The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.19980527m., AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 27, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS 3 D 3 1 ' 04 l n ' 6 li-,l,2,Ji d MÂ¥<4.,,(21_Q - h) r-.11 (10 Of A. DEPP Presentation B. 107 S. Mill St. - Minor Development (Zona storefront)#Ad 44-4 0- /L.4 Â· 0/9 fharto/_ Ml 7 k h'c_j C. 214 JE. Bleeker - Historic Landmark Lot Split - Public Hearing 7 -0 AK'lautÂ·+ -IE r 10 0 0.-- -- i q e 4, i ' D. 234 W. Francis - Couceptual and Final - PH (tabled from May 13th)51 4 Ibarno a.-fpy-0~*Ll cnul<j- C..34 FSÂ£Â£_u re +4 TULA_, E. 101-105 E. Hallam - Partial Demolition (continued from May 13) 11 x 17 drawings F. Sundeck Referral VI. ADJOURN CITY AGENDAS 6/2 Joint City/County Planning & Zoning (4:30) Interim Housing Plan (SC & ES) 6/2 Planning & Zoning (5:30--following joint meeting) 414 N. 1st Street Hallam Lake Review & Special Review (CB) LP Zone District Code Amendment for Special Review (CB) Harris Conditional Use for ADU (CB) Ecclestone Stream Margin - 886 Roaring Fork Rd. (CB) Biennial Review of West End Traffic Mitigation Plan (SC/RR) 1035 E. Durant PUD, Subdivision, Stream Margin Review (MID 6/8 City Council (5:00) Code Amendment, Residential Design Standards, 1 st Reading (SC) SCI Zone District Code Amendment, 1st Reading (CB) Farmers' Market Code Amendment, 2nd Reading (MEI) 6/10 HPC (5:00) 121 N. 5th Conceptual (BN) 414 N. 1 st, Amendment to Landscape Plan (CB) 232 E. Hallam - Worksession (BN) 706 W. Main - Final (MEI) 420 W. Francis - Significant, Combined conceptual/final, temporary relocation (JAW) 950 Matchless Landmark Designation (MIl) 6/16 Planning & Zoning (4:30) ADU Program Text Amendments(CB) (cont. from 5/5) Mathys 8040 Greenline Review - 210 Eastwood Drive (CB) 950 Matchless Landmark Designation (MEI) Snyder (CB) 6/17 DEPP (5-7 pm) Wheeler Lobby - public open house 6/22 City Council (5:00) 240 Lake, Landmark, 2nd Reading (MEI) SCI Code Amendment, 2nd Reading (CB) DEPP - Phase 3 (BN) Alpine Cottages Consolidate PUD, Subd., Rezoning, GMQS Exemption, Fee Waivers & Vested Rights, 2nd Reading UAW) 123 W. Francis Historic Lot Split, 2nd Reading (MEI) Aspen Farmer's Market Vending Agreement, Public hearing (MIl) 6/24 HPC (5:00) 232 E. Hallam - Final (BN) 7/8 HPC (5:00) Music tent (SC) 7/13 City Council (5:00) Code Amendment, Residential Design Standards, 2nd Reading (SC) PROJECT MONITORING ~ger Moyer 303 E. Main, Kuhn ISIS 435 W. Main, L'Auberge Susan Dodington 712 W. Francis 918 E. Cooper, Davis 132 W. Main, McCloskey Meadows Trustee and Tennis townhomes 234 W. Francis Melanie Roschko 918 E. Cooper, Davis ISIS Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker 414 N. First 1008 E. Hopkins, Bellis Qaiy Hirsch Meadows, Trustee and Tennis townhomes 420 W. Francis Street 435 W. Main, L'Auberge Gilbert Sanchez 1008 E. Hopkins, Bellis 414 N. First 303 E. Main Jeffrey Halferty 132 W. Main, McCloskey 234 W. Francis, Mullin 414 N. First Heidi Friedland 420 W. Francis Street 712 W. Francis Street 0 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 4 W. Hallam (Poppie's), expires April 26, 1999 3 W. Francis, Lot B (Vickery), expires May 24, 1998 514 N. Third Street (Ringsby), expires June 11, 1998 214 E. Bleeker Street (Greenwood), expires August 12,1998 30, MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Developmen Julie Ann Woods, Deputy Planning Diri FROM: Mitch Haas, Planner~< i RE: 107 South Mill Street ('lona"), the Ellie Building --- Minor Review DATE: May 27,1998 SUMMARY: The applicant proposes to swap the location of the northernmost store- front window with that of the doors and place a new awning over the street facing windows and doorway of the "Zona" portion of the Ellie Building at 107 South Mill Street. The relocated window would have a styling and finish matching those currently found on the store-front. The new doorway would have transom windows matching those already in existence, but would include an in/out set of doors instead of the single door currently in place. APPLICANT: Dan and Amy Martineau, represented by Sven Alstrom. LOCATION: 107 South Mill Street, between Main and Hopkins. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. The subject building is an historic landmark and falls within the boundaries of the downtown"H," Historic Overlay District. However, only the middle portions (DKNY and Kenneth Cole) of the building are considered part of the Landmark, while the flanking portions (Zona and Baang) represent later, non-historically significant additions to the structure. 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 setback extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a jinding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(13)(2). 1 Response: The proposed changes to the "Zona" storefront, are compatible in general design, massing and volume, scale and site plan with, and should have no real affect on, the adjacent parcels within the "H," Historic Overlay District. Otherwise, the remainder of this standard is not applicable to the proposed alteration. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposedfor development. Response: The proposed development will have little to no affect on the character of the neighborhood. Once completed, the change should be relatively imperceptible. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposedfor development or on adjacent parcels. Response: The proposed change would not detract from the historic significance of the designated historic structure located on the parcel or from those located on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity Of a designated historic structure or part thereof. Response: The proposed development will not diminish the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the proposed changes to the 107 South Mill Street ("Zona") strorefront, with the following conditions: 1. The window trim, mullions and transom windows shall match those of the existing windows. 2 . 0 2. The color and material of the proposed awning(s) shall be reviewed and approved by the assigned HPC monitor and Community Development staff. 3. All material representations made by the applicant in this application and during public hearings shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a decision-making body having the authority to do so. RECOMMENDED MOTION: "I move to approve the proposed changes to the 107 South Mill Street ("Zona") storefront, with the conditions recommended in the staff memorandum dated May 27, 1998." EXHIBITS: Exhibit "A" - The submitted land use application. 0 0 3 f10&#14*Al O 4 c. i SM_ ,/ C~&- T la K â€ž w-15 2 %* 13.: 1 Ift I 00< , . . /A\ 4 -I-----Fril . Cj : 1 . A.t -- 4. , -4 -Pt, A p r 1 i ___. -t - - *-.--Ill -Ill..I- . l 1 f . . - 04'- V ... I. 4 . 1 .EJ T E U BE -ar 1 -3 i Â· i I r .%.1 2 - *01 0 25)467/A(21 'Al:' /1, *Â· I ./.Mb -* h L 1 1 --- 4- 4 - A _/L K/7 - - KEY ' - UJT 1 11 Â· -1 ! A - / 1 i 11 . 5 1 lililillilli li Elit li illiti '1111 hit 1 1 illillilli 1 _3 1 1 Ink'IN kifin i- -DIM. LO 04-TIO N .-Â· ' - '- Â· - dEEi262~.1Di;E~6*Â·Â· 2-+7 -' t... - ' --Â·..l -1 6 1 t. '. ..1 - ........:Â· i.,1.4*92.-- 3,:~~"loof. 121/1/ Â» 31 WN/N(W-/fi 4:21?QUG- ./ - . 1 4\4 . - I- i . . -- + .i . - r ~jÂ¥,AZ:.242'15.:.: .1-?F~ .-Â·7 R s.. .11;Pr - A ./C.W.-f I. -. -12.1. Â·. ....,-. ..g,._~~ . 1 -:11Â·.>4 ....: 2349Â¢43Â£â‚¬.4'... ; ..... Â·12.-L =.L--3 .~4~'~~~.- ' -Pfir#PrÂ·Â·,-4Â·,54911 :9.. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Deve' -......1.9 + r.:.8 ctor Julie Ann Woods, Deputy Direcl r-'â€¢ FROM: Mitch Haas, Planner~< RE: 214 East Bleeker Street (Brumder Residence), Historic Landmark Lot Split. Parcel I.D. 2737-073-16-005 DATE: May 27,1998 SUMMARY: The applicant is seeking approval of an Historic Landmark Lot Split. The property received HPC approval for an historic landmark lot split on July 24, 1996; however, since the plat ratifying said approvals was never recorded, the approvals have expired. The property has a gross area of 11,963 square feet. In a manner consistent with the original approvals, the applicant is seeking to divide the property into one parcel of 5,963 sq. ft. which would contain the historic house and another parcel of 6,000 sq. ft. on which a new house would be built in the future. Per Ordinance No. 41, Series of 1996, the FAR which would have been allowed for a duplex on the original parcel may be divided between the historic building and new house. The allowable FAR for a duplex on a lot of 11,963 square feet in the R-6 zone district is 4,257 square feet, exclusive of any potentially applicable lot area reductions. The current request, like the original approvals, would allocate 1,913 square feet of floor area for the historic house (plus the potential for a 500 square foot floor area bonus if granted by the HPC) and 2,344 square feet of floor area for the new house. Community Development Department staff recommends that the HPC advise City Council to approve the proposed Historic Landmark Lot Split with the conditions outlined in this memo. Conceptual approval for the development of the Landmark containing lot has been granted by the HPC, and said approval will remain valid through August 12, 1998. APPLICANT: W.G. Brumder Florida Land Trust, represented by Gretchen Greenwood. LOCATION: 214 E. Bleeker Street (Lots N, O, P, and Q, Block 72, City and Townsite of Aspen, Pitkin County, Colorado). The property is on the north side of E. Bleeker Street between Garmisch and Aspen Streets. ZONING: R-6 PROCEDURE: Historic Landmark Lot Splits, like all lot splits and subdivisions, must obtain final approval via adoption of an ordinance by City Council. Pursuant to Section 1 26.72.010(CD of the Land Use Code, "the development of all lots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing." The Land Use Code defines "development" to include "the subdividing of land into two (2) or more parcels." Therefore, the proposed lot split must be reviewed at a public hearing by the HPC in order to obtain the HPC' s recommendation to City Council. In total, the Historic Landmark Lot Split is a two- step process: step one is a public hearing before the HPC in order to obtain their recommendation, and step-two involves conducting two readings before City Council (with a public hearing at second reading) in order to obtain a final decision regarding the proposed lot split. REVIEW STANDARDS: The Historic Landmark Lot Split shall meet the requirements of Section 26.88.030(A)(2) and (5), Section 26.100.050(A)(2)(e), and Section 26.72.010(G). Section 26.88.030(A)(2). Subdivision Exemptions. Lot Split. The split of a lot for the purpose of the development of one additional detached single-family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, is exempt from full subdivision review provided all of the following conditions are met. a. The land is not located in a subdivision approved by either the Pitkin County Board of County Commissioners or the city council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 24, 1969; and Response: The property is not located within a previously approved subdivision, and the lot predates the city's adoption of subdivision regulations. b. No more than two (2) lots are created by the lot split, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.04000(1)(c) [this citation is incorrect and should actually refer to Section 26.100.050(A)(2)(c)]. Response: The proposal calls for splitting one lot into two. The two resulting lots would conform with the dimensional requirements of the underlying R-6 zone district. The lot containing the Landmark structure would Â·be 5,963 square feet while the other lot would contain 6,000 square feet, and the R-6 zone district has a minimum lot size of 3,000 square feet for lots created by Section 26.100.050(A)(2), Historic Landmark Lot Split. Pursuant to Section 26.100.050(A)(2)(c), the newly created lot will have to mitigate for affordable housing by providing either an Accessory Dwelling Unit (ADIJ), paying an affordable housing impact fee, or placing a resident occupancy deed restriction on the home. c. The lot under consideration, or any part thereof, was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C)(1)(a) [this citation is incorrect and should actually refer to Section 26.100.050(C)(3)(a)]; and 2 Response: The property in question has not been the subject of any prior subdivision exemption application or approval, other than for the same proposal. The property has received Historic Lot Split approval, but the required plats were never recorded, thereby rendering those approvals null and void. The expiration of the previous approvals has left the property in its original, undivided condition. d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title, is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Response: As a recommended condition of approval, a subdivision plat and subdivision exemption agreement shall be reviewed by the Planning and Engineering Departments for approval and recordation within 180 days of final land use approval. The plat and the agreement shall include a prohibition against further subdivision and a requirement that additional development comply with the applicable provisions of the Land Use Code. Failure to record the plat and agreement within 180 days shall nullify the approval. e. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty (180) days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Response: The language of this criterion is included as a recommended condition of the subdivision exemption approval. Also, see response to the previous criterion (d). f In the case where an existing single-family dwelling occupies a site which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling units will be demolished. Because existing fences conflict with/straddle the proposed lot line in two locations and an existing swimming pool on proposed Lot A lies closer to the proposed lot line than the minimum required side yard setback would allow, the Subdivision Exemption Plat must reflect that any new development on the parcels will be required to conform to the required side yard setbacks. This plat note would remove the need to have the existing structures (pool and fences) go before the Zoning Board of Adjustment for a variance to the new setbacks or to demolish the structure prior to recording the plat. g. Maximum potential buildout for the two (2) parcels created by a lot split shall not exceed three (3) units, which may be composed of a duplex and a single-family home. Response: The applicant represents that, in total, the lot split will result in two (2) dwelling units. On Lot B, an historic landmark residential unit currently resides and will remain. On Lot A, the lot will be vacant (with the exception of the existing swimming pool) until such time that the owners decide to build a residence. The size of the proposed Lot B 3 compared with the dimensional requirements of the R-6 zone district results in a maximum buildout of one (1) detached residential unit. The size of the proposed Lot A compared with the dimensional requirements of the R-6 zone district results in a maximum potential buildout containing no more than a duplex or two detached residential dwelling units, via conditional use review. Therefore, the dimensional requirements of the R-6 zone district mandate compliance with this review criterion. Section 26.88.030(A)(5). Historic Landmark Lot Split The split of a lot that is a designated historic landmark for the development of one new single-family dwelling shall comply with the following standards: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13,000 square feet and be located in the R-1 5A zone district. Response: The original parcel is 11,963 square feet (larger than 9,000 square feet) in size and is located in the R-6 zone district. b. The total FAR for both residences shall not exceed the floor area allowed for a duplex on the original parcel. The total FAR for each lot shelli be noted on the Subdivision Exemption Plat. Response: The allowable FAR for a duplex on a lot of 11,963 square feet in the R-6 zone district is 4,257 square feet, exclusive of any potentially applicable lot area reductions, plus a possible FAR bonus of up to 500 square feet from the HPC. This FAR would be divided between the two parcels as follows: 1,913 square feet of floor area would be allocated to Lot B, which is the westerly lot with the historic house (plus the potential for an additional 500 square feet via a bonus from HI'C), and 2,344 square feet of floor area would be allocated to Lot A, or the easterly lot. The breakdown of these allocations shall combine to a total of 4,257 square feet of floor area (exclusive of bonuses), and the allocations per lot shall be indicated on the final plat. c. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: With the exception of the existing swimming pool on Lot A, all other dimensional requirements of the R-6 zone district shall be complied with. If any HPC variances or bonuses are granted in the future, these shall only be permissible on Lot B, the lot containing the historic structure. Also, see responses to criteria "f' and "g, " above. Section 26.100.050(A)(21(e). GMQS Exemption by the Community Development Director. Historic Landmark Lot Split The construction of a new single-family dwelling on a lot created through an Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be exempted from residential 4 Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings. Response: An exemption by the Community Development Director will be processed with a proposal to develop Lot A, provided this Historic Lot Split application is approved. To obtain the exemption, it will be necessary to provide appropriate mitigation pursuant to Section 26.100.050(A)(2)(c) ofthe Municipal Code. Section 26.72.010(G). Historic Landmark Lot Split The development of alllots created pursuant to section 26.88.030(A)(5) shall be reviewed by HPC at a public hearing. Response: This meeting is a noticed public hearing. ... ALTERNATIVES: The HPC may consider any ofthe following alternatives: 1) Recommend approval of the application as submitted; 2) Recommend approval ofthe development application with conditions to be met prior to issuance of a building permit; 3) Table action to allow the applicant further. time for restudy (specific recommendations should be offered); or 4) Recommend denial of the application finding that the application does not meet the Development Review Standards as presented herein. - RECOMMENDATION: Staff recommends that the HPC forward to City Council a recommendation to approve the application with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; b. Contain a plat note stating that development of the new/easterly lot (Lot A) created by the lot split shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) ofthe Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply 5 with the applicable provisions of the Land Use Code in effect at the time of application. d. The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 4,257 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR. on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into one parcel (the westerly parcel, Lot B) of 5,963 square feet and a second parcel (the easterly parcel, Lot A) of 6,000 square feet. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on the westerly parcel (Lot B) would be 1,913 square feet of floor area (plus the potential for a 500 square foot floor area bonus if granted by the HPC), and 2,344 square feet of floor area on the easterly parcel (Lot A). The information verified by the City Zoning Officer shall be included on the plat, as a plat note. e. Contain a plat note stating that any setback nonconformities created by the new lot line shall be eliminated upon redevelopment or further development, as may be applicable, of either ofthe two lots. 2. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)(e). 3. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement and pay the applicable recording fees. 4. All material representations made by the applicant in this application and during public hearings shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a decision-making body having the authority to do so. RECOMMENDED MOTION: "I move to forward to City Council a recommendation to approve an Historic Landmark Lot Split for 214 East Bleeker Street with the conditions outlined in the staff memorandum dated May 27, 1998." ATTACHMENTS: Exhibit "A" --- The submitted Land Use Application 6 m Â£22-10 1 County of Pitkin } AFFIDAVIT OF NOTICE PURSUANT TO ASPEN LAND USE REGULATION State of Colorado } SECTION 2632.060 (E) i 9 re-h-kn greenwood , being or representing an Applicant to the City of Aspen, personally certify that I have complied with the public notice requirements pursuant to Section 26.52.060 (ID of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail to all owners of property with three hundred (300) feet of the subject property, as indicated on the attached list, on the // day of,/~4~ , 1990(which is / days prior to the public hearing date of &41 37)1996. 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the said sign was posted and visible continuously from the Ilth day of /M Ay , 1993 (Must be posted for at least ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto. 5-1 ---7 - 3/ Signature co-// (Attach photograph here) Signed before me this 3. 1 2~ day 4 L, '19*by C,JL Cy 42/241 13 06 C/R . WnNESS MY HAND AND gFFICIAL SEAL My commission expires: /016. 9,2- o el gfal.i- Ue I .1.-L Notary Public ~/ %*NEE* C./.. 4,).*... ...124&-j Notary Public's Signat~TAR PÂ·~' Z 1 *fo B L\S.ip. 14144*806~ 40.. 'Â·'t'/un,,tuÂ·%** MY COMMISSION EXPIRES. OCTOBER 9, 2001 .....0.. 00"",111#mw, PUBLIC NOTICE RE: 214 E. BLEEKER- FINAL DEVELOPMENT & HISTORIC LANDMARK LOT SplIT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 27,1998, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the Sister Cities meeting room, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Brumder Trust requesting HPC Final Development and Historic Landmark Lot Split approval The applicant proposes to divide the parcel into one lot of 5,963 square feet and one lot of6,000 square feet The 5,963 square foot lot will include the existing historic residence and the applicant requests on this lot a rear yard setback variance of 5 feet and an FAR bonus of 500 square feet The property is located at 214 E. Bleeker and is described as Lots N, 0, P and Q, Block 72, City and Townsite ofAspen. For further infolmation, contact Mitch Haas at the Aspen/ Pitkin Community Development Department 130 S. Galena Stâ€ž Aspen, CO. (970) 920-5095. 4~ igdd~Ch*ir Aspen Historic Preservation Commission Published in the Aspen Times on May 9,1998. -. City ofAspen Account PALMER COMMUNICATIONS INC GSW FAMILY INVESTMENT LTD GSW FAMILY INVESTMENT LTD C/O KERMIT S SUTTON PARTNERSHIP PARTNERSHIP 801 12TH AVE S STE 400 RD #1 BOX 110 1300 CHAPLINE ST S, FL 33940.0000 WHEELING, WV 26003.0000 WHEELING, WV 26003.0000 HOGUET CONSTANCE M HOGUET CONSTANCE M NORTH & SOUTH ASPEN LLC 333 E 68TH ST 333 E 68TH ST 200 S ASPEN ST NEW YORK, NY 10021.0000 NEW YORK, NY 10021.0000 ASPEN, CO 81611.0000 US WEST NEW VECTOR GROUP INC FROST MONA CITY OF ASPEN C/O KC COX CO CNB TRUST REAL ESTATE 130 S GALENA 6300 S SYRACUSE WAY S'IE 700 N CNDT2311 ASPEN, CO 81611.0000 ENGLEWOOD, CO 80111.0000 PO BOX 5168 DENVER, CO 80217.0000 AMATO JOSEPH A ROBERTS LINDA PACE SUTTON KERMIT S & JENNY W PO BOX 503 13 ELMCOURT ST 801 12THAVE S STE 400 HIGHLAND MILLS, NY 10930.0000 SAN ANTONIO, TX NAPLES, FL 33940.0000 PENN PAUL E SADLER PRISCILLA ANNE TRUSTEE SEGUIN WILLIAM L PENN SUSAN W FOR PO BOX 4274 9505 COPLEY DR SADLER PRISCILLA A REVOC TRUST ASPEN, CO 81612.0000 INDIANAPOLIS, IN 46260.0000 PO BOX 2989 ASPEN, CO 81612.0000 O FERENC & MIRTE LIGHT JOAN ENID BRUMDER WILLIAM G TRUSTEE PO BOX 360 733 13TH ST 2054 FIRST WISCONSIN TRUST CO ASPEN, CO 81612.0000 BOULDER, CO 80302.0000 MILWAUKEE, WI 53201.0000 ASPEN COMMUNITY UNITED HODGSON PHILIP R PARZYBOK WILLIAM G JR METHODIST CHURCH HODGSON PATRICIA H 11514 W OAKMONT DR 114 N ASPEN ST 212 N MONARCH ST MUKILTEO, WA 98275.0000 ASPEN, CO 81611.0000 ASPEN, CO 81611.0000 225 N MILL ST LLC ELDER NELS REINHARD ESTATE OF LARSON KARL G A COLORADO LIMITED LIABILITY ELDER JANET C LARSON M MADELEINE AS TENANTS CO 202 N MONARCH ST IN COMMN 225 N MILL ST ASPEN, CO 81611.0000 201 N MILL ST STE 109 ASPEN, CO 81611.0000 ASPEN, CO 81611.0000 LARSON KARL G 201 NORTH MILL ASSOCIATES LLC 201 NORTH MILL ASSOCIATES LLC LARSON M MADELEINE AS TENANTS 50% 50% IN COMMN KRABACHER FAMILY TRUST 50% KRABACHER FAMILY TRUST 50% 201 N MILL ST STE 109 201 N MILL ST STE 201 201 N MILL ST STE 201 ASPEN, CO 81611.0000 ASPEN, CO 81611.0000 ASPEN, CO 81611.0000 ER DONALD & BARBARA HAYES MARY ESHBAUGH TRUST CROSBY EWALD H K HAYES MARY ESHBAUGH TRUSTEE GETTMAN ROSA ... W 55 ST APT 2L PO BOX 497 325 S FOREST ST NEW YORK, NY 10019.0000 ASPEN, CO 81612.0000 DENVER, CO 80222.0000 CARTER CLAUDETTE PEARCE FREDERICK EDWARD 50% CONNER CLAUDE M C/O GRACYS INT 232 E MAIN ST 0373 SOPRIS CREEK RD 216 E MAIN ST PO BOX 345 BAALT, CO 81621.0000 ASPEN, CO 81611.0000 ASPEN, CO 81612.0000 WHEELER SQUARE ASSOCIATES HOTEL JEROME ASSOCIATES L P SHOAF JEFFREY S FLEISHER COMPANY INC C/O PARTNERSHIP PO BOX 3123 200 E MAIN ST 330 E MAIN ST ASPEN, CO 81612.0000 ASPEN, CO 81611.0000 ASPEN, CO 81611.0000 HOTEL JEROME ASSOCIATES L P MOUNTAIN STATES BERGMAN CARL R & CATHERINE M i COMMUNICATIONS INC PARTNERSHIP PO BOX 1365 330 E MAIN ST PO BOX E ASPEN, CO 81612.0000 ASPEN, CO 81611.0000 ASPEN, CO 81612.0000 TRUEMAN ASPEN CO TRUEMAN ASPEN CO COX SAMUEL WESLEY A LIMITED PARTNERSHIP A LIMITED PARTNERSHIP 319 GH AABC 94 N IIIGH ST STE 50 94 N HIGH ST STE 50 ASPEN, CO 81611.0000 DUBLIN, OH 43017.0000 DUBLIN, OH 43017.0000 STOLZ CHARMAINE PO BOX 4512 ASPEN, CO 0 0 I I LA.ED USE APPLI 2=TION FORM ,~1. Project Name: 6/W/77#kr /4-2 3,"di/6*e 2. Project Location: 019 Fait 8/reker at - Lo-Ts N i o r F, gd Q, Block 71 (Indicate street address, lot and block number, legal descriptiorf where appropriate) b -(A 3. Present Zoning: r. 56/ 4. Lot Size: ,13 9,3 sq*-f:h 5. Applicant's Name, Address & Phone No.: 6. Representative' s Name, Address 5 Phone No.: /reft/iul (~),re,16,4:kd 570 Walnul- GY Â· apen 1 (36 Upll 7. Type of Application (Please check all that apply): Conditional Use _ Conceptual SPA Conceptual Historic Development __ Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD __ Minor Historic Dev. Stream Margin Final PUD __ Historic Demolition Mtn. View Plane Subdivision __ Historic Designation Condominiumization - Text/Map Amendment GMQS Allotment Lot Split/Lot Line GMQS Exemption by Adjustment Planning Dir. r GMQS Exemption 8. Description of Existing Uses (number and type of existing structures; approximate square feet; number of bedrooms; any previous approvals granted to the property): ste- ael, m-han 9. Description of Development Application: Se appl, cuh,â€¢i 10. Have you attached the following? t/' Response to Attachment 2, Minimum Submission Contents -19- Response to Attachment 3, Specific Submission Contents lilli .. e + --5729.6 1 8 4 4 f b 1 â€ž-.0 . I. 9 4 'LL f - ./-/ I 7 -9 V a -- v. 7,12.13,1 /Â« .Lf 454 '1111~ - F. ,'6 7 0 -W.%14 . -0 f.~...r' Â£ tfullial/A J .. .lillilliul .' 9,&:p"qi,faill'll'Im'A 1144161 â‚¬930 59â€¢ ag f' 243 .=... .. Air</Mo:L , .C. 41 i. *. -.* v; ~=' ~ Â· r.Â·:. Â·i~/,1 1>/4 -:. 4 ~Â»fid/,gr/9 "* 9~ . 1 0 m dig.,/*imin:~mÂ· 1 1 . 4 1 - A I .. ....... . .. .9. ip.p-fi v 4; .b 6 1 ...... 2//..4. "lull: - . - I C 9 ... .W... ., i 42* --. I . 5 JA. I *f **84 -itÂ« 4 1 .....L~ t t h ..8,11#fillhai:A 4 *ill~ -7,- I. . . 3,1 6 .47 = 4,4,9â‚¬94 . ci' t> ~ Fi .1 f.r L-21 : . 4 9' . 14 Â· . 0 ATTACHMENT 3 May 12, 1998 BRUMDER RESIDENCE 214 EAST BLEEKER STREET ASPEN, COLORADO 81611 Review Standards for Historic Lot Split 2. Lot Split. The split of a lot for the purpose of the development of one detached single- family dwelling on a lot formed by a lot split granted subsequent to November 14, 1977, where all the following conditions are met: a. The land is not located in a subdivision approved by either the Piton County Board of county Commissioners or the City Council, or the land is described as a metes and bounds parcel which has not been subdivided after the adoption of subdivision regulations by the City of Aspen on March 34, 1969. Response: 214 East Bleeker is located in the City and Townsite of Aspen. This land is not inan approved subdivision. The legal description is as follows: Lots N, 0, P, and Q Block 72, City and Townsite of Aspen. b. The lot split creates no more than two lots, both lots conform to the requirements of the underlying zone district. Any lot for which development is proposed will mitigate for affordable housing pursuant to Section 26.100.050(A)(1)(c). Response: Two Lots herein called Lot A and Lot B will be created by the lot split and will conform to the 0 requirements of the R-6 zone district The exact proposed lot sizes are listed below under Section 26.88.030(5)(a)(b) as a Historic Landmatk Lot Split c. The lot under consideration was not previously the subject of a subdivision exemption under the provisions of this chapter or a "lot split" exemption pursuant to Section 26.100.040(C(1). Response: The proposed lot for splitting has not been subject to a subdivision exemption or a lot split d. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this titles is submitted and recorded in the office of the Pitkin County clerk and recorder after approval, indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.100. Response: The subdivision plat is submitted for the review of the Community Development Office indicating the proposed Lot Split, and the requirements as set forth above. e. Recordation. The subdivision exemption agreement and plat shall be recorded in the office of the Pitkin County Clerk and recorder. Failure on the part of the applicant to record the plat within one hundred eighty days following approval by the City Council shall render the plat invalid and reconsideration of the plat by the City Council will be required for a showing of good cause. Response: This lot was originally split by HPC in October of 1996. The plat was not recorded with the Pitkin county Clerk and Recorder within 180 days, thus invalidating the approval. Every effort will be made for this re-application for a lot split to be recorded within 180 days of approval. 0 0 f. In the case where an existing single-family dwelling occupies a site, which is eligible for a lot split, the dwelling need not be demolished prior to application for a lot split. Response: No dwelling is proposed for demolition for this lot split g. Maximum potential buildout for the two parcels created by a lot split shall not exceed three units, which may be composed of a duplex and a single family home. Response: In total, the lot split will create two dwelling units. On Lot A, an hiStOIiC landmark residential unit currently sits and will remain. On Lot B, the lot will be vacant until such time that the owners decide to build a residence. 5. Historic Landmark Lot Split. The split of a lot that is a designated historic landmark for the development of one new single family dwellin& The Historic Landmark Lot Split shall meet the requirements of section 26.888.030(A)(2), section 26.100.050(A)(2)(e),section 26.72.010(G) of this Code, and the following standards Response: This proposed lot split is a Historic Lot Split. The subject parcel located at 214 East Bleeker is a historically designated landmark The lot conforms to all the applicable standards in this Code including the following provisions: a. The original parcel shall be a minimum of 9,000 square feet in size and be located in the R-6 zone district or a minimum of 13, 000 square feet and be located in the R-15A zone district. 0 Response: Based on the above requirements for an Historic Landmark Lot Split for Block 72, Lots N, O, P, and Q, the two lots Lot A and Lot B will be proposed for subdividing as follows: EXISTING ZONING STATISTICS Zone District: R-6 Total Lot Size: 11,963 Sq.ft Allowable FAR: 4,257 Sq.ft (For a Duplex Development) Front Yard Setbacks: Per Code Side Yard Setbacks: Per Code Height: Per Code Site Coverage: Per Code PROPOSED ZONING STATISTICS Lot A Lot B Zone District: R-6 (As existing) R-6 (As Existin*) Total Lot Size: 5,963 Sq.ft. 6,000 Sq.ft Designated FAR: 1,913 Sq.ft 2,344 Sq.ft (Note: A 500 Square foot FAR bonus has been granted during Conceptual Approval for the Historic Structure on Lot A.) Front and Rear Yard: Per Code Per Code (Note: A 2' Rear Yard Setback Variance hase been during Conceptual Approval for the Historic Structure on Lot A.) 0 Side Yard Setbacks: Per Code Per Code Height: Per Code Per Code Site Coverage: Per Code Per Code 0 b. The Total FAR for both residences shall not exceed the noor area for a duplex on the original parcel. The total FAR for each lot shall be noted on the Subdivision Exemption Plat. Response: The Aspen Municipal Code provides that the total FAR for both residences shall not exceed the Roor area allowed for a duplex on the original parcel. The total FAR for each lot is noted on the attached plat to this application and corresponds to the above information. b. The proposed development meets all dimensional requirements of the underlying zone district. HPC variances and bonuses are only permitted on the parcel that contains a historic structure. Response: The newly created Lot B conform to the dimensional requirements of the Zone District. Lot A contains the historic structure has been granted conceptual approval for a rear yard setback, and FAR bonus. 0 0 BRUIDER HAS TORI C LOT SPLJ T CER 1 : i .SUBDIV ISI ON E.XEMPTION PLAT i.+EV H 10 . cir, AND .0-6,4 6â€¢ AS.... *..1/ cOW,~'r. COLORADO co.NYÂ¥ a LOT $ IDINIC .00+ 72 LOTS /0 CONTA IN ING . .3 60 -Â·i- to. 2. ACRE. ..0 â€ž 1 0-e 'm FL, .ATE OF I im'*ri AT=,1 '22 SURVEY p.*1 lem '41 I I..I=em H.TORIC LOT ./I. 1. â‚¬*BATEI> Te .....10/ /4 0/ 1.. .... JUML==-5Â£962# . Au-, 2., I- 23. t- u - ~0 18, fu#, ki WER7~2:eyÂ·,m,wu,":iw:~m. s M.16,0 $0 â€¢10 0-RE FEET LO, A IS Â£181166 -1 4 0, ALâ€¢Ir 1....0."17 -44 4.CarGo IEE {=? ElE#~/.2-.*fe&=ap,=Le:Â·. hz:Ne ALLO~ABLE 4 2Â§7 l.*.R TO LOT A Am Ilal,ED i 500 FOOT BOUâ€¢- FOOT. F A.N .,3 ./ED:. PHIWK/..:irt'r. r22'3 =*#.W I .0 409*,1.. t> SET 2194 '.6,1 OUTEW Dll NG & ,1,10,M494'~IC L.=. ARE ..ECT To TIE RELEVANT MEDÂ¥tS:ON TITLE 5 1.....0/ ....1/0 ./ ......8 ..... TO ./ 1~EMS â€¢I.2 AlÂ® 3 AU TIMI/= mlt"6=0"~4 Vt.6.622%&1~ 112.10=0'C -- =I.= i = MISUANT LOT B . g== S liD REDER -51Â¥1*10,1 -Â¥ 11 0-mD - 1,188 10TS 110* Wt.L 3 0 Bific 5.903 SO. FY â€¢1- 0.137 ACRES â€¢/. rpc 9184 - =414' $ 1 '64 0 1,-8 ASPEN. Co 4 / STATE CM 1 , 9 c.'Im. 4%*Le ;21 7 i LEGEND AND NOTES MÂ¥ 80/.1. / 47 2 /2 STORY ' O ./I ...../.. /8 DESÂ©* 1// , .0.0,4/ .-. A lilli cowl. .-/ HOUSE . ,Â«2 < 0 ..ITY 1. .-/ , WFaÂ¥Â·10 SWIMWING TITLE 1-:omATION *4*11,â€¢le .. . / pOOL CITY E / 4 7 .. TWIS PLAT DATED 10/ ia//5 9 / ALL EABBITS NOTE) 1,1 rin.6 00Â»01,1,1,Â¥ AM *10- , / Em-m@67 . , HISTOR ALL BICROACoferfs lirre ptiLIC R.0 â€¢ WILL U *810Â¥ED AT .. 0* DEVELOMENT ,. LOT A -0.~ / â„¢'Â° w *4 0 11* cl /01/ les,/........CT ..6 ' '* . .Â· "IM. ..131 ACRES â€¢/- amiur 0 000 . .... I .............,... 4. CATV ... ARE LOCAVED . ALUY 1.2, .0.0. .-.4*-40, / -,I- ~-~- ~ '469- HI NE 511117 \ / 00-UN 2 t / PM D': 1 57/2/Ur it=EE / CLERK, f DJ.4 . es' DECIOUCI TREE/ 2:14:gl 01 / Wif: r- ... 0 964 0 : a= Em-mÂ· FRUIT TREE /. / SEr ne,7 / / "40 ' 42+ / VICINITY MAP Â·f . 8 9 05 75.*,1Â·Â£ N.T.S. I I. . G /IKE TIM 07.0 4.0, 0164 - FENCE POST Miial ..,7. EAST BLEEKER S ...., '*47 42*>%201* ra~Â«, . MEMORANDUM To: Aspen Historic Preservation Commission Thru: Stan Clauson, Director From: Julie Ann Woods, Deputy Director [ActinKDar, 1 Historic Preservation Officer] I)ate: 05/27/98 Subject: 234 W. Francis SUMMARY: At the last HPC meeting onMay 13, 1998, the HPC considered this case for Conceptual/Final Review, Partial sdemiolition of a non-historic structure and variances from the rear, side and combined sideyard setbascks. The commission had received a letter from Ramona Markalunas who indicated that the garage that was proposed to be demolish may be historic. The commission directed the applicant to provide more substantive information to verify the age ofthe garage. The commission was also concerned that certain approvals may or may not have previously been granted on this case. they directed staffto provide all ofthe background information on this case, and summarize the actions. Additionally, they requested that the architect provide more adequate information regarding the materials proposed for the garage and breezeway connection. ACTIONS TAKEN TO DATE: The applicant has come before the HPC four times. Below is a summary chart indicating what was requested, what was approved, and the date of the action. HPC MEETING DATE ACTION REQUESTED APPROVED ITEMS October 8, 1997 Remove non-historic living Approval of the minor unit at rear of house; revert development, partial remainder to garage; partial demolition; with the demolition; add skylights condition that the rear stair and new windows to the dormer align with the west; new skylight on building wall below; carriage house; new additional research on the breezeway connector slope of the original roof on between garage and house; the rear addition, to be new kitchen addition at approved by staff and northeast corner; new monitor. double hung window on 4-3 vote: some members east elevation of house; In'C MEETING DATE ACTION REQUESTED APPROVED ITEMS extend new dormer for felt there were too many stairwell on north side; new changes to this important shed roof at rear of house in house. place of gabled roof; Ord. 30 variance from window volume standard. December 10, 1997 Excavation of a basement Approved temporary below the existing historic relocation and lightwells house; temporary with conditions: Letter of relocation; lightwells credit, lightwells on east side, salvage foundation stone, no exterior materials removed without HPC approval except those approved on Oct. 8, windows covered for protection during construction, window changes to come back before staff and monitor, conditions of Oct. 8th to be met, details needed explaining how house will be moved and final location. January 28,1998 Modifications to carriage Approved closet addition on house and other carriage house; larger amendments to previous kitchen window in carriage approval house; removal of trellis on carriage house; minor adjustments to portico and roof on west elevation of main house; larger windows in the new kitchen of main house; eliminating breezeway connector between main house and garage; skylights in new kitchen; wall projection for stairs in east elevation of garage. Restudy new portico at west and south elevation of carriage house 2 0 III'C MEETING DATE ACTION REQUESTED APPROVED ITEMS to flat roof; restudy portico on east elevation of main house; May 13, 1998 Removal of non-historic No action--continued to garage; reconstruction of May 27, 1998 for further garage; rear, side and investigation of age of combined yard setbacks for structure, previous garage; enclosed connecting approvals, materials element between garage and proposed for garage and main house breezeway connector REQUEST BEFORE COMMISSION: The request before the commission is ~ conceptual/final review and partial demolition of a non-historic structure (garage), and variances from the rear yard, side yard, and combined sideyard setback standards. Please refer to the staff report dated May 13, 1998. It does not appear from the record that the garage or garage dormers were ever approved, although the enclosed stairwell on the east elevation of the original garage was approved. Because the garage is now being proposed 0 to be demolished, the commission should consider all elevations, roof, and materials proposed for this new garage. AGE OF GARAGE: The applicant has provided information (Exhibit B) regarding the construction of the garage and subsequent remodeling. According to building permit records, the garage was originally constructed in 1956 for residential apartments. In 1959 another permit was issued to allow a connection between the main house and the residential apartments as an addition to the original structure. In 1970, another permit was issued to remodel the garage into living quarters. The inventory sheet for this parcel also confirms the construction ofthis structure in 1956. MATERIALS: The applicant has provided more detail on the materials that are proposed for the garage and breezeway connection. Please refer to Exhibit C. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the demolition of the existing non-historic garage and conceptuakfinal plans for the reconstructed garage and breezeway connection and setback variances for 234 W. Francis St., subject to the following conditions: 1. the garage will be rebuilt to the same proportions, height, and materials as the existing garage and shall be placed ion the site as shown on the property site plan as indicated in the application submitted to the III'C on May 13, 198; 0 2. The proposed garage shall be granted the following variances: The rear yard setback shall be established at 2', thereby granting an 8' variance; the sideyard setback along 2nd 3 . Ave. shall be 0', thereby granting a 10' variance; and the combined sideyard setbacks shall be 2'8", thereby granting a 12' 4" variance. 3. The materials proposed for the garage and breezeway shall be those indicated on the drawings dated May 21, 1998; 4. All conditions ofthe Oct. 8, 1997, December 10, 1997, and January 28,1998 approvals must be met. Attachments: Exhibit A--All previous staff reports and minutes from previous meetings Exhibit B--Building permits for original garage Exhibit C--Drawings dated May 21, 1998 showing proposed materials 4 05/24/98 16:18 001 Mrs. Robert H. Allen l222J 4545 Poe Oak Place, Suite 251 Houston. Texas 77027 Telephone: (713) 623-0040 Fax (713) 963-0290 FAX TRANSMITTAL SHEET ME. Julie AI:Ii Woods, Aspen/Fitkin Community Development Dept. Rlatorical Pr,Â·4,Â·r,Ur I on Comminnion FAX NO. 970-920-5439 . FROM: Mr. and Mrt;. Ruberl 11. Allen - Homeowners at 420 North 3rd, Aspen DATE: Mxy 23, 1998 ..... NO OF PAGES: One UNCLUDING COVER SHEET) ... -1- .. .... ...... - COMMENTA Dear Ms. Woods, we are writing rblgar-Jing the propoyed demulition of the eximiting garage at 234 West Francis and l11,1 rubililding of 1.ile *arage two feet ciower to the main houHe. We st rongly encourage yint 1 I AratÂ·LL acceptance 01 this Change. Thi:-4 garage in nne we know well from mir many walks iii imi immediate neighborhood taken by us each even#78 *tring the summer. We have noted 1.111 nultly occassions how atructurally weak the bullding 18... and what an eyesere il it, Lu the neighborhocd. Since it is not an historic building, we urge you le belly our neighborhood by Branring this desitln c.hut,Be/request â€¢18 Moon as possible. In addition, this formerly lovely ]Il,Ille was allowed tâ€ž run down by prev ious owners who did not seem Lo r.ake any int.eritit- in re:,pecting the maln house historic character and certainly did not keep up t.lie yard and grounds. It has been a bit 1.11. all eye:gore 1-or th,: 1;'Int several. yea, 4 We are very unthubiantic about the plans th.qt the new owners, the Mullins, are planning. We have seen what qualily residences the#~iave created 11, other parts of the country and thitak liaving them in our neighborhood will nnly be beneficial Li, all of 115. We strongly urge acceptance ;,f the thoughtful plariA the Mullins have presented. Sincerely. (1*32-4- a.cau 9 OPERAH )14. Pleahe cor:lurt 11111 411,114*41 1,erâ€¢.0,1 :it (71.3 I *723-{XM<} if 11,61:e ure an>Â· Irallvili,h,(,n pri,ble'114 MAY-26-199E 09:19 FROM TOBIN ENT 202-466-5534 TO 19709205439 P.01 LAW OFFICES OF TOBIN, FRENCH AND DILLON FUEL I r..=71 INTERNATIONAL SQUARE 1850 K STREET, NORI'HWEST Â· WASHINGTON, D.C. 20006 ; ~ i , i TELEPHONE (202)466-5533 FAX (202) 466-5534 Notice ofirransmission i : From: Mr. & Mrs Maurice B. Tobin Owners 210 West Francis To: Ms. Julie Ann Woods, Aspen/Pitkin Community Development Dept. 1 . No. ofPages i 0110 Date: 1 May 22, 1998 Comments: Dear MÂ¢ Woods, As the o#tly neighbor directly adjoining the R.A. Anderson red house, now owned by the Mullins, we just want you to kâ€¢Ow how pleased we are to have such community minded new neighbors. Lucky aspen, lucky West End and lucky us to be hext door to such donscientious nei:0tbors. We have seen other houses and other neighborhoods that have they have lived in. They always leave the woodpile higher then thek found it. The fou~dation of this house was ready to fall in, the property extended int ' properÂ¢~, thank God we have people who care enough to enrich all of the Wes~nd by so ca~efully putting thil dilapidated house back in order. We have seeR the plans and know of the Onancial â‚¬ommitments that they are making. We will have fewer cars on (#ur narrow streets, thanks to their foresight I hope you will support their efforts to improve and enrich our neighborhood. The renters before did not care. These cipic minded people care a lot and are putting their money where tkeir mouth is. **allehijah! i Sincerely, â€¢ r T ! TOTAL P.01 lED. MEMORANDUM c~rti# ir A TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 234 W. Francis- minor, partial demolition, Ordinance #30 DATE: October 8, 1997 SIJMMARY: This structure is listed on the National Register of Historic Places and is a local landmark. It is under contract to a new owner who wishes to remodel. On-site, there is a single family house and a voluntary ADU, in the small house on the east. APPLICANT: Don and Gwen Mullens, represented by Studio B. LOCATION: 234 W. Francis Street, Lots K,L, and M, Block 48, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the AspenÂ·Land Use Code in order for HPC to grant approval. 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 "iI," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: A map of the property as it appeared in 1904, as well as the National Register Nomination for the site are attached. The applicant intends to remove a living unit in the rear of the house, which is not historic construction, ~and convert , the area to a garage. Skylights and new windows on the west will also be added in this area. A new skylight is proposed for the ADU (house on east). Early in the houses' history, an addition was made to the back of it. This addition was later extended to link the house and rear unit (garage) together. The applicant proposes to remove the recent construction so that there is a breezeway between the historic house and garage. The historic rear addition is proposed to be converted into a shed roof instead of a gable roof. A new kitchen is to be added at the southeast corner of the old house, and a new double hung window is proposed on the east side of the old house. Finally, the applicant proposes to extend an existing dormer on the north side of the house out by 5 feet to accommodate a new staircase. In terms of the garage and breezeway, which are not historic construction, staff is in favor of the proposed changes. In terms of the ADU, staff finds that the shed dormer is not visible from the street and therefore may be approved. On the historic house, staff finds that the addition of the window on the east is acceptable. It must match the dimensions of the existing double hung windows, but will be distinguishable as new. Staff finds that the kitchen addition is not particularly compatible architecturally, since the historic house is very simple in form. An octagonal room like this would be more typical of ornate Victorian architecture. It's visibility from the street may be limited, making this an area where flexibility may be allowed. There are two aspects of the proposal which staff finds require more study; the extension of the dormer and the change in the roof slope over the historic rear addition. Staff finds that alterations to the features of the historic building should be very limited. The dormer is proposed to be hltered as part of a relocation of the interior staircase. Staff finds that this change may be accommodated on the inside in a different manner and that the corner location of this site makes the dormer alteration too visible. Additionally, the window in the proposed dormer is oversized and carries an FAR penalty unless waived by HPC. In terms of the roof over the rear addition, staffrecommends the applicant locate a historic photo of the building or make some investigation of the framing in that area before a final approval is given for the change. The historic roof form should be retained or reconstructed if it is not as it appears today. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The house is part of a residential area, where numerous Victorians have been remodeled. 4 - 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. Response: The proposal involves alterations to the building, but will not reduce it's importance to the history of Aspen. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: Staff has indicated the areas of concern related to architectural character and integrity of the building. PARTIAL DEMOLITION Section 26.72.020, Demolition, partial demolition, off-site relocation, on-site relocation, or temporary relocation. No partial demolition of any structure included in a the Inventory of Historic Sites and Structures of the City of Aspen, shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 26.72.020(C). For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel. 1. Standard: 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. Response: The applicant proposes to demolish part of a non-historic addition between the house and garage. An area of the house will be removed on the first floor to make the kitchen addition. Staff finds both of these actions are acceptable and necessary to renovating the building. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: As stated, most of the demolition is non-historic construction. The removal of fabric to make an addition is limited to areas of the building not visible to the public. . B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: The addition is reviewed in depth above. Ordinance #30 The following standard of Ordinance #30 requires a variance from HPC, related to the new window in the dormer. Volume. For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the application as submitted. â€¢ Approve the application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the proposal for minor development and partial demolition at 234 W. Francis Street, with the condition that the applicant eliminate the extension of the rear dormer and that more research must be done on the slope of the original roof on the rear addition of the house, to be approved by staff and monitor. RECOMMENDED MOTION: "I move to approve the proposal for minor development and partial demolition at 234 W. Francis Street, with the condition that the applicant eliminate the extension of the rear dormer and that more research must be done on the slope of the original roof on the rear addition of the house, to be approved by staff and monitor." ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name MVWINS 911*Ntâ‚¬7 *040\1 KTU h| 2. Project location '23* W %*r- FWWol 5 Pr-- ks pew (indicate street address, lot and block number or metes and bounds description) 3. Present zoning r- & 4. Lot size 1 r 000 5 F. 5. Applicant's name, address and phone number Porr 1- 6-wAV LIAIn,Â£,t.re BANCDW 104 V ( PA'> Dâ€¢K Ill koofâ‚¬ TE,06 16041 2-10 354 0174 6. Representative's name, address, and phone number %*ff- u Wpaw,FU 91V PlO * AMM 1 16Â«q 54 5 N. M1 1,(, STL *51'Â£4 40. 9/4 U 1% 1402,6 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD V- Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. -7 Historic Landmark GMQS allotment GMQS exemption - Demo/Partial Demo 0 View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) EkIST--1 43* 5 800 (;F- POP'pd~.-cas w ITHÂ· DeÂ·rÂ»tmpp 14'00 GIf, e 64-r- a-ITAMP . C><151-7,0- 017vse w/ 4 5 'ew*wwS krto GurPrE 60#ROG- *11 1â„¢DÂ· 9. Description of development application *P prned oF t 8% 9 e WM-0015274 '0 Nvell Â¢ i P62 oP- *VIÂ»/ *ve 62 41, W vel,7-vir>- 'pt, B & UN#â‚¬'1 *ADIZ- fp /'fe- uoid-tdlt_ ~ G*lae *DP/NÂ» A- P'0/462- ry T>1~- GAA,3050 FreÂ¢'1-- ~pl--/~5=- 'tie B*MI, A- 57931- 1.3- W 14Â»0*/ . 10. Have you completed and attached the following? rf Attachment 1- Land use application form ~ Attachment 2- Dimensional requirements form 1/*Besponse to Attachment 3 4- Response to Attachment 4 ATTACHMENT2 DIMENSIONAL REQUIREMENTS FORM Applicant: p.14 t 6-Ne/1 Mvt,4/144 Address: 2,5 + w e,T- rglwm f enepr Zone district: A, 6 Lot size: 1 00,9 56 Existing FAR: 41 1 to Sf. Allowable FAR: 3460 Â¥F Proposed FAR: 3 1 10 FA Existing net leasable (commercial): Proposed net leasable (commerEial): Existing % of site coverage: 37% Proposed % of site coverage: $7 6 16 Existing % of open space: Proposed % of open space: NOMs- 0-vive=D Existing maximum height: Principal bldg: 24 Accesorv blda: 11 Proposed max. height: Principal bldg: 1, F Accessorv blda: 11 Proposed % of demolition: 1 Ngâ€¢te A *â‚¬14 DiTI,te N -1 10Â¥0 -4 -eD Existing number of bedrooms: G Proposed number of bedrooms: 4 Existing on-site parking spaces: 0 On-site parking spaces required: 1- 9#90599 tu Ne\N G-ANDE; Setbacks Existing: , Minimum required: Proposed: Front: 3,8 j UM &#N#P Front: Front: Rear: Rear: Rean Combined Combined . Combined Front/rear: '70 Fronurear: FronUrear: Side: Side: 10 Side: Side: Side: Side: Combined Combined Combined Sides: Sides: Sides: Existing nonconformities or encroachments: (1<l41-W}- Cout>ina ers: N~9- BelW3- ODIANDet> eeÂ»APP#Nâ€¢- Ser-MZ,C-- O,2- Mlrt#.DrrI Variations requested: / (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ftâ€ž site coverage variance up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) liliâ€¢0 I 0 Il 10 il architects ~ 30 September 1997 Community Development Department The City of Aspen 130 South galena Street Aspen, CO 81611 To Whom it May Concern, We have asked our architect, Scott Lindenau of Studio B Architects to act as our representative in the application and approval process regarding out project at 234 West Francis Street in Aspen. Thank you. Sincerely, WIMA#4VI U MAI~7 Don and/or Gwen Mullins, Owners 0 555 n. mill st. aspen co. 81611 970-920Â·9428 fax 970Â·920Â·7822 0% 1 le. 44- /4 444 4 U -4,4 K b 100-ODd U Vir,Dr a B e 10 i ASPEN I b 4 COLORADO 5 0 +6= 1 Â· 1.1 WJ Z a st 24 1 Sil,= King Dr X 82 a p 2 Rice St 3 N Spring St 4 Cooon-od La 5 AJ= Aw 3, 6 Oak La 1 04 M.,00 7 Maple La r / Z 4, 5 S Midland Puk M 1 0 4 Â£ 4 9 Ma.cottc La zil~ a 11 Ardmore Ct 6 12 Riverside Ave 13 Date Ave 14 Mid!=d Ave P.h 4 1. 15 M.,00-r a t 6, 4 4 . . 4 4 i o i _- --r I = t.f wi, 1 1 17 , 1 9 t. i t 1 , i 1 .- 1 1 1 1 1 1 82 NO- CLA,-CAâ„¢* 1 1 1 1 - , 1 - 1 1 >4 . 1 1 --- 0.1- 1 1/2 MILE 1 1 mul 1 1/2 KILOMETER i O , 1 i Â© 1995 Phone Directock, Ca. Inc Vicinity Map s tTI Oto 1110 ITI architects 30 September 1997 Community Development Department City of Aspen 130 South Galena Street Aspen, Colorado 81611 RE: 234 West Francis Street, Mullins Residence Renovation/Attachment 4. The proposed minor addition and renovation of the existing residence located at 234 West Francis Street is well within the square footage limits, height limitations, and does not effect the existing setback conditions. The same materials shall be used for the 1<itchen addition to the north that is contained by the existing architecture. These include clapboard siding, cedar shake roofing with copper flashing, and identical window and door trim. Similar mullion patterns shall be used in the new windows as in the existing. A new roof is proposed on the existing house of the same material due to the deteriorating condition. The original garage shall be returned to use as a garageÂ·accessed at the alley with two new shed dormers proposed at the upper level. Development at the historic main house is contained atÂ·the north or least visible facade and is limited to the kitchen turret An additional window at the lower level east elevation is proposed in the dining room. The difficulty with the existing windows lies in the fact that they are single glazed and lie 10" above the finished upper level floor. Code requires 1'-6" and needs to be tempered glass. The existing small dormer in the attic is proposed to be pushed out 5 feet to accommodate the new stair up to the upper level A shed dormer is also requested at the existing north roof of the guest cottage. Again, this is the least visible facade. All elements and details shall readily complement and accentuate the existing historic residence, and shall visibly complement the West End neighborhood standards. Please see the attached architectural package. 555 n. mill st. aspen co. 81 6'11 970Â·920Â·9428 fax 970Â·920Â·7822 N.5L 0 ND 0 ST. ,... 1 :,\ \ . 1. r.. .. 11 M *14 41.1% luc % 4~ 400 0 - 11 400 Â¥ 11 Â¥9!aâ‚¬160' || r; 2 K A le=911. \K L.21 11 :,1 - 1-7 '2 A- 4 8 0 Â£ 8 1%'lit U: 11 7-11 ,--.-1- -I--Il . 1 Cb 'Nv.- fe ' %7 4 1 1-7 '11%79 Le % Ctqpyci R M ... C . la U + -- liT 4:2. It , 1, r-77 N 4,1 * , I 11 v % N&- 139 N L.1 si D =D 4 741 1 B 0 11 ,% 4- 61. 1 04 $ Y 48 - 4: 27 "11 41'se 11 , '1 h 1 44, . J i ; 11 1 O 11 F /,(\ 1:. L - 1%6 -7- .11 LL-i 97 /l* p v 4. P 0 N 1/, Arl L 41 F L 7 1 111 161 + / A 0 C '' '1 CD 11 0 1 11 Â« 04 4 0 0 4 , yfL <. f 0 4 11 -1 1 2111 11, 11 1, /1 /1 1.- R 1:0 a N 92 ILM.... R. LE_ A 31 1% ,Â· Li Â· -M---21'! , 4 R. ... P ,Â·1 ' 0. 12 11 1,1 * 2 IXI . :2 4 , 0 + 1/f, 11 0. . FiN 11 291 . 401 409 8. . 40'1 409 41I 40 0 0 . 11 & Ar I & S ST. 43 0 k A 90Â£ . b>: .=--=====I.= =========== ======== 40 11 . il 114 11 a H' 6 11 g ~ 400 4/2 ~ 400 4/0 4/2 1 1, . Wi-7 1/4 / - . 11 / 11 Flu F R; CD 0 4 !' 121 &:4 1 1 /1 11 1 1/ 1 M /\ 11 > 1 177 / 4 \ 1,1 11 0 1 1 71 .