HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 07/01/2014 - FIRST READING OF ORDINANCE NO. 094, 2014, ADOPTINGAgenda Item 12
Item # 12 Page 1
AGENDA ITEM SUMMARY July 1, 2014
City Council
STAFF
Josh Weinberg, City Planner
Karen McWilliams, Historic Preservation Planner
SUBJECT
First Reading of Ordinance No. 094, 2014, Adopting Design Standards for the Old Town Historic District.
EXECUTIVE SUMMARY
The purpose of this item is to update the Old Town Fort Collins Historic District (Old Town District) Design
Standards. The Old Town Design Standards, originally adopted in 1981, require substantial revisions to
address current historic preservation practices and development concerns related to infill and redevelopment
within and around the Old Town District. The update to the design standards will define and illustrate
characteristics for compatible future development within the Old Town District and in the adjacent area, and a
means for incorporating modern sustainable building practices into historic preservation projects.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinance on First Reading.
BACKGROUND / DISCUSSION
In early 2013, Historic Preservation staff received a grant from the State Historical Fund to partially fund an
update to the design standards document for Fort Collins' Old Town Historic Landmark District (Old Town
District). Winter & Co. of Boulder, CO was chosen in May 2013 as the project consultant. Primary project goals
are to provide clear guidance for LPC members, City staff, property owners, and developers in the review of
projects within the District; incorporate elements of green building and sustainable design; and highlight
successful preservation projects that have already occurred in the District.
Historic Old Town Fort Collins is renowned as a highly successful example of how historic preservation,
economic development and community planning have combined to create a dynamic sense of place essential
to the community’s quality of life. In 2006, for example, Money Magazine named Fort Collins the best place to
live in the United States, and cited Old Town as Fort Collins’ integral social and economic resource. Today,
Historic Old Town stands as a link to the past, while serving as an engine for economic development for the
community-at-large.
Most of the structures within the Old Town District were built between 1878 and the early 1900s. The hub of
Fort Collins’ commerce and industry, the District’s buildings underwent numerous alterations and
modernizations, notably in the 1960s and the early 1970s. Revitalization began in the late 1970s with local,
state, and national register designation, and a communitywide commitment to preservation. Throughout the
1980s, 1990s, and 2000s, nearly every historic building within the District was restored and/or rehabilitated.
Highlighting these “success stories” is one of the project goals.
This document utilizes an innovative and creative format to be user friendly. “Before and after" examples are
used to illustrate the document and demonstrate the functionality of the preservation standards. The format
makes use of charts and diagrams that help users plan projects efficiently and quickly determine which
Agenda Item 12
Item # 12 Page 2
sections of the document apply. The document also incorporates computer-generated models of alternative
approaches for various design topics, including additions, rehabilitation and new construction. Additionally,
information on sustainability and the use of substitute materials are interwoven through the document.
FINANCIAL / ECONOMIC IMPACTS
There are no direct financial or economic impacts associated with the adoption of the Design Standards.
However, Design Standards for Historic Districts assist property owners to qualify for federal, state and local
financial incentive programs available only to designated properties. Additionally, research conducted by
Clarion Associates has shown that historically designated buildings and districts retain higher property values
than those that are not designated. Clarion attributed this to the fact that future owners also qualify for the
financial incentives; the perception that designated properties are better maintained; the appeal of owning a
recognized historic landmark; and the assurance of predictability that design review offers.
ENVIRONMENTAL IMPACTS
There are no direct environmental impacts associated with this project. However, preservation and
rehabilitation of historic buildings supports the City’s sustainability goals. As with all historic preservation
projects, use of existing materials and infrastructure is maximized, and reduces waste deposits in landfills from
demolition. Additionally, historic buildings are traditionally designed to be energy efficient, with many
sustainable features that respond to climate and site. When effectively restored and reused, these features
bring about substantial energy savings. Such projects also preserve and highlight important and interesting
aspects of Fort Collins social history.
BOARD / COMMISSION RECOMMENDATION
The Landmark Preservation Commission discussed this item at three work sessions: June 26, October 23, and
December 11, 2013. The Commission unanimously recommended adoption of the Design Standards at its
regular meeting on May 14, 2014.
The Planning and Zoning Board discussed this item at its work session on January 3, 2014. The Board
unanimously recommended adoption of the Design Standards at its regular meeting on June 12, 2014.
Boards and Commission Outreach
- Work Sessions with Landmark Preservation Commission (June 26, October 23, and December 11, 2013)
- Work Session with Planning and Zoning Board (January 3, 2014)
- Downtown Development Authority (February 13, 2014)
- Parking Advisory Board (March 10, 2014)
- Natural Resources Advisory Board (March 19, 2014)
- Economic Advisory Commission (April 17, 2014)
- Landmark Preservation Commission recommendation for adoption (May 14, 2014)
- Planning and Zoning Board recommendation for adoption (June 12, 2014)
PUBLIC OUTREACH
Citizen Outreach
- Tour of subject areas with consultant and stakeholder group (June 26, 2013)
- Poudre River Project Open House, Lincoln Center (June 26, 2013)
- Public Workshops (October 3 and November 13, 2013 and April 30, 2014)
- Website: <http://www.fcgov.com/historicpreservation/otrd-design-standards-and-guidelines.php> (October
2013 - May 2014)
Agenda Item 12
Item # 12 Page 3
- Poster and table at joint Planning and Transportation open house, Museum and Discovery Science Center
(February 20, 2014)
- Correspondence with representatives of Save the Poudre and Protect Our Old Town Homes (Ongoing)
ATTACHMENTS
1. Old Town Historic District map (PDF)
2. Old Town Historic District Design Standards (PDF)
3. Work Session Summary, April 8, 2014 (PDF)
4. Planning and Zoning Board Minutes, June 12, 2014 (PDF)
5. Landmark Preservation Commission Minutes, May 14, 2014 (PDF)
OLD TOWN
HISTORIC DISTRICT
OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS
FORT COLLINS, COLORADO
State2014 Historical Fund, History Colorado, the Colorado Historical Society. Project #2013-M2-032 June 15,
page left intentionally blank
Credits
This project was paid for in part by a State Historical
Fund Grant from History Colorado, the Colorado
Historical Society. Project # 2013-M2-032
City Council
Karen Weitkunat – Mayor
Gerry Horak – Mayor Pro Tem
Bob Overbeck
Lisa Poppaw
Gino Campana
Wade Troxell
Ross Cunniff
Landmark Preservation Commission
Ron Sladek
Doug Ernest
Pat Tvede
Dave Lingle
Belinda Zink
Alexandra Wallace
Maren Bzdek
Meg Dunn
Kristin Gensmer
Prepared by:
Winter & Company
1265 Yellow Pine Avenue
Boulder, CO 80304
303.440.8445
www.winterandcompany.net
Planning and Zoning Board
Jennifer Carpenter
Jeffrey Schneider
Kristin Kirkpatrick
Gerald Hart
Emily Heinz
Jeff Hanson
Michael Hobbs
Historic Preservation Staff
Karen McWilliams
Josh Weinberg
Downtown Development Authority Staff
Matt Robenalt
Todd Dangerfield
Derek Getto
TABLE OF CONTENTS
III. DESIGN STANDARDS FOR THE
TREATMENT OF HISTORIC RESOURCES
Architectural Details 43
Materials and Finishes 47
Windows 50
Doors and Entries 55
Commercial Storefronts 57
Historic Roofs 59
Exposed Historic Foundations 59
Loading Docks 60
Color 60
Existing Additions 62
New Additions and Accessory Structures 62
Planning for Energy Efficiency 64
Accessibility 68
Phasing Preservation Improvements 68
Temporary Stabilization Treatments 69
Existing Historic Alterations 69
IV. DESIGN STANDARDS FOR ALL PROPERTIES
Awnings and Canopies 73
Street Layout 74
Outdoor Use Areas 74
Handrails and Enclosures 75
Art and Historic Properties 76
Site Lighting 76
Building Lighting 77
Service Areas 78
Surface Parking 78
Buffers 79
Building Equipment 79
Security Devices 80
Color 82
Archeological Resources 82
INTRODUCTION
Overview 3
About This Document 4
What are Design Standards 4
Why Have Design Standards 4
Policies Underlying the Design Standards 5
Sustainability - Social, Economic and
Environmental Benefits of Historic Preservation 7
The Development of Old Town Fort Collins 9
1. USING THE DESIGN GUIDELINES
Design Review System 15
Where the Design Standards Apply 16
Design Standards Organization 17
II.. PLANNING A PRESERVATION PROJECT
What Does Historic Preservation Mean 23
Planning a Preservation Project 24
Case Studies 29
Designing in Context 38
Historic Architectural Styles 39
Overarching Preservation Principles 40
C 2013 Noré Winter (sketch material content)
V. DESIGN STANDARDS FOR NEW CONSTRUCTION
Overview 85
Building Placement and Orientation 86
Architectural Character and Detail 87
Building Mass, Scale and Height 89
Building and Roof Forms 92
Entrances 93
Materials 94
Windows 95
Energy Efficiency in New Designs 97
Energy Efficiency in Building Massing 99
Environmental Performance in Building Elements 100
Solar and Wind Energy Devices 100
VI. DESIGN STANDARDS FOR SIGNS
Overview 103
Treatment of Historic Signs 104
Sign Installation on a Historic Building 105
Design of New and Modified Signs 106
Design of Specific Sign Types 107
Awning Sign 107
Interpretive Sign 107
Murals 108
Tenant Panel or Directory Sign 109
Projecting/Under-Canopy Sign 109
Flush Wall Sign 110
Window and Door Sign 111
Kiosks 112
Other Sign Types 112
Illumination 112
APPENDIX
Historic Architectural Styles A-3
INTRODUCTION
Old Town Fort Collins Design Standards | June 2014 3
Overview
Fort Collins is recognized for its rich collection of his-
toric resources. They are enjoyed by residents, business
owners and visitors as links to the city’s heritage while
also setting the stage for a vibrant future. Preserving
these assets is essential to Fort Collins’ well being.
A key collection of these historic resources is
found in the Old Town Historic District which is a
place with special meaning for Fort Collins. Once
the core of business activity, the brick and stone fa-
cades provide a link with the past. The ornamental
cornices, brackets, and lintels are records of the
skilled craftsmen who worked to build Fort Collins
at the turn of the century.
The community recognized the significance of the
Old Town Historic District as an important cultural
resource. They wished to preserve the inherent
historic elements of buildings as a cultural record
for future generations and to maintain the sense
of place that existed. Responding to this sentiment
the City Council designated the area an official
locally designated historic district in 1979. Previ-
ously, in 1978, the Secretary of the Interior also
entered a somewhat larger Old Town Fort Collins
Historic District into the National Register of
Historic Places.
The Landmark Preservation Commission and city
staff have the responsibility to review the proposed
changes in the area and determine their compliance
with the design standards. The design standards
are to be used by the Landmark Preservation Com-
mission and city staff to review any changes to the
exterior of buildings within the Old Town Historic
District. They are also for designers and owners
who are planning projects within the district.
Today, many of the historic resources found within
the Old Town Historic District have been reha-
bilitated and the district is thriving. The document
highlights the success stories of past projects and
the positive impact they have had. While rehabilita-
tion will continue in the district, additions and infill
construction are also anticipated. The standards
are intended to promote designs that respect
the heritage of the area. They therefore encour-
age projects that contribute to the quality of the
district.
The historic preservation design standards promote
the community’s vision for sustainable preservation.
The standards also provide direction for rehabilitation,
alteration, expansion and new construction projects in-
volving locally-designated individual historic landmarks
and properties in locally-designated historic districts
elsewhere in Fort Collins. They also guide city staff and
the Landmark Preservation Commission’s evaluation of
such projects, helping the city and property owners
maintain the special qualities of Fort Collins’ history.
Financial Assistance
See the following web site links for financial as-
sistance programs that may be available for the
4 Introduction
About this Document
Why Do We Preserve Historic Resources?
We preserve historic resources for these reasons:
» To honor our diverse heritage
» To support sound community planning and
development
» To maintain community character and support
livability
» To support economic, social and environmen-
tal sustainability in our community
The design standards also provide a basis for making
consistent decisions about the treatment of historic
resources and new infill within the district. Designing a
new building or addition to fit within the historic char-
acter of Old Town requires careful thought. Preserva-
tion in a historic district context does not mean that
the area must be “frozen” in time, but it does mean
that, when new construction occurs, it shall be in a
manner that reinforces the basic visual characteristics
of the historic district. In addition, the standards serve
as educational and planning tools for property owners
and their design professionals who seek to make
improvements.
While the design standards are written for use by
the layperson to plan improvements, property own-
ers are strongly encouraged to enlist the assistance
of qualified design and planning professionals, including
architects and preservation consultants.
Note
In this document, “Old Town” refers to the area
officially designated as the local historic district, in
contrast to a more general reference to a larger
portion of the downtown. See map on page 16.
Background
The Old Town Historic District Design Standards are
an update to the Design Guidelines for Historic Old
Town Fort Collins, 1981.
WHAT ARE DESIGN STANDARDS?
Design standards are regulatory provisions that pro-
mote historic preservation best practices. They seek
to manage change so the historic character of the
district is respected while accommodating compatible
improvements. They reflect the city’s goals to promote
economic and sustainable development, enhance the
image of the city and reuse historic resources.
WHY HAVE DESIGN STANDARDS?
One purpose of the standards and the review process
through which they are administered is to promote
preservation of the historic, cultural and architectural
heritage of the Old Town Historic District. An essential
idea is to protect historic resources in the district from
alteration or demolition that might damage the unique
fabric created by buildings and sites that make up the
Old Town Historic District.
The standards also promote key principles of urban
design which focus on maintaining an attractive human-
scaled pedestrian-oriented environment.
Old Town Fort Collins Design Standards | June 2014 5
Background
POLICIES UNDERLYING THE DESIGN
STANDARDS
Several regulations and policy documents establish the
foundation for the standards, including:
City Plan Fort Collins, Historic Preservation
Principle LIV 16: The quality of life in Fort Collins will be
enhanced by the preservation of historic resources and
inclusion of heritage in the daily life and development of
the community.
Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Re-
sources. Determine what historic resources are within the
Growth Management Area, how significant these resources
are, the nature and degree of threat to their preservation,
and methods for their protection.
Policy LIV 16.2 – Increase Awareness. Increase awareness,
understanding of, and appreciation for the value of historic
preservation in contributing to the quality of life in Fort
Collins.
Policy LIV 16.3 – Utilize Incentives. Use incentives to
encourage private sector preservation and rehabilitation of
historic resources.
Policy LIV 16.4 – Utilize Planning and Regulations. Recog-
nize the contribution of historic resources to the quality of
life in Fort Collins through ongoing planning efforts and
enforcement regulations.
Policy LIV 16.5 – Encourage Landmark Designation. Actively
encourage property owners to designate their properties as
historic landmarks.
Policy LIV 16.6 – Integrate Historic Structures. Explore
opportunities to incorporate existing structures of historic
value into new development and redevelopment activities.
Principle LIV 17: Historically and architecturally significant
buildings Downtown and throughout the community will be
valued and preserved.
Policy LIV 17.1 – Preserve Historic Buildings. Preserve his-
torically significant buildings, sites and structures throughout
Downtown and the community. Ensure that new building
design respects the existing historic and architectural
character of the surrounding district by using compatible
building materials, colors, scale, mass, and design detailing
of structures.
Policy LIV 17.2 – Encourage Adaptive Reuse. In order to
capture the resources and energy embodied in existing
buildings, support and encourage the reuse, and adapta-
tion of historically significant and architecturally important
structures, including but not limited to Downtown buildings,
historic homes, etc.
Policy LIV 17.3– Ensure Congruent Energy Efficiency.
Ensure that energy efficient upgrades contribute to or
do not lessen the integrity of historic structures. Consider
attractive means of achieving efficiency such as installing
storm windows.
Land Use Code Section 3.4.7 Historic and Cul-
tural Resources
Section 3.4.7 provides standards for preservation and
treatment of historic properties and their incorpora-
tion into new developments. It provides a good basis
for design standards and guidelines as it sets the broad
6 Introduction
THE SECRETARY OF THE INTERIOR’S
STANDARDS FOR REHABILITATION
The City of Fort Collins requires rehabilitation projects
to be in conformance with the Secretary of the Interior’s
Standards and Guidelines for Rehabilitating Historic Build-
ings.
The Secretary of the Interior’s Standards for Rehabilitation
are general standards established by the National Park
Service for historic properties. It is the intent of this
document to be compatible with The Secretary of
the Interior’s Standards while expanding on the basic
rehabilitation principles as they apply in Fort Collins.
Standards for Rehabilitation:
“1. A property shall be used for its historic purpose or be
placed in a new use that requires minimal change to the
defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and
preserved. The removal of historic materials or alteration
of features and spaces that characterize a property shall
be avoided.
3. Each property shall be recognized as a physical record of
its time, place, and use. Changes that create a false sense of
historical development, such as adding conjectural features
or architectural elements from other buildings, shall not be
undertaken.
4. Most properties change over time; those changes that
have acquired historic significance in their own right shall be
retained and preserved.
For More Information
For more information on national treatments
underlying the preservation standards, see The
Secretary of the Interior’s Standards for Rehabilita-
tion:
http://www.nps.gov/history/hps/tps/standguide/
rehab/rehab_index.htm
For More Information:
See the following web links to National Park Ser-
vice Preservation Briefs and Tech Notes:
http://www.nps.gov/tps/how-to-preserve/briefs.
htm
http://www.nps.gov/tps/how-to-preserve/tech-
notes.htm
5. Distinctive features, finishes, and construction techniques
or examples of craftsmanship that characterize a historic
property shall be preserved.
6. Deteriorated historic features shall be repaired rather
than replaced. Where the severity of deterioration requires
replacement of a distinctive feature, the new feature shall
match the old in design, color, texture, and other visual
qualities and, where feasible, materials. Replacement of
missing features shall be substantiated by documentary,
physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting,
that cause damage to historic materials shall not be used.
The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project
shall be protected and preserved. If such resources must be
Old Town Fort Collins Design Standards | June 2014 7
Historic Preservation and Sustainability
SUSTAINABILITY - SOCIAL, ECONOMIC
AND ENVIRONMENTAL BENEFITS OF
HISTORIC PRESERVATION
Preserving and enhancing historic places promotes the
three basic components of sustainability. These are:
(1) Cultural/Social Sustainability, (2) Environmental
Sustainability and (3) Economic Sustainability. Each of
the components is described in greater detail in the
following pages.
Preserving historic places promotes the three basic categories
of sustainability.
Environmental
Sustainability
Economic
Sustainability
Cultural/Social
Sustainability
SUSTAINABILITY
Cultural/Social Component of Sustainability
This component relates to the maintenance of the
community’s cultural traditions and social fabric. Pre-
serving historic places and patterns promotes cultural
and social sustainability by supporting everyday con-
nections between residents and the cultural heritage
of the community. These connections are reinforced
by the physical characteristics of historic places, which
often directly support environmental sustainability.
