HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 03/18/2003 - FIRST READING OF ORDINANCE NO. 047, 2003, DESIGNAT AGENDA ITEM SUMMARY ITEM NUMBER: 16
FORT COLLINS CITY COUNCIL DATE: March 18, 2003
FROM: Karen McWilliams
SUBJECT:
First Reading of Ordinance No. 047, 2003, Designating the Gamble House,407 Wood Street,Fort
Collins,Colorado,as a Fort Collins Landmark Pursuant to Chapter 14 of the Code of the City of Fort
Collins.
RECOMMENDATION:
The Landmark Preservation Commission and staff recommend adoption of the Ordinance on First
Reading. At a public hearing held on February 26, 2003,the Landmark Preservation Commission
voted unanimously to recommend designation of this property as a landmark for its individual
significance to Fort Collins.
EXECUTIVE SUMMARY:
The owners of the property, Gregory and Darcy Gamble, are initiating this request for Fort Collins
Landmark designation for the Gamble House. The Gamble House exhibits good integrity relative
to other extant vernacular dwellings in Fort Collins, and qualifies for designation under Landmark
410 Standard 14-5 (A), "Association with events that have made a significant contribution to the broad
patterns of history;" and (c) "Embodies the distinctive characteristics of a type, period, or method
of construction."
Significance and Integrity:
The home at 407 Wood Street sits on the north edge of the Holy Family Neighborhood, a large area
to the northwest of downtown Fort Collins. It is named after the Holy Family Church, which used
to be the social center of the neighborhood. Historically,the neighborhood has been working class,
and most of the houses are small with minimal architectural detailing. The locality is a historically
significant example of an early twentieth century working class neighborhood, and is notable
architecturally because of its many examples of vernacular housing types.
Constructed in 1926, the Gamble House is a 1.5 story wood frame house on a concrete block
foundation. It is a simple variant of the 19th/20th century American Movements style, with
bungalow and craftsman stylistic elements. It has a basic,rectangular plan, in which a side-gabled
front unit intersects with an equally-sized rear unit at an intersecting cross gable. The exterior walls
are covered by lath and stucco. Above the main entrance, a small gabled roof extends over the
doorway. Evidence indicates that the house was likely moved to this location,circa 1945. Despite
its move, the building has been located on this site for more than 50 years, and has become an
integral and recognized element of the Holy Family Neighborhood.
The Gamble House exhibits good integrity relative to other extant vernacular dwellings in Fort
Collins. Historic alterations include an addition with distinct,single pane double-hung windows and
a shed roof extending off the rear of the house. The exterior walls of the addition are covered by
layers of plaster, strong wire mesh(instead of lath), and stucco. A permit was pulled in 1945 by R.
M. Flinn, to remodel the house at an estimated cost of$2,000. This is likely when the house was
DATE: ITEM NUMBER:
relocated to its current site. In 1947 another permit was obtained,for a$300 addition. As evidenced
by the Larimer County Assessor's records, these alterations were completed prior to the 1948
property assessment. The alterations are now more than fifty years old, and have historical and
architectural significance in their own right. Non-historic alterations include three flat skylights and
asphalt shingle roofing material.
The property contains a small, non-historic plywood outbuilding, used for storage and painted to
match the home. This outbuilding does not contribute to the significance of the property,and is not
a part of the designation proceedings.
ORDINANCE NO. 047, 2003
OF THE COUNCIL OF THE CITY OF FORT COLLINS
DESIGNATING THE GAMBLE HOUSE,
407 WOOD STREET, FORT COLLINS, COLORADO,
AS A FORT COLLINS LANDMARK PURSUANT TO
CHAPTER 14 OF THE CODE OF THE CITY OF FORT COLLINS
WHEREAS, pursuant to Section 14-2 of the City Code, the City Council has established a
public policy encouraging the protection, enhancement and perpetuation of landmarks within the
City; and
WHEREAS,by Resolution dated February 26,2003 the Landmark Preservation Commission
(the "Commission") has determined that the Gamble House has individual significance to Fort
Collins under Landmark Designation Standards (A) and (C), as a simple variant of the 19th/20th
century American Movements style, with good integrity, and for the home's contributions to the
architectural and historical development of the Holy Family Neighborhood; and
WHEREAS,the Commission has further determined that said property meets the criteria of
a landmark as set forth in Section 14-5 of the Code and is eligible for designation as a landmark,and
has recommended to the City Council that said property be designated by the City Council as a
landmark; and
• WHEREAS, the owners of the property have consented to such landmark designation; and
WHEREAS, such landmark designation will preserve the property's significance to the
community; and
WHEREAS, the City Council has reviewed the recommendation of the Commission and
desires to approve such recommendation and designate said property as a landmark.
NOW,THEREFORE,BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the property historically known as the Gamble House, located on lands in
the City of Fort Collins, Latimer County, Colorado, described as follows, to wit:
Lot 3, Block 304, Capitol Hill Addition,
also known as 407 Wood Street
is hereby designated as a Fort Collins landmark pursuant to Chapter 14 of the Code of the City of
Fort Collins.
. Section 2. That the Secretary of the Interior's standards and guidelines for the treatment of
historic properties will serve as the standards by which alterations, additions and other changes to
the buildings and structures located upon the above described property will be reviewed for
compliance with Chapter 14, Article III, of the Code of the City of Fort Collins.
Introduced, considered favorably on first reading, and ordered published this 18th day of
March, A.D. 2003, and to be presented for final passage on the 1st day of April, A.D. 2003.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 1st day of April, A.D. 2003.
