HomeMy WebLinkAboutFile Documents.834 W Hallam St.0010.2018 (65).ARBKforumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Basalt: 104 Midland Ave, #202 Basalt, CO 81621
FORUM PHI | Preservation Plan Memo
February 12, 2018
Project Site | 834 W. Hallam, Aspen, CO
Responses:
1. The project must include repair of all existing historic exterior materials and features, including siding, doors,
windows, and porch. All historic exterior materials and windows shall be repaired and retained, unless determined by
staff to be beyond salvage. Physical evidence will be inspected on-site once the non-historic elements are
demolished. A preservation plan detailing all repair and restoration work shall be submitted to staff for approval prior
to building permit submittal. The preservation plan shall include the following items, at a minimum:
A. Proposed material for the exposed foundation under the historic house, which should be concrete or painted
metal flashing. Per the recommendation of the HPC the exposed foundation under the historic house will be clad
in painted metal. This will provide a durable perimeter material to help protect the historic structure from snow
and water.
B. Accurate reconstruction of the brick chimney, including the corbeled detail at the top seen in historic photographs
that has since collapsed. Sheet A-414 shows accurate reonstruciton of the brick chimney, noting brick size, lime
mortar and the corbeled detail as depicted in the historic photographs.
C. Shop drawings of a new front door and all woodwork for the reconstructed front porch, replicating the original
design seen in historic photographs as closely as possible Sheet A-601 shows door 101 which is the drawing for
the new front door, which is based on the front door design emailed to us
D. Proposed material for the reconstructed front porch, which should be wood decking, painted or stained. The new
front porch will be reconstructed as close to the existing as possible using conventional wood and will have a
painted or stained finish, or a combination of both. During construction, when the historic front porch is reopened,
we will look for any remaining trim that could be in place.During our site visit it was determined that the existing
posts are not historic, so we will replicate based on historic photos, and have noted in plan on sheet A-103X.1 to
preserve the spandrel and trim.
E. Proposed locations and final cut sheets for new windows to be installed in the historic building. The framing of
the historic structure should be examined, as well as historic photographs, to identify the exact location of original
window openings on the north and east favades for restoration of these windows. There are currently (4) existing
historic windows, listed as 102X, 103X, 104x, and 107X on sheet A-103. We will preserve and restore the trim to
these windows and replace the glass where asbestos was found (reference sheet A-103X.2.) Additionally, we
believe there to be another historic window listed as 106 on sheet A-103. We believe we can salvage the window
noted as such on sheet A-103X.1 which currently matches the historic style and exists in a non-historic portion of
the building.
F. Proposed flashing, snow guards and gutters to be installed. Material shall be galvanized or painted metal.
Flashing, snow guards and gutter will be installed and have a galvanized or painted metal material. Materials and
locations are noted on the elevations, and roof plan, sheets A-201 through A-207 and sheet A-106.
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2. The west-facing historic dormer is not approved as a casement window. Historic windows shall not be altered to
achieve required egress. This historic window will not be altered or used for egress, however in our site visit it was
identified that his is a casement window that hinges outward.
3. The proposed asphalt shingle roofing material is not approved. Final selection of a wood shingle roof material for the
Victorian and an architectural shingle for the new construction shall be reviewed and approved by staff and monitor.
We will have the final material approved by staff and monitor. We have noted that the roof will be reshingled to a
wood shingle on sheet A-106
4. Final siding material for the new construction shall be reviewed and approved by staff and monitor. We will have the
final material approved by staff and monitor. We have noted that it will be a siding tbd on sheets A-201 through A-207
5. The landscape plan is approved with the following exceptions:
a. The proposed shrubs located between the historic resource and the streets shall be removed. The proposed
spruce trees in the northwest and southeast comers of the property shall be a different planting type to be
approved by staff and monitor. The landscape architect has made this adjustment for your approval.
b. The planting beds along the south and west side of the historic resource shall be reduced in size and
simplified. Final landscape for these areas shall be reviewed and approved by staff and monitor. Any
sprinklers shall be located a minimum of two (2) feet away from the walls of the historic structure. The
landscape architect has reduced the size of these planting beds for your approval.
c. Provide a simple walkway running perpendicular from the street to the front entry of the Victorian. Final
selection of a light grey concrete, brick, or red sandstone material shall be reviewed and approved by staff
and monitor. The center walkway shall be a different material to be approved by staff and monitor. A
walkway has been added, and final material will be sent to staff and monitor for approval.
d. No stormwater features are permitted directly in front of the south or west faades of the historic structure.
We are not permitting any stormwater features directly in front of the south or west facades of the historic
structure.
6. Excavation shall not occur within 15 feet of the cottonwood tree trunks along 8th Street and Hallam Street. There is
no below grade excavation within 15’ of a cottonwood tree trunk.
7. If any activity within the ditch easement compromises the integrity of the ditch, as determined by the Si Johnson Ditch
Company, the ditch shall be returned to preconstruction condition prior to Certificate of Occupancy. We understand
and will not compromise the integrity of the ditch.
8. If a new transformer is required, final location shall be determined by Utilities, staff, and monitor. We understand. At
this time, the existing transformer is sufficient.
9. The building permit shall clearly label that all historic structural elements on the perimeter of the historic building and
roof will be preserved in place with any structure to be added or removed reviewed by staff. This is labeled
throughout our floor plans, with a special note on sheets A-103X.1 through A-105.
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