Historic properties in the district provide direct links
to the past. These links convey information about
earlier ways of life that help build an ongoing sense of
identity within the community. Residents anchored
in this sense of identity may be more involved in civic
activities and overall community sustainability efforts.
The historic development pattern of the district pro-
motes social interaction that supports a high quality of
life and helps build a sense of community. The area is
compact and walkable, providing for impromptu mix-
ing of different cultural and economic groups. Direct
connections to the public realm provide opportunities
for community interaction. This physical pattern, com-
bined with the inherent cultural connections, provides
significant support for the community’s overall sustain-
ability effort.
Environmental Component of Sustainability
This is the most often cited component of sustainability.
It relates to maintenance of the natural environment
and the systems that support human development. Re-
habilitation of historic resources is an important part
of environmental sustainability and green building initia-
tives. It directly supports environmental sustainability
through conservation of embodied energy, adaptability,
and other factors that keep historic buildings in use
over long periods of time.
Inherent Energy
Typically historic buildings were built with energy
efficiency in mind. Construction methods focused on
durability and maintenance, resulting in individual build-
ing features that can be repaired if damaged, thus mini-
8 Introduction
tion takes three decades or more to recoup, even with
the reduced operating energy costs in a replacement
building.
Building Materials
Many of the historic building materials used in the dis-
trict contribute to environmental sustainability though
local sourcing and long life cycles. Buildings constructed
with wood and masonry were built for longevity and
ongoing repair. Today, new structures utilize a signifi-
cant percentage of manufactured materials. These ma-
terials are often less sustainable and require extraction
of raw, non-renewable materials. High levels of energy
are involved in production, and the new materials may
also have an inherently short lifespan.
The sustainable nature of historic building materials
is best illustrated by a window: older windows were
built with well seasoned wood from durable, weather
resistant old growth forests. A historic window can be
repaired by re-glazing as well as patching and splicing
the wood elements. Many contemporary windows
cannot be repaired and must be replaced entirely.
Repairing, weather-stripping and insulating an original
window is generally as energy efficient and much less
expensive than replacement.
Landfill Impacts
According to the Environmental Protection Agency,
building debris constitutes around a third of all waste
generated in the country. The amount of waste is
reduced significantly when historic structures are
retained rather than demolished.
Economic Component of Sustainability
This component of sustainability relates to the
economic balance and health of the community. The
economic benefits of protecting historic resources
are well documented across the nation. These include
higher property values, job creation in rehabilitation
industries, and increased heritage tourism. Quality
of life improvements associated with living in historic
districts may also help communities recruit desirable
businesses.
Historic Rehabilitation Projects
Historic rehabilitation projects generate both direct
and indirect economic benefits. Direct benefits result
from the actual purchases of labor and materials, while
material manufacture and transport results in indirect
benefits. Preservation projects are generally more
labor intensive, with up to 70% of the total project
budget being spent on labor, as opposed to 50% when
compared to new construction. Expenditure on local
labor and materials benefits the community’s economy.
Historic Preservation and Sustainability
By preserving existing buildings and guiding
compatible redevelopment, the Design Stan-
dards promote the three key elements of com-
munity sustainability:
» Cultural/Social Sustainability. Preserv-
ing historic places and patterns promotes
cultural and social sustainability by supporting
everyday connections between residents and
Old Town Fort Collins Design Standards | June 2014 9
The Development of Old Town Fort Collins
HISTORY
The opening of the Overland Stage Line between
Denver and Wyoming, in the early 1860s, necessitated
the construction of military forts to protect coaches
and immigrant trains from the threat of Indian attacks.
Entering the Cache La Poudre River Valley in 1862,
the 9th Kansas Volunteer Cavalry set up camp in the
vicinity of Laporte, Colorado. In 1864, due to severe
flooding of the Cache La Poudre and a series of military
command changes, the outpost, known as Camp Col-
lins, was moved to the area just southeast of the old
Fort Collins Power Plant.
The founding of the military post attracted citizens
wishing to open mercantile establishments and thereby
capitalize on trading with the nearby soldiers. Joseph
Mason was the first to obtain permission from the War
Department to build a store on the four-mile-square
military reservation. His structure was erected in 1865
on land that later became the Linden/Jefferson inter-
section. Called “Old Grout,” it served as a settler’s
store, church, post office, community center, and later
as the county offices and courthouse. Old Town claims
the site as the foundation for the City of Fort Collins.
Two other notable structures built in the area include
Auntie Stone’s cabin/hotel and a flour mill.
The establishment of this commercial district neces-
sitated the platting of the town’s first streets. In 1867-
1868, Jack Dow and Norman H. Meldrum surveyed the
area and set up streets that ran parallel to the major
environmental landmark, the Cache La Poudre River.
However, the influx of proprietors to Fort Collins,
and specifically the Old Town area, was certainly not a
stampede because when the fort closed in 1866, there
were scarcely a dozen civilians in town. The subsequent
departure of the soldiers put the town’s future in ques-
tion. The town and its business district languished until
the mid-1870s.
In retrospect, the prosperity of the town was assured
in an incident, called by Ansel Watrous in his History
of Larimer County, “perhaps the most notable event in
the early history of Fort Collins.” In the fall of 1872 the
agricultural colony was established.
General R. A. Cameron, originator of the Union Colo-
ny in Greeley, spearheaded the drive for Fort Collins’s
Agricultural Colony. The purpose of the new commune
was for it to be the crop-raising group for the settlers
at the Union Colony. Working with the earlier settlers
of Fort Collins, the officers of the new colony organized
the Larimer County Land Improvement Company. The
goal of the company was to encourage settlement of
the Fort Collins area. Within two months of their
arrival, the company had acquired enough land for
their surveyor to come in and plat new city streets.
For this job they chose a young New Yorker, Franklin
C. Avery, who had also platted the Union Colony. Mr.
Avery, utilizing the latest techniques in city planning,
laid the streets according to the cardinal points of the
compass, rather than along the environmental dictates
10 Introduction
The decades of the 1880s and nineties saw the addition
of ornately decorated buildings like the Miller Block and
the Linden Hotel. Other distinctive buildings, like the
City Hall /Fire Station, added uniqueness to this area.
In 1887 electric lights and the town’s first telephone
enhanced Old Town’s status as the mercantile center
for Fort Collins. In 1897 the Avery Building provided
the link between Old Town and New Town. An early
competition developed between the business people in
Old Town and those with businesses near the intersec-
tion of College and Mountain. The new Avery Building
was a bridge that joined these two shopping areas
together. But the competition between the two areas
was to remain strong throughout the next century.
The new century, however, brought other problems
to Old Town. The Post Office, with its accompanying
pedestrian traffic and long an institution in one building
or another in the triangle, moved to the corner of Oak
and College. Mr. Avery crossed Mountain Avenue to
build yet another structure for his rapidly expanding
First National Bank.
By the 1900s Fort Collins was the well-settled home
of Colorado’s first land-grant college, the possessor of
a notable in-town railway transit system, and a very
popular spot in northern Colorado for urbanite and
farmer alike. On the direct railroad line between Den-
ver and Cheyenne, the passenger depot on Jefferson
Street in Old Town welcomed contented old-timers
of the community and diverse newcomers: academic,
agricultural, and financial. Fort Collins’ residents were
served well by Old Town, whose offerings ranged from
commodities and services found in eastern cities to
items more commonly located in agricultural com-
munities. These ranged from hotel accommodations,
banks and restaurants to hardware stores, feed, coal
and hay shops.
1889 Bird’s Eye view of Old Town
Miller Block (1889)
Linden Hotel (1908)
Old Town (1900)
Old Town Fort Collins Design Standards | June 2014 11
The major retail businesses left the interior of the
triangle to locate along College Avenue frontage in
the early 1920s in response to the advent of an auto-
oriented population. Other, smaller businesses soon
thought it was more advantageous to move along
College Avenue.
After World War II the area was beginning to show
signs of aging and decay. During the 1950s and 1960s,
Old Town became home to social services organiza-
tions, automobile maintenance facilities, and some
limited retail. It also housed a collection of taverns and
some low-cost housing.
Revitalization began in the 1980s, with individual inves-
tors who saw opportunities in rehabilitating the historic
structures in the area. The Secretary of the Interior
listed the Old Town Historic District in the National
Register in 1978. This included all of the land area that
was later (1979) designated as the local historic district,
but also extended farther north to include the original
fort site. This made federal income tax credits available
for the certified rehabilitation of historic structures
in the area. With the city’s designation of the local
historic district in 1979, a formal design review process
was established to assure that historic buildings would
be preserved and that new construction would be
compatible with the historic context.
Individual investment efforts attracted more invest-
ment, and in 1985 Old Town Associates proposed a
redevelopment plan that included rehabilitation of
several historic buildings, erection of new infill build-
ings and construction of a pedestrian area for a portion
of Linden Street. Revitalization continued through
the turn of the twenty-first century, with substantial
participation of the City of Fort Collins and the Down-
town Development Authority. By 2013, the Old Town
Historic District was well-established as a center for
dining, retail and entertainment as well as housing and
professional offices.
Fort Collins’ Old Town is a reminder of its early
pioneer settlement. It was established by people who
purchased lands from a real estate company in order to
ward off the loneliness of the prairies, to profit by the
experience and expertise of their new neighbors, and
to furnish their families with social amenities that were
long in coming to communities situated farther east on
the Great Plains. Old Town demonstrates how these
people settled a new area and used local materials to
decorate it with styles current in the East, creating a
substantial, as well as unique, latter nineteenth-century
American community.
Historic Development Patterns
Old Town retains many framework elements from its
early history; other features have changed over time.
The fact that it has remained dynamic is a part of its
heritage. For this reason, remaining resources which
help to interpret that span of human occupation and
use are valued.
While a row of historic buildings may be easily un-
derstood as defining a particular span of time, other
12 Introduction
Circa 1920’s image of Old Town Fort Collins Historic District. Streets that run at an angle to the standard grid pattern of the rest of town give the Old Town Historic
District a distinct triangular shape that is clearly visible. The River District is visible in this image as well. (Aerial image looking south east.)
Jefferson ST
Linden ST
Mountain AVE
Walnut ST
North College AVE
Pine ST
1
USING THE DESIGN STANDARDS
Old Town Fort Collins Design Standards | June 2014 15
Design Review System
The Landmarks Preservation Commission and City
staff shall take these factors into consideration when
reviewing proposed work:
› The significance of the property
› The context, with respect to other historic
properties
› The location of any key, character-defining
features
› The condition of those features
› The landmark status
› Eligibility status of the property
In addition, there are many cases in which the stan-
dards state that one particular solution is preferred,
such as for the replacement of a damaged or missing
feature, but the text further notes that some alterna-
tives may be considered if the preferred approach is
not feasible. In determining such feasibility, the city will
also consider:
› The reasonable availability of the preferred
material
› The skill required to execute the preferred
approach
› The quality, appearance and character of
alternative solutions, such as new materials.
TERMS RELATED TO COMPLIANCE
When applying design standards, the City has the abil-
ity to balance a combination of objectives and intent
statements that appear throughout the document, in
the interest of helping to achieve the most appropriate
design for each project. Because of this, and the fact
that the design standards are also written to serve
an educational role as well as a regulatory one, the
language sometimes appears more conversational than
that in the body of the City Code. To clarify how some
terms are used, these definitions shall apply:
Standard
In this document the term “standard” is a criterion
with which the City will require compliance when it is
found applicable to the specific land-use activity.
Shall
Where the term “shall” is used, compliance is specifi-
cally required, when the statement is applicable to the
proposed project.
16Standards Using the Design
Where the Design Standards Apply
The design standards apply to all properties within the Old Town Historic District. They also apply as guidelines to eligible and designated properties within the River
Downtown Redevelopment Zone District. These areas and properties are identified on the map below.
North
NTS
Map Key
National Register District
Old Town Historic District
River Downtown
Redevelopment Zone District
Old Town Fort Collins Design Standards | June 2014 17
Design Standards Organization
DESIGN REVIEW TRACKS
The design standards chapters are grouped into three
“tracks” for purposes of design review. Staff will deter-
mine which track a project will follow. (See the chart on
the following page.) These are:
› Preservation Track
› New Building Track
› Other Improvements Track
Follow these steps to get started:
Step 1 What Type of Improvement?
Determine the nature of the improvements that are
planned. There are three categories:
Existing Building
If improvements are planned to an existing building,
determine if it has historic significance or not. This will
influence which review track applies.
New Building
Will the planned improvements include construction
of a new building? If so, then the “New Construction
Track” applies. This includes a new structure to be
erected on a vacant lot; adding a new structure to a
lot with an existing building on it; or providing an addi-
tion to an existing noncontributing building where one
already exists.
Other Work
Site improvements, signs and other miscellaneous
projects follow this third track.
Step 2 What Type of Existing Building?
All existing structures in the Old Town Historic
District are classified with respect to their historic
significance, using criteria established by the National
Park Service. The City will work with the property
owner to confirm the status of historic significance.
Two classifications are used:
Contributing Property
A “contributing” property is one determined to be
historically significant. It is so because it was present
during the period of significance and possesses suf-
ficient integrity to convey its history, or is capable of
yielding important information about that period.
Note that some properties may have experienced
some degree of alteration from their historic designs.
These alterations may include window replacement,
cornice removal, a porch enclosure or covering of
a building’s historic materials. Nonetheless, these
altered properties retain sufficient building fabric to
still be considered contributors. For all contributing
properties, the Preservation Track shall apply.
Noncontributing Property
The classification of “noncontributing” applies to exist-
ing buildings that do not possess sufficient significance
and/or exterior integrity necessary for designation, and
are considered noncontributing to a district. The New
Construction Track applies to these properties, except
as noted below.
Noncontributing, but Restorable
In some cases, an older noncontributing property
which has been substantially altered could be restored
18Standards Using the Design
WHICH TRACK APPLIES?
The standards are organized into groups of chapters that represent “tracks” for
different types of improvements. This chart defines the track that will apply to
a specific proposal.
New
Building
Existing
Building
Step 1
Restorable
Non-
Applicable
Step 2
Noncontributing
Other
Track
Other
New Bldg.
Track
Contributing Preservation
Track
WHICH CHAPTERS APPLY?
Use this chart to determine which chapters of the design standards apply to a
proposed improvement project. Some projects will include work in more than
one track; in this case a combination of chapters will apply.
TYPE OF WORK
SECTION TO USE:
Introduction
I. Using the Design
Standards
II. Planning a Preservation
Project
III. Design Standards for
the Treatment of Historic
Resources
IV. Design Standards for
All Properties
V. Design Standards for
New Construction
VI. Design Standards for
Signs
Preservation
Track
Rehabilitate a
contributing
property
4 4 4 4 4 (1) (1)
Restore a
noncontributing
property
4 4 4 4 4 (1) (1)
New
Building
Track
Improve a
noncontributing
property
4 4 4 4 (1)
Construct a
Old Town Fort Collins Design Standards | June 2014 19
Permitted and Prohibited
Solutions
In many cases, images and dia-
grams in the historic preservation
standards are marked to indicate
whether they represent permitted
or prohibited solutions
4
A check mark
indicates permitted
solutions.
8
An X mark indicates
solutions that are
prohibited.
DESIGN STANDARDS FORMAT
The historic preservation standards are presented in a standardized format as illustrated below.
A Windows Key
A Design Topic Heading
B
Intent Statement: This explains
the desired outcome for the specific
design element and provides a basis
for the design standards that follow.
C
Design Standard: This describes
a desired outcome related to the
intent statement.
D
Additional Information: This
provides a bullet list of examples of
how, or how not to, comply with the
standard.
E
Illustration(s): These provide
photos and/or diagrams to illustrate
related conditions or possible ap-
proaches. They may illustrate per-
mitted or prohibited solutions as
described at right.
B
Historic windows help convey the significance of historic structures,
and shall be preserved. They can be repaired by re-glazing and patching
and splicing elements such as muntins, the frame, sill and casing. Repair
and weatherization also is more energy efficient, and less expensive
than replacement. If an original window cannot be repaired, new
replacement windows shall be in character with the historic building.
C 1.1 Maintain and repair historic windows.
D
» Preserve historic window features including the frame, sash, muntins,
mullions, glazing, sills, heads, jambs, moldings, operation and groupings
of windows.
» Repair and maintain windows regularly, including trim, glazing putty and
glass panes.
» Repair, rather than replace, frames and sashes.
» Restore altered window openings to their historic configuration.
E
Sidebars
These provide additional infor-
20Standards Using the Design
II
PLANNING A PRESERVATION PROJECT
Old Town Fort Collins Design Standards | June 2014 23
What Does Historic Preservation Mean?
Historic preservation means keeping historic proper-
ties and places in active use while accommodating
appropriate improvements to sustain their viability
and character. It also means keeping historic resources
for the benefit of future generations. That is, while
maintaining properties in active use is the immediate
objective, this is in part a means of assuring that these
resources will be available for others to enjoy in the
future.
Historic preservation does not mean necessarily freez-
ing properties or districts in time. Historic preserva-
tion seeks to manage change to preserve authenticity
and historic craftsmanship while adapting to existing
and future needs.
This section summarizes important steps and ap-
proaches to consider when planning a preservation
project
› Planning a Preservation Project
› Case Studies
› Designing in Context
› Historic Building Styles
When planning a preservation project, it is important
to determine historic significance, assess integrity and
determine program requirements prior to outlining a
treatment strategy that will inform the overall project
scope.
ACCEPTED TREATMENTS FOR HISTORIC
RESOURCES
The following list describes permitted treatments
for historic resources that may be considered when
planning a preservation project. Much of the language
addresses buildings; however, sites, objects and struc-
tures are also relevant.
Preservation
“Preservation” is the act of applying measures to sustain
the existing form, integrity and material of a building.
Work focuses on keeping a property in good work-
ing condition with proactive maintenance. While the
term “preservation” is used broadly to mean keeping
a historic property’s significant features, it is also used
in this more specific, technical form in this document.
Restoration
“Restoration” is the act or process of accurately de-
picting the form, features and character of a property
as it appeared in a particular time period. It may require
the removal of features from outside the restoration
period. This may apply to an entire building, or to
restoring a particular missing feature.
Reconstruction
“Reconstruction” is the act or process of depicting,
by means of new construction, the form, features and
detailing of a non-surviving site, landscape, building,
structure or object for the purpose of replicating its
appearance at a specific time and in its historic location.
This has limited application, in terms of an entire build-
ing, but may apply to a missing feature on a building.
Rehabilitation
“Rehabilitation” is the process of returning a property
24Project Planning a Preservation
STEPS TO CONSIDER FOR A SUCCESSFUL PRESERVATION PROJECT.
Follow the steps below when planning a preservation project.
Step 1. Review reasons for significance: The reasons for significance will
influence the degree of rigor with which the standards are applied, because it
affects which features will be determined to be key to preserve. Identifying the
building’s period of significance is an important first step.
Step 2. Identify key features: A historic property has integrity. It has a suf-
ficient percentage of key character-defining features and characteristics from its
period of significance which remain intact.
