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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
October 11, 2017
4:30 PM City Council Meeting Room
130 S Galena Street, Aspen
I. SITE VISITS
A. None.
II. 4:30 INTRODUCTION
A. Roll call
B. Draft minutes 9/27/17
C. Public Comments
D. Commissioner member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
J. Call-up reports
K. HPC typical proceedings
III. OLD BUSINESS
A. None.
IV. 4:45 NEW BUSINESS
A. 128 E. Main Street- Minor Review, Public Hearing
V. 6:15 ADJOURN
Next Resolution Number: 22
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW
BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Applicant Rebuttal
Chairperson identified the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least four (4)
members being present. No meeting at which less than a quorum shall be present shall conduct
any business other than to continue the agenda items to a date certain. All actions shall require
the concurring vote of a simple majority, but in no event less than three (3) concurring votes of
the members of the commission then present and voting.
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 27, 2017
Chairperson Halferty called the meeting to order at 4:37 p.m.
Commissioners in attendance: Jeffrey Halferty, Willis Pember, Nora Berko, Bob Blaich, Richard Lai, Roger
Moyer. Absent were Gretchen Greenwood and Scott Kendrick.
Staff present:
Andrea Bryan, Assistant City Attorney
Nicole Henning, Deputy City Clerk
Amy Simon, Historic Preservation Planner
APPROVAL OF MINUTES: August 23rd
Mr. Moyer moved to approve, Mr. Blaich seconded. All in favor, motion carried.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: Mr. Pember noted that he will be leaving at 6:00 p.m. He also mentioned
that the project that his company received, the AIA award, has been published in Architect magazine so
he is very excited and told everyone to go out and get a copy. The project they were recognized for was
a half-duplex attached to his house. Ms. Berko said that it was a wonderful project and is a neighbor,
watched it happen and says it looks great.
DISCLOSURE OF CONFLICT: None.
PROJECT MONITORING: Ms. Simon said she took care of two items before the meeting and she has one
for Mr. Halferty after the meeting.
STAFF COMMENTS: Ms. Simon said she sent an email out today with the upcoming meetings for rest of
the year. HPC will have some cancellations due to the holidays and less cases coming in. On Monday,
Sara, the new preservation planner starts so HPC will meet her on oct 11th.
CALL UPS: Ms. Simon stated that on Monday night, she went to city council and let them know about
the recent approval of the Hayes house in the west end, so council called it up and the discussion
occurred on Monday night as they were very concerned about the variances. Since it is a duplex, they
were already given a floor area boost and floor area bonus and set back variances, etc. Council thought
it added up to too much. They came close to remanding it back to HPC, but didn’t so they’ve now asked
for a work session to further discuss. Council want to sit and talk some more with the different boards
due to a lack of communication. They want to discuss policy and help improve various situations.
Mr. Halferty said he, as well as a lot of the other board members, were involved with the Hayes house
project and coming up with those incentives. He appreciates if council thinks they are giving out free
stuff, but it’s our job to help promote the preservation of these great projects and it seems like we’ve
given some, not a lot of incentives, so he would hate to see if council wants to revoke what we have
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given. I hope that isn’t an issue. We aren’t being cavalier when giving out incentives. Ms. Simon said that
she doesn’t think they want to revoke them, but they didn’t necessarily think that one project should
get all of them so that’s what we need to talk about. With the AspenModern program, we need to make
the incentives better than what already exists, so it’s just escalating.
CERTIFICATES OF NO NEGATIVE EFFECTS: None.
PUBLIC NOTICE: Ms. Bryan says she has reviewed them and everything seems to be in order.
OLD BUSINESS: None.
NEW BUSINESS: 432 E. Hyman
Amy Simon
This is a minor review and the work that is proposed tonight is alterations to windows on a non-historic
addition could have qualified for a staff level review, but it’s a unique building and not a perfect fit for
any of the typical policies and guidelines. This is a Victorian era structure that housed Aspen Drug for
decades. It was built in 1887 and the entire upper floor was destroyed by a fire 1917. In the 1970’s, the
two upper floors in the west addition, were designed by Rob Roy. After this, the building was
landmarked. The topmost floor of the building is what is up for discussion and the new windows being
proposed on the east, west and south. She is asking to keep a unity to the 70’s fenestration because
they don’t want another contrast on the building. The southern façade needs the most discussion and
we feel the board needs to make this decision.
APPLICANT PRESENTATION:
Dave Rybak representing the Woods Family Partnership along with Mr. Greg Woods
There are four existing skylights on the roof that they want to eliminate that cannot be seen from the
street. Along with that, the east façade is showing on screen. Regarding the third-floor addition, the
south bay was an open pergola or an open promenade, which was eventually enclosed. We want to
bring some uniformity to the bay fenestration and go with three French casements in this space so that
they match the northern two. We do want to replace all of the existing windows with similar panels of
the same size. Along the west façade, which faces the interior courtyard of Alina down below and is not
readily seen from the street and we’d like to eliminate the two existing sliders and replace with two new
existing windows, which work better with the floorplan. This is an insignificant change and difficult to
see from anywhere. On the south façade, the revision we are proposing is to add a column that aligns
with the stair column.
Ms. Berko asked if the west sides ones are fixed and Mr. Rybak said one is proposed fixed at the north
end and a pair of casements in the center and to the south, those would be fixed.
Mr. Halferty asked if they are residential or commercial window units and Mr. Rybak said they are
residential.
PUBLIC COMMENT: None.
Mr. Moyer moved to approve, Mr. Lai seconded.
Ms. Berko noted that it is an improvement.
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Mr. Lai commented that the rhythm of the new façade is more in keeping with the existing façade of the
ground floor and he isn’t a fan of the second and third floor addition, but the improvement is subtle, yet
good.
Roll call vote: Mr. Moyer, yes; Mr. Blaich, yes; Ms. Berko, yes; Mr. Lai, yes; Mr. Halferty, yes; Mr.
Pember, yes. 6-0 all in favor, motion carried.
NEW BUSINESS: 122 W. Main
Amy Simon
This is a unique property and a 13,500-sq. ft. lot. On the far west end of the property, you have two
Victorian era homes that were moved together and linked together and remodeled in a way that makes
them rather confusing as historic resources, but is nonetheless a landmarked property. This is an office
building currently. In the early 90’s the owners who developed the building we are discussing tonight,
condominiumized the building and then sold it. There have been hours and hours of hashing between
the applicant and staff to try to bring this together as something for HPC to approve. Most of the fun is
over and now we are focusing on design review so will be subject to the Main Street guidelines. On the
second floor, the use will change from commercial office to lodge and a loft space will be added. There
are exterior architecture changes we will talk about, land use code provisions, growth management,
transportation impact analysis, pedestrian amenity, and second tier space, which is a new provision.
HPC just needs to understand the analysis that has been done and we’ve recommended some
conditions of approval related to all of these standards. There are a few changes on the south façade
with the lodge on second floor, and there is a desire to add some mountain facing windows and outdoor
space. On the ground level, the bank would like a more noticeable entry and the walkway is being
moved to one side with a ramp to provide accessibility. Page 54 of packet represents the existing south
façade and the proposed. On the first floor of the bank, the windows are more horizontal in orientation
and are not similar to those of the rest of the building. In the resolution that Ms. Simon passed out, she
included a condition, which they are free to amend regarding the horizontal windows and the entry. In
the proposal, the applicant wants to extend the porch by 2 feet and to add an upper deck outside of the
lodge unit. This created a depth out of character on Main Street and reduced the pedestrian amenity.
