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Home My WebLink Aboutagenda.hpc.20030924ASPEN HISTORIC PRESERVATION COMMISSION SEPTEMBER 24,2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - Please site-visit 623/625 E. Hopkins on your own. 5:00 I. Roll call II. Approval of minutes - September 10, 2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Proj ect Monitoring A. 513 W. Smuggler Street - doors VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #19) VIII. OLD BUSINESS A. 2 Williams Way - Major Development - (Continue Public Hearing to Oct. 22,2003) IX. NEW BUSINESS 5:15 A. 623/625 E. Hopkins Ave. - Minor Development dGÂ»,12 UL X. WORK SESSION 5:45 A. 2 Williams Way - Site Plan 6:15 B. Landscape Guidelines 7:00 XI. ADJOURN PROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) 432 W. Francis - Minor Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third 21 Meadows Road Teresa Melville 232 W. Main (Christmas Inn) 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) 501 W. Main Street (Christiania Lodge) Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) 114 Neale Ave. Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) 331 W. Bleeker 114 Neale Ave. CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion MEMORANDUM TO: Aspen Historic Preservation Commission JAA THRU: Joyce A. Allgaier, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 623/625 E. Hopkins Avenue- Minor Review, Public Hearing DATE: September 24,2003 SUMMARY: The owner of this designated property would like to improve existing th walkways and site lighting. There are two buildings at the front of the lot which are 19 century miner's cottages. The structure in the back is more recent and is considered "non-contributing" to the landmark status. This project was eligible for a staff approval through the issuance of a "Certificate of No Negative Effect," however because we feel that it is questionable whether all of the relevant portions of the "City of Aspen Historic Preservation Design Guidelines" are being met, the project must be referred to HPC as a Minor review. I Staffs only concerns with this project are related to the walkway and deck area in front of the miner's cottages, where a restudy of the design is recommended. No other aspect of ' the work directly affects the buildings or negatively affects their character, therefore staff recommends that the remainder of the project be approved as proposed. APPLICANT: Bogaert Family Trust, owner. PARCEL ID: 2737-182-12-001. ADDRESS: 623/625 E. Hopkins Avenue, Lots F and G, Block 99, City and Townske of - Aspen. ZONING: "C-1, Commercial." 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 HPC will review the application, the staff 1 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: Recently, the HPC has been contemplating new tools to analyze the appropriateness of proposals to alter historic structures. The following questions are likely to be the center of future discussions, and may be helpful for HPC to at least reference for this project (note that the questions do not serve as formal decision making criteria at this time): 1. Why is the property significant? 2. What are the key features of the property? 3. What is the character of the context? How sensitive is the context to changes? 4. How would the proposed work affect the property's integrity assessment score? 5. What is the potential for cumulative alterations that may affect the integrity of the property? The miner's cottages on this property are significant as examples of typical modest housing built in the Victorian period. Located near the core of town, they were both constructed in 1886, placing them among the oldest examples that remain in Aspen. Each cottage is intact in terms of its original form and scale, something of a rarity here. Alterations have been made to some window openings and features, particularly on the 625 E. Hopkins cabin, but overall, these are good examples from the period. Key features of the property include the close proximity of the buildings to the sidewalk, the character of the front, most public, facades, and the scale of the buildings. There is one more Victorian home located directly east of this site, but the remainder of the immediately surrounding area has been developed with office buildings and townhomes. The structures on this parcel have been successfully adapted to uses that suit the neighborhood. The project before HPC involves landscape improvements. There is currently some loss of "points" on this property's integrity score due to the existing decks at the front. The proposed project would not result in more deductions, however there is an opportunity in this work to improve the structures' setting. 2 No other development is planned for the site at this time, but for HPC's information, the property has been developed at only about half of the total allowable floor area. The extent to which the maximum would ever be built is likely related to various City regulations such as growth management. Proiect review The walkways on this property have been in place for some time, however, the owner' s effort to replace and upgrade them triggers a need to come into compliance with current laws. The proposal is to replace all of the existing wood decks with brick pavers. Staff is not opposed to the use of brick. While it is acknowledged that these formerly residential structures have been converted to commercial use, the boardwalk in front of the buildings could be reduced to some degree that would improve their historic character. One of staff' s concerns is the fact that the continuous deck in front of 623 E. Hopkins (Susie's) has eliminated a distinct edge to the original front porch. The guidelines say: 5.1 Preserve an original porch. o Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. o Removing an original balustrade, for example, is inappropriate. At the least, this project should involve a design which retains a traditional wood floor on the porch, distinct from the surrounding landscape or paving material. With regard to the other issue, the amount of hard surface, the guidelines are: 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o 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. o 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. o 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. 3 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. < o The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. Staff has cross-hatched the : 1 1. applicant' s site plan to indicate . , . . ...,/1.. 1 1 1 11. those areas of the deck which, if f. , I :U ,,- .~ , 91 1 4 1.1 11 eliminated and replaced with 54Â·57 grass or planting beds, would VM:lt>#,prd i L~ ~ | iN EST Vt <aial *A 1 . significantly improve the setting TÂ·L ,- for these buildings, while still IÂ·: allowing adequate circulation. It - 1 .j should be noted that all of the I i hard surface must be usable to ht juflf,?373~ 1*77>1~ ~~ Â· i ~ ~ 'r./ AllÂ¥1'0 Â· Â· someone in a wheelchair. Staff recommends that the design 5 li:,G:-wALK be amended in this manner. Hehills PNEFUE U.ALâ‚¬ tt 1 91' DECISION MAKING OPTIONS: The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that Minor Development for 623/625 E. Hopkins Avenue be granted with the following conditions: 4 1. The project is approved as proposed for all of the development that is to occur from the walkway between the two Victorians, to the back of the lot. The Zoning Officer must confirm that the new light fixtures, which are to match some that already exist on the site, meet current lighting code. 2. The floor of the historic front porch on the 623 E. Hopkins building (Susie's) shall be wood. A plan indicating the dimensions and design for the porch floor must be submitted for review and approval by HPC staff and monitor. 3. The remaining deck and walkways in front of the houses must be redesigned in a manner that is consistent with the drawing in this memo. The final design must be submitted for review and approval by HPC staff and monitor. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2003." Exhibits: Resolution # , Series of 2003 A. Staff memo dated September 24,2003 B. Relevant Guidelines C. Application 5 Exhibit B - Relevant Guidelines Walkways 4 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o 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. o 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. o 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. o The front yard should be maintained in. a traditional manner, with planting material and sod, and not covered with paving, for example. 1.12 Preserve and maintain historically significant planting designs. o 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. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o 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. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. - o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o 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. o 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. Treatment of Porches 5.1 Preserve an original porch. 6 o Replace missing posts and railings when necessary. Match the original proportions ) and spacing of balusters when replacing missing ones. o Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. o Removing an original balustrade, for example, is inappropriate. Accessibility 14.1 These standards should not prevent or inhibit compliance with accessibility laws. o 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. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should haveÂ·a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. 0 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. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper - walls of buildings. o 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. o Prevent Ware 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. o 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. 