Mayor
ATTEST:
City Clerk
Community Planning and Environmental Services
Advance Planning Department
City of Fort Collins
RESOLUTION 8,2003
OF THE CITY OF FORT COLLINS
LANDMARK PRESERVATION COMMISSION
RECOMMENDING LANDMARK DESIGNATION OF THE
GAMBLE HOUSE
4a
407 WOOD STREET, FORT COLLINS, COLORADO
WHEREAS, it is a matter of public policy that the protection, enhancement and perpetuation of
sites,structures,objects,and districts of historical,architectural,or geographic significance,located
within the,city,are a public necessity and are required in the interest of the prosperity,civic pride and
general welfare of the people; and
WHEREAS, it is the opinion of the City Council that the economic, cultural and aesthetic
standing of this city cannot be maintained or enhanced by disregarding the historical, architectural
and geographical heritage of the city and by ignoring the destruction or defacement of such cultural
assets; and
WHEREAS, the Gamble House has individual significance to Fort Collins under Landmark
Preservation Standards A and C, and has good integrity; and
WHEREAS, the Landmark Preservation Commission has determined that the Gamble House
meets the criteria of a landmark as set forth in Section 14-5 of the code and is eligible for designation
as a Fort Collins Landmark; and
WHEREAS, the owners of the property, Darcy and Gregory-Gamble, have consented to such
landmark designation.
NOW, THEREFORE, be it resolved by the Landmark Preservation Commission of the City of
Fort Collins as follows:
Section 1.That the Landmark Preservation Commission recommends to the Council of the Cityof
Fort Collins that the building known as the Gamble House,located on the lands in the City of Fort
Collins, Larimer County, Colorado, described as follows,to wit:
Lot 3, Block 304, Capitol Hill Addition
City of Fort Collins, County of Larimer, State of Colorado
also known as 407 Wood Street
be designated as a Fort Collins Landmark in accordance with Chapter 14 of the Code of the City
of Fort Collins.
281 North College Avenue • P.O.Box 580 • Fort Collins,CO 80522-0580 • (970)221-6376
FAX(970)224-6111 • TDD(970)224-6002 • E-mail:aplanning@fcgov.com
Landmark Preservation Commission -'
Resolution No. 8, 2003
Gamble House, 407 Wood Street
Page 2
Section 2. That the Secretary of the Interior's standards and guidelines for the treatment of historic
properties will serve as the standards by which alterations,additions and other changes to buildings
and structures located upon the above described property will be reviewed for compliance with
Chapter 14, Article III, of the Code of the City of Fort Collins.
Passed and adopted at a regular meeting of the Landmark Preservation Commission of the City of
Fort Collins held this 26th day,of February, A.D. 2003.
W. . `B d" Frick, Chairman
ATTES .
Secre ary/Staff
Community Planning and Environmental Services
Advance Planning Department
City of Fort Collins LANDMARK PRESERVATION COMMISSION
February 26, 2003
STAFF REPORT
REQUESTS: Fort Collins Landmark Designation of the Gamble House, 407 Wood Street, Fort
Collins, Colorado.
STAFF CONTACT: Karen McWilliams,Preservation Planner
APPLICANTS: Darcy and Greg Gamble
BACKGROUND: Staff is pleased to present for your consideration the landmark
designation of the Gamble House at 407 Wood Street. This building merits consideration
for individual Fort Collins Landmark designation for its significance under City of Fort
Collins Landmark Preservation Standards (A) -Association with events that have made a
significant contribution to the broad patterns of history; and (C) - Architectural
importance.
Significance:
The home at 407 Wood Street sits on the north edge of the Holy Family Neighborhood, a large
area to the northwest of downtown Fort Collins. It is named after the Holy Family Church,
which used to be the social center of the neighborhood. Historically,the neighborhood has been
working class, and most of the houses are small with minimal architectural detailing. The
neighborhood is a historically-significant example of an early twentieth century working class
neighborhood, and is notable architecturally because of its many examples of vernacular housing
types. With its uncommon stylistic characteristics, the house at 407 Wood stands out among the
other homes in the immediate are, which are predominantly of the Denver Box style.
Many sugar factory workers lived in the Holy Family neighborhood throughout its boom from
1900 to 1920. In 1902 there were approximately 50 houses in the neighborhood, as opposed to
300 in 1908. From the beginning, the Holy Family Neighborhood has been predominantly
Hispanic,but experienced its highest percentage of Hispanic population from 1935 to 1965. In a
1981 article in the Fort Collins Coloradoan,however, the neighborhood was described as being
principally low income Anglos.
Constructed in 1926, the house at 407 Wood Street is a 1.5 story wood frame house on a concrete
block foundation. It is a simple variant of the 19`h/20°i century American Movements style,with
bungalow and craftsman stylistic elements. It has a basic, rectangular plan, in which a side-
gabled front unit intersects with an equally-sized rear unit at an intersecting cross gable. The
exterior walls are covered by lath and stucco. Single windows symmetrically frame a central
front door on the east-facing front elevation. The side elevations contain multiple double hung
windows, identical to the windows on the fagade, with multi-light upper sashes in the Craftsman
style. Above this main entrance, a small gabled roof extends over the main doorway, partially
281 North College Avenue • P.O.Box 580 • Fort Collins,CO 80522-0580 • (970)221-6376
FAX(970)224-6111 • TDD(970)224-6002 • E-mail:aplanning@fcgovcom
covering an open poured concrete slab porch. A second concrete slab porch is located on the
south side of the house. These porches appear to be original to the house at this location. `—
Evidence of fire existed on the floor joists directly beneath the kitchen. In addition,wood shims
were found under the perimeter supports for the house. This suggests that the house may have
been moved to this location, or that the house needed to be jacked up for other reasons. City
Directory information supports the theory of the house's being moved to this site from an
unknown location.
Physical Integrity:
The Gamble House exhibits good integrity relative to other extant vernacular dwellings in Fort
Collins. Alterations include an addition with distinct, single pane double-hung windows and a
shed roof extends south toward the driveway off the rear of the house. The exterior walls of the
addition are covered by layers of plaster, strong wire mesh(instead of lath), and stucco. Though
the building permits clearly delineating the construction history of the house are lacking, a
permit to remodel the house was pulled in 1945 by R. M. Flinn. The estimated cost of this
project was $2,000, indicating that a fair amount of work likely occurred. In 1947 another
permit, for a$300 addition to the house, was obtained. This may have referred to the shed roof
addition. As evidenced by the Larimer County Assessor's records, this addition was completed
prior to the 1948 property assessment. These alterations are now more than fifty years old, and
have historical significance in their own right. Recent alterations include three skylights in the
upper level room, and asphalt shingle roofing material.
