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Home My WebLink Aboutagenda.hpc.20030813ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 13, 2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - NONE 5:00 I. Roll call II. Approval of minutes -May 28,2003 - June 25,2003 - July 9,2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #18) VIII. OLD BUSINESS A. 311 S. First St, Minor Review - (Continue to Sept. 10th) B. 135 E. Cooper, Major Development - Conceptual, Variances, Public Hearing IX. NEW BUSINESS A. None X. WORKSESSIONS 6:00 A. 819 E. Hopkins 6:30 B. Tree Ordinance 7:00 XI. ADJOURN ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 13, 2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - NONE 5:00 I. Roll call II. Approval of minutes -May 28,2003 - June 25,2003 - July 9,2003 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #18) VIII. OLD BUSINESS A. 311 S. First St, Minor Review - (Continue to Sept. 10th) B. 135 E. Cooper, Major Development - Conceptual, Variances, Public Hearing IX. NEW BUSINESS A. None X. WORKSESSIONS 6:00 A. 819 E. Hopkins 6:30 B. Tree Ordinance 7:00 XI. ADJOURN PROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) 432 W. Francis - Minor Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker Mike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third 21 Meadows Road Teresa Melville 232 W. Main (Christmas Inn) 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) 501 W. Main Street (Christiania Lodge) Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) 114 Neale Ave. Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge) 331 W. Bleeker 114 Neale Ave. CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit ofnotice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion t MEMORANDUM TO: Aspen Historic Preservation Commission ~ THRU: Julie Ann Woods, Community Development Director FROM: Amy Guthrie, Historic Preservation Officer RE: 135 E. Cooper Avenue- Major Development Review (Conceptual) and Variances- Public Hearing DATE: August 13,2003 SUMMARY: The subject property is listed on the Aspen Inventory of Historic Landmark Sites and Structures, as well as the National Register of Historic Places. The site contains the 1888 Dixon-Markle house, which is virtually unaltered on the exterior, along with an outbuilding that th appears to have been constructed in the 19 century. r.m/Â¥' -4/ RiV The application proposes an ~ -. Â·C 1 ' / + 1 1! 1 1 J. addition to the west side of the I#Kniff,ifi,4.4'-i ?*12*-r. to excavate a basement, relocating it hyQHqlj~m&. slightlv to the north and ehst of its R:!Billilll. --Â·- tiwn'"Mi.-r current position. adding a new 1~ i window on the west wall of the w.ewlâ€¢*,I fi- -4 -,+40*ta~:IM 1 J 'V . -4 house. and adding a dormer and 22 , i 1 7.e-~-v,=9.9...4 .Â£,4,.,-- French doors on the south elevation. .-36.m~ ig.~i1&,qi imi:,Ii:,Ii Immm,imiÂ¢~~ The outbuilding is to be demolished ~ I, and replaced with a new detached ~ Â·Â·Â·-r "Â·- unit. A single car garage is ~!1~libÂ·-1Â· !Â£12'11Â·i '.-Â·,1.14 proposed in the northeast corner of "ilill jillillillillifil:35 -T. . the site. In order to build this project, a 3' west sideyard setback variance, a 1.5' east sideyard setback variance. a 10' combined sideyard setback variance, an 8'rear yard setback variance for the unit along the alley, a 3' rear yard setback variance for a proposed new garage. and a 500 square foot FAR bonus - are requested. The application mentions the need for a variance from one of the Residential Design Standards, however the standard is being misread by the architect and no waiver is needed. Additionally, although a parking variance has been discussed, this is unnecessary because the site has historically had no parking available and does not have to be brought into compliance with the current standards. HPC has held a site visit and worksessions to discuss the proposal on June 2501 and July 23rd. On ./IA both occasions, the board has stated threshold concerns with the development, and given direction 1 ~ 1 for restudy that they felt would be needed ill order for the project to meet the design guidelines. At the July 23rd meeting, the majority of the group indicated that they could not support a two story connector between the historic house and addition, had concerns with the use of glass for the connector (particularly as a roofing material), and felt that the link needs to be as narrow as possible in order to minimize the amount of demolition happening along the west wall. There were concerns expressed with the new windows proposed to be added to the old house, and questions as to whether the project would qualify for an FAR bonus. The applicant and architect considered HPC's concerns, and have submitted the plan option that the board expressed the most problems with at the last worksession. The proposal includes a new element, which is the demolition and replacement of the 19~h century outbuilding located along the - alley. Staff finds that this project does not meet the applicable review standards for Conceptual Review, On-site Relocation, or Variances, does not comply with the design guidelines, and should not go forward. However, because an important aspect of the proposed plan, demolition of the outbuilding, was not part of the public notice that was issued, the board cannot take action. APPLICANT: Chris Pat Aspen LLC, represented by Charles Cunniffe Architects. PARCEL ID: 2735-131-04-003. ADDRESS: 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. ZONING: RMF, Residential Multi-Family. CURRENT LAND USE: Two detached residences. MAJOR DEVELOPMENT (CONCEPTUAL) The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual f 2 Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of tile proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant Staff Response: Recently, the HPC has been contemplating new tools to analyze the appropriateness of proposals to alter historic structures. The following questions are likely to be the center of future discussions, and may be helpful for HPC to at least reference for this project (note that the questions do not serve as formal decision making criteria at this time): 1. Why is the property significant? 2. What are the key features of the property? 3. What is the character of the context? How sensitive is the context to changes? 4. How would the proposed work affect the property's integrity assessment score? 5. What is the potential for cumulative alterations that may affect the integrity of the property? The property is important as an example of a high style Queen Anne residence built during the mining era. The exterior of the house has only very minor alterations to its original architectural design. In recognition of this quality, 135 E. Cooper Avenue is an Aspen Landmark and was listed on the National Register of Historic Places in 1986. The key features of the property include the prominent corner placement of the house, the open space surrounding the building, and the detached alley structure. The key architectural features that are original to the house are present on all four sides. The alley building has had an addition made to it and it's history is not well documented. With regard to the context of this site, there are two other Queen Anne homes from the period across the street from 135 E. Cooper. The neighborhood has otherwise been significantly redeveloped with multi-family buildings. In Staff' s assessment, this property achieves a perfect score of 100 points on the integrity assessment form we have developed, plus 15 bonus points, for a total of 115. If the proposed project were to be constructed, the score would drop to approximately 91 points. The loss of integrity is due to moving the building, making