HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - REPORTS - HISTORIC PRESERVATION (13)Division 5.1, Definitions, provides the definition 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.
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3. Each property shall be recognized as a physical record of its time, place, and use. Changes that
create a false sense of historical development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in
their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that
characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature shall match the old in
design, color, texture, and other visual qualities and, where possible, materials. Replacement of
missing features shall be substantiated by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials
shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the
gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved. If
such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the old and
shall be compatible with the massing, size, scale, and architectural features to protect the historic
integrity of the property and its environment.
/ 10. New additions and adjacent or related new construction shall be undertaken in such a manner
that if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
Land Use Code Section 3.4.7 - Historic and Cultural Resources:
(A) Purpose. This Section is intended to ensure that, to the maximum extent feasible: (1) historic
sites, structures or objects are preserved and incorporated into the proposed development 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 (2) new construction is
designed to respect the historic character of the site and any historic properties in the surrounding
neighborhood. This Section is intended to protect designated or individually eligible historic
sites, structures or objects as well as sites, structures or objects in designated historic districts,
whether on or adjacent to the development site.
(B) General Standard. If the project contains a site, structure or object that (1) is determined to
be individually eligible for local landmark designation or for individual listing in the State or
National Registers of Historic Places; (2) is officially designated as a local or state landmark, or
is listed on the National Register of Historic Places; or (3) is located within an officially
designated historic district or area, then to the maximum extent feasible, the development plan
and building design shall provide for the preservation and adaptive use of the historic structure.
The development plan and building design shall protect and enhance the historical and
architectural value of any historic property that is: (a) preserved and adaptively used on the
development site; or (b) is located on property adjacent to the development site and qualifies
under (1), (2) or (3) above. New structures must be compatible with the historic character of any
such historic property, whether on the development site or adjacent thereto.
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Section 14-48, the Secretary of the Interior's Standards for Rehabilitation and Land Use Code
Section 3.4.7 are listed below:
Municipal Code Sec. 14-48 - ADDroval of nroaosed work:
(a) If upon receipt of an application for a building permit pursuant to § 14-46, or upon receipt of
an application pursuant to § 14-47, the Commission finds that the proposed work is of a nature
which will not erode the authenticity or destroy any distinctive exterior feature or characteristic
of the improvements or site and is compatible with the distinctive characteristics of the landmark
or landmark district and with the spirit and purpose of this Chapter, the Commission shall advise
the applicant in writing by issuing a report of acceptability and shall affix its seal to the plans and
specifications for the approved work. In the case of an application for a building permit, upon
receipt of the Commission's report of acceptability and approved plans and specifications, the
Director of Building and Zoning shall proceed with the review of the application for a building
permit. No change which would defeat the purpose of this Chapter shall be made in an
application for a building permit or the plans and specifications for the proposed work approved
by the Commission without resubmittal to the Commission and approval of such changes in the
same manner as the original application.
(b) 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 landmark or landmark district;
(2) The architectural style, arrangement, texture and materials of existing and proposed
improvements, and their relation to the sites, structures and objects in the district;
(3) The effects of the proposed work in creating, changing or destroying the exterior
characteristics of the site, structure or object upon which such work is to be done;
(4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of
the landmark or landmark district;
(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.
The Secretary of the Interior's Standards for Rehabilitation:
1. used for its historic purpose or be placed in a new use that requires
minimal change to th efining characteristics of the buildin its site and envirennxeti`
aracter of a property shall be retain d preserved. The removal of his c
materials or alteration of features and spaces that c aracterize a property shall be avoided.
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Planning, Development and
City
Transportation Services
Current Planning
of
North College
P.O. Box 580
Fort Collions
Fort CO80522
Fort Collins, C80522-0580
970.221.6750
970.224.6134 - fax
fcgov. com/de velopmentreview
LANDMARK PRESERVATION COMMISSION
October 24, 2012
STAFF REPORT
REQUEST: Complimentary Design Review, s369-Linden Street, Northern Colorado
Feeder's Supply Building
STAFF: Josh Weinberg, Preservation Planner
APPLICANT: Jon Prouty, Project Developer
BACKGROUND:
This is a complimentary review of proposed alterations to a designated historic building, and
proposed new construction within the boundaries of the Historic Old Town National and State
Register District. The building at 359 Linden Street is part of the Old Town Fort Collins National
and State Register Historic Districts. It was also determined individually eligible for Fort Collins
Landmark designation during the 1996 Central Business District survey project by the consulting
firm Retrospect. A more recent survey report from 2011 titled "Cultural Resource Analysis,
Linden Street Enhancement Project," by Tatanka Historical Associates Inc., substantiated the
earlier Retrospect evaluation stating that the building has not undergone any substantial changes
since it was recorded in 1996 and retains its architectural integrity.
This proposed project, to alter the historic Northern Colorado Feeder's Supply building and
construct new multi -family buildings, is part of the applicant's overall goal to add restaurant,
office, and multi -family housing space to the property on the southeastern corner of the
intersection of Willow and Linden Streets. Specifically, the applicant is proposing to add square
footage to the southern and eastern elevations of the historic Northern Colorado Feeder's Supply
building, while removing the single -story northern portions of the building. Also, two four-story
multi -family buildings are proposed on the northern portion of the property, behind the Feeder's
Supply building, and within the National and State Register boundaries.
Ultimately, should the applicant submit this project, the Commission will review the project for
compliance with the Demolition/Alteration Review process of the Municipal Code. Additionally,
staff will review the alterations to the designated building and proposed new construction for
compliance with Land Use Code Section 3.4.7. As part of this review, the Colorado Office of
Archaeology and Historic Preservation will provide comments on whether the proposed
alterations and reuse of the designated building will allow the property to remain eligible to
receive state tax credits and/or State Historic Fund grants.
REQUEST: The applicant would appreciate the Commission's comments and suggestions
regarding proposed rehabilitation/adaptive reuse of the Northern Colorado Feeder's Supply
Building, and proposed new construction. To assist the Commission's- review, Municipal Code