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Home My WebLink Aboutagenda.hpc.19920219AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE February 12, 1992 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of Dec.11, 1991 minutes, Jan 8th and January 22nd minutes.24 II. Committee Member & Staff Comments III. Public Comments A. Presentation by Jon Bush, Aspen trolley project 5:30 IV. OLD BUSINESS A. 309 E. Hopkins - Lily Reid Project - Compliance with partial condition of Final Development approval /1 4 2.,16 <3<br\/3//ic., V. NEW BUSINESS 3. 6:15 A. Resolution 92-1: HPC Goals 071 /ofc_Â£Â£- 9-3 746 1 4 1-) u VI. COMMUNICATIONS 6:30 A. Worksession: 700 W. Francis - applicant presentation on areas of restudy (no action taken) B. Feedback on Council/HPC Brown Bag Lunch Call for nominations for Preservation and Design Honor Awards Choose Date for annual Preservation Forum Statewide Preservation Teleconference, May 9 Sub-committee reports: Community Master Plan Aspen Historic Trust Project Monitoring 7:30 VIII.ADJOURN IE- t MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 309 E. Hopkins - Lily Reid temporary relocation; compliance with partial conditions of Final Development approval Date: February 12, 1992 SUMMARY: The applicant is seeking HPC's approval on the temporary relocation program, which remains outstanding on the Final Development approval granted March 27, 1991 for the Lily Reid project. Six additional conditions remain unmet, and will be addressed by the applicant at a later time. All conditions must be met prior to the issuance of a building permit. Normally, Final Development conditions are to be reviewed and approved by staff and the project monitor; however in this project, due to its extreme visibility, the HPC as a whole asked to review the temporary relocation aspects of the cottage. The Planning Office would like to commend the applicant on their commitment to this complex and highly visual project. APPLICANT: Aspen Arcade, Ltd. (Larry Brooks) Representative: Hagman Yaw Architects, Ltd. DISCUSSION: The following conditions were made a part of the motion and final action taken on the project: 1,-L Restudy courtvard planting and seating Response: The applicant will submit this information at a later date for HPC consideration. Work with the legal project monitor (Joe Krabacher) and the City Attorney regarding bonding and relocation guarantees. Response: The applicant has supplied information to indicate that a $100,000 financial guarantee (bond) will be arranged regarding the temporary relocation and restoration of the historic resource. The total amount was calculated on the following assumptions: 700 s.f. @ $105 p.s.f. = $73,500 Moving cost = 25,000 Contingency = 1,500 Total $100,000 Staff believes this amount is appropriate, however, we recommend that the HPC discuss thoroughly this and reach a consensus at the meeting. This condition will be fully met only upon execution of the bond and approval by the city attorney. Present final drawings and fenestration details for original Lily Reid building. Response: The applicant will discuss this within the restoration plan. Do not remove any paint from the parts of the building that are painted. Response: The applicant will submit this information at a later date for HPC consideration, within the restoration plans. 51 HPC strongly recommends another site be found for the building to be placed during its temporary relocation that is a less obvious space. If that is impossible then the applicant should work with the proiect monitor and relocation the building in a Seventh Street orientation where the building will appear to be as a normally occupied building and not stored. (The site) should have (a) lowered fence close to building all around structure. Response: This condition is the significant one for consideration at this meeting. The HPC asked specifically for this information to be presented to them, so that they could make a final decision on the cottage's temporary resting place, and its appropriateness within that immediate neighborhood. The 7th and Main/Hopkins site was of concern to the HPC, due to its high visibility at the entrance to Aspen, and potential concern of the community. The applicant will be presenting information on the few sites that were considered as potential receiving sites for the historic cottage, and why the 7th Street site was finally chosen. The information (attached) indicates a siting that appears compatible in setback with the neighborhood. The temporary relocation is anticipated to last 10 months (April, 1992 to February, 1993.) 