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ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
FEBRUARY 25, 2004
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE -VISITS:, Please site-visit on your own the porches at406 W. Smuggler and
514 N. Third
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5:00 I.
II.
III.
IV.
V.
VI.
Roll call
Approval of minutes - Jan. 28,2004 and Feb. 11,2004
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
(N ext resolution will be #6)
VIII. OLD BUSINESS
A. 939 E.. . Cooper Are. -Final, p.. ublic)Iearing 4@ --ole lZ~tJ t
AfftJ H.:-j- ,-C(y.4 . hi-! -:r-~ ~ctfJ/v~ ~ -
5:15 B. 334 W. Hallam - Conceptual, On-Site Relocation, Paitial Demolition,
Variances, Public Hearing 11-7- 4~o
IX. NEW BUSINESS
A. None
x. WORK SESSION
5:45 A. 406 W. Smuggler
6:15 B. ~9 E. Cooper
6:30 C. Guidelines, Chapters 8-14
Election of Chair and Vice-Chair
7:00 XI. ADJOURN
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
,
THRU:
Joyce Allgaier, Deputy Planning Director
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
939 E. Cooper Avenue, Unit B, Major Development Review (Final)- Public
Hearing
DATE:
February 25,2004
"
SUMMARY: The subject property is a 10,500 square foot lot that is listed on the Aspen
Inventory of Historic Landmark Sites and Structures. In 1995, HPC approved a redevelopment
of the parcel that involved the on-site relocation and rehabilitation of a ViCtorian era home and
contributing barn, and the construction of three additional homes on the site. The proposal
before HPC completes the build out of the project.
The specifics of the size and placement of this new home have been .established through a
subdivision review by City CounciL HPC did grant Final approval for a house on this lot,
however the 3 year period of "vested rights" has expired and the application must comply with
updated land use code requirements, including the 2000 HPC guidelines. The owner has hired a
new architect and amended the proposaL
The board granted Conceptual, a waiver of one on-site parking space, and a variance from two of
the "Residential Design Standards" related to garages on January 14, 2004 with no conditions for
restudy.
Staff finds that the project complies with the applicable Final review standards and recommends
approvaL
APPLICANT: Power Properties, represented by Gilbert Sanchez, architect.
PARCEL In: 2737-182-52-002.
ADDRESS: 939 E. Cooper Avenue, East Cooper Court, Unit B, City and Townsite of Aspen,
Colorado.
ZONING: RMF, Residential Multi-Family.
CURRENT LAND USE: Four condominiurnized detached structures in multi-family use.
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MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
the application to obtain additional information necessary to make a decision to approve or
deny.
Major Development is .a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Recently, HPC has been contemplating new tools to analyze the
appropriateness of proposals to alter historic properties. The following questions are likely to be
the center of future discussions, and may be helpful 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 property is important because it contains two 19th century buildings; a residence and a barn.
The concept of this project was to retain the landmark buildings and protect them from all but
modest additions, and to direct the remaining floor area available on the site into similarly sized
detached structures. In an effort to meet other City goals, two of the homes carry affordable
housing restrictions. The site plan for the project is tight, and many of the key features of the
property were affected as part of the building relocations. The house does maintain prominence
on the street frontage, and the barn contributes to the scale and character of the alley.
The neighborhood is zoned for multi-family development and contains a mix of duplexes and
condominiums, along with a handful of miner's cottages that still exist in the immediate vicinity.
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There are few relationships among the existing development that result in the sense of a strong
context.
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This project does not directly affect any historic structures, since it is a freestanding building. It
will, to a great extent, cut off the view of the historic barn from the street, which is unfortunate,
but was an anticipated outcome of the subdivision when it was approved.
Desi2n Guideline review
Final review deals with details such as the landscape plan, lighting, fenestration, and selection of
materials. A list of the relevant design guidelines is attached as "Exhibit B."
"
Staff finds the design to be wholly appropriate and in keeping with HPC philosophies as well as
the relatively simple character of the other structures on the site. It is particularly compatible
with the two story simple gable form Victorians that are located to its east and west. The design
guidelines have all be met.
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 recommends HPC grant Final approval for the project as
proposed, with the following standard conditions:
1. Conceptual approval included the following variances: a waiver of one on-site parking
space, and a waiver of the Residential Design Standards that requires a garage to be
setback at least 10 feet from the front fayade of a house, and the standard that requires a
secondary mass.
2. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor. The conditions of approval will be
required to be printed on the cover sheet of the building permit plan set and all other
prints made for the purpose of construction.
3. HPC staff and monitor must approve any changes to the lighting fixtures that have been
indicated for this project. Drawings representing the type and location of any other
exterior lighting fixtures must be reviewed prior to wiring, purchase, or installation.
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4. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available, prior to installation.
5. Alllightwells that require protection must have grates over them, rather than railings.
6. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
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A Staff memo dated February 25,2004
B. Relevant Design Guidelines
C. Application
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"Exhibit B: Relevant Design Guidelines for 939 E. Cooper, Unit B, Final 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.
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Private Yard
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
o The front yard should be maintained in a traditional manner, with planting material and
sod, and not covered with paving, for example.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
o Select plant and tree material according to its mature size, to allow for the long-term
impact of mature growth.
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
o Do not plant climbing ivy or trees too close to a building. New ti'ees should be no closer
than the mature canopy size.
o Do not locate plants or trees in locations that will obscure significant architectural features
or block views to the building.
o It is not appropriate to plant a hedge row that will block views into the yard.
"
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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.
Building & Roof Forms
11.7 Roof materials should appear similar in scale and texture to those used traditionally.
o Roof materials should have a matte, non-reflective finish.
Materials
11.8 Use building materials that contribute to a traditional sense of human scale.
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CJ Materials that appear similar in scale and finish to those used historically on the site are
encouraged. ~
CJ Use of highly reflective materials is discouraged.
Architectural Details
11.9 Use building components that are similar in size and shape to those of the historic
property.
CJ These include windows, doors and porches.
CJ Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
CJ This blurs the distinction between old and new buildings.
CJ Highly complex and omately detailed revival styles that were not a part of Aspen's
history are especially discouraged on historic sites.
Lighting
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
CJ The design of a fixture should be simple in form and detaiL Exterior lighting must be
approved by the HPC
CJ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
CJ Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
CJ Shield lighting associated with service areas, parking lots and parking structures.
CJ 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.
CJ Do not wash an entire building facade in light.
CJ Avoid placing exposed light fixtures in highly visible locations, such as on the upper
walls of buildings.
CJ 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.
CJ 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.
CJ 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.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
CJ Mechanical equipment may oruy be installed on an alley facade, and only if it does not
create a negative visual impact.
CJ Mechanical equipment or vents on a roof must be grouped together to minimize their
visual impact. Where rooftop units are visible, provide screening with materials that are
compatible with those of the building itself.
CJ Screen ground-mounted units with fences, stone walls or hedges.
CJ A window air conditioning unit may only be installed on an alley facade, and only if it
does not create a negative visual impact.
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o Use low-profile mechanical units on rooftops so they will not be visible from the street or
alley. Also minimize the visual impacts of utility connections and service boxes. Use
smaller satellite dishes and mount them low to the ground and away from front yards,
significant building facades or highly visible roof planes.
o Paint telecommunications and mechanical equipment in muted colors that will minimize
their appearance by blending with their backgrounds.
Driveways and Parking
14.19 Use a paving material that will distinguish the driveway from the street.
o Using a change in material, paving pattern or texture will help to differentiate the
driveway from the street.
o Porous paving materials will also help to absorb potential water runoff typically
associated with impervious surfaces such as asphalt or concrete.
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCATED AT 939 EAST COOPER AVENUE, EAST COOPER COURT,
UNIT B, CITY AND TOWNSITE OF ASPEN, COLORADO
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RESOLUTION NO. _, SERIES OF 2004
PARCEL In: 2737-182-52-002
WHEREAS, the applicant, Power Properties, represented by Gilbert Sanchez, has requested
Major Development Review (Final) for the property located at 939 E. Cooper Avenue, East
Cooper Court, Unit B, City and Townsite of Aspen, Colorado. The property is listed on the
"Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.4l5.070.D.3.b.2
and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny; and
....".
WHEREAS, Amy Guthrie, in her staff report dated February 25, 2004, performed an analysis of
the application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines" have been met, and recommended approval; and
WHEREAS, at their regular meeting on February 25, 2004, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and "City of Aspen Historic Preservation Design Guidelines" and approved the
application by a vote of _ to _'
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Final approval for the proposed project at 939 E. Cooper Avenue, East
Cooper Court, Unit B, City and Townsite of Aspen, Colorado as represented on February 25,
2004, with the following conditions:
1. Conceptual approval included the following variances: a waiver of one on-site parking
space, and a waiver of the Residential Design Standards that requires a garage to be
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setback at least 10 feet from the front fayade of a house, and the standard that requires a
secondary mass.
2. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor. The conditions of approval will be
required to be printed on the cover sheet of the building permit plan set and all other
prints made for the purpose of construction.
3. HPC staff and monitor must approve any changes to the lighting fixtures that have been
indicated for this project Drawings representing the type and location of any other
exterior lighting fixtures must be reviewed prior to wiring, purchase, or installation.
4. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available, prior to installation.
5. Alllightwells that require protection must have grates over them, rather than railings.
6. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
"
APPROVED BY THE COMMISSION at its regular meeting on the 25th day of February,
2004.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
PROJECT NARRATIVE
EAST COOPER COURT - UNIT B 939 EAST COOPER ASPEN, COLORADc;
This submittal describes a proposal for a new single-family residence on the last remaining site of the
East Cooper Court subdivision. Approved by the City of Aspen in 1995, the adjacent four parcels
created by the subdivision include two original buildings with historic designation - a renovated
Victorian-style residence at 949 East Cooper and a renovated barn (now a residence) at 943 East
Cooper. The barn and two new completed residences border the alley of the subdivided site.
Immediately to the west of the proposed project, referred to as Unit B, is another historically
designated property at 935 East Cooper with an expanded and altered Victorian-style cottage. The
Unit B site is visible along the axis of Cleveland Street where it terminates at East Cooper.
