The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.19991027AGENDA ASPEN HISTORIC PRESERVATION COMMISSION 0 October 27, 1999 REGULAR MEETING, 5:00 p.m. SISTER CITIES MEETING ROOM NOON - 1:00 - SITE VISITS A. 330 Lake Avenue B. 710 N. Third C. Overview of storm windows 5:00 I. Roll call and approval of minutes. II. Public Comments III. Commission member comments and project monitoring IV. Disclosure of conflict of interest (actual and apparent) V. OLD BUSINESS 0 5:10 A. 135 W. Hopkins Ave. - Landmark Designation, Conceptual Development, Partial Demolition, Temporary Relocation, Variances, Residential Design Review - Public Hearing continued to November 10, 1999. 5:20 B. 735 ~ Bleeker - Extension of Conceptual VI. NEW BUSINESS 5:25 A. 114 Neale Avenue - Minor Development 5:35 B. Contractor licensing program - recommendation to City Council VII. WORKSESSIONS 5:55 A. 41Â¤ W. Hajlam Street 1 )3 rot, V'â€¢'~, d. +1 4 k--- JU,tâ€¢ ~90 - ~Â»-1 th 6:30 VIII. ADJOURN Z~~_cdo__jO t,4-'411Â·L-â€¢e/ 0 PROJECT MONITORING ger Moyer 406 E. Hopkins - ISIS 920 E. Hyman - Veronika, Inc. 930 King Street- NPJ 706 W. Main- Goldrich Susan Dodington 234 W. Francis - Mullins 421 W. Hallam Street 240 Lake Avenue- Gr6enberg 930 King - No Problem Joe's \ Suzannah Reid 406 E. Hopkins- ISIS 117 N. 6th St. - Coulter 414 N. First- POLE 240 Lake Ave. Jeffrey Halferty 234 W. Francis- Mullin 414 N. First- POLE 920 W. Hallam- Guthrie 0 101-105 E. Hallam (not active) 315 E. Hyman - Su CASA Heidi Friedland 420 W. Francis Street- Halperin 232 E. Hallam St.- Pace 117 N. 6th St. - Coulter Lisa Markalunas 520 Walnut Street - Greenwood 939 E. Cooper- Langley 240 Lake Avenue- Greenberg Christie Kienast 520 Walnut Street - Greenwood 735 W. Bleeker- Bone 920 W. Hallam Maureen Poschman 920 E. Hyman - Veronika Inc. 214 E. Bleeker Brumder 430 Elua 5 /LOG/1/L- - o\50 W.2 - Al- *t nit +----) 1 1 4 ute-L. 6/kc_ CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26,2000 23 W. Francis, Lot B (Vickery), expires May 12, 2000 214 E. Bleeker Street, new out building expires August 12, 1999 920 W. Hallam Street, expires February 12, 2000 735 W. Bleeker old house expires Oct. 14, 1999 ASPEN HISTORIC PRESERVATION COMMISSION RESOLUTIONS 1999 1. 117 n. 6â„¢ St. - Coulter 2. 920 E. Hyman Ave. Lot N Block 32 3. 435 W. Main St. Lot A-I Block 38 4. 930 King St. 5. 920 E. Hyman 6. 735 W. Bleeker 7. 234 W. Francis 8. 205 S. Mill 9. 210 S. Galena .ISIS 406 E. Hopkins .234 W. Francis 12.234 W. Francis 13.424 E. Cooper Ave. 14.234 W. Francis (Mullins) 15.DEPP 16.834 W. Hallam 17.2 Williams way 18.531 E. Cooper 19.134 W. Bleeker 20.450 S. Galena 21.710 N. Third St. 22.234 W. Francis St. 23.123 W. Francis 24.312 E. Hyman 25.930 King Street 26.117 N. Sixth 27.234 W. Francis 8.520 E. Durant St. .308 N. First Street 30.533 E. Hopkins 31.330 E. Main St. 32.315 E. Hyman Ave. Su Casa -23.121 N. Fifth Street ~240 Lake Avenue 920 W. Hallam Street 36.332 W. Main Aug 11, 1999 Sara 37.400 W. Smuggler - July 14, 1999 38. 500 W. Main St. July 28, 1999 39. 121 N. Fifth Street July 28, 1999 40. 121 N. Fifth Street August 25, 1999 41.7th & Main Conceptual AH September 8, 1999 42.426 N. 2nd St. Minor Review Sept. 8, 1999 43.406 E. Hopkins Ave. ISIS Theatre Sept. 8, 1999 0 0 2 "s) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation OfficerÂ·.IRD RE: 735 W. Bleeker Street, Unit A- Extension of conceptual approval DATE: October 27, 1999 SUMMARY: This project, which involves renovation of a historic house and construction of a new detached home behind it, received conceptual development approval on October 14, 1998. Section 26.72.010 (F)(3)(c) provides that an application for final development review shall be filed within one year of the date of approval of a conceptual development plan. Unless HPC grants an extension, failure to file the final development application shall make the approval null and void. The property was sold after conceptual approval. The new owner focused on getting final approval on the new house and putting it under construction, so that some additional time is needed to refine the historic house renovation for final approval (conceptual level drawings for the old house are attached). Although it is expected to be brought forward within a few months, the full one year extension is requested in case it is necessary. RECOMMENDATION: Staff recommends that conceptual development approval for 735 W. Bleeker Street, Unit A, be extended to October 14, 2000. RECOMMENDED MOTION: "I move to extend conceptual approval for 735 W. Bleeker Street, Unit A, to October 14, 2000." Exhibits: Resolution No. , Series of 1999. A. Conceptual approval B. Letter from owner RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR EXTENSION OF CONCEPTUAL DEVELOPMENT APPROVAL AT 735 W. BLEEKER STREET, UNIT A, ASPEN, COLORADO RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Randall Bone, has requested a one year extension of the HPC conceptual approval for the property located at 735 W. Bleeker Street, Unit A. The conceptual approval was originally granted on October 14,1998 and the property is a designated historic landmark; and WHEREAS, Section 26.72.010.F.3.c of the Municipal Code states that "Application for a final development plan shall be filed within one (1) year of the date of approval of a conceptual development plan. Unless an extension is granted by HPC, failure to file such an application shall render null and void the approval of a conceptual development plan previously granted by the HPC; and WHEREAS, Amy Guthrie, in her staffreport dated October 27, 1999, recommended an extension be granted; and WHEREAS, at a regular meeting of the Historic Preservation Commission on October r 27,1999, the Commission considered and approved the request without conditions by a vote of to . NOW, THEREFORE, BE IT RESOLVED: That a one year extension of conceptual approval for 735 W. Bleeker Street, Unit A, Aspen, Colorado be granted, to expire on October 14, 2000. APPROVED BY THE COMMISSION at its regular meeting on the 27th day of October, 1999. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk COLONY COMPANY To: Amy Guthrie - HPC CC: Date: October 13,1999 subject: Request For Extension of Conceptual Approval From: Randall Bone 735 West Bleeker Project - Historic Home (Unit A) Amy, Pursuant to our conversation, this letter is a request for a 1 year extension ofthe conceptual approval of the project at 735 West Bleeker. The new house (Unit B) received final approval last year with the condition that Unit A receive final HPC approval by October 14, 1999 of request an extension of conceptual approval. Thanks for your consideration, Randall Bone 117 Aspen Airport Business Center, Aspen, Colorado 81611, Telephone (970) 920-9911; Fax (970) 920-4433 Builder of America's Finest Country Club Communities 5. LA clot 4 9 1, ... ng 98 8" 98 M 8% 10 1 19 % 9 k 11 1-11- - - T n Aft f. I = - lili, = 0 1 11[ - 0-3 1 - r- 1.35 1.1 1. 1.21 7//-- /9/ ~ ~ JI~+HT- _~ ~ j _11411? 7 F Ff---4--f -- -- - -- f LUN ~ -n . 1 -0 c .. wc -r rz 1 [ 0 1 2=1 1 7 1 0- 1 e I ! W lilli - - ~_ - 00 m E - ,>-------------- 1 I. _Ll.Ll 1. L l_ ' '=~I=zz=zr , ~Â¤~.Al.~. -] 0 Z 47 98% 9*5 83 84% :9 21 91=3 1 6 N '*1-JB 69 02Â§ I Â¥44 Nitâ‚¬44 "'. EW a *44 / t. 4 1 Â©*1&1 ././ 89 8 84* . Â» AfFI'<40.*- m 99Â§ 12*(?5~ 0 1/6!elky.1 41Â·:. . 1 -1.- - \1\\ - 00 1Â» -\1 -A El[.31 1 -- 1 1 - \LillI I Il 4 1 1 1 1 -O 155/ \\ A~.' -- I ' r I -TT--lrrm 1 12\ \4>\ /9 - \\44%/: Â° 1 -0 C -r rn z 21-11 :f %% /47 1 1 8=1 010 4 1 ! 1 4 1 0- 1 0-1 - , 4 1---1.-1-1-[Auf- 9 , 00 1 1/ 4 0// Im 1.1 1 1-1 111111'-'1 .. 0 -WL-~.1 --- -- -- --- - X\>41 1 . 1 0 -, 11 - f --- -f - i f -4 rn 71{ f_.Trn . 1 ~t Â·t _,04 2 --r 1 VV z- r 111 M L f./.Illi.--I - 4 * d 989 *40 a43 ET~ 831A 0 %813 &3 1 m M EM W. Â¥ DOLAN RESIDENCE CHARLES CUNNIFFE ARCHITECTS 1 3> 5 O 3- z n 1-'-A/"A~ 735 WEST BLEEKER ST. 520 EAST HYMAN AVE, ' SWITE 301 ' ASPEN, CO 81611 ' TELE: 97092&-5590 0 FAX: 970925-5076 ASPEN, COLORADO 220 E. COLORADO AVE. â€¢ TELLURIDE, CO 81435 â€¢ TELE: 973728-3738 â€¢ FAX: 970725-9567 - 0 .8. 0 .DO UDE :EPTOD\U MORJZONTAL WOOD NOI1V/\313 Hlf-IOS NOI1V/\313 1SBM 03SOd L 1Â¢1NOZIHOK DN, 1 4 -\ Â»1743 3/ 1 44, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning DirectoLJAO FROM: Amy Guthrie, Historic Preservation Officer -119. RE: *19-Neale Avenue- minor review DATE: October 27, 1999 SUMMARY: The applicant requests HPC approval to add windows and steps to a non- historic porch along the side of the house at 117 Neale Avenue, which is a designated landmark home. APPLICANT: Lisbeth Ensminger, represented by Glenn Rappaport, architect. LOCATION: 117 Neale Avenue, 17 Queen Street Historic Landmark Lot Split, Parcel 1, City and Townsite ofAspen. MINOR DEVELOPMENT AND VARIANCES No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.B.4) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site coverage by up to five (5) percent, the Historic Preservation Commission may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units. l -Â« A 11 \.,g r ~ -ZE Response: This project has been considered one of the more outstanding historic 0 preservation developments that has been done in Aspen. There is a small addition made to the original cottage, and its contemporary design successfully balances the goal to be compatible yet distinct from the historic resource. The proposal is to add three double hung windows and a matching french door to a non- historic porch on the side of the building, and to build steps that lead from the porch to the yard below. Staff has no concerns with the proposal. The large windows maintain a sense of openness to the porch and are divided in a way that relates to the proportions of the historic double hung windows. Neither the porch or stairs are easily visible from the street. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal has no impact on the character ofthe neighborhood. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or adjacent parcels. 0 Response: The project will not affect the significance of the house as a representation of Aspen's residential architecture ofthe late 1800's. d. The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Response: HPC has considered it inappropriate to enclose historic front porches. In this instance, the side porch is not an original feature of the building, and by enclosing it the owner gains use of some additional space without making more of an addition to the building. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the 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 approval finding that the application does not meet the Development Review Standards. 2 0 RECOMMENDATION AND RECOMMENDED MOTION: Staff recommends that HPC approve the proposal for 1 A Neale Avenue as presented, with the following conditions: 9 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staffand monitor. 2. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 3. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Exhibits: Resolution No. , Series of 1999 A. Staff memo dated October 27, 1999. B. Application. 0 0 3 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO REMODEL A HISTORIC HOUSE AT 117 NEALE AVENUE, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID # 2737-073-83-001 RESOLUTION NO. , SERIES OF 1999 WHEREAS, the applicant, Lisbeth Ensminger, represented by Glenn Rappaport, has requested minor development approval for 117 Neale Avenue, 17 Queen Street Historic Landmark Lot Split, Parcel 1, City and Townsite of Aspen. The project involves adding windows and steps to a non-historic porch on the side of the house; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, Amy Guthrie, in her staff report dated October 27, 1999, performed an analysis of the application based on the standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on October 27, 1999, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application with conditions by a vote of_to_. THEREFORE, BE IT RESOLVED: That minor development for the property located at 117 Neale Avenue, 17 Queen Street Historic Landmark Lot Split, Parcel 1, City and Townsite of Aspen as presented at the October 27, 1999 meeting, be approved with the following conditions: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 2. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 3. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. APPROVED BY THE COMMISSION at its regular meeting on the 27th day of October, 1999. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman 0 ATTEST: Kathy Strickland, Chief Deputy Clerk 0 0 FROM : FAX NO. : Oct. 12 1999 10:27AM Pl ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name_ ~70/Â»10'11 * /4.44 ce - 2. Project location 114 NEAI~vir - 17 Gl,â€¢11,4 9r. ,+re,INÂ¢C. _.leâ‚¬[...Stl___PARCEL A - (indicate street address, lot and block number or metes and bounds description) 3. Present zoning Wedâ€¢cle,A-tiat 4. Lot size COODD 4 F 5. Applicant's name, address and phone number 1*19!DETH ENSH INGER- 1 14 NEALE AVE. A'GPEN,to 81,8 (970) 544* 67(A 6. Representative's name, address, and phone number 612 Fl Rapp.-port 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC . _ Special Review Final SPA Final HPC 8040 Greentine Conceptual PUD X Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark 0 - - GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft.,Aumbe~of *drooms, goy previous approvals granted to the property) b 4 < . T--'6 444 :-4-ace . 91, rb Ft at.40+ #.d w.v T.Â©A Â·uâ€¢-ph.U- 4 7.23 sj,7-%) - 0. 9. Description of development application Â£53*c.44< Â·ex.'S.lt.i FbÂ©A . CÂ¢'%.7-J 130, Have you completed and attached the following? Attachment 1 - Land use application form -&7 Attachment 2- Dimensional requirements form 7 Response to Attachment 3 Response to Attachment 4 0 Clorn Rappaport Archi*M RO.B. 1847 Basalt, CO 81621 Â«(Allpi-jr G FROM : FAX NO. : Oct. 12 1999 10:28AM P2 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Liâ‚¬15/f-A ENSÂ¥<WGIVE Address: 1/9 hi CA L 6 91- AS '60 Zone district: B. 19 A Lot size: 6.001 S b '41 5 pr. Existing FAR: Allowable FAR: 32-1345- + 53) 0 ~ Proposed FAR: ,9 91 9, FT, Existing net leasable (commercial): AA. D Proposed net leasable (commercial): M.A. Existing % of site coverage: *39 93 S F: Proposed % of site coverage: /6 CAÂ«te. Â· - Existing % of open space: Proposed % of open space: No CA'-- V~ . Existing maximum height: Principal bldg: Alk CL.g Â· Accesory bldg: Proposed max. height: Principal bldg: Accessory bldg: Proposed % of demolition: /98 CA.-Llf- . Existing number of bedrooms: * Proposed number of bedrooms: A/0 CA._ 04 J Existing on-site parking spaces: 1 On-*site parking spaces nequired: /6 ch ,-~ te- Â· 0 Setbacks 4 64.5$- Existing: Minimum required: Proposed: Front: Front: Front: Rear: Rear: Rear: Combined Combined Combined Front/rear: Front/rear: FronVrear: Side: Side: Side: Side; Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: /((~'.e . Variations requested: Al~'n.Â£- (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft, site coverage variance up to 5%, height variations under the cottage Infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) ~23/ Â· \22./ A42 93 ttl-n / 4"S 1 7 Sl 1 . 1 1 -37 - 1 - ..1 - <.0, 6,<D -1'DS.EL-:D,e a .EE .1 <4-145 4-:USTJLE Eax. 67 ED -- - -- ~ j-~ ---4 ,~< i Â©VIPE MI 61-AL R.ODFÂ· oKI 9Â£6W DY 2.BU,271#JO METAL, Â· ' . 4 . 1 CC'WI PleMA k.!~ L.E.C) e,Wepe 1 % d 1941 4 U 32......:1 , . 1 1 Â©..1, -111 11==1 i 11 1 /2 -1(227-~ 11.12---1 1.3 }l --t----- -1 ' - S~ M FE==421-1-__1 220__-~lit-v-1 - EI L L_i* & 1- 1 1 H. / 4. - >__] 1372 + f "--Â·-r~TE '-ne'- - ..p-7- $ Â· i r- Â· - --- .....r - 1/ Ll -I J,-1 ~L{ -Â·.2 2-TUE--__ ..'Â·'214, ._*CL 14Â» - i I. f- 9 C. CONCRETE ~ , -- ! 'Â·c e ill - 7922 -51/2 9-ruFf TOKLE ' \ : 1 . .: - IIi ]KI b.1' 7 1 1. 1 /0-2.r -t'kj'CKEkÂ·./, 94,1.-4 1 --1-17~ i l -*6'.Â»52_ 41 J i /1 1 -- - 1 j ~J - - -17 -1 - - --'Â· ,/DT 1 1 ; 9-37 o.vj. Â· ~ ~ -- 1- - i 132.- 0 ' 6.-,A . Â£ Ole.X- 'F-46- ./1- ccor -- - 9.-*â‚¬L-Er-45_, C.71 SOLT'-4\~/2-ET 2-i Er Ni-IrhrÂ· ~-4~ __j.e.. El.\uy-r D wc-Â·. cift- -A '- "-1 I ' 4/ I Â· I h|Ew 31-4,â‚¬ w, r k O 'i-r*:52 NE L./ 57'tel B A p.16 124 il â‚¬ 6 VA 2. D g. AILÂ· NE uu 5,46LE LIT-6 F 9-â‚¬*61 0609 3 N â‚¬14) Po u g.â‚¬ FluR; W,A bow.5 . 0 4 /NfULA<E E'<,er4 Koof' y FL.oc tritucTU,2.â‚¬ 1,J~ 75LVE (506â‚¬ 2 Un- 6/z..~HITE /NSULATI.DÂ»Â· ~fil a, rg /T or ~rzo ~.see wew W.A K . N.T: 5. Glenn Rappaport Architect RO.B. 1847 Basalt, CO 81621 Â£#c Â£05026 of' Ex,grk. orgh) pogcu ~ZLEL;JEE#--e gr. mi ~o &0.11.466 IN TH,4 ~>go~.SA L.. . . 1 -76 43-rog-' . 0 - .. 6511- eaaaza-~Imm_-- Ag->7 P*E .5 4. f -. .. 32 -=.1 : 3 r.-4 *1~22 - 2. - -* 1-36_ AREA 01:- .- *.4< TBo , OSES . 42Â» 12' f / 70 ic u -1. 4 1 1 J,/ i 3 1 W 92>4 4 -Â£- 1 - -t@REYEBEW . C= *EJETEZ--2.12~ 1 rs,) -=Â»24.LUargrrirri & 94 â‚¬ Op K / . 7-2-3*y- g L_U---1-- - NORTHWEST ELEVATION ~ WS 2 W 4 1 AS.1 5 1 51 51 51 AA.1 TH\S, e,â€¢ca or= FRONT AND MIDLECTION AKE / twir#<wAr %227*Yer EjO*TING 4-TBUCTUKE. RELCCATED S>*Mrr- - 1 1 1 - -I.. - / 640*75 1 -- 2Â».LOON Y BED Kairl 1 Ful - - 8 waw N ALL- LOUI 14 WELI U 8- L m PL L -- - - - - 3 UPPER LE' EL. 7923'-C 1 , U| 1 1 TOP r.- COI 1 61 Top oF CONCRETE \ -9-TE.72-5"-' -- 1 - ~ P| \ _f-EL. 2 1 ~ 1 1~ ' ' TOP OFCOI 111/ \ 111 / /- â€¢11 TOP OF CONCRETE ~ EL. 7917'- -7--EE-:7Â§15'-1-37= - 41.12 - - 1 -- 2 TOP OF- CONCRETE - -- ~7-EL.7916'-11-W" --~- - 11 . 1 EL. 7914'- -------U -) SOUTHWEST ELEVATION E-2 ~ * 40 1-6 <14 168 fo Ac# Co L S. WEgE C M AN GE â‚¬> 'Fb OWE CEN 1-Â£2 COL. DOR.ING COAG'r. FROM : FAX NO. : Oct. 07 1999 02:26PM P4 tlt# LOT SPLIT I . EGG-HECORDED IN 4 2 Ay je- i piTKIN, /'. ----\ . 7 <2 44 u*br*Obv4< 4 *. 0 /2/ ~ 1 - ./029 218 TR ir 9 END OF CURd~ . i i .y \ . 1- /9 0.2\ 9018 \ \\9'.1 6 * t45 - 1. 97 \~ \ 46. 1 29 00. 1 GRAVEt \ 1 1/.41 54 \ DRIVE , - 123 0 Fl i 7 WALK ~ , â€¢- .re *g 1 j t=l/ 1 r--11/ 19.09 \ r.Â« 4 -4-\, \ 91~ - -~,-- - _2171TEE-~ 4\ 0 00 / AÂ» l\-4 0 i/ UTILITIES 4~< -~-- 6~-#- Â£5 ILL 7922.9 V /3 .\ 0. 'TRAVVEL 1 4 HOUSE #-, 194 HISTORIC OVERLAY PARCEL 2:Â£10' MiT~N,g:?:rTY _.~ C 10 FOOT *I i bt DI TCH EASEMENT -- ARIA 3,543 5 F ./- ~'\ ALONG CENTERL I NE ./ 95, \ / /~UN. / L ---20.1 \2 CONC DRJVE r 1 4- 4/ 2@ \J,$,4 ----lu\-- / \Â·>2 4- \ 95 10,4- LOT 1 - + 7,000 50. A T. ./- O.162 ACRES -/- .. . 1--10 0 10 20 1 i NE BEARING D L STANCE 410--i 6 2 3 86*09'14-5 8 70 L 1 S 52'33 00-E 5.90 - '' 1 r- + t'96 3.00.42.St N MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning DirectoOAT) FROM: Amy Guthrie, Historic Preservation Officer RE: Historic Preservation Contractor Licensing Program DATE: October 27, 1999 SUMMARY: The Historic Preservation Commission must make a recommendation to City Council to adopt the "Aspen/Pitkin Preservation Awareness Program," which will require all contractors working on a historic building within the City to obtain a specialty license. Attached is the training book and fifty question exam. In addition to this information, ' other reading materials and videotapes are required or recommended. The materials will . be available in the Planning Office and at the Pitkin County Library. 