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HomeMy WebLinkAboutagenda.hpc.20031210ASPEN HISTORIC PRESERVATION COMMISSION December 10, 2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE -VISIT: Please site visit 134 W. Hopkins on your own. I. Roll call II. Approval of minutes - Oct. 22,2003, Nov. 12,2003, Nov. 19,2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring A. NONE VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #22) VIII. OLD BUSINESS A. 2 William's Way - Major Development (Conceptual) and On-Site Relocation, Continue to January 14, 2004 B. 470 N. Spring - Major Development· (Conceptual) and Variances, Continue to December 17, 2003 5:10 C. 819 E. Hopkins - Major Development (Conceptual), On-Site Relocation and Variances - Public Hearing 4 5:30 D. 514 N,Third - Minor Development - Continue to Feb. 11, 200* IX. NEW BUSINESS 6:00 A. 134 & 134 M W. Hopkins Ave. - Historic Landmark Lot Split and Variances, Public Hearing #44 cle . 4 1-/31*1·, TZ- 45 ~ X. WORK SESSION: A. Guidelines review - Introduction and Chapter 1 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 Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) 114 Neale Ave. 304 W. Hallam - Pan abode Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) 331 W. Bleeker 114 Neale Ave. Sarah Broughton 135 E. Cooper - Dave Gibson project 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 'Crd MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 811/819 E. Hopkins- Major Development (Conceptual), On-Site Relocation, and Variances- Public Hearing continued from October 22,2003 DATE: December 10,2003 SUMMARY: In April 2003, HPC granted Conceptual approval for a redevelopment of 819 E. Hopkins Avenue. Since that time, the applicants, who are under contract to own the adjacent designated site, 811 E. Hopkins, have decided that their project may be improved by including both properties. : 811 and 819 E. Hopkins Avenue are listed on the "Aspen Inventory of Historic Landmark Sites and Structures." Each contains a Victorian era miner's cottage. The proposal before HPC involves removing non-historic additions to the cottages, relocating them, and a contributing outbuilding, on the site and constructing a new home along the west side and rear of the parcel. Variances are requested from the requirements for setbacks, open space, and parking. On October 12th, HPC reviewed the new proposal and voted to continue the project for restudy of four areas; providing at least 10 feet of separation between the two miner's cottages, pulling the new house at least 5 feet away from the rear lot line, reducing the parking variance, and reversing the placement of the cottages. The applicant prepared a response for a hearing on October 22nd addressing the first three issues, but still including a major move for the yellow house. Staffs memo analyzing the proposal did not support the project, which led to another request to continue the case. The applicant and staff have recently determined that the project does not in fact trigger a requirement to provide affordable housing, which reduces the pressure to accommodate as much program on the site. For this December 10th meeting, the plan has been amended again, the details of which are noted in detail in the attached letter from the applicant. Among the notable changes, the yellow house will remain close to its current location and the Gates house will be set on the east side of the lot. The need for variances from the Residential Design Standards has been eliminated, and the parking and open space variances have been reduced. This project results in a number of compromises that are being asked of both the HI'C and the owner. Three historic structures are being preserved. The Gates house is being "retrieved" in that the current large addition will be demolished. None of the structures will be added on to. While staff remains concerned about how the large new home will affect the character of the 19th century buildings, the project is similar to others, such as the Nicoletti development, which have been successful. Therefore staff recommends that Conceptual, On- Site Relocation, and Variances should be granted. 1 APPLICANT: Tom and Darlyn Fellman, represented by Rally Dupps. Consortium Architects, and Mitch Haas. PARCEL ID: 2737-182-08-032. ADDRESS: 811 and 819 E. Hopkins Avenue. Units 1 and 2, Plat of Fellman Condominiums, A Colorado Common Interest Communityj Situated on Lots C, D E & F. Block 31, East Aspen Townsite. City o f Aspen. Pitkin County, Colorado. ZONING: R/MF (Residential Multi-Family) CURRENT LAND USE: A 12,000 square foot lot condominiumized property containing two single family residences and a shed. 2 4. 1. . . ' t'.;33; ... :4•? *' •4, · 7// . i. , I . 1 - . It- Jk . . ~Tij=.- ~ . ~ k-b ~*i ~2--~~~~~~~ 2/3 ~.1 - _3- 1~1--1 4N *' M.. 62 1 J - . - 1 =4 .. 33 St 8#%3 - -/ 1 . r.€\. 143.. dA - 7,101A 4.4.... ..,1.' ,·: -' , 1 05-7.1, f,7....Ii.#Imq=*Lillm-=Li.----· *2'11.k~'12· , A-- 1 i...:'.-,6,· *;,231glpi/66 b i~-A~~ . W-W- A"~/1~/A#7. ~~~ 811 E. Hopkins 819 E. Hopkins MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at tile Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a reconimendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the stajf 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. 2 Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant design guidelines is attached as "Exhibit B." Only those guidelines which staff finds warrant discussion are included in the memo. There are three historic structures affected by this application. Staff believes that all three are in their original locations based on historic maps. 819 E. Hopkins and the shed behind it are fairly unaltered. 811 E. Hopkins had a large addition made to it that has compromised its integrity. During the previous review, HPC became very familiar with the house and shed at 819 E. Hopkins, the surrounding context, and the large cottonwood that must be protected on this property. In brief, the proposal was to move the 819 house approximately 15 feet west and slightly forward of its current siting. The shed was rotated perpendicular to the alley. A new house was designed along the east lot line. In this new proposal, the addition to 811 E. Hopkins is demolished, the house is moved east, and restoration work is proposed. The 819 E. Hopkins cottage is moved slightly forward, and also undergoes some restoration. The shed is rotated and moved into the southeast corner of the site, and the new residence is placed along the west and rear property lines. Overall, concerns that staff and HPC have raised previously are resolved. A lot of information and discussion is still needed with regard to the details of how the historic structures will be rehabilitated, which should be reserved for Final. Staff has asked the architect to complete further investigation as to the original roof pitch of the lean-to addition on the back of the yellow house. Below are three important guidelines related to the new residence. There is one change to the building that, while small, should be noted. In an effort to reduce the height of the house, the architect has placed a barrel roof over one area. The guidelines state: 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. 3 Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 3 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. The applicant has not included a discussion of the square footages of these buildings in their information. By staffs calculations, 811 E. Hopkins (the ADU) will be about 650 square feet, 819 E. Hopkins (AH1) is 950 square feet, the shed (AH2) is 375 square feet, and the new house is approximately 5,600 square feet. While this is well within the allowed FAR of this multi- family development (the maximum FAR is 1:1 or 12,000 square feet), there is an obvious imbalance that results in a large structure dominating the site. The architect has pulled the new house away from the older buildings, used some similar roof forms and lowered plate heights, particularly at the front. ON-SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to a particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 26.415.090.C Standards for tile Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; RI 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; 2[ 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 4 000 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: All three historic structures on this property are proposed to be relocated. Although the first preference is to maintain a building in its original position, HPC has generally been pennissive in approving on-site relocations in order to distance a small historic building from larger new construction. Staff is much more comfortable that the guidelines are being met now that the project has been revised to keep at least the yellow house close to where it has always been. The green house is salvaged and placed in a location that also helps to protect the historic tree. The shed continues to be a feature of the alleyscape. SETBACK VARIANCES The setback variances needed are a 3' front yard setback variance for the miner's cottages, an 8'6" rear yard setback variance for the relocated shed, and a rear yard setback variance of up to 5' for the new house. The criteria, per Section 26.415.110.C ofthe Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The board has consistently been favorable to granting waivers when there is a clear benefit to the historic resources. In this case, the goal is to create distance between the new and old construction, and to allow some flexibility to break up the massing of the new home by spreading it out a bit. The variances help meet these goals. ON-SITE PARKING The applicant plans to provide adequate on-site parking space for the new residence, and the yellow house. One space is to be waived for the Gates house. Per Section 26.415.110.C, parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 5 1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character Of a designated historic property, an adjoining designated property or a historic district. Staff Finding: There are three units on this site for which some parking is required by the Land Use Code. There is street parking available, and the rear of the property is the best location to site new square footage. Staff can support the waiver of one space in order to remove some program from the site. VARIANCE FROM THE CALCULATION OF OPEN SPACE The zone district requires that at least 35% of the property be left Undeveloped and meet the Land Use Code definition of "open space." The applicant requests a 7% variance from the requirement. Open space variances are not within the variances that HPC is empowered to grant as a historic preservation benefit. The board can review the request, but must apply the standards generally used for variances (usually applied by the Board of Adjustments.) In order to authorize a variance from the dimensional requirements of Title 26, the HPC must make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; Staff Finding: The AACP supports historic preservation as a goal for Aspen. Staff does not find that this variance would be inconsistent with any aspect of the plan. 2. The grant of variance is the minimum variance that will make possible the reasonable use of tile parcel, building or structure; and Staff Finding: The open space requirement could be met if the new building on the property were smaller. The application argues that the property is heavily burdened by the number of community goals that are to be met. Some variance to the open space requirement is appropriate in order to allow reasonable use. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and woutd cause the applicant unnecessary hardship or practical difficulty. In determining whether an applicant's rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not restiltfrom the actions ofthe applicant; or 6 Staff Finding: The property does have challenges in that there are three historic buildings that must remain one story, probably resulting in more development on the ground plane than would occur without the presence of these structures. It is worth noting that the open space* requirement is not being met to any great degree in the rest of the neighborhood. b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district. Staff Finding: The variance does not create a special privilege in that the development is still below the maximum density and floor area. RECOMMENDATION: Staff finds that the review standards and "City of Aspen Historic Preservation Design Guidelines" have been sufficiently met with regard to the height, scale, massing and proportions of the new house and the proposed relocations of the historic buildings. The recommended conditions of approval are: 1. A landscape plan, lighting, fenestration and detailing, selection of new materials, and technical issues surrounding the preservation of existing materials will all be addressed at Final Review. 2. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. RECOMMENDED MOTION: "I move to approve Major Development (Conceptual), On-site Relocation, and Variance review for 811/819 E. Hopkins Avenue." Exhibits: Resolution # , Series of 2003 A. Staff memo dated December 10, 2003 B. Relevant guidelines C. Application 7 Exhibit B Relevant Design Guidelines for Conceptual Development Review and On-site Relocation, 811/819 E. Hopkins Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. o An exact reconstruction of the secondary structure may not be necessary in these cases. o The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 8.5 Avoid moving a historic secondary structure from its original location. o A secondary structure may only be repositioned on its original site to preserve its historic integrity. See Chapter 9: Building Relocation and Foundations. Preserving Building Locations and Foundations 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general relocation has less of all impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for ~ new construction. o In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. o If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both Iots shall remain landmarked properties. Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. 8 0 0 f 000 0 o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). o The size of a lightwell should be minimized. i o A lightwell that is used as a walkout space may be used only in limited situations and will ~ be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. Existing Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. o Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. Building Orientation (neu, buildings on Landmark Lots) 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element such as a porch. 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. Flat roofs should be used only in areas where it is appropriate to the context. 9 00 00 o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. o Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. Driveways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 10 O 0 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT 811/819 E. HOPKINS, LOTS C-F, BLOCK 31, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2003 Parcel ID #: 2737-182-08-032 WHEREAS, Tom and Darlyn Fellman, represented by Rally Dupps, Consortium Architects, and Mitch Haas, Haas Land Planning, LLC, have requested Major Development approval (Conceptual), On-Site Relocation, and Variances, for the property located at 811/819 E. Hopkins, Lots C-F, Block 31, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review; and WHEREAS, for Conceptual Major Development Review, the HPC mukt review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the application included a request for approval of on-site relocation of the historic houses and shed. In order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gr 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; RI 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally. for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security; and WHEREAS, for approval of setback variances, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of the Municipal Code, that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, for approval of parking reductions, HPC must review the application, a staff analysis report and· the evidence presented at a hearing to determine, per Section 26.415.110.C ofthe Municipal Code, that: 1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, for approval of a variance from the open space requirement, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district, and would cause the applicant unnecessary hardship or practical difficulty. In determining whether an applicanfs rights would be deprived, the board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b. Granting the variance will not confer upon the applicant any special privilege denied by the Aspen Area Community Plan and the terms of this Title to other parcels, buildings, or structures, in the same zone district; and WHEREAS, Amy Guthrie, in her staff report dated December 10, 2003 performed an analysis of the application based on the standards, and recommended the application be approved; and WHEREAS, at a regular meeting held on December 10, 2003, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of _ to _. THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Conceptual), On-Site Relocation, and Variances for the property located at 811/819 E. Hopkins, Lots C-F, Block 31, City and Townsite of Aspen, Colorado finding that the review standards are · met, with the following conditions: 1. A landscape plan, lighting, fenestration and detailing, selection of new materials, and technical issues surrounding the preservation of existing materials will all be addressed at Final Review. 2. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one- time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of December, 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 A 1~ At MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Allgaier, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 134 and 134 !4 W. Hopkins Avenue- Historic Landmark Lot Split and Variances- Public Hearing DATE: December 10, 2003 SUMMARY: This 6,000 square foot property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and contains two miner's cottages. In 1989, the house located on Lot K was rehabbed and modestly expanded. The house on Lot L was moved onto the property from a site on Spring Street and expanded with a small addition. Ownership of the two homes was separated through a condominium plat. With the adoption of the new historic preservation ordinance, the owners of these properties now have the ability to apply for a Historic Landmark Lot Split, in order to change their circumstance to fee simple ownership. No development or alterations of any kind are planned as part of this project. Variances are requested to legalize existing non-conforming conditions with regard to FAR and on-site parking, as well as to address side yard setback encroachments that result from the new lot line. APPLICANT: James Marciano, owner of 134 W. Hopkins Avenue, and Jesse Boyce, owner of 134 M W. Hopkins Avenue. PARCEL ID: 2735-124-19-002. ADDRESS: 134 and 134 M W. Hopkins Avenue, Units K and L, Wyckoff Carley Condominiums, Block 59, City and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential) HISTORIC LANDMARK LOT SPLIT In order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 1 26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The property is part of the historic townsite and has not been previously subdivided. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district Any lot for which development is proposed wit! mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: This proposal will create two 3,000 square foot lots, which meet the 3,000 square foot minimum set for Historic Landmark Lot Splits. Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of the Municipal Code, which states that affordable housing mitigation will not be required for properties created through a historic landmark lot split. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a); and Staff Finding: The land has not been subdivided previously. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the olfice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: The subdivision plat shall be a condition of approval. It must be reviewed by the Community Development Department for approval and recordation within 180 days of final land use action. . 2 e) Recordation. The subdivision exemption agreement and plat shall be recorded in the olfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff Finding: The subdivision exemption agreement shall be a condition of approval. D In the case where an existing single-family dwelling occupies a site which is i eligiblefor alot split, the dwelling need notbedemolishedpriorto application for a ~ lot split Staff Finding: No dwelling units will be demolished through this application. g) Maximum potential buildout for the two (2) parcets created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: The parcel currently contains two detached dwelling units, and no more may be added. 26.480.030(A)(4), SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, It-15A, RMF, or O zone district. Staff Finding: The subject parcel is 6,000 square feet and is located in the R-6 Zone District. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Staff Finding: The maximum floor area for the original parcel, containing a historical landmark in an R-6 zone, is 3,240 square feet. The applicant has calculated the existing floor area on the site and determined it to be approximately 3,576 square feet. This overage has been caused by two factors; changes in the method of calculating floor area since the project was built in 1989, and the HPC approval that was granted last year for a new basement lightwell in the 134 1/6 W 3 Hopkins unit. The lightwell was needed for egress and the board awarded an FAR bonus of up to 50 square feet to cover it at the time. In order to legalize the existing situation, staff recommends that an FAR bonus be awarded, which will be discussed below. Should the FAR bonus be granted, the total FAR of 3,576 square feet is to be allocated as follows: 1,872 square feet to 134 W. Hopkins (Lot 1) and 1,704 square feet to 1.34 M W. Hopkins (Lot 2). c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(lit)(1)(a),(b), and (c) are only permitted on the parcels that will contain a historic structure. The FAR bonus will be added to the maximum FAR allowed on the original parcel. Staff Finding: Each new lot will contain a landmark structure and both are eligible for the requested FAR, setback, and parking variances to be discussed below. FAR BONUS The applicant is requesting a 336 square foot floor area bonus. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets 911 applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 4 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: This is a unique circumstance because no development is being proposed at this time. The property is over the allowable floor area and the request is simply to legalize the existing circumstance in order to remove any issues of the property being considered non- conforming. This project was one of the first developments that attempted to re-establish the traditional pattern of small houses on 3,000 square foot lots. As stated above, the house on Lot K was original to the site and the house on Lot L was moved in order to prevent its demolition. In staffs opinion, this was a very successful project that preserved the scale, character, and features of both buildings. No other significant changes will be possible on this property. 