such a large addition, removing some features to create the connection, and demolishing the outbuilding. The property would still clearly pass the minimum score for designation, which is 50 points, however losing 25 points as a result of this project cannot be seen as a positive. There is limited potential for future alterations to the property if this project were built5 because it represents a build out to the maximum floor area and density allowable for the site. t 3 Design Guideline review Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the design guidelines relevant to Conceptual Review is attached as '13xhibit B." Only those guidelines which staff finds the project does not meet, or where discussion Â· is needed, are included in the memo. This pr6perty is 6,500 square feet in size. The existing house is approximately 1,500 square feet; and the outbuilding 600 square feet. The zoning allows for the possibility of constructing another 1,500 square feet, which the owner is requesting, plus the 500 square foot floor area bonus available to landmarks. The new square footage is proposed to be allocated so that it - roughly doubles the size of the historic house and existing outbuilding. Staff feels that it is questionable whether any ofthe following guidelines are met: 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic 4//, style should be avoided. o An addition that covers historically significant features is inappropriate. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recohimended. The proposed addition is nearly equal in size to the historic house, and is very competitive with it from the Cooper Street elevation. There has been debate about the best location to add onto this house given its corner placement. It is very unlikely that this style of building would have been expanded to the side. While there is some benefit in trying to protect the rear elevation from alterations because it does have public visibility, Staff does not believe that an addition of this size in the west yard is the appropriate alternative, or that the setback of the addition is adequate. There are numerous other possibilities for the redevelopment of this property that would allow , 4 for a total buildout of the FAR, and perhaps even the bonus, but preserve the historic house with little or no impact from an addition. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, comices and eavelines should be avoided. 7.2 Preserve the original eave depth. o The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. The impacts of the connecting element between the historic house and new addition have been discussed at length. As designed, the connector is more substantial in both plan form and elevation than is required to move between the two pieces of the building, and results in the elimination of more historic fabric than is necessary. While a glass connector has been used with success on some other historic preservation projects, Staff does not find that this design creates a transition element which is in any way subordinate or sensitive to the characteristics of the Queen Anne home. The addition is aligned with the rear wall of the house, therefore the ability to read the original corners and size of the building is impacted, and a portion of the west roof slope and eaveline is lost. Four windows on the west wall are covered over and therefore essentially removed. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. HPC and Staff have clearly been uncomfortable with the concept of such a large addition to this house. Chapter 10, Page 81 of the design guidelines states the policy for additions. It reads "If a new addition to a historic building is to be constructed, it should be designed such that the early character of the original structure is maintained. It should also be subordinate in appearance to the main building..." A photo caption on the same page states "Typically an addition was subordinate in scale and character to the main building, such as the shed addition at the rear of , this structure (the one pictured.)" 4 5 Chapter 11 of the design guidelines addresses new structures on landmark lots, such as the two proposed along the alley. While Staff does not find that the proposed new buildings are in conflict with the guidelines, there are other, larger issues about whether or not the existing outbuilding can be replaced, which will be discussed later in this memo. ON-SITE RELOCATION The intent of the Historic Preservation ordinance is to preserve designated historic buildings in their original locations as much of their significance is embodied in their setting and physical - relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a building may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 16.415.090.C Standards for the Relocation of Designated Properties Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a non-contributing element of a historic district and its relocation will not affect the character of the historic district; gI 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; !lE 3. The owner has obtained a Certificate of Economic Hardship; RE 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionallv, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Response: The only review standard that this situation may meet is 4, which asks whether the relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties. The house is proposed . to be moved 2 feet closer to Cooper Avenue, and 3.5 feet closer to Aspen Street. + 6 The following guideline is in question: 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o A relocated building must be carefully rehabilitated to retain original architectural details and materials. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o In general, moving a building to an entirely different site or neighborhood is not approved. The distance that this structure is proposed to be moved is relatively minimal, however, original location is an aspect of the property that helps to define historic integrity. Relocation of the building might be justified if it were allowing breathing room for a small addition or a detached structure, however, staff does not find that it is an appropriate compromise to make given the issues surrounding the proposed addition. DEMOLITION OF THE OUTBUILDING 26.415.080 Demolition of Designated Historic Properties Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, 21~ b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, RE c. The structure cannot practically be moved to another appropriate location in Aspen,or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship Â· t to adjacent designated properties and 7 d. Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff Response: The request to demolish the outbuilding was a last minute amendment to the application. and was not included in the public notice. therefore HPC cannot take action on this project. The applicable guidelines are: 8.1 If an existing secondary structure is historically significant, then it must be preserved. - o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. o If a secondary structure is not historically significant, then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. o An exact reconstruction of the secondary structure may not be necessary in these cases.. o The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 21 0 63 iE; 9<3 There is limited information available about this structure, which does --IP r-7--7- not appear on the 1904 Sanborne map. However, it is similar in size to a 4 11 1...) 