HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - MOD - MOD120001 - REPORTS - RECOMMENDATION/REPORT (3)R0 G U Ir A R C II I T E C T U R E SDVOSB SD9 I CATAMOUNT PROPERTIES. LTD.
1305 S. SHIELDS STREET, FORT COLLINS, CO I CHALLENGING THE STATUS QUO
Bailey, we would like to conclude by commending the City of Fort Collins for their commitment to preserving the
social resources of Colorado, as this is often an arduous and taxing process.
As the owner of an 1890 Queen Anne home that belongs to the State Register of Historic Properties and bears the
Landmark Preservation Commission plaque, I am a huge supporter of historic architecture. As an architect, I also
understand the vernacular of the various styles and the high costs of restoring and preserving an historic property.
Unfortunately only few structures remain that are eligible to be considered Historical and based on the information
provided, we don't believe this property meets the requirements. Furthermore, it appears that the City of Fort
Collins does have the best interest in place for this property. However, it also appears that some of the gathered
data may have been confusing, affecting their decision. We hope this document organized and presented the data
to provide a greater understanding of the property on 1305 S. Shields Street.
Please feel free to share this document with the City to assist you in your process.
If you have additional comments or questions, please do not hesitate to contact us
Sincerely,
Juan Gabriel Luna, IA, NCARB
Rogue Architecture, Inc.
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1305 S. SHIELDS STREET, FORT COLLINS. CO I CHALLENGING THE STATUS QUO
Based on the above criteria and decisions, it appears that there is sufficient data to denote the area as not meeting
the requirements of eligibility as a Historic District.
Additionally, these decisions appear to apply to 1309 South Shields Street and a secondary house on 1305 South
Shields Street. Please refer to the document prepared by GEBAU Inc., Consulting Structural Engineers, dated
February 10, 2012. Mr. Paul Gallagher, P.E. visited 1305 South Shields Street property and identified a total of at
least three additions to the original home built in 1921. Considering this was a visual evaluation, this report does
not take into account potential areas removed from the 1921 building as previously noted. Please refer to Mr.
Gallagher's sketch depicting area (1) as the original structure. Out of this original structure, only the North facade
is visible today. Referring to Item 29 of the Colorado Cultural Resource Survey dated November 30, 2011,
testimony from Mrs. Beverly Ann Carlson, Dr. Carlson's widow, notes the shed dormers were additions and not
part of the original structure. Please note that the front facade, facing East, has been covered by the second
addition to the building. With this information, it would be prudent to state that due to the extensive alterations the
building has undergone, its historic integrity has been negatively affected.
It is with these additional data that we respectfully request the City of Fort Collins to reconsider the eligibility of
1305 South Shields Street under Standard 3 and amend / rescind the decision noted on the 11.23.2011 City of Fort
Collins Request for Demolition / Alteration Review.
Finally, we would like to illustrate the existing conditions of the structure by including the following photographs
Mr.
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Illustrations of Cape Cod Forms
CHALLENGING THE STATUS QUO
AddNonarFindinDs. Based on the information provided by the Colorado Historical Society and their description
of Cape Cod, the following is a comparison of the common elements found in this architectural form as it relates to
the property in question.
Common Elements:
1. Steeply pitched side gable roof Yes
2. Minimal eaves or no rakes Yes
3. Decorative Shutters Not Used
4. Gable roof dormers Not Used (shed roof dormers)
5. Fagade wall height of seven to eight feet Not Used
While it appears that the home located on 1305 South Shields Street used a combination of Styles and Forms, the
ones utilized are in conflict with each other. Tudor Revival stems from Gothic architecture which accentuated the
vertical axis within a building. On the other hand, the Cape Cod form accentuates the horizontality of the building.
Section VII—National Register Eligibility Assessment
44. National Register Eligibility Field Assessment: Not Eligible
City of Fort Collins Local Landmark Eligibility Field Assessment Eligible
45. Is there National Register District Potential No
"This inventory was conducted as an intensive -level selective survey of only one property. Therefore,
there is not sufficient data to judge the continuity of resource significance necessary to recommend the
creation of an historic district."
