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HomeMy WebLinkAboutagenda.hpc.20100127ASPEN HISTORIC PRESERVATION COMMISSION JANUARY 27, 2010 5:00 P.M. REGULAR MEETING COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISITS: None I. Roll call I. Approval of minutes -January 13th, 2009 II. Public Comments III. Commission member comments IV. Disclosure of conflict of interest (actual and apparent) V. Project Monitoring: VI. Staff comments: Certificate of No Negative Effect issued (Next resolution will be #3) VII. OLD BUSINESS A. NONE VIII. NEW BUSINESS -PUBLIC HEARING A. NONE IX. WORK SESSIONS A. Triangle Park, Playground Replacement (30 min.) B. Design Guidelines, chapter 2-9 (lhr.) X. OTHER A. Selection of annual HPC awards (30 min.) XI. 7:15 p.m. Adjourn Scott Chism City of Aspen Parks Department January 20th, 2010 Ms. Amy Guthrie City of Aspen Community Development Department 130 South Galena Street Aspen, CO 81611 Fax: (970)920-5439 Re: Triangle Park Play Equipment Replacement Proposal Dear Amy, .~ THE CITY OF ASPEN The Parks and Recreation Department is proposing a replacement of `tot' play equipment at Triangle Park for summer 2010. Play equipment has been located in some form at the northwest corner of Triangle Pazk since the parcel was acquired by the City in early 1977. The current iteration of play equipment at the pazk has been in place since June 1991. The play equipment has been maintained by city staff over the neazly 19 yeazs it has been in place, but the equipment is now significantly out of compliance with the current standards and guidelines that the City uses for public playground safety and requires replacerllent' The City has very few public play azeas specifically tailored for toddlers and young children aged 2-5. The `tot' play area at Triangle Pazk provides a central location for pazents and caregivers to bring their young children to an appropriate outdoor play area. Staff is not suggesting change to the existing matdre tree plantings of the park or irrigation ditches within the park. Additional trees may be proposed to provide additional. shade to the play area. Needs for play area shade and visibility to the play azea for both safety and private sight lines will be balanced. Staff from the Parks-and Recreation Department conducted a public informational meeting in September 2009 with residents and interested community members to discuss the notion of play equipment replacement at Triangle Pazk. Attached with this letter are meeting minutes from that meeting as well as presentation materials used to initiate discussion at the public meeting. The chazacter and existence of play equipmenUplay opportunities has been controversial since the City acquired Triangle Park in 1977. Following the acquisition of the parcel, a design effort was completed in spring/summer 1977 by Georgeann Waggaman and epdorsed by the Pitkin County Parks Association that included Bruce Oliphant, Fritz Benedict, Dick Arnold, Lou Wille, Fred Lane, Fonda Patterson, Stacey Standley and Nina Johnston. (Refer to attached June 23, 1977 Aspen Times article, note absence of `screening' plant materials in park photograph) That proposed design included development of play features throughout the entire Triangle Park parcel As the City Parks Department proposed to begin construction in late June 1977, a number of residents of the West End neighborhood objected to the proposed work in the park. Work was stopped and ultimately a significantly reduced play area plan was reviewed and approved by the Aspen Planning and Zoning Commission in August 1977. 13O SOUTH GALENA STREET ~ ASPHNr COLORADO 81611-1975 ~ PxoNe 970.920.5000 ~ Fax 970.920.5197 www.aspenpitkin.com Primed on Reryeled Paper Approximately 14 years passed when another change to the play space at Triangle Park occurred. In June 1991, a small replacement play structure designed for toddlers was installed in memory of John Casey Ryerson. The Ryerson family obtained private funding for the play structure that is currently in place. That replacement of play equipment at Triangle Park was met with opposition from West End neighbors in 1990/91, who primarily questioned the appropriateness of play equipment in an otherwise open, grassy public park. The Ryerson family has been consulted about the proposal to replace the play equipment they were so involved with obtaining for the park and have offered complete support to the City to replace the aged play equipment with something more current and still appropriate for toddlers in the 2 year + age range. Staff has proposed replacement play equipment that is designed for children aged 2-5 because the play equipment industry produces equipment either fora 2-5 year or 5-12 year age group„ due to differing physical and mental developmental abilities of youngerversus older children. The Parks and Recreation Department is proposing to replace the 1991 play equipment with play equipment that provides similar play opportunity and would be similarly sized to the play area footprint that exists at the park now. When staff conducted the public informational meeting in September 2009 to discuss the current play equipment proposal, mast attendees were West End neighbors, who expressed similar opposition to that recorded in 1977 and questioned the need to replace the structure. Many were reluctant to accept a change to the existing play equipment and suggested that if a change was absolutely necessary, any solution should be ground based. A majority of people in.attendance at the meeting also preferred that any new play structure be made of wood as opposed to painted steel if in fact a change occurred. Staff has been researching available wood based and age appropriate play equipment for possible use at Triangle Park. Options are somewhat limited in the marketplace for products that meet the criteria. Staff is seeking guidance from the HPC for aesthetic review of some typical product examples and the potential appropriateness or not for location in Triangle Pazk. (Refer to the three attached play equipment `palette' option sheets.) Copies of newspaper articles from 1977 and 1991 (in chronological order) that help frame a history of play area use and development at Triangle Park have been included with this letter. Please review this information as necessary and provide aresponse/guidance to allow staff to better focus the aesthetic design and balance with play opportunity for replacement `tot' play equipment at Triangle Park. Sinc~er~elyy,~•-- /~ Scott Chism, LLA CO#222 Project Manager/Parks Planner City of Aspen Parks and Recreation Department P~NSPE,N Triangle Park Renovation Project Public Meeting #1 Minutes sss cemetery Lane Aspen, Colorado 81611 Meeting Time: September 21, 2009 5:00 pm - 6:00 pm Meeting Location: Sister Cities Meeting Room, City Hall Meeting Hosted bv: Scott Chism, Aspen Parks and Recreation Department Stephen Ellsperman, Aspen Pazks and Recreation Department Summary: The Aspen Parks and Recreation Department hosted a public informational meeting for the Triangle Park Playground Renovation Project. The primary purpose of the meeting was to allow City staff to publicly present and discuss project context. The Aspen Parks and Recreation Department has a project anticipated for construction in 2010 which is the replacement of the small tot playground equipment at Triangle Park. The existing play equipment is approximately 20 yeazs old and significantly out of compliance with the current standards/guidelines the City uses for public playground safety. The modest budget that has been approved by Aspen City Council for this project is intended for the replacement of the existing play equipment with something similar in size that provides a range of play opportunities for children aged 2-5 years old in order to maintain a safety standard of care for the public playground. Neighborhood residents provided bath critical and helpful comments: • Man worcied about the replacement of the existing Mugo Pines that have been damaged. "What will be put in their place?" • Young Woman- wants replacement of playground to be similar to what is present there today. Such as: "natural wood, low play-set " "Can we just repair the existing play-set?" • Will the footprint of the playground area change? Staff response: the playground area will ideally stay the same, but some minor boundary modification between turf grass and engineered wood fiber (wood chips) may be necessary to accommodate the use zones of the new play structure utilized. • Have there been any accidents on or around the existing play-set? Staff response: Yes, there have been a few reports. The existing playground equipment is out of compliance with two safety documents, the ASTM Standard for Playground Equipment for Public Use and the Consumer Product Safety Commission's federal guidelines for public playground safety. • City staff -The standazd of care fot public safety has changed from the time when the curcent play equipment was installed in 1990/91. The City is obligated to provide a legal standazd of care for the public. • Jim M. - "If it is not broke then don't fix it " He thinks what is there is perfect and doesn't need to be upgraded or changed for any reason. He challenges the Parks Department to come up with any accident reports from Triangle Pazk Playground. He also believes that upgrading the Triangle Park Playground will increase traffic and parking around his house. He stated, "With the town in an economic crisis why is the city spending money on playgrounds? What is the need?" • There aze no kids in the