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HomeMy WebLinkAboutagenda.hpc.20151028 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING October 28, 2015 5:00 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS A. Please visit 200 E. Bleeker on your own. II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes October 14, 2015 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. 533 E. Main Street- Conceptual Major Development, Growth Management, Special Review and Viewplane Review, CONTINUE PUBLIC HEARING TO JANUARY 27TH IV. NEW BUSINESS A. 200 E. Bleeker Street- Minor Review and Variations, PUBLIC HEARING (5:10) B. Draft revisions to HPC guidelines, PUBLIC HEARING (5:30) V. ADJOURN Next Resolution Number: Resolution #29, 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. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Jim DeFrancia, Nora Berko, Sallie Golden, John Whipple, Gretchen Greenwood, Michael Brown and Bob Blaich arrived late. Absent was Patrick Sagal. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Sara Adams, Senior Planner Sarah Rosenberg, Special Projects Planner Linda Manning, City Clerk MOTION: Mr. DeFrancia moved to approve the 9-23-15 minutes; seconded by Mr. Pember. All in favor, motion carried. Mr. Whipple moved to approve the 9-30-2015 minutes; seconded by Mr. DeFrancia. All in favor, motion carried. Mr. Whipple stated he was unable to attend the previous meeting on 827 E Dean Street but he would like it noted that representing the applicant is Rally Dupps not Riley. There was no public comment. There were no commissioner comments. There were no conflicts of interests. For project monitoring, Ms. Simon has one item for Ms. Berko to discuss after the meeting. Staff comments will be reported during the HPC design guidelines. Certificate of no negative effects. Ms. Simon issued one for the old Cantina space. They will remove the awnings and there will be some alterations to the courtyard and some other simple things including replacing the entry doors. They are all very minor. P1 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 2 Call up reports. Ms. Simon stated there are three that will need to head to Council including the Guido’s addition, the Bidwell building and the popcorn wagon. Old Business 827 E. Dean Street – Conceptual Major Development, Demolition and Variances, PUBLIC HEARING CONTINUED FROM AUGUST 26TH Sara Adams, senior planner, stated this is a continued public hearing. HPC heard this application in August and continued it for restudy. The Reviews include conceptual major development, set back variance and partial demolition. The applicant has eliminated the floor area bonus request. They are opening up a portion of front porch which frees up some floor area. Staff is supportive of that and it is a great change. There is some setback variance for roof overhang and light wells. Staff is supportive of those as well. The setback legalizes the existing condition of the landmark. Overall, Staff is supportive of the project. It is a great project and will be back for final review. Ms. Adams entered a letter into the record from Gary Wright. He is representing the Winterhaven condos and they are not supportive of the setbacks for the new building. Staff is not in agreement with Mr. Wright. He asserts it is not an assessory building so the setbacks would be different. Mitch Hass and Rally Dupps are representing the applicant. Mr. Haas stated they are proposing to do nothing other than remove some of the enclosed front porch to better see the original form of the front porch. They also removed the need for the floor area bonus. It is a detached 530 square foot of floor area cabin at the back of the property and no addition to the historic resource. It will keep a bigger separation of the resource and the cottage and makes the client more comfortable with keeping the remaining floor area below grade. It satisfies the standards for the set back var iance. The resolution allows demolition for a non-historic building but there will be some demo of the historic front porch. He went to glory hole park to look at the property and much of the property is blocked by a privacy fence. This cabin is quite hard to see because of the fence and angle. The extra light well increases the livability of the bedroom. There are two light wells in one room to increase the livability. The six extra inches of the roof overhang are to match the form. P2 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 3 Mr. Dupps said the homeowner has children and this will be a bunk room. If the room were to be divided into two it would be too small to meet code. The two light wells make it a livable space. Mr. Pember asked has the mass and shell envelope changed since last time. Mr. Dupps replied it has not. From the new illustrations they removed the flower boxes. Ms. Greenwood stated they are not applying for the floor area bonus. By removing that, do you not need it anymore? Mr. Dupps stated it comes out of the front porch opening. Ms. Greenwood said regarding the location of the front porch column it seems like it is in an odd spot, it should be moved back. Mr. Dupps replied it is in an odd spot and a structural engineer needs to look at it. The existing wall goes to it. They would be glad to push the column back. Mr. Brown asked if the new structure is also in the set back. Mr. Dupps replied no. Ms. Adams stated it is the roof overhang and they are exempt up to 18 inches. The east side meets the 18 inches. Mr. Brown asked if that is not part of the variations. Ms. Adams said no, it is exempt. Mr. Blaich joined the meeting. Ms. Berko asked what is the site coverage. Mr. Haas stated 38 percent. Existing is 34 and required is less than 50. Ms. Greenwood asked if Parks has taken a look. She is curious how they are building under a drip line of an evergreen. Mr. Dupps said they met with Parks. They had a building permit application to do just the main house. He met with Mr. Carlsen and they went through all the trees that would be mitigated. Three trees leaned up against the house and have zero mitigation and have been cut down. There are two more trees where they are not proposing to build under the drip line. Ms. Greenwood said there is another tree on the south east corner that does show a drip line. Mr. Dupps said that is being removed and will have to be mitigated. Mr. Brown asked if the fence will be continued across the property line in the rear yard near the park and Winterhaven. Mr. Dupps replied they have not got there yet. P3 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 4 Mr. Pember asked with the removal of the tree on the south side will it be more visible. Mr. Haas replied he does not think so. Mr. Pember opened the public comment. 1. Garry Wright, attorney for Winterhaven condo association, stated he has been in contact with Ms. Quinn as to whether this is an accessory building. She says the code means kitchen and bath not kitchen or bath. The design here has bath facilities. It is a bunk room that is an accessory use to the house. The city should make the applicant go through a variance use for a 10 foot setback. Mr. DeFrancia asked Ms. Quinn her view. She replied to look at page 40 of the packet to the minutes where the same argument was presented. Mr. Haas and Ms. Simon pointed out the city has typically pointed out the or as an and. She stated that we disagree with Mr. Wright. Mr. Haas stated they agree with Ms. Quinn. Deliberation by Commission. Mr. Pember stated this is really straight forward and there are no issues with mass and scale. He thinks it is respectful, different and of its own time. He is fine with the partial demolition and applauds the applicant for making a small effort for the restoration of the resource. They are not asking for a floor area bonus. We should ask them to move the column to the correct position on the front façade. We should go to the guidelines for the setback variances. In granting them we have to find it enhances the architectural character of the resource and he thinks he can find it allows a 10 foot separation. In regards to the light wells it is a beyond minimum ask. The code requires a minimum and they are asking for two. It is beyond what is absolutely necessary. I can accept that. It is a good application and we rarely see a detached development from the resource and we should appreciate that. Ms. Golden said as an incentive should we not give the light well for all that , since they are not asking for a bonus. I don’t think they are asking much in return. Mr. Whipple and Mr. DeFrancia agree. Ms. Golden stated it is helping them put the square footage underground. Mr. Brown said it is a bit confusing. In granting a variance, would we have to determine the variance of the second light well enhances the re source. P4 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 5 Mr. Whipple said there is some effort being made to justify the second lightwell. Ms. Greenwood replied why grant the variance when they can clearly work within the law. There is a solution to make it. Variances should be granted when there are extraordinary circumstances. I can’t see a reason to grant a variance when there is an obvious solution. Ms. Golden asked for a comment why staff is supportive. Ms. Adams replied it mitigates an adverse impact. The variance is an either or. They can find that criteria B is met. It is a somewhat constrained site plan. The architecture is compatible with the building. The light wells minimizes the above grade mass. There is no attachment to the landmark. It provides more breathing room to the landmark. The requested variation is similar and or mitigates an adverse impact. Mr. Whipple said if the square foot was allocated above grade you would see it. Mr. DeFrancia stated he is supportive of the Staff recommendation. It is a good application and addressed the key issues. Mr. Brown said the second light well removes floor area that could be added back to the structure. Ms. Greenwood noted that the minutes for this item the first time it came to HPC noted that she voted yes and she voted no. MOTION: Mr. DeFrancia moved to approve Resolution #28, Series of 2015; seconded by Mr. Whipple. Roll call vote. Commissioners Blaich, yes; Whipple, yes; Golden, yes; Berko, yes; DeFrancia, yes; Pember, yes; Greenwood, yes. Motion carried. Draft revisions to HPC guidelines, Chapters 8-11 Ms. Simon stated this is the second meeting about the updates. The guidelines are 15 years old and need updated. They talked about the technical issues last time. Tonight is the design chapters, additions to new structures and sheds. What hasn’t been taken care of is the introduction, architecture descriptions and landscape issues. That will be the focus of the 10-28 meeting. There have been seven meetings with various architecture P5 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 6 firms in last few days. There was a meeting open to the general public today that was well attended. The goals are to be more concise. They want