HomeMy WebLinkAboutLand Use Case.CU.221 E Main St.38A-89 75A-892737-073-28-002 38A-89
—Explore Booksellers Insubstantial
Amendment to an Approved
Conditional Use & GMOS EremDtior
C
3)
5)
Project Name
Project Locat_i.oii 221 East Main Str. ee t - At;pen, Colorado
Lots D and E Block '7/
(indicate street address, lot & block rnunber, legal description wliere
appropriate)
Present Zoning O-Office 4) Lot Size 5982 sq. Ct.
Applicant's Name, mess & Flione Katharine Thalbe.rg
221 East.Main - Aspen, Colorado (303) 925-5336
.:I.L R E - S a a oft WFA c-
EfO1AND USE APPI-&C1\1 cv MITI
LORE BOOKSELLERS - STORAGE ADDITION
6) Representative's Name, Address & ]Alone #
7) Zype of ,application (please check all iliat apply):
Oond itional Use Oonceptual. SPA Ooi)cep ual ILtstorie Dev.
Special Review Final SPA Fit-ol ILisLoric Lev.
8040 Creeilil)e Cbnceptual. I:UD I•Lh)or IList:oric Di--v.
Stream 13- cJin Final M- D IlisLor_ic Demolition
I-kxuitain View Plane. Sub ivisicni IListoric DesigivaLioit
comiatniniu:m.izatian `1NexL/1•iap Ainet-Onv�iL CAR 1111v1nYmiL
Lot Split/Lot Line XX
AdjusLmetiL Q I mpl i_an
D) Description of Ex L-irg Uses • (tiumt-),--r atxl . • type of exisLiuxj sLrucLiwes;
` approximate sq. ft.; xutt>Ver of • bedkxxuG; wT In-ev.iaus aL)pIvvals granted to the
property),-.
Bookstore - Coffee (louse `
3000 square 'feet + 1/1/t square foot addition
Granted 1986
9) Description of DeveRptieriL Application
PLEASE SEE ATTACHED
10) have you aLLacliea We Lollowluig?
Response to AtLadnm._tiL 2, Rbi.utrlmt SuUtniss.ioti Oontet1L-
RaspotLtie to AtJ:adnrent 3, Slx--i_ric .';nlani�s.icni CYn1Lr111
Response to ALLadnneiiL 4, Itr vicw for X(xtt: Alj.)] l_caLi.oii
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 7/5/89 PARCEL ID AND CASE NO.
DATE COMPLETE: ioT 2737-073-28-002 75A-89
STAFF MEMBER:
PROJECT NAME: Explore Booksellers GMOS Exemption
Project Address: 221 East Main St.
Legal Address: _Lots D & E, Block 74
APPLICANT: Katharine Thalbera
Applicant Address:
REPRESENTATIVE: Randy Wedam
Representative Address/Phone: 201 N. Mill, Suite 102
Aspen, CO 81611 5-1961
PAID: YES NO AMOUNT: NO. OF COPIES RECEIVED: 2
TYPE OF APPLICATION: 1 STEP: �� 2 STEP:
P&Z Meeting Date PUBLIC HEARING: YES O'�
u
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
REFERRALS: q\g�
-------------------------
City Attorney
Mtn. Bell
School District
City Engineer
Parks Dept.
Rocky Mtn Nat Gas
Housing Dir.
Holy Cross
State Hwy Dept(GW)
Aspen Water
Fire Marshall
State Hwy Dept(GJ)
City Electric
Building Inspector�/Other
Envir. Hlth.
Roaring Fork
t '
Aspen Consol.
Energy Center
S.D.
DATE REFERRED:
INITIALS:
City Atty City Engineer Zoning Env. Health
Housing Other:;
FILE STATUS AND LOCATION: I� )
6
SUMMARY CLOSE-OUT FOR EXPLORE
BOOKSELLERS INSUBSTANTIAL AMENDMENT TO AN
APPROVED CONDITIONAL USE AND GMQS EXEMPTION
The Planning and Zoning Commission approved Resolution 89-23
enabling the expansion of the storage and office area and the net
leasable on the second floor.
• 0
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
RECOMMENDING THE APPROVAL OF EXPLORE BOOKSELLERS
GMQS EXEMPTION & INSUBSTANTIAL AMENDMENT TO
A CONDITIONAL USE
Resolution No. 89-,=;�3
Whereas, the Aspen Planning and Zoning Commission held a
public meeting November 21, 1989; and
Whereas, the Explore Booksellers GMQS Exemption and
Insubstantial Amendment was included on the consent agenda; and
Whereas, the Planning staff recommended approval of the
exemption and insubstantial amendment to the conditional use
with conditions.
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning
Commission:
That it does hereby approve the Explore GMQS Exemption and
Insubstantial Amendment to the Conditional Use for at 221 Fast
Main Street, Aspen with the following conditions:
1. No more than 50 seats shall be provided for customer use and
the kitchen shall remain a prep kitchen.
2. The proposed addition shall be used only for deliveries and
storage not for office or commercial use.
3. Prior to issuance of a building permit, the applicant shall
place a restriction on the property, to the satisfaction of the
City Attorney, requiring that if additional floor area is
requested, the owner shall provide affordable housing impact
f mitigation at the then current Housing Guidelines.
4. Prior to the acceptance of a building permit application, the
applicant shall provide a deed restriction, subject to moderate
income price and occupancy guidelines, approved by the Housing
Authority for a unit to house .29 employees or a cash -in -lieu
payment subject to current Housing Authority Guidelines (at the
date of approval, based upon current guidelines 1990-1991, the
payment is $7,497) at the time of issuance of the building permit
payable to the Housing Authority for processing.
.APPROVED by the Commission at their regular meeting November
21, 1989.
ATTEST ASPEN PLANNING AND ZONING
l.V JJ 1}J '1
Jan Carney, Dep ty City Clerk C. Welton An erson, Chairman
OWNERSHIP AND ENCORANCE REPORT -04A 3 •
Made Forpandy Wedum
STEWART TITLE OF ASPEN, INC.
HEREBY CERTIFIES from a search of the books in this office that the owner of
Lots D and E,
Block 74,
CITY AND TOWNSITE OF ASPEN
Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of
Katharine Thalberg
and that the above described property appears to be subject to the following:
4�150. 00
City of Aspen Ordinance No. 60 (Series of 1976) Designating an
Historic District, recorded December 09, 1976 in Book 321 at
Page 51 as Reception No. 189906.