The design was amended so they are staying with the footprint of the existing porch, but there is still an
upper floor deck so we have added a condition of approval to reduce the upper deck in size. It’s a fairly
minimal space to stay consistent with the neighborhood and we feel, better meets the guidelines.
Regarding the dormers being added to the back of existing roof, there is an existing lightwell. When you
have a lightwell that large, height is measured from the bottom of it, so the dormers are over the height
limit, but that issue has been solved. In the new land use code revisions, there is something called
“second tier space”, which is basically councils attempt to keep quirky spaces available for businesses. In
this case, the basement and the second floor are considered second tier spaces and the applicant must
retain half of the area in the remodel. The basement has been designed to meet all criteria and it has its
own separate entrance with a lobby and an elevator of its own. Regarding parking, there are 14 spaces
that were required, but, today’s parking requirements are referred to in units. This development
reduces the onsite parking requirement for a lodge because they generate less parking than commercial
so it facilitates the applicants request to revert a unit to a trash area. We want to formalize this space to
an enclosed health department requirement. This is listed as a condition of approval on the resolution
to continue to work with Liz Chapman in Environmental Health. Regarding growth management, since
this is a conversion to a lodge, it requires lodge pillows from a pot. There are a certain amount of new
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commercial space units, residential and lodge. As projects come through, we deduct from the pool. This
is all part of the structure to make sure town is growing at an acceptable pace. Each year, there are 112
lodge pillows available so each room is worth two lodge pillows. In this case, there are three bedrooms,
which equals six lodge pillows. This is an unusual lodge project since there are only two units so its
smaller than any other lodge. Residential free market use is no longer allowed, so they cannot have an
apartment over an office any longer according to the new code.
APPLICANT PRESENTATION:
Sara Adams of Bendon Adams and Gilbert Sanchez, architect
Ms. Adams mentioned that Timberline bank is the new owner. The proposal shows the extended deck
that we’ve proposed with an ADA ramp. There is some basement commercial space as well. Mr. Sanchez
said they are creating a new home for Timberline Bank and creating a transparent and open building to
what it is now. The bank is more connected to the community and wants to reveal the inside of the
building to create transparency. Ms. Adams said that as far as materials, the windows will match the
existing, which are metal clad and the wood siding will match the existing. The entry is a bit more
contemporary. The balcony and deck sliders are metal. There will be a shingle roof for the dormer. The
lodge, which they will use at much as they can, has been submitted under the current code, which is
fully compliant with the lodge definition. There are no onsite amenities proposed and will be maintained
by a property management and check in will be provided with an onsite kiosk, which meets the code.
The lodging space will be rented mostly by out of town bank employees and will be open to the public
when it’s not in use. The building form is very traditional with the wood shingles and fits in well with the
Main Street fenestration. Mr. Sanchez noted that there are some openings that have changed and some
that we have kept the same to tie the facades together to present a cohesive design. To address the
second story deck, there are some second story decks facing Main Street that aren’t super small and
larger than a traditional deck size and it’s not for residential use since it’s a mixed-use building. We
believe that this building adds vitality to the street and think it’s a nice addition to the remodel.
Regarding the trash, we saw a chance to formalize and saw the opportunity to have an enclosed space
for environmental health’s requirement.
Ms. Berko asked about the ramp and wondered if it is needed because it’s a bank and said it might be
out of context with historic Main Street. Ms. Simon commented that the accessible route was in the
back and according to today’s standards, that is no longer acceptable and everyone should come in the
front door. Mr. Sanchez, said the ramp is pretty modest and they would work with a landscape architect
to soften it up a bit. Ms. Berko asked how many nights rental can a lodge have and Ms. Adams said it is
no more than 30 consecutive days by one person. A person couldn’t max 90 days a year and cannot be
rented by an owner. Ms. Simon said it’s not about how many nights a year, but what’s the longest
anyone can stay.
Mr. Halferty confirmed that this lodge cannot be used by local employees and Ms. Adams said it is for
visiting employees only who are coming in from out of town. Mr. Halferty clarified that they will have
type B units for the restrooms and Mr. Sanchez said yes, that this was drawn before they got input from
Denis Murray in the building department so they will be widening the restrooms.
PUBLIC COMMENT: None.
Ms. Adams pointed out the conditions of the resolution to the HPC board. She said the conditions in the
resolution are just reiterations of the current code so they want to make sure they aren’t being singled
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out and this is a fair process. She read condition #8 to the board and said they want to be vested under
the code they applied under. If the city comes up with a rule suddenly, they don’t want to be affected.
Once the code changes, we shouldn’t be expected to change our project and want to make sure that
staff aren’t trying to implement policy before it’s adopted and that our clients are being treated fairly.
Mr. Halferty said that as far as the issues being identified, a resolution has been given to us and he
summarized for the group.
Mr. Halferty said he doesn’t have a problem with the lodging area and said the idea of having mixed use
in Aspen is a good thing. He noted page 55 of the packet and said he feels a bit uncomfortable with the
window façade and the upper floor deck. He thinks the second floor and wide expanse of the glass on
the second floor, aren’t in keeping with historic district. He would suggest that perhaps, you might
consider making the windows somewhat smaller, in keeping with the Victorian tradition, to shrink the
usable balcony. This is his suggestion which he thinks is reinforcing what staff recommended. He also
wondered why they changed the material from wood to metal and suggested that it is not congruous
with the Victorian character of the district. He also suggested changing the size and material of the
railing.
Mr. Moyer said that regarding the color and materials and beige siding with white trim, you see a railing
with an addition. When you see a black railing against two soft colors, everyone’s attention goes right to
the railing. You see a railing, therefore, an enormous deck with a house behind it so he said they would
be far better off getting rid of the black. Get a softer color and it won’t look so big and ominous. He
noted that the windows are tall and Mr. Sanchez said the existing window headline is 7 ft. and this is
about 9. Mr. Moyer said that when you look at the building, you see massive glass, which is great for
NBA players, but the average person isn’t 7 ft. tall. He doesn’t think they need conditions 1 and 2, but as
far as 8 and 9, he would make an amendment regarding the verbiage. He said he wouldn’t like this if I
were the applicant and Aspen is noted for this. He feels that the code should not change on them and he
recommends taking out the last part.
Mr. Blaich agrees on the railing, which he said should be softened to make it more integrated with the
house itself would be refreshing. The attempt to contemporize is a good move, since it’s a commercial
building and he thinks the application is a refreshing idea. It’s very nice to incorporate the lodge space
and said it is a strong statement with all of the glass on the second level. He appreciates the point the
applicant makes by showing the other Main Street businesses and said he supports the direction they
are going. He said it brought back some memories regarding the basement space because the mayor
and council at the time, wanted to have a little grocery store in the building. Planning & Zoning voted
against it, when Mr. Blaich was chair of the HPC. He thinks the transparency is alright and it is functional.
Mr. Pember said it doesn’t bother him to have a large second floor and he advised the HPC board not to
be scared of a black drawn railing on white paper. He said that black wrought iron around Victorians is
traditional and thinks it’s fine as it is. Nothing bothers him about this project and he thinks it’s a big
improvement. If anything, I think it has the scale of an institutional building and there are some things
that need to be clarified so we have to use our imaginations but don’t be fooled about a black drawing
on white paper.
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Ms. Berko said she is in support of the resolution, particularly #2. She said the huge porches remind her
of a New Orleans feel and said the porch is her only sticking point. She would like to see it smaller and
more in scale with Main Street.
