HomeMy WebLinkAboutagenda.hpc.20040414ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
APRIL 14, 2004
CITY COUNCIL MEETING ROOM
-130 S. GALENA
ASPEN, COLORADO
SITE -VISITS:
II.
III.
IV.
Roll call
Approval of niinutes - March 24, 2004
Public Comments
Commission member comments
V. Disclosure of conflict of interest (actual and apparent) /y~./~./~;
VI. Project Monitoring (need to assign monitors for 514 N.~Third, 1295 Riverside,
C~/fl~ ~939J~ ~A. E. Cooper, 311 S. First, find 409 E. Hyman) ~/~
NONE '~"L~_;~~
VII. Staff comments: Certificates of No Negative Effect issued-&'~ (Next resolution will be #13)
VIII.
OLD BUSINESS
A. 334 W. Hallam Street - Final Review f?~9~.~ I ~
B. 811/819 E. Hopkins Ave. Final Review/&~5e/~-/
C. 233 W. Main Street - Parking Discussion ~ y&-~
IX.
NEW BUSINESS - NONE
X. WORK SESSION
A. 557 Walnut Street
XI. ADJOURN
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Julie Ann Woods, Community Development Director
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
334 W. Hallam Street- Significant Development (Final)- Public Hearing
DATE:
April 14, 2004
SUMMARY: This property is a designated landmark and is listed in 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 application has received
Conceptual approval including Partial Demolition, On-Site Relocation, an FAR bonus for
an exemplary historic preservation project, and variances related to a lightwell. The only
condition that was identified for discussion at Final approval relates to the historic west-
facing porch, which will be addressed later in the memo.
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Staff finds that the review standards for Final approval have been met.
Please note that the application has been in the review process for some time and is
subject to the review criteria that were in place before the adoption of our new ordinance
in 2002. However, the project must comply with the Design Guidelines, which were in
effect at the time of submittal.
APPLICANT: Hayden and Louise Connor, owners, represented by Poss Architecture
and Planning.
PARCEL 10: 2735-124-23-005.
ADDRESS: 334 W. Hallam Street, Lot K, L and M, Block 42, City and Townsite of
Aspen, Colorado.
ZONING: R-6 (Medium Density Residential)
SIGNIFICANT DEVELOPMENT (FINAL)
(From Previous Code) No approval for any development in the "H," Historic Overlay
District, or involving historic landmarks shall be granted unless the Historic Preservation
Commission finds that all of the following standards (Section 26.415.01O.C.5) are met,
and finds that the development IS III accordance with the "City of Aspen Historic
Preservation Design Guidelines":
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a. The proposed development is compatible in general design, scale, site plan,
massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark.
Staff Finding: Final review deals with details such as the landscape plan, lighting,
fenestration, selection of new materials, and technical issues surrounding the preservation
of existing materials. A list of the relevant design guidelines is attached as "Exhibit A."
Only those guidelines which staff finds the project does not meet, or where discussion is
needed, are included in the memo.
Historic structure
The applicant proposes no alterations to the remaining areas of the historic residence.
Staff has met with the contractor and architect on-site and a dialogue will be maintained
during the project to address any issues with preservation of existing materials as they
arise. It appears that the original siding has been replaced at some point in the past. The
historic windows, doors, trim, and chimneys remain.
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 activities that would be contrary
to these guidelines. It is important that the historic structure itself is to be properly
preserved, which is commendable.
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The only area for restudy discussed at Conceptual is the historic west porch. It appears
that new posts have been added in the past that extended the porch all the way across the
rear addition, which was not part of the original design based on the 1904 Sanborne map
and the 1893 Bird's Eye view of the City. (There are no known historic photographs of
this property available.)
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The applicant has agreed to remove the extra posts and exterior storage shed, which will
help to restore the building.
Proposed new construction
The location and massing of the new addition will make it clear to most observers that
this is recent construction. The applicant intends to further emphasize the point by using
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T &G siding, different window patterns and window trim, and different roof materials.
Staff finds that this addresses the goals expressed in the guidelines by making the new
construction "distinguishable from the historic building, while also remaining visually
compatible with these earlier features." The materials and detailing are related, but
subordinate to the Victorian's character. Staff considers this to be an excellent project in
terms of the preservation of the house and the architecture of the addition.
The applicant proposes a number of new gas fireplaces for this house. The guidelines
require that vents be minimized and hidden from view to the extent possible. HPC has
typically not allowed any direct vents to penetrate the historic building facades. Staff is
concerned with the visibility of the venting locations per the following guideline:
14.15 Minimize the visual impacts of mechanical equipment as seen from the public
way.
D Mechanical equipment may only be installed on an alley facade, and only if it does
not create a negative visual impact.
D 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.
D Screen ground-mounted units with fences, stone walls or hedges.
D A window air conditioning unit may only be installed on an alley facade, and only if it
does not create a negative visual impact.
D 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.
D Paint telecommunications and mechanical equipment in muted colors that will
minimize their appearance by blending with their backgrounds.
The plan must be resolved prior to issuance of a building permit through a staff and
monitor review and approval.
Site plan
Landscaping is an important element of the HPC's review because it "may affect one's
ability to interpret the historic structures," which is stated in the guidelines. Staff
appreciates the restraint that is represented by the design, in the sense that most tree or
shrub plantings are reserved for the east and south perimeters of the site. Hardscape is
very limited. There are a few areas of concern though. The first is the proposed decidous
tree along the west side of the house, directly in front of a historic window. This conflicts
with the following guideline:
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
D Do not plant climbing ivy or trees too close to a building. New trees should be no
closer than the mature canopy size.
D Do not locate plants or trees in locations that will obscure significant architectural
features or block views to the building.
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Similarly, the spruce and aspen trees at the southeast corner of the house are also likely to
detract from existing public views of the architecture. Both of these areas should be
restudied with staff and monitor.
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The drawings are not clear as to the intent for the ditch which runs along the west side of
the property, in the City right-of-way. The HPC has on-going concerns with the trend
throughout the West End to add flowers and rocks within the ditch area, which has
historically been a simple channel. Staff would not support the issuance of any right -of-
way permit to alter this feature based on the following guidelines:
1.16 Preserve historically significant landscape designs and features.
D This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and
sidewalks in the public right-of-way.
