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Home My WebLink Aboutagenda.hpc.20020527j ASPEN HISTORIC PRESERVATION COMMISSION MAY 22, 2002 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS NOON - SITE VISITS - 533 W. Smuggler 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conf[ict of interest (actual and apparent) VI. Proj ect Monitoring VII. Staff comments: Certificates of No Negative Effect issued - (Next resolution # will be #20) VIII. OLD BUSINESS 5:05 A. 334 W. Hallam Street - Conceptual, PH (Continue the public hearing to a date certain.) AÂ»-5 vk / 0 A,- 5- 0 "C 5:10 B. 610 W. Smuggler - Parking Variance, Public Hearing 5-0 0/C Râ€¢3046 IX. NEW BUSINESS 5:20 A. 513 W. Smuggler - (new house) - Conceptual, Public Hearing CO,LÂ·,~t gRAL /14> X. WORKSESSION 6:05 A. 635 W. Bleeker - Please note that the public hearing that was scheduled for tonight on this item is being re-noticed for June 12th. Please do not write on the drawings in the packet - we will be collecting them for you to reuse at the next meeting. 6:35 B. 202-208 E. Main Street 7:05 XI. ADJOURN 0.--- Times are estimates, please be here 30 mihutes before your agenda item. P1 PROJECT MONITORING zannah Reid 414 N. First- POLE 78 and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. 515 Gillespie 205 S. Third 935 E. Cooper Jeffrey Halferty 414 N. First- POLE 918 W. Hallam/920 W. Hallam 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane 209 S. Galena 332 W. Main 101 E. Hallam 735 W. Bleeker Gilbert Sanchez 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 110 W. Main 200 E. Bleeker 214 E. Hopkins Wagner Park 428 E. Hyman Rally Dupps 501 W. Main Street - Christiania Lodge 129 W. Francis 104 S. Galena- St. Mary's Church 302 E. Hopkins 610 W. Smuggler 232 W. Main - Christmas Inn 434 E. Main ~1Melanie Roschko P2 Teresa Melville 513 W. Bleeker - 515 Gillespie 232 W. Main - Christmas Inn 735 W. Bleeker 323 W. Hallam Neill Hirst 450 S. Galena 101 E. Hallam 205 S. Third 419 E. Cooper 409 E. Hyman Mike Hoffman 950 Matchless Drive Paul D'Amato 118 E. Cooper - Little Red Ski Haus P3 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: -40 N. Third- expires May 23,2002 5 W. Hopkins- expires September 26,2002 32 W. Main- expires October 24,2002 629 W. Smuggler- expires November 26,2002 233 W. Main- expires November 28,2002 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 P4 11â€¢ I MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Deputy Planning Direct*JAD FROM: Amy Guthrie, Historic Preservation Officer RE: 610 W. Smuggler- Parking Variance- Public Hearing DATE: May 22,2002 SUMMARY: 610 W. Smuggler is an approved HPC project that has been under construction for the past year and is nearing completion. - The applicant has determined that an area that was labeled as one of the two required on-site parking spaces will necessitate removal of a group of aspen trees that both he and the Parks Department would prefer to save. As a result, an application has been made to waive the requirement for the space. One space will be available in the garage and other parking can be on the street. Please note that there is mention in the application of a request for a variance on the height of a fence. This request has been withdrawn. APPLICANT: Richard Wax, represented by Jeff Davis. PARCEL ID: 2735-124-05-010. ADDRESS: 610 W. Smuggler, Lot Q, Block 20, City and Townsite ofAspen, Colorado. ZONING: R-6 (Medium Density Residential). PARKING VARIANCE Section 26.415.110.C. Parking reductions are permitted for designated historic properties on sites unable to contain the number of on-site parking spaces required by the underlying zoning. Commercial designated historic properties may receive waivers of payment-in- lieu fees for parking reductions. 1. The parking reduction and waiver of payment-in-Hue fees may be approved upon a finding by the HPC that it witl enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district Staff Finding: The attached site plan shows the eight aspen trees that are located in the area meant to serve as on-site parking. The applicant has proposed to move the parking space from the aspen grove area to the space tucked up against the back of the garage. '2 6..4, 1 P5 This area is 6'5" wide and 18' long, which is 2'1" narrower than the minimum required by the code. Staffs position is that it is better to waive the requirement for the second parking space than to try to legalize the proposed substandard spot, which would likely result in any car parked there encroaching into the public alley. In addition, the waiver of the dimensional requirements for the space would have to be based on a finding of hardship, which may or may not be presented by the existence ofthe aspen trees. Staff does recommend that the HPC waive one parking space. If the Parks Department prefers that the trees not be cut down, there is no place else on the site that would be appropriate to the architectural character of the historic resource to put the parking. The design guidelines do not refer specifically to this issue other than to say that the only location for parking that can be supported in a circumstance like this is off of the alley. RECOMMENDATION: Staff recommends HPC grant approval for a waiver of one parking space at 610 W. Smuggler with the following condition: 1. If a tree removal permit is approved for the aspen trees along the alley at some point in the future, a parking space will have to be installed as shown on the final plans approved by the HPC on July 25,2001. RECOMMENDED MOTION: "I move to approve Resolution No. , Series of 2002, finding that the review criteria have been met." Exhibits: Resolution #_, Series of 2002 A. Staff memo dated May 22,2002 B. Application 2 P6 APR-30-2002 TUE 08:51 AM FAX NO. '. .1.. EXHIBIT -7 in ~ 9,12-' 0~ j AFFIDAVIT OF PUBLIC NOTICE REQUIRID BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY; 6 1 0 (A|Â· 3*ull- 31, 1 Aspen, CO SCHEDULED PUBLIC HÂ£.AAING DATE, ,200 fn47 11/ 2002.0 STATE OF COLORADO ) County of Pitkin ) R,CHAA-0 UJA>c (name, ptease print) I. being or representing an Applicant to the City of Aspen, Cobirado, hereby personally certify chat I have comptied with the public notice requirements of Section 26,304.060 CE) ~ke .Aspen Land Use Code in (he following manner: V Publicution of norice: BY the publication En the legal notice secCon of an official paper or a paper of general circulacion B. the City o f Aspen at least fifte:n ( 1 5) days pcior to (he public hearing, A copy of the pubtication is arrached hereto, -Y Posting of notice: By posring of notice, which form was obtained from the Community Development Department, which was made ofsuitabie, waterproof materia~s, which was not less than twenty-:wo (22) inches wide and twenty-six (26) inches high, and which was composed of letters not tess [han one inch in height. Sid notice was posted at least t.n (10) days prior to che public hearing and was continuously visible from the 91 day of MAN/ , 200_~ to and including the date and time of the public hearini( ,4 photographofthe posted nocice (sigr} M atcached hereto. -~ Mailing OInotice. By the mailing o:a notice obtained from :he Communiry Development Department, which contains the information described in Section 26.304,060(E)(2) of the Aspen Land Use Cod:. At least ten (10) days prior co the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property Subjecl to che development application, and, al least fifteen (15) days prior :o the publk hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to any federal agency, state, county, municipal government, school, service district or ether governmental or quasi-governmental agency that owns property within three hundred (300) feet of [he property subject to the development application. The names and addresses ofproperry owners shall be chose on che current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy 4 the owners and governmental agencies 30 noticed h attached hereto, (continued on next page) APR-30-2002 TUE 08:52 AM FAX NO. r. U 4 Rezoning or text omendment. Whenever the official zoning district map is in any way co be changed or amended incidental co Or J part ot' 3 general revision ofthis TirLe, or whenever (he text of this Title is to be ameaded, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement Ofan accurate survey map or other sufficlent Legal descripcion of, and the norice to and listing o f names and add::sses ofowners of real property in the area ofth: proposed change shall be wived. However, chÂ¢ proposed zoning map has been available fur public inspection in rhe plarlaing ageng,dIFTErsU business hours for fifteen (15) days prior to the public hearing og(kh amendaÂ¥[s, lk. The tbrelloing "Affidavit o f Notice" was acknoiwledeed before me thls ~0_ day 0 5 K|A ~ , 20010 by 10,$'DAN. WITNESS 84[Y H.4~9*bIQ:d?FFICIAI~ SEAL le '93 Pl j My commitsi,E@bes'F'- EV,~~4~4 / 07- r. t. t 8 . M t4pREY B. i Notary Put:W A DA\/16 1 3 160*,2 I. I '4Â£ OF CGi, ATTACHMENTS: ' COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL MARKALUNAS JAMES J & RAMONA 1 GOLDSMITH JOHN JOSEPH 1/3 ELLIOTT ELYSE A 624 WNORTH ST 733 25TH ST 610 NORTH ST ASPEN, CO 81611 SANTA MONICA, CA 