Mr. Halferty said he does understand staff’s comments on the deck size and thinks it’s a valid point, but
the fenestration suggested, he feels they should continue to discuss or vote on it. All of the tiered spaces
have been addressed by staff and is fine. The lodge use is an interesting thing to him and doesn’t think
the bank wants to be in the lodge business. If it’s for their employees, that’s fine, but doesn’t see how
they are going to rent to the public. Architecturally, he is ok with it and the dormer. Architecturally,
since it’s not historic, the deck is ok, as long as it is in scale with the rest of Main Street. He is ok with the
trash and recycling enclosure and said he could approve as presented.
MOTION: Mr. Pember moved that they approve 122. W Main Street as proposed and go through
conditions in the resolution and mark them up as we go down, Mr. Blaich seconded. Mr. Willis said that
was pretty vague and asked if they should go through the conditions first. Mr. Moyer asked about
conditions 8 and 9 and asked if they should put a period after “municipal code”.
Ms. Bryan said she sees concerns of the wording of 8 & 9 and suggested that she can continue to reword
the language with staff if that’s acceptable to everyone as middle ground. She can understand the way
it’s drafted would lead to confusion in the future and suggested the board continue if they are
interested in rewording this.
Mr. Pember says the words should be dropped just to avoid any future confusion and reminded
everyone that conditions 1 and 2 are already struck since they have been met.
Ms. Simon said she would not recommend striking any of the wording from 8 & 9.
Mr. Halferty confirmed that when HPC is presented with other new applications, they will all come in
with this same wording on them and Ms. Simon said yes.
Ms. Berko said she doesn’t feel comfortable commenting on conditions 8 and 9 and said she won’t vote
on 8 & 9 or she’s going to abstain from voting. She noted that she is not a lawyer or a planning & zoning
officer and doesn’t feel she is qualified to vote on this if they will be striking any language.
Mr. Pember motioned to leave everything as is and strike 1 and 2, Mr. Blaich seconded.
Roll call vote: Mr. Pember, yes; Ms. Berko, yes; Mr. Blaich, yes; Mr. Halferty, yes; Mr. Lai, yes; Mr.
Moyer, yes. 6-0 all in favor, motion carried.
Mr. Blaich motioned to adjourn, Mr. Halferty seconded. All in favor, motion carried.
______________________________________
Nicole Henning, Deputy City Clerk
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
RE: 128 E. Main Street- Minor Development, Public Hearing
DATE: October 11, 2017
______________________________________________________________________________
SUMMARY: 128 E. Main Street,
commonly known as the Sardy
House, was built in 1891. The
property is a local landmark and
sited within the Main Street Historic
District.
128 E. Main is one of only four brick
Victorian era mansions remaining in
Aspen (the others being Aspen
Historical Society, 201 W. Francis
and St. Mary’s Rectory.) J.W.
Atkinson, part owner of the Little
Annie mine, built the home using
bricks from his father’s brickyard,
which was established in 1888 and
located on North Mill Street. The
Sardy family owned the home from
1945 to 1985. Tom and Alice Rachel
Sardy built a legacy in Aspen as
operators of Aspen Lumber Supply
and Mortuary, and by serving as
elected officials and volunteers. Aspen’s airport, Sardy field, was named in honor of Tom
Sardy’s effort to improve air service to Aspen.
Above is the oldest photo staff has located featuring the Sardy House, dated 1952 and found in
the Denver Public Library’s Western History Collection. The front façade of the structure
appears to have changed very little since this picture was taken.
Like other downtown structures, the use of this building has varied in its history. In the mid 80s,
Frank Peters and Daniel Delano bought the property from the Sardy’s and created a hotel,
including the construction of an addition at the rear of the site. Today, the northernmost part of
the structure, separated from the rest of the building by an upper level bridge, is considered to be
a boarding house, offered for overnight lodging, and the remainder of the property is a single
family house.
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Last year, the property changed hands and the new owner is undertaking significant repairs, from
deteriorated exterior wood work and roofing to new mechanical systems and landscape. Staff
and the Building Department will work with the applicant to permit repairs that restore or
maintain the building. HPC is to be consulted on alterations. The items before the board at this
meeting are:
· Replacement of non-historic glass in historic windows and doors with thermal glass.
· Replacement of non-historic “glue-chip” with custom thermal stained-glass, thermal clear
glass, or the addition of a storm window.
· Installation of exterior storm windows over other historic stained glass windows
· Reconfiguration of one historic window that doesn’t meet building code standards for
egress
· Reconfiguration of a limited number of windows and doors in the non-historic addition.
Staff supports the work affecting the new construction, and the work addressing egress
requirements from a west facing upper floor bedroom in the historic structure.
Staff does not support the request to install double pane glass in the historic window sash,
finding that there are other, less intrusive options to consider first. We do not support alteration
to the existing stained glass windows, which appear to be original, and find that more
information is needed before installation of storm windows in any locations on the historic
structure proceeds.
APPLICANT: BTRSARDY, LLC, represented by Brewster McLeod Architects.
ADDRESS: 128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and I, and the
alley Block 66, City and Townsite of Aspen, Colorado. Parcel ID #2735-124-38-005.
ZONING: MU, Mixed Use, Main Street Historic District Overlay.
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project’s conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC
with relevant information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation. The HPC will
review the application, the staff analysis report and the evidence presented at the hearing to
determine the project’s conformance with the Design Guidelines. The HPC may approve,
disapprove, approve with conditions, or continue the application to obtain additional information
necessary to make a decision to approve or deny. If the application is approved, the HPC shall
issue a Certificate of Appropriateness and the Community Development Director shall issue a
Development Order. The HPC decision shall be final unless appealed by the applicant or a
landowner within three hundred (300) feet of the subject property in accordance with the
procedures set forth in Chapter 26.316.
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Staff Response: The Sardy House is an iconic historic structure in Aspen; a picturesque and
highly visible building that has been the scene of the community’s holiday season tree lighting
for over 30 years.
This is a large structure with a significant number of windows; 30 in the historic building alone.
All of the historic windows and doors are indicated in plans, elevations and photos prepared for
HPC. The architect has identified four window types throughout the building, three of which are
found in the historic structure and appear to be original. The rest are dated to the 1985 remodel.
In preparing this memo, staff contacted Frank Peters, co-owner of the previous hotel. He
indicated that the work he undertook included repairs to the original windows sash but he did not
replace windows or glass as part of the project.
The applicant requests HPC approval to retrofit all of the existing windows and doors in the
historic structure with double pane glass. This is accomplished by routing out a channel in the
frame to accept the thicker assembly. This practice is not out of the question in terms of a
preservation technique, however staff does not support the work when compared to other
alternatives which can meaningfully improve function and performance. Our concerns include
the substantial amount of material to be removed, particularly for the ¾” depth of the insulated
glass that is proposed, the potential impact on the historic sash and doors in the long term by
adding the new weight of the glass, and the visual impact of the double pane. The applicant is
providing a mock-up that can be viewed at the HPC hearing.
A significant amount of research has been undertaken by the preservation community to stem the
loss of important historic fabric represented by windows. It is important to recognize that, when
looking at the building envelope as a whole, windows are not the largest culprit of heat loss.
Efforts to insulate at the basement and roof level should be undertaken as a higher priority. A
blower door test would be helpful to diagnose the issues to be addressed. While it is important to
reduce excessive air infiltration and heat loss, making the building so airtight that new
moisture/condensation problems arise and there is potential for damage to the wood window
components is a concern. Staff finds conflict with guideline 3.1.
Staff recommends that the applicant work with a skilled carpenter to repair any deterioration of
the window sash, doors and glass such as to:
· Ensure that glazing putty is in good repair.