6. Use siding on the new construction to where its been indicated. Response: Staff is not clear on this condition, and asks that the HPC clarify exactly what was meant, i.e. new construction of which 2 structure and which elevation(s)? If this condition was specific to the historic cottage and certain elevations, the applicant shall submit this information within the restoration plan. 7. Written proposals on the following to be presented to staff: Partial demolition Relocation and re-siting Bonding performance guarantee Restoration of cottage Plaza surface treatment and landscaping Response: Of these conditions, only a. and b. are presented at this time. The remaining conditions still must be met. CONCLUSION: Staff asks for HPC consensus on the temporary relocation plan as presented, either in favor or opposed, with specifics stated for the record. Staff also asks that the HPC support their original motion to defer approval of the remaining conditions to the project monitor and staff. Should the project monitor feel any of these conditions require more feedback from the HPC, he will present these issues to the full Board. ALTERNATIVES: 1. Approve/endorse the temporary relocation program as proposed, and the $100,000 amount for the bond or financial guarantee. 2. Deny the temporary - relocation program and/or the bond amount as proposed (specify reasons why). 3. Require additional study of the temporary relocation program (specify what and why). RECOMMENDATION: The Planning Office recommends that the HPC endorse the bond/financial security amount of $100,000. Staff defers to the HPC regarding the temporary relocation program, however, recommends that the HPC take action on this issue only if you feel the siting was thoroughly researched and considered by the applicant, as indicated in their presentation at this meeting. The Planning Office also asks that the HPC clarify Condition #6. Additional comments: memo.hpc.Lily.Reid.relo 3 i___ W HAGMAN YAW ARCHITECTS January 6,1992 LTD 210 SOUTH GALENA ASPEN, COLORADO 81611 303/925-2867 Ms. Roxanne Eflin Aspen/Pitkin County Planning Office 130 S. Galena Aspen, CO 81611 RE: Temporary Relocation Lily Reid Victorian Dear Roxanne: Thank you for your most helpful pre-application conference regarding the temporary relocation of the Lily Reid victorian building. Accordingly, I am submitting hereinwith application material in compliance with pertinent HPC Approval Criteria (March 27, 1991) partial demolition; relocation, re-siting and financial performance guarantee. Subsequent to approval of the relocation concept by Planning Staff and HPC project monitors and following Board of Zoning adjustment relocation approved by variance, we will separately submit for the following with respect to remaining HPC approval conditions. A. Restoration of cottage B. Plaza surface treatment and landscaping General During the construction period for the Aspen Arcade project, we wish to temporarily relocate the Lily Reid structure to a vacant parcel located on the south east corner of 7th Avenue and Main Street. We have enclosed a site plan (Exhibit A) to indicate options as to how we feel the structure is best situated on that site. It is our intention to configure the relocated building such that it results in a permanent "non-stored" appearance to the public view and, additionally, enhances its immediate environs which are essentially "victorian" in character. In both location options the Lily Reid building is situated such that the entrance porch faces Main Street. A painted lattice skin will be built around the elevated base (i 18" high ) and wooden porch steps will be erected to