90400 ASPEN, CO 81611 KEMEYER JOHN A-JR & ~ -- - CHRIST EPISCOPAL CHURCH GORSUCH JEFFREY S 1/2 SUZANNE F 50% 536 NORTH ST 707 W NORTH ST SCHREIBER EUGENE H & STANFORD ASPEN, CO 81611 ASPEN, CO 816]1 D 50% 17 W PENNSYLVANIA AVE TOWSON, MD 21204 LANGENKAMP FAMILY REVOCABLE FOX SAM MUSGRAVE MARJORY M TRUSTin FOX MARILYN 629 WNORTH ST 633 NORTH ST 7701 FORSYTH BLVD S'IE 600 ASPEN, CO 81611 ASPEN, CO 81611 CLAYTON, MO 63105 BROOKS LAURENE B HOFFMAN JOHN L SMALL ALBERT H & SHIRLEY S SHERIDAN SUSAN B 1035 W 57TH ST 7116 GLENBROOK RD 421 DETROIT ST KANSAS CITY, MO 64113 BETHESDA, MD 20814 DENVER, CO 80206 LEWIS ADAM HELZBERG SHIRLEY BUSH TRUSTEE WEST END III PARTNERSHIP LLC C/O KATHLEEN HONOHAN QUALIFIED PERSONAL RESIDENCE @NATIONAL CITY BANK 420 W FRANCIS ST TRUST ASPEN, CO 81611 1900 E 9TH ST LOC 2030 4520 MAIN STE 1050 CLEVELAND, OH 44114 KANSAS CITY, MO 64111 EHLER DAVID R TRUST BASS RAIFIEL 1 WAX RICHARD A & HILDEGARD C W SMUGGLER ST 606 E HYMAN 2727 SULPHUR SPRINGS AVE EN, CO 8]611 ASPEN, CO 81611 ST HELENA, CA 94574 IBBOTSON ANNE B POPE WILLIAM H WHIPPLE RALPH U & LYNNE C 505 N 5TH ST 540 W SMUGGLER 855 GIBSON AVE ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, C0 81611 WHIPPLE RALPH U & LYNNE C LOWREY JAMES E JR TRUSTEE LEWIS TOBY D 855 GIBSON AVE 1390 ENCLAVE PKWY 18930 S WOODLAND RD ASPEN, CO 81611 HOUSTON, TX 77077-2025 SHAKER HEIGHTS, OH 44122 BERLINER ARTHUR S ST CLAIR STEVEN MARGERUM AMY L CO WALDEN 4001 MAC ARTHUR BLVD STE 100 627 W SMUGGLER ST 750 BATrERY ST #700 NEWPORT BEACH, CA 92660 ASPEN, CO 81611-1262 SAN FRANCISCO, CA 94705 609 CORPORATION WEST SMUGGLER LOT SPLIT LLC HALL CHARLES L COLORADO CORPORATION 00 LEONARD WEINGLASS POBOX 1819 O BOX 1819 PO BOX 11509 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81612 BLANK ROBERT S & NANCY L WEINGLASS GABRIELE PEPPER HARMAN ANDREW J 00 WHITCOMB PARTNERS 533 W SMUGGLER 563 HOMER AVE 110 W 51ST ST ROOM 4310 ASPEN, CO 81611 PALO ALTO, CA 94301 NEW YORK, NY 10020 E LIVING TRUST U/D/0 JAN 29 ~Hi79 ROSENBERG PHILLIP I WITH KASCH SILVERMAN JACK E 68 RONAN RD 612 W FRANCIS ST WILKE JOHN H & BONNIE K AS FORT SHERIDAN, IL 60010-2065 ASPEN, CO 81611 TRUSTEES 153 S BEACHWOOD DR LOS ANGELES, CA 90004 DOREMUS FAMILY LTD OXLEY JOHN C 50% ISRAEL CHARLES B PARTNERSHIP LLLP ATTN BARBARA WALKER 522 W FRANCIS ST 85 GLEN GARRY DR 1437 S BOULDER AVE #1475 ASPEN, CO 81611 -1235 ASPEN, CO 81611 TULSA, OK 74119 -- -. - - i CITY OF ASPEN GIS SALES 130 SOUTH GALENA â€¢ ASPEN, CO 81611 970 920-5453 GIS REVENUES ACCOUNT # 00160 - 00000 - 63465 Please make check payable to City of Aspen Customefs Order No. 01*2 i Phom) - 0 ABC> 9/2/0 1 Sold To JJÂ£66 04&75 Address aiy Sold By Cash Con Charge On Acct A-se- Rerd. Paid Out Qly. Descr-n Price (0 O l.u. 6Mv~,jitr 56 - 2&00 ' 6420 w i~ i.1-1- C B \AG, 9/ Al -- -1 - ---beacco/I,iia/dedbythisbm. Tax Reed. By - Total 50 - 240115 11505 Thank You , I . JI, 1ZiÂ· -. 4. :,.18*Elte '1~ Â£4 Â¥.t . ill li â€¢.ITIA * .:.1/*TE 'il J .. . * ... . * te. 0- ' . A . - .-1 . : . - e -Â· :ir- .... '1... 112 ~. . * , 'Â·- .-,5. ... .... 1, - 52.. 4...41.44 ,â€¢â€¢â€¢1â€¢â€¢â€¢â€¢â€¢â€¢â€¢â€¢ 1 ~'Â· ~ f f 9 .19 P i i 4 6. r I , $ 1 1 & 1 , '1 i PUBLIC NOTICE 21Â·1~ S :,4 7//////Ibi-L#U////5 'r =-Ar DATE Mij 11, t.00, I'% TIME g oo p 1 L .9 . .21 1 a. PLACE ~ -2-4,w .4 04/ 17 $. PURPOSELF'waip<-1</dÂ£2~ i : R,-ow +. ;'IxsÂ·r...4 A.1/.6,1.~ Fa A ./.im/liki ..1!1~1â‚¬ 04-OFâ‚¬.5-~RE,r Akwi *'f. .--1 11 1 mr *6 - 7. -, 7%.0 141. GM 0, 1.+1'le- --2.thfi-3. r.* 4" Al U- A.0.5 + ,/M/,EZI. a Â· ..Â·r *41, 0.0 U Â·k ,-..f '.7, Z.sEPt '1939 - - *1771.dit. JIBII-1-irrâ€¢TÂ¥~lil 31'11- 1. rj* NM--=Ek..7/*'I.%.t..~MENF~d , 'Â·SS- 41- *f.~iat.in. :- ' 4?i...94- 1/le . ** I r'q .,t ~. V. , f f ,4 '92, -Â·,~a . /1-1.- 1 + . 9, - -1 46 ?*.4 t - t. , . -th - ..... .*4 F.~ 4 dN RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR A WAIVER OF ONE ON-SITE PARKING SPACE FOR THE PROPERTY LOCATED AT 610 W. SMUGGLER STREET, LOT Q, BLOCK 20, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. - SERIES OF 2002 Parcel ID #: 2735-124-05-010 WHEREAS, the applicant, Richard Wax, represented by Jeff Davis, has requested a waiver of one on-site parking space for the property located at 610 W. Smuggler, Lot Q, Block 20, City and Townsite of Aspen; and WHEREAS, in order to grant a variance to the number of required on-site parking spaces on a property listed on the "Aspen Inventory of Historic Landmark Sites and Structures," per Section 26.415.110.C of the Municipal Code, HPC must find that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, Amy Guthrie, in her staff report dated May 22,2002 performed an analysis of the application based on the standards and the "City of Aspen Historic Preservation Design Guidelines," and recommended approval; and WHEREAS, at a regular meeting held on May 22, 2002 the Historic Preservation Commission considered the application, found the application to meet the standards and the design guidelines, and approved the application by a vote of to . - THEREFORE, BE IT RESOLVED: That the HPC approves a waiver of one on-site parking space for the property located at 610 W. Smuggler, Lot Q, Block 20, City and Townsite of Aspen, Colorado, finding that it mitigates an adverse impact to the character of the property, with the following condition: 1. If a tree removal permit is approved for the aspen trees along the alley at some point in the future, a parking space will have to be installed as shown on the final plans approved by the HPC on July 25, 2001. APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of May, 2002. Approved as to Form: David Hoefer, Assistant City Attorney P7 . , 81 11,1 2tÂ»'7 --1 1-1 - ft h Â® Â©21 , 1, .a t 11 \1:>UL Â· , â€¢(6 tr.-'*rag . 1, ~re,5 ---16 - !01 ... 1 1-93 3: ME*; r /1- Â¥11{3788#"9 =azAT m*.=4% 1 P,91%439,4-1 !1 - / 1 1 h Q. j NW->3 / 1 74 0 4 - f .-40/PIt 3% â€ž f :Â·*i i i / 2 3 1 BED-ROC - ' 9 -. -- - -- .--- .I_. .I- a ! . 09 <tuf . 11 . 1 - -i' f R r'bl ##h- A '1 .1. ... -no k t â€¢41 hi 11'ID Â©i 1 , 111/ *Elâ€¢Ill;-i~,1|,ilâ‚¬1 ' - 1 4 - -4~ul-IN UU-s - 2, Â·IÂ· . . 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Smuggler- Major Development, Conceptual- Public Hearing DATE: May 22,2002 SUMMARY: Approval has been granted on this site for a historic landmark lot split, and HPC has completed final review of the rehabilitation plans and addition to the existing miner's cottage. The current application involves the design for a residence on the newly created lot. Because the entire site remains listed on the "Aspen Inventory ofHistoric Landmark Sites and Structures," the proposed building must receive HPC approval and must comply with the "City ofAspen Historic Preservation Design Guidelines" and Aspen Municipal Code. No variances from dimensional requirements are allowed for the new house. The maximum allowable floor area, 2,270 square feet was established through the lot split. APPLICANT: Drew Harman, represented by Harry Teague Architects. PARCEL ID: 2735-124-10-002. ADDRESS: 513 W. Smuggler Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado. ZONING: R-6 (Medium Density Residential) MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows Stajf reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC witi review the application, the stajf analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. 1 *3.-Illill/Â£1/. The procedures for the review of Major Development projects include a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant A list of the design guidelines relevant to Conceptual Review is attached as "Exhibit B." This memo will discuss only those which staff finds are not met by the proposal. One chapter of the guidelines, Chapter 11, relates specifically to building a new house on a landmark lot. Staff finds that there is conflict with all six standards in this chapter that address conceptual issues: Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. Â¤ The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defiried with a walkway and porch that orients to the street. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. o The primary plane of the front should not appear taller than the historic structure. o The front should include a one-story element such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 2 P10 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. STAFF ANALYSIS: The general comments that introduce Chapter 11 state that the design of a new house on a landmark lot is to reinforce the basic visual characteristics established by the historic resource. This includes the historic building's siting, relationship to the street, basic mass, form, materials, scale, and overall simplicity of design. It is said that a strong connection between the two buildings in terms of these elements is more fundamental than the architectural style of the new construction. In fact, once these relationships are clearly established, the guidelines support contemporary design for new buildings. Staff is concerned though, that overall, the proposed house may not be creating those key ties to the miner's cottage. Guideline 11.1 requires that the entrance to the new house be oriented to the street and that the building be parallel to the lot lines. While that is true of the front plane, and the garage, a substantial part of the house is on a diagonal axis towards Aspen Mountain. How much this will be perceived from the street may best be shown through a model, but in plan view, the orientation of the new house is significantly different than the historic building's. Staff has some concern with the fact that the new and old houses are not aligned along their front setback, since traditionallk buildings were placed at a very similar depth from the street. Guideline 11.2 requires a functional front porch and a clear entry into the building. One of the statements is that the porch should be similar in size and shape to those seen historically. The porch on the historic house is 12' wide and 6'9" deep. The one on the new house is larger, more square in shape (14'6" wide and 10' deep), and has an angled roofline that HPC may or may not find in conflict with the miner's cottage. 