1.17 Maintain historic irrigation ditches as an integral component of the
streetscape.
D The character of an irrigation ditch should be maintained.
D It is inappropriate to use an irrigation ditch as a planting bed, or to fill it with another
material.
D Ditches cannot by culverted except where crossed by a walkway or driveway, and a
culvert must be approved by the Parks Department.
Staffs final concern is the proposed new fence. Fencing has been the subject of lengthy
debate at HPC over the last year. No photographs or information are available to
establish whether there was a fence on this property during its "period of significance,"
the late 1800's. There are two important HPC philosophies which are challenged by this
request. First, it is important that new work which occurs on a historic property must be
distinguishable from old. While no specific design is represented for the fence intended
for this site, it would be important that it not have any particular Victorian character to it.
The second conflict with a philosophy that is the basis for Aspen's reviews comes from
the "Secretary of the Interior's Standards for Rehabilitation" found in the guidelines,
which states that "each property shall be recognized as a physical record of its time, place,
and use. Changes that create a false sense of historical development, such as adding
conjectural features or elements from other historic properties, shall not be undertaken."
,....
In surveying historic photographs of Aspen as part of the past discussions on this topic,
staff has found that overall, iron fences were far less common than wood on our Victorian
properties, even for very high style mansions. For that reason, guideline 1.2 encourages
wood as an appropriate material and metal only if the style is "simple."
1.2 A new replacement fence should use materials that appear similar to that of
the original.
D Any fence which is visible from a public right-of-way must be built of wood or
wrought iron. Wire fences also may be considered.
D A wood picket fence is an appropriate replacement in most locations. A simple wire
or metal fence, similar to traditional "wrought iron," also may be considered.
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D Chain link is prohibited and solid "stockade" fences are only allowed in side and rear
yards.
Guideline 1.3 promotes the use of contemporary interpretations of traditional fences.
Metal fences, which may not appear to be subordinate to the simple vernacular character
of a historic landscape such as the one that exists at 334 W. Hallam Street may be
misleading as to the historic development of the site. In addition, they may detract from
authentic 100 year old wrought iron fences that still exist here as rare pieces of our
Victorian past. The guidelines state:
1.3 A new replacement fence should have a "transparent" quality allowing views
into the yard from the street.
D A fence that defines a front yard is usually low to the ground and "transparent" in
nature.
D On residential properties, a fence which is located forward of the front building
facade may not be taller than 42" from natural grade. (For additional information, see
the City of Aspen's "Residential Design Standards".)
D A privacy fence may be used in back yards and along alleys, but not forward of the
front facade of a building.
D Note that using no fencing at all is often the best approach.
D Contemporary interpretations of traditional fences should be compatible with the
historic context.
Staff does not find that there is evidence to support the proposed metal fence as being
compatible with the historic context of this landmark property. This is particularly of
concern given the National Register status of the property. Staff recommends that the
fence, which is only indicated to be 2 feet tall, be eliminated from the proposal or
restudied to determine where enclosure is actually needed. No fence at all, or a wood
picket fence is preferred.
b. The proposed development reflects and is consistent with the character of
the neighborhood of the parcel proPfsed 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
proj ect.
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-
1880s to the early 1890s. This business was one of the pioneer Aspen lumber companies
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established ca. 1880-1882." While staff was concerned that the project, particularly the
relocation plan could negatively affect the historic significance of the site as a fairly
unaltered property, it has been determined that this is an acceptable action in order to
preserve the large cottonwood tree in the center of the site.
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d. The proposed development enhances or does not diminish or detract from
the qrchitectural 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. This goes far to preserve its architectural character and integrity, and the addition has
been successfully designed.
The applicant intends to maintain all of the existing light fixtures, which do not appear to
be historic. Some may not meet the City's lighting standards, whicll-1:equire that the bulb
not be visible. These will need to come into compliance. Overall, staff finds that the
simplicity of the lighting plan is commendable, however it may be beneficial to consider
replacing some fixtures to be more cohesive and in character with the building. Staff and
monitor will need to review any new lights.
RECOMMENDATION:
Staff finds that the review standards for Significant Development (Final) are met and
recommends approval with the following conditions (some of which are carried forward
from the Conceptual resolution):
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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 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 be stored and protected
during construction must be submitted with the building permit application.
6. Create a storyboard describing the history of the building and the rehabilitation
project that will be undertaken, to. be displayed in a location viewable to the public
during the construction process.
7. Restudy the locations for gas fireplace vents through a staff and monitor review and
approval prior to issuance of a building permit. Y.\., vI" '" \. ''U.. L~ b" J,/
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8. Restudy the proposed deciduous tree alo
of a . t . c window t spruc d asp
se to be ap ed by staff an monitor.
9. Clarify that there are no alterations proposed for the historic ditch on the City right-of-
way.
10. Eliminate the fence from the proposal or restudy it with staff and monitor to
determine where enclosure is actually needed or whether a wood picket fence is
acceptable.
II. A sample of the roof materials must be reviewed and approved by staff and monitor.
12. The applicant must submit a preservation plan with the building permit indicating
what original materials appear to still exist on the structure, and what treatments will
be used to retain them.
13. HPC staff and monitor must approve any changes with regard to the type and location
of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or
installing the fixtures. All existing lighting that is to be retained must be brought into
compliance with the City's lighting code.
14. 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.
15. Submit a demolition plan, as part of the building permit plan set, indicating exactly
what areas of the existing house are to be removed as part ofthe renovation.
16. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may
be removed without the approval of staff and monitor.
17. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor, or the full board.
18. 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.
19. 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.
20. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
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Exhibits:
A. Relevant Historic Preservation Design Guidelines
B. Minutes of February 25, 2004
C. Final application
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Exhibit A- 334 1v. Hallam, Design Guidelines Checklist, Final Review
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Fences
1.2 A new replacement fence shonld use materials that appear similar to that of
the original.
a Any fence which is visible from a public right-of-way must be built of wood or
wrought iron. Wire fences also may be considered.
a A wood picket fence is an appropriate replacement in most locations. A simple wire
or metal fence, similar to traditional "wrought iron," also may be considered.
D Chain link is prohibited and solid "stockade" fences are only allowed in side and rear
yards.