- 1 7. Description 157 Condition Check one Check one .DZ#excellent n/a deteriorated Illa unaltered 2&_ original site -24- good Illa ruins X altered OL moved date fÂ¥afair Illa unexposed Describe the present and original (if known) physical appearance The 1888 Davis Waite House is a large two story dwelling with a rectangular plan, hipped roof and a front gable ell. Sited on a corner, the house is constructed of wood frame faced in clapboard. There are several mature cottonwoods along the side street and in front. There is a low wooden picket fence around the street sides of the four lots. To the east of the house is a small, one story build- ing with a gable roof and faced with clapboard which is said to be one of the early log cabins under the clapboard exterior, which was probably put on in the 1890s. (photo #8, Ba, Bb).The building is contributing. The Waite House is a vernacular Queen Anne design with little ornament except-in the gable, which it faced with fish scale shingles and has bargeboards. The front porch, on the west side of the ell, 1 is small and projects out from the front of the. house. There is a one Â· story enclosed vestibule with a flat roof behind the porch, wnich may be a later addition with the porch rebuilt in the front. The porch i roof is also flat supported by heavy turned posts with decorative brackets at the top. The windows are one-over-one, double hung wood sash and for the 1 . most parts are tall and narrow single windows orÂ·in pairs. The first floor window in the front and the one on the west side are double the width of the single windows. At the rear of the house on the alley is a two story, wood frame j and clapboard house with a broad gable roof constructed in 1956.* In f 1959, a one story gable roof-addition was put onto the rear of the house connecting it with the 1956 building. (photo #82) All of the ~ buildings are painted a dark red color with white trim and black accents. The Waite House is a designated local landmark. * This building is non-contributing. ... L.-J L.-1 - L-4 ......... 8. Significance 158 _Feriod Areas of Significance-Check and justify below i __a prehistoric ]11... archeology-prehistoric . rObommunity planning DZ@ landscape architecture Bla religion ~ 1400-1499 nla archeology-historic nia conservation Illa law n/a science m,ga 1500-1599 nâ‚¬a agriculture nia economics nia literature Illa sculpture Illa 1600-1699 A_ architecture n/a education 2/5 social/ ntamilitary n/a 1700-1799 n/L art Illa engineering DZ@ music humanitarian 1_ 1800-1899 Il,~21 commerce n/a exploration settlement Bla philosophy Iva theater aLa 1900- BAR communications n,Za industry X politics/government ~~~ transportation 02* invention . n/a other (specify) Specific dates 1888 Builder/Architect Not known Statement of Significance (in one paragraph) The Waite House is significant for its association with Davis H. Waite, an Aspen attorney and newspaper publisher who was elected governor of Colorado in 1893. Waite lived here before and after his storry two year term as governor, until his death in 1900. It is the residence most associated with Waite in the state. The small building just east of the Waite House is important in Aspen, s architectural development. Originally a pioneer log cabin, it was later covered with clapboards as the town developed beyond a mere mining camp. The Waite House itself is an example of the large, plain vernacular dwellings typical of the late 1880s and early 1890s that were build of local materials. It is one of the best. preserved houses of this type in Aspen. BACKGROUND Davis Hanson Waite, born in Janestown, New York on April 9, 1825, came to aadville, Colorado in 1879 where he practiced law before moving to Aspen in 1881. aite was elected Justice of the Peace in 1881 and was also appointed the first superintendent of schools in Aspen. l In 1882, Waite and his son sÂ·harted the Ashcroft Journal in the mining Â·carrp of Ashcroft. Waite bought the Aspen Tires in 1883, but sold it to B. Clark Wheeler, who later became Waite's son-in-law. Waite and Wheeler also established a law practice together.2 In. 1885, Waite married Mrs. Celia O. Malty of Sanquoit, New York, a second marriage for both. Waite, a labor sympathizer and Populist, advocated free silver and other radical reforms. He founded the Aspen Union Era in 1891, a weekly newspaper. In 1892, the Populist Party nominated Davis Waite for Governor of Colorado and he was inaugurated on January 10, 1893. IÂ·ken Waite took office, the price of silver was declining and the business climate was economically unsound. By July, the situation was bleak as the econony crashed in Colorado with the damonitorization of silver. Waite spoke to a large crowd asserbled to discuss the deteriorating conditions. In his speech Waite earned the nickname, "Bloody Bridles Waite" from a phrase taken out o f context: " It is infinitely better that blood should flow to our horses' bridles rather than our national liberties should be destroyed. " , It was during Governor Waite's term that the bill for women's sufferage in Colorado was enacted into law, making Colorado the second state in the union to do so. For the most part, however, Governor Kaiters term was storrry, marked by labor and political unrest, unerployment and economic depression. The miners strike at Cripple Creek which was settled in 1894, gave a victory to the new union, the Western Federation of Miners, and proved a political set back to Waite and the Populist Party. The "City Hall War" in March 1894, added further miseries to laite' s term. When he tried to dismiss two merbers of the Denver Fire and Police Board, they barricaded themselves in the Denver City Hall and refused to leave. Waite called out the armed militia and Federal troops to surround City Hall. Thousands of Denver citizens turned out to watch the action--which never materialized as Waite decided to let the courts decide the matter. 3 i O.8Â® NPS Form 1 C-900Â·a OMB No. 1024- 00149 ' Expires 10-31-37 ~_~~ United States Department of the Interior 721,1+4- National Park Service National Register of Historic Places ~-3 Inventory-Nomination Form i - -9- =ELE =72395%â‚¬64% r ~~ Continuation sheet Significance-Waite House Item number 8 Page 2 1 Davis Waite's bid for re-election was unsuccessful and he returned to Aspen r~ where he died of a heart attack in November 1900 while helping his wife prepare Thanksgiving dinner. Mrs. Waite died in 1937 and both are buried at Red Butte Cemetery in Aspen. 4 4 In the late 1940s the house was the home of Gerbert Bayer, noted artist and industrial designer, who care to Aspen in 1946 to work with Walter Paepcke. In 1953, the house was owned by R. 0. Anderson, who is still the owner. Anderson served as the chairman of the board of the Aspen Institute for Humanistic Studies. Footnotes J 1. Robert F. Bartlett, "Aspen: The Mining Carmmity", 1950 Brand Book (Denver: The Westerners, Vol. VI, 1950), p. 144-145. Aspen Times, April 8, 1882, p. 2. 2. Andrew P. Buesch and Mannel Hahnn, "Aspen over the Divide-Its Past and PreseliA The Westemers Brand Book. (Chicago: Vol. VIII, May 1951), p. 19. - W Aspen Times, May 19, 1883, n.p.; January 12, 1884, p. 1. Len Shoemaker, Pioneers of the Roaring -Fork (Denver: Sage Books, 1975) p. 77. - 3. IeRoy R. Hafen, editor, Colorado and Its *People (New Your: Lewis Historical Publishing Co., 1948), Vol. I, p. 465. Carl Ubbelohde, Maxine Benson, Duane A. Smith, 8 Colorado History (Boulder: Pruett Publishing Co., 19721, pp. 224-225; 228-232. . 4. Aspen Times, January 14, 1937, n.p. f. Shoemaker, p. 77. -4,291.- kai ~' ~ .4 . 1 ,Â·Â· A.= . L44. :f' 2,2Itz. 233Ut Â·Â·.- 472#-8...fÂ¢â€¢7Â»;2.._ ?f. T xy ' f./sui,49<2/ . :' 773 Ii'Ak/P Â»a 79& 9 , ; 1.. t... . t;.0. + 1 3ik: i ..W,I - 1-' Gr, .., 2â‚¬42.4~4123.#*Stsr*.T#+4.111.Â¢ 417, . <14.- N. I: I.-use...V 1 131-i:Â· -Â· * ,-... ' .3(:~i=-t:-142'-31:41*0:-Ae:'.-212~fT;r#i- - . Â· r.::7#g.?aff-Ct~:%%*Ele. . , *:.21.Â£*~4444*A. 4 .- - - - â‚¬Â· ~474,1~~.Ae,t... . - 4.#22 ... Stl .... 36 , 1 6 6/ts=e JU.â‚¬91 4 23*43*044,4 - -' k.0.- . , 1 i Â£ S.: . ...3..4 - CE-gluf .0 *bl' ..9 t:, .~ -- 4 -6 r 25#... Â¥:U-*49* 0-Â·r-7- ' 9 â‚¬;9Â·C-- S:,Â·~.EI *. - 4- 2:.9-2.4 1 ' 6,Â·Â·1~ 94**04,-.. - ..r ; idelu#.6*Al- -t..f, 15**~1. fl~.Â·*S-Li~% , ..MtÂ»**AgmE/+43r,&#a . 4494***Ryi ~~?1:~ 4- w.: -4, '1' Â· Â·*)41;Ill=-2'tmÂ«rf~- 4 -Â·. Â·Â· -Â·: _~DP . . .X .' 0â€ž1 -f. 24'f ~32,.-~~~~~~'~*. g~*'42,--22Â¥fyt~ I I ar/ . . I. ..liz.+ - 2 1. . . 1 .3:12. . *, lf.1 /43*1 1 0 , 1 . 1, 6Â» !: 14 - . 1, It 4 1 7â‚¬2 ... - - 1 41 2-2...2.U,1,4Â¥1 7,6 9 4 11 F.%-#;~ ~..~ un. 1 v AB5/4~7"tpYL-p"-- . 1 7 ,....E '4 1 1. 26.1 t.t 11 -I'. Ili ? .1.,IU.!R .* 1 Â·'iICI 8; 0,2 / ..' J 7., ... I. - I. :40, Â·+. t /. I Ye. RSÂ»q:qi/"W - . â€žrl . e .' 11.Jt 1 , 1.La -4.6 -9- e ".0 -~-4-6@-r ..i-- 11 -.iM-$---4====/ 71 -9 ' 11 I J~a.Ar-*~, 4 r. gil - ~ 24 / 1/~ =mmm=,4 Â· - I.... - ..4,6,1,..1,11111'.1,1 Mixil . 7=186*(-3,4 11tl, 0,- 11 '.Ve A~~.9.~,- - /.:-: 1Â· Â·Â· 605 13,3.'/0~*â‚¬41.*SM-"*Glwil/*'4L ' â€¢'/â€¢U , , I.,11111.'l l' t ... ..t. ' .Â¥4 4. 44 - , t . 1 . .1~~40. ~9 #~ 1 1 , t. 'Â·Â·Â· ' Â·'~7~Fl.2/ aâ€¢'.ag-Jlâ‚¬:- iF4 1 1 1 , 1. 4~ty- *.. i:-..' . ir .23~J. # :t.,pe ' 16-1 M Â·, C.29/ I-.....-RI. 1 1 -. /. I -I... , .4 . I 10 I %61 1 Â¢, ':7 8[20,1 â‚¬=T=T':'.:1~,W .1,11 . â‚¬32#6 3 47 1 '1,0 -*' ,r 5./~ '79 ./*/I'.4.-I Â· ?4.... .,al 4 1 . .' 2. ./.4 11% . -4 1 1,1, 1 g.-GLL~*yj&%1* -- 7 - AS'IN 4 11 1 9... - B .,1 1 92 -4m"14"5" a i ~ 1%9ZV '1~Gjr 1: , '. ', 11.1! ' ti:1,11, . CENUR fi'Ally'liligr * ..GE..424 0- .Mralf/fltr ' .4, *#Â· 1111Â· 1-11Â»49/0. .t /1 9 0 Â¥ 6/IT 1 11: , . Uns...5.2 . -=*00 - . f. .1 r 1 p. p. .. 11 1 7 â€¢ -1 p /4 3 -I- : Â· .,r,rfe/-Â·v. 4456...,3 " ' D-0' diFL Â£ 0 '44 0 _Ji.210.1 '~~' i' "#HY)Wah<69.*F,AM.r/4,~. - ./-7/1/â€ž&A~26Â£19 '0 --IM'DA 'A., i ..L. 01. ..14. .. J 44 . , 41. .1 -9.~14 1%166Â£1, 9 Flam, . ' , 421 Â· 46'k.. t , - , 0 #mt=~ :/*:J- 1#, 4 n i:' 1 0 11 1932,/2'1Â·~Â» ..4 11. 1 1 . 1 AMMI'lliW:-i /2~y- â€¢ li â€¢ I t 11 4 Ird-'J-11 ' . 11 4/AA- a -1- 44 41 . 7 . 4 ' I t. ilb~# , ,~g~Â¢CI; 1 - . .. 'll. . 1 111 19 ) 1,4 . .1- * *f ab290 4057 0. - 1?11-1178Â¢ZFW,A.L.,.. , 4. ,%-:411,3'pe'..0 1** *14 115 uitti;:0#tir .7.1 .i-4717/89*4 1, , at/4 r H byÂ£47,7,ALTJMJ216*F:4:,0:9.pr ~*~,1 -,4,- ---4.-f'94* i + r ...47= , i.be.r j- - A . 11#8616. 1. i ' I ** 4~91 4 20 Â·hi.Â·' . .. Â· 64 - . .4 .- - r f. ...2:222-g 1. . .3. 9.4. , I ..L ,- 94 - 734.Â»24.946-8 'f 'wwiN~ ' s 2 -% 91 Ll'9Â·4 s-r. Â·C W. Pipe . , r y 'râ€¢ -1 . 4 - -v -..0- 202 .2 -1 -,1 02. 1 :7:1 1 1 . . %1 . 4-an 1 - %9 -1 -1 1 01 CD 0. 6-4- 1 0 . 8%4%0 #Ak 532 E rn 0--LI - l. J i 7] - 1 2 00 â‚¬ 75' .-1 & 1; 2 1 . r ~ i;(34 ~~*= W=.=FRANOE:G= === -==.~r -2% 4", w. Pipe 14 5/0 516 522 526 ~ 75 ' -I----Il- I 3 11 . g WL L _ ,-I q-ZT-r ' -1/,2 b 11 % 1=-5-F.16 i : 1.7.=. .1-9 \3' 9 ' 4 1 11 1 11 0 -1 . tl Ik 11 - 1,==1 11 1 tabotihk 1 53 1 r-r--1 / \I : 1...--7 u 1. F.9 . out/*LID>;<21 a ro 11 4 4 IN</ 44 NAA -1 1-4 1 1.- Â· IX lai AN 11 1/. \1 U. $ '14Â» 4 4 91 4 11 . 'irgist 0 41 1,7-* /1 - -1 ,-I r-1 * O >1-0 f 400 ST. 0 7-1-L.---r-yfi ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 8. 1997 Jan Derrington commented that he is willing to look at the color selection and work with Staff and monitor to come to a compromises that will be agreeable to all parties. 234 W. FRANCIS - PUBLIC HEARING Gilbert was seated. Jeffrey did not vote on this item. Amy Guthrie, planner stated that this building is on the national register of historic places plus being a local landmark. The back of the house has a carriage house that is not historic and the applicant desires to change it back to a garage, add some dormers and change windows. Staff has no concern with those changes. There is a wing that runs between the garage toward the back of the house that is partly old construction and partly not. An open breezeway will be constructed in the new part of the wing. On the historic house the proposal is to add an octagonal kitchen on the north east corner. It is one story and does not damage the architectural integrity of the building. It is somewhat of an ornate element and the house is a simple detailed house. Therb is also a proposal to extend a dormer and Staff is not in support as the dormer is original and visible from the street. It is too much o f an alteration. The smalllean-to will be returned to its original state, a shed roof. Scott Lindeau, architect for the project remarked that the existing historic dormer is proposed to be extended out five feet which is in the attic space on the least visible side, the north. A dormer proposed is to be added to the guest property. In response to the octagonal kitchen if it was squared off you would loose the views too much. It is also dark and the ceilings are low so the proposal to do the octagonal adds more light to the eating space. The majority of the board had no problems with the proposal. The octagonal kitchen is a fun new element. There were reservations about the stair tower proportions and how it pops out from the building. From the 5 U EDCh\\0\* 0 ASPEN HISTORIC PRESERVATION COMMISmION MINUTES OF OCTOBER 8. 1997 plans it looks like the stair could be moved back so that the dormer could 0 line up. MOTION: Gilbert moved to approve the proposal for the minor development, partial demolition of 234 W. Francis St. with the condition that the applicant look at revising the rear stair dormer so that the wall aligns with the building wall below and that more research be done on the slope ofthe original roof on the rear addition ofthe house to be approved by sta# and monitor, second by Roger. Discussion: Gilbert recommended that the extension beyond the building wall be eliminated. VOTE: Passed 4 - 3. Yes vote: Gilbert, Roger, Mark, Suzannah. No vote: Mary, Melanie, Heidi. Those members who voted no felt that there were too many changes to this important house. 334 W. HALLAM - CONCEPTUAL - PUBLIC HEARING Amy Guthrie, planner relayed to the board that this house is on the register and a local landmark. Ten years ago the owner, Marta Chaikovska and Frank Peters got ak approval for a remodel but the addition was never built. The extensions are now expired. The public notices are not completed so the meeting will be a worksession. Phase I was the remodel ofthe carriage house that took place a few years ago. Phase II involves additions to the historic house and a garage which faces Third Street. The garage placement is in conflict with ordinance #30, which requires garages to be placed on the alley; however, they have always pulled their cars into the existing space which is a paved uncovered driveway. In order for them to add a garage it would have to be isolated in the corner due to the vegetation on the alley. The garage proposed is a one stall garage. Staff is comfortable with the proposed location. The addition is a glass sunroom or green house that is quite visible from the street. It is a one story element. There is a one story addition to the back of the historic house that was there in 1893 and 6 -E-64 MEMORANDUM TO: Aspen Historic Preservation Commission /9- j THRU: Stan Clauson, Community Development Directol+~~~>v Julie Ann Woods, Deputy Plannin# Direct# *J FROM: Amy Guthrie, Historic Preservation Officer~ RE: 234 W. Francis Street- temporary relocation and lightwell DATE: Dacember 10,1997 SUMMARY: HPC recently approved a renovation of this structure, which included changes to the garage area and a new kitchen addition. The applicant wishes to excavate a basement below the existing structure, which requires HPC approval for temporary relocation. In addition, lightwells are proposed for light and egress from the basement space. APPLICANT: Don and Gwen Mullins, represented by Studio B Architects. LOCATION: 234 W. Francis Street. DEVELOPMENT REVIEW STANDARDS: No temporary relocation of any structure included in the Inventory of Historic Sites and Structures ofthe City of Aspen, established pursuant to Section 26.76.090, or any structure within an "H" Historic Overlay District, shall be permitted unless the temporary relocation is approved by the HPC because it meets the applicable standards of Section 26.72.020(F). F. Standards for review of temporary relocation. No approval for temporary relocation shall beÂ·granted unless the HPC finds that the standards of Section 26.72.020(D)(3) and (4) have been met. 3. The structure has been demonstrated to be capable of withstanding the physical impacts ofthe relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: A letter has been submitted by Patillo Associates Engineers to verify the structures suitability for relocation. 4. A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, 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. 0 Response: The building is to be raised approximately 6 feet vertically from its present location. It will be supported there on I-beams while the basement is excavated. Staff recommends that a letter of credit, escrow agreement, or bond be provided in the amount of $30,000 to guarantee the safe replacement ofthe building onto the new foundation. The applicant shall provide information as to the current appearance of the foundation. This appearance must be retained or recreated when the building is set back in place. Please note that the applicant intends to separate the building walls from the floor plate and construct a new floor. Again, trim boards or any other features in this area must be retained and put back in place. As a general comment, the applicant must be aware that no exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. ORDINANCE 30 Lightwells: All areaways, lightwells and/or stairwells on the street facing side(s) of a building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. Response: The applicant has provided site plans which indicate two possible solutions to meet the light and egress requirements for the basement. One scenario shows the lightwell on the west side of the building, adjacent to 2nd Street. This location requires a variance from the Ordinance 30 standard stated above. The second alternative shows tWO smaller lightwells on the east side of the building, which do not require a variance and will not be easily visible from Francis Street. Staff recommends this plan be approved. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the temporary relocation of 234 W. Francis Street and lightwells with the following conditions: 1. A letter of credit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto 8e new foundation. 2. The required lightwells are to be on the east side of the house as presented by the applicant. 3. The applicant shall provide information as to the current appearance of the foundation. This appearance must be retained or recreated when the building is set back in place. Trim boards or any other features in this area must be retained and put back in place. 4. No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5. All conditions of the October 8, 1997 minor development approval must be met. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Projec. name ,1622,#52 ,@5,W204,2&V 2. ProjecY location ily ,{03;7- /564/W:,30 25%*2!~7~ U>73; F<) 4 0/11 i B,060- 46 1 Â»pe/1.60 (indicate street Address, lo<and block number or metes and bounds description) 1 ' 3. Present zoning R+ 4. Lot size 92'49 3* 05'~ 5. Applicant's name, address and phone number *42 01609' M/04** . 