provide a permanent appearing entry condition. At the discretion of staff and project monitors, a porch light will be provided for night time use. In order to protect the Lily Reid from construction activity on the Aspen Arcade 1,DI11O101111I11IJ111111 Roxanne Eflin Page Two site, we anticipate moving the building to its temporary location on approximately April 1, 1992. Our general contractor, Shaw Construction, estimates the building will be moved back to its permanent approved location on about February 1, 1992. (Exhibit G) A. In compliance with Attachment 2, Minimum Submission Contents for All Development Applications, we submit the following: 1. Applicant: Aspen Arcade, Ltd. 202 S. Monarch Aspen, CO 81611 Mr. Larry Brooks (303)925-1070 Attached please also find a letter from Mr. Larry Brooks (Exhibit B) designating the following as authorized project representativ'e: Mr. Larry Yaw Hagman Yaw Architects, Ltd 510 E. Hyman, Ste. 21 Aspen, CO 81611 (303)925-2867 2. Lilv Reid Relocation Parcel: Description: Lots A, B, C, Block 81 - Aspen Townsite. 3. Lily Reid Relocation Parcel - Ownership: Attached please find: letter of authorization from owners of relocation parcel (Exhibit C), current certificate of title insurance (Exhibit D). 4. Vicinity Map Location Subiect Parcel: See attached 8 1/2" x 14" city of Aspen Map (Exhibit E). 5. Proiect Description: See General written description herein, also refer to enlarged vicinity map (Exhibit A) which indicates specific location alternates on subject relocation parcel. B. In compliance with Attachment 3 Application for Partial Demolition we submit the following: 1. Name of structure proposed for partial demolition - Lily Reid building, currently located at 309 East Hopkins, Aspen, Colorado. Roxanne Eflin Page Three 2. Written description of partial demolition: As approved by HPC on March 27, 1990, the wood frame shed portion of the building currently attached to the south wall of the main brick building is proposed for demolition. Enclosed is an exterior elevation drawing of the Lily Reid exterior (Exhibit E) showing that portion of the building proposed for demolition prior to its temporary relocation. 3. Suitabilitv for rehabilitation relocation. The Lily Reid building has been analyzed for its capability to sustain its structural/architectural integrity during relocation moving and to accommodate rehabilitation measures recommended by HPC. Attached please find a letter from Integrated Engineering Consultants regarding structural integrity (Exhibit H) and a letter from Ryberg Construction Company regarding temporary relocation measures (Exhibit J). 4. Economic Feasibility Report A. Estimated market value of underlying property. Not applicable. B. Economic feasibility of relocation/rehabilitation: Because it is a required condition of HPC approval that the structural be relocated to the corner of the Aspen Arcade project and because financial guarantees are also required, economic feasibility is not applicable. Structural and architectural feasibility is addressed in previous paragraph 3. We feel the HPC requirement of a $100,000 financial guarantee is appropriate based on the following: Complete replacement 700 s.f. at $105 p.s.f. = $73,500 Relocation (moving cost)= $25,000 Contingency replacement = $ 1,500 TOTAL $100,000 Additionally, full coverage transportation insurance will be purchased by the owner from Ryberg Construction (building relocation contractor) to cover any damage sustained during moving and relocation. C. Propertv appraisals: Not applicable. D. Additional information regarding Return or Investment: Not applicable. 5. Development Plan Previously approved by HPC on March 27, 1990. C. In compliance with Attachment 4-C, Application for Relocation, we Roxanne Eflin Page Four ~ submit the following: As approved by HPC, the Lily Reid building will be temporarily relocated to a specific site location approved by Planning Staff and HPC project ' monitor. The period of temporary relocation will be approximately eight i (8) months (April 1992 to February 1993), which is coincident with the 1 period of construction for the Aspen Arcade project to a point where final relocation to that site is both safe and timely with respect to construction staging (Exhibit G). Final Lily Reid renovations/rehabilitation measures will commence when the building ~ has been relocated to the Aspen Arcade project site. 1. As approved by HPC, the structure cannot be rehabilitated or reused on its original site for any reasonable beneficial use of the property. 