7 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION < APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 623/625 E. HOPKINS AVENUE, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. , SERIES OF 2003 Parcel ID #: 2737-182-12-001 WHEREAS, the applicant, Bogaert Family Trust has requested Minor Development approval for alterations to walkways, decks, and lighting for the property located at 623/625 E. Hopkins Avenue, Lots F and G, Block 99, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Aspen Municipal Code states that no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a Development Order; and WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project' s I conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC reviews 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; and WHEREAS, Amy Guthrie, in her staff report dated September 24,2003 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on September 24,2003, the Historic Preservation Commission considered the application after a duly noticed, public hearing, took testimony, found the application to meet the pertinent standards, and approved the application by a vote of to THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development for 623/635 E. Hopkins Avenue, Lots F and G, Block 99 with the following conditions: 1. The project is approved as proposed for all of the development that is to occur from the walkway between the two Victorians, to the back of the lot. The Zoning Officer must confirm that the new light fixtures, which are to match some that already exist on the site, meet current lighting code. 2. The floor of the historic front porch on the 623 E. Hopkins building (Susie's) shall be wood. A plan indicating the dimensions and design for the porch floor must be submitted for review and approval by HPC staff and monitor. 3. The remaining deck and walkways in front of the houses must be redesigned in a manner that is consistent with the drawing in this memo. The final design must be submitted for review and approval by HPC staff and monitor. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of September, 2003. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk - Land Use Application THE CrrY oF ASPEN PROJECT: Name: SUS,El Location: 413 E- HOP'WAYS AÂ¢eju â‚¬ . M.-peN (Indicate street address, lot & block number ormetes and bounds description ofproperty) Parcel ID # (REQUIRED) 2737- /82/ 2-00/ APPUCANT: Name: Uhaf go (%-AÂ·FEEr / Be G.-42Â£7 PA-14, Ly 7-*4157 Address: 0906 EPPLEy ]>21 Ue APer CO â‚¬ 16 U Be* 1166 A:>00613 91611 Phone#: 725- ?929 Pax#: 9,251 9993 E-Inail: REPRESENTATIVE: NaIrle: Srgagv 1AfA-LA Etic_ Addresst 6/161 ~-12>-Tre/2-80 Blf 12-b ASP*ld co 916(1 Phone #: 'Zk-*0541/'~M- 6 28 4 Fax#: 928 -326 3 E-mail: Suat.pect E #le L . ec /71 < TYPE OF APPLICATION: (please check all that apply): O Historic Designation U Relocation (temporary, on or off-site) I~ Certificate of No Negative EfFect O Demolition (total demolition) Certificate ofAppropriateness C] Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment - EXISTING CONDITIONS: (descripion of existing brildings, uses, previous approvals, etc.) -Chq ST-IN6- be.kA , P Al-,O S W.Â·rb GrAi-*LJNY /ke- 6Â»650 0 ..Â£ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ,â‚¬EPEAÂ·ar 6-5,#57-WC tur,66 Decks, PA=nes jo,w;> 6,4.eu=&&%95 6<r-r,+ 22,Â£-2- -pAÂ·dE)245 FEES DUE: $ 6 23 E+37 80/K/Ng 1 , ~ ALLEY ,. 96,:Â·-rl~ ' Â»1 . . 91 Ape:~2' Lts#fsÂ·ix"~~~9422 -' : Â· - 1 - 1 1.11.4 1 6 4 1 , e<-2 24 46.-- 3 . , -. | -Chr Â¢3~,{{)~i- i -Â·- .f##i.-47Â·*:TLAO.,:*E-Â· '04' -Â· 4:-Â·-, -P.&*9*--'~, I-rk,- Gw,jÂ·-f>1~1. ,.644Â·.:, t:,.dfi 7-2-- 4- : Â¥7~2:?ftÂ· i;Â¢G-Â§d" i b. >~962. .:- .. 4-943.Â·4*9~â‚¬49:>Â·ftâ‚¬,-3~9.,-:4 4 - I -/ -- - ~ - 1 4 V .7 9. ri fi ~ - 46 + 51-Â£25 Kâ‚¬Ae. 61.11 U> 1,J G- . 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Ft' I , -- ff,t : 2 : :M ry N -1 -:- >Â« // 4:, 1 .D. * + Lti-... :A- - 1 1 1 ..1, C.r,r.'" 1 11 f . . 7.1 .Jt.111 114'. 0,-1. 1 , CfY, *4/LAE<. 1.4.â‚¬28Â¢4449 0..64r'"'Â·CÂ·*Â·4 4>YÂ· FÂ·:92-wl-34; Â·24.623+ - SIDEWALK SCALE- 14 712 \40 ftilds Agâ‚¬guâ‚¬ STEEPLECHASE CONSTRUCTION, LLC 0124 TOTTERDOWN ROAD < ASPEN, CO 81611 OFFICE 970-920-4079 FAX 920-3263 Cell 379-6286 Project Location: 623 East Hopkins Avenue, Aspen[Lot F and G, Block 99, Townsite ofAspen] Scope of Work: Replace existing decks with pavers Owner: John Bogaert, Box 1166 Aspen, CO 816112 (925-7424) Representative: Steven Waldeck, 0124 Totterdown Rd. Aspen, CO 81611 (920-4079) Amy Guthrie and the Historic Preservation Commission, The existing wood decking is rotting and dangerous and needs to be replaced with a safer and more durable material. The project consists ofreplacing the existing wooden patios and walkways with brick pavers. We will preserve streetscape and lot features including planting strips, sidewalks, wrought iron fences and minimal lighting. Lighting changes will be in the alley, which is the non-historic portion of the lot. In keeping in compliance with the Historic Preservation Design Guidelines on walkways, the project will"Maintain the established " progression ofpublic-to-private spaces ... Thank you for considering the project. Respectfully, jt- Ul&A Steven Waldeck 4.'523Â·2Â«*>4.--- L. 'F:h -f.- m ; 6.-: Â·-9- . Â·rsÂ·Â·.2 i.#342%3 012:22 ..0.-:Â»-d I SLANDER . 9693 BKT 9693 WHT 1:9--12. BLK-Yerred I WHT-Textured .11 1 /' ' White P'St?:25. AZT-Textured Arch. Bronze 6 9689 TEXTURED WHITE ~40.-Â·:~ White glass. 1-light, 100-W. Max. CM) ~ Â·921, 12:-9 1 ~t Hgt. 11 ", Width 8", Extension 8%'1 ./.14 r # w Hgt. from center of wall opening 772". -* *.i.:19 14 9991 TEXTURED BLACK . 9991 TEXTURED WHITE A u.Â·- 344.-fj *.Â·* :- 0 White acrylic. 1-light, EÂ¢â‚¬221*Â·--- IA~t. Â·*diN.: Â· . 100-W. Max. 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Â· 21Â»Â· 266 KICHLERÂ® 4412' ~Â·Â· :Â§9.r~ , 9-8.1 ./ I. 22---34.-:ta, a. */ -*WA*..= 21*/.-64.*#4.9.8,~644#*#Sh*40~e,~ " 14,*A**2Jiwtbli0Â®9~M*t#*0#**,a 372 . =#.66&/ ...r....i-, - .-tt *th.E U.'LI I- MANY' 4'-C~: 6 1, 4 k . ' .....'%-'I' <4*1*, t . 42Â£ , i .1 4 -b: ..9. L ' fG, 4<*g M 4 44-/Â·380*AL ./ 4 1* KE, : 1%*' Aft _ .".- b:21:' Ff-:~f.l el ' 3 10..2 1. ast,ehit,% 1. 1+ gu . 1 .1 r: . 44 - . . 1 4 ]I,tktry r . 1 , / U'. 1. 1 1 ./ ' L L:,Ir? 4, 11.~ 4 Â¥-1 h N./ ,Â¥ . l-Â·11 ... 9 0 E , 4 Al N j ' ' 1 1% . :Â· .vt,4'/fi.. , 1 ''.. 2, 4..... 4, C V...1 4 . t I,2 - i , A- 1 1 , 1 1 AS LV 1.â€¢t k :1. - 9 1 1 R VO 1* Â£413rm 94w,HBIR.-- r ..ir"El.La K..1//11 â€¢aâ€¢ 7 8/"'24'/"All'll' 'll"nri [TT: 1 1 -A~ -1.4 :,d :11~I ~4 Wr B~ , 4.-,5.-f -pkit-- Ell<Â·rtiÂ·*fuff./.I Ili'!111---I...--i-illilli-- I//6/ 9-754 111 1,Ii/*Mil/I I ' ...1 Â¥ 14Â¥< ..f.. , 34,/ f.excÂ·~ f f -, - I fll'.~.it,~~ ~~~j~ 1 19 4 L i ?2~ 1.1-1-- 1 L --1 ... ... 4. It; 1 7 T - i -4, 1 4 4.:t E . 8/9 f f 7 3 i 3 '12 8 (4 1 mt m 5 3 \ r r. 1% T 3 2 0 + 7 2 il 1.2<1./- 1 *6 I 4, reflll,IIT â„¢Â£ 1.- ~-,illl'[Ilt 1~1~Ililizr ..t\'t 1 I. te:Â¥1 tai'. ti .ti:i., 1 1 - 111!11! ' 17. .F: uâ€¢,-A.li~ 0= -// 91 1 FIE;~ Ir *# 15 \ 11.~ r\Fli. el Un. |i ' Â· mull/*PH*<Eil .... Il: 119%:FF - .-7.. . V I \ 1 64\\\11\61;.4.'fa://////////////// 1 0 44 j.6....~ == 0*4,' p-91 A U..-~1Â£0-~~l 90039â‚¬9I ELA_~11 7 - 2-51 2 Plft-L,~16 #1 d (,Lic- T #tÂ·72 a c..~ 640 oui B â‚¬plet-E l,JtrDÂ» X - 83 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: Historic Landscapes- worksession DATE: September 24,2003 - SUMMARY: Recently the board has expressed concerns with the effectiveness of current policies regarding landscape preservation. Because we are in the process of completing amendments to the guidelines, this is an ideal time to improve the situation. Attached is the proposed new chapter that refers to site and landscape issues. revised as a result of amendments discussed last Fall. The plan is to have the board review and endorse the entire set of updated guidelines in late October, with Council adoption in November, however this can be adjusted if additional work is needed. For tonight's worksession, staff would like to have a general discussion to define HPC's goals for landscape review, as well as issues. and opportunities. Some general information from the National Park service is included with this memo, along with the "issues paper" that was developed for HPC discussion when the guidelines were written in 1999/2000. So far, staff has not located any other communities who carry out landscape review in any greater detail than this board currently does, or communities that are concerned with the issue of"over planting" of sites as seems to be the tendency in Aspen. Some general suggestions have been received, which include adding more language in the document that emphasizes simplicity and restraint, as well as the possibility of setting lip a formula that establishes a maximum amount of planting and hardscape, perhaps in street facing locations. - 1 / l--il.13-9 <f. f~ 4 2 I -l UL_v- 4 ) L fi- Streetscupe and Lot Features Chapter 1 Streetscape 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 Note: â€¢ have historic significance; in others, their designs A Right-of-Way permit from tile ~ are still iInportant because they can affect one's Engineering IDepartment is required for ~ ability to interpret the historic structures. modifications within the public right-of- â€¢ way including planting strips, sidewalks ~ In addition to the grounds that surround anci irrigation ditches. No tree over 4 inches 0 historically irnportant buildings, the City has in caliper may be removed without a tree : designated some cultural landscapes, such as removal permit from the Parks Department. ~ cemeteries, and works of landscape architecture, . such as some of the Herbert Bayer clesigned ............................ gardens at the Aspen Institute, and wishes to preserve these places with few or no alterations. Background The character of historic structures is greatly Key Features of Lots ~ influenced by the manner in which their sites are Planting strips landscaped and streets are designed. At a block Planting strips are generally the band of grass level, street paving, trees, lights and other between the curb and the sidewalk, or between furnishings combine in streetscapes that are the street and front property line. These have important considerations in the historic districts. historic significance. The planting strips and On individual sites, the arrangement of trees and irrigation ditches were created in 1882 by the city, shrubbery and the use of fences are important and private property owilers were encouraged to 1 - 9 1~ 4 /14 j 74 0% f,61//1 a .1.â€¢ /*-<D. 7Â©Pi?.3-3;3jfÂ·66 :E ~ FT...S///~7/&:I- ----- - A.-1, . ..2 -I ..: 1 Â·4:---0*t*#%Â·I: â€žÂ»*.Uft.49Â·2: W - ~p~ - . 9 -A' '93= Ili1.../ill'll:4 - .i I A 11, 9 " , f.,1, L A 1,# t 1.,fl Â· d ' ' :.',Â· it" , 4.1 At . 'flit 4 On individual sites, the arrangement of trees and shrubbery and Historic landscape features, including trees, lawns and shrubbery the use of fences are important design elements. (Historic photo contribute to the character of historic properties in Aspen and courtesy of Aspen Historical Society, date unknown.) should be preserved. City c,t Aspen Historic Preservation Guidelines %page 35 ................ Chapter 1 --1. ,â€¢:....~.= plant their own shade trees: typically ~EZ~2~ cottonwoods. The coupling of planting strips and f .,Â£-81 -1- . ., ~..~ street trees provides a rhythm along the block, as 42 ,/ 3 E' 4 41121 well as shade for pedestrians and is a tradition 11Â·7â€¢ ' t. Â· that should be continued. 17: w./w./.i I *0 . 2 ' Be aware that this is City property riot private property, and work in this area must be approved. = Al uu - ...... 1 1 1 RLE Placing paving materials in the planting strip ar Vy Â· . should be avoided. Sidewalks a 11 fwill Generally sidewalks exist only along Main Street 1 and in the Commercial Core. These sidewalks, Malure trees are important elements of the historic sti eelscape which were originally boardwalks, ai-e liistorically significant elements that contribute to the area's inviting atmosphere anci 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 some 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 In many cases where no fence exists presently keeping the yard open is preferred. Retaining walls Stone retaining walls were sometimes used on steep slopes. Some of these walls survive and are important character-defining features. Whenever feasible, tliey should be preserved. Private yards While most historic plant materials have been replaced over time, some specimens do survive. Common historic plants in Aspen from the Victorian era include cottonwood trees, lilacs, sweetpeas and yellow rose bushes. In la.ter periods, yard designs were different; a Rustic Style house, for example, may have a more "natural" character, with informal plantings of native trees, shrubs and flowers. page 36 , Â· City of Aspen Historic Preservation Guidelines ~ Â·Â·~ rib/j Streetscape and Lot Features In some situations, the traditional planting pattern ~ has been retained even if new plants have been planted. Mature trees on private property 11'llist be retained unless approved by the Parks Department for removal. | Â®t f r:', JÂ·Â·.j ?T Site lighting ~ Iffli?tiLE:1 -1-3 Traditionally, lighting within a site was minimal. Based on available historic photographs, even , fi '1'f porch lights were not commonly found on 4 1> I<~~*4% :9'*l 3 ~Ir~--1~ if!9.-2 - 6.b~ I. Aspen's residential buildings in the 19lli century. I 1 417 .t ... (For additional information, see the City's 1 Lighting Standards.) . A . 7 - 1... : Â»1. F Original fences, such as this one. should be preserved. Fences 1.1 Preserve original fences. â€¢ Fences which are considered part of the IllIEWill.<P~,~i-~ historic significance of a site should not be 6jil...~f-'.Bill/1/1 renioved. Replace only those portions of a historic Al i ET- -- .... fence that are deteriorated beyond repair. It 1 Replacenient elements should match the 11 li existing fence. 1. , 1.2 A new fence should use materials that 11:1 1 /-â‚¬-j~~4~2~ appear similar to that of the original if one I : existed historically on the property, or use ~ 1 --0w9~faia~*i'B#fit 111 6,1&& materials that were typical for similar houses Privacy fences may be used in back yards and along alleys during tlie period of significance. Any fence which is visible from a public right-of-way mustbebuiltof wood.Wrought iron and ornarnental wire fences may be considered for 19th century properties and other materials will be considered on Post World War II properties if appropriate to - the style of the building. A wood picket fence is the appropriate solution in most locations. Wood fences are to be built as "good neighbor fences," with the structure of the ferice facing iiiwards to the subject property. . 1-X-1 . City of Aspen Historic Preservation Guidelines A- 10753| PARt' 37 Chapter 1 . .-77 Â· A simple metal fence, similar to traditional wrought iron," may be considered for 19th century properties, but only where there is documentation that a wrought iron fence existed historically on the site. Historic photographs o fAspen suggest that this type of fence was only found on some high style properties. When possible, replicate the design of a historic fence tliatonce existed on a property, based on photographic evidence. Otherwise, design a new fence to be simple in character. h Contemporary interpretations of traditional A side yard fence which extends between two homes should be set back from the street facade. fences should be compatible with the historic context. -Â· tj Â· Chainlinkisprohibitedandsolid "stockade *Jo Â·. 342-4 fences are only allowed in side and rear yards. 1.3 A new fence should have a "transparent" quality allowing views into the yard from the street. Â· A fence that defines a front yard is usually . 1 Js.632'12'~5; tk v.. )7 Er<... 0 2 --tk:-' .'*.3.;L'L *,iqu. 49#~ Â·. I :>a.. low to the ground anci "transparent" in E Â· 41 (-Â·4.4.ffÂ·Â·Â·3@.1 :FÂ·Â¥ ti!* Â· Â· nature. U :-Â· H . 1-: me:- ===n h .<44Â¥ b.:(,91 9017.,9 . I 7- . 3.El F, Â· On residential properties, a fence which is & ..kir .41 1 2 ...11=20 : - I *Wt. A. located forward of the front building facade . 4.1 1 - may not be taller than 42" from natural WT-.- . grade. (For additional information, see the 2 14 , r City of Aspen's "Residential Design Standards".) li .,...Â· ...Â·.CA::' - 3. ~,#*'..31.IL.Ak@@ . A privacy fence may be used in back yards and along alleys, but not forward of the .:*:.,Â·kmt,14hoÂ·,~G,.. ~' . :" .~Â·:Ak~42.~;~h~~ - _000-bq front facade of a building. _,...Â·-+>Â·Â·:?J--~ 9:~"**3~%:~;45 ' A fence should be designed so that it steps hiv , . down in height or uses otlier designÂ· techniques to avoid blocking public views Replacement or new fencing between side yards and along the alley should be compatible with the historic context. of important features of a designated building. â€¢ Note that using no fencing at all is often the best approach. page 38 ITT-1 Al n City of Aspen Historic Preservation Guidelines Streetscape and Lot Features 1.4 New fence components should be similar L ~ Â·Â·=-Â·r-'i-i'34:14 : Â·Â·c;:iF~~-~ in scale with those seen traditionally. Wilb., .... tr ipr-,9tt:'Â·: ~Â·.'Â·'Â·141,7. -E:; 1. 1.24 Fence columns or piers should be LE '.Â·:Â·.2'"adl-:-j#2~3 .67.12<Â£,h 5, 2 proportional to the fence segment. 94 - 4 ---.*//AW t..,~e, i Y.=i. C i 1.5 A side yard fence which extends between =~--i~ -111 two homes should be set back from the street- 'U61*1011#8:AE~QU,I, uÂ£---. facing facade. ./. Â· This setback should be significant enough ~~4Â£.2uf:+-==I--=-=*-4---*Y/#1- 1 ~~ to provide a sense of open space between hoines. 1&..La. 2..... Â· , 7Â·,e. 1.6 Replacement or new fencing along Provide a walkway running perpendicular from the street to the sideyards and alleys should be compatible with tront onto' 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), butshould 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 appearanceo f asolidplank fence when seen ~ head on. Also consider using lattice, or other transparent detailing, on theupperportions of the fence. Retaining Walls 1.7 Preserve original retaining walls. â€¢ 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. City of Aspen Historic Preservation Guidelines ~ %41. : page 39 Chapter 1 1.8 Maintain the historic height of a retaining wall. A :b . Increasing the height of a wall to create a privacy screen is inappropriate. If a fence is needed for security, a fence that is appropriate to the style of the affected building, mounted on top of the retaining wall, will be considered. -- Â· Â·Â· -- ~ - ~i.Â·/ Walkways 944 -YX 2 V X\.. Frivate maintain the established progression of public- /4 Semi- 1.9 Where it is a part of the historic chaiÂ·acter, 64 002 ~ Semi-public to-private spaces when considering a \ Fublic rehabilitation project. â€¢ This includes a sequence of experiences, Maintain the established progression of public-to-private spaces beginning with the "public" sidewalk, when considering a rehabilitation project. proceedingalong a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. Â· Provide a walkway running perpendicular 61 . . :ig /. F Â·Â· fromthestreettothefrontentry. Meandering $1 walkways are discouraged, except where it . I A *-, 99,?Rak~ is needed to avoid a tree. - Â· Use paving materials that are similar to those used historically forthe building style and install them in the manner that they would have been used historically. For I - . instance, set flagstone steppers in sand, t.0, rather than in concrete. Concrete, wood or .. sandstone may be appropriate primary sidewalk materials for certain building styles. Historically significant planting designs, such as along this alley, should be preserved. , The width of a new entry sidewalk should generally be less than 5 feet for residential properties. page 40 I ' ' (f Â· City or Aspen Historic Preservation Guidelines Streetscape und Lot Features L '' Private Yard 1.10 Preserve historic elements of the yard to :~9' - ;. . 