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HomeMy WebLinkAboutHistoric Preservation Commission - Minutes - 01/18/2023Historic Preservation Commission Page 1 January 18, 2022 Kurt Knierim, Chair City Council Chambers Jim Rose, Vice Chair City Hall West Margo Carlock 300 Laporte Avenue Jenna Edwards Fort Collins, Colorado And Remotely Via Zoom Bonnie Gibson Eric Guenther Anne Nelsen Vacant Seat Vacant Seat Regular Meeting January 18, 2023 Minutes • CALL TO ORDER Chair Knierim called the meeting to order at 5:30 p.m. • ROLL CALL PRESENT: Margo Carlock, Bonnie Gibson, Eric Guenther, Kurt Knierim, Anne Nelsen, Jim Rose ABSENT: Jenna Edwards STAFF: Maren Bzdek, Brad Yatabe, Heather Jarvis, Yani Jones, Melissa Matsunaka • AGENDA REVIEW Ms. Bzdek stated there were no changes to the posted agenda. • CONSENT AGENDA REVIEW No items were pulled from consent. • STAFF REPORTS ON ITEMS NOT ON THE AGENDA None. Historic Preservation Commission DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 Historic Preservation Commission Page 2 January 18, 2022 • CONSENT AGENDA [Timestamp: 5:32 p.m.] 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF DECEMBER 14, 2022 The purpose of this item is to approve the minutes from the December 14, 2022 regular meeting of the Historic Preservation Commission. 2. 416 STOVER - SINGLE-FAMILY DEMOLITION NOTICE The purpose of this item is to approve the Single-Family Demolition Notice for 416 Stover. 3. 330 SCOTT/1224 W MAGNOLIA ST - SINGLE-FAMILY DEMOLITION NOTICE The purpose of this item is to approve the Single-Family Demolition Notice for 330 Scott Ave/1224 W Magnolia Street. 4. 512 EDWARDS - SINGLE-FAMILY DEMOLITION NOTICE The purpose of this item is to approve the Single-Family Demolition Notice for 512 Edwards. Member Rose moved that the Historic Preservation Commission approve the Consent Agenda of the January 18, 2022 regular meeting as presented. Member Carlock seconded. The motion passed 6-0. [Timestamp: 5:33 p.m.] • DISCUSSION AGENDA 5. REPORT ON STAFF ACTIVITIES SINCE THE LAST MEETING DESCRIPTION: Staff is tasked with an array of different responsibilities including code- required project review decisions on historic properties, support to other standing and special work groups across the City organization, and education & outreach programming. This report will provide highlights for the benefit of Commission members and the public, and for transparency regarding decisions made without the input of the Historic Preservation Commission (HPC). STAFF: Maren Bzdek, Historic Preservation Manager Staff Report There was no staff report on this item. Public Input None. Commission Questions and Discussion None. [Timestamp: 5:34 p.m.] DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 Historic Preservation Commission Page 3 January 18, 2022 6. 1802 N COLLEGE AVE – POBRE PANCHO’S – APPLICATION FOR INVOLUNTARY FORT COLLINS LANDMARK DESIGNATION DESCRIPTION: This item is to consider the request for a recommendation to City Council on Landmark designation of the Pobre Pancho’s Property at 1802 N. College Ave. The nomination is not supported by the owner, H & H Properties. APPLICANTS: Amelia A. Perez, Resident; Matt D. Perez, Resident; Christopher B. Bird, Resident; Monica Bird, Non-Resident/Nomination Preparer OWNERS: H&H Properties (Darren & Asher Haun, owners; Jeff Cullers, legal representative) Staff Report Ms. Bzdek presented the staff report. She stated this item is the consideration of a recommendation to City Council regarding an application for involuntary landmark designation for 1802 North College Avenue, the former Pobre Pancho’s restaurant. She noted this is the first of two hearings that occur in involuntary landmark designation situations and its purpose is to determine whether the property qualifies for landmark designation based on the specific criteria that is outlined in Chapter 14 of the Municipal Code. She stated a second hearing about whether the designation of the property meets the City’s preservation policies and purposes to a sufficient degree to outweigh the owners’ objection if the Commission adopts a resolution finding that the property is landmark eligible. Ms. Bzdek outlined the items that should be considered by the Commission and provided a process overview for an involuntary landmark designation. Ms. Bzdek outlined the timeline of this project and subsequent application for involuntary landmark designation. She noted this hearing is a de novo hearing; therefore, the Commission will be making its decision based on the current information provided at this hearing. She discussed the nomination petition which argues the property is significant under four categories: standard one for events and trends due to the establishment of the family-owned Mexican restaurant on North College Avenue, standard two for persons and groups based on the significance of the Perez family, and standards three and four for design and construction and information potential; however, staff does not support significance under standards three and four due to lack of supporting evidence. She noted only one of these standards is required for landmark designation. She noted there have been modifications made to the property; however, staff has determined they do not detract from the property’s overall historic integrity. Ms. Bzdek showed photos of the property and its evolution over time. She also discussed key architectural features of the building. She noted the historic period of significance is 1969 to 2020, which is the period during which the Perez family operated Pobre Pancho’s restaurant in the building, and outlined the aspects of integrity that are considered for each of the four standards. Ms. Bzdek noted questions about the potential future development or use of the site would be appropriate for discussion during the second hearing. She outlined the questions for the Commission to consider during this hearing: does the property have sufficient significance to be a Fort Collins landmark, and if so, does it have sufficient integrity under enough of the seven aspects to qualify to be a Fort Collins landmark? She noted both are required. Ms. Bzdek outlined