0 The test will be administered the same way that other existing contractor licenses are. An applicant will come to the Building Department to pick up training materials. When the items have been read, they will return to the Building Department, pay a $20 fee, receive the exam, and complete it as an open book test. A passing score will be 80%, and the contractor will have to repeat the exam until that score is achieved. In addition to making a recommendation on the written materials for the program, the HPC should indicate whether the process described above is acceptable, and who should be required to take the exam. Winter and Company has suggested that all general contractors and job supervisors working on a historic building should have the license. They further recommend that all subcontractors and workers should either have to sign an affadavit that they read the manual, or at least the conditions of HPC approval. Please note that a separate Ordinance will be taken to the Board of County Commissioners to adopt the program in Pitkin County. RECOMMENDATION: Staff recommends that HPC recommend Council adopt the "Aspen/Pitkin Preservation Awareness Program," including the Building Department's examination process and fees (except that a passing score shall be 80%, instead of 75%), ~~and-Â·the requirement that all general contractors and job supervisors working on a historic C building have the license, that all kpy subcontractors (to be identified by the general < contractor) shall sign an affadavi~hat0they have read the manual, and that all other , / a.lsâ‚¬) E l eul L d jEL.,~~ laborers sign an affadavit that they have read the conditions of the HPC approval. The license will be required for all projects commencing after January 1, 2000. Exhibits: A. "Aspen/Pitkin Preservation Awareness Program" OdiÂ« 4 0 0 Aspen/ Pitkin Preservation Awareness Program I l. .. C / 44'IME. .41~ ..9 415â€¢Â£-1 2 1 Â·V~:â‚¬ , 1.-r . Â·... 4 I. .E - -r...â€¢-Â»â‚¬~h.- ...Q:Â«~ .i .. . . 2=92 . -2-F*- RJ 1~172 .1 *1 ... . al I . , itk~ Api 14/3-EL......~â‚¬3/71 1 z.=Â·.1 1 # - -1.11 $ Al F=M.1 - .,4,1"1 . mnmr--m = =,_r 0 * 11â€¢en - ifw.6 itg. 1 1 1 ....... el. M,.= 0~ jo Â·.. 1 1-~ .414 1 1 -p--L *5=*-ilt-L.I.-i.* : 1~&L:-AH. Lut 9 Â· ' Â·,t .. Historic Reflabifitation Training for the Aspen Community . Aspen Preservation Awareness Program ~ CREDITS City of Aspen Amy Guthrie, Preservation Planner Vicky Monge, Permit Coordinator Stephen Kanipe, Chief Building Official Historic Preservation Commission Suzannah Reid- Chair Roger Moyer- Vice Chair Heidi Frtidland 0 Jeffrey Halferty Mary Hirsch Susan Do~lington Lisa Markalunas Maureen Megemald Christie Kienast Consultants Winter & Company Consultants in Urban Design & Historic Preservation, Boulder, Colorado Nor@ V. Winter Christopher K. Quinn Diana Brent Julie Husband Brian W. Koenig Betsy Shears Linda Rathbun Copyright Â© 1999, by Nord V. Winter Pageii Introduction-Overview Aspen Preservation Awareness Program TABLE OF CONTENTS 0 Introduction 1 Associated Programs 2 List of Required Readings 3 Preservation Philosophy 4 Why Preserve Historic Resources? 4 Preservation Principles 9 Planning a Historic Rehabilitation 10 Before You Start... 10 Before Construction 12 Qualification Standards for Building Tradespeople 14 Why the Need For Preservation Training & Qualifications? 14 Benefits of Preservation Training & Qualification Standards 14 Conservation of Historic Materials 15 Exterior Cleaning 16 Masonry Conservation 17 Repointing Mortar Joints 19 General Principles for Masonry Conservation 21 Wood Conservation 23 General Principles for Wood Conservation 26 Window Conservation 28 Window Features 28 Deterioration of Historic Windows 29 Repair of Historic Windows 29 Energy Conservation 30 Replacement Windows 30 Porch Conservation 32 Porch Features 32 Porch Deterioration 33 Porch Alterations 33 Repair of Porches 34 Replacing a Porch 34 Roof Conservation 35 Roof Deterioration 35 Repairing a Historic Roof 35 Historic Finishes 37 Maintaining Finishes 37 What are Historic Colors? 39 Technical Publications 40 Additional Resources 42 0 On-Line Resources 42 Journals and Periodicals 42 Professional Organizations 43 Table of Contents Page iii Aspen Preservation Awareness Program 0 0 0 Introduction-Overview Introduction INTRODUCTION This document is intended to enhance the knowledge- Organization of Information baseofpreservationandrehabilitationofhistoricbuild- This packet is divided into three sections: preservation ings in the Aspen community. The information is philosophy, preservation standards and the treatment primarily technicalinnaturebased upon fundamental of historic building materials and elements. preservation philosophy and concepts of preservation design. Each section contains: â€¢ a topical overview of the area The information in the Aspen/Pitkin Preservation , a list of required reading & viewing readings Awareness Program is aimed to educate the profes- â€¢ a list of recommended materials sional building community, which includes contrac- â€¢ additional information resources tors, tradespersons, planners, architects and develop- ers. Additionally, the individual property owner can A listing of Preservation Resources at the end of this benefit from a better understanding of the philosophy document provides additional contacts for On-line of and technical procedures involved with historic Resources, Technical Journals, Professional Organiza- rehabilitation. tions, and additional publications. How Can the Aspen/Pitkin Contractor Certification Procedures Preservation Awareness Program be The Aspen/Pitkin Community Development Depart- used? ment requires a certification process for individuals involved with construction on an historic building. The program can be used to: â€¢ Prepare building owners, architects, contractors This packet, the Aspen/Pitkin Preservation Aware- and tradespeople for proper rehabilitation plan- ness Program, is the primary educational source for ning. â€¢ Inform contractors of alternative technical options the certification program. in the rehabilitation process. â€¢ Enlighten historic building owners as to the stan- A "Certification Exam" is administered through the dards they should expect from contracted trades- Community Development Building Division. people. Allinformation included in the Certification Exam can â€¢ Clarify specifications in building rehabilitation be found either within this document, or in the "Re- contracts. quired Readings" or "Required Viewing" materials â€¢ Direct building owners, architects and contractors listed at the end of most sections of this document. to information resources that will help facilitate appropriate rehabilitation procedures. â€¢ In addition, this is the primary document for the Preparing for the Preservation Aspen/Pitkin Preservation Awareness Certifica- Awareness Certification Exam tion Exam required for construction on historic This document is the primary material upon which the buildings. (see Contractor Cert#ication Procedures) exam isbased. In addition, throughout this document â€¢ The technicalinformation within this packet serves special areas at the bottom of a page direct the reader as a supplement to the principles and guidelines to additional"recommended" or "required" materials. in the Historic Preservation Guidelines for the City of Aspen.( See Associated Programs) The exam is based upon the information contained in this document and in the "required" materials. The "recommended" materials are excellent supplements to further develop historic rehabilitationskills;however, they are not included in the testing process. Aspen Preservation Awareness Program page 1 Introduction ~ Associated Programs The following is a list of programs and agencies referred to â€¢ National Register Nominations- The National in this document: Register of Historic Places is a list of sites and proper- ties of historic significance that is maintained by the â€¢ Aspen Historic Preservation Commission- This is Secretary of the Interior. Properties so listed may have a commission of Aspen citizens organized by the City nationalsignificance, but theymayalsobe listed if they of Aspen Preservation Planning office. They are re- are determined to have significance at a state or local sponsible for reviewing design and project proposals level. The National Register is administered by the involving historic buildings for the permit process. National Park Service and nominations are submitted through the State Historic Preservation Officer in Den- â€¢ Aspen Historic Society- This is a private-non- ver, using criteria adopted by the Secretary of the profit organization that maintains records and arti- Interior. facts of Aspen's history. They are a civic group and not a city department. Properties listed in the National Register may be eli- gible for federal income tax credit incentives. Desig- â€¢ City of Aspen Historic Preservation Guidelines- nated properties are also protected from federally- These guidelines provide the City of Aspen, through funded projects which might harm or alter the historic its Historic Preservation Commission( HPC), a basis character. Such federal projects must be reviewed for for making informed, consistent decisions about pro- their potential negative impact. Alterations are not posed new construction and alterations to buildings reviewed by the Park Service if the property owner is and sites in the community for the formal permitting not seeking the federal income tax incentive or if no process. federal actions are involved. â€¢ Colorado State Historic Preservation Office- 0 This State office maintains the largest collection of â€¢Historic Surveys- These surveys can be conducted historic information, photos, drawings, maps and at the local or state level. They are detailed recordings records for the state of Colorado. In addition, it offers of the built environment for the area being surveyed. education programs and technical assistance for his- Often these surveys are referred to as Historic Inven- tories, which record individual buildings within a toric research, preservation planning and technical defined area for their architectural characteristics, assistance. A branch of this department administers physical conditions, and level of contribution to the the State Historical Fund, a funding assistance pro- surrounding historic context. These records usually gram for historic and preservation related projects. can be found at the City Preservation Planning Office. â€¢ National Park Service (NPS)- The National Park Service is administered through the United States Secretary of the Interior. It is the primary agency for establishingnational standards and regulations affect- ing historic buildings and properties. The NPS offers education programs, technical assistance and main- tains the national archives for historic buildings and properties. The major sources of historic data are re- corded in the Historic American Building Survey (HABS) and National Register of Historic Places. In addition the NPS has established the Secretary of Interior Standards, which are the national preserva- tionstandards forhistoricbuildings and used as deter- mining factors for awarding federal income historic tax credits. 0 page 2 Aspen Preservation Awareness Program Introduction Required Viewing: mr Video: "Why Preserve?", NPS publication. e Video: "Historic Preservation/The Next Step" , NPS publication. Available at Historic Presen,ation Resource Library Sample of"Required" materials, located at the bottom of many pages in this document. 0 "Preservation Brief6: Dangers ofAbrasive Cleaning to Where to Find the Materials Historic Buildings't Anne E. Grimmer. Washington. D.C. Technical Preservation Services, National Park All required materials and recommended materials are compiled in a collection called the "Historic Preser- Service, U.S. Department of the Interior. 1979. pp. 1-8. vation Resource Library" located in the Historic Pres- ervation Office at Aspen City Hall and the Aspen 0 "Preservation Brief 2: Repointing Mortar Joints in Public Library. Many of the sources are library pei- Historic Masonry BuiMings", Robert C. Mack and John P. Speweik. Washington. D.C. Technical Preservation odicals and are also available through organizations Services, National Park Service, U.S. Department of listed in the "Resource" section of this document. the Interior. 1999. pp. 1-16. In addition, many of the materials can be viewed on- line, including the Preservation Briefs and Preservation O John Leeke. "New Life For An Early Doorway" in Tech Notes. ( See "On-line Resources" for information.) Old-House Journal. March/April 1993. 1 "Preservation Brief 9: The Repair ofHistoric Wooden Windows". John H. Myers. Washington. D.C. Technical List of Required Readings Preservation Services, National Park Service, U.S. De- partment of the Interior. 1981. pp. 1-7. The following materials, in addition to this O Steve Jordan. "Details that Endure" in Old-House packet, are required study materials for the Journal. May/June. 1999. pp.46-49. Aspen Preservation Awareness Certification Exam. O "Exterior Woodwork: Proper Painting and Sulface Preparation" in Preservation Tech Notes. Washington. O Video:"Why Preserve?". NPS publication. D.C. Technical Preservation Services, National Park Service, U.S. Department of the Interior. 1986. pp. 1-7 O Video:"HistoricPreservation/TheNextStep".NPS publication. O H.ThomasM(Grath,Jr.."QualificationStandards for the Trades" in Cultural Resource Magazine. No. 12. 1997. 0 "Temporary Protection-Number 2", in Preservation Tech Notes. Washington. D.C. Technical Preservation Services, National Park Service, U.S. Department of the Interior. pp. 1-8. Aspen Preservation Awareness Program page 3 Preservation Philosophy PRESERVATION PHILOSOPHY -- Why Preserve Historic Livability and quality of life When groups of older buildings occur as historic dis- Resources? tricts, such as along Main Street in Aspen, they create Across the nation, thousands of communities promote a street scene that is "pedestrian friendly," and en- historic preservation because doing so contributes to courages walking and neighborly interaction. Mature neighborhood livability and quality of life, minimizes trees, stone walls and decorative architectural features negative impacts on the environment and yields eco- also contribute to a sense of identity that is unique for nomicrewards. Also, manypropertyowners are drawn each historic neighborhood- an attribute that is rare to historic resources because the quality of construe- and difficult to achieve in newer areas of a city. This tionis typicallyquitehighand thebuildingsarereadily physical sense of neighborhood can also reinforce adaptable to contemporaryneeds. These same reasons desirable community social patterns and contribute to apply in Aspen. a sense of security. Many residents of historic districts, for example, note how easily they get to know their Preservation of the built environment in Aspen is a neighbors and praise the fact that they are recognized fundamental link to its past. Many of Aspen's build- by others who live in the vicinity. ings and homes are resources that tell the story of its heritage and unique historical development. Preserv- Environmental benefits ing these resources creates a sense of place for those Preserving anhistoric structure is also sound environ- who live in the community and orients visitors to mental conservation policy because "recycling" the Aspen's heritage. structure saves energy and reduces the need for pro- ducing new construction materials. Three types of Construction quality energy savings occur: Many of the historic structures in the city are of high . First energy is not consumed to demolish the ex- quality construction. Other buildings were of more istingbuilding and dispose of the resulting debris modest construction, but used lumber from mature â€¢ Second, energy is not used to create new building trees thatwereproperlyseasoned and typically milled materials, transport them and assemble them on to"fulldimension",whichoftenyieldedstrongerfram- site. ing. Masonry walls were carefully laid, resulting in â€¢ Finally, the "embodied" energy, that which was buildings with considerable stability. Also, these struc- used to create the original building and its com- tures were thoughtfully detailed and the finishes of ponents, is preserved. materials, including fixtures, wood floors and trim, were generally of high quality, all features that owners By"reusing" older buildings, pressure is also reduced today appreciate. By comparison, in today's new con- to harvest new lumber and other materials that may struction, materials of such quality are rarely available have negative effects on the environment of other and comparable detailing is very expensive. The high locales where these materials are produced. Because quality of construction in historic buildings is there- older buildings are often more energy-efficient than fore a "value" for many people. new construction, when properly used, heating and cooling needs are reduced as well. Adaptability Living in older neighborhoods also helps reduce the Owners frequently find that the floor plans of historic city's dependenceuponautomobiles. Because the older buildings easily accommodate comfortable lifestyles neighborhoods are usually in close proximity to the and support a diversity of populations. Many rooms downtown, they provide opportunities for people to are large, permitting a variety of uses while retaining work close to where they live. Because commuting the overall historic character of the structure. Historic distances are reduced, so are vehicle miles traveled. buildings that are smaller in scale often have open lot Public transportation is also a feasible option in many space that can accommodate an addition, if needed. of these neighborhoods, further reducing automobile use. A reduction in gasoline consumption and in air pollution from emissions discharged are therefore positive results of living in historic neighborhoods. page 4 Aspen Preservation Awareness Program Preservation Philosophy Economic benefits mote cost-saving measures: They encourage smaller Historic resources are finite and cannot be replaced, and