1.3 A new replacement fence should have a "transparent" quality allowing views
into the yard from the street.'
a A fence that defines a front yard is usually low to the ground and "transparent" in
nature.
a On residential properties, a fence which is located forward of the front building
facade may not be taller than 42" from natural grade. (For additional information, see
the City of Aspen's "Residential Design Standards".)
D A privacy fence may be used in back yards and along alleys, but not forward of the
front facade of a building.
D Note that using no fencing at all is often the best approach.
D Contemporary interpretations of traditional fences should be compatible with the
historic context.
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1.4 New fence components should be similar in scale with those seen traditionally.
D Fence columns or piers should be proportional to the fence segment.
Walkways
1.9 Maintain the established progression of public-to-private spaces when
considering a rehabilitation project.
D 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.
D 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.
D Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
Private Yard
1.10 Preserve historic elements of the yard to provide an appropriate context for
historic structures.
D The front yard should be maintained in a traditional manner, with planting material
and sod, and not covered with paving, for example.
1.11 Preserve and maintain mature landscaping on site, particularly landmark
trees and shrubs.
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D Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
D If a tree must be removed as part of the addition or alteration, replace it with species
of a large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic
context of the site.
D Select plant and tree material according to its mature size, to allow for the long-term
impact of mature growth.
D Reserve the use of exotic plants to small areas for accent.
D 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. .
D Do not plant climbing ivy or trees too close to a building. New trees should be no
closer than the mature canopy size.
D Do not locate plants or trees in locations that will obscure significant architectural
features or block views to the building.
D It is not appropriate to plant a hedge row that will block views into the yard.
Site Lighting
1.15 Minimize the visual impacts of site lighting.
D 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.
Streets cape
1.16 Preserve historically significant landscape designs and features.
D This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and
sidewalks in the public right-of-way.
1.17 Maintain historic irrigation ditches as an integral component of the
streetscape.
The character of an irrigation ditch should be maintained.
D It is inappropriate to use an irrigation ditch as a planting bed, or to fill it with another
material.
D Ditches cannot by culverted except where crossed by a walkway or driveway, and a
culvert must be approved by the Parks Department.
Treatment of Materials
2.1 Preserve original building materials.
D Do not remove siding that is in good condition or that can be repaired in place.
D Only remove siding which is deteriorated and must be replaced.
D Masonry features that define the overall historic character, such as walls, cornices,
pediments, steps and foundations, should be preserved.
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D Avoid rebuilding a major portion of an exterior wall that could be repaired.
Reconstruction may result in a building which no longer retains its historic integrity.
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2.2 Protect wood features from deterioration.
o Provide proper drainage and ventilation to minimize rot.
D Maintain protective coatings to retard drying and ultraviolet damage.
2.3 Plan repainting carefully.
o Always prepare a good substrate. Prior to painting, remove damaged or deteriorated
paint only to the next intact layer, using the gentlest means possible.
D Use compatible paints. Some latex paints will not bond well to earlier oil-based paints
without a primer coat.
2.4 Brick or stone that was not painted historically should not be painted.
o Masonry naturally has a water-protective layer, or patina, to protect it from the
elements.
Repair of Materials
2.5 Repair deteriorated primary building materials by patching, piecing-in,
consolidating or otherwise reinforcing the material.
D Avoid the removal of damaged materials that can be repaired.
D Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and
resins may be considered for wood repair and special masonry repair components also
may be used.
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2.6 Maintain masonry walls in good condition.
D Original mortar that is in good condition should be preserved in place.
D Repoint only those mortar joints where there is evidence of a moisture problem or
when mortar is missing.
o Duplicate the original mortar in strength, composition, color, texture, joint width and
profile.
D Mortar joints should be cleared with hand tools. Using electric saws and hammers to
remove mortar can seriously damage the adjacent brick.
o Do not use mortar with a high portland cement content, which will be substantially
harder than the brick and does not allow for expansion and contraction. The result is
deterioration of the brick itself.
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Replacement Materials
2.7 Match the original material in composition, scale and fmish when replacing
materials on primary surfaces.
o If the original material is wood clapboard, for example, then the replacement material
must be wood as well. It should match the original in size, the amount of exposed lap
and finish.
D Replace only the amount required. If a few boards are damaged beyond repair, then
only those should be replaced, not the entire wall.
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2.8 Do not use synthetic materials as replacements for primary building materials.
D In some instances, substitute materials may be used for replacing architectural details,
but doing so is not encouraged. If it is necessary to use a new material, such as a
fiberglass column, the style and detail should precisely match that of the historic
model.
D Primary building materials such as wood siding and brick should not be replaced with
synthetic materials.
D Synthetic materials include: aluminum, vinyl siding and panelized brick.
DElFS (synthetic stucco) is not an appropriate replacement for real stucco.
Treatment of Windows
3.1 Preserve the functional and decorative features of a historic window.
D Features important to the character of a window include its frame, sash,
muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows.
D Repair frames and sashes rather than replacing them, whenever conditions permit.
D Preserve the original glass, when feasible.
Treatment of Doors
4.1 Preserve historically significant doors.
o Maintain features important to the character of a historic doorway. These may include
the door, door frame, screen door, threshold, glass panes, paneling, hardware,
detailing, transoms and flanking sidelights.
D Do not change the position and function of original front doors and primary entrances.
D If a secondary entrance must be sealed shut, any work that is done must be reversible
so that the door can be used at a later time, if necessary. Also, keep the door in place,
in its historic position.
D If the secondary entrance is sealed shut, the original entrance on the primary facade
must remain operable.
4.2 Maintain the original size of a door and its opening.
D Altering its size and shape is inappropriate. It should not be widened or raised in
height.
4.3 When a historic door is damaged, repair it and maintain its general historic
appearance.
D For additional information see Chapter 14: General Guidelines "On-Going
Maintenance of Historic Properties".
4.4 If a new screen door is used, it should be in character with the primary door.
D Match the frame design and color of the primary door.
D If the entrance door is constructed of wood, the frame of the screen door should also
be wood.
Treatment of Porches
5.1 Preserve an original porch.
o Replace missing posts and railings when necessary. Match the original proportions
and spacing of balusters when replacing missing ones.
D Unless used historically on the property, wrought iron, especially the "licorice stick"
style that emerged in the 1950s and 1960s, is inappropriate.
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D Expanding the size of a historic porch is inappropriate.
