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Home My WebLink AboutREMINGTON ANNEX - MOD. OF STANDARDS - MOD120002 - CORRESPONDENCE - CORRESPONDENCE-HEARING• Eroded Integrity of the District Context — While Remington Ave. is at the eroded western edge of the Laurel School District (as noted by Commissioner Sladek, LPC 10/12/2011), responsibility for this condition is clearly beyond any one owner or developer. Fort Collins public policy has worked against maintaining a "hard edge" to the district. By having placed five blocks of the properties facing Remington in the N-C-B zoning district, thus separating their development futures and prospects from properties in the N-C-M zone that largely constitutes the rest of the historic district, city policy is reinforcing incremental change along Remington. Even more recently, the City elected to exclude properties facing Remington from the East Side Character Study. The western edge of the study district is properties facing Matthews, one block to the east. Again, the City does not seem to be treating Remington as part of the East Side residential district. Bad Results by Incremental Deterioration — Finally, as a planner and Fort Collins resident, I'd like to say that while many might prefer a nostalgic streetscape along Remington, policies currently in place through zoning and potential design overlays will not result in this outcome. A realistic look at Remington should convince anyone that current policy (without new development) is leading to clumsy additions, often for egress from permitted rental units in existing structures; haphazard surface parking configurations; and underinvestment in building improvements by absentee landlords. Denying reinvestment along Remington is more surely a path to more incremental decline than to historic preservation. Again, although 1 consider myself a. historic preservationist I must conclude that the most appropriate outcome for this property and for the integrity of the bulk of the Laurel Street School Historic District is to support reinvestment on Remington (at least the west block face) to an urban design standard and urban density that can support amenities such as high quality housing, structured parking, and well -maintained grounds. Sincerely, Christopher Koziol, Ph.D., AIA, LEED-AP Principal 315 S. Sherwood Street 970.224.4944 Ft. Collins, CO 80521 pcesw t t�� q S� City visions 0000111111 February 16, 2012 Dear Ms. Bachelet: At your request, I have reviewed issues related to the historic significance and integrity of 711 Remington St., Fort Collins, Colorado. As a licensed Colorado architect, Secretary of the Interior qualified 'historic architect,' and degreed urban planner (formerly AICP), I attempted to consider this property in a professionally holistic way. As a preservationist, I might want to save this and other equally "charming" buildings, but professionally, find that the current condition of the building in the context of the Laurel Street School historic district does not merit regulatory in -situ protection. However, some form of mitigation, such as relocating this structure may contribute to the public good. There are a host of regulatory and policy issuesto be considered in this case. 1 will attempt to address them from roughly the most specific to the most general. • Original Survey of Eligibility - Section 14-5 of the FC City Code follows the US Secretary of the R Interior's categories for determining eligibility for preservation From examining several correspondences it seems that Fort Collins preservation staff (LPC minutes 10/12/2011) are arguing r'(lj Q' that of the four stated justifications, they identified 14-5-(3) as the basis for individual landmark eligibility: (3) The property embodies the distinctive characteristics of a type, period, or method of nl� construction, or that represents the work of a master, or possesses high artistic values, or U� represents a significant and distinguishable entity whose components may lack individual distinction. U� Parsing this standard into its component parts and relating these back to the original National Register ri survey record of 1980 it is hard to justify more recent revisionist interpretations to the original survey. `p 'C For example, the original surveyor, James Kane noted: / �Orb�'1, �D "Close inspection indicates that the Button House was probably built in the 1980's [sic]. Builder and d�U VL architect are unknown. The house has little significance other than the two or three years of residence r,b by Russel K. Allen (1903-1905 or 6). Allen was teacher of science and mathematics at the local high school. It is included in the nomination to preserve district continuity and because it is an asset to the architectur[sic] fabric of the area. Fort Collins Midtown Historic District # 233 — Sheet 8 19A -20A find in this survey document, which formed the legal basis for the designation of the National Register district, an at best tepid contextual justification for a building that lacked individual architectural distinction.. • Inadequate Argument for Reevaluation - While intervening years and new information can certainly provide for new interpretations and reassessments, such actions are most persuasive when they are explicit in their arguments as to why a property should be reevaluated. From the project correspondences I have seen this argument is not being made. The LPC minutes of 10/12/2011 note that the "property at 711 Remington Street was reviewed in August 2011, at which time CDNS Director Steve Dush, and the Chair of the Landmark Preservation Commission's designee, Ron Sladek, both independently determined that this house does qualify for recognition as an individual Fort Collins Landmark under Standard 3 — Architecture." I am hard pressed to see what new revelations have occurred to make what was a house of "little significance" in 1980 an individually eligible landmark in 2012. 