HomeMy WebLinkAboutagenda.hpc.20040128
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
JANUARY 28, 2004
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE -VISIT: 334 W. Hallam - 557 Walnut Street. Meet at the first site.
5:00 I.
II.
III.
IV.
V.
VI.
Roll call
Approval of minutes - Dec. 17th, 2003 - minutes were e-mailed.
Public Comments
Commission member comments
Disclosure of conflict of interest (actual and apparent)
Project Monitoring
A. NONE
VII. Staff comments: Certificates of No Negative Effect issued
(Next resolution will be #5)
VIII. OLD BUSINESS
6:00
IX.
IX.
6:45
7:15 XI.
A. 470 N. Sprin~Major Development - Conceptual and Variances
Public Hearing ~ntinue to March 10, 2004)
B. .34 W. Hallam - Major Development (Conc~ptual) - On-Site -;-, I .. ~
Relocation and Variances Public HearingijJ1 'II!, 7'" " . j '. ~ .
C. (. 1295 Riverside - Historic Designation, Lot Split, Minor Review and
Variances - Public Hearing fl II, ,h:t X 'F~,ct,/ l,lJ/' 7)! , i (; f\, (LJ 'i'i I !
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WORK SESSION _
A. 557 Walnut Street
ADJOURN
MEMORANDUM
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TO:
Aspen Historic Preservation Commission
THRU:
Joyce Allgaier, Deputy Planning Director
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
334 W, Hallam Street- Significant Development (Conceptual), Partial
Demolition, On-Site Relocation, and Variances - Public Hearing
DATE:
January 28, 2004
SUMMARY: This property is a designated landmark and is listed on the National
Register of Historic Places. The site contains a 19th century house, and an outbuilding that
was reconstructed in 1990,
The proposal before HPC involves moving the building on the site, adding a basement,
and demolishing and replacing a non-historic addition, The applicant requests an FAR
bonus for an exemplary historic preservation project and variances related to a lightwelL
This project has been in the HPC review process for some time, HPC reviewed the
application on December 12, 200 I and continued it for restudy of areas that they found
were not in compliance with the design guidelines, In particular this included the
relocation of the house, the proposed placement and design characteristics of the new
construction, and the request to build a street-facing garage, Additional HPC review took
place on March 13,2002 with a similar result Minutes from both of these meetings are
provided as exhibits to this memo,
The proposal was continued to August 28, 2002, at which time staff recommended denial,
finding that the HPC concerns had not been meaningfully addressed, The hearing was
not held that evening because there were very few board members present, and the
applicant subsequently stopped pursuing approval until now,
The proposal that has been submitted for this hearing has been revised with regard to the
architecture of the addition, The garage has been removed from the plans,
Staff finds that there have been some improvements to the project, but that it still does not
meet the review standards that would allow an approvaL Continuation for further study is
recommended, Please note that in this memo, staff is applying the review criteria that
were in place when the project was originally submitted, which is typical practice,
For HPC's information, the board approved an addition to this house in 1988, All
development approvals granted by the City have a "vested rights" period of 3 years,
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which means that the approval is protected for a three year period from any new
regulations that the City may adopt After that time, the approval itself does not expire,
but any new criteria apply, In this case, the 1988 approval is only valid to the extent that
it meets our current regulations, which include the "City of Aspen Historic Preservation
Design Guidelines" and the new historic preservation ordinance adopted in March 2002,
The applicant may resubmit those plans for review if desired, but, unless the plans are
approved accordingly, does not have the right to pull a building permit to construct them,
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APPLICANT: Hayden and Louise Connor, owners, represented by Poss Architecture
and Planning (who have replaced the previous architect on this project)
PARCEL In: 2735-124-23-005,
ADDRESS: 334 W, Hallam Street, Lot K, L and M, Block 42, City and Townsite of
Aspen, Colorado,
ZONING: R-6 (Medium Density Residential)
SIGNIFICANT DEVELOPMENT (CONCEPTUAL)
No approval for any development in the "H," Historic Overlay District, or involving
historic landmarks shall be granted unless the Historic Preservation Commission finds
that all of the following standards (Section 26,415,01O,C.5) are met, and finds that the
development is in accordance with the "City of Aspen Historic Preservation Design
Guidelines":
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a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark, For historic
landmarks where proposed development would extend into front yard, side
yard and rear yard setbacks, extend into the minimum distance between
buildings on the lot, exceed the allowed floor area by up to five hundred (500)
square feet, or exceed the allowed site covered by up to five (5) percent, HPC
may grant necessary variances rifter making a finding that such variation is
more compatible in character with the historic landmark and the
neighborhood than would be development in accord with dimensional
requirements. In no event shall variations pursuant to this Section exceed
those variations allowed under Section 26,520.040(B)(2), for detached
accessory dwelling units, and
Staff Finding: In relation to the Conceptual review criteria, the proposal IS to
demolish and replace an existing addition to the house and to add a basement
Historic structure
The applicant proposes no alterations to the remaining areas of the historic residence,
Stail agrees that all of the review standards in Chapters 2-6 which deal with
rehabilitation issues, are being met at this time, or the applicant has suggested no
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activites that would be contrary to these guidelines, It is important that the historic
structure itself is to be properly preserved without alteration, which is commendable.
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There is a one story gable roofed piece with a porch at the northwest corner that
appears on the 1904 Sanborne map and the 1893 Bird's Eye view of the City, (There
are no historic photographs of this property available,)
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The dimensions of the one story addition shown on the Sanborne map are very close to
that area of the existing house that currently functions as a mudroom and west entry
porch, This piece has been modified to include an exterior storage closet, and a second
story addition was made on top of it, presumably some time in the 1960's, It would be
ideal for this project to pull the second story construction off of the historic addition and
reconstruct it's original roof form, That is not something that HPC could require, but is
the sort of restoration activity that has justified an HPC floor area bonus on other sites in
town,
Proposed new construction
The proposed new addition at the back of the house maintains the same basic footprint of
what exists now, except for a two story extension towards the east Previously, the
Commission stated that if one were removing and replacing the existing addition, which
has no architectural value of its own, it would be important to reveal the northeast corner
of the original house, It was stated that there should at least be a jog in the wall plane to
expose the corner before the construction extended eastward, Several members stated a
preference that a more significant effort be made to direct the addition towards the north,
behind the historic house. The important guideline to note is:
10.4 Design a new addition to be recognized as a product of its own time,
o An addition should be made distinguishable from the historic building, while also
remaining visually compatible with these earlier features,
o A change in setbacks of the addition from the historic building, a subtle change in
material or a differentiation between historic, and more current styles are all
techniques that may be considered to help define a change from old to new
construction,
The applicant continues to prefer extending the addition towards the east, undoubtedly to
access some southern exposure, A jog in the wall plane has been created. It is very
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minimal in terms of creating a distinct separation from the historic building, however, it
may be a desirable thing to maintain a fairly compact floor plan in this instance,
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Because the historic house is two stories, there is no need to try to create distance
between it and an overwhelming addition, The original rear wall of the house has already
been lost, therefore trying to significantly detach the new construction from the existing
house would require some reconstruction that would not be guided by any factual
information about the original design,
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As a result, staff finds that some amount of integration of the two elements is acceptable,
but opportunities to undo some of the less desirable results of the 1960' s construction
should be taken. The relevant guidelines are:
10.3 Design a new addition such that one's ability to interpret the historic character
of the primary building is maintained,
D A new addition that creates an appearance inconsistent with the historic character of
the primary building is inappropriate,
D An addition that seeks to imply an earlier period than that of the primary building also
is inappropriate,
D An addition that seeks to imply an inaccurate variation of the primary building's
historic style should be avoided,
D An addition that covers historically significant features is inappropriate,
10,9 Roof forms should be similar to those of the historic building,
D Typically, gable, hip and shed roofs are appropriate.
D Flat roofs are generally inappropriate for additions on residential structures with
sloped roofs,
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10,10 Design an addition to a historic structure such that it will not destroy or
obscure historically important architectural features.
D For example, loss or alteration of architectural details, cornices and eavelines should
be avoided,
Currently, the addition overframes the cross gable, eliminating the north facing roof
" slope, Staff finds that this roof slope should be reconstructed in order to improve the
integrity of the building, and that having the roof form of the addition tie into the historic
building in the manner proposed diminishes the effectiveness of the break in wall plane
that is being offered, A comment made at one of the previous hearings, having to do with
avoiding "compromising the independence of the single (east) gable," is still very
important A redesign of the roof, along with consideration of using a different roofing
material on the new addition, is recommended, Staff finds that review standard "a" is not
met.
b. The proposed development reflects and is consistent with the character of
the neighborhood of the parcel prop(lsedfor development, and
Staff Finding: The surrounding neighborhood contains a mix of old and new homes, and
a wide variety of architectural styles, 19th century structures throughout the West End
,
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have been restored and expanded and an acceptable solution could be found for this
project so that this standard would be met In the proposed form, however, staff finds
that review standard "b" is not met
c. The proposed development enhances or does not detract from the historic
significance of designated historic structures located on the parcel proposed
for development or on adjacent parcels, and
Staff Finding: The project as proposed may detract from the historic significance of this
home if the building is relocated on the site, This house, the Eugene Wilder House, was
built circa 1885, From the National Register nomination, "The Wilder house was
undoubtedly constructed from local lumber and may have been built by the Aspen
Lumber Company. Wilder was associated with the Aspen Lumber Company, along with
R. F, Roberts from the mid-1880s to the early 1890s, This business was one of the
pioneer Aspen lumber companies established ca. 1880-1882." As discussed below, one
of the components of significance is related to original location, and in this case, an
inappropriate change to that quality is being proposed, Relocation has been allowed on
other properties, including National Register sites, if the relocation guidelines are met
d. The proposed development enhances or does not diminish or detract from
the architectural character and integrity of a designated historic structure
or part thereof.
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Staff has concerns as to whether or not review standard "c" is met
Staff Finding: The historic house is to be preserved with no alterations made directly to
it Limiting the alterations to the historic house itself goes far to preserve its architectural
character and integrity, however, the proposed addition does have negative impacts to the
original house, and a finding on this standard must be tempered with the impact of the
proposal to relocate the house, which, as noted below is one of the aspects of integrity.
Staff has concerns that review standard "d" is not met
PARTIAL DEMOLITION
No approval for partial demolition shall be granted unless the Historic Preservation
Commission finds all of the following standards are met:
], The partial demolition is required for the renovation, restoration or rehabilitation of
the structure, or the structure does not contribute to the historic significance of the
parcel.
Staff Finding: Staff agrees that the partial demolition of the existing 1960's addition is
necessary for the proposed remodeL This standard is met
2, The applicant has mitigated, to the greatest extent possible:
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a, Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions, and
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b, Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions that are compatible
in mass and scale with the historic structure,
Staff Finding: The applicant could mitigate the negative impacts on the eXlstmg
historical structure caused by the addition if the concerns described above were resolved,
ON-SITE RELOCATION
No approval for on-site relocation shall be granted unless the Historic Preservation
Commission finds all of the following standards are met:
A, The relocation activity is demonstrated to be the best preservation method
for the character and integrity of the structure and the historic integrity of
the existing neighborhood and adjacent structures will not be diminished
due to the relocation,
Staff Finding: A large cottonwood tree exists in the middle of the property, The Parks
Department is not supportive of its removal, which has driven the request to move the
house,
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Although this tree is not part of the original landscape of the site (Parks estimates it to be
about 60 years old), it is a common tree from the period of significance of the house,
Parks Department believes that the large historic street trees may only have
approximately ten years of life span remaining, so it is important to protect the on-site
speCimen,
The applicant is responding to this site constraint by asking to move the hOllse to
accommodate the addition in their preferred orientation, The guidelines state that "A part
of a historic building's integrity is derived from its placement on its site and therefore, its
original position is important" Guideline 9, I is:
9,1 Proposals to relocate a building will be considered on a case-by-case basis,
o In general, relocation has less of an impact on individual landmark structures than
those in a historic district
o It must be demonstrated that relocation is the best preservation alternative,
o Rehabilitation of a historic building must occur as a first phase of any improvements,
o 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,
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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,
The degree to which the house is being relocated is a factor to weigh, In this case, the
house's distance from Third Street is cut in half (reduced by 10'), which is substantiaL
The guideline is:
9.4 Site the structure in a position similar to its historic orientation,
o It should face the same direction and have a relatively similar setback,
o It may not, for example, be moved to the rear of the parcel to accommodate a new
building in front of it
The Aspen Historic Preservation Commission's policies and philosophies are based on
the standards established by National Park Service, including the moving of historic
properties, Location is one of the seven measures used to evaluate the historic integrity of
a property and therefore should be taken as a serious component of a property's
characteristics, According to National Register criteria, "significance is embodied in
locations and settings as well as in the properties themselves. Moving a property destroys
the relationships between the property and its surroundings and destroys associations with
historic events and persons. A move may also cause the loss of historic features such as
landscaping, foundations, and chimneys, as well as loss of the potential for associated
archeological deposits," As a result, HPC has determined that proposals to relocate a
building will be considered each on their own merits, and heavily weighing the reasons
why, in each case, the move may provide a tool to better preserve a building,
There is adequate room on this property to site new construction more towards the rear of
the house, which was much of the discussion in the earlier HPC meetings. Staff
continues to struggle with this aspect of the application because no case has been made
that there is a need to move the house in order to better preserve it and protect it from an
overwhelming addition or other threat The desire to maximize private yard space or
solar access for new construction does not meet the criteria above, The relocation of the
house needs to be shown to be the "best preservation alternative,"
B. The structure has been demonstrated to be capable of withstanding the
physical impacts of the relocation and re-siting. A structural report shall be
submitted by a licensed engineer demonstrating the soundness of the
structure proposed for relocation,
Staff Finding: Said report would be a condition of approvaL
C. A relocation plan shall be submitted, including posting a bond or other
financial security approved by HPC with the engineering department, to
insure the safe relocation, preservation, and repair (if required) of the
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structure, site preparation and infrastructure connections. The receiving site
shall be prepared in advance of the physical relocation.
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Staff Finding: The relocation plan and letter of credit would be conditions of approvaL
HPC FAR Bonus
The applicant is requesting a 364 square foot floor area bonus, The 1988 approval for the
redevelopment of this site included a 500 square foot bonus, Only a portion of that bonus
(136 square feet) was used in the reconstruction of the carriage house, The balance, 364
square feet, is not available without the authorization of this body because new standards
in regard to the bonus were adopted, The applicable standard is:
"A floor area bonus will only be awarded to projects which in the opinion of the
HPC make an "outstanding preservation effort," Examples to be considered would
include the retention of historic outbuildings or the creation of breezeway or
connector elements between the historic resource and new construction, Lots
which are larger than 9,000 square feet and properties which receive approval for
a "historic landmark lot split" may also be considered for the bonus,"
This may be an acceptable site for the extra square footage, given the size of the lot and
the large, detached "carriage house" structure on the alley, which serves to take some of
the bulk away from the historic building, however the project as proposed does not
currently meet a number of the design guidelines, and therefore, at this time would not
rise to a level that staff or HPC considers "exemplary" work, The condition of the
historic portion of the building needs to be improved through restoration work, which is a
very important component of the proposal, but the relocation issue and elements of the
new addition need to be resolved,
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RESIDENTIAL DESIGN STANDARDS
All residential development must comply with the Residential Design Standards or
receive a variance based on a finding that:
A The proposed design yields greater compliance with the goals of the Aspen area
Community Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given
standard or provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual
site specific constraints,
LIGHTWELLS, The intent of the guidelines for building elements, such as
lightwells, is to ensure that each residential building has street-facing architectural
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details and elements which provide human scale to the fa4;ade, enhance the walking
experience, and reinforce local building traditions,
All areaways, lightwells and/or stairwells on the street-facing fa4;ade(s) of a building
shall be entirely recessed behind the frontmost wall of the building,
Staff response: The design includes a lightwell that projects out from the west side of
the building, along Third Street Reasonable use of the basement space likely requires
having a lightwell along this wall, and the design of the historic house offers no
appropriate alternatives to what is proposed, The lightwell is not oversized and will have
a grate over it, so it's visibility will be minimized, Staff supports a variance from this
Residential Design Standard,
VARIANCE FROM THE CALCULATION OF BUILDING HEIGHT RELATED
TO LIGHTWELLS
Building height is measured from finished or natural grade, whichever is more restrictive,
Lightwells are exempt from this calculation, unless they project out from the building on
a stree-facing fayade, In this case, adding a lightwell along Third Street would cause the
building to be over the height limit
In order to authorize a variance froffio the dimensional requirements of Title 26, the HPC
must make a finding that the following three (3) circumstances exist:
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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 does not specifically address this issue, however staff finds
that this review standard is met
2, The grant of variance is the minImum variance that will make possible the
reasonable use of the parcel, building or structure; and
Staff Finding: HPC has generally been favorable to the development of basement space
under historic buildings since the visual impacts are minimaL
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 applicant's rights would be deprived, the board
shall consider whether either of the following conditions apply:
a, There are special comlitions and circumstances which are unique to the
parcel, building or structure, which are not applicable to other parcels,
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structures or buildings in the same zone district and which do not result from
the actions of the applicant; or
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Staff Finding: The applicant is working with an existing building, which cannot be
modified in any significant way, Staff finds that this standard is met
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
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Staff Finding: Development of basement living area is standard practice, so there would
be no special privileges granted by this variance, Staff finds that this review standard is
met
RECOMMENDATION:
Staff finds that the review standards for Significant Development (Conceptual), Partial
Demolition, On-site relocation, and Variances are not met and recommends that the
application for 334 W, Hallam Street be continued with ,the followin,? direction:
~LUUl"( "~ 1, Kt.O+-
L Restudy the roof configuration or the addition witlLthe goal of removing the
encroachments onto the north' facing roof ol the historic house to the extent
possible,
Continue to work on making the addition a distinct element and avoid
compromising the independence of the single, east facing gab! '~ s;e}'ant:tUrv 1 flu.. . I
AgEiFe~3 !lYe', d;Jestign in terms of wh~rY~ oclrlition:'s d ExtGud ") I
-t<hv~d.') tIle; nest Sf th,@ B~rtb itJ Q.r~~ 19 m.r:Pt thp gl1~d~liRe&.. ~ ~lttny
-'.,['.-Address ~sa~tiQn in lr.rms.u:f II,,, ,elocatioll.ofthe house, It q; fteVBvi-tl-z
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RECOMMENDED MOTION
"I move to continue the application for 334 W, Hallam Street to a date certain,"
Exhibits:
A. Staff memo dated January 28, 2004
B, Relevant Historic Preservation Design Guidelines
C. Minutes of December 12,2001
D. Minutes of March, 13,2002
E, "Aspen Inventory of Historic Landmark Sites and Structures" site form
F, "National Register of Historic Places" nomination form
G, Last drawings reviewed by HPC
H. Current application
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Exhibit B
334 W. Hallam, Historic Design Guidelines Checklist, Conceptual Review
Treatment of Roofs
7,1 Preserve the original form of a roof.