2. As approved by HPC, 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 due to relocation. 3. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report by Integrated Engineering Consultants (Exhibit H) is herein submitted. 4. A relocation plan (Exhibit A) is herein submitted with two (2) specific location options on a relocation site located on the south east corner of Main Street and 7th Avenue. As per HPC Condition of Approval, the owner shall post an instrument of financial guarantee in the amount of $100,000 prior to partial demolition and temporary relocation of the Lily Reid building to insure the safe location, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of physical relocation. 5. Even though temporary, the receiving site for the Lily Reid building is an extremely compatible site because its immediate neighborhood environs are characterized by period victorian architecture similar to the Lily Reid building. It is, in fact, the intention of the Lily Reid ownership to enhance the site and neighborhood by the "permanent" appearance of the building during its temporary tenure there. An acceptance letter from the owners of the receiving site (Exhibit C) is herein submitted. Roxanne Eflin Page Five D. Financial Performance Guarantee. In compliance with HPC Condition of Approval, the owner of the Lily Reid building will provide a financial performance guarantee in the amount of $100,000 prior to actual partial demolition and temporary relocation of the Lily Reid building. The specific structure and detail of the guarantee will be reviewed by the City Attorney prior to submission and for the project record. Please call upon me at any time if you have questions or require clarification. : Thank you. Ve~y truly yours, Lar79 Yawt AlÂ¥\ ~ Partner ~ < LY/mp Enclosures 1 .. 1 ~ January 14, 1992 , JAI 1 5 1992 j a.immin,=~ CGMAN YAW ARCHITECTS ; -- [TI) 1 Ms. Roxanne Eflin 210 SOUTI 1 GALENA ' ASPEN, COLORADO 81611 Aspen/Pitkin County Planning Office 130 S. Galena 303/925-2867 : Aspen, CO 81611 RE: Temporary Relocation Lily Reid Victorian Dear Roxanne: Per our conversation last week, Jim Gibbons will provide a letter explaining all alternate sites explored for the temporary relocation ot the Lily Reid Victorian. This letter will also offer reasons these alternate sites were not appropriate. It is my understanding that no city sites were suitable. Since the HPC meeting is scheduled for February 12, I will have the letter available for staff review by Friday, February 7th. If the above assumptions are incorrect, please let me know as soon as possible. Very truly yours, ~. VAL Heidi Hoffmann, AIA Project Manager ' CC: Larry Brooks Jim Gibbons A-lutw Exhibit G Construction December 9, 1991 Mr. Larry Yaw Hagman Yaw Architects 510 East Hyman Ave., Suite 21 Aspen, CO 81611 Ref: Lilly Reed Project Dear Larry: This is to confirm our conversation regarding the temporary moving of the existing Lilly Reed house during construction on the referenced project. The schedule as now anticipated would require the existing house to be moved off site on or about April 1, 1992. Construction of the new building would then commence with the intention of completing the majority of the project before moving the Lilly Reed house back on site. We anticipate this date to be around February 1, 1993, assuming that the construction is started ir early April, 1992. As you know, the above dates will shift accordingly based upon any changes in the actual construction start date. If you should have any questions, please let me know. Sincerely, tUCTION COMPANY - P/1 ... beyer Western Division Manager SHM/jt CC: Larry Brooks Horizon Park Plaza 743 Horizon Court, Suite 109 Grand Junction, Colorado 