The size of the subdivision building sites and the resulting density of the adjacent structures are
significant factors in the design of the proposed project. The property is zoned for R/MF use. The
approved subdivision allows Unit B .to have an FAR of 1,800 square feet, and the physical
dimensional limitations of the proposed construction are determined by an established building
envelope illustrated on the approved site plat. The subdivision documentation also specifically
permits Unit B to have a street-facing garage, and CDOT has previously granted approval for a curb
cut on East Cooper Avenue.
In accordance with the City of Aspen Historic
Preservation Design Guidelines, the proposed project
has been developed to reinforce the historic character of
Aspen and to establish a strong contextual relationship
to its immediate neighbors. The proposed residence
relies on the use of simple and familiar forms that are
evident in Aspen's traditional Victorian buildings,
especially the gabled end that is visible on Unit B's
historic neighbor to the east. A two-story extruded
gable is the dominant form of the proposed project. The
scale of this principal element is then reduced on three
sides - east, south and west - by one-story massing to
create appropriate and sensitive relationships to the
adjacent historic structures. The result is that the two-
story mass of the new construction is held comfortably
away from the historic buildings to maintain reasonable
access to light and views for all properties.
A one-story entry porch is carved out of the primary gabled mass. The tradition of two doors at the
porch is revived with the glazed main entry visible from the street and a secondary side door leading to
the mud-room.
Windows have been designed to achieve two important contrasting effects - to strengthen the
connection to the project's historic context and to differentiate the new construction as distinct from
the neighboring structures. Both of these goals are desired by the Historic Preservation Guidelines.
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Traditional proportions (tall & skinny) and window styles (double-hung) as well as more
contemporary windows (horizontal and projecting) are thoughtfully arranged in compositions that
exhibit balanced asymmetries. Wood windows and metal-clad wood windows will be incorporated in
the proj ect.
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The initial selection of exterior finish materials also has the intention of creating enhanced
relationships to the site's physical and historic context. In general, they are familiar materials - wood
siding, wood shingles, corrugated metal roofing, wood windows, stone base - that are cleanly and
crisply detailed to reflect a more modem sensibility. The dominant gable form will be sheathed in
smooth, horizontal wood siding similar to the historic house to the east. Vertical wood siding in
random widths are intended for the lower scaled mass of the project. This palette of modest materials
establishes a strong visual connection to the fabric of the existing neighborhood.
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Unit B will be located on one of five parcels that were created by the subdivision of the original
historic site consisting of approximately 3-1/2 city lots. As a result of the density created by the
subdivision, there are some physical and dimensional limitations unique among other typical Aspen
properties. The building envelope identified for this project is 33' wide by 44' deep. At the
Conceptual Review on January 14, 2004, the HPC granted two variances to the City of Aspen's
Residential Design Standards and a parking waiver to alleviate the site's restrictions. The granted
variances exempt the project from the requirements of Standard B.l Secondary Mass and Standard
C.2.b Parking, Garages and Carports.
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GILBERT R. SANCHEZ
\rchitcct
P.O. Box 9287 Aspen, Coloredo 81612 Phone 970.948.0597 Fax 970.920.7822
grsaia@rof.net
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FINAL DEVELOPMENT PLAN PROJECT NARRATIVE
EAST COOPER COURT - UNIT B 939 EAST COOPER ASPEN, COLORAD(~
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The Final Development Plan illustrated in this submittal conforms to the Conceptual Development
Plan approved by the HPC on January 14,2004. Modest revisions to the design include the following:
1. The side light glazing at the main entry door has been enlarged to better identify the entry
and to permit more light into the entry hall.
2. Window sizes have been adjusted to accommodate the location of the stair treads and risers
on the interior.
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3. The projecting shed dormer adjacent to the dining area on the upper floor does not extend
down to the floor.
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4. The stone base will occur only at the street-facing two-story gable form. This material has
been eliminated around the remaining perimeter of the building.
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GILBERT R. SANCHEZ
\rchitcct
P.O. Box 9287 Aspen, Colorado 81612 Phone 970.948.0597 Fax 970.920.7822
grsaia@rof.net
exterior light fixtures
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one exterior RAB incandescent
jelly-jarl with metal cage fixtures
will be used on the new addition
the fixture and its dimensions
are pictured and highlighted
accordingly below
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A B C 0 E F G H I
VXBR100DG 9.5/8 9.118 6-7/8 4-1/8 3-3/8 4-1/4 5.1/8 7.118
24.4 23.5 17.5 10.5 10.8 10.5 130 18.1
VXBR100G 10-1/4 g.118 7-112 4-318 3-3/8 4-114 5-1/8 7
26.0 23.5 19.0 11.1 10.8 10.5 13.0 17.8
VXBR100P (PW) 8-114 3.3/4 4-114 5.1/8 7
21.0 10.8 10.5 13.0 17.8
VXBR200DG 11.114 10-518 8-5/8 5.3/8 4-114 4.114 5-118 8-1/8
28.6 27.0 21.9 13.7 10.8 10.5 130 20.6
VXBR200G 11-7/8 10-5/8 9-118 5-318 4-1/4 4-1/4 5-118 8
30.2 27.0 23.2 13.7 10.8 10.5 13.0 20.3
VXBR200P (PW) 10-5/8 4-3/4 4-1/4 5-1/8 8
27.0 10.8 10.5 130 20.3
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exterior light fixtures
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'c six exterior recessed wall fixtures
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the new construction. fixtures will!
not be evident from exterior viewin'
planes of any angle to the alley or.
neighboring lots & frontage street
fixtures to be manufactured by
BEGA lighting
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Brushed slaIn less sleet trim wilh
or w,U,oul guard. Socket head
slainloss slcel caplive fasleners,
L1ched glass wllh symmetrical
ref'eelor. Inlegral 120V.11.6V
elHctronic transformer.
Lamp sllppried wilh lurninaire.
2020/2021 OplJn,ng: 3'Y,,:q. x 4'
2022120230penong 5Y,q. x 4'
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Lamp Lumen A B C
2020 Gill 1 20W G4.12V 350 4.Y, 30/8 4
2021 WI Gum d Gill 1 20W G4.12V 350 4:Y~ 3% 4
2022 Gill 1 SOW GY6.35.12V 1000 6Y, 50/H; 4
2023 WI Guard Gill 1 50W GY6.35.12V 1000 6% 5o/lIl 4
500 C.P.C.. Conerete Prolection Cover for 2020. 2021
510 C.P.C.. Concrcle Protection Cover for 2022. 2023
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
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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 - Continued Public
Hearing
DATE:
February 25,2004
1ft
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, 2001 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. 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.
On January 28, 2004, the board reviewed a proposal that represented revised architecture
for the addition and no garage.. The application was generally favorably received, but was
continued with the following direction for restudy:
I. Restudy the roof configuration; lowering the roof of the addition with the goal of
removing the encroachments on the north facing roof of the historic house to the
extent possible.
2. Continue to work on making the addition a distinct element and avoid
compromising the independence ofthe single, east-facing gable.
3. Restudy the separation of the addition from the structure to differentiate old from
new.
The architects have submitted new drawings that address these concerns. Given the fact
that HPC has indicated their acceptance of the relocation plan, Staff finds that the review
standards have been met and recommends approval.
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APPLICANT: Hayden and Louise Connor, owners, represented by Poss Architecture
and Planning.
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)
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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 26.4l5.010.C.5) are met, and finds that the
development is in accordance with the "City of Aspen Historic Preservation Design
Guidelines":
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 allowedfloor 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 after making afinding 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.
Staff 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
activites that would be contrary to these guidelines. It is important that the historic
structure itself is to be properly preserved, which is commendable.
-.
2
~
There is a one story gable roofed addition at the northwest corner of the house 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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Using these maps and physical inspection of the property, it has become apparent that this
one story room has been extended slightly towards the north in the more recent past, and
that an exterior storage closet was built on the west in a manner that makes the historic
porch look longer than it originally was.
The proposed plan is to retain the current appearance of this area of the building. As a
condition of approval, staff recommends discussion of whether the extension on the north
should be demolished, or or at least whether the porch columns and brackets that have
been added to the west facing porch can be removed.
-'~'F'
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.
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.
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
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.
3
J
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.
--
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:
A
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 he 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.
Since the last meeting the design has been revised to show a much lower "cricket"
spanning between the new and old east facing gable ends. The plate height on the
addition has been pulled down slightly so that it tucks under the historic eaveline. A
cross-gable has been removed from the north elevation, simplifying tllat fayade and
making the limits of the original building more clear. Staff finds that the guidelines
which were in question have been addressed and that review standard "'a" is met.
b. The proposed development reflects and is consistent with the character of
the neighborhood of the parcel proppsed for 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
have been restored and expanded and an acceptable solution has been found for this
project. Standard "b" is met.
""'
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4
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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: 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-
l880s to the early l890s. This business was one of the pioneer Aspen lumber companies
established ca. 1880-1882." While staff was concerned that the project, particularly the
relocation plan could negatively affect the historic significance of the site, the board
appears to be willing to accept this action in order to preserve the large cottonwood tree
in the center of the site. Standard "c" is met.
J.4
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.
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, and the addition has been successfully designed. Standard "d" is
met.
PARTIAL DEMOLITION
'I~,.."_,,,
No approval for partial demolition shall be granted unless the Historic Preservation
Commission finds all of the following standards are met:
1. 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:
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
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.
5
Staff Finding: The applicant is reversing some negative impacts caused by the 1960's
addition. This standard is met.
-,
ON-SITE RELOCATION
J
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.
J\
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 house 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 9.1 is:
".,..-.,\
9.1 Proposals to relocate a building wilIbe considered on a case-by-case basis.
D In general, relocation has less of an impact on individual landmark structures than
those in a historic district
D It must be demonstrated that relocation is the best preservation alternative.
D Rehabilitation of a historic building must occur as a first phase of any improvements.
D A relocated building must be carefully rehabilitated to retain original architectural
details and materials.
D 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.
D The design of a new structure on the site should be in accordance with the guidelines
for new constmction.
D 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:
-,
6
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.