The property contains a small, non-historic plywood outbuilding, used for storage and painted to
match the home. This outbuilding does not contribute to the significance of the property, and is
not a part of the designation proceedings.
RECOMMENDATION: Staff recommends approving this request for Fort Collins Landmark
designation of the Gamble House, 407 Wood Street,Fort Collins, Colorado, for its significance
to Fort Collins under Landmark Preservation Standards A and C.
Community Planning and Environmental Services
Advance Planning Department
Historic Preservation Office
iiA PO Box 580
Fort Collins, CO 80522-0580
970-221-6376
City of Fort Collins
Local Historic Landmark Designation
Nomination Form
Date: January 29, 2003
PHOTOS
-�hotos of each elevation of each structure on the property are attached to this
app acta ion.
LOCATION
Address: 407 Wood Street
Legal Description: Lot 3, Block 304, Capitol Hill Addition
Property Name (historic and/or common): The Gamble House
FORM PREPARED BY
Name and Title: Darcy Fellin Gamble
Address: 407 Wood Street
Phone: 970 484 3014 Relationship to Owner: Owner
OWNER INFORMATION
Name: Gregory G. Gamble and Darcy F. Gamble Phone: 484 3014
Address: 407 Wood Street or work 493 2545
BOUNDARIES and TYPE OF DESIGNATION -
® Landmark ❑ Landmark District
Explanation of Boundary Determination: The building being designated under this
application consist of only the home at 407 Wood Street, Fort Collins, Colorado.
•
281 North College Avenue • PO Box 580 • Fort Collins, CO 80522-0580 970-221-6376
Fax 970-224-6111 TDD 970-224-6002 9 email: aplanning@ufcgov.corn
CLASSIFICATION
Category Ownership Status Present Use Existing Designation, 1
® Building ❑ Public ® Occupied ❑ Commercial ❑ National Register �J
❑ Structure ® Private ❑ Unoccupied ❑ Educational ❑ State Register
❑ Site ❑ Religious
❑ Object ® Residential
❑ District ❑ Entertainment
❑ Government
❑ Other
SIGNIFICANCE
Architectural
❑ Represents work of noteworthy architect
❑ Possesses high artistic value
® Represents a type, period, or method of construction
Historical
❑ Associated with significant persons
❑ Associated with significant event
® Associated with a significant pattern or trend
❑ Contributes to the significance of an historic district
Geographical
® Related to or part of a distinctive area
❑ Represents an established and familiar visual feature
Further Comments (attach a separate sheet if needed)
See attached Statement of Significance for more information.
HISTORICAL INFORMATION
Please attach a narrative of the historical significance of the property. Include a title search
or city directory research if the property is important for its association with a significant
person.
The home at 407 Wood Street sits on the north edge of the Holy Family Neighborhood, a large
area northwest of downtown Fort Collins. The neighborhood is named after the Holy Family
Church, which use to be the social center of the neighborhood. Historically, the neighborhood has
been working class (Sugar Beet factory workers) and most of the houses are small with minimal
architectural detailing. The neighborhood is an historically significant example of an early
twentieth century working class neighborhood, and notable architecturally because of its many
examples of vernacular house types. With its uncommon stylistic characteristics, the house at
407 Wood stands out among the other homes in the neighborhood, which are predominantly of
the Denver Box style. That said, the historic residence at 407 Wood street is representative of the
types of homes built in the Holy Family Neighborhood and should be preserved as a reminder of
the people and industry that arguably put Fort Collins, Colorado on the economic map in the first
decade of the 20`" century.
Revised 05-2002 Page 2
The significance of the home at 407 Wood street is not driven simply by being typical of the
neighborhood, it is the people and industry with whom it is associated that make it significant.
"From 1903 until 1954, the economic heart of Fort Collins throbbed in the shape of a sugar beet."
After the early Spanish and Russian speaking communities of Buckingham, Andersonville, and
Alta Vista were established, came the establishment of the Holy Family Neighborhood and the
Spanish-speaking hub of the community the Holy Family Catholic church. If one drives down
Cherry Street on a Sunday afternoon today the same life and energy persists that existed in the
early days of the community. Many of the existing families have been in the area for generations.
A neighbor, Joe Cienfuego told me that his mother, at one point, owned twenty-nine homes in the
Holy Family neighborhood. Well into his eighties, Joe and his family are a cornerstone of the
community today and historically. This sense of community and history makes 407 Wood street a
charming place to live and an important place to protect. Local historic landmarking is our only
chance at preserving the humble homes that represent early Fort Collins, the Spanish-speaking
community, their historical affect on the landscape, and material reminders of the once prevalent
Sugar Beet industry. The day the homes in the Holy Family neighborhood pop their tops and
triple their size is a day I hope never to witness.
The Holy Family neighborhood has changed only slightly with regard to its inhabitants. In 1902
there were approximately 50 houses in the neighborhood, as opposed to 300 in 1908. From the
beginning, the Holy Family Neighborhood has been predominantly Spanish-speaking, but
experienced its highest percentage of Spanish speaking population from 1935 to 1965. During
this period of time, and prior, the city ignored the neighborhood. For example, the city dump was
located just to the north, and until its removal in 1960, the area was filled with smokes from the
fires there. In a 1981 article in the Fort Collins Coloradoan, however, the neighborhood was
described as being principally low income Anglos." The article discussed the need in the
neighborhood for civic improvements such as more street lighting and additional police patrol."" As
a resident of the neighborhood, I would say that in 2003 a notable portion of the neighborhood is
still inhabited by Spanish-peaking people and their families. The true community that makes itself
available in front yards, on sidewalks, and in the streets is a reminder of the way things use to be
in other historically migrant neighborhoods that have since lost their historical integrity. We must
do all we can to preserve this VERY special place in Fort Collins and Colorado at large.
