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Home My WebLink Aboutagenda.hpc.20010328ASPEN HISTORIC PRESERVATION COMMISSION March 28, 2001 REGULAR MEETING, 5:00 p.m. COUNCIL CHAMBERS SITE VISITS - NOON - Meet at the first site. If you cannot attend, be sure to visit the properties on your own before the meeting. (428 E. Hyman - story poles) 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments and project monitoring V. Disclosure of conflict of interest (actual and apparent) VI. OLD BUSINESS A. 735 ~ Bleeker St. - Final Review, Continue Public Hearing to April 25, 2001 B. 513 W. Smuggler St. - Final Review, Rescheduled for April 11, 2001 1,4 ' C. 629 W. Smuggler St. - Conceptual Review, Continue Public Hearing to April 11, 2001 D. 501 W. Main Street, Christiana Lodge, Conceptual Review, Public Hearing VII. NEW BUSINESS A. 428 E. Hyman Ave.- Conceptual Review, Partial Demolition, Variances Public Hearing VIII. ADJOURN PROJECT MONITORING Susan Dodington 240 Lake Avenue- Greenberg 930 King - No Problem Joe's 121 5th & North - Ernie Frywald 330 Gillespie Ave. 232 E. Hallam St. 7m & Main Street 213 W. Bleeker 104 S. Galena St. Mary's Church Suzannah Reid 414 N. First- POLE 240 Lake Ave. 312 S. Galena 7m and Main 330 Lake Avenue 620 W. Bleeker Historical Society 328 Park Ave. - Lane Trey Halferty 414 N. First- POLE 920 W. Hallam- Guthrie 212 W. Hopkins Ave. 312 S. Galena 620 W. Bleeker - Historical Society 213 W. Bleeker 200 E. Bleeker 328 Park Ave. - Lane Lisa Markalunas 939 E. Cooper- Langley (work stopped) 240 Lake Avenue- Greenberg 214 E. Bleeker- Brumder 330 Gillespie Ave. 520 E. Hyman Ave. 200 E. Bleeker 419 E. Hyman - Paragon Gilbert Sanchez 312 S. Galena 333 W. Bleeker Street 501 W. Main Christiania Lodge 330 Lake Ave. 121 5th & North - Ernie Frywald 200 E. Bleeker Rally Dupps 419 E. Hyman - Paragon 501 W. Main Street - Christiania Lodge 129 W. Francis 435 W. Main 930 King Street 104 S. Galena St. Mary's Church Melanie Roschko 232 W. Hallam 520 E. Hyman 213 W. Bleeker CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26, 2001 35 W. Bleeker old house expires Oct. 14, 2000 302 E. Hopkins- September 22, 2001 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 - MEMORANDUM i TO: Aspen Historic Preservation Commission THRU: Joyce Ohlson, Community Development Deputy Director 23 4W1>4 FROM: Fred Jarman, Planner ft$<- RE: Christiania Lodge Redevelopment-Conceptual Review / PIJBLIC HEARING DATE: March 28, 2001 (Continued from February 14~ 2001) PROJECT: CHRISTANIA LODGE - CONCEPTUAL REVIEW REQUEST: * Demolition of non-contributing structures k On-Site Relocation * Design Review for new lodge building buildings PUBLIC HEARING: Yes DATE: March 28th, 2001 (Continued from February 14th, 2001) ZONING: , Omee Zone District > Lodge Preservation Overlay > Main Street Historic Overlay PROCESS: Conceptual Review Historic Preservation Commission Final Review Historic Preservation Commission STAFF Approval with Conditions RECOMMENDATION: 5ummarg of Request The owners of the Christiania Lodge are requesting a Significant Development Review before the Historic Preservation Commission to conduct the following actions during a conceptual review: 1) On-site Relocation oftwo pan-abodes and the Callahan Cabin; 2) Demolition of 1) the existing main lodge building on the corner of Fourth and Main Streets, 2) the existing furled and duplex located at the back of the site on the alley, and 3) a one-story dark brown structure located on the corner of 5m and Main Streets; and 3) Construction of five new buildings to include a triplex, two fourplexes, a duplex, and the main lodge building. 1 background The applicant, LLC / Austin Lawrence Partners, represented by Mitch Haas, is requesting Conceptual Review approval before the HPC to 1) relocate three buildings on-site, 2) demolish four non-contributing structures, and 3) receive design approval to construct a main lodge building, two furled buildings, a duplex, and a triplex on the site. The site is located at 501 West Main Street in the Office Zone District. Other applicable zoning districts include the Main Street Historic Overlay and Lodge Preservation Overlay District. The site is comprised of Lots A - I, Block 31, and contains 27,000 square feet. The site currently contains the Christiania Lodge which incorporates a main lodge building, a fourplex and duplex, two pan-abodes, the Callahan cabin, a one-story structure, a pool, mature spruce trees and lilac hedge, and an irrigation ditch (not on the property) serving cottonwood street trees along the property's Main Street frontage. The applicant has previously approached the HPC through work sessions and a site visit with potential site plan designs incorporating a variety of building designs prior to this application. The HPC was consistently concerned with earlier versions of the proposed development due to the project's massing and scale, site plan design regarding the relationship to the historic cabin, and the entire project's relationship to the historic Main Street corridor /streetscape. As a matter ofprocess, the applicant intends to appear before the HPC through this Significant Development Review prior to continuing forward to the Planning and Zoning Commission and City Council for a Planned Unit Development (PUD) request where they propose to vary the underlying zoning's dimensional requirements. Ut should be noted, on February 1401, 2001, the applicant presented the proposal to the HPC during a public hearing for conceptual review that included representations not included in the original submission. As a result, the public hearing was continued to March 28th, 2001 so that the correct representations could be incorporated, reevaluated, and finally presented infull to the HPC at a later date. At that February 14th public hearing, the HPC did provide some comments to the applicant regarding the proposal; those comments / issues have been addressed in an "Application Supplement" by the applicant in Exhibit H attached to this Staff Memorandum. Further, Staff has reevaluated its review incorporating the proposed changes represented in this Exhibit. In addition, the applicant's representative, Mitch Haas, has provided Staff and the HPC with a letter for your review, which incorporates their response to the demolition standards for non-contributing structures.1 2 issues for Discussion This property is being reviewed by the HPC because 1) it is currently listed on Aspen's Inventory of Historic Sites and Structures because it contains the Callahan Cabin and 2) the site is located in the Main Street Historic Overlay. This redevelopment of the site includes several elements that require specific attention. This section will discuss the proposed 1) relocation of three buildings on-site, 2) demolition of four non-contributing structures, and 3) design approval for a proposed triplex, two fourplexes, a duplex, and a main lodge building. 1) On-site Relocation The applicant proposes to relocate three structures on the site. Specifically, the applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center of the property adjacent to the alley to the Main Street frontage. The f.*21: IKE i,,Â«.3 267.4~,~~7 Land Use Code [the "Code"1 and the Â» -2 2- 4. nut r:10/I#FIJ. Historic Preservation Design Guidelines t#pr : '*- 1,*.#WI. [the "Guidelines"] contain review criteria 71 ' i b tel f I , y ././Â£./ I.KNI L I i ' *, 7~kiwi- and guiding language regarding on-site relocations that will apply to this request. .. 4bV El I , 4 %* 1. Â¢ U.. ~ The Callahan log cabin (shown at left and 8 47, 11- 1 140:' below), built in the 1880's, is a simple gable-roofed structure made of hand hewn chinked logs with board and batten siding T in the gable ends. There are paired, six light easement windows along the north i and south sides of the building. The cabin, according to the Architectural Inventory Form is of the Late Victorian architectural style / building type. The cabin was relocated from its original location on the site in the 1950's. The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The 0--4 -1~ property was initially placed on -t~:129-diti. 231 51 the inventory because of the ' . Callahan Cabin. This structure is believed to represent the earliest type of permanent home in -Â». Aspen. It was originally located p in the center of the block, with the r gable end facing the street. It was subsequently moved to its current 4 position in the 1950's (shown to 3 the right). Other structures on the site, which were built in the 1950's and 1960's for the Aspenhof and then Christiania Lodges may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley. 79:' yer- pL,4,; 1 " --- 27 7-'0':'54#W., /1,41~ The current locations of the pan-abodes (shown to the - - I - --- 6 .0 , left) are at the rear of the site - V a adjacent to the alley and I.I.I.Ii-i- - somewhat hidden by large spruce trees and the pool A -- - 2 area. The Callahan Cabin is -- - ~ - - . . located in the center of the N ill 1[1 ~ 1111 P ~ 1 - - lot and also obscured by large spruce trees. Staff finds ---.--......--.--... ....--.- .- -- - -- that relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L'Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 of the Guidelines) indicate that relocation of historic structures their original site may be possible if doing so will accommodate other compatible improvements that will insure preservation. Staff supports the relocation of these three structures. 2) Demolition of four Non-Contributing Structures / Exemption From Demolition The applicant wishes to obtain an exemption from demolition to demolish all the building on the site except the Callahan Cabin and the two pan-abodes. Specifically, these buildings proposed for demolition include 1) the existing main lodge building on the corner of Fourth and Main Streets, 2) the existing fourplex and duplex located at the back of the site on the alley, and 3) a one-story dark brown structure located on the corner of 5th and Main Streets. None of these structures are the focus of the Architectural Inventory Form as having any significance. In the past, the fourplex, duplex, main lodge building and single story structure have served as lodge units. Once demolished, the applicant proposes to replace the fourplex with a new fourplex, the duplex with a new duplex, and the main lodge with a new main lodge structure. The applicant requests to construct a new triplex where the single story brown structure is located on the corner of Fifth and Main Streets. The HPC is the final decision making body that allows these structures to be demolished because they are located on sites that have HPC review and will evaluate this request against the conditions in the Code Section 26.415.010(E)(10)] . Please refer to Exhibit D for the specific response to these conditions. Staff finds that the structures do not add to the historic significance of the lot and therefore recommends the HPC grant the applicant approval to demolish the structures. 4 3) Design Review for the Proposed Main Lodge, Fourplexes, Triplex and Duplex The HPC has the review authority over development on the entire site because of the significance of the Callahan Cabin. Specifically, the HPC reviews the actions proposed for the historic resource as well as the design and location of new buildings so that scale, massing, materials, relationships between structures on the site and the way the entire site contributes to the surrounding properties. In this case, the proposed development includes both review of an inventoried structure as well as design review for new structures. The applicant has presented several site design scenarios to the HPC and subsequently received a considerable constructive response. This section will discuss 1) the design of the five new structures and 2) the relocation of the Callahan Cabin and the two pan-abodes as they relate to the Main Street Historic District. a. The Main Lodge Demolition and Redesign The applicant proposes this structure to remain as the main focus and largest structure on the site located on the corner of 4~h and Main Streets. This is the most prominent, visible, and defining structure on the site with major elevations on Main and 4'~ Streets. The applicant proposes to demolish this structure to its foundation and completely reconstruct a new main lodge. As a result of the previous discussions with the HPC regarding the apparent competition between the proposed chimney and tower, the applicant has redesigned the main lodge with only the tower, which appears to be slightly lower in height. Initially, Staff was concerned that the applicant proposed a confused design by incorporating major elements from distinctly different architectural styles. The Christiania Lodge's current architecture represents some similarities to that of a European Chalet Style that is reflected throughout the other larger lodge buildings on the site except for the cabin and pan-abodes. The applicant has restudied the exterior elements and materials for the main lodge and has provided a refined design with less competing major elements. Staff supports this design. b. Existing Duplex Demolition and Redesign As initially proposed, the proposed duplex elevations showed a large number or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appeared to make the building confusing. As a result ofthe HPC comments from the last meeting, the applicant redesigned this building with a more simplified palate of materials (cedar shingles and 12" horizontal siding) that better achieves a consistent design with the main lodge as well as the other buildings on the site. In addition, the applicant has proposed an "alternative design" in addition to this redesign. The supplement contains both the redesign and the alternative design to the duplex. The alternative design incorporates a new gable roof form on the north and south elevations that 5 provide an interesting break to the initially proposed roof line and relate to the gable forms on the east and west elevations. Staff supports the newly proposed "alternative design" referred to in the supplement. c. Existing Fourplex Demolition and Redesign As initially proposed, the proposed fourplex elevations showed a large number or variety of materials including cedar shingling, horizontal and vertical wood siding with different board widths, and stone veneer that appeared to make the building confusing. As a result of the HPC comments from the last meeting, the applicant redesigned this building with a more simplified palate of materials (cedar shingles and 12" horizontal siding) that better achieves a consistent design with the main lodge as well as the other buildings on the site. In addition, the applicant has proposed an "alternative design" in addition to this redesign. The supplement contains both the redesign and the alternative design to the duplex. Similar to the proposed duplex, the alternative fourplex design incorporates a new gable roof form on the north and south elevations that provide an interesting break to the initially proposed roof line and relate to the gable forms on the east and west elevations and also create a relationship to the triplex on the front of the lot. Staff supports the newly proposed "alternative design" referred to in the supplement. d. New Fourplex In reviewing the initial proposal for this new fourplex, Staff was concerned with the massing and scale ofthis structure. It is clear, that if a large building is to be constructed on this site, this location is the right one for the fourplex; however, while the structure is set back on the site and removed somewhat from Main Street, its mere mass and scale appear to overwhelm the Callahan Cabin as well as the main lodge building. In addition, the structure is the tallest on the entire half block. Staff recommends the HPC seriously consider the size of this structure and its relationship to other structures on the lot as well as across the alley towards the Boomerang Lodge. The applicant has presented an "alternate design" to the fourplex, which is in the supplement in response to the concerns by Staff and the HPC as to the complex roof forms. In doing this the applicant's have redesigned the main roof from a hipped style to one large, long gable form. Staff finds that this new design has actually made the massing larger than earlier proposed with the this very large, solid looking gable roof mass. In addition, the north elevation in the alternative design creates a large blank and unobstructed two-story plane from the second story deck to the upper gable forms on the roof. There is no plane breakup as earlier shown with a shed / gable like dormer that broke up this plane in the earlier design. While the initial proposal is very large, this new proposal only increases the massing while eliminating interesting features that actually brought scale to the 6 structure. Effectively, both ofthese issues add to the already large massing of the structure. Staff does not support this design. Again, Staff recommends the HPC not approve this structure as represented in this application as part of this conceptual review for these reasons. e. New Triplex Staffis encouraged by the design ofthe proposed triplex. This structure is a key building because it is located on the corner of 5th and Main Streets and would be very visible on both ofthose elevations. In addition, the relationship the triplex will have with the relocated pan-abodes and Callahan Cabin on the Main Street frontage is also very important. Specifically, the triplex intends to maintain a sensitive relationship with these smaller single-story structures that have front porches. Staff finds that inflection is achieved with this design. Further, the front porches add to the approachability of the structure, pedestrian experience, and reinforce the Main Street streetscape consistent with the adjacent pan-abodes, Callahan Cabin, and the main entrance to the main lodge building. 