4 196 century building that was originally tucked into the southeast corner. _ -12 1 4 11 + 8 There is visual evidence that suggests the outbuilding is from the ~ 1 1Â·Â·21.1 Victorian period, and it could be the one pictured on the Sanborne map, moved at some point in the past. HPC would need to analyze the 2-# building more closely, and consider the value of its preservation before making a finding on this issue. liN / 1- 1 - 1/ 1904 Map FAR BONUS The applicant is requesting a 500 square foot floor area bonus. The following standards apply to an FAR bonus, per Section 26.415.110.E: 1. In selected circumstances the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic , building and/or 4 8 09 %017 9(7 L<eV c. The work restores the existing portion of the building to its historic appearance; and/or d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; and/or e. The construction materials are of the highest quality; and/or An appropriate transition defines the old and new portions of the building; and/or The project retains a historic outbuilding; and/or . Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. - Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. 3. The decision to grant a Floor Area Bonus for Major Development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D). No development application that includes a request for a Floor Area Bonus may be submitted until after the applicant has met with the HPC in a work session to discuss how the proposal might meet the bonus considerations. Staff Response: Based on the review provided earlier in this memo, Staff finds that criteria a, b, c, d, f, and g are not being met, and that granting an FAR bonus is not appropriate. SETBACK VARIANCES The setback variances needed are a front yard setback variance of up to 25 feet to accommodate the existing location of the house and the proposed location of the garage, a rear yard setback variance of up to 14' to accommodate a portion of the new addition, and a north sideyard setback variance of 8'6". The criteria,Â· per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The applicant is requesting relief along the sideyards for the historic house and addition, and along the rearyard for the new outbuildings. In general, Staff finds that setback variances are an important tool that can allow new construction to be appropriately distanced from designated structures. The board has consistently been favorable to granting waivers when , there is a clear benefit to the historic resources. While the variances requested in this case do t 9 4 03 5 take the correct approach, to push away new construction from the old house, the project in general does not meet the guidelines, so the variances are a moot issue. DECISION MAKING OPTIONS: The HPC may: â€¢ approve the application, - â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends the project be continued to address the lack of notice on the demolition issue. A. Staff memo dated August 13, 2003 B. Relevant Design Guidelines C. Integrity Asseksment form D. National Register nomination E. Application 10 "Exhibit B: Relevant Design Guidelines for 135 E. Cooper Avenue, Conceptual Review" 7.2 Preserve the original eave depth. o The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 8.1 If an existing secondary structure is historically significant, then it must be preserved. o When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. Â¤ Ifa secondary structure is not historically significant, then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. o An exact reconstruction of the secondary structure may not be necessary in these cases. o The replacement should be compatible with the overall character of the historic primary siructure, while accommodating new uses. 8.3 Avoid attaching a garage or carport to the primary structure. o Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. o In general, relocation has less of an impact on individual landmark structures than those in a historic district. o It must be demonstrated that relocation is the best preservation alternative. o Rehabilitation of a historic building must occur as a first phase of any improvements. o A relocated building must be carefully rehabilitated to retain original architectural details and materials. o Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. o The design of a new structure on the site should be in accordance with the guidelines for new construction. o In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the III?C, a structure must remain within the boundaries of its historic parcel. o If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 9.4 Site the structure in a position similar to its historic orientation. o It should face the same direction and have a relatively similar setback. o It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. o Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. o Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. . t 11 9.7 A lightwell may be used to permit light into below-grade living space. o In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). o The size of a lightwell should be minimized. 3 A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. - o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. o An addition that is lower than or similar to the height of the primary building is preferred. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basemenf which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary strucmres is recommended. 10.9 Roof forms should be similar to those of the historic building. o Typically, gable, hip and shed roofs are appropriate. o Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, comices and eavelines should be avoided. 11.1 Orient the primary entrance of a new building to the street. o The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 4 12 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. o The front porch should be "functional," in that it is used as a means of access to the entry. o A new porch should be similar in size and shape to those seen traditionally. o In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel. o Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. - 11.4 Design a front elevation to be similar in scale to the historic building. 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. 11.5 Use building forms that are similar to those of the historic property. o They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block. o Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. o Flat roofs should be used only in areas where it is appropriate to the context. o On a residential structure, eave depths should be similar to those seen traditionally in the context. o Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. t 13 INTEGRITY ASSESSMENT- 19TH CENTURY HIGH STYLE RESIDENCE Integrity is the ability of a property to comey its significance. â€¢ LOCATION Location is the place where the historic property was constructed or the place where the historic event occurred. The structure is in its original location. The structure has been moved within the original site but still maintains the original alignment and proximity to the street. 3- The structure has been moved to another site, still within the historic Aspen townsite. 0- The structure has been moved to a location which is dissimilar to the original site. TOTAL POINTS (maximum of 5) = 5' â€¢ DESIGN Design is the combination of elements that create the form, plan, space, structure, and style of a property. BUILDING FORM ~The original plan form, based on Sanborne maps or other authenticating documentation, is unaltered and there are no recent additions. 8- The structure has been expanded but the original plan form is intact and the addition(s) would meet the design guidelines. 