81506 303/242-9236 â€¢ FAX 303/241-5618 ' -,_DEC-10-'02 FRI 17:19 ID: TEL NO: 0735 P02 - ~~-- INTEGRATED ENGINEERING CONSULTANTS , Ltd, 221 411 Lst Mdin Street Suite 106 Aspen,CO|Orddo 81611 (103) 94Â· mil Exhibit H October 19, 1989 Job # 89032 Mr. Larry Brooka Aspen Arcade, Ltd. 1148 4th Street Santa Monica, CA 90403 Ret Lilly Reid Houâ€¢e 309 E. Hopkinâ€¢ Aspen, CO Dear Mr. Brooks: This litter is to confirm our conversation with Joi Wells of this date with regard to the above project. The Six Hundred Twenty Seven (627) square foot masonry house can, using correct moving procedures, be relocated and maintain its structural integrity. If you have any further questions, please call us at 925- 5913. Sincerely, INTEGRATED ENGINEERING CONSULTANTS, LTD. 1. Lawrlnce A. Doble, PE President DEC-10-'02 FRI 17:20 ID: TEL NO: #735 P02 Exhibit J v.Â·r ARS ALWAYS PRUMPL. NÂ·2 MA NCP HOVÂ¥ L JO,0 '-, 1 AKES; RYBIRC CONSTRUCTION CO. "SHORING & STMUCTURF MOVING CONTRACT<u 9900 6. FLORIDA AVE.02 DENVER, CO 80231 M, CARI. RYBER - M...10,11 & SON , ...'.no' ...1.. M 9, wn. +U.... (36-4 74 Â· 1426 OveÂ¢ 8 4 Janwry 1991 yoon of Ge,Â¥106 RM@Tigip';Pix) ~.JAN 9 1991 ~~0~ Flrit In Aroe 10 Mr. Charleâ€¢ Cunnifte CHARLES comir[KEN. Move Charles Cunniffe and Assoclarp.9 ASPEN, CO Briak Ind M wcanry 520 E. Hpan, Suite 301 Bullding, Aocm, Co 81611 Re: Aclocating a pre-awe era m/sanry constructed residential structure wit} Damolltion lime and sand mortar joints with two or more courÂ»S of brick exteric: wallo. EXCAÂ¥@tion Dear k. Cunniffet Rentontion ;yolemo Theoe types- of tructed hou.e :scruccures Gre tne most difficult to re- locate; he-ver, they can be relocated in alarst excellent caMition using th Shonng correct Noving proculuces. nuring the last forty years I have rclooted hurr underpianin~ dred; of Chel# Ace-age era rt,asomy cinstructed structures. Trlâ€¢ house you called about will be an â€¢axler one to Irove due to itz =all size (627 aquart feet). Strueural Confirming,the faxed quotes 4 January 1991; thâ€¢ r~ving eoct will be ik the Reateratier 512 - 13,000.00 range. Cut of town and travel coet included in the abov.- quote, All risk special transportation insuranoe is alpo available at S .75 per hundred dollars of coverage. A 31;000:00 deductible asipliec =6 *ack F~eop~Ance,~~~1 10.8. Providing the declaion is to relocate. the strucutre, it is possible to rrove the structure ot, Lo . basement* and/or garden level 12 00 desired. If ygi founclatloil proceed with the relocation and get to Denver in the intarim period, I have a e*tws,vion photo album with pzinted invert, that e?,plain all phaaae of a mnaoary reloca- UP or Down tion which ruy be helpful to you. Mditionally, for Lhe Aspen arcade or other projecto, 11'Sharing~6,:~.Â·Gr,8*rÂ· E,inning le required I would estimate that type of work for you. Fi,.. ENUIT/tes Sin=â€¢rf 1.y, In D,nvef Ar. Fr. Xclt Struetu,O 1 Rolocallon 4,4-4-01,2, -Ed, F Pampr,Ill Yer Cuâ€¢tomers "WE MAUL OA RESTORA YOUR MOST PRIME) POSSESSION FOR YOU'' . 4 ivETALÂ»sys: -- EXHIBIT F 24 CMÂ· ot-wtty >4000 *TO{He == >4000'Del rtel-66 ---- .---- -AGED 0,0/Ale - h\\ 1252:R, *Al fay- .iNS >4#NCkop.4 -2Â¥:ZO<- - '*. 9 -'-*. -'--I.-\ 5,8Â«7ED ZÂ»r HINDON - ~CEFfe/NAL) - - -- \ C 0 0 >ED OFse -13508426*flu-2. MorÂ·462Â©qe62. ,4 1 65-Og-Â£)016119â‚¬5. 2-O9O7TcÂ¥:5674- MEEST:ELEYATION: SCHEDULED FOR DEMOLITION WEST MAIN STREET -- i , 1 ~ 5 FT-' 1 1 ar' i ALTERNATE 1 AIrERNATE 2 Offices L-7 n n u 1 1 1 l 11 1 1 --1 ALLEY SEVENTH STREET j 1.- .. 1 -ell Gh' 1 ' k'IT 1 1 /7 . \ 1 1-- \ - FIGURE 111.2 - Â°FIFErfC S AND STRUCTURES: Â· LEGEND -6. * - - ~1886 U E=19=Vt *Pe~ COL not yet deskÂ»ited C 6/--CL . 3 ~-F~ ~ E=nQ=L..Ste,#irn 1 . 1 0 4 -:54-.-- - dello-ted I not yet designated 4 ... *9#6. 9-0 . 2,=----R not yet desi,Â»ated O _ - \ .233 . M - I ! Qzikin.221,0 0 0 \ A.Ty E9222-089*OW= 1 0-1 ,>Ay . . 1 =n".10/1 00. â€¢Groac o..c/9 1 ///afXESCNUMIny 3..Mt tleek-/halam i--r 4.halam lakl I I . - t.1 1 .. 4- LK R 1 - . . ..1. . 1. -..............,--. - -- 1:EjiliiJ.[iff[Ha emim IW;WIT] mnâ€žm 19.24-1 1[WiNq' ' 0' Â·Â· ... .. . f~ . 2, tu i n U:WF!? :HWHII ORNIHI: [[[UPII *@ iFI; RER 1.N!