11.3 and 11.4 require that the house be in scale with the historic building by breaking the mass down into similarly sized modules, and that the front plane of the building not be taller than the historic resource. There are some components of the front fa*ade which can be viewed as discemable masses, smaller than the core form of the new house, however, the front fagade is clearly taller than the historic building. In fact, the front gable is 4 feet taller than the ridge on the addition to the historic resource. The plate heights on the new house are higher than those found on the historic structure and addition, which is particularly apparent in the fact that the eavline on the new porch is higher than that on the old porch. Staff finds that there is some sense of "inflection" created by the one story porch on the new house, but overall, it isn't clear that the house is sympathetic to the very low height and small scale of the miner's cottage. 11.5 states that the forms of the new house must be similar to those found on the historic building. Staff call see that in some ways, the front faGacle on the new house is an 3 Pll abstraction of the miner's cottage. There is a main 1street-facing gable end, a mass to the side of the gable, and an inset porch. However, staff finds that overall the forms and the composition of the forms that make up the new house are much more complex than found on the historic house. This proposal brings to mind a somewhat comparable HPC approved project at 117 N. Sixth Street. In that case, a very contemporary new house was approved next to a miner's cottage because it had a clear gable roofed central form that was very simple, and the plan was parallel to the lot lines. There were complex forms that hung off of this main mass, but they were pushed to the back of the site. Staff finds that is not the case with 513 W. Smuggler. 11.6 requires the use of roof forms that are similar to those used traditionally, particularly gable and hipped roofs. This house has gable, shed, and flat roofs. The roof area that staff finds most problematic is the long shed on the main piece of the new house. This long plane is very out of character with the miner's cottage and emphasizes the skewed orientation of the plan. It covers the largest single area of the house, and therefore staff finds it is a major element of the design. Staff cannot support this as being sympathetic to the historic house. Staff finds that the new house at 513 W. Smuggler has too many characteristics that are different than the historic house, which prevents a finding that they are related. While there is significant room for creativity and re-interpretation of historic forms in the new house, it must be remembered that this is a landmarklot where variances and a floor area bonus for excellent historic preservation have been granted, and HPC must be confident that the new house has been clearly influenced by the adjacent miner's cottage. The issue is not whether the proposed house is a good work of architecture when viewed on its own, but whether it meets the design guidelines and HPC's philosophies about what creates compatibility with a small, modest, 19~h century home. The project certainly requires staff and HPC to reflect on the boundaries of>their philosophies in this regard. COMPLIANCE WITH OTHER AREAS OF THE LAND USE CODE: Staff finds that the project is in compliance with the "Residential Design Standards." There is one area of the house, a section of flat roof at the southern end of the living room, that is over the height limit. Flat roofs may be no more than 25' above grade. This would have to be amended in order for the project to be approved. RECOMMENDATION: Staff is unable to make a recommendation that the project complies with design guidelines 11.1 through 11.6, which are all of the points of direction given for a new house like this one. In particular, the issues around height and scale, and the orientation of the new house, are large enough that staff feels the proposal requires more than "tweaking." If the design were closer to compliance, or if there was some additional information needed that HPC felt was not available at the hearing, continuing for restudy would be justified. Unless HPC finds that to be the case, a motion to deny, with clear findings about the areas where the project is out of compliance, is appropriate. Exhibits: A. Staff memo dated May 22,2002 B. Relevant Design Guidelines C. Final approval for miner's cottage D. Application 4 P12 Exhibit B 513 W. Bleeker Street, Guidelines Relevant to Conceptual Review of the New House Building Orientation 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. Mass and Scale 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building. The primary plane of the front should not appear taller than the historic structure. The front should include a one-story element, such as a porch. Building & Roof Forms 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. Driveways & Parking 14.17 Design a new driveway in a manner that minimizes its visual impact. o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. o If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. See Chapter 8: Secondary Structures. 5 P13 0O 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. o Locating drives away from the primary facade will maintain the visual importance the structure has along a block. See Chapter 8: Secondary Structures. 14.23 Parking areas should not be visually obtrusive. o Large parking areas should be screened from view from the street. o Divide large parking lots with planting areas. 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'1 2 4/4-/411 1 -----------------â€žA#04*APW<&<*Agmm#-4 -/1 \ 111 / -\40 \\ 4 1\ b/ne ---- ine otiot spit , / 3 2 0 i k 3 - - T .- -- AI . 17~ 0 ./m --- Z ...m ....1.-t N \4 11 \ a \ 1 ./ ;17/ j 0 j / floor plan 7 upper level A W.-1'-Or A102 ' P19 eouep!s 811 J 66 n lus 24 JeiBE,nUIS }SeM Â£ tg APR-30-2002 TUE 08:38 AM FAX NO, P. 03 . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS oy PRopÂ£.RTY: -5-LS l/~.5,Â·lu'19Â£.EX- ..~rXerl-- , Aspen, Co SCHEDULED PUBLIC HEARING DATE: /l~ 2.2- , 200 2_ STATE OF COLORADO ) 1 55, County of Pitkin ) I, -0Â«5Â»Tz- 2 44Â«3* oc 49-1 7%5 (name, please print) being 6r representing an Applicdot co the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the-6;spen Land Use Code in the following manner: J Publication OJ-notice: By the publication in the legal nocice section of an official paper or a paper of general circulation in the City of Aspen ar least fifteen (15) $12% prior to the public hearing. A copy Of the publication is artached hereto. Posting ofrlotide: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least ten (10) days prior to the public hearing and was continuously visible from the /O day of MN , 2004=-, to and including the date and time of the public ~351ng. A photograph of the posted notice (sign) is attached hereto. M-Mailing o/norke. By the mailing of a notice obtained from the Community Development Deparimeat, which contams the information descnbed in Section 26.304.060(E)(2) of che Aspen Land Usc Code. At least ten (10) days prior to the public hearing, notice was hand delivered or mailed by first class, postage prepaid U.S. mail to all owners of property wichin three hundred (300) feet of the property subject to the development application, and, at leas[ fifteen (15) days prior co the public hearing, notice was hand delivered or mailed by first class postage prepaid U,S. mail to any federal agency, state, county, municipal government, school, service district or other governmental or quasi-governmental agency that owns properry within three hundred (300) feet of the property subject to the developmenc application. The names and addresses of property owners shall be those ort the current tax records of Pitkin County as they appeared no more than siny (60) days prior to the date of the public hearing. A copy 0/rhe owners and governmental agencies so noticed is attached hereto. (continued on next page) APR-30-2002 TUE 08:38 AM FAX NO, P. 04 i '. . Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental co or as part of a general revision o f this Title, or whenever the text of this Title is [o be amended, wherher such revision be made by repeal of this Tide and enactment of a new land use regulation, or otherwise, the requirement o fan accurate survey map or other scifficient legal descriprion of, and the norice co and listing of names and addresses of o wners of real property in the area of the proposed change shall be waived. However, the proposed zoning map has been available for public inspection in the planning agency during al! business hours for fifteen (15) days prior Co the public hearing on such amen A I ~ 24 S ignaltirdl ~7~ i V 9 1 The foregoing 'Affidavit of Notice" was acknowlectguibefdre me this 6 day of *Â·Aa.e\ , 20026 by ~ RY P/, WITNESS MY HAND AND 0~'.54Z.3244 My commission expires: (=6~,bYICKI > KENNEÂ¥- No tary Public 0'<4Â¤9" Mv Commission Expires 05/07/2005 ATTACHMENTS: ' COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL APR-30-2002 TUE 08:38 AM FAX NO. P. 02 1 I PUBLIC NOTICE RE: 513 WEST SMUGGLER STREET- CONCEPTUAL HPC DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 22,2002 at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, City Council Chambers, City Hall, 130 S, Galena Stâ€ž Aspen, to consider an application submitted by Drew Harman represented by Harry Teague Architects requesting Conceptual HPC approval for a new house on the newly created lot at 513 West Smuggler Street, the east half ofLot F and all of Lot G, Block 21, 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, amyg@ci.aspen,co.us. s/Suzannah Reid. Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 4,2002 City of Aspen Account . ~ - -- f 42 1 09 .4 21, * " 2-6. ..r g Aw-r. U- ' -Â¥ I I *-â‚¬1//; 11~0& - e , i,~4:= â€¢1'Â» Â® -'--- 4 F * / .>/ R. f . 6- *11* *... . b 1 *9 Itt . *./. I'l#.... a - 1 4 Â· . 1 .... I .V I ./* r /,7 6. 4 0. 9- . L. -R Pyt 43 1 - 318 FOURTH STREET LTD 609 CORPORATION BASS RAIFIEL I CO BUSTER FELDOM A COLORADO CORPORATION 606 E HYMAN PO BOX 445 POBOX 1819 ASPEN CO 81611 HOUSTON TX 77001 ASPEN CO 81612 BERLINER ARTHUR S BLAICH ROBERT I CROWN TAPPER PATRICIA C/O WALDEN BLAICH JANET S 5 POLO CLUB DR 750 BATrERY ST #700 319 N FOURTH ST DENVER CO 80209 SAN FRANCISCO CA 94705 ASPEN CO 81611 CUNDILL JOAN REED DIKEOU LUCY SHARP DOREMUS FAMILY LTD PARTNE 432 W FRANCIS ST 25 POLO CLUB CIR 85 GLEN GARRY DR ASPEN CO 816 I 1 DENVER CO 80209 , ASPEN CO 81611 FIVE CONTINENTS ASPEN REA EPSTEIN ROBERT FINKLE S MARCUS & SARA F C/O EDWARDS JOSEPH III 5000 PLAZA ON THE LAKE BLVD 117 AABC 502 MAIN ST STE 201 AUSTIN TX 78746 ASPEN CO 81611 CARBONDALE CO 81623 FOX SAM GELL-MANN/MURDOCK PARTNER HALL CHARLES L FOX MARILYN 500 W FRANCIS PO BOX 1819 7701 FORSYTH BLVD STE 600 ASPEN CO 81611 ASPEN CO 81612 CLAYTON MO 63105 HELZBERG SHIRLEY BUSH TRU HALPERIN ELLEN & BARRY HARMAN ANDREW J QUALIFIED PERSONAL RESIDENCE 420 W FRANCIS ST 563 HOMER AVE TRUST ASPEN CO 81611-1233 PALO ALTO CA 94301 4520 MAIN STE 1050 KANSAS CITY MO 64111 HOFFMAN JOHN L HOFFMASTER THOMAS J HOOK BRADLEY K & PAMELA D 1035 W 57TH ST 437 W SMUGGLER ST 782C N KALAHEO KANSAS CITY MO 64113 ASPEN CO 81611 KAILUA HI 96734 KELLNER GEORGE A IBBOTSON ANNE B ISRAEL CHARLES B KELLNER MARTHA B 505 N 5TH ST 522 W FRANCIS ST 117 E 78TH ST ASPEN CO 81611 ASPEN CO 81611-1235 , NEW YORK NY 10021 LEWIS ADAM KIENAST CHRISTIE A KOEHLER DAVID R TRUST C/O KATHLEEN HONOHAN @NATIOD 406 W SMUGGLER ST 618 W SMUGGLER ST CITY BANK ASPEN CO 81611 ASPEN CO 81611 1900 E 9TH ST LOC 2030 CLEVELAND OH 44114 OXLEY JOHN C 50% MULLEN MICHEL NEISSER JUDITH E REVOCABL AUN BARBARA WALKER 8411 PRESTON RD #730 LB 2 132 E DELAWARE APT 6201 1437 S BOULDER AVE #1475 DALLAS TX 75225 CHICAGO IL 60611 TULSA OK 74119 I I .' PACIFIC DEVELOPMENT GROUP POPE WILLIAM H SFP 1996 PERSONAL RESIDEN C/O CHRISTOPHER HEWETT 540 W SMUGGLER #2 PINE HILL LN PO BOX 2577 HOUSTON TX 7701 9 ASPEN CO 81611 RANCHO SANTA FE CA 92067 SILVERMAN JACK E SMALL ALBERT H & SHIRLEY STAPLETON FAMILY LLLP 612 W FRANCIS ST 7116 GLENBROOK RD 1350 MOUNTAIN VIEW DR ASPEN CO 81611 BETHESDA MD 20814 ASPEN CO 8161I THALBERG KATHARINE VERLEGER PHILIP K & MARGA WALTON CAROLYN F 434 W SMUGGLER ST 15 TORREY PINES LN 413 W SMUGGLER ASPEN CO 81611 NEWPORT BEACH CA 92660 ASPEN CO 81611 WEST SMUGGLER LOT SPLIT L WAX RICHARD A & HILDEGARD WEINGLASS GABRIELE PEPPER CO LEONARD WEINGLASS 2727 SULPHUR SPRINGS AVE 533 W SMUGGLER PO BOX 11509 ST HELENA CA 94574 ASPEN CO 81611 ASPEN CO 81612 WHIPPLE RALPH U& LYNNE C 855 GIBSON AVE ' ASPEN CO 81611 513 WEST SMUGGLER STREET application for hpc conceptual review contents attachment 1 land use application form attachment 2 dimensional requirements form attachment 3 general submission requirements Â· letter of authorization Â· title of authorization Â· vicinity map attachment 4 specific submission requirements: conceptual review, partial demolition, on- site relocation, variance, and historic landmark lot split Â· written description Â· existing site plan/survey Â· proposed site plan Â· floor plans Â· building elevations attachment 5 specific submission requirements: final review NOT APPLICABLE attachment 6 residential design standards ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name 4+4%71*u FEigancâ‚¬,1 UE- 2. Project location _5-/3 Wel:r -5,â€¢tu44%-74 -5~rerr : 06pe-0 , CD Su>Â£0Â£5 2-7 : L.0-rs E, F, 4 (indicate street address, lot and block number or metes and bounds description) 3. Present zoning 2-6 4. Lot size 40.06'yloD.oo'= 9006 4 5. Applicant's name, address and phone number Pggw /6*~w 513 \,Ja-rÂ·~MU'~C~Ult- 6rzeer : Aped 12-5-Â· 2 +3 6. Represpntative's name, address, and phone number bBIT&*- 74=or,72Â·t'75 412- bjepsÂ»- MILL 5rnerr : Aspâ‚¬* 12.5-Â· 3-5:g. 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 Tex#Map Amend. __ Historic Landmark GMQS allotment -- GMQS exemption __ Demo/Partial Demo View Plane Condominiumization Design Review ><. Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) 4- Rec,2-0, 'Se,m#Â£- -rv4 0 - S-rpiZ.~ .STÂ¥ o C-TVK-E - Atpl"~10,C : 5 6 SCD + 1*Guupe, 560+ V I c - r 'D E #, W M 1 U e - O OA# / 4 9. Description of development application Drr- 47'Li; 1N1â€¢ 1Wb 4-51 1 00' 6071 -0 9*5-r Lor : Cous-rever 22-70 + NEW ,+01,6 - 4- aâ‚¬Plze-$ \A,Â£5T- c.eÂ·r: PEMbllst* tee,Â·nO# - RELOCA:rE ANe 12-GANATE CAR )4 OAS=der 15310_* Ng# Amsâ‚¬ (660 f.c..i.,+ nst>t,,eptÂ·nodj-4 seâ€¢12:00'~s 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: .DpeÂ·;e #*wMI, d Address: El& W er -SM 04466â„¢2 61-marT Zone district: 10-60 Lot size: 10.06'â€¢ /00Â·00'- 900(04: -,0 80 vivi,ED #trm -two 45f' loo' = 4Gbo + 607-1 Existing FAR: =3(050 + Allowable FAR: Aeâ‚¬,. LoÂ¥ SEN~-r- 1 4â‚¬23> ce,â€¢ #4â‚¬p + SDD ti,C Se â€¢05 Proposed FAR: 4580 + : 2210 + EnST -1- + E:iLE. 40 â€¢vaâ€¢-7- LoT Existing net leasable (commercial): - Proposed net leasable (commercial): - Existing % of site coverage: -30 9. op 1000 + Ub-r Proposed % of site coverage: 2.33 7. CensÂ·r ,-,1- ) â€¢, 420*001Â· ~ -301% ~cr 6.) ~ 36Â°1. -107*L Existing % of open space: - 70 9, Proposed % of open space: aullâ€¢ Ce'sc KJ-I Gl 9,(wor 6.A / 64 9.-ro-r-L Existing maximum height: Principal bldg: 33 'G" / Accesorv bldg: Proposed max. height: Principal bldg: 2.7.G' Accessory bldg: /0' /' Proposed % of demolition: = 839. Existing number of bedrooms: 4 Proposed number of bedrooms: 4 1,2 5,44 Lor Existing on-site parking spaces: 3 On-site parking spaces required: 2- Fee- â‚¬%,4 .c>-r Setbacks Existing: , Minimum required: (ros< 60Â·rÂ·,Sp614) Proposed: Front: /3.5 Front: /0.0' Front: /5 'D Rear: 13Â·6-' Rear: /0.0' (5.0 0 4,-=-,e) Rear: 15:0' (k o' 9,-Â·A Combined Combined Combined FronUrear:21.0 'A,w.goo')Front/rear: Soo ' Front/rear: 30.0' Side: S.5' A,w /O.06 Side: S-.0 ' Side: 5.0' Side'. 5.5 ' (M,A l 0.05 Side: 510' Side: 5.0 0 Combined Combined Combined Sides: //.0' Sides: /0.0 Sides: lO,0 ' Existing nonconformities or encroachments: NOACDOitkll,1,1 667'13A1:4Â£6 - COM.13/NEP PAONT acrn, .SWES Variations requested: 5DOÂ¢,c.A.F. 120* 9RAâ€¢11157 W /~r EA#L (EL *FF'LICA-n DA) (-T'D-7,rL AA.P.=4580 0 3 (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) HARRYTEAGUE ARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 970 925 7981 mall@teaguearch.com 513 West Smuggler Street Conceptual Review Application Responses to Attachment 3 December 19, 2001 Drew Harman 513 West Smuggler Street Aspen, CO 81611 tel: 970.925.6343 Amy Guthrie Historic Preservation Officer City of Aspen Community Development Department Dear Amy, This letter authorizes Harry Teague Architects (412 North Mill Street; Aspen, CO 81611; tel: 970.925-2556) to act as my representative in the HPC review process for the proposed significant development at 513 West Smuggler Street. Sincerely, 47- 4 C- Drew Harman ALTA OWNER'S POLICY - 10-17-92 1L Ill. POUCY OF TITLE INSURANCE ISSUED BY STEWART TITLE GUARANTY COMPANY SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEYHONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, STEWART TITLE GUARANTY COMPANY, a , Texas corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, -'not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused this policy to be signed and sealed by its duly authorized officers as of the Date of Policy shown in Schedule A. STEWART TITLE 9 GUARANTY COMPANY 044, chairn*K,of the Boa~_ /1.10*444&1 . VO 1 SE 15 0 8 /0/ Cg:,Srsigned: \44:3:.../0 /0- --12% - ~-Â·Iifdâ‚¬Ck*146-EUntersign~ture - Chuck Dom STEWART TrrLE OF ASPEN. INC. Agent ID #0601 1 A EXCLUSIONS FROM COVERAGE The following matters arc expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arisc by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to- (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter crected on the land; <iii) a separation in ownership or a change in the dimensions or arca ofthc land or any parcel of which the land is or was a part; or (iv) environmental protection, or thÂ© effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice .of i defect, licn or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice.of Uic exercise thereof or a notice of a defect, lienÂ·or encumbrance resulting from a violation or alleged violation affecting the landÂ· has been recorded.in tbo public records at Date Â· of Policy. 