neighborhood, what is the need of renovating the playground? • One man asked if the Pazks Department could cut back the trees/shrubs on North 2"" Street so he can see the playground and that side of the park more clearly. He wants this so he doesn't hit a child with his car. • Many attendees expressed a desire that the playground structure be made out of wood, not metal or be colorful in any way. The idea of having an "old school" playground was suggested. • Belinda F. -The current appearance is not appropriate for the neighborhood. When the playground was renovated in the past, orange plastic components were installed, which were objectionable. At that time, the Parks Department planted trees and plants to screen views to the play equipment. Belinda stated that if the curcent play equipment has a number of safety issues, it should be removed and use the money somewhere else, like improving the playground at Herron Pazk. • The playground gets very hot and needs more shade • Mary R. - We want a state of community so people can bring their very young children to a local playground to enjoy their day!! NOT push them away! Aspen residents need this park; there is not another park in the city with Triangle Park's features for young children. • The current play equipment was funded from private contributions and was constmcted in memory of John Casey Ryerson at the Triangle Park location, indicated by a small brass sign on the swing set. The location was selected because a playground intended for small children had always been located in the area of North 2"" Street. • Fonda P. -The playground needs to stay small, for infants from birth to 2 years of age. "It's a sweet little pazk..." Fonda expressed the need for a play space for very young children remains unchanged since the play equipment was installed in the park following the parcel acquisition in 1977. • Fonda P. - 1976/77, the City, bought Triangle Park for $100,000 from the Shaw family. There has always been play equipment in the park, even prior to the City's purchase of the parcel. The original design was low profile and made of wood. It was intended to be for children from birth to 2 years of age, and it is time for a remodel. The wood is wearing out and becoming a hazard. She said she would be sad if a large metal play structure was installed. • Suzi P. -Traffic gets really bad in front of her house, she has called the police to enforce the pedestrian and bike system. She believes traffic generated from people cutting through the West End neighborhood is of control and won't support the renovation of the playground without police enforcement of the bikers and people walking past her house. • Betty M. - HPC not fair because they can't change their Victorian house, so the City should not be allowed to put modem play equipment in the park. • John K. -Stated he had grown up in Aspen and spent a great deal of time at the Triangle Park playground and Herron Park playground, both of which contain wooden play equipment. He objected to the use of wood and stated that wood is not play friendly and he encountered many splinters every time he used the playground when he was younger and also now with his own children. He suggested using recycled wood for the new play equipment. He stated that children's behavior cannot be completely controlled, i.e. running out into the street, and believes the argument about the traffic is nonsense. • Betty M. -Stated that everyone living around the park leaves for the winter, and believes that it is not fair to have a public meeting when everyone is not around to voice their opinion. At the conclusion of the meeting, the majority of people in attendance at the meeting preferred a play equipment solution that was ground based as much as possible. "Concept A" illustrated on the attached play concept presentation board appeared to be the direction that staff should explore further. A majority of people in attendance at the meeting also preferred that any new play structure be made of wood as opposed to painted steel. Staff will also further evaluate available wood based play equipment that is age appropriate for possible utilization at Triangle Park. Using the feedback gained from those in attendance at the meeting and from sepazate individual meetings and dialogue, staff will develop a more refined design proposal far replacement playground equipment and present the information via mail/email and a second public meeting, schedule to be determined. At least three (3) weeks notice will be provided prior to the meeting date via telephone or email to those people who provided contact information on the meeting #1 sign-in sheet. Please call Scott Chism (970-429-2029) with any questions. regarding these meeting minutes or the project in general. A sign-in list of the meeting participants as well as copies of the presentation boards aze attached. TRIANGLE PARK PLAYGROUND RENOVATION Public Meeting #1 Sign-In September 21, 2009 Name PLEASE PRINT Address Phone E-Mail Scott Chism 585 Cemete Lane 429-2029 scott.chism ci.as en.co.us Ste hen Ells erman 585 Cemete Lane 429-2034 ste hen.ells erman ci.as en.co.us Steve Cronin 585 Cemete Lane 429-2896 steve.cronin ci.as en.co.us Maureen Sta leton 426 North 2nd Street maureen maureensta leton.net Bett Schermer 210 Lake Avenue Llo d Schermer 210 Lake Avenue Ma R erson 455 Doolittle ma erson al inebank.com Jack Frieshmann 229 West Smu ler Belinda Frieshmann 229 West Smu ler Suzi Philli a 225 West Smu ler suzi hilli e mac.com Tam Philli a 225 West Smu ler Ran Greenber 240 Lake Avenue Steve Falender 603 West Gilles ie falender comcast.net John Kienast 406 West Smu ler Shine Ritter 215 North Garmisch shine .rifler ci.as en.co.us Jim McManus 423 North 2nd Street Curtis Sanders 201 North Mill St., Suite 201 csanders krabacher.com Belt McManus 423 North 2nd Street belt mcmanus hotmail.com Fonda Paterson 1104 E. 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L L O L +~+ U W A~ W .N L O ~~ ~~ W F P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Update to Design Guidelines- Chapters 2-7 DATE: January 27, 2010 SUMMARY: HPC's current design guidelines were adopted in 2000. Amendments were initiated in 2004, but not completed. The primary purpose of the 2004 amendments was to ensure that the guidelines were able to address both Victorian era and Postwar historic resources. In order to move the project forward to adoption, HPC has been in the process of re-visiting the work and, for this meeting, is asked to review Chapters 2 though 7. The chapters at hand deal with preservation of character defining elements of most historic buildings, specifically building materials, windows, doors, porches, architectural details, and roofs. Attached are the 2004 amended versions of these chapters, with hand-written mark-ups indicating what is changed from the 2000 guidelines that are in effect. We have not noted simple changes, such as the relocation of a sentence within a paragraph, a changed guideline number, etc. Staff asks that HPC verify that the content is appropriate, or indicate what should be re-written. Illustrations can be added or removed. The board should consider whether there are any additional guidelines that are needed given experience in using the document. Overall, staff believes the proposed edits are effective. One issue that is somewhat muddled in these chapters is whether or not they should deal only with treatment directly affecting historic features, or whether they should address new features on historic structures. For instance, the chapter on windows primarily discusses how to preserve historic windows, or how to replace them when appropriate. Should the chapter also provide guidance on adding new windows to a historic building, or should that be in a chapter about building additions and alterations? Should information about building maintenance be contained within one chapter, or woven throughout the document? Finally, are we providing enough material about new technologies and energy efficiency? HPC should also read the guidelines to ensure that they are useful for a variety of building types (residential, commercial, and civic buildings) and styles. Materials Chapter 2 Building Materials Policy: Historic building, materials should be preserved in place wheneverfeasible. When the material is damaged; then limited replacement that r>iatche's the '" originals in appearance. should- be considered.: Primary 1il~tQrc building ` materials should never be covered or subjectedao harsh cleaning treatments. Background This chapter addresses the treatment of primary historic building materials-those that compose the dominant exterior surfaces of historic buildings. The treatment of materials used for architectural trim is addressed in a separate chapter. In Aspen, wood siding and masonry have been the typical primary building materials. Wood siding occurred in a variety of forms but painted, horizontal clapboard was the most popular. A variety of lap profiles, including clapboard and ship-lap were used. Post W WII historic structures often used stucco, concrete block and poured concrete. In each case, the distinct characteristics of the primary building material, including the scale of the material unit, its texture and finish, are key features that contribute to the historic character of a building. The best way to preserve historic building materials is through well-planned maintenance. Wood surfaces are best protected with a good application of paint. For paint guidelines, see Chapter 16: Painting and Maintenance -General Information. In masonry, horizontal