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HomeMy WebLinkAboutagenda.hpc.20030410 ASPEN HISTORIC pRESERVATION COMMISSION APRIL 10, 2003 SISTER CITIES ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - 5:00 I. Roll call II. Approval of minutes - III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparen0 VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #) VIII. OLD BUSINESS IX. NEW BUSINESS X. WORKSESSIONS A. NORI WINTER - GUIDELINES 6:55 XI. ADJOURN MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Update to Historic Preservation Guidelines Worksession with Nord Winter DATE: April 10, 2003 SUMMARY: HPC is holding a worksession with Nord Winter at 5 p.m.on April l0th to review revisions to our historic preservation guidelines. These revisions are the product of an earlier worksession held with Nord in November 2002, as well as feedback given to Staff by the HPC in a series of discussions throughout last Fall. Because this project has been funded by a grant and has a tight budget, the HPC should consider the attached guidelines to be the last draft. Inpm from tonight's meeting will be inserted before the final copy is submitted to the Community Development Department. Adoption hearings in front of HPC and Council will be scheduled for early smnmer. The goal of this project has been to update the existing "City of Aspen Historic Preservation Design Guidelines" in order to make improvements based on the experience gained from two years of their use. and to insure that the guidelines address post-World War II resources. At the November worksession, it was decided that references to the modern buildings would be inserted throughout the existing text. rather than placed in one new chapter. This is because the basic principles for the preservation of these newer buildings are the same as for the 19~ century buildings the board addresses more regularly. AMENDMENTS TO THE GUIDELINES: Following ~s a summary of the'substantive amendments that are before you for review. For several reasons. ~the fact that the City and the consultant do not use the same software, being one} we have been unable to generate a copy that shows changes as "strikes and underlines." and may or may not present the amendments in that form to City Council. Ideally, the HPC should try lo read the whole document to get a sense of the new content before the worksession. At the least, attention should be given to the points listed below. General: ,, The name of the document has been changed to "The City of Aspen Historic Preservation Policies, Criteria, and Guidelines." Introduction: · On page i. HPC had asked for clarification of the issue of how many guidelines must be met. On page 1, a new sentence has been added at the end of the paragraph about construction quality. It addresses post-war buildings. · Much of the information regarding the designation and review process was outdated because of the adoption of our new ordinance. Ail of this has been amended to reflect current practices. · On page 6, the old section that was titled "How Many Guidelines Must be Met," has been replaced with a new section titled "How is Appropriateness Determined?" Note the new list of questions that the HPC is to bear in mind when making decisions. · On page 8, the scoring system is addressed in the discussion about integrity. · On page 11, a definition of reconstruction is provided where one did not exist before. · On page 12, the first sentence on the page is new. · On page 20, there is a new sentence under "Commercial, Public, and Industrial Buildings," (note that the old title was just "Commercial and Industrial Buildings) referring to the fact that there are chalet style commercial buildings. This sentence should probably be tweaked again to just refer generally to post-war buildings since there are also Wrightian and Modernist commercial and public buildings in town. · On page 21, the last four bulleted characteristics of the style have been added. · On page 22, the list of characteristics has been expanded and clarified. · On page 23, the last bullet under '~R0manesque Revival" is new. · On page 24, the last two bullets under "Wrightian" are new. · On page 25, the first two bullets under "Chalet Style" are new. · On page 25, in the first paragraph of"Residential Buildings," the last sentence is new. · On page 26, the first m~d last bullets under "L-type' are new. · On page 27, the last two bullets under ~Gabie end" are new. · On page 28, there is a new sentence mid-paragraph m~der "Pioneer", relating to the details of the log connections, and the last sentence in this paragraph is new. · On page 28, under "Carpenter Gothic," there is a new sentence regarding the importance of the oruamental details on these buildings. On page 29, the last sentence under "Queen Anne" is new. On page 31, the second and third paragraphs related to "Rustic Architecture" are new. On page 32, the last two bullets under "Chaiet Style" are new. On page 33, everything after the first paragraph is new. On page 24, everything up to the characteristics is new. Chapter 1 ! · On page 35, the paragraph that starts "In addition to the grounds..." is new. o On page 35, '~These have historic significance" was added under "Planting Strips." On page 36, the word "some" has been added under fences in the sentence "Wrought iron and wire fences were also used in some early domestic landscapes." The last sentence in