City of Aspen Ordinance No. 61 (Series of 1976) Desi(rnatina an
Historic Structure and Site,, recorded December 09, 1976 in Book
321 at Page 55 as Reception No. 189907.
EXCEPT any and all unpaid taxes and assessments.
This report does not reflect any of the following matters:
1) Bankruptcies which, from date of adjudication of the most recent bankruptcies, antedate the report
by more than fourteen (14) years.
2) Suits and judgments which, from date of entry, antedate the report by more than seven (7) years or
until the governing statute of limitations has expired, whichever is the longer period.
3) Unpaid tax liens which, from date of payment, antedate the report by more than seven (7) years.
Although we believe the facts stated are true, this Certificate is not to be construed as an abstract of title,
nor an opinion of title, nor a guaranty of title, and it is understood and agreed that Stewart Title of Aspen,
Inc., neither assumes, nor will be charged with any financial obligation or liability whatever on any state-
ment contained herein.
Dated at Aspen, Colorado, this 03rd
STEWART TITLE OF ASPEN, INC.
BY
Authorized Signature
day of <q)ril A.D. 1989 at 8:00 A.M.
Stewart Title Form OE7. 10/82
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 4 8 89 PARCEL ID AND CASE NO.
DATE COMPLETE: 2737-073-28-002 38A-89
STAFF MEMBER- s\�c
PROJECT NAME: Explore Booksellers Insubstantial Amendment to an
Approved Conditional Use and GMQS Exemption
Project Address: 221 East Main Street
Legal Address: Lots D & E, Block 74
APPLICANT: Katharine Thalberg
Applicant Address:
REPRESENTATIVE: Randy Wedum
Representative Address/Phone: 201 N. Mill St.
Aspen, CO 81611 5-1961
PAID: (YES)NO AMOUNT: V OJ'O'J' NO. OF COPIES RECEIVED: 1
TYPE OF APPLICATION: 1 STEP: 2 STEP:
P&Z Meeting Date a� PUBLIC HEARING: YES
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
REFERRALS: Y\o—Z
City Attorney
City Engineer
Housing Dir.
Aspen Water
City Electric
Envir. Hlth.
Aspen Consol.
S.D.
DATE REFERRED:
FINAL ROUTING:
City Atty
Housing
Mtn. Bell
Parks Dept.
Holy Cross
Fire Marshall
Building Inspector
Roaring Fork
Energy Center
INITIALS:
DATE ROUTED:
City Engineer Zoning
Other:
FILE STATUS AND IACATION:
School District
Rocky Mtn Nat Gas
State Hwy Dept(GW)
State Hwy Dept(GJ)
Other
INITIAL;
Env. Health
TIMOTHY MCFLYNN"
MARTHA C. PICKETT
A- Aunnmo IN CALIF -
McFLYNN & PICKETT
LAWYERS
A PROFESSIONAL CORPORATION
THE SMITH-ELISHA HOUSE
320 WEST MAIN STREET. SUITE 1
P O BOX I
ASPEN. COLORADO 81611
December 22, 1989
Leslie LaMont
Aspen/Pitkin Planning Office
130 S. Galena
Aspen, CO 81611
TELEPHONE (303) 925-2211
TELECOPIER (303) 925-2442
RE: Explore Booksellers/GMQS Exemption Employee Housing
Requirement
Dear Leslie::
As we have discussed, enclosed for your review is a memo from
Joe Wells with an analysis of the calculation of required Employee
Housing cash -in -lieu for the Explore addition. It appears that the
initial calculation by the City was in error and that Explore's
required payment should be $6,000.00, rather than the $18,522.00
as set forth in your memo.
Upon your and other staff members' review, please feel free
to call me or Joe with questions or comments. Thank you for your
cooperation on this matter.
Sincerely,
Martha C. Pickett
C:explhous.ltr
cc: Lynn Tanno
Joe Wells
To: Leslie Lamont
From: Roxanne Eflin
Re: Referral Comment:
Date: November 13, 1989
MW, I:IW, CO) ZRAzi�l�i
Explore Booksellers, 221 E. Main St.
The HPC has reviewed and approved the final development plans for
221 E. Main St. The proposal included the enlargement of the
second floor to the rear of structure, which was found to be
compatible in chracter with the historic landmark. Further, the
HPC discussed the on -site parking needs, and granted a variation,
finding that the parcel contains all the parking spaces the site
allows.
memo.LL.221em
• CITY OF ASPEN •
PRE -APPLICATION CONFERENCE SUMMARY
PROJECT •
• APPLICANT'S REPRESENTATIVE: 4
REPRESENTATIVE'S PHONE:
OWNER'S NAME: K Ttf L c� UlZ �S
SUMMARY
1. Type of Application: )- S q PC-
2. Describe action/type of development being requested:
3. Areas is which
Applicant has been requested
to respond,
types of reports
requested:
Policy Area/
Referral Agent
Comments
P c-
4. Review is: (:(P&Z.Only)
=(CC Only) (P&Z then
to CC)
5. Public Hearing:
(YES (NO) tIV'" C
6. Number of copies
of the application to be submitted: l �-
7. What fee was applicant requested to submit: 07
YO
8. Anticipated date
of submission:
9. COMMENTS/UNIQUE CONCERNS:
•
frm.pre_app
S"oh
•
•
October 19, 1989
Randy Wedum
201 N. Mill Street
Aspen, CO 81611
ASPEN/PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 920-5090
RE: Explore Booksellers Insubstantial Amendment to an
Approved Conditional Use and GMQS Exemption
Dear Randy,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that your application is complete.
We have scheduled your application for review by the Aspen
Planning and Zoning Commission on Tuesday, November 21, 1989 at a
meeting to begin at 4:30 pm. The Friday before the meeting date,
we will call to inform you that a copy of the memo pertaining to
your application is available at the Planning Office.
If you have any questions, please call Leslie Lamont, the planner
assigned to your case.
Sincerely,
Debbie Skehan
Administrative Assistant
•
•
M E M O R A N D U M
TO: Leslie Lamont
FROM: Randy Wedum
DATE: August 17, 1989
RE: Explore Booksellers
The following addresses Section 7-308(A):
r aw.,
1. Not cause any negative impacts on pedestrian and vehicular
traffic circulation, parking or noise:
All expansion is added to the rear of the building toward the
alley. There is existing pedestrian circulation along the
east property line which will remain at that location. An
additional access to the rear of the building, to the west
property line, will be used exclusively for delivery. The
delivery now is made off the pedestrian access on the east
side of the building. Parking on the alley is not disturbed
and is stripped along the alley for the entire south boundary.
