Loading...
HomeMy WebLinkAboutagenda.hpc.20150923 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING September 23, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS A. Please meet at 209 E. Bleeker at noon. II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. None. IV. NEW BUSINESS A. 209 E. Bleeker- Major Development Conceptual review, Demolition, Relocation, FAR Bonus, Residential Design Standards, and Variations, PUBLIC HEARING (5:10) B. Draft revisions to HPC guidelines, Chapters 2-7 (6:20) V. ADJOURN Next Resolution Number: Resolution #26, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. 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. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner RE: 209 East Bleeker St. – Conceptual Major Development Review, Partial Demolition, Setback Variances, FAR Bonus PUBLIC HEARING DATE: September 23, 2015 SUMMARY: 209 East Bleeker is a designated landmark located in Aspen’s West End neighborhood. It is a 6,000 square foot lot that is zoned R-6, Medium Density Residential with an allowable floor area of 3,240 sf for a single family home. The home has been in the Hayes family until recently. The applicant proposes to restore the miner’s cabin to its original form (there have been numerous alterations over the years including a new second story on top of the miner’s cabin) and construct a two story addition along the rear and side of the property. Variances and the FAR Bonus are requested. Images top left to right: Current condition of 209 E. Bleeker St.; east side view of 209 E. Bleeker; and 1904 Sanborne Map. P1 IV.A. CONCEPTUAL MAJOR DEVELOPMENT AND DEMOLITION APPLICANT: 209 Bleeker, LLC, represented by Kim Raymond Architects, 802 E. Cooper Ave., Suite 4, Aspen, CO 81621. PARCEL ID: 2737-073-20-002 ADDRESS: 209 E. Bleeker Street, Lots C, D and a portion of Lot B, Block 73, City and Townsite of Aspen Colorado ZONING: R-6 The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant HPC design guidelines is attached as “Exhibit A.” Background: The house has been heavily altered from its original form. There is minimal remaining historic material onsite and only a few photographs to inform restoration; nonetheless, this is a designated landmark and Staff is appreciative of the proposed efforts to restore the home. Some photographs are below: P2 IV.A. Images 4 and 5: Original east elevation of 209 East Bleeker. Construction of the second floor in 1978. Staff is concerned that the fundamental aspects of this project – site planning and the massing of the new addition – do not meet the Design Guidelines. Staff recommends a restudy of the project that preserves and highlights the historic resource. Design Guidelines are provided below. Staff’s concerns are outlined below. Site plan: The applicant proposes a two story addition that wraps around the historic landmark. A one story connector piece is proposed to link the new and old construction. The new two story mass adjacent to the landmark is located about 18’ back from the front of the landmark. Staff P3 IV.A. finds that its placement, both alongside and behind the historic resource, overshadows the Victorian and that there are other solutions for the 6,000 sf lot. Mass/Scale: The applicant originally submitted two roof forms for the addition – flat and gable. The applicant decided to proceed only with the gable roof option after comments from Staff. As noted above, Staff is concerned about proposed placement of the addition and the overall amount of mass on the site. The modest one story miner’s cabin is dwarfed by the proposed addition. The applicant requests the 500 sf FAR bonus which increases the floor area on the site to 3,740 sf (3,240 + 500). While there are opportunities through restoration to earn the Bonus, Staff is concerned that the Bonus allows too much mass on the site to the detriment of the landmark. Staff is concerned that the miner’s cabin is overwhelmed by the new addition and recommends a restudy to either 1) shift the mass adjacent to the landmark to the rear of the site and to break up the roof ridge or 2) shift the two story mass from behind the landmark to the front of the side to read as two separate buildings with no visible addition behind the landmark. Successful examples of this approach on a similar sized lot are shown below (the yellow highlight shows the landmark). Staff finds that the Design Guidelines 10.6, 10.8, and 10.14 are not met and recommends a restudy. Image 6: The proposed site plan for 209 E. Bleeker Street (6,000 sf lot). P4 IV.A. Image 7: Approved site plan for 110 E. Bleeker Street (6,000 sf lot). All of the mass is along the rear of the site. A 500 sf Bonus was granted and 2 TDRs were approved on the site. P5 IV.A. Image 8: Approved site plan for 201 E. Hyman Ave (7,500 sf lot). Note the one story landmark and the two story addition at the side of the landmark. There is a short one story connector element and no development behind the landmark. Image 9: Approved rendering of 201 E. Hyman Ave. Note the addition is located at the side of the landmark. There is no new development behind the landmark. Relevant Design Guidelines: One story connector with green roof. P6 IV.A. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. A 1-story connector is preferred. The connector should be a minimum of 10 feet long between the addition and the primary building. The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.14 The roof form and slope of a new addition should be in character with the historic building. If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. Eave lines on the addition should be similar to those of the historic building or structure. Demolition: 26.415.100.4. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a) The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, P7 IV.A. VARIANCES: FAR BONUS, SETBACK VARIATIONS, RDS VARIANCES b) The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c) The structure cannot practically be moved to another appropriate location in Aspen or d) No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a) The structure does not contribute to the significance of the parcel or Historic District in which it is located and b) The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c) Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: The applicant proposes partial demolition of the non-historic additions to the landmark in order to restore the original form of the building. Historic photographs are available to guide the restoration and the demolition effort. Staff finds that the review criteria for demolition of the non-historic aspects of the building are met and recommends approval. The applicant proposes to demolish an existing small shed that was used as a kid’s playhouse. Some of the materials are very old, but it hard to tell whether they were reused from a different property or building. There is no evidence of a shed of this size and in this location on the Sanborne map (shown on page 1 of memo). Staff is supportive of the demolition of the shed and finds that the review criteria are met – mainly that there is no documentation to support that the building is from the 19th century. Parking: The applicant proposes 2 onsite parking spaces in the garage, accessed off of the alley. 26.415.110.F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; P8 IV.A. c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. The floor area bonus may also be approved as part of a Historic Landmark Lot Split Review. 4. Floor area bonuses are cumulative. A property shall receive no more than 500 square feet total. Staff Response: The applicant requests the 500 sf FAR Bonus. Extensive restoration/reconstruction of the miner’s cabin is proposed – almost the entire house needs to be reconstructed as shown in the application. Historic photographs are available to inform the reconstruction but many details will need to be based on general architectural details based on the limited amount of information available. The level of integrity for this building calls into question whether the entire 500 sf Bonus is appropriate. Exemplary historic preservation practices as required in criterion 2 above may not be able to be attained based on the limited amount of documentation for this home and the extensive remodeling that has occurred. Staff is concerned that the addition of 500 sf of FAR on the site in the proposed configuration overwhelms the modest landmark. Staff recommends that the project be restudied to meet the Design Guidelines and that, should HPC award the Bonus, that it be conditioned on the property severing 2 TDRs to remove 500 sf from the site. Note that an application for TDRs is reviewed and approved by City Council and is a separate action from the design review before HPC. Staff finds that the review criteria are not met specifically criteria (a) and (b) and recommends a restudy. 26.415.110.C. Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. P9 IV.A. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The applicant requests the following variations: Required Provided East side yard setback 5’ about 1’10” Note: this is for a lightwell that is not required for egress, the house wall is 5’ 3” from property line West side yard setback 5’ 1’2” Note: this is the existing location of the landmark. Combined side yard setback 15’ 3’ Rear yard setback 5’ required for garage; 10’ required for living space 5’ for garage 5’ for living space below grade and 5’ for a deck on top of the garage Staff Response: Staff is supportive of the east side yard setback to legalize the current location of the landmark. A water feature on the wall and a fire pit are shown on the site plan, which may also need variations. These features can be addressed at Final Review during the landscape discussion. A large window well is located behind the landmark within the setback area. Due to its location, Staff is supportive of the variation. Staff is concerned about the west side yard setback variation and the combined side yard setback variation. The requested dimensions are a product of too much mass on the site. Staff recommends that the applicant reduce the mass onsite and increase the proposed setback on the west to better meet the combined setback requirements. P10 IV.A. Staff is supportive of the below grade variation for the basement which does not impact the landmark. Staff is not supportive of the deck on top of the garage which adds mass to the site and does not meet review criterion (b) for granting a variation. Staff recommends a restudy of the site planning to address these concerns. 26.410.020.D.2. Residential Design Standards. Variances from the Residential Design Standards, Section 26.410.040, which do not meet this Section may be granted by the Planning and Zoning Commission, the Board of Adjustment or the Historic Preservation Commission, if the project is subject to the requirements of Chapter 26.415. An applicant who desires to consolidate other requisite land use review by the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning Commission may elect to have the variance application decided by the board or commission reviewing the other land use application. An applicant who desires a variance from the Residential Design Standards shall demonstrate and the deciding board shall find that the variance, if granted would: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Following are the requested variances, underlined area are not met in the proposal: D.1 Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. Staff Response: The original front porch, which is proposed to be restored, does not meet the 6’ depth requirement. Staff is supportive of the proposed historic porch, finds that criterion (a) is met and recommends approval. ____________________________________________________________________ P11 IV.A. STAFF RECOMMENDATION: Staff recommends continuation to allow time for the applicant to restudy the proposed mass and building placement on the site to meet the Design Guidelines, reduce the mass onsite, and to better meet the required setbacks as described above. EXHIBITS: Exhibit A: Relevant design guidelines Exhibit B: Application P12 IV.A. 209 East Bleeker Street HPC Resolution #__, Series of 2015 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), DEMOLITION, FAR BONUS, AND VARIATION APPROVAL FOR THE PROPERTY LOCATED AT 209 EAST BLEEKER STREET, LOTS C, D, AND A PORTION OF LOT B, BLOCK 73, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2737-073-20-002 WHEREAS, the applicant, 209 Bleeker LLC, represented by Kim Raymond Architects, requested HPC Major Development (Conceptual), Demolition, FAR Bonus, and Variation approval for the property located at 209 East Bleeker Street, Lots C, D, and a portion of Lot B, Block 73, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order to approve Demolition, according to Section 26.415.080.A.4, Demolition of Designated Historic Properties, it must be determined that: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and P13 IV.A. 209 East Bleeker Street HPC Resolution #__, Series of 2015 Page 2 of 3 b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area; and WHEREAS, the HPC may approve setback variations according to Section 26.415.110.C.1.a, Variances. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, in selected circumstances, pursuant to Section 26.415.110.F, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. WHEREAS, the HPC may grant a variance from the Residential Design Standards upon a find that: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. WHEREAS, Sara Adams, in her staff report to HPC dated September 23, 2015, performed an analysis of the application based on the standards and recommended continuation of the project with conditions; and P14 IV.A. 209 East Bleeker Street HPC Resolution #__, Series of 2015 Page 3 of 3 WHEREAS, at their regular meeting on September 23, 2015, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and approved the project by a vote of _______. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Conceptual Major Development approval, Variations, and the 500 square feet FAR Bonus with the following conditions: 1. The site plan, mass and scale are conceptually approved as shown in Exhibit A. 2. Demolition of the non-historic additions and the non-historic shed is approved. 3. A 500 square feet FAR Bonus is approved. 4. Residential Design Standard variance for the historic home related to front porch depth, Land Use Code Sections 26.410.040.D.1.b, is approved. The historic homes is considered the first story element for the purposes of the Residential Design Standards. 5. The following setback variances summarized below and shown on Exhibit A are granted. Any discrepancy between the attached site plan and the chart below, the site plan prevails. Approved setbacks East side yard setback about 1’10” West side yard setback 1’2” Combined side yard setback 3’ Rear yard setback 5’ for garage 5’ for living space below grade and 5’ for a deck on top of the garage 6. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of September, 2015. ______________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk Exhibit A: conceptually approved site plan and elevations. P15 IV.A. Exhibit A – Relevant Design Guidelines 2.7 Match the original material in composition, 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 entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. 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. Primary building materials such as wood siding and brick should not be replaced with synthetic materials. Synthetic materials include: aluminum, vinyl siding and panelized brick. EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 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/mullions, sills, heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. 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 a character-defining feature. Greater flexibility in installing new windows may be considered on rear walls. Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. P16 IV.A. Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. Consider reopening and restoring an original window opening where altered. 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 steps 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. 4.1 Preserve historically significant doors. Maintain features important to the character 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, 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. P17 IV.A. 4.2 Maintain the original size of a door and its opening. Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic 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. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. 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 or others like it. 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. 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 ornate materials on a building for which there is no documentation is inappropriate. P18 IV.A. 