Step 3. Identify program requirements for the desired project: The
functional requirements for the property drive the work to be considered. If the
existing use will be maintained, then preservation will be the focus. If changes in
use are planned, then some degree of compatible alterations may be needed.
Step 4. Implement a treatment strategy: A permitted treatment strategy
will emerge once historic significance, integrity and program requirements have
been determined. A preservation project may include a range of activities, such
as maintenance of existing historic elements, repair of deteriorated materials, the
replacement of missing features and construction of a new addition.
Planning a Preservation Project
A successful preservation project shall consider the
significance of the historic resources, its key features,
and the project’s program requirements. The tables
and diagrams presented here and on the following
pages provide overall guidance for planning a preserva-
tion project.
Old Town Fort Collins Design Standards | June 2014 25
PREFERRED SEQUENCE OF ACTIONS
Selecting an appropriate treatment for a character-defining feature is important.
The method that requires the least intervention is always preferred. By following
this tenet, the highest degree of integrity will be maintained. The following treat-
ment options appear in order of preference. When making a selection, follow this
sequence:
Step 1. Preserve: If a feature is intact and in good condition, maintain it as such.
Step 2. Repair: If the feature is deteriorated or damaged, repair it to its historic
condition.
Step 3. Replace: If it is not feasible to repair the feature, then replace it in kind,
(e.g., materials, detail, finish). Replace only that portion which is beyond repair.
Step 4. Reconstruct: If the feature is missing entirely, reconstruct it from ap-
propriate evidence. If a portion of a feature is missing, it can also be reconstructed.
Step 5. Compatible Alterations: If a new feature (one that did not exist previ-
ously) or an addition is necessary, design it in such a way as to minimize the impact
on historic features. It is also important to distinguish a new feature on a historic
building from the historic features, in subtle ways.
For More Information
For more information regarding the treat-
ments for a historic resource please visit the
National Park Service web site:
http://www.nps.gov/history/hps/tps/standguide/index.
htm
If a feature is deteriorated or
damaged, repair it to its his-
toric condition.
26Project Planning a Preservation
A
C B or
D
E
WHICH AREAS ARE THE MOST SENSITIVE TO PRESERVE?
For most historic resources in the Old Town Historic District, the front wall is the most important to preserve intact. Alterations are rarely permitted. Many side
walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. The
rear wall is sometimes the least important (excepting free-standing landmarks, those along improved alleys or certain civic and industrial buildings), and alterations can
occur more easily without causing negative effects to the historic significance of the property.
Location A. Primary
Façade: Preservation
and repair of features in
place is the priority. This is
especially important at the
street level and in locations
where the feature is highly
visible.
Location B. Second-
ary Wall, Which Is
Highly Visible: Some
flexibility in treatment
may be considered with a
compatible replacement
or alteration.
Location C. Secondary
Wall, Which Is Not
Highly Visible: Preserva-
tion is still preferred;
however, a compatible
replacement or alteration
may be acceptable when it
is not visible to the public.
More flexibility in treat-
ment may be considered.
Location D. Highly
Visible Rear Wall:
This applies to many
cultural buildings of historic
significance, such as civic
buildings, improved alleys
and other landmarks that
are viewed “in the round”
or border a public space
such as a park. Preservation
and repair in place is the
priority.
Location E. Rear Wall
That Is Not Highly
Visible: A compatible
replacement or alteration
may be acceptable when
it is not visible to the
public. A higher level of
flexibility in treatment may
be considered.
Old Town Fort Collins Design Standards | June 2014 27
ALTERED HISTORIC
COMMERCIAL FACADE
The starting condition.
Missing Cornice
Historic Windows
Altered Storefront
DEVELOPING A PRESERVATION STRATEGY
The standards discuss a range of preservation options,
including reconstruction and replacement of features
in various ways. When applied to a building that is al-
ready altered, which would be the best approach? This
diagram outlines the approaches to consider in making
that decision.
When should I use this
treatment?
» There is substantial
alteration, making other
options difficult.
» There is less information
about the historic design.
» The context (the block
lacks a substantial number
of historic structures that
retain integrity) has more
variety.
» Financial assistance is not
a priority.
When should I use this
treatment?
» The building is part of the
fabric of the district.
» There is less information
available about the
historic design.
» A phased project is
planned.
» To receive some financial
assistance.
When should I use this
treatment?
» The building is highly
significant.
» There is good historical
information about the
design.
» The needed materials and
craftsmen are available.
» The context has many
intact historic buildings.
» To receive the most
financial assistance.
Approach 3:
Rehabilitation
(contemporary
interpretation)
Approach 1:
Accurate Restoration
4
Approach 2:
28Project Planning a Preservation
Historic building remodel. Interim improvements to the building included
removing the canopy, providing a new sign and
painting the stucco covering.
A later rehabilitation effort included remov-
ing the stucco, reconstructing the cornice and
installing a new storefront system.
4 4
PHASING PRESERVATION PROJECTS
In some cases, a property owner may wish to make
interim improvements, rather than execute a complete
rehabilitation of a historic property. This work shall be
planned such that it establishes a foundation for future
improvements that will further assure continued use
of the property and retain its historic significance. For
example, a simplified cornice element may be installed
on a commercial storefront, in lieu of reconstructing
the historic design, with the intent that an accurate
reconstruction would occur later.
Plan interim improvements to retain
opportunities for future rehabilitation
work that will enhance the integrity of
a historic property.
› Preserve key character-defining features while
making interim improvements.
› Interim improvements that would foreclose op-
portunities for more extensive rehabilitation in
the future are not permitted.
BEALS & REED BLOCK Address: 160 North College Avenue
Old Town Fort Collins Design Standards | June 2014 29
Case studies
CASE STUDIES
Numerous rehabilitation projects have been suc-
cessfully completed since the adoption of the design
standards. Some examples appear in this section. They
include “before and after” pairings. Some of these in-
clude photographs from the early years when this was
the center of commerce. Then, images from the 1970s
and 1980s document interim conditions, when many
buildings had been altered. Finally, more recent photo-
graphs, generally from 2013, illustrate the progressive
rehabilitation and continuing revitalization of the area.
These case studies demonstrate the benefits of the
on-going stewardship of the historic resources in the
district, and of the positive effects that local historic
district designation has had. They further demonstrate
successful solutions for many of the design topics ad-
dressed in this standards document.
WALNUT STREET BLOCK Address: 200 block of Walnut Street, north side
In the upper photos (ca.
1981), storefronts have been
altered, upper story windows
have been reduced in size and
new materials obscure historic
masonry.
In the lower photo, windows
and storefronts are restored,
and historic brick facades are
revealed.
4
8 8
30Project Planning a Preservation
AVERY BLOCK Address: 100 block of North College, 100 block of Linden Street
An early image of the Avery Block exhibits a distinctive line of ground level storefronts. In 1981, storefronts had been altered, and the distinctive mid-belt cornice line was
obscured.
In 2013, a reconstructed cornice reestablished a distinctive hori-
zontal feature, and awning once more reflect the dimensions of
each storefront bay.
4 4 4 4
8
Old Town Fort Collins Design Standards | June 2014 31
ANTLERS BLOCK Address: 200 block of Linden Street, east side
An early view of the Antlers hotel and associated buildings in its block
demonstrates a variety in building heights, but a sense of continuity is
established by the horizontal alignment of storefront level moldings and
second story cornices.
In 1981, many historic features remain, but minor alterations have
occurred, and some details are obscured by monochromatic paint
schemes.
One of the buildings has been rehabilitated in this image and modifica-
tions have occurred on other buildings.
After rehabilitation (photo: 2013), buildings have been adapted to new
uses while the key, character-defining features that contribute to their
historic significance have been preserved.
4
4 8
4 8
32Project Planning a Preservation
LINDEN STREET Address: 200 block of Linden Street, west side
The northern end of the Linden Street block in 1980
appears with several storefronts missing, and a mono-
chromatic paint scheme diminishes one’s perception of
the distinctive architectural details.
A close-up view of the storefront at
252 Linden, in 1980 shows the miss-
ing storefront.
After rehabilitation in the mid-1980s, many storefronts have
been reconstructed. Architectural details are highlighted with
contrasting color schemes. The left-most storefront remains
altered, but other features on this facade have been pre-
served.
In 2013, awnings and signs have been added, and color schemes
have changed. This demonstrates the ongoing adaptive use of these
properties, while preserving their historic significance.
In the mid-1980s, after the store-
front has been reconstructed.
4 4
4
8
8
Old Town Fort Collins Design Standards | June 2014 33
THE MCPHERSON BLOCK Address: 100 block of Linden Street, west side
Ca. 1980, Black’s Glass, with a missing mid-belt molding, and historic storefront altered. The transom also is covered, changing the
proportions of the ground level.
In 2013, storefronts and the
midbelt molding are recon-
structed.
4
8 8
34Project Planning a Preservation
OLD FIRE STATION AND CITY HALL Address: 200 block Walnut Street, north side
The old city hall and fire station occupied two buildings side-
by-side on Walnut Street. A distinctive arch identified the door
for fire engines.
In 1980, the two buildings appear as one metal
clad facade. The storefront for city hall has
been removed, and the doorway for fire engines
has been widened.
At the beginning of rehabilitation in the early
1980s, damage to the historic masonry is vis-
ible. The hose tower also is missing.
Lower left:
Shortly after rehabilitation, reconstructed cornices and storefront
are visible. A more contemporary storefront, using dark metal
components, is used in the historic fire engine entry, to signify
that this is a later alteration. The tower also is reconstructed.
Lower right:
In 2012, awnings and signs have changed, but the key features
of the building remain intact, demonstrating the continuing use
of this historic resource.
4 4
8 8
Old Town Fort Collins Design Standards | June 2014 35
J.L.HOHNSTEIN BLOCK Address: 220 East Mountain Avenue
An early view of the Hohnstein
block documents the tall first floor
and the distinctive masonry arch
details on the upper floor.
In 1980, metal cladding obscures most of the key
character-defining features of the building front.
In the early 1980s, the initial reha-
bilitation revealed key features of
the facade.
Almost 30 years later, in 2013, the building continues to be in active service. An outdoor dining area
reflects a new use, but is designed to remain visually subordinate to the historic building. Note the
historic sign on the side wall.
4
8 4
36Project Planning a Preservation
MILLER BLOCK Address: 11 Old Town Square
In 1979, wood paneling obscures historic storefronts.
Shortly after construction of the plaza in Old Town Square, (ca. 1985), new awnings define
the dimensions of individual storefront bays.
In 2013, key features remain preserved. Different awning
colors distinguish individual businesses while retaining the
overall visual continuity of the building.
In this early photo, the Miller building stands as a signature building at Linden and Walnut
streets; diagonally from the Linden Hotel.
4 4
8
Old Town Fort Collins Design Standards | June 2014 37
In this early photo, the Linden Hotel stands as the signature
building at the corner of Linden and Walnut Streets
In 1980s, historic masonry is covered with a cementatious
plaster and the storefronts have been altered. Some upper
story windows have been blocked up.
Again in the early 1980s, the Linden in an altered state. The Sal-
vation Army and Reed and Dauth buildings are to the right.
In 2013, the Linden is
once more the icon for
Old Town Fort Collins.
THE LINDEN HOTEL Address: 201 Linden Street
4
8
8
38Project Planning a Preservation
Designing in Context
District-wide
Block
Immediate
Surroundings
A fundamental principle of the design standards is that projects shall be planned to be compatible
with the context. This is especially relevant to the design of an addition or new building.
Levels of Context Consideration
Context shall be considered at these levels:
› District-wide – in terms of the qualitative features, such as the orientation of the street,
alley, street wall, buildings and features
› The block – which focuses on the collection of buildings, sites and structures in the area
› Immediate surroundings – properties adjacent to, facing or overlooking a specific site
Note: The contexts are highlighted in white and the mock project area is identified with a heavy
black line.
Old Town Fort Collins Design Standards | June 2014 39
Historic Architectural Styles
The Architectural Style descriptions will assist the City
in determining which features are key to a property’s
significance. Note that styles are rarely “pure” in form,
and a wide range exists within individual styles. Please
see the Appendix for a description of the Architectural
Styles found in the Old Town Historic District.
The majority of the buildings styles found in the Old
Town Historic District are shown here.
Nineteenth-Century Commercial, Richardsonian Romanesque Early Twentieth - Century Commercial, single storefront.
architectural style
Nineteenth-Century Commercial, Italianate architectural style
that is fifty feet or more with multiple entrances.
Historic Architectural Styles
Information about Fort Collins’s historic architec-
tural styles is available from a number of sources,
including:
› The City of Fort Collins Historic Preservation
Division
› City of Fort Collins, Central Business District
Development and Residential Architecture,
Historic Contexts, November 1992
› A Cultural Resources Inventory of The Old Fort
Site, Fort Collins, Colorado, June 2002
› See History Colorado web link at:
http://www.historycolorado.org/archaeologists/
colorados-historic-architecture-engineering-web-
guide
See also the following reference book:
› What Style is it? A Guide to American Architec-
ture. John C. Poppeliers, S. Allen Chambers,
Jr., Nancy B Schwartz. Historic Building
Survey, National Park Service, US Depart-
ment of the Interior. 1983
› Visual Dictionary of Architecture. Francis D.K.
Ching. John Wiley & Sons, Inc. 1995
› A Field Guide to American Houses. Virginia &
Lee McAlester. New York, Alfred A. Knopf.
1984
4 4
4
40Project Planning a Preservation
Overarching Preservation Principles
The following design principles apply to all historic
properties and will be used when evaluating the
appropriateness of related work:
2 .1 Respect the historic character of a
property.
› The basic form and materials of a building, as
well as architectural details, are a part of the
historic character.
› Don’t try to change the style of a historic re-
source or make it look older than its actual age.
› Confusing the character by mixing elements of
different styles or periods can adversely affect
the historic significance of the property.
2.2 Seek uses that are compatible
with the historic character of the
property.
› Converting a building to a new use different
from the historic use is considered to be an
“adaptive reuse,” and is a sound strategy for
keeping an old building in service. For example,
converting a residential structure to offices is
an adaptive use. A good adaptive use project
retains the historic character of the building
while accommodating a new function.
› Every effort shall be made to provide a compat-
ible use for the building that will require minimal
alteration to the building and its site.
Protect and maintain significant features and stylistic elements.
› Changes in use requiring the least alteration
to significant elements are preferred. In most
cases designs can be developed that respect
the historic integrity of the building while also
accommodating new functions.
2.3 Protect and maintain significant
features and stylistic elements.
› Distinctive stylistic features and other examples
of skilled craftsmanship shall be preserved. The
best preservation procedure is to maintain
historic features from the outset to prevent the
need for repair later. Appropriate maintenance
includes rust removal, caulking and repainting.
› These features shall not be removed.
2.4 Repair deteriorated historic features
and replace only those elements
that cannot be repaired.
› When necessary, upgrade existing materials,
using recognized preservation methods. If disas-
sembly is necessary for repair or restoration,
use methods that minimize damage to historic
materials and facilitate reassembly.
4
DESIGN STANDARDS FOR THE
TREATMENT OF HISTORIC RESOURCES
III
Old Town Fort Collins Design Standards | June 2014 43
Design Standards for the Treatment of Historic Resources
Architectural details help convey the significance
of historic properties, and shall be preserved.
The method of preservation that requires the
least intervention is expected.
For More Information
See web link to Preservation Brief 17:
Architectural Character - Identifying the
Visual Aspects of Historic Buildings as
an Aid to Preserving Character.
http://www.nps.gov/tps/how-to-
preserve/briefs/17-architectural-
character.htm
The City seeks to preserve the historic integrity of
properties of historic significance in the Old Town
Historic District. This means employing best practices
in property stewardship to maintain the key character-
defining features of individual historic resources, as
well as maintaining the context in which they exist.
This section provides standards for the treatment of
historic properties in Old Town. It focuses on the
rehabilitation and maintenance of character-defining
features of each individual contributing property as
well as the district as a whole. The standards in this
section do not apply to new construction.
The standards translate the general principles for
historic preservation outlined in the preceding chapter
to the treatment of individual building features and
components that are found typically in the district.
ARCHITECTURAL DETAILS
Architectural details help convey the historic and
architectural significance of historic properties, and
shall be preserved. The method of preservation that
requires the least intervention is expected.
3.1 Maintain significant architectural
details.
› Retain and treat exterior stylistic features and
examples of skilled craftsmanship with sensitiv-
ity.
› Employ preventive maintenance measures such
as rust removal, caulking and repainting.
4 4
4
4 4
44Resources Design Standards for the Treatment of Historic
Historic Architectural Details
Typical historic architectural details to preserve
include:
› Cornices and eaves
› Moldings and brackets
› Windows and doors and surrounds
› Modillions and other surface ornamenta-
tion
› Columns
› Storefronts
› Please see the Architectural Styles section
in the Appendix.
3.2 Repair , rather than replace,
significant architectural details if
they are damaged.
› Do not remove or alter distinctive architec-
tural details that are in good condition or
that can be repaired.
› Document the location of a historic feature that
must be removed to be repaired so it may be
repositioned accurately.
› Patch, piece-in, splice, consolidate or otherwise
upgrade deteriorated features using recognized
preservation methods.
› Minimize damage to historic architectural de-
tails when repairs are necessary.
› Protect significant features that are adjacent to
the area being worked on.
Retain and treat exterior stylistic features and examples of
skilled craftsmanship with sensitivity.
Maintain significant
architectural details,
including: projecting
cornices, masonry
patterns, decorative
moldings, double-hung
wood windows and
other decorative fea-
tures.
4
4
Document the location of a
historic feature that must be
removed and repaired so it
may be repositioned accu-
rately.
4
Patch, piece-in, splice, con-
solidate or otherwise upgrade
deteriorated features using
recognized preservation meth-
ods.
4
For More Information
See web link to Preservation Brief 27: The Mainte-
nance and Repair of Architectural Cast Iron
http://www.nps.gov/tps/how-to-preserve/
briefs/27-cast-iron.htm
and
Old Town Fort Collins Design Standards | June 2014 45
3.3 Reconstruct an architectural feature
accurately if it cannot be repaired.
› Use a design that is substantiated by physical or
pictorial evidence to avoid creating a misrepre-
sentation of the building’s history.
› Use the same kind of material as the historic
detail. However, an alternative material may be
considered if it:
› Has proven durability
› Has a size, shape, texture and finish that
conveys the visual appearance of the his-
toric feature.
› Is located in a place that is remote from
view or direct physical contact
› Do not add architectural details that were not
part of the historic structure. For example,
decorative millwork shall not be added to a
building if it was not a historic feature as doing
so would convey a false history.
The rehabilitation of the Reed and Dauth building included reconstruction of missing features.
Using historic photographs, a cornice was constructed to match the historic in character. An alter-
native material (wood) was used instead of the historic metal.