--
"
Jilt
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. However, the
HPC comments at the January 28th meeting included observations about the fact that the
open space between the house and carriage house are a "precious" aspect of the character
of the site, and that the cottonwood tree is valued. . Therefore, the board appears to be
prepared to make a finding that, in this instance, relocation of the house is an acceptable
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 will 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
structure, site preparation and infrastructure connections. The receiving site
shall be prepared in advance of the physical relocation.
Staff Finding: The relocation plan and letter of credit will be conditions of approval.
7
HPC FAR Bonus
-.....
The applicant is requesting a 364 square foot floor area bonus, bringing the maximum
square footage for the property to 4,580 square feet. The applicable standard is:
p
"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."
A
This is 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. The building is in need of restoration, and the
addition has been well designed, therefore staff finds that the bonus is warranted.
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,
C''''''-\.,
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
Iightwells, is to ensure that each residential building has street-facing architectural
details and elements which provide human scale to the fa~ade, enhance the walking
experience, and reinforce local building traditions.
All areaways, Iightwells and/or stairwells on the street-facing fa~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.
-..
8
''''.".,
VARIANCE FROM THE CALCULATION OF BUILDING HEIGHT RELATED
TO LIGHTWELLS
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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 from the dimensional requirements of Title 26, the HPC
must make a finding that the following three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Community Plan and this Title;
11ft
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 conditions and circumstances which are unique to the
parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result from
the actions of the applicant; or
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
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.
9
,
RECOMMENDATION:
Staff finds tllat the review standards for Significant Development (Conceptual), Partial
Demolition, On-site relocation, and Variances are met and recommends approval with the
following conditions:
~''''''''''
"
1. HPC grants the following variances: an FAR bonus bringing the total allowable
floor area for the site to 4,580 square feet, a waiver of the Residential Design
Standard related to the west lightwell, and a variance to the method of calculating
height related to the west lightwelL
2. A structural report demonstrating that the Victorian can be moved. and
information about how it will be stabilized must be submitted from the
housemover prior to building permit application.
3. The applicant must provide HPC staff and monitor with a plan for how the
housemover proposes to lift the building, for review prior to submittal of a
building permit. The approach chosen, whether it be to move the house with its
original floor system, or without, must be demonstrated to result in the removal of
the least amount of historic exterior materials, and the least damage to the
building possible.
4. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
5. A relocation plan detailing how and where the building will qe. stored and
protected during construction must be submitted with the building permit
application.
6. A development application for a Final Development Plan shall be submitted
within one (1) year of the date of approval of a Conceptual Development Plan.
Failure to file such an application within this timt: period shall render null and
void the approval of the Conceptual Development Plan. The Historic Preservation
Commission may, at its sole discretion and for good cause shown, grant a one-
time extension of the expiration date for a Conceptual Development Plan approval
for up to six (6) months provided a written request for extension is received no
less than thirty (30) days prior to the expiration date.
7. A landscape plan, lighting, fenestration and detailing, selection of new materials,
and technical issues surrounding the preservation of existing materials will all be
addressed at Final Review.
8. For Final Review, discuss whether the extension on the north side of the historic
one story addition should be demolished, or or at least whether the porch columns
and brackets that have been added to the west facing porch can be removed.
-...
Exhibits:
A. Staff memo dated January 28,2004
B. Relevant Historic Preservation Design Guidelines
C. Plans and elevations presented on January 28. 2004
D. Current application
.-.
10
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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.
lit
7.2 Preserve the original eave depth.
o The shadows created by traditional overhangs contribute to one's perception of the
building's ~istoric 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.
-,
Preserving Building Locations and Foundations
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.
o The design of a new structure on the site should be in accordance with the guidelines
for new construction.
o In general, moving a building to an entirely different site or neighborhood is not
approved.
9.3 If relocation is deemed appropriate by the HPC, a structure must remain
within the boundaries of its historic parcel.
o If a historic building straddles two lots, then it may be shifted to sit entirely on one of
the lots. Both 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.
......,.
I]
D It may not, for example, be moved to the rear of the parcel to accommodate a new
building in front of it.
-
J
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
D On modest structures, a simple foundation is appropriate. Constructing a stone
foundation on a modest miner's cottage is discouraged because it would be out of
character.
D 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 of the mortar joints. .
"
9.6 When rebuilding a foundation, locate the structure at its approximate historic
elevation above grade.
D Raising the building slightly above its original elevation is acceptable. However,
lifting it substantially above the ground level is inappropriate.
D Changing the historic elevation is discouraged, tmless it can be demonstrated that it
enhances the resource.
9.7 A lightwell may be used to permit light into below-grade living space.
D In general, a lightwell is prohibited on a wall that faces a street (per the Residential
Design Standards).
D The size of a lightwell should be minimized.
D A Iightwell that is used as a walkout space may be used only in limited situations and
will be considered on a case-by-case basis. If a walkout space is feasible, it should be
surrounded by a simple fence or rail.
-
Existing Additions
10.1 Preserve an older addition that has achieved historic significance in its own
right.
D 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.
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.
-
12
""-
lOA 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.
/lit
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 aud 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.
'"t!;~..,,,,
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.
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
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT
(CONCEPTUAL), PARTIAL DEMOLITION, ON-SITE RELOCATION AND
VARIANCES FOR THE PROPERTY LOCATED AT 334 W. HALLAM STREET,
LOTS K, L, AND M, BLOCK 42, CITY AND TOWNSITE OF ASPEN,
COLORADO
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Parcel ID#: 2735-124-23-005
RESOLUTION N02, SERIES OF 2004
"
WHEREAS, the applicants, Hayden and Louise Connor, represented by Poss
Architecture and Planning, have requested Significant Development (Conceptual), Partial
Demolition, On-Site Relocation, and Variances for the property located at 334 W. Hallam
Street, Lots K, Land M, Block 42, City and Townsite of Aspen, Colorado. The property
is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.4l5.0l0.C.5 of the Aspen Land Use Code and be in accordance with the "City
of Aspen Historic Preservation Guidelines in order for HPC to grant approval. The
review standards are below and the guidelines are on file in the Planning Office:
......
1.Standard: 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 after 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.
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.
2. Standard: The proposed development reflects and is consistent with the character
of the neighborhood of the parcel proposed for development.
-,
'c""''''
3. Standard: 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.
"-~
-
4. Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designated historic structure or part thereof;
and
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.415.010 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
'"
l.Standard: 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; and
2.Standard: The applicant-has mitigated, to the greatest extent possible:
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.
"-
b.Impacts on the architectural character or integrity of the structure or structures
located on the parcel by designing new additions so that they are compatible in
mass and scale with the historic structure; and
WHEREAS, all applications for on-site relocation of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the following Development Review
Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order
for HPC to grant approval, namely:
l.Standard: 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; and
2.Standard: 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; and
",,".--
-
~
3.Standard: A relocation plan shall be,submitted, including posting a bond or
other financial security with the engineering department, as approved by the HPC,
to insure the safe relocation, preservation and repair (if required) of the structure,
site preparation and infrastructure connections. The receiving site shall be
prepared in advance of the physical relocation; and
-...
WHEREAS, in order for HPC to grant a variance from the "Residential Design
Standards," according to Section 26.410 of the Muncipal Code, the HPC must find 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; and
WHEREAS, in order to authorize a variance from the dimensional requirements of Title
26, the HPC shall make a finding that the following three (3) circumstances exist:
L
The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Community Plan and this Title;
and
-
2. The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this
Title would deprive the applicant of rights commonly enjoyed by other
parcels in the same zone district, and would cause the applicant
unnecessary hardship or practical difficulty. In determining whether an
applicant's rights would be deprived, the board shall consider whether
either of the following conditions apply:
a. There are special conditions and circumstances which are unique to
the parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
b. Granting the variance will not confer upon the applicant any
special privilege denied by the Aspen Area Community Plan and
the terms of this Title to other parcels, buildings, or structures, in
the same zone district; and
,,-......
;.<,',-,
WHEREAS, Amy Guthrie, in her staff report dated February 25, 2004, performed an
analysis of the application based on the "City of Aspen Historic Preservation Design
Guidelines," and recommended that it be approved on the finding that the review
standards for Significant Development (Conceptual), Partial Demolition, On-site
'relocation, and Variances are met; and
-
",.
WHEREAS, at their regular meeting on February 25, 2004, the Historic Preservation
Commission considered the application and the "City of Aspen Historic Preservation
Design Guidelines. and found that the review standards for Significant Development
(Conceptual), Partial Demolition, On-site relocation, and Variances were met by a vote of
to
NOW, THEREFORE, BE IT RESOLVED:
Aft
That Significant Development (Conceptual), Partial Demolition, On-Site Relocation, and
Variances for the property located at 334 W. Hallam Street, Lots K, Land M, Block 42,
City and Townsite of Aspen, Colorado are approved with the following conditions:
"'"
I. HPC grants the following variances: an FAR bonus bringing the total allowable
floor area for the site to 4,580 square feet, a waiver of the Residential Design
Standard related to the west lightwell, and a variance to the method of calculating
height related to the west lightwell.
2. A structural report demonstrating that the Victorian can be moved' and
information about how it will be stabilized must be submitted from the
housemover prior to building permit application.
3. The applicant must provide HPC staff and monitor with a plan for how the
housemover proposes to lift the building, for review prior to submittal of a
building permit. The approach chosen, whether it be to move the house with its
original floor system, or witl10ut, must be demonstrated to result in the removal of
the least amount of historic exterior materials, and the least damage to the
building possible.
4. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
5. A relocation plan detailing how and where the building will be stored and
protected during construction must be submitted with the building permit
application.
6. A development application for a Final Development Plan shall be submitted
within one (1) year of the date of approval of a Conceptual Development Plan.
Failure to file such an application within this time period shall render null and
void the approval of the Conceptual Development Plan. The Historic Preservation
Commission may, at its sole discretion and for good cause shown, grant a one-
time extension of the expiration date for a Conceptual Development Plan approval
for up to six (6) months provided a written request for extension is received no
less than thirty (30) days prior to the expiration date.
........,,,.-
.
,
7. A landscape plan, lighting, fenestration and detailing, selection of new materials,
and technical issues surrounding the preservation of existing materials will all be
addressed at Final Review.