o Do not alter the angle of a historic roof. Instead, maintain the perceived line and
orientation of the roof as seen from the street
o Retain and repair roof detailing,
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7.2 Preserve the original eave depth.
o The shadows created by traditional overhangs contribute to one's perception of the
building's historic scale and therefore, these overhangs should be preserved,
7.6 When planning a rooftop addition, preserve the overall appearance of the
original roof.
o An addition should not interrupt the original ridgeline,
See also: Chapter 10, Guidelines for Building Additions,
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Proposals to relocate a building will be considered on a case-by-case basis.
In general, relocation has less of an 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,
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,
The design of a new structure on the site should be in accordance with the guidelines
for new construction.
In general, moving a building to an entirely different site or neighborhood is not
approved,
Preserving Building Locations and Foundations
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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 lots shall remain landmarked properties.
9.4 Site the structure in a position similar to its historic orientation,
o It should face the same direction and have a relatively similar setback,
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o It may not, for example, be moved to the rear of the parcel to accommodate a new
building in front of it
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9.5 A new foundation should appear similar in design and materials to the historic
foundation,
o On modest structures, a simple foundation is appropriate, Constmcting a stone
foundation on a modest miner's cottage is discouraged because it would be out of
character.
o Where a stone foundation was used historically, and is to be replaced, the replacement
should be similar in the cut of the stone and design ofthe mortar joints,
9.6 When rebuilding a foundation, locate the structure at its approximate historic
elevation above grade,
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 Iightwell 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,
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
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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,
New Additions
10,3 Design a new addition such that one's ability to interpret the historic character
of the primary building is maintained,
o A new addition that creates an appearance inconsistent with the historic character of
the primary building is inappropriate,
o An addition that seeks to imply an earlier period than that of the primary building also
is inappropriate,
o An addition that seeks to imply an inaccurate variation of the primary building's
historic style should be avoided.
o An addition that covers historically significant features is inappr'opriate,
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10,4 Design a new addition to be recognized as a product of its own time,
D An addition should be made distinguishable from the historic building, while also
remaining visually compatible with these earlier features,
D A change in setbacks of the addition from the historic building, a subtle change in
material or a differentiation between historic, and more current styles are all
techniques that may be considered to help define a change from old to new
construction,
10.6 Design an addition to be compatible in size and scale with the main building,
D An addition that is lower than or similar to the height of the primary building is
preferred,
10,8 Place an addition at the rear of a building or set it back from the front to
minimize the visual impact on the historic structure and to allow the original
proportions and character to remain prominent.
D Locating an addition at the front of a structure is inappropriate.
D Additional floor area may also be located under the building in a basement which will
not alter the exterior mass of a building,
D Set back an addition from primary facades in order to allow the original proportions
and character to remain prominent A minimum setback of 10 feet on primary
structures is recommended,
10,9 Roofforms should be similar to those of the historic building.
D Typically, gable, hip and shed roofs are appropriate.
D Flat roofs are generally inappropriate for additions on residential structures with
sloped roofs,
10,10 Design an addition to a historic structure such that it will not destroy or
obscure historically important architectural features.
D For example, loss or alteration of architectural details, cornices and eavelines should
be avoided,
10,11 On a new addition, use exterior materials that are compatible with the
historic materials of the primary building,
D The new materials should be either similar or subordinate to the original materials,
13
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
DECEMBER 12. 2001
MOTION: Gilbert moved to continue the application for 110 E. Bleeker
Street to January 23rd, second by Rally. Motion carried 7-0,
Yes vote: Jeffrey, Gilbert,15g1Iy,Metanie,Neill, Michael, Suzannah
///
onceptual, Partial DemoIit~~n, Variances, Public
Hearing \
"
i
Sworn in were: Patrick Cashen, Hayden Connor, L uise Connor, Bill Poss,
Smiddy
The affidavit 0 posting was entered into the rec rd as Exhibit L
Amy said the pr osal is to demolish a 1960 a addition on the back of the
,
house to replace i and expand it to the east here is a conflict between that
idea and a large co onwood tree that is ve close on the east side of the
house. The Parks D t has taken the pos' ion that they do not want to see
that tree removed, The wner would lik to move the house away from the
tree to accommodate thei ddition but aff feels that is not supported by
the guidelines which say tha relocatin a house should only be done
because it is the only solution d it es something to preserve the
building. This house is on the Na '0 al Register and there are other places
on the lot where an addition could ocated more appropriately. At the
back of the house there is a porch n the est side and that addition is
historic and needs to be retained, Another. of the proposal is to add an
garage that fills in the space bet een the existin ouse and the separate
building that sits on the alley, at is also not supp ed by the guidelines
as it destroys the relationship fhaving two detached bu' ings and the
garage should not be facing e street The applicant is also uesting the
500 FAR bonus and becaus we don't find that this project meet e
I
guidelines, and we haven't' seen anything to represent what is exemp
the project The bonus is usually reserved for someone making an
outstanding restoration effort which they might be doing but it need to go
beyond that in order to give a 500 square foot bonus which is a large
benefit
......,
~
.....
The other variance is related to the garage, they are actually asking for
around 750 square feet of bonuses, The last 250 square feet is because if
15
""
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."'..,.",f
COlORAOO CULTURAL RESOURCE SURVEY
Official eligibility determination
(OAHP use only)
Date Initials
_Determined Eligible- NR
_Determined Not Eligible- NR
_Determined Eligible- SR
_Determined Not Eligible- SR
_Need Data
_Contributes to eligible NR District
_Noncontributing to eligible NR District
OAHP1403
Rev. 9/98
Architectural Inventory Form
(page 1 of 4)
I. IOENTIFICATION
1, Resource number:
2, Temporary resource number:
3, County:
4, City:
5. Historic building name:
6, Current building name:
7, Building address:
8, Owner name and address:
5PT,528,15
334,WHA 1334,WH)
Pitkin
Asoen
Euaene Wilder House
334 West Hallam Street, Asoen Colorado 81611
F, Havden Conner
444 Graoe St, Denver, CO 80220
II .
9,
Geographic Information
P,M, 6 Township 10 South
SE
G of
SW
G of NE
Range 85 West
G of SE G of Section
12
10, UTM reference
Zone ---L~; --L. ~ -L.. ~ ~ ~mE ~ ~....L.--JL. ~ -L.. ~mN
11, USGS quad name: Asoen Quadranale
Year: 1960, Photo Rev, 1987 Map scale: 7,5'..lL... 15'
Attach photo copy of a~propriate map
section.
12, Lotls): K, L, M
Addition:
Block:
42
Year of Addition:
13, Boundary Description and Justification: Site is comorised of Lots K, L, M: Block 42 of the Citv and
Townsite of Asoen, Assessors office Record Number 2735-124-23-005
This descriotion was chosen as the most soecific and customarv descriotion of the site,
III, Architectural Description
14, Building plan (footprint, shape): Irreaular
15, Dimensions in feet: Length
16, Number of stories: Two Storv
17, Primary external wall material(s) (enter no more than two): Horizontal Wood Sidina
x Width
18, Roof configuration: (enter no more than one): Gable Roof
19, Primary external roof materiallenter no more than one): Asohalt Roof
20. Special features (enter all that apply): Porch, Chimnev
-
~\i\ \ L\ \- E:.
Resource Number:
Temporary Resource Number:
5PT,528,15
334,WHA
Architectural Inventory Form
(page 2 of 4)
-
21, General architectural description: A two story wood frame hich stvle Victorian, A cable end facinc the
street with an asvmmetrical arrancement of a two storv bav. small oroiectinc entry Dorch, and a sincle
double hunc window, The bay sits on crade and has fixed arched class panel. made uo of a rectancular
pane with an arched stained class top, Either side of the bav contains a similar conficuration with a
narrower dimension, A cornice line runs across at the first floor plate heicht, the cornice has small scroll
brackets, a line of dentils, and other decorative details, The same oattern is repeated above on the
continuation of the bay on the second level, The proiectinc Dorch has a flat roof with a cornice detail
similar to the bav, It has scuare posts and an arched frieze board, A plain doubie hunc window sits
above the porch roof, scali oDed shincles infill the cable end, Another porch sits to the richt set back
from the face of the structure, with similar details, in front of the two storv cross cable, Double hunc
windows aD pear above and below the porch roof. A corbelled brick chimnev rises out of the north west
corner, A one and 1/2 storv shed addition is attached to the second floor rear with a sincle story shed at
the back of the structure, A shed Dorch extends to the west with turned posts, The east side has an
extended cross cable. with a shed roof off the peak slopino to the rear. Laroe metal windows in the new
construction.
22, Architectural style/building type: Late Victorian
23, Landscaping or special setting features: Mature spruce on east side vard, Four mature cottonwood in
tvoical street tree locations alono Hallam, Historic lilac shrubs at south west corner and south elevation
of house, Orioinal hitchinG oost on 4th St, Historic cottonwood in tvpical street tree location on 4'" St.
Open irrioation ditch becomino covered at laroe stone at north west corner of oropertv,
24, Associated buildings. features. or objects: A two story carriaoe house sits ant the back corner, It has a
side cable with two larae dormers facina the allev.
"'"
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IV.
25,
Architectural History
Date of Construction: Estimate 1885
Actual
Source of information: Pitkin County Assessor
26, Architect: Unknown
Source of information:
27, Builder/Contractor: Unknown
Source of information:
28, Original owner: Euoene Wilder
Source of information: Pitkin County Assessor
29, Construction history (include description and dates of major additions, alterations. or demolitions):
Alterations to the main structure are at the rear and moderate, dates unknown. Second level added to
the carriaoe house. date unknown
-,
30, Original location ~
Moved
Date of move(s):
Resource Number:
Temporary Resource Number:
5PT,528,15
334,WHA
Architectural Inventory Form
(page 3 of 4)
V,
31.
Historical Associations
Original use(s):
Domestic
32, Intermediate use(s):
33, Current use!s):
34, Site type(s):
35, Historical background:
Domestic
Residential Neiqhborhood
This structure is representative of Aspen's mininq era
character, The buildina represents an upper class residence of the time. It is indicative of the
evolution of Aspen from a minina camp into a substantial communitv,
36, Sources of information:
Pitkin County Courthouse records; Sanborn and Sons Insurance
Maps; 1990 and 1980 Citv of Aspen Survey of Historic Sites and Structures
VI.
37,
Significance
Local landmark designation:
Yes~
No
Date of designation: 1988
Designating authority: Aspen Citv Council
38, Applicable National Register Criteria:
A, Associated with events that have made a significant contribution to the broad pattern of our
history;
:..'.
':'
B, Associated with the lives of persons significant in our past;
.-X. C, Embodies the distinctive characteristics of a type, period, or method of construction, or
represents the work of a master, or that possess high ,artistic values, or represents a significant
and distinguishable entity whose components may lack individual distinction; or
D, Has yielded, or may be likely to yield, information important in history or prehistory,
Qualifies under Criteria Considerations A through G (see Manual)
Does not meet any of the above National Register criteria
39, Area!s) of significance: Architecture
40, Period of significance: Late 1800' s Silver Mininq Era
41, Level of significance: National ~ State ~ Local X
42, Statement of significance: This structure is siqnificant for its position in the context of Aspen's minina
era. It describes the nature of the life of an averaqe familv or individual durina that period, as well as
the construction techniques, materials available and the fashion of the time.
43, Assessment of historic physical integrity related to significance: The structure has some alterations,
Additions are to rear and do not impact the ceneral massina, pattern and detail of the structure, Carriaqe
house is siqnificantlv altered
Resource Number:
Temporary Resource Number:
5PT,528,15
334,WHA
Architectural Inventory Form
(page 4 of 4)
'"'"
VII. National Register Eligibility Assessment
44, National Register eligibility field assessment:
Eligible
x
Not Eligible _ Need Data
45, Is there National Register district potential? Yes
Discuss:
No~
If there is National Register district potential, is this building: Contributing _ Noncontributing
46, If the building is in existing National Register district, is it: Contributing _ Noncontributing
VIII, Recording Information
47, Photograph numbers: R2, F25, 26
Dept,
48, Report title: Citv of Aspen Update of Survev of Historic Sites and Structures, 2000
Negatives filed at: Aspen/Pitkin Communitv Development
49, Date(s): 6/29/2000 50, Recorder(s): Suzannah Reid and Patrick Duffield
51, Organization: Reid Architects
52, Address: 412 North Mill Street, PO Box 1303, Aspen CO 81612
53, Phone number(s): 970 920 9225
NOTE: Please attach a sketch map, a photocopy of the USGS quad, map indicating resource location, and
photographs,
'""'.
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Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
~....
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HPS form 10.900
[:1-82)
J
United States Department of the Interior
'1ational Park Service
_'-r..ational Register of Historic Places
Inventory-Nomination Form
See instructions in How to Complete National Register Forms
Type all entries-complete applicable sections
\:;,
1. Name
179
OMB No. 1024-0018
Expires 10-31-87
For NPS Ll.se o~ly.
received
date entered
l1isloric Eugene Wilder House ~istoric Resources of Aspen - ~1RA)
"nd'or common Eugene Wilder House
2. Location
street & number JJ4 West Hallam Street
city, town Aspen
n/2-- vicinity of
r.,l-a- not for publication
state
co
counly Pitkin
code 097
code 08
3. Classification
X multiple
Ownership
n.ia- public
X- private
nL<L bolh
~bliC Acquisition
n a in process
nL<L being considered
resource
Present Use
nL<iagriculture
.n,Lacommercial
nLaeducationai
n,Laentertainment
n/agovernment
nLaindustrial
n/amilitary
Category
<adistrict
,,d, building(s)
n/astructure
n/asite
n/aObject
Status
~ occupied
JUg unoccupied
n,La work in progress
Accessible
~yes: restricted
D,ia yes: unrestricted
..L" no
~ museum
nLapark
X- private residence
n/areligious
nLascienlific
.nt.atransportation
n/aolher:
4.
Owner of Property
name
Marvin Getz
street & number
p, 0, Box 4737
city, town
Aspen
n/~ vicinity of
state CO 81612
5. Location of Legal Description
courthouse, registry of deeds, etc, Pitkin County Court House
street & number 506 East Main Street
city, town Aspen
state
CO
......-.
Representation in Existing Surveys
l,O.loraao lnventory oi'
Historic Sites has this property been determined eligible? n~ yes *- no
6.