4696 Poir -OAK PUrte DRIVEE) 40 /TE 144- 100*roN 1X 115-611-1126,Â¥ ' 6. Representative's name, address, and phone number 644**42%.2% M~*09 4 MORSE 1 1.01 MIOUNO Wa , *MAN-0 9!6â€¢ U 917-44*L * Il- 7. Type of application (check all that apply): 1 Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline _ Conceptual PUD Minor HPC i Stream Margin Final PUD ~ Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exempljon Demo/Partial Demo i View Plane Condominiumization Design Review Lot SpliULot Line Â· Appeal Committee Adjustment i 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedroorns, any previous approvals granted to the propet!)7WO #00- %#fe *AM*51 4 1110174*.A: , 4 NL PANkne. RE41'OENee 4 Obt>*PE j 1 8}1 0*146& #00Â·512 9. Descnption of development application CoNÂ»KNO/D,(,0/ 4~/!0*t/ZE;W:Â®1NM/' 1 UNDER. NE*/ faMTÂ»44, 5,ROCT*REE6 REAL)#AJA)6 11EM!9012*43 NER:TICAL- I WwouaTON (AA"OUM,NlleÂ¢>f U 1416#t) OF ExKnk* 141*m#1445 , 10. Have you completed and attached the following? 1 Attachment 1- Land use appiication form i Attachment 2- Dimensional requiremerits form Response toÂ· Attachment 3 Re'Gponse to Attachments 4 and 5 -- 1 + Ilillill -*SÂ·.T,-Il.~D.1- O* 8 architects 2 December, 1997 Attachment 4, Submission Requirement 1: Overview: Temporary Historical House Relocation Mullins Residence 234 West Francis St. City of Aspen, Colorado The existing historic house was constructed in 1888 and is connected to a later-built, non-historic breezeway and garage. We are proposing to lift the original structure vertically approxi- mately six feet in order to excavate a new basement level. During the excavation, the house shall stay in this position on site. We are consulting and plan on working with Bailey House Movers, who have performed several successful projects of this nature in the City of Aspen. They are planning to separate the existing walls from the existing main floor. They will then place temporary beams and ledgers (exhibits A and B) in appropriate positions to lift the re- maining structure. The original defective floor will then be removed. 0 After the structure is lifted, supports will then be constructed, with the approval of a structural engineer, to facilitate the construction of a new, poured-in-place, concrete foundation. The tem- porary supports will then be removed in a prescribed manner to lower the house onto the new foundation in a position identical to the original. The exterior wood siding shall be placed 6-8 inches from grade per code with little of the new concrete foundation showing. 0 555 n. mill st asoen c. 81611 970Â·920Â·9428 far 970Â·920Â·7822 P ILLO ASSOCIATES ENGINE S, INC. STRUCTUR A.L CONSLJLTANTS 715 Crard Avenue â€¢ P.O. Box 751 (970) 945-9695 â€¢ fax (970} 945-4921 Glenwood Springs. Colorado 81602 .-:nail:,-pattil!*paengrs com December 3.1997 Studio B Architects 555 North Mill Street Aspen, CO SlÂ¢ll re. Residen,:e at 234 West Francis Avenue Aspen, Colorado To Whom It May Concern. It is the professional opinion of the undersigned that with reasonable care and adequate bracing, the original ninc:teenth century two-story portion ofthe residence located at 234 West Francis may be successli.Illy moved from its present foundation and moved again at a later date to a proposed recon 5tructed foundation at its present location. Moreover, the proposed interior renovations wit result in improved structural integrity and performance for both the substructure and the framed portions ofthe building shell to nippon current code-required snow, earth. and floor live loads This office was previously involved with a similar renovation project for the adjacent Carriage House in 1993. The temporary relocation ofthat building was successful. even though its original structu:-e was in poor condition. We are available to assist the owner and contractor with the review ofthe bracing plans and with observation ser.ices during the move. Sincerely. â€ž?4â€ž14 949%1111/n/: #~STE46.>.04> r ] 24)/ .L.--- 4% 167+ . 3.. 0,4 514 Robert>M. Part 110, P.E, 1 , 7% f â‚¬AX.4, e:.*P 9 7>.'â€¢ 'ONA'Â·Â· .'1*orÂ·*' .....0/0 (>b ..S, RMP/bjk 44*fF cou e 4#nunmt'.,110 1 \utuilitit:,;4 M. ATTACHMENT 1 , 140 V 1-474, ' LAND USE APPLICATION FI Fnk~tyÂ° vaÂ«rt-7 1 1, Projec: name ~1*22,*52 RBVWANON 1 46â‚¬Ao- 6 2. Projec:.location 210 ,(4527- /984/W:/5 5,569571 Zz>739 -KAYER ~ZEd*le>lA 1 61004- 46 1 MPEN â‚¬10 ' (indicate street Address, lo~and block number or metes and bounds description) 1 I 3. Preseiit zoning R+ 4 Lot size 92'229 22 Pr ~ 5. Applicant's name, address and phone number Fae# 0#&51 W/U/AAS . LM]Mi poÂ«OAK pl)Â¢:e DRIVE) 40/Ta 144- 1Â®u*rON 1* 115-6814WÂ¥ ~ 6. Representative's name, address. and phone number Â£5*>/*AL,FgaiL g)*A) Â¢ MOR!'25 '91 MI064}0 00/15~ 0)#cl#- 40 *tl '111- 4AM-*il. ' 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review _ Final SPA Final HPC 8040 Greenline _ Conceptual PUD Minor HPC Stneam Margin Final PUD v-<- Relocation HPC Subdivision Text/Map Amend. Historic Landmark GMQS ailotment GMQS exemption Demo/Partial Demo -I /- ! View Plane CondominiumizatioÂ·n Design Review Lot SpliVLot Line - Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedtogms, any previous approvals granted to the propetfilWo moD- FiRN,<6#LIVU)*0 ~) 'J~1101:4*Fl: , ct Nt. ~ANkne- Rlm}UENCe 4 66Â¢K:*k. Pr. 1 1 8}1 0#1466 Nouga _ 9. Descn ption of development application to/*g,56:$05*' 4'~/10*' /EE+W;49*/ 4#02%2 A*f~*ta*,7Â» 0*2724~Lapz#â‚¬ue ;2908â‚¬+6f jeek;44 #Ux*,TON (##CDO,4,41*f U WIS#i) 01= /*genk!6 Adm#k:AL 005*2:775Â« 10. Have you completed and attached the foHowing? Attachment 1- Land use application form i Attachment 2- Dimensional requiremerits form i Response toÂ· Attachment 3 i Re'sponse to Attachments 4 and 5 11111111 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10. 1997 provided which is open at the base about 3 1.2 feet out to provide access by the Fire Department and still provide shelter. Motion: Jeffrey moved to approve the fuel tank shelter at 1080 Power Plant road as proposed; second by Roger. All in favor, motion carried. Heidi did not vote. TRUSTEE TOWNHOMES - VESTED RIGHTS - PH - Amy Guthrie relayed to the board that the application is requesting a three year vested rights. Fred Smith was present to answer questions. No questions. MOTION: Roger moved to approve Resolution #8, 1997, vesting rights for the Trustee Townhomes at the Aspen Meadows, second by Mary. All in favor, motion carried. Jeff did not vote. 234 W. FRANCIS - LIGHTWELL AND TEMPORARY RELOCATION One exhibit. Amy Guthrie, City planner stated that the request is to raise the house and excavate a basement below. In addition they are requesting a temporary relocation and light wells to service the space. Staff recommends that the light wells be placed away from the street. Scott Lindeau, Studio B represented the owners Don and Gwen Mullins. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10. 1997 A new sandstone facing is being proposed. The existing house will be raised up 6 feet. Art Younger, Studio B indicated that they might have to move the house horizontally depending on the condition of the existing garage structure in the alley. That structure might be demolished and reconstructed and staff had no concerns about the reconstruction ofthe garage. Scott stated that an extensive landscape plan is proposed for the court yard. Discussion of light wells. - Art stated that two light wells are proposed on the west side facing the street with a gate over them. The Board relayed that their preference was to have the light wells on the ~ east side because they did not want light wells facing the street. They would need a variance on the west side if light wells were approved. The Board also relayed concern about the old glass being broken in the move and it should be protected. Scott indicated that the windows might have to be replaced due to the energy code. Amy relayed that the windows should be reviewed on an individual basis and they are not part of the review. Roger suggested that historic windows should have plywood over them for protection. Suzannah relayed to the applicant that if there are window changes and screen issues they need to come back to the board. Art relayed that some of the windows have screens on them. 0 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10. 1997 0 MOTION: Roger moved to approve the temporary on-site relocation of 234 W. Francis St. and lightwells with the following conditions: 1) A letter of credit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side of the house as presented by the applicant. 3) The applicant will salvage ifpossible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5) All windows be covered for protection during construction. 6) Any changes or additions to the windows to come before Stalf and monitor. D All conditions of Oct. 8, 1997 minor development approval must be met. Motion second by Susan. Discussion: Suzannah stated as a standard condition a detailed description of the temporary move of the house should be provided. The Board had concerns with the relationship of the grade and the base of the siding. Amended motion: Roger move to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition #8, second by Susan. All in favor of motion and amended motion. Suzannah relayed that if an issue comes up with the windows it is to be reviewed by Staff and monitor. Susan indicated that she would also like to be a monitor. 0 4 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director 590.2 Julie Ann Woods, Deputy Planning Director Wkj 1- FROM: Amy Guthrie, Historic Preservation Officer RE: 234 W. Francis Street- amendments to approval DATE: January 28, 1998 SIJMMARY: HPC recently approved a renovation of this structure, which included changes to the garage area and carriage house, a new kitchen addition, and a new basement under the house. At this time the applicant wishes to propose other modifications to the carriage house and amendments to their previous approval. The architect has attached a list of the areas for discussion and cited the appropriate sheet on the drawings to refer to in each case. APPLICANT: Don and Gwen Mullins, represented by Studio B Architects. LOCATION: 234 W. Francis Street. PROJECT SU1MMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 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 liu " Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). 934~42/ MA: 5 -g ks-F U~*s eâ‚¬ ea, *4- Of- zka,a j v*6 9618-- 440 CU~k =Tpold -46 Â»d'' 0. Response: Referring to the attached letter from the architect, staff has no a. concerns with the following items: the construction of a closet on the rear of the carriage house (#2), the relocation of a non-historic window on the rear of the carriage house (#3), removal of the non-historic trellis (#4), the substitution of slightly taller double hung windows in the kitchen addition (#9), removal of the non-historic breezeway between the house and garage (#10), addition of a skylight on the east side of the house (#12), the addition of a skylight in the kitchen addition (#13), the wall extension at the garage (#14). [n terms of the remaining items, staff has the following comments. Items 1,5,6, and 7 all deal with the addition or alteration of porches or porticos on the house and carriage house. On the carriage house, the attached bird's eye view of the house (Exhibit A), and the 1904 Sanborne Map (Exhibit B) both suggest that there were never porches on the building at all and that a lean-to addition once existed on the west side of the building. Generally, preservation would avoid adding any features that did not originally exist on the building, since they change the building's character. HPC did approve the porch that has been added on the front of the carriage house within the last few years. Staff would agree that it is somewhat "heavy," but it is simple in it's form and detailing and makes less of a design statement than the proposed gabled portico. If the applicant does not wish to keep the existing porch, Staff recommends that it simply be removed and the front of the structure be thereby restored to its historic appearance. 0 The porch on the west side ofthe carriage house was added, although not recently. This porch too is fairly simple in form and is in keeping with the overall lack of decorative detailing on the building. Staff recommends keeping the existing porch or making minor modifications to it. The porch on the east side of the historic house was added, although apparently the door has always been there, along with a transom window. Staff would recommend that the porch could be reconstructed possibly with minor modifications, but its essential character should be maintained along with the transom window above the door. Staff believes that the porch on the west side of the house is historic and should be maintained in its present form, even after the modification of the roof slope at the back of the house. Item #8 deals with a proposal to change the windows in the new dormers on the garage from double hung to horizontal windows. Staff finds that the vertical proportion of windows used on the rest of the buildings on the site should be maintained. Item #11 is a proposal to add a skylight on the west side of the historic house. 0 Staff is opposed to this modern element on the street side of the building. L 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The overall proposal is a successful renovation of a group of historic structures which will be compatible with the character of the neighborhood. 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. Response: With the modifications discussed above, the proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereoÂ£ Response: With the modifications discussed above, the proposed development does not affect the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) : â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: "I move to approve the following alterations ofthe approval for 234 W. Francis Street: 1. The construction of a closet on the rear of the carriage house (#2), the relocation of a non-historic window on the rear of the carriage house (#3), removal of the non-historic trellis (#4), the substitution of slightly taller double hung windows in the kitchen addition (#9), removal of the non-historic breezeway between the house and garage (#10), addition of a skylight on the east side of the house (#12), the addition of a skylight in the kitchen addition (#13), the wall extension at the 0 garage (#14) as outlined in the application submitted to the HPC on January 28, 1998. 2. If the applicant does not wish to keep the existing porch on the south side of the carriage house, it should simply be removed and the front of the structure be thereby restored to its historic appearance. 3. The existing porch on the west side of the carriage house should be retained or may have minor modifications to it, to be approved by staff and monitor. 4. On the east side of the historic house the porch should be maintained or may have minor modifications to it, to be approved by staff and monitor. The transom window above this door is to be retained. 5. All conditions ofthe October 8, 1997 and December 10, 1997 minor development approval must be met. Exhibits: A. Bird's Eye View (1893) B. Sanborne May (1904) C. Minutes of October 8, 1997 and December 10, 1997 D. Application 1.- . STU010 9 architects 21 January, 1998 MEMORANDUM RE: Jan 28,1998 III'C Meeting Mullins Residence 234 West Francis St. - City of Aspen, Colorado The following items reflect minor changes from the drawings originally approved by HPC. The architects of Studio B, together with their clients, Don and Gwen Mullins, respectfully request approval for these changes. We strongly feel that these items will enhance the entire project. It should be noted that these changes occurred as a result of the natural process of architectural design, a process of systematically reviewing all possibilities over a period of time, in order to produce a product compatible with the interests of all partie, involved. a) The existing portico at this elevation was poorly constructed, is not South Portico at the Carriage House: (See page 3, carriage house) compatible architecturally with the existing carriage house, and is not historical. b) The existing portico is visually incompatible with the character of the estate. c) The proposed entry is more compatible with the carriage house. ~ 2). Closet addition at the Carriage House: (See page 5, carriage house) a) The clients expressed a need for more closet space. b) The proposed location is in the rear yard and not seen from either street. c) The proposed location replaces an existing window which will be reused at the kitchen area. d) The proposed closet reduces heat loss from the habitable space. ~ 3). Kitchen Window: (See page 5, carriage house) a) It is proposed that the small, existing kitchen window be replaced with the larger existing window described in item 2c. b) Replacing the existing kitchen window enables the occupants of the kitchen to enjoy the privacy of the rear yard. c) The proposed kitchen window is at the rear of the structure and is not visible from either street. ~ 4). Removal of Trellis between Carriage House and Main House: (See page 3, carriage house) a) The existing trellis is of poor construction and is visibly incompatible with the general appearance and character of the estate. b) If removed, it may or may not be replaced with a more compatible structure, pending review by client, architect and input from HPC monitor. 1 4 4- li 555 n. mill st. aspen co. 81611 970Â·920,9428 fax 970-920Â·7822 vidndod- \-3 ASPEN HISTOkil PRESERVATION COMMIS~.ON MINUTES OF December 10, 1997 MOTION: Roger moved to.approve the temporary on-site relocation of 234 W. Francis St. and lightwells with the following conditions: 1) A letter ofcredit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side of the house as presented by the applicant. 3) The applicant will salvage ifpossible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be cemoved without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5) All windows be covered for protection during construction. 6) Any changes or additions to the windows to come before Sta# and monitor. 7) All conditions of Oct. 8, 1997 minor development approval must be met. Motion second by Susan. Discussion: Suzannah stated as a standard condition a detailed description of the temporary move ofthe house should be provided. The Board had concerns with the relationship of the grade and the base of the siding. Amended motion: Roger move to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition #8, second by Susan. All in favor of motion and amended motion. Suzannah relayed that if an issue comes up with the windows it is to be reviewed by Staff and monitor. Susan indicated that she would also like to be a monitor. 4 f). New Portico at the West Elevation of the Carriage House: (See page 4, carriage house) a) It is preferred that this portico should match the new portico at the south Elevation. uÂ©r b). Portico at the East Elevation of the Main House: (See page 7, main house) a) See items la & 1b above. b) It is intended by the architects, per the client's suggestion, that this portico match the portico described in item 5, that replaces the trellis described in item 5. b) It is desirable to eliminate the existing transom window above the door, so that the new Portico roof will be accommodated by the existing wall space. 81 7).