 Packet Pg. 12 Agenda Item 3 Item 3, Page 1 A STAFF REPORT December 18, 2019 Landmark Preservation Commission PROJECT NAME THE FORT COLLINS EXPRESS/McCORMICK BUILDING AND THE McCORMICK APARTMENTS, 155 WEST MOUNTAIN AVENUE - APPLICATION FOR FORT COLLINS LANDMARK DESIGNATION STAFF Reyana Jones, Historic Preservation Specialist PROJECT INFORMATION APPLICANT: Mountain 155, LLC/Hello Investments, LLC (Josh Harrison, contact) PROJECT DESCRIPTION: This item is to consider the request for a recommendation to City Council for landmark designation of the Fort Collins Express/McCormick Building and the McCormick Apartments. COMMISSION’S ROLE AND ACTION: One of the Commission’s responsibilities is to provide a recommendation to City Council on applications for the designation of a property as a Fort Collins Landmark. Chapter 14 of the Municipal Code provides the standards and process for designation. At the hearing, the Commission shall determine whether the following two (2) criteria are satisfied: (1) the proposed resource is eligible for designation; and (2) the requested designation will advance the policies and the purposes in a manner and extent sufficient to justify the requested designation. Following its review, and once the Commission feels it has the information it needs, the Commission should adopt a motion providing its recommendation on the property’s Landmark eligibility to City Council. RECOMMENDATION: Staff has determined that the Fort Collins Express/McCormick Building and the McCormick Apartments are eligible for Fort Collins Landmark designation. The Fort Collins Express/McCormick Building has significance under Standard 1 (Events) and Standard 3 (Design/Construction), and the McCormick Apartments building is significant under Standard 3 (Design/Construction). Both buildings retain all seven aspects of integrity. Staff recommends that the Landmark Preservation Commission approval a motion to Council recommending landmark designation. STAFF EVALUATION OF REVIEW CRITERIA STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY Staff has determined that the Fort Collins Express/McCormick Building and the McCormick Apartments are eligible under Standards 1 and 3, and 3, respectively. Standards of Significance: Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. For designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must meet one (1) or more of the following standards: Packet Pg. 13 Agenda Item 3 Item 3, Page 2 A Standard 1: Events The resource is associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. A resource can be associated with either or both of two (2) types of events: * A specific event marking an important moment in Fort Collins prehistory or history; and/or * A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. The Fort Collins Express/McCormick Building, the northern portion of 155 W. Mountain Ave., is significant under Standard 1, Events, for its association with communications history in Fort Collins, specifically newspaper publication. This building was constructed specifically for the Fort Collins Express by the newspaper’s owners, James and George McCormick, in 1907. In this building the Express, the first newspaper published in Larimer County, solidified its success as a publication, especially through the quick rise in popularity of its Morning Express daily edition. The Express occupied this building until 1923, around the time when the McCormick brothers purchased the Fort Collins Courier, their biggest rival; the McCormicks moved the Express to the Courier building and consolidated their two newspaper holdings into one: the Express-Courier. This newspaper later became the Coloradoan. YES Standard 2: Persons/ Groups The resource is associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented. N/A Standard 3: Design/ Construction The resource embodies the identifiable characteristics of a type, period or method of construction; represents the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possesses high artistic values or design concepts; or is part of a recognizable and distinguishable group of resources. The resource may be significant not only for the way it was originally constructed or crafted, but also for the way it was adapted at a later period, or for the way it illustrates changing tastes, attitudes, and/or uses over time. Both the Fort Collins Express/McCormick Building and the McCormick Apartments are significant under Standard 3, Design/Construction, as good examples of early twentieth-century commercial architecture. Both have character-defining features of a stepped parapet, divided-light transom windows, use of light-colored brick, and recessed entries, which are emblematic of that building type. Although both buildings had major additions, these additions occurred soon after initial construction and were designed to meld cohesively with the older portions. Furthermore, other alterations to the buildings, like entryway changes, were undertaken to adapt to the changing needs of tenants and do not compromise the early twentieth-century commercial feeling of either building. Because of the similarity of these buildings, their association is obvious, but differences in their architectural details, like their differing window surrounds, allow them to represent distinct examples of early twentieth-century commercial architecture. Agenda Item 3 Item 3, Page 3 A Standard 4: Information potential The resource has yielded, or may be likely to yield, information important in prehistory or history. N/A Standards of Integrity Integrity is the ability of a site, structure, object or district to be able to convey its significance. The integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities established by the U.S. Department of the Interior, National Park Service: location, design, setting, materials, workmanship, feeling and association. All seven qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. Standard 1: Location Location is the place where the resource was constructed or the place where the historic or prehistoric event occurred. The Fort Collins Express/McCormick Building has not been moved. The McCormick Apartments building has not been moved. YES Packet Pg. 15 Agenda Item 3 Item 3, Page 4 A Standard 2: Design Design is the combination of elements that create the form, plan space, structure and style of a resource. The design of the Fort Collins Express/McCormick Building has changed very little since its 1907 construction. It retains the character-defining features of an early twentieth-century commercial building, including its shallowly stepped, corbelled parapet, its second-story windows with flat- arched tops and multi-light transom windows, as well as its deeply recessed Mountain Avenue façade entrances. It also retains its sidewalk- accessible basement entries. The major alteration to the structure, a 1909 addition,, was constructed by the McCormick brothers, the building’s first owners, just two years after the original portion of the building, during the period of significance for its use as a newspaper publishing building, and is cohesive with the original portion. Despite historic and more modern alterations to the one- story Mason Street storefront, the character-defining architectural details of an early twentieth-century commercial building are intact, making this one-story section consistent with its two-story counterpart. Other design changes, like the bricking over of three windows on the Mason Street elevation, and the reconfiguration of the Mountain Avenue west storefront to include two doors, are more than fifty years old and are compatible with the design. More recent alterations do not damage the building’s integrity of design, including interior alterations to suit changing commercial tenants, re-roofing, awning installation, and sign changes. The design of the McCormick Apartments has also changed little since its 1917/1925 construction and also retains its character-defining features like its stepped parapet and brick and stone lintels. Although the north section of this building is an addition to the original 1917 structure, it was constructed for the building’s first owners as a deliberate expansion of that structure to accommodate additional businesses and residential tenants. The configuration of windows and doors on the façade has remained mostly the same over the years based on historic photos. The most significant alteration to the façade was the 2018 modification of the south entry. This was once a recessed entry with narrow sidelights and transom window. This door was brought out flush with the rest of the building and set just slightly to the right. Despite this change, the entry still feels like a commercial entry. Furthermore, one of the recessed entries on the façade has been retained, preserving this character- defining architectural element. There is no existing documentation of alterations to the rear of the building and no photographs. Based on a window study conducted in 2019, one window on the east elevation is not original to the building. One window on the south elevation was also integrated into some sort of ventilation shaft. The metal patio enclosures around the Mason Street storefronts were also added at an unknown date but are easily reversible and do not damage the building’s integrity. YES Packet Pg. 16 Agenda Item 3 Item 3, Page 5 A Standard 3: Setting Setting is the physical environment of a resource. Setting refers to the character of the place; it involves how, not just where, the resource is situated and its relationship to the surrounding features and open space. The Fort Collins Express/McCormick Building retains its downtown commercial setting. It sits on a corner lot with two elevations, north and west, still prominently visible from the street. The east elevation, part of the 1909 addition, abuts the neighboring building. The south elevation originally faced an alley, but construction quickly filled in south of this building, adding to its downtown commercial context. The McCormick Apartments’ setting has also changed little since the building’s construction. This business/apartment building once sat across Mason Street from the County Courthouse; although that building was demolished, it was replaced with another County Courthouse/County building. The McCormick Apartments building is nestled among other commercial buildings, including the associated building to the north. YES Packet Pg. 17 Agenda Item 3 Item 3, Page 6 A Standard 4: Materials Materials are the physical elements that form a resource. The Fort Collins Express/McCormick Building retains many of its original materials. In addition to its original building material, light-colored brick, the second-story windows are all historic wood windows. Several of the windows on the first story are historic one-over-one wood windows, although some have been altered to accommodate the businesses inside. Several doors also appear historic. The prominent brick chimney is still retained as well. The north elevation storefront windows were replaced, but this change occurred more than fifty years ago, based on a 1969 tax assessor photo. The enclosure or significant reduction of three window openings on the west elevation’s north side, though a notable loss of materials, was historic, occurring in 1936. Also on the west elevation, the one-story addition has undergone remodeling of its storefront that resulted in some loss of materials. Before 1960, all of the openings on this storefront were bricked up. According to building permits, in 1979 and 1988, the property owners removed bricks from closed windows and door openings and remodeled this storefront; the current appearance is likely the result of these alterations. Character-defining features, the decorative brick flat arches and the shallowly crenelated parapet, were retained throughout this remodeling. The McCormick Apartments building also retains many of its original materials. It still features a light buff-colored brick façade and some of the doors appear historic. According to the 2019 window study, many of the wood windows are also original, including most of the prominent upper-story windows on the west and south elevations. The storefront windows have been replaced with modern materials. The transom windows above these windows and doors have also been boarded; the date of these storefront window changes is unknown. The entryway altered in 2018 resulted in the loss of some window material as well. There was some loss of materials on the south and east elevations in the form of boarded windows as well; though on an alley, these are secondary elevations. Furthermore, because of their advanced level of deterioration and limited visibility, the professional who conducted a 2019 window study recommended that the windows on these secondary elevations, south and east, be eligible for replacement. YES Packet Pg. 18 Agenda Item 3 Item 3, Page 7 A Standard 5: Workmanship Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a building, structure or site. Several architectural details on the Fort Collins Express/McCormick Building evoke the workmanship of the builder and are emblematic of an early twentieth-century commercial building. For example, there are decorative masonry elements like the corbelled parapet, slightly recessed panels beneath the windows, and flat arched window toppers. A local material, sandstone was also incorporated in several prominent places, like windowsills and the base of some entrances. Additionally, the seamless blending between the 1907 and 1909 portions of the façade indicate the workmanship of the builder. Like the Express Building, the McCormick Apartments also exhibit workmanship. The building similarly blends the 1917 and 1925 sections of the building in a cohesive façade, suggesting the workmanship of the builder. It also features several architectural details that are emblematic of early twentieth-century commercial architecture, such as the slightly stepped parapet, decorative brick and stone lintels, and variation in brick bonding. YES Standard 6: Feeling Feeling is a resource’s expression of the aesthetic or historic sense of a particular period or time. It results from the presence of physical features that, taken together, convey the resource's historic or prehistoric character. The Fort Collins Express/McCormick Building evokes the feeling of the early twentieth century in a commercial context through its retention of setting, design, materials, and workmanship. Nestled among other commercial structures from a similar time period, including the abutting building to the south built by James McCormick, the setting of this building contributes to its feeling. Similarly, the primary material, light-colored brick, and the overall design conjure feelings of an early twentieth century commercial building. Finally, architectural details that show significant workmanship, like the corbelled, stepped parapet, are highly visible on this corner-lot building, compounding its integrity of feeling. The McCormick Apartments similarly elicit feelings of the early twentieth century in a commercial context. It is clear how this building’s design and materials were inspired by the Express Building. The light buff-colored brick façade and architectural details like the stepped parapet and brick and stone lintels evoke the feeling of an early twentieth-century commercial building. This building is not as monumental as the Express building, its decorative light buff-colored bricks reserved only for the façade, for example; that difference reinforces the feeling of importance surrounding the Express building. YES Packet Pg. 19 Agenda Item 3 Item 3, Page 8 A Standard 7: Association Association is the direct link between an important event or person and a historic or prehistoric resource. A resource retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. Although the function of the Fort Collins Express/McCormick Building is no longer newspaper publishing, the building does retain its association with the Express under James and George McCormick because of its overall integrity. This building was constructed specifically to house the Express. It was a testament to the paper’s status as a journalistic powerhouse in Fort Collins under the McCormicks’ leadership. The presence of the basement stairways with sidewalk access are a reminder of the labor of the printers who descended those steps each day to work the heavy printing machinery that was once housed in the basement of the Express Building. The prominence of this building on a corner lot in downtown and the workmanship evident in its design and construction harken to this building’s association with one of Fort Collins’s most important newspapers and its accomplished owners. The McCormick Apartments building continues to have mixed use: a business in the lower level and residences in the upper and eastern portions. The obvious similarity in design between this building and the Fort Collins Express/McCormick Building to the north suggests the strong association between these two buildings, both constructed by the McCormick brothers in the early twentieth century and both adapted to the changing needs of commercial and residential tenants. YES ALIGNMENT WITH CITY CODE AND PURPOSE The designation of historic properties and the work of historic preservation promote the policies and purposes adopted by City Council for the City of Fort Collins. Designation furthers the City’s goals of environmental, economic, and social sustainability. By continuing the use of an existing building and preserving the embodied energy of its existing materials, landmark designation is environmentally sustainable. The designation of historic properties also contributes to the City’s economic standing directly, through property, use, and sales taxes and revenues, and indirectly, through the promotion of heritage tourism. Furthermore, historic designation encourages the continuation of private property ownership. The City’s cultural standing is also upheld because the preservation of the built environment helps residents and visitors tangibly gain a better understanding of our history and the diversity of people who shaped Fort Collins. Landmark designation enhances and perpetuates significant resources in the City through the protection and acknowledgement of those historic properties as well as through the financial incentives offered to landmark owners. Finally, the designation of historic properties also maintains and enhances the City’s aesthetics through the protection and recognition of significant local architecture and history, contributing to the promotion of good urban design and fostering civic pride in the beauty and accomplishments of the past. Taken together, these benefits of landmark designation help strengthen Fort Collins’s community and support our vision of a livable, sustainable city. (Municipal Code 14-1 and 14-2; City Plan) The Fort Collins Express/McCormick Building and the McCormick Apartments support the policies and purposes adopted by City Council for the City of Fort Collins. Given the results of the 2019 window study conducted on this building that revealed the advanced level of deterioration of windows on both buildings, the financial incentives offered to Landmark property owners encourages continued private ownership of these buildings as well as economic and environmental sustainability, as outlined in Section 14-2 of the Municipal Code. Additionally, both of these buildings are examples of mixed-use structures situated near a Bus Rapid Transit system, aligning with City Plan’s Neighborhood Livability and Social Health Policy LIV 2.3, which encourages mixed-use development near high- frequency transit to promote a variety of housing options for all income levels. Packet Pg. 20 Agenda Item 3 Item 3, Page 9 A FINDINGS OF FACT AND RECOMMENDATION FINDINGS OF FACT: In evaluating the request for a recommendation to City Council regarding landmark designation for the Maneval/Mason/Sauer Property, staff makes the following findings of fact: 1. That all owners of the Fort Collins Express/McCormick Building and the McCormick Apartments have consented in writing to this request for Fort Collins Landmark designation of the property; 2. That the Fort Collins Express/McCormick Building has significance to Fort Collins under Significance Standard 1, Events, and Standard 3, Design/Construction, and that the McCormick Apartments also have significance to Fort Collins under Significance Standard 3, Design/Construction, as supported by the analysis provided in this staff report; 3. That the Fort Collins Express/McCormick Building and the McCormick Apartments have integrity of location, design, setting, materials, workmanship, feeling and association to convey their significance as supported by the analysis provided in this staff report; 4. That the designation will advance the policies and purposes stated in the code in a manner and extent sufficient to justify the requested designation, as supported by the analysis provided in this staff report. RECOMMENDATION: Staff recommends that the Commission adopt a motion to Council recommending the landmark designation of the Fort Collins Express/McCormick Building and the McCormick Apartments. SAMPLE MOTIONS SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission recommend that City Council adopt an ordinance to designate the Fort Collins Express/McCormick Building and the McCormick Apartments, 155 West Mountain Avenue, as a Fort Collins Landmark, finding that this property is eligible for its significance to Fort Collins under Standards 1 and 3, events and design/construction, and 3, design/construction, respectively, as supported by the analysis provided in the staff report dated December 18, 2019, and that the property clearly conveys this significance through all seven aspects of integrity; and finding also that the designation of this property will promote the policies and purposes of the City as specified in Chapter 14 of the Municipal Code. SAMPLE MOTION FOR DENIAL: I move that the Landmark Preservation Commission recommend that City Council does not adopt an ordinance to designate the Fort Collins Express/McCormick Building and the McCormick Apartments, 155 West Mountain Avenue, as a Fort Collins Landmark, finding that this property is not eligible because of a lack of significance or the failure of the property to convey its significance through its integrity, and/or finding that the designation of this property will not promote the policies and purposes of the City as specified in Chapter 14 of the Municipal Code. ATTACHMENTS 1. Location Map 2. Landmark Designation Application 3. Staff Presentation Packet Pg. 21 Oak St Plaza Park «¬287 W Oak St S Mason St W Mountain Ave S College Ave N Mason St N College Ave © 155 W. Mountain Ave. 1 inch = 94 feet Site ITEM 3, ATTACHMENT 1 Packet Pg. 22 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Landmark Designation LOCATION INFORMATION Address: 155 West Mountain Avenue Legal Description: Lots 25 and 26, Block 111, Fort Collins Property Name (historic and/or common): Fort Collins Express/McCormick Building; McCormick Apartments OWNER INFORMATION Name: Mountain 155, LLC & Hello Investments, LLC Company/Organization (if applicable): Helix Property Management, LLC Phone: (970) 632-6051 Email: jharrison@HelixPropertyManagement.com (Josh Harrison) Mailing Address: P.O. Box 711, Fort Collins, CO 80522 CLASSIFICATION Category Ownership Status Present Use Existing Designation Building Public Occupied Commercial Nat’l Register Structure Private Unoccupied Educational State Register Site Religious Object Residential District Entertainment Government Other FORM PREPARED BY Name and Title: Reyana Jones, Historic Preservation Specialist Address: 281 N. College Ave., Fort Collins, CO 80524 Phone: (970) 221-6206 Email: preservation@fcgov.com DATE: December 4, 2019 ITEM 3, ATTACHMENT 2 Packet Pg. 23 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 TYPE OF DESIGNATION and BOUNDARIES Individual Landmark Property Landmark District Explanation of Boundaries: The boundaries of the property being designated as a Fort Collins Landmark correspond to the legal description of the property, above. The property (hereinafter the “Property”) consists of the historic commercial building, constructed 1907-1909 (parcel no. 9711414025). STATEMENT OF SIGNIFICANCE and INTEGRITY Properties are eligible for designation if they possess both significance and integrity. Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. For designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must meet one (1) or more of the following standards set forth in Fort Collins Municipal Code Section 14-22(a): Standard 1: Events This property is associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. It is associated with either (or both) of these two (2) types of events: a) A specific event marking an important moment in Fort Collins prehistory or history; and/or b) A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. The Fort Collins Express/McCormick Building, the northern portion of 155 W. Mountain Ave., is significant under Standard 1, Events, for its association with communications history in Fort Collins, specifically newspaper publication. In this building, between 1907 and 1923, the Fort Collins Express, the first newspaper published in Larimer County, solidified its success as a publication, especially through the quick rise in popularity of its Morning Express daily edition, unveiled in 1907. Unlike many of its previous locations, the Fort Collins Express’s building at 155 W. Mountain Ave. was constructed specifically for the newspaper in 1907 by its owners, brothers James and George McCormick. In its weekly and morning editions, the paper reported on important happenings at local, national, and international levels, “carrying war measures into effect in the community” in 1917 and 1918, for example.0F 1 The Express occupied its Mountain Avenue building until 1923, around the time when the McCormick brothers purchased the Fort Collins Courier, their biggest rival, and the building formerly at the southwest corner of Mountain and Remington; the McCormicks moved the Express to the Courier building and consolidated their two newspaper holdings into one: the Express-Courier. This newspaper later became the Coloradoan. 