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 may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. 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 top of a building. 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. 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. 9.7 A lightwell may be used to permit light into below-grade living space. In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). The size of a lightwell should be minimized. A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. P19 IV.A. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. A 1-story connector is preferred. The connector should be a minimum of 10 feet long between the addition and the primary building. The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. P20 IV.A. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The new materials should be either similar or subordinate to the original materials. 10.14 The roof form and slope of a new addition should be in character with the historic building. If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. Eave lines on the addition should be similar to those of the historic building or structure. P21 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252       July  17,  2015       Amy  Simon   Sarah  Rosenberg   City  of  Aspen  Community  Development  Department   130  S  Galena  Street,  3rd  Floor   Aspen,  CO    81611     RE:    209  E  Bleeker  Ave    Summary  Letter   Aspen,  Colorado   Parcel  ID:  273707320002     Dear  Amy  and  Sarah,     Thank  you  for  your  time  and  knowledge  regarding  this  property  that  has  historic   significance  as  a  structure  and  in  the  community  due  to  the  fact  that  the  Hayes  family   had  this  home  in  their  family  for  decades.    The  home  has  had  a  tremendous  amount  of   work  done  to  it  over  the  years,  so  the  restoration  back  to  the  original  cottage  will  be   substantial.    We  have  located  great  photos  to  show  us  how  to  re-­‐construct  the  home  to   it’s  original  appearance.       The  property  is  located  in  the  R-­‐6,  Medium  density,  residential  zone  district.     The  home  will  remain  in  it’s  original  location,  which  had  a  full  basement   constructed  below  it  some  time  ago.    This  basement  will  be  expanded  under  the  new   addition  to  the  south  and  east  of  the  historic  cottage.    The  section  of  the  addition  to  the   east  will  be  held  back  substantially  from  the  front  façade  of  the  historic  resource  to   allow  it  to  remain  the  prominent  element  on  the  property,  keeping  the  large  front  yard.         The  original  building  is  located  only  14”  from  the  west  property  line,  requiring  a   side  yard  variance  and  combined  side  yard  variance.    The  addition  is  held  9’-­‐7”  away   from  the  resource  to  the  east,  and  held  back  from  the  front  façade  by  15’-­‐6”;  leaving  the   historic  building  in  the  dominant  location  on  the  property  as  the  focus  for  pedestrians.     The  attached  Sanborn  and  Sons  map  shows  that  this  small  cottage  was  originally   on  just  one  city  lot  and  there  was  another  small  cottage  on  the  lot  next  to  it.    This   explains  the  proximity  to  the  west  lot  line.    The  map  also  shows  two  small  outbuildings   P22 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 located  on  the  alley.    They  are  no  longer  in  existence.    There  is  a  small,  non-­‐historic  shed   that  will  be  removed.     We  are  seeking  the  500  sq  ft  FAR  bonus  for  an  outstanding  job  in  restoring  this   little  cottage  to  it’s  historic,  original  appearance.    The  details  of  this  restoration  work  will   be  detailed  below.     RELEVANT  LAND  USE  CODE  SECTIONS      SECTION  26.304  –  Application   1.    Please  see  attached  letter  of  authorization  from  209  E  Bleeker,  LLC,  a  Colorado   limited  liability  corporation,  granting  Kim  Raymond  Architects,  Inc  authority  to  act  on   their  behalf  throughout  this  process.       2.      Please  see  the  attached  Vicinity  Map  with  a  legal  description  and     directions  to  the  property.   3.      Attached,  please  find  the  Disclosure  of  Ownership  in  the  form  of  the  Title  Insurance   conveying  the  property  to  209  E  Bleeker,  LLC.   4.      See  number  2  above.   5.      Please  see  attached  Site  Plan  depicting  the  proposed  changes  to  the     existing  landscape  and  building  footprint.   6.    Please  see  the  site  improvement  survey  of  the  property  located  at  209  E  Bleeker.   7.    Please  see  below,  the  description  and  summary  of  all  requested  information   pertaining  to  the  Land  Use  Code  sections  in  regard  to  the  proposed  development.     Additionally,  please  find  a  copy  of  the  Pre-­‐application  Conference  Summary  sheet,   attached  at  the  end  of  this  packet  of  information.    This  application  package  includes  all   requested  documents  as  outlined  in  the  pre-­‐application  conference  summary  dated   April  8,  2015  from  Sarah  Rosenberg.       Section  26.314  –  Variances  (for  Historic  outbuilding  floor  area  bonus)   Section  26.314.020  -­‐  Authority   The  Historic  Preservation  Commission  has  the  authority  to  grant  variances  in  accordance   with  this  section  of  the  Land  Use  Code.     Section  26.314.040  -­‐  Standards  Applicable  to  variances.   A.  The  required  three  circumstances  exist;  for  the  HPC  to  have  the  ability  to  grant     dimensional  variances:    1.    The  granting  of  a  variance  to  this  project  is  consistent  with  the  purposes,   goals  and  objectives  of  the  Land  Use  Code  and  the  Municipal  Code;  the  preservation  and   restoration  of  a  Historic  Resource  is  consistent  with  both  codes.    2.  The  variances  requested  are  the  minimal  variances  needed  to  make  the  best   use  of  the  parcel,  leaving  the  historic  resource  in  it’s  original  location.    3.  The  literal  interpretation  of  the  section  of  the  code  regarding  side  yard   setbacks  and  combined  side  yard  setbacks  will  deprive  the  owners  of  the  opportunity  to   P23 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 leave  the  historic  resource  in  it’s  original  location;  resulting  in  excessive  cost  to  relocate   the  building  that  would  otherwise  not  be  incurred.    It  would  also  add  further  hardship  to   make  an  addition  to  the  building  on  the  lot  in  a  manner  that  leaves  the  historic  building   as  the  ‘center  piece’  of  the  lot.      a)  The  special  condition  of  this  parcel  is  that  the  historic  home  is  14”  from  the  west  side   lot  line;  leaving  it  there,  requires  a  3’-­‐10”  side  yard  setback  variance.      A  combined  side   yard  variance  will  also  be  required.  The  addition  that  will  be  adjacent  to  the  historic   cottage  is  being  held  9’-­‐7”  to  the  east,  to  create  space  and  “breathing  room”  if  you  will   for  the  historic  resource.    The  addition  will  meet  the  side  yard  setback  on  the  east  side,   but  the  combined  side  yard  setback  will  be  8’-­‐6  ¾”  shy  of  the  required  15”-­‐0.    This   variance  is  not  required  for  the  entire  building,  but  the  length  of  the  addition  where  it  is   adjacent  to  the  historic  cottage;  31’-­‐4  ¼”.        Please  see  the  proposed  site  plan  for  the   layout  of  the  existing  and  proposed  building  elements.     B.    All  of  the  required  circumstances  are  met  to  enable  the  HPC  to  have  the  authority  to   grant  the  requested  variances:    1.    The  public  notice  and  mailing  was  done  in  accordance  with  Section   26.304.060.E.3.a-­‐c.    Please  see  attached  affidavit  and  mailing  list.    2.  A  variance  is  the  most  reasonable  method  to  afford  the  applicant  relief  from   the  guidelines  that  were  adopted  decades  after  this  parcel  was  developed.    The  original   house  was  built  very  near  the  west  property  line  in  1888  because  at  that  time,  there  was   another  cottage  on  the  adjacent  lot;  but  that  point  doesn’t  alleviate  the  fact  that  the   house  does  not  meet  today’s  setback  standards.      A  variance  of  this  sort  is  also  an   incentive  offered  by  the  HPC  to  aid  in  the  restoration  and  preservation  of  Historic   properties.        3.  There  is  no  number  3    4-­‐6.  These  standards  do  not  apply  as  there  will  be  no  off-­‐site  storage  and  the   variances  shall  not  expire.     Section  26.410  –  Residential  Design  Standards       Section  26.410.10  –  Applicability       26.410.010  General    A.  The  purpose  of  these  standards  is  to  preserve  established  neighborhood  scale   and  character,  while  not  determining  architectural  style.      The  intention  of  the   development  of  this  historic  property  is  to  renovate  the  existing  home  to  it’s  original   appearance  and  to  add  a  full  basement  under  it.    The  home  will  remain  in  it’s  historic   location,  which  won’t  change  the  streetscape  of  the  block.    The  relationship  and   transition  of  the  private  spaces  of  the  home  and  the  public  spaces  of  the  pedestrian  on   the  street  will  be  maintained  with  a  short  fence,  walkway  and  front  porch.    Additionally,  the  applicant  would  like  to  preserve  much  of  the  front  yard  on  the   east  side  of  the  historic  cottage  and  a  substantial  rear  yard;  it  is  the  intent  of  the   applicant  to    have  a  lot  of  outdoor  space  on  the  lot.   P24 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 B.2  The  proposed  development  will  be  a  single  family  residence  that  is  within  the   Aspen  infill  area;  thus  all  the  residential  design  standards  shall  apply.      C.    We  are  seeking  a  development  order  from  the  HPC  showing  that  the   Residential  Design  Standards  have  been  met  for  the  restoration  of  the  historic  home   and  for  the  addition  to  the  rear  and  east  of  the  historic  resource.     26.410.020  Procedures  for  Review    A.    A  pre-­‐application  conference  was  held  between  Amy  Simon  and  Kim   Raymond  regarding  this  project.    This  letter  addresses  the  issues  outlined  in  the  letter   sent  by  Sarah  Rosenberg  dated  April  8,  2015.    D.  Please  see  Section  26.410.40  for  the  details  of  the  specific  design  standard   variances  that  will  be  requested  of  the  HPC  for  the  completion  of  this  project.    There  are   a  couple  dimensional  variances  being  sought  regarding  the  side  yard  and  combined  side   yard  setback  requirements;  due  to  the  historic  building  being  constructed  14”  from  the     west  side  lot  line.     26.410.040  Residential  Design  Standards    A.  Site  design  1.  The  existing  house  is  located  on  a  standard  parcel  in  the  middle   of  a  city  block,  comprised  of  two  original  City  blocks.  The  historic  home  will  remain  in   the  same  location  and  have  the  same  orientation  to  the  street;  with  the  front  door  on   the  restored  front  porch,  which  is  parallel  to  Bleeker.    The  original  porch,  as  was   common  in  those  days,  has  two  doors  on  the  porch  leading  to  the  interior  spaces.    The   applicant  proposes  to  use  one  of  these  doors  as  the  main  entry  to  the  new  home.    2.  The  building  will  remain  in  the  historic  location,  with  the  front  façade  being   within  the  required  five  feet  of  the  minimum  front  yard  setback  line.    Including  the   porch,  the  entire  front  façade  of  the  primary  building  (the  historic  resource)  will  be   within  this  5’  limit.    3.  There  is  a  short  fence  currently,  and  the  applicant  is  planning  on  restoring  a     fence  that  is  in  character  to  the  time  of  construction  of  the  miner’s  cottages.    Photos  will   be  researched  to  see  if  the  original  can  be  re-­‐created.    The  new  fence  will  meet  the  code   requirements  for  fences,  both  historic  and  current.        B.1.  Building  Form  1.  Secondary  Mass;  The  applicant  is  proposing  a  secondary   mass  that  will  be  connected  to  the  cottage  by  means  of  a  single  story  linking  element.   More  than  10%  of  the  total  square  feet  of  the  building  will  be  in  this  secondary  mass.    2.  Subordinate  linking  element:     This  link  meets  all  the  dimensional  standards  and  requirements  of  Section  26.410.040   of  the  Land  Use  Code;  it  has  a  plate  height  of  less  than  9’,  is  longer  than  10’  in  length   and  is     less  than  10’  wide.    It  is  also  situated  behind  the  historic  cottage  in  such  a  way  as  to   expose  both  of  the  back  corners  of  the  original  building.    There  will  not  be  a  deck  above   this  linking  element.     P25 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252  C.  Parking,  garages  and  carports  1.  This  property  does  have  an  alley  and  the   proposed  garage  will  be  accessed  from  this  alley;  thus  meeting  this  standard.    The   double  stall  door  will  be  made  to  look  like  two  smaller  doors  or  will  be  designed  to     blend  in  with  the  wall  surrounding  it,  thus  “hiding”  the  door.    This  will  meet  the  intent  of   this  section  of  code  by  not  having  the  large,  2  stall  garage  door  appearance.      D.  Building  Elements  1.  Street  Oriented  entrance  and  principal  window.    The   property  sits  on  a  lot  in  the  middle  of  the  block,  with  the  historic  house  facing  Bleeker   Street  as  it  was  built  in  1886.    This  historic  building  has  a  front  door  at  the  entry  porch,   which  is  12’-­‐1  ¼”  back  from  the  front  property  line.  There  are  two  doors  on  the  front   porch,  one  of  which  will  be  the  main  entry  door  for  the  residence.  The  other  door  will   remain  operable;  both  will  be  restored  to  the  original  character  of  the  miner’s  cottage.   The  street  oriented  porch  will  meet  the  criteria  of  creating  architectural  detail  and   interest  at  a  human  scale,  following  local  building  traditions.      D1.a  The  entry  door  is  in  the  front  porch,  which  is  set  back  5’-­‐6”  from  the  front   façade  of  the  home.    The  doors  are  under  8’-­‐0”  tall  and  one  faces  Bleeker.  The  front   door  is  less  than  10’-­‐0”  from  the  front  façade.   D1.b  Front  porches:  The  home  has  a  front  porch  that  is  open  on  two  sides;11’  -­‐2”   wide  towards  Bleeker  Street  and  5’-­‐6”  deep,  towards  the  west.    The  porch  is  61  sq.  ft.     but  does  not  quite  meet  the  6’-­‐0  depth  requirement  as  it  was  built  originally  and  how  it   will  remain.    D1.c  The  cottage  does  have  a  principle  window  facing  Bleeker  that  will  be   restored  during  construction.        D2.  One  Story  Element:  On  this  historic  building,  the  porch  is  nearly  42%  of  the   front  façade.    The  front  porch  is  the  typical  single  story  porch  element  prevalent  on     most  of  the  historic  cottages.    There  is  no  living  or  deck  space  above  this  element.   D3.a  Street  facing  windows  shall  not  span  between  9-­‐12’  above  the  main  floor   or  where  a  floor  may  typically  be  located.    There  are  no  windows  in  this  “no  window   zone”.    It  is  very  clear  where  a  second  floor  is  located  in  the  building.    D3.b  There  are  no  non-­‐orthogonal  appearing  windows  on  the  building.    D4.  All  the  light  wells,  for  the  home  are  located  behind  the  front  façade  of  the       historic  building.    E.  Context  1.  Materials.  E1.a  All  of  the  existing  materials  on  the  historic  house   will  be  cleaned  up  and  repaired  as  necessary  to  maintain  the  historic  character  of  the   existing  building;  the  materials  on  the  new  portion  of  this  home  will  be  a  similar  color     palette  with  appropriate  scale  wood  siding  to  blend,  but  be  differentiated  from  the   historic.    The  new  siding  will  be  attached  as  a  rainscreen.   E1.b  The  palette  of  materials  will  be  similar  to  the  historic  building;  but  will  be   true  to  their  natural  characteristics  with  heavy  materials  at  the  bottom  of  walls.       E1.c  Highly  reflective  materials  will  not  be  used  anywhere  on  this  project.   E2.  Inflection.    This  lot  has  two  story  buildings  on  both  sides.    