Before rehabilitation (ca. 1980) During rehabilitation (ca. 1982)
The rehabilitated Reed and Dauth building, 223 Linden Street (2013)
During rehabilitation (ca. 1982)
4
46Resources Design Standards for the Treatment of Historic
These buildings demonstrate a successful reconstruction of a missing cornice.
See the image above for the historic condition. Loomis Building, 213-217 Linden
Street
4
Use historic photos as a source for reconstructing a missing
detail.
Interim image of missing cornice.
8
Old Town Fort Collins Design Standards | June 2014 47
MATERIALS AND FINISHES
Historic materials shall be preserved in place. If the
material is damaged, limited replacement to match
the historic should be considered. Historic building
materials shall never be covered or subjected to harsh
cleaning treatments. Preserving historic building mate-
rials and limiting replacement to only pieces which are
deteriorated beyond repair also reduces the demand
for, and environmental impacts from, the production
of new materials and therefore supports the city’s
sustainability objectives.
3.4 Maintain historic building materials.
› Protect historic building materials from dete-
rioration (see “Maintaining Historic Materials”
at right for information on treating different
types of materials).
› Do not remove historic materials that are in
good condition.
› Use a low pressure water wash if cleaning is
permitted. Chemical cleaning may be consid-
ered if a test patch does not have a negative
effect on the historic fabric (test patch shall be
reviewed by City preservation department).
› Do not use harsh cleaning methods, which
can inhibit the function and/or appearance of
the historic material, (such as sandblasting,
which can damage its protective coating.)
Maintaining Historic Materials
Primary historic building
materials include masonry
(brick, mortar, stone, and
concrete), wood and metal.
These shall be preserved
and repaired.
4
Appropriate treatments to protect specific materi-
als from deterioration include:
Masonry
› Maintain the natural water-protective layer
(patina).
› Do not paint, unless it was painted historically
(this can seal in moisture, which may cause
extensive damage over time).
› Re-point deteriorated masonry mortar joints
with mortar that matches the strength, com-
position, color and texture of the historic
material.
Wood
› Maintain paint and other protective coatings
to retard deterioration and ultraviolet dam-
age.
› Provide proper drainage and ventilation.
Metal
› Maintain protective coatings, such as paint,
on exposed metals.
› Provide proper drainage.
Do not use harsh cleaning methods, such
as sandblasting, which can damage his-
toric materials.
48Resources Design Standards for the Treatment of Historic
3.5 Repair historic building materials
when needed.
› Repair deteriorated building materials by patch-
ing, piecing-in, consolidating, or otherwise
reinforcing the material.
› Replace only those materials that are deterio-
rated, and beyond reasonable repair.
3.6 Replace historic building materials
in kind.
› Use the same material as the historic material
to replace damaged building materials.
› Also use historic materials to replace damaged
building materials on a non-primary façade.
› Replace only the amount of material that is
beyond repair.
› Use only replacement materials that are similar
in scale, finish and character to the historic
material.
› Use only replacement materials with proven
durability.
› Do not replace building materials, such as
masonry and wood siding, with alternative or
imitation materials, unless no other option is
available.
Repair deteriorated building materials, when needed.
4
Alternative or
replacement materi-
als shall match the
style and detail of
the historic fabric
and be durable in
the local climate,
such as these cast
concrete details
that replace missing
stone features.
4
For More Information
See web link to Preservation Brief 16: The Use of
Substitute Materials on Historic Building Exteriors.
http://www.nps.gov/tps/how-to-preserve/
briefs/16-substitute-materials.htm
Typical Materials
Typical historic building materials used in Old Town
Fort Collins include:
» Masonry
› Brick
› Stone
› Terra Cotta
› Poured Concrete
› Pre-cast Concrete
» Wood
» Metal
› Cast iron,
› Copper
› Sheet metal
Understanding the character of these materials
and the patterns they create is essential to their
Old Town Fort Collins Design Standards | June 2014 49
3.7 Preserve the visibility of historic
materials.
› Consider removing later covering materials that
have not achieved historic significance.
› Once a non-historic material is removed, repair
the historic, underlying material.
› Do not cover or obscure historic building ma-
terials.
› Do not add another layer of new material if a
property already has a non-historic building
material covering the historic material.
Consider removing later covering materials that have not achieved historic significance (left) to reveal the underlying historic materials
(right).
8 4
For More Information
See web link to Preservation Brief 1: Assessing
Cleaning and Water-Repellent Treatments for Historic
Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/1-
cleaning-water-repellent.htm
See web link to Preservation Brief 2: Repointing
Mortar Joints in Historic Masonry Buildings
http://www.nps.gov/tps/how-to-preserve/briefs/2-
repoint-mortar-joints.htm
50Resources Design Standards for the Treatment of Historic
WINDOWS
Historic windows help convey the significance of
historic structures, and shall be preserved. They can
be repaired by re-glazing and patching and splicing
elements such as muntins, the frame, sill and casing.
Repair and weatherization also is often more energy
efficient, and less expensive, than replacement. If a his-
toric window cannot be repaired, a new replacement
window shall be in character with the historic building.
3.8 Maintain and repair historic
windows.
› Preserve historic window features including
the frame, sash, muntins, mullions, glazing, sills,
heads, jambs, moldings, operation and group-
ings of windows.
› Repair and maintain windows regularly, includ-
ing trim, glazing putty and glass panes.
› Repair, rather than replace, frames and sashes.
› Restore altered window openings to their his-
toric configuration.
Historic Window Components
Window components include:
› Sash
› Frame
› Number of lights (panes)
› Shutters
› Security Devices (bars and screens)
› Insect screens
› Storm windows
4 4
4
Before rehabilitation: upper story windows in need of repair. After rehabilitation: repaired windows.
8
Old Town Fort Collins Design Standards | June 2014 51
3.9 Replace a historic window with a
matching design if repair is not
possible.
› Replace with the same material.
› Match the appearance of the historic window
design (i.e., if the historic is double-hung, use a
double-hung replacement window).
› Maintain the historic size, shape and number of
panes.
› Match the profile of the sash, muntin and its
components to the historic window, including
the depth of the sash, which may step back to
the plane of the glass in several increments.
› Use clear window glazing that conveys the vi-
sual appearance of historic glazing (transparent
low-e glass is preferred).
› Do not use vinyl and unfinished metals as win-
dow replacement materials.
› Do not use metallic or reflective window glaz-
ing.
› Do not reduce a historic opening to accom-
modate a smaller window or increase it to
accommodate a larger window.
4
Before rehabilitation: historic windows are missing. After rehabilitation: historic openings are restored.
8
52Resources Design Standards for the Treatment of Historic
Alternative Window Material
If it is not possible to match the historic design and
materials of a window, then an alternative design
may be considered in the following locations:
› On a non-primary façade, accessory build-
ing or addition
› On a primary façade if no other option is
available
Alternative window designs shall:
› Match the general profile and details of the
historic window.
› Use materials that match the historic ap-
pearance in dimension, profile and finish.
Match the appearance of a historic
window design (i.e., if the historic
is double-hung, use a double-hung
replacement window, or a window
that appears to be double-hung).
Replace historic windows (top) with a matching design (bottom),
if repair is not possible.
4
Do not reduce a historic opening to accommodate a smaller win-
dow or increase it to accommodate a larger window.
8
4 8
Old Town Fort Collins Design Standards | June 2014 53
3.10 Use special care when replacing a
window on a primary façade.
› Give special attention to matching the historic
design and materials of windows located on the
façade.
› Also, match the historic design when replacing a
window located on a secondary wall.
3.11 Design a storm window to minimize
its visual impacts.
› If a window did not historically have a storm
window, place a new storm window internally
to avoid exterior visual impacts.
› Use storm windows designed to match the
historic window frame if placed externally.
› Use insect screens with painted wooden frames
where wood windows exist.
3.12 Restore a historic window opening
that has been altered.
› Restore a historic window opening that previ-
ously existed.
› Place a new window to fit within the historic
opening.
Place storm windows internally to
avoid exterior visual impacts (right).
Use storm window inserts designed
to match the historic frame if placed
externally (left).
4
Preserve the size and proportion of a historic window opening.
8 4
For More Information
See web link to Preservation Brief 9: The Repair of
Historic Wooden Windows
http://www.nps.gov/tps/how-to-preserve/briefs/9-
wooden-windows.htm
See web link to Preservation Brief 13: The Repair and
Thermal Upgrading of Historic Steel Windows
http://www.nps.gov/tps/how-to-preserve/
briefs/13-steel-windows.htm
See web link to window retrofit article from the
National Trust for Historic Preservation web site
http://www.preservationnation.org/who-we-are/
press-center/press-releases/2012/new-windows-
study.html
Web link to window treatments National Park
Service Tech Notes. Scroll down page to window
to secure links
http://www.nps.gov/tps/how-to-preserve/tech-
notes.htm
54Resources Design Standards for the Treatment of Historic
3.13 When necessary, locate and design
a new window opening to preserve
the overall rhythm and arrangement
of windows on a secondary building
wall.
› Locate a new window opening to match the
general arrangement of historic windows in a
building wall.
› Design a new window opening to match historic
window proportions on the same façade.
3.14 Enhance the energy efficiency of
historic windows and doors.
› Make the best use of historic windows; keep
them in good repair and seal all the leaks.
› Maintain the glazing compound regularly.
Remove old putty with care.
› Place a storm window internally to avoid the
impact upon external appearance.
› Use storm windows designed to match the
historic window frame if placed externally.
Double-hung windows found in many historic structures
allow for transferring cool air in and warm air out during
the summer months.
Old Town Fort Collins Design Standards | June 2014 55
DOORS AND ENTRIES
The design, materials and location of historic doors
and entries help establish the significance of a historic
structure and shall be preserved. When a new door is
needed, it shall be in character with the building.
3.15 Maintain a historic primary
entrance.
› Preserve historic and decorative features,
including door frames, sills, heads, jambs, mold-
ings, detailing, transoms and flanking sidelights.
› Do not alter the historic size and shape of a
historic door opening.
› Do not change the historic locations of door
openings on primary façades.
› Do not add a new door opening on a primary
façade.
› Do not enclose transoms or sidelights.
3.16 Repair or replace a damaged door
to maintain its general historic
appearance.
› Use materials that are similar to that of the
historic door.
› When replacing a historic door on a primary
façade, use a design that is similar to the historic
door.
› When replacing a historic door on a non-
primary façade, use a design that is in character.
Historic Door and Entry Components
Historic door and entry features include:
› Door Detailing
› Sills
› Surround
› Transoms
› Heads
› Threshold
› Moldings
› Jambs
› Landing (i.e., mosaic tiles)
› Flanking sidelights
› Hardware
Maintain a historic primary entrance design.
The design, materi-
als and location of
historic doors and
entries help establish
the significance of a
historic structure and
shall be preserved.
4
4
56Resources Design Standards for the Treatment of Historic
3.17 Locate and design a new door and
entry to preserve the historic
composition.
› Locate a new door to be consistent with the
historic architectural style of the structure.
› Design a new door or entry to match historic
door proportions.
Design a new door or entry to match historic door proportions.
4 4
Old Town Fort Collins Design Standards | June 2014 57
COMMERCIAL STOREFRONTS
A historic commercial storefront is a key defining
feature of a historic commercial building and shall be
preserved. A historic storefront is usually framed by
masonry side walls and a horizontal cornice or lintel
above the storefront windows. The space within is
highly transparent, including large transom windows
over the display windows. A store entrance is usually
recessed behind the plane of the façade and the cornice
or lintel separates the storefront from upper floors.
Preserving significant historic storefronts and recon-
structing altered or missing storefront features is a key
goal. Researching archival materials such as historic
photos and building plans can be helpful in understand-
ing the role of the storefront and its relationship to
the street.
3.18 Maintain and repair a historic
commercial storefront.
› Maintain interest for pedestrians by maintaining
an active street level storefront.
› Preserve the storefront glass if it is intact.
› Repair historic storefront elements by patching,
splicing, consolidating or otherwise reinforcing
the historic materials.
› Do not alter the size and shape of a storefront
opening.
› Do not use reflective, opaque or tinted glass.
› Do not remove or enclose a transom.
› Retain the relationship of the storefront to the
sidewalk.
3.19 Replace storefront features to
match historic features if necessary.
› Use traditional materials such as masonry and
wood.
› If using traditional materials is not possible, use
compatible substitute materials that are similar
in scale, finish and character to the historic
material, and have proven durability in the local
climate.
› Use historical documentation to guide the
design of replacement features, or design
simplified versions of similar elements seen on
nearby historic properties, if no documentation
is available.
› Expose historic storefront elements that have
been covered by modern siding or other ma-
terials.
4
Before rehabilitation: historic storefront
components survive. (ca. 1980)
After the initial rehabilitation
storefront components are
retained. (ca. 1982)
Storefront components continue to be pre-
served. (2013)
For More Information
See web link to Preservation Brief 11: Rehabilitating
Historic Storefronts
http://www.nps.gov/tps/how-to-preserve/
58Resources Design Standards for the Treatment of Historic
3.20 Reconstruct a missing storefront
to match the character, scale and
materials of the historic.
› Use historical documentation to guide the
design of the reconstruction.
Traditional Commercial Storefront Features
Historic commercial storefronts typically feature a tall ground floor level while
upper stories have shorter floor-to-floor heights. The key character-defining
features of a commercial storefront are:
Molding or Lintel
Transom
Display Window
Bulkhead/Kickplate
Recessed Entry
Engaged Column or Pilaster
Contemporary Storefront Designs
When a historic storefront is largely missing, it
may be appropriate to design a replacement that
is a contemporary interpretation of a traditional
storefront. A contemporary replacement design
shall:
› Promote pedestrian interest and an active
street-level façade
› Use high-quality, durable materials that
are similar in type and scale to traditional
materials
› Be located within the historic structural
frame of sidewalls and lintel or cornice that
spaces the storefront opening
› Convey the characteristics of typical his-
toric storefronts
› Include traditional storefront elements
such as a bulkhead and transom
› Maintain the transparent character of the
display windows
› Provide a recessed entry
› Use a simple and relatively undecorated
design
› Relate to traditional elements of the façade
above
› Preserve early storefront alterations that
have become historically significant
3.21 A simplified or contemporary
interpretation of a traditional
storefront may be considered where
the historic storefront is missing
and no evidence of it exists.
› Where the historic is missing and no evidence
of the historic storefront exists, a new design
that uses traditional features of a storefront is
permitted.
› The new design shall continue to convey the
design character and materials of typical com-
mercial storefronts. This includes the transpar-
ent character of the glass.
› Use simple color combinations (see “Permitted
Color Combinations for a Commercial Store-
front” on page 61 for more information).
4
Old Town Fort Collins Design Standards | June 2014 59
HISTORIC ROOFS
Many roofs in the Old Town Historic District are flat and
are concealed from view, where changes may not affect
the integrity of the structure. For those that are visible,
the form, shape and significant materials of a historic roof
help define the character of a historic structure as it is
perceived from the public way and shall be preserved.
3.22 Preserve the historic roofline on a
historic structure.
› Maintain the perceived line and orientation of
the roof as seen from the street.
3.23 Maintain and repair historic roof
materials.
› Preserve decorative elements, including crests
and chimneys.
› Retain and repair roof detailing, including gut-
ters and downspouts.
EXPOSED HISTORIC FOUNDATIONS
A historic building foundation contributes to the charac-
ter of a historic structure and shall be preserved.
Altering or replacing historic foundation walls is discour-
aged. However, it may be necessary to replace historic
foundation walls with compatible new materials where
the historic foundation is deteriorated beyond repair.
3.24 Maintain and repair a historic
foundation.
› Re-point historic masonry foundations to match
the historic design.
› Design landscaping and other site features to
keep water from collecting near the foundation.
› Do not cover a historic foundation with newer
siding material.
› Do not install windows, window wells or an
access door on the front façade of a historic
foundation.
Historic Roof Features
Historic roof features to maintain include:
› Parapet profile
› Historic height and profile.
› Historic materials
› Historic skylights
› Parapet crests
Maintenance Tips:
› Look for breaks or holes in the roof surface
and check the flashing for open seams.
› Watch for vegetation, such as moss and
grass, which indicates accumulated dirt and
retained moisture.
› Patch and replace areas with damaged roof
material (often, repairing a roof can be much
less expensive than complete replacement).
60Resources Design Standards for the Treatment of Historic
3.25 Replace a foundation wall using new
material that is similar in character
to the historic foundation.
› For example, if a stone foundation must be
replaced, a material that conveys the scale and
texture of the historic fabric may be considered.
› Use materials and details that resemble those
used in foundations on similar nearby historic
properties.
› Do not increase the height of the structure
when replacing a foundation wall as it will alter
the alignment of historic façades along the block
and its relationship to other details on the build-
ing.
LOADING DOCKS
Historic loading docks are important character-
defining features of some commercial and industrial
buildings and shall be preserved. These features also
influence the perceived scale of the structure. Altering,
enclosing, or removing a historic loading dock is not
allowed. Loading docks on the rear of a building are
important to the character of a property.
3.26 Maintain and repair a historic
loading dock.
› Maintain the historic location and form of a
loading dock.
› Maintain and repair loading dock components
and details, such as a canopy or railing.
COLOR
Choosing the right combination of colors for a historic
rehabilitation project can unify building elements with
the façade and highlight important architectural detail-
ing. Paint color selection shall be appropriate to the
architectural style and complement the building and
its surroundings. Using the historic color scheme is an
option, but new schemes that are compatible are also
permitted.
3.27 Retain historic colors.
› Retain the historic or early color and texture of
masonry surfaces.
› Retain historic coatings such as paint that help
protect exterior materials from moisture and
ultraviolet light.
› Do not strip paint or other coatings to reveal
bare wood.
› Do not paint unpainted masonry and architec-
tural metals.
› Do not use destructive paint removal methods
such as propane or butane torches, sandblasting
or water blasting which can irreversibly damage
historic materials.
Preserve traditional loading docks.
4
For More Information
See web link to Preservation Brief 10: Exterior Paint
Problems on Historic Woodwork
http://www.nps.gov/tps/how-to-preserve/
briefs/10-paint-problems.htm
Old Town Fort Collins Design Standards | June 2014 61
3.28 Use a color scheme that is compatible
with the historic character of the
structure.
› Restore historic paint colors and finishes to the
extent reasonable to highlight the structure’s
historic appearance.
› Repaint with colors that are appropriate to the
period of historic significance of the building
and district. Color selection shall be based on
historic paint analysis of the historic layers of
paint or appropriate historic research.
› Use color schemes that are simple in character
(generally one to three accent colors for trim
elements).
› Seek professional advice and properly prepare
surfaces before painting.
Permitted Color Combinations for a
Commercial Storefront
Three colors are generally sufficient to highlight a
commercial storefront.
Base Color. This appears on the upper wall and
frames the storefront. The major expanses on a
storefront will be painted this color.
Major Trim. This defines the decorative elements
of the building and ties the upper façade trim with
the storefront. Elements include:
› Building and storefront cornice
› Window frames, sills and hoods
› Storefront frames, columns, bulk-heads and
canopies.
