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HomeMy WebLinkAboutFISCHER PROPERTIES - PDP220007 - AGENDA - HISTORIC PRESERVATION Meg Dunn, Chair City Council Chambers Per Hogestad, Vice Chair City Hall West Doug Ernest 300 Laporte Avenue Bud Frick Fort Collins, Colorado Kristin Gensmer Dave Lingle Mollie Simpson Alexandra Wallace Belinda Zink The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Video of the meeting will be broadcast at 1:30 p.m. the following day through the Comcast cable system on Channel 14 or 881 (HD). Please visit 39TUhttp://www.fcgov.com/fctv/U39T for the daily cable schedule. The video will also be available for later viewing on demand here: 39TUhttp://www.fcgov.com/fctv/video-archive.phpU39T. Regular Meeting July 19, 2017 5:30 PM • CALL TO ORDER • ROLL CALL • AGENDA REVIEW o Staff Review of Agenda • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA • DISCUSSION AGENDA 1. UCONSIDERATION AND APPROVAL OF THE MINUTES OF THE JUNE 21, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the June 21, 2017 regular meeting of the Landmark Preservation Commission. Landmark Preservation Commission 2. U1201 WESTWARD DETERMINATION OF ELIGIBILITY APPEAL PROJECT DESCRIPTION: This item is to consider the appeal of the determination of eligibility for landmark designation of 1201 Westward Drive, which was considered eligible for its distinctive ranch style characteristics. APPLICANT: Sam Coutts, Ripley Design, Inc., applicant • OTHER BUSINESS • ADJOURNMENT Roll Call and Voting Record Landmark Preservation Commission Date: 7/19/17 ROLL CALL Frick Excused Gensmer Hogestad Excused/Recused Lingle Simpson Excused Wallace Zink Ernest Dunn Excused/Recused VOTING RECORD Item: Minutes of June 21, 2017 Item: 1201 Westward Appeal Gensmer Yes Gensmer Yes Lingle Yes Lingle Yes Wallace Yes Wallace Yes Zink Yes Zink Yes Ernest Yes Ernest Yes RESULTS: 5:0 RESULTS: 5:0 7-19-17 Log of Packet Additions Landmark Preservation Commission Meeting Date: 7-19-17 All materials submitted at the hearing: (These items will be added to the final post-hearing packet, and hard copy meeting record.) Item # Exhibit # Rec’d Description 2 1 7/19/17 1201 Westward – Revised Site Inventory Form 2 2 7/19/17 1201 Westward – Applicant Presentation Agenda Item 1 Item # 1 Page 1 AGENDA ITEM SUMMARY July 19, 2017 Landmark Preservation Commission STAFF Gretchen Schiager, Administrative Assistant SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF THE JUNE 21, 2017 REGULAR MEETING. EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the June 21, 2017 regular meeting of the Landmark Preservation Commission. ATTACHMENTS 1. LPC June 21, 2017 Minutes - DRAFT (PDF) 1 Packet Pg. 3 City of Fort Collins Page 1 June 21, 2017 Meg Dunn, Chair City Council Chambers Per Hogestad, Vice Chair City Hall West Doug Ernest 300 Laporte Avenue Bud Frick Fort Collins, Colorado Kristin Gensmer Dave Lingle Mollie Simpson Alexandra Wallace Belinda Zink The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Video of the meeting will be broadcast at 1:30 p.m. the following day through the Comcast cable system on Channel 14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php. Regular Meeting June 21, 2017 Minutes • CALL TO ORDER Chair Dunn called the meeting to order at 5:30 p.m. • ROLL CALL PRESENT: Dunn, Zink, Hogestad, Wallace, Gensmer, Lingle, Ernest, Simpson ABSENT: Frick STAFF: McWilliams, Bumgarner, Yatabe, Schiager • AGENDA REVIEW Ms. McWilliams informed the Commission that the first item, 1201 Westward Drive Determination of Eligibility Appeal, had been pulled by the Applicant and rescheduled for the July meeting. • STAFF REPORTS None. Landmark Preservation Commission 1.a Packet Pg. 4 Attachment: LPC June 21, 2017 Minutes - DRAFT (5739 : MINUTES OF JUNE 21, 2017) City of Fort Collins Page 2 June 21, 2017 • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. • DISCUSSION AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE MAY 17, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the May 17, 2017 regular meeting of the Landmark Preservation Commission. Mr. Ernest moved that the Landmark Preservation Commission approve the Consent Agenda of the May 17, 2017 regular meeting as presented. Ms. Zink seconded. The motion passed 7-0, with Mr. Lingle abstaining, having been absent on May 17th. 2. 1201 WESTWARD DETERMINATION OF ELIGIBILITY APPEAL PROJECT DESCRIPTION: This item is to consider the appeal of the determination of eligibility for landmark designation of 1201 Westward Drive, which was considered eligible for its distinctive ranch style characteristics. APPLICANT: Sam Coutts, Ripley Design, Inc. This item was pulled from the agenda by the Applicant, and rescheduled for the July meeting. 3. JESSUP FARM ARTISAN VILLAGE - FINAL REVIEW, PART 2 STATE TAX CREDIT FOR HISTORIC PRESERVATION PROJECT DESCRIPTION: This item is a Final Review of the Part 2 State Tax Credit for Historic Preservation, for the rehabilitation of the Jessup Farm Artisan Village buildings and structures APPLICANT: Gino D. Campana, Bellisimo, Inc. Mr. Lingle recused himself from this item due to a conflict. Staff Report Ms. McWilliams presented the staff report. She reviewed the State Tax Credit program and its requirements, and the Commission’s role. She explained that the Applicant had initially applied for Federal Tax Credits in 2015, but after working with the relevant agencies for some time, it was determined that the property did not qualify as being historically relevant for the National Register of Historic Places. The Applicant then started the process with the State. Ms. Williams also reviewed Staff’s findings of fact, and briefly described the scope of the project. Applicant Presentation Steven Sorensen, Bellisimo, Inc., gave a brief presentation. He pointed out the location of Jessup Farms and showed photos from before and after the rehabilitation of the property. Public Input None Commission Questions and Discussion Chair Dunn asked how the chicken coop is being used now. Mr. Sorensen said one side of the building is still being used as a functional chicken coop, and the other side is where the public restrooms are located. Chair Dunn asked about the outhouse. Mr. Sorensen said it doesn’t currently have a functional use. He explained it had been moved about 50 feet from the original location. 1.a Packet Pg. 5 Attachment: LPC June 21, 2017 Minutes - DRAFT (5739 : MINUTES OF JUNE 21, 2017) City of Fort Collins Page 3 June 21, 2017 Chair Dunn asked why the Saddle Shop was moved. Tony Campana, Bellisimo, Inc., explained that it worked better in the new location. Chair Dunn asked why the wall between the entrance and the dining area in the restaurant was so thick. Mr. Campana explained that it was to carry the load of the trusses, and mentioned several additions that had previously taken place. Commission Deliberation Mr. Ernest mentioned that he and Mr. Frick were the only two current Commission Members present for the original approval of the work. He said they had landmarked the property at that time, and it was a very positive experience. He was pleased to see the application for the tax credits. Mr. Ernest moved that the Landmark Preservation Commission, as a reviewing entity under CRS Section 39-22-514, adopt a resolution to approve Part 2 State Tax Credit for Historic Preservation for the rehabilitation and restoration work completed on the Jessup Farm Artisan Village, finding that: 1. The Jessup Farm Artisan Village is a qualified property that is eligible for tax credits, per state statute. 2. The work conforms to the description and plans submitted in Part 1. 3. The work was completed in 24 months or less. 4. The work meets the Secretary of the Interior's Standards for Rehabilitation. Ms. Gensmer seconded. Ms. Gensmer commented that the project meets the standards for rehabilitation, and is a particularly good example of Standard 1 where a new use required minimal change to the aspects of the building that define its historic character. Ms. Wallace said it was a great project. She recalled seeing the project for the 2013 review, and appreciated the Applicant incorporating the Commission’s input. Mr. Ernest pointed out what a challenge it must have been to convert the loafing shed and the barn from animal habitations into new commercial uses. He said the project met the standards for rehabilitation. Mr. Hogestad said it would have been easy to scrape the property and drop in a new development, and he applauded the Applicant for making the effort to save the buildings and make a great development. Ms. Simpson thanked the Applicant for making the site into such a wonderful project, and commended their attention to detail. Ms. Zink added that the attention to detail was evident in the beautifully written documents. Chair Dunn said the new uses seem comfortable in those buildings. She said it was a great adaptive reuse, noting that she often holds up this project as an example to the community. The motion passed 7-0. • OTHER BUSINESS None • ADJOURNMENT Chair Dunn adjourned the meeting at 5:56 p.m. Minutes respectfully submitted by Gretchen Schiager. Minutes approved by a vote of the Commission on __________. __________________________ Meg Dunn, Chair 1.a Packet Pg. 6 Attachment: LPC June 21, 2017 Minutes - DRAFT (5739 : MINUTES OF JUNE 21, 2017) Agenda Item 2 Item # 2 Page 1 STAFF REPORT July 19, 2017 Landmark Preservation Commission PROJECT NAME 1201 WESTWARD DETERMINATION OF ELIGIBILITY APPEAL STAFF Cassandra Bumgarner, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: This item is to consider the appeal of the determination of eligibility for landmark designation of 1201 Westward Drive, which was considered eligible for its distinctive ranch style characteristics. APPLICANT: Sam Coutts, Ripley Design, Inc., applicant OWNER: Erik Fischer, owner RECOMMENDATION: N/A EXECUTIVE SUMMARY BACKGROUND On May 9, 2017, Historic Preservation staff received an application for Historic Review for five properties associated with a potential development proposal at the corner of Shields Street and Westward Drive. Ripley Design Inc., submitted the application on behalf of the current property owners at 1185 Westward Drive, 1201 Westward Drive, 1207 S Shields Street, 1215 S Shields Street, and 1211 S Shields Street. Land Use Code section 3.4.7(C), “Determination of Landmark Eligibility,” provides the process for identifying historic resources on and adjacent to development sites and requires that the decisions be made in accordance with the applicable provisions in Chapter 14 of the Municipal Code. On May 11, 2017, the Director of Community Development and Neighborhood Services and the Chair of the Landmark Preservation Commission reviewed these properties based on the provisions in Chapter 14 Section 14- 72 and found that one of the five properties, 1201 Westward Drive, constructed in 1964, is individually eligible as a Fort Collins