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Home My WebLink Aboutagenda.hpc.19960131AGENDA ASPEN HISTORIC PRESERVATION COMMISSION January 31, 1996 SPECIAL MEETING SISTER CITIES ROOM - BASEMENT, CITY HALL 12:00 SITE VISIT- 1012 E. HOPKINS AVENUE. Meet at the alley side door of City Hall. 12:45 712 W. Francis, Partial demolition review (continued from January 24, 1996) 1:15 Adjoum HPC PROJECT MONITORING HPC Member Name Proiect Donnelley Erdman The Meadows Collins BlocldAlley 624 E. Hopkins (CD:3-8-95) 220 W. Main- European Flower 930 King Street- Cunningham 330 Gillespie 426 E. Main - Galena Plaza Jake Vickery The Meadows 130 S. Galena- City Hall 520 Walnut- Greenwood 205 W. Main- Chisolm 610 W. Hallam- Iglehart Leslie Holst Holden/Marolt Aspen Historic Trust 303 E. Main- Kuhn 930 King- Cunningham 939 E. Cooper- Langley Entrance to Aspen Roger Moyer 409 E. Hopkins Holden/Marolt 303 E. Main- Kuhn 420 E. Main 107 Juan Martha Madsen 132 W. Main- Asia 435 W. Main-L'Auberge 706 W. Main (CD:4-27-94) 702 W. Main- Stapleton 525 W. Hallam Wyckoff Linda Smisek 229 W. Hallam- Pinnington 316 E. Hopkins- Howling Wolf 939 E. Cooper- Langley 801 E. Hyman- Elmore ~ Sven Alstrom 624 E. Hopkins 4-12-95 Bam and historic house approved final Susan Doddington Melanie Roshko 0 Je#MeMemimer~ 0 MEMORANDUM 0 TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 712 W. Francis Street- Partial Demolition DATE: January 31, 1996 SUMMARY: Please see the January 24th memo for a full discussion of the application. The project review was tabled on January 24th, with a request for restudy of several areas, namely, lowering the ridge/plate height of the dormers, study of pulling the dormers back from the first floor wall, differentiation of-3> material treatments between the original house and new construction, and further information regarding structural improvement plans. Attached are the drawings presented on January 24th, along with revised elevations which address the January 24th comments, a second floor plan, a roof plan, and a letter from the architect regarding the condition of the structure. APPLICANT: Lawrence Orbe, represented by Denis Cyrus. 0 LOCATION: 712 W. Francis, 1/2 of Lot P and all of Lot Q, Block 15, City and Townsite of Aspen. PARTIAL DEMOLITION Section 7-602(C). Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried 24 parcel or the total razing of any structure on an inventoried parcel which does not - contribute to the historic significance of that parcel.) 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant proposes to remove siding which was added to enclose a rear porch. This porch is not original to the structure, but it is staff's opinion that it is a significant addition to the house. 0 The applicant has represented that it is their intention to "remove the existing wall framing and siding, and replace it with simple posts and header beams. Roof rafters and sheathing will be retained, repaired and/or reinforced as required. Asphalt shingles will be replaced. Floor decking will be replaced with cedar or redwood. Floor joists will be repaired or reinforced as required. Cinder block foundation will be replaced by beams and concrete piers at new column locations." Staff finds this plan acceptable, however, if any original porch posts still exist beneath the siding they should be repaired and retained if possible. The applicant has revised the dormers to lower the ridge and plate heights as requested by HPC. The wall plane has not been pulled in any further. Looking at the house to the west, which has had a similar remodel, the dormers do meet the first floor wall, but are do not overpower the original structure. Some mention was made on January 24th regarding the similarity between the windows proposed for the rear section of the west wall and the shed dormer directly above. These have been revised, although staff is unsure whether this change necessarily helps to distinguish the dormer as new construction. The applicant now proposes to use clapboards as the only siding material on all of the new construction. No decorative shingles will be used. Information has been submitted regarding the existing roof structure, which apparently has been severely compromised. Their intent is to retain the historic material while adding new members as necessary. A condition was set under the previous review for partial demolition of the rear shed, that the building be stabilized immediately. The applicant intends to stabilize the roof with interior shoring and underpin the northwest comer, where the structure is collapsing. This work must be undertaken before issuance of a building permit for the renovation of the house. 2. The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The applicant intends to restore a historic element of the building (the rear porch). The dormers will improve the usability of the structure without significantly altering its character. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. 0 Response: No addition is proposed at this time. The roofline changes are compatible with the existing structure with the recommended changes to the ridge heights. COMPLIANCE WITH ORDINANCE #30 Staff evaluation: The minor changes to this structure do not present any Ordinance #30 issues. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific 0 recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: 9 move to approve the partial demolition application for 712 W. Francis Street, as proposed on January 31, 1996, with the following conditions: 1. If found, repair/retain original rear porch posts. 2. Provide staff and monitor with plans for the treatment of existing historic materials prior to building permit application. 3. Stabilize shed as described in attached letter from architect, prior to issuance of a building permit for house renovation. 6 00 1-Of @ 00.1&2..li,Lh S ) isat;- 4 ru sitzi .t ~.1. {1- -&1,46(7 32/=4 '/,77 ,Â«s / 9 AU 0.01 dulÂ© nuu (form~ 3&(04~0,.<291Ii_ 9,>1?61 -;r> kÂ·44- ct.,411*4-cl AASr 61 ch~r~wdu- EL. - y * Â»Â»f 4 3 *0* Dl/tio--71 A / N,--=dli , . FROM : PHONE NO. : Pet MEMORANDUM TO: Amy Amidon, Historic Preservation Officer FROM: Denis Cyrus RE: 712 W. Francis Street DATE: January 29, 1996 ..1 Â· I Response to the proposed conditions of your January 24 memo: 1. Provide further details as to what elements of the rear porch can be retained and what will have to be rebuilt. It is the applicant's intention to remove the existing wall framing and siding, and replace it with simple posts and header beams. Roof rafters and sheathing will be retained, repaired and/or reinforced as required. Asphalt shingles will be replaced. Floor decking will be replaced with cedar or redwood. Floor joists will be repaired or reinforced as required, Cinder block foundation will be replaced by beams and concrete piers at new column locations. 0 2. Lower the ridgeline of the new gables 1 -2: Detail the new gable errd and dormers so as to differentiate them from the existing structure. Ridgeline of the new gables has been lowered 1 '-4Â° by lowering the dormer plate height from 8' to 6'-8" The applicant proposes to use dapboard aiding instead of fishscale shingles on the new gable end and on the dormers. 3. Provide staff and monitor with plans for the treatment of existing historic materials prior to building permit application. Plans will be submitted as they are developed according to HPC and staff recommendations. 4. Provide staff and monitor with plans for the stabilization of the existing shed (at the rear of the property). Applicant plans to stabilize the shed roof with interior shoring and provide underpinning support at the northwest corner of the structure. 0 EROM : P02 PHONE NO. : , Response to questions raised at January 24 HPC meeting: Upper Floor Plan and Roof Plan as requested have been provided, as well as photographic documentation of dormers on adjacent historic renovation. Initial structural inspection has revealed that the original roof rafters, 2"x4" @ 24" o.c.. were reinforced at some later date by 'sistering" 2*6's to them. Subsequently, however, most of the rafters on the east side were cut approximately half way through. Some of the rafters have failed. i.e., broken in two as a result The entire roof is in need of structural reconstruction whether or not changes are incomorated. It is the applicant's intention tc retain historic material where possible, even though its' structural value is negligible. I ./ -4 -EXTEND EW,rÂ· 14\1],Ge . _-i. r=bleW 00AMMU _*YONO i , - To KNL 6.4,Le aw 1 ' ' }4- 1 . - - . /\ 0 --- 4 , -- â€žâ‚¬7 1 - I -~4 X 1 - *1~ 00,4- ~4*p~ -- -- - ---- -7 ' it 2 â€¢iÂ» N eN <Her) POAM ek ! i 1 -'01 ---- - Â·.- :1 . 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I - 4;47. 4.2.-L - - 41 1 1 . *ES,i tl R. V#â€¢t104- . SOUTH Â·15 0,0 4 Ate .. . 1 fi /9 (9 I., Il , -1!... ' 1 1 - 1 lilli , 1 \ 1 1 ?1 ht<TiNG A.LOGG I R.SC: P i .:4) ME" 1 MEW ROOP A I c- G,8Â£,Le IDC)RACKs ..4 1 Uew 'Ll OG e 1 1 - 12.-1 065 r / 0 -=> i 11 wr. NEW <HET) PORAACk / \ MArcw I f:* 1 5 r . *ect 1 , 3 Ill PITCH ~ + P, 0 5 f L__ Â·4 1 .-I \ p LAN Id, 0 2 4 6/ 9,1 . +All , ..4- . L I - 1 r I:: '61 - 30#wlir. ,/0 M o Ar w '0141'JE BES (DENCE . A<PEM COLO kkDOâ€¢ PHAi E I I E-Na V A- re- 2% &4TING 14 5* M 96 , l-1\ im c/ 1 - 1 Â¥ 1 1 - ---- ... -6 J 1 FEÂ»-2,011-T' : 7 --1411 0 H CH - --T 1,\Yl NG hOOM 0 1 . C Fo e..c M -- Â£ 'I- -;-7 I ':.' i Md,M 03 ' He# ReADe,L . _/1_ 0 - 1 ' ' fz*Â©â‚¬FE e.vIE" MU l- 1 i , U- . i G_ 4 0 U H 0 ht{)ADOM t-Jit#th<,9* -- STur,Â¥ r. . Lj--f= 1 Flook . , ir,Â· 1 L no-1 1, . LL h -13 - 12 IL- -- 1 - 1 ---- .Enn $ Tl NG --- - -- --- CHED -1 //44743&11ft' '; t L - - -- 1 SHer) 2Â£Movct i UJ - - i l , NO.' M ..0 A & e RE$(DEHCt -A<,FtH COLOAAOO. 