Additional Findings The Landmark Preservation Commission dated 12.14.2011 Staff Report
"In November 2011, the CDNS Director and LPC Chair determined that the building on the property at
alterations which have negatively affected the buiiding's historic integrity. Additionally, in
November 2011, the Director and Chair both determined that the secondary house/former chicken
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Colorado Historical Society Descdpdon of Cape Cod Form
"Reverend Timothy Dwight coined the term Cape Cod in 1800 while on tour in New England. Although no evidence
exists the Cape Cod house originated in New England, it is distinctly American despite its English origin. The
building form was derived from small, one story, rectangular homes with steep gables and tiny windows the
Pilgrims built in England and the Netherlands. Early Capes featured unbroken gable roofs pitched steeply enough
to provide living space (with headroom) underneath, eight -foot fagades, massive chimneys located between the
gable ends, small multi -paned windows under the eaves, eaves and rakes projecting only a few inches, no exterior
omamentation, frame construction with shingle or clapboard siding, and a first floor with three main rooms each
heated with a fireplace.
Near the end of the Great Depression, the Cape Cod building type was revived in the United States. The size and
symbolism of the home made d appealing. Cape Cods were both economical and adaptable small houses and
boasted colonial imagery with perceived links to American patriotism. The Cape Cod was one of the most common
house types built in the 1930s and remained popular in the immediate postwar years until the Ranch type gained
widespread popularity in the 1950s. The revival of the Cape Cod was largely due to architect Royal Barry Willis
who published his designs in newspapers and magazines and won numerous awards in the 1930s and 1940s.
Willis and other architects changed the 1800s Cape Cod considerably for modern life. Windows were enlarged for
greater ventilation and light, the front door and chimney were placed off center, dormers were added to the front
(many also had shed roof dormers on the rear), and wings were added to stretch the length of the home, often to
include an attached garage. Willis' designs still retained many visual elements of earlier Cape Cods. His homes
were low in profile with moderately pitched side gable roofs and large chimneys. They also featured paneled front
doors with simple classical doorways and shuttered multi -paned windows. There was no standard interior plan for
contemporary Cape Cod houses. However, in most one -and -one-half story houses, the staircase was located
behind the front door just as it had been in the early Capes of the 1800s.
In Colorado, like the rest of the nation, Cape Cods were built either as a one-story house with no dormers or a one -
and -one-half story house with gable roofed dormers. Most exhibited horizontal wood or shingle siding, but some
existing models feature brick veneer or stone siding. Most Colorado Cape Cods were constructed between 1933
and 1956, with later revivals following the Vietnam Conflict. The modest Cape Cod type held an appeal through the
years because it was an economical and simple design builders could copy without the benefit of an architect."
Common Elements:
1. Steeply pitched side gable roof
2. Minimal eaves or no rakes
3. Decorative Shutters
4. Gable roof dormers
5. Fagade wall height of seven to eight feet
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22. Architectural style/building type:
Other Description:
Section IV — Architectural History
CHALLENGING THE STATUS QUO
Late 19'h-20"1 Century Revivals: Tudor Revival
Farmhouse Building Type
29. Construction History:
"According to details in the City of Fort Collins Request for Demolition/Alteration Review, the attached
two -car gage was added in the late-1950s. At this time the original single -car garage was
converted to use as a den. Correspondence from former owner Beverly A. Carlson indicates the
addition on the rear of the home was added at an unsoecified date to allow additional space for
closets in the upper portion of the home. Photos estimated to be from the late—1940's to early 1950s
do not show this addition. A City of Fort Collins Building Permit indicated the main house received a
new roof in 1996. The secondary residence was converted from use as a chicken house in April of 1952.
From historic photographs, it appears a portion of the building west of the door on the southern
elevation has been removed."
Section V — Historical Associations
34. Site type(s): Former Farmhouse with Tudor Revival Elements.
Addffrond findinnr Based on the information provided by the Colorado Historical Society and their description
of Tudor Revival, the following is a comparison of the common elements found in this architectural style as it
relates to the property in question.