better illustrations and more clarity. Staff met with Roland & Broughton, Pass, Cunniffe, Studio B and CCY where we went to their offices. Chapter 8 - secondary structures. This mostly pertains to Victorian structures. There are only 20 left in town and not really huge policy changes here. It is a priority to preserve them when we can. The feedback we received is people would like it to be clearer. The structure will need to be pulled completely onto the site. Commissioner comments Ms. Greenwood asked if they are generally getting torn down. Ms. Simon replied no but there have been times when they are and gave the example of the Connor Cabins. Mr. Whipple said some are on the Sandborn maps. Ms. Simon replied the map is gospel. We preserve if it has some value. Ms. Golden said since there are only 20 properties could you do an inventory. Ms. Simon said we don’t want to pre determine what should happen to them. Ms. Greenwood said she does not see an issue with the way it has been going. Chapter 9 – moving buildings and replacing foundations. Added 9.1 – caveat in bullet 2 – don’t assume you can move the building. If you have to demo more than 50 percent of the exterior of a building the board will think twice. It talks more specifically about the kinds of foundation that can be built. More information about light wells. They added information about how the building should be moved. It will be expected to keep the building on the property. The feedback from meetings. Be careful how to word requirement about destroying more than 50 percent of exterior materials. Asked to provide more specific examples of when a building cannot be moved. What are Parks requirements about moving buildings close to trees. 9.3 moving building that trigger other issues that are needed to bring a building up to code. Comments about street wells. Comment about suspending building at all and maybe should not allow it. Commissioner Comments. Mr. Brown asked what is the reason for not allowing floating light wells in yards. Ms. Simon replied it may not be out of place in modern properties P6 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 7 but could be in Victorian. Ms. Greenwood asked if there should be different rules for Victorian and modern. Mr. Brown said there could be instances where it could be ok. He asked if there have been instances with moving building offsite where they came back in a bad condition. Ms. Simon replied yes. We are sensitive that when the building is onsite it is looked at every day. Mr. Brown said to place that burden on everyone rather than create harsh penalties because of one bad actor is harsh. Ms. Berko said she would rather see them not move. Floating light wells is a pandoras box. Mr. Pember asked when does something become a light well versus an underground court yard. Ms. Simon said they can define that a little better. Ms. Greenwood said suspending a building is not out of the realm of possibilities. Chapter 10 Adding on to historic building. Ms. Simon showed examples of bad additions. 10.3 always had the word subordinate. This adds deferential, modest and secondary. 10.4 threw out the idea that the addition would not be allowed to double the size of the historic resource. The extra amount would need to be detached, a TDR or not built. They are not trying to say you can’t build what you are allowed, but trying to redirect it. For a corner lot, 10.5, the addition must be one story or detached. 10.6 - distinguishing new from old. For form, materials and fenestration need to nail two of the three. The new guidelines for connectors says no deck . Feedback – negative feedback about no deck. Comments that if they are so strict about no more than doubling the size, those with bad projects will cling to them. Ought to have some exceptions like recognizing site specific constraints. More examples of how a larger addition could work, well designed connectors, no variances, one story additions. Proposal that the issue may not be the square footage but the foot print. Consider for corner lot if not so happy about big addition what if the new could be pushed back. Provide more pictures to illustrate new from old. Commissioner comments. Ms. Golden said for decks on connectors especially if you don’t see the deck it helps keep the addition away from the resource. That outdoor space relieves the tension. P7 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 8 Ms. Greenwood said proportionally they don’t work with standard Victorian roofline. For the 50 percent rule we are getting too many two story addition on small lots. The two story additions have to be dealt with. They overwhelm the Victorian. Ms. Berko agrees and they have been the most difficult thing. The size is a real problem. She stated she does not think we have a problem on Victorians for encouraging people anymore. Why do we need an FAR bonus anymore. She understands for a voluntary designation it is an incentive. Mr. Whipple said 10.4 in the west end are large lots and there is no one would do a one story addition. There will be some serious hot water there. There is no where to put the detachment and they would lose FAR. Ms. Berko and Ms. Greenwood disagree. Ms. Simon said the properties most hard hit would be a 3,000 square foot corner lot. Mr. Whipple said there needs to be some alternative compliance. Mr. Pember said connectors are a visibility issue. Hot tubs are ok if you can’t see them. Ms. Berko replied a connector is a connector not an outdoor room. 10.4 and 10.5 is an attempt to reduce scale. Mr. Whipple said corner lots should have their own chapter. Mr. DeFrancia said we are here more for historic character than historic preservation. Ms. Simon said it has been a few years since the board has given an award for an addition. We have not quite solved the problem. Sometimes the board struggles for justification to say no. Mr. Pember said in 10.6 there is something beautiful and succinct. But what is troubling, particular in the commercial core, is something that looks like it is from another period. Don’t be borrowing from history that is outside from our windows. Ms. Simon said we are not editing the chapters for Main Street and the Commercial Core. Ms. Berko said she appreciates hearing that feedback. We don’t have to say yes to everything. Being given those tools is helpful. Ms. Simon said they may change the format. There has been some discussion about what the guidelines are. They are guidelines not rules. When can we make exceptions and when can we stray. They are thinking about saying the residential design standards don’t apply to historic properties. Ms. Berko said it looks great and is very positive wording. P8 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 14, 2015 9 Mr. DeFrancia moved to adjourn at 7:15 p.m.; seconded by Mr. Brown. All in favor, motion carried. Linda Manning, City Clerk P9 II.B. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\7848.doc 10/21/2015 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters 1006 E. Cooper 100 E. Main 417/421 W. Hallam 602 E. Hyman 61 Meadows Road ________________________________________________________________________________________________ Bob Blaich Lot 2, 202 Monarch Subdivision 232 E. Bleeker 609 W. Smuggler ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman Rubey Park Sallie Golden 206 Lake 114 Neale 212 Lake 400 E. Hyman 517 E. Hyman (Little Annie’s) Hotel Aspen Gretchen Greenwood 28 Smuggler Grove 135 E. Cooper 1280 Ute ________________________________________________________________________________________________ Willis Pember 204 S. Galena Aspen Core 120 Red Mountain 233 W. Hallam 101 E. Hallam 229 W. Smuggler 407 E. Hyman Patrick Segal 204 S. Galena 701 N. Third 612 W. Main 212 Lake Holden Marolt derrick 333 W. Bleeker John Whipple Aspen Core 201 E. Hyman 549 Race 208 E. Main 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake Michael Brown 223 E. Hallam Need: 530 W. Hallam P10 II.F. TYPICAL PROCEEDING 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 (5 minutes) Chairperson identifies 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. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P11 II.K. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 200 E. Bleeker, Aspen Community Church- Minor Development and Variation, Public Hearing DATE: October 28, 2015 ______________________________________________________________________________ SUMMARY: Aspen Community Church is one of the town’s most ornate and beautifully constructed Victorian era buildings. The church is located in the West End, surrounded by residential development. No land use approval has ever been granted to formalize the church as an allowed use in the zone district. R-6 zoning rules apply to this structure. The church has what appears to be an original exit door on the north façade of the building, along the alley. This door accesses a mechanical space and the floor of the structure in this area is slightly below grade, with steps leading down to it. A non-historic roof protects the entry from weather. Numerous utilities have been installed over the years. Aspen Community Church proposes a reconfiguration to address numerous problems. A setback variation is needed because the work will occur within the rear setback. As part of an overall clean-up of this area of the property, the Church recently requested and received staff approval for a freestanding wildlife proof trash enclosure along the alley. Further HPC review is not required. APPLICANT: Aspen Community Methodist Church, represented by Jim Curtis, Curtis and Associates and Joede Schoeberlein, Civic Forum Associates. PARCEL ID: 2737-073-16-801. ADDRESS: 200 E. Bleeker Street, Lots K, L, and M, Block 72, City and Townsite of Aspen, Colorado. ZONING: R-6. MINOR DEVELOPMENT The procedure for a Minor Development Review 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 Ped/Bike trail Ute Ave. Benedict Complex P12 IV.A. 2 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. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: Relevant design guidelines are attached as Exhibit A. The applicant proposes improvements to the area of the building where all utility services are located. Currently, the situation is a bit of a blight on this otherwise beautifully cared for historic resource. Drainage issues, deterioration of a retaining wall and roof covering, and visually intrusive vents, utility cabinets and meters are to be resolved. There are no historic photos available that show the original design of this façade of the church. The Sanborn maps do not provide any information on this topic either. It does appear that this rear entry point is original. The steps and at least a portion of the retaining wall appear to be original, though deteriorated and altered. The existing roof canopy is not historic. Staff would prefer the existing doors were repaired and reused, however we are uncertain of their age. They do not match the original doors that were once in place on the front of the church. The applicant is proposing a replication. The existing utilities include unslightly terminations and meters that are not protected from snow and ice that might fall in this area. Staff supports the project as a necessary fix to an important functional area of the property. The design is sensitive to the historic character of the building. VARIATIONS 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. 