Archaeological Surface Survey
Although no formal excavations have been conducted, several artifacts have been unearthed at
the house site. The investigation of the backyard and the crawl space under fhe house turned up
a button, part of a sleeve, bones, a 1946 Folgers coffee can and infant syrup can, 1949 dynamite
crates, various old beers cans circa 1940's, and a 1977 Reader's Digest. The building permits
attached to the historic structure condition assessment of 407 Wood Street (part of this
landmarking application file) represent lot of construction activity in the 1940's. Since then time
very little had changed in the house.
ARCHITECTURAL and PHYSICAL DESCRIPTION (attach a separate sheet if needed)
Construction Date: 1926
Architect/Builder: Unknown
Building Materials: Stucco
Architectural Style: 19`" and 201" Century American Movements Style w/ Craftsman and
. Bungalow stylistic elements
Special Features/Surroundings:
Describe any additions or alterations to the property:
Revised 05-2002 Page 3
Architectural Description and Construction History
The house at 407 Wood Street is a 1.5 story wood frame house on a concrete block foundation,
and of the 19t"/20" century American Movements style, with bungalow and craftsman stylistic
elements. It has a basic, rectangular plan, in which a side-gabled front unit intersects with a
similar-sized rear unit at an intersecting cross gable. Composition shingles covers the roof.
Single pane double hung windows with multi-light uppers symmetrically frame a central front door
on the east-facing front elevation. Above this main entrance, a small gabled roof extends over the
main doorway, partially covering an open poured concrete slab porch. All four elevations contain
double hung windows with multi-light upper sashes in the Craftsman style. An historic addition
with distinct, single pane double-hung windows and a shed roof extends toward the driveway off
the SW corner of the house. Though the building permits do not clearly delineate the construction
history of the house, the shed roof addition was probably part of a 1945 remodel. The house has
its original wood windows, original beautifully textured plaster ceilings, and original soft wood
vertical grain fir floors throughout.
REFERENCE LIST or SOURCES of INFORMATION (attach a separate sheet if needed)
Holy Family Neighborhood Strategy Area Community Profile, City of Fort Collins Grants
Administration Office
Holy Family Neighborhood History Project, Community Services Collaborative, October 1983.
Holy Family Church Historical Significance Narrative, City of Fort Collins Local Landmark
Nomination, 2002.
Larimer County Clerk and Recorder's Record
Standish, Sierra, 'Beet Borderland: Hispanic Workers, the Sugar Beet, and the Making of a
Northern Colorado Landscape, Dept. of History, Colorado State University Thesis, 2002.
FOR OFFICE USE ONLY
Date Determined "Eligible"
Ordinance #
Application within last 12 months? ❑ Yes ❑ No
Date Recorded
Revised 05-2002 Page 4
AGREEMENT
The undersigned owner(s) hereby agrees that the property described herein be considered
for local historic landmark designation, pursuant to the Fort Collins Landmark Preservation
Ordinance, Chapter 14 of the Code of the City of Fort Collins.
I understand that upon designation, I or my successors will be requested to notify the
Secretary of the Landmark Preservation Commission at the City of Fort Collins prior to the
occurrence of any of the following:
1. Preparation of plans foe reconstruction or alteration of the exterior of the
improvements on the property, or;
2. Preparation of plans for construction of, addition to or demolition of improvements on
the property
3. 1 further understand that if I apply for a building permit for any one of the following:
a. Alteration or reconstruction of or an addition to the exterior of any
improvement which constitutes all or part of a landmark structure or landmark
district;
b. Demolition or relocation of any improvement which constitutes all or part of a
landmark structure or landmark district;
c. Construction or erection of or an addition to any improvement upon any land
included in a landmark district;
d. Or if I proceed with any work not requiring a building permit as set forth in
Section 14-47;
The Building Inspector and the Landmark Preservation Commission shall be under the time
constraints and other requirements as outlined in Chapter 14,Article III of the Code of the
City of Fort Collins.
DATED this _ $L day of 200
r-
Owner Name (ple se prin 11�
wner Signature
State of� o )
County of )ss.
Subscribed and sworn before me this 04 day of 200 3 ,.
by a.�u
RY P
Witness my hand _ C-1611'5 , commission expires 7
•
:'BRADLEY
ubli
'"..
Revised 05-2002 Page 5
MY Camminion EapYp��20N
AGREEMENT
The undersigned owner(s) hereby agrees that the property described herein be considered
for local historic landmark designation, pursuant to the Fort Collins Landmark Preservation
Ordinance, Chapter 14 of the Code of the City of Fort Collins.
I understand that upon designation, I or my successors will be requested to notify the
Secretary of the Landmark Preservation Commission at the City of Fort Collins prior to the
occurrence of any of the following:
1. Preparation of plans for reconstruction or alteration of the exterior of the
improvements on the property, or;
2. Preparation of plans for construction of, addition to or demolition of improvements on
the property
3. 1 further understand that if I apply for a building permit for any one of the following:
a. Alteration or reconstruction of or an addition to the exterior of any
improvement which constitutes all or part of a landmark structure or landmark
district;
b. Demolition or relocation of any improvement which constitutes all or part of a
landmark structure or landmark district;
c. Construction or erection of or an addition to any improvement upon any land
included in a landmark district;
d. Or if I proceed with any work not requiring a building permit as set forth in
Section 14-47;
The Building Inspector and the Landmark Preservation Commission shall be under the time
constraints and other requirements as outlined in Chapter 14,Article III of the Code of the
City of Fort Collins.
DATED this 7 day of Fe ✓I iu '&1 II 200-3—.
/'
Owner Name (plea int)
nn Owner Signatur
State of C O/ora-d0 )
/ )ss.
