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HomeMy WebLinkAboutagenda.hpc.20100210ASPEN HISTORIC PRESERVATION COMMISSION FEBRUARY 10, 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 (Nett resolution will be #3) VII. OLD BUSINESS A. NONE VIII. NEW BUSINESS -PUBLIC HEARING A. 630 E. Hyman, Crandall Building, Final Review -Continue Public Hearing to a Date Certain. IX. WORK SESSIONS A. Aspen Area Community Plan -Historic Preservation Element (lhr.) B. Design Guidelines -Nuts and Bolts preservation (1 hr.) X. OTHER A. XI. 7:15 p.m. Adjourn Provide proof of legal notice (affidavit of notice for PIS Staff presentation Applicant presentation Board questions and clarifications Public comments (close public comment portion of hearing) Chairperson identified the issues to be discussed Applicant rebuttal (comments) Motion No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. P1 TO: FROM: MEETING DATE: RE: MEMORANDUM Historic Preservation Commission Ben Gagnon, Special Projects Planner Jessica Garrow, Long Range Planner February 10, 2010 Aspen Area Community Plan Update, HPC Goals REQUEST: Community Development Staff requests that the HPC have a discussion on their goals for the Historic Preservation Program in order to include them in the P&Zs' discussions of the Historic Preservation chapter in the AACP. DISCUSSION: Community Development staff is providing the HPC with some basic information on what we've heazd from the community through the AACP update public process. This background is not intended to limit the HPC's conversation, but is intended to provide an overview of the kinds of issues the P&Zs will be discussing at their meeting on Historic Preservation on August 25`h. In genera], the community comments fell into the following broad categories: • Should we preserve buildings from Post-War Aspen? Should we explore preserving the interiors of some publicly-accessible buildings? When asked if "it is important to preserve structures from Aspen's Post-Waz history, such as European chalets, and modernism," 19% of participants stated "Yes; it's important for our history," and 37% of participants stated "Yes, but only the most superb buildings. " A total of 23% stated "No, I'm not convinced yet, " while only 19% of participants unequivocally stated, "No, we've preserved enough. " On the question of preserving historic interiors, there was no cleaz direction from participants on this issue. Only 47% of participants felt that "interiors that truly reflect the time period they were built should be designated, " while 53% thought "the City should not be in the business publically accessible." of designating the inside of buildings, even if they are THE AACP: WHAT SHOULD WE CARRY FORWARD? The 1993 and 2000 AACPs, as well as recent community feedback, were used as a basis for the draft update of the AACP. On the topic of Historic Preservation; it may be helpful to get HPC feedback on language in the existing 2000 AACP. Should certain statements be carried forwazd? Should some statements be strengthened? Regazding Historic Preservation, some of the key statements from the 2000 AACP include: P2 Philosophy: "Aspen's distinctive history is irreplaceable, whether it be the late 19`~ century miners' cottages, the Bauhaus buildings introduced by architect Herbert Bayer, or the faux chalets built by ski instructors in the 1950s and 1960s. Aspen is not a great example of a mining camp; the architectural context is much more varied." Polic : "Retain and support an eclectic mix of historical structures in our community." Philosophy: "Decades of economic booms and busts have brought significant changes and periods of redevelopment to Aspen. This .opportunity for constant revitalization of our town must be directed in ways that continually enrich Aspen rather than challenge its heritage." Philosophy: "While the overall goal of protecting individual sites or the historic character of a lazger azea aze foremost, the preservation process must be one of reason and balance, predictability and economic fairness." LINKS TO OTHER TOPICS: The updated AACP will include a discussion of how each topic is linked, or has a relationship with, other topics in the plan. If the HPC has time, staff would be interested to heaz about any specific linkages that should be highlighted. Staff has also outlined some linkages below that might come up throughout the P&Z's discussion of Historic Preservation. Sustaining the Aspen Idea: This is a new topic in the update of the 2000 AACP, and is meant to focus lazgely on Arts and Culture, while recognizing the uniqueness of the Aspen Idea's conception of balancing mind, body and spirit. The Aspen Idea emerged in the Post-War era and some remaining buildings reflect what was happening in Aspen during this time period. Environmental Quality: The Historic Preservation Commission