· Eliminate gaps between the sash and jamb by adding v shaped bronze weather stripping.
· Use a router to create bead on the bottom sash and feed through bulb weather stripping.
· Check to make sure that window locks are working to maintain pressure on the weather
stripping and reduce drafts.
· Consider installing insulated shades or shutters on the inside of the windows to reduce
heat loss.
If, after completing this work, the owner is still concerned with energy efficiency, staff
recommends the installation of storm windows. Traditional exterior wood storm windows can be
seen in use on this house in photos dating back to at least the 70s.
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The Sardy house features a few stained glass windows in the form of oculus windows in gable
ends and sash on the west and south facades. A window on the south façade, adjacent to the
front porch, is stained glass with lead cames. The other examples are glass set directly in a wood
frame, with no cames. The applicant has consulted with a local stained glass artist who has
examined and preliminarily dated some of the windows, though a closer examination of others is
needed. The windows on the front of the house clearly appear to be original. Staff supports
efforts to make appropriate repairs. We do not currently support the proposal to add a glass panel
or storm in front of these windows because of the potential to trap heat and speed the
deterioration of the historic material. Again, we find that the heat loss specifically connected to
these windows could be addressed with repairs and eliminating gaps along the perimeter of the
features before making a significant alteration to them.
There are two other proposals affecting the windows in the historic building for HPC to evaluate.
First, on the west façade, an original window in a bedroom does not meet egress. This is
illustrated on Sheet A3.03 and below.
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The upper and lower sash on this original window are not equal in size. The upper sash is
relatively small so that when the lower sash is lifted there is only about an 18” opening at the sill,
which is of course not enough for egress. Staff can support replacement of the window indicated
with a red arrow. The architect proposes to lower the position of the meeting rail to just what is
needed to address the issue. A cut sheet for the new window will be required to assure that rails
and stiles are similar in size to the existing design.
The application includes two areas of change on the non-historic addition. These are illustrated
on sheets A3.00, A3.02 and A3.03 and below. On the north side of the addition, a door is to be
removed and windows repositioned. This does not create any conflict with design guidelines.
Typically HPC would not want the new fenestration to be so closely related to the historic
structure, but this already occurs throughout the property and it isn’t a high priority to create a
distinction with this current work.
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The other proposed change to non-historic windows occurs on the west and south façade as
illustrated below. Staff recommends discussion of some middle ground between maintaining the
multi-paned window design in place now and removal of all the glass divisions. The large panes
of undivided glass that are proposed are beyond the dimension of any glazing found on the
historic house and appear to be in conflict with guideline
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In summary, staff recommends that repairs be undertaken to address concerns with the historic
windows and doors as described in this memo. Any proposed storm windows must be described
in further detail, reviewed by staff or HPC, and installed only if repair efforts are insufficient.
Staff supports replacement of the bedroom window identified as an egress concern. Staff
supports the window changes on the new addition, with the condition that there be a study of
retaining some muntins to break down the scale of the window.
______________________________________________________________________________
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 that HPC approve the application with conditions.
Exhibits:
Resolution #__, Series of 2017
A. Design Guidelines
B. Application
Exhibit A, Design Guidelines
3.1 Preserve the functional and decorative features of a historic window.
· Features important to the character of a window include its frame, sash,
muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows.
· Repair frames and sashes rather than replacing them.
· Preserve the original glass. If original Victorian era glass is broken, consider using
restoration glass for the repair.
3.3 Match a replacement window to the original in its design.
· If the original is double-hung, then the replacement window must also be double-hung.
If the sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
P14
IV.A.
8
3.6 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
· 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.
· The historic profile on AspenModern properties is typically minimal.
3.8 Use a storm window to enhance energy conservation rather than replace a historic
window.
· Install a storm window on the interior, when feasible. This will allow the character of the
original window to be seen from the public way.
· If a storm window is to be installed on the exterior, match the sash design and material of
the original window. It should fit tightly within the window opening without the need for
sub-frames or panning around the perimeter. A storm window should not include
muntins unless necessary for structure. Any muntin should be placed to match horizontal
or vertical divisions of the historic window.
10.6 Design a new addition to be recognized as a product of its own time.
· An addition shall be distinguishable from the historic building and still be visually
compatible with historic features.
· A change in setbacks of the addition from the historic building, a subtle change in
material, or a modern interpretation of a historic style are all techniques that may be
considered to help define a change from historic construction to new construction.
· Do not reference historic styles that have no basis in Aspen.
· Consider these three aspects of an addition; form, materials, and fenestration. An
addition must relate strongly to the historic resource in at least two of these elements.
Departing from the historic resource in one of these categories allows for creativity and a
contemporary design response.
· Note that on a corner lot, departing from the form of the historic resource may not be
allowed.
· There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be
the right instance for a contrasting addition.
P15
IV.A.
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING MINOR DEVELOPMENT FOR 128 E. MAIN STREET, LOTS P, Q, R
AND S, PORTIONS OF LOTS F, G, H, AND I, AND THE ALLEY OF BLOCK 66, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #__, SERIES OF 2017
PARCEL ID:
WHEREAS, the applicant, BTRSARDY, LLC, represented by Brewster McLeod Architects,
submitted an application requesting Minor Development approval to xxx windows, on the
property located at 128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and I, and
the alley Block 66, City and Townsite of Aspen, Colorado. The property is landmark designated
and located in the Main Street Historic District; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommended approval with conditions;
and,
WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code, has reviewed and
considered the recommendation from Community Development, and has taken and considered
public comment at a duly noticed public hearing on October 11, 2017; and
WHEREAS, the City of Aspen Historic Preservation Commission finds that the proposal meets the
applicable review criteria, with conditions, and approves the request by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC approves Minor Development to xxx windows at 128 E. Main Street with the
following conditions:
1. Submit a plan for review and approval by staff and monitor to repair all of the historic
doors and windows to extend their life and improve function and energy efficiency.
2. Submit a cut sheet for review and approval by staff for the new bedroom egress window
on the west façade.
3. Restudy the proposal to replace the non-historic multipaned windows on the west and
south facades to retain some muntins that break down the scale of the window.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of October,
2017.
Approved as to form: Approved as to content:
_________________________________ ____________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Vice Chair
Attest:
___________________________________
Nicole Henning, Deputy City Clerk
P16
IV.A.
BREWSTER MCLEOD ARCHITECTS, INC.
office@brewstermcleod.com – www.brewstermcleod.com
112 South Mill Street, #B Top Floor – P.O. Box 697 – Aspen, CO 81611 – T 970/544.0130 – F 970/544.9201
126 South Oak Street, Unit A – Telluride, CO 81435 – T 970/728.4300 – F 970/544.9201
M E M O R A N D U M
Date: August 29, 2017
To: Amy Simon, Historic Preservation Officer
City of Aspen
130 S Galena Street
Aspen, CO 81611
Project: 128 E. Main Street
Re: Minor HPC Review
From: Jamie L. Brewster McLeod
Brewster McLeod Architects, Inc.
Attachments:
Exhibit 1: Ownership and Encumbrance Report
Exhibit 2: Authorization Letter for Brewster McLeod Architects, Inc.
Exhibit 3: Pre-Application Summary
Exhibit 4: Land Use Application
Exhibit 5: Fee Agreement
Exhibit 6: HOA Compliance Form
Exhibit 7: Plans and Elevations by Brewster McLeod Architects, Inc.
Exhibit 8: Window Sash Types and Door Construction by Brewster McLeod Architects, Inc.
