HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - CORRESPONDENCE - HISTORIC PRESERVATION (7)Feeder's Supply Study - 7
Doors
Likewise, the western additions contain only a few
doors. Addition A has an elevated, outswinging bam-
style door located in the north facade, in an opening
that is nearly the same size as the two windows
Located to the west. It is constructed of wood cross
buck framing, sheathed in painted vertical wood
planks and hung on two gate type strap hinges. This
door is covered over to the inside with unpainted
plywood and is no longer used, but may remain
operable.
The modern personnel door in the reconfigured opening
in the south facade is a residential quality, insulated 6-
panel embossed metal door with residential door
hardware and a prefinished aluminum storm door. The
east wall contains a solid core wood personnel door in the
original exterior wall of the warehouse addition. This
door opening has an arched double rowlock header that
matches the window openings in this earlier addition.
Addition B contains only one door, an 8'-2" high single
leaf sliding service door in the east facade of the
southern end of the addition. The door is built-up of
beaded plank over a 2x8 wood buck frame, suspended on
a heavy duty steel rail. The door openings between the
interior rooms of Additions C and D from Addition B
contain no doors.
Functionality
The program for the ground floor of the redeveloped Community Marketplace calls for this portion of the
building to house the proposed relocation of the Fort Collins Food Co-op. This function requires an open
floor plan with limited walls or structural support spacing, and sufficient clear ceiling height to support a
retail store use. The load -bearing brick masonry and cast -in -place concrete exterior and interior walls of
the westernmost additions do not lend themselves to the intended use, even if the buildings were in good
structural condition. The clear ceiling height is also deficient to meet the programmed needs of the
redevelopment.
The building additions contain no permanent mechanical heating or cooling systems, and no plumbing.
Lighting and power distribution are minimal to support the current warehouse storage uses.
In conclusion, while the western additions to the Feeder's Supply Building are likely old enough to be
considered historical, their, structural condition, tack of contributing architectural character to the balance
tability to the intended redevelopment of the property do not warrant
of the historic complex, and adap
their continued use as a cost-effective part of the Community Marketplace redevelopment.
Aller•Lingle•Massey Architects P.C.
Feeder's Supply Study - 6
As described above, the roof of Addition A slopes with the
structure to the northwest, where it drains through the
raised north parapet wall via a crudely constructed wood
scupper, sheathed in the same single -ply roof membrane.
Both roof sections of Additions B-D overhang the exterior
walls to the west and north, respectively, but without
gutters or downspouts to collect the roof runoff and
divert it away from the building's walls and foundations.
The roof eave edges are lined with simple, unfinished
galvanized gravel stop flashings, which create slight dams
that will pond some water onto the roof membrane
before overflowing the roof edge. The other roof edges are flashed up and over the tops of the parapet
walls, although it could not be verified whether the flashing termination details are weatherproof and well
constructed.
Windows
The western additions contain only a few windows. None appear to
be the original windows, although most of the openings are original.
Addition A contains two openings in the north facade, a raised door
opening that is described below, and a small 1 over 1 single -hung
vinyl replacement window that has been fitted into a larger original
window opening with newer wood buck framing. The balance of the
opening has been Willed with various wood trims to the exterior.
The interior of the window has not been cased.
An original overhead or sliding door opening in the south facade has
been Willed with a combination of a painted steel sash window and
a residential 6-panel door. The window is a 3 over 4 steel sash fixed
unit, containing a 3 over 2 bperable outswinging awning section in
the center, which appears to be operable. The opening is spanned
by a header built up of multiple 2x wood members, but supported on
each end by a single 2x wood jamb buck.
Addition B contains no windows. Additions C and D have two identical
windows, both located on the north facade. They appear to be non -
original fixed glass units, site built into the original 2x wood bucks. The
windows are glazed with single 1 /4" clear glass set in fixed wood stops.
There are significant gaps between the wood frames and the adjacent
walls, allowing light and moisture to penetrate into the interior.
Aller•Lingle-Massey Architects P.C.
Feeder's Supply Study - 5
Roof Construction
The roofs of the western additions are broken into several
sections, all framed as "flat" roofs, with the roof joists
sloped slightly to provide drainage. The roof of Addition
A is framed as two separate sections, both warped to
slope toward the northwest. The northern 3/4 of the
room is framed with 2x8 wood joists at 24" o.c. spanning
east -west, with the joists framed level along the east wall
and warping down to the northwest corner of the room.
The southern 1 /4 is framed with 2x4 joists at 24" o.c.
spanning north -south. These 2x4s are supported on a 2x4
ledger attached to the side of a single 2x8 joist, and also
warp to the northwest. Both sections are sheathed with 1x12 wood plank roof sheathing. While the roof
sheathing and joists now appear dry, there is considerable evidence of past moisture penetration and
deterioration.