2. Rights of eminent domain unfess notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would bc binding on the rights of a purchaserÂ·for vatvo without knowledge. 3. Defects, lions, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed; in writing to the Company by the insured claimant prior to the date the insured claimant bÂ©came an insured underthis policy; (c) resultingÂ· in no loss or damage to the insured claimant; (d) attachingor created subsequent to Date of Policy; or (c) resulting in loss or damage which would not have becn sustained if the insured claimant hadpaid valuo for the estate or intercst ihstiftd b this policy, Any claim. which arises out of the transaction vesting in the Insured.the estate or interest insured by .this :policy, by reasonoftbc opet#tib# edent bankruptcy, state insolvency, or similar creditors' rights laws; that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed n fraudulent conveyance or fraudulent ttansfcr; of _~~ value or a judgment or lien creditor. (b) thc transaction creating the estate or interest insured by this policy being deemed d preferential transfer except where the prefbezitihiÂ·: transfcr results from the failuro: (i>to timely record the instrument o f transfer; or (ii>of such rccordation to impart notice to h purchaser for E Serial No. OÂ·9701-77373 LF CONDITIONS AND STIPULATIONS DEFINITION OF TERMS. The following terms when used in this policy mean: (a) -insured": the insured named in Schedule A, and, subject to any rights or defenses thc Company would have had against the named insured, those who succeed to the interest of the named insured by operation of law as distinguished from purchase including, but not limited to, hcirs, distributces, devisces, survivor8, personal representatives, next of kin, or corporate or fiduciary successors. (b) -insured claimant-: an insured claiming loss or damage. (c) "knowledge" or "known": actual knowledge,.not constructive knowledge or notice which Â·may be imputed to an insured by reason of the public records as defined in this policy or any other records which impart constructive notice of matters affecting the land. (d) 'land": the land described or referred to in Schedule A, and improvements affixed thereto which by law constitute rat property. The term 'land- docs not include any property beyond the lines of the area described or referred to in Schedule A, nor any right, title, interest, estate or easement .inÂ·abutting streets, roads, avenues, alleys, lanes, ways or waterways, but nothing herein shall modify or limit the extent to which a right of access to and from the land is insured by this policy. (c) "mortgage. mortgage, deed of trust, trust deed, or other security instrument. 0 "public records'N records established under state statutes at Date of Policy for the purpose of imparting constructiye notice of matters relating to real property to purchasers for value and without knowledge. With respect to Section Ha) Ov) of the Exclusions From Coverage, *public records- shall also include environmental protection liens filed in the records of thc Â©!crk of tho United St*tes district court for the district in which the landis located. (g> 'unmarketability. of thetitle": .an-alleged orapparent.matterÂ·affecting thotitktoÂ·the land. not.excluded orÂ·excâ‚¬ptd-fre Â¢?oxer#Ze'.1 which woukientitle * putchaser of thÂ¢ cstato or interÂ©sldeaRM in Schcdole* to bc reicased f;untlhc ob*gatida to purchascby Viitued. a contractual conditionÂ·requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE AF1ER CONVEYANCE OFTITLE. The coverage ofthis.policy shall continue infer:ceas of:Date ofPoUcy in favor ofan: insured only so long asÂ·the insured retains an cstatc or interest in the land, or holds an indcbtcdness sccurcdby a purchase money mortgage giYcn by a purchaser from the insured, or only so long as the insured shall hayÂ© liability by reason of coycnants of warranty made by the insurcdÂ·inany transfer or conveyance of the estate or.interest. This policy shall not continue in force in favor ofÂ·any purchaser from tho insured of either (i) anÂ·estate or interest in.thc land, or (ii) an indebtedness secured by a purchase moocy mortgage given to tho insured 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. Theinsured:hal}notify theCompan, p,omptly in. writiog (Din casc ofany litigation asÂ·sct forth in Section *a)Â· below, OD in case owk:dge shall come to an insurtd' hercunder of any claim of title or interest which is adverse to the title. to the estate or interest, u :ured, and which might c*use 10# or damage for whkhÂ·the Company may bc liable by virtue ofÂ·this policy, or (iii) if title to thcestate or interest, as insured, is rajected u unmarketabld. H prompt notice shall not be givca to tbc Company, then an to tho insured 111 Bbility of the Company shall. terminate witb regard to the mattcr or matters for which prompt notice it required; provided, however, that failure to notify tile Company shall in no casc prejudice the zights of any insured underthis polidy unless the Company shall be Pmjudiced by the failure and thco only to. the c#ent of the prejudice. 4. DEFENSE AND PROSECUTION OF AC 4% DUTY OF iNSURED CLAIMANT TO COOPERATE. (a) Upon w,itten request by the insured and subject to the options contained in Section 6 of these Conditions and Stipulations, the Company, at its own.cost and without unreasonable delay, shallÂ· provide for the.defense of an insured in litigation in which any third party asserts a .claim Adverse toÂ· the tit18 or interest as insured, .but only as to those stated causes of action alleging a defect, lien or cocumbrance or other matter insured againstÂ·by this policy. + The CompanyÂ·shallÂ· have the right to select counsel of its choiÂ©c (subject to the right of the insured.to objec* for reasonable Â©ausc):40 represent -thc insured as to those stated causes of action and shall not bc liable for and 37Â¥199: ijay Mf*m s'*ny.*â€ž,w.Ck Â·pw CompÂ»*9 will net.p*y any,fccs, cost, or expenses incurred hy the insured in the defense of a~:5**,9 04,44**iâ€¢*444:,*h:ilitikn#inci#:96,Â»uccÂ¢4ajost ly thi,pohÂ¢y. . ?Ef-3:,841#Company,h*lkhAM,Â£1118.*4*1#, atits *wn c**.to.intituto.ind prosccutc myÂ· action or proceÂ«ling ortodoany Â©theract which REits opinion nuyÂ·be-nÂ¢409<yÂ· orÂ·dosirable.lo cstablish.the titic to. tbeestate;or intcnest, as insured, or to prevent or reduce loss or damage toÂ·theinsured. ThÂ© Company.may take any appmph#te actio# under the tcrms of this Fjolicy. whether ornot it *hallbe liable hereunder, and shall.not thcrebyÂ·concedc liability or waixe anyÂ· provision:Â·ofthis policy. Ifthe Company shall exercise its rights under this paragraph, it shall do so diligently. (c) Whenever the Company shallÂ· have brought an action or intcrposed a defense as required or permitted by the provisions of this policy, the Company may pursue any litigation to final.determination by a court of competent jurisdiction and expressly reserves the right, in its.solc discretion, to appeal.from any advenc judgmcat or ordcr. (d) In all nuelÂ· where thil policy pennits or requires the Company to prosecute or provide for the defense of any action or pnoceed- ing, the insured shall secure to the Company thÂ© right to so prosecute or provide defense in the action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name.of the insured for this purpose. Whenever requested by the Company, the nsured, at the Company's expense, shall give the Company all reasonable aidÂ·(i) in any action or proceeding. securing evidence, obtaining witnascs. prosecuting or dcfchding the action or proceeding, or effecting settlement, Â·and (ii>:in any other lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as insured. I f the Company is prejudiccd by the failure of the insured to furnish the required cooperation, the Company's obligations to the insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter ormatters requiring such cooperation. OWNER'S POLICY SCHEDULE A Order Number: 00026636 Policy Non O-9701-77373 Date of PoliCy: June 21, 2000 at 3:28 p.m. Amount of Insurance: $ 2,575,000.00 1. Name of Insured: Andrew J. Harman 2. The estate 6r interest in the land which.is covered by this policy is: FEE SIMPLE A....3 .'T. i Â·'C .,2.