Common Elements:
1. Half Timbering
Not Used (wood shingles painted grey)
2. Steeply pitched roof
Not Used (extended roof at vestibule only-catslide)
3. Casement windows with mullions
Not Used (double hung with some mullions)
4. Clipped gables
Yes
5. Combination hipped and gabled roof
Not Used (gabled roof only)
6. Decorative chimney detailing
Not Used (red brick with no detailing)
7. Bay window
Not Used
8. Heavy shingles in tile or slate
Not Used (re -roofed in 1996 with asphalt shingles)
9. Textured exterior
Not Used (wood shingles painted grey)
The Landmark Preservation Commission Staff Report of 11.09.2011 identifies the property as an '!historic
AddiftnafFinvtiraae Based on the information provided by the Colorado Historical Society, Cape Cod is
considered a Form, not a Style. The Cape Cod finds its roots within the Colonial Revival Style, not the Tudor
Revival Style.
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"The westem side of the garage partially obscures the lower portion of the rear elevation of the house.
Flanking the south side of the red brick chimney, there is a narrow (shed root) dormer. ft features a
piece of wood osinted arev rather than or covering the window opening. North of the chimney there
is a shed -roofed addition covered in the same grey wooden shingles as the rest of the home. This
bay features two visible windows. Both appear to be fixed paned square lites with wooden surrounds
pained white."
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"The northem elevation of the house features four windows within the original portion. There is another
window in the extension between this part of the home and the two -car attached garage addition located
near the northwest corner of the house. Similar to the southern elevation, on this side of the house there
is a rectangular, two-lite window with simple wooden surrounds painted white located in the gable peak.
The remaining two windows in this part of the house are like those on the fagade and the northeast corner
of the home. These two openings are located underneath a shed roof extension supported by two basic
wooden columns painted white. There is also a hopper type basement window within the original
pgrtlon of the house. The rectangular connection between the original home and the attached garage
features the same siding as the rest of the building. The rectangular, vertically -oriented window in this
portion of the house features a white wooden surround and, although obscured by a juniper tree, appears
to be double -hung. There are two one -car garages
side by side. The doors, both painted grey are
mismatched in style. The wooden one at the
northwest corner of the house has three,
horizontally-orlented fixed pane windows, with two
square windows flanking a rectangular central lite.
The other garage door, which may be vinyl, has no
window openings and features sixteen rectangular
panels; one of these features a patch iob painted a
different shade of grey."
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"The southem elevation of the house features three visible window openings. The window in the gable
peak is rectangular with a wooden surround painted white; it appears to be a two-lite opening. Near the
southeast corner of the home there is a window like the threeover-one double huna units on the
fagade. The third window, near the southwest corner of the non -recessed portion of the southern
elevation, is composed to two four-lite square windows side by side in a horizontally -oriented
rectangular ooenina."
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The following information is documented on the Colorado Cultural Resource Survey dated November 30, 2011 and
prepared by Dr. Mary Therese Anstey. Below please find Items 17 — 22, 29, 34, 44 and 45.
Section III —Architectural Description (Photographs of the property adjacent to the elevation being described
are provided for context)
17.
18.
19.
20.
21.
Primary external wall material(s): Wood Shingle
Roof Configuration: Gable: Side Gabled
Primary external roof material: Asphalt: Composition Shingles
Special Features: Dormer, Chimney, Attached Garage, Fences
General Architectural Description:
"Oriented to the east, this former farmhouse with Tudor Revival Influences rests on a concrete
foundation. The rectangular -shaped building has a side gabled roof covered in asphatt composition
shingles. There is a long, shed roofed dormer with two rectangular, horizontally -oriented, wooden,
two-lite windows. This element, like the rest of the home, is covered in square wooden shingle siding
tented grey and it is centered on the steep slope of the roofline. Minimal metal gutters appear along the
eaves of both the main roof and the dormer extension. There are rectangular, three -over -one, double
hung windows at both the south and north corners of
the east -facing facade. Each of these windows has a
simple wooden surround painted white. The home's
primary entry, located within a vestibule with a
catsiide roof, is a wooden door painted white with a
row of square windows near the top. There is a white
metal storm door with a large rectangular fixed -pane
window in the center. An arched decorative element,
featuring an exterior light fixture, appears above the
front door. This entry is reached via a narrow concrete
walk which leads from the north side of the property to
four concrete steps; a wrought iron railing surrounds
the minimal front stoop."