surfaces such as chimneys, sills and parapet copings are likely to show the most wear because they are more exposed and may hold water for longer periods of time. ~ ~,~ ~I ~i ~ ~~ ii I Shingle Shlp-Lap I I I Clapboard Board & Batten i i ~~ r l r„~/ Brick Ashlar Stone Typical historic siding materials are wood, stone and Krick. Stone frequently was used for foundations and trim elements although a few cornmercial strurtures are entirely stone. Other Post World When deterioration occurs, repairing the material War II materials include stucco and concrete block. rather than replacing it is preferred Frequently 1 City ofliapan F71s[odc PieaeivatlaP Gti9deltnes ~~r-~, " `. ` ... .. .. -,.. `. P'~ ~~. P4 Chapter 1 Ashlar stone is a significant feature chat should 6e preserved. The beaded character of the mortar is also important. damaged materials can be patched or consolidated using special bonding agents. In other situations, however, some portion of the material may be beyond repair. In such a case, the HPC will consider replacement. The new material should match the original in appearance. If wood siding had been used historically, for example, the replacement must also be wood. It is important that the extent of replacement materials be minimized, because the original materials contribute to the authenticity of the property as a historic resource. Even when the replacement material exactly matches that of the original, the integrity of a historic building is to some degree compromised when extensive amounts are removed. This is because the original material exhibits a record of the labor and craftsmanship of an earlier time and this is lost when it is replaced. It is also important to recognize that all materials~~ weather over time and that an aged finish, or (' _ patina does not represent an inferior material, but T ~ ~ simply reflects the longevity of the building: it~jvv~ Preserving original materials that show signs of wear is therefore preferred to replacement. Rather than replace siding, some property owners consider covering the original building material. Aluminum and vinyl are examples of materials that are often discussed. Using any material, either synthetic or conventional to cover historic materials, is inappropriate. Doing so will obscure the original character and change the dimensions of walls, which is particularly noticeable around door and window openings. The extra layer may in fact cause additional decay, both by its method of attachment and because it may trap moisture inside the historic wall. For similar reasons, if original wall materials are presently covered with a more recent siding, remove the outer layer and restore the original. In some special cases of Modernist designs, a synthetic material may have been used originally. ~,~ If so, then the Commission will determine the applicability of these guidelines on acase-by-case basis. FS ,Sr, .•r,? - G'``w~~, ,Ci"ty oTAspen HlstorlcPreservatlop G+~idellnes: Decorative wood siding should 6e preserved. ~a ~ b~~l~t-: 6~~ ~~0~~ ~~~1 Wl~lt~ tS !~(~J-1~"`pv~ f~Gf ~VS~" ~P~ ~~~ ~P5 Materials Treatment of Materials 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.2 The finish of materials should be as it would have existed historically. • Brick or stone that was not historically painted should not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using ~" appropriate methods. • Masonry naturally has awater-protective layer to protect it from the elements. Wood should be painted, stainedornatural, \ ^, -' as appropriate to the style of the building. Repair of Materials 2.3 Maintain masonrywallsingoodcondition. • Original mortar that is in good condition should be preserved in place. • Repointonlythosemortarjointswherethere is evidence of a moisture problem or when mortar is missing. • Duplicate the original mortar in strength, composition, color, texture, jointwidth and profile. • Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick. Plan repainting carefully. Always prepare a good suhstrate. Also. use compatiGle paints. , ~~ul~.e~l~.e9> 2.Z~2.~ dow~~~" ~~~ (~~-1 ~ooir~' bt,il~ ~ tMa~ ~^ a~^~P . Protect wood feantres from deterioration. Maintain protective coatings to retard drying and ultraviolet damage. If the building was painted originally, it should remain painted. P6 Chapter 2 • On older, softer bricks, do not use mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expansion and contraction. The result is deterioration of the brick itself. • See Chapter 16: Painting and Maintenance - General Information. Replacement Materials 2.4 Matchtheorigina]materialincomposition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the enti re wall. 2.5 Do not use synthetic materials as ~'~p~~ ~ ~ l1 ~/ 1 ' ' ~ .- ,, / ~ V`~~ ~ replacements for primary building materials. Primary building materials such as wood J` ^~~ ` ,~ ~~1 j siding and brick should not be replaced I ~S ~~ S iOS 1-f' 'a'lS~ with synthetic materials. 1 ~ I _ 1 (~ ~ ~~~~ Synthetic materials include: aluminum, j/~ ID ~~ TUV vinyl siding, panelized brick, Hard~Plank - L ,'S ~~ and other cementitious boards. i~,i~kvV,~,~ (~d1 I E1FS(syntheticstucco)isnotanappropriate replacement for real stucco. al `~i0) SD lS V~' ~' ~ V a( I-~ 1~'IS In °~s t~~ S~ ~' a ~S J ~,~5~^-ov~~ ~l~a~c~ ~ ~ wt c v11 ~j~ 1 U v1 Q~-/ Brick used in early Aspen buildings may he comparativelysoft. In such cases, do not use mortar with a high portland cement content, which will besubstantiallyharder than thebrick anddoes notallow (or expansion and contraction. The result is deterioration of the brick itself. hn ~~ "f ~'~ _ J Building Materials Covering Materials 2.6 Covering original building ma rials with new materials is inappropriate. • Regardlessoftheircharacter, ewmaterials obscure the original, histori ally significant material. For example vinyl siding, aluminum siding and new stucco ~ \S inappropriate on historic buildings. Other imitation materials that are designed to look like wood or masonry siding, but that are fabricated from other materials, are also inappropriate. • If a property already has anon-historic building material covering the original, it is not appropriate to add another layer of new material, which would further obscure the original. • Any material that covers historic materials may also trap moisture between the two layers. This may cause accelerated deterioration to the historic material which will go unnoticed. 2.7 Considerremovinglatercoveringmaterials that have not achieved historic significance. • Once the non-historic siding is removed, repair the original, underlying material. NEW PM(EJ-5 cwF~ aRIdN6L. 6~DIJ E Historic building materials or features should not he covered. CtryofAtpen A(s[oflc Preservation Y;:vitle~3nes eh,~; ,`-'.~ _: PPB~~-. Consider removing inappropriate covering materials; examples include vinyl, aluminum m' composition siding. P9 Windows Chapter 3 Windows Poh~y The character-defining features of historic windows and their distinctive .arrangement on a wall should be preserved.. This is especially important , on primary facades. In addition, new windows should be in character with' the historic building: Background Windows are some of the most important character-defining features of most historic structures. They give scale to buildings and provide visual interest to the composition of individual facades. In fact, distinct window designs help define many historic building styles. Windows often are inset into relatively deep openings or they have surrounding casings and sash components which have a substantial dimension that casts shadows and contributes to the character of the historic style. Because windows so significantly affect the character of a historic structure, the treatment of a historic window and the design of a new one to be added to a historic structure are very important considerations. Key Features of Historic Windows Window construction The size, shape and proportions of a historic window are among its essential features. Many early residential windows in Aspen were vertically-proportioned, for example. Another important feature is the number of "lights," or panes, into which a window is divided. Typical windows for many late nineteenth century houses were of a "one-over-one" type, in which one large pane of glass was hung above another single pane. The design of surrounding window casings, the depth and profile of window sash elements and the materials of which they were constructed Ctty ofAspen Hlstodc Prrserv8t3an Guldehnes ~ ~'~'', , , -, , , '_' PeS~=. ~~,> _; e s Windows are important character-damning features of historic structures in Aspen. Their size and proportions, [he number of divisions and the design of their trim elements all contribute to their character. P10 Chapter 3 are also important features. Most historic windows were made of wood although some styles, such as Modernist buildings, have metal casement windows. Irt either case, the elements themselves have distinct dimensions, profiles and Finishes that should be respected. Window types Windows types typically found in historic structures of Aspen include: • Casement -Hinged windows that swing open, typically to the outside. Double hung -Two sash elements, one above the other; both upper and lowersashes slide within tracks on the windowjambs. Fixed -The sash does not move. Single hung -Two sash elements, one above the other; only the lower sash moves. Deterioration of historic windows Properly maintained, original windows will provide excellent service for centuries. Most problems that occur result from a