#ml .1 iÂ·/7- V -iDC ..- -4,2.1 ' . 'Fr mazi" IZEr. '- i wu*u![Em#11&12 UU:Juj ZE@m.m,0.1111]Ip. WIGI].18Â®9.9 ~ [[TIED [Et[1]' [[FWII;mmn'[I!!ME iXQUID i [Et#EM' mEm'[[[!p~loIUDID. . ELTLI| ' U.IN41&.litiliEEE13,9,TEWELLJÂ·tbau,W: 111,11:lÂ® 8-illi'[1411Â® -- -C 0 RE]Â·m[Im Omml ; BW!ID [IRIE tillillE *Ell E[%11:* : - u11111.111 f ImiliUJ . Ultlli.l,U. uj i : U,UJ. :lie*E. IN I N'i 11 /* ..Â«**188:=.=i.REGE'*2@@15. Mllm*ht V : 4. EXHIBIT E 1,11 liumHÂ£4ULUU Â· UE!,11 mn*ttlmi~1\ -~ [@ii] IRa:i~[I]a *n imÂ« LILy REID RELOCATION SITE: LOTS A, B AND C; BLOCK 81 . 2-21 :3* \,Ox - ,MaiE[Emymel=- 7 I. FAilA/ f 0 -- , \4,4 kv,/b. f.f-- al) MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 700 W. Francis: Worksession on restudy issues (conditions of Conceptual Development approval) Date: February 12, 1992 SUMMARY: The applicant is seeking HPC's general direction on the resiting/setback variation issues of the addition and the historic cottage. These issues were made a part of the Conceptual Development approval as a condition. The applicant will present more detailed site plans at the meeting. No formal action can be taken on this issue, such as "amending" a conceptual development approval. The conditions of Conceptual are required to be met at Final review (which requires an application to be submitted.) Final approval cannot take place until Council has granted Landmark Designation; 2nd reading of the Designation ordinance is scheduled for February 24. RECOMMENDATION: The Planning Office recommends that the HPC review the revised site plan with the applicant, and offer suggestions (if you wish) that may be taken into consideration by the applicant in order to help them meet the conditions for Final approval. HPC comments: memo.hpc.700wf.cd.work 1 irt GRETCHEN GREENWOOD & ASSOCIATES, INC. ARCHITECTURE Â· INTERIOR DESIGN Â· PLANNING 90 1009 J a 1.: u C- y 40,-00- Roxanne Eflin Aspen/Pitkin County Planning Office HAND DELIVERED Dear Roxanne: As we discussed. I would like to be on the HPC agenda for February 12th for a work session on the McPherson victorian. We have studied the comments and suggestions made by the HPC at our 1 I conceptua- nearing and we will address those concerns on Februarv 12th. Please call me with any questions you may have. Sincerely, ~111111.)O + Giet chen Greenwo~B 11 ... arcnitect Enclosure 201 N. MILL. STE. 207 Â· ASPEN. CO 81611 Â· TEL: 303 925-4502 Â· FAX: 303/925-7490 AGENDA: Design Issues to be Addressed at the Work Session with the HPC on February 12th: 1. Distinguish Between Old and New. a. In order to distinguish between the existing Victorian and the new addition, we will remove the sandstone foundation on the new addition. b. The siding on the new addition will be slightly larger than the siding on the existing Victorian. Th9 C. windows on the new addition will be a different proportion than the double hung windows on the existing house. d. The shingles on the new addition will be eliminated from the gable ends of the new addition and wood sidinv will De in 1-Es piace. e. The roof at the new roof line will be extended to a gable instead of matching the mansard roof of the existina hours. This will differentiate between the old roof and the new roof. f. A dormer will be added to the west elevation as shown on the drawings. 2. Landscape Plan. a. Two planting beds will be added around the patio area to provide a gradual step down to the patic. b. It is our intention to move the enti. # .....1,---, W 1 1/2 feet #r-v-=0 to the east. This move will provide a 2-1/2 foot setback along the west setback by the garage. nLÂ·74-â€¢n,~42.C Enclosed are the revised drawings of .ne aDove u Â·Â· - u-- Â·Â· - bli ~- q. 1 . ..1-- --- ----- -Ill--1.-- \ - 1 -000 - - 912 2 P E -- A TrhnrrT T r-,T T-,T 7/% rT' T/nA T -- *.-I. .- 'Il' 1- I -I - -li --- . - /1 - --- -- 0 0-0 0 -1 U E -4-- -2 U U 91 U --- WEST ELEVATION j 1 - --i - -0 -f- 1 1-- I . q 0 -2- - 1--f -. - - - 0 0 0 0 - ~pIEZZ~., I.--0 .-- -2-21: I - i-M-f f- -- -- - .lf- - EZZE El] . - Ul -11 WEST FRANCIS STREET ELEVATION --- -11-- A ---- E--1 -T==722: -Â» 0 0 e . 00 . 0 --- SIXTH STREET ELEVATION - '1 )