(S~ For Final Review, discuss whether the extension on the north side of the historic
one story addition should be demolished, or or at least whether the porch columns
and brackets that have been added to the west facing porch can be removed
-....
APPROVED BY THE COMMISSION at its regular meeting on the 25th day of
February, 2004.
Approved as to Form:
David Hoefer, Assistant City Attorney
A
Approved. as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey Halferty, Chair
ATTEST:
~"
Kathy Strickland, Chief Deputy Clerk
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Land Use Application
~
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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 Block 42 Ci of As en
dicate street address, lot & block number or metes and bounds descri tion of
APPLICANT:
..
Name: Havden Connor
Address: 444 GraDe Street Denver Colorado 80220
Fax#:
E-mail:
Phone #: (303) 619-2779
REPRESENTATIVE:
Name: Pass 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 :
o Historic Designation
o Certificate of No Negative Effect
o Certificate of Appropriateness
o -Minor Historic Development
[Z] -Major Historic Development
[Z] -Conceptual Historic Development
[Z] -Final Historic Development
o -Substantial Amendment
[Z] Relocation (temporary, on or off-site)
o Demolition (total demolition)
o 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: $
t::1
\ -r----.
-
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.)
Havden Connor Propertv Historic Redevelopment
Havden Connor
~~
334 West Hallam Street. Aspen. Colorado 81611
R-6
100.00' x 90.02'
9,002 s.f.
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
defrnition of Lot Area in the Municipal Code.) .
Commercial net leasable:
Number of residential units:
Number of bedrooms:
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)
Existing: 4,143 s.f Allowable: 4,080 s.f Proposed: 4,574 s.f.
"
Floor Area:
Height
Principal Bldg.: Existing: 22'-5" s.f Allowable: 25'-0" s.f Proposed: 22'-5" s.f. -
Accessory Bldg.: Existing: 18'-8" s.f Allowable: 12'-0" s.f Proposed: 18'-8" s.f.
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: 1 0'-0"
Rear Setback: Existing: 36'-0" Required: 10'-0" Proposed: 36'-0"
Combined
Front/Rear: E" 46' 0" Required: 30'-0" Proposed: 46'-0"
xlstmg: -
Indicate N. S. E. W
Side Setback: (east) Existing' 32'-10" Required: 10'-011 Proposed: 34'-0"
Side Setback: (west) E .. 20' 0" Required: 10'-0" Proposed: 5'-0"
Xlstzng: -
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): 7n 410 040 Rp,i'lirienti81 nei'lign St8nri8rrii'l _
04 Lightwells' 26 575 020 Calculationi'l and Me8surements - 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 s.f.)
-.
po 55 ARCHITECTURE + PLANNiNG
605 EAsr MAIN STREET ASPEN, COLORADO 81611
(t) 970/925.4755 (f) 970/920-2950
RESIDENTIAL DESIGN STANDARDS REVIEW.
Application Key 14
p
Aspen Municipal Code
26.410.040 Residential Design Standards - 0.4
Lightwells. All areaways, lightwells and,! or stairwells on the st'reet facing facade(s) of a building shall be entirely
recessed behind the [rontmDst wall of the building.
The applicant requests a variance for the west lightwell from 26.410.040.D.4 of the Asp~n Municipal
Code.
26.575.020 Calculations and Measurements - 8.1.3
""
&xebtions for Areawa". Li~htwells and Basement Stairwells. An areaway, lightwell or basement stairwell of less than
one hundred (100) square feet, entirely recessed behind the vertical plane established fry the portion of the building
facade which is closest to the st'reet, and enclosed on all four sides to within eighteen (18) inches of the first floor level
shall not be counted towards maximum permissible height.
The applicant requests a variance for the west lightwell to be counted within the exception under
26.574.020.B.1.3 of the Aspen Municipal Code.
.26.710.040 Medium-Oensity Residential (R-6) - 0.5
Minimum side 'Yard:
Lot Size Minimum Size for Each Side Yard
8,000-
10,000
5 feet, plus 1 foot for each additional
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 additional 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 26.710.040.0.5 of the Aspen Municipal Code.
26.710.040 Medium-Density Residential (R-6) - 0.10
External or area ratio a Lies to con ormin and nontlon ormin lots 0 recOTd:
Total external floor area for two detached residential dwellings on a lot of nine thausand (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
additional 1 00 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
26.71O.040.D.IO of the Aspen Municipal Code.
pOSS ARCHiTECTURE + PLANNING
605 EAST MAIN STREET ASPEN, COLORADO 81611
It I 970/925-4755 (f) 970/920-2950
-
VICINITY MAP
Application Key 4
,
334 West Hallam Street
Aspen, Colorado 81611
A
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\ 900ft
-Il&ge Ild. ,GI' . ~
~il;i~~::-~~' ~\~\~ 1
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334 West Hallam
-
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uest.oom Inc.' C2003 Nav. ation Technob es _
poss ARCHiTECTURE + PLANNING
605 EAST MAIN STREET ASPEN, COLORAOO 81611
It I 970/925.4755 (fI 970/920-2950
HISTORIC PRESERVATION DESIGN GUIDELINE REVIEW
Application Key 7
Ii
Project Overview
'"
Existing:
The applicant is requesting Conceptual Review for Major Development, Panial Demolition and Onsite
Relocation for the existing residence at 334 West Hallam. The property is located at.the nonheast corner
of Third and Hallam Streets with a site area of 9,002 square feet. The "Eugene 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 nonh. It varies substantially from the original
character with a large low slope roof and an assonment of window sizes and shapes. It is also compromised
by having ponions 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 ponion 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 un.its...An inspection repon 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 w the framing members. 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.
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 ~ystems and finishes are to be replaced and updated.
pOSS ARCHiTECTURE + PU\NNiNG
-.
J
Historic Preservation Design Guidelines
Chapter 1: Streetscape and Lot Features
Policy: Historic landscapes and landscape elements that remain intact sMuld be preserved.. Additions to the landscape
sMula be compatible with the histaric context of the discrict or landmark property.
"
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
Policy: Historic builaing materials sMula be preserved in place whenever feasible. When the material is damaged, then
limited replacement that marches the ariginal in appearance sMula be considered.. Primary historic building
materials shaula never be covered or subjected to harsh cleaning treatments
--
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 wall shoula be
preserved.. This is especially important on primary facades. In addition, new windows sMula be in character
with the historic 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.
-,
P 0 SS !lDeWI~TI CrT'U'DC + 'r-'l~ ANNj.N'....
..nU!1 LVI hL i I. I U
iii
Chapter 4: Doors
-
PoliC:f: 1he character-defining features of a historic Mor and its distinct materials and placement should be preserved.
This is especiaLI:y important on primary facades. In addition a new Mor should be in character 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.
lift
Chapter 5: Porches
PoliC:f: Where a porch has been a primary character-defining feature of a front fa,aO.e, it should be maintained. If the
original porch is missing, a replacement should be construcred to be in character with the historic building, in
terms of it's scale, materials and detailing.
The two historic porches along Hallam Street will be rehabilitated.
Chapter 6: Architectural Details
Policy: ArchitecturaL details help establish a historic building's distiner visual character; rhus, they should be preserved
whenever feasible. If architectural details area damaged be:lond repair, replacement should match the original
detailing.
All of the significant historic architecrural fearures will be preserved where feasible. If during the course of
,
construction an historic element is derermined 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
Pulicy: The character of a historic roof should be p"es""Jed, including its fiYml and l1""t,,,oals.
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.
Chapter 8: Secondary Structures
Not Applicable
P oss f, wr'cJiTC('-I' j 'DC ~ r., i,~".i'IN- ';".
"";iH.,JIHiLV UhL' rLj-h~ll u
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Ii
Chapter 9: Building Relocation & Foundations
Policy: Moving a historic structure is discouraged; iwwe\ler, in some instances this rna:I be the only viable oPtion, and it
may be considered in limited circu1'11Stances to preserve the StTuct~Tes integrity.
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Due to the extensive deterioration of the foundation of the historic structure and its subsequent
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 shift the residence to the west in order to preserve it per Chapter 1. The relocated
Structure will retain its historic orientation and, though shifted will maintain the established progression of
public-to-private spaces per Chapter 1. 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 from 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.
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Chapter 10: Building Additions
Policy: If a new addition to a historic building is to be constructed, it should be designed such that the early character
of the original is maintained. It should also be subordinate in appearance to the main building. Older
additions that have taken on sign.ificance also should be conside-red for preseroations.
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The current addition from the 1960's is both non-historic and non-contributing. The roof massing is
confused and the distinction of the addition from 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 Preservation 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 an.d then extends beyond the plane of the historic structure with a distinctive mass. To
the west the addition is setback from the street 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 ARCHil tel URt + PLft.NNiNG
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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 struCIDre. Overall the addition is compatible
in design and scale with the primary struCIDre.
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. As a
variety of palettes would tend to distract from the historic construction the addition will be consistent with
the color scheme for the primary strucIDre. 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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HOME INSPECTION REPORT
WILSON BUILDING CONSULTANTS, INC.
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DATE: Augusl 19, 19$8
INSPECTION DATE: August 10,1998
CLIENTS: Hayden end Louise Connor
PROPERTY LOCATION: 223 W. Hallam Sf., Aspen
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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 inspection. No equipment, items or systems were
dismantled. The purpose of the inspection was. to identity major problems or
deficiencies apparent from.a visual inspection of the readily accessible areas of the
included systen.ls, excfuding 'Ellenl and concealed defects and deficiencies. If evidenc;e
of a problem was ar1couhtered that may require additional analysis or the opinion of a
specia/is~ il will ba so recommended in this report
Conclusions reported are obJectIve, professional opinions based on obServation and
experience. This reporlls not Intended 10 be aJwsrranty or guaranlee, expressed or
Implied, of adequacy or performance of structures, systems, or their component parts.
Nor is this a report of compliance or certfflcatio'n for past or present gOvernmental
codes or regulations of any kind.