guidelines currently accommodate renovations to buildings that can increase energy efficiency, while allowing for the protection of azchitectural features and elements. Economics: Historic Preservation is important to the economic sustainability of Aspen as a resort. Heritage Tourism is an acknowledged element of amacting visitors. Attachments: Exhibit A: Lazge Community Meetings, Keypad Question Results Exhibit B: Community Survey Results Exhibit C: 2000 AACP Historic Preservation Chapter P3 Exhibit A: Large Community Meeting Results, Historic Preservation Questions 32.) Historic preservation is important to me (Select one) Responses Strongly agree 37.14% 155 Agree 42.43% 177 Disagree 12.12% 51 Strongly disagree 7.80% 33 I don't know enough to have an opinion 0.51 % 2 Totals 100% 416 33.) Historic preservation is vital to Aspen as a community, and as a taxpayer I would be willing to support it through a new dedicated public fund. (Select one) Responses Strongly agree 10.54% 43 Agree 26.84% 110 Disagree 24.05°%. 99 Strongly disagree 29.43% 121 I don't know enough to have an opinion 7.61 /° 31 does not matter to me Thi 1.50% 6 s Totals 100% 41D 34.) In order to illustrate Aspen's history, I think it is important to preserve structures from Aspen's Post-War history, such as European chalets, and modernism. Select on Responses Yes, it's important for our history. 19.28% 80 Yes, but only the most superb buildings. 36.58% 153 No, I'm not convinced yet. 22.52% 94 No, we've preserved enough. 19.15% 80 I don't know enough to have an opinion. .2.23% 9 This does not matter to me. 0.24% 1 Totals 100% 417 35.) In terms of the interiors of historic publicly accessible buildings, which best describes your position: (Select one) Responses f believe that interiors that truly reflect the time period they were built should be designated. 46.92% 192 I do not believe the City should be in the business of designating the inside of buildings, even if they are publicly accessible. Exterior preservation is good enough. 53.08% 217 Totals 100% 409 P4 Exhibit B: Community Survey Results, Historic Preservation Historic Preservation Voter Full Time Second All List Homeowners Homeowners Homeowners Importance of topic 50% 49% 65% 55% Assessment of topic 57% 53% 61% 56% Note: Survey uses a scale of 1-5, 1 being the lowest and 5 being the highest. The figures above add the results of those who chose 4 or 5. Full time Second ALL VOTER Homeowner Homeowner Homeowners LIST Support of reaching consensus on Post-Waz Preservation 33% 48% 39% 35% Survey uses a scale of 1-5, 1 being the lowest and 5 the highest. The figures above add the results of those who chose 4 or 5. P5 Jessica Garrow From: Steve Centofanti [steve.centofanti@yahoo.com] Sent: Thursday, February 04, 2010 11:11 AM To: Michael Fox; Mick Ireland; Jessica Garrow; Steve Skadron; Derek Johnson; Dwayne. Romero@ciaspen.co. us Subject: Re: Aspen Club Project Thank you, Stephen Centofanti C.Ped. Bio-Performance Orthotics LLC 124 Forge Rd # 102 Aspen, CO 81611 970-688-0342 Steve centofanti~a yahoo.com From: Steve Centofanti <steve.centofanti@yahoo.com> To: Michael Fox <mfox@aspenclub.com>; Micki@ci.aspen.co.us; )essica.Gardow@ci.aspen.co.us; Steve.Skadron@ci.aspen.co.us; Derek.Johnson@ci.aspen.co.us; Dwayne.Romero@ciaspen.co.us Sent: Thu, February 4, 2010 11:07:57 AM Subject: Re:Aspen Club Project Deaz Town Council, Aspen was transformed into aworld-famous resort by Intellectuals,writers,composers,scientist and people of the likes of Paepcke and reflect on the long list of greats that comes into your thoughts... They came here to share their works and dreams. Not anywhere else in Colorado."Times have change over the many decades that have shaped this amazing town of ours.But we have to remember what this town was based on....The" Aspen Idea "- was to create a place "for man's or woman's complete life...where he can profitably by heatlhy, physical recreation, with facilities at hand for his enjoyment of art, music,and education. The purity of their visions has been altered and maybe lost by the new times ,but we need to respect what that "Aspen Ideal " is about and not lose sight of it! (it's your responsibility, and not get caught up on the now, but our future for our families and children.) I would like to speak from my heart, we need places like the Aspen Club and Spa, Wheeler, The Institute,and list goes on and on ....of excellent facilities that the "Aspen Ideal" has accomplished over the yeazs of development.The Aspen Club is an integral part of this valley's community with employing over 200 people ! They aze a "destination facility "for world wide client's and many locals for: the Sport's Medicine Clinic,Spa, Gym, Salon and the countless other programs they provide.It always seems to me when someone in our community needs a helping hand Michael Fox and the Aspen Club aze their with their arms wide open to provide help or donations for our great community.