that paragraph is new. · On page 36, the last sentence under "Private Yards" is new. ·On page 37, a sentence has been added to site lighting, regarding the fact that porch lights were rarely used in 19th century Aspen. · Guidelines 1.1, 1.2, and 1.3 have been re-written to clarify the board's direction. · On guideline 1.9, the last two bullets are new. · On guideline 1.10, the last bullet is new. · On guideline 1.13, the last bullet is new. · On guideline 1.15, the first two bullets are new. · Guideline 1.18 is new. ·There is a new illustration on page 42, to replace an earlier drawing of site lighting that the board did not feel was appropriate. Chapter 2: · The word "Historic" has been dropped fi'om the title o:~' this chapter, because several chapters that follow deal with original materials and did not include "historic" in their title. · On page 46, the last sentence is new. ·The old guidelines 2.2 and 2.3 have been moved to Chapter 16, where they fit in with the discussion about maintenance. ·The fifth bullet under guideline 2.4 has been clarified to be referring to 19rh century (and not post-war) buildings. Chapter 3: · On page 52, post-war styles have been added to the bullets in the illustration. · On page 53, the last sentence in the first paragraph has been amended to state that there may be greater flexibility in alterations to windows on rear facades, as well as new windows in these locations. · On page 54, the paragraph that starts "A frequent concern..." has been strengthened to state that marching the material of an original window when one is making a replacement is required. The paragraph that used to follow, which went on to discuss how substitute materials could be used, has been deleted. · Guideline 3.3 has been re-~witten to address adding new windows, which was not discussed before. Chapter 4: · On page 60, in the second paragraph, the phrase, "In general, HPC considers all exterior doors, like other exterior materials, to be significant, however, in some cases..." has been added to an existing sentence. · On page 62, there are two new pictures of post-war structures. · On guideline 4.1, the last bullet is new. · Guideline 4.4 and the old 4.5 have been combined. · Guidelines 4.5 and 4.6 in the draft are new. Chapter 5: · On page 66, the word "reconStructing" has been added to the title of the paragraph about '~Replacing a porch." · The last paragraph that used to exist in that section, which gave a lot of latitude in how a porch would be reconstructed, has been deleted. · On pages 67 and 68, there are new pictures of post-war buildings. · On guideline 5.3, the last sentence of the third bullet is new, ·Guideline 5.4 has been eliminated since it wasn't really relevant to historic porches. · New guideline 5.4 has been re-written to more clearly address the topic of reconstruction. · Guidelines 5.5 and 5.6 are new. Chapter 6: · On page 71, there is a new picture of a post-war building. Chapter 7: · On guideline 7.1, the last bullet is new. · On guideline 7.7, the last bullet is new. · On guideline 7.9, the last bullet has been changed. · Guideline 7.12 is new. · On pages 66 and 67, there are new pictures of post-war buildings. Chapter 8: ·Guideline 8.3 has been changed to read "Avoid attaching a new or historic_garage or carport to the primary structure." · Guideline 8.6 is new. Chapter 9: · On guideline 9. I, the last sentence of the first bullet is new. · On guideline 9.6, the last sentence of the first bullet is new. · On guideline 9,7, the laSt 15ullet is new. · Guideline 9.8 is new. Chapter 10: · On page 87, the last paragraph is new. · On page 88, under "Basic principles for new additions," a sentence that used to say that differentiating the new and old could be accomplished simple by a jog in the wall plane or by Using a trimboard to define the cmmection has been eliminated because it proved to be a problem in the past. ·On guideline 10.8, the word "substantially" has been added to the guideline and the last bullet has been eliminated. ·On guideline 10.i2, the last two bullets have been eliminated because they repeated something said in a guideline just before it. · On page 89, the illustrati0ns are being tweaked to better represent what HPC would like to see for additions. Chapter I 1: · On page 94, the comment in parenthesis at the top of the page is new. · Guideline 11.5 is new. Chapter I2: · Guideline 12.3 has been changed to say that closing an alley is inappropriate. ·Guidelines 12.6, I2.7, and 12.8 have been combined into a new 12.5. The new 12.6 added the word "perpendicular." ·Guidelines 12.11 and 12.12 have been eliminated and combined into other guidelines. · There are new guidelines 12.12 and 12.13. Chapter 13: · A page that was titled "Streetscape Amenities," which was just a placeholder until it was determined what direction the open space requirement would take, has been eliminated. Whatever the outcome is, this is being addressed through the Infill code amendments and won't specifically be part of our guideli~es. · In guidelines 13.9 and 13.10, references to three story buildings have been replaced with the term "multi-story buildings." · Guideline 13.I8 i~ new. Chapter I4: · This chapter used to be a "catch-all" for several topics, which have now been broken into three chapters (t4, 15 and 16). Any change to the content of the guidelines will be discussed below. Guideline I4.3 has been expanded with several new bullets. · A new illustration is added for exterior lighting. · On guideline 14.7, the last bullet is new. Chapters 15 and 16: · Guidelines that used to be in Chapter 14 were relocated into these chapters; but not re-written. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Update to Historic Preservation Guidelines Worksession xvith Nor~ Winter DATE: April 10. 2003 SUMMARY: HPC is holding a worksession with Nor~ Winter at 5 p.m.on April l0th to review revisions to our historic preservation guidelines. These revisions are the product of an earlier worksession held with Nor~ in November 2002. as well as feedback given to Staff by the HPC in a series of discussions throughout last Fall. Because this project has been funded by a grant and has a tight budget, the HPC should consider the attached guidelines to be the last draft. Input from tonight's meeting will be inserted before the final copy is submitted to the Community Development Department. Adoption hearings in front of HPC and Council will be scheduled for early surmner. The goal of this project has been to update the existing "City of Aspen Historic Preservation Design Guidelines" in order to make improvements based on the experience gained from two years of their use. and ro insure that the guidelines address post-World War II resources. At the November worksession, it was decided that references to the modern buildings would be inserted throughout the existing text. rather than placed in one new chapter. This is because the basic principles for the preservation of these newer buildings are the same as for the 19th century buildings the board addresses more regularly. AMENDMENTS TO THE GUIDELINES: Following is a summary of the substantive amendments that are before you for review. For several reasons. (the fact that the City and the consultant do not use the same software, being one) we have been unable ro generate a copy that shows changes as "strikes and underlines," and may or may not present the amendments in that form to City Council. Ideally, the HPC should tr.v to read the whole document to get a sense of the new content before the worksession. At the least, attention should be given to the points listed below General: · The name of the document has been changed ro "The City of Aspen Historic Preservation Policies, Criteria. and Guidelines." Introduction: · On page I. HPC had asked for clarification of the issue of how many guidelines must be inet. · On page I, a new sentence has been added at the end of the paragraph about construction quality. It addresses post-war buildings. · Much of the information regarding the designation and review process was outdated because of the adoption of our new ordinance. Ali of this has been amended to reflect current practices. · On page 6, the old section that was titled "How Many Guidelines Must be Met," has been replaced with a new section titled "How is Appropriateness Determmect. Note the new list of questions that the HPC is to bear in mind when making decisions. · On page 8, the scoring system is addressed in the discussion about integrity. · On page 11, a definition of reconstruction is provided where one did not exist before. · On page 12, the first sentence on the page is new. · On page 20, there is a new sentence under "Commercial, Public. and Industrial Buildings," (note that the old title was ~ust "Commercial and Industrial Buildings) referring to the fact that there are chalet style commemial buildings. This sentence should probably be tweaked again to just refer generally to post-war buildings since there are also Wrightian and Modernist commercial and public buildings in town. · On page 21. the last four bulleted characteristics of the style have been added. · On page 22. the list of characteristics has been expanded and clarified. · On page 23, the last bullet under '~Romanesque Revival" is new. · On page 24, the last two bullets under "Wrightian' are new. · On page 25, the firs! two bullets under "Chalet Style" are new. · On page 25. in the first paragraph of "Residential Buildings." the last sentence is new. · On page 26. the first and last bullets under "L-type" are new · On page 27, the last two bullets under "Gable end" are new. · On page 28. there is a new sentence mid-paragraph under "Pioneer". relating to the details of the log connections, and the last sentence in this paragraph is new. · On page 28. under "Carpemer Gothic." there is a new sentence regarding the importance of the ornamental details on these buildings. · On page 29. the last sentence under "Queen Anne" is new. · On page 31. the second and third paragraphs related To "Rustic Architecture" are new. · On page 32, the last two bullets under "Chalet Style" are new. · On page 33, everything after the first paragraph is new. · On page 24. everything up to the characteristics is new. Chapter 1: · On page 35. the paragraph that starts "In addition to the grounds..." is new, · On page 35. "These have historic s~gnificance" was added under "Planting Strips." · On page 36. the word "some" has been added under fences in the sentence "Wrought iron and wire fences were also used in some early domestic landscapes." The last sentence in that paragraph is new. · On page 36, the last sentence under "Private Yards" is new. · On page 37, a sentence has been added to site lighting, regarding the fact that porch lights were rarely used in 19th century Aspen. · Guidelines 