simpler solutions that in themselves provide sav- making them precious commodities that manybuyers ings. Preserving building elements that are in good seek. repair is preferred, for example, rather than replacing them. Therefore, preservation adds value to private prop- erty. 1VIany studies across the nation document that Incentives for preservation where local historic districts are established, property While the economic benefits are substantial, special values typically rise, or at least are stabilized. In this incentives also exist to help offset potential added sense, designation of an historic district appears to costs of appropriate rehabilitationprocedures. Income help establish a climate for investment. Property own- tax credits are offered at the state and federallevels for ers within the district know that the time and money appropriate rehabilitation. In some cases, the city also they spend on improving their properties will be can provide special zoning incentives and can help to matchedwithsimilareffortsonsurroundinglots.Their expedite developmentreviews associated withpreser- 't investments will not be undermined by inappropri- vation projects. Eligible projects can qualify for the ate" construction next door. Colorado Historical Society's State Historical Fund, a substantial opportunity for owners of commercial and The condition of neighboring properties also affects residential properties. the value of one's own property: People invest in a neighborhood as much as in the individual structure Responsibility of ownership itself. Inhistoric districts whereinvestmentis attracted, Ownership of an historic property carries both the property owners recognize that they each benefit benefits described above and a responsibility to re- from the commitment of their neighbors. An indiction spect the historic character of the property and its of the success of historic preservation is that due to setting. While this responsibility does exist it does not local support thenumber of designated districts across automatically translate into higher construction or the country has increased such that an estimated maintenance costs. In the case of new construction, the 1,000,000 properties, both as individual landmarks Historic Preservation Guidelines for the City of As- and in historic districts, are under local jurisdictions. pen are the appropriate source of information from which to plan a project that compliments existing Preservation projects also contribute more to the local historicbuildings andhouses. For example, the guide- economy than do new building programs because lines recommend that new construction should not each dollarspent on apreservationprojecthas ahigher imitate historic styles and should be differentiated percentage devoted to labor and to purchase of mate- from the existing historic fabric. rials available locally. By contrast new construction typically has a higher percentage of each dollar spent Ultimately, residents and property owners should rec- devoted to materials that are produced outside of the ognize that historic preservation is a long-range com- local economy and to special construction skills that munity policy that promotes economic well-being and may be imported as well. Therefore, when money is overall viability of the city at large and that they play spent on rehabilitating a building, it has a higher a vital role inhelping to implement thatpolicy through "multipliereffect,"keepingmore moneycirculatingin careful stewardship of the area's historic resources. the community. The following preservation principles should be ap- Rehabilitating an historic building also can cost less plied to all historic properties in Aspen, in order to than constructing a new building. In fact, the city's rehabilitate an historic building while retaining its standards for rehabilitation of historic structures pro- defining characteristics and architectural integrity. Required Viewing: Video- " Why Preserve?", NPS publication. Video - " Historic Preservation/ The Next Step" ,NPS publication. Available at Historic Preservation Resource Library Aspen Preservation Awareness Program page 5 Preservation Philosophy ~ Basic Preservation Theory Period of Significance Preservation theory spans a wide range of influences In most cases, a property is significant because it represents or is associated with a particular period in and applications; however, it often includes the fol- history. Frequently, this begins with the construction lowing concepts: of the building and continues through the peak of its â€¢ Preservation is not freezing a building in time, but early occupancy. Building fabric and features that date from the period of significance typically contribute to rather creating a sense of time and place with the the character of the structure. built environment. â€¢ Preservation encourages continued use of a build- For example: â€¢ An individual building ing as long as it respects the historic character of Wheeler Opera House (built 1889) the building. Period of significance: approximately 1889-1930 â€¢ Preservation seeks to maintain the defining archi- â€¢ A historic district tectural characteristics from a building's period of Main Street miners cottages( built circa 1888) significance. Period of significance: approximately 1888-1930 â€¢ Preservation encourages new construction that complements existing historic buildings, but stand Concept of Integrity as a representation of its own time. In addition to being historically significant, a property also musthave integrity, in thatasu fficient percentage The concept of historic significance of the structure must date from the period of signifi- What makes a property historically significant? In cance. The majority of the building's structural system general, properties must be at least 30 years old before and materials should date from the period of signifi- they can be evaluated for potential historic signifi- cance and its character-defining features also should cance, although exceptions do exist when a more re- remain intact. Thesemay include architectural details, . cent property clearly is significant. Historic properties such as dormers and porches, ornamental brackets must have qualities that give them significance. A and moldings, and materials, as well as the overall mass and form of the building. These elements help property may be significant for one or more of the associate a buildingordistrict withaparticular time in following reasons: history. â€¢ Association with events that contributed to the broad patterns of history, the lives of significant ~ . 1 22!1 T m,:-:-7, 1 people, or the understanding of Aspen's prehis- EZZill ~ =0~ 1 , I. 1.43 tory or history. Q-Zal ' ----Â» 7 41,, . Â·Â· 4 Â· ' :8 11 â€¢ Construction and design associated with distinc- tive characteristics of a building type, period, or L construction method. â€¢ Work by an architect or master craftsman or an J- expression of particularly high artistic values. ~~ 1 . 7 â€¢ Integrity of location, design, setting, materials, , - A)....1 workmanship, feeling and association . - t I..... g./.-...h- I im i -le fÂ¥.f --â€ž--111.â€ž.--â€ž1.-- '':55,% k.1. Tlw onw/ize~itatio/i withiN Nics or@incil two-stonl bc,y window lielps retain tlze integrity of the liouse. page 6 Aspen Preservation Awareness Program Preservation Philosophy Alternative Approaches to â€¢ Preservation ~ Preservation The act or process of applying measures to sustain the Clarification of the design and rehabilitation ap- existing form, integrity and material of a building or proaches for a historic building promotes a more effi- structure, and the existing form and vegetative cover cient project, unifies the construction elements, and of a site is defined as "preservation." It may include enables all personnel to understand their tasks as initial stabilization work, where necessary, as well as common to a shared goal. ongoing maintenance of the historic building materi- als. Essentially, the property is kept in its current good By combining an understanding of the history of the condition. building, its present condition, and the need for ac- tions that will lead into the future, one can then de- â€¢ Rehabilitation velop a preservation approach. The process of returning a property to a state that makes a contemporary use possible whilestillpreserv- In doing so, consider the terms that follow: ing those portions or features of the property that are significant to its historic, architectural and cultural â€¢ Adaptive Use values. Rehabilitation may include the adaptive re-use of the building and major or minor additions may also occur. Most good preservation projects in Aspen may be considered rehabilitation projects. â€¢ Renovation 5165 . 2 -- To renovate means to improve by repair-to revive. In - - - renovation, the use fulness and appearance of thebuild- --jik M ing is enhanced. The basic character and significant - -- -- e..A details are respected and preserved, but some sympa- 51GN thetic alterations may also occur. Alterations that are - % ' made are generally reversible, should future owners wish to restore the building to its original design. An appropriate adaptive reuse. Converting a building to a new use that is different from that which its design reflects is considered to be "adaptive use." For example, converting a residential structure to offices is adaptive use. A good adaptive use project retains the historic character of the building while accommodating its new functions. â€¢ Maintenance Some work focuses on keeping the property in good working condition by repairing features as soon as deterioration becomes apparent, using procedures that retain the original character and finish of the features. In some cases, preventive maintenance is executed prior to noticeable deterioration. No alteration or re- construction is involved. Such work is considered "maintenance." Property owners are strongly encour- aged to maintain their properties in good condition so that more aggressive measures of rehabilitation, resto- ration or reconstruction are not needed. Aspen Preservation Awareness Program page 7 Preservation Philosophy â€¢ Remodeling â€¢ Restoration To remake or to make over the design image of a To restore, one reproduces the appearance of a build- building is to remodel it. The appearance is changed by ing exactly as it looked at a particular moment in time. removing original detail and by adding new features Restoration is to reproduce a pure style-either inte- that are out of character with theoriginal. Remodeling rior or exterior. This process may include the removal is inappropriate for historic buildings in Aspen. of later work or the replacement of missing historic features. A restoration approach is used on missing details or features of an historic building when the â€¢ Combining Preservation Strategies features are determined to be particularly significant Many successful rehabilitation projects that involve to the character of the structure and when the original historic structures in Aspen may include a combina- tion of preservation, restoration, and other appropri- configuration is accurately documented. ate treatments. For example, a house may be adapted for use as a restaurant, and in the process, missing porch brackets may be replicated in order to restore the original appearance, while existing original dormers may be preserved. -7 il--'-MUM'MA -1 - . 11.01.5 %\ I -4 An inappropriate remodel. -11 1 rt ~ An cipproprinte restomtioit. page 8 Aspen Preservation Awareness Program Preservation Philosophy that the entire concept is inappropriate. Experience Preservation Principles has shown, however, thatin most cases designs canbe developed that respect the historic integrity of the The following preservation principles should be ap- building while also accommodating new functions. plied to all historic properties in Aspen, in order to Notethatmoreradicalchangesinusecanmakeprojects rehabilitate an historic building while retaining its more expensive or result in the loss of significant defining characteristics and architectural integrity. features. Carefully evaluate the cost of alteration since adaptations for a radical change in use may prove too â€¢ Respect the historic design character of the costly or destroy too many significant features. building. Don't try to change a building's style or make it look â€¢ Protect and maintain significant features older than it really is. Confusing the character by and stylistic elements. mixing elements of different styles is also an example Distinctive stylistic features or examples of skilled of disrespect. craftsmanship should be treated with sensitivity. The best preservation procedure is to maintain historic â€¢ Seek uses that are compatible with the features from the outset so that intervention is not historic character of the building. required. Protection includes the maintenance of his- Building uses that are closely related to the building's toric material through treatments such as rust re- original use are preferred. Every reasonable effort moval, caulking, limited paint removal and reapplica- should be made to provide a compatible use for the tion of paint. building that will require minimal alteration to the building and its site. An example of an appropriate â€¢Preserve any existing original site features or adaptive use is converting a residence into a bed and original building materials and features. breakfast establishment. This can be accomplished Preserve original site features, such as grading, rock without radical alteration of the original architecture. walls, etc. Avoid removing or altering original materi- als and features. Preserve original doors, windows, Note that the Aspen Historic Preservation Commis- porches and other architectural features. sion (HPC) does not review uses; however, property ownersshould consider the impacts thatsomechanges â€¢ Repair deteriorated historic features, and in use would have upon their historic properties, since replace only those elements that cannot be thismay affectdesignconsiderations thatare reviewed repaired. by the Commission. Upgrade existing material, using recognized preser- These uses may aid in interpreting how the building vation methods whenever possible. If disassembly is was used historically. Check the zoning code to deter- necessary for repair or restoration, use methods that minimize damage to original materials andreplace the mine which uses are allowed. existing configuration. When a more radical change inuse isnecessary to keep the building in active service, then those uses that require the least alteration to the building's significant elements are preferred. Itmaybe, thatinorder to adapt your building to the proposed new use, such radical alterationto its significant elements wouldbe required For additional information: Murtagh, William J. Keeping Time: The History and Theoly ofPreservation in America. Pittstown, New Jersey: The Main Street Press, 1988. Aspen Preservation Awareness Program page 9 Planning an Historic Rehabilitation PLANNING AN HISTORIC REHABILITATION Before You Start... Evaluation of the historic character of a The following checklist suggests a typical process for commercial storefront might show the documenting, evaluating and assessing an historic foliozoing building prior to undertaking rehabilitation work. Proper research and planning will lead to a more irlft - t23Uuuci efficient, cost-effective rehabilitation and help main- rl I.-1 -lm> cornice tain the historic integrity of the building. Research the Building's History. Mid-Belt Famle Upper etory ~ Cornice Historical information often is available about the site that can help to determine how it looked in its history, ''Turiouguccrouuuw,uuuUâ€¢1.,Ud~~ / 910 n Band aswellascumulativechangesthathaveoccurred.This â€ž STORLE , ~11 Transom information may identify design alterations that have occurred and may help in developing an understand- .-1~. Display - Window ing o f the signi ficance of the building as a whole as well as its individual components. 1. Recessed 16. Entry Check available documentation at the following t==lt==IlM d ==mt=ZES-* Kickplate sources: â€¢ State or local historical survey â€¢ Historical documents, photos, archives Assess Architectural Integrity & â€¢ Recordings by Historic American Buildings Sur- vey (HABS) Physical Condition. â€¢ National Register nominations As an architectural system, has the building been assessed? The intactness of the building as a system determines its integrity, this includes its plan, features, Evaluate The Historic Character. materials, finishes and structural system. Answer the The character-defining features of a building that need following questions: to be identified and evaluated may include: â€¢ The form and detailing on materials, such as wood, â€¢ Are there physical problems that threaten the masonry and metal; building's architectural and structural integrity? â€¢ Exterior features such as roofs, porches and win- , Has a structural survey determined any deficien- dows; cies due to settlement, de flection of beams, altered â€¢ Interior materials, such as plaster and wood; structural members or acute damage? â€¢ Interior features such as moldings, stairways, and â€¢ Is there inherent material damage, such as mate- structural systems. rial failure due to poor design, poor quality mate- rials, severe environmental damage, neglect or Additionally, architectural changes made over time improper maintenance? should be evaluated. They may include: â€¢ Is there human-inflicted damage, such as removed â€¢ Additions such as a porch, wing, or upper story or lost ornamentation, inappropriate coatings, or â€¢ Changes to surfaces or finishes improper cleaning procedures? â€¢ Altered window pattern â€¢ Are historic features hidden behind later alter- â€¢ Change to exterior details ations? â€¢ Changes to the basic plan, or the site â€¢ Will the repairs solve the problem? page 10 Aspen Preservation Awareness Program :ifili!3731,1512,1â€ž3~ Planning an Historic Rehabilitation . List Requirements for Continued Use of the Building. Answer the following questions: â€¢ Is additional space needed? â€¢ Should the work focus on preserving and main- taining the existing configuration? â€¢ What are the code requirements and accessibility issues? In summary, by combining an understanding of the history of the building, its present condition and the need for actions that willlead into the future, one can then develop a preservation approach. Remember that most buildings change over time.These changes may orniay not be integral to the historic character of the building and should be evaluated carefully. Aspen Preservation Awareness Program page 11 Planning an Historic Rehabilitation Personnel El If the project will require specialized crafts, such as Before Construction stone carving or ornamental plastering, organize ex- Any construction project requires careful planning, perienced professionals with the necessary expertise. especially an historic rehabilitation. lt is important that all processes and procedures be planned in accordance O Retain an architect or other quali fied historic pres- with HPC standards. The failure to do so can lead to ervation consultant to be on-site during construction to ensure that work is carried out according to estab- project delay and unplanned costs for all parties in- lished preservation principles. This item shall be in- volved. cluded in contract specifications. Preliminary Research & U Train construction personnel to understand the Documentation conditions of approved work and appropriately treat 21 Research the building's history and assess it for historic material. architectural integrity. (see page 9). On-Site Procedures El Photograph both the interior and exterior of the O Take measures to protect all historic fabric, as well building thoroughly to document existing conditions as completed construction. ( These procedures shallbe prior to any construction work. ( Note the location and included in the contract specifications.) date of photos.) 