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Slle Observations
ORIENTATION
The subjElcl site is a corner lei bordered by W. Hallam Street to the soulh, N. Third
Streel to Ihe west, and an alley to the north. Driveway access to the site is provided
from N. Third Street. There are two buildings on the site. 80th buildings are currently
residential uses. a principle nllsidence snd a guest house. The length of the prlnoiple-
residence is oriented;n a north-south direction. The guest hOlJse is locsted north of
the prfnciple residence, along the alley, oriented in an esst-wasl direction. The
principle residence is the focus of this report.
LANDSCAPING
Sita vegetation includes ag9d C::Otlon\OOOds, mature aspen and blue spruce, and
established crebapple trees; lilac shrubs; lawn, and gardens. Plantings appear to be
suilM for their locat,on and established. Site vegetation appears to be wall suited for
the locatio,." generally healthy, and wall maintained.
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A single cottonwood tree. the easterly one along W. Hallsm 51. - appears to be
deteriorating in health. Cottonvvoods heve a life expectancy of approximately 80 . 100
years, and many of those that line the streets of Aspen have reached that age. It is
likely the deterioration of this particular tree is age related. Trees along the streets are
typically 'Nithin the public right-cf-way, and are maintained by the City of Aspen.
There Is a mature cottonwoQQ located close to the building In the east yard. a practice
which is generally discouraged. A close proximity can affect both the tree and the
building. In this case effects appear to be limited.
A\
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.
1m irrigation ditch flows south to north near the west boundary of the property. It does
not appear the ditch will have any direct affect on the existing buildings, but during
,irri\)ation season locai groundwater (weter table) levels rise significantly.
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PERIMETER GRADE
Perimeter-grade control~ !!Ire essential to limit the long-term effects of sitedre/nage on
a building, A "positive grade", v.tlich directs surface drainage away from !he building, is
desirable at the perimeter.' A positive grade also directs roof drainage away from
foundations of buildings without gutters. Flet, or "negative" grades, v.tJich direct
surface or roof drainage toward the building, aFe potential problem areas.
Negallve-grade conditions were noted along the 'I>'est, exterior wall; on the patio along
the north, exterior wall; and at Isolated locations around porches on the t'outh side of
the building. Otherwise, perimeter grade is generally flat. There are no gutters on the
building, and grade is depressed along the "drip line" of the roof. When it rained
during the inspection, it became obvious that roof drainage ~ntributed to the condition.
laoleted ground depressions located around the porches may have been created by
tunneling animals. ~
The building perimeter has evidently been eJ<posed to water for a long time. M088 is
growing along the Wl;'-$t exterior well. Rain and snow runoff from the roof, and lawn
irrigation are likely weter sources that could $us!ain the moss In this semi-arid climate,
Efflorescence - accumulations of white mineral-dePosits - was observed on the
concrete-block foundation wall along the north side of the crawl space. It Is e tel! tale
of periodic seepage. (The mineraI deposits are lef! behind ooen water that seeps
through the waif evaporates.) The long-term water exposure has likely affected the
building considering perimeter grade conditions. Typical effects include
basement/crawl-space dampness, I/.OOd decay, frost heave end soil erosion, which can
lead to foundation settling.
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To prevent more problems from developing, a positive slope is recommended around
the entire perimeter, Slopes of at least 1 Inch per foot, for a minimum of 6 to 10 feet,
are generally effective. Faved areas, like the patio, need only slope 1/4 inch per foot to
drain effectively.
SIte Improvement,
DRIVEWAY .
The driveway Is gravel COvered. It appears to be In satlsfactory condition.
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PATIO
The patio along the north side of the building is sectioned concrete. The patio surfece
and concrete seclions appear to be in satisfactory condition. As menfionedprevlously,
though, sections along the building have settled, creatlng a reversed slope.
Ills common for concrete pl9C&d along a building, over foundation backfill, to pitch
toward the bUilding as the backfill settles. Similar slab displacement can also result
from frost "heaving" or '~acking". Initially the process is subtle, but as more drainage is
misdirected toward the building by the settled concrete slab, Ihe delarioration process
accelerates. Erosion of the supporling!1Oi.l begins and more settling occurs. AlIowihg
the cycle to perpetuate increases Ihe risk of waler damage at the building perimeter.
FENCING
Wood prfvacy fencing encloses the north and east yards. II appears 10 be In generally
satisfactory condition but a portion of fence along Ihe alley is leaning significantly 10 the
. soulh. Evidently a fence post has failed, a victim of alley traffic, snow or snowplow, or
decay. At 6 fee~ 10 inChes high this Section offence may be nonconforming. The
maximum fence height permitted in the cily is 6 feet If the nonconforming height is
legitimataly 'I;1randfathered", il is possible the fence can legally remein .!1nd may be
repaired.
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Structural Observations
BUILDING
The subject building was possibly constructed, originally, In the early 1900's, or before.
The "footprint" of the original building is defined by concrete foundation Walls. All
addition, extending Ihe building 10 the north, wall constructed, it is estimated, in' the
1960's. ThE> addition Is defined by a concrete-block foundation. The bUilding was I 7
evidently n~modeled in 1983 and, most recently,in 1995.
The building is a two-story structure of wood-frama construction. There is a small
cellar, but it i9 primarily on a craw! space, The condition and adequacy 01 structural
elements were evallJa.led visually. Structural elements were only visible from the ceilar,
the crawl space under the addition, and the attic. Thera is not sufficient clearance
under lhll noor of the Original building to make it accessible, or even visible from the
cellar, because the floor fr2lming is so close to the ground. This inaccassible crawl
space end other structurel elements concealed by interior finishes were evaluated
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indirectly. Observed conditions which may Indicate major, structural deficlenciea or
existing distress are descrlbed below, Otherwise, the stNdure appeared to be in
generally satisfactory condition.
BULGING EXTERIOR WALL
A bulQe W/lS observed in the west exterlor wall II is appi!lrent !!IS wavy siding, in the
general location of fhe 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 condition was not determined, but its characteristics seem to
indicate thai it is a framing irregularity rather than a structural defect.
Aft
WOOD DECAY
In the vicinity of the bulge along the WEist exterlor wall, decayed mod trim was
observed. Probing althe location determined the wood framing behind the trim was
also decayed. (A probe can be easily pushed trough decayed wood.) The extent of the
damage could not be determined from the exterior and lhe craWl apace was not
accessible. Typically, hOwever. wood decey at this localion affects the sill, rim joist i!lnd
the ends of floor joists. . .
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Wood decay Is a fungus that destroys the structural integrity of wood. Decay fungi feed
on cellulose contained inSide individual1NOod cells. The cells arl'i literally hollowed by
tha fungus, leaving only the cell walls (lignin) intact. The wood Is left shrunken,
cracked along end across the grain in cubes, and in a dry, pOwdery condition, so It is
commonly called "dry rot". Although called dry rot, decay fungi actually require damp
conditions to,survive. With 8 food source (wood), 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
pOlential 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 crawf-spacaground, and floor joists must be 18 inches. 11/s
apparent from the ceIJ2r that most of the first-floor framing in the original building Is only
3-4 inches abOve ~he ground, arid some structur;al members Sf"'! in contact with the
ground. These conditions are coooucive to decay. In the LIving Room, the floor hes
settled significantly along the sfi:lil"'l\l8ll. Decal' of a structural support is elso suspected
hElf'<l.
To repair the floor framing at the perimeter and under the Living Room, all dec1!Iyed
v.ood must be removed, including an edditionel12 -18 inches beyond the visible
decay. Decay fungus spreads through the distribution of spores (hyphae) which are
microscopic In size. Overcutling the decayed \.Wod will ensur& th1!lt invisible infesletion I
does not remain, to eventually develop again. Most importantly, the water source must .'(
be eliminated, so the wood v,;1I remain dry.
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CONCRETE FOUNDATION
Only the top of the concrete foundation 1'.'88 visible from the exlerlor. Several, verlical
cracks are visible at the top of the foundation walls. Some of the cracks qualify as
serious, .....ith a wfdth of 1/4 inch or mors, and may be signlficanf considering their
location. Although the cracks were not evaluated individually, collectively they )
Indicated a deteriorated foundation. Crack locations indicate the southeas,1 and '
sout~st comers of Ihe bUilding may have settled; and a portion of the north end of
the west foundation wail appears to be 'rolling' ouf\vard. Both can be effects of
erosion, .
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Old foundations like this rarely extend very far below the ground surface. They are ) J
commonly only 12-18 inches deep. Ifthis Is a shallow foundation it is susceptible to I
frost heave, which can also cause foundation cracks. Frollthealiing occurs wen I
moisture in the soil fr-eezell. When water freezes it expends. If the e"'panslon occurs
. under a foundation, there is enough force to lift a building (froSI heave exerts
tremendous pressure) and when the ground thaws, the building ~ettles to Its original
position. Water and cold temperatures are necessary for frost heave, and It can be
controlled by eliminating either one.
Footing depth is the conventional method of avoiding frost heave. Below "frost line",
around temperatures stabilize, above freezing. Foundations bearing at that depth are
not subject to heaving. In this area, footing depths less than 36 inches would likely be.
subject to regular, seasonal movement; depths from 36 to 42 Inches may move on
octasion; and a depth of 42 inches or greater can be a!lSlJmed to be stable.
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Foundation depth alone does not conlrol frost heave. Foundations which bear above.
the Fros! line may. not heave if the building is heated and uninsulated _ heat loss from
tha building keeps the ground from freezing. Likewise, there can be no frost heaving
without water. Adequate drainage controls and friJe-dralnlng soil can also control
heaving. For these reasonll, It Is SUSpected the effects of frost heave on this building
are IImlled, but It may have contributed to foundatiol1cracks around the bay windows.
SOILS
Based on maps published by the Colorado Geological Survey (CGS), the building
appears 10 be located in "glaciofluvial" soils. a geologic area of "older alluvial deposits",
According !o the CGS, these soils generally consist of well-draining, "unconsolidated
rock debris", and are prevalent in the! Aspen vicinity. Materials can range In size from
boulders to clay particle!!. Generally, they can be affected by erosion and "may be
hazardous because of water table or drainage problems." The CGS, though, considers
older terraces containing these soils 10 be "among the better areas for development."
Exterior Ob$&l'Yatlons.