lack of proper maintenance. For example, the accumulation of layers of paint on a wood sash may make operation difficult. Using proper painting techniques, such as removing the upper paint layers and preparing a proper substrate, can solve this problem. Water damage and the ultra-violet degradation caused by sunlight also are major concerns. If surfaces fail to drain properly, water may be introduced. Condensation during winter months also can cause problems. Damage occurs when the painted layer is cracked or peeling. Decay can result that may make operation of the window difficult, and if left untreated can lead to significant deterioration of window components. In most cases, windows are protected if a good, properly applied coat of paint is maintained. Repair of historic windows Whenever possible, repair a historic window, rather than replace it. In most cases it is in fact more economical to repair the existing frame and glass rather than to replace them. Another benefit to repair is that the original materials contribute to the historic character of the building. Even when replaced with an exact duplicate window, a portion of the historic building fabric is lost and therefore such treatment should be avoided. When deciding whether to repair or replace a historic window, consider the Following: First, determine the window's architectural significance. Is it a key character-defining element of the building? Typically, windows on the front of the building and on sides that are visible from the street are key character-defining elements. Windows which are located on other facades Double-hung Appropriate for: • All styles except International Style Slider/Awning Casement Diamond pattern Appropriate for: Appropriate for: Appropriate for: • Chalet International Style • Dutch Colonial Revival • Rustic (with steel muntins) • Modern l I` J Geometric Appropriate for: • Queen Anne • Italianate • Second Empire Typical window types on historic buildings in Aspen. page 42 I~'r\i '~ Clty ofAspCn.Hlstorlc Preservatloo Gufdetlnes ~6 P11 Windows which are not character-defining-such as at the rear of the building or in an obscure location- and are less visible from public right-of-way, are typically less significant. Greater flexibility in the treatment or replacement of such secondary windows may be considered, as may be the ,`~,tf ~ addition of new windows in these locations. A second step is to inspect the window to determine its condition. Distinguish superficial signs of deterioration from actual failure of window components. Peeling paint and dried wood, for example, are serious problems, but often do not indicate that a window is beyond repair. What constitutes a deteriorated window? A rotted sill may require replacement, but it does not indicate the need for an entirely new window. Determining window condition must occur on a case-by-case basis; however, as a general rule, a window merits preservation, with perhaps selective replacement of components, when more than fifty percent of the window components can be repaired. Third, determine the appropriate treatment for the window. Surfaces may require cleaning and patching. Some components may be deteriorated beyond repair. Patching and splicing in new material for only those portions that are decayed should be considered in such a case, rather than replacing the entire window. If, however, the entire window must be replaced, the new one should match the original in appearance. Energy conservation In some cases, owners may be concerned that an older window is less efficient in terms of energy conservation. In winter, for example, heat loss associated with an older window may make a room uncomfortable and increase heating costs. In fact, most heat loss is associated with air leakage though gaps in an older window that are the result of a lack of maintenance, rather than loss of energy through the single pane of glass found in historic windows. Glazing compound may be cracked or missing, allowing air to move around the glass. Sash members also may have shifted, leaving a gap for heat loss. The most cost-effective energy conservation measures for most historic windows are to replace the glazing compound, repair wood members and City~¢sf-7tspen FllsfvtTs^I~rl:>se~"#8it1,`orrGuitlE~9t1"es . ;' ~!~ .._ r "'~ :.. _ '~$~~,'~~`~ "7±x'6$: Typical double-hung window components. I(a storm window is to 6e Installed on the exterior, match the sash design o(the original window (as this one does). P12 a, '.. ~~~~.r . The roost cost-effective energy conservation measures (or most historic windows are to replace theglazing compound, repair wood members and install weather stripping. install weather stripping. These steps will dramatically reduce heat loss while preserving historic features. ti0rv`~ If additional energy savings, or natural ventilation are a concern, consider installing a storm window or a screen. This may be applied to the interior or the exterior of the window. It should be designed to match the historic window divisions such that the exterior appearance of the original window is not obscured. Replacement windows While replacing an entire window assembly is discouraged, it may be necessary in some cases. When a window is to be replaced, the new one should match the appearance of the original to the greatest extent possible. To do so, the size and proportion of window elements, including glass and sash components, should match the original. In most cases, the original profile, or outline of the sash components, should be the same as the original. At a minimum, the replacement components should match the original in dimension arrd profile and the original depth of the window opening should be maintained. A frequent concern is the material of the replacement window. While wood was most often used historically, metal and vinyl clad windows are common on the market today and sometimes are suggested as replacement options by window suppliers. In general, using the same material as ~~ the original is required. If the historic window was t t ~U~ woDodb, fore ample, then use a wood replacement. Wh h€ p g ~?~~q/2b~ ~t~ot,Ji'^.O~ i~~~0 e e lacin a rstoric do it is im ortant ty',`,'iJc' to preserve the original casing when feasible. This trim element often conveys distinctive stylistic trv~4~~~Cll features associated with the historic building style tn,.Q `M1 -~-' W t~'` and may be costly to reproduce. Many good ~~p~ window manufacturers today provide °~ ~ 1 replacement windows that will fit exactly within Wt~ l~~ historic window casings. pagg, G9 ,_ .. ,,,~ ~'•'"I ,., Clty orgsperlNfstorlcPreservatlnn Gnfdelfnes When replacinga window, thenewoneshouldmatchtpe appearance of [he original as closely as poss161e. P13 Windo~s Treatment of Windows 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins, sills, heads, jambs, moldings, operation and groupings of windows. • Repair frames and sashes rather than replacing them, whenever conditions permit. ~pbit7~ • Preserve the original glass u W 11~p~„ I -~tjastl~~-P 3.2 Preserve the position, number and arrangement of historic windows in a building wall. • Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is acharacter-defining feature. • Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Consider reopening and restoring an original window opening where altered. Adding Windows 3.4 Locate new windows on the historic building in a sensitive manner. • Greaterflexibilityininstallingnewwindows may be considered on rear or secondary walls. • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use ofsomewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a farrade. Significantly increasing the amount of glass on a character d efining facade will negatively affect the integrity of a structure. Original opening hae been blocked down, ~ Q N Discouraged Historic Preservethesize andproportions ofa historic windowopening. the new window (on the left) is smaller than [he historic window and is inappropriate. Preserve [he position, number, size and arrangement of historic windows in a building wall. a' /~ a ' fl ~- Appropriate ~. .: ~ ,,; ~,~, ,,. F:'~ . ~' Inappropriate Presen~e the historic ratio of window openings to solid wall on a primary facade. Cat of fl7sror]c i3ieservaHbn~'Qu7delfnes""' " ` cam', P~~... P14 When adding a basement level, maintain some relationship to the style and location of the windows on the designated structure. Required egress windows should be placed on non-character defining facades. Replacement Windows 3.5 When replacing a historic window, match the original design. • If the original is double-hung, then the replacement wi nd ow should also bedouble- hung. Match the replacement also in the number and position of glass panes. • Matching the original design is particularly important on key character-defining facades. 3.6 When replacing a historic window, use I I - materials that are the same as the original. F' ~~ • Using the same material as the original is ~' 1 p t,cJ required. S ~ vl~t i' ~~ S a~-LP ----, ,,,,,~ t~.l Acceptable replacement profile Section Through Window Sill When replacing a historic window, match, as closely as possible, the profile of the sash and its components to that of the original window. This example is primarily for historic wood frame buildings o(the mining era. ~~~ti . ,,, ~x. ,_,', ~' x. ,..,. ~ .. .. :~ i`„s' -c,,.