'Â·0~4&:, . --.,~4 d . 1 provide an appropriate context for historic P.- Â·Â·47-2473:*: b~ structures. g.Â»..... 116 - The front yard should be maintained in a 6.~.. '6:34;*2- and soc],and tlot covered with paving, for traditional nianner, with plantinG material b example. K. ,Â¢; If items such as carriage steps still exist, retain them in their historic location. Do not , add features such as these to a site ifthere is _ .. ........i/+ no historical basis for them. .- Â·Â·rE. * ... ] 1.11 Preserve and maintain mature landscaping Where an open landscape design wasa part of the historic character, on site, particularly landmark trees and shrubs. do not locate plants or trees in areas that will obscure significant Â· Protect established vegetation during architectural features or block views to the building. construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. Â· If a tree must be removed as part of the addition or alteration, replace it withspecies of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain liistorically 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 lotig-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Â· Do not cover grassy areas that are a part of the historic character with gravel, rock or paving materials. â€¢ Considerrestoringtheoriginallandscape, if information is available, including original planting materials. Consult with the City Parks and Community Developinent Departmentstaffas to typical plant materials and planting patterns if the original landscape is not documented. .- [14 City of Aspen Hibtoric Preservation Guidelines Â· 4.- 0173 Â·Â· . Â· page 41 Chapter 1 1.14 Additions to the landscape that Could ehielded ' ' interfere with historic structures are light fixture ~,~~2< 1 ~, inappropriate. /><640Â« / //'/ A 11'j.. â€¢ Do not plant clirnbing ivy or trees too close IIi 13.mk Y 1Â£*ikIREA . \ L/2-17% ehielded to a building. New trees should be no closer r \4Â» -k-L ,j .J/ r..1, .4 1 entry *\ /2013*5542555; than the mature canopy size. lamps fa 0.-4 Â· Do not locate plants or trees iIi locations that *4.11?1~1~119,- will obscure significant architectural features 132/.2~48/1 or block views to the building. Â· It is not appropriate to plant a hedge row 4,/9-92, -Ir \ 123Â¢57 that will block views into the yard. Use shielded lights which direct light onto entries to minimize the visual impacts of site lighting. Site Lighting 1.15 Minimize the visual impacts of site lighting. In the 1911, century, exterior lighting on buildings or sites was minimal if not non- existent. If installed today, site lighting should be very subtle andsliould preferably not be used in the front of a designated structure from this period. Â· Site lighting fixtures and locations must be approved. Site lightirig should be shielded to avoid glare onto adjacentproperties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. page 42 Â· :.4. Â· Â· Â· :Â·~Â·~:.. Â· .Â· . 1...li' 1 s. ..: City ofAspen Historic Preservation Guidelines Streetscape and Lot Features Streetscape 1.16 Preserve historicallysignificant landscape designs and features. Irrigation This includes the arrangement of trees, Pitch 5 shrubs, plant beds. irrigation ditches and 2 sidewalks in the public right-of-way. -5 1.17 Maintain historic irrigation ditches as an integral component of the streetscape. \ 427-1 1 7 r--1 le The character of an irrigation ditch should l, 4 W.RAii~~~till, be maintained. â€¢ It is inappropriate to use an irrigation ditch 'th ,< as a planting bed, or to fill it with another Front Yard Didewalk Planting material. Strip Ditches cannot be culverted except where : Preserve historically significant landscape designs and features crossed by a walkway or driveway, and a such as the arrangement of trees, shrubs, plant beds. irrigation culvert must be approved by the Parks ditches and sidewalks in the public right-of-way. Department. Designated Landscapes Â¥ i../ 1.18 In the case of parks, cemeteries, or works . ;.-:e.:-i.1.11'Z,1Â·'74,#, of landscape architecture, where the landscape *.Ki Â· ill t.231 , 1 '**6 itself, rather than a structure, is of primary 3.1.-9 - 1---.g-'.1..'/1. 1 X-/ 1 Al significance, alterations to the property will be .. reviewed on a case by case basis. It will be particularly important to avoid 0. k . 'Â¥,4 adding any conjectural features which may . ~ * ~ 11 1. f -- 1 1 not be consistent willi the original design - - 2 .7./. - r h intent. -- . :~.M/U~jA Lit -91;-f#Al 1 All additions to these landscapes must be IiI'' 1111111111ilill.~5:. ' J+ 1,---- -1 - clearly identifiable as more recent work. -/~~41-~~Ry=--' â€¢r 411/ - Preserving the key features of the historic L & 4â‚¬0S-Â·21 1 ' I landscape and its overall design intent will , 2- - 4 . 1 r -1 be major objectives. *I - 1 Maintain historic irrigation ditches as an integral component of the streetscape. . .: page 43 City of Aspen Historic Preservation Guidelines Issues Paper Aspen Design Guidelines ~6111 / 26GO Issue: Historic Landscapes Introduction: Any discussion of architecture and historic preservation should include a discussion of the historic landscape as well. Similar to architectural preservation, the Secretary of the Interior has established guidelines for the treatment of historic landscapes. Many of the theories and terms are similar to those addressed in the Integrity & Character Defining Features section of this document. Understanding how these terms are applied to the landscape will help create a framework for evaluating appropriate treatments for the site. Background Information: Determining the period of significance for a site is often more difficult than for a building because of the phased installation of the site improvements and because the landscape is not a static element. Generally documentation of the historic landscape is difficult to find; landscape plans were rarely completed, and historic photographs and writings provide only piecemeal information. The evolution of the landscape in Aspen mirrors the historic context for architecture in many respects. During the mining era the understanding ofthe landscape was more utilitarian in character. Street trees were planted to define and separate residential properties and vehicular circulation. Low transparent fencing was used to provide some definition between private yards and the public right-of-way. Plantings within the yards were generally modest in scale and tended to be more decorative in the more public spaces. During the depression era gardens were often utilitarian in nature with vegetable gardens and small orchards, space permitting, providing supplemental food. With the advent of the ski resort development, the landscape plantings become more dense and decorative in nature. Evergreen tree plantings become more prominent and the character of the landscape begins to evolve away from a utilitarian function. In the last twenty to thirty years, the landscape has continued to evolve and reflects a more - . romanticized view of the alpine landscape characterized by the introduction of Aspen trees and columbines in the residential landscape. Greater emphasis is also placed on creating private outdoor spaces with fewer interactions with the public street. Issue: Why is the historic integrity of the site important to the overall preservation of the building? In almost every instance, the first experience with a building is within the context of the site: how the building relates to the street and the surrounding yard. Many people will never actually enter the building: their impressions will be formed by their view of the building fagade and ofthe adjacent landscape treatments. The integrity ofthose experiences can either enhance or detract from the overall quality of the architectural elements. The Residential Design Standards address the importance ofthis relationship ... DHM Design Corporation 1 Issues Paper Aspen Design Guidelines and the need for individual homes to contribute to the overall character of the neighborhood. Issue: What are the elements of the historic landscape? In evaluating the historic landscape, the Secretary of the Interior has identified a number of landscape features that contribute to the character of the site. An assessment of any historic site involves evaluating the existing condition ofthe landscape features. Recommendations are then made that recognize the need to stabilize and protect the landscape from future deterioration; to restore the site to its period ofhistoric- significance; to satisfy current code requirements; to address issues related to health and safety; and to consider current/proposed uses. Items to be considered include: topography, vegetation, natural systems, circulation, water features, furnishings and objects, structures, and view and spatial organization. In the urban core of Aspen some of these elements will be of greater importance than others. â€¢ Topography relates to the shape of the ground and any character-defining features of the landscape. â€¢ Vegetation may include individual plants or groups of plants and is the primary component of the constantly changing character of the landscape. â€¢ Natural systems include geology, hydrology (drainage patterns), plant and animal habitats, and climate and their influence on the landscape. â€¢ Circulation features include roads, parkways, drives, walks, parking areas, and canals. Important considerations include the alignment, surface treatment, width, edging, and grade of circulation features. â€¢ Landscape structures are non-habitable and include walls, terraces, arbors, gazebos, and steps. The placement and arrangement of these structures are important to the character ofthe landscape. â€¢ Sitefurnishings and objects are small-scale elements in the landscape that may be functional, decorative, or both, and include benches, lights, fixtures, signs, fences, sculpture, and planters. â€¢ Waterfeatures may be aesthetic as well as functional components of the landscape and