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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/15/2013 - SECOND READING OF ORDINANCE NO. 153, 2012, DESIGNADATE: January 15, 2013 STAFF: Karen McWilliams AGENDA ITEM SUMMARY FORT COLLINS CITY COUNCIL 23 SUBJECT Second Reading of Ordinance No. 153, 2012, Designating the Whitcomb Street Historic District as a Fort Collins Landmark District, Pursuant to Chapter 14 of the City Code. EXECUTIVE SUMMARY This Ordinance, adopted on First Reading on December 18, 2012 by a vote of 5-1 (Nays: Troxell), will designate the Whitcomb Street Historic District as a Landmark District. The proposed District contains 14 properties and is generally bound on the north by Mountain Avenue, on the south by Oak Street, and by alleys on the east and west sides. Owners of ten of the fourteen properties have consented in writing to establishment of the Whitcomb Street Historic District, desiring to protect their investments from redevelopment activities and to become eligible for financial programs available to historic properties. Owners of four properties are in opposition to the district, preferring to not have additional restrictions placed on their properties, including review of exterior alterations or demolitions. STAFF RECOMMENDATION Staff recommends adoption of the Ordinance on Second Reading. ATTACHMENTS 1. Copy of First Reading Agenda Item Summary - December 18, 2012 (w/o attachments) 2. Location map 3. Additional information requested by Council on First Reading 4. Citizen letters received on December 18, 2012 5. Powerpoint presentation COPY COPY COPY COPY ATTACHMENT 1 DATE: December 18, 2012 STAFF: Karen McWilliams AGENDA ITEM SUMMARY FORT COLLINS CITY COUNCIL 25 SUBJECT First Reading of Ordinance No. 153, 2012, Designating the Whitcomb Street Historic District as a Fort Collins Landmark District, Pursuant to Chapter 14 of the City Code. EXECUTIVE SUMMARY The Whitcomb Street Historic District contains 14 properties, which, together, form a cohesive entity associated historically, architecturally, and developmentally with the 100 block of South Whitcomb Street. The proposed district is generally bound on the north by Mountain Avenue, on the south by Oak Street, and by alleys on the east and west sides. It consists of the twelve properties that comprise the 100 Block of South Whitcomb Street and two properties historically associated with the 100 Block of South Whitcomb Street, now addressed as 601 West Mountain Avenue and 612 West Oak Street. The period of significance dates from the oldest construction in 1889, to 1940, when the newest of the historic dwellings was built on the last subdivided lot, seventy-two years ago. Owners of ten of the fourteen properties have consented in writing to establishment of the Whitcomb Street Historic District, desiring to protect their investments from redevelopment activities and to become eligible for financial programs available to historic properties. Owners of four properties are in opposition to the district, preferring to not have additional restrictions placed on their properties, including review of exterior alterations or demolitions. BACKGROUND / DISCUSSION At the April 11, 2012 Landmark Preservation Commission meeting, Mr. Kevin Murray formally submitted an application for the Whitcomb Street Historic District, on behalf of himself and other property owners within the proposed district. Subsequently, the Commission held hearings to consider the proposed district on August 8, 2012 and on October 10, 2012. At its October 10, 2012 hearing, the Landmark Preservation Commission found that the area proposed for designation forms a cohesive unit; that a large percentage of the primary historic resources within the district are contributing to the district; that the district contains a preponderance of integrity, and that the district is historically and architecturally significant to Fort Collins under all three Standards. The Commission voted 7-0 to adopt Resolution No. 3, 2012, recommending that Council approve the designation of the Whitcomb Street Historic District as a Fort Collins Landmark District. All of the properties