This is not changed. Delivery has been traditionally off the
alley and this is still in effect.
2. Not substantially affect the tourist or local orientation of
the conditional use:
The zoning is "Office," with a bookstore given as an
acceptable use. The expansion does not increase any retail
area. The area affected is an increase to shipping and
receiving, and to the storage areas on the main level. The
expansion on the upper level is in the prep kitchen area.
This is a conditional use for a 50-seat, prep only kitchen
with no cooking facilities. This is still the situation that
will exist. The deck is enlarged due to the space expansion
of the downstairs, but the seating is still limited to 50
seats summer and winter. The expansion is for storage,
improved washing facilities, and service preparation.
- 1 -
MEMO to Leslie Lamont
August 17, 1989
Page Two
3.
4.
5.
Not affect the charater of the neighborhood in which the use
is located:
There is no visual impact from Main Street, the front access.
The visual inpact of the expansion is virtually not seen on
the first level as the fence around the east -west and south
elevations screens the expansion. The second floor expansion
is only at the east, approximately 200 square feet with a
single gable going off the east bay of the building toward the
south, done in the same architectural style as the existing
building. There is no change in usage and no expansion of
conditional restaurant or retail bookstore.
Not increase the uses employee base or the retail square
footage in the structure:
The retail square footage is not altered from the original
plans. All additional square footage is in the storage and
the back room work areas.
Not substantially alter the external visual appearance of the
building or its site:
The street elevation facing north has no visual impact from
the addition. The south elevation on the alley will be
affected by the expansion toward the alley. The west eleva-
tion will have minimal visual appearance on the lower level at
the rear of the building of about 14' long, screened by a 6'
high fence. The east elevation, which does not have a clear
viewing from anywhere, will have a two-story bay 17' long on
the rear of the building as seen from the alley.
JRW:A2Z
- 2 -
X
M E M C, R A N D U M
TO: Alan Richmond
FROM: karidy Wedum
.DATE: k1jr1l 28, 1.989
RE; Rx g) I or e Luau: e11C:r5
The following addresses Section 8-104(A)(1)(d):
The expansion of Explore Booksellers is a mirror add i.t.ir)n or
approximatel Y 225 square feet which is used for ,jhippizio,
receiving and book storage check -in, and is not used bti the_
general public and is not including net _leasable squre rootage.
Therefore, it is in compliance with this Section.
With regard to Section 7-308(A): insubstantial amendment: The
expansion of Explore Booksellers cvITI nor affect this section.
The addition to the Explore Booksellers will:
1. Not cause any negative impacts on pedestrian and vehicular_
traffic circulation, parkiny or arid
2, Not substantially affect the tourist or local orientation of
the conditional use; and,
.f
�• 3. Not affect the charater of the neighl ochood in whi(,h Lhr usry
is 10"."ated; and
4. Not increase the use's employee base car I.Yzet 5yuare
footaye• in the sLfuc;Luie; and
5. Not substantially alter the external- visual Lhe
building or its Z,i.te.
Jr41 : A2'L
- 1 -
KE St..) #3o&47TA4-
M E M 0
TO: Debbie Skehan
Aspen/Pitkin Planning Office
FROM: John R. Wedum
DATE: May S, 1989
RE: Explore Booksellers, Addressing Item #3, letter of May 4, 1989
Explore Booksellers' delivery of books is received off the alley like
every other business in town. They go in through the rear side door to
the southeast corner as shown on plans. They are processed in the back
room as shown on plans in the general area of the expanded shipping and
receiving area. U.P.S. brings the majority of books once a day, five
days a week. It takes five to ten minutes to load and unload.
Information provided by Lyle, employee of Explore Booksellers. The
shipping and receiving will not change in the future.
Ll
221 East Main
�N
BOOK 6ELLEI6
Aspen, Colorado 81611 3031925-5336
April 26, 1989
To Whom It May Concern:
• �clk q-O-Yy
John R. Wedum is authorized to present my application to the
Aspen Historical Society for approval of the expansion of the
Explore Booksellers and Coffeehouse building, as presented in
the application and drawings submitted to the planning office.
ilding is to at 211 E. Main St., Aspen, CO. 81611.
.'
Katharine Thalberg
Z
DOMMUs & weLLs
an association of land planners
December 13, 1989
Ms. Leslie Lamont
Aspen/Pitkin Planning Office
130 S. Galena Street
Aspen, CO 81611
Dear Leslie:
My letter is to comment on the Planning Office's recent deter-
mination of the affordable housing obligation for the proposed
addition to Explore Booksellers.
On page 3 of your November 21, 1989 memo, you note that the
affordable housing obligation for the project has been calculated
under the provisions of Section 8-104(B)(1)(c)(1) as .92
employees. You go on to note that if the applicant opts to
satisfy this obligation through a payment -in -lieu, the amount
owed would be $18,522 using the moderate income guidelines. P&Z
apparently endorsed this calculation in its approval.
As you know, Gideon Kaufman and I prepared the draft language
that was ultimately incorporated into Ordinance 16 which is at
issue here. The intent of Ordinance 16 was to grant some relief
from exactions for projects involving historic landmarks from
that which would be required for non -landmark projects.
Although I don't have the paperwork on the Planning Office's
calculation, I think that with a little explanation you will see
that the actual amount owed is considerably less than
$18,522.00.
First, it is important to remember what the affordable housing
obligation is for a non -landmark project in the Office Zone
district. In order to compete successfully for a commercial
quota, an applicant must commit to house a minimum of 60% of the
number of employees generated for the net leasable space
proposed. In the office zone, employee generation under the Code
is 3 employees per 1,000 sq.ft. of net leasable; the minimum GMQS
housing commitment is therefore 1.8 employees per 1,000 sq.ft.
608 east hyman avenue c aspen, colorado 81611 c telephone: 303 925-6866
C
Ms. Leslie Lamont
Aspen/Pitkin Planning Office
December 13, 1989
Page Two
If the pro osal for Explore involved a non -landmark project and
GMQS comp ion were required, the minimum housing commitment
would be based on the 196 sq.ft. of additional net leasable and
would be only .35 employees (60% of 3 employees/1,000 sq.ft. x
196 sq.ft.).