6- The plan form has been more altered, but the addition would meet the design guidelines. --9 4- The structure has been expanded in a less desirable manner, but if the addition were removed, at least 50% of the building's original walls would remain. 2- The structure has been expanded and the addition overwhelms the original structure and has destroyed more than 50% of the building's original walls. 0- Two historic structures have been linked together and the original character of the individual structures is significantly affected. ROOF FORM ~The original roof form and the original porch roof, if one existed, are unaltered. 8- The original main roof is intact, but the porch roof, if one existed, has been altered. 6- Dormers have been added to the structure or additions have been made that alter roof form. but the changes would meet the design guidelines. 4 1 4 -9 2- Alterations to the roof have been made in a less sensitive manner, not in conformance with the design guidelines. 0- Less than 50% ofthe original roofform remains. SCALE ~? The original scale and proportions of the building are intact. 4- The building has been expanded, but the overall impression of it as a l M or 2 story structure, with a relatively small footprint, is retained. -;) 3- The building has been expanded and the scale ofthe original portion is discernible. 0- The scale of the building has been negatively affected by a large addition, whose features do not reflect the scale or proportions of the historic structure. FRONT PORCH -p ~ The front porch is not enclosed and original decorative woodwork remains, or if there was no porch historically, none has been added. 8- The front porch is enclosed but maintains an open character and some original materials. 6- The front porch is not original, but has been built in an accurate manner, per the design guidelines. 2- The front porch has been enclosed and most original materials are gone. 0- The front porch is completely gone or replaced with a porch which would not meet the design guidelines. DDORS AND WINDOWS -* /i g)The original door and window pattern is intact. lE Less than 50% of the doors and windows are new and the original openings are intact. 2- More than 50% of the doors or windows have been added and/or some of the original opening sizes have been altered. 0- Most or all of the original door and window openings have been altered. COMPLEXITY OF DESIGN -.9 ~ The overall sense of "elegance" and intricacy in design and detailing is intact. 0- Detailing has been removed and the building has a "plain" appearance. TOTAL POINTS (maximum of 50)= 50 4 2 â€¢ SETTING Setting is the physical environment of a historic property. BROXIMITY TO SIMILAR STRUCTURES -1 gy~ The structure is one of a set (at least three) of buildings from the same period in the immediate area. 3- The building is part of a neighborhood that has numerous remaining buildings from the same period. 0- The building is an isolated example from the period. UISTORIC LANDSCAPE FEATURES ~ ~y) A number of elements of the original landscape are in place, including historic fences, walkways, plant materials and trees, and ditches. 3- Few or no elements of the original landscape are present, but the current landscape supports the historic character of the home. 0- The current landscape significantly obscures views of the structure. TOTAL POINTS (maximum of 10) = ID â€¢ MATERIALS Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. EXTERIOR WOODWORK -> d9>[ost of the original woodwork, including siding, decorative shingles, trim, fascia boards, etc. remain. 6- Original siding has been replaced, but trim and other elements remain. 6- Original siding is intact but trim or other elements have been replaced. 0- All exterior materials have been removed and replaced.. .S AND WINDOWS -4 ~~/All or most of the original door and window units are intact. -S- Some window and door units have been replaced, but with generally accurate reconstructions of the originals. 6- Most of the original windows have been replaced, but with generally accurate reconstructioils of the originals. 0- Windows and/or doors units have been replaced with inappropriate patterns or styles. TOTAL POINTS (maximum of 20) = 2. O 3 â€¢ WORKMANSHIP Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. DETAILING AND ORNAMENTATION -> (~270) The original detailing is intact. 3- Detailing is discernable such that it contributes to an understanding of its stylistic category. 0- New detailing has been added that confuses the character ofthe original house or the original detailing is gone. 0- The detailing is gone. FINISHES ,__p ~ All exterior woodwork is painted and masonry unpainted. 4- All exterior woodwork is painted and masonry is painted. 3- Wood surfaces are stained or modern in appearance but masonry is unpainted. 2- Wood surfaces are stained or modern in appearance and the masonry is painted. TOTAL POINTS (maximum of 10) = ID â€¢ ASSOCIATION Association is the direct link between an important historic event or person and a historic property. ~ The property would be generally recognizable to a person who lived in Aspen in the 19th century. -13 TOTAL POINTS (maximum of 5) = â€¢ BONUS POINTS UNIQUE EXAMPLE 5- Thd style of the building is unique or one of a small group among the19th century high style homes left in Aspen. (i.e. It is Second Empire, Dutch Revival, or another unusual style.) 4SONRY -~ g) Original brick chimneys and/or stone foundation remains. 5- The structure's primary wall material is masonry. OUTBUILDINGS /5 there are outbuildings on the property that were built during the same U period as the house. --~70 + 4 PATINA/CHARACTER -.t g) The materials have been allowed to acquire the character of age and are obviously weathered. MAXIMUM NUMBER OF POINTS= 100 (and up to 20 bonus points) MINIMUM THRESHOLD FOR DESIGNATION= 50 POINTS Note: Each area of the integrity analysis includes a description of the circumstances that might be found and a point assignment. However the reviewer may choose another number within the point range to more accurately reflect the specific property. (~Uvr,UA~ SCO ve m I'CE, po,01-9 (scevt 4 ovau) <Sca, I f 'rras=A u-06 Ati. A -- (faccld wflA+ @,4 Al/90 44 ) 1 91 poiv'-k 5 .:. â‚¬ JUN-26-2003 THU 01:09 PM FAX NO: r, u i :5 CI244 2,/ 1 <,-S Form 10-900 0.2.3 Expires la-11-87 042 No. 1021.0018 United States Department of the interior National Park Service For NPS use onit National Register of Historic Places received inventory-Nomination Form date entered See instructions in How to Comp/ete National Register Forms Type aN entries-complete applicable sections 1. Name listoric Dixon-Markle House . (Historic Resources of Aspen - MRA) indor common Dixon-Markle House 2* Location dreet & number 135 1-CIA st Cooper Avpnum n/a_ not for publication :ity, town f. Aspen Â· B/21_ vicinity 01 :tate CO code 08 county Pitkin code 097 3. Classification :ategory Ownership . Status Present Use Madistrict .Illapublic .K__ occupied nla. agriculture n/a museum X bullding(s) -1 private nia_ unoccupied n,Za_ commercial ata. pa rk #structure .11(aboth ' nla_ work in prbgress Iv(a- educational _25_ private residence Jlglsite Public Acquisition Accessible nZEL entertainment n/a religious *aobject .Uain process .Ill@yes: restricted n,Za- government Illa_ scientific -4(abelng considered Alayes: unrestricted nA- Industrial 2/a_ transportation c miltiple resource X__.no IMb. mititary 1181Â· other: 1. Owner of Property ame Sarah R. Werner :reet & number 510 Cemetery Lane ty, town Aspen n/a . vicinity of state cO 81611 i. Location of Legal Description ,urthouse, registry of deeds, etc. Pitkin County Court House reet & number 506 East Main Street ty,town Aspen state CO 4 Representation in Existing Surveys Colorado Inventory of n/a le Historic Sites has this properly been determined