164 square feet of floor area bonus will remain available, but of course HPC would have to·find it appropriate to allow more development in the future. Staff recommends that an FAR bonus be awarded and viewed as merely a "clean-up" of·what has already been constructed. Criteria a, b, c, d, e, and f have previously been met on this site. SETBACK VARIANCES In the current condominium arrangement, there is no property line between these two miner's cottages, so they are only required to meet the minimum distance between buildings. A variance to that standard was awarded a few years ago when the storage area was constructed at the back of 134 W. Hopkins. With the platting of a new lot line, the minimum side yard setback of 5 feet is to be met by each house. The proposed lot line snakes between the buildings in order to avoid existing lightwells and to ensure that each new lot is at least 3,000 square feet. In certain locations, each house comes very close to being on the new lot line, therefore the variance request is being expressed as a variance of up to 5 feet along 134 W. Hopkins' east sideyard setback, and up to 5 feet along 134 M W. Hopkins' west side yard setback. Please note that the Building Department has asked that an easement be drawn on the plat to ensure that no further development takes place between these buildings which would bring them closer than 6 feet together. HPC must make a finding that the setback variance: 5 a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: Staff finds that the setback variances are appropriate because they maintain the historic location of the Victorian structure and the existing locations of the relocated house. The setback between these two homes is typical of the way miner's cottages were sited in the Victorian period. This standard is met and the setback variances should be granted. ON-SITE PARKING At the time that this property was developed, parking requirements were one space per bedroom. Because the project predates this staff person, no explanation can be given as to why a Certificate of Occupancy was issued when the required number of on-site spaces were not provided. The Land Use Code was subsequently amended to reduce the parking requirement to two spaces per dwelling unit, however the project does not meet that standard either, since each. home has just one parking pad. The variance request is to legalize that situation. Per Section 26.415.110.C, parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in-lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-lieufees may be approved upon a finding by the HPC that it wit! enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district Staff Finding: Each house has been in occupied for over a decade with only one on-site space. There is no room to add more parking on either site due to the locations of buildings and trees. Staff recommends that only one space per dwelling be required. RECOMMENDATION: Staff recommends that HPC approve Resolution No. _, Series of 2003, granting variances and recommending Council approve the Historic Landmark Lot Split application for 134 and 134 14 W. Hopkins Avenue, Units K and L, Wyckoff Carley Condominiums, Block 59, City and Townsite of Aspen, Colorado with the conditions listed below. 1. The HPC hereby approves a 336 square foot FAR bonus. 6 2. The HPC hereby approves the setback variances up to 5 feet along the new 134 W. Hopkins east sideyard setback, and up to 5 feet along the new 134 M W. Hopkins west side yard setback to accommodate the development that currently exists. 3. The HPC hereby waives one on-site parking space for each unit. 4. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. The FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 1,872 square feet and Lot 2 1,704 square feet, which shall be noted on the plat. RECOMMENDED MOTION: "I move to approve Resolution No. , Series of 2003." Exhibits: Resolution No. , Series of 2003 A. Staff memo dated December 10, 2003 B. Application 7 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING APPROVAL OF A HISTORIC LANDMARK LOT SPLIT TO CITY COUNCIL AND APPROVING VARIANCES FOR THE PROPERTY LOCATED AT 134 AND 134 M W. HOPKINS AVENUE, UNITS K AND L, WYCKOFF CARLEY CONDOMINIUMS, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2003 PARCEL ID: 2735-124-19-002 WHEREAS, the applicants, James Marciano and Jesse Boyce, have requested a Historic Landmark Lot Split and Variances for the property located at 134 and 134 96 W. Hopkins Avenue, Units K and L, Wyckoff Carley Condominiums, Block 59, City and Townsite of Aspen; and WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section 26.470.070(C), and Section 26.415.010(D.) 26.480.030(A)(21 Subdivision Exemptions, Lot Split The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969. This restriction shalt not apply to properties listed on the Aspen Inventory of Historic Landmark Sites and Structures; and b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section - 26.100.040(A)(1)(c). 0 The lot under consideration, or any part thereof, was not previously the subject of a .i" subdivision exemption under the provisions of this chapter or a "lot splu exemption pursuant to Section 26.100.040(C)(1)(a); and dj A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the ojfice of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. 4 Recordation. The subdivision exemption agreement and plat shall be recorded in the ojfice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be requiredfor a showing of good cause. 0 In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. g) Maximum potential buitdout for the two (2) pal'cels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home; and 26.480.030(A)(4), Subdivision Exemptions, Historic Landmark Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark Sites and Structures for the development of one new single-family dwelling may receive a subdivision exemption if it meets the following standards: a. The original parcel shall be a minimum of six thousand (6,000) square feet in size and be located in the R-6, R-15, R-15A, RMF, or O zone district. b. The total FAR for both residences shall be established by the size of the parcel and the zone district where the property is located. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. In the Office zone district, the following shall apply to the calculation of maximum floor area for lots created through the historic landmark lot split. Note that the total FAR shall not be stated on the Subdivision Exemption Plat because the floor area will be affected by the use established on the property: If all buildings on what was the fathering parcel remain wholly residential in use, the maximum floor area will be as stated in the R-6 zone district. If any portion of a building on a lot created by the historic landmark lot split is in commercial/office use, then the allowed floor area for that lot shall be the floor area allowed for all uses other than residential in the zone district. If the adjacent parcel created by the lot split remains wholly in residential use, then the floor area on that parcel shall be limited to the maximum allowed on a lot of its size for residential use according to the R-6 standards. If there is commercial/office use on both newly created lots, the maximum floor area for all uses other than residential in the zone district will be applied. c. The proposed development meets all dimensional requirements of the underlying zone district. The variances provided in Section 26.415.120(B)(1)(a),(b), and (c) are only permitted on the parcels that will contains a historic structure. The FAR bonus will be applied to the maximum FAR allowed on the original parcel; and 26.470.070(C), GMOS Exemption, Historic Landmark Lot Split The construction of each new single-family dwelling on a lot created through review and approval of an Historic Landmark Lot Split shall be exempt from the scoring and competition procedures. The exemption is to be approved by the Community Development Director, but is not to be deducted from the respective annual development allotments or from the development ceilings; and 26.415.010(D), Historic Landmark Lot Split A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC and before City Council; and WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of the Municipal Code, that: a. The design of the project meets All applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building and/or c. The work restores the existing portion ofthe building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are ofthe highest quality; and/or f. An appropriate transition defines the old and new portions of the building; and/or g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained; and WHEREAS, for approval of setback variances, the HPC must review the application, a staff analysis report and the evidence presehted at a hearing to determine, per Section 26.415.110.C of the Municipal Code, that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, for approval of parking reductions, HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of the Municipal Code, that: 1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, Amy Guthrie, in her staff report dated December 10, 2003, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on December 10, 2003, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and '*City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: < That HPC approves variances and recommends Council approve the Historic Landmark Lot Split application for 134 and 134 96 W. Hopkins Avenue, Units K and L, Wyckoff Carley Condominiums, Block 59, City and Townsite of Aspen, Colorado with the conditions listed below. 1. The HPC hereby approves a 336 square foot FAR bonus. 2. The HPC hereby approves the setback variances up to 5 feet along the new 134 W. Hopkins east sideyard setback, and up to 5 feet along the new 134 M W. Hopkins west side yard setback to accommodate the development that currently exists. 3. The HPC hereby waives one on-site parking space for each unit. 4. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development Department and recorded in the office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.480 ofthe Aspen Municipal Code; b. Contain a plat note stating that the lots contained therein shall be prohibited from further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; c. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. d. Contain a plat note stating that the FAR on the two lots created by this lot split shall be allocated as follows: Lot 1 shall receive 1,872 square feet and Lot 2 1,704 square feet. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of December, 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 -, ~ 'AUG-16-2002 FRI 11:17 AM FAX NO, P, 07 Land Use Application THE CnY OF A~EN PROJECT: . Na: ne: l.06'~ coff A LA *i p...6. U n ,+ 14 „ 4 1- , 1 Locat on: \54 LO··3>©A \.12 0 01( 4 A ': -· L.4.faa M••ndg~/44 1;J 03. 6 A CK¢'00»- 1 t. 40 \ 1\ (Indicate street address, lot & block number or metes and bounds descripion ofpr( perty) APPLICANT: Na ne: 23* 1*rab 9, Y-V\(3.r, C ; 1.-A.D aspee, (2 ep -5ef. co..i Acldr:ss: Phon: #: Fax#: E-mail: REPRESENTATIV]: Die me: Addi ass: Phors#: Fax#: E-mail: TYPE OF APPLIO.TION: (please check all that apply): 0 Historic 1)esignation O Relocation (temporaa on or 3ff-site) j Cerdficat: ofNo Negative Effect. D Demolition (total demolition) U Certifical :of Appropriateness E Historie Landmmic Lot Split -Min >r Historic Development -Maj )r Historic Development Conceptnal Histmic Development .Final Historic Development ·Substantial Amendment EXISTING COND] rIONS: (descliption o¥*xisting buildings, uses, previous approvals, etc.) \/04*,0*u·vu, e.„i·. 2- 21~44.3<2(- *64.4£44.40 0;<. 6 :-~9,~. t. 1% JCD<t CD* ~r¢)5~0.4·Li.. . &-f-A O Vs -. A.,rj. t.,11-·.2. 43 PROPOSAL; (des DIiption ofproposed buildings, uses, modifications, etc,) 1 .r·. i A flce·)46 2 4<640146 riZA li;ke. r.'t·· 1.-*1·7¢ 3i,-4/1 -3 #40 .Pact., 0(un ,\A D »9 6 46....P\40 Ck.... , 4 0 *0 M.0 - <-1, 6,4 lot· 4 44\A.. , 4 4.P, FEES DUE: $ RETAIN FORPERMANENT RECORD 00000 The reason we're applying for this historic lot split is to take advantage of the rule allowing for us to simplify our ownership interest into two separate fee simple lots. In order to do this, there are several variances that we are requesting. One, we are requesting an easment between the two homes, allowing for the property lines on the submitted plat to remain, and in return agreeing not to build between the two homes in the future. Second, although 134 p B-eg@M,-<1 .1.···t3CL~. West Hopkins' setbacks are within the required ,~2&;1*Uf-7- guidelines, 134 1/2 West Hopkins will require 4 3,-4 -reF setbac!<50M&5FWifih~*2*Third, we are requesting that the requirement for.parking spaces for 134 West Hopkins be reduced to 1 parking space from 3. The backyard has had only one paved space since 1990. This does not appear to have presented any parking problems for owners, neighbors, or tourists. The owner of 134 West Hopkins ' does not own a car - only a motorcycle. The current space is used during the summer for a table and an outdoor grill; it is not used at all in the winter, spring, or fall. Also, both trees in the backyard would have to be sacrificed in order to satisfy these additional parking spaces. We think it desireable that what little lawn is left in Block 59 be preserved. € MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Aspen Historic Preservation Officer RE: Adoption of Revisions to Aspen's Historic Preservation Guidelines DATE: December 10, 2003 SUMMARY: The Aspen Historic Preservation Commission met with Nord Winter in November 2002 and April 2003, in addition to holding numerous worksessions with staff over the last year to prepare revisions to our historic preservation guidelines. 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. Earlyin the project it was decided that references to modern properties would be inserted throughout the existing text, rather than placed all 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. HPC has the authority to adopt its own guidelines, therefore no other hearings will be necessary, however, the finalized document will be provided to Council for comment, as a courtesy. It is staffs intention to ask for board review of these guidelines in manageable pieces over the next several meetings. We have received an extension on the grant contract, so there is somewhat less pressure on schedule, but we are eager to be able to put the improved guidelines into use. AMENDMENTS TO THE GUIDELINES: This meeting will focus on the Introduction and Chapter 1. Following is a summary of the substantive amendments that have been made to this portion of the guidelines: General: • The name of the document has been changed to the "City of Aspen Historic Preservation Policies, Criteria, and Guidelines." • The date on the cover, and the names of board members involved in the project will need to be updated. Introduction: • On page l, 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. All 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 7, the scoring system we have created for use during-designation reviews is addressed in the discussion about integrity. • On page 12, a definition of reconstruction is provided where one did not exist before. • 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 designated post-war commercial buildings. • 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 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 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 "Carpenter 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 34, everything up to the characteristics is new. Chapter 1 • The board recently asked that a subcommittee of Valerie Alexander5 Sarah Broughton, and staff examine the "Streetscape and Lot Features" chapter more closely, since numerous issues have come up recently related to work in these areas. The committee has re-organized and expanded the chapter significantly. The subcommittee version maintains much of the original content, but provides more of a big picture view of why context, setting and landscape are so important. • Staff has provided the last version of this chapter generated by Winter and Company, as well as the landscape subcommittee re-write, so that the board can compare the two. • Please note that Chapter 1 has been arranged in a different format from the rest of the existing document. Instead of a lengthy background statement at the beginning, the chapter is broken down so that a policy statement appears immediately before each guideline. This layout was used for the Telluride guidelines, which some commission members preferred. If the whole group agrees, then the plan is to convert the rest of the guidelines accordingly. • Better illustrations and photographs (particularly historic photographs) than currently appear in this chapter, are being assembled. RECOMMENDATION: HPC is asked to make final comments on the Introduction, and to indicate if it appears that more in-depth work is needed on Chapter 1. 1-1 l/13'~ CA/a-~»- City of Aspen 2..A .2 - .-- - -~2~ - ' 1/i -. Lix· - w,~:' ~~~*F,92. I. . r J 192-··i.awf-i-~. i 11 4 J <:.~.. 34 *-04 - F..:.1 ...2 i. * 11=.: ; 2 . I .2 - .-'ll 4 . ...Pk - 3 A /27 -*/* ·- - W.Im pif . · -A - ,-~fd.i·Z: 0nf=f.1,3, -f I ·-2-. 1 - . --' ..1.?..8,1...., -4 ......08, ./ I. . 71. 15. 72 . P-- -UU=_U«_- 1., -%/4 1.rf-11:ili/4*.Rallillrili i :hgm=£66,644-1.Imt.'-/.19 *Sm -p.- li Historic Preservation Policies, Criteria and Design Guidelines A~ 2003 C i.,1 £2 i.-16'wiA ~'Cl~-4' Copyright © 2003 Nord V. Winter i. City of Aspen Historic Preservation Policies, Criteria and Design Guidelines April 2003 Acknowledgments City of Aspen Winter & Company Community Development Department Nord V. Winter Julie Ann Woods, Director Diana Brent Amy Guthrie, Historic Preservation Officer Karen Good Brian W Koenigberg Aspen City Council (2003) Betsy Shears Helen Klanderud, Mayor Tom McCabe Tony Hershey Historic photos are courtesy of The Aspen Tim Semrau Historical Society and the Denver Public Library Terry Paulson Western History Collection. The original design guidelines were drafted when Photo examples from other towns are included the following council members were in service: throughout the document to illustrate some ofthe guidelines points. While many of these other Rachel Richards, Mayor settings have different contexts, the photos still Terry Paulson demonstrate principles that apply in Aspen. Jim Markalunas Tony Hershey This project, including the original guidelines in Tom McCabe 2000 and the 2003 update was paid for in part by a State Historical Fund grant from the Colorado Historical Society. Historic Preservation Commission (2003) Rally Dupps, Chair Jeffrey Halferty, Chair Michael Hoffman, Vice Chair Neill Hirst Teresa Melville Valerie Alexander Derek Skalko The original design guidelines were drafted when the following commissioners were in service: Suzannah Reid, Chair Roger Moyer, Vice Chair Susan Dodington Heidi Friedland Jeffrey Halferty Mary Hirsch, Vice Chair Christie Kienast Lisa Markalunas Maureen Poschman Gilbert Sanchez pageii City ofAspen Histo~*Pmsenlation Guidelines 1 Table ofContents Ifi:I i Page Number Introduction Historic Overview of Aspen 15 Architectural Styles of Aspen 20 Guidelines for Streetscape and Lot Features Chapter 1 Streetscape and Lot Features 35 Guidelines for the Rehabilitation of Historic Structures Chapter 2 Building Materials 45 Chapter 3 Windows 51 Chapter 4 Doors 59 : Chapter 5 Porches 65 Chapter 6 Architectural Details 69 Chapter 7 Roofs 73 Chapter 8 Secondary Structures 79 Chapter 9 Building Relocation & Foundations 83 Chapter 10 Building Additions 87 4 Guidelines for New Construction Chapter 11 New Buildings on Landmarked Properties/ Historic Landmark Lot Splits 93 Chapter 12 Design in the Main Street Historic District 99 Chapter 13 Design in the Commercial Core Historic District 107 %i.. General Guidelines Chapter 14 Accessibility, Building Lighting, Mechanical Systems, 121 Driveways & Parking t. Chapter 15 Awnings and Signs 127 Chapter 16 Painting and Maintenance - General Information 129 Glossary 135 Chapter 17 Glossary of Terms Appendices A Interpretation of Terms Related to Compliance 141 B The Secretary of the Interior's Standards.for the Rehabilitation of Historic Buildings 143 C List of Historic Preservation Briefs 145 ./ *. I -.~ -/ page iii City of Aspen Historic Preservation Guidelines ~ IA 1 -- WHICH CHAPTERS APPLY TO YOUR PROJECT? Use the chart below to determine which chapters of this book you should use in planning your project. E B Type of work: 1 0 j To rehabilitate, alter or add onto a ~ landmarked structure: To alter a non-contributing build- ~ ing in a historic district: To construct a new building in a ~ historic district: To make site improvements to a landmarked property, or to any /0 ~< property in a historic district: To construct a new building on a 0 landmarked property: pageiv- -- - --11- Cityof Aspen Historic Preseration Guidelines Chapters to use: Ch. 1: Site & Landscape Guidelines saullaPIng uoile}mqeqaH :OI-2 '4 Historic Properties uo SBUIPIIng MaN 101 sgulIOPInD : I I '43 OpolsIH 841 101 SaulIapIng :£I-ZI 43 saullapIng umsaa IRIallag *I .40 >< salladold Pay·IBUIptIWI suvis 22 SBUIUM¥ :SI 40 < sppleIG Introduction ............................. Introduction • Each pmject should comply with all relevant ~ ~ policies, criteria and design guidelines, to the Aspen is a unique community, richly endowed , 1 greatest extent possible. The degree to which I with history, dramatic landscapes, a vibrant 0 economy and vital cultural scene. Each of these ~ eachguideline can bemet will vao; depending elements contributes to the appeal of the City and M upon specific conditions of the property and - the scope of work that is proposed. The enhances its livability. Within this context, the : interaction of diKerent design vaiiables that preservation of historic resources is a high priority . for Aspen. This policy is articulated in the Aspen . are associated with a project, as well as the o related guidelines, will be evaluated by the Area Community Plan and in ordinances that • • Historic Preservation Commission on a case- provide for protection of landmarked properties . . by-case basis. The overall impact on historic , and historic districts. ~ resources involved will be considered as well. , . The HPC must determine that all of the This document provides an overview to the City s . relevantguidelines have been adequatelymet preservation program and then presents policies, 0 criteria and guidelines that the City uses when : in order to approve a project proposal. administering its review authority. The ............................. introduction contains these key sections: • Preservation in Aspen of high quality construction. Other buildings were • Aspen Historic Overview more modest, but even so may have used lumber from mature trees that were properly seasoned • Architectural Styles in Aspen and typically milled to full dimension, which often yields stronger framing. Masonry .walls A series of chapters containing the preservation guidelines then follows. These articulate policies were carefully laid, resulting in buildings with considerable stability. Also, these structures were for the treatment of locally-designated historic thoughtfully detailed and the finishes of properties and districts. materials, including fixtures, wood floors and trim, were generally of high quality-all features that owners today appreciate and value. More Why Preserve Historic recent historic property types sometimes used Resources? materials of varying qualities that reflect their ~ Across the nation, thousands of communities periods in Aspen's history as well. promote historic preservation because doing so ? contributes to neighborhood livability, variety, Adaptability Owners frequently find that the floor plans of . i and quality of life, minimizes negative impacts historic buildings easily accommodate modern on the environment and yields economic rewards. lifestyles and support a diversity of populations. These same reasons apply in Aspen. Many rooms are large, permitting a variety of uses Preservation of the built environment in Aspen while retaining the overall historic character of provides a fundamental link to the past. Many of the structure. Even historic buildings that are smaller in scale often have lots that can the buildings tell the story of Aspen's unique accommodate additions, if needed. historical development. Preserving these resources creates a sense of placefor those who Livability and qualily of life live here and provides visitors a connection with When groups of older buildings occur as a historic this unique heritage. district, such as along Main Street or the Commercial Core in Aspen, they create a street Construction quality scene that is "pedestrian friendly, " and u Many of the historic structures in the City were encourages walking and neighborly interaction. .