County of ! -0-V 1 r'1 LX )
Subscribed and sworn before me this -7±t� day of 1(� hi- -,*,V 4__, 200 .3 ,
by ��reaor- 6kvod6L� d—sn6Lt---�
My commission Expires
Witness my hand and official seal. My c mmission expires 0612W006
Revised 05-2002 Page 6
Historic Structure Assessment
and Rehabilitation Recommendations
407 Wood Street
Fort Collins, Colorado
11_
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Client: Darcy and Greg Gamble
Team: Stephen Webb, Lesley Drayton, and Darcy Gamble
(MC 567)
January 24, 2003
i
TABLE OF CONTENTS
BUILDINGLOCATION..............................................................................................................................I
COUNTY: 1
CITY:...........................................................................................................................................................1
BLDG. USE:.......................................................................................................................................... I
LEGALDESCRIPTION:...................................................................................................................................I
ADDRESS/LOCATION:...................................................................................................................................l
DATEOF CONSTRUCTION:............................................................................................................................l
PROJECTSUMMARY................................................................................................................................I
HISTORICCONTEXT................................................................................................................................I
ARCHITECTURAL DESCRIPTION AND CONSTRUCTION HISTORY..........................................2
SITE................................................................................................................................................................2
ASSOCIATED LANDSCAPE FEATURES............................................................................................................2
ARCHAEOLOGY ...........................................................................................................................................2
FOUNDATION.............................................................................................................................................2
FOUNDATIONSYSTEMS...............................................................................................................................2
PERIMETER FOUNDATION DRAINAGE............................:.....:.......................................................................3
BUILDING STRUCTURAL SYSTEM.......................................................................................................3
FIRSTFLOOR...............................................................................................................................................3
SECONDFLOOR...........................................................................................................................................4
BUILDING ENVELOPE-EXTERIOR WALLS.....................................................................................4
EXTERIORWALL CONSTRUCTION ...............................................................................................................4
EXTERIOR FINISHES AND MASONRY............................................................................................................4
EXTERIOR DOORS,WINDOWS, HARDWARE AND TRIM................................................................................4
PORCH(ES)...................................................................................................................................................5
BUILDING ENVELOPE-ROOFING AND WATERPROOFING........................................................5
ROOFING SYSTEMS......................................................................................................................................5
DRAINAGE SYSTEMS,GUTTERS AND DOWNSPOUTS....................................................................................5
INTERIORFINISHES.................................................................................................................................5
WALL FINISH MATERIALS...........................................................................................................................5
CEILINGFINISH MATERIALS........................................................................................................................6
FLOOR FINISH MATERIALS..........................................................................................................................6
DOORS,WINDOWS,HARDWARE, AND TRIM ...............................................................................................6
MECHANICAL SYSTEMS.........................................................................................................................6
HEATING......................................................................................................................................................6
PLUMBING...................................................................................................................................................6
ELECTRICALSYSTEMS...........................................................................................................................7
DISTRIBUTIONSYSTEM................................................................................................................................7
LIGHTING.....................................................................................................................................................7
RESTORATION RECOMMENDATIONS................................................................................................7
INTERIOR COLOR SCHEMES.........................................................................................................................8
. APPENDICES...............................................................................................................................................9
• HOUSE OWNERS TABLE/CITY DIRECTORY LISTINGS
• PHOTOGRAPHS
• ALL BUILDING PERMITS DATING FROM 1946
• PAST TAX ASSESSOR RECORDS
• SANBORN MAP- 1925
• HISTORIC NEIGHBORHOOD SURVEYS
Building Location
County: Legal description:
Larimer Lot 3, Block 304, Capitol Hill Addition
City: Address/location:
Fort Collins, CO. 407 Wood Street
Bldg. use: Date of construction:
Residential Circa 1926
Project Summary
This historic preservation team (Lesley Drayton, Stephen Webb, and Darcy Gamble) is
working for the clients Greg and Darcy Gamble to assess the condition of their historic
home. Mr. and Mrs. Gamble are preservation minded, but they are not opting for a full
restoration or rehabilitation according to the Secretary of the Interior's Standards. They
have requested a thorough overall condition assessment of the structure in order to
document current conditions for later reference, establish repair project priorities and
potential problem areas, and make restoration recommendations. Because the
Gambles are not attempting a full restoration, only certain aspects of the assessment
were analyzed in depth: water damage, structural systems, heating, and interior
materials analysis for paint and linoleum restoration recommendations.
This report is based on visual inspections and analysis of accessible and not so
accessible areas (crawl space under house was investigated). This report is categorized
beginning with historical context of the house followed by descriptions, conditions, a
summary prioritization table of work needed, and ending with restoration
recommendations for the aforementioned interior details.
Historic Context
The home at 407 Wood Street sits on the north edge of the Holy Family Neighborhood, a
large area to the northwest of downtown Fort Collins. It is named after the Holy Family
Church, which used to be the social center of the neighborhood. Historically, the
neighborhood has been working class and most of the houses are small with minimal
architectural detailing. The neighborhood is a historically significant example of an early
twentieth century working class neighborhood, and notable architecturally because of its
many examples of vernacular house types. With its uncommon stylistic characteristics,
the house at 407 Wood stands out among the other homes in the neighborhood, which
are predominantly of the Denver Box style.
Many sugar factory workers lived in the Holy Family neighborhood throughout its boom
from 1900 to 1920. In 1902 there were approximately 50 houses in the neighborhood,
as opposed to 300 in 1908. From the beginning, the Holy Family Neighborhood has
been predominantly Hispanic, but experienced its highest percentage of Hispanic
population from 1935 to 1965. During this era the city ignored the neighborhood. For
example, the city dump was located just to the north, and until its removal in 1960, the
area was filled with smokes from the fires there. In a 1981 article in the Fort Collins
1
. Coloradoan, however, the neighborhood was described as being principally low income
Anglos.' The article discussed the need in the neighborhood for civic improvements
such as more street lighting and additional police patrol."
Architectural Description and Construction History
The house at 407 Wood Street is a 1.5 story wood frame house on a concrete block
foundation, and of the 19`"/20'h century American Movements style, with bungalow and
craftsman stylistic elements. It has a basic, rectangular plan, in which a side-gabled
front unit intersects with a similar-sized rear unit at an intersecting cross gable.
