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Home My WebLink Aboutagenda.hpc.19881108 *64171 V .. V I AGENDA HISTORIC PRESERVATION COMMITTEE November 8, 1988 - Tuesday 2:30 P.M. to 4:30 P.M. FIRST FLOOR COUNCIL CHAMBERS City Hall REGULAR MEETING 2:30 I. Roll Call II. Approval of Minutes - October 25, 1988 III. Committee Member & Staff Comments IV. Public Comment V. NEW BUSINESS A. Minor Development: Awning, Bright & Shiny Things 424 E. Hyman Avenue,30424+.8 B. Pre-Application on Final Amendment: 605 W. Main (formerly known as Wesson Dental Building Stan Mathis VI. COMMUNICATIONS A. Anticipated attendance for the scheduled Dec. 13, 27th mtgs. (attached 1989 tentative HPC meeting schedule pending ordinance revision) B. Sub-Committee Report: Public Relations C. Project Monitoring Reports D. CCLC-Commercial Core Streetscape Guidelines- appoint CCLC liason from HPC Board E. Article from "Historic Preservation": New Clout for Historic Districts 1 F. Informational items: Stopping Demolition (2 items) "Architorture" article from "Traditional Building" magazine 1 h / i HISTORIC PRESERVATION COMMISSION Georgeann Waggaman,Vice Chairman home: 925-2126 1112 Waters Avenue work: 925-7338 Aspen, Colorado 81611-2138 Nick Pasquarella home: 925-6697 805 E. Cooper, #7 Aspen, Colo. 81611 Zoe Murphy Compton home: 925-4256 531 E. Cooper Aspen, Colo. 81611 Charles Cunniffe home: P. O. Box 3534 work: 925-5590 Aspen, Colo. 81612 Bill Poss, Chairman 605 East Ma.in work: 925-4755 ASpen, Colo. 81611 Charles T. Knight home: 925-3555 201 S. Galena St. work: 925-6522 Aspen, Colo. 81611 Joseph Krabacher home: 925-6520 Box 8127 work: 925-6300 Aspen, Colo. 81612 Chris Darakis, Alt. home: 925-4355 Box 9366 work: 925-2391 Aspen, Colo. 81612 Donnelley Erdman, Alt. home: 925-8637 Box 12395 work: 925-8325 Aspen, Colo. 81611 4 HISTORIC PRESERVATION COMMITTEE MINUTES City Council Chambers 1st Floor City Hall October 25, 1988 2:30 p.m. Meeting was called to order by chairman Bill Poss with Zoe Compton, Charles Cunniffe, Charlie Knight, Joe Krabacher and Georgeann Waggaman present. Nick Pasquarella was excused. Commission welcomed new members Chris Darakis and Donnelley Erdman. COMMISSIONER AND STAFF COMMENTS Joe: I read Bill Stirling's article in the newspaper with respect to the alleyway behind Explorer Bookseller which goes to show there are a lot of conflicts of interest that people may not realize are actual conflicts of interest or apparrent conflicts of interest. Joe: I have put a house under contract which is in the Main St. overlay historic district and at some point I might come before this Board with an application. Donnelley: I have been an architect for 25 years and do not practice in Aspen. When I was interviewed by the Council I said to them that I don't precieve personally that there is any lack of professional conduct on the HPC however, the public at large seems to have another opinion. On all Boards and Council there is the possibility of a conflict of interest occurring. The focus is on HPC presently. I told Bill Stirling and was ignored that I didn't want to serve on HPC until this conflict was resolved because I feel some of the effectiveness of the Commission is "qualified" by having public conception or misconception about the conflict of interest. I feel the effectiveness of the HPC and its general ability to conduct professional business has improved over the past years by having architect members. There is no solution but my thoughts would be to have the number of projects an architect can bring forward to the Board limited, perhaps one every twelve months. Chris: With my background in construction business for 20 years I thought I would be of help to the Board and the community and fill the gap that I thought was there between the professionals and the people coming before the Board. Bill: We have all taken the "heat" on the Board and we have tried to maintain the integrity and image of this Board. Zoe: We were under a lot of pressure regarding the Berko building and one of the outcomes was if we are really undecided we are entitled to table the issues and "sleep on them". HPC.MINUTES.OCTOBER 25, 1988 Charlie: I wanted to let Chris and Don know that we are going to have the districts, downtown and Main St. that will incorporate development that will be non-historic but will still be influenced. Donnelley: Many cities do have some sort of review process for design standards on new construction and perhaps the HPC could address this issue and bring it up to Council. Georgeann: We can do that by calling it compatibility. Roxanne: Possibly we could offer our services as a design review committee as well. Bill: It might be appropriate at this time. Charlie: We need to get involved and control a little bit the west end townsite overlay and work with compatibility. Roxanne: Council has scheduled a worsession Dec. 5th with the Boards to discuss the conflict of interest issue. PUBLIC COMMENTS Leslie Holst: I am associated with the group of people to save the Berko bldg. What I hope comes out of this is additional tools for the HPC to function at a higher level with. I think every building in town should go through HPC. Gideon Kaufman has someone who wants to buy the building and save it. I would rather not have City Council overturn your decision but rather have them work with you to come up with some method to save that house and determine guidelines for the next house. Bill: As a group we have been analyzing the decision process and I think out of this will come more powers for the Board and more tools to work with. Leslie: If someone comes in to town with an inappropriate building you have to be able to tell him he can't build it. We will support you in order to get more tools to work with. Donnelley: It is tough for any City to arbitrate design unless standards are set. Bill: Aspen is a town of its own diverse, individualistic goals. 2 HPC.MINUTES.OCTOBER 25, 1988 MONITORING PROJECTS Roxanne: With regard to the Berko house I have received a letter from Mr. Berko. The Berko house was originally called the Lilly Reed house. He objects his name being used and in the future to refer to the house as the Lilly Reed house. Gideon came before Council last night and Council unaminously approved his request to indefinately table the appeal hearing on the Berko house. He stated that there are three people who are interested in buying the Berko and keeping it onsite and developing it. Gideon Kaufman and Joe Wells want to do some work on code amendments themselves and present it to the Planning Office so we can present it to Council instead of waiting for the landuse code revision. Joe: The carriage house at 334 W. Hallam has the siding removed, it is jacked up and they are pouring the basement. Zoe: It looks like it is going to be completely redone. Joe: The carriage house is going to be redone and we gave them 1 approval and the only thing old that is left is the interior framing. Roxanne: The structural members are there. I did have a request from the applicant to modify one window, the kitchen window upper floor, northeast corner of the carriage house. It is an insubstantial modification which we approved. Roxanne: 200 E. Main will go before P&Z for exemption from GMP, as it is landmark designated land. Bill: 222 E. Hallam is obviously a vacant lot right now. 715 W. Smuggler, partial demolition done, foundations are in and they are making some modifications because the foundations were poured incorrectly. Charlie: 516 E. Hyman I checked this week and has been created as planned for the first phase. Georgeann: 300 W. Main is going along exactly as expected and is following everything according to agreement. Roxanne: 120 N. Spring house did successfully make the move. Zoe: I wanted the Commission to know that Julie Wycott called _ me in reference to the paint selection and I went over and looked at the house. 3 HPC.MINUTES.OCTOBER 25, 1988 Charlie: I noticed new front doors on the Mesa Store building. Last year we got a fence around Asia and now we are getting streetscape changes in front of Carl Bergman's two properties on Main St. and the victorian by the Hickory House has New England shuttlers. It seems that a lot of minor things are happening and not being brought to our attention. Perhaps we should direct the Board/Staff to issue a letter to all property owners on Main Street, the commercial core and all the houses rated 3 and up telling them they are either a designated building, in a district and they have to comply with certain restrictions and bring all changes to the HPC. Zoe: What about the little white lights on Main St. Roxanne: The Commercial Core and Lodging Commission regulates and approves lighting. Joe: My feeling is with the amount of lights you almost have a sign. Roxanne: I will be attending the next CCLC meeting and possibly another member of the Board could attend also. Bill: I'll attend the meeting also. Georgeann: I think it is an excellent idea reminding people we are here with a pamphlet or letter. Charlie: It would remind them they are in a specific area. Bill: I will direct Roxanne and Charlie to contact Bill Drueding and find out the building code requirements on the value amount for permits and draft a letter. Roxanne: HPC had voted to change the meeting date and that will come in effect as soon as the ordinance is passed which probably will be January 1st. Roxanne: I attended two outstanding sessions among several all week at the National Preservation Conference: one on stopping demolitions and one on preservations role in managing urban and rural growth. I brought back tapes and books for the Board to review, all are teriffic. I have been appointed to serve on the National Steering Committee for the National Alliance of State wide preservation organizations. At the conference awards are given and the Hotel Jerome received an honor award. 