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In the following pages we will illustrate that the property in 1305 S. Shields Street embodies only a few distinctive
characteristics. It also does this of at least two Styles, as noted by the City of Fort Collins it is a Tudor Revival
Style and a Cape Cod Form (derived from Colonial Revival). These are two conflicting styles in architectural
vocabulary that are not well coordinated, rather "mismatched".
Colorado Historical Society Description of Tudor Revival Style
"The most dominant features of the Tudor Revival style are the false or ornamental half-timbering, which covers
the upper story and the steeply pitched roof. Exterior texturing, through the use of brick, stone, or stucco, together
with the half-timbering and asymmetrical massing, gives a Tudor Revival Style building a picturesque composition.
Constructed in Colorado primarily during the late teens and the 1920s, these houses also feature gabled or hipped
roofs with tile, slate or shake shingles, and decorated chimney detailing. Windows are generally tall and narrow
multi -light casements with an occasional bay window."
Common Elements:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Half Timbering
Steeply pitched roof
Casement windows with mullions
Clipped gables
Combination hipped and gabled roof
Decorative chimney detailing
Bay window
Heavy shingles in tile or slate
Textured exterior
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Item 35. Historical Background - Continued
"In 1968 William and Beverly Ann moved out of the South Shields Street property so he could become
president of the University of Wyoming..."
AddNonafFindinas: At this time, we would like to respectfully note that although Dr. Carlson's accomplishments
are exceptional, there are no physical features in the property to convey the aforementioned historic character.
Furthermore, considering that while Dr. Carlson was president of the University of Wyoming, he was no longer
residing in the State of Colorado. While he lived in 1305 S. Shields as a bachelor, Dr. Carlson married on June 12
1950 to his high school sweetheart Beverly Ann. Per the 1948 directory, this occurred while residing at the 1301 S.
Shields Property, not 1305. Dr. Carlson's historic accomplishments can only be directly linked to the Street, not
the property.
While Dr. Anstey is correct in stating that Dr. Carlson resided in the South Shields Street property, Mrs. Beverly
Carlson, his widow, and Dr. Janet Ore (published "1103 to 1301 South Shields Street: Patterns of Architectural
and Social Transition, 1910-1999", History of American Architecture, May 11, 1999 — Pages 10 and 11) specifically
identify the building on 1301 South Shields Street as their living property, not 1305 South Shields Street. The
Carlson Residential, LLC currently owns both properties, creating the potential confusion between the two. Also,
this property changed hands between family members as well.
At a time in America where the transition between blue collar and white collar skills were setting root, Dr. Carlson's
achievements were no easy task. However, these were not directly linked to 1305 South Shields Street.
The achievements that can be linked to the 1301 South Shields Street are:
• Master degree from Colorado A&M in 1956
• Ph.D. in radiation biology from Colorado University Medical Center in 1958.
• Head of the radiology department within the veterinary school at Colorado State University (CSU)
• One of the founders of both the American College of Veterinary Radiology and The Educators in
Veterinary Radiologic Science.
• Wrote the textbook Veterinary Radiology, first published in 1961
• Various other publications in veterinary and scholarly journals."
Dr. Carlson and his family lived in Wyoming while he presided over U of W as well as when he became Chief
Executive Office at St. John's Hospital in Jackson, WY. They then lived in Washington DC and finally retired to
Denton, Texas, where the current owner of the property, Carlson Residential, LLC is based.
It is with these additional data that we respectfully request the City of Fort Collins to reconsider the eligibility of
1305 South Shields Street under Standard 2 and amend / rescind the decision noted on the 11.23.2011 City of Fort
Collins Request for Demolition / Alteration Review.