The  addition   addresses  the  two  story  building  to  the  east  by  having  a  two  story  element,  set  back   from  the  front  façade  of  the  historic  resource;  it  addresses  the  street,  is  shorter  than  the   neighboring  home,  but  does  not  overpower  the  miner’s  cottage.    The  addition  to  the   P26 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 rear  is  a  taller  two  story  element,  stepping  up  from  the  building  element  that  is  to  the   east  of  the  cottage,  but  still  lower  than  the  neighboring  homes  in  the  flat  roof  proposal.     In  the  gable  roof  proposal,  the  higher  ridge  at  the  back  of  the  lot  is  similar  in  height  to   the  two  large  homes  that  flank  this  cottage,  fitting  into  the  neighborhood  by  giving   some  substance  to  the  historic  home  with  a  taller  addition  in  the  back.    In  this  way  it  fits   into  the  neighborhood  by  not  being  ‘dwarfed’  by  the  neighbors,  and  at  the  same  time   not  being  overwhelmed  by  the  addition.     Section  26.415  –  Historic  Preservation   Section  26.415.070  –  Development  involving  designated  historic  property  or  property   within  a  historic  district.   Section  26.415.070D  Certificate  of  appropriateness  for  major  development    D1.    This  development  meets  all  the  criteria  for  being  a  major  development:   a. it  is  building  a  new  structure  in  the  historic  district   b. it  is  altering  more  than  3  elements  of  the  existing  building  in  the  restoration   work  of  the  Miner’s  cottage  and  proposing  an  addition  to  the  back.   c. it  is  expanding  the  floor  area  by  more  than  250  sq.  ft.   D2.  This  project  does  not  need  any  additional  Land  Use  approvals.   D3.  Please  see  section  26.304  above  for  the  general  application  information.   The  attached  drawings  shall  include  all  listed  drawings  and  requirements,   including  conceptual  materials,  and  3D  renderings  of  the  project.    See  Section   26.410  above  to  see  how  the  project  complies  with  the  residential  design   standards;  see  Section  26.415.110  for  a  detailed  summary  of  the  variances  being   requested.    We  will  comply  with  the  posting  and  mailing  of  public  notices  prior   to  any/all  meetings  to  complete  this  process.   The  applicant  is  prepared  for  both  the  conceptual  and  final  review  by  HPC.     Section  26.415.110  Benefits   Pursuant  to  this  section  of  the  Land  Use  Code,  the  applicant  is  seeking  certain   benefits  being  offered  by  the  City  of  Aspen  to  encourage  good  preservation  practices;   taking  advantage  of  the  preservation  tools  that  were  developed  to  help  owners,  in   response  to  the  tight  historic  preservation  controls  legislated  by  the  City.     This  section  also  states  that  no  affordable  housing  mitigation  shall  be  required  as   a  result  of  the  addition  to  the  historic  resource  on  the  original  lot.         A.  Historic  Landmark  Lot  split    No  lot  split  is  being  requested.       B.  Increased  Density  This  project  is  not  increasing  the  density  on  this  lot;  it  will   remain  a  single-­‐family  home.     C1.      Variances  The  applicant  will  seek  2  dimensional  variances;  one  for  the  side   yard  setback  and  the  other  for  the  combined  side  yard  setback.    The  historic  home  was   built  only  14”  from  what  is  now  the  west  property  line.  Since  the  home  is  not  being   P27 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 relocated,  but  left  in  it’s  historic  location,  we  are  requesting  a  side  yard  setback  variance   of  3’-­‐10”  on  the  west  side.      To  keep  some  distance  between  the  cottage  and  the   proposed  addition,  a  combined  side  yard  setback  is  being  requested  of  8’-­‐6  ¾”.    This   allows  nearly  ten  feet  of  space  between  the  cottage  and  the  addition;  which  is  also  held   back  behind  the  front  façade  of  the  original  cottage  15’-­‐6”.    This  allows  the  cottage  to  be   the  focal  point  for  pedestrians;  allows  a  building  element  that  won’t  overwhelm  the   cottage,  but  will  help  with  the  inflection  to  the  neighboring  homes  as  they  are  both  two   story  buildings  and  in  themselves  make  the  cottage  seem  almost  insignificant  by   towering  over  it.     Please  see  Attachment  3  of  the  Historic  Preservation  Land  Use  Application  and   the  Site  Plan  to  see  the  requested  side  yard  and  combined  side  yard  setback  variances.     These  are  the  only  variances  that  are  being  sought  for  this  application.    The   cottage  will  remain  in  it’s  historic  location,  so  no  further  encroachment  will  take  place  to   the  west;  and  no  further  impact  will  be  felt  by  the  neighbors.    The  new  building   elements  exceed  the  minimum  side  yard  setback  on  the  east  side  of  the  property,  so   that  neighbor  will  not  have  any  undue  hardship  or  encroachment  from  this  proposal.       C2a.    We  feel  that  the  small  variances  from  the  residential  design  standards   is  in  keeping  with  the  pattern  and  characteristics  of  the  historic  district  by  leaving  the     Miner’s  cottage  in  it’s  original  location  on  the  lot,  keeping  a  large  front  yard  to  the  east,   thus  keeping  the  cottage  as  the  focal  or  predominant  feature  of  the  lot  from  the  road.     The  design  is  creating  a  significant,  yet  complimentary  distinction  between  the  historic   and  new  construction.        D.  Parking  We  are  not  seeking  a  parking  variance,  we  are  providing  2  spaces.      E.  Conditional  Uses  We  are  not  seeking  a  conditional  use.     F.  Floor  Area  Bonus:  We  are  asking  that  the  HPC  grant  the  500  sq.  ft.  bonus     to  this  project  for  an  outstanding  effort  in  restoration  of  the  historic  cottage.     1.  Please  consider  the  following:   a) The  Historic  home  and  the  proposed  addition  meet  all  of  the  residential   design  standards  except  the  side  yard  setback,  due  to  it’s  original  location   being  only  14”  from  the  west  side  property  line.   b)    The  Miner’s  Cottage  is  remaining  the  key  element  of  the  property,  staying  in   the      original  location  with  the  addition  being  respectfully  behind  and  offset   from  the  historic  building;  it  appears  to  be  a  separate  building.    The  new   mass  actually  helps  the  cottage  “fit”  into  the  block  better  by  having  some   mass  behind  it,  between  the  two  neighboring  structures  that  are  tall.    c)      Using  photos  and  the  Sanborn  and  Son’s  Maps,  we  are  restoring  what                          remains  of  the  original  building  to  it’s  historic  appearance,  even  rebuilding                      major  portions  of  the  structure  that  have  been  demolished  or  buried.    The       P28 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252              applicant  proposes  taking  off  the  addition  of  a  new  roof  and  second  story,                      and  the  addition  to  the  east;  replacing  the  original  roof;  repairing  and                            restoring  the  front  porch  as  a  single  story  element;  removing  the  added                      chimney  mass  that  faces  the  street  and  replace  the  front  windows;                and  replacing  the  small  dormer  on  the  south  side  of  the  main  gable  roof.    d)    The  new  addition  is  reflective  of  the  historic  building’s  proportional  patterns                                  in  form,  material  and  openings.    The  foremost  element  of  the  addition  has  a                      gable  form  that  is  the  same  slope  as  the  main  gable  on  the  cottage,  which                    also  faces  Bleeker  Street;  this  gable  shape  has  more  modern  detailing  to                      distinguish  it  from  the  original,  with  a  plumb  cut  eave  that  is  flush  with  the                    walls.      The  glazing  on  the  main  level  of  the  addition  will  be  screened  with  a                    wood  rain  screen  that  is  applied  horizonatally  and  will  be  similar  in  scale  to                  the  horizontal  wood  siding  on  the  cottage.    This  screen  will  become  the                    railing  around  the  deck  that  is  above  this  single  story  element  that  addresses                      the  street.    In  doing  so,  it  also  helps  screen  the  glass  doors  from  the  view  of                          pedestrians  who  will  be  looking  at  an  element  that  is  shorter  at  the  façade                    closest  to  the  street  and  stepping  back  and  up  as  it  retreats  from  the  street.                      This  shorter  element  is  in  respect  to  the  single  story  element  facing  the  street                requirement  in  the  residential  design  standards;  though  it  doesn’t  meet  the                    criteria  exactly,  because  it  has  a  deck  above  it,  the  mas  of  the  addition  is                    broken  up  significantly  with  this  element.                    The  deck  rail  element  also  works  into  the  stepping  up  of  building  elements  as                  they  progress  to  the  south  on  the  lot.                    The  windows  in  the  addition  are  all  tall  and  narrow  reflecting  the                        proportion  of  the  double  hung  windows  of  the  cottage.    The  glazing  in  the                  windows  are  broken  up  with  mullions  to  bring  the  scale  down  in  respect  to                  the  cottage,  except  on  the  south  side,  where  they  will  not  be  seen  in                          connection  with  the  cottage  from  passers-­‐by.    e)    The  construction  materials  for  the  renovation  and  the  new  construction  will                  be  of  the  highest  quality  available.    f)      The  linking  element  is  set  back  10’-­‐0  from  the  west  façade  of  the  original                      building  and  1’-­‐8”  from  the  east  wall.    It  will  be  mostly  glazing  on  the  east                    side,  making  for  a  distinct,  almost  transparent  transition  from  old  to  new.                This  allows  the  addition  to  look  like  a  completely  separate  building.    g)    There  are  no  historic  outbuildings  to  retain  on  this  property.    h)    The  large  trees  on  the  east  and  west  sides  are  being  saved.    One  spruce  tree                      that  is  not  healthy  is  being  removed  from  the  north  side  of  the  property  and                  a  few  of  the  aspen  trees  along  the  alley  will  be  removed  to  allow  access  to                        the  new  garage.      Other  than  this,  there  are  not  notable  historic    site  or                    landscape  features  on  the  property.   F2.  As  outlined  above,  we  feel  that  we  are  meeting  all  of  the  criteria  to  be  considered     an  outstanding  renovation  to  earn  the  500  sq.  ft.  bonus.    This  project  will  demonstrate   exemplary  preservation  practices  and  restore  to  the  original  appearance  the  cottage   that  belonged  to  a  well  known  and  loved  family  in  the  community.    The  applicant  has   P29 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 gone  to  great  lengths  to  find  old  photos  to  discover  the  original  building  under  all  of  the   years  of  additions  and  neglect.     We  are  offering  two  roof  options  for  this  project;  the  floor  plan  remains  the  same  with   both  options,  so  the  setbacks  and  variance  requests  are  the  same.    The  fenestration  is   also  the  same  on  both  versions;  with  the  exception  of  the  header  height  of  the  windows   in  the  guest  bedroom  on  the  upper  level  being  6”  lower  than  in  the  flat  roof  version.     The  applicant  prefers  the  option  with  the  flat  roof,  the  more  low  profile  lines  of  the   addition  suite  their  taste  and  it  is  much  shorter  than  the  gable  roof  version.   The  horizontal  elements  of  the  addition  with  the  flat  roof,  create  a  subtle,  stepping   rhythm  with  the  deck  railing  then  the  guest  bedroom  roof  and  finally  the  master   bedroom  roof;  all  stepping  back  and  up  as  the  building  progresses  south  on  the  lot.   The  highest  element  of  this  roof  is  below  the  ridge  heights  of  the  gables  on  the  homes   to  both  the  east  and  west;  which  keep  the  addition  in  proportion  to  the  original  cottage,   which  will  be  less  than  17’-­‐0”  tall  after  the  restoration  work.    The  upper  roof,  at  the   southern  most  end  of  the  building  is  only  5’-­‐4”  above  the  ridge  of  the  restored  cottage   and  almost  three  lower  than  the  height  limit.      The  gable  version  is  10’-­‐6”  taller,  at  the  high  point  of  the  ridge  that  runs   east/west  at  southern  end  of  the  home,  than  the  cottage.    This  gable  is  more  in  line     with  the  two  homes  on  either  side  of  the  property,  but  appears  to  be  looming  up     behind  the  cottage.    In  an  effort  to  keep  the  ridge  of  the  addition  lower,  the  plate  ht.     of  the  two  gables  of  the  addition  are  under  8’-­‐0”.    To  put  the  project  in  context  with  other  buildings  on  the  block,  and  to  show  how   the  flat  roof  version  will  fit  in  with  the  neighborhood,  let’s  look  at  other  homes  in  this   block  and  the  adjacent  blocks.        1.  Directly  to  the  south  of  this  property,  across  the  alley;  an  addition  to  the  rear     of  the  small  cottage  on  Main  street  has  a  flat  roof.    This  was  approved  by  the  HPC  in  the   past  year.    (Salon  Tulio).    2.  The  proposed  hotel  on  the  south/east  corner  of  the  block  has  a  flat  roof.    3.  In  the  next  block  to  the  west,  there  is  a  building  with  a  flat  roof  on  the   north/east  corner.        4.  The  project  one  block  to  the  east,  approved  by  the  HPC  in  the  past  6  months   also  has  a  flat  and  slightly  sloping  roof  on  the  addition  to  the  rear  of  a  miner’s  cottage.    5.  The  Christiania  hotel  on  Main  Street,  across  the  alley  from  the  south  of  the   proposed  project  is  a  very  shallow  slope.    6.  The  project  recently  approved  by  the  HPC,  one  more  block  to  the  east,  though   not  a  historic  building,  but  in  the  historic  district  and  this  neighborhood,  also  has  a  flat   roof.      It  is  the  opinion  of  the  applicant  that  this  neighborhood  has  a  nice  mix  of  both     flat  roofs  and  gable  roofs  throughout.      This  neighborhood  is  the  transition  from  the   commercial  to  residential  with  both  flat  and  sloping  roofs.    The  proposed  project  at     209  E.  Bleeker,  is  in  the  middle  of  the  block,  nestled  between  two  large  homes.  The   shorter,  flat  roof  version  of  our  addition  fits  in  this  neighborhood  of  transition.   P30 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252   G.  Exemption  from  GMQS  requirements.    Please  see  below  for  response  to  Section   26.470.060.1.         H.  Waiver  of  Impact  Fees.    As  offered  by  the  HPC  as  an  incentive/reward  for  good   preservation  practices,  we  would  like  the  fees  outlined  in  Section  26.610.100,  the     Parks  Development  Fee  and  the  TDM/Air  Quality  Fee  to  be  waived  for  the  new  home   pursuant  to  Section  26.600.030,  Exemptions  for  homes  on  the  Aspen  Inventory  of   Historic  Landmarked  Sites  and  Structures.  We  are  not  seeking  any  further  fee  waivers.     O.  Building  codes.  The  International  Building  Code  (IBC)  provides  for  flexibility  in  its   application  to  historic  structures.  In  addition  to  the  IBC,  the  City  has  adopted  the   International  Existing  Building  Code  (IEBC)  to  assist  owners  in  making  repairs  in  a   manner  that  minimizes  intrusion  into  the  historic  structure.    We  are  asking  for  this  code   to  be  available  to  us  as  we  get  into  the  renovation  and  addition  to  the  cottage.     Section  26.470.060.1  –  GMQS;  Single  family  development  on  historic  landmark   properties.    This  property  contains  a  single  family,  historic  resource  that  is  being   rehabilitated  to  it’s  original  appearance,  with  an  addition  to  the  rear  and  east;  thus   meeting  the  criteria  for  no  requirement  to  provide  affordable  housing.     Section  26.515  Off-­‐Street  Parking   Section  26.515.030  requires  two  off-­‐street  parking  spaces  per  dwelling  unit.    