[XI - City of Aspen Historic Preservation Guidelines 10-':49 ' page 1 -1191- -.-.-- -. - 1 .......................... Introduction ure trees and decorative architectural features percentage devoted to labor and to the purchase o contribute to a sense of identity that is unique of materials available locally. By contrast, new i for each historic neighborhood-an attribute that construction typically has a higher percentage of is rare and difficult to achieve in newer areas of a each dollar spent devoted to materials that are 1 1. city. These therefore are desirable places to live produced outside of the local economy and to i and work. special construction skills that may be imported. Therefore, when money is spent on rehabilitating Environmental benefits a building, it has a higher "multiplier effect," Preserving a historic structure is also sound keeping more money circulating in the environmental conservation policy because community. Rehabilitation therefore, provides "recycling" saves energy and reduces the need more jobs for Aspen area residents. for producing new construction materials. Three types of energy savings occur: The City of Aspen's benefits for preservation • First, energy is not consumed to demolish While the economic benefits of preservation to a the existing building and dispose of the given community as a whole are substantial, resulting debris. special incentives should be provided to help • Second, energy is not used to create new offset potential added costs of appropriate rehabilitation procedures that will be paid for by building materials, transport them and the owners of the designated properties. Income assemble them on site. tax credits are offered at the state and federal · Finally, the "embodied" energy which was levels for appropriate rehabilitation. Eligible used to create the original building and its projects also can qualify for the Colorado components, is preserved. Historical Society's State Historical Fund, a valuable opportunity for owners of commercial "reusing" older buildings, pressure is also and significant residential properties. City staff uced to harvest new lumber and other is available to provide guidance and assistance materials that may have negative effects on the in preparing applications for these programs. environment of other locales where these materials are produced. The City also offers financial bonuses for historic landmarks. These include an interest free home Economic benefits maintenance loan based upon financial need, Historic resources are finite and cannot be acceptance of a conservation easement (which replaced, making them precious commodities that results in tax benefits) in exchange for limiting many buyers seek. Therefore, preservation adds development on a historic property, and the value to private property. Many studies across the potential to have park dedication fees waived. nation document that, where local historic - districts are established, property values typically The Aspen Historic Preservation Commission rise, or at least are stabilized. In this sense, (HPC) also has the ability to award zoning designation of a historic distiict appears to protect bonuses to historic landmarks, incliiding setback investment. Property owners within the district variances, site coverage variances, parking know that the time and money they spend on waivers and a floor area ratio (FAR) bonus. In improving their·properties will be matched with general, setback variances and parking waivers similar efforts on surrounding lots. Arguably, this are supported by the HPC when they benefit the applies to Aspen as well. landmark structure and have no detrimental effect on the property or the neighborhood. Nationwide studies prove that preservation projects also contribute more to the local economy The FAR bonus is very valuable to some than do new building programs because each applicants, but is one that the HPC generally feels - -lar spent ona preservation project has a higher should only be awarded to projects of significant page Z City of Aspen Historic Preservation Guidelines Introduction merit. Examples of instances when the bonus may City ofAspen has two locally designated historic be appropriate include: districts, the Main Street Historic District, and the • when it is used as an incentive to retain a Commercial Core Historic District. The districts historic outbuilding on the site were created to preserve the character of entire • when the parcel is larger than 9,000 square neighborhoods. feet • whentheprojectshowsanoutstandingeffort The local register designation process is to preserve or restore the historic structure established through the police powers ofAspen's zoning ordinance. Criteria for designation are set • when it is used to create a historic landmark forth in city codes and designated properties are lot split. subject to protections outlined in the ordinance, including demolition and design review. In Other benefits that may be available to landmarks general, any exterior alteration to a designated are exemptions from Growth Management Quota property or a property located within a historic System (GMQS) requirements, additional density district must be reviewed and approved before bonuses, historic landmark lot splits, and work carl begin. conditional uses such as bed and breakfasts. In order to promote community pride in our local Criteria for Designation historic resources, the City will offer landmark To be eligible for designation on the Aspen plaques for property owners to install on their Inventory of Historic Landmark Sites and properties, and is pursuing opportunities to Structures, an individual building, site, structure market historic lodges and commercial businesses or object or a collection of buildings, sites, to visitors with a particular interest in historic structures or objects must have a demonstrated areas. quality of significance. The significance of properties will be evaluated according to the Responsibility of ownership following criteria: Ownership of a historic property carries both the benefits described above and a responsibility to 1. A property is deemed significant for its respect the historic character of the resource and antiquity, in that it is: its setting. While this responsibility does exist, it a. More than 100 years old; and does not automatically translate into higher b It possesses an appropriate degree of construction or maintenance costs. Ultimately, integrity of location, setting, design, residents and property owners should recognize materials, workmanship and association, that historic preservation is a long-range community policy that promotes economic well- given its age or being and overall viability of the City at large and that they play a vital role in helping to implement 2. A property constructed at least forty (40) that policy through careful stewardship of the years prior to the year in which the application area's historic resources. for designation is being made that possesses sufficient integrity of location, setting, design, materials, workmanship, and association and is Levels of Historic Designation related to one or more of the following: in Aspen a. An event, pattern or trend that has made a The Aspen Inventory ofHistoric Landmark Sites significant contribution to local, state, and Structures regional or national history; The City has identified approximately 300 historic b. People whose specific contribution to local, resources, including buildings, structures, parks, state, regional or national history is deemed cemeteries, and bridges. The entire group of 300 important and can be identified and is referred to as "The Aspen Inventory of Historic documented; Landmark Sites and Structures." In addition, the CityofA*penHistortcPreservation Guidelines 1*1- - i - I & page 3 Introduction / 14.13 For existing driveways that cannot be ,/' removed, provide tracks to a parking area rather A typical design guideline in this document contains three components: than paving an entire driveway. Using minimally paved tracks will reduce the The design guideline itself. This sets driveway's visual impact. forth a basic principle for treatment of / a se]ected design topic. Supplementary requirements, listed under the guideline. These clarify the - primary design guideline statement ~ -4".. &1 =:1~ and may suggest specific methods for '51.*•t- __*,~~ complying with it. ---.-- ..<i.~%&4:.49/dilli.....9...... An illustration, in the form ofa sketch ~ · - or photograph that depicts a method · ~ .-ge,~m~ •.F 9.:.V.2.'ll'll.'I...I-- of complying with the guideline. A sample design guideline. c. A physical design that embodies the if they are determined to have significance at a distinctive characteristics of a type, period state or local level. The National Register is or method of construction, or represents the administered by the National Park Service and technical or aesthetic achievements of a nominations are submitted through the State recognized designer, craftsman or design Historic Preservation Officer (SHPO) in Denver, using criteria adopted by the Secretary of the philosophy that is deemed important. Interior. State Register listing is handled entirely 3. A property that was constructed less than by the SHPO. forty (40) years prior to the year in which the application for designation is being made may Properties listed on the National Register may be be considered under subsection 2, above, if the eligible for federal income tax credit incentives. application has been filed by the owner of the Designated properties are also protected from property at the time of designation or, when federally-funded projects which might harm or designating a historic district, the majority of the alter the historic character. Such federal projects contributing resources in the district meet the must be reviewed for their potential negative impact. Alterations to National Register forty (40) year age criterion described above. properties are not reviewed by the Park Service The National and State Registers of Historic if the property owner is not seeking the federal income tax incentive or if no federal actions are Places involved. The National and State Registers of Historic Places are lists of sites and properties of historic significance that are maintained by the Secretary State Register listing is also primarily honorary and carries no restrictions, but allows access to of the Interior, and the Colorado Historical Society, respectively Properties so listed may have state income tax credits and grants. national significance, but they may also be listed r-7-1 page 4 " - \ ¢f*-4.1 " ' 3"7 City of Aspen Historic Presenration Guidelines Introduction -- EaN=~, - 3 0 NORTH ~ i 1==./~&=C~ %% 7, -9- o ' 0 £20 --0- O Cl 0. 40 Qlo . 1, .\.1 C /1 2 r ¢ 2 '9 9 .47 tl The Main Street Historic District . I . 90 f / O,1 C=, 8 L- 1/»»h 0% 111-41(*4032 01 1 The Commercial Core Historic District 4 Br-RE#NER/A ic Ty L. 0 CO , i . 4 r '7 (3+41(,%34%*% Pitki 4 of , - l*fl TH,8 j (33:D RRit COU# b 0 0 /=4749*ttff#/trY/GE 6*spen 1 . r - r r:RE *l.ar.be a f 2 -- Tr ls, 94 v - /0 t=d,0. / ; r.. 5dk i x1.41 -O & W -ill B rh 0 1--jete~29 43 43-L -144 TOI 9 0 »0 .5 ' - V « Clu 1 U 21 ij ----4 2 90 \ b, % % I--- M , re <71 2 r ~ r (04- r J -Ck- 0 1 LO.A B k / A L.-441 : - ft:14.-4- 1 3 42.-11 3393* 1.1.1 . //2449 35:17 0 9 0 A . 0 '04 07/1 an93 EM 41 -4 - 3 4~<AL~ZOP~£~C= - LL REM 1 -jigu~ u,g . ~%4(*U- *002 8 Un ~ j Njyl Dy-2*R A 3-,-,DM 106 L =21 1 %6*11&:d A.Ul b..4 14 13 Mtfu:S¥U F )7 /W a *11322* 5:tj/MPJ®&81#MBED '4490.05/*Flus#-1*161148:1'J 15%~497%44)224.Ulgath 'bu I »obcy .zlE/RE, 2-0 0 al»«29--4 10*WEEY#*0842 /4*tjamin --a>.77-;--i.L___ - nn ©020'4 C#© f O#51*F'@*eatp,4/17_13 fy-jr „Er=Et Iv¢h I 1- .=.1 ,City of Aspen Historic Preservation Guidelines · '·rs ; ?: ' to 1-- \ page 5 .ti . U Introduction ' ~reservation in Aspen Owners must comply with the policies, criteria I These preservation policies, criteria and and design guidelines prior to securing a building ~. guidelines are specifically for the Main Street and permit. : Commercial Core Historic Districts, as well as the properties listed on the "Aspen Inventory of Any affected property owner who plans to make changes to the exterior of a building must obtain i Historic Landmark Sites and Structures" located a Certificate of No Negative Effect from the outside of the districts. They apply to several Community Development Department or a types of construction and maintenance situations Certificate of Appropriateness (COA) from the including: HPC. In order to review each project in a the rehabilitation of historic properties consistent manner, the Community Development · alterations to "non-contributing" structures Staff and the HPC will use these guidelines as a and basis for determining the appropriateness of the · construction of new buildings work proposed. The document also addresses landscape and site work. How is Appropriateness Determined? Each project should comply with all relevant Why Have Preservation policies, criteria and design guidelines, to the Policies, Criteria and Design greatest extent possible. The degree to which each guideline can be met will vary depending upon Guidelines? specific conditions of the property and the scope The preservation policies, criteria and design of work that is proposed. The interaction of ~uidelines provide a basis for making decisions different design variables that are associated with vivabout the appropriate treatment of historic a project, as well as the related guidelines. will be resources and compatible new construction. They evaluated by city staff or the Historic Preservation also serve as an educational and planning tool Commission on a case-by-case basis. The overall for property owners and their design impact on historic resources involved will be professionals who seek to make improvements considered as well. Staff or the HPC must that may affect historic resources. determine that all of the relevant guidelines have been adequately met in order to approve a project While the guidelines are written such that they proposal. can be used by the layman to plan improvements, property owners are strongly encouraged to enlist The policies, criteria and design guidelines in this the assistance of qualified design and planning document are organized in a "hierarchical" professionals, including architects and format. First, a set of overarching principles are preservation consultants. provided in this introductory chapter. Then, key features of individual building types and styles are described. Chapters 2 - 15 address a variety ' How Will These Policies, of design topics and work categories. These chapters are arranged with a series of policy Criteria and Design Guidelines statements, guidelines and sub-topics and are be Used? accompanied by illustrations. For brevity these Property owners are encouraged to review the preservation policies, criteria and guidelines are guidelines when planning an improvement sometimes referred to simply as "guidelines," but project, to assure that the work contemplated will all of the material in this document may be used help preserve the historic character of the City. in decision-making. page 6- .. ' 1 215 1' f":.7 1'" Cio' ofAspen Historic Pieservation Guidelines 1 1 t. ..P, 1 .. ..1 - Ll_1 Introduction ./4 . .r ---L :• DI':'a~ 3. What is the character of the context? 4244%44*Atlillillillillmiqiliall For an individual building, the context of the proposed work may be the building front, or a porch. For a historic district or neighborhood, the 4,·&1-/.-•' context is frequently the relationship of properties in close proximity such as along a block face. To r- £ what degree does the subject project relate to this context? Does it help to complete a set of buildings - , that are uniformly aligned and of similar scale and materials? A project that would impede one's '5. 20*)$. 4 ) ability to read the character of a block that has a , ·p im.·, 4 series of similar properties, for example, would be inappropriate. Historic resources are finite and cannot be replaced, making them preciouscommoditiesthatmanybuyersseek.Therefore, preservation adds value to private property. 4. How would the proposed work affect the property's integrity assessment score? In addition to being historically significant, a Fundamental Review Questions property also must retain integrity-a sufficient Before starting to evaluate a project with the percentage of the structure must date from the specific guidelines, it is important to establish a period of significance. The majority of the building's structural system and its materials baseline of information that can help provide an should date from that time and its key character- objective and informed decision. These questions defining features also should remain intact. These should be answered: may include architectural details, such as dormers and porches, ornamental brackets and moldings 1. Why is the Property Significant? Significance is the documented importance of a and materials, as well as the overall mass and property for its contribution to or representation form of the building. of broad patterns of national, regional or local While some alter'ations to historic properties can history, architecture, engineering, archaeology usually occur, they should be accomplished in a and culture. manner that minimizes loss of integrity Note that the city uses a system of rating the degree of 2. What are the Key Features of the Property? Each property will have a set of character-defining integrity that a property retains. Any action that features that help to convey its significance. These would lower the property's assessment score may include the basic form and materials of the meaningfully, particularly if its ability to meet the building, the manner in which it sits on its site, as designation criteria was threatened, is well as the details of windows, doors, trim and inappropriate. ornamentation. For some properties, simplicity of character is an underlying feature, while for 5. What isthe potential forcumulative alterations others a high degree of ornamentation will be a that may affect the integrity of the property? key feature. Destroying, altering or obscuring key While some alterations to historic properties can usually occur, they should be accomplished in a features are actions that are inappropriate. Greater manner that minimizes loss of integrity. flexibility may be available for features that are less critical to defining the character of the Furthermore, consider how this current proposal property. may be affected by potential future alteration requests. While the proposal at hand may have a minor affect, is it likely to set the stage for subsequent alterations that would undermine the integrity of the property? - ~·City of Aspen Historic Preservation Guidelines . 1~ ~ '~<*44 \ page 7 Introduction What is the Format ofa These supplementary statements clarify the primary guideline statement and may suggest Guideline? specific methods for complying with it. The chapters containing the preservation policies, criteria and design guidelines are organized in a format that provides background information as How were these Policies, well as specific regulatory language. Each of these chapters contains the following components: Criteria and Design Guidelines Developed? Policy statement The guidelines in this document are the result of This is a broad statement explaining the City's property owner and resident's ideas about basic approach for the treatment of the design preservation in the historic districts and for the feature being discussed. This statement provides inventoried properties, as formulated in a series the basis for the more detailed background ofpublic workshops. Writing new guidelines was information and guidelines that follow In a case an important goal established at the Historic in which special conditions in a specific project Preservation Symposium, held in 1997. This was are such that the detailed guidelines do not appear a special forum on preservation issues, attended to address the situation, then this broad policy by elected officials, citizens, HPC and other statement serves as the basis for determining the regional and national preservation experts. The appropriateness of the proposed work. guidelines provide a common basis for making decisions about work that may affect the Background information appearance of individual properties or the overall A discussion of the issues typically associated character of the City. They were revised in 2003 with the specific design topic is presented next. to improve and clarify their content. This may include technical information, such as factors associated with the preservation of a historic building material, as well as general preservation theory that is relevant to the topic Underlying Policies at hand. The guidelines incorporate principles set forth in The Secretary of the Interior's Standards for the Pertinent sub-topics Treatment ofHistoncPmperties (listed in Appendix The sections that follow the background B)-a widely accepted set of basic preservation information are divided into sub-topics. For design principles and which are included as a part example, in the chapter addressing "Streetscape of the criteria to be used in evaluating the and Lot Features", the sub-topics include: appropriateness of proposed work. This planting strips, sidewalks, fences, retaining walls, document is compatible with the Secretafy of the private yards, and lighting. This organization Intedor's Standards, while expanding on how these allows the user to quickly select the specific design basic preservation principles apply in Aspen. topics within a section that are relevant. The concept of historic significance Preservation guidelines What makes a property historically significant? The specific design guidelines are presented as It is generally recognized that a certain amount bold face statements under each sub-topic. These of time must pass before the historical significance are also numbered to indicate their relative of a property can be evaluated. The National position within the chapter and to aid in specific Register, for example, requires that a property be reference in the review process. Also provided at least 50 years old or have extraordinary with the design guidelines are supplementary importance before it may be considered. Aspen requirements, which are bulleted (•) statements. employs a 40 year guideline; however, structures that are more recent may be considered significant page 8 ~ ~ _ City ofAspen Hisforic Presenlation Guideline5 Introduction if they are found to have special architectural or that assigns point values to different aspects of a historical merit and the owner is supportive of building's