Composition shingles covers the roof. Single pane double hung windows with multi-
light uppers symmetrically frame a central front door on the east-facing front elevation.
Above this main entrance, a small gabled roof extends over the main doorway, partially
covering an open poured concrete slab porch. All four elevations contain multiple
double hung windows with multi-light upper sashes in the Craftsman style. An addition
with distinct, single pane double-hung windows and a shed roof extends south toward
the driveway off the SW corner of the house. Though the building permits clearly
delineating the construction history of the house are lacking, the team speculates that
the shed roof addition was part of a 1945 remodel
Site
Associated landscape features
The landscaping on the 50' x 170' lot is characterized by a healthy lawn, numerous new
perennial gardens, and mature trees. The backside of the house has a large (36 x 20')
non-historic flagstone patio set in concrete. It appeared to be in good condition. There
is also a (14'x20') shed in the back yard that is being used as a workshop. A flagstone
side patio extends toward the street from the rear southern addition, with a walkway
leading along the driveway to the front door, and also appears to be in good condition.
The backyard includes landscaped walking paths and a garden plot, which measures 25'
x 25'.
Archaeology
Although no formal excavations were conducted. Several artifacts have been unearthed
on the house site. The investigation of the backyard and the crawl space under the
house turned up a button, part of a sleeve, bones, a 1946 Folger's coffee can and infant
syrup can, 1949 dynamite crates, various old beers cans circa 1940's, and a 1977
Reader's Digest.
Foundation
Foundation Systems
The visible portions of the concrete block foundation appear to be in a fairly stable
condition. It was noted in the earthen crawlspace on the south side near the west end of
the house that a fairly significant amount of water has run under the foundation causing
. some erosion to the dirt in the dug out area under the house. Upon further investigation,
it was noted that the water pipe to the washing machine above the dug out basement
had a leak. There were some settlement cracks running north to south noted on the
southwest corner of the house, but they do not appear to be active. Overall, the building
appears to be in sound condition.
Perimeter Foundation Drainage
The grading around the foundation is flat to negative in slope, and so surface water and
other runoff has a tendency to flow back toward the foundation. There is evidence of
this in the dug out basement,particularly from the south side of the house. It is
recommended that in order to preserve the stability of the foundation, surface water and
other runoff should be re-routed away from the foundation through the installation of
gutters and extending downspouts. In addition, the ground surface immediately adjacent
to the house should be re-graded to a slope of six inches downward for every six
horizontal feet in order to direct surface water runoff away from the foundation.
A significant number of ants, and ant nests were noted on the west side of the house
and in the entryway to the dug out basement. In addition, there is some type of small
beetle or insect present around the furnace, although those visible at the time of this
assessment were dead. Because of the presence of ants and small insects and the
dampness in the dugout basement/crawl space, it is recommended that pest control be
called for a detailed inspection.
See also the section called drainage systems, gutters and downspouts.
Building Structural System
First Floor
Supporting the wood structure under the first floor are a series of 2x6'joists running
east/west. While investigating the crawl space underneath the house four major
supports were found to have failed. One supporting joist in the southwest corner of the
house snapped due to rot. This moisture damage was most likely the result of the
leaking washing machine pipe and perhaps the drainage of water through the
foundation.
A second supporting joist was cut to make way for a
heating duct. Over the years, this failed support has
caused a major slope in the dinging room area. In
addition the support for the original west wall of the
house has been cut out to make way for the furnace.
This too has caused a slope in the floor. A third
support is needed to support a wall in the attic
bedroom. It is recommended that all failing and
damaged supports be replaced with new joists, in
order to better support the sloping portions of the first
floor.
7+r
Evidence of fire existed on the floor joists directly
beneath the kitchen. In addition, wood shims were
found under the perimeter supports for the house.
This suggests that the house may have been moved to
« this location or the house needed to be jacked up for
Photo of east end of kitchen. Note
the cut floor joists.
. other reasons.
Second Floor
It is recommended that a structural engineer evaluate the support for the half-story attic
floor, which has been turned into a living space. Stress from use of this attic space has
caused active cracks in the ceiling on the first floor.
Building Envelope — Exterior Walls
Exterior Wall Construction
The exterior walls are covered by layers of plaster, strong wire mesh (instead of lath),
and stucco. The exterior is presently freshly painted in a salmon pink color, though
investigation of earlier photographs of the house show a former color scheme of cream
with dark brown trim around the windows, eaves, and fascia board. Additionally, tax
assessor photos from 1968 show dark brown shutters with a painted diamond pattern
adorning the front windows.
Exterior Finishes and Masonry
The stucco finish is generally in stable condition. It
does show some wear and aging on the north side in
particular. There are vertical cracks on the north side,
as well as horizontal cracks on the west side. They
appear to have been present for a considerable period,
and are dormant.
• There are patches located toward the top and bottom
of the exterior walls due to blown insulation added after
the original construction. These patches were done
poorly and are located approximately every two feet ;
around the perimeter of the home. '
There are also signs of settlement in the south side
enclosed room from the main house. This is Photo of removed exterior wall
evidenced by the settlement crack on the west side of covering composed of plaster,wire
the house at the joint between the two building units of mesh,and stucco.
the house and the south side room.
Exterior Doors, Windows, Hardware and Trim
The wood trim at the windows, doors and corner of the house showed signs of age and
wear. All the hardware on the windows and doors is original.
The soffits are I wood planing and the fascia is 1x6 wood fascia board, in fair condition.
There are some signs of moisture damage to the soffits on the south side of the house
and also fascia damage on the north and west sides of the house. The damage has
been present for a considerable period, and both the soffits and the fascia have been
painted since the damage occurred.
The windows are single-paned, wood-framed, double hung, with multi-light upper
sashes. Most of the windows are painted shut, but are generally in good condition, and
the owners recently had them reglazed and repainted. Original "wavy" glass exists in
about 30 percent of the windows. There are no screens or storm windows, and the few
windows that are not painted allow condensation to collect on the interior of the house.