4 HPC.MINUTES.OCTOBER 25, 1988 Bill: It might be a good time to do an information packet handout from the HPC and I would be willing to work on that with Staff. Leslie Holst: I would be willing to volunteer my time as the public. Georgeann: I will volunteer after two weeks. Roxanne: That is an excellent idea and Boulder's pamphlet costs about $1,000 for 1000. MOTION: Bill made the motion to approve the minutes of October 11, 1988. Second by Joe. All approved. Motion carries. Meeting Adjourned 4:00 p.m. Kathy Strickland 0-1,9--*UkÂ« 5 , V A MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Minor Development: Awning replacement, 424 E. Hyman Ave., Hyman Avenue Mall. Bright and Shiny Things. Date: November 8, 1988 LOCATION: 424 E. Hyman Ave., Hyman Avenue Mall. APPLICANT'S REQUEST: The applicant is requesting to replace her six year old worn awning with valance with a new awning, no valance. The awning to be replaced has been recently removed from the building. Its dimensions were 13.2' x 5' with a 13.2' x 9" valance. The proposed replacement awning is the same dimension, less the 9" valance. The previous awning was grey and maroon, the proposed awning is one color, charcoal gray. ZONING: Commercial Core, H, Historic Overlay District. PROJECT SUMMARY: Bright and Shiny Things is located in the middle of the Hyman Avenue Mall. The awning, a very visible element on the mall, presents both the image of the business and the business name. Staff finds the general application in keeping with the guidelines (as noted below) and a positive addition to the otherwise simple storefront. However, the awning as proposed, attached to a fixed frame, encroaches into the City's right-of-way. Upon review of the application, Zoning Officer, Bill Drueding, stated that the applicant is required to have an Encroachment License for this awning. Should the awning be collapsible, no Encroachment License is required. The applicant shall be required to show proof of an approved Encroachment License or make application and receive same prior to a permit being granted. In the past, HPC has required a letter of agreement from the building owner that all awnings to be attached to the building will be consistent in design, material and color. Another business located in the building, Takah Sushi, has an awning very different from this proposal, which the HPC should take into consideration when reviewing this proposal. 1. Standard: The proposed development is compatible in character 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 a Historic Landmark. Response: The Historic Development Guidelines state: (Page 25 - E. Storefronts, 6.) Consider using awnings or canopies to provide color and depth to the facade. On many storefronts and upper story windows awnings are appropriate. These awnings should match the shape and width of the opening it is covering. They should not obscure important details. the awnings should also be aligned with other awnings on a building. Canopies are appropriate only on the ground level and should match the width of the storefront. Awnings or canopies made of aluminum, fiberglass and other rigid materials are not encouraged. Awnings that do not serve as useful sheltering from sun, rain or snow are not encouraged. Staff finds the application appropriate in the following areas: 1. The proposal is for one awning, ground level only 2. The awning material is heavy, treated canvas, of a neutral color, matte finish 3. The awning protects the storefront and customers from the elements 4. The replacement awning will not include a valance, which will make it shorter in width and less dominant to the storefront and the building Staff finds the application inconsistent with the Guidelines in the following areas: 1. The awning exceeds the width of the storefront opening approximately one (1) foot on each side 2. The awning is not aligned with nor similar in design to the other awning on the building (Takah Sushi) 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Awnings are utilized throughout the Commercial Core District to attract attention to the business, provide space for signage and offer protection from sun, snow and rain. However, the character of the neighborhood (Core) encourages consistency in awning design per building. This requires consensus from retailers and cooperation from the building owner. This particular proposal does not reflect that goal. Undoubtedly the applicant's original awning had been in place for many years prior to Takah Sushi's. Staff points out that the main entrance to Takah Sushi, served by the awning, is on the west side of the building making it 2 less primary and visible than the main facade, however, the ground level footprint of this building is not extremely large to disregard the differences in awning design. Both are visible from the mall. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels Response: NO historic structure is involved in the project; the standard does not apply. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The structure on which the awning will be placed is not historic. The storefront is architecturally simple in nature, and is in need of consistent, well designed, quality accouterments such as awnings. Staff finds that the proposed awning does not obscure any significant architectural feature on this building. Staff recommends that the applicant work with the building owner to unify and improve storefront design on the building (signs and awnings), which will present a positive, cohesive image on the mall. RECOMMENDATION: The Planning Office recommends that the HPC grant minor development approval for the application for 424 East Hyman Avenue, subject to the following conditions: Â«Li; That the applicant show proof of an Encroachment License, or receive such license prior to a permit being granted. FofÂ«-~ . -That the awning be slightly redesigned to compliment and incorporate elements of existing Takah Sushi awning for building design consistency 3. That the awning meet the Development Guidelines specific to matching the width of the opening it is covering 4. That the applicant receive the approval from the City's Zoning Enforcement Officer with regard to the sign code, specific to the applicant's request to add the word "Jewelry" to the awning 5. That the applicant submit to the Planning Office prior to a permit being granted a letter of agreement from the building owner, requiring awning conformity. 3 Staff also recommends that the applicant work closely with the building owner and other business owners in the building to bring into consistency all signage and ancillary attachments on the building in an attempt to eliminate clutter and present a unified design on the mall. hpc.memo.424EH 4 ATI:AaiMINT 1 IAND USE APPLICATION FORM 1) Project Name ~l) ('l<5;h4 .A,YE 91'( 1(\ 7 .1/AI ,/1 93 - A L<J A~ Â¥1 ~% 2) Project location -a 9-0 V E . 14 ci MAN N o L A spera 0 10 - ( indicate street address, lot & block number, legal description where appropriate) 1 3) Present- Zonir,3 0 0/71/71 efic/62 ( 4) Ist Size /U //9 5) Applicant' s NaIre , Address & -ihore # ..43 A ,)6/ y~ f- A /9 BJ e / S \19 Free-Â«t-iver Cl . Asporo: 20. 5/CoN 92,5 - c/t g~ C' 6) Representative's Name, Address & Ihone # rO lA 7) Type of Application (please check all that apply): NOV- 2 -- Conditional Use Conceptual SPA _ Conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD 1< Minor Historic Dev. Stream Kirgin Final IUD IIistoric Demolition Mountain View Plane Subdivision Historic Designation Corxicminiumization Text/Map Ammimerrt (NOS Allotment Lot Split/Lot Line - (NQS Examtion Adjustment 8) Description of Existing Uses (number- and type of existing structures; approximate sq. ft.; number of bedroams; any previous approvals granted to the property). f?eta ,-1 Y Lue \ ru stor C hol-1-k Orl OLO /0 irl~c 0 UQ C the i con-1 o i -1 h e stor e. Ads ervt am mi-- , , 5 /3 ' a " 1 3 ' wi--1/1 (1 /3 'e) Va la nc e- <pn rl I s q re Y a n cÂ¢ ryl A 6 00 ,-O / n .<_0 ( O r . U 9) Description of Development Application Rep JOse frent inctinter a Ace <A present 0-03 inirÂ·vE- A be one obhp Â©n Ac - anather ahocie Dj 9/\20 of,1 1-(1 be 1 cohor -fer. U 10) Iiave you attached the following? Response to Attachment 2, Minimum Submission Cbntents Response to Attachment 3, Specific Submission Contents Response to Attachment 4, Review Standards for Your Application r ! . . \Â»9 tÂ»re-Vlf (3\ P --r &1 ce tr~7 -73-0. vr*r-r trn-Wd-f't- --"/7e-rrvp-1 wl -9 78)rf c>( 11 6 *f Â¤>CA F ch-D )(/6- .- 9/-P C Â£537 /-3'kiILy~~~ . -v7~Z*7 '99 2)*r>7 ryyz.i'-le.~7~ I F F's,-41...4 -m 1,/2*3/ PpleÂ·:7 ~ -6 4-nr ~ --r~ to I u-mr-tu =ke -r ymp 6-7-0 I1 --yorn 799 7974 Â«4-0' C ~-riurn - 73+79- --ounoo ~97 -Â«' Pray --rp -77 11.0 d.- "re I 17-3-9 0 Bte no #g-7 -n,-0 ~yn,-70 -6-Erv--O-~*n gu _. C~~~~~~~rt.fc' 4 4 K.c/--6-7 Â»15- 0-Â»g--7-n,-74-7 -L.,5<7 7Â¥9 --aet 9-vern k+4-*fre) Ky~â„¢.4-6-1-17# Chv --p--5 c=> 4=-Kf 4 -nrfp . CeD 4 -34*Y-AV7Li eND,9 00-7 709-z~--0 ,, e,Â©/ -X '. 6 07 --8-0,0~ CLD +9'~D' 6, 9 x ' C> , â‚¬1 / op-- Ve--n,-ro-O )cv-P- 0'-n/-6% --15->/~Cl . Upâ€ž 41~ L 967- AÂ« ,79 76 ~Â»44-9-KIF 4--er -6Â»-Vu -Â»9Â»-f vunf U M.3/- 2 FLÂ«Mir-1-6709'-9 EZE lirigkt and 15hiny -T-hing.: pees/4 store 4/0.4 .howins axist; n j awn ing . 1 j f /1/440 ' *f~â€¢ ShIAÂ¥'r/~/ //Iâ€¢f:t-- A-Â©2 -9,4 ~-"t : a.4,1,/ .0//LL//M/// A1~~~1~If~li --__ --23.'373Â£7,1.29~Pt.2-2- ...2.27 ~23-i.3-=-r~-- ,-am,-13-- -* - 11 1 7 . --V 1 :, - !' I I d L I BA 9 ht and Sh:ty -llinaâ€¢ : proposed â€¢, placent.At awni ng : 1. an. c.olor only LF/is ht(y War A-er) 1Â· 9 " 6 norter 1 1.1. " 1. .aalto on A the woâ€¢d Ikwelry 3.... I ." SC k,-: 4- N,9.. . . f - I Wl... U. 'aâ€¢66* ..d Sh'â€¢4 1/W.V /rewâ€¢(ryÂ° -8.:*40â€¢d 9491&;,t~' 1 - 0 .r. - - I ---- -6 1 4 23 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Pre-Application on Final, Amendment: 605 W. Main, formerly known as the Wesson Dental Building Date: November 8, 1988 LOCATION: 605 W. Main St., Block 25, Lots H and I, Townsite and City of Aspen ZONING: Office Zone, Main Street Historic Overlay District APPLICANT'S REQUEST: The applicants, Mac Cunningham and Stan Mathis, are requesting at this preliminary meeting with the HPC, feedback on their conceptual amendment design on the previously approved Wesson Dental Building. They have an offer on the site at this time, and proposed to refigure the entire interior and exterior facade. At this time the proposal is to maintain the already approved footprint. GMP allocation was granted in 1987 to the project, which they will be requesting an amendment to through the Planning Director. PROJECT SUMMARY: Staff has met briefly with the applicants to discuss the conceptual changes to the proposal. The following items are brought to HPC attention for discussion at this meeting: 1. In Staff's opinion, the previously approved plan is not compatible to the Main Street Historic District. Its massing, roof pitch, fenestration and detailing is not in- keeping with the Development Guidelines or the historically established character of the district. 