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Home My WebLink Aboutagenda.hpc.2001061346 ASPEN HISTORIC PRESERVATION COMMISSION June 13,2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - NOON - Meet at the first site. If you cannot attend, be sure to visit the properties on your own before the meeting. NONE 5:00 I. Roll call II. Approval of minutes May 9, 2001 III. Public Comments IV. Commission member comments and project monitoring V. Disclosure of conflict of interest (actual and apparent) VI. OLD BUSINESS A. 735 W. Bleeker - Final review - Public Hearing - continue to June 27, 2001 5:10 B. 515 Gillespie St. - Landmark Designation - Conceptual - Lot Split, On-site relocation, partial demolition, Public Hearing ok 2 V 5:50 C. 935 E. Cooper Ave. - Final review - Public Hearing 0/C 046 VII. NEW BUSINESS 6:10 A. 501 E. Hyman Ave. - Landmark Designation 3-0 0/c - 01 6:15 B. 214 E. Hopkins Ave. - Minor Development Public HearingOU>* VIII. PROJECT MONITORING a&:45 A. St. Mary's Church 8:15 IX. ADJOURN .aROJECT MONITORING Susan Dodington 609 W. Bleeker- Ernie Frywald 7m & Main Street 213 W. Bleeker 104 S. Galena St. Mary's Church Suzannah Reid 414 N. First- POLE 312 S. Galena 7tlt and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. - Lane Jeffrey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane Lisa Markalunas 939 E. Cooper- Langley 200 E. Bleeker 419 E. Hyman - Paragon 302 E. Hopkins Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 609 W. Bleeker- Ernie Frywald 200 E. Bleeker Rally Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 104 S. Galena St. Mary's Church 302 E. Hopkins 2- Melanie Roschko 213 W. Bleeker )NCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion 3 ASPEN HISTORIC PRESERVATION COMMISSION RESOLUTIONS 12 Christiania Lodge 501 W. Main St. - Conceptual March 28, 2001 13 213 W. Bleeker Findings of Fact - 14 513 W. Smuggler - Final - April 11, 2001 15 328 Park Ave. Final-April 11,2001 16 419 E. Hyman Ave. -Minor, Landmark-April 11,2001 17 401 E. Cooper - Minor - Feb. 28, 2001 18 301 E. Hopkins - April 25, 2001 19 302 E. Hopkins - Final Utility/trash PH - May 9, 2001 20 428 E. Hyman Ave. - Conceptual Review PH - May 9, 2001 21 935 E. Cooper Ave. - Conceptual Review PH - May 9, 2001 22. 610 W. Smuggler - Conceptual Review PH - May 9, 2001 23. 101 E. Hallam - Conceptual Review - PH - May 23, 2001 24. 640 N. Third - Conceptual Historic Lot Split May 23, 2001 30 6 9 Â¥I MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Community Development Deputy Directord~0 FROM: Fred Jarman, Planner R5. RE: 515 West Gillespie Street - Significant Conceptual Review / PUBLIC HEARING (Continued from May 23rd, 2001) DATE: June 13,2001 1 , 1 9 /4 . 1. N ~ â€¢ Â· .â€¢li.~ ~'*7. IL. 1 .:taÂ¥4* 1*.0 + I . ir . i- â‚¬ . 7.,E 410,41* *62 . 9:ar. GILLESPIE AVE ~ 1 s 11Â§/:222*: 0000 . t Â« 1 1 E. EBEB~mmE@i' L%*f51)A-} 4 1. ... ....- - al. 1 ift I.*,mi & 9, 0 I G P. 2 29&89 7. ./. ' ' 4 WO".$+1# 14 )1 1 t. 1 PEARL CT 1 . I 4 415 K h 4 i 11*~ F . 1 ~RIBST E 7Â»1Â»---- ~ ~ J~~~~tr~me ~~ /4 + .1, . 1.=1 1.,1, F 73.... ...111 . 119"1'll 1~221 - 1*it *11[.11~ 1 - â€¢0- 7 t , Mal ,Â· ug IUMT -- 0 -L .m Ill-VLJ4 1 NORTH ST ./6 tni A A Â·4~''f i *d,Th' -~.4,~ - SUMMARY OF REQUEST The applicant is requesting Conceptual Review for the following land use approvals for a property located at 515 West Gillespie Avenue, City and Townsite of Aspen. 1. Historic Landmark Designation 2. Historic Landmark Lot Split 3. Partial Demolition 4. Relocation 5. 500 sq. ft. FAR bonus BACKGROUND The subject property currently contains a two-story residence (pictured on front) that is listed on the City's Inventory of Historical Sites and Structures and is situated on a 9,210 square foot lot. The house was built in approximately 1887 and was originally located at 100 West Hopkins Avenue. It is approximately 1,681 square feet in size and is used as a single-family dwelling located in the R-6 Zone District. The lot also contains a non- contributing garage that is not listed on the inventory. . 1 S 0 STAFF COMMENTS The applicant requests a historic landmark lot split that would result in two lots; Lot "A" having 4,639 square feet and Lot "B" having 4,571 square feet. Further, the applicant allocates specific FAR to each newly created lot using the allowable duplex FAR for the fathering parcel. The duplex FAR allowed for the fathering parcel is 4,093 square feet which is subsequently split between the two newly created lots: 1,593 sq. ft. to Lot A (which includes a 500 FAR sq. ft. bonus) and 2,840 sq. ft. to Lot B. The applicant has also formally requested for the FAR bonus of 500 sq. ft., which may be awarded by the HPC if a project is considered as having significant merit. PROPOSAL MoDIFICATIONS The development proposal currently before the Historic Preservation Commission has included several changes from the last continued public hearing held on May 23rd, 2001 as a result of a necessary correction to the floor area calculation allocated to each lot. Specifically, these changes include the following: 1) A straight lot split resulting in two lots; Lot "A" having 4,639 square feet and Lot "B" having 4,571 square feet. The FAR is subsequently split between the two newly created lots: 1,753 sq. ft. to Lot A (which includes a 500 FAR sq. ft. bonus) and 2,840 sq. ft. to Lot B. 2) The Applicant has moved and redesigned the garage on the rear of Lot A offthe alley to the east side ofthe lot away from the Collins' property and provided an 0 additional parking space. The garage redesign includes a stairway on the east fa~ade of the garage providing access down to the mechanical room. 3) No changes have been made to the historic resource since the last set of drawings. The current proposal in attached to this memorandum. HISTORIC LANDMARK LOT SPLIT To date, the applicant has worked with the HPC in the form of a site visit, a Worksession, and four previous public hearings related to this request for conceptual approval. The applicant has adjusted the lot sizes so that they have become smaller than 6,000 square feet, thereby eliminating the ability to request the Conditional Use request to place two single-family dwellings on a 6,000 sq. ft. However, both Lot A and Lot B will remain under the purview of the Historic Preservation Commission for any future development proposals. LOT SPLITS PURSUANT TO THE AACP Lot splits were originally designed as a mechanism to control sprawling growth and place residential development where residential development should go. The Aspen Area Community Plan (AACP) specifically supports the notion of the lot split. Lot splits are one of the many density incentives and prescribed in the action plan of the AACP as a 0 practice of infill and redevelopment. Increasing density in appropriate places, especially in a residential townsite such as Aspen, can achieve positive results such as providing 2 ~r more incentives to build in town rather than sprawl down valley, make more efficient use of existing City infrastructure / utilities, and foster a disincentive to use the automobile due to the close proximity to the downtown core and free mass transit just to name a few. Specifically, this action plan calls for possible amendments to the Code: "to allow and encourage greater residential densities within the original Aspen town site; allow easier subdivision of properties in the historic town site and allow for injill development." - page 40 and 49,2000 AACP Also, as listed as Action Plan number 52, the AACP calls for: " a review of the existing Historic Preservation program to see how well it is working and to maintain and add innovative ways to make preservation work in Aspen, such as the lot split, property tax relief, and to study the impacts of the FAR bonus." - Page 56,2000 AACP Finally, the AACP "encourages returning to higher density development within the city limits where appropriate." (page 39) Staff finds that this site and project promotes this appropriate type of increased density. FAR BONUS REQUEST The Applicant is requesting a 500 sq. ft. Floor Area Bonus to be placed on Lot A with the relocated historic structure. According to the Historic Preservation Design Guidelines, historic resources are finite and cannot be replaced, making them precious commodities and defining elements of a town's evolution. Historic resources are, in fact, slices in time, preserved to be appreciated and to help a community understand its past. This project is a strong example of how a valuable resource can be maintained and preserved with the evolution of a community. The recently adopted Historic Preservation Design Guidelines discuss specific examples / reasons that the HPC would award a project with a FAR Bonus. These include, but are not limited to: > When the parcel is larger than 9,000 square feet > When it is used to create a historic landmark lot split. > When the project shows an outstanding effort to preserve or restore the historic structure. -Page 2,Historic Preservation Design Guidelines In addressing the examples stated above, Staff finds that the subject lot is larger than 9,000 square feet and the applicant is proposing a historic landmark designation in order to conduct a historic landmark lot split. Moreover, Staff strongly believes that this project demonstrates an outstanding preservation effort for several important reasons. 3 7 First, the applicant is proposing to relocate the resource onto a portion of the lot that will continue to promote the prominence of the resource. Second, some of redevelopment proposals for historic resources, which make their way to the HPC, have included rather large additions that obscure and mute the importance of the resource. The most recent of these HPC cases that received Final Approval and a 500 square foot FAR. bonus was that ofthe "513 West Smuggler" project designed by Harry Teague. In that case, a very large and contemporary addition was approved less than a month ago before the HPC and granted a 500 sq. ft. FAR bonus. In this light regarding the size and style of that addition, the applicant has taken a very sensitive approach to the historic resource and is not requesting to place a large addition onto the resource as typically seen with many other "additions" which have occurred to some of Aspen's historic resources in the past. As a result of this approach, the applicant is proposing a very modest single-story addition to replace a non-historic addition at the very back of the house which meets all of the historic preservation design guidelines regarding additions. Lastly, the applicant is proposing very minor modifications to the rear fa~ade on the second story, which are consistent with the HPC ' s direction over the course ofthe last public hearings and work session. More importantly, these slight modifications to the house will take place on the rear of the faGade thereby unseen from the street. It is for all these reasons that Staff strongly believes this project merits a 500 square foot FAR bonus. DITCH RELOCATION - Currently there is an irrigation ditch running from the Collin's property across the Beck property running in a northeasterly direction. The Applicant has requested the ability to Â·relocate the ditch in order to relocate the beck House on that portion of the lot. The proposed relocation will redirect the ditch to the south behind the relocated house then northward to Gillespie Avenue where it currently runs now. The Applicant received approval *pt the Parks Department to conduct the relocation / removal as requested. Fahl BOUNDARY DISPUTE During this proposed project, an adjacent neighboring property owner to the west ofthe Beck's property, a Mr. And Mrs. Collins, questioned the accuracy ofthe lot line separating the two properties. This has remained an outstanding issue regarding this proposed development. Despite the potential alleged boundary dispute, the applicant has proposed a development plan that would not be affected at all should the questionable lot line be decided in favor of the Collins. More importantly, upon additional conference with the City Attorneys, the City of Aspen has no legal authority to hold this development proposal from moving forward to any City Board for land use approvals ifthe proposal is in no way reliant on the disputed properly line. In this case, and as stated above, despite the potential boundary dispute, 4 9 the applicant has proposed a development plan that would not be affected at all should the 0 questionable lot line be decided in favor ofthe Collins. STAFF RECOMMENDATION Staff recommends the HPC approve the requests for 1) partial demolition, 2) relocation 3) the 500 sq. ft. FAR bonus, and 4) recommends City Council approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause; 2. As a minimum, the subdivision plat shall contain a plat note stating that any development of Lot "B" shall be required to mitigate for affordable housing; 3. As a minimum, the subdivision plat shall contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; 4. As a minimum, the subdivision plat shall contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district and residential design standards with the potential exception for variances to be approved by the HPC; 5. That Lots "A" and "B" are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 6. That the applicant shall verify with the City Zoning Officer the total allowable FAR for each newly created lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lot "A" receiving 4,639 square feet of lot area and Lot "B" receiving 4,571 square feet of lot area. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on Lot "A" will be 1,753 s.f. (including a 500 square foot floor area bonus) and 2,840 square feet of floor area on Lot "B." The information specific to exact allocated FAR as indicated above for both lots as verified by the City Zoning Officer, shall be included on the plat, as a plat note; 5 7. That the applicant shall provide the Subdivision Exemption Agreement that includes the elements outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(IE). (The Community development department can provide an example of this agreement to the applicant); 8. That the applicant agrees that prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 9. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,093 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "A" as having 1,753 sq. ft. and Lot "B" as having 2,840 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and recorder's Office; 10. All information regarding possible future development on newly created Lot B of this lot split shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented; and 11. That the applicant shall record a final plat indicating the approvals in this resolution as they have been represented to the Historic Preservation Commission. In addition, if the westerly lot line dispute between the Collins and the owners of the property known as lot a of the Beck Lot Split of Lots 4, 5, and 6, Block 99, Hallam Addition, City and Townsite of Aspen, has not been resolved prior to the recording of said plat, the applicant shall record a plat showing both lines in dispute and a note on the plat indicating the two lot lines in question and that once the dispute is resolved, the applicant shall file a new plat indicating the resulting resolution; 12. That the applicant shall submit a demolition plan, as part ofthe building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 13. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 6 )0 14. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 15. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 16. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 17. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 18. That the applicant shall be required to provide the contractor with copies ofthe 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; 19. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 20. That 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; 21. That, in the event the chimneys located on the roof of the historic structure, are to be dismantled during the relocation as represented in this application, the applicant agrees that all brick restorations as part of the reassembly shall be reviewed by Staff and Monitor; and 22. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 23. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 24. That the HPC grants a 500 sq. ft. FAR bonus to be allocated to Lot A with the historic house (for a maximum floor area of 1,753 square feet). Lot B will then maintain the balance of the remaining FAR to be 2,840 square feet; 7 l) 25. That the applicant shall enter into a common water service agreement with the City Water Department for the newly relocated house; 26. That the applicant, prior to Final Review before the HPC, provide the Community Development Department and HPC with a signed agreement regarding the relocation of the Si Johnson Ditch and any tree relocation / mitigation issues with the City of Aspen Parks Department; 27. That the applicant shall comply with the Universal Conservation Building Code (UCBC); 28. Bill Baily, a local house mover, originally moved the house to its current location in 1971 from 100 West Hopkins Street. He has recently restudied the house and found that the house can be moved without any damage to the structure. However, The applicant, as a condition of approval, and prior to the application of building permits, shall be required to post a bond of $30,000 or other financial security approved by the HPC with the engineering department to ensure safe relocation of the structure. RECOMMENDED MOTION "I move to approve Resolution No, 2, Series 2001, approving the requests for 1) partial demolition, 2) relocation 3) the 500 sq. ft. FAR bonus and 4) recommends City Council approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, with the conditions stated herein." REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT A - HISTORIC LANDMARK DESIGNATION EXHIBIT B - HISTORIC LANDMARK LOT SPLIT EXHIBIT C - PARTIAL DEMOLITION EXHIBIT D - RELOCATION EXHIBIT E - HISTORIC PRESERVATION GUIDELINES EXHIBIT F - RESOLUTION No. 2, SERIES OF 2001 EXHIBIT J - APPLICATION & DRAWINGS 8 11 EXHIBIT A HISTORIC LANDMARK DESIGNATION STANDARDS Any structure or site that meets two (2) or more of the following standards may be designated as an historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those, which are unique or have some special value to the community. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical signijicance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Staff Finding In general, this structure is indicative of an upper middle class lifestyle during the last 1800's silver mining era. It is expressive of the materials, methods, and style of the period. Specifically, neither Staff nor the Applicant has any knowledge of any specific significant historical events or persons associated with this structure. In any event, it should not be dismissed that the Beck Family, who are the current owners, are also the same family that originally built the structure in 1887 (by Neil Beck's grandfather) and the family has continuously resided in the house until this time. While the Beck Family may not be considered as "significant persons" in the context of the City of Aspen and would not qualify as meeting this standard, Staff is aware that there are not too many unique situations such as this in Aspen. Staff finds this standard is not met. B. Architectural importance. Based on the building form, use, or specimen, tile structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Staff Finding Staff finds that the 515 Gillespie structure, built in approximately 1887, originally located at 100 West Hopkins and subsequently moved in 1971 to its current location, is an excellent 114 year old example of Aspen's traditional Victorian Era architecture from before the turn of the century. Even though the house has been relocated, it has maintained its original form with the exception of a very minor single story shed detail on the rear of the house not seen from the street. A specific defining element of this architecture style includes a distinct roof form called the gable-end. This house style typically has a rectangular "T" shape plan with a gable roof with the ridge running perpendicular to the street as well as a cross gable form running parallel to the street. Most houses of this architectural type, as this house does, have a porch on the gabled end and a smaller roof is attached to the shelter porch. In Aspen, many of these porches have been closed in and incorporated the space in the interior of the house that compromises the architectural integrity and the original form. 9 13 This house has not enclosed the porch element that continues to be one of its defining features along with classic turned posts. Most houses of this era specific to Aspen also tend to be wood sided and are 1 to 116 stories; however this is an example of one which has 2 stories which is uncommon. Another interesting feature includes a small "hip" or more commonly known G,clipped gable" element on the north facing (street facing) gable end. It is because of all the aforementioned reasons and defining architectural elements, that this structure, which is indicative of an upper middle class lifestyle during the last 1800's silver mining era and is expressive of the materials, methods, and style of the period, that Staff finds this criterion to be met. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Staff Finding Neither Staff nor the Applicant has any information regarding the architect who designed this home; therefore, Staff finds that this criterion is not met. D. Neighborhood character. The structure or site is a signiJicant component of a historically significant neighborhood and the preservation of the structure or site is importantfor the maintenance of that neighborhood character. Staff Finding The structure is located in and is considered a very important historic element of the historic West End of Aspen that gains its character from the prominence of historic homes such as the subject home at 515 Gillespie Avenue. It is immediately located among other houses on the same half block fronting Gillespie Avenue that are more contemporary in nature that make this structure even more prominent as an important and historically distinct neighborhood structure. In the blocks that surround 515 Gillespie, one finds a wide variety of house styles, ages, sizes, and so on. The preservation effort sought by the Applicant through this application will continue to allow this structure to add considerable value not only to the specific block but also to the traditional west end neighborhood. When viewed in context of the surrounding blocks, there are ten houses currently listed on Aspen's Inventory of Historic Sites and Structures; three of those structures maintain landmark status. This structure at 515 Gillespie Avenue is clearly a neighborhood-defining element that is complementary of the other three landmarked houses. Following this request for landmarking, the applicant intends to split the parent lot as result of a historic landmark lot split request. Staff finds this criterion to be met. 10 19 E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Staff Finding: In a similar perspective of neighborhood character, Staff finds that the 515 Gillespie single-family home is a critical site for preservation as it is already established as a home on the inventory and is an important and defining historical element in Aspen's Historic west end neighborhood as it relates to and adds to community character. The City of Aspen takes great pride in the fact that it has been able to preserve a great deal of its past so that future generations will be able to actually see the evolution of this small mountain town into what it is today. This structure is an important and original slice of time showcasing an example of an upper middle class lifestyle during the last 1800's silver mining era and is expressive of the materials, methods, and style of the period. This structure and site is important because of its relationship to the existing neighborhood and other similar homes in terms of size, location, and architecture. Given that this unique two-story Victorian Era gable-end home is in excellent condition and remains as an excellent example of Aspen's 1 gth century Late Victorian Age homes, it is a "city wide" resource that should not be lost to demolition but rather preserved as a historic structure. Staff finds this criterion to be met. 11 /5 EXHIBIT B HISTORICAL LANDMARK LOT SPLIT In order to conduct a Historic Landmark Lot Split, the applicant shall meet the following requirements of Aspen Land Use Code: SUBDIVISION EXEMPTIONS, LOT SPLIT The split of a lot for the purpose of the development of one detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all of the following conditions are met: a) The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Staff Finding: The lot (encompassing lots 4,5, and 6) has not been previously subdivided since March 24,1969. Staff finds this criterion to be met. b) No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.040(A)(1)(c). Staff Finding: Two lots are created as a result of the lot split - Lots A and B. An Accessory Dwelling Unit (ADU), cash-in-lieu payment, or deed restriction on any new residence will be required for a proposed house on Lot B. An ADU or cash-in-lieu payment will be required on Lot A if more than 50% of the existing single-family house is demolished. The applicant may also choose to voluntarily provide an ADU on Lot A. Staff finds this criterion to be met. c) The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)60; and Staff Finding: Staff finds that the lot in question was not the subject of a subdivision exemption under the provisions of this chapter or "lot split" exemption. Staff finds this criterion to be met. d) A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the olfice of the Pitkin County clerk and recorder after approval, indicating that no further 12 )L subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Staff Finding: Staff finds that the applicant agrees that the filing of the subdivision plat, that meets the terms of this chapter, conforms to the requirements of this title, and responds precisely to the condition in the Resolution drafted herein, shall be submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation. This shall be a condition of this approval. Staff finds this criterion to be met. e) Recordation. The subdivision exemption agreement and plat shall be recorded in the o#ice of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing Of good cause. Staff Finding: Staff finds that the applicant agrees that the plat and subdivision exemption agreement shall meet the timing requirements for recordation. Failure on the part of the applicant to record the plat within one hundred eighty (180) days, following approval by the City Council, shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Staff finds this criterion to be met. D In the case where an existing single-family dwelling occupies a site, which is eligible for a lot split, tile dwelling need not be demolished prior to application for alot split Staff Finding: Staff finds that the existing dwelling will not be demolished; rather, the applicant intends to relocate the historic single-family structure from Lot "B" onto Lot "A" subject to the proper application process and review by the Historic Preservation Commission pursuant to Section 26.415. Staff finds this criterion to be met. g) Maximum potential buildout for the two (2) parcels created by a lot split shaN not exceed three (3) units, which may be composed of a duplex and a single-family home. Staff Finding: The applicant intends to move the historic single-family structure from Lot "B" onto Lot "A." As aresult ofthis application, the owner of Lot B only has the ability to construct a single-family house. This scenario results in a total build out of two single-family 13 (-7 houses. The total build out shall not exceed three units and therefore Staff finds this criterion to be met. SUBDIVISION EXEMPTIONS, HISTORIC LANDMARK LOT SPLIT The split of a lot that is a designated historic landmark for the development of one new single-family dwelling. The Historic Landmark Lot Split shall meet the requirements of section 26.88.030(A)(2), section 26.100.050(A)(2)(e), section 26.72.010(G) of this Code, and the following standards: a) The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-15A zone district Staff Finding: The fathering / original parcel is 9,210 sq. ft in size and is located in the R-6 zone district. Staff finds this criterion to be met. b) The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parceL The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Staff Finding: The duplex FAR which would have been allowed for the fathering parcel is 4,093 square feet (not including the 500 square feet FAR bonus.) The applicant has formally requested the FAR bonus award from the Historic Preservation Commission to allocate appropriate FAR to Lot A which would contain the relocated historic structure. The FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) is 4,593 sq. ft. in total. The applicant wishes to appropriate this FAR in the following manner: Lot "A" as having 1,753 sq. ft. and Lot "B" as having 2,840 sq. ft. Further, these lot sizes and floor areas shall be indicated on the plat as a condition of approval once requested. Staff finds this criterion to be met. c) The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Staff Finding: The proposed / newly created Lot A will contain the historic structure moved from Lot B. The applicant is requesting a historic landmark designation for that structure. Any future development shall meet all dimensional requirements of the underlying R-6 zone district. Additionally, the applicant understands that HPC bonuses are only permitted on the parcel that contains a historic structure. The applicant intends to return to the HPC upon submitting an application for any further development on the newly created lots. Staff finds this criterion to be met. 14 IV GMQS ExEMPTION, HISTORIC LANDMARK LOT SPLIT The construction of each new single-family dwelling on a lot created through a Historic Landmark Lot Split pursuant to Section 26.480.030(ID. This exemption shall not be deducted from the respective annual development allotments established pursuant to Section 26.470.050 or from the Aspen Metro Area development ceilings established pursuant to Section 26.470.030. Exemption review is by the Community Development Director. This exemption shall only apply if the standards of Section 26.470.070(B)(1) or (2), as applicable, are met. Staff Finding: Staff finds that this exemption for the construction of each new single-family dwelling on a lot created through a Historic Landmark Lot Split shall not be deducted from the respective annual development allotments established pursuant to Section 26.470.050 or from the Aspen Metro Area development ceilings. Any development of Lot "B" shall be required to mitigate for affordable housing pursuant to Section 26.470.060(B)(1) of the Municipal Code and shall be reflected in a plat note. 15 I9 EXHIBIT C PARTIAL DEMOLITION No partial demolition of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the Historic Preservation Commission in accordance with the standards set forth in this Chapter approves the partial demolition. The applicant shall be required to address the following Standards for review of partial demolition. No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a) The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel, and Staff Finding The applicant has included a partial demolition plan as indicated on the site plan. The applicant is requesting approval to 1) demolish a small non-historic shed addition on the rear of the historic house, 2) demolish the non-historic subgrade level and stairs, and 2) demolish a non-historic separate detached garage currently existing at the rear of the site. This demolition will eliminate non-historic portions /additions of the house. It should be noted that the existing siding on the house is not historic siding original to the structure. 0 Staff finds that the partial demolition of the rear shed addition and subgrade level and stairwell does not detract from the historic structure and the detached garage on the rear of the lot does not contribute to the historic significance of the parcel. Staff finds this criterion to be met. b) The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and Staff Finding The applicant intends to remove only non-historic elements from the existing structure. In addition, the addition to be demolished is located in the rear of the house and not seen from the street and as a result, The house, in large part, will maintain its historic significance as defined by the Late Victorian Age in which it was built. Staff finds this criterion to be met. (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. 16 -10 0 Staff Finding The three portions of the existing home will not significantly interfere with the architectural character or integrity ofthe home. The existing non-historic addition to the rear of the house is not easily distinguished from the historic portion of the house. The applicant intends to replace this addition with a new addition that will be somewhat distinct and more easily distinguished from the historic structure. Again, this partial demolition and reconstruction of a new addition will occur in the rear of the historic structure and not viewed from the street. Staff finds this criterion to be met. 0 0 17 1/ . o EXHIBIT D RELOCATION No on-site relocation of any structure included on the Inventory of Historic Sites and Structures of the City of Aspen shall be permitted unless the on-site relocation is approved by the Historic Preservation Commission. The applicant shall be required to address the following Standards for review of off-site relocation. No approval for off-site relocation shall be granted unless the Historic Preservation Commission finds all of the following standards are met: a) The structure cannot be rehabilitated or reused on its original site to provide for any reasonable beneficial use of the property, and Staff Finding As stated earlier, the house was built in 1887, originally located at 100 West Hopkins Street, and moved to its current location in 1971. Currently, the house is usable as a residence in its present location. The applicant intends to move the house as a result of the ability to conduct a historic landmark lot split provided the City Council grants landmark status to the property. b) The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished 0 due to the relocation, and Staff Finding The new location of the historic home to Lot A will continue to maintain the front (or north facing) facade and its relationship to the street. In addition, the location will also promote exposure of the western faGade as a result of the angled position of the new adjacent house. There will be no loss of exposure ofthe east faGade ofthe house as a result of the move. Even though this fagade may be considered architecturally insignificant, it may be even more promoted as a result of the new development on Lot B. Staff finds that the move will not diminish the historic integrity of the house. Staff finds this criterion to be met. c) The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and Staff Finding Bill Baily, a local house mover, originally moved the house to its current location in 1971 from 100 West Hopkins Street. He has recently restudied the house and found that the house can be moved without any damage to the structure. Staff finds this criterion to be 0 met. 18 11-/ 0 d) A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and Staff Finding The applicant, as a condition of approval, and prior to the application of building permits, shall be required to post a bond or other financial security approved by the HPC with the engineering department to ensure safe relocation of the structure. Staff finds that this will be included as a condition of approval. e) The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the receiving site's neighborhood is consistent with the architectural integrity of the structure, and the relocation of the historic structure would not diminish the integrity or character of the receiving site's neighborhood. An acceptance letter from the property owner of the receiving site shall be submitted. Staff Finding For all practical matters, the historic house will be relocated on the same lot where it currently sits. (The house will move approximately 40 feet to the west.) As a result of the lot split, the house actually changes lot locations; however, the nature and character of the 0 lot does not drastically differ from current conditions. The receiver site is compatible in nature with the sending site and the neighborhood will not suffer from the movement of this structure. Moreover, the Aspen Area Community Plan calls for increased residential density. Staff finds that the lot split continues to be an incentive to promote this density increase while maintaining the historic lot sizes and relationships of dwellings. The receiver site will accommodate the house in accordance with all zoning provisions and the associated dimensional requirements. No letter of acceptance is required because both lots are owned by Mr. Bone. 0 19 13 EXHIBIT E HISTORIC PRESERVATION GUIDELINES 1. Lot Splits The City provides several incentives for residential property owners to divide the square footage that could be built on a landmark parcel into two separate houses in order to reduce the size of both buildings, to reduce the size of an addition made to a historic house and to reinforce the original character of many of Aspen's neighborhoods, which had small houses on 3,000 square foot lots. This section of the Historic Preservations Guidelines deal almost entirely with new development on lots that result from an historic landmark lot split. There are no development plans proposed with this current application; Staff will perform an analysis of any new development proposal on the newly created lot with using the elements in these guidelines as major tools. 2. Building Additions Many historic buildings in Aspen experienced additions over time as the need for more space occurred. In some cases, owners added a wing onto a primary structure for use as a new bedroom, or to expand a kitchen. Typically the addition was subordinate in scale and character to the main building. This tradition of adding onto buildings should continue. It is important, however, that a new addition be designed in such a manner that it preserves the historic character of the original structure. It is important, that new additions do not 0 detract from the character of the building or obscure significant features There are a few basic principles for new additions that are prescribed by Aspen's Historic Preservation Guidelines. In general they include minimizing negative effects that may occur to the historic building fabric, the addition should not affect the perceived character of the building, and keep the size of the addition small in relation to the main structure. Specifically, the guidelines indicate: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. Staff finds that the proposed new addition does not reflect the exact character of the historic house but is not too inconsistent with the historic character of the primary building. Further, the addition does not attempt to portray an earlier period than that of the primary building or imply an inaccurate variation of the primary building's historic style should be avoided. Staff finds that the proposed addition meets this guideline. 10.4 Design a new addition to be recognized as a product of its own time. The proposed addition is made distinguishable from the historic building, while also remaining visually compatible with these earlier features. In addition, the addition 0 maintains changes in setbacks, materials, and architectural style from the historic 20 building, that help define a change from old to new construction. Staff finds that the proposed addition meets this guideline. 10.6 Design an addition to be compatible in size and scale with the main building. Staff finds that this addition is lower than the height of the primary building. Staff finds that the proposed addition meets this guideline. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. The proposed addition will be located in the rear of the historic resource. Staff maintains that the addition does not interfere with any primary facades allowing the original proportions and character to remain prominent. Staff finds that the proposed addition meets this guideline. 10.9 Roof forms should be similar to those of the historic building. Staff finds that the two roofs proposed are appropriate because they are shed roofs. Staff finds that the proposed addition meets this guideline. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. This addition does not result in the loss or severe alteration of architectural details, comices and eavelines. There is some siding that will be replaced with the west portion of the addition; however, this siding is determined not to be historic to the original structure. Staff finds that the proposed addition meets this guideline. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. With the exception of the metal roof materials, the new materials are similar to the original materials. Staff finds that the proposed addition meets this guideline. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. The new addition does not overhang the lower floors of the historic building in the front or on the side and the dormer on the main roof which covers the proposed doors from the upper bedroom are subordinate to the overall roof mass and remain in scale with historic roof structures and is located below the primary structure's ridgeline. Staff finds that the proposed addition meets this guideline. 10.13 Set a rooftop addition back from the front of the building. The proposed rooftop addition will not be seen from the street so as to help preserve the original profile of the historically significant building. Staff finds that the proposed addition meets this guideline. 21 1* 10.14 The roof form and slope of a new addition should be in character with the historic building. Staff finds that the rooftop shed dormer is subordinate in scale and not seen from the street so that it does not detract from the historic nature of the house as it is seen from the street. However, it appears to be a large cut into the form of the roof and significantly changes the "read of the south elevation. Yet is not street facing so that the historic 5, appearance is not severely adulterated. Staff finds that the proposed addition meets this guideline. 3. Building Relocation / Foundations Generally, removing a structure from the parcel with which it is historically recorded will compromise its integrity. However, there may be cases when relocation will not substantially affect the integrity of a property and its rehabilitation can be assured as a result. In this particular case, the house was originally located at 100 West Hopkins Avenue and was subsequently relocated to its current location in 1971. This application calls for demolishing the non-historic basement which serves as the current basement The Historic Preservation Guidelines contain language referring to protecting the resource prior to and during relocation. Specifically, wood panels should be mounted on the exterior of the building to protect existing openings and particularly historic glass. Further, special care should be taken to keep from damaging door and window frames and sashes in the process ofcovering the openings. The guidelines specifically indicate: 9.1 Proposals to relocate a building will be considered on a case-by-case basis. This particular request for relocation is of an individual structure rather than a structure in a historic district. In general, a relocation of this sort has less of an impact on individual landmark structures than those in a historic district. In addition, the applicant intends to maintain the historic structure with the exception of placing an addition in the rear. In doing so, this relocated building shall be carefully rehabilitated to retain original architectural details and materials. In addition, the applicant, as a condition of approval, shall provide a plan to secure the structure and provide a new foundation, utilities, and to restore the house. Staff finds that the proposed relocation meets this guideline. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. Staff has considered the significance of this house and the character of its setting and found that a relocation on an adjacent lot will not detract from its historic significance given the fact that this house once stood at 100 West Hopkins prior to 1971. Staff finds that the proposed relocation meets this guideline. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. Staff finds that this house, as proposed, will remain on the parent lot as the result of a historic landmark lot split and both newly created lots will remain in the purview of the 22 24 Historic Preservation Commission for any further development. Staff finds that the proposed relocation meets this guideline. 9.4 Site the structure in a position similar to its historic orientation. As proposed, the house will face the same direction and have a relatively similar setback as its current location. Staff finds that the proposed relocation meets this guideline. 9.5 A new foundation should appear similar in design and materials to the historic foundation. The applicant intends to relocate the house onto a basement similar to the basement on which it currently sits. Staff finds that the proposed relocation meets this guideline. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. The elevation heights will not be drastically changed as a result of the newly relocated house on to its new foundation thereby maintaining its current historic significance. Staff finds that the proposed relocation meets this guideline. 9.7 A lightwell may be used to permit light into below-grade living space. The applicant proposes two light wells in order to provide light and ventilation to the subgrade basement. Neither lightwells are on the front faGade of the house (per the Residential Design Standards). Staff finds that the proposed relocation meets this guideline. 23 17 EXHIBIT F RESOLUTION NO. 25 SERIES OF 2001 ~ RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING A PARTIAL DEMOLITION, RELOCATION, A 500 SQ. FT. FAR BONUS, AND RECOMMENDING CITY COUNCIL APPROVE THE HISTORIC LANDMARK DESIGNATION AND HISTORIC LANDMARK LOT SPLIT FOR THE PROPERTY LOCATED AT 515 WEST GILLESPIE AVENUE, LOTS 4,5, AND 6, BLOCK 99, IIALLAM ADDITION, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO Parcel ID: 2735-121-11-007 WHEREAS, the applicant, Pamela and Neil Beck, represented by Randall Bone, requested the following land use approvals for a property located at 515 West Gillespie Avenue, Lots 4,5, and 6, Block 99, Hallam Addition, City and Townsite of Aspen: 1. Historic Landmark Designation 2. Historic Landmark Lot Split 3. Partial Demolition 4. Relocation 5. 500 sq. ft. FAR bonus WHEREAS, the property is currently listed in the City of Aspen's Inventory of Historical Sites and Structures; and WHEREAS, this application for a Historic Landmark Designation, Historic Landmark Lot Split meets all of the Development Review Standards of Section 26.420.010, Section 26.480.030(A)(2), and Section 26.480.030(A)(4) in order for HPC to grant approval; WHEREAS, in a staffreport dated June 13th, 2001, the Community Development Department determined the application for a historic landmark designation and historic landmark lot split met the applicable review standards indicated above, and recommended approval with conditions; and WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting ofthe Historic Preservation Commission on June 13th, 2001, at which time the HPC considered and found the application to meet the review standards, and approved the Partial Demolition, Relocation, 500 sq. ft. FAR bonus, and recommended City Council approve the request for Historic Landmark Designation and Historic Landmark Lot Split with conditions by a vote of to - (_ to _). 24 27 NOW, THEREFORE, BE IT RESOLVED: 0 Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the requests for Conceptual Approval specifically including a 1) partial demolition, 2) relocation, and 3) 500 sq. ft. FAR bonus, and a recommendation to City Council to approve the Historic Landmark Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, is approved by Aspen Historic Preservation Commission with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause; 2. As a minimum, the subdivision plat shall contain a plat note stating that any development of Lot "B" shall be required to mitigate for affordable housing; 3. As a minimum, the subdivision plat shall contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; 4. As a minimum, the subdivision plat shall contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district and residential design standards with the potential exception for variances to be approved by the HPC; 5. That Lots "A" and "B" are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.415 of the Municipal Code, as well at Section 26.410, the "Residential Design Standards;" 6. That the applicant shall verify with the City Zoning Officer the total allowable FAR for each newly created lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lot "A" receiving 4,639 square feet of lot area and Lot "B" receiving 4,571 square feet of lot area. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on Lot "A" will be 1,753 s.Â£ (including a 500 square foot floor area bonus) and 2,840 square feet of floor area on Lot "B." The information specific to exact allocated FAR as 25 11 indicated above for both lots as verified.by the City Zoning Officer, shall be included on the plat, as a plat note; 7. That the applicant shall provide the Subdivision Exemption Agreement that includes the elements outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.480.070(E). (The Community development department can provide an example of this agreement to the applicant); 8. That the applicant agrees that prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 9. That the HPC herein and pursuant to this Resolution, grants the applicant approval to allocate the FAR to be split between the two newly created lots (including the 500 sq. ft. bonus) to be 4,093 sq. ft. in total. The applicant shall appropriate this FAR in the following manner: Lot "A" as having 1,753 sq. ft. and Lot "B" as having 2,840 sq. ft. prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). Further, these lot sizes and floor areas shall be indicated on the final plat that is recorded in the Pitkin County Clerk and recorder's Office; 10. All information regarding possible future development on newly created Lot B of this lot split shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented; and 11. That the applicant shall record a final plat indicating the approvals in this resolution as they have been represented to the Historic Preservation Commission. In addition, if the westerly lot line dispute between the Collins and the owners of the property known as lot a of the Beck Lot Split of Lots 4, 5, and 6, Block 99, Hallam Addition, City and Townsite of Aspen, has not been resolved prior to the recording of said plat, the applicant shall record a plat showing both lines in dispute and a note on the plat indicating the two lot lines in question and that once the dispute is resolved, the applicant shall file a new plat indicating the resulting resolution; 12. That the applicant shall submit a demolition plan, as part ofthe building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; 13. That the applicant shall submit a preservation plan, as part of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and 26 3o replicate only those that are determined by HPC staffand monitor to be beyond salvage; 14. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 15. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 16. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 17. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 18. That 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; 19. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 20. That 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; 21. That, in the event the chimneys located on the roof of the historic structure, are to be dismantled during the relocation as represented in this application, the applicant agrees that all brick restorations as part of the reassembly shall be reviewed by Staff and Monitor; and 22. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 23. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 27 24. That the HPC grants a 500 sq. ft. FAR bonus to be allocated to Lot A with the historic house (for a maximum floor area of 1,753 square feet). Lot B will then maintain the balance of the remaining FAR to be 2,840 square feet; 25. That the applicant shall enter into a common water service agreement with the City Water Department for the newly relocated house; 26. That the applicant, prior to Final Review before the HPC, provide the Community Development Department and HPC with a signed agreement regarding the relocation of the Si Johnson Ditch and any tree relocation / mitigation issues with,*e City ofAspen Parks Department; C D---n G â€¢L- d 114 4 27. That the applicant shall comply with the Universal Conservation Building Code (UCBC); and 28. Bill Baily, a local house mover, originally moved the house to its current location in 1971 from 100 West Hopkins Street. He has recently restudied the house and found that the house can be moved without any damage to the structure. However, The applicant, as a condition of approval, and prior to the application of building permits, shall be required to post a bond of $30,000 or other financial security approved by the HPC with the engineering department to ensure safe relocation ofthe structure. 114 Section 2: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 3: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of June, 2001. Approved as to Form: David Hoefer, Assistant City Attorney 28 12- 0 HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deputy City Clerk C:\My Documents\Current Cases\HI'C\515 W Gillespie\515WGillespie Conceptual Memo.doc 0 0 29 3% HPC CONCEPTUAL DESIGN PACKAGE 06-13-2001 HISTORIC HOME RENOVATION 515 gillespie st. aspen, colorado , consortium 1 architects 1 P.O.B. 3662, aspen, colorado 81612 (970) 925.6797 fax (970) 925.6797 ~ e-mail rally@aspeninfo. com . RENOVATION F.A.R. CALCULATIONS F.A.R. CALCULATIONS SARAGE FAR: GROSS S.F. = 381 S.F. LOT SIZE CALCULATIONS: MALL HEIGHT = 81-Oil TOTAL MALL LENGTH = BO'-2" ORIGINAL LOT SIZE = 4534 S.F. TOTAL SUBGRADE MALL AREA= 80'-2" x B'-0" = 641 S.F. COLLINS' LOT LINE DISPUTE = - 324 S.F. EXPOSED MALL AREA = 154 S.F. REMAINING LOT SIZE = 9210 S.F. (REMAINING AFTER LOT LINE DISPUTE) % OF EXPOSED TO TOTAL AREA = 154 S.F. /654 S.F. 000) = 24 % LOT A SIZE = 46361 S.F. - - 4210 S.F. SUBSRADE F.A.R. = 24 % (381 S.F.) = Gil S.F. LOT B SIZE = 4571 S.F. SARAGE S.F. = 381 S.F. GARAeE EXEMPTION = 351 S.F. - 250 5.F. = ISI S.F./2=66 S.F. LOT SPLIT F.A.R. CALCULATIONS: eARAGE FAR = 41 S.F. + 66 S.F. = 157 S.F. REMAINING LOT SIZE = 4210 5.F. SUBGRADE FAR: BASE ALLOWED FAR = 4060 sy. SROSS S.F. = ~ 6121 S.F. LOT SIZE OVER VODO S.F. = 4210 S.F. - 4000 S.F. = 210 S.F. MALL HEIGHT = C:11-OIl OTHER ALLOWED FAR = 210 S.F. / 100 *6=13 S.F. TOTAL MALL LENGTH = 122'-2" TOTAL ALLOWED FAR = 4080 S.F. + 15 5.F. = 4043 S.F. TOTAL SUBeRADE MALL AREA= 122'-2" * q'-O" = 1100 5.F. ABV. GRADE RALL = 5'-0" (2) = 10 S.F. EXPOSED MALL AREA = 10'-0" * 6'-0" = 60 S.F. FAR TOTALS FOR EACH LOT: % OF EXPOSED TO TOTAL AREA = 60 S.F. / 1100 S.F. (100) = 5.5% LOT B FAR = 2840 S.F. SUBGRADIE F.A.R. = 5.596 (421 S.F.) = 51 9.F. LOT A FAR = 4043 S.F. - 2640 S.F. = 1253 S.F. LOT A HPO BONUS = 500 S P. ~ ABOVE eR~E FAR: LOT A FAR PE BONUS = 1253 5.F. + 500 S.F. = 1-753 S.F. MAIN LEVEL DEMO FAR = III S.F. NEA MAIN LEVEL FAR = 147 S.F. - 127 S.F. = 20 S.F. TOTAL NER MAIN LEVEL FAR = 885 S.F. + 20 S.F. = 405 S.F. LOT A =LOT Â»1/ HISTORIC HOUSE LOT B = NEW LOT NEA UPPER LEVEL FAR = 17 S.F. TOTAL NER UPPER LEVEL FAR = 606 S.F. + IN S.F. = 623 3.F. AS BUILT PORCHES $ DECKS: PORCHES = EXEMPT DECKS = 60 S.F. (LORIER) + 70 S.F (NEA UPPERJ = 130 S.F. DECK EXEMPTION = IE% (4112 S.F.) = 61-1 S.F. > leo S.F. (EXEMPT) TOTALS: GARAGE FAR = I 57 S.F. SUBGRADE LEVEL = 51 S.F. MAIN LEVEL = 405 S.F. UPPER LEVEL = 623 S.F. PORCHES 4 DECKS = O S.F. TOTAL F.A.R. = 51 S.F. + 157 S.F. + 905 S.F. + 623 S.F. = 1736 S.F. UNUSED F.A.R. = 1736 S.F. < 1753 S.F. ALLOMABLE F.A.R. CALCULATIONS SILLESPIE ST. 1 . NOTE: SITE PLAN TO BE VERIFIED M/ r 30" COTTONWOOD NEM SITE IMPROVEMENT SURVEY 10'-0" FRONT Â¥ARD 14" COTTONKOOD -1 SETBACK l d , NEPI LOCATION FOR 14" 7+FES--F----- 38.54' 36.44, COTTONWOOD // 1 / 1 f t ,, ~ 16" COTTONPNOC~>7 .1 1- 14_ g COLLIN'S ~ ' | LOT LINE I DISPUTE EXISTING 1 / // 1 1 PITCH LOCATION 1 1 :7 : Ill I I I '' Il Ji--IL -7- ---1 11 1 5'-0" SIDE YARD ~-~~ ~- =t=--i} }--- 1 1 // // 1 SETBACK ! / 1 li 1 1 L REVISED 1 1 1 11 PITCH LOCATION | | 14" COTTONMOOD | 1 1 1 1 1 1 1 (MOVED) Â«\1 FOUNDATION TO -7 EXIST]NIS SUBeRADE 1 1 L BE DEMOLISHED ~ /4 1 1 (La V 11 111 1 1 1 .L ' \ // 1 1 1 2 1 111 i 1 1 1 14 SPRUCE UU-,1 11 1 1 1 i p lili _ 1 1 1 114 (MOVED) 11 1 // 1 11 1 1 1 1 /9 1 EXISTINS SUBGRADE 1.-Â·-- 1 10" ASPEN -i;~~~ ~ - z- d Mi EXTERIOR STAIRS -1 1 1 TO BE DEMOLISHED 1 1 1 il --1---Ii I 1 1 1 ~- PREVIOUS HOUSE ~ 1 >/ /1 il / U...th===lie=--1-1 \ /11 /~ 10" ASPEN - M<4\L _--~,ULE -111\ /1 r - 2 6/ 1 ~ LOCATION ~ lÂ§L-*41 1 1 1.-//l LT--------3 I)/I/11 lill \ p// \ Ab-~-tz )-1 j DEMOLISH NON-HISTORIC Â· L SHED ADDITION PRIOR | | TO MOVINS HISTORIC ~4/ i 1 - *- - CI -- 3~--/ 0 1 1 HOUSE ' L PATo t REVISED ~ ~ PITCH LOCATION , 5'-0" SIDE YARD EXISTING _./ ~ ~ 1 1 SETBACK I PITCH LOCATION 01 1 1 /0/1 1 1 1 1 <1 -PATHRAÂ¥ 1 #1 1 1 1 I r---------1 i LOT 'Al 1 1 Cl J ~ LOT 'B ' ' ' i i 1 HIETORIC LOT 1 1 ' 1 12" COTTON~1000 -4 1 | 1 NEA LOT ' 1 4634 5.F. ~ 1 1 1 1 45-71 9.F. APPLE TREE - ' 1 101 1 1 1 Ill 1 1 1 --, 1 1 1 1 1 101 1 1 1 1 1 1 1 LINE OF I i - Ir - - 1.11 ur~_j-4--~if- REMOVE SM. j l I ASPEN TREES ~ 1 1 1 FOUNDATION - i | ' 1 2= 1/ 1 1 1 1 BELOW 1 1 | 1400 1 1 1 1 1 1 3EE i I i 1 1\ 1 1 1 11 i ~32 11 5 1 ROOF ABOVE I 1 1 1-Â« 1 / 1 1 \1/1 4 1 1 1 T1 0 -1 \ 4-4. 1 11 1 1 1 1 1 1 \ 1 14 /4 I / Ill I DEMOLISH EXISTINej NON-HISTORIC GARASE | 1 | CL Â«f 2 2 1 -'.11-.-1 1 1 1 1 5'-0" REAR Y kan _~ 1 1 - 1 SETBACK -- | a'-61'x\&*0" 9 1 L DRIVE PARKINS SPACE j ALLEY NORTH 51TE PLAN 12766' ... MINDOM PROJECTION ABOVE E-- 4 4 1 I I 8 4 44 lit . 31-O" I . I . I I I 1 MINDOM d ./ 4 BEDROOM -0// A ./ 4 EGRESS -- PROJECTION n Â· , 133*1 ABOVE l LADDER LT. RELL .= TUB 0 == 9 1/1 in U Â· 7 o BEDROOM AREA= 147 S.F. r. LleHT AREA REQUIRED= I4.1 S.F. LIGHT AREA PROVIDED= 15.0 S.F. .4 I 4 I A ~ ' ~ lfÂ» BAT , // 4 BATH - ARMOIRE 021 lEgal | t I r--IE-1 *// Tue | RE.Er- -_ -2~/ ==0 0 [335] lie dp VENT LOCATION Ro4L - STAIR- 1 -Â» - FOR MECH. POOR 7 1 L' INA 0331 Uy- 44% 4 4 31-011 , STAIRS --/ 8 g I I V. ABV. -DR MECH. e @ / 0051 Â£ L. LAUND.--- 4 tri Xt- 13341 f 0 - ACCESS _X / f UP .. LT. MELL - ESRESS BEDROOM - LADDER , . 0 LADDER 1301 g 3'-2" EXCAVATE / 9 a f-- DOWN 42 -0" -1 6 in FROM LOWER LEVEL FOR BEDROOM AREA= Ims.F. Â£ 8" CONG. FNALL LIGHT AREA REQUIRED= 15.1 S.F. MECH. 4////- Â»1/ 2" RIGID UGHT AREA PROVIDED= 15.1 5.F INSUL. PLAY'ROOM [BaTI 4 =3 -4-10 1 T.O.GONG. ~~ ELEV. 81'-10" â€¢ 1 --7 11 OLOS. ~ 1 . STRUCTURAL /-COLUMN LEVEL ABOVE 4 -A . 4 ta â€¢ 2-3 NORTH LOMER LEVEL PLAN 439 1/411 = It-Oil 4/ .. 0 ----- - - - -41 1 11~ H H 1-1 L HISTORIC j METAL BAY ADM. 6UARDRAIL 7 HISTORIC ADAI. - PORCH ~ T.O. FIN. FLOOR \ 1-Â»-1 ELEV. 100'-O" 1-] \ DESK -1-1 \ OFFICE ~ 11 k 11 1-231 1~ 10 1 - LIGHT MELL BELOA ~ 7\ - CERTIFIED AD. 1 1 /- BURNINS F.P. HISTORIC - EXISTINS BAY Â»IDA. 7- ~ FLUE ABV. - oup - 1 DINING ?14\ 17341 HISTORIC @ = 116 [in'l- ____-0 i M / MINDO,049 mgpt 47]43 -3 - -- }f BUILT-IN PANTRY -~- ~ o CABS. ABV. ON | 10 R. @ 7 5/8" UP M STAI STAIR 1 ~ 1 TR. S IO" 1 1735-1 \\ *L 1 \\ LleHT RELL ~L MINE RACK STAIRS J BELOR 7 2-1,1 ABV. ~ PANTRY ~ 21 Ill LOR Â® \ 1 PORDER ~ 1 ~0+ NER MINDOM -~ 27" F O - [135-1 - 4 122, n# p.tooo MALL -~ 11 1 i? DRAWER CABS. I - ABV. BELOÂ»l Fl- -- FREEZER NEM AINDOM Â« 1 <P 1 3 2 1 KITCHEN 1 1-1 1 1-2-7 - 1 0 /1 1 - 0 |~1~ LINE OF ADDITION m METAL -1 / i | | -~hu CABS. - 4 CLe. CHANGE i SUARDRAIL / 1 (1 act-op~ - BUILT-IN , ABOVE ~ CUBBIES 1 1 111 NER MINDOM ~ ~ - - --- 9 -- POP-UP TV SINK VENTILATION _7 --4~ 1 -- - - - TI- HOOD ABOVE 11 1~ ~ ~ ~0 - LIVING 5 [-86 - FLOMER BOX ~ li keE.=-32= MUD RM.~ 3 1 INER MINDOM 94/ h DECK 11 1 -E-EPâ‚¬3â‚¬11 1 - 11-----~ Â» DN \ BENCH ~ -.3- 1 %>0 2 RISERS @ 6 L NEA AINDORS FOR SOUTH ELEVATION f L SAS LOS APPLIANCE NORTH L OUTDOOR 6 MAIN LEVEL PLAN HATCH 439 1/4" = 1'-0" ROOF RESTORE ORIGINAL TUB DECK n ABOVE -1 HISTORIC ADA. PORCH ROOF 7 PT --7 /7- --7 \ 1 1 4 44 4-44 4 \ / u I iii 1 7 011111 1. L \ 1\1 1 1 1 1 I I Ill ~ BENCH Ill \111111'll, 1 0 111111 Â° TUB -t~fi- 1 r -Tt ~ ~ ~ ~ ~ 1 1 1 1 1 ~ 1\ DASHED> LINE OF < 1 /902Â« 4 -1-1-1-4-1-4. 4-1-1- +Al , ROOF ABOVE ~L_ ma-14 1 M. BATH ~| if 1 BUILT-INS - \ [3351 - /1 1 PÂ©01 nLE M. BEDROOM / 1304 -1 // ~ I HISTORIC i . 1 1 MINDOM T\\ =\ 1 /2 /' \ P ROOF ABOVE SEALED |/ DN ]0' 7. 0 7 15/~6" eAS Loe -~ HALL 0. Â· c1 h 9 TR. Â® 10â€¢ . APPLIANCE ~ . ~ / STAIR m 1251 D'DZ:-h 11. - 7'-O" 4 14 1 0 . ~ k-=-r-2-2 -1-1~: 1 \ % 71 111'81 111 L - CLOTHES ROD liN (Bl 1 1 1 4% 1 - 1 -~- PV SHELVINe 1 1 11 11 V 1-1-11111111 -111 1 -<-/1 M. CLOSET |1 ' ABOVE U 4-11111 11'' DALouNT -1 1 MAIN LEVEL _/ I 1 1 ~> 1 BELOW 1 1 3/ 1 *371 METAL 6UTTER atiffi r- i 5 1 6 11 6 11 j 11 4 l goes 1 1 T.O. FIN. FLOOR ELEV. TIO'-1" 1 C 11 EXISTING EDGE ~ 1 ~ lul m :L -0 rl r m 1% Rl' 1 1 HISTORIC P n, 1 ZÂ¥ 1 1 1 - Pill 1 4 19,1 1 1 1 ' 1 NER KINDOM -1 EXISTING 7 1 91\2 4 lili Â« MINDOMI ASPHALT -1 [A~--L/-L / SHINGLE 1 L_1/3- 1 / ROOFINe I i,14 1 1 1,/ ./1 , 2 /7 1 ' SUARDRAIL'~ ~/ ~ ~ P V ,/ ,4,~ - -/-- - -9.- -4_I- li 60 AtyÂ° / \#2213- 111 AVI 0) IPECK~~ ~ - kj METAL ~ . FLASHING V - STANDING SEAM ~ METAL ROOFING METAL r.3 -3 CRICKET ~ 1 L Ert- 5- 12 SLOPE FV METAL ROOF I Ne NORTH F--13 cÂ© UPPER LEVEL PLAN 1/4" = 1 '-O " SLOPE ile .. ./ 1 1 1 tull - -~Fic- -----224 1- - = =i SLOPE ~ ~ ... E-*15/199---- EXISTINe ~ ~ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 lilli 1 1 1 1 1 11--11-7- 11 T 1 6- 1~ -1- Allq Iti Flit -1- 1~1 -1- . 1 Ill I lilli lilli ll \----------- 3 1 Ill lilli lilli ill\ P n n --11 111111111111111111\- 1 1 1 ill 11* 1 1 lilli EXISTINS lilli 1 \C- ' lilil ' 1 ' 1 ' 1 -5 3 'l il' 1 1 I i I i I i I I i I l\I~r--- ASPHALT SHINGLE 7Â»f---4- 111 II7IIIIII 1-1 ROOF INe , I ~ E---1 1 1 1$ 1 1 1 1 1 1 1111 1 1 1 1 \7 1-\Il l I l l I l l i l l i 1 7 I In 1 1 1\7 11 DORMER MALL a _ 1 I I I I I 1 I I I I I I 37'll I I \7 BELOR -\- 1 1 : lilli I I 1 ~ ~ 2 2-' 0 1 1_14 Ju _ _ gl ~- METAL FLASHINe 11 lim 0 -LE- 1-3- 4-2-1 -1- 1 -1-1- --11 STANDINS SEAM xr METAL ROOFING -1/1 0 0 11 5# 124Â»1111 11 11 0 11 - m UPPER LEVEL BELOA -1 M 7 D-. || b n KL*WIT-_- _ _ _ _~ j -Ld LIU I _L I_ _ I I I Â»_-1-131-1- 11 LI -Â»42-1-2-0-2-1-2 I I BLOFE- BALCONÂ¥ -- i -- BEL(Phi - --~--- Etial-1 his _ _ -_~-6-~-----/1 __34 n ROOF BELOR 1/0-3 0 NORTH 45 Â© ROOF PLAN 1/2411 = 11-011 EXISTING BRICK CHIMNEÂ¥ FLUE EXIETINe ASPHALT SHINSLE NER DORMER FV ROOFING 12 VERT. AD. SIDING 3 METAL SUARDRAIL EXITING HISTORIC 8.0. BEAM @ DORMER DOUBLE HUNG ELEV. Ilq'-4 5/4" MINDOMS EXISTING HORIZ. AD SIDING ~ T.O. PLATE @ UPPER EXISTINe AD. T ELEV. 115'-11" CLAPBOARD SIDING -TYPICAL FOR ENTIRE BUILDING EXHAUST VENT I2 EXISTING SE-- ASPHALT SHINGLE ROOFING T.O. F.F. @ UPPER HISTORIC, AD. ELEV. 110'-1" PETAILINe T.O. PLATE @ ROOF A#As ELEV. log'-8 3/8" (EXISTIN6) EXISTING HISTORIC AP. TRIM NEFN MINDOR EXISTING AD. DECKING VERT. AP. SIDING HE / METAL FLOMER BOX EXISTING GONG. STEP METAL SIDINS GRADE -~ T.O. F.F. @ LOMER ELEV. 100'-0" 11 1 HORIZ. AD SIDING TO MATCH EXISTING EXISTING HORIZ. 1 1 4- AD. SIDINe 1 PROPOSED FOR NORTH ELEV.~ METAL SUARDRAIL LISHTMELL METAL FLASHING EGRESS ANDOM L_ ---------------- -1 * I.C. GONE. ELEV. aq'-10" AEST ELEVATION EXITING ~ NEK DORMER W METAL FLASHING BRICK STANDING CHIMNEÂ¥ BEAM METAL NEM MINDOM ROOF INS HISTORIC EXISTING ASPHALT SHINSLE DOUBLE HUNG ROOF:ING AINDO~1 NEM DOOR 4 EXISTINe TRANSOM HORIZ. AD. NEA DORMIER Al/ SIDING VERT. AD. SIDING 2 T.o. PLATE @ UPPER LINE OF ~ ~r-ELE,/. 115'-lili HANDRAIL METAL FLASHING NER VERT. hip. METAL CHIMNEÂ¥ SIC)INS I ~ | FLUE 4 CAP â€ž T.O. F.F. @ UPPER EXISTINe ELEV. 110'-7 " FND. SIDING STANDING BEAM METAL FLOMER BOX METAL ROOFING METAL SIDING METAL F.P. ACCESS DOOR AD. DECKING METAL GUARDRA] L HISTORIC BAÂ¥ ADA. BEYOND Iffl__-_111 ~ F BEYOND _ METAL METAL j~ - - - 5131146 SUARDRAIL || , 9 11 11 GRADE T.O. F.F. @ LOWER ELEV. 100'-0" SUBGRADE SUBSRADE I | ~ ||~ _~ || - MALL LIGHT MELL BEYOND lit---- ~~ MALL BEYOND LIGHT MELL 2 1 1 11 11 3 - -9 1 11 10- ELEV. Bal'-10" SOUTH ELEVATION BATH EXHAUST VENT EXISTING ASPHALT SHINGLE ASPHALT SHINGLE ROOFINS ROOF INS IND. TRIM EXISTING STANDING SEAM ASPHALT SHINGLE METAL ROOFING ROOF INS I2 O Â· ~ FO. F.F. @ UPPER i ELEV. Ilo'-7" 5.0. HEADER ELEV. log'-7" \ HISTORIC DeL. HUNe MINDOM METAL FLUE Â»1/ CAP /\11 HISTORIC BAY ININDOM 4 TRIMI METAL SIDING AD. DECK rE - --- MESH. VENT BEYOND T.O. F.F. @ LOINER ,|, T.o. F.F. @ LOKER ELEV. 100'-0" 9' ELEV. 100'-O" | EGRESS MINDOM HORIZ. AD SIDING / METAL EGRESS TO MATCH EXISTING LADDER 1| SUBGRADE SUBGRADE MALL \ FOUNDATION BEYOND MALL 1 -- METAL FLASHINS Ed---1--------------------3 ~ T,0-LEONE ELEV. 601'-10" Bj EAST ELEVATION CAS.If 1/4.11 = 11-011 NOTE: NO ALTERATIONS ARE PROPOSED FOR THIS ELEVATION TO-PLATE@ ELEV. 115'-11" i T.o. F.F. @ UPPER T ELEV. 110'-7" A 4% ~ METAL SUARDRAIL BEYOND - =11 T.O. F.F. @ LOMER LEV. 100'-O" SUBSRADE MALL BEYOND 1 1 1 4 11 '~h NORTH ELEVATION AB.1/ 1/2* 11 = 11-011 , 15'-6" , 31-011 , 0. 1 DN . 11 111 111 11 10 1 0--------7 1 1 1 -1 111 B'-6" x 18' \ PARKING SPACE 1 - 11 ~L METAL HANDRAIL GONG 4ONG \ 1. e % 2,- METAL 1 -1 i m RAILING ARAGE \ 1 -1 = 1 112 1 I \1 - | STAIR - MECH. r\=0 1 - 1 1 (BELOR) 1 1 - - ~ T.O. F.F. @ SA SE ELEV. loOLO" ROOF ABV. 1 - 1-~ 1 2---___---3 1 1 NORTH 6 4 GARAeE PLAN 1/,411 = 11-OIl 24'-7" 41-811 . . 0 ma E- ---1 ---LI <M- 11 1 1 MALLS BELOR - k) k) SLOPE- 9 2:12 SLOPE ~ /l 11 - 2: 12 ROOF STRUTS / BELOIA STAND I Ne BEAM METAL - ROOFINS ROOF OVERÂ·HANe n 11 U----7-2-11 # 24'-6 NORTH ~ GARADE ROOF PLAN 64 1/411 = 11 -OIl n n SLOPE 2,<6 Fe. FASCIA 12 BOARD - . 72 - EXT. LIGHTINe 1- 1 EXT. LIeHTINe _ _ ~ T.O. PLATE 11111111./!11111111111 --1 ELEV. Ioq'-o" -- F 12 -11 2 0 'MD.ROOF J / / / / STRUT VERT. PNP. SIDING - METAL / / / / 1 /-GUARDRAIL 11\\ 1 f< \ 1 \ METAL FLASHINS - \\...\\ 1 11\ e H C + 1 1- -\- 1 - ~ T.O. CONS. @ eARAGE - 1// % ELEV. 1001-OIl 1 E----------11 E-~ Ir--------01*~-- -1-1 ~ GRADE HATCH -- || MECH. || || ' || ACCESS |~ CONG. RETAININS 21 |~ ~~ MALL BEYOND -1 MECH. -*El Y T.O. FOOTER ELEV. MO'-a" Â«====- --------=-23 SARASE SOUTH ELEVATION 0.-3 SARASE KNEST ELEVATION 1/411 = 11-011 439 1/41' = 11-01' -Â«3-K 11*/101-,El 2,<6 PID. FASCIA 12 BOARD - 2~ STANDINe SEAM METAL ~ ROOFING ~ T.O. GONG. @ GAR. ELEV. 104'-0" - r:=SUS-TE'1111'11'1111'11'11 1 VERT. Â»ID. SIDINS - L AD. ROOF -7Â«4 STRUT VERT. AD. SIDINe - Â»D--1 SUARDRAIL METAL METAL SUARDRAIL - ------ METAL FLASHING ---- - r- ---- METAL FLASHINS -J \-_ r . 1 I ~ T.O. CONG. @ eAR. ~ T.O. CONO. @ GAR. -- ELEV. 100'-O" ~ ELEV. 100'-O" 11 In--------7 T ETAIR 1 11 11 11 LeRADE / GONG. RETAININS IAIALL BEYOND --0 MECH. r*al | | 1\ / 11 0 / 11 11 11 11 1 1 // 11 4 21Jt55 T.O. FOOTER \ - ~ ELEV. 40'-8" 2 == == == 6- --- /. 43% 1/4" = 1'-O" ~. 