eligible? -- yes ._X no Ite Ongoing n/L-federal _ux state Oll county rILL local Received Time Jun,26 1:14PM :positary lor survey records ul.Lice or Archeology and Historic P-râ€¢gr,Â·rrr=+11 AM ' JUN-25-ZUUS THU Ul;UM FM FAX NO. P, 02 7 Description 7 -- T. I Condition Check one Check one - ]L excellent n_Â« deteriorated :*'a unaltered -E_ original site -42 good IÂ¢a, ruins X-__Â· altered 44 moved dale i 1-â€¢ Â· n,ta fair 87~ unexposed DeDcribe the present and original (il known) physical appearance The 1888 Dixon-Markle House is a vernacular interpretation of the Queen Anne style constructed of wood frame and clapboard. Prominently sited ona corner, this two story house has the traditional Queen Anne "' irregular plan and a hipped roof with a dominent front gable, the most _ common Queen Anne roof type. The most unusual feature is the two story rectangular bay set at an angle on the northeast front corner. It has a flat roof, iron cresting and a set-back gable, There is a shed roof front porch across the width of the north facade. Its wood decorative 3 elements include turned posts with brackets supporting the roof, a 2 railing with turned balusters and a spindle frieze. The front gable is faced with Â·".dog-ear" cut shingles, a shape commonly used in Aspen. -; There is a wide band of square-cut shingles between the first and ; second stories. The windows throughout are, .c.ne-over-one wood sash, 11:Il The windows in 'the rectangular bay are wider than those in the rest of the house. On the east side, there is a bne story, rectangular bay with a pent roof and creating around ,th, top. On the south rear, there is a small porch with a steeply pitched shed roof supported by turned posts. ..4. There is a wrought iron fence around the grassed yard and several large blue spruce trees near Â·.the house, but there are no stneet 'trees. ,Â·, At the back of-the lot on thes alley is a gable roof, one story dwelling, - with a shed ros,fÂ· addition OE,Jthe east side added ca, 1953. There is a small porch ,under the north side of the roof' with 'turned pC}.sts and baluster raifing. The window& are easements,*Â· Â· During th# quiet year's rf;6llowing the 1893 Silver Crath.,f.>Yany..40!pen . houses fell into ruin for 1Â£cli of maintenance. The Dixon-Mabkle House was no exception and was unpainted and run-down in the 19508. Since _ then it has been renovated and maintained. In 1964, there were ~ two-and-one-half baths installed, the kitchen up-dated and new plumbing and electrical... John MoLaren of DBA Ski Land Builders was the contractor. Later, that year, the frame barn was remodeled f or a three 7 room guest house. 4 The front and rear porches were restored and had new i foundations installed in 1982. In 1985, the roof was reshingled with wood shingles. 1 The house is currently painted a bright blue with -7 white trim. The Dixon-Markle House is a locally designated landmark. , Footnotes 1. Aspen Building Departmerit Records * The frame barn is consider'ed non-contributing because the shed roof addition is clearly visable from the 'street and appeairs as a contempory building. - 4 Received Time Jun.26, 1:14PM 05=*79*.4 .... JUN-26-2003 THU 01:09 PM . FAX NO, P. 03 ' 6,lt 1 :l i 111 1 11 . 3. Significance 18 :111 B eriod Areas of Significance-Check and justify below ~, ZA prehistorIc DZA archeology-prehistoric n/.it community planning Blalandscape architecture?Zareligion ~:. la 1400-1499 nla archeology-historic nla conservation ntalaw ' 8/Bsclence A 1500-1599 n,Za agriculture nia economics 1*aliterature nlasculpture .j: 611600-1699 _x_ architecture 11/a education ntami!itary Iltasocial/ Â£* 1700-1799 Illa art nia engineering nlamusic humanitarian . 1 X.- 1800-1899 nga commerce . rÂ» exploration/settlement Maphilosophy 76 1900- NA cornmunications tl/(Fl industry , n/apolitics/government ii/~trailsportation k n/atheater I*(21 invention Ill@other (specify) .t 11, pecific dates 1888 Builder/Architect not known 1 1 - I--'- 1 I. I- 1 1,1 tatement of Significance (in one paragraph] The Dixo-n-Markle House is significant for its unusual vernacular . It esign using Queen Anne elements. It was constructed during the eight of Aspen''s silver mining boom which ended in 1893. The angle f the' two story bay across the front corner of the house gives it a tb 11. istinctive appeatance unlike other Aspen residences of: the same eriod. Sited on a corner, this house is one of the largedt and most 'il isable in. the immediate neighborhood. BACKGROUND 'A m The Dixon-Markle House was built ca. 1888. The original owner was .Â·. M. Dixon who lived here until the mid-1890s and then sold the 'house 11, o L. C. Markle, 'owder -of a 'blacksmith shop. Dixons who is believed to ave* been a, ininer, .went intb the'' real estat-e ~'and stock brokgrag~ business n the early 1890s with the' 3'irm of bixon, Smith and Mulqud Gin. - The QU'dbn Â·Anne stylet'Which begari in Eh@land with 19th- century rchitects such as Richard Norman'* Staw, Â·was Â·â‚¬uilt extensively throughout %1.LI: M ne U. S . beginning in the ,18,70s until aftdr-1900 when its popularity 514 acÂ·]pined,Â·Â·7Queen Anne de'sighs were :bubliciip'd through patte'rn books ;Zi nd The American Architect and Building News and railroads transported ..AK.2 eady-made architectural details across the country. The Dixon-Markle R.:.:i ~ ouse, however, was more probably built of local lumber which was milled n one of Aspen' s saw mills and designed and detailed by local carpenters ad builders. As early as 1881-1882, Aspdn had several saw mills and 1 i~=: number of carpenters, contractors and builders. By 1888, there was :*21 .6p significant increase in the number of building trades people working J-Ur i if V' 1 n Aspen. 2 . . ,. 12'a :- 1 : 34 N - Â·Â· Ifu ootnotes ti , Aspen City Directory, 1889, 1892; 1893Â· Mt& "Inventory of Historic Sites and Structures:, prepared for the City i ~ !7 of Aspen by Vera Kirkpatrick and John P. Stanford, December, 1980. Virginia and Lee McAlester, 6 Field Guide to American Houses (New York: Alfred A. Knoph, 1984), pp. 263-268. - 0 Colorado Business Directory, 1880 - 1889. Received Time Jun 26. 1:14PM JUN-28-2003 THU 01:10 PM FAX NO. r. U4 1/6 1 9. Major Bibliographical References 79 .. ee Footnotes 1 , J 10Â· Geographical Data . ~ Acreage of nomlnated Droperty under one Quadrangle name Aspen 1:24 000 Quadrangle scale UT M References ~ Al-Li| |3|412[.6140~ 1413|319|Oi9io| 91_i_1 11,11*11111111 . Zone Easting Northing Zone Easting Norihing 1 cl I lilli 1 1 11 l i li 1 11 0111111111]11111.1.11 EL_L_-1 11|1111ll!11|11 Fl 1 1 1 1 1 1 1 1 J 1 1 1 1 L[ 1 1 ] GLLJ 1 1 1. l i l i 1 1 1 1 1 '1 11 H|il|~1 [ll~| |-!JI~IJ ~ Verbal boundary description and justification Block 70, lots H, I Aspen Townsite ~ List all states arid counties lor properties overlapping state or county boundaries state n/a code county code ' e . code county 'code 1. Form Prepared By I name/title Barbara Norgran, 0.07791111:Ant organization n/a date Julv 28, 1986 street & number 7453 2, J effers on Dr. ~ telephone (303) 740-7860 . city or town Denver State CO 80237 12. State Historic Preservation Officer Certification The evaluated significance of this property within the state Is: -_- national -- stale -,- local As the designated State Historic Preservation Oflicer lor the National Hlstoric Preservation Act of 1966 (Public Law 85- 665), 1 hereby nominate this property for inclusion in the National Register and certify thai it has been evaluated according to the criteria and procedures set forth by the National Park Sarrice. State Historic Preservation Officer slgnature tie date i I or Nfs use only 1 : 1.1:. . - thereby certify tgatthis property 1$ included in the Natjonal Register date Keeper d the National Registef Recalved Time Jun.26. 