1 Frank McClelland, “Later Story of the Express: Why the Express is an Open Shop,” Fort Collins Express, May 20, 1923. ITEM 3, ATTACHMENT 2 Packet Pg. 24 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Standard 2: Persons/Groups This property is associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented. Standard 3: Design/Construction This property embodies the identifiable characteristics of a type, period or method of construction; represents the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possesses high artistic values or design concepts; or is part of a recognizable and distinguishable group of properties. The Fort Collins Express/McCormick Building The Fort Collins Express/McCormick Building, the northern portion of 155 W. Mountain Ave., is also significant under Standard 3, Design/Construction, as an excellent example of early twentieth-century commercial architecture. Characteristic of early twentieth- century commercial structures, this 1907 building is constructed from light-colored brick and is simply adorned with a shallowly stepped parapet with corbelled detail. Flat arches top the second-story windows on both street-facing elevations of this building as well. The entrances on the façade are deeply recessed to allow passers-by to step off the main sidewalk to window-shop, another feature of early twentieth-century commercial architecture.1F 2 Although the east and south portion of the building were not part of the original design, they are a historic alteration; this 1909 addition was commissioned by the James and George McCormick for the Post Office just two years after the original construction date and was designed to be cohesive with the older portion. The McCormick Apartments The McCormick Apartments, the southern portion of 155 W. Mountain Ave. also called 126-30 S. Mason St., is significant under Standard 3, Design/Construction as a good example of early twentieth-century commercial architecture. Like its companion to the north, this building was constructed by the McCormick brothers in two phases, in 1917 and 1925, and was designed in such a way that the façade appears cohesive. It features a light buff-colored brick facade and reflects the older building’s architectural details that are indicative of early twentieth-century commercial designs, including its shallowly stepped parapet and recessed entry. Rather than flat arches, this building’s upper story façade windows have soldier-coursed brick lintels with a square stone detail at each end, distinguishing this building from its neighbor. Rather than being constructed entirely in stretcher bond brick, the uppermost portion of the building uses brick headers to create the appearance of panels, which allude to the recessed brick panels on the Express/McCormick Building. 2 “Early Twentieth-Century Commercial,” History Colorado, https://www.historycolorado.org/early-twentieth- century-commercial. ITEM 3, ATTACHMENT 2 Packet Pg. 25 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Standard 4: Information Potential This property has yielded, or may be likely to yield, information important in prehistory or history. Integrity is the ability of a site, structure, object or district to be able to convey its significance. The integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities set forth in Fort Collins Municipal Code Section 14-22(b): location, design, setting, materials, workmanship, feeling and association. All seven qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. Standard 1: Location is the place where the resource was constructed or the place where the historic or prehistoric event occurred. The Fort Collins Express/McCormick Building The Fort Collins Express/McCormick Building has not been moved. The McCormick Apartments The McCormick Apartments building has not been moved. Standard 2: Design is the combination of elements that create the form, plan, space, structure and style of a resource. The Fort Collins Express/McCormick Building The design of the Fort Collins Express/McCormick Building has changed very little since its 1907 construction. It retains the character-defining features of an early twentieth- century commercial building, including its shallowly stepped, corbelled parapet, its second-story windows with flat-arched tops and multi-light transom windows, as well as its deeply recessed Mountain Avenue façade entrances. It also retains its sidewalk- accessible basement entries, which are visible in historic photographs. The major alteration to the structure, a 1909 addition,, was constructed by the McCormick brothers, the building’s first owners, just two years after the original portion of the building, during the period of significance for its use as a newspaper publishing building. The two-story addition to the east side of the façade replicated the original portion. This two-story addition drops to one-story, which extends south beyond the length of the original portion, then west to Mason Street. The Mason Street storefront of this addition, although one story, continues the architectural details of the rest of the building, including the stepped parapet and flat arches. The window and door configuration of the one-story Mason Street storefront has changed over time. Before 1960, the storefront was bricked over entirely, based on a historic photograph. Then, in the 1970s and 1980s, bricks were removed from some openings, and others were created, resulting in the current appearance of the storefront., Despite these alterations, the character-defining architectural details of an early twentieth-century commercial building are intact, making this one-story section cohesive with its two-story counterpart. ITEM 3, ATTACHMENT 2 Packet Pg. 26 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Other design changes, like the addition of an entrance on the Mason Street elevation, the bricking over of three windows on that elevation, and the reconfiguration of the Mountain Avenue west storefront to include two doors, are more than fifty years old, occurring before 1969 based on historic photo records, and are compatible with the design.2F 3 More recent alterations do not damage the building’s integrity of design, including interior alterations to suit changing commercial tenants, re-roofing, awning installation, and sign changes. For a chronological summary of exterior alterations, see Table 1. The McCormick Apartments The design of the McCormick Apartments has also changed little since its 1917/1925 construction. Although the north section of this building is an addition to the original 1917 structure (which itself was built in two phases that year), it was constructed for the building’s first owners, the McCormick Brothers, as a deliberate expansion of that structure to accommodate additional businesses and residential tenants. The configuration of windows and doors on the façade has remained mostly the same over the years based on historic photos. The most significant alteration to the façade was the 2018 modification of the south entry. This was once a recessed entry with narrow sidelights and transom window, according to a c. 1960 photograph. This door was brought out flush with the rest of the building and set just slightly to the right to accommodate a larger window beside it rather than sidelights. Despite this change, the entry still feels like a commercial entry, and the design included narrow transom windows like those in the original design. Furthermore, one of the recessed entries on the façade has been retained, preserving this character- defining architectural element. There is no existing documentation of alterations to the rear of the building and no photographs. Based on a window study conducted in 2019, one window on the east elevation is not original to the building, the vertical, three-light, leaded glass window on the north end of the building. One window on the south elevation was also integrated into some sort of ventilation shaft. The metal patio enclosures around the Mason Street storefronts were also added at an unknown date but are easily reversible and do not damage the building’s integrity. Standard 3: Setting is the physical environment of a resource. Setting refers to the character of the place; it involves how, not just where, the resource is situated and its relationship to the surrounding features and open space. 3 “NE from the top of Larimer County Court House,” Coloradoan, H11730, Historical Image Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO; Lots 25 and 26, Block 111 Tax Assessor Card, 1968, Tax Assessor Record Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO. ITEM 3, ATTACHMENT 2 Packet Pg. 27 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 The Fort Collins Express/McCormick Building This building retains its downtown commercial setting. It sits on a corner lot with two elevations, north and west, still prominently visible from the street. The east elevation, part of the 1909 addition, abuts the neighboring building. The south elevation originally faced an alley, but construction quickly filled in south of this building, adding to its downtown commercial context. The McCormick Apartments The McCormick Apartments building’s setting has also changed little since its construction. This business/apartment building once sat across Mason Street from the Larimer County Courthouse; although that building was demolished, it was replaced with another County Courthouse/County building. The McCormick Apartments building is nestled among other commercial buildings, including the associated building to the north. Standard 4: Materials are the physical elements that form a resource. The Fort Collins Express/McCormick Building This building retains many of its original materials. In addition to its original building material, light-colored brick, the second-story windows are all historic wood windows with mortis and tenon joinery. Several of the windows on the first story are historic one- over-one wood windows, although some have been altered to accommodate the businesses inside. Several doors also appear historic. The prominent brick chimney is still retained as well. The north elevation storefront windows were replaced, but this change occurred more than fifty years ago, based on a 1969 tax assessor photo. The most obvious change in materials to the building is the enclosure or significant reduction of three window openings on the west elevation’s north side. However, this change can be considered historic; according to a building permit, this change occurred in 1936 and was enacted as part of fire regulations.3F 4 Though the large windows are no longer there, the multi-light transom windows remain, and the brick infill in recessed to suggest the former voids, minimizing the visual impact of that alteration. Also on the west elevation, the one-story addition has undergone remodeling of its storefront that resulted in some loss of materials. Before 1960, all of the openings on this storefront were bricked up. According to building permits, in 1979 and 1988, the property owners removed bricks from closed windows and door openings and remodeled this storefront; the current appearance is likely the result of these alterations.4F 5 The character-defining features of the early twentieth-century commercial building, the 4 Building Permit #4387, August 18, 1936, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery. 5 Building Permit # Un-readable, 120 S. Mason St. for Henry Hudek, October 22, 1979, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=269106&dt=PERMITS; Building Permit #29885, 122 S. Mason St. for Paul Wagner, August 12, 1988, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=24575&dt=PERMITS. ITEM 3, ATTACHMENT 2 Packet Pg. 28 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 decorative brick flat arches and the shallowly crenelated parapet, were retained throughout this remodeling. The McCormick Apartments The McCormick Apartments building also retains many of its original materials. It still features a light buff-colored brick façade and many of the doors appear historic. According to the 2019 window study, many of the wood windows are also original, including most of the prominent upper-story windows on the west and south elevations. The storefront windows have been replaced with modern materials. The transom windows above these storefront windows and doors have also been boarded; the date of these storefront window changes is unknown. The entryway altered in 2018 resulted in the loss of some window material as well. On the south elevation, one window was boarded and integrated into what appears to be a ventilation system. There is also a section of brick around the east-most window on the south elevation that was likely replaced based on the difference in color. The 2019 window study points out several windows that have been replaced or altered and many are in a deteriorated condition. The east-most pair of upper-story windows on the façade have been replaced; however, they were replaced in-kind with wood, one- over-one double-hung sash windows. The south elevation’s east-most window’s lower portion has been boarded. On the east elevation, the right window of the north-most pair of windows has had its upper sash replaced. Also, on the east elevation, the ground- level window partially obscured by the stairway has had its upper portion boarded. Because of their advanced level of deterioration and limited visibility, the professional who conducted the window studied recommended that the windows on the secondary elevations, south and east, be replaced.5F 6 Standard 5: Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a building, structure or site. The Fort Collins Express/McCormick Building Several architectural details on this building evoke the workmanship of the builder and are emblematic of an early twentieth-century commercial building. For example, there are decorative masonry elements like the corbelled parapet, slightly recessed panels beneath the windows, and flat arched window toppers. A local material, sandstone was also incorporated in several prominent places, like windowsills and the base of some entrances. Additionally, the seamless blending between the 1907 and 1909 portions of the façade indicate the workmanship of the builder. 6 Phillip Barlow, “Window Evaluation for 159-163 West Mountain Avenue, Fort Collins, CO 80524,” Prepared for City of Fort Collins Historic Preservation Department, Barlow Cultural Resources Consulting LLC, October 22, 2019. ITEM 3, ATTACHMENT 2 Packet Pg. 29 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 The McCormick Apartments Like the Express Building, this building also exhibits workmanship. It similarly blends the 1917 and 1925 sections of the building in a cohesive façade, suggesting the workmanship of the builder. It also features several architectural details that are emblematic of early twentieth-century commercial architecture, such as the slightly stepped parapet, decorative brick and stone lintels, and variation in brick bonding. Standard 6: Feeling is a resource’s expression of the aesthetic or historic sense of a particular time. It results from the presence of physical features that, taken together, convey the resource's historic or prehistoric character. The Fort Collins Express/McCormick Building The Fort Collins Express/McCormick Building evokes the feeling of the early twentieth century in a commercial context through its retention of setting, design, materials, and workmanship. Nestled among other commercial structures from a similar time period, including the abutting building to the south built by James McCormick, the setting of this building contributes to its feeling. Similarly, the primary material, light-colored brick, and the overall design conjure feelings of an early twentieth century commercial building. Finally, architectural details that show significant workmanship, like the corbelled, stepped parapet, are highly visible on this corner-lot building, compounding its integrity of feeling. The McCormick Apartments This building similarly elicits the feeling of the early twentieth century in a commercial context. It is clear how this building’s design and materials were inspired by the Fort Collins Express/McCormick Building. The light buff-colored brick façade and architectural details like the stepped parapet and brick and stone lintels evoke the feeling of an early twentieth-century commercial building. This building is not as monumental as the Express building, its decorative light buff-colored bricks reserved only for the façade, for example; that difference reinforces the feeling of importance surrounding the Express building. Standard 7: Association is the direct link between an important event or person and a historic or prehistoric resource. A resource retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. The Fort Collins Express/McCormick Building Although the function of the Fort Collins Express/McCormick Building is no longer newspaper publishing, the building does retain its association with the Express under James and George McCormick because of its overall integrity. This building was constructed specifically to house the Express. It was a testament to the paper’s status as a journalistic powerhouse in Fort Collins under the McCormicks’ leadership, expanding to include both a weekly and morning daily paper and knocking out competition like the Morning Democrat. Furthermore, the presence of the basement stairways with sidewalk ITEM 3, ATTACHMENT 2 Packet Pg. 30 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 access are a reminder of the labor of the printers who descended those steps each day to work the heavy printing machinery that was once housed in the basement of the Express Building. The prominence of this building on a corner lot in downtown and the workmanship evident in its design and construction harken to this building’s association with one of Fort Collins’s most important newspapers and its accomplished owners. The McCormick Apartments This building continues to have mixed use: a business in the lower level and residences in the upper and eastern portions. The obvious similarity in design between this building and the Fort Collins Express/McCormick Building abutting it to the north suggests the strong association between these two buildings, both constructed by the McCormick brothers in the early twentieth century and both adapted to the changing needs of commercial and residential tenants. ITEM 3, ATTACHMENT 2 Packet Pg. 31 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 HISTORICAL INFORMATION Introduction In July 1907, the Fort Collins Courier lamented the removal of “the stately cottonwoods that were planted thirty years ago to shade the old Commercial Hotel”,6F 7 but perhaps what it bemoaned more was the reason for their removal—the rise of a stately building for its surging competitor: the Fort Collins Express. Brothers James and George McCormick each purchased a half-interest in the newspaper,7F 8 and then bought the corner lot at Mountain Avenue and Mason Street for the new Express building from the heirs of hotelier David M. Harris.8F 9 Harris was the former proprietor of the Commercial Hotel (Northern Hotel); he had moved his hotel, previously named the Agricultural Hotel, from Lots 25 and 26, Block 111 to its new location at the corner of Walnut Street and College Avenue in the late 1870s.9F 10 On the hotel’s former site at Mountain and Mason, the McCormick brothers economized their space, completely filling Lots 25 and 26 with business and apartment buildings. In one of these buildings, the Fort Collins Express became the preeminent newspaper of Fort Collins. Construction History Fort Collins Express/McCormick Building: The two-story brick building at the southeast corner of Mountain Avenue and Mason Street was designed by architect E. Francis Williams and was built by Jones and Bull, among other contractors.10F 11 The printing office moved into the new building December 25, 1907. In 1909, the Post Office needed a temporary location while its federal building was being constructed. The McCormicks secured the Post Office as a tenant and constructed a large addition to the original Express Building. This L-shaped addition replicated the two-story Mountain Avenue façade, then dropped to one story along the rest of the original portion and wrapped around the back to create a one-story Mason Street storefront. This building was home to the Post Office for three and a half years.11F 12 This early expansion was the most extensive alteration the Fort Collins Express/McCormick Building underwent. The Mountain Avenue façade had one significant change in 1936, a historic adaptation of the building for new commercial tenants undertaken by James McCormick that continued the usability and appearance of the building as an early twentieth-century commercial structure. The west storefront was 7 “City and Country,” Fort Collins Courier, July 3, 1907. 8 “A Change at the Express,” Fort Collins Courier, April 24, 1907. 9 Deed of Guardian, Guardian Emma Harris to James G. and George C. McCormick, July 3, 1907, Book 204, Page 334, Title Books, Larimer County Clerk and Recorder, Fort Collins, CO; Warranty Deed, Grace Vandewark (nee Harris) to James G. and George C. McCormick, June 8, 1907, Book 234, Page 539, Title Books, Larimer County Clerk and Recorder, Fort Collins, CO. 10 Reyana Jones, “The Northern Hotel,” April 23, 2014. 11 “Completed by October,” Fort Collins Express, June 19, 1907; “Near Completion,” Fort Collins Express, October 9, 1907. 12 Frank McClelland, “Early History of Fort Collins Express, Pioneer Newspaper Identified with Growth of County,” Fort Collins Express, May 20, 1923. ITEM 3, ATTACHMENT 2 Packet Pg. 32 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 remodeled to create a “double entrance,” changing the configuration of the windows somewhat, based on the comparison of a 1914 newspaper photograph and a building permit.12F 13 This change most likely occurred to accommodate the use of the upper-story rooms as residential apartments rather than offices; the two doorways separated building access for residents and business tenants or patrons. James McCormick frequently altered the interior of the building to create various partitions for these apartments and business spaces; this trend of interior alteration to suit changing tenant use continued under later owners.13F 14 Contrary to the information in a 1992 survey form, the basement stairways on both the Mason Street and Mountain Avenue sidewalks appear to be original to the design based on the photo from a postcard showing the building before its 1909 addition, although the brick knee-wall around the Mason Street stairway is not original.14F 15 The most significant exterior alterations to the Mason Street elevation occurred in 1935 and 1936, and was, again, part of James McCormick’s efforts to adapt the building to the evolving needs of his tenants. In 1935, J.G. McCormick took out a building permit for “120 Mason,” which most likely referred to the one-story portion of the building facing Mason Street. It included closing up a cellar stairway and bricking up an opening in the wall; it is unknown if this was when all of the openings on this portion of the building were bricked up, but it is probable given that the remodel was intended to accommodate a “cold storage plant.”15F 16 Later owner Henry J. Hudek removed bricks from one of these window openings in 1979, and in 1988, Paul Wagner created a new window opening; the current window/door configuration is likely the sum of their joint works.16F 17 The 1936 alterations included bricking-up the west elevation’s three north- most first-story windows “to comply with fire district rules.”17F 18 Other building permits taken out for the Express/McCormick Building were for: re-roofing, usually using “elaterite,” insulation, signs/awnings, plumbing, and electrical work.18F 19 There are several changes to the building that are not precisely documented by building permits or other records, but almost all of them occurred before 1960, based on a Coloradoan photograph, or before 13 Building Permit #4387, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery; “Home of the Fort Collins Express Courier,” Historic Photograph Collection, Image ID#H03050, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO. 14 Building Permit #s: 7820, 6082, 5022, 4555, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO; Building Permit #19685, 159 W. Mountain Ave. for Henry Hudek, April 5, 1973, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=287070&dt=PERMITS; Building Permit #B0016406, 159 W. Mountain Ave for Jay D. Stoner, October 20, 2000, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=399457&dt=PERMITS; Building Permit #B0017036, 159 W. Mountain Ave for Jay D. Stoner, December 14, 2000, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=399456&dt=PERMITS; Letter of Completion, 159 W. Mountain Ave. for Astride a Starship, October 8, 2012, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=2010407&dt=CO%2FLOC. 15 “Birdseye View of Fort Collins,” Photograph by Charles T. Gilbert, Historical and Postcard Collection, Image ID#H21170, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO. 16 Building Permit #4387. 17 Building Permit # Un-readable; Building Permit #29885. 18 Building Permit #4387. 