Landmark; and, that the proposed demolition would constitute a major alteration because it would impact all seven aspects of exterior integrity. The landmark eligibility decision found that the property is significant under Standard C, as a property that embodies the distinctive characteristics of the Ranch style. The identifiable characteristics noted included several planes of stone cladding, the stone chimney, long, low eaves, a low-pitched roof, and window patterning. The reviewers noted that the residence has a small, rear addition that is not original, but that the residence maintains a preponderance of original architectural integrity. The reviewers found that six of the seven aspects of integrity are intact, as follows: Materials: exterior materials appear to be original based on photographic evidence Design: despite the small rear addition, date unknown Workmanship: field stone work, mitered corners Location: building is on original site 2 Packet Pg. 7 Agenda Item 2 Item # 2 Page 2 Setting: the building sits on a typical wide, shallow lot in a development of significant Ranch-style homes Feeling: the majority of physical features-design, materials, workmanship, setting, are intact and convey historic character. The seventh aspect of integrity, Association, was unknown. The review discussion included lengthy consideration of whether the property’s eligibility for designation, based on fulfilling the above criteria, should be limited to “contributing to a potential historic district” versus individual eligibility for designation. Without recent and comprehensive Fort Collins architectural survey data for confirmation, the rarity and comparative merits of this example of a Ranch-style residence cannot be accurately determined. The following documentation was provided at the meeting to inform the determination of eligibility: Larimer County Tax Assessor information, historic building permits, the applicant’s photographs, and knowledge of historic architecture by staff and Landmark Preservation Commission members. The documentation also included a conceptual sketch of the proposed development for the five properties, including 1201 Westward Drive. This information has been attached to this report. The Director of Community Development and Neighborhood Services and the Chair of the Landmark Preservation Commission did not previously have the Colorado Cultural Resource Survey Architectural Inventory Form, which is required for the appeal. This new information has also been attached. On May 22, 2017, Ripley Design Inc., on behalf of the current owner of 1201 Westward Drive, Erik Fischer, submitted a written appeal of the decision that the property is individually eligible in accordance with the appeal procedure outlined in Section 14-72(e). The appellant has met all of requirements for the process, including submittal of a Colorado Cultural Resource Survey Architectural Inventory Form prepared by an independent expert in historic preservation. RELEVANT CODES AND PROCESSES FOR HISTORIC REVIEW Section 14-5, “Standards for determining the eligibility of sites, structures, objects and districts for designation as Fort Collins landmarks or landmark districts,” includes the following information regarding determinations of eligibility. “Properties eligible for designation must possess both significance and exterior integrity. In making a determination of eligibility, the context of the area surrounding the property shall be considered. (1) Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. Significance is achieved through meeting one (1) or more of four (4) standards recognized by the U.S . Department of Interior, National Park Service. These standards define how properties are significant for their association with events or persons, in design or construction, or for their information potential. (2) Standards for determining significance: a. Events. Properties may be determined to be significant if they are associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. A property can be associated with either (or bo th) of two (2) types of events: 1. A specific event marking an important moment in Fort Collins prehistory or history; and/or 2. A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. b. Persons/Groups. Properties may be determined to be significant if they are associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be i dentified and documented. c. Design/Construction. Properties may be determined to be significant if they embody the identifiable characteristics of a type, period or method of construction; represent the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possess high artistic values or design concepts; or are part of a recognizable and distinguishable group of properties. This standard applies to such disciplines as formal and vernacular archi tecture, landscape architecture, engineering and artwork, by either an individual or a group. A property can be significant not only for the 2 Packet Pg. 8 Agenda Item 2 Item # 2 Page 3 way it was originally constructed or crafted, but also for the way it was adapted at a later period, or for the way it illustrates changing tastes, attitudes, and/or uses over a period of time. Examples are residential buildings which represent the socioeconomic classes within a community, but which frequently are vernacular in nature and do not have high artistic valu es. d. Information potential . Properties may be determined to be significant if they have yielded, or may be likely to yield, information important in prehistory or history. (3) Exterior integrity is the ability of a site, structure, object or district to be able to convey its significance. The exterior integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities established by the U.S. Department of Interior, National Park Service: location, design, sett ing, materials, workmanship, feeling and association. All seven (7) qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. (4) Standards for determining exterior integrity: a. Location is the place where the historic property was constructed or the place where the historic event occurred. b. Design is the combination of elements that create the form, plan space, structure and style of a property. c. 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. d. Materials are the physical elements that form a historic property. e. 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. f. Feeling is a property's expression of the aesthetic or historic sense of a particular period or time. It results from the presence o f physical features that, taken together, convey the property's historic character. g. 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 o r 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. (5) Context. The area required for evaluating a re source's context is dependent on the type and location of the resource. A house located in the middle of a residential block could be evaluated in the context of the buildings on both sides of the block, while a house located on a corner may require a diff erent contextual area. Upon the submittal of an application necessitating a determination of eligibility for designation as a Fort Collins Landmark or Landmark District, the Director and/or the chair of the Commission shall determine the minimum area required for evaluating context, and such information, including photographs and other documents, as required for the determination.” The process for application of the above Municipal Code to properties submitted for historic review is based on the framework established in the National Park Service Bulletin 15, “How to Apply the National Register Criteria for Evaluation.” According to that federal guidance, a property considered significant under Standard C (architectural significance), must retain three of the seven aspects of integrity in particular: materials, design, and workmanship. The bulletin also notes that feeling is an aspect of integrity that requires the presence of the majority of the physical features (design, materials, workmanship, and setting) that together convey historic character. Because this relies on perception, feeling should be noted as an intact aspect of integrity only in combination with those other aspects of integrity to support a determination of eligibility. Likewise, association also relies on perception and thus must be combined with other aspects of integrity to support eligibility. ROLE OF THE COMMISSION Based on the appeal process outlined in Section 14-72(e), the Commission must determine whether to uphold or 2 Packet Pg. 9 Agenda Item 2 Item # 2 Page 4 overturn the determination of individual eligibility for Fort Collins landmark designation for 1201 Westward Drive based on the provided evidence from the initial review and the new evidence in form of the Colorado Cultural Resource Survey Architectural Inventory Form prepared by an independent expert in historic preservation. The Commission should use the above criteria from Section 14-5 to make that determination. SAMPLE MOTIONS If the Commission agrees that the property is individually eligible for Fort Collins Landmark designation in compliance with Chapter 14 of the Municipal Code, it may propose a motion based on the following: “I move that the Landmark Preservation Commission find 1201 Westward Drive individually eligible as a Fort Collins landmark, upholding the decision on May 11, 2017 by the Director of Community Development and Neighborhood Services and the Chair of the Landmark Preservation Commission.” If the Commission agrees that the property is not individually eligible for Fort Collins Landmark designation in compliance with Chapter 14 of the Municipal Code, it may propose a motion based on the following: “I move that the Landmark Preservation Commission find 1201 Westward Drive not individually eligible as a Fort Collins landmark, overturning the decision on May 11, 2017 by the Director of Community Development and Neighborhood Services and the Chair of the Landmark Preservation Commission.” Note: The Commission may propose other wording for the motion based on its evaluation. COMMISSION REQUESTS FOR ADDITIONAL INFORMATION (JULY 12 WORK SESSION): For the Applicant: Will Jason Marmor be at the hearing for questions about his report? Confirm with applicant. Staff has confirmed with the applicant that Jason Marmor will be there, as well as the owner and Sam Coutts from Ripley Design Inc. Please ask the consultant to provide a graphic showing the location and extent of additions/exterior alterations. Staff has asked the applicant to provide this graphic in their presentation. For Staff: Please explain packet pages 30-34. How do they relate to consultant’s pages 37, 40, and 41? Packet pages 30-34 are the historic documentation provided to the Chair of the Landmark Preservation Commission and Director of Community Development and Neighborhood Services for the initial determination of eligibility. Page 30 is the Larimer County Tax Assessor information for 1201 Westward, printed May 10, 2017. Page 31 is building permit number B0012993, dated June 19, 2000 for a residential alteration/addition to “convert bedroom to walk-in closet and inlarge (sic) & modernize two bathrooms.” Page 32 is building permit number 7846, dated April 8, 1964 valued at 2,5000. The owner was Gene Fischer and location is 1201 Westward Drive. The work was completed on August 6, 1964. Page 33 is building permit number 16319 dated July 14, 1971 for Gene Fischer at 1201 Westward Drive for an addition of 162 square feet. The work was valued at $6,500. Page 34 is building permit number 11261, dated June 8, 1967 for Gene Fischer at 1201 Westward Drive. The consultant’s work, packet pages 35 through 73, are a result of his independent research and analysis on the history of the property. On page 37, Marmor found that the house was constructed in 1957, which is supported by the Larimer County Tax Assessor information. The building permits do not show a construction date of 1957. On page 40-41, Marmor included his statement of significance and eligibility assessment. He found that the home has had “at least three major remodeling projects.” Staff included all building permits they found on pages 31 through 34. 