The  new     home  will  have  a  two  car  garage.    This  garage  will  meet  the  dimensional  requirements  of   8’-­‐6”  x    18’-­‐0”  and  be  9’-­‐0.    The  garage  is  located  on  the  alley.     Section  26.575.020  –  Calculations  and  Measurements.    Please  see  attached  Floor  Area  Ratio  Calculations.    These  calculations  were  made   in  accordance  with  the  regulations  and  rules  of  this  section  and  Section  26.710.040  R-­‐6   medium  Density  Zone  District.       The  Floor  Area  for  this  parcel  is  3240  sq.  ft.  for  a  single  family  home  on  a  6000  sq.  ft.  lot,   plus  the  requested  floor  area  bonus  of  500  sq.  ft.  =  3740  sq.  ft.  of  allowable  FAR;  if  the   bonus  is  granted.   The  current  measurements  and  calculations  per  this  section  have  been  used  in   the  calculation  of  floor  area  for  the  building,  including  the  subgrade  space.  The  Site  Plan   addresses  the  front,  rear  and  side  yard  setbacks.    The  elevations  show  compliance  with   the  height  limitations  as  described  herein.    Please  see  attached  drawings  for  the  FAR   Calculations,  Site  plan  and  Exterior  Building  Elevations.    The  changes  to  the  existing  building  and  all  new  construction  comply  with  the   definitions,  requirements  and  limitations  as  outlined  in  this  section.     Section  26.600  –  Impact  Fees     P31 IV.A. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 Section  26.600.030    Exemptions.    The  Miner’s  cottage,  being  listed  on  the  Inventory  of   Historic  Sites  and  structures  is  exempt  from  the  Parks  and  TDM  fees.    This  includes  the   addition  to  the  historic  structure.     Section  26.710  –  R-­‐6  Zone  District;  Medium  Density    Please  see  the  Application  form,  dimensional  requirements  for  a  summary  of     the  dimensional  requirements  or  allowances  and  the  proposed  measurements.      Please  see  the  attached  Site  Plan,  for  compliance  with  most  of  the  setbacks.   There  is  a  side  yard  setback  and  combined  side  yard  setback  variance  being  requested.    Please  see  Attached  Floor  Area  Calculations  that  demonstrate  that  this  project  is   in  compliance  with  the  FAR  regulations  for  R-­‐6.      In  Summary,  the  proposed  development  of  this  property,  including  renovating   and  putting  an  addition  on  the  historic  resource,  comply  with  all  requirements,   allowances,  limitations  and  restrictions  as  outlined  in  Title  26  of  the  Land  Use  Code  as   described  above.    This  includes  the  request  for  small  side  yard  setback  and  combined   side  yard  setback  variance  and  benefits  as  offered  by  the  City  and  the  Historic   Preservation  Commission  to  projects  that  are  demonstrating  excellence  in  preservation   and  restoration  efforts  to  save  our  historic  resources  and  the  heritage  of  Aspen.    We  feel  that  this  project  meets  all  of  the  criteria  and  design  standard  intentions   to  be  an  outstanding  Historic  Preservation  and  Restoration  project.         Thank  you  for  your  time  and  consideration  of  this  project.    We  look  forward  to  working   with  the  HPC  on  this  renovation/addition.     Sincerely,         Kim  Raymond,  Principal   Kim  Raymond  Architects,  Inc   P32 IV.A. P33 IV.A. Scale: ISSUE A 0.0 9/16/15Plotted On:T I T T L E / C O V E R S H E E T ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 OWNER: ARCHITECT: GENERAL CONTRACTOR: STRUCTURAL ENGINEER: MECHANICAL ENGINEER: CIVIL ENGINEER: 0103 02 04 V I C I N I T Y M A P 2 0 9 E A S T B L E E K E R 7/20/15 A S P E N , C O PARCEL ID: 273707320002 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 73 Lot: C & D 1A7.1 LOCATION 1 A4.1 1 A5.1 PARCEL ID NUMBER: ZONING: SITE AREA: BLDG USE: OCC. GROUP: CONST. TYPE: CLIMATE ZONE: FIRE SPRINKLERS: LEGAL DESC'N: 273707320002 R6-Medium Density Residential 6000 sq ft Residential #### #### #### #### 209 E. BLEEKER STREET "HAYES HOUSE" ABBREVIATIONS MATERIAL LEGEND VICINITY MAP SHEET INDEXPROJECT TEAMAPPLICABLE CODES PROJECT DATA ARCHITECTURAL DRAWINGS A 0.0 GENERAL INFORMATION A 0.1 SURVEY A 1.0 SITE PLAN - PROPOSED A 1.1 NEIGHBORHOOD A 1.2 FAR CALCULATIONS - EXISTING A 1.3 FAR CALCULATIONS - PROPOSED A 1.4 FAR CALCULATIONS - PROPOSED ELEVATIONS A 2.0 EXISTING FLOOR PLANS A 2.1 EXISTING ELEVATIONS A 2.2 DEMO CALCS A 3.1 LOWER LEVEL FLOOR PLAN A 3.2 MAIN LEVEL FLOOR PLAN A 3.3 UPPER LEVEL FLOOR & ROOF PLAN A 3.4 ROOF PLAN A 4.1 NORTH AND SOUTH ELEVATIONS A 4.2 EAST ELEVATIONS A 4.3 WEST ELEVATIONS A 5.1 SECTION A 5.2 SECTION A 9.0 3D RENDERS ALL CODES REFERENCED ARE TO BE USED AS AMENDED BY THE STATE OF COLORADO AND LOCAL JURISDICTION. FAR (FLOOR AREA RATIO) 1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF THE ARCHITECT REGARDLESS OF WHETHER THE PROJECT FOR WHICH THEY WERE PRODUCED IS CONSTRUCTED OR NOT. THESE DOCUMENTS ARE NOT TO BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. 2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL AND RELATED CODES AND PRACTICES. SKILLED AND QUALIFIED WORKMEN IN THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST STANDARD OF CRAFTSMANSHIP. 3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION FOR DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR ALTERED BY EXISTING CONDITIONS. 4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS DEPICTED IN THESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS PRIOR TO PROCEEDING WITH THE WORK. ALL DIMENSIONS ON STRUCTURAL DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS. NOTIFY THE ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. 5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR SPECIFICATIONS. 7. THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY “EQUAL” MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY THE CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND/OR OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER ISSUES AN APPROVAL. ALL WORK MUST CONFORM TO THE APPROVED SAMPLE. THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR REVIEW AS NOT TO DELAY THE WORK IN PROGRESS. 8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE BUILDING DEPARTMENT WITH A CONSTRUCTION MANAGEMENT PLAN PRIOR TO OBTAINING A BUILDING PERMIT. 9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE ARCHITECT FOR WINDOWS, DOORS, CASEWORK, METAL DETAILING, STAIRS, FIREPLACE, AND ANY OTHER WORK NOTED IN THE DOCUMENTS. FABRICATION SHALL NOT PROCEED ON ANY OF THESE ITEMS UNTIL THE CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE ARCHITECT. ALL WORK SHALL CONFORM TO THE APPROVED SHOP DRAWINGS. 10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL, STATE, AND LOCAL O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES UNTIL THE PROJECT IS COMPLETED. 11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES. 12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH WALLS, FLOORS, AND CEILINGS WITH THE ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, AND LIGHTING DRAWINGS. REFERTO THE STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES / REQUIREMENTS IN STRUCTURAL MEMBERS. 13. THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE MASON’S TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING ANY ITEMS THAT REQUIRE CLARIFICATION DURING THE BIDDING PROCESS. 14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES, SWITCHES, MECHANICAL GRILLES, REGISTERS, AND THERMOSTAT LOCATIONS PRIOR TO INSTALLATION. THE CONTRACTOR SHALL ROUGH-IN LIGHTING FIXTURES AND ILLUSTRATE SWITCH, REGISTER, AND GRILLE LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH. 15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER FLAPS, ETC. TO BE COPPER OR ENCLOSED BY COPPER FITTINGS. - 2009 INTERNATIONAL RESIDENTIAL CODE - 2006 INTERNATIONAL BUILDING CODE - 2009 INTERNATIONAL ENERGY CONSERVATION CODE - PITKIN COUNTY LAND USE CODE - PITKIN COUNTY BUILDING AND CONSTRUCTION CODE - PITKIN COUNTY PROPERTY RESOLUTIONS OFFICE PHONE: CONTACT: KIM RAYMOND ARCHITECTS, INC. 0133 Prospector Rd. Unit 4102X Aspen, CO 81611 970.925.2252 KIM RAYMOND / kim@krai.us LIVABLE LOWER LEVEL: 131 sf. MAIN LEVEL: 2130 sf. UPPER LEVEL: 1340 sf. SUBTOTAL: 3609 sf. DECK MAIN LEVEL 708 sf. UPPER LEVEL 163 sf. SUBTOTAL 871 sf. GARAGE MAIN LEVEL: 122.5 sf. 122.5 sf. TOTAL: 3731.5 sf. *REFER TO ARCHITECTURAL DOCUMENTS A1.3 FOR THE FAR GRAPHIC ILLUSTRATION. JST.JOIST VINYL COMPOSITION TILEVCT YARD WROUGHT IRON WOOD WITHOUT WITH WEIGHT WEATHER PROOF WAINSCOT WINDOW WATER CLOSET VERTICAL VOLT AMPERE VERIFY IN FIELD VAPOR BARRIER URINAL UNFINISHED TYPICAL TRANSFORMER TOILET THROUGH THICK THREADED THRESHOLD TELEPHONE TELEVISION OUTLET TUBE STEEL TOP OF WALL TOP OF SLAB TOP OF MASONRY TOP OF JOIST TOP OF FOOTING TOP OF CURB TOP OF BEAM TOP OF TELEPHONE MOUNTING BOARD THROUGH BOLT TONGUE AND GROOVE SYSTEM SYMMETRICAL SWITCH SUSPENDED STEEL STANDARD SOUND TRANSMISSION CLASS SQUARE INCHES SQUARE FEET SPEAKER SPECIFICATIONS SPACE SIMILAR SHEATHING SHEET SERVICE ENTRANCE SECTION SECTION SCHEDULE SELF CLOSING STAINLESS STEEL SKYLIGHT SHUT OFF VALVE SMOKE DETECTOR SOLID CORE REMOVE ROOM REVISION RETURN REQUIRED REINFORCED REFERENCE REFRIGERATOR RIGHT OF WAY ROUGH OPENING ROOF DRAIN OVERFLOW ROOF DRAIN LEADER RADIUS QUANTITY QUARRY TILE POWER POLYVINYLCLORIDE PARTITION POUNDS PER SQUARE INCH POUNDS PER SQUARE FOOT PREFABRICATED PERFORATED PORCELAIN PLYWOOD PLUMBING PLASTIC PLATE PLASTER PHASE PERPENDICULAR POINT OF CONNECTION PLASTIC LAMINATE PROPERTY LINE PRECAST CONCRETE OPPOSITE OPENING OVER HEAD OUTSIDE AIR INTAKE OUTSIDE RADIUS ORNAMENTAL IRON OVER HANG OUTSIDE DIAMETER ON CENTER NOMINAL NUMBER NAILER NOT FOR CONSTRUCTION NON-CORROSIVE METAL NOT TO SCALE NOT IN CONTRACT MULLION METAL MODULAR MISCELLANEOUS MINIMUM MANUFACTURER MANUFACTURING MEDIUM MECHANICAL MAXIMUM MATERIAL MASONRY MARBLE MASONRY OPENING MALLEABLE IRON MANHOLE MACHINE BOLT LAMINATED VENEER LUMBER LIGHTING LIGHT LINOLEUM LINEAR LEAD LAVATORY LATERAL LAMINATE LINEAR FEET LIGHT EMITTING DIODE KNOCK OUT KILN DRIED KNOCK DOWN JOINT JUNCTION JUNCTION BOX INTERIOR INSULATION INCLUDE, INCLUSIVE IMPREGNATED INTERMEDIATE METALLIC CONDUIT ISOLATED GROUND IDENTIFICATION INSIDE FACE INSIDE DIAMETER INTERCOM OUTLET HYDRAULIC HOT WATER HEATING, VENTILATING & AIR CONDITIONING HEATER HORIZONTAL HEIGHT HARDWARE HARDBOARD HANDICAPPED HOLLOW METAL HOLLOW CORE HOSE BIBB GYPSUM BOARD GYPSUM GALVANIZED RIGID TUBING GATE VALVE GRADE MARK GLUE LAMINATED BEAM GLASS GROUND FAULT INTERRUPTER GROUND FAULT CIRCUIT INTERRUPTER GARAGE GALVANIZED GAUGE GALVANIZED IRON FURNISH FOOTING FIRE PROOF FLUORESCENT FLOORING FLOOR FINISH FIRE HOSE CABINET FOUNDATION FIRE DEPARTMENT CONNECTION FIRE ALARM CONTROL PANEL FABRICATE FIBERGLASS FLOOR SINK FACE OF FIELD NAILING FIRE EXTINGUISHER FLOOR DRAIN FLOOR CLEAN OUT FAN COIL FIRE ALARM EXTERIOR EXISTING EXHAUST EXCAVATE ELECTRIC DRINKING COOLER EVAPORATIVE COOLER ESTIMATE EQUIPMENT EQUAL ELECTRICAL NON-METALLIC TUBING ELECTRICAL METALLIC TUBING ELECTRICAL METALLIC CONDUIT ELEVATOR "ELECTRIC, ELECTRICAL" ELEVATION EACH EACH WAY END NAILING EXPANSION JOINT EXHAUST FAN EXPANSION ANCHOR DOOR DOWN DEAD LOAD DIMENSION DIAGONAL DIAMETER DEMOLITION DOUBLE DISHWASHER DOWN SPOUT DECOMPOSED GRANITE DRINKING FOUNTAIN PENNY COPPER CONTRACTOR CONTINUOUS CONSTRUCTION CONCRETE COMBINATION COLUMN CENTERED CONCRETE MASONRY UNIT CLEAR CLOSET CAULKING CEILING CENTERLINE CIRCUIT BREAKER CHANNEL CUBIC FEET PER MINUTE CERAMIC CEMENT CLOSED CIRCUIT TELEVISION CAMBER CABINET CERAMIC TILE CLEAN OUT CONTROL JOINT CAST IN PLACE CONSTRUCTION DOCUMENTS CONCRETE ASBESTOS PIPE BRONZE BEARING BRASS BEAM BLOCKING BLOCK BUILDING BOARD BACK OF CURB BUILT UP BOTTOM OF FOOTING BOTTOM OF BOUNDARY NAILING BENCH MARK ANGLE AMERICAN WIRE GAUGE AVERAGE ASPHALT ANNEALED ALTERNATE ALUMINUM AIR HANDLER UNIT ABOVE GRADE ADDITION or ADDENDUM ACOUSTICAL CEILING TILE ACOUSTIC ASBESTOS-CEMENT BOARD ABOVE ACRYLONITRILE-BUTADIENE-STYRENE AGGREGATE BASE COURSE AIR CONDITIONING ABOVE FINISHED GRADE ABOVE FINISHED FLOOR ANCHOR BOLT AMPERES YD. W.I. WD. W/O W/ WT. WP WCT WDW WC VERT. VA V.I.F. V.B. UR UNF. TYP. TRANS. TLT. THRU THK. THD. TH. TEL. T.V. T.S. T.O.W. T.O.S. T.O.M. T.O.J. T.O.F. T.O.C. T.O.B. T.O. T.M.B. T.B. T & G SYS. SYM SW SUSP. STL. STD. STC SQ. IN. SQ. FT. SPKR. SPECS SPA. SIM. SHT'G. SH SES SECT. SCHED. SC S/S S/L S.O.V. S.D. S.C. RMV. RM REV. RET. REQ'D. REINF. REF. REF R.O.W. or R/W R.O. R.D.O. R.D.L. R QTY. Q.T. PWR. PVC PTN. PSI PSF PREFAB. PERF. PORC. PLYWD. PLUMB. PLAS. PLT. PL. PH or Ø PERP. or P.O.C. P.LAM. P.L. P.C. OPPO. OPNG. OH OAI O.R. O.I. O.H. O.D. O.C. NOM. NO. NLR. NFC NCM N.T.S. N.I.C. MUL MTL. MOD MISC. MIN. MFR. MFG. MED. MECH. MAX. MAT'L MAS. MAR. M.O. M.I. M.H. M.B. LVL LTG. LT. LINO. LIN. LD. LAV LAT. LAM L.FT. L.E.D. KO KD K-D JT. JCT J-BOX INT. INSUL. INCL. IMPG IMC IG ID I.F. I.D. I.C. HYD. HW HVAC HTR HOR. HGT. HDW HDBD. H/C H.M. H.C. H.B. GYP. BD. GYP. GRC GM GM GLB GL GFI GFCI GAR. GALV. GA. G.I. FURN. FTG. FP FLUOR. FLG. FL FIN. FHC FDN. FDC FACP FAB. F/G F.S. F.O. F.N. F.E. F.D. F.C.O. F.C. F.A. EXT. EXIST. or E EXH. EXC EWC EVAP. EST. EQUIP. EQ. ENT EMT EMC ELEV. ELECT. EL EA. E.W. E.N. E.J. E.F. E.A. DR DN. DL DIM. DIAG. DIA. or Ø DEMO DBL. D/W D.S. D.G. D.F. d CU CONTR. CONT. CONST. CONC. COMB. COL. CNTRD. CMU CLR. CLO. CLKG. CLG. CL or C.L. CKT. BKR. CH CFM CER CEM. CCTV CAM. CAB C.T. C.O. C.J. C.I.P. C.D. C.A.P. BRZ BRG. BR BM. BLKG. BLK. BLDG BD. B/C B.U. B.O.F. B.O. B.N. B.M. AWG AVG ASPH. ANL ALT. AL. or ALUM. AHU AG ADD. ACT ACOU. ACB ABV. ABS ABC A/C A.F.G. A.F.F. A.B. A SLOPE TO DRAINS.T.D. GENERAL NOTES FINISH WOOD WOOD STUD BLOCKING STEEL STEEL STUD FRAMED WALL BATT INSULATION OR PLYWOOD PLYWOOD OR GLU-LAM CONCRETE STONE CMU SAND GRAVEL GWB COMPACTED SOIL SPRAY-FOAM INSULATION RIGID INSULATION GRID LINE BREAK LINE MATCH LINE REVISION A9.1 ELEVATION MARKER SECTION MARKER DETAIL CUT DETAIL 1 A6.1 ELEVATION 100 A ROOM NAME 101 INTERIOR ELEVATION MARKER ELEVATION NUMBER SHEET NUMBER SECTION NUMBER SHEET NUMBER DETAIL NUMBER SHEET NUMBER SPOT ELEVATION DOOR MARK WINDOW MARK ROOM NAME AND NUMBER ELEVATION NUMBER SHEET NUMBER SYMBOL LEGEND LANDSCAPE ARCHITECTURE LA 1.0 STRUCTURAL SV 1.1 ELECTRICAL E 1.1 #### LIGHTING L1.1 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 73 Lot: C & D P 3 4 I V . A . Scale: ISSUE A 1.0 9/16/15Plotted On:S I T E P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 1 2 3 4 5 6 7 8 9 1 0 11 12 13 14 15 16 17 18 19 20 A A B B C C D D 5 5 3 3 2 2 1 1 4 4 F 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 5'-0"7'-5 5/16" 1 ' - 2 3 / 8 " 5 ' - 3 1 / 4 " 2 7 ' - 9 5 / 1 6 " 9 ' - 1 0 1 / 1 6 " 18'-2 1/4" 12'-1 3/16" 5'-0"16'-7 5/8" 02 PROPOSED 2-EAST 04 PROPOSED-WEST 01 PROPOSED-NORTH 03 PROPOSED-SOUTH 05 PROPOSED-PARTIAL WEST NEW GATESTEP DOWN 2 STEPS UP TO ENTRY PORCH EXISTING STONE SITE WALL TO REMAIN EXISTING WEST SETBACK (TO REMAIN) EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN ENTRY PORCH MUD RM FAMILY ROOM KITCHEN POWDER DNUP BATH BEDROOM 1 HO O K S A N D B E N C H FIREPLACE TV DINING GLASS FLOOR PANTRY GR I L L A N D C A B I N E T S LI N E O F E X T E R I O R W A L L AB O V E PROPERTY LINE PROPERTY LINE 2 CAR GARAGE STONE PATIO PANTRY ICE MAKER UC WINE FRIG 36" CABINET BAR SINK FRIG DRAWER MICRO WAVE DRAWER DISH WASHER FIREPIT STONE PATIO GARDENS mi n 6 b u r n e r s w o v e n b e l o w subzero 648PROG frig pot filler APPLIANCE GARAGE TRASH RECYCLE Basketball court built in coffee maker DESK HOT COLD FILTERED STORAGE CABS DOG WASH DOG CAB: FAUCET, FOOD UNDER COUNTER WATER FEATURE ON WALL BUILT-IN NOOK/BENCH BOOK SHELVES STONE WOOD STONE WOOD LINE OF ROOF OVERHANG PROVIDE HEATER UNDER ROOF PROVIDE HEATER UNDER ROOF CEILING HT 9'-0"CEILING HT 8'-10" CEILING HT 8'-10" DRESSER "C U B B I E S " MU D R O O M ST O R A G E RIDGE VAULTED CEILING 7895 7895 7 8 9 678 9 7 7 8 9 6 7896 7 8 9 6 WINDOW WELL WINDOW WELL WINDOW WELL B L E E K E R S T R E E T ARCHITECTURAL 100'-0" = SITE 7896'-6" ARCH 98'-11 1/2" SITE 7895'- 5 1/2" CUBBIES T.O. PLYWD. 100'-0" T.O. FINISHED FLOOR 100'-3 PROPERTY LINE P R O P E R T Y L I N E N 06PROPOSED-PARTIAL EAST 3 3 CONCRETE WALK 1 1 SCALE: 1/4" = 1'-0" 1 SITE PLAN A 1.0 P 3 5 I V . A . Scale: ISSUE A 1.1 9/16/15Plotted On:N E I G H B O R H O O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 V I C I N I T Y M A P 2 0 9 E A S T B L E E K E R 7/20/15 A S P E N , C O PARCEL ID: 273707320002 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 73 Lot: C & D 2 1. E. BLEEKER ST. & MONARCH ST. 2. E. BLEEKER ST. & MONARCH ST. 3 1 3. E. BLEEKER ST. & MONARCH ST. 4. E. BLEEKER ST. & MONARCH ST. 4 10. E. BLEEKER ST. & N. ASPEN ST. 9. E. BLEEKER ST. & N. ASPEN ST. 8. E. BLEEKER ST. & N. ASPEN ST. 7. E. BLEEKER ST. & N. ASPEN ST.5. E. BLEEKER ST.6. E. BLEEKER ST.7. E. BLEEKER ST. 5678 9 10 11 10. E. BLEEKER ST.11. E. BLEEKER ST. 12. 