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2017-023-02/21/2017-ADOPTING THE OLD TOWN NEIGHBORHOODS DESIGN GUIDELINES, REPRESENTING AN IMPLEMENTATION ACTION OF THE
RESOLUTION 2017-023 OF THE COUNCIL OF THE CITY OF FORT COLLINS ADOPTING THE OLD TOWN NEIGHBORHOODS DESIGN GUIDELINES , REPRESENTING AN IMPLEMENTATION ACTION OF THE OLD TOWN NEIGHBORHOODS PLAN WHEREAS , the Old Town Neighborhoods Design Guidelines (the "Guidelines") have been created to provide voluntary guidance for compatible rehabilitation, additions, and new construction projects in the East Side and West Side Neighborhoods, the predominately residential neighborhoods to the west and southeast of downtown Fort Collins; and WHEREAS, the Guidelines are for the use of applicants in the development review process and are voluntary and advisory in nature; and WHEREAS, the Guidelines replace the Neighborhood Character Design Guidelines for the Eastside and Westside Neighborhoods in Fort Collins adopted by Ordinance No. 13 , 1996, and supplement existing Land Use Code design standards adopted by Ordinance 2013 -033 ; and WHEREAS , the Guidelines are an implementation action of the Old Town Neighborhoods Plan which is being concurrently considered for adoption by Council ; and WHEREAS , the Guidelines are intended to implement the Old Town Neighborhoods Plan vision for neighborhood character and compatibility by encouraging and supporting the rehabilitation of historic structures and the compatible design and construction of new homes and additions in the Neighborhood Conservation, Low Density (N-C-L) and Neighborhood Conservation, Medium Density (N-C-M) zone districts; and WHEREAS, the staff conducted extensive public outreach regarding the Guidelines in conjunction with the public outreach associated with the Old Town Neighborhoods Plan; and WHEREAS, on February 16, 2017, the Planning and Zoning Board recommended that Council adopt the Guidelines; and WHEREAS, the City Council has determined that it is in the best interests of the City that the Guidelines be adopted . NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS, as follows : Section 1 . That the City Council hereby makes and adopts the determinations and findings contained in the recitals set forth above. Section 2. That the Old Town Neighborhoods Design Guidelines, a copy of which is attached hereto as Exhibit "A", be adopted. - 1 - l Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 21st day of February, A.D. 2017. Mayor ATTEST: �OF FORT Co��l� SEAL City Clerk COLORI'�O -2- EXHIBIT A list flu 00 I OLD TOWN NEIGHBORHOODS - DESIGN GUIDELINES Fort Collins Old Town Neighborhoods Design Guidelines Final Draft I February 7, 2017 City of Fort Collins Planning Services 281 North College Avenue Fort Collins , CO 80524 (970) 221 -6750 www.fcgov. com/planning For additional copies , please download from our website , or contact us using the information above TABLE OF CONTENTS Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Purpose . . . . . . . . . . . . . . . . . . ............. . . . . . . . . . ...................... . . . . . ...................... . . . . . ... . .. . . .............. . . . . . ...................... . . . . . ...................... . . . . ...................... . . . . . ...................... . . . . ................ 3 HowThis Document Is Used . . . . .................... . . . . . ...................... . . . . . ... . .. . . .............. . . . . ...................... . . . . . ...................... . . . . ....................... . . . . ...................... . . . . . ................ 6 DesignGuidelines Format. . . . . . . . ....................... . . . . ...................... . . . . . ... . .. . . . ............. . . . . ....................... . . . . ........................ . . . . ...................... . . . . . ...................... . . . . ............... 6 DesignGuidelines Steps .. . . ... . . . . ....................... . . . . ...................... . . . . . ... . .. . . . ............. . . . . ...................... . . . . . ...................... . . . . ....................... . . . . ...................... . . . . . ................ 7 NeighborhoodCharacter Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CommunityIdentified Features . . . . ................. . . . . . . . . . ................. . . . . . .. . . .. . . . ............. . . . . . . . . . ................ . . . . . . . . . . . . . ................ . . . . ....................... . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . .. . . 1 1 HistoricArchitectural Styles . . . . . . . . . . . . . .............. . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . ............ . . . . . . . . . . . . .............. . . . . . . . . . . . . . . . ............. . . . . . . . . . .................. . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . . . . . 12 CharacterAreas . . . . . . . .............. . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . .............. . . . . ...................... . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . . . . . 23 Design Guidelines for the Treatment of Historic Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 GeneralPreservation Principles . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ...... .42 Character- Defining Features . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ...... .44 Materialsand Finishes . . . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . . . . . . . . . . ...... .46 Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . ...... .48 Doorsand Entries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... . 52 Porches , Decks and Balconies . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . . . . . . . . . . ...... .53 HistoricRoofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ... ... . 56 ExposedHistoric Foundations . . . . . . .......... . . . . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ..... . .57 Paint . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . ... .. . . 58 Color . ... . . . . . . . . . . . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ...... . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . ... .. . . 58 Accessory Buildings and Carriage Houses . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ... .. . . 59 ExistingAdditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ..... . . 59 EnhancingEnergy Performance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ..... . . 62 MaintainingEnergy Efficiency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ..... . . 62 UsingEnergy Generating Technologies . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . ....... . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . ..... . . 63 Building Design : Guidelines for New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Designingin Context .......... . . . . . . . . ................. . . . . . . . . . ................. . . . . . . . . . ................. . . . . . . . . . ..................... . . . . . . . . . ....... .. . . . . . . . . . . . . . . . . . ................. . . . . . . . . . ...................... . . . . .............67 BuildingDesign . . . . . . . . ............. . . . . . . . . ................. . . . . . . . . . ................. . . . . . . . . . ................. . . . . . . . . . ................. . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . ....... . . ........ . . . . . . . . .................. . . . . . . . . ..............68 BuildingMass and Scale ..,". . . . . . . . . . . . . . . . . . . "I'll,.......... . . . . . . . . 0 ""9999999...... . . . . . . . . . .............. . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . ....... . . ........ . . . . . . . . .................. . . . . . . . . .....@@@@.....71 BuildingArticulation . . . . . . . .. . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . ........ . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .... . . . . . . . . . . . . . ............. . . . . . . . . . . . . . . . . . . . .... 73 Porches , Entry Features , Balconies and Decks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75 Doorsand Windows . . . . .... . . . . . ............. . . . . . . . . . . . . . .............. . . . . ...................... . . . . . ...................... . . . . . . .... . . . . . ............. . . . . . ...................... . . . . ....................... . . . . ................... . . . . . . . 78 Materials . . . . ................ . . . . . .... . . . . . ............. . . . . . .. . . . . . . .............. . . . . ...................... . . . . . ........................ . . . . .... . . . . . ............. . . . . . ...................... . . . . ...................... . . . . . ................... . . . . . . .80 Eaves . . . . . . . . . . . . . ......... .... . . . . . . . . . . . . . . .... ..... . . . . . . . . . . . . . . . . . .............. . . . . ...................... . . . . . . . . . . . . . . . ......... . .... . . . . . . . . . . . . . . ... ..... . . . . . . . . . . . . . . . . . . ........ . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . ......... . . . . . . . .82 Additions . . . . . . . . . . .. . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... . ........ . . . . ..................... . . . . . . . . . . . . . . . ..... . . . . . . ... . . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . . . . . . . . . . . ..... . . . . . . . . . . . . . .. . . . . . . . .... . . . . . . . . . . . . . .84 Connectors . . . ............ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .............. . . . . ...................... . . . . . ....................... . . . . ....................... . . . . ...................... . . . . . . . . . . . . . .............. . . . . .................... . . . . . . .88 Accessory Buildings and Carriage Houses . . ............. . . . . . ...................... . . . . ...................... . . . . . ....................... . . . . ...................... . . . . . . . . . . . . . .............. . . . . .................... . . . . . . .89 GreenBuilding and the Climate Action Plan ........... . . . . ....................... . . . . ...................... . . . . . ...................... . . . . ....................... . . . . . . . . . . . . . ............. . . . . . ...................... . . . . .91 Site Design : Guidelines for New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95 BuildingLocation ..... . . . . . . . . . .................. . . . . . . . . . . . . . ............. . . . . . . . . . . . . .............. . . . . . . . . . . . . ................ . . . . . . . . . . .................. . . . . ...................... . . . . . . . . . . . . . .............. . . . . . . . . . . . ...",......... . . . . .95 Parking . . . . . . . . . . . . . . .. .... . . .. . . . . . . . . . . . . . .............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . ................ . . . . . . . . . . . . . .............. . . . . . . . . . . . . .............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ............. . . . . .96 VehicularAccess . . . . . . . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . ................ . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ............ . . . . . .96 Landscapeand Site Features ............. . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . ............... . . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ........... . . . . . . .97 UrbanGardens ..... . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . . .... . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .... . . . . . . . . . . . . .... . . . . . . . . . . . . . .... . . . . . . . . . . . . . . ........... . . . . . . .99 ServiceAreas . . ........... . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ........... . . . . . . . . . . . . . . . .............. . . . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . ............. . . . . . . . . . . . . . ............ . . . . . . . . . . . . . . . ........... . . . . 100 Appendix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 CharacterArea Summary Charts . . . . . . . . . . . . . . . . . . ...... . . . . . . . . . . . . . . . . . . . . ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . ........ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 ResourceList . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107 Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108 ACKNOWLEDGEMENTS Fort Collins City Council Wade Troxell , Mayor Gerry Horak, Mayor Pro Tem , District 6 Bob Overbeck, District I Ray Martinez, District 2 Gino Campana, District 3 Kristin Stephens, District 4 Ross Cunniff, District 5 City Leadership Darin Atteberry, City Manager Jeff Mihelich , Deputy City Manager Laurie Kadrich , Planning, Development, and Transportation (PDT) Director Tom Leeson , Community Development and Neighborhood Services (CDNS) Director Cameron Gloss , Planning Manager Project Management Team Pete Wray, Senior City Planner — Project Lead Meaghan Overton , City Planner — Project Manager Cassandra Bumgarner, Historic Preservation Planner Maren Bzdek, Senior City Planner, Historic Preservation Clay Frickey, City Planner Karen McWilliams , Historic Preservation Manager Ryan Mounce , City Planner Joshua Weinberg, Senior City Planner, Neighborhood Services Boards and Commissions Planning and Zoning Board Landmark Preservation Commission Consultant Team Julie Husband , Winter & Company Christopher Ball , Winter & Company ACKNOWLEDGEMENTS Old Town Neighborhoods Plan Stakeholder Group Westside Eastside Al & Janeen Kulenski Mike Coley Zach & Laura Wilson Kendra Spanjer Meg Dunn Tamela Wahl Kevin Murray Margo Carlock Hugh Mackay Patrick Flynn Roland Baschmann Kristina Kachur Doug & Denise Newberry Jodie Riesenberger William Whitley Lisa Moravan Kelly Deligio Greg Rittner Michelle Haefele Paulette Dolin Catherine Cole Janonis Seth Jansen Gayle Wernsman Lisa Kohl Jack Mullen Sheila Dielman Tami Agne Michele Christensen Chris Kelly INTRODUCTION CHAPTER • • Introduction HISTORIC REVIEW r. listing on the National Register or as Fort Collins Historic review is required for exterior changes Landmarks . to buildings fifty years old and older and for land surface changes , including new construction on Other residences may not be individually eligible these properties . Many proposed changes may be for historic designation but contribute to the approved administratively by staff; otherwise the sense of continuity in scale, character, form proposed work goes to the Landmark Preserva- and materials that exists in the neighborhoods. tion Commission ( LPC) for review. These structures , along with those of historic significance , define the context for building in the The LPC and City staff take the following factors �r,= Old Town Neighborhoods. into consideration when reviewing proposed work: In recent years, residents have voiced their desire to maintain the traditional character of the Old > The significance of the property Town Neighborhoods while encouraging renova- > The context, with respect to other historic tion of existing buildings and accommodating properties compatible new construction . City Council up - > The location of any key, character-defining - dated the Land Use Code for this area in 2013 , in features PURPOSE which certain standards related to mass and scale > The condition of those features were adopted to promote compatibility. Recent > The historic designation status The Old Town Neighborhoods are among the neighborhood planning efforts also have identified most cherished residential sections of Fort Col - objectives for encouraging compatible infill . While In addition , there are many cases in which these Tins . Extending east and west of Downtown , these change continues to occur, retaining the existing guidelines state that one particular solution is neighborhoods support a high quality of life with character and embracing sustainability remain preferred , such as for the replacement of a dam - walkable streets and buildings that convey an primary goals for the Old Town Neighborhoods . aged or missing feature, but the text further notes eclectic mix of character and scale that is unique that some alternatives may be considered if the as compared to the entire community. This document represents an update to the origi - preferred approach is not feasible. In determining nal Design Guidelines developed in 1996 , and is such feasibility, the LPC and City staff will also Many homes in the Old Town Neighborhoods an implementation action of the 2016 Old Town consider: date from the early years of the city and are Neighborhoods Plan . It provides design guidelines recognized for their historic significance . Most and identifies neighborhood character areas to > The reasonable availability of the preferred of the homes in the Eastside neighborhood are consider when rehabilitating existing buildings and material contained within the Laurel School National Reg- for new infill construction . This document also > The skill required to execute the preferred ister Historic District. Some individual buildings builds on the policies established in other plan - approach in both the Eastside and Westside neighborhoods ning documents . Finally, it provides more detailed > The quality, appearance and character of are also listed as local landmarks under the City's guidance to help property owners find compatible alternative solutions , such as new materials preservation ordinance , and others are identified solutions that respond to the existing neighbor- in cultural resources surveys as being eligible for hood context. Old Town Neighborhoods Design Guidelines I February 2017 3 CHAPTER If INTRODUCTION WESTSIDE NEIGHBORHOOD ZONING MAP = WEST OF COLLEGE AVE r Vine Dr A — II I r _ l� �II.IM111 _ J ismr ■ 0 F111111 - - - E - 1 r - - ETMporte A�_ I z Mountain Ave = 0 I* U, z _� ■� 1111 I City Park �.., = � U, � ErM ■■ ■1111 Legend low 11W■ *! ■tr — � - - - - , [ _ ] Neighborhood Boundary Mulberry St Lill Neighborhood I ' Conservation - � Low Density Neighborhood � Laurel St . _ Conservation - J Medium Density } Colorado State University 4 Introduction CHAPTER • • EASTSIDE NEIGHBORHOOD ZONING MAP - EAST OF COLLEGE AVE ZONING DISTRICT MAPS These Design Guidelines apply to the Neighborhood Conservation , Low Density (NCL) and Neighborhood Conservation , Medium Density ( NCM ) zone districts . O I 14 � jMi ri RU' l, o oo r=1 M use rryy—St �,s 14 -- - �Vx AIL .Rmm� Olt, R 11� ■■ ■■ 11 ON � i 11111111E r IQ � `"th t J • of UI 1 � � � ■� a) Q 0 >� Legend N [ _ ] Neighborhood Boundary hdr II 1 �� ' ' •• I Neighborhood Conservation - Pros ect Rd Low Density L �� J Neighborhood Conservation - Medium Density 287 Colorado State University Old Town Neighborhoods Design Guidelines I February 2017 5 CHAPTER Ile INTRODUCTION HOW THIS DOCUMENT IS USED credits will also find the Design Guidelines useful for planning compatible improvements or repairs Compatible and Less Compatible Preparing for Home Improvement that could be eligible for these incentive programs. Solutions These guidelines are for voluntary and advisor use. In many cases , images and diagrams through - Additional Resources out this document are marked to indicate Property owners , designers , and contractors are whether they represent compatible or less encouraged to draw upon the principles set forth Historic Preservation Programs and Processes: compatible solutions . here when planning improvements to homes in the http: //www. fcgov. com /historicpreservation / neighborhoods. The City's Design Assistance Pro - Design Assistance Program: http ://www. fcgov. A check mark indicates more com - gram provides funding for approved professionals com /historicpreservation /design - assistance . php ✓ patible and permitted solutions . to apply the guidelines to achieve compatible plans J for alterations and new construction . Landmark Rehabilitation Loans: http ://www. fcgov. com /historicpreservation /landmark- rehabilita - An "X" mark indicates less Evaluating Real Estate tion . php , compatible solutions that are J inappropriate . Potential home buyers and real estate agents can DESIGN GUIDELINES FORMAT use these guidelines to understand the value of character- defining features in homes available for This document is intended to be user-friendly. purchase and to understand the best options for Users can navigate through the document by fol - repair, renovation , or additions . lowing " Design Review Tracks" that correspond to the type of work being proposed . Illustrations Design Review Guidance provide multiple options for compatible designs to help convey the intent of the Design Guidelines . City staff and the Landmark Preservation Commis- sion use the guidelines as a tool for understanding Neighborhood character area descriptions are options that are compatible with the character of also included in this document to describe more the district and the particular building type when detailed characteristics of particular areas within conducting historic review. For example, the re- the Old Town Neighborhoods. The character area view process for proposed changes to properties sections illustrate how building components like located in the Laurel School Historic District, or roof forms , porches and side-yard setbacks can be other properties that are listed or eligible for his- combined to create designs that fit the context of toric designation , may benefit from the information a character area, provided in this document. Similarly, designated landmark property owners who wish to apply for the City's zero - interest loan program or State tax 6 Introduction CHAPTER • • Design Guidelines Organization DESIGN GUIDELINE STEPS Step 2 : What Type of Existing Building? Terminology Note: When using the Design Guidelines there are two Historic Property The term "remodel " is often used in common "steps" to aid in identifying which chapters apply A " historic" property is one that is more than fifty language . In these Design Guidelines , the term to a specific project. (See the chart on the follow- years old and that possesses sufficient integrity to " rehabilitation" should be used when identify- ing page.) convey its history, or is capable of yielding impor- ing the project type and applicable guidelines. Follow these steps to get started : tant information about a significant historic period in the city. Step I : What Type of Improvement? Note that some properties may have experienced Determining a Historic Property: Determine the nature of the improvements that some degree of alteration from their historic The U . S . Department of the Interior, National are planned . There are three categories: designs. These alterations may include window Park Service , National Register Criteria for replacement, cornice removal , a porch enclosure Evaluation defines a historic property as a Historic Property or covering of a building's historic materials. property achieving significance within the past If improvements are planned to a historic building, Nonetheless, these altered properties may retain 50 years if it is of architectural or historical determine if the project will be a rehabilitation of sufficient building fabric to still be considered his- importance . the structure, or an addition to the historic struc- torically significant. For all historic properties , the ture . If an addition is desired , the New Construc- Design Guidelines for the Treatment of Historic If your original property is not built within the tion Guidelines will apply to the project. Resources Chapter should be considered when last 50 years , staff review will necessary to planning improvements . determine if the property is historic . New Construction Will the planned improvements include construc- Nonhistoric tion of a new building or accessory building? Or The classification of "nonhistoric" applies to exist- will the planned improvements apply to an existing ing buildings that are less than fifty years old , or do non - historic building? See the chart on the follow- not possess sufficient significance and/or exterior ing page to identify which chapters apply to these integrity necessary for historic designation . The two types of projects. Building Design Guidelines for New Construction Chapter applies to these properties. Other Improvements Other improvements including site work, place - ment of a new building on the lot, driveways , landscape , fences and other miscellaneous project improvements should follow the Character Areas Guidelines chapter and the Site Design Guidelines chapter. Old Town Neighborhoods Design Guidelines I February 2017 7 CHAPTER If • • WHAT IS THE BEST APPROACH , AND WHAT CHAPTERS SHOULD I USE ? The document is organized into chapters that address different types of projects , including: historic building, non - historic building, new construction and other types of improvements. Use the chart below to identify which chapters apply to your type of project. J ,4�Ctw • Q PROJECT TYPE v Rehabilitation of a Historic Historic Property Property Addition to a Historic Property Improve a Non-historic New Property Construction Construction of a New Building Other New Site Work Improvements (+) Guidelines could apply to some projects in this category. Figure I: Applicable Chapters Chart. 