1/411 = 11-OIl GARAGE NORTH ELEVATION ry\\ SARAeE EAST ELEVATION ~ XL MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director,<AD FROM: Amy Guthrie, Historic Preservation Officer RE: 935 E. Cooper Avenue- Final Development - Public Hearing DATE: June 13, 2001 SIJMMARY: The subject property is listed on the "Inventory of Historic Sites and Structures." The house on the site has been divided into apartments and has been significantly altered. The applicant proposes to demolish an existing second story addition and replace it. APPLICANT: Mark Tye, represented by Jerome Hatem and Jeffrey Halferty Design. PARCEL ID: 2735-182-37-004. ADDRESS: 935 E. Cooper Avenue, Lots H and I, Block 118, East Aspen Addition to the City and Townsite ofAspen, Colorado. ZONING: RMF, Residential Multi Family. SIGNIFICANT DEVELOPMENT (FINAL) 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 of the following standards (Section 26.415.010.C.5) 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 covered by up to five (5) percent, HPC 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 1 "1 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, and Staff Finding: HPC granted conceptual approval for this project on May 9th with the condition that the architect restudy the staircase to minimize its size and therefore reduce the bulk of the second floor on the east side of the house. This has been accomplished and the element is more narrow than previously shown. There have also been minor simplifications of roof forms and more detailing ofthe south fagade. Staff finds that the project can be supported because it does not take away opportunities to reverse damage to the historic portion of the building and does not have greater impacts than the addition that is being replaced. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: There are approximately six 19th century homes in the immediately surrounding area, which is otherwise predominately more recent apartment complexes. It is important for these homes to be preserved as a representation of the earlier character of the area. 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 on adjacent parcels, and Staff Finding: The ability of this home to convey the scale and character of the original structure has already been affected. To the extent that the situation is not made worse, and that the original house may still be "retrievable," staff finds that this standard is met. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: As noted above, the house has been previously altered. No work to reverse those impacts is proposed at this time. The new addition is placed to the rear and east side of the historic home, in an area where original walls have already been demolished. It is hoped that future efforts on this property could include restoration work. RECOMMENDATION: Staff recommends HPC grant final approval for 935 E. Cooper Avenue, Lots H and I, Block 118, East Aspen Addition to the City and Townsite of Aspen, Colorado with the following conditions: 2 547 1. All exterior light fixtures will need to be reviewed and approved by staff and monitor. 2. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 4. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 5. The applicant shall be required to provide the contractor with copies ofthe 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. 6. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION "I move to approve Resolution No. 16, Series of 2001, finding that the review standards have been met." Exhibits: A. Staff memo dated June 13, 2001 B. Application 3 ~93,5 1 r lilli.1 4. j~ lili!, 1!11 1 I r--1, 1'0 -r 4 r=11 l PUBLIC NOTICE': L-4 DATE ~4 TIME EF- " i .y~ PLACE_____ F PURPOSE___ A f{ - % 935 .. A- I 1 r PUBLIC NOTICE r = C. r PLACE pURPOSE 0 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SS. TO ASPEN LAND USE REGULATIONS State of Colorado } SECTION 26304.060(ED I, ~Eff#<61 4Â»fe/+V , being or representing an Applicant to the City of ~spen, personally certify *hat Ihave complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following 1 manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S. Mail to all owners ofproperty within three hundred (300) feet of the subject property. as indicated on the attached list,* on the'0* day of Fl*Y , 200 1 (which is days prior to the public hearing date of & IÂ® OJ 2. By posting ~ sigh in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the .2 5 day of FÂ·4499 , 200 (,to the t j day of 544421 , 200 1 . (Must be posted for at least ~ ten (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. Signature Â·A 1/----' ~ 1 . (Attach photograph here) Signed befA 4 thisâ€¢Ul day of P\ AM , 200~ by V JAÂ·(A<467 60.41 *A / WITNESS MY HAND AND OFFICIAL SEAL My Commission expires: 24 1 9' Câ‚¬>3 Notary#*c 1 JACKIE 0 ~ LOTHIAN ~ CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that ART REALTY, A MASSACHUSETTS GENERAL PARTNERSHIP is the owner in fee simple ofthe following described property: THAT PART OF LOTS H AND 1, BLOCK 118, LYING WITHIN THE CITY AND TOWNSITE OF ASPEN AND THAT PART OF LOTS H AND 1, BLOCK 118, LYING WITHIN THE EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO Subject to those matters set forth on Exhibit B, hereof. This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. -aITKIN COUNTY TITLE, INC. q: &1 441 g authorized sikFAitur4 CERTIFIED TO: MARCH 22, 2001 @ 8:00 A.M. JOB NO.: 1654 0 - ..4- - CRAFT HAROLD D CRAWFORD DON D CURTIS ALICE 80% 815 WALKWOOD CIR PO BOX U3 CO KURT A CURTIS HO STON, TX 77079 ASPEN, CO 81612 23287 BLUE WATER CIR STE A 521 .. I BOCA RATON, FL 33433 DE ROSE LORETTA EHRMAN JOSEPH S DECARO ANGELO SNUG HARBOR HOTEL C/O COATES REID & WALDRON RFD 156 W LAKE DR 720 EAST HYMAN AVE PO BOX 8885 MONTAUK, NY 11954 ASPEN, CO 81611 ASPEN, CO 81612 ELLIS WILLI JEAN ENGELHART MATTHEW & JEANNE 50% ENCLAVE UNIT 9 LTD 1012 E COOPER AVE #2 303 GUNDERMAN RD OATES HUGHES & KNEZEVICH PC C/O ASPEN, CO 81611 SPENCER, NY 14883 533 E HOPKINS 3RD FLR ASPEN, CO 81611 ESPERANZA LTD FISHER-COLORADO QUALIFIED RES FELDMAN CRAIG L 50% INT C/O JOHN C YOST TRUST 7141 SOUTH WEST 5TH ST 2001 KIRBY DR STE 606 61 GREEN VALLEY RD PLANTATION, FL 33317 HOUSTON, TX 77019 PITTSFORD, NY 14534 - FLAS PROPERTIES LLC FLESHER GAIL A & DAVID J FODOR BARBARA LOWE & PETER BELA- 12 LISA DR 160 RIVERSIDE DR APT 8B 2280 CENTURY HL DIX HILLS, NY 11746 NEWYORK, NY 10024-2111 LOS ANGELES, CA 90067 F N WILLIAM W FREEDMAN DONNA & GARY FRIEDMANN PHILIP & DEBORAH F AN CATHERINE C AS JT TEMANTS 199 E LAKE SHORE DR 7211 W CYPRESS HEAD DR 401 WILSHIRE BLVD - STE 880 APT 4W PARKL*ID, FL 33067 SANTA MONICA, CA 90401-1430 CHICAGO, IL 60611 - GORDON MARVIN GRASSL JOHN & JOSEFA GRANTHAM CHARLES EDWARD GORDON SYLVIA 10 W MOUNT PARK RD 6001-101 CHAPEL HILLRD 25862 HERSHEYVALE ETOBICOKE ONTARIO RALEIGH, NC 27607-5153 FRANKLIN, MI 48025 CANADA, M9P1R5 -- GRAY JOHN D GREGORY GWEN L GREENE BENJAMIN GRAY ANN MILLIGAN - JT TENANTS 50 HAZEL AVE 410 LEXINGTON DR 1416 N ASTOR ST CHICAGO, IL 60610 HIGHLAND PARK, IL 60035 LAKE FOREST, IL 60045 -IAISFIELD TRACY E HAMWI PAUL R HANDELIN MARY $35 W MAIN ST PO BOX 5280 16299 PEARSON LN ASPEN, CO 81611 SNOWMASS VILLAGE, CO 81615 FORT BRAGG, CA 95437 1 RICHARD W & JOANNE B HATEM JEROME E HECKER ROSE ROSENFIELD PARGITER-HATEM JANE - JT TENANTS ROSENFIELD ANITA JT TENANTS EATON DR 3A-1 , IL 60510 943 EAST COOPER STREET 3952 BEARD AVE S ASPEN, CO 81611-2017 MINNEAPOLIS, MN 56410 4 t 831 701 ONTARIO LTD AIBEL BONNIE LEE C/O LALIQUE ' ABEL CARLOS A & AMALIA M 131 BLOOR ST W 6463 SW 107 ST 523 CRAGMONT AVE AIBEL JONATHAN E AS JT TENANTS TOLNTO ONTARIO pANADA, M5S MIAMI. FL 33156 BERKELEY, CA 94708 .. k AIKEN LYNDA K ALTMAN LAWRENCE & JOAN ALLAN ROBERT M & MARY C 10832 N HADDONSTONE PL ALLAN FAMILY TRUST 1620 OLD CEDAR SWAMP MEQUON, WI 53092 BROOKVILLE, NY 11545 1731 COLEGATE CIR LA JOLLA CA 92037 *.. ALYEMENI MOHAMMED & ALICE ANHALT MELVYN A C/O REBECCA HUNNICUT ANHALT MILDRED L APPEL JAMES R REVOCABLE TRUST 819 LINWOOD RD 49 BRIAR HOLLOW #2303 40 SPRINGFIELD CT NOORESVILLE, NC 28115 HOUSTON, TX 77027 GLENDALE, MO 63122 ART REALTY ASPEN DAY FAMILY PARTNERSHIP LLLF C/O MARK TYE ART REALTY CO C/O COHN KARYL CONCEPT PO BOX 8992 RESTAURANTS 1024 E COOPER ASPEN, CO 81612 1227 SPRUCE STREET - #101 ASPEN, CO 81611 BOULDER, CO 80302 ASPEN SKIING COMPANY ATKINSON SUZANNE E BARASH JAMES ROBERT' PO BOX 1248 PO BOX 12191 BARASH BETTEANNE ASPEN, CO 81612 ASPEN, CO 81612 50 W CHEYENNE MTN BLVD COLORADO SPRINGS, CO 80906 B~~CAROL A BRANIFF CARLOS & REHA BRUMDER H CHRISTOPHER J 91 RANT AVE #2 BOSQUE DE OMBUES 135 FIRSTAR TRUST ATTN T MISCEVIC-14TH ASPEN, CO 81611 FL BOSQUES DE LAS LOMAS MEXICO DF MEXICO, 11700 PO BOX 2054 MILWAUKEE, WI 53201 ... CADY VICKI REVOCABLE TRUST CAMPBELL JOHN E CARETTO LUCIA 8121 KILLARNEY CT 900 E HOPKINS AVE APT 8 950 E DURANT #3 WICHITA, KS 67206 ASPEN, CO 81611-2077 ASPEN, CO 81611 - ---4 -- -- - I ..1- - . CHADVALE REALTY INC CHAMBERS JOHN F CHATEAU BLANC HOMEOWNER'S PO BOX 11976 CHAMBERS CHRISTINE J - JT TENANTS ASSOCIATION ASPEN, CO 81612 830 E DURANT 901 E HYMAN AVE ASPEN, CO 81611 ASPEN, CO 81611 COATES NELIGH C JR COHEN LILIANA M COHEN STEPHAN L TRUSTEE OF THE 720 E HYMAN AVE 50 STONEHEDGE RD COHEN STEPHEN L DEFINED BENEFIT ASPEN, CO 81611 PITTSFIELD, MA 01201 PLAN 801 41ST ST 2ND FLR MIAMI BEACH, FL 33140 DOLE&18N WI LLIAM T 111 TRUSTEE CORRECTIONAL HEALTH SERVICES INC COUDERT DALE 30~ CLAUDIA L TRUSTEE SATRAPA CAROL CO COATES REID & WALDRON 278~~VISTA AVE PO BOX 1501 720 E HYMAN AVE .OS WFOS, CA 94022 AKRON, OH 44309 ASPEN, CO 81611 7*11 LERNER JAY R LEVITT MADELYN M 50% LEVY EDWARD C JR QUAL PER RES LERNER BOBETTE S AS JOINT LEVITT JEANNE S TRUSTEE 49% & ET TRUST TENANTS AL 625 LONE PINE HILL 11 TH ST 6001 MONTROSE RD STE 600 C/O BLOOMFIELD HILLS, MI 48304 O NE 68114 NELUS CORP R9CKylLL@1 MD_ 20852 - .. 1- - LITZENBERGER DREW LUM SUSAN MAGNER CHILDREN'S MINOR'S TRUST 125 HOWLAND RD PO BOX 1571 C/O MAGNER GERALD T JR TRUSTEE ASHEVILLE, NC 28804 ASPEN, CO 81612 1050 SUNSET RD WINNETKA, IL 60093 - MANDEL EUGENE AND HELEN LIVING MCDONOUGH JOELLE MCCORMICK MURIEL E TRUST 1/2 1007 E HYMAN AVE 1007 E HYMAN AVE #5 MANDEL 6 YR & 8 YR ASPEN RESID SUITE 7 TRUST 1/2 ASPEN, CO 81611 ASPEN, CO 81611 248 N GLENROY AVE 14)S ANGELES, CA 90049 MCGAFFEY FAMILY & CO NO C MELTZER DAVID B MEYERS NEIL S C/O JERE D MCGAFFEY 777 E WISCONSIN AVE STE 3600 6140 N PASEO ZALDWAR 2514 FISHER ISLAND DR MILWAUKEE, Wl 53202 TUCSON, AZ 85750 FISHER ISLAND, FL 33109 MINTZ MORTON A & ANITA F MORK HAL la INT MORSE WILLIAM J 4521 DORSET AVE 77 ASPEN WAY MORSE EUDICE CHEVY CHASE, MD 20815 ROLLING HILLS, CA 90274-3429 14851 COUNTY LINE RD CHAGRIN FALLS, OH 44022 VA JOAN F MURPHY KATHLEEN A MURPHY RICHARD P & MARY K PO Bwn 2940 62 WALNUT AVE 6720 DAVENPORT ST COLORADO SPRINGS, CO 80901 ATHERTON, CA 94027 OMAHA, NE 68132 MURRAY JOYCE K MYERS JOSEPH V JR NEDLIN JOSEPH & MARNY B & RICHARD PO BOX 352 265 BRIGHTON RD NE P ASPEN, CO 81612 ATLANTA, GA 30309 4280 GALT OCEAN DR APT 10A FORT LAUDERDALE, FL 33308-6102 -- NEDLIN MARNY B NESBITT ROBERT W & USA N NESVISKY DAVID ERIC & 421 S SURF RD PO BOX 1081 TAMSIN ELAINE WALLACE HOLLYWOOD, FL 33019 CULLMAN, AL 35056-1081 9708 LAYMINSTER LN VIENNA, VA 22182 0'CONNELL CATHERINE M O'CONNEU PHILIP J & NANDINI PACK R MICHAEL VENRICK FRED C - JT TENANTS 4260 CENTRAL AVE 5005 TEXAS ST STE 305 0 0 BOX 1362 ASPEN, CO 81612 ST PETERSBURG, FL 33711 SAN DIEGO, CA 92108 'A ARD & SUZANNE PEACHER WILLIAM & RONELLE PEARLSTEIN DAVID BLUEFIELD I21 RNESS AVE 922 E COOPER AVE 1470 SNOWMASS CREEK RD DITT RG, PA 15217 ASPEN, CO 81611-2018 SNOWMASS, CO 81654 PENNIMAN JOHN G & MARCIA SHEIR PETERS JULIE POAG SARA M & MORGAN REES 2270 NE 26â„¢ ST PO BOX 1643 PRICE JANIE PACE ALL AS TENANTS IN L,11. . THOUSE POINT, FL 33064-8349 ASPEN, CO 81611 COMM 1801 CARLISLE RD GREENSBORO, NC 27408-5715 -"- POLICARO AMY C STRAUSS & DOMINIC FRANK PONDROM CYRENA N & LEE G POLICARO AMY S 1004 E DURANT #1 PO BOX 11704 210 PRINCETON AVE ASPEN, CO 81611 ASPEN, CO 81612 MADISON, WI 53705 POWER PROPERTIES INC PROCTOR CHARLES WESLEY SR QUINTENZ KENNETH E & SUSAN L 3200 S KINGS HIGHWAY 1108 DOVER RD APT E 91 N STANBERY AVE ST LOUIS, MO 63139 GREENSBORO, NC 27408-7321 COLUMBUS, OH 43209 QUIRK KATHERINE E REUTERSHAN PATRICIA O REYNOLDS RICHARD J 1020 E DURANT AVE APT 301 P O BOX 109 4519 DEL MAR AVE ASPEN, CO 81611-4131 ASPEN, CO 81612 SAN DIEGO, CA 92107 RICHMAN SANFORD & NANCY UND 1/2 RISCOR INC ROBERTS MARION S & BOB 1268 SHERIDAN RD 200 CRESCENT CT STE 1320 PO BOX 161120 HIGHLAND PARK, It- 60035 DALLAS, TX 75201 AUSTIN, TX 78716-1120 1 UTH MORISSETTE- & FLOYD D ROSENBERG PHILLIP I & IRIS B 1/2 INT ROSS NEIL 94 ST COOPER 68 RONAN RD 100 S SPRING ST ASPEN, CO 81611 FORT SHERIDAN, IL 60040-2065 ASPEN, CO 81611 RUBENSTEIN RONALD SANDERS CURTIS B MARC AND HELEN RUBENSTEIN C/O RUSHNECK GARY 480 S BROADWAY PO BOX 8661 360 HAMPTON RD ASPEN, CO 81612 PIEDMONT, CA 94611 TARRYTOWN, NY 10591 SAVANAH LIMITED PARTNERSHIP SCHNURMAN ALAN J UTE CITY PLACE SCHNURMAN JUDITH - JT TENANTS SCHOONHOVEN FAMILY TRUST 13530 BALI WAY 63 WALL ST 330 CORDOVA ST #354 MARINA DEL REY, CA 90292 NEW YORK, NY 10005-3062 PASADENA, CA 91101 SCHRAGER PHILLIP SCHWARTZ JEANETTE A 1/4 INT SHERMAN ROBERT S - TRUSTEE 4343 S 96TH ST 1900 DELANCEY PL SHERMAN ROBERT S LIVING TRUST OMAHA, NE 68127 PHILADELPHIA, PA 19103 704 COUNTRY CLUB DR APT A FONTANA, WI 53125 N RUTH ANN TRUST 1/2 INT SHIGETA MASAMI SILVERSTREAM TOWNHOMES IEN AVE C/O AZUMA SHOKAI CO LTD CONDOMINIUM ASSOC N SPRINGS, IL 60558 20-16 NISHI-AZABU 2 CHOME C/O ROBERT TOBIAS MINATO-KU TOKYO 106-0031, JAPAN 307 S MILL ST ASPEN, CO 81611 ....tk '891 1 - - I-- -*- -- - + ---I --4. ..X -1. * SISLER CAROL TRUST SKIPSEY CHARLES I SMART BILLY JR & HANNALORE 397 SAVAGE FARM DR SKIPSEY ELEANOR M JT TENANTS C/O MARK KAVASCH CPA IT' "-A, NY 14850 P O BOX 2045 400 E MAIN ST RANCHO SANTA FE, CA 92067 ASPEN, CO 81611 I 't ... I - - - 1 - A P â‚¬ SME INVESTMENTS LTD PARTNERSHIP SMILIOS PENNY WHITE SMITH PATRICK N & JANET *31 < - PO BOX 50401 1007 E HYMAN AVE #2 1880 SANTA BARBARA ST #F . HENDERSON, NV 89016 ASPEN, CO 81611 SAN LUIS OBISPO, CA 93401 SMITH STEFAN M CO COBBS BROS 5422 ALPHA RD STE 500 r STACKER LYNNE M REVOCABLE TRUST STANLEY GAINES B & VICKIE C 694 MAPLE PARK DR 1992 KIRBYWILLS COVE DALLAS, TX 75240 MEMPHIS, TN 38119 ST PAUL, MN 55118 STENGER FRIEDERIKE & WALTER SYLVESTER JAMES W TACHE MARK C 117 CENTER POINT DR STE 300 128 FREEDOM PLAINS RD 1001 E HYMAN - NEPEAN ONTARIO CANADA, K2G 5X3 POUGHKEEPSIE, NY 12603 ASPEN, CO 81611 TAHTA LLC TAI FRANKLIN & FESQ LORRAINE TEDDLIE FAMILY TRUST 1/2 INT LIVING TRST TEDDLIE ERIC A & JANET G P O BOX 4066 ASPEN, CO 81612 19 CORNELIUS WAY 5736 STONEGATE RD CAMBRIDGE, MA 02141 DALLAS, TX 75209 ANCY H TRUSTEE TOWER CHARLES D TRT OF COLORADO LLC 60Â°/0 40 -8TH ST PO BOX 3014 7200 COMMODORE DR HINSDALE, IL 60521 ASPEN, CO 81612 TUSCALOOSA, AL 35406 -... TYEE MARK UNIVEST CORP WALKER GEORGE M TYE A RAYMOND 500 FIFTH AVE STE 935 2461 SHANNON PO BOX 8992 NEW YORK, NY 10110 NORTHBROOK, IL 60062 ASPEN, CO 81612 WALLACE MARJORIE WALLEN PAMELA O ; WATERS JOSEPH D & LESLIE T 928 E COOPER AVE PO BOX 134 821 E COOPER AVE ASPEN, CO 81611-2018 ANGEL FIRE, NM 87710 ASPEN, CO 81611-2015 - V -* - * - ---* -* . - -- NEAVER WENDY WILL-MANN WEEKS JAMES C & TONEY THOMAS WEINROT EDWIN Y 10 BOX 2477 #6 VERNON RD WEINROT IRENE 4SPEN, CO 81612 ATLANTA, GA 30305 PO BOX 48128 LOS ANGELES, CA 90048-0128 \LEH WILSON LAWRENCE S WISE PEGGY S RESIDENCE TRUST ; RINGS ST 119 MINERAL SPRINGS MTN 1401 TOWER RD \S , CO 81611 VALDESE, NC 28690 WINNETKA, IL 60093 WOLOFSKY ESTHER LIVING TRUST 50% ZUCKERMAN GERALDINE REVOCABLE YOUNG MOLLY H INT TRUST 392 WINDWARD DR PO BOX 1042 2552 E ALAMEDA #88 ELYRIA OH 44035 ANO BEACH, FL 33061 DENVER, CO 80209 --/9 .- -*-*- ./- 'Ilil --- --- *il - f.. R* -...I-- - -- I -- - - U. - - - - - --- 1---1 -- - HEDSTROM CAROLYN C HERSHORN PETER HEYMAN GERALDINE L 900 E DURANT ST - #107 555 E DURANT AVE PO BOX 4724 ASPEN, CO 81611-2613 ASPEN, CO 81611 ASPEN, CO 81612 HORNE FREDERIC B HORWITZ JUNE TRUSTEE HOSIER GERALD D REVOCABLE TRUS1 219 LIBERTY SQUARE 1290 PEMBROKE LN 8904 CANYON SPRINGS DR DANVERS, MA 01923 TOPEKA, KS 66604 LAS VEGAS, NV 89117 HUMPHREY JOHN G INDIANHEAD FARMS INC JACOBSON ROBERT 50% PO BOX 3725 PO BOX 623 12 LAKESIDE DR ASPEN, CO 81612 MASON CITY, IA 50402 CLARKS SUMMIT, PA 18411 JACOBY JON JONES HILDEGARD HATTIE E JRP PORTFOLIO LP PO BOX 3507 100 WORTH AVE #320 PO BOX 8769 UTTLE ROCK, AR 72203 PALM BEACH, FL 33480 ASPEN, CO 81612 KANIREJ STEPHEN KARASIK CHARLES KARTIGANER ESTHER Mt*NUEPATRICIA B 333 E 53RD ST 2020 WALNUT ST #8C 101EEMÂ¥MAN AVE #3 PHILADELPHIA, PA 19103 NEW YORK CnY, NY 10022 ASPEN, CO 81611 KNOTTS ULYSSES S 111 I LIMITED PARTNERSHIP KEY MEDIA NEWYORK INC C/O GARY HAYNES 138TH ST 720 E HYMAN AVE PO BOX 5937 BLUE ISLAND, IL 60406 ASPEN, CO 81611 SNOWMASS VILLAGE, CO 81615 -- KOELLE ALICE KOFFRON ROBERT & PAULETTE . KOLSBY RICHARD & PATRICIA L PO BOX 2871 28009 HICKORY DR 3857 RANDALL MILL RD NW ASPEN, CO 81612 FARMINGTON HILLS, MI 48331 ATLANTA, GA 30327-2715 KOZLOW ROBERT A KONIG KENNETH JR 99% LACHER ALBERT J & RITA R KOZLOW CAROL POBOX 991 425 E 4TH ST 6764 KNOLLWOOD CIR W ASPEN, CO 81612 HINSDALE, IL 60521 WEST BLOOMFIELD, MI 48322 LANDOW ASSOCIATES NATHAN LAMPTON JULIE M LANDOW NATHAN LANDOW PO BOX 12111 4710 BETHESDA AVE 201 LAKEWOOD ASPEN, CO 81612 BETHESDA, MD 20014 BLOOMFIELD HILLS, MI 48304 A NN EUGENE LAYNE SUSAN EMILY FAMILY TRUST LEE BRENDAN J JR 537 PO BOX 10442 3916 RIVIERA DR APT 403 \S , CO 81612 ASPEN, CO 81612 PACIFIC BEACH, CA 92109-5859 - PUBLICNOTICE /~ RE: 935 ]L COOPER AVENUE-FINAL REVIEW ~ NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 13,2001 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Hall, 130 S. Galena St, Aspen, to consider an application submitted by Mark Tye, requesting final design approval for the propeny located at 935 E. Cooper Avenue, Lots H and I, Block 118, East Aspen Addition to the City and ToWnsite of Aspen. For further information, contact Amy Guthrie at the Aspen/Pitkin Community Development Department, 130 S. Galena St, Aspen, CO (970) 920-5096, amvE@ci.asven.co.us. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published i4-~ Aspen Times on May 26, 2001 City ofAspen Account 0 b , 0 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE PROPERTY LOCATED AT 935 E. COOPER AVENUE, LOTS H AND I, BLOCK 118, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID #2735-182-37-004 RESOLUTION NO~, SERIES OF 2001 WHEREAS, the applicant, Mark Tye, represented by Jerome Hatem and Jeffrey Halferty Design, has requested final development approval for 935 E. Cooper Avenue, Lots H and I, Block 118, East Aspen Addition to the City and Townsite of Aspen, Colorado. The building is listed on the "Inventory of Historic Sites and Structures;" 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 ofthe 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(13)(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 June 13, 2001, performed an analysis of the application based on the standards, and recommended approval of the application with conditions; and WHEREAS, at their regular meeting on June 13, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application, with conditions, by a vote of _ to _. THEREFORE, BE IT RESOLVED: That the HPC approves final development for the property located at 935 E. Cooper Avenue, Lots H and I, Block 118, East Aspen Addition to the City and Townsite of Aspen, Colorado, finding that the review standards are met, with the following conditions: 1. All exterior light fixtures will need to be reviewed and approved by staff and monitor. 2. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 3. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 4. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 5. 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. 6. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of June, 2001. Approved as to Form: David Hoefer, Assistant City Attorney 97 0 Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chairman ATTEST: Kathy Strickland, Chief Deputy Clerk 0 0 9 o 1IL.. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Planning Director J Ag FROM: Amy Guthrie, Historic Preservation Officer RE: 501 and E. Hyman Avenue and 304-308 S. Galena Street- Historic Landmark Designation DATE: June 13, 2001 SUMMARY: The subject site contains two 19th century commercial structures; the Cowenhoven Block (commonly known as Ute City Banque) and the Cowenhoven Addition (commonly known as the Arcades Building.) The Cowenhoven Block is listed on the National Register of Historic Places and was designated a local landmark through Ordinance #57, Series of 1981. It is not clear that the designation pertained to the Cowenhoven addition, therefore an application has been submitted to clarify the situation. Staff recommends landmark designation for both structures on the property. i ...1. W UU, 4/4/ , I 4 A- 501 E. Hyman (Cowehoven Block) 304-308 S. Galena (Arcades) APPLICANT: Arcades Associates, LLLC, represented by Stan Clauson Associates, LLC. PARCEL ID: 2737-182-24-001 HI ADDRESS: 501 E. Hyman Avenue and 304-308 S. Galena Street, Lots A-D, Block 95, City and Townsite ofAspen, Colorado. LANDMARK DESIGNATION Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention of the Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those structures which are unique or have some special value to the community, as put forth in the standards. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. Staff Finding: The building was constructed by H.P. Cowenhoven and his son-in-law, D.R.C. Brown. The Cowenhoven family, and D.R.C. Brown, then an employee of the family business, arrived in Aspen in 1880. The family's investments quickly expanded from mercantile stores to involvement in the mining industry and real estate. When Brown married Cowenhoven's daughter, a business partnership was formed. The pair went on to build the Aspen Block (across the street from Ute City Banque), and the Cowenhoven and Brown Block (the Paragon Building), and owned many important businesses and utility companies in Aspen. B. Architectural importance. Based on the building form, use, or specimen, the structure or site rejlects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. Staff Finding: The Cowenhoven Block (Ute City Banque) is one of the most ornate and architecturally significant buildings in Aspen. Built in the Romanesque Revival style, which was popular throughout the country at the time, it was completed in a high level of craftsmanship. The Cowenhoven addition is a much simpler structure, built of brick, but exemplifies all of the typical characteristics of 19~h century commercial architecture, including traditional storefront configurations, double hung windows on the upper floor, and decorative cornicelines. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Staff Finding: The original designer is unknown, therefore this standard is not met. 41 D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Staff Finding: The property is located in the Commercial Core Historic District and these buildings are among the character defining structures in the downtown. The intersection of Hyman Avenue and Galena Street contains a group of prominent historic structures. Staff finds this standard is met. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance. Staff Finding: The structures on this site exemplify the expectations for the future that were in play during the late 1800's in Aspen. The buildings housed numerous important businesses and were designed in a high style to convey prosperity. RECOMMENDATION: Staff recommends that HPC recommend Council approval of Historic Landmark Designation for 501 E. Hyman Avenue and 304-308 S. Galena Street, finding that review standards A (historical importance), B (architectural importance), D (neighborhood character) and E (community character) are met. RECOMMENDED MOTION: "I move to adopt Resolution #1-~ Series of 2001, finding that the review standards have been met." Exhibits: A. Staff memo dated June 13, 2001 B. Application tB RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR HISTORIC LANDMARK DESIGNATION FOR THE PROPERTY LOCATED AT 501 E. HYMAN AVENUE AND 304-308 S. GALENA STREET, LOTS A,B,C, AND D, BLOCK 95, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. - SERIES OF 2001 WHEREAS, the applicants, Aspen Arcades LLLC, have requested Historic Landmark Designation for the property located at 501 E. Hyman Avenue and 304-308 S. Galena Street, Lots A,B,C, and D, Block 95, City and Townsite of Aspen. 501 E. Hyman Avenue was formerly designated through Ordinance #57, Series of 1981. The intent of this action is to clarify the inclusion of the Cowenhoven Addition (304-308 S. Galena Street) in the designation; and WHEREAS, Any structure or site that meets two (2) or more of the following standards may be designated as "H," Historic Overlay District, and/or historic landmark. A. Historical importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. B. Architectural importance. Based on the building form, use, or specimen, the structure or site reflects an architectural style that is unique, distinct, or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, Amy Guthrie, in her staffreport dated June 13, 2001, performed an analysis ofthe application based on the standards, and recommended approval of the project; and 9 1/ WHEREAS, at their regular meeting on June 13, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: That Historic Landmark Designation for the property located at 501 E. Hyman Avenue and 304-308 S. Galena Street, Lots A,B,C, and D, Block 95, City and Townsite ofAspen be approved without conditions. APPROVED BY THE, COMMISSION at its regular meeting on the 13th day of June, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 4, MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Community Development Director Joyce 0hlson, Deputy Planning Director e..143 FROM: Amy Guthrie, Historic Preservation Officer RE: 214 E. Hopkins Avenue- Minor Review, Public Hearing DATE: June 13, 2001 SIJMMARY: The proposal includes minor exterior alterations to the house at 214 E. Hopkins Avenue. There are relatively few two story wood frame Queen Anne structures left in Aspen and this home is in a prominent location, just outside the commercial core. Staff recommends HPC approve the proposal, with conditions. APPLICANT: Sharon and John Hoffman, represented by Heidi Hoffman, H3 Architects. 0 LOCATION: 214 E. Hopkins Avenue, Lots N and 0, Block 74, City and Townsite of Aspen. PARCEL ID: 2737-073-28-007 MINOR DEVELOPMENT 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 0 the historic landmark and the neighborhood than would be development in 1 9* 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. Response: This house has had numerous alterations, including an addition towards the rear, construction of a third floor observatory and second floor decks, alteration of the front porch, and changes to doors and windows. The overall form of the original house is intact, and siding and trim are original. The architect has supplied a letter detailing the scope of work. Most ofthe project affects non-historic elements of the building. Unfortunately, the copy quality of the reduced size drawings is poor, but the full size elevations, which indicate all of the changes, describe the project sufficiently. The proposed work, and the staff evaluation, is as follows: â€¢ The ironwork grills over the windows are to be removed. (The iron railings around the second floor decks will remain.) Staff views this as the biggest improvement made by the project. â€¢ The stone foundation, which has been painted, is to be stripped and repointed. Staff supports this action, with further information to be presented as to the method for stripping and the repointing technique. â€¢ Flues are to be removed from the roof and the roof patched as needed. Staff supports this action. The location of any new flues or vents will need to be approved by staff and the HPC member assigned to monitor the construction of the project. â€¢ The tower is to be re-roofed with asphalt shingles, as currently exist. Staff has no concerns with this work. â€¢ New exterior lights will be installed. The fixtures will need to be reviewed and approved by staff and monitor. â€¢ All upper floor wood decks will be replaced with a waterproof surface. The decks are not historic. Staff had hoped to see them, and/or the iron railings removed as part of this project, but the owner has had to prioritize work due to budget concerns. Changing the deck surface to a waterproof membrane is acceptable. â€¢ The guardrail around the observatory deck will be rebuilt and extended as needed to meet code. The design for the railing will need approval by staff and monitor. â€¢ A non-historic stained glass window, currently located at the kitchen, will be moved to the east side of the tower. The stained glass window will not actually be placed on the outside of the structure, therefore the HPC may not be in a position to deny the request, however, staff would strongly discourage the applicant from this action. The stained glass window will be visible from the street and is likely to be perceived as an original feature. The house has already been altered significantly from its original, fairly simple character. â€¢ Existing non-historic windows on the north, east, and west, will be replaced with new clad units. (East side- large multi-paned window at family room and window on tower, North side- window over garage, West side- kitchen window and 2 9V second floor window at "bedroom 3.") "Bedroom 3," currently has two double hung windows, detached from each other. They will be replaced by a pair of windows, ganged together. Staff has no concerns with this activity, other than a suggestion that the windows at "bedroom 3" might be more appropriate as separate double hung windows, as currently exists. Ganged windows are not typical ofthe fenestration on the historic part of the building. â€¢ A small new window will be added on the north side of the building, just under the observatory deck, at "bath 2." Staffhas no concerns with this. â€¢ Repairs will be made to some fascia. More gutter may be added. More information is needed about the nature of the repairs and the location and design of any new gutters. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed changes will not affect the character of the neighborhood. Much ofthe work focuses on rear portions ofthe building or non-historic elements. 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. Response: The proposal will not affect the significance of any designated structure. The construction date of this house is not known, but it is estimated to have been built in the early 1880's. It is representative of the type of home built for the upper class in the Victorian era. 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: None of the changes further impact the architectural integrity ofthe structure. The removal of the ironwork over the windows will go a long way towards restoring some of the original character of this house. 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.) 3 1/9 â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application for 214 E. Hopkins Avenue with the following conditions: 1. Further information must be provided as to the methods for stripping and repointing the foundation stone. 2. The location of any new flues or vents will need to be approved by staff and the HPC member assigned to monitor the construction ofthe project. 3. The exterior light fixtures will need to be reviewed and approved by staff and monitor. 4. The design for the railing around the observatory deck will need approval by staff and monitor. 12 III'C discourages the placement of the stained glass window on the tower because it detracts from the original, simple character of the house. #( The windows at "bedroom 3" might be more appropriate as separate double hung windows, as currently exists. Ganged windows are not typical of the fenestration on the historic part ofthe building. 7. More information is needed about the nature of the repairs and the location and design of any new gutters. 8. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 9. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 10. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 11. 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. 12. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. RECOMMENDED MOTION: "I move to adopt Resolution # , Series of 2001, finding that the review standards have been met." Exhibits: Resolution # , Series of 2001 A. Staff memo dated June 13, 2001. B. Application. 4 50 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT LOCATED AT 214 E. HOPKINS AVENUE, LOTS N AND O, BLOCK 74, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-28-007 RESOLUTION NO. , SERIES OF 2001 WHEREAS, the applicants, Sharon and John Hoffman, represented by H3 Architects, have requested minor development approval for the property located at 214 E. Hyman Avenue, Lots N and 0, Block 74, City and Townsite of Aspen. The property is listed on the "Inventory of Historic Sites and Structures," 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 26.72.010(D) 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. 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 June 13, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on June 13, 2001, 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 6/ W NOW, THEREFORE, BE IT RESOLVED: That minor development for 214 E. Hyman Avenue, Lots N and O, Block 74, City and Townsite ofAspen, be approved with the following conditions: 1. Further information must be provided as to the methods for stripping and repointing the foundation stone. 2. The location of any new flues or vents will need to be approved by staff and the HPC member assigned to monitor the construction of the project. 3. The exterior light fixtures will need to be reviewed and approved by staff and monitor. 4. The design for the railing around the observatory deck will need approval by staff and monitor. 5. HPC discourages the placement of the stained glass window on the tower because it detracts from the original, simple character ofthe house. 6. The windows at "bedroom 3" might be more appropriate as separate double hung windows, as currently exists. Ganged windows are not typical of the fenestration on the historic part of the building. 7. More information is needed about the nature of the repairs and the location and design of any new gutters. 8. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein 0 may be removed without the approval of staff and monitor. 9. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 10. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 11. 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. 12. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 13th day of July, 2001. Approved as to Form: 0 David Hoefer, Assistant City Attorney Â§L Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 53 H:t Architects Heidi H. Hoffmann, AIA 1!U Aspen, CO 81611 504 Midland Park P]. 7237 970/925-9420 Fax 970/925-4671 Internet: hliharch@rof.net Memorandum TO: Amy Guthrie, Historic Preservation Officer Aspen Historic Preservation Commission FROM: Heidi H. Hoffrnann, AIA RE: 214 E. Hopkins Ave. - Minor Review, Public Hearing DATE: June 1 3,2001 The following are pertinent comments to the Memorandum of June 13,2001 by Amy Guthrie, Historic Preservation Officer and form my accompanying presentation to the Aspen Historic Preservation Commission for your review: 1) As representative for Sharon and John Hoffman. I am not related. (Actually, my last name is spelled with 2 N's.) 2) HS Architects will be supplying further information for stripping and re- pointing the foundation stone. Please note that we will not be sandblasting any part of the foundation and all stripping, etc. will be environmentally sound. (Past experience with masonry restoration includes the Katie Reed Building (the old Berko painted house); the addition to the Hotel Jerome; the Elk's Building; the addition to the Elli's Building (now Kenneth Cole, etc.); the Cantina Building (Chitwood Block Renovation), and a few Aspen area residences.) 3) All new flues and vents-thru-the-roofwill be documented for review. 4) Exterior light fixtures have yet to be picked. The final choice will be submitted for review. 5) The roofpatio baluster installations are to be simple wood dowels in between the existing to meet current codes. 6) Please note (and my apologies for the nomenclature), the stained glass window is actually leaded, bevel glass similar to the existing windows at the south elevation (Family room and upper Hall) that the owner would like to relocate. 7) The current windows at Bedroom #s are easement not double-hung windows, which do not meet current egress requirements. This portion of the house is not historic but part of the addition in 1973. By ganging the double-hung windows, we can symmetrically line up the windows with those below at the kitchen (refer to sheet Ase. 1 floor plan). 8) This will be a combination of gutters (primarily at the east upper deck) and the extension of the flas}ling at the areas of severe fascia deterioration. 9) Reference Recommendation #8: We are in agreement. 10) Reference Recommendation #9: We are in agreement. 11) Reference Recommendation #10: We are in agreement. 12) Reference Recommendation #11:We are in agreement. 15) Reference Recommendation #le: We are in agreement. 0 Thank you for your consideration. ilt(:Ill'I 14â‚¬'TS 0 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT } SSâ€¢ TO ASPEN LAND USE REGULATIONS State ofColorado } SECTION 26304.06(KE) i Adcu ttofft'Man n , A /fr , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following manner: 1. By mailing of qÂ£~~ a copy of wlimhched hereto, by first-class postage prepaid US. Mail to all owners of properÂ®withÂ®hrEe hundred (300) feet ofthe subject property, as indicated on the attached list, on the q,yof , 200_ (which is days prior to the public hearing date of / 1 J 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the 2- day of_ 4WM , 200Â£, to the 1 9 day of */vu, , 200 1 . (Must be posted for at least ten 0 (10) full days before the hearing date). A photograph ofthe posted sign is attached hereto. 41/12U. A- Signature (Attach photograph here) Signedbefore me this /3 day of ~Ld,2/ , 200Â£. by /4 11101 H - b(0 FIEPAI~!3 2 WITNESS MY HAND AND OPFICIAL SEAL Pgrk1#agion#Ki.?/0 ~ # 6 ~ 211)4 A m,"RE>4 9 y 1 V ~/\*AAJ.- Notary Public / 0:~ *60nnt:sionE*lros10/11/2004 --. t- . I , 4--/ *- i-- , 1.. . e,ete e e, , <3 0 , 1 0/1*4*ned- T.0 512'77. Hm".0.'* **Â» 4/0/4*-2 H i Architects 0 11'Inl Heidi H. Hoffmann, AIA LIU Aspen, CO 81611 504 Midland Park Pl 970/925-9420 Fax 970/925-4671 Internet: hhharch@rof.net June 4, 2001 Ms. Amy Guthrie Historic Preservation Officer Community Development Department 130 S. Galena St. Aspen, CO 81611 RE: Hoffman House, 214 E. Hopkins, Aspen, CO Dear Amy & Historic Preservation Commission: The owner, Sharon and John Hoffman, would like to make the following changes to the exterior elevations that supercede the changes reflected on the documents dated April 30, 2001. These changes are retlected in the attached documents dated June 1, 2001: 0 1. The existing kitchen window (note sheet A 3.2, drawing 3) at the west elevation is to remain. Only the middle window will be replaced. Currently this window is leaded stained glass. The owner would like to relocate this window behind a new fixed, insulated window at the stairwell (sheet AS. 1, note #7). 2. A new double easement window is to be installed at the north elevation, third level below the observatory. This window would meet egress requirements. Please see sheet AS.2, drawing #4. 3. Although not specifically noted on the elevations, the existing wood deck boards at the east and south decks are to be removed and replaced with a liquid waterproof membrane suitable as a walking surface. Enclosed you will find one full-size set and ten reduced copies for the Commission's use. Please do not hesitate to call me, ifyou have any questions or need more sets of documents. Thank you. Very truly yours, dUU'40***â€¢t,Â«/ Heidi H. Hoffmann, AIA enclosures 0 59 1-F Architects Heidi H. Hoffmann, AIA 504 Midland Park Pl. Aspen, CO 81611 Fax 970/925-4671 Internet: hhharch@rof.net May 1, 2001 Ms. Amy Guthrie Historic Preservation Officer Community Development Department 130 S. Galena St. Aspen, CO 81611 RE: Hoffman House, 214 E. Hopkins, Aspen, CO Dear Amy & Historic Preservation Commission: This home is described in the book "Daughters ofthe Painted Ladies," (published, 1987) as "the most photographed in Aspen." The new owners, Sharon & John Hoffman (i.e. applicant) would like to make minor modifications to the exterior while renovating the interior. They are requesting the following modifications to the exterior for your review: 1. Addition of intermediate rails to meet code at roofdeck. 2. Replace existing asphalt shingles at roof turret with new shingles to match existing at all four sides. 3. Patch and repair existing metal roof after removal ofmiscellaneous flues. 4. Repair damaged eave and rake trim where necessary from water damage. This may necessitate gutters with snow melt. 5. Removal of existing security window ironwork at first level at west, south & east elevations. 6. Replace east, north and west windows (as indicated on elevations) to match existing white clad windows. 7. New exterior light fixtures at exterior doors to be determined. They will be shielded. 8. Strip existing paint, repair & re-point masonry at existing stone foundation. Thank you for your consideration in this matter. Very truly yours, cDG' 4.1 +4. EnlrfÂ»,(UU~ Heidi H. Hoffmann, AIA enclosures Alt<Ell]TEC ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name A /6'nw] /000Â·se- 2. Projed location <2 14- 6, 1-le>p610/146 , U-F N40, 2.,ft, 0'f Aâ‚¬,pÂ·Â¢,n (indicate street address, lot and block number or metes and bounds description) 3. Present zoning O~EtÂ· 4. Lot size 55 92* 9,-2 5. Applicant's name, address and phone number 5114+01 ~tth/7 1-]DfAu.41 034'60,51'~St-. kan,4,4 10Â£*1 , rrW e,+113 6. Repres*ntative's name, address, and phone number +2>2* 72 /~/~14/,i#ZG- /tf~) 1Â·p Art/AAf â‚¬th , 904- mdiLULA PK . Pj. 019*M j CO 4,16/ 1 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD K. Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approyals granted to the property) (Pn.Â£. A,u,Â£ 7.,dUÂ·vt~lr ; Â·fwy /â‚¬413(..2,01625 ( 01<.2. /*51222,:,â‚¬26 1,0/ 3 '38 3 ay)Â£ )12#715&,di&26Â£0. 50*Â£-6/20 3 3- dA,- g)Â£,rabe ./ ~cateul Mt / 9-73 --74- 9. Description of development application no *AntUr (ASC- 1 4 6&45 Â£11979Â£424 85,7, d 10, Have you completed and attached the following? ~ Attachment 1 - Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Â¥ Ul Response to Attachment 4 54 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: 9*5119*4/1 ND#k AÂ» Address: 02-1 4-6, HDfth< 2 AÂ»2/h,tb %(b ( 1 Zone district: GAR Lot size: Â£ 9005,6 Existing FAR: 3 3//, /01:.f. f 773 pa'l'-22â‚¬6 9,-6 L# Allowable FAR: Proposed FAR: 3243 9,2 Existing net leasable ~commercial): P* Proposed net leasable (commercial): NA Existing % of site coverage: .k Proposed % of site coverage: MA Existing % of open space: ,lk Proposed % of open space: Nk Existing maximum height: Principal bldg: tD</9-0. Accesory bldg: 07(/570-*0+ Proposed max. height: Principal bldg: d90/227, Accessory bldg: B/1- Proposed % of demolition: A/* Existing number of bedrooms: 3 + 0+U<(* Proposed number of bedrooms: â‚¬>ame Existing on-site parking spaces: 5 /2)~/7MO~.; 2 atrdÂ£r 566-6204:L 0 On-site parking spaces required: Setbacks WAn_ ut-- Existing: Minimum required. Proposed: A/A- Front: Front: Front: ' Rear: Rear: . Rear: Combined Combined Combined Front/rear: Fron#rear: FronVrear: Side: Side: Side: Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: ~1~ - Variations requested: Wk- (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 0 cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) 59 - --1-T-7- i' ' ' & t milli Il i ..2 â€¢ f 1 11+ It I 1 1~---- FS' It 4 - 111 -A * F i : 0 -= 51 . 1 1 1 , k- 1 - 1 1 1 . 1 t -- -- % + 1 t { - It li 1 1 ilh li lili _2 -f 1 1/ ; 1 utijt - 1 1 1 1 : 1 , 1 11 1 4. 111 : L 1:1 I 't / iâ€¢I Aw 07 .Q ILAOMACInt.-1-CX-r. . --.-- ..--. _ ----.. _.--_ -..._._._...___._____.___w-....Cl_RAIL_-- _.â€ž_.._..__-.__.-,_.._.---. -......._. -,------- _... _....._--,-- ---....._- ... ... ---4, i v, -.-14 F- 1 1 . 1,\ . .-a...~'.--a....-----'....~- --.- . .. ==01 11 11 . It 1- 11 I t,4 1 1 11 4 I'll'Ir-1..... 11 4 1 i $ ' If. i ill Historic Preservation Commissions May 9. 2001 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. with Gilbert Sanchez, Jeffrey Halferty, Susan Dodington, Lisa Markalunas and Rally Dupps present. Melanie Roschko is excused. COMM[SSIONER COMMENTS 1. Lisa Markalunas asked if there is an update on the Frywall Plague. Amy Guthrie, community development department, said she has talked to the contractor and he said it would be done. 2. Jeffrey Halferty said he took a lot of slides in New Orleans of the 3 different historic districts and would love to show these to HPC. 3. Lisa Markalunas asked why the brick is being pulled of St. Mary's. Amy Guthrie said they are putting a matching brick on the north wall. 4. Gilbert Sanchez brought up the lanterns on the Elk's building on the Galena street side. Ms. Guthrie said she will look at these. 5. Amy Guthrie said she has monitor issues to go over at the end of the meeting. These are at the Ullr Lodge, the Hunt project, St. Mary's, Nicoletti project. 6. Ms. Guthrie said the dates for meeting with Debbie and the lecture series will be the first Wednesday of the month through August for special meetings with Debbie and the lectures are monthly in June, July and - August. Gilbert Sanchez has volunteered to lead a modern architecture tour that will be part of the program. DISCLOSURE OF CONFLICT OF INTEREST Gilbert Sanchez said he will step down for 935 East Cooper Avenue. Lisa Markalunas said on 610 West Smuggler, she works with Gibson/Reno -- architects as a client. PUBLIC COMMENTS I Historic Preservation Commissions May 9. 