HomeMy WebLinkAbout04/17/2019 - Landmark Preservation Commission - Supplemental Documents - Regular MeetingAgenda Item 1
Item 1, Page 1
STAFF REPORT April 17, 2019
Landmark Preservation Commission
PROJECT NAME
KAMAL/LIVINGSTON PROPERTY, 608 WEST LAUREL STREET, FORT COLLINS -
APPLICATION FOR FORT COLLINS LANDMARK DESIGNATION
STAFF
Cassandra Bumgarner, Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This item is to consider the request for a recommendation to City Council regarding
landmark designation for the Kamal/Livingston Property.
APPLICANT: Richard Livingston, Owner.
RECOMMENDATION: Approval of a Motion to Council Recommending Landmark Designation
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.
SUMMARY
STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY
The Kamal/Livingston Property is eligible for Fort Collins Landmark Designation under Standard C for being an
excellent example of a vernacular, mid-century residence and garage with Colonial Revival details with a
preponderance of all seven aspects of integrity. The workmanship of the Colonial Revival details sets the property
apart from other vernacular buildings constructed during this period and add to the architectural significance of
the property. Beautiful Colonial details on the property include the symmetrical façade with a highly accentuated
front door, flanked by two full size windows that mimic the look of sidelights; multi-pane glazing of the windows;
and, historic porch railing, visible as far back as the 1950 Larimer County Tax Assessor photo, in the Chinese
Chippendale pattern. The Kamal/Livingston Property is a great example of a residence and garage that have
beautiful Colonial details while retaining the simple vernacular form.
SUMMARY OF ARCHITECTURE AND HISTORY
The Kamal/Livingston Property is a 1949 example of a vernacular mid-century residence and garage, constructed
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by Olds & Redd Construction Company. Vernacular architecture forms the majority of the architecture found in
most places because vernacular architecture is the more common or popular building styles and forms of a place.
Many times, vernacular architecture is based upon availability of products, craftsman skills, and local needs. Fort
Collins has many great examples of local, vernacular buildings. The Kamal/Livingston Property is a great example
of a residence and garage that have beautiful Colonial details, but still retain the simple vernacular form.
The Kamal/Livingston Property is part of the Westlawn Subdivison, which was platted in 1920. This particular lot
was sold several times before any buildings were constructed. In March of 1924, Charles L. Preusch acquired the
property with the following note attached to the deed: “This lot is sold for residence purposes only and no
dwelling shall be erected thereon that costs less than $2000 when completed, and no part of said dwelling shall
be nearer the front line of said lot than 20 feet without written consent of seller.” At the time of this note, the
grantor was Caroline Mantz.1
The building permit for construction of the residence and garage at lot 18, which became 608 West Laurel, was
pulled on March 2, 1949 by Olds & Redd Construction Company. The description of proposed work included “brick
residence, 2 baths, detached garage, full basement, basement partially finished—one family residence only.”2
Park and Rachel Herrick got a mortgage for the property, becoming the first owners of the property after the
house and garage were constructed. Park Herrick was an agent for Prudential Life Insurance Company.
The property has been in the family of the present owners since 1972, when it was purchased by Adel S. Kamal, a
professor of entomology at Colorado State University. Kamal and his wife Jean, and in later years Jean’s son,
Richard Livingston, have owned the home for nearly 50 years.
STAFF EVALUATION OF REVIEW CRITERIA
Significance: Municipal Code Chapt. 14, Sec. 14-22(a)
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:
MET?
Standard A:
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.
N/A
1 Deed Book 481:47, March 27, 1924, County Clerk and Recorder, Fort Collins, CO
2 Building Permit no. B11012, Community Development and Neighborhood Services, Fort Collins, CO, March
2, 1949, http://database.history.fcgov.com/cdm/singleitem/collection/bp/id/11963/rec/1.
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Standard B:
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 C:
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.
The Kamal/Livingston Property, located at 608 West Laurel Street, is
significant under Standard C, Architecture, as an excellent example
of a vernacular, mid-century residence and garage with Colonial
details. The property displays interesting character defining
features. A prominent example of the Colonial details of the
property is the symmetrical façade with a highly accentuated front
door, flanked by two full size windows that mimic the look of
sidelights. The multi-pane glazing of the windows is indictive of the
Colonial Revival style as well. Additionally, the historic porch railing,
visible as far back as the 1950 Larimer County Tax Assessor photo, is
in the Chinese Chippendale pattern, another reference to the
Colonial Revival style.
Yes
Standard D:
Information
potential
The resource has yielded, or may be likely to yield, information important in
prehistory or history.
N/A
Integrity. Municipal Code Chapt. 14, Sec. 14-22(b)
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.
MET?
Standard A:
Location
Location is the place where the resource was constructed or the place where
the historic or prehistoric event occurred.
The historic residence and garage have not been moved since construction.
YES
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Standard B:
Design
Design is the combination of elements that create the form, plan space,
structure and style of a resource.
The residence and garage have not had any additions since construction.
The residence and garage both exemplify the simple massing and
uncomplicated form of the original design, reflective of trends of Colonial
Revival architecture. These buildings retain a very high degree of integrity
of design.
YES
Standard C:
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.
This property is located in a historically residential area. While some of the
residences have been converted to commercial uses, these are operated out
of the original homes. Furthermore, this residence was constructed facing
Colorado State University across Laurel Street, which it still does.
As for setting of the buildings on the lot, the relationship between the
house and garage have been undisturbed by the addition of two sheds and
carport at the rear of the lot. These are behind the historic buildings and
while there is an impact on the setting of the property, overall the property
retains a high degree of integrity of setting.
YES
Standard D:
Materials
Materials are the physical elements that form a resource.
The property retains much of its original exterior materials, including the
garage door, Chinese Chippendale railing, red, Flemish bond brick, and
storm and screen windows. The windows have been changed out to vinyl
windows and the historic shutters were removed at an unknown date (post-
1969). Two panels were removed on the historic porch railing at an
unknown date (post-1969) as well. Despite these loses of historic fabric, the
home retains overall a high level of integrity of materials. The majority of
historic fabric is present in both the garage and residence.
YES
Standard E:
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.
The workmanship of this property is visible in the Colonial Revival details on
both the residence and garage. This workmanship sets the property apart
from other vernacular buildings constructed during this period and add to
the architectural significance of the property. The residence has an
elaborate, symmetrical entry way with multi-paned windows flanking a
multi-paneled door. Above and below windows and doors are decorative
surrounds that add to the decoration of the residence, indictive of the
Colonial Revival style. The garage also exhibits examples of workmanship,
such as the multi-paned, wood garage door. The Flemish bond brickwork on
both the residence and garage additionally add to the high level of
workmanship of the property. Overall, the Kamal/Livingston Property
retains a very high degree of integrity of workmanship.
YES
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Standard F:
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 house retains its original mid-twentieth-century appearance and feeling
to a high degree because of its high preponderance of materials, design, and
workmanship.
YES
Standard G:
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.
Because of its high level of integrity of workmanship and design, this
property clearly retains its association with middle-class home ownership in
the 1950s.
YES
Policies. Municipal Code Chapter 14, Sec. 14-1
Policy (a) It is hereby declared as a matter of public policy that the protection, enhancement
and perpetuation of sites, structures, objects and districts of historical,
architectural, archeological, or geographic significance, located within the City, are
a public necessity and are required in the interest of the prosperity, civic pride and
general welfare of the people.
The designation of the Kamal/Livingston Property promotes the policies
adopted by Council specifically by protecting, enhancing and perpetuating
significant resources in the City through the protection, recognition and
incentives offered landmarked resources.
YES
Policy (b) It is the opinion of the City Council that the economic, cultural and aesthetic
standing of this City cannot be maintained or enhanced by disregarding the
historical, architectural, archeological, and geographical heritage of the City and
by ignoring the destruction or defacement of such cultural assets.
Designation of the Kamal/Livingston Property will promote the City’s
cultural standing residents and visitors better understanding our history
and the people who shaped it. The City’s aesthetics are promoted through
the protection and recognition of an intact and excellent example of
vernacular mid-twentieth century architecture.
YES
Purposes. Municipal Code Chapter 14, Sec. 14-2
Purpose (a):
Survey, identify, designated, preserve, protect, enhance and perpetuate those
sites, structures, objects and districts which reflect important elements of the city’s
cultural, artistic, social, political, architectural, archeological, or other heritage;
Designation of the Kamal/Livingston Property meets Purpose (a) by
designating, preserving, protecting, enhancing and perpetuating these
important resources.
YES
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Purpose (b):
Foster civic pride in the beauty and accomplishments of the past;
This request meets Purpose (b) by fostering civic pride in the beauty and
accomplishments of the past.
YES
Purpose (c):
Stabilize or improve aesthetic and economic vitality and values of such sites,
structures, objects and districts;
This request meets Purpose (c) by improving aesthetic and economic
vitality and values.
YES
Purpose (d):
Protect and enhance the City's attraction to tourists and visitors;
This request meets Purpose (d) by protecting and enhancing the City's
attraction to tourists and visitors.
YES
Purpose (e):
Promote the use of important historical, archeological, or architectural sites,
structures, objects and districts for the education, stimulation and welfare of the
people of the City;
This request meets Purpose (e) by promoting the use of these important
architectural resources for the education, stimulation and welfare of the
people of the City.
YES
Purpose (f):
Promote good urban design;
This request meets Purpose (f) by promoting good urban design through
the retention of neighborhood character and for the resources’ interesting
architectural details.
YES
Purpose (g):
Promote and encourage continued private ownership and utilization of such sites,
structures, objects or districts now so owned and used, to the extent that the
objectives listed above can be attained under such a policy;
This meets Purpose (g) by continuing the private ownership and utilization
of these resources.
YES
Purpose (h): Promote economic, social and environmental sustainability through the ongoing
survey and inventory, use, maintenance, and rehabilitation of existing buildings.
This meets Purpose (h) by promoting economic sustainability through the
property taxes generated and financial incentive programs; environmental
sustainability through the continued use of the resource, which preserves
embodied energy and existing materials, and uses the buildings’ inherent
energy efficient qualities; and social sustainability through peoples’ ability
to tangibly experience history and architecture and through the
preservation of a transitional residential neighborhood feel.
YES
FINDINGS OF FACT AND RECOMMENDATION
FINDINGS OF FACT:
In evaluating the request for a recommendation to City Council regarding landmark designation for the
Kamal/Livingston Property, staff makes the following findings of fact:
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1. That the owner of the Kamal/Livingston Property has consented in writing to this request for Fort
Collins Landmark designation of the property;
2. That the Kamal/Livingston Property has significance to Fort Collins under Criterion C, Architecture, as
supported by the analysis provided in this staff report;
3. That the Kamal/Livingston Property has integrity of location, design, setting, materials, workmanship,
feeling and association to convey its 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
Kamal/Livingston Property, located at 608 West Laurel Street.
SAMPLE MOTIONS
SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission recommend that City
Council adopt an ordinance to designate the Kamal/Livingston Property, located at 608 West Laurel Street, as a
Fort Collins Landmark, finding that the resource is eligible for its significance to Fort Collins under Standard C,
Architecture, as an excellent example of a vernacular mid-century property with Colonial Revival details, and finding
that it clearly conveys this significance through its high degree of all seven aspects of integrity; and that the
designation of this property will promote the policies and purposes stated in the code.
SAMPLE MOTION FOR DENIAL: I move that the Landmark Preservation Commission recommend that City
Council does not adopt an ordinance to designate the Kamal/Livingston Property, located at 608 West Laurel, as a
Fort Collins Landmark, finding that XXXXX.
ATTACHMENTS
1. Landmark Designation Application (PDF)
2. Location Map (PDF)
3. Staff Presentation (PDF)
REQUESTS FOR ADDITIONAL INFORMATION FROM THE WORK SESSION:
1. pg 5: 3rd paragraph says family owned the game. Please clarify. (Anna S)
a. Typo corrected. The family owned the property.
2. pg 32: Is this the correct property? (Anna S)
a. Slide removed as it was not the correct property.
3. A summary list filled out like we have for the other properties would be nice. (Meg)
a. Summary list of changes to the property is now in the PowerPoint for the designation.
ITEM 1, STAFF REPORT
Updated 4/16/19
Revised 08-2014 Page 1
Fort Collins Landmark Designation
LOCATION INFORMATION:
Address: 608 West Laurel Street, Fort Collins, CO 80521
Legal Description: Lot 18, Block 4, West Lawn, Fort Collins
Property Name (historic and/or common): Kamal/Livingston Property
OWNER INFORMATION:
Name: Richard Livingston
Company/Organization (if applicable): N/A
Phone: (425)-922-2494
Email: Dick_Livingston@msn.com
Mailing Address: 608 West Laurel Street, Fort Collins, CO 80521
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 Planner
Address: City of Fort Collins, Historic Preservation Division, P.O. Box 580, Fort Collins, CO 80522
Phone: (970) 416-4250
Email: preservation@fcgov.com
DATE: March 20, 2019
Planning, Development & Transportation Services
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
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. Historic resources on the property consist of the 1949 residence
and 1949 detached, one-car garage. Non-contributing to the designation are the open carport
(undated), and two wooden sheds (undated).
SIGNIFICANCE and INTEGRITY
Properties are eligible for designation if they possess both significance and exterior 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:
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.
Exterior Integrity is the ability of a site, structure, object or district to be able to convey its
significance. The exterior integrity of a resource is based on the degree to which it retains all or
some of seven (7) aspects or qualities: 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. The historic residence and garage have not been moved since
construction.
Standard B: Design. This property retains a combination of elements that create its historic
form, plan space, structure, and style. The residence and garage have not had any additions
since construction. The residence and garage both exemplify the simple massing and
uncomplicated form of the original design, reflective of trends of Colonial Revival architecture.
These buildings retain a very high degree of integrity of design.
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. This property is located in a historically residential area. While some of the
residences have been converted to commercial uses, these are operated out of the original
homes. Furthermore, this residence was constructed facing Colorado State University across
Laurel Street, which it still does. As for setting of the buildings on the lot, the relationship between
the house and garage have been undisturbed by the addition of two sheds and carport at the rear
of the lot. These are behind the historic buildings and while there is an impact on the setting of the
property, overall the property retains a high degree of integrity of setting.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 3
Standard D: Materials. This property retains the historic physical elements that originally
formed the property. The property retains much of its original exterior materials, including the
garage door, Chinese Chippendale railing, red, Flemish bond brick, and storm and screen
windows. The windows have been changed out to vinyl windows and the historic shutters were
removed at an unknown date (post-1969). Two panels were removed on the historic porch railing
at an unknown date (post-1969) as well. Despite these loses of historic fabric, the home retains
overall a high level of integrity of materials. The majority of historic fabric is present in both the
garage and residence.