19 Building Permit #s 4516, 4547, 4987, 6218, 6686, 8413,10076, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery; ITEM 3, ATTACHMENT 2 Packet Pg. 33 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 1969, based on the tax assessor record,19F 20 and can be considered historic. On the west elevation, a 1910 photograph shows only one entrance toward the center of the building with a double-door;20F 21 that entrance was reconfigured to its present state and another entrance was added further south by 1960. It is possible that these alterations to the west elevation occurred in 1931 under a building permit to “remodel storefront,”21F 22 but no additional details about that record are available. Early photographs also show windows at the level of the sidewalk below some of the sash windows, but these appear to have been removed by 1969, based on the tax assessor photo. On the Mountain Avenue storefronts, early photos show stairs leading to entrances,22F 23 but these were changed to ramps by 1969, based on the tax assessor photograph. Additionally, the installation of the multicolored glass transom above the west storefront may have been part of the 1936 remodeling of this storefront,23F 24 but a precise date is unknown.24F 25 McCormick Apartments: On the southern portion of Lots 25 and 26, Block 111, builder J.F. Stewart constructed a brick business building. He first built a one-story brick building in July 1917, then built the second story in September 1917, according to building permits.25F 26 This building was used for painting, including by auto painter Frank J. Ulrich, for several years. In 1925, the McCormick brothers commissioned builder J.R. Snedaker to construct a brick business building with apartments on the second floor in the space between that building and the former Express building.26F 27 This building continues to be used for mixed business and residential use to today. Like the building to its north, this structure underwent many interior alterations over the years, including partitioning and remodeling, to suit the needs of tenants. Because the address of this building and nearby buildings changed frequently and dramatically over the years, it is difficult to conduct a thorough and definitive search for exterior alterations for this building; historic and modern 20 “NE from the top”; Lots 25 and 26, Block 111 Tax Assessor Card. 21 “Birdseye View.” 22 Building Permit #2954, 159 W. Mountain Ave. for James McCormick, April 21, 1931, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery. 23 “Home of the Fort Collins Express Courier.” 24 Building Permit #4387. 25 Before the McCormicks constructed their newspaper building at 155 W. Mountain Ave., that site hosted the Commercial Hotel/Agricultural Hotel as well as the Auntie Stone Cabin, formerly located on Jefferson Street. The Auntie Stone Cabin was used by the Agricultural Hotel as a kitchen/laundry. It remained on the lot after the demolition of the hotel and served as a residence until 1907, after which it came under the ownership of the McCormicks and became a paint shop behind the Express Building. In 1909, perhaps anticipating the expansion of their building that same year, the McCormicks listed the Auntie Stone Cabin for sale for $150. The cabin was “rescued from destruction” by the Pioneer Women of the Cache la Poudre Valley, who purchased the building and moved it to a site further down Mason Street between Oak and Olive Streets to preserve the building as a historical museum and for use as a meeting place. (Ansel Watrous, History of Larimer County (Fort Collins, The Courier Printing and Publishing Co., 1911), 219; E.H.H., “Early Hosteleries,” Weekly Courier, January 31, 1913; “May Buy Log Cabin for Permanent Headquarters,” Weekly Courier, March 3, 1909.) 26 Building Permit #118, SE Cor Mountain and Mason, July 7, 1917, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery; Building Permit #137, SE Corner Mason and Mountain, September 4, 1917, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery. 27 Building Permit #1007, 118 Mason, McCormick Brothers, April 7, 1925, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery. ITEM 3, ATTACHMENT 2 Packet Pg. 34 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 building permit searches of addresses from 118-130 S. Mason St. yield only one definite exterior change that is not a re-roofing, sign, or awning change, the 2018 alteration of the south storefront for The Regional restaurant. There are several other alterations that are distinguishable from the current appearance of the building, though the dates of these changes are unknown. The transom windows on the façade above the north- most door and above each storefront were boarded up. There are several other boarded or partially- boarded windows on the east and south elevations. There is also one non-original window opening containing a vertical, three-light window on the east elevation’s north edge. Newspaper History and Later History: The Express was a pioneer newspaper. Established in 1873, it was the first newspaper published in Larimer County, but a handful of other journalistic enterprises cropped up soon after in Fort Collins. Most of these papers “lasted about a year” and included the Bee, Gazette, Star, Argus, Beacon, and Chronicle, among others.27F 28 Others, including the Express, fared better. The Courier, for example, was founded in 1878 by Ansel Watrous and Elmer M. Pelton. It was originally a Democratic newspaper, but became a “rigid adherent” to the principles of the Republican Party in 1899 after a change in ownership. 28F 29 In 1906, the Larimer County Democrat, later called the Review, emerged as a Fort Collins newspaper. Later, it introduced a daily edition, the Morning Democrat. Both the Express and the Courier also published dailies, so these two established papers bought up the Review in 1918 and divided its subscribers and equipment among themselves.29F 30 30F The Express’s success was not inevitable. In fact, before the founder of the Express, Joseph Simpson McClelland, came to Fort Collins, he ran a failed newspaper in Galesburg, Illinois called the Free Press. McClelland constructed a building in the 100 Block of West Mountain Avenue with a “flaring front,” a two-story front and one-story back, to house his Fort Collins paper. The first edition was printed in 1873, but those early times were “days of stress…, every week was a struggle to print the paper.” This difficulty was partly due to the hard costs required to purchase specialty materials like ink and paper rolls “that the county farms did not produce.” McClelland worked odd jobs, especially doing farm-work, to get by and to support his fledgling newspaper. As the town expanded and construction boomed, the Express experienced times that “bore a slight resemblance to prosperity.” It was, however, McClelland’s ultimate dream to run a prosperous farm, not a newspaper, so as his paper thrived, he devoted more and more time to his farm, which developed into a successful orchard. 31 28 Coloradoan Staff, “Plethora of Publications Came and Went,” Coloradoan, April 15, 1984. 29 Ansel Watrous, The History of Larimer County (Fort Collins: Courier Printing and Publishing Company, 1911), 158-160. 30 Coloradoan Staff, “Plethora of Publications.” 31 McClelland, “Early History.” ITEM 3, ATTACHMENT 2 Packet Pg. 35 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 By 1880, McClelland sold the paper to H.A. Crafts, a New Yorker who had worked for the World. The earliest editions of the Express are believed to have been burned by Crafts as part of this transition. Crafts released a daily evening edition of the Express, which was continued until 1884. Crafts also built a brick building at 117 Linden St. to house the printing office. He sold the paper to Frank S. Smith in 1890. Under Smith, the Express was located at 107 E. Mountain Ave. above a drugstore, and then in a brick building on the alley at 125 W. Mountain Ave. Smith sold the newspaper to Howard L. Russell in 1897, who later sold a half-interest to Walter B. Sheppard. Sheppard and Russell ran the Express until selling to William B. Junkin in 1904. Junkin sold a half-interest in the paper to James G. McCormick of Albia, Iowa. Because his daughter suffered from illness, Junkin wanted to move his family somewhere with a lower elevation; he traded his remaining half-interest in the Express to James’s brother, George C. McCormick, for his paper in Albia, the Republic.31F 32 As soon as George McCormick arrived in Fort Collins from Iowa in 1907, he and his brother purchased lots 25 and 26, Block 111, at the corner of Mountain Avenue and Mason Street. At this location, they commenced the construction of a two-story brick building on the north-west portion of the property. The Express building became the official new home of the newspaper Christmas day, 1907. The main printing office was on the first floor, printing equipment was stored in the basement, and there were other offices in the upper story.32F 33 As construction began on their new building, the rivalry between the Express and the Courier intensified. A great deal of mudslinging commenced between the two newspapers. For instance, the Courier declared it a “remarkable feat” that the Express had united “237 different kinds of jackass . . . in its own personality.”33F 34 The Express took a slightly more personal approach, calling the editor of the Courier a “disgruntled old mossback with a bad digestion.”34F 35 Compounded by a libel case against the Express,35F 36 this months-long exchange of quips seems to have been precipitated by the establishment of the Express’s daily edition. Just before its initial release, the Courier wrote that the city’s merchants told them “one daily will be a benefit to any town, but they don’t want any more dailies,” and that the other publishers were “satisfied to let the Courier have the daily field.”36F 37 Apparently not so—the Express released its first daily edition as the Morning Express May 28, 1907.37F 38 Due to the existing competition in the daily field, printing a morning edition was “a strenuous experience” for the Express.38F 39 Because the McCormicks themselves worked in both the front and back of the shop to print the daily, they drew the ire of the powerful printers union. The McCormicks were stoutly anti-union, believing that unionization prevented the prosperity of both business owners and workers alike, and so 32 Ibid. 33 “Near Completion.” 34 “Editorial Comment,” Fort Collins Courier, September 25, 1907. 35 Fort Collins Express, Quoted in “Editorial Comment,” Fort Collins Courier, October 2, 1907. 36 “How the Express Brought on that Suit for Libel,” Fort Collins Courier, August 28, 1907. 37 “Editorial Comment,” Fort Collins Courier, January 9, 1907. 38 “Today’s News,” Fort Collins Courier, May 22,1907. 39 McClelland, “Early History.” ITEM 3, ATTACHMENT 2 Packet Pg. 36 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 the Express was open-shop under their ownership.39F 40 Their primary competitor, the Courier, held an opposite position, believing in the virtues of unionization, such as the professional training opportunities offered by unions, and so was a closed shop.40F 41 Strikes against the McCormicks occurred in both 1912 and 1913 for the goal of wage increases. The McCormicks refused to meet union demands, operating printing equipment themselves and hiring non-union men to work at the Express/McCormick Building.41F 42 Soon, the Express overtook the Courier in subscribership and in soliciting businesses for advertisements; the Courier was purchased by the Express in 1920, and the Courier printers immediately struck for higher wages under their new employers. In response, the McCormicks loaded a team of about twenty Express printers into cars and drove to the Courier building. There, the non-union employees printed the issue the strikers delayed. More non-union printers were hired to take the jobs of strikers until the unionists gave up their cause or left town.42F 43 For three years after the Express purchased the Courier, the same stories were printed in both papers each day under different headlines.43F 44 In 1923, the Express and Courier suspended independent publication and consolidated into the Express-Courier, both papers moving production to 145 E. Mountain Ave. Spiedel Newspapers, Inc. bought the Express-Courier in 1936, and in 1945, the Express-Courier became the Coloradoan, a local daily newspaper still published today.44F 45 Following the acquisition of the Courier by the Express, the McCormicks held onto Lots 25 and 26, Block 111, for other ventures. The brothers rented the office and store space formerly occupied by the Express to businesses or organizations such as: House & Humphrey Tires, the Army Goods store, the Larimer County Agricultural Conservation Association, the Amana Food Plan, Mac Van Frigid Locker Plant, and Gregory’s Meat and Lockers.45F 46 At the rear of lots 25 and 26, George and James McCormick, with builder J.F. Steward, constructed a 25X40 foot shop made of brick, which initially served as a paint shop.46F 47 Then, in 1925, the McCormick brothers, with builder J.R. Snedaker, erected a brick business and apartment building in the remaining space between the one-story portion of the Express/McCormick Building and 40 McClelland, “Later Story.” 41 “Trade Education for Printers,” Weekly Courier, December 22, 1910; “Union Men Force Newspaper to the Open-Shop System,” Fort Collins Courier, May 17, 1920. 42 McClelland, “Later Story”; “A Matter of ‘Principal,’” Weekly Courier, January 10, 1913. 43 “Union Men Force Newspaper,” Fort Collins Courier. 44 McClelland, “Early History.” 45 Patricia Gallagher, “A Chronology of the City’s Chronicles: Competition, Transition Mark History of Newspapers in Fort Collins,” The Coloradoan, April 15, 1984. 46 163 W. Mountain Ave. Research Document, August 2012, 159-63 W. Mountain Avenue Property File, City of Fort Collins Historic Preservation Services Property File Collection, Community Development and Neighborhood Services Building, Fort Collins, CO. 47 Building Permit #118, SE Corner of Mountain and Mason for J.F. Steward Applicant, July 7, 1917, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO; 1917 Sanborn Map: Fort Collins, Digital Sanborn Maps Collection, Proquest, http://0- sanborn.umi.com.catalog.poudrelibraries.org/about.html. ITEM 3, ATTACHMENT 2 Packet Pg. 37 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 the 1917 construction.47F 48 Architectural features of this building, like the stepped parapet, mimic details on the Express/McCormick Building. Tenants of this building included businesses like the Farm Loan Association (1938-1940) and Hulquist Watch and Clock Repair (1956-1964) and residents like Bayard Case (1948-1964), a service station worker, Margaret McSparron Sr. and Jr. (1925, 1956-69), and many university students.48F 49 George McCormick sold his ½ interest in Lots 25 and 26, Block 111, to his brother in 1928.49F 50 James married Agnes Young in 1929,50F 51 and the couple retained ownership of the Express/McCormick Building until their deaths. In 1963, the estate of Agnes McCormick bequeathed the property to Walter Biehle, who sold it two years later to Henry and Julia Hudek.51F 52 The Hudeks continued to rent the property to various businesses and apartment residents, including Mother’s Market, Gutscher Music Company, and Paul’s Vacuum and Sewing Center.52F 53 In 1980, Alan R. Porter and Paul L. Wagner purchased the property from the Hudeks, and Porter sold his ½ interest in the property to Wagner less than two weeks later.53F 54 Wagner continued to rent to apartment residents and businesses like The Business Link, Communications, Cables, and Connections, Smartz Computer Services, and the Indigo Gallery.54F 55 He quit-claimed the property to Casana Corporation in 1991, a real estate company associated with Wagner.55F 56 Casana Corp. held the property until 1997, selling to Jay D. Stoner for $900,000.56F 57 Stoner sold to Mason Mountain, LLC in 2002 for $1,425,000, and Mason Mountain, LLC sold to Astride a Starship, LLC for $1,818,000 in 2006.57F 58 In 2016, Astride a Starship sold to Mountain and Mason, LLC for $4.5 million.58F 59 Finally, Mountain 48 Building Permit #1007, 118 Mason for McCormick Brothers, April 7, 1925, Building Permits Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO; 1925 Sanborn Map: Fort Collins, Digital Sanborn Maps Collection, Proquest, http://0-sanborn.umi.com.catalog.poudrelibraries.org/about.html. 49 City Directory Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO. 50 Warranty Deed, G.C. McCormick to J.G. McCormick, April 12, 1928, Book 574, Page 82, Title Books, Larimer County Clerk and Recorder, Fort Collins, CO. 51 Marriage Record, James G. McCormick and Agnes Young, June 5, 1929, Colorado, County Marriage Records and State Index Collection, Ancestry Operations, https://search.ancestry.com/cgi- bin/sse.dll?indiv=1&dbid=61366&h=261678&tid=&pid=&usePUB=true&_phsrc=VUg16&_phstart=successSource. 52 Warranty Deed, Estate of Agnes Young to Walter Biehle, November 1, 1963, Book 1226, Page 389, Title Books, Larimer County Clerk and Recorder, Fort Collins, CO; Warranty Deed, Walter Biehle to Henry J. Hudek, et al, February 3, 1965, Book 1279, Page 391, Title Books, Larimer County Clerk and Recorder, Fort Collins, CO. 53 163 W. Mountain Ave. Research Document, City of Fort Collins Historic Preservation Services. 54 Warranty Deed #383635, Henry and Julia Hudek to Alan R. Porter and Paul L. Wagner, October 16, 1980, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb; Warranty Deed #385349, Alan Porter to Paul Wagner, October 28, 1980, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb. 55 163 W. Mountain Ave. Research Document, City of Fort Collins Historic Preservation Services. 56 Quit-Claim Deed #19910014655, Paul Wagner to Casana Corporation, April 10, 1991, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb 57 Warranty Deed #19970051412, Casana Corp. to Jay D. Stoner, August 7, 1997, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb. 58 Warranty Deed #20020045188, Jay D. Stoner to Mason Mountain, LLC, April 23, 2002, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb; Warranty Deed #20060044637, Mason Mountain, LLC to Astride a Starship, LLC, June 14, 2006, Larimer County Official Records Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 and Mason sold to the current owner, Mountain 155, LLC, in 2019 for $4.6 million.59F 60 In addition to apartment residents, the current tenants of the Fort Collins Express/McCormick Building are Pinot’s Palette, Slyce Pizza Company, and Wok and Roll (120 S. Mason St.), and the current business tenant of the McCormick Apartments building is The Regional restaurant. Conclusion In 1873, Joseph Simpson McClelland established the Express and “aspir[ed] to build a newspaper ‘representative of the people’ . . . standing fearless and unafraid, constantly working for the advancement of the community.”60F 61 Under the ownership of the McCormick brothers, the paper sometimes faced criticism, but ultimately garnered popular favor for its reporting in its daily and weekly editions. The Fort Collins Express/McCormick Building stands at the corner of Mountain Avenue and Mason Street as a physical reminder of this news publishing powerhouse, and the business acumen of the brothers behind that newspaper is embodied in the McCormick Apartments next door. 60 Warranty Deed #20190047729, Mountain and Mason, LLC to Mountain 155, LLC, August 14, 2019, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb. 61 “Later Story of the Express to Date, It’s Growth, Activity and Character,” Fort Collins Express, May 20, 1923. ITEM 3, ATTACHMENT 2 Packet Pg. 39 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 ARCHITECTURAL INFORMATION Construction Date: 1907-1909; 1917 and 1925 Architect/Builder: E. Francis Williams (Architect), Jones and Bull (Builders); J.F. Stewart, J.R. Snedaker (Builders) Building Materials: Brick Architectural Style: Early Twentieth-Century Commercial Description: Fort Collins Express/McCormick Building The Fort Collins Express/McCormick Building is located on the south-east corner of Mountain Avenue and Mason Street. Its east and south elevations are almost entirely covered by abutting commercial buildings. There are two stairways to access the basement accessible from the sidewalk, one on the north elevation, and one on the west elevation. The foundation is stone parged with concrete, and the building is made of light-colored brick. The flat roof has a stepped parapet with corbelled details across the entire building. The building has a prominent brick chimney toward the west side. The footprint is rectangular. Part of the building has two stories, and part has one story: the north section has two-stories– the west side of the building extends south about 85 feet and the east side extends south about 50 feet– but, the east side drops to one story and then wraps around the west side’s two-story portion in an L-shaped section that creates a Mason Street storefront.61F 62 There are storefronts on both the Mountain Avenue (north) and Mason Street (west) elevations. The north elevation has two stories. The upper-story windows all appear to be historic. There are four pairs of wood one-over-one sash windows. Each pair has a sandstone sill, an eight-light transom window, and is also topped with a brick flat arch.62F 63 Symmetrically, a recessed panel of bricks creates a subtle masonry detail beneath the two pairs of windows to the east and the west. The north elevation’s first story features storefronts adorned with burgundy cloth awnings with a scalloped edge. There is a gooseneck lamp mounted beside each awning at both edges of the building. The entrances to both storefronts are deeply recessed and are located toward the center of the elevation. Walkways slope up to both entrances. Both storefronts are also dominated by walls of nearly full-height windows that are not interrupted by masonry. There are decorative pieces of sandstone where the brick walls would meet the sidewalk on this elevation. On the east storefront, two of these windows face the street, and a third similar window angles inward to meet the left side of the recessed door. This non-historic door has one large light and is surrounded by other windows: a large sidelight to the right and two transom windows above. The wood frames and mullions of these windows are painted red or black, and a subtle geometric pattern is carved in narrow strips of the wood. Beneath the awning, across the length of the storefront windows and entryway, there are six transom windows with very narrow wooden 62 See Maps section for a footprint showing this configuration. 63 A series of 2003 photos in the City of Fort Collins Historic Preservation Services property file shows all of the transom windows boarded over on both the north and west elevations, but the glass in these windows does appear historic, reflecting the appearance of earlier photographs. ITEM 3, ATTACHMENT 2 Packet Pg. 40 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 frames painted black. In the sidewalk in front of the east storefront is a stairway providing basement access. It is surrounded by a metal railing. The stairs and landing are made of stone, and the visible walls are parged with concrete. There are three windows in this stairwell, and the wall between each window is topped with a block of sandstone. Each of these windows has a stone sill. The east window is a rectangular, wood, fixed window. The center window is a wood, one-over-one sash window. The west window is a taller wood, one-over-one sash window. The wooden door at the base of the stair has an opening above it from which a light fixture hangs. The west storefront is similar, but does not have a basement stair. Instead, a metal rail creates a patio area in front of the building. There are also two large windows facing the street, but there are two windows angling toward the door because the entrance of this storefront is more deeply recessed than the one on the east side. This storefront has two doors: the left door has one light in the upper half and leads to the upstairs apartments, and the right door has one much larger light and serves the business; both doors appear historic and have transom windows. The framing beneath the storefront windows is paneled and painted in red and white. The transom windows spanning across all of these windows and the entry are not original to the building but are likely historic, although the date of this change is unknown; they are made of bands of dark and light- blue and clear leaded glass. The west elevation consists of the two-story original 1907 portion and the one-story 1909 addition. The second-story features wood, one-over-one sash windows with sandstone sills and brick flat arch toppers like those on the north elevation. These are configured as three pairs, two singles, and three pairs. Each pair or single window has a narrow multi-light transom window and a recessed brick panel below, also like the windows on the north elevation’s second story. The west elevation’s first story has three large bricked-up window openings on the north end. The bricks are recessed to suggest the former opening and are topped with narrow, multi-light transom windows, like those on the upper-story windows, that are original to the property based on a 1914 photograph. The south-most of these bricked openings was partially reopened and has small glass blocks in the left half and a small sash window in the right half.63F 64 There is a stairway to the basement in front of the north portion of this elevation. It has a non- original knee-wall made of light-colored brick that matches the rest of the building in hue; the knee wall has a decorative topper that creates a jagged pattern using the corners of bricks. A band of sandstone separates the first story and basement in this stairway. The stairs and landing are made of stone. The walls of the stairway are made with rough-cut stone, and the wall of the basement is parged with concrete. There are also two basement windows with sandstone sills. The north window is a rectangular, wood, fixed window, and the south window is a wood, one- over-one sash window. The non-historic wood door at the base of the stair has a rough-cut sandstone lintel. There is a light fixture mounted above the lintel. The boarded opening to the right of this door currently being used to accommodate a utility system was once likely a window. 