4) Design in the Main Street Historic District Historically, development in the Main Street Historic District began with housing built during the early mining era in Aspen followed by a few small, commercial businesses on corners in the neighborhood. Trees, typical of a residential area, dominated the early streetscape in this area. Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. The Historic Preservation Design Guidelines [the "Guidelines"] maintain a policy that: Creative solutions that are compatible with the historic mining character of the Main Street Historic District are strongly encouraged, while designs that seek to contrast with the existing context simply for the sake Of being different are discouraged. This will help protect the established character of the district, while also allowing new, compatible design. The Goal for the Main Street Historic District is to preserve the primary period of significance for Main Street - the mining era in Aspen. The primary goal is to preserve this character while accommodating compatible changes. In addition, individual buildings from later periods may also be of historic significance and should be preserved. In the effort to achieve this goal, certain elements should be considered such as building width, building and roof form, materials, architectural details, windows and doors, and so forth. The applicant proposes a face-lift to three existing buildings on the site including the main lodge building, a fourplex, and a duplex. The proposed development also includes the construction of a new triplex and the relocation of the Callahan Cabin and two pan- 7 abodes from their current locations to the front of the site to take more prominent positions on the Main Street frontage. As one walks east from the corner of 5th and Main Streets and passes in front of the redeveloped lot, the way these buildings are designed and arranged will have a profound effect on the pedestrian experience. (Please refer to the comprehensive Main Street elevation that includes all the proposed buildings as seen from the street.) The HPC is charged with determining whether this proposed development meets the goals the Guidelines are attempting to achieve; namely, to preserve this [historic Main Street] character while accommodating compatible changes. Staff Recommendation Staffrecommends the Historic Preservation Commission approve the Conceptual Review for a Significant Development Review request for 1) an On-site Relocation oftwo pan- abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of P and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge with the following conditions. Staff further recommends that the HPC not approve the proposed new fourplex in this request for Conceptual Review and that it be redesigned / restudied before the HPC grant Conceptual Review approval. 1. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval , indicating exactly what areas ofthe historic Callahan Cabin are to be altered as part ofthe renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, indicating how the existing materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 3. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 4. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 8 6. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 7. That the applicant shall be required to provide the contractor with copies of the HPC Final Review Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 8. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 9. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 11. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC; 14. That the applicant shall comply with the Universal Conservation Building Code; 15. The applicant shall be required, as a condition ofthis conceptual approval from the III'C, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structures proposed for relocation as part of the Final Review which shall be submitted to the Community Development Department as part of the Final Review Application; 9 16. The applicant shall be required to submit to the Community Development Department a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections as part of the Final Review Application; and 17. That the applicant does not receive approval for the proposed fourplex located on the back of the site as part of this conceptual review and shall restudy the design as it relates to scale and massing in relationship to the rest ofthe site. Recommended Motion "I move to approve Resolution No. ~*- approving the Conceptual Review for a Significant Development Review request for 1) an On-site Relocation oftwo pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; 3) the Construction of a new triplex, duplex, fourplex, and a main lodge, and 4) not to approve the design ofthe proposed new fourplex to be located on the alley adjacent to the main lodge structure with the conditions set forth in the Resolution." 0 Review criteria and Staff Findings EXHIBIT A - ON-SITE RELOCATION EXHIBIT B - DEMOUTION EXEMPTION EXHIBIT C - NEW BUILDING ADDITIONS EXHIBIT D - DESIGN IN THE MAIN STREET HISTORIC DISTRICT EXHIBIT E - SITE LOCATION EXHIBIT F - RESOLUTION NO. , SERIES OF 2001 EXHIBIT G - LETTER FROM MITCH HAAS EXHIBIT H - APPLICATION SUPPLEMENT I . iliah 26 4 /k bul Â« f--- 4Â·4 01 Ltr- 10 Ilxhibit A On-Site Relocation Land Lise Code Requirements 26.415.010(E)(8) Standards for review of on-site relocation. No approval for on-site relocation shall be granted unless the Historic Preservation Commission finds that the standards of Section 26.415.020(E)(7)(b),(c), and (d) have been met. If the structure that is to be relocated does not contribute to the historic significance of the parcel, only standard 26.415.020(E)(7)(2) must be met. b. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation, and Staff Finding The applicant proposes to relocate three structures on the site. Specifically, the applicant proposes to relocate two pan-abodes and the Callahan Cabin, from their current locations at the rear and center ofthe property adjacent to the alley to the Main Street frontage. The Callahan log cabin, built in the 1880's, is a simple gable-roofed structure made of hand hewn chinked logs with board and batten siding in the gable ends. There are paired, six light easement windows along the north and south sides of the building. The cabin, according to the Architectural Inventory Form is of the Late Victorian architectural style / building type. The cabin was relocated from its original location on the site in the 1950's. The Callahan Cabin remains as the only original structure on the site; the lodge buildings were developed around it in the 1950's and remodeled in the 1960's and the pan-abodes were constructed in 1962. The property was initially placed on the inventory because of the Callahan Cabin. This structure is believed to represent the earliest type of permanent home in Aspen. It was originally located in the center of the block. It was subsequently moved to its current position in the 1950's. Other structures on the site, which were built inthe 1950's and 1960's forthe Aspenhof and then Christiania Lodges may have achieved significance, particularly two excellent examples of Pan Abode cabins (built in 1962) along the alley. The current locations ofthe pan-abodes are at the rear ofthe site adjacent to the alley and somewhat hidden by large spruce trees and the pool area. The Callahan Cabin is located in the center ofthe lot and also obscured by large spruce trees. Stafffinds that 11 relocating the Callahan Cabin and the two pan-abodes to the front of the lot on the Main Street frontage will better promote their historic significance and establish a strong presence to the Historic Main Street corridor similar to the L'Auberge adding to the pedestrian experience. The Guidelines (see Chapter 9 ofthe Guidelines) indicate that relocation of historic structures their original site may be possible if doing so will accommodate other compatible improvements that will insure preservation. Staff finds that the proposal meets this criterion and Staff supports the relocation ofthese three structures. c. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation, and Staff Finding As clearly stated in the application, the applicant has not completed any analysis on the whether or not the three structures could be moved and therefore does not know if the structures are capable of withstanding the physical impacts of the relocation and re-siting. The applicants shall be required, as a condition of conceptual approval from the HPC, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structure proposed for relocation as part of the Final Review. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. i A relocation plan shall be submitted, including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation, and Staff Finding Consistent with the response to the above criterion, the applicant has not (as part of this Conceptual Review application) submitted a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections. However, the applicant shall be required as a condition of conceptual review approval, to comply with this criterion. Staff finds that while, the applicant will conduct this required task in good faith prior to Final Review, this criterion is not currently met. Historic rreservation Design Guid ellnes A part of a historic building's integrity is derived from its placement on its site and therefore, its original position is important. Preserving the original foundation is always encouraged. Generally, removing a structure from the parcel with which it is historically 12 recorded will compromise its integrity. However, there may be cases when relocation will not substantially affect the integrity of a property and its rehabilitation can be assured as a result. In some cases, it may be possible to reposition a structure on its original site if doing so will accommodate other compatible improvements that will assure preservation. A related concern is the character of the building's foundation. Traditionally, most buildings in Aspen had simple foundation designs. Many had a wooden sill that was clad with siding. A few ofthe grander structures had stone foundations. These features should be preserved. Staff would like the HPC to pay particular attention to the following guidelines in making a determination on the relocation request for the three structures. 9.5 A new foundation should appear similar in design and materials to the historic foundation. â€¢ On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. â€¢ Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut ofthe stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. â€¢ Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. â€¢ Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 13 Exhibit b Demolition F xemption Land LIse Code Requirements 26.415.010(E)(10) Exemption for structures within an "H," Historic Overlay District. The demolition of a structure located within an "H," Historic Overlay District, may be exempt from meeting the applicable standards in Section 26.415.02003), (C), (D), (IE) or (F) if the Historic Preservation Commission finds that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. Staff Finding The applicant proposes to demolish the existing main lodge building on the corner of Fourth and Main Streets, the existing foulplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets. These structures are not the focus of the Architectural Inventory Form. The form only speaks to the importance of the cabin and also mentions the two pan- abodes, which will all be preserved on the site. Staff finds that this criterion is met. b. The structure is considered to be non-contributing to the historic district. Staff Finding Again, these structures are not mentioned on the Architectural Inventory Form (over the course of the last ten years) as having any significance. By there mere absence from the forms evaluating the historically significant structures on the site, Staff considers these structures to be non-contributing. Staff finds that this criterion is met. c. The structure does not contribute to the overall character of the historic district, and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation does not impact the character of the historic district. Staff Finding These structures proposed for demolition are not included on the City of Aspen's Inventory of Historic Sites and Structures. The HPC has further indicated in previous meetings that their complete "remodel" or complete demolition down to their foundations did not significantly contribute to the overall Main Street historic district. In addition, the fourplex and duplex are located at the rear of the site and are somewhat obscured from view due to mature vegetation. 14 The structure on the corner of Fifth and Main Streets is currently in a poor condition that detracts from the site and does not contribute to the overall character of the historic district. The demolition of these structures will enhance the character of the historic district. Staff finds this criterion to be met. i The demolition, partial demolition, o#-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel Staff Finding The Christiania Lodge has served Aspen as a true ski lodge with beds available to out of town guests for many years. The nature ofthe lodge economy in Aspen is dynamic and therefore, lodges must react to meet these challenges of today's clientele. The applicant intends to demolish the entire lodge with the exception of the two pan- abodes and the Callahan Cabin in order to rebuild a lodge to meet these lodging trends. This redevelopment will substantially improve the streetscape. Staff finds this criterion to be met. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. Staff Finding This application is before the Historic Preservation Commission for the appropriate review. Staff finds this criterion to be met. 15 Exhibit C New building Additions Historic rreservation Design Guidelines The Guidelines indicate that preserving a historic property does not mean it must be "frozen" in time, but it does mean that, when new building occurs, it should be in a manner that reinforces the basic visual characteristics of the site. This does not imply, however, that a new building must look old. In fact, imitating historic styles is generally discouraged; historians prefer to be able to "read" the evolution ofthe street, discerning the apparent age of each building by its style and method of construction. They do so by interpreting the age of a structure, placing its style in relative chronological order. When a new building is designed to imitate a historic style, this ability to interpret the history of the street is confused. A new design should relate to the fundamental characteristics of the historic resources while also conveying the stylistic trends of today. It may do so by drawing upon basic ways of building that make up a part of the character of the property. Such features upon which to draw include the way in which a building is located on its site, the manner in which it relates to the street, and its basic mass, form and materials. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results. It is also important that a new building in close proximity not impede one's ability to interpret the character of the historic property; therefore, a new structure should be compatible in scale, site relationship and style. Simplicity and modesty in design are encouraged. Key features of individually landmarked properties include building orientation, building alignment, mass and scale, and building form. Staff finds that the following guidelines are particularly germane to the proposed development with respect to the following features. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. â€¢ 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. â€¢ The primary plane of the front should not appear taller than the historic structure. â€¢ The front should include a one-story element, such as a porch. 11.8 Use building materials that contribute to a traditional sense of human scale. â€¢ Materials that appear similar in scale and finish to those used historically on the site are encouraged. 16 Â· Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. â€¢ These include windows, doors and porches. â€¢ Overall, details should be modest in character. 17 Exhibit D 11 , r Design in the jvlain otreet Historic District Historic rreservation Design Guidelines Development in what is now called the Main Street Historic District began with housing built during the early mining era in Aspen. Soon a few small, commercial businesses sprang up on corners in the neighborhood. Trees, typical of a residential area, dominated the early streetscape in this area. Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. Particular features associated with design in the Main Street Historic District include building width, building and roof form, materials, and architectural details, windows and doors, and streetscape features, site design and landscaping features, and so forth. The following are guidelines that should be part of the discussion with the conceptual review ofthis project. 12.14 Design a new building to appear similar in scale to those seen traditionally in the district during the mining era. â€¢ Generally, a new building should be one to two stories in height. 12.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally on Main Street. â€¢ Other, subordinate modules may be attached to the primary building form. â€¢ Each identifiable mass should have its own entrance. 