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; P13 IV.A. 3 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. Staff Response: The rear yard setback for this property is 10 feet. The church structure and the existing steps and roof canopy encroach into the setbacl. The new canopy will project further towards the rear lot line and for a greater length along the rear lot line. This entry cannot be relocated and is subject to deterioration that must be addressed. A reduction of the rear yard setback will resolve maintenance problems, be more respectful of the historic character of the building, and screen utilities, which is an improvement to the alleyscape. Staff supports full waiver of the 10’ setback for the work depicted in the attached plans. _________________________________________________________________________ DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends approval as proposed. Exhibits: A. Relevant Design Guidelines B. Application & Drawings EXHIBIT A. RELEVANT DESIGN GUIDELINES: 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. P14 IV.A. 4 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". 4.5 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. 14.14 Minimize the visual impacts of service areas as seen from the street. When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. This includes locations for trash containers and loading docks. Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. Screen ground-mounted units with fences, stone walls or hedges. A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. P15 IV.A. 5 P16 IV.A. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING MINOR DEVELOPMENT AND VARIATIONS FOR 200 E. BLEEKER, ASPEN COMMUNITY CHURCH, 200 E. BLEEKER STREET, LOTS K, L, AND M, BLOCK 72, ASPEN, COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2737-073-16-801 WHEREAS, the applicant, Aspen Community Methodist Church, represented by Jim Curtis, Curtis and Associates and Joede Schoeberlein, Civic Forum Associates submitted an application requesting Minor Development and Variation review for the property located at 200 E. Bleeker Street, Lots K, L, and M, Block 72, City and Townsite of Aspen, Colorado; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended approval; and, WHEREAS, the Aspen Historic Preservation Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, reviewed and considered the recommendation of the Community Development Director, and accepted public comment at a duly noticed public hearing on October 28, 2015; and WHEREAS, the City of Aspen Historic Preservation Commission finds that the development proposal meets all applicable review criteria and that the approval of the request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the Historic Preservation Commission approves the application by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC grants Minor Development and Variation approval for the property located at 200 E. Bleeker Street with the following conditions: 1. The rear setback requirement is waived in its entirety for the work depicted in the approved plans. 2. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. P17 IV.A. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 200 E. Bleeker Street, Lots K, L, and M, Block 72, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of October, 2015. _________________________ James DeFrancia, Vice Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P18 IV.A. P 1 9 I V . A . P 2 0 I V . A . P 2 1 I V . A . P 2 2 I V . A . P 2 3 I V . A . P 2 4 I V . A . P 2 5 I V . A . P 2 6 I V . A . P 2 7 I V . A . P 2 8 I V . A . P 2 9 I V . A . 6.0' 6. 0 ' N 75°09'11" W - 89.72' S 75°09'11" E BASIS OF BEARING - 89.72' S 1 4 ° 5 0 ' 4 9 " W - 1 0 0 . 0 0 ' N 1 4 ° 5 0 ' 4 9 " E - 1 0 0 . 0 0 ' HY D STORM GRATE!EL.=7893.45' DB DB DB DB SIGN TRANS-! FORMER E E E IRON FENCE FACE OF HOUSE! (PER SURVEY) 7896.0 7895.0 78 9 6 . 0 78 9 4 . 0 78 9 4 . 0 7 8 9 4 . 0 78 9 5 . 0 7 8 9 5 . 0 7896.0 7 8 9 5 . 0 78 9 5 . 0 +7893.38 7895. 0 7894.0 10 ' 10 ' 10' REAR YARD SETBACK 10' REAR YARD SETBACK A s p e n C o m m u n i t y C h u r c h - M e c h a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o 9-8-15 PERMIT ISSUE P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M BLEEKE R S T R E E T HALLA M S T R E E T EAST M A I N S T R E E T - H I G H W A Y 8 2 N. A S P E N S T R E E T N. M I L L S T R E E T N. M O N A R C H S T R E E T N. G A R M I S C H S T R E E T RED BRICK CENTER YELLOW! BRICK CENTER PAEPCKE! PARK WEST M A I N S T R E E T - H I G H W A Y 8 2 N. 4 t h S T R E E T PARK PROJECT! LOCATION N. 3 r d S T R E E T RIO GRANDE! PARK N. 1 s t S T R E E T N. 2 n d S T R E E T W. FRA N C I S S T R E E T W. SMU G G L E R S T R E E T HOPKI N S S T R E E T 0 160'320'480' NORTHVICINITY MAP scale: 1:4,800 when printed at 24x36B MECH. ROOM! ENTRY EAST BLEEKER STREET ALLEY (BLOCK 72) 200 E. BLEEKER STREET! MULTI-STORY STONE BUILDING LA N D S C A P E E D G I N G / S T E P 18'x48.5'! TERRACE WITH! PERMEABLE PAVERS! (FLAGSTONE) SYSTEM TOP OF TERRACE 95.5 TOP OF TERRACE 95.5 TOP OF TERRACE 94.79 TOP OF TERRACE 95.5 HOUSE - FOOTPRINT APPROX. HOUSE - FOOTPRINT APPROX. PREVIOUS HOUSE - FOOTPRINT! APPROX. (NOW DEMOLISHED) A S P E N S T R E E T WINDOW WI N D O W EXTG. BIO CELL EXTG. DUMPSTER! LOCATION CHURCH! MAIN! ENTRANCE CHURCH! LOWER! ENTRANCE SIDEWALK SIDEWALK BRICK SIDEWALK CONC. ENTRY WALK GRAVEL ALLEY GRAVEL ALLEY SITE! STAIR CONC.! ENTRY! WALK A1 EXTG. STAIR (UP) scale 1" = 10'-0" when printed at 24x36 0 4'8'12'NORTHEXISTING SITE PLANA HOUSE - FOOTPRINT APPROX. HOUSE - FOOTPRINT APPROX. SHED - ! FOOTPRINT ! APPROX. DRAWING INDEX: A1 GENERAL INFORMATION/EXISTING SITE PLAN A2 EXTG. NORTH (ALLEY) CHURCH ELEVATION A3 PROPOSED SITE PLAN A4 NORTH (ALLEY) CHURCH ELEVATION A5 WEST (ASPEN STREET) CHURCH ELEVATION A6 CANOPY PLANS AND SECTIONS PROJECT DIRECTORY ! ! OWNER:! Aspen Community United! Methodist Church! 200 East Bleeker Street! Aspen, Co 81611 ! ! OWNER'S REPRESENTATIVE:! Jim Curtis - Curtis Associates! 300 East Hyman Street! Aspen, Co 81611! Phone: 970-319-0442! email: jcurtis@sopris.net! ! ARCHITECT:! CIVIC FORUM Associates, Inc.! P O. Box 697 • Snowmass, CO 81654 ! Contact: Joede Schoeberlein, Architect ! T E L 9 7 0 9 4 8 - 7 0 0 9 ! e-mail: cvcforum@sopris.net ! PROJECT INFORMATION! ! Project:! Aspen Community Church! ! Location:! 200 East Bleeker Street! Aspen, Co 81611 ! ! Parcel ID: ! #273707316801! ! Legal Description: ! Lots K,L&M Block 72, City and Townsite of Aspen, ! Pitkin County, Colorado! ! ! Lot Area:! 8,972 SQ.FT. 0.206 AC. +/-! ! Building Area:! Existing Building 8,640 to remain unchanged! ! Trash & Recycle Shed:! 76.5 SF Trash & Recycling Shed (8'-6" x 9'-0") - Exempted from FAR by Code Section 26.575.020 D (13)! ! PROJECT DESCRIPTION:! ! This project consists of replacing the existing mechanical room entry, areaway and canopy, and adding a screen fence panel.! ! Aspen Community Church - Mechanical Room Entrance & Canopy 200 East Bleeker Street, Aspen, Colorado EXTG. CANOPY ABOVE EXTG. RETAINING WALL! (COLLAPSING) EXTG. STAIR (DN) EXTG. GAS METER 4' - 1 " 9-1415 HPC SUBMISSION P 3 0 I V . A . 9-14-15 HPC SUBMISSION A s p e n C o m m u n i t y C h u r c h - M e c h i c a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M EXTG.! TRANS D PANELMETER 0 5 10 EL 7895.5' EL 7895.0' EL 7894.5' EL 7894.5' EL 7896.0' EL 7896.0'GRADE @ FACE OF BUILDING TYP 123'-11 1/4" BALCONY LEVEL 100'-0" = 7893.55' LOWER LEVEL 112'-7" SANCTUARY LEVEL PR O P E R T Y L I N E UT I L I T Y E A S E M E N T L I N E PR O P E R T Y L I N E EXISTING NORTH ELEVATION1 115'-3 1/8" STAGE LEVEL A2 OLD VENTS EXTG. BOILER FLUE GAS METERMECHANICAL ROOM ENTRANCE P 3 1 I V . A . 6.0' 6. 0 ' N 75°09'11" W - 89.72' S 75°09'11" E BASIS OF BEARING - 89.72' S 1 4 ° 5 0 ' 4 9 " W - 1 0 0 . 0 0 ' N 1 4 ° 5 0 ' 4 9 " E - 1 0 0 . 0 0 ' HY D STORM GRATE!EL.=7893.45' DB DB DB DB SIGN TRANS-! FORMER E E E IRON FENCE FACE OF HOUSE! (PER SURVEY) 7896.0 7895.0 78 9 6 . 0 78 9 4 . 0 78 9 4 . 0 7 8 9 4 . 0 78 9 5 . 0 7 8 9 5 . 0 7896.0 7 8 9 5 . 0 78 9 5 . 0 +7893.38 7895. 0 7894.0 +7896.33 +7895.46 +7895.51 +7896.44 (SPOT ELV., TYP.) +7896.22 +7896.21 +7895.92 +7896.35 +7896.11 +7895.30+7895.46 +7896.21 +7896.41 +7895.66 +7896.01 +7896.21 +7896.13 +7896.15 +7895.36 +7895.82+7895.37 +7893.94 +7894.36 +7894.47 +7894.67 8'-6" 9' - 0 " 10 ' 10 ' 10' REAR YARD SETBACK 10' REAR YARD SETBACK A s p e n C o m m u n i t y C h u r c h - M e c h a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o 9-8-15 PERMIT ISSUE P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M MECH. ROOM! ENTRY EAST BLEEKER STREET ALLEY (BLOCK 72) 200 E. BLEEKER STREET! MULTI-STORY STONE BUILDING LA N D S C A P E E D G I N G / S T E P 18'x48.5'! TERRACE WITH! PERMEABLE PAVERS! (FLAGSTONE) SYSTEM TOP OF TERRACE 95.5 TOP OF TERRACE 95.5 TOP OF TERRACE 94.79 TOP OF TERRACE 95.5 HOUSE - FOOTPRINT APPROX. HOUSE - FOOTPRINT APPROX. PREVIOUS HOUSE - FOOTPRINT! APPROX. (NOW DEMOLISHED) A S P E N S T R E E T WINDOW WI N D O W EXTG. BIO CELL PROPOSED TRASH AND! RECYCLING SHED CHURCH! MAIN! ENTRANCE CHURCH! LOWER! ENTRANCE SIDEWALK SIDEWALK BRICK SIDEWALK CONC. ENTRY WALK GRAVEL ALLEY GRAVEL ALLEY SITE! STAIR CONC.! ENTRY! WALK A3 EXTG. STAIR (UP) scale 1" = 10'-0" when printerd at 24x36 0 4'8'12'NORTHPROPOSED SITE PLANA HOUSE - FOOTPRINT APPROX. HOUSE - FOOTPRINT APPROX. SHED - ! FOOTPRINT ! APPROX. NEW CANOPY RETAINING WALL! FOR AREAWAY ENTRY NEW STAIR (DN) SHELF IN FRONT OF ELECTRICAL PANELRE-LOCATE GAS METER TO WEST 4' - 1 " 9-14-15 HPC SUBMISSION P 3 2 I V . A . 9-14-15 HPC SUBMISSION A s p e n C o m m u n i t y C h u r c h - M e c h i c a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M EL 7895.5' EL 7895.0' EL 7894.5' EL 7894.5' EL 7896.0' EL 7896.0' EXTG.! TRANS D PANELMETER 0 5 10 PROPOSED TRASH! & RECYCLE SHED PROPOSED NORTH ELEVATION1 PR O P E R T Y L I N E UT I L I T Y E A S E M E N T L I N E NEW CANOPY & ENTRY AREAWAY REBUILD RETAINING WALL ABOVE GRADE TO PROTECT FROM SNOW AND WATER IN ALLEY -COLOR CONCRETE TO COMPLIMENT CHURCH STONE NEW CANOPY PR O P E R T Y L I N E 100'-0" = 7893.55' LOWER LEVEL 123'-11 1/4" BALCONY LEVEL 112'-7" SANCTUARY LEVEL GRADE @ ALLEY PROPERTY LINE GRADE @ FACE OF BUILDING GRADE @ FACE OF BUILDING GRADE @ ALLEY PROPERTY LINE 115'-3 1/8" STAGE LEVEL RELOCATE GAS METER RE-ROUTE GAS LINE UNDERGROUND GAS METER! NEW LOCATION 7893.47' LANDING (PERIM.) 7' CL R M I N . 