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. The workmanship
of this property is visible in the Colonial Revival details on both the residence and garage. This
workmanship sets the property apart from other vernacular buildings constructed during this
period and add to the architectural significance of the property. The residence has an elaborate,
symmetrical entry way with multi-paned windows flanking a multi-paneled door. Above and below
windows and doors are decorative surrounds that add to the decoration of the residence, indictive
of the Colonial Revival style. The garage also exhibits examples of workmanship, such as the
multi-paned, wood garage door. The Flemish bond brickwork on both the residence and garage
additionally add to the high level of workmanship of the property. Overall, the Kamal/Livingston
Property retains a very high degree of integrity of workmanship.
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. The house retains its original mid-twentieth-century appearance and
feeling to a high degree because of its high preponderance of materials, design, and
workmanship.
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.
Because of its high level of integrity of workmanship and design, this property clearly retains its
association with middle-class home ownership in the 1950s.
STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY
The Kamal/Livingston Property is eligible for Fort Collins Landmark Designation under
Standard C for being an excellent example of a vernacular, mid-century residence and
garage with Colonial Revival details with a preponderance of all seven aspects of
integrity. The workmanship of the Colonial Revival details sets the property apart from
other vernacular buildings constructed during this period and add to the architectural
significance of the property. Beautiful Colonial details on the property include the
symmetrical façade with a highly accentuated front door, flanked by two full size windows
that mimic the look of sidelights; multi-pane glazing of the windows; and, historic porch
railing, visible as far back as the 1950 Larimer County Tax Assessor photo, in the
Chinese Chippendale pattern. The Kamal/Livingston Property is a great example of a
residence and garage that have beautiful Colonial details while retaining the simple
vernacular form.
HISTORICAL INFORMATION
Caroline E. Mantz created the Westlawn Subdivision, which was platted in 1920.0F
1 In the
Title Search, Caroline Mantz acquired what would be Lot 18 of Block 4 on May 28, 1920.
This particular lot was sold several times before any buildings were constructed. In March
of 1924, Charles L. Preusch acquired the property with the following note attached to the
1 “Post World War I Urban Growth, 1919-1941,” Fort Collins Historic Contexts, Archives at Fort Collins Museum of
Discovery, https://history.fcgov.com/contexts/post.php.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 4
deed: “This lot is sold for residence purposes only and no dwelling shall be erected
thereon that costs less than $2000 when completed, and no part of said dwelling shall be
nearer the front line of said lot than 20 feet without written consent of seller.” At the time
of this note, the grantor was Caroline Mantz.1F
2
The property continued to exchange hands throughout the 1920s, 30s, and 40s. The
Westlawn Addition first appears in the December 1925 – October 1943 Sanborn Maps. At
the time of the creation of this map, lot 18 was still vacant. The ownership of lot 18 was
combined with lots 19 and 20, which fronted South Whitcomb Street.2F
3 In March of 1948,
Morris J. Blake and Eva M. Blake sold the property to Park B. Herrick and Rachel W.
Herrick with the same restrictions that Carolina Mantz had set for Charles L. Preusch.3F
4
The building permit for construction of the residence and garage at lot 18, which became
608 West Laurel, was pulled on March 2, 1949 by Olds & Redd Construction Company.
The description of proposed work included “brick residence, 2 baths, detached garage,
full basement, basement partially finished—one family residence only.”4F
5 In August of
1949, Park and Rachel Herrick got a mortgage for the property. The Herricks were the
first owners of the property after the house and garage were constructed. Park Herrick
was an agent for Prudential Life Insurance Company.
The Herricks sold the property to Ben and Marie Huey in 1960. The Huey family owned
the property for three years before selling to Roy and Adele Juhl. While the Juhl family
owned the property, they rented the home to Ed C. Chapman, a chief accountant for
Colorado State University and his wife Florence, a saleswoman for Randall Shop. After
only a year of ownership, the Juhl family sold to Leslie W. Smith in 1964. Smith owned
the property for eight years before selling the property to Adel S. Kamal.
Adel S. Kamal met Jean Nockels after she moved to Fort Collins in 1962. Jean was
working for Catholic Community Services and Colorado State University as a laboratory
assistant in Plant Sciences. Jean had a son from a previous marriage, Richard Livingston,
who was born in 1946. Adel and Jean married in London in 1967. Adel was an
entomology professor who worked for Colorado State University. Later in life, Adel
developed Parkinson’s and a cardiac condition. Jean became his primary caretaker until
Richard, her son, moved in at the end of 1999 to assist. Adel passed away in 2000 and
Jean continued living in the home until her passing in 2016.5F
6
Since Jean’s passing, her son Richard has been the primary occupant and owner of the
property. He is seeking landmark designation for the property.
2 Deed Book 481:47, March 27, 1924, County Clerk and Recorder, Fort Collins, CO
3 Sanborn Fire Insurance Map from Fort Collins, Larimer County, Colorado, Sanborn Map Company, 1925-1943, Maps,
4 Deed Book 849:493, March 12, 1948, County Clerk and Recorder, Fort Collins, CO, http://0-
sanborn.umi.com.catalog.poudrelibraries.org/splash.html.
5 Building Permit no. B11012, Community Development and Neighborhood Services, Fort Collins, CO, March 2, 1949,
http://database.history.fcgov.com/cdm/singleitem/collection/bp/id/11963/rec/1.
6 “In Memory: Jean Nockels Kamal,” December 9, 2016, https://source.colostate.edu/memory-jean-nockels-kamal/.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 5
ARCHITECTURAL INFORMATION
Construction Date: 1949
Architect/Builder: Olds & Redd Construction Company
Building Materials: Brick
Architectural Style: Mid-Twentieth Century Vernacular with Colonial Details
Description:
The lot is narrow and long, typical of many Old Town Fort Collins lots. The house is
situated toward the front of the lot with the garage immediately behind the residence.
There is a driveway on the west side of the property that goes behind the house. The
garage faces west. In line with the driveway is a non-contributing carport. Behind the
carport on the rear of the property are two wooden sheds, non-contributing. There is non-
historic fencing that separates the back yard from the driveway.
The residence at 608 W. Laurel Street is a one-story, brick, rectangular, front gabled, mid-
twentieth century vernacular house with colonial details, constructed in 1949. The brick on
the entirety of the residence is laid in Flemish bond pattern. The rectangular form is only
interrupted by a three-bay window on the west elevation. Around the entire residence is a
decorative, wood cornice. All of the windows on the property are vinyl, six-over-six light,
and have historic, wood storms unless otherwise noted. Leading from the public sidewalk,
there are two concrete walkways that lead to the front of the residence. There is a half-
width concrete and brick pad centered on the façade. There is no covering, but the pad
acts as a large stoop or uncovered porch. On the street side of the stoop, there is a
historic, decorative, Chinese Chippendale railing, which appears in the 1950 Tax
Assessor photos. Also on the west side of the entry, there is a metal railing attached to
the façade.
The white, stucco gable end has a small, half round vent centered on the façade. There
are two rows of decorative, wood shingles that line the bottom of the gable end. Centered
on the façade is the entry, flanked by two windows. Above both the windows and door are
decorative panels that make the entry appear to the be the full height of the façade.
Additionally, above the door is a non-historic light fixture. Below the windows are two
additional decorative panels and a row of header bond brick. The entry has a storm door
that swings out to the right and a wood, multi-paneled front door.
There is a concrete path that splits from the front walkway down the east elevation to the
back of the residence. The east elevation has three windows and a side entrance. The
window closest to the south elevation and window closest to the north elevation are both
the same dimensions as the windows on the façade. The decorative panels on this
elevation are smaller than the panels on the façade. There is a shorter window between
the more southern window and side entry that does not have a panel below it. All of the
windows have a single row of header bond brick below them. The side entry has a panel
both above and below the storm door. There are two concrete steps leading to side entry.
Also on this façade are two basement windows. The basement window to the south has a
storm and the basement window to the north has a screen. Both are wooden and the
windows are also wooden with three vertical lights. Additionally, they have window wells
with metal grates. On the roof, the skylight into the kitchen is visible. The east elevation
has a k-style gutter.
The rear elevation has three windows, all with panels above and below as well as a row
of header bond brick. The window in the middle is slightly shorter and slimmer than the
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 6
other two. Additionally, this window does not have the original decorative panel below it.
Instead, there is a plain piece of painted wood. There is one basement, two vertical light
wood window with a wooden screen. The gable end on this elevation is also stucco with a
small vent in the top of the gable. There is electrical work that was completed in 2018 on
the rear elevation.6F
7
The west elevation has a standard window like on the other elevations with a panel above
and below with a single row of header bond brick. There are two basement windows on
this elevation as well, which are both three vertical light, wood windows with wood storms.
This window also has a window well. The main feature of this elevation is the bay window,
which is closer to the façade. Above and below the windows of the bay are decorative
panels. The two side windows are six-over-six light, but the middle window is fixed and
has a five by four pattern. This elevation also has k-style gutters.
Behind the residence is a historic, front gable, one car garage. The garage door faces to
the west. The garage has matching stucco ends to the residence with Flemish bond
patterned brick. The west elevation has a rounded window in the gable end. The garage
door is a six by four paneled wooden door. The two panels in the center of the top row
have some glass. On the south elevation of the garage, there is a single door, which has
glass in the top portion and then three horizontal panels on the bottom. The south
elevation also has k-style gutters. The north elevation of the garage has a single, wood
six-over-six window. There are no panels above or below this window, but it does have a
single row of header brick below the window. On the north elevation, there is a single,
boxed skylight.
There are three non-contributing buildings on the rear of the property. There is a wooden
carport, open on three sides. There is hard plastic roofing that connects the carport to one
of the wooden sheds. This shed has a door that faces south and has a gambrel roof. The
other non-contributing building is a shed immediately to the east. This front gable shed
also has a single door that faces south.
7 Building Permit no. B1804717, Community Development and Neighborhood Services, Fort Collins, CO, June 21,
2018, http://citydocs.fcgov.com/?cmd=convert&vid=2&docid=3218188&dt=PERMITS.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 7
REFERENCE LIST or SOURCES of INFORMATION (attach a separate sheet if needed)
Deed Books. Larimer County Court House. Fort Collins, CO.
Fort Collins History Connection. Fort Collins Museum of Discovery and Poudre River
Public Library District. Fort Collins, CO. https://history.fcgov.com/.
Local History Archive. Fort Collins Museum of Discovery. Fort Collins, CO.
Sanborn Fire Insurance Map from Fort Collins, Larimer County, Colorado. Sanborn Map
Company, 1925-1943. Maps. http://0-
sanborn.umi.com.catalog.poudrelibraries.org/splash.html.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 8
MAPS and PHOTOGRAPHS
Map 1: 608 W Laurel outlined in red.
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 9
Photo 1: Tax Assessor Photograph, 1950
Photo 2: Tax Assessor Photograph, 1969
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 10
Photo 3: Historic Residence, Façade, South Elevation.
Photo 4: Historic Residence, East Elevation
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 11
Photo 5: Historic Residence, North Elevation
Photo 6: Historic Residence, Northwest Elevation
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Page 12
Photo 7: Historic Residence, Southwest Elevation
Revised 08-2014
Photo 8: Historic Garage, Southwest Elevation
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 13
Photo 9: Historic Garage, South Elevation
Photo 10: Historic Garage, North Elevation
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
Revised 08-2014 Page 14
Photo 11: Non-contributing carport and two sheds
Photo 12: Historic Residence, Façade, South Elevation
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
AGREEMENT
The local undersigned historic landmark owner(s) designation, hereby agrees pursuant that the to property the Fort described Collins herein Landmark be considered Preservation for
Ordinance, Chapter 14 of the Code of the City of Fort Collins.
theof I understand Landmark that Preservation upon designation, Commission I or my at successors the City of Fort will be Collins requested prior to to the notify occurrence the Secretary
of any
of the following:
property, Preparation or; of plans for reconstruction or alteration of the exterior of the improvements on the
Preparation of plans for construction of, addition to, or demolition of improvements on the property
DATED this I I tv\ day of __ � __ r_· 1 ...... \ ______ , 201...:t_.
{!__,c_ M,4/ L iv,#9
�h..
oWnerName (please print)
State of Co\ Of Qd_() )
)ss.
County of L QJr \ � )
Subscribed and sworn before me this \ l 'tY\ day of _� __ r _,· \ ___ , 201_:l_,
Witness my hand and official seal. My commission expires-----------
Revised 08-2014
Notary
KIANA SADE CARTER
Notary Public
State of Colorado
Notary ID# 20144039424
Mv Commission Exoires 03-07-2023
Page 16
ITEM 1, ATTACHMENT 1
Landmark Designation Application - Updated 4/16/19
1
Application for Fort Collins Landmark Designation –
Kamal/Livingston Property
Cassandra Bumgarner, Historic Preservation Planner
Landmark Preservation Commission 04.17.2019
Tax Assessor Photos 2
608 W. Laurel St.- Kamal/Livingston Property
1
2
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
608 W. Laurel St.- Kamal/Livingston Property
Façade, South Elevation 3
Façade, South Elevation 4
608 W. Laurel St.- Kamal/Livingston Property
3
4
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
East Elevation 5
608 W. Laurel St.- Kamal/Livingston Property
North Elevation 6
608 W. Laurel St.- Kamal/Livingston Property
5
6
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
West Elevation 7
608 W. Laurel St.- Kamal/Livingston Property
West Elevation 8
608 W. Laurel St.- Kamal/Livingston Property
7
8
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
West Elevation 9
608 W. Laurel St.- Kamal/Livingston Property
Historic Garage 10
608 W. Laurel St.- Kamal/Livingston Property
9
10
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
Historic Garage 11
608 W. Laurel St.- Kamal/Livingston Property
Historic Garage 12
608 W. Laurel St.- Kamal/Livingston Property
11
12
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
Non-historic Garage and Shed 13
608 W. Laurel St.- Kamal/Livingston Property
Sanborn Map
14
13
14
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
Location Map
15
• Construction:
1949
• Standard C: Design/Construction:
Vernacular mid-century with Colonial Revival details
• Exterior Integrity: Location, Design, Setting, Materials, Workmanship,
Feeling, and Association
16
608 W. Laurel St.- Kamal/Livingston Property
15
16
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
Summary of Known Alterations
17
Structure Contributing? Change Date/Range
Residence Yes Windows replaced, kept multi-paned design. Unknown.