As adopted, no affordable housing relief was granted under
Ordinance 16 to owners of historic landmarks if the applicant
proposes to fully utilize the square footage allowed under exter-
nal floor area ratio (excluding bonus FAR). The obligation is to
house 60% of the employee generation for the applicable zone
district.
To encourage applicants to minimize the size of expansions to
landmarks, relief is allo d when the square footage proposed is
reduced below the maximum, however. For each one percent reduc-
tion 'below the maximum FAR (excluding bonus FAR), the affordable
housing requirement is reduced by one percent.
For the Explore site, buildout proposed is 85.4% of that allowed,
as follows:
Site Square Footage: 5,982 sq.ft.
Buildout proposed: 3,830 sq.ft.
Buildout allowed H .75:1): 4,487 sq.ft.
(3,830 sq.ft./4,487 sq.ft. = 85.4%)
The affordable housing obligation for the Explore proposal is
therefore 85.4% of the threshold requirement under GMQS, or:
85.4% x 60% x 3 emps./1,000 sq.ft. x 196 sq.ft. _ .30 employees
The payment -in -lieu requirement for .30 employees under moderate
guidelines is:
.30 x $20,000 = $6,000
If after reviewing this information, there is still a disagree-
ment among the staff as to how the calculation should be
performed, please call me at 925-8080 so that we an discuss it
further.
Rd s ,
,3oseph Wells, AICP
JW/b
TO: Yvonne Blocker, Housing Authority
Tom Dunlop, Environmental Health
Leslie Lamont, Planning
FROM: Amy Margerum, Planning D"
RE: Request for Insubstantial Amendment to Explore
Booksellers Conditional Use Permit
DATE: November 7, 1990
Explore is requesting an insubstantial amendment to the existing
Conditional Use permit to operate a bookstore and coffeehouse.
The current permit states that there will be no food preparation
on site.
In order to allow them to prepare food on site, they need to
amend the Conditional Use permit.
Katherine Thalberg has requested an insubstantial amendment to
her existing conditional use to allow for food preparation on
site. She appears to meet all of the code requirements for an
insubstantial amendment, however, I would like for you to check
to ensure that the change does not require any new mitigation
from your respective positions.
I would appreciate a response as soon as possible, as her
building permit and liquor license are pending this change.
Thanks for helping me out on this.
cc: Tom Baker
Bill Drueding
Jed Caswall
Gary Lyman
Attachments:
Letter from Katherine Thalberg dated November 6, 1990
Conditional Use Amendment Allowing Coffee House Use
Land Use Code Criteria on Insubstantial Amendments
N �
221 East Main Aspen, Colorado 81611 303/925-5336
November 6,1990
Amy Margerum
Planning Director
Aspen/Pitkin Planning Department
130 South Galena
Aspen, Colorado 81611
Dear Amy:
I am requesting an Insubstantial Amendment to Explore's Conditional Use approval.
We are in the process of building additions to the service area of both the bookstore and the Coffee-
house. None of the additional space will increase the public use of the building, but simply will
make our service to both areas more efficient, as we are presently working under very crowded
conditions.
The bookstore is adding a shipping/receiving room, as well as additional office workspace. Un-
der present conditions, our few desks are shared by a number of workers, our bookkeeper shares a
small office with two to three other people, and our receiving area has virtually no space to function
and the boxes of books that are received are always blocking our passageways. Our returns depart-
ment is a small ledge in a hallway. The Coffeehouse has no office area at all. We are not adding
more staff, but only giving our present staff a little more room to function. We are not adding on to
the bookstore selling space. We are not adding to our inventory. We will simply be able to serve
our customers better and more efficiently.
The Coffeehouse, which is a small and intimate place for locals and visitors to gather and read
and discuss literature and enjoy coffees and teas and light foods, has been operating with a very
inadequate and tiny kitchen for the past two and a half years. We are adding a kitchen which will
permit us to improve our service and improve the quality of our food and drinks, as well as give us
better food handling facilities. We are not adding on to our seating capacity, nor are we adding on
to our seating area, but only to the kitchen. Our seating remains very limited, approximately 32 to
34 seats, for the Coffeehouse is essentially an amenity for the bookstore, rather than a separately -
functioning entity. It was added in order to enhance the bookstore, which is a large bookstore for
such a small town.
We are presently applying for a liquor license, because our customers have informed us that they
would like to be able to have a glass of wine. We will not be a bar, but will only serve an extremely
small selection of wine and beer by the glass. We are requesting a full liquor license because cus-
tomers would like to have liqueurs with their coffees, and liqueur -flavored coffee drinks. We will
not serve "hard" liquor.
Our previous kitchen did not have an adequate number of sinks to permit us to prepare any of the
foods we served on site. Our new kitchen will meet health department standards for food prepara-
tion, and we plan to prepare some of our foods on site, as the cost of purchasing all foods already
cooked from purveyors is prohibitive. Our foods prepared on site will also be fresher. We will still
continue to purchase food products from purveyors as well. We do not plan any large-scale food
preparation, and our menu will always be limited to light, vegetarian fare; as well as pastries.
Explore provides a unique and valuable asset to Aspen. The bookstore is a literary and sophisticat-
ed store providing a large inventory in a handsomely appointed, historic setting. It is a store that
locals appreciate, and that visitors rave about, as there are few bookstores of this quality left in the
country because of the encroachment of the chain bookstores. The Coffeehouse provides a gather-
ing place with food and drinks available at all hours and at all times of the year. Unlike most As-
pen businesses, Explore does not close during the off-season, stays open seven days a week, 365
days a year. We stay open long hours each day and into the evening. Our business does not really
warrant our long hours and our faithful schedule during the off-season, but we do so because we
truly want to be here for the locals as well as the tourists. The combination of the bookstore and the
Coffeehouse provides an atmosphere and a setting that is not available anywhere else in Aspen.
The addition and its use will not in any way have an impact on traffic circulation, parking or
noise. We already provide parking, unlike most businesses in town, for a number of vehicles,
and we are within walking distance to the center of town. Because we are not increasing our retail
bookselling space or our Coffeehouse seating space, there will be no change in parking needs or
traffic circulation or noise.
The change will in fact enhance both the tourist and local orientation of our conditional use. We
will be able to provide better service to our customers. We will continue to keep our same long
hours, and be open when many local businesses are closed during all seasons of the year.