fabric in order to assess integrity in as designation. objective a fashion as possible. A property may be significant for one or more of the following reasons: Preservation Principles • Association with events that contributed to While the guidelines in this document provide the broad patterns of history, the lives of direction for specific design issues, some basic significant people, or the understanding of principles form the foundation for them. The Aspen's prehistory or history. following preservation principles apply to all • Construction and design associated with historic properties in Aspen and are also used in distinctive characteristics ofa buildingtype, determining the appropriateness of work period, or construction method. proposed. • An example of an architect or master craftsman or an expression of particularly Respect the historic design character of the building. high artistic values. • Integrity of location, design, setting, Don't try to change a building's style or make it look older than it really is. Confusing the character materials, workmanship, feeling and by mixing elements of different styles is not association. appropriate. Period of signifi cance Seek uses that are compatible with the historic Every historic building or district has a period of character of the building. significance-or the time span during which it Uses that closely relate to the building's original gained architectural, historical or geographical use are preferred. Every reasonable effort should importance. In most cases, a property is be made to provide a compatible use for the significant because it represents or is associated building that will require minimal alteration to with a particular period in history. Frequently, this the building and its site. An example of an begins with its construction date and continues appropriate adaptive use is converting a residence through the peak of early occupation. Building i nto a bed and breakfast establishment. This can fabric and features that date from the period of be accomplished without radical alteration of the significance typically contribute to the character original architecture. of the structure or district. Note that the Aspen Historic Preservation Concept of"integrity" Commission does not review uses; however, In addition to being historically significant, a property owners should consider the impacts that property also must have integrity-a sufficient changes in use may have upon their historic percentage of the structure must date from the properties, since this may affect design period of significance. The majority of the considerations that are reviewed by the HPC. building's structural system and its materials should date from that time and its key character- When a more drastic change in use is necessary defining features also should remain intact. These to keep the building in active service, then the may include architectural details, such as dormers use that requires the least alteration to the and porches, ornamental brackets and moldings building's significant elements is preferred. A and materials, as well as the overall mass and more radical change in use can make a project form of the building. It is these elements that more expensive or result in the loss of significant allow a building or district to be recognized as a features. Carefully evaluate the cost of alteration product of its time. The Historic Preservation since adaptations for a significant change in use Commission has developed a "scoring system" City of Aspen Hisioric Preservat®6 Guidelin~s * page 9 Introduction may prove too costly or destroy too many historic preservation methods whenever possible. If features. disassembly is necessary for repair or restoration, use methods that minimize damage to original Protect and maintain significant features and materials and re-install in the existing stylistic elements. configuration. Distinctive stylistic features or examples of skilled craftsmanship should be treated with sensitivity. Selecting a Preservation The best preservation procedure is to maintain historic features from the outset so that Approach intervention is not required. Protection includes Each preservation project is unique. A project may the maintenance of historic material through include a variety of treatment techniques, treatments such as rust removal, caulking, limited including the repair and replacement of features paint removal and reapplication of paint. and maintenance of those already in good condition. Some of the basic preservation Even though it is not reviewed, the original treatments are described in the section that interior configurations of inventoried buildings follows. In each case, it is important to develop and buildings within historic districts are an overall strategy for treatment that is based on significant features, and owners are encouraged an analysis of the building and its setting. to preserve them. While adaptive reuse is a common preservation alternative, new Analysis should begin with an investigation of programmatic uses should match the original the history of the property. This may identify building layout as closely as possible. Be aware design alterations that have occurred and may that when applying for State or Federal Income help in developing an understanding of the Tax Credits, retention of historically important significance of the building as a whole, as well as interior features is often a factor in order to meet its individual components. Sanborn fire insurance the National Park Service's and the Colorado maps are often the best resource for determining Historical Society's review standards. the alterations which have occurred. Sanborn maps for several of the Aspen neighborhoods are Preserve any existing original site features and available at Heritage Aspen, Pitkin County original building materials and features. Library, and the City of Aspen Community Preserve original site features such as grading, Development Department. The Community rock walls, etc. Avoid removing or altering Development Department files also contain some original materials and features. Preserve original photographs of properties, title searches, and doors, windows, porches and other architectural other historical data. features. Historical research should be combined with an Repair deteriorated historic features, and replace on-site assessment of existing conditions. In this only those elements that cannot be repaired. inspection, identify those elements that are Maintain the existing material, using recognized original and those that have been altered. Also determine the condition of individual building components. ............................. Any contractor, superintendent, or owner/ : , Finally, list the requirements for continued use of builder wishing to receive a building permit • the property Is additional space needed? Or to work on a historic structure will be • . should the work focus on preserving and required to complete the "Aspen/Pitkin County Preservation Awareness Program" ~ maintaining the existing configuration? and receive a specialty license in historic ~ In addition to the historical background, research preservation. • should also be done which identifies the ............................. page 10 " Cio, ofAspen Historic Presermtion Guidelines ............ Introduction preservation benefits offered by the HPC. The interior or exterior. This process may include the benefits are a way for the property owner to removal of later work or the replacement of improve a project and make it more sympathetic missing historic features. A restoration approach to the historic resource. is used on missing details or features of a historic building when the features are determined to be By combining an understanding of the history of particularly significant to the character of the the building, its present condition, and the need structure and when the original configuration is for action, one can then develop a preservation accurately documented. approach. When doing so, consider the following terms: Renovation To renovate means to make like new improve by Maintenance repair, to revive. Renovation is similar to Work that often focuses on keeping the property rehabilitation, although it includes the use of in good condition by repairing features as some new materials and elements. The basic deterioration becomes apparent, using character and significant details are respected and procedures that retain the original character and preserved, but some sympathetic alterations may finish of the features. In some cases, preventive also occur. Alterations that are made are generally maintenance is executed prior to noticeable reversible, should future owners wish to restore deterioration. No alteration or reconstruction is the building to its original design. involved. Property owners are strongly encouraged to maintain their property in good Adaptive Use condition so that more aggressive measures of Converting a building to a new use that is rehabilitation, restoration or reconstruction are different from its original purpose is considered not needed. to be adaptive use. For example, converting a residential structure to offices is adaptive use. A Preservation good adaptive use project retains the historic Preservation is keeping an existing building in character of the building while accommodating its current state by a careful program of new functions. maintenance and repair. It will often include repair and stabilization of materials and features While adaptive use allows the building owner to in addition to regularly scheduled maintenance. convert the building to a purpose other than that Essentially, the property is kept in its current good for which it was designed, it should be done with condition. respect to the original building form. For example, it would be inappropriate to turn the living room Rehabilitation of a historic building into a bathroom. The reason Rehabilitation is the process of returning a for this is that when the programmatic uses of a property to a state which makes a contemporary building are drastically altered, this often results use possible while still preserving those portions in a major change to the original floorplan as well or features of the property which are significant as to the exterior appearance of the building. to its historic, architectural and cultural values. When adaptive reuse is the preferred preservation Rehabilitation may include the adaptive reuse of alternative, the proposed design should make use the building and constructing additions. Most of the original building function as closely as good preservation projects in Aspen may be possible. considered rehabilitation projects. Remodeling Restoration To alter the shape, style or form of a building is to To restore, one reproduces the appearance of a remodel it. The appearance is changed by building exactly as it looked at a particular removing original detail and by adding new moment in time; to reproduce a pure style-either features that are out of character with the original. City of Aspen Historte Preservation Guidelines ' Rin- p,~11 Introduction For example, to change the style of a vernacular Repoint i Chimney th cottage to an ornate Queen Anne style would be a remodeling. Remodeling is inappropriate for historic buildings in Aspen. Reconstruction. To recreate, out of new materials, a replica of an original feature of a building. For example, this technique may be used to replace ornamentation that has been removed. When applied selectively in an overall rehabilitation project, reconstruction '44* 42 of missing elements can enhance the historic appearance. While reconstruction of missing '4 I Un=AFF 1.- & elements on an existing historic structure is encouraged, replacing so much of the original to the extent that the entire property is a ~~ reconstruction is inappropriate. While such a structure would be architecturally compatible with its historic context, it would not retain / 413£329 F Woral/L integrity as a historic resource and would not be Reconstruct Forch U rated as having historic significance. Appropriate drawing: mechanically drafted to scale, this drawing Combining Preservation Strategies best conveys the character of the proposed work. Many successful projects that involve historic structures in Aspen may include a combination of preservation, restoration, and other appropriate 1,_ treatments. For example, a house may be adapted to use as a restaurant, and in the process, missing porch brackets may be replicated in order to b 4, restore the original appearance, while existing original dormers may be preserved. r~r- .a. Planning a Preservation Project Il!11111¤I~i109*¤1-11~ Once the basic approach to a project has been - Ultuwi~19"' 1 111,11~; 11 rl"el & o defined, it is important to assess the property and 0 to identify any significant character-defining features and materials. Retaining these elements, and then using the guidelines to select an appropriate treatment mechanism will greatly re•.1.·-+ p,1-,44/6),S) -'' enhance the overall quality of the preservation project. In making the selection follow this Appropriate drawing: while in free-hand, this drawing adequately sequence: conveys the scale and character of the proposed work. 1. If a feature is intact and in good condition, maintain it as such. 2. If the feature is deteriorated or damaged, repair it to its original condition. p«ge 12 - * City ofAspen Historic Preser,gtion Guidelines ZU' Introduction 3. Ifit is not feasible to repair the feature, then replace it with one that is thesame orsimilar in character (materials, detail, finish) to the original one. Replace onlythatportionwhich is beyond repair. 4. Ifthe feature is missing entirely, reconstruct it from appropriate evidence. 5. If a new feature or addition is necessary, design it in such a way as to minimize the ' impact on original features. -1 (The HPC will consider the application of this sequence of actions in making its decisions about @. the appropriateness of work proposed.) The Aspen Historic Preservation - 1t Commission Inappropriate drawing: the scale and character of the proposed The City Council appoints volunteer members to work are not clearly conveyed, nor are there any dimensions. the Aspen Historic Preservation Commission (HPC). The HPC is comprised of seven voting members and one alternate who are city residents, have an expressed interest in historic preservation, and are knowledgeable about the heritage of the City. The HPC reviews the following-categories of work: • Minor development • Major development • Demolition • Relocation • Historic designation • Historic Landmark lot split Some work requires review before the HPC and other work may qualify for an Administrative Review or "Certificate of No Negative Effect" by the Community Development staff. A change in paint color, interior alterations, and some forms of exterior repair are totally exempted from City review. Please consult with the City's Historic Preservation Officer (EIPO) in the Community Development Department at the outset of a project in order to determine specific requirements. \ City of Asp,n Historic Preservation Guldeling P.ge IS r Introduction ..- • Manufacturer's specifications and details of product installation Plans, elevations and/or section drawings which must be to scale and should include t== ...= - 1- - 1. -1-0%4 major architectural features, and the design -f'llay€ A. 1 t.i /1 vi and location of proposed changes as built Lm- and proposed ..43. 3 - 1 : '. : . -In"irk/:. · Site or plot plan "0 • An application for "Residential Design Immi #0.)3 6·:4~is~Jj:. 4.,~ . ~ /4 .~ .'' .~ 4~{ti :6 '* ~ f ~h~'·~'~* 10 r Standards Review", if relevant, with all P-*'* . u . : 0'172.1-I,·I· 4,44'·349©Pt=1?4·,2·7@Z:..32Sfl~w·.0,-.r;p~gi·~~f~~79~"~~N? "- ' « 4-'~ required information Consider displaying a storyboard on-site during construction to explainthehistory ofthepropertyandtherestorationprocess tothe • A written description of the project passersby. , A model of the proposed development Analysis of the neighborhood context Any additional material necessary to Projects Subject to Formal support the application Review · Landscape plan. Prior to filing a request for a Certificate of No Negative Effect or a Certificate of Importance of Acquiring a Permit Appropriateness, applicants are encouraged to Obtaining a building permit is a crucial step in participate in a pre-application conference with any construction process. If a city building or the Historic Preservation Officer, available in the zoning inspector finds that work is occurring Community Development Department. At this without a permit, the work is stopped, or "red ~ conference, the HPO will outline the review tagged. " In the simplest situation, construction process, discuss approvals that may be needed is delayed; in more contentious cases, the work from other city boards, provide application forms, has to be reversed or rebuilt, resulting in long and suggest any modifications which may make delays, additional fees and fines, and occasionally the application more consistent with all applicable court appearances. Undertaking an act of demolition on a designated property without standards and guidelines. HPC approval may result in a ten year suspension Following the pre-application conference, an of building permits for the property. application must be submitted in order for a staff approval to be granted or for a hearing date to be Building permits are not only a way for the City scheduled at the HPC. Application forms must to keep track of applications. but they also serve - be returned fully completed, with an application as protection for the owner. Many appeals have fee. Along with the application form, come about after work has been stopped by a documentation should be submitted that zoning or building inspector in situations in adequately describes the existing condition and which the owner or contractor was unaware that the proposed work. Among the supporting a permit was necessary or refused to obtain one. documentation that may be required to A permit, issued by the City of Aspen, is the appellant's proof that they have tried to comply thoroughly explain the project are: • Photographs of the entire building, with the City's regulations. Most importantly, neighboringbuildings,andclose-upsofany obtaining a building permit means that the work architectural details involved in the will be inspected to determine that it has been executed correctly, which provides a long-term proposed changes safeguard for the property owner. · Material samples of replacement and new construction materials page 14 \64·:td T'·30 - Cily of Aspen Historic Preservation Guidelines s«*i~~~ ~ Put.*~3 72~ -b € 19 Introduction Aspen Historic Overview Following the reports from the Hayden Survey, in the summer of 1879, four prospectors from Aspen has experienced several cycles of Leadville arrived in the valley to explore the development in its history beginning with the mining potential. Quickly, they sank shafts to mining industry of the 1880s, the creation of the indicate they had mined the land and filed claims skiing industry in the 1930s and the City's upon their return to Leadville. By the end of 1879 transformation into a center for arts and culture at least 35 prospectors camped at the base of in the 1940s, all of which have led to the Aspen Mountain, enduring the winter so as not to lose potential fortunes. The resulting pressure contemporary attraction it holds for intellectuals, to mine and allow settlement of the area led to outdoor enthusiasts and life-style connoisseurs. the removal of the Ute people to Utah. The Early Years-Mining Aspen is located in the Upper Roaring Fork Valley, Henry B. Gillespie and B. Clark Wheeler, two ambitious men who would come to direct the where people have lived for at least 5,000 years. The Ute Indians arrived in the area around 1400 growth of the region, arrived in the mining camp A.D. and controlled the region until the 1870s, in the spring of 1880. Although it was Gillespie who initiated the efforts to create a town (which preventing access to most of the valley under the 1868 Ute Reservation Settlement Act. However, was to be called Ute City), Wheeler was first to they did allow the Hayden Survey to be complete a survey and he gave Aspen its name. completed in 1873, which was ultimately In March of 1880, B. Clark Wheeler incorporated the Aspen Town and Land Company with the responsible for determining the evidence of gold financing of eastern capitalists. and silver in the surrounding mountains. .. ..... . -- - '.----5..1.' 1 I , 41 t....1 . re. 1.,= I , . I .... .. ... If..... 4 -. .... . 14 - -:.... 3.-·ti·.272%1**d b~ ' >, .. . · . - -.€':,5 ri&9376-f-.-- ·· .- 6*et-r--- ... t./.1.-4*0,1:·.-~31*,v 3 U..?719 4%19*,Sli**9 *Mt€3Fb**195.4.13,-*-'...&"19.-J~**~~~i~-' 30-2/3242.62-·s lis=, 2ih>:Ji: „41' *Ati ..; 14.7 ..·,1,3-'ft.:.'13-r.·- ~3,:~~.,~F..25.- -1.--·- c .-·264-3,/:03/4,i/~4,;•-u=- 2.41 7~79*1.-2.~+1-J -4::Al.Pilit- -VKi=- <1#562%/44.,2/ ky-·:112=-* -'- 103.2.14*.f:> .r.5,13'92*..15 -'.,I -. ./.4*8;n.,mi:663".64*/r ': . . '+ - This photograph illustrates the grid upon which the City was organized. Note the consistent setbacks along the residential streets. City of Aspen Historic Preservation Guidelines . . page 15 Jntroduction ~ Initially, Aspen was a typical mining camp. with Many of Aspen's achievements in the mid-1880s tents and crude log structures for businesses and can be attributed to an eastern capitalist, Jerome homes. Transportation into the area was only by B. Wheeler, no relationship to B. Clark Wheeler. way of Taylor Pass, through Ashcroft until 1881, Among other investments, Wheeler facilitated the when the Independence Pass Toll Road was development of two major sources of mining completed. Between 1883 and 1885, the infrastructure-a smelter to process the ore locally population increased from 500 to 3,500 people, for greater economic return and a railroad to and the town had municipal water service, a connect the town to outlying regions. telegraph, telephones and electricity, thanks to what was reportedly the first commercially- By 1886, two railroad companies were in operated hydroelectric plant in the United States. competition to reach Aspen first; the Denver & Rio Grande Railroad and the Colorado Midland Aspen was in the thrust of a building boom, Railroad, which was partially bankrolled by including construction of over twenty business Jerome Wheeler. The first train on the Rio Grande buildings, and in 1884, well over one hundred line pulled into Aspen in November of 1887. The homes to meet a housing shortage. Civic Colorado Midland was hindered by bridge improvements were made and the City Council construction over Maroon and Castle Creeks, but added street signs and house numbers. The town ultimately arrived in town in December 1887. The was platted into 30'x100' lots and the city was railroad cars carried three to four thousand tons divided east-west by Center Street (now of ore each week to be processed; the returning Garmisch Street,) and north-south by Main Street. cars brought valuable merchandise, including These two thoroughfares were both one hundred commodities and luxury items. feet wide, while other streets were sixty The residential districts were generally within As Aspen prospered, around 1888, more - proximity to the trails leading to the mines. The substantial, brick and stone, high style buildings ~ commercial district, originally four blocks in size, began to be built. It was the custom of the day for was located at the base of Aspen Mountain. The successful businessmen to build a city block in a industry associated with the mining process such unified architectural style, using the best location as the mills were located on the perimeter of the for his own business and renting out to others. town. According to the Time's editor, reflecting The business blocks (for example the Aspen Block, on the character of the town, *'the pretty cottages, on the southwest corner of Hyman and Galena) the palatial stores and the neat church and public were symbols of the prosperity of the town, and buildings, attest to their energy, prosperity and the individuals for whom they were named, as cultivation. well as a growing civic pride. Two of the most important structures built during this period were financed by Jerome B. Wheeler-the Wheeler a 1 Opera House and the Hotel Jerome. - -- ·Adievil#r: Most of the houses built during this time were ~ from designs found in pattern books, volumes of t-*dil' I 11·'ll -14 building plans that were widely available. The 10,F, Ell·Ii'ME 1.6*17/9£ ~ ~: @,; i,t I~ majority of the homes were wood frame, although some larger and more elaborate houses were inim constructed of brick. The miner's cottages ...,te•·F**%14 :»2 ·f·.f·-~··.9»k@I~ generally measured twenty-eight feet by thirty 14~ feet and were divided into five main spaces: a - Dira-4204 . *./+47~7< "·'-~b·1_71yps:402 ~ ZE~19 ~*493ui: .5 »...,.