Exhibit 9: Glass Inspection by Element Architectural Glass
Exhibit 10: Glass Replacement Process by RL Woodworks and Design
Exhibit 11: Queen Anne Period Review by Brewster McLeod Architects, Inc.
Exhibit 12: Reconfiguration at Alley and Connecting Element Existing and Proposed by Brewster
McLeod Architects, Inc.
Exhibit 13: Site Vicinity Map
Ms. Simon—
This is an application for a Minor HPC Review for Sardy House, located at 128 E. Main Street.
We are requesting HPC review for the following:
1. Replacement of the non-historic glass in historic windows and doors with thermal glass
while maintaining the historic frames and sashes
2. Replacement of non-historic glue-chip with custom thermal stained-glass, thermal clear
glass, or exterior storm window while maintaining historic frames and sashes
3. Installation of exterior storm window over historic stained-glass
4. Reconfiguration of historic window that does not meet building code standards for egress
5. Reconfiguration windows and doors in the non-historic connecting element to eliminate
divided-lites and reconfiguration of windows on the alley side of the 1985 addition.
P17
IV.A.
Page 2 of 6
The Sardy House is located at 128 East Main Street (see Exhibit 13: Site Vicinity Map). The
property’s Pitkin County Parcel ID# is 2735-124-38-005. The property is zoned MU (Mixed Use) with an H
(Historic Overlay). The H (Historic Overlay) is in recognition of the fact that (a) this property is within the
Main Street Historic District, and (b) the Sardy House is an individually-designated Historic Landmark.
Designation of the site and structure as an Historic Landmark was accomplished pursuant to Ordinance
4, Series of 1985.
The Sardy House is owned by BTRSARDY LLC, A California Limited Liability Company (hereinafter,
“the applicant”). Proof of the ownership of the property, together with the property’s legal description, is
provided in the attached Ownership and Encumbrance Report (see Exhibit 1). Authorization for Brewster
McLeod Architects, Inc. to submit this application on behalf of the applicant is provided in the letter attached
as Exhibit 2.
You provided us a Pre-Application Conference Summary (see Exhibit 3) which states that the
applicant should address the following provisions of the Land Use Code:
Common Development Review Procedures pursuant to Section 26.304
Minor Development pursuant to Section 26.415.070.C
The applicant’s responses to the applicable provisions of the Municipal Code follow below:
Common Development Review Procedures, Section 26.304
26.304.020 Pre-Application Conference
Conference was completed on June 28, 2017; Pre-application Summary is included in this
application as Exhibit 3.
26.304.030 Application and Fees
Pre-Application Summary (Exhibit 3) outlines application requirements, deposit fee required, and number
of copies required for application submittal:
Completed Land Use Application and signed Fee Agreement—See Exhibits 4 and 5
Pre-Application Conference Summery—See Exhibit 3
Street Address and Legal Description included in the Ownership and Encumbrance Report—See
Exhibit 1
Authorization Letter to act on behalf of the applicant—See Exhibit 2
A site improvement survey—this requirement is waived given scope of project
HOA Compliance Form—See Exhibit 6
Written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development complies with the review standards relevant to the development
application and relevant approvals associated with the property:
o Written Description of Proposal: see “Project Proposal and Demonstration of
Compliance with Review Standards” pages 4-7 of this document
o Exhibit 7: Plans and Elevations, prepared by Brewster McLeod Architects, Inc., indicating
all glass to be replaced and all areas to be reconfigured
o Exhibit 8: Window Sash Types and Door Construction, prepared by Brewster McLeod
Architects, Inc.
o Exhibit 9: Glass Inspection by Element Architectural Glass
o Exhibit 10: Glass Replacement Process by RL Woodworks and Design
o Exhibit 11: Queen Anne Period Review, prepared by Brewster McLeod Architects, Inc.
o Exhibit 12: Reconfiguration at Alley and Connecting Element Existing and Proposed by
Brewster McLeod Architects, Inc.
Written response to all review criteria—See “Project Proposal and Demonstration of
Compliance with Review Standards” pages 4-7 of this document
An 8-1/2” x11” Vicinity Map locating the parcel with in the City of Aspen—See Exhibit 13
Minor Development, Section 26.415.070.C
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IV.A.
Page 3 of 6
Section 26.415.070.C(1)
Review and decision on the issuance of a certificate of appropriateness for minor development
shall begin with a determination by the Community Development Director that the proposed
project constitutes minor development.
Proposed development, described in the introduction, was determined to be “Minor Development”
work during the Pre-Application Conference on June 28, 2017.
Section 26.415.070.C(2)—Application Requirements
All application requirements are addressed in the Pre-Application Summary.
See list above detailing all exhibits provided in this application to demonstrate compliance with
the review criteria.
Scope of work is exempt from Residential Design Standard review as all elements of the historic
residence will be replaced in existing locations with no changes to shape or size.
Project Proposal and Demonstration of Compliance with Review Standards
The Sardy House was built in 1890 and has been occupied as a residence, funeral home,
restaurant, and lodge throughout that time; in 1985, the historic house underwent an extensive renovation
and addition, including the addition of a boarding house building to the south of the now vacated alley.
Through all these uses, the historic window sashes and doors have stood the test of time and in most
cases, are the original historic material.
In an effort to restore this landmark residence to its past glory, the applicant would like approval
from the Historic Preservation Commission for the following:
1. Replacement of the non-historic glass in historic windows and doors with thermal glass
while maintaining the historic frames and sashes
2. Replacement of non-historic glue-chip with custom thermal stained-glass, thermal clear
glass, or exterior storm window while maintaining historic frames and sashes
3. Installation of exterior storm window over historic stained-glass
4. Reconfiguration of historic window that does not meet building code standards for egress
5. Reconfiguration windows and doors in the non-historic connecting element to eliminate
divided-lites and reconfiguration of windows on the alley side of the 1985 addition.
1. Replacement of Non-Historic Glass in Historic Window Sashes
Brewster McLeod Architects, Inc. (BMA) conducted an extensive review of all the windows doors
in the historic residence and have found there are four (4) types of windows and two (2) types of doors in
the historic residence; three (3) of the window types and one (1) of the door types appear to be historic.
The complete report can be found in Exhibit 8: Window Sash Types and Door Construction.
Element Architectural Glass conducted a review of the glass in all the windows and doors
throughout the historic residence, and with the exception of a couple windows that need further review,
found that there is no historic glass on the property. The detailed report can be found in Exhibit 9: Glass
Inspection by Element Architectural Glass.
The existing glass is single-pane throughout the residence and does not provide much in way of
sound insulation or energy conservation. The property’s location on Main Street, directly across from
Paepcke Park and the bus stop, means that there is a lot of vehicle noise which is not buffered by the
single-pane windows. The single-pane glass does not provide insulation from outside elements and does
not meet the current energy code standards of the City of Aspen.
The applicant proposes routing out of the existing sashes from the interior to allow for the
installation of either 1/2" or 3/4" thermal insulated glass. The details of the process are described in
Exhibit 10: Glass Replacement Process by RL Woodworks and Design.
All windows and doors to be routed out for thermal glass are noted in Exhibit 7: Existing Plans
and Elevations. They are denoted by an orange box around the window tag number.
Review Criteria:
P19
IV.A.
Page 4 of 6
City of Aspen Historic Preservation Design Guidelines, Section 3.1- Preserve the
functional and decorative features of the window: Features important to the character of
the window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings,
operations, and groupings of windows
o Compliance:
Frames and sashes will be maintained throughout the residence.