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Treatment of Architectural Features
6.1 Preserve significant architectural features.
D Repair only those features that are deteriorated.
D Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using
recognized preservation methods whenever possible.
D Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and
resins may be considered for wood repair and special masonry repair components also
may be used.
D Removing a damaged feature when it can be repaired is inappropriate.
6.2 When disassembly of a historic element is necessary for its restoration, use
methods that minimize damage to the original material.
D Document its location so it may be Tepositioned accurately. Always devise methods
of replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be
replaced.
D Match the original in composition, scale, and finish when replacing materials or
features.
D If the original detail was made of wood, for example, then the replacement material
should be wood, when feasible. It should match the original in size and finish, which
traditionally was a smooth painted finish.
6.4 Repair or replacement of missing or deteriorated features should be based on
original designs.
D The design should be substantiated by physical or pictorial evidence to avoid creating
a misrepresentation of the building's heritage.
D When reconstruction of an element is impossible because there is no historical
evidence, develop a compatible new design that is a simplified interpretation of the
original, and maintains similar scale, proportion and material.
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6.5 Do not guess at "historic" designs for replacement parts.
D Where "scars" on the exterior suggest that architectural features existed, but there is
no other physical or photographic evidence, then new features may be designed that
are similar in character to related buildings.
D Using overly ornate materials on a building for which there is no documentation is
inappropriate.
D It is acceptable to use salvaged materials from other buildings only if they are similar
in style and detailing to other features on the building where they are to be installed.
6.6 Replacement of missing elements may be included in repair activities.
D Replace only those portions that are beyond repair.
D Replacement elements should be based on documented evidence.
D Use the same kind of material as the original when feasible.
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D A substitute material may be acceptable if the form and design of the substitute itself
conveys the visual appearance of the original material. For example, a fiberglass
cornice may be considered at the top of a building.
Roofs
7.5 Preserve original chimneys, even if they are made non-functional.
7.9 New or replacement roof materials should convey a scale, color and texture
similar to those used traditionally.
D Replacement materials should be similar to those used historically on comparably
styled buildings.
D If a substitute is used, such as composition shingle, the roof material should be earth
tone and have a matte, non-reflective finish.
D Flashing should be in scale with the roofmaterial.
D If copper flashing is to be used, it should be treated to establish a matte, non-reflective
finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that
is compatible and does not detract from the historic appearance of the building.
D A metal roof material should have an earth tone and have a matte, non-reflective
finish. .
D A metal roof with a lead-like patina also is an acceptable alternative.
D Seams should be of a low profile.
D A roof assembly with a high profile seam or thick edge is inappropriate.
7.11 Avoid using conjectural features on a roof.
D Adding ornamental cresting, for example, where there is no evidence that it existed
creates a false impression of the building's original appearance, and is inappropriate.
Building Relocation
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.
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.
13
10.4 Design a new addition to be recognized as a product ofits 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.
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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.
General
14.6 Exterior lights should be simple in character and similar in color and intensity
to that used traditionally. .
D The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
D All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
D Unshielded, high intensity light sources and those which direct light upward will not
be permitted.
D Shield lighting associated with service areas, parking lots and parking structures.
D Timers or activity switches may be required to prevent unnecessary sources of light
by controlling the length oftime that exterior lights are in use late at night.
D Do not wash an entire building facade in light.
D A void placing exposed light fixtures in highly visible locations, such as on the upper
walls of buildings.
D A void duplicating fixtures. For example, do nQt use two fixtures that light the same
area.
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14.8 Minimize the visual impact of light spill from a building.
o 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.
D 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.
14.14 Minimize the visual impacts of service areas as seen from the street.
D When it is feasible, screen service areas from view, especially those associated with
commercial and multifamily developments.
D This includes locations for trash containers and loading docks.
D Service areas should be accessed off of the alley, if one exists.
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14.15 Minimize the visual impacts of mechanical equipment as seen from the
public way.
D Mechanical equipment may only be installed on an alley facade, and only if it does
not create a negative visual impact.
D 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.
D Screen ground-mounted units with fences, stone walls or hedges.
D A window air conditioning unit may only be installed on an alley facade, and only if
it does not create a negative visual impact.
D 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.
D Paint telecommunications and mechanical equipment in muted colors that will
minimize their appearance by blending with their backgrounds.
14.16 Locate standpipes, meters and other service equipment such that they will
not damage historic facade materials.
D Cutting channels into historic facade materials damages the historic building fabric
and is inappropriate. Do not locate equipment on the front facade.
D If a channel must be cut, either locate it on a secondary facade, or place it low on the
wall.
Driveways & Parking
14.17 Design a new driveway in a manner that minimizes its visual impact.
D Plan parking areas and driveways in a manner that utilizes existing curb cuts. New
curb cuts are not permitted.
D If an alley exists, a new driveway must be located off of it.
14.19 Use a paving material that will distinguish the driveway from the street.
DUsing a change in material, paving pattern or texture will help to differentiate the
driveway from the street.
D Porous paving materials will also help to absorb potential water runoff typically
associated with impervious surfaces such as asphalt or concrete.
14.21 For existing driveways that cannot be removed, provide tracks to a parking
area rather than paving an entire driveway.
D Using minimally paved tracks will reduce the driveway's visual impact.
D Consider using a porous paving material to reduce the driveways visual impact.
D Also consider using modular paving materials for these tracks to provide visual
interest along the street.
14.22 Driveways leading to parking areas should be located to the side or rear of a
primary structure.
D Locating drives away from the primary facade will maintain the visual importance the
structure has along a block.