The owners should consider adding storm windows to prevent moisture damage.
There are three skylights in the upper level room, but only one is operable and in good
condition. There is a moisture stain around one of the skylights. Further inspection
revealed cracked caulking on the exterior of the skylight, which needs to be cleaned and
re-caulked.
The two exterior doors were both in fair condition. The exterior door on the east (front)
elevation is original. The door jam on the south side of the house is damaged. The dead
bolt lock, while working, does not have a very secure jam to receive secure lock.
Porch(es)
As previously mentioned, there is a concrete front porch and porch on the south side of
the house. These porches appear to be original to the hose, though records reveal
spotty information. It is known that the porches were both present by 1948 according to
tax assessor records. The two porches were in stable condition. The flagstone work
(patios and walkway) appears to have been added much later than the concrete
porches. Flagstone porches and walkways exist on the west, south, and east side of the
house.
Building Envelope — Roofing and Waterproofing
Roofing Systems
The roof system includes 2x4 rafters, plywood sheathing, roofing paper, and multi-tab
composition shingles. The owners said it has been replaced in the past two years, and it
appeared to be in good condition. The roof vents, and plumbing stacks all were in stable
condition.
It was noted that the rolled asphalt roofing material over the laundry area was much
older and showed some age and wear.
Drainage Systems, Gutters and Downspouts
Gutters and downspouts are not present. As previously mentioned, installation of
gutters and downspouts and ground surface re-grading is recommended to help direct
moisture from away from the foundation.
Interior Finishes
Wall Finish Materials
The main level of the house includes a living room, breakfast area, dining area, two
bedrooms, and a full bath. The wall finishes through the main level are in poor condition.
Some of the walls have diagonally placed cedar siding, which was added in the 1970s,
and many of the walls have since had the cedar paneling removed leaving holes in the
plaster and glue residue on the wall surfaces. All of the walls need to be'prepped,
newly plastered, and re-painted.
The wood burning stove is clean and in good condition.
The attic has been turned into a living space accessible by a fairly new stairwell, which
includes a built-in bookshelf. The stairwell is in good condition. The attic has three
skylights and a double-hung, single glazed window on the west end. The carpet is new
and wall finishes are in good condition.
Ceiling Finish Materials
The ceilings are plaster hand textured, and as mentioned, show cracking in several
places due to stress from the upstairs living space.
Floor Finish Materials
There are original fir wood floors throughout the house, except on the second floor and
in the kitchen, laundry, and bathroom. They have been re-finished within the last two
years and were protected by carpet for at least twenty years prior, and remain in good
condition.
Doors, Windows, Hardware, and Trim
Most interior doors are in fair condition. However, there are two doors that need to be
trimmed and one door is missing from the north bedroom. The door to the northwest
bedroom would not close into the frame, and needs adjusting. All interior doors are
either original to the house or from the 1920s era.
Mechanical Systems
Heating
The heater was new in 2002 and is gas-fired forced air with a total of six ducts in the
home. It is not known what type of furnace the new heater replaced. The heater is
located in the cellar in the center of what used to be the support for the original back wall
of the home. Cutting out this part of the original support to make room for the heater has
caused sloping in the floor.
The eroded dirt from the plumbing leak and water draining under the foundation has
washed up against the hot water heater causing some rusting.'' The owners have
addressed the issue by clearing away the dirt and putting the hot water heater on blocks.
Plumbing
The original water line exists and runs out to the street. This is evidenced by low water
pressure in the house. Piping for the laundry, kitchen, and bathroom have been recently
replaced due to rusting pipes. The new pipes are smaller in diameter, resulting in even
lower water pressure. However, the low water pressure is not a major concern of the
homeowners. Overall, the plumbing is in good condition with all fixtures are in working
order.
Electrical Systems
Distribution System
The electrical system needs attention. Too many dead wires exist throughout the house.
The original wiring exists in the house, but many years of amateur wiring poses a
potential fire hazard. There was one outlet in each room. Owners may choose to
update the house by adding outlets. Wires appear to be copper wrapped in cloth.
Currently more than half of the outlets and lights exist all on one circuit. Because of this,
it is recommended that an electrician be hired to assess safety concerns.
Lighting
Interior lighting is sufficient, but many of the fixtures are old and some are in poor
condition. An outdoor fixture is used for the main living room light.
One original lighting fixture exists in the back bedroom of the home, though it is not
currently in use. This fixture has the original cloth-covered copper wiring, and exhibits
1920s style characteristics.
Stabilization Summary
1. Re-grade the perimeter ground surface of the house (especially the south side).
2. Repair leaking skylight in attic bedroom.
3. Replace/re-support failing joists under the southwest and west sides of house.
4. Bring electrical work up to code and add outlets to living room and 2"d bedroom in
southeast corner of house.
5. Install storm windows to prevent moisture damage around interior of windows.
6. Finish stripping cedar paneling throughout the house, re-plaster, texture, and paint.
Restoration Recommendations
Kitchen Flooring
Investigation of the flooring in the kitchen area of the house revealed four layers of
material that have been installed, one on top of the other, over the years. The topmost
layer appears to be standard, cream-colored vinyl, possibly from the mid 1980s or early
1990s. The floor beneath that consists of rust-colored vinyl with a brick-like pattern. This
flooring was likely installed in the 1970s or early 1980s. The next level of flooring
appears to be vinyl dating from the 1950s or 1960s. This material has a mint-green tinge
and is decorated with small multicolored squares and periodic golden flecks. The bottom
level of linoleum is original to the house. Badly deteriorated after being subjected to
. years of chemical breakdown due to adhesive
compounds from the upper layer of flooring, this
layer is beyond any sort of material restoration.
However, this original level of flooring features
an attractive blue and white mosaic pattern that
the owners wish to restore, in an aesthetic
sense if not in original material, in their
renovated kitchen design.