include fountains, pools, cascades, irrigation systems, and ponds. â€¢ Spatial relationships are the three-dimensional organization and pattern of spaces,in a landscape. The functional and visual relationship between these spaces is integral to the character of the historic properties. Issue: What are landmark trees and why are they important to the community? Landmark trees are trees that have been identified within the City of Aspen and should be preserved if at all possible. Often these trees fall on properties that are identified as historic, but there are also many landmark trees that are found on non-historic sites. These trees have been identified as landmark trees because they exhibit one or more of the following distinctive characteristics: â€¢ Size/age/maturity â€¢ Character â€¢ Species/uniqueness â€¢ Context DHM Design Corporation 2 Issues Paper Aspen Design Guidelines As Aspen faces continuing development pressures it is important to maintain the vitality of the urban forest and preservation of these landmark trees will be critical. Protection under the existing Tree Protection Ordinances and the Right-of-Way Regulations already provide the City with the regulatory authority to preserve existing trees. An inventory of landmark trees helps the Parks Department and the City Forester evaluate requests for tree removal or transplanting. With respect to any new construction, every effort should be made to preserve trees of historic significance to promote the vitality of the urban forest. Removal of diseased or damaged trees should be carried out at the direction of the City Forester to maintain the health ofthe surrounding landscape. Removal of other trees should be determined by the City Forester on a case by case basis. Issue: How to evaluate the maturing landscape? Generally after completion of a building, landscape plantings were added to the site. As the landscape aged and matured the character of the site may have been altered in a manner that was never intended. Small tree plantings that dotted the landscape have grown into towering mature plantings often hiding the front facades of the buildings. The landscape may now dominate the building rather than the reverse. The site may now be shady and cool rather than open and sunny. The building entry may be less visible from the street. The shade generated by the trees has made it difficult for understory plantings, including grass, to grow. Historic flower beds at the front of the buildings are no longer there and would require different plantings because ofthe shade generated by the trees. Under current planting practices, these type of planting schemes would be discouraged because the trees are planted too close to the building foundations and detract from the character of the architecture. The challenge becomes one of balancing the desire to preserve historic tree plantings with preservation ofimportant architectural resources. DHM Design Corporation 3 Issues Paper Aspen Design Guidelines Design Policy In evaluating the historic landscape within the City of Aspen two types of landscapes exist: the streetscape and the private yard. Design policies for both are described below: The Streetscape 1. Historic landscapes that remain intact should be preserved. â€¢ The public streetscape should be maintained as an important character defining component of a neighborhood. â€¢ Even on properties which are not classified as historic, preservation of the streetscape is critical to the overall character of a neighborhood. 2. Additions to the streetscape should be compatible with the historic context. â€¢ Additions to the streetscape within the right-of-way should respect the historic patterns. â€¢ Use of appropriate building and/or plant materials is important to preservation of the historic landscape and as a means of maintaining the relationship between the historic building and its context. The Private Yard Policy Options 1. Historic elements of the private yard should be preserved. â€¢ To the extent possible, historic elements of the yard should be preserved to provide an appropriate context for the historic building. Or Historic elements of the private yard must be preserved. â€¢ The integrity o f the historic building is tied to the integrity of the yard. Historic elements that are still in tact must be preserved and any additions to the yard must be sensitive to their context. 2. Additions to the private landscape will be reviewed in an advisocy capacity only. â€¢ Guidelines for the private landscape will be provided as a means of educating the homeowners but will be only advisory in nature. Or Additions to the private landscape will be reviewed and must satisfy the design guidelines. â€¢ Guidelines for the private landscape on historic building sites will be reviewed and approved by the City prior to issuance of a building permit. DHM Design Corporation 4 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 1 of 8 . ~974 Em= 0 :t d' 41 4 ~ - 1 01 11 /- 4 r -; U q .1 -1.' 1 .., 44 *%* HistorÂ·c t.0-41>d!13321 L National park Service * lill liblbÂ£:UM, 1.2 , 1 LE, 3, " ". i,f A .i'â‚¬,1 St'42*04â‚¬8 " Protecang :t:o Nat'ai:3 +8sforic La:ids:cape Legacy" The Secretary of the Interiors 11 1 JJEfl OUJJ 02103 83 JU 3 Standards for the Treatment of 1kkbf] B lod]1 -dbtlij Historic Properties with Guidelines 3}*Wi B for the Treatment of Cultural 1#joj.jÂ© c,33 Landscapes 111*OUY & IL.Uj-J##*20,8 'ffiti:ill . The Secretary of the Interiofs Standards . . I for the Treatment of Historic Properties I.[jum,jjujj.328 and Guidelines for the Treatment of ~#prf*: Z :- f*. , -. ~:, , . . ' 2 Cultural Landscapes provide guidance ,.....44 -34&,' 17 :L: 1- 04. Lak.--1=69 to/andscape owners, managers, landscape architects, preservation ,*u~.Â·i planners, architeds, contractors, and ..; #i.....0;'.5 [li .* ...~ V. project reviewers who are planning and implementing project work, ~" %/74.-32- <NE'll/14*al/6..I . Preservation of Sterling Vineyards, CA 4 f. ': Read this brief introduction to the Standards and Guidelines, .t:i d ; then go to the HLI Publication Catalog for ordering information. *...9 C*' I. I Introduction Defining Landscape Terminology Preservation Planning and the Treatment of Cultural Landscapes - Some Factors to Consider When Selecting an Appropriate Treatment Introduction The Secretary of the Interior is responsible for establishing professional standards and providing advice on the preservation of cultural resources listed in or eligible for listing in the National Register of Historic Places. In partial fulfillment of this responsibility, the Secretary of the Interior's Standards for Historic Preservation Projects were developed in 1976. They consisted of seven sets of standards for the acquisition, protection, stabilization, preservation, rehabilitation, restoration, and reconstruction of historic buildings. Since their publication in 19761. the Secretary's Standards have been used by http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 2 of 8 State Historic Preservation Officers and the National Park Service to ensure that projects receiving federal money or tax benefits were reviewed in a consistent manner nationwide. The principles embodied in the Standards have also been adopted by hundreds of preservation commissions across the country in local design guidelines In 1992, the Standards were revised so that they could be applied to all historic resource types included in the National Register of Historic Places--buildings, structures, sites, objects, districts, and landscapes. The revised Standards were reduced to four sets by incorporating protection and stabilization into preservation, and by eliminating acquisition, which is no longer considered a treatment. Re- t\ted, The Secretary of the Interior 's Standards for the Treatment of Historic Properties, this new, modified version addresses four treatments: preservation, rehabilitation, restoration, and reconstruction. The Guidelines for the Treatment of Cultural Landscapes illustrate how to apply these four treatments to cultural landscapes in a way that meets the Standards. Of the four, Preservation standards require retention of the greatest amount of historic fabric, including the landscape's historic form, features, and details as they have evolved over time. Rehabilitation standards acknowledge the need to alter or add to a cultural landscape to meet continuing or new uses while retaining the landscape's historic character. Restoration standards allow for the depiction of a landscape at a particular time in US history by preserving materials from the period of significance and removing materials from other periods. Reconstmction standards establish a framework for recreating a vanished or non-surviving landscape with new materials, primarily for interpretive purposes. The Secretary of the Interior' s Standards for the treatment of Historic properties, revised in 1992, were codified as 36 CFR Part 68 in the 12 July 1995 Federal Register(Vol. 60, No. 133) with an "effective" date of 11 August 1995. The revision replaces the 1978 and 1983 versions of 36 CFR 68 entitled The Secretary of the Interior's Standards for Historic Preservation Projeds. Preservation Planning and the Treatment of Cultural Landscapes http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 3 of 8 4.-2.12174 ./Limfikee.:f) .i- - 3..i' 2 .42â€¢Ar- 0121.