ROOF
Tne gable roof on the subject building Is covered y,ith wood shingles. They can
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reasonably be expected to last 20-25 years with appropriate.care and maintenance.
This roof is estimated to be 15 years old. -
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The condition of the roofing was evaluated from the rooftop, with appropriate care and
consideration for tl1e rooting material. The roof is constructed over a previous
wood-shingle roof, with sn airspace between tI1em, as a 'cold roor. The wood shingles
appear to nearing tI1e end of their service life. Signs of aging, like 'curling', ere
epparenl Isolated shingles are loose, missing, or 'fly aways'. The biggest threetto
the integrity of tI1e shingles is widespread moss growth. Meiss on the shingles will
retain moisture under the shing~s, wl1ich contributes to curling, andwill promote
decay. (Even cedar shingles are sl;Isceptib/e to decay.) It doas not appear that
widespread decay has developed yet, 50 the service life of this roof could be prolonged
by removing (pressure washing) the moss. An additional 5 years of 5ervice may be
realized with the moss ramoved and if the roof Is kept clean
TIle double roof over the original building should proVide a relatively weaihertight
system. One exception Is the west chimney, located low on the roof siope with the roof
pitched directly into the chimney. .There is no 'saddle" (or "cricker). typically used to
divert roof drainage around a chimney. Water spoiling of the ceiling and upper WEllls
was noted in the Southwest Bedroom, on the upper level. There ill also plaster
cracking at the aeme location. It is suspected the water that caused the damage
leaked through b.oth roofs at the joint between the chimney and the roof. While the joint
can be maintained temporarily W9atherlight with caulk, roofing cement, or grout, a more
permanent fix, like a seddle,should be considered.
Aft
ROOr: 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
inches is generally desirable. At approximately 12 inches, eaves on the subject
building do not appear to be adequate. Gutters and downspouts can compensate for
narroweaVElS, but they are not installed on this building. Roof drainage flows over the
eaves.
It appears that uncontrolled roof drainage has Mused, or contributed to, building
problems elselM1ere. As mentioned previously, it is suspected the foundation damage
is INSter related. With an eroded ground surface at the drip line of the roof, and
negative-grsde condition!lllt the perimeter of the building, drainage from the roof ends
up etthe foundation. In addition, splashbe<;J<: from roof drainaga has contributed to
decay of the 1000000r walls at one known location. Unle$S gutters and dO'M'lspouta are
installed, oni:'Jl'sde controls are needed to avoid further damage from roof drainage.
ROOF VENTILATION
Roof ventilation provides a means of drying condensation, or moisture from a roof leak,
in attics and rafter spacss. Roof ventilation also cools the roof surface. This cooling
effEK..-t can rooucl;l iea dams In the winter.
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Although there are no formal vent openings fn the attic, there is no evidence of any
moisture problems. Methods and materials used in Ihe construction of Ihis building
must allow sufficient draft into the attic. The double roof system on this building Is a
form of "cold roor. The cold afr-space under the top layer of the roof should help to
reduce ice dams. The air space is only provided on the roof over the original bUilding.
lee damming may occur on the north slope of the roof.
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EXTERIOR WALLS
Wood, clapboard siding and decorative wood shingles cover the exterior walls of the
building. The siding appears to be ,veri-gOOd qualily, vertical grain. Ollerall, thg
siding, shingles, and exterior trim eppesr to be in satisfactory condition. As mentioned
previout.ly, the lower \I\I2llls halle been exposed to backsplash from roof drainage for
many years, end ~od decay was evIdent at one location. . The lower courses of Siding
and trim may be similarly alfscted at other locations.
The exterior ispain/ed. It is nof knCMnwhen the building we; painted last, but ills due
to be painted again. (Depending on the quality of painl and application, a exterior paint
will typically last from 3-5 years,locally.) Subtle, but widespread flaking was observed.
" Is sus~cted that isolated, heavy peeling on the north exterior 'wVEl1I may be an effect
of other problems.
Water in the Wl!lf/s can cause the painl to p~er this way, As the waler lIapor dries
toward the outside it 'pushes" the paint off the sidint} on its way out of the wall, If paint
il! reapplied oMthout addressing the water source, the condition will recur. Possible
water sources are ice dams or humidity from the bathroom on the interior side of the
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PORCHES
There are three covered porches on the building. All three are constructed of wood.
They appear to be In satisfactory condition, hO'Mlver. dUe to the close proximity of the
. Y.QOd to the ground, the underside of the porcf)es were not inspecfed. The close
proximity of the ~Od to the ground is also conducive to decay.
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Ooors, Windows and Skylights
DOORS
Thera are four elderior doors - one at each porch and ang 10 the patio. The main-entry
door appears to be original. It is a double-Ieef wood door with decorative glass
view;.panels. The other exterior doors are also wood with glass viawpanels. All
appear to be in generally satisfactory condition.
Two of the e;>:terlor doors opgratll satisfactorily and close relatively tight. Some effort
was reqlJired to lalch Ihe exterior door in the Kitchen. An exterior door in the Dining
Room COUld not bEl opened because of items stored in front of it. (The Dining Room
was bl;.ing used for storage at the time ofihe inspection.)
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Glass view-panes in the exterior doors may not be tempered due to their apparent age.
Any glass used in doors should be tempered or laminated for safety reasons. Norma/,
plate glass breaks into shards V'A1en broken, whereas tempered or laminated glass will
not. It is recommended that pJa~e glass panes in the exterior doors be replacad Vvith
tempered glass.
Interior doors are wood panel and hollow core. Most appear to be in satisfactory
, condition. Doors to the Southwest 8t1!droom, and the Master Bathroom appear to be
warped to the degree that operation Is affected.
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Problems oparating several doors were noted. In the second-floor Office, hardware on
the interior door. does not work properly. The door to the.Southeast Bedroom did not
latch, so a hook and eye Bre installed to keep if closed. The entry door to the Master
Bedroom rubs at the top and does not latch. In addilion to being distorted, the door to
the Master Bathroom binds and rubs at the bottom. The door between Ihe living Room
and Dining Room binds. The opereting 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. Windows in the original building are wood
framed, 'Nith Single-pane glaes. WindOWS in the addition are steel framed, Vvilh
single-pane glasl!. One window in the Master Bedroom and the window in the Masler
Balhroom are newer. They are wood-fra(l'led with double-pane insulating glass.
Double-hung, caaement, and a'M'ling 'Nindow-styles ware nOted.
Most of the Vvindows appear to be In satisfactory condition. Condensation was
observed belwgen glass pane9 in the Master Bathroom Vvindow. The seal in this
Vvindow has evidenUy failed. The air spacs between doubJe-paned windows is Bealed
to provide an insulating value. If tMIl 8eal is broken, the Ineulating value is lost.
Condensation then forms betlNeen the glass panes on the inside of the cold, outer
pane. Trapped moisture may never evaporate. If it does, mineral deposits left behind
may permanently cloud and/or streak the inaccessible giass surface. To restore clarity
and /nsul9ting value to the windows. the affected glass panes must be replaced. With
operable windOWS, it is oftan more cost effective 10 replace tha entire window unit.
Slight movement and ai:le will typicaily cause window seals to fail. Most of th6 wood
Vvindows are significantly weathered on the exterior.
VVhere possible, operable windows were tested for normal operation. Many of the
Vvindows are painted shut, but those that could !;Ie opened operata properly.
Cesement \lYindows in the Master Bedroom do not meet minimum, building code
star.derds for emergency escape and rescue. Also called "ogress" windows, they ere
required to be sufficientiy sized to ailow an occupant to climb out of a "s.leeping room",
or rescue personnel to climb In, In lhe event of a fire. One of the windows (east) is
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original, so it predates cede requirements for egress windom. The north window was
probably instelled sub~equent to tha requirement for egress windows.
SKYLIGHTS
There are !'NO skylights on the north-sloping roof. They appear to be site-built They
are glazed with poleax-glass en a raised curb. Both skylights appear to be in
satisfactory condition,
"
Interior Observlltlons
At the time of the inspection, the residence was turnishad and .occupied. The interior of
the subject residence was evaluated to standards consistent with a "custom"
classlflcatlcn . distinctive architectural design; materials and Workmanship are
\lery-goed quallt)', ""ith .obvious attention given te construction details. Very-good
quality fixtures, appliar,cge and t'qulpment are typically provided.
CEILINGS and WALLS
Ceilings and wells are primarily plaster with a paint .or wallpaper finish. In the Master
Badi'coni, the ceiling arid walls are wood paneled. In the Master Bathroom and
Kitchen, the ceilings and W2l1l~ eppear fa be painted drywall. Bathtub surrounds are
tile. An alcove for the range in the Kitchen is eonstructed of brick.
Plaster cracks were noted throughout the residanca, primarily all the ceilings. Plaster ........!
cracks in the wslls may be concealed by wsllpaper. Except for the craCking in the '
Southwest Bedraom that may be associated with water damage, 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.
. "
FLOOR COVERINGS
Floor coverings in the residence Bre wood. carpet, resilient tile, and ceramic tile. Wood
floers appear to be original. The quality of flooring varies throughout the building, but It
is primarily very-good quality. All flcor coverings appear to bs properly installed and in
generally setisfactory condition. A few floor tiles in the Common Bathroom on the
Uppl!lf' level are cracked.
CABINETS AND COUNTERS
Cabinets and countertops throughout the residence are 1I0od qua lily. Countertcps ere
plastic laminate and tl/e. There are numerous built-Ins that are Characteristic of the
period. All cabinets and COUnters appear to be in generally satisfactory condition.
STAIRWAY
The stairway appears 10 be In generelly satisfactory condition, but one quirk ~s noted.
Risers on the stairs are 7 inches high, orVvithinaccepteble tolerances of 3/8 inch. The
bottom riser Is cnly 4 inches high. Consistent geometry is fundamental to stair safety.
irreguiarities in stair treads or risers may cause stumbles or falls. WATCH YOUR
STEP.