'~e
date
Ongoing
n/ "-- federal -L stale n1a county nLa- ~oca~
depository for survey records Colorado Historical Society
OAHP
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7. Description
180
Condition
L excellent
o,La good
):!,La fair
n/ a deteriorated
o,La ruins
nLa unexposed
Check one
nLa unaltered
-X. altered
Check one
X_ original site
n/a moved date
"""'"
....,;~'
Describe the present and ori'gi"31 (if known) physical appearance
The two story Wilder House, constructed ca, 1885, is wood frame
with clapboard facing, It has an L plan with a broad front gable,
The front elevation is notable for its unique two story polygonal
bay with segmental arched windows defined at the top by small panes of
stained glass, The cornices of the bay, between the first and second
stories and at the top of the second story, have such delicate
ornamentation it is easily overlooked, There are small sawn brackets
at the angles and the wall junctures, Below the frieze, which has a
row of very small dentils, are delicate attached pendents,
There is a small front porch next to the bay with a low hipped roof
supported by re9~~ngular wood posts and denticulated frieze, There is
a second hippedfoof porch in the Lwith similar elements and a
secondary entrance. " ,II
The roof is wood shingle with a tall brick chimney in the middle
of the west side, The one-over-one, double hung, wood sash have molded
cornices at the top. The gable is faced with fish scale shingles,
Prior to 1961, an addition, two stories high faced in clapboard,
was constructed on the rear which changed the angle of the original
roof slope, The demarcation between the old gable with fish scale
shingles and- the new construction is visabl~ on the east elev.~tion,
(photo #1, la) '" ' ,
The building departmen,t'-records beginning in 1961 indicate severat:
renovations,,,ip to 1979. These, include the Fe!1lodeling of the original
building anq 'parti Hons for, 'three rooms and,..a" bath with no change in
exterior dimEinsions. In 199.J,. the two story carriage hou_se,II,in "tlle,,; ~
rear was moved about five feet to the southeast and remodeled for use
as a studio and garage. * In 1970, a bath was added to the carriage
house. The front bay windows and porches were restored in 1965, The
house is painted beige with white trim and brown highlighting the
ornament.
There are still some of the old street trees remaining on this
corner site.
,
I
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*The carriagehouse is non-contributing,
i
j
,
I
1
I
8. Significance
181
"
"
Period
IUa prehistoric
,,- /.a 1400-1499
'-- .a 1500-1599
n/a 1600-1699
n/a 1700-1799
x,,_ 1800-1899
nLa 1900-
Areas of Significance-Check and justify below
Dia, archeology-prehistoric n/a community planning !:l.L~landscape ar~hitecturen/ar~iigion
n,La archeology-historic n,ia conservation n/...Q law n/a science
nLa agriculture J:l/..a economics n,La iiterature r.lll sculpture
----X architecture IlL~ education nJa miiilary n,Lasociali
r;!a art DLi'!, engineering Dia music humanitarian
aLa commerce nLa exploration/settlement n/aphilosophy n/atheater
n,La communications n,La industry nLapoiitics/government n/atransportation
n/a invention rva. other (specify)
T
f
"
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"
..
'.
"
Specific dates
1885
Builder/Architect possibly Aspen Lumber Company
Statement of Significance (in one paragraph)
. -." .'\","
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The Wilder House has architectural significance in its uni~ue
vernacular design incorporating a one-of-a-kind and highly decorative
bay window. The house displays the high degree of craftsmanship which
was available in Aspen as the town grew from a rough mining camp into
a sophisticated mining city of the late 1880s. The house has retained
much of its original integrity through careful restoration of the
original elements, Additional significance is seen in the association
wi thowner' Eugene Wilder, 'who came to Aspen in the 1880s and was
associated with the Aspen Lumter Company, one of Aspen's oldest
establishments,
BACKGROUND
The Wrlder House was undoubtedly constructed from lo2al lumber
"d may h~ve been built by The Aspen Lumber Company, Wilder- was
sociate-d-with the Aspen Lumb'er Company, arcing with R, F,-Roberts
from the mid-1880s to the early 1890s, Thi:S,1:JUsiness was "one of
the pioneep Aspen lumber companies established ca. 1880-1883, It is
not knGwn ,Jrow.olong Wilder lived in the house~or who subse~\!.~nt owners
were'si~ce there are no Aspen City Directories after 1893 up to the
1950s. - .
Footnotes
1. Aspen Daily Times, April 1, 1886, p. 2.
Colorado Business Directory, 1880-1885,
Aspen City Directory, 1889, 1892, 1893.
,.;i<-"
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~EC-15-83 12:22 PM
383 322 7368
DEe, 15,2003 10:29AM
8ILL POSS ASSOCIA7SE MQ 443
NO\-=bu 16, W03
HistOrle Prwe:w.don Commbelou
City Hall- 3m Floor
1.50 $, o.lol'lll Smet
Aspen. Cc\on.do 81611
k: Ha-,dcn Connor I'rope'lty Hill.orlc 1l.ccl......lopmenr
To Whom It May Coucem,
P.Bl
p, 2
---
Pesa Aldutll=n + Planllmi II authortncl to act as rhe rcp.eltfttative for "'ark 10 'go completecl ". the
aubject propeny, l.Imoi! below are the opplicatlofl requireWftIl key fluiubetS llUld. 2,
Appllane
H.,.lcn Connor
4+4 Crape Street
Dmv.... Co\cnclo 80220
(303) 322-7063
.o,ul:hori:ed Ropru&:i.tt.tiYe,
PCloU Nc..loueeeNrI + P!aMlnI
605 bt Mill!. Street
~, Coloado 81611
(970) 9~7SS
Co=as aiIl Poss
Andrew WillloUi
~hen HoI1ey
S\lbleet I'roportv
Saeet Add..... 334 Wut H2lIam Strftt
hp!n. Colonclo 81611
1..1 n.,a'lptio.,. Loll K, L. ond. M.
B~42
CitY llId T awNl.. of Alp."
Pa=lIdOllllflcatlonNUIll-l>e.. 2735121,2;.005
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General Information
Please check the appropriate boxes below and submit this page along with your application. This iiiformation will
YES NO
0 0
0 0
0 0
0 0
........
0 0
00
help us review your plans and, if necessary', coordinate with other agencies that may be involved,
Does the work you are planning include exterior work; including additions, demolitions, new
construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work; including remodeling, rehabilitation, or
restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect
and a building permit, are you seeking to meet the Secretary of the Interior's Standards for
Rehabilitation or restoration of a National Register of Historic Places property in order to qualify
for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this
project? (Only income producing properties listed on the National Register are eligible, Owner-
occupied residential properties are not)
If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
DRehabilitation Loan Fund D Conservation Easement Program IXJDimensional Variances []Increased
Density DHistoric Landmark Lot Split DWaiver of Park Dedication Fees DConditional Uses
DExemption from Growth Management Quota System IXJTax Credits
......-,
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"
;,......
Form 1156
Commitment Face Page
-
COMMITMENT FOR TITLE INSURANCE
FIRST AMER1CAN TITLE INSURANCE COMPANY, herein called the C",!1lPany, for valuable consideration,
hereby coQimits JD issue. its poi icy or policies of title insural)Ce, ~s identifieg' inSch~i:Jule A, in favor of the proPQse~
Insured nam/;!d 'in Schedule A, as owner or mortgagee of the. estate orJr:1i~r~st co~~re"~ ,hereby- in.,the_l~n.~desctibed or
referred to in Schedule A, upon payment of the premiums and chqrges thet~foi; "~II',~bject t.o theprovisi,oQs _of Schedu,les.
A and'B and to the Conditions and Stipulations h~reo( ;;,;~~;. . ,;,~fi~k';> ," . - , , - .
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, ISSUED BY
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First American Title Insui;~nc~':,C9mpany'
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This Commitment shall be effective only when the identity of the_p~?pose~)[t~ured. ~nd the amount _of the policy
or policies committed for have been inserted in Schedule A hereof by th~ ~Comp~nx>-,~ither at the time of the issuance
of this Commitment or by subsequent indorsement. . ";;' ~~~:'~i\t- ' . .
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This Commitment is preliminary-to the issuance af s,uch policy or p9:r,~~ie~ _?f JttJ~)J1~uranc.e and all liability a~d oblj,~,
gations hereunder shaH" cease and- terminate six (5) months after the eff~l:tive date),~~reof or whe!lthe policy or poHcie.s,
committed for shalt issue, 'whicheVer first occurs, provided that the failure to issue"~f~:policy or po.ficies' is not the fa_ult
' "" - , . .' <=',,-' ,-',' '." , , .'.
of .the -Company'.- This Commitment shall not be valid or bin'ding until counter~ig~~((by, an ,au"thQrized officer or agent~
:';"';:' -"'~';::~~i;:~<"'"'' ""','.' -, ." ;, '
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IN WITNESS WHEREOF, the Company has caused this Commitment to be sign~iand' sealed, to become valiu,when
cOy'ntersigned by an authorized .offlcer or agent of the Company"all, in a~Qrdant:_?~*1~. i1:S By~t;.aws: :This Fommitm~nt
is effective as of the date shown in Schedule A as "Effective Date." ... <:i':AX. '
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First America.n TJtle Insurance Company
8y(JUxl~
,PRESIDENT
ATTEST
Cl/V1. I!... fVy;~ S~CRETA'Y
'::44 ~~NTERS1GNEO
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DISCLOSURE STATEMENT REQUIRED BY
COLORADO REVISED STATUTES
910-11-122 f,
Colorado Revised Slalutes91 0-11-122 requires that "every title insurance agentortltle insurance company shall
provide, along Witll each title commitment issued, a statement disclosing the fOIlOWi4~ information:
{a) That the subject real proper1y may be located in a specialt~ing district;
. '
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{bj That a certificate ollaxes due listing each taxing jurisdictiQO may geobtained from the'
county treasurer or the county treasurer's authorized agen~ '
,
(c) That information regarding special districts and the boungaries Of$~g[ldistricts may be
obtained from the Board of County Commissioners, the County CleQ(,ilI)d Ri3Corder or the
County Assessor," ' , ' . \," ' ,
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COMMITMENT
SCHEDULE A
lL'l.YDEN CONNOR
444 Grape Street
Denver, CO 80220
1. Effective Date: February 14, 2001 at 7:00 AM
JMjes
Order No. 406791 -C
Customer Reference Connor
.2. ALTA Owner' B Policy
Proposed Insured;
Alnount: $
A BU'.~R TO BE DETEP~INED
3. ALTA Loan Policies
Proposed Insured:
Anl,oun t : $
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Proposed Insured:
Anlount: $
ie_,
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4.
The estate or interest in the land- described or referred.::.to in this Commitment q,nd
covered herein is: .:ir\,;-;
FEE SIMPLE
~t; ,
and title thereto is at the effective date hereof ,yested~i~~:
F, HAYDE.." CONNOR
Owner's Premium: $
Lender's Premium: $
Add'l Lender Chg: $
Add'l Charges: $
Tax Certificate: $
Endorsement Chg: $
TED Charges: $
ia5ued bJr:
THE TITLE COM:PllNY OF ':rJ{E ROCKIES, I,NC,
517 E HOPKINS AVENUE
ASPEN CO .81611
FX 970~920-4052
PH 970-920-4050 DENVER 303-595-8463
150,00
TOTAL CHARGES:
$
150,00
FIRST ~~RICAN TITLE INSURANCE COMPANY
~
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COMMITMENT
SCHEDULE A (continued)
Plat id No. 1-1
Order No. 406791 -C
,'-...-'
( 5. The land referred to in the Commitment is covering the land in the State of
Coloradol County of PITKIN I described as follows:
Lots K, L, and Mt
Block 421
CITY AND TOWNSITE OF ASPEN
~
FIRST AMERICP~ TITLE INSURANCE COMPANY
.""""",'
pOSS ARCHITECTURE + PLANNING
605 EA5T MAIN STREET ASPEN, COLORAOO 81611
(t) 970/925,4755 If) 970/920,2950
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Application Key 4
334 West Hallam Street
Aspen, Colorado 81611
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pOSS ARCHITECTURE + PLANNING
605 EAST MAIN STREET ASPEN, COLORAOO 81611
(t) 970/915,4755 (f) 970r910,1950
HISTORIC PRESERVATION DESIGN GUIDELINE REVIEW
Application Key 7
Project Overview
Existing:
Thc applicant is requesting Conceptual Review for Major Development, Partial Demolition and Onsite
Relocation for the existing residence at 334 West Hallam, The property is located at the northeast corner
of Third and Hallam StrCC13 with a site area of 9,002 square fcet. The "Eugcne Wilder Residence" is a
classic example of early Victorian! Aspen architecture, Constructed in 1890 by Eugene Wilder, who owned
one of the five lumber yards in town, The house has a very simple design with a bit of decoration that may
have been ordered from a catalogue; which was typical practice at the time when machine made details
were made available to builders, Highlights of the design include a two story street front polygonal bay
with colored glass transom windows on both levels, traditional lap siding with fish scale shingle accents in
the gables, finely detailed brackets with pendants, and small scale dentils,
A two story addition was constructed prior to 1961 to the north, It varies substantially from the original
character with a large low slope roof and an assortment of window sizes and shapes, It is also compromised
by having portions of the additions second floor lower by 24" from the original, making the window
alignment and wall heights more incongruous, A separate two story carriage house with basement was built
in 1990 on the northwest corner of the site. Interior remodeling of the residence and carriage house has
occurred sporadically over the life of the structures,
The street elevations of the historic structure are essentially intact, The historic portion of the east
elevation can be discerned despite the continuous alignment of the non-historic addition, From Hallam
Street the effect is of one continuous building rather than a definitive break of old and new. The south
elevation has been completely compromised by the existing addition, Settlement of the foundation
coupled with decay of the wood members close to the ground has left the structure with uneven floors, wall
bulges, and other signs of distress, Heating is uneven with a combination of electric and hot water
baseboard and electric ceiling units, An inspection report from August of 1998 is included as addendum to
this review, The siting of the residence and carriage house are consistent within the Aspen Historic
District, though a bit more set back along Third Street than most, There are several mature cottonwood
trees within the rear and side yards, with more along the street frontages,
Proposed:
The applicant wishes to renovate and relocate the main residence, at this time no work is contemplated for
the carriage house. The work to the main residence will include relocation of the building onto a new
foundation with a full basement and structural repair to the framing membets, Due to the existence of a
mature cottonwood in the rear yard that would fall directly within the footprint of the revised addition the
applicant desires to shift the residence to the west in order to preserve the existing plantings, The revised
street alignment would retain the primary west elevation within the required ten foot setback and would
also be in keeping with the traditional setbacks of similar individually listed historic landmarks.
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The exterior materials and elements of the Historic residence will be preserved and repaired, The non-
historic addition will be removed and replaced with minor slight modification to the footprint, alignment
of the interior floor levels and revised exterior detailing and massing in accordance with the Historic
Preservation Design Guidelines, The west porch will be retained and incorporated into the new addition,
All interior systems and finishes are to be replaced and updated.
pOSS ARCHITECTURE + PLANNING
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Historic Preservation Design Guidelines
Chapter 1: Streetscape and Lot Features
Policy: Historic landscapes and landscape elements that remain inllICt should be preserved. Additions to the landscape
should be compatible with the historic context of the district or landmark propetry,
The existing fencing will be retained and repaired, No new fencing is anticipated at this time, The private
yards are to be maintained, The east yard will be addressed under Chapter 9, The private landscaping and
streetscape includes mature cottonwoods, aspens, blue spruce and crabapple trees, Plantings are mostly
healthy and well maintained and will be retained, The walkway will be addressed under Chapter 9, Site
lighting is minimal and will be only revised to bring the structure into compliance with code, Any new or
replacement lighting fixtures will have minimal visual impact, refer application key 37,
Chapter 2: Historic Building Materials
Poticy: Historic building materials should be preserved in place whenever feasible, When the material is damaged, then
timited replacement that matches the original in appearance should be considered. Primary historic building
materials should never be covered or subjected to harsh cleaning treatments """
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The exterior of the historic portion of the residence will be rehabilitated, Original siding will be repaired in
place with only those pieces deteriorated beyond repair to be replaced, The wood materials will be
protected from further deterioration, The residence will be stripped per the guidelines to the first intact
layer and then repainted with compatible paints, The masonry of the foundation has deteriorated such the
structural integrity of the remainder of the residence has been compromised, The applicant proposes to
replace the current foundation with a new concrete foundation consistent with current codes and
practices, Currently only a small amount of the foundation is visible, this relationship will be retained with
the new foundation, The appearance of the exposed foundation will be in keeping with the existing
conditions and similar historic detailing,
Chapter 3: Windows
Policy: The character,defining features of historic windows and their distinctive arrangement on a walt should be
preserved. This is especialty important on primary facades, In addition, new windows should be in character
with the .histonc building,
It is the intent of the applicant to preserve and rehabilitate all of the existing historic windows and their
associated trim, The only windows to be removed are apart of the non.historic addition, If during the
course of construction a historic window is determined to have deteriorated beyond repair the window will
be replaced with a unit that preserves the amount of glazing, the type of operation, window proportion and
profiles of associated trim,
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poss ARCHiTECTURE + PLANNING
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Chapter 4: Doors
PoliC:J: The characleT-defining features of a historic door and it; distinct materials and placement should be preserved.