2 Packet Pg. 10 ATTACHMENTS 1.Location Map (PDF) (PDF) (PDF) 2. 2017-05-12 Historic Review (PDF) 3.1201 Westward Photographs 4.Staff Presentation (PDF) 5.Applicant Submittal for Demo Alt 6.Historic Information for Demo Alt (PDF) 7.Architectural Inventory Form - #29, 42, 43 REVISED (PDF) S Shields StSpringfield D r Westward Dr Del Mar StHughes Way W Pitkin St James Ct Bennett Rd University Ave ©1201 Westward Drive Landmark Preservation Commission June 21, 2017 1 inch = 171 feet 2.a Packet Pg. 11 Attachment: Location Map (5661 : 1201 Westward Determination of Eligibility Appeal) 2.b Packet Pg. 12 Attachment: 2017-05-12 Historic Review (5661 : 1201 Westward Determination of Eligibility Appeal) 2.b Packet Pg. 13 Attachment: 2017-05-12 Historic Review (5661 : 1201 Westward Determination of Eligibility Appeal) 2.cAttachment: 1201 Westward Photographs (5661 : 1201 Westward Determination of Eligibility Appeal)4Packet Pg. 14 6/9/2017 1 1 Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission 06.21.2017 1201 Westward Drive, Appeal— Landmark Designation Eligibility Background and History 2 • Construction Date: 1964 • Community Development and Neighborhood Services (CDNS) Director and Landmark Preservation Commission (LPC) Chair Review: • Proposed work is major • Property is individually eligible as a Fort Collins Landmark under Standard C: Design/Construction - intact example of ranch-style residence, embodies distinctive characteristics 2.d Packet Pg. 15 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 2 Location and Context 3 1201 Westward Drive North Elevation, 2016 2.d Packet Pg. 16 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 3 1201 Westward Drive 1201 Westward Drive 2.d Packet Pg. 17 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 4 1201 Westward Drive 1201 Westward Drive 2.d Packet Pg. 18 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 5 Project Summary 9 • Full demolition Relevant Codes and Processes Section 14-5, “Standards for determining the eligibility of sites, structures, objects and districts for designation as Fort Collins landmarks or landmark districts,” includes the following information regarding determinations of eligibility. “Properties eligible for designation must possess both significance and exterior integrity. In making a determination of eligibility, the context of the area surrounding the property shall be considered. (1)Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. Significance is achieved through meeting one (1) or more of four (4) standards recognized by the U.S. Department of Interior, National Park Service. These standards define how properties are significant for their association with events or persons, in design or construction, or for their information potential.” 10 2.d Packet Pg. 19 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 6 Relevant Codes and Processes “(2) Standards for determining significance: a.Events. Properties may be determined to be significant if they are associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. A property can be associated with either (or both) of two (2)types of events: •1. A specific event marking an important moment in Fort Collins prehistory or history; and/or • 2. A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. b.Persons/Groups. Properties may be determined to be significant if they are associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented.” 11 Relevant Codes and Processes “c. Design/Construction. Properties may be determined to be significant if they embody the identifiable characteristics of a type, period or method of construction; represent the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possess high artistic values or design concepts; or are part of a recognizable and distinguishable group of properties. This standard applies to such disciplines as formal and vernacular architecture, landscape architecture, engineering and artwork, by either an individual or a group. A property can be significant not only for the way it was originally constructed or crafted, but also for the way it was adapted at a later period, or for the way it illustrates changing tastes, attitudes, and/or uses over a period of time. Examples are residential buildings which represent the socioeconomic classes within a community, but which frequently are vernacular in nature and do not have high artistic values. d.Information potential. Properties may be determined to be significant if they have yielded, or may be likely to yield, information important in prehistory or history.” 12 2.d Packet Pg. 20 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 7 Relevant Codes and Processes “(3) Exterior integrity is the ability of a site, structure, object or district to be able to convey its significance. The exterior integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities established by the U.S. Department of Interior, National Park Service: location, design, setting, materials, workmanship, feeling and association. All seven (7) qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. (4) Standards for determining exterior integrity: a. Location is the place where the historic property was constructed or the place where the historic event occurred. b. Design is the combination of elements that create the form, plan space, structure and style of a property.” 13 Relevant Codes and Processes “c. 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. d. Materials are the physical elements that form a historic property. e. 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. f. 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.” 14 2.d Packet Pg. 21 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 8 Relevant Codes and Processes “g. 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. (5)Context. The area required for evaluating a resource's context is dependent on the type and location of the resource. A house located in the middle of a residential block could be evaluated in the context of the buildings on both sides of the block, while a house located on a corner may require a different contextual area. Upon the submittal of an application necessitating a determination of eligibility for designation as a Fort Collins Landmark or Landmark District, the Director and/or the chair of the Commission shall determine the minimum area required for evaluating context, and such information, including photographs and other documents, as required for the determination.” 15 Relevant Codes and Processes The framework for processing applications is established in the National Park Service Bulletin 15, “How to Apply the National Register Criteria for Evaluation.” According to that federal guidance, a property considered significant under Standard C (architectural significance), must retain three of the seven aspects of integrity in particular: materials, design, and workmanship. The bulletin also notes that feeling is an aspect of integrity that requires the presence of the majority of the physical features (design, materials, workmanship, and setting) that together convey historic character. Because this relies on perception, feeling should be noted as an intact aspect of integrity only in combination with those other aspects of integrity to support a determination of eligibility. Likewise, association also relies on perception and thus must be combined with other aspects of integrity to support eligibility. 16 2.d Packet Pg. 22 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 9 Role of the Landmark Preservation Commission Based on the appeal process outlined in Section 14-6(b), the Commission must determine whether to uphold or overturn the determination of individual eligibility for Fort Collins landmark designation for 1201 Westward Drive based on the provided evidence from the initial review and the new evidence in form of the Colorado Cultural Resource Survey Architectural Inventory Form prepared by an independent expert in historic preservation. The Commission should use the above criteria from Section 14-5 to make that determination. 17 Appeal of Decisions Sec. 14-9. - Appeal of decisions. Final decisions of the Commission shall be subject to the right of appeal to the City Council as set forth in §2-46et seq., unless otherwise provided. Any action taken in reliance upon any decision of the Commission that is subject to appeal under the provisions of this Chapter shall be at the sole risk of the person(s) taking such action, and the City shall not be liable for any damages arising from any such action taken during said period of time. 18 2.d Packet Pg. 23 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) 6/9/2017 10 19 Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission 06.21.2017 1201 Westward Drive, Appeal— Landmark Designation Eligibility 2.d Packet Pg. 24 Attachment: Staff Presentation (5661 : 1201 Westward Determination of Eligibility Appeal) land planning landscape architecture urban design entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com May 6th, 2017 REQUEST FOR HISTORIC REVIEW The land assemblage contains approximately 5.4 acres of land and includes five existing single family residences along with a barn and various out buildings. The Applicant proposes to develop 11 single-family lots on the western portion of the site and a multi-family development adjacent to Shields Street. Concept sketches of the proposed development are attached. The Applicant completed the Preliminary Design Review in March. The multi-family development is planned to include 100-125 dwelling units and approximately 160 parking spaces. The building is proposed to be 3-stories tall with surface parking underneath the building interior to the site. The portions of the building that face street frontages will not have parking underneath and will serve to screen the parking located behind. 