209 E. BLEEKER ST. 12 P 3 6 I V . A . Scale: ISSUE A 1.2 9/16/15Plotted On:E X I S T I N G F A R ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 12345 6 7 8 9 10 11 12 13 F W KITCHEN BATHROOM DINING ROOM OFFICE LIVING ROOM ENTRY STORAGE 1,025.74 sq ft 12345 6 7 8 9 10 11 12 13 LIVING ROOM DECK 826.09 sq ft 994.99 sq ft 123 4 5 6 7 8 9 10 11 12 13 SCALE: 1/4" = 1'-0" 2 EXISTING-MAIN LEVEL FAR A 1.2SCALE: 1/4" = 1'-0" 3 EXISTING-UPPER LEVEL FAR A 1.2 SCALE: 1/4" = 1'-0" 1 EXISTING-LOWER LEVEL FAR A 1.2 CABIN LOWER LEVEL (994.99 SF) CABIN MAIN LEVEL 1025.74 SF CABIN UPPER LEVEL 826.09 SF TOTAL CABIN FAR 1851.83 SF P 3 7 I V . A . Scale: ISSUE A 1.3 9/16/15Plotted On:P R O P O S E D F A R C A L C U L A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 835.45 sq ft 495.73 sq ft 1,294.50 sq ft 1 2 3 4 5 6 7 8 9 1 0 11 12 13 14 15 16 17 18 19 20 A A B B C C D D 5 3 2 14 F 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4'-9 3/4" 1' - 2 " 12'- 1 1/4" N/S 1/A5.1 N/S 1/A5.1336.86 sq ft 309.75 sq ft 60.71 sq ft REMOVE EXISTING PLANTER REMOVE EXISTING FLAGSTONE WALK NON-HISTORIC ELEMENT; REVEGETATE SEE LANDSCAPE PLAN STEP DOWN 2 STEPS UP TO ENTRY PORCH ENTRY PORCH MUD RM FAMILY ROOM KITCHEN POWDER DNUP BATH BEDROOM 1 HO O K S A N D B E N C H FIREPLACE TV DINING GLASS FLOOR PANTRY GR I L L A N D C A B I N E T S MAIN LEVEL: 835 + 1317 = 2152 GARAGE 495 -250 = 245 245/2 = 122.5 LI N E O F E X T E R I O R W A L L AB O V E A L L E Y C U R B EXISTING REAR YARD SETBACK 2 CAR GARAGE STONE PATIO EX I S T I N G S I D E Y A R D S E T B A C K PANTRY ICEMAKER UCWINEFRIG 36" CABINET BARSINK FRIGDRAWER MICROWAVEDRAWER DISHWASHER FIREPIT STONE PATIO GARDENS mi n 6 b u r n e r s w o v e n b e l o w subzero 648PROG frig pot filler APPLIANCE GARAGE TRASHRECYCLE Basketball court built incoffee maker DESK HOTCOLDFILTERED STORAGECABS DOG WASH DOG CAB:FAUCET, FOODUNDER COUNTER WATER FEATURE ON WALL BUILT-IN NOOK/BENCH BOOK SHELVES STONE WOOD STONE WOOD LINE OF ROOF OVERHANG PROVIDE HEATER UNDER ROOF PROVIDE HEATER UNDER ROOF CEILING HT 9'-0"CEILING HT 8'-10" CEILING HT 8'-10" DRESSER "C U B B I E S " MU D R O O M ST O R A G E RIDGE VAULTED CEILING A L L E Y WINDOWWELL WINDOWWELL WINDOWWELL ARCHITECTURAL 100'-0" = SITE 7896'-6" CUBBIES T.O. PLYWD. 100'-0" T.O. FINISHED FLOOR 100'-3 N N/S 1/A5.1 N/S CONCRETE WALK 1 2 3 4 5 6 7 8 9 1 0 11 12 13 14 15 16 17 18 19 20 5 3 2 14 UP FAMILY ROOM TV FP BATH 3 CLOSET MECHANICAL BEDROOM 3 LINEN GUEST SUITE GUEST BATH WET BAR GL A S S R A I L 6' - 8 X 7 ' = 4 6 S Q F T EX P O S E D W A L L 6'-8 X 7' = 46 SQ FT EXPOSED WALL 6'-8 X 7' = 46 SQ FT EXPOSED WALL LAUNDRY GYM WEIGHTS CA B I N E T B E L O W W/ U C R E F R I G TV A B O V E POWDER GLASS ENCLOSED WINE CABINET STORAGE ELECTRICAL CLOSET TV F P TWO SIDED MONTIGO GAS FP BOOK SHELVES BOOK SHELVESNOOK; BENCH ART GALLERY WALL SKYKIGHT ABOVE HOT / COLD WATERFILTER DISPENSER HOT / COLD WATERFILTER DISPENSER 2,798.33 sq ft 1,348.48 sq ft 155.36 sq ft 108.29 sq ft 5 3 2 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 N/S 1/A5.1 N/S 1/A5.1 LO N G , L O W F I R E P L A C E DN MASTER BATH MASER BEDROOM OFFICE CLOSET CLOSET OPENTOBELOW DECK TV R A I S E S FR O M C A B I N E T BATH 2 BEDROOM 2 PROVIDE SPRINKLER SYSTEM FORFLOWERS PROVIDE SPRINKLER SYSTEM FOR FLOWERS BOOKSHELVES SHELVES ABOVE ANDBELOW BENCH; ART WALL CEILING HT 8'-4" CEILING HT 11'-0" N/S 1/A5.1 N/S SCALE: 1/8" = 1'-0" 1 MAIN LEVEL FAR A 1.3 SCALE: 1/8" = 1'-0" 2 LOWER LEVEL FAR A 1.3 SCALE: 1/8" = 1'-0" 3 UPPER LEVEL FAR A 1.3 FAR CALCULATIONS - LOWER LEVEL: 2798 SF 2798 X 4.7% FLOOR AREA GROSS: FLOOR AREA NET: 131 SF - MAIN LEVEL: 835+1295=FLOOR AREA : 2130 SF - UPPER LEVEL: FLOOR AREA : 1348 SF MAIN LEVEL: PATIOS - EXCEMPT ON GRADE: 310+337= PORCH - EXCEMPT= UPPER LEVEL DECKS: 108+55 = 647 SF 61 SF 163 SF LIVING FAR TOTAL 3609 SF GARAGE : 495 SQ FT 495 SF - 250 SF= 245/2 = 122.5 SF 3609 SFLIVING FAR= 122.5 SFGARAGE FAR= TOTAL FAR = 3731.5 SF 3240 SF ALLOWABLE FAR BASED ON 6000 SF LOT (REQUESTING A 500 SF BONUS) 3240 SF + 500 SF= 3740 SF ALLOWABLE FAR P 3 8 I V . A . Scale: ISSUE A 1.4 9/16/15Plotted On:P R O P O S E D F A R E L E V A T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 51.07 sq ft684.71 sq ft T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. SLAB LOWER LEVEL ELEV. 87'-10" T.O. PLATE, GUEST BEDRM ELEV. 118'-6" T.O. PLY, GUEST BEDRM ELEV. 109'-6" 5 4 3 2 1 D C B A 572.27 sq ft T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 121'-0" T.O. SLAB LOWER LEVEL ELEV. 87'-10" A B C D 590.38 sq ft57.85 sq ft T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY MAIN LEVEL, NEW ELEV. 100'-0" T.O. PLY LOWER LEVEL, NEW ELEV. 88'-10" 1 5 912.62 sq ft T.O. PLY PROPOSED ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 120'-9 7/8" T.O. PLY MAIN LEVEL, NEW ELEV. 100'-0" T.O. SLAB LOWER LEVEL ELEV. 87'-10" T.O. PLY UPPER LEV. ELEV. 110'-6" HISTORICAL CABIN LINK TO ADDITION 2 3 4 3 2 1 515.54 sq ft 57.73 sq ft T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. SLAB LOWER LEVEL ELEV. 88'-10" T.O. PLATE, GUEST BEDRM ELEV. 118'-6" HISTORICAL CABIN LINK TO ADDITION 2 3 293.38 sq ft T.O. PLY PROPOSED ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 121'-0" T.O. SLAB LOWER LEVEL ELEV. 88'-10" T.O. PLY UPPER LEV. ELEV. 110'-0" SCALE: 1/8" = 1'-0" 3 EAST ELEVATION-FAR A 1.4 SCALE: 1/8" = 1'-0" 1 NORTH ELEVATION-FAR A 1.4SCALE: 1/8" = 1'-0" 2 SOUTH ELEVATION-FAR A 1.4 SCALE: 1/8" = 1'-0" 5 WEST ELEVATIONFAR A 1.4 SCALE: 1/8" = 1'-0" 4 FAR PROPOSED-PARTIAL EAST A 1.4 SCALE: 1/8" = 1'-0" 6 FAR PROPOSED-PARTIAL WEST A 1.4 FAR ELEVATION CALCULATIONS TOTAL WALL SURFACE: (591.19+912.62+293.38+572.27+684.71+515.54)= 3569.71 SQ FT EXPOSED WALL SURFACE: (57.8+51.07+57.8)= 166.67 SQ FT 166.67/3569.71= 0.047= 4.7 % P 3 9 I V . A . Scale: ISSUE A 2.0 9/16/15Plotted On:E X I S T I N G F L O O R P L A N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 123 4 5 6 7 8 9 10 11 12 13 12345 6 7 8 9 10 11 12 13 F W KITCHEN BATHROOM DINING ROOM OFFICE LIVING ROOM ENTRY STORAGE 12345 6 7 8 9 10 11 12 13 LIVING ROOM DECK SCALE: 1/4" = 1'-0" 1 EXISTING-LOWER LEVEL A 2.0 SCALE: 1/4" = 1'-0" 2 EXISTING-MAIN LEVEL A 2.0 SCALE: 1/4" = 1'-0" 3 EXISTING-UPPER LEVEL A 2.0 SCALE: 1/4" = 1'-0" 4 EXISTING-ROOF PLAN A 2.0 P 4 0 I V . A . Scale: ISSUE A 2.1 9/16/15Plotted On:E X I S T I N G E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 SCALE: 1/4" = 1'-0" 1 EXISTING-NORTH A 2.1 SCALE: 1/4" = 1'-0" 2 EXISTING-SOUTH A 2.1 SCALE: 1/4" = 1'-0" 3 EXISTING-EAST A 2.1 SCALE: 1/4" = 1'-0" 4 EXISTING-WEST A 2.1 P 4 1 I V . A . Scale: ISSUE A 3.1 9/16/15Plotted On:L O W E R L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 1 2 3 4 5 6 7 8 9 1 0 11 12 13 14 15 16 17 18 19 20 A A B B C C D D 5 5 3 3 2 2 1 1 4 4 8" 8 " 1 6 ' - 7 5 / 1 6 " 8 " 8" 8 " 1 3 ' - 1 1 3 / 8 " 8" 7 ' - 4 7 / 8 " 8 " 8"34'-6 5/16"8" 1'-9 7/8"28'-7 3/4"35'-10 5/16" 66'-11 15/16" 1 7 ' - 1 1 5 / 1 6 " 10 ' - 5 1 3 / 1 6 " 2 5 ' - 3 " 5 3 ' - 8 1 / 8 " 64'-9 5/16" 28'-8 1/16"18'-2 1/4" 46'-10 1/2" 8"6'-8"8" 8"6'-8"8" 5 1/2"6'-11 5/16"5 1/2"31'-10 1/4"8" UP FAMILY ROOM TV FP BATH 3 CLOSET MECHANICAL BEDROOM 3 LINEN GUEST SUITE GUEST BATH WET BAR G L A S S R A I L 6 ' - 8 X 7 ' = 4 6 S Q F T E X P O S E D W A L L 6'-8 X 7' = 46 SQ FT EXPOSED WALL 6'-8 X 7' = 46 SQ FT EXPOSED WALL LAUNDRY GYM WEIGHTS CA B I N E T B E L O W W/ U C R E F R I G TV A B O V E POWDER GLASS ENCLOSED WINE CABINET STORAGE ELECTRICAL CLOSET T V F P TWO SIDED MONTIGO GAS FP BOOK SHELVES BOOK SHELVESNOOK; BENCH ART GALLERY WALL SKYKIGHT ABOVE HOT / COLD WATER FILTER DISPENSER HOT / COLD WATER FILTER DISPENSER 02 PROPOSED 2-EAST 04 PROPOSED-WEST 01 PROPOSED-NORTH 03 PROPOSED-SOUTH 05 PROPOSED-PARTIAL WEST 06PROPOSED-PARTIAL EAST 3 3 1 1 SCALE: 1/4" = 1'-0" 1 LOWER LEVEL A 3.1 P 4 2 I V . A . Scale: ISSUE A 3.2 9/16/15Plotted On: M A I N L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 1 2 3 4 5 6 7 8 9 1 0 11 12 13 14 15 16 17 18 19 20 A A B B C C D D 5 5 3 3 2 2 1 1 4 4 F 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 5 1/2"28'-2 1/4"4 1/2"29'-7 13/16"5"5'-1/2"4 1/2" 4 1 / 2 " 1 3 ' - 1 0 1 3 / 1 6 " 5" 1 0 ' - 5 1 5 / 1 6 " 8 1 / 2 " 5 1 / 2 " 1 7 ' - 5 / 1 6 " 5 1 / 2 " 12'-3 1/16" 21'-5 3/8" 51'-11 1/16" 13'-5 9/16"17'-8 3/16" 9 ' - 1 0 1 / 1 6 " 5 ' - 3 1 / 4 " 3 3 ' - 9 / 1 6 " 16'-10 1/8"3 1/2"14'-3/16"18'-2 1/4" 5'-0"7'-5 5/16" 02 PROPOSED 2-EAST 04 PROPOSED-WEST 01 PROPOSED-NORTH 03 PROPOSED-SOUTH 05 PROPOSED-PARTIAL WEST STEP DOWN 2 STEPS UP TO ENTRY PORCH ENTRY PORCH MUD RM FAMILY ROOM KITCHEN POWDER DNUP BATH BEDROOM 1 HO O K S A N D B E N C H FIREPLACE TV DINING GLASS FLOOR PANTRY GR I L L A N D C A B I N E T S LI N E O F E X T E R I O R W A L L A B O V E 2 CAR GARAGE STONE PATIO PANTRY ICE MAKER UC WINE FRIG 36" CABINET BAR SINK FRIG DRAWER MICRO WAVE DRAWER DISH WASHER FIREPIT STONE PATIO GARDENS mi n 6 b u r n e r s w o v e n b e l o w subzero 648PROG frig pot filler APPLIANCE GARAGE TRASH RECYCLE Basketball court built in coffee maker DESK HOT COLD FILTERED STORAGE CABS DOG WASH DOG CAB: FAUCET, FOOD UNDER COUNTER WATER FEATURE ON WALL BUILT-IN NOOK/BENCH BOOK SHELVES STONE WOOD STONE WOOD LINE OF ROOF OVERHANG PROVIDE HEATER UNDER ROOF PROVIDE HEATER UNDER ROOF CEILING HT 9'-0"CEILING HT 8'-10" CEILING HT 8'-10" DRESSER "C U B B I E S " M U D R O O M ST O R A G E RIDGE VAULTED CEILING WINDOW WELL WINDOW WELL WINDOW WELL ARCHITECTURAL 100'-0" = SITE 7896'-6" ARCH 98'-11 1/2" SITE 7895'- 5 1/2" CUBBIES T.O. PLYWD. 100'-0" T.O. FINISHED FLOOR 100'-3 N 06PROPOSED-PARTIAL EAST 3 3 5 1 / 2 " 20 ' 5 1 / 2 " 1 2 ' - 5 5 / 8 " 5 1 / 2 " 9' - 3 5 / 8 " 5 1 / 2 " CONCRETE WALK 1 1 SCALE: 1/4" = 1'-0" 1 MAIN LEVEL PLAN A 3.2 P 4 3 I V . A . Scale: ISSUE A 3.3 9/16/15Plotted On:U P P E R L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 A A B B C C D D 5 5 3 3 2 2 1 1 4 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 02 PROPOSED 2-EAST 04 PROPOSED-WEST 01 PROPOSED-NORTH 03 PROPOSED-SOUTH 05 PROPOSED-PARTIAL WEST 5 1/2" 5 1/2"33'-1 3/4"3 1/2"2'-1"3 1/2" 5 1 / 2 " 20 ' 5 1 / 2 " 7 ' - 8 1 3 / 1 6 " 5 1 / 2 " 1 4 ' - 3 / 8 " 5 1 / 2 " 5 1/2"4'-6 1/16"5 1/2"5'-15/16"5 1/2"8'-6" 2 ' - 3 3 / 1 6 " 5 1 / 2 " 5 1 / 2 " 5 1 / 2 " 1 2 ' - 9 " 5 1 / 2 " L O N G , L O W F I R E P L A C E DN MASTER BATH MASER BEDROOM OFFICE CLOSET CLOSET OPEN TO BELOW DECK T V R A I S E S FR O M C A B I N E T BATH 2 BEDROOM 2 MODEL WITH VIEW PORTS PROVIDE SPRINKLER SYSTEM FOR FLOWERS PROVIDE SPRINKLER SYSTEM FOR FLOWERS BOOK SHELVES SHELVES ABOVE AND BELOW BENCH; ART WALL CEILING HT 8'-4" CEILING HT 11'-0" 06PROPOSED-PARTIAL EAST 3 3 1 1 SCALE: 1/4" = 1'-0" 1 UPPER LEVEL PLAN A 3.3 P 4 4 I V . A . Scale: ISSUE A 3.5 9/16/15Plotted On:R O O F P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 A A B B C C D D 5 5 3 3 2 2 1 1 4 4 02 PROPOSED 2-EAST 04 PROPOSED-WEST 01 PROPOSED-NORTH 03 PROPOSED-SOUTH 05 PROPOSED-PARTIAL WEST 06PROPOSED-PARTIAL EAST 3 3 1 1 SCALE: 1/4" = 1'-0" 1 ROOF PLAN-GABLE/GABLE A 3.5 P 4 5 I V . A . Scale: ISSUE A 4.1 9/16/15Plotted On:N O R T H A N D S O U T H E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 D C B A 4 ' - 2 " 1 1 7 / 8 " 1 6 ' - 1 0 " 2 1 ' - 1 1 7 / 8 " 2 2 ' - 7 1 / 1 6 " STONE SLATES 4" x 36" RANDOM PATTERN TYP. 1 1/2" WD SLATES AS SCREEN, BECOMES RAILING ABOVE ORIGINAL WOOD SIDING TO BE RESTORED T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 121'-0" T.O. PLY GUEST BED ELEV. 109'-6" T.O. PLY GUEST BEDRM ELEV. 99'-0" A B C D STONE SLAT SIDING 4 x 36" RANDOM PATTERN TYPICAL ON ADDITION WINDOWS ACROSS TOP OF GARAGE DOOR STEEL CHANNEL AT FACE OF DECK T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 121'-0" T.O. PLY GUEST BED ELEV. 110'-0" T.O. PLY MAIN LEVEL, NEW ELEV. 100'-0" SCALE: 1/4" = 1'-0" 1 NORTH ELEVATION A 4.1 SCALE: 1/4" = 1'-0" 2 SOUTH ELEVATION A 4.1 P 4 6 I V . A . Scale: ISSUE A 4.2 9/16/15Plotted On:E A S T E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 2 3 ' - 5 3 / 4 " 2 3 ' - 6 1 5 / 1 6 " STONE SLAT SIDING 4 x 36" RANDOM PATTERN, TYPICAL ON ADDITION ORIGINAL WOOD SIDING TO BE RESTORED WOOD SHINGLES T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 121'-0" T.O. PLY UPPER LEV ELEV. 110'-6" T.O. PLY MAIN LEVEL ELEV. 100'-0" T.O. PLATE, GUEST BEDRM ELEV. 118'-6" T.O. PLY, GUEST BEDRM ELEV. 109'-6" 5 4 3 2 1 3 2 1 T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. PLATE, GUEST BEDRM ELEV. 118'-6" HISTORICAL CABIN LINK TO ADDITION SCALE: 1/4" = 1'-0" 1 EAST ELEVATION A 4.2 SCALE: 1/4" = 1'-0" 2 PARTIAL EAST ELEVATION A 4.2 P 4 7 I V . A . Scale: ISSUE A 4.3 9/16/15Plotted On:W E S T E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 1 5 3 ' 2 3 ' - 5 3 / 4 " 4 x 36" STONE SLAT SIDING, HORIZONTAL STEEL SLATES W/ STEEL POSTS 4 x 36" STONE SLAT SIDING, HORIZONTAL STEEL CHANNEL AT DECK FACE T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY PROPOSED ELEV. 100'-0" T.O. PLATE MASTER BED ELEV. 120'-9 7/8" T.O. PLY MAIN LEVEL, NEW ELEV. 100'-0" T.O. PLY UPPER LEV. ELEV. 110'-6" HISTORICAL CABIN LINK TO ADDITION 2 3 4 2 3 SCALE: 1/4" = 1'-0" 2 WEST ELEVATION A 4.3 SCALE: 1/4" = 1'-0" 1 PARTIAL WEST ELEVATION A 4.3 P 4 8 I V . A . Scale: ISSUE A 5.1 9/16/15Plotted On:S E C T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. SLAB LOWER LEVEL ELEV. 87'-10" T.O. PLATE, GUEST BEDRM ELEV. 118'-6" T.O. PLY, GUEST BEDRM ELEV. 109'-6" DINING ROOM LIVING ROOM MASTER CLOSET MASTER BATH PATIO 5 4 3 2 1 HISTORICAL CABIN LINK TO ADDITION GUEST SUITE BATH 3BEDROOM 3CLOSETSTORAGEMECHANICAL T.O. PLY, MASTER ELEV. 110'-6" SCALE: 1/4" = 1'-0" 1 SECT. 1-1' A 5.1 P 4 9 I V . A . Scale: ISSUE A 5.2 9/16/15Plotted On:S E C T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 T.O. RIDGE EXISTING ELEV. 116'-7" T.O. PLY COTTAGE ELEV. 100'-0" T.O. SLAB LOWER LEVEL ELEV. 87'-10" T.O. PLY, MASTER BEDRM ELEV. 110'-6"T.O. PLY, GUEST BEDRM ELEV. 109'-6" ABCD T.O. PLY, BEDRM 1 ELEV. 99'-0" BEDROOM 1 GUEST SUITE BEDROOM 3FAMILY ROOM LIVING ROOM BATH 3HALL SCALE: 1/4" = 1'-0" 1 SECT. 3-3' A 5.2 P 5 0 I V . A . Scale: ISSUE A 9.0 9/16/15Plotted On:3 D R E N D E R S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 NOT TO SCALE FRONT VIEW AERIAL VIEW WEST VIEW EAST VIEW P 5 1 I V . A . Scale: ISSUE HPC 1 9/16/15Plotted On:C A B I N E V O L U T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 1955 - FRONT VIEW 1955 - BACK VIEW 1955 - ROOF 1978 ADDITION - FRONT VIEW 1978 ADDITION - BACK VIEW 1978 ADDITION - ROOF 2015 - BACK VIEW 2015 - ROOF2015 - FRONT VIEW O R I G I N A L C A B I N R E M O D E L E X I S T I N G P 5 2 I V . A . Scale: ISSUE HPC 2 9/16/15Plotted On:1 9 5 5 - O R I G I N A L C A B I N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 SCALE: 1/4" = 1'-0" 3 ORIGINAL-NORTH HPC 2 SCALE: 1/4" = 1'-0" 4 ORIGINAL-WEST HPC 2 SCALE: 1/4" = 1'-0" 5 ORIGINAL-EAST HPC 2 BRICK FIREPLACE AT CROSS RIDGE ENTRY PORCH ON CORNER. WOOD POSTS AND HANDRAIL. SHINGLE ROOF ONE STORY CABIN, SIDING FINISH AND CORNER TRIM BRICK CHIMNEY FRONT CENTRAL WINDOW PORCH HAS BEEN CLOSED COVERED BACK SHED ADDITION BACK SHED ADDITION BACK SHED ADDITION WEST VIEW FROM BLEEKER ST. AND ASPEN ST. - YEAR 1955 (ASPEN HISTORICAL SOCIETY ARCHIVE) EAST VIEW FROM BLEEKER ST. - YEAR UNKNOWN (BEFORE 1978) (MARY HAYES PHOTOGRAPHY) P 5 3 I V . A . Scale: ISSUE HPC 3 9/16/15Plotted On:1 9 7 8 - R E M O D E L ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 SCALE: 1/4" = 1'-0" 4 ORIGINAL-SOUTH HPC 3 SCALE: 1/4" = 1'-0" 5 ORIGINAL-EAST HPC 3 BRICK CHIMNEY GABLED DORMER WOOD PANELED DOOR SHED ROOF FOR BACK ADDITION BRICK CHIMNEY SOUTH AND EAST VIEWS - YEAR 1978 (REMODEL) (MARY HAYES PHOTOGRAPHY) P 5 4 I V . A . Scale: ISSUE HPC 4 9/16/15Plotted On:R E F E R E N C E S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANSI N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY ANDCOPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCEOVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCYSHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN04/15/15 2 0 9 E . B L E E K E R S T R E E T " H A Y E S H O U S E " A S P E N C O 8 1 6 1 1 BRICK CHIMNEY WOOD SHINGLES HORIZONTAL SIDING SIMPLE WOOD COLUMNS FOR PORCH BACK SHED ROOF HORIZONTAL SIDING BACK SHED ROOF SIDE VIEW (S. HUNTER STREET) FRONT VIEW (E. HOPKINS AVENUE) BACK VIEW (ALLEY) HISTORICAL CABIN CORNER OF HOPKINS & HUNTER THIS CABIN HAS SIMILAR DESIGN TYPOGRAPHY AS THE ORIGINAL 209 BLEEKER CABIN. ORIGINAL DOORS (FOUND IN EXISTING CABIN BASEMENT. TO BE RESTORED AND USED AT FRONT DOOR) P 5 5 I V . A . MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: Update to Historic Preservation Design Guidelines- Chapters 2-7 DATE: September 23, 2015 SUMMARY: HPC’s current design guidelines were adopted in 2000. Amendments were initiated in 2004 and in 2010, but not completed due to budget constraints and intervening projects which sidetracked the work. Staff has revisited the progress made previously and incorporated it into a new proposed update. We will present the information to HPC in three segments in September and October. We plan to visit directly with several design firms in Aspen to take their input, and we will hold a lunchtime meeting for the public. The last of HPC’s reviews of the draft will be a noticed public hearing. Council adoption of the guidelines will be required at the end of the process. The purpose of the amendments is to incorporate knowledge that has been gained from 15 years of using the document. In addition we aim to better address distinctions between Aspen Victorian and AspenModern era resources. We have updated the graphic presentation, provided better illustrations, and simplified and abbreviated the text where possible. The changes are too comprehensive to provide a red-lined version indicating all new and removed language. The proposed and existing guidelines are provided for reference. 