2. The proposed conceptual changes more adequately address the image of the district, in staff's opinion. The massing, scale, roof pitch, fenestration, eave overhang and detailing reflect the established pattern of architecture synonymous with Main Street. 3. This particular block has great strength in its consistent streetscape setbacks, a rhythm which should be carried through in the siting of this new structure. The HPC should consider strongly recommending bringing the structure into setback conformity with its neighbors. 4. The facade changes include a reoriented entrance off Main Street, onto 5th. This is not in keeping with the Guidelines, and is not recommended, however, the practical considerations of rear-lot parking make the physical coming and going side-oriented. Design-wise HPC should direct the applicant to address the main entrance "appearance" to the main facade of the building, facing Main Street. 5. The proposed materials are horizontal overlap siding, double hung windows, and wood shingle roof or asphalt. Brick is proposed for the base of the structure. 6. The conceptual site design calls for the realignment of the Main Street irrigation ditch. The Planning Office strongly recommends HPC not allow this realignment, as this block of Main Street is one of only three in this district where the historic irrigation ditch is still represented in its original form. GREAT care and sensitivity to the ditch, the trees and original perimeter fence should be incorporated into the overall site development. RECOMMENDATION: As staff has not been afforded ample time to review the pre-application information (which was received Friday afternoon, November 4) HPC may choose to "conceptually" discuss these issues and others with the applicants at this meeting. Suggestions may be made to the applicants to assist them in developing their complete application for Final amendment, which must be made and thoroughly reviewed by staff for a future meeting. hpc.memo.605wm CUNNINGHAM INVESTMENT CO,. INC. SUITE 201 121 SOUTH GALINA STREET ASPEN, COLORADO 81611 (303) 925-8803 November 4, 1988 Roxanne Eflin Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Wesson Building, Main and Fifth Streets, Block 25, Lots H and I, City of Aspen Dear Roxanne: This letter is a result of our meeting concerning amendments to the existing HPC approval for the above-referenced building. The Historic Preservation Committee gave final approval to the Wesson Building design in December of 1986. Subsequently, the GMP award was made early in 1987. It is recognized by all parties that it is desirable to amend the design approval to reflect a building design more in keeping with the character of the existing victorian style structures located on Main Street. Therefore, the following changes are proposed: 1. Amend facade to reflect the historic character of the surrounding Main Street structures. 2. Extend the front of the building forward approximately 5 feet in order to align the Main Street facade with the buildings along Main Street. 3. Change the roof from mansard style roof to a pitched roof, again in conformance with historic building design along Main Street. 4. Provide double hung windows and clapboard siding. 5. Create porches and overhangs more in conformance with the victorian style. 6. Other design elements more in keeping with the historic style of Main Street are incorporated Roxanne Elfin November 4, 1988 Page 2 within the plans and elevations which we are submitting for preliminary review by HPC on their meeting of November 8. We look forward to meeting you and members of HPC at that time. Thank you for your consideration for this project. Sincerely, 91. 14(A. Curffingh a30*54resident Cunningham Invf#YEent Co., Inc. V IMC/pjo 41,\\ r#/f . .1. '' 7,â‚¬.I'Â¥04,647~#B~~4- 1 4 0, '43Â¥a*rf.~.9 va 44.~ #en-w'&.$. y :e 4~44, - 0 -124 - 9 Â¥W-14- 4--;=les- 0~1*4,":6. ';MÂ®,15*rd'#Im, -: 0. .... .Flf,eit.--*,~~ & 13 -- L t.111*,Vi,A-- a"4:k - 2. 7 .1 "Irm=---74 . a~3,5,/4*4-W l 1-F....../......Il- t - fE-OFOEâ‚¬P fALIDE +FAK' ktâ‚¬- HIE, , :93 -I . 12.EL~'loirt'# TO THE WIEGAFF :PENT-<L TUIL,DI Â£22 MAI 14 61-, 80/ 0. t Up+IT- WELLÂ» 1 501 --01, 4 PuLOW Â·Â·. ~ -1--- 1 0 U/- 19= 95 1-- Il ' ' n! In 1 =uVRLFFE t' jl 1 U/! 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The group agreed on the purpose for such a publication(s): To enhance HPC's ability to function in the community. The HPC has discussed a marketing brochure for many years. In light of the current emphasis placed upon HPC's role in the community, and the intrinsic value of historic preservation in Aspen, an educational/information brochure, in conjunction with a personalized mailed letter and brief introductory flyer, will be designed. Funding will be requested from City Council. Boulder, Colorado and Miami Beach, Florida both have produced excellent publications, which will be used as prototypes for Aspen's preservation marketing efforts. Leslie agreed to obtain approximate printing costs, and Georgeann agreed to coordinate the graphics and art work. Bill and Roxanne will be meeting to draft the language, with the goal of presenting a rough copy to the entire HPC for feedback and the Council for funding approval. It was agreed that the publications be of professional, high quality and widely spread throughout the community. The next meeting will be held on November 10, Thursday, at 3:00 at the conference room in the Planning Office. VI, 6 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: CCLC Streetscape Guidelines (attached) for Commercial Core; for preliminary discussion Date: November 8, 1988 INTRODUCTION: Bill Poss and I attended the Commercial Core and Lodging Commission meeting held November 2 to introduce ourselves, meet the Commission and enter into a dialogue on design issues facing the Commercial Core District. PROBLEM DISCUSSION: At the meeting we discovered the CCLC, under the consultancy guidance of Wayne Ethridge, is about the take their Commercial Core Streetscape Guidelines Ordinance to Council for approval. Staff was not aware of this ordinance until this meeting. Bill and I discussed with them the need to coordinate efforts between the HPC on projects such as the guidelines they are proposing. They were pleased to see such interest and are very interested in a cooperative effort. Bill stated the HPC has begun an active public awareness campaign, and will be working with many other boards and committees in the immediate future. Attached is a copy of the draft ordinance of the Streetscape Guidelines for your review and comment. PLEASE take the time to read this ordinance (it is not extremely lengthy) and note your comments for discussion at this meeting. In comparing this ordinance to our adopted Preservation Guidelines, I find no dissimilarities. Our guidelines only briefly address streetscape issues briefly under IV. Commercial Buildings - Renovation and Restoration: A. Streetscape (refer to page 19). The CCLC is attempting through this ordinance to strengthen the requirements for tree replacement and irrigation, and to unify curb-side design efforts, which is needed. Our Guidelines address landscaping issues in more depth under the residential sections. One very recent example of a CCLC approved addition to the streetscape in front of City Hall is the bike rack at the main entrance. In staff's opinion, the design is very inappropriate to the historic district, and not consistent with other bike rack designs in the city. Staff recommends HPC appoint one member of the committee to act as liason with the CCLC, working with them on design issues that effect the two districts. In researching the issue with Planner Tom Baker, he brought to my attention the never-adopted "Streetscape Guidelines: For Sidewalk, Landscape and Intersection Improvements", prepared in September, 1980 by Gage Davis Associates out of Boulder. These r Guidelines deal with identifying problem areas, sidewalks, plant materials, street trees, intersections, safety issues and neckdowns, and incentives. Staff agrees with the consultant that sidewalk treatment and ancillary improvements in the Commercial Core have occurred on a parcel basis with letter concern for a broader context of coordination and compatibility. Although variety and flexibility of materials have been a part of Aspen's past, streetscape guidelines and standards could provide the downtown district with a sense of cohesiveness and community. Consistency is necessary not only in the design but in maintenance as well. A variety of conditions exist downtown, which the HPC may be able to address, in cooperation with the CCLC, by amending our Guidelines to strengthen this area and encourage the CCLC to adopt specific standards which are enforceable. RECOMMENDATION: Staff recommends that one HPC member be appointed or volunteer to serve as a liason to the CCLC, specifically to coordinate Commercial Core Streetscape Guidelines and Standards for Review. 11. .14% l '' : ,1 ORDINANCE NO. (Series of 1988) AN ORDINANCE OF THE CITY OF ASPEN AMENDING THE TITLE OF ARTICLE V, CHAPTER 19 AND SECTION 19-121 (a) and (d), 19-122, 19-123 AND 19-126 AND ARTICLE VI OF THE MUNICIPAL CODE SO AS TO CREATE STREETSCAPE GUIDELINES IN THE COMMERCIAL CORE AREA BOUNDED BY AND INCLUDING MAIN STREET, DURANT AVENUE, ORIGINAL STREET AND ASPEN STREET WHEREAS, the Commercial Core and Lodging Commission has analyzed the landscape materials and techniques utilized in Aspen's commercial core area; and WHEREAS, the Commission has determined that streetscape guidelines are needed to provide direction for the installation of landscape and sidewalk improvements in the public right-of-way in order to increase public safety and to create a more har- monious urban streetscape; and WHEREAS, the held a duly noticed public hearing on , 1988, to consider the adoption of streetscape guidelines attached hereto as Exhibit "A" and certain amendments to Chapter 19 of the Municipal Code proposed by this Ordinance; and WHEREAS, the City Council having considered the recommenda- tions of the Commercial Core and Lodging Commission pertaining to adoption of streetscape guidelines, Council desires to amend the title of Article V, Chapter 19 of the Municipal Code and Sections 19-121, 19-122, 19-123, 19-126 and Article V, Chapter 19 of the Municipal Code. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That Section 19-121, subsection (a) of the Municipal Code of the City of Aspen, Colorado, is hereby amended to read as follows: "Location, arrangement and species of landscape material shall conform to the adopted streetscape guidelines." Section 3 That Section 19-121, subsection (d) of the Municipal Code of the City of Aspen, Colorado, is hereby amended to read as follows: "Landscape material location shall be such as not to obstruct corner sight distances at intersections, provided, however, that street trees with branches a minimum of eight (8) feet above sidewalk grade may be planted up to fifteen (15) feet from the line representing the extension of the curbline on the adjoining street." Section 4 That Section 19-122 of the Municipal Code of the City of Aspen, Colorado, is hereby amended to read as follows: "Landscaping provided or required for all new construction or reconstruction in the public right-of-way or sidewalk adjoining the building site shall conform to the adopted streetscape guidelines." Section 5 That Section 19-123, subsections (a), (b), (c), (d), (e) and (f) of the Municipal Code of the City of Aspen,Colorado , are hereby amended to read as follows: 2 "(a) Grass strips and planting areas adjoining the curb within three (3) feet of the curb are prohibited in the commercial core except by special review of the Commercial Core and Lodging Commission. (b) Planting areas and tree grates provided in the public right-of-way shall be a minimum of four (4) feet in diameter or four (4) feet on any side and shall contain no less than sixteen (16) square feet in area. (c) One new street tree shall be provided for each thirty (30) feet of street frontage and all new trees planted at sidewalk grade shall be provided with tree grates and with trunk protectors. One new street tree shall be a minimum of three and one-half (3 1/2) inches in diameter. (d) Elevated planting areas are prohibited in the commer- cial core except by special review of the Commercial Core and Lodging Commission provided, as a minimum, that a setback of three (3) feet is maintained from the curbline, an eight (8) foot minimum sidewalk width is maintained, and an encroachment license is obtained from the City Council. (e) Gravel, crushed stone, washed rock and similar materials shall not be allowed in the sidewalk or public right-of-way at grade. Such materials shall not be allowed in lieu of living landscape materials unless approved as part of an overall streetscape plan. No artificial landscaping of any type is permissible within the public right-of-way. (f) No paved area shall be placed closer than eighteen (18) inches to the base of any existing tree. Tree grates may be substituted for open, unpaved areas at the discretion of the Engineering Department of the C.ity of Aspen, Colorado." Section 6 That subsection (g) of Section 19-123 be added to the Municipal Code of the City of Aspen, Colorado, to read as follows: 3 "(g) A permanent source of irrigation other than a hose bib on an adjacent building shall be provided for all street trees and landscaping in the public right-of- way." Section 7 That subsection (h) of Section 19-123 be added to the Municipal Code of the City of Aspen, Colorado, to read as follows: "(h) During construction or redevelopment of any sidewalk area in the commercial core, tree grates shall be installed around existing trees." Section 8 That Section 19-126 of the Municipal Code of the City of Aspen, Colorado, be amended to read as follows: "Planting areas provided in accordance with an approved existing landscape plan shall not be paved unless special review approval has been jointly granted by the Director of Parks and the Commercial Core and Lodging Commission. Criteria for approving a special review request to pave planting areas shall include, but not be limited to, the amount and quality of new planting area(s) proposed as replacement for existing planting areas, the effect of the loss (if any) of street trees in existing planting areas and the effect of the paving of landscaped areas on the street- scape and on adjacent properties." Section 9 That Article VI of the Municipal code of the City of Aspen, Colorado, is hereby amended to read as follows: "ARTICLE VI PERMITS FOR INSTALLATION AND OPERATION OF SKI AND BICYCLE STORAGE RACKS ENCROACHING OR LOCATED UPON PUBLIC RIGHTS-OF-WAY Sec. 19-141. Permit for installation and operation of ski and bicycle storage racks encroaching or located upon public 4 right-of-way; qualification; application. The owner of any business conducted within the City for which a business license has been issued may apply to the City Engineering Department for approval of a permit to install, operate and maintain a ski or bicycle storage rack on the outside wall of the building in which his business is located, or in an area as may be reviewed by the City Engineering Department for purposes of temporary storage of bicycles or skis by the general public. The application shall be made upon the form provided by the City Engineering Department, and shall include an affidavit signed by the applicant (and by the owner of the building if the applicant is a lessee) stating the name of the applicant and of the owner of the building, the name and address of the business, and such other additional information as the City Engineering Department may reasonably require from time to time, and stating further that the applicant (and owner, if not the applicant) agrees to save, defend and hold harmless the City from all liabilities or claims due to loss, damage, theft or injury of or to persons or property arising from the use of such rack, and stating further that the applicant agrees to comply with the provisions of this article and with all regulations which may be promulgated from time to time by the City Engineering Department in connection with the installation, operation, maintenance and use of such racks. The application shall be accompanied by the full amount of the fee required for such permit and by an accurate drawing of the proposed rack showing the design and location thereof. Sec. 19-142. General specifications for ski and bicycle storage racks. In addition to whatever regulations the City Engineering Department may from time to time promulgate in connection with such racks, all ski and bicycle storage racks shall: (a) Be of such structural design as shall be approved by the City Eng-ineering Department and the Commercial Core and Lodging Commission (CCLC). (b) Be so designed and constructed as to harmonize as closely as possible with the buildings to which they be attached, or with whatever other approved area they may be located upon. (C) If the wall-mounted type, allow a minimum clearance for purposes of snow removal and ordinary sidewalk traffic 5 . of at least six (6) feet between the nearest curb and the furthest protrusion of the rack. (d) Name, address and phone number of the applicant- operator of the rack, not to exceed three and one-half (3 1/2) inches by five (5) inches. (e) Be maintained in an operable condition at all times. Sec. 19-143. Fee; expiration of permit. The fee for the permit required by this article will be the sum of Five Dollars ($5.00) annually, which fee shall be paid to the director of finance on or before February 1 of each and every year. The permit required by this article shall automatically expire on February 1 of any year for which the permit fee has not been paid for the next year as above required. Sec. 19-144. Termination of permit; removal of racks. The occurrence of any of the following events shall cause the automatic revocation and termination of a permit issued under the provisions of this article, and the ski or bicycle storage rack installed under such permit shall be com- pletely removed by the permit holder within ten (10) days following the termination thereof, to wit: (a) Termination of the permit holder's right to occupy the building space described in the permit application or the permanent removal of the permit holder's business from such space. (b) The failure of the permit holder to remedy any viola- tions of the article or of the regulations promulgated . hereunder within ten (10) days following receipt by the permit holder of written notice from the City Engineer- ing Department that such violations have occurred. (C) The receipt by the permit holder of written notice from the City Engineering Department that the City has provided adequate public ski or bicycle storage in mall areas or other public places. Sec. 19-145. Permit required, violation of article provi- sions or regulation; separate offense for each day viola- tion. The installation or operation of any ski or bicycle storage rack which encroaches or is located upon a public right-of-way (a) without first having procured a permit from the City so to do, or (b) in violation of any of the 6 provisions of this article or of any regulation promulgated hereunder the City Engineering Department or the failure to remove a rack within ten (10) days following the termination of the related permit, shall constitute a violation of this article and shall be deemed a separate violation thereof for each and every day that such violation continues. Any such violation shall be unlawful and shall be subject to criminal prosecution in the municipal court of the City of Aspen." Section 10 That a new Section 19-146 be added to the Municipal Code of the City of Aspen, Colorado, to read as follows: "Sec. 19-146. Mechanical, electrical and plumbing systems for heated sidewalks shall be placed no closer than two (2) feet from the back of the curb. All heated sidewalk installations shall be approved by the Engineering Depart- ment of the City of Aspen. A complete set of as-built drawings of any heated sidewalk system shall be provided to the Engineering Department within fifteen (15) days of completion of the heated sidewalk." Section 11 If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 12 Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinances in effect prior to the effective date of this ordinance, and the same shall be continued and concluded under such prior ordinances. 7 - A Section 13 A publ-ic hearing on the ordinance shall be held on the day of , 1988, in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the day of , 1988. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk FINALLY adopted, passed and approved this day of , 1988. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk 8 - VII 2-0 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Attached article: "New Clout for Historic Districts", Historic Preservation Magazine, November/December, 1988 Date: November 8, 1988 Attached is an EXCELLENT article on Preservation Commissions (Design Review Boards) and Historic Districts, which appears in the new issue of Historic Preservation. Please read through it, put yourself in the "picture", and share at this meeting your ideas for our own "Secrets of Success". In other news... I was interviewed by "Preservation News" over the phone last week; the report of which is scheduled to appear in the December issue under "Cross Section". Topic: The (Berko) Lilly Reid Controversy! I anticipate a positive theme to the article, which I tied in to this year's National Trust slogan: Preservation, The People's Choice. 9 . 7.- t' h:MEZba 9.E--,2/Uk 1/~76Â»Â»r-,NA : _,4 Â£4421)#7*<fr 9324* 9 lt--1'/7 1 - Y,P \ Â· 4 ". 6 NEW 1 :I ./ I 4Â·6Â·â‚¬44Â»" 4' '4~ 4-~'0- ' 2 1 C giÂ·>i.3.1 '' .Bbvt; Ye .....i 31Â»ing Â· 7, .4.-Â· , A t 4 ./ >2 473* 'll ~4 : Â·i C â‚¬ . ' 7 . ..110 92.- . 7.94, /27} 1,91-- P:** i-, .Uk , . ,.... 3 279 -1 - \ ' t . - ti: ' DISTRICTS M. -290 ... 7. ./ 1 - ..7. 1 4â‚¬Â·Â·Â° i , Once widely resented, design review . 6~ p~Â·; ;I 1 boards play a vital role in protecting :1 hundreds of fragile communities. .4 y" A 1-1 . BY HOWARD MANSFIELD , mrna world of big preservation battles, here are M some confrontations you may have missed: 1 ...F- ~ â€¢ In New Orleans famed jazzman Al Hirt pulled 1 the stoop off his house in the French Quarter. Put te ' - ( dill * ' , . ...21- it back, the Vieux Carr@ Commission told him. i, Now the two are in court. â€¢In Nantucket, Mass., the oceanfront dream house 1 1. Z . :1 - planned for Boston plastic surgeon Stephen Sohn never .Ill. 2 got off its $ 2 million piece of ground. The ever-watchful : Historic District Commission rejected plans submitted I .1 0 by Arquitectonica, the flashy Miami architectural firm. 0 1~. 44.#*fÂ»Tesâ€žki~.... f â€¢ In Wichita, Kan., officials reluctantly told a 90-year- Â£ old widow to stop putting aluminum siding on the front of her 1880 Shingle-style house. NOVEMBER/DECEMBER 1988 23 ..4 VÂ¢. i. . , - i 41 --.*:,-Â®Â·Â·~e,;Â·471:1 481 - 1?r.f,>BE' ' 7 1 ' - ..-74, 4 t >26 )6(fatic 11â€ž&:4.,4*4. ,;'~3% 404*2.9 50 4.fa % \ . 07: ':F ;Pv?2~43}3jtji n:2.kil,.:i.f:til:-~jÂ·-Â·4411 721 i:i~ -*03{:%.----=*<.Â¢f-j:%% 0'~ 1 ...i~T,Th1~F4.1# 1*i Â¢ Di:,JA :/-.wea ; 4 1.:t.93444 ,:'= ''#~'Â«Â«0 4.. 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L - .... or..,i.4 L 107/31 /1 2 ?.fe ne*:2 J..4 . L.... 4 k 5 <'439/ *~- : - ~ '~1139 ...LA 9-1:11. , ..' .4* h f .,7 LiA-- 1 */ 0' ,- 4.:1.K'fiuk,IMmvH*91 F Â·Â· :* 41> :4-6Â£Zlm/*8: Â·Â· 9%34#B/7!*fg' 1 â€¢ VIi: Â¥ t. t.. 7 1Â».4, L'. -41 , 4 ; f/-2'> 1, ' '.1 11. ; :,1 79. , Â·77~ /'9 . , /, ..20, a,;fl:'L' 2/ 11 '4111/!i~,#0m mlltff #!i~I i . . *~~ 7- \ :V Â· t Fjbdi .r ':3~ ,~h z,11?F; '~~~~~'~~~i ki ~~-~ 1.0 2- ..7. 1,1. 01 W., 1- 4, T C Y 1 _1 A k ) 2. Don't let the size of the confronta- %Ii,5-~Â¤~lit tions fool you. at threatened Civil War battlefields or ~ downtown landmarks targeted by de- AVER." ervation, the place where most Ameri- ~Â·.2~K~ cans come head to head with r ; history-in a very personal way. '~ \4> ~X.*~~~&=21 .- --4.1, 11 , I When they want to install vinyl or N-~*~#11 j~Â· aluminum siding, add a bedroom or a ~ garage, build on a vacant lot, install a .19/bii. 4%2*I'=*~.1}14 i 1 . ' 1 1 1 1, 1 1 fence or window, or put up a commer- .4.,1 3\ cial sign, it's the local historic district 4/Â·18â€¢/ .m .. I ':.IÂ» i i Fear of infringing 70,1/8 on individual '1~11 . rights kept historic districts Al -1,â„¢,t,/ h '--A-+ 60 E-* 2 CD , - E out of hundreds frgfiftrii- %i-3- imilliliwilimilillillilii// . g IJIQÂ·!NrÂ»dr:*3'Â·Â·4â€¢904Â§20Â©*it 2 1 /1- L -I of towns and 0 - I n i cities for years. - i 2= a 91 - t ,#Â£Â¥6*Â·8: 1114â€¢ji//I,//1. e i commission whose permission they says developer Walter Beinecke, Jr., Urban pioneer Alma Joseph, 3 i must ask. credited with spurring the island's of St. Paul, Minn., can smile ~ In cities and towns across the coun- controlled tourist revival. now. The 35-room try, more than 1,200 historic districts "The only thing that brought us Neoclassical 1895 house she now play vital roles in protecting frag- into modern times with a modicum of and her husband restored on ~ ile residential and commercial areas our character has been the Historic once blighted Summit Avenue f from insensitive change and demo- District Commission regulations," is again one of the city's lition. But the districts didn't come by says Beinecke, who sold his water- jewels. The Historic Hill i i their power easily. front holdings not long ago for more District shields houses in the ' Fear of infringing on individual than $50 million. "They're absolutely area from demolition and rights kept historic districts out of essential for a community like this." insensitive change. hundreds of towns and cities for years. But the principle of community con- Even the neon is protected First to be established was the dis- trol rankled many at the beginning. In on the 1920s Cellophane trict in Charleston, S.C., in 1931. It Sanbornton, N.H., Barbara Prokosch Building in California's Old i was five years before another city, joined the local commission a dozen Pasadena Historic District New Orleans, took the plunge. The years ago feeling "totally negative." (right). The Spanish Colonial- resulting Vieux Cal-r6 Commission is She thought: "How can these people style building now houses : widely credited with saving the be- tell other people what to do with their shops and a restaurant. , loved French Quarter. Over the next property." 30 years only a handful of other cities But Prokosch, now chairman, soon and towns, mindful of the fragility of found herself saying what she knew their historic resources, followed suit. from farming: "We hold all land or Nantucket established its initially property as a trust." small district in 1955. A decade later it Of course, some early reservations not only toughened its regulations but about district review boards were war- extended its sphere to include the en- ranted. Members were often poorly tire 13.6-mile-long island. Nantucket trained; guidelines vaguely written or today is the quintessential preserved overly restrictive; public education whaling community for one reason, virtually nil. The result: Many home- 24 HISTORIC PRESERVATION ~ *- .,240 g , 'Â·4*~ -0 1 -Â· - - ~ ~ J, , 44Â£9 1.h : Li.::.:~9*1*itâ‚¬44.2:i:r '41ty.r;-42~~~E~14~'1*'~~~:~.~2i- ~'~~512:931542-44:455~4.45.119,~3'ic*~r~~.~ I *- *& , ..41 . 9-J# .-1 . 2*40#9& .) . M : %4,122'.~.re 4.-1,5,rz-Â·: b *9 2~25-p, ept4Â¥#P 24â€ž.4 Â»'97.*:'24:...., -Â£~ - X . ~.9 7. f:'.D.'t:<-:â‚¬~1$4~4 74';'7.2~â‚¬9. 47 4>,-*q .0. .,-*k'. -'49 9 ' 60:/t~Y .'~2-~~ 4~~~~~~ IiÂ·2~A=. ~ ~~~'1O~11~*244Â©-~~~ %45+4,%~Â·p-- - . # 92 L 1.19 .47.4 4,9 3..DE - NA \Â· tr .' . F .'.#,L--': .3 ra.rj' . ''. 'uts AÂ»'E"â€¢Â·â€¢- Â»t;>2:.~!i\5+1-4..4,9-Ni.Ir,Abkzi~14.Ifi ... i Â·4 1Â£.4-Poef. 4.1-9,:it:..97 1.-12-6 - 44'4Â· A j#gr--22.qÂ£62t**\ Â·24&&%*21&41 ,%.2 i I :I.+ i:; Mr - - t ..4 L : LU ... >vÂ·~Â·> :0,7...7; Sibt kity*?.440 I 1 / 4 ,4,- 4 ..t., h 441. M. - -6- , :363 3% : Aff?2223:5'ab. ,Â£t - F -Â· f~ - -Mi'~14.Â»23â‚¬~.f. :i-/ Pe"Â»- ..44 31.4 . 6 th . . 1.1 -Â»... r?yÂ·e':Â·:42 Â·>i: '--1 - 1 Â· z Â· v,, 4, ,- Â«Â·,, 4.Â«. Â·:2.5>? : . r.1- .6 a . 5 t-11\ . 644.- ...: .......c.-1, .1 .2: *449Â«4Â»4 1--0 *44 ......'1- . 9 L Â£ Â·. 4â‚¬;A..rf,~:v . i, i.,1 1 Ziâ‚¬"44 : 4/4 0. 06 1 7 k . 4 i.Â·394 4-Â«, 1 :Â·14 2-Â·:4 Â·t~4 .. Â·>.tâ€¢' Â·N' '. t . 1-N + ./ 4 %*1- I 4 Jki,1.'.â‚¬*i~7'i: 6 -t.:.0/44:44*~. "4.0,0.4 44rJ,l, . . . I ./. U = t' 2: r :9 Â·- -4Â·.4., tÂ· Â· Vi: *4Â¢t' i operl'%47.-7-:mor.e.:ty:.ff't*erÂ· Prlfif~r: 5-3, 27-2-Â·Â·r-'4- 3~-a.LI ~ >1,1 -~ -, , ~ U+29-*Mfit'Â¥$85*Ak:*Â»3 + Â·Â· / 1- fiÂ¢-24.%34*9â‚¬ r. 4. -90'&7* - .f , 3 ; -. Dlrol:- .4 >LO .~/7 1 A A A 94Â«-cub<jili 12,1 f/r , 7 , - .4 .# ..... 4.F 0 A 41*/ t.....Ath:KIC & *-*-#N I-/9/LI k.' -. ... *-'...1.3, J 4%1\4*$14'L* ., v/4 - c iâ€¢â€¢ '-0, # 1~ ' A 4 k -1. 6 - g.% 1 ~ A. t~ ~ .3 St.1, 'R~.1 k . Afl ..9 , X I -- - 6, '62.* C . 1 2:5,,1 ' W '1*L,~if."' I a,4 2Â·., 2' pk'5-e-31*~wA <-s~*2.*~*r Ve' Ad#&*SPLF&5444*%~7*ivcyuy,Dbuf~39,3,;,1\ â€¢4,8Â·**Mf*i~.Â·Â·'â€¢ 396.4;â€¢ReÂ»411,1,e.Â·i--- 2-., -2Â«*14664.4-iN*4::fl..#.I.~-4,4-, 6,246,. FJâ€žA.,4:Â·;,4Â·,<274,4 1 4 '. I - I , *. .: .- 1-.. I I. ': '/'. .//:/. -ks: t'- ten '49, 1 , -Â· - 2- 5 *4: , -'f y.. 1% 4 i , & cs. 1,Â· ... 2 i 4 ' 14. - r . 2 â„¢ *. â€¢'' :.V.:-LI --~1 ~~~ 0~~i*40~0,te ...F 1.,09?-~46-~jrf Â· *~~,~â€¢Â·- .â€¢j ; 2'- "' ~Â· . *' -~~ 1.7 4 -, Â«Ah 3 . 041,-27-f:.t,i-,0, 'r*' - - " ' -~ ' . I .... t . I ' *I-*-I. I../. . . I - - . . ; 0 t. 91't , 4 1 R ./.,4 4 , 9 d 2-7 1 Â£7 A- 1, 4 09%3Â¥*ffÂ»*9*40*fiÂ¢*'Ei~f>*{.: 1'34>99 "But," says Allan Torstenson, a Â·,.>%4Â·*43:'*~ ..,;.Aâ‚¬.i.jt:~.~pit~~. planner with St. Paul's Heritage Pres- 1 43%Â·2Â«5-â€¢Â·Â· :3.1~ Â·Â·~4.â‚¬â‚¬* aÂ·r>'â€¢.* -6.<:*.~,~.4 <-9.~:fa< 6.I-1 - --1.' r't, lif:Â».: ervation Commission, "the neighbor- :Â·.:....D .kÂ·zz-4..4 â‚¬:..,4.<AÂ·,39.0 -11,Â«. fVÂ·*A*~:4~ i.,Â·-4.2,j ..1 I,~45-*.,1<t'R>..v,.0. 1, .,. hood was still at risk." Until neighbors '12.â‚¬Â·lit,4277<:24~,wÂ«tg**Â·~4 0 4-:**~,4*2~41*W~5*'?*~{~,~**~f~~:.i>,&;*~Â· 4;.'> 2*WUM'Vinmp.Plif<Q? 3-~r.Â·.~Â·-2. *...Â·:>4%9.24/4faVY#kil:~12â‚¬ Fltâ€¢?#Avwl .,â€ž.VE.rj131,<4~rS;*/ ~>.<,1.-,puk- ,%'WK.'20-4~694922#5909. convinced the councilto approve dis- 1 . trict regulations, "there was no real f h . 1 + control over what happened to the -p.=.c.':==1.*6.*0..=7r ; 1 2A1'*2. C .Â·tr I. it..1.KL= Now, says Torstenson, the possibil- i. bij,fkw.311.Â·0' .:94.7,Â©'. *Y. t,62.1 -Ew. Â·~ 12? ME'~tâ€¢~â€¢Â°04Â·*44'*1â€¢0$44!~ ity of a historic house being insensi- 999= t.. --L -h . r I , :i >,i_ W . tiNrl!1â€¢*4;EEM~~0*1!|!Flt tively altered or demolished is greatly xperience tempered fiÂ»*Ul,c:, :2,9. 1. 44 , some commissions tendency to be overly jiÂ·PhÂ·..46.?iÂ·6â€¢,3 Â£12Â· Â· 1.t' j.:14 .=6 .:. 7 Iii., %: restrictive. In Louis- mly, 1, EÂ»i c 94:i .'