(please close you eyes for a moment reflect why you moved here and how many times the Aspen Club was part of your life or someone close to you !)Now do you think we should not move forward on a project, that is the heart of the "Aspen Ideal " if so please think about where you sit as a town council member and a leader in your home town community.... The "Aspen Ideal" started in 1902 when does it dye....? P6 Thank you, Stephen Centofanti C.Ped. Bio-Performance Orthotics LLC 124 Forge Rd # 102 Aspen, CO 81611 970-688-0342 Steve. cento fanti (a),vahoo. com 1902 was the great yeaz when Elizabet Paepcke was born. ~~thi~' ~- o a Historic Preservation 38 YGTE. rendenngs tlepic[ olu and new x future aspects of the community. P8 •' Historic Preservation "' Intent •Preserve Aspen's irreplaceable historic resources. ~ Philosophy The mission of the preservation community is based on two interlocking convictions: a desire to safeguazd a broad representation of our region's cultural, natural, and historical treasures; and, the belief that by promoting appreciation of our history we maintain a "sense of place" and a sense of community while strengthening our local economy through tourism. The wealth of buildings, traditions, and stories that one generation leaves to the next are inherited assets. The purpose for encouraging preservation is to protect those assets for the enjoyment of present and future generations. Aspen's distinctive history is irreplaceable whether it be the late nineteenth-century miners' cottages, the Bauhaus buildings introduced by azchitect Herbert Bayer, or the faux-chalets built by ski instructors in the 1950's and 60's. Aspen is not a great example of a mining camp; the azchitectural context is much more varied. Our heritage also includes a rich intellectual, recreational, and social history. Our town's unique chaaacter is what attracts visitors and residents to our com- munity. We must continue to build on what we have by authentically preserving historic structures and creating thoughtful new buildings that encourage and shape that feeling of historical continuity. Every marker of community spirit brings us closer together. Aspen should strive to be a lively and viable resort communit}~, not a theme park tourist destination. We recognize that the travel and tourism industry is a powerhouse for economic growth and that the development and mazketing of tourism is necessary to sustain our local economy and way of life. Decades of economic booms and busts have brought significant changes and periods of redevelop- ment to Aspen. This opportunity for constant revitalization of our .town must be directed in ways that continually enrich Aspen rather than challenge its heritage. We must consider what we hope to pass on to future generations. A historically significant building tom down is an asset destroyed, whereas a building that is respectfully restored continues its useful life. While the overall goal of protecting individual historic sites or the historic character of a larger azea are foremost, the preservation process must be one of reason and balance, predictability, and economic fairness. The importance of historic preservation may not at first be appazent to members of the community who aze struggling to earn a living or to those who aze new to the community. It is possible, however, to let history inform all levels of development through sensitivity to scale. Many land use policies that have been implemented defy the traditional development pattern in Aspen. We encourage returning to higher density development within the tity limits where appropriate. To promote and perpetuate historic preservation and to protect and preserve Aspen's distinctive cultural heritage. we must assist those involved to understand Aspen's history and its current vision of itself. We must raise community awazeness through education and communication. A community united and firmly grounded in local circumstances can accomplish much. 39 ~ Historic Preservation 0 Policies • Retain and support an eclectic mix of historical structures in our community. • Provide support and . education for the preservation of historic resources. • Ensure that the rules and regulations regarding development and historic preservation in our community create projects that aze consistent with our broader community goals. Goals A. Create a more vibrant town with appropriate mixed uses and a vaziety of building sizes. Allow historic patterns to .inform new development throughout town. B. Work to improve the Historic Preservation Commission (HPC) review process. C. Do not approve "copytecture" solutions. Encourage sensitive additions and talk about compatibility in terms of "sympathetic, subservient, and contextual." D. Refine the Historic