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. P56 IV.B. 24 • City of Aspen • Historic Preservation Design Guidelines 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 for both AspenVictorian and AspenModern landmarks. For AspenVictorian properties, horizontal clapboard was the most common material for residences. Most downtown buildings are brick or stone. AspenModern often used stucco, concrete block and brick. 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 or stain. For paint guidelines, see Chapter 16: Painting and Maintenance - General Information. Horizontal surfaces such as chimneys, caps, sills, railings, and parapet copings are likely to show the most wear because they are more exposed and may retain water for longer periods of time. When deterioration occurs, repairing the material rather than replacing it is preferred. 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 materials are 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 simply reflects the longevity of the building. Preserving original materials that show signs of wear is therefore preferred to replacement. AspenModern properties which exhibit deterioration may require more substantial material replacement in order to preserve the original design intent. For example, CMU block that has been damaged over time may need to be entirely replaced in order to preserve the monochrome coloring or crisp edges indicative of the style. Replacement of materials on AspenModern properties is handled on a case by case basis. Chapter 2: Building Materials Policy: Historic building materials should be preserved in place whenever feasible. When the material is damaged, then limited replacement that matches the original in appearance should be considered. Primary historic building materials should never be covered or subjected to harsh cleaning treatments. chapter 2: building materials P57 IV.B. City of Aspen • Historic Preservation Design Guidelines • 25 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 in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced inkind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall 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. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. Repair of Materials 2.3 Maintain masonry walls in good condition. • Original mortar that is in good condition should be preserved in place. • Repoint only those mortar joints where there 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. • On Victorian era, 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. chapter 2: building materials Monitor the condition of horizontal surfaces that collect snow and water Repair of historic siding in preparation for new paint P58 IV.B. 26 • City of Aspen • Historic Preservation Design Guidelines chapter 2: building materials Replacement of Materials 2.4 Match the original material in composition, 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, and 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 entire wall. For Aspen Modern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.5 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. This includes cementitious siding. Covering Materials 2.6 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.7 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. The same building prior to alteration. A cornice has been installed over the original brick. A sign was installed overtop of the original decorative molding The molding after restoration The same house after non-historic siding materials were removed to expose original clapboard The original siding on this house was covered with asbestos shingles P59 IV.B. City of Aspen • Historic Preservation Design Guidelines • 27 chapter 2: building materials A cornice has been installed over the original brick. P60 IV.B. 28 • City of Aspen • Historic Preservation Design Guidelines Background Windows are some of the most important character- defining features of 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. For example, AspenModern properties in the Wrightian/Organic style typically have mitered windows that blur the line between the outside and the inside. The treatment of a historic window and the addition of a new opening to a historic structure requires careful consideration. Key Features of Windows The size, shape, location, and proportions of historic windows are among their essential features. Many Aspen Victorian windows were “double hung” with two sliding vertical sashes. These windows were usually sparsely placed around the structure. In contrast, a key defining feature of the Modern Chalet is large areas of glazing spanning from floor to roofline. The design of window casings, the depth and profile of window sash elements and the materials of which they were constructed are also important features. Window Types Window types typically found on Aspen landmarks 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 window jambs. • Single Hung - Two sash elements, one above the other; only the lower sash moves. • Fixed - The sash does not move. • Mitered - Also known as butt glazed windows, two windows that are joined together to create a 90 degree corner. Policy: The character-defining features of historic windows and their distincitive arrangement on a wall should be preserved. This is especially important on primary facades. New windows should be in character with the historic building. chapter 3: windows Chapter 3: WindoWs Casement Windows Fixed Windows Mitered Windows Double Hung Windows P61 IV.B. City of Aspen • Historic Preservation Design Guidelines • 29 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. Water damage and the ultra-violet degradation caused by sunlight are major concerns, specifically for wood windows. If surfaces fail to drain properly, water may be introduced which quickly begins to cause material damage. In most cases, windows are protected if a good coat of paint or stain is maintained. Repair or Replacement 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. Even when replaced with an exact duplicate window, a portion of the historic building fabric is lost when new windows are installed, and therefore such treatment should be avoided. Inspect historic windows to determine their condition. Distinguish superficial signs of deterioration from actual failure of window components. Peeling paint, dried wood, or a rotted sill, for example, are serious problems, but often do not indicate that a window is beyond repair. Patching and splicing in new material for only those portions that are decayed is preferred. Complete window replacement will only be approved when unavoidable, on a case-by-case basis. While replacing an entire window assemply 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, including the material, size and proportion of window elements, glass and sash components, the original profile, and the original depth of the window opening. Energy Conservation In some cases, owners may be concerned that an older window is inefficient 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 that are the result of a lack of maintenance, rather than loss of energy through the single pane of glass found in historic windows. The 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. Adding a storm window, which was typical practice in the 19th century, or weather stripping successfully addresses air leakage while preserving the historic window. chapter 3: windows P62 IV.B. 30 • City of Aspen • Historic Preservation Design Guidelines Restored window Restore window openings to their original size 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/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. Replacement of windows that are beyond repair, or have been removed 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 In a replacement window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 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 steps 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. • The historic profile on AspenModern properties is typically minimal. chapter 3: windows Restored storefront Look for evidence of original openings and restore P63 IV.B. City of Aspen • Historic Preservation Design Guidelines • 31 Adding Windows 3.7 Adding new openings on a historic structure is discouraged. • Greater flexibility in installing new windows 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 façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. Energy Conservation 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • 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. chapter 3: windows Exterior mounted wood storm windows P64 IV.B. 32 • City of Aspen • Historic Preservation Design Guidelines 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. Door Features Important features include the materials and details of the door itself, its frame, sill, head, jamb and any flanking windows or transoms. Door Types Door types found on historic structures in Aspen include: • Doorway with transom - Typically a wooden door topped with a rectangular transom with glass. • Half-lite door - This type of door has a wide sash of glass in the upper portion of the door. Many early Aspen houses have half-lite doors. • Full-lite door - This type of door is predominantly glass. • Paneled door - Wooden door with raised panels. • Slab door - A door without panels or glass. Policy: The character-defining features of a historic door and its distinct materials and placement should be preserved. A new door should be in character with the historic building. chapter 4: doors Chapter 4: d oors Doorway with transom Half-lite door with double arched windows Full-lite doorSlab door P65 IV.B. City of Aspen • Historic Preservation Design Guidelines • 33 Deterioration A typical Aspen Victorian door is sheltered by a porch, which extends the life of the door. However, deterioration can still occur due to water damage, weathering, and constant use. AspenModern properties typically have minimal roof overhangs or porches. As a result of deterioration, some historic doors do not properly fit their openings and allow moisture and air into the building. Repair of Historic Doors A problem door sometimes just needs to be re-hung in order to properly work. If 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 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. When a door must be replaced, the new one should match the original. A frequent concern is the material of the replacement door. Using the same material as the original is required. If the historic door was wood, then use a wood replacement. It is important to preserve the original frame, as well, when feasible. Door Function The historic front door on a primary facade must be the main entrance into the building. Aspen Victorians with two front doors are permitted to fix one of the doors in place so that it does not operate. The procedure to fix the door must be reversible. Energy Conservation Owners may be concerned about the energy efficiency of old doors that seem to leak cold air during the winter. Most heat loss is associated with air leakage through the space below the door. 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 of the original door. chapter 4: doors P66 IV.B. 34 • City of Aspen • Historic Preservation Design Guidelines Treatment of Existing Doors These guidelines for the treatment of doors apply to all existing and proposed exterior doors, and screen doors. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These 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. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 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. Replacement Doors 4.4 When replacing a 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 for AspenVictorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. chapter 4: doors Many Victorian era homes in Aspen had two front doors; one for receiving guests and one for family use A new screen door P67 IV.B. City of Aspen • Historic Preservation Design Guidelines • 35 Adding Doors 4.5 Locate new doors on the historic building in a sensitive manner. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a facade. Significantly increasing the openings on a character defining facade negatively affects the integrity of a structure. Energy Conservation 4.6 New storm or screen doors should be in character with the primary door. • New screen doors 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. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. Door Hardware 4.8 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. chapter 4: doors new door hardware P68 IV.B. 36 • City of Aspen • Historic Preservation Design Guidelines Background In the 19th century, front, side and rear 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 often connects a house to its context by orienting the entrance to the street. Because of their importance as character-defining features, porches should receive sensitive treatment during exterior rehabilitation and restoration work. Some AspenModern styles employed recessed entries and roof overhangs as porches. Open balconies are common on Chalet and Modern Chalet buildings. Key Features Porches and balconies vary as much as architectural styles. They differ in height, scale, location, materials and articulation. A porch or balcony may be cut in, project or wrap around a corner and it may have elaborate details and finishes. Although they vary in character, most AspenVictorian 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 rehabilitation or restoration work is done. Aspen Modern properties sometimes feature traditional proches, but may have Policy: An original porch or balcony should be preserved. In cases where the features or balcony has been altered, it should be restored to its original appearance. chapter 5: porches Chapter 5: porChes & BalConies An entry porch on a Pan Adobe building A Victorian porch A balcony on a chalet P69 IV.B. City of Aspen • Historic Preservation Design Guidelines • 37 balconies which run the full width or length of a structure and sit 1/2 story of a full story above the ground. The balustrade may be decorative or simple squared rails. Deterioration Because of constant exposure to sun and rain and the fact that a porch or balcony is open to the elements, it decays faster than other portions of a building. Furthermore, if water is not channeled away from the foundation of a porch, its footings may be damaged. Peeling paint is a common symptom. In some cases a porch or balcony may experience sagging or detachment from the main structure due to settling. Repair of Porches After discovering structural or cosmetic problems, a porch or balcony should be repaired rather than replaced. Repair is preferred to replacement 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 avoidable when feasible. Reconstructing a porch or balcony that is beyond repair or has been removed When reconstruction is necessary, research the history of the building to determine the original design of the feature. Look for physical evidence including “ghost lines” on walls that indicate the outline of the features as it once existed. Reference similar buildings for guidance if needed. Treatment 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. Reconstruction 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, and if any, decorative elements. chapter 5: porches A historic porch where the original posts and details were replaced with an inaccurate design Handrails are susceptible to deterioration A restored porch based on historic documentation P70 IV.B. 38 • City of Aspen • Historic Preservation Design Guidelines chapter 5: porches Steps and Handrails 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandtone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails on steps where they did not exist historically, particularly where visible from the street. • If handrails are needed, keep their design simple in character and different from the historic detailing on the porch or balcony. An enclosed porch significantly changes the character of the historic structure The porch is restored, based on historic documentation P71 IV.B. City of Aspen • Historic Preservation Design Guidelines • 39 chapter 5: porches P72 IV.B. 40 • City of Aspen • Historic Preservation Design Guidelines 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. In both cases, the character of the details contributes to the significance of historic properties. Features such as window hoods, brackets and posts exhibit materials and finishes often associated with particular styles. Treatment & Repair 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. Therefore, preservation of the original material is preferred. Replacement Using a material to match the historic material is always the best approach. In unique circumstances, a substitute material may be considered when it appears similar in composition, design, color, and texture to the original. 