3 --F H A A. e I 9,ENOV&79 â‚¬*\4 r ING 1 HT tfjle, A 914 69 ~ . 81 OCT 99 l ~3\ 211(07 /52 081 96 /43113 Â· , 14\1. i j 96 NÂ¥ r 4 SN1 1 )1*4 9 1 7 A O N.2 V I 4 54 42 *904Â¥01 00 '43.15Â¥ .-2/NOul ; ag 2 41 9 0 0 H râ€¢ ON / f:* 1 .+ - - . * - r. - 3 4-,5 $ f -or'zoo (1.311 b lei $ L 1 0 N 4 1 1 1 3! L , X Â¥ 19.19 . 1 1 1 913 , g 1 1009 4 --- 1 - A 089 /4 - 41 Â¢ 11 Woolow I doc>d , 0.8 @Aan H /dod V LE- ; , 1.1 7-11 7 3rt 1 Jui n'' 7 7 -1, 1 6 "0010341 .Lr -ril.2 -K . $070 i -*â€¢f> 1 3 -7, 4009 i ila- / , h .4 Co 1 m mod . - -ETC -3 -- - -- 9/U o kqrg? - . i ,. 4- -4 .-, 'Sl MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 712 W. Francis Street- Partial Demolition DATE: January 24,1996 SUMMARY: The applicant requests HPC approval to re-open an enclosed rear porch and add new dormers. This house, the Edward Stimson house, was built around 1887-1890 and has few alterations. It is listed on the historic inventory. HPC reviewed this site in November 1995 when the owner requested approval to demolish the historic shed at the rear of the site (memo and minutes attached.) The owner was given the direction to stabilize and halt deterioration of this structure. Demolition approval was not granted because no development has been formally proposed to HPC which would necessitate removal of the shed. APPLICANT: Lawrence Orbe, represented by Denis Cyrus. LOCATION: 712 W. Francis, 1/2 of Lot P and all of Lot Q, Block 15, City and Townsite of Aspen. PARTIAL DEMOLITION Section 7-602(C). Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (For the purposes of this section, ':partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel.) 1. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The applicant proposes to remove siding which was added to enclose a rear porch. This porch is not original to the structure, but it is staff's opinion that it is a significant addition to the house. In the previous review, the architect represented that a great deal of reconstruction would be necessary to stabilize the porch. More information to this regard should be presented at the meeting. The original form and appearance of the porch should be preserved to the extent possible. If new porch posts are required, they should be extremely 0 simple in form and detail, as should any trim elements. Once the porch is open, new french doors and a double hung window are to be added to the rear building wall. The house has a unique roof form in that the front portion terminates in a gable end and the rear portion of the roof is a hipped roof. The applicant proposes to extend the rear portion of the roof and create a gable form there as well, in order to expand the second floor living space. In addition, four dormers (three gable dormers and one shed dormer) are also proposed. Staff finds that it is appropriate to make these changes as they allow the owner's needs to be accomodated within the existing structure, with no further additions proposed at this time. It is staff's recommendation however, that if possible, the ridge of the new gables be lowered 1-2' in order to preserved the visual integrity of the original roof form from the street. Also, detailing of the dormers and new gable end should clearly differentiate them from the original structure, for instance, some detail other than fishscale shingles should be used. The applicant proposes to replace horizontal windows on the east and west elevations with double hung windows, which staff finds acceptable. No representation has been made at this time regarding any materials proposed for replacement (i.e. clapboards, trim, or existing windows), however, staff requests 0 that the applicant and architect stay in close contact with the monitor and staff person, both of whom can give advice as to appropriate repair methods. It is HPC's goal to repair rather than replace historic building materials in order to preserve the historic character of the building. 2. The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The applicant intends to restore a historic element of the building (the rear porch). The dormers will improve the usability of the structure without significantly altering its character. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: No addition is proposed at this time. The roofline changes are compatible with the existing structure with the recommended changes to the ridge heights. 0 .. COMPLIANCE WITH ORDINANCE #30 Staff evaluation: The minor changes to this structure do not present any Ordinance #30 issues. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: 9 move to approve the partial demolition application for 716 W. Francis Street, as proposed on January 24,1996, with the following conditions: 1. Provide further detail as to what elements of the rear porch can be retained and what will have to be rebuilt. 