0 Record, mark and store materials that must be O Plan for materials testing to determine the condi- removed from the building in such a manner that they tions of materials or systems. This is generally per- are stored in a secure environment that will not cause formed by an architectural conservator or structural any damage to the materials. In the future they can be engineering firm with experience in older buildings. reinstalled in an accurate, efficient manner. For exampleÂ·. paint finish analysis, mortar 011(flysis. and masonry load capacities. U Propose all in-the-field changes to the HPC for review prior to actually commencing work. Failure to Permits, Contracts and Plans dosocanlead toastop-of-work order and/or financial O Provide a copy of all plans and rehabilitation penalties. procedures to the HPC for review and approval. Protection of Site, Materials & 3 Obtain and post all required building permits on the site, including HPC conditions of approval. U Provideallsubcontractors with acopy ofthe plans 'L ./ 4~bit approved by the HPC, along with the conditions of M, 1, pd-j approval. -4 7. F li C Adapt conditions of approval and historic reha- bilitation specifications to all contract specifications. e Design 1 O Evaluate whether options have been studied to achieve accessibility without destroying character- Historic architectural detail marked and prepared for temporary defining features. storage. U Determine whether work on the exterior and inte- rior of the building has been planned to preserve distinctive historic fabric and historic character. page 12 Aspen Preservation Awareness Program Planning an Historic Rehabilitation Features Recommendations: Anyconstructionprojectinvolvesplanned procedures The planning process should accommodate: to protect completed work and works-in-progress. â€¢ Fire protection Workonanhistoricbuildingrequiresthesameamount â€¢ Protection of historic architectural features of care. In many cases, additional steps are needed to â€¢ Protection of historic finishes prevent the building, its features and the surrounding â€¢ Protection of all interior surfaces (this may site from negative effects during the rehabilitation apply even if the scope of work is primarily exte- nor) process. â€¢ Protection of exterior surfaces (e.g. porch roofs, In addition, it is essential that all contract material floors, stairs) contain detailed information regarding protection for the building and the site. Responsibility for the protec- Protection methods should be planned and designed tion procedures should be detailed for the architects, in such a way that they are durable for an extended period of time and do not damage any surfaces in their contractors and subcontractors. construction or attachment mechanisms. Documenta- Although general contract language may make refer- tion prior to commencement of work is critical to this ence to "protecting existing construction" and may process, as wellasbeing a good preservationprinciple. require that the contractor "restore any damage to its The owner or contractormaywant to document (either original condition at no additional cost to the owner", through photography or videotape) conditions to me- in practice this generallanguage provides little protec- diate any potential disputes over damage caused by tion to existing historic features. At best, it only pro- construction versus pre-existing damage. vides a payment mechanism after damage has oc- curred.Thisalsoperpetuatesasituationwherebysome contractors may elect to repair damage if it is perceived to be less expensive than protection procedures. 0 For Example: During a rehabilitation project, portions of the roof are openedupandnotthoroughlyweatherproofed.Heauystorms may introduce water to the interior walls and ceilings. Hand-stenciled wall and ceilingjinishes in a historic house will be destroyed. These elements are priceless and very difficult to restore. Establishing a 'cost of damage' is dijfi- cult, because the historic character can not be replaced, regardless ofthe quality ofreplication work performed. It is better to prevent such a situation. Required Reading: "Temporary Protection-Number 2", Preservation Tech Notes, NPS. pp. 1-8. 0 Available at Historic Preservation Resource Library Aspen Preservation Awareness Program page 13 Qualification Standards QUALIFICATION STANDARDS FOR BUILDING TRADESPEOPLE There is a growing movement within the preservation â€¢ Although manycontractors are talented with mod- field to establish standards and proper training for ern building systems and techniques, the materi- tradespeople in order to assure that appropriate work als and procedures involved with historic reha- is performed on historic buildings. This sentiment is bilitation are often unique and misunderstood. increasingly being expressed at the national level Skills in these historic trades are often difficult to through the National Park Service, local governments acquire, but they are required to preserve and nationwide and grassroots trade organizations. maintain historic buildings. Currently the Secretary of the Interior has Historic â€¢ Most building trade and apprentice programs fo- Preservation Qual#ication Standards for thirteen profes- cus upon current building practices and do not sional fields related to historic preservation. These provide training for work on historic or older fields are all associated with an academic degree, and buildings. thereforeareconsideredprofessional.Thesestandards do NOT address the qualifications of the preservation Benefits of Preservation technicians or preservation tradespeople who per- form theworkofapplyingthepreservation treatments Training & Qualification to historic buildings. Standards Why the Need For Currently it can be difficult for tradespeople to acquire the necessary skills in order to work on historic build- Preservation Training & ings. There are significantly more educational pro- grams oriented towards consultants and designers in Qualifications? the preservation field. This has created a situation â€¢ Craftsworker training is especially important con- where thereare ampleprofessionals toplanand specify sidering that 85% of preservation maintenance fine restoration work, but a shortage of qualified work- projects in the United States are completed by con- ers to complete the restoration work. tractors working directly with the building own- ers, without the input from knowledgeable archi- ForthosewillingtoparticipateinaPreservationAware- tects or architectural conservators. ness Program and Certification Program, this condi- tion can be addressed. â€¢ Contractors need to be competent in making so- phisticated on-the-spot decisions critical to the By ensuring that skill, quality and experience, and not success of a preservation project. low cost and speed, are the factors that determine who in the preservation trades gets a job, it is easier to â€¢ It is ultimately the handiwork of the craftsperson maintain a higher caliber work-force. If low cost and that is seen at the completion of a rehabilitation speed are the determining factors, then skilled project. craftspeople and preservation contractors cannot com- pete against unskilled contractors in the preservation field. A system of qualification standards increases the pub- lic' s ability to understand the skills required amongst tradespeople in the preservation industry. Required Reading: 0â€¢ "Qual#ication Standardsfor the Trades", H. Thomas McGrath, Jr. in Cultural Resource Magazine. Available at the Aspen Historic Preservation Library page 14 Aspen Preservation Awareness Program Material Conservation ~ CONSERVATION OF HISTORIC MATERIALS In Aspen, wood siding andbrick were typical primary In some cases, historic building materials may be exterior building materials. Stone and log were also deteriorated. Horizontal surfaces such as chimneys, used, but log frequently was clad with clapboard sills, and parapet copings are most likely to show the siding. Wood siding occurred in a variety of forms but most deterioration because they are more exposed to painted, horizontal clapboard andnoveltysiding were weather and are more likely to hold water for longer the most popular. A variety of lap profiles were used. periods, than are vertical surfaces. When deterioration occurs, repair the material and any other related prob- In each case, the distinct characteristics of the primary lems. Frequently, damaged materials can be patched building material (e.g. the scale of the material unit, its or consolidated. texture and finish) contribute to the historic character of a building. In a brick wall, for example, the particu- In other situations, however, some portions of the lar size of brick used and the manner in which it was materialmaybebeyond repair. Insucha case, consider laid was distinct. In early masonry buildings, a soft replacement. In the case of primary historic building mortar was used, which employed a high ratio of lime materials, the new material should match the original. and little, if any, Portland cement. This soft mortar was If wood sidinghad beenused historically, forexample, laid in thin"butter" joints, and the inherent color of the the replacement also should be wood. In the case of material also was an important characteristic. The size primary materials, replacement in kind is relatively of the bricks contributed to the sense of scale of the easy because these materials are readily available and wall, as did the texture of the mortar joints. When are of high quality. repointing such walls, it is important to use a mortar mix that approximates the original. Many contempo- It is important,however, that the extent of replacement rary mortars are harder in composition than those materials be minimized, because the originalmaterials AmIIA used historically. These should not be used in mortar contribute to the authenticity of the property as a repairs because this stronger material is often more historic resource. Even when the replacementmaterial durable than the brick itself. As a result, the newer exactly matches that of the original, the integrity of a mortar is too strong for the older brick, causing it to historic building is to some extent compromised when break offduringmovement orswelling. When thewall extensive amounts are removed. This is because the shifts during the normal change in temperatures, the original material exhibits a record of the labor and brick units themselves can be damaged and spalling craftsmanship of a:n earlier time and this is lost when it can occur. is replaced. The best way to preserve historic building materials is It is also important to recognize that all materials through well-planned maintenance. Wood surfaces weather over time and that a scarred finish does not should be protected with a good application of paint. represent an inferior material, but simply reflects the Masonry should be kept dry by preventing leaks from age of the building. Preserving original materials that the roof washing over the surface and by maintaining show signs of wear is therefore preferred to their positive drainage away from foundations, such that replacement. ground moisture does not rise through the wall. For additional information: er Myers, John H., revised by Gary L. Hume, Preservation Bri* 8: Aluminum and Vinyl Siding on Historic Buildings-The Appropriateness of Substitute Materialsfor Resuijacing Historic Wood Frame Buildings. Washington, DC: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1984. 0 w Park, Sharon C., Preservation Briâ‚¬fs 16: The Use of Substitute Materials on Historic Building Exteriors. Washington, DC: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior. Aspen Preservation Awareness Program page 15 Material Conservation Exterior Cleaning .. . 1 lilli lill'111 Sometimes the most well-intentioned actions can be . the most detrimental to historic buildings. Although ... 4 lil 1 1 cleaning buildings should be a regular part of mainte- 4 .:... nance, this procedure is often excluded for long peri- i: ..... i: 1 t i ods of time. The initial impulse intherehabilitation .~~~~~~~00,~.....~-~~ + ' "~Â· ~i . I~ il~ '; process is often to remove decades and even centuries .ult/fi / jetâ€¢!N*TICm-3 - ~ Â·- 4 6.11.41 ' of accumulated soiling. Appropriate rehabilitation ...... :12.41 lilli procedures should aim to clean the building of all 1'! 1 1!11 ip .... N. '1111 harmful soiling; however, they should NOT aim to . .. create a new looking building. A limited amount of rilb 1, , 11~ soiling tells the story of a building and creates a char- 11.lillili,1!11111 acteristic patina. Sandblasting is inappropriate. Abrasive deaning methods are a last resort since they tend to erode su,face materials and accelerate Abrasive cleaning methods are responsible for caus- Nrther deterioration in building materials. ing a great deal of harm to historic building materials. A thorough understanding of historic building mate- rials and cleaning procedures is required to prevent â€¢ Gentlermeans of cleaning may include low- irreversible aesthetic and physical damage tobuilding pressure water washes, or scrubbing areas with features. a natural bristle brush (never metal). Certain chemical cleaners with proper application can â€¢ All cleaning methods should be undertaken be effective; however, these should be evaluated only with the gentlest means possible. after representative test-patches have been performed in an appropriate location. â€¢ All cleaning methods should be researched â€¢ Often, a combination of procedures and and tested in areas representative of the targeted materials is required to reach a desirable outcome conditions. However, this should be done in an inconspicuous while still using the gentlest means possible. location. (e.g. lower brick courses in rear of house, There is no one formula that will be suitable for clean- ing a building. NOT next to front door). â€¢ All tested procedures should only be evaluated after they have had ample time to Note that all masonry material are unique and require individual treatment-for example, clean- demonstrate final results. ing brick and granite require different procedures. â€¢ Abrasive cleaning methods are a last resort, since they tend to erode surface materials and accelerate further deterioration in building materials. Required Reading: e "Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings", Anne E. Grimmer, NPS. pp. 1-8. Recommended Reading: e "Preservation Brief 1: The Cleaning and Waterproof Coating of Masonry Buildings", Robert C. Mack, NPS. pp. 1-4. car Keeping it Clean: Removing Exterior Dirt, Paint, Stains and GnÂ¢iti.#om Historic Masonry Buildings. Anne E. Grimmer. pp. 1-33. Available at Historic Preservation Library page 16 Aspen Preservation Awareness Program Material Conservation Masonry Conservation â€¢ Patch selected areas of broken stone pieces with Masonry construction is one of the oldest and most epoxy repair. This produces a hard, thermosetting enduring of construction types in Aspen. Its mainte- resin which makes a tough, hard coating withexcellent nance, preservation and rehabilitation also tends to be adhesion. one of the most complex of preservation treatments. Many of the traditional masonry skills have been lost . Fill small areas of missing stone with composite in the trades, creating a problem in the rehabilitation patches. Mixes vary according to type of masonry, but process due to worker's unfamiliarity with materials should always be weaker than the masonry and meet and techniques. Modern scientific skills have proved other specifications in "General Principles for Ma- useful; however, many have resulted in further dam- sonry Conservation." Patches should match in color, age. texture and surface tooling. Thecharacteristicsofamasonrywallarethefollowing: â€¢ Strengthen masonry with consolidation proce- â€¢ Masonry type dures. This involves the application of an inorganic â€¢ Bonding pattern substance, chemically curable monomer or clear sili- â€¢ Mortar type and profile conepolymer.Limitedpenetrationoftheseconsolidant â€¢ Color methods provides only marginallong-term treatment. â€¢ Texture â€¢ Detailing These features all together create the unique character- Cracking istics of a wall, and all of these characteristics are Cracking isnarrow fissures from 1/16 inch to 1/2 inch equally important in the preservation of masonry aes- wide in a block of masonry. thetics to maintain historic integrity. Causes: settling of a building; too hard a mortar; inher- ent characteristic of the masonry itself. It should be understood that if deterioration is mini- mal, it is preferable to leave the masonry alone, as long Spalling and Exfoliation as the problem does not threaten the integrity of the Spalling is a condition when the outer layers begin to building or detract too much from the architectural brake off or peel away from larger blocks of masonry. character. Causes: the pressure of salts and freeze-thaw cycles of moisture trapped under the surface (subflorescence); Note: Always address any structuralissue prior to toohard a mortar inrepointingapplications; improper masonry treatment. cleaning techniques, especially abrasive methods, which may remove protective layers of brick or stone, thereby accelerating deterioration. Common Problems, Causes & Possible solutions include the following: â€¢ Determine the cause ofthe problem. Eliminate the Solutions cause. (For example, excess moisture in walls due to poor drainage, flashing failure, roof leaks, poor de- Chipping sign.) Chipping is when small pieces of masonry separate from the main stone or brick. Causes: later addition of too hard a mortar in nearby joints; accident. Possible solutions include the following: â€¢ Place a dutchman, a fill-in piece, Ofnaturalstone or a precast imitation for limited replacement, This new unit should be done with care to meet all specifi- cations in the"General Principles for Masonry Conser- vation." Aspen Preservation Awareness Program page 17 Material Conservation â€¢ Use zvater-repellent coatings in limited areas. Weathering This may serve to slow down the rate of deterioration. Weathering is the natural disintegration or erosion of This should only be employed after the surface has stone resulting in rounded surfaces. Weathering is thoroughly dried and measures have been taken to characteristic in areas of acid rain and common to prevent water from reentering. This is at best a tempo- sandstones and limestones. rary solution. These waterproof coatings should never Causes: wind; rain; snow. beapplied to surfaces with evidenceof subflorescence, since they will cause the mortar to retain the moisture Mortar Failure and accelerate deterioration. Mortar failure is the crumbling and deterioration of mortar strength, depth and profile. â€¢ Fill small areas of missing stone with composite Cause: naturally occurring with weathering; abrasive patches. Mixes vary according to type of masonry, but cleaning; chemical deterioration; excessive soiling. should always be weaker than the masonry and meet 1 1 other specifications in Guidelines for Masonry Reliabili- 1*; ~ ;21Â·05 11- ZI.