8 Introduction NEIGHBORHOOD CHARACTER AREAS • PTER 2* NEIGHBORHOO CHARACTER AREAS Neighborhood Character Areas The Old Town Neighborhoods are diverse , with a range of existing architectural styles , building sizes, features and contexts . These conditions reflect historic development patterns and influence how we perceive the compatibility of new development and alterations . Understanding neighborhood characteristics , including physical conditions and dynamic aspects such as past and future changes , is important for retaining the unique character of the neighborhoods . _Y + This chapter identifies the Old Town Neighborhoods character areas and the variables that define them . It is organized under the following sections: Community Identified Features: This section identifies a list of the COMMUNITY IDENTIFIED FEATURES most commonly identified qualitative and physical neighborhood features of The 2012 Eastside and Westside Neighborhoods Strategy Report included an value to residents of the Old Town Neighborhoods. These features should extensive community engagement process. As a part of the process , members be considered when rehabilitiating a historic house or developing a new of the community were asked to identify and describe a series of features that project. Note: The community identified features contained in the Design make the Old Town Neighborhoods unique and desirable. Guidelines were developed in collaboration with residents of the community in an earlier planning project to develop zoning updates for the Old Town Feedback from residents was largely consistent and included both physical Neighborhoods . and social characteristics. The most common traits described included Architectural Styles: This section identifies the historic architectural styles friendly neighbors , walkability, and diversity in people and buildings . The most found throughout the neighborhoods. A list of the character- defining features commonly identified qualitative and physical neighborhood features of value for each style is provided . It is supplemented with annotated sketches and to residents are summarized below. photographs . A key objective is to maintain the character- defining features of Valued qualitative aspects of neighborhood character include: individual historic properties. > Old charm and character of houses Character Areas: This section maps the character areas and identifies the > Friendly/neighborly sense of community variables for each area. In addition , photographs are provided to assist the > Family/kid -friendly user in understanding each of the variables that have been identified . The key > Modest homes objective is to retain the overall character of the area while accommodating creative , yet compatible new buildings and additions. Note: the character > Socioeconomic diversity areas were developed in collaboration with residents of the community > Evident pride of ownership in an earlier planning project to develop zoning updates for the Old Town > Diversity in ownership patterns Neighborhoods . > Does not have an HOA Old Town Neighborhoods Design Guidelines February 2017 I I CHAPTER • • • Valued physical aspects of neighborhood character include: HISTORIC ARCHITECTURAL STYLES > Walkability and bikability This section provides a brief overview of various historic styles found in > Proximity to amenities (including parks , schools, playgrounds, Old Town , the Old Town Neighborhoods character areas. Use the styles section to trolley, CSU, etc .) determine an existing building's historic style and its character- defining > Historic character and homes features . Ultimately, the information contained in this section will aid in > Integrity within blocks choosing appropriate design solutions for any proposed work. Note that > Wide streets styles are rarely pure in form , and a wide range exists within individual styles. In some cases, alterations may have occurred that make some of the features > Detached sidewalks less characteristic of the building's styles . > Variety in lot types > Alleys > Front porches > Views through lots > Not all fenced � ) > Trees > Relative low density > Diversity of house style , age and scale > Uniqueness of character among Fort Collins neighborhoods > Less car-oriented design > Orientation towards neighbors > Houses designed with sustainability aspects already built into them 12 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS FOURSQUARE (C . 1895 = 1930) _ HIP OR GABLE The Foursquare architectural form is recognized _� ROOF FORM by its square plan , two -story height and simplicity.The majority of these houses were built during the first three decades of the twentieth century. BROAD Character- defining features: OVERHANGING EAVES Square plan v Full , open one- story porch with hipped roof Hipped roof all" Simplified Doric or Tuscan columns Broad , overhanging eaves - FULL , OPEN Two or two -and -a- half stories - PORCH Minimal decoration Central dormer SIMPLIFIED DORIC Adaptable to many stylistic treatments OR TUSCAN COLUMNS T • 1 � t L Old Town Neighborhoods Design Guidelines February 2017 13 • PTER 2 * NEIGHBORHOO CLASSIC COTTAGE (C . 1910 = 1930) The Classic Cottage features a hipped roof with central dormer and flared eaves , and a front porch , �- often full -width , with Tuscan columns supporting — HIP ROOF FORM the porch roof. Sometimes the porch is inset _- - beneath the house roof. Architectural features of — � a Classic Cottage are similar to the features of a Foursquare, with the primary difference being a CENTRAL DORMER Classic Cottage is one- story. Character- defining features: FLARED EAVES Central dormer v Hipped roof DOUBLE HUNG , Flared eaves at dormer and/or roof MULTI - PANE Masonry porch posts or simplified Tuscan WINDOWS columns TUSCAN Brick and wood frame IT COLUMNS LOW PORCH WALL r. C6 to 14 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS CRAFTSMAN (C . 1905 = 1930) The Craftsman style structure emerged from the Arts and Crafts movement, a philosophy HIP OR GABLE which stressed comfort and utility through the — — ROOF FORM use of natural materials and a lack of pretension . Elements such as low- pitched roofs , wide eaves, exposed roof rafters and porches with tapered —_ - _ - _ DORMER Ir columns were common . In more elaborate designs _ _ - __ _ elements such as half-timbering, knee braces at _ - eaves , and clipped gable roof forms were present. EXPOSED RAFTERS Character- defining features: DOUBLE HUNG , Exposed rafter ends MULTI - PANE Hip or gable roof form WINDOWS Divided upper window lights PORCH COLUMNS Tapered or squared porch columns Baluster or low porch wall LOW PORCH WALL Overhanging eaves 1 Old Town Neighborhoods Design Guidelines February 2017 15 CHAPTER • • • QUEEN ANNE (C . 1880 = 1910) Queen Anne is perhaps the most ornate style of the Victorian period evident in Colorado. The -_ - — - BARGEBOARD style varies from the highly decorative to a more restrained version found throughout the OldFF - ! - - Town Neighborhoods . L I — — _ Character- defining features: Vertical orientation CONTRASTING MATERIALS Asymmetrical massing Corner towers and bays 777 1 PROJECTING Prominent decorative porches - — - _ GABLE v Projecting gables Contrasting materials , particularly brick and PROMINENT, wood DECORATIVE Turned spindles PORCHES Bargeboard TURNED SPINDLES r.+a IL U. I INIB fl 1Qi Is taw 16 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS VERNACULAR (C . 1885 - 1940) Sometimes referred to as "folk houses," vernacular residential types are constructed of — — simple designs , some of which remained common _ _ HIP OR GABLE for decades. Simplified elements from other styles _ ROOF FORM may appear on vernacular buildings. Mama — - — — Character- defining features: - �, —_----- - - - Gable and hipped roofs — v Front facing open porch DOUBLE - HUNG Simple columns WINDOWS Wood , double- hung windows FRONT FACING , Clapboard wood siding or shingles OPEN PORCH Simple detailing I - r71 SIMPLE COLUMNS r - 4 •..._ _ wo�...vwo u. 1 ..o \ pir.HQ mow.-� - .. � _ - • Old Town Neighborhoods Design Guidelines February 2017 17 CHAPTER • • • CHARACTER AREAS TUDOR REVIVAL (C . 1910 = 1930) The most recognizable features of the typical Tudor Revival style are false or ornamental half- timbering and a steeply pitched roof. Exterior _ - texturing through the use of brick, stone , or — _ - - - - -- DECORATIVE stucco, together with the half-timbering and _ - - CHIMNEY asymmetrical massing, gives a Tudor Revival style _ _: _. _ _ . . . building a picturesque composition . STEEPLY- PITCHED . ._ ROOF Character- defining features vary but may include: » Half-timbering Steeply- pitched roof HALF -TIMBERING » » Casement windows with mullions 1 .- LLl Y fI ' » Decorative chimney detailing Stoop entry - `-sr'A � �� t » Textured exterior . r� L li3 ' J c L31 � L113 TEXTURED ,F Tz � EXTERIOR STOOP ENTRY ® AW 44 old 18 Neighborhood Character Areas CHAPTER 2 * NEIGHBORHOOD CHARACTER AREAS DUTCH COLONIAL REVIVAL (C . 1900 = 1925) GAMBREL ROOF The gambrel roof is the distinguishing feature of the Dutch Colonial Revival . Primarily a residential style, it was popular in Colorado between 1900 and 1925 . Other characteristic elements include wide overhangs , dormers , and a porch under the WIDE OVERHANGS overhanging eaves of the gambrel roof, supported by columns. l Character- defining features: Gambrel roof / Wide overhangs Gable end chimneys PORCH UNDER Porch under overhanging eaves EAVES Dormers r _ 0 Ilk - Old Town Neighborhoods Design Guidelines February 2017 19 CHAPTER • • • MINIMAL TRADITIONAL (C . 1930 - 1950) These simple homes were built in large numbers immediately preceding and following World War BOXY II ; this form represented an economical choice for APPEARANCE development pre- and post-war. In the Minimal Traditional form , the narrow deep footprint of the bungalow or period cottage was transformed LOW OR to a square, boxy plan with small rooms situated INTERMEDIATE around a core. PITCHED ROOF Character- defining features: - CLOSED EAVES Boxy appearance Minimal architectural or decorative details - » Usually one story Rectangular plan I FRONT FACING v Low or intermediate pitched roof GABLE SECTION v Simple roof, typically side -gabled Closed eaves (little or no overhang) STOOP ENTRY v Front-facing gable section or gabled projection over entry Y f ' _ i 20 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS :� � -- = - - -- — LOW- PITCHED HIP — - — — - OR GABLE ROOF — _ _ - - - - - FORM OVERHANGING EAVES ATTACHED GARAGE PICTURE WINDOWS STOOP ENTRY RANCH (C . 1945 = 1970) By the late 1940s , Ranch houses were appearing in expanding suburbs and came to dominate residential construction for or several decades thereafter. The Ranch Li , :: , 3 house is noted for its elongated , close-to - the-ground profile. Y �� - Character- defining features: , .i EFG e G Primarily one story - ^ _ ��* a► .. .. r ,. y s Low slope hipped or gabled roof - 4 Attached garage ; •,: Stoop entry Stucco, brick, or wood exterior material Wide overhanging eaves Picture windows Low chimneys Old Town Neighborhoods Design Guidelines February 2017 21 • PTER 2 * NEIGHBORHOO CHARACTER AREAS 22 Neighborhood Character Areas • PTER 2* NEIGHBORHOO CHARACTER AREAS CHARACTER AREAS ABOUT THE CHARACTER AREA BOUNDARIES While the Old Town Neighborhoods exhibit many features that could be considered universal , there The maps that identify the location of the are in fact distinct differences in development character areas use a hard line, which follows patterns that exist in particular areas. These the edges of streets , alleys and property lines . differing characteristics are important to consider But these boundaries may in some cases be more when developing a design for new construction "fuzzy" where transitions in character occur. In that will be compatible with its context. this sense, the boundaries help to define general concentrations of distinctive characteristics, Some character areas, for example, have a very but should not be considered to be definite , in consistent range of building sizes , or lot coverage contrast to zone district boundary lines . percentages. In other places , diversity exists, but within a defined range. Other variables, including USING THE CHARACTER ANALYSIS building height , building size, lot size and building INFORMATION age also contribute to the differing contexts Many qualitative features of the Old Town among character areas . All of these variables Neighborhoods are described for the individual were considered when defining the different character areas in this section . In addition , some character areas described in this section . For statistical information is provided in the Appendix more information , see the Appendix on page 103 (pg. 103). The data is presented for each character for detailed Character Area Summary Charts. area and shows the range of distribution of certain The following neighborhood character area measurable factors . descriptions establish a clear understanding of the characteristics of an area that are valued by residents. This includes the basic physical framework of the character area, similarities of design , and a description of the degree and types of diversity that appear in the character area. This analysis helps determine how best to apply the Design Guidelines to proposed improvements to ensure that neighborhood compatibility is maintained . A total of six distinct character area types were defined in the Old Town Neighborhoods . Old Town Neighborhoods Design Guidelines February 2017 23 NEIGHBORHOODCHAPTER 2 * WESTSIDE NEIGHBORHOOD CHARACTER AREA MAP - WEST OF COLLEGE AVE CHARACTER AREAS W Vine Dr THE FARM ---- Af MAr7TrNEZ PARK ol m 5 R i "Ount � n ARK_ - CTY P e o not Z1NC01 VF7 I Neighborhood 1 �4 'MEN + JL6'ERp Character Areas `- _ Character Area 1 - Character Area 2 Character Area 3 1�� � _-r ~: ` .,;r of H . + .�r• !' f t - Character Atea4 * . r� ! sea �,'---;� - - , �lt,y. . ;. � �'i � o- F - Charac ter Area 5 1 r• ,•�.,,. ,ry 1 , Q.....�•��_, /�/ = Character Area 6 24 Neighborhood Character Areas EASTSIDE NEIGHBORHOOD CHARACTER AREA MAP - EAST OF COLLEGE AVE CHAPTER 2e NEIGHBORHOOD CHARACTER AREAS ' FTC tr LIB ARY .� 1 1 0 rs 'a u � F MtilhPrry S1I N _ . F 1 _ N mill 1 ■ r--7 =- eEms i _ 1 1 r taw + 4 f ,H `:? E q T f Neighborhoodd Character Areas Character Area 1 _ iri _ �> � � /� i � • � - Character Area 2 4 1 s /-' � � " Character Area 3 " ♦r�t� / . ! _ Character Area 4 Character Area 5 �.."- -"— ww,w = Character Area 6 Old Town Neighborhoods Design Guidelines February 2017 25 CHAPTER • • • CHARACTER AREA I Description : LOCATION SITE FEATURES This character area includes portions of the neighborhoods with richly- detailed homes that °' T Yu J M are somewhat larger in scale than those found "`MAiTD ' in other parts of the Old Town Neighborhoods. Westslde Neighborhood Ci^ i r Much of the portion of Mountain Avenue that is „close to to Old Town is an example.KEY FEATURES mewop - z F crinw. E`er � � � �, �P' • > Homes typically date from 1882- 1920. w s � \ � „ o ' LLNILR s > Richly-detailed homes with full or nearly full L width front porches . " > Building scale and style are typically Figure 4: Aerial Image of Character Area I consistent within individual blocks . Figure 2: Old Town Character Area Map - West > Variety in home scales within character area, of College Avenue with largest typical building size (height and mail %W �� � , , r, �r square footage) . r(CO, �I P'i91C Eastside Neighborhood ■ E > 1 , 1 . 5 , and 2-story homes typical . a r ■ ■ > Large variety in lot sizes with largest typical 9°°"a �` ��N • : II■ � � � lot size overall . M° berryst : M ■ ■ r� ■ > Side yard setbacks allow sunshine into * 8 windows of neighboring homes. ' P *~ * r I an r � Figure 5: Building Figure Ground Map of Character Area I . Uniform front yard tit ■ setbacks occur along a block face (highlighted in green). ANSI E Elizabeth St l Figguu`re`6: Character Area I includes portions of the neighborhoods with richly- detailed homes that are somewhat larger in scale than those found in other Figure 3: Old Town Character Area Map - East of parts of the Old Town Neighborhoods. The alignment of one-story porches along College Avenue the street is also a key characteristic of the neighborhood. 26 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS CHARACTER AREA I ARCHITECTURAL STYLES V > Queen Anne > Classic Cottage > Vernacular - 0 > Craftsman ; SITE FEATURES 1 " ' i W* d r.� � ■ . > Uniform front yard setbacks. �,fihnNi WIU�i�I > Lawns are predominant. > Fences or site wall occur Figure 7. Character Area I Classic Cottage Figure 8: Character Area I Queen Anne Figure 9: Character Area I Vernacular with infrequently, and are low in an altered porch and Craftsman detailing at scale. the eave > Lot sizes vary between blocks but are more consistent within an individual block face . ARCHITECTURAL FEATURES > Combined side yards are +r s • r > Most homes have sloping roof n typically 10 or more feet. forms in a mix of able and hi YP Y , . . - g P r l shapes. BUILDING SCALE FEATURES > A combination of brick and wood siding. Many homes Just less than half of homes are one � include both materials. story. Many primary structures > Front entries are defined with are one -and -a- half stories with the Figure 10: Character Area I rehabilitated Figure II: Character Area I Queen Anne with porches , and these are relatively cottage and vernacular two-story residences Italianate detailing and addition. In this case, it upper floors expressed with dormer would have been more appropriate to set back large and in proportion to the windows; some are a full two stories. the addition from the front fagade. building. A typical house has a substantial , > Trim details with contrasting one-story front porch , which when colors add a sense of scale and aligned with others along the block, provide visual interest. establishes a consistent sense of scale, > As some of the earliest parts of even when the overall building heights the neighborhoods , a general vary. Building sizes vary widely. consistency exists in building age (typically before 1920) . Old Town Neighborhoods Design Guidelines February 2017 27 CHAPTER • • • CHARACTER AREA 2 Description : LOCATION SITE FEATURES Most of the homes in this character area were built prior to 1940 , and their sizes are in a "middle" range "1e VIM P� 3 with respect to the Old Town Neighborhoods as a whole. Homes exhibit a moderate to high degree Westslde Neighborhoodoil , of architectural detail , which contributes to a ����� sense of scale. Building and lot characteristics can La op j -- vary within the character area. However, individual film W MOI r blocks are more consistent. Some larger-scale Dui ii'm ` IN, J h g � uun S mmiEmur homes are located on corner lots. �rz, "�� E Character Area 2 is similar to Character Area 4, m but with a greater level of consistency in building F * ! styles and lot and building sizes . Figure 13: Aerial Image of Character Area 2 KEY FEATURES Figure 12: Old Town Character Area Map - West 0 r r g e r 1 , ., of College Avenue > Homes typically date from 1901 - 1920. co NEW s yp y auauc Eastside Nei hborhood nip> Home have a moderate to high degree of a -• architectural detail . � o LEA > Building scale and style are typically " EMWberrySt r . M consistent within individual blocks . > Front entries are defined with large porches. T > Home and lot sizes are in a middle range, Figure 15: Building Figure Ground Map of Character Area 2. Uniform front yard PR with respect to the neighborhoods as a m 5 setbacks occur along a block face (highlighted in green). whole. m > 1 - 1 . 5 story homes typical . p rT El I= i > Side yard setbacks allow sunshine into LLLUa yiiiuu uouin windows of neighboring homes. � L I uom y Figure 16: Most homes in Character Area 2 were built prior to 1945, and are in Figure 14: Old Town Character Area Map - East of the "middle" range of building size with respect to the Old Town Neighborhoods College Avenue at large. The alignment of one-story porches along the street is also a key 28 characteristic of the neighborhood. Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS CHARACTER AREA 2 ARCHITECTURAL STYLES ` � ..._ �. � - ` �. � ' � rr , ram(. • •`� t �;:` ' - " _ > Craftsman + - > Classic Cottage t r } > Vernacular - 0W Y > Bungalow — SITE FEATURES PPP > Uniform front yard setbacks. > Prominent street wall . > Lawns are predominant. Figure 1 T Character Area 2 A variety of roof forms occur along the street. > Fences or site wall occur infrequently, and are low in ' ' ' r 41QII ARCHITECTURAL FEATURES scale. , > Lot sizes and widths are in a > Most homes have sloping "middle" range. :'� ,_ _ s � roof forms , in a mix of gable > Combined side yards vary in and hip shapes . width . ? > A combination of brick and _ wood siding. Many homes include both materials. BUILDING SCALE FEATURES > Front entries are defined Many primary structures are one- F1 _ "'` with porches, and these to one-and -a- half stories with the , - are relatively large and in upper floors expressed with dormer Figure 18: Character Area 2 A variety of building heights occur along the street. proportion to the building. windows. A small percentage are a > A general consistency exists full two stories . A typical house has in building age before 1940. a substantial one-story front porch , � ' ' j ' __ _- (Many are between 1901 and which when aligned with others along _ ;>- _ 1920.) the block, establishes a consistent sense of scale, even when the overall building heights vary. Figure 19: Character Area 2 Uniform front yard setbacks are a strong site feature in the area. Old Town Neighborhoods Design Guidelines February 2017 29 CHAPTER • • • CHARACTER AREA 3 Description : LOCATION SITE FEATURES This character area includes homes with the lowest typical building scale . These are generally ;aM `♦ # �404 � LEEMM NEZ small pockets of development with very distinct -� r: t hAr character. Architectural details are more limited Westside Neighborhood r than in other areas , though they still help establish • ` • - ' 'a sense of human scale . Homes appear consistentLapn�eA,e in character and size across one or more block \ � ' V '' W Wuntaln Ave `� j ' , — r faces . The majority of homes in these areas are ; predominantly one story, with a limited number of one -and -a- half and two-story structures . :, Many primary structures are one- to one-and -a- �. 16 - - half stories with the upper floors expressed with , Figure 21: Aerial Image of Character Area 3 dormer windows . A small percentage are a full two stories . A typical house has a substantial one- Figure 20: Old Town Character Area Map - West � . • i , : � . ` � story front porch , which when aligned with others of College Avenue ■ along the block, establishes a consistent sense of ' - b■ ■ ' • � L Eastside Nei hborhood scale, even when the overall building heights vary. 9 '� = ■ m � � �O Magnolia 5t �LNMr KEY FEATURES M°ibe St a ■ . . • ■ > Homes typically date from 1881 - 1920. 1 ' •I ■ 51 . 1 Figure 23: Building Figure Ground Map of Character Area 3. Uniform front yard > Architectural details are more limited but setbacks occur along a block face (highlighted in green). help establish a sense of human scale . Ela°mlSt > Building scale and style are typically m consistent within individual blocks . - > Front entries are defined with moderate EEli=abe1St porches. > Home and lot sizes are in a "middle" range, with respect to the neighborhoods as a whole. > One story homes predominate. Figure 24: A typical house in Character Area 3 has a moderate, one-story front > Side yard setbacks allow sunshine into porch, which when aligned with others along the block, establishes a consistent windows of neighboring homes. sense of scale. The alignment of one-story porches along the street is also a key Figure 22: Old Town Character Area Map - East of characteristic of the neighborhood. College Avenue 30 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS CHARACTER AREA 3 L , ARCHITECTURAL STYLES _ > Minimal Traditional r > Classic Cottage 4 ; > Vernacular SITE FEATURES I 1 > Building fronts generally align and front yards are similar in depth . ""` . . > Prominent street wall . J rKT�� :iI�T .. ! .- I- •-7.'/`ti�.I1`4.��Y�.\� � L �I. .1 f!`'� , wLYS• > Lawns are predominant. Figure 25: Character Area 3 Minimal Traditional Figure 26: Character Area 3 Classic Cottage Figure 29: Character Area 3 with hints of > Fences or site wall occur Tudor building form infrequently, and are low in *11• scale. - - - -- ARCHITECTURAL FEATURES > Lot sizes and widths are small . > Most homes have sloping > Combined side yards are varied . "" sitroof forms , in a mix of gable ` and hip shapes . BUILDING SCALE FEATURES — ' ♦ � > A combination of brick and wood siding. Many homes Many primary structures are one include both materials. story. A limited number are one-and - - ■ ■ > Front entries are defined a- half stories with the upper floors with moderate porches in expressed with dormer windows . - J , r proportion to the building _r,< front. A typical house has a moderate , _ one-story front porch , which when Figure 27: Character Area 3 Vernacular - L Figure 28: Character Area 3 modified Minimal > Building age is varied within a aligned with others along the block, Cottage Traditional narrow range ( 1881 - 1920) . establishes a consistent sense of scale . > There have been few Home size is small relative to the Old remodels in this area; Town Neighborhoods as a whole. architectural character is consistent throughout. Old Town Neighborhoods Design Guidelines February 2017 31 CHAPTER • • • CHARACTER AREA 4 Description : LOCATION SITE FEATURES In these areas there is no dominant style, ratherthe W ���e e, eel full variety of development in the neighborhoods is r _ Nl represented . Homes date from early development z 1 ri ,t of the neighborhoods through the mid -twentieth Westside Neighborhood r w century. There is a large variety in building style �� and form across individual blocks in these areas. � � � However, the homes are all of a similar scale with ® ®� --r ® WMawdinwe P a moderate level of detailing. These areas have a greater degree of diversity, in terms of building m- age scale and architectural styles and character ,. y ll Py than others . This character area category includes ���° g Y large portions of the Old Town Neighborhoods. �® � � w , „ Figure 31: Aerial Image of Character Area 4 These areas are similar in scale to those of ■ i Character Area 2 , but with a much greater Figure 30: OId Town Character Area Map - West �• i �■ ■ Id � of College Avenue diversity in lot and building characteristics and Will house styles . Ir W Ns 6� W _ PUBIC 0daM v Eastside Neighborhood • ! ' • ■ ■� f i r., ■ �� •■ i O m EMagnolia S® KEY FEATURES sdP ` ate . E Mulberry St �°c � - � � � � • � �� ,� �� > Homes typically date from 1901 - 1960. > Homes have a moderate to high degree of �� architectural details . «� s� > Front entries are defined with moderate ® �® ` � • Jill ■ porches. f Figure 33: Building Figure Ground Map of Character Area 4. Uniform front yard ® setbacks occur along a block face (highlighted in green). > Building scale is typically consistent within EE„=, „ St individual blocks . ® o > Building style varies widely within individual MM Ml blocks . ® ®� > Home and lot sizes are small with respect to the neighborhoods as a whole. Ln, > One -story homes predominate , 1 . 5 and 2 story homes are also typical . Figure 34: There is a large variety in building style and form across individual Figure 3Z: Old Town Character Area Map - East o f alignment o porches along> Side yard setbacks allow sunshine into College Avenue blocks in Character Area 4. The ali g f one-story p g the street windows of neighboring homes. is also a key characteristic of the neighborhood. 32 Neighborhood Character Areas • PTER 2* NEIGHBORHOO CHARACTER AREAS CHARACTER AREA 4 ARCHITECTURAL STYLES . r > Minimal Traditional > Vernacular ,x > Classic Cottage > Craftsman SITE FEATURES > Building fronts generally align and front yards • *are similar in depth . t > Prominent street wall . > Lawns are predominant. Figure 35: Character Area 4 variety of one-story buildings with Figure 36: Character Area 4 Minimal Traditional generous side yard setbacks. > Fences or site wall occur infrequently, and are low in scale. ' > Side setbacks allow for significant sun y ++ exposure. s' > Large lot sizes compared to other areas . > Combined side yards are generous. BUILDING SCALE FEATURES ' "' = VON '"`` The majority of homes are one story. A small "`' _�-' "�•"�'s= = ' '"c ' `'�"- 's _ - Figure 37: Character Area 4 variety of altered one-story buildings; Figure 38: Character Area 4 Craftsman; the addition and some of percentage of primary structures are also one- the building on the right has been altered inappropriately with the the modifications on the building to the right are inappropriate. and -a- half stories , with the upper floors expressed addition of a deck and the removal of the porch. with dormer windows , or they are a full two stories. Building sizes are in a "middle" range , with respect to the Old Town Neighborhoods as a whole. ARCHITECTURAL FEATURES i > Most homes have sloping roof forms , in a mix of gable and hip shapes. > Primarily frame construction > Front entries are defined with porches in proportion to the building. - > More diversity in character; built throughout Figure 39: Character Area 4 Craftsman in the foreground has been appropriately rehabilitated. Note the retention of building fabric 1901 - 1960 and detailing. Old Town Neighborhoods Design Guidelines February 2017 33 CHAPTER • • • CHARACTER AREA 5 Description : LOCATION SITE FEATURES This character area represents the post-war _ home styles built in areas with older lot and block "1eDr � � � _ " patterns. Homes are typically one story, with - minimal detailing. Due to older lot shapes being Westside Neighborhood r ` �- narrow and deep, homes tend to be rectangular - r. with street-facing front-gable roofs. These areasLaporto Ave �' exhibit a relatively high degree of consistency �� � � fio ' '`• 7 _ W Mnm air AVC in overall development patterns and building characteristics. These are small , distinct enclaves. ' These areas are similar in scale to Areas 2 and �- 4, but have distinct building patterns and stylesIMILAL71 ��r-- unique to the time period they were built. Figure 41: Aerial Image of Character Area 5 KEY FEATURES Figure 40: Old Town Character Area Map - West P+ M e ! +� of College Avenue ■ > Homes typically date from 1941 - 1960. Ifs # won a ` { all 1 > Architectural details are more limited but Eastside Neighborhood ■ w I Pu9�,� M• help establish a sense of human scale . a e ■ ■ r ■ > Buildingscale is typically consistent within o Ma9°°'ia �` � Ns Yp Y N N, a '� ! ■ ' ■ .% � r individual blocks . E Mulberry St ' ■�i � `� � � ■ > Front entries are defined with small porches Ed or landings. ®� - � i - - _ = s ' LM , > Home and lot sizes are small to middle ri '°`°j �[ Figure 43: Building Figure Ground Map of Character Area 5. Uniform front yard range, with respect to the neighborhoods as m setbacks occur along a block face (highlighted in green). a whole. - > One -story homes predominate . EEli=,ee« S, > Side yard setbacks allow sunshine into - windows of neighboring homes. Figure 44: Character Area 5 includes primarily one-story post-war home styles on Figure 42: Old Town Character Area Map - East of narrow, deep lots. The alignment of one-story porches along the street is also a College Avenue key characteristic of the neighborhood. 34 Neighborhood Character Areas CHAPTER • • • CHARACTER AREAS CHARACTER AREA 5 "`° �, ? T ARCHITECTURAL STYLES ` . > Minimal Traditional > Vernacular SITE FEATURES f ' > Building fronts generally align and front yards are similar in depth . �! > Street wall is predominant. > Lawns are predominant. ' > Fences or site wall occur infrequently, and �, :� �� are low in scale. > Combined side Ards are varied . Figure 45: Character Area 5 Minimal Traditional with low sloping Figure 46: Character Area 5 modified Minimal Traditional. Low y roof site wall feature BUILDING SCALE FEATURES ARCHITECTURAL FEATURES Most primary structures are one story and have > Most homes have low sloping roof forms, in small footprints. A typical house has a moderate a mix of gable and hip shapes. one-story front porch or stoop. Building fronts > A combination of brick and wood siding. align with others along the block, establishing a Many homes include both materials . consistent sense of scale. Most houses have very = ' > Front entries are defined with porches small footprints, well under 1 ,000 square feet. or landings which are relatively small in proportion to the building. > A high level of consistency exists in building age (predominantly between 1941 and 1960). Figure 47. Character Area 5 modified Minimal Traditional Old Town Neighborhoods Design Guidelines February 2017 35 CHAPTER • • • CHARACTER AREA 6 Description : LOCATION SITE FEATURES This character area includes the mid - century `-- i,,.= uuC W ,.4AW Wo. a , -- : — W Vine Dr modern subdivisions. Ranchstye omen ATE predominate, typically with limited , simple ulNm detailing, and rectangular forms with shallow WestsideNeighborhood � r; 'r �►� i roofs running parallel to the street. Houses are �► predominately one story in height, with a few Mai �-� _ ape eAVe split- level homes , and are low to medium scale. \ _� � r '� W Mountain Ave Street patterns include cul - de-sacs and curvilinear , layouts , with no alleys and wide , shallow lots . WM.Wn:o St I y KEY FEATURESoil > Homes typically date from 1941 - 1960, � a 5i Figure 49: Aerial Image of Character Area 6 > Architectural details are limited . Figure 48: Old Town Character Area Map - West � i� � 141 � � o _ � � ' aim > Building scale is typically consistent within of College Avenue r f a '� ■ individual blocks . 0 auauc Eastside Neighborhood W NOR • ; � � > Front entries are defined with small landings . d��YtMs e � a > Home and lot sizes are in a "middle" range, v • ' � with respect to the neighborhoods as a - Ma9 R`" say i +# � � a + i- whole. EMulberry St ��P WON * i opm mvp > Lot widths are largest relative to the ai m�j neighborhoods as a whole . mmvmm& °'°' st Figure 50: Building Figure Ground Map of Character Area 6. Uniform front yard > One -story homes predominate . ® setbacks occur along a block face (highlighted in green). > Side yard setbacks allow sunshine into windows of neighboring homes. r Elizabeth St Figure 51: Ranch style homes predominate in Character Area 6, typically having limited, simple detailing, and rectangular forms with shallow roofs running Figure 52: Old Town Character Area Map - East of parallel to the street. Building fronts generally align and front yards are similar College Avenue in depth. 36 Neighborhood Character Areas • PTER 2* NEIGHBORHOO CHARACTER AREAS CHARACTER AREA 6 ARCHITECTURAL STYLES ' > Minimal Traditional > Ranch •- �r ` i 4 SITE FEATURES > Building fronts generally align and front yards - - - are similar in depth . + ',` rl > Street wall is predominant. •� '�'4`' - > Lawns are predominant. Figure 53: Character Area 6 Ranch with porch front addition Figure 54: Character Area 6 Ranch with low sloping roof and > Fences or site wall occur infrequently, and attached garage are low in scale. .1 4 > Combined side yards are 10 or more feet. BUILDING SCALE FEATURES 1 • a Many primary structures are one story. Others are split- level ; few are a full two -story height. A r typical house has a moderate stoop but typically does not have a porch . Building fronts align with others along the block, establishing a consistent Figure 55: Character Area 6 Row of aligned Minimal Traditional Figure 56: Character Area 6 Minimal Traditional sense of scale. Many buildings in these areas have homes with side driveways to parking in the rear been remodeled . ARCHITECTURAL FEATURES } YLi > Most homes have low sloping roof forms, in a mix of gable and hip shapes. > A combination of brick and wood siding. Many homes include both materials . > Front entries are defined with landings , and these are relatively small in proportion to the building. Figure 5T Character Area 6 Ranch with wide building fronts > Very consistent in building age (typically between 1950 and 1970) Old Town Neighborhoods Design Guidelines February 2017 37 • PTER 2 * NEIGHBORHOO CHARACTER AREAS 38 Neighborhood Character Areas 3 DESIGN GUIDELINES FOR THE TREATMENT OF HISTORIC RESOURCES CHAPTER • TREATMENTOF • RESOURCES Design Guidelines for the Treatment of Historic Resources The City seeks to preserve the historic integrity of ` ► 0\ ; ! r " - properties of historic significance in the Old Town ^ ' ► � '� Neighborhoods . This means employing best prac- tices in property stewardship to maintain the key +- character- defining features of individual historic resources , as well as maintaining the character IL areas in which they exist. 1 What is historic preservation? r r Preservation means having properties and places ! i of historic and cultural value in active use and • I .i� . l , accommodating appropriate improvements to x ' sustain their viability while maintaining the charac- 0 ter- defining features that contribute to their sig- nificance as cultural resources . In addition , historic atr ^ - preservation means keeping cultural resources Figure 58: One-and-a-half story gable front Vernacular. Figure59: One-story, cross gable roof Minimal Traditional intact for the benefit of future generations . residence. Why preserve historic properties7 Fort Collins' historic neighborhoods are essential components of the city's identity. They enhance j • ' quality of life, economic vitality and environmental sustainability. Investment in these assets ensures that the social , cultural and economic attraction of the city is maintained and enhanced . This section provides guidelines for the treatment _ of historic resources in the Old Town Neighbor- hoods . It focuses on the rehabilitation and mainte - II Inlllilllf 46 nance of historic properties . ` W. Figure 60: One-story cottage homes are a common style Figure 61: One-story Craftsman style residence. throughout the Old Town Neighborhoods. Old Town Neighborhoods Design Guidelines I February 2017 41 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES GENERAL PRESERVATION PRINCIPLES Maintaining Historic Materials Primary historic build - i i The following design guidelines translate general ing materials include `/ principles for historic preservation for the treat- masonry (brick, mortar, ment of individual buildings and site features that stone , and concrete) , are typically found in the Old Town Neighbor- _ wood and metal . These hoods . should be preserved and These design principles should be considered when rWW repaired . making improvements to a historic property. Appropriate treatments to protect specific 3 . 1 Respect the individual historic materials from deterioration include: character of a property . � Masonry > The basic form and materials of a building, �� w a sA . � , .. � " ' as well as architectural details, reflect the ,Gx< L > Maintain the natural water- protective design trends , available materials , local Figure 62: Retain and treat exterior character- layer (patina) . vernacular and building techniques of a defining features and examples of skilled > Do not paint, unless masonry was particular era that together make up each craftsmanship with sensitivity. Important features include turned columns, upper porch spindles and painted historically (painting can seal in home's historic character. zipper brick corners. moisture, which may cause extensive > Restoration returns a building to its original damage over time) , condition - -a painstaking process typically r� > Re- point deteriorated masonry mortar reserved for buildings of exceptional histori - joints with mortar that matches the cal and architectural significance . strength , composition , color style and > Rehabilitation retains and repairs the valuable , texture of the historic material . character- defining features associated with - > If replacing damaged brick that cannot be the architectural style, while also allowing saved , use bricks of same length , width , for sympathetic modernizing elements that color and height and apply them in the maintain the visual integrity of the original same pattern . building. Wood > Remodeling constitutes alterations and building redesign that obliterate the basic _ > Maintain paint and other protective character of the original architecture. coatings to retard deterioration and ultraviolet damage . 3 . 2 Seek new uses that are compatible > Provide proper drainage and ventilation . with the historic character of the l Metal property . Figure 63: Maintain significant character-defining > Converting a building to a new use different features, including: projecting cornices, decorative > Maintain protective coatings , such as from the historic use is considered to be moldings and brackets and dentils and shingle paint, on exposed metals . „ „ g g an adaptive reuse , and is a sound strategy siding at dormers. > Provide proper drainage . for keeping an old building in service. For 42 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES example , converting a residential structure _ to offices is an adaptive reuse . A good adaptive reuse project retains the historic character of the building while accommodat- ing a new function . > Every effort should be made to provide a compatible use for the building that will require minimal alteration to the building and its site. ; ' > Changes in use requiring the least alteration 7�_to significant elements are preferred . In most cases designs can be developed that respect the historic integrity of the building while I also accommodatingnew functions . 3 . 3 Protect and maintain significant _ features and stylistic elements . > Character- defining features and other , examples of skilled craftsmanship should be Figure 64: This palladian window with wood tracery Figure 65: The thick, brick columns on this porch help to preserved . The best preservation procedure is a character-defining feature that helps to convey the convey the architectural style of the building and should be is to maintain historic features from the building's architectural style and should be preserved. preserved. outset to prevent the need for repair later. Appropriate maintenance includes rust removal , caulking and repainting. > Character- defining features should not be removed . Character- defining features Typical character- defining features to preserve include: —� > Eaves > Windows and doors and surrounds > Surface ornamentation —� Figure 67. This > Columns reconstruction of a historic window maintains the > Porches ' ' , significant features and Figure 66: The corbeling keystone detailing at stylistic elements that were > Please see the Architectural Styles windows and splayed roof eaves are character- present in the original section that identifies additional defining features that help to convey the construction of the building. character- defining features . architectural style of the Avery House and should be preserved. 