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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 02/25/2004LANDMARK PRESERVATION COMMISSION Regular Meeting February 25, 2004 Minutes City Council Liaison: David Roy (407-7393) Staff Liaison: Joe Frank (221-6376) Commission Chair: W. J. "Bud" Frick, Jr. (484-1467) SUMMARY OF MEETING: The LPC heard an update on alley structure design recommendations and approved the use of metal fagade stabilizers on 236 Pine St. LPC recommended that 601 W. Mountain Ave. be designated a local landmark. LPC found 235 N. Grant St. individually eligible for Fort Collins Landmark status, and that the revised proposed addition would likely not affect that eligibility. LPC also provided complimentary design review for 1006 W. Mountain, and recommended that the Conor O'Neill's proposed sign be handled by administrative review. CALL TO ORDER AND ROLL CALL: Commission called to order with a quorum present by Vice Chair Angie Aguilera at 5:35 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Per Hogestad, Janet Ore, Ian Shuff and Myrne Watrous were present; Agnes Dix was excused, Chairman Bud Frick arrived late. Karen McWilliams, and Carol Tunner represented City staff. GUESTS: Cameron Gloss, Current Planning Director; Tony Ferguson, owner, for LaCourt Hotel, 236 Pine St.; Sue Walker, owner, for Aaron Kitchel House, 601 W. Mountain Ave.; Angus Goodbody and Joy Rothschild, owners, and Garry Kohler, Highcraft Builders, for 235 N. Grant Ave. AGENDA REVIEW: The landmark designation of 601 W. Mountain Ave. was added by Ms. Tunner. Ms. McWilliams added a complimentary review of a proposed addition at 1006 W. Mountain. Ms. Tunner also added a proposed administrative review of a sign for Conor O'Neill's pub to Other Business. MINUTES: The minutes for Feb. 11, 2004, were accepted as presented. STAFF REPORTS: Carol Tunner shared a letter from Bob Smith, Water Planning Manager, following up on the Stormwater Master Plan presentation to the LPC in May 2003. The LPC decided there was no need for an additional presentation. Karen McWilliams reported that the updated version of the Downtown Strategic Plan had been adopted, including allowable building heights representing a compromise between the desires of the LPC and the Downtown Development Authority. Mr. Frick arrived to chair the meeting. COMMISSION MEMBER REPORTS: None. PRESENTATION: Alley Structures Design Update -- presented by Cameron Gloss, Current Planning Director Landmark Preservation Commission February 25, 2004, Meeting Minutes Page 2 Cameron Gloss reviewed the presentation given to the City Council study session on Feb. 24, 2004, on the subject of alley houses or accessory buildings, detached dwelling units on the rear portion of a lot that is not merely a garage or storage shed. Existing City policy supports the concept of alley houses as a form of potential infill development that can strategically add residential density to take advantage of existing activities and services. However, Council has placed a moratorium on development of new alley houses until June 30 or until new standards are adopted. He thanked Ian Shuff and Bud Frick for their participation in the design charrette that gathered input on the new guidelines. Input is also being gathered from the Planning and Zoning Board and Homebuilders as well as the general public, City Council and the LPC as a whole. Opinions range from a call to eliminate all alley houses to a concern that neighborhoods might be getting too much control over design issues. Mr. Gloss said there is the potential for 640 new units to be constructed on vacant lots, in addition to the 220 that already exist. The original intent was for the units to provide more space for the owners of the main building, but the vast number of new units are being built as rentals. The impact of several dwelling units in one accessory building is much greater than if the same building was owner -occupied. It was suggested that the units be called carriage houses rather than alley houses, but Janet Ore pointed out that that terminology has a specific historic meaning that implied at least a garage. Some of the perceived problems with alley houses are architectural compatibility; traffic, noise and dust; loss of privacy; and inadequate parking. The draft design standards address these problems by eliminating multiple units; requiring public review hearings for units with utilities; expanding review criteria to consider impacts on adjacent properties; limiting building footprints; set a lower maximum height; additional parking based on bedrooms; add an open space requirement; permit the subdivision of Carriage House; and encourage diversity by focusing on building mass, scale and impact, not "style." Myrne Watrous was "dead -set against' alley houses in Old Town, because they will only increase the density of the area. Mr. Gloss pointed out that alley houses have been allowed in Old Town for 15 years, and the same density has been allowed for 20. The new proposals disallow multiple units, and close the 'loophole" of lot -line adjustments to increase the size of lots in order to qualify to build an accessory building. The new requirements give written notice to all owners within 500 feet of a proposed unit with water and/or sewer service, and counts all floor area, not just that above grade, toward the allowable footprint. Accessory building size varies by Zoning District, but the new guidelines do not address the issue of rentals. Neither do they speak to