- -1. .-1 tation. Patches should match in color, texture and 34 f .0,4-. surface tooling. - L :5 â€¢ Strengthen masonry with consolidation proce- tfy -0/el.rilillizizi;ill""al/9//Ct~ .4'id*Â£61 1.- dures. This involves the application of an inorganic - substance, chemically curable monomer or clear sili- F . *Â· ~Plr~- conepolymer. Limited penetration of theseconsolidant Â¢ ~# p~v~: ' 4. ... methodsprovides onlymarginallong-term treatmentÂ· ~04*0 0' -~.f~. -)~% * 2;â‚¬tia+wi*~~ Rising damp 64 '* 5..>9.*2~Â«~: . -,Â·,- e i,â€¢--.1 Rising damp is the suction of ground water into the ,- 7,& .â€¢~0;: - .lula ~ base of masonry walls through capillary action. A porous sandstone cornice is prone to deterioration, which Ims ~ Causes: moisture is drawn up into the walls and re- accelerated mortar failure. _ leased at the interior and exterior surfaces; the mois- ture often carries withitsalts which can lead to further surface deterioration; often due to improper drainage. Note: All of the above methods require specialized technical expertise and should only be practiced Possible solutions include the following: after adequate testing by craftspeoplefamiliar with â€¢ Install a horizontal layer of material that is im- historic masonry repair. pervious to water. This prevents the rising capillary action of ground moisture. First, all avenues should be explored to reduce ground moisture thatmaybecaused by roof drainage, landscaping or grading problems. â€¢ Injectimperviousinaterialsintotualls. Because of the difficulty in inserting impervious layers into the walls of existing masonry, techniques have been de- veloped to inject impervious chemical and synthetic materials. This process can also be helpful to minimize subflorescence. page 18 Aspen Preservation Awareness Program Material Conservation Repointing Mortar Joints â€¢ Lime/Portland CementMix-mayhaveamoregrey- ish color and will not crumble under hand pressure, Repointing is the process of removing deteriorated but will crumble under a slight hammer tap. In a mortar with hand tools and replacing the deteriorated water-and-vinegar solution only a partial separation mortar with new mortar. This is the most common will occur. Remember: color alone is not an indicator, due masonry rehabilitation technique and should be to tinting agents which may have been added. thought of as regular long-term maintenance. In addi- tion, this is frequently overlooked and performed with â€¢ Portland Cement Mortar-will break under a ham- inappropriate materials and techniques which result in mer, but tends to fracture and not crumble. It will not decreased aesthetics and accelerated masonry failure. Regu- break down in a water-and-vinegar solution. lar maintenance of roof materials, flaghing, and damaged su*ces can prevent water infiltration and prevent mortar For conclusive results and accurate mortar reproduc- failure, tion, a sample mortar should be analyzed in a materi- als laboratory where it can be sampled for composi- Putting modern mortar between old bricks can be a tion, aggregatemixture, bondingagents, porosity, color, recipe for disaster. Contemporary mortars are differ- and strength. ent in composition, strength, and color than historic mortars due primarily to the introduction of portland Step 2. Reproduce Mortar cement in the United States in the early 20th Century. Prior to the use of Portland cement in mortars, hy- In creating a repointingmortar that is compatible with drated or slaked lime mixed with sand was the pri- the masonry units, the objective is to achieve one that mary mortar composition. This mortar was of a softer matches the historic mortar as closely as possible, so that the new material can coexist with the old. The composition and served as a sacrificial layer, allowing for expansion in themasonry and adequate permeabil- following criteria are guidelines for proper mortar ity to wick moisture from the masonry itself. The reproduction: mortar joint inhistoricbuildings was often considered â€¢ The new mortar shall match the historic in color, the wall's "first line of defense." texture and tooling-basic aesthetic components. The introduction of portland cement to older build- â€¢ The sand must match the sand in the historic mor- ings has created a situationwhereby the masonryitself tar, since this will determine the mortar's color and becomes the sacrificial layer as moisture is trapped in texture. the masonry, making it susceptible to expansion and freeze-thaw cycles. Any expansion is absorbed by the masonry itselt but often it is unable to do so. This leads â€¢ The new mortar must have greater vapor perme- ability andbe sof}er (compressive strength) than the to failure in the form of cracking, spalling and exfolia- tion. masonry units. â€¢ The new mortar must be as vapor permeable and as Follow these steps: soft or softer (compressive strength) than the his- toric mortar. Step 1. Identify the Historic Mortar Type Step 3. Create Test Panels If the building was built prior to 1900, it likely used a Creating test panels should follow the same proce- lime mortar. Those buildings built after 1900, need dures as outlined in the "Cleaning" section of this more careful examination to determine mortar compo- document, and generally should occur in the same sition. A sample test should be performed to deter- location of the building. A general contractor may mine mortar type. The types of mortar include: want to have test panels required as part of the mason contractor selection process to determine one's ability â€¢ Lime Mortar-will generally have a pure white to accurately reproduce historic mortars and detailing. appearance, although white portland cement can be deceiving. Lime mortar will crumble under pressure between the fingers. Lime mortar will break down in a water or vinegar-and-lime solution. Aspen Preservation Awareness Program page 19 Material Conservation Step 4. Prepare the Joint ~ The traditional ma~er of removing mortar is through the use of hand chisels. This provides the best final 9//la.LNÂ»/.1 product due to minimal damage to the masonry units. \ The use of power saws and/or pneumatically-pow- ered chisels should be avoided.Without careful use they will irreversibly damage the masonry units. Pro- ficiency should be determined before these methods flush struck are approved. 0 >jitÂ»- .034%11 1 Â»21 '., Ila111111 - raked weathered .. 1 C --13(Le,.w.-.,+- _ ~ 914 994 1 '- /.L 11 1 ,1 ~El The tmditional manner of removing mortar is through the use of ~ ~ hand c}tisels. headed v-shaped ~ Step 5. Fill the Joint 9..// Â»-l/.N./1 ~~.l /4 Repointing shall maintain the same visual qualities as the historic pointing styles. Pointing styles may vary . throughout a building. Wide joints that lap over the arris of the brick are indicators of poor workmanship ''11//j'11111111~~ and detract significantly from the rehabilitation. -1/...0 . concaved Typical masonry joint tvpes.When repointing masonry,the original joint design should be preserved. Required Reading: :2 "Preservation Brief 2- Repointing Mortar Joints in Historic Masonry Buildings", Robert C. Mack and John R Speweik, NPS. pp. 1-16. Recommended Reading: e "Repointing Right" in Old-House Journal. John P. Speweik, July/August 1997. pp. 46-51. ~ Available at the Historic Preservation Library and the Public Library page 20 Aspen Preservation Awareness Program Material Conservation /A General Principles for Inappropriate A Cleaning masonry surfaces without sufficient test- ~ Masonry Conservation ing or sufficient time to observe final results. b Sandblasting brick or stone surfaces using dry or wet grit abrasives. This permanently erodes the Protecting and Maintaining surfaces and accelerates deterioration. X Using cleaning methods that involve water or Masonry chemical solutions when there is a possibility of freezing temperatures. Appropriate 0 Cleaning with harsh chemical products that will 4 Identify, retain and preserve masonry features that damage masonry. are important in defining the overall historic char- A Using high pressure water cleaning that will dam- acter of the building (such as walls, brackets, rail- age the mortar joints. ings, cornices, window surrounds, steps, columns) X Cleaning masonry surfaces when not heavily and details (such as tooling and bonding patterns, soiled to create a new appearance, needlessly in- coatings, and color). troducing chemicals or moisture. 1/ Protect and maintain masonry by providing A Removing paint with potentially destructive meth- proper drainage, avoiding standing water on flat ods such as sandblasting, caustic chemicals, or surfaces. high-pressure water blasting. Inappropriate Repointing Mortar Joints X Removing or radically changing masonry features which are important in defining the overall his- Appropriate toric character of the building. 0 Replacing or rebuilding a major portion of exte- 0/ Repair masonry walls and features by repointing mortar joints where there is evidence of deterio- rior masonry walls that could be repaired, so that ration. the building is essentially new construction. v' Remove mortar by carefully hand raking joints. h Applying paint or other coatings to masonry tha t 4 Duplicate old mortar in strength, composition, has been historically unpainted or uncoated. color and texture. b Removing paint from historically painted ma- 0/ Duplicate old mortar joints in width and in pro- sonry. file. A Failing to evaluate the causes of mortar joint dete- rioration such as leaking roofs, gutters, capillary Inappropriate action or extreme weather exposure. A Removing non-deteriorated mortar to create a uni- form appearance with all new repointing. Cleaning Masonry 1 Repointing with mortar of high portland cement content, unless it is the content of the historic mor- Appropriate tar. This is a common cause of accelerated dete- 0/ Clean masonry only when necessary to remove rioration due to differing expansion coefficients, heavy soiling. porosity of the mortar and masonry material. 1/ Carry out masonry cleaning processes after thor- A Changing width or profile of repointing. ough testing has been performed to confirm long range results of the gentlest means possible. 0/0 Clean masonry surfaces with the gentlest means possible such as low pressure water and deter- gents, using natural bristle brushes. 1 Remove damaged paint or deteriorated paint with the gentlest means possible (i.e. hand scraping). Aspen Preservation Awareness Program page 21 Material Conservation 1 1 Repairing Masonry Features Appropriate 0/ Repair masonry features by patching, piecing-in, or consolidating the masonry using recognized preservation methods, after addressing the cause >22--- di of the deterioration. Repair may include the lim- 1-7 L 73:t i ited use of compatible substitute materials. . I. v' Replace missing historic features with accurate res- toration using adequate historical documentation or a new design that is compatible in size, scale, i material, and color. - 1 1,>r. Inappropriate A Replacing entire masonry features when only por- U n cornice or other masonry feature is damaged or deteriorated, then repairing it is the preferred treatment. tions require repair. b Using substitute materials that do not convey the visual appearance of the surviving parts, or that ' are physically or chemically incompatible. 0 Creating a false historical appearance based on in- 14.....-X V//4 sufficient information, or introducing a new fea- ture that is incompatible in size, scale, material or , J. color. / .. 1 - Repair masonry fentures by patching, piecing-in, or Consolidating the masonry using recognized preservation methods. For additional Information: 02' Arndt, Jacob. " Seamless Stucco-Step-By-Step Repairs for Exterior Stucco" in Old-House Journal. July/Au- gust. 1995. pp. 48-53. 09 Coney, William B. Preservation Brief 15- Preservation of Historic Concrete: problems and General Approaches. Washington, DC: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior. 1987. a Grimmer, Anne E. A Glossary of Historic Masonry Deterioration Problems and Preservation Treatments. U.S. De- partment of the Interior, National Park Service, Heritage Preservation Services. 1997. a Levine, Jeffrey S. Masonry- Stabilization and Repair of Historic Terra Cotta Cornice. Preservation Tech Notes, U.S. Department of the Interior, National Park Services. 1991. 09 New York Landmarks Conservancy. Historic Building Facades- The Manlial for Maintenance and Rehabilitation. Preservation Press, New York, New York. pp. 31-136. ( Contains chapters on Stone Masonry, Brick Masonry, Terra Cotta Masonry, Cast Stone, Mortar, Concrete) 9 Powers, Robert M. Masonry- Substitute Materials: Replacing Deteriorated Serpentine Stone with Pre Cast Con- crete. Preservation Tech Notes, U.S. Department of the Interior, National Park Services. 1988. page 22 Aspen Preservation Awareness Program 2% Material Conservation Wood Conservation : Woodisoneofthemostcommonbuildingmaterialsin ' Basics of Wood Conservation : use today and has been historically. Many of the his- ~ torie residences and commercial facades in Aspen . 6 Remove the source(s) causing the trouble. : were constructed with high quality wood, often em- ~ Examples include a leaking roof, failed : ploying enduring joinery and high quality craftsman- ~ gutters, poor interior ventilation, over- : ship in the details. Wood provided an excellent me- Â· loading. dium for carpenters to express their talents and cre- : A Make all efforts to retain original work : ativity. Preserving these features is fundamental to : and disturb the original work as little as : retaining the historic character of the commercial and : possible. residential districts in Aspen. : 2% Repair in such a manner that the original : . aesthetic effect is not impaired. Evaluation and Analysis of Wood : 00 Pay attention to the effect of heavy exte- : rior work upon the interior of a building. : Conservation Problems : 5 Avoid altering the balance of stresses : without careful structural engineering. : Coating Failure T h Approach straightening of structures care- : Coating failure is one of the most common problem : fully, and consider merely securing and ; leading to wood deterioration. Often coating failure is ; stabilizing. i due to moisture problems, or incompatible layers of i k Investigate all options to repair wood fea- ~ finish coats. Any signs of coating failure should be i tures prior to replacement. signals of likely wood deterioration and the need to i h Partial or complete replacement should be ; assess moisture problems. Â· "in-kind" and match the existing feature ~ in the following criteria: species, cut type, Decay color, tooling, finish. Decay is usually in the form of brown rot or white rot. Excess moisture in the wood fosters an environment Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· for fungi, the casue of decay. Insect infestation poses significant danger to historic Failure of Fastenings wood buildings because by the time signs are appar- Failure of fastenings occurs when ferrous metals rust ent, often considerable damage has been done. The extensively and no longer enable them to support the following evidence may indicate insect infestation: required load. bore dust, excreta, debris and tunnels. Often the inte- rior of the member contains the most damage and the Checking, Splitting and Sheared Members exterior can be deceptively fine. Woodnaturally will checkover time, particularly when drying. Rapid drying can promote excessive checking and diminish the structural integrity of members. In older buildings, excessive stresses have often been placed upon timbers due to later structural alterations. Excessive forces for prolonged time can shear struc- tural members. Insect infestation Note: Always investigate why a coating has failed and address the catises prior to appljing new fin- ishes. Aspen Preservation Awareness Program page 23 Material Conservation Technical Options â€¢ Consider substitute materials when the original ~ wood features in historic building to meet the Guide- susceptible to decay ( flagstone) or where maintenance Appropriate options should be chosen to conserve is not available, or where the original is known to be lines and Principles outlined above. Too often wood may be difficult (church steeple). features are removed in haste and replaced with inap- propriate substitutes. Increased familiarity with the â€¢ Considersubstitute material onlyif itissimilarin technical options available (from simple detail repair composition, design, color, and texture to the original. tocomplexstructuralmemberrepair)promoteshigher â€¢ Take proper care in the removal of features dur- quality rehabilitation by retaining original building ing construction to avoid any damage. fabric. â€¢ Evaluate materials for their long-term durabil- Structural Repair ity. For example-stainless steel fasteners, high quality â€¢ Reinforce wood members with dowels or pegs of caulking compounds, back priming boards and de- wood, metal or fiberglass. Timbers can be splinted with new timbers, structural steel and screwing. Ten- tails, decay resistent woods and quality joinery. ons can be replaced and severely checked timber can be stabilized. --i , Replacement A -t ,1 piece â€¢ Fill missing areas with a variety of methods in- cluding: wood splicing, synthetic resins and wood dust and commercial epoxy fillers. â€¢ Strengthen old wood after fungal or insect attack by impregnating the wood with a low viscosity syn- 1 1 thetic resin-referred to as consolidation . 