~,--;...s?,C7tygF74spau.Hfs~toAc ~?reservsrlon Czuide13n4.s' On a replacement window, use materials that are [he same as the original. HlstaHc profile Unacceptable replacement profile P15 Windows 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window's casing, the sash may step back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. On more recent styles, the historic profile is simpler. In such cases, this is a key feature to ~Qrti/ be preserved. Energy Conservation and Natural Ventilation y~~„1 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Installastormwindowontheinterior,when feasible. This will allow the character of the original window to be seen from the public way. Do not reduce the size of an original opcrting on a significant wall. Very little energy is lost through a pane of glass. This part of the window, where most leakage occurs, should be sealed to conserve energy. Most heat loss is associated with air leakage through gaps in an older window that are the result of a lack of maintenance, rather than loss of energy through [he single pane of glass found in the historic window. Giry ef}Lspen lil8rude Pr`eserval3un Guldellnes rgrd ~ „, ,#i. -. ~` „~ P~%° 67. ,. If a storm window is to 6e installed on [he exterior, match the sash design and material of the original window. P16 If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 3.9 Use window screens that are in character with the window. ~~ Match the sash design and material of the original window. • This will facilitate natural ventilation. .~. ,r ., page 68 : '~ cfci~ ~ --G7[,yof.QapepAfatorlc Prasarvatton GvideUaei' 7 P17 Doors Chapter 4 Doors Policy: The character-definingleatures of a historic door and its distinct mafierials and placement should be preserved: In addition, a flew door should be in character with the historic building. Background Doors are important character-defining features of historic structures, which give scale to buildings and provide visual interest to the composition of individual facades. Many historic doors are noted for their materials, placement and finishes. Because an inappropriate door can affect the character of a historic buildin ,one should be careful to avoid radical alteration of an old door and, if needed, choose a new door that is appropriate to the design of the building. '~ ~~ l1 A l~ l N S-PiU~/v~ s~(J~ ~,~„~,~ Key Feature f Historic Doo s `~C`""' oor features r `"~~portant features include the materials and ~,d -- details of the door itself, its frame, sill, head, jamb 2 and any flanking windows or transoms. Door types ''v b~ Door types found on historic structures in Aspen ~~~s include: • Paneled door Wooden door with raised panels. • Glass paneled door -This type of door has a wide sash of glass in the upper portion of the door. Many early Aspen houses have glass paneled doors. Some postwar i_,tP,w buildings have full-life !;lass doors, • Transoms and sidelights -Some buildings have a rectangular transom above the door ~,,, _f ~ or a rectangular sidelight flanking one or Y/~~ both sides of the door. Maintenance issues of historic doors Because a historic door is typically constructed of thick planks of wood and is often sheltered by a porch, it tends to be long-lasting. However, deterioration does occur; most problems result from a lack of maintenance and from swelling and warping due to climatic changes. A door also may be worn and sagging from constant use. As a result, some historic doors do not properly fit their openings and therefore they allow moisture and air into the building. Water damage and the assault of sunlight are major concerns. Condensation during winter months also can cause problems with glass panels and sashes on doors. Damage occurs when the painted or finished layer is cracked or peeling. Decay may make operation of the door difficult and, if left untreated, can result in significant deterioration of door components. In most cases, doors are not susceptible to damage if a good coat of paint or varnish is maintained. The shove house at 303 E. Main Street was built in 18 5 and is an example of a house with two frontdoors. ~~ " (d :~~ ~~ a ~Ur3'I (~S~IM l In yniw ~l ~ v l a+~t City otAsperi tilsto!'1cl~servatWn F•ittdellnes c4T~'~,.', ,~/1/"0'~'l~ ,,, ~'" - Ps~~9 P18 i i i ~~~ ~ ' ~_~ i ', Glass Paneled Doors I~ ~' Typical primary door types seen in Aspen historically during [he mining era. I ~~OI ~ it _Ili J Flush face Imitation door with "Dutch" door small lights Sliding Aluminum patio door - - - __ Lrappropria[c doors for use in Aspen on mining era houses. Repair of historic doors Typically, a problem door merely needs to be re- hung. This treatment is preferred rather than replacing it altogether. It is often easier, and more economical, to repair an existing door t'ather than to replace it. This is preferred because the original materials contribute to the historic character of the building. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost and such treatment should be avoided. When deciding whether to repair or replace a historic door, consider the following: First, determine the door's architectural significance. Is it a key character-defining element of the building? Is the front door in a prominent position on a primary facade such that it is highly visible? Is the design of the historic door indicative of the architectural style or building type? If the answer to one or more of these questions is "yes," then preservation is the best approach. In general I pQ~ the HPC considers all exterior doors, like other Imo-" ex materia s, to e srgm Ican , owever, in some cases, a door in an obscure location, or on t e r~T ear of a structure may not be considered a prominent feature. Thus, greater flexibility in the treatment or replacement of such doors may be considered. Second, inspect the door to determine its condition. Is the door hanging out of alignment or does it lack proper hardware and framing components that make it functional? If so, replacing these elements is appropriate. Check the door to see that it opens and closes smoothly and that it fits in its jamb. Some problems may be superficial ones, such as peeling paint or deteriorated detailing. These are issues that can be remedied without altering the historic character. Third, determine the appropriate treatment for the door. In many cases the door may not fit the door jamb or threshold as it should. In this case the hinges and the threshold of the door should be tightened or refit to allow smooth opening and closing. Shaving or undercutting the door to fit the door frame is not recommended as a solution. pege;7$.~ , , Ic6t`w ~~C/ty ofAspedNlatodc Pr¢SBrvation GuJdellne3. P19 Doors When rehabilitating a historic door it is important to maintain original doors, jambs, transoms, window panes and hardware. Surfaces may require cleaning and patching and some components may be deteriorated beyond repair. Patching and splicing in new material for only those portions that are decayed should be considered in such a case, rather than replacing the entire door. Replacement doors Replacing an entire door assembly is discouraged. If the entire door must be replaced, the new one should match the original in its general appearance and should be in character with the building style. In replacing a door, one should be careful to retain the original door location, size and shape. In addition, one should consider the design of the door, choosing a replacement that is compatible with the style and type of the building. most heat loss is associated with air leakage through the space below the door and around glass panes in the door, if it has any. The most cost-effective energy conservation measure for a typical historic door is to install weather stripping along the door frame, to fit the door to the jamb and threshold and to caulk any window panes. These measures will dramatically reduce heat loss while preserving historic features. If additional energy savings are a concern, consider installing a storm door. This may be applied [o the exterior of the door. If a storm door is to be installed, it should match the design and materials of the original door. A screen door may also be added to improve , 1 „ , natural ventilation. The screen should match the ~,~-/ design and materials of the original door. A frequent concern is the material of the replacement door. In general, usin material as the original is require . If the historic " ~'`~ S ~~ door was wood, then using a wood replacement ~~ b~~Q~V`V'~ is appropriate. I Finally, when replacing a historic door, it is important to preserve the original frame when feasible. This is important in keeping the size and configuration of the original door in scale. Door Function The historic front door on a primary facade must remain operable (and must remain in use as the main entrance into the building). For a residential building such as a historic Victorian that has two front doors, one of the doors can be fixed in place so it does not operate. If, however, it is necessary to fix a door in place, it should be accomplished in a manner that the procedure can be reversed. Energy conservation and natural ventilation In some cases, owners may be concerned that an older door is less efficient in terms of energy conservation. In winter, for example, heat loss associated with an older door may make a room uncomfortable and increase heating costs. In fact, '_ `page 71. P20 Original opening has been blocked down 0 Appropriate InappropNate Maintain the original size of a door and its opening. Treatment of Historic Doors 4.1 Preserve historically significant doors • Maintain featuresimportanttothecharacter of a historic doorway. These tnay include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. • If evidence exists that an original door opening has been enclosed at some time in ~~ the pas , consider r storing the door. ~JO ~~ ~ ~~ a~o~ t>~ ~ ~ O W l 4.2 Maintain the original size of a door and its ~~~t ~1 opening. ~o,t • Altering its size and shape is inappropriate.S~p~a^1 It should not bewidened orraised inheight -~.