7890.47' BTM FOOTER 7895.13' T.O. BRICK LEDGE REDIRECT BOILER FLUE VENT TO GABLE SIDE EXTG. BOILER FLUE VENT (PERISCOPE) 7897.8' T.O. CONC. WALL INFILL OPENING w/ BEAD BOARD PANEL WITH VENTS GABLE END CRICKET 7895.22' T.O. STAIR A4 P 3 3 I V . A . A s p e n C o m m u n i t y C h u r c h - M e c h a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o 9-14-15 HPC SUBMISSION P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M 123'-11 1/4" BALCONY LEVEL 100'-0" = 7893.55' LOWER LEVEL 114'-4 1/2" SANCTUARY FOYER 112'-7" SANCTUARY LEVEL PROPOSED WEST ELEVATION1 PR O P E R T Y L I N E PR O P E R T Y L I N E 0 5 10 1' - 9 3 / 4 " +/ - 7' - 0 " 7' M I N . T O U N D E R S I D E B E A M EXTG. CANOPY 7893.47' LANDING (PERIM.) 7895.22' T.O. STAIR NEW CANOPY OVER MECHANICAL ROOM ENTRANCE SCREEN PANEL! DETAILED TO MATCH FENCE ROOF CRICKET A5 10' 10' REAR YARD SETBACK P 3 4 I V . A . A s p e n C o m m u n i t y C h u r c h - M e c h a n i c a l R o o m E n t r a n c e & C a n o p y 2 0 0 E a s t B l e e k e r S t r e e t , A s p e n , C o l o r a d o 9-14-15 HPC SUBMISSION P . O . B o x 6 9 7 • S n o w m a s s , C O 8 1 6 5 4 • T E L 9 7 0 9 4 8 - 7 0 0 9 C I V I C F O R U M CONCRETE RETAINING WALL 7895.4 7895.4 7895.0 7894.0 +7893.38(x) 7895.5 7895.6 7895.8 DB ALLEY D PANELMETER EXTG. DOORS NEW DOORS PLYWD PLYWD ADD NEW SECURITY LOCK ON RIGHT LEAF GAS METER NEW LOCATION ACTIVE LEAF GAS METER NEW LOCATION REINSTALL EXISTING KNOB ON RIGHT LEAF 11"11" 8" 1'-6" 4' - 3 " 8"CONC. WALL 4' - 7 " 4' - 4 1 / 4 " 5 1 / 2 " 5 1/2"5 1/2" 16'-9" 6'-8"9'-2"5 1/2" 4' - 1 1 " 9'-7 1/2" CO N C . WA L L 1'-8" 3' - 0 " 3' - 0 " 3' - 0 " 1'-0"1'-0" 7893.47' LANDING (PERIM.) 7890.47' BTM FOOTER REDIRECT BOILER FLUE VENT TO GABLE SIDE EXTENT PIPE BEYOND WALL BELOW TO PREVENT CONDESATION FROM DRIPPING IN AREAWAY EXTG. BOILER FLUE VENT (PERISCOPE) 7897.8' T.O. CONC. WALL INFILL OPENING w/ BEAD BOARD PANEL WITH VENTS 7895.6' 7895.6' ORGAN ROOM 7895.22' T.O. STAIR 1' - 9 " 1'-10" 2 T. @ 11" = REVISED GRADE SLOPE TOWARD ALLEY EXTG. GRADE SUPPORT POST PR O P E R T Y L I N E 100'-0" = 7893.55' LOWER LEVEL 112'-7" SANCTUARY LEVEL 115'-3 1/8" STAGE LEVEL 3 R . @ 7 " = EXTG. STAIR 4" CONC. SLAB ON GRADE SLOPE 1/4"/FT SCREEN PANEL TO MACH DETAILS OF FENCE DROPPED SOFFIT TO CONCEAL FLUE VENT 6'-3 3/4" FROM SURVEY ALLEY (BLOCK 72) DN CONCRETE SLAB E PANELMETER 7893.47' LANDING (PERIM.)7895.22' T.O. STAIR SLOPE 1/4"/FT N 75°09'11" W - 89.72' E +7895.82 +7895.37 EDGE OF ALLEY GRAVEL FENCE LIKE SCREEN CONC. SHELF FOR SERVICING PANEL MECH. ROOM ENTRY 17'-2 1/2" CANOPY ROOF ABOVE 5' - 0 ' T O C L P A N E L COORDINATE CLEARANCE FOR CONDUIT SLEEVE BELOW METER TO WALL SUPPORT POST SUPPORT POST SLOPE 1/4"/FT SLOPE 1/4"/FT 4' - 3 " 2X RA F T E R S 5' - 0 ' T O C L P A N E L STAINED CONCRETE TO COMPLIMENT STONE N-S SECTION2 CONC. RETAINING WALL NEW CANOPY 7893.47' LWR LANDING (PERIMETER) WASHED GRAVEL AREA DRAIN W/ REMOVABLE GRATE NEW OUT SWING DOORS IN EXTG. OPENING -TO MATCH EXTG. DOORS MECHANICAL ROOM 100'-0" = 7893.55' F.F. LOWER LEVEL SHELF FOR SERVICING ELEC. PANEL BEYOND 0 512 E-W SECTION3 0 512 EXTG. CANOPY NEW OUT SWING DOORS IN EXTG. OPENING -TO MATCH EXTG. DOORS CONC. RETAINING WALL WASHED GRAVEL ENTRY PLAN1 0 512 STEP STEP AREA DRAIN W/ REMOVABLE GRATE AREA DRAIN W/ REMOVABLE GRATE CONC. FNDN WALL STL PIPE HANDRAIL 36" ABV NOSINING 4 1 / 2 " 2' - 5 1 / 2 " 10 1 / 4 " 3 1 / 2 " 3 1 / 2 " 10 1 / 4 " 3 1 / 2 " 10 1 / 4 " 9 1 / 2 " 4"4"1'-5 1/4" 4'-2 1/2" 7' - 0 3 / 4 " HOLE W/ MESH SCREEN HOLE (FILLED)1x4 DOOR KNOB REDIRECT SUPPLY AIR TO INSIDE OF SOFFIT DOOR DETAILS4 0 512 NOTES: DOORS: - NEW DOORS TO MATCH EXTG. DOORS - INSTALL ASTRAGAL ON (LEFT) LEAF - INSTALL WEATHER STRIPPING - INSTALL EXISTING KNOB ACTIVE (RIGHT) LEAF - INSTALL SECURITY LOCK ON ACTIVE (RIGHT) LEAF - INSTALL THRESHOLD W/ WEATHER SEAL JAMBS: - RESTORE IN PLACE - CAREFULLY REMOVE ANY ROTTED WOOD - FILL AND PATCH ANY MISSING MATERIAL TO RESTORE ORIGINAL APPEARANCE 7897.8' T.O. CONC. WALL NEW LIGHT TO MATCH EXTG. LIGHTS ON N. SIDE A6 26 1 / 2 " +/ - W O R S T C A S T P 3 5 I V . A . MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: Update to Historic Preservation Design Guidelines, Chapters 1 and 12- PUBLIC HEARING DATE: October 28, 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 presented some of the edited chapters to the HPC on September 23rd and October 14th. In mid-October, we also visited with several design firms in Aspen to take their input, and held a lunchtime meeting for the public. For this meeting, which focuses on landscape design, we are meeting with local landscape architects for input. Another HPC meeting will be needed in order to incorporate all feedback and provide the board with the full document, including the introduction and appendix, which will be minimally altered. Tonight’s meeting is a noticed public hearing. HPC will be asked to continue the hearing to a date certain in November, which will likely be a special meeting. Council adoption of the guidelines is required and staff would ideally like to complete that process in December. 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. The attached Chapter 1 addresses site planning and landscape design. A new Chapter 12 is includes guidelines on several more general topics. We hope to add additional useful illustrations for these chapters in the final draft. 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. P36 IV.B. 12 • City of Aspen • Historic Preservation Design Guidelines Chapter 1: Site planning & landSCape deSign C hapter 1: S ite p lanning & l and SC ape d e S ign Background The character of a historic structure is greatly influenced by the surrounding framework of streets and public spaces, the physical characteristics of the specific site, and the way in which the historic resource is situated on the lot. It is important to analyze the context of a property before developing a strategy for treatment and/or alteration. Analysis should begin with a study of the overall development pattern of the neighborhood or district. The defining elements of the site need to be identified, and the placement of the historic resource analyzed for its consistency or deviation from the context of the neighborhood or district. How structures occupy their site, in terms of alignment, orientation, and spacing creates much of the context of a neighborhood. This context, along with right-of- way treatment, sidewalks, pedestrian and vehicular access, fences, natural features, alley relationship, landscaping and other site features all combine to define Aspen’s historic character. In the original Aspen townsite, the consistency of site development reflects a specific and identifiable time period. Some neighborhoods which were developed later are distinctly different from that context. The HPC’s intent is that any project acknowledges the history of the surrounding area and uses the strongest and most common features as a framework for proposed development. Neighborhood or District Patterns Maintaining significant development patterns in Aspen’s neighborhoods is important. Intentionally siting buildings to highlight historic development patterns reflects the evolution of Aspen’s development. Resources which are helpful in studying development patterns include Victorian era fire insurance maps (Sanborn Maps), the 1896 Willit’s Map, the 1893 Bird’s Eye View of town, subdivision maps, aerial photography, and GIS mapping. Within the historic townsite, the road layout is a grid. The neighborhoods and structures were organized in an orthogonal pattern, regardless of topography, with building façades parallel to the street. Main Street is the widest boulevard dividing Aspen north and south. Garmisch Street, formerly Center Street, divides the townsite east and west. Within the original townsite, some Post-World War II buildings were set at an angle on the lot as a reflection of a different design philosophy – for example, many chalets are oriented to face Aspen Mountain. In later subdivisions, the grid is generally absent: streets are curvilinear and lots are irregular. It may require careful study to discern consistent or original development patterns remaining in these Policy: Historic landscapes, landscape elements, and landscape patterns should be preserved. Additions and/or changes to the landscape should be compatible with the associated historic resource and the historic context of the neighborhood or district in which the project is located. Note: A permit is required for modifications within the publically owned right-of-way, including planting strips, sidewalks and irrigation ditches. This permit is issued by the Engineering Department in consultation with other City agencies. In general, the right-of-way within a given neighborhood should have a consistent design character. Right-of-ways should not be altered in a manner that makes them appear to be an extension of the adjacent private property. The Municipal Code includes detailed information about the City’s regulations affecting trees on public and private property. P37 IV.B. City of Aspen • Historic Preservation Design Guidelines • 13 Chapter 1: Site planning & landSCape deSign areas due to intense redevelopment. 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should respect the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Streets & Alleys Alleys are an important feature of the historic townsite and have traditionally been used for utilitarian functions. Today, this is an appropriate location for cars, storage, service areas, and in some cases, secondary residential units or small businesses. Though alterations to streets and alleys are not generally within the HPC’s purview, development which removes a platted street or alley is discouraged. The HPC believes that alleys should not be paved in residential areas. 1.2 Preserve the system and character of historic streets and alleys. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. Driveways & Parking Typical transportation in the 19th Century included horses and wagons that were housed in the alleys or on side streets. As cars became more common after World War II, some development was automobile oriented and included driveways accessed from the primary street. Many Post-War residences incorporated this auto-centric trend with carports and these examples should be preserved. Generally though, in an effort to minimize the visual impact of vehicles, and meet current pedestrian safety goals, vehicular access should now be accommodated at the alley where possible. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the This historic structure is easily viewed from the street and is surrounded by a large open yard. This Herbert Bayer designed residence, built in 1963, features a streetfacing carport. P38 IV.B. 14 • City of Aspen • Historic Preservation Design Guidelines street should be removed if they can be relocated to the alley. 