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. FRCM: ,IIIS:Jr1 BLDG. CON5i.iLTRf<TS. m::. PHONE .'~a. 97092?='845
HIJg. 19 1998 12.9:2SPf'1 P10
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FIREPLACE
A fireplace on the west wall of the Living Room appears to be orlglr.al. It appears to be
masonry construction with a metal firebox. The firebox, wood surround and tile hearth-
extension appear to be in satisfactory condition. The chimney damper would nol
operate, There appears to be a brick (or brIcks) stuck in the "throar, wnere the damper
is locat&d. The bric!<(s) likely came from the chimney. vtlich Is unlined.
lit
Through years of use, smok& and creosote can cause deterioration of mortar joints and
brick in an unlined chimney. Open mortar joints in !l chimney cen allow smoke and
heal 10 leak into a building. The heat is 8 fire hazard, and carbon monoxide contained
in the smoke is a heaJlh threat Ihat can be deadly. Oddly, the chimney was not visible
in the attic. It may be due 10 the caved ceilings in the Southwest Bedroom. Only tha
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 apparent condition
of the chimney; the fireplace !Ihould not be used until the chimney is inspected further.
Ills recommended thaf thG chImney be lined. Traditional clay til&s may be Llsed, or
fiexlble stainless steel. A cement parging process .could also be used to seal the
chimney.
The south chlmnei' vents the boiler and waler heatars. it too Is unlined and raises
similar conceml!l.
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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 B inches of fiberglass Insulation has been blo'Ml in 10 the altic. It
provides an Insulating value of approximately R-19. Ceiling Insu!ation levels currently
average R-30. (Insulation was nollypically ins!alIed vmen l..,,, original building was
constructed. It was not determined if insulation was also added to the walls.)
Two carbon-tetrachloride fire extinijuishers were observed in the attic space. (They
look like humml:1gbird feeders.) They were used in the past for automatic, fire
protection. Subeequenlly it was determined that the fumesemllted from the liquid can
be hazardous. While some trade-off may be reasonable during a fire, the chemic.al cen
be a problem if it leaks any olhar time. These devices should be d:sPQs~d of by the
local fire department.
CELLAR/CRAWL SPACE
The cellar and crawl ~pace ere OlCCess through a scuttle door In the noar of the west
porch. Ambient conditions in the crS'M space were generally dry lit the time of the
Inspection. The expos9d ground that was visible appeared to be dry. There is
6videnca of past dampn;;ss at the perimater, G.g. effloiescsiice and 'WOod decay as
mentioned previously.' ' ,
10
FRCM': WI1SOH BLDG. CONS'_LTA"!TS. I.1\C. FHONE NO. 97092798~5
AU3_ 1-3 1'??8 1d":l:.2SP1'.1 Pl1
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The1'1l is no Insulation In the crav,.1 space.
There are t'M:l more carbon-tetrach/oride fire-extinguishers in the cellar.
"
PlUmbIng, Heatlnlllnd Ventilation
PLUMBING
The building is evidently served by municipal 'N".lter and di~rictsemr.
A 314-inch, galvanized $teel, water main s&rves IhtHE!'sidence. It enltlrs the crawl
space of the addition so it 'NeS presumably installed '>Iklen the addillon was buill.
Galvanized water-mains are susceptible, fo corrosion, rrominside exposure to water,
and outside exposur9to soil. Dver'tlme, Interior colTosion of the pipe will accumulate,
obstructing flow and reducing the water supply. The established life expectancy for
galvanized service lines 'is 40 years. Although there Mre no indications of existing
problems, old, galvanized, water lines are notorious for fZlilure.
There is a main waler shut-off is located at the east side of the addition crawl-space,
that is difficult to t1ccess. . A more convenient shut-off is provided in Ihe cellar; just
ahead of the meter loop. Water distribution lines are galvanized steel and COpPElr.
Weier supply at the fixtures seemed adequate, although it 'NeS not gauged. No leaks
were apparent.
Drain, weste and vent pipes are cast iron and copper. Drains in individual plumbing
r1X1ures function satisfactorily, seemingly with proper venting and without ob~ttucjion.
No active lesk4 'MSre apparent
Most plumbing fixtures are very-good quality. They appe8i' to be in generaUy
satisfactory condition, and most operate properly. Pop-up drain stops in both tubs did
not'Mlrk. The quality and condition of the shower in (he Lower-level Bathroom Is
Inconsistent with the rest of the interior. The fiberglass panels are bowed and heavily
CBulked; !! fine track in the concrete shower pan (floor) was noted; and the wire-glass
shower doors are shattered. There is a good POSSibility of latent water damage around
this shower.
.....,
HOT WATER
Hot water Is approprIately suppliEld to mOllt of the Individual fixtures. There was no hot
\lV8ter supply to the sink In the Southeast BedroOm. Domestic hot-\IV8ter Is supplied
from llMl water heaters located in the cellar. Considering their combined storage
capacity of eo gallons, and their estimated recovery rating, hot water supply should be
sufficient for normal residential demands.
One water heater was manufactured in late 1983, and the other In late 1994. The
established life-expectancy for a water heater is 8 - 12 years. The oider water heater
may no! be reliable, considering its age.
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i". FRO'l: WIlSm~ BLDG. CDt-1SULTANTS, II\C. FHONE NO. S7092798.d5
Au~_ 19 lSsa 09:26PM P12
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hot-water temp&rature was not det&I'mln&d, Water temperatures in excess of 1250 F
are considered a scald hazard. Most water heaters normally operate at temperatures
ranging from 120' - 160' F. Dishwashers that don't preheat water require a minimum
hot-'NSier temperature of 140' F. Hot-water temperature can be adjusted al the water
haater.
it
HEAT
The original residence is heated by electric baseboard; and the addition has hot-water
heat. On the upper level, the electric baseboard heaters are individually controlled; on
the lower level they are controlled by a wall thermostet in the Uving Room. The
hot''''l'ater 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 wintar.
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Electric-baseboard heaters on the south wall of lIle Southv..est Bedroom did not work.
There is no heat In the Lower~level Bathroom. Hot-water heat for the upper level never
come on after the thermostat was activated. Evidently "it tekes a while". This is
uncharacteristic of this type of heat 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 10 the upper level.
c
EJecIric, ceiling heaters are installed in the upper-level bathrooms to prollide
supplemental heat. The one in the Master BathrClOm did not WClrk at the lime of the
inspection. There is a hot-v>ater heal run in the Master Bathroom also, but Its operation
Wa~ 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 tha manufacture date, but this unique
boiler is 9s(fmatad to be in excess of 30 years old. Thelife"expeclancy for a boifer of
this type is 25 - 30 years, under nonnal operating conditions and with regular
maintenance. Individual components (pumps, valves, ate.) are less durable.
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The boiler sppeers to be properly installed, and there wes no evidence of operating
. problems at the lime of the inspection. It appears to have been maintainlXl well and
some components are relatively new. It is possible this boiler courd 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. HiOh
indoor-humidity levels typically occur in bathrooms laundry rooms and kitchens.
Effective ventilation and humidity control should exhaust water vapor to the oulside, at
these locatlons. High indoor-humidity levels from Insufficient ventilation contribute to a
. variety of problems, saveral of v.hich ara apparent in the Masler Bathrocm.
""........ ,
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~RU"1': LJI lSCrr-l BLDG. CON51_LT~I"jTS~ IN:. FHOt.IE tiD. 97032nO.;.l~.
RU'j. l'~ 1'?~ G?' ~7Pt1 Pi3
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Exhaust fans are provided in the upper-level bathrooms and the Kitchen. All exhaust
fans are working properly and ihey appear to vent outside. To be effective at
controlling moisture the fans must be used. Judging from conditions In the Master
Bedroom this one is not used. There is no exhaust fan in the Lovwr-Ievel Bathroom.
"
Range hoods operate on the principle of Il 'capture' area. Water and grease vapors
rising from the c::lOking surface are typically contained, or "captured" by the hood, and
then exhausted by the fan. The range ventilation in the Kitchen is nol 8 fonnal hood,
but it appears to apply the capture principal. The (drywall) csifing over the range
tapers to an exheust fan. Plywood hung from the ceiling provides contaInment and
defines the capture erea. While this system may woi"k in prinCiple, it Is Imprac::tlcal.
Range hoods are typically COnstructed of metal, in some cases for fire realstance, but in
all caMS for cleanabillty. This wood and drywall hood will absorb moisture and
grease-laden, vapors from the range, and they can't be cleened. Installing a
conventional hood Over the range ;$ recommended.
Electrical and Appllancea
ELECTRICAL SERVICE
The bUilding is served by an underground, electrical power-line. The service ehtrance
and meter are localed near Ihe west end of the north, exterior wall of the building. A
200-amp, 1201240 volt, single phase, el&ctrical service Is provided for the building. . _,
This electrical servica should be sufficient for normal demandg for Q residence of this
size,
ELECTRICAL PANEL
The electrical panal is JocatedQUtside, on the north exterior wall of the building, next 10
the electric 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 the circuits. .
Wiring inside the elec::trical panel is copper, except for servies cable, Mllch Is typical!y
aluminum. Panel Vliiring appears to be properly sized a'ld in sstlsfac::tory condition.
SWITCHES AND OUTLETS
A representative number of wall swltches and electrical oullets were tested. Ail
llwitches may operate properly...operateproperly. CeHinglights in the hallway of the
Sout~st Bedroom, the Foyer, and the Lower-Iavel Bathroom did not work. They may
only require bulbs, but tha proper operation ofthass fixtures should be eonfinnSd.
Accessible electrical outlets W9re tested only Vliithln the limite of a conventional plug-in
lester. Mlich \\/ill identify common \\/iring deficiencies. (A qualified electridan should be
contected If 9 more comprehensive, electrical analysis is desired.) The lester is
effeclive with 3-prong outlets only. Many of the outlets in the building are 2-prong, and
could not be tested.
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FRO'1 ; k1I150r'J DLDG. CO~~SULTHt.JTS, n..c. FHmiE t'IO. '3"70927984::
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The 2-prong outlets predate the requirement for grounded. 3-prong outlets in the 1960
elElctrical code. Under some circumstances the outlets ~n be dangerous, but they are
definitely dated. Adapters ere available 'iM'lich permit use of the outlets, but the
adapters are not safe either. It Is recommended Il1at the outlets be updated.
