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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 12/08/2004LANDMARK PRESERVATION COMMISSION Regular Meeting December 8, 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: LPC approved local landmark designation of 501 Stover St., the Dukes/Dunlap House and replacement of second -floor windows at 520 Wayne St., the Honstein/Johnson Carriage House. LPC also heard the proposed repair of the historic SW elevation door on Zydeco's Restaurant, at #11 Old Town Square, Miller Block, and an update on rehab at 140-142 S. College, the Alpert Building. CALL TO ORDER AND ROLL CALL: Commission called to order with a quorum present by Chairman Bud Frick at 5:35 p.m. at 281 N. College Ave., Fort Collins, Colorado. Agnes Dix, Per Hogestad, Janet Ore and Ian Shuff were present. Angie Aguilera was excused. Joe Frank, Karen McWilliams and Carol Tunner represented City staff. GUESTS: Margaret and Don Webber, owners, and Wayne Carmichael, Ancar Construction, for 520 Wayne St.; Mona Frayer, owner, and Dick Noyes, contractor, for 501 Stover St. AGENDA REVIEW: Karen McWilliams added landmark designation of 501 Stover St., the Dukes/Dunlap House and Garage, to Other Business. MINUTES: Minutes of Oct. 13, 2004, were amended as follows: On page 3, first line should read "the Bernard Block"; under Nix Farm item, Mr. Shuff recused himself. The minutes were unanimously accepted as amended on a motion by Agnes Dix seconded by Ian Shuff. STAFF REPORTS: Carol Tunner reminded members that the deadline for discounted registration for the CPI Saving Places 2005 conference in Denver February 2-4 is December 16. COMMISSION MEMBER REPORTS: None CURRENT REVIEW: 1. 520 Wayne St., Honstein/Johnson Carriage House — Replace Second Floor Windows, Conceptual and Final Review — Don and Margaret Webber, owners, Wayne Carmichael, Ancar Construction; introduced by Carol Tunner. Landmark Preservation Commission December 8, 2004, Meeting Minutes Page 2 The applicants have returned to address concerns raised by the Commission last meeting. Margaret Webber presented copies of a letter from their physician about the effects of mold in the wood windows and what it did to the Webber's medical condition. Wayne Carmichael presented a report on the extent of mold on the upstairs windows and cost estimates comparing repair and replacement of the windows. The estimate from Colorado Door and Sash was for wooden clad replacement windows, while the competing estimate was for both aluminum clad, double -hung wood and also vinyl windows to match the vinyl replacement windows on the first floor. Colorado Sash and Door looked at the windows on site and after evaluation recommended replacement rather than repair. Mr. Carmichael confirmed that all the upstairs original windows were scheduled for replacement, as well as the ones on the lower floor by the back and front doors. Janet Ore asked the Commission if all the windows are replaced, will it still retain its integrity? And if it loses its integrity, can it be removed from the designation? Ms. Tunner pointed out that the carriage house was included in the designation of the main house, which is not being affected by these changes. Dr. Ore would like any approval of replacement windows to stipulate that the dimensions of the windows will not be changed. Per Hogestad added that the rails and styles of the windows should match the existing windows as closely as possible. Public input: None. Agnes Dix moved that the LPC accept the proposal to replace the second story windows at 520 Wayne St. with vinyl clad replacements as presented, matching the dimensions and profile of the existing windows. This includes 10 remaining wooden windows as well as two windows on the first floor. Per Hogestad seconded and the motion carried unanimously. After the applicants left, Ms. Tunner suggested scheduling a training presentation on window restoration for the Commission at a future meeting, since similar situations are sure to come before the LPC in the coming year. Dr. Ore recommended that future window replacement requests should be accompanied by a window by window condition survey and assessment of the feasibility of repair. 2. 11 Old Town Square, Miller Block (Zydeco's) — Repair/replace Southwest Corner Front Door — no applicant present; introduced by Carol Tunner. The applicant, Ed Stoner, president of Old Town Square Properties, had informed staff that the southwest corner door of Zydeco's Restaurant is very deteriorated and needs to be replaced. He proposed using a steel door. Staff referred him to a repair/reconstruction preservation contractor. The applicant was Landmark Preservation Commission December 8, 2004, Meeting Minutes Page 3 scheduled to bring his decision to the Commission after the contractor performed an assessment of the door. Ms. Tunner read the assessment from Mark Thorburn, who detailed how he would repair and restore the door, which is constructed of nine -foot -tall solid old growth fir. Mr. Thorburn wrote that while the restoration will not save any money, it will match the architecture of the historic building and preserve an important architectural detail. Ms. Tunner added that the door has been in place at least since 1983, and assumed Mr. Stoner would be accepting this assessment. Mr. Hogestad said it sounded like a good repair solution. OTHER BUSINESS 1. 