~Portico at the West Elevation of the Main House: (See page 9, main house) a) Minor adjustments might have to be made to the roof of this structure pending the actual details as related to its construction with regard to the new shed roof at this area. V\0 8). Windows at the Dormers at the Garage: (See page 8, main house) a) The windows have become smaller to accommodate a bathroom and a skylight is requested at this dormer. ft Â¥ 9). *indows at the Kitchen: (See page 6&7, main house) 1 / a) The windows shown on the HPC approved drawings are not necessarily the windows that are preferred by the client. b) Larger windows, more in keeping with the existing windows on the existing main house are preferred. c) The kitchen cabinet layout, which has not yet been finalized, is related to these windows. 4 10)).Breezeway between Main House and Garage: a) The client suggested eliminating the roof at this area. b) Elimination of the roof will lend a village or compound feeling to the estate. It is felt that the three, distinct but related structures, will create a more compatible scale to the property. V\211).Skylight(s) at Gwen's Bath: (See page 5, main house) a) A more in-depth review of the floor plan led to a rearrangement of this area. b) A discreet skylight in the plane of the roof will allow natural light to fill the room. 9< 4~~,r 12).Skylight(s) at Don's Bath: (See page 7, main house) a) The same notes at item 11 apply. ~13).Skylight at Kitchen: (See page 6&7, main house) a) It is felt that a skylight located at the peak of the octagonal Kitchen roof will enhance the lines of the roof and the interior space. b) The skylight will provide the Kitchen with more natural light. jJ 14).Wall Projection at Stair at East Elevation of Garage: (See page 10, main house) a) This projection is needed in order to provide adequate access to both cars parked in the Garage. I A, â€¢ architects 21 January, 1998 MEMORANDUM RE: Jan 28,1998 HPC Meeting Mullins Residence 234 West Francis St. City of Aspen, Colorado The following items reflect minor changes from the drawings originally approved by HPC The architects of Studio B, together with their clients, Don and Gwen Mullins, respectfully request approval for these changes. We strongly feel that these items will enhance the entire project. It should be noted that these changes occurred as a result of the natural process of architectural design, a process of systematically reviewing all possibilities over a period of time, in order to produce a product compatible with the interests of all parties involved. 1). South Portico at the Carriage House: (See page 3, carriage house) a) The existing portico at this elevation was poorly constructed, is not 0 compatible architecturally with the existing carriage house, and is not historical. b) The existing portico is visually incompatible with the character of the estate. c) The proposed entry is more compatible with the carriage house. 2). Closet addition at the Carriage House: (See page 5, carriage house) a) The clients expressed a need for more closet space. b) The proposed location is in the rear yard and not seen from either street. c) The proposed location replaces an existing window which will be reused at the kitchen area. d) The proposed closet reduces heat loss from the habitable space. 3). Kitchen Window: (See page 5, carriage house) a) It is proposed that the small, existing kitchen window be replaced with the larger existing window described in item 2c. b) Replacing the existing kitchen window enables the occupants of the kitchen to enjoy the privacy of the rear yard. c) The proposed kitchen window is at the rear of the structure and is not visible from either street. 4). Removal of Trellis between Carriage House and Main House: (See page 3, carriage house) a) The existing trellis is of poor construction And is visibly incompatible with the general appearance and character of the estate. 0 b) If removed, it may or may not be replaced with a more compatible structure, pending review by client, architect and input from HPC monitor. 555 n. mill st. aspen co. 81611 970-920,9428 fax 970-920Â·7822 5). New Portico at the West Elevation of the Carriage House: (See page 4, carriage house) a) It is preferred that this portico should match the new portico at the south Elevation. 6). Portico at the East Elevation of the Main House: (See page 7, main house) a) See items la & 1b above. b) It is intended by the architects, per the client's suggestion, that this portico match the portico described in item 5, that replaces the trellis described in item 5. b) It is desirable to eliminate the existing transom window above the door, so that the new Portico roof will be accommodated by the existing wall space. 7). Portico at the West Elevation of the Main House: (See page 9, main house) a) Minor adjustments might have to be made to the roof of this structure pending the actual details as related to its construction with regard to the new shed roof at this area. 8). Windows at the Dormers at the Garage: (See page 8, main house) a) The windows have become smaller to accommodate a bathroom and a skylight is requested at this dormer. 9). Windows at the Kitchen: (See page 6&7, main house) a)The windows shown on the HPC approved drawings are not necessarily the windows that are preferred by the client. b) Larger windows, more in keeping with the existing windows on the existing main house are preferred. c) The kitchen cabinet layout, which has not yet been finalized, is related to these windows. 10). Breezeway between Main House and Garage: a) The client suggested eliminating the roof at this area. b) Elimination of the roof will lend a village or compound feeling to the estate. It is felt that the three, distinct but related structures, will create a more compatible scale to the property. 11).Skylight(s) at Gwen's Bath: (See page 5, main house) a) A more in-depth review of the floor plan led to a rearrangement of this area. b) A discreet skylight in the plane of the roof will allow natural light to fill the room. 12).Skylight(s) at Don's Bath: (See page 7, main house) a) The same notes at item 11 apply. 13).Skylight at Kitchen: (See page 6&7, main house) a) It is felt that a skylight located at the peak of the octagonal Kitchen roof will enhance the lines of the roof and the interior space. b) The skylight will provide the Kitchen with more natural light. 14).Wall Projection at Stair at East Elevation of Garage: (See page 10, main house) a) This projection is needed in order to provide adequate access to both cars parked in the Garage. " + 0 + 0 81 f': 3 7 |ti. u. architects 21 January, 1998 Amy Guthrie Historic Preservation Committee City of Aspen 130 S. Galena Aspen, CO 81612 RE: Jan 28,1998 HPC Meeting Mullins Residence 234 West Francis St City of Aspen, Colorado Dear Amy, Please review the following HPC package as requested that depicts both the previously approved HPC drawings as well as the newly proposed. There are several minor changes to both the carriage house, main house, and the garage from the previously approved drawings that have resulted from the standard design process. All of the changes in our opinion enhance the strength of the project, both historically and architecturally. The details and changes are more coherent and consistent because more time has been spent in comparison to the drawings typically submitted in a design development package to the HPC. I have also enclosed a memorandum that details every minor change to all three project components. Please call me with any questions. Best R-egart / ~ - An Scott Lindenau, Architect. 555 n. mill st. aspen co. 81611 970Â·920,9428 fax 970Â·920Â·7822 .. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF January 28. 1998 structure. The variance would be seven feet. Lowering the eave height works well with the design and a better relationship with the existing building. The east elevation is pulled together quite well. Some members had concerns with the proportions of the south elevation in that it is too horizontal and too busy. Staff has concerns.with the dramatic departure from the historic house. The representation of the old materials is very well done. Visually the tower will be recessed from the glass. MOTION: Heidi moved to approve the conceptual development setback variance and partial demolition based on the new plans as submitted (Exhibit ID for 232 E. Hallam. Restudy the proportions of the south elevation. Motion was second by Roger. All infavor, motion carried 7-0. 234 W. FRANCIS ST. AMENDMENTS 0 Scott Lindeau, architect Arthur Yuenger, architect Amy Guthrie relayed that half of the proposals are alternations to Â·things that were already approved and half of the proposals are new revisions. On the carriage house the proposal is to remove the roof and replace it with a gabled roof porch. Staff is opposed to the change as the original building had nothing on the front of it. The court yard elevation faces the house and the proposal is to remove the flat roof trellis that his not historic and replacing it with a gabled roof and staff is opposed to that change. The shed roof dormer on the back of the carriage house has been approved and instead they want a closet addition and move over a set of windows. On the historic house a kitchen already has been approved and they are asking in addition to make the windows more vertical. On the courtyard elevation they want to take the porch off and put on a gabled porch and staff has concerns with the removal of the transom window in order to accomplish that. A skylight is proposed on the street side and staff 0 recommends against it. On the street side there is an enclosed area that 3 - - ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF January 28. 1998 links the house to the garage and they are asking to open it up into a breezeway again to add light. Another change is on the windows of the garage. The chair reiterated that there are three buildings on the site. Scott indicated that the proposed gabled porticos were designed to shed snow away from the doors. A skylight is proposed in the kitchen. Commissioners concerns: Carriage House - Portico on the street side should be very simple and have a flat roof or taking off. Gabled roof too formal for the structure. The change to the closet is appropriate. Gabled portico takes the building into a different realm. The portico should not mimic what is on the historic house. Some of the HPC members felt that the 14 issues were not minor amendments and the entire application should have been presented all together instead of three different segments/meetings. Roger relayed to the Board that snow load issues needs to be addressed and the board should have a worksession. The majority of the board recommended a restudy of all the gable ends to be flat. Removal of the trellis is appropriate. Garage: Vertical windows are acceptable. House: Retain transom window. Geometry of dormer restudied. Skylight on courtyard OK Restudy portico No skylight on west but OK on east. Skylight in kitchen OK Oppose skylights on historic structure 4 L ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF January 28, 1998 0 Scott indicated that he would like to rebuild the porticos that are existing with a slight slope so that the snow falls off. MOTION: Heidi made the motion to approve the amendments to 234 W. Francis St. with the following conditions: 2,3,4,7,9,10,13 and 14 of the Jan. 21, 1998 memo. Rejected 8, 11 and 12 of the Jan. 28th memo and to restudy 1,5 and 6 ofthe January 28th, 1998 memo. Conditions ofJan. 28, 1998: see attached. All conditions of the Oct. 8th, 1997 and the bec. 10th, 1997 minor development approvals must be met. Oct. 8, 1997 conditions: MOTION: Gilbert moved to approve the proposal for the minor development, partial demolition of 234 W. Francis St. with the condition that the applicant look at revising the rear stair dormer so that the wall aligns with the building wall below and that more research be done on the slope of the original roof on the rear addition of the house to be approved 0 by staff and monitor, second by Roger. VOTE: Passed 4 - 3. Yes votez Gilbert, Roger, Mark, Suzannah. No vote: Mary, Melanie, Heidi. Dec. 10, 1997 conditions: MOTION: Roger moved to approve the temporary on-site relocation of 234 W. Francis St. and lightwells with the following conditions: 1) A letter of credit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side ofthe house as presented by the applicant. 3) The applicant will salvage ifpossible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 0 5) All windows be covered for protection during construction. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF January 28, 1998 6) Any changes or additions to the windows to come before Staff and monitor. 7) All conditions of Oct. 8, 1997 minor development approval must be met. Motion second by Susan. Amended motion: Roger move to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition #8, second by Susan. The motion ofJanuary 28, 1998 was second by Roger. All infavor ofthe Jan. 28th, 1998 motion and conditions ofthe Oct. 8, 1997 and Dec. 10, 1997 meetings, motion carried. Continuation of Jan. 28th minutes. For clarification no changes to the historic house except one window which was previously approved. Motion: Suzannah moved to adjourn; second by Mary. All infavor, motion carried. Meeting adjourned at 7:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director -. FROM: Julie Ann Woods, Deputy Planning Director I [Acting Historic Preservation Officer] .. RE: 234 W. Francis Street- Conceptual and Final Review, Partial Demolition of a non-historic structure, and variances from the rear yard, side yard and combined sideyard setback standards. DATE: May 13, 1998 SUMMARY: HPC recently approved a renovation of this structure, which included changes to the carriage house, a new kitchen addition, and a new basement under the house. At this time the applicant wishes to propose the removal of the existing non-historic garage, the reconstruction of the garage, (and setback variances to allow the reconstruction in approximately the same location) and an enclosed connecting element from the garage to the main house. APPLICAN~: Don and Gwen Mullins, represented by Studio B Architects. LOCATION: 234 W. Francis Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site covered by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section e Y.. exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The applicant is back before the HPC to review the plans for the new garage and an enclosed connecting element between it and the main house. Though the applicant originally presented a breezeway connection, they subsequently withdrew it as the owner decided not to pursue this detail. However, once it was determined that the garage, when reconstructed, would be placed 2' back from the rear property line (to allow a turning movement into the garage from the alley) and hence, 2' closer to the main house, the required distance between buildings could not be met. Therefore, the applicant is back before the commission, seeking approval of the connecting element which should satisfy the building dept. The garage building is proposed to be demolished. It will be rebuilt "in the exact proportions, height, and materials", but will be slightly relocated back onto the subject property, setback 2' from the rear (alley) property line, requiring an 8' variance. Similarly, the garage would be placed on the 2nd St. property line, a 0' setback, requiring a 10' sideyard setback variance. The combined sideyards for this property are 15'. The applicant is requesting a variance of 12' 4" in order to allow the relocation of the garage to occur in approximate the same location it has been. Staff supports the variances requested. The connecting element will count as FAR. The applicant has indicated that they are at or near their allowable FAR for the property. The applicant has indicated that the enclosure will be approximately 30 s.f. of FAR. It appears from the plans that a door will open into the garden from this connecting element. The roof pitch seems to be slight, making the octagonal roof line behind seem wider than it might otherwise. It will also shed rain over the door to the garden. This roofline should be carefully considered by the HPC. The applicant had previously included a design for a connecting trellis between the main house and the carriage house, but has since withdrawn this request. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The overall proposal is a successful renovation of a group of historic structures which will be compatible with the character of the neighborhood. 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. 0 Response: With the modifications discussed above, the proposal will not affect the historic significance of any building. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity Of a designated historic structure or part thereoÂ£ Response: With the modifications discussed above, the proposed development does not affect the architectural character or integrity of any historic structure. Partial Demolition. No structure shall be permitted to be demolished unless approved by the HPC or exempted pursuant to Section 26.72.020 (G) or (H). Section (H) indicates that "a structure that does not contribute to the historic significance of an inventoried parcel is exempt from meeting the standards..." The proposed garage structure is non- historic and does not contribute to the historic resource. Staff believes that it should be considered exempt. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Conceptual/Final Development and partial demolition application as submitted. 0 â€¢ Approve the Conceptual/Final Development and partial demolition application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Conceptual/Final Development and partial demolition approval finding that the application does not meet the Development Review Standards. RECO1MMENDATION AND RECOMMENDED MOTION: "I move to approve the demolition of the existing non-historic garage and the Conceptual/Final plans for the reconstructed garage and breezeway connection and setback variances for 234 W. Francis Street, subject to the following conditions: 1. The garage will be rebuilt to the same proportions, height, and materials as the existing garage and shall be placed on the site as shown on the property site plan as indicated in the application submitted to the HPC on May 13, 1998. 0 2. The proposed garage shall be granted the following variances: The rear yard setback shall be established at 2', thereby granting an 8' variance; The sideyard setback along 2nd St. shall be 0', thereby granting a 10' variance; and the combined sideyard setbacks shall be 2'8", thereby granting a 12'4" setback. 