This is especially important on primary facades, In addition it new door should be in chariU:ter with the historic
building,
It is the intent of the applicant to preserve and rehabilitate all of the existing historic doors and their
associated trim, The only doors to be removed are apart of the non-historic addition, If during the course
of construction an historic door is determined to have deteriorated beyond repair the door will be replaced
with a unit that preserves the operation, material, the original appearance and proportion and profiles of
associated trim.
Chapter 5: Porches
PoliC:J: Where a porch has been a primary character-defining feature of a front fa"ade, it should be nulintained. If the
origi1Ull porch is missing, a replacement should be constructed to be in character with the historic building, in
terms of it's scale, nulterials and detailing,
The two historic porches along Hallam Street will be rehabilitated.
Chapter 6: Architectural Details
PoliC:J: Architectural details help establish a historic building's distinct visual character; thus, they should be preserved
whene.er feasible. If architectural details area danulged beyond repair, replacement should nultch the origi1Ull
detailing,
All of the significant historic architecrural fearures will be preserved where feasible. If during the course of
construction an historic element is determined to have deteriorated beyond repair the element will be
replaced with one that preserves the original character, At this time there are no missing elements known
to the applicant,
Chapter 7: Roofs
PoliC:J: The character of a historic roof should be preser.ed, including it; form and materials.
The historic roof form along the north, east and west elevations will be preserved, The roof form of the
south elevation has been compromised, due to the addition, beyond rehabilitation or repair. Those areas
of the historic roof form still unspoiled will be preserved with no additions of ornament, The original roof
materials will be preserved as is with only rehabilitation and repair of deteriorated elements, The original
masonry chimney will be preserved, the interior of the chimney will be cleaned and lined per the Report
and any exterior brick work will be repaired as required,
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Chapter 8: Secondary Structures
Not Applicable
p OSS ARCHITECTURE + PLANNING
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Chapter 9: Building Relocation & Foundations
PoliC)': Moving a historic structure is discouraged; /wwever, in some instances this may be the only viable oPtion, and it
may be considered in limited circumstances to preserve the structures integrity.
Due to the eA1:ensive deterioration of the foundation of the historic structurc and its subscqucnt
detrimental affect to the integrity of the entirety of the residence the foundation will need to be replaced,
The historic portion of the structure, once the addition is removed, will need to be temporarily relocated
to allow for new foundations to be formed, In order to preserve the existing mature landscaping on the site
the structure will be stored off site, The relationship of the current foundation to grade will be retained
and the appearance of the currently exposed portion of the foundation will be in keeping with the existing
conditions and similar historic detailing,
The new foundation will be a full height basement wall encompassing the footprint of the historic
structure and the proposed new addition, Due to the existence of a mature cottonwood in the rear yard the
applicant also desires to shitt the residence to the west in order to preserve it per Chapter L The relocated
structure will retain its historic orientation and, though shifted will maintain the established progression of
public-to-private spaces per Chapter L The new location would hold the west elevation within the required
ten foot setback and would also be in keeping with the setbacks of residences within the neighborhood, A ""'"
lightwell required by code will be located along the western wall of the historic structure, This lightwell will ....,;
encroach into the minimum side yard setback of 10 feet by 5 feet, however there will be minimal visual
impact ttom the stteet as the lightwell will be covered with a grate, will be only as high off of grade as to
satisfy code and may be further visually filtered by historically appropriate planting as approved by the
HPC The contribution that the residence makes to the character of the neighborhood will be unaltered.
Chapter 10: Building Additions
PoliC)': If a new addition to a historic building is to be constructed, it s/wuld be designed such that the early character
of the original is maintained. It s/wuld also be subordinate in appearance to the main building, Older
additions that have taken on significance also s/wuld be considered for preservations,
The current additioll from tlle 1960's is bOtll llOll-historic and non-conll'ibuting, The roof massing is
confused and the distinction of the addition ttom the historic portion is muddled and vague, The
applicant desires to completely demolish the addition, The new addition to be erected in its place will have
a similar footprint, however, the design will be in keeping with the Historic Pteservation Design
Guidelines,
The new addition will be consistent with the historic structure yet be distinguishable as a construct of its
own time, The massing of the addition and the primary structure are interposed at their connections both
on the east and west elevations. To the east the addition is separated first by a hyphen to allow for a
definitive transition and then extends beyond the plane of the historic structure with a distinctive mass. To
the west the addition is setback ttom the stteet fa,ade. The setback is mediated by a single level porch, No
portion of the addition will obscure the historic features of the residence,
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pOSS ARCHiTECTURE + PLANNiNG
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The materials to be used will be similar to those existing while the detailing is subordinate and aids in the
definition of old to new construction, The roof forms of the addition will be similar in height as the
primary building and consist of gable roofs appropriate to the strucmre, Overall the addition is compatible
in uesign and scale with the primary srrucmre,
Chapter 11: New Buildings on Landmarked Properties/Historic Landmark Lot Splits
Not Applicable
Chapter 13: Design in the Commercial Core Historic District
Not Applicable
Chapter 14: General Guidlines
The color scheme for the residence will simple, employing one base color and two accent colors, Pili a
variety of palettes would tend to disttact from the historic construction the addition will be consistent with
the color scheme for the primary srructure, New exterior lighting will be simple in character and similar in
color and intensity to traditional lighting, The visual impacts and light spillage will be minimized, The
existing lighting at the historic entryway will be maintained. For further detail refer application key 37,
Mechanical equipment will be minimized and designed for limited visual impact per the design guidelines,
The existing off street parking area will be retained, The applicant intends only the parking area to be
paved, The driveway will remain as loose gravel with limited visual impact,
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. ~R01 : WILSON BLDG. CO~.JSi_~TRUTS. IN:. PHOI'JE NQ. S7Q9279845
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HOME INSPECTION REPORT
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DATE: August 19, 19&8
INSPECTION DATE: August 10,1998
CLIENTS: Hayden end Louise Connor
PROPERTY LOCATION: 223 W. Hallam SI., Aspen
Purpose and Exclusions
The inspection was essentially visual; it Is not intended to be technically exhaustive,
The identification of "environmental hazards" such as, asbestos, EMFs, lead, and
radon is beyond the scope of the inspeciion, No equipment, items ot systems were
dismantled, The purpOse of the inspection wa$-to identify major problems or
deficiencies apparent from a visual inspection of the readily accessible areas of the
included systen)s, excluding I~tent and concealed defects and deficiencies. If evidence
of a problem wall encountered that mey require additional analysis or the opinion of a
specialis~ it will b'.! so recommended in this report ~
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Conclusions reported are obJective, professional oplnlons based on Observation and
experience. This report Is not Intended to be Blwarrsnty or guarantee, expressed or
Implied, of adequacy or performance of SlT'uclJres, systems, or t~eir component parts.
Nor is this a report of compliance or certiflcatio), for past or present governmental
COdes or regulations of any kind,
SlIe ObservatlClr18
ORIENTATION
The subjact site is A corner lot bordered by W, Hallam Street to the south, N. Third
Street to the wast, and an alley to the north, Driveway access to the site ls provided
from N, Third Street There are two buildings on the site. Both buildings are currently
residential uses. a principle l'9Sidence and 8 guest house, The length of the prlnoipla
residence !s oriented in a north-south direction, The guest house Is located north of
the principle residence, along the alley, oriented in an east-west direction, The
principlEl residence is the focus of this report,
LANDSCAPING
Sita vegetation includes ag9cl eottonwoods, mature aspen and blue spruce, and
established crabapple trees: iliac shrubs; 1IIIM'l, and gardens, Planlings appear to ba
euil!lCl for their location and eslablished_ Site vegetation appe!rs to be well suited ror
the location, generally healthy, and well maintained.
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, FRet'1 : till son BLDG. CO~151,1. TANT~. I'!::, F1-IONE N1J, '370'327'38~5
Hug. 19 1998 09: 18Pf'l pe2
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A single cottonwood tree. the easterly one along W, Hallam Sf. ~ appears to be
deteriorating in health. Cottonwoods heve a life expectancy of approximately 80 . 100
years, and many of those that line the streets of Aspen have reached that sge, It is
likely the deterioration of this particular tree is age related, Treea along the streets are
typically vJthin the publiC right-of-way, and are meintained by the City of Aspen.
There Is 8 meture cottonwood !oeated close to the building In the eMt yard. 8 practice
,^""ieh is generally discouraged. A close proximity cen affect bOth the tree and the
building, In this case effects appear to be limited,
SITE DRAINAGE
The natural topography of the area slopes gently to the northeast. Site grading
generally resembles the natural topography, It does not appear the buildings will be
affected by site drainage,
An irrigation ditch flows south to north near tl1e west boundary of the property. It does
not appear the ditCh will have any direct affect on the existing buildings, but during
irrigation season locsi groundweler (water table) levels rise significantly,
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PERIMETER GRADE
Perimeter-gr21de conlrolsl!lre aMential to limit the long-term effects of site drainage on
a building, A "posilive graQe". which directs surface drainage away from the building. is
desirable at the perimeter,' A positive grade also directs roof drainage lifNSy from
foundations of buildings without gutters, Flat, or "negative" grades, Y.f1ich direct
surface or roof drainage toward the building, are potential problem areas,
Negatlve-grade conditions WGr9 nOted along the west, exterior wall; on the patio along
the north, exterior WGII; and st Isolated locations around porches on the fouth side of
the building, Otherwise, perimeter grade is generally flat. There are no gullers on the
building, and grade is depressed along the "drip line" of the roof. When il rained
during the inspection, it became obvious that roof drainage contributed to the condition,
Isolated groUt'1d depressions located arOund the porches may have been created by
tunneling animals.
The building perimeter has evid9f1t1y been exposed to water for a long lime, Moss is
growing along the WI:lst exterior wall. Rain and snow runoff from the roof, and lawn
irrigation are likely water soutces that could sustain the moss In this s&mi-arid climate,
Efflorescenoe . eccumljle!ions of white mineraf-daposits . WElS observed on tho
concrete-b1Clck foundation wall along the north side of the crawl space. It Is a leI! tale
of periodic SElepage, (The minerai deposits are lell behind v.t1en water that seeps
through the wan evaporates.) The long-term water 8)(J)osure has likely affected the
building considering perimeter grade conditiOns. Typical effects Include
basement/crawl-space dampness. wood decay. frost heave and soil erosion, which cen
lead to foundation settling.
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To prevent more problems from developing, a poslllve slope is recommended around
the entire perlmet9r, Slopes of at least 1 Inch per foot, for a minimum of 6 to 10 fget,
are generally effective, Faved areas, like the patio, need only slope 1/4 inch par foot to
drain effectively:
SIte tmprovement.
DRIVEWAY
The drivel.\lay Is gravel covered, It appears to be In satisfactory condition.
PATIO '
The patio along the north side of the building is sectioned concrete. The patio surface
and concrete sections appear to be in satisfactory condition. As mentioned previously,
though, sections along the building have settled, creating a reversed SIOp9,
It IS common for concrete placed along a building, over foundation backfi!l, to pitch
toward the bUilding as the beckfill settles, Similar slab displacement can also result
from frost "heaving" or '1acklng", Initially the process is sublle, but as more drainage is
misdirected loward the building by the settled concrete slab, the deterioration process
accelerates. Erosion of the supporting soil begins and mote settling occurs, Allowing
the cycle 10 perpetuate increases tha risk of water damage at the building perimeter.
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FENCING
Wood privacy f9llclng encloses the north and east yards, It appears to be In generally
satisfactory condition but a portion of fence along the alley is leaning significantly 10 the
south. Evidently B fence post haa failed, B victim of alley traffie, snow or snowplow, or
decay, AIS feel, 10 InChes high this flection of fence may be nonconforming, The
maximum fence height permitted in the city is 6 feet, If the nonconforming height is
legitimately 'grandfathered', it is possible the fence can legally remeln and may be
I'8p!Ilred,
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SINctural Observations
BUILDING
The subject building was possibly constructed, originally, In the early 1900's, or before.
The "footprint" of Ihe original building is defined by concrete foundation walls. An
addition, extending the building to the north, wa_ constructed, it is estimated, in'the
1960'9, ThEo addition Is defined by a concrete-block foundation, The building was I ;
evidently remodeled In 1983 and. most recently. in 1995,
Tha building is a two-atory lltructure of wood-frame construction, There is a small
oalllar, but it is primarily on a craw! space, The condition and adequacy of structural
elements INGrG evaluated visually, Strucl1Jral elements were only visible from the celiar,
the crawl space under the addition, and the attic. There is not sufficient clearance
under thj3 floor of the original building to make it accessible, or even visible from the
cellar, beceuse the floor framing is so close to the ground. This inaccessible crawl
space and other structurelelements concealed by interior finishes were evaluated ,_,
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PRCl'1 : (~II 1 SON BLDG. COt-6L'L TAljT~" I N:. FHm~E r~o. 9709279845
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indirectly, Observed conditions which may Indicate major, structural deficlencieaor
existing distrees lilre described below, othel'Nise, the structure appeared to be in
generally satisfaotory condition,
BULGING EXTERIOR WALL
A bulge was observed in the west exterior wall, It is apparent as wavy siding, in the
general location of the south chimney, when sighting along the wall, The bulge
appears to be approximately 3 feet Wide, and extends the entire two-story height of the
wall, The cause of the condit.ion was nol detennined, bul its characteristics seem to
indicate thai it is a framing irregularity rather than a structural defect.
WOOD DECAY
In the vicinity of the bulge along the west exterior wall, decayed y.,ood trim was
observed, Probing at 1M location determined the wood framing behind the trim was
elso decayed. (A probe can be easily pushed trough decayed wood.) The extent of the
damage could not be detennined from the exterior and the craWl apace was not
accessible, Typically, however, wood decay at thie location affects the sill, rim joist and
the ends of floor joiets. '
Wood decay Is a MgllS that destroys the structural integrity of wood, Decay fungi feed
on cellulose contained inside individuaJ1M:lod eells, The cells are literally hollowed by
the fungus, leaving only the cell walls (lignin) intact The wood Is left shrunken,
cracked along and ecros!llhe grain in cubes, and in a dry, p0wd9ry condlllon, 80 It is
commonly called "dry rot", Although called dry rot, decay fungi actually require damp
conditions to survive, With a food source ('HOOd), water, air, and ambient temperatures
in the range of 40" . 100. F, decay fungi will thrive. As mentioned previously, there is
evidence that the yard Is frequently damp, and there are negative-grade conditions on
this side of the building, With 'splash back' from roof drainage, there are several
potential sources of water that could support decay.
To reduce the potential for decay in a floor, building codes require floor beams to be at
least 12 inches above the crllWl-spaca ground, and floor Joists must be 18 Inches. It Is
apparent from the cellar that most of the first-floor framing in the original building Is only
34 inches above !he ground, and some structural members are in contact With the
ground. These conditions are conducive to decay, In the LIving Room, the floor has
settled significantly along the stairwell. Deca)' of a structural support is also suspected
here. ,
To repair thlil floor framIng at the perimeter and under the Living Room, all decayed
wood must be removed, including an additional 12 -18 inches beyond the visible
decay. Decay fungue spreads through the distribution of spores (hyphae) which are
microscopic in size, OverCulting the decayed \Wod will ensure that invi!lible infestation !
does not remain, to eventually develop again. Most importanlfy, the water $OUree must l
be eliminated, so the WOOd Will remain dry,
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, FROt'I : LI r l30N BLDG, CONSLL TAI.IT=" r 1-1:;, PHONE ~O, 978927964"
Af.,tg. 19 1998 09: 21pr1 P12'3
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CONCRETE FOUNDATION
Only the top of the concrete foundation ....'88 visible from the exterior, Several. vertical
cracks are visible attha top of the foundation walls, Some of the cracks qualify as
serious, VI>Ith a width of 1/4 Inch or more, and may be significant conSidering their
location, Although the cracks ware not evaluated individually, collectively they ---\
Indicated a deteriorated foundation, Crack locations indicate the 90uthea&1 and ,,-
southwest comers of the building may heve settled; and a portion of the north end of
the wast foundstion wail appears to be 'rolllnQ" ou!\~rd. Both cen be effects of
erosion, .
