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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 06/11/2003LANDMARK PRESERVATION COMMISSION Regular Meeting June 11, 2003 Minutes Council Liaison: David Roy (407-7393) Staff Liaison: Joe Frank (221-6376) Commission Chairperson: Bud Frick, Jr. (484-1467) SUMMARY OF MEETING: LPC heard a presentation on the Downtown Strategic Plan, and scheduled walking tours of the areas included to evaluate possible effects of new larger structures on existing historic structures. LPC approved additional signage for Rocky Mountain Chocolate Factory at the Northern Hotel and a swamp cooler on the fire escape at 252 Linden St. CALL TO ORDER AND ROLL CALL: Commission called to order by Chairman Bud Frick, Jr., at 5:35 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Agnes Dix, Per Hogestad, Janet Ore, Carole Stansfield and Myrne Watrous were present. Angie Aguilera was excused. Joe Frank, Clark Mapes, Karen McWilliams, Carol Tunner and Timothy Wilder represented staff. GUESTS: Susy Bonar and Greg Carroll, owners, for 172 N. College Ave., Suite A-2, Rocky Mountain Chocolate Factory. AGENDA REVIEW: No changes. MINUTES: The minutes of May 14, 2003, were unanimously approved as presented. On a motion by Per Hogestad seconded by Carole Stansfield the minutes of November 20, 2002, were approved with the following changes: Running headers should be corrected to read "November 20, 2002, Meeting Minutes", and Carol Tunner will research and add who seconded the motion re: 253 Linden St signage. STAFF REPORTS: Carol Tunner distributed copies of "A Profile of Cultural Resources in Colorado," a document from the Colorado Historical Society. Ms. Tunner distributed copies of a letter from SlaterPaull Architects to the Poudre School District indicating that plans for the Centennial High School/Laurel School addition project had received "supportive" comments from representatives of the Colorado Historical Society. Per Hogestad asked if the Commission could get comments directly from the CHS; Ms. Tunner will research. Ms. Tunner also announced that Fort Collins has been selected to be the site of a mobile workshop featuring the Trolley and Historic Old Town Fort Collins at the National Trust for Historic Preservation conference. The tour will be October 4. 2003. Landmark Preservation Commission June 11, 2003, Meeting Minutes Page 2 Karen McWilliams reported that she had signed off on plans for the First National Bank Building remodeling. Advance Planning staff will begin photographic documentation of the building before the 1950s sunscreen is removed. Joe Frank suggested documenting other buildings from that era now, as well as collecting artifacts for posterity. Ms. McWilliams also mentioned that research has revealed that 502-506 N. Shields St. were originally built as basement homes, according to building permit records. COMMISSION MEMBER REPORTS: Myrne Watrous reported at length on the recent DDA meeting, at which Kim Jordan was elected President. Steve Levinger and Dick Beardmore were awarded a grant of $285,000 for the Armstrong Hotel project and Mickey Willis was awarded $200,000 for renovation of the CV Axle Building on Cherry St. as the new headquarters for the National Association for Interpretation. The DDA did not support a project for townhomes at 325 Cherry St., the Xylem Design Building. Mikal Torgerson made a presentation on plans for a two-story addition on the roof of Opera Galleria with penthouses and hanging gardens. The possibility of reinstating paid parking downtown was discussed. DOWNTOWN STRATEGIC PLAN City Planners Timothy Wilder and Clark Mapes distributed handouts outlining the issues, existing policies and suggested revisions of existing standards on new buildings, as well as maps of the Downtown Strategic Plan area showing the Downtown Core, Infill/Transition Area and Mason Transportation Corridor Subdistrict. On the maps, individual structures were identified by their preliminary historic assessment; possible redevelopment sites were also indicated. The LPC is primarily concerned with the Infill/Transition Area, encompassing the Civic Center and Canyon Avenue districts. As the City explores ways to encourage infill and redevelopment projects in the Downtown area, issues of height, mass and overall compatibility with existing structures must be addressed. Staff is not asking for a formal recommendation from the LPC but input on the portion of the Downtown Strategic Plan called "Framework Plan: Policy Statements and Recommendations," a copy of which was distributed to Commission members. Staff would like to provide more clarity with the current standards, which are extensive and subjective, particularly as they pertain to historic structures. The Downtown Strategic Plan is scheduled to go to City Council for direction on July 22, and for a hearing and formal adoption as an update to the Downtown Plan August 19. Mr. Wilder walked the Commission through the Framework Plan document, indicating which areas are thought to be most likely to support which sorts of development -- residential, commercial or retail -- and how the districts could blend into each other. He also included selected land -use code standards on height and compatibility for downtown related to historic and cultural resources, to address concerns expressed by the LPC at past meetings. Landmark Preservation Commission June 11, 2003, Meeting Minutes Page 3 Mr. Mapes explained that the purpose of the Downtown Strategic Plan is to develop ways to reinforce the Downtown Core (shown in red on the maps).Existing policies that encourage "a series of attractive towers ... amid historic buildings, parks, plazas, and tree -lined streets" date from 1989. Based on the experience of the proposed towers at the old Steele's Market site at Mountain Ave. and Howes St., and the current Cortina Project at Canyon and Howes, the City recognizes that there is disagreement on what is appropriate. Should we keep the city's existing 3-4-story character? Should we accept whatever the market says is viable? How does historic preservation shape urban design? One of the most pressing issues is the height and mass of new buildings in relation to existing and/or historic structures. Should height and mass be linked, given