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. â€¢ When selecting materials, reflect the simple and modest character of historic materials and their placement. 18 Exhibit E Site Location '~t 2 9~ C Christiania Lodge Site 7--ti, 1/- - -â‚¬1 -. 1, , .Wi'. m 1 4 k ..../.- * 4 V *.1 IN .- in,1,04.../3~% Â£, t a 4â€ž Ul - ---,- 1 . 01 . f a 1 1 $' .41. 4 4 4.* .1 /0 2 *28 SK 5/. , 1. $ 6 - 4.Â« . . . . + .7/ 4 ~ ~ -~ f' '- N 4 ::1#k' 1 iwizill "411. ,\...... ad 0gY ./4- 4~~~~~8 ~~~~~~~~~~ AVL W â‚¬Â«~ f : diaN,-lltllm '4'' WW 7/~f E - Boomerang Lodge Site s . I 19 ef C,xhibit F RESOLUTION NO. ~~~- SERIES OF 2001 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING THE CONCEPTUAL REVIEW REQUEST FOR THE CHRISTIANIA LODGE FOR 1) AN ON-SITE RELOCATION OF TWO PAN- ABODES AND THE CALLAHAN CABIN; 2) THE DEMOLITION OF THE EXISTING MAIN LODGE BUILDING ON THE CORNER OF FOURTH AND MAIN STREETS, THE EXISTING FOUR-PLEX AND DUPLEX LOCATED AT THE BACK OF THE SITE ON THE ALLEY, AND A ONE-STORY DARK BROWN STRUCTURE LOCATED ON THE CORNER OF 5â„¢ AND MAIN STREETS; AND 3) THE CONSTRUCTION OF A NEW TRIPLEX, DUPLEX, TWO FOURPLEXES AND A MAIN LODGE STRUCTURE FOR A PROPERTY LOCATED AT 501 WEST MAIN STREET, LOTS A-I, BLOCK 31, CITY AND TOWNSITE OF ASPEN, COLORADO Parcel ID: 2735-124-49-001 WHEREAS, the applicant, LLC/ Austin Lawrence Partners, LLC, represented by Mitch Haas, is requesting Conceptual Review approval for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite ofAspen. WHEREAS, the property is currently listed as a Historic Landmark on the City ofAspen's Inventory ofHistorical Sites and Structures; and WHEREAS, the Community Development Department determined the Conceptual Review application for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions; and 20 WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the Historic Preservation Commission on March 28th, 2001, at which time the HPC considered and found the application to meet the review standards, and approved 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and recommended approval with conditions by a vote of five to one L._ to _). WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and WIIEREAS, the Aspen Historic Preservation Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements ofthe Aspen Area Community Plan; and WHEREAS, the Aspen Historic Preservation Commission finds that this Resolution furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED: Section 1 Pursuant to the procedures and standards set forth in Title 26 ofthe Aspen Municipal Code, the requests for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge building on the corner of Fourth and Main Streets, the existing fourplex and duplex located at the back of the site on the alley, and a one-story dark brown structure located on the corner of 5th and Main Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen is approved with the following conditions: 1. That the applicant shall submit a demolition plan, as part of the building permit plan set upon receiving Final Approval , indicating exactly what areas of the historic Callahan Cabin are to be altered as part of the renovation; 2. That the applicant shall submit a preservation plan, as part of the building permit plan set upon receiving Final Approval, indicating how the existing materials, which are to be retained, will be restored. The requirement is to 21 retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage; 3. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 4. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 5. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 6. That the preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction; 7. That the applicant shall be required to provide the contractor with copies of the HPC Final Review Resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 8. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 9. That all representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions; 10. That the applicant agrees that any restoration has to comply to the UCBC 1997 version; 11. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; and 12. That the applicant agrees that prior to issuance of a Certificate of Occupancy, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees; 22 13. That the applicant will provide the Community Development Department and HPC with an agreement regarding actions taken to mitigate for any potential impacts on the site as a result of this land use request with the City of Aspen Parks Department prior to Final Review before HPC; 14. That the applicant shall comply with the Universal Conservation Building Code; 15. The applicant shall be required, as a condition ofthis conceptual approval from the HPC, to conduct such an analysis / structural report by a licensed engineer demonstrating the soundness of the structures proposed for relocation as part of the Final Review which shall be submitted to the Community Development Department as part of the Final Review Application; 16. The applicant shall be required to submit to the Community Development Department a relocation plan including posting a bond or other financial security approved by HPC with the engineering department, to insure the safe relocation, preservation, and repair (if required) of the structure, site preparation and infrastructure connections as part of the Final Review Application; and 17. That the applicant does not receive approval for the proposed fourplex located on the back of the site as part of this conceptual review and shall restudy the design as it relates to scale and massing in relationship to the rest ofthe site. Section 2: All material representations and commitments made by the applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Historic Preservation Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity ofthe remaining portions thereof. 23 APPROVED BY THE COMMISSION at its regular meeting on the 28th day of March, 2001. Approved as to Form: David Hoefer, Assistant City Attorney HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Deputy City Clerk 24 E k h: b:4 HAAS LAND PLANNING, LLC February 15, 2001 Mr. Fred J arman Aspen City Planner 130 South Galena Street Aspen, CO 81611 RE: Christiania Lodge, Demolition Requests Dear Fred: On behalf of Austin Lawrence Partners, Stryker Brown Architects, and Haas Land Planning, LLC, I would like to extend our sincere apology for any confusion our application may have caused with regard to our intentions to demolish and rebuild the existing duplex and fourplex structures located along the alley on the Christiania Lodge property. There was no intention whatsoever on our part to mislead you or confuse the issues involved; our desire to demolish and replace these structures was discussed with the Historic Preservation Commission (HPC) at the previous work session. The purpose of this letter is to clearly document our intentions with regard to the two aforementioned structures as well as the main lodge building, and to provide responses to the applicable standards of the Land Use Code. Lengthy descriptions of the existing condition of the duplex, fourplex and main lodge structures are provided in the December, 2000, application booklet and need not be repeated here. Further, the December, 2000, application booklet provides detailed descriptions and architectural drawings of the proposed replacement structures. The only point that, perhaps, was not made perfectly clear was our intention to raze these structures down to their foundations, then rebuild on the same footprints. There will, however, be a few very minor, insignificant changes to the existing footprints in a couple of locations. For instance, on the fourplex, a new external stairway is proposed and will require new footings and associated improvements. Section 26.415.010(E)(10) of the Regulations provides certain exemptions for demolition of structures within an "h," Historic Overlay District. The exemption is from review against the standards of Section 26.415.010(E)(5). To â€¢ 201 N. MILL STREET, SUITE 108â€¢ ASPEN, COLORADO â€¢ 81611 â€¢ â€¢ PHONE: (970) 925-7819 â€¢ FAX: (970) 925-7395 â€¢ .. ' February 15, 2001 Page 2 qualify for such an exemption, the HPC must find that the following conditions have been met: a. The structure is not identified on the Inventory of Historic Sites and Structures. The structures proposed for demolition are not the subject of the Architectural Inventory Form for the property Instead, the 2000 Inventory focuses almost exclusively on the Callahan Cabin while noting the presence of two excellent examples of Pan Abode cabins. The proposal involves the restoration and preservation of these three structures as well as their relocation to deliver them to prominence at the front of the property The 1991 Inventory form discussed only the Callahan Cabin. In previous meetings with the HPC, very similar-designs to those now proposed as replacement structures were approved as remodels of the duplex and fourplex structures. The approved remodels contemplated the complete covering and/or replacement of all existing and original materials. These structures have not achieved historic significance; nevertheless, if the HPC desires to preserve Pan Abode structures, two of the best examples in Aspen are already proposed for preservation on the subject site. The Pan Abode elements of the duplex and fourplex structures, by contrast are not particularly strong or representative examples of a particular era or type of construction. After all, these structures were built less than 30 years ago in 1974, which hardly qualifies as historic. The intention to demolish and rebuild the main lodge structure has been clear from the onset of this projecfs review, but is addressed herein for the sake of being comprehensive. In the many meetings, work sessions, and discussions held with the HPC, very little, if any, reluctance to allow the razing and rebuilding of the main lodge structure has been voiced. Instead, these discussions have focused on the design of the replacement building, directly implying a willingness to allow its demolition down to the foundation. b. The structure is considered to be non-contributing to the historic district. Given the lack of attention, both the 1991 and 2000 Inventories clearly demonstrate that the structures proposed for demolition are not of any particular historical significance. Those structures which do contribute to the historic significance of the site and the district are being preserved and delivered from obscurity to preeminence. 0 c. The structure does not contribute to the overall character of the historic district, and its demolition. partial demolition, off-site relocation, on-site February 15, 2001 Page 3 relocation or temporary relocation does not impact the character of the historic district. Please refer to the narrative provided in response to standard "a," above. The duplex and fourplex structures do not contribute to the overall character of the historic district nor will the demolition of these structures impact the character of the district. If these structures did significantly contribute to the character of the district it is doubtful that the HPC would have approved the remodeling plans previously proposed. However, the HPC did approve those remodeling plans, and said plans provided for the complete covering and/or replacement of all existing and original materials. In truth, these structures are located along the alley, and views of them from Main Street are obscured by the presence of mature vegetation and intervening buildings. Moreover, they are not particularly strong examples of an important architectural style, nor are they particularly representative of an important time in the history of Aspen. Again, in the many meetings, work sessions, and discussions held with the HPC, very little, if any, reluctance to allow the razing and rebuilding of the main lodge structure has been voiced. Instead, these discussions have focused on the design of the replacement building, directly implying a willingness to allow its demolition down to the foundation. Such a willingness would not have been implied if the HPC felt that the demolition of the main lodge structure would adversely impact the character of the Main Street Historic District. d. The demolition, partial demolition, 0#-site relocation, on-site relocation or temporary relocation is necessary for the redevelopment of the parcel. The rebuilding of the structures proposed for demolition is essential to ensuring the Christiania Lodge's continued viability That is, absent the proposed redevelopment the Christiania Lodge is not likely to ever re- contribute to the small lodge bed base of Aspen, and the proposed demolitions are necessary for the viability and success of the proposed plan. For instance, after further study, it was realized that the remodeling of the duplex and fourplex structures would provide a lower quality product and be more expensive than razing and rebuilding. New siding was going to be placed on the outside of the existing walls while new insulation and finishing were going to placed inside of the existing walls. New window openings were to be cut through the remodeled walls. It was also discovered that an additional foot of ceiling height would be needed on each of the two floors, thus requiring new plate heights. Consequently, very little of the existing materials would survive the remodel and those portions that would survive would be completely masked within the new wall coverings. . February 15, 2001 Page 4 Given that two excellent examples of Pan Abode design and construction are already being preserved and delivered to prominence on the subject site, it seemed pointless to attempt salvaging such small, imperceptible vestiges of these two structures, especially in light of the economic realities of doing so. With regard to the main lodge structure, its floor plan and construction are far too antiquated to enable upgrading to today's lodging market standards without demolition and replacement The units to be provided in this replacement structure, as well as those of the replaced duplex and fourplex, are essential to the viability of the project and, in turn, the ability to ensure the Christiania Lodge's continued viability. e. The redevelopment or new development is reviewed by the Historic Preservation Commission pursuant to Section 26.415.010. The combination of the previously submitted application and this letter address the Historic Preservation Commission's review of the proposal pursuant to Section 26.415.010. Work on the redevelopment of the Christiania Lodge officially began with the submittal of the original remodeling application for the duplex and fourplex structures in December of 1999. Another application was submitted in April of 2000 but stalled for various reasons. The current application was submitted in December of 2000, which brings us where we are today. A year and two months have already passed, and the Christiania Lodge redevelopment plans still have a long way to go (including PUD application preparation and reviews as well as Final HPC application and reviews) before construction can be contemplated. This discussion of time passed is not at all intended to cast blame one way or another. Rather, it is included only to stress the importance of keeping this process moving forward in as efficient a manner as possible. After alt the Lodge Preservation program and associated code amendments were put in place, at least in part to provide a streamlined review process for the expansion and redevelopment of small lodges. As such, we respectfully request that you please do everything within your power to ensure that our continued HPC hearing stays on the March 14, 2001 agenda and is given the time it deserves. February 15, 2001 Page 5 Please have copies of this letter distributed to the members of the HPC with their packets for the March 14, 2001 hearing. If you should have any questions, please do not hesitate to contact me. Yours truly, T-Te.c T en,1 Planning, LLC 3 Mitch Haas, AICP Owner/ Principal CC: Greg Hills, Austin Lawrence Partners David Brown, Stryker Brown Architects c:/my documents/City Applications/Christiania Demo Lettr â€¢Smâ€¢Â¢ IPEtISm,Arm comms*m MEETING DATE: ~-52 p- NAME OF PROJECT: 33 / lu - 4)'ty Â£ r 11-1 Â«0I-k ~ -5 CLERK: 94 6 STAFF: *4-k-- ~TRL/-rl- WITNESSES: (1) /1/1, k~ 6443 '9 01 8,9 8 / ~ yj Y A.00 ju (3) (4) (5) EXHIBITS: 1 Staff Report ( ~ (Check If Applicable) 2 Affidavit of Notice C ) (Check If Applicable) 3 Board Criteria Sheet C ) (Check If Applicable) 4 5 MOTION: 41-2 VOTE: YES NO SUZANNAH REID YES NO -YES 30- - SUSAN DODINGTON YES NO GILBERT SANCHEZ YES NO-_â„¢ LISA MARKALUNAS YES NO JEFFREY HALFERTY YES NO -Â¥ES MiL_ -=Â¥e.