2.e Packet Pg. 25 Attachment: Applicant Submittal for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.e Packet Pg. 26 Attachment: Applicant Submittal for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.e Packet Pg. 27 Attachment: Applicant Submittal for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.e Packet Pg. 28 Attachment: Applicant Submittal for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.e Packet Pg. 29 Attachment: Applicant Submittal for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.f Packet Pg. 30 Attachment: Historic Information for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.f Packet Pg. 31 Attachment: Historic Information for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.f Packet Pg. 32 Attachment: Historic Information for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.f Packet Pg. 33 Attachment: Historic Information for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) 2.f Packet Pg. 34 Attachment: Historic Information for Demo Alt (5661 : 1201 Westward Determination of Eligibility Appeal) ` I. IDENTIFICATION 1. Resource number: 5LR.14198 2. Temporary resource number: N/A 3. County: Larimer 4. City: Fort Collins 5. Historic building name: Fischer House 6. Current building name: Fischer House 7. Building address: 1201 Westward Drive, Fort Collins, Colorado 80521 8. Owner name and address: Gene Fischer P.O. Box 506 Fort Collins, CO 80522 II. GEOGRAPHIC INFORMATION 9. P.M. 6th Township 7N Range 69W SE ¼ of NE ¼ of SE ¼ of section 15 10. UTM reference Zone 13; 491755 mE ; 4491209 mN 11. USGS quad name: Fort Collins, CO Year: 1960; Photorevised 1984 Map scale: X 7.5' 15' 12. Lot(s): Lot 15 Block: Not applicable Plat: Western Heights (First Western Heights Annexation, platted December 27, 1956) Year Platted: 1956 Parcel Number: 97154-06-015 13. Boundary Description and Justification: The site boundary corresponds to the recorded legal description/parcel limits of Larimer County Parcel No. 97154-06-015, which corresponds to Lot 15 of the First Western Heights Annexation to the City of Fort Collins as platted in 1956. The 14,791 ft² (0.34 acre) parcel contains a single-family dwelling and attached garage at 1201 Westward Drive as well as surrounding yards and landscaping. The site boundary encompasses the area associated with its historic residential use. III. ARCHITECTURAL DESCRIPTION 14. Building plan (footprint, shape): Irregular 15. Dimensions in feet: Length: Undetermined x Width: Undetermined 16. Number of stories: 1.0 17. Primary external wall material(s): Wood-wide clapboard; fieldstone masonry veneer 18. Roof configuration: Gable-Side Gables Official eligibility determination (OAHP use only) Date ____________ Initials ________________ ______ Determined Eligible- NR ______ Determined Not Eligible- NR ______ Determined Eligible- SR ______ Determined Not Eligible- SR ______ Need Data ______ Contributes to eligible NR District ______ Noncontributing to eligible NR District OAHP1403 Rev. 9/98 COLORADO CULTURAL RESOURCE SURVEY Architectural Inventory Form 2.g Packet Pg. 35 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 19. Primary external roof material: Composition or asphalt shingles 20. Special features: Porch, chimney, garage 21. General architectural description: This property consists of a large (2,528 ft²) single- story, single family dwelling of wood frame construction. The residence rests on a poured concrete foundation. The house has an irregular plan. The main mass of the house is side- gabled, with a projecting, front-gabled west wing. A narrower gabled wing extends southward from the west end of the rear/south side of the house. Its roof is clad with asphalt or composition shingles that are probably non-original replacements. A massive fieldstone chimney rises from the roof near the west end of the building. The majority of the home’s exterior is clad with wide clapboard siding, painted dark brown. It is an unadorned example of a variant of Ranch-style domestic architecture. The façade is distinguished by random pattern fieldstone masonry applied to the front end of the projecting front-gabled wing. This front-gabled portion of the façade contains a large, three- part wood sash window with a large fixed central pane flanked by smaller double-hung windows. The large window has a sill composed of thin projecting pieces of fieldstone. To the left of the projecting front-gabled wing is the main entry in a recessed alcove that is equipped with a modern wood door and storm door. The remainder of the façade to the left of the main entry is fenestrated with two tandem, wood frame windows with swing-out sashes. The attached two car garage appears to be an original feature of the house, and located at the east end of the house. The garage is sealed with an unglazed, painted particle board panel roll- up door. The rear/south side of the garage wing contains a tandem set of stained wooden doors sealing a large opening, and a similar solitary personnel entry door. Another distinguishing characteristic of this post-World War II Ranch-style dwelling is large open rear porch with a concrete deck, which is protected by the overhanging roof, which is supported by a series of 4 x 4” wooden posts. Within the porch are entries providing access to the rear of the house; these include a large sliding glass door, to the right of which is a solitary personnel door. 22. Architectural style/building type (duplex): Ranch-style 23. Landscaping or special setting features: This house is situated on an irregularly-shaped parcel that is bounded on the east by 1185 Westward Drive (parcel with metes and bounds), on the west by Lot 17 (1205 Westward Drive), on the south by a large parcel with an address of 1215 S Shields Street, and on the north by Westward Drive. The parcel for 1201 Westward Drive (Parcel No. 97154-06-015) consists of one entire platted lot (Lot 15); the irregularly-shaped parcel encompasses 14,791 ft² (0.34 acre) of land. A concrete-paved driveway with numerous cracks extends north from the attached garage to Westward Drive. A narrow (2.5 feet-wide) sidewalk typical of many post-World War II subdivisions extends along the front of the property, parallel to Westward Drive. Where the property is located, Westward Drive dips southward before straightening out to the east (towards Shields Street). The house is surrounded by well- manicured landscaping, including a grass lawn on the front, east side, and rear of the house. The back yard is enclosed by a very modern, light brown-colored cast concrete block masonry wall, equipped with steel barred gates. In addition to grass, the parcel is landscaped with several mature trees and shrubs. In the front yard are a very large Russian live tree, a moderate- sized pine tree, and a couple of very large juniper shrubs planted close to the projecting-front- 2.g Packet Pg. 36 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins gabled west wing. Additionally, a small flower garden is established near the façade near where the main entry is located. The property is situated within the historic Western Heights Annexation of Fort Collins, which is a largely intact early post-World War II residential development located west of, and accessible from, Shields Street, a major east-west thoroughfare in the City. Westward Avenue is lined on both sides by mainly one-story, Ranch-style houses, each with a different design, suggesting that each house is architect-designed rather than examples of “spec” houses following one or more designs. These homes are generally wood frame structures with either horizontal wood siding and/or brick or stone veneer. The fieldstone veneer on a portion of the façade of 1201 Westward Drive is atypical for the neighborhood. Most of the homes in Western Heights appear to have gable rather than hip roofs. The neighborhood, which still retains quite a number of unmodified houses, presents a relatively uniform appearance and contributes visually and culturally to a neighborhood identity. 24. Associated buildings, features, or objects: None IV. ARCHITECTURAL HISTORY 25. Date of Construction: Estimate: Actual: 1957 Source(s) of information: Current Larimer County Assessor’s online property record for Parcel 97154-06-015; architectural characteristics 26. Architect: Unknown Source(s) of information: No information found 27. Builder/Contractor: Unknown Source(s) of information: No information found 28. Original owner: Melvin C. and Betty Ralston Source(s) of information: 1957 Fort Collins City directory 29. Construction history (include description and dates of major additions, alterations, or demolitions): This single-family dwelling was constructed in 1957, immediately after the platting of the First Western Heights Annexation to the City of Fort Collins. According to Erik Fischer, son of owner Gene Fischer, the house was remodeled at least 3 times. The rear of the house was expanded sometime prior to the 1990s, when the whole front end and kitchen area was expanded north by about 12 feet. Many of the windows and doors on the house are modern. 