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT
(FINAL) 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 10#: 2735-124-23-005
RESOLUTION NO. _, SERIES (),F 2004
WHEREAS, the applicants, Hayden and Louise c)nnor, represented by Poss
Architecture and Planning, have requested SignifiC~~evelopment (Final) for the
property located at.334 W. Hallam Street, Lots K, L and M, Block 42, City and Townsite
of Aspen, Colon;rdo. The property is listed on the "Aspen Inventory of Historic
Landmark Sites <lj'1d Structures and the National Register of Historic Places;" and
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WHEREAS, all \ development in an "H,",Historic Overlay District or development
involving a histo~c landmark must meet/all four Development Review Standards of
Section 26.415.01O\~.5 of the Aspen Lan&Use Code and be in accordance with the "City
of Aspen Historic eservation Guidelmes in order for HPC to grant approval. The
review standards are 1) low and the guiqt;lines are on file in the Planning Office:
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1. Standard: The pr oP'~ed develo ment is compatible in general design, scale, site
plan, massing and vol e with signated historic structures located on the parcel
and with development 0 adja ent parcels when the subject site is in an "H,"
Historic Overlay District, i adjacent to an historic landmark. For historic
landmarks where proposed de opment would extend into front yard, side yard and
rear yard setbacks, extend int th inimum distance between buildings on the lot,
exceed the allowed floor area y up five hundred (500) square feet, or exceed the
allowed site covered by up t five (5) per~nt, HPC may grant necessary variances
after making a finding that uch variation liNPore compatible in character with the
historic landmark and the n ighborhood than W~d be development in accord with
dimensional requirements. /, In no event shall variations pursuant to this Section
exceed those van, 'ations q:llowed under Section 26:~40(B),(2), for detached
accessory dwelling units. ( ~
A floor area bonus will qnly be awarded to projects which in the opinion of the
HPC make an "outstandi~g preservation effort." Examples to be considered would
include the retention ofthistoric 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.
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2. Standard: The proposed development reflects and is consistent with the character of
the neighborhood of the parcel proposed for development.
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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.
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
Julie Ann Woods, Community Development Director 7
Amy Guthrie, Historic Preservation Officer
THRU:
FROM:
RE:
811/819 E. Hopkins- Major Development (Final)
DATE:
April 14, 2004
SUMMARY: 811 and 819 E. Hopkins Avenue are listed on the "Aspen Inventory of Historic
Landmark Sites and Structures." Each contains a Victorian era miner's cottage. 819 E. Hopkins
includes a shed along the alley.
The proposal before HPC involves removing non-historic additions to the cottages, relocating
them, and the shed, on the site and constructing a new home along the west side and rear of the
parcel. On December 10, 2003, after a continuation of the project for restudy, HPC granted
Conceptual approval including variances from the requirements for setbacks, open space, and
parking. There were no conditions of approval that called for any amendments to the project as
part of the Final submittal.
This proposal balances a number of complex issues and results in compromises that are being asked
of both the HPC and the owner. Three historic structures are being preserved, along with a large
cottonwood tree that contributes to the historic landscape. 811 E. Hopkins, the so-called "Gates
house" is being retrieved in that the current large addition will be demolished. None of the historic
structures will be added on to in any significant way.
The applicant has not included a discussion of the square footages of these buildings in their
information. By staff s calculations, 819 E. Hopkins is 950 square feet, 811 E. Hopkins will be
about 650 square feet, the shed is 300 square feet, and the new house is approximately 5,600
square feet. While this is well within the allowed FAR of this multi-family development (the
maximum FAR is I: I or 12,000 square feet), there is an obvious imbalance that results in a large
structure dominating the site. The architect has mitigated this situation by pulling the new house
away from the older buildings, and using some similar roof forms and low plate heights,
particularly at the front.
While staff has been concerned about how the large new home will affect the character of the 19'h
century buildings, the project is similar to others, such as the Nicoletti development on Park
A venue, that have been successful. A number of conditions are recommended, however staff finds
that Final approval should be granted.
APPLICANT: Tom and Darlyn Fellman, represented by Rally Dupps, Consortium Architects,
and Mitch Haas.
I
PARCEL 10: 2737-182-08-032.
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ADDRESS: 811 and 819 E. Hopkins Avenue, Units I and 2, Plat of Fellman Condominiums, A
Colorado Common Interest Community, Situated on Lots C, D, E & F, Block 31, East Aspen
Townsite, City of Aspen, Pitkin County, Colorado.
ZONING: RiMF (Residential Multi-Family)
CURRENT LAND USE: A 12,000 square foot lot condominiumized property containing two
single family residences and a shed.
o
811 E. Hopkins
819 E. Hopkins
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
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envelope of the structure(s) and/or addition(s) as depicted in tile Conceptual Plan application
including its height, scale, massing and proportions. No cllanges 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: Final review deals with details such as the landscape plan; lighting,
fenestration, selection of new materials, and technical issues surrounding the preservation of
existing materials. A list of the relevant design guidelines is attached as "Exhibit A" Only those
guidelines which staff finds the proj ect does not meet, or where discussion is needed, are
included in the memo.
There are three existing structures affected by this application. Staff believes that all three are in
their original locations based on historic maps and aerial photos of Aspen from the last several
decades. 819 E. Hopkins is fairly unaltered, except for windows and siding. 811 E. Hopkins had
a large addition made to it that has compromised its integrity. The shed along the alley does not
appear on the Sanborne maps, but is visible in a 1969 aerial view of the site. The board has
considered this outbuilding contributing to the significance of the parcel in pre"ious discussions.
In this proposal, the 819 E. Hopkins cottage is moved slightly forward from its historic
placement, and undergoes some restoration work. The addition to 811 E. Hopkins is demolished,
the house is moved east, and restoration work is proposed. The shed is rotated and moved into
the southeast corner of the site, and the new residence is placed along the west and rear property
lines.
Overall, concerns that staff and HPC have raised previously are resolved. Most of the discussion
that is needed now deals with how the historic structures will be rehabilitated in a manner that
retains their integrity. Following is an analysis of the project's compliance with the design
guidelines.
New house
Staff finds that the new house complies with all guidelines related to its final design. The
proposed materials help to break up the building into smaller components, and the palette relates
to what is found on the historic structures.
819 and 811 E. Hopkins
As mentioned, 819 E. Hopkins has not had many alterations, and those changes that have taken
place will be reversed through this project. One of the most important actions will be the
removal of the asbestos shingle siding that has been placed over the historic clapboards, which
still appear to be in place.
Rehabilitation of the 811 E. Hopkins building will be challenging because of the alterations that
it has experienced, and the limited amount of information available as to it's previous
appearance. While it bears many similarities to the structure represented on this lot in the 1904
Sanborne map, there are also . some confusing differences. For instance, the porch on the
Sanborne map is not as deep as what can be seen on aerial maps starting in 1969. There are also
some minor differences in the building dimensions between the 1904 map and a current survey,
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which has not typically been the case in working with this historical record in the past. Staff
does believe however, that the building is original to the lot. _
During tile construction process, evidence will be discovered about the historic locations of
windows and doors that are currently obscured on both houses. That field evidence must be used
by the applicant, staff and monitor to guide final determinations about fenestration on all sides of
the buildings. It will be important, as usual, to rely on facts that can be determined from looking
at the framing, and to be careful not to make guesses about the buildings' original appearance if
the houses are to retain authenticity.