=---Not== MELANIE ROSCHKO YES NO RatititÂ¥zBU~S YER HPCVOTE E x 6,6,04 riw INDEX OF NEW DRAWINGS --- CHRISTIANIA LODGE --- REPLACED ALLEY DUPLEX: SHEET DESCRIPTION AA 3.1.a Current proposal (same as in the application book) for the South and West Elevations of the Duplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AA 3.2.a Current proposal (same as in the application book) for the North and East Elevations ofthe Duplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AA 3.1.b Elevation and perspective drawings for a new option/alternative proposal for the Duplex structure to be reconstructed after demolition. AA 2.4 Roof Plan for the new option/alternative proposal for the Duplex structure to be reconstructed after demolition (as shown on AA 3.1.b). AA 3.1.c West and South Elevations ofthe remodeled Duplex structure, as previously approved by the HPC. AA 3.2.b East and North Elevations ofthe remodeled Duplex structure, as previously approved by the HPC REPLACED ALLEY FOURPLEX: SHEET DESCRIPTION AB 3.1.a Current proposal (same as in the application book) for the South and West Elevations of the Fourplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AB 3.2.a Current proposal (same as in the application book) for the North and East Elevations ofthe Fourplex structure to be reconstructed after demolition, only the materials palette has been simplified from that shown in the application book. AB 2.4.a Roof Plan of the current proposal (same as in the application book) for the Fourplex structure to be reconstructed after demolition AI33.1.b Elevation and perspective drawings for a new option/alternative proposal for the Fourplex structure to be reconstructed after demolition. AB 2.4.b Roof Plan for the new option/alternative proposal for the Fourplex structure to be reconstructed after demolition. AI33.1.c West and North Elevations ofthe remodeled Fourplex structure, as previously approved by the HPC. AB 3.2.b East and South Elevations of the remodeled Fourplex structure, as previously approved by the HPC. NEW FOURPLEX (ALONG ALLEY): SHEET DESCRIPTION AC 3.1.a Elevations of the current proposal (same as in the application book). AC 3.1.b Elevations and perspective drawings of a Fourplex structure with a revised design based on the comments ofthe HPC and staff. AC 2.4 RoofPlan ofthe revised Fourplex structure (as shown on AC 3.1.b). MAIN LODGE STRUCTURE (RECONSTRUCTION): SHEET DESCRIPTION AD 3.1.a Elevations ofthe current proposal (same as in the application book). AD 3.1.b Elevations of the Main Lodge structure with a revised design based on the comments ofthe HPC and staff. AD 2.3 Roof Plan ofthe revised Main Lodge structure (as shown on AD 3.1.b). -1 DOAMER RIDGE ~ , 128'-11'ELEV r ~1 DORMER RIDGE - - - - - - - --- - - -~ - - 127-71/2 ELEV. CEDAR SHINGLES ARCHITECTS ; <~ ~7~ - CEDAR SHINGLES 19 SOUTH SPRING STREET O ASPEN COLORADO .161 1 K (Ph:970.923Â·2100 !Fax)970â€¢925-2258 leÂ·mail) ..49:opr.9 ne! 2 X 12 WOOD FASCIA BEARING PLATE ~ , _ _ Â· - - J BEARING PLATE 119'-9- ELEV -. - - _- 119-9Â· ELEV 12" VERTICAL WOOD SIDING ~ Â·Â· ~Â· L : < ' 6" HORIZONTAL WOOD SIDING T > I - - 13 O HANDRAIL DESIGN 9-r.; 6-13-2. . <EE EE ED 8 X8 WOOD END POSTS 2 X 6 HORZ. TOP & BOTTOM RAILS - - L-- : - 4 X 4 WWF WELDED TO 1 X1 1/8Â· ANGLES . - - BOLTED TO THE RAILS AND ENDPOSTS ~ UPPER FLpOR ...~~_ , _ _ . . Y -- -- 3 ~- UPPER FLOOR 111Â·-9'ELEV < 2 X 12 WOOD FASCIA 111'-9' ELEV 4" STONE VENEER ~ ~ < 12" VERTICAL WOODSIDING b _u b 1 - -~ - I 0 -- - - CHRISTIANIA 1 -- 501 West M i lil Strivt A<.pâ€¢Â·n, C:derat!,Â·81'41 MAIN FLOOR, . FT- -i n- _-- . - F 0 MAIN FLOOR 101'-9Â· ELEV -- 101 9Â· ELEV I EXISTING GRADE . r < ~ EXISTING BASEMENT n ~ ~ UNDER 1/2 OF BUILDING 0 9 NEW STAIR 1 > ......2> .... F 11 1 /0 1 1 .-: 10 14: I.: .11 1 -__] EXISTING BASEMENT ELEVATION LOWEA FLOORLEk ~_ L---__ 4-=- -------___----___-- ,+ LOWER FLOOR 91Â·Â·9Â·ELEV ' 91Â·Â·9'ELEV DUPLEX SOUTH ELEVATION I)AT [:: lhAL/F- 12/21/99 HPC APPROVAL PHASE I 4/13/00 PHASEII HPC &P&Z APPROVALS DORMER RIDGE .. CITY COUNCIL APPROVAL /7 -- Â· ~~,A = --- RIDGE VENT TYP. -- 128 11Â· ELE'./ ~0~~~~~~~ 0 [)ORMER RIDGE 6/5/00 REVISED HPC APPROVAL- < PHASE 11 127Â·71/r ELEV 11/30/00 REVISED HPC APPROVAL- PHASE I & 11 It -1 \\ 01 CÂ·, Â· ~ 03/28/01 REVISED HPC APPROVAL- PHASE 1&H CEDAR SHINGLES -77. N -CEDAR SHINGLES i / 7 / . . 7-14, d...iment' 11.-1 1-,Â·. n prep.,red >,Â· A Â· 1Â· tort'i, i b ..in.1.f:lit 119-9' ELEV Â· : Â·' 119-9' ELEV BEARING PLATE 0 , 2 X 12 WOOD FASCIA '> 1 0 BEARING PLATE ,. â€¢ /Â·,ild , ter...'Â· 'Â·r ./1/'; FI'll ./ i, i,â€¢ Ihi,Â· 1. 11, Â·r'nvithout CEDARSHINGLES - -98-1 -~> -===Â»~ ~E-I~ 7--92 - 51 - ir. ':,i, 1 T i : i'.1,Â·. I Â·,11 pr, libited 1 8 X8 WOOD END POSTS Â£'/' a'â€¢11.rr,n' Ar'llile/!4 HANDAAIL DESIGN bo 2 X 6 HORZ TOP & BOTTOM RAILS BOLTEDTOTHE RAILSANDENDPOSTS 1 X 4 WWF WELDED TO 1 X1 1/8 ANGLES UPPER FLOOR 14 - ~ f 0 UPPER FLOOR 111-9 ELEV ~ ,Â©,uÂ·rÂ·*-Â·Â·v-Â·rr--7-â€¢re-, 2 X 12 WOOD FASCIA ---- - - --- > ' 111Â·-9 ELEV i 1 4" STONE VENEER 9 V < 12" VERTICAL WOOD SIDING 1 :1 b 1----4 1 6 , EXTERIOR STAIR DESIGN -'--- --2 -- b 4X 12 WOOD TREADS 23 4 X 12 WOODSTAINGERS KE* PLAN i '2 &8 X 8 ENDPOSTS.- SEE 1-- Llah , E-F: HANDRAL DESIGN 234 li 1 Â· 1.- ----- ------------ 4- STONE VENEE 6" HORIZONTAL WOOD SIDING -Â· Â·Â·- -- -Â·Â·Â· --4 < IN FLOOR 0 / 101'-9 ELEV. Duplex Elevations p 41~ MAIN FLOOR 1 - - 101Â·+9Â· ELEV 1 EXISTING GRADE EXISTING FOUNDATION & FOOTING 1> = O 0 Â· UNDER PORTION OF BUILDING < f FY]QTING BASEMENT ' ~ c) WITHOUT A BASEMENT 0 4 A 1 1 1 M = 1' r 1 UNDER 1/2 OF BUILDING 1 L____ _g_gpLEX VV5ST_ELEVATION r EXISTING BASEMENT ELEVATION r 0 LOWER FLOOR LOWER FLOOR ~ , __________ 91'-9 ELEV ' 91Â·-9Â· ELEV AA 3.la -1 1 J ~~TERELREIDGE DORMEA BIDGE_,__ + ___ -----_____- 127'-7 1/2' ELEV strykerbrown_ __~ O -rÂ»Â·Â·f -- - Â·----- CEDAR SHAKE SHINGLES CEDAH SHAKE SHINGLES 7 .r' IN E u â„¢ ARCHITECTS â€¢ 119 SOUTH SIR!NO ST'EET C ASPEN,COLORA DO 8,6,1 ~ . . (Phi 97/923Â·2100 t./. 970/25-2258 {e./a!} 'baascÂ·IÂ·:9 ne 2 X 12 WOOD FASCIA BEARING PLATE ,~ ~ ~~ , t - =- - 119-9-ELEV 4 ~, 0 BEARING PLATE 119'-9' ELEV ' 6" HORIZONTAL WOOD SIDING 00 1 h. . . 12- VERTICAL WOOD SIDING ~Â·- l > < CEDAR SHAKE SHINGLES ' -H R i_ 9 1 HANDRAIL DESIGN i 0 20 Â¥ : 8XB WOOD END POSTS i 2 X 6 HORZ. TOP & BOTTOM HAILS 4 X 4 WWF WELDED TO 1 X1 1/8Â· ANGLES BOLTED TO THE RAILS AND ENDPOSTS ~ ,~ UPPER FLOOR UPPER FLOOR 0, 1 111'-9' ELEV ~ '~ t..4 . < 2*12 WOOD FASCIA 111Â·-9'ELEV \ c A U 4Â· STONE VENEER -- 6" HORIZONTAL WOOD SIDING 1 1, 1 Ptl 91* -744 - - b I : 1 . L 0 - CHRISTIANIA WERIORSTAIR DESIGN ' j- IL i 4 X 12 WOOD TREADS : >01 14.-Â·Â·t Mjin ArÂ·Â·et 1 4 X 12 WOOD STRINGEAS Â· 88XS ENDPOSTS - SEE ,Â·1'pâ€¢ n. C i.!er'Â·.i,; blot 1 MAIN FLOOR 0 9 - - 26 MAIN FLOOR 101'-9' ELEV ' g -\ H*RJRAIL [DESIGN 4 / 101.-9- ELEV | EXISTING GRADE 1 1 NEW WINDOW WELL - - ~ > < ~ EXISTING BASEMENT 6 9 : ~ UNDER 1/2 OF BUILDING LOWER FLOOR Â·. , L ___________________ __| EXISTING BASEMENT ELEVATION 91'-9Â· ELEV 4 ~ LOWER FLOOR 91*-9 ELEV DUPLEX NORTH ELEVATION 11~]E Ibbll}Â·Â· 12/21/99 HPC APPROVAL- PHASE I 4/13/00 PHASEII HPC &PAZ APPROVALS x RIDGE VENT TYP. -â€žÂ·- 41 ; ~ DORMER RIDGE CITY COUNCIL APPROVAL 128'-11 ELEV 6/5/00 REVISED HPC APPROVAL- DOAMER RIDGE. 11/30/00 REVISED HPC APPROVAL- - , PHASE 11 127'-710 ELEV." PHASEI&11 iN <.- ........- . _-_ -----". .... CEDARSHINGLES N 03/28/01 REVISED HPC APPROVAL- 0 CEDAR SHINGLES ---Â·Â·Â·"Â·-Â·Â·Â·Â· - Â·Â·Â·-Â·Â·Â·Â· -> I. PHASE 1& tl h 1 lit#,Â·- $ --Â·r,i.-nt- 11-â€¢Â· be.Â·n prep.u 2 X 12 WOOD FASCIA , BEARING PLATE 0, i - ..... -- - - .. . BEARING PLATE Â£ ter thÂ· ,~inm PrÂ·Â· 119'-9 ELEV 1 IVT2 2 r~ 119'-9Â·ELEV i Â·not >.Ii. . r Â· grin Iher .R - -:::: ~ T~~~1--i- --- -- - ---- ---..."--- - ----.-- --- 120' VERTICAL WOOD SIDING ~ ~ hit Appr,Â·,/1.â€žvi p.â€ž i . Jitile 1,<hited. Revinl,Â·- ' 1,Â·,j HHANDRAIL DESIGN , zÂ· ~ -tn ker 6 ..,n . .. 111{t . ,4 b CEDAR SHINGLES - 8 X8 WOOD END POSTS v C. __ _ _. __ __.__ _ . _._ _ 2 X 6 HORZ TOP & BOTTOM RAILS 4 4 X4 WWF WELDED TO 1 X1 1/8 ANGLES BOLTED TO THE RAILS AND ENDPOSTS UPPER FlwOR ~ 1 111Â·-9- ELEV - - - 4 j UPPER FLOOR 4 13 < - - -- Â·Â·Â·Â·-Â·Â·Â· Â·Â·Â·Â·Â·-Â·Â·Â·Â·Â· ...2 x 12 wOOD FASCIA ~ 111'-9' ELEV - 1 i. -I-- <- ~.i -- - - --Â·Â·-Â·- Â·Â·-Â·â‚¬ HORIZONTAL WOOD SIDING r 1 Â·Â·Â·- 12" VERTICAL WOOD SIDING > 213 1711 = ~ : b i r 6 KD PLAN i L.J 1 1 6" HORIZONTAL WOOD SIDING i.,LI > < MAIN FLOOR 0 9 r - . 44" STONE VENEER 101-9-ELEV 1 , 0 MAIN FLOOR 101'-9- ELEV Duplex North Elevation 0 1 EXISTING GRADE : 1 East Elevation 1 UNDER 1/2 OF BUILDING O 6 9 At.FÂ· 1/H"=1'-Or 1 1 1 -i 1 1 1 DUPLEX EAST ELEVATION LOWER FLOOR 0 EXISTING BASEMENT ELEVATION , -0 LOWER FLOOR _ 9119Â· ELEV. 91'-9Â·ELEV - AA 3.2.1 &,liftlilm= 1~ 11 . .. ... 8 1 n . i I . . 1 1 I ........ -./ .. 7 1. .. . .1 . 1 1. ., 1 . 11 . .. Bh ~ H. ilim 1 .. .. I. 11 0 0 0. . .... . 0 11 . i.. n - I ..... ... 11 . I .... 1 ..1 - .... ' ...... /1 . ...... 0 0 ....6,#MN - ~4Â·'Â·224Â£*&14~ ' .......Al-.'...........~..... . ...~ P- ey:g..2.499401: < ..4Â».........V....m.*. le ,29*3*fff:Riw>*31Â¢4*tit,0 19*1**4~ ~ ~ "~~ ~ ~ *" ~ "~~~~ -==:'St"/t'Z - 9 :iPM':././~// 1- 4 U 922*f*9%53259-g. 44'.Ifiit**se#trf.al=44â‚¬5#8*e i .f-'11,943%9~- 62+LI,t,6,&9, . .:22*221'*2=4~2:*3#:,t.Fes : -"- # ----- -' # 0 :*I .... I W.-A A 14*. 4-/ilt.. ...E- - i glik@'aÂ·,Â·Tls: *%124*4_ *;1*,*-ft**22~ e:4224*60*2 t,Eft i. . di J ~**4Â»*Â¥0211~~. *4 ovap..442Y*'A4~5 I ..&92' 7(*iftâ‚¬9*.' ;Bi~â‚¬*9143:2 -- 7.14 49*4 - G. ,! F<*SM.~ Er<#43;fgai#% 1"Dit- 1,1 *?ti~)illi#*%4 r_-.. 1 .lilli 4. -S VAAM i ~ .4-:f'f..Li, :i}&:20: lili}lili fLÂ· J â€žmy 4, %**M*94#41- 6 4- ,~ 7 - -* Â· * Pt]*' i:*St,laullia/%4 1 ' lIt I . ...r. . E-2 1~8 f.,1,i *' 11#90., t.- e - i # 11.. 1.Ii,,Jt'.6.49 1: &'#20#5 ':'1241 14 Â»~**rit- #* ~ 0 ,:A. 1 , â€¢ 44#44Â·,2:8~4~i~*ri' ., ti"M Filli~~3â€¢kti '11 -'IM42425112:,=Dugi *4 . 4.... ~iliâ€¢W,I ..il=â€¢i'.1-im '1.1* t 1 /"'141â€¢/tt . 1 ,% *~011 :Le '*,TA'dijmil#WI~li 19:10#4&';fji#%2# - .. ... ... A A r -1 stryker brown _~ ARCHITECTS 119 SOUTH SPRING STREET Â¢> (Phi 970/252100 (Fal) 970/92/2250 *mail}<balsÂ©priA.ne! gNh /~-A Â« 38AÂ« ':7 ,/3\\ //--9+. -\ Ne,A3.J"F 9 ASPEN COLORADO Bilit Cw A '(3)7 ~ v A E ) 3 'U'' _ 4-/ \9*57 4ff-6 , f' . If) OF) M '. 1./ ji 7 ' ./ . t.. -4 . -- i E U *. 41 7112 e--- - - h ------ .-------------------- --524i ijtel *343=- 31 : >A .â€ž t.- ..--,- -,2-t ,â€ž 7 - ... 1.- - - - - - - -- ----- V.... .....4 1 f U CHRISTIANIA 701 Wet:I M.~in St reet 4Â·n, Culur.40 41 All ----- --- --- - - .Â· Â·. Â· Â·1:Â·Â·Â·.- Â·---------------------Â· ----".Â·--,â€ž 1-â€ž' A!'~,-Â·4 W -~â€ž- --~--"'- ---4 - ------- ,Â«Â·' ,-Â» ..,--'*Â·R .44#-* -- Â·------------ - - - - $ - B t.â€ž*-Â· -4 â€ž Â·Â·Â·, i .~ -~Â· ,Â·Â· * . / - - M - -* .. -I /- ./.' X . #.W----/ -*-.- */ -/ M- y-.-. V-- I -- 1. . . . ---.----'--'*-----------------. N---'.-~...iâ€ž..Â».---'.-1 ..' --Â¥--O.-,Â¥'-v.r,%*r- r-, . .... . . ..~___._______.~__~_~_-p--- 4N-1 - %1 - -4 -' - - -- -- # W- W Â·" . 3:&: .Â·U:-,-z Z+"-ur~ni~-*-3.--u-Â«L; '*y'-*F#-*-'1---V.-+*.t-- VÂ·- V--.-- r y----01 - ----+T- +T'.,1Â».#Â» ..... -Â·-4.;+.---------------Â·-- Â· -Â·-- Â· Â· #-94 - ----Â·-4Â».Â·,Â» Â· DAIr : Ibitrl ---- --------.-V.#.%--*#--Q-P-) - .. ---1 1 3 12/21/99 HPC APPROVAL- PHASE 1 <Cl 1 4/13/00 PHASEII . , ._---2-2-2-2-2-2-z-:Â£:tz---3 - ---2-r-- --3-2-2-z-o-zJ HPC &P&Z APPROVALS CITY COUNCIL APPROVAL 6/5/00 REVISED HPC APPROVAL- g-i----*I.- , PHASEII - - ---------- -- 1.. . -* 11/30/00 REVISED HPC APPROVAL- PHASE 1& Il 1 .4 ... PHASE 1&U 03/28/01 REVISED HPC APPROVAL- ... e , - 12'12 C.8-3 ..CÂ« - & Â«d J Thev jn> p.,it > uitrible ter u.,eon.,ther i, 1.1 1!fl" . .,1 1.Â· ._-_-_--ZIZE ZEZ)--ZEZZLZE; 1 3 ,7-I rT,~1:Â·u . i 1. -2.23.ILÂ·- The4â€¢dowment- 11.nÂ·â€¢.: been preparld dir c , --\ >pecilit,111,Â· tor the Ch, >tiani,1 Prinet.l p.*.t' tir in :.ther !,icati n> withillit - 0 -4 h-&M UÂ» - # - - the Appri.vÂ·.11 diki pailitipation of tle (f){ 49 litit~WUE}*14 -z-=72-zzz zz=zz~z-tre.i~ i~jfhErL. .~câ€ž 12-.s-z-â€žz~t- n Arillitect. Repnkluction prubibited ' (A) 4,20(.41 stnÂ· Ler,Â·brewn A r.Â·Intem t. Â£ t '.i~Â·i:'' : . - - - - - r./Â·Ir, .- - \-/ W N di 1'-11/64 '1 , 4'-7 53/64" , 44 -1127/64 n ./ 41 A3 (1 ) (2) (31 (4) 11-// A 7 /SA A s \ N key ~ N KEÂ¥ p'I-,4) DUPLEX ROOF LEVEL Duplex Roof Plan St A j./1/8" = 1-(i AA 2.4 L J ! i 1 1 1 1 1 A RCHI T EC T S 11 1 . 119 S. SPRING ST. 1 1 ; ASPEN, COLORADO 1 DORMER RIDGE - 970-925-2100 - 970-925-5528 FAX ~124'-6' ELEÂ¢. mÂ·71 --- CEDAR SHAKE SHINGLES 126'-0Â· ELEV. CEDAR SHAKE SHINGLES ----------- mi%EEEMin~ ,1 I il! I I~ ~ Il 1~ [ liJ Ill 1 11 k.1 1 _. LI /_2 L__----- _ *'XTEÂ«-UL- LUT.-I-&r#Zanv-- ~ X 12 WOOD FASCIA - -------------------- 1 BEARING PLATE ,- 1 117'-0" ELE'~.2" VERTICAL WOOD SIDING -~____~~~ _ 117'-0Â· ELEV. 6" HORIZONTAL WOOD SIDING | h X8 WOOD END Posm- \.El. 1%~114~4 1 1 tIll 2 X 6 HORZ. TOP & BOTTOM RAILS )% X 4 WWF WELDED TO 1 X1 1/8" ANGLES BOLTED TO â„¢E RAILS AND ENDPOSTS. A UPPER FLOOR . -.... - .. .-... . .-., . .-.. .., 1 UPPER FLOOR -t-4 -- --1 _i~lUIUILU-1[12211122~ 2 X 12 WOOD FASCIA T 109.0. ELE~ t ; '2#Xmjr/LT#0119- i 109'-0Â· ELEV. 12' VERTICAL WOOD SIDING | 1 f' STONE VENEER - ------11-&1HdfA It 1111*111%931 lili _ ----- 1/.r7Ul l 11 L___ ,i-- | MAIN FL ---"_ ___Â©EN FLOOR 1 1 100'Â·0" ELEy 1 1 100'-0" ELEV. EXISTING BASEMENT UNDER 1/2 OF BUILDING ~ 4 i 1 1 1 1 LOWER FlÂ¢OR ~ LOWER FLOOR CHRISTIANA . n 4/ 91Â·-0Â· ELEV 501 West Main Street 1 Aspen, Colorado WEST ELEVATION 1 1 ~7 DORMER RIDGE , ~----- - ~ 1 DATE: ISSUE: N-0 124'-43' ELEE~. /11 - liW-.- 'DORMERRIDGE 42*\\ /: ' 2/9/00 HPC APPROvAL i Ii/ 12/21/99 HPC APPROVAL 7- 124'-6" ELEV CEDAR SHAKE SHINGLES - - ~8 1,11'El@1622~//7 EDAR SHAKE SHINGLES 1 ...ilililli/ &+BA[EE"lzEd'14HÂ·44~'~~ 1 2 X 12 WOOD FASCIA -----WIM==1 1 1 ~ BEARING P~.ATE -1 BEARING PLATE , 1. I I / 1 1 1 1 1 ./ 1 1--J ----0 117'-0' ELEV. 0EDAR SHAKE SHINGLES ~~~~~~~~ CEDAR SHAKE SHINGLES ~4' STONE VENEER - "----272 *,% IEAN288IL,QE221 I 18 XB WOOD END POSTS |2 X 6 HORZ TOP & BOTTOM RAILS /. 14 X 4 WWF WELDED TO 1 X1 1 /8" ANGLES Â¤ 12 WOOD FASCIA -_-- 1 |'1\ Ill ,/ lili ' 1 'F=-1 1 BOLTED TO THE RAILS AND ENDPOSTS UPPER FLdOR \Ill/ Ill lili K--33-1 2 X 12 WOOD FASCIA 9124--- Â» 109'-0" ELEV. ~' HORIZONTAL WOOD SIDING '=:==='u-Etttimill--r-r =jEW,#6212//iwil--t'El 111'. 11 .illpul 1 1122/ ~ ~~~ ~~~~~~ ?t,i STONE VENEER ~4 X 12 WOOD TREADS 12"VERTICAL WOOD SIDING ~4 X 12 WOOD STRINGERS *8XB ENDPOSTS.-SEE e=====1 - ~-8--2===.t . L----Jil--~t.=1:=17;J 11 IL.'IJIL-=1-J"11111 1 1 1.-- 1 1 ~ANDRAIL DESIGN _ --- -000 -_ Duplex ~,~ MAIN FLOO~ _ / % I 1 MAIN FLOOR West Elevation T ~00.~mEI/. 2-Â» 1 1 T 1007 ELEV. South Elevation EXISTING FOUNDATION & FOOTING - 1 -4JNDER PORTION OF BUILDING.___----' | 1/8"=1'-0" SCALE 1 1 1/1 1 ~V[THOUT A BASEMENT - EXISTING BASEMENT ~UNDER 1/2 OF BUILDING e---~3 11 1 -d,TMAM LOWER FLOOR - -I.........................-......-----~--L---~- -- -EL------~- T 31'-{f EUN. SOUTH ELEVATION 1 -91-V AA 3.1.c. 2% 9 - 30*MANED>EN I f ARCHITECTS fâ€¢Â· . 119 S. SPRING ST . ASPEN, COLORADO 970-925-2100 1 DORMER RIDGE 970-925-5528 FAX /KDORMER RIDGE ~ 126'# ELEV. 51/ 124'-6' ELEV --- CEDAR SHAKE SHINGLES 1 CEDAR SHAKE SHINGLES - 2 X 12 WOOD FASCIA -- BEARING PLATE 117%0~ELE'V. - -- - 11%34- EE EE 322931-3239 / - 117'-0Â· ELEV. - 8â€¢ HORIZONTAL WOOD SIDING ~ - 2~IZI ---- - I I / \ . ---. p ---~-.i. Il . i. I 12Â· VERTICAL WOOD SIDING - \ / I - 11,6WQB81..2Â£212[ Â· ' ' - 8 X8 WOOD END POSTS ~ 2XS HORZ TOP & BOTTOM RAILS 1 4 X 4 WWF WELDED TO 1 X118' ANGLES BOLTED TO THE RAILS AND ENDPOSTS I / -- / ~rz~ FLOOR \ / - --- --------- --------- - ---- - - ---- ---- --- - --- -- \ / 2 X 12 WOOD FASCIA 1. UPPER FLOOR 1 ~~~~ ~ ~ 1091-0. ELEV ---1[1----- 109Â·4â€¢ ELEV - -2 --- O 4" STONE VENEER 6' HORIZONTAL- WOODSIDING - / i-4]168119310-it~ 5.1 - - -7 / \ .2 -_ - /10 ---1 321!*Ittlk=Â»-I 3--Ill.z_ / I / ----I---I)-M---1--- ---~-------W-Wj~----- 1 1 MAIN FLOOR \/ ---5-- .-------jil... ---- r-- ----- -- --1.--- ------- \/ MAIN FLOOR - ------- --- - - ---- --- --- --- ---~lme-E~V- 440040"ELEV I ia~E.2Ia.Q~121, I --- EXISTING BASEMENT 1 <-~~~ UNDER 1/2 OF BUILDING 4 X 12 WOOD TAEADS 4 X 12 WOOD STRINGEAS &8 X 8 ENDPOSTS - SEE HANDRAIL DESIGN CHRISTIANA 1 LOWER FLÂ®A LOWER FLOOA 501 West Main Street 33----- L------- -Ct). Aspen. Colorado /0/ 91'-0Â· ELEV EAST ELEVATION | 1 1 DATE: ISSUE: 12/21/99 HPC APPROVAL ~ DORMER RIDGE 39/00 HPC APPROVAL Â»Â·Â·.. DORMER ~IDGE L./ - /11 ---'26$.ELEV V 124'-6' ELEt. / / |CEDAR SHAKE SHINGLES , f __,- CEDAR SHAKE SHINGLES 1 - ~ X 12 WOOD FASCiA ---____.____~thu BEARING PLATE ~ 1 BEARING PLATE - T 11/r ELE*. ---- I --- 1179 ELEV 129 VERTICAL WOOD SIDING ~ ~12" VERTICAL WOOD SIDING X.\\ \ 1=lainablk=Â§12l 2 X 6 HORZ TOP & BOTTOM RA]LS N / 4Xi WWF WELDED TO 1 X1 1/8' ANGLES / BOLTEDTOTHERAILS ANDENDPOSTS. ~ UPPER FL~p' 2 X 12 WOOD FASCIA UPPER FLOOR 10/.C~ EL#. ' ' 109'-01'ELEV. --- DUPLEX 6" HORIZONTAL WOOD SIDING N E EE ~ EE - E '. 6"HORIZONTAL WOOD SIDING i \\\1- -EM 0- nouy- 00 / 98 __=f =56* '' 4Â· STONE VENEER MAIN FLO+ = ' MAIN FLOOR C~... EAST ELEVATION T 100'-0Â· ELE~ 1 ----1- EXISTING BASEMENT NORTH ELE"ATION 100'/'ELEV 1 1 1/80' = 1'-4 SCALE 1 1 1 1 LOWER FLOOR 6 LOWER FlfL----______ L _____-______] ---9=4 NORTH ELEVATION ~' 91'-e ELEV AA 3.2.6, m R 44' C -1 DORMER RIDGE 0\ 128'-11"ELEV. i Â· 1 1 1 1 TLp l...11...L.... i.]I-1 1.]i.j ~~'I -~ -1-R-1 -1 i~i -I'~' .1 I i . i .11 .1 '... 1 1. -j 1,7'brown ~ CO ai CEDAR SHINGLES ___-_, 1. DORMER RIDGE :I'llill"ILII 91 L j~ ' r. 1- 3- 1 . 1 n .,1 11.' T[1.-1-~1----3---- - 124'-5 1/2" ELEV. 11 -11--]- .'Jliti~..~g~11[-L--=~---- 1-1 Â£/ 1 1:~~~~~~~~~ ~~~--i.-~--,-_- ARCHITECTS 113 ./.TH 5/RNG STREET 2 X 12 WOOD Z 4 - --- 1 - - ---1.__- T -T t- -- 1-1 -"_1 ~ ~ 0 BEARING PLATE .SPEN COLIA.008!61! -FASCIA 1 1 1 -1._1-1-__--u- 1 11.1 1 011 -- i CEDAR SHINGLES 121'-9 1/4" ELEV. (Ph,97092521/ A.)970/9243 7 77 r-r - + ~- -T-=i I.â„¢8 ./.*se.. nel BEARING PLATE Â¢ \ --d- ~ Â· 2 1 J 7 -1 L_J_- ~ '' ''.. -" .- .- 1 -< -- =i~7 CEDAR SHINGLES 119'-9"ELEV. i :,t *L Y j,...I L...i'-447==P..1 : 1 i ~ .1 14. 1 2: 21-3 T. Â· Â·-I ,~ '~ '-1-, i> 2-1 -- ---- -- -Â·+-+-------- Â·Â· Â·- - Â·Â· IUMCAL-)8(1!11?QMU,J_NJTS : 6. HORIZONTAL ,>. WOOD SIDING 1 ] DOUBLE HUNG WINDOWS ; i- : ' Jil- 1 111 r WITH DOUBLE THERMAL GLAZING 23 - AND tXC WOOD TRIM ~ Â·HANDRAILDESIGN - --_ --- -r -- IT. 8 X8 WOOD END POSTS - I ---- U. I - 4401 =E = HANDRAIL DESIGN' - 2 X 6 HORZ TOP & 8OTI OM RAILS i 4X#WWFWELDEDTO1X11Â·'8Â·ANGLES 1,Â·. 8 X8 WOOD END POSTS BOLTEDTOTHE RAILSANDENDPOSTS. 21"ii,-~'-=l.. ib -- ----- -111 -1 Â·Â·Â·-,--LI-2 Â·Il , r-n -2 -: TÂ· - T-Jv~1~'2 --'1 : 2 X 6 HORZ. TOP & BOTTOM RAILS 4 X 4 WWF WELDEDTO I X1 1.,BÂ· ANGLES UPPER FLOOR ~'- ------ 1 1,T 1 f---1 , r 1 BOLTED TO THE RAILS AND ENDPOSTS , * UPPER FLOOR 111'-9" ELEV. 1 ' 2 X 12 WOOD FASCIA 111'-9" ELEV. 1 ~' " 1 1 1 111= ~E EX-IÂ£13!QILSIMilÂ©QNSTRUCTION -- -- .