-1.2.si» parlor (with bay window), sitting room, kitchen, sleeping area and a porch. An outhouse and sheds Cooper Avenue dma 1894. for livestock also would have been located on the a page 16 ' g l · · ~ · Cily ofAspen Historic Preservation Guidelines - 19.1 Introduction lot. Exterior detailing on the cottages was t ···:..r- . relatively minimal, mostly focusing on the porch and the most prominent window Produced at a rate of four per day this family house, painted, .&<.-.Vlt plastered and ready for occupancy, cost $1,000.00 /8/,4/5,0/'ll'lillabiarlfi/p,k/irillilimmligilikfi0:lifiril' to build. The 300 block of E. Main Street contains -93~K· - t~7~ examples of the pattern-style, vernacular miner's cottage. utilitarian in design, with small vegetable gardens #EQ.~.2£*21<f:.~.EMil,allil and few ornamental plantings. The larger homes had ornamental plantings, often protected by ,~ _ fences. The fences were low and transparent in Aspen Mountain, circa 1947. nature to provide some definition between private yards and the public right-of-way The planting of cottonwood rows was the dominant as the ''Quiet Years', which lasted until the 1930s. landscaping feature in the residential and Homes were vacant, stores empty and the grand commercial districts. Small irrigation ditches to architecture of the commercial and residential promote growth linked the tree-plantings. blocks entered a long stage of deterioration and neglect. Entire blocks were barren without a single In spite of fast-paced construction, by 1889 the occupied house and buildings stood as bare housing shortage continued in Aspen, especially skeletons, the victims of salvaging for materials, for miners' families. In response, in September of fire and vandalism. 1889, the city council chartered a company to create a horse-drawn streetcar line. The completed During the "Quiet Years," most people survived ~ system stretched two miles, criss-crossing the on modest resources. Residents raised much of town and changing the face of Aspen by their own food, merchants extended credit when expanding its limits beyond the walking capacity possible and neighbors shared with neighbors. of pedestrians. Throughout this extended depression numerous records indicate an enduring pulse of optimism amongst Aspenites. The theme of unfailing pride The Silver Crash-Aspen's Quiet Years dominated during the "Quiet Years." By 1892 Aspen was the third largest city in Colorado with 12,000 residents-only surpassed The major transportation services, the Midland by Denver and Leadville. It did surpass Leadville Railroad and the Rio Grande Railroad were also to become Colorado's leading silver producer, affected by the financial crash. The Midland line and housed the largest opera house in the state was purchased by the Santa Fe Railroad, but the and finest luxury hotel on the Western Slope. In route was abandoned by 1900 and the track was the spring of 1893, the financial success ofAspen removed by 1921. The Rio Grande was more was devastated when Congress repealed the fortunate and endured the silver crash by hauling Sherman Silver Purchase Act. The " Silver Queen" cattle and sheep rather than silver. By the 1930s of the Rockies came to a grinding halt, as did and 1940s it once again met market demands by almost all of Colorado's silver mines. By the end hauling the building materials and eventually of 1893, the mining workforce had dropped from passengers for the development ofAspen as a ski 2.250 to 150 men. By 1900, Aspen's total resort. population had dropped to 3,300 people and by 1930 had reached a low of 700 people. The events of 1893 initiated a period commonly referred to ~ 1 =9., 1 - 1 + -- - .- City of Aspen Historic Preservation Guidelines J 1 E··,1,\ I page 17 liiti-oduction A. Aspen's Second Cycle-Ski Town the development of Aspen skiing: but troops in ~ Snow and spectacular mountains would provide training at the 87th Mountain Infantry and later the resources in the 1930s for Aspen to begin the 10th Mountain Division would come to test development as an international ski resort. While their skills on the weekends. After the war, many miners had previously used old barrel stays to of these same people came back to settle in Aspen slide down the mountain after work, they never and continue the momentum of developing its guessed that this transportation method would skiing potential. By 1950 Aspen was be the next boom for their remote mining town. internationally famous for its terrain, World Cup Ski events and pioneering ski-industry It was the chance meeting of a miner's son, Tom techno]ogy. Lift capacity continued to expand at Flynn, with Olympic bobsled champion, Billy Aspen and new ski areas were developed. In 1957, Fiske in California that initiated speculation for Aspen Highlands opened, to be followed by the ski-industry in Aspen. Fiske soon hired Andre Buttermilk a year later. The significant addition Roch, a celebrated mountaineer, avalanche expert of the Snowmass ski area in 1967 firmly and engineer, to survey the area. Roch spent the established Aspen as an international skiing next six months identifying the recreational destination. By 1986, Aspen installed the world's advantages of the region. Following the survey, longest, single-stage vertical rise gondola-the Fiske and capitalist Ted Ryan personally cleared Silver Queen. Aspen continues to maintain its brush off the hillside, creating the first alpine slope position as an international ski resort, attracting near Aspen. the world's top skiing competitors and most celebrated ski events. Then in 1937, Roch developed a downhill race course. Originally called "Roch Run Trail" or "the Skiing also changed the architectural character of Roch", only a section of the original course Aspen. Lodges were built in the chalet style - remains today Roch believed that by creating a familiar to their European owners. To enhance the ~ race course, Aspen would receive more publicity, alpine experience for tourists, landscaping trends thereby development of the mountain would be attempted to bring the mountain environment accomplished more quickly It was a great success, into town. Spruce trees and other conifers were attracting not only top skiers, but visionary planted along streetscapes and throughout the capitalists. commercial and residential districts. In 1938. Roch's served as the site for the Rocky Mountain Ski Association Championship and by Aspen's Cultural Renaissance-The Aspen Idea 1941, the Aspen Ski Club hosted the U.S. World Investment capital began to flow into Aspen as Alpine Championships. World War II interrupted influential people such as Elizabeth and Walter Paepcke promoted the town. The Paepckes were _~ Chicago industrialists with grand visions. Walter Paepcke dreamed of a community "of peace with 1 14 1 ----f-' Mi.4- 5 --fl_ i opportunities for a man's complete life...where sy 7.*"57.kis. 010:,al:. c. .·r , _ 4- *F . he can earn a living, profit by healthy physical - -I~ recreation, with facilities at hand for his W*114#-3.*4*Etilf.-Fi,„.„,6.,~r-JI-~M• enjoyment of art, music and education." He - ,#17 -~mitizE-11*Wt-144,f-1„*91:094 ,33-7 - J..4- created the Goethe Bicentennial Convocation in 1949, which attracted the world's foremost artists, _,,lm.api,#00*,il writers, musicians and celebrated humanitarians. The success of this event led to the creation of the ' The original Aspen Music Festival Tent, designed by Eero Aspen Institute, Aspen Center for Physics, Aspen Saarinen and erected in 1949. Music Festival and School, and numerous other e world class conferences and events enjoyed in 1 -, . page I8 I C<32% I , : '1 ' Cio, 01-Afpen Historic Presenetion Guidelines Introduction Aspen today. The International Design ~ Conference, founded in 1950 has left an indelible impression upon the architectural characteristics of Aspen and how the Aspen community promotes innovative design. Examples of private residences and civic structures influenced by the Modernist movement can be found throughout the city. Present Day Aspen- International Resort for the Mind & Body Aspen lures people today with world-class accommodations, outdoor recreation opportunities, artistic venues and educational forums. Its setting, unique architecture and sense of history provide a backdrop whereby the Aspen community can provide the best of both worlds- charm and natural beauty with cosmopolitan entertainment and flare. City of Aspen Historic Preservation Guidelines ... .. 'F ' K F \¢.1." \ page 19 Introduction 2~~rellitectural Styles inkspen Note: Dates indicated describe the period , covered by a particular building style • within the State of Colorado, or within ~ The City of Aspen contains a wide variety of Aspen if a more specific timeframe has • building types and architectural styles that reflect been determined. , 0 its evolution, many of which have historic ............................. significance. This rich architectural heritage enhances the City and contributes to its strong "sense of place." The following is a brief overview of the most frequently recognized styles found in Aspen. This survey of building types and styles reflects changing building technologies, tastes of the times, and the distinct Aspen context. Commercial, Public, & Industrial Buildings Aspen's traditional commercial buildings are predominantly located in the Commercial Core. Styles range from vernacular storefronts with Italianate or Queen Anne influences, to Romanesqueand Neoclassical designs. Some later ones were constructed in the chalet style, which may not have these same features. Regardless of the specific style, most traditional commercial buildings exhibit these features: The street level has large areas of glass to display goods and services offered inside Entries are often recessed and moldings separate the storefront from the upper portion of the facade A decorative cornice usually caps the building front .. .. 1-rl page 20 1 M , .. i '4ty or Aspen Historic Preservation Guidelines .- 1%32. 1 .... .:...4.....k,1.111'.'... ...... .. . , ........ Introduction False-Front Storefront -414»Uni i},~ (circa 1880-1893 in Aspen) r I /&47-t I . 4 I I -/.../........./.... b Relatively few examples of false-front buildings 1-2-zy-a,». survive. These structures are from the early 226 --Il<.A , I ./ settlement phase when wood was the primary 4 *. 33. •i~ --:1#2U<$ construction material. The front created a facade that made a building appear larger and taller than it actually was, masking a gabled roofline. Cornice ..4. A -/..../- 9/.66' details and kickplate elements below the 12==12- storefront windows also were created from wood. ~24.. t-----1......... Characteristics: '4 1%* ~ ·'1}*A:-, 44 1 . 1. 1, 9 - F.144 I .... gable roof concealed behind false front 16*%94>4 r . 3. .: 1.~r... 4 · recessed entry *149 4 'fly* r . *46•*Uti · large glass display windows on first floor ar.:c. »·242.t simple bracketed cornices 0..... a 2 · painted wood lap siding 9%2111&· · kickplate below display window A+f·~t.,110 4-,9 A . :lyn transom above display window ... e *>. \ t · wood framing for doors and windows *·.0 11 7 «- I 9-2 ~~ ,4 ... lilla -2 W 'fe'. < f «Le I 10* h >11 -he. . / R. 1 i:4* . n.2/1 9 0*9352/0 ..... ill ' 1 1 + 77%1 *#/*4773 : 41 ~ , Nt//2 . I+ False front commercial structure at 413 East Hyman Avenue. Constructed in 1885. 1-71 1 ,City ofAspen Historic Preservation Guidelines ' ~ ¢ page 21 Introduction f~,ti_ (circa 1880-1900) Victorian-Era Commercial Building 4 *430,1*Ekittiesit....1,;1':/iprli"..=.- '43. 44.l .U : . Although construction of this type of building .i. i 1 ··c· · : .t· i..:.:. 71 began nationally asearly as 1850, the commercial t. i: r- - i.•. 11- 1 , u* 1,9 :2 R.I U -» Ii' storefront of the late 19th and early 20th centuries :07 ' .. ~ is the most common type o f building found today in most historic commercial districts throughout the country Usually between one to three stories 9 ? a in height in Aspen, these buildings are divided i into two distinct bands. The first floor is more 1*... commonly transparent, so goods can be -- 4 displayed, while the second story has smaller Victorian era commercial building at 531 East Cooper Avenue. windows and is usually reserved for a residential Constructed in 1888. or office space. The majority of these buildings in Aspen were constructed between 1888 and 1893. As this type evolved towards the turn-of-the century, so too did the amount of ornamentation and high-style influences. Cornice and midbelt moldings became more prominent, more elaborate window and door openings were used and much of the facade was covered with varying degrees of applied ornamentation. Italianate details were popular. With the introduction of cast-iron, the weight of second and third stories of these Victorian commercial structures was carried over larger expanses of glass on the first noor. Characteristics: · cast-iron supported orwood poststorefronts · large display windows on the first floor usually framed in wood, but sometimes metal • transom lights above display windows · kickplate below display windows • recessed entry • wood double doors · tall second storywindowswithwood frames · decorative cornice at top · masonry walls · varying degrees of ornamentation F-7-1 2.9, \ 9 0 ..1 93< .- Ciry of Aspen Historic Preservation Guidelines Introduction t Romanesque Revival Industrial ~ (circa 1880-1893 in Aspen) (circa 1888-1893 in Aspen) Promoted by the prominent Boston architect, The Industrial style represents an age when the [ Henry Hobson Richardson, the Romanesque, or production of goods was an overriding goal. This Richardsonian Romanesque style was commonly style was sometimes employed for utilitarian used for large public buildings during the 1880s public buildings, and featured large, open interior following suit with Richardson's Trinity Church spaces, made possible by a heavy wood truss in Boston. Romanesque structures were always system. Examples of this type of building in of masonry construction. Rounded stone arches Aspen include the former hydro-electric plant, were typical details, as were carved stone columns now the Aspen Art Museum, and Aspen City with Corinthian capitals, which feature an Hall, built as an armory acanthus leaf pattern. Attached stone pilasters, or piers also were common. These basic features Characteristics: were translated into more modest buildings such • large rectangular forms as the Cowenhoven Block, seen below. · brick or concrete construction · large interior spaces Characteristics: · smaller, vertically proportioned windows 1 • asymmetrical facades • masonry cornice supported on corbels · masonry walls, usually with rough-faced, squared stonework · most have towers with conical roofs round-topped arches over windows, porch ! supports or entrance ,¥I=YIN 4--. d.(-1/-/TA. 1„<4 --LN- 1. 7 ~~ • deeply recessed openings • decorative colonnettes around windows ,//1< 6%1E<ilizi/allil-JJIi:.*W:'/=//.- · decorative floral patterns on column capitals ..m..Wil....lir.... and wall surfaces ila"al-,1~-pll'-Ill-- 1=J..WI.Imp • wood frames for doors and windows Aspen City Hall, originally the Armory Hall at 130 South Galena. ..1~ Constructed in 1891. 20.0.HEWJ,--2-2:Chb/215,1 - 1.Ii"~ A Romanesque Revjval structure at 501 East Hyman Avenue. Constructed in 1890. page 23 City of Aspen Historic Preservation Guidelines ~*4'kli~~. 4 w , ' . 1 Introduction (circa 1893-1945) (1945 to early 1970s in Aspen) Neo-Classical Wrightian The Neoclassical movement is an American The Wrightian style was developed by the phenomenon that began with the 1893 Colombian architect Frank Lloyd Wright. Several buildings Exposition in Chicago. Greek Revival precedents inAspen were designed by architects who studied were most commonly used, but with more variety under Frank Lloyd Wright. Examples of the in composition and detail. In Aspen, popular Wrightian style can be found in both commercial neoclassical details were simple Doric columns, and residential buildings throughout Aspen. triangular pediments and large cornices with rows of dentil moldings. Other classical orders, Characteristics: including Corinthian and Ionic, sometimes are · low-pitched, hip roofs used as well. These appeared on both residential . roofs have wide overhanging eaves and commercial buildings. · details are used to emphasize horizontal lines Characteristics: • windows sometimes arranged in bands or · free-standing columns, usually Dorie order strips • cornice with dentil moldings integral relationship with the site · triangular pediment, sometimes supported on classical columns 3~ ~- - - 45·fli~.~- 7. 33(. . 8- 8 7/6/1/'/I'"fLZE-zi"/9/"I/Ew/--E* 9 + .4 . -J I . t ·P .*t :46 .0 - The Collins Block, is a predecessor of true Neo-Classical, and is at This Wrightian style building is located at 120 E. Main Street, and 204 South Mill Street. Constructed in 1891-1893. was constructed in 1960. p- 21.777 fl7<T-*N.:T~r~~a0.·3'<2.~~~ '1· · ·~ ...907~Aspen Historic Preservation Guidelines A i. -- *. i . tip..· Introduction Chalet Style Residential Buildings ~ (1945 to the mid 1960s in Aspen) Residential lots in the original townsite were This style is reminiscent of alpine architecture in generally narrow and deep, which affected the Europe dating from the 1700s and was popular organization of the buildings and outbuildings. for early American ski resort towns, including 19m century buildings were oriented toward the Aspen. Prominent wood balconies, shallow roofs street, with the primary entrance visible from the with wide eaves and horizontal design elements public right-of-way Ancillary structures such as are identifying features. Wood trim often reflected carriage houses, barns, and servant's quarters a jig-saw cut-out design, especially on balustrades were placed to the rear of the lot. Siting patterns and gable ornaments. Stucco was combined with are different for some of the more recent styles, wood siding. Occasionally, mountain scenes were such as rustic and modernist. painted on the stucco. The style was used largely for hotels and retail structures, as well as some The 19th century residential buildings in Aspen residential. have a large number of details in common. This similarity of styles is largely attributed to the use Characteristics: of pattern books by the builders since few simple rectilinear forms residences were architect designed. The pattern · ornamentation applied to wall surfaces books* of A. J. Downing in the 1840s greatly • stucco and half-timber siding influenced residential building styles, particularly · patterned wall planes created by false half- Cottage Residences, Rural Architecture and Landscape timbering Gardening which advocated both Gothic and · scroll-cut trim along gable ends Italianate designs. These publications were still exposed and detailed structural wooden influencing local builders in late nineteenth- members, century Aspen. The houses that they constructed · wooden shutters, often with cutout were stick built, using local materials and ornament prefabricated building elements sent by railroad, · polychrome color schemes (dark brown including trim, ballusters, and scrollwork. body, with trim painted in a light color or the reverse; white walls with dark stained : _ -:7 T.L.'70-' . 3.13341 0 1 \, ¥17 1 \{ ...... or painted trim) · a large singular roofform, generally low in ,»64,~.,- Vgm,0,-:-i~ L rt -- 9,2.< ,M~ slope, usually covering the entire structure [c:* ~Elill,Illil~li, 11'MA 14#/ r --- without interruption ~ t,,ta ; Al V.11. .< • building footprint usually rectangular . 111 -t • windows horizontally proportioned and AP i/1 used sparingly 1 <2,1 4 4..i M, 111 . 4401 -- - 1 I ' il' '' 'tl ' < A vernacular house at 134 E. Bleeker Street. Constructed in 1888. *The popular belief that the miners' cottages built in Aspen were Sears'kit houses js false. The buildings were stick built with only - somedecorative elements purchased fromcatalogues. Sears'homes were available starting in 1908, after the Aspen miner's cottages Chalet Style at 710 South Aspen Street. Constructed in 1953. were built. CityofAspen HistoricPreservation Guidelines = · -2, ~ . ~<~~1 . page 25 Introduction Vernacular Wood Frame House or "Miner's Cottage" (circa 1880-1893 in Aspen) , 1, #- 1 A e -*ari4..o.~d...~a The term "vernacular" refers to building ~ ,: .74 . .- traditions that reflect local taste, customs and 7 -·t -~--i#~mid<5.1 materials. The vernacular houses of Aspen are gf*·r ~- ... --=- 6-146 4*E- 4 442 ' similar to those throughout other Colorado S ·30..3-~ mining towns-these houses were designed for ·+ 911 --- R' -76 6~I#1-- -1 -4 8 utilitarian purposes with minimal attempts to E J,<31 I' copy a prescribed style. Typically, decorative :remj:NU&£*A;AM#*#WAEIUM:Im elements were applied to cottages with steep roofs, wooden siding, vertical sash windows and An L-type house at 134 W. Hopkins Ave. Constructed circa 1880s. front porches. Some homes received more ornament than others, often influenced by Queen Anne or Gothic Revival designs usually around , windows and doors and at porches and gable ends. In plan, these cottages were L-type, gable end, or side gable. Often shed additions were · added. L-type .1 The L-type houses have two wings with intersecting gable roofs that form a letter "L" in i I plan. Very often an attached porch runs along the i street-facing facade. Most of these houses are 1- ~ story but 1-1/2 and 2-story versions also exist. Other features include: · overall, simple building forms An L-type plan. • 1-story, covered porch, usually at the intersection of the two wings · projecting bay windows · wood clapboard siding - • shingle roof pipe 26 16(94 · 4. . . City of Aspen Histork: Preservation Guidelines ~ 1 1 / 1 /4,4, 1 1/ 1 Introduction Gable-end ·~ ~ This basic house type has a simple, rectangular shape with a gable roof with the ridge running perpendicular to the street. Most have a porch on t the gable-end and a smaller roof is attached to ....=A....1- 1 shelter the porch. Wood siding is typical. Most r.; , are 1 - 1-1/2 story and a few are 2-story. Characteristics: bay windows · full width or inset 1 -story porch, with shed 4- 44 24 or gabIe roof 17:11111"Inm 44*ji-. , • decorative shingles in gable-end ..:1 - ..1 7, -1.- gable ornaments, including brackets and . 0 •·fl.'- ... '4 barge boards ~, ..... ... -... . 956? 621 i== 4/.