3. All conditions ofthe October 8, 1997, December 10, 1997, and January 28, 1998 approvals must be met. Exhibits: A. Letter from Scott Lindenau dated April 22, 1998 B. Letter from Arthur Yuenger dated May 7, 1998 04/22/1998 11:09 303-9207822 STUDIO 3 ARCHITECTS PAGE 02 5% AlÂ¢ 17 h 0|UU 11 architects 22 April 144>4 Amy Guthrie/HI'(- Director City of A:,pen 130 South (;alena >trret Aspen, CO 1$1612 Dear Amy, This letter serves aÂ·- thtÂ· requested information debiling why we are requesting the demolition of the non-histork 'garage- 4,citted at 234 West Francis Street here in Aspen. To sum up ihchiston, ils you know, wewere told that this structuiwi,; non historic and could be completely remowd. relocated, or re-built because of it not being art original part of the historic hou>e. These.8 seenciric,5 w, re reviewed with both yourself and Sarah Thomas. city zoning officer. Origlnaily. we were gl,lag tu ,Â·elit,vate the interior but because of the logistics of raising the existing house to make way for the basement and the fact ttlat we cannot get a vehicle into the garage from the alley. We would like li, dernâ€žii*h the garage, re-build it in ele exact proportions, height and matefials, and move it Â¢14>Mer en tile ht,lise by twa feet so thatwe can get a car into the garage. Because Ordinance ll) regulated that garages cannotbe entered from streets and that alleys are preferred. it N the logietil solution. Also, the current structure is not used as a garage and this structurr needs all new fool jrws.,knd a 51* to accommodate the gatage and the upper level Please cal] me if thrn' 14 additional information that you should require, Best Regard:q. Scott A. Limirnail. AL.\. ir: Don and Gwrn Mullins, Gary Wheeler 5 3 !: Â·Â· rit i / 1 s 1 ampen 00, 81511 970Â·020Â·9428 Imâ€¢ 970Â·920-7022 1374+104- s 8804 4.20 architects MAY 0 7 1998 (0414~OPUENT N / Pll KIN Â¥May, 1998 LETTER OF TRANSMITTAL To: Julie An n Woods City Deputy Director City of Aspen From: Arthur Yuenger/Studio B 0 RE: Garige/Connecting Enclosure Mullins Residence 234 West Francis St. City of Aspen, Colorado Dear Julie: Please find enclosed, drawings 1,2&3 illustrating our proposal for the Connecting Enclosure if the Garage is moved two feet toward the Main House. If any additional information and/or drawings are requested please do not hesitate to phone. Respectfully, .:.1.<* 9 'w+ 11 Arthur Yuenger 0 555 n. mitl st. aspen co. 81611 970Â·920Â·9428 fax 970-920Â·7822 0 0 0 ' /1,# Fieaky UNEE g.- 6* O.r. 4101+16.-1 '6: ~ AO. 0,/, i,wo 21 * t . % .. ; : 11'H; .-/ / 1 1 + ;11,11~~L .1.1 1 -A -r 0Nlht ' 1 i .priml V 1 0 1 . '2 4 .7 49 #lk 9: .d Mv* 44# -, + O 1*A,61 GANAGE O:*AW 45Â¥bRACE: -'-'Ill - pl.ce< *EA AVA/442:,le 6.1. \ i A*,A, 64 j ./. '5 1 1 >09Vg fDA. 048â€¢ete"4 1.0 '40 Â¢ 2 / 0 i--2-,0 (-p be CONFIR#4049 M ..-A--d 00}LDIN42 15**)**~T~~E~71-1,> UMâ€¢f# 4,00)2 \ # W927// &Â»i'74:q I /2*Ga - dil l:.1 _. *f 4Â£> f -1 2- 74= Af- 6 9Row %14 1% 0 7 # 1 1 4 ; -3 4 AÂ»10 -)\ELD 9/049.Â«g 14 AdammiE''/ \ 711 41.404-77// t/<r'/'f///Â·Â·~(71'"mo 21 - w -42 491 , I . 6 * 0%â€¢W#20 ~4992Â»1 0 E MECHANICAL ~ 5/ 14 7% V- 601* iN SENO-1 13' 02*9~ ..21, ~. 179:92:291%}~ , *t EC 1 *wi um m imp,i nm 1,4 Vt,Â·n#*t wn #06,#tpiss .. #,4*%004@%*40 %5* 1 4 :~I.2 k \\ 2 0 - 4 + I L /// 44,10/Was/0 %*k~ , u ,# 'Dge.,daz'.21- .,.1,- .-r / '';184 taâ€ž.91 ~~7rQ 4. pr- G CD 5. 11 6-1 , 0 09 Â»A -1 22 , A~. ; /6,- 0 /, 60,*4<ab#*3) ,)%O4x il. i di laf; I /\ / NEX<9- 9 .1 13- 57Â«3, ~ , 1 \4 = !:*SÂ¢2*0%0*i ~044*rae#*9>210*0~ . 1 : x b .- -1 1 81 0 1, / '9 - 2-4. 4 CLOSET Â¥ : PATI.T.Y. 4406'19L 1 / 4 / 3/- \/ / '*0,1 Nly-- 1 : --*. Z J JA I .*L 1 1-6 r 4*i ~ ti liD.r,Bl/ V V 1 .b#~tiv, 1 - -i ... 171, r, el 1 U MUDROOM | .- ~ - - I , PORCH ED 3, "< \V - i 1, \ ~ KITCH~N \ 9- \ 7 <~3 i' 1 1 ham/- 1 Ch t . 5.4 Â· - Mif * 4 . Or Â· b 4>%140 - . y/. ~ 7%1 f ----ir A-6 421, r*to 0â€¢FÂ· 4TOO K *pu MACeÂ· 4.05 0-1/1 il /00/ 4--* 1 0-/7 -~--, ---,401 1 I '4 jih / ' L 1 4 a *9 . 11 DEN / STUDY DINING 1 )-1 tilt- Â¢ amSOIDUH BU[pauuo 0 9 'agnOH UIEIN pIEMO; 133; 0Aq paAOUI ------4*ard.L . li 1 , 11 11 r---1 rl 1 .\ I. 1 1 -11 1 ..1 1 1. /\ \\ . \ , 1 . i 111 1 1 ...... - 1- Il- ----1, I 1 / 4: ~ E j--7 -a ,------1 1-= 1 1 0 - ~ 1 9 f 1 Â· i : 1 1. . C ' 1 --I--- --- .====4.6 1.-7 -- .,1 17..47%51, .4-?.Cz:f:JÂ·>mC3. . . gf=JgÂ· Â· :. .. De : . 4 ./ 1 ...., -- 1 1 1 1 I - - - - - - ---- ------1 PARTIAL WEST ELEVATION 1142' =16 -0" Showing Proposed, Connecting Enclosure between Garage & Main House (Garage moved 2 feet toward main House). 2 *%*62 40 W"fam -11 ~ill -~ 0 1 11 1 140. 1----7 1 !i qi! 11 . - - -- -- *000 ve,mÂ£~enow Uoul,RES I $ . ' f- fl 0 f LUN l- - -2-Ga=2 ---- ~FUR.2+SU Â«146 **14 + Iii' 11 6 . . 1~2 - ---1. -- Opek) -1 Ne" "ret,kiuâ€¢.g 1_9]:;LL i -+--- Pe)2644 A+JO INCORPOEME 09%5-2-\.... 3 1 1 - -- --- - -*-1--- ; h *ME -4â‚¬hÂ¥' OV /-- /WAERer.9 49Â¢4125 -~~ 1 ~ __ \ -- 4-157*10 - CONS. 5/4* \ 1 ------ I * ~EnLL_ --.2=- ../. :~17- -Tr_-T 1 1 i '2. . 1 1 1 1 il 1 1 11 I-1<7---1=4 **10,40. kE C**#iMot pin#*5. 1 6,AN7;vaWL-Y 1,1 - 11 I i lili 1 11 1 1 1 li 1 1 11 1 1 1 . 1 : 11 1 11 Â·|1 : 111 1 ---14 : SECTION_THROUGILCONNECTING_ENCLOSURE 3 1/4 1 -U As viewed looking south toward main house , City of Aspen, Co~ado EX tt is i-1- 8 - .i. 3,- . -,2* r :. Â·# i . *. 0242 BU+LDING PERMIT -- Es'rrwuÂ¢YED cosr %..,Â·.*l /2/1 ' ~ ' - ~0..t~.2*.....4.... 4 1 3-A i *tr' c ir,_ S -3- 1 ..... .... DATE '. 4 i '- '-LA Â»i 41 PERMISSION IS **REBY GRINTED ..: ......... . I .. ....1::-*eri:-. 40.-....................tzi........ .. A 7; .(:7} ;L-Â· AS . u,r. Â¥..........e-.4-6-:....9. .. TO ......efrt........ .. .,~,r.G,~ 9Â·~ s:romr.,~.,n..1Â·k...4.2?C. h *2 1 ji . '' . ON LOT .... 43 7 S /900 ZONE i~Â©4~ ..,..,r.. .-100~:t FIRE DIST. OCCUPANCY ..i.2..4.34.r .. A A ~1 AA,f -,1.j: -- 1 "", 1 r- r 4 TYPE OF CONSTRUCTION ..<2>51.0~KKEE>:.... f....................................................:. - }4. d:'9 -1 NUMBER LIVING UNrrS' .. - STYLE OF ROOF ....L~ u-Â·tÂ·~~0-:524, ............... -aoofâ„¢G MAr=IAD6237.tlk ' 14442Â£EL#.kit . ARCHITECT I .43 - 1 tr-- CONTRACTOR L '1 0.41 21.Li J., 1. / 9: 1 ..... . .. ....... *.2.4 U..ZU. . : 2 + 13. 1 REMARKS: 7-3 6-9 4 : 1911.:.1 ~la'fr/O'-/1- I - - - r>24. . - P==E =.--4~â€¢A=a=aw?~Le -1 ' --&. Ovit -/44- i 2-Â·2Â·22*3: ..~Â·, , t . 4./ ..F.A .r*.LiwirRj/SRF//- 0-'---+iwoÂ·~~n,i- 11.*,rA,%~Â· 2.1 t .2 :421.Fe...4,Â·.Â·. - .-2 3,-:t , 1 - Â·21 --Il *.. I I . f APPLICATION FOR BUILDING PERMIT TO THE CITY OF ASPEN /-7 Aspen, Colorado The undersigned hereby requests permission to perform and do the work, repairs, construction alteration or developement hereinafter described and further agrees to do said work in accordance with this application and in accordance with the plans and specifications submitted herewith. This application is made with the specific understanding that it is subiect to suspension or revocation for failure to comply with the terms or conditions upon which it is approved. Location: Lot Block -___0__.dE_-_- 14 r--- vipbk--A Y CA A-fuu- (3 1% Description of Structure: (Specify width, length, square feet, type of consfruction, type of roof, etc.) __-_ ~~ F Al. - 2 atk.. - T-*...id244*&2.- - We-Â·4 U~jÂ« r:J Intended Use and Purpose: Estimated Cost of ConstructionÂ· 6 -73 00 .CO Distance from lot lines: N- cA ; S- ; E- ; w- Lf . n Name of Contractor or Builder: ~/Ot,Vud'(-444#C-4 Name and Address of Owner: lud,/C,t.-0Â¢-~ Additional Remarks: Applicant By APPLICATION (Approved) (bll*d) This--__-2.~...~-_day of ...~~96~-~Â£ , subiect to the following conditions. 69Â«140.q City Building inspector < Â« 1#5#*9~Â·~~4â€¢~ City of Aspen. d~orado 1/-55-- r A BUILDING PERMIT 2.:]~TIMATED COST $ -~ .S-0 0 0 .2.- n A TE X ... 0 01Â£ â‚¬L PERMISSION IS HEREBY GRANT,in 114+ A.A Val J A f ' Ag <AMM17<447/ A /~ STORÂ¥ ad*f,4Â£20 " ' ON TOT 04- L Ra Orm ~ ~ , Krnrr-.trN 74-AX-. 3-- ./ima. 1~ - wo FIRE nâ„¢â€¢r. -ZeÂ·-e Chertrip ANCV I . AnnREAR j~~~~/ TYPE OF CONRTRTTCTTON 71.- 3 1 Â»72 c em. }gl s " W x )316- NO. Ror,MR -- NUMBER LIVING UNITA / / ROOFING MATERTAT. M#164- EL.Agat imLE OF 1â€¢nniw -~#t&6 15**r.frrÂ·remp 3,Â£04,. ADDRERS; CONTRACTOR 4,Â¢.f-1.-,2-3 Ch.,0.- - AnnRERS 40 7.01 C=*43: -- 4. f * 41~EMARKS: .4,1.1- - r.: fti fur-. 1 ,-'Â·.-40 Â·:--225< AJA. 441L_-4 City Clerk j: r /41, - . 2. t I. t?.*2+4Â· y. 4. . d Date W ,-~u * 4 i Estimated Cost $-_. ____-... ------------- , Building Fee $ . i APPLICATION FOR BUILDING PERMIT TO THE BOARD OF COUNTY COMMISS]ONERS, PITKIN COUNTY, COLORADO Permission is hereby requested to perform and do the work, repairs construction 0eration or development 1 described as follows: Location by Street No. and Lot and Block No. -1 1 0- L B lity * C *10 3 W Fl-_ls ) Zoning Classification: 12-0 Name and address of owner 164,j- Of 0-40 ;*u . Name and address of contractor, architect or builder 60Â»2*v, 74 ' Estimated Cost 9 3/ 530 Type Construction fL-AL WL. Intended use and purpose j 'ED-Â·212-C~ LU.:~0 1. Number living units No. Rooms Height Width 15' ," Length Sq. Feet r->3 4.t ' Distance from lot lines N- 4/0 ; S- IE; E- 40'; W- -1. E ; Distance from finished grade to bottom of footings 46 tc Size of footings 9/,0 Thickness of Foundation Walls G n -'tkness of 1st story walls f- B Thickness of 2nd story walls 1.cut (Width and location) 6-- Alley bond: /-* cele and pitch of roof Joists, floor supports and rafters: (Give size, distance apart, and nyterials:) First Floor /4 05-1 it- Awf. 1. Second Floor - Rafters 2-Vt, /4 0/(L, Floor supports N e...u -6/tÂ»Li----1 - Roof Material 'Eâ€¢-di . 51,7 1 9 Additional particulars an~ remarks: af above data is inapplicable, describe in detail here the work or construe- tion contemplated.) .1 n dE+*CLJ-.V ,/th (over) "2173"317" .+ 7:,1.773?=v=, -==T-m-==m=z-n'-a Â·Â· A -- 1.ir,~~ 41 0Â£1.---- 3- .I.. 3Â·>F .111.*=JU.7 -'E-16<Ti. .-'Â·"2=14,â€¢22222.=Zi-77 7---C.==r=m a. 7.11 This application is made with the specific understanding that it is subject to suspension or revocation for fai a to - -imply with the terms and conditions of the Uniform Building Code, the City Zoning Ordinance and all other ordinances erning construction, etc., within the City of- Aspen and upon any other conditions (if any) upon which it is approved; for unauthorized deviation from the terms of the application or laws of Colorado. Applicant hereby warrants that he is authorized to make this application and agrees that the same shall be binding upon . the owner, the applicant, their agents, heirs and assigns. All documents attached hereto are incorporated by reference and made a part hereof. Applicant agrees to notify the Building Inspector at least 24 hours in advance for inspection of footings. founda- tion. frame. lath. and roof; such inspections to be approved in writing before proceeding further. The Building Inspector, or his agent . or representative, 15 authorized to inspect the premises. Dated and signed this 01â€¢y of 11 / â€ž .Zr . 00 (Applicant) Czpadtr.30Â¢44.,A.6'01 Al 46:4-CA râ€¢-u-<,-4- 4 r (Al,ht, Owlier, Contractor, ete) -- --~ BUILDING PERMIT The above and foregoing application for a Building Permit is hereby approved, subject to compliance with the following conditions: - 4+L _-f _11-*-=ts F C--6 ' - Dated this //2*5 .day of -3?-I,-..14* - 19.I7 - (4 U J J . 4921+4 +Ul,-e , U ~ Building Inspector. 1 - BUILDINU PERMIT REJECTED The above and foregoing application for a Building Dermit is hereby denied and rejected for the following reasons: Dated this day of 19--_- Building Inspector. -. . .' -* 4,-,Â·.-2,-:1 - i:t:~1Â·-14%**~E -0.7.44 41*6'93-....r - -3.fiffâ‚¬59>diD ffÂ·Â»:.â‚¬4:61-31Â· *Â·-2 -Â·riE 23Ii '-4-4Â·02 ->:1: 1:-44', . t. 1 . - "n~Wifil 0 ' .t .ti -f;~ Â·.--1*Mfe*6 1144%.3Â»2*-jÂ¢~-fitj -jiÂ·43~ >i.1.-~-1--34.Â·: 4~.. -I 2 'Â·4:Â·. 9-' 377174.2. 'H-?~9~4~4=463--C~-~.9. ~ :Â·- .- .. â‚¬ St: . - . -- I I ... . ... I . .. .. 1 / Â· 1 1 1 -1 . 4 .. 1 1 i 5 ..... - D ,. . Â· ... ... i - . I kiTUmrt r . .- - ..L 9*11*-4Â·re,#-,- 1 I 1.--i X .. i. 2 -t j ... 1 - 1.-----a . -- 1 .fl 1 1 1 -L-1 . fl Â· 1 1 .1-Â· 1 2 5 - . TW7 5 tmer i : 4.- 1 . 1 1 / I : I lit - *. 1 t , uri,w V . ~ /1/ . .. \ 4. . / ... 1 X. a -72M,6- /4/9,5-4 ' 04't,A '1 1 . 4-1 62, /966 1./3./4 - - _ 1. & , I Â·Â· . . /17 . . .â€ž-+ 4 L.-, ... 4-, #-V?.- Sug,zp,Kil-~~yfAUT L)0_302& - A.\A. /\ L ~ ,#b~ El . -0 . 00/9104 'Qekrr w. 1%9_ Â· *"R_! rv f - : - Cy / , 4 :J ./ . Â· \\/8 6 0-/2510 -1â‚¬00#1_ 137029 Â· f Gitttr:' w /1 7. . 1 e.. -0 9 422 ' 2572>e_ez*Â¥277*/ r,1 4 . - A 1-~ tilt . 1 + ' -1 1 , 11 ,- #7' F i . 4 42, 1?ooP froll 1/ 1 . .. 1 11-; \ m *-AMJU -*.- 1 11" 1 -4 - 4,4 -, .. .1 Â· VF ; .. #11\\00400\\\ . 4 - .. ~9*2 -4. . 3-Ir PART MEAft- ~ ... ..- . U_ . 4..1 ' l Itt Â·1 Ilt#* 4.: *4... i 2'EL-2-:1 1 up X -11 5 .1 , . 1 - .CE &-I- le... 7 1 -4,6 ) 95#r, 4 &.9/to#r .. -ji - E.â€¢ 4-.:0--17~.f. 1-- 7-' .,â€¢ - :. -:--2 - ~.zil...5032:4. .-~94-64.f..3.3..fi. 1.9;11.,45 - -- Â·.04.35 ~i-:-I-- c 2.~I~-. mi. iÂ·i~ifjl- ~~ ~ ,/ .t :7 / / Li j - I. . 2 -a:- il /, 1 1 A X: 3-f?-::---/ .2. 'f : .~Â·-:11%*.Â·3',Â·~:1& uve,VE<,-R.iw:00~i.:- - /4 -3/ 3 . A 4 . - i 90 MA, I - . r -7 '' 1 9-1 2--Ge :..4 4......-F:Ev*9:p-Lf71-1 '- 1- .... .2 1-47<f..73?52.47.. 1 / a tz. , ee ..6 I . 2 -.rÂ· . :-9/.5-' '~*.l'- I i >23 ' 2 47 Â· . .. Â£ F -t . I. . 4:---t .*. '- :,'' *- ' *. - 1-2.3â‚¬90 .320 =4,-Â·.2.~-1-â€ž24.~...27 ./6169*fliÂ·.â‚¬Ftld:.~5''V~794- Q - * --9-4_ .... 1.Â·. .---h:= :- . 7 -. 4 - 7 .----' 'z.r./* Â· . - . ' . *-- -: p--T?LIA.<fugt-.9-,rÂ£Â·- ...1.7 Lit:Â· It--,-3+- -- , 4 - Â· *..FjiÂ·*6(t;~1>1:i<- ty:4;ki;i#fs* .7- '1*:-L>dut/-4' - -- . .1 . I- 214 ..hu.t - ..:-44â‚¬53 f.#.- :9-yq.t.30%~9:~*' .*7- -- - - . i: 4 --05:i:Â·A:r r e. ...... - - f...., - ----C--'--'.fx=:.-,9â‚¬79.*i?Â·~5-'7-*1-t-%.0Â«i,-f~-Â§-,~~to. ..: 1- ... - . .'W- . ... ./. . ..:= ..t.*,4.W .1. . I .. 1 - - I I.. . ./ ......../...4- -6.2.-- ---1 - 1 . 1- ... 1 - - - L - 44= ./ - ....9- IL . I ' I ..... -. .... . . . 452-*' -4 . 6.- -- ..â€ž... - I .W 6 ift:t - :.4..6 194<364** A-Â· -_4~-Â·. Er' 2..., g,Â·r-.Â·28â‚¬-4 2.199 14 '- Â·447*$~2*YVF~~63%*-984t#64*4IPES*:i-.4<.~,-. tuÂ·. 4Â«143-i.:Â·tieu-i*.:-444 Â·4.-6.:11.~4-14..14490. T ~â‚¬. -'74 2.~, , ,Â£8*-~I~*.*P~:'~: 41â€¢' ~*#~4I~t-~**t<1-I~--~ 22-*4961*.*Listti*fierj-72*FEEdz:~.B,1331:4391*1-2.-;I, j-,~4(.Â·13-4-1~ - 5..AL.D..,Sh,Fpi,SAVI.~~ '7*trd'ArÂ·..'~Â· I.- Â·--1-7 . -72.-0 01Â·Â·.. ---U: i.-940. .- .,-12&,1 2,9 . . 1 j.4 0 J 'Pt 4 (4/651 2 0. BUILDING INSPECTION DEPARTMENT 4 E CITY~ ASPEN - COUNTY OF PITKINEJ~LORADO ADDRESS GENERAL Opt JOB 4-24* 41. Â»-Ack*.4) PERMIT CONSTRUCTION ~ 0 WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW. CLASS OF WORK: NEW O ADDITIOB#* ALTERATION ~ REPAIR O MOVE O WRECK O OWNER >2+,-u,u-e , A)- *1. 9%101 NAME Lkii-*all ADDRESS /3.4 /d-#-6 PHONE LICENSE LICENSE NAME (AS LICENSED) .Lo 886%40 CLASS d. NUMBER 465 3 INSURANCE ADDRESS 84 4, 12 PHONE 0 SUPERVISOR / FOR TH IS JOB NAME x41,_> Â£121Â£*,u..+4~ DATE CERTIFIED LEGAL DESCRIPTION LOT NO. K+ k.. BLOCK NO. (48\34 ADDITION SU RVEY ATTACHED O DESIGN A Lic. BY BY /1 \ PE No. AREA (S.F.) HEIGHT NO. TOTAL;0,M - OCCUPANCY JZL AT GRADE (FEET) STORIES UNITS GROUP DIV. 2- FIN. O BASEMENT UNFIN. O DOUBLE CJ DETACHED ~ ROOMS CONSTR. ~ GARAGE SINGLE ~ ATTACHED ~ TOTAL TYPE FIRE a. ZONE ~ DEPTH SIZE SPACING SPAN ' AUTHORIZED BELOW FIRST AGENCY DATE BY GRADE FLOOR ' 6 BUILDING EXTERIOR ~ REVIEW FOOTING ~ CEILING SIZE 0 ZONING 11~~EXTERIOR CONC ~ ROOF PARKING ~1~~ICKNESS MAS'Y O U. THICK r-1 CAISSONS i-7 ROOFING PUBLIC HEALTH SLAB U & GR. BEAMS U MATERIAL MASONRY ABOVE ABOVE ABOVE ENGINEERING THICKNESS IST FLR. 2NO FLR. 3RD FLR. EXTERIOR WALL STUD SIZE ABOVE ABOVE ABOVE & SPACE }ST FLR. 2ND FLR. 3RD FLR. REMAR'5%50.;W-.g#Â£.UP /~,dkE/2-~--1, ~ ,â€¢$'L.~~ ,-~6.2~Â· - . Frifip<11-9-'t . *1-6AbU ) U ,#j _610 .*P/--,r,/ 1 NOTES TO APPLICANT: 1 FOR INSPECTIONS OR INFORMATION CALL 925 - 7336 | FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR' | COMPLIANCE WITH THE UNIFORM BUILDING CODE. THE COUNTY ZONING RESOLUTION OR CITY .VALUATION | ZONING ORDINANCE, AND ALL OTHER COUNTY RESOLUTIONS OR Cm ORDINANCES WHICHEVER OF WORK $ 4â€ž04,90 1 APPLIES. Cle-' 1 SEPARATE PERMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS, , PLAN TOTAL FEE | SWIMMING POOLS AND FENCEi TPOÂ· ~ PERMIT EXPIRES 60 DAYS FROM DATE ISSUED UNLESS WORK 15 STARTED. FILED ~ REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. DOUBLE CHEa n #0 - #~ ~ ALL FINAL INSPECTIONS SHALL BE MADE ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. FEE O CASH 77 ~ ; D. PO ~ THIS BUILDING SHAU NOT BE.OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED. ~ BUILDING DEPARTMENT yal Z 1 PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME. 1SIGNATURE O -nmef 11- 6 -7 D APPROVAL BY \3 ' DATE DATE PERMIT NO. LICENSE 4 RECE]PTS CLASS AMOUNT THIS FORM IS A PERMIT ONLY WHEN VALIDATED HERE " "%O 443 - -â€¢---0"4.-'e /â€¢4"v ATION CONTRACTOR T 0 UO I Oll ~~7 Â£ 6 2 Â£ .... UVE---1./ ........... ...... -- --........ El CIT1~~ ASPEN - COUNTY OF PITKINE~OLORADO ADDRESS ELECTRICAL OF JOB PERMIT 2 J +=64=42-234 w Â·bE,Ld-4) WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW. . F CLASS OF WORK: NEW O ADDITION O ALTERATION 0/0'' REPAIR O MOVE O , OWNER Â· NAM~* =.4"-/ - ADDRESS 0ZL4~CENSELL-' PHONE 6 LICENSE . NAME (AS LICENSEG~ CLASS < NUMBER 4 ADDRESS A 1,17 PHONE 92-3--4,37 8-4/L SUPERVISOR ~ l.7. FOR THIS JOB NAME ~0~0*0502=.02;r ,-,r- - -Â·:.--ca- DATECERTIFIED NO. OF UNITS DESCRIPTION OF ~1*K NO. OF UNITS / DESCRIPTION OF WORK TEMPORARY METER TRANSFORMERS & RECTIFIERS NEW SERVICE ENTRANCE WIRING MOTORS & CONTROLS NO. OF OIL BURNERS STOKERS, NO. AMPS FORCED AIR SYSTEM& CHANGE SERVICE ENTRANCE OTHFR & -L - NO. AMPF MOTORS - 1-14D 0 CIRCUITS SIGNS ~C LIGHTING A.O 0 NEON EXT'R SIGN & 1 TRANSFORMER HEATING NEON INT'R SIGN & 1 TRANSFOR ADDITIONAL TRANSFORMERS, t ~ POWER SUB-CIRCUITS EXT. OR I NT. UTILITY (4~~ALSPOSER -74'Â® 3.9 -2 COOLER, FAgES.50. WATER HEATER) NO OF INCANDESCENT LIGHTS OTHER FIRE DETECTION-ALARM 5*M. S- FIXTURES /4 0 OTHER REMARKS AGENCY AUTHORIZEDi. 2DA'rE BY .. r.12.KA, -43 1.,4. Fl . PUBLIC WORKS . - 7 i 1 1,{42. 4 i.. &14 '1 95 ff n NOTES TO APPLICANT: VALUATION . - ; -Â·....244' 'Ft. O-~ FOR INSPECTIONS OR INFORMATION CALL 925- 7336 OF WORK D ,/~g-yts=r THE VALUATION OF EACH OF THE ABOVE UNITS SHALL BE INCLUDED IN THE VALUATION OF WORK. PLAN ,TOTAL,FEE ZORMAPth.=BAN:HUENIN:.JC~Zi'~2%Â¥RLPILPECR~~ETEâ€žr=TJFF=:tERNES=:ll:YE~O:N D FILED T P .0 .52â‚¬&2 Â».- 4 ALL OTHER COUNTY RESOLUTIONS, CITY ORDINANCES. STATE LAWS, WHICHEVER APPLIES. DOUBLE CHECK L..1 .~+ 43U~4ed'*leÂ· 4' . PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLAnON OF ANY LAWS GOVERNING SAME. REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE. FEE Q CASH Â¤ 4. Â· 72,~ A FINAL INSPECTION SHAU BE MADE BEFORE POWER WILL tE BUILDING DEPARTMENT 3Mt-"fr I. RELEASED, AND BEFORE-7~14 BUILDING MAY BÂ»~CCUPyLy ext=:~~-.-- -e FUAL:th D Sâ€¢GNATURE /7 / OF 5 2U_,- 21 APPLICANT: /7.)1<7=-*CAZA,< / /7'1--7;i ."-2.-4--C / APPROVAL BY ~ i . liP-.0 :DATE Â· 1:4 j b DATE 1-AVAIT NO. - LICENSE # RECEIPTS CLASS li~&"~~-- THIS FORM IS A PERMIT 080' WHEN VALIDATED HERE. r,6 I. CONTRACTOR 04 2 I AON L 9NSPECTOR'S COPY N& h V. 1-mviÂ·-~*092'e, i-Â·1 .iJLT,::iriLEPv.zE>16.-I..,1 .. : - *.i:....7.fÂ·-- f--c*---4.-t -- -Rf-j -2--5*211:9423tia*--,~-i---*,~*~-.v**11142{:-ELÂ£*ff:f,ffÂ·) ~. * --.--Â·Â».te:~24~.m~p:~:U~yÂ«Â·--LiÂ·â‚¬+."-3.;-Â·--- - 11 . - :e , ... . .... .. , :.17% I Â· i._' r. 44= -d ,. ... ... 4 'het 0 4 0 - . . U fÂ¥/43:. .. . . i: 0.-j }Â· 1 - CS~7- - ../ $ 1 Â·*t>t'N#Pri . -i 1 1. .4 - 44 - i=alÂ· 0 ' 72*... :.. - - 1 8 . ....1 ' ..-* : F.1 1 . \,4517 404.\ - Â¥21. - . .. . 6 '1 Er--1 l. . , : .. 1 . I 2&1* * Â· . !61. . 1 - r . - l .- i \ b L 11 1 . 1 1 *.-- **Il.*MI ./.-I'--' 1 . 1 1, * - ./ 1 . i - U Aiu 1 1 1 \ i \ 1 \ - 1. - {/11 f Tr . . *. - .. I 4 7: . - + - i\. . +A . - J. 14 . \ 1 . 1 4 1. \ . 1. 6 -2.N ; . 0 - ..140# i *1f\.0 - t:bult-t>,86=> -glem rr Ab 4 23 A 9 2 mr! P - i I-Ii ..il- .-I'll --- 4 l ! \Py/1. ./ -- -1 / N ~PÂ° ... 1 f *#4180-\ ... 6 1 =40 11 -1 1 .t-1 1 1 N . . 1 : 31,nop=/ 4*017â‚¬ / 4-7-0 6/ 0 GAO -Â· M\/9 Â¥k. . - 1 11Â·2: : .