the staff findings of fact, including a verification that the nomination form is complete and an evaluation of the claims of significance in the nomination form. She outlined the role of the Commission. Applicant Presentation Monica Bird commented on the importance of preserving this symbol of Latino history. She outlined her father’s contributions to Latino heritage in Fort Collins and stated he was the longest Latino business owner in Fort Collins with a history of owning Pobre Pancho’s for over 50 years. She urged the Commission to preserve the building as a piece of Latino history. Ms. Bzdek noted Ms. Bird is representing the applicants, but is not one of the three Fort Collins residents to sign the petition. DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 Historic Preservation Commission Page 4 January 18, 2022 Property Owner Presentation Darren Haun, H&H Properties, stated he and his father purchased the property from the Perez family in August of 2020 with the intention of keeping the restaurant open. However, in the spring of 2022 with mounting losses and increasing costs, the restaurant was closed. He stated they had the opportunity after that to sell the building to Raising Cane’s, which is what kicked off the historic review. He stated they do not consent to the designation. Public Input Mike Kroneberger, North College Motors general manager, stated the story of Frank Perez should be remembered and memorialized; however, he stated the owner of the building is not likely to do that. He questioned what the use of the building will be if it is preserved and questioned how saving it will memorialize the legacy. He also noted the Perez family sold the building because it was not financially feasible for them to keep it. He requested the Commission consider different avenues to consider the balance of the profit that was being sought by the family with memorializing the legacy. He questioned whether preserving the empty shell of a building will help perpetuate the Frank Perez story. Applicant Rebuttal Ms. Bird noted this hearing is to determine whether or not the building is eligible, not what its ultimate use may be. She stated making the building a landmark will open peoples’ eyes to history, which is something that is missed. She noted Mr. Kroneberger also wants to sell to Raising Cane’s and she questioned whether history should disappear because of money. She also noted her daughter has some financial stake in the building currently. Property Owner Rebuttal Brad Yatabe, Assistant City Attorney, noted the property owner indicated he did not want time for rebuttal. Commission Questions Member Guenther asked Ms. Bird if there was every any time during Mr. Perez’ ownership of the building during which he wanted to move forward with historic designation. Ms. Bird replied she does not believe her father thought his story was worthy of history. She stated that since she has been researching it, she has come to realize there is a great chunk of history in his story, and if that had been realized at the time, she believes he would have wanted that to be memorialized. Member Guenther asked if there is anything in the Municipal Code relative to the application process that discusses any conflict of interest or any situation where family members are nominating a property. Mr. Yatabe replied there is no conflict with that situation and the only requirement for the petition is that it be signed by three individuals who reside in the city. Member Nelsen asked Mr. Haun about his thoughts on the building’s eligibility to be a landmark. Mr. Haun replied the conversation has focused on Pobre Pancho’s the restaurant, not the building, and the restaurant is now closed. Regarding eligibility, he stated that is beyond his expertise. He stated he would like the property to have a use. Commission Discussion and Deliberation Chair Knierim asked the Commission to focus primarily on standard one, events and trends, and standard two, persons and groups, and whether either meets eligibility. Member Guenther stated he struggles a bit with this as Mr. Perez clearly has a deep, rich, and important legacy, and he did amazing things with his life from an entrepreneurial perspective as well as from a Latino heritage perspective. He stated he has a difficult time connecting that legacy to this building, and while the longevity of the restaurant is interesting, it is not necessarily the most important factor, and if it is, then the Commission should be looking at other longstanding minority-owned businesses in the community. He stated he has not seen how the building directly connects with the historic legacy nor has he seen any specific events and trends, or historic figures, associated with the building, despite Mr. Perez owning the building. Chair Knierim stated this story is part of the fabric of Fort Collins and it is historically under-told. He stated making this building eligible for landmark status shows that story and helps it. He commented on the struggle of Hispanic-owned businesses to get loans. He stated standard two is certainly met because it helps to fill in the essential story for the larger fabric of the story of Fort Collins. DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 Historic Preservation Commission Page 5 January 18, 2022 Member Edwards concurred and noted standards one and two are intangible making them more difficult to define. She noted it is important to know the history of other groups in the community and stated other minority-owned longstanding businesses should be considered. She stated it seems the property has meant something significant to more than just the family, but to the community as a whole, and the story should be preserved and told. Member Carlock commented on part of the previous presentation related to Mr. Perez using the restaurant as a means to help other immigrants who were coming up along the same path he had taken. In that respect, she stated, there is a direct tie to the building itself. Member Rose stated significance is nuanced, and one consideration related to significance under standard two with persons and groups, is that this is a good