Preservation review process to make decisions less subjective. E. Improve compliance with the recom- mendations and "Conditions of Approval" of the mandatory review process. F. Protect all buildings and sites of historic significance. G. Improve communication, education, and advocacy for historic preservation, and create better tools to accomplish this goal. Raise community awazeness of the importance of preserving our local history and of the value of having a Historic Preservation Commission. H. Maintain and add innovative ways to make preservation work in Aspen, such as the historic landmazk lot split. P9 40 P10 P11 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Update to Design Guidelines- Chapters 2-7 DATE: February 10, 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 Postwaz 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 chazacter defining elements of most historic buildings, specifically building materials, windows, doors, porches, azchitectural details, and roofs. Attached aze the 2004 amended versions of these chapters, with hand-written mazk-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 aze needed given experience in using the document. Overall, staff believes the proposed edits aze 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 primazily 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, aze we providing enough material about new technologies and energy efficiency? HPC should also read the guidelines to ensure that they aze useful for a vaziety of building types (residential, commercial, and civic buildings) and styles. P12 ~, - ~Vt~ ~tnu' P`jt 3 Materials Chapter 2 Building Materials Policy:. Historii building, materiels should be preserved in p~a~~; whenev~rfe@sibie. When the material is damaged, then limited repa~ement that i~a#ches.the originaf in appearance should be considered.:: Primary hisib building materials should never be'covered or subjected to harsf~ 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 ~~~ ~ I II i ~~ I I Shingle Shlp-Lap I _ Clapboard Board & Batten ~It~-~~ I r ... 1_ .,,f Brick Ashlar Stone ~ Typical historic siding materials are wood, stone and brick. Srone frequently was used for foundations and trim elements although a few commercial structures are entirely stone. Other Post World When deterioration occurs, repairing the material war Il materials include stucco and concrete mock. rather than replacing it is preferred. Frequently, ~l~.Y~ py~I W y.J~y tr, :; Cltyorl45plC13lgtk/wCI1?BHitA Y~17[lF,t7OtS v, ~. ~_ c~Yd ~ E ~ ~~~ _ .: ,xY„'/E r .. .~ l~`~. P14 Chapter 2 Ashlar stone is a significant feature that 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 alt materials~p~t weather over time and that an aeed finish, or (' _~ patina does not represent an inferior material, but T ~' -simply reflects the longevity of the building: ~,SC~VV Preserving original materials that show signs of wear is therefore preferred to replacement. Rather than replace siding, some propetKy 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. ~ Q,1,t/ If so, then the Commission will determine the applicability of these guidelines on acase-by-case basis. ~ '" .., .._ ~~"+ ~ `u~; .... ° ~ Y,Yty otAs~rt~~IlstorlcPres_en~eq©ri Gut7Mtlma: SR „~ ,: C ~ £ Decorative wood siding should be preserved. fl ~ ~~ ~i ~~ . wig t ~s ~~ Treatment ofMaterials p.v,~ I~vtd IM S ~P. 1~' ~~1~ P15 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. p~,n~[' • Wood shouldbepainted,stainedornatural, ~~`" J,JI/ as appropriate to the style of the building. Repair ofMaterials 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, Joint width 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 substrate. Also, use compatible paints. -~ ~v t ~.~ 1 ~.Q.9, 2, 2 ~ Z .3 ~,oo~-' IQv~ld ~ ~~~~~ . cttyuraaPe.,rtistarrcrresers~aeoarv7deilo~ ",~_` ~,~~~.~'. , .~~. r .~x.;,~ae5z r Protect wood features from de[erloratton. Maintain protective coatlngs to retard drying and ultraviolet damage. If the building was painted originally, it should remain painted. P16 Chapter 1 • 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 Matchtheoriginalmateria]incomposition, 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 thoseshould bereplaced,nottheentire wall. 2.5 Do not use synthetic materials as I , . ,, / replacements for primary building materials. ~'/p~~t ~ ~ 11 ~ • 1 ~ ~V~ "j Primary building materials such as wood 1 ~S'\~v, S ~ ` ^ ~~ ~ ~~( j _ siding and brick should not be replaced ~~ l~ 'a"1.SS with synthetic materials. 1 ~ ~ I ~ Synthetic materials include: aluminum, j/~ l0 ~V U `~~ vinyl siding, panelized brick, Hard,~Plank ~~''"~ 1 - L , t~ ~~ and other cementitious boards. ~~ I ~~-~(/ U ~I d(~dl I EIFS (synthetic stucco) is not an appropriate replacement for real stucco. SD IS >~' ~v'c.DV~ , ~t ~ V a ~~ C~S 1/1 !1~-~~~ iZ~ Suc11~ ~ a ~~~ ~~1-~" ~ ~ s~ ~ e fopi,r. ~~S GD` U 1Nti ~ .j ~ d ~,s-~~ (u ~ ~ . ~~ pa°ge38 '.,,~.