Â·i,Â·=t in, 7 Z . , .... -- 5, 1 2-: i Â· Ed/2.4,4 949/94#t :i fÂ·~Â·Nuracike>jt ville, Ky., where the commission oversees 3,000 buildings in five districts, mem- . ~0 .- i / :I/~- M:4- bers learned the hard way not to over- r =:K.â‚¬,â‚¬t-.t. / 01.-40&:,~U;~2~ ~.1 12 ..2 -t- reach their authority. - IC?3,&.i~;1 "Originally, we even had control r .:'fÂ· -5:2:444\.ltÂ»'2:221Â·Â·Â»,_2 ~ . over painting. but that got to be such a . ; -: . SLL 44-3 Â·Â·53<i...:7 1 political thing/' says commission * J.-2--~~6~,,A~~~"~~~~6 aw.3,7 chairman Ed Cooke. "Color is subjec- 6 tive. In one case I got a call at 5 o'clock ~ 6-~il~i*j Â£ ' I.'f...n- 1 91/6427 ". Â·->:2 t; in the morning from a woman who . - . 2 Â·46#.r. . .9 .*1; wanted to paint her front porch some . 17,*-pr.:.~â€ž~EQ/%-#.~.64#=6%~Yi44.14,f.~~-â€ž~,~ fp:4,41* -i.:~=:,t". 4744{r. 4--3.-, color for which she didn't have per- mission. She gave me the devil. We R b 4- AM*.71 7.-77 Â·6"1-'194454 Â·Â«5> T .- -4 / 11-1Â·2'kqr-'639.-tÂ·-'-*Â·Vi~ ./.- 4*-:.':~Â·14â€¢*97 4.-. 1333 43 4.... 4 -0Â· gave that up." .t ' Â· Â·4% . lic Other districts also found paint- - R. = color regulations too hard to enforce. 11 ne /. .. Â»C., 1 Zin'53%1 Â· ch Instead, they focused on improving L P. commissioners' training and educat- Elegant Trapnall Hall in Little owners misunderstood the powers- ing the public, with the help of some Rock, Ark., serves as the and limits-of regulation and saw $2 million annually in federal funds. If s governor's receiving hall. As only Big Brother looming over their commissions once were widely per- , with structures in most historic homes. ceived as capricious, today they earn districts, the 1843 Greek Nowhere was skepticism greater wide respect for evenhandedness and Revival landmark is only than in St. Paul, Minn., where a wary restraint. L protected against changes to city council agreed only in 1980 to cre- Though the exact process for estab- its exterior. ate the Historic Hill Preservation Dis- lishing district regulations varies, it trict. To residents like Alma and Earl typically follows this pattern: A city : Joseph, passage came as a great relief. council approves the district concept, The Josephs were among a hardy along with a detailed set of regulations group of urban pioneers who had and guidelines. These often track the moved into the architecturally striking Secretary of the Interiofs Guidelines for : but crime-ravaged area in the 1960s. Rehabilitation. The local guidelines are i "We fell in love with Summit Ave- administered by a citizens' board, nue because of the beautiful architec- such as an architectural review board ture," recalls Alma Joseph. "Our or historic district commission. Often, friends thought we were absolutely but not always, architects or designers crazy to come into the crime-infested are included. inner city But the houses were very Our commissioners are not neces- affordable." sarily preservationists, and certainlv Together they and their energetic not all architects, and that's good," neighbors pumped new life into the says Albuquerque planner Victoria 26 HISTORIC PRESERVATION . C I DIST 11 1 ~ Y r-/1 '.2 1 k_7 The Nantucket Way Â» S 1 Â· Since 1955 Nantucket's Consequently Nantucket's Â·. :3: , 6:-4,Â·~*0".)~al, V Historic District Commission five volunteer commissioners y ; 4/.I/#p#/:~R~/# **; 4, Â»PIN.I has tried to do for the vener- and their two staffers field a : r... 6-Â¥~97 11'f, 4 able Massachusetts whaling staggering number of applica- ki, c N 1.~ community (below) what 50 = i tions-between 60 and 90 per .4 4 1.1 ]RarTI:f~k jg . ...iii 4 miles of ocean couldn't: pro- ' . week. Until last year, commis- -& 5 . 9, r -'*.1:-4 & A titect it from unwanted change. 7 sioners were meeting two 101+ 1. m '1; *Carrying outthemindate Dnightsa Week'from6to.11,or. i:fi ,9?. ir,~~''FLI. . W ':hash't been easy. Nantucket's - longer just to keep up. in the - 44 4 0#i'~ 3 4. unique character has created .face of all this, developer Wai- 2'A:'.â€ž , some fairly unique problems. , ter Beinecke, Jr., and others r Y - (*ti , 0 X Because the entire 13.6-mile- ~ -say, the commission's accom- long island is a historic district plishments are amazing. .... 7/ ,- / â‚¬' 7 .*f Al'/61 .randa'living community, regu,'9 : MRegulationsadriabsolutely :-3*:;RÂ«. 11 , 7 / -" 4 1 lation& have had to address - "' .7 essential for addriiAunity like~*:twy.$:1~i f~{:.f>-M~#I#k I 1 3 both- arthitectural 'and quality- ,'.:this," says Beinpcke. (right). 1.*3- b % r . r . of-life issues. Residentialand ,-3.2.2'J,I'They'veiallow#d p.s to. : fA.149 ~~I'~Â· Â¢35 14:' 4- or,0-- ~~ >comrperÂ¢ial areas alike have L...survive,with'a diodicum of J been dqu'dez@d byhode build- ViÂ·folir cha~bi*71->44#~ ./U ' f. '71... 1 ing pressures. - . ~di,AIAÂ¢#4.44 2-Â· Â·u -1 - 1 fÂ· ..4-- 9 11 1* <~ -ZIP--te 4 9 p 9 , pk-1 494'5~k~~ ~4 1 i. w#MA~.*,4~.4:k*,c-*-*4.vitix , e â€¢ *.1 - :,2.,7 ... .3.21 '7.41:~~~/.2:i P :--:- 41?.0 t--aÂ«34%92*Imblt. 4 .,16,2 - - 1 . 'Â»2-9 â€¢' - h---- .5 2 =- auummmmwmkmmm,7 4, . . 4 ...r - 1 ,Â» .4,47=1~3 5341.-9. yit f . 1 * - Â·0~ 'fYÂ©.-9. ;f 3~~=::;*=**<.-.-jk Â·-- . - -k .: '7Â·- 31:1- ~~ 2-tâ‚¬,1-1~ 11 -- 1 4 v 4 a .4 : , - ... r f q - --'3*1F ~.# 9 '/ -: :./' . -4.-Ill--~-'~I---:g... :.,5&:211=. AL- 2-64--lugarr53393952.2.-:. 34 1 -- . 1 - ~. ..1. : W,t22:%124'.71:UlfA.*_'a>. 62 2:.=*1 7-.s.:.:1$&44:310/:404#1*~ UNI,1.1,=la. . I. 408*4â€¢'RIE- -illiaâ€¢kâ€¢ 11-9_ Ath-, .2,: 'Th. 7 2 .. r 1 1 +11;AL.,4.'111: -4'41'A ki. b.lt -2'u-Lly:i:14\2 u44,3 -Â·211'. b.in-1:1;#9.pi#fi~**Licaa~Mwzm,Iiez.:12--- -au*wal:=1:.....t,- - ' Â·NI4*'6214,1,4:,rp:'3 F 1 1.,22 .- Â·Â· h OV---2 -LUU .LL 1.1Â·..C 1 9 77-7Â·.2- ' L.,AE, :1~ Ek'~42?f~~~4-~?1~if~ i~ =L-/I- .# - /3 1 - ...L.211.1,LÂ·u Â·'.u; 1 ~04 - *.ri "242&2~Qj,~ Â·3 99**Â«4<4-43.14.. 41 :Al*KeÂ£:44-1Â·f-A~b-*621 w.call...il:1#'t:-rt:#i=aNS*60*335 1. 2% ...r- 41.61-4,- :,:..._iti*~41544961.2140,1.,.<..- .ci.-Liat.li,ul/~~~//-*.~fFfwjEF~.~wi/ex'/:919'95=4. .12,2/.ill m.*:9. r .trlÂ· I.Â· 2.1.-/3.6 }-_..L..i, . NOVEMBER/DECEMBER 1988 27 r 3 1. -'.69.V/rugu,pooD'uuor 42 Of 19 41' 1 1 I - 9 ill .2, 1- C/ A-t Prinz. "It provides breadth to the deci- major work-put an addition on, add sions, and it spreads preservation in dormers on the street side-or do ., the community." In reviewing pro- other minor work that isn't in clear posed changes within the district, the conformance with the guidelines, they board can approve, reject or request must go to the full commission." modifications. Windows are a typical stumbling In Louisville, property owners who block. St. Paul's guidelines call for ~ - restore their houses using similiar ma- vertically oriented double-hung win- terials and techniques don't need dows. "Sometimes people propose commission approval. "Change is the windows that are too horizontal," ex- key word/' says Ann Hassett, execu- plains Torste nson. "We say, 'Well, a tive director of the commission since window here is okay, but redesign it Â»e- its creation in 1973. "Somebody who to make it more vertical.' By the time : they get to the full commission, it's :224<4: i usually the way we want it." In the French Well-written guidelines can head off many disputes by letting the public Quarter, know what to expect. Effective dis- headlines well-illustrated booklets. tricts invariably produce clear and - The key is getting the word out to appeared when the community. . :4 Al HiM pulled the "We are seeing people come to us who know there is a design service . stoop off his available," says Ann Hassett. "They even call us before they buy a prop- - house, erty and ask us about it." - - Louisville is such a restoration hot- i * 1 complaining it bed, Hassett says, that "there are - I. ... 4. .L :l many, many more people asking us, # .6 %0=9#Ef- lured drunks and 'What did this house originally look - . like?' with a clear desire to restore." ' S addicts. Hassett periodically mails out guide- books reminding homeowners to ap- ply to the commission when they are 1 . wants to install standard-size win- planning changes. dows out of a catalog, or block up the Shelbyville, Ky, also makes sure , windows on the front of the house, residents know what's acceptable. must apply for approval. And it's usu- The back cover of its guidebook, 2 ally denied in such cases." closely modeled on Louisville's 1982 Common among the 400 applica- publication, warns: "Attention Prop- tions a year to Louisville's commis- erty Owner: Your property is located sion-and to many other communi- within a locally designated preserva- ties-are cases involving vinyl and tion district.... All exterior changes w aluminum siding (generally permitted must be reviewed by the Shelbyville Â§ in Louisville on the sides and rear of a District Commission. Please read the Â£ house). Albuquerque's pet problem, enclosed information carefully as it af- % " says Prinz, is chain-link fences. fects your property rights. "When I die, they'll write 'chain link' Work needing approval in Shelby- t on my tombstone," she says ville includes: new buildings, addi- Elmer Fisher's 1892 Pioneer In St. Paul, as in many communi- tions and porches; metal awnings; Building symbolizes the ties, the commission staff is autho- chain or wooden fences visible from survival of Seattle's pride, rized to review and approve certain the street; and tree removal. Review is Pioneer Square. A highway projects, including new fences, ga- also needed for painting unpainted would have devastated the i rages and reroofing. "We have fairly masonry; altering a roofline; installing popular shopping area in 1970, ~ specific written guidelines," says Al- new windows visible from the street; but citizens voted instead to lan Torstenson. "If the project is con- and "applying simulated materials on create a preservation district sistent with the guidelines, I approve the public facade." that controls growth. it. It's usually done very quickly. Districts like Nantucket are famous 1 For cases where they want to do for even more extensive guidelines. 28 HISTORIC PRESERVATION ~ Â·4 . . . â€¢' 1 t~~*h.. ,, r .3 1 ; 1 4 1 4 1 #. 1 1 i 0*24 'Wil. 0. It â€¢=IlfÂ·#-1 ' "trn~O'-94: p,A ' n- . - ~ L -41 *194Â¥*tr.111?le/*R,1,0*99.. 6 ,. 2 .,U ...C er \ - . 2â€¢ 4 -ji#ikEIEEIEEEi JEJ4LEEBEEEIEE~ FiEN:-2-LUr---- L- ... .*.4 - 1/ 1 Â·Â· 1 1 ' Â· 1 ti 1- 4Â·t~C Â¥ */ I 2 Â¥ Ar- I 4â‚¬?41 , M##Ma-â‚¬2*ul.,r 144.- ' - T , .Â·a 14*-Â£9~Â·~'~4-b' ** . -JX.