315 S. Sherwood Street 970.224.4944 Ft. Collins, CO 80521 ft V 'e� Se 1 gslat e Sl i ��ayes Pn �e y-)s oP ��,.�t-t-oM n()-� RV clh l 4elc' vV(T Courtney Levingston From: Pamela [psk219@aol.com] Sent: Thursday, February 16, 2012 5:29 PM To: Courtney Levingston Subject: Proposed plan on Remington Street As a resident of the Laurel School Historic Neighborhood, I am defiantly opposed to the proposed Remington Annex Project. This neighborhood was never meant to be a high -density student housing neighborhood and this new project will impact traffic, crime activity, parking and set a precedent for future projects. I am unable to attend tonight's meeting but wanted to voice my opinion before it's too late. Thank you. Pamela Sachs 412 E. Laurel Street Fort Collins, CO 80524 970-690-5116 Courtney Levingston From: Christopher, Jamie [Jam ie.Christopher@aecom.com] Sent: Thursday, February 16, 2012 5:36 PM To: Courtney Levingston Subject: Remington Annex Project - I am severely opposed to this project going through Attachments: image001.png Dear Ms. Levingston, I understand there is a Planning and Zoning Board meeting tonight in which the first item on the agenda is the Remington Annex Project. I am unfortunately unable to attend to express my opposition to this proposed project. The project as proposed will have a significant impact on the Laurel School Historic District, not to mention several other very negative impacts to our wonderful family neighborhood. I reside at 716 Peterson Street and wish to express my opposition to this project. In addition my understanding is that if the 5 modifications to Land Use Code are approved — this would set a precedent for removing single family homes or small multi -family homes to be replaced by large apartment buildings designed for student housing along Remington Street south of Laurel. Another 3 homes are for sale in the 700 block in addition to the 3 planned for demolition. When is going to stop. I bought my house for the neighborhood, not to be a student housing refuge. Please reconsider and do not allow this project or the proposed modifications to the Land Use Code. If you continue this type of approval soon everyone will move out of the neighborhood and it will turn back into only rental properties whereby for the last 15 years we have all worked so hard to get rid of the rental properties and turn it back into the old town family neighborhood it is today. Kind regards, Jamie Christopher Senior Program Manager Principal Air Quality Engineer Environment D 970.530.3459 jamie.christopher@aecom.com <mailto:jamie.christopher@aecom.com> •u Courtney Levingston From: ironlionzion@comcast.net Sent: Thursday, February 16, 2012 5:45 PM To: Courtney Levingston Subject: Remington To whom it may concern: I am opposed to the Remington project. Markus Konle 634 Whedbee st (Laurel) Fort Collins CO 80524 Courtney Levingston From: Smackfc@aol.com Sent: Thursday, February 16, 2012 5:45 PM To: Courtney Levingston Subject: Reminton St Project P and Z Board As a resident of the Laurel School Historic Neighborhood, I am defiantly opposed to the proposed Remington Annex Project. This neighborhood was never meant to be a high -density student housing neighborhood and this new project will impact traffic, crime activity, parking and set a precedent for future projects. I am unable to attend tonight's meeting but wanted to voice my opinion before it's too late. I AM THE OWNER OF 5 HOMES WITHIN THE LAUREL SCHOOL HISTORIC DISTRICT. I feel strongly that this project should be denied and support the recommendations of the Staff report. Please see that my objection is entered into the record. Thank you. Steve Mack 420 E Laurel St. Also 602 Peterson St 651 Whedbee St 409-411 Whedbee St 415 Whedbee St Courtney Levingston From: Amy Young [amy.young.colorado@gmail.com] Sent: Thursday, February 16, 2012 6:00 PM To: Courtney Levingston Subject: Remington Annex Project Courtney, I would like to express my concern about the proposed student housing complex that could result in the demolition of a house in the Laurel Historic District eligible to receive a historic designation. It would be a great shame to destroy such a house. As a historian, I believe we need to preserve historic homes for future generations. They provide a connection to the past, enrich culture, and inspire a sense of community. While I am in favor of high density housing from an environmental and communal perspective, it should not come at the expense of historic buildings. Thanks, Amy Young 712 Peterson Street, Fort Collins In recognizing the humanity of our fellow beings, we pay ourselves the highest tribute. Thurgood Marshall <http://www.brainyquote.com/quotes/quotes/t/thurgoodma389895.html>