Old foundations like this rarely extend very far below the ground surface, They are I J
commonly only 12-18 incne! deep, If this is a shallowfoundetion it is susceptible to ,I
frost heeve, wnich can also cause foundat;on cracks, Frost heaving occurs when
moisture in the soil m.ezes, When water freezes it expands. If the e).:panslon occurs
under a foundation, there is enough forca to lift a building (frost heave exerts
tremendous pressure) and when the ground thaws, the building settles to Its original
position, Waier and cold temperatures are necessary for frost heave, and It can be
controtled by ellminallng either one,
Footing depth is the conventional method of avoiding frost heave, Below "frost line",
ground temperatures stabilize, above freezing, Foundations bearing at thet depth are ~
not subject to heaVing. In this area, footing depths less than 36 inches would likely be, ...,I
subject to reguler, seasonal movement; depths from 36 to 42 Inches may move on
occasion; and a depth of 42 Inches or greater can be assumed to be stable,
Foundation depth alone does not control frost heave. Foundations which bear above
the frost line mey not heave if the building is heated and uninsulated ,- heat loss from
the building keeps the ground from freezing. Likewise, there can be no frost heaving
without water, Adequate drainage controls and free-dralnlng eoil can also control
heaving, For these reasons, It Is 8uspec!ed the effects offroat heave on !his building
are limited, but It may have contributed to foundatiollcraeks around the bay windO\lYS,
SOILS
Baeed on mape published by the COlorado Geological Survey (CGS), the building
appears to b9 located in "glaciofluvial" soils. a geologic area of "oldar alluvial deposits".
According 10 the CGS, these soils generally consist of well-draining, "unr;o,'1solidated
roOk debris", and are prevalent in the Aspen vicinity, Materials can range in size from
boulders to clay particles, Generally, they can be affected by erosion Bnd "may be
hazardous because of water table or drainage problems," The CGS, though, considers
older terraces containing these soils to be "among the better areas for development..
Exterior Obtervatlons
ROOF
The gable roof on the subject building Is covered with wood shingles, They can
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FRi)'1 ': WIlSON BUIG, CO~ELJLT>'lNTS, It->:. PHON~ N']. 97@9.{';'~4;;
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rtlasonably be expected to la5t20-25 years with appropriate care and maintenance,
This roof is estimated to be 15 years old,
The condition of the roofing was evaluated from the rooftop, with a~propriate care and
consideration for the roofing material, The roof is constructed over a previous
wood-shingle roof. with en air$pace between them. as 8 'cold roor. The wood shingles
appear to nearino the end of their service life, Signs of aging, like .curling',' "re
apparenl hlOlated shinglM ate loose. missing, or "fly tNiSys'. The biggest thrsatlo
the integrity of the shingles is widespread moss growth. MOss on the shingles will
retain moisture under the shingles. which contributes to curling, and will promote
decay, (Even cedar shingles are sUSceptible to decay,) tt d09S not appear that
widespread decay has developed ygt. so the service life of this roof could be prolonged
by removing (pressure waShing) the moss, An additional 5 ysarll of service may be
realized with the moss removed and if the roof Is kept clean
The double roof over the orIginal building should proVide a relatively weathertight
system. One exception is the west Chimney, located low on the roof slope with the roof
pitched directly into the chimney, There is no 'saddle' (or "cricker), typically used to
divert roof drainage around a chimney, Water spotting of the ceiling and upper walls
was noted in the Southwe!t Bedroom, on the upper level. There is also plaster
cracking at the lIame location. It is suspected the water that caused the damege
leaked through both roofs at the joint bet\Neen the chimney and the roof, While the joint
can be maintained temporarily IM'tSthertight with caulk, roofing cement, or grout, a more
permanent fix, like a seddle"should be considered.
ROOF DRAINAGE
Eaves are prOvided on buildings with sloped roofs to. prImarily, protect the exterior
wall' and foundation from roof drainage. For this purpose. a minimum eave width of 18
inch9s is generally desirable, At approximately 12 inches. eaves on the subject
bUilding do not appear to be adequate. Gutters and downspouts can compensate for'
narrow eaves, but they are not installed on this building. Roof drainage flows over the
eaves,
..~
It appea."S that uncontrolled roof drainage hall caused, or contributed to, building
problems e/sewI1ere. J!.3 mentioned previously, it is suspected the foundation damage
is 'NBter related, With an eroded ground surface et the drip line of the roof, and
negative-grsde conditions at the perimeter of the b~iJding, draineJ;]e from the roof ends
up at the foundation. In eddition. splashback from roof drainage has contributed to
decay of the lower walls at one known location. Unless gutters and dOv.nspout9 are
installed, on.grede controls are needed to-avoid further damage from roof drainage. .
ROOF VENTILATION
Roof ventilation provides a means of drying condensation, or moisture from 8 roof laak,
in attics Bnd rafter spaces, ~oof ventilation alsO cools the root surface, This cooling
effet.'1 can reduce ice dams In the wfnter,
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6
FR01 : IJl ISO~J BLDG. CONSLL TAI~TS, a-c. A-10~'~E I'JO. 2709279845
Aug_ 19 1999 09: 22Fr1 P07
.......
Although there are no formal vent openings in the attic, there is no evidence of any
moisture problems, Methods and materials used in the construction of this building
must allow suffICient drart into the allic. The double roof system on this building Is a
fonn of "cold roor, The cold alr.space under the lop layer of the roof should help to
reduce ice dams, The air space is only provided on the roof over the original building,
Ice damming may occur on the north Slope of the roof.
EXTERIOR WALLS
Wood, clapboard siding and decorative wood shingles cover the exlerior walls of the
building, The siding appears to be veri-good quelity, vertical grain, Overall, the
siding, shingles, and exterior trim sppellr to be in satisfactory condition, As mentioned
previout-Jy, the lower walls have been exposed to backsplash from roof drainage for
many years, and wood decay was evident at one location, The lower courses of siding
and trim may be similarly affected at other locations,
The exterior is painted, It is not known when the building wao painted last, but it Is due
to be painted again, (Depending on the quality of paint and application, a exterior paint
will typically last from 3-5 years, locally,) Subtle, but widespread flaking was observed.
" Is suspected that isolated, heavy peeling on the north exterior wall may be an effect
Of other problems.
Water in the wells can cause the pslnt to p~el this way, As the waler vapor dries ,
tOINSrd the outside it 'pushes' the paint off the siding on its way out of the wall, If paint
ill reapplied ~lhout addressing the water source, the condition will recur. Possible
water sources l!II'e iee dams or humidity from the bathroom on the interior side of the
wall,
~
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PORCHES
There are three covered porches on the building, All three are constructed of wood,
They appear to be In sallsfactory condition, h0\Y9ver, due to the close proximity of the
\WOd to the ground, the underside of the porches ..vere not inspecfed, The close
proximity of the wood to the ground is also conducive to decay,
Dool'$, Windows and Skylights
DOORS
There are four exterior doors - one at each porch and one to the pallo. The main-entry
door appears to be original. It is a double-leaf wood door with decotative glass
vlew-panels, The other exterior doors are also wood with gl.;ls.~ view panels. NI
appear to be in generally satisfactory condition,
Two of lhe e;r.terlor doors operate satisfactorily and close relatively tight. Soma effort
was required to latch the exterior door in Iha Kitchen. An exterior door in the Dining
~oom COUld not b9 opened becaulIe of items stored in front of it. (The Dining Room
""'as being used for storage at the time of the inspection,)
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7
FRet"': IJIISON BLDG. CONSUL TAHTS, 1/'.1:. PI-IOI<E NO. 970S279Eh::IS
Aug. 19 1~98 0'3:23PI'1 F'C:3
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Glass view-panes in the exterior doors may not be lempered due to their apparent age,
Any gless used in doors should be tempered or laminated for safety reasons, Normal,
plate glass breaks into shards Vllhen broken, whereas tempered or laminated glass will
not. It is recommended that prate glass penes in the exterior doors be replaced INith
tempered glass,
Interior doors are wood panal and hollow core. Most appear to be in satisfactory
condition, Doors 10 the Southwest Bedroom, and the Master Bathroom appear to be
warped to the degree that operation Is affected.
Problems operating several doors were noted, In the second-floor Office, hardware on
the interior door dOBs not work properly, The door to the,Southeast Bedroom did not
latch, so a hook end eye are installed to keep it closed. The enlry door to Ihe MBster
Bedroom rubs at the top and does not latch, In addition to being distorted, lhe door to
the Master Bathroom binds and rubs at the bottom, The door between the living Room
and Dining Roor'n binds, The operating deficiencies noted do not appear to Indicate
more serious, structural, prOblems, They can likely be repaired by altering the door or
hardware, or modifying the fit of the door.
WINDOWS
The majority of the windows are original. Windol'lS in the original building are wood
framed, with Single-pane glass, Windows in the addition are steel framed, INith
single-pane glass, One window in the MEIster Bedroom and the window in the Master
Bathroom are newer, They are wood-framed with double-pane inSulating glas$,
Double-hung, casement, and ev.ning INindow-styles were noted,
Most of the windows appeer to be .in satisfactory condition, CondensatIon was
observed between gl899 panes in the Master Bathroom window. The seal in this
window has evidently failed. The air space betw9en double-paned windows is sealed
to provide an insulating valus. If thi! seal is broken, the Insulating value Is lost.
Condensation then forms between the glass panes on the inside of the eold, outer
pane. Trapped moisture may never evaporate, If it does, mineral deposits left behind
may permanently cloud andlor streak the ineceessible glass surface. To restore clarity
and Inllulating value to the windoW{!, the effected glass pan.. must be repfaood, With
operable windOWS, it is often more cost effective to replace the entire window uni!.
Slight movsment and age will typlcaily cause window seals to fall, Most of the wood
windOlNS are significantly weathered on the exterior.
,.-
Where possible, operable windows were tested For normal operation. Many of the
INindows are painted shut but those that could /;le opened operate properly,
Cl!lsement Windows in the Master Bedroom do not meel minimum; building code
standards for emergency escape Ilnd rescue, AI$o called "ogress" windows, they ere
requi~ to bel sufficiently sized to allow an occupant to climb out of a "sleeping room",
or rescue personnel to climb In, In the event of a fire. One of the windows (east) is
",.."....,.
8
~R01 ; !..II ISDN BLDG. CQN::LL THf'-IT'3, I"k:". i=HO/'-IE 1'10. 97'e192798d5
Au,]. 19 1998 139: 2.\1='11 ~'CS
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original, so it predates code requirements for egress windows, The north window was
probably installed subsequent to the requirement for egress windows,
SKYLIGHTS
There are two skylights on the north-sloping roof, They appear to be site-built. They
are glazed YJiIh poleax..glass on a raised CUIP. Both skylights appear to be in
satisfactory condition.
Interior Observations
At the time of the inspeclion.. the residence was furnished and occupied. The Interior of
the subject residence was evaluated to standards consistent with a "custom"
classification. d!slinctlve architectural design; materials and WOrkmanship are
very-good quallt~', I.\ith obvious attention given to construction details, Very-good
quality fixtures. appliar,ces and equipment are typically provided,
CEILINGS and WALLS
Ceilings and wells are primarily plaster with a paint or wallpaper finish, In the Master
Bedroom, th8 e6iling end walls are wood paneled. In the Master' Bathroom and
Kitchen, the ceilings and w.!1I11 appear to be painted drywall. Bafhtub surrounds are
tile. An alcove for the range in the Kitchen is constructed of brick,
Plaster cracks were noted throughout the residence, primarily on the ceilings, Plaster,
cracks in the walls may be concealed by wallpaper, Except for the craCking in the
Southwest Bedroom that may be associated with water demage, the plaster cracks
appear to be normal and cosmetic in nature, Flaking paint and mildew spots noled on
the ceiling of the Master Bathroom indicate high-humidity levels,
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FLOOR COVERINGS
Floor coverings in the residence are wood, carpet, resilient tile, and ceramic tile. Wood
floors appear to be original, The quality of flooring varies throughout the building, but it
is primarily very-good quality, All floor coverings appear to be properly installed and In
generl!llly satisfactory condition. A few floor tiles in the Common Bathroom on the
Uppl!lr leVel are cracked.
CABINETS AND COUNTERS
Cabinets and oountertops throughout the residence are good quality, Count4;lrlops aI'""
plastic laminate and tile, There are numerous bu!ll-lns that are Chsracteristic of the
pllrlOd, All cabinets and counters appear to be In generally satisfactory r.ondition.
STAIRWAY
The stairway appears to be In generally satisfactory condition. but one quirk WilS noted,
Risers on the stairs are 7 inches high, or within acceptable tolerances of 3/8 inch, The
bottom riser is cnly 4 inches high, Consistent geometry is fundamental to stair safety.
Irmgulariti9a in atair treads or risers may cause stumbles or falls, WATCH YOUR
STEP,
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9
, FRCM: loJIlsml BLDG. CONSUL TA~jTS. IN:. A-lONE 'iO. 970927'3845
Hug, 19 1998 09; 25pr" PHI
"~
FIREPLACE
A fireplace on the west wall of the Living Room appears to be original It appears to be
masonry construction with a metal firebox. TI1e firebox, wood surround and Ii Ie hearth-
extension appear to be in satisfactory condition. The chimney damper would not
operate, There appears to be a brick (or bricks) stuck in the "throar, v.t'lere the damper
Is located, The brick(s) likely came from the chimney, which Is unlined.
TIlrough years of use, smoke IInd creosote can CIlU!ll!l dete"iorl!llion of mortar joints l!Ind
brick in an unlined chimney, Open mortar Joints in a chimney can allow smoke and
heat to leak into a building, The heat is II fire hazard, and carbon monoxide contained
in the smoke ill a health threat that can be deadly, Oddly, the chimney was not visible
in the attic. It may be due to the coved ceilings in the Southwest Bedroom. Only the
lop of the chimney, above the roof line, was visible, It appears to be deteriorating,
although some mortar repairs may have been done, Based on the appsrent condition
of the chimney, the fireplace should not be used until the chimney /s inspected furthGr.
It Is recommended that the chimney be lined, Traditional clay tiles may be used, or
flexible stainless steel. A cement parging process ,could also be used to seal the
chimney.
The sOUlh chimney vents the boiler and water heaters, It too Is unlined and raises
similar conoems,
ATTIC
Attic access is provided in the ceiling of the walk-in closet in the Southwest Bedroom,
Despite no ventilation openings the attic is relatively air}, No evidence of past
condensation or roof leaks was apparenl
Approximately a inches of fiberglass Insulation has been blown in 10 the attic, It
provides an Insulating value of approximately R-19, Ceiling tnsu!eiion lavels currently
average R-30, (Insulation was not typically inslalled when l'1e original building was
constructed. It was not detennihed If insulation was also added to the wall s,)
Two carbon-tetrachloride fire extinguishers were observed in the attic space, (They
look like hummingbird feeders.) They _re used in the pallt for automatic, flrn
protection, Subsequently It was determined that the fumes emitted from the liquid can
be hazardous, While some trade-clf may be reasonable during a "re, the chemiC'.a1 can
be a problem if it leaks any other time. These devIces should be disposed 9f by the
local fire department
CELLAR/CRAWL SPACE
The cellar and crawl space ere acceSlI through a scuttlo door In the floor of the west
porch, Ambient conditions in the crev.f space were generally dry at the time of the
inspection, The exposed ground that was visible appearea to be dry, There Is
evidence of past dampnlls9 at the perimeter, (/,g, efflorescenca and wood decay as
mentioned previously,' ,
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10
FRct1': WI1S0H BLl'G. COl'J=-i_LTr~"!TS, PO-C. Pl-fOt'-IE ,""0. 9~9.:;z798s';;
R119- 1.:~ 1?93 BSl:.2SPI'"' Pl1
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There is no Insulation In the crawl space,
There are two more carbon-tetrachloride fire-extinguishers in the cellar,
PlumbIng, HeatlnSl Ind Vent/lI.tion
PLUMBING
The building is evidently served by municipal ',wter and district semr,
A 3/4-inch, galvanized steel, waler main SeNSS the residence, 1\ enl9n1 Ihe crawl
space of the addition so it wall presumably installed 'M1en the additlon \ws built.