~~ 1 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. • For additional information see Chapter Iii: Painting and Maintenance - General Information. ~1~t,+ ~---~ a ?S-" t PB4 _ .,.>.~~`,~~z. aas,a 4'ItyofAs,Qea lHstorlc Presevatlon Gpfd64ipes Maintain features important to [he character ofa hista~ic doorway. Do not change the position andfunction oforiginal front doors and primary entrances. P21 Doors Replacing Historic Doors ~~ 4.4 When replacing a historic door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. A replica of the original, if evidence exists, is the preferred replacement. A historic door or screen door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. The same is true of ornate screen doors. Adding New Door Openings 4.5 Locate new doors on the historic building in a sensitive manner. Greater flexibility i^ installing a new door opening (ina newlocation) maybe considered on rear or secondary walls. Anew door opening (in a newlocation) should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. Preserve the historic ratio of openings to solid wall on a facade. Significantly increasing the amount of glass on a character defining facade will negatively affect the integrity of a structure. Energy Conservation and Natural Ventilation 4.6 If a new screen door is added to a historic door, it should be in character with the primary door. • Match the material, frame design, character and color of the primary door. 4.7 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character and color of the original door. ~~w N~^' Cti:Y'roFAspen?fTjstor~r~ieaeivall6n Y'~. uPdc7tnra+i , eA q ~~~,= "{ t~ =g$g°~'. s P22 Door Hardware and Finish 4.8 Exterior door hardware should be in scale with the door and appropriate to the style and t"inishes used on the building. page.74{e~p~ ~ r. ,.~. x ~ m ~., , . ;; ~- ~ ~ .=r ~`;~ [ ~ -~ City ofAspeFl fllsforic Preservaflpn Galde!/nes. r_ I _ P23 Porches Chapter 5 ,mod ~. ? n Porches '' aid ~~~~^t~ Policy: Where a porch. is a primary character-defining.#eature of a.front facade, it should tie maintained. If the anginal porch is missing, the original design should~be restored or'!a replacement should_~be corstruefe~i tr~,~.be'in character with the historic btailding,'in terms of its scale, rriaterials and detailing. Background Historically, porches were popular features in residential design. A porch protects an entrance from snow and provides shade in the summer. It also provides a sense of scale and aesthetic quality to [he facade of a building. A porch catches breezes in the warmer months, while providing a space for residents to sit and congregate. Finally, a porch often connects a house to its context by orienting the entrance to the street. Because of their historical importance and prominence as character-defining features, porches should receive sensitive treatment during exterior rehabilitation and restoration work. Key Features of Historic Porches Porch structure Porches vary as much as architectural styles. They differ in height,. scale, location, materials and articulation. A porch may be cut in, project or wrap around a corner and it may have elaborate details and finishes. Although they vary in character, most porches have these elements in common: • Balustrades or railings • Posts/columns • Architectural details • Hipped/shed/flat roofs ~~ ------ These elements often correspond to the architectural style of the house and therefore, the building's design character should be considered before any major rehabihtation or restoration work is done. tie houses [o their larger contexts and are open catalysts for personal interaction in fhe neighborhood. Porch deterioration Because of constant exposure to sun and rain and the fact that a porch is open to the elements, it decays faster than other portions of a house. Furthermore, if water is not channeled away from the foundation of the porch its footings may be damaged. Peeling paint is a common symptom. In some cases the porch itself may experience sagging or detachment from the house due to settling. Porch alterations In some cases, original porches have been altered or removed. Some have had minor changes, such as roof repairs or repainting, while others have been altered to the degree that they have lost much of their character. For instance, wood columns and balustrades sometimes have been replaced with thin "wrought iron" railings and posts. This compromises the proportions and integrity of the building. City ufhspen fTlstoiie Pfes~eii~atidp Cuidetlnes ., _ ~°.?~~ , '. P~ ~`'' P24 Repair of porches After discovering structural or cosmetic problems with a porch, one should formulate a strategy for its treatment. The most sensitive strategy is to repair the porch. This treatment is preferred, rather than replacing it altogether. In most cases it is easier in fact, and more economical, to repair an existing porch, rather than to replace it. This approach is preferred because [he original materials contribute to the historic character of the porch. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost; therefore, such treatment should be avoided when feasible. Enclosing porches Enclosing a porch is very detrimental to the architectural character of a historic resource as well as the building's relationship with the street. The original front wall becomes an interior wall, outside of HPC's purview, which is a significant concern in terms of the potential for additional loss of integrity and removal of the front door or front windows. For these reasons, porches may not be enclosed, with very few exceptions. c~ `~ Reconstructing a porch When an unsalvageable porch is to be replaced, or a missing porch is to be reconstructed, the first step is to research the history of the house to determine the appearance and materials of the original porch. In doing so, one should search for: 1) documentation of the original porch in the form of historic photographs, sketches and/or house plans; 2) physical evidence of the original porch, including "ghost lines" on walls that indicate the outline of the porch and/or holes on the exterior wall that indicate where the porch may have been attached to the front facade; and, 3) examples of other houses of the same period and style that may provide clues about the design and location of the original porch. v.t ~ a page-7fi;. r -``' _ ~d ~ " " ~ n ~L~q' nLaLs.P,a°, I~,~ror~~~£feaCF:YadO!4f',Idelings:, *~ fi„ ~ A porch is an important character-defining feature. Repairing rather than replacing porch elements is [he preferred approach. P25 The back porch A rear porch may be a significant feature. Historically, these served a variety of utilitarian functions and helped define the scale of a back yard. Preservation of a rear porch should be considered as an option, when feasible; at the same time it is recognized that such a location is often the preferred position for an addition. Treatment of Porches 5.1 Preserve an original porch. • Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. • Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. • Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. • Removing an original balustrade, for exam, is inappropriate h ~-O I t D l~ 5.3 It is not act table to enclose a front porch. • Enclosing a porch with opaque materials thatdestroytheopennessandtransparency of the porch is not acceptable. • Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in limited circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The overall characterofthespecificbuildingstyleshould I""" be considered as well. The use of plastic curtains porches is not permitted. Reopening an enclosed port: City ofdspen~isCorleRreser.WSt7on ~uYde"11ms .',-' Porches A replacement railingshould match the original, when evidence of its character is available. The replacement railing in the top photograph is in scale with that seen historically, whereas the balusters are spaced too wldelyfor thestyle ofthehousein thephoto above. P26 ,t ~~~ ~ ~~~~ s~ . ~~ ,~ Porch Reconstruction 5.4 If porch reconstruction is necessary, match the original in form, character and detail. • Matching original materials is strongly preferred. Alternative materials may be considered when detailed correctly and painted appropriately j~ t~ 2~10~-~~ tiSlwtt~~ lM ~~' t a -~ Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. and Handrails If por h replacement or reconstruction is necessary, match origi al inform, character and detail. 5.5 If new steps are to be added to a porch, construct them out of the same primary materials used on the existing porch, and design them to be in scale with the porch. • Steps should be located and sized to relate to the main entry door. 5.6 Avoid adding handrails on porch steps where they did not exist historically, particularly on porches that are visible from the street. • If handrails are needed, keep their design simple in character and different from the historic detailing on the porch itself. Page 7g ,. ~(u -. .. .R'City ofAsper~tl~torlcR,~eservatlou G}ilde7lns_, When original balusters and rails are missing, such as in [his example, replace them [o match the original proportions and spacing. Architectural Details Chapter 6 Architectural Details Policy; ~ ~~ `~ 'Architectural~~details help establish a historic buil'dingts dl~tiict visual character; thus, they should be preserved wheneverfirasible`.