Minor Trim. This is intended to enhance the
color scheme established by the base and major
trim colors and may be used for window sashes,
doors and selective details.
62Resources Design Standards for the Treatment of Historic
EXISTING ADDITIONS
Some existing additions may have become historically
significant in their own right. Unless the building is
being accurately restored to an earlier period of sig-
nificance, additions that have taken on significance shall
be preserved. However, more recent additions may
detract from the character of the building and could be
considered for modification or removal.
3.29 Preserve an older addition that has
achieved historic signif icance in its
own right.
› Respect character-defining building components
of a historically-significant addition.
› Do not demolish a historically-significant addi-
tion.
3.30 Consider removing an addition that
is not historically significant.
› Ensure that the historic fabric of the primary
structure is not damaged when removing these
features.
NEW ADDITIONS AND ACCESSORY
STRUCTURES
A new addition or accessory structure that is compat-
ible with the historic building and surrounding historic
context may be permitted. It is important to consider
its design and placement, as well as its relationship to
the surrounding historic context. The design standards
for new construction also apply to the design of a new
addition or accessory structure.
3.31 Design an addition or accessory
structure to be compatible with the
historic structure.
› Design an addition or accessory structure to
be visually subordinate to the historic building
(It shall not replicate the design of the historic
building.)
› Use materials that are of a similar color, tex-
ture, and scale to materials in the surrounding
historic context.
› Design an addition or accessory structure to be
compatible with the scale, massing and rhythm
of the surrounding historic context.
› Incorporate windows, doors and other open-
ings at a consistent solid-to-void ratio to those
found on nearby historic buildings.
› Use simplified versions of building components
and details found in the surrounding historic
context. This may include: a cornice; a distinc-
tive storefront or main door surround; window
sills or other features.
› Do not use replicas of historic building components
and details that would convey a false history or that
would draw undue attention to the addition.
4
For More Information:
See web link to Preservation Brief 14: New Exterior
Additions to Historic Buildings: Preservation Concerns
http://www.nps.gov/tps/how-to-preserve/
briefs/14-exterior-additions.htm
Old Town Fort Collins Design Standards | June 2014 63
3. 32 Design an addition or secondary
structure to be subordinate to the
historic building.
› Place an addition or secondary structure to the
side or the rear of the historic structure.
› Place a rooftop or upper-story addition to the
rear to minimize visual impacts from public
streets.
› Do not locate an addition on a primary façade.
3. 33 Differentiate an addition from the
historic structure.
› Use changes in material, color and/or wall plane.
› Use a lower-scale connecting element to join an
addition to a historic structure.
› Use contemporary architectural styles or mate-
rials in an addition or a simplified version of the
architectural style.
3. 34 Do not try to make an addition or
secondary structure appear older
than it is.
› Do not replicate historic details; use simplified
versions.
3.35 Do not damage the historic fabric
of the historic building when adding
an addition.
› Do not damage or obscure significant architec-
tural features of the historic building.
Locating an Addition to a Historic
Commercial Structure
An addition to a historic commercial structure
shall be subordinate to, and differentiated from, the
historic structure as illustrated below.
Historic
Structure
The one and two-
story commercial
building illustrated
at right are historic.
Historic
Structures
Rear Addition
The rear addition
illustrated at right is
appropriate.
Rear
Addition
4
Rooftop Addition
The rooftop
addition illustrated
at right is appropri-
ate because it is set
back from the front
façade.
Rooftop
Addition
4
Appropriate addition to the rear of a contrib-
uting structure.
64Resources Design Standards for the Treatment of Historic
Planning for Energy Efficiency
PLANNING FOR ENERGY EFFICIENCY
These standards address maintaining and improving
resource and energy efficiency in a historic building, as
well as methods for approaching energy conservation
and generation technologies. The standards in this
section apply to projects involving historic buildings.
Other sustainability standards throughout this docu-
ment will also apply.
Objectives for historic preservation and community
sustainability are often in alignment. Follow these basic
steps when considering a rehabilitation project for
energy efficiency:
Step 1: Establish Project Goals.
Develop an overall strategy and project goals for
energy efficiency to maximize the effectiveness of
a project. This will establish a broad view that can
help place individual actions into context. Focus on
minimizing use of resources and energy, minimizing
negative environmental impacts, and retaining the his-
toric integrity of a property. Strategies shall maximize
the inherent value of the historic resource prior to
considering alterations or retrofitting with new energy
generation technology.
Step 2: Maintain Building Components in
Sound Condition.
Maintaining existing building fabric reduces negative
environmental impacts. Re-using a building preserves
the energy and resources invested in its construction,
and removes the need for producing new construction
materials.
Step 3: Maximize Inherent Sustainable
Qualities.
Typically, historic buildings in the Old Town Historic
District were built with resources and energy efficiency
in mind. Construction methods focused on durability
and maintenance, resulting in individual building fea-
tures that can be repaired if damaged, thus minimizing
the use of materials throughout the building’s life cycle.
Buildings were also built to respond to local climate
conditions, integrating passive and active strategies for
year-round interior climate control, which increase
energy efficiency. Passive strategies typically include
building orientation and features such as roof over-
hangs and windows to provide both natural day lighting
as well as management of solar heat gain. Active strate-
gies typically include operable building features such as
awnings and double-hung and transom windows.
Identify a building’s inherent sustainable features and
operating systems and maintain them in good operat-
ing condition. In some cases these features may be
covered, damaged or missing; repair or restore them
where necessary.
Step 4: Enhance Building Performance.
A historic building’s inherent energy efficiency shall
be augmented using techniques which improve energy
efficiency without negatively impacting historic building
elements. Noninvasive strategies such as increased in-
sulation, weatherization improvements and landscaping
Old Town Fort Collins Design Standards | June 2014 65
ENHANCING ENERGY PERFORMANCE
Improvements to enhance energy efficiency shall
complement the historic building. The structure, form
and materials shall be sensitively improved in energy
efficiency terms to preserve the building’s character.
3.36 Use noninvasive strategies
when applying weatherization
improvements.
› Use cost-effective weather-stripping, insulation
and storm windows to improve energy ef-
ficiency while preserving historic character.
› Install additional insulation in an attic, basement
or crawl space as a simple method to make a
significant difference in a building’s energy ef-
ficiency. Provide sufficient ventilation to prevent
moisture build-up in the wall cavity.
› Install weatherization strategies in a way that
does not alter or damage significant materials
and their finishes.
› Use materials which are environmentally
friendly and that will not interact negatively with
historic building materials.
› When a roof must be replaced, consider install-
ing a radiant barrier.
› Maintain historic windows; keep them in good
repair and seal all leaks.
› Retain historic glass, taking special care in putty
replacement.
› Maintain the glazing compound regularly. Re-
move old putty with care.
› Use operable systems such as storm windows,
insulated coverings, curtains and awnings to
enhance performance of historic windows.
MAINTAINING ENERGY EFFICIENCY
The historic sustainable building features and systems
of a historic building shall be maintained in good oper-
ating condition.
3.37 Preserve the inherent energy
efficient features of the historic
building in operable condition.
› Identify a building’s inherent sustainable features
and operating systems and maintain them in
good condition.
› Retain historic shutters, awnings, canopies and
transoms. Operable features such as these
will increase the range of conditions in which
a building is comfortable without mechanical
climate controls.
Energy Audit
To inform an energy efficiency project strategy,
conduct an energy audit. Energy audits can give
a comprehensive view of how energy is currently
managed, in the daily and seasonal cycles of use,
and can also provide perspective on the payback
of investment for potential work on the building.
For example, an energy audit, when examined
based on an overall strategy, may demonstrate
that priorities shall be on increasing insulation in
walls, ceilings and foundations, rather than replac-
66Resources Design Standards for the Treatment of Historic
Commercial Building Energy Efficiency Diagram
This diagram summarizes the principal direction in the standards for a rehabilitation project for energy efficiency on a commercial building.
These measures can enhance energy efficiency while retaining the integrity of the historic structure.
Upper-story WindoWs
» Maintain historic windows
» Weather-strip and caulk
» Add storm windows (preferably interior)
transoms
» Retain operable transom to circulate air
solar panels
» Set back from primary façade to minimize visibility
from street
attic
» Insulate internally or roof
Green roof
» Place below parapet line to minimize visibility from
street
roof material
» Retain & repair
aWninGs/canopies
» Use operable awnings to control solar access and
heat gain
» Use fixed canopies to provide year-round shade and
shelter
doors
» Maintain/weather-strip historic doors
» Consider interior air lock area
storefront WindoWs
» Maintain and caulk historic windows
Old Town Fort Collins Design Standards | June 2014 67
3. 39 Install solar collectors to minimize
potential adverse effects on the
character of a historic property.
› Place collectors to avoid obscuring significant
features or adversely affecting the perception of
the overall character of the property.
› Size collector arrays to remain subordinate to
the historic structure.
› Install collectors on an addition or secondary
structure.
› Minimize visual impacts by locating collectors
back from the front façade.
› Ensure that exposed hardware, frames and pip-
ing have a matte finish, and are consistent with
the color scheme of the primary structure.
› Use the least invasive method to attach solar
collectors to a historic roof.
USING ENERGY GENERATING
TECHNOLOGIES
Integrate modern energy technology into a historic
structure while maintaining its historic integrity. Use of
energy-generating technologies should be the final op-
tion considered in an efficiency rehabilitation project.
Utilize strategies to reduce energy consumption prior
to undertaking an energy generation project. Consider
the overall project goals and energy strategies when
determining if a specific technology is right for the
project.
As new technologies are tried and tested, it is impor-
tant that they leave no permanent negative impacts
to historic structures. The reversibility (returning the
building fabric to its historic condition) of their applica-
tion will be a key consideration when determining if it
shall be permitted.
3.38 Locate energy-generating
technology to minimize impacts to
the historic character of the site
and structure.
› Locate technology where it will not damage,
obscure or cause removal of significant features
or materials.
› Maintain the historic character of the building.
› Install technology in such a way that it can be
readily removed and the historic character eas-
ily restored.
› Use materials which are environmentally
friendly and that will not interact negatively
with historic building materials.
3.40 Install wind turbines to minimize
potential adverse effects on the
character of a historic property.
› Use turbines and any exposed hardware with
a matte finish that is consistent with the
color scheme of the primary structure.
› Do not obscure significant features or impair
the building’s historic significance.
› Attach turbines in a manner that avoids damage
to significant features.
› Install turbines to allow restoration of affected
68Resources Design Standards for the Treatment of Historic
ACCESSIBILITY
In 1990, the passage of the Americans with Disabilities
Act (ADA) mandated that all places of public accom-
modation be accessible to everyone. This includes his-
toric structures that are used for commercial, rental,
multi-family and public uses. Note that the law provides
that alternative measures may be considered when the
integrity of a historic resource may be threatened.
In most cases, property owners can comply without
compromising the historic resource. Owners of his-
toric properties should comply to the fullest extent
feasible with accessibility laws, while also preserving
the integrity of the character-defining features of their
building or site. These standards shall not prevent or
inhibit compliance with accessibility laws.
3.41 Accessibility improvements shall be
designed to preserve the integrity
of a historic property.
› Retain the key features of the historic structure
in any design.
› Ensure that accessibility improvements are
“reversible.”
PHASING PRESERVATION IMPROVEMENTS
In some cases, a property owner may wish to make in-
terim preservation improvements, rather than execute
a complete rehabilitation of a historic property. This
work shall be planned such that it establishes a founda-
tion for future improvements that will further assure
continued use of the property and retain its historic
significance. For example, a simplified cornice element
may be installed on a commercial storefront, in lieu of
reconstructing the historic design, with the intent that
an accurate reconstruction would occur later.
3.42 Plan interim preservation
improvements to retain opportunities
for future rehabilitation work that
will enhance the integrity of a
historic property.
› Preserve key character-defining features while
making interim preservation improvements.
› Interim preservation improvements that would
foreclose opportunities for more extensive
rehabilitation in the future are not allowed.
› See photo sequence on page 28.
Accessibility improvements shall be designed to preserve the
integrity of a historic property to the fullest.
4
Old Town Fort Collins Design Standards | June 2014 69
TEMPORARY STABILIZATION
TREATMENTS
When a building is to be unoccupied for an extended
period of time, it shall be secured in a way in which
to preserve historically significant features and prevent
deterioration from weathering or vandalism. Often
termed “mothballing,” such procedures are particularly
relevant to properties that have been vacant for a long
time. Stabilization shall be planned such that the integ-
rity of the property will be maintained.
3.43 If a building is unoccupied, secure
it in a way that protects its historic
character.
› Maintain a weather-tight roof. Temporary roof-
ing may be installed if needed.
› Structurally stabilize the building, if needed.
› When enclosing a window or door opening, do
not damage frame and sash components. Mount
any panel to cover the opening on the interior.
Also, paint the panels to match the building
color.
› Provide adequate ventilation to the interior of
the building.
EXISTING HISTORIC ALTERATIONS
Many historic structures experience changes over time
as design tastes change or need for additional space
occurs. Many of these occurred while retaining the
characteristics that are key historic features.
Some of these alterations now may be historically
significant themselves. An addition constructed in a
manner compatible with the historic building and as-
sociated with the period of significance is an example,
and it too may merit preservation in its own right.
In contrast, more recent alterations usually have no
historic significance and may even detract from the
character of the building and obscure significant fea-
tures. Removing such an alteration may be considered
in a rehabilitation project. Historic features that have
been modified can also be restored.
3.44 Consider the significance of early
alterations and additions. Consider
these options:
› Preserve an older addition or alteration that has
achieved historic significance in its own right,
when it is key to understanding the history of
the property.
70Resources Design Standards for the Treatment of Historic
IV
DESIGN STANDARDS FOR ALL PROPERTIES
Old Town Fort Collins Design Standards | June 2014 73
AWNINGS AND CANOPIES
Traditionally, awnings and canopies were noteworthy
features of buildings in the Old Town Historic District,
and their continued use is encouraged. These elements
are simple in detail, and they reflect the character of
the buildings to which they are attached.
4.1 Preserve traditional canopies.
› Retain historic hardware.
4.2 Install an awning or canopy to f it
the opening and be in character with
the building.
› A fabric awning is permitted.
› A fixed metal canopy may be considered when
it would be in character.
› Mount an awning or canopy to accentuate
character-defining features. The awning or
canopy shall fit in the openings of the buildings.
› Simple sloping awnings and flat canopies are
permitted. Odd shapes, bullnose awnings and
bubble awnings are prohibited.
4.3 Design an awning or canopy with
colors and materials that are
durable and compatible with the
structure.
› Use canvas or a similar woven material (pre-
ferred approach) for an awning.
› Do not use a material without proven durability
or that has a gloss finish.
› Contemporary awnings may be considered.
Design Standards for All Properties
› Post supported canopies are prohibited on the
front facade of a commercial building. However,
they may be considered on a rear facade that
faces an alley.
Design an awning or canopy with colors and materials that are
durable and compatible with the structure.
Traditionally, awnings were noteworthy features of commercial
buildings, and their continued use is encouraged.
Awnings and canopies can help define windows,
entry areas and the pedestrian level of buildings.
For More Information
See web link to Preservation Brief 44: The Use of
Awnings on Historic Buildings, Repair, Replacement
and New Design
http://www.nps.gov/tps/how-to-preserve/
briefs/44-awnings.htm
4
4
74 Design Standards for All Projects
STREET LAYOUT
Established vehicular, pedestrian and bicycle access
shall be preserved.
4.4 Retain the historic network of
streets and alleys.
› The network of streets and alleys shall be
retained as public circulation space and for
maximum public access.
› Streets and alleys shall not be enclosed or
closed to public access.
› Link a new walkway to an existing public right-
of-way.
OUTDOOR USE AREAS
Outdoor use areas occur as accents. These include
outdoor dining areas and small public plazas. These
shall be integrated with the design of the site and the
building.
Small Public Plazas and Courtyards
A small public plaza or courtyard may be considered.
However, within the heart of the Old Town Historic
District, where the greatest concentration of historic
storefronts align, creating a gap in the street wall is
not allowed, because it disrupts the street wall.
4.5 A small public plaza or courtyard
shall contain features to promote
and enhance its use.
› It must be: directly accessible to the public
way; level with the public way;
› It may have one or all of the following: street
furniture; public art; historical/interpretive
marker.
A small public plaza or courtyard is permitted at the
rear of the structure to help to enliven the alley set-
ting.
4
4
Old Town Fort Collins Design Standards | June 2014 75
Terraces, Patios and Deck Space
Improvements that provide areas for active outdoor
use (i.e., dining) are welcomed amenities, but they must
be in character with the historic fabric in the Old Town
Historic District. There are typically two types: raised
and at-grade.
4.6 Locate a raised dining area (deck)
to minimize visual impacts to the
street.
› Placing it to the rear of a property is preferred.
› Rooftop decks shall be set back from the build-
ing facade.
› Projecting or cantilevered decks are prohibited.
› Dining support service areas, such as wait sta-
tions and dish areas, shall be located away from
public view.
4.7 Locate an at-grade dining area to
minimize impacts on the streetscape.
› Locate an at-grade dining area to the side or
rear of a property.
› It is permissable to locate an at-grade dining
area in the public ROW in a street wall context,
subject to any necessary permits or encroach-
ment agreements which may be required. The
dining area shall be clearly defined in this setting.
HANDRAILS AND ENCLOSURES
In some circumstances it may be necessary to add
handrails or an enclosure to a property to accommo-
date an outdoor dining area, accessibility or to enhance
safety. If so, it must have minimal impact on the urban
setting and/or the historic resource.
4.8 A railing shall be simple in design.
› Simple metal work is permitted.
› Very ornate metal, plastic or wood designs are
prohibited.
› The railing shall be transparent in its overall
appearance. One shall be able to see through
to the building.
Railings shall be mostly transparent and simple in design.
4
4
76 Design Standards for All Projects
SITE LIGHTING
The light level at the property line is a key design con-
sideration. This is affected by the number of fixtures,
their mounting height, and the lumens emitted per
fixture. It is also affected by the screening and design
of the fixture. Light spill onto adjacent properties and
into the night sky shall be minimized and the design
shall be compatible with the district.
4.11 Shield lighting to prevent off-site
glare.
› A light fixture shall incorporate a cut-off shield
to direct light downward.
› A luminaire (lamp) shall not be visible from
adjacent streets or properties.
› Shield a fixture to minimize light spill onto
adjacent properties and into the night sky.
4.12 A light fixture must be in character
with the setting.
› A fixture shall be compatible with the historic
context.
ART AND HISTORIC PROPERTIES
Public art is welcomed as an amenity in Fort Collins’
historic districts. It shall be planned as an integral
component of the urban environment and shall be
strategically located to serve as an accent to public
areas. An installation on private property that is
visible from the public way also shall be planned to
retain the historic significance of a property.
4.9 Public art shall be compatible with
the historic context.
› An art installation shall not impede one’s abil-
ity to interpret the historic character of the
district.
› Locate public art such that the ability to per-
ceive the character of historic buildings nearby
is maintained.