â‚¬ *611 -1.9. *16*96*.03**, 4 -~ am.r V . .e./*6-_341#' % -41-1$* I .,.t V flill Lyndhurst, New York CAREFUL PLANNING PRIOR TO TREATMENT can help prevent irrevocable damage to a cultural landscape. Professional techniques for identifying, documenting, and treating cultural landscapes have advanced over the past twenty-five years and are continually being refined. As described in the National Park Service publication, Preservation Brief #36: Protecting Cultural Landscaoes, the preservation planning process for cultural landscapes should involve: historical research; inventory and documentation of existing conditions; site analysis and evaluation of integrity and significance; development of a cultural landscape preservation approach and treatment plan; development of a cultural landscape management plan and management philosophy; development of a strategy for ongoing maintenance; and, preparation of a record of treatment and future research recommendations. In all treatments for cultural landscapes, the following general recommendations and comments apply: 1. Before undertaking project work, research of a cultural landscape is ' essential. Research findings help to identify a landscape's historic period(s) of ownership, occupancy and development, and bring greater understanding of the associations that make them significant. Research findings also provide a foundatioD to make educated decisions for project treatment, and can guide management, maintenance, and interpretation.- In - addition, research findings may be useful in satisfying compliance reviews Ce.g. Section 106 of the National Historic Preservation Act as amended). 2. Although there is no single way to inventory a landscape, the goal of documentation is to provide a record of the landscape as it exists at the present time, thus providing a baseline from which to operate. All component landscapes and features (see definitions below) that contribute to the landscape's historic character should be recorded. The level of documentation needed depends on the nature and the significance of the resource. For example, plant material documentation may ideally include botanical name or species, common name and size. To ensure full representation of existing herbaceous plants, care should be taken to document the landscape in different seasons. This level of research may e most often be the ideal goal for smaller properties, but may prove impractical for large, vernacular landscapes. http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 4 of 8 3. Assessing a landscape as a continuum through history is critical in assessing cultural and historic value. By analyzing the landscape, change over time -the chronological and physical 'llayers" of the landscape -can be understood. Based on analysis, individual features may be attributed to a discrete period of introduction, their presence or absence substantiated to a given date and, therefore the landscape's significance and integrity evaluated. In addition, analysis allows the property to be viewed within the context of other cultural landscapes. 4. In order for the landscape to be considered significant, character-defining features that convey its significance in history must not only be Â·present, but they also must possess historic integrity. Location, setting, design, materials, workmanship, feeling and association should be considered in determining whether a landscape and its character-defining features possess historic integrity. 5. Preservation planning for cultural landscapes involves a broad array of dynamic variables. Adopting comprehensive treatment and management plans, in concert with a preservation maintenance strategy, acknowledges a cultural landscape's ever-changing nature and the interrelationship of treatment, management and maintenance. Some Factors to Consider When Selecting an Appropriate Treatment The Standards are neither technical nor prescriptive, but are intended to promote ~ responsible preservation practices that help protect our Nation's irreplaceable cultural resources. They cannot be used to make essential decisions about which contributing features of a cultural landscape should be retained and which can be changed . But once a specific treatment is selected, the Standards can provide the necessary philosophical framework for a consistent and holistic approach for a cultural landscape project. A treatment is a physical intervention carried out to achieve a historic preservation goal -- it cannot be considered in a vacuum. There are many practical and - philosophical variables that influence the selection of a treatment for a landscape. These include, but are not limited to, the extent of historic documentation, existing physical conditions, historic value, proposed use, long and short term objectives, operational and code requirements (e.g. accessibility, fire, security) and anticipated capital improvement, staffing and maintenance costs. The impact of the treatment on any significant archeological and natural resources should also be considered in this decision making process. Therefore, it is necessary to consider a broad array of dynamic and interrelated variables in selecting a treatment for a cultural landscape preservation project. For some cultural landscapes, especially those that are best considered ethnographic or heritage landscapes, these Guidelines may not apply. However, if people working with these properties decide that community coherence may be ~ affected by physical place and.space--or if there is potential for loss of landscape http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 5 of 8 character whose significance is rooted in the community's activities and processes (or other aspects of its history)-this guide may be of service. . Change and Continuity: There is a balance between change and continuity in all-cultural resources. Change is inherent in cultural landscapes; it results from both natural processes and human activities. Sometimes that change is subtle, barely perceptible as with the geomorphological effects on landform. At other times, it is strikingly obvious, as with vegetation, either in the cyclical changes of growth and reproduction or the progressive changes of plant competition and succession. This dynamic quality of all cultural landscapes is balanced- by the continuity of distinctive characteristics retained over time. For, in spite of a landscapels constant change Cor perhaps because of it), a property can still exhibit continuity of form, order, use, features, or materials. Preservation and rehabilitation treatments seek to secure and emphasize continuity while acknowledging change. . Relative Significance in History: A cultural landscape may be a significant resource as a rare survivor or the work of an important landscape architect, horticulturist or designer. It may be the site of an important event or activity, reflect cultural traditions, or other patterns of settlement or land use. This significance may be derived from local, regional, or national importance. Cultural landscapes may be listed in the National Register of Historic Places individually or as contributing features in a historic district. In some instances, cultural landscapes may be designated National Historic Landmarks by the Secretary of the Interior for their exceptional significance in American history. . Integrity and Existing Physical Condition: Prior to selecting a treatment, it is important to understand and evaluate the difference between integrity and existing conditions. Integrity is the authenticity of a cultural landscape's historic identity: it is the physical evidence of its significance. Existing conditions can be defined as the current physical state of the landscape's form, order, features and materials. For example, the integrity of an abandoned garden may be clear based on its extant form, features, and materials, but existing conditions may be poor, due to neglect or deferred maintenance. . Geographical Context: The surroundings of a cultufal landscape, whether an urban neighborhood or rural farming area, may contribute to its significance and its historic character and should be considered prior to treatment. The setting may contain component /andscapes or features (see definitions, page 9) which fall within the property's historic boundaries. It also may be comprised of separate properties beyond the landscape's boundaries, and perhaps those of the National Register listing. The landscape context can include the overall pattern of the circulation networks, views and vistas into and out of the landscape, land use, natural features, clusters of structures, and division of properties. â€¢ Use. Historic, current, and proposed use of the cultural landscape must be considered prior to treatment selection. Historic use is directly linked to its significance [bottom left], while current and proposed use(s) can affect integrity and existing conditions. Parameters may vary from one landscape to another. For example, in one agricultural landscape, continuation of the historic use can lead to changes in the physical form of a farm to accommodate new crops and equipment. http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 6 of 8 In another agricultural property, new uses may be adapted within the landscapels existing form. Order and features. â€¢ Archeological Resources: Prehistoric and historic archeological resources may be found in cultural landscapes above and below the ground [below] and even under water. Examples of prehistoric archeological resources include prehistoric mounds built by Native-Americans. Examples of historic archeological resources include remnants of buildings, cliff dwellings, and villages; or, features of a sunken garden, mining camp, or battlefield. These resources not only have historical value, but can also reveal significant information about a cultural landscape. The appropriate treatment of a cultural landscape includes the identification and preservation of significant archeological resources. Many landscape preservation projects include a site archeologist. â€¢ Natural Systems: Cultural landscapes often derive their character from a human response to natural features and systems. The significance of these natural resources may be based on their cultural associations and from their inherent ecological values. Natural resources form natural systems that are interdependent on one another and which may extend well beyond the boundary of the historic property. For example, these systems can include geology, hydrology, plant and animal habitats, and climate. Some of these natural resources are