2001 1. Darnell Langley, 945 East Cooper, reminded HPC the East cooper Court was designated as a historic landmark. Ms. Langley said during the process, she was told HPC had design review over everything and anything different from the approved plans needed to be discussed with the HPC monitor for this project. Ms. Langley said last fall they constructed a dry stack stone wall between two units to maintain grade. Ms. Langley said there is a 2 to 3 foot grade difference between her house and the historic barn to the west. Ms. Langley told the commission she needs to get the grade even before she can get a CO. Ms. Langley said if she is to get the grade where it is supposed to be, it will bury the neighbor's door by 2 foot. There is also supposed to be a parking space in this 10 foot space. The wall was constructed to keep the dirt back and still allow parking. Ms. Langley said she went through the monitor and got this approved. Ms. Langley said the East Cooper Court Board of Managers has voted to take the wall down and that they do not need to go through HPC approval. Ms. Langley asked if the homeowner's board has the right to do this without going to HPC or the monitor without any plans. David Hoefer, counsel to HPC, said these are legal issues. HPC does not have jurisdiction over these. Ms. Hoefer suggested this be sent to the city attorney' s office in writing so that staff can look at all the issues. FINAL REVIEW. SPECIAL REVIEW AND PARKING REVIEW-302 East Hopkins Amy Guthrie, community development department, reminded the Commission this project received conceptual approval September 1999. It was a much larger project and through public hearings this is a very - successful design. Ms. Guthrie noted this is half the FAR allowed for this location in the downtown corridor. The historic house is unchanged, the shed on the alley is moved up closer to the house. A new building space along the alley has been created. This proposal is almost the same as conceptual. The issues are the staircase going to the basement, the lightwell on the west side of the property, and trash and parking issues. Ms. Guthrie said after discussing the staircase with the architect, there is no other option that meets the UBC. The staircase and lightwell will both be fine. 2 Historic Preservation Commissions May 9. 2001 Ms. Guthrie pointed out the requirements for a trash and storage area in the downtown. The proposal is for about half the required area. Staff feels this is adequate for this project as it is only half the square footage that could be build on site. Only office use is being proposed. There is the possibility of a trash compactor. Staff supports the trash waiver. The parking proposal is similar to other projects in the downtown area. There is no way to accommodate the concerns about keeping the new building low and accommodating parking on the alley. This is an important structure and the parking waiver is an appropriate compromise. Ms. Guthrie pointed out the conditions of approval. Ms. Guthrie noted the shed will have t6 be located off site during reconstruction. Ms. Guthrie recommended approval. Deputy City Clerk Kathy Strickland swore in Ralph MitcheII. Sanchez asked of what materials the sunshade will be made. Mitchell said the structural members will be galvanized and the shade will be hardwood. Ms. Dodington asked why type foundation is under the shed. Mitchell said it is on a 4 inch concrete slab on grade. Ms. Reid opened the public hearing. Chief Deputy Clerk Kathy Strickland swore in Carl Bergman. Bergman said he is an adjacent neighbor and is concerned about contractors parking in the lot for the Miner's building. Bergman asked if -g the applicant plans on getting street parking permits. Bergman said he would like to see more parking provided in the back alley. Bergman said he does not favor a community-type trash arrangement. Ms. Guthrie said she had a call from a neighbor also concerned about parking. Ms. Guthrie said the transportation department sells on-street parking spaces during construction time. --- Dupps said the parapet height may be excessive and it could be shortened - by 6 inches. Ms. Dodington said this is a larger improvement over the previous plan for this site. Ms. Dodington noted she is pleased the two historic structures are being saved. Ms. Dodington said the off-site 3 Historic Preservation Commissions May 9. 2001 location for the historic shed should be secured so the structure does not ~ get vandalized. Sanchez agreed the project is a good one and stated he is also concerned about the parapet height. It seems too high if the intention is just for screening. Ms. Markalunas agreed about the height of the parapet and said she would like to see the roof use and the height minimized. Ms. Markalunas said she would like protection for the trees in the city right-of- way so they are not damaged during construction. Ms. Markalunas said the city should retain approval for location of the shed. Halferty said the north wall of the existing historic resource should be shored up before excavation. Ms. Reid said she, too, feels the parapet should be lowered 6 inches; this would make a more comfortable relationship with the sunshade. Ms. Reid said the hatchway to the roof is going to be the access to the roof, not some more elaborate stairs. The hatch will limit what happens on the roof. Any future use of the roof would have to be discussed by HPC. Halferty said the parapet is a nice design solution to cover up the mechanical equipment on the roof. Ms. Reid closed the public hearing. Dupps moved to grant final approval, special review to reduce the required amount of utility/trash storage area and a waiver of required parking for the project located at 302 East Hopkins Avenue with conditions 1 through 16 in Ms. Guthrie's memo plus (17) the parapet be lowered to 3 feet tall above the roof deck and that (18) the required parking permits for ~ construction are reviewed by the parking department; seconded by Halferty. Sanchez noted in condition #6, if more intensive use such as a restaurant, the applicant should be required to return to HPC and P&Z for approval of a trash storage plan" he would like added plus revisions and additions requiring mechanical requirements. 4--- - - Dupps amended his motion to add the above comment; seconded by Halferty. Roll call vote; Halferty, yes; Markalunas, yes; Sanchez, yes; Dupps, yes; Reid, yes. Motion carried. 4 Historic Preservation Commissions May 9. 2001 Dupps and Markalunas will be the monitors for this project. CONCEPTUAL REVIEW AND VARIANCE - 428 East Hyman Avenue Amy Guthrie, community development department, reminded The Commission they said this project last month. The work involves restoring the front of the building, removing the paint from the brick, putting back the old store front. There are some alterations on the alley side of the building, some parking is going in and there is a rooftop penthouse being + added. Ms. Guthrie said the remaining issue is the penthouse. HPC directed the applicant they could not demolish the existing roof structure; they had to rework it to keep it under the height limit. The applicants were successful in doing that, except for the top of the elevator, which is 2 feet over the height limit. This requires a variance, to be based on hardship. Staff found this request is appropriate because of the requirement that the roof structure cannot be demolished; the AACP encourages housing downtown; the area over the height limit has been minimized; and this variance does not give them any special privileges in extra square footage. Ms. Guthrie noted there is a request for a 500 square foot FAR bonus, which staff supports based on the amount of restoration work that will be done on the buidling. Staff feels the skylights are too close to the front of the building and not appropriate to the character of the building, and will be visible from locations downtown. Ms. Guthrie said these should be flat -- or held below the parapet wall. . Chief Deputy City Clerk Strickland swore in Chris Bebee, Michael Fuller, Janet and George Lapin. Chris Bebee pointed out the skylights are to add light to the front room of the living space, which is the major part of the apartment. Bebee showed the extent of the deck. The skylight is used as the railing for the back edge - of the deck. Something is required to be 3 feet high at the edge of a deck. Bebee said they have kept the skylight as low as possible and still function. 5 Historic Preservation Commissions Mav 9. 2001 The skylight needs to be sloped so the snow does not collect; it is also a light source for the residence. Amy Guthrie asked where the mechanical equipment will be located. Bebee showed where it will be and stated it does not exceed the height. Ms. Guthrie asked if the proposed equipment would service a restaurant. The applicants said they are not designing for a restaurant; if they added one it would have to be reviewed. Ms. Markalunas asked if staff feels the height variance issue meets the hardship standards. Ms. Guthrie said it is a minimal amount of variance and it does meet the hardship standards. Ms. Reid opened the public hearing. A letter from Harley Baldwin opposing the project was entered into the record. Ms. Reid closed the public hearing. Halverty said he appreciates the restoration efforts on the historic front of the building on the mall side. Halverty stated he does not have a problem with the height variance; however, he does have a reservation about the most southern skylight. Halverty favors the massing towards the rear of the property; he has no problems with the materials proposed. This is a good scheme, except for the massing of the skylights. Ms. Markalunas does not support the project. The impacts of the north brick masonry wall too extreme. Ms. Markalunas stated she does not support the skylights, the chimney location is too visible from the street. Ms. Markalunas said she would like to see the historic glass in the windows be rehabbed. Any deck area should be confined to the rear of the . building. Sanchez said he feels this is a great project. Ms. Dodington said it is a good project; however, she does not support the skylights. She would like to see the skylight made ffatter. Dupps said he, too, feels this is a great project and is the type of project the city wants to see in the downtown. Dupps said he has no problem with the skylights. He is concerned about the penthouse and any shiny materials on that structures. Ms. Reid said - this is an exciting project and she is pleased the applicants are restoring the building. The rooftop apartment is appropriately located. Ms. Reid said she has a problems with the southernmost skylight. 6 Historic Preservation Commissions Mav 9. 2001 Halverty moved to-grant HPC approval and partial demolition and a height variance for 428 East Hyman Avenue with conditions (1) that the flat skylight be preferable for the southernmost skylight and that this be studied for final hearing; (2) a 500 square foot FAR. bonus and a 2 foot height limit variance for the elevator tower be granted; seconded by Dupps. Halverty, yes; Markalunas, no; Sanchez, yes; Dodington, no; Dupps, yes; Reid, yes. Motion carried. CONCEPTUAL REVIEW - 935 East Cooper Avenue Sanchez and Halverty stepped down on this project. Amy Guthrie, community development department, reminded the Commission there has been a work session and a site visit. This project is listed on the inventory. The plan is to remodel one apartment in the center of the structure. Ms. Guthrie noted there have been a lot of additions to this projects, material replaced, but it is still on the inventory. Ms. Guthrie said alterations should not be made that sacrifice the status of the building. Ms. Guthrie said her only concern is the staircase on the east of the building. This is in a location that an addition would not be allowed, in the front of the building toward the historic roof pitch. Staff recommends looking at any way to reduce the size of the staircase. Chief Deputy City Clerk Kathy Strickland swore in Jerome Hatem and Mark Tye. Mark Tye said if this staircase is reduced too much, the structure becomes _= a one bedroom house. Tye said the architects and contractors have tried to find a staircase that would work other than a spiral staircase. Ms. Reid asked if they need 19 risers to get up to the top. Ms. Reid opened the public hearing. Deputy City Clerk Kathy Strickland swore in Bob Jacobsen, 924 East --- Cooper, told the Commission he has no problems with this addition. It - does not affect his views. Ms. Reid closed the public hearing. 7 IIistoric Preservation Commissions Mav 9. 2001 Dupps said his only concern is that the stair issue be studied to see if it can minimized. It could be built with fewer risers. Dupps said he supports C this project. If there is a way to simplify the roof forms, he would like to see that. Ms. Dodington agreed this building has been compromised. She would like to see the addition made lower, if possible. Ms. Markalunas supports the project. If it refreshing to see a project being rehabbed rather than totally redone and that it retains the messy vitality. Ms. Reid suggested moving the walkway and shrink the width of the piece and lower the roof off the ridge. This would still allow a space underneath for a bedroom. Ms. Reid said she would like to see the south elevation more clearly defined for final approval so it is easier to understand. Dupps moved to grant conceptual approval for 935 East Cooper Avenue, lots H and I, block 118, conditioned upon restudying the staircase to minimize its size and reduce the bulk of the 2~d floor on the east side of the house; seconded by Ms. Dodington. Roll call vote; Markalunas, yes; Dodington, yes; Dupps, yes; Reid, yes. Motion carried. Dupps said he would like to see fewer peaks and valleys. CONCEPTUAL REVIEW AND VARIANCES - 610 West Smuggler Sanchez and Halverty rejoined the Commission. Amy Guthrie, community development department, reminded the Commission a lot split was approved for this property last fall, resulting in this property being a 3,000 . square foot lot with a floor area of 1340 square feet. Ms. Guthrie pointed out a non-historic piece on the back of the property will be demolished and replaced by a 1.5 story addition. Ms. Guthrie said staff feels this is an outstanding project with a reasonable addition that will not be visible from the front of the building. Ms. Guthrie said some windows on the historic house would be affected. Ms. Guthrie said staff does not feel it is appropriate to remove historic - windows. There are setback variances required. The garage is closer to the rear property line than allowed because there is a living space above the garage. Staff does not have a problem with that variance. Ms. Guthrie 8 Historic Preservation Commissions May 9. 2001 noted the trim on the historic house will be slightly different than the original windows to distinguish them. Chief Deputy City Clerk Kathy Strickland swore in Jeff Davis, and David Gibson. Gibson told the HPC the existing house is 782 square feet and they are about 550 square feet plus a one car garage and a basement. Gibson showed the street elevation of the house. This addition will be invisible from the street. The shed will be rebuilt. The siding material will be . similar in texture but will be different material. Gibson said they are amenable to varying the window trim. Ms. Reid opened the public hearing. Amy Guthrie swore in Ann Burrows, neighbor to the east. Ms. Burrows said she generally supports this; however, she hopes that whatever is built will not completely darken the west side of her house. Ms. Reid closed the public hearing. Dupps said this is a wonderful preservation effort. He would like to see the building stepped back away from the historic resource. Dupps said he does not support removing the window on the east side. Ms. Dodington agreed this is a great project, small, the link between the two is one story. Ms. Dodington, too, does not want the window on the historic side removed. Ms. Dodington asked if the architects could restudy the peak - over the great room to see if it could be lowered. Sanchez said this is a good project. He would not Iike the window in the master bedroom window removed. Sanchez asked if were possible to leave the window and sheetrock over it on the inside. Sanchez said the hip roof is less bulk and makes sense and makes the addition less dominant over the existing house. - Ms. Markalunas agreed she would like to see the east window retained; she likes the double hung more modern western windows on the existing house. Ms. Markalunas agreed the east indentation should be more 9 Historic Preservation Commissions Mav 9. 2001 pronounced to provide more of a historic wall. Halferty agreed this is a charming proposal, the historic restoration is good. Halferty agreed with Sanchez about the pitch change; the plate may be lowered. Halferty saidÂ· he likes the double hip to connect the two styles of architecture. Halferty said he would like the window on the east to remain. Ms. Reid agreed this is a successful design; there are discrete volumes that are very simple. Ms. Reid said the 12/12 pitch feels right for the roof. Ms. Reid said she wants the historic window in the master bedroom retained. Ms. Reid supports the variances. Gibson said they would consider retaining the east window with some type of privacy treatment. Gibson said the trim variation and indentation are acceptable. Dupps moved to approve Resolution #22, Series of 2001, finding that the review criteria have been met with conditions 1 through 3 in staff' s memorandum and (4) that they step back indentation from the building on the east side; seconded by Halferty. Roll call vote; Halferty, yes; Markalunas, yes; Sanchez, yes; Dodington, yes; Dupps, yes; Reid, yes. Motion carried. Halferty moved to adjourn at 7:45 p.m.; seconded by Dupps. All in favor, motion carried. 10 ~ ~ APPLICATION Cowenhoven Block and Cowenhoven Addition Historic Landmark Designation 11 April 2001 Applicant: Arcades Associates, LLLC A. Location: 501 East Hymen Avenue and 304-308 South Galena Street (Lots A B, C, and D of Block# 95) Zone District: CC An application for Historic Landmark Designation for The Cowenhoven Block and The Cowenhoven Block Addition Represented by: Stan Clauson Associates, LLC 200 E. Main Street Aspen, CO 81611 970-925-2323 0 STAN CLAUSON ASSOCIATES, LLC Planning â€¢ Urban Design Transportation Studies Project Management 200 EAsT MAIN STREET ASPEN, COLORADO 81611 TELEPHONE: 970.925.2323 11 April 2001 FAx: 970.920.1628 E-MAIL: clauson@scaplanning.com WEB: www.scaplanning.com Ms. Amy Guthrie, Historic Preservation Officer City of Aspen Community Development Department 130 S. Galena Street Aspen, Colorado 81611 Re: Request for Historic Landmark Designation- Cowenhoven Block & Cowenhoven Addition Dear Amy: On behalf of Arcades Associates, LLLC, I am writing to request that the City of Aspen conduct the necessary reviews to provide Historic Landmark Designation for the Cowenhoven Block, located at 501 East Hymen Avenue, and the Cowenhoven Addition, located at 304-308 South Galena Street, Aspen Colorado. This propeity is also sometimes referred to as the Ute City Bank and Arcades Building. The property is currently listed in the Aspen Inventory of Historic Sites and Structures and with the Colorado Cultural Resource Survey. Ordinance 57, Series of 1981, included the property at 501 E. Hyman Street for designation as an Historic Landmark. However, since 501 E. Hyman is technically the address for the Cowenhoven Block, it remains somewhat ambiguous as to whether that ordinance actually intended to confer landmark status on the arcades portion as well. This application is intended to clear up any remaining ambiguities with respect to the status ofthe Cowenhoven Addition or Arcades portion ofthe structure by requesting that the City ofAspen reconfirm by ordinance the historic landmark status ofboth buildings, which are unquestionably of similar historic value. On 22 March 2001, we met with you to review the requirements for an application for Historic Landmark Designation. This application is in response to that meeting and to the application requirements, which you provided at that time. Attached to this letter is a response to the landmark designation criteria and the historical background information on the structures that comprise the site. Since these are commercial structures, it is our understanding that they do not qualify for a grant at the time of designation. \ ..411 PLANNING AND DESIGN SOLUTIONS FOR COMMUNITIES AND PRIVATE SECTOR CLIENTS Ms. Amy Guthrie, Historic Preservation Officer City of Aspen Community Development Department 29 March 2001 Page Two We look forward to an opportunity to present this application for landmark designation in the hearing process and remain ready to answer any questions that you or the review boards may have regarding the application. Very truly yours, tbf A- i Stan Clauson, AICP, ASLA STAN CLAUSON ASSOCIATES, LLC Attachments 1-9: 1. Land Use Application Form 2. Landmark Designation Criteria and Historical Background 3. Boundary Description Legal Description and Vicinity Map 4. Record ofProceedings, Ordinance 57, Series of 1981 5. Architectural Inventory Form (Cowenhoven Block) 6. Architectural Inventory Form (Aspen Arcades) 7. Disclosure of Ownership 8. Letter of Consent 9. Improvement Survey CC: Applicant ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name Ute Citv Bank & Arcades Building 2. Project location 501 East Hyman: 304-308 S. Galena. Aspen, Co 81611 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 5. Applicanfs name, address and phone number Arcades Associates, LLLP do Robert J. Snyder. Managing Agent: Tel: 970 925-2450 Robert J. Snyder Realtv Service, Inc.. 304 S. Galena Street, Suite A. Aspen CO. 81611 6. Representative's name, address, and phone number Stan Clauson, AICP, ASLA: Stan Clauson Associates, LLC 200 E. Main Street. Aspen, CO 81611 Tel: 970 925-2323 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. X Historic Landmark 1 GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliVLot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) The Ute City Bank & Arcades Building consists of two existina buildings with an L-shaped connectina structure, under private ownership, 1 with commercial uses currently occuovina the interior. 9. Description of development application Historic Landmark Designation 10. Have you completed and attached the following? _A_ Attachment 1 - Land use application form X Attachment 2-General submission requirements X Attachment 3-Specific submission requirements Proof of public notice (must be provided at public hearing) 1 Attachment 2 Cowenhoven Block and Cowenhoven Block Addition Landmark Designation Criteria and Historical Background 1. Responses to Section 26.420 Historic Overlay District and Historic Landmarks Note: Since both buildings in this application are currently on the Historic Inventory, and have been Jound to be contributing to the historic district, the following responses are given for both buildings with the intention that the entire site be addressed by Historic Landmark Designation. 