The southern Addition B is framed with 2x10 wood joists
at 16" o.c. spanning east -west, with the joist span broken
over a steel wide -flange beam that runs north -south down
the center of the room. There is a,noticeable "break" in
the roof pitch on either side of the beam. The beam
bears into the concrete wall on the south, and is
supported by a steel haunch on the interior north wall.
The beam is spliced, with a tension rod below that helps
the spliced beam span the length of the room. The
northern portion over Additions C and D is framed with
! 2x10 wood joists at 24" o.c., bearing on the interior east -
west wall and sloping to the north. Both sections are
sheathed with 1x wood plank roof sheathing in random widths. Similar to Addition A, the roof sheathing
and joists now appear dry, but there is considerable evidence of past moisture penetration. The wood
joists at both of these areas extend through the brick masonry walls, supporting the roof eaves that extend
approximately 8" beyond the walls. The exposed ends of these joists are severely weathered from
exposure to the elements for many years. '
No structural analysis was done to evaluate the structural capacity of the roof framing, but certain sections
(such as the 2x4 framing) would appear to be deficient in meeting current code requirements.
i
Roofing and Flashings
The existing roofing as viewed from the ground is a newer single -ply membrane system, probably EPDM,
although this could not be confirmed. It is not known whether there is any roof insulation above the roof
decking and below the membrane, but there is no insulation exposed on the interior of the building
additions. The roofing appears to remain in fair tRood condition, with no noticeable evidence of ongoing
roof leaks.
Aller•Lingte•Massey Architects P.C.
Feeder's Supply Study - 4
The lower portions of the northeastern exterior wall and most of the
east -west interior walls are constructed of unreinforced brick masonry up
to the elevation of the door and window headers. The walls above are
board -formed cast -in -place concrete. The interior east -west wall is
failing structurally, with severe diagonal cracking up to 2"-Y wide, and
the bearing of the upper concrete wall has separated from the brick
masonry below to the point that it is now supported primarily by the 2x
wood buck of the door opening.
Large trees have been allowed to grow along both the north and west
sides of the addition, and are now encroaching into the walls and
foundations of the building. The north wall bows outward up to 6", which
may be at least partially caused by undermining of the building's
foundations by tree roots.
No excavation was performed, so the depth and structural capacity of the
foundations cannot be assessed.
Floor Construction
The floors of all the western additions are constructed as concrete slab -on -grade. The floor of Addition A
is constructed three stair risers down from the older warehouse addition to the east. The three rooms in
Additions B-D are all on the same elevation, but it cannot be determined if the floor of Addition A matches
this elevation.
Although many of the floor surfaces are covered with palettes and bagged feed, the construction that is
exposed appears to be adequate for the storage loads placed on the slabs, and they are generally in fair to
good condition.
Alter- Lingle -Massey Architects P.C.
Feeder's Supply Study - 3
slurry. The exterior parge coating is in fair condition, with numerous surface cracks and sections that are
spatting off of the underlying brick masonry.
The walls of the southwestern Addition B are board -formed, ca -'n-
place concrete over a concrete foundation, in a random board
pattern varying from 5-1 /2" to 14" high. The walls are approximately
8" thick and most likely unreinforced, painted on the exterior but
unfinished on the interior. This construction is only of average to
below average quality, a reflection of the utilitarian use of the
additions. A 17" square brick chimney is located just north of the
southwest corner of the addition, with a flue hole remaining through
the wall that once served a now -missing stove.
There are several significan cracks in these walls, two on the south on
either side of the bearing point of the steel roof beam, and at least two
in the west wall in random locations. There is some evidence where
repairs have been attempted at these cracks. The brick chimney has
separated from the concrete wall, with a gap of up to 2".
The walls of the northwestern Additions C and D are a
combination of cast in place concrete and unreinforced
brick masonry. The two rooms in this end of the building
may have been constructed as two separate additions,
due to the difference in foundation construction. The
eastern room has a stone rubble foundation similar to
Addition A, while the western room has a concrete
foundation that matches the balance of the western
additions. ns. The exterior wall of the eastern room also has
been parge-coated similar to the exterior walls of
Addition A. The brick wall common to the adjacent
Addition A to the east is in verv__oo_o_r ccondition, as noted
above, with significant cracking, spatting, loss of mortar and damaged sections of masonry.
Aller•Lingte•Massey Architects P.C.