Frames and Sashes will appear unchanged from the exterior of
the residence. All work is to be completed on the interior of the
sashes to maintain the sash detail visible from the exterior
Dark Bronze spacers to be installed for thermal glass to minimize
visual impact from the exterior
Sills and jambs will remain untouched
Moldings will remain untouched from the exterior; interior molding will be
reduced slightly to accommodate the router required for the thermal
glass
Operations and groupings of windows will be unchanged
The Security of Interiors Standards for Rehabilitation and Illustrated Guide for
Rehabilitation of Historic Buildings recommends retrofitting historic windows with high-
performance glazing only if the historic character can be maintained.
o Compliance: The process proposed by RL Woodworks, to router out the interior
part of the sash to accept the energy-efficient glass will maintain the historic
character of the windows
2. Replacement of Non-Historic Glue-Chip Glass
Element Architectural Glass provided an extensive review of the three windows that have glue-
chip glass and makes the following recommendations for rehabilitation of the windows detailed below.
Please refer to Exhibit 7: Existing Plans and Elevations for window locations.
Window CCC
o Location: stairs leading to second level, overlooking pool patio
o Glue chip: Undetermined Age, further investigation of exterior putty and glazing to
determine age and historic value
o Replacement:
If historic, storm window will be added to the exterior. The storm window will
be match the sash design and material of the historic window. It will fit tightly
into the window opening
If non-historic, will be replaced with custom stained-glass thermal window,
design to reflect Queen Anne period
Window EEE
o Location: second level, west bathroom, overlooking pool patio
o Glue chip: Lower panel is non-historic glue chip; window is not original and does not
have historic value
o Replacement: Window to be routed out from the inside to install thermal glass; lower
panel will be replaced with frosted thermal glass for privacy
Window XXX
o Location: third level, front elevation of house
o Glue Chip: Undetermined Age; further investigation of exterior putty and glazing to
determine age and historic value
o Replacement:
If historic, storm window will be added to the exterior. The storm window will
be match the sash design and material of the historic window. It will fit tightly
into the window opening
If non-historic, will be replaced with custom stained-glass thermal window,
design to reflect Queen Anne period
Based on research of the Queen Anne Period, see Exhibit 11: Queen Anne Period Review, it was
typical of houses like the Sardy House to have stained glass windows in prominent facades and as
accents above entry doors and feature windows.
The applicant would like to maintain the historic context of the stained-glass windows and
proposes matching the historic arched stained-glass window located on the main level of the residence
P20
IV.A.
Page 5 of 6
facing Main Street. The windows will be custom stained-glass designed to reflect the Queen Anne Period
while maintaining the energy code requirements of the City of Aspen.
Review Criteria:
City of Aspen Historic Preservation Guidelines Section 3.8-Energy Conservation: If a
storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around perimeter.
o Compliance: Where proposed above, exterior storm windows will match
design and materials of the historic window and will be tightly fit into the
window opening without the need for sub-frames
The Security of Interiors Standards for Rehabilitation and Illustrated Guide for
Rehabilitation of Historic Buildings recommends retrofitting historic windows with high-
performance glazing only if the historic character can be maintained.
o Compliance: Where glass is to be replaced, the process proposed by RL
Woodworks, to router out the interior part of the sash to accept the energy-
efficient glass will maintain the historic character of the windows
3. External Thermopane for Historic Stained and Leaded Glass Window
During the window review, Element Architectural Glass determined that the stained-glass window
located (Window V1) on the front façade of the residence is original to the house and has historic stained
and leaded glass. The applicant would like to restore and protect this window to maintain its historic
significance in perpetuity by installing an external thermopane.
The thermopane will be designed to match the existing sash design and materials and will fit
tightly into the window opening as outlined in Section 3.8 of the City of Aspen Historic Preservation
Design Guidelines.
Because the façade of the Sardy house is setback from the side walk on Main Street, the exterior
viewing distance of this window is 25.1 feet and the window is obscured by a vine and other landscaping
for the majority of the year, the addition of an exterior storm window will not impact the character of the
historic window as viewed from the public way.
The addition of the external thermopane will also offer an increased level of protection from the
outside elements and increased thermal barrier.
Review Criteria:
City of Aspen Historic Preservation Guidelines Section 3.8-Energy Conservation: If a
storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around perimeter.
o Compliance: Where proposed above, external thermopane will match the
design and materials of the historic window and will be tightly fit into the
window opening without the need for sub-frames
4. Reconfiguration of Window to Meet Life Safety Egress Requirements
Window DDD, the required egress window for the upper level, west side bedroom, does not
comply with the minimum net clear opening requirements to meet the Building Code standards for egress.
The applicant would like to re-configure this window to meet the egress requirements while maintaining
the historic nature of the window.
The existing historic windows, when fully open, provides an opening of 18 inches in height by 52
inches in width. The dimensional requirements in Section 1030.2.1 of the 2015 International Building
Code require a minimum net clear opening of 24 inches in height by 20 inches in width for all required
egress openings.
Element Architectural Glass reviewed the window and found that it is not original to the building
and has no historic value, see Exhibit 9: Glass Inspection by Element Architectural Glass.
The applicant proposes re-building the window using the existing sash and frame and routing for
the installation of thermal glass comply with the dimensional requirements of the building code for egress
and energy compliance.
See Window DDD shown on Sheets A2.02 and A3.03 in Exhibit 7: Plans and Elevations
P21
IV.A.
Page 6 of 6
Review Criteria
The Security of Interiors Standards for Rehabilitation and Illustrated Guide for
Rehabilitation of Historic Buildings recommends retrofitting historic windows with high-
performance glazing only if the historic character can be maintained.
o Compliance: Where glass is to be replaced, the process proposed by RL
Woodworks, to router out the interior part of the sash to accept the energy-
efficient glass will maintain the historic character of the windows
International Building Code, Emergency Escape and Rescue, Section 1030.2.1 Minimum
Dimensions: The minimum net clear opening height shall be 24”. The minimum net clear
opening width dimension shall be 20” inches. The net clear opening dimensions shall be
the result of normal operation of the opening.
o Compliance: Reconfigure existing window to comply with IBC requirements
for life safety as noted above
5. Reconfiguration of Non-Historic Windows
The 1985 renovation and addition to the historic residence included a connection element on the
west side between the residential kitchen and the historic structure and an addition to the east side to the
back of the historic structure. As these areas are not historic, the applicant would like to reconfigure the
windows to meet the needs of the current owner and to be more aesthetically pleasing. These areas are
noted by red boxes in Exhibit 7: Plans and Elevations.
(a) The 1985 addition to the east side of the building located along the now vacated alley,
included a door and arched window configuration. The applicant would like to eliminate the
door and reconfigure the window openings to mirror those located on the south side of the
same addition. The window reconfiguration will create more continuity throughout the addition
as the door is no longer required for access.
1. The proposed new window frame profiles would match those on the south side of the
addition with glazing to comply with the 2015 International Energy Code.
2. Please see Page 1 of Exhibit 12: Reconfiguration at Alley and Connecting Element
Existing and Proposed
(b) The applicant would like to revise the layouts of the windows in the connecting element to
remove the divided-lite windows and create a cleaner aesthetic.
1. The existing non-historic windows would be replaced with new windows same
locations; frame profiles will match the windows in the 1985 addition, all glazing to
comply with the 2015 International Energy Code
2. Please see Page 2 of Exhibit 12: Reconfiguration at Alley and Connecting Element
Existing and Proposed
Conclusion
The enclosed materials and narrative provide the complete package for the City of Aspen to
process the request for an Historic Preservation Commission Minor Review. Please let me know if there
is anything additional I may provide for you.
