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HomeMy WebLinkAboutREMINGTON ANNEX - PDP - PDP110017 - LPC PACKET - RECOMMENDATION/REPORTCollins which would substantially preserve the original character. If an acceptable solution is agreed upon, which the Commission believes complies with the criteria specified in Section 14-72(b)(1)(b), then no further historic preservation review is needed. If the Commission determines that a solution has not been found, the application proceeds to a Final Hearing, once all of the submittal requirements have been met. Section 14-72(b)(1)(b) — Criteria. In determining the decision to be made concerning the issuance of a "report of acceptability," the Commission shall consider the following criteria: (1) The effect of the proposed work upon the general historical and/or architectural character of the structure and adjacent properties; (2) The architectural style, design, construction, arrangement, texture and materials of existing and proposed structures; (3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of the structure upon which such work is to be done; (4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the structure; (5) The extent to which the proposed work meets the standards of the city and the United States Secretary of the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic resources. Fc rtCotlms Circa 1980, student researchers noted that, while they felt that there was little historical significance associated with the building, "the house also provides a unique architectural flavour to the block." The property was re -recorded in January 1998, as part of the Eastside Neighborhood Survey's re-evaluation of the National Register district. Jason Marmor, principal of the professional historic preservation consulting firm Retrospect, noted that this property had a `very unusual and attractive vernacular house design combining symmetry and rustic qualities," and felt that the property was possibly eligible for individual recognition on the National Register of Historic Places, as well as being clearly eligible as a contributing structure to the National Register district. LPC member Ron Sladek, a professional historic preservationist, served as the LPC Chair's designee when the house was evaluated for Fort Collins Landmark eligibility this past August. In his determination, Mr. Sladek stated that the building is both an excellent and a rare example of the Craftsman Cottage style in Fort Collins. The Demolition/Alteration Review and Land Use Code Processes: Whenever a permit or development application is sought for a building or structure that is 50 years old or older, the application is reviewed under Chapterl4, Article 4 of the Municipal Code, commonly called the Demolition/Alteration Review Process. This process was designed to help prevent the loss of Fort Collins' historic resources and to help preserve historic character. The property is first reviewed for its eligibility as an individual Fort Collins Landmark, which as noted above, has already occurred for these properties. If a property is determined to be eligible for individual Fort Collins Landmark designation, and if the proposed work would adversely affect this eligibility, then the application is referred to the Commission for consideration. The Landmark Preservation Commission's review occurs in two phases: a Preliminary Hearing, followed by a Final Hearing. At the Preliminary Hearing, the applicants meet with the Commission to explore all means for substantially preserving the structure. If an acceptable solution is agreed upon, meeting the code requirements, then no further historic preservation review is needed. If a solution is not found, then the application is referred to a Final Hearing. The Final Hearing has requirements which must be met before the Final Hearing is scheduled. One of these is the requirement for, "A plan for the redevelopment of the property, which plan shall first be approved by all administrative and/or quasi-judicial decision -making officials and/or boards or commissions as are necessary ...." As this project would be a Type II review, the decision maker for approval of the development plans would be the Planning and Zoning Board (P&Z). In its consideration of the plans, the P&Z would review the project's compliance with all applicable Land Use Code requirements, including Section 3.4.7, Historic and Cultural Resources. Section 3.4.7 is intended to ensure that, to the maximum extent feasible, historic resources are preserved and incorporated into proposed developments, and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and that new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. Land Use Code Division 5.1, "Definitions," provides the meaning of Maximum Extent Feasible: "Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken." Commission Review: At this Preliminary Hearing the applicants are meeting with the Commission to explore all means for substantially preserving the structure which would be affected by the required permit, including, for example, the feasibility of modifying their plans, and alternative public or private use of the structure C�}` / 1 Advance Planning `r 281 North College Avenue PO Box 580 F6rt Collins 9Fort Collins, C 70.221.6376O 0 21.63760 80522 970.224.6111 - fax fcgov.com/advancep/anning LANDMARK PRESERVATION COMMISSION October 12, 2011 STAFF REPORT PROJECT: Demolition/Alteration Review, the Button House, 711 Remington Street, Fort Collins CONTACT: Karen McWilliams, Historic Preservation Planner APPLICANT: Justin Larson, VFL Architects; Christian and Robin Bachelet, Owners REQUEST: Preliminary Hearing, Pursuant to Section 14-72 of the Municipal Code, on the Proposed Demolition of the Button House, 711 Remington Street BACKGROUND: The Bachelets, owners of the subject property at 711 Remington Street, are proposing .to demolish the buildings and structures on three adjacent lots, at 705, 711, and 715 Remington Street, to construct the Remington Street Annex Multi -Family Housing project. Two of the properties proposed for demolition, at 705 and 711 Remington, contain buildings that are fifty years old or older, and therefore are subject to Chapterl4, Article 4, of the Municipal Code, commonly called the Demolition/Alteration Review Process. One property is less than fifty years old, and so does not go through this process. Determination of Eligibility The first of these properties, at 705 Remington Street, was reviewed under the Demolition/Alteration Review Process in 2008, and was determined to not be eligible for individual Fort Collins Landmark designation. The second property is located at 711 Remington Street. The eligibility of this property 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 would qualify as an individual Fort Collins Landmark under Standard 3, Architecture. The house on the third property, at 715 Remington, is not yet fifty years old, and so is not subject to the Demolition/Alteration Review Process. All three properties are located within the boundaries of the Laurel School National Register District, established in 1980. At the time the District was established, two of the properties, at 705 and 715 Remington, were less than fifty years old (the minimum age for listing, without special consideration), and were identified as intrusions to the District. The middle property, the Button House at 711 Remington Street, was found to contribute to the district, and was listed on the National Register as a contributing element of the National Register District. Properties listed on the National Register of Historic Places are also designated on the State Register of Historic Properties. 711 Remington Street Larimer County Assessor's records show that the dwelling located at 711 Remington Street was constructed in 1888. The house is a one-story dwelling, with a distinctive fagade consisting of a hipped central mass with symmetrical projecting hipped end -wings, flanking an open central front porch. Other notable features include, in part, a central bell -cast hipped dormer and its unusual 15-light window; the front porch shed roof, with squared posts and noteworthy curved braces; and the striking carved rafter tails under the eaves. Additionally, the front elevation contains a pair of large windows with very unusual 10 over 1 lights, in curved surrounds.