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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 11/20/2002LANDMARK PRESERVATION COMMISSION Regular Meeting November 20, 2002 Minutes Council Liaison: Eric Hamrick (225-2343) Staff Liaison: Joe Frank (221-6376) Commission Chairperson: Per Hogestad (416-7285) Summary: The LPC approved plans to install a steel door on the rear and a neon guitar sign and painted window borders for the front of 251 Linden St. The LPC approved handrail replacement, non -historic window replacement, and stucco repair/re-application at 237 West Street. The LPC heard a conceptual plan to rehabilitate the Mountain Empire Hotel at 259 S. College, and they approved writing a letter of support for a Historic Structure Assessment grant for the project. The LPC gave final approval to their 2003 Work Program. CALL TO ORDER AND ROLL CALL: Meeting called to order by Chairman Per Hogestad at 5:38 at 625 Ninth Street, Streets Department Building. Commission members Angie Aguilera, Agnes Dix, W.J. 'Bud" Frick, Per Hogestad, Janet Ore, Carole Stansfield, and Myrne Watrous were present. Ms. Tunner represented staff. GUESTS: Todd Skaw, owner, Zach Yarrow, employee with Guitars, Etc., Mark Thorburn, University Designers & Builders for 251 Linden St.; John Litschert, owner, 237 West St.; Steve Levinger, owner, 259 S. College Avenue, the Mountain Empire Hotel. AGENDA REVIEW: Discussion on elections added to Other Business. No additional agenda items. STAFF REPORTS: Ms. Tunner informed the LPC members that she received a phone call from the Housing Authority on Monday about vandalism at the Northern Hotel. There was some graffiti on the limestone and tile, and the cleaning agent left some gray marks. She sent them some information on cleaning and waterproofing products that are available on the market to deal with problems like this. At the December 11, 2002 meeting, Commission members will be asked to vote for LPC officers. Both incumbents are returning, so there will be no new members to the LPC next year. APPROVAL OF OCTOBER 23, 2002 MINUTES: Ms. Ore made a motion to approve the minutes as written, seconded by Ms. Dix and passed by affirmation. COMMISSION MEMBERS' REPORTS: Ms. Watrous attended the last DDA meeting. A proposed development at 300 E. Mt. Avenue, will add 4 apartment units and gut and redo the first floor. The new building is proposed to be compatible but not compete with the Armory next door. There will be a sandstone fagade, 4 garages, and curved glass window under a turret. The Colorado Historical Society will probably have no purview over this property even though the Armory used State and National Tax Credits, but the Landmark Preservation Commission November 20, 2002 Meeting Minutes Page 2 changes will have to go through Demo/Alteration review. It will also be reviewed under the Land Use Code, and may come to the LPC as a complimentary review. The DDA is going to provide some funding for the remodel. CURRENT REVIEW: 1. 251-253 Linden Street, the Robertson -Haynes Block, Todd Skaw, owner of Guitars Etc, the new tenant, employee Zach Yarrow, and Mark Thorburn, contractor. Mr. Thorburn, explained that they would like to replace the rear door that is behind the fire escape, shown on the picture as behind the dumpster. This door was originally the back door with transom window. The door that is in there was one of the interior doors that was just nailed in. There is no idea what was used there originally. He proposes 9.5 inch hollow metal, with the appearance of wood, with transom glass above. The door would be flush and could be taken out in the future if desired, and will be an in- swing door. Adjacent to the building is the back of Joe's upholstery, with a metal door and a piece of canvas in the transom. On the other side is another hollow metal door, as is the case on other nearby buildings. All the doors on that back alley are steel. This is done because of a need for security. Ms. Dix asked if the frame of the door would also be metal? Mr. Thorburn answered yes. Metal that would also be painted and set back in to be flush. Mr. Thorburn also brought up that they have a problem with the old double doors on the back of the building. They have large windows in them that can be vandalized or broken for entry. Some ideas to keep it safe might perhaps be plywood painted black and placed on the inside. He suggested covering from the outside, all sashes with '/4' plexiglass, or perhaps use expanded metal grate which looks like a security grate. Ms. Tunner read from design standards, Guidelines #47 and 48. Security is important, but the design elements must also be taken into consideration. They must avoid bars on outside of the windows, but there have been some instances where they have been used inside of the window. Mr. Thorburn explained that they want to design it so that if anyone comes to break the glass and get in that way, they will see that there is something there so they can't get in. Mr. Frick asked how would they secure it? Mr. Thorburn answered countersink screws there. Mr. Hogestad said expanded steel would be o.k., and more in keeping with an alley, instead of the plexiglass. He asked if expanded steel would have a frame around it? Yes, Mr. Thorburn answered, a frame around so that it couldn't be removed. Public input: none. It was mentioned that the motion should include that the color of the steel door will be Downing Sand. Landmark Preservation commission• • November 20, 2002 Meeting Minutes Page 3 Mr. Frick moved that the LPC approve the steel door with window transom and metal frame on the rear of 251-253 Linden painted to match the double doors, and that the LPC approve the expanded metal grate in a Z-frame, with bolts, attached over the windows of the existing double doors, and painted to match the door. Documentation to