particularly susceptible to disturbances caused by changes in landscape management. Many natural resources such as wetlands or rare species fall under local, state, and federal regulations, which must be considered. Since natural resource protection is a specialized field distinct from cultural landscape preservation, a preservation planning team may want to include an expert in this area to address specific issues or resources found within a cultural landscape. Natural systems are an integral part of the cultural landscape and must be considered when selecting an appropriate treatment. . Management and Maintenance: Management strategies are long-term and comprehensive. They can be one of the means for implementing a landscape preservation plan. Maintenance tasks can be day-to-clay, seasonal, or cyclical, as determined by management strategies. Although routine horticultural activities, such as mowing and Weeding, or general grounds maintenance, such as re-laying pavement or curbs, may appear routine, such activities can cumulatively alter the character of a landscape. In contrast, well-conceived management and maintenance activities can sustain character and integrity over an extended period. Therefore, both the management and maintenance of cultural landscapes should be considered when selecting a treatment. â€¢ Interpretation: Interpretation can help in understanding and "reading" the landscape. The tools and techniques of interpretation can include guided walks, self-guided brochures, computer-aided tours, exhibits, and wayside stations. Interpretive goals should compliment treatment selection, reflecting the landscape's significance and historic character. A cultural landscape may possess varying levels of integrity or even differing periods of significance, both of which can result in a multi-faceted approach to interpretation. In some cases, interpretation and a sound interpretive strategy can inform decisions about how to treat a landscape. http://www2.cr.nps.gov/hli/introguid.htm 9/18/2003 Guidelines for Treatment of Cultural Landscapes, Historic Landscape Initiative, National ... Page 7 of 8 . Special Requirements: Work that must be done to meet accessibility, health and safety, environmental protection or energy efficiency needs is usually not part of the overall process of protecting cultural landscapes; rather this work is assessed for its potential impact on the cultural landscape. . Accessibility Considerations: It is often necessary to make modifications to cultural landscapes so that they will be in compliance with current accessibility code requirements. Three specific Federal laws require accessibility to certain cultural landscapes: the Architectural Barriers Act of 1968, Section 504 of the Rehabilitation Act of 1973, and the Americans With Disabilities Act of 1990. Federal rules, regulations and standards have been developed which provide guidance on how to accomplish access to historic areas for people with disabilities. Work must be carefully planned and undertaken so that it does not result in the loss of character-defining features. The goal is to provide the highest level of access with the lowest level of impact on the integrity of the landscape. . Health and Safety Considerations:. In undertaking work on cultural landscapes, it is necessary to consider the impact that meeting current health and safety codes (for example, public health, life safety, fire safety, electrical, seismic, structural, and building codes) will have on character-defining features. For example, upgrading utility service, storm or sewer drainage systems requires trenching which can disturb soils, plants and archeological resources. Special coordination with the responsible code officials at the state, county, or municipal level may be required. Securing required permits and licenses is best accomplished early in project planning work. It is often necessary to look beyond the "letter" of code requirements to their underlying purpose; most modem codes allow for alternative approaches and reasonable variance to achieve compliance. . Environmental Protection Requirements: Many cultural landscapes are affected by requirements that address environmental issues.,Legislation at the federal, state and municipal level have established rules and regulations for dealing with a variety of natural resources -- including water, air, soil and wildlife. Work predicated on such legislation must be carefully planned and undertaken so that it does not result in the loss of a landscape's character-defining features. Securing required permits and licenses should be considered early in project work, and special efforts should be made to coordinate with public agencies responsible for overseeing specific environmental concerns. . Energy Efficiency: Some features of a cultural landscape, such as buildings, structures, vegetation and furnishings, can play an energy-conserving role. Therefore, prior to undertaking project work to achieve greater energy efficiency, the first step should always be to identify and evaluate existing historic features to assess their inherent energy conserving potential. If it is determined that such work is appropriate, then it needs to be carried out with particular care to insure that the landscape's historic character is retained. Back to Toi http://www2. cr.nps.gov/hli/introguid.htm 9/18/2003 The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 1 of 7 National Park Service Building Site Identify 'Protect t Repair I Replace 1 Missing Feature E Alterationshklditions SEARCH I LINKS I E=MAEL 41 HOME |> 1 Standards The landscape Al -7. i Guidelines - . surrounding a historic ~ building and contained Masonry within an individual r .....=41 ... Wood parcel of land is - ./ * I ... I Metals considered the building ~ ~. .f#1'472- Â·.:Â·Â· 1.-9.3 . Â· ... 1 Roofs site. The site, including m- , Â· * 4-1.4.1 Mndows its associated features, 4 6"4. - Entrances#Porches Â· contributes to the overall ~ . Storefronts character of the historic ' property. 12- . Structural Systems '..r- * ' adie.* .84"/51# Spaces/eatures/inshes As a result, the Historic building in significant designed landscape. ~ Mechanical Systems relationship between the Site : buildings and landscape features within the site's boundaries should be Setting Â· ~ considered in the overall planning for rehabilitation project work. Energy i New Addltiom Â· Landscapes which contain historic buildings are found in rural, suburban, and urban communities and reflect environmental influences such as climate as well Accessibility as the historic period in which they were created. Health/Saf04 Landscapes created for functional purposes as well as aesthetic enjoyment Â· ~ have been a part of American history since European settlement. Historic American styles in landscape design developed from 17th-18th century Spanish and Colonial gardens, evolving into the pastoral and picturesque design of the 19th century. Victorian carpet bedding, popular during the late 19th century, produced profuse plantings of annuals and perennials. Later, the early 20th century yielded a return to classical traditions, with revival gardens reflecting European renaissance design. The building site may be significant in its own right, or derive its significance simply from its association with the historic structure. The level of - 2 t. r , significance, association, integrity, I .ft and condition of the building site may ViÂ·Â·Â·Â·cÂ· Â·jer,;, , ~'Â·Â·];itelÂ·,~7Â¢,i.i',,64~ influence the degree to which the 'Â·7 -râ€¢ Â·Â·'.7.,-I., Â·Â·--i-.-p;*18; ';!tlai.:i -19 existing landscape features should be :el L .: 11 ' .11.. .. t:~luai*idjl~ltit}~ia retained during the rehabilitation . Â·... Â·r" ... i.a:. j project. In an industrial property, the Rugged corral fence that connects two - site may be defined simply as the outbuildings. relationship between buildings or between the ground plane and open space and its associated buildings. Designed historic landscapes significant in the field of landscape architecture require a more detailed analysis of their character-defining features which may include lawns, hedges, walks, drives, fences, walls: terraces, water features: topography (grading) and furnishings. Vegetation is an important feature in landscapes; this material, including both native species and cultivated plants creates an appearance that is constantly changing, both seasonally and annually. Since most plant material is adapted to http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 :fr, The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 2 of 7 specific environments, the character of landscapes varies dramatically in different climates, elevations and regions. Building Site .... Identify, retain, and preserve recommended..... =211. . m ] Identifying, retaining, and preserving ~- ~ buildings and their features as well as features of the site that are important in defining its overall 0 1, li ~i.1 1; 1811'11 ~ ; 1 historic character. 133.1 ttl<.~:.r--walw,Zlll<I~â€žJ~~,.,~* Site features may include circulation -'.~ "'17V.,1.: i .| :.:~1.1-,1.l,&2|'~ systems such as walks, paths, 1 i:.; T jj'.kili 1,:~ roads, or parking; vegetation such :..7.:4=43:646fN as trees, shrubs, fields, or 4- 46*40*/Gikjlk herbaceous plant material; Distinctive historic urban residential site. landforms such as terracing, berms or grading; and furnishings such as lights, fences, or benches; decorative elements such as sculpture, statuary or monuments; water features including fountains, streams, pools, or lakes; and subsurface archeological features which are important in defining the history of the site. Retaining the historic relationship between buildings and the landscape. not recommended..... Removing or radically changing buildings and their features or site features which are important in defining the overall historic character of the property so that, as a result, the character is diminished. Removing or relocating buildings or landscape features thus destroying the historic relationship between buildings and the landscape. Removing or relocating historic buildings on a site or in a complex of related historic structures--such as a mill complex or farm--thus diminishing the historic character of the site or complex. Moving buildings onto the site, thus creating a false historical appearance. Radically changing the grade on the property, or adjacent to a building. Â· ".4 ._ For example, changing the grade adjacent to a building to permit rim- .1- r'~ development of a formerly below- - 5 -- grade area that would drastically "*4 change the historic relationship of -~'4.