1:14PM Atteel: dale Ra;Pal,/0, 1. CHARLES CUNNIFFE ARCHITECTS LE ARCHITECTURE PLANNING INTERIORS Charles L. CunnIffe, AIA Principal Janver C. Der,Ington, AIA Principal Augustl,2003 Amy Guthrie , Historic Preservation Officer City of Aspen 130 S. Galena Street Aspen, CO 81611-1975 RE: Major Historic Development Ferer Residence 135 E. Cooper Avenue Aspen, Colorado Dear Amy, We are submitting herewith our amended Application for Conceptual HPC Review for the referenced project. The subject property contains a residence that was originally built in 1888 and is listed on the Inventory of Historic Landmarks by the City of Aspen and National Register of Historic Landmarks. A second, smaller guest cottage is situated toward the rear of the property, which is on the southwest comer of Aspen Street and Cooper Avenue. The Applicant intends to add a new two-story structure to the existing historic residence in the space between it and the cottage on the northeast quadrant of the property to upgrade the existing use of two single family dwellings, as - depicted on the attached drawings. A one-car garage is also intended to be constructed in the southeast comer of the property at the alley, facing Aspen Street. The City Zoning Officer, Sarah Oates, has determined that the guest cottage is a second legal residence constructed prior to 1964 and therefore no GMQS mitigation will be required for the additional F.A.R. to be constructed. A new basement is intended to be constructed beneath both existing structures and the new addition. This will require jacking up the histqric structure in place and excavating beneath it during construction of the basement walls and then lowering it back down before the superstructure work begins. A house mover has been consulted and has determined that this is feasible and safe for the existing historic structure. The existing cottage will be demolished and replaced + with a new structure that has a partial upper level. 610 EAST HYMAN AVE ASPEN, CO 81611 970.925.5590 fax. 970925.5076 info@cunniffe.com www.cunniffe.com ASPEN â€¢ STEAMBOAT â€¢ TELLURIDE â€¢ VAIL CIA Page 2 of 3 Augustl,2003 Amy Guthrie The new addition will require partial demolition of the historic residence along the southwest corner of the west and south facades, which are not the street facing faGades. The north fagade of the addition, which will face Cooper Avenue, will be set back 10 feet to avoid the drip line of the existing large spruce tree as well as comply with the HPC guidelines. Every possible protective measure will be employed to preserve this tree in cooperation with the Aspen Parks Department. The addition will be separated from the historic residence by 9 feet to preserve 75% of the west fagade. It will be connected by a 9 foot by 9 foot linking passageway that will be largely glass with a pitched roof. It will be further necked down at the upper level 2 feet to express the southwest comer of the historic residence. We have shown the green room in the space between the historic residence and the addition, which is the Applicant's preference. We will show "take away" elements on the model to demonstrate the options we have if it is not accepted. At the lower portion of the south-facing roof near the southwest corner, we propose to add a dormer to allow light into the upper level, which currently has no window. We also propose to add french doors in the main level below the dormer in the approximate location where the utility meter enclosure is now. Some variances will be required to allow the site plan and floor plan to work for this proposal. For the RMF Zone, the required minimum side yard setback is 5 feet and the intended setback along the west property line is 2 feet, thus requiring a 3-foot variance. Since the existing building on the adjacent property is setback approximately 35 feet and a ramped ddveway to an underground parking structure is in this space, we believe this is a reasonable request. The front yard is along Cooper Avenue and we propose to reduce the existing 12-foot setback to the required 10-foot minimum. The secondary front yard/side yard along Aspen Street setback is currently 9 feet. Zoning allows this to be 6.67 feet minimum, but we propose to reduce it to 5.5 feet. Since zoning requires the combined side yard setbacks for this 6,500 square foot lot to be 17.5 feet and - would have a combined total of 7.5 feet, we assume that a variance of 10.0 feet will be required. The existing cottage is set currently back 5.5 feet from the rear property line along the alley and the required minimum is 10 feet, but we propose to reduce it to 2.0 feet, in order to get the required separation from the main residence for a detached second dwelling. Therefore an 8.0-foot variance is required. The proposed garage will also be set back 2.0 feet and zoning allows accessory buildings to be 5 feet minimum, so it will require a 3.0 foot variance. The required number of off-street parking spaces for the RMF zone is 2 per unit. Thus 4 are required for two single-family dwellings. Currently none are provided, but one is proposed. Therefore, a variance will be required to exempt 3 parking + spaces. Page 3 of 3 August 1, 2003 Amy Guthrie VVith regard to the Residential Design Standards, the main entry of the historic residence is only 7 feet behind the porch columns. Since 10 feet minimum is required, a 3-foot vaMance will required. We believe all other standards have been met The addition to the historic residence will be set back and will be lower in height and articulated along the entry fagade, behind the large spruce tree and a huge box elder tree, which will further reduce its visual presence on the streetscape. As stated above, it will be linked by a mostly glass passageway behind a garden, which will clearly delineate the new from the historic structure. Distinctly different materials, such as gray metal roofing, shingles and vertical siding that will be stained a soft shade of blue-gray to compliment the blue painted horizontal siding of the historic residence. The total structure will be compatible with and smaller in scale than the neighboring multi-family structures. As you can see, we have made major revisions to the concept presented at the July 9 and July 23 HPC work sessions to address their concerns as well as your comments at our. meeting on July 11. The concept we are presenting combines the Applicant's desired layout for livability with what we interpret as the spirit of HPC Guidelines. We believe that the proposed development is deserving of the 500 square foot F.A.R. bonus and we therefore request that it be granted along with the required variances set forth above to make this project feasible. On behalf of the Applicant, we respectfully request that this Application for Major Historic Development be forwarded to the Historic Preservation Commission with a recommendation for approval at the Conceptual Review Hearing. As we discussed, I will be available to review this amended application and answer any questions at the continue work session with HPC next Wednesday, July 23. Sincerely, 'AC--4 Charles L. Cunniffe, AIA Principal Enclosures Land Use Application THE Crrr oF ASPEN PROJECT: Name: F grvr Ree) ele.ce Location: iâ‚¬,6 6, Coope,r Ave.6 Lof-Â»~ ffÂ¢12., 81470; As~ye* TEU,uâ‚¬i ' C., , M .6 Â°BA5PEAA, Colorado (Indicate s'treet address, lot & block number or. metes and bounds desciption ofproperty) Parcel ID # (REQUIRED) 2735 13( 04- 00% APPLICANT: Name: Ckvis-ral- Aspa~,LLC Address: *el E. 871,-blis A-veÂ»., *5pm,Co 8 14> Phone #:(970) 926-/76* Fax#: 69-10)429-65-2-7 E-mail: ~r~UCOUMAd*~-#e. 9 5.tarbagct. 