The change will not affect the character of the neighborhood. Explore is a quiet, sophisticated, in-
tellectual gathering place, and it will remain the same. The change will simply enable us to func-
tion more efficiently.
The change will not increase the number of employees. Our present employees work under very
crowded conditions, and the change will simply ease the overcrowding. We are not adding a sin-
gle employee as a result of the addition to our work space. Despite the fact that we are not hiring ad-
ditional personnel, we have paid over $7,000, as required, into the housing fund to mitigate addi-
tional employee housing needs, and we have also purchased three apartments in town to house our
management personnel.
The change will not increase the retail square footage of the bookstoree, or the seating area of the
Coffeehouse. The entire addition is in the work areas that service both the bookstore and the Coffee
house. The appearance of the building will be totally unchanged in the front of the store, as all the
addition is in the back, off the alley. We are preserving both our outside deck seating area, and a
small garden in the back, rather than building out as much as we are allowed in FAR. We are ad-
ding a minimum of square footage, as we wanted to preserve some open space and preserve our
deck, as well as build the addition in character with the original Victorian house.
Thank you for your consideration of this request.
41'SS 'Zge4y�:ors,
Katharine Thalberg
• •• Aspen a d se e u a
Sec. 7-305. Procedure for Conditional Use approval.
A Development Application for a conditional use shall be
reviewed and recommended for approval, approval with conditions,
or disapproval by the Planning Director, and then approved,
approved with conditions, or disapproved by the Commission at a
public hearing held in accordance with the procedures established
in Common Procedures, Art. 6, Div. 2. A Development Application
for a conditional use may be consolidated with any other Develop-
ment Application pursuant to the requirements of Common Proce-
dures, Art. 6, Div. 2.
Sec. 7-306. Application.
The Development Application for a conditional use shall
include the following.
A. The general application information required in Sec. 6-
202;
B. A sketch plan of the site showing existing and proposed
features which are relevant to the review of the
conditional use application; and
C. If the application involves development of a new
structure or expansion or exterior remodeling of an
existing structure, proposed elevations of the struc-
,......... <.. ,_ �-•_�"._mature.
CSec. 7-307 Amendment of development order.
--A. Insubstantial amendment. An insubstantial amendment to
an approved development order for a conditional use may
be authroized by the Planning Director. An insubstan-
tial amendment shall be limited to changes in the
operation of a conditional use which meet all of the
following standards:
1. The change will not cause negative impacts on
pedestrian and vehicular traffic circulation,
parking or noise; and
2. The change will not substantially affect the
tourist or local orientation of the conditional
use; and
3. The change will not affect the character of the
neighborhood in which the use is located; and
4. The change will not increase the use's employee
base or the retail square footage in the str-
7 - 4
Revisions incorporated
through August 14, 1989
Aspen Land Use Recrulatio10•
GP
ucture; and
5. The change will not substantially alter the
external visual appearance of the building or its
site.
B. Other amendments. All other amendments shall be
approved by the Commission pursuant to Sec. 7-301
through 7-307.
Sec. 7-401. purpose.
The purpose of Special Review is to ensure site specific
review of the dimensional requirements (Art. 5, Div. 2), the off-
street parking requirements (Art. 5, Div. 2 and 3), and all
reductions in the dimensions of utility/trash service areas,
(Art. 5. Div. 2) in order to maintain the integrity of the City's
Zone Districts and the compatibility of the proposed development
with surrounding land uses.
Sec. 7-402. Authority.
The Commission, in accordance with the procedures, standards
and limitations of this division, shall approve, approve with
conditions, or disapprove a Development Application for Special
Review, after recommendation by the Planning Director.
Sec. 7-403. Applicability.
Special Review shall apply to all development in the City of
Aspen designated for Special Review in Art. 5, Divs. 2-and 3.
Sec. 7-404. Review standards for Special Review.
No development subject to Special Review shall be permitted
unless the Commission makes a determination that the proposed
development complies with all standards and requirements set
forth below.
A. Dimensional requirements. Whenever the dimensional
requirements of a proposed development are subject to
Special Review, the Development Application shall only
be approved if the following conditions are met.
1. The mass, height, density, configuration, amount
of open space, landscaping and setbacks of the
proposed development are designed in a manner
which is compatible with or enhances the character
7 -5
Revisions incorporated
through August 14, 1989
C 60
Page 2
Explore Booksellers
Growth Management Quota System
Exemption and
Conditional Use Modification and Expansion Application.
August 17, 1987
SUBMITTED TO:
Aspen Planning Department
130 South Galena Street
Aspen, Colorado 81611
303-925-2020
OWNER/APPLICANT:
Katharine Thalberg
Explore Booksellers
221 East Main Street
Aspen, Colorado 81611
303-925-5336
ARCHITECT:
Michael Gassman
Box 740
Aspen, Colorado 81612
•
Aspen Land�e Regulations w
Art. 7, Div. 3.
1. Only for those structures that have received
historic landmark designation: antique store, art
studio. bakery, bed and breakfast, boarding house,
ookstore broadcasting station, church, dance
stu lorist, fraternal lodge, furniture store,
mortuary, music store (for of musical
instruments), music studio, restauran , shop craft
industry, visual arts gal ery, nd provided,
however, that (a) no more than two (2) such
conditional uses shall be allowed in each struc-
ture, and (b) off-street parking is provided, with
alley access for those conditional uses along Main
Street;
2. Duplex residential dwelling, of which one unit
shall be restricted as affordable housing to the
middle income price and occupancy guidelines. The
affordable housing unit shall comprise a minimum
of one-third (1/3) of the total floor area of the
duplex. In the alternative, both may be free
market units if an Accessory Dwelling Unit shall
be provided for each unit;
3. Two detached residential dwellings or a duplex on
a lot containing a historic landmark with a
minimum area of 6,000 sq. ft. , of which one unit
shall be restricted as affordable housing to the
middle income price and occupancy guidelines. The
affordable housing unit shall comprise a minimum
of one-third-(1/3) of the total floor area of the
two dwellings. In the alternative, both may be
free market units if an Accessory Dwelling Unit
shall be provided for each unit;
4. Day Care Center;
5. Commercial parking lot or parking structure that
is independent of required off-street parking,
provided that it is not located abutting Main
Street;
6. Satellite dish antennae; and
7. Accessory Dwelling Units meeting the provisions of
Section 5-508.