64 The 1969 tax assessor photo shows this opening full of glass blocks; the right half were removed and replaced by a sash window sometime between 2008 and 2012 based on Google Street-view images. ITEM 3, ATTACHMENT 2 Packet Pg. 41 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Toward the center of the west elevation, there is an entryway that sits atop a sandstone step. The entry is covered by a burgundy cloth awning like those on the north elevation. On both sides of this awning, there is a gooseneck lamp. The wood frame of the doors and windows is painted beige. The wood door has one large light and is historic. Tall fixed windows flank both sides of the door; below each window is a beige, red, and white-painted decorative panel. There are fixed window transom windows above each window and the door. Beneath the awning, an eight-light fixed window stretches across this entry; the left-most pane of glass has been replaced with a vent. South of this entryway are two pairs of wood, one-over-one sash windows with sandstone sills. Both pairs have wood-framed decorative panels below them painted in beige, red, and white. The left pair has an eight-light transom window above it; the left pair’s transom window was boarded to hold a metal fixture for the business inside at an unknown date. South of these windows, there is another entry shrouded by a burgundy cloth awning. There is one gooseneck lamp to the left of the awning. A non-historic door with one large light is set to the right and is accessed by a concrete landing. Above this door is a wood, fixed transom window. To the left of this door is a large wood, one-over-one sash window with a sandstone sill. Below this window is a wood-framed decorative panel painted in beige, red, and white, like others on this elevation. Beneath the awning, there was likely once a transom window spanning across the entire entryway, but it has been boarded up. The west elevation’s one-story portion has two entries, each with their own black cloth awning. The left entry abuts the 1907 portion of the building. The non-historic door has one large light and is painted black; it also has a flat-arched brick topper. The second door is just to its right. This door is very similar, but has a fixed transom window as well as a flat-arched brick topper. To the right of this door is a picture window topped with a black-painted lintel. The right side of this lintel is topped with a brick flat arch, indicating the location of the original window. Located high on the wall near the shallowly stepped, corbelled parapet, there are two gooseneck lamps. The south and east elevations are almost entirely obscured by abutting buildings. The second- story portion of the building has some windows and doors that open onto the one-story portion, indicated by the segmental arches peeking out, but they are not visible from the street. Surrounded by the abutting buildings, a narrow segment of the one-story portion with a narrow wood, three-light window looks out onto the alley. The McCormick Apartments The McCormick Apartments are located on the east side of the 100 block of Mason Street. Train tracks run in front of the building, which is across the street from the Larimer County Courthouse Offices. An alley runs along the south side of the building, and there is a parking lot off of this alley on the building’s east side. This two-story brick building has a concrete foundation. The brick on the façade (west elevation) is light buff-colored, whereas the brick on all other elevations is ITEM 3, ATTACHMENT 2 Packet Pg. 42 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 pink. The flat roof has a stepped parapet with soldier-coursed brick detail on all sides of the building excluding the rear. The building’s north elevation is partially covered by the abutting one-story building to the north; the second-story portion of the McCormick Apartments’ north elevation is not visible from the street. The north and south halves of this building were built at different dates; the south portion was built in 1917, and the north half was built in 1925. The 1925 portion extends slightly further east from Mason Street than the 1917 portion, making the overall footprint of not quite rectangular. The majority of the façade features light buff-colored brick in stretcher bond, but above the second-story windows, brick headers are employed to create the appearance of panels. The façade is asymmetrical. All of the windows on the façade have concrete sills. On the first story, there are two storefronts, set slightly south rather than centered on the building; each is covered with a gray cloth awning that is attached to a gray-painted board that stretches nearly the full length of the building. There are two gooseneck lamps by these awnings. There is a patio enclosure in front of each storefront made of metal painted black. Each half of the building’s façade has two doors. The north half has one door toward the north edge, not under an awning, and another where the two halves of the building meet; these doors are made of wood and have one large light in the upper half. The north door appears to have had its transom window removed. The second door retains its recessed hopper transom window. Between these doors, there are two large display windows with white-painted concrete sills. Beneath the awning, transom windows once stretched across this storefront, but they were boarded at an unknown date. The façade’s south storefront also has two doors. The north door is recessed and appears non- historic; it has one large light toward the center. Just south of this door is a storefront window that is as tall as the recessed entryway. The second door is located toward the center of this storefront; it has one light, about three-quarters of the length of the door. To its left is a storefront window with a wooden panel below it rather than brick. This door and window each have a narrow transom window. To the right of this door is a large display window. Above the entire storefront are transom window opening that were boarded at an unknown date. The façade’s second story has four pairs of wood, one-over-one, double-hung sash windows with divided light transoms, similar to those on the Express building. The north two pairs of windows have lintels made of soldier-coursed brick with square stones at either end. The south windows have the same style of lintel, but stacked between the sill and the lintel’s square stone ends are bricks, aligned with stretchers showing to create a complete window surround. The south elevation, located on an alley, is constructed from pink brick. All of the windows on this elevation are wood, one-over-one, double-hung sash windows with concrete sills. There is what appears to be a ventilation shaft at the center of the elevation connecting to a now-boarded window opening on the first story. There are windows on both sides of this boarded opening, two to the left (west) and one to the right (east). The brick around the right window is lighter in color than the rest of the brick on this elevation. The second story has four windows set toward the ITEM 3, ATTACHMENT 2 Packet Pg. 43 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 west side of the elevation, one pair of windows in between two single windows. There are planters and metal posts supporting bistro lights just in front of this elevation. It is most obvious that this building was constructed in two phases from the rear (east) side. The north half extends slightly further east than the south half. All of the windows on this elevation are wood, one-over-one, double-hung sash windows with brick sills unless otherwise noted. On the south half, there is a wooden stairway that fills much of that inset; it provides access to the second-story apartments and roof. When the stairs reach the second story, they lead onto a wood porch with a solid wall and shed roof. On south portion’s lower floor, there is a concrete pad beneath the stairway and in front of a door, which is toward the south side of the elevation. The door is wood, but not historic; its transom has been boarded up. There is utility meter equipment to the left of this door. There are two windows to the right of this door; the north- most of these two windows has had its upper sash boarded. On the second story, there is one window above this partially-boarded window. To its left are a door and another window toward the south edge of the elevation. This south-most second-story window has geometric, leaded glass in the upper sash, and the lower portion is boarded. The north portion of the east elevation has five windows on the first floor. Starting toward the south, there is a pair of window, the right of which has been modified to accommodate a vent without damaging the window. North of this is another pair of windows, the right of which has had its upper sash replaced. North of this is a window non-original to the building, a vertical, three-light window; the center pane is textured glass, and the upper and lower panes are leaded glass. This window appears to be on a wall belonging to the Express building, but is attributed to the McCormick Apartments building in a 2019 window study. On the second story, there are two windows. On this projecting portion’s south wall, there is one small second-story window as well. The north elevation is partially covered by the abutting Fort Collins Express/McCormick Building, and the upper story is not visible from the street. The 2019 window study reveals, however, that there are seven windows overlooking the roof of the Express Building, all of which are wood, double-hung sash windows; the west-most window has been replaced. ITEM 3, ATTACHMENT 2 Packet Pg. 44 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 TABLE 1 Fort Collins Express/McCormick Building DATE EXTERIOR ALTERATION Historic* Historic- compatible** Modern 1907 Original building constructed X 1909 Building expanded east and south for Post Office X 1935 Mason St. one-story section- openings bricked for cold storage plant, cellar stair removed X 1936 Mason St. two-story section- three large windows bricked X 1936 Mountain Ave.- West storefront remodeled for double entrance X <1960 Mason St. two-story section- central double-door entrance reconfigured and secondary entrance added to the south X <1969 Mason St. two-story section- sidewalk-level windows removed X <1969 Mountain Ave.- Storefront steps changed to ramps X 1979 Mason St. one-story section- Bricks removed from window openings X 1988 Mason St. one-story section- new openings X UNK Brick knee-wall around Mason St. stairway UNK Mountain Ave.- Multicolored glass transom above west storefront VARIOUS Re-roofings, awnings, sign changes *Within period of significance for early twentieth-century commercial buildings (1900-1940) **Greater than 50 years old, but outside period of significance ITEM 3, ATTACHMENT 2 Packet Pg. 45 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 REFERENCE LIST or SOURCES of INFORMATION Barlow, Phillip. “Window Evaluation for 159-163 West Mountain Avenue, Fort Collins, CO 80524.” Prepared for City of Fort Collins Historic Preservation Department. Barlow Cultural Resources Consulting LLC. October 22, 2019. Building Permit Collection. Fort Collins History Connection: An Online Collaboration between FCMoD and PRPLD. https://history.fcgov.com/collections/building-permits. City Directory Collection. Local History Archive at the Fort Collins Museum of Discovery. Fort Collins, CO. City of Fort Collins Historic Preservation Services. Building Permit Collection. Community Development and Neighborhood Services Building. Fort Collins, CO. ———. “163. W. Mountain Ave. Research Document. August 2012. 159-63 W. Mountain Avenue Property File. Property File Collection. Community Development and Neighborhood Services Building. Fort Collins, CO. Colorado, County Marriage Records and State Index, 1862-2006. Lehi, UT: Ancestry.com Operations, Inc., 2016. https://search.ancestry.com/cgi- bin/sse.dll?indiv=1&dbid=61366&h=383461&tid=&pid=&usePUB=true&_phsrc=ofc767& _phstart=successSource. Colorado Historic Newspapers Collection. Fort Collins Courier Database. Colorado State Library. https://www.coloradohistoricnewspapers.org/?a=cl&cl=CL1&e=-------en-20--1--img- txIN%7ctxCO%7ctxTA--------0--&sp=FCC. ———. Fort Collins Express Database. Colorado State Library. https://www.coloradohistoricnewspapers.org/?a=cl&cl=CL1&e=-------en-20--1--img- txIN%7ctxCO%7ctxTA--------0--&sp=FCE. ———. Weekly Courier Database. Colorado State Library. https://www.coloradohistoricnewspapers.org/?a=cl&cl=CL1&e=-------en-20--1--img- txIN%7ctxCO%7ctxTA--------0--&sp=TWC. Coloradoan Staff. “Plethora of Publications Came and Went,” Coloradoan, April 15, 1984. https://history.fcgov.com/explore/pdf/newspapers.pdf. Gallagher, Patricia. “A Chronology of the City’s Chronicles: Competition, Transition Mark History of Newspapers in Fort Collins,” Coloradoan, April 15, 1984, https://history.fcgov.com/explore/pdf/newspapers.pdf. History Colorado. “Early Twentieth-Century Commercial.” https://www.historycolorado.org/early-twentieth-century-commercial. ITEM 3, ATTACHMENT 2 Packet Pg. 46 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Landmark Web Official Records Search. Larimer County Clerk and Recorder. https://records.larimer.org/LandmarkWeb/Home/Index. Sanborn Maps Collection: Fort Collins. Proquest. http://0- sanborn.umi.com.catalog.poudrelibraries.org/co/0996/dateid-000009.htm?CCSI=1820n. Local History Archive at the Fort Collins Museum of Discovery. Tax Assessor Card Collection. Fort Collins, CO. ———. Historical Image and Postcard Collection. Fort Collins, CO. Title Books Collection. Larimer County Clerk and Recorder. Fort Collins, CO. Watrous, Ansel. History of Larimer County. Fort Collins: The Courier Printing and Publishing Company, 1911. ITEM 3, ATTACHMENT 2 Packet Pg. 47 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 MAPS and PHOTOGRAPHS64F 65 Map 1: Highlighted area is all of Lots 25 and 26, including both the Fort Collins Express/McCormick Building and the McCormick Apartments. 65 All non-historic photos and maps by Reyana Jones, 2019 unless otherwise noted ITEM 3, ATTACHMENT 2 Packet Pg. 48 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Map 2: Aerial View- Fort Collins Express/McCormick Building outlined in red, McCormick Apartments outlined in green (Google Maps) West Mountain Avenue South Mason Street ITEM 3, ATTACHMENT 2 Packet Pg. 49 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Map 3: 1909 Sanborn Map (Poudre Libraries/Proquest Sanborn Maps Collection) Map 4: 1917 Sanborn Map (Poudre Libraries/Proquest Sanborn Maps Collection) ITEM 3, ATTACHMENT 2 Packet Pg. 50 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Map 5: 1925 Sanborn Map (Poudre Libraries/Proquest Sanborn Maps Collection) Historic Photo 1: 1910 Postcard Photo, Express building in foregorund, McCormick Apartments not yet constructed (Local History Archive) ITEM 3, ATTACHMENT 2 Packet Pg. 51 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Historic Photo 2: 1914 Newspaper Photo (Local History Archive) Historic Photo 3: Pre-1960 Photo from Coloradoan (Local History Archive) ITEM 3, ATTACHMENT 2 Packet Pg. 52 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Historic Photo 4: 1969 Tax Assessor Photo (Local History Archive) ITEM 3, ATTACHMENT 2 Packet Pg. 53 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 1: Context, looking east on Mountain Ave. from Mason St. Photo 2: Façade (North Elevation), Mountain Ave. ITEM 3, ATTACHMENT 2 Packet Pg. 54 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 3: North Elevation- upper-level windows, recessed brick panel, and parapet detail Photo 4: North Elevation- East Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 55 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 5: North Elevation- East Storefront Entry ITEM 3, ATTACHMENT 2 Packet Pg. 56 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 6: North Elevation- East Storefront, Under Awning, Transom Windows Photo 7: North Elevation- West Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 57 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 8: North Elevation- West Storefront Entry ITEM 3, ATTACHMENT 2 Packet Pg. 58 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 9: North Elevation- West Storefront, Under Awning, Transom Windows Photo 10: North Elevation- Basement Stairway and Rail ITEM 3, ATTACHMENT 2 Packet Pg. 59 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 11: North Elevation- Basement Stairway, Top Window Photo 12: North Elevation- Basement Stairway, Center Window ITEM 3, ATTACHMENT 2 Packet Pg. 60 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 13: North Elevation- Basement Stairway, Bottom Window Photo 14: North Elevation- Basement Door ITEM 3, ATTACHMENT 2 Packet Pg. 61 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 15: West Elevation Photo 16: West Elevation- Basement Stairway, Kneewall ITEM 3, ATTACHMENT 2 Packet Pg. 62 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 17: West Elevation- Basement Stairway, Steps Photo 18: Basement Stairway, Top Window ITEM 3, ATTACHMENT 2 Packet Pg. 63 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 19: West Elevation- Basement Stairway, Bottom Window Photo 20: West Elevation- Basement Door ITEM 3, ATTACHMENT 2 Packet Pg. 64 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 21: West Elevation- Basement Stairway, Rock Walls, Former Window, Utility Equipment Photo 22: West Elevation- Bricked Window Opening, North-most ITEM 3, ATTACHMENT 2 Packet Pg. 65 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 23: West Elevation- Bricked Window Opening, South-most, Glass Block and Sash Alteration Photo 24: West Elevation- North Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 66 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 25: West Elevation- North Storefront, Under Awning Photo 26- West Elevation- North-most Windows ITEM 3, ATTACHMENT 2 Packet Pg. 67 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 27: West Elevation- 2nd North-most Windows Photo 28: West Elevation- Center Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 68 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 29: West Elevation- Center Storefront, Under Awning Photo 30: West Elevation- South Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 69 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 31: West Elevation- South Storefront, North Door Photo 32: West Elevation, South Storefront, South Door ITEM 3, ATTACHMENT 2 Packet Pg. 70 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 33: West Elevation- South Storefront, Picture Window, Under Awning, Flat Arches Photo 34: West Elevation- South Storefront, Parapet Details and Gooseneck Lamps ITEM 3, ATTACHMENT 2 Packet Pg. 71 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Fort Collins Express/McCormick Building Photos Photo 35: Brick Chimney (most visible from West side) ITEM 3, ATTACHMENT 2 Packet Pg. 72 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 1: Context, looking west across Mason Street Photo 2: Façade (West Elevation) ITEM 3, ATTACHMENT 2 Packet Pg. 73 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 3: Façade- Parapet Photo 4: Facade- North Door ITEM 3, ATTACHMENT 2 Packet Pg. 74 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 5: Façade- North Storefront Photo 6: Façade- North Storefront Door ITEM 3, ATTACHMENT 2 Packet Pg. 75 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 7: Façade- North Storefront Under Awning Photo 8: Façade- North Storefront Patio Enclosure ITEM 3, ATTACHMENT 2 Packet Pg. 76 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 9: Façade- South Storefront Photo 10: Façade- Recessed Entry by South Storefront ITEM 3, ATTACHMENT 2 Packet Pg. 77 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 11: Façade- South Storefront Under Awning Photo 12: Façade- South Storefront Patio Enclosure ITEM 3, ATTACHMENT 2 Packet Pg. 78 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 13: Façade- Second Northmost Second-story Window Photo 14: South Elevation ITEM 3, ATTACHMENT 2 Packet Pg. 79 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 15: South Elevation- Lower West Window Photo 16: South Elevation- Lower Center Window ITEM 3, ATTACHMENT 2 Packet Pg. 80 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 17: South Elevation- Lower Boarded Window and Ventilation Shaft Photo 18: South Elevation- Lower East Window ITEM 3, ATTACHMENT 2 Packet Pg. 81 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 19: South Elevatio- Upper West Window Photo 20: South Elevation- Upper Center Windows ITEM 3, ATTACHMENT 2 Packet Pg. 82 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 21: South Elevation- Upper East Window Photo 22: East Elevation ITEM 3, ATTACHMENT 2 Packet Pg. 83 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 23: East Elevation- Stairway Photo 24: East Elevation- Upper Story Porch ITEM 3, ATTACHMENT 2 Packet Pg. 84 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 25: East Elevation- Door Photo 26: East Elevation- Lower South Window ITEM 3, ATTACHMENT 2 Packet Pg. 85 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 27: East Elevation- Lower 2nd South-most Window (photo by Phil Barlow, 2019) Photo 28: East Elevation- Upper 2nd South-most Window (photo by Phil Barlow, 2019) ITEM 3, ATTACHMENT 2 Packet Pg. 86 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 29: East Elevation- Upper South-most Window Interior View (photo by Phil Barlow, 2019) Photo 30: East Elevation- Upper Inset Window (facing north) ITEM 3, ATTACHMENT 2 Packet Pg. 87 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 31: East Elevation- Lower South Paired Windows Photo 32: East Elevation- Lower North Paired Windows ITEM 3, ATTACHMENT 2 Packet Pg. 88 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 33: East Elevation- Non-original Window with Leaded Glass Photo 34: East Elevation- Upper Northmost Window ITEM 3, ATTACHMENT 2 Packet Pg. 89 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos Photo 35: East Elevation- Upper 2nd Northmost Window ITEM 3, ATTACHMENT 2 Packet Pg. 90 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 McCormick Apartments Photos ACKNOWLEDGEMENT The undersigned owner, or owners, of the Property hereby submit the Property for designation as a Fort Collins landmark pursuant to the Fort Collins Landmark Preservation Ordinance, Chapter 14 of the Code of the City of Fort Collins. The undersigned owner, or owners, certify that all signatures necessary to consent to the designation of the Property are affixed below. I understand that upon designation, I or my successors will be requested to notify the Secretary of the Landmark Preservation Commission at the City of Fort Collins prior to the occurrence of any of the following: Preparation of plans for reconstruction or alteration of the exterior of the improvements on the Property or interior spaces readily visible from any public street, alley, park, or other public place; and/or Preparation of plans for construction of, addition to, or demolition of improvements on the Property. DATED this ________________ day of _______________________________, 201___. _____________________________________________________ Owner Name (please print) _____________________________________________________ Owner Signature State of ___________________________) )ss. County of __________________________) Subscribed and sworn before me this _______ day of ___________________, 201____, by____________________________________________________________________. Witness my hand and official seal. My commission expires _______________________. _____________________________________________________ Notary ITEM 3, ATTACHMENT 2 Packet Pg. 91 1 Application for Fort Collins Landmark Designation – 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments Yani Jones, Historic Preservation Specialist Landmark Preservation Commission December 18, 2019 Maps 2 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments 1909 Sanborn Map 155 W. Mountain Ave. Parcel Boundary Fort Collins Express/ McCormick Building 1925 Sanborn Map McCormick Apartments ITEM 3, ATTACHMENT 3 Packet Pg. 92 Historical Background 3 Ottmar Mergenthaler’s Linotype Machine, invented 1884 (from Appleton’s Cyclopedia of Applied Mechanics, 1892) Joseph S. McClelland (Local History Archive) (Local History Archive) 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments Standard 1 – Events 4 1910 Postcard Photograph (Local History Archive) James G. McCormick (Local History Archive) George C. McCormick (Local History Archive) 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building ITEM 3, ATTACHMENT 3 Packet Pg. 93 Standard 1 – Events 5 The Express’s daily edition was unveiled in 1907 under the McCormick Brothers. Interior remodeling of the Express- Courier Building at 145 E. Mountain Ave. for The Coloradoan, 1966 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building Standard 1 – Events 6 Mason Street, c. 1945, Express Building and McCormick Apartments on right 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building Inside Mac Van Frigid Locker Company, 122 S. Mason St. (from “Refrigeration Engineering,” 1936) ITEM 3, ATTACHMENT 3 Packet Pg. 94 Standard 3 – Design/Construction 7 1969 Tax Assessor Photo Pre-1960 Photograph from Coloradoan 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments Façade (North Elevation) 8 1914 Newspaper Photograph 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building ITEM 3, ATTACHMENT 3 Packet Pg. 95 9 East Storefront West Storefront 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building Façade (North Elevation) 10 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building Façade (North Elevation) ITEM 3, ATTACHMENT 3 Packet Pg. 96 West Elevation 11 1969 Tax Assessor Photo 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building West Elevation 12 South-most Bricked Opening North Entrance North-most Windows 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building