Feeder's Supply Study - 2
that is proposed to remain as part of the Community
Marketplace redevelopment. These simple, unadorned
additions are a combination of cast -in -place concrete
and unreinforced brick masonry construction, with
light wood framed roofs and concrete floor slabs. They
enclose a total of approximately 1,620 sq. ft. of net
usable area, although broken into four rooms.
The west additions create a total of four separate
interior rooms, which may also represent four distinct
additions, and are all currently used for storage of
bagged and bulk feed products in support of the site's
use as an agricultural feed supply business. Only the western three rooms are interconnected; the eastern
room has no direct interior access to the western additions, but does contain a door from the warehouse
addition to the east. For orientation purposes, these rooms/additions are identified on the sketch below
and throughout the balance of this report as Additions A through D.
{►ddr'EI'ot15 /Eh5G45td to rfi
p 11 AG. 11 "ilim I' WaYzhow661 A:W' 'oh �I arr9rmr t�+irdd�
Addrl+ovi
6
Wall Construction
The walls of Addition A are all constructed of unreinforced brick masonry over a stone rubble foundation.
The foundation is only exposed to view on the exterior north facade. The exterior of the brick masonry has
been covered with a thin parge coat of painted plaster or stucco on both the exposed north and south
facades. The south and a small portion of the west interior brick walls have also been painted.
The brick _walls of this addition are in fair to poor
condition, with evidence of past moisture damage and
deterioration of the mortar joints on all four walls. The
construction quality of the west wall is significantly
poorer (particularly when compared to the west wall of
the warehouse addition), constructed with many of the
brick units laid as sailors or using broken, half units. This
section of wall is in verypoor condition, with significant
cracking, spatting, loss of mortar and damaged sections of
masonry. Portions of the wall near the bearing of the
wood roof joists have been patched with a concrete
Alter•Lingle•Massey Architects P.C.
I
ALLER•LINGLE•MASSEY
ARCHITECTS IP,(
P.C.
May 25, 2011
DRAFT
Mr. Matt Robenalt
Downtown Development Authority
19 Old Town Square
Fort Collins CO 80524
RE: Feeder's Supply Study
Fort Collins, Colorado
Project No. 1143.01
Dear Matt:
_Alter- Ling le -Massey Architects P.C. was asked to evaluate the architectural and structural condition of the
west �additions;to the Northern Colorado Feeder's Supply Building, 359 Linden Streetrin downtown Fort
Collins. The building and surrounding land are being evaluated as the site for a new Community
Marketplace, with parts of the original historic building proposed to be preserved and supplemented with
new construction and site redevelopment.
While our scope did not include any research into the
construction history of the complex, it is believed
that the west additions were all built prior to 1950.
In general, the west additions are of inferior
construction_ quality and workmanship_Lo the
original portion of the building, and the warehouse
addition immediately to the west of the original
building, both of which are proposed to be preserved
in the Community Marketplaceredeve opment.
Additionally, the architectural character of these
west additions is not of the same style or significance
as the original building or the warehouse addition.
While their structural conditions vary somewhat, they all have a level of structural deficiency that would
require significant repair or total reconstruction, to the extent that we cannot recommend their continued
use as part of the proposed Community Marketplace. Additionally, the substandard_ ceiling heights and
interior bearing walls that form very small interior rooms do not lend themselves to the programmatic
needs of the marketplace redevelopment.
The following are our findings, based on field assessments of these portions of the complex on March 29
and May 5, 2011.
The Northern Colorado Feeder's Supply Building consists of the on la nal, historic multi -level gabled_ building
fronting Linden Street, and up to five flat roofed additions to the west of the original building. The subiect
of this assessment is the westernmost additions, attached to the west end of the larger warehouse addition
712 WHALERS WAY • BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525
(970) 223-1820 phone • (970) 223-1833 fax • office@aller-lingle-massey.mm • www.aller-Tingle-masseycom .
I
I
I
I
I
I
I
I
I
I
11
Norih2 n cc
io Feedel S Sijppy
R
eIL5 50ELXY C D 6
CAE L--# tevhTi oA/
1-44wirAj WC.
WHIZ
AN. 1p
taboo
M.;!Z- : ,-,
r- *54.
M'e+
or gin
■m Oman sun
�� 11 11111 gill
,
ii
�IIIIIIIIIIIIIIIIIIIIIIlil11,� � � � �-. � Y �-
mamaou
liit
WLSw
k
\(oAA ym
/Ve-W
OfiVI'
-------------
/ P14-1f] W4-L)
L--,44IWiT,K
Co C�-►
'O-p
�4
S �Q�-oa �
008"
�1/a2V1+ ECoviou
I')
low
SO.