-'11 • overall, modest character 42; [ r · porch may project forward or be inset into ~ the front wall plane . - ..Vel. A gableend houseat229 W. Smuggler Street. Constructed in 1888. Side Gable This house style has a ridgeline that runs parallel . to the street. Often a porch runs the length of the house. Details are similar to other gable cottage plans. i. C. Characteristics: 11% • full width, one story porch decorative elements focused on the porch . area ti . porch projects forward from the front wall plane A side gable house at 114 Neale Avenue. Constructed circa 1880s. painted wood lap siding wood trim around windows and doors - City ofAspen Historic Preser,fation Guidelinesl . . €94 page 27 Introduction ~ Pioneer Carpenter Gothic (circa 1879-1940 in Aspen) (circa 1850-1880) These buildings were generally constructed of This style is characterized by wooden round logs, hewn logs, or log slabs considered to interpretations of Gothic masonry structures, with be mill-waste, and built as basic shelter for early an emphasis upon verticality and picturesque Aspen settlers. Later examples copied this style. composition. Jig-saw cut trim elements were The log members were laid on alternating tiers, popular but straight lines and simple geometric implementing a variety of notching techniques forms provided the framework for more for joinery The details of the log connections and ornamental attachments. These ornamental the character of the log cuts themselves are details and the overall vertical form of this style important features. The spaces between the logs are important features that should be preserved. were filled with "chinking" consisting of a All-white color schemes were popular, with mixture of animal hair, clay, straw and other accent colors only appearing on shutters. natural materials. The roofs were constructed of readily available material, including canvas, Characteristics: wooden shingles, and sheet metal. In Aspen, some · steeply pitched roof of these log structures were later updated and . cross gable roof plan, or covered with milled wooden siding and details. · side gable roof plan with central cross gable Sometimes only the street facade received this over the door treatment, leaving the logs on the side exposed. • clapboard siding Even when covered in this manner, preserving · decorative barge board along eaves of main the original log wall is important. gables and dormers two-over-two, double-hung sash windows a. Characteristics: bay windows · log construction • lancet windows hip or gable roof • elaborate porch railings, square posts, cut- rough-sawn wood trim out boards F ' 3, r, 4. : 4072 ; I . 1 4 -/ 4 f - ft ·.#:Ip:-1.- luz./1 1 1 442.34 WEA - I- $07'·· . 1. 1 1 ! *, '4# 8 --12=121 - 44· 1 - i -- .... 4 ' ; +~96.ppy<* .ly,trJ,<1.... ..i,· 7 . A Pioneer House at 205 South Third Street. Constructed in or before 1885. . 1.-8,=,1 + &1.* ' '' p. 44~ 64 A Carpenter Gothic house at 302 East Hopkins. Constructed in 1883. page 28 1 . , '· - 0-3 i..5.i, ~ * ;9* 41'8©4: City ofAspen Historic Preservation Guidelines ' ~1 ··t··7.... ..£.ag.%~·:. .-ul·.9< ~ '~' 1~'~ 1 - · I t~/2 07*. f. 0,=k., Introduction Queen Anne Second Empire ~ (circa 1880-1893 in Aspen) (circa 1880-1893 in Aspen) In the United States, Queen Anne developed from The Second Empire refers to the reign of Louis the desire to establish a national style. This style Napoleon, the grand-nephew of Napoleon includes decorative wall surface patterns, framed Bonaparte, who ruled France from 1852 to 1870. in strap-work, polychrome color schemes, and In both France and America, the Second Empire steeply pitched rooflines. Typically, the buildings style coincided with a period of prosperity and are 1 - 2-stories in height. Preserving the materialism, and was associated with urbanity ornamental details and the original materials of and a cosmopolitan society. The style is this style are high priorities. characterized by its distinctive mansard roof, often containing windows on the steep lower Characteristics: slope. The complex massing and arrangement of • irregular, asymmetrical massing towers is unified through decorative cornices forward extension of wall planes; towers similar to those of the Italianate style. and triangular sections · decorative shingles Characteristics: spindlework porch supports with lace-like · steeply pitched, mansard roof brackets • roofcan be either straight or concave, and is windows with leaded or stained glass interrupted by dormers • complex massing forms patterned window panes • bay windows · brick, stucco or wood clapboard · wrought-iron ornament, suchascrestingon · corbelled brick chimneys roof or heavy, ornate fencing • wide eaves, often with modillions . · corbelled chimney • heavily molded cornices and window trim 3}ik \4/*ft.......;..&:., 0.. R. - .4- =,I P./ 1 40 1.76 :1 i LE 1/ SE~ ?,_ 4 LR//477£,Pt«2 *, 40'% 1. fZF£'jf. -- ty· -fi : / ME I~ 4---3£1 .4~ iT *..: ,..d - 4 :13 1,41 ··0441 i€MMTP?Im*~E - -41.*,ri -wr-- 4.4:6. ·· ~*1·06'1 ' ''~}11~'I?Ei,4 ./ 1 4 .* 225 .,- :11 -:1·.-.~ 11 id - Mb--43% . F:- €EE:,44% :02: A tai'*U'. , 72 k.*262&71' , I ........ I. 1.24 #,9 ~.r y.. , 41 - ."41.- 1, ,11 I 1 5-992W~A. ' ~ L *re>*.,pw A second empire house at 442 W. Bleeker Street. Constructed in I 4-•R'.0.-Il 1885. 409 , .>·>St? Ut,~·t~ X>~5'L~~.=Ul---t=U A Queen Anne style house at 333 West Bleeker. Constructed circa 1886. iCity ofAspen Historic Preservat ion Guidelines ' · 1, ·· 1 t. F * i .page 29 Introduction Italianate Dutch Colonial Revival (circa 1880-1893 in Aspen) (circa 1880-1955*) The Italianate style was introduced by Andrew The most distinguishing feature of this style is Jackson Downing in his 1850 publication, The the gambrel roof. The details, such as the window Architecture of Country Houses. Fle extolled the pattern, porches and materials are closely virtues of the Gothic Revival. but also offered the associated with the Shingle and Queen Anne I 't villa, a version based on Italian country houses styles. A steep, stepped gable reminiscent of early that veered more toward classicism and did not Flemish architecture can be found occasionally. have the religious overtones ofthe Gothic Revival. Cornices with large brackets appeared on porches Characteristics: and bay windows. Flat, ornamental arches capped · gambrel roof; both side-and front-facing most windows and doors. variations can be found • shingle gable end Characteristics: · one story rectangular, square, with a side-passage • prominent front porch, with classically- plan, or cross-gable detailed porch supports and plain · brick, wood clapboard and stucco balustrades · double-hung, narrow windows, often with · double-hung sash windows, with either round arch heads single panes or multiple panes in the upper window panes are either one-over-one or light two-over-two · lunette windows in the upper gable protruding sills · large, single pane windows with a fixed · ornate treatment of the eaves, including the transom on the first story use of brackets, modillions and dentil courses i ... 31& j '4* -~ ~;~ # Irm......Mlii 91. J ?..183/5.#.0.5#.10~-iN*~-~v-/.Fi,W/%4&%r low-pitched, hipped roof 'K • bay windows, often rectangular -- • quoins, or decorative blocks, at corners s , *..; ' %·*E:.4 -+-§20 rZET-~-1 r:tp~. : k.. .,4., ... .4 - metal cresting along roof ridges 4-*, 1581.,-la 1%/rE-=44 + ... • transom over entry, often curved 4 · ornate treatment of porch with turned 2 6 : columns, posts and bargeboard ornament A 4.2 0'· 73~.~.f'*#1911.~~-'p~~9'-- ~4~h- Constructed in 1886. A Dutch Colonial Revival house at 611 West Main. 4.30 0»€ , 1 t. t. e *43% .B . **k'$/I-·%* An Italianate house at 201 East Hyman Avenue. Constructed in 1883. *This date applies to the constructjon of Dutch Colonial Revival buildings throughout the country, and is notexclusive to Colorado. page 30 . \ Glf.t \ · ~ f ? ? r?.1- City of Aspen Historic Preservation Guidelines Introduction Rustic Architecture For additional information on the Rustic Style ( mid 1930s to 1970 in Aspen) buildings and typical features, see the city's Context Paper, "Aspen's 20th Century Architecture: Popularized by the designs of the National Park Rustic Style Buildings," which is available in the Service for its institutional buildings, these Community Development Department. structures were designed to blend with the environment and were constructed of native building materials. An emphasis upon simplicity, hand craftsmanship and the natural environment ~ made this a popular style for vacation homes, '69071*... hunting lodges, dude ranches and tourist ....liti--·--1.«..1.-, facilities. In Aspen, these appear similar to Pioneer ~ .:.. Houses, but usually include larger timber ~ .'·- . -~ elements and emphasize more craftsmanship in ~~~---- ~~ details. character of the building materials and the ~ manner in which they were assembled are very ~*'~ important to the understanding of the significance -Illil=-uj-WWdil---Ill--li of the property. Where full logs were used, for Rustic architecture at 300 West Main Street. Constructed in 1944. example, this is an important feature; similarly, where split logs were used as a veneer, this also is a key characteristic. Preserving the character of original materials and their construction details ~ therefore are high priorities. Substituting a log veneer w here full logs were used would be inappropriate. Maintaining the simplicity of forms and materials are also key principles that will apply to Rustic Style properties. Respecting the rustic character of original landscape designs will also be an objective. Characteristics: · log with stone used as the foundation or in the form of a fireplace and chimney · large overhanging eaves • small paned windows · large stone chimneys battered walls • usually single story, wit.ha low-pitched gable roof • spare window openings, usually horizontally proportioned • simple rectangular forms, with smaller additive elements . City of Aspen Historic Preservation Guidelines . . t~#41* \~ - page 31 Introduction ~ Log Kit Buildings Chalet Style (This is actually a subset of the Rustic Style.) (1945 to the mid 1960s in Aspen) ( Early 1950s to 1970 in Aspen) This style is reminiscent of alpine architecture in Pan Abode is a brand name for log kit houses Europe and was popular for early American ski available beginning in 1952. These buildings were resort towns. Large balconies and broad, shallow also manufactured by other companies as early roofs are identifying features. Stucco and wood as 1948. The logs were milled, tongue and groove siding are often combined, usually with stucco at and came pre-cut and notched for easy assembly. the ground level and wood siding above.. The system was popular in Aspen for ski lodges and modest homes. These often employed fixed Characteristics: pane windows. · stucco and wood siding • patterned wall planes created by false half- Characteristics: timbering • machine shaped logs · scroll-cut trim along gable ends • projecting second story gable ends · exposed and detailed structural wooden • exposed rafter tails members • large roof overhangs · wooden shutters, often with cutout • fioor plans rarely conform to the topography ornament of the site • windows set into the wall • windows are typically multi-paned and often have a horizontal emphasis C . - . ~ . 1:1<L ·41./4- E~~:1,124," 4 ...2/=- A~=~ 'Zi €:13*52-J,it-EW * ':}*i ~ 4,4. =41... ..P ts:'114:3/9/.·- 19&11:Ellil:Zig#:15'limill'" ..L- .....m.ailjpf 1~ I.V 4 ~Y"'-a2BZ 3. BuLFT ¢1*67%¢f~ . ~ I 1 2 ; 4 1 -- 14 ~6263. ! 1.1-,c:-5 ...1,.I ·. 97*:s-fM; 1;,-:A':e+0.- - - r I --1.. r- The Mountain Rescue building located at 630 W. Main Street was A chalet style building at 949 W. Smuggler Street, built in 1946. built in 1965 and is an example of a log kit house. paige 32 : : :. Citv ofAspen Historic Preservation Guidelines .. 1.1 113*11 6. - 1 Introduction Modernist/International Style .7. .~ (1945 to the early 1970s in Aspen) 4, , E//'/8//MUL~. k *i: 1311 The use of the words "international style" refers , 1.....1.,4.'21*UWW *024# to the title of the exhibit promoted by the Museum .%44.1~,1~, .iurt itt* of Modern Art in New York City in 1931 which presented the work of forty architects from fifteen countries. It has become synonymous with modern styles and post-World War II architecture that emphasized simple rectilinear forms that expressed internal functions. New materials and construction techniques also were used. In Aspen, The International Style at 433 West Bleeker Street. Constructed in 1973 some variations emphasized techniques and materials from elsewhere, while others adapted the International Style to local materials and building methods. Several of the International Style buildings in Aspen were designed by Herbert Bayer, a noted artist and designer from the Bauhaus school who had a significant influence on postwar architectural development in Aspen. Designs within the Modernist building category vary more widely than other types. What distinguishes them is as a group is that each was ~ designed with a very specific concept as an organizing principle. Most seek to be distinctive structures, rather than fit within an existing vernacular or theme. A clarity of design intent is therefore a key feature. Some Modernist designs include a strong response to the setting. For example, one may have been designed to blend with the natural surroundings, with low extended roof lines and walls that seem to grow out of the site. Another may be an intentional contrast with the context. Other Modernist designs are based on a clear organization of internal spaces, which is then expressed on the exterior. Still others frame outdoor spaces or are aligned to highlight an important view. Many Modernist designs are also studies in the use of building materials and simple forms. One may be a composition of brick planes, for example, while another uses white lap siding and steeply pitched shed roofs as key concepts. ?City ofAspen Historic Preservation Guidelines . ... 1€1 . I I .' I I I I -I.W -/ page 33 Introduction ~ In considering alterations to Modernist buildings, · metal easement windows, often with small ~ therefore, it is important to first clearly define the panes overall design concept, and to identify the key . no surface ornamentation; decoration features of the property that convey that concept, comprised of primary materials and because preservation of those key features will construction techniques be a priority. an attempt to create smooth wall surfaces Preservation of materials may be a special issue with some modernist buildings. For example, a design may have used a material that was new at (For additional information on the Modernism the time, but that is no longer available. If the Movement and typical features, see the city's original has deteriorated and replacement is Context Paper, "Aspen's 20[b Century Architecture: required, using an alternative product may be Modernism," which is available in the Community necessary. This also may require a different Development Department. construction detail than that of the original. For example, some modernist windows were installed with metal frames that may have deteriorated and no longer properly hold the glass in place. The original metal clip detail may no longer be manufactured, or it may have been demonstrated to be an impractical detail. In such a case, a new metal sash design may be necessary. While replacing original materials in kind is the prevailing preservation principle for materials, . this may not be feasible in every situation and ~ therefore the commission may consider alternatives on a case-by-case basis. In all situations, however, the commission will seek to minimize any changes to the appearance of the property that may result from use of an alternative material. Finally, it is important to note that the City of Aspen's system for designating Modernist properties focuses on identifying those that represent some of the best designs within this category and therefore preservation of the character of these buildings and maintaining the integrity of their design intent are high priorities. Characteristics: flat or low pitched roofs · an emphasis on volume, rather than mass, most often expressed through an extensive use of glass set flush with wall planes • asymmetrical facades • cantilevered sections • corner windows page 34 ~· . -: r . ' 231% I .2 "· "7 .,City ofAspen Historic Preservation Guidelines Streetscape 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. Insome cases, these features Note: • have historic significance; in others, their designs A Right-of-Way permit from the : are still important because they can affect one's Engineering Department is required for ~ ability to interpret the historic structures. modifications within the public right-of- • way, including planting strips, sidewalks ~ In addition to the grounds that surround and irrigation ditches. No tree over 4 inches 0 historically important 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 designed ............................ 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 owners were encouraged to .... 1 . :3'' . .'X- ' 71 i' ·/ 14,5, I 1/IN/#W- :41 ..4 I 2.-1-=2Jb„„*-EZE==~6-1 *1 , ~-r---~6£4/LW~~A/M/*-AV,i. -0* rt·~ -EL <;Wigil"FF./Six.~Il# 052'09#"Ek i ~27. - 1,- 1.74.:Ilir- 4 Mr=. I-~-- I .1 - I. .9. ,€4. 4 t'I * . t.· . ? tlf: 4. 1.,4.,U~k. ' „**r - . ?1· 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. 1,41 1 City of Aspen Historic Preservation Guidelines · ~ 1.....»1 I page 35 ................. Chapter l . plant their own shade trees; typically ;' ~t.: /~ cottonwoods. The coupling of planting strips and street trees provides a rhythm along the block, as ..,0.« well as shade for pedestrians and is a tradition that should be continued. Be aware that this is City property, not private property and work in this area must be approved. Placing paving materials in the planting strip 5 ' -I - ' I ' ,?12 :-9 ·-·· 4 110€ fift''ii,Me-* ;'~' should beavoided. '~~~71 1 : frit 'fil<libili:ifieqfiffil:*p .. :.*i·i: 5 Sidewalks 94..4,1,9 %7316 3,44 *i::il'! ·1·,1[t ·· f.•5' .r f'.,f··i . f. 4,1 69 ~Jflt::L., 19:Zfid,252£11~4411,·... Generally sidewalks exist only along Main street .=0 ...LU,-4~ and in the Commercial Core. These sidewalks, Mature trees are important elements of the historic streetscape. which were originally boardwalks, are historically significant elements that contribute to the area's inviting atmosphere and provide spaces for walking and personal interaction. Fences Originally wood picket fences enclosed many front yards. The vertical slats were set apart, with spaces between, and the overall height of the fence was generally less than three feet. Wrought iron and wire fences also were used in 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, they 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 later 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. 4}age 36 ' t22\ ~.~ ... ~ ~- City of Aspen Historic Preservation Guidelines 171.D............................. ... .... 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 must be retained unless approved by the Parks 4 .... . Department for removal. ......2...... Site lighting Traditionally lighting within a site was minimal. 4 ~+~s· + ~. ~~~' Based on available historic photographs, even porch lights were not commonly found on . '.1 Aspen's residential buildings in the 19tt, century. . .1 -' 4 *- (For additional information, see the City's Lighting Standards.) 1 e - : . .1. ¥'.*W ..1 - 11:1 , ' 43· 4 2 119.·; f:/4 Original fences, such as this one, should be preserved. Fences 1.1 Preserve original fences. • Fences which are considered part of the ~ . historic significance of a site should not be ~ removed. Replace only those portions of a historic a 1441: 3 1 1 1 11 - 1.1 ...........M fence that are deteriorated beyond repair. -------------77, r - I :1 Replacement elements should match the existing fence. 1.2 A new fence should use materials that 111: appear similar to that of the original if one 1,1 E 1 existed historically on the property, or use . 4 materials that were typical for similar houses Privacy fences may be used in back yards and along alleys. during the period of signifi cance. • Any fence which is visible from a public right-of-way mustbe built ofwood. Wrought iron and ornamental 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 fence facing inwards to the subject property. . - City of Aspen Hist&ic Presehation Guidelines page 37 Chapter 1 1 , 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 photographsofAspensuggestthatthistype rg. 9*tW<--N / of fence was only found on some high style properties. /7.-f • When possible, replicate the design of a historic fence that onceexisted on a property, based on photographic evidence. Otherwise, design a new fence to be simple in character. j 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 withthe historic context. .. . · Chain linkis prohibited and solid "stocka(ie" fences are only allowed in side and rear ; 4..21/i6be · yards. . 2- .1,1 -t' .0.-- .- 1.3 A new fence should have a "transparent" £:lj.- .-. 4,~2 -r ·~ . . quality allowing views into the yard from the '42 street. • A fence that defines a front yard is usually -,Al . - 1,1 e.*R.#:' I. i ~* 2 3 + low to the ground and "transparent" in " 11 efl:i : 464, - 9 A nature. ,<t, g.u > 4/4 , 1 + • On residential properties, a fence which is ¥ 1 located forward ofthe front building facade -2. -- may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) · A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. • A fence should be designed so that it steps down in height or uses other design 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. Note that using no fencing at all is often the best approach. ': i-JEI'\ · 1 .- ut Citv of Aspen Historic Preservation Guidelines - Streetscape and Lot Features 1.4 New fence components should be similar in scale with those seen traditionally. #*1054<AVW&*Mal#Th/.MIZU. I Fence columns or piers should be ~¥/le->i~r. proportional to the fence segment. 1.5 A side yard fence which extends between 3 #f ll.42• two homes should be set back from the street- *110 -I '25/liticilliile:;:all#.IM .. facing facade. .4 1 -1 -111~ 01 4 A - · This setback should be significant enough ~· to provide a sense of open space between . --. .# homes. 1.6 Replacement or new fencing along Provide a walkway running perpendicular from the street to the sideyards and alleys should be compatible with front entry. 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 incorporatetransparent elements to minimize the possible visual impacts. • Consider staggering the fence boards on either side of the fence rail. This will give the ~ appearance o f a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing, on the upper portions of the fence. Retaining Walls 1.7 Preserve original retaining walls. · Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. · Painting a historic masonry retaining wall, or covering it with stucco or other cementitious coatings, is not allowed. ,City of Aspen Historic Preservation Guidelines . .7 \ dirk, \ W. 1. L .. - page 39 Chapter 1 1.8 Maintain the historic height of a retaining ; wall. 445 04 .. , • Increasing the height of a wall to create a privacy screen is inappropriate. If a fence is needed for security, a fence that is ~-~ i .1 6%1 appropriate to the style of the affected a building, mounted on top of the retaining wall, will be considered. -¥fyi~ .,'2«Wfir-:-7 : 4- A'V' X .. Walkways Nki.. 12<>4 ~ '. ~Serni- 1.9 Where it is a part of the historic character, 6 139 Private maintain the established progression of public- »2 - '* Serni--public to-private spaces when considering a \ Public \ rehabilitation project. · This includes a sequence of experiences, beginning with the "public" sidewalk, Maintain the established progression of public-to-private spaces when considering a rehabilitation project. proceeding alonga "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. /0 , 9 1 . t. ff.. I & . Provide a walkway running perpendicular . 1. 41 Jily/:te"rim , 112 f.\4.2.: 14.LT-I from the streetto the front entry.Meandering 1 e walkways are discouraged, except where it F is needed to avoid a tree. . 