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. Policy: Architectural details help establish a historic building’s distinct visual character and should be preserved. If architectural details are damaged beyond repair, replacements should match the original detailing. Chapter 6: a rChite Ctural details chapter 6: architectural details An ornate Queen Anne home Simple miner’s cottage with ornate details P73 IV.B. City of Aspen • Historic Preservation Design Guidelines • 41 Treatment of Architectural Features 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, consolidate or otherwise upgrade the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. • 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. 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, when feasible. It should match the original in size and finish. 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 no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. chapter 6: architectural details Broken balusters within this railing were carefully replicated The Health Club at the Aspen Meadows features a simple, but carefully detailed fascia A portion of the metal crown on the Elk’s Building was missing and needed to be replicated. The restored dome on the Elk’s Building P74 IV.B. 42 • City of Aspen • Historic Preservation Design Guidelines 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. AspenVictorian properties have a range of gabled, hip, shed, and flat roof forms depending on building type. AspenModern properties typically have a range of gable, parabolic, butterfly or flat roof forms depending on the architectural style. Although the function of a roof is to protect a structure from the elements, it contributes to overall architectural character of the building. Characteristics Most Associated with Aspen Architectural Styles • Deep Overhangs - Chalet, modern chalet, rustic, Wrightian • Flat roof, minimal eaves - Modern • Gables, shed - Victorian Deterioration The roof is the structure’s main defense against the elements. Over time all components of the roofing system are vulnerable to leaking and damage. When the roof begins to experience failure it can affect other parts of the structure by no longer acting as a barrier from water, wind, and exposure. Common sources of roof leaks include: • Cracks in chimney masonry • Loose flashing around chimneys and ridges • Loose or missing roof shingles • Cracks in roof membranes caused by settling rafters • Water backup from plugged gutters • Ice dams Repairing a Historic Roof When repairing a historic roof it is important to preserve its historic character. It is not appropriate to alter the pitch of a historic roof, or to change the orientation of the roof to the street. Eave overhangs, especially on AspenModern properties, are extremely important to the style of the house and should be preserved. Gutters, Downspouts, Snowstops, and Snow Fences Gutters and downspouts are used to divert 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. Snowstops and snow fences are used to protect inhabitants Policy: The character of a historical roof, including its form and materials, should be preserved. chapter 7: roofs Chapter 7: roofs Deep overhangs on a chalet P75 IV.B. City of Aspen • Historic Preservation Design Guidelines • 43 and the building from the sudden snow avalanches that rip off architectural details and can cause serious injury. Gutters can be seen in some 19th century photos of historic buildings and are more common on Aspen Modern structures. Overall, the visual impact of these functional elements should be minimized. Dormers Historically, a dormer was sometimes added to create more head room and light 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. 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. Dormers are generally foreign to some architectural styles, such as Modernism. Roof Materials Exterior roof materials like shingles are usually not original on AspenVictorian properties due to age and replacement over time. Periodic replacement of roofing is accepted. However, roof sheating and structure is typically original on most of these buildings should be preserved. When repairing or altering a historic roof, do not remove significant materials that are in good condition. Always repairs materials when feasible. For example, sister beams when roof rafters need more structural integrity rather than removing and replacing the element. Where replacement is necessary, use a material that is similar to the original in style and texture. Some AspenModern styles exposed roof rafters on the interiors and under deep overhangs as part of the architectural style. These character defining features must be preserved. Additions to Roofs Many Aspen residences have original chimneys. Wood burning appliances are no longer allowed in the City of Aspen, which means that historic chimneys are being retrofitted to accommodate other vents. New venting of any type added to a roof should be low profile, carefully located, and painted a matte black or dark color to not detract from the historic chimney. Treatment of Roofs 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are only acceptable on a flat roof of a historic structure. These elements may be appropriate on an addition. chapter 7: roofs Skylights are inappropriate on a miner’s cottage The historic resource after the skylights were removed P76 IV.B. 44 • City of Aspen • Historic Preservation Design Guidelines 7.4 New vents should be minimized carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. 7.5 Preserve original chimneys, even if they are made non- functional. • Reconstruct a missing chimney when doumentation exists. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new 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 appropriate 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. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • 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 coated copper, galvanized or painted metal and have a matte, non-reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an AspenVictorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. chapter 7: roofs These new chimney vents are consistent with the building type, located behind the ridgeline, and painted a dark color This non-historic chimney is overscaled for the miner’s cottage A historic resource before dormers were added New dormers that are too large can change the massing of the original building P77 IV.B. City of Aspen • Historic Preservation Design Guidelines • 45 7.11 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. 7.12 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. chapter 7: roofs Preserve original roof cresting, as found on the Sardy House Preserve original roof material when possible These simple gutters are in character with a miner’s cottage P78 IV.B. Historic Building Materials City of Aspen Historic Preservation Design Guidelines page 39 Chapter 2Chapter 2Chapter 2Chapter 2Chapter 2 Historic Building MaterialsHistoric Building MaterialsHistoric Building MaterialsHistoric Building MaterialsHistoric Building Materials Typical historic siding materials are wood, stone and brick. Stone frequently was used for foundations and trim elements although a few commercial structures are entirely stone. Other materials include stucco and concrete block. ShingleShingleShingleShingleShingle Ship-LapShip-LapShip-LapShip-LapShip-Lap ClapboardClapboardClapboardClapboardClapboard Board & BattenBoard & BattenBoard & BattenBoard & BattenBoard & Batten Ashlar StoneAshlar StoneAshlar StoneAshlar StoneAshlar StoneBrickBrickBrickBrickBrick 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 occurs 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. In each case, the distinct characteristics of the primary building material, including the scale of the material unit, its texture and finish, contribute to the historic character of a building. Post WWII historic structures often used stucco, concrete block and poured concrete. 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 the "Color" section in the General Guidelines chapter. 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. When deterioration occurs, repairing the material rather than replacing it is preferred. Frequently, damaged materials can be patched or Policy: Historic building materials should be preserved in place whenever feasible. When the material is damaged, then limited replacement that matches the original in appearance should be considered. Primary historic building materials should never be covered or subjected to harsh cleaning treatments. P79 IV.B. Chapter 2 page 40 City of Aspen Historic Preservation Design Guidelines 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 a scarred finish does not represent an inferior material, but simply reflects the age of the building. 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 Modernist buildings, elements may be considered for replacement if they are deteriorated in a way that detracts from the original aesthetic intent of the design philosophy. Decorative wood siding should be preserved. Ashlar stone is a significant feature that should be preserved. The beaded character of the mortar is also important. P80 IV.B. Historic Building Materials City of Aspen Historic Preservation Design Guidelines page 41 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. • Only remove siding which is deteriorated and must be replaced. • 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 Protect wood features from deterioration. • Provide proper drainage and ventilation to minimize rot. • Maintain protective coatings to retard drying and ultraviolet damage. 2.3 Plan repainting carefully. • Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible. • Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 2.4 Brick or stone that was not painted historically should not be painted. • Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Protect wood features from deterioration. Maintain protective coatings to retard drying and ultraviolet damage. If the building was painted originally, it should remain painted. Plan repainting carefully. Always prepare a good substrate. Also, use compatible paints. P81 IV.B. Chapter 2 page 42 City of Aspen Historic Preservation Design Guidelines Repair of Materials 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. • Avoid the removal of damaged materials that can be repaired. • 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. 2.6 Maintain masonry walls in good condition. • Original mortar that is in good condition should be preserved in place. • Repoint only those mortar joints where there 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. • 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 14: General Guidelines for masonry cleaning. Do not use mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expanding and contracting. The result is deterioration of the brick itself. Match the original material in composition, scale and finish when replacing materials on primary surfaces. P82 IV.B. Historic Building Materials City of Aspen Historic Preservation Design Guidelines page 43 Replacement Materials 2.7 Match the original material in composition, 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 entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. • 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. • Primary building materials such as wood siding and brick should not be replaced with synthetic materials. • Synthetic materials include: aluminum, vinyl siding and panelized brick. • EIFS (synthetic stucco) is not an appropriate replacement for real stucco. P83 IV.B. Chapter 2 page 44 City of Aspen Historic Preservation Design Guidelines Covering Materials 2.9 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. For example, vinyl siding, aluminum siding and new stucco are 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 a non-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 will also trap moisture between the two layers. This may cause accelerated deterioration to the historic material which will go unnoticed. 2.10 Consider removing later covering materials that have not achieved historic significance. • Once the non-historic siding is removed, repair the original, underlying material. Historic building materials or features should not be covered. Consider removing inappropriate covering materials; examples include vinyl, aluminum or composition siding. P84 IV.B. Windows City of Aspen Historic Preservation Design Guidelines page 45 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 therefore very important considerations. Key Features of 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 are also important features. Most historic windows were made of wood although some Chapter 3Chapter 3Chapter 3Chapter 3Chapter 3 WindowsWindowsWindowsWindowsWindows Policy: 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. Windows are important character-defining features of historic structures in Aspen. Their size and proportions, the number of divisions and the design of their trim elements all contribute to their character. P85 IV.B. Chapter 3 page 46 City of Aspen Historic Preservation Design Guidelines 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 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 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 styles, such as modernist buildings, have metal casement windows. In either case, the elements themselves had 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 window jambs. • 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 Double-hung Appropriate for: • All styles except International Style Casement Appropriate for: • International Style (with steel muntins) Typical window types on historic buildings in Aspen. Geometric Appropriate for: • Queen Anne • Italianate • Second Empire • Art Moderne Diamond pattern Appropriate for: • Tudor Revival • Dutch Colonial Revival P86 IV.B. Windows City of Aspen Historic Preservation Design Guidelines page 47 treatment or replacement of such secondary windows may be considered. 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 dictate its 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 install weather stripping. These steps will dramatically reduce heat loss while preserving historic features. If a storm window is to be installed on the exterior, match the sash design of the original window (as this one does). Typical double-hung window components. Head Mullion/ Muntin Stile Stops Jamb Casing Rail Wall Glazing Sash Sill P87 IV.B. Chapter 3 page 48 City of Aspen Historic Preservation Design Guidelines 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 preferred. If the historic window was wood, for example, then using a wood replacement is the best approach. However, it is possible to consider alternative materials in some special cases, if the resulting appearance will match that of the original, in terms of the finish of the material, its proportions and profile of sash members. For example, if a metal window is to be used as a substitute for a wood one, the sash components should be similar in size and design to those of the original. The substitute material also should have a demonstrated durability in similar applications in this climate. Finally, when replacing a historic window, it is important to preserve the original casing when feasible. This trim element often conveys distinctive stylistic features associated with the historic building style and may be costly to reproduce. Many good window manufacturers today provide replacement windows that will fit exactly within historic window casings. If additional energy savings are a concern, consider installing a storm window. 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 and profile and the original depth of the window opening should be maintained. When replacing a window, the new one should match the appearance of the original as closely as possible. The most cost-effective energy conservation measures for most historic windows are to replace the glazing compound, repair wood members and install weather stripping. P88 IV.B. Windows City of Aspen Historic Preservation Design Guidelines page 49 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/ mullions, sills, heads, jambs, moldings, operation and groupings of windows. • Repair frames and sashes rather than replacing them, whenever conditions permit. • Preserve the original glass, when feasible. 