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HomeMy WebLinkAboutLandmark Preservation Commission - Minutes - 10/23/2002LANDMARK PRESERVATION COMMISSION Regular Meeting October 23, 2002 Minutes Council Liaison: Eric Hamrick (225-2343) Staff Liaison: Joe Frank (221-6376) Commission Chairperson: Per Hogestad (416-7285) SUMMARY OF MEETING: Repairs to the foundation of the Morgan/Kirkland House at 408 W. Mountain Ave. were approved for final review. Structural repairs to walls and foundation of the David Watrous House at 301 S. Loomis were approved. CALL TO ORDER AND ROLL CALL: Commission called to order at 5:32 p.m. at 281 N. College Avenue, Fort Collins, Colorado. Angie Aguilera, Agnes Dix, W.J. "Bud" Frick, Per Hogestad, Janet Ore, Carole Stansfield, and Myrne Watrous were present. Carol Tunner represented staff. GUESTS: Oliver and Janna Pijoan, owners, 301 S. Loomis/David Watrous House; Mikal Torgerson, architect, and Steve Taylor, owner, Woolworth Building/Welch Block; Chip Steiner, Downtown Development Authority. AGENDA REVIEW: No changes STAFF REPORTS: Carol Tunner announced that The National Trust Conference will be held in Denver at the end of September 2003 and distributed information about the event. Ms. Tunner also distributed a memo from the City Attorney explaining the City's open meeting requirements. Meetings must be posted whenever a quorum of the LPC is reasonably expected to be present and matters relevant to the official duties of the commission are likely to be discussed, regardless of venue. Four members constitute a quorum of the LPC. COMMISSION MEMBER REPORTS: Myrne Watrous reported on the Downtown Development Association meeting she attended as an observer. The DDA discussed a one-year renewal of the $64,000 commitment to fagade renovation on First Baptist Church, 328 Remington St. The project requires an easement. Ms. Watrous also reported that Steve Levinger and his father have closed on the Mountain Empire Hotel and have plans that call for retail on the first floor, a hotel on the second and residential apartments on the third floor. The $240,000 budget must be reappropriated by City Council for the project. Landmark Preservation Commission • October 23, 2002 Meeting Minutes Page 2 The final item from the DDA concerned 251 Linden, the Robertson Haynes Building, to which the DDA has an outstanding $10,000 commitment but the project status is unclear. APPROVAL OF MINUTES: August 28, 2002 minutes approved with no changes. CONSENT AGENDA: 408 W. Mountain Avenue, Morgan/Kirkland House -- Repairs to Foundation, Conceptual/Final Review. Mary Stilson, homeowner, was unable to attend. Carol Tunner distributed photographs showing the condition of the property. The engineer's report recommended removal of loose soil adjacent to the foundation, re -sloping and compacting the soil and installing gutters with downspouts and extensions to direct water and runoff away from the foundation. Staff recommended approval of the suggested method of rehabilitation. Public input: none. Janet Ore moved that the LPC approve the repairs to the foundation at 408 W. Mountain Ave. for conceptual and final review. Carole Stansfield seconded the motion; it carried unanimously, 7-0. CURRENT REVIEW: 1) 301 S. Loomis, David Watrous House, presented by homeowners Oliver and Janna Pijoan. Ms. Tunner distributed photographs showing the extent of the corbeled cracking and separation of brickwork near the northwest corner on the north wall and near the east bay window. The engineer's opinion is that settlement of the shallow sandstone rubble foundation is the source of the cracks, most likely caused by leaks in the sewer line exiting the house at the northwest corner. Staff recommended immediate approval of remediation work and action be taken as soon as possible to reinforce the most affected areas of the foundation. The homeowners reported that for about 10 years, the house had no rain gutters; they replaced them about two years ago when they purchased the house. They had been assured that any problems this may have caused had been addressed prior to purchase, but under recent drought conditions, the accumulated moisture has dried out, pulling the soil away from the Dutch foundation and causing cracks in the thin cement cap over the inset earth bank. This, combined with the sewer line leakage, is causing the large cracks to progress with alarming speed, spreading more than an inch in one week. Cracks are also appearing all around the structure The plan is to underpin the northwest foundation with steel pipe or helical piers to reduce potential future settlement; repair the damaged brickwork; and repair or replace the sewer line. At the moment, the clay pipes are intact, Landmark Preservation Commissi0* October 23, 2002 Meeting Minutes Page 3 with tree roots invading at the joints only. The homeowners have received bids on both replacing the entire sewer line and using an epoxy relining process to seal the entire length of the line and make it impervious to tree roots. The relining does not require digging up the street or landscaping and is less expensive than replacing the line. The homeowners estimate the entire cost of repairs at approximately $25,000, not including interior plumbing repairs. They have been told that their insurance policy does not cover damage caused by any kind of earth movement. Public input: none. Ms. Ore moved that the LPC approve structural repairs to the walls and foundation at 301 S. Loomis. Agnes Dix seconded, and the motion passed unanimously, 7-0. Work can proceed immediately, before the seasonal freeze/thaw cycle exacerbates the problems. The homeowners are applying for an emergency grant from the State Historical Fund in Denver, and would like the LPC to sponsor the application. Ms. Tunner suggested that the non-profit Fort Collins Historical Society would be a more appropriate sponsor. Ms. Tunner also said that while no - interest loan funds may be available from the City, applications won't be taken until January, and grants not made until March; this project is a situation that must be dealt with immediately. Tax credits may be available for the masonry repairs, but not for underground work. Per Hogestad suggested exploring the idea with the insurance company that the damage has been caused by water rather than earth movement. 