~1~ arc~litectural details are damaged beyond repair, replacements should match the original detailing. Background Architectural details play several roles in defining the character of a historic structure. They add visual interest, distinguish certain building styles and types, and often showcase superior craftsmanship. While architectural details on many styles are ornamental in nature, some are very simple. n both cases, the character of the N„~ details contributes to the si nificance of historm properties. eatures such as window hoods, rackets and posts exhibit materials and finishes often associated with particular styles, and therefore their preservation is important. Key Features of Architectural Details Treatment of Architectural Features Preserving original architectural details is critical to the integrity of the building. Where replacement is required, one should remove only those portions that are deteriorated beyond repair. Even if an architectural detail is replaced with an exact copy of the original, the integrity of the building as a historic resource is diminished and therefore, preservation of the original material is preferred. Materials for Replacement Details Using a material to match that employed historically is always the best approach. However, a substitute material may be considered for a detail when it appears similar in composition, design, color and texture to the original. In the past, substitute materials were employed as methods of producing architectural features. Many of these historic "substitutes" are now referred to as traditional materials. For example, a stamped metal cornice on a commercial building was a substitute for stone. Just as these historic substitutes offered advantages over their predecessors, many new materials today hold promise. However, these substitute materials should not be used wholesale, but only when it is absolutely necessary to replace original materials with stronger, more durable ones. Substitute materials may be considered when [he original is not available, where the original is known to be susceptible to rapid decay, or where maintenance access may be difficult. Another factor which may determine the appropriateness of using substitute materials for architectural details depends on their location and degree of exposure. For example, lighter weight materials may be inappropriate for an P27 City of7jspen f7~$for]c7'rrse~va£toit'(;afi(eline~r ','~ `a~'~ `," ~ :"~ :'~~ ~ :. page ~'3 Stonedentil moldingsarekey features ofthese buildings thatshould be preserved. P28 Chapter 6 architectural detail that would be exposed to intense wear. It may be wise to avoid using a fiberglass column on a front porch where it may be accidentally damaged. Conversely, the use of fiberglass to reproduce a cornice on a second story may be successful. Treatment ofArchitectural Features 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. • Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair com ponents also may be used. • Removing a damaged feature when it can be repaired is inappropriate. 6.2 When disassembly of a historic element is necessary For its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood ,for example, then the replacement material should be wood. It should rnatch the original in size and finish- L~ 'pVDPt,~d ~\. 1~iStM('bv~-lam ~joyl VI-V-rcpt "T l Vi 1 S~J. 1 I papa Btl.. ., ja ~`p ,.;;CllY,bfASpelsFGsfarlg P{kse'r'vafLan Gu3dellaes Repair only those materials or features that are deteriorated. (Above photo is the "before" condition of the lower image.) When disassembly ofa historic feature is required in a restoration procedure. document its location so that it may be repositioned accurately. P29 6.9 Repair or replacement of missing or deteriorated features should be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at "historic" designs for replacement parts. • Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using overly ornatema[erialsonabuilding or adding new conjectural detailing for which there is no documentation is inappropriate. • It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on [he building where they are to be installed. 6.6 Replacement of missing elements maybe included in repair activities. • Replace only those portions that are beyond repair. • Replacement elements should be based on documented evidence. • Usethesamekindofmaterialastheoriginal when feasible. Architectural~erails Replacement section Appropriate: Where replacement ofa detail is required, oneshould remove only those portions [hat arc deteriorated beyond repair. City ofAspenHis[orlc Preservation Cnldolines ~'~.'~ ~ Page Bl Match the original material in composition, scale and finish when replacing materials on prJimaryQsurfaces. ~ x~~ P30 6 \7'O ~ ~~~~ v C1"~~ In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model: A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the [op of a building. pale BE _ __ ~;~ra _,t"Igy pFAspeq l>lator)c Preaervatlon Gni~ellnes r° F31 Roofs Chapter 7 Roofs Policy: The character of a historical roof should be preserved; including its form and materials. Background The character of the roof is a major feature for most historic structures. In each case, the roof pitch, materials, size and orientation are all distinct features that contribute to its character. Gabled and hip forms occur most frequently, although shed and flat roofs appear on some building types. Although the function of a roof is [o protect a structure from the elements, it also contributes to the overall character of the building. Historically the roof shape was dictated by climatic considerations, which determined roof form and pitch. N,~ Key Features of Historic Roofs Roof deterioration The roof is the structure's main defense against the elements. However, all components of the roofing system are vulnerable to leaking and damage. When the roof begins to experience failure, many other parts of the structure may also be affected. For example, a leak in the roof may lead to damage of attic rafters or even wall surfaces. Common sources of roof leaks include: • Cracks in chimney masonry • Loose fleshing around chimneys and ridges • Loose or missing roof shingles • Cracks in roofinembranescausedbysettling rafters • Water backup from plugged gutters • Ice dams Repairing a historic roof When repairing or altering a historic roof it is important to preserve its historic character. For instance, one should not alter the pitch of the historic roof, the perceived line of the roof from the street, or the orientation of the roof to the street. The historic depth of overhang of the eaves, which is often based on the style of the house, should also be preserved. LY41' a7ElspeY"i 137s[or7e F}eseVwat3om`~u1Xet7nes ~" • - ` ~~~ ' . _ ,. `.'"~•-`~*~ y, fi .... `'~ . .. - r - ~' P~"~ Historically, roof shape was dictated 6y climatic considerations, which inllnenced (orm and pitch. P32 Gabled Roof i'""^ - -' '--7t J~ Gr055-Gabled Roof Shed Roof Mansard Roof 7}~pical roof shapes seen throughout Aspen. page 84 I~~~ j , -. City otAspen.NlstaSlcPrese{yadoa Gatelgl3nes:.. Flat Roof Hipped Roof Gambrel Roof P33 goofs Gutters and downspouts Gutters and downspouts are mechanisms frequently used for diverting water away from a structure. Without this drainage system, water may splash off the roof onto exterior walls and run along the foundation of the building. If gutters and downspouts are to perform sufficiently, certain requirements must be met: • They must be large enough to handle the discharge. • They must have sufficient pitch to carry the water off quickly. • They must not leak. • They must not be clogged with debris. Gutters should be laid out so as to have the least ~~ impact on the architectural character of the building, while still accomplishing their functional purpose. Dormers Historically, a dormer was sometimes added to create more head room in an attic. It typically had a vertical emphasis and was usually placed as a single element or in a pair on a roof. A dormer did not dominate a roof form, as it was subordinate in scale to the primary roof. Thus, a new dormer should always read as a subordinate element to the primary roof plane. A new dormer should never be so large that the original roof line is obscured. It should also be set back from the roof edge and located below the roof ridge. In addition, the style of the new dormer should be in keeping with that of the building. Roof materials When repairing or altering a historic roof, one should avoid removing significant materials that are in good condition. Where replacement is necessary, such as when the historic roofing material fails to properly drain or is deteriorated beyond use, one should use a material that is similar to the original in style and texture. It is important to remember that wood was historically the most commonly used roofing material, and may be the most appropriate roof covering for some building styles. The overall pattern of the roofing m~ria a so determines per,,! whether or not certain materials are appropriate. For instance, cedar and composition shingles have a uniform texture, while standing seam metal roofs cause a vertical pattern. The color of the repaired roof section should also be similar to the historic roof material. Wood and asphalt shingles are appropriate replacement materials for most roofs. A specialty roofing material, such as corrugated metal, should be replaced with a matching material whenever feasible. ~~ ~~ Additions to roofs Historically, the most commonly seen object which extended from a roof plane (beside dormers) was a chimney. Therefore, if vent stacks must be used, they should be low-profile. Proper planning will help to insure that they will not negatively affect the overall character of the building. In general, they should be located on secondary roof planes. II~~ l~ t b vLSS It t C12y orAajieu Fl~.sWrlc Piraer`v"gY7Dr%~uidellners '' ~ ~~y.