4.10 An art installation on a historic
property shall be compatible with
the resource. It shall:
› Maintain one’s ability to interpret the historic
character of the resource.
› Preserve key features that contribute to the
property’s significance.
› Be reversible in a way that the key features of
the property remain intact.
Old Town Fort Collins Design Standards | June 2014 77
BUILDING LIGHTING
The character and level of lighting that is used on a
building is of special concern. Traditionally, exterior
lights were simple in character and were used to high-
light signs and building entrances. Most fixtures had
incandescent lamps that cast a color similar to daylight,
were relatively low intensity and were shielded with
simple shade devices. Although new lamp types may
be considered, the overall effect of modest, focused,
building light shall be continued.
When installing lighting on a historic building, use exist-
ing documentation as a basis for the new design. If no
documentation exists, use a contemporary light fixture
that is simple in design. Building lighting shall be installed
in a manner so as not to damage the historic fabric of
the building and shall be reversible. Most historic light-
ing was subdued and directed at signs, entrances, and
in a few cases, building features.
4.13 Use lighting to accent:
› Building entrances, signs and to illuminate walk-
ways.
4.14 Minimize the visual impacts of
architectural lighting.
› Use exterior light sources with a low level of
luminescence.
› Use lights that cast a similar color to daylight.
› Do not wash an entire building facade in light.
› Use lighting fixtures that are appropriate to the
building and its surroundings in terms of style,
finish, scale and intensity of illumination.
› Mount exterior fixtures in an inconspicuous
manner.
› Do not damage or obscure historic building
components and fabric when mounting exterior
fixtures.
4.15 Use shielded and focused light
sources to prevent glare.
› Provide shielded and focused light sources that
direct light downward.
› Do not use high intensity light sources or cast
light directly upward.
› Do not allow excessive light spill from buildings.
78 Design Standards for All Projects
SURFACE PARKING
The visual impact of surface parking shall be mini-
mized. On-site parking must be subordinate to other
uses and the front of the lot shall not appear to be a
parking area.
4.18 Minimize the visual impact of
surface parking.
› Locate a parking area at the rear or to the side
of a site or to the interior of the block. This
is especially important on corner properties.
Corner properties are generally more visible
than interior lots, serve as landmarks and pro-
vide a sense of enclosure to an intersection.
4.19 Site a surface lot so it will minimize
gaps in the continuous building wall
of a commercial block.
› Where a parking lot shares a site with a build-
ing, place the parking at the rear of the site.
4.20 Provide a visual buffer where a
parking lot abuts a public way.
› A landscaped strip or planter using a combina-
tion of trees and shrubs is permitted.
› A low, decorative wall as a screen for the edge
of the lot is also permitted. Materials must be
compatible with those of nearby buildings.
SERVICE AREAS
Service areas shall be visually unobtrusive and must be
integrated with the design of the site and the building.
4.16 Minimize the visual impacts of a
service area.
› Orient a service entrance, waste/compost
disposal area or other service area toward
service lanes and away from public streets.
› Screen a service area with a wall, fence or
planting, in a manner that is in character with
the building and its site.
4.17 Position a service area to
minimize conflicts with other
abutting uses.
› Minimize noise impacts by locating sources of
offensive sounds away from other uses.
› Use an alley.
Orient a service area towards service lanes and away from public
streets.
4
Old Town Fort Collins Design Standards | June 2014 79
BUFFERS
Parking, storage and equipment areas shall be visually
buffered with landscaping or a screen wall. The design
must complement the context.
4.21 Provide a visual buffer along the
edge of a parking lot or service area.
› Use a landscape strip or screen wall at the edge
of a parking lot.
› Provide a landscape buffer or screen wall by
ground mounted mechanical equipment, service
and/or storage areas.
BUILDING EQUIPMENT
Junction boxes, external fire connections, telecom-
munication devices, cables, conduits, satellite dishes,
HVAC equipment and fans may affect the character of
a property. These and similar devices shall be screened
from public view to avoid negative effects.
4.22 Minimize the visual impacts of
building equipment on the public
way and the district as a whole.
› Screen equipment from view.
› Do not locate equipment on a primary facade.
› Use low-profile or recessed mechanical units on
rooftops.
› Locate satellite dishes and mechanical equip-
ment out of public view.
› Locate utility lines and junction boxes on sec-
ondary and tertiary walls, and group them.
› Group utility lines in conduit, and paint these
elements, to match the existing background
color.
› Locate a utility pedestal (ground mounted) to
the rear of a building.
Parking Buffers
Consider the use of a landscaped
strip or planter to provide a visual
buffer where a parking lot abuts a public
sidewalk.
4
80 Design Standards for All Projects
4.23 Install mechanical equipment
to minimize impacts on historic
fabric.
› Install mechanical equipment in areas and
spaces that require the least amount of altera-
tion to the historic building.
› Do not damage or cut holes in important
architectural features, such as cornices, deco-
rative ceilings and paneling.
› Do not install mechanical equipment on a
primary façade.
SECURITY DEVICES
It may sometimes be necessary to provide a security
device on a building. It shall be designed to be as
inconspicuous as possible, and must not alter signifi-
cant architectural features of the building. The use of
interior, operable, transparent devices is preferred.
4.24 Minimize the visual impact of
security devices.
› Locate a security device inside a storefront.
› Use operable and transparent (simple bars with
spacing so one can view through to display)
security devices on ground floor storefronts.
› Opaque, roll-down metal screens are pro-
hibited, because these obscure products on
display and thereby weaken the interest of the
street to pedestrians when in a closed posi-
tion.
› Decorative security devices are permitted
when they complement the architectural style.
› Security devices are prohibited above the sec-
ond floor, unless unique security conditions
are indicated.
Install roof-mounted mechanical equipment, such as air
conditioners, to be inconspicuous when viewed from pub-
lic streets.
Back side of
building.
4
Old Town Fort Collins Design Standards | June 2014 81
4.25 Do not damage the character of
the historic building when installing
a security device.
› Do not damage or obscure significant architec-
tural features of the historic building.
› The installation shall be reversible. Once re-
moved the historic building must remain intact
and the integrity of historic materials shall not
be compromised.
4 4
4
Decorative secu-
rity devices are
permitted when they
complement the
architectural style.
82 Design Standards for All Projects
4.27 Base or background colors shall
be muted.
› Building features shall be muted, while trim
accents can be either a contrasting color or a
harmonizing color.
› An accent color shall not contrast so strongly
as to not read as part of the composition.
› Bright high-intensity colors are not permitted.
› Use matte or low luster finishes instead of
glossy ones.
› Non-reflective, muted finishes on all features
is preferred.
4.28 Building elements shall be
f inished in a manner similar to that
seen traditionally. The following
are recommended treatments:
› Brick and stone: unpainted, natural color un-
less painted historically
› Window frames and sash, doors and frame and
storefronts: wood - painted; metal - anodized
or baked color
› Highly reflective materials, weathered wood
and clear finishes are prohibited on large
surfaces. A clear finish is permitted on a wood
entry door.
ARCHEOLOGICAL RESOURCES
Negative impacts on archeological resources shall be
avoided.
4.29 Leave archeological resources in
place, to the maximum extent
feasible.
› Avoid disturbing known archeological re-
sources, to the maximum extent feasible.
› If archeological materials are discovered con-
tact the City of Fort Collins Historic Preserva-
tion office.
COLOR
Traditionally, color schemes in the Old Town Historic
District were relatively muted. A single base color
was applied to the primary wall plane. Then, one or
two accent colors were used to highlight ornamental
features, as well as trim around doors and windows.
Since many of the commercial structures were
unpainted brick, the natural color of the masonry
became the background color. Sometimes a contrast-
ing masonry was used for window sills and moldings.
As a result, the contrast between the base color and
trim was relatively subtle. These traditions of using
limited numbers of colors, and muted ones, shall be
continued.
These standards do not specify which colors should
be selected, but rather how they shall be used.
4.26 The facade shall “read” as a single
composition.
› Employ color schemes that are simple in
character.
› Using one base color for the building walls and
another for the roof is preferred.
› Using one to three accent colors for trim ele-
V
DESIGN STANDARDS FOR NEW CONSTRUCTION
Old Town Fort Collins Design Guidelines | June 2014 85
Overview
Designing a new building to fit within the historic char-
acter of the Old Town Historic District requires careful
thought. Preservation in a historic district context does
not mean that the area must be “frozen” in time, but it
does mean that, when new building occurs, it shall be
in a manner that reinforces the visual characteristics of
the district. This does not imply, however, that a new
building must look old. In fact, imitating historic styles
is discouraged.
Rather than imitating older styles, a new design shall
relate to the fundamental characteristics of the his-
toric context while also conveying the design trends
of today. It may do so by drawing upon basic ways of
building that make up a part of the character of the
district. Such features include the way in which a build-
ing is located on its site, the manner in which it relates
to the street and its basic mass, form and materials.
When these design variables are arranged in a new
building to be similar to those seen traditionally, visual
compatibility results.
This section provides design standards for new infill
construction and improvements to buildings that con-
tribute to the fabric in the Old Town Historic District.
› Building Placement and Orientation
› Architectural Character and Detail
› Building Mass, Scale and Height
› Building and Roof Forms
› Primary Entrances
› Materials
› Windows
New Additions
A new addition to an existing building in the
historic district shall follow the standards for new
construction provided in this section. See also the
Design Standards for the Treatment of Historic
Resources section, for additional standards that
apply to additions to a historic structure.
The general alignment of storefronts, moldings and upper story windows contributes to the visual continuity of many commercial
blocks in Old Town Fort Collins. A variation in the height of cornices exists, within a range of one to three stories. Facade widths also
vary, but within a relatively narrow range.
86 Design Standards for New Construction
Considering Context
Compatibility with the Old Town context is a key
principle for the design of new construction. This
typically focuses on buildings in the same block, on
both sides of the street, and also across an alley.
In some cases, a structure that is not historic may
also be found in the immediate vicinity, but this
does not influence considerations of compatibility.
BUILDING PLACEMENT AND ORIENTATION
Traditionally, buildings in Old Town were arranged
in consistent development patterns, in terms of their
site plan and orientation. Most commercial buildings
aligned uniformly along a street. This created a con-
sistent “street wall” that is now a key feature of the
historic district.
Reinforcing traditional development patterns is
paramount in designing a new building to fit within
the historic district. New infill shall reflect traditional
development patterns, including facade alignment and
uniform building orientation.
5.1 Maintain the alignment of building
fronts along the street.
› Locate a new building to reflect established
alignment patterns along the block.
› Where historic buildings are positioned at the
sidewalk edge, creating a uniform street wall,
then a new building shall conform to this align-
ment.
5.2 Maintain the traditional pattern of
buildings facing the street.
› Locate a primary entrance to face the street
and design it to be clearly identifiable.
› For a commercial storefront, use a recessed
entry.
Locate a primary entrance to face the street and be clearly iden-
tifiable.
4
New Commercial Building Design
Maintain the alignment of building fronts along the street.
Old Town Fort Collins Design Guidelines | June 2014 87
4
ARCHITECTURAL CHARACTER AND DETAIL
In order to assure that historic resources are appreci-
ated as authentic contributors in the historic district,
it is important that a new building be distinguishable
from them while also remaining compatible with the
context. New construction shall appear as a product
of its own time while also being compatible with the
historically significant resources of the area.
5.3 Design a new building to express its
own time while remaining compatible
with the historic district.
› See the standards that follow for information
about basic elements of compatibility.
5.4 An interpretation of a historic style
that is authentic to the district
will be considered if it is subtly
distinguishable as being new.
› Exact imitation of a historic style that would
blur the distinction between old and new build-
ings and make it more difficult to understand
the architectural evolution of the district are
not permitted.
4
New construction should appear as a product of its own time
while also being compatible with the historically significant
resources of the area.
Exact imitation of a historic style that would blur the distinc-
tion between old and new buildings and make it more difficult
to understand the architectural evolution of the district are not
permitted.
88 Design Standards for New Construction
4
Design a new building to reflect its time while respecting key
features of its context.
5.5 Incorporate traditional facade
articulation techniques in a new
design. Use these methods:
› a tall first floor
› vertically proportioned upper story windows
› window sills and frames that provide detail
› horizontal expression elements, such as cano-
pies, belt courses, moldings and cornices
› vertical expression features, such as columns
and pilasters
› a similar ratio of solid wall to window area
› a base, middle and a cap
4
Incorporate traditional facade articulation techniques in a
new design.
Incorporate a kickplate into a
storefront design.
Old Town Fort Collins Design Guidelines | June 2014 89
4
BUILDING MASS, SCALE AND HEIGHT
Each historic building in the district exhibits distinct
characteristics of mass, height and a degree of wall
articulation that contributes to its sense of scale. As
groupings, these structures establish a definitive sense
of scale. A new building shall express these traditions
of mass and scale, and it shall be compatible in height,
mass and scale with its context, including the specific
block and the historic district as a whole.
5.6 Convey the traditional size of historic
buildings in new construction as it is
perceived at the street level.
› The height of a new building shall appear to be
within the height range established in the con-
text, especially at the street frontage.
› Floor-to-floor heights shall appear similar to
those of traditional buildings.
› If an additional floor is permitted, place it (or
sufficient portions of it) back from the street
front to maintain the traditional range of heights
at the street edge.
5.7 The overall height of a new building
shall be compatible with the historic
district. A building height that
exceeds the height range established
in the context will be considered
only when:
› It is demonstrated that the additional height will
be compatible with adjacent properties and for
the historic district at large.
› Taller portions are set back from the street.
› Access to light and air of surrounding properties
is respected.
The overall height of a new building should be compatible with
the historic district. A building height that exceeds the height
range established in the context will be considered only when it is
demonstrated that the additional height will be compatible with
adjacent properties and for the historic district at large. Note the
additional height on the building in the background steps back
from the front and side.
The height of a new building should appear to be within the
height range established in the context, especially at the street
frontage.
4
90 Design Standards for New Construction
Mass, Scale and Height at Different Levels
Building mass, scale and height shall be considered
in these ways:
(1) As experienced at the street level immediately
adjacent to the building.
› At this level of perception, the actual height
of the building wall at the street edge is a
key factor. The scale of windows and doors,
the modular characteristics of building ma-
terials, and the expression of floor heights
also contribute to perceived scale.
(2) As viewed along a block, in perspective with
others in the immediate area.
› The degree of similarity (or diversity)
of building heights along a block, and the
repetition of similar features, including
openings, materials and horizontal expres-
sion lines, combine to establish an overall
sense of scale at this level of experiencing
context.
(3) As seen from key public viewpoints inside and
outside of the historic district.
› In groups, historic buildings and compatible
newer structures establish a sense of scale
for the entire district and define the skyline.
5.8 Provide variation in building height
when a new building is substantially
wider than historic buildings in the
district.
› In order to reduce the perceived mass of a larger
building, divide it into subordinate modules that
reflect traditional building sizes in the context.
› Vary the height of building modules in a larger
structure. The variation in height should reflect
historic building heights found in the district.
› A street wall should provide some variation in
building heights, otherwise it can read as one
large static mass.
› Excessive modulation of a building mass is not
permitted, since this would be out of character
with simpler historic building forms in the area.
5.9 Maintain the scale of traditional
building widths in the context.
› Design a new building to reflect the traditional
building widths of adjacent buildings.
› Where a building must exceed this width, use
changes in design features so the building reads
as separate building modules reflecting tradi-
tional building widths and massing. Changes in
the expression and details of materials, window
design, facade heights or materials shall be used.
› Where these articulation techniques are used,
they shall be expressed consistently throughout
the structure, such that the composition ap-
pears as several authentic building modules.
New Building
4
Changes in cornice lines combined with varia-
tions in wall planes can help a new, larger
Old Town Fort Collins Design Guidelines | June 2014 91
4
This single, new infill building is divided into modules to reflect the scale of the historic
context. The height of a new building shall appear to be within the height range of historic
buildings, especially at street frontage.
5.10 Establish a sense of human scale in
a building design.
› Use vertical and horizontal articulation tech-
niques to reduce the apparent mass of a larger
building and to create visual interest.
› Express the position of each floor in the exter-
nal skin of a building to establish a scale similar
to historic buildings in the district.
› Use materials that convey scale in their propor-
tion, detail and form.
› Design architectural details to be in scale with
the building. Windows, doors, and storefronts
(in commercial buildings) that are similar in scale
to those seen traditionally shall be used.
This single infill building successfully employs building articulation
methods to break up the mass of the building. Note the height
of the storefront, depth of openings and variation in parapet
heights. The building also reads as separate masses with the ver-
tical circulation offsets that have been employed.
4
4
92 Design Standards for New Construction
BUILDING AND ROOF FORMS
A similarity of building forms also contributes to a
sense of visual continuity. In order to maintain this
feature, a new building shall have a basic form that is
similar to that seen traditionally.
5.11 Use simple, rectangular building
forms.
› Use building forms that are similar to traditional
forms.
› Use roof forms similar to those seen tradition-
ally in the district.
Floor to floor heights shall appear similar to those of traditional
buildings.
4
Use a tall first floor and vertically proportioned upper story win-
dows.
4
Old Town Fort Collins Design Guidelines | June 2014 93
ENTRANCES
Traditionally in the historic district, most primary en-
trances were oriented to the street and were recessed.
They provide visual interest and a sense of scale to each
building. A primary entrance shall be clearly identifiable
in a new building and it must be in character with the
building and its context. The entrance shall include fea-
tures to signify it as such, and convey a sense of scale.
5.12 Orient a primary entrance towards
the street.
› Design an entrance to a commercial building
to convey a sense of scale and provide visual
interest.
5.13 Maintain the pattern created by
recessed entryways.
› Set the door back an adequate amount from the
front facade to establish a distinct threshold for
pedestrians.
› Where an entry is to be recessed, the building
line at the sidewalk edge shall be maintained by
the upper floor(s).
› Use a transom over a doorway to maintain the
full vertical height of the storefront.
› Oversized and undersized entrances are prohib-
ited.
4
94 Design Standards for New Construction
MATERIALS
Traditional building materials in the historic district
include various types of masonry, primarily brick, stone
and concrete. Today, these materials are key to the
character of the district.
Building materials shall reflect the range of textures,
modularity and finish of those employed traditionally.
They also shall contribute to the visual continuity of
the specific historic district. They shall be of proven
durability in similar applications.
5.14 Use building materials that appear
similar in scale, color, texture and
f inish to those seen historically in
the district.
› Use materials that are proven to be durable in
the local climate.
› Use materials that will maintain an intended
finish over time, or acquire a patina.
› Use masonry with a modular dimension similar
to typical masonry materials.
› When an alternative material is permitted, use
a durable material. (See “Using New Materials”
to the left for more information.)
› On the ground level, use materials that will
withstand on-going contact with the public,
sustaining impacts without compromising their
appearance.
Typical Materials
Typical historic building materials used in Old Town
Fort Collins include:
» Masonry
› Brick
› Stone
› Terra Cotta
› Poured Concrete
› Pre-cast Concrete
» Wood
» Metal
› Cast iron,
› Copper
› Sheet metal
Understanding the character of these materials and
the patterns they create is essential to developing
new interpretations.