Â· Â·Â·Â·Â·- .,2 :Â·.X., 1 .::. f..t- r.,i.2, 7,Â·tsÂ»-,1 'Â·21 j,to 311-2iar rjoit#.i P,Wf ,, 6 3. Title to the estate br intereSt in the land is vested iR: Andrew J. Harman luy 4. The land referred to in this policy is described as follows: Lots E, F AND G, Block 27, CITY AND TOWNSITE OF ASPEN COUNTY OF PITKIN, STATE OF COLORADO 1 1. A WNER'S POLICY Â·, SCHEDULE B Order Number: 0002Â·6636 Policy No.: 0-9701-773Â·73 This policy does not insure against loss or damage (and the Company will not pay costs, attorneys'fees or expenses) which arise by reason of: 1. Rights or clainis of parties in possession, not shown byÂ·the public records. 2. Easements, or claims ofeasements,.not shown.by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and 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. Unpatented mining claims; reserÂ¢ations or exceptions in patents, or an actÂ· authoriting Â· the issuance thereof; water Fights clauns or title to water. 6. Taxe-s andÂ· AsÂ·sessments for the year 20004 not yet due and payable, and subsequent years and any special assessments not .yet certified on the tax rolls of Pitkin County. . Exceptions and reservations Â· as set forth in the Act authorizing the issuance of. the Patent for the City and. Townsite of Aspen recorded March 1,1-897 in *0*k 139 at Page 216 as Reception No. 60Â·156., and reservations as set froÂ·th ip Dead from the City of Aspen. 8, Encroachments of fencing into Smuggler Street and alley as shown on. survey by Aspen Survey Engineers dated October, 19994 Job No. 1632<b and recorded December 14, 1999 in Plat Book 52 at Page 15 as ReceptÂ·ion No.Â· 43Â·8576... NOTE: Smuggler Street encroachment is permitted under Revocable Eneroachment License by the City of Aspen recorded April 3, 2000 as Reception No. 441891, subject to the terms, conditibns and restrictions set forth therein. 9. A Deed of Trust dated June 21, 2000, executed by Andrew J. Harman, A Single Person, to the Public Truistee of Pitkin County, to secure an indebtedness of $1,000.000.00, in fauor of Wells Fargo Home Mortgage, Inc., r.ec.orded June 21, 2000 as Reception No. 444422. ENDORSEMENT FORM 1 10.1 (Rev. 5/95) ENDORSEMENT ATTACHED TO AND MADE APART OF POLICY OF TITLE INSURANCE SERIAL NUMBER O- 9701-77373 ISSUED BY STEWART TITLE GUARANTYCOMPANY HEREIN CALLED THE COMPANY Order No.: 00026636 Said Policy is hereby amendedÂ·by deleting paragraphs 1 throu 4 , inclusive, of Schedule B. This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof'and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements; nor does it extenÂ¢ the effective date of the policy and any prior endorsements, nor does it increase the fage Â·amount thereof. Signed Vnder stal for the Company, but this endorsement. is- to be valid- only when. it beacs m authorized:dountersignature. STEWART TITLE GUARANTY COMPANY Lwl' * Chairman of the Boa-Â£' '~ ' (&192Â»41151 Pr,es:ident L, I. Â©% 19 0 8 ,.9/ Colpteraigned: i \1 Author*263 Countersignature STEWART TrrLE OF ASPEN, INC. Agent ID #0601 1A Serial No. E- 9851-90020 i .' 1 CONDITIONS ANDÂ·STIPULATIONS Continued F OF LOSS OR DAMAGE. In addition to and after the notices required under Section 3 of these Conditions and Stipulations have been prvvided the Company, a proof of loss or damage signed and sworn to by the insured claimant shall be furnished to the Company within 90 day3 after thc insured claimant shall ascertain the facts giving risc to the loss or damage. The proof of loss or damage shall describe the dc Act in, or lien or encumbrance on the tide, or other matter insured against by this policy which conslitutcs the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the insured claimant to provide the required proof of loss or damage, the Company's obligations to the insured under the policy shall tc,rrninate, including any liability or obligation to defend, prosecute, or continud any litigation, with regard to the matter or matters requiring such proof of loss or damage. In addition, the insured claimant may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, al such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgen, checks, correspondence god memoranda, whether baring a datc before or after Date of Policy, which reasonably pertain to the loss or dâ€¢mage. Further, if reque:ted by any authorized representative of thc Company, the insured claimant shall grant it* permission. in writing, foriny authorized representative of thc Company to examine, inspect and copy all records, books, tedgen, checks, cormspondencc and memoranda in the custody or control of a third party, which,reâ€¢Â®nably pertain to the loss or damalâ€¢. Altioformation:deâ€¢ignalâ€¢d u confidential.by the insuced chimant providedto the Con*an, pursuant to this Section shall not be disclosed to others unlen, in the reasonable judiment ofthe Company, it is necessary inthe administration of the claim. Failure of thc insured claimant to mbmit for examination under oath, produce othcr reuoubly requcitcd information or grant permission.to 3Â¢cum reasonably necessary inArmation from third parties as required in this paragraph shall terminate any liability-othhe Compally under.this policy ss to that ctaim. 6. OFTIONSTO PAYOR OTHERWISESETTLEâ‚¬LAIMS; TERMINATIONOF~LIABILITY. in cue Â©f* claim:undc,-thisÂ·policy, the.â‚¬omp*ny.:balthave theÂ· following additional.options: (al Ta Pay or Teoder Payment- of the Amhunt#Insus*e. To.pay or,1Â¢#de, payme* ofÂ·the *mount of insunocc undcrthis:policy logcthkE with *4 costs, attorneys' fecsÂ·aod expenses incurmdby the insured claimant,which wom:,alf:hon=40*.the Coe*1159AA*,9414'*9~Â·4~PlÂ¥Â¤W:U ,oM~~dMVQcniÂ·.411*4Â¢h,tho 1:05Dpany is obligated fo pay. ,. .Â·VeÂ°!'*3Â· -999'mt*143245~M .31~4: 1484 8~ tâ€¢tâ€¢!ily *p, <~mto IhiiÂ»#N.Nd< under,his Dol}li 011;or than fo:make thq,Â·payment required, shall 15~~14â€¢114Â¢#d t6 the (tba*any;for câ€¢Ace#adon. .i~brl,y*J,tlifi~-,1-1.~:Se*kl*iÂ¥~.#cip,sgeÂ¢iorÂ¥iti;*,Â¥'li,su0qm~niz~ '~~~~~~ .. ar IL~,90.-)'**1*F~,F{P?IRP~,0*sr~CA*hj*Fkf?R'M~,t!~~iÂ¢~f pt,6,8:*andÂ·,4~*14* (304*an, is- 646:#cd-Â» > -.gf-Â§Â·Â¢6*n~}1:44..46,,4~;22*ft.~Â¢1}4. 4, 1/3-px,~7-'=44:G**4~4040*VWMA"*djaw=F#4%4,4444'44"4 * : ': ,~4Â«644*T;4***Ay 04441*-Â°9&4*'p#6Â·44UU.in'pa*gjkPtii*>0 Â°r CÂ»';?N S*+Rt*~~*~riolk'9!4pM 44~.Â»elwj. for the 51,40,#~18:brf-44 ~,,#paninAY:lingpH.ng:any, 1jablut>; of :obli#,t~q~lkÂ¥Â¢2(2?4<ji~&~:2};6'9, co64Â»uo An, .W,pu-.. Â£91NBJE, ANCE. ~i@*44#2;14#1Â¢4Â¢Iig~~~~#Q4.j ro;<*,9 14*,or 4m4:sus,ained or iocutd*by the 1444141.*4644-,utrcr463,4dap~4*.9 ruson of mA#". IMI,#f,#'i#st by mi,44149.-â€¢04**?th<e,#.,%;hÂ©kein.*,c#bed. (â€¢1 ThoÂ·.Ii.bi(ity..of,th.CompÂ»).444Â«thia;po#cy.:halkoot excÂ¢cdÂ®Â© fe.alÂ·.of: (i) 14*,sou.,oflm,u.ReeÂ·#8.WÂ·ist**cd#k.Aiat, â‚¬Otho difference-betweenthc valuc of theinsuÂ«destate orintcrcs: as insured andthÂ¢ value of theÂ·insured estatc orinterest:subject.to thÂ¢ dofÂ«t, Bro or cocum- brance insurcd. against, by thispolicy. (b) In the event the Amount of Insunoce stated Â·in SchedulÂ© A AtÂ·the Date of Policy is tcss thao 80.percent of the value of the insured'estateÂ·of interest or the full consideration paid forthe land, whichaver ialess, orifsubscque:* to,the DA,c or Policy>an improvement is cretted on th#Â·landwhicb increaÂ».the value of the ihsurcd estate or interest by at least 20 percent over the AmountÂ·of Insurance stated in Schedule A. then this Policy is subjoct to the following: (i) whcre.no subsequent improvement has becomade, as to..any :partial 1055, theÂ· Company shal] only pay the loss pro rat# irt the proportionthat the amount of insurance at Dato of Policy beam, to the total value of-the insured estate orÂ· interestd Date:of Policy; or (iD where a subsequent improvement has been made, *, to any Â·partial: toss, ihc Company shall oniy pay the toss pro reta id thÂ© proportion that 120 percentÂ·of the Amount of Insurance suted in Schedule A bars to the sum. ofthÂ¢ Amount ofiInsurance.#ated in Schedule A ar14 the amount expended forthÂ¢ improvement. The provisions of this paragraph shall.not apply to costs, auorneys' frcs.and-oxpenscs for Â·which the Company h liable under this policy, and shal! only apply to that Portion of any Jo# which cxgceds, in thc aggrugate, 10:percent of the Amount of lnsurangÂ¢ stated in Scbcdule A. (c) The Company will pay only thow costs, attorneys' feÂ« and expensgincurred irraccord#ncc with Scction 4 of these Conditions and Stipulations. 8. APPORTIONMENT. If thc land described w Schedule A consist: of two or more parcels which 8.re not used *3 8. single :ite, and a lou is established affecting onc or more of the parccls but all, the lou shall be computed and settled on a pro ata basis as if thc unount of insuranÂ¢c under thi, policy Pas divided pro rats as to the value on Date of Policy eparate parcel to thq whole, exclusive ofany improycmÂ©nts made subs*quent to Date of Poli.cy, unless.a liability oavalue hal otherwise been agrted upon as to el by the Company and Â·thc insured at the time of the itwance of this- policy and shown by an express statement or by an endorsement attached to this policy. (continued and concluded 04 last page of this polky) (ALTA Owner's Policy) 9. TION OF LIABILITY. the Company cstablishes the title, or removes the alleged defect, lien or encumbrance, or curts the lack of a right of access to or from the land, or cures the c nmarketability of title, al! as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litijation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title as insured. (c) The Company shall not be liable for loss or damage to any insured for liability voluntarily assumed by the insured in sctiling any claim or guit without the prior written consent ofthe Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY. All payments under this policy, except payments made for costs, attorneys' fees and expenses, shall reduce the amount of the insurance pro tanto. 