> : 4 X 12 WOOD T READS 1- CL. 1~IL=Eli :,-4-,i 1 1 '9 0 11:1- 1 1 9 4 X 12 WOOD STRINGERS . L.-_ : --1. '1 [3' 1 1- i .i' ,' LF--.T- FL': -' 0 ,11,-Â»~~ L.1 . 2 &8 X 8 ENDPOSTS - SEE i 0 HANDRAIL DESIGN D r.-11 < 8' X 8" TYP. WOOD COLUMNS : 7 T! 1-. T . 1 1 CEDAR SHINGLES CliRISTIANIA 16" HORIZONTAL i- > WOOD StDING Â·Â·Â·Â·Â·4_.11.1.~ 'L 1: 1 MAIN FLOOR L ' 1 - 11 - 1 1 -1 i 12 --1 IJ 1.-1,Â· i -' ...1- LT TI - EXIST ING GUARDRAIL . 4 MAIN FLOOR r I Wot /1.,ir~ Street 11 101'-9" ELEV. 125 1 lili 11 ::---11-1/ .1 11 1-1.1. -11~ 1., 101'-9" ELEV. AW'en, C-:=It,",1081,11, T I EXISTING GRADE 1 1 1 1 !0 1... .3 ~ .... Â·Â·, EXISTING BAS,EMENT UNDER 1/2 OF BUILDING ' EXISTING STAIR 0 3 LOWER FLOOR 0 \ 1 0 LOWER FLOOR \ , J 61: EXISTING BASEMENT ELEVATION 91'Â·9" ELEV. 91'9' ELEV i :1 SOUTH ELEVATION :51 [~AIE: Thblry * ~ DORMER RIDGE DORMER RIDGE J ~ RIDGE VENT TYP. 128'-11" ELEV. : 128'-11" ELEV. 1 1 N 41, 1 0, e EXISTING ROOF Â·Â·--- --- - -- --- CEDAR SHINGLES SNOW MELT AND SNOW GUARDS -- - -- _ - ---- _ - .. _ - 4 0 BEARING PLATE The>t J:B.un- ~Â·â€¢A h... 'bâ€¢ Â·â€¢ prepare,1 BEARING PLATE -0- * - --- - - - -- -- - --- - -- ------ -------- -A-- ---- ---- -- - - - - - >pe i f./1 !.' , Pr,)leit 119'-9" ELEV. GUTTER 6': HORIZONTALWOOD SIDING ' P ='Xpr__~I k :j ]1/ A -' CLOOL] 11 ~ ~1 : 119'-9" ELEV. 1170 .11 I .n,111'er Ff-- ' T -2 LJ f U rn--4 JUI ITC < TYPICAL WINDOW UNITS 1 11Â· mal '10 B.â€ž .ip,itimul the -1 9 ~ Â· 4., -7 11[12 " - I 12" VERTICAL WOOD SIDING . ; ==1 11--L- DOUBL.E HUNG WINDOWS . Â·â€¢Â·Â·, l Repr//di il,111 pr,)11,1/'ll 60 1 -. r li!.-~3 AND 1X4 WOOD TRIM ,Â· .t J>%2 1 ~ ; 1.311 /55 WITH DOUBLE THERMAL GLAZING .4 -trÂ·ker/bri:wn.AnÂ·1111Â«th 20 HANDRAIL DESIGN : .!.1 1 It/50?11 . 80; ~PA~ I-+ :/1 ':1 8 X8 WOOD END POSTS , 1 1 . . ciLL j < 2 X 6 HOAZ TOP & BOTTOM RAILS 7-1 f ,11-Â·~r~:,-~15-11]4.t._t~l_121 .1, lIE : - -Â«'.22-- O HANDRAIL DESIGN 4 X 4 WWF WELDED TO 1 X1 1/8- ANGLE S 1 ......- -~ -- - 3 8 X8 WOOD END POSTS r 1 tri) 2 X 6 HORZ TOF' & BOTTOM RAILS , BOLTED TO THE RAILS AND ENDPOSTS i i +...; 17 > ; 1.-1] r I'.4Â© ' . I 1 --% -,- I. 1.1 - -1 ,,L:.1 Hii-rri,- i ----~-- ----- - 4 4 X 4 WWF WELDED TO 1 X1 1/8Â· ANGLES : UPPER FLOOR il>- " BOLTED TO THE RAILSANCENDPOSIS. 4- -0- UPPER FLOOR 0/9301/Lizgza 111'-9â€¢ELEV. ' < 2 X 12 WOOD FASCIA 111'Â·9" ELEV. 12" VERTICAL WOOD SIDING 1.. . .>1 |1 . '1 1~ 11 4 V. - .- illi.--63 CT-J] -1 1 1 .1 1 .2. Â· EXIER{08.STAIR Â¢92451-BUCTION -.Â·-Â·. ru 6-=1 -=t I 4-- lEE-I hlfil----1119- I.--J:Â·, T-,y...1-1 / ! i 4 X 12 WOOD TREADS - -===- r,9=~~ p/,3 31 11 .I Â»r. I ' 1.,2->~g - -- - 034ittl~f t~F- - 44 , 4 X 12 WOOD STRINGERS 88XH ENDPOSTSÂ· SEE _ el MNDRAIL DESIGN ' NEW STAIR Â· KEÂ¥ 1'1.AN _______ Â· I = 4% 1 .\ . :r-Â·l y.-1 1,- '. 2-1 -~ -- Il ~' 1 Â· i CEDAR SHINGLES - :13-T--f-.1 -TTI---6 1 . -Â· Â· i...42. MAIN FLOOR MAIN FLOOR 1, 1 UTÂ· t.- . .- -- 101'-9" ELEV. |-' | 101'-9" ELEV 4 plex South Elevation i EXISTING GRADE ' : Â· ......._---Â·Â·Â·-Â· EXISTING WINDOW WELL- West Elevation bÂ· ' 9 6 1 , 1 L- -Id - EXISTING BASEMENT 0,; '23,% 2 122) - UNDER 1/2 OF BUILDING 1 4 ALL. 1/8"= 1'-(r 1 1 1 LOWER FLOOR 45 ~ , 1,* LOWER FLOOR AB 3.la. 91'-9" ELEV. E 3 1) 4 PLEX WEST ELEVATION EXISTING BASEMENT ELEVATION 91'-9" ELEV. 0 ' i.0.0 L /:Milimnil : 7 ~ Â· DORMER RIDGE DORMER RIDGE 0 \ i i i. 128'-11' El_EV. 128'-11" ELEV. 1 ,]TE--1.- -'91 +1 '-1'i 84 '21:2'--:IH -"tl ! It I 14 -1 -' 1.3 JU. r"~ Â·~ . H 71 1. I.- . Istryker brown ~ 4 01 : - 11.J L. 4--21 L..1 ---1.117.[ 2.-2 1-211. 1 .f-- 1 1 zu_Â£_i ~-1 ~. 1 CEDAR SHINGLES ' ~ 1 k - ---LL-'1 /1 ' 4 ' |- 1 3~ 12 - - ' ARCHITECTS - 119 SOUTH SPING STREET r â‚¬ BEARING PLATE 4' \ L_---r-rup---- 5-1-- ---w-*M-*w , 1,~ ASPEN COLOAAD08,61: (Ph) 97~925-2100 RI' 970~2$Â·2258 121'-9 1/4' ELEV. 1 2.1 -L- ---- *Inall, .balle'lis./.1 2 X 12 WOOD FASCIA p J BEARING PLATE . 1,11 :'16,1.1. . -11: 1 44-- 33:6 119'-9" ELEV -- . 1.1 1 . ,~ - 1.11 = CEDAR SHINGLES ------ ... Â·Â·Â·-- ..------ .1>1'.ll t!_CAL...WIND & UN. 4 --- IME O V [IS. I E -Â»1 'ifir.1 LIJ - DOUBLE HUNG WINDOWS b '11 WITH DOUBLE THERMAL GLAZING = 0 r 4,114/I irrÂ·iÂ·=Â· 11: ,Â·- -__..... 20 -1 AND 1XA WOOD TRIM , I Â· ~ Il HAN_gRAIL-DESIGN . : -Â· - Â· .,Â·Â·-~ Â·Â· ~Â· -Â·.Â· -p :'.-in.i ,;. ... 1 6 8 X8 WOOD END POSTS t=1 -~1-i E __ HAND,RAIL DESIGN 2 X 6 HORZ. TOP & BOTTOM RAILS I ---- 1- /1 1 -,1 8 XS WOOD END POSTS 4 X 4 WWF WELDED TO 1 X1 1 /8Â· ANGLES ' ' in. .:I~ 1-37 2 X 6 HOAZ TOP & BOTTOM RAILS BOLTED TOTHE RAILS AND ENDPOSTS 44 3 7 : i ~ 4 -r, - -1. iÂ· r.---,-ff E 4 X 4 PWF WELDED TO 1 X1 1,Â·8 ANGLES ] ! 14 UPPER FLOOR 0 -r--rn-1- i .Â· r .f BOLTEDTOTHE RAILSANDENDFOSES. ~ W, UPPER FLOOR 111'-9" ELEV. 111'-9" ELEV. : < ~ --1_1 - 2 X 12 WOOD FASCIA , 7*: -%317 ,| I |fA'.il.i 1.1 ./ - 12' VERTICAL WOOD SIDING Ii:E' 'll 11. ..1 - -. --- = 4 X 12 WOOD 'TREADS lili j .â‚¬%. 1 L- il Â· EXTERIOR STAIR CONSTRUCTION - - -- - - -4 9 , $ r Â· - 4 E ' 3 r_ul .... - -~.... 1 - 01 ~ ~ ~~ ~~~ ~ CEDAR SHINGLES h 9 4 X 12 WOODSTRINGERS -- -- 1 - 3 1!L- 1 1 1 1.== -", 0 &8 XS ENDPOSTS.-SEE 1 ---][ 59*= -- 1.. 1 --12 HANDRAIL DESIGN - - ...._: -- 8 X 8' TYP WOOD COLUMNS L . T.11 T , 1 - ~1 ~ -,i ' 7 1 r- r r . < ~ ---- -Â· . ... - - Â·-Â·--- --;---- 4-' STONE VENEER CI I STIANIA 1 1 RL MAIN FLOOR 0 \ -1 ~ - 11'--=4 -1 :I- 1 - -1: i _ ili__-_L-,- I._ 1-J . -Â·.. ..,4 i I .r-, , -: ,- , _ _ _ _ , 0 MAIN FLOOR -7 Wist Main Strift L-- 101'-9" ELEV, ~ 1 r 1 1' 101'-9" ELEV A.Fier!, 0,Â·rerid klid ! '.1 l. Â· Â· EXISTING CRADE It Â» 94 11 1 I liE--1- 1Â¢F-T- -1. 1 -' ' f 111 L 111 111 . 111 1 1 1 1 IL- 4- -11 I. -1~- i 1 1 41 , 111 1 EXISTING BASEMENT 1 E-ly P J ' L.J= 1) L -1_ =I_ UNDER 1/2 OF BUILDING 11 1-1 --- EXISTING WINDOW WELL LOWER FLOOR #A N ---.-. . . -.--+- . 2 LOWER FLOOR 91'-9" ELEV. , \ EXISTING BASEMENT ELEVATION 91'-9" ELEV. ' 1 1 Â£ I 4 PLEX NORTH ELEVATION r'A1 1. : INS /'F: DORMER RIDGE 0 \ RIDGE VENT TYP I DORMER RIDGE 128'-11" ELEV. 4 128'-11 " ELEV. 12 /,/1Â·Â·1\ / 12 12 /l l 1 -\\ 12 \ * :92 i I. N: ..1 1 ~ 1, '-1 111 I Â·11 1--- '11 1,1 III. G :1-2- J L'. El'[-:'.IÂ· . T..1 id BUILT UP ROOF EXISTING ROOF >1 1 1 1 1-'j 1 1. 1.1 !1 1 I U L L.4 1.] 1Â· I 1 1 - Â·-- -- - ------ -- - - - - -- -- - -- * BEARING-PLATE 120'-6 1/4" ELEV. 2 X 12 WOOD FASCIA lili I.,ill: 1 : i 1 1 m:NE~EP~ATEÂ» '- -- --6.116~Iic>dril~----".-- - - "-----------ifi~ - ---_-1-2~---- .-Ell-- ---------- --------- ----------- ----- ---------~- ' 0BEARINGPLATE The>e d â€¢ un-rrit. 4." r berÂ·n prep,irtÂ·d . 2.-PI. .4-]L_--1 119'-9" ELEV I hi . w I : >uitable f:ir Â·~1% en i.tlier >p,-Â· 11' 111% 1.irtht L hr,>l,anifi /Â·r,ir. 1 WOOD WDING ' 431 tr--11 - - - -A=:1 1 - -- - -- - -- ~--76-J 5 -1 -- FLY' 1, i! :n ether h 'cat:ens with: itit 111 j . .....rt' ... 1 TYPICAL W1NDOW UNITS th, 4 prÂ»va] and pirtii ipatkn â€žf the '1 . 1 Â£ P DOUBLE HUNG WINDOWS Alchitert. Repn,ductinnpriÂ·.hit,ittÂ·,1 KIC ~ 2Â£3 9. .Nli 4 1 4 :7 L ,vi# 4: 1 11 1 1 1 .1 !1-1 1 F WITH DOUBLE THERMAL GLAZING - 1 2,)00.tnÂ·kvrÂ·'br.:wn Ar.Â·hitedâ€¢. 0 AND 1XI WOOD TRIM Â· <X) L~.al ____'- '-I~-112-gza~-2 - ' ' Â£ co i - -BXBWDOD ENO POSTS - - - - L 1 - . ! 2 XS HOAZ. TOP & BOTTOM RAILS Â· i i j HANDRAIL DESIGN 4 X 4 WWF WELDED TO 1 X1 1,13 ANGLES BOLTED TO THE RAIL.S AND ENDPOSTS 2 X 6 HORZ TOP & BOTTOM RAILS 8 X8 WOOD END POSTS 4 X 4 WWF WELDED TO 1 X 1 1 /8Â· AN il ES UPPER FLOOR- 0- \ - - - - - - - - - - -Â· -Â· - - - - - - - - - - - - - - . -11 1 11111.11 . .1 1 1 .1 - -- - . - . BOLTED TO -HERAILS AND ENDPOSIS - .- _ . -0_UPPER FLOOR _ 13-NEUT=UVig 1 111'-9" ELEV. 111'-9- ELEV. ~ < 2 X 12 WOOD FASCIA CEDAR SHINGLES ----- -Â·-Â·Â·Â·-Â·-Â·Â·Â·Â·Â·Â·Â·-Â·Â·Â·Â· -- ..â€ž.... -... '...... - , > - 11 11 4 ~L 6=-_ 12[72 n_,< . r f ~Â· . ji i -1 -, . 4 -- f -.- CEDAR SHINGLES TYPICAL WINDOW UNITS L_'ZI I El-- ~ Ent!.: 1 1 !'1 - i b DOUBI-E HUNG WINDOWS >-Â·Â·Â·Â·- b WITH DOUBLE THERMAL GLAZING . 111 ,< VA'LA ~i: ~ AND 1 X4 WOOD TAM 1 - 1 - ... ----- -- NEW EXT. STAIR CONSTRUCTION 7 TI2337-~ T ~ -. j . . -1 .,0 ./ 11. ---L] i 1 Kkk 1'1.AN 4 X 12 WOOD TREADS 4 X 12 WOOD STAINGERS '~lit ii . ~ - - ri -j &8 X 8 ENDPOSTS - SEE : _I HANDRAIL DESIGN ~ 43-un,-i=-i f: gli 1.Â· 11 -1 9-Â·-2-'' Â·'Â· I. _ ,0 MAIN FLOOR - 1 MAIN FLOOR Â· 2 + 101'-9" ELEV L - 1 1 : 101'-9" ELEV. ; 4 plex 1 | ' 1 North Elevation EXISTING GRADE East Elevation 1 1 b 1 . 1 L -11 1 r. 0 i RCAI.I. 1/8-= 1-(r 1 1 LOWER FLOOR 0 ~ L â€ž- - _ , 0 LOWER FLOOR I AB 3.2.3. 91.-9â€¢ ELEV. 1 91'-9' ELEV. .4 4-PLE)< EASTÂ»VAijON D EXISTING BASEMENT ELEVATION 10'-0" -0 10'-W -1 r- stryker brown 1 ARCHITECTS 119 SOUTH SPRING STREET A.PEN COLD'/00 8,611 *925Â·21Câ‚¬Â· th~)97~25-22SA teÂ·ma.1./balicÂ·.:.rt,â€¢ CAA <B~ 94-9/ 931 V -7 rf'h 4083.*' 83 f f Wijy 9857 t/ 1. : 1 1 1 rÂ»-1-----=-11 1/7 CHRISTIANIA 1 )1 L . , 301 West N.bin Strivt 1 }1 i A.FiÂ·n,Ch.1.Â·r,,do>â€¢1611 . 1 ..4 . , 1 6 1 j I 1 111 : 1 N . 1 1 . ! 1 . 1 1 3 i 1 ........ n : 1 ... 1 . 1 1 i Ih-------Â»- i --2+1 Fl' 11 , -TE-Tl~~-- . IT ~ 51_i R-T 1 ~ - 1 7.-79 1 : 61 :' Â· 1 : 1 1 11,\TI Â· ASUE Â·-''' 17 12/21/99 HPC APPROVAL- PHASE I 4/13/00 PHASEI! ~1~~~~,',t'i~.1'.~lifi.I.[~_~L.i~'.Ij~:~.~ f .Â·': jÂ·Â·Â·< Â· HPC&PaZAPPROVALS iiiÂ·0,1.4 1 1 -4- Il CITY COUNCILAPPROVAL 1 1.1 ...!. 1.11 lilli I i 6/BOO REVISED HPC APPROVAL- PHASE 11 DER')703 4112 2.21:31 1 r.11Â£913.., H 11/30/00 REVISED HPC APPROVAL- 1 .1 /t ' --~ ~Â·i:i; iÂ· ~ ..~ ~ PHASE 1&11 'L._; 03/28/01 REVISED HPC APPROVAL- PHASE 1&H 1 %41.3 1 94 1-4 4 1 8 221 H?EN, D-n l--1 -Â·, - . ~ 0 4: r. P 1 ..... 4 i .IN>.3 5 12 1.1 >Ttli=.- trI. =i[i_ il,-11Lif..a! 73 >p *4 i,nia I'naÂ·, Â£ Th,Y il,KU, Â·# 11-â€¢â€¢- 'Â· Â·Â·Â·n prep,ied ,- r. t. AA&:12Â£ 1 i-JJ LIL 4 2.1 0 121-i -8 21-141.2 4.-3 j ,[ 1Â·tpr u-.Â·nplher .. . ...6 1,4.itiÂ·n> without thi. ' : "d parth ipÂ·ition nf llie ,"-:'.f'Â·12:.2 :..~Â·--;JINt,:. i-li Â£11:..,1.Â£-AFf, i | 1, - r'Â·Ilidinn p.,Ile"te,1 : L Â£ .- ~i ..er/brt.Â·Â·,Â·9 Archilea- /BA A A / P.J KEY PLAN kE./ N * 4 plex Roof Plari â‚¬ A ].F 1/8- =11-(r AB 2.4.3 3 %1ER AÂ©GE . e. AJOF AÂ©GE 1 ~-] 91=70. - 7 . ==El M,8-'ELEV '. I r. .i. Â·!.Ji'Ji 24#.r 't :JiÂ·~. , . ,Â· Â·.~~Â·:r,Â·..11AÂ·:156,21- . . t r- 'DANÂ· *m ... b BEARINGAIE ,, N -f - i ARCHITECTS :19 SOUTH S.R NG 5TREET LL,4 f 4:~. U lÂ·Â·~y:â€¢n L . L:. (.-di/ /~ 04 1,_.22, - - '' . * BEARING PLA. ASPEN COLORADO 8,61 1--A-D- r.--3 .0-J , . BEAR./.ATE 1 12 9,0â€¢ E.E. J----- - t.4.-EnÂ»--1 . 121 91,â€¢'.EV (Phi 970925Â·2100 ./.97.92.2258 4%4{ - Ni m -19-4.------~-~ 49 HEJE-i CE-â€¢.â€¢:.S I 19 9Â·Et) D ' J"I J BEAANGPLATE 0 4 m-9 _ L --- ~e-m,)11}sh,ty,<,pli~.rwt 'Â· keÂ·c....4 ' 12 ~~AS-+4IA W.,2..NG i m Â£ /09-133{ .... - - rn- PPE, -111 -- 7 3 , Â·p i Ittli J ,_~_~~ til j ~ aRT'i ~-~1Â·7 - 1 B r 1 1, 44211 2 / . _. ; 1 r'r/ L_IL.ruw r. , .- o .1-fr Z ..: 2Â«ER- Wit,"41:1:94 Uâ€¢AN..1' ..' 6Â·1, '14.- 1 1! IM.lili "4-1 '11.-N. IL.1.- 1 .... - 1 1 I L L . > I ..... - r. Ptl UPPE"no09 el 1/nE' .uc OT.Â·ILA . /4- .,S 4 ' 10'EHFLOO' UPPEA FLOOR . r -- T'TI'v---- . 0 UPPERFLOOR M 'ELEw '. . 111'/ELE. : /1Â·/ELEÂ¥ WÂ«.,ALâ€¢.0-4. 1 lilli 1 1 7~2Â»y~NG:.:IJ- 6/2 2.1 1" . ~~r_--410 6-9%0311 n--Â»r _wof,-- %7 =01-41,4 == ~ - ____11~LI=.=1~ 1_11 K--r-_i- 19 p,Â·-â€žp- * 40 -- rif-2I._,li L-~L.â€žijll-ORill.St '-1?/,fiÂ¥ 2 ~11 ~"~~~~ 75Â·EFR MAN FLOOA _ *_ p 2Â·''cq'; - ~' -------------'-Â¢-t"UttS- tot WEL El ! 1 1 -1.1|:iL,. 11 in $/IMâ€ž,FLODAL_ M..00/ _./& 101Â· ~ .EV ' 1 : . ; i I.-1Â·,O <,1~14 1 1 : 11 1 If . 1 + -~ /~IL~ -1, 7-V.333-f 1 1 I ~ ~ ._____~__ -'+22'/2/11'4(i Rkirlin. 4â€¢Eâ€¢r 1 9.1 :~ ' Â£ i t.-1 ....:I ~111'mIK- S]A~~ 1 â‚¬ :2-:'/3.-Eâ€¢=I ./. Â·Â·J....1 U,Aiv- + L . 0 1.NE'FLOD' Â·Â· e LOWEIFLOO. ' -2. =m-â„¢c ugUE~F.h- 4.; 91'/ELE. 91Â·9' ELEV : 9, 9Â·ELE. (.8: 4 PLEX SOUTH ELEVATION Â·.9 2-' 4 PLEX NORTH ELEVAT!ON CI IRISTIANIA ~ acOF 'IDGE -- e 57; *4 t 129Â·01/4'E~EV - ' i ;31 8,Â·Â·31 M.,/1 5{Al,1 Â· A.Fiert. C:jur.,<In Kl:,1 i 1 . , lilli . I.:JAÂ·1â€¢ IN<r. SS 7< ','Â·Â¥y.'A.. _ . 1 - . : '21 9 1 ELE' 1~ *M I .4,/%C.1 Aldâ‚¬ : I * BEARING./TE =Ep:Alt + . ./;7 BEAING PLATE . ,-t .JiLi -I .rEr73,4 - . ..'â€¢,clÂ·,AN-14-- -2.7.Zfir=--IÂ·.- w L:~= .Eflk - |~E] I Â·TF----351-f.FÂ·-4.7Â·Â« -- ./Uk , . Â· â€¢I â€¢ â€¢[ ..IC'I â€ž, Â¢199Â·EtEV 111 -1 1 1 1 1 1| 331 1 4'1 - IÂ·....... ./ I ......,1 i t 1 n..1 11] 1 1111'11 .13 -19 - 1 IL 1,1 I,t,i .~Â·;-z,-, n UPPEHyl<*JA * I 12/ , â‚¬ i ./. I./.1, rc I e ... UND 'roTTCÂ»~Aâ€¢At 92!CTJ*1*~Â»A,~*4,~Nn~,,-5 1 Â· ' 'J .. D }C,& . .. .. I, .... c . /PPERFLOoft UPPER. OR . I . k--,-. . . UPPEAFLOOR 111'9'ELEV .r/ELE. | : r.Â·9'.EV =.1/.~Â·.-3-TO- <~4 7 -111 1- , Irm A.~. N. 1 1. 1, ': L--ft'/1,Â·,~..,1/Df' 1 ..11'ho= 14 ./*Di A f 1 '111117 L 35/1--0 ~IN W# ; I f-rÂ·Â·rnrril./ . ..r:~â€ž1. . 7Â·Â·r ./ ' : ' t..'. i.l:.4 3~J.1 #~< . ~1 Ip.. FF;lf-$01 - Â· Â·Â·Â· it eÂ· fiEV |~ -0 #/FLOOR -INFLOOR + I .+ I.... 101 9' ElEÂ¥ 10â€¢ 9'ELEÂ¥ ' , .1 1 , DATE: â‚¬ 1 |. ~~~~|~~~~~__ - F,~iQT'~.,WIN,htv~. IN'll: 1 .1 11. 1 1 i t: LI.Y....wlÂ·Â¢Â· 1, 5 Â¢ 1 I I 1 1 1 1 (-DIA ~ ~ _/.â€ž LO~RFLOOR 1 1 ./.El , 4 PLEX WEST ELEVATIc-R - - (A) -,1.'.NG'll-WI. ElÂ¥.Â·i: 91-9-E~El 91'gÂ· ELE. . g'ELE. i 6 4 FLEX EAST ELEVATION ~ i 11,1'>t' ,1: H.unte,â€¢b tia,i b.Â·n ;iiÂ·tÂ·pÂ·tie,j pliflrilhÂ· tprth, / .M,inia I /= 1 1 h, 1 .ire not :Â·vil.+1' 1.1, 1.IM> C n Ather plÂ·ly.:th :,r : n other !, k.,14â€¢1,5 i ith. iut thi.Â· Arpr,i Al .ind p.irliÂ·.ip.:ti,n f the Â·7' <. 2/1,0.trike::brâ€živ,1 Arcli,te. 1. / 11Â·: futed Reprixle,-tion [ r,;hitute,1 4*X 2% 251,4- - -) . + -. 141-3 3,2 -9strill 5: 78-1 -- >UsnÂ» -9*ird" 1*4mlltâ„¢~~ i.- 1 tÂ»k- - -1 /111 1 K&Z-9 ,- - 7_ -_ - .... -- -- L - A --r..liliwill.-2/LJ.I.impti:*'p : }N> M.Â£El -4 - -1 1 Ill-.IVEMSH/-411 LUJ|l /11Â¥~'9-182 , K-- - 1 dvmEM=Em,â€¢ual:.,1IX.mt=M - , 'r 01+11 IHIB*W Â»-IM;gÂ·51%JIWI f h -2 â‚¬2 -- - Â·-Â·mif-/Â£:i:,iwbriaMN Nic/,-1-~"4 , i t 21 - - ~ " T -â€ž ! Kn pl.AN 1199%87#2514#35 5264 Hil--20 4 iME 33 1 ---*--Im,e~~GIn#*$(Ay .- -- - -- d n ikil fl--*- : 4 FLEX - ALT 1 I:.---IN- I ~ 2%5rÂ·_~ Elevations & Perspectives 4 Al ' 1/16"= 1 -tr N-W Perspective - 1 N-W Perspective - 2 S-E Perspective - 1 AB 3.1.6. r -1 ~ brown ARCHITECTS . SOIT I SPRING STREET ASPEN COLORADO .1/1 1 (Ph:97&~252100 fF**)970'925-22&8 f B \ {eÂ·m.:I)/-2-Â·c:=9/. 937 *ry 7 \7 ra 7 /h 83 90-7 r-, 11 1 1 , 1 1 . 3 CHRISTIANIA | 50 4 Â·Nt N.1,1,1 KtrÂ·Â·,Â·1 | 1 Â·'hptÂ·Ii,Cl.|ur..M m.,11 1 ... 1 . : 1 Â·T ':: 1 1 1 1 13 1 'R 1 i 1 I'lÂ· ' 6. i 1 : 1 1 Â»f '. j -: 1 11 '1Â»h i ~'.; 17*lm-,-TFUÂ»..r---.... e DA [1. TÂ»sul --erryil-[3 ' ., 3 7 12/21/99 HPC APPROVAL- PHASE I ; T./ Â£ 1 4/13/00 PHASEII HPC &P&Z APPROVALS 1 \ CITY COUNCIL APPROVAL 1 6/5/00 REVISED HPC APPROVAL- PHASE 11 11/30/00 REVISED HPC APPROVAL- t.1 PHASE 1&H 03/28/01 REVISED HPC APPROVAL- . PHASEI&11 1 : 1 . 1 .| 51 +9 ' "'. p h... 1. tni,r'Â·e""Al 1 -: I. -,i,â€¢r.~ .4!h,lul 7 ' t~ : . - . 1 j Wl.1 t 1 / 3 J aw,Â·r! *i 1 37 ,Â·f the 1~IllÂ·, J bddl. 1:41 6 11 91!.IMATI W /Eh KEy PLAN *py A C A A Ney key N 6 4 4 plex - ALT. Roof Plan SCA'' E 1/K= 1'-0 AB 2.4.6 L J A DORE MDGE 1 DORMER RIDGE ARCHITECTS = 2,2 - ----------0----- " 241 >/ 126'-0' ELEV , 126'-OÂ·ELEV 119 S. SPRING ST. ASPEN, COLORADO CEDAR SHAKE SHINGLES 970-925-2100 -4... EXISTING ROOF RIDGE 970-925-5528 FAX ~ CEDAR SHAKE SHINGLES -%---~ill--I- ~ 121-7 1/2" ELEV. i EXISTING ROOF -- PVTT~-ThÂ·Â·e-rÂ¥Tâ€¢-Â¥r-rÂ·vTT-771'-'r'rT--n-T-T-TT-nT-11-r-ITT -T I L_rEy- Ill==- 2 X12 WOOD FASCIA Â·*.-- -------teeseaae~%~/<-/1-Tl 11111111-Ta-+42tO~****Ed I 1 1 BEARING PLATE ~ BEARING PLATE \Ne*==E*903=====ZE=Ill 1111111-1111111_11111 1 |~ra~2RlaUZE==-=--___---- --,-77- 44A117â€¢ ELEV. 117'-0' ELEV. - 2 X 12 WOOD FASCIA 1 -0. 12â€¢ VERTICAL WOOD SIDING ----_~ ~----- -- MANDIENL,2~121 8 Xe WOOD END POSTS 11 111 lilli 2 X 6 HORZ TOP & BOTTOM RAILS -. 1 1 LEZZIE] IP-1-11 L.__l l 1_-Illrl=lit 11111111! 1IL Ill il 1.LEZI~11~2.-UOk=&~j tr-Trn-i- IXIWWFWELDEDTO1 X11/8*ANGLES --'--Â·1.- -1- . ll,-<341 I lili 11 111 11 T---1--FL-1.-~T--T-'1 1 66E~~ 1 6=IW===l Il BOLTED TO THE RAILS AND ENDPOSTS 2 X 12 WOOD FASCIA 1 UPPER FLOOA 0211[Om [ICOIZEOI I L]1 1-IL----------- 21UPPER FLOOR - j /% - ll_ ------ r T 10940Â· ELEv. ~~ 109'-e ELEV. I I I P=====4114.~ *6/~~1-1-1 -1~] 1 12=14*41 1-122%~938&#R~~~~1 CEDAR SHAKE SHINGLES | 6" HORIZONTAL WOOD SIDING --- --------- t-EG~~---4 11 1140-[=+4 Al I ILL] 1 lili \ i 4 X 12 WOOD TREADS 111111191 1 ~ 1 1 I ir--li 'un-rwrlÂ¥Â·r~LlÂ·--1===11 ___.--- 'A /1.1 li~ 9 4 X 12 WOOD STRINGERS 1 48*8 ENDPOSTS.- SEE 4" STONE VENEER -- HANDRAIL DESIGN E93 ..)0[22] ~ 1 MAIN FLOOR -- 4" STONE VENEER 852 1 MAIN FLOOR 0=. I ---- ~IDESIGN ________---- EXISTING BASEMENT UNDEA 1/2 OF BUILDING LOWER FLOOR ~LOWER FLOOR ----09-4ELEv--- CHRISTIANA 914ELEV. WEST ELEVATION . Aspen, Colorado 501 West Main Street 1 1 ' DORMER RIDGE DORMER RIDGE 9----- 126'-0' ELEV. /AN -9=7 DATE: ISSUE: EXISTING ROOF - - CEDAR SHAKE SHINGLES ~ / 1 12/21/99 HPC APPROVAL 1 EXISTING ROOF RIDGE 2/9/00 HPC APPROVAL CEDAR SHAKE SHINGLES-- , 121'-71/2" ELEV. 4/5/00 BUILDING PERMITS 1 1-- L 2 X 12 WOOD FASCIA -- / 1 1 BEARING PLATE - - - -- 1 BEARING PLATE - M --- - ..r-----------------------------------------------------------------------U-------4---4---4--- 117'-0'ELEV. -~ _ ~~~~~--- 2 X 12 WOOD FASCIA T 11 1-00 ELEV 12' VERTICAL WOOD SIDING -----~~~~ // EUE ------------- , / -1 BaN268LQmlmt ---___~ 1 ...~ _ 0 XSWOODENDPOSTS 2 XBHORZTOP&BOTTOMRAILS - ---------- 4 X 4 WWF WELDED TO 1 X118' ANGLES BOLTED TO THE RAILS AND ENDPOSTS. 2 X 12 WOOD FASCIA 1 UPPER FLOOR ' -- ~ ---- --~~-~ -- - 1 UPPER FLOOR , ~ 109Â·0Â» ELEV. _ - _ ------------~---- T IONâ€¢ ELEV. 12" VERTICAL WOOD SIDING -- -- f----5- - i X3 ------ -12 - 6 HORIZONTAL WOOD SIDING 4 X 12 WOOD TREADS 4 X 12 WOOD ST#----- &8 XIV ENDPOSTS.