Sec, IM Shmdad 3
(3) The property embodies the distinctive characteristics of as tfie, period, or method of construction,
or that represents the work of a master, or possesses high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction
As noted on Colorado Cultural Resource Survey dated November 30, 2011 and prepared by Dr. Mary Therese
Anstey, the property located on 1305 S. Shields Street, identifies the architectural style of construction as Tudor
Revival.
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3. Setting is the physical environment of a historic property. Whereas location refers to the specific
place where a property was built or an event occurred, setting refers to the character of the place. It
involves how, not just where, the property is situated and its relationship to the surrounding features
and open space.
a. NotApplicable, fie Setting of this home depicts the hm►sfonnation oftiral anus
into the suburban subdivisions of Way. Noteworthy but not considered significant
enough for eligibility as the area has not be designated a Historic DIsbict,
4. Materials are the physical elements that form a historic property.
a. NotApplicable. Ilse entire building is covered with square wooden shakes /shingles
paiintedgrey.
5. Workmanship is the physical evidence of the crafts of a particular culture or people during any given
period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a
building, structure, or site.
a. NotApplicab/e As noted within this document and Dr. Anstey's report, there Is quite
a bit of mismatching and'patch jobs' that permeate the bullding. Whimal trim work
at each opening.
6. Feeling is a property's expression of the aesthetic or historic sense of a particular period or time. It
results from the presence of physical features that, taken together, convey the property's historic
character.
a. Please refer to additional data within this document for a discussion on this aspect.
Although it can be deduced that mismatching is unintentional and due to a1wkof
undwstanding ofaspecific vemacular. Refer to Page No. 4, Section 14-5Standard 3.
7. Association is the direct link between an important historic event or person and a historic property. A
property retains association if it is the place where the event or activity occurred and is sufficiently
intact to convey that relationship to an observer. Like feeling, association requires the presence
of physical features that convey a property's historic character.
a. Resserefer to additional data within this document fora discussion on th/s aspect.
Refer to Pagel O. 3, Section W Standard 2 (below)
Significance shall mean the importance of a property as defined by the standards for designation as a
Fort Collins landmark or landmark district. The determination of significance for the National or State
Registers of Historic Places shall be in accordance with the processes and procedures of the Colorado
Historical Society.
Sec. 14-5 Standard 2
(2) The property is associated with the lives of persons significant in history.
As noted on the Colorado Cultural Resource Survey dated November 30, 2011 and prepared by Dr. Mary Therese
Anstey, the property located on 1305 S. Shields Street, also known as William F. & Minnie Gilkison Residence, is
historically associated with Dr. William D. Carlson. Below please find Item 35.
Item 35. Historical Background
"...While living at the South Shields Street property William D. Carlson continued his education, earning
a Master degree from Colorado A&M in 1956 and a Ph.D. in radiation biology from Colorado University Medical
Center in 1958. He became the head of the radiology department within the veterinary school at Colorado State
University (CSU). William also was one of the founders of both the American College of Veterinary Radiology
and The Educators in Veterinary Radiologic Science. He wrote the textbook Veterinary Radiology, first published
in 1961, and various other publications in veterinary and scholarly journals."
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atv of Foft Coffins Request for Demolition Mftevatlon Review Fonn — Reviewed on 1205.2011
Landmark Preservation Commission Chair notes the property in question is eligible for local landmark
designation:
"I reiterate my previous determinations of the 1305 S. Shields House. The house is architecturally
significant under landmark standard 3. For its architectural as a nice example of a 1921 Tudor Revival
home retaining a high level of physical integrity relative to the 7 aspects of integrity.
Additional research provided by Dr. Anstey confirms that the property is also individually eligible for
designation under standard 2, for its association wl notable veterinarian, educator 8 President
(UofW), Dr. William D. Carlson."
Community Development & Neighborhood Services Director notes the property in question is also eligible for
local landmark designation:
"See Attached: email sent to Ms. Karen McWilliams by Mr. Steve Dush
Karen, the following information is my determination based upon the additional information and request
from Jeffrey J. Johnson on behalf of Chuck Bailey dated November 23, 2011.