example of how that standard applies. He noted it applies to Mr. Perez and his legacy, as well as to an entire ethnic community, and without the building, there is no tangible evidence. He stated the building is a concrete block, prosaic, mundane structure with little architectural significance. Of the seven aspects of integrity, he stated the most important is association, though it also has location. He stated there is no doubt association would not exist without the building and Mr. Perez’ story can only be told with its preservation. Member Nelsen commented on the importance of preserving Mr. Perez’ story and stated this building provides a tangible connection to that story. She stated she believes the building is worthwhile of being a landmark in Fort Collins. Member Carlock concurred and stated the building is important to the community in general and to the Hispanic community in particular. She stated there are many ways to tell a story and if there are no plans to turn the building into some type of community center or museum that will have the ability to memorialize the story, then that history will not be connected with the building moving forward. She stated there are other ways to tell the story. Member Guenther stated that is also part of his concern, but acknowledged that is not part of this meeting. He suggested consideration needs to be given to how this building, at some point in the future, tells this important story. He acknowledged that is not under the purview of the Commission, but stated it remains important. Member Rose stated there is a pragmatic aspect to this, which is part of the challenge. He stated museums are full of artifacts and that is what this building is: tangible, physical evidence. He stated it is important to recognize retaining something of value does not necessarily mean it is functional. He stated a use could be found for the building, and then it would be easy to connect the building to Mr. Perez’ story. He stated he understands the owners’ concern about the investment made a potential loss incurred by virtue of having a building that may not be able to be used. However, he stated that is not the purview of the Commission; the Commission must decide if it is an important part of the story it believes Fort Collins should incorporate into its history. He stated he believes it meets those criteria. Member Guenther noted the criteria for eligibility under standards one and two is subjective. He asked if the next hearing will focus more on values, even though this discussion has already focused on values. Mr. Yatabe replied this hearing is solely to determine whether the building is eligible. He stated he is willing to give the Commission and the public some degree of latitude to touch upon other subjects; however, those are not the considerations this evening. Member Guenther asked about the point of the discussion at the next meeting. Mr. Yatabe replied there are some values related to eligibility; however, the Commission is confined to examining the criteria set forth for eligibility. Member Guenther stated it is difficult to distinguish between eligibility and designation when architectural significance and integrity are not being discussed as much as events and trends and people and groups, which is part of a more subjective, value-driven conversation. He questioned what would be discussed, directionally, at the next meeting that has not been discussed at this meeting. Ms. Bzdek stated the difference between a determination of eligibility and consideration of whether that eligibility should advance to an actual designation involves looking at the qualification process in the first hearing and, in the second hearing, anticipating the possibility of designation against the owner’s objection and consider what that process would mean relative to the property’s contribution to historic preservation in Fort Collins. Or, in other words, does it advance the priorities that are outlined in Sections 14-1 and 14-2 of the Code ‘in a manner and extent sufficient to justify the requested designation against the owners’ wishes.’ DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 Historic Preservation Commission Page 6 January 18, 2022 Member Guenther asked if it would be appropriate at the next meeting to discuss the future potential uses of the building and the implications for the current owners. Mr. Yatabe suggested looking at the specific language set forth in Sections 14-1 and 14-2. He also noted the role of the Commissioners is also to interpret and apply the Code. Member Gibson made a motion that the Historic Preservation Commission adopt a written resolution to be signed by the Chair finding that the Pobre Pancho’s property at 1802 North College Avenue is eligible to be designated a Fort Collins landmark because the property possesses significance to Fort Collins under standards one and two as supported by the analysis provided, the nomination document, and attachments submitted by the applicant group on November 17th, 2022, and the property clearly conveys the significance through sufficient integrity under the seven aspects of integrity in Municipal Code Section 14-22(B). The Historic Preservation Commission adopts the findings of fact set forth in the staff report provided for this item, and a second hearing before this Commission should be scheduled consistent with Municipal Code Section 14-33(C). Member Rose seconded the motion. The vote on the motion was as follows: Yeas: Guenther, Nelsen, Rose, Gibson, Carlock, and Knierim. Nays: none. THE MOTION CARRIED. • OTHER BUSINESS Ms. Bzdek noted there will not be a work session in Council Chambers on February 8th due to the Commission attending a training conference in Boulder. The February 15th meeting will instead be prepared for via email communication between members and staff. • ADJOURNMENT Chair Knierim adjourned the meeting at 6:47 p.m. Minutes prepared by and respectfully submitted by Melissa Matsunaka. Minutes approved by a vote of the Commission on __________________. _____________________________________ Kurt Knierim, Chair DocuSign Envelope ID: D9439CF1-03C2-4762-8E88-BC2A45D38021 2/15/2023