Using New Materials
Compatibility with historic materials can be
achieved without purely replicating their traditional
use. A new building material that conveys the es-
sence of modularity and the texture and finish of
historic masonry, and that has proven durability in
the local climate, is often compatible.
The degree to which an alternative material may
be used successfully on a new building also will be
influenced by the degree of consistency or variety
in materials that already exists in the block.
Use building materials that appear similar in scale, color, texture
and finish to those seen historically in the district.
4
Old Town Fort Collins Design Guidelines | June 2014 95
WINDOWS
The manner in which windows are used to articulate
a new building wall is an important consideration in
establishing a sense of scale and visual continuity. Tradi-
tionally in Old Town, a storefront system was installed
on the ground floor and upper story windows often
appeared as punched openings.
These features often align with others in the block, and
establish a rhythm or pattern of solid and void that vi-
sually links buildings along the street. These traditional
arrangements may also be interpreted in contempo-
rary designs that complement the established patterns
within the historic district.
Window design and placement shall establish a sense of
scale and provide pedestrian interest. Established solid
to void patterns shall be maintained. Contemporary
and creative design interpretations of window rhythms
and patterns that reference, but do not duplicate his-
toric designs, may be considered.
5.15 A contemporary storefront design is
permitted if it reinforces the visual
characteristics of the district.
› Design a building to incorporate a ground floor
storefront.
› Basic design features found in traditional
storefronts, such as a kickplate, display window,
transom and a primary entrance shall be incor-
porated.
› In storefront details, use elements similar in
profile and depth of detailing seen historically.
Design a building to incorporate a ground floor storefront.
In traditional commercial buildings, a storefront system was
installed on the ground floor and upper story windows often
appeared as punched openings. These features are recognized
in this contemporary building front. However, a more appropri-
ate treatment could be provided in the larger openings to reflect
traditional window proportions; for example, a vertical and hori-
zontal feature could be provided within the opening.
4 4
4
Incorporate the basic design features found in traditional store-
fronts, such as a kickplate, display window, transom and a pri-
mary entrance.
96 Design Standards for New Construction
5.16 Arrange windows to reflect the
traditional rhythm and general
alignment of others in the district.
› Use window rhythms and alignments similar to
traditional buildings, such as: vertically propor-
tioned, single or sets of windows, “punched”
into a more solid wall surface, and evenly spaced
along upper floors; window sills or headers that
align; and rows of windows or storefront sys-
tems of similar dimensions, aligned horizontally
along a wall surface
› Creative interpretations of traditional window
arrangement may be considered.
5.17 Use durable window materials.
› Permitted window materials include metal and
wood frame.
› Prohibited window materials include synthetic
materials that do not have a proven durability,
such as plastic snap-in muntins.
Arrange windows to reflect the traditional rhythm and general
alignment of others in the area.
4
Old Town Fort Collins Design Guidelines | June 2014 97
New Construction and Sustainability
ENERGY EFFICIENCY IN NEW DESIGNS
The conservation of energy is a key objective in site
design, building design and building orientation. The
site design process shall include an evaluation of the
physical assets of the site to maximize energy efficiency
and conservation in the placement and design of a build-
ing. Designs shall consider seasonal changes in natural
lighting and ventilation conditions.
A design shall also take into account the potential
effect on an adjoining property, in terms of its solar ac-
cess and ability to implement the same environmental
design principles. Careful consideration shall also be
given to balancing sustainable design principles with
those related to maintaining the traditional character
of the area.
5.18 Locate a new building, or an
addition, to take advantage of
microclimatic opportunities for
energy conservation, while avoiding
negative impacts to the historic
context.
› Orient a building to be consistent with historic
development patterns.
› Maximize energy efficiency and conservation
opportunities.
5.19 Design a building, or an addition, to
take advantage of energy saving and
generating opportunities.
› Design windows to maximize daylighting into
interior spaces.
› Use exterior shading devices to manage solar
gain in summer months. For example, use cano-
pies or awnings on storefronts similar to how
they were used traditionally.
› Energy-generating devices, including solar col-
lectors and wind turbines, are permitted where
they also remain visually subordinate.
98 Design Standards for New Construction
COMMERCIAL ENERGY EFFICIENCY
DIAGRAM
A
Wind Devices: Set back from
primary facade to minimize
visibility from the street.
B
Operable Transoms: Allows
for natural air circulation.
C
Green Roofs: Set back from
primary facade and hide
behind parapets to minimize
visibility from the street.
D
Shading Devices: Operable
canopies located above
display windows.
E
Solar Panels: Set back
from primary facade and
hide behind parapets to
minimize visibility from the
street.
A
B
C
D
E
These sustainability designs should be considered in the context of an overall strategy.
Old Town Fort Collins Design Guidelines | June 2014 99
ENERGY EFFICIENCY IN BUILDING MASSING
A building mass shall maximize the potential for natural
daylighting as well as solar energy collection, while
avoiding negative impacts to the historic context.
5.20 Shape a building’s mass to maximize
solar energy potential. Use the
following strategies:
› Design a building to allow natural daylighting to
the interior.
› Articulate wall planes as a way to provide shade
or increase solar access to interiors.
› Use thermal storage walls on a portion of the
south facing building exposure, where appropri-
ate.
5.21 Orient a building to maximize
green principles while ensuring
compatibility with adjacent,
lower-scale structures. Permitted
strategies include:
› Position the taller portion of a building along a
north-south axis to minimize shading on lower
scale structures to the north.
› Design a building mass to minimize shading
south-facing facades of adjacent buildings during
winter months.
Articulate building mass to take advantage of solar energy. The
image above shows a plaza to the left. It is shaded during peak
winter hours, therefore the plaza location should be considered on
the opposite side of the building. Below, the plaza is to the right; it is
enhanced by solar rays during peak winter hours.
100 Design Standards for New Construction
ENVIRONMENTAL PERFORMANCE IN
BUILDING ELEMENTS
The elements that make up a new building, including
windows, mechanical systems and materials, can signifi-
cantly impact environmental performance. These shall
be designed to maximize the building’s efficiency, while
promoting compatibility with surrounding sites and
structures. New materials that improve environmental
performance are permitted if they have been proven
effective in this climate and are compatible with the
historic context.
5.22 Use green building materials
whenever possible. Such materials
are:
› locally manufactured
› low maintenance
› materials with long life spans
› recycled materials
5.23 Incorporate building elements that
allow for natural environmental
control. Consider the following:
› operable windows for natural ventilation
› low infiltration fenestration products
› interior or exterior light shelves/solar screens
above south facing windows
› green roofs
SOLAR AND WIND ENERGY DEVICES
Solar and wind energy devices (i.e., solar panels, wind
turbines) shall be positioned to have a minimal effect
on the character of Old Town.
5.24 Minimize the visual impacts of
energy devices on the character of
Old Town.
› Equipment shall be mounted where it has the
least visual impact.
› Exposed hardware, frames and piping shall have
a matte finish, and be consistent with the color
scheme of the primary structure.
Green Roofs
Green roofs provide the following benefits:
› Increase energy efficiency
› Moderate waste diversion
› Stormwater management
› Reduce heat island effect
› Improve air quality
› Provide amenity space for building users
VI
DESIGN STANDARDS FOR SIGNS
Old103 Town Fort Collins Design Standards | June 2014
Overview
Signs are important elements of Old Town and balanc-
ing their functional requirements with the objectives
for the overall character of the district is a key con-
sideration. Their placement, relationship to historic
features and general character are key considerations.
This section provides standards that address the
qualitative aspects of sign design, in terms of how signs
contribute to the character of a historic district and to
individual properties. Materials include:
› Treatment of Historic Signs
› Sign Installation on a Historic Building
› Design of New and Modified Signs
› Design of Specific Sign Types
› Sign Illumination
Common signs types found in the district include:
› Projecting signs
› Flush wall signs
› Awning signs
› Interpretive signs
› Window and door signs
Signs are important
elements of Old
Town and balanc-
ing their functional
requirements with
the objectives for
the overall charac-
ter of the district is
a key consideration.
4 4
4
Sign Code
In addition to these standards, also see the Fort
Collins Land Use Code, Division 3.8 Supplementary
Regulations, 3.8.7 Signs.
104 Design Standards for Signs
All historic signs shall be retained. Historic signs that
represent the district’s evolution are also important.
6.1 Consider history , context and
design when determining whether
to retain a sign. A sign shall be
retained when the sign is:
› Associated with historic figures, events or
places.
› Significant as evidence of the history of the
product, business or service advertised.
› A significant part of the history of the building
or the historic district.
› Characteristic of a specific historic period.
› Integral to the building’s design or physical
fabric.
› Integrated into the design of a building such
that removal could harm the integrity of a
historic property’s design or cause significant
damage to its materials.
› An outstanding example of the sign maker’s
art because of its craftsmanship, use of
materials, or design.
› A historically significant type of sign
Flush wall signs and individual letter signs are signs
that are mounted on a building wall. They do not
project significantly from the surface to which they
are mounted.
6.2 Leave a historic wall sign visible.
› Do not paint over a historic sign.
› There are times when some alterations to a
historic wall sign may be permitted; these are:
› If the sign is substantially deteriorated,
patching and repairing is permitted.
› If the sign serves a continuing use, i.e.,
there are older signs that still have an
active business and they need to change
information such as the hours of operation
6.3 Do not over restore a historic wall
sign.
› Do not restore a historic wall sign to the point
that all evidence of its age is lost.
› Do not significantly re-paint a historic wall sign
even if its appearance and form is recaptured.
4
Leave historic wall signs visible.
Treatment of Historic Signs
See Also:
Web link to Preservation Brief 25: The Preserva-
tion of Historic Signs
http://www.nps.gov/tps/how-to-preserve/
briefs/25-signs.htm
Old105 Town Fort Collins Design Standards | June 2014
Sign Installation on a Historic Building
When installing a new sign on a historic building,
it is important to maintain the key architectural
features of and minimize potential damage to the
building.
6.4 Do not damage or obscure
architectural details or other
building features when installing
a sign.
› No sign or sign structure or support shall
be placed onto or obscure or damage any
significant architectural feature of a building,
including but not limited to a window or a
door frame, cornice, molding, ornamental
feature, or unusual or fragile material.
6.5 A sign shall not obscure character-
defining features of a historic
building.
› A sign shall be designed to integrate with
the architectural features of a building, not
distract from them.
› No sign shall be painted onto any significant
architectural feature, including but not limited
to a wall, window or door frame, cornice,
molding, ornamental feature, or unusual or
fragile material.
› No support for a sign shall extend above the
cornice line of a building to which the sign is
attached.
A sign shall be designed to integrate with the architectural fea-
tures of a building, not distract from them. This sign remains
subordinate to the architectural feature since much of the mold-
ing is still visible.
Do not damage or obscure architectural details or
features when installing signs.
4 4
Mount a sign to fit within existing architectural features using
the shape of the sign to help reinforce the horizontal lines of the
building.
8
4
106 Design Standards for Signs
Whether it is attached to a historic building or as-
sociated with new development, a new or modified
sign shall exhibit qualities of style, permanence and
compatibility with the natural and built environment.
It shall also reflect the overall context of the building
and surrounding area.
6.6 A sign shall be subordinate to the
overall building composition.
› Design a sign to be simple in character.
› Locate a sign to emphasize design elements of
the facade itself.
› Mount a sign to fit within existing architectural
features using the shape of the sign to help
reinforce the horizontal lines of the building.
› All sign types shall be subordinate to the
building and to the street.
6.7 Sign materials shall be compatible
with the architectural character
and materials of the building.
› Do not use reflective materials.
› Use permanent, durable materials.
6.8 Use simple typeface design.
› Do not use hard-to-read or overly intricate
typefaces.
› Use no more than two or three distinct
typefaces on a sign.
6.9 Use colors that contribute to
legibility and design integrity.
› Limit the number of colors used on a sign.
Generally, do not use more than three colors.
› Vibrant colors are discouraged.
6.10 Using a symbol for a sign is
permitted.
› A symbol sign adds interest, can be read
quickly and is remembered better than
written words.
Use sign materials that are compatible with
the architectural character and materials of
the building.
Design of New and Modified Signs
Using a symbol for a sign is permitted.
4
4
Old107 Town Fort Collins Design Standards | June 2014
A variety of sign types may be permitted if each sign
contributes to a sense of visual continuity and does
not overwhelm the context.
AWNING SIGN
An awning/canopy sign occurs flat against the surface
of the awning material.
6.11 An awning sign shall be compatible
with the building.
› Use colors and materials that are compatible
with the overall color scheme of the facade.
› See page 73 for additional awning standards.
INTERPRETIVE SIGN
An interpretive sign refers to a sign or group of signs
that provide information to visitors on natural, cultural
and historic resources or other pertinent information.
An interpretive sign is usually erected by a non-profit
organization or by a national, state or local govern-
ment agency.
Interpretive signs shall comply with the design stan-
dards for the sign type that is the closest match. The
standards below apply to a common freestanding sign
type.
6.12 Design an interpretive sign to be
simple in character.
› The sign face shall be easily read and viewed
by pedestrians.
› An interpretive sign shall remain subordinate
to its context.
4
Although these interpretive signs are outside of the Old Town
district they’re good examples of permitted interpretive signs.
The signs are simple in character.
Design of Specific Sign Types
4
An awning sign shall be compatible with the building.
4
4
4
108 Design Standards for Signs
MURALS
A mural is a sign located on the side of the building
whose content, reflects a cultural, historic or environ-
mental event(s) or subject matter from the district.
6.13 Mural content shall be appropriate
to the district and its environs.
› The mural may not depict a commercial
product brand name or symbolic logo that is
currently available.
6.14 When used, a mural shall be
incorporated as an element of the
overall building design.
› The mural shall complement the wall on which
it is placed.
› It shall not obscure key features of a historic
building.
6.15 The application of a mural shall not
damage historic materials.
› The use of a mural that can be removed at a
later date is permitted.
› The application of a mural shall not damage
the original building fabric. For example, the
use of a mural panel that is anchored to the
wall may be an appropriate approach.
› If a masonry wall is already painted, it may be
acceptable to provide a painted mural with the
approval of the review authority.
Mural content shall be appropriate to the district and its envi-
rons.
4
4
A mural shall complement the wall on which it is placed.
4
Design of Specific Sign Types
Old109 Town Fort Collins Design Standards | June 2014
TENANT PANEL OR DIRECTORY SIGN
A tenant panel or directory sign displays the tenant
name and location for a building containing multiple
tenants.
6.16 Use a tenant panel or directory sign
to consolidate small individual signs
on a larger building.
› Use a consolidated tenant panel or directory
sign to help users find building tenants.
› Locate a consolidated tenant panel or direc-
tory sign near a primary entrance on the first
floor wall of a building.
PROJECTING / UNDER-CANOPY SIGN
A projecting/under-canopy sign is attached perpen-
dicular to the wall of a building or structure.
6.17 Design a bracket for a projecting/
under-canopy sign to complement
the sign composition.
6.18 Locate a projecting/under-canopy
sign to relate to the building facade
and entries.
› Locate a small projecting/under-canopy sign
near the business entrance, just above or to
the side of the door.
› Mount a larger projecting sign higher on the
building, centered on the facade or positioned
at the corner.
Design a bracket for a pro-
jecting sign to complement
the sign composition.
The combination of the simple
painted wall sign and the pro-
jecting sign are complementary
to each another and permitted
for this building type.
Locate a small projecting sign near
the business entrance, just above
or to the side of the door.
4 4
4
Design of Specific Sign Types
4
Direct lighting towards a sign from an external,
shielded lamp.
4
Use a consolidated tenant
panel or directory sign to
help users find building
tenants.
110 Design Standards for Signs
FLUSH WALL SIGN
A flush wall sign is any sign attached parallel to the wall
or surface of a building.
6.19 Place a f lush wall sign to promote
design compatibility among
buildings.
› Place a wall sign to align with other signs on
nearby buildings.
6.20 Place a f lush wall sign close to the
building wall.
› Design a wall sign to minimize the depth of a
sign panel or letters.
› Design a wall sign to fit within, rather than
forward of, the fascia or other architectural
details of a building.
Design of Specific Sign Types
Place a wall sign to promote design compatibility among build-
ings.
Design a wall sign to minimize the depth of a sign panel or let-
ters.
4
4
A wall sign is any sign
attached parallel to the wall
or surface of a building.
4
Old Town Fort Collins Design Standards | June 2014 111
4
Design a door sign to minimize the amount
of window covered.
Design a window sign to minimize the amount of window
covered.
4
4
WINDOW AND DOOR SIGN
A window sign is any sign, picture, symbol, or combi-
nation thereof, designed to communicate information
about an activity, business, commodity, event, sale or
service that is placed inside within one foot of the
inside window pane or upon the windowpanes or glass
and which is visible from the exterior of the window.
6.21 Design a window sign to minimize
the amount of window covered.
› Scale and position a window sign to preserve
transparency at the sidewalk edge.
Design of Specific Sign Types
112 Design Standards for Signs
KIOSKS
A sign kiosk is typically a series of configured sign
panels.
6.22 A sign kiosk is prohibited within
the district.
› Unless used by the city for wayfinding or for
interpretive information.
OTHER SIGN TYPES
All sign types that are not mentioned here, but which
are permitted in the district, shall adhere to the stan-
dards in “Design of New and Modified Signs” in this
chapter.
ILLUMINATION
6.23 Include a compatible, shielded light
source to illuminate a sign.
› Direct lighting towards a sign from an exter-
nal, shielded lamp.
› Do not overpower the building or street edge
with lighting.
› Use a warm light, similar to daylight.
› If halo lighting is used to accentuate a sign or
building, locate the light source so that it is not
visible.
› A sign shall be illuminated from an indirect
light source.
6.24 If internal illumination is used, it
shall be designed to be subordinate
to the overall building composition.
› Internal illumination of an entire sign panel is
prohibited. If internal illumination is used, a
system that backlights text only is permitted.
› Internal illumination of an awning is prohibited;
however, lights may be concealed in the
underside of a canopy.
Illumination
APPENDIX
Old Town Fort Collins Design Standards | June 2014 A - 115
Historic Architectural Styles
Nineteenth-Century Commercial
Most nineteenth-century commercial structures are
usually considered Italianate in style. However, many
buildings contain a variety of detailing not associated
with Italianate. These commercial buildings have been
divided into four categories: the single storefront,
generally twenty-five-feet wide with one entrance; the
double storefront, with a width of fifty feet or more
and two or three entrances; the corner building which
may have entrances on two sides and sometimes a
diagonal corner entrance; and the commercial block
which generally covers a large area with multiple en-
trances.
Most nineteenth-century commercial buildings are two
or three stories in height, with a flat roof and a variety
of ornamental detailing. The “textbook” storefront
has a recessed central entrance flanked by large display
windows with kickplates, window and door transoms.