Small electrical meter added to rear elevation. 2018
Shutters removed from façade. Post-1969.
Porch railing shortened. Post-1969.
Garage Yes No change since construction known. 1949
Carport No Constructed behind and to the west of original residence and
garage.
Unknown
Shed 1 No Placed behind carport, rear of lot. Unknown
Shed 2 No Placed behind carport, rear of lot. Unknown
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 City Council
18
17
18
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
19
Application for Fort Collins Landmark Designation –
Kamal/Livingston Property
Cassandra Bumgarner, Historic Preservation Planner
Landmark Preservation Commission 04.17.2019
19
ITEM 1, ATTACHMENT 3
Staff Presentation - Updated 4/16/19
Agenda Item 3
Item 3, Page 1
STAFF REPORT April 17, 2019
Landmark Preservation Commission
PROJECT NAME
ALFRED PARKER DUPLEX I, 227-229 WEST MULBERRY STREET AND ALFRED PARKER DUPLEX II, 221-
223 WEST MULBERRY STREET, FORT COLLINS - APPLICATION FOR FORT COLLINS LANDMARK
DESIGNATION
STAFF
Reyana Jones, Historic Preservation Specialist
Karen McWilliams, Historic Preservation Manager
PROJECT INFORMATION
PROJECT DESCRIPTION: This item is to consider the request for a recommendation to City Council regarding
landmark designation for the Alfred Parker Duplexes I and II.
APPLICANT: 223 W Mulberry LLC; 227 W MULBERRY LLC; 229 W MULBERRY LLC
RECOMMENDATION: Approval of a Motion to Council Recommending Landmark Designation
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.
SUMMARY
STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY
Staff has determined that the two Alfred Parker Duplexes, located at 221-223 West Mulberry Street (Duplex II) and
227-229 West Mulberry Street (Duplex I), are eligible for Fort Collins Landmark designation, having significance
under Standard C: Architecture and demonstrating all seven aspects of integrity. The Alfred Parker Duplexes are
rare examples of American Foursquare duplexes. The buildings, each built as a two-story side-by-side duplex, exhibit
the American Foursquare’s characteristic, mirrored to accommodate the duplex form. Both duplexes retain integrity
of all seven aspects to convey their significance, and are notable for their excellent workmanship, strength of design,
and clear association with each other.
SUMMARY OF ARCHITECTURE AND HISTORY
Popular during the end of the nineteenth century and the first several decades of the twentieth century, the American
Foursquare design was a reaction against Victorian architectural styles. Victorian architecture tended to be highly
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 2
decorated, featured classical elements, and emphasized privacy. Foursquare dwellings tended to be quietly
decorated, featured geometric or abstract elements, and shifted emphasis to private space through the incorporation
of large porches. The compact mass accommodated narrow suburban lots and lent itself to versatility. The Alfred
Parker Duplexes embody this building type through their geometric rather than classical columns, narrow, vertical
paned windows, prominent twin front and rear porches, and their compact two-story construction. The adaptation of
this building type to a multi-family, duplex form exemplifies the American Foursquare’s suitability to suburban areas
and versatility.
Although often attributed to Fort Collins architect Montezuma Fuller, no primary source evidence has been found to
verify this assertion. According to newspaper real estate records, Alfred Parker bought the land where the duplexes
now stand in the spring of 1907, with plans to construct a “fine modern, two-story apartment house on the vacant
corner.” Work began on the first duplex, at 227-229 West Mulberry in late June 1907. The second duplex building,
at 221-223 West Mulberry, was constructed in 1908. Throughout their history, the owners of these units included a
number of notable Fort Collins families, including Helen Gilpin-Brown, widow of pioneer Livermore rancher Charles
Gilpin-Brown; Mrs. Georgia Aylesworth, wife of former Colorado Agricultural College president Barton Orville
Aylesworth; and Alvin Steinel, author of the 1926 publication History of Agriculture in Colorado.
STAFF EVALUATION OF REVIEW CRITERIA
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:
MET
?
Standard A:
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:
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.
N/A
Standard B:
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
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 3
Standard C:
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.
The Alfred Parker Duplexes I and II are significant under Standard C,
Architecture, as rare examples of American Foursquare duplexes. These
properties retain the Foursquare’s characteristic hipped roof, central
hipped dormer, prominent porch, and large windows, mirrored to
accommodate the duplex form.
Yes
Standard D:
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.
MET
?
Standard A:
Location
Location is the place where the resource was constructed or the place where
the historic or prehistoric event occurred.
The Alfred Parker Duplexes I and II remain at their original locations.
YES
Standard B:
Design
Design is the combination of elements that create the form, plan space,
structure and style of a resource.
These buildings are excellent examples of a duplex variant of the
American Foursquare design. The design features a hipped roof, central
hipped dormer, twin front and rear porches, two-story bays, and large
windows. The buildings retain their overall integrity of design to a
notably high degree. Minor changes include concrete stairs and porch
decks on both duplexes. On Duplex I (227-229 W. Mulberry), utility
conduit runs down the façade; the mud porch fenestration has been
altered; and a section of the porch rail on the west front porch has been
removed, with concrete step providing access to a small concrete side
patio enclosed in black metal fencing.
YES
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 4
Standard C:
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.
While the setting of these duplexes has changed somewhat since their
construction, the Alfred Parker Duplexes I and II retain overall integrity
of setting. On the properties themselves, two original single bay
garages, constructed in 1927, were demolished. The surrounding area
was residential in the early twentieth century. Most of these historic one-
and two-story buildings still remain, helping to maintain the area’s
residential character. However, the area is transitioning to commercial
and multi-family. The buildings across Mulberry Street are commercial,
and to the north-west is a tall, multi-level apartment complex.
YES
Standard D:
Materials
Materials are the physical elements that form a resource.
Although some materials have been replaced on both buildings, the
Alfred Parker Duplexes I and II retain a high degree of integrity of
materials. Duplex I (227-229 W. Mulberry) retains most of its original
material, including most windows and storms. These include leaded
glass windows, such as an oculus window and the multi-light dormer
window. Duplex I’s front porch materials are original, but the decorative
wood rail on the west side of the west porch has been removed. The
fenestration and some of the material on the rear elevation mud porches
have been altered. Duplex II (221-223 W. Mulberry) similarly has a high
degree of integrity of materials. All of the decorative wood railings on
the two front porches visible in the 1968 tax assessor photo, remain.
Although Duplex II has lost some of its leaded glass, it retains leaded
glass in its oculus window and in its multi-light dormer window. Some of
the sash windows and storms have been replaced within the original
openings.
YES
Standard E:
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.
These two properties feature excellent integrity of workmanship. This is
evident in the brick details around many windows, including brick
window toppers with raised center bricks that create depth, as well as
brick voussoirs surrounding the oculus windows. There are several
examples of leaded glass as well, including the many narrow-panes in
the multi-light window in each dormer and another leaded glass pattern
resembling a flower on the outside oculus windows. The roofs have
exposed rafter ends on the main portions of the buildings as well as on
the front porches. The starburst appearance of the wooden porch
balustrade gives the brick porches further interest.
YES
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 5
Standard F:
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.
Because of their strong retention of design these properties continue to
feel like upper-middle class residences from the early twentieth century.
Their foursquare building type and decorative brickwork convey this
historic character; these qualities are immediately apparent to the
viewer. Directly adjacent to each other and mirroring one another, these
duplexes further reflect the context of their construction.
YES
Standard G:
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.
Because of their integrity of workmanship and design, these properties
retain their association with their early twentieth century upper-class
residents as well as their original owner, Alfred Parker, a wealthy Fort
Collins rancher known for his prize-winning stock of horses and skilled
horsemanship.
YES
Policy (a) It is hereby declared as a matter of public policy that the protection,
enhancement and perpetuation of sites, structures, objects and districts of
historical, architectural, archeological, or geographic significance, located within
the City, are a public necessity and are required in the interest of the prosperity,
civic pride and general welfare of the people.
The designation of the Alfred Parker Duplexes I and II promote the policies
adopted by Council specifically by protecting, enhancing and
perpetuating significant resources in the City through the protection,
recognition and incentives offered landmarked resources.
YES
Policy (b) It is the opinion of the City Council that the economic, cultural and aesthetic
standing of this City cannot be maintained or enhanced by disregarding the
historical, architectural, archeological, and geographical heritage of the City and
by ignoring the destruction or defacement of such cultural assets.
Designation of the Alfred Parker Duplexes I and II will promote the City’s
economic standing directly, through property, use and sales taxes and
revenue; and indirectly through the promotion of heritage tourism. The
City’s cultural standing is promoted by residents and visitors better
understanding our history and the people who shaped it. The City’s
aesthetics are promoted through the protection and recognition of an
interesting and notable example of American Foursquare architecture,
rendered as twin mirrored duplexes.
YES
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 6
Purpose (a):
Survey, identify, designated, preserve, protect, enhance and perpetuate those
sites, structures, objects and districts which reflect important elements of the
city’s cultural, artistic, social, political, architectural, archeological, or other
heritage;
Designation of the Alfred Parker Duplexes I and II meets Purpose (a) by
designating, preserving, protecting, enhancing and perpetuating these
important resources.
YES
Purpose (b):
Foster civic pride in the beauty and accomplishments of the past;
This request meets Purpose (b) by fostering civic pride in the beauty and
accomplishments of the past.
YES
Purpose (c):
Stabilize or improve aesthetic and economic vitality and values of such sites,
structures, objects and districts;
This request meets Purpose (c) by improving aesthetic and economic
vitality and values.
YES
Purpose (d):
Protect and enhance the City's attraction to tourists and visitors;
This request meets Purpose (d) by protecting and enhancing the City's
attraction to tourists and visitors.
YES
Purpose (e):
Promote the use of important historical, archeological, or architectural sites,
structures, objects and districts for the education, stimulation and welfare of the
people of the City;
This request meets Purpose (e) by promoting the use of these important
architectural resources for the education, stimulation and welfare of the
people of the City.
YES
Purpose (f):
Promote good urban design;
This request meets Purpose (f) by promoting good urban design through
the retention of neighborhood character and for the resources’ unusual
and interesting architecture and design.
YES
Purpose (g):
Promote and encourage continued private ownership and utilization of such
sites, structures, objects or districts now so owned and used, to the extent that
the objectives listed above can be attained under such a policy;
This meets Purpose (g) by continuing the private ownership and
utilization of these resources.
YES
ITEM 3, STAFF REPORT
Updated 4/16/19
Agenda Item 3
Item 3, Page 7
Purpose (h): Promote economic, social and environmental sustainability through the ongoing
survey and inventory, use, maintenance, and rehabilitation of existing buildings.
This meets Purpose (h) by promoting economic sustainability through the
taxes and revenue generated and the use of financial incentive programs;
environmental sustainability through the continued use of the resource,
preserving embodied energy and existing materials, and using the
buildings’ inherently energy efficient qualities; and social sustainability
through peoples’ ability to tangibly experience history and architecture
and through the preservation of a transitional residential neighborhood
feel.
YES
FINDINGS OF FACT AND RECOMMENDATION
FINDINGS OF FACT:
In evaluating the request for a recommendation to City Council regarding landmark designation for the Alfred Parker
Duplexes I and II, staff makes the following findings of fact:
1. That all owners of the Alfred Parker Duplexes I and II have consented in writing to this request for Fort
Collins Landmark designation of the properties;
2. That the Alfred Parker Duplexes I and II have significance to Fort Collins under Criterion C,
Architecture, as supported by the analysis provided in this staff report;
3. That Alfred Parker Duplexes I and II have integrity of location, design, setting, materials, workmanship,
feeling and association to convey its 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
Alfred Parker Duplexes I and II.
SAMPLE MOTIONS
SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission recommend that City
Council adopt an ordinance to designate the Alfred Parker Duplex I, 227-229 West Mulberry Street, and the Alfred
Parker Duplex II, 221-223 West Mulberry Street, as Fort Collins Landmarks, finding that these resources are eligible
for their significance to Fort Collins under Standard C, Architecture, as rare examples of American Foursquare
duplexes, and that they clearly convey this significance through their high degree of all seven aspects of integrity;
and finding also that the designation of these properties 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 Alfred Parker Duplexes I, 227-229 West Mulberry Street, and the
Alfred Parker Duplex II, 221-223 West Mulberry Street, as Fort Collins Landmarks, finding that XXXXX.
ATTACHMENTS
1. Landmark Designation Application
2. Staff Presentation
ITEM 3, STAFF REPORT
Updated 4/16/19
Fort Collins Landmark Designation
LOCATION INFORMATION:
Address: 221-223 West Mulberry Street (aka 223 W. Mulberry St.) and 227-229 West Mulberry
Street
Legal Description:
223 West Mulberry Street- Part lots 9 & 10, block 105, Harrison, Fort Collins; Description: Beginning at
a point 72.5 feet east of north-west corner side lot 9, then east 77.5 FT; then S 60 feet; then west 77.5
feet; then north 60 feet to point of beginning
227 West Mulberry Street- Commencing 36 feet east of north-west corner of lot 9, block 105,
Harrison Subdivision; then south 60 feet; then east 36.5 feet; then north 60 feet; then west 36.5 feet
to beginning
229 West Mulberry Street- West 36 feet of lot 9 and west 36 feet of north 10 feet of lot 10, block 105,
Harrison Subdivision
Property Name (historic and/or common): Alfred Parker Duplexes I and II
OWNER INFORMATION:
Name: 223 W Mulberry LLC; 227 W MULBERRY LLC; 229 W MULBERRY LLC
Company/Organization: The Flats on Mulberry
Phone: (970) 412-5888
Email: TheFlatsOnMulberry@gmail.com; wdellenbach@dellenbach.com
Mailing Address: 229 West Mulberry Street, Fort Collins CO 80521
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
Planning, Development & Transportation Services
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
FORM PREPARED BY:
Name and Title: Reyana Jones, Historic Preservation Intern
Address: 281 North College Avenue, Fort Collins, CO 80524
Phone: (970) 224-6078
Email: preservation@fcgov.com
DATE: March 4, 2019
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
descriptions of the property, above. Historic resources on the property include the 1907 (Alfred Parker
Duplex I, 227-229 W. Mulberry St.) and 1908 (Alfred Parker Duplex II, 221-223 W. Mulberry St.) duplexes.