=" ~, ~'? i t .:~'...~~ ~rx.~~`s_~.t~kt*; ~; ~.,~ ~ ~. ,:_ ~..:.r..-- ° -~. .uTtr~s"ercfa~#'on-f',sue1 Brick used in early Aspen buildings may be cromparatively soft. In such cases, do not use mortar with a high portland cement content. which will besubstantiallyparder than the brick anddoes not allow (or expansion and contraction. The result Is deterioration of the brick itself. xv ~~ '. ~~ P17 " 'f ~~~'~ Building Materials Covering Materials 2.6 Covering original building ma vials with new materials is inappropriate. • Regardlessoftheircharacter, ewmaterials obscure the original, histori ally significant material. For example vinyl siding, aluminum siding and new stucco 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 PiWEt.s CwElt CRIdN4j. STON E Historic building materials or features should not be covered. ~~ qty ofASpen Hfatw7c PreserSatloe f~uidetlnes ~. C'r~. _ 4 .,Y-4 a.'p8g5~.59' T Consider removing inappropriate covering materials; examples include vinyl, aluminum or composition siding. P18 Chapter 2 Windows Chapter 3 Windows Poltcy The character-defining features of historic windows. and their distinctive arrangement on a wall hould be preserved. This is especially,important on primary facades. In addition; new windows shouldbe 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 P19 CHy of Aspen fHstoMc$Pr`eser+atforrGuldeilnes' ~ a~~ ,+ -... `". p~ ~' e r ," r7~$e 51:: 2" ~. ~ Windows are important character-defining features of historic structures in Aspen. Their size and proportions, the number of divisions and [he design of their trim elements all contribute to their character. P20 are also important features. Most historic windows were made of wood although some styles, such as Modernist buildings, have metal casement windows. In 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 lower sashes 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 ]f 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 i~ 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 treaunent 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 Geometric Appropriate for: • Queen Anne • ]talianate • Second Empire Typical window types on hisroric buildings in Aspen. Play. _. ~''~ ..City ofAsp4a Historic Prrservazioa Guidelines: P21 Windows Wal I Glazing Sash Sill Head Muntin Stile Stops Jamb Casing Rail Typical double-hung window components. 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 ,~,iJ ~ 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 Cfts'~`br~~?t7c°~resaz`rVa"I~" ~YIA.~_ t '4".*t' ~ r.. c~tt'^ ':r s~ _ , ro""~~, ~ €~ ~~. Ifa storm window Is [o be installed on [he exterior, match the sash design of the original window (as this one does). P22 ,u : - 5 components should match the original in dimension and profile and the original depth of +~,,,~ y ~ the window opening should be maintained. l ~, ;,"' . A frequent concern is Che material of the ^i-~ 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 i t ~/~ ~~~°!~~ wopodb, fore ample, then use a wood replacement. Wh Ott p g ~?01'>/'~gv~ln ~-1~ouJ1~ ~~1~ e e lacin a tstoric do it is im ortant jy„',,.,~~' „} to preserve the original casing when feasible. This ~ ~~~~ t • trim element often conveys distinctive stylistic features associated with the historic building style ~„QM-~'~ W ~'` and may be costly to reproduce. Many good ~ ~ `~,~' ,~, window manufacturers today provide ~ " " replacement windows that will fit exactly within ~t~4~ lo-"~ "' historic window casings. The most cost-effective energy conservation measures for most historic windows are to replace the glazing compound, repair wood members and install weather stripping. install weather stripping. These steps will dramatically reduce heat loss while preserving historic features. tn1N~ 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 PB$E8d ~_ . ~ - . ,. " !r'' ... ., .~*iiyat#~,.Fpep%H9etn€1cl'leaer~atltin Guldellces. V/henreplacinga window, thenewoneshouldmatch theappearance of the original as closely as possible. P23 Windows Treatment ofWindows 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 conditio"ns~ permit. ~p by • Preserve the original glass „ W 11~,t„ t ~,~t~~~ 3.2 Preserve the position, nu er 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 of somewhat different detailing, etc. • Preserve the historic ratio of window 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. Original opening has beer, blocked dowr, ~ ^ ^ N Discouraged HlstoMc Preservethesizeandproportionsolahistoricwindowopening. 1 he new window (on the left) Is smaller than the historic window and is inappropriate. Preserve the position, number. size and arrangement of historic windows in a building wall. 8 ~6 ~,~, Appropriate _~ r',,i, .'