ITEM 3, ATTACHMENT 3 Packet Pg. 97 West Elevation 13 Center Storefront South Store-front/One-story Section 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building Façade (West Elevation) 14 Pre-1960 Coloradoan Photograph 155 W. Mountain Ave. – The McCormick Apartments ITEM 3, ATTACHMENT 3 Packet Pg. 98 15 North Door 155 W. Mountain Ave. – The McCormick Apartments Façade (West Elevation) 16 North Storefront 155 W. Mountain Ave. – The McCormick Apartments South Storefront Façade (West Elevation) ITEM 3, ATTACHMENT 3 Packet Pg. 99 17 Recessed Entry 155 W. Mountain Ave. – The McCormick Apartments Upper Windows Façade (West Elevation) South and East Elevations 18 South Elevation East Elevation 155 W. Mountain Ave. – The McCormick Apartments ITEM 3, ATTACHMENT 3 Packet Pg. 100 East Elevation 19 Caption 155 W. Mountain Ave. – The McCormick Apartments Non-original window on north side of elevation • Construction: • Fort Collins Express/McCormick Building – 1907/1909 • McCormick Apartments – 1917/1925 • Standards of Significance: • Fort Collins Express/McCormick Building – 1 (Events) and 3 (Design/Construction) • McCormick Apartments – 3 (Design/Construction) • Exterior Integrity: Location, Design, Setting, Materials, Workmanship, Feeling, and Association 20 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments ITEM 3, ATTACHMENT 3 Packet Pg. 101 Role of the Landmark Preservation Commission Determine whether criteria are satisfied: (1) The proposed resource is eligible for designation (1) Significance (2) Integrity (2) The requested designation will advance the policies and the purposes in a manner and extent sufficient to justify the requested designation Adopt a motion making a recommendation to Council 21 22 Application for Fort Collins Landmark Designation – 155 W. Mountain Ave. – The Fort Collins Express/McCormick Building and the McCormick Apartments Yani Jones, Historic Preservation Specialist Landmark Preservation Commission December 18, 2019 ITEM 3, ATTACHMENT 3 Packet Pg. 102 Agenda Item 4 Item 4, Page 1 STAFF REPORT December 18, 2019 Landmark Preservation Commission PROJECT NAME LINDEN STREET IMPROVEMENTS – DESIGN REVIEW STAFF Maren Bzdek, Senior Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: Create a “convertible” street on Linden Street from Walnut to Jefferson, combining roadway, on-street parking, pedestrian walkways, event space, placemaking elements, and artwork. APPLICANT/OWNER: City of Fort Collins Engineering Department (Kyle Lambrecht); Ditesco (Keith Meyer); Russell Mills Studios (Craig Russell) RECOMMENDATION: Approval ROLE OF LPC: Review the proposed alterations to Linden Street in accordance with the adopted Chapter 14 standards and respond to the applicant’s request for a certificate of appropriateness. ALTERATION HISTORY: The roadway, pedestrian walkways, and other features of Linden Street have been altered multiple times over its history to support modernization of the streetscape. The most recent alterations occurred in 1995, when the sidewalks and roadway were replaced from building face to building face. While there have been changes to streetscape materials and dimensions of use zones over time since the late nineteenth century, these alterations over time have maintained the same general pattern of use zones for commercial, pedestrian, and vehicular activity. DESCRIPTION OF PROPOSED WORK: The design team has narrowed down the original selection of four street alternatives to a final design concept, Alternative A-1, “Festive Street,” which was shown in the conceptual review meeting earlier this year. The primary components of the proposed work are: • Narrowing of the pedestrian crossing distance across Walnut Street • Extending the patio zone between the buildings and the pedestrian circulation zone • An event tent zone adjacent to the parking stalls • Conversion of parking pattern to parallel parking for the full length of the block on both sides • Replacement of existing sidewalks and roadway with concrete pavers in a herringbone pattern, using similar color, textures, and scale of existing pavers in the area as well as historic masonry on buildings (pavers continue across Walnut to Old Town Square) • Colored concrete that connects the improvements across Jefferson Street to the River District • Raised, blonde brick wall planting areas with sandstone seatwall caps (includes reconfiguration of existing planting areas at Walnut and Linden) • Curvilinear steel bike racks in powder-coated black or gray • Steel bollards in powder-coated black or gray, lining the street at the edge of the pedestrian zone • Moveable café tables and seating, in a powder-coated black or gray steel and in the same style as those currently used in Old Town Square Packet Pg. 103 Agenda Item 4 Item 4, Page 2 • Umbrellas in fabric and colors that relate to existing architectural awnings • Additional street trees (and retention of the existing mature trees) • Tivoli lighting with ring-shaped catenary lighting in the center and pedestrian light fixtures down the length of Linden Street to Jefferson Street and extending across Walnut to Old Town Square • A kinetic, columnar art and lighting feature within the seatwall/raised planting area at the intersection of the Old Firehouse Alley and Linden Street (in front of 223 Linden) EVALUATION OF APPLICABLE REVIEW CRITERIA: In addition to considering the compliance requirements of the adopted Secretary of the Interior’s Standards for the Treatment of Historic Properties and the adopted Old Town District Design Standards, the applicant has presented a discussion of the project’s compliance with the federal guidelines for the treatment of cultural landscapes. Staff comments on each of the relevant standards, with an incorporation of discussion of the cultural landscapes guidelines, is presented in the summary chart below. Applicable Code Standard Summary of Code Requirement and Analysis Standard Met (Y/N) SOI #1 A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships; The proposed design maintains the basic features, spaces, and spatial relationships of the historic streetscape, which has evolved and modernized since the late 19th century but has retained the same uses over time (pedestrian walks, commercial storefront entries, parking, and a central travel zone in the street). Y SOI #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The proposed design maintains the overall character of the space as a public circulation corridor. Distinctive historic streetscape features, such as the sandstone sidewalk pavers, will remain in place but will be reset to meet ADA standards. Y SOI #3 Each property will 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 elements from other historic properties, will not be undertaken. The conceptual proposal does not suggest alterations that would mimic historic features. New design elements in the streetscape are appropriately contemporary without introducing incompatible elements. Y SOI #4 Changes to a property that have acquired historic significance in their own right will be retained and preserved. While the existing streetscape will be altered, the changes do not extend to historic features for any of the landmarked structures. The sandstone sidewalk pavers in front of Nature’s Own (The Linden Hotel) will be retained and Y Packet Pg. 104 Agenda Item 4 Item 4, Page 3 repositioned. The methodology for this work to create better ADA compliance should be discussed but the proposed work does not represent a categorical violation of this standard. SOI #5 Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. See above, Standard #4. Only the historic pavers are of concern and will be preserved and reseated in situ. Y SOI #6 Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. In the discussion of treatment guidelines for cultural landscapes, the applicant notes that ongoing maintenance will continue to maintain spatial relationships and historic materials, as well as the existing mature trees. Y SOI #7 Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. Note: The applicant packet includes a Plan of Protection for the historic resources in the district. In section 2.0 – Scope of Work, that document refers to a proposed plan to preserve and reset the existing sandstone pavers. The Commission should consider this plan carefully and provide any additional guidance or restrictions on the proposed plan. The plan’s scope of work also notes that some demolition work with hand tools may be required near historic buildings. This is an appropriate plan of action to protect the building facades. Y SOI #8 Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. The applicant notes that the 1995 construction project was extensive and led to the removal of the existing trolley tracks at that time. Staff notes that, while no further archeological impacts are expected, the project team should be prepared to follow the appropriate documentation and treatment requirements in the event that additional resources are discovered during the construction of this project. Y SOI #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. See Standard #4 above regarding sandstone pavers. New design features for the streetscape are both differentiated and compatible. The Commission should highlight any specific parameters regarding the scale and placement of the proposed kinetic art feature at the intersection of the alley Y Packet Pg. 105 Agenda Item 4 Item 4, Page 4 and Linden Street, to ensure that its size, scale, degree of transparency, and features are appropriately compatible with the abutting historic buildings. As the applicant notes that the columnar design references the architectural columns at 223, 233, and 253 Linden, it is appropriate to discuss the degree to which that reference creates compatibility with the historic buildings. Other design features are appropriately complementary to the existing built environment, including pavers of similar color, texture, and scale to historic brick masonry and seatwall caps of sandstone that reference sandstone sills and lintels. SOI #10 New additions and adjacent or related new construction will 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. This Standard emphasizes the importance of maintaining the general streetscape pattern so that any future alterations would be similarly in keeping with the historic pattern of development and any reversals of these alterations would be relatively straightforward. Y OTDS 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. The proposal indicates that the network of streets, alleys, and circulation space will be preserved and the overall circulation pattern between Linden and Old Town Square will be improved. Y OTDS 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. The alterations to the use areas for expanded pedestrian and event-related use should be evaluated against this standard. The proposal indicates that the public spaces planned into the street alterations will be level with the public way and will include street furniture in the form of moveable furniture and seatwalls in new planters, and maintains the historic district signage in a location very close to its current placement. These amenities are specifically allowed by this standard. Y OTDS 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 permissible to locate an at-grade dining area in the public ROW in a street wall context, subject to any necessary permits or encroachment agreements which may be required. The dining area shall be clearly defined in this setting. The design includes expansion of at-grade dining areas in a street wall context while also extending the public circulation space. Permitting for owners to build definitions (fencing, etc.) to these dining areas that are consistent with applicable standards would be needed at a later date, but as proposed the design appears to meet this standard. Y OTDS 4.24 Minimize the visual impact of security devices. Y Packet Pg. 106 Agenda Item 4 Item 4, Page 5 The current design has eliminated the idea of a permanent security feature to the street entry that would be lowered to create a pedestrian zone for special events. Removable bollards are provided for this purpose as a solution that minimizes the visual impact of this requirement. OTDS 4.29 Leave archeological resources in place, to the maximum extent feasible. Avoid disturbing known archeological resources. See SOI Standard #8 above. Y INDEPENDENT EVALUATION SUMMARY Staff has not sought input from History Colorado (the State Historic Preservation Office) or from independent experts on this project. FINDINGS OF FACT: In evaluating the proposed alternatives for alterations to Linden Street within the Old Town Historic District, staff makes the following findings of fact: • The proposed design meets the ten federal Standards and the five applicable Old Town District Design Standards. • The applicant’s summary of compliance with the more specific federal guidelines for the treatment of cultural landscapes further supports that the proposed design is in keeping with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Before completing its discussion of the above findings, staff recommends that the Commission establish acceptable parameters for the kinetic art/lighting feature and resolve any concerns related to the proposed treatment of the sandstone pavers and their base. Sample Motion: The Commission may propose a motion for approval or denial of the proposal based on the following suggested outline: “I move that the Landmark Preservation Commission [approve/deny] the application for a Certificate of Appropriateness for the Linden Street Development Project within the Old Town Historic District, finding it [is/is not] in compliance with the standards provided in Chapter 14 of the Fort Collins Municipal Code, based on [agreement with/disagreement with the findings of fact presented in the staff report [and/or any additional findings as defined by the Commission.] ATTACHMENTS: 1. Staff Presentation 2. Applicant Submitta;l Packet Pg. 107 Linden Street Improvements: Design Review 1 Maren Bzdek, Senior Historic Preservation Planner Landmark Preservation Commission, December 18, 2019 Old Town Historic District 2 1979: Old Town Historic District est. 1998: Public ROW are part of the historic district, subject to review (Ord. 102, 1998) 2014: Old Town Design Standards adopted 1 2 ITEM 4, ATTACHMENT 1 Packet Pg. 108 Proposed Design • Conversion of parking pattern to parallel parking • Replacement of existing sidewalks and roadway with concrete pavers in herringbone pattern • Raised, blonde brick wall planting areas with sandstone seatwall caps • Curvilinear steel bike racks, steel bollards • Moveable café tables/seating • Umbrellas in fabric and colors that relate to existing architectural awnings • Tivoli lighting with ring-shaped catenary lighting • A kinetic, columnar art and lighting feature at intersection of Old Firehouse Alley and Linden Street (in front of 223 Linden) 3 “Convertible Street” LPC Role: Design Review Review request for certificate of appropriateness regarding compliance with adopted standards 4 3 4 ITEM 4, ATTACHMENT 1 Packet Pg. 109 Summary: Staff Findings • The proposed design meets the ten federal Standards and the applicable Old Town District Standards. • Also complies with federal guidelines for the treatment of cultural landscapes. 5 Summary: Staff Findings Suggestions for further discussion: • Establish acceptable parameters for the kinetic art/lighting feature Resolve any concerns related to the proposed treatment of the sandstone pavers and their base 6 5 6 ITEM 4, ATTACHMENT 1 Packet Pg. 110 Linden Street Improvements: Design Review 7 Maren Bzdek, Senior Historic Preservation Planner Landmark Preservation Commission, December 18, 2019 7 ITEM 4, ATTACHMENT 1 Packet Pg. 111 Page 1 of 3 2133 S. Timberline Road, Suite 110 Fort Collins, CO 80525 ditescoservices.com Delivery by email to: klambrecht@fcgov.com mbzdek@fcgov.com PROJECT SUBMITTAL DATE: November 25, 2019 TO: Landmark Preservation Commission FROM: City of Fort Collins Engineering Department – Kyle Lambrecht, PE Ditesco – Keith Meyer, PE Russell Mills Studios – Craig Russell RE: Linden Street Renovation Project 2nd Submittal Introduction This 2nd submittal of the Linden Street Renovation Project is further advanced and illustrates how the design concepts have been developed to meet the project’s six primary goals listed below. ƒ Bridge the Gap – make the connection from Old Town to the River District while maintaining the unique character of each. Focus on all modes of travel with a distinct deference to pedestrians. ƒ Flexible Space – create a space that is flexible and can support year-round events, but one that does not ignore the businesses and need for storefront traffic. ƒ Economic Vitality – ensure economic vitality for the area both during and after construction activities. ƒ Partnerships – maintain and enhance partnerships with the City, DDA, DBA and local business owners to ensure project success. ƒ World Class Experience – create an experience that envelops sustainable techniques; creates a design that seamlessly blends the spaces and creates a place that drives interest and people traffic; creates a construction plan that is phased to minimize impacts and honors business operations. ƒ Honoring the Past – develop a historical context in our project design elements that are consistent with the Downtown Plan and historical considerations. To further support our 2nd submittal to the Landmark Preservation Commission (LPC) we have included: 1. Design plans that show the urban design concept of the roadway 2. US Department of the Interior Guidelines for Cultural Landscapes comparison matrix which analyzes each criterion against the project components. 3. Plan of Protection to be utilized during construction of the Linden Street Improvements. The project continues to maintain a schedule that completes the design phase in early 2020 with construction throughout 2020. Context Recognizing that Ordinance 102, 1998, clarified and added public rights of way to the historical district as outlined in the excerpt below, the City is submitting this final submittal to the LPC for final review and approval. ITEM 4, ATTACHMENT 2 Packet Pg. 112 Page 2 of 3 The design team has taken unique care to understand historical use of the public right of way. Linden Street has historically been used in a variety of ways to support travel, business customer use (retail and commercial), residential and for events (parades, celebrations and community gatherings). Exhibits A, B and C provide context for these uses. As seen in these images, the street supported parades, pedestrian, horse, wagon, buggy, trolley and vehicular use. Parking occurred in parallel, diagonal and perpendicular arrangements as the public right of way was wide and accommodating. Sidewalks were earthen, boardwalk, sandstone and concrete. Pavement was earthen, asphalt and concrete. In 1995, the General Improvement District (GID) and the City funded and constructed the Linden Street Improvements project which removed the sidewalks and roadway across the entire right of way (building face to building face) improving the pedestrian space while retaining on street diagonal parking and travel lanes. Design Concepts and Public Outreach The final design concept focuses on allocation of space to enhance the pedestrian experience, drive space activation and connect Old Town Square to the River District. The final concept designs can be found attached to this submittal as Exhibits D, E, F, G. The design concept that was advanced to final design is Alternative A-1, Festive Street which was presented along with our August submittal to the LPC. This alternative focuses on the pedestrian experience providing a natural walking pattern and additional room for pedestrians, replicating oval patterns, seat wall and amenity character and material palettes developed in Old Town Square. The design concept also converts the entire block to parallel parking. Other major design features include elements of space activation and a central elevated art structure. Design elements have been deliberately developed to complement Old Town Square, or, designed using similar color, materials and scale. Design elements are intended to be contemporary in their character and materials and distinct, yet complementary to adjacent historic structures. These design elements are all contained within the attached Exhibits. The selected alternative has gone through extensive public outreach efforts. The stakeholder engagement process has included open houses, one-on-one meetings, DDA, DBA, City Council and various board and commission presentations. The design team conducted: ƒ 75 one-on-one meetings ƒ 2 public open houses ƒ Presented to 12 boards, commissions and business associations ƒ Distributed over 40 project surveys Review of Design Submittal Being located in the Downtown Historic District, the Secretary of Interior’s Standards for the Treatment of Historic Properties and Guidelines for the Treatment of Cultural Landscapes (Guidelines) form the basis for this project review. These guidelines outline treatments for cultural landscape rehabilitation which acknowledge the need to alter or add to a cultural landscape to meet continuing or new uses while retaining the landscape’s historic character. Ordinance 102, 1998: ITEM 4, ATTACHMENT 2 Packet Pg. 113 Page 3 of 3 This submittal includes a thorough analysis of the US Department of Interior's Guidelines for the Treatment of Cultural Landscapes in a matrix form comparing the standard against our proposed project. The analysis is attached as Exhibit D. In addition to the comparative Guideline analysis, we have also attached as Exhibit E a plan of protection to be used during construction of the Linden Street renovations, Exhibit F includes an explanation and description of the Linden Street Design Elements, and Exhibit G, provides clarification of the Linden Street project compliance with Old Town District Standards. Requested Commission Action: The City requests review and approval of the selected design for Linden Street as it relates to the Department of the Interior Guidelines for Treatment of Cultural Landscapes. ITEM 4, ATTACHMENT 2 Packet Pg. 114 LPC Meeting #2 Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 115 LPC Meeting #2 Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 116 LPC Meeting #2 Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 117 LPC Meeting #2 WALNUT STREET COLLEGE AVENUE MOUNTAIN AVENUE LINDEN STREET PARKING GARAGE GINGER AND BAKER THE UNION OLD TOWN SQUARE JEFFERSON STREET WILLOW STREET OLD FIREHOUSE ALLEY Linden Street Renovations Contextual Site Plan ITEM 4, ATTACHMENT 2 Packet Pg. 118 0 20 40 80’ LPC Meeting #2 Pre-cast concrete pavers, typ. Overhead tivoli lighting Proposed street trees paver grate, typ. Existing street trees to remain, typ. Raised planting area Seatwall w/ stone cap Potential Extended Patio Zone Curb/gutter adjusted to minimize crossing distance across Walnut Street Moveable Umbrellas and Chairs Bike rack 56 total spaces shown Bollard Raised planter Blonde brick wall/ stone cap w/ planter Pedestrian lighting Ring catenary lighting Concrete pavers - Herringbone pattern Moveable/Game Tables and Chairs Pavers across Walnut Street to connect Old Town Square 1 4 3 2 3 4 5 6 7 8 9 9 5/6 1/2 7 8 Colored concrete across Jefferson Street to connect to River District Sidewalk improvements to connect parking garage entrance to Linden St Moveable game tables, typ. Bollard, typ. Moveable cafe tables/ seating w/ umbrellas, typ. Bike rack, typ. Entry gateway walls w/ planter pots Parallel parking stall - 14 from Walnut to alley Parallel parking stall - 14 LPC Meeting #2 Proposed street trees in planting area Existing street trees to remain, typ. Moveable cafe tables/ seating w/ umbrellas, typ. Potential event tent location, typ. Pavers across Walnut Street to connect Old Town Square 5HFRQğJXUHGSODQWLQJDUHDV at corner to soften look Curb height wall with planter pots to act as gateway onto Linden Street Moveable game tables Parallel parking stall - 28 from Walnut to Jefferson St Reset stone paving at corner Bike rack, typ. Elliptical paver pattern connects to Old Town Square pattern and form Globe catenary lighting across Walnut Street Pre-cast concrete pavers, typ. Overhead tivoli lighting Central focal point - kinetic/ lighting feature A A’ Site Enlargement Plan Potential extended patio zone Potential extended patio zone Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 120 LPC Meeting #2 Potential extended patio zone Potential extended patio zone Pedestrian circulation zone Seatwall w/ planting area Parallel parking stall Parallel parking stall Event tent zone Ex Street Tree 3’ walking area adjacent to parking stall, typ. Travel lane Existing street extents Existing street extents Travel lane Section Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 121 Sketch - Looking Northeast LPC Meeting #2 Pedestrian Lighting and Kinetic lighting feature w/LED spotlights Tivoli ties into Old Town Square Pedestrian Pavers Existing street trees Amenity Zone w/ Expanded patios moveable tables + chairs and planting Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 122 Central Element Central Feature Concept LPC Meeting #2 Linden Street Renovations Kinetic Feature Pictures for Inspiration Only ITEM 4, ATTACHMENT 2 Packet Pg. 123 Central Element Central Feature 3d Views LPC Meeting #2 View 1 View 3 View 2 Keymap 2 1 3 Central feature - kinetic/lighting feature Central feature - kinetic/lighting feature Central feature - kinetic/lighting feature Seatwall/Raised planting area - blond brick with sandstone cap Seatwall/Raised planting area - blond brick with sandstone cap Parking area Seatwall/Raised planting area - blond brick with sandstone cap Bollard, typ. Pedestrian light pole Jefferson St Walnut St Linden Street Renovations ITEM 4, ATTACHMENT 2 Packet Pg. 124 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ ƐƐĞƐƐŵĞŶƚŽĨ&ŝŶĂůĞƐŝŐŶǁŝƚŚh^ĞƉĂƌƚŵĞŶƚŽĨ/ŶƚĞƌŝŽƌΖƐ'ƵŝĚĞůŝŶĞƐĨŽƌƚŚĞdƌĞĂƚŵĞŶƚŽĨƵůƚƵƌĂů>ĂŶĚƐĐĂƉĞƐ ^ƉĂƚŝĂůKƌŐĂŶŝnjĂƚŝŽŶΘ>ĂŶĚWĂƚƚĞƌŶƐ /ĚĞŶƚŝĨLJ͕ZĞƚĂŝŶ͕ĂŶĚWƌĞƐĞƌǀĞ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐ͕ƌĞƚĂŝŶŝŶŐĂŶĚƉƌĞƐĞƌǀŝŶŐƚŚĞĞdžŝƐƚŝŶŐƐƉĂƚŝĂůŽƌŐĂŶŝnjĂƚŝŽŶĂŶĚůĂŶĚƉĂƚƚĞƌŶƐŽĨƚŚĞůĂŶĚƐĐĂƉĞĂƐƚŚĞLJ ŚĂǀĞĞǀŽůǀĞĚŽǀĞƌƚŝŵĞ͘WƌŝŽƌƚŽďĞŐŝŶŶŝŶŐƉƌŽũĞĐƚǁŽƌŬ͕ĚŽĐƵŵĞŶƚŝŶŐĂůůĨĞĂƚƵƌĞƐǁŚŝĐŚĚĞĨŝŶĞƚŚŽƐĞ ƌĞůĂƚŝŽŶƐŚŝƉƐ͘dŚŝƐŝŶĐůƵĚĞƐƚŚĞƐŝnjĞ͕ĐŽŶĨŝŐƵƌĂƚŝŽŶ͕ƉƌŽƉŽƌƚŝŽŶĂŶĚƌĞůĂƚŝŽŶƐŚŝƉŽĨĐŽŵƉŽŶĞŶƚůĂŶĚƐĐĂƉĞƐ͖ƚŚĞ ƌĞůĂƚŝŽŶƐŚŝƉŽĨĨĞĂƚƵƌĞƐƚŽĐŽŵƉŽŶĞŶƚůĂŶĚƐĐĂƉĞƐ͖ĂŶĚƚŚĞĐŽŵƉŽŶĞŶƚůĂŶĚƐĐĂƉĞƐƚŚĞŵƐĞůǀĞƐ͕ƐƵĐŚĂƐĂƚĞƌƌĂĐĞ ŐĂƌĚĞŶ͕ĂĨĂƌŵLJĂƌĚ͕ŽƌĨŽƌĞƐƚͲƚŽͲĨŝĞůĚƉĂƚƚĞƌŶƐ͘ hŶĚĞƌƚĂŬŝŶŐƉƌŽũĞĐƚǁŽƌŬǁŝƚŚŽƵƚƵŶĚĞƌƐƚĂŶĚŝŶŐƚŚĞĞĨĨĞĐƚŽŶĞdžŝƐƚŝŶŐƐƉĂƚŝĂůŽƌŐĂŶŝnjĂƚŝŽŶĂŶĚůĂŶĚƉĂƚƚĞƌŶƐ͘&Žƌ ĞdžĂŵƉůĞ͕ĐŽŶƐƚƌƵĐƚŝŶŐĂŶĞǁƐƚƌƵĐƚƵƌĞǁŝƚŚŽƵƚƌĞƐĞĂƌĐŚŝŶŐĂƉƌŽƉĞƌƚLJ͛ƐĂŐƌŝĐƵůƚƵƌĂůĂŶĚĚĞǀĞůŽƉŵĞŶƚŚŝƐƚŽƌLJǁŚŝĐŚ ŵĂLJŚĂǀĞĐƌĞĂƚĞĚŶĞǁƐƉĂƚŝĂůĚŝǀŝƐŝŽŶƐ͘ &ŽƌƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚĚĞƐŝŐŶ͕ĂĨƵůůƚŽƉŽŐƌĂƉŚLJƐƵƌǀĞLJŚĂƐďĞĞŶĐŽŵƉůĞƚĞĚƚŽŝĚĞŶƚŝĨLJĂŶĚĚŽĐƵŵĞŶƚĂůůƐƉĂƚŝĂů ƌĞůĂƚŝŽŶƐŚŝƉƐ͘dŚŝƐŝŶĐůƵĚĞƐĂůůĐƵƌƌĞŶƚŚŝƐƚŽƌŝĐĂůĨĞĂƚƵƌĞƐƐƵĐŚĂƐƚŚĞƐĂŶĚƐƚŽŶĞƉĂǀĞŵĞŶƚĂĚũĂĐĞŶƚƚŽϮϬϭ>ŝŶĚĞŶ ;>ŝŶĚĞŶ,ŽƚĞůͿ͘,ŝƐƚŽƌŝĐĂůƐƉĂƚŝĂůĚĞůŝŶĞĂƚŝŽŶŚĂƐďĞĞŶĚŽĐƵŵĞŶƚĞĚƚŚƌŽƵŐŚƌĞƐĞĂƌĐŚŽĨŚŝƐƚŽƌŝĐƉŚŽƚŽƐŽĨŚŽǁƚŚĞ ƐƚƌĞĞƚǁĂƐƵƐĞĚ;ƉĂƌŬŝŶŐ͕ƚƌĂǀĞů͕ƐŝĚĞǁĂůŬƐ͕ƐƚŽƌĞĨƌŽŶƚƐͿ͘dŚŝƐĚŽĐƵŵĞŶƚĂƚŝŽŶǁĂƐƉƌĞƐĞŶƚĞĚĚƵƌŝŶŐŽƵƌƵŐƵƐƚ ƐƵďŵŝƚƚĂůƚŽƚŚĞ>W͘ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ^ƚĂďŝůŝnjŝŶŐĚĞƚĞƌŝŽƌĂƚĞĚĨĞĂƚƵƌĞƐƚŚĂƚĚĞĨŝŶĞƐƉĂƚŝĂůŽƌŐĂŶŝnjĂƚŝŽŶĂŶĚůĂŶĚƉĂƚƚĞƌŶƐ͕ƐƵĐŚĂƐĂĚĞƚĞƌŝŽƌĂƚŝŶŐ ƐƚƌƵĐƚƵƌĞƚŚĂƚƐĞƉĂƌĂƚĞƐĂĐŽƵƌƚLJĂƌĚŐĂƌĚĞŶĂŶĚĂŬŝƚĐŚĞŶŐĂƌĚĞŶ͖ĂŚĞĚŐĞƌŽǁĂůŽŶŐĂĨĂƌŵ͛ƐƉĞƌŝŵĞƚĞƌǁŚŝĐŚ ŚĂƐĂŶŝŶƐĞĐƚŝŶĨĞƐƚĂƚŝŽŶ͖ŽƌĂĐŽůůĂƉƐŝŶŐĚƌLJƐƚŽŶĞǁĂůůĂůŽŶŐĂƐĐĞŶŝĐƉĂƌŬǁĂLJ͘ WƌŽƚĞĐƚŝŶŐƐƉĂƚŝĂůŽƌŐĂŶŝnjĂƚŝŽŶĂŶĚůĂŶĚƉĂƚƚĞƌŶƐƚŚĂƚĞdžƚĞŶĚďĞLJŽŶĚĂůĂŶĚƐĐĂƉĞ͘hƚŝůŝnjŝŶŐƉƌĞƐĞƌǀĂƚŝŽŶƚŽŽůƐ ƐƵĐŚĂƐĂĐƋƵŝƐŝƚŝŽŶ͕njŽŶŝŶŐ͕ƐĐĞŶŝĐĂŶĚĐŽŶƐĞƌǀĂƚŝŽŶĞĂƐĞŵĞŶƚƐ EŽŶĞ 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ŵĂƌďůĞďƵƌŝĂůŵĂƌŬĞƌƐĨƌŽŵƚŚĞĞĨĨĞĐƚƐŽĨĂĐŝĚƌĂŝŶ͘ ůůŽǁŝŶŐŝŶǀĂƐŝǀĞǀĞŐĞƚĂƚŝŽŶƚŽƚŚƌŝǀĞ͕ůĞĂĚŝŶŐƚŽƚŚĞĚĂŵĂŐĞĂŶĚĚĞŵŝƐĞŽĨŚŝƐƚŽƌŝĐǀĞŐĞƚĂƚŝŽŶ͘ &ĂŝůŝŶŐƚŽƉƌŽǀŝĚĞĂĚĞƋƵĂƚĞďĂƌƌŝĞƌƐŽƌĂůƚĞƌŶĂƚŝǀĞƌŽƵƚĞƐƚŽƉƌŽƚĞĐƚƐŝŐŶŝĨŝĐĂŶƚǀĞŐĞƚĂƚŝŽŶĨƌŽŵƉĞĚĞƐƚƌŝĂŶ͕ ǀĞŚŝĐƵůĂƌĂŶĚŚĞĂǀLJĞƋƵŝƉŵĞŶƚƚƌĂĨĨŝĐ͘ džŝƐƚŝŶŐǀĞŐĞƚĂƚŝŽŶǁŝůůďĞƉƌŽƚĞĐƚĞĚĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞŝƚLJŽĨ&ŽƌƚŽůůŝŶƐ&ŽƌĞƐƚƌLJŝǀŝƐŝŽŶƐƚĂŶĚĂƌĚƐĨŽƌƚƌĞĞ ƉƌŽƚĞĐƚŝŽŶ͘ DĂŝŶƚĂŝŶ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ DĂŝŶƚĂŝŶŝŶŐŚŝƐƚŽƌŝĐǀĞŐĞƚĂƚŝŽŶďLJƵƐĞŽĨŶŽŶͲĚĞƐƚƌƵĐƚŝǀĞŵĞƚŚŽĚƐĂŶĚĚĂŝůLJ͕ƐĞĂƐŽŶĂů͕ĂŶĚĐLJĐůŝĐĂůƚĂƐŬƐ͘dŚŝƐ ŵĂLJŝŶĐůƵĚĞƐƉƌŝŶŐĨĞƌƚŝůŝnjŝŶŐ͕ǁŝŶƚĞƌŵƵůĐŚŝŶŐŽƌŵŽǁŝŶŐĂŶŽƉĞŶĨŝĞůĚĂĨƚĞƌŝƚŚĂƐŐŽŶĞƚŽ͘ hƚŝůŝnjŝŶŐŵĂŝŶƚĞŶĂŶĐĞƉƌĂĐƚŝĐĞƐǁŚŝĐŚƌĞƐƉĞĐƚŚĂďŝƚ͕ĨŽƌŵ͕ďůŽŽŵ͕ĨƌƵŝƚĂŶĚĐŽůŽƌ͘ hƚŝůŝnjŝŶŐŚŝƐƚŽƌŝĐŚŽƌƚŝĐƵůƚƵƌĂůĂŶĚĂŐƌŝĐƵůƚƵƌĂůŵĂŝŶƚĞŶĂŶĐĞƉƌĂĐƚŝĐĞƐǁŚĞŶƚŚŽƐĞƚĞĐŚŶŝƋƵĞƐĂƌĞĐƌŝƚŝĐĂůƚŽ ƉƌĞƐĞƌǀŝŶŐƚŚĞŚŝƐƚŽƌŝĐĐŚĂƌĂĐƚĞƌŽĨƚŚĞǀĞŐĞƚĂƚŝŽŶ͘&ŽƌĞdžĂŵƉůĞ͕ƵƚŝůŝnjŝŶŐĂƐƉĞĐŝĨŝĐŵŽǁŝŶŐƉĂƚƚĞƌŶĂƚĂĐŽƵŶƚƌLJ ĞƐƚĂƚĞ͘ 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ƐƐĞƐƐŵĞŶƚŽĨ&ŝŶĂůĞƐŝŐŶǁŝƚŚh^ĞƉĂƌƚŵĞŶƚŽĨ/ŶƚĞƌŝŽƌΖƐ'ƵŝĚĞůŝŶĞƐĨŽƌƚŚĞdƌĞĂƚŵĞŶƚŽĨƵůƚƵƌĂů>ĂŶĚƐĐĂƉĞƐ ŝƌĐƵůĂƚŝŽŶ /ĚĞŶƚŝĨLJ͕ZĞƚĂŝŶ͕ĂŶĚWƌĞƐĞƌǀĞ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐ͕ƌĞƚĂŝŶŝŶŐ͕ĂŶĚƉƌĞƐĞƌǀŝŶŐƚŚĞĞdžŝƐƚŝŶŐĐŝƌĐƵůĂƚŝŽŶƐLJƐƚĞŵƐƉƌŝŽƌƚŽƉƌŽũĞĐƚǁŽƌŬ͘ůůĐŝƌĐƵůĂƚŝŽŶĨĞĂƚƵƌĞƐ ƐŚŽƵůĚďĞĚŽĐƵŵĞŶƚĞĚ͕ĨƌŽŵƐŵĂůůƉĂƚŚƐĂŶĚǁĂůŬƐƚŽůĂƌŐĞƌƚƌĂŶƐƉŽƌƚĂƚŝŽŶĐŽƌƌŝĚŽƌƐƐƵĐŚĂƐƉĂƌŬǁĂLJƐ͕ ŚŝŐŚǁĂLJƐ͕ƌĂŝůƌŽĂĚƐĂŶĚĐĂŶĂůƐ͕ĂƐǁĞůůĂƐĂůŝŐŶŵĞŶƚ͕ƐƵƌĨĂĐĞĂŶĚĞĚŐĞƚƌĞĂƚŵĞŶƚ͕ǁŝĚƚŚ͕ŐƌĂĚĞ͕ŵĂƚĞƌŝĂůƐĂŶĚ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞ͘ ǀĂůƵĂƚŝŶŐƚŚĞĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶĂŶĚĚĞƚĞƌŵŝŶŝŶŐƚŚĞĂŐĞŽĨĐŝƌĐƵůĂƚŝŽŶƐLJƐƚĞŵƐ͘&ŽƌĞdžĂŵƉůĞ͕ƵƚŝůŝnjŝŶŐĂĞƌŝĂů ƉŚŽƚŽŐƌĂƉŚƐĂŶĚŚŝƐƚŽƌŝĐŵĂƉƐƚŽĚĂƚĞƚŚĞŝŶƚƌŽĚƵĐƚŝŽŶŽĨĐĂƌƌŝĂŐĞƌŽĂĚƐŝŶĂŶĞdžƉĂŶĚŝŶŐƌƵƌĂůĐĞŵĞƚĞƌLJ͘ džĞĐƵƚŝŶŐƉƌŽũĞĐƚǁŽƌŬƚŚĂƚŝŵƉĂĐƚƐĐŝƌĐƵůĂƚŝŽŶƐLJƐƚĞŵƐǁŝƚŚŽƵƚƵŶĚĞƌƚĂŬŝŶŐĂŶ͞ĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶƐ͟ƐƵƌǀĞLJ͘ hŶĚĞƌƚĂŬŝŶŐǁŽƌŬǁŝƚŚŽƵƚƵŶĚĞƌƐƚĂŶĚŝŶŐƚŚĞŝŵƉŽƌƚĂŶĐĞŽĨĐŝƌĐƵůĂƚŝŽŶƐLJƐƚĞŵƐ͘&ŽƌĞdžĂŵƉůĞ͕ĐůŽƐŝŶŐŽĨĨŚŝƐƚŽƌŝĐ ƌŽĂĚƐĂŶĚƌĞŵŽǀŝŶŐŽƚŚĞƌƐ͕ƚŚƵƐĂůƚĞƌŝŶŐƚŚĞŚŝƐƚŽƌŝĐĐŝƌĐƵůĂƚŝŽŶƉĂƚƚĞƌŶƐŝŶĂĨŝƐŚŝŶŐǀŝůůĂŐĞ͘ 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DĂŝŶƚĂŝŶ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ DĂŝŶƚĂŝŶŝŶŐǁĂƚĞƌĨĞĂƚƵƌĞƐďLJƵƐĞŽĨŶŽŶͲĚĞƐƚƌƵĐƚŝǀĞŵĞƚŚŽĚƐĂŶĚĚĂŝůLJ͕ƐĞĂƐŽŶĂů͕ĂŶĚĐLJĐůŝĐĂůƚĂƐŬƐ͘&ŽƌĞdžĂŵƉůĞ͕ ĐůĞĂŶŝŶŐůĞĂĨůŝƚƚĞƌŽƌŵŝŶĞƌĂůĚĞƉŽƐŝƚƐĨƌŽŵĚƌĂŝŶĂŐĞŝŶůĞƚƐŽƌŽƵƚůĞƚƐ͘ DĂŝŶƚĂŝŶŝŶŐĂǁĂƚĞƌĨĞĂƚƵƌĞ͛ƐŵĞĐŚĂŶŝĐĂů͕ƉůƵŵďŝŶŐĂŶĚĞůĞĐƚƌŝĐĂůƐLJƐƚĞŵƐƚŽŝŶƐƵƌĞĂƉƉƌŽƉƌŝĂƚĞĚĞƉƚŚŽĨǁĂƚĞƌŽƌ ĚŝƌĞĐƚŝŽŶŽĨĨůŽǁ͘&ŽƌĞdžĂŵƉůĞ͕ƌŽƵƚŝŶĞůLJŐƌĞĂƐŝŶŐĂŶĚůƵďƌŝĐĂƚŝŶŐŐĂƚĞŵĞĐŚĂŶŝƐŵƐŝŶĂĐĂŶĂůůŽĐŬ͘ &ĂŝůŝŶŐƚŽƵŶĚĞƌƚĂŬĞƉƌĞǀĞŶƚŝǀĞŵĂŝŶƚĞŶĂŶĐĞƚŽǁĂƚĞƌĨĞĂƚƵƌĞƐ͘ hƚŝůŝnjŝŶŐŵĂŝŶƚĞŶĂŶĐĞŵĞƚŚŽĚƐǁŚŝĐŚĚĞƐƚƌŽLJŽƌĚĞŐƌĂĚĞǁĂƚĞƌĨĞĂƚƵƌĞƐ͕ƐƵĐŚĂƐŚĞĂǀŝůLJǁĞŝŐŚƚĞĚĞƋƵŝƉŵĞŶƚŝŶ ƚŚĞďĂƐĞŽĨĂƉŽŶĚ͕ƚŚƵƐĚĞƐƚƌŽLJŝŶŐŝƚƐĨƌĂŐŝůĞůŝŶŝŶŐ͘ ůůŽǁŝŶŐŵĞĐŚĂŶŝĐĂůƐLJƐƚĞŵƐƚŽĨĂůůŝŶƚŽĂƐƚĂƚĞŽĨĚŝƐƌĞƉĂŝƌ͕ƌĞƐƵůƚŝŶŐŝŶĐŚĂŶŐĞƐƚŽƚŚĞǁĂƚĞƌĨĞĂƚƵƌĞ͘&Žƌ ĞdžĂŵƉůĞ͕ĨĂŝůŝŶŐƚŽŵĂŝŶƚĂŝŶĂĨŽƵŶƚĂŝŶ͛ƐƉůƵŵďŝŶŐ͕ƚŚƵƐĂůƚĞƌŝŶŐŝƚƐƐƉƌĂLJ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚĂƐŶŽǁĂƚĞƌĨĞĂƚƵƌĞƐĞdžŝƐƚ͘ ZĞƉĂŝƌ,ŝƐƚŽƌŝĐDĂƚĞƌŝĂůƐĂŶĚ&ĞĂƚƵƌĞƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƉĂŝƌŝŶŐǁĂƚĞƌĨĞĂƚƵƌĞƐďLJƌĞŝŶĨŽƌĐŝŶŐŵĂƚĞƌŝĂůƐŽƌĂƵŐŵĞŶƚŝŶŐŵĞĐŚĂŶŝĐĂůƐLJƐƚĞŵƐ͘&ŽƌĞdžĂŵƉůĞ͕ƉĂƚĐŚŝŶŐĂ ĐƌĂĐŬŝŶĂŶŝƌƌŝŐĂƚŝŽŶĚŝƚĐŚŽƌƌĞƉĂŝƌŝŶŐĂĨĂŝůĞĚƉƵŵƉŵĞĐŚĂŶŝƐŵ͘ ZĞƉůĂĐŝŶŐŽƌƌĞŵŽǀŝŶŐĨĞĂƚƵƌĞƐŽƌƐLJƐƚĞŵƐǁŚĞŶƌĞƉĂŝƌŝƐƉŽƐƐŝďůĞ͘&ŽƌĞdžĂŵƉůĞ͕ĂďĂŶĚŽŶŝŶŐĂŶŝƌƌŝŐĂƚŝŽŶƐLJƐƚĞŵ ƚŚĂƚĐŽƵůĚďĞƌĞƉĂŝƌĞĚ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚĂƐŶŽǁĂƚĞƌĨĞĂƚƵƌĞƐĞdžŝƐƚ͘ >ŝŵŝƚĞĚZĞƉůĂĐĞŵĞŶƚ/Ŷ<ŝŶĚŽĨdžƚĞŶƐŝǀĞůLJĞƚĞƌŝŽƌĂƚĞĚWŽƌƚŝŽŶƐŽĨ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƉůĂĐŝŶŐŝŶŬŝŶĚĂƉŽƌƚŝŽŶŽĨĂǁĂƚĞƌĨĞĂƚƵƌĞǁŚĞŶŝƚŝƐƚŽŽĚĞƚĞƌŝŽƌĂƚĞĚŽƌĚĂŵĂŐĞĚƚŽďĞƌĞƉĂŝƌĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ ŝŶƐƚĂůůŝŶŐĐŽƉŝŶŐƐƚŽŶĞƐŝŶůŝŵŝƚĞĚĂƌĞĂƐƚŚĂƚŵĂƚĐŚƚŚĞŽůĚŝŶĐŽŵƉŽƐŝƚŝŽŶ͕ĚĞƐŝŐŶ͕ĐŽůŽƌĂŶĚƚĞdžƚƵƌĞ͘ ZĞƉůĂĐŝŶŐƉŽƌƚŝŽŶƐŽĨǁĂƚĞƌĨĞĂƚƵƌĞƐƵƐŝŶŐĂŶĞǁŵĂƚĞƌŝĂůǁŚĞŶƚŚĞŚŝƐƚŽƌŝĐŵĂƚĞƌŝĂůŝƐĂǀĂŝůĂďůĞ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚĂƐŶŽǁĂƚĞƌĨĞĂƚƵƌĞƐĞdžŝƐƚ͘ ITEM 4, ATTACHMENT 2 Packet Pg. 129 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ ƐƐĞƐƐŵĞŶƚŽĨ&ŝŶĂůĞƐŝŐŶǁŝƚŚh^ĞƉĂƌƚŵĞŶƚŽĨ/ŶƚĞƌŝŽƌΖƐ'ƵŝĚĞůŝŶĞƐĨŽƌƚŚĞdƌĞĂƚŵĞŶƚŽĨƵůƚƵƌĂů>ĂŶĚƐĐĂƉĞƐ ^ƚƌƵĐƚƵƌĞƐ͕&ƵƌŶŝƐŚŝŶŐƐнKďũĞĐƚƐ /ĚĞŶƚŝĨLJ͕ZĞƚĂŝŶ͕ĂŶĚWƌĞƐĞƌǀĞ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐ͕ƌĞƚĂŝŶŝŶŐĂŶĚƉƌĞƐĞƌǀŝŶŐĞdžŝƐƚŝŶŐƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐƉƌŝŽƌƚŽƉƌŽũĞĐƚǁŽƌŬͲͲŝŶĐůƵĚŝŶŐ ŐĂnjĞďŽƐĂŶĚďƌŝĚŐĞƐ͕ƉůĂLJŐƌŽƵŶĚĞƋƵŝƉŵĞŶƚĂŶĚĚƌŝŶŬŝŶŐĨŽƵŶƚĂŝŶƐ͕ďĞŶĐŚĞƐ͕ůŝŐŚƚƐ͕ƐƚĂƚƵĂƌLJĂŶĚƚƌŽƵŐŚƐ͘ ŽĐƵŵĞŶƚŝŶŐƚŚĞƌĞůĂƚŝŽŶƐŚŝƉŽĨƚŚĞƐĞĨĞĂƚƵƌĞƐƚŽĞĂĐŚŽƚŚĞƌ͕ƚŚĞŝƌƐƵƌƌŽƵŶĚƐ͕ĂŶĚƚŚĞŝƌŵĂƚĞƌŝĂůĐŽŵƉŽƐŝƚŝŽŶƐ͘ ǀĂůƵĂƚŝŶŐƚŚĞĐŽŶĚŝƚŝŽŶĂŶĚĚĞƚĞƌŵŝŶŝŶŐƚŚĞĂŐĞŽĨƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐ͘&ŽƌĞdžĂŵƉůĞ͕ƵƚŝůŝnjŝŶŐ ,ŝƐƚŽƌŝĐ^ƚƌƵĐƚƵƌĞZĞƉŽƌƚƐĂŶĚŚŝƐƚŽƌŝĐĂĞƌŝĂůƉŚŽƚŽŐƌĂƉŚƐƚŽƵŶĚĞƌƐƚĂŶĚƚŚĞƌĞůĂƚŝŽŶƐŚŝƉŽĨďĂƌŶƐ͕ǁŝŶĚŵŝůůƐ͕ƐŝůŽƐ ĂŶĚǁĂƚĞƌƚƌŽƵŐŚƐŝŶĂƌĂŶĐŚĐŽŵƉŽƵŶĚŽƌƚŚĞƉůĂĐĞŵĞŶƚŽĨůŝŐŚƚƐƚĂŶĚĂƌĚƐĂŶĚďĞŶĐŚĞƐĂůŽŶŐƉĂƌŬƉĂƚŚƐ͘ ZĞƚĂŝŶŝŶŐƚŚĞŚŝƐƚŽƌŝĐƌĞůĂƚŝŽŶƐŚŝƉƐďĞƚǁĞĞŶƚŚĞůĂŶĚƐĐĂƉĞĂŶĚŝƚƐďƵŝůĚŝŶŐƐ͕ƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐ͘ hŶĚĞƌƚĂŬŝŶŐƉƌŽũĞĐƚǁŽƌŬƚŚĂƚŝŵƉĂĐƚƐƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐ͕ĂŶĚŽďũĞĐƚƐǁŝƚŚŽƵƚƵŶĚĞƌƚĂŬŝŶŐĂŶ͞ĞdžŝƐƚŝŶŐ ĐŽŶĚŝƚŝŽŶƐ͟ƐƵƌǀĞLJ͘&ŽƌĞdžĂŵƉůĞ͕ƌĞŵŽǀŝŶŐŚŝƐƚŽƌŝĐƌŽĂĚƐŝĚĞ͘ hŶĚĞƌƚĂŬŝŶŐǁŽƌŬǁŝƚŚŽƵƚƵŶĚĞƌƐƚĂŶĚŝŶŐƚŚĞƐŝŐŶŝĨŝĐĂŶĐĞŽĨƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐ͘&ŽƌĞdžĂŵƉůĞ͕ ƌĞŵŽǀŝŶŐĂƉĞƌŐŽůĂƚŚĂƚĚĞĨŝŶĞƐĂĐŽƵƌƚLJĂƌĚ͕ŽƌĨĞŶĐĞƉŽƐƚƐƚŚĂƚĚĞůŝŶĞĂƚĞƚŚĞůŝŵŝƚƐŽĨĂŚŽƌƐĞĨĂƌŵ͘ ZĞŵŽǀŝŶŐŽƌƌĞůŽĐĂƚŝŶŐďƵŝůĚŝŶŐƐ͕ƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐ͕ƚŚƵƐĚĞƐƚƌŽLJŝŶŐŽƌĚŝŵŝŶŝƐŚŝŶŐƚŚĞŚŝƐƚŽƌŝĐ ƌĞůĂƚŝŽŶƐŚŝƉďĞƚǁĞĞŶƚŚĞůĂŶĚƐĐĂƉĞĂŶĚƚŚĞƐĞĨĞĂƚƵƌĞƐ͘&ŽƌĞdžĂŵƉůĞ͕ƚĂŬŝŶŐĚŽǁŶĂŶĞƐƚĂƚĞ͛ƐŐƌĞĞŶŚŽƵƐĞ͕Žƌ ƌĞŵŽǀŝŶŐĂƐƚŽŶĞŵŝůĞͲŵĂƌŬĞƌĨƌŽŵĂŚŝƐƚŽƌŝĐƌŽĂĚ͘ dŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƉƌŽƉŽƐĞĚĚĞƐŝŐŶƉƌŽǀŝĚĞƐĨŽƌĂƵŶŝƋƵĞŽƉƉŽƌƚƵŶŝƚLJƚŽŵĂŝŶƚĂŝŶŚŝƐƚŽƌŝĐƐƚƌƵĐƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐ ĂŶĚĨƵƌŶŝƐŚŝŶŐƐ͘dŚĞĞůĞŵĞŶƚƐĐƵƌƌĞŶƚůLJƵŶĚĞƌĐŽŶƐŝĚĞƌĂƚŝŽŶƚŽĐŽŵƉůLJǁŝƚŚƚŚŝƐĞůĞŵĞŶƚŽĨƚŚĞŐƵŝĚĞůŝŶĞƐĂƌĞ͗ ŵĂŝŶƚĞŶĂŶĐĞŽĨŚŝƐƚŽƌŝĐƐĂŶĚƐƚŽŶĞĂƚϮϬϭ>ŝŶĚĞŶ͕ŵĂŝŶƚĞŶĂŶĐĞŽĨƚŚĞŵĂŝůďŽdžĂƚϮϬϭ>ŝŶĚĞŶ͕ƌĞƐĞƚƚŝŶŐƚŚĞŚŝƐƚŽƌŝĐ ĚŝƐƚƌŝĐƚƐŝŐŶĂŐĞŽƵƚƐŝĚĞŽĨϮϱϱ>ŝŶĚĞŶ͘dŚĞƌĞŚĂǀĞďĞĞŶĚŝƐĐƵƐƐŝŽŶƐĂƌŽƵŶĚƉƌĞƐĞƌǀĂƚŝŽŶŽĨƚŚĞĐůŽĐŬŽƵƚƐŝĚĞŽĨ Ϯϯϱ>ŝŶĚĞŶ͘dŚĞĐůŽĐŬǁĂƐĂĚĚĞĚƚŽƚŚĞƐƚƌĞĞƚƐĐĂƉĞŝŶϭϵϵϱĂŶĚŝƐŶŽƚĂŚŝƐƚŽƌŝĐĞůĞŵĞŶƚŽĨƚŚĞƉƌŽũĞĐƚ͘ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ 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ƚŚĞŵŽƐƚǀƵůŶĞƌĂďůĞƚŽĚĞƚĞƌŝŽƌĂƚŝŽŶĨƌŽŵĐŽŶƐƚƌƵĐƚŝŽŶĂĐƚŝǀŝƚŝĞƐ͘^ƉĞĐŝĂůĂƚƚĞŶƚŝŽŶǁŝůůďĞŐŝǀĞŶƚŽƚŚŝƐŝŶƚĞƌĨĂĐĞ ǁŝƚŚĞĂĐŚďƵŝůĚŝŶŐĞĚŐĞĂŶĚƚŚƌĞƐŚŽůĚƐ͘ DĂŝŶƚĂŝŶ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ DĂŝŶƚĂŝŶŝŶŐǁĂƚĞƌĨĞĂƚƵƌĞƐďLJƵƐĞŽĨŶŽŶͲĚĞƐƚƌƵĐƚŝǀĞŵĞƚŚŽĚƐĂŶĚĚĂŝůLJ͕ƐĞĂƐŽŶĂů͕ĂŶĚĐLJĐůŝĐĂůƚĂƐŬƐ͘&Žƌ ĞdžĂŵƉůĞ͕ĐůĞĂŶŝŶŐůĞĂĨůŝƚƚĞƌŽƌŵŝŶĞƌĂůĚĞƉŽƐŝƚƐĨƌŽŵĚƌĂŝŶĂŐĞŝŶůĞƚƐŽƌŽƵƚůĞƚƐ͘ DĂŝŶƚĂŝŶŝŶŐĂǁĂƚĞƌĨĞĂƚƵƌĞ͛ƐŵĞĐŚĂŶŝĐĂů͕ƉůƵŵďŝŶŐĂŶĚĞůĞĐƚƌŝĐĂůƐLJƐƚĞŵƐƚŽŝŶƐƵƌĞĂƉƉƌŽƉƌŝĂƚĞĚĞƉƚŚŽĨǁĂƚĞƌ ŽƌĚŝƌĞĐƚŝŽŶŽĨĨůŽǁ͘&ŽƌĞdžĂŵƉůĞ͕ƌŽƵƚŝŶĞůLJŐƌĞĂƐŝŶŐĂŶĚůƵďƌŝĐĂƚŝŶŐŐĂƚĞŵĞĐŚĂŶŝƐŵƐŝŶĂĐĂŶĂůůŽĐŬ͘ &ĂŝůŝŶŐƚŽƵŶĚĞƌƚĂŬĞƉƌĞǀĞŶƚŝǀĞŵĂŝŶƚĞŶĂŶĐĞĨŽƌƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐƌĞƐƵůƚŝŶŐŝŶƚŚĞŝƌĚĂŵĂŐĞŽƌ ůŽƐƐ͘&ŽƌĞdžĂŵƉůĞ͕ĨĂŝůŝŶŐƚŽƌĞŵŽǀĞƌƵƐƚĨƌŽŵĂŶŝƌŽŶƚƐĐƌĂƉĞƌǁŚŝĐŚůĞĂĚƐƚŽŝƚƐĚĞƚĞƌŝŽƌĂƚŝŽŶ͘ hƚŝůŝnjŝŶŐŵĂŝŶƚĞŶĂŶĐĞƉƌĂĐƚŝĐĞƐĂŶĚŵĂƚĞƌŝĂůƐƚŚĂƚĂƌĞŚĂƌƐŚ͕ĂďƌĂƐŝǀĞ͕ŽƌƵŶƉƌŽǀĞŶ͘&ŽƌĞdžĂŵƉůĞ͕ƵƐŝŶŐŐƌŝƚ ďůĂƐƚŝŶŐŽŶǁŽŽĚ͕ďƌŝĐŬ͕ŽƌƐŽĨƚƐƚŽŶĞ͕ŽƌƵƐŝŶŐŚĂƌƐŚĐŚĞŵŝĐĂůƐŽŶŵĂƐŽŶƌLJŽƌŵĞƚĂůƐ͘ ůůĚƌĂŝŶĂŐĞĨĞĂƚƵƌĞƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚƚŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚĐĂŶďĞĞĂƐŝůLJĐůĞĂŶĞĚƚŚƌŽƵŐŚŶŽŶͲĚĞƐĐƌƵĐƚŝǀĞ ŵĞƚŚŽĚƐ͘&ŽƌĞdžĂŵƉůĞ͕ƚŚĞŐƌĂƚĞĚŝŶůĞƚƐĐĂŶďĞƌĞŵŽǀĞĚĂŶĚǀĂĐƵƵŵĞdžĐĂǀĂƚĞĚƚŽĐůĞĂŶĚĞďƌŝƐ͕ůĞĂǀĞƐĂŶĚƐŝůƚ͘ ZĞƉĂŝƌ,ŝƐƚŽƌŝĐDĂƚĞƌŝĂůƐĂŶĚ&ĞĂƚƵƌĞƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƉĂŝƌŝŶŐĨĞĂƚƵƌĞƐĂŶĚŵĂƚĞƌŝĂůƐŽĨƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐďLJƌĞŝŶĨŽƌĐŝŶŐŚŝƐƚŽƌŝĐŵĂƚĞƌŝĂůƐ͘&Žƌ ĞdžĂŵƉůĞ͕ƌĞƚƵƌŶŝŶŐƚŚĞŵĞĐŚĂŶŝƐŵŽĨĂǁŝŶĚŵŝůůƚŽŐŽŽĚǁŽƌŬŝŶŐŽƌĚĞƌŽƌƐƚƌĂŝŐŚƚĞŶŝŶŐďĞŶƚǁƌŽƵŐŚƚŝƌŽŶ ĨĞŶĐŝŶŐ͘ ZĞƉůĂĐŝŶŐŽƌĚĞƐƚƌŽLJŝŶŐĂĨĞĂƚƵƌĞŽĨƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐŽƌŽďũĞĐƚƐǁŚĞŶƌĞƉĂŝƌŝƐƉŽƐƐŝďůĞ͘&ŽƌĞdžĂŵƉůĞ͕ ƌĞƉůĂĐŝŶŐĂƉĂǀŝůŝŽŶ͛ƐƚŝůĞƌŽŽĨǁŝƚŚĂƐƉŚĂůƚƐŚŝŶŐůĞƐŽƌƌĞŵŽǀŝŶŐĂďƌŽŬĞŶŚŝƐƚŽƌŝĐůŝŐŚƚĨŝdžƚƵƌĞƌĂƚŚĞƌƚŚĂŶƌĞǁŝƌŝŶŐ ŝƚ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚĂƐŶŽƐƚƌƵĐƚƵƌĞƐĂƌĞƉůĂŶŶĞĚƚŽďĞ ƌĞŚĂďŝůŝƚĂƚĞĚǁŝƚŚƚŚĞƉƌŽũĞĐƚ͘ >ŝŵŝƚĞĚZĞƉůĂĐĞŵĞŶƚ/Ŷ<ŝŶĚŽĨdžƚĞŶƐŝǀĞůLJĞƚĞƌŝŽƌĂƚĞĚWŽƌƚŝŽŶƐŽĨ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐ >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ ƐƐĞƐƐŵĞŶƚŽĨ&ŝŶĂůĞƐŝŐŶǁŝƚŚh^ĞƉĂƌƚŵĞŶƚŽĨ/ŶƚĞƌŝŽƌΖƐ'ƵŝĚĞůŝŶĞƐĨŽƌƚŚĞdƌĞĂƚŵĞŶƚŽĨƵůƚƵƌĂů>ĂŶĚƐĐĂƉĞƐ ^ƉĞĐŝĂůŽŶƐŝĚĞƌĂƚŝŽŶƐ ĐĐĞƐƐŝďŝůŝƚLJŽŶƐŝĚĞƌĂƚŝŽŶƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐƚŚĞĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͛ƐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐƐŽƚŚĂƚĂĐĐĞƐƐŝďŝůŝƚLJĐŽĚĞͲ ƌĞƋƵŝƌĞĚǁŽƌŬǁŝůůŶŽƚƌĞƐƵůƚŝŶƚŚĞŝƌĚĂŵĂŐĞŽƌůŽƐƐ͘ ŽŵƉůLJŝŶŐǁŝƚŚďĂƌƌŝĞƌͲĨƌĞĞĂĐĐĞƐƐƌĞƋƵŝƌĞŵĞŶƚƐ͕ŝŶƐƵĐŚĂǁĂLJƚŚĂƚĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚ ĨŝŶŝƐŚĞƐĂƌĞƉƌĞƐĞƌǀĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ǁŝĚĞŶŝŶŐĞdžŝƐƚŝŶŐďƌŝĐŬǁĂůŬƐďLJĂĚĚŝŶŐŶĞǁďƌŝĐŬĂĚũĂĐĞŶƚƚŽŝƚƚŽĂĐŚŝĞǀĞ ƚŚĞĚĞƐŝƌĞĚǁŝĚƚŚ͘ /ĚĞŶƚŝĨLJŝŶŐƚŚĞĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͛ƐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐƐŽƚŚĂƚĂĐĐĞƐƐŝďŝůŝƚLJĐŽĚĞͲ ƌĞƋƵŝƌĞĚǁŽƌŬǁŝůůŶŽƚƌĞƐƵůƚŝŶƚŚĞŝƌĚĂŵĂŐĞŽƌůŽƐƐ͘ ŽŵƉůLJŝŶŐǁŝƚŚďĂƌƌŝĞƌͲĨƌĞĞĂĐĐĞƐƐƌĞƋƵŝƌĞŵĞŶƚƐ͕ŝŶƐƵĐŚĂǁĂLJƚŚĂƚĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚ ĨŝŶŝƐŚĞƐĂƌĞƉƌĞƐĞƌǀĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ǁŝĚĞŶŝŶŐĞdžŝƐƚŝŶŐďƌŝĐŬǁĂůŬƐďLJĂĚĚŝŶŐŶĞǁďƌŝĐŬĂĚũĂĐĞŶƚƚŽŝƚƚŽĂĐŚŝĞǀĞ ƚŚĞĚĞƐŝƌĞĚǁŝĚƚŚ͘ tŽƌŬŝŶŐǁŝƚŚůŽĐĂůĂĐĐĞƐƐŝďŝůŝƚLJĂŶĚƉƌĞƐĞƌǀĂƚŝŽŶƐƉĞĐŝĂůŝƐƚƐƚŽĚĞƚĞƌŵŝŶĞƚŚĞŵŽƐƚĂƉƉƌŽƉƌŝĂƚĞƐŽůƵƚŝŽŶƚŽĂĐĐĞƐƐ ƉƌŽďůĞŵƐǁŚŝĐŚǁŝůůŚĂǀĞƚŚĞůĞĂƐƚŝŵƉĂĐƚŽŶĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͘ 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DĂŬŝŶŐĂĐĐĞƐƐŵŽĚŝĨŝĐĂƚŝŽŶƐƚŚĂƚĚŽŶŽƚƉƌŽǀŝĚĞĂƌĞĂƐŽŶĂďůĞďĂůĂŶĐĞďĞƚǁĞĞŶŝŶĚĞƉĞŶĚĞŶƚ͕ƐĂĨĞĂĐĐĞƐƐĂŶĚ ƉƌĞƐĞƌǀĂƚŝŽŶŽĨĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐůĂŶĚƐĐĂƉĞĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘&ŽƌĞdžĂŵƉůĞ͕ƌĞƉůĂĐŝŶŐƚŚƌĞĞĨŽŽƚ ǁŝĚĞƐƚŽŶĞ͕ďƌŝĐŬŽƌŚŝƐƚŽƌŝĐĐŽŶĐƌĞƚĞƐŝĚĞǁĂůŬƐǁŝƚŚŶĞǁ͕ǁŝĚĞƌĐŽŶĐƌĞƚĞƐŝĚĞǁĂůŬƐ͘ DĂŬŝŶŐŵŽĚŝĨŝĐĂƚŝŽŶƐĨŽƌĂĐĐĞƐƐŝďŝůŝƚLJǁŝƚŚŽƵƚĐŽŶƐŝĚĞƌŝŶŐƚŚĞŝŵƉĂĐƚŽŶƚŚĞĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͘&ŽƌĞdžĂŵƉůĞ͕ ŝŶƚƌŽĚƵĐŝŶŐĂŶĞǁĂĐĐĞƐƐĞůĞŵĞŶƚ;ƌĂŵƉŽƌůŝĨƚͿƚŚĂƚĚĞƐƚƌŽLJƐƚŚĞƐLJŵŵĞƚƌLJŽĨĂĨŽƌŵĂůŐĂƌĚĞŶ͘ dŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƉƌŽƉŽƐĞĚƉƌŽũĞĐƚĞůĞŵĞŶƚƐǁŝůůŚŽŶŽƌĂůůĂĐĐĞƐƐŝďŝůŝƚLJƐƚĂŶĚĂƌĚƐ͘dŚŝƐĂƉƉůŝĞƐƚŽďƵŝůĚŝŶŐ ĂĐĐĞƐƐŝďŝůŝƚLJ͕ŵĂƚĞƌŝĂůƐĂŶĚŐƌĂĚĞ͘ĐĐĞƐƐŝďŝůŝƚLJǁŝůůďĞŵĂŝŶƚĂŝŶĞĚĂƐĐƵƌƌĞŶƚůLJĞdžŝƐƚƐ͘WĂǀŝŶŐƵŶŝƚƐǁŝůůďĞ ƐĞůĞĐƚĞĚďĂƐĞĚŽŶĨĞĞĚďĂĐŬĨƌŽŵƚŚĞŝƐĂďŝůŝŝƚĞƐŽŵŵŝƐƐŝŽŶ͖ƵŶŝƚƐƚŚĂƚůŝŵŝƚǀĞƌƚŝĐĂůĐŚĂŶŐĞƐŝŶƉĂǀĞŵĞŶƚ͘ ĐĐĞƐƐŝďŝůŝƚLJǁŝůůďĞŝŵƉƌŽǀĞĚĂĐƌŽƐƐƚŚĞďůŽĐŬǁŝƚŚǁŝĚĞƌƐŝĚĞǁĂůŬƉĂƚŚƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚŽĨƐŵŽŽƚŚŶĞƐƐ ďĞƚǁĞĞŶĞdžŝƐƚŝŶŐĐŚĂŶŐĞƐŝŶƐƚƌĞĞƚƐĐĂƉĞƉĂǀŝŶŐĞůĞŵĞŶƚƐƐƵĐŚĂƐĐŽŶĐƌĞƚĞďĂŶĚƐǀ͘ƵŶŝƚƉĂǀĞƌƐ͘ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐƚŚĞĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͛ƐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐƐŽƚŚĂƚĐŽĚĞͲƌĞůĂƚĞĚǁŽƌŬ ǁŝůůŶŽƚƌĞƐƵůƚŝŶƚŚĞŝƌĚĂŵĂŐĞŽƌůŽƐƐ͘ ŽŵƉůLJŝŶŐǁŝƚŚŚĞĂůƚŚĂŶĚƐĂĨĞƚLJĐŽĚĞƌĞƋƵŝƌĞŵĞŶƚƐ͕ŝŶƐƵĐŚĂŵĂŶŶĞƌƚŚĂƚĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐĂƌĞƉƌĞƐĞƌǀĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ƌĞĐŽŐŶŝnjŝŶŐƐƚĂŶĚĂƌĚƐĨŽƌƚŚĞĂƉƉůŝĐĂƚŝŽŶŽĨƉĞƐƚŝĐŝĚĞƐŽƌ ŚĞƌďŝĐŝĚĞƐ͘ ZĞŵŽǀŝŶŐƚŽdžŝĐŵĂƚĞƌŝĂůƐŽŶůLJĂĨƚĞƌƚŚŽƌŽƵŐŚƚĞƐƚŝŶŐŚĂƐďĞĞŶĐŽŶĚƵĐƚĞĚĂŶĚŽŶůLJĂĨƚĞƌůĞƐƐŝŶǀĂƐŝǀĞĂďĂƚĞŵĞŶƚ ŵĞƚŚŽĚƐŚĂǀĞďĞĞŶƐŚŽǁŶƚŽďĞŝŶĂĚĞƋƵĂƚĞ͘WƌŽǀŝĚŝŶŐǁŽƌŬĞƌƐǁŝƚŚĂƉƉƌŽƉƌŝĂƚĞƉĞƌƐŽŶĂůƉƌŽƚĞĐƚŝǀĞĞƋƵŝƉŵĞŶƚ ĨŽƌŚĂnjĂƌĚƐĨŽƵŶĚŝŶƚŚĞǁŽƌŬƐŝƚĞ͘ tŽƌŬŝŶŐǁŝƚŚůŽĐĂůĐŽĚĞŽĨĨŝĐŝĂůƐƚŽŝŶǀĞƐƚŝŐĂƚĞƐLJƐƚĞŵƐ͕ŵĞƚŚŽĚƐ͕ŽƌĚĞǀŝĐĞƐŽĨĞƋƵŝǀĂůĞŶƚŽƌƐƵƉĞƌŝŽƌ ĞĨĨĞĐƚŝǀĞŶĞƐƐĂŶĚƐĂĨĞƚLJƚŽƚŚŽƐĞƉƌĞƐĐƌŝďĞĚďLJĐŽĚĞƐŽƚŚĂƚƵŶŶĞĐĞƐƐĂƌLJĂůƚĞƌĂƚŝŽŶƐĐĂŶďĞĂǀŽŝĚĞĚ͘ hƉŐƌĂĚŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐƚŽŵĞĞƚŚĞĂůƚŚĂŶĚƐĂĨĞƚLJĐŽĚĞƐŝŶĂŵĂŶŶĞƌƚŚĂƚĂƐƐƵƌĞƐƚŚĞŝƌ ƉƌĞƐĞƌǀĂƚŝŽŶ͘&ŽƌĞdžĂŵƉůĞ͕ƵƉŐƌĂĚŝŶŐĂŚŝƐƚŽƌŝĐƐƚĂŝƌǁĂLJǁŝƚŚŽƵƚĚĞƐƚƌŽLJŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐŚĂŶĚƌĂŝůƐĂŶĚ ďĂůƵƐƚƌĂĚĞƐ͘/ŶƐƚĂůůŝŶŐƐĂĨĞƚLJͲƌĞůĂƚĞĚƐLJƐƚĞŵƐƚŚĂƚƌĞƐƵůƚŝŶƚŚĞƌĞƚĞŶƚŝŽŶŽĨĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐ͕ ĂŶĚĨŝŶŝƐŚĞƐ͖ĨŽƌĞdžĂŵƉůĞ͕ĨŝƌĞͲƐƵƉƉƌĞƐƐŝŽŶƐLJƐƚĞŵƐŽƌƐĞŝƐŵŝĐƌĞƚƌŽĨŝƚƐ͘ ƉƉůLJŝŶŐƚŚĞŶĞĐĞƐƐĂƌLJŵĂƚĞƌŝĂůƐƚŽĂĚĚƉƌŽƚĞĐƚŝŽŶƚŽĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘&Žƌ ĞdžĂŵƉůĞ͕ĂƉƉůLJŝŶŐĨŝƌĞƌĞƚĂƌĚĂŶƚ͕ŝŶƚƵŵĞƐĐĞŶƚƉĂŝŶƚĐŽĂƚŝŶŐƐƚŽĂĚĞĐŬƚŽĂĚĚƚŚĞƌŵĂůƉƌŽƚĞĐƚŝŽŶƚŽŝƚƐƐƚĞĞů͘ ĚĚŝŶŐŶĞǁĨĞĂƚƵƌĞƐƚŽŵĞĞƚŚĞĂůƚŚĂŶĚƐĂĨĞƚLJĐŽĚĞƐŝŶĂŵĂŶŶĞƌƚŚĂƚƉƌĞƐĞƌǀĞƐĂĚũĂĐĞŶƚĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐ ĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘&ŽƌĞdžĂŵƉůĞ͕ĐƌĞĂƚŝŶŐĂĨŝƌĞĂĐĐĞƐƐƌŽƵƚĞĂůŽŶŐĂĚĞƌĞůŝĐƚŚŝƐƚŽƌŝĐĐŽƌƌŝĚŽƌ͘ hŶĚĞƌƚĂŬŝŶŐĐŽĚĞͲƌĞƋƵŝƌĞĚĂůƚĞƌĂƚŝŽŶƐďĞĨŽƌĞŝĚĞŶƚŝĨLJŝŶŐƚŚŽƐĞĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐǁŚŝĐŚĂƌĞ >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ ƐƐĞƐƐŵĞŶƚŽĨ&ŝŶĂůĞƐŝŐŶǁŝƚŚh^ĞƉĂƌƚŵĞŶƚŽĨ/ŶƚĞƌŝŽƌΖƐ'ƵŝĚĞůŝŶĞƐĨŽƌƚŚĞdƌĞĂƚŵĞŶƚŽĨƵůƚƵƌĂů>ĂŶĚƐĐĂƉĞƐ ^ƉĞĐŝĂůŽŶƐŝĚĞƌĂƚŝŽŶƐ ŶǀŝƌŽŶŵĞŶƚĂůŽŶƐŝĚĞƌĂƚŝŽŶƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ /ĚĞŶƚŝĨLJŝŶŐƚŚĞĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͛ƐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐƐŽƚŚĂƚĞŶǀŝƌŽŶŵĞŶƚĂů ƉƌŽƚĞĐƚŝŽŶͲƌĞƋƵŝƌĞĚǁŽƌŬǁŝůůŶŽƚƌĞƐƵůƚŝŶƚŚĞŝƌĚĂŵĂŐĞŽƌůŽƐƐ͘ ŽŵƉůLJŝŶŐǁŝƚŚĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶƌĞŐƵůĂƚŝŽŶƐŝŶƐƵĐŚĂŵĂŶŶĞƌƚŚĂƚĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐĂƌĞƉƌĞƐĞƌǀĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ƉƌŽƚĞĐƚŝŶŐŚŝƐƚŽƌŝĐǀĞŐĞƚĂƚŝŽŶŝŶǁŚŝĐŚƌĂƌĞĂŶĚĞŶĚĂŶŐĞƌĞĚ ƐƉĞĐŝĞƐŶĞƐƚ͘ tŽƌŬŝŶŐǁŝƚŚĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶŽĨĨŝĐŝĂůƐƚŽŝŶǀĞƐƚŝŐĂƚĞƐLJƐƚĞŵƐ͕ŵĞƚŚŽĚƐ͕ĚĞǀŝĐĞƐŽƌƚĞĐŚŶŽůŽŐŝĞƐŽĨ ĞƋƵŝǀĂůĞŶƚŽƌƐƵƉĞƌŝŽƌĞĨĨĞĐƚŝǀĞŶĞƐƐƚŽƚŚŽƐĞƉƌĞƐĐƌŝďĞĚďLJƌĞŐƵůĂƚŝŽŶƐŽƚŚĂƚƵŶŶĞĐĞƐƐĂƌLJĂůƚĞƌĂƚŝŽŶƐĐĂŶďĞ ĂǀŽŝĚĞĚ͘ZĞĐůĂŝŵŝŶŐŽƌƌĞͲĞƐƚĂďůŝƐŚŝŶŐŶĂƚƵƌĂůƌĞƐŽƵƌĐĞƐŝŶĂŵĂŶŶĞƌƚŚĂƚƉƌŽŵŽƚĞƐƚŚĞŚŝŐŚĞƐƚĚĞŐƌĞĞŽĨ ĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶ͕ǁŚŝůĞƉƌĞƐĞƌǀŝŶŐƐŝŐŶŝĨŝĐĂŶƚŚŝƐƚŽƌŝĐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘&ŽƌĞdžĂŵƉůĞ͕ ƌĞĐůĂŝŵŝŶŐĂǁĞƚůĂŶĚƚŽĐŽŵƉůLJǁŝƚŚĂƉƉůŝĐĂďůĞĞŶǀŝƌŽŶŵĞŶƚĂůƌĞŐƵůĂƚŝŽŶƐ͕ǁŚŝůĞƌĞͲĞƐƚĂďůŝƐŚŝŶŐƚŚĞĨĞĂƚƵƌĞĂƐŝƚ ĂƉƉĞĂƌĞĚŚŝƐƚŽƌŝĐĂůůLJ͘ hŶĚĞƌƚĂŬŝŶŐĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶƌĞƋƵŝƌĞĚǁŽƌŬďĞĨŽƌĞŝĚĞŶƚŝĨLJŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐ ĂŶĚĨŝŶŝƐŚĞƐǁŚŝĐŚƐŚŽƵůĚďĞƉƌĞƐĞƌǀĞĚ͘ ůƚĞƌŝŶŐĚĂŵĂŐŝŶŐŽƌĚĞƐƚƌŽLJŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐǁŚŝůĞŵĂŬŝŶŐŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŽĂĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞƚŽĐŽŵƉůLJǁŝƚŚĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶƌĞŐƵůĂƚŝŽŶƐ͘ DĂŬŝŶŐĐŚĂŶŐĞƐƚŽĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞƐǁŝƚŚŽƵƚĨŝƌƐƚĞdžƉůŽƌŝŶŐĞƋƵŝǀĂůĞŶƚĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶƐLJƐƚĞŵƐ͕ ŵĞƚŚŽĚƐ͕ĚĞǀŝĐĞƐŽƌƚĞĐŚŶŽůŽŐŝĞƐƚŚĂƚŵĂLJďĞůĞƐƐĚĂŵĂŐŝŶŐƚŽŚŝƐƚŽƌŝĐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘ DĂŬŝŶŐĞŶǀŝƌŽŶŵĞŶƚĂůƉƌŽƚĞĐƚŝŽŶƌĞůĂƚĞĚŵŽĚŝĨŝĐĂƚŝŽŶƐƚŚĂƚĚŽŶŽƚƉƌŽǀŝĚĞĂƌĞĂƐŽŶĂďůĞďĂůĂŶĐĞďĞƚǁĞĞŶ ŝŵƉƌŽǀĞĚĞŶǀŝƌŽŶŵĞŶƚĂůĐŽŶĚŝƚŝŽŶƐĂŶĚƚŚĞƉƌĞƐĞƌǀĂƚŝŽŶŽĨŚŝƐƚŽƌŝĐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘ dŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚǁŝůůŶŽƚŝŵƉĂĐƚĂŶLJƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƐƉĞĐŝĞƐ͕ƚŚĞŝƌŚĂďŝƚĂƚ͕ŽƌƌĞƐŽƵƌĐĞƐ͘dŚĞ ƉƌŽũĞĐƚǁŝůůĐŽŵƉůLJǁŝƚŚĂůůůŽĐĂůĂŶĚƐƚĂƚĞƉĞƌŵŝƚƚŝŶŐƌĞƋƵŝƌĞŵĞŶƚƐĨŽƌĞƌŽƐŝŽŶĐŽŶƚƌŽů͕ĚƵƐƚĂŶĚŶŽŝƐĞŵŝƚŝŐĂƚŝŽŶ͘ ŶĞƌŐLJĨĨŝĐŝĞŶĐLJ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƚĂŝŶŝŶŐĂŶĚŵĂŝŶƚĂŝŶŝŶŐƚŚŽƐĞŚŝƐƚŽƌŝĐĞŶĞƌŐLJĞĨĨŝĐŝĞŶƚĨĞĂƚƵƌĞƐŽƌƉĂƌƚƐŽĨĨĞĂƚƵƌĞƐŽĨƚŚĞůĂŶĚƐĐĂƉĞ͘&Žƌ ĞdžĂŵƉůĞ͕ŵĂŝŶƚĂŝŶŝŶŐǀĞŐĞƚĂƚŝŽŶǁŚŝĐŚƉĞƌĨŽƌŵƐƉĂƐƐŝǀĞƐŽůĂƌĞŶĞƌŐLJĨƵŶĐƚŝŽŶƐ͘ /ŵƉƌŽǀŝŶŐĞŶĞƌŐLJĞĨĨŝĐŝĞŶĐLJŽĨĞdžŝƐƚŝŶŐĨĞĂƚƵƌĞƐƚŚƌŽƵŐŚŶŽŶͲĚĞƐƚƌƵĐƚŝǀĞŵĞĂŶƐ͘&ŽƌĞdžĂŵƉůĞ͕ƵƚŝůŝnjŝŶŐĂ ƌĞĐŝƌĐƵůĂƚŝŶŐƐLJƐƚĞŵŝŶĂĨŽƵŶƚĂŝŶƌĂƚŚĞƌƚŚĂŶƵŶĐŽŶƚƌŽůůĞĚĚŝƐĐŚĂƌŐĞƚŽĂƐƚŽƌŵƐLJƐƚĞŵ͘ ZĞŵŽǀŝŶŐŽƌĂůƚĞƌŝŶŐƚŚŽƐĞŚŝƐƚŽƌŝĐĨĞĂƚƵƌĞƐŽƌƉĂƌƚƐŽĨĨĞĂƚƵƌĞƐǁŚŝĐŚƉůĂLJĂŶĞŶĞƌŐLJĐŽŶƐĞƌǀŝŶŐƌŽůĞ͘&Žƌ ĞdžĂŵƉůĞ͕ƌĞŵŽǀŝŶŐĂŚŝƐƚŽƌŝĐǁŝŶĚďƌĞĂŬ͘ ZĞƉůĂĐŝŶŐĞŶĞƌŐLJŝŶĞĨĨŝĐŝĞŶƚĨĞĂƚƵƌĞƐƌĂƚŚĞƌƚŚĂŶŝŵƉƌŽǀŝŶŐƚŚĞŝƌĞŶĞƌŐLJĐŽŶƐĞƌǀĂƚŝŽŶƉŽƚĞŶƚŝĂů͘&ŽƌĞdžĂŵƉůĞ͕ ƌĞƉůĂĐŝŶŐĂŶĞŶƚŝƌĞŚŝƐƚŽƌŝĐůŝŐŚƚƐƚĂŶĚĂƌĚƌĂƚŚĞƌƚŚĂŶƌĞƚƌŽĨŝƚƚŝŶŐƚŚĞĨŝdžƚƵƌĞƚŽďĞŵŽƌĞĞĨĨŝĐŝĞŶƚ͘ dŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚǁŝůůƌĞƚĂŝŶĞŶĞƌŐLJĞĨĨŝĐŝĞŶƚƐLJƐƚĞŵƐĂŶĚŝŵƉƌŽǀĞƵƉŽŶƚŚĞŵƚŽƵƐĞůĞƐƐĞŶĞƌŐLJ͘&Žƌ ĞdžĂŵƉůĞ͕ƚŚĞƉƌŽƉŽƐĞĚůŝŐŚƚŝŶŐĚĞƐŝŐŶǁŝůůƵƐĞĂůů>ĨŝdžƚƵƌĞƐ͘tĂƚĞƌƵƐĞǁŝůůƌĞŵĂŝŶƐŝŵŝůĂƌƚŚƌŽƵŐŚƵƐĞŽĨĂ ĚƌŝƉŝƌƌŝŐĂƚŝŽŶƐLJƐƚĞŵ͘ ITEM 4, ATTACHMENT 2 Packet Pg. 132 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϭŽĨϲ     WůĂŶŽĨWƌŽƚĞĐƚŝŽŶ >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐWƌŽũĞĐƚ                   WƌĞƉĂƌĞĚďLJ͗   ĂƚĞ͗ EŽǀĞŵďĞƌ͕ϮϬϭϵ  ITEM 4, ATTACHMENT 2 Packet Pg. 133 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϮŽĨϲ ϭ͘Ϭ /ŶƚƌŽĚƵĐƚŝŽŶ WƌŽũĞĐƚůŽĐĂƚŝŽŶ͗>ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶ;^ĞĞĂƚƚĂĐŚĞĚŵĂƉͿ  'ĞŶĞƌĂůĚĞƐĐƌŝƉƚŝŽŶŽĨǁŽƌŬƚŽďĞƉĞƌĨŽƌŵĞĚ͗dŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶǁŽƌŬǁŝůůďĞ ĐŽŶĚƵĐƚĞĚǁŝƚŚŝŶŝƚLJŽĨ&ŽƌƚŽůůŝŶƐƌŝŐŚƚͲŽĨͲǁĂLJĨƌŽŵtĂůŶƵƚ^ƚƌĞĞƚƚŽ:ĞĨĨĞƌƐŽŶǀĞŶƵĞ͘dŚĞ ƌĞŶŽǀĂƚŝŽŶǁŝůůŐĞŶĞƌĂůůLJĐŽŶƐŝƐƚŽĨƚŚĞĨŽůůŽǁŝŶŐ͗ • ĞŵŽůŝƚŝŽŶŽĨĞdžŝƐƚŝŶŐƉĂǀĞŵĞŶƚƐƚƌƵĐƚƵƌĞ͕ƉĞĚĞƐƚƌŝĂŶůŝŐŚƚƉŽůĞƐĂŶĚƌĞůĂƚĞĚ ŝŶĨƌĂƐƚƌƵĐƚƵƌĞ • ŽŶƐƚƌƵĐƚŝŽŶŽĨŶĞǁƉĂǀĞŵĞŶƚƐLJƐƚĞŵƐ;ŝŶƚĞƌůŽĐŬŝŶŐƉĂǀĞƌƐͿ͕ƉĞĚĞƐƚƌŝĂŶĂŶĚĞǀĞŶƚ ůŝŐŚƚŝŶŐ͕ůĂŶĚƐĐĂƉŝŶŐ͕ƐĞĂƚǁĂůůƐĂŶĚƉůĂŶƚĞƌƐ͕ƐŝƚĞĂŵĞŶŝƚŝĞƐ͕ĂƌƚĂŶĚĂĐĞŶƚƌĂůƐƚƌƵĐƚƵƌĞ ƉƌŽǀŝĚŝŶŐĂĚĞƐƚŝŶĂƚŝŽŶĞůĞŵĞŶƚƚŽƚŚĞƵƌďĂŶĚĞƐŝŐŶ͘ • /ŶƐƚĂůůĂƚŝŽŶŽĨƐƵƉƉŽƌƚŝŶŐƵŶĚĞƌŐƌŽƵŶĚƵƚŝůŝƚŝĞƐƐƵĐŚĂƐƐƚŽƌŵĚƌĂŝŶĂŐĞ͕ĞůĞĐƚƌŝĐĂůĂŶĚ ŝƌƌŝŐĂƚŝŽŶƚŽƐƵƉƉŽƌƚƚŚĞŶĞǁƐƚƌĞĞƚƐĐĂƉĞĚĞƐŝŐŶ͘  Ϯ͘Ϭ ^ĐŽƉĞŽĨtŽƌŬ dŚĞƌĞŝƐŶŽǁŽƌŬďĞŝŶŐƉƌŽƉŽƐĞĚƚŚĂƚĂĨĨĞĐƚƐŚŝƐƚŽƌŝĐďƵŝůĚŝŶŐƐ͘ůůǁŽƌŬŝƐƉůĂŶŶĞĚǁŝƚŚŝŶƚŚĞ ƌŝŐŚƚŽĨǁĂLJ͕ŝŵŵĞĚŝĂƚĞůLJĂĚũĂĐĞŶƚƚŽďƵŝůĚŝŶŐƐ͘ĞƌƚĂŝŶĞůĞŵĞŶƚƐŽĨƚŚĞƉƌŽũĞĐƚƉůĂŶĂĨĨĞĐƚ ŚŝƐƚŽƌŝĐĞůĞŵĞŶƚƐŽĨŝŶƚĞƌĞƐƚ͘dŚĞƐĞŝƚĞŵƐĂƌĞ͗  ƒ ZĞŵŽǀĂůĂŶĚƌĞƐĞƚƚŝŶŐŽĨƐĂŶĚƐƚŽŶĞĂĚũĂĐĞŶƚƚŽƚŚĞ>ŝŶĚĞŶ,ŽƚĞů;ϮϬϭ>ŝŶĚĞŶͿ ƒ ZĞŵŽǀĂůĂŶĚƌĞƐĞƚƚŝŶŐŽĨƚŚĞŚŝƐƚŽƌŝĐĚŝƐƚƌŝĐƚƐŝŐŶŶĞĂƌϮϱϱ>ŝŶĚĞŶ ƒ ZĞŵŽǀĂůĂŶĚƌĞƐĞƚƚŝŶŐŽĨƚŚĞŵĂŝůďŽdžŶĞĂƌϮϬϭ>ŝŶĚĞŶ  ϮϬϭ>ŝŶĚĞŶ^ĂŶĚƐƚŽŶĞWĂǀĞŵĞŶƚ͘dŚĞƐĂŶĚƐƚŽŶĞƉĂǀĞŵĞŶƚĂůŽŶŐ>ŝŶĚĞŶĂŶĚtĂůŶƵƚ ^ƚƌĞĞƚƐĂĚũĂĐĞŶƚƚŽϮϬϭ>ŝŶĚĞŶǁŝůůďĞƌĞŵŽǀĞĚ͕ŵĂƌŬĞĚ͕ƉƌĞƐĞƌǀĞĚĂŶĚƌĞƐĞƚƚŽŶĞǁ ƉƌŽũĞĐƚŐƌĂĚĞƐƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚ͘dŚĞƐĂŶĚƐƚŽŶĞƉĂǀĞƌƐŵĂLJďĞƐĞƚ ǁŝƚŚĂŵŽƌĞƐƚĂďůĞƐƵďďĂƐĞƚŽĞŶƐƵƌĞůĞƐƐƐĞƚƚůŝŶŐĂŶĚŵŽǀĞŵĞŶƚ͘/ƚŝƐůŝŬĞůLJƚŚĂƚĂůĂLJĞƌ ŽĨĐŽŶĐƌĞƚĞŐƌŽƵƚǁŝůůďĞƉůĂĐĞĚĂƐĂďƵŝůĚŝŶŐďůŽĐŬďĞŶĞĂƚŚƚŚĞĂŐŐƌĞŐĂƚĞďĂƐĞĐŽƵƌƐĞ ĂŶĚƐĂŶĚƐĞƚƚŝŶŐďĞĚƚŽĞŶƐƵƌĞĂƐƚĂďůĞďĂƐĞƚŽƐĞƚƚŚĞƐĂŶĚƐƚŽŶĞƐůĂďƐ͘  DĂŝůďŽdžŶĞĂƌϮϬϭ>ŝŶĚĞŶ͘ƐŽŶĞŽĨƚŚĞůĂƐƚƌĞŵĂŝŶŝŶŐ͕ĂĐƚŝǀĞŵĂŝůďŽdžĞƐŝŶƚŚĞŚŝƐƚŽƌŝĐ ĚŽǁŶƚŽǁŶĂƌĞĂ͕ƚŚĞŵĂŝůďŽdžǁŝůůďĞƌĞŵŽǀĞĚĂŶĚƌĞƐĞƚŶĞĂƌŝƚƐĐƵƌƌĞŶƚůŽĐĂƚŝŽŶ͘  ITEM 4, ATTACHMENT 2 Packet Pg. 134 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϯŽĨϲ   ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚ^ŝŐŶ͘dŚĞŚŝƐƚŽƌŝĐĚŝƐƚƌŝĐƚƐŝŐŶ;ƐŚŽǁŶĂďŽǀĞͿǁŝůůďĞƌĞŵŽǀĞĚĂŶĚƌĞƐĞƚ ĂƐĐůŽƐĞƚŽƚŚĞĞdžŝƐƚŝŶŐůŽĐĂƚŝŽŶĂƐƉŽƐƐŝďůĞƚŽŝĚĞŶƚŝĨLJƚŚĞĚŝƐƚƌŝĐƚďŽƵŶĚĂƌLJĂƐ ƉĞĚĞƐƚƌŝĂŶƐƚƌĂǀĞůƐŽƵƚŚǁĞƐƚŽŶ>ŝŶĚĞŶ͘  ZĞƉůĂĐĞŵĞŶƚŽĨƚŚĞŶĞǁƉĂǀĞƌƐLJƐƚĞŵǁŝůůƌĞƋƵŝƌĞǁŽƌŬƵƉƚŽƚŚĞĐŽŶĐƌĞƚĞďĂŶĚŝŶŐƚŚĂƚĂďƵƚƐ ƐŽŵĞŚŝƐƚŽƌŝĐďƵŝůĚŝŶŐƐ͘dŚĞƉƌŽũĞĐƚǁŽƵůĚǁŽƌŬƚŽƉƌĞƐĞƌǀĞĂƐŵƵĐŚďĂŶĚŝŶŐĂƐƉŽƐƐŝďůĞďƵƚ ŵĂLJƌĞŵŽǀĞďĂŶĚŝŶŐƚŚĂƚŝƐŝŶƉŽŽƌĐŽŶĚŝƚŝŽŶ͘ĞŵŽůŝƚŝŽŶǁŽƌŬƉĞƌĨŽƌŵĞĚŶĞĂƌŚŝƐƚŽƌŝĐ ďƵŝůĚŝŶŐƐǁŽƵůĚďĞĚŽŶĞǁŝƚŚƐĞůĞĐƚŝǀĞĚĞŵŽůŝƚŝŽŶŚĂŶĚƚŽŽůƐ͘dŚĞďƵŝůĚŝŶŐĨĂĐĂĚĞƐǁŝůůďĞ ƉƌŽƚĞĐƚĞĚǁŝƚŚƉůLJǁŽŽĚƐŚĞĞƚŝŶŐĂƐŶĞĞĚĞĚƚŚĂƚŝƐƚĞŵƉŽƌĂƌŝůLJƐĞĐƵƌĞĚďLJƚŚĞĐŽŶƚƌĂĐƚŽƌ͘ ĞŵŽůŝƚŝŽŶǁŽƌŬŝŶƚŚĞƐĞĂƌĞĂƐǁŝůůďĞĚŽŶĞĚƵƌŝŶŐŽĨĨͲďƵƐŝŶĞƐƐŚŽƵƌƐƚŽĂǀŽŝĚĚŝƐƌƵƉƚŝŽŶƚŽ ďƵƐŝŶĞƐƐĂŶĚƉƌŽƉĞƌƚLJŽǁŶĞƌŽƉĞƌĂƚŝŽŶƐ͘  &ŽƌƚŚĞŶĞǁƉĂǀĞƌƐLJƐƚĞŵ͕ƚŚĞƉĂǀĞƌǁŝůůďĞƵŶĚĞƌůĂŝŶďLJďŽƚŚĂŐŐƌĞŐĂƚĞďĂƐĞĐŽƵƌƐĞ͕ƐĂŶĚĂŶĚ ĐŽŶĐƌĞƚĞƐƵďƐƚƌĂƚĞƐ͘dŚĞĚĞƉƚŚŽĨƚŚŝƐŝŶƐƚĂůůĂƚŝŽŶǁŝůůǀĂƌLJĚĞƉĞŶĚŝŶŐŽŶƚŚĞĂƉƉůŝĐĂƚŝŽŶŝŶ ƉĞĚĞƐƚƌŝĂŶŽƌǀĞŚŝĐƵůĂƌůŽĂĚŝŶŐnjŽŶĞƐŽĨƚŚĞƉƌŽũĞĐƚ͘/ŶĂŶLJĐĂƐĞ͕ƚŚĞŵĂdžŝŵƵŵĚĞƉƚŚŽĨ ĞdžĐĂǀĂƚŝŽŶƚŽĂĐĐŽŵŵŽĚĂƚĞĞŝƚŚĞƌůŽĐĂƚŝŽŶŝƐϭϰͲŝŶĐŚĞƐ͘  dŚĞƉůĂŶĚĞƚĂŝůĨƌŽŵƚŚĞĐŽŶƐƚƌƵĐƚŝŽŶĚƌĂǁŝŶŐƐŚĂƐďĞĞŶďĞůŽǁ͘  ITEM 4, ATTACHMENT 2 Packet Pg. 135 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϰŽĨϲ   ,ŝƐƚŽƌŝĐďƵŝůĚŝŶŐƐĂĚũĂĐĞŶƚƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶĂƌĞŝĚĞŶƚŝĨŝĞĚďLJĂĚĚƌĞƐƐŝŶƚŚĞƚĂďůĞ ďĞůŽǁ͘  ͘ ϮϬϬ>ŝŶĚĞŶʹtƌŝŐŚƚ>ŝĨĞƵŝůĚŝŶŐ ͘ ϮϬϭ>ŝŶĚĞŶʹ>ŝŶĚĞŶ,ŽƚĞů ͘ Ϯϭϲ>ŝŶĚĞŶʹ^ĞĐŬŶĞƌƌŽƚŚĞƌƐ ͘ Ϯϭϴ>ŝŶĚĞŶʹWŚŝůŝƉƉŝ,ĂƌŶĞƐƐ^ŚŽƉ ͘ ϮϮϯ>ŝŶĚĞŶʹZĞĞĚͲĂƵƚŚůŽĐŬ &͘ ϮϰϮ>ŝŶĚĞŶ '͘ Ϯϱϱ>ŝŶĚĞŶʹ^ƚŽǀĞƌƵŝůĚŝŶŐͬKůĚ'ƌŽƵƚ^ŝƚĞ ,͘ Ϯϲϭ>ŝŶĚĞŶʹ^ƚŽǀĞƌƵŝůĚŝŶŐͬKůĚ'ƌŽƵƚ^ŝƚĞ;ŶŽƌƚŚďƵŝůĚŝŶŐͿ /͘ ϮϬϲͲϮϭϬ>ŝŶĚĞŶʹDĞƌĐĞƌƵŝůĚŝŶŐ :͘ ϮϭϮͲϮϭϰ>ŝŶĚĞŶʹĞƌŶŚĞŝŵůŽĐŬ <͘ ϮϭϯͲϮϭϳ>ŝŶĚĞŶʹ>ŽŽŵŝƐůŽĐŬ >͘ ϮϮϬͲϮϮϰ>ŝŶĚĞŶʹŶƚůĞƌ͛Ɛ,ŽƚĞů D͘ ϮϯϯͲϮϯϱ>ŝŶĚĞŶʹWŽƵĚƌĞsĂůůĞLJĂŶŬƵŝůĚŝŶŐ E͘ ϮϯϰͲϮϯϴ>ŝŶĚĞŶʹĞƌŶĂƌĚůŽĐŬ K͘ ϮϯϳͲϮϰϭ>ŝŶĚĞŶ W͘ ϮϰϳͲϮϰϵ>ŝŶĚĞŶʹZŽďĞƌƐŽŶͬ,ĂLJŶĞƐůŽĐŬ;ƐŽƵƚŚͿ Y͘ ϮϱϭͲϮϱϯ>ŝŶĚĞŶʹZŽďĞƌƚƐŽŶͬ,ĂLJŶĞƐůŽĐŬ;ŶŽƌƚŚͿ Z͘ ϮϱϮͲϮϱϲ>ŝŶĚĞŶ   ITEM 4, ATTACHMENT 2 Packet Pg. 136 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϱŽĨϲ ϯ͘Ϭ ZĞƐƉŽŶƐŝďůĞWĂƌƚŝĞƐ dŚĞƐĞůĞĐƚĞĚĐŽŶƚƌĂĐƚŽƌĨŽƌƚŚĞƉƌŽũĞĐƚǁŝůůďĞƚŚĞƉƌŝŵĂƌLJƉĞƌƐŽŶƌĞƐƉŽŶƐŝďůĞĨŽƌƉƌŽƚĞĐƚŝŽŶŽĨ ŚŝƐƚŽƌŝĐƉƌŽƉĞƌƚŝĞƐĚƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶŽĨƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ͘dŚŝƐWůĂŶŽĨ WƌŽƚĞĐƚŝŽŶǁŝůůďĞƉĂƌƚŽĨƚŚĞŝƌĐŽŶƚƌĂĐƚĚŽĐƵŵĞŶƚƐĂŶĚƐƉĞĐŝĨŝĐĂƚŝŽŶƐ͘  /ŶĂĚĚŝƚŝŽŶƚŽƚŚĞƉƌŝŵĞĐŽŶƐƚƌƵĐƚŝŽŶĐŽŶƚƌĂĐƚŽƌ͕ƚŚĞŝƚLJŽĨ&ŽƌƚŽůůŝŶƐŶŐŝŶĞĞƌŝŶŐ ĞƉĂƌƚŵĞŶƚĂŶĚŝƚĞƐĐŽǁŝůůŚĂǀĞŽŶͲƐŝƚĞƌĞƉƌĞƐĞŶƚĂƚŝǀĞƌĞƐƉŽŶƐŝďůĞĨŽƌĚĂŝůLJƋƵĂůŝƚLJĐŽŶƚƌŽů ĂŶĚďƵƐŝŶĞƐƐͬƉƌŽƉĞƌƚLJŽǁŶĞƌĐŽŽƌĚŝŶĂƚŝŽŶ͘  ϰ͘Ϭ ĞĐŽŶƐƚƌƵĐƚŝŽŶ͕^ĂůǀĂŐŝŶŐΘZĞĐLJĐůŝŶŐDĂƚĞƌŝĂůƐ ƐƉĂƌƚŽĨƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶƐ͕ŶŽŚŝƐƚŽƌŝĐƉƌŽƉĞƌƚŝĞƐǁŝůůďĞĚĞĐŽŶƐƚƌƵĐƚĞĚ͘ ,ŽǁĞǀĞƌ͕ĞdžŝƐƚŝŶŐƉĂǀĞƌƐ͕ĐŽŶĐƌĞƚĞĂŶĚĂƐƉŚĂůƚǁŝůůĞŝƚŚĞƌďĞƌĞƉƵƌƉŽƐĞĚŽƌƌĞĐLJĐůĞĚƚŽƚŚĞ ŵĂdžŝŵƵŵĞdžƚĞŶƚƉŽƐƐŝďůĞ͘dŚĞŝŶƚĞŶƚŝƐƚŽŵŝŶŝŵŝnjĞĂƐŵƵĐŚǁĂƐƚĞĨƌŽŵĞŶƚĞƌŝŶŐƚŚĞǁĂƐƚĞ ƐƚƌĞĂŵĂƐŝƐĨĞĂƐŝďůĞĨŽƌĂƉƌŽũĞĐƚƐƵĐŚĂƐƚŚŝƐ͘  ϱ͘Ϭ WƌŽƚĞĐƚŝŽŶŽĨdžŝƐƚŝŶŐ,ŝƐƚŽƌŝĐWƌŽƉĞƌƚLJ ϱ͘ϭ ^ŝƚĞŽŶƐĞƌǀĂƚŝŽŶ͘^ƚĞĞůĐŽŶƐƚƌƵĐƚŝŽŶĨĞŶĐŝŶŐŝƐďĞŝŶŐƉƌŽƉŽƐĞĚĂƐĂďĂƌƌŝĞƌ ďĞƚǁĞĞŶĂĐƚŝǀĞďƵƐŝŶĞƐƐĂĐĐĞƐƐĂŶĚƚŚĞĐŽŶƐƚƌƵĐƚŝŽŶnjŽŶĞ͘KƌĂŶŐĞĐŽŶƐƚƌƵĐƚŝŽŶ ĨĞŶĐŝŶŐǁŝůůďĞƵƐĞĚĂƚĂŵŝŶŝŵƵŵ͘dŚŝƐĂƉƉƌŽĂĐŚŵŝŵŝĐƐǁŚĂƚǁĂƐ ĂĐĐŽŵƉůŝƐŚĞĚǁŝƚŚƚŚĞKůĚdŽǁŶ^ƋƵĂƌĞĐŽŶƐƚƌƵĐƚŝŽŶŝŶĂŶĞĨĨŽƌƚƚŽĐƌĞĂƚĞĂ ŵŽƌĞǀŝƐƵĂůůLJĂƉƉĞĂůŝŶŐĂŶĚƉĞĚĞƐƚƌŝĂŶĨƌŝĞŶĚůLJĞŶǀŝƌŽŶŵĞŶƚ͘dŚĞĨĞŶĐŝŶŐǁŝůůďĞ ƉůĂĐĞĚďĞƚǁĞĞŶĂŶLJďƵŝůĚŝŶŐĨĂĐĞĂŶĚĂŶLJĐŽŶƐƚƌƵĐƚŝŽŶǁŝƚŚĂŵŝŶŝŵƵŵŽĨĨƐĞƚŽĨ ϱͲĨĞĞƚ͘/ĨĞƋƵŝƉŵĞŶƚŝƐƉůĂŶŶĞĚƚŽďĞǁŽƌŬŝŶŐĐůŽƐĞƌƚŚĂŶϱͲĨĞĞƚ͕ƉůLJǁŽŽĚ ƐŚĞĞƚŝŶŐŽƌĞƋƵŝǀĂůĞŶƚǁŝůůďĞƵƐĞĚƚŽƉƌŽƚĞĐƚƚŚĞďƵŝůĚŝŶŐƐ͘  ĞŵŽůŝƚŝŽŶǁŽƌŬďĞŝŶŐƉĞƌĨŽƌŵĞĚŶĞĂƌŚŝƐƚŽƌŝĐďƵŝůĚŝŶŐƐǁŽƵůĚŝŶǀŽůǀĞƌĞŵŽǀĂů ĂŶĚƌĞƉůĂĐĞŵĞŶƚŽĨĐŽŶĐƌĞƚĞďĂŶĚŝŶŐƚŚĂƚĂďƵƚƐĞĂĐŚďƵŝůĚŝŶŐ͘ZĞƉůĂĐĞŵĞŶƚŽĨ ƚŚŝƐďĂŶĚŝŶŐŝƐĞdžƉĞĐƚĞĚĂŶĚǁŝůůďĞĚŽŶĞǁŝƚŚƐĞůĞĐƚŝǀĞĚĞŵŽůŝƚŝŽŶŚĂŶĚƚŽŽůƐ͘ ŐĂŝŶ͕ďƵŝůĚŝŶŐĨĂĐĂĚĞƐǁŝůůďĞƉƌŽƚĞĐƚĞĚǁŝƚŚƉůLJǁŽŽĚƐŚĞĞƚŝŶŐƚĞŵƉŽƌĂƌŝůLJ ƐƵƉƉŽƌƚĞĚĚƵƌŝŶŐƚŚĞĐŽŶƐƚƌƵĐƚŝŽŶŽƉĞƌĂƚŝŽŶƐ͘ ϱ͘Ϯ ĞŵŽůŝƚŝŽŶŽĨƵŝůĚŝŶŐ͘dŚĞƌĞŝƐŶŽŚŝƐƚŽƌŝĐďƵŝůĚŝŶŐĚĞŵŽůŝƚŝŽŶŽŶƚŚŝƐƉƌŽũĞĐƚ͘ ϱ͘ϯ &ŽƵŶĚĂƚŝŽŶ^ƚĂďŝůŝƚLJ͘^ŵĂůůĞƋƵŝƉŵĞŶƚǁŝůůďĞƵƐĞĚĚƵƌŝŶŐĞdžĐĂǀĂƚŝŶŐĂŶĚ ĚĞŵŽůŝƚŝŽŶŽĨŚĂƌĚƐĐĂƉĞƐŶĞĂƌďƵŝůĚŝŶŐƐ͘^ŚŽƌŝŶŐŝƐŶŽƚĂŶƚŝĐŝƉĂƚĞĚŝŶĂŶLJ ŝŶƐƚĂůůĂƚŝŽŶƐĂůŽŶŐ>ŝŶĚĞŶĂƐƉĂƌƚŽĨƚŚŝƐƉƌŽũĞĐƚ͘ ϱ͘ϰ ^ƚƌƵĐƚƵƌĂů͘dŚĞƌĞŝƐŶŽƐƚƌƵĐƚƵƌĂůĐŽŶƐƚƌƵĐƚŝŽŶƚŽŚŝƐƚŽƌŝĐďƵŝůĚŝŶŐƐŽŶƚŚŝƐ ƉƌŽũĞĐƚ͘ ϱ͘ϱ EĞǁŽŶƐƚƌƵĐƚŝŽŶ͘dŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚĐŽŶƚƌĂĐƚŽƌǁŝůůƵƐĞƉůLJǁŽŽĚƚĞŵƉŽƌĂƌŝůLJ ƐƵƉƉŽƌƚĞĚǀĞƌƚŝĐĂůůLJĂŐĂŝŶƐƚĞdžŝƐƚŝŶŐďƌŝĐŬǁĂůůƐĂŶĚƐƚŽƌĞĨƌŽŶƚƐǁŚĞŶƉĞƌĨŽƌŵŝŶŐ ITEM 4, ATTACHMENT 2 Packet Pg. 137 >ŝŶĚĞŶ^ƚƌĞĞƚZĞŶŽǀĂƚŝŽŶWůĂŶŽĨWƌŽƚĞĐƚŝŽŶ WĂŐĞϲŽĨϲ 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ŝƐĞdžƉĞĐƚĞĚƚŽďĞŶŽĚĞĞƉĞƌƚŚĂŶϮͲϯͲĨĞĞƚ͘/ĨƐŚŽƌŝŶŐŝƐŶĞĞĚĨŽƌƵƚŝůŝƚLJ ŝŶƐƚĂůůĂƚŝŽŶ͕ƚƌĂĚŝƚŝŽŶĂůƚƌĞŶĐŚďŽdžĞƐǁŝůůďĞƵƐĞĚ͘hŶĚĞƌƉŝŶŶŝŶŐŽĨƚŚĞďƵŝůĚŝŶŐƐ ŝƐŶŽƚŶĞĞĚĞĚŶŽƌĂŶƚŝĐŝƉĂƚĞĚ͘  ϲ͘Ϭ ŽĐƵŵĞŶƚĂƚŝŽŶĨŽƌZĞĐŽƌĚ ŝƚĞƐĐŽƉĞƌƐŽŶŶĞůǁŝůůƉƌŽǀŝĚĞƉŚŽƚŽŐƌĂƉŚŝĐĚŽĐƵŵĞŶƚĂƚŝŽŶŽĨƉƌĞĂŶĚƉŽƐƚĐŽŶƐƚƌƵĐƚŝŽŶ ĐŽŶĚŝƚŝŽŶƐŽĨĂůůŝŶƚĞƌŝŽƌĂŶĚĞdžƚĞƌŝŽƌŽĨďƵŝůĚŝŶŐƐĂĚũĂĐĞŶƚƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚĐŽŶƐƚƌƵĐƚŝŽŶ͘ dŚŝƐǁŝůůďĞĚŽŶĞĨŽƌĂůůďƵŝůĚŝŶŐƐǁŚĞƚŚĞƌĚĞƐŝŐŶĂƚĞĚŚŝƐƚŽƌŝĐŽƌŶŽƚ͘  ϳ͘Ϭ ƌĐŚĞŽůŽŐLJ dŚĞƉƌŽũĞĐƚĚŽĞƐŶŽƚĂŶƚŝĐŝƉĂƚĞĂŶLJĂƌĐŚĞŽůŽŐŝĐĂůŝŶǀĞƐƚŝŐĂƚŝŽŶƐŽƌĨŝŶĚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚƚŚĞ ƉƌŽũĞĐƚ͘dŚĞƐŝƚĞǁĂƐĐŽŵƉůĞƚĞůLJĚŝƐƚƵƌďĞĚĂŶĚƌĞŶŽǀĂƚĞĚĚƵƌŝŶŐƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚ ĐŽŶƐƚƌƵĐƚŝŽŶŝŶϭϵϵϱ͘ƚƚŚŝƐƚŝŵĞ͕ƚŚĞ&ŽƌƚŽůůŝŶƐdƌŽůůĞLJƚƌĂĐŬƐǁĞƌĞƌĞŵŽǀĞĚĨƌŽŵďĞŶĞĂƚŚ ƚŚĞƉĂǀĞŵĞŶƚ͘  ƚƚĂĐŚŵĞŶƚƐ WƌŽũĞĐƚ>ŽĐĂƚŝŽŶDĂƉ ITEM 4, ATTACHMENT 2 Packet Pg. 138 506 S College Ave, Unit A, Fort Collins, CO 80524 | 970.484.8855 | russellmillsstudios.com CREATING INSPIRED PLACES TOGETHER 'Exhibit F' - Linden Street Renovation Design Elements Streetscape elements are intended to activate proposed street and provide amenities which are somewhat lacking within the existing streetscape. The overall plan establishes a strong connection with elements and formal expression used in the most recent Old Town Square renovation to establish a unified design expression between the two spaces. Materials and forms relate to the existing streetscape and buildings as well as those used in Old Town Square/Old Firehouse Alley. The rationale and basis for the proposed streetscape elements is described below: Seatwalls and Raised Planters x Similar to Old Town Square w/ tan brick, red sandstone caps x Tan brick contrasts with, yet still relates to historic brick on adjacent buildings x Sandstone caps relate to sills, lintels, and other accent