43 Old Town Neighborhoods Design Guidelines I February 2017 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES r CHARACTER' DEFINING FEATURES Character- defining features help convey the historic and architectural significance of historic _ t , properties , and should be preserved . The method r of preservation that requires the least interven - tion is expected . 3 . 4 Maintain character ' defining features . > Retain and treat exterior character-defining features and examples of skilled craftsman - ship with sensitivity. > Employ preventive maintenance measures Figure 68: Do not remove damaged materials that can be Figure 69: Document the location of a historic such as caulking and repainting. repaired. In this case, loose shingles may be re-secured while feature that must be removed and repaired so it missing ones may be replaced. may be repositioned accurately. 3 . 5 Repair , rather than replace , significant architectural details if 7 f 1 _ _ they are damaged . Do not remove or alter character- defining features that are in good condition or that "Jid 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 oth - erwise upgrade deteriorated features using recognized preservation methods . > When necessary, upgrade existing materials, using recognized preservation methods . If disassembly is necessary for repair or restoration , use methods that minimize damage to historic materials and facilitate reassembly. Figure 70: Before: A deteriorated railing should Figure 71: After: Railing has been repaired and Protect character- defining features that are be repaired, not replaced, when feasible. the base of the post has been replaced in-kind. adjacent to the area being worked on . This is an appropriate approach. 44 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES ✓ F x J x �r r , . . .... ... . 771 ff TV V Figure 73: Do not add features that were not part of the historic structure. For example, decorative millwork should not be added to Figure 72: Replace missing original details in kind. a building if it was not a historic feature as doing so would convey a false history. 3 . 6 Reconstruct a character ' defining ;' f .� , 4 • ii� a feature if it cannot be repaired . ✓ �. ;� For More Information > Use a design that is substantiated by physical •:. See web link to Pres- or pictorial evidence to avoid creating a , Main- misrepresentation of the building's history. ervation Brief 47: Main- taining the Exterior of > 111 Use the same kind of material as the historic Z ' ' Small and Medium Size feature. However, an alternative material 111A , ■ Historic Buildings may be considered if it: ■■ > Has proven durability • ' http : / / www. nps . gov / > Has a size, shape, texture and finish that tps / how- to - preserve / conveys the visual appearance of the ' . . briefs /47- maintaining- historic feature exteriors. htm IL > Is located in a place that is remote from view or direct physical contact > Do not add features that were not part Figure 74: When reconstruction of a historic feature is impossible, develop a new design of the historic structure. For example, that is a simplified interpretation of it. This detail in the porch bracketing has simple vertical decorative millwork should not be added to and horizontal elements rather than the historic curvature detail. a building if it was not a historic feature as doing so would convey a false history. Old Town Neighborhoods Design Guidelines I February 2017 45 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES MATERIALS AND FINISHES - Historic materials should be preserved in place . If s the material is damaged , limited replacement to match the historic material should be considered . 17 Historic building materials should never be cov- M -` ., • ' ; ered or subjected to harsh cleaning treatments. Preserving historic building materials and limiting r ~ S replacement only to pieces which are deteriorated ; F :•; � 111 ICI „ beyond repair also reduces the demand for, and It environmental impacts from , the production of � , ; ( � J new materials and therefore supports the City's ► li sustainability objectives . Figure 75: Re-point mortar joints where there is evidence of Figure 76: Do not use harsh cleaning methods, such as 3 . 7 Maintain historic building materials . deterioration. Use correct mortar to prevent problems and sandblasting, which can damage historic materials. match the historic design. > Protect historic building materials from deterioration . For More Information Alternative Window Material > Do not remove historic materials that are in See web link to Preservation Brief 1: Assessing If it is not possible to match the historic design good condition . Cleaning and Water-Repellent Treatments for and materials of a window, then an alternative > Use a low pressure water wash if cleaning Historic Masonry Buildings design may be appropriate in the following is necessary. Chemical cleaning may be locations: considered if a test patch does not have a http://www. nps.gov/tps/how-to-preserve/briefs/ I - negative effect on the historic fabric (test cleaning-water-repellent. htm > On a non - primary fa4ade , accessory patch should be reviewed by City preserva- building or addition tion department). See web link to Preservation Brief 2: Repointing > On a primary fa4ade if no other option > Do not use harsh cleaning methods , which Mortar Joints in Historic Masonry Buildings is available can inhibit the function and /or appearance http://www. nps.gov/tps/how-to-preserve/briefs/2- of the historic material . An example repoint-mortarjoints. htm Alternative window designs should : is sandblasting, which can damage the protective coating on historic materials . > Match the general profile and details of the historic window. 3 . 8 Repair historic building materials > Use materials that match the historic when needed . appearance in dimension , profile and finish . > Repair deteriorated building materials by patching, piecing- in , consolidating, or other- wise reinforcing the material . > Replace only those materials that are deteriorated , and beyond reasonable repair. 46 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES 3 . 9 Replace historic building materials in kind . > Use the same material as the historic mate- rial to replace damaged building materials. 1 > Also use historic materials to replace c damaged building materials on a non - primary fagade. > Replace only the amount of material that is beyond repair. > Use only replacement materials that are similar in scale, finish and character to the Figure 78: When necessary, upgrade existing materials, using historic material . _ recognized preservation methods. > 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. Figure 79: Patch, 3 . I0Preserve the visibility of historic I I piece-in, splice, I consolidate or materials . W otherwise upgrade > Consider removing later covering materials deteriorated features using that have not achieved historic significance . recognized > Once a non - historic material is removed , preservation repair the historic, underlying material . �\ methods. > Do not cover or obscure historic building materials . For More Information > Do not add another layer of new material if a - - See web link to Preservation Brief 16: The Use of property already has a non - historic building Substitute Materials on Historic Building Exteriors. material covering the historic material . http://www. nps.gov/tps/how-to-preserve/brie fs/ / 6 - substitute-materials. htm .q f Figure 77. Consider removing later covering materials that have not achieved historic significance. Old Town Neighborhoods Design Guidelines I February 2017 47 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES o � WINDOWS Historic windows are very important character- defining features that help convey the significance i of historic structures , and should be preserved . - They can be repaired by re -glazing and patching a ' � and splicing elements such as muntins, the frame, sill and casing. Repair, weatherization , and instal - tt lation of interior storm windows is usually the y most energy efficient and least expensive solution . If a historic window cannot be repaired , a new j - replacement window should be in character with —�� the historic building. � . oil - 3 . 11 Maintain and repair historic Figure 80: Repair and weatherization Figure 81: Preserve historic window Figure 82: Historic windows help convey windows . is often more energy efficient, and less features including the frame, sash, the significance of historic structures and Preserve all historic window features expensive, than replacement. muntins, mullions, moldings, glazing, sills, should be preserved. including the frame, sash , muntins , mullions , heads, jambs and groupings. glazing, sills , heads, jambs , moldings , opera- tion and groupings of windows. J > 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 . > If necessary, install interior storm windows � to preserve exterior appearance. Figure 83: Roof overhangs and eave details are important to maintain the s-�+�! _r_"e0_1d100 character of the building. Figure 84: This three pane window Figure 85: The windows and siding have alteration is inappropriate and should both been inappropriately replaced with be restored to its original historic vinyl. configuration. 48 Design Guidelines for the Treatment of Historic Resources CHAPTER • TREATMENTOF • RESOURCES 3 . 1211eplace a historic window with a matching design if repair is not possible . For More Information > Replace with the same material . See web link to Preservation Brief 9: The Repair of Historic Wooden Windows > Match the type of the historic window design (i .e ., replace http://www. nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm a casement window with a new casement window, or a See web link to Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel double- hung window with a new double - hung window) . Windows > Maintain the historic size, shape and number of panes . > Match the profile of the sash , muntin and its components http://www. nps.gov/tps/how-to-preserve/briefs/ 13-steel-windows. htm 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 visual ap - pearance of historic glazing (transparent low- e glass is preferred) . > The use of vinyl and unfinished metals as window replace- i Upper Sash ment materials is inappropriate. > The use of metallic or reflective window glazing is inap- Glazing propriate. > To reduce a historic opening to accommodate a smaller window or increase it to accommodate a larger window is Muntin inappropriate . Ix � Lower � Sash � � f Sill 2x Trim Figure 86: Double-hung window i 3 Figure 87. Preserve the size and proportion of a historic window opening. Old Town Neighborhoods Design Guidelines I February 2017 49 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES 3 . 13 Use special care when replacing a window on a primary fa4ade . > Give special attention to matching the historic design and materials of windows located on the primary or Oil secondary fagade. 3 . 14 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 exte - rior visual impacts . > Use storm windows designed to match the historic ?X' window frame if placed externally. Figure 88: Place storm windows internally to avoid exterior visual _ > Place a storm window internally to avoid the impacts (right). Use storm window inserts designed to match the impact upon external appearance . historic frame if placed externally (left). > Use insect screens with painted wooden frames r� I where wood windows exist. 3 . 15 Restore a historic window opening that has been altered . Figure 89: Use storm windows designed to match > Restore a historic window opening that previously the historic window frame if placed externally. existed . > Place a new window to fit within the historic opening. For More Information See web link to window retrofit article from the Na- tional Trust for Historic Preservation web site http://www. preservationnation . org/who - we - are /press - s _ center/press-releases/2012/new-windows-study. html 4 Web link to window treatments National Park Service - Tech Notes. Scroll down page to window to secure links I Figure 91: The storm windows match the http://www. nps.gov/tps/how-to-preserve/tech-notes. htm Figure 90: The storm windows match the opening; opening, however, it would be more appropriate however, it would be more appropriate if the frames were if the frames matched the historic window sash wood to match the original material. similar to the image shown above. 50 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF HISTORIC • 3 . I6When necessary , locate and design a new window opening to preserve the overall rhythm and arrangement of windows on a secondary building f S-• wall . � s' > 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 fa4ade. 3 . 17 Enhance the energy efficiency of historic windows and doors . Historic building > Make the best use of historic windows ; keep them in good repair and seal all leaks . > Maintain the glazing compound regularly. Remove old putty with care . Historic building with new window and addition Figure 92: Design a new window opening to match historic window proportions on the some facade. The image above illustrates the historic building. The image below shows an appropriate location for a new window in the historic building. Old Town Neighborhoods Design Guidelines I February 2017 51 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF HISTORIC • DOORS AND ENTRIES The design , materials and location of historic doors and entries 3 . 19 Repair or replace a damaged door to maintain helps establish the significance of a historic structure and should its general historic appearance . be preserved . When a new door is needed , it should be in char- > Use materials that are similar to that of the historic door. acter with the building. > When replacing a historic door on a primary fa4ade, use a 3 . 18 Maintain a historic primary entrance . design that is similar to the historic door. > Preserve historic and decorative features , including door > When replacing a historic door on a non - primary fagade , use frames , sills , heads , jambs, moldings , detailing, transoms and a design that is in character. flanking sidelights . 3 . 20Locate and design a new door and entry to > Do not alter the historic size and shape of a door opening. preserve the historic composition . > Do not change the historic locations of door openings on primary fa4ades. > Locate a new door to be consistent with the historic > Do not add a new door opening on a primary fa4ade . architectural style of the structure . > Design a new door or entry to match historic door propor- tions. Figure 93: When necessary, a Figure 94: Simple wood screen Figure 95: Simple wood screen Figure 96: This three-pane Figure 97. This simple door simple wood half glazed door with doors are appropriate additions. doors are appropriate additions. replacement door is not typical for design complements the minimal paneling below is an appropriate most of the historic styles located traditional building form. replacement door for many of the within the neighborhoods. A simple modest historic styles. single-pane window door should be used instead. 52 Design Guidelines for the Treatment of Historic Resources CHAPTER • TREATMENTOF • RESOURCES PORCHES, DECKS AND BALCONIES Preserve a porch in its original character and form . A porch is one of the most important character- defining features of a faIqade . A porch provides visual interest to a building and shelter from the elements. It also defines building scale EaVe T►= - _ = -r - _ � �i and establishes social hierarchy of space from the street to the house interior. — Brackets Decks and balconies on residential buildings weren t traditionally found in the Old Town Pilaster Post/ Neighborhoods . Adding them to the front of a Column historic building impacts its existing architectural Top Rail style and character. '�"� ' 3 . 21 Preserve an original porch or stoop . Balustrade 1 \ Bottom Rail F. > Preserve the existing height, location , shape, hl Decking j 1 _i 3 ^ 1 ec _ - - Base Post details and posts of the porch . i - } > Do not remove an original porch from a !j)`1t) - building. SkirtingJqw Newel Post > Avoid enclosing a historic porch , particularly on a highly-visible fagade. Stringer 3 . 221f necessary , repair or replace Figure 98: Typical porch features. damaged porch features . > Replace missing features and repair damaged features to match existing historic features. > Maintain the overall composition when 7�f replacing porch features (i .e . , when replacingbalusters , match the original proportions and spacing) . �Aj - - . . nnun Illull�ul Figure 99: Preserve a porch in its Figure 100: Design a replacement porch Figure 101 : A porch is one of the most original character and form. feature to relate to the overall scale of the important character-defining features of primary structure. In this case the porch a fagade. columns are excessively sized and therefore are inappropriate. Old Town Neighborhoods Design Guidelines I February 2017 53 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF HISTORIC • � . � 3 . 23When porch replacement is J / necessary , it should be similar in character , design , scale and materials to those seen traditionally. > Design a replacement porch or stoop to be appropriate to relate to the overall scale of the primary structure. > Detailing a porch with non -traditional elements creates a false sense of history and is inappropriate. 3 . 24Minimize the appearance of decks and balconies added to existing buildings . > Locate decks and balconies on the rear elevation to respect the privacy of adjacent homes as well as the historic context and character of the property and the neighbor- hood . > Balconies and decks should fit the style and Figure 102: Locate decks and balconies on the rear elevation character of the existing building. to respect the privacy of adjacent homes as well as the historic context and character of the property and the neighborhood. 54 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES -- - 1- _ Ll- r - = r- - Figure 103: Existing Altered Condition: A vernacular style Figure 104: Preferred Approach, when historic documentation Figure 105: Acceptable Approach, when historic house with the original porch removed. is available: A vernacular style house with a replacement documentation is not available: A vernacular style house with porch designed similar to that seen historically. a simplified interpretation of a traditional porch design. oll 14, .4 1 Wrl i, � L J LJ Figure 106: Existing Altered Condition: A vernacular style Figure 107. Preferred Approach, when historic documentation Figure 108: Acceptable Approach, when historic house with the original porch enclosed. is available: A Craftsman style house with a replacement documentation is not available: A Craftsman style house with porch designed similar to that seen historically. a simplified interpretation of a traditional porch design. Old Town Neighborhoods Design Guidelines I February 2017 55 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF HISTORIC • _ `Y , "1 `t HISTORIC ROOFS ~'" 1 Many roofs in the Old Town Neighborhoods are hi I and gable roofs. These provide a visual continuity P created by a pattern of similar roof forms along a 1 r. block. The form , size, shape, pitch and materials of a historic roof help define the character of the building r : as it is perceived from the public way and should be ' preserved. -' 3 . 25Preserve the form , materials and ' 3 features of an original historic roof. • > Maintain the perceived line and orientation - of the roof as seen from the street. Figure 109: Clipped, side-gable roof form with loft dormer > Maintain roof overhangs because they contribute to the perception of the building's Figure 110: Gable roof with dormers historic scale. > Preserve functional and decorative roof .�, features , including original dormers , OP chimneys and eaves , especially when they are `" - character- defining features of the structure. > Avoid altering the angle of a historic roof. > Do not cut back exposed roof rafters and - - soffits. For More Information See web link to Preservation Brief 17. Architec- tural Character - Identifying the Visual Aspects . 0"WeLM of Historic Buildings as an Aid to Preserving . . . . .. Character. Figure 111: A hip roof with boxed eaves and brackets tops the primary form, and a hip roof form tops the porch. " ' —" a http://www. nps.govltpslhow-to-preservelbriefsll 7- Figure 112: A gable roof with shallow eaves tops the primary architectural-character. htm form and a splayed gable roof form tops the one-story projecting entry feature. 56 Design Guidelines for the Treatment of Historic Resources CHAPTER • TREATMENTOF • RESOURCES 3 . 26Repair original roof materials and 3 . 28Maintain and repair a historic features , and replace only when foundation . necessary . > Re - point historic masonry foundations to > Check roof flashing for open seams and look match the historic design . for breaks or holes in the roof surface . > Design landscaping and other site features to > Retain and repair roof detailing, including keep water from collecting near the founda- gutters and downspouts . tion . - -- > If replacement is necessary, use materials > Do not cover a historic foundation with similar in color and texture to the original . newer siding material . - Low profile asphalt shingles, for example, are > Do not install windows , window wells or an Figure 113: Do not install a dormer or skylight on a front-facing appropriate replacements for wood shingles . access door on the front fa4ade of a historic roof plane. foundation . 3 . 27Minimize the visual impacts of rooftop alterations . 3 . 2911eplace a foundation wall using new ✓ > Do not visually overwhelm the original material that is similar in character roof, particularly street-facing elevations, by to the historic foundation . altering the rooftop. > For example , if a stone foundation must be �— > Do not remove or alter sizes of historic replaced , a material that conveys the scale dormers on street-facing elevations. and texture of the historic fabric may be > Do not install a dormer or skylight on a considered . Figure 114: Maintain and repair a historic foundation. front-facing roof plane . > Use materials and details that resemble Do not install a bubble skylight, or other those used in foundations on similar nearby properties, ; > historic form that does not have a low profile . -- � y _ EXPOSED HISTORIC FOUNDATIONS u � i A historic building foundation contributes to the character of a historic structure and should be preserved . Altering or replacing historic foundation walls is discouraged . However, it may be necessary to replace historic foundation walls with compatible new materials where the historic foundation is deteriorated beyond repair. Figure 115: Re-point historic masonry foundations to match the historic design. Old Town Neighborhoods Design Guidelines I February 2017 57 CHAPTER 3e DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES Two color paint scheme : PAINT J Historically, most wood surfaces on the exterior — _ of a building were painted to protect them from weathering. Stucco structures were also some- -- Q times painted . — 3 . 