that higher buildings can have less mass, depending on the scale of the building, its materials, proportions and the street -side presentation of its first floor? The character of a building can be affected by its setback, especially in relation to the surrounding neighborhood. Mr. Mapes walked the Commission through the existing Policies and Standards on the Height of Tall Buildings in the Downtown Plan. He explained that the Neighborhood Conservation Buffer zone limits heights to three stories. The Old City Center district building height is limited to three stories with a provision for stepping back one additional story. The regulatory standard in the land -use code calls for compatible design that respects the historic character of adjacent properties, but doesn't say how to respect that historic character. Staff would like to clarify the parameters, for the benefit of both neighbors and developers. Room for interpretation on a case -by -case basis has been left in the current Height Review Standards that allows administrative override of stated height limits of the zone district if done for one of the purposes listed in the review standards. Many entities can exercise this option -- Planning and Zoning, staff, an administrative hearing officer. Mr. Mapes asked the LPC for thoughts on what members want to discuss or suggestions for further detail for this document. Bud Frick said the Commission would like to see projects come before the LPC earlier in the approval process. He also suggested going block by block in the affected districts to develop height recommendations. This would give everybody the rules of the game; developers can ask for modifications, but these are the rules for this area. In general, he thought buildings in the center of the block could be taller but still have lower edges. Janet Ore was concerned that the Commission not create hard and fast objectives, but leave room for decisions on individual proposals. Mr. Mapes suggested that the absolute number of stories of a building was not as important as its design and a negotiated review process. landmark Preservation Commission June 11, 2003, Meeting Minutes Page 4 It was decided the best way to proceed is for the entire Commission to tour the 6-12 blocks in question and evaluate the issues presented by each. Mr. Mapes reminded members of the need to balance market needs, urban design, and transportation demands as well as historic preservation issues, not just state personal preferences. LPC scheduled additional meetings/mobile workshops to evaluate existing structures block by block. All will begin at 281 N. College Ave. at 5 p.m.: Wednesday, June 18; Tuesday June 24; and Wednesday, July 9, replacing the regularly scheduled LPC meeting. June 25 will remain a regular LPC meeting. Janet Ore requested a copy of the Secretary of the Interior's Preservation Brief #17 on Architectural Character be distributed to all Commission members before the first walking tour, so all would have a common basis for evaluation. CURRENT REVIEW 1. 172 N. College Ave., Suite A-2, Rocky Mountain Chocolate Factory, Signage, Conceptual/Final Review -- presented by Susy Bonar and Gregg Carroll, owners, introduced by Carol Tunner. The applicants propose to place more signage on the business to increase visibility; the heavily tinted windows obscure the dark colors of the corporate logo. The sign would attach to the building in the stucco above the signband area of the black Carrerra glass and hang down over the glass; the brackets that hold it onto the building would be hidden behind the sign. The colors of the sign -- corporate logo in chocolate and pewter -- are compatible with the district. Staff recommends the sign. Susy Bonar spoke to the need for additional signage; existing door logo and valance letters on the awning are small, people can't see what's in the shop through the tinted windows, and even her regional director couldn't find the business on a recent visit. The sign will extend down to the diamond medallions on the black glass, so medallions will still be visible. The brackets will not be mounted to mortar joints because no mortar joints can be located on this side of the building. Bud Frick suggested using Home Depot's Bird Be Gone "invisible" spikes to keep the sign from becoming an unsightly pigeon roost. Public input: None Janet Ore moved that the LPC approve the proposed sign for the Rocky Mountain Chocolate Factory at 172 S. College, Suite A-2, with the understanding that the diamond -shaped medallions in the black glass signband will not be covered. Agnes Dix seconded. Motion carried unanimously, 6-0. Landmark Preservation Commission June 11, 2003, Meeting Minutes Page 5 2. 252 Linden St., Swamp Cooler on Second -Floor Fire Escape, Conceptual/Final Review -- no applicant present; presented by Carol Tunner. The second floor of this building on the northeast corner of Jefferson and Linden streets is rented by the Fort Collins Housing Authority for 15 single -room occupancy units. The applicant -- FCHA -- proposes to cool the units by placing a swamp cooler on an unused fire escape in a hidden jog between the back of the building and the building next door. It will not be visible from anywhere except a short stretch of the alley behind the buildings. Venting the swamp cooler will be through a doorway with a historic but badly deteriorated paneled door. Depending on the design of the installation, the historic door can either be removed and stored on the second floor of the building, or left in place. Staff recommends allowing the swamp cooler with the door left in place, so it can be closed and the upper portion remain visible when the cooler is not in use. Bud Frick asked whether permanently closing off the door will meet building/fire codes on emergency exits. Ms. Tunner said that there are two internal exit staircases and the City Building Inspector has already okayed closing off this and another fire escape on the back of the building. Public input: None Agnes Dix moved that the LPC accept the swamp cooler on the fire escape at 252 Linden St., keeping the existing door in place. Carole Stansfield seconded. Motion carried unanimously, 6-0. Meeting adjourned at 7:45 p.m. Respectfully submitted by Kate Jeracki, Recorder July 1, 2003