30. Original location ___X____ Moved _______ Date of move(s): N/A V. HISTORICAL ASSOCIATIONS 31. Original use(s): Residential – Single Family Dwelling 32. Intermediate use(s): None 33. Current use(s): Residential – Single Family Dwelling 34. Site type(s): House 35. Historical background: Built in 1957, this rambling one-story Ranch-style home is located within the First Western Heights Annexation to Fort Collins, which encompassed approximately 8 acres of land on the west side of Shields Street and just west of the Colorado State University campus. The First Western Heights Annexation was officially platted on December 27, 1956 (see attached 2.g Packet Pg. 37 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins plat). A plat for the Second Western Heights Annexation to Fort Collins was filed approximately two months later, on February 7, 1957. Together, these two areas comprise what is now known simply as “Western Heights.” The temporal pattern of development along Westward Drive in the First Western Heights Annexation area is shown in the table below. Westward Drive is the primary roadway in the First Annexation area. As the data show, immediately after the First Annexation area was platted, a big flurry of construction followed, and in 1956 and 1957 a total of 18 homes were built along Westward Drive – nearly 70% of the total number of homes in the fully built-out subdivision. Another, smaller flurry of construction activity occurred between 1959-1961, when another 7 homes were constructed along Westward Drive. All of these homes were/are examples of Ranch-style domestic architecture from the mid-1950s. Residences built along Westward Drive in the First Western Heights Annexation to Fort Collins Year Number of homes built Number subsequently remodeled 1956 4 1957 14 4 1959 3 1 1960 3 1961 1 1979 1 TOTAL 26 5 (19% of total) The house at 1201 Westward Drive was among the 14 homes erected in the year 1957, soon after the official platting of Western Heights. Its original owners and occupants were Melvin C. Ralston and his wife Betty. Mr. Ralston was then employed as the manager of the Goodyear Service Store located at 221 East Mountain Avenue in Fort Collins. The Goodyear store offered “automobile and home supplies, tires, gas & electric appliances, [and] TV,” the latter merchandise indicative of the new rage sweeping America – the technological wonder known as household televisions. The Ralstons occupied the home from 1957 to c. 1959 or 1960. By 1960, the Ralstons had evidently moved to a new home at 1212 Springfield Drive in Fort Collins, and in that year Melvin Ralston worked as a salesman for the Pat Griffin Company at 701 North College Avenue. The Pat Griffin Company offered oil, wholesale tires, and tire retreading.” In 1960, the Fort Collins City Directory indicated that the new owner of 1201 Westward Drive was attorney and Deputy District Attorney Gene E. Fischer and his wife Marylynne. The Fischers have lived at this address since 1957 – a 60-year period. Gene and Marylynne Fischer had four children: Lynne, born in 1959; Erik, born in 1961; Karen, born in 1963; and Chris, born in 1967. Gene was an attorney in private practice, and by 1966 he had entered into a partnership with fellow attorney Elery Wilmarth. Until sometime in the late 1960s, Gene Fischer also served as District Attorney for the 8th Judicial District. By 1973, Fischer’s law partnership was expanded by the addition of a new partner: Timothy W. Hasler. The firm’s office was located at 900 Savings Building in Fort Collins, but by 1979 it had 2.g Packet Pg. 38 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins moved to new offices at 300 West Oak Street. Then, by 1983 Fischer & Walmarth had relocated to 125 South Howes Street, two blocks west of College Avenue. By 1986, Fischer’s firm had two new partners: Stephen E. Howard and Steven G. Francis. Marylynn Fischer passed away, but Gene Fischer still (2017) occupies the house and is nearly 90 years old at this time. Also living in the Westward Drive home is his daughter and eldest child, Lynne. Western Heights is a classic 1950s/post-World War II subdivision, with a street plan including some curving roads as opposed to a pure perpendicular compass oriented grid such as Fort Collins pre-World War II grid pattern of intersecting, perpendicular north-south and east-west oriented streets. All of the homes built represented different examples of post-World II single- story Ranch-style homes with moderate to low-pitched roofs, massive chimneys, and lack or stylistic ornamentation. Western Heights was one of many generally similar “middle class” residential subdivisions created throughout the United States as population growth and postwar prosperity created a widespread building boom all across the nation. An application in 2016 for a demolition permit from the City of Fort Collins triggered the need for this documentation and evaluation of this historic home. Because it is more than 50 years old, the City of Fort Collins Historic Preservation Department required this documentation to be completed in order to assess the property’s historical and architectural significance , and, should it be razed, to serve as a detailed historical and architectural record of the property. In February of 2017, historic preservation consulting company Retrospect was hired by owner’s representative Erik Fischer to research and document the property onto this Colorado Architectural Inventory Form. 36. Sources of information: Beier, Harold 1958 Fort Collins, History and General Character. Research and Survey Report, Part 1. Prepared by Harold Beier, Community Development Consultant, Fort Collins, Colorado, for the City of Fort Collins Planning and Zoning Board, April 1958. Fort Collins City Directories, for the years 1956-1957, 1960-1964, 1966, 1968-1973, 1975-1976, 1979, 1981, and 1983-2016. From the collection of the Fort Collins Local History Archive. Larimer County Assessor 2107 Property information record for 1201 Westward Drive (Parcel No. 97154-06-015). Accessed online, January 7, 2017. Simmons, Thomas, and Laurie Simmons. 1992 City of Fort Collins Central Business District Development and Residential Architecture Historic Contexts. Report prepared by Front Range Research Associates for the City of Fort Collins Advance Planning Department. 2.g Packet Pg. 39 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins VI. SIGNIFICANCE 37. Local landmark designation: Yes ____ No __X__ Date of designation: Not Applicable Designating authority: Not Applicable 38. Applicable National Register Criteria: ___ __ A. Associated with events that have made a significant contribution to the broad pattern of our history; ______ B. Associated with the lives of persons significant in our past; ______ C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or ______ D. Has yielded, or may be likely to yield, information important in history or prehistory. ________ Qualifies under Criteria Considerations A through G (see Manual) ___X ___ Does not meet any of the above National Register criteria 39. Area(s) of significance: Not Applicable 40. Period of significance: Not Applicable 41. Level of significance: National _____ State _____ Local _____ Not Applicable 42(a). Statement of significance National Register of Historic Places-eligibility: The house at 1201 Westward Drive does not embody sufficient historical or architectural significance to qualify as individually eligible for listing on the National Register of Historic Places (NRHP). This residential property is associated with a significant historical trend, i.e. the nationwide post-World War II building boom and the development of new residential subdivisions featuring “modern” Ranch-style domestic architecture. This significance applies to the entire subdivision, and the residence at 1201 Westward Drive would not individually qualify as NRHP-eligible under Criterion A, although it would likely be a contributing element of a NRHP-eligible postwar subdivision in Fort Collins. Archival evidence indicates that this dwelling was not owned, occupied, or otherwise associated with any persons who would be considered significant in terms of Fort Collins, Colorado, or national history. Consequently, the property would not qualify for inclusion in the National Register of Historic Places (NRHP) under Criterion B. This house is an altered variant of single story brick post-World War II Ranch-style residential architecture in Fort Collins. Its design includes some attributes common to mid-1950s Ranch style homes, such as its single story configuration, attached two-car garage, and massive fieldstone interior chimney. However, it lacks other common features of the type such as a large picture window. According to the owner’s family, the house has been substantially remodeled. The residence is not a distinctive or especially representative example of post-World War II Ranch-style domestic architecture, and, therefore, it does not qualify as eligible for the NRHP under Criterion C. 2.g Packet Pg. 40 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 42(b). Statement of significance Fort Collins Local Landmark-eligibility: This residential property is associated with a significant historical trend, i.e. the nationwide post-World War II building boom and the development of new planned residential subdivisions featuring “modern” Ranch-style domestic architecture. This significance would apply to the entire subdivision as well as potentially to individual dwellings within the Western Heights neighborhood. However, it is one of at least several similar age residential subdivisions in Fort Collins, and Western Heights does not exhibit any distinctive or significant attributes that would render the subdivision and home at 1201 Westward Drive good representative examples of this significant historical trend. Consequently, the property at 1201 Westward Drive does not qualify as individually eligible for Local Landmark designation under Criterion A. Archival evidence enabled the identification of all owners and occupants of 1201 Westward Drive, and indicated that it is not associated with any persons who would be considered significant in terms of Fort Collins, Colorado, or national history. Consequently, the property would not qualify for Local Landmark designation under Criterion B. This house is a substantially altered variant of single story brick post-World War II Ranch-style residential architecture in Fort Collins. Its design includes some attributes common to mid- 1950s Ranch style homes, such as its single story configuration, attached two-car garage, and massive fieldstone interior chimney. However, it lacks other common features of the type such as a large picture window. According to the owner’s family, the house has been substantially remodeled. The residence is not a distinctive or especially representative example of post- World War II Ranch-style domestic architecture, and, therefore, it does not qualify as eligible for Local Landmark designation under Criterion C. 43. Assessment of historic physical integrity related to significance: To qualify as a Local Landmark, a property must meet the minimum age threshold (50 years), must embody significance per the NRHP and Local Landmark eligibility criteria, and must also retain sufficient integrity to convey significance. The exterior design of this historic dwelling has been substantially altered by at least three major remodeling projects. While the home retains integrity of location, setting, feeling and association, it lacks integrity of design, materials, and workmanship, and therefore does not qualify as eligible for individual Local Landmark eligibility, nor would it be a contributing element of a historic residential district, should one be identified. VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT 44. National Register (individual) eligibility field assessment: Eligible Not (Individually) Eligible X Need Data 45. Is there National Register district potential? Yes _ No X Discuss: If there is National Register district potential, is this building: Contributing _ Noncontributing _ Not Applicable X _ 46. If the building is in existing National Register district, is it: Contributing Noncontributing _ Not Applicable X _ VIII. CITY OF FORT COLLINS LOCAL LANDMARK ELIGIBILITY ASSESSMENT 2.g Packet Pg. 41 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 47. Local Landmark (individual) eligibility field assessment: Individually Eligible Not Individually Eligible X Need Data IX. RECORDING INFORMATION 48. Photograph numbers: 5LR.14198- #1-44 Negatives or digital photo files filed at: City of Fort Collins, Development Review Center (Current Planning) - Historic Preservation Department, 281 N. College Avenue, Fort Collins, CO 80524 49. Report title: Historic and Architectural Assessment for 1201 Westward Drive, Fort Collins 50. Date(s): June 11, 2017 51. Recorder(s): Jason Marmor 52. Organization: RETROSPECT 53. Address: 936 Wild Cherry Lane, Fort Collins, CO 80521 54. Phone number(s): (970) 219-9155 History Colorado - Office of Archaeology & Historic Preservation 1200 Broadway, Denver, CO 80203 (303) 866-3395 2.g Packet Pg. 42 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins Location of 1201 Westward Drive, Fort Collins (5LR.14198), shown on a portion of the U.S. Geological Survey 7.5’ Fort Collins, Colorado topographic quadrangle map (1960; Photorevised 1984). ▪ 1201 Westward Drive 5LR.14198 2.g Packet Pg. 43 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), shown on modern aerial imagery from GoogleEarth™. 