The first recommendation is to completely
remove all the layers of flooring from the
kitchen and start with a fresh, blank slate of
conventional plywood subfloor. Such a subfloor
will protect the underlying fir wood floors from
any new adhesive. The owners may then
Photo of kitchen floor taken in summer consider the following options. First, they may
The flooring shown is the top of
four h choose to replace the floor with a new vinyl four historic,lavers of kitchen vinyl and p
material that mimics the aesthetic sense of the
original linoleum. This choice involves research of
available products and designs in order to find an
appropriate match with current materials. Unfortunately,
an old linoleum design like this one is often difficult to
find in modern catalogues and flooring supply stores.
Therefore, another option for the homeowners may be to
order special flooring from companies that specialize in
the manufacture of historic linoleum. Companies such as
. Forbo Industries, Bangor Cork Company, and Gerbert,
Limited may provide a close approximation to the design
of the original flooring (telephone numbers for these
companies are included below). Additionally, these
choices are generally made from genuine linoleum, not
vinyl, so they have the added benefit of being made from
a historically accurate material."
Examples of the four varieties Another way to achieve the look of the original linoleum is
of flooring materials to paint the design on a wooden sub floor using a
uncovered as layers in the template and heavy-duty enamel paints. Though labor
kitchen intensive and requiring somewhat of an artistic flair, this
option can potentially result in an exact, or very close to
exact, visual replica of the original vinyl flooring. If properly maintained, a painted floor
can withstand time and wear.'
By reviewing these flooring options, the homeowners may decide which route is best for
their needs when deciding to restore the look and feel of the original linoleum in their
kitchen.
Interior Color Schemes
The team performed a paint analysis on the back bedroom in the northwest corner of the
house, the exterior windows, and the interior windows. The back bedroom of the house
was originally pained pink. The team could not analyze the exterior windows from the
• paint sample, and this task must be repeated. The interior windows were painted a light
sea foam green. The team has not matched Munsell colors to the samples.
Appendices
■ City Directory Search: Table of House Owners and Copies of Listings
• Photographs
■ All Building Permits dating from 1946
• Past Tax Assessor Records
• Sanborn Map- 1925
■ Historic Neighborhood Surveys
9
. City Directory Listings for 407 Wood Street
YEAR OCCUPANTS
1925 no listing for 407 Wood
1927 no listing for 407 Wood
1929 no listing for 407 Wood
1931 no listing for 407 Wood
1933 no listing for 407 Wood
1936 no listing for 407 Wood
1938 no listing for 407 Wood
1940 no listing for 407 Wood
1945 R.M. Flinn building permits
1946 Street address changed from 409 to 407
1948 Dewain A. Nash- construction worker, bidg permit 1946 and 1947
when address was 409 Wood
1952 John Trippel (retired)
1954 Trippel
1969 Ben S. Thompson (retired)
1970 Gary Lee Crowder
1971 Glen Miller (owned 401, 405, and Jody's house at one time)
1972 Gary Lee Crowder
1975 Merlin Bradley and Bradley (RN and student)
1976 Bradleys
1977 Mervin Bradley
1979 Mervin Bradley and John Rake
1978 John Rake (Coleen)
2001 Greg and Darcy Gamble
' The Coloradoan, Thursday October 29, 1981.
" Dewhirst, John, and John Feinberg. Architecture and History of the Holy Family Neighborhood,
Fort Collins, CO. Neighborhood History Project, Boulder, CO. December 1983.
Residential purchase inspection July 2001, by2MS Inspection Service
'v The Old House Journal. XX, no. 5, (September, 1992):44. Forbo Industries 717-459-0771,
Bangor Cork Company 215-863-9041, Gerbert, Limited 717-299-5035.
The Old House Journal. 24, no.1 (January 01, 1996):34.
"' The Old House Journal. XX, no. 5, (September, 1992):44. Forbo Industries 717-459-0771,
Bangor Cork Company 215-863-9041, Gerbert, Limited 717-299-5035.
" The Old House Journal. 24, no.1 (January 01, 1996):34.
Detail Page for a Permit http://Iibrary.ci.fort-collins.co.us/archive/scripts/perrnit2.cfm?ID_90_
40 Flinn, R. M. -- Building Permit Record
Permit Number: 8353.0
Owner: Flinn, R. M.
Address: 407 Wood
Date: 1945-05-28 00:00:00
Addition: N/A
Lot Modifier: N/A
Lot: 3
Block: 304
Description: Remodel house
Type Code: 0
Estimated Cost: $2000
Permit Cost: $4
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•
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Detail Page for a Pemut http:/Aibrary.ei.fort-collins.co.uslarchive/sciipWpemm t2.cfm?ID=91
Flinn, R. M. -- Building Permit Record
Permit Number: 8431.0
Owner: Flinn, R. M.
Address: 409 Wood
Date: 1945-07-09 00:00:00
Addition: N/A
Lot Modifier: N/A
Lot: 3
Block: 304
Description: Remodeling
Type Code: 0
Estimated Cost: $1500
Permit Cost: $3.25
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umau rage ror a vemit http://Iibrary.ci.fort-collins.co.us/archive/scriptsipermit2.cfm?1Ir98'
Nash, D. A. -- Building Permit Record
Permit Number: 9165.0
Owner: Nash, D. A.
Address: 409 Wood
Date: 1946-05-08 00:00:00
Addition: N/A
Lot Modifier: N/A
Lot: 3
Block: 304
Description: Garage
Type Code: 0
Estimated Cost: $400
Permit Cost: $1.6
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Detail Page for a Permit http://Iibrary.ci.fort-collins.co.us/archive/scripts/pern it2.cfm?IIN1081
Nash, D. A. -- Building Permit Record
Permit Number: 10125.0
Owner: Nash, D. A.
Address: 409 Wood
Date: 1947-09-10 00:00:00
Addition: N/A
Lot Modifier: N/A
Lot: 3
Block: 304
Description: Addition to house
Type Code: 0
Estimated Cost: $300
Permit Cost: $1.45
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