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 a character-defining feature. • Greater flexibility in installing new windows may be considered on rear walls. • Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. DiscouragedDiscouragedDiscouragedDiscouragedDiscouraged HistoricHistoricHistoricHistoricHistoric 11111 2 2 2 2 2 Preserve the size and proportions of a historic window opening. The 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. Original opening has been blocked down P89 IV.B. Chapter 3 page 50 City of Aspen Historic Preservation Design Guidelines Replacement Windows 3.3 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. 3.4 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window should also be double- hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. • Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. • Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. • Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. • Consider reopening and restoring an original window opening where altered.On a replacement window, use materials that are the same as the original. AppropriateAppropriateAppropriateAppropriateAppropriate InappropriateInappropriateInappropriateInappropriateInappropriate Preserve the historic ratio of window openings to solid wall on a primary facade. P90 IV.B. Windows City of Aspen Historic Preservation Design Guidelines page 51 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 steps 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. Do not reduce the size of an original opening on a significant wall. When replacing a historic window, match, as clearly 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. Acceptable replacementAcceptable replacementAcceptable replacementAcceptable replacementAcceptable replacement profileprofileprofileprofileprofile Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e AppropriateAppropriateAppropriateAppropriateAppropriate Unacceptable replacement profileUnacceptable replacement profileUnacceptable replacement profileUnacceptable replacement profileUnacceptable replacement profile Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e DiscouragedDiscouragedDiscouragedDiscouragedDiscouraged Historic profileHistoric profileHistoric profileHistoric profileHistoric profile Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e Bu i l d i n g F a c e PreferredPreferredPreferredPreferredPreferred Section Through Window Sill P91 IV.B. Chapter 3 page 52 City of Aspen Historic Preservation Design Guidelines Energy Conservation 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • 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. If a storm window is to be installed on the exterior, match the sash design and material of the original window. 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 the single pane of glass found in the historic window. This part of the window, where most leakage occurs, should be sealed to conserve energy. Very little energy is lost through a pane of glass. P92 IV.B. Doors City of Aspen Historic Preservation Design Guidelines page 53 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 house, 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 house. Many of Aspen's Victorian era houses had two "front" doors due to social customs. One entered the family's space, and one was an entrance for guests. Both must be preserved. Key Features of Doors Door features Important features include the materials and details of the door itself, its frame, sill, head, jamb and any flanking windows or transoms. Door types Door types found on historic structures in Aspen include: • Doorway with transom - Typically a wooden door topped with a rectangular transom with glass. • 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. • Paneled door - Wooden door with raised panels. Chapter 4Chapter 4Chapter 4Chapter 4Chapter 4 DoorsDoorsDoorsDoorsDoors 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. 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 house. 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 above house at 303 E. Main Street was built in 1885 and is an example of a house with two front doors. P93 IV.B. Chapter 4 page 54 City of Aspen Historic Preservation Design Guidelines 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 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. A door in an obscure location, or on the rear of a structure may not be considered a prominent feature of the house. 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. Inappropriate doors for use in Aspen on mining era houses. Sliding Aluminum patioSliding Aluminum patioSliding Aluminum patioSliding Aluminum patioSliding Aluminum patio doordoordoordoordoor Flush faceFlush faceFlush faceFlush faceFlush face door withdoor withdoor withdoor withdoor with small lightssmall lightssmall lightssmall lightssmall lights ImitationImitationImitationImitationImitation "Dutch" door"Dutch" door"Dutch" door"Dutch" door"Dutch" door Typical primary door types seen in Aspen historically during the mining era. Glass Paneled DoorsGlass Paneled DoorsGlass Paneled DoorsGlass Paneled DoorsGlass Paneled Doors P94 IV.B. Doors City of Aspen Historic Preservation Design Guidelines page 55 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. However, 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. Replacement doors Replacing an entire door assembly is discouraged. When a door must be replaced, the new one should match the appearance of the original. 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. A frequent concern is the material of the replacement door. In general, using the same material as the original is preferred. If the historic door was wood, then using a wood replacement is the best approach. 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. 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 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, 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 of the original door. P95 IV.B. Chapter 4 page 56 City of Aspen Historic Preservation Design Guidelines Treatment of Existing Doors These guidelines for the treatment of doors apply primarily to front doors, although they do include secondary entrance doors and screen doors. Greater flexibility can be applied when replacing side and rear doors when they are not visible from the public right-of-way. 4.1 Preserve historically significant doors. • Maintain features important to the character 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, 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. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. • For additional information see Chapter 14: General Guidelines "On-Going Maintenance of Historic Properties". 4.4 If a new screen door is used, it should be in character with the primary door. • Match the frame design and color of the primary door. • If the entrance door is constructed of wood, the frame of the screen door should also be wood. AppropriateAppropriateAppropriateAppropriateAppropriate InappropriateInappropriateInappropriateInappropriateInappropriate Maintain the original size of a door and its opening. Original opening has been blocked down P96 IV.B. Doors City of Aspen Historic Preservation Design Guidelines page 57 Replacement Doors 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. • A replica of the original, if evidence exists, is the preferred replacement. • A historic 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. Energy Conservation 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. • Generally, wood storm doors are most appropriate when the original door is wood. • If a storm door is to be installed, match the frame design, character and color of the original door. P97 IV.B. Chapter 4 page 58 City of Aspen Historic Preservation Design Guidelines P98 IV.B. Porches City of Aspen Historic Preservation Design Guidelines page 59 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 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 • Posts/columns • Architectural details • Hipped/shed 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 rehabilitation or restoration work is done. Chapter 5Chapter 5Chapter 5Chapter 5Chapter 5 PorchesPorchesPorchesPorchesPorches Policy: Where a porch has been a primary character-defining feature of a front facade, it should be maintained. If the original porch is missing, a replacement should be constructed to be in character with the historic building, in terms of its scale, materials and detailing. Porches have various functions: they orient buildings to the street, tie houses to their larger contexts and are often catalysts for personal interaction in 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 house. P99 IV.B. Chapter 5 page 60 City of Aspen Historic Preservation Design Guidelines 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. The most important aspects of the project involve the location, scale, and materials of the replacement porch. It is not necessary to replicate the details of the porch on most buildings; however, it is important that new details be compatible with the design of the porch and the style of the house. 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.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. Replacing a porch While replacing an entire porch is discouraged, it may be necessary in some cases. When a porch is to be replaced, 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/ A porch is an important character-defining feature. Repairing rather than replacing porch elements is the preferred approach. P100 IV.B. Porches City of Aspen Historic Preservation Design Guidelines page 61 It is not necessary to strictly replicate the details of the porch on most "contributing" buildings; however, it is important that new details be compatible with the design of the porch and the style of the house. The replacement railing in the top photograph is in scale with that seen historically, whereas the balusters are spaced too widely for the style of the house in the bottom photo. 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 example, is inappropriate. 5.3 Avoid enclosing a historic front porch. • Keeping an open porch is preferred. • Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. • Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special 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 use of plastic curtains as air-locks on porches is discouraged. • Reopening an enclosed porch is appropriate. P101 IV.B. Chapter 5 page 62 City of Aspen Historic Preservation Design Guidelines When original balusters and rails are missing, such as in this example, replace them to match the original proportions and spacing. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. • This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. Porch Replacement 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. • Use materials that appear similar to the original. • While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. • 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 or others like it. • 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. P102 IV.B. Architectural Details City of Aspen Historic Preservation Design Guidelines page 63 Chapter 6Chapter 6Chapter 6Chapter 6Chapter 6 Architectural DetailsArchitectural DetailsArchitectural DetailsArchitectural DetailsArchitectural Details Policy: Architectural details help establish a historic building's distinct visual character; thus, they should be preserved whenever feasible. If architectural 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. Features such as window hoods, brackets 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 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 architectural detail that would be exposed to intense wear. For example, it may be wise to avoid using a fiberglass column on a front porch where Stone dentil moldings are key features of these buildings that should be preserved. P103 IV.B. Chapter 6 page 64 City of Aspen Historic Preservation Design Guidelines Treatment of Architectural 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, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. Repair only those materials or features that are deteriorated. (Above photo is the “before” condition of the lower image.) it may be accidentally damaged. Conversely, the use of fiberglass to reproduce a cornice on a second story may be successful. When disassembly of a historic feature is required in a restoration procedure, document its location so that it may be repositioned accurately. Padding protects molding while it is stored. Molding section stored for restoration. Label notes where piece is from. P104 IV.B. Architectural Details City of Aspen Historic Preservation Design Guidelines page 65 Appropriate: Where replacement of a detail is required, one should remove only those portions that are deteriorated beyond repair. Original molding 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 no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using overly ornate materials on a building 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 may be included in repair activities. • Replace only those portions that are beyond repair. • Replacement elements should be based on documented evidence. • Use the same kind of material as the original when feasible. • 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 top of a building. Replacement section P105 IV.B. Chapter 6 page 66 City of Aspen Historic Preservation Design Guidelines P106 IV.B. Roofs City of Aspen Historic Preservation Design Guidelines page 67 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 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 flashing around chimneys and ridges • Loose or missing roof shingles • Cracks in roof membranes caused by settling rafters • Water backup from plugged gutters • Ice dams Chapter 7Chapter 7Chapter 7Chapter 7Chapter 7 RoofsRoofsRoofsRoofsRoofs Policy: The character of a historical roof should be preserved, including its form and materials. 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. Historically, roof shape was dictated by climatic considerations, which influenced form and pitch. P107 IV.B. Chapter 7 page 68 City of Aspen Historic Preservation Design Guidelines Hipped RoofHipped RoofHipped RoofHipped RoofHipped Roof Shed RoofShed RoofShed RoofShed RoofShed Roof Gambrel RoofGambrel RoofGambrel RoofGambrel RoofGambrel Roof Mansard RoofMansard RoofMansard RoofMansard RoofMansard Roof Gabled RoofGabled RoofGabled RoofGabled RoofGabled Roof Cross-Gabled RoofCross-Gabled RoofCross-Gabled RoofCross-Gabled RoofCross-Gabled Roof Typical roof shapes seen throughout Aspen. Flat RoofFlat RoofFlat RoofFlat RoofFlat Roof P108 IV.B. Roofs City of Aspen Historic Preservation Design Guidelines page 69 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. 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 the most commonly used roofing material, and may be the most appropriate roof covering for a residential building. The overall pattern of the roofing material also determines 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 tile or slate, 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. Roofs on additions The roof form of an addition should be compatible with the roof form of the primary structure, in terms of its pitch and orientation. In planning a roof top addition, one should avoid altering the angle of the roof and instead should maintain the perceived historic roof line, as seen from the street. See also: Chapter 10, Guidelines for Building Additions. A dormer should be subordinate in scale to the primary roof. P109 IV.B. Chapter 7 page 70 City of Aspen Historic Preservation Design Guidelines 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. 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 A new chimney should be the same scale as those used historically. • A new chimney should reflect the width and height of those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 When planning a rooftop addition, preserve the overall appearance of the original roof. • An addition should not interrupt the original ridgeline. •See also: Chapter 10, Guidelines for Building Additions. P110 IV.B. Roofs City of Aspen Historic Preservation Design Guidelines page 71 7.7 A new dormer should remain subordinate to the historic roof in scale and character. • A new 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. Materials 7.8 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. • Specialty materials such as tile, slate or concrete should be replaced with a matching material. 7.9 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. • If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish. A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and in from the eave. If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish. P111 IV.B. Chapter 7 page 72 City of Aspen Historic Preservation Design Guidelines 7.10 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 a lead-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. 7.11 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. P112 IV.B.