140-142 S. College Ave., The Alpert Building -- Window Update — Bud Frick, owner's representative; introduced by Carol Tunner. Bud Frick provided an update on the windows that are being repaired and, where the window openings have been covered by plywood or covered in plexiglass, replaced. Mark Thorburn is stripping the frames and sashes, repairing and replacing stops, and reglazing with the original glass where it is still intact or like kind where it is broken. Mr. Frick will submit more sensitive plans for the proposed light fixture over the rear entrance, as requested by the LPC . 2. 501 Stover St., the Dukes/Dunlap House and Garage -- Landmark Designation — Mona Frayer, owner, and Dick Noyes, contractor; introduced by Karen McWilliams. Constructed circa 1900, the Dukes/Dunlap House is an interesting variation of Victorian architecture. The house and its associated garage qualify for individual designation as a Fort Collins Landmark property under Preservation Standard 3: it embodies the distinctive characteristics of a type, period and method of construction and contributes to the historical and architectural significance of Fort Collins. The first recorded owners of the property were J.F. and Lillie M. Dukes in 1902. By 1908, the home was owned by the Samuel Dunlap family. By 1922, both Samuel and his son Ray had been hired as firemen for the City's Fire Department. Samuel and wife Hattie continued to reside at this location for approximately 25 years, until 1933. After several changes of ownership, the house became rental residential, a use it still serves. The applicant, Mona Frayer, CPA, is currently under contract to purchase the property to restore and rehabilitate as her office. The home is a very nice example of Folk Victorian/late 19th-early 20th century Vernacular architecture. It features a hipped roof, with a side -gable rear wing. The front fagade has a windowless gable decorated with imbricated shingles in a Landmark Preservation Commission December 8, 2004, Meeting Minutes Page 4 variety of patterns. The projecting open front porch features turned -spindle posts supporting a half -hipped roof. A second porch is located on the north elevation, at the junction of the man home and wing, which also retains its historic turned - spindle posts. The only alteration of note to the house was the circa 1940s addition of wavy asbestos -shingle siding over the original wood. The applicant intends to remove this siding, exposing and restoring the original cladding material. The property contains a detached singe -car garage, with a later, poorly constructed lean-to addition. The garage itself contributes to the historic and architectural character of the property. Historic features of note include the wooden drop siding and the sliding door with original hardware. Staff recommends the Commission find the Dukes/Dunlap House and Garage meets the requirements for designation as a Fort Collins Landmark. Karen McWilliams explained that since the applicant intends to use the property as an office, City codes require the building be accessible for clients. This will be provided by a new sidewalk ramp around to the side, with an entrance on the side porch. She added that the wing on the back is not original, but still historic, dating from the home's period of significance. Although the garage is included in the designation, no photos of it were available. Dick Noyes said the lean-to addition on the garage is about six feet wide, not well built, and needs to be removed. Other than the lean-to, he was not aware of any other changes made to the garage. Ms. McWilliams said that if the LPC decides to designate the property, the demolition of the lean-to can be handled administratively as long as the Chair of the LPC and the Director of Advance Planning agree it is appropriate. Ian Shuff and Janet Ore both expressed concern over designating the garage without having any photos available. The applicants were agreeable to designating the house only at this time and the garage later. The surrounding neighborhood is composed of intact single-family houses with a range of integrity, according to Ms. McWilliams. It is just outside the Laurel School District, near the fire station, an important neighborhood to maintain, according to Dr. Ore. Per Hogestad moved that the LPC approve the designation of the Dukes/Dunlap House at 501 Stover Street as a Fort Collins Landmark under Landmark Standard 3, excluding the associated garage. Janet Ore seconded. Mr. Noyes said that they are looking into what will be involved in removing the asbestos -shingle siding. Mr. Shuff felt the siding was a major element of the house and he would like removal to be a consideration of the designation. Ms. McWilliams pointed out that the designation has to be of the property as it is, and