-SEE --- --- HAND)RAIL DESIGN --__- CEDAR SHAKE SHINGLES 4" STONE VENEER ------ Al MAIN FLOOR --- -- - Four plex T ,04 ELEV, ' EXISTING BASEMENT V 109.0. ELEV. West Elevation 1 UNDER 1/2 OF BUILDING | North Elevation i 1/4' = 1'-e SCALE 1 1 1 ,~ LOWER FLOOR 1 LOWER FLOOR 1 1 7 91'Â·0Â· ELEV. ~-------------------Ill----+&~- NORTH ELEVATION -0 9140â€¢ EL_EV. AB 3.1. c. IHIZ 9 - Mdr 41 W", f .iÂ·/7,7 3 7/I-â€¢.rr ARCHITECTS 119 S. SPRING ST ASPEN, COLORADO 970-925-2100 970-9252258 FAX 4./... -- --- O.-- - - - , i ./ r . 4., V p - 1. ' /201~ i liLÂ·R~I_--:-r - . 6811 47;,t:-,â€ž 1 lili /1 â‚¬EILLL_. y.' ~..:-:~rt=.ELÂ·L'-'..-Â·i.:vr-: 1-11 ::~..Â·\J=-=--=-U=..0 O. - 0. , Â· ''Â· 'iw i~.2-e- Yp -- T----it & f. Fll- IFF]Eli -----1- ---112-F------_-19%- 1.- 2 3 â‚¬83----F_li--il --1- - :_--E-L- 1[~ EFdl~-1-1--:-3-lot Â° T '16: ....Fl +' qÂ·F Â·Â·Â· t -~ Il lf I Â·4 iÂ·Il l i !1 1 a~As t -- 1- :all ' :_'! it ~1111' A ~,-~'14.--1> 40 0, -- ---*--- 00 /1 1-h - CHRISTIANIA p---3 f.4-29 -Tn 11 . 1 1 -01-- jER-[BEL--]Mr IMA -fiRMglH-~ ~ER-Wr. - 501 West Main Slreet Aspen, Colorado 1 1 .' - V. N E W 40 4. .O NORTH ELEVATION SOIJTH ELEVATION *. 'A F ... r:Â·5.;1 DATEÂ· ISSUEÂ· 0. .0 ,; ... .'NETX 2 4/13/00 PHASEII HPC APPROVAL- PHASE 1 1 - HPC&P&ZAPPROVALS CITY COUNCIL APPROVAL 1./RI.:Pt>TE , I , I-,-4=7.6":" Ilti.,.3 \Â· .,. :â€¢ ~ ~ :/EL - 121314 11 1 - . . 1 X.. 6/5/00 REVISED HPC APPROVAL- . PHASE Il KE OF 11/30/00 REVISED HPC APPROVAL- 4 -i ~ PHASEI&11 x MEOFÂ¥3 : 1*- m -~Â·4= =Im:w-jmli Â« -- 'P-4=Â£iii.1 3 -6 Â·6-- - - - .ry.,6 3.., 66.-0 -1 ~E'El '. ' - ff--[Il[[- b b L.-LJ . - . VAN.... ./ 5.1 6 4 *0 Â·- C t:El : .E V WEST ELEVATION )ST ELEVATiON NEW 4 PLEX Elevations 1/4' = 1'-0' SCALE FOR 24 X 36 SHTS 1/8" = 1'-0- SCALE FOR 11 X 17 SHTS AC 3.1.a 11 . ii ... 1 1 i ./. . 9 1. . . 1 1. 1. .. . #*.. /1. . . 10 - .. *~1~kl 0 . .... .1 . 1. .... 41%4~914*ifiei~/Wils#W, c.1 .4#,1/"~~.116(6FW/:I~:El1~#*8~/5114826 -Â·..]-~? fÂ·-- .Aâ€¢* 4 . .4 11 '. C . M . -'23 9.- ,~~:1'.11.~ '.41 e-â€¢ Vil:Bil mit!118;il ....~ill"'1-11'.".I.Fr'i;41'lidip.: ,44 Im.Â· 03>Â»fl *>, 4*eli "itth *61 kf-'ae ;Mu--11~4311 -+2-14, - N'*1'E*: .-lit':1, r'*PÂ«42. 1;Jtlit~, t'Â· -~:491.?-4 * .~ .00.1, -44-4 -26>=Â·~~~/ â‚¬> 1 -123â‚¬-:i.*U :,1% *fÂ» 1 111:Ii,â€¢â€ž~lt 5%4~,0.4' 91=5/2 a F,1 *#*i ,Â·,mi13.i:FF;~ENE#4~&911 fw -7 )p->-:. ' "f;~jr=- 4'.~*/ ' 1 *42&2 0/4 m- - 120. 1 01.Â· : t- .9, 1, GI'*.iF+949'4:. #$. PE+%** ' *i- 4,4.0..Suae:,3 '. .â€ž.,~Â·49* *9 ...tue, 4 426Mle.,r.,,,#~ *~ .9/4,$&~~,t~ **61. 1%12 - . Ag<g , 1â€¢.' 9%,t,p 2%92*9,1 95='f- -MUMS. - â‚¬ r. 7*2*ki#*r- J '1 1. . 4,0 - gikN{& * -'.1%0~ '6 -*Â·& .73--,K'U~~%~LtÂ»j:~14'*'~,*A# ' 15 .*t ...',' 4 .11.n.11.N.1...I-'--'.4 = A 1 5 4 :-2. IIi- 11 - ....1'.1.11,41...'.1. 4 0| 5:inia I -'I Ul 0/1- Â· -1 .1- Oil 1 1 -liu-, 4 ... 1"= -- 1 F ./. .... -2 R -====---- . I . I . .... - 0. - . A r -11 0 r stryker brown 0 6 0 8 (413) 0 0 (4 n 00 o ARCHITECTS ~ 4-7 L 11g SOUTH SPRING /~BEET ASPEN COLORADO 8:6 274 1 * 970,9252 10C IF~) 970/925Â· 2258 M : 1 ....0 /blesÂ©pi}s.net 5'-6' I, .0 -V I /16' . 5 -6, . 16-0 ;, 5Â·-6 r i i> 1 1 4 1/ v - 1 1 -1 1 ti : 4 iNX p hI 34 ~ ~ AA 2 1/ i 41 1 1 ,:u .]AFI.11 1 \1 ; - -I'..1-*Ip.--1*-./-/ --/---p--'I.-Il.=.--1.-Ip 'Il-~/I '.*./...- ..â‚¬f) CHRISTIANIA 7.:- ,:= , ~~~Hid N~i,- ' ~~U'â€¢t,INI,,inS[r,Â·rt 1 | Nlp 1 ~ir.~ It. , i i . . - ~ 0"ptÂ·ri. c't:lt.r.idâ€žIl,il I . 8/12 ELHENA .:,3 f.ju:' - - J -71 - 1 /1 # . :}:;i?fl),ty . - 2 1 11 4/- h ... -#Ift? h g 'IL : ''1: I ti:*.' P 9 ' Â· Â· nf Pi ~ b /1 DATE ISSUEÂ· â„¢1 Â» 1 41. 1 9 /-1 4/13/00 PHASEII 12/21/99 HPC APPROVAL- PHASE I / 4 HPC &P&Z APPROVALS i ti. tx , CITY COUNCIL APPROVAL L ' ..:L-~t 6/5/00 REVISED HPC APPROVAL- PHASEII -912 '? .231 4{ ..; / % 1 1 .1 14 r .:jE<:1 11/30/00 REVISED HPC APPROVAL.- / 9,12 -1 'ft: 4- '11 ,-ItÂ» i.'Â· 1, /-h PHASE I & 11 / 611 03/28/01 REVISED HPC APPROVAL- r ' -1 :& 3' Â·Â·Â·Â·-Â·~Â·Â·Â·-'-----~--7 '' ~'~ . -<39 21 . ~ . : ~ C- 1 1 i 1 :.' : PHASE 1&11 ra-_-, 'k D ~~ ~ ' t'') ''*Tk-i:IÂ·.Â·1~ I./7 1 " iâ€¢-r/.-4+91.1 - ~Â·Â· J~9 -.. -- H -A V An....3 - -1 4 ------227-17--Â»1-1--4.-ent-1-774--1- _ '132-t-i<U--1- F -1 14 -12.- .-- , 1 ~4 27/ 1 1 - 7 i .. 5'-6' , E. 4, /,1, 5 -6' > 16Â·Â·0 ; 53-6 , !6~0- 27 4 1 r -0' NEW 4 PLEX 1 1 4 A : (Ah /8).f) (4~fi) (4 (cl) @) rot\ 43 Roof Plan 9 0 6 N SCALE imÂ· = itoÂ· NEW 4 PLEX- ROOF PLAN 3 AC 2.4 L J strykerbr-own-- 1 - ARCHITECTS~ 11. 'OUTH S.R:N' STREET ASPEN COLORADO 8:61 IPh, 970)975-21. i fix) 970'92$Â·2258 /Â·mall....selit,nâ€¢t A / \(9 CD AL?\ w 9 6 1 . /I\\ 4%99Â£:.\ 9-, % -- - 1 / \ -\27 .2.0. 1 # I." ./ ~ . I#:I ~n 0. Â·- Â·Â· A 1 1 - .. 2- . --1, ~Â·.-4 ..hil:Â· .irh;Â·u-\ - IL Â·,11 13.71Â·. 1 g.: <1 ~_'2 * I_|_~~-4 1-Â·~. '.Â· ~'.t|-~ EHYMA-Â·' Â·Â·1Â·Â·Â·&'9,90 t A-, 4Â·n f tuni~ :t Â·---ti--p r -7 : , 1 Â£ i j 3-9 49; i i: T .. :tit -1 1--1- -: ff-j , - CHRISTIANIA , 1 liu \ . 1.0 ' lilli -7- 1.tirER[-Â· .t 501 West Main Street 2231-lf :i---1-Put 2 41 w_- , : ~ .. Â· Â·Â·1-1 Id- ~~-)_- ' ~1 ]J k .- ........ Aspen, Colorado L - .. . 1-t-11.-11-i . 1~ 11 :- LI-Â·~ +1 1+,- . ..... 1 -~ #-1 .. 1 LQ.D.GE NORTH ELEVATIQN LODGE SOUTH ELEVAT.ON DATE: ISSUE- t?-2 cEO (9 A 0 12/21/99 HPC APPROVAL- PHASE I ' . 4/13/00 PHASEII HPC &P&Z APPROVALS , /Â·Â·Â·4'4Â»f i CITY COUNCIL APPROVAL X 7 Â· -Â· Â· 6/5/00 REVISED HPC APPROVALÂ· - -4 Â·4 Â·' Â·.~:..'11 Â· PHASE 11 r.:C:.,r.Â· A-ZTÂ·' t..0.~. A / ' ./'&/-- r P -I. rl-11-* .-/Ilt \44\ . ~~. . ./i;-:11Â·'.4 41.?2.1.-L.&:*. 1 = 11/22/00 REVISEDHPC APPROVAL- PHASE I & PHASE 11 Â¢#a**#%*flimvrd --- -w- w l -lf// ]*H, \- I -45â‚¬. --IYL-'Â«N .4 - ,1.- t-,4 -r .. iff-p---:4 -54* ~J 44~ Vil --5~ i_~t>*.-- -1-- 1..0-.1-.I~-- Wgi 'Li (]54 I M+2 M+E 03/28/01 REVISED HPC APPROVALÂ· Â·.fÂ·' v 4 ..3.Ul./.1... ...... ~. _ 2 --- ..... il - 1 Stril ft- .9-I ,~. , -I#, r 1- 1 *'3*4: i LUI I UN 1 .4! , i. ......11 ,-1 -1-1. A 1 1: f i 4014#yinÂ·' "1 ~H z 1 ; JE. likÂ·Â·Â·IQI:Il 1 illil[~-~~~~,~~~IN~1; 3. lik 11 1- -i~*m I .lilli LM Â·Â·Â· -Â·: --Â·--'-F"i i.i:-1=4urylittl-2--2--i-22~-:~~1if -rll '1 4- El.. .77& -,.,;. rc - 4-irÂ·:iN.:49.Â·'L.~'h.Â·u.Â· -- ..5-3. F:D-,176.4. Flrl. 1 lilli ~ 1 111 1 .1.1 - E- . .... El_ â€ž-_-, b-+14 1--~~11-{--; -----1 i.7".1,1. El.1-1--[-112-15-- .e : 4-lit i.'-3 - }-11 -q~ 2~ 47>t'Ff _Lf 4*p = 11 ' T 4. ..6..1 2, 1 L P ~ -- - 1.-- 41 '114114 1 - - 1 - [-3 0 . '.- L-*.- .-~,6Â·Â·~.we. 1.-i ~.h-.9.W.*Â·~>-.#.-'Â·w ' .6.Â«..Vâ€ž.m-*.'4 //*m*'.44'1'Â· ~- .-*4<.Â·4~*i Â·--'~+~.Â».-4 .- 'w.~~in~.i...-,~~,p~A .~1'* -Â·--v~'*.N,~*~-im#6-di~ .f % |~"0 4.M" a~-f.,4~~,6--~,Â·U~ LODGE WEST ELEVATION LOUGE.EAST..ELEVAI).QN LODGE ELEVATIONS SCALE: 1/16"= 1'-0' AD 3.la. j strykerb-rown _ ~_~ ARCHITECTS 119 SOUTH ./RENG STREET ASPEN COLORADO 8,/1 .h] 97/925-210C 'Fll) 970/2>2258 (ent.1, Ables.I net ..1 V.: (81 O (-9 :1.41'Xii: .- 1Â·26Â·,Â·F'.. 5 1 - ~ \ /3- â‚¬: E.Ox,a AL,JiA CHRISTI ~ ' ! 1 1 /10 1 0\ ~*31 W, st Mam Str~Â·et Â·hptÂ·ri, Calur.id,i.1'il ! '/Â·00*'.-Â·.-:rte '.'/ .. I / 1 1 11 8 .".1.,}+ 1 # ---.--- - - ... 4*4 j,Â·i?rÂ· -,-Â·-Â·--Â·-------- 6012=FFETi :itiriok-. 1 --1.11]Lf..IL........_...._ .1 -- f./ EL.3[16 ~Â·Â·: Â·3Â·' L.IliZil /0- ---- J 1. I FFI Eli #14 21 111 11.Ff ~Â·d -1 9 3 FREI7M4%/4-1jnt,kfalion'RBM 9 K~~~.ASRETF 61- 0-31 1 1 IFfl[H- -REr- 4 L l_*:64 - Ll-LU J .: 2.4>'kifilk.1.f:~Â·f-'.iÂ·fi-'i i i 3-2-@dI 1 1 . '. 11/ R ' 1 40 Ti --Â·' f :1 IN r t.,ri , 1-11 , :' .%.. ~mmun,In,Mit,*AljimmIL_iminAE]mimimiill~inT jimMEN*AmuL " ,Eit.4. 40 6 9 -6.: }0 :Plk:Â§:.Â§.Â·:i~. j.:.{~ ji::...:..5 Â·:ti-i $ Â·:9 i.>?EltÂ·3Â·5.Mr& "F' I-TE-111-2.-r. ~ 7 L.:UU..., 441. Ce 1 1 ' 11/ . .\ . 1-1-11 - . 17-24 LL_-m- m- f m 10 iÂ«1 -2 0 -EE]1 W:il I ..... f...+ - ' 1,41 E Â· INSCE 12/21/99 HPC APPROVAL- PHASE I 4/13/00 PHASE It NORTH ELEVATION WEST ELEVATION i HPC &P&2 APPROVALS 1 CITY COUNCIL APPROVAL 6/5/00 REVISED HPC APPROVAL- PHASE 11 \ 6 1 11/22/00 REVISED HPC APPROVAL- ~Â· Â· T ! PHASE I & PHASE 11 Â·Â· 4. 1 . * â€¢35 0 i " 1 03/28/01 REVISED HPC APPROVAL- , PHAS E 1& PHASE 11 49/ 44 64 / '.........A 17. , i , t :. 1 : .2/4 ' / g ..1- A..7 -Â·-1. 77== - TIÂ»iÂ·,1,1.unte,tt+Ii.iÂ·Â·Â·Â·bt -9 p-p.inâ€¢.1 1 -- g*93Â®FkrfÂ¢49*53-fi-77Â· * . .ptrifi.rll!Â¥ lorth,Â·Chiâ€¢.1 i /'r, 4..1 - / EMA..4-QÂ»-Jr,2.: 7. 1- I'Â·,3'~Â· - 0.:: Â·~'Â·Â· Â·';; "h; , TheÂ¥ are not >uil.Ible f Tallier ./41.43. / '. Blt! tikE _1 1 LjÂ· 1/I :thout / ~-11125 prlit'-ts/linâ€¢/11:r I. %-KÂ« 1 . 'locix/,Er-> .0.4/Th/2,Â·0~,2,6.:j~~*RlÂ·;<~%Â·. 4 ..1 ~ ~ ~~ ~.t,Â·Â·6~ ~~ LEI %;~'32 ~ ~\.~ ~'~ rr=t~ ~~ ,< ~_~~ ~.._._ __......~ ~~~~ ~ ~ :~ Al: hite, l. Repi:d u.1,3,1 pr,ihitÂ·:le,1 Ff~rlÂ·.. ly >-: thi.Â· Appn'Ul ."ul p." .1pr.,~,n t;1 the â‚¬ f.f '- - ---- 7Â·~-i b,Â·~~4 Â·-- - - . --- -- I. I 92[2 . 3.- 4--1---,- - - . + 'Â· -Â·Â· ~1....irrtnfi/'11 11Â¥11 - Pft difid'Fl-Jift[Nk,j n~m pir[-11-4-1[L - 2 .-. pti 1 -4.1,11 - 4.2(%.â€¢.1 '-trvki'rÂ· brewn Arc!mei t. | i 9.31~1-1 mlmil~,111 2v' 1,~111,1-1 11 . I. 0-22~-Eflft-ft-~~J~ .~f-2:Â£*Iminmmull[In}WERI~_-i~jaff;?f--i~~-6--- f--:r- --r--~ ~* .For bl: ,/ *.:. Â·Â·Â·'1'. ,%1~,Plir 0. . *U=Ri: N . 7'M.=1â‚¬VE t. f 4,Â»205-044=\WARJaill JL -..... 9 49 440-_-4---- -Hi [m---2 -- fi - 0[79 J - - . 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' - - b AD4.1 - I - - - - * -- 1 ' a 'A It. 0 13,51 1 12/21/99 HPC APPROVAL- PHASE I 4/13/00 PHASEN - - - HPC &P&Z APPROVALS .$., t 1 . CITY COUNCILAPPROVAL -1 ------- - - ------T ------- ........--- 6/5/00 REVISED HPC APPROVAL- PHASEII 11/22/00 REVISED HPCAPPROVAL- PHASE I & PHASE 11 03/28/01 REVISED HPC APPROVAL- 222 S/1. .. PHASE I & PHASE li ' - A-I-Z-I 11,i.ed:'unuÂ·'tl' bl 'r.'r.â€¢re,1 $-222'-7-Â·22'ZILE-==Z=r=Z=Z=E-=-I=I-Ir'J-rÂ·r-~Zir=Zin=Ze-=-2= 'CL:.7.,DI=Z=21=21=Z= =Z=titÂ·=-.Ti.*mI=Z _ - ._ ~ 3 'pr fi' Ally lt,r 11+ ' 1/Â·mieÂ· 1 [le,Â· irr ..it Â·.uit,il. 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The proposal is to renovate the interior for retail on the ground and lower levels, and residential on upper floors. The front faGade will be restored using historic photographs, a penthouse addition will be built on the roof, and alterations will be made on the back ofthe structure. APPLICANT: Loma Alta Corporation, represented by Michael Fuller Architects. PARCEL ID: 2737-073-39-011 ADDRESS: 428 E. Hyman Avenue, Lot Q and 25 square feet of Lot R, Block 88, City and Townsite of Aspen. ZONING: CC, Commercial Core, Historic District. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) No approval for any development in the "H," Historic Overlay District, or involving historic landmarks shall be granted unless the Historic Preservation Commission finds that all ofthe following standards (Section 26.415.010.C.5) are met: a. The proposed development is compatible in general design, scale, site plan, massing and volume with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District, or is adjacent to an historic landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary valiances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional 1 requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and Staff Finding: The project involves restoring the streetfacing faQade of the building, modifying the alley faGade for the benefit of the residential unit, and making a small rooftop addition. In regard to the front of the structure, staff finds the proposed modifications to be an excellent effort to restore the building to its original character. The elements of the original storefront that are still in place will be restained, missing features recreated, and the paint will be removed from the masonry. The HPC should perform a site inspection to view the condition of all of the existing window units to determine if their replacement is appropriate. The preferred treatment is to restore the existing materials. 3.1 Preserve the functional and decorative features of a historic window. â€¢ Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. â€¢ Repair frames and sashes rather than replacing them, whenever conditions permit. â€¢ Preserve the original glass, when feasible. On the rear faGade, the proposal involves extending a non-historic staircase to the roof level, removing and replacing an existing balcony, and creating an open parking area. Staff has no concerns with the staircase, but would like more information about the balcony to determine if it is historic construction. In renovations of similar historic structures in the downtown, the parking areas have had garage doors, which staff finds might be more appropriate than creating a large void in the wall. Building sections showing sight lines from the mall and alley have been provided to describe the visibility of the rooftop addition. It appears that it will not have a significant impact on the character of the building and has been pulled in far enough to address the design guidelines. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. â€¢ An addition should not overhang the lower floors of a historic building in the front or on the side. â€¢ Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures. â€¢ Dormers should be located below the primary structure's ridgeline, usually by at least one foot. 10.13 Set a rooftop addition back from the front of the building. 2 â€¢ This will help preserve the original profile of the historically significant building as seen from the street. 10.14 The roof form and slope of a new addition should be in character with the historic building. â€¢ If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. â€¢ Eave lines on the addition should be similar to those of the historic building or structure. The building is currently over the allowed floor area. Some of the interior spaces are being reconfigured, and about half of the garage will be exempted from FAR. In addition to those actions, a 500 square foot bonus is needed to accommodate the rooftop addition, and is being requested to recognize the restoration effort being made. Staff finds that this appropriate because the improvements to the faGade are much needed and will make a very positive contribution to the character of the Mall area. b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development, and Staff Finding: The building is located in the heart of the Commercial downtown. Its restoration is very important to reinforcing the historic character of the area. c. The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels, and Staff Finding: The project will enhance the historic significance of the building by removing inappropriate alterations that have occurred over the years. i The proposed development enhances or does not diminish or detract from the architectural character and integrity of a designated historic structure or part thereof. Staff Finding: The project will enhance the architectural character and integrity of this commercial building by completing much needed restoration work. The work will be historically accurate, based on 19~h century photographs. PARTIAL DEMOLITION No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: 3 A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Staff Finding: The project involves removing a portion of the rear wall to create two parking spaces to serve the residential unit. Having a mix of residential and commercial space is important to the vitality of the downtown, and having on-site parking makes the residential use more viable. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure. Staff Finding: The HPC held a site visit and examined the back of the building. There have already been numerous alterations in the area, and no significant features are being removed for the garage bays. However, staff has already stated a concern with having the parking area open to view and recommends there be garage doors. RECOMMENDATION: Staff recommends that HPC approve Conceptual Development, Partial Demolition, and Variances, finding that the review standards and design guidelines are met, with the following conditions: l. HPC must inspect the existing windows before they can be approved to be replaced. 2. The applicant must provide more information about the balcony on the rear of the structure to assess whether or not it is an original feature. 3. Include garage doors on the rear fa~ade and remove as little of the existing wall as possible. 4. HPC grants a 500 square foot floor area variance for an outstanding preservation effort. RECOMMENDED MOTION "I move to approve Resolution # , Series of 2001." Exhibits: Resolution # , Series of 2001 A. Staff memo dated March 28,2001 B. Application 4 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION AND VARIANCES FOR THE PROPERTY LOCATED AT 428 HYMAN AVENUE, LOT Q AND 25 SQUARE FEET OF LOT R, BLOCK 88, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #2737-073-39-011 RESOLUTION NO. ~Â·, SERIES OF 2001 WHEREAS, the applicants, Loma Alta Corporation, have requested Conceptual Development, Partial Demolition and Variances for the property located at 428 Hyman Avenue, Lot Q and 25 square feet of Lot R, Block 88, City and Townsite of Aspen. The property is a historic landmark and is located in the Commercial Core Historic District; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof; and WHEREAS, No approval for partial demolition shall be granted unless the Historic Preservation Commission finds all of the following standards are met: A. The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance ofthe parcel. B. The applicant has mitigated, to the greatest extent possible: (1) Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions, and (2) Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions that are compatible in mass and scale with the historic structure; and WHEREAS, Amy Guthrie, in her staff report dated March 28, 2001, performed an analysis of the application based on the standards, and recommended approval of the project with conditions; and WHEREAS, at their regular meeting on March 28, 2001, the Historic Preservation Commission considered the application, found the application to meet the standards, and to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application with conditions by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: That Conceptual Development, Partial Demolition and Variances for the property located at 428 Park Avenue, Lot Q and 25 square feet of Lot R, Block 88, City and Townsite of Aspen be approved with the following conditions: l. HPC must inspect the existing windows before they can be approved to be replaced. 