J
----------------------
ly
� �T
I I%/�\N,
�CDk
F LIED Lsl2 1 sr, r1 - r
- - - *Tcl —
KO r,+ m 1L.4 A17'
O-FR c-c-
j (-0/2t-4x-
7,L,P sr- =
�o
Z—&KA
LSD S SWCY
o(ATPOK
PATtO
e4
/--, A --7.,'
u
no
av L-
,
B"fs OF BIdpmoS'
N
o 7 iwipwxN.
Z- ws-lu 1
Ft t`�,� ��LsilJs JP,trL �-nL_
• m
Y
%NG . /ice)
66.89 I �2L�f'L o
CD
cn
h97Nr ' Fl`W;-Cn
!� `�� of\_•1 r rp/�y,.J/
LA
Cn E s G �� y
r` �. a� o /ZC"SL
7 fl N
n �llL'I Lfj/�EJ
of o
-Gnz
W i J v- I ��
• cn � O�Fi�LS � �-�.� of
O,V t
m
�i o
85.2' 1 rivew 21.7'
RR Concrete rb d Gutt
Of
�v �G Pc y5' S�i1�LS /
nden reef
100' R. W.FL
U
Asphalt S face
D. "A unique new neighborhood between Old Town and the River. [Advance
Planning, River District Document.]
E. "Importance of destination uses in the River District". [Advance Planning, River
District Document.]
F. "Extend the positive characteristics of downtown to the River District" [Division
4.17(A)] including: sidewalk frontage of buildings, exterior walls articulation,
decks and balconies, high first level ceilings, historic storefront and clerestory
glass, historic window details (lintels, sills, frames), cornices, steep pitched gable
roofs, and textured materials (brick, stone, wood).
3. Accordingly it is City policy and intention that more intensive and dense multi -family housing,
such as Apartment B, be developed in the River District.
4. Development standards in the River District carefully include historic -architectural
requirements which are based on what is prevalent in Old Town but are understated, including
exterior walls articulation, height step-down to three stories at street frontages, balconies and
decks, historic window details (lintels, sills, frames), high pitch gable roofs, cornices and
textured materials (brick, stone, wood).
A unique new city requirement is that bicycle parking be provided by multi -family housing
developers, in the amount of one per bedroom and with 60 percent being covered and secured.
Apartment A will have a mix of one and two bedroom units, and each unit will have its own
"sports equipment alcove" at the units front door for bicycles and other sports equipment
storage.
In conclusion, Apartment Building B respects the historic character of the historic buildings in
the River District and the Old Town National Historic District by: a) use of a historic material,
stucco (historic in the River District neighborhood more than the Old Town neighborhood), b)
sidewalk frontage (zero — 3 feet setbacks), c) high -ceiling first levels with historic storefront
and clerestory glass, d) cornices, and e) window detail (historic lintels, sills and windows).
And at the same time, Apartment Building B, within such historically respectful parameters, is
an -example of the potential that exists in the River District for new, different, exciting and
eclectic architecture and design.
._In particular Apartment Building B reflects fresh urban geometric design and creative use of
complementary blocks of contrasting color.
FADocumentsTinden ProjectWpartment Building B 111812.doc 3 11/19/20123:11 PM
(new, brick, three story), the Galleria (historic, four story), Home State Bank (new), the Bohemian
Building (new, huge, four story, brick).
7. Building B respects the historic character of the historic buildings in the above -described districts
by: a) use of a historic material, stucco (historic in the River District neighborhood more than the
Old Town neighborhood), b) sidewalk frontage (zero - 3 feet setbacks), c) high -ceiling first levels
with historic storefront and clerestory glass, d) cornices, and e) window detail (historic lintels, sills
and windows).
And at the same time Apartment Building B-within such historically respectful parameters, is an
`example of the potential that exists in the River District for new, different, exciting and eclectic
architecture and design.
In particular Apartment Building B reflects fresh urban geometric design and creative use of
complementary blocks of contrasting color.
8 _First level street -facing units are all designed to be converted from studio apartments to
office/retail as Willow Street redevelops and can support same. i
9. While no parking is required, Apartment B will have parking at the rate of one parking space per
unit for most units, with most parking being covered (on the first level behind the'
studio/office/retail units, and with rear access from a private drive.
10. In conclusion, Apartment Building B respects the historic character of historic buildings in the
neighborhood (the Old Town National Historic District and the River District) and does not
negatively impact the historic integrity and significance of such buildings.
III.
Fort Collins Land Use Code, Division 4.17
River Downtown Redevelopment District (R-D-R)
1. Apartment Building B is located in a zoning district known commonly as the River District.
This district permits multi -family residential and most commercial uses including restaurants,
bars, coffee shops, retail, services, offices and the like.
2. The purposes of the River District are:
A. "More intensive redevelopment of housing, businesses and workplaces." [Division
4.17(A).]