Electrical codes in effect at the lime the building was constructed did not have minimum
spacing requirements IlS they do noW. There ia also II, shortage of outlels in the
original portion of the building. An elec/rical upgrade should include additional oullets.
Of the oullets tested, several wiring defects were indicaled. 'reversed polarity" was
indicated at outlets in the Office and Master Badroom. This condition can cause the
improper operelior1 of electrical motors and appliances. An 'open ground" was
Indicated at the outlet in the Common Bathroom on the upper level. Ungrounded
electrical outlets are an accidental shock, or electrocution, risk. '(AII2-prohg outlets are
ungrounded.) Wiring connections to the detective outlets should be checked, and
necessary repairs meda, by a qualified electrician.
(
Ground-fault circuit-interrupter (GFCI) protection is provided in the 1'Ml upper-level
bathrooms. A GFCl is an electrical safety devica provided for outlets in potentially wet
locations to prevent accidental electrocution. If the devices trip, they can be reset at
the GFCI breaker with the "test" button on it. The GFClbreaker in the Common
Bathroom did not trip whan 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 IMlh the integral test button, but its location is ineffective and
does not comply with industry standard,. It is mounted approximately 4 teet below the
ceiling level ottha upper-level hallway. Smoks will hillhe ceiling llnd begin
accumulating ,without activating the alarm. Worse, the fire IMII continue to develop
withOut warning. Smoke detectors should be . located to provide the earliest possible
waming of a fire. This one should be moved to a more effective location.
APPliANCES
Appliances are good quality, and the rangefoven Is exc~lIG1nt quality. They all appear
10 be in satisfactory condition. The griddle bumers on the range could not be IiI. It
should be confirmed they are working properly. All other appliances appear to be
'M:lrking properly. The drain tor the dishwashar is not properly connec/ed. Jt Is
attached 'downstream" of the sink trap on the sink drain. The dishwasher drllin must
be trapped Individually, with a standpipa, or connected fo the sink drain ahead of its
trnp. If it remains untrapped, sewer gas mey escape through the dishwssher drain.
Based on tMe available manufactUre dates, most of the appliances were apparently
installed during the 1995 remodeL The refrigerator Is older, manufactured in 1 ~90.
Most kitChen appliances can reasonably be expecled to last 15 -20 years.
I'....."
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'FRa..1 Lj I 1 SOI-J BLDC.i. CONSLL T1=iNTS, 1 N::. Pl-IQt-:E NQ~ 9('139273845
pt.lg. 19 1933 09:2eP11 P15
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Dishwashars and laundry appliances have less of life expectancy, and can reasonably
be expected to last 6-12 years.
"
ConeluJlon and Summary
CONCLUSION /
TIlis is an o/d'building tllat ;s it; need of major renovation. Refurbishing done In recent
years fOCl.lsed o'lly on the CO~tics of the buiidtni/. the renovation could be donl') all
at once, or phased on Ii ma/ntenence and replacement schedule. Regardless of the
approach, significant investment will be riecessary fo preserve the condition of this
building. Historic, renovafion projects typically require more than a financial
investment An emotional investment is also necessary, as these projects are often as
metaphysical as they are physical.
If the renovation Is phaS{id, priority should be gIven to repaIring decayed lower wells
and first-floor structUf<l, maintaining the roof, and.upgradlng the heating system.
Replacing the foundation, replacIng the water line, reroofing and upgradinQ the
elactrical system could bG de/ay()d, but will u!timately be neoeS9Bry. Of course, with e
'big bang' f<lnovatjon, it makes sense to collectively address these outdated and
deteriorating systems.. .
The renovation of any building of this age is liable 10 turn up matarials that were
commonly used In construction when il was built that are now considered hazardous.
Carbo,..lelrachloride fire extinguishers. for example, were found in this b'.jilding. Lead
paint end asbestos are two,more common examples. II is recommended that le8s
obvious hazardous materials, such as lead and asbe8tos, be identlfled prior 10
purchase. Identification of these materials requires destructive lesting and laboratory
M~~ .
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/17
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Ouring the renovatlon, keep in mind that all buildings are sensitive to change. Although
construction practices at the time this one Was built may hot conform to current
stsr\dsrds, .lhisbuilding has endured through the years as a result of an equilibrium
established With its immediate environment The balance should be recognized as
potentially dalicate l'J'len any Improvements are considered. Welr Intended
"Improvemonts" " 9sP9Cially weather tightening for I!ln&rgy COI't!€llilatiorl _ and minor
Changes can upset e long-term equilibriUm, and ac.1ually accelerate deterioration of a
building. .
SUMMARY
Bulldiflg systems and components described as "sati.factory" are in normal condition
for their age and quality, and appeared to be fUl"!ctioning as Intended at the time of the
inspection.
Serfous or mll]or defects include t'1ose noted items lAIf1lch may be expen!cliVll to
remedy (over $500) andlor safety issUElS. Remedy of t'1ese items should generally
receive top priority. Serious or major defects existing at the time of the inspection are: .
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, FRCM: IJI ISDN BLDG. CONSUL rQtJiS. II>C. FHOl'-1E NO. 9709219845
Rug. i9 1998 09:3aPM F15
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 Maslsr Bedroom. (See Page 8,)
7. Irragularbottom step on stairway. (See Page 9.)
8. Both chimneys are unlined. See Page 10. )
9. Carbon-tetrachloride fire extinguishers are located In the alt1e and cellar. (See
PagM 10-11.)
10. Heat distribution is substandard. (Sse Page 12.)
11. GFCI safety device in Common Bllthroom on upper level does not work. (See
Page 14.)
12. Smoke detector poorly loCated. (See Page 14.)
Less serlous observations Include those noted defects or deficiencies that are
existing - or are probable, under existing conditions - 'M1lch may significantly affect or
renee! the condition Of the building. Remedial action is generally less expensive, and
the priority is less urgent Less serious, but important. observations noled al the time
of the inspection are:
1, Cottonwood lree apparently declining in heaith. (See Page 2.)
2. Cottonwoodtrae close to building. (See Page 2.)
3. Poor perimeter-grade conditions. (See Page 2.)
4. Efflorescence on north foundation W!ll!. (See Page 2.)
5.. Patio slope reversed. (See Page 3.)
6. West exterior wall bulges. (See Page 4.)
7. Wood floor framing is very close to ground and SusclJptible to decay. (See Page 4.)
8. Moss growth on roof is widespread. (See Page 6.)
9. West-sloping roofpitdies toward chimney. (See Page 6.)
10. Waler damaged ceJllng In SoUthl.V99t Bedroom. (See Page 6.)
11. Inadequate control of roof drainage. (Page 6.)
12. Porch floors are susceptible to decay. (See Pege 7.)
.13. Failed wlndoYl ssa/ln Mester Bathroom. (See Page 8.)
14. Fireplace damper does not operate. (See Page 9.)
15. Water main is galvanized !tee!. (See Page 9.)
16. Shower in LO'v'.'er-level Bathroom is In poor condition. (See Page 11.)
17, No hot water to slnl< in Southeast gedroom. (8M Page 11.)
18. Inefficient heat controls. (See Peg. 12.)
19. Boiler dated and inefficient. (See Page 12.)
20. Significant evidence of high humidity levels in Master Bathroom (See Paga 12.)
21. Undesirable range "hood'. (See Page 13.)
Minor repairs and recommended rr.alntenance/servlclng:
1. Portion of fence leaning at north property boundary. (Sea Page 3.).
2. Portions of fence exceed 6-foot height limit. (See Page 3.)
16
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. FRCM: WIlSON RDG. CO"SlLTANTS, IN:. PHOI.jE NO. 9709279345
~ug. 19 1998 09:33PM P1?
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3. Exterior door In Kitchen requires effort to latch. (See Page 7.)
4. Warped doors in Southwest Bedroom and Master Bathroom.. (See Page 8)
5. Problems op9rating several interior doors. (See Page e.) .
6. Many.v.indows painted shut. (See Page 6.)
7. Cosmetic phiister cracks throughout (Saa Page 9.)
8. . Cracked fioor Wes In Common Bathroom on upper level. (See Page 9.)
9. Pop-up dreln stops In bathtubs do not 'NOl'k. (See Page 11.)
10. Ceiling heater in Master Bathroom does not work. (See Page 12.)
1'. Some ceiling lights do nof work. (See Page 13.)
12. Dated, potentially unsafe, 2-prong electncal outlets installed. (See Page 14.)
13. Improperly Wired electrical outleta. (See Pege 14.)
14. Dishwasher drain improperly connected. (See Page 15.)
"
The following building areas/elements/systems INere not Inspected:
,. Guest Housl!l.
2. Originill craw! 'pace.
Additional inspeetionlinvestigatlon is recommended as follows:
1. Identify hazardous building materials such as asbestos or lead paint
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C}lJ~i8tie A. Kienast
406 11'lf. Sr:~l1.:-:,-:;lel" St 0
Aspen, Colorado .'31611
February 18, 2004
Amy Guthrie and H.P.C. I,/rembers:
'7l~
I would like to enclose my two front porch P with glass in the
same way the Ringsby's porches, at~. _ ird St. have been
enclosed. The two houses are very similar, so by looking at
their house, you can see exactly what I would like to do, The
porches on the Ringsby's house were enclosed by then owners,
Pat and Dick Millington, in the late sixties. The Millingtons
were responsible for saving several Victorians in Aspen, .
I would like to make this change so that I could enlarge my kit;
chen and one bedroom. To enclose just one porch would make the
house look lop-sided. I raised five sons in this house, but
now when my family gathers for holidays, there are twenty of us
and the kitchen just cannot handle the crowd. I would not have
to remove the entire wall - possibly only from the outside frame
of the door to the outside frame of the window, The doors and
posts would be left in the same places, only the doors would be
brought forward to the glass wall,
I've lived in this house for thirty-two years and I love tlY house.
I requested that it be Historic Designated before hOuses in my
neighborhood were protected from demolition.
In 1972, I moved the house to 406 w. Smuggler from W. Hopkins,
where it was built in 1890, to keep it from being demolished,
Tharnc-you for your consideration.
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Christie Ann Kienast
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f, .f
~ ~
F:'
';(' ~
~ E
} ~
N
'"
'"
\
D