~ .,` ;:~o-, !. i /,. ~_+. Inappropriate Preserve the historic ratio of window openings to solid wall on a primary facade. Ctty'a'r,A'aji~e~9sdorlc t5ieur'Jatfioa~~i?tk'~aes - SFr,', r ,. ,- ;...:. page 55. G..Yy' P24 Chapter 3 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 wind ow shou Idalso 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 1 _ materials that are the same as the original. f" ~~ • Using the same material as the original is ~ 1' D i,tJ required. S ~ vLt I ~a/'. l v'ad~-' `~"~`' .~ s ~~ Acceptable replacement profile Section Through Window Sill When replacing a historic window, match, as closely as possible, [he profile of the sash and its components [o that o(the original window. This example is primarily for historic wood frame buildings of the mining era. ~~ ~C : ~ ~1 Fe~i-.-. ~~.,' :~ ,a .eu~`~.'. ~.S". m..n-. ~;z>. ..~',a o-,~,~° _ ....3+e.-5#rur..2S~~~~S'~{G xxux.. wri_~~~ ~~~ Historic profile Unacceptable replacement profile P25 Windox~s 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 [he 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 ~~ be preserved. Energy Conservation and Natural Ventilation ~p,~,~ 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Instal]astormwindowontheinterior,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 opening 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 o(energy through the single pane of glass found in the historic window. 'GYty bPrU,pen#Itsfvrrc Preserve"t~n ~uldetines- .., c:`r~ , y ;+:=. _.., , v±„ x. ?' .., ;': n . ,r ,.~=,psge 8i' If a stottn window Is to t>e Installed on the exterior, match the sash design and material of [he original window. P26 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. pegb:&~~ ~ t ~. <7_ ~ .. ~ ,.~ Gdr~, =., w~ ..,J~Cira"~tilsp?n H15tpricY~'re,£era'aHastC+t)dedmp; P27 o~~rs Chapter 4 Doors Policy: The character-defining features of a historic door and its distinct materials. and placement should be preserved. In addition, a new 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. '1 ~ d1M~° is ~~ a c-e~ w l ~ ~~ to ~ it d t~ t N S-e-~+~~ Sbo~ ~ Key Feature$,bf Historic Doots I)oorfeatures 7 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 '~` ~~ Door types found on historic structures in Aspen ~~VS ]nclude: 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 L,IP.t~/ buildings have full-life Qlass doors, ~• Transoms and sidelights -Some buildings have a rectangular transom above the door ^, -1 ~ or a rectangular sidelight flanking one or X/V. 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 doordifFcult 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 above house at3o3E.MainS[reetwasbuiltinl8 Sand is an example of a house with two frontdoors. ~ ` : ~~ ~~ a ~ll~iic3'I W 5~ L 1/1 ~'~`t' lit L ~ V t o-~h City ofA'spen fl9ssmrlc l3reservatin}I,'tiuYdE!lties e'"'b. ,.~,, r 7~*'~ , ~ ' P~$~: ~~~ ~ P28 I II ~i I '~ I I~1II11 ~I I Glass Paneled Doors '. i Typical primary door types seen in Aspen historically during the mining era. ~. -_ fir'(tt +-+ ~-4 ~- -- Fluoh fact Imltatlon door with "Dutch" door 5mail lights Sliding Aluminum patio door Liappropriate doors for use m 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 rather 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 [he 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 pe~ the HPC considers all exterior doors, like other l~^ ex materia s to a sign scan , owever, in some cases, a door in an obscure location, or on t e r1T-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. pa~~6 _,. ~~%'~ - ':C1YyofAsped-HlsCbrlcFr~~rEmtlanGu7dedne4 w P29 ooo,•s 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 to the exterior of the door. If a storm door is to be installed, it should match the design and materials bf the original door. A screen door may also be added to improve , , I , 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 `~ ~'v S u door was wood, then using a wood replacement i ~ b~p~.~1/'V'~ is appropriate. 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, i Cltyofrlspen~tstartc-Asesei+aHon"'t~ulftefnes- ,. ~~rp': .,. ... .'.per„,_k ,...~, `'P~.~1:~ P30 f-1 Appropriau Original opening has been blocked down 0 Inapproprlau Maintain the original size of a door and its opening. Treatment ofHistoric Doors 4.1 Preserve historically significant doors • Maintain featuresimportanttothecharacter of a historic doorway. These may 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, keepthe doorin place,inits 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 d~o••'o'r. ^' 9.2 aintain the original size of a door and its ~~ 1 1~ opening. ~~.y • Altering its size and shape is inappropriate.S~p It should not be widened or raised in height. L` ~~ 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. • For additional information see Chapter 16: Painting and Maintenance - General Information. ~/1.~ Pe~!48 ~"' .~ ~ ,? ,. .. 