comprising the Whitcomb Street Historic District, with the exception of a new residence at 122 South Whitcomb Street, currently under construction, qualify for designation under Standards 1 and 2 (social/developmental history and significant people). Under Standard 3 (architecture), all of the properties qualify except for 122 South Whitcomb and the dwelling at 113 South Whitcomb Street, significantly altered through a pop-up addition circa 1994. FINANCIAL / ECONOMIC IMPACTS Recognition of the Whitcomb Street Historic District as a Fort Collins Landmark District enables owners of the thirteen contributing properties to qualify for federal, state and local incentive programs available only to designated properties. Additionally, based upon research conducted by Clarion Associates, and the experience of the Sheely Drive Historic Landmark District, it is likely that all property owners, including the owners of the new residence at 122 South Whitcomb Street, would see an increase in property value following landmark district designation. Clarion Associates attributed this increase 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. COPY COPY COPY COPY December 18, 2012 -2- ITEM 25 STAFF RECOMMENDATION Staff recommends adoption of the Ordinance on First Reading. BOARD / COMMISSION RECOMMENDATION At its October 10, 2012 hearing, the Commission by a vote of 7-0, adopted Resolution No. 3, 2012, recommending that Council designate the Whitcomb Street Historic District as a Fort Collins Landmark District. PUBLIC OUTREACH Staff has held several meetings with owners of the Whitcomb Street District properties and interested citizens, including two Neighborhood Meetings, on August 30, 2012 and October 8, 2012, and numerous individual and small group meetings. Meetings were also hosted by Whitcomb Street property owners, including two attended by Historic Preservation staff, on May 15, 2012, and in June, 2012. Additionally, an email list of all property owners and interested citizens was maintained, and all were copied on pertinent emails and correspondence. ATTACHMENTS 1. Landmark Preservation Commission Resolution No. 3, 2012 2. Nomination for Landmark District Designation of the Whitcomb Street Historic District 3. Staff Report, October 10, 2012 4. Memorandum from Sherry Albertson-Clark, CDNS Interim Planning Director, dated October 2, 2012 5. Letters presented to LPC at its October 10, 2012 Hearing 6. Letter of Support from Senator John Kefalas 7. “What is a Historic District?” Informational sheet prepared by Historic Preservation staff 8. Minutes of October 10, 2012 Landmark Preservation Commission Hearing 9. Powerpoint presentation ATTACHMENT 2 ATTACHMENT 3 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services MEMORANDUM DATE: January 4, 2013 TO: Mayor and Councilmembers FROM: Karen McWilliams, Historic Preservation Planner Laurie Kadrich, Director, CDNS Karen Cumbo, Director, PDT TH: Darin Atteberry, City Manager RE: Second Reading of Ordinance No. 153, 2012, Designating the Whitcomb Street Historic District as a Fort Collins Landmark District, Pursuant to Chapter 14 of the City Code ______________________________________________________________________________ Following the December 18, 2012 City Council Hearing on this item, staff received two letters. These letters are attached for Council’s consideration of this item. Enclosures: Letter from Suzanne Murray, dated December 18, 2012 Letter from Daniel Manier, dated December 18, 2012 ATTACHMENT 4 City of Fort Collins, Planning and Zoning Board and Historic Preservation Board Fort Collins, Colorado 18 December 2012 Ladies and Gentlemen, Thank you for your service to our community as members of this board, and thank you for taking the time to hear our ideas and opinions. We believe that this is an important part of democracy and instrumental in your role as representatives of our community. As a group of neighbors and citizens, we have different reasons for desiring the recognition and protection of historic district zoning. Above all, the clear commonality is that we desire to protect our way of life, our neighborhoods, our community and the stability of our local