~ 1 1 ./ 4,r r\b L ,â€žluft. , Â·Â»V= t.)/4 - .9.. : )*f 1 .,k , t.i 4-3.424 Â·, ~'122 4% ~ 94% 42:93: 2*1,- F Â·. 11 1,5421.-6 'qu- A .21\. i. 96 Â· ... r. P.%.ri@; Â·, Â· Â· ~~1â‚¬fb Â· r - 4 -9 492 - 73 - , ....s~ 6 - ' 5 . '91'5.3~U~i~iÂ·''P 4#intÂ·,:t,m,t:;,R u :jr . 191 i . * , ;inal 01 4*@A.WA wigali-iy -WaÂ¥*RE'R 7 %64. 0 .,4,Â·~ ...- 9-3 -9â€¢*RN.*Â¥*1 N n-Â«f .Â¥ , 0 tyÂ·=~*0.4.f~ir-Fj;ffÂ·-3 ir~ ~*~m-'**Nile*._~4~~ttt~ Â· ~,30> . i. N -/ * ..~ ..43.7 -FÂ©* '*14 , -- i.4*41. 04 4 1 ..,el - '' 444,6,5 ae.â‚¬ irbÂ·:14 - I . k. A. 41 . 6,2.hi, 1 - .-24 1 L I 4.CÂ·,-â€¢Â·.. Â·Â·. ..Â·a -. :-.*:t . .60 4 -2'55Â© , ' 94 , 1 4.. 1,/j~f/ Â·it 1 - .12 .~ 1 ..r 4 V' 44. ' ' . .....- I ./. 1 31 '- + L \ It 'Â·t _ /1 4 - ' A 4, L . An#=R- 1 -Ae-M*; 1 g.,&.1,36 r=ek*/ u--lair - 1 +TW i . .. 12#-1 + 4,4 , .1 . 1 m1 4 9 03- /16 r --1 -JIMA=9.: L.tfert 'Plit :1 '. 'ligi -- -==. . 1,ti ~0 0:10 r -3% r , 'a 1.1: Ill *Â·22 4 ' * ,1111, iii. ..,Â·0'Â·a~- - 1.1 . -'11 IM fâ‚¬ 1 .3 na. t" 1 1â€¢r,Â·-- Â· Â· t }2. ~ - 1- ,. 9.7.- . 1. ~ 7 . C i .4, . "er. |.'141. . - r--7..# - 1 ' â‚¬ 2 --0 6. L.. Â·'-~6 * .; - -'4' Â·YJ.Â·mÂ·*+WN. : .â€¢Â·,vÂ· All r....~zevao,plf-02411 'â€ž3,F ?. 7,D r<94-: - p=m:cai~;:0l;24 . 1 . 1 1 V..6 , -4 ,./ .2 ' 14 1 . .- I. i I / ===1 ./ I ./2/B Â· 1 Â· -4*...:.I-:I .li 1*24 9Â·:10 , 1-Â·9 ~- . -....-'344 99 --~ 7. V , - - * 4 + 12!AE'*2 iliti - ..i--- '~0 . .11F ' -. . Ill!1, 23 - &27:3/MheeÂ·,+ i q 2& 4 , 1 ' â€¢'61 1 4 2 .1.44 .. 1 2. Rt _1 -- - ./b ' ....... 4 , + WAKE,LA' v $12..." 9 8.- 2 r 1 VATe Â· 2 1,- Â·--iu- I ily,db " AN. 12)493 tik/MER&Â£ 1 1 241 Ntr..1.i,1 1,/Dict\litiv 1 w on L 1 .1'. .4,0Â»"... 11 -- .Â·--antlicket receives re- ity is very, very important," says of the public. And, I point Out that all guests for it> guide- Cearnal. propertv owners are treated equally." 9 4, lines from around the Even with explicit, widely dissemi- She also reminds them that controls country and even Ja- nated guidelines, the review process invariably are a boon to area property pan, savs Patricia But- occasionallv rankles. Albuquerque'S values. len the commission's Prinz admits she sometimes encoun Opposition to the process seems to executive kiffistant. The 13(1-page ters recalcitrant propert v owners. be waning, commission members book 01 guidiÂ·li ne*, /?li i/i/irig IL''t/i .\'im- 11 hey say, 1 hih is private Pr(Tertv. agree, a: priblic education Hicreases t li di't m Alind, S pi 4-ities >.il c h details ah The government can't tell nic what to and commissions beconle more en- the pitch of the roof, the type of shin- do with it.' " trenched in city administrations. In- gle. (white led,ir in [110â€¢ht ( ,1,(9) and Prin/. reeducates tiltni. died, ill,111\' c-liniliiihhionS arr no even the hue of trim work. '~The col- "The guidelines were arrived at longer isolated outposts but full- 01-4 01 Nantili-ket .11(MId be .1 retlec- through public healingh, I tell tilt'nl, fledged parts of citv planning and tion of its hpirit, an old weathered and and the city governnwnt has the right 7.olling departments. peaceful town," it advises. Accepted to regulate such things for the benefit As a result, most disagreements are .r choices are listed. 1 "On Nantucket," says Butler, "ev- erything has to blend iii and not make - big personal statements." Hence the Â· commission's rejection of plans sub- 4 mitted for Stephen Sohn's beach . house by Miami's Arquitectonica. Plans called for a n u n u sual f 0/2/9 asymetrical design with a 35-foot- high trellis (five feet beyond the island height limit); clapboards on the diag- 'd' . â€ž-V i onal and a cantilevered second floor. Usitallv architects contact Butler be- fore thev draw up plans. but Arquitectonica didn't. Says Butler, 011 : 120. .: was an intere>ting bitilding, but it 74 45*2.9,42.-44:I-- .2 Â»Â·Â·9 4/ 1 $ 111 - would have been an aberration." Nantucket isn't the onli place insis- , 1, 0 1 1 .It If I 1, t tent on conformity down to the fine 1, 1 1 * d 1 f 1 $ 1 . .. 0.â€¢1, 9 Calif., even the trowel work on Span- - i, I. ' , litâ€¢ ./.â€¢ r,' ish Colonial stuccowork is regulated. i .liki 11'C.:i *rt.$9 1~2" 1 "There's just no question," savs archi- .I N.. 1 42~A F ~21~~7-'' ~ ~ tect Brian Cearnal, chairman of the 4 .,Ii 1 .1 r, ' A. 5 '1 '. ' city's Architectural Board of Review. , t. 1 1. i ' In Santa Barbara you don't use a .lig 5-' 49152 <: ' + : fet: lir . t, rough texture. , , .t .4 , .1 ' h The board mandates other details as f . , 22 well. Windows should be recessed and the plaster "bullnosed back into the windows." If aluminum windows Â· are allowed, the board specities the . finish. Seldom will anything but real mission tile be accepted. "Authentic- ----~ -9 5*Â· ...,9 The restored 1889 trolley barn in Atlanta's Inman Park I .- neighborhood gets as much -- protection from the local i historic district as the popular 6 1 .04 enclave's stunning Victorian ~ houses. Today the restored = -- barn serves as a meeting and reception facility. ,.. 1 30 HISTORIC PRESERVATION ' . - - S i.. 1 ~ ;6.. .... 7 .4 & . ,ff/,ip.34/O#,AZj '11' : .- : - I V Â£ 1 &41494% ; // ., *d 1.h:4<':11.411: ; P,1-: /.. ., . /2 (1 'i iv)v ':*b -tiA 9 9 '*A'&81%2 r 9 1 Â· ./ /41> 1 $,24 I :C B>22/4'' 40 til//KWJ - / -t.9<)08Tda' -1 1/':1 1, , '.l ,-4090"41: 5 *. I c . t ... . 4/1/W' 1 / .C . -7 4 .4,7 - 4 4 2 7.,te . . .. fil t'BILY.,Â·9'a 4Â»11%'d,i<4 ..~ 5 . L I Gji. .-1.w--# iltdi 11 /?g* */1:,ff.i. I. , 21/4*44343 ; 9 t & 79' . .~...##/41./2+ b *(41.i.X:-/U*04:Ly *.1...:jo,>lit i '' 2.-31, /1 1: 49.F .:f**8 1JWS.Â·:~ 2 .1 yaw:14-: f . /1 â€¢ e. 'â‚¬ 43 appke. 12*24,~&271 - /1*.i.*. an *41%1 4 :01(4:1.14 4â€ž03.1â€¢Â£2-21*#0114' tlE 92/9.123- ,Â·:;/64.9 , -f.' *.-2 .--tri. -ANE.. .p'~.4,f|Ii 4- I '0.,45.... ,Â·n r -m~: ma0%4Er>726'3. L . . -r ..,C L.,601*il<:61,41:.4,6,L.*r.4,14(kiL/bir â€¢ 0*i#~ ; 1 , 4*Â»Â«44*4-4 I . jlid:/9~Â£41 - j eGic: *I- --Ut " 1. + :lEi: Irct '9'4/-'/-Â·'1"AP -'I '4. Â·98~â€¢.:*-:11,*70~ - 6..... ---FA}{4~j /~'.Â·' -< N. . .1 5, 9 348&79 f '. I. p~4492*117{ .W. .#. - hâ€¢ ./,9*r:.1 --- 1 -Â·Â· ./â€¢- #. I. 6 ' .â€¢' .1 .Nata 9 4-9 3-4914/4 --222=,4 4 -1 ' + pflapn .'t. ...' Â£611%9-- /443214#r...5-62 Â·c~~12.. 1.4.Â£1.8,442 . ..te*. , Aty=Â¢-A:.trt:mED-/12.1 -'.,Et '1 ...9:41.,2-A =2 _ :. - CO ~ -~=6(6- .I~ 9.:,ty>P~ la Â¢*i>irl#j.1.#*.1.il ji - # 4 I i,4..4.4.31-, e.}. I. - 10:. .m 4.342Â·-Â«48&1-15** E .4 . i..Â», . '04,47:1 Et" I."Fir mak=e=â€¢I--*--*6-*0 ...-'- t'!97.1514â‚¬92*68'71*Â·14,4â‚¬014; Â· ' '~254'*>A at.--2..DE.,- ,/ 1 - e i.'.a, 1:'j, 1 4.-fi .... 91 â€¢ :94" Â· I -9.faff - - - :b- ' K .0,14,Â·. - unea.; 0 .., . 1 .. 6:41=:.. t "40 -1-*Ii'.Lk:.':t/1:-//11301ZF,lir:i idfunk'lib -1-* . f.;49:/_â‚¬orY,~1. ti{-1,~~~~~ / 1 .:1#/9 r GE ' 1 5394. 98 7.'64.*f; 6 '40 . Â·Â· - . K ..1 . "-41 1 WNÂ»- \ . ju .wi.f- '1-4.-,494 '11 - , . ..., ....2 4 If - 16*p,Â· '77.4. .... 61** 61:Atf~f:-AL-3-1,437 Â· C. /. 4.'li'.. : *-Â¢10* -29,29Â· . 115. . e 1 #AY S' .1 A-=,iMP.,22 .1/4.-4 ./.sis- & - ~.2'f~~ll~i$*.. lt=linmmull/a Ellug.,0 . 1 I. ..9 .i + afRUER** ~ . ,=--~ 1 4 9*D~lf.~.44~r,.~~~i~'~..~--.----'.'*f~%5{0~~.ift4~-i -m-~ g~~#f. . - 021.- Â«44-61%Â»*il 4.' ~ F iâ€¢*' B f. Â· '-04Â· Â· ...,r'e~Ah-'5habt:.Â·h<.L, ~, --'~~.â€¢ie- (~~ f~ . , 7 ]~R~819,1 ute 67Â£,i k. 1f#47; 71%472-f4 '24%4~, Â£43'~A' i JJ'Nklf' . . 4#ht'321 (#6*.'. M 496 .4. 1-B , .Â· 124.* , MT 4 5 .4Â·1465 - ' 43 ' 0~1, ) #: i /Â«.2. " . '4Â«. 7 ; ./ : ... 4. PiF Â· tiff;fÂ»*Â·4*144> Â· 419.-9.Â·t~*t,tiv.w-:Kei'*'.1~Â·:~. : 4 I Â¥*,9~399.'.Ah..43.tÂ¥~rF.f.,; 4,4.Â»44420 44W-â€¢p' 6.1 6 ..... , 'r ..4 ... 1 ' 5, '1 5 wip :43:.9,-&â‚¬482-&14:,Â· . . . . e. ... . .. 0 D . .. e tÂ» 59#-4 5 .9...ff'i f' %1: ... ..... '604., W.fi: ' ~Prf. -*7 V. f + I ... I . wo~co,.4*,i=,~p i..' rÂ·* 49Â· ' 0. . .. . .. . I + Â·,4.4 *vi Â«44'2:>j Â·22,Ek'i I..<:': 1,% ' -Ard . 1â€ž . - I . . . . I. I .. -- - 1 I V . . 3 . =3141'h.....U.......L~ settled amicably. Iii St. Paul the appli- More otten it's not what homeown- unit residential condominium. "It had cation denial rate is below live per- en, w.int to take off a how,e but what to be masonry for fire-code reasons. rent, says Torstenson; in Albuquerque they want to put cm that causes prob- So he was going to do a niildlv con- it's about one percent says Prini. Il'Ill S. temporary three or four->,tory brick But when the negotiation process In Old Town Alexandria, Va., building." But thedistrict commission breaks down, dramatic standoffs can homeowners iii the past often tried to wanted a wooden building revilt. ''coloniali/e" their building,Â· Regula- "There waâ€¢; thig verv impreâ‚¬qive In lili I rench Quarter healilineâ‚¬ ap- tion>h now biÂ·ing dralted would dis- Georgian matihion on the (,ther .ide 01 peared when Al Ilirt pul|td the stoop antragi' hllch dihgllist'.4. thiÂ· btreet. 'Copy some 01 thi' featitres off his holise, conlplailling it hired District regulations can also affect on that building,' the commission drunk, and addic 14. 