30Plan repainting carefully . > Seek professional advice and properly - prepare surfaces before painting. > Do not paint unpainted masonry. > Do not use destructive paint removal = methods such as torches , sandblasting or - - — water blasting which can irreversibly damage historic materials. COLOR Figure I16: When designing a color Figure 117. Apply a base color to the Figure 118: Apply a color to the front porch scheme, consider the entire composition: main plane of the fagade (A). Apply a plane of the fa4ade; if a solid porch wall Choosing the right combination of colors for a The back plane of the main fagade is a primary trim color to window and door is provided instead of balusters, this color historic rehabilitation project can unify building major surface for which a scheme should frames, and edge boards (B). should match the base color. For trim, be devised. A color scheme for the front columns, balusters and edge boards the trim elements with the fa4ade and highlight important plane, composed of a porch in this case, color is typically the same color as the trim architectural detailing. Paint color selection should should also be designed. on the main building plane (B). be appropriate to the architectural style and complement the building and its surroundings. Us- Maintenance Tips: For More Information ing the historic color scheme is an option , but new > Look for breaks or holes in the roof See web link to Preservation Brief 10: Exterior schemes that are compatible are also permitted . surface and check the flashing for open Paint Problems on Historic Woodwork 3 . 31 Retain historic colors . seams. > Watch for vegetation , such as moss and http://www.nps.gov/tps/how-to-preserve/briefs/ 10- > Retain the historic or early color and texture grass , which indicates accumulated dirt paint-problems.htm of masonry surfaces. and retained moisture. 3 . 32Use a color scheme that is compatible > Patch and replace areas with damaged with the historic character of the roof material . Often , repairing a roof can structure . be much less expensive than complete > Repaint with colors that relate to the period replacement. of historic significance of the building. > Use color schemes that are simple in charac- ter (generally one to three accent colors for trim elements). 58 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES ACCESSORY BUILDINGS AND CARRIAGE EXISTING ADDITIONS V00P HOUSES Some existing additions may have become his- Y ' The Old Town Neighborhoods have alleys that torically significant in their own right. Unless the ' provide automobile and service access to many of building is being accurately restored to an earlier x the residential properties. As a result, most ac- period of significance , additions that have taken on cessory buildings and carriage houses are located significance should be preserved . However, more to the rear of the property, along the alley. While recent additions may detract from the character buildings in the rear generally have little impact on of the building and could be considered for modi - the character of the street, they do contribute to fication or removal . the character of the alley context and should be preserved . 3 . 34Preserve an older addition that has achieved historic significance in its 3 . 33Preserve original accessory buildings own right . and carriage houses when feasible . Respect character- defining building features Figure 119: This one-and-a-half-story carriage house is oriented > Keep historic accessory buildings and of a historically-significant addition . with the roof plane parallel to the alley. This building has been carriage houses in good repair, similar to the > Do not demolish a historically-significant appropriately preserved. primary building on the lot. addition . > Avoid removing a historically- significant ~✓ f ; accessory building or carriage house. 3 . 3SConsider removing an addition that is not historically significant . > When additional space is needed , consider constructing a modest addition , or adding > Ensure that the historic fabric of the primary another accessory building or carriage house structure is not damaged when removing (when allowed by code) , rather than remov- these features . - ing the historic accessory structure . _ > Preserve character- defining features of a ✓ ` ' �Rltl historic accessory building and carriage house . II .Z. Figure 120: Keep historic accessory buildings and carriage houses in good repair, similar to the primary building on the lot. Figure 121: Accessory buildings have little impact on the character of the street; however, they do contribute to the character of the alley context and should be preserved. Old Town Neighborhoods Design Guidelines I February 2017 59 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES Planning for Energy Efficiency These standards address maintaining and improv- Step 2 : Maintain Building Components in Step 4 • Enhance Building Performance. ing resource and energy efficiency in historic Sound Condition . s , as well as methods for approaching A historic building's inherent energy efficiency buildings , PP g Maintaining existing building fabric reduces nega- should be augmented using techniques that energy conservation and generation technologies. tive environmental impacts. Re - using a building improve energy efficiency without negatively The guidelines in this section apply to projects preserves the energy and resources invested in its impacting historic building elements. Noninvasive involving historic buildings. Other sustainabil - construction , and removes the need for producing strategies such as increased insulation , weather- ity guidelines throughout this document will also new construction materials . ization improvements and landscaping should be apply. employed . Objectives for historic preservation and commu - Step 3 : Maximize Inherent Sustainable nity sustainability are often in alignment. Follow Qualities. Step S : Add Energy' Generating Technologies these basic steps when considering a rehabilitation Typically, historic buildings in the Old Town Sensitively. project for energy efficiency: Neighborhoods were built with resources and The flexibility of many historic buildings allows energy efficiency in mind . Construction methods for the respectful integration of energy efficient Step I : Establish Project Goals. focused on durability and maintenance , resulting technologies like solar panels and geo -thermal in individual building features that can be repaired systems. Energy-generatingtechnologies are the Develop an overall strategy and project goals for if damaged , thus minimizing the use of materials y g energy efficiency to maximize the effectiveness of g g most commonly known strategies . However, the a project. This will establish a broad view that can throughout the building's life cycle. efficiency of a historic structure will often be help place individual actions into context. Focus Buildings were also built to respond to local great enough that generation technologies aren't on minimizing use of resources and energy, mini - climate conditions, integrating passive and active the most practical solutions . Utilize strategies to mizing negative environmental impacts and retain - strategies for year- round interior climate con - reduce energy consumption prior to undertaking ing the historic integrity of a property. Strategies trol , which increases energy efficiency. Passive an energy generation project. should maximize the inherent value of the historic strategies include building features such as roof resource prior to considering alterations or ret- overhangs and windows to provide both natural rofitting with new energy generation technology. day lighting as well as management of solar heat For More Information gain . Active strategies typically include operable See web link to Preservation Brief 3: Improving building features such as double- hung windows . Energy Efficiency in Historic Buildings Identify a building's inherent sustainable features http://www. nps.gov/tps/how-to-preserve/briefs/3- and operating systems and maintain them in good improve-energy-efficiency. htm operating condition . In some cases these features may be covered , damaged or missing; repair or restore them where necessary. 60 Design Guidelines for the Treatment of Historic Resources CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES Historic Residential Building Energy Efficiency Strategy OAttic & Walls > Insulate internally O Awnings & Porches > Restore porches and awnings O Doors > Maintain original doors �` O > Weatherstrip > Install a storm door 4e '--� ORoof Material > Retain & repair © Solar Panels > Set back from primary fa4ade to minimize visibility from street O Chimney > Install draft stopper Figure 122: This diagram summarizes a general strategy for energy conservation on a traditional residential building. These measures can enhance energy efficiency while retaining the integrity of the historic structure. OWindows > Repair & retain original or : Quick simple fixes that will increase the energy efficiency of a historic building. early windows > Retain original glass > Enhance thermal & acoustic efficiency with storm win - dows (preferably interior) > Weatherstrip Old Town Neighborhoods Design Guidelines I February 2017 61 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES ENHANCING ENERGY PERFORMANCE MAINTAINING ENERGY EFFICIENCY Improvements to enhance energy efficiency should The historic sustainable building features and sys- - complement the historic building. The structure, tems of a historic building should be maintained in form and materials should be sensitively improved good operating condition . in energy efficiency terms to preserve the build - 3 . 3 7 P r e s e r v e the inherent energy build - ing's character. efficient features of the historic Vamp . 3 . 36U s e noninvasive strategies building in operable condition . when applying weatherization Identify a building's inherent sustainable "a improvements . features and operating systems and maintain :: ;.:: > Use cost-effective weather-stripping, insula- them in good condition . '"' '- tion and storm windows to improve energy efficiency 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 efficiency. > 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 materi - oil �"Wmmm als and their finishes . > Use materials that are environmentally friendly and that will not interact negatively MAN with historic building materials. > > Maintain historic windows; keep them in Figure 123: Consider using a storm window to enhance the good repair and seal all leaks. energy efficiency of an existing historic window, rather than Use operable systems such as storm replacing it. windows , insulated coverings , curtains and awnings to enhance performance of historic windows. > Use passive design strategies to increase the energy performance of the building, such as an appropriate eave depth that allows sun exposure in the winter and provides shade in the summer. Figure 124: Double-hung windows found in many historic structures allow for transferring cool air in and warm air out during the summer months. 62 Design Guidelines for the Treatment of Historic Resources CHAPTER • TREATMENTOF • RESOURCES USING ENERGY GENERATING TECHNOLOGIES Integrate modern energy technology into a histor- 3 . 391nstall solar collectors to minimize F� is structure while maintaining its historic integrity. potential adverse effects on the Use of energy-generating technologies should be character of a historic property . the final option considered in an efficiency reha- Place collectors to avoid obscuring significant bilitation project. Utilize strategies to reduce en - > features or adversely affecting the perception ergy consumption prior to undertaking an energy of the overall character of the property. r' generation project. Consider the overall project goals and energy strategies when determining if a > Size collector arrays to remain subordinate specific technology is right for the project. to the historic structure. > Install collectors on an addition or accessory As new technologies are tried and tested , it is building where possible. important that they leave no permanent negative > Minimize visual impacts by locating collectors impacts on historic structures . The reversibility back from the front facade on the primary (returning the building fabric to its historic condi - building. tion) of their application is an important consid - > Ensure that exposed hardware , frames and eration . piping have a matte finish , and are consistent with the color scheme of the primary 3 . 38L o cat a e n e r g y ' g e n e r a t i n g structure. Figure 125: Install collectors on an addition or accessory building. technology to minimize impacts to Use the least invasive method to attach solar the historic character of the site collectors to a historic roof. and structure . Energy Audit > Locate technology where it will not damage , To inform an energy efficiency project obscure or cause removal of significant strategy, conduct an energy audit. Energy features or materials . audits can give a comprehensive view of how > Maintain the historic character of the energy is currently managed in the daily and building. seasonal cycles of use , and can also provide > Install technology in such a way that it can be perspective on the payback of investment for readily removed and the historic character potential work on the building. For example , easily restored . an energy audit, when examined based on an > Use materials which are environmentally overall strategy, may demonstrate that priori - friendly and that will not interact negatively ties should be on increasing insulation in walls , with historic building materials. ceilings and foundations , rather than replacing windows . Old Town Neighborhoods Design Guidelines I February 2017 63 CHAPTER 3 * DESIGN GUIDELINES FOR THE TREATMENT OF • RESOURCES Locating Solar Panels on Historic Buildings Existing Building Gable facing street, side is south facing Q Preferred Location When should I use this approach? Panels are set back from the » The building is highly significant. front facade . » The context has many intact his- Panels are flush with the roof. toric buildings. The roof is highly visible. - w i Acceptable Location When should I use this approach? Panels are set back from the » The building is a contributor to a eave , but closer to the front district. facade . Site constraints restrict solar Panels are flush with the roof. access. { 4 P f .;.. The roof is not highly visible . . HL , . l 64 Design Guidelines for the Treatment of Historic Resources BUILDING DESIGN : GUIDELINES FOR NEW CONSTRUCTION CHAPTER 4* BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION Building Design : Guidelines for New Construction New construction helps the Old Town HISTORIC Neighborhoods remain a vital part of the changing NEIGHBORHOOD (Example) city. As change occurs, however, new construction should be designed to reinforce the context of the `.:. fir - - character areas and historic districts. .-, _ fir,:���� �::.- •�, l This section provides design guidelines that promote new construction that is compatible with • its historic context. It includes design guidelines for new residential buildings and accessory buildings. � rt This chapter also includes design guidelines that . r address green buildings . Figure 126: Design a building to be compatible with the context of the Old Town Neighborhoods. Consider how the building will CHARACTER - DESIGNING IN CONTEXT AREA convey similar design attributes of a historic building and appear � .. - in scale, while expressing its true age. The Old Town Neighborhoods are not frozen in time. They continue to evolve while maintaining '* - ' * _ Relationship to Zoning their essential historic character. A new building , . : ` � -?• �y The Fort Collins Land Use Code sets forth the funda- in a historic context should be compatible with .#;; _ mental requirements that apply to new construction the surrounding historic fabric , but also express 4 throughout the city. New construction projects must its true age. A key objective is to retain the also meet standards for the applicable zone district. overall character of the neighborhood while For the Old Town Neighborhoods , this includes the SURROUNDING - Neighborhood Conservation , Low Density (NCL) and accommodating creative, yet compatible , new CONTEXT/ BLOCK the Neighborhood Conservation , Medium Density buildings . It is important to understand how new ( NCM ) zone districts . Design standards that apply construction will affect the ability to perceive the include, but are not limited to: minimum setbacks, maxi- historic sense of time and place . Ideally, a new r mum height, maximum floor area, maximum height and buildingwill contribute to an understanding of the ► articulation . g �► ' area , or at least incorporate a neutral design that + 4 ► has little impact. For More Information When designing a new building within a character Visit the Fort Collins Land Use Code to learn more area it is important to understand the heirarchy of about the requirements that apply. https: //www. muni- context that influence the design . Each character code . com //ibrary/co /fort— coI/ins /codes //and— use . area has unique design aspects that should be considered (See Chapter 2 .) The surrounding context and block should determine design ADJACENT conditions such as setback, mass and scale. PROPERTIES Adjacent properties define the appropriate design of building features including materials , articulation , porches , windows and doors. Figure This diagram illustrates the levels of context that are considered in Old Town Neighborhoods Design Guidelines I February 2017 review of a project. 67 CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • BUILDING DESIGN Balancing Design Variables with the Surrounding Historic Context The design guidelines promote use of similar forms , materials and details to those used histori- Design a building to be compatible with the context of the Old Town cally. However, this does not mean that total uniformity with the historic context is the objective. Neighborhoods . Consider how the building will convey similar design Rather, compatibility is achieved when a new building has a sufficient number of design variables attributes of a historic building and appear in scale, while expressing which are similar in execution, but not necessarily identical , to typical design variables in the sur- its true age. rounding historic context. For example: 4 . 1 Design a new building to be recognized as current Anew building with a form , height, roof, windows, materials and details that are identical construction , while respecting key features of the to buildings in the surrounding historic context may be difficult to differentiate from its character area as well as the surrounding block . historic neighbors , and thus confuse the history of the neighborhood . > Use a simplified interpretation of historic designs found in the A new building with a form , height, roof and windows, placement on the lot or setbacks neighborhood , or use a contemporary design that is compatible ) that are different from buildings in the surrounding historic context will contrast too with historic siting, massing and forms found in the neighborhood . much and impede interpretation of the historic context. At a minimum , an acceptable design should be neutral and not detract from the historic context. ✓ A new building with a similar form , height and roof, but that incorporates new ( but > Include features that relate to the surrounding block, such as front o) similarly- proportioned and located) window designs and contemporary materials is porches. more likely to achieve a successful balance between relating to design variables in the surrounding historic context and expressing its true age with simplified or contempo- > Use contemporary details, such as window moldings and door rary features. surrounds, to create interest and convey the period in which the structure was built. There are many other combinations of these variables that may be used to accommodate new, creative designs while also achieving compatibility with the historic context. 4 I Figure 128: This building is not com- Figure 129: Design a building to be compatible patible with the Old Town Neighbor- with the context. A gable roof form and front hoods. Its windows and entry features porch are appropriate features; however, the are out of proportion with others in porch should be raised similar to others in the the context. It is also too wide. context. 68 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • Impact Considerations for New Construction =—_ Impact considerations address the visual and physical impacts of a new building �j on the integrity of the character area. Some impact- related factors to consider include: - _ - Figure 130: Design a build- >> The impact on abutting historic properties ing to be compatible with the context of the Old Town Is one's ability to interpret the historic character of the abutting Neighborhoods. Consider how properties retained ? Particular attention should be given to the the building will convey similar perception of their original mass, scale and relative prominence on _ design attributes of a historic the street or from other public vantage points. building and appear in scale, >> The impact on the block as a whole while expressing its true age. • Are the rhythm and alignment of buildings and their key features J typical of the block retained ? • Is the perception of the scale of structures along the block retained , as experienced at the street level ? • If the character of an alley wall is also a key feature, is its scale also retained ? Figure 131: Design a building to be compatible with the context. Providing a gable roof and one-story elements that step down to the street are appropriate features on this building. Figure 132: This two-story building is compatible in several contexts. It has a similar roof form, window pattern and porch proportion to historic buildings in the neighborhood. Old Town Neighborhoods Design Guidelines I February 2017 69 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR • • Overall Compatibility Considerations ✓ _ ✓ To achieve compatibility, a new building should : -_- Relate to the character area design features, including set- _ back and open space patterns , mass and form, entries and porches, materials and other features. v Relate to features in the surrounding historic context and on ' adjacent historic properties , including setbacks, foundation , , , porch and window heights, the proportions of windows and architectural features, as well as roof forms. ' 1 y v Express its true age, rather than directly imitating a historic style, or using faux historic treatments, to avoid confusing historic interpretation of the context. Figure 133: This building has several compatible features such as the traditional massing, porch, articulation and materiality. a Figure 135: New designs should relate to the funda- mental characteristics of the historic houses on a block FF r while also conveying the stylistic trends of today. lG W _ I � 1 II III I _ I �'_ _ �„ Figure 136: This building is not compatible with the Old - - - Town Neighborhoods context. The flat roof is inap- propriate; however, the scale would be appropriate in }� several contexts. Figure 134: Design a building to be compatible with the context. A hip roof, simple building form and raised porch are appropri- ate features on this building. Porch and eave height are scaled appropriately. 