1.4 Design a new or existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Yards, Walkways, and Patios Character defining aspects of a landscape include setbacks, public and private space, the arrangement of trees, shrubbery and hedges, species of vegetation, natural features, walkways and patios, site furnishings, site lighting, fences, vehicular and pedestrian access, and walls. Aspen Victorian Properties In 19th century residential settings, a “hierarchy” of open space exists along the street. Access from the public street to private residences was commonly achieved with a modest walkway. These walkways were typically narrow in width, made of simple, indigenous materials, and ran perpendicular from the street to the entry or porch. Typical residential neighborhoods located in the original townsite had a relatively consistent front yard setback. Open lawns were common. Side and rear yard setback patterns created distinctive patterns and contributed to the overall open space and rhythm of a neighborhood. Rear yard setbacks have traditionally been fairly minimal AspenModern Properties Post-war landscapes oftentimes reflect the style of architecture and a deliberate effort to bring the outside indoors. Many Post-War buildings incorporated patios, built in planters, deep overhanging eaves, wide steps, and other types of design elements to define the yard as part of the architecture of the building. These features are integral to the design tenets of Post-War architecture and should be preserved. 1.5 Maintain the historic hierarchy of spaces. Chapter 1: Site planning & landSCape deSign Where a historic driveway is accessed from a street, minimize the visual impacts by limiting paving. A flagstone walkway suits the character of this 1956 Pan Abode home. P39 IV.B. City of Aspen • Historic Preservation Design Guidelines • 15 Caption A simple, albeit contemporary, walkway may be acceptable for a large, ornate Victorian. Chapter 1: Site planning & landSCape deSign 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. 1.8 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. 1.9 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. Trees, Shrubbery, Hedges, & Gardens While most historic plant materials on private property have been replaced over time, some specimens do survive, particularly in residential settings. Common residential planting schemes from the Victorian era in Aspen include cottonwood trees, lilacs, sweet peas, and yellow shrub-roses. In later periods, yard designs evolved - a Rustic Style building may have a more natural, less manicured character with informal planting of native trees, shrubs and flowers and prominent placement of P40 IV.B. 16 • City of Aspen • Historic Preservation Design Guidelines spruces near the entry. Always refer to historic photos of the site when available to guide landscape design. While HPC may not have the opportunity to review landscape alterations that do not occur as part of a development project, the following guidelines apply to all activity on historic sites and will be enforced when necessary. 1.10 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect established vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.11 Provide an appropriate context for historic structures. • Simplicity and restraint are required. Do not overplant a site. • In areas immediately adjacent to the landmark, traditional simple plants and sod are appropriate. New planting shall be species that were used historically or species of similar attributes. • Contemporary planting, walls and other features are not appropriate immediately adjacent to a Victorian era structure. A more contemporary landscape may surround new development or AspenModern resources. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, Chapter 1: Site planning & landSCape deSign Historic cottonwood trees surround this corner lot. A small conifer planted in front of a historic structure can grow beyond expectations and completely block the building. P41 IV.B. City of Aspen • Historic Preservation Design Guidelines • 17 careful consideration should be given so as not to over plant either project, or remove all evidence of the landscape characteristics before the property was divided. 1.12 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. • New trees should be no closer than their mature canopy size. • Climbing vines can damage historic structures and are not allowed. Landscape Lighting Traditionally, outdoor lighting on 19th century sites was minimal or non-existent. While electricity was available in Aspen in the late 1880s, based on available historic photographs, exterior lights, including porch lights, were not commonly found. To maintain historic character, outdoor lighting on these properties must be minimized. For all property types, landscape lighting should also be kept to a minimum. (For additional information, see the City’s Lighting Standards.) 1.13 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case- by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. Fences Originally, wood picket fences were commonly used to define front yards on Aspen Victorian properties. These fences provided a subtle delineation of private Chapter 1: Site planning & landSCape deSign Landscape lighting that suits this AspenModern home. This is one of the last remaining original Victorian fences in Aspen. P42 IV.B. 18 • City of Aspen • Historic Preservation Design Guidelines yard versus public right-of-way and were low in height, transparent in design, and did not create walled off private areas. The fence’s vertical slats were set apart with spaces between, and the overall height of the fence was approximately three feet Many properties traditionally had open lawns with no fencing. Some Post-WWII properties may have original fences that provide less transparency than those used in the 19th century, or have other unique characteristics. Fencing on these properties will be reviewed on a case-by-case basis. 1.14 Preserve original fences. • Fences which are considered part of the historic significance of a site shall not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. 1.15 When possible, replicate a missing historic fence based on photographic evidence. 1.16 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. 1.17 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were common for similar houses during the period of significance. • A wood picket fence is the appropriate solution in most locations. • Ornate metal fences are not appropriate for Aspen Victorian landmarks unless there is evidence that a metal fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. When this material, which is still available today, is used, posts should be simply detailed. Chapter 1: Site planning & landSCape deSign A picket fence is an appropriate choice for a Victorian era home. P43 IV.B. Caption Caption City of Aspen • Historic Preservation Design Guidelines • 19 1.18 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. 1.19 Where allowed, a privacy fence should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. Retaining Walls Historically stone retaining walls were sometimes used on steep slopes. Some of these walls survive and are important character-defining features. Whenever feasible they should be preserved. The addition of retaining walls on flat sites or in locations where they were not seen historically should be avoided. 1.20 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Chapter 1: Site planning & landSCape deSign P44 IV.B. 20 • City of Aspen • Historic Preservation Design Guidelines 1.21 When a new retaining wall is necessary, its height and visibility should be minimized. • Material will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. 1.22 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Cultural and Designed Landscapes In addition to architectural landmarks, Aspen has historical landscapes including cemeteries, parks, campuses, public art, alleys, street right-of-ways, view corridors, and waterways. These landscapes are integral to the historic patterns of the community and should be preserved. Historic landscapes are just as important to preservation goals as buildings. All alterations to cultural and designed landscapes are considered on a case-by-case basis. 1.23 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. 1.24 New development on these sites should respect the historic design of the landscape and its built features • Do not develop in a manner that damages the integrity of the historic landscape. • All additions to these landscapes must be clearly identifiable as recent work. • Avoid placing utilities in cultural landscapes if possible. 1.25 Preserve the historic circulation system. • Minimize the impact of additional vehicular circulation. • Minimize the visual impact of additional parking. • Maintain the separation of pedestrian and vehicle which occurred historically. Chapter 1: Site planning & landSCape deSign Herbert Bayer’s 1955 Marble Garden at the Aspen Meadows. Red Butte Cemetery, one of the three historic cemeteries in Aspen. P45 IV.B. City of Aspen • Historic Preservation Design Guidelines • 21 1.26 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed replace it with the same or similar species. • New planting should be of a species used historically or a similar species • Maintain and preserve any gardens and/or ornamental planting on the site • Maintain and preserve any historic landscape elements. Chapter 1: Site planning & landSCape deSign In 1976, several downtown streets were redesigned as pedestrians malls. P46 IV.B. Streetscape and Lot Features City of Aspen Historic Preservation Design Guidelines page 31 Background The character of historic structures is greatly influenced by the manner in which their sites are landscaped and streets are designed. At a block level, street pavings, trees, lights and other furnishings combine in streetscapes that are important considerations in the historic districts. On individual sites, the arrangement of trees and shrubbery and the use of fences are important Chapter 1Chapter 1Chapter 1Chapter 1Chapter 1 Streetscape and Lot FeaturesStreetscape and Lot FeaturesStreetscape and Lot FeaturesStreetscape and Lot FeaturesStreetscape and Lot Features Policy: Historic landscapes and landscape elements that remain intact should be preserved. Additions to the landscape should be compatible with the historic context of the district or landmark property. design elements. In some cases, these features have historic significance; in others, their designs are still important because they can affect one's ability to interpret the historic structures. The planting strips with shade trees and irrigation ditches were created in 1882 by the city, and private property owners were encouraged to plant their own shade trees. Key Features of Lots Planting strips Planting strips are generally the band of grass between the curb and the sidewalk, or between the street and front property line. Be aware that this is City property, not private property, and work in this area must be approved. A strip may contain an irrigation ditch and a row of street trees if it is wide enough to support the root system. This coupling of planting strips and street trees Historic landscape features, including trees, lawns and shrubbery contribute to the character of historic properties in Aspen and should be preserved. On individual sites, the arrangement of trees and