Galvanized water.mains are susceptible, to corrosion, from inside exposure to water,
and outside exposure to soil. Overtime, InterIor corrosion of the pipe will eceumulate,
obstructing flow and reducing the water supply. The eslablished Ufe expectancy for
galllan/zed service linas 'is 40 years. Although there were no Indicetions of existing
problems, old, galvanized, waler lines are notorious for failure,
There is a main water shut.off is localed at the east side of the addmon crawt~space,
thaI is difficult 10 access, ' A more convenient shut-off is provided In the cellar, just
ahead of the meter loop, Water distribution lines are galvanized st991 and copper,
Waler supply atlhe fixtur9S seemed adequate, although it was not gauged, No leaks
were apparent
Drain, waste and vent pipes are cast iron and copper, Drains in individual plumbing ...,.ti
fixtures function satisfactorily. seemingly with proper venting and without obstruction,
No active leaks ~re apparent
Most plumbing fixtures are very.good quality. They appear to be in generally
satisfactory condition, er\d most operate properly. Pop-up drain stops in both tubs did
nol work. The quality and condition of the shower in (he Lower-level Bathroom Is
Inconsistent with the rest of the inferior, The fiberglaSll panels are bowed and heavily
caulked; !!I fine track in. the concrete shower pan (floor) was noted; and the wire-glass
shower doors are shattered, There is a good possibillly of latent water damage around
this sho'M:Ir,
'"""
HOT WATER
Hot water Is appropriately supplied to most of the Individual fixtures, There was no hot
wal&r supply to the sInk In the Southeast Bedroom, Domestic hol-water Is supplied
from two water heat0ri loealed in thG C$lIer, Considering their combined storage
capacity of eo gallons, and their estiml!lted recovery rating, hot water supply should be
sufficient for normal residential demands,
One water heater was manufactured in late1983, and the other In late 1994. The
established Iife-exp~cta"cy for a weter heater is 8 -12 years, The older water heater
may not be reliable, considering its age,
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11
)1- .~ . t
,," F'RO<!: WIlSmJ BLDG, CON5ULTHNT5. IN:. PHOI"E NO, 9709279845
HU~, 19 1998 09:26PM P12
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Hot-\'vater temperature was not determined, Water temperatures in excess of 125. F
are considered a scald hazard, Most water heaters normally operate at temperatures
nmging from 120. - 160. F, Dishwashers ihQt don't preheat water require a minimum
hot-waler temperature of 140. F, Hot-water temperature can be adjusted at the water
heater. '
HEAT
The original residence is heated by electric baseboard; and the addition has hot-water
heat. On the upper level, the electric baseboard heaters /ill'S individually controlled; on
the lower level they are controlled by a wall thermostat in the Uving Room. The
hot-water heat, on ,both floors, is controlled by a wall thermostat in the Living Room.
,Overall, the heat distribution is inadequate and controls are inefficient. This building is
likely cold and drafty in the winter,
.
Electric-baseboard heaters on the south wall of the Southwest Bedroom did not work,
There is no heat In the Lower-level Bathroom. Hot-water heal for the upper level never
came on after the thermostat was aotivated. Evidently 'it takes awhile". This is
uncharacteristic of this type of heal and unacceptable for this building classification. It
is recommended the entire heating system be upgraded, If the current heating system
remains, heat must be properly supplied to the upper lel/eL
Electric, ceiling heaters are installed in the upper-level bathrooms to provide
supplernental heal.' The ona in !he Master Bathroom did not work at the time of tha
inspection. Thera is a hot-....ater heal run in the Master Bathroom also, but Its operation
wall not confirmed. '
Hot water for the heating system Is supplied from a (Crane) boiler located in the cellar.
The manufacturer could not be located to confirm ,the manufacture date, but this unique
boiler Is 9s[fmated to be In exceSs of 30 years old. The life-expectancy for a boiler of
this type is 25 - 30 years, under normal operating conditions and with regular
maintenance, IndividuBI Components (pumps, valves, etc.) are less durable,
. '.' .-;
The boiler appears to be properly inst~jled. and there was no evidence of operating
, problems at the time of the inspeclion, It appears to have been maintainEld well and
some components are relativelv new, It is possible this boiler could function for longer,
but it is definitely dated and inefficient, and should be replaced with the heating
, upgrade. ' '
VENTILATION .
Local ventilation Is essential for controlling indoor-humidity levels. High
indoor-humidity levels typically occur in bathrooms laundry rooms and kitchens.
Effective ventilation and humidity control should exhaust water vapor to the outside, at
these locations. High indoor-humidity levels from insufficient ventilation contribute to a
, variety of problems, several of tM1ich are apparent in the Master Bathroom,
,"<-
12
. FRCt,f: t.n lSOt,1 BLDG. CONSI_L TRIHS~ n...:. FHm~G NO. 970'3279845
~u~. 19 19~ 0?:27PM P13
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Exhaust fans are provided in the upper-level bathrooms and the Kitchen. All exhaust
fans are working properly and they appear to vent outside. To be effective at
controlling moisture the fans mU8t be used, Judging from conditions In the Master
Bedroom this one is not used, There is no exhaust fan in the Lower-level Bathroom.
Range hoods operate on the principle of II 'capture' area, Water and grease vapors
rising from the rooking surface are typically contained, or "captured" by the hood, and
then exhausted by the fan, The range ventilation in the Kitchen is not a formal hood,
but it appears to apply the capture principal. The (drywall) ceiling over the range
tapers to an exhaust fan, Plywood hung from the ceiling provides containment and
defines the capture area. While this system may work in principle, It Is Impractical.
Range hoods are typically constructed of metal, in some cases for fire resistance, but in
all cases for cleanllbillty, This wood and drywall hood will absorb moisture and
grease-laden, vapors from the range, end they can't be cleaned, Installing a
conventional hood over the range is recommended,
(
Electrical and Appliance.
ELECTRICAL SERVICE
The building is served by an underground, electrical power-line, The service entrance
and meter are localed near Ihe _81 end of the north, exterior wall of the building, A
20CJ..amp, 1201240 volt, single phase, electrical service Is provided for the building, '
This electrical servica should be sufficient for normal demandSl for Q r9sidence of this
size.
~
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ELECTRICAL PANEL
The electrical panel is located outside, on the north exterior wall of the building, next to
the elactrlc meter, There is a main disconnect in the panel - a 200-amp breaker,
Electrical circuits appear to be sufficient. but the circuit labeling has faded and is no
longer legible. For the sake of safety and convenience, electrical codes require
labeling of tha circuits.
Wiring inside the electrical panel is copper, except for service cable, which Is typical!y
aluminum. Panel wiring appears to be properly sized a'ld in satisfactory condition.
SWITCHES AND OUTLETS
A I'9prH9ntatlv9 number of wall swftches and eleotrical outlets were tested, All
switches may operate properlY-Op9ratllproperly. Ceiling lights In the hallway of the
Southwest Bedroom, the Foyer, and the Lower-Iavel Bathtoom did not work. They may
only require bulbs, but the proper operation of th9s9 fixtures should be confirmed.
ACC9S!lible electrical outlets W9re tested only within the limits of a conventional plug-in
tester, which will identify common wiring deficiencies. (A qualified electrician should be
contacted If a more compreheneive, electrical Malys!s is desired.) The tester Is
effective with 3-prong outlets only, Many of the outlets In the building are 2-prong, and
could not be tested. ""'"
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13
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FRa1 : W!lSO~l BLDG, CO~jSULT':;NTS, 11-1:, FHONE NO, 971'l927334S
~~9, 19 1998 09:23PM P14
The 2-prong outlets predate the requirement for grounded. 3-prong outlets in the 1960
electrical COde. Under $ome circumstances the outlets ~n be dangerous, but they are
definitely dated, Adapters ere available YA'lich permit use of the outlets, but the
adapters are not safe either. It Is recommended that the outlets be updated,
ElectriCl!lI codes in effect at the time the building was constructed did not have minimum
speeing requirements es they do noW, There is alIlO !I, shortage of outletll in the
origins I partlon of the building, An electrical upgrade should Include additional outlets,
Of the outlet. tested, savers I wiring defects W'Elre indicated. 'reversed pOlarity" was
indicated at outlets in the Office and Master Bedroom, This condition can cause the
improper operatio'! of electrical motors and appliances, An 'open ground" was
Indicated at the outlet in the Common Bathroom on the upper level. Ungrounded
electrical outlets ara an accidental shock, or electrocution, risk, '(All 2-prong outlets are
ungrounded,) WirIng connections to the defectiv(l outlets should be checked, and
nl!lCOSssry repEllnl made, by a qualified electrician,
Ground-fault circuit-Interrupter (GFCI) protection Is provided In the 11M) upper-level
bathrooms, A GFC11s an electrical safety device provided for outlets in potentially wet
locations to prevent accidental electrocution, If the devices trip, they csn be reset at
the GFCI breaker with the 'test" button on it. The GFCI breakar in the Common
Bathroom did not trip when lested, It 'is old and evidently defective, It should be
replaced, '
SMOKE DETECTOR
A battery-operated smoke detector is installed on the west wall at the top of the stairs,
It tested satisfactorily with lhe integral test button. but its location is ineffective and
does not oomply with industry standard" It is mounted approximately 4 feet below the
ceiling level Of tha upper-level hallway, Smoke will hit the ceiling llnd begin
accumulating .without activating the alarm, Worse, the fire will continua to develop
without waming. Smoke detectors should be loeated to provide the earliest possible
waming of a fJrB, This one should be moved to a more effective location,
'-,
APPLIANCES
Appliances are good quality, and the range{oven Is eXC9n9nt quality. They all appear
to be in sstisFeclory condition, The griddle bumers on the range could not be Ill. It
should be confinned thoy lIrll working properly. All other appliances appear to ~
'M:lrking properly, The drain for the dishwasher Ie not properly connected. It is
attached 'dO\\A"lstream" of the sink trap on the sink drain. The dishwasher drllln must
be trapped IndIvidually, with a standpipe, or connected to the sink drain ahead of its
trap, If It remains untrepped, sewer gas may escepe through the dishwasher drain.
Based on the available menufactu~e dates, most of the appliances were apparently
installed during the 1995 remodeL The refrigeretor is olcler, manufactured in 1990.
Most kitehen appliances can reasonably be expected to last 15 -20 years,
',,.,...-
14
, FRO'I : LJllSOr~ BLDG. CONSLLTt=iNTS, If\C. FHot<E NO. 9709279845
HI_lg. 19 1993 09:29P11 PiS
~
Dishwashers and laundry appliances have less of life expectancy, and can reasonably
be expected to last 6-12 years,
ConclusIon and Summary j'
CONCLUSION
This Is an old building that is In need of mEljor renovation, Refurbishing done In recent
years focused OI1ly on the cosmetics of the building, The renovation could be done all
at once, or phased on a maintenence and replacement schedule. Regardless of the
approach, significant invastment will be riecessary to preserve the condition of this
building, Historic, renovation projects typically require more than 8 financial
investment, An emotional Investment is a'so necessary, 8S these projects are often as
metaphysical as they are physical.
If the renovation Is phased, prlorlly should be given to repairing decayed lower walls
and first-floor StructulOl, mainl8inlng the roof, and upgrading the heating system,
Replacing the foundation, replacing the IoYllter flne, reroofing and upgrading the
electrical system could bG dQlayad, but will ultimately be nI!OOS98ry, Of course, with a
'big bang' renovation, it makes sense to collectively address these outdated and
deteriorating systems" '
The r&novation of any building of this age is Ii~ble to turn up materials that \'\/ere
commonly used In construction when it was built that are now considered hazardous.
Carbon-tetrachloride fira extinguiShers, for example, were found in this building, Lead
paint end asbestos are two,more cOmmon examples. It is recommended that less
obvious hazardous materials, such as lead end asbestos, be identified prior to
purchase, Identification of these materials requires destructive te9ting and laboratory
analY!lis. .
"'"'
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(1
p~
During the renovation, keep in mind that all buildings are sensitive to change, Although
eonatruction practices at the time this one was built may not confonn !ocuITen!
standards, thiabuilding has endured through the years as a result of an equilibrium
established With its immediate environment. The balance should be recognized as
potentially delioate v.nen any Improvements are considered, Well Intended
.'m!'roV(llMOntS" - GspaoieJIy weather tightening for energy conservation - and minor
changes can upset a long-term eqUilibrium. and ac.1ually accelerate deterioration of a
building, '
SUMMARY
Building systems and components described 9S "sali.factory" are in normal condition
for their age and quality, and appeared to bG functioning as Intended at the time of the
inspection,
Serious or major defects include those noted items 'Nhlch may be expentoive to
remedy (over $500) andror safety isaUEl8, Remedy of these items should generally
receIve top priority, Serious or major defects existing at the time of the inspection are: .-",,",
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15
, FRCM: W II SON BLr'G, CONSUL T<ltJTS. I N:. A-iO~IE NO, 97{J927984S
Rug, 19 1998 09:3aPM P16
""""':"
!-
1, Wood decay observed along west exterior wall, (See Page 4.)
2, Floor has collapsed in Living Room. (See Page 4.)
3, Foundation walls are deteriorating, (See Page 5,)
4. Exterior needs paint. (See Page 7.)
5, Glass In exterior doors may be unsafe, (See page 8,)
6, No egress window provided In Mallter Bedroom, (See Page 8,)
7. Irregular bottom step on stairway. (See Page 9.)
a, Both ehimneyll ere unlined. See Page 10. )
9, Carbon-tetrachlorlde fire extinguishers are located in the attrc and cellar. (See
Pages 10-11,)
10, Heat distribution is substandard, (See Page 12,)
11. GFCI safefyd&vlee in Common Bl!lthroom on upper level does not work, (See
Page 14.)
12. Smoke detector poorly loCated, (See Page 14,)
Less serfous observations Include ttlose noted defects or deficiencies that are
existing - or are probabie, under existing conditions - 'MIlch may significantly affect or
reflect the condition Of the building, Remedial action Is generally less expensive, end
the priority 18 less urgent Less serious, but important, observations noted af the time
of the inspection are:
1, Cottonwood tree apparently declining in health, (See Page 2,)
2. Cottonwoocltree elos~ to building, (See Page 2,)
3, Poor perimeter-grade conditions. (See Page 2,)
4, Efflorescence on north foundation wall, (See Page 2,)
5, Petlo slope reversed, (See Peg!! 3,)
6, West exterior wall bulges, (See Page 4,)
7, Wood floor framing is very close to ground end susceptible to decay, (See Page 4,)
8, Moss growth on roof is widespread. (See Page 6,)
9, West.sloping roof pitcties toward chimney, (See Page 6,)
10, Waler damaged oemng In Southwest B9droom. (See Page 6,)
11, Inadequate control of roof drainage, (Page 6.)
12, Porch floors are susceptible 10 decay, (See Page 7,)
13, Failed wlndoYl.ealln Mester Bathroom, (See Page 8.)
14, Fireplace damper does not operata, (See Page 9,)
16, Weter main is galvanized steel. (See Page 9.)
16, Sho'Ml'lr in Lower-level Balhroom is in poor condition, (See Page 11,)
17, No hol water to sink In Southeast Bedroom, (See Page 11,)
18. Inefficient heal controls, (See Pega12,)
19, Boiler datad and inefficient (See Page 12,)
20. Significant evidence of high humidity Ieve!g in Master Bathroom. (See Page 12,)
21. Undesirable range "hood", (See Page 13,)
.........
Minor repairs and recommended maintenance/servicing:
1, Portion of fence leaning at north property boundary. (See Page 3,) ,
2. Portions of fenee exceed Moot height limIt. (See Page 3,)
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16
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, rRQ1: WI ISDN BLDG. COt-ISUL TAHTS. It'-C. A-fOI-.lE NO. : 9~92798.J~
Au~. 19 1998 09:30PM ~17
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3, Exterior door In Kitchen requires effort to latch, (Se9 Page 7.)
4, Warped doors in Southwest Bedroom and Master Bathroom.. (See Page 8)
5, Problems operating several Interior doors. (See Page 8,) .
6. Many windows painted shut. (See Page 6,)
7. Cosmetic plaster cracks throughout, (Sge Page 9.)
8, 'Cracked floor Wes In Common Bathroom on upper lellel. (See Page 9,)
9, Pop-up drain stops In bathtubs do not \l,()/'k. (See Page 11.)
10, Ceiling heater in Master Bathroom does not'Mlrk. (See Page 12,)
11, Some ceiling IIghta do not work, (See Pege 13,)
12. Dated, potentially unsafe, 2-prong electrical outlets installed. (See Page 14,)
13. Improperly wired electrical outlets, (See Page 14.)
14. Dishwasher drain improperly connected, (See Page 15,)
The foll~ng building araas/elements/systems were not Inspected:
1. Guest House,
2, Original crawl .pace.
Additlonallnspectionlinveltlgation is recommended as follollv'S:
1, Identify hazardous building materials such as asbestos or lead peinl.