1 + C0.- - â€¢ Combine systems of reinforcement and consoli- dation in order to enable old timbers to retain their aesthetic quality, while carrying loads again. YES! Repair of exterior features and details Replace details in-kind with wood of similar characteristics. â€¢ Many of the same techniques used for structural repairs are appropriate for exterior repair of wood features. â€¢ Replace details in-kind with wood of similar characteristics. Recommended Reading: mr "Techniques for Two Timbers", John Leeke in Old-Hottse Joitinal. September/October 1996. Available at Historic Preservation Library and Public LibraryÂ· Er "Exterior Woodwork- Protecting Woodwork Against Decay Using Borate Preservatives" iln Preservation Tech Notes. AIwilable at Historic Preseriwtioll LibmrV NPS. 1993. page 24 Aspen Preservation Awareness Program Material Conservation Model Rehabilitation Project â€¢ The referenced article,"New Life for an Early Door- way" is an example of appropriate planning, proce- dures, techniques and attention to quality craftsman- ship when rehabilitating wood features on an historic building. Note the appropriate rehabilitation ap- proaches profiled in the article: â€¢ Approaches to retain as much of the original ma- terials â€¢ Creation of new parts based upon methodically researched designs â€¢ Careful testing of techniques and materials prior to final application Note the appropriate rehabilitation tech- niques profiled in the article: â€¢ Careful removal of parts to repair and replace â€¢ Use of durable materials in reconstruction â€¢ Conservation of existing wood through consoli- dation/epoxy treatment â€¢ Use of historic materials â€¢ Back priming all members â€¢ The use of hand tools for careful replication of details â€¢ Thorough finish analysis and careful sample test- ing for paint removal Required Reading: um "New Life For An Early Doorway" by John Leeke in Old-House Journal. March/April 1993. Available at Historic Preservation Library and Pitblic LibraryÂ· Additional Information: 02' Bock, Gordon. "The Craft of Clapboarding" in Old-House Journal. May/June 1999 9 Leeke, John. "Curing Ailing Sills" in Old-House Journal. March/April 1994. 9 O. Bright, Alan. Exterior Woodwork- Paint Removal from Wood Siding. Preservation Tech Notes, U.S. Depart- ment of the Interior, National Park Services. 1986. Br Park, Sharon. Exterior Woodwork- Proper Painting and Surface Preparation. Preservation Tech Notes, U.S. De- partment of the Interior, National Park Services. 1986. er Weaver, Martin. Conserving Buildings- A Manual of Techniques and Materials. "Restoring and Repairing Old Wooden Structures". Preservation Press. New York, New York. 1997. pp. 13-57. Aspen Preservation Awareness Program page 25 Material Conservation a General Principles for Remove Paint ~ Wood Conservation Appropriate 0/ Remove paint to the next sound layer using the gentlest means possible, then repainting. Retain and Preserve Wood Features 0/ Use chemical strippers primarily to supplement other methods of paint removal. Detachable ele- Appropriate ments can be chemically dip-stripped. 4 Identify, retain and preserve wood features that are important in defining the overall historic char- Inappropriate acter of the building such as: siding, cornices, A Removing paint that is firmly adhering to, thus brackets, window surounds, doorway surrounds, protecting wood surfaces. and their paints and finishes. A Using destructive paint removal methods such as open flame, sandblasting or waterblasting, These Inappropriate can irreversibly damage historic woodwork. 0 Removing or radically altering wood features that X Failing to neutralize the wood thoroughly after are important in defining overall historic charac- using chemical strippers. ter of the building. b Allowing chemical strippers to raise the grain sur- h Removing a major portion of the historic wood face features. instead of repairing or replacing only the deterio- rated wood. X Radically changing the historic type of finish, its Repair Wood Features color or accent scheme so that the historic charac- ter of the exterior is diminished. Appropriate 0 Stripping historic surfaces to bare wood, then ap- 0/ Repair wood features by patching, piecing-in, con- plying clear finishes to create a "natural" look. solidating or otherwise reinforcing the wood with proven preservation methods. Repair may also ,~ Protect Wood Features include limited replacement in-kind-or with compatible substitute materials. Appropriate 1/ Replace in-kind an entire wood feature that is too 1/ Protect and maintain wood features by maintain- deteriorated to repair, if the overall form and de- ing proper drainage so that water does not stand tailing are still evident, using the physical evidence on flat surfaces. to reproduce the feature. If using the same mate- 0/ Inspect wood surfaces to determine if painting or rial is technically or economically not feasible, then cleaning is all that is required. a compatible substitute material may be consid- ered. Inappropriate 0 Failing to identify the causes of wood deteriora- tion prior to cosmetic treatments. \ . A I Replace in-kind an entire wood feature that is too deteriorated to repair, if the overall form and detailing are still evident, using the physical evidence to reproduce the feature. ~ Inspect woodsiwfacestodetermineÂ¢paintingorcleaningisallt/int is required. page 26 Aspen Preservation Awareness Program Material Conservation 0/ Design and install missing historic features based upon accurate restoration using historical research or a new design that is compatible in size, scale, material an color of the historic building. Inappropriate 0 Replacing an entire wood feature such as a cor- nice or wall when repair of the wood or limited W-t replacement is inappropriate. A Removing an entire wood feature and not replac- ing it, or replacing it with a new feature that does not convey the same visual appearance. A Creating a false historical appearance because the Where a historic element Or detail is missing it sliould be replaced. replaced feature is based upon insufficient histori- cal documentation, or creating a new appearance that is incompatible in sLze, scale, material or color. For additiond information see Preservation Trent- ments section(s): t LEr 'ar â€¢ Historic Finishes Design and install a nezo one based upon accurate restoration using j;88rial nseardz. 11* ... Where no historic evidence is available, a new design that is compatible in size, scale, material and color of the historic building is appropriate. . Aspen Preservation Awareness Program page 27 Window Conservation - WINDOW CONSERVATION Principle: The character-defining features of historic windows and their distinct arrangement should be preserved. In addition, new windows should be in character with the historic building. This is especially important on primary facades. Windows are some of the most important character- 11~ defining features of most historic structures. They give scale to buildings and provide visual interest to the Â¥ -- - "-- * *** .- composition of individual facades. Distinct window . -1 I. designs in fact help define many historic building :61 ./:p- '.=-,-0 ....... .- openings or they have surrounding casings and sash #_â€žLE $ 1 components which have a substantial dimension that -r- historic style. Because windows so significantly affect : f :- -- ; ' styles. Windows often are inset into relatively deep ; t. cast shadows that contribute to the character of the . the character of a historic structure, the treatment of a : historic window and the design of a new one are l Â· -~: therefore very important considerations. Window Features The size, shape and proportions of an historic window ~ - Â· ' are among its essential features. Many early residen- 2 tial windows in Aspen were vertically proportioned, for example. Another important feature is the number - of "lights," or panes, into which a window is divided. Typical windows for many late nineteenth century cottages were of a "one-over-one" type, in which one large pane of glass was hung above another single ,/, â€¢* 0 pane. The design of surrounding window casings, the depth and profile of window sash elements and the ... ,// h 9. , -Â· 1 materials of which they were constructed are also important features. Most early windows weremade of wood although some historic metal casement win- dows are found. In either case, the elements them- ..111 '* Ijj- selves had distinct dimensions, profiles and finishes. The manner in which windows are combined or ar- 0 ranged on a building face also may be distinctly asso- 494 -/ 4- ciated with a building style. For example, on some 5.0, 1.,i~ 1 . bungalows a large central pane of fixed glass was .0 ._j _00, _00,0 flanked by a pair of vertically-proportioned easement windows.This compound window frequently occurred , on building fronts under broad porches.All of these - features are elements of historic window designs that Ornamental windows slick as those above one character-defining should be preserved. features that often indicate the architectural style of a house. page 28 Aspen Preservation Awareness Program Window Conservation character-defining elements. A window in an obscure ~ Deterioration of Historic location or on the rear of a structure may not be. Greater flexibility in the treatment or replacement of Windows such secondary windows may be considered. Properly maintained, original windows will provide excellent service for centuries. Most problems that occur result from a lack of maintenance. The accumu- lation of layers of paint on wood sash may make 'Pl C operation difficult. Using proper painting techniques, such as removing upper paint layers and preparing a proper substrate, can solve this problem. ' Water damage and the ultra violet degradation caused by sunlight also are major concerns. If surfaces fail to drain properly, water may be introduced. Condensa- tion during winter months also can cause problems. Damage occurs when the painted layer is cracked or peeling. Decay results that may make operation of the window difficult and if left untreated can result in MrÂ»b- significant deterioration of window components. In 1 -'5(53 rnost cases, windows are not susceptible to damage if .1 -2 V- a good coat of paint is maintained. Historic window, with deteriorated sill and jamb, before Repair of Historic Windows reliabilitation. Whenever possible, repair n historic window, rather than replace it. In most cases it is in fact easier, and more economical, to repair an existing window rather ~/~ ~ ~ than to replace it, because the original materials con- tribute to the historic character of the building. Even when replaced with an exact duplicate window, a portion of the historic building fabric is lost and there- fore such treatment should be avoided. When consid- ering whether to repair or replace a historic window, consider the following: Off Follow these steps: Step 1. Determine the window's architectural significance. Is it a key character-defining element of the building? The historic window repaired to its original condition lielps retain Typically, windows on the frontof the building and on its historic significance. sides designed to be visible from the street, are key Required Reading: 09 "Preservation Brief 9: The Repair of Historic Wooden Windows". John H. Myers. NPS. 1981 pp. 1-7. Available at Historic Preservation Resource Library Recommended Reading: a Leeke, John. "Curing Ailing Sills" in Old-House Journal. March/April 1994. Available at Historic Preservation Resource Library and Public Library Aspen Preservation Awareness Program page 29 32 Window Conservation ~ Step 2. Inspect the window to Replacement Windows determine its condition. Step 1. Replace a window to match Distinguish superficial signs of deterioration from ac- tual failure of window components. Peeling paint and the appearance of the original to the dried wood, for example, are serious problems, but greatest extent pOSSible. often do not indicate that a window is beyond repair. While replacing an entire window assembly is dis- What constitutes a deteriorated window? A rotted sill couraged, it maybe necessary in some cases. To do so, maydictate its replacement, but itdoesnotindicate the the size and proportion of window elements, includ- need for an entirely new window. Determining win- ing glass and sash components, should match the dow condition must occur on a case-by-case basis, original. In most cases, the original profile, or outline however as a general rule, a window merits preserva- of the sash components, should be the same as the tion, with perhaps selective replacement of compo- original. At a minimum, the replacement components nents, when more than 50 percent of the window should match the original in dimension and profile, components can be repaired. and the original depth of the window opening should be maintained. Step 3. Determine the appropriate treatment for the window. Step 2. Use the same material as the Surfaces may require cleaning and patching. Some original window. components may be deterioratedbeyond repair. Patch- A frequent concern is the material of the replacement ing and splicing-in new material for only those por- window. While wood was most often used histori- tions that are decayed should be considered in such a cally, metal and vinyl-clad windows are common on case, rather than replacing the entire window. If the the market today and sometimes are suggested as entire window must be replaced, the new one should replacement options by window suppliers. If the match the original in appearance. (See "Replacement historic window was wood, then using a wood re- AIA Windows" in the following section.) placement is the best approach. Energy Conservation In some cases, owners may be concerned that an older window is less efficient in terms of energy conserva- tion. In fact, most heat loss is associated with air leakage though gaps in an older window that are the result of alackofmaintenance, rather than lossofenergy through ' + ..1 ....1 - .1. I . , -teâ€ž.- the single pane o f glass found in historic windows. The : . ..00 glazing compound may be cracked or missing, allow- , ..%1= *-4 , â€ž01291:1160*0.- ing air to move around the glass. Sash members also ' f ...../.. 1 . may have shifted, leaving a gap for heat loss. 0 1 i .,1.1 1 0% f - The most cost-effective energy conservation measures i I. ' 5 4 for most historic windows are to replace the glazing 1 :4 - - Â¥ al + 11 compound, repair wood members and install weather f - - I . 1-- 4 le,u . 1 h=---mj,1:2.2~ stripping. These steps will dramatically reduce heat ...1 :1~ eme :- , . loss while preserving historic features. .9414 -$- 1 1 -i@ IF . ./ 6. If additional energy savings are a concern, consider installing a storm window. This may be applied to the 4 + - 71-... Â·- interior or the exterior of the window. lt should be L.1 1 .. ... ....4- designed to match the historic window divisions such ... that the exterior appearance of the original window is Â· ' -:; not obscured. lf a storm window is to be installed on the exterior, match the sash of the original window. page 30 Aspen Preservation Awareness Program Window Conservation Step 3. Match alternative materials to the original, in terms of the finish of the material, its proportions and profile of sash members. H H - i f It is possible to consider alternative materials in some ~ . special cases, if the resulting appearance will match the original. For example, if a metal window is to be I ~ _ ~; used as a substitute for a wood one, the sash compo- nents should be similar in size and design to those of the original. The substitute material also should have A replacement window shall match tlie original in its design. The a demonstrated durability in similar applications in new window (on the left) is smaller than the historic opening and this climate. is inappropriate. Step 4. Preserve the original casing when feasible. This trim element often conveys distinctive stylistic features associated with the historic building style and maybecostlytoreproduce. Manygood window manu- facturers today provide replacement windows that will fit exactly within historic window casings. For additional information: e Park, Sharon C. Preservation Briefs 13: The Repair and Thermal Upgrading of Historic Steel Windows. Washing- ton, DC: Technical Preservation Services, National Park Service, U.S. Department of the Interior. gar New York Landmarks Conservancy. Repairing Old and Historic Windows: A Manual for Architects cuid Home- owners. Washington, DC: National Trust for Historic Preservation, 1992. war National Trust for Historic Preservation. New Energy for Old Buildings. Washington, DC: The Preservation Press, National Trust for Historic Preservation, 1981. re:' The Old House Journal. "Anatomy of a Double-hung Window." Aspen Preservation Awareness Program page 31 Porch Conservation - PORCH CONSERVATION Principle: Where a porch has been a primary character-defining feature of a front facade, this should continue. In addition, a new (replacement) porch should be in character with the historic building, in terms of scale, materials and detailing. Historically porches were popular features in residen- Porch Features tial design. From the period of the Classical Revival of the nineteenth century to the Craftsman and Period Porches vary as much as architectural styles. They Revivals of the early and middle twentieth century, differ in height, scale, location, materials and articula- architects have integrated porches into theirbuildings. tion. Porches may be simple one- or two-story struc- A porch protects an entrance from snow and provides tures. A porch may project or wrap and have elaborate shade in the summer. lt also provides a sense of scale details and finishes. Although they vary in character, and aesthetic quality to the facade of a building. A most porches have a few elements in common: porch catches breezes in the warmer months, while â€¢ Balustrades providing a space for residents to sit and congregate. â€¢ Posts/columns Finally, a porch oftenconnects a house to its context by â€¢ Architectural details orienting the entrance to the street. â€¢ Hipped/shed roofs Many architectural styles and building types, such as These elements often correspond to the architectural the Victorian era style and the Craftsman style, devel- style of the house and therefore the building's design oped with the porch as a prime feature of the front character should be considered before any major reha- facade. Some porches even convey the design expres- bilitation or restoration work is done. sion of the house, such as the Prairie style porch, which . often echoes the horizontal orientation of the house. Because of their historical importance and prominence f as character-defining features, porches should receive .0 sensitive treatment during exterior rehabilitation and restoration work. A...........im........ t N. ,.,ma , . t. - M . rrID ., -1 ~ 11,1111 ry' ~, * - 14 *C'-*(A lj.1 * 41 11 2 . -- -9 --- 1 . ly k 0 -9. 