1 hl' Viell : Canci de.ign qualitv- for ,~'pod or bad. 1 're;- ha i J. Commission objected. "Stoops are not ervation constiltant Robert Thoresen, "Two niontlib later what canie back to biÂ· retiovilli," 5.1\'s cl)111I111,41011 ill .1 101-illl' 1 1'(,rthllionth, N.1 1., pbnning w,'14 iÂ»entiallv a niabonÂ·v killilding rector Sti'plien B. I land, citing a clear durctor, Â·ars de>hign review ''llarrows slicathed in clapboards, with Corin regulation in the 109-page guidelines. the range of what's acceptable. thian pilaster3 on the corners and an Nonetheless Hirt's request was thor Builders and honwowners quickly get imitation widow's walk on top, 711 oughly reviewed, first by commission the niessage of what will pass and borrowed from the Georgian building staff, then by the architectural corn- what won't, he says. Rather than risk across the street. On the first floor it niittee and finally by the full commis- having an expensive project tied up, has a parking garage with fake win- sion. This last body allowed Hirt to "the applicants replicate what the dows that look like six-over-six Geor- leave the stoop off if he replaced it at board has already approved, even gian windows, but you can't see in. year's end. though it niay not be appropriate for a "You have a phony colonial build- Hirt wasn't mollified. He is appeal- given building. ing with Georgian features built in ing the stoop decision in civil district lie cites the case of a Portsmouth 1988. That's the kiIid of replication court. Meanwhile the stoop is off. developer who wanted to build a 24- you get witli historic district commis- sions. It's ridiculous, and it got ap- proved," says Thoresen. Secrets of Success Such problems can be minimized, says National Trust attorney Frank For Applicants For Commissions Gilbert, a roving consultant on historic district,4. ''The trick to effective process â€¢ Read the district guidelines. â€¢ Give timely notice of meetings is adequate training for the commis- Consult the commission or its so that property owners and in- sioners, to make certain that the stan- staff before you prepare drawings terested persons can participate. dards and guidelines are effectively or buy building materials and paint. I B ase decisions on clear archi- administered. â€¢ Use photographs of adjacent tectural standards and historical In addition, says Gilbert, the guide- properties to show how your pro- guidelines. lines themselves must be improved. In posed change will affect them. Louisville, for example, Ann Hassett â€¢ Provide technical and legal â€¢ When planning major construe- training for commissioners and wants new regulations covering land- tion or reconstruction, include in- facilitate contact with other dis- scoping, fencing and shutters. And formation about the building's trict commissions. she must continue to deal with simu- condition. lated materials. "The industry will â€¢ Maintain close contact with the â€¢ Be willing to listen to commis- mayor and other local officials. persist," says Hassett. "And that's ev- sioners' suggestions. eryone's problem. â€¢ Keep good records to insure But even the flintiest historic district â€¢ Prepare in advance those commission decisions will be commission can relent. The Wichita points you'll need to explain at a understood in the future. public hearing. It is not usually â€¢ Work to increase community widow finally got permission to use necessary-or even advanta- aluminum siding on the front of her support and awareness by pro- geous-to have an architect viding reference materials to the house. Just don't cover the distinctive present your plans. local library and educational fish-scale shingles on the gables, com- â€¢ Don't assume the board won't materials to schools. missioners gently requested. accept contemporary design. For more information about "After 12 years in preservation, I'm "We're much more interested in historic districts, contact: Bernie niise," says Daniel Kidd, the city's still learning about the word compro- a well-designed building than 're- Callan, chairman, National Alli- production' anything," says Bar- ance of Preservation Commis- preservation officer. -Sometimes, it's bara Prokosch of the sions, Frederick, Md. (301) 663- the name of the game. Sanbornton, N.H., commission. 6149, or Frank Gilbert, National â€¢ Look over previous approvals Trust Senior Field Represen- Howard Mans#eld writes aliout ar- for projects of similar character. tative, (202) 673-4214. chitecture and preservation for the New York Times and other publications. 32 HISTORIC PRESERVATION - Â· ".rÂ·,1 p , 11 - , 1 rli , . 1 it . i k + 3 -448/*1901*4 .4..546*4907*4 2 - -6----- 0-1.Â·Usl-~'*Rk#atkal#~5' _~ iff:4~4,..t,tf y,:#: , - Â¥*-c'>+14**jgbelqly/db~*~0~.Â£ .1. . .6 i~ .....rL. Â· Â· ./ C 44*. 2/ '43Â¥45Â»1.-, 44"4- i..-..%-/ ------.. 10& :9*v -024 , .../ 0~22-~ Â·494*(NIMk@A 1#h * .7421/&*'i -3191â‚¬...413 ......21. r .C:Â£.1 \ Nu ~Â·:42-Â·:r 1 I - . . f . : 'a .... if 4 'f.fri t -r. . Â· -PÂ·:4 .- -m_ -Â»Lnt_ f 7 4 '6 > .5 4...#.90 ... 1 | 8 /- ....4- 1 i A -, Alr V -1 I ./ t - -==27Â» - [10 T - a.-Â«4 9 1 ' '48,; Â£ r E I Historic district regulations in Pasadena, Calif.,permitted 1 conversion of the c. 1893 Stoutenburgh House to office use. Future exterior changes will be subject to design review following the Secretary of the Interior's Standards for Rehabilitation. N,~'1 â€¢.121!Kff)1(-1;â€¢d.HER 19KH -37 1 . STOPPING DEMOLITIONS John I. Trawick National Trust for Historic Preservation Louisville Community Design Center National Preservation Conference 309 Speed Building, 333 Guthrie Green Cincinnati, Ohio Louisville, KY 40202 October 22, 1988 (502) 589-0343 GOAL ACTIVITY RESOURCES/PROFESSIONS Increase local control over Establish local preservation National Trust for Historic Preservation. National Register properties commission. and districts. Develop area/significant pro- Design Assistance Team. American Institute of Architects, perty redevelopment plan and American Society of Landscape strategies. Architects (local chapters and national organizations). Deterniine reuse possibilities Reuse concepts and National Trust, local preservation < for individual properties. comparable case studies. organizations (nationally); local developers, realtors, businesspeople, ~~ preservation entrepreneurs (local). - Determine reuse feasibility Preliminary architectural Architects, contractors, developers -r~ (architectural). plans and cost estimates. with comparable experience. Determine reuse feasibility Prepare feasibility studies Certified Public Accountant (CPA), (economic). and pro forma development developers, rehab investors, analysis. appraisers. Determine financing feasibility. Identify alternative financing Private lenders, public econonic strategies and mechanisms. development agencies, CPA, preser- vation investors and developers. Attract developer interest. Publicize the development Public relations professional, opportunity. local media; development agency/ intermediary [through Request for Proposals (RFP)]. Cityor.. -- -- I -1 MINN ESOTA M.Vor Robert W Heine Councilmembin Kathleen A. Ericks~or more information: Patricia Gustafson John F. Hanscom Housing and Redevelopment Director Gary A. Kindse:h Michael C Medlier (507) 334-2222 Pal M. Rice Thomas 8 Waarvik Adminlitiato, Patrick W Hentges LOCAL COMMUNITY SAVES HISTORIC BUILDING FROM THE RECKING BALL JOHNSTON HALL, LAST REMAINING BUILDING OF THE SEABURY DIVINITY SCHOOL, SAVED FOR RE-USE AS MEDICAL OFFICES In understanding the local efforts to save the Johnston Hall building, the following process was applied and can be used for other situations in dealing with a threatened building. 1. Know the background of the building and its significance to the owner, community, state, and nationally. 2. Be sensitive to the chronological history of events of the threatened building. 3. Build community support to save the building by: â€¢ Local education and awareness of the significance of the building. Broaden the base of support to include a diverse group of citizens to include recognized community leaders. The support group must be perceived as having established credibility in their effort. 0 Organize efforts through an organized group that is accountable. â€¢ Involve people by an investment of their resources whether promotional, financial, or other abilities. The commitment is important. publicize successes by keeping the public informed. Good leadership is essential to get people involved. Networking locally with other groups, boards, commissions, as well as state or nationally to gain support and assistance. public sentiment of the credible and positive efforts. City Hail * 208 N.W. First Avenue * Faribault, Minnesota 55021-9988 * Phone (507) 334.2222 ... '. details. The company also reproduces all types of architectural elements for res- toration and rehabilitation jobs. For example, Edon recently supplied FRP re- placement cornice and moldings for a building that covers an entire block in Philadelphia. Send specs, or request literaturefrom: Edon Corp., 1160 Easton Road, Dept. TB, Horsham, PA 19044 (800) 523-2539. CSI# 06600 - TM I Where's The Party? ~ Besides being the West Coast's bc ~~ architorture -9 the most renowned party organive 5 les, "At any meeting, when there' --Bring Me The Head leading the pack. Of Historical Ornament! Says this saine trienit ' Bru i tional Trust. He and some of his fe preservationists are stodgv. And Ihe King of International -â€¢--"--- , 111 Stylesighed:"Willnoone 41 and his cohorts have hail to work '3,3, When confronted with his F rid me of this med- ..7*- diesome Ornament?" So his ser- -Â·-0-- T. people; that's just the war I am. [Â· dency to make wisecracks at just vants went out and struck down Historical Ornament. and , ,ings." It's a characteristic that enc few. , 4 brought the severed head before ; ' w.1.2 13 - loi Judd also admits tO runnin hi Â· 442&# ,.%- the King, like the head of John The Baptist,ona platter. And the ' Bruce had tocatch a boat, he'd arri King decreed: "Let this head be . . . leap across three feet of open v it, but barely! fixed to a concrete pike in the : t Bruce has an Optimistic COI public square, so the people may and minutia of everyday life. If yc know that Ornament is trulv dead!" ask Bruce to tell the storv of his a they ran out of niotiey with a thirl Upon viewing the lonely and starvation was a Union Oil cr remains of a Corinthiancapital in --fl I t 11"1101;0*3/ could be taken only at sonic verv this hostile setting, it's hard not emIMIN /1 - r=liw 1 . 71?â€žâ€ž#. slick impersonation of a fellow w to imagine that something like { 1-211-4'Kie. 1 Liall<4.411.-1- the above transpired. In the last I , -~ i - Preservation People Ar issue, we defined Architorture as u. -9.51 - 8'L-'19194-Lai'~ "A brutal, mocking, uninformed, 4*0 -1- imrail-*-#/plrl When he was being interviewed or absurd handling of historic ~44>1Â¥l- 12Â·nliwcm/ quest: "Please don't make it soll 11 forms, either in restoration or Farneth, and I equally share respo new construction." Although we =-2 - - - y ., .---- C rlfilt*jâ„¢ in our organization. I once worke LV' . ':--M Ki!1't~2 normally reserve the term foren- for work that the associates and I tire buildings, impaling the head I Asked what gives him the LE,/ of a poor innocent Corinthian would sound saccharine cominc column on a stump of grafittied - I - 9.5 record. "My greatest ple ast-ire coI * t concrete certainly strikes us aS - Â»' 1 We all care about what we're do ... A-2 10-Â· brutal. No decent burial here; p~~94 ./.:4, Â·Â·â€žÂ·k., ter; most ot us also do a lot of voi 11 - f rather, eternal public humilia- . you meet in preservation is a ten lion. Architorture! Put those sentiments toge genial personality iii preservatio Stihinitted 114: Frederick Wales, AIA NewYork, NY 22 I NOVEMBER/DECEMBER 1988 @41- Ak- iL 1, A _A -.- t' ((-T- ~ bullioi_* AUAJ<QUfb 401//32 A- 1.