2.g Packet Pg. 44 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins Sketch map of 1201 Westward Drive, Fort Collins (5LR.14198). Attached garage Open rear porch Modern concrete block wall Westward Drive 2.g Packet Pg. 45 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1956 Plat of First Western Heights Annexation (part of Western Heights Subdivision), from the Larimer County Clerk & Recorder’s Office in Fort Collins. Arrow shows location of lot containing 1201 Westward Drive. 2.g Packet Pg. 46 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1957 Plat of Second Western Heights Annexation (part of Western Heights Subdivision), from the Larimer County Clerk & Recorder’s Office. Arrow shows location of Lot 15 containing 1201 Westward Drive. 2.g Packet Pg. 47 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), looking southwest. 1201 Westward Drive (5LR.14198), closer view, looking southwest. 2.g Packet Pg. 48 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), looking south. 1201 Westward Drive (5LR.14198), showing path to front entry, looking southwest. 2.g Packet Pg. 49 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), walkway to main entry, looking southwest. 2.g Packet Pg. 50 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), looking yard lamp with address number in front yard. 2.g Packet Pg. 51 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), façade looking west. 1201 Westward Drive (5LR.14198), projecting west wing, looking west. 2.g Packet Pg. 52 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), close-up view of main entry on façade. 2.g Packet Pg. 53 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), close-up of modern stained glass window on side of west wing. 1201 Westward Drive (5LR.14198), portion of façade with attached garage, looking south. 2.g Packet Pg. 54 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), garage door on façade/north elevation, looking southeast. 1201 Westward Drive (5LR.14198), windows on façade, looking south. 2.g Packet Pg. 55 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), front of west wing, looking south. 1201 Westward Drive (5LR.14198), close-up of attic vent on front gabled portion of facade. 2.g Packet Pg. 56 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), front gabled portion of façade, looking southeast. 1201 Westward Drive (5LR.14198), close-up of three part window on façade, looking southeast. 2.g Packet Pg. 57 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), fieldstone windowsill on front of west wing. 1201 Westward Drive (5LR.14198), close-up of fieldstone veneer on front of west wing. 2.g Packet Pg. 58 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), west elevation showing overhang of fieldstone veneer covering portion of facade. 2.g Packet Pg. 59 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), east elevation, looking south-southwest. 1201 Westward Drive (5LR.14198), east elevation, looking west. 2.g Packet Pg. 60 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), east elevation, looking west-northwest. 1201 Westward Drive (5LR.14198), air conditioner(s) adjacent to east elevation. 2.g Packet Pg. 61 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), rear/south end of attached garage, looking north. 1201 Westward Drive (5LR.14198), rear view, looking west. 2.g Packet Pg. 62 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), rear view, looking northwest. 1201 Westward Drive (5LR.14198), rear porch, looking north. 2.g Packet Pg. 63 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), entry on rear/south elevation looking north. 1201 Westward Drive (5LR.14198), rear/south elevation, looking northeast. 2.g Packet Pg. 64 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), gabled rear wing, looking northeast. 1201 Westward Drive (5LR.14198), west side yard, looking north. 2.g Packet Pg. 65 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), close-up of boxed soffit on gabled rear wing. 1201 Westward Drive (5LR.14198), portion of west elevation, looking northeast. 2.g Packet Pg. 66 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), close-up of massive fieldstone interior chimney. 1201 Westward Drive (5LR.14198), close-up of solitary window on west elevation. 2.g Packet Pg. 67 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), driveway, looking north. 1201 Westward Drive (5LR.14198), eastern portion of front yard, looking south-southeast. 2.g Packet Pg. 68 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), large shrubs obscuring portion of façade, looking south. 2.g Packet Pg. 69 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), mature Russian olive tree in front yard, looking northeast. 2.g Packet Pg. 70 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), pine tree near northwest corner of house, looking southwest. 2.g Packet Pg. 71 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), back yard, looking south-southwest. 1201 Westward Drive (5LR.14198), modern concrete block wall enclosing backyard, looking SSW. 2.g Packet Pg. 72 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 1201 Westward Drive (5LR.14198), southwest portion of back yard, looking southwest. 2.g Packet Pg. 73 Attachment: Architectural Inventory Form - #29, 42, 43 REVISED (5661 : 1201 Westward Determination of Eligibility Appeal) ` I. IDENTIFICATION 1.Resource number: 5LR.14198 2.Temporary resource number: N/A 3.County: Larimer 4.City:Fort Collins 5.Historic building name: Fischer House 6.Current building name: Fischer House 7.Building address: 1201 Westward Drive, Fort Collins, Colorado 80521 8.Owner name and address:Gene Fischer P.O. Box 506 Fort Collins, CO 80522 II. GEOGRAPHIC INFORMATION 9.P.M. 6th Township 7N Range 69W SE ¼ of NE ¼ of SE ¼ of section 15 10.UTM reference Zone 13; 491755 mE ; 4491209 mN 11.USGS quad name: Fort Collins, CO Year: 1960; Photorevised 1984 Map scale: X 7.5' 15' 12.Lot(s): Lot 15 Block: Not applicable Plat: Western Heights (First Western Heights Annexation, platted December 27, 1956) Year Platted: 1956 Parcel Number: 97154-06-015 13.Boundary Description and Justification: The site boundary corresponds to the recorded legal description/parcel limits of Larimer County Parcel No. 97154-06-015, which corresponds to Lot 15 of the First Western Heights Annexation to the City of Fort Collins as platted in 1956. The 14,791 ft² (0.34 acre) parcel contains a single-family dwelling and attached garage at 1201 Westward Drive as well as surrounding yards and landscaping. The site boundary encompasses the area associated with its historic residential use. III. ARCHITECTURAL DESCRIPTION 14.Building plan (footprint, shape): Irregular 15.Dimensions in feet: Length: Undetermined x Width: Undetermined 16.Number of stories: 1.0 17. Primary external wall material(s): Wood-wide clapboard; fieldstone masonry veneer 18. Roof configuration: Gable-Side Gables Official eligibility determination (OAHP use only) Date ____________ Initials ________________ ______ Determined Eligible- NR ______ Determined Not Eligible- NR ______ Determined Eligible- SR ______ Determined Not Eligible- SR ______ Need Data ______ Contributes to eligible NR District ______ Noncontributing to eligible NR District OAHP1403 Rev. 9/98 COLORADO CULTURAL RESOURCE SURVEY Architectural Inventory Form Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 74 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 19. Primary external roof material: Composition or asphalt shingles 20. Special features: Porch, chimney, garage 21. General architectural description: This property consists of a large (2,528 ft²) single- story, single family dwelling of wood frame construction. The residence rests on a poured concrete foundation. The house has an irregular plan. The main mass of the house is side- gabled, with a projecting, front-gabled west wing. A narrower gabled wing extends southward from the west end of the rear/south side of the house. Its roof is clad with asphalt or composition shingles that are probably non-original replacements. A massive fieldstone chimney rises from the roof near the west end of the building. The majority of the home’s exterior is clad with wide clapboard siding, painted dark brown. It is an unadorned example of a variant of Ranch-style domestic architecture. The façade is distinguished by random pattern fieldstone masonry applied to the front end of the projecting front-gabled wing. This front-gabled portion of the façade contains a large, three- part wood sash window with a large fixed central pane flanked by smaller double-hung windows. The large window has a sill composed of thin projecting pieces of fieldstone. To the left of the projecting front-gabled wing is the main entry in a recessed alcove that is equipped with a modern wood door and storm door. The remainder of the façade to the left of the main entry is fenestrated with two tandem, wood frame windows with swing-out sashes. The attached two car garage appears to be an original feature of the house, and located at the east end of the house. The garage is sealed with an unglazed, painted particle board panel roll- up door. The rear/south side of the garage wing contains a tandem set of stained wooden doors sealing a large opening, and a similar solitary personnel entry door. Another distinguishing characteristic of this post-World War II Ranch-style dwelling is large open rear porch with a concrete deck, which is protected by the overhanging roof, which is supported by a series of 4 x 4” wooden posts. Within the porch are entries providing access to the rear of the house; these include a large sliding glass door, to the right of which is a solitary personnel door. 22. Architectural style/building type (duplex): Ranch-style 23. Landscaping or special