Design Guidelines for Historic Old Town Fort Collins - City of Fort

126 Pages·2014·4.75 MB·English

OLD TOWN HISTORIC DISTRICT DESIGN STANDARDS
FORT COLLINS, COLORADO
State Historical Fund, History Colorado, the Colorado Historical Society. Project #2013-M2-032 July 2014
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Credits
This project was paid for in part by a State Historical
Fund Grant from History Colorado, the Colorado
Historical Society. Project # 2013-M2-032
City Council Planning and Zoning Board
Karen Weitkunat – Mayor Jennifer Carpenter
Gerry Horak – Mayor Pro Tem Jeffrey Schneider
Bob Overbeck Kristin Kirkpatrick
Lisa Poppaw Gerald Hart
Gino Campana Emily Heinz
Wade Troxell Jeff Hanson
Ross Cunniff Michael Hobbs
Landmark Preservation Commission Historic Preservation Staff
Ron Sladek Karen McWilliams
Doug Ernest Josh Weinberg
Pat Tvede
Downtown Development Authority Staff
Dave Lingle Matt Robenalt
Belinda Zink Todd Dangerfield
Alexandra Wallace Derek Getto Prepared by:
Maren Bzdek Winter & Company
1265 Yellow Pine Avenue
Meg Dunn
Boulder, CO 80304
Kristin Gensmer
303.440.8445
www.winterandcompany.net
TABLE OF CONTENTS
INTRODUCTION III. DESIGN STANDARDS FOR THE
Overview 3
TREATMENT OF HISTORIC RESOURCES
About This Document 4
What are Design Standards 4
Architectural Details 43
Policies Underlying the Design Standards 5
Materials and Finishes 47
Sustainability - Social, Economic and
Windows 50
Environmental Benefits of Historic Preservation 7
Doors and Entries 55
The Development of Old Town Fort Collins 9
Commercial Storefronts 57
Historic Roofs 59
1. USING THE DESIGN GUIDELINES Exposed Historic Foundations 59
Loading Docks 60
Design Review System 15 Color 60
Where the Design Standards Apply 16 Existing Additions 62
Design Standards Organization 17 New Additions and Accessory Structures 62
Planning for Energy Efficiency 64
Accessibility 68
II.. PLANNING A PRESERVATION PROJECT Phasing Preservation Improvements 68
Temporary Stabilization Treatments 69
Existing Historic Alterations 69
What Does Historic Preservation Mean 23
Planning a Preservation Project 24
Case Studies 29 IV. DESIGN STANDARDS FOR ALL PROPERTIES
Designing in Context 38
Historic Architectural Styles 39 Awnings and Canopies 73
Overarching Preservation Principles 40 Street Layout 74
Outdoor Use Areas 74
Handrails and Enclosures 75
Art and Historic Properties 76
Site Lighting 76
Building Lighting 77
Service Areas 78
Surface Parking 78
Buffers 79
Building Equipment 79
Security Devices 80
Color 82
Archeological Resources 82
III. DESIGN STANDARDS FOR THE V. DESIGN STANDARDS FOR NEW CONSTRUCTION
TREATMENT OF HISTORIC RESOURCES
Overview 85
Building Placement and Orientation 86
Architectural Details 43 Architectural Character and Detail 87
Materials and Finishes 47 Building Mass, Scale and Height 89
Windows 50 Building and Roof Forms 92
Doors and Entries 55 Entrances 93
Commercial Storefronts 57 Materials 94
Historic Roofs 59 Windows 95
Exposed Historic Foundations 59 Energy Efficiency in New Designs 97
Loading Docks 60 Energy Efficiency in Building Massing 99
Color 60 Environmental Performance in Building Elements 100
Existing Additions 62 Solar and Wind Energy Devices 100
New Additions and Accessory Structures 62
Planning for Energy Efficiency 64
Accessibility 68 VI. DESIGN STANDARDS FOR SIGNS
Phasing Preservation Improvements 68 Overview 103
Temporary Stabilization Treatments 69 Treatment of Historic Signs 104
Existing Historic Alterations 69 Sign Installation on a Historic Building 105
Design of New and Modified Signs 106
Design of Specific Sign Types 107
IV. DESIGN STANDARDS FOR ALL PROPERTIES
Awning Sign 107
Interpretive Sign 107
Awnings and Canopies 73
Murals 108
Street Layout 74
Tenant Panel or Directory Sign 109
Outdoor Use Areas 74
Projecting/Under-Canopy Sign 109
Handrails and Enclosures 75
Flush Wall Sign 110
Art and Historic Properties 76
Window and Door Sign 111
Site Lighting 76
Kiosks 112
Building Lighting 77
Other Sign Types 112
Service Areas 78
Illumination 112
Surface Parking 78
Buffers 79
Building Equipment 79 APPENDIX
Security Devices 80 Historic Architectural Styles A-3
Color 82
Archeological Resources 82 C 2013 Noré Winter (sketch material content)