2. The applicant must provide more information about the balcony on the rear of the structure to assess whether or not it is an original feature. 3. Include garage doors on the rear faGade and remove as little of the existing wall as possible. 4. HPC grants a 500 square foot floor area variance for an outstanding preservation effort. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of March, 2001. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Suzannah Reid, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk 4 -1 44. - 4* . ./ I ......IA.Â£ NOTIC....... 1- , PLACE ; - v 0 - El kraa' V f Â· , e24Â·14,0 * - 4 RE_iON 0 - . 4â‚¬20.11 -11-2 -r Nt,V '1 - .. b #: 1.- Â·.t r- N Â« 9 =N.- b 4- 7 If , : ' AÂ· i I Â·:0Â·.*7' 4 1 4 Â¥01~11 -r 47*~ III i,+. Â·3%3 â€¢~ ./"A W >iÂ©'..&/J.. . Â· C r.z W MAR-07-2001 WED 03:40 PM FAX NO. ~| 2:222â‚¬Qj ~ County of Pitkin } AFFIDAVIT OF NOTICE PU11~.~ } SS. TO ASPEN LAND USE REGULATION State ofColorado } SECTION 26304.060(E) T. ~ 4 ta (1 7 AA /7/,iD , being or representing an Applicant to the City of Aspen, personally certify that I have complied with lhe public notice requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the following manner: 1, By mailing of notice, a copy ofwhich is attached hereto, by first-class, postage prepaid US, Mail to all owners ofproperty with three hundred (300) feet ofthe subject Pool property, as indicated on the attached list, on the j' day of,4,Â« .0- (which is 2/ days prior to the public hearing date of 3- 1 8 ). 2, By posting a sign in a conspicuous place on the subject properly (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously 9-00 i from the / 7 day of ~,Â·4*;â‚¬2>~;499_. (Must be posted for at least ten (10) full days before the hearing date). A photograph oflhe posted sign is attached hereto. T i.*6= (Attach photograph here) 4/ Signed before me this S -,rR / day 5400 'AlÂ»=hy WITNESS MY HAND AND OFFICIAL SEAL My commission expiresÂ· 1-75--20CP 3-J A- 4 NotagÂ®tic ' Notary Public's Signature 'quM]#ID?L 1 ODD E 649 _...â€¢.... 8257 # Of A \ ~a a \ Ui /8, .....O # ...., PROPERTIES 4, March 29, 2001 To: Office of the City Clerk The following is a copy ofthe mailing labeh used for the Public Notice Posting re: 428 East Hyman Avenue Building in response to March 22' HPC conceptual review. 2129 SNOWMASS CREEK ROAD, SNOWMASS COLORADO 8 l 54. p (970) 927-4471 F (970)927-9057 - Le.d Ilipt,2-36 02.6 'Idel 13Ner W Cl ZG:Ie I 0-6Z-hIUW lifi GOLDSTEIN ALAN J GOLDSTEIN PETER & ALAN GRIFFITH ANGELINE M GOLDSTEIN MANAGEMENT C/O 160 METRO PK #2 530 WALNUT ST 150 METTRO PARK #2 ASPEN. CO 81611 ROCHESTER, NY 14623 ROCHESTER, NY 14623 HABA,Al GALLERIES ASPEN INC HAMPEL WALTER F JR HILLIS OF SNOWMASS INC HAGOPIAN SANDY C/O 170 E GORE CRK 290 HEATHER LN 213 S MILL ST , ASPEN, CO 81611 VAIL, CO 81657 e ASPEN, CO 81611 HINDERSTEIN FAMILY REVOCABLE IMMOBILIEN LLC ISIS LLC TRUST C/O NATIONAL TAX SEARCH LLC 308 S GALENA ST P 0 BOX 1576 PO BOX 81290 ASPEN, CO 81611 MERCER ISLAND, WA 98040 CHICAGO, IL 60681-0290 KANTZER TAYLOR MICHAEL FAMILY KANDYCOM INC KREVOY BRADLEY R TRUST #1 1401 OCEAN AVE #301 766 SINGING WOOD DR 6501 VISTA DEL MAR ARCADIA, CA 91006 SANTA MONICA, CA 90401 PLAYA DEL REY, CA 90293 M & WASSOCIATES LINDNER FRITZ & ERIKA LOMA ALTA CORPORATION A COLORADO GENERAL PARTNERSHIP 66966 TEN PEAKS CT 6210 N CENTRAL EXP\NY 205 S MILL ST BEND, OR 97701.9277 DALLAS, TX 75206 ASPEN, CO 81611 MILL STREET PLAZA ASSOCIATES LI.* M .EZ JOSEPH C MASON & MORSE INC 0 C/O M&W PROPERTIES 2I ALENA #15 514 E HYMAN AVE 205 S MILL ST STE 301A ASPEN CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 MOUNTAIN RESORT TRUST MTN ENTERPRISES 808 MTN RESORT TRUST C/O FISHER D C/O HILLIS OF SNOWMASS C/O FISHER D PO BOX 4273 170 GARE CRK DR PO BOX 4273 ASPEN, CO 81612 VAIL,CO 81667 ASPEN, CO 81612 RED ONION INVESTORS LLC RYANCO PARTNERS LTD XXX PITKIN COUNTY BANK 80% C/O RED ONION MGT CO C/O SMITH PAT 534 E HYMAN AVE 418 E COOPER #205 ATTN: CHARLES B 415 E HYMAN AVE STE 105 ASPEN. CO 81611 ISRAEL ASPEN. CO 81611-1945 ASPEN, CO 81811 VOLK PLAZA LLC SCHAEFER WIC)O L SJA ASSOCIATES LTD 60% C/O FLEISHER COMPY 341 SURFVIEW DR PO BOX 1709 200 E MAIN PACIFIC PALISADES, CA 90272-2915 ASPEN, CO 81612 ASPEN, CO 81611 WENDELIN ASSOC WHEELER BLOCK BUILDING LLC WALL RICHARD A NEW YORK GENERAL PAR-hIERSHIP TKG MANAGEMENT INC C/O 7538 CAMINITO AVOLA 1001 CHERRY ST STE 308 150 METRO PARK 7.LA, CA 92037 ROCHESTER, NY 14623 COLUMBIA, MO 65201 -I<-I---I-I 20..=1 I.Lt,1,2-ZG 02-6 NIclel 13N'jr Wd tâ€¢S : I0 Ie-62:-hleW 419 EAST HYMAN LLC 517 E HYMAN LTD 407 EAST HYMAN PROPERTY LTD C/O TED C SKOKOS A COLORADO LIMITED PARTNERSHIP 34425 HWY 82 425 W CAPITAL AVE STE 3200 517 E HYMAN AVE ASPEN, CO 81611 ASPEN. CO 81611 LITTLE ROCK, AR 72201 ARCADES ASSOCIATES LTD 517 cnST HOPKINS AVENUE LLC ASPEN ART INVESTMENTS LTD RJS-RS INC C/O 201 S 7TH ST 304 S GALENA STE A ASPEN. CO 81611 1450 SIERRA VISTA DR #B ASPEN, CO 81611 ASPEN, CO 81611 ASPEN DOWNTOWN LLC ASPEN FIRE PROTECTION DISTRICT ASPEN DRUG INC C/O BROOKE A 420 E HOPKINS AVE PO BOX 11468 PETERSON/KAUFMAN&PETERSON ASPEN, CO 81612 ASPEN, CO 81611 315 E HYMAN AVE STE 305 ASPEN, CO 81611 ASPEN SPORTS INC B & K ASSOCIATES BALDWIN HARLEY e C/O BECKER BUSINESS SERVICES A COLORADO GENERAL PARTNERSHIP 205 S GALENA ST 630 E HYMAN AVE 308 S MILL ST ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 BIDWELL BERT INVESTMENT BALDWIN HARLEY A 11 BENTLEYS AT THE WHEELER CORPORATION 205 S GALENA ST PO BOX 10370 PO BOX 567 ASPEN CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 BIRKWOOD ASSOCIATES BLESD LLC BULLOCK G E GRANDCHILDRENS A DRADO PARTNERSHIP CO SIMON DEVELOPMENT GROUP PTNRSHIP 1/6 P X 3421 370 LEXINGTON AVE #607 C/O SUZETTE GOODMA ASPEN CO 81612 NEW YORK, NY 10017 500 E MARKHAM STE 305 LITTLE ROCK, AR 72201 COMCOWICH WILLIAM L CARLSON BRUCE E CITY OF ASPEN TRUSTEE OF ROBERT BARNARD TRUST PO BOX 3587 130 S GALENA ST 420 W MAIN ST ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, Co 81611 . COX JAMES E & NANCY COTTONWOOD VENTURES I LLC DENSON DAVID & KATHLEEN C/O ROB SNYDER 170 E GORE CRK 419 E HYMAN AVE 304 S GALENA STE A VAL CO 81657 ASPEN CO 81611 ASPEN, CO 81611 DOLE MARGARET M DUVIKE INC ELKS LODGE 224 C/O FAST NATIONAL BANK OF PO BOX 2238 210 S GALENA ST STE 21 CEDARIDGE ASPEN. CO 81612 ASPEN, CO 81611 PO BOX 8455 ASPEN, CO 81612 GOLDEN HORN BUILDING LTD FOOTLOOSE MOCCASIN MAKERS INC GODIVA HOLDINGS LLC 240 S 4!LL STSTE 201 435 E MAIN ST 11678 E BERRY DR A COLORADO LIMITED PARTNERSHIP A.--N, CO 81611 ASPEN, CO 81611 ENGLEWOOD, CO 80111-4146 70..=1 I.L+02-36 016 4 I del 13Nter Wd 29: re Ie-63-&101~ THE KOBEY BUILDING 428 EAST HYMAN AVENUE, ASPEN SUBMISSION FOR CONCEPTUAL REVIEW HISTORIC PRESERVATION COMMISSION *. .-t FEBRUARY 9 TH ,2001 MICHAEL FULLER ARCHITECTS, P.C. Â· 3 1.. michael fuller architects Historic Preservation Commission City ofAspen Community Development Re: Kobey Building Renovation Street Address: 428 East Hyman Avenue, Aspen Legal Description: Lot Q, Block 88, City and Townsite ofAspen, County of Pitkin, State of Colorado Parcel Number: 2737-073-39-011 February 9,2001 The Kobey Building is located in the Commercial Core zoning district, listed on the City of Aspen Inventory of Historic Sites and Structures, and is an officially designated Historic Landmark. Please refer to the attached Vicinity Map. The site is approximately 3,121 square feet and topography is flat. The building covers 100% of the site, and as such there is no vegetation. The building has two floors and a basement of approximately 3,121 square feet each, and was most recently used as a retail space on the lower and main levels of the building. The upper level has most recently been divided between a seamstress/tailor business, commercial exercise studio, and a dwelling unit. The building is currently vacant, and there is currently no parking associated with the property. The owner proposes the following renovation and restoration to the building: 1. Modify existing structure to meet existing structural code as relates to the proposed uses. 2. Provide exiting as required for the proposed uses ofthe building. 3. Provide two parking spaces offthe alley. 4. Perform required modifications to qualify for a Certificate of Occupancy. 5. Install an elevator. with restricted access, to serve the main, upper, and rooftop levels of the building. 6. Renovate the south, or Hyman Mall, fagade, including replacing the existing storefront window system, rebuilding the recessed entry, reconditioning the original stone and brick, and restoring the wood and steel detailing to historically appropriate details and colors. 7. Repair the brick and wood cornice, and replace the balcony on the alley fa~ade. 8. Provide one residential unit on the upper and rooftop levels, to be designed within existing height and view lane restrictions for the property. 9. Replace all windows with new insulated glass units that match the existing as closely as possible, as allowed by the City of Aspen Historic Preservation Design Guidelines. To complete this project, the Applicant requests three approvals from the City of Aspen Community Development Office. michael fuller architects pc 710 East Durant Street Aspen Colorado 81611 [t] 970.925.3021 [9 970.927.5366 23286 Two Rivers Road, Suite 21, P.O. Box 2618 Basalt Colorado 81621 [t] 970.927.6620 [f] 970.927.5366 123 South Spruce Street, P.O. Box 1529 Telluride Colorado 81435 [t] 970.728.0104 [f] 970.728.5739 I 3 First, the Applicant requests Community Development Director's approval of a GMQS Exemption to create one free-market residential unit on the upper floors, as provided for in Section 26.470.070.D.2.a and D.3.a. The upper level of the building, currently vacant, has been used for commercial purposes in the past. Please refer to attached floor plans for conceptual design of the residential unit. To the best of Applicant's knowledge, there are no recorded development or special review approvals for the property. This proposed change of use would increase FAR floor area, but decrease net leasable area, and therefore be exempt. Second, the Applicant requests approval for partial demolition. In order to provide two parking spaces on the site from the alley, Applicant proposes to remove a portion ofthe rear exterior wall. The opening would be approximately 28 feet wide and 10 feet high. Please refer to attached Engineer's Report as to the soundness of the structure and it's suitability for rehabilitation. As the opening would be on the alley elevation, it would impact the character of the neighborhood minimally, and would actually improve the neighborhood by providing additional parking. Please refer to the attached floor plans, building elevations and site plan. In exchange for providing these two parking spaces, Applicant requests an Exemption of 250 square feet of allowable floor area. Third, the Applicant requests an FAR bonus of 500 square feet in exchange for the "outstanding effort" in the significant renovation of the front and rear facades. The . proposed project will improve both the original building and the neighborhood as a whole. The renovation of the front fa~ade will return the building closer to its original design, including returning the storefront to its former design with a recessed entry and full-height glazing, and more historically accurate materials, detailing, and colors. This extensive renovation will bring the building up to the standard set by other fine renovations in the neighborhood, and make the architectural inventory of the area more accurate and cohesive (graphic representation of the architecture of the neighborhood will be presented at the HPC Conceptual Reading). The proposed use of the building, by mixing residential and commercial uses, will benefit the neighborhood by adding to the sense of community in the downtown area. The residential space proposed for the roof level will be set back approximately 50 feet from the Hyman Mall fagade and approximately 15 feet from the rear facade, and therefore out of view from the mall streetscape and alley. The intent of the project is to return the Kobey Building to its former architectural significance within the community of Aspen. r..Â· ' Â·Â· Â£ ---Â¥,r Fl . 9 ...f k . 02 ... '9'...Il=.--I'.-T /*.1.,5- 4 ' :. ...rd I.Â· 4 1. Â·Â· , ..21, - 1 ..~'~ ' ~ 11~Â·Â·Â·Â·4*4- ' .i SL . 41 bir T*.g" 1 24 I 7 Â· . Â· . Â· ##V A Â· . ./ .. . . 6 1.1 k ..4. , . A.Â«.. 9 , I .. 14 .1 4, 1 ?J. r 1 0,Â· 1 *%.Li P 'I.'*-* ' '. lilli . : .....f yÂ« , . ; .3~ .,~,. t .Â·jÂ·'. 4 Â· .1 1.,1 1: 4 10 1/"25 A I.1 9 444 5'. ' . : V..u. f . 0 .'' t:.'f...Â· ~'~ '.. '..: Â· Â·':,~'i. .: eÂ·.. 1 a Â¥ ./ 1 .1 ..... , , .1:11, ''t' . . 1 .4 /14Â·Â· k .,1., 16,11 . f.:. .11.,1 1,1.. ~ ~~~."~t~4, ~ , 11,0.- -1 .. . ILitwl. .'..;.: : I ,'FI 1 5 .. b 1 ~ i, k., 1 1,11# 1.,!44,1 . . .. . Ilig 1 , 4 0 0- _ 424441,18 0 WEARING APP A 1% HO Al 12 lF 1 1 1 E H Â£1 S f HAOE 1 11 E '. 4,1 1 Â· -. . a. e il'r, . I.Y.... 4, 1 4 , 1 47 h st: i 641 . li / 4 4 1 R ~ i â€¢1 â€¢ ~'~ ~ 1 1. 1.0 I 4, 4 k .--.-Â·:Â·it*~t~Â·r..........:30Â·.~45*$i~*Â·~i~ ~Â· 7 â€¢ C , ds., . i., . Â· .-6 4 i :L- 14 ; J 4 01<4*~*'~.v*;5#*1 445 4 ,4 , tr~ :. lf.....fk.;91 * 1 . r,. 4, TP.*. r '. 31Â· 4- 11 :. ..Â·eÂ·K '''i '~. â€¢..4 "11:*til---4 , ' :ar V . '04 1 6 .,. k , 74 ' <J -1 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name Kobey Building 2. ProjeCt location 428 East Hyman Ave. Lot Q, Block 88 and 25 SF of Lot R City and Townsite of Aspen (indicate street address, lot and block number or metes and bound* description) 3. Present zoning E 4. Lot size 3, 121 SF 5. Applicant's name, address and phone number Loma Alta Corporation P.O. Box 600105. Dallas. TX 75360 (214) 368-52642 6. Representative's name, address, and phone number Michael Fuller Architects, 23286 Two Rivers #24B, Basalt, CO 81621 (970) 927-6620 7. Type of application (check all that apply): Conditional Use Conceptual SPA x Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment x GMQS exemption x Demo/Partial Demo View Plane Condominiumization Design Review Lot Split/Lot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) One ( 1) two-story brick building w/basement. Each floor is anproximately 3.000 SF. for a total of 9.000 SF within the structure Most recently used for retail and commercial purposes and currently vAr pint . 9. Description of development applicationRenovate front/south facade to historically appropriate storefront, details & colors; Repair cornice & brick on rear/north facade, convert upper-level to residential space. arlrl rpqirlpnrigl epgrâ€¢B nn Â·rnnftnp and add two parking spaces. 10. Have you completed and attached the following? x Attachment 1- Land use application form x Attachment 2- Dimensional requirements form Response to Attachment 3 l. x Response to Attachments 4 and 5 ..1 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Loma Alta Corporation Address: 428 East Hyman Atentie Zone district: Commercial Core Lot size: 3,121SF Existing FAR: 5,933SF Allowable FAR: 4,681.5SF Proposed FAR: 6,055SF Existing net leasable (commercial): 7941 Proposed net leasable (commercial): 4541 Existing % of site coverage: 100% Proposed % of site coverage: 100% Existing % of open space: 0% Proposed % of open space: Existing maximum height: Principal bldg: 28' Accesory bldg: N/A Proposed max. height: Principal bldg: 40' Accessory bldg: N/A Proposed % of demolition: 0% Existing number of bedrooms: 0 Proposed number of bedrooms: 3 Existing on-site parking spaces: 0 On-site parking spaces required: 0 per Historic Landmark Exemption Setbacks Existing: Minimum required: Proposed: Front: 0 Front: 0 Front: 0 Rean 0 Rean 0 Rear: 0 Combined Combined Combined Fronurear: 0 Front/rear: 0 Fronurear: o Side: o Side: O Side: 0 Side: o Side: o Side: 0 Combined Combined Combined Sides: 0 Sides: 0 Sides: 0 Existing nonconforinities or encroachments: FAR is 2: instead of required 1.5:1, open space is 0% instead of 25% Variations requested: FAR bahus of 500SF for facade renovations. 250SF exemption for added parking spaces. (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) ATTACHMENT 3 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information (Section 26.304.030): 4 1. Contained within a letter signed by the applicant, the applicant's name, address and telephone number, and the name, address, and telephone number of any representative authorized to act on behalf of the applicant. Rit /XTI Re.t\ED LE-BER , 6- t M f"ft,7/26. V/, 2. The street address, legal description, and parcel identification number of the property proposed for development. RE: Lo CA-1!ON DESC.Alplt oN oF ATTACIAN\ENT 1 4 3. A disclosure of ownership of the parcel proposed for development, consisting of a current certificate from a Title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and , demonstrating the owner's right to apply for the Development Application. Aâ‚¬2- 4.-TTActit D. J 4. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. BE: A7746//EO. J 5. A site plan depicting the proposed layout and the project's physical relationship to the land and its surroundings. - /?E: 0490,1//IJS . 