remodeling an existing alley house. One of the major issues of concern for the LPC, as it is for the Council and neighborhoods, was that of subdividing lots to allow for additional units. According to Janet Ore, subdividing results in a realignment of the historic orientation of relationships among houses, landscaping and alleys. This can result in a loss of a lot of what Old Town is about, agreed Mr. Frick. Mr. Gloss countered that as Old Town properties Landmark Preservation Commission February 25, 2004, Meeting Minutes Page 3 become more expensive, some of the rental units are being sold to new owner occupants. The financial incentives to recoup the costs of owning a home in Old Town by building a unit on the back of the lot are huge. Ms. Tunner suggested that if an owner uses up most of the back yard on an alley house, then when they need to enlarge the main house, they would have to "pop-up" rather than one-story rear additions. Karen McWilliams suggested that if a lot is subdivided, the LPC would have less opportunity to review the design of a new structure which would lessen the mechanism for protecting adjacent historic buildings. Mr. Gloss conceded that staff has been focusing on mass, bulk and scale rather than design details, but the goal is to not harm Old Town. The role of LPC is to protect owners who have gone through the process of receiving and maintaining their landmark designations, but with subdivision, the Commission is removed from the process. The issue of subdividing remains unresolved. Dr. Ore also reminded the LPC that when a district is surveyed for its historic significance, the number of "non -conforming" buildings in the area is also taken into account. Too many such buildings could cost Old Town its historic district designations. The Commission is concerned that this could greatly impact existing and future district designations. The LPC will consider a formal resolution on the proposed regulations at the March 10, 2004, meeting and forward it to Mr. Gloss in time for presentation to City Council at its March 16 meeting. CURRENT REVIEW: 236 Pine St., LaCourt Hotel -- Fagade Maintenance/Structural Stabilization/ Repointing -- presented by Tony Ferguson, owner, introduced by Carol Tunner. The red sandstone fagade of this building has been loosening from the substrate, and the owner has attempted to alleviate this situation by installing all -thread bolts through the dressed sandstone to the interior rubble. Structural engineer Dick Beardmore of AE Design Associates has recommended using Helifix wall tie anchors for a more lasting stabilization. In addition, open mortar joints will be repointed using an esthetically and materially compatible mortar mix. The masonry is to be performed by Richard Lippoth of Pinnacle Quarry and Development Co. Staff recommends the Helifix solution. Mr. Ferguson explained that the Helifix ties are installed through the stone, not the mortar joints, and the remaining holes are patched with the dust removed from the stone mixed with cement or epoxy. The need for improved stabilization came to light after water got in behind the wall and caused a wooden window sill on the second floor to rot. Commissioners were concerned about continued water intrusion. Janet Ore urged Mr. Ferguson to address the water issues as soon as possible, so that any repairs made will last; Per Hogestad agreed. Public input: None Landmark Preservation Commission February 25, 2004, Meeting Minutes Page 4 Ian Shuff moved the LPC approve the use of Helifix DryFix masonry stabilizers on 236 Pine St. with the requirements that a mortar match test be conducted before installation and dust removed from the masonry be used to patch the holes. Angie Aguilera seconded. The motion carried unanimously, 6-0. Ms. Tunner learned from the Building Inspection Department that Mr. Beardmore would be making engineering field observations as the work progressed. DEMOLITION/ALTERATION REVIEW PROCESS: 235 N. Grant, Preliminary Hearing -- presented by Garry Kohler, contractor, and owners Angus Goodbody and Joy Rothschild, introduced by Karen McWilliams. Building records indicate that this residence was constructed circa 1908. It is a good example of the hipped roof Denver Box style, and a January 2001 field survey evaluated this property as individually eligible for Fort Collins Landmark designation for its architectural significance. There was a change in the 1970s that added a shed roof to the rear of the building. It is unlikely that this property is associated with any significant historical events or people; its significance is strictly architectural. The current owners are proposing a single -story addition to the rear of the building that would alter the character of the hipped roof and may reduce the home's eligibility from "individual" to "contributing to a district." If the Commission finds the property individually eligible, then the discussion between the applicants and the Commissioners will concern identifying mutually acceptable solutions that retain the property's significance and integrity. Per Hogestad felt the building retained nice integrity, with no major alterations to three of its four elevations. Public input: None Per Hogestad moved the LPC find 235 N. Grant St. individually eligible for Fort Collins Landmark designation under Standard 3, for its architectural significance and integrity. Janet Ore seconded. The motion carried unanimously, 6-0. Mr. Kohler showed the LPC new drawings made since the project had been discussed with