SIGNIFICANCE and INTEGRITY
Properties are eligible for designation if they possess both significance and exterior 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:
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.
Exterior Integrity is the ability of a site, structure, object or district to be able to convey its
significance. The exterior integrity of a resource is based on the degree to which it retains all or
some of seven (7) aspects or qualities: 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 is the place where the resource was constructed or the place
where the historic or prehistoric event occurred. The location of these duplexes has not
changed.
Standard B: Design is the combination of elements that create the form, plan space,
structure and style of a resource. These properties are excellent examples of a duplex
variant of the American Foursquare design. The design features a hipped roof, central hipped
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
dormer, twin front and rear porches, two-story bays, and large windows. The design has been
altered in some minor ways, but the overall design has good integrity. Duplex I’s west rear porch’s
fenestration pattern has been modified to turn it into a bathroom. Additionally, the concrete patio
of Duplex I affects, but does not compromise, the design of the duplex itself. Although there are
pending alterations to Duplex II, consisting of the addition of a wood ramp to meet accessibility
standards, these would be at the rear of the building, unobtrusive from the street, and not
injurious to the design.
Standard C: 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. While the setting of these
duplexes has changed somewhat since their construction, the Alfred Parker Duplexes I and II
retain overall integrity of setting. On the properties themselves, the two original single bay
garages, constructed in 1927, have been removed. The surrounding area was residential in the
early twentieth century. Most of these historic one- and two-story buildings still remain, helping
to maintain the area’s residential character. However, the area is transitioning to commercial and
multi-family. The buildings across Mulberry Street are commercial, and to the north-west is a tall,
multi-level apartment complex.
Standard D: Materials are the physical elements that form a resource. Although some
materials have been replaced on both buildings, the Alfred Parker Duplexes I and II retain overall
integrity of materials. Duplex I, retains much of its original material, including most windows and
storms. These include leaded glass windows, such as an oculus window and the multi-light dormer
window. Duplex I’s porch materials are original, but the decorative wood rail on the west porch’s
west side has been removed to give access to the patio. Duplex II similarly has integrity of
materials, although different changes have been made. Some of the sash windows and storms
have been replaced on Duplex II. The brick columns and porches are in good condition on Duplex
II, including all decorative wood railings, which can be seen in a 1968 tax assessor photo.1
Although Duplex II has lost some of its leaded glass, it retains leaded glass in its oculus window
and in its multi-light dormer window.
Standard E: Workmanship is the physical evidence of the crafts of a particular culture
or people during any given period in history or prehistory. It is the evidence of
artisans' labor and skill in constructing or altering a building, structure or site. These
two properties feature excellent integrity of workmanship. This is evident in the brick details
around many windows, including brick window toppers with raised center bricks that create
depth, as well as brick voussoirs surrounding the oculus windows. There are several examples of
leaded glass as well, including the many narrow-panes in the multi-light window in each dormer
and another leaded glass pattern resembling a flower on the outside oculus windows. The roofs
have exposed rafter ends on the main portions of the buildings as well as on the front porches.
The starburst appearance of the wooden porch balustrade gives the brick porches further interest.
Standard F: 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. Because of
their strong retention of design these properties continue to feel like upper-middle class
residences from the early twentieth century. Their foursquare building type and decorative
brickwork convey this historic character; these qualities are immediately apparent to the viewer.
Directly adjacent to each other and mirroring one another, these duplexes further reflect the
context of their construction.
Standard G: 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. Because of their integrity
1 221-223 W. Mulberry St. Tax Assessor Record 1968, Local History Archive, Fort Collins Museum of Discovery, Fort
Collins, CO.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
of workmanship and design, and their situation beside each other, these properties retain their
association with their early twentieth century upper-class residents as well as their original owner,
Alfred Parker, a wealthy Fort Collins rancher known for his prize-winning stock of horses and
skilled horsemanship according to historic newspapers.2
STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY
The Alfred Parker Duplexes I and II, located at 221-223 West Mulberry Street and 227-229 West Mulberry
Street, are significant under Standard C for architecture as rare examples of American Foursquare
duplexes. These properties retain the Foursquare’s characteristic hipped roof, central hipped dormer,
prominent porch, and large windows, mirrored to accommodate the duplex form. The Alfred Parker
Duplexes retain integrity in all seven aspects to convey their significance, especially given their excellent
workmanship, strength of design, and clear association with each other.
HISTORICAL INFORMATION
Alfred Parker was born in 1876 in England.3 He came to northern Colorado sometime before 1898 with his
brother, Walter. He homesteaded 160 acres in Sheep Creek, where he raised cattle and horses.4 He soon
became known for his superior horse stock; one newspaper article commented on Parker’s wealth and
far-reaching celebrity from his draft horses and stables.5 The 1910 and 1920 censuses state his occupation
as “own income” and “real estate investor.”6 According to newspaper real estate records, Parker bought
the land where the duplexes now stand from Frank Garnick and his wife, Clara, in the spring of 1907 for
$6200, with plans to construct a “fine modern, two-story apartment house on the vacant corner.”7 Parker
mortgaged the land with Clive Llewellyn, Robert Clement, and Arthur Prise for 2,910 pounds sterling
shortly thereafter.8 He quickly arranged the construction of his first duplex, work beginning in late June
1907.9
The Alfred Parker Duplex I design, replicated in the Alfred Parker Duplex II, is credited to notable local
architect Montezuma Fuller in Virginia Bennett’s biographical sketch, but no primary source evidence has
been found to verify this assertion.10 However, the design of the Alfred Parker Duplexes I and II resemble
other Fuller designs. For instance, at the end of 1905, two years before Alfred Parker Duplex I was
constructed, Montezuma Fuller built a sixteen-room, six-apartment brick “terrace house” for himself at
the corner of Howes Street and Magnolia, now 324 Howes Street. 11 Though larger than Parker’s duplexes,
this apartment building shares some design characteristics with the duplexes. Based on a 1948 tax
assessor photo of the Howes Street apartment building, both were originally two-story brick buildings
2 “Racing Matinee Fourth of July,” Weekly Courier, June 10, 1908; “List of Awards,” Weekly Courier, September 9, 1908.
3 Denver City, Denver County, Colorado, 1910 United States Federal Census [database on-line]. Lehi, UT, USA:
Ancestry.com Operations Inc, 2006, Accessed March 3, 2019.
4 No Title. Fort Collins Courier, February 4, 1897; “Alford,” Weekly Courier, July 5, 1900.
5 “Success Beyond Expectations Is the Great Fair,” Fort Collins Courier, September 4, 1907
6 Denver City, Denver County, Colorado, 1910 United States Federal Census; Denver City, Denver County, Colorado,
1920 United States Federal Census [database on-line]. Lehi, UT, USA: Ancestry.com Operations Inc, 2006, Accessed March 3,
2019.
7 “Recent Real Estate Deals,” Fort Collins Courier, May 8, 1907.
8 Clive Llewellyn, Robert Clement, and Arthur Prise to Alfred Parker, Deed, Book 210, Page 563, May 6, 1907, Larimer
County Clerk and Recorder, Fort Collins, CO.
9 No Title. Fort Collins Courier, June 26, 1907.
10 Virginia Bennett, “Colorado Architects Biographical Sketch: Montezuma Fuller” (Denver: History Colorado),
http://legacy.historycolorado.org/sites/default/files/files/OAHP/Guides/Architects_fuller_montezuma.pdf; No Title, Weekly
Courier, July 29, 1908.
11 “A Season of Great Prosperity for Fort Collins Home Builders,” Weekly Courier, December 27, 1905; 324 S. Howes Tax
Assessor Photo 1948, Local History Archive, Fort Collins Museum of Discovery, Fort Collins, CO.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
with hipped roofs and hipped dormers.12 The dormers on each structure were squat and featured a
narrow rectangular window. Each building had projecting bays, prominent porches, oculus windows, and
large sash windows. Some of these sash windows on the Howes Street “Fuller Flats” had lug sills and were
topped with a decorative raised center stone, much like the sills and raised brick detail topping the
windows of the Alfred Parker Duplexes I and II. However, Fuller’s architectural style influenced other
architects’ designs in the area as well; without primary source evidence, it impossible to confirm Fuller’s
purported role in the design of these properties.
Popular during the end of the nineteenth century and the first several decades of the twentieth century,
the American Foursquare design was a reaction against Victorian architectural styles. Victorian
architecture tended to be highly decorated, featured classical elements, and emphasized privacy.
Foursquare houses tended to be quietly decorated, featured geometric or abstract elements, and shifted
emphasis to public space through the incorporation of large porches. The compact mass accommodated
narrow suburban lots and lent itself to versatility.13 The Alfred Parker Duplexes I and II embody this
building type through their geometric rather than classical columns, narrow, vertical paned windows,
prominent twin front and rear porches, and compact two-story construction. The adaptation of this
building type to a multi-family, duplex form exemplifies the American Foursquare’s suitability to suburban
areas and versatility.
As an apartment building, the residents of the Alfred Parker Duplexes I and II changed frequently, but
these apartments primarily served upper-middle class residents throughout their history, including a
number of notable Fort Collins family names. For example, in Duplex I, Merlin Aylesworth lived in the 227
apartment (then 225) from 1909-1910 while working as a lawyer. In Duplex II, Helen Gilpin-Brown, widow
of Livermore rancher Charles Gilpin-Brown, lived in the 221 apartment of with her children from 1909-
1910, and Mrs. Georgia Aylesworth, wife of former Colorado Agricultural College president Barton Orville
Aylesworth, resided in 223 in 1910. Many university professors and teachers lived in these duplexes as
well, including Alvin Steinel, author of the 1926 publication History of Agriculture in Colorado, and R. W.
Gay in Duplex I and G. T. Avery and Carroll Boatwright in Duplex II. Duplex I hosted professionals including
John H. Sargisson and his wife, Mary, of Pioneer Grocery (1909), F. H. Fairchild of the Empress Theater
(1913), and Frank Conrey, a long-time post office worker (1948). Other professionals in Duplex II included
W. H. Althouse, a mechanical engineer/building contractor, and his wife, Anna (1919), Sumner Piper and
his wife, Grace, the Northern Hotel barber and ready-to-wear shop clerk (1936), and Dr. Carl Bath and his
wife Eva, a chiropractor and nurse (1950). The apartments do not seem to have rented more frequently to
families, single men, or women, although female renters tended to be widows.14
In March 2007, owners Justin Morales and Mark D. Valdez (Duplex I, 227 and 229 respectively) and Cyrus
Green (Duplex II, entire) sold their properties to Mulberry Ventures, LLC.15 This company proposed a
demolition of both duplexes as well as another property on Howes Street to build a 4 or 5-story, 55,550
square foot apartment building. Their proposal was not pursued, after a conceptual review in October
2011.16 In 2013, Mulberry Ventures, LLC sold Duplex II to the Mulberry Fuller Group, LLC (based in Lyons,
12 324 Howes Street Tax Assessor Record Photograph, 1948, Local History Archive, Fort Collins Museum of Discovery,
Fort Collins, CO.
13 Montgomery, Evelyn. "Beyond the American Foursquare: The Square House in Period Perspective." Buildings &
Landscapes: Journal of the Vernacular Architecture Forum 25, no. 2 (2018): 48.
14 City Directory Collection, Local History Archive at the Fort Collins Museum of Discovery, Fort Collins, CO.
15 Justin Morales to Mulberry Ventures LLC, Deed, March 1, 2007, Larimer County Official Records Search, Larimer
County Clerk and Recorder, Fort Collins, CO,
https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#; Mark D. Valdez to
Mulberry Ventures LLC, Deed, March 1, 2007, Larimer County Official Records Search, Larimer County Clerk and Recorder, Fort
Collins, CO, https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#; Cyrus Green
to Mulberry Ventures, LLC, Deed, July 6, 2007, Larimer County Official Records Search, Larimer County Clerk and Recorder, Fort
Collins, CO, https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#.
16 “Conceptual Review: Mulberry Ventures Student Housing Complex,” City of Fort Collins, October 31, 2011,
https://www.fcgov.com/developmentreview/pdf/cr_agenda_10.31.11.pdf.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
CO) and half of Duplex I (229) to Mark and Jane Schwartz. In 2015, Mulberry Ventures, LLC sold the
remaining portion of Duplex I (227) to Devon Garrett Lucio Dellenbach. 17 The Mulberry Fuller Group sold
the Alfred Parker Duplex II to 223 W. Mulberry, LLC, the current owner, in 2017.18 The Schwartzes sold half
of Duplex I to 229 W Mulberry, LLC in 2015, and Dellenbach quit-claim deeded his half of Duplex I to 227
W Mulberry, LLC.19 These entities are affiliated with “The Flats on Mulberry,” which rents the apartments
at 227-229 W. Mulberry as short-term rentals.
ARCHITECTURAL INFORMATION
Construction Date: 1907, 1908
Architect/Builder: Unknown
Building Materials: Brick
Architectural Style: American Foursquare Duplex
Description:
The Alfred Parker Duplexes I and II, located at 227-229 and 221-223 West Mulberry Street
respectively, are two-story, brick American Foursquare duplexes. The rectangular plan buildings
each have a stone foundation parged with concrete and a hipped roof. Each building also
features a central dormer. There is an open brick porch on each side of the north-facing façade as
well as an enclosed frame porch on each side of the building’s rear. These buildings have the
same design; this design will be detailed in the following paragraphs, then differences will be
highlighted in the concluding paragraphs.
The façade of each building is symmetrical. Each front porch has a hipped roof with exposed
rafter ends, square brick columns, and knee walls topped with sandstone. To the outside, the
brick knee wall is interrupted by a wooden balustrade, which has an interior that looks like a pair
of asterisks. To the inside, there is a much smaller wooden balustrade interrupting the brick
porch wall. This porch leads to a non-original wooden door with a large central light. There are
three types of windows on the façade, including the paired basement windows, the one-over-one
sash windows on the first and second levels, and the small window in the dormer. There are two
pairs of basement windows on each side of each duplex. The sash windows all have sandstone lug
sills. The lower-level sash windows are all topped with decorative brickwork. The squat dormer
has a hipped roof and exposed rafter ends. Rectangular wooden shingles surround the window,
which is made of eight narrow leaded glass panes. A narrow brick chimney sits on the rear crest
of this dormer.