economy. Clearly growth and renewal are an important part of any American city, and Fort Collins is no different. But we have something that is worth recognizing and protecting, even enhancing as our city continues to grow. When national, and international markets collapsed, so did Fort Collins’ economy, and real estate values; but we didn’t fall as low, and our markets are rebounding faster than average. And, we believe that the economic balance, intact communities, and historic character of Fort Collins are responsible for our good fortune. In old town, every time a small house gets demolished replaced by huge house the jump in size, and in turn market value, gradually reduce the diversity in structure that comprise demographics, economics, social and architectural values of our town. Some call this “improvement” or “gentrification,” but mega-sized homes overpower the community and erode the cultural and architectural heritage that made this city unique and desirable. It is sensible that as the city grows, some areas will be redeveloped, and things will change, but the character of the old town square, shops, and adjacent neighborhoods are the foundation of this community and these should be conserved as part of the character and value of our city. More importantly, through this process, which was stimulated by unsavory manipulation of current regulations, it has become clear that some members of the City Planning and Zoning Board (and Civic Staff), are supporting and developing re-zoning and re-development of currently occupied, residential neighborhoods in this same neighborhood (and beyond); as a citizen, I feel this historic designation, and the associated discussions, are a component of resisting and revising these plans to fit with the lifestyles and desires of current residents and taxpayers. (There are plenty of areas within the city that need immediate attention – for example, what is the new MAX going to connect to? There is no town “downtown” whereas we already have a town in “old town” – repurposing existing gray space, like the mall, and reducing long, boundless transportation veins by adding new focal areas is a far better use of your time and our funds!) We do not believe in imposing our will on our neighbors, so we do not take this action lightly. However, due to evidence exhibited by previous actions of these boards, and by apparently head-strong adherence to plans that run counter to the desires of current land-owners, residents, tax-payers and citizens, we believe that a stance must be taken, here and now. We grew up with family and friends caring about tradition and history. Our parents (both sides) currently own and live in 100 year old buildings, so we are well aware of the benefits and liabilities of older structures. And now, our kids love the Avery House, they love the trolley, the architecture of Old Town, the ghost stories and the history and people that made Fort Collins. If elementary school kids can recognize the values here – how can we, as citizens and leaders not also recognize these values? Importantly, this sense of place would be greatly diminished if historical preservation had not been maintained. On our block it is nice to be in the company of folks who share our mind set regarding character and history, who care more about preserving community than how much they will make on their home. We are willing to tolerate restrictions on our own future designs and developments (much maligned), in order to place reasonable restrictions on local land-owners to avoid destruction of character and imposing new structures that jeopardize the character and sense-of-place that are a foundation of our community. There are also some very sound economic reasons for managing growth with austerity and preserving and protecting our existing structures and infrastructure. According to the National Trust for Historic Preservation, homes in designated districts are 10-25% more valuable than similar homes not in historic districts. People like to know that when they pay extra to buy in an historic area, that their investment, and way of life, will not be displaced without full and legitimate consideration