be provided of the installation (size bolts and pattern of the grill.) Seconded by Ms. Dix. Approved unanimously, 7-0. Signage: Todd Skaw presented his ideas on the signage for the store. He would like to put a sign above the door, and would like the sign to be similar to the one at his other guitar store in Longmont. The material is called Komacel, 1" thick, foam vinyl sheet, with the store's name in dark violet and teal adhered to the face. Illumination will be dark violet and teal exposed neon tubing with tube supports bolted through the sign with lock nuts on the back side. Sign to be mounted to 3 '/<' x 1 Y2" iron flat bar mounting brackets. Brackets will be mounted to mortar joints between brick on building face. Ms. Tunner recited that the guidelines specify that the sign be placed in the signband at a similar height to the other signs on the block, neon is also allowed, and the guitar shape is a symbol sign of a sort that is encouraged in the guidelines. The painted border around the windows came into question. Mr. Skaw would also like some simple things on the doors, such as hours of operation, and a small logo. He stated that other stores with window borders have been permitted in the area. The color of the border will the violet. He stated that the curve at the top windows is rather an Art Moderne design. Mr. Hogestad — the windows are truly a character defining part of a building, and the borders will change the character of the building. The good thing is that it is paint and easily reversible. There are no moderne arches in the building, and this compromises the overall Victorian character of the building. Ms. Dix asked if it was possible to make it not quite so arched — maybe flatter coming down to mimic the design element of the window lintels above? Ms. Ore — the rounded arches are not in keeping with the building, but it is reversible. Mr. Frick said that the borders completely change the shape of the windows. This is similar to other windows in Ft. Collins, where painting was not allowed that would change the appearance of the building. He would prefer a pin -stripped border. Mr. Hogestad said that the sign may be allowed, but the sign's bolts cannot be attached to the brick, only the mortar. The signage should not be attached by putting holes in the sheet metal. Mr. Skaw said that he didn't want pin -stripping, but a solid border and he would be willing to follow the lintel design of the upper windows instead. Landmark Preservation Commissio• • November 20, 2002 Meeting Minutes Page 4 Public Input: Zach Yarrow, with Guitars, Etc. said that the sign installer was talking about putting drop down brackets on the brick above to mount the sign without drilling holes in the sheet metal. Motion: Ms. Ore moved for final review approval of the guitar symbol sign above the storefront of 253 Linden street with the qualification that the sign be attached only through the mortar, not the tin, and that the details of the mounting be brought back to staff to be approved administratively. Colors are approved as proposed. Ms. Stansfield seconded the motion. Approved unanimously, 7-0. Ms. Aguilera said that the owner is willing to compromise on the shape of the curves, and perhaps the LPC could compromise on the thickness of it, but perhaps not as thick as he has originally proposed. Mr. Frick moved that the LPC not approve the proposed borders as presented. Seconded by Ms. Dix, Approved unanimously, 7-0. A compromise was presented, keeping the verticality and copying the detail on the lintels on the second floor. Maximum width of the border would be 2 inches wide on each side, and 3 inches on the bottom. It will be noted on the submittal drawing. Ms. Ore moved that the LPC approve for final review the borders as revised on the submitted plan that will be in the file. Final administrative review will be done by Staff. Seconded by Ms. Dix. Approved unanimously 7-0. 2) 237 West Street, Sondburg House, John Litschert, owner. Handrail replacement, non -historic window replacement, and stucco repair/re-application. Mr. Litschert explained that one pair of the windows, on the NE corner of the house, appears to be original, the rest of the windows are non -historic vinyl sliders. The side steps to the house are not to code, but if he were to tear them out and replace them to code, they would stick out so far that he would not be able to pull the car into the driveway. The house trim color is dark green, but he found an original piece of wood where the trim was black. The wrought iron rail on the steps went on in the 50s, and is therefore not original. He would like to replace it with pipe railing and paint it to match the dark green house color that he would like to keep. Mr. Hogestad and Ms. Ore said that pipe railing, as proposed, is probably more in keeping with the house. Mr. Litschert continued that the vinyl slider windows would be replaced with Pella casement windows. The aluminum clad, wood windows would consist of a single casement and a single fixed portion with muntin bars. He wants the windows to match Landmark Preservation Commission• • November 20, 2002 Meeting Minutes Page 5 the last existing historic window. Mr. Frick questioned if they were big enough for building code egress. Mr. Frick said that if the windows were changed from its original look, the building's character would be changed. The sash of the proposed windows on the drawing is about two inches wide, and the original windows had frames that were much thinner. Mr. Litschert said that the drawings are not representative and the muntins will be thinner. Public input: none. Motion: Ms. Aguilera moved that the LPC approve as proposed, the handrail replacement and window replacement for 237 West Street, Sondburg house. Seconded by Ms. Stansfield. Ms. Aguilera added a note that the window egress requirements