1305 S. Shields Street was intensely surveyed in November by Dr. Mary Therese Anstey. Her evaluation
further confirms my two previous findings. The property is architecturally significant under Landmark
Standard 3, as a nice example of a 1921 Tudor Revival home retaining a high level of physical integrity
relative to the seven aspects of integrity established by the National Park Service and adopted as part of
the Fort Collins Municipal Code. Further, research by Dr. Anstey identifies that the property also is
individually eligible for Landmark designation under Standard 2, for its association with Dr. William D.
Carlson. Dr. Carlson was a pioneer in the field of veterinary radiology, a founder of two different
professional organizations, and president of the University of Wyoming.
So therefore, and in recognition of the most recent information received from Jeffrey J. Johnson
requesting a third determination of eligibility, I concur with Dr. Anstey's professional evaluation that the
main house is individually eligible for designation as a Fort Collins Landmark."
Sec. 14-1. Defnffons
ExteriorintegntY shall mean the ability of a property to convey its significance. To be designated as a
landmark, a property must not only be shown to be significant, but also must have exterior integrity. The
degree of integrity required for landmark status is relative to a property's significance. Exterior integrity is
the composite of seven (7) aspects or qualities, which in various combinations define integrity: location,
design, setting, materials, workmanship, feeling, and association. The more qualities present in a
property, the higher its integrity. Wmately the question of exterior h teDrity is answered by der
or not the property retains the identity for which it is siginfficant.
1. Location is the place where the historic property was constructed or the place where the historic
event occurred.
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2. Design is the combination of elements that create the form, plan space, structure, and style of a
property.
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February 15, 2012
Mr. Charles Bailey
Catamount Properties, LTD
7302 Rozena Drive
Longmont, CO 80503
RE: City of Fort Collins Request for Demolition / Alteration Review for 1305 S. Shields Street
Esteemed Mr. Bailey
The following report has been prepared at your request to review the potential historical eligibility for the property
currently located on 1305 S. Shields Streets within the City Limits of Fort Collins.
Evaluation Criteria from various agencies has been utilized as context, such as The Secretary of Interior's
Standards for the Treatment of Historic Properties by the National Park Services, as well as the Colorado Historical
Society, National and State Registers of Historic Places and more importantly, Chapter 14 of the City of Fort
Collins Municipal Code — Landmark Preservation.
The purpose of this report is to respectfully request the City of Fort Collins to reconsider the evaluations noted in
the City of Fort Collins Request for Demolition / Alteration Review, Application Date 11.23.2011, based on the
information herein presented.
Before we begin to address each specific concern, we would like to identify the Evaluation Criteria as noted in the
Municipal Code.
Sec 14-5. Sbwda-ds for deftwining the erllgibil*for deslgnallon Ofsiles, s6ucturn, objects and districts
forpabon.
Properties that possess exterior integrity are eligible for designation as Fort Collins Landmarks or Fort Collins
Landmark Districts if they meet one (1) or more of the following standards for designation:
(1) The property is associated with events that have made a significant contribution to the broad patterns
of history; or
(2) The property is associated with the lives of persons significant in history; or
(3) The property embodies the distinctive characteristics of a type, period, or method of construction, or
that represents the work of a master, or possesses high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
(4) The property has yielded, or may be likely to yield, information important in prehistory or history.
13772 DENVER WEST PARKWAY - SUITE 200 _
LAKEWOOD, COLORADO 80401
11Page
...IN ANY COMBAT BETWEEN A ROGUE ANDfA FOOL THE SYMPATHY OF MANKIND
IS ALWAYS WITH THE ROGUE.." -- .HENRYCOUIS MENCKEN
Findings and Recommendations Report
for N-
1305 South Shields Street, Fort Collins j
4n
61R is.
*Avh,
Y
Mr. Charles Bailey
Catamount Properties, LTD
Daniel Joseph Scott, ICC Juan Gabriel Luna, AIA, NCARB
President Vice President
720.284.9741 720.284.8787
DScott@RogueArchitecture.com JLuna@RogueArchitecture.com