of current residents. Further, rehabilitation of existing houses tends to keep more work locally. Quality local carpenters and craftsmen are sustained, more marketable character is retained, and less waste is sent to the landfill. More local purchases, more local materials, and more local employment means more local taxes. It’s worth fixing and repairing, because “Old Town” sells! In summary, we believe that there are several important goals and justifications for adopting Historic Designation: · To protect significant historic properties and collective historic character, · Provide a clear reaction to a specific threat of re-development, · Encourage redevelopment in appropriate places, · Develop a tool for maintaining property values, · Foster an improved image of the community at large, and · Prevent advancement of plans that neglect the character and ideas of the community. Sincerely, Daniel and Heather Manier 125 S. Whitcomb St. Fort Collins 1 Request for Designation of the Whitcomb Street Historic District as a Fort Collins Landmark District ATTACHMENT 5 2 Historic Preservation Program Foundations • 1968 – Historic Preservation Program established - Adoption of Chapter 14 (Landmark Preservation) - Formation of LPC • 1991 - Certified Local Government status - Requires standards, criteria, and procedures consistent with Federal Standards - Requires that staff, and 40% of LPC members, meet federal professional qualification standards 3 Policy Statement “To enhance the quality of life in Fort Collins by the preservation of historic resources and inclusion of heritage in the daily life and development of the City and community.” 4 Historic Districts in Fort Collins 5 Landmark Designation Process • Nomination prepared by citizens • Reviewed by professional staff • Presented to review board (LPC) for recommendation • Acted upon by City Council 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Consenting & Not Consenting 27 Landmark Preservation Commission Findings and Resolution • The Boundary is Appropriate • 13 of 14 Properties Eligible • The District is Historically and Architecturally Significant under 3 of 4 Designation Standards LPC Adopted (7-0) Resolution Recommending Council Approval of the Whitcomb Street Historic District as a Landmark District ORDINANCE NO. 153, 2012 OF THE COUNCIL OF THE CITY OF FORT COLLINS DESIGNATING THE WHITCOMB STREET HISTORIC DISTRICT AS A FORT COLLINS LANDMARK DISTRICT PURSUANT TO CHAPTER 14 OF THE CODE OF THE CITY OF FORT COLLINS WHEREAS, pursuant to Section 14-2 of the City Code, the City Council has established a public policy encouraging the protection, enhancement and perpetuation of landmarks and landmark districts within the City; and WHEREAS, by Resolution dated October 10, 2012, the Landmark Preservation Commission (the "Commission") has determined that the Whitcomb Street Historic District forms a cohesive unit; that a large percentage of the primary historic resources within the district are contributing to the district; that the district contains a preponderance of historical integrity; and that the district is historically and architecturally significant to Fort Collins under Landmark Designation Standards 1, 2 and 3; and WHEREAS, the Commission has further determined that said district meets the criteria of a landmark district as set forth in Section 14-5 of the Code and is eligible for designation as a landmark district, and has recommended to the City Council that said district be designated by the City Council as a landmark district; and WHEREAS, the owners of ten of the fourteen properties comprising the district have consented to, and desire such landmark designation; and WHEREAS, such landmark designation will preserve the district’s significance to the community; and WHEREAS, the City Council has reviewed the recommendation of the Commission and desires to approve such recommendation and designate said properties as a landmark district. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the Whitcomb Street Historic District, consisting of the following properties located in the City of Fort Collins, Larimer County, Colorado: 105 South Whitcomb Street; 108 South Whitcomb Street; 112 South Whitcomb Street; 113 South Whitcomb Street; 117 South Whitcomb Street; 118 South Whitcomb Street; 121 South Whitcomb Street; 122 South Whitcomb Street; 125 South Whitcomb Street; 126 South Whitcomb Street; 129 South Whitcomb Street; 130 South Whitcomb Street; 601 West Mountain Avenue; and 612 West Oak Street and described as follows, to wit: A TRACT OF LAND LOCATED IN THE SOUTH HALF OF SECTION 11, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN; CITY OF FORT COLLINS, COUNTY OF LARIMER; STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF BLOCK 270 OF THE LOOMIS ADDITION, AND CONSIDERING THE EAST LINE OF SAID BLOCK 270 TO BEAR SOUTH, WITH ALL BEARING CONTAINED HEREIN RELATIVE THERETO; THENCE IN A SOUTHEASTERLY DIRECTION ACROSS THE RIGHT OF WAY OF WHITCOMB STREET TO A POINT ON THE EAST RIGHT OF WAY OF WHITCOMB STREET, SAID POINT LYING 10 FEET NORTH OF THE NORTHWEST CORNER OF LOT 6, BLOCK 71 OF THE ORIGINAL PLAT OF THE TOWN OF FORT COLLINS; THENCE PARALLEL TO THE NORTH LINE OF SAID LOT 6, EAST, A DISTANCE OF 55 FEET; THENCE PARALLEL TO THE EAST RIGHT OF WAY LINE OF WHITCOMB STREET, SOUTH, A DISTANCE OF 10 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 6; THENCE ALONG SAID NORTH LINE, EAST, A DISTANCE OF 20 FEET; THENCE PARALLEL TO THE EAST RIGHT OF WAY LINE OF WHITCOMB STREET, SOUTH, A DISTANCE OF 50 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF OF SAID LOT 6; THENCE ALONG SAID NORTH LINE, EAST, A DISTANCE OF 60 FEET; THENCE PARALLEL TO THE EAST RIGHT OF WAY LINE OF WHITCOMB STREET, SOUTH, A DISTANCE OF 50 FEET TO A POINT ON THE NORTH LINE OF LOT 7 OF SAID BLOCK 71; THENCE ALONG SAID NORTH LINE, EAST, A DISTANCE OF 55 FEET TO THE NORTHEAST CORNER OF SAID LOT 7; THENCE SOUTH, A DISTANCE OF 100 FEET TO THE SOUTHEAST CORNER OF SAID LOT 7; THENCE ALONG THE SOUTH LINE OF SAID LOT 7, EAST, A DISTANCE OF 7 FEET MORE OR LESS TO THE LINE OF THE ARTHUR DITCH; THENCE SOUTHWESTERLY ALONG SAID LINE OF THE ARTHUR DITCH TO A POINT ON THE NORTH LINE OF THE SOUTH HALF OF LOT 8 OF SAID BLOCK 71, SAID POINT BEING 126 FEET MORE OR LESS EAST OF THE EAST RIGHT OF WAY LINE OF WHITCOMB STREET; THENCE ALONG SAID NORTH LINE, WEST, 26 FEET; THENCE PARALLEL TO THE EAST RIGHT OF WAY LINE OF WHITCOMB STREET, SOUTH, A DISTANCE OF 50 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF OAK STREET AND THE SOUTH LINE OF SAID LOT 8; THENCE ALONG THE SOUTH LINE OF SAID LOT 8, WEST, A DISTANCE OF 100 FEET TO THE SOUTHWEST CORNER OF SAID LOT 8; THENCE CONTINUING WEST, A DISTANCE OF 100 FEET ACROSS THE RIGHT OF WAY OF WHITCOMB STREET TO THE SOUTHEAST CORNER OF BLOCK 270 OF THE LOOMIS ADDITION; THENCE CONTINUING WEST, A DISTANCE OF 190 FEET TO THE SOUTHWEST CORNER OF LOT 17 OF SAID BLOCK 270; THENCE ALONG THE WEST LINE OF LOTS 17, 16, 13, AND 12 OF SAID BLOCK 270, NORTH, A DISTANCE OF 200 FEET TO THE NORTHWEST CORNER OF -2- SAID LOT 12; THENCE ALONG THE NORTH LINE OF SAID LOT 12, EAST, A DISTANCE OF 110 FEET; THENCE ALONG THE WEST LINE OF LOT 2 OF SAID BLOCK 270 AND ITS EXTENSION, NORTH, A DISTANCE OF 200 FEET TO THE NORTHWEST CORNER OF SAID LOT 2; THENCE ALONG THE NORTH LINE OF LOTS 2 AND 1 OF SAID BLOCK 270, EAST, A DISTANCE OF 80 FEET TO THE POINT OF BEGINNING; CONTAINING 3.037 ACRES MORE OR LESS be designated as a Fort Collins Landmark District in accordance with Chapter l4 of the Code of the City of Fort Collins. Section 2. That the criteria in Section 14-48 of the Municipal Code will serve as the standards by which alterations, additions and other changes to the buildings and structures located within the boundaries of the above described district will be reviewed for compliance with Chapter 14, Article III, of the Code of the City of Fort Collins Introduced, considered favorably on first reading, and ordered published this 18th day of December, A.D. 2012, and to be presented for final passage on the 15th day of January, A.D. 2013. _________________________________ Mayor ATTEST: _____________________________ City Clerk Passed and adopted on final reading on the 15th day of January, A.D. 2013. _________________________________ Mayor ATTEST: _____________________________ City Clerk -3-