B. "More modern housing". [Advance Planning, River District document.]
C. "Create a new sense of place between Old Town and the River with its own unique
mix of housing, restaurant, retail, office, art, music, theatre and the like" (and the
one remaining industrial use, Ranch Way Feeds.) . [Advance Planning, River
District Document.]
FADocumentsTinden ProjectWpartment Building B 111812.doc 2 11/19/20123:11 PM
Apartment Building B
I.
New Construction NOT ADJACENT to Eligible Historic Buildings
Apartment Building B will be new construction not adjacent to an eligible building but is in a
neighborhood with historic buildings and must comply with relevant provisions of a) Fort Collins Land
Use Code, Section 3.4.7, Historic and Cultural Resources, and b) Fort Collins Land Use Code, Division
4.17, River Downtown Redevelopment District.
II.
Fort Collins Land Use Code, Section 3.4.7,
Historic and Cultural Resources
Apartment Building B is not adjacent to an eligible historic building,$ut is in two overlapping
neighborhoods which have historic buildings in them, namely the Old Town National Historic
District and the River District, and accordingly building designs must respect the historic character
of such buildings and not negatively impact the exterior integrity and significance of such
buildings.
2. The heights of Apartment B and other buildings in the neighborhoods, some historic, are similar.
The height of Apartment B is 33 feet along its front (Willow Street facing side), then -stepping up
rto 44 feet
3. The width of Apartment B and other buildings in the neighborhoods, some historic, are similar.
The width of Apartment B is 84 feet, with four major front exterior wall articulations and several
smaller ones relating to dormer, shed roof, decks and the like.
4. The setbacks from the sidewalk of Apartment B and most historic or new buildings in the
neighborhood are similar.The setback of Apartment B varies between zero and 2 feet
5. Historic and new buildings in the River District which are mostly similar to Building B and/or
which the design of Building B endeavors to be complementary to and respect are: The Ranchway
Feed Building (historic, industrial), The Harmony Mill Building (historic, monolithic 4 story),
Poudre Valley Elevator (historic), Encompas Mixed Use Building (new, under review, 5 stories),
Legacy Senior Housing Building (new, 4 story), Feeders Supply Building (historic, 42 — 48 feet),
Union Pacific Freight Depot / Mawson (historic), Giddings Machine Shop / Bas Bleu Theatre
(historic), Rooftops Mixed Use Building and Townhouse (new, 4 story, urban, modern, historical
detail and materials), the Atzlan Rec Center (new, 3 story, urban, modem, eclectic design, historic
materials, minimal historic design), Municipal Power Plant Building (historic, 3 stories,
monolithic) and Discovery Center (adjacent to River District, new, 3 story, urban, modern, eclectic
design, historic materials, minimal historic design).
6. Historic and new buildings in the Old Town portion of the Old Town National Historic District
which are similar to in some ways and/or which the design of Building B endeavors to be
complementary to and respect are: Tedmon House Hotel Building (historic), Pine Streets Lofts
(new, four story, brick), Northern Hotel Building (historic, four story), "John Atencio" Building
FADocumentsTinden Project\Apartment Building B 111812.doc 1 11/19/20123:11 PM
Fort Collins Land Use Code, Division 4.17
River Downtown Redevelopment District (R-D-R)
1. The Feeder Supply Building is located in a zoning district known commonly as the River District.
This district permits multi -family residential and most commercial uses including restaurants,
bars, coffee shops, retail, services, offices and the like.
2. The purposes of the River District are:
A. "More intensive redevelopment of housing, businesses and workplaces." [Division
4.17(A).]
B. "More modern housing". [Advance Planning, River District document.]
C. "Create a new sense of place between Old Town and the River with its own unique
mix of housing, restaurant, retail, office, art, music, theatre and the like" (and the one
remaining industrial use, Ranch Way Feeds.) . [Advance Planning, River District
Document.]
D. "A unique new neighborhood between Old Town and the River. [Advance Planning,
River District Document.]
E. "Importance of destination uses in the River District". [Advance Planning, River
District Document.]
F. "Extend the positive characteristics of downtown to the River District" [Division
4.17(A)] including: sidewalk frontage of buildings, exterior walls articulation, decks
and balconies, high first level ceilings, historic storefront and clerestory glass, historic
window details (lintels, sills, frames), cornices, steep pitched gable roofs, and textured
materials (brick, stone, wood).
3. Accordingly it is City policy and intention that more intensive and dense multi -family housing,
such as Apartment A, be developed in the River District.