4 0. A site improvement survey certified by a registered land surveyor, licensed in the State of Colorado, showing the current status of the parcel including the current topography and vegetation. (This requirement, or any part thereof, may be waived by the Community Development Director if the project is determined not to warrant a survey document.) RE: 44"* 36,1 Jl. A written description of the proposal and a written explanation of how the proposed development complies with the review standards , relevant to the development application. Aâ‚¬: 0096/L U.TriA. 8. Additional materials, documentation, or reports as deemed necessary by the Community Development Director. PROPERTIES r February 7, 2001 Amy Guthrie Historic Preservation Commission Aspen, Colorado Dear Amy, The following development application is being submitted to you by L&M Properties on behalf of Loma Alta Corporation. Applicant- L&M Properties / Janet Lapin 2129 Snowmass Creek Road, Snowmass, CO 81654 (970) 927-4471 Â· B.epresentatives: Michael Fuller Architects (970) 927-6620 Thank you for your attention. gjÂ¥et L apial~an~ger L&M Properties ~ f. R K ti .t 1 lit pv h + A * 2129 SNOWMAss CREEK ROAD, SNOWMASS COLORADO 81654. p (970) 927-4471 F (970)927-9057 5 W VICINITY MAP S / ..,7- 2 > f m - 0- 0 1 - - SS " - - '-Â· 7, P' r,2 ~~ J; .: 8% E; 3 - mt Spruce St 4 *i f ~ 1 16- 7.3 --V -X CC Cowenhove :*e-0-& 0 / 7 1441%Â» H R Harold Ross Ct .: 4 1 =a ~456 ta. ewS- i LS Luke Short Ct / 21 9 V m s : wc Williams Ranch Ct f *. e A(* 7 4 \14 4 9 f Ue> Miners -- 0 6427 S. S. -1 4Trail Rd% co er-,1 1 4 '71?r <dkzt Z 5 31 1 O.1 C CO Â¥ 4 Â·A -=i - # *e<FLÂ¢%2 0 /2.9*%6 / - 99-6 4 co ... . Ce t . 04.04 91~ , /9 8 2 ' 1 .*- Ib * ~ ~ ' HOde P 1 .0 A - ~ -; L 1- 1Â»., 4fty St 4 0- less Dr 4- 2 & 0 e 8 1% Match\ h A CO- . 0 ".Repck* Cark # $ 1 -' R H I I 09 -f :brk,srii0 '4>' /2 i 64# 00 E.: Jit'~:2 i; -, AQueen St &22062/ Screst M;.ife .Sfyer 11 Cooe 4, 21 ~ Idland) 1 2. S. */ HÂ° kiLVA~--Ragendst IMascotte 4 -46 0 L 00 4. 23,; 0. C - -by CO .ag#Ar F 14- .C: 441 &1 42.4 r ~~Grove*Rd -- :....Â·~%Â»- 4 ~afit/~ 2 Â·2:z Dale A~1** **Bore Ct . Juan S -Si uura *A ~3 2,94-7 7 - ~ G# eyt St Snark ; t W' 0- . 'Ip f *5 * 94, c A: ep t a 6 6 -40 .. 9 Somm. & t*hAv g EN 74=~~ I - - -? 1 *40 /2. 4% i Mf Ndspen Gro*e.0~66-.-- -r _ ~ b -; 0,6% 3 ~ j '~-1 *1 9,-,i,:4â€ž, - aj, I S - -: 9> is,+ 0 f %50001'Of . 1% - West\Iiew Dr ~ ~ u_i ide (2 ~1 44Â£ Ute Pi ne / 4%24-\4 i. Lti J / i B. .e,ten- y THE KOBEY BUILDING/-~ 428 EAST HYMAN AVENUE A N 1Â®. michael fuller architects ~63 KA, I.: Sch S L~uBl4r*,55!255, .................lilli. I. shi ti,f 4. Il.4-0~ 21 zt.ewo 1 1 4100 - -1-e v.-awAa u .e., Se~ Of ea g>\l 01.A *\ 7 .9 C le ATTACHMENT 4 SPECIFIC SUBMISSION REQUIREMENTS All applications for demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation review must include the following information Applications which affect a structure which does not contribute to the historic significance of the parcel shall only include the submission requirements listed in (a), (b), and (e). Applications for exemption from demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation shall include all items specified in (a) and (b). 4 a. The general application information required in Section 26.304.030. AE: A TIAâ‚¬K/WEA/7 8 A written description of the structure proposed for demolition, partial demolition, off-site relocation, on-site relocation, temporary relocation, or exemption, and its year of construction. (168Â© RE: 469â‚¬12. LETTER-OA-TED '2-9.01 J t. A report from a licensed engineer or architect regarding the soundness of the structure and its suitability for rehabilitation. IKE.' LETIER. FROM SIL Fâ‚¬16*7*L EK!9NEâ‚¬gl LT D. d. For demolition or off-site relocation only: An economic feasibility report that provides: (1) Estimated market value of the property on which the structure lies, in its current condition, and after demolition or relocation. (2) Estimates from an architect, developer, real estate agent or appraiser experienced in rehabilitation addressing the economic feasibility of rehabilitation or reuse of the structure proposed for demolition or relocation. (3) All appraisals made of the property on which the structure is located made within the previous two (2) years. (4) Any other information considered necessary to make a determination whether the property does yield or may yield a reasonable return on investment. V e. For demolition, partial demolition, off-site relocation and on- site relocation only: A development plan. and a statement of the effect of the proposed development on the other structures on the lut CD\}tit- lk-ITEM_ 0,1=19 2 9 Â·01 property and the character of the neighborhood around the property shall be submitted so that HPC is able to make a finding whether the applicable standards are met. In the case of a demolition or off-site relocation, the development plan will be reviewed as a Significant Development application, pursuant to Section 26.415.010. UZ/U9/ZUU1 UU:16 FAA 97Ub127U597 511. Feignual Engr S KPEIGHTAL ENGINEERS Ltd STRUCTURAL CONSULTANTS February 8, 2001 Chris Beebe Michael Fuller Architects 23286 Two Rivers Road, Suite 24 P.O. Box 2618 Basalt Colorado 81621 fax 927-5366 Re: Kobey Building Remodel 428 East Hyman Avenue Aspen, Colorado Dear Chris, This letter is in follow-up to our recent discussion regarding structural design for the above referenced project, as it relates to the rernodel of the masonry shell. Plans indicate opening the rear wall (alley side), to provide access to the main level as a parking area. In addition to designing the needed structural elements to handle the gravity loads over the new wall opening and parking space, lateral performance becomes a primary design parameter. The shell looses the "box" integrity by removing the existing masonry wall. As we discussed in our previous meeling, we recommend that a steel frame be designed to set within the new opening, sized to laterally brace the masonry walls formerly braced by the rear wall. A reinforced concrete cap may be required along the top of the rear stone foundation wall, in order to distribute the steel frame horizontal forces back into the foundation. We are currently proceeding with this concept for the schematic issue. Please call with any questions. Sincerely, Â»24Â« Stephen K Pefghtal, PE president Sy:P jkke 01003 l SKPE â€¢ 76 Sunset Drive â€¢ Unit #4 â€¢ Basalt, CO - 81621 â€¢ (970) 927-9510 â€¢ Pax; (970) 927-0597 Received Time Feb. 8. 11:11?M ',= FEB-09-el 11:10 AM JANET LAPIN 970 9274471 PIe - 5 -.. . . ASPEN/PtrKIN COMMUNrrY DEVELOPMENT DEPARTMENT Ageement for Pavment of City of Aspen Development Application Feel CrrY OF ASPEN (hereinafter CrrY) and \ A N â‚¬7. 2-/4 <, tu (hervinater APPLICANT) AGREE AS FOLLOoS: 1. APPLICANT has submitted to CITY an application for %!60{P,CAL. De-uâ‚¬/D.e.Xe.+.AL.+14.f De/#61 Va-4-,6-4â‚¬-â‚¬1 ~FA# 60.lus, AIU , G.femiter.~PROJECOÂ· G,â€¢14?S* 5.K#/*Pr,ok, S/ec)<Cre 4, ect. 1 APPLICANT understands and agrees thai City of Aspen Orrilâ€¢â€¢nce No. 45 (Series of 1999) establishes a fcc mucture for Land Use applications and the payment of all processin,5 fees is a condition precedent to a determination of applicalion Comple:enâ‚¬33. 3. APPLICANT and CITY agree that because of the size, namre or scope of the proposed project it is not possible at this time to ascertain the fuil extent of the Cost5 involved in processing the application. APPLICAM[ and CITY furcher agree Ihar it is in the interest of [he patties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may ac.tue foilowing their hearings and/or approvals. APPLICANT agrees he wiI! be benefited by retaining greamr cash Uquidity and will make addirional paymenrs upon notificacion by rhe CrTY when they are necessary as costs are incurred. CrrY agrees it will be benefited through the grearer certainty of recovering irs 6111 Gosts to process APPLICANT'S application. 4. CITY and APPLICA>IT Alrther agree mat it is impracticable for CITY staff to complete processing or present sufficient information 00 dle Planning Commission and/or City Councit to enable the Planning Â· -- Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior m decision. 5. Therefore, APPLICANT agrees thar in consideration of the CrrY's waiver of im right to collect M fe= prior to a decerminarion of applicadon compleceness. APPLICANT shall pay an initial deposit m the amount of S - which is for hours of Community Development staff time, and if actual recorded costs exceed the initial deposit APPLICANT shall pay additionat monthly bilIings to CITY to reimburse the CrrY for rhe processing of the applicarion mentioned above. including post approval review. Such periodic payments shall be made within 30 days of the billing dare, APPLICANT further agrees that failure to pay such accrued costs shall be grcunds for suspension of processin; and in no case will building permits be issued until all co= associated wth case proce#ini have been paid. CrrY OF ASPEN APPLICANT /01 1 Â£,C- d.1-- //Julie Ana Woods V F Community Development Director Ula-04-0, . Mailing Address: 1 /2 9 Spock> M .ss Ge gb- Epou>,YAS S. ~0 8(64 - 1 gbsuppor-Morms\*grpayas.doc 12/27/99 F. 0% e i~ved -Ti me~zgb, 9 1 0 : 16AM 1031!HOMÂ¥ 231103 13Â¥HOIA AdLZ:6 1003 'L '403 398228 10/22/1996 01:20P PG 1 OF 3 REC DOC NOT SILVIA DAVIS PITKIN COUNTY CLERK & RECORDER 16.00 EASEMENT AGREEMENT This Easement Agreement (the "Agreement") is made and effective this ~4-4 th day of October, 1996, by and among Loma Alta Corporation, a Nevada corporation ("Loma Alta") as owner of Lot P, Block 88, City and Townsite of Aspen, Pitkin County, Colorado (the "Lot P Property") and Loma Alta as owner of Lot Q, Block 88, City and Townsite of Aspen, Pitkin County, Colorado (the "Lot Q Property"). This Agreement is made with reference to and in reliance upon the following facts: A. Loma Alta is the record owner of the Lot P Property, including the building thereon (the Lot P Building"). B. Loma Alta is also the record owner of the Lot Q Property, including the building thereon (the Lot Q Building"). c. Loma Alta, as the owner of the Lot P Property, desires to grant an easement to Loma Alta and Loma Alta's successors and assigns as owners of the Lot Q Property, through and across a portion of the Lot P Building for purpose of providing emergency ingress to and egress from the third floor of the Lot Q Building, as set forth in this Agreement. D. Loma Alta, as the owner ofthe Lot Q Property desires to grant an easement to Loma Alta and Loma Alta's successors and assigns as owners of the Lot P - Property, through and across a portion ofthe third floor ofthe Lot Q Building for purpose of providing emergency ingress and egress to and from the third floor ofthe Lot P Building, as set forth in this Agreement. In consideration of the mutual promises and covenants contained herein and other good valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. Grant ofEasement From Loma Alta as Lot P Owner to Loma Alta as Lot O Owner. Loma Alta, as owner ofthe Lot P Property, hereby grants and quitclaims to Loma Alta and Loma Alta's successors and assigns as owners of the Lot Q Building, and its residents, tenants, invitees, and guests, a pen)etual non-exclusive easement southern and northern ends of the Lot P Property (or as the same may be relocated from time to time) and any interior spaces on the third floor of the Lot P Building leading from the stairways to the interior of the third floor of the Lot Q Building for the purpose of providing emergency ingress to and egress from the third floor of the Lot Q Building. 2. Grant of Easement From Loma Alta as Lot O Owner to Loma Alta as Lot P Owner. Loma Alta, as owner ofthe Lot Q Property, hereby grants and quitclaims to Loma Alta and Loma Alta's successors and assigns as owners of the Lot P Building, and its residents, tenants, invitees, and guests, a perpetual non-exclusive easement over, through and across the interior hallway located on the third floor of the Lot Q Building and running from the third floor entrance on the northern end of the Lot Q Building to the third floor entrance on the southern end of the Lot Q Building (or as the same may be relocated from time to time) for the purpose of providing emergency ingress to and egress from the third floor of the Lot P Building, encumbering the Lot Q Building. 398228 10/22/1996 01:20P PG 2 OF 3 the Lot Q Property, and Lorna Alta's successors and assigns as owners of the respective 3. Maintenance. Loma Alta as owner of the Lot P Property and Loma Alta as owner of properties agree to jointly and equally share in the cost of routine maintenance of the easements described herein, including, but not limited to, the removal of snow and ice from the exterior stairways. Loma Alta as owner of the Lot P Property and Loma Alta as owner of the lot Q Property, and Loma Alta's successors and assigns as owners ofthe respective properties agree to undertake all activities performed in connection with the subject easements in good and workmanlike manner and as expeditiously as reasonably possible, and shall at all times perform such activities in complete compliance with all applicable construction, health, safety and other laws, regulations and codes. 4. Notices. Any notice hereunder shall be given in writing and shall be deemed effective upon the date of personal delivery, or three days after deposit in the United States Mail, postage prepaid, certified mail, and property addressed to the parties as follows: If to Loma Alta: Loma Alta Corporation 6210 North Central Expressway Dallas, TX 75206 Fax No.. (214) 368-2619 With Copy to: John C. Shackelford True & Sewell 8080 Central, Ninth Floor Dallas, TX 75206 Telephone: (214) 368-1500 Fax No.: (214) 987-0696 Any part to this agreement, or its successors and assigns, may designate or change their address for purposes ofthis Agreement by giving notice as set forth above. 5. Binding Effect. The convenants and agreements contained herein contained shall be deemed conventants which shall run with the real property herein above described and shall be binding on and shall inure to the benefit of all parties having or acquiring any right, title, or interest, in the Lot P Property and the Lot Q Property. 6. Entire Agreement. This Agreement contains the entire understanding of the parties hereto. There are no representations, warranties, covenants or understandings other than those expressly set forth herein. This Agreement may not be modified or amended except in writing signed by the parties hereto. 7. Captions. The captions in this Agreement are for convenience only and shall not be considered a part of or affect the construction or interpretation of any provision contained herein. 8. Attorney's Fees. In the event of litigation to enforce this Agreement, the prevailing party shall be entitled to an award of such party's attorneys fee and expenses. -- Executed effective the day and year first above written. LOMA ALTA AS OWNER OF THE LOT P PROPERTY: LOMA ALTA COPRORATION, a Nevada,arpgE,tiom By: c ... Uarffâ€¢6*00(Vice President LOMA ALTA AS OWNER OF THE LOT Q PROPERTY: LOMA ALTA COPRORATION, a Nevad&09regiation~ rednmiC Vice President State of Texas ) ) as County of Dallas ) /3,/K ..- Acknowledged before on this Ll -day of (~ht#A j , 1996 by Jerry Freeman as Vice President ofLoma Alta Corporation, a Nevada corporation. WITNESS my hand and official seal. My commission expires: f)4 -05 - CO <g,~;* Jacqueline L Ausmus -1 Notary Public, State 01 Tmas ..king-u) Not* Pu~ic 398228 10/22/1996 01:20P PG 3 OF 3 r .. HYMAN MALL PROPERTY ' LINE 7 \1 DNH44 -- 1.--4*Za- :1 / v.- Ul:JÂ·:17~~ 1 1 ~ ALLEY 4-jj ~[7 RETAIL M PARKING | r . SPACE . 0 â‚¬ 12 m m 0 Fl--1 . r 1, 72 ~-1--- ---- ---- --- ----~-f- Fr-------------- ------~---- / .IL t-- 1 25.0' 4 4 Scale 1/16" = 1' - 0" ~ SITE PLAN 1-i 11 0(111 1 - T.O. PL Â¥ 611 2 4 111'111 Ill I !9 HYMAN AVENUE MALL < 13 8'- 10" DL 013 0-1= P 0 T.O. FLY ~/- ~~-~ ' O RESIOMEIAÂ¢ 1 11 ' ALLEY rr-,1 Xe IKEB!!PENTIAL~= Â» ) 1(ed/35 rh -r.o. per 1-1 -0[1 51---3â€¢rt -O 0 //.7 1 13'-11" ,EXE m.Â·â‚¬â‚¬~ :nuau..aeyaÂ·.~ -IDDI~ 0~ In U RETAIL SPACE SARA(DE - 1Â®. ./11 33' 3 1 MALL ELEVATION - q #'110,1 Llh T.O. PLÂ¥ I i ALLEY ELEV.~ - ir----I i ,1 1 - 98-10 R..â€ž 2- RET.AIL SPACE michael fuller architects . KOBEY BUILDING 428 EAST HYMAN AVENUE ~ SITE SECTION Scale 1/16'' = 1' - 0" L _ . A AIL/f X . 9 179 1 1 1 11 1 1 lili I 1 : 111 1 1 PROPOSED dcHANICA._ 111 1 |ROOM 111 1 1 1 1 4 1 1 111 1 Ill I I I 111 1 1 111 1 11 1 1-- ---- 1 111 1 1 111 1 11 1 1 11 1 1 111 1 1 111 1 --- _-2-2.2 EM~rr 2 2- 2--2-2-2 1 111 1 1 111 1 111 1 1 111 1 1 12 -J.[- - L 1 111 1 EIXISTING RETAIL P~CHANIGA 59448 ROOM 1 1 111 1 1 111 1 E-ED â‚¬ E Â» ZE-ZE-~ â‚¬ EEfT--Z-=~=nr--- 1 1 al C=== 1 1 1 1 1 1 1 1 1 J-1 7 1 I upi f 1 9 1 1 1 1 1 1 1 4~ \1 1 4 le. I michael fuller architects 1 KOBEY BUILDING 1 1 428 EAST HYMAN AVENUE 1 0 40 LOWER LEVEL Scale 1/8" = 1' - 0" dac dno 1 1 A .,3 .. 4 . r -1 Â»\ ALLEY ~ REMOVE EXISTING WALL FOR r- PARKING ACCESS. REPAIR BRICK ~ ABOVE OPENINe 1 1 1 1 1 1 1 1 PROPOSED 5 1 PARKING U 9 1 5 84 S.F. 1 1 1 1 I 1 6 PROPOSED I 1 PRIVATE /- 1 1 ENTRANCE 1 IF. 1 A IE 1 ----- 1 1 Ic I 1 1 1 1 1 1 1 . 1 I 19 i 1 11 1 I 1 1 1 1 1 1 1 1 EXISTING 1 1 1 RETAIL : 1 SPACE I 1 1 1 1 mi 1 LINE OF I PARTIAL FLOOR ~ EXISTING I 1---- INFILL USING FAR FLOOR -~Â»,# ON O PARKINe 1 BONUS AND I / ) EXEMPTION. / 1 ' 1/ RE: ATTACHMENTS / 1 / 1 I , 1 , 1 1./ A * 1 1./- / -0 ./ i // - O7EN TO 4 iL__ za~ ~,0,- ~ BpLOR 1Â®. 1 1 9 \1 1 la michael fuller architects KOBEY BUILDING STOREFRONT RE|NOVATED TO MORE ~~ 428 EAST HYMAN AVENUE HISTORICAL~CCURATE DESIGN 40 MAIN LEVEL Scale 1/8" = 1' - 0" j' . 1 1 1 1 1 1 1 1 1 CZ- 77 : 1/ 11 _ _al 1 1' 1 11 1 11 11 11 == 12 Tr~ - - - 31 1 11 U U 1 1 1 AT J n Â©F 1 11 11 1 11 1 1 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 18. 1 michael fuller architects KOBEY BUILDING 1 428 EAST HYMAN AVENUE A- 43 CD ROOF PLAN Scale 1/8" = 1' - 0" r I . 1 - F U U ~ BATH ~ STAIRRAY ROOF GARDEN - ' 3' , 1~-Ija- - 3 luE 1 1.4 1 1 1 -11 1. 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