26.420.010 Standards for Designation Any structure or site that meets two (2) or more ofthe following standards may be designated as "H," Historic Overlay District, and/or historic landmark. It is not the intention ofthe Historic Preservation Commission to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community. Response: Both the Cowenhoven Block and the Cowenhoven Block Additionfulfill a minimum oftwo (2) ofthefollowing requirements. Infact, they meetfour of the five criteria-Historical importance, Architectural Importance, Neighborhood Character, and Community Character-as will be discussed below. Attached is Ordinance 57, Series of 1981 which designates certain buildings within the City of Aspen with a suffix of "H,"which we understand to be the equivalent of I=dmark Designation at that time. In this Ordinance, 501 E Hymen is listed. This is the address given to the Cowenhoven Building and it remains somewhat ambiguous as to whether the Cowenhoven Addition was intended to be included in that designation. Both are clearly very contributing structures to the Commercial Core Historic District. A Historical Importance Response: Both structures are closely related to H.P. Cowenhoven and D.AC. Brown, and reflect the cultural and commercial development of the City of Aspen during the Silver mining era of the late 1800's (see Historical Background) B. Architectural Importance Response: The Cowenhoven Block is based on a Romanesque Revival Style and is possibly the only building in Aspen that so strongly embodies this style. The Addition is an example of a more typical commercial structure built in Aspen during the late 1800's at a time of significant transition in the town. (See Historical Background) 1 Cowenhoven Block and Cowenhoven Block Addition Landmark Designation Criteria and Historical Background 29 March 2001 Page 2 C. Designer Response: l'hough the actual designer is unknown, the design and crqftsmanship of the Cowenhoven block is deserving of notice and recognition. D. Neighborhood Character Response: Both buildings are located in the Commercial Core Historic District and have beenfound to be "contributing" to that historic district. (See ATTACHMENTS 5 and 6) E. Community Character Response: The materials and detailing used in the Cowenhoven Block correspond to thatfound in other significant buildings in Aspen such as the Wheeler Opera House. The more Spartan architectural style and brick detailing of the Addition directly relate to numerous other commercial buildings in Aspen that were built during that period. 1 Cowenhoven Block and Cowenhoven Block Addition Landmark Designation Criteria and Historical Background 29 March 2001 Page 3 HISTORICAL BACKGROUND (Compiled from Colorado Cultural Resource Survey Architectural Inventory Forms and a NPS National Register of Historic Places Nomination Form) General Context The 1890 Cowenhoven Block is significant as a unique small building designed in the Romanesque Revival Style not common in Aspen. The Building is important for its construction of local sandstone, and for the excellent craftsmanship of the stonework As . the imposing building entry indicates, this building was associated with one of Aspen's important pioneer businessmen during the 19~h Century Silver Mining boom: Henry Peter Cowenhoven. Cowenhoven came to Aspen in 1880 and opened his mercantile business in a log cabin. He later became involved with the development of mining, real estate, and industry in Aspen and contributed greatly to its growth during the 1880-1893 mining period. The Cowenhoven Block Addition was built as an addition to the Cowenhoven Block, though it was not intended to follow the same style or materials as this building. The 1891 Addition is significant as a representation of the typical commercial structure built in Aspen as the town transitioned from a mining camp into a prosperous community. The alterations to the storefront and entry to the Arcades has resulted in the loss of some of the original materials, but the basic character and features ofthe building are intact. The Cowenhoven Block, 1890 The Cowenhoven Block is a one story, flat roof building with a low rectangular profile. The building, designed in the Romanesque Revival Style, is constructed of local, rusticated Peachblow sandstone, which gives it a solid appearance. The flat roof building, five bays long on the Hyman Avenue elevation, and one bay wide on Galena Street, has a large imposing corner entrance. The name of the building's owner "H.P. Cowenhoven and Co." the building was said to be equaled only by the Wheeler Opera House. is carved on the large dressed sandstone plague above the entrance. The stone carving on The craftsmanship ofthe stone work and carved details are notable. The foundation is laid in coarse ashlar with alternating wide and narrow courses of stone above. The Pilasters, which divide the bays, end slightly above the stone capped parapet. The bays nearest the front entrance have paired, round arched windows with radiating stone voussoirs and one- over-one wood sash. The corner entrance, the most important element in the design, has a wide entry with a round arch surrounded by stone voussoirs. There is a narrow stone lintel 1 :0 Cowenhoven Block and Cowenhoven Block Addition Landmark Designation Criteria and Historical Background 29 March 2001 Page 4 i at the top of the doorway. The arch springs from groups of short stone columns with carved stone capitols. The columns stand on stone piers at either side of the stone entry steps. The interior, which was renovated for restaurant use, has been expanded into part of the adjacent Arcade Building, also built by Cowenhoven ca. 1891. The group of shops, known as the Aspen Arcades, incorporates the interior rear part ofthe Cowenhoven building. While little remains of the original interior, the exterior retains its original integrety. There have been awnings added to the two Galena Street windows and an awning extends over the sidewalk in the second bay from the rear at the entrance to the Aspen Arcades through the Cowenhoven Building. The Cowenhoven Addition, 1891 r The Addition to the Cowenhoven Block, The Arcades, has one entry section which has a recessed entry including a pair of doors flanked by storefront windows with kick plates and stained glass transoms. The Columns are wood and the exterior wall material is brick. There is a decorative brick cornice along the top of the wall. The two story piece has an asymmetrical storefront with a door that accesses the second floor and a door and a storefront window that serve the ground floor space. Wood columns divide the bays and the same kickplates and transom windows are present. The upper floor windows have segmental arches over them and stone silk There is a decorative brick cornice along the top ofthe wall. Henry P. Cowenhoven and D.R.C. Brown Henry P. Cowenhoven was already a member of the 1849 California Gold Rush when he came to Blackhawk Colorado in 1859. In 1877, his future son-in-law and partner, David R.C. Brown arrived in Blackhawk and went to work as a clerk in Cowenhoven's grocery store. In 1880 Cowenhoven packed up his grocery store and headed for Arizona with his wife, his daughter Kate, and D.R.C. Brown. It was only by chance, while stoping at Twin Lakes near Leadville, that Cowenhoven heard about the mining opportunities in the Rearing Fork Valley. Because the trail over Independence Pass would not accomodate Cowenhoven's wagon, they traveled for two weeks over the new Taylor Park Toll Road and reached Aspen in July, 1880. Cowenhoven bought corner lots at Galena and Cooper, and built a log store building and a house for his family. Cowenhoven went from the | mercantile business and grub-staking miners to mining and real estate investments. In 1886, he built the brick Aspen Block, across the street from where he would construct the Cowenhoven Block, as offices for his many business enterprises, including the Cowenhoven Block and Cowenhoven Block Addition Landmark Designation Criteria and Historical Background 29 March 2001 Page 5 Cowenhoven Mining, Drainage and Tunnel Company. Cowenhoven and Brown also built the 1889 Cowenhoven and Brown Block adjoining the Aspen Block.1 The Cowenhoven Block and the Aspen Block are equally significant for their association with Cowenhoven. When Brown married Cowenhoven's daughter in 1881, Cowenhoven made him a partner. Cowenhoven and Brown were the organizers and principal stockholders in the 1886 Castle Creek Water Company and the 1887 Roaring Fork Electric Light and Power Company, the first to bring water and electricity to Aspen. The Light and Power Company was headquartered in the Cowenhoven Block.2 In the early 1900's, the offices of the Midnight Mining Company were in the Cowenhoven Block. The corner space has been occupied by several banks: Bert Brown's Aspen State Bank, the 1941 Pitkin County Bank and the 1961 Bank of Aspen.3 Presently, it houses a restaurant named after a fictitious but plausibly Aspen institution: the Ute City Banque Bar & Grill. The Cowenhoven Block and Arcades are locally designated historic buildings, are located in the local Commercial Core Historic Overlay District, and are local landmarks deserving ofthe Historic Landmark Designation. 1 Colorado Prospector, January 1986, p. 1. Aspen Dailv Times, January 1, 1891, p. 5 ; March 17, 1891, p. 4. Len Shoemaker, Pioneers of the Roaring Fork (Denver: Sage Books, 1975) pp. 44-49. 2 Mines and Mining Men of Colorado: Historical Descriptives and Pictoral (Denver: John G. Canfield, 1893), pp. 38-39. Aspen Dailv Times. March 28, 1888, p. 7. Shoemaker, pp. 44-49. 3 Historic Buildings of Aspen, Survey Inventory, Aspen Historical Society, 1974. ... COWENHOVEN BLOCK AND COWENHOVEN BLOCK ADDITION BOUNDARY DESCRIPTION/LEGAL DESCRIPTION AND VICINITY MAP (N.T.S.) LEGAL DESCRIPTION: THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 61'H PRINCIPAL MERIDIAN (OTHERWISE KNOWN AS LOTS A-D, BLOCK 95 OF THE CITY AND TOWNSITE OF ASPEN)- PARCEL ID # 273718224001 - 501 E. Hymen Ave, and 304-308 S. Galena Street , ,Â¥ -3 E, Main Stree t.:(Hwy..~6&I=I~-- 9 --57 Hopkins.-Ave -t- litlizi:1::: ilillilll' ilill JW Ill "Ill"/9 "Illtilin 'J"" 4~ 2/1/lill 'll iâ€¢Ill lill 'll/1/I - -3 F. Hymen Ave C i 7 - iâ€¢Â· 10.. .,.c E,Cpoper Ave* r- hip ..1, , 1..; . 9. 11 r 1 i.1. E, Durant -Fm e 1. 0.1 T ATTACHMENT 3 ATTACHMENT 4 Recorded at 3:00 P.M., Nov. 12, 1981 Loretta Banner, Recorder Reception # 237(180 eÂ».417 ma295 RECORD OF PROCEEDINGS 100 Leaves '001 / C. F. I.ECK" 8..+ ..... ORDINANCE NO. 57 (Series of 1981) AN ORDINANCE ACCORDING TO SECTION 24-9.7 OF THE MUNICIPAL CODE OF THE CITY OF ASPEN FOR DESIGNATION OF HISTORIC STRUCTURES WHICH ARE IN THE TOP TWO CATEGORIES OF THE INVENTORY OF HISTORIC SITES AND 1 b STRUCTURES FOR THE CITY OF ASPEN, COLORADO WHEREAS, by Resolutions No. 81-2, 81-3, 81-4, 81-5 and 81-6, the Historic Preservation Coitunission has recommended to the City Council that certain structures be designated historic and a sut- fix of "H" be attached to the zoning of these properties and the real estate records, and WHEREAS, these structures are in the two highest categories W of the 1980 inventory, these being "Exceptional" and Excellent", and WHEREAS, the owners of these properties have requested desig- nation through written replies to the Planning Office, and WHEREAS, the 11istoric Preservation Comittittee has reviewed , these sites and/or structures based on the guidelines and stan- dards in Section 24-9.3 of the Aspen Municipal code and found them to be worthy of historic designation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That the following list of sites and/or structures at these addresses be granted historic designation and the suffix of 'H' be attached to their zoning and real estate records: 500 W. Main Â·501 E. Hyman 303-309 S. Galena 312 S. Galena 206 Lake Avenue Gazebo in Paepcke Park 130 S. Galena 590 N. Mill Ute Cemetery 328 E. Hyman Lift #1 Park Area (Boat Tow, Bullwheel, Tower, Skier's Chalet) ea417 'Abi296 RECORD OF PROCEEDINGS 100 Leaves f... C. F...... 8. 8+ I L. C. 620 W. Bleeker 212 N. Monarch 414 N. First Street 208 S. Mill 300 E. Hyman Owl Ciyar Sign at 300 E. Hyman 328 W. Main 200 E. Bleeker 201-207 S. Galena 506 E. Main Section 2 If any section, subsection, sentence, clause, phrase or por- tien of this ordinance is for any reason held invalid or unconsti- tutional by any court 01 competent Jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining por- tions thereof. Section 3 A public hearing on the ordinance shall be held on the.---43 r1 day of Cs -2.17.A. 0 , 1981, at 5:00 P.M. in the City Council Chambers, Aspen City Hall, Aspen, Colorado, 15 days prior to which hearing notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED published as provided by law Dy the City Council of the City of Aspen on the day of Â· Â¢ 0- Â·.4Â£,i~i~. , 1.. Ati' :) , 1981. / ./43 H..14â€¢4Â·Â·Â·Â·, 911/41 )11;8/lbu - Susan Michael - % Mayor Pro Tem { Â·4Â§264 Li . i - Ikf Â·Â·Â·. 4. ~ / j ,Â£:ute'A-, Kathryn"'90 Koch, City Clerk FINALLY. adopted, passed and approved on the 0.3~ Vfly of , 1981. 1118(el t miebo d 3 42 .,Â·Â· g.. Susan E. Michael /. leJAULÂ· 1 Mayor Pro Tem .. ATTEST: ./ .3 +. 1, 11 Â· Kathryn S. Atoch, City Clerk **C ATTACHMENT 5 4P1403 Official eligibility determination 9/98 (OAHP use only) Date IrliNals COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Determined Not Eligible- NR Architectural Inventory Form Detennined Not EligibleÂ· SR Determined Eigible- SR (Page 1 of 4) - Need Data Conhibutes to eligible NR District NonconmbuNng to eigible NR Disfrict |. |DENTIFICATION 5PT.113.32 1. Resource number: 2. Temporary resource number: 501.EHY 3. County: Pitkin 4. City: Asoen 5. Historic building name: Cowenhoven Block 6. Current building name: 7. Building address: 501 E Hvman Street Asoen Colorado 81611 8. Owner name and address: Arcades Assodates Ltd. do RJS-RS Inc 304 S Galena Street Suite A Asoen CO 81611 11. Geographic Information P.M. 6 Township 10 South Range 84 West NE M of NE M of NW M of NW 14 of Section 18 10. Uâ„¢ reference Zone 13;34 3 0 0 OmE 4 3 3 9 0 8 OmN 11. USGS quad name: Asoen Quadranale Year: 1960. Photo Rev. 1987 Map scale: 7.5_X 15' Attach photo copy ofappropriate mapsecion 12. Lot(s): A.B.C,and O Block: 95 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comorised of Lots A-O. Block 95 of the Citv and Townsite of Asoen. Assessors office Record Number 273718224001. This descriation was chosen as the most soecific and customarv descriotion of the site. Ill. Architectural Description 14. Building plan (footprint, shape): Rectancular 15. Dimensions in feet Length x Width 16. Number of stories: 1 17. Primary external wall material(s) Center no more than two): Sandstone Roof configuration: (enter no more than one): Flat Roof . Primary external roof material Center no more than one): Synthetic Roof - 20. Special features (enter all that apply): None r ..r 5PT. 113 32 m JEk Number: 501.EHY Architectural Inventory Form (Page 2 of 4) General architectural description: One story. flat roofed buildina desianed in .tl]LEgmannim!,2 Revival stvle. Constructed of local Deachblow sandstone. it is five bavs lona alang-mi-!11(man Avenue elevation and one bav alona Galena Street Three trioartite bavs on the north side have , rectangular transoms over stone lintels. over fixed alass windows. All other bavs have Daired Romanescue arched windows with round tansoms over stone lintels. over fixed alass. Entry is oriented to the comer. with a carved sandstone DIacue which reads =H.P. Cowenhoven & Co.Â» 22. Architectural style/building type: Late Victorian. Romanesque Revival 23. Landscaping or special setting features: None 24. Associated buildings, features, or objects: None IV. Architectural History 25. Date of Construction: Estimate Actual 1890 Source of information: Assessor 26. Architect Unknown Source of information: 27. Builder/Contractor: Unknown Source of information: . Original owner: H.P Cowenhoven & D.R.C. Brown Source of information:, Assessor 29. Construction history (include descriplon and dates of major additions, alterations, or demolitions): Ng alterations other than awninas. 30. Odginal locadon 1- Moved - Date of move(s): V. Historical Associations 31. Original use(s): Commerce and Trade 32. Intermediate use(s): Financial Institution 33. Current use(s): Commerce and Trade. Restaurant 34. Site type(s): Commercial District 35. Historical background: Hen,v P. Cownhoven. one of Asoen's earlv oioneers and oromoters. had this I buildina built in 1890 to accommodate his various activities. as one sees on the entrv- 14.P. Cowenhoven & Co: Eventuallv. it housed several banks. In the earlv 1900's. the Midniaht Mining offices were located here. and before them. the offices for the Power and Liaht Co. Several banks p,ave occuoied the comer soace. First. Burt Brown's Asoen State Bank was there. In 1941. when Asoen acain needed a bank. Mr. Willouchbv ooened the Pitkin Countv Bank. In 1961. the Bank of Asoen was located in this comer. The stone carvina on the buildina was said to be eaualed only bv #le Wheeler Ooera House. 5PT. 113.32 -,rce Number: 501.EHY Architectural Inventory Form (Page 3 of 4) 1 .Sources of informadon: Pitkin Countv Courthouse records: Sanborn and Sons Insurance Maos: 1990 and 1980 Citv of Asoen Survey of Historic Sites and Structures / VI. Significance 37. Local landmark designation: Yes _X_ No __ Date of designation: Ord. 57. 1981 Designating authority: Asoen Citv Coundl 38. Applicable National Register Criteria: A Associated with events that have made a significant contribution to the broad pattern of our history; B. Assodated with the lives of persons significant in our past; X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture . Period of significance: Late 1800's Silver Minina Era 41. Level of significance: National X State X Local X 42. Statement of signincance: This buildina is sianificant as a reoresentation of the success of minina in Asoen and the asoirations for its future. 43. Assessment of historic physical integrity related to significance: Buildina is in excellent condition and has no alterations other than the addition of awninas. VII. National Register Eligibility Assessment 44. National Register eligibility field assessment Eligible X (Listedl Not Eligible Need Data 45. Is there National Register district potential? Yes _ X No Discuss: Ues within a locallv desianated historic district. If there is National Register district potential, is this building: Contributing X Noncontributing 46. If the building is in existing Na#onal Register dis#ict, is it Contributing Noncontributing Vlll. Recording Information 47. Photograph numbers: R7. F15 Negatives filed at Asoen/Pitkin Communitv Develooment Deot. Report title: Citv of Asoen 2000 Uodate of Survev of Historic Sites and Structures Date(s): 8/2000 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 5PT.11332 #/~ce Number: 501.EHY / (Page 4 of 4) Architectural Inventory Form ~ ~~Address: 412 North Mill Street. PO Box 1303. Asoen CO 81612 ~63. Phone number(s): 970.920 9225 ~ NOTE: Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 Itja ATTACHMENT 6 0AHP1403 Official eligibility determination f. 9/98. (OAHP use only) Date Irti~als COLORADO CULTURAL RESOURCE SURVEY Determined Eligible- NR Detennined Not Eigible- NR Architectural Inventory Form Determined Egible- SR Detennined Not Eligible- SR (Page 1 of 4) Â· -I.-- Need Data Contributes to eligible NR District Noncontribulng to eligible NR District 1. IDEN-rIFICAHON 1. Resource number: 5PT.113.34 2. Temporary resource number: 304-308.SGA 3. County: Pitkin 4. City: Asoen 5. Historic building name: Cowenhoven Addition / Asoen Arcades 6. Current building name: 7. Building address: 304-308 S Galena Street Asoen Colorado 81611 8. Owner name and address: Arcades Associates Ltd. c/o RJS-RS Inc 304 S Galena Street Suite A Asoen CO 81611 11. Geographic Information 9. P.M. 6 Township 10 South Range 84 West NE 14 of NE 1/4 of NW 44 of NW W of Section 18 0. Uâ„¢ reference Zone 1 3 ; 3 4 3 0 0 OmE 4 3 3 9 0 7 5mN 11. USGS quad name: Asnen Quadranale Year: .1960, Photo Rev. 1987 Map scale: 7.5'_X 15 Attach photo copy of appropriate map secion. 12. Lot(s): A.B.C, and D Block: 95 Addition: Year of Addition: 13. Boundary Description and Justification: Site is comorised of Lots A-[), Block 95 of the City and Townsite of Asoen. Assessors office Record Number 273718224001. This descriotion was chosen as the most soecific and customarv descriotion of the site. 111. Architectural Description 14. Building plan (footprint, shape): Irreaular Rectancular 15. Dimensions in feet Length x Width 16. Number of stories: 2 17. Primary external wall material(s) (enter no more than two): Sandstone. Brick 18. Roof configuration: Center no more than one): Flat Roof . Primary external roof material (enter no more than one): Synthetic Roof . Special features (enter all that apply): Seamental arch windows. Decorative comice. Stained alass 5PT. 113.34 %,ce Number: 304-308.SGA / Architectural Inventory Form (Page 2 of 4) I architectural description: The structure is an addition to the Cowenhoven Block. The one section has a recessed entrv which includes a gair of doors flanked by storefront windows with ckolates and stained class transoms. The columns are wood. the exterior wall material is brick. There is a decorative brick cornice alona the too of the wall. The two storv Diece has a n asvmmetrical storefront with a door that accesses the second floor and a door and storefront window that serve the cround floor soace. Wood columns divide the bavs. and the same kickolates and transom windows are Dresent The uooer floor windows have seamental arches over them and stone sills. There is a decorative brick comice alonq the too of the wall. 22. Architectural style/building type: Late Victorian 23. Landscaping or special setting features: None 24. Associated buildings, features, or objects: None IV. Architectural History 25. Date of Construction: Estimate Actual 1891 Source of information: Assessor 26. Architect Unknown 0 Source of information: 27. Builder/Contractor: Unknown Source of information: 28. Original owner: Messrs. Cowenhoven & Brown Source of information: Assessor 29. Construction history (include description and dates of major additions, alterations. or demolitions): Store front and entrv remodeled. date unknown 30. Original location X Moved Date of move(s): V. Historical Associations 31. Original use(s): Commerce and Trade 32. Intermediate use(s): 33. Current use(s): Commerce and Trade 34. Site type(s): Commercial District 35. Historical background: The buildina was DIanned as an addition to the Cowenhoven Block, althouch it was not done in the same style or materials. -â€ž,- 36. Sources of information: Pitkin Countv Courthouse records: Sanborn and Sons Insurance Maos: 1990 and 1980 Citv of Asoen Survey of Historic Sites and Structures 5PT.113.34 Number: 304-308.SGA Architectural Inventory Form (Page 3 of 4) cance Local landmark designation: Yes - No X Conlv Cowenhoven Block aooears to be delign*i althouch the buildinas are on the same Darcel.) Date of designation: Designating authority: 38. Applicable National Register Criteria: A. Associated with events that have made a significant contribution to the broad pattern of our history; B. Associated with the lives of persons significant in our past X C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or D. Has yielded, or may be likely to yield, information important in history or prehistory. Qualifies under Criteria Considerations A through G (see Manual) Does not meet any of the above National Register criteria 39. Area(s) of significance: Architecture 40. Period of sign#icance: Late 1800's Silver Mining Era 41. Level of significance: National State Local X 42. Statement of significance: This buildina is sianificant as a regresentation of the tvoical commercial structure built in Asoen as the town transitioned from a minina camo into a orosnerous community. 