4. Development standards in the River District carefully include historic -architectural requirements
which are based on what is prevalent in Old Town but are understated, including exterior walls
articulation, height step-down to three stories at street frontages, balconies and decks, historic
window details (lintels, sills, frames), high pitch gable roofs, cornices and textured materials
(brick, stone, wood).
5. A unique new city requirement is that bicycle parking be provided by multi -family housing
developers, in the amount of one per bedroom and with 60 percent being covered and secured.
Apartment A will have a mix of one and two bedroom units, and each unit -will have its own
"sports equipment alcove" at -the units front door for bicycles and other sports equipment --storage.
In conclusion, Apartment Building A complies with the River District's development standards
and achieves its purposes.
FADocumentALinden ProjecAApartment Building A 111812.doc 3 11/19/20123:17 PM
In addition the building setback differences are softened by the fact that the Mill Building 20 foot 1
setback area along Willow Street will be used for an indoor -outdoor patio area.
Furthermore as Willow Street redevelopment occurs, most new retail, restaurant, coffee shop, office
and multi -family residential, and the like, will front on the sidewalks with zero to 2 foot setbacks,
except for restaurants which may be setback somewhat more to increase street -front patio seating,
creating a unique Willow Street urban neighborhood with sensitivity to historic properties in the
neighborhood, but also with its own special eclectic feel in terms of color and design.
Apartment A is designed to be compatible with the historic character of the Mill Building,,but not -
similar), Sandstone base and brick are predominant materials. Corrugated metal gable and shed roofs
are used. Flat roofs have cornices and windows have understated historic details (lintels, sills,
frames). Horizontal elements and window patterns are not similar because of the total difference in
type of structures. Building entrances all face the street.
6. Historic and new buildings in the River District which are mostly similar to Building A and/or which
the design of Building A endeavors to be complementary to and respect are: The Ranchway Feed
Building (historic, industrial), The Harmony Mill Building (historic, monolithic 4 story), Poudre
Valley Elevator (historic), Encompas Mixed Use Building (new, under review, 5 stories), Legacy
Senior Housing Building (new, 4 story), Feeders Supply Building (historic, 42 — 48 feet), Union
Pacific Freight Depot / Mawson (historic), Giddings Machine Shop / Bas Bleu Theatre (historic),
Rooftops Mixed Use Building and Townhouse (new, 4 story, urban, modern, historical detail and
materials), the Atzlan Rec Center (new, 3 story, urban, modern, eclectic design, historic materials,
minimal historic design), Municipal Power Plant Building (historic, 3 stories, monolithic) and
Discovery Center (adjacent to River District, new, 3 story, urban, modern, eclectic design, historic
materials, minimal historic design).
Historic and new buildings in the Old Town portion of the Old Town National Historic District which
are similar to in some ways and/or which the design of Building A endeavors to be complementary to
and respect are: Tedmon House Hotel Building (historic), Pine Streets Lofts (new, four story, brick),
Northern Hotel Building (historic, four story), "John Atencio" Building (new, brick, three story), the
Galleria (historic, four story), Home State Bank (new), the Bohemian Building (new, huge, four
story, brick).
8. I First level street -facing units are all designed to be converted from studio apartments to office/retail
as Willow Street redevelops and can support same.;
9. While no parking is required, ApartmenrA will have parking at the rate of one parking space per unit
`for most units, with most parking being covered (on the first level behind the studio/office/retail
units; and with rear access from a private drive.
10. In conclusion, Apartment A is compatible with the historic character of the Feeder Supply Building
and also respects the historic character of other historic properties in the River District and in the Old
Town National Historic District and does not negatively impact their exterior integrity and
significance.
FADocumentsTinden Project\Apartment Building A 111812.doc 2 11/19/20123:17 PM
' ! Apartment Building A
1) New Construction ADJACENT To An Eligible Historic Building
Apartment A will be new construction adjacent to an eligible building and must comply with a) Fort Collins
Land Use Code, Section 3.4.7, Historic and Cultural Resources, and b) Fort Collins Land Use Code, Division
4.17, River Downtown Redevelopment District.
II.
Fort Collins Land Use Code, Section 3.4.7,
Historic and Cultural Resources
Apartment Building A is anew structure located on Willow Street, adjacent to an eligible historic
building, the Feeder Supply Building.
A. Primarily, Apartment Building A must be compatible with the historic character of the Feeder
Supply Building [Section 3.4.7(B)].
B. In addition, Building A must respect the historic character of historic buildings in the
neighborhood (The River District and the Old Town National Historic District) and not
negatively impact the exterior integrity and significance of such buildings [3.4.7(A)(2)].