'ti 't'~'+ ,. .., . : Glty afAspeufL;tasfsPseservatton Gatdetines: Maintain features impm~tant to the characterofa historic doorway. Donor change theposi[ion and function oforiginal frontdoors and primary entrances. P31 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. • Ahistoricdoororscreendoorfromasimilar 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 in installing a new door opening (in a newlocation) may be considered on rear or secondary walls. • Anewdooropening(inanewlocation)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 ~~/w ~~ Doors and color of the original door. P32 Door Hardware and Finish 9.8 Exterior door hardware should be in scale ~ , , / with the door and appropriate to the style and rn~~ finishes used on the building. 1}age~.7~*ePe n:.# ,.~`~' .s'°~' _~, r£~. "; „~} ., a s . ~+u~t,<.'': .. -' „'Gi;Yt+!'dLsFe»HlsfortcP!?ser?'atWn Getdellaey P33 Porches Chapter 5 ,mod ~. 7 tt Porches '' aid ~~ cam l~ • Policy: Where a porch is a primary character-defining feature of a front facade, it ''.should be maintained. (f the"original p_orch~is r>fiissing, t}~e r~riginal design should be restored or;,a replacement sfitiuld be constructed' to lie in character with the historic building, in terms bf its scale, materials 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 the 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 V`~'~ These elements often correspond to the architectural style of the house and therefore, the building's design character should be considered before any major rehabilitation or restoration work is done. ,/ Porches have various functions: they orient buildings to [he street, tie houses to their larger contexts and are often catalysts for personal interactlon ht the 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. etry at!~spetS Hlstodc„ ~wd~liYas ~ , .. @~;`~' ~ Pege.7£ r P34 ~ ~~~~~~ ~_ ~~ Reconstructing a parch 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 [he 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. 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 the 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 [he 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. Eor these reasons, porches may not be enclosed, with very few exceptions. peg! 7G. tE a;ti+ s.: a~£ . w ~~. _ (~'~~ m ~°..* ~~~,y "y a ~~' ~.' ~ -.,:1.'l~S~ir°°xs^a~. ..., ._...,. r A porch is an important character-defining feature. Repairing rather than replacing porch elements is the preferred approach. P35 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 ofPorches 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. • RQmoving an original balustrade, for exam, is inappropriate 4 n D l~ 5.3 It is not acc 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 [he 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 overal I characterof[hespecificbuildingstyleshould tom'"" be considered as well. • The use of plastic curtains q$~i~c~n porches is not permitted. `~~/ ~ • opriate. Reopeninganenclosedporchis a 1 t~ J. n n r117Vi~ Porches Avoid removing covering historic materials and~(etails on a porch. ~vop. ~jutld I"~ Areplacement railingshould match [he original, when evidenced( its character is available. The replacemen[ railing in the top photograph is in scale with that seen historically, whereas [he balusters are spaced [oo widelyfor the styleof the house in the photo above. P36 s k,t ^,,~ l~ If por h replacement or reconstruction is necessary, match origi al inform, character and detail. ~ ~ ' ~~~~~~ ~ ~~ ~ ~ Porch Reconstruction 5.4 If porch reconstruction is necessary, match the original in form, character and detail, j `k+~ ~p i • Matching original materials is strongly ,vi preferred. Alternative materials may be ~~0~ ~ ~ considered when detailed correctly and ilS 1 ~1 ~~v painted appropriately ~~~v t~ • 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. Steps and Handrails 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 FB ,. _. _~„ ,~r .;' ~tr'~ ... ,'a~,=..,r~lw~ac..~~#t ...,ixdb,e ~aGtoa ;."fit, .:.'. (e When original balusters and rails are missing, such as In this example, replace them [o match the original proportions and spacing. Architectural Details Chapter 6 Architectural Details Policy: Architectural details help establish a historic liuifding'ss~istlict vist~l ', character, thus, they should be preserved wheneve"r feasible:~t~`arcflitectt~ral 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.~nToth cases, the character of the N„ details contributes to the si nificance of historic properties. eatures such as window hoods, racb kets 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 necessaryto replace original materials with stronger, more durable ones. Substitute materials may be considered when the 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 P37 Cityvf~ls"P±nFll¢EO'tisY'r~i%a ~~fetlt~e5 3 ~ "~6rL+; "r ,,y. ,. .. „-. p~~~;. Srone dentil moldingsare key featuresof these buildings thatshould be preserved. P38 6 Molding !'