elements found on adjacent buildings x Planter pots on walls similar to those used in Old Town Square Pedestrian Pavers x Sandstone Pavers at NW corner of Linden Street and Walnut Street to be retained/reset in same location x Pedestrian pavers provide similar color, texture and scale found throughout Old Town Square, Old Firehouse Alley and existing Linden Street pavers x Pavers relate to scale and colors of brick found on adjacent buildings Street Trees x All existing street trees retained and remain in place x Additional street trees provided for shade, human scale and define proposed streetscape edge between parking and amenity zone Street Lights/Tivoli lights x Street lights similar to Old Town Square and Old Firehouse Alley line the edge of the proposed street. All primary streetscape steel elements will be powder coated black or gray, similar to those in Old Town Square and Old Firehouse Alley x Tivoli lights are proposed along the extent of the street, spanning the parking and street areas, with a similar configuration to Old Town Square and Old Firehouse Alley x Ring shaped catenary lighting is proposed along the central spine at intersections of tivoli lights to accentuate this feature, provide lighting hierarchy and add to festive character Bollards and Bike Racks x Steel bollards line the edge of the street at the pedestrian zone and are envisioned as simple in form as steel columns powder coated black or gray x Bike racks are envisioned as simple in form as circular steel elements powder coated black or gray ITEM 4, ATTACHMENT 2 Packet Pg. 139 506 S College Ave, Unit A, Fort Collins, CO 80524 | 970.484.8855 | russellmillsstudios.com CREATING INSPIRED PLACES TOGETHER Focal Point Feature at intersection of Linden Street and Old Firehouse Alley x Columns relate to architectural columns on adjacent Italianate Commercial Architecture at 223, 233 and 253 Linden Street Existing columns on adjacent buildings x Columns designed to be clearly contemporary to clearly contrast with historic architectural elements and semi-transparent, visually subordinate to architectural expressions. Movable Streetscape Elements x Umbrellas - fabric and colors relate to existing architectural awnings x Movable Tables/Chairs - powder coated black or gray steel x Game Tables - powder coated black or gray steel ITEM 4, ATTACHMENT 2 Packet Pg. 140 506 S College Ave, Unit A, Fort Collins, CO 80524 | 970.484.8855 | russellmillsstudios.com CREATING INSPIRED PLACES TOGETHER 'Exhibit G' - Linden Street Renovation Old Town District Standards The project complies with all relevant Old Town District Standards. Below is a description of the standards and proposed compliance strategies: OTDS 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. Street and alley networks are retained in the proposed design, with additional pedestrian circulation space added along Linden Street. OTDS 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 No public plazas or courtyards are proposed, as this project is a street renovation. However, street furniture and public art are proposed. The historical/interpretive marker at the NE corner of Linden/Jefferson will be retained and potentially relocated appropriately. OTDS 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 permissible to locate an at-grade dining area in the public ROW in a street wall context, subject to any necessary permits or encroachment agreements which may be required. The dining area shall be clearly defined in this setting At-grade dining areas currently exist along Linden St. in the public ROW and will are clearly defined with steel railings. The width of these patios/dining areas can be increased by approximately 2', due to enlarged pedestrian areas. OTDS 4.24 - Minimize the visual impact of security devices Removable bollards are anticipated at street edges, in conjunction with temporary traffic barricades. Both of these will be used only during events. OTDS 4.29 - Leave archeological resources in place, to the maximum extent feasible. Avoid disturbing known archeological resources. There are no known archeological resources on Linden St. If any are encountered during construction, all local protocols will be followed. ITEM 4, ATTACHMENT 2 Packet Pg. 141 1 Linden Street Renovation Project LPC Presentation December 18, 2019 Landmark Preservation Commission 2 Presentation of final Linden Street Design • Request review and approval of the selected design for Linden Street as it relates to the Department of the Interior Guidelines for Treatment of Cultural Landscapes Address work session comments throughout presentation 1 2 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-1 Historical Use and Context 3 Parades, community gathering space, retail and commercial use  Convertible Street Concept Overall Site Plan 4 3 4 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-2 Enlarged Site Plan 5 Cross Section 6 5 6 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-3 Design Considerations 7 Topography • Historic drainage patterns maintained (south to north) Vegetation • All existing trees will be protected; new planting will focus on native perennials and specific species of trees Circulation • Maintain historic patterns - Storefront walkways; shared street; parallel parking Structures • Existing Conditions Survey Special Considerations • Accessibility, safety, energy, environment Trees and Space 8 7 8 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-4 Central Element 9 Kinetic Light Feature 10 9 10 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-5 Drainage Exhibits 11 Drainage Exhibits 12 11 12 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-6 Plan of Protection Part 7.0 • After first paragraph add: - “If excavation throughout the right of way uncovers archeological significant artifacts, the project work shall cease. The City shall be notified upon which the Engineering Department will engage the services of an experienced archeologist to assess the artifacts and provide guidance to the City on preservation and historical documentation of artifacts discovered.” • Of note, the entire cross section of Linden was removed and renovated in 1995. Trench excavation occurred to depths of 12-ft at Walnut and to 6-ft throughout Linden from Walnut to Jefferson. 13 14 Contact Information Keith Meyer, P.E. Ditesco Project Manager 970-988-8605 keith.meyer@ditescoservices.com Kyle Lambrecht, P.E. COFC Project Manager 970-221-6566 klambrecht@fcgov.com www.fcgov.com/engineering/linden-street-renovation 13 14 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-7 Backup slides 15 Existing Conditions – 1995 Improvements 16 15 16 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-8 Placemaking Elements 17 Placemaking Elements 18 17 18 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-9 Placemaking Elements 19 Placemaking Elements 20 19 20 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-10 Placemaking Elements 21 Project Timeline 2014 Downtown Development Authority (DDA) Design Charette • Recommends Alternative A (parallel/diagonal parking option) 2015 Budgeting for Outcomes (BFO) and Community Capital Improvements (CCIP) Tax Initiative • $3.8M awarded to project through support of Council and the Community • Envisioned a more vibrant pedestrian oriented urban street • Further refinement of Alternative A based on public input 2017 Firehouse Alley Parking Garage Constructed 2019 Project Design Begins 22 21 22 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-11 Project Goals 23 “Bridge the Gap” Flexible Space Economic Vitality Partnerships World Class Experience Complement Past/Plan for Future Linden Street Renovations Project Inspiration 24 23 24 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-12 Outreach Summary 25 Statistics – Linden Street • Owners Contacted – 41 • Total Meetings – 36 • Surveys Distributed – 35 • Surveys Returned – 15 Statistics – Open House • Attendees – 53 • Attendee Feedback – 50 Total Respondents - 65 Alternative Preference 26 Based on Public Feedback, Alternative A-1 was added 73% 22% 7% 0 10 20 30 40 50 60 70 80 Linden Street Property/Business Owners Alternative A Alternative B Alternative C 56% 28% 16% 0% 0 10 20 30 40 50 60 Open House Attendees Alternative A Alternative A-1 Alternative B Alternative C 25 26 ITEM 4, EXHIBIT A Applicant Presentation - presented at hearing Packet Pg. 141-13 Agenda Item 5 Item 5, Page 1 STAFF REPORT December 18, 2019 Landmark Preservation Commission PROJECT NAME 714 W. MOUNTAIN AVENUE – CARRIAGE HOUSE ALTERATION – CONCEPTUAL REVIEW STAFF Jim Bertolini, Historic Preservation Planner Yani Jones, Historic Preservation Specialist PROJECT INFORMATION PROJECT DESCRIPTION: The property owner is seeking input on two potential options to add additional indoor parking to their existing historic carriage house. Option 1 is an addition of one garage bay to the west elevation of the existing structure. Option 2 is the enclosure of an existing carport into a garage bay. The project also proposes replacement of the wood shingle roof with asphalt shingles, the replacement in- kind of the wood shingle cladding on the carriage house, and the replacement of the gable-end window on the upper floor. APPLICANT/OWNER: Henry P. Thode, III. PO Box 1824 Fort Collins, CO 80522-1824 RECOMMENDATION: N/A – Conceptual Review COMMISSION’S ROLE: Conceptual review is the first phase of the design review hearing and is an opportunity for the applicant to discuss requirements, standards, design issues, and policies that apply to designated resources with the Commission. Conceptual review of any proposed alteration may be limited to certain portions of the work as deemed appropriate by the Commission. The applicant may waive the conceptual review and proceed directly to final review. Each application may be finally reviewed and decided upon by the Commission at the same meeting as the Commission’s conceptual review of the application or at a subsequent meeting. During final review, the Commission shall consider the application and any changes made by the applicant since conceptual review. This is the Commission’s first discussion of the proposed work to this designated landmark. Staff has identified several issues (noted below) that require additional information in order to finalize staff findings regarding the proposed work and recommends that a final design should be completed and approved pending resolution of those items. EXECUTIVE SUMMARY: City Council designated the Ault/Thode property at 714 W. Mountain Avenue as a City Landmark on August 18, 2015 as a well-preserved example of a Foursquare dwelling with Classical Revival detailing. The property includes an historic 1.5-story carriage house at the rear of the property, clad in wooden shingles. The conceptual options proposed would both re-open a garage door on the rear of the carriage house that is currently covered Packet Pg. 142 Agenda Item 5 Item 5, Page 2 in shingles, reroof the property, replace the shingle cladding, and replace the window in the south-facing gable. Option 1 would make an addition onto the west elevation of the carriage house to provide a new, alley (north)- facing garage bay, replace the existing wood garage doors on the front (south elevation) of the carriage house, and rehabilitate the existing windows that would now be enclosed on the interior. Option 2 would enclose the existing carport constructed in 1986, rehabilitate the historic garage doors, and replace historic west-facing windows with similar units. In both cases, the owner will be insulating the building for year-round use. ARCHITECTURAL DESCRIPTION: The 2015 nomination form describes the carriage house as follows: There is what appears to be a historic carriage house on the northeast portion of the lot. The building has open eaves with exposed structural elements and is clad in wooden shingles. The building is 1½ stories with a front-gabled roof and nearly full-width set of doors that open out on the southern elevation. A carport element extends from the front, southern elevation. According to building permit records, this was constructed in 1986 and appears to be attached to the building by a ledger board. The eastern elevation of the building is void of openings, while the western elevation contains two nine-light square windows and an awning feature on its southern end. The rear, or northern elevation, contains a single bay access opening, which is currently covered in wood shingles, in addition to an opening into the second level loft area of the building that is also covered in wood shingles. According to historic Sanborn Fire Insurance Maps, the carriage house building was extent as early as 1909. Neither the house, nor the carriage house, is depicted in the 1906 Sanborn map. According to the current property owner, whose family has owned the property since 1955, the carriage house has been clad in wooden shingles for as long as he can remember. ALTERATION HISTORY: Known alterations of the property to date include: • Date unknown – enclosure of rear (alley) entry with wood shingles to match cladding. • 1986 – addition of carport to front of carriage house. HISTORY OF DESIGN REVIEW: This property has undergone Design Review in the past, specifically an addition onto the rear of the main house in 2015 following Landmark designation. The project sought State Historic Tax Credits but the application was unsuccessful. HISTORY OF FUNDED WORK/USE OF INCENTIVES: As noted above, the owner sought State Historic Tax Credits as part of a 2015 rehabilitation but the application was unsuccessful. DESCRIPTION OF PROPOSED WORK: The applicant is seeking input from the LPC on the acceptability for the addition onto the carriage house on two potential options: • Option 1 – addition onto the west side of the carriage house with a rear/alley-facing garage bay, rehabilitation of wood windows along west elevation, and replacement of existing south-facing garage doors. • Option 2 – enclosure of the carport area into additional garage space and replacement of wood windows on west elevation with similar units. The applicant is also proposing the following repairs or alterations to the property under both proposed options: • Re-opening of north garage entry and installation of a new operable door unit. • Replacement of wood shingle roof with asphalt composition shingles. • Replacement of wood shingle wall cladding in-kind. • Replacement of 1-by-1 window in south gable end above carport. Packet Pg. 143 Agenda Item 5 Item 5, Page 3 REQUESTS FOR ADDITIONAL INFORMATION: Staff has made no requests in advance of this conceptual review. PUBLIC COMMENTS SUMMARY No public comment about this project has been received at this time. STAFF EVALUATION OF APPLICABLE REVIEW CRITERIA: Staff has provided a summary and table review of each proposed option below. The Commission is not being asked to approve either proposal this evening but is being asked to provide relevant feedback to the applicant regarding the appropriateness of either proposed option. The insulation and interior modifications to the carriage house are not subject to review under Chapter 14, Article IV. Regarding the four general requests for exterior alterations, the roof replacement, shingle cladding replacement in-kind, window replacement, and re-opening of the north entry, staff notes the following: • Roof replacement – The change in material from wood shingle to asphalt shingle is not typically recommended, and has generally been rejected by both staff and the Commission in the past as inconsistent with Rehabilitation Standards 2, 5, and 6. Replacement is generally required to be in-kind, especially for properties recognized for their architectural significance. The altered state of the carriage house and its cladding entirely in wood shingles may be factors for the Commission to consider. • Shingle wall cladding replacement – While the proposed replacement is in-kind, generally wholesale replacements are discouraged in favor of replacing only deteriorated sections, such as the shingling on the west elevation which appears heavily weathered. Partial replacement is generally recommended as more consistent with Standard 6. • Replacement of gable-end window – Based on photographs, it is possible that this window opening was a later modification and may not be a character-defining feature of the garage. However, it appears to be in good condition. • Re-opening of north garage entry – Based on photographs and a site visit, the re-opening of this north garage entry appears to be consistent with the Standards. However, appropriateness of this option depends on the compatibility of the new garage door with the historic character of the existing carriage house. Staff notes that based on challenges to meeting the Secretary of the Interior’s Standards for Rehabilitation in both concepts, it may be worthwhile to consider alternatives to the two proposals that retain additional historic material and enhance compatibility of design. Option 1 Summary In addition to the general work items noted above, Option 1 proposes the following: • Construct an addition of a new garage bay onto the west elevation of the existing, historic carriage house. • The north/alley side of the historic carriage house would be re-opened with a new garage door. The existing garage doors on the front/south elevation would be removed and replaced. Staff’s review of the proposal under the Secretary of the Interior’s Standards for Rehabilitation notes that this option meets the Standards in several important ways, especially compatibility of design, but that the covering of the historic windows on the west elevation and the replacement of the historic garage doors are not consistent with Standards 2, 5, and 6. Staff would further note that exterior elements that become enclosed (i.e., are now interior spaces) would no longer be subject to design review under City Code. Packet Pg. 144 Agenda Item 5 Item 5, Page 4 Applicable Code Standard Summary of Code Requirement and Analysis – Option 1 Standard Met (Y/N) SOI #1 A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. There is no proposed change in use as a result of this project. Y SOI #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Elements of this proposed option appear to meet this Standard, including the re- opening of the former garage opening on the north/rear elevation, although a compatible garage door would need to be selected. The comparatively minor demolition of a new passageway between the existing carriage house and proposed addition appear consistent. However, covering of the windows and replacement of the garage doors do not appear to meet this Standard as they are defining characteristics of the building. N SOI #3 Each property will 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 elements from other historic properties, will not be undertaken. The proposed addition appears to meet this Standard, being sufficiently differentiated from the original building to avoid a false sense of history. Y SOI #4 Changes to a property that have acquired historic significance in their own right will be retained and preserved. The proposed option does not appear to be affecting any alterations to the building that would be historic in their own right. Y SOI #5 Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Elements of this proposed option appear to meet this Standard, including the re- opening of the former garage opening on the north/rear elevation, although a compatible garage door would need to be selected. The comparatively minor demolition of a new passageway between the existing carriage house and proposed addition appear consistent. However, the windows and garage doors are distinctive features of the carriage house and the proposed covering of the windows and replacement of the garage doors do not appear to meet this Standard. N SOI #6 Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. The proposed replacement of garage doors does not appear to meet this Standard. While the door tracks are in need of repair or replacement, the doors themselves are in good condition. Options that either repair the door track and/or refit the doors for a new door mechanism may be more consistent with this Standard. N SOI #7 Agenda Item 5 Item 5, Page 5 SOI #8 Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Excavation for the proposed addition is anticipated to be minor, and based on the significance of the property, archaeological discoveries made during construction are not anticipated to provide important information. Y SOI #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. The addition itself appears compatible, distinguishable, and subordinate to the historic carriage house, meeting this Standard. Y SOI #10 New additions and adjacent or related new construction will 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. The demolition of west wall of carriage house to provide access to the proposed addition is minimal and appears consistent with this Standard. It should be noted that the current exterior west elevation of the carriage house would become an interior wall and no longer subject to review under the City’s historic preservation ordinance. Y Option 2 Summary In addition to the general work items noted above, Option 2 proposes to enclose most of the current area of the existing carport into additional garage space, as well as remove the historic garage doors and re-open the north/alley facing garage entry with a new door. Staff’s review of the proposal under the Secretary of the Interior’s Standards for Rehabilitation notes that this option meets the Standards in several important ways, especially retention of historic materials, but that the replacement of the historic windows on the west elevation and the obstruction of the historic garage doors may not consistent with Standards 2, 5, and 9. Applicable Code Standard Summary of Code Requirement and Analysis - Option 2 Standard Met (Y/N) SOI #1 A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. There is no change in use proposed as a part of this proposal. Y SOI #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The opening of the former garage opening on the north/alley elevation of the carriage house appears consistent with this Standard. However, the obstruction of the historic garage doors, and enclosure of the carport do not appear to meet this Standard. It not only obscures the primary elevation of the carriage house, but alters the spatial relationship between the carriage house and the main house. N Packet Pg. 146 Agenda Item 5 Item 5, Page 6 SOI #3 Each property will 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 elements from other historic properties, will not be undertaken. The additions proposed would not create a false sense of history and clearly delineate the new addition from the old. Y SOI #4 Changes to a property that have acquired historic significance in their own right will be retained and preserved. The carport is not considered historic – no historic alterations appear to be disrupted under this option. Y SOI #5 Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Elements of this proposed option appear to meet this Standard, including the re- opening of the former garage opening on the north/rear elevation, although a compatible garage door would need to be selected. However, the windows and garage doors are distinctive features of the carriage house. The proposed replacement of the windows may meet Standards if in-kind replacements are selected, especially if functionality of the windows is a concern, although intensive rehabilitation may also provide functionality. The obstruction of the historic garage doors does not appear to meet this Standard. It is important to note that once the historic doors are enclosed, they are classified as interior space no longer subject to Chapter 14 review. N SOI #6 Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. The option as proposed retains and repairs most historic materials, or appears to be replacing in-kind. However, it is important to note that once the historic doors are enclosed, they are classified as interior space no longer subject to Chapter 14 review. Y SOI #7 Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. N/A SOI #8 Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. It appears that new excavation would be minimal, focused on anchoring new structural elements for the finished out garage bay in the carport footprint. Based on the significance of the property, archaeological discoveries made during construction are not anticipated to provide important information. Y Packet Pg. 147 Agenda Item 5 Item 5, Page 7 SOI #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. The location of the new garage bay on the façade of the historic carriage house does not appear to meet this Standard. It disrupts the primary historic elevation, alters the spatial relationship between the main house and the carriage house, and obscures one of the character-defining features of the building, the garage doors. While the proposed addition in this option is differentiated from the historic building, it is not compatible or subordinate to the historic building. N SOI #10 New additions and adjacent or related new construction will 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. As proposed, the addition would involve minimal demolition to attach the new garage bay. Reversibility of the addition appears possible without significant loss of historic fabric, although interior historic elements would no longer be subject to review under Chapter 14 of Municipal Code. Y INDEPENDENT EVALUATION SUMMARY N/A FINDINGS OF FACT: In evaluating the request for the addition to the carriage house at 714 W. Mountain Avenue under Chapter 14, Article IV of Municipal Code, staff makes the following findings of fact: • Option 1 does not currently meet the Secretary of the Interior’s Standards for Rehabilitation, specifically Standards 2, 5, and 6. • Option 2 does not currently meet the Secretary of the Interior’s Standards for Rehabilitation, specifically Standards 2, 5, and 9. • Proposed replacement of the carriage house wood shingle roof with asphalt shingles is not consistent with Rehabilitation Standards 2, 5, and 6. • Proposed replacement of wood shingle wall cladding in-kind, may meet the Standards, although partial replacement would be more consistent with Standard 6. • Proposed replacement of gable-end window may be consistent with the Standards depending on the selected replacement. • Re-opening of north garage entry appears consistent with the Standards, depending on the selection of an appropriate new door. RECOMMENDATION: Staff has not provided a recommendation as the application is for conceptual review only. ATTACHMENTS: 1. Application for Conceptual Review w/ Option sketches 2. Landmark Designation Nomination Form 3. Staff Presentation Packet Pg. 148 ITEM 5, ATTACHMENT 1 Packet Pg. 149 ITEM 5, ATTACHMENT 1 Packet Pg. 150 ITEM 5, ATTACHMENT 1 Packet Pg. 151 ITEM 5, ATTACHMENT 1 Packet Pg. 152 83 83     ,17$// *$5$*('225     1 83 83      *$5$*('225     ,167$//*$5$*('225 6+2:(6675((7 )257&2//,16&2  '5$:1 &+(&.