2. The heights of the Mill Building and the Apartment are similar. The height of the Mill Building is 42,
feet (and 48 feet to top of cupola). The height of Apartment is 33 feet along its front (WilloW Street
facing side) and also along its south end, then -stepping up to 44 feet. This step- down along
Apartment's south end softens the transition -from the Apartment to the two-story Feeder Building
addition.
3. The widths of the Feeders Mill -Warehouse Addition building and Apartment A are similar. The
width of the Feeders Mill -Warehouse Addition building is 104 feet, with one 3 foot articulation at 53
feet. The width of Apartment A is 84 feet, with four major front exterior wall articulations and
several smaller ones relating to dormer, shed roof, decks and the like.
4. The setbacks from the Willow Street sidewalk (after constructed) of the Mill Building and Apartment
A are not similar. The -Mill Building setback is 20 feet, while the setback of Apartment A varies
between zero and 2 feet. However this difference does not negatively impact the Mill Building's
'historic exterior, integrity and significance, because notwithstanding the setback difference the major
historical -architectural characteristics of the Feeder Mill are fully viewable from the southeast corner
of Apartment A (on Willow Street) at 73 feet and beyond (north on Willow Street)
Such major historical -architectural characteristics are:
The architectural -historical character of the Feeder Mill Building is dominated by very large stepped
parapet walls and related details. The materials are brick surfaced with white knockdown style
stucco. A second major aspect of architectural -historical character is the corrugated metal gable
roofs, including a grain elevator cupola. And a third major aspect of architectural -historical character
is the classic turn of the century storefront with sandstone base, storefront glass, clerestory glass and
red and blue trim.
FADocumentsTinden Project\Apartrnent Building A 111812.doc 1 11/19/20123:17 PM
a•
The elevator and stairs will be located in the south half of the Warehouse Addition and will provide
access to the second level banquet/conference room in the Mill Building, as well as second level office
space in the new addition. The elevator and stairs will be adjacent to the Mill Building north exterior
wall, but will not negatively impact such north wall in any way, except for a second level access doorway.
The north half of the new addition (north of Linden entry, reception area, seating and bar) will be used for
kitchen and storage. All restaurant equipment, plumbing, mechanical and the like, will be located in the
new addition and will not impact the existing Mill Building. It is anticipated that the restrooms, as well as
4ra.or'VAC and mechanical equipment will be located in new basement space.?
e addition will be constructed from light gray brick with a simple medium gray window trim and
nice, and with white windows, to be complementary to the existing Mill Building but not similar, and
in order to have its own integrity as an independent structure built at a later date.
Our goal is to create a major destination restaurant just one block from Old Town and to do so with
minimal alterations to the Feeder Mill Building and with a sensitive and a complementary addition, which
allows 210 degrees of view (from north and south on Willow Street and from east and west on Linden
Street) of all of the distinctive and historic architectural and design features of the Mill Building.
Feeder Project Plan I I1612.doc 2 11/19/2012 12:46 PM
Feeder Supply Building Project — Overall Plan
Our plan is to a) rehabilitate the Mill Building, b) rehabilitate the existing Warehouse Addition, c) demo
the existing "West Addition" (with less history and substantial structural deficiencies) and d) add a new
addition on the west of the Mill and indoor -outdoor patio on the east, so a successful adaptive reuse of
Feeder Supply can be achieved as a destination restaurant (6,000 SF), which people seek out and go to as
a destination property.
Examples of destination restaurant/bars are Austin's on Harmony Road in Fort Collins, New Belgium
Brewery in Fort Collins and Oscar Blues in Longmont.
Although the Feeder Building is located only one block from Old Town, it will not be a restaurant you
happen upon while you are at your "Old Town" destination. Accordingly, Feeder's Restaurant will not be
a typical smaller Old Town restaurant, but will be large enough to be successful as a destination
restaurant. The City specifically recognizes how important it is, for development in the entire River
District, to have "destination uses" which people will seek out and go to (Advance Planning, River
District document).
Willow Street right-of-way improvements, at least along the 325 ft. Willow frontage to the project, will be
completed contemporaneously with our Feeder's project, and will include diagonal parking in the middle
of the street land parallel parking on both sides of the street.) On completion of the entire planned Willow
right -of --way improvements; there will be 220 parking spaces on Willow between Lincoln and the railroad
traekA In addition there are existing 70 parking spaces on Linden between Jefferson and the river and 16
parking spaces on Pine Street.
The Mill Building, first and second levels, will be used primarily "as is" for seating and tables. The
present front door (south door, fronting on Linden) will be preserved but will not be used for access, as its
historic value "as is" as part of the historic Feeders Supply front facade is far more important to maintain
than subjecting it to the major modifications, which would be required to meet building code.