should be checked. Ms. Ore said that the idea is to make the new windows look like the original windows. Approved unanimously, 7-0. Stucco: Mr. Litschert explained that there is cracking in the stucco, primarily around the window corners. He proposes to repair the cracks and to cover it all with a thin fibrous coat of cement with fiberglass strands in it - then go over it all with a new paint coat. Although on the Nix farm they completely redid the stucco, here he plans to repair the cracks and then cover all the historic fabric with a new coat. The photos show extensive cracking, and the owner is concerned that repairing it in a piecemeal manner will look like it's been repaired in piecemeal manner. Ms. Aguilera pointed out that the historic fabric may completely deteriorate if not repaired completely, and by covering it he may be preserving the historic fabric. Mr. Hogestad mentioned control joints, and If control joints are required, plans should be brought before the LPC showing the placement and the size. Public input: none. Motion: Ms. Ore moved that the LPC approve the repair of the stucco exterior at 237 West Street as presented, with the qualification that if control joints are considered in the future the LPC have the opportunity to approve their placement and size. Seconded by Ms. Aguilera, and approved unanimously, 7-0. Ms. Watrous asked if the owner was planning to keep the dark green trim or go back to the original black? The answer was dark green. 3) 259 South College, Steve Levinger. Landmark Preservation Commission• November 20, 2002 Meeting Minutes Page 6 Mr. Levinger recently purchased the Mountain Empire Hotel and has teamed up with Dick Beardmore of AE design to rehabilitate the building as first floor commercial space (retail and restaurant) with upper floor as residential. Mr. Levinger will be applying for a Historic Structure Assessment grant, and he would like a letter drafted to support their application for the grant. They will be using, after some repairs, the existing heating and plumbing but will likely have to re -wire the electrical. Some new fire safety things will be required, and a fire sprinkler system will be needed. A bridge on the third floor will be required to make a continuous corridor for safety issues. The owner does not believe that this will affect the historic character. They will also be seeking a grant from the Downtown Development Authority to be able to restore the historic storefronts, and perhaps for work on the exterior windows. They are also interested in recreating the historic transoms on the storefronts. Mr. Levinger is willing to have a field trip for the LPC to see the building before the work starts. Ms. Tunner spoke about her experience on a recent visit to the hotel. On the Olive street side of the building there is some aqua blue tile that Mr. Levinger would like to remove. He will keep the historic elevator, staircase and lobby of the original building. She explained that Mr. Levinger was told to gut the whole inside, but he did not want to and has found a preservation contractor and architectural engineering consultant to work with him to save and restore the building's historic character. Mr. Levinger continued that the building would have to be flood-proofed18 inches above the level of the 100-year floodplain level. Something will have to be done to the historic stairwell. The building is not air conditioned, and they will probably be bringing air conditioning, through roof -top units, and chase a pipe down to the first floor. The City would like to block off the access from Olive Street and have the access to this building through the alley. Additional parking will have to be obtained from somewhere else, and they are looking into leasing parking spaces from Safeway's underground parking. The original lobby was in the southeast corner, but they won't be going back into there because they need that space to be leased out for commercial use. Upstairs apartments will not require a grand lobby, as would a hotel, so the current lobby is adequate for a small lounge area and perhaps for a kiosk. It will be a more secure lobby area for the safety of the tenants. Some day they may consider changing it back to a hotel, but for now it will be residential and commercial office space. Motion: Mr. Frick moved that the LPC write a letter of support for a Historic Structure Assessment grant. Seconded by Ms. Dix, and approved unanimously, 7-0. There will be a field trip at 1 p.m. Monday to go through the building. Landmark Preservation Commission• • November 20, 2002 Meeting Minutes Page 7 DISCUSSION ITEMS: Landmark Preservation Commission 2003 Work Program. The workplan was considered and discussed as presented by staff. Motion by Ms. Watrous to approve the 2003 Work Program as presented, but the word "considered" will be added to Section V, C. Ms. Aguilera seconded, approved unanimously, 7-0. OTHER BUSINESS: Mr. Hogestad will not be chairperson again, so someone else will need to step up for this job. Ms. Tunner announced that Ft. Collins High School was nominated to Colorado Preservation Inc.'s State Endangered Places list, which was recommended at the regional level, but it was not voted to be moved to the next level which was final consideration by the Board of Colorado Preservation Inc. Christmas Party — December 11 th, after the LPC meeting. An hors d'oeuvres buffet will be held, and will be at Ms. Dix's house. Ms. Tunner announced that Dick Anderson wants to be on the Design Assistance Plan consultant's list. Ms. Aguilera said that she and her partner would also like to apply to be on the DAP list. They all are willing to be the first of the DAP list applicants for a revised procedure of questioning by the LPC for inclusion on the list. Meeting adjourned: 8:21 p.m. Minutes submitted by Connie Merrill, Recorder