17 Mulberry Ventures, LLC to Mulberry Fuller Group, LLC, Deed, October 11, 2013, Larimer County Official Records
Search, Larimer County Clerk and Recorder,
https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#; Mulberry Ventures, LLC to
Jane and Mark Schwartz, Deed, April 17, 2013, Larimer County Official Records Search, Larimer County Clerk and Recorder, Fort
Collins, CO, https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#; Mulberry
Ventures, LLC to Devon Garrett Lucio Dellenbach, Deed, January 15, 2015, Larimer County Official Records Search, Larimer
County Clerk and Recorder, Fort Collins, CO,
https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#.
18 Mulberry Fuller Group, LLC to 223 W Mulberry, LLC, Deed, November 17, 2017, Larimer County Official Records
Search, Larimer County Clerk and Recorder, Fort Collins, CO,
https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#.
19 Mark and Jane Schwartz to 229 W Mulberry, LLC, Deed, October 27, 2015, Larimer County Official Records Search,
Larimer County Clerk and Recorder, Fort Collins, CO,
https://records.larimer.org/landmarkweb/Search/DocumentByDocumentId/?documentId=6653898#; Devon Garrett Lucio
Dellenbach to 227 W Mulberry, LLC, Deed, October 16, 2018.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
The east and west side of each duplex is the same. There is a large two-story bay at the south end
of these elevations. There are one-over-one sash windows on both the upper and lower levels of
this bay. Like the façade’s sash windows, these have sandstone lug sills, and the lower windows
have the same decorative brick lintel. The north end of this elevation features a smaller one-over-
one sash stairway window with the same decorative brickwork and a lower-level oculus window
with a brick voussoir surround. The elevations of the duplexes that face each other have a plain
oculus window, whereas the outside elevation of each duplex has an oculus window made of
leaded glass forming a floral or web-like design. Every window has a storm excluding these oculus
windows.
The south elevation of each duplex is mostly symmetrical and somewhat less decorated than the
rest of the elevations, lacking the above-window brick decoration. All windows, excluding those
on the enclosed porch, are one-over-one sash windows with sandstone lug sills, although the
sizes vary. The window on the first level, closest to the edge of the building, is the same size and
shape as the stairway windows on the east and west elevations. On the second level, above and
to the outside of the enclosed porch, is a larger window much like those on the bays. At the
center of this elevation at both the upper and lower levels are windows that are smaller than, but
in the same proportions as, the large second-story window. Each one-story enclosed porch or
mud room has a hipped roof with boxed eaves. The mud rooms are of frame construction and
have narrow vertical siding. Each has a door and a variety of window types, including both fixed
windows and horizontal sliders.
There are several differences between Alfred Parker Duplex I and Alfred Parker Duplex II. The
windows on Duplex I are wood-framed, double-hung, and original, and the storms have not been
replaced, according to owner Bill Dellenbach. Duplex I also retains leaded glass that Duplex II
does not on the east and west elevation stair windows and those windows of the same size on
the rear elevation. Duplex II has had several windows and all storms replaced.
The roofs of the two duplexes are different colors; the material types are not listed on building
permits, but both appear to be asphalt composition shingles. Duplex I had an HVAC system
installed that required external lines, which are visible on the west side of the façade. Apartment
229 of Duplex I also has a concrete slab patio attached to its front porch that runs along the front
half of the west elevation. The decorative wooden railing of the porch was removed to connect
the porch to this patio via stairs. Although their main doors are the same, Duplex II has glass and
metal storm doors and Duplex I does not.
The rear enclosed porches on Duplex I are also not identical. The easterly porch more closely
resembles the porches on Duplex II, with its many windows, unlike the easterly porch, which was
converted into a bathroom. Although the enclosed porches of Duplex II are currently similar,
there is a proposal for alteration of the east porch to accommodate wheelchair accessibility
associated with change of use, including removal of the door and construction of a wooden ramp
and landing. These plans are pending design review.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
REFERENCE LIST or SOURCES of INFORMATION
Bennett, Virginia. “Colorado Architects Biographical Sketch: Montezuma Fuller.” History
Colorado.
http://legacy.historycolorado.org/sites/default/files/files/OAHP/Guides/Architects_fuller_
montezuma.pdf/.
City of Fort Collins. “Conceptual Review: Mulberry Ventures Student Housing Complex.” October
31, 2011, https://www.fcgov.com/developmentreview/pdf/cr_agenda_10.31.11.pdf.
Deed. Clive Llewellyn, Robert Clement, and Arthur Prise to Alfred Parker. May 6, 1907. Book 210,
Page 563. Larimer County Court House. Fort Collins, CO.
Larimer County Official Records Search Database. Digitized Deed Search. Larimer County Clerk
and Recorder. https://records.larimer.org/landmarkweb.
Fort Collins Courier and Weekly Courier Collections. Colorado Historic Newspaper Archives.
https://www.coloradohistoricnewspapers.org/?a=p&p=home&e=--1905---1915--en-20--
21-byDA-txt-txIN-%22alfred+parker%22-------0-Larimer
Local History Archive at the Museum of Discovery. Tax Assessor Records. Fort Collins Museum of
Discovery. Fort Collins, CO.
———. City Directory Collection. Fort Collins Museum of Discovery. Fort Collins, CO.
Montgomery, Evelyn. "Beyond the American Foursquare: The Square House in Period
Perspective." Buildings & Landscapes: Journal of the Vernacular Architecture Forum 25,
no. 2 (2018): 48-65.
United States Federal Census Database. Lehi, UT, USA: Ancestry.com Operations Inc, 2006,
Accessed March 3, 2019.
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
MAPS AND PHOTOGRAPHS
Map 1
Map 2: 1909 Sanborn Map
227-229 W MULBERRY ST 221-223 W MULBERRY ST
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
DUPLEX I (227-229 W Mulberry St)
Photo 1: Duplex I right, Duplex II left (Yani Jones)
Photo 2: Façade (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 3: East Porch (Yani Jones) Photo 4: East Porch Rail (Yani Jones)
Photo 5: Façade Upper Window (Yani Jones) Photo 6: Façade Lower Window (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 7: Façade Basement Windows (Yani Jones)
Photo 8: Dormer and Chimney (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 9: HVAC System (Yani Jones) Photo 10: West Porch (Yani Jones)
Photo 11: West Elevation and Patio (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 12: West Elevation Leaded Window (Yani Jones)
Photo 13: West Elevation Leaded Oculus Window (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 14: East Elevation (Yani Jones)
Photo 15: East Elevation Oculus Window (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 16: South Elevation (Yani Jones)
Photo 17: Rear Enclosed Porches (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 18: West Elevation Patio (Yani Jones)
Photo 19: West Elevation Patio Stair (Yani Jones) Photo 20: West Porch Removed Railing (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
DUPLEX II (221-223 W Mulberry St)
Photo 21: Façade (Yani Jones)
Photo 22: East Porch (Yani Jones) Photo 23: Front Door (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 24: Façade Upper Window (Yani Jones) Photo 25: Façade Lower Window (Yani Jones)
Photo 26: Façade Basement Windows (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 27: Dormer and Chimney (Yani Jones)
Photo 28: East Elevation (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 29: East Elevation Leaded Glass Oculus Window (Yani Jones)
Photo 30: West Elevation (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 31: West Elevation Stairway Window (Yani Jones)
Photo 32: West Elevation Bay Windows (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 33: West Elevation Oculus Window (Yani Jones)
Photo 34: South Elevation (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 35: South Elevation Lower Window (Yani Jones)
Photo 36: South Elevation Upper Window (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 37: South Elevation Center Windows (Yani Jones)
Photo 38: East Enclosed Porch (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
Photo 39: East Elevation and Enclosed Porch (Yani Jones)
Photo 40: South and East Elevations, Enclosed Porch (Yani Jones)
ITEM 3, ATTACHMENT 1
Landmark Designation Application - Updated 4-16-19
1
Application for Fort Collins Landmark Designation –
Alfred Parker Duplexes I and II
Yani Jones, Historic Preservation Intern
Landmark Preservation Commission 4.17.2019
Location and Context 2
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
227-229 W MULBERRY ST 221-223 W MULBERRY ST
Alfred Parker’s House at
129 S Meldrum St. (1908)
1
2
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Location and Context 3
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex II, Constructed 1908,
Photo 1948
Duplex II, Photo 1968
Duplex I, Constructed 1907,
Photo 1948
Duplex I, Photo 1968
Sanborn Map 1909
(first appearance)
Façade, North Elevation 4
Duplex I Duplex II
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
3
4
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Façade, North Elevation 5
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I Duplex II
Façade, North Elevation 6
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I
(West Porch)
Duplex I
(East Porch)
5
6
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Façade, North Elevation 7
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I Duplex II
Façade, North Elevation 8
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I Duplex II
7
8
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
East/West Elevation 9
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I East Elevation Duplex II West Elevation
East/West Elevation 10
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I
East Elevation
Duplex II West Elevation
9
10
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
South Elevation 11
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I Duplex II
South Elevation 12
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I
Duplex II
11
12
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
West/East Elevation 13
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I West Elevation Duplex II East Elevation
West/East Elevation 14
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I West Elevation Duplex II East Elevation
13
14
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
West/East Elevation 15
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Duplex I West Elevation
(also seen on east and
south elevations)
Duplex II West Elevation
(also seen on east and
south elevations)
Additional Photos- Patio (Duplex I) 16
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
Area Around Patio Porch Access to Patio
Patio Stair to Porch (Wood Railing Removed)
15
16
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Additional Photos- East Rear Porch (Duplex II) 17
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
East Elevation South and East Elevations
• Construction:
1907 (Duplex I), 1908 (Duplex II)
• Standard C: Design/Construction:
Foursquare Duplex
• Exterior Integrity: Location, Design, Setting, Materials, Workmanship,
Feeling, and Association
18
221-229 W. Mulberry St.- Alfred Parker Duplexes I and II
17
18
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Role of the Landmark Preservation Commission
Chapter 14, Article II of the Municipal Code, “Designation Procedures:”
• Determine if property meets the criteria of a Fort Collins landmark
• Must possess both significance and exterior integrity
• Context of the area surrounding the property shall be considered
Sec. 14-22(a): If all owners consent in writing, and a majority of
Commission approves:
• Commission may adopt a resolution recommending to the City
Council the designation
19
20
Application for Fort Collins Landmark Designation –
Alfred Parker Duplexes I and II
Yani Jones, Historic Preservation Intern
Landmark Preservation Commission 4.17.2019
19
20
ITEM 3, ATTACHMENT 2
Staff Presentation - Updated 4-16-19
Agenda Item 4
Item 4, Page 1
STAFF REPORT April 17, 2019
Landmark Preservation Commission
PROJECT NAME
720 W PROSPECT (EMMA BROWN/SUSAN WINTER HOUSE) – DESIGN REVIEW
STAFF
Maren Bzdek, Senior Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: Rehabilitation work on the windows, stucco, chimney, wood fascia; a replacement
asphalt roof; and the construction of a new three-story apartment building behind
the designated landmark at 720 W Prospect and the abutting residence at 730 W
Prospect.
APPLICANT/OWNER: Ian Shuff, alm2s; CSU Research Foundation (CSURF)
RECOMMENDATION: N/A
ROLE OF LPC: 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 pending resolution of those items.
BACKGROUND:
x Designated as a Fort Collins Landmark in 2007 for architectural and historical significance, as a
vernacular farmhouse with Craftsman details that conveys the areas historic use for small, 1 to 2-acre
hobby farms.
x Designated with site redevelopment in mind, in order for it to be incorporated into the new
development through an adaptive reuse plan.
x Constructed circa 1935; property developed by prominent local physician Dr. Thaddeus Brown (who
lived next door at “Brownmar,” 730 W. Prospect) for his widowed mother
x Proposed work would include rehabilitation of various historic features on the historic residence at 720
W Prospect, a new asphalt roof, and construction of a new three-story apartment building behind the
designated landmark and the abutting residence at 730 W Prospect, which is also a historic resource
(eligible for landmark designation).
ARCHITECTURAL DESCRIPTION:
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 2
The residence at 720 W Prospect exhibits many of the characteristic elements of the Craftsman style of
architecture.
x This is most evident in the building’s exposed rafters and purlins.
x It also features 6/1 double hung sash windows.
x Additionally, its wall cladding material, of stucco over frame, is typical of the style, as is its raised
concrete foundation.
x The residence is a one-story, side-gabled, vernacular building that faces toward the south. The side-
gabled roof exhibits the historic gutters and downspouts.
x Two chimneys are present along the ridge line, both constructed of brick and finished with stucco.
x The main entry is approached by way of a flagstone patio in front of the home. The entry consists of
the original 15-light wood door with flanking 10-light sidelights. An old wood storm door with 8
lights is also present. Other interesting original features include a wood threshold, wood surrounds,
and all of the early hardware.
ALTERATION HISTORY:
x Picture window added on façade: The most obvious alteration is that the opening now occupied by the
front picture window was originally filled by a band of three 6/1 double hung sash windows, matching
the band of windows still existing on the main body of the house.
x Some replacement windows: On the rear and sides (exact number/location unknown at this time), the
original windows have been replaced with modern 9/1 double hung windows, although all of the
original wood frames remain in place.
x Interior Demolition/Remodel: In 2008, the previous owner undertook a complete interior remodel which
did not include alterations to exterior features.
x Screened porch demolished: A screened porch on the rear of the home, which appeared to have been
constructed prior to the mid-1960s, has been removed since the property was designated as a
landmark in 2007.
x Garage demolished: The original 14’ x 24’ garage was not part of the 2007 designation and was
demolished in 2017 with approval from Historic Preservation staff. The site also contains a brick-lined
well, likely constructed c. 1933, at about the time that the residence was built. The well is a locally rare
example of a once common historic resource. While the garage and well would have qualified for
inclusion in the Landmark designation, the owner requested that only the house and land be
designated as a landmark, facilitating the demolition of the garage and well, if needed, in the future.
HISTORY OF DESIGN REVIEW
x 2008: The LPC provided a conceptual review of a similar development proposal from the previous
owner, who also planned to construct a three-story apartment building with below ground parking in
the same location. No details regarding exterior changes to the residence at 730 W Prospect were
included in the proposal. LPC recommendations at that time focused on creating design compatibility
on the south elevation of the new construction closest to the historic residential buildings. Specific
suggestions included adding setbacks to the south apartment building elevation and using similar
materials and roof treatments (including low-pitched shed roof dormers).
HISTORY OF FUNDED WORK/USE OF INCENTIVES:
This property has no associated landmark rehabilitation loans or tax credit projects.