With regard to the proposed window configuration, the guidelines state:
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is
adding a new window opening. This is especially important on primary facades where the
historic ratio of solid-to-void is a character-defining feature.
o Greater flexibility in installing new windows may be considered on rear walls.
o Do not reduce an original opening to accommodate a smaller window or door or increase it to
receive a larger window on primary facades.
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Any original doors and windows that remain must be preserved, and cut sheets will be required~..
for any approved new doors or windows, per the following:
3.7 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
o A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, are important details. They
distinguish the actual window from the surrounding plane ofthe wall.
Staff does not find that the horizontally oriented windows proposed for the historic rear portion.
of the 819 E. Hopkins house to be compatible with the Victorian architecture. Again, historic
evidence may drive the character and placement of these units, but if flexibility is to be granted
on tile rear fal(ade, it would still be appropriate to be more sympathetic to the window patterns
found on the rest of the house.
The plans to reframe the roof of the front porch and the rear addition on 819 E. Hopkins will also
need to be finalized once framing is exposed. It should not be assumed that these roof forms
aren't historic, or, if they are alterations, what the accurate pitch is before studying the building
more closely.
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For clarification, the new roof material on both the 819 and 811 E. Hopkins houses should be cut
cedar shingles and not shakes, which would not meet guideline 7.9. A sample of the metal roof
material to be used on all of the buildings must be reviewed and approved by staff and monitor
per the following:
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
o Replacement materials should be similar to those used historically on comparably styled
buildings.
o If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
o Flashing should be in scale with the roof material.
o If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
o A metal roof material should have an earth tone and have a matte, non-reflective finish.
o A metal roof with a lead-like patina also is an acceptable alternative.
o Seams should be of a low profile.
o A roof assembly with a high profile seam or thick edge is inappropriate.
811 E. Hopkins shows a new gas fireplace to be installed in the front corner of the building.
Before this can be approved, a plan for venting the appliance through the roof in a manner that
meets the following guideline must be approved. This is true for all vents or meters needed for
the buildings in keeping with Guideline 14.15:
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
o Mechanical equipment may only be installed on an alley facade, and only if it does not create
a negative visual impact.
o 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.
o Screen ground-mounted units with fences, stone walls or hedges.
o A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
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.
5
The last matter for discussion on the miner's cottages is the proposed new foundations for the
cottages. Currently, 819 E. Hopkins has pieces of stone laid against the foundation wall in a very _
rudimentary manner. This is clearly not a historic condition. The new foundations should
simply be exposed concrete or painted metal flashing in order to meet the following standard:
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on
a modest miner's cottage is discouraged because it would be out of character.
o Where a stone foundation was used historically, and is to be replaced, the replacement should
be similar in the cut of the stone and design of the mortar joints.
Shed
The shed along the alley does not appear on the Sanborne maps. There is no record of its
construction date in the Building Department files, but it can be seen in the 1969 aerial photo.
HPC has looked at the shed during a number of site visits and felt that it contributes to the
character of the alley and the property as a whole.
Up until this time, it has been represented that the shed would be preserved and re.1ocated for use
as a garage stall. The final application now includes the idea that the building would be entirely
dismantled and reconstructed. This is a demolition, which was not noticed as part of the review.
Demolition has a number of difficult standill'ds that must be met, including a determination that
the building has no historical merit, is a hazard, cannot be re-used, etc. Reconstruction is not a
preservation activity that is generally condoned within our regulations, even when salvaging the
historic materials.
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The architect has indicated that a number of roof rafters are broken in half and that the building
has other deficiencies. Given that it is a small structure, it seems likely that some bracing and
scabbing on of additional reinforcement would make its relocation as an intact building feasible.
No new windows or doors should be added, and the existing openings should be maintained as
is, with the possible addition of glass in some original openings if natural light is desired.
8.1 if an existing secondary structure is historically significant, then it must be preserved.
o When treating a historic secondary building, respect its character-defining features. These
include its primary and roof materials, roofform, windows, doors and architectural details.
o If a secondary structure is not historically significant, then its preservation is optional.
Landscape
The only question with regard to landscape relates to the two blue spruce that are proposed
between the 819 E. Hopkins house and the new house. The guidelines state:
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1.13 Revisions or additions to the landscape shonld be consistent with the historic context
ofthe site.
o Select plant and tree material according to its mature .size, to allow for the long-term impact
of mature growth.
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
o Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
o It is not appropriate to plant a hedge row that will block views into the yard.
Staff is concerned that the trees may grow to have a negative impact on the visibility of the
miner's cottage and that conifers would not have characteristically been planted up against the
house based on historic photos of Aspen that have been studied. A recommendation from those
board members with additional landscape expertise is requested.
RECOMMENDATION: Staff finds that the review standards and "City of Aspen Historic
Preservation Design Guidelines" have been sufficiently met with the following conditions (some
of which are carried forward from the issues dealt with at Conceptual review):
I. HPC has granted the following variances: a 3' front yard setback variance for the miner's
cottages, an 8' 6" rear yard setback variance for the relocated shed, and a rear yard setback
variance of up to 5' for the new house, a waiver of one parking space for 811 E. Hopkins,
and a 7% reduction of the open space requirement.
2. Field evidence must be used by the applicant, staff and monitor to guide final
determinations about fenestration on all sides of the miner's cottages and shed, in
addition to the historic roof pitches on the front porch and lean-to addition on 819 E.
Hopkins.
3. Any original doors and windows that remain on the miner's cottages or shed must be
preserved, and cut sheets will be required for any approved new doors or windows, to be
approved by staff and monitor.
4. The new roof material on both the 819 and 811 E. Hopkins houses should be cut cedar
shingles and not shakes. A sample of the metal roof material must be reviewed and
approved by staff and monitor.
7
5. The new foundations on the miner's cottages and shed should be exposed concrete or
painted metal flashing.