2. Lower the ridgeline of the new gables 1 -2'. Detail the new gable end and dormers so as to differentiate them from the existing structure. These changes may be reviewed by staff and monitor. 3. Provide staff and monitor with plans for the treatment of existing historic materials prior to building permit application. 4. Provide staff and monitor with plans for the stabilization of the existing shed (at the rear of the property.) HPC's requirement from the previous review on November 8, 1995, is that the shed be stabilized so that it does not continue to deteriorate. This action should be taken before application for building permits on the house. 7% \\ e -Il-- / 17 -I V L . . ' 1- ./ *--1,/ . . -b-+1= f-4 1 t - 1 1, I 01 T i Lf I i 0 !.1 i lilli 11 i fR 1- i 0 1 Ift -t 1 -1 -==01; 'Irt; . .. . -- 4 -:1 -- - ..4 ...7.-- '7- r EA,1 CLEWPTIOH HO N r H t Ltv_ / Un-Â·-11- A 3 1 I. .' .. a__ 11 - 431 Â· h.' I ' 27-*P ~~ Lf~ 13~ 12Â·' *4 1 kt-il _ ,-*1. L. Fl t. i, 1-1 I rhi 1 | | f- !.r- i : i 11 Ill -F==-rfF---- I1 3 ' 3 111 i'-11 ; 11 11 4 1 1-1 . ill .. 21 11 11. ;,1 1 1 '4- 1 ' 6--- - . . '- -- -----* 1 11 - -. , i , I -. . .1- r 0 1141- Etr Plt.VATIOM SCOTT ELCV 1 - F \9,(t il â‚¬,-1~ 9 7 11 1 - 1 1 1-1 \09(9 f C 17 1 t-- 9 -7 1116 . 1 .. C - HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 712.WF Photo Information: ASP-H-20 Township 10 South Range 85 West Section 12 USGS Quad Name Asnen Year 1960 X 7.5' 15' Building or Structure Name: Edward Stimson House ? Full Street Address: 712 West Francis Legal Description: * City and Townsite of Asven City Asven County Â· Pitkin Historic District or Neighborhood Name: West End Owner: Private/State/Federal Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: 1-1/2 Storv Victorian Cottage Dimensions: L: X W: = Square Feet: Number of Stories: 1-1/2 storv Building Plan (Footprint, Shape): * Landscaping or Special Setting Features: None Associated Buildings, Features or Objects - Describe Material and Function (map number / name): Shed at rear, deteriorated For the following categories include materials, techniques and styles in the description as appropriate: Roof: Simole qable over most with secondarv gable Droiected at front (south) end Walls: Clanboard with wood shingles at qable ends Foundation / Basement: N/A Chimney(s): N/A Windows: Two-over-two double hung at front; paired one-over-one double hung at entry; one-over-one double hung tvvical elsewhere Doors: Two at front: 1 with double-arched light over wood Danel; 1 with transom over 1/2 light over wood nanel Porches: Covers .1 / 2 front facade shed roof, supported bv turned posts with scroll bracket and wood balustrade at side General Architectural Description: 1-1/2 storv Victorian Cottage. This residential structure is a good reprjesentation of a typical Aspen Victorian Miner's Cottage with steep pitched gable roofs; long and narrow double hung windows; horizontal clanboard siding; fishscale shingles in the qable; double front entrv (one for main everyday use. the other for entry to parlor room. use for special social occasions only); and qingerbread brackets and turned posts on porch. . ( Page 2 of 2 State Site Number Local Site Number 712.WF FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Unknown original use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1887-90 Actual _ Estimate X Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor X Moderate Major Moved Date Describe Modifications and Date: Additions and Date: NATIONAL/STATE REGISTER ELIGpILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D__ E ill- -i-- I--- Map KeV Local Rating and Landmark Designation 1-1 - Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or Ll - architectural integrity. 0 __ supporting: Original integrity lost due to alterations, however, is " retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: The significance Â·of this residential structure is not of those who owned it or lived in i.t. nor of its architecture, although this structure is representative of Aspen's Mining Era. This structure is of historical importance by illustrating the family/home environment and lifestvle of the average citizen in Asven which was then dominated bv the silver mining industry. Other Recording Information Specific References to the Structure/Building: Pitkin County: Court- house Records; Sanborn and Sons InsurancerMans j Archaeological Potential: N (Y or N) Justify: - . Recorded By: Date: January 1991 Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin, Historic Preservation Officer/Planner .. I . 1 ..1, r E ./ . b TOOL CHTO , 1 . 15 FÂ·23<ik YÂ£.0-0 ~ GÂ·ki,Ne O 1 -& A.-C I ' 1 1 1 l . Â¢/ I. .. 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