4*f- REPRESENTATIVE: Name: C,lker lee CLUMNICAz2 Art,k;4Â£6 Address: 6/ 0 E. 4(1*a~ hre..: her' aDsl 6 one #:(910)425--52390 Fax#:(970~925-5-076 E-mail: c.kerteSÂ®CUMM; ~4.,Ca,1.1 PE OF APPLICATION: (please check all that.apply): Historic Designation M Relocation (temporary, on or off-site) Certificate of No Negative Effect Â£ Demolition (total demolition) Certificate ofAppropriateness ~ Historic Landmark Lot Split -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Histodc Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, *tc.) - till .1 k MisterÂ£6 -twoster~ res) c6*ct 1.6 62.5/tfg.419 02*re'H cM . ~. -r-k nepi- hl'WDrie, o.â€¢e s{or.~ resideÂ«ce- 14 sityÂ¢, fev,0~ kiza~e'itl' U' PROPOSAL: (description of propgsed buildings, uses, modifications, etc.) 1 A 4Â·woe*forp addiÂ·-haw be,hueâ‚¬.A sk,d cz,uueol-fi4 4L400 4991~~ 9+nltu,res,t*4 11 -f-W-0341--Â«4â„¢4 4+62- proport* , p[4% a 4,d{ basew#Â«-1- add;444 61*00 +161 e,29+1/tj Ud VAA,) S+ntc,fz/11/4, plgcs aulSiUL cpr- 4-rees Â»ton,9 5/PrET,AL, FEES DUE: 5 2/ 250 0%*Â¤0200: VI*17--MAP-_~__ O GILLESPIE ST. j \ 9 k. 4 409/9.57: 4 SU Gte? S k. PER _ 4. 0) k. 2 4 4 4 2 4 4 2 k' 44 6 ST. 8LEEK HOP . R ST. INS AVE. k. 42*42 k. e APE 42 0 4 f 0 k 0/5- f $ CzeÂ» BUILDING SITE ~ Ave. ASPEN f/35 E. COOPER STJ 4/44*7- 42 & 52 8TH ST. 24 ST .ls VN3170 OE :6P60 E002 'OE ' unr ubp * T 026800\Sa It J . .:-:,98:lre:W." 45.701 9% TE 1-7 - YEL CAc ..2727 - 1-317 'AS NAL / 20:,2 Â·:.'All - 09.7 5 j 3. 2370 EAST %\ 4 0~ COOFER AVENUE ~~ ~~1 R 2. N 99.g 38" 8 tool r CONCRETE CURB 6 GUTIp 103 6 00 .'L 50Â¢Z I Fleâ€¢WLK YEL CAP Â· Wa" SCALE N* 2376 0.21 1 INCH â€¢ 10 FEET 5 100.3 lot).5' 0 5 10 15 20 CONTOUR BITERVAL IS 1 FOOT l 1 Â· l %. i 1 .â„¢ UTE ./2 1 1 10 4-99.90 18 / 9 7 9" / 00 0 KS' 142 3 LOT } 1/ 100.2 1 Fr m.r il ~GÂ· =A 100.2. 0 p V I m F A S 2 2 STORY WOOD - - 13, FRAME HOUSE I:025 20 +.1 -- i .0.5' I 6 .135" LEGEND & NOTES 8\9 -t m . 4 d M 0 100/1 3.= ! k / O FOUND SURVEY MONUMENT REBAR W TH CAP AS NOTED /01 2 40 1 700.5,136 21 / 2 40 3.0 0 SPI KE OR P-K NA] L SURvEY CONTROL. i m Il, & 4.45Â· :48 tor N 11 4 7 POSTED ADDRESS IS 'Â·0135- . Hm .38 . .4, k -8- nOOD FENCE ,~ 8 -6 NIOUGH IRON FENCE AP ImE % $ 4 f O un LI TY BOX 21 , PREA â€¢ 5,880 SO.FT.â€¢/- : EM.32 ~ \G, Irt/f ~120 ~ .*. ~ STREET LIGHT ri AVOÂ£ S" . 1 vt" 44/ 100.99. '/.' . Q 6) TITLE INFORMATION WAS Ft,RNISHED BY: PITKIN COUNTY TITLE. INC. i 1STORY 1 â€¢'i'11â€¢ ~, '.Wi/~ Â· p X COMIATIENT NO. PCT - 15355 U 6 *61 11= /1 DATED: AUG. 24,2000 WOUSt / / RECORD SURVEY INFORMATION IS FROM THE 1959 OFFICIAL .AP 10!.0' - j OF 1â‚¬ CitY OF ASPEN, /3 men . - 1 - Â§ 66~ COTTONWOOD TREE ... ,-40048â€¢ *:i 4 .ro .- ' 4 PINE TREE Ii,s. lot.4' CERTI FI CATI ON .4 --4-- ...5 .. 1 442 -707 - - SPRUCE TREE 101.2' 2 65.GoÂ·~' ~-- CERTFIED TO: RICHARD KNG & LAUREN KING ST WD DID â€¢5Uk_ Â·93 /1002 SPOT ELEVATION 9. PITION COUNTY 717LE, INC. ALLEY 1, DAVID W. 11Â©BRIDE. A REGISTERED LAND SURVEYOR IN THE STATE OF 840â‚¬*Cy COLORADO DO HEREBY CERTIFY THAT THIS SURVEY WAS FIELD SURVEYED ..t ter 23~F l 01.5 DURING JAN. 95 AND FEE. 2001 ON THE GROUND OF THE PROPERTY '~~~ LITE LEGALLY DESCR]BED HEREON. AND IS CORRECT BASED ON THE FIELD Evt}ENCE SHOWN AS FOUND HEREON. AND THAT THERE ARE NO DEISCREPANCIES. CONFLICTS. SHORTAGES IN AREA. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. 1Â£,L 7' Â·;*,~ C ./.7 1 MPROVEMENT SURVEY OVERLAPPING OF IMPROVEMENTS. EASEMENTS OR RIGHTS OF WAY IN FIELD Zis'... EVIDENCE OR KNOWN TO NE. EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO VISIBLE APPURTENANCES AND DOCUMENTS OF RECORD NOT FURNISHED TO THE SURVEYDR ARE EXCEPTED. THIS CERTIFICATION 15 VOID UNLESS ~J LOTS H AND I . AND THE EASTERLY 5 FEET OF LOT G. WET STAMPED BY THE SEAL OF THE SURvEYOR. SIGNED THIS ._- DAY OF .................. 2001. BLOCK 70, CITY AND TorNS; TE OF ASPEN, 1 + Pl TKI N COUNTY, COLORADO ' 0 DAVID W. MIBR]DE RLS 16129 6/:.ENT PREPARED BY ;~m~= 10 ~LOUet Lk~ - Wat tO - Ne LitAL Ct~ - ASPEN SU RV EY ENG f NEERS, 1 NC. B.'SED UPer. At.Y ZEFECT 1 N TH; S P..AT Â·fi: TH N 7,0,EE YEARS AFTER YCJ 210 5. G/LENA STREET i. RS- : SCOWEREC S-CH *FEI N N. F 'E'.-. ./9 AlÂ¥ Al- CÂ·â€¢ BASIC AscE'Â· 22.2. 5* E- + $2Â·Â· ;GÂ¥ 22/EN Â·â€¢Â· Tr E 1.A- BE 52=9.22: r:qs Trt,â€¢. 72:~ rE,95 002/2 /x : 97C; 925Â· 38; 6 FROD 1/ DAN or THE CER'$ F: CATI 0, SHOW. PERED:Â¢ E-MAL =,=rcf.net ; St r.c. -Â·36 rEa. DE. 220 S 14~'49Â«W 0 r... 30.4â€¢--%-- A. . 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'0 ec). .. ... e Lir=, , 0 4 FOYER LIVING ROOM Ito E iÂ¥; 8 9 N i M iII - +<m --- r-.' 6 92 -1 (C =3 J 1 7 I e Z &3 7- r - U 51 0 *m I r 3% C-) MAIN LEVEL PLAN - HISTORIC / EXISTING HSTORIC /EOSTING O 2 9 E MAIN INEL MAN JOB NO. 0039 DATE 2-14-01 SHEET NO. H2.2 SHEET OF JCOO-Of 00125 0.-m MOWIK_ p: \0039\dgn files\0039822-h.dgn Jun. 30, 2003 09:41:29 21 1 91331!HDNV 33=!INNAD Â£56,Â·Â·026046 em . 0659-5E6OÂ£6 :3131 66Â£9-â‚¬960Â£6 :XY:t. 46Â£9-â‚¬960Â£6:3131, Cale 03 15 UdOOD Â£996-9240Â£6 De,3 . SUE-91*026:3'Ill . SE, Intnnal . '3AY OCM!0100 1 0ZZ â€žwÂ·,cow, â€¢m ..3.-.,4.4, â€¢313.1 . Â¥E,W u. lUMIFI,03 . wrÂ¥ 215-CAm 31Â¥TI!,t 5Umm{Il 119Le 03 00- 5 .-1-I--. 8 111 711 BiJHROOM Â·1 LU 50EMV 6 kli 1 Itt <2 1 PEL U CLJ= - 2 38,~ BATHROOM â€¢2 3 0 1 U 7 LU BED~?00â€¢f â€¢2 4 ifil 2 &391 - U 22% BE=â€¢t /-7 UPPER LEVEL PLAN - HISTORIC / EXISTING ~ HISTORIC /Btl5T]NG 0 2 8 1C UPPER LEVEL MAN JOB NO. 0039 DATE 2-14-01 SHEET NO. H2.3 SHEET OF Dcopmefr 00~25 Cle:GE MO T~ p: \0039\dgn files\0039823-h.dgn Jun. 30, 2003 09: 42: 13 Â·iSMUJL~tim CA ~...................I..~.T-fIE-EEill/ligiligiligill.le..illi~.Ill ~-I----1-I.il..=----=--I~il- .....~I~-.m.l.l...Ill'll.l.l.l.l..l~~..lili.~~......lili...~~........=...............................~...../. .'11111.=.=.-I-A ,-M--m~ime~ Il m===============6. ~~.~1.12 4/9151â€¢~Mt.,2~8.1=:~:::~I.V.:Ligi.VU~miLIWlimb. _...=#BEI@332021~20~>3~.6~*03:GEÂ·~1 __--- ill'.1--~b..1===: -1 1=111~11.111 1~1~ ---.:--...-1=-----..-.....= A. I. ----- 1== --- ESS ~~:.6. ---Ii---=N,k 32...1 Allâ€¢I~â€¢-Im-'1#1-" Ill-L ~eEeÂ»:mi#L,f#&'fi AA:::::'A:,0,":pir::,1.t"0'V#":im,6,=~514'.I",6 'Bbill#jiqi/,6/FIF:thifi~:lk#/:i./ 2~"Illi=~'.~I~"~",1,~1""'~~"'I~~I~~~1-~ L===r . '2===a~ ".#&,1.:i'A':A.A."A:~'1:':r..T.,9:. ILM-AW -.0!EfEBEZZIFF-<10Â£â‚¬114!7~5:B,~ AW=V,:ATâ€¢trigit=~:~.7.Wn'.,An,n,8,277,b/T&%8:J., - AMERAWBER!201.nuu..Inâ€¢â€¢â€¢â€¢â€¢111!RMERMIâ€¢â€¢â€¢11â€¢11Â£-~Ilm---t 1- .1-~01:..Ii . -12Â»ZeE':GEemea :a.,/Liftutitifile#/1/.16115,9:96IX,rifitirtiltrit/"MililiEQihfuwkillialikimitt/*# -juii mumimm--â€¢-u-.EmEE:" ="n===*= 00 ..Imm//7.- ................1.lili: -il--I- lili: 1 1.11.~= 1 = I...1 1~......",1,"'ii:'I:"I'"I'l...".....""....""," ""blil"'...'"i~l."=1 . -- -11 -1 - 1--I " 11 - lililll --. ---- .. - -B 11-1 e. .... e A. .. i 0, I. 1. , 10 0. ' 1 -"....11.3 1. .. - 0 . ; 41 .... 1 . 1 1111111111111 f Ifill SOUTH ASPEN STREET D.83 ff f \ L \ 0 44. S 14*50'49"W 100.00' -49Â»4\i/Â»Â«- .43\\~'i//fÂ«Â»VA -' .43.Â§4\11//*:~ CS #*1----- - + ...h ZIEZE~~"~ . r - 6- v-*-h. + 4 3 - - g #****++ .///1.\\ i + + +1 4 2 /4 aim -- -- ,~flÂ£h~x; t 1-Cit~\4 --211--.. ~5~~,f ~~12'-~-1 101@ 1 0 #2~ - EN EL I \' / ---------I. 2 1 mf - 7 /4411 -*1* 0 U */5 14 00 ,#P' SEAT 10.0. / 1 I \\ 7==P . 4- .11\11//>ZOÂ«:S I 1 1 = 4 0501 - / ZES 3:9=21--> 1-CAR GARAGF 4 7 in . GUEST BEDROOM [~ L~' GUEST BATH -/ 1 ' , 0 X 12.5. 9/ill\*P % 1 - - _ _ _ _ _ _ d >4 % . il I= / \ M:â€ž*CE ON-~- / 212 / | SIDE/VALK 1 1 1 1 Z I 15 X 0 . M e PATIO a V 1 ~ORCH f 1,4/ .9-\ i/â‚¬~h~ ~Â·c-v- _//* U Â¥ El < --f l CLOSMT STAIR HALL. r + + 9 + 7 + + ' -* + + 5 >ft*+ . + + + + + + - % 1/1 OPEN TO BELOPI " (94+Â·" 0 o %13 S DEMALK 446 ENTRY U ENE 1 2++. 0 - - l- * SARDEN LD --------- --------Â·---------Â·----4:4 1 2*+**+**+ L.0 - 1 + 4 1 1!1 1 7~ IL-*LI 1//1 1140>01 ./1 -- -- 8*!STINS R / 4 <\ + + + + **+*** +10 1 PNe.