70 Building Design: Guidelines for New Construction CHAPTER 4* BUILDING DESIGN * GUIDELINES FOR • • BUILDING MASS AND SCALE One-and -a- half story building steps down to one Each historic residential building exhibits distinct story characteristics of mass, height and a degree of wall The massing of this new infill building is compatible with articulation that contributes to its sense of scale. the existing context. It reflects similar form , height , wall As groupings, these buildings establish a definitive lengths and massing as historic buildings in the context. sense of scale. A new building or addition should Note the simple primary and secondary volumes; the sec- express these traditions of mass and scale, and ondary volume appropriately steps down to the back yard . it should be compatible in height, mass and scale with its context. 4 . 2 Design a new residential building to / incorporate heights and proportions that reference those on historic buildings in the surrounding context . Two-story building with wall offset to one-and-a- half story > Design a new building to be within the range The massing of this new infill building is compatible with of lowest and tallest heights in the surround - the existing one and two story context. It reflects similar ing historic context. form , height, wall lengths and massing as historic buildings > Locate and proportion building features to in the context. reference similar features on historic build - Note the simple primary and secondary volumes; the sec- ings . For example, match window heights , ondary volume appropriately steps down to the back yard . door height, porch height, foundation height, floor-to -floor heights and other vertical pro - portions to those on nearby historic buildings. > Design a new fa4ade to respect the propor- tions of height to width in the surrounding historic context. One-and -a- half story building steps up to two-story _ The massing of this new infill building is compatible with the existing context. It reflects similar form , height , wall lengths and massing as historic buildings in the context. Note this building form is comprised of a central primary mass with secondary volumes stepping down to the street and back yard . This is an appropriate form for many one and two story contexts. Old Town Neighborhoods Design Guidelines I February 2017 71 CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • 07 4 . 3 Use residential building forms J ` ! that are compatible with the mass and scale of surrounding historic buildings . Use simple building and roof forms that ap- pear similar to historic buildings in the sur- rounding context. j Avoid " busy and complex" building forms. ` > Subdivide the mass of a larger building into a simple primary volume with additional sec - , ■ , ondary volumes, similar to historic buildings ` yy�cc in the surrounding context. � v > For buildings with more than two units , de - fine individual units in modules that express fi typical historic dimensions . Figure 137. Do not use "boxy" building forms when they are not Figure 138: Use simple building and roof forms that appear > Avoid using boxy building forms when they typical of the surrounding historic context. similar to historic buildings in the surrounding context. This form are not typical of the surrounding historic is appropriate in a majority of the contexts. yP g context. r �47ft V M'V�A 04 �. 01HIS6066 �n1� ��pnFigure 141: Subdivide the mass of a Figure 142: Avoid "busy and complex" ll{iull�ll ��������� 1� ' . larger building into a simple primary building forms. volume with additional secondary volumes, similar to historic buildings in the surrounding context. Figure 139: Use facade articulation techniques to help a building Figure 140: Use fagade articulation techniques to fit within the scale of the surrounding historic context. help a building fit within the scale of the surround- ing historic context. 72 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION BUILDING ARTICULATION Providing articulation in the building mass will minimize impacts on the neighborhood context and neighboring buildings. For example , creating ___ h �' Y Ai offsets in long walls and stepping down height on all buildingfagades are good design choices . g g v * 4 . 4 Use fa4ade articulation techniques to help a building fit within the scale of the surrounding historic context . f > Use vertical and horizontal wall offsets ( , (changes in the wall plane) to reduce the overall scale of a building as viewed from the street. Figure 144: This contemporary building applies appropriate vertical and horizontal articulation > Use vertical and horizontal wall offsets to re - techniques along the front and side wall planes. duce the visual impact of long side wall areas _ A� on neighboring properties and the street. Figure 143: Use fagade articulation techniques to help a building fit within the scale of the surrounding historic context. ?! Yt t f. Vr Figure 145: This building wall is inappropriate, it is too long and does not have any wall offsets. Old Town Neighborhoods Design Guidelines I February 2017 73 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR • • One-and -a-half story building with vertical and / horizontal articulation This new one-and -a- half story building reflects a similar mass and scale to historic building forms located in the neighborhood. To help break up the mass the wall plane is offset and the height steps down to a one-story mass. There is also some modest articulation at the dormer that breaks up the roof plane. One-and -a-half story building with vertical and horizontal articulation This new one-and -a- half story building reflects a similar mass and scale to historic building forms located in the neighborhood. To help break up the mass the wall plane is offset and the height steps down at the midpoint of the building mass. Two-story with vertical and horizontal articulation This new two-story building reflects a similar mass and scale to historic building forms located l the neighbor- hood . To help break up the mass the wall plane is offset and a one-and -a- half story building mass projects from the front wall plane and a one-story mass projects from the rear wall plane. 74 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION PORCHES , ENTRY FEATURES , BALCONIES AND DECKS Entries, including porches and stoops , are 00 important character- defining features . When oriented to the street, a front entry helps to — establish a connection with the neighborhood and a sense of scale at the building front. An entry should be designed to be in scale with the building and compatible with the context. Decks and balconies on residential buildings weren't traditionally found in the Old Town Neighborhoods . In recent years , however, they have become an amenity enjoyed by some residents. Decks and balconies can provide additional opportunities for outdoor living space. As these types of outdoor improvements are introduced , property owners should minimize impacts to the historic context, historic buildings and privacy of neighboring residents . 4 . S Use a front porch to provide a visual and functional connection between _ the building and the street . > Use a front porch to define the entry. oil- r ; ,+ t' > Orient a front porch toward the street and Figure 146: Character-defining features of Figure 147. Use similar porch compo- Figure 148: Proportion a front porch and sidewalk. a historic porch include height alignment nents to those seen historically with some its key features to be compatible in size, along the street, balustrades and column contemporary interpretation. height and scale with the building and to roof proportions. The proportions in surrounding historic context. this contemporary porch are inappropri- ate for most contexts with historic front porches since the porch is too tall, the porch floor is too close to grade and a balustrade is not provided. Old Town Neighborhoods Design Guidelines I February 2017 75 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR • • r� 4 . 6 Design a porch to be compatible with the historic context . > Proportion a front porch and its key features to be compatible in size , height and scale with the building and surrounding historic context. > Locate a front porch in alignment to those seen in the neighboring context. > Using materials and detailing similar to those seen historically with some contemporary interpretation is appropriate . Wood balus- trades and porch posts were common on many styles . 4 . 7 Minimize the appearance of outdoor ANP_ balconies and decks . Locate decks to the rear of the property to respect the historic context. > A small balcony may be appropriate on the front of a new building if it is modest in size and incorporated into a gable end or porch ! , j � � h �, �. i■ r. roof. Figure 149: A small balcony may be appropriate on the front of a new building if it is modest in size and incorporated into a gable end or porch roof. 76 Building Design: Guidelines for New Construction CHAPTER 4: BUILDING DESIGN : GUIDELINES FOR NEW CONSTRUCTION / ems- O;,r;4 rr;,,vc, Vw 0000 - '• � • i - _ - - • _ .• 'L- CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR • • DOORS AND WINDOWS Windows and doors are important character- defining features of buildings in the Old Town Neighborhoods . They provide a sense of scale and visual interest to the composition of a facade . They should be designed to be compatible with the surrounding context and their materials should be durable. 4 . 8 Design windows , doors and other - - — features to be compatible with the historic context . > Incorporate windows, doors and other open - ings at a ratio similar to those found on nearby Figure 157: Design windows, doors and other features — historic buildings , especially those with public to be compatible with the historic context. visibility. -y > When using contemporary window patterns r and designs , ensure they respect the charac- ter, alignments and proportions of windows in the surrounding historic context. > Use window and door widths, heights and materials that are similar to doors on historic y r buildings in the surrounding historic context. , > Use simplified configurations of historic doors rather than replicating a historic door exactly. > Use clear or near clear low- e glass in windows . > Set back a window or door from the outside wall plane so a reveal is evident, resulting in a I shadow line around the opening. The window �- or door should not appear flush with the 11 outside wall plane. a Figure IS& Use window and door widths, heights and materials Figure 158: When using contemporary window patterns that are similar to doors on historic buildings in the surrounding and designs, ensure they respect the character, align- historic context. ments and proportions of windows in the surrounding historic context. 78 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION 4 . 9 Use durable window materials . I ✓ �� � � > Permitted window materials include metal and wood frame. r r > Inappropriate window materials include synthetic materials that do not have proven durability, such as plastic snap - in muntins. _T r r r - ■ �- Figure 160: Set back a window or door from the Figure 161: A window should not appear outside wall plane so a reveal is evident, resulting flush with the outside wall plane. in a shadow line around the opening. Figure 159: Design windows, doors and other features to be compatible with the historic context. This can be achieved by using window and door sizes similar to those found on historic buildings. The pattern of window and door styles shown here illustrate appropriate proportions. Old Town Neighborhoods Design Guidelines I February 2017 79 CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • MATERIALS Historic primary building materials in the Old Town Neighborhoods include masonry (mostly brick) , wood lap siding and board and batten siding. Metal and asphalt are used as roofing materials. There is also some use of stone , mostly at the foundation . Today, these materials are key to the character of the neighborhood . t i New building materials should reflect the range of 1 textures , modularity and finish of those employed historically. They also should contribute to the Figure 162: The combination of brick Figure 163: Wood siding is an ap- - visual continuity of the area. They should be and wood material is appropriate; propriate material. Note this addition durable in their application . brick is typically the base material uses a narrow wood lap to differenti- and wood is used as an accent. ate it from the existing building. t 4 . I O U s e building materials that appear similar in scale , color, texture and / or finish to those seen historically l in the context . r Use materials that are proven to be durable in the local climate . For example, all wood siding should have a weather- protective finish . j > Use historic materials , including wood and brick. Stucco may also be considered ; how- ever, it should be applied in a similar manner as it was historically, employing a similar -- - New Historic texture and finish . Figure 164: The combination of stucco Figure 165: This combination of hori- Addition Building > Use masonry with a modular dimension simi - and wood material is appropriate. In zontal and vertical wood siding is an this example stucco is the base mate- appropriate application. Note how the The wood lap siding material on the new lar to typical masonry materials. rial with a wood accent in the able. vertical boards highlight the able end addition complements the masonry in gg > Imitation or synthetic materials , such as The reverse is also appropriate. in a unique design approach. the following ways: it is a subordinate material , the brick joints and siding aluminium or vinyl siding, imitation brick or width are similar scale, and the use of stone and plastic are inappropriate. color is also complementary. 80 Building Design: Guidelines for New Construction ` �wu�Mww +��i�� Nw�M«iMMwMlIiM �INiNMN�� M �iMMwMw srs air �rr�r � �rs CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • EAVES J ✓ Eaves are character- defining features of a historic �! roof. Their design often varies with the building style; however, they mostly have a generous - _ overhang. The overhang protects the wall material and also assists in cooling the building in the summer. This feature is important to the neighborhood context and should be incorporated in the roof design of new construction . 4 . 11 Provide overhanging roof eaves that appear similar in scale to those seen _ - in the historic context . Boxed eaves , exposed and enclosed rafters Figure 166: This eave is inappropriate because it does not Figure 167. Provide overhanging roof eaves that appear similar in are appropriate eave configurations . provide an overhang. scale to those seen in the historic context. Summer R sun - Winter Sun Figure 169: Boxed eaves with generous overhangs are appropriate. Figure 168: An eave overhang protects the wall material and also assists in cooling the building in the summer. 82 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • General Design Guidelines for Additions to Historic Buildings This section provides guidelines for designing compatible additions to historic buildings. The General Design Guidelines for New Construction on the previous pages also apply to new additions . Impact Considerations for Additions Design Variables for an Addition Impact considerations address the visual and physical impacts of the Design variables include basic scale and proportion considerations that addition on the integrity of the property, and one's ability to perceive relate to the compatibility of the addition with the primary building and its historic character, as well as that of its context. surrounding historic context. Some impact- related factors to consider include: Design variables to consider include: v The impact on the historic building v The height of the addition • Is the addition visible ? Keeping floor heights in the range of those on the historic building, • Does the addition remain visually subordinate to the historic or even lower, may help keep an addition visually subordinate to the building? historic building. • Is one's ability to interpret the historic character retained ? >> The degree of setback (Especially in terms of perceiving the original mass , scale and prominence of the property) Does the original primary fa4ade (front) remain visually prominent? An • Are alterations to key character-defining features avoided or addition should be set back from the fa4ade and other key walls that at least minimized ? contribute to the character of the property. The setback should be a • Is the structural integrity of the property retained , or even sufficient distance such that the historic building remains prominent. improved ? Simplicity of design v The impact on abutting historic properties Is the design of the addition subordinate in character? The design should be relatively simple in architectural character and detailing, such that • Is one's ability to interpret the historic character of the it does not call undue attention to itself. The historic building should abutting properties retained ? Particular attention should remain the prominent feature , when feasible. be given to the perception of their original mass, scale and relative prominence on the street or from other public vantage points. Old Town Neighborhoods Design Guidelines I February 2017 83 CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • 60s Style Ranch and One-Story ADDITIONS Addition For many properties , an addition to the rear or This rear addition is similar in height side of the historic building is the best approach and form to that of the original to gain additional living area. A compatible building and is compatible with the g g p historic building and context. ® ® � addition maintains the general appearance of a historic building especially from key public vantage points , minimizes damage to the original building by preserving character- defining features and ensures the addition relates to the fundamental 60s Style Ranch and One-Story characteristics of the block while also appearing Additions as new construction . These modest iddand rear yard , and 4 . 12 Locate an addition to be subordinate height to the side and rear ard , and achieve an acceptable level of ® 0 ® e to the original structure . compatibility with the historic building and context. \ > An addition should be the same height or lower than the existing structure whenever possible. 60s Style Ranch and One-and -a- > Place an addition to the rear of the original Half Story Addition ® structure whenever possible . This rear addition is taller than the original building but is still clearly > Design an addition to have minimal visual differentiated with a connecting impact to the existing structure. element. A key element is its small ® ® 11 ® ® � I > Consider a compatible side addition if a rear size. addition is not possible. 4 . 13 Locate an addition to retain open space patterns . Classic Cottage with Small > Retain original open space at the sides and Addition ® I ® ® rear of the structure. > Avoid the excessive loss of existing open This modest rear addition steps ❑ ElII space with a large addition . down in height to that of the original 00 building, and achieves an exceptional level of compatibility with the his - toric building and context. 84 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION Classic Cottage and One-and - f/ _ a- Half Story Addition with li Accessory Building This rear addition is taller than the original building but is still clearly dif- ferentiated with a connecting element. El Ir - { 00 - r - fit - - L Shaped Building and One and • a- Half Story Addition This rear addition is similar in height to that of the original building, but is Figure 170: Consider locating additional square footage to the still clearly differentiated with a con- rear and below grade as illustrated in this sketch. ® Elnecting element to achieve an accept- ® 9 ® able level of compatibility with the -- 4 . 14Design an addition to a historic historic building and context. building to respect the character - defining features of the surrounding L-Shaped Building with Modest historic context , and the original Addition primary structure . This modest rear addition steps down > an addition to be compatible with in height to that of the original build- Design ®° P ing, and achieves an exceptional level the scale, massing and rhythm of the historic of compatibility with the historic M ® building and context. building and context. > Align porch eaves, roof lines and other fea- tures with adjacent structures, when possible. > Use materials that complement the color and scale of the historic materials along the street. Four Square and Two- Story Addition plus Carriage House > Design windows and doors to be compatible g P This Carriage House addition is locat- f with the primary structure and surrounding ed along the alley and achieves an historic context, particularly when visible exceptional level of compatibility with from public vantage points . the historic building and context. e > Consider locating additional square footage 9 o II to the rear and below grade . i Old Town Neighborhoods Design Guidelines I February 2017 85 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR • • IAM 00, 4 . 15Design an addition to be recognized as current construction . i > Do not design an addition to be an exact copy of the I fir,; existing style or imply an earlier period or more ornate i style than that of the original structure . > Differentiate an addition from the original structure with an offset, change in material and/or connector. Figure 171: This addition steps down from the historic building, > Use simplified versions of building components and de - is a contemporary design, uses complementary materials and is tails found in the surrounding historic context. These a subordinate mass. may include: f Window, moldings or other features 1 Porches r Van,tow • A . . 13 Figure 172: Differentiate an addition from the original structure with an offset and change in material. - rr Figure 174: Differentiate an addition from the original structure with an „ offset and change in material. Fri Figure 173: Use simplified version of building components and details found in the surrounding historic context on additions, such as the arched windows and deck detailing on this addition. Figure 175: Design an addition to be recognized as current construction. 86 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION 4 . 16Design a dormer addition to minimize impacts on the building . > A new dormer on a historic building should be visually subordinate to the overall roof mass — and should be in scale with those on similar building styles . = _ > Locate a new dormer to the rear and/or the -- side (set back from the front fagade) to help - preserve the existing roof form and historic ] building materials . Also, the dormer should be located below the ridge line. — > When a new dormer is visible from the public — way the roof form should complement the character of the primary roof form . > The number and size of dormers should not visually overwhelm the scale of the primary structure. to Minimize the height of a dormer addition to ensure the historic structure remains visually prominent. > Do not obscure , cover or remove historic - features when adding a dormer. ~� Figure 176: Locate a new dormer to the rear and/or the side (set back from the front facade) to help preserve the existing roof form and historic building materials. Also, the dormer should be located below the ridge line. Old Town Neighborhoods Design Guidelines I February 2017 87 CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR • • One-story connector to one-story - CONNECTORS addition Additions to historic residential buildings should The subordinate connector provides a com - patible transition to the new one story addi- / respect the existing building characteristics of tion . The height of the connector steps down mass, height and form . One approach to transition and the wall plane is offset from the historic ® EE 1H a new addition to a historic building is to use a building. connector. A connector can provide a compatible transition that retains the integrity of the historic building. One-story connector to one-and-a half , 4 . 17Consider incorporating a compatible story addition connector between a historic building and new addition . The subordinate connector provides a com - patible transition to the new one-and -a half- > Use a one story or one -and -a- half story con - story addition . The height of the connector ® U nector. Stepping the height down from the steps down and the wall plane is offset from 46 the historic building. ® � historic building is preferred . > Position the connector where it will have the least impact on the historic fabric of the existing building, typically at the rear of the building. > Use compatible mass, scale , materials , and windows and doors. 88 Building Design: Guidelines for New Construction CHAPTER 4e BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION Accessory Buildings and Carriage Houses ACCESSORY BUILDINGS AND CARRIAGE One-and -a- half-story accessory HOUSES building accessed from the street Accessory buildings and carriage houses are In some character areas , accessory buildings historically subordinate in scale and character to are accessed from the street (e.g. , in recent the primary building and are typically located to the past neighborhoods) . rear of the lot. Accessory buildings are primarily The new accessory building is compatible used for storage and parking, while carriage houses with the primary building on the lot since it provide a living unit with or without storage and has a subordinate mass and is set back to the parking. While these buildings in the rear generally rear. have little impact on the character of the street, One-story accessory building accessed they do have an impact on the character of the from the street alley and the neighbors to the rear. This character In some character areas , accessory buildings should be maintained . are accessed from the street (e .g. , on the narrow end of the lots where an alley is not 4 . 18Locate an accessory building present). and carriage houses to reinforce surrounding historic development The new accessory building is compatible with the primary building on the lot since it patterns . has a subordinate mass and scale and similar > Locate a new accessory building and/or car- roof form . riage house similar to the range of locations One-story accessory building accessed �/ \ in the surrounding context. This is typically to from the alley the rear of the primary building and along an In most character areas an accessory building alley (where they exist) . is accessed from the alley. > On a corner lot, set back a new accessory The new accessory building is compatible building and/or carriage house from the side with the primary building on the lot since it street to minimize impacts on the historic has a subordinate mass and scale and similar roof form . streetscape . i > Avoid making new curb cuts for driveways when they are not part of the historic pattern along the block. Old Town Neighborhoods Design Guidelines I February 2017 89 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION r � 4 . 19 Design a new accessory building and / or carriage house to be compatible with , and subordinate to , the primary building and surrounding historic S context . u - _ Design the mass , form and roof shape of a new accessory building and/or carriage house to be compatible with the primary building and sur- rounding historic context. > Use materials that are of a similar color, texture and scale to materials of the primary building Figure 177. Design the mass, form and roof shape of a Figure 178: Use materials that are of a similar color, texture and scale to and in the surrounding historic context. new accessory building to be compatible with the primary materials of the primary building. > Use simplified versions of the primary build - building and surrounding historic context. ing's features or other complementary details v - found in the surrounding historic context. > In most cases, the accessory building or car- riage house should be subordinate in size to the primary building on the lot; however, there may be an exception to this approach . For example , if the existing primary building on the _ lot is very small , generally less than six hundred � � ■ square feet, there may be an opportunity to build a larger accessory building or carriage T 1 _ house . Figure 179: This new compatible accessory Figure 180: This new compatible acces- Figure 181: This new accessory building building with a living unit above provides sory building with an office space uses a with a living unit above may be too large similar materials found on other historic similar character, form and parking loca- for most contexts; however, it is a com- accessory buildings. tion of historic accessory buildings. patible scale for some historic contexts. Figure 182: Alleyway access or a driveway along the side of the building to the accessory building in the rear (when an alley does not exist) is appropriate. 90 Building Design: Guidelines for New Construction CHAPTER 4* BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION Energy Efficient Design GREEN BUILDING AND THE CLIMATE When introducing sustainability improvements , it ACTION PLAN is also important to maintain compatibility with the Existing Fort Collins building codes include historic context. many elements that support green building. The > Ensure that the sustainable design features of building code green amendments represent next a new building are compatible with the historic steps along the path of integrating green building context. practices into mainstream construction . When using sustainable building materials, such The amendments apply to single-family detached as locally-sourced materials , recycled materials housing, duplexes , townhomes and low- rise (one and materials with long life spans , ensure that to three story) multifamily housing. they are compatible with typical materials seen in the surrounding historic context. Energy efficiency guidelines are included in � When designing a building to maximize passive Chapter 3 , which relate both to historic buildings solar potential (solar gain during the winter and and new construction . These guidelines address deflection of summer sun) , ensure that the build - maintaining and improving resource and energy ing orientation remains compatible with typical efficiency in a historic building, as well as methods orientation patterns in the surrounding historic for approaching energy conservation and generation technologies. context. > When orienting roofs to allow for the installa- For in - depth descriptions of each individual tion of solar collectors, ensure that roof forms practice in the package , visit the Residential and orientation remain compatible with typical Package At-a- Glance: orientation patterns in the surrounding historic http : // www. fcgov. com / uti / ities / img/site — specific / context. uploads /Residential_ APAAG_ 201 I - 03 -29. pd f The Building Code Green Amendments are available at the link below: http : // www. fcgov. com / utilities /residential /green - building/amendments Old Town Neighborhoods Design Guidelines I February 2017 91 CHAPTER 4 * BUILDING DESIGN * GUIDELINES FOR NEW CONSTRUCTION 92 Building Design: Guidelines for New Construction SITE WORK : DESIGN GUIDELINES FOR NEW CONSTRUCTION WORK*CHAPTER So SITE FOR • • Site Work: Design Guidelines for New Construction This section provides site planning design guide - i lines for historic properties and new construction` projects in the Old Town Neighborhoods . Site planning involves any work not directly related to a primary or accessory structure on a site. Impor- tant site considerations include building location , vehicular considerations , historic site features , landscape, urban gardens and service areas . Figure 185: Preserve the traditional orientation BUILDING LOCATION and setback of buildings along the street. i It is important to place and orient new residen - tial construction to be compatible with historic �� t development patterns . This will help retain the character of the neighborhoods. Sol Locate a new building to fit within .. _ the established setback ( front and _ side ) and yard patterns seen in the neighborhoods . Figure 186: Where front yard setbacks are > Locate a structure to maintain the side yard typically uniform, place a new structure in spacing pattern on the block as seen from alignment with its neighbors. the street. / > Where front yard setbacks are uniform , Figure 183: Locate a new building to fit within the established setback (front place a new structure in alignment with its and side) and yard patterns seen in the neighborhoods. The sketch above shows neighbors. appropriate placement, while the one below is placed inappropriately. > Where front yard setbacks for historic xft. xft. buildings vary, place a new structure within the established range of front yard setbacks on the block. 5 . 2 Preserve the traditional orientation of buildings along the street . > Orient a new building front to face the '— � �' — � `� — � — Moo �' moo _'" street. Figure 184: A variety o spacing occurs between buildings throughout the g Y f p g g g 5 . 3 Locate a new building to maximize neighborhoods. Locate a structure to maintain the side yard spacing pattern on passive solar potential . the block as seen from the street. Figure 187. Locate a new building to maximize passive solar potential. This example illustrates a building (top) imposing on its neighbor's solar access. Old Town Neighborhoods Design Guidelines I February 2017 95 CHAPTER • FOR • • 44 O y ` Alley _ .� ui= ■ cma or 10 , t., Figure 189: Minimizing the visual appearance of driveways and Figure 190: Traditionally, most parking was accessed from alleys other paved surfaces is encouraged. When access from the alley in the neighborhoods; however, Character Area 6 reflects a ^ isn't available, consider a small drive to the side of the house. development pattern where much of the parking access is off of Alley `-, i the street leading to an attached garage. Street PARKING VEHICULAR ACCESS In order to enhance the pedestrian -orientation Traditionally, most parking was accessed from alleys of the neighborhoods, the visual impacts of cars in the neighborhoods. As a result, many blocks have • should be minimized . On -site parking should be very few curb cuts . This approach is preferred . In subordinate to other uses, and the front yard more recent subdivisions , however, access is some- should not appear to be a "parking lot." times provided from the street. In all cases , the ` 5 . 4 Parking areas should not be visually visual impacts of driveways and curb cuts should be / obtrusive . minimized . i Street Parking areas should be located to the rear S . S Minimizing the visual impacts of curb Figure 188: Parking areas should be located to the rear of of the property, when physical conditions cuts is encouraged . the property, when physical conditions permit. permit.P > If allowed through other city regulations , only b. > Parking should not be located in the front one curb cut should be provided on a lot. yard except in the driveway, if it exists . > The width of a curb cut should be from 10 to > The front of a garage should be set back a 12 feet on a historic lot when accessed from minimum of 10 feet from the primary front the street. of a building, measured from behind the r porch . S . 6 Minimizing the visual appearance of driveways and other paved surfaces is encouraged . > Provide auto access from an alley. > Use a single lane driveway when physical Figure 191: Provide auto access to a garage from an alley conditions permit. whenever feasible. > Locating a driveway to the side of the house is also acceptable. 96 Site Design: Guidelines for New Construction CHAPTER • FOR • • LANDSCAPE AND SITE FEATURES S . 8 Preserve established trees Site features and landscapes are an important part > Preserve established and specimen trees in of the Old Town Neighborhoods. Proper treat- the front yard area. 72% ment of these features helps retain the unique qualities that make the neighborhoods special and S . 9 Plan new site and landscape features ' assists with the preservation and interpretation of to respect the character - defining features of the neighborhoods . historic buildings and character areas . It is impor- "' o, tant to ensure that new site features maintain and > Landscape the street-facing portion of a enhance the character of the neighborhood . It is lot to be consistent with historic landscape ' _ _ - , - - • ' � also important to maintain a strong relationship patterns on the street. Figure 192: Preserve original landscape and features. between buildings and the street through sensitive > When introducing a new site feature , such site design . as a stairway, fence or retaining wall , respect historical patterns in terms of placement, S . 7 Retain and restore historic site and proportions and design compatibility with landscape features . surrounding historic context. � - > When designing a new sidewalk or path , use pro, . ; > Preserve original landscape and features , colors, styles and finishes similar to those r �, - such as walkways , fences , site walls , street seen in nearby historic sidewalks . - — trees , historic stairways and special plant- ' ings or ornamental site features that are > Avoid introducing new site features that - character- defining features of the property. convey a false sense of history, such as faux historic street lights . > Retain original open space patterns at the r sides and rear of a structure, whenever S . 10 Maintain front yard landscape areas . possible. e > Sites should reflect the traditional topog- > Reserve most of the front yard as open - - raphy on the block. Significant berms , fills lawn , and/or designed xeriscape that uses and/or low entry swales in the front are low-water plantings . Urban gardens are also inappropriate . appropriate when they maintain the appear- ance of a traditional landscaped front yard . - J Figure 193: Reserve most of the front yard as open lawn, and/or designed xeriscope that uses low-water plantings. Old Town Neighborhoods Design Guidelines I February 2017 97 CHAPTER So SITE WORK@ DESIGN GUIDELINES FOR • • Y . f - + i ` IA4 r f (1 40 Rock UU • i 1 � � � � � � � � � � t � � � t � I ! il ` f, /�' r '� r C r •� F tar Figure 194: Use materials that are common to the historic context or that relate to the historic property. I �L Sol I Design a new front yard fence to > Locate a rear yard fence along traditional minimize impacts on the historic lot lines; however, smaller fenced in areas Brick context . are also appropriate for dog runs , gardens, > Design a new front yard fence to be simple , chicken coops , etc . J open and low. 5 . 13 Locate and design a new retaining > Use historic fence and wall materials present wall to minimize impacts on t h e in the surrounding historic context. Do not historic context . use vinyl , chain link or other nontraditional fence materials. > Use a low wall to help stabilize the yard Do not install opaque fencing along the while maintaining most of the historic slope .11 > street. A fence should typically be at least > Design a new retaining wall to minimize Concrete Masonry Unit (CMU) 50% open . visual impacts on the character- defining features of the historic property and J 5 . 12 Design a new rear yard fence that context. is compatible with the surrounding > Use materials that are common to the area . historic context or that relate to the historic > Locate a rear yard fence to have minimal property. For example , if a stone wall is a visibility from public view. part of the design tradition , the wall should be stone, or stone-faced . CMU and railroad — - - > Situate a rear or side yard fence back from ties are inappropriate in the front yard . the front fa4ade. > Avoid using terraced retaining walls. Ashlar stone is appropriate; however, this wall g g is too high for most contexts > Use a rear yard fence type and materials Do not completely replace the slope with a Figure 195: Use materials that are common traditionally found in the historic context, tall retaining wall . to the historic context or that relate to the such as simple iron , wood , or open picket historic property. fence . When installing a wooden fence, ensure that the pickets face to the exterior, and the framing faces to the inside . 98 Site Design: Guidelines for New Construction CHAPTER • FOR • • URBAN GARDENS W ' Urban gardens are encouraged on traditional ALLEY family lots to promote sustainability. However, the landscape plan should consider the traditional context of the neighborhoods. Front yards are typically planted with larger/higher plant materials �- r located closer to the house, and often end in low scale plant materials such as grass and/or ground cover at the sidewalk edge. r 5 . 14 Locate and design urban gardens to complement traditional planting I patterns . l' > Traditional front yard planting patterns are encouraged . - A > Large plant boxes should be located in the � . rear of the yard . > Frame front yard vegetable gardens with flowering plants or low shrubs to buffer the r— ~ maturing plants over the season . > Consider a permaculture environment when ;. planning a garden . _ STREET - - Figure 197: This plan illustrates the context of the Figure 196: Locate and design urban gardens to complement traditional image to the left. Note the traditional front yard planting patterns. This photograph showcases a compatible urban garden lawn and the rear/side yard urban garden. design that is located in the rear of a property and preserves traditional sideyard setbacks. Old Town Neighborhoods Design Guidelines I February 2017 99 WORK,CHAPTER So SITE FOR • • SERVICE AREAS Service areas include locations for trash con - 1 tainers , transformers , electrical equipment and other mechanical equipment that may require an exterior facility. In all cases, these features should remain visually unobtrusive from the street. ! ! T. S . ISMinimizing the unpleasant visual appearance of service areas is ! encouraged . > Locating dumpsters and other service equip - ment to the rear of the lot, when physical Figure 198: Service areas should be screened from the street conditions permit, is encouraged . with fences, walls and plantings, or a combination of these > Service areas should be screened from the elements. street with fences, walls and plantings, or a combination of these elements . 100 Site Design: Guidelines for New Construction A APPENDIX APPENDIX Character Area Summary Charts Distribution of Properties Within Character CHARACTER AREA SUMMARY Areas This line in the chart indicates that Character Character Character Character Character Character Character Areas 2 and 4 contain relatively high numbers of Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 properties out of the total for Old Town , that Distribution of Properties Within Character Areas Character Areas I and 6 each have a moderate Total amount and that Character Areas 3 and 5 have Properties 11 % 24% 4% 36% 5 % 19% fewer than the others . This may be useful to consider when evaluating the potential impact a Lot Size _ project will have on its surroundings. Typical 4 000 - 4,000 - 61000 - Range Varies Varies 59999 sf Varies 61999 sf 61999 sf Lot Size 4,000 sf 7% 6% 5% 6% 4% 1 % This table presents lot sizes in 1 ,000 square foot or less increments for each Character Area. It illustrates 4,000 - that some areas tend to have a concentration of 4,999 sf 9% 10% 26% 7% 12% 1 % lots in the higher size categories, while others have concentrations in the smaller sizes. Still oth - 5 :999 sf 5999 8% 20% 12% 12% 24% 8% ers have a focus on middle lot sizes . This should be considered when anticipating the impact that 6,000 - 15% 13% 5% 12% 17% 43% building mass and scale for a new project may have. 6,999 sf It also may indicate areas where a wider diversity 79000 - of house size correlates with a wider range of lot 7,999 sf 12% 14% 3% 13% 10% 14% size . 