shrubbery and the use of fences are important design elements. (Historic photo courtesy of Aspen Historical Society, date unknown.) Note: A Right-of-Way permit from the Engineering Department is required for modifications within the public right-of- way, including planting strips, sidewalks and irrigation ditches. No tree over 4 inches in caliper may be removed without a tree removal permit from the Parks Department. P47 IV.B. Chapter 1 page 32 City of Aspen Historic Preservation Design Guidelines provides a rhythm along the block, as well as shade for pedestrians. This tradition should be continued. Placing paving materials in the planting strip should be avoided. Sidewalks Generally, sidewalks exist only along Main Street and in the Commercial Core. These sidewalks, which were originally boardwalks, are historically significant elements that contribute to the area's inviting atmosphere and provide spaces for walking and personal interaction. Fences Originally, wood picket fences enclosed many front yards. The vertical slats were set apart, with spaces between, and the overall height of the fence was generally less than three feet. Wrought iron and wire fences also were used in early domestic landscapes. Where any of these early fences survive, they should be preserved. In a situation where the original fence is missing, a new fence may be used if it is similar in character to one seen traditionally. Retaining walls Retaining walls were sometimes used on steep slopes. Some of these walls survive and are important character-defining features. Whenever feasible, they should be preserved. Private yard While most historic plant materials have been replaced over time, some specimens do survive. Common historic plants in Aspen from the Victorian era include lilacs, sweetpeas and yellow rose bushes. In some situations, the traditional planting pattern has been retained even if new plants have been planted. Mature trees on private property must be retained unless approved by the Parks Department for removal. Site lighting Traditionally, lighting within a site was minimal. An occasional garden light was seen, but porch lights were usually the only exterior illumination. (For additional information, see the City's Lighting Standards.) Mature trees are important elements of the historic streetscape. P48 IV.B. Streetscape and Lot Features City of Aspen Historic Preservation Design Guidelines page 33 Fences 1.1 Preserve original fences. • Replace only those portions that are deteriorated beyond repair. Replacement elements should match the existing fence. 1.2 A new replacement fence should use materials that appear similar to that of the original. • Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. • A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. • Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street. • A fence that defines a front yard is usually low to the ground and "transparent" in nature. • On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) • A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. • Note that using no fencing at all is often the best approach. • Contemporary interpretations of traditional fences should be compatible with the historic context. Original fences, such as this one, should be preserved. Privacy fences may be used in back yards and along alleys. P49 IV.B. Chapter 1 page 34 City of Aspen Historic Preservation Design Guidelines 1.4 New fence components should be similar in scale with those seen traditionally. • Fence columns or piers should be proportional to the fence segment. 1.5 A side yard fence which extends between two homes should be set back from the street- facing facade. • This setback should be significant enough to provide a sense of open space between homes. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context. • A side yard fence is usually taller than its front yard counterpart. It also is less transparent. A side yard fence may reach heights taller than front yard fences (up to six feet), but should incorporate transparent elements to minimize the possible visual impacts. • Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. • Also consider using lattice, or other transparent detailing, on the upper portions of the fence. Retaining Walls 1.7 Preserve original retaining walls. • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting a historic masonry retaining wall, or covering it with stucco or other cementitious coatings, is not allowed. A side yard fence which extends between two homes should be set back from the street facade. Replacement or new fencing between side yards and along the alley should be compatible with the historic context. P50 IV.B. Streetscape and Lot Features City of Aspen Historic Preservation Design Guidelines page 35 1.8 Maintain the historic height of a retaining wall. • Increasing the height of a wall to create a privacy screen is inappropriate. If a fence is needed for security, consider using wrought iron, similar to those seen historically, that is mounted on top of the retaining wall. Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. • This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. • Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. • Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. • The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. • Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. • If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. Provide a walkway running perpendicular from the street to the front entry. Maintain the established progression of public-to-private spaces when considering a rehabilitation project. Public Semi-public Semi- PrivateSt r e e t Historically significant planting designs, such as along this alley, should be preserved. P51 IV.B. Chapter 1 page 36 City of Aspen Historic Preservation Design Guidelines 1.12 Preserve and maintain historically significant planting designs. • Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. • Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. • Reserve the use of exotic plants to small areas for accent. • Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. • Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. • Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. • It is not appropriate to plant a hedge row that will block views into the yard. Site Lighting 1.15 Minimize the visual impacts of site lighting. • Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. shielded entry lamps low, shielded deck lamps low, walkway lamps Use shielded lights which direct light onto walking surfaces to minimize the visual impacts of site lighting. Do not locate plants or trees in areas that will obscure significant architectural features or block views to the building. P52 IV.B. Streetscape and Lot Features City of Aspen Historic Preservation Design Guidelines page 37 Streetscape 1.16 Preserve historically significant landscape designs and features. • This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. 1.17 Maintain historic irrigation ditches as an integral component of the streetscape. • The character of an irrigation ditch should be maintained. • It is inappropriate to use an irrigation ditch as a planting bed, or to fill it with another material. • Ditches cannot by culverted except where crossed by a walkway or driveway, and a culvert must be approved by the Parks Department.Maintain historic irrigation ditches as an integral component of the streetscape. Sidewalk Planting Strip Front Yard Ed g e o f B u i l d i n g Irrigation Ditch Preserve historically significant landscape designs and features such as the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. P53 IV.B. Chapter 1 page 38 City of Aspen Historic Preservation Design Guidelines P54 IV.B. 60 • City of Aspen • Historic Preservation Design Guidelines Chapter 12: aCCessibility, arChiteCtural lighting, MeChaniCal equipMent, serviCes areas, & signage Accessibility In 1990, the passage of the Americans with Disabilities Act (ADA) mandated that all places of public accommodation be made accessible to everyone. This includes historic structures that are used for commercial and multifamily purposes. While all buildings must comply, alternative measures may be considered to ensure the integrity of a historic resource. Lighting The character and intensity of outdoor lighting is a concern in the community. Exterior lighting should be shielded in keeping with “Dark Skies” inspired policies. The City of Aspen has lighting standards which must be met in addition to HPC guidelines. Light emanating from within a building can also have both positive and negative impacts upon the character of the town at night. For this reason, the HPC will consider the potential impacts of large areas of glazing and skylights. Mechanical Equipment & Service Areas New technologies in heating, ventilating and telecommunications have introduced mechanical equipment into historic areas where they were not seen traditionally. The visual impacts of such systems should be minimized such that one’s ability to perceive the historic character of the context is maintained. Locating equipment such that it is screened from public view is the best approach. Awnings Large fabric awnings were common on commercial buildings in the 19th century, helping to cool the interior and providing shelter for storefronts. They are not typical of AspenModern buildings, where a brise soleil or similar cantilevered element served the purpose of an awning. Signs Signs should not detract from character defining elements of a historic structure. Where possible, free standing signs, rather than signs mounted on buildings are preferred. Sign lighting should be minimized or concealed. Accessibility 12.1 Address ADA compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the Americans with Disabilities Act (ADA). Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet ADA standards. Lighting 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. C hapter 12: a CC essibility , a rC hite C tural l ighting , M e C hani C al e quip M ent , s ervi C e a reas , & s ignage A reconstruction of the original light fixture that once existed on an AspenModern building P55 IV.B. City of Aspen • Historic Preservation Design Guidelines • 61 Chapter 12: aCCessibility, arChiteCtural lighting, MeChaniCal equipMent, serviCes areas, & signage 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impact of light spill from a building • Unshielded, high intensity light sources and those which direct light upward will not be permitted. • Shield lighting associated with service areas, parking lots and parking structures. • Do not wash an entire building façade in light. Mechanical Equipment & Service Areas 12.5 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, A subtle ramp eliminates the need for a step onto this historic porch and therefore meets accessibility requirements. A simple sconce is appropriate for the front door of this Victorian. Concealed lighting is appropriate for this AspenModern landmark. Wrightian influenced flushmounted fixtures suit the Hearthstone Lodge. P56 IV.B. 62 • City of Aspen • Historic Preservation Design Guidelines rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather that a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Awnings 12.6 Awnings must be functional. • An awning must project at least 3 feet, and not more than 5 feet from the building façade. • An awning may only be installed at a door or window and must fit within the limits of the door or window opening. Signs 12.7 Signs should not obscure or damage historic building fabric. • Where possible, install a free standing sign that is appropriate in height and width. Consolidate signage for multiple businesses. • Mount signs so that the attachment point can be easily repaired when the sign is replaced. Do not mount signage directly into historic masonry. • Blade signs or hanging signs are generally preferred to wall mounted signs because the number of attachment points may be less. • Signs should be constructed of wood or metal. • Pictographic signs are encouraged because they add visual interest to the street. 