6. The shed must be moved as an intact building. . be
.
addetl-to-it. 6tassmayreatide6-tB-rome-orlglllal openings W}th thellpproval ofstafhnd
monitor if natural light is desired. .:S'1c./y '1 (1'1' (' ,;t,'Y :' dU/ ,/,,-.,/, ,,,// /)
7. The location of the blue spruce trees on the west s~dt;, o~ 819 E. Hopkins is of concern
and should be dis~-by.tfte bO'Y-t. 'i ~I /(\ J.tJ!fj, j hi"" i'h .
8. A structural report demonstrating that the three buildings can be moved and information
about how they will be stabilized must be submitted from the housemover prior to
building permit application.
9. The applicant must provide HPC staff and monitor with a plan for how the housemover
proposes to lift the buildings, for review prior to submittal of a building permit. The
approach chosen, whether it be to move the houses 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.
10. A letter of credit to insure the safe relocation of the structures must be submitted with the
building permit application. The guarantee must be in the amount of $75,000, based on
HPC's standard practice of requiring $30,000 per primary building and $15,000 per
outbuilding.
II. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
12. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the structure, and what treatments will be used to
retain them.
13. HPC staff and monitor must approve any changes with regard to the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
14. Information on all venting locations and meter locations shall be provided for review and
approval by staff and monitor when the information is available, prior to any installation
activities.
15. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the existing house are to be removed as part of the renovation.
16. No elements are to be added to the historic buildings that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
17. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
18. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints m&de for the purpose of construction.
19. 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.
20. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
8
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Exhibits:
Resolution #_, Series of 2004
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A. Relevant guidelines
B. Application
9
Exhibit A
Relevant Design Guidelines for Final Development Review, 811/819 E. Hopkins
Walkways
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
o Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
o Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
Private Yard
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
o The front yard should be maintained in a traditional manner, with planting material and sod,
and not covered with paving, for example.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and
shrubs.
o Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
o If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
D. Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
o Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
o It is not appropriate to plant a hedge row that will block views into the yard.
Site Lighting
1.15 Minimize the visual impacts of site lighting.
o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
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G.
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Streetscape
1.16 Preserve historically significant landscape designs and features.
o This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in
the public right-of-way.
Treatment of Materials
2.1 Preserve original building materials.
o Do not remove siding that is in good condition or that can be repaired in place.
o Only remove siding which is deteriorated and must be replaced.
o Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
o Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction
may result in a building which no longer retains its historic integrity.
2.2 Protect wood features from deterioration.
o Provide proper drainage and ventilation to minimize rot.
o Maintain protective coatings to retard drying and ultraviolet damage.
2.3 Plan repainting carefully.
o Always prepare a good substrate. Prior to painting, remove damaged or deteriorated paint
only to the next intact layer, using the gentlest means possible.
o Use compatible paints. Some latex paints will not bond well to earlier oil-based paints
without a primer coat.
2.4 Brick or stone that was not painted historically should not be painted.
o Masonry naturally has a water-protective layer, or patina, to protect it from the elements.
Repair of Materials
2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating
or otherwise reinforcing the material.
o A void the removal of damaged materials that can be repaired.
o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be used.
2.6 Maintain masonry walls in good condition.
o Original mortar that is in good condition should be preserved in place.
o Repoint only those mortar joints where there is evidence of a moisture problem or when
mortar is missing.
o Duplicate the original mortar in strength, composition, color, texture, joint width and profile.
o Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove
mortar can seriously damage the adjacent brick.
o Do not use mortar with a high portland cement content, which will be substantially harder
than the brick and does not allow for expansion and contraction. The result is deterioration of
the brick itself.
See Chapter 14: General Guidelines for masonry cleaning.
Replacement Materials
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
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o If the original material is wood clapboard, for example, then the replacement material must
be wood as well. It should match the original in size, the amount of exposed lap and finish. -
o Replace only the amount required. If a few boards are damaged beyond repair, then only "
those should be replaced, not the entire wall.
2.8 Do not use synthetic materials as replacements for primary building materials.
o In some instances, substitute materials may be used for replacing architectural details, but
doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass
column, the style and detail should precisely match that of the historic model.
o Primary building materials such as wood siding and brick should not be replaced with
synthetic materials.
o Synthetic materials include: aluminum, vinyl siding and panelized brick:
DElFS (synthetic stucco) is not an appropriate replacement for real stucco.
Covering Materials
2.10 Consider removing later covering materials that have not achieved historic
significance.
o Once the non-historic siding is removed, repair the original, underlying material.
Treatment of Windows
3.1 Preserve the functional and decorative features of a historic window.
o Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads,jambs, moldings, operation and groupings of windows.
o Repair frames and sashes rather than replacing them, whenever conditions permit.
o Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building
wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is
adding a new window opening. This is especially important on primary facades where the
historic ratio of solid-to-void is a character-defining feature.
o Greater flexibility in installing new windows may be considered on rear walls.
o Do not reduce an original opening to accommodate a smaller window or door or increase it to
receive a larger window on primary facades.
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Replacement Windows
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
o Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a structure.
3.4 Match a replacement window to the original in its design.
o If the original is double-hung, then the replacement window should also be double-hung, or
at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
o Matching the original design is particularly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
o Using the same material as the original is preferred, especially on character-defining facades.
However, a substitute material may be considered if the appearance of the window
components will match those of the original in dimension, profile and finish.
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3.6 Preserve the size and proportion of a historic window opening.
o Reducing an original opening to accommodate a smaller window or increasing it to receive a
larger window is inappropriate.
o Consider reopening and restoring an original window opening where altered.
3.7 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
o A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, are important details. They
distinguish the actual window from the surrounding plane of the wall.
Treatment of Existing Doors
4.1 Preserve historically significant doors.
o Maintain features important to the character of a historic doorway. These may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms
and flanking sidelights.
o Do not change the position and function of original front doors and primary entrances.
o If a secondary entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
o If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable.
4.2 Maintain the original size of a door and its opening.
o Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door is damaged, repair it and maintain its general historic
appearance.
o For additional information see Chapter 14: General Guidelines "On-Going Maintenance of
Historic Properties".
Replacement Doors
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
o A replica of the original, if evidence exists, is the preferred replacement.
o A historic door from a similar building also may be considered.
o Simple paneled doors were typical.
oVery ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
Treatment of Porches
5.1 Preserve an original porch.
o Replace missing posts and railings when necessary. Match the original proportions and
spacing of balusters when replacing missing ones.
o Unless used historically on the property, wrought iron, especially the "licorice stick" style that
emerged in the 1950s and 1960s, is inappropriate.
o Expanding the size of a historic porch is inappropriate.
