HomeMy WebLinkAbout800, 808 & 814 W. PROSPECT RD. MIXED-USE (OBSERVATORY PARK) - FDP - 41-02B - CORRESPONDENCE - (8)long as the significance and integrity of the buildings are retained, a change of use will not affect
the historic buildings.
The Commission appears supportive of development occurring behind the two historic homes.
The challenge is with designing the new in such a manner so as to still maintain the historic
homes' character and significance, as required by the various codes. There is a definite
concern among several members that the proposed 25-30 foot separation between the historic
homes and the new development will not be sufficient. However, other members commented
that, by being located in front of the new construction, the historic buildings would be the first to
be noticed, with the apartments being noticed afterwards, thereby helping to mitigate the visual
impact of the new apartment building. The Commission recommended stepping back the
apartment building, from a 2 story leading edge to 3 (or possibly, 4 stories), which would also
greatly help to make the new construction more compatible with the historic. It was suggested
that the potential loss of living units caused by stepping back the building and by keeping it to a
3-story height could be resolved by adding the units to the sides and rear.
Other ideas were discussed to help provide the needed buffer between the historic and new,
and to make the new development more compatible with the historic. These included siding
materials (hard coat stucco was suggested, to compliment the historic buildings), and roof
treatments, including low pitched shed roof dormers, to better reflect the Craftsman architecture
of 730 W. Prospect. The sections of the apartment building located closer to the historic
structures should be designed to be the most reflective of the historic homes' scale, massing
and architectural characteristics. As the development moves farther away from the historic, the
building may step up in height, and detailing, while still important, becomes less critical.
Ultimately, the amount of buffer needed between the historic buildings and new development
will depend in great measure upon the design of the new building. Additionally, all agreed that
suitable landscaping can help. Mr. Evans discussed his intent to retain the cluster of 13 large
evergreen trees on the front of 730 W. Prospect, which helps to visually mitigate the new
development when traveling east on Prospect, and suggested planting some fast-growing trees
between 720-730 W. Prospect and the apartment building.
In summary, the Commission is generally supportive of your development proposal. In order to
facilitate the approval process, you are encouraged to seek comments on your revisions as they
occur. The Commission meets on the 2"d and 4 Wednesdays of each month, and you may be
added to any agenda by contacting staff. To better evaluate how the new construction would
relate to the historic, the Commission requested that you provide elevations and a cross-
section. Also, staff and the Commission are especially interested in your "dream" plans, which
you alluded to, and would like the opportunity to see if portions of these could be incorporated
into this development. We look forward to working with you.
Sincerely,
Karen McWilliams
Historic Preservation Planner
cc: Ted Shepard, Current Planner
City of Fort Collins
Commui. , Planning and Environmental . _vices
Advance Planning Department
April 16, 2007
Jeff Evans
2474 South Cook Street
Denver, CO 80210-5529
Re: Conceptual Review of Development Proposal, 720 and 730 West Prospect Road
Dear Jeff:
This letter is a summary of the comments made at last week's Landmark Preservation
Commission (LPC) meeting, to assist you in planning your development proposal for the above
properties.
Process:
Your project will likely require some level of review under all three of our code processes
relating to historic preservation. The property at 720 West Prospect Road is a designated Fort
Collins Landmark; this designation means that the Landmark Preservation Commission is the
reviewing authority for any changes to the property. (Municipal Code, Chapter 14, Article 3).
The property next door, at 730 West Prospect, was officially determined, in 2005, to be
individually eligible for landmark designation. Staff and the LPC both comment upon proposed
changes to individually eligible properties, under the city's Demolition/Alteration Review
Process. (Municipal Code, Chapter 14, Article 4). And, in addition, staff will review the
development plans, once submitted, for compliance with the applicable standards in the city's
Land Use Code, including Section 3.4.7, "Historic and Cultural Resources," and will provide a
recommendation to the decision making authority.
Conceptual Review of Proposed Development:
Staff reiterated the Commission's 2005 discussion regarding moving the house at 730 W.
Prospect forward on its lot, and demolishing its garage and non -historic deck structure. Staff
also noted that the garage at 720 W. Prospect was not included in the landmark designation of
that property, with the recognition that it would likely be removed to facilitate new development.
The Commission members concurred with the comments made in 2005, and all appear to
support the concept of moving the historic house at 730 W. Prospect to the east and closer to
Prospect Road, as well as the demolition of the outbuildings on both parcels.
Mr. Evans described the project. The proposal is to make this project Phase II of the already
approved development plans for 808 W. Prospect, which consists of a three-story apartment
complex with lower level parking, on 1.6 acres. The proposed plans for 720-730 W. Prospect
are for a 30-unit apartment building to be constructed behind the two historic houses, with a 25-
30 foot setback between the new development and the homes. The two historic houses would
share a drive, with access off of Prospect. Access for the proposed apartment building would
be off of the 808 W. Prospect development, behind the historic homes. Mr. Evans noted that
parking for the 720-730 apartment building will be entirely below -ground, helping to keep the
overall height of the new development lower, and thereby having less impact on the historic
resources. He also discussed proposed new uses for the historic buildings; staff noted that, as
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