~ i Section stored ~ for restoratlor,. a.T r ~ .~ Padding ``~ protects .~ molding while it ~=~ i5 stored. Label notes where piece i5 from. When disassembl y of a historic feature is required in a restoration procedure, document its location so [hat i[ may 6e repositioned accurately. 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 components 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 match the original in size and finish. ~ ~VO~~~¢~, `~lln~ J. tr Pat~'~.". . = ! t~.'- .. ° `"~. .. 4~.c.~`:". Grw ,. . .~~.<.-.~~~~'nH~SMrL~.]'.}t95~!YB~P?!Gn7dgtlnes r Repair only those materials or features [ha[ are deteriorated. (Above photo is the "before" condition of the lower image.) P39 ArchitecruralDerails 6.4 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 nootherphysicalorphotographicevidence, then new features may be designed that are similar in character to related buildings. • Usingoverlyornatematerialsonabuilding 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 the building where they are to be installed. 6.6 Replacement of missing elements maybe included in repair activities. • Replace only thosepor[ionsthatarebeyond repair. • Replacement elements should be based on documented evidence. • Use thesamekindofmaterialastheoriginal when feasible. City ofAspen,Fl3sMde PttSer.KatlOn Gnld2llnes c!~d~+=. ,._ -. . 1~$e sl Appropriate: Where replacement ofa detailis required, oneshould remove only those portions [hat are deteriorated beyond repair. Match the original material in composition, scale and finish when replacing materials on primary surfaces. ~P/Ll/ P40 6 \" Q N~o~~ z 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, [he 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 conveysthevisualappearanceoftheoriginal material. For example, a fiberglass cornice may be considered a[ the top of a building. R41 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 to 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. ~~ 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 • Looseflashingaroundchimneysandridges • Loose or missing roof shingles • Cracksinroofinembranescausedbysettling 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. city oTlT,'3,penlfilstarlc -' 7-,... _-.° e4~'+. ~~ r ~ &~ ., !._-~.. PteS€r,,,,~.2toir"r~6lddln~.9. z,~ri .r ,~" s'„~-e`;~-~ .~-..+~~ .t a . ~ :'~ ~ Historically, roof shape was dictated by climatic considerations, which influenced form and pitch. P42 Gabled RooF ` ~~ Crow-Gabled Roof Shed Roof Mansard Roof Typical roof shapes seen throughout Aspen. (+n~ ~ _ _ , ~.w • . ,,. a '.- ~ '~C}ty o(AspenHds[orR.Pres?svaUon Call~tlne~,. r Flat Roof Hipped RoaF Gambrel Roof P43 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 VN" 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 mgteria a so determines ~. P~t,/ aoors 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 mat~al whenever feasible. ~ P~ 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. ~~ ` 11 K~UpT~ O/~ O ft ~a ~~ o ~ A dormer should 6e suhordfna[e In scale to the primary roof. P44 V ` V 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. 4`-~~ 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 flush 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 interrupt the 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. r ~ ar t - - C of ':Htstirrk Prrserrazton GutAell,res ~.. Inappropriate: Roofmounted solar panels should he mountedflush with the roof and should no[ extend above the ridge. P45 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 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. • Specialtymaterialssuchascorru atedmetal or concrete, where original to a building, should be replaced with a matching material. 7.8 New or replacementroofmaterialsshould 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. Flashing should be tin, lead, or painted metal and have a matte, non-reflective finish. The coloring should match that of the rimary tt roof material. ~Up~p~ it City%orAspen Hls[ode Presevaiim Z~,,"uideJ~nes ~ ~ ~ ctF'"i ;; t'~nx r ... µt ,.~ ~ •. ~'~:'Pe$t 8+'.; A new dormer should fit within the existing wall plane. It should 6e lower than the ridgeline and in from the 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. ~~il~~ P46 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 (~ _~t//~ impact. Where rooftop units are visible, it ~V may be appropriate [o provide screening j 1, ~~Q~ ./ withmaterialsthatarecompatiblewiththose ~\/ \c~J \ , ,J/" of the building itself. ~v~(" o Use low-profilemechanicalunitson rooftops t, n so they will not be visible from the street or rV)v ' 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 ofthehistoriccharacterandnewonesshould 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.