D. Dimensional requirements. The following dimensional
requirements shall apply to all permitted and condi-
tional uses in the Office (0) Zone District:
1. Minimum lot size (sq.ft.): 6,000
2. Minimum lot area per dwelling unit (sq.ft.):
detached residential dwelling: 6,000
5-46
Revisions incorporated
through August 14, 1989
M
Page 4.
1. SUMMARY OF APPLICATION
Explore Booksellers is seeking approval to make
two minor changes to its building:
1. Add 180 square feet of office and storage space.
2. Convert an existing 650 square foot one -bedroom
free-market apartment to retail commercial
(bookstore) use.
Explore is located at 221 East Main Street. It is
zoned 0 office and subject to a historic overlay.
Explore was the first.project to make use of the
historic overlay provisions of the Code in 1977 and
as such was subject to extremely detailed review.
It was established in another location in 1975 and
has operated continually with the same local ownership,
Katharine Thalberg, since then.
Retail commercial is a conditional use in the
office zone.
Explore is abutted on each side by other retail
commercial uses.
< Page 6
2. Change in Use from Residential to Retail Commercial
Explore proposes to convert an existing one -bedroom
free-market apartment on the second floor of the
building to retail space.
Access will be by'a new door at the top of the
existing indoor stairway.
Books will be displayed in this space and the
complimentary coffee and tea service now located in
the bay window on Main Street will be relocated to it.
There will be several tables and chairs and fresh
pastries prepared by Rebecca's will be sold. There will
be no food preparation in the Explore building.
This addition will provide an ambiance and improvement
in service which is increasingly common in larger more
civilized cities but is still lacking in Aspen.
It is important to keep in mind that this additional
service will be very much a part of the bookstore
operati and not new restaurant -type business. It
will be o ith the same bookstore staff and will
use the existing cash register system.
It is solely to provide an amenity to the store's
clientele: a place to relax, look at books and have
a cup of coffee or a snack without the pressure to
vacate the table for the next hungry diner.
The new space will also be made available without
charge for use by literary or similar groups.
The space vacated by the coffee, tea, art books, etc.,
will be used for expanded magazine display.
Hecurded 3:00 PA December 9, 1" "'reception No.
., I—e .'lane Rcc.rc:..r
IS9901;
RECORD 7, PROCEEDINGS
GFF,_:iwiL No. r10
(Series of 1976)
&U 321 m 51
100 Leaves
AN ORn1:7ANCC D.SICNATING AS A'; CISTORIC DISTRICT.
ALL OF THnSE PPOPi-'>TIEF ARGTi T::G (0:1 T,. NORTH
A::D SOUTN) "\::: .,'llIZE,T :3E:'l7EE:1 ;:n:::l:: :i .ND
61VL:.'TI! :Ria:':'S, A:4) ALL UP PREP 1:PV-,i , W '011N
THE CITY Q: A, —I. l: F::T 3:;:, TS MORE FAR71CULARLY
DE SCRI ED AS LOTS K, L, M, N, 0, P, 0, R AND S
OF HI,OCF5 1U, 4: Ju, -17, 44, 51,-56, 66, 73;
LOTS A, H, C, D, , r, G, II AND .T C, ''LoCICS 19,
2-I37 1� AC -:7 GO. 74• ANn ATT. OP Pi,rY'K 67
OF THE ORIGINAL ASPEN TOWNSITE
WHEREAS, Article IX of Chapter 24 of the Aspen Muni-
cipAl Code ez:tablishes procedures for thA designation, within
the City of Aspen, of historic districts when such areas meet
the criteria for and purposes of historic designation, and
WHEREAS, the Aspen Planning and Zoning Commission
f
(P,and Z) and Aspen Historic PreseivaLluji CWWulLLee (RFC) have
been ,recented with evidence �xirportive of the designation
of the following areas of the city as historic
all of those properties abutting
(on the north and south) Main Street
hntween monarrn Anci ;eVr1It1I Streets,
and all of Paencke Park within the
City of Aspen, Colorado,
which Proposed district has been denominated the "::ain Street
Historic District", and
,?HEREAS, the HPC has, in its resolution dated July 13,
1976, reported that its preliminary investigation of the Main
Street Historic District has shown that Main Street
(a) has character, interest and value as part
of the development, heritarle and cultural charac-
teristics of the city;
(b) exemplifies the cultural, political, economic,
social and histcrtcal heritage of the community;
a!!
• 0
,, 321 o,, 54
RECORD OF PROCEEDINGS 100 Leaves
of tho ordinance which can ne given effect without the invalid
provision or application, 'and to this and the provisions of
this ordinance are declared to be severable.
Section 3
That r public hearing on this ordinance be held on
-y� i
ui L .tif a0 , 1976, a, 5:00 p.li. in
the City rouncil Chambers, City Hall, Aspen, Colorado, fifteen
(15) days prior to which hearing notice of the same shall be
p�h)ia1,.�d once in a newspaper of general circulation within
the City of Aspen.
INTRODUCED, PEAD AND vkLhntD published as provided
by law by the•City Council of the City of Aspen, Colorado,
s '
at its regular meeting held at the City of Aspen on the
t` tac`S y 6tand ey III
Mayor
f
ATTEST:
Kam/thhhryn S .Iauter
City Clerk
FINALLY :,d::pt=_d, pnnned and approved on the
day of 1976.
Macy Standley III /
u . Mayui
`'`•ATTEST:`
Kathryn :1 :Iauter
City Clerk
-4-
:Ncordl-d 3:01 P11 December q, 197 ---ption Yo. 1�1:11'>1Vi Julie Hane Recorder
m,r,321 55
RECORD OF PROCEEDINGS 100 Leaves
(Series of 1930)
AN ORDINANCE DCSiG:i%"Ti:G TIIC S11OENBERG
RFSIDE.*icE (LOTS D �,:7D E OF nLOCR 74,
AS AN IIIS:0111C
STRUCTURE A::i) TO AR:ICLL 1X
OF CHAPTER 74 nr,TTU- ASPr•:1 MUNICIPAL CODE
KnZIv.AS, arnnprvation Committee
ul,d Planniu•1 ..,, ,.ca.rg Cc^^ic ..... !:ave forw;qr<loA a recommendation
to the Council supportive of tie designation of The ::hoenberg
P,ecid^_nce as a.; historic structure n-nd site and the .;ity Council
wishes to pursue that recommendation and complete t1!e designa-
tion process.