(' 127)25&216758&7,21 '$7( 127)25&216758&7,21 6&$/(&+(&. A GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 $ 0+-*  HANK THODE  OPTION 2 1/8" = 1'-0" (E) 1F PLAN 1/8" = 1'-0" (N) 1F PLAN ITEM 5, ATTACHMENT 1 Packet Pg. 154 ITEM 5, ATTACHMENT 1 Packet Pg. 155 ITEM 5, ATTACHMENT 1 Packet Pg. 156 ITEM 5, ATTACHMENT 1 Packet Pg. 157 ITEM 5, ATTACHMENT 1 Packet Pg. 158 ITEM 5, ATTACHMENT 1 Packet Pg. 159 ITEM 5, ATTACHMENT 1 Packet Pg. 160 Revised 08-2014 Page 1 Fort Collins Landmark Designation LOCATION INFORMATION: Address: 714 West Mountain Avenue Legal Description: Lot 33, Block 281, Loomis Amended, City of Fort Collins Property Name (historic and/or common): The Ault/Thode Property OWNER INFORMATION: Name: Henry Thode III Phone: 970-635-9972 Email: pairadox01@gmail.com Address: P.O. Box 7235, Loveland, CO, 80537 CLASSIFICATION Category Ownership Status Present Use Existing Designation Building Public Occupied Commercial Nat’l Register Structure Private Unoccupied Educational State Register Site Religious Object Residential District Entertainment Government Other FORM PREPARED BY: Name and Title: Cassandra Bumgarner, Historic Preservation Planning Intern Address: City of Fort Collins, Historic Preservation Department, P.O. Box 580, Fort Collins, CO 80522 Phone: 828-499-1235 Email: cbumgarner@fcgov.com Relationship to Owner: None. DATE: May 27, 2015 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.41 0 970.22 4- fax fcgov.c ITEM 5, ATTACHMENT 2 Packet Pg. 161 Revised 08-2014 Page 2 TYPE OF DESIGNATION and BOUNDARIES Individual Landmark Property Landmark District Explanation of Boundaries: The boundaries of the property being designated as a Fort Collins Landmark correspond to the legal description of the property, above. SIGNIFICANCE Properties are eligible for designation if they possess significance, which is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. For designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must meet one (1) or more of the following standards: Standard A: Events. This property is associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. It is associated with either (or both) of these two (2) types of events: 1. A specific event marking an important moment in Fort Collins prehistory or history; and/or 2. A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. Standard B: Persons/Groups. This property is associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented. Standard C: Design/Construction. This property embodies the identifiable characteristics of a type, period or method of construction; represents the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possesses high artistic values or design concepts; or is part of a recognizable and distinguishable group of properties. Standard D: Information potential. This property has yielded, or may be likely to yield, information important in prehistory or history. ITEM 5, ATTACHMENT 2 Packet Pg. 162 Revised 08-2014 Page 3 EXTERIOR INTEGRITY Properties are eligible for designation if they possess exterior integrity, which is the ability of a site, structure, object or district to be able to convey its significance. The exterior integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities: location, design, setting, materials, workmanship, feeling and association. All seven qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. Standard A: Location. This property is located where it was originally constructed or where an historic event occurred. Standard B: Design. This property retains a combination of elements that create its historic form, plan space, structure, and style. Standard C: Setting. This property retains a character and relationship with its surroundings that reflect how and where it was originally situated in relation to its surrounding features and open space. Standard D: Materials. This property retains much of the historic physical elements that originally formed the property. Standard E: Workmanship. This property possesses evidence of the crafts of a particular culture or people during any given period in history or prehistory. This consists of evidence of artisans' labor and skill in constructing or altering the building, structure or site. Standard F: Feeling. This property expresses the aesthetic or historic sense of a particular period or time. This results from the presence of physical features that, taken together, convey the property's historic character. Standard G: Association. This property retains an association, or serves as a direct link to, an important historic event or person. It retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. ITEM 5, ATTACHMENT 2 Packet Pg. 163 Revised 08-2014 Page 4 STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY (Please describe why the property is significant, relative to the Standard(s) above, and how it possesses exterior integrity.) The Ault/Thode Property at 714 West Mountain Avenue is significant under Fort Collins Landmark Designation Standard C, as a well preserved example of a Foursquare dwelling with Classical Revival detailing. The building retains preponderance of all seven aspects of integrity, A through G. With somewhat limited representation in Fort Collins, Foursquare dwellings were widely constructed throughout much of Colorado after 1900. Foursquare dwellings are easily recognizable for their square plans, two-story height, overall simplicity, and adaptability to a variety of contemporary stylistic treatments. According to History Colorado’s Guide to Historic Architecture and Engineering: “The typical Foursquare is a two-story hipped roof structure with central dormer, minimal decoration, broad overhanging eaves with brackets or modillions, classical frieze with dentils, and a porch, usually full-width with a hipped roof supported by Doric or Tuscan columns or by square posts. Occasionally, a Foursquare will feature a shaped gable or will be considerably larger with more elaborate ornamentation. In each case, the basic square plan is predominant.” Nearly all of these architectural features are represented in the building at 714 West Mountain Avenue, including the two-story square plan, full-width front porch with square columns and pedimented dormer, and hipped roof with decorative brackets in open eaves. ITEM 5, ATTACHMENT 2 Packet Pg. 164 Revised 08-2014 Page 5 HISTORICAL INFORMATION (Please include city directory research and/or a title search if the property is important for its association with a significant person.) On February 13, 1907, writers of the Fort Collins Courier celebrated the completion of Thomas E. Giller’s home, a Colorado and Southern agent, as “another of the substantial improvements being made on that pretty avenue.” 1 Interestingly, the year prior to the completion of Giller’s home, JM Morrison owned the property at 714 West Mountain Avenue. Fort Collins City Directories indicate that Morrison was a carpenter and lived next-door at 718 West Mountain Avenue. Therefore, it is possible that Morrison constructed the residence at 714 West Mountain Avenue and sold it to Giller. Giller’s home had elements of the contemporarily modern and influential Classical Revival stylistic elements in the popular Foursquare form. The Giller family lived in the home for a couple of years until Alexander Ault purchased the home in 1909 and lived there with his wife Aida and family. Alexander was involved in agricultural business in the area, acquiring some notoriety for himself in the community through purchasing a substantial amount of wheat from farmers during a difficult economic time. The town of Ault, east of Fort Collins, was named after Alexander during the first few years of the twentieth century. Taken from the “Ault Advertiser,” on July 10, 1907, The Fort Collins Weekly Courier reported Ault as stating: “The place was named for me without any solicitation on my part, as I had considerable land here and bought all the wheat from farmers when there was only a wagon scale and switch and I had to go a mile and a half for meals and lodgings. I loaded 100 cars of wheat from there from the 15 th of August to the 1 st of November, in the year 1905, but I can now see where I made a great mistake in not staying there a few years longer.” The property sold to Fred W. Stover, a former Fort Collins Mayor, in 1924 from the Alexander Ault estate through and Administrators deed, and was then transferred back to Nelle Ault in 1927. Edson Ault, along with Winton and Nelle Ault, occupied the residence during the time of Stover’s ownership, according to City Directories. Winton was the son of Alexander and lived in his childhood home for 17 years. After the Aults left in 1944, the house was occupied by five different owners over the course of ten years. The owners in order are Paul L. Henry, Edward W. and Roberta H. Withrow, Otis T. and Josephine E. Massey, W. L. and Elsie S. Sybert, and Dr. J. Frank and Lee Hurdle. When W. L. Sybert owned the home, he remodeled the second floor to “move present bathroom to new location over kitchen. Build new fireplace and chimney.” 2 In 1955, Dr. Henry P. Thode Jr. and his wife Mary A. purchased the home. During Thode’s career he partnered with Dr. Frank A. Betts as general family physicians. 3 Thode was the second from Poudre Valley Hospital’s family practice residency program. From 1955 until 2014, he owned the home. In 2014, the home passed on to his son, Henry P. Thode III. Today the home is used as a single family residence. 1 “Local and Personal,” Fort Collins Courier, February 13, 1907, 13. 2 Building Permit No. 12624, City of Fort Collins, April 1, 1952, accessed at http://history.fcgov.com/cdm4/item_viewer.php?CISOROOT=/bp&CISOPTR=13786&CISOBOX=1&REC=1. 3 Fort Collins City Directory, 1956, (Loveland, Colorado: Rocky Mountain Directory Co., 1956), 19. Accessed May 18, 2015. http://history.fcgov.com/cdm4/document.php?CISOROOT=/cid&CISOPTR=26694&CISOSHOW=26495&REC=1. ITEM 5, ATTACHMENT 2 Packet Pg. 165 Revised 08-2014 Page 6 ARCHITECTURAL INFORMATION Construction Date: February, 1907 Architect/Builder: Unknown Building Materials: Sandstone, wood, and stone. Architectural Style: Foursquare with Classical Revival elements Description: The residence at 714 West Mountain Avenue is constructed in the Foursquare form with a rectangular plan that sits on a narrow, deep lot. The two-story building is clad in horizontal lap siding and covered by an asphalt shingled, flared hipped roof. The roof contains a central flared hipped dormer with centrally placed diamond patterned window. The structure has prominent, overhanging eaves, symmetrical façade, formal porch entry, and sandstone foundation. The symmetrical façade (southern elevation) features a central, fixed window on the second floor, flanked by two one-over-one fixed windows. The top pane in each features a diamond-shaped design similar to that on the dormer. The front porch is enclosed with visible massive square posts. The enclosure is also symmetrical, with the door flanked by a set of two-over-two panes of glass. The porch entry is covered with a pediment and is flanked by two additional massive square posts. On the second story of the western elevation, there is central, fixed pane window flanked by two one-over-one sash windows. The first story of the elevation has a single and pair of one-over-one sash windows. Toward the southwest of the elevation, there is irregular massing with the second story not being full width and the first story having a shed roof. On the secondary story, there is another single pane, fixed window. The first floor has two doors, one with three steps leading up to it and the other level with the ground. Both doors are paneled. The southern elevation features three one-over-one sash windows and a casement window on the first floor. The eastern elevation has five one-over-one sash windows and two fixed, single pane windows. This elevation is not symmetrical. There is another door on this elevation with a small awning. It appears the central one-story element protruding from the building’s rear (northern) elevation is original, as its eave detailing, siding and foundation material are consistent with the main building. There is a second-story addition over this element, along with a shed-roofed one-story addition to the east. No construction information is available for either addition. The additions do not appear to compromise any of the seven aspects of integrity related to the building. There is what appears to be a historic carriage house on the northeast portion of the lot. The building has open eaves with exposed structural elements and is clad in wooden shingles. The building is 1½ stories with a front-gabled roof and nearly full-width set of doors that open out on the southern elevation. A carport element extends from the front, southern elevation. According to building permit records, this was constructed in 1986 and appears to be attached to the building by a ledger board. The eastern elevation of the building is void of openings, while the western elevation contains two nine-light square windows and an awning feature on its southern end. The rear, or northern elevation, ITEM 5, ATTACHMENT 2 Packet Pg. 166 Revised 08-2014 Page 7 contains a single bay access opening, which is currently covered in wood shingles, in addition to an opening into the second level loft area of the building that is also covered in wood shingles. According to historic Sanborn Fire Insurance Maps, the carriage house building was extent as early as 1909. Neither the house, nor the carriage house, is depicted in the 1906 Sanborn map. According to the current property owner, whose family has owned the property since 1955, the carriage house has been clad in wooden shingles for as long as he can remember. ITEM 5, ATTACHMENT 2 Packet Pg. 167 Revised 08-2014 Page 8 REFERENCE LIST or SOURCES of INFORMATION (attach a separate sheet if needed) City of Fort Collins city directories, 1907–2014, City of Fort Collins, Historic Preservation Department, Fort Collins, Colorado. City of Fort Collins building permits, Historic Preservation Department, Fort Collins, Colorado. Fort Collins Courier, “Early Ault,” July 10, 1907 Fort Collins Courier, “Local and Personal,” February 13, 1907 History Colorado Guide to Historic Architecture and Engineering: http://www.historycolorado.org/oahp/foursquare Larimer County Tax Assessor Records. Sanborn Fire Insurance Maps, 1906-1948. “Sugar Beets, Streetcar Suburbs, and the City Beautiful, 1900-1919.” History Connection. Accessed May 11, 2015. http://history.fcgov.com/archive/contexts/sugar.php. ITEM 5, ATTACHMENT 2 Packet Pg. 168 ITEM 5, ATTACHMENT 2 Packet Pg. 169 N LOOMIS AVE W MOUNTAIN AVE N WHITCOMB ST N GRANT AVE W OAK ST N WASHINGTON AVE LAPORTE AVE 0 100 200 400 714 W 600 Mountain 800 Avenue Ü Feet SITE ITEM ATTACHMENT 5, ATTACHMENT 1 2 Packet Pg. 170 714 West Mountain Avenue - Fort Collins Landmark Designation 714 W. Mountain Avenue South Elevation 714 W. Mountain Avenue Southeast Elevation ATTACHMENT 3 ITEM 5, ATTACHMENT 2 Packet Pg. 171 714 W. Mountain Avenue East Elevation 714 W. Mountain Ave. Southwest Elevation ITEM 5, ATTACHMENT 2 Packet Pg. 172 714 W. Mountain Avenue Northeast Elevation 714 W. Mountain Ave. North Elevation ITEM 5, ATTACHMENT 2 Packet Pg. 173 714 W. Mountain Ave. North Elevation ITEM 5, ATTACHMENT 2 Packet Pg. 174 714 West Mountain Avenue – Garage – Southern Elevation 714 West Mountain Avenue – Garage – Southern Elevation ITEM 5, ATTACHMENT 2 Packet Pg. 175 714 West Mountain Avenue – Garage – Southern Elevation Back of the garage (north) close up ITEM 5, ATTACHMENT 2 Packet Pg. 176 Rear of the garage (north) close up Rear of garage (north) ITEM 5, ATTACHMENT 2 Packet Pg. 177 Front of garage (south) close up Side of garage (west) ITEM 5, ATTACHMENT 2 Packet Pg. 178 Side of garage (west) close up of window Front of garage (south) close up of door ITEM 5, ATTACHMENT 2 Packet Pg. 179 1 714 W. Mountain Ave. Carriage House: Conceptual Review Jim Bertolini, Historic Preservation Planner and Yani Jones, Historic Preservation Specialist Landmark Preservation Commission, December 18, 2019 714 W. Mountain Ave. – Location Map 2 • Ault/Thode Property (landmarked 2015) • Highlighted Site – c.1909 Carriage House/Garage 1 2 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 180 Historic Resources and Background 3 Criterion 3 (Design/Construction) • Foursquare House (1907) • Carriage House (c. 1909- no building permit; Carport added 1986) • Owners included: • Thomas E. Giller (1907-1909) • Alexander Ault (1909-1924) • Fred W. Stover (1924-1927) • Dr. Henry P. Thode, Jr. and Mary A. Thode (1955-2014) • Henry P. Thode III (2014- present) Tax Assessor Photo (1968) 700 Block Mountain Survey Photo (1998) Garage – Current Photos South Elevation 4 3 4 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 181 Garage – Current Photos West Elevation 5 North and East Elevations 6 Garage – Current Photos North Elevation East Elevation 5 6 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 182 LPC’s Role Conceptual Design Review [Sec. 14-54(a)]: Review project and provide comments regarding compliance with adopted standards: • Secretary of the Interior’s Standards for Rehabilitation Problems can be identified and solved prior to final review of the application LPC can request more information or exploration of alternatives 7 Applicant’s Priorities • Enclosed garage space for two vehicles, including a truck • Easy-to-open garage door • Garage access from the alley at the rear of the property • Insulation of historic carriage house 8 7 8 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 183 Garage Addition – Option 1, Elevation View South and West Elevations 9 Garage Addition – Option 1, Plan View Side-by-Side Comparison Option 1 Close-up 10 9 10 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 184 Garage Addition – Option 1, Staff Findings of Fact • The work as proposed does not comply with Municipal Code Chapter 14, Article IV. • Does not currently satisfy all of the applicable Secretary of the Interior’s Standards for Rehabilitation, as required. • Specifically, the proposed work does not appear to meet Standards 2, 5, and 6. 11 Garage Addition – Option 2, Elevation View South and West Elevations 12 11 12 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 185 Garage Addition – Option 2, Plan View Side-by-Side Comparison Option 2 Close-up 13 Garage Addition – Option 2, Staff Findings of Fact • The work as proposed does not comply with Municipal Code Chapter 14, Article IV. • Does not currently satisfy all of the applicable Secretary of the Interior’s Standards for Rehabilitation, as required. • Specifically, the proposed work does not appear to meet Standards 2, 5, and 9. 14 13 14 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 186 Other Work Items Proposed • Re-opening of north garage entry and installation of a new operable door unit. • This project element likely meets the Standards for Rehabilitation. • Replacement of wood shingle roof with asphalt composition shingles. • This project element likely does not meet the Standards for Rehabilitation. • Standards 2, 5, and 6. • Replacement of wood shingle wall cladding in-kind. • This project element may meet the Standards for Rehabilitation, but wholesale siding replacement is typically discouraged. • Standard 6 • Replacement of 1-by-1 window in south gable end above carport. • This project element may meet the Standards for Rehabilitation, although the window does not appear to be in poor condition based on photographs. • Standard 6 15 Reminder - LPC’s Role Conceptual Design Review [Sec. 14-54(a)]: Review project and provide comments regarding compliance with adopted standards: • Secretary of the Interior’s Standards for Rehabilitation Problems can be identified and solved prior to final review of the application LPC can request more information or exploration of alternatives 16 15 16 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 187 714 W. Mountain Ave.: Development Review 17 Jim Bertolini, Historic Preservation Planner and Yani Jones, Historic Preservation Specialist Landmark Preservation Commission, December 18, 2019 17 ITEM 5, ATTACHMENT 3 Updated 12-17-19 Packet Pg. 188 1 2 ITEM 5, EXHIBIT A Applicant Presentation at hearing Packet Pg. 188-1 3 4 ITEM 5, EXHIBIT A Applicant Presentation at hearing Packet Pg. 188-2 5 6 ITEM 5, EXHIBIT A Applicant Presentation at hearing Packet Pg. 188-3 7 8 ITEM 5, EXHIBIT A Applicant Presentation at hearing Packet Pg. 188-4 9 10 ITEM 5, EXHIBIT A Applicant Presentation at hearing Packet Pg. 188-5  23* ( :,172 5(0$,1 ( :,172 5(0$,1 ,17$//*$5$*('225 6+2:(6675((7 )257&2//,16&2  '5$:1 &+(&.(' 127)25&216758&7,21 '$7( 127)25&216758&7,21 6&$/(&+(&. A GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 $ 0+-*  HANK THODE  OPTION 1 1/8" = 1'-0" (E) 1F PLAN 1/8" = 1'-0" (N) 1F PLAN ITEM 5, ATTACHMENT 1 Packet Pg. 153 Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. N/A Packet Pg. 145 ĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĂŶĚŵƵƐƚƚŚĞƌĞĨŽƌĞďĞƉƌĞƐĞƌǀĞĚ͘ ůƚĞƌŝŶŐ͕ĚĂŵĂŐŝŶŐŽƌĚĞƐƚƌŽLJŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐǁŚŝůĞŵĂŬŝŶŐŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŽĂĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞƚŽĐŽŵƉůLJǁŝƚŚƐĂĨĞƚLJĐŽĚĞƐ͘ ĞƐƚƌŽLJŝŶŐĂĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞ͛ƐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐǁŝƚŚŽƵƚĐĂƌĞĨƵůƚĞƐƚŝŶŐĂŶĚ ǁŝƚŚŽƵƚĐŽŶƐŝĚĞƌŝŶŐůĞƐƐŝŶǀĂƐŝǀĞĂďĂƚĞŵĞŶƚŵĞƚŚŽĚƐ͘ ZĞŵŽǀŝŶŐƵŶŚĞĂůƚŚĨƵůŵĂƚĞƌŝĂůƐǁŝƚŚŽƵƚƌĞŐĂƌĚƚŽƉĞƌƐŽŶĂůĂŶĚĞŶǀŝƌŽŶŵĞŶƚĂůƐĂĨĞƚLJ͘ DĂŬŝŶŐĐŚĂŶŐĞƐƚŽĐƵůƚƵƌĂůůĂŶĚƐĐĂƉĞƐǁŝƚŚŽƵƚĨŝƌƐƚĞdžƉůŽƌŝŶŐĞƋƵŝǀĂůĞŶƚŚĞĂůƚŚĂŶĚƐĂĨĞƚLJƐLJƐƚĞŵƐ͕ŵĞƚŚŽĚƐ͕Žƌ ĚĞǀŝĐĞƐƚŚĂƚŵĂLJďĞůĞƐƐĚĂŵĂŐŝŶŐƚŽĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘ ĂŵĂŐŝŶŐŽƌŽďƐĐƵƌŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐŽƌĂĚũĂĐĞŶƚĂƌĞĂƐŝŶƚŚĞƉƌŽĐĞƐƐŽĨ ĚŽŝŶŐǁŽƌŬƚŽŵĞĞƚĐŽĚĞƌĞƋƵŝƌĞŵĞŶƚƐ͘ ŽǀĞƌŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐǁŝƚŚĨŝƌĞƌĞƐŝƐƚĂŶƚƐŚĞĂƚŚŝŶŐǁŚŝĐŚƌĞƐƵůƚƐŝŶĂůƚĞƌŝŶŐƚŚĞŝƌǀŝƐƵĂů ĂƉƉĞĂƌĂŶĐĞ͘ hƐŝŶŐŵĂƚĞƌŝĂůƐŝŶƚĞŶĚĞĚƚŽƉƌŽǀŝĚĞĂĚĚŝƚŝŽŶĂůƉƌŽƚĞĐƚŝŽŶ͕ƐƵĐŚĂƐĨŝƌĞͲƌĞƚĂƌĚĂŶƚĐŽĂƚŝŶŐƐ͕ŝĨƚŚĞLJĚĂŵĂŐĞŽƌ ŽďƐĐƵƌĞĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐ͘ ZĂĚŝĐĂůůLJĐŚĂŶŐŝŶŐ͕ĚĂŵĂŐŝŶŐŽƌĚĞƐƚƌŽLJŝŶŐĐŚĂƌĂĐƚĞƌͲĚĞĨŝŶŝŶŐĨĞĂƚƵƌĞƐ͕ŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐǁŚĞŶĂĚĚŝŶŐŶĞǁ ĐŽĚĞͲƌĞƋƵŝƌĞĚĨĞĂƚƵƌĞƐ͘ dŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚĚŽĞƐŶŽƚĂĨĨĞĐƚ,ĞĂůƚŚĂŶĚ^ĂĨĞƚLJĐŽĚĞƐ͘dŚĞƌĞŝƐŶŽĞdžƉĞĐƚĂƚŝŽŶƚŽĞŶĐŽƵŶƚĞƌ ĐŽŶƚĂŵŝŶĂƚĞĚŵĂƚĞƌŝĂůƐŽƌŽƚŚĞƌƐŝŵŝůĂƌŝƐƐƵĞƐĂůŽŶŐƚŚĞďůŽĐŬĂƐŝƚǁĂƐĐŽŵƉůĞƚĞůLJƌĞŶŽǀĂƚĞĚŝŶϭϵϵϱ͘ ,ĞĂůƚŚĂŶĚ^ĂĨĞƚLJŽŶƐŝĚĞƌĂƚŝŽŶƐ ITEM 4, ATTACHMENT 2 Packet Pg. 131 ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƉůĂĐŝŶŐŝŶͲŬŝŶĚĂĨĞĂƚƵƌĞŽĨĂďƵŝůĚŝŶŐ͕ƐƚƌƵĐƚƵƌĞ͕ĨƵƌŶŝƐŚŝŶŐŽƌŽďũĞĐƚǁŚĞŶŝƚŝƐƚŽŽĚĞƚĞƌŝŽƌĂƚĞĚƚŽƌĞƉĂŝƌ͘EĞǁ ŵĂƚĞƌŝĂůƐƐŚŽƵůĚŵĂƚĐŚƚŚĞŽůĚŝŶĐŽŵƉŽƐŝƚŝŽŶ͕ĚĞƐŝŐŶ͕ĐŽůŽƌĂŶĚƚĞdžƚƵƌĞ͘&ŽƌĞdžĂŵƉůĞ͕ƌĞƉůĂĐŝŶŐďƌŽŬĞŶǁŽŽĚĞŶ ĨĞŶĐĞŽƌďĞŶĐŚƐůĂƚƐ͕ĐůĂƉďŽĂƌĚƐŽƌƐŚŝŶŐůĞƐ͕ǁŝŶĚŽǁƉĂƌƚƐ͕ŽƌĚĞĐŬƚŝŵďĞƌƐŝŶͲŬŝŶĚ͘ ZĞŵŽǀŝŶŐŽƌƌĞƉůĂĐŝŶŐĨĞĂƚƵƌĞƐŽĨďƵŝůĚŝŶŐƐ͕ƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐŽƌŽďũĞĐƚƐǁŝƚŚŶĞǁŵĂƚĞƌŝĂůǁŚĞŶŚŝƐƚŽƌŝĐ ŵĂƚĞƌŝĂůƐĂƌĞĂǀĂŝůĂďůĞ͘&ŽƌĞdžĂŵƉůĞ͕ĚĞŵŽůŝƐŚŝŶŐĂŶŝĐĞŚŽƵƐĞƌĂƚŚĞƌƚŚĂŶƌĞͲƌŽŽĨŝŶŐŝƚ͕ŽƌĨĂŝůŝŶŐƚŽƐĂǀĞĂŶĚ ƌĞĂƚƚĂĐŚƚŚĞŽƌŝŐŝŶĂůƉŽƌƚŝŽŶŽĨĂƐƚŽŶĞƐƚĂƚƵĞ͕ƵƐŝŶŐĂĐŽŶĐƌĞƚĞƌĞƉůĂĐĞŵĞŶƚŝŶƐƚĞĂĚ͘ ĚĚŝŶŐ͞ƉĞƌŝŽĚ͟ͲůŽŽŬŝŶŐďƵŝůĚŝŶŐƐ͕ƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐĂŶĚŽďũĞĐƚƐ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚĂƐŶŽƐƚƌƵĐƚƵƌĞƐ͕ĨƵƌŶŝƐŚŝŶŐƐŽƌŽďũĞĐƚƐĂƌĞ ƉůĂŶŶĞĚƚŽďĞƉĂƌƚŝĂůůLJƌĞŚĂďŝůŝƚĂƚĞĚǁŝƚŚƚŚĞƉƌŽũĞĐƚ͘ ^ƚĂďŝůŝnjĞĂŶĚWƌŽƚĞĐƚĞƚĞƌŝŽƌĂƚĞĚ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐĂŶĚDĂƚĞƌŝĂůƐĂƐĂWƌĞůŝŵŝŶĂƌLJDĞĂƐƵƌĞ ITEM 4, ATTACHMENT 2 Packet Pg. 130 &ŽƌĞƐƚƌLJŝǀŝƐŝŽŶƐ͘ >ŝŵŝƚĞĚZĞƉůĂĐĞŵĞŶƚ/Ŷ<ŝŶĚŽĨdžƚĞŶƐŝǀĞůLJĞƚĞƌŝŽƌĂƚĞĚWŽƌƚŝŽŶƐŽĨ,ŝƐƚŽƌŝĐ&ĞĂƚƵƌĞƐ ZĞĐŽŵŵĞŶĚĞĚ EŽƚZĞĐŽŵŵĞŶĚĞĚ >ŝŶĚĞŶ^ƚƌĞĞƚĞƐŝŐŶ ZĞƉůĂĐŝŶŐŝŶͲŬŝŶĚĂƐŝŶŐůĞƉůĂŶƚŽƌĂŶĞŶƚŝƌĞƉůĂŶƚŐƌŽƵƉŝŶŐǁŚĞŶƚŚĞǀĞŐĞƚĂƚŝŽŶŝƐƚŽŽĚĞƚĞƌŝŽƌĂƚĞĚŽƌĚĂŵĂŐĞĚ ƚŽďĞƐĂǀĞĚ͘&ŽƌĞdžĂŵƉůĞ͕ŝŶĨŝůůŝŶŐĂŶŝŶĚŝǀŝĚƵĂůƉůĂŶƚŝŶĂǁŝŶĚďƌĞĂŬ͕ŽƌƉĞƌĞŶŶŝĂůƐŝŶĂďŽƌĚĞƌ͕ǁŝƚŚŚŝƐƚŽƌŝĐĂůůLJ ĂƉƉƌŽƉƌŝĂƚĞƉůĂŶƚŵĂƚĞƌŝĂůƐ ZĞƉůĂĐŝŶŐǀĞŐĞƚĂƚŝŽŶƚŚĂƚŝƐďĞLJŽŶĚƌĞƉĂŝƌǁŝƚŚŶĞǁŵĂƚĞƌŝĂůǁŚĞŶƚŚĞŚŝƐƚŽƌŝĐƉůĂŶƚŝƐĂǀĂŝůĂďůĞ͘ dŚŝƐƐƚĂŶĚĂƌĚŝƐŶŽƚĂƉƉůŝĐĂďůĞƚŽƚŚĞ>ŝŶĚĞŶ^ƚƌĞĞƚƌĞŶŽǀĂƚŝŽŶƉƌŽũĞĐƚ͘ ITEM 4, ATTACHMENT 2 Packet Pg. 127 y,//d ITEM 4, ATTACHMENT 2 Packet Pg. 125 from alley to Jefferson St Pedestrian light - pole w/ hanging basket Ring catenary lighting Central focal point - kinetic/lighting feature 5DGLDOSDYHPHQWSDWWHUQVORZVWUDIğFQHDUDOOH\FURVVLQJ JEFFERSON STREET OLD FIREHOUSE ALLEY WALNUT STREET • Radial pattern tie to Old Town Square • Sinuous walking path • Curved shapes allow natural ped. movement • Umbrella cafe seating/game tables added along streetscape • Additional street trees Linden Street Renovations Overall Site Plan ITEM 4, ATTACHMENT 2 Packet Pg. 119 Search Database, Larimer County, https://records.larimer.org/landmarkweb. 59 Warranty Deed #20160017989, Astride a Starship, LLC to Mountain and Mason, LLC, March 25, 2016, Larimer County Official Records Search Database, Larimer County, https://records.larimer.org/landmarkweb. ITEM 3, ATTACHMENT 2 Packet Pg. 38 YES Packet Pg. 14 Approved November 25, 2019 Packet Pg. 11