2) 107 N. College Avenue, Woolworth Building/Welch Block, presented by Mikal Torgerson, architect, and Steve Taylor, owner. The applicant is proposing replacing the wood windows on the second floor of the building with exact matching new windows that are more energy efficient than existing windows. Staff recommended repairing, weatherstripping and installing an interior storm window. Ms. Tunner admitted to having mixed emotions about the staff recommendation, which was made in strict compliance with the Secretary of the Interior's Standards. She felt that since the windows in question were on the second floor, 16 feet above the street, the arm's-length rule may apply. However, the nine -over -one wavy -glass windows now in place are distinctive features of the building, although they were added during a 1920s remodeling of the 1880s Victorian building. Landmark Preservation Commissio • October 23, 2002 Meeting Minutes Page 4 Mr. Taylor provided background of his purchase of the building three years ago, three years after opening Austin's restaurant on the corner of College and Mountain Avenues. His intention is to retain ownership and lease long term to quality tenants. He has already gutted the second floor, abated existing asbestos problems, leveled the floor and is currently repairing the roof. He has a letter of intent from a client interested in leasing the entire space plus additional square footage in the basement, with the stipulation that the windows be replaced with modern ones. Mr. Torgerson distributed photographs of the existing windows and recapped his research into the efficacy of interior storm windows. He found no source -- from the National Trust, to the State Historical Society, to local window and restoration experts -- to recommend their use. He did find a source that he said can match the sash design exactly. The 25 existing window frames would be preserved, and the sashes would be replaced by the Kolbe & Kolbe models. The same sources consulted on interior storm windows recommended Kolbe & Kolbe as a company that can construct historically accurate windows; they provided some windows for the Northern Hotel. He said that Mark Thorburn recommended replacing the windows rather than repairing them in this building. While acknowledging Mr. Torgerson's argument for using replacement windows as one of the best in relating to the standards at issue, and that windows in general were a continuing issue, Ms. Ore was not convinced that the existing windows were deteriorated beyond the point of repair. Mr. Frick pointed out that the precision of modern windows loses the roughness of worn wood and uneven putty and the play of light through wavy glass, all part of the charm and reason for relocating in a historic space. Mr. Hogestad suggested repairing one of the windows as a demonstration to the prospective tenant that there is a viable alternative to replacement, and mentioned that other historic projects in town have repaired rather than replaced windows. Mr. Torgerson pointed out that through the years, nearly half of the wavy panes have been replaced. In addition, he said his HVAC engineers estimated an additional six tons of heating and air conditioning equipment would be required if the original windows are not replaced, which brings up structural issues with the roof and compliance issues with the City's energy conservation standards. Mr. Taylor added that tenants in other projects have complained specifically about the windows. On the issue of preserving historical fabric, Ms. Tunner added that over its history, the building has been repaired after a couple of fires, and experienced a reduction from three floors to two as well as a change from red Landmark Preservation Commission • October 23, 2002 Meeting Minutes Page 5 to blond brick. Ms. Ore maintained that the LPC had not heard that the existing windows could not be repaired. Public input: Chip Steiner, director of the Downtown Development Authority, spoke on behalf of the applicant. He asked the Commissioners to consider the consequences of saying no to the request. Without the replacement windows, the space can't be rented to the otherwise willing tenant. He said his concern was with downtown, and how not renting the building might snowball. The economic end of this can have an impact on a historic building by allowing it to stand empty, he added. Mr. Torgerson added that they were making their request to put the building to a beneficial use by renting to a long-term tenant who will not allow the property to deteriorate. Mr. Taylor recognized that with the exception of this one point, the rest of the project is ready to go -- Mr. Torgerson said the permits are only awaiting the LPC ruling -- and asked the LPC to use its discretion in interpreting Standard #6. Ms. Ore reminded the applicant and the Commission that their charge is to make decisions based on the rules they have to follow, not on economic considerations. She asked for more information on what it would take to repair the windows; Mr. Frick suggested the applicant submit detailed drawings of both the existing and the suggested replacement windows for the Commission's comparison. Mr. Torgerson said he has the drawings given to Kolbe & Kolbe for their estimate that he could share with the LPC. Mr. Hogestad suggested bringing in a sample replacement window, as well submitting formal recommendations from local restoration experts. The Commissioners felt it would be beneficial to see the condition of the existing windows for themselves. However, the next regular meeting is three weeks away; the letter of intent is good for only two weeks at the most. Mr. Taylor offered to set up lights on the second floor if the Commissioners wanted to schedule a field trip in the afternoon on Oct. 30. Mr. Hogestad expressed concern that full participation by the Commissioners was critical for this very important issue, especially given the location of the project at the main intersection of Fort Collins. Ms. Watrous agreed. Ms. Tunner will make arrangements for a special meeting on Oct. 30, and schedule the field trip. OTHER BUSINESS: Ms. Tunner shared drawings for rehab of the Laurel School/Centennial High School, forwarded by Current Planning. The plans have not shifted the tower as requested by the LPC. However, it is unclear whether the school ~ Landmark Preservation Commission • October 23, 2002 Meeting Minutes Page 6 district plans to return to the LPC for further input or what the cu project may be. Meeting adjourned at 7:15 p.m. Minutes prepared by Kate Jeracki. timeline for the