11. LIABILITY NONCUMULATIVE. It is expressly understood that the amount of insurance under this policy shall be reduced by any amount the Company may pay under any policy insuring a mortgage to which exception is taken in Schedule B or to which the insured has agreed, assumed, or taken subject, or which is hertaner executed by ininsured ahdwhich is a charge or lien on the estate or interest described or referred to in Scheduk A, and the amount so paid shall be deemed a paymentunder this Policy to thc insured owner. 12. PAYMENT OF LOSS. (a) No payment shall be made without producing this polky for endorsement of the payment unless the policy has been lost or destroyed, in which case proof of 10,4 or destruction shallÂ·be furni,hedÂ·10:the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in'accordance with.these Condition,Â·and St*ulhtiont theÂ·!ouÂ·jorÂ·<166'go hEall'be payable within 30 dayâ€¢ thereafter. 13. SUBROGATION UPON PAYMENT OR SETrLEMENT. (a) The Company's Right of Subrogation. Whenever the Company shall have settled and paid a claim under this policy, 811 right of subrogationÂ·shalhest in theÂ·.Cornpany unaffected!by any act of the insurÂ©d claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the insurtil ctâ€¢Unini would hive hadÂ·against any. person 00 property in respect to the claimhad this polky not been issocd. If requested by the Company, the insured claimant shall transfer to the Company altrights aDd remedÂ» against any person or properly necessary in order to perfect this right ofsubrogation. The insured clainiant shall pÂ«mit the Company tolue, compromise or sctdo'in the name ofthe insw-4 claimant and to use the name of the insured claimant in any transaction or litigation involving thew. rightf or remedju. a payment on account of a claim doe, obt fully Uve'r '8611.Jofthe ' ikslir&1' clairAaht, fhe 86mpany shall be subfogated to thew fight, aed rembdies inthc n whkh the Company's payment bean to the whole amount of the loss. loss :hould result fromany Â·Â·actÂ·ofthe inbured claimant, as itated above, that act shall not *oid.fhi,dpplify, but the. Company, in thal event, :4111 be:required to. pay only that part of any losse: insured against by thi; policy - which shall exceed the amount, if'any, lost to U Corripany hy reason of the imijainnent by the insured claimant of the Company's fight ofsubrogation. (b) The Company's Rights Against Non-insured Obligors. The Company's right of subrogation again# non-insured obligors shallexia and shall inÂ¢Jude, without. limitation, the rights of the insured to ihdemnitics. guarantics. other policies of insurance or bonds, notwithstanding any tcrms or conditions conlained in those instruments which provide for subrogation rights by reason of this policy. 14. ARBITRATION Unless prohibited by applicable law, either the Company or the insured may demand arbitration pursuant.to the Tide Insurance Arbitration Rulnofthe American Arbitation Association. Arbitrable marlen may include, but art not limited to, any controversy or claim bktwecm-tbc Company and-the insutrd-arising out of or relating toÂ· this policy, any scrvice of the Company in connection with its issuance or the breach of-* policy provision or other obligation. Ailarbitrable =iaticryÂ¥>ba.the Amount of Insurance is $1,000,000 or tess shall 66 arbitrated at the option of eijher thc Company or the insurcd. All araithb!6nkficrs whenttlic' An~ount of'Inhannce:is in excess of $1,000,000 shall be arbitratcdÂ· only when agregd toby both the.Company and the insured. AKbitratioopersuanÂ¢10:ihis policy and:Â®der'tb*Rulâ‚¬*.4â‚¬fktz on,the date the demand for ditration is made or, at the option of the insured, the Rules in cffcci. al Datc of-P61iey *141[ be'6iwdingÂ· i#yon Â·~the parties. -th; 44*ranny include attorneys' fees only if the taw; of' the Â·state in which the land is located permit a court to award atterneys' 12cs to a prevailinÂ¥Â·pany. Judgni#nt Oponthe award'reddered by the Arbitrator@ maybe entertd in any court having jurisdiction thcrcof. The law of the situs ofihe Iand shalt apply to an arbitration under the Title Insurance Atbitration Rules. A copy of the Rules.may bc obtained from the Company upon request. 15. LIABILITY LIMITEDTO THIS POLICY; POLICY ENTIRE CONTRACT. (a) This policy together with all endorsements, if any, attached hereto by the Company is Otc entire policy and contrict between the insured and the Company. In intcrpnling any provision of this policy, th'is policy shall bi constmed as a whole. (b) Any claim of loss or damage, whether or not bued on negligence, and which arises out of the status of the title to the estate or interest. covered'hereby or by any action asserting such claim, shallÂ·be retricted to this policy. (c) No amÂ¢ndment of or endorsement to this policy can be made except by a writing endorscd hercon. or,ttached hereto. signed by either the President, 4 Vice ent, thc Secretary, anÂ·Assistint StereUty, 6* ~Alida#Ag om&; or authodudÂ·~signatory of th; Compâ€¢ny. .VERABILITY. In the event any provision of thÂ¢ policy is hetd invalid or uncdfure'cable under applicable law, thÂ¢ policy sh'all be deemed. not to include that provision and â€¢11 other provisions chair remain in futr forte and effect. 17. NOTICES, WHERE SENT. All notices Nquired to be given the Company and any statement in writing required to b.e furnished the Company shall include the numbe; of this policy and shall be addressed to the Company at P.O. Box 2029, Houston, Texas 77252-2029. STEWART TITLE ent Aity.* KITV r'AU D-AN.Y e Vicinity Map =337Â¥-: 1 r.h<TI .. A . h . 1 1 0 *---, i i --.- j Â· 45A @aa â€¢.'il:t:nuc:A, 3 4-- . . ~1 \ 1 1 . . :-. . .1 'il ay7/ZI<Fic J-1 '- &- 0 L .. - ...... Ill - ..fn 1 .r- Lle O: f~'.Ob!/0.-1 Â»iiI -- . 4#=r ' Gl 2 46Â· r WestEnd l-J - 4 -Ejan .-/ , I. . 040 i 9-.9-% , 1 ..... . !1:11.4 /Al'~-juv -371 ~-222*2Â·kt Â· I 1 Uet* 201 â‚¬1@1 1 n - HI '1 --4-\ -4- ... - -4 0 -J 1 h -M=4- -4 - - 1.-delift#k.=7 1 /.Ezz<zzg 'LÂ· 7 - ----* '-' '--Tltic_1 i 1......: .//1 1l. ' t-V â€¢ -- [El --i----~*--n-:u~ l*LEIgEN MÂ®*d=- Ms /i; /4*4~ I /2*nu=Â¥t . i - -6/dt 11 1 :, fli - fl-J/ /,// Or.7.Sct942// I.JÂ·:L -- - - - .. 1 --,4.,k 21 - <276.Jj R f-Â£17 i 'LEE~~ *:â€¢fall - lili , Lpi Sy:Wr L.229#.4-Ig /1/ bdrilEÂ»+1 4/L , 1 ry.-,3*--1@U 41*<Irl ~17 It9LJ53MSF#24&flb /-- -2=94- f , / t:77*d F=iM al- -*W Â· i i /14% ti m:sa rof t_-?43 1)11 **Ulglf-IAj fi:~=~'j lfÂ¢i%iNk bi~~~lER I t . ; '- k . t,-a. 3| ~ . l--.22Â»-4 .41 fli Ill /41Â¥ - 1= UÂ»J-4,000771 ...11'll. n---%:.-1/143 0 4/f-=Rn- I 1 n,-re# n j J *P-4 4*jif0Bll,AAAW/ ~-~ilgth _lo-n.264!t* /-U , t -, Aquiff. #Efal l rN@R,~fr - Lia' /Â·-impht---En fillid 1 {1'7 , )- L--cric //P- H v :Â£â‚¬*SAE -.-*% ill Idett:Slttpag#* 1*312 a l MIM'4+fLJ 571 '-124--- A f LA, I i/L-PABL~ - ill--';-4 /'lÂ©d-- #44.4/&77--+741 /. m Rt:- .1,1 1 NU 1 .'/-.--3-= EnÂ¢13:fl 062ru~fl - V Â«57hz>4- h'l ../ 13 AbtbrÂ·2# TEd/ / t-ri:;:t# e - /h~f.1. A --h --1 1, 1 Ajt<ZÂ»Â·-. - i/,il- 7.-*45:7 /.'.la6#74 742# A r.>.-1 1, 0.1. '..,:, f.- . -6 1% TEn -_ 4.- 1 4 / L,==3)7 /-25:=:Â»%2u , $-.1 r - - -2-- i k 4 L/JJ 3/ .. I 1 Â£74.~~r '_~~ 3---u' -.-/ * ;\. c i i \ 40 . r< -:1 /.e '*4 / hiÂ· p:=Â»,9-2 0.Â·-4 ././Ar. 100 200 , - -- - I h / fÂ»*, Â£ , h April 21, 2000 Rd,a, 11 i Â·921~ 2>LC/Ul 10,tz.zurr Ulp.PrepaledbypMo~El 0.- ; AL; k\Â£ < 2 1 Ofo pÂ» Cow:fy GIS Oor#!aL-J t E . -3 -1 Â¥Â« , , 74%\ 39 f . 1.1 . 0/ - t... Vt 1 ..\. -7 --UllÂ·.