4~-4+1 111,4. ..6 - 90 I .... 7 9.â‚¬ (0 ty ...=2 4 .2 o.-11 1 SIN' , . .ti j .: - N.Law-&0*.479;:1 e .â€¢ - L . .*.f lilli ,;1 -â‚¬51 .1- 4 r.. ' This porch has been altered. As a result, its historic character is * 16-: -i"r,3- --- 4. . compromised. . 1. r 1 ... w---1*'f * Historically porches were popular features in residential design. This porch connects its house to its context and helps to identify its architectitral style. page 32 Aspen Preservation Awareness Program Porch Conservation Porch Deterioration Ah 1 1 7 Because of constant exposure to sun and rain and the .2,. la ; ...f fact that a porch is open to the elements, it decays faster ' than other portions of a house. Much deterioration is - caused by rain spilling onto the porch from the main roof of the house. lf this water does not drain away, - -:..- m!*1 then deterioration occurs. Furthermore, if the water is not then channeled away from the foundation of the porch its footings may be damaged. One type of dam- age is "rising damp," a condition in which masonry absorbs water and begins to decay. Other problems include weathering of features such as posts, columns, :-tr-= :0'.~:, , ~~ U- steps and decorativedetailing. Peelingpaint is a coin- . i ,t#.1,Ab.*,.:. i mon symptom. In some cases the porch itself may .~1'24Â·EN'44'- 1 1Â¢20, IgAR.1,&4 :, 1~ experiencesaggingordetachmentfrom thehousedue :*9:1102~SUA~*1253#165 5;~~, 15 ' ~,3*lllliilllllillill::ellflll to settling of the house or the porch. ~ =9Â£10,7 . 1 -32 -,Lill'll'll'll'll ",a,011&*1*341)*i*r , Porch Alterations # 1 -4.,4, Because of constwit exposure to siin and rain and tile fact that a Many porches have been altered or removed. Some porch is open to the elements, it decays faster than other portions of have had minor changes, such as roof repairs or re- (t house. painting, while others have been altered to the degree that they have lost much of their character. In many Â· , 10'll,1,"i .41'42Â£ cases a porch may have lost character-defining fea- 4 11 PI~A ?-11,2'Ill~~~ tures, such as balustrades, posts, columns and decora- tive brackets-features that usually define architec- -.-&......fl-:'Â·Â»~ 11 241, turalstyles and that mayhave been replaced by incom patible substitutes. For instance, wood columns and f~ **,iâ€¢ *-- ~111,~, 3~~~~~~ ~ balustrades were commonly replaced with thin Ill - ....r-F. &. 9 1. "wrought iron" railings and posts in the 1950s. This ~6 M *1~~ compromised the proportions and architectural integ- ~~ ~ ~~ _ -im.,1 .1 1 rity of the house. In the mid-twentieth century it was ,.. I ~ - also fashionable to totally remove the front porch. 21 I Since the 1950s, it has also been popular to enclose a - front porch with opaque materials, which destroys its historic character and function. 1 It is preferred to repair any deteriorated portions of a porch, rather than replacing the porch altogether. Aspen Preservation Awareness Program page 33 Porch Conservation Repair of Porches Irz:-Â· ...~ Afterdiscoveringstructuralorcosmeticproblemswith a porch, one should begin to formulate a strategy for its -dep-pk*1- L-* treatment. The most sensitive strategy is to repair the ..2=:*< * porch. This treatment is preferred, rather than replac- -- . ..â€ž ./ ./.LI ....:'./. ing the porch altogether. In most cases it is in fact -- .*-:.6.T :2.94:.I:â€¢:â€¢.4.. 1 ::1"'Imi"'lililll easier, and more economical, to repair an existing ~-~ ,~il; porch or porch elements, rather than to replace them. - This approach is preferred because the original mate- rials of a porch contribute to the historic character of 1 . ' ' L F.... the building. Even when replaced with an exact dupli- cate porch, a portion of the historic building fabric is 0 I t. lost; therefore, such treatmentshouldbe avoided when Wood detailing on porches, such as this jigsaw ornamentation, feasible. should be preserved. Replacing a Porch Follow these steps: Step 3. Respect the location, scale, and materials of the replacement Step 1. Investigate the status of the porch. current porch to determine its history, as well as to ascertain which Step 4. Make new details be features, if any, are original. compatible with the design of the While replacing an entire porch is discouraged, it may porch and the style of the house. ~ be necessary in some cases. Step 2. Research the history of the house to determine the appearance and materials of the original porch. In doing so, one should search for: 1) written docu- mentation of the original porch in the form of historic photographs, sketches and/or house plans; 2) physi- cal evidence of the original porch, including "ghost lines" on walls that indicate the outline of the porch and/or holes oIl the exterior wall that indicate where the porch may have been attached to the front facade; 3) examples of other houses of the same period and style that may provide clues about the design and location of the original porch. Required Reading: ca' Steve Jordan. "Details that Endure" in Old-House Journal. May/June 1999. pp. 46-49. Recommended Reading: a Mary Ellen Folsom "A Place for the Porch" in Old-House Journal. May/June 1999. pp. 40-45. ~ Available at Historic Preservation Resource Library and Public Library page 34 Aspen Preservation Awareness Program Roof Conservation ROOF CONSERVATION Principle: The character of the historic roof should be preserved, including its form and materials wherever feasible. The character of the roof is a major feature for most Repairing a Historic Roof historic structures. When repeated along the street, the repetition of similar roof forms also contributes to a sense of visual continuity for the neighborhood. In Roof form each case, the roof pitch, its materials, size and orien- In repairing or altering a historic roof it is important to tation are all distinct features that contribute to the preserve its historic character. For instance, one should character of a roof. Gabled and hip forms occur most notalterthepitch of the historic roof, the perceived line frequently, although shed and flat roofs appear on of the roof from the street, or the orientation o f the roof some building types. to the street. The historic depth of overhang of the eaves, which is often based on the style of the house, Although the function of a roof is to protect a house should also be preserved. from the elements, it also contributes to the overall character of the building. Historically the roof shape Roof materials was dictated by climatic considerations, which deter- mined roof forms and pitch. Aspen has seen the con- struction of various roof forms. Follow these steps: Step 1. Avoid removing historic Roof Deterioration roofing materials that are in good The roof is the structure's main defense against the condition. elements. However, all components of the roofing system are vulnerable to leaking and damage. When Where replacement is necessary, such as when the the roof begins to experience failure, many other parts historic roofing material fails to properly drain or is of the house may also be affected. For example, a leak deteriorated beyond use, one should use a material in the roof may lead to damage of attic rafters or even that is similar to the original in style and texture. The wall surfaces. Common sources of roof leaks include: overall pattern of the roo fing material also determines whether or not certain materials are appropriate. For â€¢ Cracks in chimney masonry instance, cedar and asphalt shingles have a uniform â€¢ Loose flashing around chimneys and ridges texture, while standing-seam metal roofs cause a ver- â€¢ Loose or missing roof shingles â€¢ Cracks in roof membranes caused by settling tical pattern. rafters â€¢ Water backup from plugged gutters or moss ac- cumulation on shingles 71-. 2 -- - --, -- r=- -; - - }1 1.,Prl' 13.1. I ' 40. ..04'Rel . ..Â· 1 2 7 - .ir f- 151 ..4 ! 4 - 1 S. I. , . .* - r -1 4 4 5 2 * /- I .' . I o . This reroofing job maintains the historic character of the house 14/ using trmlitional wooden shingles. Note the proper hdmique of attaching shingles to battens for proper ventilation to enable moisture evaporation, prolonging the life of the roof. Aspen Preservation Awareness Program page 35 Roof Conservation Step 2. Match the color of the repaired roof section to the historic roof material. Wood and asphalt shingles are appropriate replace- ment materials for most roofs. A specialty roofing material, such as tile or slate, should be replaced with a matching material whenever feasible. Step 3. Do not use metal roof materials, unless the existence of a former metal roof can be demonstrated. Use existing material or historic documentation such as photographs to determine if the structure has his- torically had a metal roof. The use of metal shingle roofs on historic structures is not appropriate because of their texture, application and reflectivity. For additional information: E Park, Sharon C. Preservation Bri* 19: The Repair and Replacement ofHistoric Wooden Shingle Roojk. Washing- ton, D.C.: Technical Preservation Services, National Park Service, U.S. Department of the Interior. e Levine, Jeffrey S. Preservation Brie* 29: The Repair, Replacement and Maintenance ofHistoric Slate Roofs. Wash- ington, D.C.: Technical Preservation Services, National Park Service, U.S. Department of the Interior. ar Grimmer, Anne E. and Paul K. Williams. Preservation Briefs 30: The Preservation and Repair ofHistoric Clay Tile Rooth. Washington, D.C.: Technical Preservation Services, National Park Service, U.S. Department of the Interior. 02 Pieper, Richard. Preservation Tech Notes: Metals #2: Restoring Metal RoofCornices. Washington, D.C.: Technical Preservation Services, National Park Service, U.S. Department of the Interior. page 36 Aspen Preservation Awareness Program Historic Finishes HISTORIC FINISHES Principle: Proper surface preparation, elimination of moisture problems, and appropriate paint systems are essential for effective protection of exterior surfaces. Paint is a building's first layer of protection, beyond just being an aesthetic detail. Exterior woodwork and Common causes of moisture prob- paint coverings need routine maintenance. Without lems: question the most critical part of a quality paint job is proper surface preparation. Unless the surface is not Exterior-leaking root leaking gutters, insuf- properly cleaned, dried, treated and primed, the paint ficient caulking, improper flashing, landscap- will fail prematurely and often lead to building mate- ing. rial deterioration. Interior-poor interior ventilation, improp- erly insulated walls. It should be understood by a contractor and any sub- contractors that a quality paint job on an historic Always fix moisture problems prior to any building is going to involve a lot more than just paint- surface treatments. ing. The more thorough the understanding of what is required for a lasting paint job will provide clearer documentation in contract specifications. For large or complex finish jobs on historic buildings, Step 2. Clean All Surfaces sample patches should be employed and may be con- â€¢ Clean surfaces provide a better indication of the sidered as part of the bidding procedure. existing conditions, and are necessary for optimum paint adhesion. Maintaining Finishes â€¢ Clean surfaces with the gentlest means possible The followingare theappropriateprocedures formain- and be sure any detergents are thoroughly rinsed. Be taining finishes on an historic building. careful of power washing, which can damage details and substrates and potentially add more moisture to Follow these steps: the surface and subsurface. Allow all surfaces to thor- oughly dry. Step 1. Assess conditions Step 3. Remove deteriorated paint â€¢ Moisture levels in a building surface are usually There is no one best way to remove paint from a the result of a design defect or maintenance problem. buildingand oftennumerous methods may need tobe Peeling andbubblingof paint especiallylocalized, are employed on different features on onebuilding. Rarely indicators of moisture problems. These moisture prob- does an entire surface need to be stripped and this lems can be a result qfeither exterior conditions or interior practice should be avoided because it will generally conditions. damage wood. In the case of significant stripping, always leave an area un-sanded as a'historic window' to the building's finish history. Required Reading: Er "Exterior Woodwork- Paint Removalfrom Wood Siding" in Preservation Tech Notes. NPS. 1986. Available at Historic Preservation Resource Library Aspen Preservation Awareness Program page 37 Historic Finishes Traditional handscraping, although labor intensive, Step 5. Prime the surface tends to provide the best surface preparation while The primer is an integral part of the paint system and doing the least amount of damage. should notbe skipped. It provides a protective film on the wood and better surface adhesion for topcoats, The following methods of paint removal should be which contain more pigment and less skin-making evaluated for their appropriateness: binder. Be sure that existing paint layers, new primer and new top coats are compatible. This might necessi- Sanding- tate confirmation whether the existing top coats are Pro-Provides smooth finish, clean substrate. oil- or latex-based. Con-Can damage surfaces, can expose hazard- â€¢ Caulk all gaps after priming with a high quality ous dust and lead, exposes nailheads prone to rust. elastomeric compound that is "paintable." â€¢ Moisture levels in substrate should not exceed 14% Chemical strippers when priming. Pro-Cost-effective for removal of thick buildup or complex details. Step 6. Paint surfaces Painting is a craft and needs to be approached me- Con-Potentially hazardous, very messy. thodically. Historic buildings require attention to de- tail, and proper planning. Site and building protection Heat tools Pro-Properly used can remove thick layers with is fundamental to a good job. Paint drips on porch minimal substrate damage. Good for flat surfaces. roofs, foundation walls and even landscaping are un- acceptable on any quality paint job. Very clear specifi- cations shall be included in the painting contract re- Con-Improperly used can scorch surfaces and in- garding such matters. troduce fire hazards. â€¢ Sand and dust all prime coat surfaces. Step 4. Prepare the surface â€¢ Write clear specification on the conditions under â€¢ Sand all scraped surfaces smooth. which painting will proceed, including tempera- â€¢ Fill voids with putty or wood. ture and moisture levels. Rushing to get the job done â€¢ Treat exposed wood with conditioner to prolong in marginal conditions wi]11ead to premature paint the life of the wood and paint job. Natural or syn- failure. thetic oils will enliven dried-out, weather-beaten â€¢ Clearly check manufacturer specifications on com- wood. patibility of products. â€¢ Treat decay-prone areas with water repellent pre- servatives (WRP's). Required Reading: mr "Exterior Woodwork- Proper Painting and Su*ce Preparation" in Preservation Tech Notes. NPS. 1986. Available at Historic Preservation Resource Library page 38 Aspen Preservation Awareness Program Historic Finishes What are Historic Colors? Step 2. Choose a color palette. Historic paint colors and schemes varied throughout â€¢ Choose from among the period color cards of the building' s era. the 19th and 20th Century, however, they were gener- â€¢ Choose colors that relate to the natural color ally more subdued and earthtone in nature that most schemes of the area-for example, many historic people's conceptions. Replication of exact paint colors paints were based upon naturally occurring earth datingback to abuilding'speriod of significance might notbe the goal, oreven desirable, especiallysince some pigments. schemes were less than flattering. It is possible to paint â€¢ Consider practicality-the more elaborate the paint scheme, the more maintenance is required a building in appropriate historic colors, while still express- and the more apparent is surface degeneration. ing individual taste. â€¢ Isolate whimsical colors to accent areas and con- sider the context of the building. Follow these steps: â€¢ Consider how the paint scheme will fit into the community. Step 1. Investigate for the historic colors. â€¢ Look at paint palettes from the building's period of significance. â€¢ Look at "Historic Paint Palettes" by commercial paint companies, but be aware of different historic For more exact identification, chemical or labora- periods-what was appropriate for a historic tory analysis can be pelformedfor a minimal cost Queen Anne is not appropriate for a 1930's Bun- by a preservation consultant or architectural con- galow style house. seroator. â€¢ Physically investigate different building elements by scraping with a razor blade down to the sub- strate, sanding the edges of the pit and coating with a layer of mineral oil to reveal the paint lay- ers. This will provide general concepts. Recommended Reading: w Bock, Gordon. "Colorful Issues in Choosing Exterior Paint" in Old-House Journal. July/August 1996. pp. 50 - 55. Available at Historic Preservation Resource Library and Public Library For additional information: 02 Garskof, Josh."Prior to Paint" in Old-House Journal. July/August. 1994. pp. 32- 37. e Park,Sharon."Preservation Brief 37: Appropriate Methods for Reducing Lead-Paint Hazards in Historic Housing'. National Park Service. U.S. Department of the Interior. 