DESCRIPTION OF PROPOSED WORK:
The applicant is seeking a report of acceptability for the following items:
x Conduct masonry/mortar analysis and repoint brick chimney; install new cap flashing
x Replace existing asphalt roof with high-profile architectural asphalt shingle roofing
x Rehabilitation of original 6/1 wood double-hung sash windows
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 3
x Re-paint existing stucco
x Repair and paint existing wood fascia; replace with in-kind materials where necessary
x Retain original doors
x Construct three-story apartment building behind residence on landmark property site
x Construct plaza area behind residence
x New landscaping surrounding the residence
STAFF REQUESTS FOR ADDITIONAL INFORMATION:
Upon review of the original application, staff has identified the following list of information that will need to be
provided to complete the design review process:
x Verify that repair is needed on chimney and, if so, establish appropriate methodology.
x Provide photos to confirm general condition of stucco: any repairs needed?
x Provide photos and details of condition of existing wood fascia.
x Provide roofing product information.
x Request a window study to determine treatment plan for each window: extent of needed repairs for
original windows, whether a more appropriate replacement window is needed for non-original windows
on side and rear elevations.
x Add retention or original rear entrance door to plans. Provide photos of each entrance, including
flagstone entrance and walk, details of condition, and plans for required work as needed.
x Add a plan of protection to application documents showing how historic resources will be protected from
damage during rehabilitation work and during construction of the apartment building on the site.
x Provide more detail on circulation and site access improvements as available.
LPC REQUESTS FOR ADDITIONAL INFORMATION:
x See attached summary document.
PUBLIC COMMENTS SUMMARY:
No public comment about this project has been received at this time.
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 4
EVALUATION OF APPLICABLE REVIEW CRITERIA:
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 proposal meets this standard because it includes adaptive reuse of the
residence at 720 W Prospect as residential dwelling space, while requiring only
minimal rehabilitation and repairs to the exterior historic materials and features.
It’s distinctive materials and features and spatial relationships in its most
important aspect (streetfacing/front of property) are preserved.
Yes
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 recent construction of large apartment buildings on Prospect and Lake
Streets have dramatically altered the historic setting of 720 W Prospect. The
addition of a large, three-story apartment building immediately behind the
historic residences at 720 and 730 W Prospect, the construction of a common
plaza on the site further alters the setting, which was semi-rural in character.
As a result, staff feels this standard is difficult and perhaps impossible to
evaluate because the historic setting and character are already lost. The
existing character of the property will further change as a result of the new
construction. On the positive side, this proposal does retain the existing mature
landscaping in front of the residences and the original driveway entrance off of
Prospect, which, along with preservation of the building itself, helps to preserve
what historic character does remain.
N/A or
TBD
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.
No conjectural features that create a false sense of historical development are
associated with this proposal.
Yes
SOI #4
Changes to a property that have acquired historic significance in their own right
will be retained and preserved.
The picture window that replaced the original set of three double-hung windows
was likely a mid-century alteration. While it changed the original window
pattern on the façade, it represents a typical mid-twentieth century alteration to
modernize older building stock and is worthy of discussion as an alteration that
has acquired its own significance.
The rear screen porch construction date was noted as prior to the mid-1960s,
but it was already removed by previous owner.
Yes
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 5
SOI #5 Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
The proposed exterior alterations on the historic residence at 720 W Prospect
appears to meet this standard because all of the proposed work allows
preserves and rehabilitates the existing historic features and materials.
Additional information and detailed methodology for repair work to masonry,
fascia, and windows is needed in order to make a final determination regarding
compliance with this standard.
TBD
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 exterior alterations on the historic residence at 720 W Prospect
appears to meet this standard because all of the proposed work allows
preserves and rehabilitates the existing historic features and materials.
Additional information and detailed methodology for repair work to masonry,
fascia, doors, windows, and building entrances is needed in order to make a
final determination regarding compliance with this standard.
TBD
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.
Additional information and detailed methodology for repair work to masonry,
fascia, and windows is needed in order to make a final determination regarding
compliance with this standard.
TBD
SOI #8
Archeological resources will be protected and preserved in place. If such
resources must be disturbed, mitigation measures will be undertaken.
More information on the well noted in the designation is needed.
TBD
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 6
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 proposed exterior alterations on the historic residence at 720 W Prospect
meet this standard because the work allows for adaptive reuse of the structure
through simple repair and rehabilitation of the existing historic features and
materials, while avoiding the addition of incompatible features or additions to
the original historic structure.
No removal of historic materials is associated with the proposed work.
While the new construction is larger, it uses a massing strategy such as
massing modularity, step downs and stepbacks and sensitive siting that allow
for the preservation of the historic integrity of the property at the front of the
site. The new construction also provides for a more appropriate transition of
scale between the historic resources and the larger multi-family projects to the
west and north.
Yes
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.
Related new construction on this site, if removed in the future, would not impair
the essential form and integrity of the historic property beyond the impairments
to the site and context that already today.
Yes
INDEPENDENT EVALUATION SUMMARY
Staff has not sought input from History Colorado (the State Historic Preservation Office). History Colorado is
not a stakeholder in this designated resource because it is not listed on the State or National Register and
there is no preservation easement on the property.
Staff will require additional input from preservation technology experts regarding the rehabilitation plan for
historic materials on the building, and any other issues as identified through the review process.
FINDINGS OF FACT:
In evaluating the request for alterations to 720 W. Prospect, a designated Fort Collins Landmark, staff makes
the following findings of fact:
x The proposal incorporates several key principles for meeting the Standards: retention of historic
buildings on the site; exterior rehabilitation and repair of historic materials to maintain and improve
integrity; appropriate siting of new construction at the rear; and the use of landscaping to buffer the
visual impact from the street.
x The degree to which the proposal meets the Standards that relate to rehabilitation methodology cannot
be evaluated at this stage of conceptual review due to lack of detail provided.
RECOMMENDATION:
ITEM 4, STAFF REPORT
UPDATED 4-17-19
Agenda Item 4
Item 4, Page 7
[Preliminary] Staff finds that the conceptual details provided indicate that the applicant has created an adaptive
reuse plan for the historic buildings on the development site that has the potential to meet all of the applicable
Secretary of the Interior’s Standards for Rehabilitation, but the rehabilitation details associated with the work
on the exterior historic features need further documentation and explanation in order to confirm that
appropriate methodology will be used. Staff evaluation of this proposal thus remains incomplete.
SAMPLE MOTIONS
SAMPLE MOTION TO PROCEED TO FINAL REVIEW: I move that the Landmark Preservation Commission
move to Final Review of the proposed work at the Emma Brown/Susan Winter House at 720 W Prospect.
SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission approve the plans
and specifications for alterations to the Emma Brown/Susan Winter House at 720 West Prospect as presented,
finding that the proposed work XXXXX.
SAMPLE MOTION FOR DENIAL: I move that the Landmark Preservation Commission deny the request for
approval for the plans and specifications for alterations to the Emma Brown/Susan Winter House at 720 West
Prospect as presented, finding that the proposed work XXXXXXX.
ATTACHMENTS:
1. Staff Presentation
2. Landmark designation ordinance and nomination form
3. Applicant Presentation
ITEM 4, STAFF REPORT
UPDATED 4-17-19
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EŽƌƚŚĚŽŽƌ ĂƐĞŵĞŶƚǁŝŶĚŽǁ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
ϳϮϬt͘WƌŽƐƉĞĐƚ
ƌĞĂŽĨƐƚƵĐĐŽ
ĚĞůĂŵŝŶĂƚŝŽŶŽŶĞĂƐƚ
ĞůĞǀĂƚŝŽŶ
sŝŶLJůƐŝŶŐĞŚƵŶŐǁŝŶĚŽǁƐ
ŽŶŶŽƌƚŚĞůĞǀĂƚŝŽŶʹ
ƐŵĂůůĞƌƐůŝĚĞƌǁŝŶĚŽǁǁĂƐ
ŝŶĨŝůůĞĚƉƌĞǀŝŽƵƐůLJ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐ&ůŽŽƌWůĂŶ
ϳϮϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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WƌŽƉŽƐĞĚ&ůŽŽƌWůĂŶ
ϳϮϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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WƌŽƉŽƐĞĚ ůĞǀĂƚŝŽŶƐ
ϳϮϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
ϳϯϬt͘WƌŽƐƉĞĐƚ
^ŽƵƚŚ ůĞǀĂƚŝŽŶ
tĞƐƚ ůĞǀĂƚŝŽŶ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
ϳϯϬt͘WƌŽƐƉĞĐƚ
EŽƌƚŚ ůĞǀĂƚŝŽŶ
ĂƐƚ ůĞǀĂƚŝŽŶ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
ϳϯϬt͘WƌŽƐƉĞĐƚ
EŽƌƚŚƐŝĚĞŽĨďƌŝĐŬĐŚŝŵŶĞLJ ĞƚĞƌŝŽƌĂƚŝŽŶĂƚďĂƌŐĞƌĂĨƚĞƌƐ
tŽŽĚǁŝŶĚŽǁƐŝůů ƵĐŬůĞĚƌŽŽĨƐŚŝŶŐůĞƐ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
ϳϯϬt͘WƌŽƐƉĞĐƚ
WƌĞǀŝŽƵƐƐƚƵĐĐŽŽƌĞƉĂŝƌ;ĚŽŽƌ
ŝŶĨŝůů͍ͿĂƚŶŽƌƚŚĞůĞǀĂƚŝŽŶ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐ&ůŽŽƌWůĂŶ
ϳϯϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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WƌŽƉŽƐĞĚ&ůŽŽƌWůĂŶ
ϳϯϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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WƌŽƉŽƐĞĚ ůĞǀĂƚŝŽŶƐ
ϳϯϬt͘WƌŽƐƉĞĐƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
WZKWK^
^ŝƚĞĂŶĚ>ĂŶĚƐĐĂƉĞŽŶĐĞƉƚ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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^/d d
ŽŶŝŶŐ
,DEͲ ,ŝŐŚĞŶƐŝƚLJDŝdžĞĚhƐĞ
ĞŶƐŝƚLJʹ ŵŝŶ͘ŽĨϮϬĚ͘Ƶͬ͘ĂĐƌĞ
ƵŝůĚŝŶŐ,ĞŝŐŚƚʹ ŵĂdžŝŵƵŵϱƐƚŽƌŝĞƐ
ůůŽǁĞĚƵƐĞƐʹ ŵƵůƚŝͲĨĂŵŝůLJ͕ŵŝdžĞĚͲƵƐĞ͕ĨƌĂƚͬƐŽƌŽƌŝƚLJŚŽƵƐĞƐ͕ƉůĂĐĞƐŽĨ