:IOW, THEREFORE, 7E IT ORDA1NEU by THE CITY CCUNCIL
t
of THE CITY OF ASPMI, COLOP.AP^:
Section i
i
That the following structure and site be and hereby
are determined to have historic significance and that the
following described property be designated as an H Historic
Overlay District pursuant to the provisions of Article IX
of Chapter 24 of the Aspen Municipal Code.
Lots D and E of Block 74, original Aspen
Townsit.e, Pitkin County, Colorado (The Shoenberg
Residence).
Section 2
If any provision of this ordinance or the application
thereof to any person or circumstance is held invalid, suc11
invalidity shall not affect other provisions or applications
of the ordinance which can be given effect without the invalid
provision or application, and to this end the provisions of
this ordinance are declared 'to be severable.
PM
•
• —10K 321 rMu 56
�... RECORD OF PROCEEDINGS 100 Leaves
Section 3
That a public hearing be held on this ordinance on
L2-2 , 1976, at S:oo P.Y.
In the City Council Chambers, City Hall, aspen, Colorado,
fitLeen (15) days prior to which hearing notice of the same
shall be published once in a nPwnpgn,.r of q^neral circulation
within the City of Aspen. I
ItiTR�^'_'C READ ;,;;0 ORL) kL•O published as provided
by lam by the City COU"l l of tl'e City of Aspen, Colorado,
at its regular meeting held at the City of Aspen, on the
day of C.�c" ,� � � _ 1976.
r Stacy $tandley III --
Mayor /
,ATTEST.
Kathryn
City ClcrY,
FINALLY Adnptrll, arFrc cam' cn the -47_
day of , .� �/� i si 1976, 7
_ - �•' � �,_----may
•��j''• - stacy,Standley III
' MayutJJ + Jl
CJt�
/• athryn autex
City Clerk
-2-
EXPLORE BOOKSELLERS ADDITION
The following is to address Attachment 4 and Attachment 5,
Paragraph 3:
The property is in an office zone and is part of the Historic
Overlay District. The building addition does not extend into any
setbacks. The design of the addition uses the same materials,
colors, etc., as the existing building and its massing is compar-
able to existing elements using the same detailing on railing and
ornamental treatments.
The addition is consistant with the character of the neighborhood
as it is in keeping with the existing Victorian design of the
existing building.
The addition does not detract from the cultural values of the
designated historic structures as all the work is located in the
alley and the back side of the building, and the architecture is
complementary to the existing Victorian design as well.
The architectural integrity of the existing building is not
diminished since all new material will match the existing. The
architectural style is in form and massing, reflective of the
elements of the existing structure.
This Application is for all anticipated work. Since the expansion
is over 500 square feet, a Full Historic Review with a Public
Hearing is required. The first floor addition will be storage and
back zoom space of approximately 490 square feet. The second
floor addition will relocate the existin_4--ptp kitchen into the
expansion and will contain approximately j_%&�square feet. That
will bring the total square footage of the building to 3830 square
feet. Zoning allows for 4486 square feet: Also included is an
addition of a 221 square foot deck. The total deck square footage
including the existing area is 445 square feet. Zoning allows 673
square feet.
RW:A2Z
6/21/89
EXPLORE BOOKSELLERS ADDITION
The following is to address Attachment 2, Paragraph 5:
The proposed addition contains approximately 686 square
feet. We are expanding the southeast corner of the
building going back to the fence at the parking area.
We are expanding under the existing deck at the
southwest corner and ,g-oi�about 5 feet from the fence.
This addition contain'r 490 square feet of back area and
storage expansion on the first floor.
On the second floor, we adde196)square feet to the
southwest corner of the build-nq and replaces the
existing rear exit stair. There is 111 square feet of
deck connecting the existing deck area to the existing
stair. An addition of 110 square feet of deck was
created by the expansion of the room below.
The F.A.R. is .75 to 1, allowing for approximately
4486.5 square feet. We now have approximately 3144
square feet of floor area and will increase it to 3830
square feet.
The deck area allowed is 15% of floor area, which is 673
square feet, of which we have only 224 square feet of
deck with the new deck area included and will increase
it to 445 square feet.
The setback on the sides are not changed and the rear
setback is 15 feet; we are approximately 20 feet back.
RW:A2Z
6/21/89
�v
•
9. Description of Development Application
The first floor addition will be storage and back room
space of approximately 490 square feet. The second
floor addition will relocate the existing prep kitchen
into the expansion and will contain approximately 196
square feet. That will bring the total square footage
of the building to 3830 square feet. Zoning allows for
4486 square feet. Also included is an addition of a 221
square foot deck. The total deck square footage
including the existing area is 445 square feet. Zoning
allows 673 square feet.
a 7
CoumTr INDEX ADJOININC= Q
2795-124 � O R S
jrf
c HAI
�»
•
,t
o
u
v
r
O
■
D
M
O
w
30
r
a
a
t4
b
if
i•
i7
1•
I a
Y
3i
D
>•
1D
�J,i �Sp s
_ Ids
.J [ � b
/�STREer °•�
TOW -SNIP INDEX
tJ
65
8
fR
c`
4
R � e
d" O'3p 20 F`
H J
.rnCs
a c
}
K M H
P
J ® ® ZJ H J
O
R
/ \.
/ K .
M
" P
n
A
c ®�
e
® ri STREET
®
O f F
4 28 c H J
® 7
I?
'
K
[
4 At �
I A
LU
U
® N
29 c J to
P
Q.
®
J 4
� J
h0J'X/NS P
�
B c
f f
Q
c H
75 37 I l
A
--" `�'+•t �
e c
p c
Y
®
f
dl
M
®
,� • s >oo
mraov
tJ ' • J
�.
•y
43
�� k .� C h
p[ i
C H 1 /•
'Lf.l
•
.. eT P
1
TAX
oa
AREA NOS. I
AFS.
_ r 1.
I BW, I CFX. I CF
_, �.�
i
nb t t.rt
t . AC
•.n
t saa•
UTf OF ASPEN
t1.3 PC
ICIEMT1
6
I*
O
a.n psi
.�c
I`
o
ti I
Sans
®
2
p
-LYNCH
VISION
. c
fp Q
sl
2SI
1 O �Qn •oo
�\
•E�, r
k
r- L C2 Trb ra-t c'
J t
6
May 4, 1989
ASPEN/PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 920-5090
Randy Wedum
201 N. Mill Street
Aspen, Colorado 81611
RE: Explore Booksellers Insubstantial Amendment to an
Approved Conditional Use and GMQS Exemption
Dear Randy,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that your application is not complete. We are unable
to schedule it for review at this time.