~-.t '44:6..'~ ~ the building to its site. 1 - Important site features destroyed during rehabilitation. http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 3 of 7 Bui/ding Site ....Protect and Maintain ... recommended..... Protecting and maintaining the building and building site by providing proper drainage to assure that water does not erode foundation walls; drain toward the building; nor damage or erode the landscape. Minimizing disturbance of terrain around buildings or elsewhere on the site, thus reducing the possibility of destroying or damaging important landscape features or ,1 , archeological resources. ..ZI Jlfr. ' Surveying and documentingareas where the '65 1 0-- 4 terrain will be altered to determine the <r.- potential impact to important landscape .2#*1~Â·i, 1*17/' . .' . :.~ .'.21 :... 3:.~.; features or archeological resources. .4.19"Â·IÂ· ;' .. '' Â· ' -Â· Â·' .-7.-' j.. Ensuring archeological resource Protecting, e.g., preserving in place protection. important archeological resources. Planning and carrying out any necessary investigation using professional archeologists and modern archeological methods when preservation in place is not feasible. --- ,-=an-".ill'gh 'c=-----1,,92=%13v,a Preserving important landscape ~~ ~--'~0. ~~ Â·%et,h-w= tpi~ features, including ongoing A Imit ':im""lilliilig.-.6,â€ž.itk;326.2%. maintenance of historic plant u material. ' 4 w ,~ Protecting the building and :â€¢,4~Â£22419491Â·Â·Â·.44: ' , -117~ arson and vandalism before aâ€ž2,9 landscape features against -'~ rehabilitation work begin, i.e., --14<9'gi~: -5.11Â© :. -9 creating protective fencing and s:hm,-1Â§~g >4. '..1 installing alarm systems that are ~74.1 . 3; keyed into local protection .Wili11ifi1.~~EA -3 agencies. *7)ttteâ‚¬k.a ililllll,eflged*,moir~ Providing continued protection ' architectural metals which comprise the building and site ' features through appropriate ~4}4Â·24&:tkitj .4,0, Â· - cleaning, rust removal, limited paint removal, and re-application Archeological investigation using appropriate methodology. of protective coating systems. Evaluating the overall condition of the materials and features of the property to determine whether more than protection and maintenance are required, that is, if repairs to building and site features will be necessary. not recommended .=... Failing to maintain adequate site drainage so that buildings and site features are damaged or destroyed; or alternatively, changing the site grading so that ~ water no longer drains properly. http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 - 14. i The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 4 of 7 Introducing heavy machinery into areas where they may disturb or damage important landscape features or archeological resources. Failing to survey the building site prior to the beginning of rehabilitation work which results in damage to, or destruction of, important landscape features or archeological resources. Leaving known archeological material unprotected so that it is damaged during rehabilitation work. Permitting unqualified personnel to perform data recovery on archeological resources so that improper methodology results in the loss of important archeological material. Allowing important landscape features to be lost or damaged due to a lack of maintenance. Permitting the property to remain unprotected so that the building and landscape features or archeological resources are damaged or destroyed. Removing or destroying features from the buildings or site such as wood siding, iron fencing, masonry balustrades, or plant material. Failing to provide adequate protection of materials on cyclical basjs so that deterioration of building and site feature results. Failing to undertake adequate measures to assure the protection of building and site features. Building Site .... Repair recommended..... Repairing features of the ;!-*,~731FE:-* )1?7404;'104~ building and site by reinforcing historic materials. - ; .4%7 W*9572~3.' ir:ij'r '..... !.. 0.'.6.. 1%.44 274 .42%0416. Uu 14 t *10.: U. ~:.~2~51Â£459'3~f . Historic iron fence to undergo repairs and re-finishing as part of rehabilitation work. riot recommended..... Replacing an entire feature of the building or site such as a fence, walkway, or driveway when repair of materials and limited compatible replacement of deteriorated or missing parts are appropriate. Using a substitute material for the replacement part that does not convey the visual appearance of the surviving parts of the building or site feature or that is physically or chernically incompatible. http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 5 of 7 Building Site .... Replace . recomrnentled - -â€ž :~Â«*--*.-- ~, .~~**4.Â»0 *Â«Sf,*:, =:82*gE Replacing in kind an entire 1~ feature of the building or site 1 Â· , *M,P.*1 that is too deteriorated to repair 1 .___ -449..1~ if the overall form and detailing %'R,r i '-1/ . are still evident. Physical evidence from the deteriorated Il~?fÂ·'*6 feature should be used as a model to guide the new work. ...2-=*'Â»W-172*5Â£-"- 4 3, ''.1 This could include an entrance Â·-*-J or porch, walkway, or fountain. If tÂ· . ~ J;#IN using the same kind of material 4 4,0-â€ž,ilill is not technically or â€ž economically feasible, then a dis,-2-i~~ compatible substitute material ~ may be considered. Deteriorated limestone walkway to be replaced in kind. Replacing deteriorated or damaged landscape features in kind. not recommended..... Removing a feature of the building or site that unrepairable and not replacing it; or replacing it with a new feature that does not convey the same visual appearance. Adding conjectural landscape features to the site such as period reproduction lamps, fences: fountains, or vegetation that is historically inappropriate, thus creating a false sense of historic development. Design for Missing Historic Features The following work is highlighted to indicate that it represents the particularly complex technical or design aspects of rehabilitation projects and should only be considered after the preservation concerns listed above have been addressed. recommended..... Designing and constructing a new feature of a building or site when the historic feature is completely missing, such as an outbuilding, terrace, or driveway. It may be based on historical, pictorial, and physical documentation; or be a new design that is compatible with the historic character of the building and site. not recommended- Creating a false historical appearance because the replaced feature is based on insufficient historical, pictorial, and physical documentation. Introducing a new building or site feature that is out of scale or of an otherwise ~ inappropriate design. http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 6 of 7 Introducing a new landscape feature, including plant material that is visually incompatible with the site, or that alters or destroys the historic site patterns or 0 vistas Alterations/Additions for the New Use The following work is highlighted to indicate that it represents the particularly complex technical or design aspects of rehabilitation projects and should only be considered after the preservation concerns listed above have been addressed. recommended..... Designing new onsite parking, loading docks, or ramps when required by the new use so that they are as unobtrusive as possible and assure the preservation of historic relationship between the building or buildings and the landscape. Designing new exterior additions .. to historic buildings or adjacent i new construction which is compatible with the historic character of the site and which N preserves the historic 114+Lifi,FA~i Â·Â·r-â€¢~I r--,-6.'..2.: relationship between the 9--'P" .'.'Â»b -' I -' ' tl!- ~ -' 13' Â·â€¢' "â€¢â€¢ ' building or buildings and the I.- .- -,rÂ· pâ€¢r râ€¢Irrâ€¢""r"r.4 E 1 6 1 , r_ 4 1. IPÂ· i. r 1 11 1. :4 - landscape. 0% < --51 t- Litl-,Ae==L Removing non-significant - buildings, additions, or site :--9-WER.foci;ZE-'1 features which detract from the historic character of the site. Appropriate alteration of abandoned pier shed for new residential use that illustrates visual harmony with waterfront site. not recommended ..... Locating any new construction on the building site where important landscape features will be damaged or destroyed, for example, removing a lawn and - walkway and installing a parking lot. Placing parking facilities directly adjacent to historic buildings where automobiles may cause damage to the buildings or to important landscape features. Introducing new construction onto the building site which is visually incompatible in terms of size, scale, design, materials, color. and texture; which destroys historic relationships on the site: or which 4 - - ., 37 1.-1 1~ damages or destroys important ~ ~1 *-1.Â· 1 1** -' landscape features. . . .. -7 2......: Removing a building in a complex . . of buildings: or removing a building http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003 The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 7 of 7 Site inappropriately altered by large parking lot. feature, or a landscape feature which is important in defining the historic character of the site. . Home 1 Next 1 Previous 1 Search 1 Links 1 E-mail KDW Patrk>Fet Nationalâ€¢Park'Service V http://www2.cr.nps.gov/tps/tax/rhb/building01.htm 9/18/2003