1995. e Park, Sharon. "Preservation Brid 10: Exterior Paint Problems on Historic Woodwork". National Park Service. U.S. Department of the Interior. Aspen Preservation Awareness Program page 39 Resources ADDITIONAL RESOURCES Technical Publications 15. Preservation of Historic Concrete: Problems and General Approaches The following publications are produced by the Na- tional Park Service, Heritage Preservation Services, 16. The Use of Substitute Materials on Historic Build- and are available from the State Historic Preservation ing Exteriors Office, or the National Park Service Heritage Preserva- tion Services free publications Website: 17. Architectural Character - Identifying The Visual Aspects of Historic Buildings as an Aid to Preserv- â€¢ www2.cr.nps.gov/freepubs/htm ing Their Character or â€¢ www2.cr.nps.gov.tps/briefs/presbhom.htm 18. Rehabilitating Interiors in Historic Buildings- Identifying Character-Identifying Elements Preservation Briefs 19. Repair and Replacement of Historic Wooden I. The Cleaning and Waterproof Coating of Masonry Shingle Roofs Buildings 20. The Preservation of Historic Barns 2. Repointing Mortar Joints in Historic Brick Build- ings 21. Repairing Historic Flat Plaster - Walls and Ceil- ings 3. Conserving Energy in Historic Buildings 4. Roof- ing For Historic Buildings 22. The Preservation and Repair of Historic Stucco 5. The Preservation of Historic Adobe Buildings 23. Preserving Historic Ornamental Plaster 6. Dangers of Abrasive Cleaning to Historic Build- 24. Heating, Ventilating, and Cooling Historic Build- ings ings: Problems and Recommended Approaches 7. The Preservation of Historic Glazed Architectural 25. The Preservation of Historic Signs Terra-Cotta 26. The Preservation and Repair of Historic LogBuild- 8. Aluminum and Vinyl Siding on Historic Buildings: ings The Appropriateness of Substitute Materials for Resurfacing Historic Wood Frame Buildings 27. The Maintenance and Repair of Architectural Cast Iron 9. The Repair of Historic Wooden Windows 28. Painting Historic Interiors 10. Exterior Paint Problems on Historic Woodwork 29. The Repair, Replacement and Maintenance of His- 11. Rehabilitating Historic Storefronts toric Slate Roofs 12. The Preservation of Historic Pigmented Structural 30. The Preservation and Repair of Historic Clay Tile Glass (Vitrolite and Carrara Glass) Roofs 13. The Repair and Thermal Upgrading of Historic 31. Mothballing Historic Buildings Steel Windows 32. Making Historic Properties Accessible 14. New Exterior Additions To Historic Buildings: Preservation Concerns page 40 Aspen Preservation Awareness Program Resources 33. The Preservation and Repair of Historic Stained Masonry No. 1. Substitute Materials: Replacing Dete- 0 Glass riorated Serpentine Stone with Pre-Cast Concrete 34. Applied Decoration for Historic Interiors: Preserv- Masonry No. 3: Water Soak Cleaning of Limestone ing Composition Ornament Masonry No. 4: Non-Destructive Evaluation Tech- 35. Understanding Old Buildings: The Process of Ar- niques for Masonry Construction chitectural Investigation Mechanical Systems No. I: Replicating Historic Eleva- 36. Protecting Cultural Landscapes: Planning, Treat- tor Enclosures ment and Management of Historic Landscapes Metals No. I: Conserving Outdoor Bronze Sculpture 37. Appropriate Methods for Reducing Lead-Paint Hazards in Historic Houses MetalsNo.3: In-kind ReplacementofHistoricStamped- Metal Exterior Siding 38. Removing Graffiti form Historic Masonry Museum Collections No. 1: Museum Collection Stor- 39. Holding the Line: Controlling Unwanted Moisture age in a Historic Building Using a Prefabricated Struc- in Historic Buildings lure 40. Preserving Historic Ceramic Tile Floors Metals No. 4: Relocating and Retrofitting Historic Iron Bridges 41. Seismic Retrofit of Historic Buildings Temporary Protection No. I: Temporary Protection of Presevation Tech Notes Historic Interiors During Construction and Repair Doors No. 1: Historic Garage and Carriage Doors: Rehabilitation Solutions Windows No. 11. Installing Insulation Glass in Exist- 0 ing Wooden Sash Incorporating the Historic Glass Exterior Woodwork No. 1: Proper Painting and Sur- face Preparation Windows No. 17: Repair and Retrofitting Industrial Steel Windows Exterior Woodwork No. 2: Paint Removal from Wood Siding with True Divided Lights, Interior Piggyback Storm Windows No. 18: Aluminum Replacement Windows Exterior Woodwork No. 3: Log Crown Repair and Panels, and Exposed Historic Wooden Frames Selective Replacement Using Epoxy and Fiberglass Reinforcing Rods Exterior Woodwork No. 4: Protecting Woodwork Against Decay Using Borate Preservatives Finishes No. 1: Process-Printing Decals as a Substitute for Hand Stenciled Ceiling Medallions Historic Interior Spaces No. 1: Preserving Historic Corridors in Open Space Office Plans Historic Interior Spaces No. 2: Preserving Historic Office Building Corridors Maintenance No. I: Preventative Care for Classical Lighthouse Lenses 0 Aspen Preservation Awareness Program page 41 Resources On-Line Resources Journals and Periodicals APT Bulletin Electronic Rehabilitation Course through the National Park Service. Published Quarterly by the Association for Preserva- â€¢ www2.cr.nps.gov/e-rehab/ tion Technology International, contains general ar- ticles and case studies for the conservation of historic Heritage Preservation Services-Technical Preserva- structures. â€¢ APT Bulletin tion Services RO. Box 3511, Williamsburg, VA, 23187 â€¢ www2.cr.nps.gov (540) 373-1621 â€¢ On-line: National Park Service â€¢ www.cr.nps.gov www. apti.org/ â€¢ Preservation Publications, ordering e-mail: hps-info@nps.gov CRM ( Cultural Resource Magazine) Published by the National Park Service and contains National Center for Preservation Technology articles aboutbuilding preservation and conservation. â€¢ www.ncptt.nps.gov â€¢ On-line: www.ncptt.nps.gov National Trust for Historic Preservation â€¢ www.nthp.org Historic Preservation â€¢ Information Series: Published by the National Trust for Historic Preserva- www. InfoSeries.com tion, includes articles on the field of historic preserva- tion, specific projects and organizations. PreserveNet â€¢ NTHP â€¢ www. preservnet.cornell.edu 1785 Mass. Avenue, N.W., Washington, D.C. 20036 (800) 944-6847 Technical Preservation Services â€¢ e-mail: members@nthp.org â€¢ Publications, Partnership Sales: www2.cr.nps.gov/tps/ Old-House Journal Popular magazine primarily for private owners of older houses, contains technical articles and design ideas. â€¢ (800) 234-3797 â€¢ On-line: www. oldhousejournal.com/ohj.html Preservation Briefs Published by the Preservation Assistance Division of the National Park Service. These are professional ar- ticles on procedures for rehabilitating historic struc- tures according to federal standards. â€¢ On-line: www2.cr.nps.gov/freepubs/htm page 42 Aspen Preservation Awareness Program Resources Preservation Tech Notes Professional Organizations Published by the National Park Service, these are designed to provide practical information on tech- niques and practices for building and historic resource Association for Prese,vation Technology conservation. International â€¢ On-line: â€¢ APT, PO Box 3511, Williamsburg, VA 23187 www2.cr.nps.gov â€¢ (540) 373-1621 â€¢ www. apti.org Traditional Building This subscription journal discusses and lists sources Colorado Historical Society for preservation materials and services, applicable to â€¢ Offices of Technical Assistance preservation projects of all scales. (303) 866- 3741 â€¢ 69A Seventh Avenue, Brooklyn, NY 11217 â€¢ www.history.state.co.us/oahp/abta.htm â€¢ On-line: www. traditional-building.com Colorado Preservation, Inc. â€¢ www. aclin/org/other/historic/cpi/ CoPin-Colorado Preservation Information Network â€¢ (303) 866-4678 â€¢ www.copin.org Preservation Trades Network â€¢ RO. Box 1815, Rockville, MD 20849-1815 â€¢ www.prginc.com/ptn-index/index.html 0 0 Aspen Preservation Awareness Program page 43 Preservation Philosophy 0 0 0 page 44 Aspen Preservation Awareness Program Aspen Preservation Awareness Program CERTIFICATION EXAM Name: Score: Date: Each question is worth 2 points for a total of 100 points. Passing score is 80%. 1. In-the-field changes to approved work on an historic building must: a. use common sense by the job supervisor. b. be approve by the architect only. c. receive approval by the HPC prior to work commencing. d. requires no special procedures. 2. Rehabilitation of an historic building is always more expensive than new con struction of compatible quality and detail. a. True. b. False. 3. National standards consider any property that is older than 30 years old to be historic. a. True. b. False. 4. The process of returning a property to a state that makes contemporary use pos- sible while still preserving those portions or features that are significant to its historic character is called: a. preservation. b. rehabilitation. c. renovation. d. restoration. 5. When doing a preservation project it is appropriate to make a house look older than it actually is by mixing elements of different styles. a. True. b. False. 6. If they are in poor condition, historic details such as wood cornices and elaborate cast-iron facades should be: a. replaced by entirely new components of a contemporary style. b. replaced by entirely new components matching in style. c. repaired where possible, and replaced where repair is not feasible. d. left alone. Certification Exam page 1 Aspen Preservation Awareness Program 7. You can find historical information about a building from the following source(s): a. the Aspen Historical Society. b. historic photographs. c. recordings by the Historic American Building Survey. d. All of the above. 8. We should consider all changes made to an historic building over time to be inte- gral to the historic character of the building and its integrity. a. True. b. False. 9. During a rehabilitation project, materials that are removed from the building should be: a. sold to an architectural salvage company. b. placed upon another nearby historic building. c. marked, tagged and stored in a secure location. d. thrown away. 10. Currently there are no certification standards for professionals in the field of historic preservation ( e.g., architects, architectural conservators, preservation planners). a. True. b. False. 11. The preferred approach in a rehabilitation project is replacing materials not re- pairing materials. a. True. b. False. 12. When replacing an architectural element, it is acceptable to create a new piece that does not match the existing piece in size, scale, color and texture. a. True. b. False. 13. In rehabilitating masonry, you should clean the surface thoroughly so it will ap- pear as if it is new construction. a. True. b. False. 14. In rehabilitating masonry, sandblasting surfaces is the recommended treatment to achieve a moderately clean surface. a. True. b. False. page 2 Certification Exam Aspen Preservation Awareness Program 15. If masonry is in worn condition, you should paint it to make it last longer and cover up any defects. a. True. b. False. 16. When repointing mortar joints on buildings built prior to 1900, you should use portland cement because it is stronger and will last longer. a. True. b. False. 17. When removing paint from historic wood clapboards, the preferred method is handscraping# it proves to be the most gentle technique. a. True. 4 br 3(~I~--6-- b. False. 18. You can preserve, consolidate a;2RBÂ¢p-in use wood that is slightly damaged due to decay by applying: a. multiple layers of paint. b. borate mixtures. c. caulk. d. nothing. 19. Replacing ornate window-surrounds with new 1" x 4" square stock is acceptable 0 restoration carpentry. a. True. b. False. 20. When Queen Anne spindlework porch balusters need replacement and they are shorter than code requirements, you should: a. replace them with all new pressure-treated square 2" x 2" pieces. b. extend them higher with a long pressure-treated 2" x 4" board. c. replace them with taller but otherwise identical balusters. d. build them with iron to the proper height. 21. Acidic cleaners are the recommended cleaning solution for all masonry surfaces. a. True. b. False. 22. You should begin repointing by: a. evaluating the current mortar for composition and characteristics. b. sawing out all poor mortar. c. wire brushing all existing mortar. d. filling missing pieces with portland cement. Certification Exam page 3 Aspen Preservation Awareness Program 23. You can repair decorative stonework by: a. approximating the missing feature with a concrete fornl. b. attaching a replicated piece from similar stone with re-bar. d. attaching a replicated piece from similar stone with an epoxy mixture and stainless steel rods. e. It is not possible to adequately match and repair broken stonework 24. Repointing mortar should match the historic mortar in: a. color. b. texture. c. permeability. d. strength. e. All of the above. 25. The first step in conserving a damaged historic wood feature is: a. removing all damaged wood. b. removing all damaged wood and wood within close proximity. c. determining the cause of the damage. e. caulking all nearby joints. 26. For historic wooden framing that is significantly racked or bent back, you should pull it into a straight and square position with the use of hydraulics and mechani- cal-advantage rigging. a. True. b. False. 27. Approved changes must be printed on all working drawings/ documents: a. True. b. False. 28. You may consider substituting for original wooden materials when: a. the maintenance is exceedingly difficult (i.e church steeple). b. the original is susceptible to premature decay (i.e wood gutters). c. the substitute is slightly less expensive. d. Both a& b above. 29. The creation of a new wood feature to replace a missing historic features is ac- ceptable as long as: a. it matches the original in color. b. it appears old. c. it is based upon researched designs for that style of house. d. it coordinates with other designs in the community. page 4 Certification Exam Aspen Preservation Awareness Program 30. When painting a historic building, you should use contrasting and bold colors on all exterior elements because that was the character of all historic paint schemes. a. True. b. False. 31. High-pressure water cleansing is the recommended treatment for removing paint layers on historic buildings. a. True. b. False. 32. Historic windows, although often attractive, are extremely energy inefficient and you should replace them. a. True. b. False. 33. It is acceptable to remove all of the Victorian-styled windows on the front side of a house and replace them with large double-glazed awning windows for better solar collection. a. True. b. False. 34. Historic windows in the Victorian era tended to be oriented: a. hodzontallh b. vertically. 35. You can repair historic wood windows by: a. re-glazing. b. repainting all exposed surfaces. c. caulking joints. d. All of the above. e. It is not feasible to repair wooden windows. 36. The recommended approach for increasing the energy efficiency of historic win- dows is to: a. install aluminum triple-track storm windows. b. make the window openings smaller. c. replace the existing window with a vinyl replacement of similar size. d. install storm windows that match the main window in color, material and profile. 0 Certification Exam page 5 Aspen Preservation Awareness Program 37. The prefe]red treatment for conserving a porch column base is to: a. replace the column with an identical column of fiberglass construction. b. replace the column with a pressure-treated square 4" x 4" that is painted to match the house trim. c. repair the deteriorated portion and paint the entire column. d. remove the column and increase the span with hidden, steel I-beams. 38. The installation of gutters and downspouts to direct water away from the founda- tion is an appropriate preservation treatment. a. True. b. False. 39. You should remove an historic wooden porch that is elaborate in detail and diffi- cult to paint and reconstruct it in all new materials to look like the old porch. a. True. b. False. 40. For a building with an historic wood shingle roof in need of moderate repair, you should: a. have all shingles removed due to fire hazard. b. replace those areas of shingles in need of repair, as long as they cover less than 30% of the total roof surface. c. make accommodations for alternative fire safety systems. d. replace the wood shingles with fiberglass shingles made to look like wood. e. Both b& c above. 41. The recommended agent for removing paint layers from detailed wooden oma- ment is: a. the strongest chemical stripper available. b. high pressure water. c. sand blasting. d. the mildest chemical stripper possible. 42. For all historic house styles built between 1860 and 1950, any combination of colors from historic color palettes that are manufactured by commercial paint companies is accurate. a. True. b. False. 43. The first step in rehabilitating a moderately rotted wooden cornice is to: a. sand off all paint layers. b. consolidate the wood rot with epoxy mixture. c. determine the cause of the wood rot. d. install another layer of roofing. page 6 Certification Exam Aspen Preservation Awareness Program 44. A thin layer of clear polyethylene is adequate for the protection of historic archi- tectural details during a major rehabilitation project. a. True. b. False. 45. Abrasive cleaning procedures can potentially: a. diminish fine detailing of architectural features. b. introduce excessive moisture to building components. c. raise the grain in wood features. d. All of the above. 46. The best solution for treating rising damp in a stone foundation wall is to: a. paint both sides of the foundation wall with an impermeable paint layer. b. paint both sides of the foundation wall with a permeable paint layer. c. add an impervious layer within the existing stone wall. d. replace the stone wall with concrete block. 47. An area of acute paint failure on a remodeled historic wood house is usually the result of: a. paint manufacturing defects. b. poor surface preparation. c. lack of adequate interior ventilation. d. improper insulation procedures. e. Answers b, c, & d above. 48. On an historic house, it is appropriate to enclose a Queen Anne style front porch with solarium glass as long as the porch is south facing a. True. b. False. 49. Standard building contracts are sufficient for work on historic rehabilitation projects. a. True. b. False. 50. During a rehabilitation of an historic property, existing materials should be: a. treated to appear new. b. replaced with new materials that look weathered. c. stabilized, reconditioned and maintained. d. allowed to show signs of wear. e. Both c& d above. Certification Exam page 7