ǁŽƌƐŚŝƉ͕ƌĞƐƚĂƵƌĂŶƚƐ͕ƌĞƚĂŝů͕ƉĞƌƐŽŶĂůĂŶĚďƵƐŝŶĞƐƐƐĞƌǀŝĐĞƐ
dŚĞƐŝƚĞŝƐŝŶƚŚĞdKKǀĞƌůĂLJŝƐƚƌŝĐƚ
^ŝƚĞ
ϭ͘ϭϵĐƌĞƐ
^ŝƚĞŝƐŶŽǁƉůĂƚƚĞĚĂƐϳϯϬt͘WƌŽƐƉĞĐƚ
KE/E'
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐĂŶĚEĞŝŐŚďŽƌŚŽŽĚŽŶƚĞdžƚ
KEd yd
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐĂŶĚEĞŝŐŚďŽƌŚŽŽĚŽŶƚĞdžƚ
KEd yd
dŚĞƉĞdž
ϯ^ƚŽƌŝĞƐ͕ϲϭďĞĚƐ͕ϲϭƵŶŝƚƐ
^ƚĂĚŝƵŵƉĂƌƚŵĞŶƚƐ
ϱ^ƚŽƌŝĞƐ͕ϯϴϵďĞĚƐ͕ϭϬϮƵŶŝƚƐ
dŚĞ^ƚĂŶĚĂƌĚ
ϱ^ƚŽƌŝĞƐ͕ϳϳϲďĞĚƐ͕ϮϯϵƵŶŝƚƐ
ĂŶǀĂƐ^ƚĂĚŝƵŵ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐĂŶĚEĞŝŐŚďŽƌŚŽŽĚŽŶƚĞdžƚ
KEd yd
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐĂŶĚEĞŝŐŚďŽƌŚŽŽĚŽŶƚĞdžƚ
KEd yd
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐĂŶĚEĞŝŐŚďŽƌŚŽŽĚŽŶƚĞdžƚ
KEd yd
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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WZKWK^
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐĞƐŝŐŶWƌŽĐĞƐƐ
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐWƌŽũĞĐƚĂƚĂ
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐ
ϰϴdŽƚĂůƵŶŝƚƐĐŽŶƐŝƐƚŝŶŐŽĨ;ϯϲͿ^ƚƵĚŝŽƐΘ;ϭϮͿϭͲďĞĚƌŽŽŵƵŶŝƚƐ
ϰϴdŽƚĂůďĞĚƐ
ϯϲƉĂƌŬŝŶŐƐƉĂĐĞƐƌĞƋƵŝƌĞĚͲ ϰϰƉĂƌŬŝŶŐƐƉĂĐĞƐƉƌŽǀŝĚĞĚ
ϯ^ƚŽƌŝĞƐǁͬϰƐƚŽƌLJůŽĨƚƐĂƚ;ϱͿϭͲďĞĚƌŽŽŵƵŶŝƚƐ
ϳϮϬt͘WƌŽƐƉĞĐƚ
ϮdŽƚĂůƵŶŝƚƐĐŽŶƐŝƐƚŝŶŐŽĨ;ϮͿϭͲďĞĚƌŽŽŵƵŶŝƚƐ
ϮdŽƚĂůďĞĚƐ
ϯƉĂƌŬŝŶŐƐƉĂĐĞƐƌĞƋƵŝƌĞĚ
ϳϯϬt͘WƌŽƐƉĞĐƚ
ϯdŽƚĂůƵŶŝƚƐĐŽŶƐŝƐƚŝŶŐŽĨ;ϭͿϮͲďĞĚƌŽŽŵΘ;ϭͿϯͲďĞĚƌŽŽŵƵŶŝƚƐ
ϱdŽƚĂůďĞĚƐ
ϱƉĂƌŬŝŶŐƐƉĂĐĞƐƌĞƋƵŝƌĞĚ
WƌŽũĞĐƚdŽƚĂů
ϱϯdŽƚĂůƵŶŝƚƐ
ϱϱdŽƚĂůďĞĚƐ
ϰϰƉĂƌŬŝŶŐƐƉĂĐĞƐƌĞƋƵŝƌĞĚ͕ϰϰƉĂƌŬŝŶŐƐƉĂĐĞƐƉƌŽǀŝĚĞĚ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
ƉĂƌƚŵĞŶƚƵŝůĚŝŶŐ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
WZKWK^
^/d W Z^W d/s ^͗
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
WZKWK^
^/d W Z^W d/s ^͗
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
WZKWK^
^/d W Z^W d/s ^͗
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
_:3URVSHFW +DYHQ$SDUWPHQWV
>hϯ͘ϰ͘ϳ; Ϳ;ϮͿʹ DĂƐƐŝŶŐΘůĚŐ͘ƌƚŝĐƵůĂƚŝŽŶ
ϭ͘ EĞǁĐŽŶƐƚƌƵĐƚŝŽŶƐŚĂůůďĞƐŝŵŝůĂƌŝŶǁŝĚƚŚŽƌ͕ŝĨůĂƌŐĞƌ͕ďĞ
ĂƌƚŝĐƵůĂƚĞĚŝŶƚŽŵĂƐƐŝŶŐƌĞĨůĞĐƚŝǀĞŽƌƚŚĞŵĂƐƐĂŶĚƐĐĂůĞŽĨ
ŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞƐŽŶƚŚĞĚĞǀĞůŽƉŵĞŶƚƐŝƚĞ͕ĂďƵƚƚŝŶŐ͕ŽƌĂĐƌŽƐƐĂ
ƐŝĚĞĂůůĞLJ͘
dŚĞĚĞƐŝŐŶŽĨƚŚĞĂƉĂƌƚŵĞŶƚďƵŝůĚŝŶŐŝŶĐůƵĚĞƐĂŵŽĚƵůĂƌŝƚLJƚŚĂƚŝƐ
ďĂƐĞĚŽŶƚŚĞǁŝĚƚŚŽĨƚŚĞƚǁŽŚŝƐƚŽƌŝĐƌĞƐŝĚĞŶƚŝĂůďƵŝůĚŝŶŐƐ͘
Ϯ͘ /ŶĂůůnjŽŶĞĚŝƐƚƌŝĐƚƐ͕ƐƚĞƉďĂĐŬƐŵƵƐƚďĞůŽĐĂƚĞĚŽŶŶĞǁ
ďƵŝůĚŝŶŐ;ƐͿƚŽĐƌĞĂƚĞŐƌĂĚƵĂůŵĂƐƐŝŶŐƚƌĂŶƐŝƚŝŽŶƐĂƚƚŚĞƐĂŵĞ
ŚĞŝŐŚƚŽƌŽŶĞƐƚŽƌLJĂďŽǀĞƚŚĞŚĞŝŐŚƚŽĨŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞƐŽŶƚŚĞ
ĚĞǀĞůŽƉŵĞŶƚƐŝƚĞ͕ĂďƵƚƚŝŶŐ͕ŽƌĂĐƌŽƐƐĂƐŝĚĞĂůůĞLJ͘
dŚĞƐŽƵƚŚĞĂƐƚƉŽƌƚŝŽŶŽĨƚŚĞďƵŝůĚŝŶŐĐůŽƐĞƐƚƚŽƚŚĞŽŶĞͲƐƚŽƌLJ
ŚŝƐƚŽƌŝĐƐƚƌƵĐƚƵƌĞ;ϳϮϬtWƌŽƐƉĞĐƚͿŝŶĐůƵĚĞƐĂŶĂƉƉƌŽƉƌŝĂƚĞ
ƐƚĞƉďĂĐŬĂƚƚŚĞƐĞĐŽŶĚƐƚŽƌLJ͕ĂŶĚƚŚĞƐŽƵƚŚǁĞƐƚƉŽƌƚŝŽŶŽĨƚŚĞ
ďƵŝůĚŝŶŐĐůŽƐĞƐƚƚŽƚŚĞƚǁŽͲƐƚŽƌLJŚŝƐƚŽƌŝĐƐƚƌƵĐƚƵƌĞ;ϳϯϬt
WƌŽƐƉĞĐƚͿĂůƐŽĂƉƉĞĂƌƐƚŽŚĂǀĞĂƐŵĂůůƐƚĞƉďĂĐŬĂƚƚŚĞƐĞĐŽŶĚ
ƐƚŽƌLJĂŶĚĂĨƵůůŚĞŝŐŚƚŽĨƚŚƌĞĞƐƚŽƌŝĞƐ͕ǁŚŝĐŚĐŽŵƉůŝĞƐǁŝƚŚƚŚŝƐ
ƐƚĂŶĚĂƌĚ͘
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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>hϯ͘ϰ͘ϳ; Ϳ;ϮͿʹ ƵŝůĚŝŶŐDĂƚĞƌŝĂůƐ
ϯ͘ dŚĞůŽǁĞƌƐƚŽƌLJĨĂĐĂĚĞƐƵŶƚŝůĂŶLJƐƚĞƉďĂĐŬƐ;ƌĞƋƵŝƌĞĚŽƌ
ŽƚŚĞƌǁŝƐĞͿŵƵƐƚďĞĐŽŶƐƚƌƵĐƚĞĚŽĨĂƵƚŚĞŶƚŝĐ͕ĚƵƌĂďůĞ͕ŚŝŐŚͲ
ƋƵĂůŝƚLJŵĂƚĞƌŝĂůƐ;ďƌŝĐŬ͕ƐƚŽŶĞ͕ŐůĂƐƐ͕ƚĞƌƌĂĐŽƚƚĂ͕ƐƚƵĐĐŽ;ŶŽŶ
&/^Ϳ͕ƉƌĞĐĂƐƚĐŽŶĐƌĞƚĞ͕ǁŽŽĚ͕ĐĂƐƚŝƌŽŶ͕ĂƌĐŚŝƚĞĐƚƵƌĂůŵĞƚĂůͿ
ŝŶƐƚĂůůĞĚƚŽŝŶĚƵƐƚƌLJƐƚĂŶĚĂƌĚƐ͘
dŚĞůŽǁĞƌůĞǀĞůƐƚĞƉďĂĐŬĨĂĐĂĚĞƐŚĂǀĞĂƉƌĞĚŽŵŝŶĂƚĞƵƐĞŽĨ
ƐƚƵĐĐŽĐůĂĚĚŝŶŐƚŽĐŽŵƉůŝŵĞŶƚƚŚĞƐƚƵĐĐŽĐůĂĚŚŝƐƚŽƌŝĐƌĞƐŝĚĞŶĐĞƐ
WZKWK^
ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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>hϯ͘ϰ͘ϳ; Ϳ;ϮͿʹ ƵŝůĚŝŶŐDĂƚĞƌŝĂůƐ
ϰ͘ EĞǁĐŽŶƐƚƌƵĐƚŝŽŶƐŚĂůůƌĞĨĞƌĞŶĐĞŽŶĞŽƌŵŽƌĞŽĨƚŚĞ
ƉƌĞĚŽŵŝŶĂƚĞŵĂƚĞƌŝĂů;ƐͿŽŶŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞƐŽŶƚŚĞ
ĚĞǀĞůŽƉŵĞŶƚƐŝƚĞ͕ĂďƵƚƚŝŶŐ͕ŽƌĂĐƌŽƐƐĂƐŝĚĞĂůůĞLJ͕ďLJƵƐŝŶŐĂƚ
ůĞĂƐƚƚǁŽŽĨƚŚĞĨŽůůŽǁŝŶŐƚŽƐĞůĞĐƚƚŚĞƉƌŝŵĂƌLJŵĂƚĞƌŝĂů;ƐͿĨŽƌĂŶLJ
ŽŶĞƚŽƚŚƌĞĞƐƚŽƌLJďƵŝůĚŝŶŐŽƌƚŚĞůŽǁĞƌƐƚŽƌLJĨĂĐĂĚĞƐƵŶƚŝůĂŶLJ
ƐƚĞƉďĂĐŬƐ;ƌĞƋƵŝƌĞĚŽƌŽƚŚĞƌǁŝƐĞͿ͗
ϭͿdLJƉĞ
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ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
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ITEM 4, ATTACHMENT 3
Applicant Presentation - UPDATED 4-17-19
LANDMARK PRESERVATION COMMISSION
APRIL 17, 2019 MEETING
SUMMARY OF REQUESTS FOR ADDITIONAL INFORMATION
Item 4: 720 W PROSPECT (EMMA BROWN/SUSAN WINTER HOUSE) – DESIGN REVIEW
Confirm the number of units in the apt building? (Anna S) From applicant: 48 (studio and 1-bedroom)
What is “high-profile architectural asphalt shingle roofing?” (Meg) From applicant: “High profile” is a
reference that may be somewhat misleading. This is referring to a shingle pattern that is now
considered the standard texture vs. 3-tab and other shingle textures. Samples will be provided as the
project is further developed.
What is the appropriate treatment of historic stucco (Meg) From applicant: 730 W Prospect has already
been painted previously and further analysis will need to be done to determine if the stucco at 720 W
Prospect has also been painted. Overall the stucco appears to be in good condition with limited cracking
and delamination from the lath sub straight. NPS Preservation Brief 22 will be utilized as a resource for
the preservation and repair of stucco on historic buildings and speaks to painted and coated stucco.
What will the plaza be constructed of and what’s required by fire code? (Meg) From applicant: Likely
concrete paving as this will be used to turn around fire trucks. The color, texture and design of the plaza
will be further developed as the project progresses.
Add photos of the house in its current context with the apartment buildings that are already there (Meg)
From applicant: Photos of the existing houses and site context were added to the conceptual design
submittal.
Will trees will be removed? (Meg) From applicant: The large evergreen (blue spruce?) trees along
Prospect will remain and likely most of trees surrounding 730 W Prospect. There is a tree on the
northwest corner of site that will need to be removed along with some other potential trees along the
north and east property boundaries where the apartment building is proposed. A site walk with the
City’s Forester will need to be conducted as the project is further developed to identify which trees will
require removal. The landscape plan is still conceptual at this level and use of new landscaping will be
evaluated for providing additional mitigation of the surrounding site context.
Is it appropriate to ask for comments from History Colorado? (Kevin) From staff: Staff consults with
History Colorado when the State is a stakeholder for a property under review, i.e. if it is listed on the
State or National Register or the State has an easement on the property. Because this local landmark
does not fall within either category, the State would not be in a position to provide comments. For local
landmarks, it is the role of the local preservation commission to provide appropriate guidance and
regulatory decisions for applicants.
Can we get the full review of 2008 and its outcome? (Kevin) From staff: The proposal was for design
review of Phase II of the Observatory Park Project, which was already approved in 2007 as then received
ITEM 4, SUMMARY OF QUESTIONS
Added 4-17-19
design review comments again in 2008. LPC was generally supportive of the project and provided the
following comments:
x Demolition of both garages okay (720 garage not part of designation and demolition expected)
x Plan was for a 30-unit apartment building behind the historic houses with a 25-35 foot setback
and below-ground parking. Included adaptive reuse of historic houses.
x Commission supported placement of development behind the two homes.
x Mixed opinion on whether the size of the setback was appropriate or not.
x Commission recommended stepping back the building with a 2-story leading edge to 3 or
possibly 4 stories to improve massing compatibility.
x Buffer ideas included using similar cladding materials (stucco) on new construction and low-
pitched shed dormers to reflect the Craftsman architecture.
x Section of building closest to historic houses should be reflective of their scale.
x Suitable landscaping important for buffering.
x Retain evergreens at streetfront to provide visual mitigation.
Requests for additions to packet from HP Staff (for next round of review):
x Provide photos and detail of treatment methodology:
o Chimney conditions and repair methodology
o Stucco
o Wood fascia
o Front and rear entry doors, flagstone entrance and walk
x Provide roofing product information
x Apply for Design Assistance:
o Window study - treatment plan, extent of needed repairs for each, current replacement
window design/condition
o Chimney repair, if needed
x Add plan of protection
x Current photo set – all elevations
x Provide more detail on circulation and site access improvements as available
ITEM 4, SUMMARY OF QUESTIONS
Added 4-17-19
Agenda Item 5
Item 5, Page 1
STAFF REPORT April 17, 2019
Landmark Preservation Commission
PROJECT NAME
720/730 W. PROSPECT HAVEN APARTMENTS – CONCEPTUAL DEVELOPMENT REVIEW
STAFF
Maren Bzdek, Senior Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: Rehabilitation work on the windows, stucco, chimney, wood fascia; a
replacement asphalt roof; and the construction of a new three-story
apartment building behind the designated landmark at 720 W Prospect and
the abutting residence at 730 W Prospect.
APPLICANT: Ian Shuff, alm2s; CSU Research Foundation (CSURF)
RECOMMENDATION: N/A
LPC’S ROLE:
At this meeting, the Landmark Preservation Commission will provide comments to the applicant and City staff
regarding this project’s compliance with the standards in Fort Collins Land Use Code section 3.4.7.
BACKGROUND: The applicant is seeking initial comments regarding compliance with Land Use Code Section
3.4.7 for the attached proposed plans. A formal application has not yet been submitted to the City of Fort Collins.
PROPOSED DESIGN:
• Exterior rehabilitation of 720 and 720 W Prospect historic residential buildings: Conduct masonry/mortar
analysis and repoint brick chimney; install new cap flashing; replace existing asphalt roof with high-profile
architectural asphalt shingle roofing; rehabilitation of original wood double-hung sash windows; re-paint
existing stucco; repair and paint existing wood fascia; replace with in-kind materials where necessary; retain
original front door
• Construction of three-story apartment building behind the one-story residences
AREA OF ADJACENCY SUMMARY:
The area of adjacency is the area, the outer boundary of which is 200 hundred feet in all directions from the
perimeter of the development site. Any lot or parcel of property is within the area of adjacency if any portion of the
lot or parcel is within the 200-foot outer boundary.
According to the requirements in 3.4.7(B), staff has identified the following historic resources that meet the above
requirement and shall be used for the establishment of the Historic Influence Area, to which the standards in
3.4.7(E) apply.
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 2
• Historic Resources on the Development Site, Abutting, or Across a Side Alley:
• Emma Brown/Susan Winter House: 720 W Prospect; designated as a Fort Collins landmark in
2007 (on development site)
• 730 W Prospect: eligible for landmark designation (on development site)
• Historic Influence Area: According to 3.4.7(B)(2)(f), the historic influence area for any historic resource
located on the development site is the entire development site. See attached map for reference.