1 114¥,F,Calk ~ ' W'I :1. ·r • Use paving materials that are similar to those used historically forthe building style L and install them in the manner that they would have been used historically. For instance, set flagstone steppers in sand, - 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 1 :.: 1 €F' 2.?f~ .2 .-~City offspen Historic Praervation Guidelines Streetscape and Lot Features ~ Private Yard h /f . 9,2. *.1,;ke~*4.~%.i.'Fle,/ 1.10 Preserve historic elements of the yard to ~ ~~· 3GkAB-dgiBiliFMIl~~ provide an appropriate context for historic •s~,mimif.<,~A,·i- structures. · The front yard should be maintained in a traditional manner, with planting material 8,94:892~:AMI; j¥ i....,g,~.*trM•r.~w-w.dIII~. «r r -.2*M/N//3///0 and sod, and not covered with paving, for ~- example. EZIES - ¢14% • If items such as carriage steps still exist, HJ;B -imrrp..~ retain them in their historic location. Do not fi,-2~He.~<,p: , -un,12#id,- -1--:f--0 - -p/~.,tr-. 7/16- ; add features such as these to a site if there is ~~~ no historical basis for them. £4¢,~-I - 1.11 Preserve and maintain maturelandscaping Whereanopenlandscapedesignwasapartofthehistoriccharacter, on site, particularly landmark trees and shrubs. architectural features or block views to the building. z do not locate plants or trees in areas that will obscure significant Protect established vegetation during constructiontoavoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. i · If a tree must be removed as part of the additionoralteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. · Retaining historic planting beds, landscape features and walkways is encouraged. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. · Do not cover grassy areas that are a part of the historic character with gravel, rock or paving materials. Considerrestoringthe originallandscape, if information is available, including original planting materials. Consult with the City Parks and Community Development Department staffas to typical plant materials and planting patterns if the original ~ landscape is not documented. City ofAspen Historic Preservation Guidelines ~ . 0,5, 1 page 41 Chapter 1 1.14 Additions to the landscape that could ~~~' shielded interfere with historic structures are light fixture /1 \\ ~ inappropriate. 1 -,053» 1-7&# \ , Do not plant climbing ivy or trees too close r 14*..AX to a building. New trees should be no closer shielded entry r Ne'IN.-...-/4243~ than the mature canopy size. lamps · Do not locate plants or trees in locations that will obscuresignificantarchitectural features or block views to the building. • It is not appropriate to plant a hedge row 4/147 1 \ m.ry that will block views into the yard. Use shielded lights which direct light onto entries to minimize the visual impacts of site lighting. Site Ligh ting 1.15 Minimize the visual impacts of site lighting. · In the 19th century, exterior lighting on buildings or sites was minimal if not non- existent. If installed today, site lighting shouldbe verysubtle and should preferably not be used in the front of a designated structure from this period. • Site lighting fixtures and locations must be approved. • Site lighting 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 ., 2' :t .. 1,6 Ciky ofAspen Historic Preservation Guidelines ~ ~* ~ i**wi -*.: - -'. Streetscape and Lot Features Streetscape 1.16 Preserve historically significant landscape designs and features. Irri0ation < · This includes the arrangement of trees, Pitch shrubs, plant beds, irrigation ditches and y 44-12 sidewalks in the public right-of-way. 3 4 t[1 >~ d A \ b.bl /9-:,7 1.17 Maintain historic irrigation ditches as an g<~ integral component of the streetscape. 2 ei,WI' ~ 7 - /4 • The character of an irrigation ditch should B~:,~~Ami -„ , L ====ke:r be maintained. · It is inappropriate to use an irrigation ditch as a planting bed, or to fill it with another ~ '4 'C ' Front Yard Sidewalk Flanting 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. a " I . Designated Landscapes ~ f - 1.18 In the case of parks, cemeteries, or works , of landscape architecture, where the landscape itself, rather than a structure, is of primary significance, alterations to the property will be 4 . ... - . reviewed on a case by case basis. • It will be particularly important to avoid . adding any conjectural features which may k not be consistent with the original design 't . intent. • All additions to these landscapes must be 00'Fr v I , 11' 2 clearly identifiable as more recent work. · Preserving the key features of the historic -- Am!# L.-5- landscape and its overall design intent will be major objectives. Maintain historic irrigation ditches as an integral component of the streetscape. City of Aspen Historic Preservation Guidelinds ·' · ·· "·' I ' »' ~ ,£750 \ ' ' - - - .. a . page 43 Z. Chapter 1 page 44 ~~~~\ ~ ~ ~ ' City of Aspen Histork Preservation Guidelines · · 121_1 Chapter 1 Historic Development Pattern and Landscape Design 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 neighborhood or district and the affected landmark property. Note: A Right-of-Way permit from the Engineering Department is required for modifications within the public right-of-way, including planting strips, sidewalks and irrigation ditches. No tree over 4 inches in caliper may be removed from the right-of-way, or from private property, without a tree removal permit from the Parks Department. Background The character of historic structures is greatly influenced by both the surrounding framework of streets and public spaces, and the individual manner in which their sites are landscaped. It is therefore important to analyze the context of a property before developing a strategy for treatments or alterations. Analysis should begin with a study of the overall development pattern of the surrounding neighborhood or district. How structures occupy their site, in terms of alignment, orientation, and spacing creates much of the context of the neighborhood. This context, along with right-of-way treatment, sidewalks, fences, landscaping and other site features all combine to define our historic districts and structures. In certain pockets of town, one has the strong feeling of being in a place where the surrounding development all occurred within a particular time period. Other neighborhoods lack discernable patterns due to the evolving nature of the built and natural environment. Landscape characteristics of some periods and building types, particularly those from the Victorian era, have survived more intact, or are better documented, than others. The HPC's intent is that any project acknowledges the surrounding context and uses its strongest, and most successful features as a framework for new development. When beginning a project, create an inventory of the existing site and neighborhood conditions and assess whether the environment supports the historic character of the subject property or significantly obscures it. Determine whether these features are consistent with local landscape practices associated with the period of significance of the property or district. Plan to correct negative effects where possible. When a historic structure has been moved from its original location to a different area of Aspen, characteristics that would have been typical of the context around the historic parcel should be considered. For example, if a miner's cabin has been moved from the old townsite to a newer subdivision, the building's reuse on the new site should still attempt to reflect the development pattern and landscape design that is associated with a miner's cabin. Just as there are landmark properties that contain significant works of architecture, there ' are several significant designed landscapes, such as the Herbert Bayer designed Aspen Institute campus, which exist within the City and contribute to the historic fabric of Aspen. These, along with cultural landscapes such as our parks and cemeteries, are integral to the historic patterns of our community and should be preserved. Policy: Neighborhood or District Patterns To begin, obtain a current map of the neighborhood where the project is located, along with a historic map, such those created by the Sanborne Fire Insurance Company. Assess the character of the neighborhood by considering whether or not the buildings were built during the same period of time, and therefore have many strong connections, or whether the area is more diverse. Determine how many historic structures are present and whether or not buildings have been moved from their original siting. Consider the size and layout of the building lots and streets and note what affects result from a grid plan or curvilinear plan. Develop an understanding of the surrounding topography and drainage and the percentage of open space. Determine how circulation for cars and people are accommodated, and consider what results from narrow streets and unpaved alleys. Within the historic townsite, most neighborhoods and structures were generally organized in an orthogonal pattern, with each building faeade running parallel to the street. In some cases, Post-War buildings within this context were set at an angle on the lot as a reflection of a different design philosophy. Most recent subdivisions contain more variety in lot configuration and site plan. Guideline: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Locate buildings on sites such that they reinforce the parcel orientation. • Building proportions should respect the traditional patterns ofthe neighborhood. Policy: The Public Right-of-Wav The publicly owned right-of-way extends between property lines and includes the street, the band of grass between the curb and the sidewalk, or between the street and private property line, and alleys. The treatment of the right-of-way can have a significant effect on neighborhood character. In some parts oftown, particularly commercial areas, where there is an urban streetscape condition and a desire to create a strong relationship between the architecture and pedestrian environment, sidewalks are a major modern feature within the right-of-way. Originally boardwalks existed downtown and along Main Street, but they have since been replaced with concrete. In either form, these pathways contribute to the area's inviting atmosphere and provide space for walking, personal interaction, and access to store-front display windows. Some post-war commercial structures created arcades over city sidewalks. Some residential areas of town also had boardwalks in the 19~h century, since the dirt roadways could be difficult for travel on foot. Today there are neighborhoods in town which have been identified as appropriate areas for new concrete walkways, and others in which they would be intrusive, and the fact that the street is shared by cars and pedestrians is an important characteristic. Aspen's downtown right of ways typically include some street trees, benches, and other objects, but limited or no grass area. Residential right-of-ways are softscaped as they were historically, with grass and regularly spaced street trees, providing additional open space in the foreground of structures. The irrigation ditches sometimes seen in the right-of-ways were created in 1882 by the City. Private property owners were encouraged to plant shade trees here; typically cottonwoods. The coupling of irrigation ditches and street trees provided a rhythm along the block, as well as shade for pedestrians and is a tradition that should be continued. Irrigation ditches were, and are today a functional, utilitarian feature and should not be obstructed with perennial plantings or boulders. Landscaping or other elements within the right-of-way that have the potential to damage historic landscape patterns will not be permitted. Stone columns for fence posts, mailbox posts, or light posts were not seen historically and should be avoided. Guidelines: 1.2 Preserve historically significant landscape designs within the public right of way. • This includes the arrangement and spacing of trees, irrigation ditches, and sidewalks. • Maintain the tree-planting strip as an open lawn area. Extensive use of hard surface, elevated planting borders, bushes and berms are inappropriate here. • Where original features such as carriage steps still exist in the right-of-way, preserve them in place. 1.3 Do not add features that have the potential to damage historic landscape patterns. • Do not add objects in the right-of-way that are an inaccurate "period" design or, which are different in scale or materials that the typical palette of the affected property. 1.4 Maintain historic ditches as an integral component of the streetscape. • The character of an irrigation ditch should be maintained. • It is inappropriate to use an irrigation ditch as a planting bed, or to fill it with another material. • Ditches cannot be culverted except where crossed by a walkway or driveway. Policy: Streets and Allevs Alleys are an important feature of the historic townsite and have traditionally been used fbr utilitarian functions and as a secondary access to structures. In the 19~h century, agricultural uses, including housing of livestock fronted the alley. Today this is an appropriate location for cars, storage, service areas, and in some cases, residential units. Guideline: 1.5 Preserve the system and character of historic streets and alleys. • Development which removes a platted street or alley is generally discouraged, while opening a platted right-of-way which was abandoned or never graded may be encouraged. • Maintain the character of alleys as clearly secondary access to properties. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Leaving alleys unpaved in residential areas is preferred. Policy: Site Landscape (GeneraD Key features of a landscape, to be addressed below, include setbacks and open space, the arrangement of trees, shrubbery and hedges, walkways and patios, site furnishings, site lighting, fences and walls. In some cases, these features are original to the property and have historic significance; in others, their designs are still important because they can affect one's ability to interpret the historic structures. When designing a project a general concern to bear in mind is that site drainage should be carefully considered. Runoff should be planned avoid negative impacts to historic landscape plantings, structures, and adjacent properties. Policy: Setbacks and open Space In commercial areas, lot utilization is generally high with little or no setbacks on any sides. This alignment ofstructures contributes to a sense ofvisual continuity. By contrast, in residential settings, a "hierarchy" of open space exists along the street. This begins with the public right-of-way. A "semi-public" walkway traditionally runs perpendicular from the street or sidewalk to a porch or entry element, which defines a "semi private" space. This in turn frames the front door, leading to the "private" space of the house. Typically, some portion ofthe rear yard is "semi-private," and along the alley, if one exists, it is again "public." Residential neighborhoods where the buildings were developed at about the same time typically are characterized by buildings set back a uniform distance from the street. Some variety in front yard setbacks exists, within a relatively narrow range. Open, unobstructed lawns/grasses were common in some periods, and established a continuous front yard area along the street. Side and rear yard setback patterns also create distinctive patterns. Sideyards help to contribute to the overall open space and rhythm of a neighborhood, while rear yard setbacks are typically fairly minimal. Guidelines: 1.6 Maintain the historic hierarchy of spaces • Do not design a project in a manner which eliminates the semi-public, semi- private, to private progression. 1.7 Maintain the historic pattern of setbacks and siting of structures. • Review the historic building orientation and pattern of setbacks in the surrounding area. • Develop an understanding o f the scale of the subject lot, whether it is long and narrow or more broad, and how the massing of any existing structures are composed and juxtaposed to the affected lot's landscape. 1.8 Provide positive open space within a project • Keep in mind that undeveloped land that is "left over" after a building is placed on a site is usually insufficient to function as positive open space. Policy: Trees, shrubberv and hedges For the most part, trees, shrubbery and hedges are not part of a commercial property, because the building fills the lot. In some instances, historically residential structures located downtown or on Main Street that have been adapted to a higher intensity use. There is a desire that the landscape surrounding these buildings maintain some of the characteristics that would have existed originally on the site. On a few Post-War - commercial properties landscaping within the site was an important design feature. While most historic plant materials on private property have been replaced over time, some specimens do survive, particularly in residential settings. Common residential planting schemes from the Victorian era in Aspen include arrangements of cottonwood trees, lilacs, sweetpeas, yellow rose bushes and, most commonly, sod or grasses. In later periods, yard designs were different; a Rustic Style building, for example, may have a more "natural" character, with informal plantings of native trees, shrubs and flowers. In some situations, the traditional planting pattern has been retained even if new plants have been installed. These new plantings should reinforce the historic patterns such as the established spacing of trees and the continuance of grass or low ground covers. The replacement of sod/lawn with extensive areas of hard surfaces, elevated planting beds or tall hedges is usually inappropriate. 1.9 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect established vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • Ifa significant tree must be removed as part ofthe addition or alteration, replace it with a species ofa large enough scale to have a visual impact in the early years of the project. • The removal of non-historic, non-compliant planting schemes is encouraged. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. • Where there is a front yard, and a side yard on a corner lot, it should be maintained in a traditional manner, with simple, limited planting material and sod and/or native grasses. • Do not cover grassy areas that are a part of the historic character with gravel, rock, plant or paving materials. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case by case basis. 1.11 Revisions or additions to the landscape should be consistent with the historic context of the site. • The number, size and placement of new planting beds should be consistent with the historic landscape during the period of significance. • Consider restoring the original landscape if information is available, including original planting materials. Consult with the Parks Department staff as to typical plant materials and planting patterns ifthe original landscape is not documented. • In the case of a historic landmark lot split, careful consideration should be given so as not to overplant either project, or remove all evidence of the landscape characteristics from when the property was whole. • Reserve the use of exotic plants to small more private areas ofthe lot for accent. 1.12 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Do not place plants or trees in locations that will obscure, damage, or block significant architectural features or views to the building. • Although vines climbing on historic structures have been seen in photos, plant material that could be damaging to the historic resource is discouraged. New trees should be no closer than their mature canopy size. • It is inappropriate to use plant material to create a fence or wall along street facing lot lines in order to block views into the yard. Policy: Walkwavs and Patios Most commercial properties do not contain on-site walkways and patios. On 19~h century residential properties, access from the public street to private residences was commonly achieved with a modest walkway. These walkways were typically narrow in width, made of simple materials, and ran perpendicular from the street to the entry or porch. Front patios, or terraces, were not commonly seen on 19~h century properties. Porches were quite typical and may have provided a passive recreation area, or "stoop." On certain Post-War properties, walkways may have had a different character. Porches or terraces may be appropriate to the style ofthe building, however new patios or terraces should not create a need for unnecessary changes in elevation on generally flat sites. (Insert photo 84.31.1 616 #8) Guidelines: 1.13 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are discouraged, except where it is needed to avoid a tree or is typical of the period of significance on the affected site. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For instance, set flagstone pavers in sand, rather than in concrete. • Concrete, wood or sandstone may be appropriate primary sidewalk materials for certain building styles. • The width of a new entry sidewalk should generally be less than 4 feet for residential properties. • Commercial properties commonly had a much broader paved pedestrian environment and walkway. Policy: Site furnishings Site furnishings, such as hot tubs, were of course not typical seen on Aspen's 19~h century residential properties. Whatever the construction date of the subject property, it is understood that such amenities may be desired, but their impacts to the historic resource, structure and landscape should be kept to an absolute minimum. Locating these amenities in front ofthe historic resource is inappropriate. Guideline: 1.14 Additions of furnishings to the landscape that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not dilute the integrity ofthe neighborhood patterns, site, or existing historic landscape. • Do not place hot tubs, satellite dishes, freestanding mechanical equipment, solar panels, trash enclosures or similar objects installed on the ground in locations that will obscure, damage, or block significant architectural features or views to the building. Policy: Landscape Lighting Traditionally, outdoor lighting within 19~h century sites was minimal or non-existent. Based on available historic photographs, even porch lights were not commonly found. For all property types, landscape lighting should be kept to a minimum, and be recognizable as a product of it's own time. (For additional information, see the City's Lighting Standards.) Guidelines: 1.15 Minimize the visual impacts of landscape lighting. • If landscape lighting is to be added to a designated property, it should be very subtle and should not be used in streetfacing yards, unless appropriate to the period of significance. • The light fixture should be carefully selected so that it is compatible with the building, yet recognizable as a product of its own time. Policy: Fences Originally, wood picket fences were commonly used to define front yards on 19th century properties. These fences provided a subtle delineation ofprivate yard versus public right- of-way and were low in height, transparent in design, and did not create walled off privacy areas. The fence's vertical slats were set apart, with spaces between, and the overall height of the fence was generally less than three feet. Where any of these early fences survive, they should be preserved. In many cases, where no fence exists presently, keeping at least the front yard open is preferred. When a new fence is to be constructed, it should reflect these important characteristics, but be easily recognizable as a product of its own time. Some Post-war properties may have original fences that provide less transparency than those used in the 19~h century, or have other unique characteristics. Fencing on these properties will be reviewed on a case by case basis. Guidelines: 1.16 Preserve original fences • Fences which are considered part of the historic significance of a site should not be moved, removed or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. Replacement elements should match the existing. 