Following is a list of the items we require to complete the
application:
1. Letter of authorization from the owner pursuant to Sec. 6-
202.B.1. of the Land Use Regulations.
2. Proof of Ownership pursuant to Section 6-202.B.3. of the
Land Use Regulations.
3. A specific explanation of how the new service delivery area
will work. Will any parking spaces be lost? Where do
delivery trucks come to drop off books now? Where will they
drop off after this expansion? How lang do they stay in
delivery area? How often does this occur, etc.?
If you have any questions please call, Alan Richman. Thank you.
sincerely,
Debbie Skehan
Administrative Assistant
ds
DOOR SCHEDULE
IMI SIDE TYPE
I TRANSOM REMA KS
E'o
6
7
8
9
1
I
_-
)AINDOW SCHEDULE
M
SIZE
_TYPE
RGH.OPNG_
REMARKS
Q
t�1�N�y�
- ;OIL �j
L� �,� 4r. S �
yj / �•
C
34
M A P, ';l ( N
E
J
Fl X
K
►�
a�%Fj 2`121
Q1iU$L� �ZV
Z53/4
j,/\ARUi Y
TOT',A\l.
EkIST / N v
N 6 nJ
S 0 Ur+{ G• L A S S
TorAL
ALLpw w
33 7/
FT X !y J
'VV/k Dovy S A D D E(�
A
3 'x 3
DDa:D
zoN,N�
pFF�c,�.
SC -ALE I 0=) o`
A
0 A T E"
DRAWN BY
APPROVE-0 B*
"ramx=a,,
a
S -U 3-7 G c 3-1 >�S"�z I�' o' Zo'- ?/i
M
>r-
D
~r 1 nc v
3 IoI,- iZEC. ULATE oN fZEL-,C. Dc2-
p, I RETf�tNtNh W��Lt_ — X
xx Aoz _
q-
0 0
KELoCAT ED
-
..-
E Ivy o v F— r- 1Z F L o C- ATE
i �k1ST- I N V WALE
O
F)LIST O1I��'D Bull- i UP KCAD E�
1
N F I rz S-r' FL—.00ip— 4=' LAN
.,0
CF'
co 1
>.I
} _
JEROME
PROF. BL.D -
•
01 N
MILL SUITE 10 2
_ T
East gain
iU
ASPEN
COLORADO 1 '11
•
A'�AiNcv PLAT t
d-
���C.O h-► D
F L o p iZ .P c... ,ta ►�{
�jLALF
114''
D t-
J
=giggpilmiggpi
BOOKOSELLERS
C>
JOHN R.'.
r a
I
DESIGN DEVELOPMENT
'lilpli
1.7.J
a
RO ' ME PRQf=. BLDG.
221
Aspen,Co.
� �
_.
�„
201 N. MILL SUITE 102
ASPEN
4
,'��LC��t�Gt7 �� �
T E L
f ":
I-
0
0 u'7- L V /-\-r H
<5 C—A L F— V4', = ('—.0"
JOHN 1R. WED -UM
D E S I G N 0N V El
a.
JEROVE PROF� 8 L D
........... 201 N�
f
EAST L.F-VAT I 0t,,.4
WEST ELEV.
I I��I'I IIIII��
--- L E A n E D --—.
—El
--
—
N Z.w r5 r.;, f r101,�4 MAT- c H Ek,,Sr
S l to I ►,-J L- fin! i ►� D W S
CL
{y
�we1°
1 i
LLJ
'. .,.
0
L
Z
Z
L )
j
L. •
C
^
W
'0
( A -.
9
rn
z
co
CD
,
SEC�Np �LOO2 �1ZAIv`►�Cs
mot,'- �o t�.IsZi
F0 LJNPATION P L P-4 t L 0 0 R FfZ�MIN
Sc A V4'1 = I d'I
k
EXISTlNC-., V�IALI
T-G _mt_Ml41,1N
0
S t. C. T- 10 " E. ^ ST T3 A`(
C�
1�7141 n'-(w 00 p
�d-I�VI.4TI-UN 12-njJ
TIE i3My�
*YAM_ em
I txT rziflr Div lr4Gr
f XY j �,TUt747 I b" O G
UIj-\Tiat i f2- ll
(o NI II. Vl P-I)r2 t"Zlt '1
-{fn" GrYtxi � M
-ilk" 1AIT I Iuti
►il�-�� Iil� lilii-�`Ia
Wav, w 4x , 4-
Ak
I* ., PW X PbTEr�;)
41��0 - 16a,# 06,
1 �hvL 6,7 00--, 2 - i --'�
M I VA tz ?g�xnv�l ea
-���� �Y�vl•••f i3f9 �C- r�T�
T
�-�G �� Off►-41 �-- i C,r
t 0-4Tt:-:A.. M415��NT2y > �J�112X +%2L
S 1= c T 10 N E A S 'r ( L&52z:�, 41 r- Gr --20u T-+-4 ,
4141, rL-Y'�oa t�)
�LX 4- t (�, " OG
0 If
27 - U
{2ZI-Yv tODt7
2X�#--121✓t7v�Ooi� ��
tzt� waO t�
�D Iti?i I L, - �3U L-
-t�(EM �1ZA N E
`i Vo
�2M1N� it7
lk
iCltr�r
W
CL
UJ
►�,
>
.m
0
,
UJ
uj
a
�
0)
r
z
U
C
u
�.
:i
z
z
L'iwLu
z
uj
�
Q
m:
-
0
L)
r
.j
CL
. j
t!}
LLJ
0
—
0
�
co
W
cc
tC�
v»
(, j, j
..J
X
CV
ui
CN
A t
DRAWN BY
APPROVED By
PR 0 JF f_, T ,�
lu
i-I AN � wi
SANK �%
YEA'' F- ►-
71SPENL
v
.;;
71
�. 4
S£e--dND FL -OOP- 15-LEC.T-,
s�r--AL-E 114 '
AUTO
t4� "
vvp
�L l I
r
+42-
F I RZ5 T FLCA O R F-L F-C.T,