89000 - 10% 6% 0% 15% 11 % 10% 8 ,999 sf 9,000 - 28% 25% 2% 17% 12% 6% 9,999 sf 10,000 sf 11 % 5% 1 % 16% 10% 11 % or more Average 8 , 020 sf 7, 285 sf 6, 540 sf 8, 590 sf 7,085 sf 7, 385 sf Old Town Neighborhoods Design Guidelines February 2017 103 APPENDIX CHARACTER AREA SUMMARY Lot Width The portion of the size of a house front to the Character Character Character Character Character Character width of the lot impacts the perception of build - Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 ing mass . The concentration of similarly sized lot Lot Width widths is a key indicator in each of the Character Typical Areas that differentiates one from another. Range 26-75' 26 -75' 26 -50 ' 26 -75' 26 -75' SI -75 ' 25' or less 2% 15 3% 3% 2% 1 % Lot Coverage 26'-50' 52% 61 % 75% 45% 36% 13% The percentage of the lot that is covered with building footprints is an indicator of the relative 51 '-75' 33% 28% 17% 35% 45% 68% perception of intensity of development. Character 76- 100' 3% 6% 1 % 11 % 11 % 14% Area 6, for example, has a relatively low lot cover- 101 ' + 7% 3% 5% 6% 6% 4% age, with more than half of its properties in the Average 57 feet 53 feet 48 feet 60 feet 60 feet 65 feet middle range. Lot Coverage Typical II -40% 11 - 40% II -30% II -30% II -30 / 21 -30 / Range 0- 10% 1 % 3% 3% 7% 7% 2% 11 -20% 23% 22% 28% 31 % 28% 22% 21 -30% 45% 45% 53% 41 % 49% 58% 31 -40% 21 % 23% 12% 17% 15% 16% 40% + 10% 7% 4% 5% 4% 2% Average 27% 27% 24% 24% 25% 25% 104 Appendix APPENDIX Year Built CHARACTER AREA SUMMARY A range of typical building years is shown for each Character Area . Some have relatively narrow time Character Character Character Character Character Character spans , such as Character Area I . This suggests that Area I Area 2 Area 3 Area 4 Area 5 Area 6 a higher degree of consistency in building scale and Year Built character may be found there. Typical 1882- 1920 1901 - 1920 1881 - 1920 1901 - 1960 1941 - 1960 1941 - 1960 Year Remodeled Range The percentage of properties that have been Average 1912 1916 1914 1934 1951 1956 remodeled may help predict the degree of con - Year Remodeled sistency or diversity that exists in each Character Typical Area. Those with a higher percentage of remod - Range 2000 -2009 2000 -2009 1980 -2009 2000 -2009 1990 -2009 1970 -2009 eled buildings are likely to exhibit more variety in character. Percent Remodeled 24 /51 % 39% 45% 34% 30% °Building Size Building Size Typical building size varies substantially across the Typical 500 - 500 - 500 - 999 sf 500 - 500 - 1 ,000 - 1 ,499 different Character Areas. Character Area 3 , for Range 2 ,499 sf 19499 sf 1 ,499 sf 1 ,499 sf sf example, has some of the smallest houses (and 999 sf smallest lots) . This could be a factor in considering or less 14% 37% 69% 40% 43 % 26% the appropriate scale for new infill construction . I ,OOO - 35% 40% 27% 34% 40% 56% 1 ,499 sf 11500 - 23% 16% 3% 13 % 14% 14% 1 ,999 sf 2 ,000 - 18% 5% 1 % 9% 2% 3% 2 ,499 sf 2 , 500 sf or 10% 1 % - 3% %3 4% greater Old Town Neighborhoods Design Guidelines February 2017 105 APPENDIX CHARACTER AREA SUMMARY Building Height Those areas with buildings that are predominantly Character Character Character Character Character Character one story appear in this chart. Character Areas 3 , Area I Area 2 Area 3 Area 4 Area 5 Area 6 5 and 6 are noteworthy in this respect. Maintain - Average 1 , 670 sf 1 , 220 sf 895 sf 1 , 280 sf 1 , 148 sf 1 , 225 sf ing this sense of scale will be important. Other Building Height Character Areas have buildings that include a mix of one and two story homes. Some areas exhibit a Typical 1 -2 stories 1 - 1 . 5 stories I story 1 -2 stories I story I story high degree of similarity in height, while others are Range more diverse . This may be a factor in considering story 48% 79% 93% 78% 90% 91 % the compatibility of new construction . 1 . 5 story 25% 13% 4% 10% 5% I 2 story 25% 9% 2% 12% 5o/ 8 /o Floor Area Ratio The percentage of building square footage to lot 2 . 5 story 1 % - - 0% - - size is a ratio that can suggest relative intensity Floor Area Ratio (FAR) of development. Some of the Character Areas Typical 0.4 or less have notably low ratios and with a high degree of 0. 3 or less 0. 11 - 0. 2 0. 3 or less 0. 3 or less 0. 11 - 0. 2 consistency (Character Area 6 for example) . Oth - ers have a wider range of FAR (such as Character 0.0 - 0. 11 8% 12% 13% 11 % 11 % g% Area 1 ) . 0. 11 - 0. 2 42% 56% 72% 54% 63% 78% 0. 21 - 0. 3 32% 24% 11 % 20% 24% 13% 0. 31 - 0.4 14% 6% 5% 5% 1 % 1 % 0.4 + 5% 2% - 1 % 1 % - Average 0. 22 0. 19 0. 16 0. 17 0. 17 0. 16 106 Appendix APPENDIX Resource List Provided below is a list of weblinks that occur throughout the document and more. Please use these resources to further understand the concepts and intent of the design guidelines . CITY OF FORT COLLINS RESOURCES: Preservation Brief 6: Dangers of Abrasive Cleaning Preservation Brief 17: Architectural Character - to Historic Buildings: https ://www. nps . gov/ TPS / Identifying the Visual Aspects of Historic Buildings Historic Preservation Programs and Processes: how- to - preserve / briefs / 6 - dangers - abrasive - as an Aid to Preserving Character: http :llwww. http: //www. fcgov. com /historicpreservation / cleaning. htm nps . gov/tps /how- to - preserve /briefs / / 7- architec- Desi n Assistance Program: htt //www. c ov. tural- character. htm g g p � f g Preservation Brief 8: Aluminum and Vinyl Siding com /historicpreservation /design - assistance . php on Historic Buildings: https ://www. nps . gov/ TPS / Preservation Brief 19: The Repair and Replace- Landmark Rehabilitation Loans: http ://www. fcgov. how - to - preserve / brie fs / 8 - aluminum - vinyl - ment of Historic Wooden Shingle Roofs: https : // com /historicpreservation /landmark- rehabilita - siding. htm www. nps . gov/ TPS / how- to - preserve / briefs / / 9 - tion . php Preservation Brief 9: The Repair of Historic wooden - shingle - roo fs . htm Land Use Code: https : //www. municode . com / Wooden Windows: http: //www. nps . gov/tps / Preservation Brief 22: The Preservation and Re- library/co /fort_ collinslcodes /land_ use how- to - preserve /brie fs / 9 - wooden - windows . htm pair of Historic Stucco: https ://www. nps . gov/ TPS / Preservation Brief 10: Exterior Paint Problems how- to - preserve /brie fs /22 - stucco . htm NATIONAL PARK SERVICE on Historic Woodwork: http: //www. nps . gov/tps / Preservation Brief 36: Protecting Cultural Land - PRESERVATION BRIEF SERIES : how- to - preserve /briefs / 10 - paint- problems . htm scapes: Planning, Treatment and Management of Preservation Brief I : Assessing Cleaning and Preservation Brief 13 : The Repair and Thermal Historic Landscapes: https ://www. nps . gov/ TPS / Water- Repellent Treatments for Historic Ma- Upgrading of Historic Steel Windows: http: // how- to - preserve /briefs /36 - cultural- landscapes . sonry Buildings: http ://www. nps . gov/tps /how- to - www. nps . gov/ tps / how - to - preserve / briefs / 13 - htm preserve /brie fs / 1 - cleaning- water- repellent . htm steel- windows . htm NATIONAL TRUST OF HISTORIC PRESER- Preservation Brief 2: Repointing Mortar Joints in Preservation Brief 14: New Exterior Additions to VATION RESOURCES : Historic Masonry Buildings: http: //www. nps . gov/ Historic Buildings: Preservation Concerns: https : // Window Retrofit Article from the National Trust tps /how- to - preserve / briefs /2 - repoint- mortar- www• nps . gov/ TPS /how- to - preserve / briefs / 14 - for Historic Preservation web site: http :llwww. joints . htm exterior- additions . htm preservationnation . org / who - we - are / press - Preservation Brief 3 : Improving Energy Efficiency Preservation Brief 16: The Use of Substitute center/press - releasesl2012 /new- windows - study. in Historic Buildings: http: //www. nps . govltpsl Materials on Historic Building Exteriors: http: // html how - to - preservelbrie fs / 3 - improve - energy - www. nps . gov/ tps / how- to - preserve / briefs / / 6 . Window Treatments , National Park Service Tech efficiency. htm substitute - materials . htm Notes: http: //www. nps . gov/tps /how- to - preserve / Preservation Brief 4: Roofing for Historic Build - tech - notes . htm ings: https : //www. nps . gov/ TPS /how- to - preserve / briefs /4 - roofing. htm Old Town Neighborhoods Design Guidelines February 2017 107 APPENDIX Glossary — — Addition : New construction added to an existing Bracket: A supporting member for a projecting building or structure. element or shelf, sometimes in the shape of an Alteration * Any act or process that changes one inverted L and sometimes as a solid piece or a triangular truss. - — - -- — or more of the exterior architectural features of a structure , including, but not limited to, the erec- Bulkhead : In commercial buildings, the area Baluster tion , construction , reconstruction , addition , sand below the display windows at the sidewalk level . blasting, water blasting, chemical cleaning, chemi - cal stopping, or removal of any structure , but not Bungalow: Common house form of the early including changes to the color of exterior paint. Bracket 20th century distinguished by horizontal empha- sis, wide eaves, large porches and multi - light doors 400 Alignment: The arrangement of objects along a and windows. straight line. Capital : The head of a column or pilaster. Appropriate: Especially suitable or compatible. Casement window: A window with one or two Asphalt shingles: A type of roofing material sashes which are hinged at the sides and usually Board and batten composed of layers of saturated felt, cloth or pa- open outward . per, and coated with a tar, or asphalt substance , Clapboards Clapboard : Large wood boards which taper and granules . Cla p slightly so they overlap; applied horizontally on Attic: The upper level of a building, not of full buildings of frame construction . ceiling height, directly beneath the roof. Clipped gable: A gable roof where the ends of Baluster: Vertical member, usually of wood , the ridge are terminated in a small , diagonal roof which supports the railing of a porch or the hand - surface. rail of a stairway. Column : A supporting post found on storefronts , Balustrade: A railing or parapet consisting of a porches and balconies; may be fluted or smooth . handrail on balusters , sometimes also includes a bottom rail . Clipped Gable Compatible: In harmony with location and sur- roundings . Bargeboard : A board , often decoratively carved , Contemporary Reflecting characteristics that hangs from the projecting edge of a roof gable. of the current period . Contemporary denotes Bay window: A projecting window that forms an characteristics which illustrate that a building, extension to the floor space of the internal rooms; structure, or detail was constructed in the pres- usually extends to the ground level . ent or recent past rather than being imitative or Board and batten : Vertical plank siding with reflective of a historic design . joints covered by narrow wood strip. 108 Appendix APPENDIX Context: The setting in which a historic element, Eave: The lower portion of the sloping surface site, structure, street, or district exists . of a roof, especially the part that overhangs the r - - �—`l\ building's wall . Corbel : A bracket form produced by courses of wood or masonry which extend in successive EII : The rear wing of a house, generally one room stages from the wall surface. wide and running perpendicular to the principal building. Corinthian order: Most ornate classical order characterized by a capital with ornamental acan - AZ Engaged column : A round column attached to Cross-gable thus leaves and curled fern shoots . Finial a wall . Cornerboard : A board used to cover the Facade: The "face" of the building; usually refers exposed ends of wood siding to give a finished to the main side of the building, though it can be appearance and make the building watertight. applied to all sides . Cornice: The projecting uppermost portion of Fanlight: Asemi - elliptical design used both over a wall , often treated in a decorative manner with doors and in gables either as a window or as a brackets . board . Cross-gable: A secondary gable roof which Fascia: A flat horizontal wooden member used meets the primary roof at right angles. Fishscale shingles as a facing at the ends of roof rafters and in the Dentil : One of a row of small blocks used as part cornice area. Eave of the decoration in a frieze or cornice. Fenestration : The arrangement of windows and Doorframe• The part of a door opening to other exterior openings on a building. which a door is hinged . A doorframe consists of Finial : A projecting decorative element, usually of two vertical members called jambs and a horizon - metal , at the top of a roof turret or gable. tal top member called a lintel or head. on Fishscale shingles: A decorative pattern of wall Doric order: A classical order with simple , un - Foundation shingles composed of staggered horizontal rows adorned capitals , and with no base. of wooden shingles with halfround ends. Dormer: A structural extension of a building's Form : The overall shape of a structure (i.e . , most roof, intended to provide light and headroom in structures are rectangular in form) . an attic space; usually contains window(s) on its vertical face . Foundation : The lowest exposed portion of the building wall , which supports the structure above. Double- hung window: A window with two balanced sashes , with one sliding over the other Gable roof: A pitched roof with one downward vertically to open . Gable roof slope on either side of a central , horizontal ridge . Old Town Neighborhoods Design Guidelines I February 2017 109 APPENDIX Head : The top horizontal member over a door Landmark: A property, structure or natural or window opening. object designated as a " landmark" by ordinance of the city council , pursuant to procedures pre- Hipped roof: Roof with uniform slopes on all scribed in this title, that is worthy of rehabilita- sides . tion , restoration and presentation because of its Historic imitation : New construction or reha- o f I standing seam historic or architectural significance to the city. bilitation where elements or components mimic an Lap siding* See clapboards . architectural style but are not of the same historic Hipped roof period as the existing buildings (historic replica). Lattice: Criss - cross pattern of thin wooden slats Hood mold * Decorative, projecting element most often found covering the open space beneath a porch . placed over a window; may extend down the sides of a window as well as surround the top. Lintel : Horizontal structural element at the top T of a window or door; in masonry walls , may be of In - Kind replacement: To replace a feature of a Lap siding wood , stone or metal . building with materials of the same characteristics , _ Keystone such as material , texture, color, etc . Maintain : To keep in an existing state of preser- Integrity: A property retains its integrity, if a vation or repair. sufficient of the structure retains its I - Mansard roof: A roof with a double slope percentage �� Pe on historic fabric . The majority of a building's original 1 all four sides , with the lower slope being almost structural system , materials, and character defin - vertical and the upper almost horizontal . ing features also should remain intact. These may *`—include architectural details , such as dormers , J Masonry: Construction materials such as stone , brick, concrete block or tile. porches, ornamental brackets , moldings and ma- - - -� j , terials , as well as the overall mass and form of the Masonry Metal standing seam roof* A roof composed building. of overlapping sections of metal such as copper- Ionic order: One of the five classical orders used bearing steel or iron coated with a terne alloy of to describe decorative scroll capitals . lead and tin . These roofs were attached or crimped together in various raised seams for which the Infill : New construction where there had been an roof are named . opening before, such as a new building between two older structures. Modillion : A horizontal bracket or scroll which appears at the building or porch cornice. Known Keystone: The wedge- shaped top or center as a block modillion if a flat block. member of an arch . 110 Appendix APPENDIX Molding: A decorative band or strip of material Palladian Window: A three- part window, with a constant profile or section designed to cast �,�'' with a round -arched central window flanked by interesting shadows . It is generally used in cornices = _ —` _ - two rectangular windows whose height reaches and as trim around window and door openings . —_ . __ _; the point where the arch begins on the central Mortar: A mixture of sand , lime, cement, and L window. water used as a binding agent in masonry con - -'' iC f , Panel : A sunken or raised portion of a door with struction . _- - ± a frame- like border. Molding Pediment Mullion : A wooden vertical piece that divides Parapet: The portion of an exterior wall which window sash , doors or panels set close together rises entirely above the roof, usually in the form in a series . of a low retaining wall ; the parapet may be shaped Multi - light window: A window sash composed U or stepped . aof more than one pane of glass . Pediment: The triangular face of a roof gable; or ua gable which is used in porches , or as decoration Muntin : The wooden pieces that make up the ^ over windows , doors and dormers. small subdivisions in a multiple - pane glass window. UU I I Piazza: Early Americans described a piazza as Muntin New construction : Construction which is char- the open space alongside a house shelted by a acterized by the introduction of new elements , roof and supported by pillars . The term is used sites , buildings , or structures or additions to Portico interchangeably with veranda and can be directly existing buildings and structures in historic areas applied to Charleston architecture. and districts . Obscured : Covered , concealed or hidden from Pitch : The degree of the slope of a roof. view. Portico: An entrance porch , usually supported by Opaque fence: A fence that one cannot see columns and sheltering only the entry. through . Preservation : The act or process of applying measures to sustain the existing form , integrity Orientation : Generally, orientation refers to the and materials of a building or structure, and the manner in which a building relates to the street. existing form and vegetative cover of a site. It may The entrance to the building plays a large role include initial stabilization work, where necessary, in the building's orientation , and in most cases it as well as ongoing maintenance of the historic should face the street. building materials. Ornamentation : Decoration , usually non - structural and not essential from a practical stand - point, which is applied to a building to increase its distinctiveness and visual interest. Old Town Neighborhoods Design Guidelines I February 2017 I I APPENDIX Prism Glass: Small panes of glass, usually set in a Roof Rafter: Long wooden structural members wooden or metal framework in the transom over which run from ridge to eaves and which provide a storefront or entrance; the glass is molded in structural support for the roof sheathing and roof- a special pattern such that small prisms project ing materials. daylight into the interior of the building. Sash : The moveable framework containing the Quoins: A series of stone, bricks, or wood panels glass in a window. ornamenting the outside of a wall . Scale: Proportional elements that demonstrate Reconstruction : The act or process of repro- Shed roof the size , materials , and style of buildings. Quoins ducing by new construction the exact form and detail of a vanished building, structure or object, Segmental Arch : A type of circular arch which or part thereof, as it appeared at a specific period does not extend on the sides to a full half circle; often found at the tops of windows . of time. Rehabilitation : The act or process of returning Sheathing: A sub- surface material , usually wood , a property to a state of utility through repair or which covers exterior walls or roofs before ap - alteration which makes possible an efficient con - plication of siding or roofing materials . temporary use while preserving those portions or Shed roof: A gently- pitched , almost flat roof with features of the property which are significant to only one slope. its historical , architectural and cultural value. Sidelight Shingles: Wood which is split into flat shingles Restoration : The act or process of accurately and different shapes . Wood shingles are common recovering the form and details of a property and elements to the Queen Anne and Bungalow styles . its setting as it appeared at a particular period of time by means of the removal of later work or by Sidelight: A glass panel , usually of multiple panes , the replacement of missing earlier work. to either side of a door; often used in conjunction with a transom . Retain : To keep secure and intact. In the guide- lines , " retain" and "maintain " describe the act Siding: The exterior wall covering or sheathing of keeping an element, detail , or structure and of a structure . continuing the same level of repair to aid in the Spindles Sill : The lowest horizontal member in a frame or preservation of elements, sites and structures . opening for a window or door. Also, the lowest Ridge: The top horizontal member of a roof horizontal member in a framed wall or partition . where the sloping surfaces meet. Soffit: A flat wooden member used as a finished undersurface for any overhead exposed part of a building, such as a cornice. 112 Appendix APPENDIX Spindles: Slender, elaborately turned wood dow- els or rods often used in screens and porch trim . Transom : A glass panel , sometimes fixed and sometimes movable, which is placed over a door or window to provide additional natural light to the interior of the building. Used on both residen - tial and commercial buildings. Trim : The decorative framing of openings and other features on a facade . Turret: Projecting corner bay or tower, usually round , often with a conical roof. Vapor Barrier: A waterproof material which is used to prevent moisture from migrating from damp to dry areas where it may condense and cause problems . Veranda: A broad sweeping porch , typically run - ning the length of the facade. Vergeboard : The vertical face board following and set under the roof edge of a gable, sometimes decorated by carving. Vernacular: Architecture which draws more on folk traditions and plain straightforward building techniques rather than on the rules , principles and ornamentation of architectural styles. Visual Continuity: A sense of unity or belonging together that elements of the built environment exhibit because of similarities among them . Old Town Neighborhoods Design Guidelines I February 2017 113 APPENDIX 114 Appendix