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"" '\.oUNTY RECORDING DATA:
~:=C:C:[CC::CC::~C'-CCCCCCC'--~~:=l~::>.:J~.:J::D.:J::>.:J:J:J.:J::J::>:J:J::).:J.:J:J
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.c ENCROACHMENT LICENSE
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RECEPTION NUMBER:
BOOK NUMBER:
""'"
ccccccccccccccccccccc~=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>=>
INSTRUCTIONS: COf'1PLETE THE FOLLOWING AS IT APPLIES TO YOUR REQUEST
THIS liCENSE IS FOR: (CHECI( ONE)
o TEMPORARY SHORT fERN OCCU~ATION OF PUBLIC ROW FROM TO
o fEMPORARY, PERPETUAfED UNTIL REVOIIED BY THE CITY
~ TEMPORARY FOR PRE-EXISTED CONDITION AND PERPETUATED UNTIL REVOIIED BY THE CITY
This Agreement made under this license and entered into this J:} day of (.)~ , 200 L, by and
berween the CITY OF ASPEN, Pitkin County, Colorado, hereinafter referred to as "ASPEN" and
IIAYJC=-N CDNNot< ,at I./V'I ~t(4f'';;:5(~fi:''r; t>~~ CQ I-Oi.'?-o
IPriatfullN~el i""'l..eplM..Iint~1
PAGE NUMBER:
...'
hereinafter referred to as "Licensee",
WHEREAS, Licensee is the Owner of the following described properties l<icated in the City of Aspen,
Pitkin County, Colorado:
Street Address: 53'1 Wes-r Mt..c -1~~
Legal Address:, LOTs /(1 L J"" m - B-' 0cK.. '1__
\VHEREAS, said properties abut the following described public right(s)-of-way:
'3 ,(0,. flALLA-?14,vD 4u. r.;:y ~::-
WHEREAS, Licensee desires to encroach upon said right-of-way for the following purposes and as
shoWll and described in E.'c/zibit "A ", attached to this License: I
I
(;;)(/57/tV(;. pRI i/~W';f-V
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TRte 6="~"I-"'IOItJ [)/rc1L '
'W1IEREAS, Section 21.04.050 of City of Aspen Municipal Code delegates the authority to the City
Engineer to grant encroachment licenses,
WHEREAS, ASPEN agrees to the grant of a private license of encroachment as built subject to certain
conditions; .
,
THEREFORE, in consideration of the mutual agreement hereinafter contained, ASPEN and Licensee
cOVenant and agree as follows:
01. A revocable license is hereby granted to Licensee to occupy, maintain and utilize the above
described portion of public right-of-way for the purposes described.
02. This license is granted for a specific use and within a specified tenn as checked above, subject to
being terminated at any time and for any reason at the sole discretion of the City Engineer of the City
of Aspen,
03, This license shall be subordinate to the right of ASPEN to use said area for any public purposes,
""'"
04, Licensee is responsible for the maintenance and repair of the public right-of-way, together with
improvements constructed therein, which ASPEN, in the exercise of its discretion, shall determine to
be necessary to keep the Same in a safe and clean condition. The Licensee shaII obtain right-of-way
and Building Permit as required by the City for any work to be performed in the public right-of-way
Land Use Application
,.....,
-
~
THE CITY OF AsPEN
PROJECT:
Name: Ha den Connor Pro e Historic Redevelo ment
Location: 334 West Hallam Street Aspen, Colorado 81611
Lots K Land M B ') C' of As en
Indicate street address, lot & block number or metes and bounds descri tion of
APPLICANT:
Name: Havden Connor
Address: 444 Grane Street Denver Colorado 80220
Phone #: (303) 619-2779 Fax#:
E-mail:
REPRESENTATIVE:
Name: Poss Architecture + Plannin
Address: 605 East Main Street As en Colorado 81611
Phone #: 970 925-4755 Fax#: 970 920-2950
E-mail: shollebilloss.com
TYPE OF APPLICATION: lease check all that a I :
D
D
D
D
[Z]
[Z]
[Z]
D
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amcndmcnt
[Z] Relocation (temporary, on or off-site)
D Demolition (total demolition)
D Historic Landmark Lot Split
Two detached residential dwellinQs: Unit #1: 4 bedroom historic structure with additions,
Unit #2: 2 bedroom carriage house,
Unit #1: Renovation and relocation of historic structure, new foundation with basement,
reconstruction of non historic addition with revised footprint and massing ( No work on unit #2),
FEES DUE: $
Project:
Applicant:
Project
Location:
Zone
District:
Lot Size:
Lot Area:
Dimensional Requirement Form
(Item #10 on the submittal requirements key. Not necessary for all projects,)
Hayden Connor Property Historic Redevelopment
Havden Connor
-
334 West Hallam Street. Aspen. Colorado 81611
R-6
100,00' x 90,02'
9,002 sJ,
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, e!l3ements, and stccp slopcs. Plcasc rcfcr to thc
defInition of Lot Area in the Municipal Code,)
Existing,' 0 Proposed: 0
Existing: 2 Proposed: 2 (no chanqe)
Existing: Unit #1: 4 Proposed,' Unit #1: 5
Unit #2: 2 Unit #2: 2 (no change)
Proposed % of demolition: Unit #1: 0% of historic portion, 100% of non historic addition,
equivalent to 41 % of total Structure; Unit #2: No Change
DIMENSIONS: (write nla where no requirement exists in the zone district)
Floor Area: Existing: 4,143 sJ Allowable: 4,080 sJ Proposed,' 4,574 sJ,
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Height
Principal Bldg,: Existing: 22'-5" sJ Allowable: 25'-0" sJ Proposed: 22'-5" sJ, ~
Accessory B1dg,: Existing: 18'-8" sJ Allowable: 12'-0" sJ Proposed: 18'-8" sJ, ....,.I
On-Site parking: Existing: 1 Required: 4 Proposed: 1
% Site coverage: Existing,' 24% Required: 30% Proposed: 24,60%
% Open Space: Existing: n/a Required: n/a Proposed,' n/a
Front Setback: Existing,' 10'-0" Required: 10'-0" Proposed: 10'-0"
Rear Setback: Existing: 36'-0" Required: 10'-0" Proposed: 36'-0"
Combined
F ront/Rear: Existing: 46'-0" Required: 30'-0" Proposed: 46'-0"
Indicate N. S. E. W
Side Setback: (east) Existing: 32'-10" Required: 10'-0" Proposed,' 34'-0"
Side Setback: (west) E " 20' 0" Required: 10'-0" Proposed: 5'-0"
xlstmg,' -
Combined Sides: Existing,' 52'-10" Required: 30'-0" Proposed: 39'-0"
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Accessory Buildinq Heiqht; On-Site Parkinq; Parkinq Access
Variations requested (identify the exact variances needed): 26410 040 Re~identi81 [)e~ign St8nd8rd~ -
D 4 Lightwells' 26,575 020 Calculations and Measurements - B 1 3 Building Height Lightwell "'"'"
Exception; 26,710,040 Medium-Density Residential (R-6) - 0,5 Minimum Side Yard, 0,10 Floor _
Area (HPC Floor Area Bonus 500 sJ,)
poss ARCHITECTURE + PLANNING
,,-
605 EAST MAIN STREET ASPEN, COLORAOO 81611
(1) 970/915-4755 (f) 970/920,2950
RESIDENTIAL DESIGN STANDARDS REVIEW
Application Key 14
Aspen Municipal Code
26,410,040 Residential Design Standards - D.4
Lightwetls. All areaways, Iightwet~ and/or stairwetls on the street facing facade(s) of a building sMIl be entirety
recessed behind the frontmost wall of the building,
The applicant requests a variance for the west lightwell from 26A 10,040,DA of the Aspen Municipal
Code,
26,575,020 Calculations and Measurements - 8,1.3
Excebtions for Areawa", LiQhtwet~ and Basement Stairwet~, An areaway, lightweIl or basement stairwell of less tMn
one hundred (100) square feet, entirety recessed behind the vertical plane established by the portion of the building
facade which is closest to the street, and enclosed on all four sides to within eighteen (18) inches of the first floor levet
shall not be counted towards maximum permissible height,
The applicant requests a variance for the west lightwell to be counted within the exception under
26574,020,B, 1.3 of the Aspen Municipal Code,
26.710,040 Medium-Density Residential (R-6) - D,5
Minimum side 'Yard:
Lot Size Minimum Size for Each Side Yard
8,000-
10,000
5 feet, plus 1 foot for each additiolUlI
200 sf of lot area, to a minimum of 15
feet per side yard
Minimum Total of Both Side Yards.
25 feet, pLus 1 foot for each additiolUlL 200 square
feet of lot area, to a totaL of 35 feet of side yard
The appLicant requests a variance from the minimum side yard setback of 10 feet by 5 feet aLong the
western property line for the west lightwell only under 26,710,040,D5 of the Aspen Municipal Code,
26.710,040 Medium-Density Residential (R-6) - D.lO
External floor area ratio (abblies to conforming- and nonvonformi1U! lots of record):
Total exterlUlI floor area for two detached residential dwellirlg' on a lot of nine thousand (9,000) square feet or greater
shall not exceed the floor area allowed for one duplex.
Lot Size Detached Residential Allowable Square Feet.
Dwellings (Square Feet)
9,000-15,000
4,080 square feet of floor area, pLus 6 square feet of floor area for each
additiolUlL 100 square feet in lot area, up to a maximum of 4, 440
square feet of floor area,
.....
'-
The applicant requests a variance from the maximum allowable floor area by 500 square feet under
26,710,040,D.10 of the Aspen Municipal Code,
MEMORANDUM
.',,"
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TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
....M
Joyce Allgaier, Deputy Planning Director
THRU:
RE:
1295 Riverside Drive- Historic Designation, Historic Landmark Lot Split, Minor
Development Review and Variances- Public Hearing
DATE:
January 28,2004 (Continued from December 17, 2003)
SUMMARY: The subject property is not currently listed on the Aspen Inventory of Historic
Landmark Sites and Structures, but proposed to be as part of this application, Historic Landmark
Lot Split, Minor Review, and Variances are also requested,
HPC held a hearing on this project on November 19, 2003, The majority of the board was in
favor of designation, but the project was continued due to concerns about the proposed
alterations to the existing house, the merits of granting an FAR bonus, and, at least for some
commissioners, a reluctance to allow the historic lot split A worksession held on Decernber 17,
2003 came to a similar conclusion,
The applicant wishes to try to make progress towards approval and has submitted a re-study of
the alterations to their house, No other aspects of the project have changed,
Staff acknowledges and respects the comments that have been made by the board, but
remains supportive of the proposal. Additional evaluation of the design on the new entry
piece is warranted in order to minimize it's impacts, however the applicant needs the board
to accept the larger threshold issues of the proposal before investing additional time in design
fees. Staff believes that this project can meet the applicable review standards and comply
with the design guidelines. If the board can accept this concept in general, we recommend a
continuance to finalize the design of the entry, as well as to alleviate any concerns about a
setback variance related to a non-historic shed,
APPLICANT: Tony and Kathy Welgos, represented by Consortium Architects and Gilbert
Sanchez, architect
PARCEL ID: 2737-181-17-019,
ADDRESS: 1295 Riverside Drive, Lot 20, Riverside Subdivision, Aspen, Colorado,
ZONING: R-15, Moderate Density ResidentiaL
1
HISTORIC DESIGNATION
26.415.030B. Criteria,
To be eligible for designation on the Aspen Inventory of Historic Landmark Sites and
Structures, an individual building, site, structure or object or a collection of buildings, sites,
structures or objects must have a demonstrated quality of significance,
The significance of the property located at 1295 Riverside Drive will be evaluated
according to the following criteria:
1. The property was constructed at least forty (40) years prior to the year in which
the application for designation is being made and the property possesses sufficient integrity
of location, setting, design, materials, workmanship, and association and is related to one
or more of the following:
a, An event, pattern, or trend that has made a significant contribution
to local, state, regional or national history,
b. People whose specific contributions to local, state, regional or
national history is deemed important and can be identified and
documented,
c, A physical design that embodies the distinctive characteristics of a
type, period or method of construction, or represents the technical
or aesthetic achievements of a recognized designer, craftsman or
design philosophy that is deemed important.
Staff Response: The Chalet style home at 1295 Riverside Drive was built in 1960, It was
identified as having potential historic significance in the 2000 update of the Aspen Inventory,
This is the first post-war era property to be reviewed for designation under the above criteria,
which were created during the recent overhaul of our preservation ordinance, Staff has attached
guidance from the National Park Service that will assist the board in making findings on the
property, Bear in mind however, that 1295 Riverside Drive is being discussed for local landmark
designation, not listing on the National Register of Historic Places,
The property's integrity can be measured through the scoring system that HPC has developed,
Over the last few months, Staff has completed site visits and an initial integrity assessment score
for all of the remaining Chalet style buildings constructed during the local period of significance,
which has been identified as 1946 to the mid 1960's, A total of four residences (1295 Riverside,
827 E. Dean, 312 W, Hyman, 949 W, Smuggler) and five lodges (Mountain Chalet, 2 separate
buildings at Skier's Chalet, Holland House, St Moritz Lodge) have been surveyed, Only one of
these properties, the older of the two structures at Skier's Chalet, is currently landmarked, In
staffs opinion, all of the Chalet buildings that remain are potentially worthy of designation,
however it should be noted that only two, the newer structure at Skier's Chalet, and the residence
at 949 W, Smuggler have not been altered in some way,
2
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The overall form of the subject house is preserved, An addition was constructed at the rear in the
recent past. Were it reviewed under today's design guidelines, the board would undoubtedly
prefer to see more separation between the original structure and the new construction, and
perhaps more of a difference in the materials and detailing, however the addition is generally
placed in the ideal location, does not overwhelm the original building in height, and is narrow so
that the four corners of the original building are revealed, The only alterations to the 1960
portion of the house are related to the entry, the south fayade, and a skylight on the roof. Staff s
integrity assessment for 1295 Riverside Drive is attached, and the conclusion is that the property
warrants 86 out of 100 points, which is above the 75 point minimum requirement
..
With regard to the property's association with an event, person, or important design, staff refers
HPC to the attached paper "Aspen's 20th Century Architecture: Chalet Style Buildings," This
paper describes how the Chalet style was adopted for some buildings constructed in the early
days of the local ski industry as a marketing tool, since the architecture harkened back to Europe
and some of the more established resorts there, In addition, these buildings were familiar to
many Europeans who moved here to start businesses after World War II. Lodges in particular
were built in the Chalet style, however owners of some single family residences and vacation
homes also found it's mountain imagery appealing, Although relatively few of these buildings
still exist in Aspen today, enough are known to have been constructed after World War II so as to
define this as an important design trend in the town's history, Staff finds that 1295 Riverside
Drive helps to illustrate this trend and therefore meets "Criterion A."
"Criterion B" can be difficult to apply for recent past properties because for the most part they
are associated with persons who are living and whose contributions to history cannot be
evaluate,d without bias, At present, staff does not have information that would support a finding
that "Criterion B" is met
,.._,
The historic context paper defines the distinctive characteristics that must be present in order to
meet "Criterion c." They are:
A large singular roof form, generally low in slope, with the ridge running along the short
dimension of the structure, This roof usually covers the entire structure without interruption,
The eave of the roof usually comes down to a low plate height at the upper level of the
structure, In some residential structures, the upper level only exists under the roof structure
with no side walls,
. Deep overhangs with the structure of the roof expressed on the underside, eaves and rakes
decorated with cutouts and fretwork bargeboards, The peak is generally highlighted by a
larger decorative element hanging downward,
. The footprint of the building is usually rectangular with few deviations from that geometry as
the structures go up,
. Continuous porches running the circumference of the structure, or at least the length of the
primary side,
. Decorative elements, usually two dimensional, such as balustrades of vertical boards spaced
apart having cutouts providing both a positive and negative shape, Shapes are generally
hearts, edelweiss, snowflakes, or other decorative themes from nature,
'<It,.....,
3
. The structures usually sit on a white stucco base, up to the second floor. This base may have
vertical or battered walls, Openings in this area are generally minimal, with wood lintels,
. Above the stucco base, vertical siding extends to the roof line, The edge of the siding against
the stucco base is usually decorative as welL Vertically staggering the siding creates a
scalloped edge, At times, the floor structure extends through the wall with decorative ends
engaging the stucco,
. Windows are generally horizontally proportioned and are used sparingly, They are sliders or
casements, with a center mullion, Shutters and flower boxes are used to decorate the window
openings, These elements have similar detailing to the balustrades,
. Colors are restricted to the white of the stucco base, the dark brown of the wood walls, eaves,
balustrades, etc, Bright colors are used sparingly to accent the eaves and balustrades and
other decorative elements, Murals and painted decorative details are sometimes found on the
stucco surface,
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Staff finds that 129> Riverside Drive exhibits all of these fundamental characteristics and meets
"Criterion C," Because the property has met the integrity test, and meets two of the three
designation criteria, staff recommends landmark status,
HPC may recommend approval or disapproval of this aspect of the application, or a continuance
to request additional information necessary to make a decision, The board may choose to accept
the integrity analysis provided by staff or formulate its own rating for the property, The property
must receive designation in order to be eligible for any of the approvals addressed in the
remainder of this memo,
HISTORIC LANDMARK LOT SPLIT
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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)(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:
aJ 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 shall not
apply to properties listed on the Aspen Inventory of Historic Landmark Sites and
Structures; and
Staff Finding:
The property is part of a subdivision, however Historic Landmark Lot Splits are exempt from the
criterion,
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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),
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Staff Finding:
This proposal will create one 5,734 square foot lot (which will contain the historic house), and
one 4,146 square foot lot, each of which will meet or exceed the minimum 3,000 square foot lot
size established 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,lOO.040(C)(1)(a); and
Staff Finding:
The land has not received a subdivision exemption or lot split exemption,
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 office 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,
e) Recordation, The subdivision exemption agreement and plat shall be recorded in
the office 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,
Staff Finding:
The subdivision exemption agreement shall be a condition of approvaL
f) 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.