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Porch Replacement
5.5 .If porch replacement is necessary, reconstruct it to match the original in form and
detail.
o Use materials that appear similar to the original.
o While matching original materials is preferred, when detailed correctly and painted
appropriately, alternative materials may be considered.
o Where no evidence of the appearance of the historic porch exists, a new porch may be
considered that is similar in character to those found on comparable buildings. Keep the style
and form simple. Also, avoid applying decorative elements that are not known to have been
used on the house or others like it.
o When constructing a new porch, its depth should be in scale with the building.
o The scale of porch columns also should be similar to that of the trimwork.
o The height of the railing and the spacing of balusters should appear similar to those used
historically as well.
Treatment of Architectural Features
6.1 Preserve significant architectural features.
o Repair only those features that are deteriorated.
o Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, uSlllg
recognized preservation methods whenever possible.
o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be used.
o Removing a damaged feature when it can be repaired is inappropriate.
6.2 When disassembly of a historic element is necessary for its restoration, use methods
that minimize damage to the original material.
o Document its location so it may be repositioned accurately. Always devise methods of
replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
o Match the original in composition, scale, and finish when replacing materials or features.
o If tile original detail was made of wood ; for example, then the replacement material should
be wood, when feasible. It should match the original in size and finish, which traditionally
was a smooth painted finish.
6.4 Repair or replacement of missing or deteriorated features should be based on original
designs.
o The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building's heritage.
o When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at "historic" designs for replacement parts.
o Where "scars" on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
o Using overly ornate materials on a building for which there is no documentation is
inappropriate.
o It is acceptable to use salvaged materials from other buildings only if they are similar in style
and detailing to other features on the building where they are to be installed.
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6.6 Replacement of missing elements may be included in repair activities.
o Replace only those portions that are beyond repair.
o Replacement elements should be based on documented evidence.
o Use the same kind of material as the original when feasible.
o A substitute material may be acceptable if the form and design of the substitute itself conveys
the visual appearance of the original material. For example, a fiberglass cornice may be
considered at the top of a building.
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.
7.2 Preserve the original eave depth.
o The shadows created by traditional overhangs contribute to one's perception of the building's
historic scale and therefore, these overhangs should be preserved.
Materials
7.9 New or replacement roof materials should convey a scale, color and texture similar to
those used traditionally.
o Replacement materials should be similar to those used historically on comparably styled
buildings.
o If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
o Flashing should be in scale with the roof material.
o If copper flashing is to be used, it should be treated to establish a matte, non-reflective finish.
7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
o A metal roof material should have an earth tone and have a matte, non-reflective finish.
o A metal roof with a lead-like patina also is an acceptable alternative.
o Seams should be of a low profile.
o A roof assembly with a high profile seam or thick edge is inappropriate.
7.11 Avoid using conjectural features on a roof.
o Adding ornamental cresting, for example, where there is no evidence that it existed creates a
false impression of the building's original appearance, and is inappropriate.
Secondary Structures
8.1 If an existing secondary structure is historically significant, then it must be preserved.
o When treating a historic secondary building, respect its character-defining features. These
include its primary and roof materials, roof form, windows, doors and architectural details.
o If a secondary structure is not historically significant, then its preservation is optional.
8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged.
o An exact reconstruction of the secondary structure may not be necessary in these cases.
o The replacement should be compatible with the overall character of the historic primary
structure, while accommodating new uses.
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8.4 A garage door should be compatible with the character of the historic structure.
o A wood-clad hinged door is preferred on a historic structure.
o If an overhead door is used, the materials should match that of the secondary structure.
o If the existing doors are hinged, they can be adapted with an automatic opener.
Preserving Building Locations and Foundations
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
o On modest structures, a simple foundation is appropriate. Constructing a stone foundation on
a modest miner's cottage is discouraged because it would be out of character.
o Where a stone foundation was used historically, and is to be replaced, the replacement should
be similar in the cut ofthe stone and design of the mortar joints.
9.6 When rebuilding a foundation, locate the structure at its approximate historic
elevation above grade.
o Raising the building slightly above its original elevation is acceptable. However, lifting it
substantially above the ground level is inappropriate.
o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances
the resource.
New Additions
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
o A new addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
o An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
o An addition that seeks to imply an inaccurate variation of the primary building's historic style
should be avoided.
o An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
o An addition should be made distinguishable from the historic. building, while also remaining
visually compatible with these earlier features.
o A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
o The new materials should be either similar or subordinate to the original materials.
New Buildings on Landmark Properties
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.
11.8 Use building materials that contribute to a traditional se!lse of human scale.
o Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
o Use of highly reflective materials is discouraged.
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11.9 Use building components that are similar in size and shape to those of the historic
property.
o These include windows, doors and porches.
o Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
o This blurs the distinction between old and new buildings.
o Highly complex and ornately 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.
o The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
o All exterior light sources should have a low level ofluminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
o Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
o Shield lighting associated with service areas, parking lots and parking structures.
o Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
o Do not wash an entire building facade in light.
o A void placing exposed light fixtures in highly visible locations, such as on the upper walls of
buildings.
o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
14.8 Minimize the visual impact of light spill from a building.
o Prevent 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.
o Lighting shall be carefully located so as not to shine into residential living space, on or offthe
property or into public rights-of-way.
Mechanical Equipment & Service Areas
14.14 Minimize the visual impacts of service areas as seen from the street.
o When it is feasible, screen service areas from view, especially those associated with
commercial and multifamily developments.
o This includes locations for trash containers and loading docks.
o Service areas should be accessed off of the alley, if one exists.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public
way.
o Mechanical equipment may only be installed on an alley facade, and only if it does not create
a negative visual impact.
o 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.
o Screen ground-mounted units with fences, stone walls or hedges.
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o A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact. _,
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.
14.16 Locate standpipes, meters and other service equipment such that they will
not damage historic facade materials.
o Cutting channels into historic facade materials damages the historic building fabric and is
inappropriate. Do not locate equipment on the front facade.
o If a channel must be cut, either locate it on a secondary facade, or place it low on the wall.
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