Sincerely,
Jamie L. Brewster McLeod, AIA
President
Brewster McLeod Architects, Inc.
P22
IV.A.
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
128 E. Main, Minor HPC Review
128 East Main Street, Aspen CO 81611
2735-124-38-005
CITY AND TOWNSITE OF ASPEN Block: 66 Lot: P AND Lot: S& S 25' of Lots F-I
BTRSardy LLC
128 E Main Street, Aspen CO 81611
970-379-1907
Brewster McLeod Architects Inc
PO Box 697 Aspen, CO 81612
970-544-0130 970-544-9201 jamie@brewstermcleod.com
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See attached
See attached
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BTRSardy LLC
970-379-1907
sardyhouse@gmail.com
128 East Main Street 128 E Main Street
Aspen, CO 81611
1,300.00 4
Craig Payne for BTRSardy LLC
Authorized Agent
EXHIBIT 5:
Agreement to Pay
P36
IV.A.
#" # ! #
Permit No. _______________
Homeowner Association Compliance Policy
All applications for a building permit within the City of Aspen are required to include a certification of
compliance with applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner. The following certification
shall accompany the application for a permit.
Subject Property: _______________________________________________
_______________________________________________
_______________________________________________
I, the property owner, certify as follows: (pick one)
□ This property is not subject to a homeowners association or other form of private covenant.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit do not require approval by the homeowners association or
covenant beneficiary.
□ This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit have been approved by the homeowners association or
covenant beneficiary.
I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or
effect of private covenants or homeowner association rules or bylaws. I understand that this document
is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
128 E Main Street, Aspen CO 81611
x
3/16/2017
Craig Payne
EXHIBIT 6:
HOA Compliance Policy
P37
IV.A.
EXHIBIT 7:Plans and Elevations
P38
IV.A.
P39
IV.A.
P40
IV.A.
P41
IV.A.
P42
IV.A.
P43
IV.A.
P44
IV.A.
P45
IV.A.
P46
IV.A.
P47
IV.A.
P48
IV.A.
BREWSTER MCLEOD ARCHITECTS, INC.
office@brewstermcleod.com – www.brewstermcleod.com
112 South Mill Street, #B Top Floor – P.O. Box 697 – Aspen, CO 81611 – T 970/544.0130 – F 970/544.9201
126 South Oak Street, Unit A – Telluride, CO 81435 – T 970/728.4300 – F 970/544.9201
MEMORANDUM
Date: August 24, 2017
Project: Sardy House
128 E Main Street
Aspen, CO 81611
Re: Window Sash Types and Door Construction
From: Teraissa A. McGovern
Sardy House: Window Sash Types
We classified four different types of window sashes used in the development of the Sardy House. The
characteristics of each type indicate a specific timeline of building, thus determining each window’s
estimated period of construction.
What is a window sash?
A window sash is the part of the window that holds the glass
and the framework around the glass to keep it in place.
Window sashes are fitted in to the window frame and may or
may not be movable.
They are very important to the overall construction and
durability of the window. While mostly associated with double-
hung windows, sashes can be found on any window which
moves. The Sardy House has a variety of types.
While we do not know the exact year when each type of
window in the Sardy House was built, we can place each type
along a timeline based on the progression of woodworking
technology.
The four (4) types on the next page are each categorized as
Type I, II, III and IV, with Type I being the oldest and Type IV
the newest.
Terms
Joinery: The method by which two or more pieces of wood are connected. Joinery can involve
simple gluing, nailing or screwing of the two pieces of wood but it can be as complicated as using
very intricate joints.
Radius: Smoothness of the sash’s curve, material used, operation of movement.
Stile: Vertical part of sash
Rail: horizontal part of sash
Casing: Decorative molding or framing around a window to cover the space between the frame
and wall
P49
IV.A.
Page 2 of 9
Window Sash Type I
Top of Double Hung Sash
Window Sash
Exterior
The joinery on the rail indicates a rather rough
square cut. The edges are not consistent and
have a more jagged edge. The technology
necessary for precision may have not been
available, thus requiring a hand-done cut.
The curve, or radius, on the inside stile of the
sash also indicates a hand-done cut. The
technology to make a precise radius was not
available.
Exterior finish of all Type I windows is painted
wood.
P50
IV.A.
Page 3 of 8
Window Sash Type II
Top of Double Hung Sash
Exterior
The rail joinery in this photo indicates a more
precise cut. There is more consistency and
straighter lines. While technology for exact cuts
may still not have been available, there is
indication of a more advanced method for
cutting and shaping the wood.
Exterior finish of all Type II windows is painted
wood.
P51
IV.A.
Page 4 of 8
Window Sash Type III
Top of Double Hung Sash
Window Sash
Exterior
This photo suggests an evident jump in building
technology. The joinery on this rail is precise
and straight. There is no indication of a hand-
done cut.
The radius is precise and smoothly rounded.
The specific sort of “groove” was not hand-cut, it
was machine cut because the technology was
available.
Exterior finish is painted wood
P52
IV.A.
Page 5 of 8
Window Sash Type IV
Window Sash
Exterior
This is a classic example of a 1980s window.
The precise cuts and diverse set of grooves
along the inside casing indicates advanced
technology with a variety of available tools for
cutting and shaping wood. There is intricate
detailing with consistent measurements.
Exterior finishes include wood, aluminum clad,
or vinyl clad.
P53
IV.A.
Page 6 of 8
Sardy House: Door Construction
We determined the different types of door construction used in the building of the Sardy House. The
characteristics of each type indicate a specific timeline of building, thus determining each door’s
estimated period of construction.
Generally, doors can be classified into several types, usually based on:
Placing of components
Method of construction
Working operations
Construction material used
Rectangular, paneled doors are the most common
in the Sardy House. Stiles, vertical members and
rails make up the frame. The rails are grooved
along the inner edges of the frame to receive the
panels and they are mostly made up of timber or
plywood. Bearing in mind the Queen Anne style
roots of the Sardy House, most doors also include
an art glass window in the upper half. Considering
all main identifiers of these doors, we classified the
different types in the Sardy House by studying
each individual doors’ mortise and tenon.
What is a Mortise and Tenon?
Joint used by woodworkers to join pieces of wood at a 90° angle.
In its most basic form, the mortise and tenon comes together by the tenon
The tenon (sometimes referred to as a rail), is inserted into a square or rectangular hole cut into
the corresponding stile.
We can also place the door types along a timeline based on the progression of woodworking
technology.
The two (2) types on the next page are each categorized as Type I and Type II, with Type II being
constructed in 1985; the most recent of Sardy House doors.
P54
IV.A.
Page 7 of 9
Door Construction Type I
Mortise and Tenon
The darker spot on the inside stile shows where
the tenon entered the mortise to create the 90°
angle. This indicates a much older and historical
method for joining the rail and stile.
The top photo shows an unpainted finish and the
second is painted.
P55
IV.A.
Page 8 of 9
Door Construction Type I
Exterior
The exteriors of both doors show a paneled style
with a window top-half.
P56
IV.A.
Page 9 of 9
Door Construction Type II
Exterior
This is a door built in 1985. It is a paneled door
with a top half window, complete with various
finishes as opposed to older exclusively wooden
or painted doors.
The panels are finished with a more innovative
material, and the woodworking looks clean and
precise.