The other three doors located at the west, north and east sides of the Mill Building will be used "as is"
with no alterations. It is essential for the successful adaptive reuse as a restaurant that all three of these
doors remain usable and open as passageways for the flow of patrons and service people.
The Mill Building first level dining room will be stunning with a high ceiling and massive post and beam
construction adequate for supporting hundreds of tons of grain above.
The Mill Building second level is where the grain bins are located. The partitions between grain bins will
be removed to create an extraordinary second level banquet/conference room with a two-story vaulted
ceiling and natural lighting from one existing window on east (Willow Street) side and three new
windows on west non -street -frontage side.
Major consideration will be given to maintaining the structural integrity of the exterior mill building
walls. In this regard a State Historical Structural Assessment grant has been applied for.
The main entrance will be off Linden Street through an outdoor patio area, entering a reception and bar
seating area, and from there through the west Mill Building entrance to dining room seating. Also, there
will be a Willow Street entrance with handicap accessibility, including a ramp and an elevator.
Feeder Proiect Plan 111612.doc 1 11/19/2012 12:46 PM
To: Karen McWilliams, Josh Weinberg, Sherrie Albertson -Clark, Joe Saldibar, Anne McCleave,
Lyle Miller, Heather Peterson _"--
Cc: Bud Frick, Dick Beardmore, Bruce Hendee, Matt Robenalt
From: Jon Prouty
Date: November 19, 2012
Re: Feeder Supply Project
Enclosed / attached please find various materials for your review prior to our meeting at 1:00 pm at
281 North College Avenue on Monday, November 26t'.
I will also send you an electronic version.
1 — Site Plan
2 — Floor Plan
3 — Feeders Mill, Warehouse Addition and New Addition photos and drawings
4 — Apartments renderings
5 — Willow neighborhood photos
6 — Old Town neighborhood photos
Feel free to contact me if you have any questions.
Have a wonderful Thanksgiving,
Jon
1001 E. Harmony Rd., Box 510, Fort Collins, CO 80525 • (970) 226-5000
lagunitas@frii.com • www.lagunitasco.com
��SLSI?�S2 S(4mSC,v P,-cTL c7'
IM't t , I Eun/.
L2�U,�d (d✓'�,S
5 �\°�
tked k3
3o.s V.
4 s L-c.L5-V,
_t 1 1_.�
I I
P II ' �Q I
f=iiR
Z 1
An7. , .
q 5- LT-6 Lry
Z-70y,-V AA"
I V
Sherry Albertson -Clark
From: jon prouty <jonj@frii.com>
Sent: Tuesday, November 27, 2012 8:51 PM
To: Karen McWilliams; Josh Weinberg; Sherry Albertson -Clark; joseph.saldibar@state.co.us;
anne.mccleave@state.co.us; lyle.miller@state.co.us; heather.peterson@state.co.us
Cc: wjfdg@hotmail.com; Bruce Hendee; 'Dick Beardmore'
Subject: Feeder Supply Project Meeting Followup
Dear folks -
Thank you all who were able to be there. I think we covered all relevant subjects and made excellent progress.
Following up:
1 - We will move a portion of the first level addition exterior wall back (north) to expose scale, loading dock and freight
door ( they now will be outside in the patio area).
2 - We will convert first window north of the now exposed scale, loading dock and freight door into a doorway to provide
server and patron access to the Feeder Mill dining room.
3 - We will remove the new addition, stairs and evelator from over the Warehouse Addition.
4 - We will move the new stairs and elevator to the west so they go up from / in the new addition, rather than being
located in the Warehouse Addition footprint.
5 - On the main level the new addition (kitchen) will adjoin the back (west side) of the Warehouse Addition with access
using existing Warehouse Addition doorway and two windows.
6 - With regard to the architectural design of apartment buildings A and B, we will consider a simpler more industrial
theme.
7 - We are conerned about being able to maintain apartment building frontages on the sidewalk, as shown in our site
plan,(no setback). If setbacks are required, they will reduce the total number of apartments by 27% which would be
problematic for the feasibililiy of the project. We think no setback is appropriate because:
A. Feeder Supply Mill was a unique historical building fronting on railroad tracks for loading and unloading, and thus
required 20 feet setback, however some other types of historic buildings (if there were any) would have had sidewalk
frontage, and therefore what we are requesting is not historically inappropriate.
B. Historic buildings in the neighborhood, that is the Old Town neighborhood which we are part of in the National
Historic District, mostly front on the sidewalk (including the Feeder Mill building fronting on Linden Street sidewalk), so we
would be respecting that aspect of their historic character by fronting the apartments on the Willow sidewalk.
We will get you renderings, drawings and plans revisions for your review ASAP. Thank you for your assistance with this
really extraordinary project.
Best Regards,
Jon