The primary or roofline cornice is often bracketed with
parapets, finials, or simple decorative panels. There is
sometimes a secondary cornice separating the first
two stories, which sometimes repeat the pattern of
the upper cornice. Windows on the upper stories
are generally smaller than the display windows on the
street level and are usually decorated with molded sur-
rounds, radiating voussoirs, or plain stone lintels.
Some of the most ornate nineteenth-century com-
mercial structures feature cast iron façades. These
had Italianate features particularly at the cornice. Rich-
ardsonian elements are also evident on some of these
structures. The key to distinguishing a nineteenth-cen-
tury building is the predominately glass storefront and
smaller windows on the upper stories. These buildings
are usually retail, offices, and hotel space.
Common elements:
» cast iron façade
» kickplate
» window transom
» lintel
» radiating voussoirs
» bracketed cornice
» secondary cornice
» door transom
» recessed entry
Note:
These style descriptions are taken from the His-
tory Colorado web link at:
http://www.historycolorado.org/archaeologists/
colorados-historic-architecture-engineering-web-
guide
A - 116 Appendix
Early Twentieth-Century Commercial
Early Twentieth-Century Commercial structures
are generally one to five stories, with flat or slightly
pitched roofs. Often constructed of blond or light
colored brick, these buildings have very little ornamen-
tation other than some decorative brickwork along the
cornice or parapet. In some of the smaller towns, 20th
century commercial structures retain some elements
of 19th century commercial structures.
The clear glass transoms of the nineteenth century has
largely been replaced by translucent prismatic glass.
Some storefront entrances of this period are flush
with the façade. Others, particularly in retail establish-
ments, feature deep, nearly façade-wide recesses that
allow shoppers to examine window displays out of the
sidewalk traffic.
Common elements:
» recessed or flush entrance
» translucent window transom
» door transom
» corbelled cornice
» decorative brickwork
» parapet
Old Town Fort Collins Design Standards | June 2014 A - 117
Classical Revival
Classical Revival signaled a return to the classical
forms of Greece and Rome following the elaborately
decorated and picturesque styles of the Victorian
period. Dating from the late 1890s through 1920, Clas-
sical Revival represents a more subdued expression
than the ostentatious or grandiose Beaux Arts style
and is evident mainly on large institutional buildings in
Colorado.
Characteristics of Classical Revival include colossal
porticos, large columns, pilasters, pedimented win-
dows, and domes. The buildings are generally masonry
structures of monumental proportions, using terra
cotta, brick, and stone materials.
Often, classical details such as large column porticos
are combined with Colonial Revival elements on resi-
dences, leading to some confusion as to the style. To
avoid this problem, residences with classical elements
are considered examples of Colonial Revival and only
large institutional buildings with classical details are
classified as Classical Revival.
Common elements:
» large columns
» dome
» portico
» pediments
» pilasters
» Ionic columns
» attic story
» dentils
» classical frieze
A - 118 Appendix
Richardsonian Romanesque
The chief characteristic of the Romanesque Revival
style is the semicircular arch, used for window and
door openings as well as a decorative element along
the corbel table. Other characteristics include an
archivolt of compound arches and square towers of
different heights and various roof shapes. A crenellated
tower parapet is common.
Richardsonian Romanesque, named after architect
Henry Hobson Richardson (1838-1886), is charac-
terized by heavy, rock-faced stone, round masonry
arches, contrasting colors, transom windows arranged
in ribbon-like patterns, square towers, and sparse
fenestration. Most of the Richardsonian Romanesque
structures are variations of the style, employing se-
lected Richardsonian elements.
Common elements:
» semicircular arch
» corbel table
» archivolt
» compound arch
» square tower
» rock-faced stone
» round masonry arches
» contrasting colors
» transom windows in ribbon pattern
Old Town Fort Collins Design Standards | June 2014 A - 119
Art Deco
Art Deco is characterized by an angular, linear compo-
sition, stepped or set-back facade, and polychromatic
materials. Popular during the 1930s and 1940s, apart-
ment buildings, school, and commercial buildings all
over Colorado exhibit elements of this style. Geomet-
ric forms are the most common stylistic expressions.
Broken cornice lines, low relief geometrical designs,
spandrel panels, architectural sculptures, polychro-
matic materials and a vertical emphasis are also charac-
teristic. Decorative façade elements include chevrons,
zigzags, stylized floral and geometric motifs.
Common elements:
» linear composition
» polychromatic material
» stepped fronts
» broken cornice line
» geometric forms
Moderne
Moderne, also called Art Moderne or Streamline
Moderne, saw popularity in the 1930s and early 1940s.
Restrained Moderne bridged the gap between the
flamboyant Art Deco and the functional International
Style of the 1940s and 1950s. Smooth stucco exteriors,
rounded corners, and curved metal canopies all gave
the impression of a sleek and modern building. Port-
holes, taken directly from the luxury liners of the time
period, found their way onto buildings, most often
applied to garages, bus terminals, and airports.
Construction slowed down significantly with the onset
of World War II and the restrictions placed on various
materials. As Moderne faded, simple and stark build-
ings in the International Style emerged, reflecting the
sparse times in which they were constructed.
Common elements:
» stucco exterior
» flat roof
» horizontal emphasis
» rounded corners
» smooth surfaces
» glass block
» speed lines
» little ornamentation
» curved metal hoods
» porthole opening
This structure, originally an Italianate commercial building, was
remodeled in 1936 in the Art Deco Style.
A - 120 Appendix
Factory/Warehouse
Warehouse buildings are often composed of large,
rectangular masses. The primary material is brick with
accents of stone masonry, wood or metal. Detailing
was usually simple with decorative features including
door surrounds, window hoods, modillions, keystones
and elaborate cornices. Flat roofs are most common;
however, gable roofs screened by parapet walls are
also seen. Double-hung windows with 1/1, 2/2 and 4/4
patterns are characteristic. Raised loading docks for
handling goods are common; some project from the
facade while others are inset behind the building plane.
Loading bay doors and openings were typically rectan-
gular. Metal or wood canopies sheltering the loading
dock are also typical.
Common elements:
» simple form
» flat roof
» loading docks at rear
» aligned windows
ATTACHMENT 3
Planning and Zoning Board Hearing Minutes
June 12, 2014
6:00 p.m.
Council Liaison: Mayor Weitkunat Staff Liaison: Laurie Kadrich
Chair: Jennifer Carpenter Phone: (H) 231-1407
Chair Carpenter called the meeting to order at 6:00 p.m.
Roll Call: Carpenter, Hansen, Hart, Heinz, Hobbs, Kirkpatrick, and Schneider
Absent: None
Staff Present: Kadrich, Eckman, Gloss, Burnett, Beals, Mapes, Mounce, McWilliams, and Cosmas
---------------
Consent Agenda:
1. Minutes from May 8, 2014
2. Old Town Design Standards Recommended to City Council
3. Colorado State University/Campus Shuttle Bus Turnaround Site Plan Advisory Review
#SPA140001
4. Bucking Horse Filing Three Major Amendment – MJA140001
Member Hart made a motion that the Planning and Zoning Board approve the June 12 2014,
Consent agenda as presented, including the minutes from the May 8, 2014, Planning and Zoning
Board hearing, Old Town Design Standards, CSU Campus Shuttle Bus Turnaround, and Bucking
Horse Filing Three Major Amendment. Member Hobbs seconded. Vote: 6:0, with Vice Chair
Kirkpatrick abstaining due to a conflict of interest.
Public Input: None.
ATTACHMENT 4
LANDMARK PRESERVATION COMMISSION
Regular Meeting
300 Laporte Avenue
May 14, 2014 Minutes
Council Liaison: Gino Campana (970-460-6329)
Staff Liaison: Laurie Kadrich (970-221-6750)
Commission Chairperson: Ron Sladek
CALL TO ORDER AND ROLL CALL: The meeting was called to order at 5:35 p.m. by Chair
Sladek. Members present were Ron Sladek, Meg Dunn, Kristin Gensmer, Pat Tvede, Dave Lingle,
Alexandra Wallace, Maren Bzdek, Doug Ernest and Belinda Zink (arrived at 5:43 p.m.). Staff
present: Historic Preservation Planners Karen McWilliams and Joshua Weinberg and
Administrative Staff Gretchen Schiager.
EXCUSED ABSENCE: None
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
---------------------------
[Time Reference: 6:45 p.m.]
RECOMMENDATION: ADOPTION OF OLD TOWN DESIGN STANDARDS BY
CITY COUNCIL
Josh Weinberg, Preservation Planner
Staff Report
As this topic has already been discussed extensively by the Commission at previous
meetings, Mr. Weinberg gave a very brief review of what is being proposed.
Commission Questions and Discussion
There was discussion about the need to include references and/or credits for photos in the
future, and the Members agreed that a general credits page would be sufficient.
Mr. Weinberg mentioned that most of the photographs were already in the possession of the
project consultant from when they worked on the original design standards in the 1980’s.
SUMMARY OF MEETING: The Commission:
Approved April 9, 2014 Minutes.
Heard an update on the Utilities Customer Service Building.
Conducted a Conceptual Development Review for 808 W. Prospect.
Voted to recommend that Council adopt the updated Old Town Design Standards.
Discussed the Poudre River Resources Report.
ATTACHMENT 5
Landmark Preservation Commission
May 14, 2014
- 2 -
Digital copies of all of the images used are available, and any originals can be duplicated and
distributed to the local historic archive, if they don’t already have them.
Members mentioned that Council had questioned the inclusion of wind turbines and solar
panels in text and photos. Mr. Weinberg said they were included as a guideline for how to
respond if an applicant wanted to use them in the future, but he would review the document
again to ensure alignment with Council directives.
Public Input
None
Commission Deliberation
Mr. Lingle moved that the Landmark Preservation Commission recommend to City
Council the adoption of the updated Old Town Design Standards. Ms. Tvede seconded.
The motion passed 9-0.
Mr. Sladek thanked Mr. Weinberg and Ms. McWilliams for their hard work on this project,
and asked that they convey the Commission’s thanks to the project consultant, Winter &
Company.
- 1 -
ORDINANCE NO. 094, 2014
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ADOPTING DESIGN STANDARDS FOR THE OLD TOWN HISTORIC DISTRICT
WHEREAS, pursuant to City Code Section 14-2, the City Council has established a
public policy encouraging the protection, enhancement and perpetuation of landmarks and
landmark districts within the City; and
WHEREAS, the Old Town Historic District was designated by Ordinance No. 170, 1979,
of the City Council and subsequently amended by Ordinance No. 124, 1998; and
WHEREAS, in 2013, the City received a grant from the State Historical Fund to partially
fund an update to the Design Standards for the Old Town Historic District to incorporate
elements of green building and sustainable design, and to highlight successful preservation
projects that have occurred in the Old Town Historic District; and
WHEREAS, the new Design Standards will serve to encourage public knowledge and
appreciation of the architectural character of Old Town and the history of the City, and will serve
as the regulatory document to be used by the City for review of projects within the Old Town
Historic District; and
WHEREAS, following substantial public outreach, and upon the favorable
recommendation of the Landmark Preservation Commission and the Planning and Zoning Board,
the City Council has determined that the new Design Standards for the Old Town Historic
District are in the best interests of the City and should be adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That the new Design Standards for the Old Town Historic District, a copy
of which is on file in the office of the City Clerk, are hereby adopted to serve as a regulatory
document to be used by the Landmark Preservation Commission and, if applicable, the Planning
and Zoning Board in the review and approval of applicable projects located in the Old Town
Historic District, which district is more particularly described on Exhibit “A”, attached hereto
and incorporated herein by this reference.
Section 2. That the Design Standards for the Old Town Historic District originally
adopted in 1981 are hereby repealed.
- 2 -
Introduced, considered favorably on first reading, and ordered published this 1st day of
July, A.D. 2014, and to be presented for final passage on the 15th day of July, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 15th day of July, A.D. 2014.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
OLD TOWN
HISTORIC DISTRICT
EXHIBIT A
building appear consistent with traditional
development patterns.
ments is also preferred.
building areas.
› Minimize structural impacts when installing
turbines.
ing windows.
should be employed.
Step 5: Add Energy-Generating Technologies
Sensitively.
The flexibility of many historic structures allows for
the respectful integration of energy efficient technolo-
gies, i.e., solar panels, geo-thermal systems and thermal
walls etc. Energy-generating technologies are the most
commonly known strategies. However, the efficiency
of a historic structure will often be great enough that
generation technologies aren’t the most practical solu-
tions. Utilize strategies to reduce energy consumption
prior to undertaking an energy generation project.
Appropriate addition to the front of a one-story
non-contributing structure.
4
4
4
Preserve an older
addition that has
achieved historic
significance in its
own right.
Design an addition or secondary structure to be subordinate to
the historic building.
4
briefs/11-storefronts.htm
4 4
preservation, and, when appropriate, the use of
alternative materials.
8
Re-point mortar joints where there is evi-
dence of deterioration. This shall match the
historic design.
4
Historic building materials are key features
of historic buildings and shall be preserved.
4
See web link to Preservation Brief 47: Maintaining the
Exterior of Small and Medium Size Historic Buildings
http://www.nps.gov/tps/how-to-preserve/
briefs/47-maintaining-exteriors.htm
Rehabilitation (simplified
historic interpretation)
4 4
to a state that makes a contemporary use possible
while still preserving those portions or features of the
property which are significant to its historical, archi-
tectural and cultural values. Rehabilitation may include
a change in use of the building or the construction of
an addition. This term is the broadest of the permit-
ted treatments and applies to most work on historic
properties.
Combining Treatments
For many projects a “rehabilitation” approach will be
the overall strategy, because this term reflects the
broadest, most flexible of the approaches. Within that,
however, there may be a combination of treatments
used as they relate to specific building components.
For example, a surviving cornice may be preserved, a
storefront base that has been altered may be restored,
and a missing kickplate may be reconstructed.
mation that will be helpful in
understanding the standard. In
some cases a sidebar includes links
that direct the user to additional
material; this may be technical
information about a rehabilitation
procedure or other helpful infor-
mation.
4
new building 4 4 4 4 (1)
Other
Track
Signs 4 4
(1) (1) (1) 4
Site Work 4 4
(1) (1) (1) 4
Miscellaneous 4 4 4
(1) Standards may apply to some projects in this category.
with a sufficient degree of care, such that it may be
re-classified as a contributing property once improve-
ments are completed. An owner may elect to take
such an approach; the city will work with the owner to
determine if this is appropriate. For this special condi-
tion, the Preservation Track will apply. This option is
not mandatory and is up to the building owner.
features are more subtle but still continue to influence
patterns of development.
The aerial image shown on the next page underscores
the value of the features that sill survive because they
provide a hint to the early character.
To preserve the historic building fabric and to provide din-
ing, retail and entertainment uses was a goal of the 1985
redevelopment plan.
Illustrative plan from the 1985 redevelopment plan set a vision
for Old Town.
that guided Dow and Meldrum. By including most of
the original surveyed area of Fort Collins, Avery cre-
ated the distinct triangular shaped lots and streets that
characterize Old Town.
Spring of 1873 saw an influx of population, and many
new business buildings were erected in Old Town. Dur-
ing that year 68 frame buildings were constructed in
Fort Collins, with a majority in the Old Town area, but
gusty autumn winds blew several down. The ones that
remained were later removed to build the more sturdy
brick buildings that stand today. Near harvest time of
the same year a plague of grasshoppers descended
upon the crops and devoured them. The businesses of
the community suffered along with the farmers, as the
grasshoppers made repeat performances in 1874 and
1875. Many families and businesses in Old Town left,
Ansel Watrous wrote, “Building was practically at a
standstill and business of all kinds was in the dumps.”
The arrival of the Colorado Central Railroad in 1877
began a new era of prosperity for Fort Collins, and
in particular for Old Town, as the Terminal was in
close proximity to the business district. Investments
in housing and business buildings rose, as did the spirit
of the people who lived and worked in Old Town. The
following year saw the building of some substantial
brick business blocks in Old Town, and a promise of
more to come.
the cultural heritage of the community. It also
enhances livability in the community.
» Environmental Sustainability. Rehabilita-
tion of historic resources conserves energy
that is embodied in the construction of
existing structures. It also reduces impacts on
landfill from demolition and reduces the need
to fabricate new materials.
» Economic Sustainability. The economic
benefits of protecting historic resources
include higher property values, job creation
and increased heritage tourism.
For More Information:
See web link to National Park Service Sustainabil-
ity information:
http://www.nps.gov/tps/sustainability.htm
For More Information:
See the following web link to Preservation Brief 3:
Improving Energy Efficiency in Historic Buildings:
http://www.nps.gov/tps/how-to-preserve/briefs/3-
improve-energy-efficiency.htm
mizing the need for replacement materials. Buildings
were also built to respond to local climate conditions,
integrating passive and active strategies for year-round
interior climate control, which further increase energy
efficiency. Passive strategies typically include building
orientation for sun and breezes. Active strategies typi-
cally include operable awnings, and double-hung and
transom windows.
Embodied Energy
Embodied energy is defined as the amount of energy
used to create and maintain the original building and
its components. Preserving a historic structure retains
this energy. Re-using a building also preserves the
energy and resources invested in its construction, and
reduces the need for producing new construction ma-
terials, which require more energy to produce. Studies
confirm that the loss of embodied energy by demoli-
disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new
construction shall not destroy historic materials that char-
acterize the property. The new work shall be differentiated
from the old and shall be compatible with the massing,
size, scale, and architectural features to protect the historic
integrity of the property and its environment.
10. New additions and adjacent or related new construction
shall be undertaken in such a manner that if removed in
the future, the essential form and integrity of the historic
property and its environment would be unimpaired.”
PRESERVATION BRIEFS & TECH NOTES
The Cultural Resources Department of the National
Park Service, U.S. Department of the Interior, pub-
lishes a series of technical reports regarding proper
preservation techniques. This series, Preservation Briefs
and Tech Notes, is a mainstay for many preservationists
in the field. When considering a preservation project,
these resources should be consulted.
principles for the treatment of historic resources,
but gives only very limited guidance or direction for
rehabilitation of historic properties themselves.
Code of the City of Fort Collins, Chapter 14
Landmark Preservation
This section of the code sets forth the following dec-
laration of policy for Historic Preservation within the
City:
(a) It is hereby declared as 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.
(b) It is the opinion of the city council that the economic,
cultural and aesthetic standing of this City cannot be main-
tained or enhanced by disregarding the historical, architec-
tural and geographical heritage of the City and by ignoring
the destruction or defacement of such cultural assets.
It also identifies:
› standards for determining eligibility,
› designation procedures,
› construction, alteration and demolition
activity, and a
› landmark rehabilitation program
rehabilitation of a historic resource:
• City of Fort Collins, Historic Preservation web
site:
http://www.fcgov.com/historicpreservation/
• History Colorado web site to assist in rehabilita-
tion projects:
http://www.historycolorado.org/archaeologists/
grants-financial-incentives
• National Park Service web site for tax credit
information to assist in rehabilitation projects:
http://www.nps.gov/tps/tax-incentives.htm