Overall, the 1980s marks a significant
progression in technology across multiple
channels. Woodworking specifically began to
diversify. For example, the wooden bread box
was developed in the 1980s—the curvature and
overall advanced functionality of this design
hints at the inevitable development of building
styles as well.
The gold panels are also very indicative of
1980s design trends.
P57
IV.A.
Sardy House
Door: 200/200A Exterior
Glass: Non-Historic
Frame: Type III
Transom: Type III
P58
IV.A.
Sardy House
Door: 200/200A Interior
Glass: Non-Historic
Frame: Type III
Transom: Type III
P59
IV.A.
Sardy House
Door: 205 Interior
Glass: Non-Historic
Frame: Type IV
P60
IV.A.
Sardy House
Door: 205 Exterior
Glass: Non-Historic
Frame: Type IV
P61
IV.A.
Sardy House
Door: 211 Exterior
Glass: Non-Historic
Frame: Type IV
P62
IV.A.
Sardy House
Window: D
Glass: Non-Historic
Frame: Type IV
P63
IV.A.
Sardy House
Window: E
Glass: Non-Historic
Frame: Type IV
P64
IV.A.
Sardy House
Window: N Exterior
Glass: Non-Historic
Frame: Type I
P65
IV.A.
Sardy House
Window: N Interior
Glass: Non-Historic
Frame: Type I
P66
IV.A.
Sardy House
Window: P Exterior
Glass: Non-Historic
Frame: Type I
P67
IV.A.
Sardy House
Window: P Interior
Glass: Non-Historic
Frame: Type I
P68
IV.A.
Sardy House
Window: Q
Glass: Non-Historic
Frame: Type I
P69
IV.A.
Sardy House
Window: R
Glass: Non-Historic
Frame: Type III
P70
IV.A.
Sardy House
Window: S
Glass: Non-Historic
Frame: Type III
P71
IV.A.
Sardy House
Window: T
Glass: Non-Historic
Frame: Type III
P72
IV.A.
Sardy House
Window: U
Glass: Non-Historic
Frame: Type III
P73
IV.A.
Sardy House
Window: V1
Glass: Historic/SG
Frame: Type I
Sardy House
Window: V
Glass: Non-Historic
Frame: Type I
P74
IV.A.
Sardy House
Window: W
Glass: Non-Historic
Frame: Type III
P75
IV.A.
Sardy House
Window: X
Glass: Non-Historic
Frame: Type I
P76
IV.A.
Sardy House
Window: Y
Glass: Non-Historic
Frame: Type I
P77
IV.A.
Sardy House
Window: Z
Glass: Non-Historic
Frame: Type I
P78
IV.A.
Sardy House
Window: AA
Glass: Non-Historic
Frame: Type I
P79
IV.A.
Sardy House
Window: CC
Glass: Non-Historic
Frame: Type IV
P80
IV.A.
Sardy House
Window: DD
Glass: Non-Historic
Frame: Type IV
P81
IV.A.
Sardy House
Window: GGG
Glass: Non-Historic
Frame: Type IV
P82
IV.A.
Sardy House
Window: XXX
Glass: SG/GC
Frame: Type I
P83
IV.A.
Sardy House
Window: YYY
Glass: Non-Historic
Frame: Type I
P84
IV.A.
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EXHIBIT 9:
Glass Inspection Letter
P85
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2525 49th Street : Boulder, CO 80301 : Phone 303.440.1991 : Fax 303.447.2128
rlwoodworksanddesign.com
Page 1 of 1
August 8, 2017
Brewster Mcleod Architects
112 South Mill Street, Unit B, Top Floor
Aspen Colorado 81611
RE: Sardy House Window Restoration
Greetings Jamie,
This is a follow up of our walk through review for the windows XX and YY which can be applied to
existing windows throughout the project.
Replacing the single pane glass panels with new 3/4” or 1/2” thick thermal insulated glass will require
part of the window sash to be removed to accept the new glass.
RL Woodworks and Design will router out part of the sash to accept the insulated panels. 5/8” will be
removed for 3/4” thick glass thermal panels or 3/8” will be removed for 1/2” thick thermal glass panels.
The thickness has yet to be determined. The integrity of the historic windows will not be jeopardized by
removing part of the sash frame for the new glass. Once finish is reapplied the windows will look just as
they were prior to being removed(painted or natural).
My recommendation for the new glass would be to use ¾” thick glass instead of the ½” glass. The
reason behind this is the existing larger window sash’s are bowed and deflected. When we silicone the
new glass into the existing sash the glass will act as a structural straight edge and the intent is to have
the glass help hold the sash frames straight. This will also help if we apply the bronze meeting rail
weather stripping. As is on the larger windows the weather stripping meeting rail will not work due to
the gap caused by the bowing and deflection on some of the larger window units. We can review other
options if the meeting rail is not acceptable.
Providing a mockup of the window sash with new insulated glass would be the best option to present to
HCP.
Looking forward to presenting the mock up to HCP!
Respectfully,
Chul Lee
EXHIBIT 10:
Glass Replacement Process
P87
IV.A.
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EXHIBIT 11:
Queen Anne Period Review
P88
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EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
128 East Main Street,Aspen,CO
i
SCHEDULED PUBLIC HEARING DATE:
October 11th,2017
STATE OF COLORADO )
as.
County of Pitkin )
I,Jamie L.Brewster McLeod (name,please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E)of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
X Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15)days prior to the public hearing
on the 25 day of Sentember, 2017, to and including the date and time of the
public hearing. A photograph of the posted notice(sign)Is attached bgr8to.
Mailing of notice. By the mailing of a notice obtii 0.from Jhe:Community
Development Department, which contains the information described iii;Scction
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen(15)days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin Courcy as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method ofpublic notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested,to affected mineral estate owners by at least thirty (30)days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more
than one lot, and new Planned Developments are subject to this notice
requirement.
Rezoning or test anrendnrent. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended,whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection ' the planning
agency during all business hours for fi en (15) days prior to a public hearing
on such amendments.
,/
Signature
The foregoing"Affidavit of Notice"was acknowledged before me this2-15 day
of ,20I, by_&le, 1.• PiAM IV�PII EO
L
RAISSA A MCGOVERN WITNESS MY HAND AND OFFICIAL SEAL
NOTARY PUBLIC
TATE OF COLORADO
OTARY ID 20064026147 commission expires:
MISSION EXPIRES JAN.06,2016 c
otary Public
ATTACHMENTS AS APPLICABLE:
• COPYOFTHEPUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERSAND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
• APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
PUBLIC NOTICE
Date : Wednesday, Oct. 11 , 2017
Time : 4 : 30 p . m .
Place : 130 S . Galena St. , City
Hall , Council Chambers
Purpose :
HPC will consider an application by
BTRSardy, LLC , 128 E . Main Street,
Aspen , CO , 81611 , affecting this
property. The applicant requests
approval for energy and safety
upgrades to historic and non-historic
windows on this building and
changes to windows in the rear
addition .
For further information contact Aspen
Planning Dept. at 970-429-2758 .
:I
r
PUBLIC NOTICE ` - = �-
Date:- weaneuay_oa. 11,2017
T-Me: 4:30 p.m. --- -
Place 130S Galena SL,Pity
Hall,Council Chars¢ers
Purpose:
BTRsardy,��HPC will consider an application by
28 E.Main Street
Aspen,CO,81611,aff aiin this
progeny.The aPPlicant requests j -
aPProvalfor
energy and safety _
upgrades to historic and non-historic
windows on this building and
changes :t r
s to windows irear
n the 1
adtlition.
For further inf
Manning De a'
970-4.29ation -2,.A2758.SPen i