setting features: This house is situated on an irregularly-shaped parcel that is bounded on the east by 1185 Westward Drive (parcel with metes and bounds), on the west by Lot 17 (1205 Westward Drive), on the south by a large parcel with an address of 1215 S Shields Street, and on the north by Westward Drive. The parcel for 1201 Westward Drive (Parcel No. 97154-06-015) consists of one entire platted lot (Lot 15); the irregularly-shaped parcel encompasses 14,791 ft² (0.34 acre) of land. A concrete-paved driveway with numerous cracks extends north from the attached garage to Westward Drive. A narrow (2.5 feet-wide) sidewalk typical of many post-World War II subdivisions extends along the front of the property, parallel to Westward Drive. Where the property is located, Westward Drive dips southward before straightening out to the east (towards Shields Street). The house is surrounded by well- manicured landscaping, including a grass lawn on the front, east side, and rear of the house. The back yard is enclosed by a very modern, light brown-colored cast concrete block masonry wall, equipped with steel barred gates. In addition to grass, the parcel is landscaped with several mature trees and shrubs. In the front yard are a very large Russian live tree, a moderate- sized pine tree, and a couple of very large juniper shrubs planted close to the projecting-front- Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 75 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins gabled west wing. Additionally, a small flower garden is established near the façade near where the main entry is located. The property is situated within the historic Western Heights Annexation of Fort Collins, which is a largely intact early post-World War II residential development located west of, and accessible from, Shields Street, a major east-west thoroughfare in the City. Westward Avenue is lined on both sides by mainly one-story, Ranch-style houses, each with a different design, suggesting that each house is architect-designed rather than examples of “spec” houses following one or more designs. These homes are generally wood frame structures with either horizontal wood siding and/or brick or stone veneer. The fieldstone veneer on a portion of the façade of 1201 Westward Drive is atypical for the neighborhood. Most of the homes in Western Heights appear to have gable rather than hip roofs. The neighborhood, which still retains quite a number of unmodified houses, presents a relatively uniform appearance and contributes visually and culturally to a neighborhood identity. 24. Associated buildings, features, or objects: None IV. ARCHITECTURAL HISTORY 25. Date of Construction: Estimate: Actual: 1957 Source(s) of information: Current Larimer County Assessor’s online property record for Parcel 97154-06-015; architectural characteristics 26. Architect: Unknown Source(s) of information: No information found 27. Builder/Contractor: Unknown Source(s) of information: No information found 28. Original owner: Melvin C. and Betty Ralston Source(s) of information: 1957 Fort Collins City directory 29. Construction history (include description and dates of major additions, alterations, or demolitions): This single-family dwelling was constructed in 1957, immediately after the platting of the First Western Heights Annexation to the City of Fort Collins. According to Erik Fischer, son of owner Gene Fischer, the house was remodeled 4 times. The first renovation project occurred in the summer of 1964, at a cost of $2,500. Several years later, in the summer of 1967, a major remodeling project included remodeling as well as the addition of a family room, bathroom, and rear covered porch. Then, in the summer of 1971, a major addition was made to the front of the dwelling, which expanded the façade and kitchen area to the north by approximately 12 feet; additionally, the fieldstone veneer on the façade was added at that time. Finally, in the summer of 2000 a major interior remodeling project was completed at a cost of $25,000. Many of the windows and doors on the house are modern. 30. Original location ___X____ Moved _______ Date of move(s): N/A V. HISTORICAL ASSOCIATIONS 31. Original use(s): Residential – Single Family Dwelling 32. Intermediate use(s): None 33. Current use(s): Residential – Single Family Dwelling 34. Site type(s): House Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 76 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 35. Historical background: Built in 1957, this rambling one-story Ranch-style home is located within the First Western Heights Annexation to Fort Collins, which encompassed approximately 8 acres of land on the west side of Shields Street and just west of the Colorado State University campus. The First Western Heights Annexation was officially platted on December 27, 1956 (see attached plat). A plat for the Second Western Heights Annexation to Fort Collins was filed approximately two months later, on February 7, 1957. Together, these two areas comprise what is now known simply as “Western Heights.” The temporal pattern of development along Westward Drive in the First Western Heights Annexation area is shown in the table below. Westward Drive is the primary roadway in the First Annexation area. As the data show, immediately after the First Annexation area was platted, a big flurry of construction followed, and in 1956 and 1957 a total of 18 homes were built along Westward Drive – nearly 70% of the total number of homes in the fully built-out subdivision. Another, smaller flurry of construction activity occurred between 1959 and 1961, when another 7 homes were constructed along Westward Drive. All of these homes were/are examples of Ranch-style domestic architecture from the mid-1950s. Residences built along Westward Drive in the First Western Heights Annexation to Fort Collins Year Number of homes built Number subsequently remodeled 1956 4 1957 14 4 1959 3 1 1960 3 1961 1 1979 1 TOTAL 26 5 (19% of total) The house at 1201 Westward Drive was among the 14 homes erected in the year 1957, soon after the official platting of Western Heights. Its original owners and occupants were Melvin C. Ralston and his wife Betty. Mr. Ralston was then employed as the manager of the Goodyear Service Store located at 221 East Mountain Avenue in Fort Collins. The Goodyear store offered “automobile and home supplies, tires, gas & electric appliances, [and] TV,” the latter merchandise indicative of the new rage sweeping America – the technological wonder known as household televisions. The Ralstons occupied the home from 1957 to 1960. By 1960, the Ralstons had evidently moved to a new home at 1212 Springfield Drive in Fort Collins, and in that year Melvin Ralston worked as a salesman for the Pat Griffin Company at 701 North College Avenue. The Pat Griffin Company offered oil, wholesale tires, and tire retreading.” In 1961, the property at 1201 Westward Drive was acquired by private practice attorney and Deputy District Attorney Gene E. Fischer and his wife Marylynne. The Fischers have lived at this address since 1961 – a nearly 60-year period. Gene and Marylynne Fischer had four children: Lynne, born in 1959; Erik, born in 1961; Karen, born in 1963; and Chris, born in 1967. Gene was an attorney in private practice, and by 1966 he had entered into a partnership with fellow attorney Elery Wilmarth. Until sometime in the late 1960s, Gene Fischer also served as District Attorney for the 8th Judicial District. Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 77 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins By 1973, Fischer’s law partnership was expanded by the addition of a new partner: Timothy W. Hasler. The firm’s office was located at 900 Savings Building in Fort Collins, but by 1979 it had moved to new offices at 300 West Oak Street. Then, by 1983 Fischer & Walmarth had relocated to 125 South Howes Street, two blocks west of College Avenue. By 1986, Fischer’s firm had two new partners: Stephen E. Howard and Steven G. Francis. Marylynn Fischer passed away, but Gene Fischer still (2017) occupies the house and is nearly 90 years old at this time. Also living in the Westward Drive home is his daughter and eldest child, Lynne. Western Heights is a classic 1950s/post-World War II subdivision, with a street plan including some curving roads as opposed to a pure perpendicular compass oriented grid such as Fort Collins pre-World War II grid pattern of intersecting, perpendicular north-south and east-west oriented streets. All of the homes built represented different examples of post-World II single- story Ranch-style homes with moderate to low-pitched roofs, massive chimneys, and lack or stylistic ornamentation. Western Heights was one of many generally similar “middle class” residential subdivisions created throughout the United States as population growth and postwar prosperity created a widespread building boom all across the nation. An application in 2016 for a demolition permit from the City of Fort Collins triggered the need for this documentation and evaluation of this historic home. Because it is more than 50 years old, the City of Fort Collins Historic Preservation Department required this documentation to be completed in order to assess the property’s historical and architectural significance , and, should it be razed, to serve as a detailed historical and architectural record of the property. In February of 2017, historic preservation consulting company Retrospect was hired by owner’s representative Erik Fischer to research and document the property onto this Colorado Architectural Inventory Form. 36. Sources of information: Beier, Harold 1958 Fort Collins, History and General Character. Research and Survey Report, Part 1. Prepared by Harold Beier, Community Development Consultant, Fort Collins, Colorado, for the City of Fort Collins Planning and Zoning Board, April 1958. Fort Collins City Directories, for the years 1956-1957, 1960-1964, 1966, 1968-1973, 1975-1976, 1979, 1981, and 1983-2016. From the collection of the Fort Collins Local History Archive. Larimer County Assessor 2107 Property information record for 1201 Westward Drive (Parcel No. 97154-06-015). Accessed online, January 7, 2017. Simmons, Thomas, and Laurie Simmons. 1992 City of Fort Collins Central Business District Development and Residential Architecture Historic Contexts. Report prepared by Front Range Research Associates for the City of Fort Collins Advance Planning Department. Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 78 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins VI. SIGNIFICANCE 37. Local landmark designation: Yes ____ No __X__ Date of designation: Not Applicable Designating authority: Not Applicable 38. Applicable National Register Criteria: ___ __ A. Associated with events that have made a significant contribution to the broad pattern of our history; ______ B. Associated with the lives of persons significant in our past; ______ C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or ______ D. Has yielded, or may be likely to yield, information important in history or prehistory. ________ Qualifies under Criteria Considerations A through G (see Manual) ___X ___ Does not meet any of the above National Register criteria 39. Area(s) of significance: Not Applicable 40. Period of significance: Not Applicable 41. Level of significance: National _____ State _____ Local _____ Not Applicable 42(a). Statement of significance National Register of Historic Places-eligibility: The house at 1201 Westward Drive does not embody sufficient historical or architectural significance to qualify as individually eligible for listing on the National Register of Historic Places (NRHP). This residential property is associated with a significant historical trend, i.e. the nationwide post-World War II building boom and the development of new residential subdivisions featuring “modern” Ranch-style domestic architecture. This significance applies to the entire subdivision, and the residence at 1201 Westward Drive would not individually qualify as NRHP-eligible under Criterion A, although it would likely be a contributing element of a NRHP-eligible postwar subdivision in Fort Collins. Archival evidence indicates that this dwelling was not owned, occupied, or otherwise associated with any persons who would be considered significant in terms of Fort Collins, Colorado, or national history. Consequently, the property would not qualify for inclusion in the National Register of Historic Places (NRHP) under Criterion B. This house is an altered variant of single story brick post-World War II Ranch-style residential architecture in Fort Collins. Its design includes some attributes common to mid-1950s Ranch style homes, such as its single story configuration, attached two-car garage, and massive fieldstone interior chimney. However, it lacks other common features of the type such as a large picture window. According to the owner’s family, the house has been substantially remodeled. The residence is not a distinctive or especially representative example of post-World War II Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 79 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins Ranch-style domestic architecture, and, therefore, it does not qualify as eligible for the NRHP under Criterion C. 42(b). Statement of significance Fort Collins Local Landmark-eligibility: This residential property is associated with a significant historical trend, i.e. the nationwide post-World War II building boom and the development of new planned residential subdivisions featuring “modern” Ranch-style domestic architecture. This significance would apply to the entire subdivision as well as potentially to individual dwellings within the Western Heights neighborhood. However, it is one of at least several similar age residential subdivisions in Fort Collins, and Western Heights does not exhibit any distinctive or significant attributes that would render the subdivision and home at 1201 Westward Drive good representative examples of this significant historical trend. Consequently, the property at 1201 Westward Drive does not qualify as individually eligible for Local Landmark designation under Criterion A. Archival evidence enabled the identification of all owners and occupants of 1201 Westward Drive, and indicated that it is not associated with any persons who would be considered significant in terms of Fort Collins, Colorado, or national history. Consequently, the property would not qualify for Local Landmark designation under Criterion B. This house is a substantially altered variant of single story brick post-World War II Ranch-style residential architecture in Fort Collins. Its design includes some attributes common to mid- 1950s Ranch style homes, such as its single story configuration, attached two-car garage, and massive fieldstone interior chimney. However, it lacks other common features of the type such as a large picture window. According to the owner’s family, the house has been substantially remodeled. The residence is not a distinctive or especially representative example of post- World War II Ranch-style domestic architecture, and, therefore, it does not qualify as eligible for Local Landmark designation under Criterion C. 43. Assessment of historic physical integrity related to significance: To qualify as a Local Landmark, a property must meet the minimum age threshold (50 years), must embody significance per the NRHP and Local Landmark eligibility criteria, and must also retain sufficient integrity to convey significance. The exterior design of this historic dwelling has been substantially altered by at least three major remodeling projects which have greatly altered its footprint and exterior appearance. The most substantial exterior alterations were made in 1971 to the front of the house; these alterations are not old enough to be considered historic fabric. While the home retains integrity of location, setting, feeling and association, it lacks integrity of design, materials, and workmanship, and therefore does not qualify as eligible for individual Local Landmark eligibility, nor would it be a contributing element of a historic residential district, should one be identified. VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT 44. National Register (individual) eligibility field assessment: Eligible Not (Individually) Eligible X Need Data 45. Is there National Register district potential? Yes _ No X Discuss: If there is National Register district potential, is this building: Contributing _ Noncontributing _ Not Applicable X _ Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 80 Exhibit: 1201 Westward Appeal - Updated Site Form Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14198 – 1201 Westward Drive, Fort Collins 46. If the building is in existing National Register district, is it: Contributing Noncontributing _ Not Applicable X _ VIII. CITY OF FORT COLLINS LOCAL LANDMARK ELIGIBILITY ASSESSMENT 47. Local Landmark (individual) eligibility field assessment: Individually Eligible Not Individually Eligible X Need Data IX. RECORDING INFORMATION 48. Photograph numbers: 5LR.14198- #1-44 Negatives or digital photo files filed at: City of Fort Collins, Development Review Center (Current Planning) - Historic Preservation Department, 281 N. College Avenue, Fort Collins, CO 80524 49. Report title: Historic and Architectural Assessment for 1201 Westward Drive, Fort Collins 50. Date(s): June 11, 2017; Revised July 19, 2017 51. Recorder(s): Jason Marmor 52. Organization: RETROSPECT 53. Address: 936 Wild Cherry Lane, Fort Collins, CO 80521 54. Phone number(s): (970) 219-9155 History Colorado - Office of Archaeology & Historic Preservation 1200 Broadway, Denver, CO 80203 (303) 866-3395 Item 2, Exhibit 1 1201 Westward Appeal - Updated Site Form Submitted at Hearing Packet Pg. 81 Exhibit: 1201 Westward Appeal - Updated Site Form :HVWZDUG'ULYH$SSHDORIWKH'HWHUPLQDWLRQRI(OLJLELOLW\IRU/DQGPDUN'HVLJQDWLRQ-XO\WKItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 82Exhibit: 1201 Westward Appeal - Applicant Presentation %DVLVRI$SSHDO–)RUW&ROOLQV0XQLFLSDO&RGH6HFWLRQ–´3URSHUWLHVHOLJLEOHIRUGHVLJQDWLRQPXVWSRVVHVVERWKVLJQLILFDQFHDQGH[WHULRULQWHJULW\µ–6LJQLILFDQFHLVDFKLHYHGWKURXJKPHHWLQJRUPRUHRIHOLJLELOLW\FULWHULD–([WHULRULQWHJULW\LVEDVHGRQWKHGHJUHHWRZKLFKLWUHWDLQVDOORUVRPHRIDVSHFWV– /RFDWLRQGHVLJQVHWWLQJPDWHULDOVZRUNPDQVKLSIHHOLQJDQGDVVRFLDWLRQ –:HVWZDUG'ULYHLVQRWVLJQLILFDQWDQGGRHVQRWUHWDLQH[WHULRULQWHJULW\Item 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 83Exhibit: 1201 Westward Appeal - Applicant Presentation 6LJQLILFDQFH–&ULWHULRQ&'HVLJQ&RQVWUXFWLRQ–3URSHUW\HPERGLHVLGHQWLILDEOHFKDUDFWHULVWLFVRIDW\SHSHULRGRUPHWKRGRIFRQVWUXFWLRQ–+RXVHODFNVFRPPRQIHDWXUHVRISRVW:RUOG:DU,,5DQFKVW\OHUHVLGHQWLDODUFKLWHFWXUH–/DUJHSLFWXUHZLQGRZ–'HWDLOLQJGHULYHGIURPKLVWRULFDOVW\OHV–'HFRUDWLYHVKXWWHUV–5LEERQ:LQGRZV–/RZSLWFKHGURRIV–+RXVHKDVEHHQVXEVWDQWLDOO\PRGLILHGWLPHV–+RXVHLVQRWDGLVWLQFWLYHRUHVSHFLDOO\UHSUHVHQWDWLYHH[DPSOHRISRVW::,,5DQFKVW\OHGRPHVWLFDUFKLWHFWXUH–'RHVQRWTXDOLI\DVHOLJLEOHIRU/RFDO/DQGPDUNGHVLJQDWLRQXQGHU&ULWHULRQ&Item 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 84Exhibit: 1201 Westward Appeal - Applicant Presentation &RQIOLFWLQJ6W\OHVItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 85Exhibit: 1201 Westward Appeal - Applicant Presentation ([WHULRU,QWHJULW\–136%XOOHWLQVD\VWKHIROORZLQJDVSHFWVRILQWHJULW\PXVWEHUHWDLQHGZKHQDSURSHUW\LVFRQVLGHUHGVLJQLILFDQWXQGHU&ULWHULRQ&–0DWHULDOV² SK\VLFDOHOHPHQWV–'HVLJQ² FRPELQDWLRQRIHOHPHQWVWKDWFUHDWHIRUPSODQVSDFHVWUXFWXUHDQGVW\OH–:RUNPDQVKLS² HYLGHQFHRIDUWLVDQV·ODERUDQGVNLOO–0XOWLSOHDOWHUDWLRQVDQGDGGLWLRQVKDYHDIIHFWHGDOODVSHFWV–-XQHFRQYHUWHGEHGURRPWRZDONLQFORVHWDQGHQODUJHDQGPRGHUQL]HWZREDWKURRPVYDOXHGDW–-XO\DGGLWLRQZKROHIURQWHQGDQGNLWFKHQDUHDH[SDQGHGQRUWKE\DERXWIHHW0RVVURFNIDoDGHDGGHG–-XQHUHDURIWKHKRXVHUHPRGHOHGDGGHGIDPLO\URRPEDWKURRPDQGUHDUFRYHUHGSRUFK–-XQHUHQRYDWLRQYDOXHGDWItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 86Exhibit: 1201 Westward Appeal - Applicant Presentation )RRWSULQW&KDQJHVItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 87Exhibit: 1201 Westward Appeal - Applicant Presentation 5RRI&KDQJHVItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 88Exhibit: 1201 Westward Appeal - Applicant Presentation ([WHULRU,QWHJULW\–6WDQGDUGVIRUGHWHUPLQLQJH[WHULRULQWHJULW\–/RFDWLRQ² 5HWDLQHG–'HVLJQ²1RWUHWDLQHG–)RUPSODQVSDFHVWUXFWXUHDQGVW\OHKDYHDOOEHHQDOWHUHGE\YDULRXVUHQRYDWLRQV–6HWWLQJ 5HWDLQHG–0DWHULDOV²1RW5HWDLQHG–)LHOGVWRQHIDoDGHLVQRWRULJLQDOSUHFDVWFRQFUHWHEORFNZDOOLVQRWRULJLQDORULJLQDOZLQGRZVKDYHEHHQUHSODFHG–)LHOGVWRQHLVQRWFRQVLGHUHGKLVWRULFIDEULFVLQFHLWZDVLQVWDOOHGLQ–:RUNPDQVKLS²1RW5HWDLQHG–2ULJLQDOZRUNPDQVKLSREVFXUHGE\DOWHUDWLRQV–)HHOLQJ² 5HWDLQHG–136%XOOHWLQQRWHV´IHHOLQJLVDQDVSHFWRILQWHJULW\WKDWUHTXLUHVWKHSUHVHQFHRIWKHPDMRULW\RIWKHSK\VLFDOIHDWXUHV GHVLJQPDWHULDOVZRUNPDQVKLSDQGVHWWLQJ µ–$VVRFLDWLRQ² 5HWDLQHG–+RXVHODFNVH[WHULRULQWHJULW\Item 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 89Exhibit: 1201 Westward Appeal - Applicant Presentation 6XPPDU\–+RXVHGRHVQRWSRVVHVVVLJQLILFDQFHXQGHU&ULWHULRQ&–+RXVHGRHVQRWSRVVHVVH[WHULRULQWHJULW\–%DVHGRQWKH&RORUDGR&XOWXUDO5HVRXUFH6XUYH\$UFKLWHFWXUDO,QYHQWRU\)RUPSURYLGHGE\-DVRQ0DUPRULQGHSHQGHQWH[SHUWLQKLVWRULFSUHVHUYDWLRQ:HVWZDUGLVQRWHOLJLEOHIRU)RUW&ROOLQV/RFDO/DQGPDUNGHVLJQDWLRQItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 90Exhibit: 1201 Westward Appeal - Applicant Presentation 7KDQN<RXItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 91Exhibit: 1201 Westward Appeal - Applicant Presentation 'HYHORSPHQW6LWHItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 92Exhibit: 1201 Westward Appeal - Applicant Presentation 5HDVRQIRU0DMRU$OWHUDWLRQItem 1, Exhibit 2 1201 Westward Appeal - Applicant Presentation Submitted at HearingPacket Pg. 93Exhibit: 1201 Westward Appeal - Applicant Presentation