1.1, 1.2, and 1.3 have been re-written to clarify the board's direction. · On guideline 1.9, the last two bullets are new. · On guideline I. i 0, the last bullet is new. · On guideline 1.13, the last bullet is new. · On guideline 1.15, the first two bullets are new. · Guideline 1.18 is new. · There is a new illustration on page 42, to replace an earlier drawing of site lighting that the board did not feel was appropriate. Chapter 2: · The word "Historic" has been dropped from the title of this chapter, because several chapters that follow deal with original materials and did not include "historic" in their title. · On page 46, the last sentence is new. · The old guidelines 2.2 and 2.3 have been moved to Chapter 16, where they fit in with the discussion about maintenance. · The fifth bullet under guideline 2.4 has been clarified to be referring to 19th century (and not post-war) buildings. Chapter 3: · On page 52, post-war styles have been added to the bullets in the illustration. · On page 53, the last sentence in the first paragraph has been amended to state that there may be greater flexibility in alterations to windows on rear facades, as well a_gs new windows in these locations. * On page 54, the paragraph that starts "A frequent concern..." has been strengthened to state that matching the material of an original window when one is making a replacement is required. The paragraph that used to follow, which went on to discuss how substitute materials could be used, has been deleted. · Guideline 3.3 has been m-written to address adding new windows, which was not discussed before. Chapter 4: · On page 60, in the second paragraph, the phrase. "In general. HPC considers ail exterior doors, like other exterior materials, to be significant, however, in some cases..." has been added to an existing sentence. · On page 62. there are two new pictures of post-war structures. ·On guideline 4.1. the last bullet is new. Guideline 4.4 and the old 4.5 have been combined. · Guidelines 4.5 and 4.6 in the draft are new. Chapter 5: · On page 66. the word "reconstructing" has been added to the title of the paragraph about "Replacing a porch." . The last paragraph that used to exist in that section, which gave a lot of latitude in how a porch would be reconstructed, has been deleted. · On pages 67 and 68. there m'e new pictures of post-war buildings · On guideline 5.3, the last sentence of the third bullet is new. ·Guideline 5.4 has been elimi~ated since it wasn't really relevant to historic porches. · New guideline 5.4 has been re-written to more clearly address the topic of reconstruction. · Guidelines 5.5 and 5.6 are new. Chapter 6: · On page 71, there is a new picture of a post-war building. Chapter 7: On guideline 7.1, the last bullet is new. · On guideline 7.7, the last bullet is new. · On guideline 7.9, the last bullet has been changed. · Guideline 7.12 is new. · On pages 66 and 67, there are new pictures of post-war buildings. Chapter 8: ·Guideline 8.3 has been changed to read "Avoid attaching a new or historic .garage or carport to the primary structure." · Guideline 8.6 is new. Chapter 9: · On guideline 9.1, the last sentence of the first bullet is new. · On guideline 9.6, the last sentence of the first bullet is new. · On guideline 9.7, the last bullet is new. · Guideline 9.8 is new. Chapter 10: · On page 87. the last paragraph is new. · On page 88. under "Basic pnnciples for new additions." a sentence that used to say that differentiating the new and old could be accomplished simple by a jog in the wall plane or by using a trimboard to define the connection has been eliminated because it proved to be a problem in the past. ·On guideline 10.8, the word "substantially" has been added to the guideline and the last bullet has been eliminated. ·On guideline I0.12. the last two bullets have been eliminated because they repeated somethii~g said in a guideline just before it. · On page 89. the illustrations are being tweaked to better represent what HPC would like to see for additions. Chapter 11: · On page 94. the comment in parenthesis at the top of the page is new. · Guideline 11.5 is new. Chapter i2: · Guideline 12.3 has been changed to say that closing an alley is inappropriate. ·Guidelil~es 12.6. i2.7. and 12.8 have been combined into a new I2.5. The new 12.6 added the word "perpendicular." ·Guidelines 12.11 and 12.12 have been eliminated and combined into other guidelines. · There are new guidelines 12.12 and 12.13. Chapter l 3: · A page that was titled "StreetscaPe Amenities," which was just a placeholder until it was determined what direction the open space requirement would take, has been eliminated. Whatever the outcome is, this is being addressed through the Infill code amendments and won't specifically be part of our guidelines. · In guidelines 13.9 and 13.10, references to three story buildings have been replaced xvith the term "multi-story buildings." · Guideline 13.18 isnew. Chapter I4: · This chapter used to be a "catch-all" for several topics, which have now been broken into three chapters (14, 15 and 16). Any change to the content of the guidelines will be discussed below. · Guideline 14.3 has been expanded with several new bullets. · A new illustration is added for exterior lighting. · On guideline 14.7, the las~ bullet is new. Chapters 15 and 16: Guidelines that used to be in Chapter 14 were relocated into these chapters, but not re-written.