REVIEW CRITERIA AND STAFF FINDINGS OF FACT:
Land Use Code (LUC) Section 3.4.7, Historic and Cultural Resources contains the applicable standards for
new buildings, where designated or eligible historic landmarks or historic districts are part of the development site
or surrounding neighborhood context.
3.4.7(D): Treatment of Historic Resources on Development Sites – Design Review
DESIGNATED RESOURCES
Background: Section 3.4.7(D) of the Land Use Code requires a separate Design Review process for designated
historic resources on the development site.
Designated Resources on the Development Site: 720 W Prospect (Emma Brown/Susan Winter House)
Design Review of proposed changes to this Fort Collins Landmark is a separate agenda item coming before LPC
at this meeting (April 17, 2019). Certificate of Appropriateness: Decision pending.
Chapter 14, Article III requirements and staff findings:
[Preliminary] Staff finds that the conceptual details provided indicate that the applicant has created an adaptive
reuse plan for the historic buildings on the development site that has the potential to meet all of the applicable
Secretary of the Interior’s Standards for Rehabilitation, but the rehabilitation details associated with the work on the
exterior historic features need further documentation and explanation in order to confirm that appropriate
methodology will be used. Staff evaluation of this proposal thus remains incomplete.
ELIGIBLE RESOURCES
Background: Land Use Code Section 3.4.7(D)(3) requires that, “to the maximum extent feasible, the development
plan and building design shall provide for the preservation and adaptive use pursuant to the Secretary of the
Interior Standards for the Treatment of Historic Properties” of historic resources that are eligible for Fort Collins
landmark designation. The evaluation of compliance with this standard is part of the development review process
and is included in the recommendation to the decision maker for development applications.
Eligible Resources on the Development Site: 730 W Prospect
This 1903 craftsman bungalow residence is a rectangular, two story, frame structure with an asphalt shingle, side
gabled roof. Roof features include overhanging eaves, exposed rafter ends, and a large, shed roof, wall dormer
with side walls, knee braces at either end, and six vertical double-hung windows. It has a concrete foundation and
stucco exterior over wood siding. The main (south) façade is broken into three bays and contains a central
entrance. The single story, full-width porch has three large, square support columns and four concrete steps
leading to an 18-light door with six-light sidelights. Fenestration on the facade is two sets of three windows, each
one six-over-one double-hung. Windows on other elevations are either single, pairs, or sets of three nine-light
casement with simple wooden surrounds. A central rear entrance has three concrete steps with a concrete stoop
extension to the west end of the north elevation. There is another, smaller shed roof wall dormer on the rear
elevation with side walls and a pair of double-hung windows. The brick chimney is located centrally on the
southern slope. There was a detached garage on the lot that was demolished in 2017.
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 3
Evaluation of Applicable Review Criteria
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 proposal meets this standard because it includes adaptive reuse of the
residence at 730 W Prospect as residential dwelling space, while requiring only
minimal rehabilitation and repairs to the exterior historic materials and features.
It’s distinctive materials and features and spatial relationships in its most
important aspect (streetfacing/front of property) are mostly preserved. More
information is needed on proposed changes to the north elevation entrance
and the addition of egress windows on the same elevation.
TBD
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 recent construction of large apartment buildings on Prospect and Lake
Streets have dramatically altered the historic setting of 730 W Prospect. The
addition of a large, three-story apartment building immediately behind the
historic residences at 720 and 730 W Prospect, the construction of a common
plaza on the site further alters the setting, which was semi-rural in character.
As a result, staff feels this standard is difficult and perhaps impossible to
evaluate because the historic setting and character are already lost. The
existing character of the property will further change as a result of the new
construction. On the positive side, this proposal does retain the existing mature
landscaping in front of the residences and the original driveway entrance off of
Prospect, which, along with preservation of the building itself, helps to preserve
what historic character does remain.
More information is needed on proposed changes to the north elevation
entrance and the addition of egress windows on the same elevation.
TBD
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.
No conjectural features that create a false sense of historical development are
associated with this proposal.
Yes
SOI #4
Changes to a property that have acquired historic significance in their own right
will be retained and preserved.
No such features have been identified.
N/A
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 4
SOI #5 Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
Additional information and detailed methodology for repair work to masonry,
fascia, and windows is needed in order to make a final determination regarding
compliance with this standard.
More information is needed on proposed changes to the north elevation
entrance and the addition of egress windows on the same elevation.
TBD
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 exterior alterations on the historic residence at 730 W Prospect
appears to meet this standard because all of the proposed work allows
preserves and rehabilitates the existing historic features and materials.
Additional information and detailed methodology for repair work to masonry,
fascia, doors, windows, and building entrances is needed in order to make a
final determination regarding compliance with this standard.
TBD
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.
Additional information and detailed methodology for repair work to masonry,
fascia, and windows is needed in order to make a final determination regarding
compliance with this standard.
TBD
SOI #8
Archeological resources will be protected and preserved in place. If such
resources must be disturbed, mitigation measures will be undertaken.
N/A
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.
Additional information regarding existing conditions on the north elevation and
how the proposed alterations at the rear entrance will impact the historic
integrity is needed in order to make a final determination regarding compliance
with this standard.
While the new construction is larger, it uses a massing strategy such as
massing modularity, step downs and stepbacks and sensitive siting that allow
TBD
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 5
for the preservation of the historic integrity of the property at the front of the
site. The new construction also provides for a more appropriate transition of
scale between the historic resources and the larger multi-family projects to the
west and north.
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.
Related new construction on this site, if removed in the future, would not impair
the essential form and integrity of the historic property beyond the impairments
to the site and context that already today.
Yes
I
Staff Findings:
[Preliminary] As with the evaluation of similar proposed work to the other historic building on the development site
(720 W Prospect), staff finds that the conceptual details provided indicate that the applicant has created an adaptive
reuse plan for this historic building (730 W Prospect) that has the potential to meet all of the applicable Secretary of
the Interior’s Standards for Rehabilitation, but the rehabilitation details associated with the work on the exterior
historic features need further documentation and explanation in order to confirm that appropriate methodology will
be used. Staff evaluation of this proposal thus remains incomplete.
3.4.7(E)(1): Design Requirements for a Proposed Development
OR:
3.4.7(E)(2): Design Requirements for a Proposed Development: Old Town Historic District (insert appropriate
OT District Standards in chart below, in lieu of Table 1 Standards 1-6)
Applicable
Code
Standard
Summary of Code Requirement and Analysis Standard
Met (Y/N)
Massing
and
Building
Articulation
1. New construction shall be similar in width or, if larger, be articulated into
massing reflective of the mass and scale of historic resources on the
development site, abutting, or across a side alley.
The design of the apartment building includes a modularity that is based on the
width of the two historic residential buildings.
Yes
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 6
Massing
and
Building
Articulation
2. In all zone districts, stepbacks must be located on new buildings to create
gradual massing transitions at the same height or one story above the
height of historic resources on the development site, abutting, or across a
side alley. Additionally, in the Downtown zone district, the widest portions
of stepbacks required in the Downtown zone district stepback standard
shall be on building portions closest to historic resources.
The southeast portion of the building closest to the one-story historic structure (720
W Prospect) includes an appropriate stepback at the second story, and the
southwest portion of the building closest to the two-story historic structure (730 W
Prospect) also appears to have a small stepback at the second story and a full
height of three stories, which complies with this standard.
Yes
Building
Materials
3. The lower story facades until any stepback (required or otherwise) must be
constructed of authentic, durable, high quality materials (brick, stone,
glass, terra cotta, stucco (non EVIS), precast concrete, wood, cast iron,
architectural metal) installed to industry standards.
More information about the type and quantity of cladding materials is needed to
complete the evaluation of this standard.
TBD
Building
Materials
4. New construction shall reference one or more of the predominate
material(s) on historic resources on the development site, abutting, or
across a side alley, by using at least two of the following to select the
primary material(s) for any one to three story building on the lower story
facades until any stepbacks (required or otherwise): 1) type; 2) scale; 3)
color; 4) three-dimensionality; 5) pattern.
The applicant has emphasized the use of stucco on the south façade of the
apartment building in recognition of this standard, as both historic residences are
clad in stucco. The Commission should discuss the placement and quantity of
stucco in reference to this standard.
TBD
Façade
Details
5. Use at least one of the following: 1) similar window pattern; 2) similar
window proportion of height to width; 3) similar solid-to-void pattern as
found on historic resources on the development site, abutting, or across a
side alley.
The proposed design appears to meet this requirement in all three areas: similar
pattern, proportion, and solid-to-void pattern for the majority of windows.
Yes
Façade
Details
6. Use select horizontal or vertical reference lines or elements (such as
rooflines, cornices, and bell courses) to relate the new construction to
historic resources on the development site, abutting, or across a side alley.
The rooflines of the proposed apartment structure are drawn from the historic
buildings as a reference, as recommended in previous discussions with the LPC in
2007 and 2008.
Yes
ITEM 5, Staff Report
UPDATED 4-17-19
Agenda Item 5
Item 5, Page 7
Visibility of
Historic
Features
New construction shall not cover or obscure character-defining architectural
elements, such as windows or primary design features of historic resources on
the development site, abutting, or across a side alley.
The separation between the new construction and the historic buildings and the
placement of new construction to the rear are appropriate solutions for meeting this
standard.
More information is needed about the distance between the new construction and
existing buildings.
TBD
3.4.7(E)(3): Plan of Protection
A plan of protection that outlines how historic resources will be protected during the process of rehabilitation and
new construction on the site is required prior to the Landmark Preservation Commission providing a
recommendation to the decision maker regarding a development project. The applicant has not yet submitted this
document for review and approval.
ATTACHMENTS
1. Staff Presentation
2. Applicant Presentation (see Agenda Item 4, Attachment #3)
ITEM 5, Staff Report
UPDATED 4-17-19
720/730 Prospect Apartments: Development Review 1
Maren Bzdek, Sr. Historic Preservation Planner
Landmark Preservation Commission, April 17, 2019
Location Map
2
1
2
ITEM 5, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19
Area of Adjacency
3
720 W Prospect:
Landmark: Emma Brown/Susan Winter House
4
730 W Prospect (1903, eligible)
Historic Resources
3
4
ITEM 5, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19
Proposed Alterations: 730 W Prospect
5
3.4.7 (D)(3) – Eligible Resources on Site
Building Alterations:
• Repoint chimney; install new cap flashing
• New high-profile architectural asphalt shingles
• Rehab original wood windows
• Add 2 operable wood casement egress
windows at existing window locations on north
elevation
• Re-paint existing stucco
• Repair/paint existing wood fascia; replace with
in-kind materials where necessary
• New rear concrete stoop, steps, steel handrail
and new wood rail and stile door with half lite
to replace existing window on north elevation
Proposed Site Alterations
6
Site Alterations:
• Construct 3-story
apartment building
behind residence
• Rear plaza area
• Landscaping
additions
5
6
ITEM 5, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19
LPC Requests
• See Supplemental Document: “Summary of Questions”
7
Staff Comments
Alterations to 730 W Prospect
Use Design Assistance Program:
• Window study - treatment plan, repair needs, current replacement window
design/condition
• Chimney repair, if needed
Detailed Plans, as available (chimney conditions and repair methodology, stucco,
windows, entries, walkways, doors)
Plan of Protection
8
7
8
ITEM 5, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19
Staff Comments
9
Design Compatibility:
Current proposed design appears to meet 4
of the 6 design standards (3.4.7 Table 1).
Building Materials Standards 3 and 4 require
further discussion, in particular
720/730 Prospect Apartments: Development Review 10
Maren Bzdek, Sr. Historic Preservation Planner
Landmark Preservation Commission, April 17, 2019
9
10
ITEM 5, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19
LANDMARK PRESERVATION COMMISSION
APRIL 17, 2019 MEETING
SUMMARY OF REQUESTS FOR ADDITIONAL INFORMATION
ITEM 5: 720/730 PROSPECT APARTMENTS – CONCEPTUAL DEVELOPMENT REVIEW
Is the plaza material behind 730 the same as what’s proposed behind 720? (Meg) From applicant: The
area behind 730 is bike parking and the plaza material could be concrete paving or a softer material like
crusher fines. The landscape design will be further developed as the project progresses.
Please provide material samples. From applicant: Noted.
Is 730 W Prospect landmarked? (Kevin) From staff: No, it is not landmarked. When the property was
designated, which was concurrent with anticipated multi-family development on the site, 730 W
Prospect was not included in the designation. The residence is an eligible historic resource and the
requirements of 3.4.7(D)(3) apply, which means that the applicable Secretary of the Interior’s Standards
must be met to the maximum extent feasible.
Is the owner of 730 W. Prospect Road interested in landmark designation? (Katie) From applicant:
CSURF is not interested in designated 730 W Prospect.
How do the Design Requirements for a Proposed Development: Old Town Historic Standards apply to
these properties? (Kevin) From staff: This development site is not within the Old Town Historic District
and there are no specific preservation standards or guidelines in this part of the city other than the
Secretary of the Interior’s Standards.
How is adding a large new building to a historic landmark allowed under the code? From staff: In this
particular case, the designation of 720 W Prospect was tied to the development plan. The original
developer for the site in 2007-2008 designated the property as part of the preparation with the City for
the future development, based on the wishes of the former owner. As noted above, 730 W Prospect was
not included in that process. As a result, this designation anticipated further changes to the setting and
was supported by the Commission, staff, and Council at the time.
More generally speaking, and as appropriate, we sometimes have a different lens for reviewing
opportunities to protect and adaptive reuse “remnant” historic resources in highly altered settings such
as the HMN zone along W. Prospect. A scenario like this recognizes a tradeoff between complete
redevelopment of the site and the opportunity to incorporate historic resources into the redevelopment
plan. Another example of this project is “Oasis on Olive.” While these scenarios are often complicated to
process and discuss and are not considered best practice, it is important to have this mechanism in place
for scenarios that warrant it.
There is a difference, supported by the applicable standards and guidelines between a compatible
addition near a historic resource and new construction on the site. An addition alters the original form
of a historic resource. New construction on the site changes the setting and can also impact feeling.
Both require considerations of sensitive design compatibility.
ITEM 5, SUMMARY OF QUESTIONS
Added 4-17-19
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ITEM 4, ATTACHMENT 1
Staff Presentation - UPDATED 4-17-19