43. Assessment of historic physical integrity related to significance: The alterations to the storefront and entrv into the Arcades has resulted in the loss of some oriainal materials. but the basic character and features of the building are intact Vll. National Register Eligibility Assessment 44. National Register eligibility field assessment Eligible X Not Eligible Need Data 45. Is there National Register district potential? Yes X No Discuss: Ues within a locallv designated historic district. If there is National Register district potential, is this building: Contributing X Noncontributing 46. If the building is in existing National Register district, is it Contributing Noncontributing Vill. Recording Information 47. Photograph numbers: R11. F 34-35 Negatives filed at Asoen/Pitkin Communitv Develooment Deot. 48. Report title: Citv of Asoen 2000 Uodate of Survev of Historic Sites and Structures 49. Date(s): ~ 50. Recorder(s): Suzannah Reid and Patrick Duffield 51. Organization: Reid Architects 5PT. 113.34 e Number: 304-308.SGA Architectural Inventory Form (Page 4 of 4) : 412 North Mill Street. PO Box 1303. Asoen CO 81612 rte number(s): 970 920 9225 : Please attach a sketch map, a photocopy of the USGS quad. map indicating resource location, and photographs. Colorado Historical Society - Office of Archaeology & Historic Preservation 1300 Broadway, Denver, CO 80203 (303) 866-3395 AITACHMENT I COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: March 22, 2001 at 8:00 AM Case No. PCT15972L 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: (b) ALTA Loan Policy-Form 1992 Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: Tax CerAficate: $10.00 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: ARCADES ASSOCIATES LTD., A COLORADO LIMITED PARTNERSHIP 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: LOTS A, B, C AND D, BLOCK 95, CITY AND TOWNSITE OF ASPEN PrrKIN COUNTY TrrLE, INC Schedule A-PG.1 601 E HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 970-925-1766 Provisions and Schedules 970-925-6527 FAX A and B are attached. AUTHORIZED AGENT SCHEDULE B - SECTION 1 REQUIREMENTS ie following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE. SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment 6. Taxes due and payable; and any tax, special assessment charge or lien imposed for water or sewer service or for any other special taxing district 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 519 & 520 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 8. Mineral rights conveyed to The Aspen Deep Mining Company by Deed recorded October24, 1981 in Book 105 at Page 216. 9. Terms, conditions, provisions and obligations as set forth in Notice of Historic Designation recorded January 13, 1975 in Book 295 at Page 515. I. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 89, Series of 1975 by Historic Preservation Committee and Planning and Zoning recorded January 20, 1976 in Book 307 at Page 909. 11. Terms, conditions, provisions and obligations as set forth in Encroachment Agreement recorded September 3, 1976 in Book 316 at Page 244. ADDITIONAL INFORMATION AND DISCLOSURES e Ownefs Policy to be issued, if any shall contain the following items in addition to the ones set forth above: ) The Deed of Trust if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to Insurance Regulation 89-2; NOTE: Each title entity shall notify in writing every prospective insured in an owner's title insurance policy for a single family residence (including a condominim or townhouse unit) (i) of that title entity's general requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Uens executed by the persons indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be specified by the Company upon request, Pre-printed Item Number 4 may be deleted from the Owner's policy when issued. Please contact the Company for further information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title insurer to provide mechanics or materialmens lien coverage. NOTE: If the Company conducts the owners or loan closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage". Pursuant to Senate Bill 91-14 (CRS 10-11-122); (a) The Subject Real Property may be located in a Special Taxing District b) A Certiffcate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurer's Authorized Agent ) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate will be ordered from the County Treasurer by the Company and the costs thereof charged to the proposed insured unless written instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment This commitment is invalid unless Schedule B-Section 2 the Insuring Provisions and Schedules Commitment No. PCT15972L A and B are attached. ../ ISSUED BY COMMHMENT FOR TrrLE INSURANCE yeI@tle Insumnce @rpgm#sm LAWYERS TITLE INSURANCE CORPORATION, a Virginia corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or polides of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and 8 and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement This Commitment is preliminary to the issuance of such policy or polides of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or polides committed for shall issue, whichever first occurs, provided that the failure to issue such policy or polides is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent IN WITNESS WHEREOF, Lawyers Ttle Insurance Corporation has caused its corporate name and seal to be hereunto affixed by its duly authorized officers, this Commitment to become valid when countersigned by an authorized officer or agent of the Company. LAWYERS TITLE INSURANCE CORPORATION -01: #SUMÂ©,I, Attest 31- a vi ficsâ‚¬*Elli Secretaty ~~~ 1925 =)%~~ President 44 4=v . Conditions and Stipulations 1. The term 'mortgage," when used herein, shall indude deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse daim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disdose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disdose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse daim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Uability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or polides committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exdusions from Coverage of the form of policy or polides committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. ALTA Commitment - 1966 Cover Page Forrn 1004-268 ORIGINAL ATTACHMENT 8 Letter of Consent 11 April 2001 To the City of Aspen Aspen, Colorado 81611 Re: Letter of Consent for Representation for a Historic Landmark Designation Application - Cowenhoven Block and Cowenhoven addition, Lots A, B, C, and D, Block 95 I, Robert J. Snyder, Managing Agent ofArcades Associates, LLLP, owners ofthe property known as the Cowenhoven Block and Cowenhoven Block Addition, located in Pitkin County Lots A B, C, and D ofBlock 95 in Aspen Colorado, hereby appoint Stan Clauson Associates, LLC of200 East Main Street, Aspen, Colorado 81615 to represent us in the filing of a Historic Landmark Designation Application and in all matters which may arise pursuant to this application. Our application consists of a request for Historic Landmark Designation. Until further notice, please direct any questions relating to this application to Stan Clauson of Stan Clauson Associates, LLC. Very truly yours, all -q 24.0-- # *.9. T 414*1 Robert Jdnyuer A- RLA.Gotf 6-< fae - IMPROVEMENT LOCATION SURVEY\EXISTING CONDITIONS MAP OF. LOTS A, B, C, AND D, BLOCK 95, CITY AND TOWNSITE OF ASPEN LOTS A, B, C, AND D, BLOCK 95, CITY AND TOY,~NSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO ! 1J & 4/ 0/ 1 , ron i f SHEET 1 OF 1 ~ ~ARING 4 1 4-#"/ m & 1-1 %1 1 2. rk-1-.-)- f / MYMAN AVENLE T 4â‚¬ZZ@~1 \ 2 Â£ \ A.\ 4- 74.80' ROW 1 MYMAN AVENLE E-Â»*-,L_l -779--L- ~-4\_2<Ul -7- PeLL a. L n =4â€¢79- . 4 - PAY Sunal ~Â·mu/~FÂ»L~ZIzA+-IlrutrÂ»A Â· s .Â·-- dFS DISC ,38*~ s'rip 71- I f= fuz ,= Â£f F b # IN VI D xi, um pot, 7 - - Ult POLE f CURE k GUTgR PAY STATION Â£ (TIP.) r ~>1:643 ~ ~IF Â£ 02 0~ i G HI 7922.28 MANHOLE 1*St . 14 ff-,ME f-1-'-4-LA RAMP ' ' ./lit/.W - e.. , ~ 4 & ,7,Â¢â€¢11Â®Â·r' A ~ 1 . ZALE.1*~.JOQQ ASHEN 5 id -'fE~ PACE- ~~ ~ S~~I -44 4-4 ~ ~ ' CONO~1~ SIDE*AIJ(~FEL-, ..1 7,1 Â£~'24 /3/4'f'.dhf, . I ; Id....AUEÂ¥ ... 411 j ir SAGOE Â£1 I % , 'L /Xl m BLO K 95 MOUNTAIN 5&8Â· 120.38' t' SKIA,REA 4? I , r 1.7 . 149:94 4 6 19.50 j// , ir. 4 t. 644 arr 7 .SPEM CK L MÂ©NO P Q R S VICINITY MAP 1 -Â£< 1 12.4 7 1. H.P. COWENHOVEN & CO. , 1:h FOUND REBAR & S *2376 4 4 .L t . CAP L. 2.BQEERTY _DESCRIPTION- 3.7 I LOTS A, B, C, AND D BLOCK 95. CITY AND 'rOWNSITE OF ASPEN. Oajer , 3 CROPER AVENI IMPROVEMENT LOCATION SURVEY CERTIFICATE I 21 2 0 }CW I HEREBY STATE THAT THIS IMPROVEMENT LOCATION w SURVEY WAS PREPARED BY SOPRIS ENGINEERING. LLC. 9% C I U. a r 4 (SE) FOR ARCADE ASSOCIATER I.â€¢rn 1 FURTHERMORE STATE THAT THE â„¢PROVEMENTS ON THE ZALL.11.-dm i ~' b --81--- @ ABOF, DESCRIBED PARCEL ON YES Ain, 2Â£Â«EG,Ry--1&.-2226 BOUNDARIES OF THE PARCEL EXCEPT AS SHOWN. THAT Â£ I EXCEPT UTIL!17 CONNECTIONS, ARE ENTIRELY WITHIN THE MONUMENT 1{AP d) h 'abv meuww PREMISES BY IMPROVELEATS 0//' ,4,47,Am/47/m PREMISTS, 0+Ct + UTE CITY BLDG. 4 THERE ARE NO ENCROACHMENTS UPON THE DESCRIBED :k TREE MISIDEÂ· <% 0 EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR EXCEPT AS INDICATED. AND THAT THERE IS NO APPARENT METAL GRATE (npo n < . BURDENING ANY PART OF SAID PARCEL EXCEPT AS NOTED. Z FURTHERMORE STATE THAT THIS PROPERTY IS SUBJECT TO k USERIATIONS, RESTRIC,yo.:y. COFFNAN1SS AND EASEACEN1J9 OF RECORDOR IN PLACE. AND THAT ALL THE EXCEPTIONS USTED IN SCEDULE B. SECTION 2 OF THE TITLE / ...) # 4 COMMITMENT (SEE NOTE 6) THAT CAN BE GRAPHICALLY LOCATED ARE SHOWN HEREON. alls ' 1) DATE OF SURVEY: MARCH. 2001. 3 L L MARK S. BECKLER LS. #28643 2) DATE OF PREPARATION: MARCH & APRH. 1001. 2, 4,6 Â£ 3) BASIS oF BEARING: A BEAFUNG oF S 74â€¢14'02 E 1:3*816 BETWEEN THE 1988 CITY OF ASPEN-GPS CONTROL MONUMENTS 2.s' ALUMINUM CAPS STAMPED GPS 246' i PLS 28650 AT STREET INTERSECTIONS OF GTH\HOPKINS m*W~- 4 & HOUSTON & GOLDS~!TH AND VIST END\NOPKIMS. Â¥HICE ESTABLISHED A 4 REAL ESTATE .2.1 SM BEARING OF S 1148'66' Â¥ BETWEEN THE 14' NORTH WEST AND SOUTH WEST CORNERS OF BLOCK 95 BOTH BEING SET 1' BRASS CAPS. 1 .j--4, A J .1 mANS. 0.1 4) THE OPTICAL SHOP , BEPHONE 6 03.1 LM' ==1 BASIS oF SURVEY: THE OFFICIAL MAP OF THE CITY ,.=43 4% 'A 7 '. 41 GAS VALPE OF ASPEN APPROVED BY THE CMY ENGINEER G.E. BUCHANAN SULARDS , u '0~. C.LER 4 DATED DECEMBER 15 1959, VARIOUS DOCUMENTS OF RECORD , 0*1' Â·. DOOR DOOR AND TRE FOUND MONUMENTS AS SHOWN. .0/'r- r----1. Â£ 1 -- ~~~~~~1. 0.80 s) T~VE S~MmJEWDGO~NEZERMMCIN~TI~*'~Râ„¢CH 4. \* 07., #6 2 74Â·11Â·04" f 120.38' ~0 OWNERSRIP OR EASEMENTS OF RECORD. FOR ALL L INFORMATION REGARDING BASEMENTS, RIGHT-OF-WAY .1 6 4 lic# AND/00 mÂ£,r 0, REIR# SE â€¢,ArCD UPON THE (K ' < 1- lig* , PEI}ESTAL ALLEY CATV-~ FOUND REBAR & - ITEMS USTED IN NOTE 4 AND THE TITLE COMMITMENT ASPHALT SURFACE LS. #2376 PREPARED BY CASE No, - ' m20 Row CAP EFFECTIVE DAn Lm .ke *06 5) BBA~~RED~ ~MWZ"DAN~ '*:cfii Ms:V'~i YNREXEL , I K MANHOLE â€¢ Â£,24nON 0/ 7720.,0 (BID 1988) ON THE NGS â€¢~~ ~ STATION -S 169'. WHICH ESTABLISHED AN ELEVATION GRAPHIC SCALE oF 7922.28' FOR A PROJECT BENCHMARK ON THE SET ~4- TELEPHONE r BRASS CAP MONUMENTING THE NORTHWEST CORNER PEDISTAL OF BLOCK 95, AS SHOWN. UlE POLE --/ PAY STATION 1 { IN 'Ir ) . 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RE,â€¢Ili,â€¢rEA,DRAÂ· ~ 1 / / MECHANOCAL ROOM - <2=-21 \ BASEMENT ~--~ ~- ~=-~,r W O 17/ i - 1 -, 77- - - - I I / - - / 1 --- - 1 7 ---- 7 - BASEMENT FLOOR G.P I R.L /11 EXISTING & DEMO , E,D /111,1 34*1% < 7 Sci,le: 1/40 = 1Â« 3 - 1*** [*CK L [Â£-} 1,-*.ITIÂ£ A m * - t.,1 alfâ€¢, ST,r~ 114. 4: k IrKA - 4 4 c HOFBLAN HOUSE :. ' EXEINK. - - ~ Â·' IUmâ€¢Â¥ 411R1ES 214 E- 1101'KIWS 8 1 | 13LOCK 74 // 411Â»wn fl r LOT NAO U,5....... t Z X341EX. CD 8161 1 6 - - --- I V *n' 7 <- - jo OBSERVA DER ; â€¢: 0.91 ...eS-'-Ill ** i.OCIESS ".,7. -'. - T.9.Â£- RD.He ! . ~---- - -- - - 1 k-1 1 - 4.... t. ' 1 ...Ins . ~.2 d â€¢A' v I ~~2\ k 4,/ - 21-1-n 0 ..1-E; RW . 7 gpt \ [*I'l.-77â€¢t \ 'Tal I 1 - -. irâ„¢ vll" \-7- --- ------ -- Pfall-ET VL/ilil 2001.3 /R... H. JBD gil >$. 11 â‚¬ (}.0," t. / J - / 1 ----- ---- 4- -- / / li râ€¢340. 11'n. JLNE 1,2001 THIRD LEVEL PLAN 9,11 mlii r53 EXISTING & DEMO nih ROOF - EXISTING & DEMO EXISTING & DE,10 NORTH [3SMT. 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EXETIT; 11-DoltS.,%1115.,>R) (11AK,.'6,4*1.3,34,10 ni'O CAR (1421(7 ONE CAR Q.RAGE 1 - -... 3-1- 1.. 1 I , ..... Rl,1 >*2,% a/*29-11U Un]N H' Artfuleâ‚¬ts ; Iâ€¢ 014â€¢al EXESTâ„¢, 1914;r,lon)-Elell]CATED,â€¢mi Hexi H lionnwn..114 DW :.1. 1 Q v,arnrT 304 1!*liâ€¢*1 M,k PL - n qnmIERVITES,11â€¢,RI,-MinuawnED _ Â·<9*11 CO 81611 U.1. , -Nlt ~,4 2 B h Qam . _ -8 Fa â€¢it 4,0 970/925-9420 , '2â€¢4*,1 ' rA ./3 63 1 .D Vot 8% 9-09214671 f . 5 1,5. 5 1 / 101-4 - 0).1 0 2 r==~b r#==.,- 1 6; / a.-4/.TE mni C:JEL: I 23'/ Â£ r...~u . /:ViA= itu ExNT.., ai -Â¥ I 92/0 - 1-7 ILM.. INTIn 5569,/0-71 :0 'EST",1 Â£ ' | ~ Â· ./ ./i %/I cm _-1 -*It -/liTVD lilli>â€¢=l- AtE STIA - ~~ ~ SriBil ~ ~1; 1 | LMMEL ~ i l/â‚¬\] ;ti--1 tÂ® 1 1 4, .14*- A f.in, 2 1 7, / 1 1 0 i g L-=T Ft] ~ -~ bi.1:%4~1 -2_ .IN.- - iâ€¢ 5128 Ill\ 1%1Â£30*t RIN"n. ki 1 \10 . UN-,1 BUR"'/p" firruE wr."1.6 1 W .Wl,arT i I 3> 111â€ž 1 I - -' - - i I 1. r'-1 C ILA-6.- 5 J: /ti [CON'/6/1 ' -Ill -/ 2 :/9 1Â» 114,101 14.1-1 , ~ RED ROOM 2 < Mt -"2 11. T - 61Â« Â£ \. \ - BED ROOM 3 V. 2(11 1 t au Micir,/7/ - /2 @ E _r' - -> kid : - *T" I. 0 3 16.13': 1>/ c i,9118 ...rg . J 91â‚¬ EXTRÂ¥ ..1 - -I :) --/ b r Q : flu V=&Â§1, < - KITCHEN ~ - 2 1 , -1 . . --HOTT : cry-\- .1.2 <i i. 1 S 2/ , : f z *- -- , i- i,-1 R. r 7 CLOSET - i . 6 A - 5..... - atief Â®1 % ri*~ ,/'-\1 i,- - a~-~C) r- / RO y 1- - )- '1 I / pm \/ & 12 1 1 0 9 j U - LIlli w ..U. SPINNIC> , ____ ~ I l\\i ? _ 1,4 A rl 1 &1Ill C :/'i a_/11@325 1- 0 - HOFFWN HOUSE FRUI Ipee.n-*191 , , I k\ 9 r, ..R - (31\ ~ -Pr. . fl ..9 --- 17 \ n,â€¢- n,inx; / 1 r 3,7 2 - :4 6 2 1 4 E I K)1'Kre; / 1 9 ,Â«-1 1 0-1 2 h -~-1- U-11 Â» Â® i z=q i A DINING ROOM * LOT>~&0 C.21 1 2 0 - - /14\ : 2 Ilt-'* I. BLOCK 74 wr i A F.u[ILY ROCal 1 ----i ..a I *Â£1 0 LVE/,4~41 & 1 6* il_ _-t I r 11 - - ~St'EX. CO 8161 1 - : ,...'.>lk.BA' 't':CNJ E i - 7 I @j 9/1./... T."I'll. *e DRESSLy,~Vil'th Â· ! L./ Filti.. i 4-Â¥I DiVÂ«i'--/1.un-I..# -â€ž >E'â€¢cr.~v, i.-1 ,4// Vti. / 14 , S ~im N h=OU,4 R/*901.F r/ 17 - +2/ 11/- ggi 'i ,---vâ€¢_-24 luE . & a .4, + .4 C~t. -*= 4. â€¢ i - I-V --- -- - ~i---I- --4 . I - I J 5 I I -2.- -- I .- I. I. Cl /1 :-*r.-2./* f *n#---nsÂ« m-n / _ /1 9 Lot.FP - N- 1-]T i < - - - 9/E 3 V EXESTN; t.r 4-- 3 r U â‚¬ 1 I. , 1 C Ro * 20~ ~~T~~---~7 eel ENTRY L f . 1~PLII DATN. 4 f *EDWLâ€¢14â„¢â€¢la J - -- 5â€¢11<T,IR,U > r a.,56 8- en ie, tÂ·. - 1 - - 0~] Â«I-mat'I = AIASTER BED I N NA/mu 4,1.... ./ E f r. X ' ms'' ' 9 j INTAItS - 1 , I r/'. PLAI - Bluinl PARLOR el 22/(@ 1 --- tr./.1/ N \ L -R-. *- -- - - - - -- . 0 9.-7,1 fla 1 / b 4- A I-}4;4/. 4- *1 -. .*1*2Â«21 /2-EM - - *--+ L 2001.3 - --1.---*1-15 . 379 t.<04% In JBD O....U, t. II. 9 1 15 3 +: -r,69. * r IrÂ® 2 7y: 7/ 22 4 - I , 1 1 , , 1 - . -- / I ~ - I - ...... . f NORT}i NEW FLOOR MANS JLNE I. 2001 5,1 *1 1 1!IU /Th MAIN FLOOR - NEW PLAN /23 UPPER FLOOR - NEW PLAN A2.1 ~ AL-UN & l11'Eit /12.1 j h.Wk- 1 4- = i ir C.\2 1 7 sc:*. 1 ,,4. = 1-cr r i >444 ..1 1101.1 t I " SCHEDULES f - }â€¢/1.4.'Iâ€¢*>4. â€žNX,n, R jil<11. A VE 1. 21-â€¢) 1 // /--/ ...10~ ..11 , , H 4 1.31 11 44}1'0 6 4,TES 7 G - 5 HNAM 1 14'14. 5,61 t* 4 141 1 Jet-* i M)/*1. CCE-N; .1 (/WIN 11) 44.Tul IXENTN. UST<Â»1 Ir,11, I D. râ€¢.Â·11 i I~* *UN hEâ€¢.1 gown lreil (.iflfI â‚¬ .1 61 ]CX >Â·LIn [\ 1 I 1 1 ) 8 J.T hiTC } E X~ .0- ..7 Â« :9-,9 4 to, 711' 41014 171114- /47 C. ly xe .-1 Tq) 2 11 li 10 3,$ D Ti ) /1. 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E>K.NCER I 2 (1 k\}10, FIVJ- (1_i.â€¢Ji.UKE [Jeleâ‚¬>e. & TI) 1/1ET (14]13 (}MX,Ii ~r 1 51 inll Icâ€¢rm\*; ilix *tf Iâ€¢ 4,1 -1.5.Ut, C}irâ€¢*,As >ul-,Avn ..D li,H Vii CIANTTal-nt b Ag Â£ CATE I 4 (IN,â€¢11 EXâ€¢,Tr,Ki IUMIE>K; R) 1, 41/ X.,l ED WTTH JINE I. 2001 .Vt{} 111-CT I 3 All. On,CH NOTLS >20'â€¢H I,-4.E Tllâ€¢,T 5 v TTED 40}-1 Trl} Ali\%' FLOOR PL-U* (23 THIRD LEVEL PLAN - NEW (Ah ROOF -NEW W & D SO{EDCLE NOR-Ill BSMT. OBS. & ROOF ~_~/~ 540Â®: 1/4- = 1'41' A2.2 C.U. .07.2 - .A# 4. I . .-F ' C.1. I. .3,5 ::VI-- : - 3 , NO-rE 1 r /7.5, ~Â·. . 3 Â·' fâ‚¬ i / .' 11( 1 11 1 1.C 1 S - *.1 Ililler.~lig/*FI.#li"112.& '9 â‚¬ *e Â·4 Â·Â· ,4 -1~-- = 9~ - =A. ---i ./ - i. 1. --I-/-0--- lk,ds/1 |11,(t,n.in .'LV w -14â€¢4 M. LMMI P..k 14 ' .L,4/1/.Cl),4/1,11 â€¢)70 425 f)42(} U ; i I- L 1 -~-- h. , / Inhiâ€¢nd,*i .' 1 7.â€ž -C .- i ///144- lill. L . 1 g : 6 - - $ 3 r. 4 .t'.. 6 I , - ~ NOTE 3 Â£41- Ni - 7%4 2 -17-,4-5 1. -: .4. 6. 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Antli' P.UNT.,T Exrâ‚¬11>M, sT<Â»,Ii /Â·CM FIATION. tur.Uit AND lutt'ULXT 9/14)\In 9 !11-IY[Â»4tl-Irtix,1.V-WW.Ul-34. 1 200/.3 Jit[) 11. 39 .1111.1.2(*)1 le--4-, Outz.....2/I -, 344)1 -Ill & I.\ST 1 11.1.1 11{)Â» ~ liAST lii.EVXI'ION V \It \4 )â€¢41 ~ /\3.1 ~ 1, 41! !,k li / Holman House PAge 1 01 1 F wbah Schedule 0.1,2001 /- Room Room Sub F..sh PUrre F boo, F Iici Base Noroh East Sou:h Wes: Ce-9 Noles 101 Entry wood wood wood g-td gâ€¢td enstng enstng enstng P/â€¢chrepaâ€¢ a necess,7 102 Staws wood wood wood - ens'ng enttng NA ensing Return gwtd 6 corners 6 -dow 103 Parlour wood wood -ood enst,ng ensing erabng enst,ng embr, Pakh. rep- n neces gry 104 Di.ng wood wood .ood emt,ng NA enstng enstng e.stng P,kh. repa' as necessar, -- 105 F,fr,4 -cod wood -vod enst,ng embrg erstng NA erstng P,kh fepaâ€¢ as neces,37 106 Klchen wood conbrm wood eres:,99 enstâ€¢â€¢g exabng elostng enstng Pikh repaÂ·â€¢ as reÂ©essary i 107 Closet wood wood wood eustr, ensÂ»g erestng ensbng erstâ€¢â€¢g Conkrn conÂ·renâ€¢on ho/n 5.,Ina Ivnct / Anct tHi.Crh i ... . i . Â·08 S.de )400 -ood conh'll ....d ens-g e~tng enst,ng NA e.stng Rep-t 09 pOW*I =006 Ue We *Imig ens-g ens# ,* ble enstng Ne- 140-eÂ«emenbbous bd surrounc t Â· 10 Baa Hiâ€¢ wood confirn -004 ens-g emeng NA cutting enstng Pakch. "paâ€¢ is fâ€¢ece.sig 11 Laundry Iood tie wood enst,ng enstig ensbng enst,9 enstng Pakh. iepaâ€¢ 2% necessiry . I - 1 1/5 A,KINIC,-1.I NEW '.1.1*n'- IllÂ·-RE 12 Storage wood ve wood enstng enstng enstng en;hng enstng Pakh. iepa, as necesury '' ' lk-6 11 111,1!tihi.1. AL 13 3ack Entr conc,et coic,ele enshng embng exostig enstng ens-g enst-g Repail i :64,4 4*1.will'.,1 11 14 Vest,bule wood con*m wood enstrg elostâ€¢g enst,ng ensbng embng Repar,1 | .fyx-1/.(1)8/6/ I 15 Girage conc,et cone,ele enstâ€¢,g enstâ€¢, enst,Ig ex,sbng e...bng enst-9 Repant 16 Garage concret zoncyele enstÂ»g enstâ€¢â€¢g emtâ€¢â€¢g enstÂ·ng ex,sbng enst;ng Rep-1 lili ~-7 -- iood NA em# enst~V eM wood Mei openeÂ·d turfet above ~ 101 W BR -ocd called -ood entbng enstng ens:ng enstâ€¢.9 ens#ng ./!ch. fep/â€¢ 2/ nece'lary 204 WIRÂ·m wood carpet *ot>j en,1,1 9.64 enstng NA eustrâ€¢g P.kh ier.3, as fâ€¢ecessary : , I...7'....: ...7 1 203 Hall wood carpel wood erstgrg enstâ€¢â€¢g emtâ€žg enst,â€¢g ens:rÂ»g Patch repaâ€¢ as neceâ€¢wry , 471)/921 51420 1- i Â·, ,â€¢â€¢1 6. â€¢ Â·â€¢ -Â·~-N~9=3 ~Â·-- 3%Â£1 7.31* 41 ~13'92411'-Ul.t':.i:~~2'4 5. . 205 Diessang Wood carpet Iood ;r Gâ€¢rtd 9*txt ens!â€¢,g enst,ng erâ€¢st-9 Datch repaâ€¢ 2% Aecess/7 , 1â‚¬,6..1.'.e'l 'r. 1. -. .W. * ' J. . L 1 1 206 W Bath wood ble be git>d eust#g enstâ€¢,9 enstÂ»g ens:,ng Ceâ€¢nenbt,>In Bd G sca tub 9.- *h- I #* Q4h RI .J 'has,â€ž .**4.-IN'll'.â€¢29.3 ..114.f-' ... 207 Ha#Â·2 wood carpet food g.t>d enst-,g enstng ensang e:,1:Â»g Patch- fepi. as rece~wry 208 Sta.3 â€¢rood carpel **Ded erstÂ·rg enstng enstÂ·ng ensbng ens:ng Palch repa, as recesury 209 Bath 3 -00 Me :* gâ€¢t>d 91*bd 9-td ernent ed exÂ©ng Cemenbe,ous bd g sle,-1 90-f 210 BR 3 wood cafpet .ocd e Int,ng gitd gwtd enst,ng ex,st,â€¢g Palch teD.... ,/CessÂ·27 211 BR2 wood carpet wood el=*g eustng enst,ng g.td enstrg Patch.,emi as necess.ary 212 Bath 2 *ood ble tle e â€žstâ€¢,g 1, Gâ€¢61 gi G.td gigâ€¢bd gr Gâ€¢td C emer,bt~x,s EM @ tub'sh/â€¢ri A251 Apt -00<1 carpet â€¢rood eustâ€¢ng enstÂ·ng ens}g enstâ€¢ng enstÂ·ng Palch reAa, as rhece/gq *252 41 Kdch -ood Me wood NA NA gwbd PW enstrng Pakh. fecal ./ neâ‚¬ess-y i *253 Apl- Han wood bte wood NA enst,ng emt,ng enst,ng e.stâ€¢.g Patch i.pal as necessary 1 A255 Apt Bath wood * ble 7, Git>d ensbng enstâ€¢ng .emenL Bd eâ€¢nent #Cement,bous Bd G sheâ€¢e, 301 15% Acce.Â· .ood ca,pel Iood e..sbng ensbng enst,19 enst~g e..sh,0 Pilch. repiâ€¢ as neceâ€¢sary J 302 021 v..e. â€¢004 cafpet *ood NA NA e mt,â€¢g 9,04 9/td Palch iet>aâ€¢ is necessary , 304 obs s.. enshng cirpel enst,ng enst,â€¢g enst,ng enst,ng ensting enshng Repant & feca,pet 303 09 8- wood Me ble ens:w,g 91*d gwtd g-bd 0-t<1 Cemer,btâ€¢ous bd @sheâ€žef ~ xO1{-Ii 1 H[-IEVATION General Notes 1 Gitd Indâ€¢/les gypsurn wal board Note 21 -el areas us.e green boi,d unless othenv-se noted lor cementâ€¢t,out boaid 2 NA /,d,cales not appbable. : MAI 12 1/4.= IN)' 3 8,$e tnrn m be determâ€¢led 4 Al ireat *0 De painted shou)1 01 De cle aned and reepped : *-' i * ; .'Â·bf Â· ~'2771. - e -Ill - -1-1- J , r .5*UZ + 4_1_,-friL~F422'Tw15,~:if#11-.~-#A 10.0*Ali It-llis .81) - 271*u -1- 7-- -4 141Â·-PAIR 110(M -.AL'- ./- piÂ»fi-- -Â· -7, t. 2-_2' T, 309*791-J.-: ' ly/-:- 0.-4 . I. - + 2.; 1-/ 0 *Ft:i. .%,am -0. / ..... ......:. 0 /1,&* . M 1 -t AP... 'I # I -~-2 h : bz 61. 1101:BIAN I IOLSE 1 , -Z . - 1 1.....4 . I . , 4 , -, e.,1 .2 f... '0Â¥. , .t 0, 6, : ohâ€¢ - ItlÂ·LP.Ult 1-VE AN)11* ' ' Â·- fÂ· / Rn / 214 11 1101'kre; 1,41#1 Ild/41,16 "40 1,1/.,i~,1 4 ~ ak -- -- - tatian h.3 3 IU(NK 74 - 11 Â® NORT~: 5'33'1~~- NIE\V \%1,4 1 /91â‚¬N. CI>. HI Â¢11 1 .[*AV NR i â‚¬ 1, . 44.- -............. NEW WIN!*ne; . $ 9203 3 ---~1 -- *-.-----I./---- - i i / 1 01 1 21 t Â».4 .11 ; f .1 h 2 24 . Â»/ 1 I , , n , .* .. 1 i .k j, 1 â€¢1 2 - - = 11 A . 2 4.51 &0/1.0 hili . i -r-- 3 3 'Ir 40 f I:t :__:_~_- u-1 .- Li 3 / .1 E L E 1 r. 1 * M.- 7 0, 1 4/ 4 . . j /---I--, It!01()\14 11Â«)>MURK - - ~ - 1 i= 5 6 14' 00 ; M 9 5 4 AT U I. â€ž12\1 11 }Ws . I 11,/ I. t. . M 1 - -M .UÂ« M NI) 11116 11)*NE -33 '4 I ....... u - Gy--- 9 i. Vid/*7. I I '/ ~MI. i - *- I f ./-- 2 1.4 1,&Â£ r . 94~ W..!11. - , 11.1/1 1 .... H - , 1 ./. 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