Mr. Frick and Ms. McWilliams. The new plans change the hip on the addition so that 8 inches of the existing Denver Box are exposed without lowering the 9-ft-3-inch ceilings. The change allows the addition ridge to be lowered to be subservient to the original building; the siding on the addition would also be visually distinct from the original. The front elevation will not be affected. The Commissioners felt the revised plans reflected a concept that makes sense; the addition would be sympathetic to the original design, define the original structure, and be in keeping with the original building Landmark Preservation Commission February 25, 2004, Meeting Minutes Page 5 while adapting to keep it a livable residence. Myrne Watrous felt it was good that it was a one-story addition; Janet Ore was pleased that the applicants had been willing to be flexible and work to make the design an acceptable compromise. By consensus, LPC found that the addition would not compromise the individual eligibility of the property. Mr. Kohler will submit final revised plans to both the LPC and the Building and Zoning Department at the same time. DESIGNATION: 601 W. Mountain Ave., Aaron Kitchel House -- presented by Sue Walker, owner, introduced by Carol Tunner. Bud Frick recused himself from the discussion because he has been hired to work on this property. Ms. Aguilera chaired this portion of the meeting. The Aaron Kitchel House, 601 W. Mountain Ave., is significant both as a good example of vernacular masonry Queen Anne Cottage architecture and for its historical association with Aaron Kitchel, Civil War veteran, pioneer farmer and Larimer County Commissioner. The garage does not contribute to the historic and architectural character of the property and is not being designated. The 1-1/2 story home was built circa 1890 of brick with rough -cut stone foundation, sills and lintels. Although the basic plan is rectangular, this house has an irregularly shaped appearance due to the hipped roof with another hip roof projecting from it, dormers on three elevations, a substantial brick bay window on the east elevation, a wood projecting entry on the west elevation, and a main entrance at the northeast front corner of the house, one of only three or four such entrances in Fort Collins. The house has had early additions/changes that date before 1948, but the exterior appearance has not changed since the tax assessor's photo of that year. Despite the changes, the building has good integrity, and its Victorian details mark it as an example of the Vernacular Queen Anne Cottage style. Staff recommends approving the request for designation. Public input: None Janet Ore moved the LPC find 601 W. Mountain Ave. individually eligible for Fort Collins Landmark designation under Standards 2 and 3, for its association with the lives of significant historical persons and as a property that embodies the distinctive characteristics of a type of construction. Myrne Watrous seconded. The motion carried unanimously, 6-0. Ms. Tunner added that although the exterior shows good integrity, the house has some serious structural issues. The owner has already replaced the roof and added gutters, but those repairs are not eligible for a state tax credit since they were completed before the property was designated a landmark. Ms. Walker would like to replace the historic Landmark Preservation Commission February 25, 2004, Meeting Minutes Page 6 wooden front porch, which was removed before 1948, but such a project would be considered an addition and not eligible for the State Tax Credit. Internal repairs necessitated by a burst pipe have also revealed extensive wiring and other code deficiencies resulting from work done by previous owners without benefit of building permits and hidden behind drywall. Ms. Tunner reported that Gary Weeks, structural engineer, has prepared a report on the foundation, which has sunk mostly as a result of having no gutters on the roof. He is also preparing recommendations for raising and stabilizing the center of the house which also has sunk. COMPLIMENTARY REVIEW: 1006 W. Mountain Ave., Coffin House -- Proposed Addition -- no applicant present, introduced and presented by Karen McWilliams. The owner would like to restore the entrance to the front porch, which has been moved from the front to the side; and modify the back sun porch so it communicates with the small addition on the rear elevation that will include a master bedroom and bath. Mr. Frick has met with the applicant and discussed matching head heights of new windows with existing ones, eliminating the gable end on the addition, and using compatible materials, specifically no glass blocks in the addition. While the commission felt in general that the concept was good, better, more complete drawings would be required for a more thorough analysis. Ms. McWilliams will be in touch with the applicant. OTHER BUSINESS Proposed Sign for Conor O'Neill's Pub -- presented by Carol Tunner Changes are proposed for the sign at the former Linden's Brewing site, 208 and 214 Linden St. Because the former sign had been controversial but nonetheless approved, Ms. Tunner asked for direction from the Commission before following normal procedure to approve the new sign administratively. Since the new sign will be mounted to the existing I -beams installed for the former Linden's sign by existing eyebolts and not affect the historic fabric, the LPC had no objections. Meeting adjourned at 8:15 p.m. Respectfully submitted by Kate Jeracki, Recorder