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Staff Finding:
The existing Chalet encroaches onto the new lot, which will be corrected,
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g) Maximum potential buildout for the two (2) parcels 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 a single family home, The proposal will add one new homesite, No
more than two units in total can be created as part of this redevelopment
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 0 zone district.
Staff Finding:
The subject parcel is 9,880 square feet and is located in the R-15 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 ea,ch lot
shall be noted on the Subdivision Exemption Plat,
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Staff Finding:
The maximum floor area for the original parcel, containing a historical landmark in the R-15
zone, is 4,141 square feet The applicant is requesting a 500 square foot FAR bonus, discussed
below, Should the FAR bonus be granted, the total FAR is to be allocated as follows: 2,233
square feet to Lot A, which contains the Chalet house, and 2,408 square feet to Lot B, which will
be vacant for the time being, HPC will conduct design review of that new home at some time in
the future,
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 contain a historic structure, The FAR bonus
will be added to the maximum FAR allowed on the original parcel.
Staff Finding: Setback variances are requested for the parcel that will contain the
Chalet, but not for the vacant new lot
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
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guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff 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, tlisapprove, approve with conditions, or continue
the application to obtain atlditional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures setforth in Chapter 26.316,
Staff Response: Recently, the HPC has been contemplating new tools to analyze the
appropriateness of proposals to alter historic structures, The following questions are likely to be
the center of future discussions, and may be helpful for HPC to at least reference for this project
(note that the questions do not serve as formal decision making criteria at this time):
1. Why is the property significant?
2. What are the key features ofthe property?
3. What is the character of the context? How sensitive is the context to changes?
4. How would the proposed work affect the property's integrity assessment score?
5. What is the potential for cumulative alterations that may affect the integrity of the
property?
The basis for the property's historic significance, and the building's key features have been
addressed earlier in the memo,
The context of the neighborhood is changing, There are numerous Pan Abode homes or other
structures built in the 1960's, when this subdivision was created, However, many of these small
residences are now being redeveloped, 1295 Riverside Drive is the only Chalet style structure in
the area, and the only house in the neighborhood that has been identified as historically valuable
at this time,
If approved, this project will eliminate any future expansion possibilities for 1295 Riverside
Drive, The project's affect on the integrity score is discussed below,
Desi!w Guideline review
A list of design guidelines relevant to this Minor Review are attached as "Exhibit B," Only those
guidelines which staff finds warrant discussion are included in the memo,
As part of the lot split proposed for this site, the owners plan to make some changes to the
property, Existing non-historic decks are to be reconfigured at the back of the property, and a
non-historic shed is to be relocated, These actions require setback variances that will be
addressed further into the memo,
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Alterations are planned for the historic house, and involve moving the entry and two windows,
and eliminating a skylight. A new parking area will be created in the northeast corner of the site, ""'"
The issue of relocating for the entry is the most challenging in this project. Fortunately, the
original 1960 plans for this Chalet house are available, It is evident that at some time in the past,
the original entry was altered or reconstructed, An open porch feature was enclosed, the roof was
rebuilt to be steeper in pitch, the board and batten siding was removed, and the front door was
replaced,
Presently, the entrance to the house is located on the west side of the building, and a parking area
is adjacent to the door. The applicant has determined that the entry must be relocated to the east
as part of the lot split The guidelines state:
4,1 Preserve historically significant doors,
o Maintain features important to the character of a historic doorway, These may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing,
transoms and flanking sidelights,
o Do not change the position and function of original front doors and primary entrances,
o If a secondary enh'ance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary, Also, keep the door in place, in its
historic position,
o If the secondary entrance is sealed shut, the original entrance on the primary facade must ""'-\
remain operable, , ..'
Staff has discussed a number of alternatives to the entry relocation with the applicant, including
jogging the new lot line around it, or maintaining the feature even if its use as the primary
entrance is abandoned, Their feeling is that these options do not work because it would pinch the
new lot too significantly, This neighborhood has relatively large setback requirements, and it is
felt that the site plan that is being proposed represents the minimum size for a new lot that can be
reasonably developed, HPC cannot grant any setback variances for the new lot
In addition, keeping the entry where it is would result in the entry and new parking area being too
far apart. Parking is proposed to be in the northeast corner of the site to avoid impacting a dense
grove of aspens and to stay out of the foreground of the house as much as possible, which is
appropriate, While staff feels that moving the entry is an unfortunate consequence of the lot
split, not allowing this development option, which has been very successful on other properties,
would leave the possibility of a future addition which is twice the size of the existing building,
In this specific instance, staff can support the idea that relocating the entry is best for the overall
preservation of the property,
The second piece of this issue is how to treat the wall where the entry will be vacated, and how to
design the entry in its new location, The applicant proposes to make the east wall look as the
west wall currently does, and vice versa, This means that two windows will be removed from the
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east wall and installed on the west, where the door currently exists, Staff has had some concerns
that this may not be entirely appropriate, The guidelines are:
3,2 Preserve the position, number and arrangement of historic windows in a building wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate,
as is adding a new window opening, This is especially important on primary facades
where the historic ratio of solid-to-void is a character-defining feature,
o Greater flexibility in installing new windows may be considered on rear walls,
o Do not reduce an original opening to accommodate a smaller window or door or increase
it to receive a larger window on primary facades,
33 Preserve the historic ratio of window openings to solid wall on a facade,
o Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a structure,
The windows that are proposed to be installed on the west fa~ade will serve bathrooms, Natural
light and ventilation are not required by code for these spaces, so adding the windows is not a
necessity, What must be decided is whether it is better to allow the windows, in order to be
consistent with the general fenestration pattern that was used on this house, or to disallow them
in order to avoid adding features that are not original to the west waiL Typically, the HPC does
not allow new windows to be installed on a primary fa~ade, however this is an unusual
circumstance, In almost all instances when new windows are allowed on a historic building, they
must be somehow differentiated as new, which could be very disruptive on this structure,
Whichever option is selected, staff estimates that approximately 6 points will be lost on the
integrity assessment score due to the entry issue, in the categories of building form and doors and
windows, Staff s recommendation is that the windows be allowed on the west so that the typical
pattern of window openings is maintained, The architect has supplied revised plans that show
these windows having a different mullion pattern than the historic openings as a subtle way to
indicate that they are new, This is acceptable to staff
On the east fa~ade, it is unavoidable that a lower floor window, and in all likelihood, an upper
floor window need to be removed in order to construct the new entry, Staff has not supported
reconstructing the exact appearance of the existing entry, in particular the incompatible steep
gable roof The architect has restudied this to show more of a Chalet roof pitch and a small
upper floor window, This is an improvement, however it appears that they are other reasonable
solutions that might help to tie the entry into the design of the historic building more
successfully, Skylights which are proposed to be on the roof of the entry mayor may not be
appropriate, (Note that the applicants are removing a non-historic skylight from the house, which
is a restoration action that helps to support the FAR bonus,
It is not necessary to be constrained to the specifics of the existing entry design since this will in
fact be a non-historic feature, While it would be possible to install an uncovered door on the east
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wall, this would not provide a very comfortable entry into the house due to the small staircase
landing that is immediately inside, therefore staff is not recommending that option, --.
FAR BONUS
The applicant is requesting a 500 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 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 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.
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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.
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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: Based on the review provided earlier in this memo, Staff finds that Criterion A
is being met, although compromises must be made in order to facilitate the lot split, which is
arguably the best preservation option for the property, These compromises do, in staffs opinion
result in Criterion B being met, since no further addition will be made to this house which would
confuse its history, affect one's ability to understand the house's original size and scale, and
potentially threaten its integrity score and landmark status, Criterion C can be met by removing
the skylight discussed above, Criterion D can be addressed by revising the design of the new
entry to be more clear that it is new, and sympathetically designed, The applicant will match or
use compatible new materials for the new construction in order to meet Criterion E, Criterion H
is being addressed by the sensitive placement of the new parking area, and the applicant's effort
to maintain the aspen grove in front of the house, Staff finds that the bonus is appropriate,
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SETBACK VARIANCES
The setback variances needed are a 10 foot west sideyard variance to accommodate an existing
deck, a 7 foot west sideyard setback variance for the house, a 10 foot east sideyard setback
variance and 5 foot rear yard setback variance for the relocated shed, and a 6 foot variance of the
minimum distance required between the house and shed, The criteria, per Section 26.4IS,110.C of
the 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 west setback variances are necessary to create a reasonably sized new lot,
which has the effect of protecting the historic house from future additions, therefore staff
supports these variances,
The non-historic shed is proposed to be relocated because the applicant is moving a non-historic
deck from the west side of the lot to the east Staff believes that some relief to the setbacks is
allowable, However, an adjacent neighbor raised a concern about this variance, and the board
was informed that there is a utility easement along the back of the property, There are not in fact
any underground utilities in place in this area right now, The applicant is willing to accept
feedback about a tweak to the location of the shed, or possible re-configuration of the deck if
needed, They may place something in the easement at the risk of having to move it ifrequired by
the utility company,
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff supports Historic Designation, Historic Landmark Lot Split,
Minor Development and Variance approval for this property, however some restudy is needed
before the resolution can be finalized, The remaining issues are:
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I, The applicants should study any ways to modifY the new entry design so that it is
compatible with the Chalet style of the building, and so that perhaps the original upper
t100r window could stay in place,
2, An appropriate location for the non-historic shed must be determined,
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Exhibits:
A, Staff memo dated January 28,2004
B. Relevant Design Guidelines
C. Integrity Assessment
D, National Park Service information
E, "Aspen's 20th Century Architecture: Chalet Style Buildings"
F, Minutes of November 19, 2003
F, Application
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"Exhibit B: Relevant Design Guidelines for 1295 Riverside Drive,
Conceptual Review"
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Walkways
1,9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in
the "private" spaces beyond,
o Provide a walkway running perpendicular from the street to the front entry, Meandering
walkways are discouraged, except where it is needed to avoid a tree,
o Use paving materials that are similar to those used historically for the building style,
Concrete, wood or sandstone may be appropriate for certain building styles,
Private Yard
1,10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
o The front yard should be maintained in a traditional manner, with planting material and
sod, !Ind not covered with paving, for example,
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and
shrubs,
o Protect established vegetation during construction to avoid damage, Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
o If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1,12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged,
1,13 Revisions or additions to the landscape should be consistent with the historic context
of the site,
o Select plant and h'ee material according to its mature size, to allow for the long-term
impact of mature growth,
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials,
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Site Lighting
1,15 Minimize the visual impacts of site lighting,
o Site lighting should be shielded to avoid glare onto adjacent properties, Focus lighting on
walks and entries, rather than up into trees and onto facade planes,
Windows
3.2 Preserve the position, number and arrangement of historic windows in a building wall.
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D Enclosing a historic window opening in a key character-defining facade is inappropriate,
as is adding a new window opening, This is especially important on primary facades
where the historic ratio of solid-to-void is a character-defining feature,
D Greater flexibility in installing new windows may be considered on rear walls,
D Do not reduce an original opening to accommodate a smaller window or door or increase
it to receive a larger window on primary facades,
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Replacement Windows
3.3 Preserve the historic ratio of window openings to solid wall on a facade,
D Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a sh'ucture,
Treatment of Existing Doors
4,1 Preserve historically significant doors.
D Maintain features important to the character of a historic doorway, These may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing,
transoms and flanking sidelights,
D Do not change the position and function of original front doors and primary entrances,
D If a secondary enh'ance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary, Also, keep the door in place, in its
historic position,
D If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable,
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Replacement Doors
4.5 When replacing a door, use a design that has an appearance similar to the original door
or a door associated with the style of the house.
D A replica of the original, if evidence exists, is the preferred replacement
D A historic door from a similar building also may be considered,
D Sirnple paneled doors were typical,
D Very ornate doors, including stained or leaded glass, are discouraged, unless
photographic evidence can support their use,
Roofs
7.3 Minimize the visual impacts of skylights and other rooftop devices.
D Flat skylights that are flush with the roof plane may be considered only in an obscure
location on a historic sh'ucture, Locating a skylight or a solar panel on a front roof plane
is not allowed, '
D A skylight or solar panel should not interrupt the plane of a historic roof. It should be
positioned below the ridgeline,
Lighting
14,6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
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IJ The design of a fixture should be simple in form and detaiL Exterior lighting must be
approved by the HPC
IJ All exterior light sources should have a low level of luminescence,
14,7 Minimize the visual impacts of site and architectural lighting.
IJ Unshie1ded, high intensity light sources and those which direct light upward will not be
permitted,
IJ Shield lighting associated with service areas, parking lots and parking structures,
IJ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
IJ Do not wash an entire building facade in light.
IJ Avoid placing exposed light fixtures in highly visible locations, such as on the upper
walls of buildings,
IJ Avoid duplicating fixtures, For example, do not use two fixtures that light the same area,
14,8 Minimize the visual impact of light spill from a building,
IJ Prevent glare onto adjacent properties by using shielded and focused light sources that
direct light onto the ground, The use of downlights, with the bulb fully enclosed within
the shade, or step lights which direct light only on to walkways, is strongly encouraged,
IJ Lighting shall be carefully located so as not to shine into residential living space, on or off
the property or into public rights-of-way,
Driveways & Parking
14,17 Design a new driveway in a manner that minimizes its visual impact.
IJ Plan parking areas and driveways in a manner that utilizes existing curb cuts, New curb
cuts are not permitted,
IJ If an alley exists, a new driveway must be located off of it
14,19 Use a paving material that will distinguish the driveway from the street.
IJ Using a change in material. paving pattern or texture will help to differentiate the
driveway from the sh'eet.
IJ Porous paving materials will also help to absorb potential water runoff typically
associated with impervious surfaces such as asphalt or concrete,
14,21 For existing driveways that cannot be removed, provide tracks to a parking area
rather than paving an entire driveway,
IJ Using minimally paved h'acks will reduce the driveway's visual impact.
IJ Consider using a porous paving material to reduce the driveways visual impact,
IJ Also consider using modular paving materials for these tracks to provide visual interest
along the street.
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EXHIBIT C- INTEGRITY ASSESSMENT, CHALET
1295 Riverside Drive
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Integrity is the ability of a property to convey its significance,
· LOCATION Location is the place where the historic property was constructed or the
place where the historic event occurred
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5 - The structure i0n its original location,
3 - The structure! has been moved within the original site but still maintains the
original aligrupent and proximity to the street ,
o - ~he structure h~s been moved to a location that isdi,ssimilar to its original
sIte, \ '..
POINTS: 5
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TOTAL POINTS (MAXIMUM OF 5)=
. DESIGN Design is the combination 0
structure, and style of a property,
BUILDING FORM
10 - The original plan form, based on auth n ' ating documentation, is still intact
6 - The plan form has been altered, but e ad ' ion would meet the design
guidelines,
o - Alterations and/or additions to the
of the structure is obscured,
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POINTS: 8, The original rectangul r plan is intact, howe r an addition
extends from the rear of the house, All corners of the 1960 Jj i1ding are still
revealed.
ROOF FORM
I 0 -The original roof form is unalte d,
6 - Additions have been made that alter roofform that would meet the ./
current design guidelines, I
o -Alterations to the roof have been made that obscure its original form,
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POINTS:' 8. The original roof is intact, however the rear addition encroaches
onto a small area of it.
SCALE
5 - The original scale and proportions of the building are intact
3 - The building has been expanded but the scale ofthe original portion is
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