12.8 Sign lighting must be subtle and concealed. • Pin mounted letters with halo lighting will not be approved on Aspen Victorian buildings. • The size of a fixture used to light a sign must be minimized. The light must be directed towards the sign. If possible, integrate the lights into the sign bracket. Chapter 12: aCCessibility, arChiteCtural lighting, MeChaniCal equipMent, serviCes areas, & signage P57 IV.B. City of Aspen • Historic Preservation Design Guidelines • 63 Chapter 12: aCCessibility, arChiteCtural lighting, MeChaniCal equipMent, serviCes areas, & signage P58 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 115 Background This chapter contains several general design topics that may need to be addressed for restoration and new construction projects. Accessibility In 1990 the passage of the Americans with Disabilities Act (ADA) mandated that all places of public accommodation be made accessible to everyone. This includes historic structures that are used for commercial and multifamily uses. While all buildings must comply, alternative measures may be considered when the integrity of a historic resource may be threatened. In most cases, property owners can comply without compromising the historic resource. Color Color schemes vary throughout the historic districts in Aspen. Many are associated with individual building types and styles, while others reflect the tastes of distinct historical periods. While color in itself does not affect the actual form of a building, it can dramatically affect the perceived scale of a structure and it can help to blend a building with its context. Property owners should refer to more detailed discussions of specific color schemes associated with individual architectural styles. A color scheme that reflects the historic style is preferred, although some new color selections can be compatible. For a newer building in a historic district, a color scheme that complements the historic character of the district should be used. Property owners are particularly encouraged to employ colors that will help establish a sense of visual continuity for the block. When renovating a historic building, the first thing to consider is using the original color scheme, which can be discovered by carefully cutting back paint layers. To accurately determine the original color scheme usually requires professional help, but one can get a general idea of the colors that were used by scraping back paint layers with a pen knife. Since the paint will be faded, moisten it slightly to get a better idea of the original hue. It isn’t necessary, however, to use the original color schemes of the building. An alternative is to use colors in ways that were typical in the past, and to create a new color scheme. Some inappropriate applications of color, however, may hinder one’s ability to perceive the character of the architecture. For example, if a building with jigsaw brackets and moldings is painted a solid color, with no contrast between the background and the details, and little Chapter 14Chapter 14Chapter 14Chapter 14Chapter 14 General GuidelinesGeneral GuidelinesGeneral GuidelinesGeneral GuidelinesGeneral Guidelines Note: This chapter discusses design topics that may be associated with many types of projects, including those affecting inventoried properties as well as work in the historic districts. P59 IV.B. Chapter 14 page 116 City of Aspen Historic Preservation Design Guidelines opportunity for expression of shadows, the perception of the character of the building may be diminished. This concern for perception of character is more relevant in the management of a historic district, where the assemblage of buildings on the street is important to one’s perception of the character of the streetscape. In this sense, one building that stands out from the rest with an inappropriate color scheme will impede one’s perception of continuity in the district. Lighting The character and level of lighting is a special concern in the community. Exterior lighting should be a subordinate element so that the stars in the night sky are visible. Light emanating from within a building can also have an effect upon the character of the town at night. Large areas of glass can become sources of glare and can affect perception of the night sky. For this reason, the HPC will consider the potential lighting impacts that large glass areas may have. On-going maintenance Regular and periodic maintenance of a historic building assures that more expensive preservation and restoration measures will not be needed at a future date. Historic buildings were typically very well built and were meant to last. Mechanical equipment & service areas New technologies in heating, ventilating and telecommunications have introduced mechanical equipment into historic areas where they were not seen traditionally. Satellite dishes, rooftop heating and ventilating equipment, and vent stacks are among those that may now intrude upon the visual appearance of historic structures. Wherever feasible, the visual impacts of such systems should be minimized such that one’s ability to perceive the historic character of the context is maintained. Locating equipment such that it is screened from public view is the best approach. Driveways & parking Historically, parking was located to the rear of a site. This tradition should be continued, and in all cases the visual impacts associated with parking should be minimized. The number of curb-cuts seen along a street are limited since new ones are not permitted. On-site parking, when necessary, should be subordinate to other uses and front yards should not be "parking areas." Awnings Projecting elements help to provide visual interest to a building and can influence its perceived scale. These features should be compatible in size, shape and type with those found on historic buildings and should be treated as an integral part of the building design. Signs Wherever they are used, signs should be subordinate to the overall character of the area and they should be subordinate to the individual buildings to which they are related. Traditionally, signs were relatively simple in character in Aspen. Historic photographs illustrate a limited range of types. Along commercial streets, signs were mounted flush on storefronts or projected over the sidewalk. Today, the number of signs is greater than seen historically and it is important that their character remain subordinate to the overall street scene. Their placement and design should respect the character of the districts or landmark property. Note: The City of Aspen has lighting standards which must be met. Note: The City of Aspen has regulations against demolition by neglect, which require historic buildings be kept in good repair. Note: The City of Aspen has additional sign regulations, which must be met. P60 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 117 Accessibility 14.1 These standards should not prevent or inhibit compliance with accessibility laws. • All new construction should comply completely with the Americans with Disabilities Act (ADA). Owners of historic properties should comply to the fullest extent possible, while also preserving the integrity of the character-defining features of their buildings. Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards. 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. Color Since the HPC does not review the choice of color, these guidelines are provided to encourage the use of a paint scheme that would be similar to one used historically, as well as enhancing the structure and its character-defining features. 14.3 Keep color schemes simple. • Using one base color for the building is preferred. • Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. • Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. All new construction should comply completely with the ADA. P61 IV.B. Chapter 14 page 118 City of Aspen Historic Preservation Design Guidelines 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. • Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. • The complexity of the accent colors should be appropriate to the architectural style of the building. • Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. • Window sashes are also an excellent opportunity for accent color. • Brilliant luminescent or “day-glo” colors are not appropriate. Apply a base color to the main plane of the facade (1). Next, apply the first trim color to window frames and edge boards (2). 2 1 When designing a color scheme, consider the entire composition: a) The back plane of the main facade is a major surface for which a scheme should be devised. b) A color scheme for the front plane, composed of a porch in this case, also should be designed. When developing a color scheme, use a limited number of colors. Apply one or two colors to porch elements; avoid making the scheme too busy. Consider using a different shade of the first trim color— or even matching it exactly for porch trim. a b P62 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 119 Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. • The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. • All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. • Unshielded, high intensity light sources and those which direct light upward will not be permitted. • Shield lighting associated with service areas, parking lots and parking structures. • Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. • Do not wash an entire building facade in light. • Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. • Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. • Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. • Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of- way. Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. The design of a fixture should be simple in form and detail. P63 IV.B. Chapter 14 page 120 City of Aspen Historic Preservation Design Guidelines On-going Maintenance of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. • Perform a test patch (in an inconspicuous place) to make sure the cleaning method will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of character. • Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate. • If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first conducted to determine safety. • Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. 14.10 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. Use approved technical procedures for cleaning, refinishing and repairing historic materials. Harsh cleaning methods, such as sandblasting and circular sanding, can damage the historic materials, changing their appearance. Such procedures are not appropriate. Regular and periodic maintenance of a historic building assures that more expensive preservation and restoration measures will not be needed at a future date. P64 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 121 14.11 Plan repainting carefully. • Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. • Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. • Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. • The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. • Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. • Rustic finishes will not be approved. Plan repainting carefully. P65 IV.B. Chapter 14 page 122 City of Aspen Historic Preservation Design Guidelines 14.13 Leave natural masonry colors unpainted where feasible. • Where the natural colors of building materials exist, such as with stone or brick, they should be left unpainted. • For other parts of the building that require painting, select colors that will complement those of the natural materials. • If an existing building is already painted, consider applying new colors that simulate the original brick color. • It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. Mechanical Equipment & Service Areas 14.14 Minimize the visual impacts of service areas as seen from the street. • When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. • This includes locations for trash containers and loading docks. • Service areas should be accessed off of the alley, if one exists. Screen trash containers from view. P66 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 123 14.15 M inimize the visual impacts of mechanical equipment as seen from the public way. • Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. • Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. • Screen ground-mounted units with fences, stone walls or hedges. • A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. • Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. • Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. • Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. • If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. Minimize the visual impacts of mechanical equipment as seen from the public way. These units are not screened and are inappropriate. A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. The unit seen above does create a negative visual impact. P67 IV.B. Chapter 14 page 124 City of Aspen Historic Preservation Design Guidelines Driveways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. • Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. • If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. • See Chapter 8: Secondary Structures. 14.19 Use a paving material that will distinguish the driveway from the street. • Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. • Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces such as asphalt or concrete. 14.20 Off-street driveways should be removed, if feasible. • Non-historic parking areas accessed from the street should be removed if parking can be placed on the alley. 14.21 For existing driveways that cannot be removed, provide tracks to a parking area rather than paving an entire driveway. • Using minimally paved tracks will reduce the driveway's visual impact. • Consider using a porous paving material to reduce the driveways visual impact. • Also consider using modular paving materials for these tracks to provide visual interest along the street. Provide tracks to a parking area rather than paving an entire driveway. For existing driveways only, provide tracks to a parking area rather than paving an entire driveway. Also, the change in paving material seen here distinguishes the drive from the street. P68 IV.B. General Guidelines City of Aspen Historic Preservation Design Guidelines page 125 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. • Locating drives away from the primary facade will maintain the visual importance the structure has along a block. • • See Chapter 8: Secondary Structures. 14.23 Parking areas should not be visually obtrusive. • Large parking areas should be screened from view from the street. • Divide large parking lots with planting areas. (Large parking areas are those with more than five cars.) • Consider using a fence, hedge or other appropriate landscape feature. • Automobile headlight illumination from parking areas should be screened from adjacent lots and the street. 14.24 Large parking areas, especially those for commercial and multifamily uses, should not be visually obtrusive. • Locate parking areas to the rear of the property, when physical conditions permit. • An alley should serve as the primary access to parking, when physical conditions permit. • Parking should not be located in the front yard, except in the driveway, if it exists. Parking lots have the potential to severely impact the character of the historic districts; therefore, minimize visual impacts of off- street parking, as seen from the public right-of-way. Large parking areas, especially those for commercial and multifamily uses, shall not be visually obtrusive. Unscreened parking areas, such as this one, are inappropriate. Screen a parking area from view from the street. P69 IV.B. Chapter 14 page 126 City of Aspen Historic Preservation Design Guidelines Signs 14.25 Locate signs to be subordinate to the building design. • Signs should not obscure historic building details. • Small scale signs, mounted on the building, are encouraged. • Free-standing signs should not be so large as to obscure the patterns of front facades and yards. 14.26 Sign materials should be similar to those used historically. • Painted wood and metal are appropriate. • Plastic and highly reflective materials are inappropriate. 14.27 Use signs to relate to other buildings on the street and to emphasize architectural features. • Position signs to emphasize established architectural elements. It is best to mount signs so they fit within "frames" created by components of the facade design. • Pay particular attention to placing new signs on existing buildings when renovating. The signs should not obscure existing details. 14.28 Pictographic symbols are encouraged on signs. • These add visual interest to the street. 14.29 Illuminate a s ign such that it complements the overall composition of the site. • If signs are to be illuminated, use external sources. Light sources should be placed close to, and directed onto, the sign and shielded to minimize glare into the street or onto adjacent properties, and shall be very low wattage. If possible, integrate the lights into the sign bracket. Use signs to relate to other buildings on the street and to emphasize architectural features, such as a building entrance. Along commercial streets, signs were mounted flush on storefronts or projected over the sidewalk. P70 IV.B. Appendices City of Aspen Historic Preservation Design Guidelines page 133 These definitions apply to terms related to compliance in this document. Appropriate - In some cases, a stated action or design choice is classified as being "appropriate". In such cases, by choosing the design approach referred to as "appropriate," the applicant will be in compliance with the guideline. However, in other cases, there may be a design that is not expressly mentioned that also may be deemed "appropriate" by the HPC. Consider - When the term "consider" is used, a design suggestion is offered as an example of one method of how the design guideline at hand could be met. Applicants may elect to follow the suggestion, but may also seek alternative means of meeting the design guidelines. In other cases, the applicant is instructed to evaluate the ability to take the course recommended in the context of the specific project. Context - In many cases, the applicant is instructed to relate to the context of the project area. The "context" relates to those properties and structures adjacent to, and within the same block as, the proposed project. Contributing Structure - Architecturally, historically or geographically significant buildings or structures are generally considered to be "contributing" to the history of an area. Historic - In general, a historic property is one that is at least 30 years old or older, associated with significant people or events or conveys a character of building and design found during the city's period of significance. In the context of this document, an "historic" property is one that is officially designated by the City and listed on the "Inventory of Historic Sites and Structures." Note that in some cases, a property listed on the Inventory may be designated a landmark due to its significance, or may also be listed on the National Register of Historic Places. Imperative mood - Throughout this document, many of the guidelines are written in the imperative mood. The reader is often instructed to "maintain" or "preserve" an established characteristic. For example, one guideline states: "Maintain the original proportions of a door." In such cases, the applicant shall comply. The imperative mood is used, in part, because this document is intended to serve an educational role as well as a regulatory one. Inappropriate - Inappropriate means impermissible. When the term "inappropriate" is used, the relevant design approach should not be allowed. For example, one guideline states: "A new addition that creates an appearance inconsistent with the historic character of the building is inappropriate." In this case, a design out of character with the historic building would not be approved. Infill - A new construction project that occurs on a vacant lot within a historic neighborhood is generally considered to be "infill" development. Integrity - A building's "integrity" is a measure of the wholeness or quality of all of the historic features which make up the building. A building that has been added to and had features removed is said to have had its integrity compromised. Appendix AAppendix AAppendix AAppendix AAppendix A Interpretation of Terms Related to ComplianceInterpretation of Terms Related to ComplianceInterpretation of Terms Related to ComplianceInterpretation of Terms Related to ComplianceInterpretation of Terms Related to Compliance P71 IV.B. Appendices page 134 City of Aspen Historic Preservation Design Guidelines P72 IV.B.