1.17 Replicate a missing historic fence, based on photographic evidence • When photographie evidence is available to document the appearance of an original fence that is now missing, consider replicating the design, using the same materials. 1.18 No fence is often the most appropriate solution • Many properties have traditionally been characterized by open lawns, therefore consider having no fence, or reserving fences for back yards, as the best way to preserve the character of a property. 1.19 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were common for similar houses during the period of significance. • A wood picket fence is the appropriate solution in most locations. Based on i available historic photographs, it is believed that most 19~h century structures, even some of the largest homes, had wood fences if any. Ornate metal fences should not be added to 19th century properties in Aspen unless there is documentation that a fence ofthat type existed on the affected site historically. • For 19~h century properties, a modest wire fence, which was commonly used in Aspen around the turn of the 20th Century, may also be acceptable because it has many desirable characteristics including transparency, a low height, and a simple design. When this is used, the other components of the fence should be simple, and the overall impression should be ofa fence that is newer construction. • Chain link is prohibited. 1.20 A new fence should have a "transparent" quality, allowing views into the yard from the street. • A fence that defines a front yard is usually low to the ground and 'transparent" in nature. • On residential properties, a fence which is located forward of the front building faGade, or which runs along any street facing lot lines, may not be taller than 42" from natural grade. • For Post World War II properties where a more solid type of fence may have historic basis, proposals will be reviewed on a case by case basis. 1.21 New fence components should be similar in scale with those seen traditionally. • Fence columns or piers should be proportional to the fence segment. 1.22 Contemporary interpretations of traditional fences should be compatible with the historic context. • A new fence should be simple in character. • Wood fences must be built as "good neighbor fences," with the structure of the fence facing inwards towards the subject property. 1.23 A privacy fence, which is any fence taller than 42" in height) should be designed so that it steps down in height or uses other design techniques to avoid blocking public views of important features of a designated building. • Privacy fences are discouraged along street facing lot lines. If a privacy fence is desired on a corner lot, it will be reviewed on a case by case basis. • A privacy fence may be used in back yards and along alleys. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. Policy: Retaining Walls and Berms Stone retaining walls were sometimes used on steep slopes. Some of these walls survive and are important character-defining features. Whenever feasible, they should be preserved. The addition of stone or retaining walls on flat sites, or locations where they were not seen historically, should be avoided. Berms are generally not permitted in streetfacing yards. Guidelines: 1.24 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting a historic masonry retaining wall, or covering it with stucco, or other cementitious coatings, is not allowed. 1.25 Maintain the historic height of a retaining wall. • Increasing the height of a wall to create a privacy screen is inappropriate. If a fence is needed, a design that is appropriate to the style of the affected building, mounted on top ofthe wall, will be considered. 1.26 When a new retaining wall is necessary, it's height and visibility should be minimized. • Any material used to face the wall will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure, as well as the natural surroundings. 1.27 Regrading the site in a manner that significantly changes the historic grade, or requests to add berms within the affected property will be reviewed on a case by case basis. Policy: Designed and cultural landscapes In the case of parks, cemeteries, or works of landscape architecture, where the landscape itself, rather than, or in addition to a structure, is of primary significance, alterations to the property will be reviewed on a case by case basis. Guideline: 1.28 Preserve these places with few or no alterations. • It will be particularly important to avoid adding any conjectural features which may not be consistent with the original design intent. • All additions to these landscapes must be clearly identifiable as more recent work. • Preserving the key features of the historic landscape and its overall design intent will be major objectives. FELLMAN MULTI - FAMILY BUILDING 811-819 east hopkins st., aspen, colorado DECEMBER 10, 2003 0 - 0 H 00 0-0 1......8 consortium P.O.B. 786, basalt, colorado 81621 v: (970) 927 - 2299 f: (970) 927 - 2266 ~ EAST HOPKINS AVENUE . 0 -»wk------7--3*r-.=Fref 4 PROPERTY LINE 9 Mr 0 K .. r-- - - 508,4-8-K- J GATES 1 PORGH 2 BEDROOM , 161-11/4„ -- 7 0 . HISTORIC PORCH /--1[ POROM HOUSE 1 - 1 1 =,J Al -4,-0./ 6/4 3-C L .. -1 y.0.' 1 3 BEDROOM I M .. 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BEDRP[. ~- SETBAGK 9 21 U PORCH Blq R-1 4 PORCH ~ M. BEDRM. L GUEST MASTER 0 9 BEDRO , It/BATH HISTORIC /'1.- Emi~f~f~% HOUSE OM * (//'/---' 1~-~0 - Ih,1=,At ~2 ai~ir. / DINING r - tut- [Ecov' ENTRY ICLJ SATES© ~_3 2 BEDROOM --J eme KITCHEN DN UP =-M HISTORIC 1 HOUSE It= 0 -~EN 0 ION £~ FEATINE BATH 1 ------1 J L 1 CLOS. 1 ENTRY H I 1 10 POOL i Air- ro ~ ~MUDROOM ~/ HALL ~ €JAU L , 1 1 ~45.00% rio) 5 CAR GARAGE · - ~~<. -10'V 1 - SHED E \ 814 EXERGIBE STEAM ~RKI LQ 1 10'x14' L-li 1 POR 7-7 9 \11/ BIKES --Ih i€f A \ 819 / \*Al A¢RK' 76 PAr7'NS~ -1 Z -il-- ROOF ABOVE I . . 11- 1 1 L J - j PROPERTY LINE ALLEY NORTH - 3 MAIN LEVEL PLAN 00 'HOM (801 E. HOPKINS) (GNI>IdOH E GE€) ZIN11 AlhlacIOhl~ 00 -------'-PR-O-PE-R79-liNE- ~-----EXET-H-OP-KIRS-AfkN-UF- -- ---- T ! UNI T I 1 --- ! 4 BEDROOM I r--- -IEMEEEMIEEMEEEI 1 - - 19=WEI~ i 7 ~415 1 1 1 PFFICE I i J fl'*141 1 1 1 i 1 1 | LEVa- am-OM | IHER ' J OFF!42 1 1 Cl'x'11 1 11 i ___ ____ 1 1 --- ---- 1 · 1---1 1 1 I hot 1 1 1 OR. | tub|i i Q L._.._.1 1 1 1 1 , 8.FAST 1 983 0 1 1 1 HSOI I |Ii I HEI i MT-T-L 1 u--4.--I,-.1.-" 1 1 ID| |1 (! L _- -_ -- -2 1 i 19rl'-r' 1L ! i liZAER 11 1 15'*20' ' 1 1 --1--9 r . --- Lk _=--=l-€N- 0 i 4 1 \ DECK i , 8'Xle' 4 1 Irrn ·» :Trl / r.1 1 f . 0 i 1 I{*i'N~Na.# ./ 11 \ 111 ¢(De I f. . 411.11 0 h i 1 !61:1 1 1:14! 1 ,_1 / 1-1|VING 41 1 1 111] 1 {111 i 2~'xeR' " 1 M. BEDROOM ° O 0 hi FC ; IT-n i / " 11'xle' u-lictl-/P 1 1 izi r-7 E-3 Fr------71 14 i \ 11"11 A lili 1-2=12.21 ~ 3 ! c.p POR lili 1 0111 1 1 1 1 %~EA; i 1 1 1 -- n d 1 12'*15' 1 r--H[5 1 1 2 4'xly ' 1 I DECK I i 16'%20' Tom ' 1 1 M. BATH Darlyn 1 1 1 1 1 1 1 1 L---- (13 1 1 1 11 i - 11 1 11 11 1 PROPERT¥ LINE L-----J NORTH CD Gh Roof 4 UPPER LEVEL PLAN wa- (GNI>IcIOH .3 29) OPKINS) PROPERTY WY'- -»€ ht« PROPERT¥ LINE EAST HOPKINS AVENUE 4 46 1 1 = ZE-=51-=a- 0 - =a-j=i UNIT I 4 BEDROOM ---5 TE==EEF=. ==tz: ~*z:EzIE ROD, 912.9/4 1 -wE -~--13 J. L SATES 1 814 2 BEDROOM T------nr-7 - HISTORIG .i-I ---11 1-Ly== --5 11/\. 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PROPERT¥ LINE -- ALLEY r NORTH UPPER LEVEL ROOF PLAN (SNI>IdOH *El 29) Dll-1 Al'hlacIOhlct PROPERTY LINE 111111111 ~11-11'~lill~~f 14~ 1111111111 TO. Pl. I MeR ORMR. 11 11 -1 r 1. ro. pf. R.!F'Pe- TO. PJF. O.ZPER - ELEV. 110'-6. - Y nuiv. 110-6 .-Ii------ l2l 4 -- . T.O. F.F. O MAIN + 1 11 ELEV. 10040 = 2 - - - & TO. F.P, 2.-MNL- 1_L___________-_3_________.1 (33 EAST ELEVATION :SRk:SS:22%*k:SS:7 *%3%*.il 11 A TAM- I MASTER BR. A TO. PL O LIVING *10 ELEV. Iii' IT.-1[9717(8. - N> -*b-LG· Pi..1 DININe ELEV. 120'-O. A TO. PL I OARLYN - 90 ELEV. 118'-6' 1 li .. :Ili .1, r.0, rp' I Flien n r 01, T.0, pp. 0 /AN 7 EKIEV. 110'-6· Y ELEV. 110'-e· 1 11 11 1 11 11 11 11 11 11 1 -~ =8 6 Lo. Kp. I MAIN .k T22'F.• MAnl - 7 21-EV. too'-O· Y BLEV. 100'0· 1 1 1 1 11 1 11 1 11 1 ¢ =*.mi--1---.---------- ---- .----------------.1 rn SOUTH ELEVATION 0 1-1 lili lili lili lilill 4 1111 111'u'll'u'll' 111111 lili 1 1 11 lili lili [ lili 1-1 lili 1Illu 111111 111 til~ ii'~'1'~Y ii'~'1'~~ ~i'iilY ii ji Irll 11 IYII lili U 11 |i U ||111'j 111111 li li 0 111[1]11111,[11111~ iglgl li il~ 8 111~ 111111 [] 111'r! gll"I ll li li li li i ll lilli 111111 ULIH 111111111111 1.1 L.1 11 1-1 lITII lITII lITII lITII lITII lITI] lilli 111111]1111 11Tll 111111 11Ill lITII liT 111 111{111 ITII lilli I l iT 11 1 IT 11 1 U 1 111111 lilli lilli lll'll lilli lilli 1 Il[I lili ]Il[I.lili lili lili ]Illl Illill lili Il.J Il lili lili lili I 1 1 ]11.[.11 lilli. 1 lilli.1 1.lill i 1111 I lili 3 1 [ 11 lili lili 111.111 HII lili 111 1 -1|11 l|1~1-1-~~11|11 |I|Illl tl||11 HHII||||11 MIL ||111 -l|11 MIl |111..11]1 · ~ J~ 11- 1 .11[ I lilli 11'11.11 lili lili lili 11 11416.121.luud 111[ 11111111 11 11 1 1~·~: 1111' 1 1 1 1111 A~_, A I I Illl I Illl lilli lili lili Il III 1 -[INT Illl I lili 1 1 ++- 11 iii] B UU I Ill~ Ill ~ T.O. 10 KIT. DRMR. u * t Nul' 11 " 111.&110111 ---- lili 11111111 lili ~ 11 ['111 1'37111 lilli 11. 11 11 1 1---1 11 1 1[ Y ELEV. 121'4' 1 1 11111- 1 M lili ~ -~]LLE]LELE[Il ~-- 1] 0 1 Il IT Il Il IT I I.l IT I Ul 11 III ,- ITT-Ti 11-17-n 11-[T-Tf 1 1 Il IT II HIT il Il Il It Il IT Il I - 1»-i~~nT-i'~r~--ri~~-r~ . I 1 1 1 -- 1 1 11 1 11 - . 11 1 1 trthTTY--T-NTI hrfr~'At- 1 1 1 1 1 n r ; r o. p p. * i,pem -L LE F.F.. LFFEER _ -¥~ ELEV. HO'-6• A To. FF.. MAIN A T.0. p.p. , MAIN "E 1 r 1 r 1 r 1 Ill I lili ll 11 1 1 11 1 1 11 11 1 1 11 1 1 11 ol l l I L lillil 11 1 1 11 1 1 11 A T.o. fE. • LOAER i__L_____ 1_______J_ _______ ___1___ 1____ __11____rL _____1___1 9' ELEV. 84'4 ~ VEST ELEVATION : » T.OPL ..MNSTER 131. ELEV. 1214. A To. PL. / OFF'!CE 91/MR. TO. Pl- e_PARLYN --- 6 0 ¥ ELEEFIN' ELEV. 118'-6/ 01. T.0.% I oFFICE - 1 ELEV. 118%0' 8 H M . r--~ r T.O. FP. 0 10'PER //4,696="U,/1.AL=/ I / 22 ,"Illimil/2:+0.mwi=-PG mabp -62292222Md A TO·fE- I 'FPER Y ELE./. tto·-e· El.Ev. 116* 1 11 11 11 11 11 11 11 11 1 11 11 - El, - .~ .~ .~ A T.0. F.P. I MAIN TO. ".1- 1 1 El-EJJik» '-O• El.EW. 100'-0= 1 11 1 11 1 1 11 1 1 11 1 11 ¢ :lywum /'~\ NORTH ELEVATION E L-j *=11@**3514 JUII Jill I lilli Ill-1 Jill I lllILI 1 11 1 :lili 11 lili ll .lil lI J 1 11 11 li li ll li ll i I lill i lili U 111111 lill i 111111 lili l ili 11 11} 11 111 11! 1 11.. 11 11 11 111 1 ILII]11111 lili lilli 111]111111.11 Ill 11 11111111 1[]11.11 It lilli 11~11 1 [TI UITI lITI lili lITI lili lITrnll lITII lITI .IUI lITI lili lITI Il III lITII lITI lITI lITI lilli .Ill-l 11 li li 11 li li u li li li li I! li li 11 1 11 11 11 11 11 N..111 lili 111-1 lilli lili lili.1 111.1 lili lili lili lili 111 1 lili MIl 1 111-1 lili lili JIll lilli lili 11 Ul 1.lilli 111111111111 lilli .lilli ]LI[ 111 lilli 11[1 lilill lilli lili Ulll lili 11 [J I lilli ]LII lilli lili lili lili lilli lilli lili Ill-l lili lilli Ul 1 I I] Ull Illil lill I lili lilli lilli I Ill lITI .IITII lITI] Illl IlITH IlITI HITII Illill INI JIITII ]ITI ..1 LII JITI· lIT [Il JITII lITI lil i lITI lITI IlITJA, ITII .lITI Il.ITII Ill[I lilli lITII lili Ill lilli I[Ill lilli 11111111111 lilli lilli 111.1 lilli 11111 lili lili lili li lli 111[ I It I U.LI-_] 211[-LJ.W:ft:~ lili lilli 111111 liu 1 11[1 lili lili A TO. PLI_BFAST ·I·ki '·' · '·'·Ii'] . '·'·'·'] ·I"]·'. ·JI~~0~0LLUL~.JI J.Il .11.1,1[ ..11.1,1.1.1.11]11.Hil,i .Ii.H i .H.i.H N.ll.u i -IN' Ii,i i El.*8:3~-- 1 -[rU i 1111 Il i Al-THI i i li i ill[Tiii I 7 El.EV. 122'-4' III lilli lITI IlllII lITI lITII lITII 1 =ii~Ms lilliU['1 11]11[11111 lili lilli lili T.0. PL .216LOSET 1111 lili lilli Jul 11[ 11 lili 111. P ELEV. 10'-6· 11 IT I It IT I 11 11 1 tl IT 1 11 IT I 1 1 11 1 lili 1 11 1 11 A To. PL 2-STAIRS 'Il 'Il - 7 ELEV. 115'4' - r - TO. "=. Blrpe, 4 mEV. 110•-0• - _- _--~ 1 1- - 1 1 - 1 1 - 1 1 1 1 1 =8 1 -/ 1 1 11 - - TO.E. •'*14 3 6 70. FF. 1.MAIN 1 1 V M' 1, F. 100-0 ELEV. 10040' 1 1 1 1 1 1 1 1 1 1 70. FP. • Losag mev. 84'-6• 1__________________ __.!] /~'\ PARTIAL EAST ELEVATION Nox<·x·x·X+X·>XI sm'..2=...:::555:k:>*:l T.O. PL. ® M. CLOSET ELEV. 118'-6" 404*00/21*40*t<*4.1 T.O. F.F. @ UPPER ELEV. 110'-6" TO. M. S MAIN ELEV. 100'-O" ~~h\ PARTIAL REST ELEVATION -- A To.PL. I STORAGE 1 n A To. F.F. . UPPER 7 ELEV. 110'-6' 5 1,0, 013•112-ENTR¥ '0005 7 ELEV. los'-O' A To, F.F. e MAIN A To. FF. . MAIN 7 ELEV. lociEB" 7 ELEV. 100'-O* 1 1 11 1 1 11 11 1 1 11 11 1 1 11 11 1 1 11 11 1 1 11 1_1___________________61 L___________________1_1 ~@h~ PARTIAL SOUTH ELEVATION ra~ PARTIAL NORTH ELEVATION L./ B J. T.0. MAIL - Tu. EXISTING 8 08 E 6 To.FF·2.MAN 1 1 1 1 E-ll I l Ei 1 1 I lili I 1 1 1 lill I 11 1 111 11 1 11 111 1-__1______ -E--_21---1 /~\ GATES - NORTH ELEVATION riA GATES-EAST ELEVATION Il 6 TO.MAIL -1------~ B/ E B B ImmEMEHE I . TO.,P.L-N 1IINOOIPI~t~~I -TEE. too'-cr -li~ 1 11 1 111 1 1 111 1 1 111 1 1 111 1 5-_ 5 1-__--____-____-____-1 ria GATES - SOUTH ELEVATION rlih GATES- MEST ELEVATION U.0/ A T.O. PLATE --7-Em EXIST- 1 0.01 EnlICI311Enc~~ B M 8 11 1. T.O. F.F.15AN ~~~~~~~~~~~~~~~~~~~lkru. too·-er 11 1 11 11 1 El 1 1 111 11 111 11 111 11 111 11 111 11 111 11 11 1 11 11 1 11 1 /37\ 814 E. HOPKINS - SOUTH ELEVATION /33\ 819 E. HOPKINS - ~IEST ELEVATION Il -- 6 TO. FLAIR- - -7-EE. ext-IN, E B u -*rj*3*NN NNEI 00 El 1 T..FAL-a INE'Ulat*~100'MIEMI~1 ----7-EEZO. too'.o· 1 1 11 111 1 1 1 1 1 1 11 111 1 1 1 1 1 1 11 111 1 1 1 1 1 1 11 111 1 1 1 1 1 1 11 111 1 1 1 1 . . /~~\ 8161 E. HOPKINS - EAST ELEVATION /'~\ 81'1 E. HOPKINS - NOR™ ELEVATION L l L L J 00 -- A TO. F.F. 214•IN 7 ELEV. 100'-O. . 1 2_________________11 rEA SHED -SOUTH ELEVATION ~3~ SHED - REST ELEVATION L./ '-1 A To. PL. e SHED -! --1 ..1--I - I -I ip ELEV. EXISTING - A T.o. p.p. ® MAIN ~ 9 ELEV. 100'-O' E-____-6 L________________1 <33~ SHED -NORTH ELEVATION rEBh SHED -EAST ELEVATION \C// 1 . gAJ t nl-1 n n 1-11~ =A 0 2 T=7 i _nn nn 1--~ q .Illul,Ill lilli Ill"Ill,/Itll'Illl[Illl]I 1 Ga .1 1 141 1,1 11111111 111"'Uqi' '9 0 JEY 1-10 1-10 1-10 lim CEOI [ 11@1-0 :fin m -- 1. I 835 E. HOPKINS 823 E. HOPKINS GATES HOUSE 814 E HOPKINS FRONT OF NEM BUILDING 801 E HOPKINS © E. HOPKINS STREET -NORTH i 4 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Valerie Alexander, Sarah Broughton and Michael Hoffman. Neill Hirst was excused. Staffpresent: Assistant City Attorney, David Hoefer Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Sarah moved to approve the minutes of Oct. 22, 2003, Nov. 12, 2003 and Nov. 19, 2003; second by Jeffrey. All in favor, motion carried. Valerie recused herself from the public hearings on the agenda. She has not been prepared to discuss the items because she just got back from Phoenix. She will return to discuss the guidelines. Certificate of No Negative Effect Amy stated that the Aspen Skiing Company request to temporary install Kiosk's for aperiod ofayear. One would be on the corner of Cooper and Galena and one at the end of the Hyman Mall by the fountain. Scott Chism, from the Parks Dept. is helping with the design. The kiosks will be totally unmanned. Valerie pointed out that there is not enough information on the materials etc. Jeffrey suggested that the Parks Dept. help the Ski Company come up with a better design. The height seems to be top heavy and the proportions are out of scale. Valerie said the design seems very opaque. Scott Chism and Tom Rubel will assist with placement and design of the kiosks throughout town. 2 WILLIAMS WAY - 470 N. SPRING -514 N. THIRD MOTION: Michael moved to continue the public hearing and conceptual development of 2 Williams Way to January 14, 2004; to continue the public hearing and conceptual development of 470 N. Spring to Dec. 17, 2003 ; and to continue the public hearing and minor development of 514 N. Third Street to February 11, 2004; second by Derek. Allinfavor, motion carried 5-0. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 819 E. HOPKINS - MAJOR DEVELOPMENT - CONCEPTUAL - ON-SITE RELOCATION - VARIANCES - PUBLIC HEARING Sworn in: Rally Dupps, Mitch Haas Amy informed the board that the project was continued in October with a few concerns for the applicant to restudy. One was to provide at least a ten- foot separation between the miner's cottages and the new house should be at least five feet away from the rear lot line. There was also discussion about the parking variance and particularly from staff, the concern about the distance that the historic buildings will be moved and how they will be raised on the lot. It has been discovered that the applicant does not have to provide for affordable housing on this project because of various benefits of historic landmark status they are allowed to have these three separate residential buildings and they can all have free market status. In a sense it is too bad we have to loose AH units on the site but at the same time it took off some program and pressures that were part of the struggle on this project. At this point the 819 E. Hopkins (yellow house) barely moves forward and one foot to the west. The Gates house 811 E. Hopkins (green) moves quite a bit but its integrity is being brought back to a great degree. They are only asking for a variance of one parking space. Staff recommends approval o f the project. Rally said the notables that have changed are the reduction in massing across the top. There is 11 feet between the two historic buildings. On the second level we have 22 feet separation. The shed had an addition but will not be needed. The situation has gotten better for the tree because there is a shallow foundation so the tree will not be disturbed. There are three historic buildings without any additions and brought back to their original state. Mitch said the ridge height of the new building has been lowered and as a result substantially decreases the mass on the alley and behind the historic building. The setback on the alley is five feet. The two buildings have been flip-flopped. The 819 residences is a three bedroom but only moves one foot to the east and six feet forward. The 811 Gates green house is a two- 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10. 2003 bedroom house with a one parking space and a detached garage, which is the rehabilitated shed structure. There is a one-car garage for the 819 residence. The open space variance request is 7% instead of 9%. The main house is ten feet from the property line. Amy said there is a lean-to on the back of the 819, which might be historic, and the framing should be inspected. Amy said she didn't comment on the windows in that area because that is left for final. Chairperson, Jeffrey Halferty opened the public hearing. Greg Bowlins, owner of 824 E. Hyman. Greg asked how tall the new building is? Mitch said it complies with the height limit but we do not know the exact measurement. Greg said this is a good-looking project. His only concern is the parking. John Gates said he can barely swing his car into his garage and his is ten feet away. He feels to use the two parking spaces the owner will have to drive onto his lawn and his neighbor's lawn. Could the shed be shifted back a bit so they can use the property without driving onto his property? Rally said the shed is placed where it is to preserve the roots of the trees. Amy said the City allows owners to put a garage within five feet of your rear lot line. One space is not covered it is a parking pad. Mitch said it might take two movements to get in and out of the parking space but it can be done. Greg said he doesn't have a fence. If they drive on his property he will have to put up a fence or put a boulder on his property. Chairperson, Jeffrey Halferty closed the public hearing. Derek said he appreciates the diligent and hard work that has gone into this project. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 Sarah said the standards for relocation have been met and she would approve the setback variances. The open space has been dealt with and there were a lot of impediments to deal with. Sarah had one comment on the openings in the secondary structure in the shed and the precedent behind those openings, referencing guideline 8.1 in placing windows in secondary structures. Guidelines 11.6 addressed roof forms and we have set a precedent using barreled vaulted roofs in our valley that fit within historic neighborhoods. Sarah also has concerns with the window fenestration patterns of the new house, referencing guideline 11.9. The openings do not relate with the historic buildings on site. She requested a restudy of the windows. Michael said his concerns from the last meeting were setback variances between the buildings and the requested parking variance. He can accept the new proposal from three parking spaces to one and the eleven feet between the two buildings. Jeffrey said the applicant has difficult site constraints. He can accept the on-site relocation as it achieves the goal of helping our historic resources be the prominence on the site. The setback variances are acceptable. The shed in its location has a strong proximity to the zero lot line but it is in the best interest of preserving the tree and maintaining that relationship from the alley. One parking variance is acceptable and the 7% open space calculation variance is OK. The new building could get a little smaller. Regarding guideline 11.9 the fenestration on the out building calls a little bit more attention to it and should be restudied for final. The glazing on the two-story mass on the north elevation also should be consistent with the historic resource. MOTION: Sarah moved to approve Resolution #22,2003 for 811 & 819 E. Hopkins Ave. as stated in staff's memo dated Dec. 10, 2003; second by Derek. All in favor, motion carried. 4-0. Yes vote: Derek, Sarah, Michael, Jeffrey 134 & 135 V W. HOPKINS AVE. - HISTORIC LANDMARK LOT SPLIT & VARIANCES - PUBLIC HEARING 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 Affidavit of posting entered into the land use records as Exhibit I. Jesse Boyce was sworn in. Amy said this is a piece ofproperty on W. Hopkins Ave., which has already been developed. There is an historic structure at 134 on the corner that is original to the site and a second structure 134 M. There is no development being proposed. This proposal is for a lot split so that they can get out of condominium ownership and do a fee simple ownership. There are already non-conformities on the property and they are over there FAR. If HPC grants a variance of 336 square feet that will take them out of non- conforming status and clean up the property. Nothing new is going to be built. They are over their FAR because HPC allowed a light well some time ago and the FAR has changed since this was built. Each property currently has one on-site parking space and they would like their second on-site parking spaces to be waived. It cannot be provided in either case due to the development of trees and plantings. Because of the way the new property is staked between the two buildings some setbacks interior to the property need to be dealt with. Jesse Boyce thanked the HPC and Staff for their patience and helping him through the process. Chairperson, Jeffrey Halferty opened and closed the public hearing. MOTION: Derek moved to approve Resolution #23,2003, recommending approval of an historic landmark lot split and variances for 134 & 134 92 W. Hopkins; second by Sarah. All infavor, motion carried 4-0. Yes vote: Derek, Sarah, Michael, Jejfrey GUIDELINES REVIEW - WORK SESSION - NO MINUTES MOTION: Jeffrey moved to adjourn; second by Michael. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5