Â·. Â·Â· >-0 J *~3 4274 940/>-- *: 4 6 1~M-*Lf *'I"Wh#'h.4 i li lili Filtilt!]sh #h HARRY TEAGUE ARCHITECTS 412 north mill aspen co 81611 2 970 925 2556 f 970 925 7981 mail@teaguearch.com 513 West Smuggler Street Conceptual Review Application Responses to Attachment 4 HARRYTEAGUEARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com 513 West Smuggler Street Conceptual Review Application Responses to Attachment 4 written description of proposal This proposal is for a Historic Landmark Lot Split at 513 West Smuggler Street. The existing 90.06' x 100.00' (9606 s.f.) lot would be split into two 45.03' x 100.00' (4503 s.f.) lots. Following the lot split, the proposal includes the relocation and renovation of, and addition to the residence on the new western lot of 513 West Smuggler Street, as well as the construction of a new residence on the new eastern lot. The project breaks into two separate residences. The residence on the western lot, which has already been granted HPC approval, consists of the relocated cabin with a new addition built behind it. The second residence--on the eastern lot-is a completely new single family residence. Our principle intention with the design of this house is to provide a contemporary living space for the owner while relating to the scale of the adjacent miner' s cabin. We have designed a house that fits into the urban setting with a formal entry facing the street and a detached garage located off the alley. The building addresses Smuggler Street with a deep, one-story porch. The porch will have similar proportions to the adjacent porch and will also continue the tradition of the entry procession with exterior steps and columns. To the east of the porch is a two-story element that "fills in the gap" between the neighboring two-story home and the single story porches and cabin. This two-story element which houses bedrooms and a second- story office also relates to the cabin and its additions by picking up their steep roof pitches and proportions. Fifteen feet behind the front porch, the house turns and orients its back half towards the views of Aspen Mountain and Independence Pass. This portion of the building is low (plate height = 6') where visible from the street and slowly rises and opens to the views from the second-story living spaces. Although the design of this building is stylistically different from it' s historic neighbor, we feel that this design maintains the established neighborhood scale and patterns. / Existing Site Plan/Survey i- f - M 5 Er 3/1 KE . STREET T.61 - 100.0 SCALE , LEGEND AND NOTES DI INCH - ID FIN .1 TY MO~Â«Jr/WT (9 ---516-m TrEST 0 5 I 13 20 O 1 Icâ€¢,O WRIFY Moâ€¢Uâ‚¬}CY U Dâ‚¬1<1 1 IED " co,rrota i ErEMIAL is i /00Â·r 4 .f e ~ *.GGL Ep 0 WiliTY 'OX CÂ»--+T--4 TE.CE 100.5 2 1 SET :PIKE Wfler CONTROL POSTED ADOIEKSÂ· 513 IEST 34*11* ST NORD-Ell CORNER It.OR 17 sEARIHOS eASED 01 CITY MOIU'ENT: FOUW MR 7- NORT-EN CORNER HOR I ZONT~â€¢l CONTRÂ«- 90 IMTHEAST CORNER Of ILOCK 27, W 73Â·09 11-Â¥ 8 75â€¢09 .0.0.04 O ./ RE'. lili CA.â€¢ 23*47 '0 J GAS PETER 1 , */TER LI/E 11 LOCATED IN *MUOOLER STREET â‚¬009 ~ :EVER, /HOE, ELECTRIC, 93, ,)O CATV Id LOCATEO IN ALLEY #E 0' I.~E~â€¢50 120.07Â· T, TLE /,IFLOR,wr 10â€ž FURN, S,ED /Y: - STPIAMT 117.E OF A,/EN, INC. 1 ORDER /0. 00*026/3/ 99.2 I DITED: OCT>*ER 07, 1099 24Â»3 Â· 9 3/IKE OR F-K *41 L SURVEY COâ€¢,TROL k/â‚¬5 |Â·CrÂ· VT 1. 1- lox / El.EVATION DATUL 13 ARDITURY. .Asts ON s ET T...w. As .0- LÂ« e ,-Â«I i CONTOUR i WTERVAL IS I FOOT /00 ~,* BLUE 5/RUCE TIEE CAL I PER *IZE AS NOTED / BRUIT ~ ASPEN TREE ILIM â€¢IZE AS NOTED TH Â¢, PROPERTY LIES Drr IRCLY OUTSIDE nâ‚¬ 100 YEAR FLOOD /1*1 / 0144 ICL ; AS DO,MED â€¢Y T,â‚¬ FEMâ€¢ FLOCO IN,SUU,9 RATE *AM Coll,lullÂ·rY / lol CONCRETE W<â€¢ 0*0 2â€¢7 EFFECTIVE DATEÂ· Â»E 4. 817. PLARTER / 1 \ NORTHEAST CORNER :400( 27 12.' . oIL I TERATED - 0/ SIU ~~~~ tor , 02/ ./AD .1-' 1 1 12Â· 1- 1 r / 9 8 5 8. A 12- : 1 i f #p 0 2 1 12Â· 1 0 ~HOUSF~ 1 DECK U. 2 / 0 5 \ 2 - -4-1 1. 1 0 . 1 "04* 0 - ..T .*42 2.4 F 30 2., FLOOR DECK Mg. 1 , -f-- 7 CERTIFICATION MI. 2 1 ' CERTIFIED Toi 102 'gi~Â£mr.~ 1 f i \ 1 SET ~ 1, MltÂ¢ I. 8.IRIDE, A RedISTERED LANC) SURYEYOR IN nE STATE OF ~r ~ COLORADO DO qi CERTIFY THAT THIS *URVEy WAS FIELD SURIEYED I \ DORINO AUCX.Ur, -2-ZX)<O 0,4 71â‚¬ GIOUND OF nâ‚¬ PROPERTY i - /03 --\ LEGALLY DESCRIED ~â‚¬REON, ANO IS CORRECT *aED I nâ‚¬ FIELD EVIDENCE /1. - 103.1 SHO- Al fÂ«*â‚¬> HERE<I, AND TMAT T>â‚¬RE WRE NO DEISCREPANCIES, - *71115 CO-L ICTS, .40*T/]ES IM AREA, /All///Y LINE CO-LICTS, ENCROAO,â‚¬â€¢473, ~ Â· IMPROVEMENT SURVEY 4 7 00 21 L L E }~ (4~,4170 -,03 -- - OVERL/.PF,),0 Of INROVEyerb, EASe,ENTS OR RIGHTS 0, WAY IN FIELD EVIDENCE OR 1040* 70 ME, EXCErT Al fREON IHO-4. UNDâ‚¬ROMOLÂ»Â«) trrILITIES C~]0 BL ~T~)~ 23947 WITH X Â¥131'LE A,PURTENANCE $ AND ola.~ENTS oF RECORD Nor FURM I 3~IEO #74 6 2 7 To Â·DE SURÂ¥EYOR ARE EXM/YED. TW IS CERTIFICAT ION ]3 VOID UNLESS CITY AND TOWNSITE OF ASPEN LOTS E. F & G. BLOCK 27. *T STAMPED I T>â‚¬ SEAL OF TME 50Â«VEYOR. PITKIN COUNTY. COLORADO 2 'OhED TH: S _5~_ 0,er Of .'03.3 DAVID ,= Me,RIDâ‚¬ ali 18129 ' ~ >ti 1811 ~*1 'REPIRED .Â¥ VtÂ».549/ 1 ASPEN SURVEY ENGINEERS. INC . \29'qot/ 210 5.GALENA $7*EE-7 i WI ./00-1. 70 =U... u. you ... co-/.a ..Â¥ u*'.C...Â»- ASPEN. cot.o. .16,1 I ..0./. Al -'ecT i. â„¢11 ./. lin,il 'I</ ./.AS Arla ./ ../ .*10 10. Cr. 1/ 11. nle,T. WAY ./ ACTicâ€¢ 640 /4,6/'E /F I {970) 925-3416 t-, AlrY DInCT . 7,â€¢i, POY I cÂ©â€žDKED -â€¢,5 rb,â€¢N r). Â·rt.,mi E-.All '1 ./.i.f...1 n- DE * / nâ‚¬ CENT,/ ICATI= wo- NE'/"4. , ~.b Â·Â· . 1Â©23 4. 15 2000 9449 45'-0 1 45'41/40 i 4. . -- -alley b ock 27 /Â©Â« Â«Ul --- ---~~-- :-L - p4 - ' 03-40% i-ff ~54 $ i- Z 44 ------ - 1 - / 1, - ~,i - f j tiE I - f /Â«442 1 ' A $5Â£/ >~5 *r97#trN#" i ~ Â»f 0 1 / 1 1444 L \jft\\\\4\4\\\I<--0/\tu--E- 1 2 1 1, 1 -j I -11.- F- j- \Off 91- - - aa bÂ· 1 -1__Â· 5'-0 1 *--9* 1 DIApr#*.2 9*A | 51-.i ifi- Fi ~- ----< i \44 1 21/1 r--Â« ' Ar-,f*\1644\\1 ~ x / I \ 54 -=r--1-t...El-1- T74 r ~ Eli 1 1, -- i\~tft~fik '4-4#-3-~lkE-4-111Â·ZÂ·f \1 \ 14 41 - lili // &3 -C/, 1 1 11Â£ 1 1. 11,Y -1 13- \ 1 ri# \\ * /,rt C 775;. 1,~ 14='f --- 1/ 3 1 <' 4 4 2 i +- ~ i-- -e--t 0 444 - 1,1 7-1 -' \ 1% ....90 j / ./ - /'tf7 ~~~480*404,>0--'.1 ' 1 - 4.-1 \ > 4 4 6 r, F K li I 1.' - 222 ~ ir// L ff141- f - ./1 . _ f 1\4Â» 1 a -4- f /1 9 1 44 Â£ 4 - , d / / 4 ~.,~ i#Â£1 // I I J \7 west smuggler street A NOT FOR CONSTRUCTION IN harm89 residence i 51 smuggler street lali 1 1 aspen colorado 2Â·.9 k cit,â€¢ n.in HARR TEAGU ARCHITECT 970 925 ~56 FAX 970 925 71 412 N ~~U . ASPEN Coal( I corn' -- \ \ 1\ 001--b~On- 1 , \ 1 /// / / \ 1 ~\ \ \ -- 920 / \ \ 1 \ , //-- -~ / 0 - \\ 3 \ '--\ \ 1 \ setback line \ ~/ i : 1 11 1 -I - 'y,L - ~ -- 1 \ 1 1 1 -~ \ 1. - /1 | ''\1 \ -~ 6/Â« 3 / // 11 / \ # /1 \ 1 i , 1 1 1 /1/ 0~â„¢p ./cr- .// \ 1 f 6.,-, Â® L 1 \ U\ 0 --/ -/1 \ .,0 W --7 LbÂ¢/ \\ BO \ Â« a, 95 9-1 \ 4 9 i- E t.4 L 2 \\4 . M 0 V/- \ 4 . . . 1 1\ f r > -1 = -- / u.%11 v a r Â»Â«12~11/ ==7=24 1 1Â«39~-X* pibid *% - t Lo - 4- \-eli Â¥ \ 4 11Â«~t 4/>room media rArn /8 if 1 1 07 not= -41~ r.11 1 2> LL L' . 6111 1 /4 pqi ' guest bedroom = - 9 1 urn: ; 1 26 111 11 i- \ a \ 11Â§ ~, i/ 44 1 ~' ., r- iR 1,1, 11#i N -/ ' i L=jr j 6 \ 2 - 4 2 \ 1 1- . 4 I I ' 7 f Â·rÂ· Â¥ 01 2- 7~ 7..5 1- Ua . Â·' ./' F:V' ivode494734't: 01-*UUM 1 // /4, sea,ack Ilne \ \ \ 2 I LO// Al i - 1 / //5 2 - r 17-6. 22!-1 38-6- 10'-0- \ 9 9 4-4 44 11 -,//// 0 b - 0424.02 ......... 1 80'-0~ -7--- ----- -------7 LIL 0 0 0 Q: 0 t 29 3 '07 0 2 0 el floor plan 1/4' = 1'-07 A100 eoue 6.U]Je4 O 81 0 uedse 2% HARR' TEAGU ARCHITECT 412 N ~ALL ST ~SPEN CO 816 970 9252556 92579 ~ 429 Â«Â«66 ./ 14./,3// \ 49// - , /1 . \ / ' 1 /Â»f \-,1 / , :\\ / \ \0. )1 \ fence line 13, x i -- 7 -_41 ~ \ line of lot split \ . 1 --2~~< \ t: 7 ' Li r- //11 1 i -% ~Â·J! ~ r'/ / 01 n \ ; 1. bf b 1 \ \ 110 t ,. 1 1 U# 4. \ 1 11 11 0 13#-rt' 1 1 -4 -r- L ' f 1 -, i\ 4, 4 'A-----~-1 1 1 UÂ» I ~ __-%-_...L-L%j' - %*j'*-i - / 1, 1., 6. 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I ..Â»A I ,Â»6 10 ' '2/ 2 14.- 4 % 14 4 af 41 4 1 NOT FOR CONSTRUCTION 96 . 1 , , Â¥%1. <1: ..4~t : D :. .'.9.,â€ž .......14Â¢.'. . . ..r f a .rf .1 14 t . 11 li ' . :1 i N : 4 I . 2 4 T>,M. '42~ i : . 1 :' 41 ! t i ' harman residence 513 west smuggler street 00 11 aspen colorado ' 'p.:9. , L i . HARRYTEAGUEARCHITECTS 412 north mill aspen co 81611 t 970 925 2556 f 970 925 7981 mail@teaguearch.com 513 West Smuggler Street Conceptual Review Application response to attachment 6 residential design standards This proposal conforms to the Residential Design Standards as defined in Section 26.410.040 of the City of Aspen Land Use Code. A site design 1 building orientation: â€¢front facades of office and porch elements as well as kitchen dormer are parallel to street 2 build-to-lines: Â·front facade of office and porch are within 5 feet of 10 foot setback line and account for the entire street facade 3 fences: â€¢all street facing fences will be under 42" B building form 1 secondary mass: â€¢garage accounts for 14% of total sq.footage and is linked to principal building by single story glass element C parking, garages and carports 1 Â·garage/parking accessed. from alley 2 Â·NA D building elements 1 â€¢both entrance and principal windows are oriented to the street a Â·entry door is within 10 feet of frontmost wall of office element b Â·covered entry porch with depth of 10 feet is provided c â€¢significant group of windows faces street 2 one story element â€¢porch roof is one story element that comprises 41% of overall width of building 3 windows a Â·no street facing windows span between 9 and 12 feet above floor level b â€¢street facade has only one non-orthogonal (triangular) window 4 lightwells: â€¢only lightwell occurs on side of building and is entirely recessed form street facade E context 1 materials a Â·quality of materials will be consistent on all sides of building b â€¢materials will be used in ways true to their characteristics C â€¢no highly reflective exterior materials will be used 2 inflediont "standard must be met for parcels which are 6,000 square feet or over" although the new building is on a 4,500 s.f. lot, the new building steps down to a one story porch and entry for a width of 14'-6" and a depth equal to the adjacent cabin along their common lot line