~ _='<`. ,. _, . , pege;SS.: _ ~, Y A dormer should be subordlna[e in scale to the primary root P34 Y/ ~" ..C/ ~~~~ Preserve the original roof form when rehabilitating a historic building. Treatment of Roofs 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. • Retain and repair roof detailing. • Where the original roof form has been altered, consider restoration. ~QeJ 7.2 Preserve the original eave depth. • The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Flat skylights that are [lush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. • A skylight or solar panel should not interruptthe plane of a historic roof It should be positioned below the ridgeline. 7.4 Anew chimney should be the same scale as those used historically. • Anew chimney should reflect the width and height of those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. pa~+e ~ ,.,. „~t ~ ~i ~'' .'City of As~ieln,FUstodc.Pi•esBrvallon Gvidellnes Inappropriate: Roofmountcd solarpanels should be mounted flush with die roof and should no[ extend above the ridge. P35 2oojs 7.6 Anew dormer should remain subordinate to the historic roof in scale and character. • Anew dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights ` n , ,t exist, they also complicate the roof and may ~" not be desirable on very simple structures. Materials 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. P.u/ • Specialtymaterialssuchascon-u atedmetal or concrete, where original to a building, should be replaced with a matching material. 7.8 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. • Replacement materials should be similar to those used historically on comparably styled buildings. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashingshouldbetin,lead,orpaintedmetal / and have a matte, non-reflective finish. The ,t/~n/ coloring should match that of the rimary ii roof material. ~UOpp~ ~~ Ci(ygfAspen tfl4todC 13eservatim ~ufdeilnes ~~,' -'=`'.. _+,- .. ~~ ~ :P$?' Anew dormer should fit within the existing wall plane. I[ should 6e lower than the ridgeline and in from [he eave. When repairing historic structures. use materials which match the historic pattern, texture, dimensions or details. This historic shed has been re-roofed using rusted corrugated metal. ~~M~ P36 ~fl~ ~~~~ G~~~ r ~`~ ~~ Pa$e ,': 7.9 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. • A metal roof material should have an earth tone and have a matte, non-reflective Finish. • A metal roof with alead-like patina also is an acceptable alternative. • Seams should be of a low profile. • A roof assembly with a high profile seam or thick edge is inappropriate. 7.10 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed creates a false impression of the building's original appearance, and is inappropriate. 7.11 Minimize the visual impacts of mechanical equipment on rooftops as seen from the public way. • Mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. • Uselow-profilemechanicalunitsonrooftops so they will not be visible from the street or alley. • In general, mechanical equipment should be vented through the roof, in a manner that has the least visual impact possible. Direct vent fireplaces will not be permitted to vent out through a building wall that is visible from the public way. 7.12 Design gutters so that their visibility on the structure is minimized to the extent possible. • In most cases, downspouts were not a part of the historic character and new ones should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. ~CI ty of Aspen, Historic Preservaflon Guldettnes MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Amy Guthrie, Historic Preservation Officer FROM: Sara Adams, Senior Planner RE: HPC Awards 2009. Discussion of nominees ~- DATE: January ] 3, 2010 SUMMARY: This year's awards will be held in February during a City Council meeting. Descriptions of the awards are below and photographs of completed projects eligible for the awards are attached as Exhibit A. Aspen Historic Preservation Honor Awards Since 1990, the Aspen Historic Preservation Commission has celebrated local historic preservation successes by presenting awards to individuals, companies, and projects demonstrating excellence in preservation. There is no limit on the number of awards that may be presented each year. I. Evaluations take place each year and must meet the following criteria. Listed below are the categories of which projects may qualify. Awards are selected solely by HPC. 2. In order to assist their evaluation, a point system has been developed. The award categories and criteria are based on a number scale (1 is the [east outstanding and 5 is the most outstanding). All projects that meet the following criteria will be considered: • All projects must be located within the City of Aspen • All projects must have been completed in the last year Restoration/Rehabilitation (which may or may not include a new addition (maximum of 40 points) o The quality and compatibility of design (including landscape) and workmanship with the historic resource (5 points) o The quality of new materials and restoration of historic material in accordance with the Secretary of the Interior's Standards (5 points) o Sensitivity to the building's historic and architectural character (5 points) o The impact of the project on the surrounding neighborhood/community (5 points) o An outstanding example of creative work within the HPC design guidelines (5 points) o An outstanding investment of time and money in restoring a building and landscape to it's historic appearance (5 points) o Adaptive use of a historic building that enhances the interpretation of the historic resource (5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history (5 points) Potential Projects: ^ 707 N. Third Street (Carol Craig: owner, Al Beyer: architect, Doug Throm: contractor) ^ 320 W. Hallam Street (Argent Wood, LLC: owner, Derek Skalko, One Friday Designs: architect) ^ 212 W. Hopkins Avenue (Dana and Tim Presutti: owner, John Galambos: architect, Keith Webster: contractor) ^ 214 E. Bleeker Street (Kris Church: owner, Dave Rybak: architect, Keir Jones contractor) New construction within a historic district (maximum of 25 points) o The quality and compatibility of design (including landscape), workmanship, and materials within the historic district (5 points) o Sensitivity to the district's historic and architectural character (5 points) o The impact of the project on the surrounding neighborhood community (5 points) o An outstanding example of creative work within the HPC Design Guidelines (5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history (5 points) Potential Projects: ^ 308 E. Hopkins Avenue (old La Cocina site) (JW Venture LLC: owner, Charles Cunniffe: architect, John Olson: contractor) ^ 426 E. Main Street (Main and Galena) (Millennium Plaza LLC: owner, Poss Architecture: architect, Hansen Construction: contractor) The "Extra Effort" Award (maximum of 25 points) This award is for an individual or group that has taken extra steps to preserve a historic resource. o The participants' dedication to look at creative options in an effort to find the best solution for the project (5 points) o The participants' willingness to volunteer designation of a property or to sacrifice some aspect of a property's development rights (5 points) o The quality of design (including landscape), workmanship, and materials (5 points) o Sensitivity to the district's or building's historic and architectural character (5 points) o The impact of the project on the surrounding neighborhood/community (5 points) Potential Projects: In addition to the projects listed above, there were 2 voluntary designations in 2009: ^ The Crandall Building (630 E. Hyman Avenue) (Greg and Jane Hills: owner) ^ Panabode (600/612 W. Francis Street) (Jack and Marissa Silverman: owner) The Elizabeth Paepcke Award (maximum of 20 points) This award is for an individual or group that has been along-time preservation leader, demonstrating commitment to historic preservation or for an individual or group who has lead an outstanding one-time preservation effort that has had a clear impact on Aspen. Elizabeth Paepcke Award Criteria: o The overall quality (crafrsmanship, design, landscape, programming) of their work (5 points) o The innovative interpretation and enhancement of Aspen's heritage through their work (5 points) o Their dedication to preserving Aspen's heritage (5 points) o Contribution of their work to the Aspen community (5 points) Potential Recipients: Bill Stirling for his constant support for HP as mayor in the 1980s, task force chair 2008-9 among other efforts. The Welton Anderson Award (maximum of 20 points) This award is for an individual or firm that has contributed to Aspen's built environment through outstanding new design over a sustained period of time, or through one particularly important project. Welton Anderson Award Criteria: o The overall quality (craftsmanship, design, landscape) of their work (5 points) o Sensitivity to context (5 points) o The innovative interpretation and enhancement of Aspen's heritage through their work (5 points) o Contribution of their work to the Aspen community (5 points)