+-11 [6-_ Na* Mt.36,1 -49 + + + 9 L+++3-C 1 1 AROPOSED U T SIDEMALK \1+ + ****+1 2 ne'/ + + + 4 --- ~~_ L - I- OPTIONAL /QE. 'tri -n 6%44 + 7 1 GREEN ROOM | ~ poRGH 6 + + lt- z- -,r-\ 1 1 DINING ROOM 44*+7*?- 1 1/ 1 14 X u I N:L#*121.1, 7/ - tri- 1 J -c--x~ I '0 ,. 1-Â· 1- ,\\j( 0 0 Â¤ , 1-4 ON -1 - I{- -_i VI M--' Dill# 1 111 F'\ ~ i O 0U ////1 \\ 1 ) Ill_N ' fÂ»4 - 1[-BEar- GLOSET 11!ASE 1 1 PRINCIPAL MINDOW . ER 1 10 CO IN l' E 3 51 V,JL-3 - UVNG ROOM -~ 1 LU 1 1 > Ma.L BELOM 1 4 OS 1 1- LIVING AREA j L~v IS Xtq 0 L 1 BEDROOM I I 1 1 | LIGHT nx 155 j ~ DRAWIN KITCHEN I 1 11 1 :C ' 111172 - 1 ,jill ill 0// //. 4/vil-..t 15 X tq 1 SITE PLAN .En I ISSUE: DATE: 6'- 3/3 Â» .--T ---------1 . 2,-0 7-31-03 D &Â«412*3=615 0 ------- 1 x =u . m . - EXISTING â€¢ Bag S.P. j >Â· r./Â¢4\6**2/, '#1, e*SSi N 14*50'49"E 100.00' UNIT B PROPOSED â€¢ 1005 S.F. SHEET NO. UNIT A TOTAL â€¢ 2344 S.F. GRAND TOTAL â€¢ 4.1Â·16 SA ALLOMABLE â€¢ 4.180 Ch SITE /MAIN LEVEL PLAN A2.1 I 01 4 5 @copme{r aa:18 alaul Agamm S 75*09'11"E WOO'a#!UU!10Â·AAMM 1L9 [9 CD'NidSÂ¥ . 00'laninlel EAST COOPER AVENUE ' ,LL, 60*91- N 3DNEIGISEIN 213213=1 3nN3AV M3dO 1 4 ---7 1 1 1 1 LIGHT ELL | W.I.C. i El 1 1 1 BEDROOM BEDROOM .: 1 U E-E W.Le. 411 1 ~ E ~ij Hil 1 I m :1 #ip WATER FEATURE ~ 1. E . 8: STORA STAIR /HALL- 28 - 6.~ F~~rl 'p o m m 8 5 11 8 B6 4-2 --0 1 0 '1 1 1 1.1/' =4 - 1; ,(=11-6 \ * 9' lili\: >; CS GE:% 1 1 _1 BAR Z Emt 0 2,0 WINE r--- STORAGE A l ItITJI LAUNDRY lilli M d e FAMILY ROOM t- -Ii- -- 165 XI LAUNDRY FAMILY /MEDIA ~.\\4~ ~% 4. BROOMS m- . -10/ C r I - MECHANICAL 1 BEDROOM /-h MECH. 12.4 [j BATH 1 <14 U DRAWING: LOWER LEVEL PLAN UNIT A UNIT B ISSUE DATE: 29 S.F. *SP. 7-31-03 JOB NO. 0329 TOTAL â€¢ 89 S.F. SHEET NO. Oh LOWER LEVEL PLAN 1 A2.2 01 4 8 Â©Con'Gxr aulties O.INNIFTE'womas ZSD-0Z6t)Â£6 D<v:t Â£956-liC</0Â£6 XY:i . V 00Â¥H0103'MdSV '12 3DNHaISHM 213213=1 3nNEIAV N)dOCD 15Â¥3 SEL 4 0 0 0 1 1_1 -1 _1 Il lill i 1 Ill Il i Il lilli Il Ill 123% E 1 *D /14 ~ 9% A O M --1 - 5 / 2 - m Le s r . 1 \42<>.'.ab - Chil h -44W,4'r - 'k. m JE -r--* I I ./ /%W *,0,1 1 1 ' 'i' i'' ~,'4'~ ~i''~~F~R 'llfi 111 11 .1 lili lil i A r --72 :, i,I 'I E 5 2 u Q 1i M 0 10 Di IC Â§1g / 1 I ZI~ *22 -Eye C | -M--- 2-.-3-zeâ‚¬----8---r-+ z 1 U m L=,1 -- ~i- -- - --- ---- --- - 41 77-- 91104409 B r - - -Â«3->I-GLE==-32=223 ==22 III- 1 - 1 -- 941 -Ej~ FERER RESIDENCE CHARLES CUNNIFFE ARCHITECTS www.cunniffe.com i to ggE 610 EAST HYMAN AVE. â€¢ ASPEN, CO 81611 â€¢ TELE: 97*5-5590 ' FAX: 970920-4557 ao 6,4 135 EAST COOPER AVENUE ASPEN, COLORADO 220 ECOLORADO AVE. â€¢ 7Ell.UR]DE, Co 81435 * TELE: 970728-3738 * FAX: 970*28-9567 1901 PINE GROVE RD. STE 202 â€¢ STEAMBOAT SMUNGS, CO 80487 â€¢ TELE: 97[)875-0590 â€¢ FAX: 970975-0501 BEDROOM V lINA TO BELOM G-,1 X Gli NVId 13A31 H3 6ZE0 ON HOf C- CA . 21â‚¬:222~mk~ mY====5=5=11 illA:ili:F. 44*22**s**2~:~-EEGEXeEEGEâ‚¬eE~+41,... 29*88*Si~ - - %528*28*28*28?2285 m@Illâ€¢Ili!~il@liEL@lij~~-~~mINIj!##45i*!lii@ r:111------i/556: ap,12*'11,1-1:~Ilita: : .. .. 4---:i:-- =INLq~~.'~"~:-~ .. IE;**B**3232 --- I ./- =11111111111111111.n j~ l iL.1. .I.1 rJ@1 . -- 1 1111.- -:. I -- Ef~*526:9/8Â£2/*6:<#Fliflli,14~LI:likil~Imilitfi~liN . ..1,1111'111"11,1,11111'llim~/F#Airil#t:.Flf:,=iri~lelilit:Slil~16<fliz~ Â· ~S''lli~M lillillillillillillillilli' li/Aililli<INWill#111541Â£il3~Ff*/0/11/1/F*ilil 1 -W--9~~----~-~~ 1/lill'll'll'll'll'llill/RAE;/,<DEFLKi~fi/-:iltilflififiri.251,Â£midifitis. EZ#f222522~iâ‚¬0*22@if*E 11.1 1 M.!.1/.,T.,/r,T,11/I . , .. 4 6 6 -N--7.} 27 1 =423=h. 7 11 L ;'---~/ r Â« A 41012Â» 1 ,-â‚¬3=VE~4 1-#-1 - .-ZJ 4 -9â‚¬34 -I~ 1 1 0/2 F J 1//Â«154 1 4732*MA a f 3 )1, (4883 7/2 -6- # d 00<x>cot<r---'DJ<ACk ' CHARLES CUNNIFFE jxx*02750 ---~ 11 1 / -/42 ARCHITECTS 9 \ 610 EAST HYMAN AVE. 83 0 2 ASPEN, CO 81611 TELE: 970925-5590 FAX: 970'920-4557 9 LT www.cunniffe.com j 2 ii L L-- / LL' U.1 14- 3% U NORTH - FRONT ELEVATION a Od .... UJ j (1-0 a. u - 78"=1'-0" LU 00 Ab O U 3 1 Z H- LU f Q< LU & F 2 85m LL r 2 0 1 ELEVATIONS 1 BBg 1JOB NO. 0329 1 SHEET NO. 0 - WEST ELEVATION A31 Â©COMIGHr OIARLES CUNNIFFE ARCHmaS 0 2 8 16 OCIVMO 7 o i CHARLES CUNNIFFE ARCHITECTS 66 0 610 EAST HYMAN AVE. ASPEN, CO 81611 TELE: 97Â®25-5590 FAX: 970920-4557 _ wivw.curniffe.com E CLE= HE UJ O 3 2 U 44 SOUTH - ALLEY ELEVATION .* ~ (1- 1 0. LU C 0 214 Z LU < , 1 0 0 34 kO-l LL 1 1 E I| 7 1 1 ELEVATIONS 1 1 ISSUE: ~ DATE: 1 8 8 8 B~ 0 0 4*@*1 1JOB NO. 0329 ~ SHEET NO. O n EAST ELEVATION A3 2 278H-207------------ 1 11 | Â©COPYRIO6HT OV~ES CUNNIm ARCHrTECTS O 2 3 16 1 3AN3AV 03 1SV3 5â‚¬L OCIV3O103 O 1/3 I 1 2 A FI 1 1 CHARLES CUNNIFFE ARCHITECTS 610EHYAAANAVE ASPEN, CO m611 TELE: 970,925-5590 12 \LJ www.cunniffe.com FAX: 97Â®20-4557 El Lu U ff ) L 000 0 1 - SOUTH - REAR ELEVATION o 42=7-=fl-@-I Di 8 0 1 U Z LU f LU < 1 ISSUE: 1 DAÂ¥61 LILLI@*#1 LJQB NO. 0329 1 SHEET NO. 0 - WEST SECTION / ELEVATION A3.3 2-78".-1'-IF~ L_1 Â©COPYRIGE OWE CLINNIFFE ARCHITECTS 0 2 6 16 NBa 3kl 3333=1 3f1N3AV >IldOOD 16 SEL - /- irk. L - ' jr- t .15<,FE--> -f v ~ 181 -7401 -- - , rn,r-~ -- r r'r4 EXHIBIT- I i 4- D Â¥ 1 1.61 - . \10 h + - + 1- r + w<L Wh 7- :-: -- + '3 UU L-3 U - P _ cAAF, ~SA,6,12. . 1 4 1 1 014/4Â·FAAS 20'50 5,17-*)<Empri W,1.0. . LW (2 XI 225+ 4.bAnk 1 I. e I b 11 . -- YotÂ«* 00 3 li -< ENI TAÂ¥ 1 ! ANTE!200.14 N k 114 b :6 - L.W*, 1 4 1 7 /114 1 U COATS F. - ik~. f) 01 -Â»d. . i 1 + fATto 4- 3 1 P fyi. /i ; v 40/- : - L- exIST, kkA + k d 111 31.1 VITA-ftf=-Tack. 1 6 1 f r 4- 4- Â· 4- 1 ,. a , / :i ,*1:Â«. h . . 4 , . 15'JJ WL/-'tÂ«~/ L\9 #Aite : i , f 121_1 Â» __j + t 10.1 -4 ..9.-*. A 1> : 71 4,- r . A k 4, . .1 Â¥. t. YOF.C.\4 - bA. I F .5 . 0 I. 1 . Â£Â«1--r 149 + 1 1 tri 9 n 9/-7 -L 4. t 11= Â£ a 1- d i 4 - -,- = -4 .1 1 :, 74 410 P - t.* 1.-J L, CP- 1 1 1 1 1 - - t 1- 4 ,-1 . , Llvt,J4 -4 ' 14 1- 12- 1 ' irt ' - f im 6---1 1-2 1 1 i Lw -4 1 .10 - B.F. : : L.W. Al---- Pt KliNA Gl f, *11 Â£15-*1 D 1 1 VJ--4* L-L -.--- --. --4 UNIT A URer Fs 1-,-702- >r-/FAA $0 5~Fo,6 4,24,9 Se/r,9-4 4 80.4 2 C ' 178 = PERIER, RESIPENCE. bONOMPÂ¥(tti~'wihe/ba Cd>25 1*P C*#417 6143 j Ct+AALIES CLINN I FFEAROF+Â· _LIP pei:Z LEVEL PLAN - 2.970.5-*P N P>+ 448Â©09 TOTAL FAR AREA== 4,160 se. j/Pa~il=lion 4 -- t r a J~-7-ma L-EVÂ¢5L Tkol-AL CAM:Â»5 AFUEÂ·A = 442:~29 41* O + 2, 1 G (AAKAA E AREA - - 2-509F- * Au-owa:p Ft"2.. =1 5/ 496 01% r . +Afc BON,16 .pâ€¢Â· 06,0.9*F MAK 3 4.1-8,9 9 Â¥Â£ M.A.M I . + 1 .:. 4 . 1, 4--1=*-1 1 11-Â· 9 1 TO . .r - 6.EL. 0 8Â©OF. 1 -ry. 1 : t 1 . RÂ»FS : __W, f goof 171,3 . 0 'eA:rl.1- ..R.. Col r . I- 624971*4 . i,1. 9 0 L PIKOFOSED Â·Â·Â· Â· ' t -' Pac,}< 1 4 IOr - 11 71..... i -- 1 . 1 IN 7 kJXu- TIL tr rago u - AK#a~rwp- RAÂ· ..LI *- 1 - 41*14 . I. . r.~. - ~ lal k .1. ROOF l 6 en 3 AA,D Elf- 11 -30 -1 j 1 - .: \4 7 i I --- . , 1 . -Ii .3 ' C) tt ./. . A : -4 4, L . t - LIN IT A 1 482.pr/041,4>-15 684 0'91=/64*065 U WIT 8, 4 741 6 1 1414 LeVEL regaff RES{PEHOE CON CÂ»T R. 4 6/\,2/06 CHARLES CLIN14 1 MI=E *CHÂ·Â· U-pp>-51*. LEVEL PLAN /1\ 0 4 8 14> I 4 -- â€¢ 1 t., â€¢ 1-0-- -- T .1 I 0 till . B R, f 5. R. f.-1 - 1 1 4 1 12*(2,5 + 1 1% ('5 L.1 1-,W. 1 --1 6 . J. . 1 1 1/ . 1 . 1 1 & it . h--1 _LJLJ'-71 . 1 1. -0 - 0- f 8.-64 *ODA/ 1 - 1 -1// stÂ·97 /NU L.W , E-3 19 x to i f 1 : 1 L- .-' -4 WINE 64**= t: .. -4 . 1 . .61Â»...0 r --- 1 Â· 51e R. 11 - -91â„¢, 1*Ag- -~WAR, 2 - 0 / 1*IF - W El. ,, FAt*11 UY R.44 Lto *â‚¬ *9 P CIAÂ®ILY L.Wcc 66 Z TIONAX- 5.Râ€¢) 078,41' r-1 20, . 0 -2, U ~L 11)0 -2 ~l j L.We= L AN. ' PAIE<>14~0 -116*9 ~ E /MEÂ« . 5,% 0 :. . Fr r 0 UN IT A UNIT B . 1-7 02- 5 t= / 4 phÂ¢>9,9 - u - C 0,14* /702. =- 2-58,235* rAA) , 446 .S 99 /4Â¥6% - r#8 128 1~159(DOEN} Ca CONCE-VT * 4-,8/10 /037 40,9 7164,65**60.25 CHABLES GUNN I FFE Ale=HÂ· U F Fla le. L.Elval- PLAN TurAL e.1412 =29 2.63 SP 9&11==,Lot: rÂ·.-L â€¢--~~Z~~~~~. 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