INTRODUCTION

Overview
Fort Collins is recognized for its rich collection of his- The Landmark Preservation Commission and city
toric resources. They are enjoyed by residents, business staff have the responsibility to review the proposed
owners and visitors as links to the city’s heritage while changes in the area and determine their compliance
also setting the stage for a vibrant future. Preserving with the design standards. The design standards
these assets is essential to Fort Collins’ well being. are to be used by the Landmark Preservation Com-
mission and city staff to review any changes to the
A key collection of these historic resources is
exterior of buildings within the Old Town Historic
found in the Old Town Historic District which is a
District. They are also for designers and owners
place with special meaning for Fort Collins. Once
who are planning projects within the district.
the core of business activity, the brick and stone fa-
cades provide a link with the past. The ornamental Today, many of the historic resources found within
cornices, brackets, and lintels are records of the the Old Town Historic District have been reha-
skilled craftsmen who worked to build Fort Collins bilitated and the district is thriving. The document
at the turn of the century. highlights the success stories of past projects and
the positive impact they have had. While rehabilita-
The community recognized the significance of the
tion will continue in the district, additions and infill
Old Town Historic District as an important cultural
construction are also anticipated. The standards
resource. They wished to preserve the inherent
are intended to promote designs that respect Financial Assistance
historic elements of buildings as a cultural record
the heritage of the area. They therefore encour- See the following web site links for financial as-
for future generations and to maintain the sense
age projects that contribute to the quality of the sistance programs that may be available for the
of place that existed. Responding to this sentiment
district. rehabilitation of a historic resource:
the City Council designated the area an official
locally designated historic district in 1979. Previ- The historic preservation design standards promote • City of Fort Collins, Historic Preservation web
ously, in 1978, the Secretary of the Interior also the community’s vision for sustainable preservation. site:
entered a somewhat larger Old Town Fort Collins The standards also provide direction for rehabilitation,
http://www.fcgov.com/historicpreservation/
Historic District into the National Register of alteration, expansion and new construction projects in-
Historic Places. volving locally-designated individual historic landmarks • History Colorado web site to assist in rehabilita-
and properties in locally-designated historic districts tion projects:
elsewhere in Fort Collins. They also guide city staff and
http://www.historycolorado.org
the Landmark Preservation Commission’s evaluation of
such projects, helping the city and property owners • National Park Service web site for tax credit
maintain the special qualities of Fort Collins’ history. information to assist in rehabilitation projects:
http://www.nps.gov/tps/tax-incentives.htm
Old Town Fort Collins Design Standards | July 2014 3
About this Document
WHAT ARE DESIGN STANDARDS? The design standards also provide a basis for making
Why Do We Preserve Historic Resources? consistent decisions about the treatment of historic
Design standards are regulatory provisions that pro-
We preserve historic resources for these reasons: resources and new infill within the district. Designing a
mote historic preservation best practices. They seek
new building or addition to fit within the historic char-
» To honor our diverse heritage to manage change so the historic character of the
acter of Old Town requires careful thought. Preserva-
» To support sound community planning and district is respected while accommodating compatible tion in a historic district context does not mean that
development improvements. They reflect the city’s goals to promote
the area must be “frozen” in time, but it does mean
economic and sustainable development, enhance the
» To maintain community character and support that, when new construction occurs, it shall be in a
livability image of the city and reuse historic resources. manner that reinforces the basic visual characteristics
» To support economic, social and environmen- An essential idea is to protect historic resources in the of the historic district. In addition, the standards serve
tal sustainability in our community district from alteration or demolition that might dam- as educational and planning tools for property owners
age the unique fabric created by buildings and sites that and their design professionals who seek to make
make up the Old Town Historic District. improvements.
Background The standards also promote key principles of urban While the design standards are written for use by
design which focus on maintaining an attractive human- the layperson to plan improvements, property own-
The Old Town Historic District Design Standards are
scaled pedestrian-oriented environment. ers are strongly encouraged to enlist the assistance
an update to the Design Guidelines for Historic Old
of qualified design and planning professionals, including
Town Fort Collins, 1981.
architects and preservation consultants.
Note
In this document, “Old Town” refers to the area
officially designated as the local historic district, in
contrast to a more general reference to a larger
portion of the downtown. See map on page 16.
4 Introduction