~ . /*. ..... - Â· 1 5'[Ef; Â» UP *-' :r=: - 00*ATe<S,* 0222 2%*T/. 1 'Â·4 *K- 1 - \ 16 , \141. . . l - 1 , i , 1 Itt: -. - ITT 1 \ ....f . N - \ " .... 1 -Â· 1 ,. . 6Â· . 14.U t. "+ .* - . - - * , . * u*.turi..Â£24-2.' ..12......i- . . ... I ./ - 0 -- I. ... . 127--Â· eÂ«*...,27 --- 0:.2:-9-Â·Â·ift.:-33'9>. 4.-r: Â·t'----~117-2 I - -Â· Â· 1 f F 9 7 ti-jijAN*'prgit.-- 219~---~; 614.4:rti73*41-643/'*HAA~* -MA#7Â·- 14 ... . . 1 ...... i a 9. ./ . *1'../. I - I. I - I - Â· . +. ...ra .â€¢-..r . I ~ .,~1'/T.~ ~ .. #st.1:.1 --1 V 3*. 54â‚¬,41.Â· --fr Â· Â·- I.- ...4#.12+BFF/1~446 elp.tf*t.*2Â·~~WETMUb#*464+444387%92;9&f5&56*&4931~-64-?~F:Â¤6.f~*4*9#718,244./Â·4Â·Â·Ij~.Â· -r: .--Â·;- Â·-i:g r-;.t ... Â· #Rlly?Lb:..,1. 11.Â·213-'il.- :. : ~ Â·. t.g:. #13{4...4.:le; r. .... . .. n~ . g; t~:}.t--:-c.. g~...--Â·1'.4~2-fli~.'i/AD-9&%:-42'**<Prgaike !C ~ A.:.deal.M-'U#*60,~- .â€¢.4$-,9â€ž44*&Â·tâ‚¬-*;2* ;s-*:;z-64" f . ' Â· -n~2Â£'.#~f-:.Iy~4~f~3*~311Â·4ibitpÂ»ki-~-t ~. t.â€¢ 93:21' -- 4.:43.-f ~:0'7I i:+2+~V~Â·' -4â‚¬ .--'' ft..' -.4f~16v 4.Â·;AUJAU~~K- * f ~'-~ . 2,92~7192....42 ~%22.344.~~iâ‚¬U.~-2:1>idir -53 .ELPkf,SÂ¥.2.-Fijjaw# 64~-IA..~.~7 .-- - Atheff c 34?4..T:ill * 0 ,42 r~:0 44Â· 9 d '. 1 -. u .Â· .*. U Â·Â·,Â· 1 9, U architects 21 May, 1998 LETTER OF TRANSMITTAL To: Julie An n Woods City Deputy Director City of Aspen From: Scott LindenhaW Studio B RE: Garage/Connecting Enclosure Mullins Residence 234 West Francis St. City of Aspen, Colorado Dear Julie: Please find enclosed, drawings 1 through 5. The materials and details for the garage and proposed connection will match the existing materials and details. If any additional information and/or drawings are requested please do not hesitate to phone. RespestiAy, / /1JrIN Arthu;guen~ Architect 555 n. mill st. aspen co. 8161 1 970 920Â·9428 tax 970 920Â·7822 a L 0/7 0Â·rÂ· 4/Ditic.A Â¥RcfBAY LIN#- 4% le-' C R.o. 0,6 1,00 - * L L 1 . k ........... . Pir , D . ill.!1:,2 1 1 1 .A , I . -9 08}414 ' f A-/2 ) ' lifi) .fr-/ W.0. 6:54%. Â»ev i h- 11* f#Â£459 - ! 1 % .:?, 2 42*4 *&40 n f Oe Aâ‚¬A'Af GAR|AGE 4 fS-TORACE:- 0 2---- -- - -.d- 140< 0*A AVAIL>6142 Â¥58. Beleate/k( 0 10 + */30*(62 211 thv___ L â€¢ 00}LOINQ. OEE,91erMPNf)Â· d MatÂ«Â»0 1 ~ *2 Aw 8 VERIFY U,AnÂ« 12*G>na to f 4 6.1 74 = 'f- 6. SHON *2. . f A P ..i>t . 44 . *Â·/62Â£,7/6.7 ~*Al///Liz<1 /.~Aâ€¢*f,4 . FÂ»44 0 pL414084 4 1*Ke/6411 8 4 . -292') 0 4 MECHANICAL {5 , 44 4- &019- IN *JO-1 Â·0- 57*94 y 1 ..10*29*04020/ 94*t.;,2....,9."3..8?Â©3Â·& ...... -Â·.-3%3?~.524~A%~~&%2'. .':45: . 24&(4&Â·</((mou444 . 12> I -6440//ve /0 P Y 11 0 4 1..2Â£ , Ay.*. \ #,- g.. "044</9*1) '2%* - -b . - f / % 1 )=B Ale . .4 PCA R > m 57094 6 0 . AW 0 + Mi~ \ ,7<45//wumuu:. ,<A+LittibilidÂ«fitff '(1.2.,2Ge~94641iilz. ..t 24 A . 9.. . ke.01/ 1 1 X177/ - ~ ~ CLOSET ,~ i P)tru:9-r t3%!ilÂ©- 1 -. / \ 7 7 - -- - -2524 -12~ - f 0 -* 6 \'f?' 6 r ' 94'R6,1 :*~7 Ma Al liobr'Tr Z. 1 Ifi 1.2 INF/ .?\4346 4.4 - r/Ve , * ... i H /: :4 1 . % 00 7-wal '91- Il 0,41 PORCH â‚¬)\ MUDROOM .== - ft 1 1 ' . 1 \ ( KITCHÂ¢N \CZ- 1 31 'ff.....t-1.1 'dr #64/za/cs. lo i I \I l*1.- 0 2 - - - - ,, , 2 9 *. ,7 1 3 i i 1 1 A f. 2% 1 9/A \4"l \5 i : *. i* . / e -78/#r 6 4 9024-/r i 1 99. f , / 1 -9914 1Â¢/44//(1*wai , A-6 094 i yal -A - -trt... - Nr -~ - 2-44- .PE puze:r WENT W #9- 1,4 '6_ 6 - I 6@11 8*04 4tcÂ» 04. 1-~ 7-0 15 48 hepu P+ICE. 44 DE- '4 44 27 44 4- /3 - 11 4.-: c * 192-12 'L 9 4 4/ 19%33> 4 &.1.E 11 1* DEN /STUDY # D INING Â¢ 0. 11 Mt,54 6 / 929,4 t f <i 6 JIT - * -- - 0 I 9 2 4/ea uaam}aq ainsopuH UOI}JaUU P\I SpIEMOj jaaJ 054 paA 4â‚¬ 34Â« Ex ISTI N 6 MAIN HOUSE . --GE:JAILLE- - 7 NE-2 .-OCTAGON--1EUMI/- : BgrATS--AMV- VESAILS 1 :12) HATCH 1 EXI STI NG . - i . . - TDABIECINE -LINK _ - [SEE ?*5-mEEVATTON-- NEW--AppE[lati- -- . VIAwiN-5- *+ -- .- 1 -1 T ..L . 0 - i-/j / --1-- --- -- ti_-4 1 â€¢ 1. . .Ch .0 1 ' 1 1 -1-/ . 1 -3 1 1 1 1 PARTIAL WEST ELEVATION 1/4" =r- 0" Showing Proposed, Connection Enclosure between Garage ,~ and Main House (Garage moved 2 feet toward main house) 4/M!*A 40 laNRE. -ll . ( 1 . 1 igh - E ..~~37- 1------1 - 1 1 gil + i 1 ,1 --- VJÂ©OD 18}Jf\Lkaâ‚¬Al La-RE t r.--- IT 1 1 lili , 11;I 815Â·PRM,M Al,51 '6 WAW + 11 -1 '-- --- tmeÂ¥/,4,1,02 0%52:3*2,Â¢4725 C i i 1 1 - wl NEâ€¢N *TR.6kgUAEL i: li .. - -3 ~ -2322 -11__.__-__ -+- emZ>0,257 . -- /0014,~ '09*bqfil 1 1 1 --- __ - i i 1 1 --I *--~-- 4147 . CONS. 5.*b Z N. -A.- . 3 t I --- - -' 1 --7--- li 1 . 1 1 1 -~- - 5$54.04Â£ ~222**32 Â·il,$*5,,45; *60<71444 -~ | 1 | 1 i. 1 1 1 47-&4Â«44,SE Ax,Ae 1 1 - ... 1 1 1 1 - I i 1 i -- 9* VA-,1 1 1 i l l 11 1 1 . 11 . 1 1 1 1 1 1 1 li 11 1 Ill 1 1 1 11 I ili ; ti 1 1 L 4 SECTION THROUGH CONNECTING ENCLOSURE 114" =V-0"- . As viewed looking south toward main house 1 , - .5'Be FBA WINGS *9 ANF #5 %992- OF *ep 1 1 NAV ~2229 / 0*22Â£:2 1 \N, SAWGLE6 p M>Â®+1 1\ \46 gif 1 -N000 44_01 75'A t1, PDa19 k. 7 " ?>*IA 10 1*[teÂ· O,0,e_ M*7-,9040:LE O=r i /1/ ~ Offo'10 iwog - (84*tda te.r**regy:*5 < ----g- 6,2 .t x &4â‚¬ 6 ft)(*20) -p 0,9*;M ate,UAL- / \ ?466 90,21-14*h-6 (imes -MPVA 1/ , Z. / / i///// 9~~-- ------ ilmr 1*Â¢:M>2- OF= t#*1- ADD moW RFU,+_ 419064*0 -p t**+1 //' At*04/<0 ill -l 62-=$22 1\ ,:~>9Â£2*Â®' 0#zz- ~ , ~~~-- /Im*' Â¢52*0 14*PWS"(2 / al Â¥WN D>q- 104.1- 1 Obp,XMA ever'62hÂ·, r 4% Â¥1 0,0/<SSE / 1 f um/A.) 04.. 70,0. 440/th 1 / C ~' ; P)f-~*003 Â«bUDOCuj /252- /,$45SM,5:2 Â£A,&4025 -1- - - -n-ci,- 0-~n A I - --Vt i C -422&46_6) AU#y, " WEST ELEVATION OF CONNECTION LINK 1 314" =r- 0" A/,848Â¥2*v22 i .t l *9400 ' av *i - 1/ ..0 1 %-4 3: .-1 510#Ne % AME.*t NEK+97- 0 4 g V 4#0'44 j y#00 Â¢ 4064 EboA Â®P~" Tc) Mdp f-2,< 2,EÂ¥Â©ND 404'44) 140064 FUref) 4,0/416*TS - . *1 41><,41.09â‚¬0 4414 +40Â® X\\- rw. 14-, - ?Al*ED L>440*14, - 01'KA (mAe P1N19+11*5 ~ret fÂ» 1 - 4 0\ 1/ }l I .' / .. -1 1-0 a*e, 4440 /97â‚¬W VAU-4 - . SECTION THROUGH CONNECTING ENCLOSURE - b 3/4" =r-0" 4 f S),9/99 J LL~ --1-7 1 4 cm./.Ull - .f~~1- I- ~ 1 - 1 *i ill,9 5),9 )99 5 County of Pitkin } ifir.....-9- AFFIDAVIT OF NOTICE PURSUANT }S TO ASPEN LAND USE REGULATION ~ State of Colorado } SECTION 26.32.060 (E) L A 1.-AN D. 8 us H , beiNg or representing an Applicant to the Ciry of Aspen. personally certify tha[ I have complied with the public notice requiremems pursuant to Section 26.52.060 (E) of the Aspen Land Use Regulations in the following manner: 1. By mailing of notice, acorn, of which iS attached herero, by first-class. postage prepid U.S. Mail to all owners of property with three hundred (300) feet of the subject - property, as indicmed on the attached list. on the 20 day of /0/0 5 , 1992(which is J days prior to rhe public healing date of /71,3 4. A Â£ Lord#,5 o Fhit b/â€¢As. 6,6 //in'#' itir 1-~ /70+ reiu,>af râ€ž r,di~ /4<s,Difjlj ' 9"'1 8 5,1-a,A-&&-rl V.-r, 6,<cer toÂ·â‚¬- a.râ‚¬ reiker't-JA., . 2. By posting a sign in a conspicuous place on the subject property (as it could be seen Â· . from the nearest public way) and [hat the said sign was posted and wisible continuously from rhe j' 9 day of /71/0 -9 , 199~ (Must be posted for at least lanÂ·@G) full *ve (5) Au#A,>3 67 /71 &+cl C,k1 f' i LnatÂ¥' days -before the hearing date). A photograph of che posted sign is attached hereto. 44*- D. /LI lignature (Attach photograph here) A -6,~ Signed before tIle this Â£4(0 day Frl 1 ,19â‚¬by Admu b -bus /1 WHNESS MY HAND ANp OFFIgAInÂ§FAL Mx,commission-expires: (,2-c99-9 6 -_ _ Notaq~blicÂ£ t / 1 Notary Public's Signature 0 TOTAL P.01 , MEMORANDUM TO: The Aspen Historic Preservation Commission TIIRU: Stan Clauson, Community Development Director Julie Ann Woods, Deputy Director FROM: Mitch Haas, Planner ~~ RE: 101/105 E. Hallam Street --- Requested Variances from the Residential Design Standards --- Public Hearing DATE: May 27, 1998 SIJMMARY: Staff has not yet received an application requesting the needed variances, nor has staff received any plans that would aid in determining what variances would be required. Staff is reasonably certain that the proposal would require variances from the "Subgrade Areas" and "Volume" provisions of the Residential Design Standards, but does not know for which portions of the proposed structure said variances would be needed. Consequently, staff has not been able to prepare a memorandum reviewing the variance requests and, furthermore, staff has been unable to prepare a recommendation with regard to the requests. Accordingly, staff is recommending that the Design Review Appeal portion ofthe 101/105 E. Hallam hearing be continued to a date certain, and that the posted notice be required to remain until a full hearing is completed. - 1 - BLOCK 68 JOB NO.- HUBH DRAIN BY: 2 CHECKED. AGE* SCALE: HUELAst FILE ED: 1" = 10-0" COPâ„¢IWÂ© Â¢$1 1997 487 444 STREET 2 r-h!599 / h 1 Z / SHEET INDEX I # 4' 1 ARCHITEC.TURAL SITE PLAN WI ~ ~ 14 - . 0 ill 1.0 FIRST FLOOR Ae-BU\LT 1 9 \7 / 5/ 2.0 SECOND FLOOR AS-BUILT A It : 3.0 EXISTING ELEVATIONS (NORTH/SOUTH) 3 4.0 EXISTING ELEVATIONS (EAST/FEST) ~ j: 1. PROPOSED BASEMENT FLOOR PLAN < 1Â· An.0 PROPOSED FIRST FLOOR PLAN . i i F.o PROPOSED SECOND FLOOR PLAN Mro PROPOSED ELEVATIONS (NORTHBOUTH) Aa.o PROPOSED ELEVATIONS (EAST/PEST) 1 . - Am,59'~Nifi~ 1 1 Â§E I. 1 . - 1 1 11 1 1 LA i - ' LOT A OF THE KESTERLY 4.86 FEET OF LOT B, BLOCK 65, m / CITY ANP TOMNSITE OF ASPEN, PITKIN COUNTY COLORADO, CONTAININe 3486 Sa. FEET ,~,coter 1 / GIBSONÂ·RENO Â· â€¢ A RCHI T ECY S â€¢ 111 4.N -4 Â·/ 210 EAST Inier (GRAVEL) AILEY BLOCK SUITE , 202 -4- ASPEN. COLORADO 65 81611 (970) 926-5988 FAX (070) 925-5993 .. P.O. BOX 278 117 N. WILIOÂ¥ SUITE, 2 (970) 728-07 FAX (970) 718-6088 Ch SITE PLAN :~ SE=r , AS.1 SITE PLAN 1<1<ACM ONE[GISE[H HSnE[ C: \_Projects #oUSH\Bush_ast.dwg Thu May 21 09: 40: 47 1998 0 ' M NO.: 1 mawN BY: JN Dam 0/20/98 CEECKED: AGE Scant BUSLAi MIN ID: 1/4-=1Â·-0" 002!mmm Â© GRI 107 11 E~@ APPROX PFeFERâ€¢r 1-1,2 'Â·UL-Wh..jUIL'l,LIL.6111:'.Â·. 22'.1.'11.. i:il ,'il,Ili':11''li.l'~.~'Â·Â·I'lÂ·IIi'.''~'Â·.,MIP 111....1'JJ'.i :11'lÂ·RÂ·,4_' F-a*Elt"IHI-1111# f -+ 1,--=1;11--Ult'WI'- =-P"lÂ·RF---1 |EmPROOM 3 | X! Ii' 1 la/LU , I Â£77.. - ..Â· i.Â·,Â·,I.,1.Â·Iii I "! i~~~~~.E.~I. I 47 -4781"k:FANTER&3982Mn.- 111Â®1.m 1 1 C LT.VaL l) GIBSONÂ·RENO 0=q4 â€¢A RCHIT Icllâ€¢ 111 fl O 95/.ir - Am.=r- FAX t,q,Hillt, 1. 7:~31**:41@liM@42902%FWI n IlltEfll!101Â®193 (970) 920-5993 9 1195521%4~~=~AMIMZÂ»-1--Â·1â€¢1*Wâ€¢M. .. 11 11 ... P.O. BaX 278 LT. reLL j 4 LT./.16 4 6Â¥.. 35 117 N. FIUOT -*C==24 =I=,-DO SUITE # 2 (970) 728-8007 FAX NER PROPOSED (970) 728-8888 < <7) BASEMENT FLOOR PLAN SHErrI Uj w.iÂ·-00 e , Al.0 BASEMENT FLOOR PLAN 1<1<1444 TICIO 866J n :Lk :9I 02 Aew PaM 6Mp' Le--Usng\HSOB\SloaKOJd-\:3 0 M NO= BUSH MAWN BY: JN DASE: 0/20/98 CIECKED: AGE SCALE: BOW.Al pnE ID: 1//=1'-0* COPTE~r Â© GEL 1,97 1 1 23 < PROPOSED NE,l APPI-noM ~ ~ 1 1 1 11. 0 1 1 1 A 1 1 APPROX Mâ€¢OPERf LITE /11 EME 1: 1 -4/ 4. 11 h 1 111 & A ri IA-11 0 4** -Â·L_,_.%&8-1 [- A~T'l 1 7-L-18 2 1 1 E===1. . li D 1 / Im 4 le: % 1 V 00_~ nMAi A---** I-8 1 BLE 1 It ... 1, 1 M A Â«1 :- f. ; I 6_El f 41 0% 54 1 < 3 ~ f PROPOSED th--162-/9 TLL---2â€¢ MIN. NEM m Ae / / 07Â©11 ~ ~;2~~ TI' 1 i 1 11 ....AR # if ! 1 1 Ill.4 1 1 1 L~l .ST,FrpreAM, L.14114--9**'re-=*4&-1.2* ~ ADDITION 11- 1 . -1 1 n-1- 1 L .!.1 ....M~...,i~ -'. ~~* - '64 - ;0~PANT= MT K la-/:1 GIBSONÂ·RENO |DININS AIREAI â€¢AlcHITICTIâ€¢ '1 JEL'1.-0.-li'11 1 61.-C IN----: f I gY=~ 1 ---tr 1.----_r-Â·-1 ~ ~ 210 EAST HD~AN I-----1 1 sum # 202 ,ol~ FAX 1' Wk-Â·Hll~~ IF~111~M~-1111--111~-1______ (970) 925-5998 - ~~ Edi m H ... 'b LT. PELL // PO. Eli 278 117 N. VILLOI LT.yeLL- 27 surrl, 2 =Ind==AIX' (970)728-8807 FAX (970) 728-8880 0 rn FIRST FLOOR PLAN SHE= * - 1,4.â€¢11-08 ** AZO .. FIRST FLOOR PLAN 1<1<<<W 866I Li :99 :60 W Aew nl.Il 6Mp' 28~lisn8\HSAEI\SloefoLIc[-\:3 HSRE[ 0 Sm, NO., Bumn DRAIN BY: IC DATE: 5/20/08 CHECUm: Ami SCNE: 1/4-=1'-0' PIU ID: BUSELLS Cup==rÂ© sm igg, 1 1 PROPOSED NEM ADDITION | 14 Â»1 1 1 1 1 1 1 l eis .4 1 1 1 1 1%:8. 1 1 - - -~1--- ELI 'Le.RAGE ROOF EmagM --1/ Mry/, '1 i,lim'-7, i ir===# U Ill 11 le=L,1==L -,--U--11 22% S //Ji m X | An-----11 4</ Ilri 2 -Â· Â· A ,Â·rBATE=Ril Â· A. 1 'F==+-+*-----t-*9 U.7.-- ./ 1 4 . r : P, â€žR.A.114 |/ ~- l 'IMA~rERGLOSET| | ~___~ ~~7~~ ~ UF -,2 -0 , , r 09 1 1 F L 2 L -- -1 ;, JL.....3Â£'.IL__---lU - f--UNe 914 "i 11 IL - GIBSONÂ·RENO 1 1- V 0 - â€¢AACHITICTEâ€¢ -1- :1 111 LE - 1 1/ m /~e-SK=_ A \ : III f 210 EAST EntAN /1\ i *23 - sum, = /1\ // 1\/ 616: ..T , 111 \ 02"0 / 1 K 0 .30 1- (970) 020-5968 Eli â€ž 11 (970) 980-5993 ... P.O. BOX 278 117 N. WnIC, SUITE # 2 =i=m~OR~11O (970) 728-8807 FAX ~ SECOND FLOOR PLAN (070) 721-8808 164'.11.4 A3.0 SECOND FLOOR PLAN L<iMMAC C: \_Projects\BUSH\Bush_a3.dwg Wed May 20 16: 48: 36 1998 HSAH 0 - A. r.0.=Me 02,0 4 TO. MI:â€¢12! *,Gao -7~ i = NO.: DIG= DEAWN BY: JN DA= 5/20/98 CE[ECIED: 16!1 SCALE: BUSH.-14 MU ID: 1/4--1'-Â·r PR.OF'52:rf CO,12/Â© m 1997 ! Â¥,U- Â· i / RES. ~ RES. r 01 r"0. M.1:â€žmor.j . 1 . - 1,4.,14UJ.l.4 'F - t,4,Â·14 1 - -4 - ..19.111 111.1,1 4 ro, m:â€žm m,omu Â· i Ar#hic' 4 111,4 M.If 1 4"4441%4*,1 i TO. M.Alâ‚¬ MOPJ | P -104'~ i -- A,TA .1*12 .m) I -22==*- 1 /< 7,P=- -.,=- 1 11 L ==#= -:*: n M 01 0 - -- @=I 2*-rn. eâ€¢,De zer) == 1 i n[[nmnimi i li , P 0017-cr) . 1 TO.MDOE.4.19$ -0 " :25'-0. . - I - - - / 41 - - - 1 4 Â· 1 M ' Mzo,E rts:i,& I # 7,1 i li li 400*Mu) In - - - - L H --2%. - r , L- J L-j pmopeirr 1!OCATe EXISTI)46 Mil 1-12!=ha 7122 512; Sâ„¢,1,;1111 Flit/U ~~ - - ~~ BUSH ~ 1<RUMM /n NORTH ELEVATION Â¥ .iNT ER -me- 1 -=B. - 1/4..1- -21 A - -ro. 9%065 (Stler) 0 - 1,4. r \-F E I 1 1. 11.1.11 11.11 11 4 ,- I /1 1 1 M VW+~4Ill F lit944141.1 - - ** 9 lu. , I.-1. - EL d~FFIER FEE FFER ~ - r.,0. PLATE aD,ter) 4, 4 1 . hu r - in- 1 ber. 6"â€¢PE GIBSONÂ·RENO - Â· =-3 N 1 / Aj 1 .301: 1 --IMM-Tr-l - :064â€¢ , T Ff Ao.PaN.r DRIVE 71/ /-1- '1 â€¢AACHITICTSâ€¢ W-Â£1 ch To. am.oe m,aer) 00,Â·c h Â· 1. 11 11 210 EJET Erâ„¢AN Sm:rE , 202 JEFEN. COLa,Do 11 - (970) - 01611 11 - It , " C, i *(1 5 35.- 4- (070) 926-6998 FEX It 11 11 , 11 PA Hai 278 11 1 - 117 1 sum# 2 P - -401 M '2 ih =zJ=0~1=&1,0 L-J L-J (970) 728-8507 FAX (970) 728-8650 - SOUTH ELEVATION t 2-OJ SHEL * A4.0 ELEVATIONS El<1444 12[GOWHH HONHa[SaH HSflE[ C: \_Projec~SH\Bush_04.dwg Thu May 21 09: 32: 21 1998 0 - i T.O. RIDE #Co ~P' BOWI - JOB NO.1 BULE AA T.O. MIE*sE masr; DBAIN BY: JN DA= 5/20/98 CHEC=- AGE, SCAIN: BUSLA. FIg m: 1/4'=1'-0" Â¥'RC,â€¢=rf Carm,92Â© GEL 1997 ==~u3 1 1<~MM BUSH / 6/ ~ - ~C*jpÂ·14 1 RES. 1 RES. ATARDSM~ .,4, - 11.UlÂ· ..12 19ltlt-,i'r~Â·8~~Jhl --\ ' A 1124' -1 fâ€¢ i TO. PLATE *RL-J - 1 - 1 ....+++++......+..........+....... . -- 1 r 4 10. AAi east) 1 .----- r---7 : 1--9 1 . ***r -:1 ===f <TO. GRADE MED=r) ===Ill TmmITmml 11 =a, I ii 11 : It 11 %11 TO. tâ€¢lose Â¢EXIST) * 121 u '; 2 2 'e,0,00.20% _ . - - _~4*LE h~ 2=--* - c Â·co. GONG. M-J ~ i L P -8.Me r , L--1 L--1 '*"09'/*:rr thZ*GATES EXIST*48 SHED STNUOTLRE MICFU f ~ NORTH ELEVATI ON . . . t ~ RES. ~ RES. - 1/4.-1.0. ~-| BUSH ~ 10*LFIM 1,0 E+11-7- - 1 T.O. R.Ge aier) 4 $ 1144â€¢ 7 0' Full. i!*11 1. U.. El 1 v. r UJ~IUILL.1 1 *Mik :1.1 a-~- '-L - TA MATE daXIST) Ah $ 108.6. C. ' in- I 15457.6-OS GIBSONÂ·RENO 4 /11~X Jit~ll#*WOI,VE! 1-=---- -IL: 7 1-1 7-7 1 ...CM:YIC,1. 111 A To. GNAUG! 02,Gr) 000'09 I i: 11 1 11 - 11 - - 11 111 - 1 1 FAX 1 1 (970) 920-6993 lilli -.. 11 - 11 - M. 90% 278 ir.O. CONG, .O. H H 117 16 11â€¢LOW mimi . 2 - Sâ€¢1640* M'I 1 1 1-1 =96-= L--1 L--1 (970) 728-8807 FAX (970) 728-6808 - SOUTH ELEVATION SHEET * C 2.0, AA.OA ELEVATIONS 1<1<14<1< IVIGONE[H SmI HEAH C:\_Pro jec~~H\Bush_aMA.dwg Thu May 21 09:26:42 1998 To. *mae 0-0 .17 ra. Rovae eaer) 4 INDICATES EXISTINÂ» 9//9 Sâ„¢JGTIme PROFILE DA= 8/80/00 EE 00 CE[ECIED. AGR SCALE: 1/4-=1'-0- -ro. 9!pee Opâ€¢Â©PJ .A 2 -----WT.A. COME=rÂ© 01 190 - To. Rame mnse 'i-I.-I. lilli ..I-I.-I -I'll.-Il .--I.-I. I.- I 'll.-I'-Il-'.-I' I I *.....-Il-'.0.. '-I'll.-I.-I. i.-0 ---- - .P-'I .... 1, TOÂ· Plw);TE /"p) '1 , - I-' - rA â€¢LATE (2Â®87 9---/----In- - --Â· I. io..4+ - - ID: U U ; 7.0. s-om most'A 6/Â£ -i=ar---7- 11 rv rlr- 11 rlrl It rfrl 1 1 11 11 It 1 11 11 1 11 -1 11 lili 11 11 11 1 11 11 1 11 1 it I It 1 11 11 11 1 1 L --6.- Lz.lkj H L- 69,1 11 1.==16,=11 It, # 11 1 1 1 1 11 11 11 11 11 1 9----------------------------------p ~------------------------~ 4-------------------------------------- 11 -r.Â£3. CONG. 1.80,9.1,~ ------------------------ --------------------------------------=9 5-0.i'-10. L--1 L--1 L-J L-J EMB CD REST ELEVATION /k TO. mt,SE} oDD ISO.-O. 2 6% /6Â·ro. Rose Moer) 1pr---*ar- 001Â©ATIS Exceme me, STBUCTLE= F,ROFILE ATO. RIOSE PROP) 8 EBE 88 -88 6. RID,Se mxler) - 11268. --.----- --- - - --- -- --- GIBSONÂ·RENO ,LTO. R.= Oâ€¢-1 / --â€¢ ARCE IÂ¥ * C 111 -~ . ~ ~â€ž i. "., ' .Â·'Â· : ' EEHEEEE"=- 82-0 ' "-Ill.......'- ------- D. PLATE UX,579 4 .................... ...................... . 3 =:=:Ill==r 210 110 Eâ„¢AN SUm # 202 EAX --0 -------- .. (00) 026-6-1 -- 7.0. ==<:--â€¢ â€¢ â€¢ 11 - - 11 - 11 - 11 - 1.1 =08 117 N. 1Â¤10Â¥ 11 11 11 it 11 11 11 11 11 11 11 11 11 FAI (970) 728-8860 11 11 it 11 it it 11 SHEET * 11 >L T.0. CONG. M.ON H _ H I 11 ---- ---------------------------------------=--=2 9--=----------------=--------------------==-=----P 9 L-J L-J L-J L--1 /h EAST ELEVATION C 1.0 'i---i ELEVATIONS 21--1 -~ laCIOME[H HSnE[ C: \_Projects -JSH\Bush_ag.dwg Thu May 21 10:06:09 1998 TO. Rigae 8/yo /k lala.- 10. Rlose 2,0511 4 .. N:MGATB /,3/1/Il DATE: 5/20/98 CHRCIED: Na 00 EE EE SCALE: 1/4-=1'-00 MIE Int BU"W-" - 114-4 \F Cm'!121*m Â© 0721 1997 mo. Rose mor - - It@-5. - 10.6. - itz. ro. Mâ€¢= -- ---- ===========r 1-,L | r nr Flr H rirm ~ 1 rlrn 1 1 11 1 11 lul 11 1 11 1 U 1 11 Lja.=1 11 1 11 1 11 11 Lal-Iii LUL 1 11 - lilli 11 11 11 11 11 1I It 11 T.=11.-MA.h- 813 3 4==================================4 4==========================' 9==-------------------------------------p h L-Â·~Â© MEST ELEVATION L-J L-J L-J Am=ae m)*CL 4 IPZMCATES EXCSTIND SHED STRUGTUIE PROFILE E EME 88 BE -,P=- A 1146.4. ~::i h I:=~=Ck 4.0. Rloae mer) - -- GIBSONÂ·RENO :t. / "- &-33â€ž-JIGE+U- ---d â€¢/1 CHI T I C Ill:ZE--//2-EN~~*74/ AATO. PA= m.p, 09- / .--1.1.11. Ill 2 -='**'....n~~NNE: U r~-0. PLATE Â¢2)050 . --===--.. ,]FF Â· :i Â· Â· a.- Â·:+ --.=:=:Im;~:... .--......... 110 ------------------- sum# 202 -" =AJZi== DÂ»4*H - - 6.:=T . 11., 1- .al ....â€ž++....+.......:::=.+-- .....+#.++.. ++ .................................... --- 0 --1 - :.*./.-- R, 4* + i '*:-: ~1:Ga ((. '. "'-,f~zE.EJF T.O. GRADE Zer P.O. BOX 278 - 00=09 11 11 -- /1 1 1 117 1 1919/ 11 11 11 11 it 11 11 =-==DO 11 11 11 it 11 11 11 (970) 728-4807 it it (m) 728-5668 11 11 ]UX 11 11 11 14. It 11 i 1 11 11 1 11 it 11 ~ 4================================449=================4 4================================================4 4 L--1 A5.OA L_J L--1 L-J - EAST ELEVATION C 1.0 *===============..,=...=~ ELEVATIONS 21-1 FJ laGOF,Ha HSfla C:\_Projects,wJSH\Bush_Â®A.dwg Thu May 21 10:14:29 1998 0 M NO.: BUSH DRAWN BY: JC DATE: 0/20/98 CHECKED: AGR SCAut: BUSH.Al FUE ID: 1/461'-0~ COM'190/@ UNA 190 E8 APPROX PROPENM LINE i.....T V a 1 ! 1 I lk--11 H---11 \ 1 1 1. 1 11 Ill 1 1 Y pil- 27 -czE~k & 1 00'Em' d Flu GEIL--1 \/ 00 . 5 1 I mAE 34% g,8 1 - M.~A 1 A toi h ./ TI' I 7 r-7 -I ip -1-41 -'===1 L------ GIBSONÂ·RENO â€¢ARC HITICTIâ€¢ 1ll Â· I-1-11 = TAIR 210 EAST Erâ„¢AN Â»ININe AREA| SUITE # 202 hiZM'na 'Al--111+-11 1 (970) 920-6999 .IE=11 11==IL .0. p.0. BOX 278 117 N. VIUOW SUITE # 2 (970)728-0807 FAX (070) 720-8868 9 FIRST FLOOR PLAN (AS-BUILT) SHEm * - 1,4.-11-0* *Â® LO REF. FIRST FLOOR AS-BUILT Ic<Afc PCIO C: \_Proje H\DWG\Bush_abi.dwg Wed May 20 16: 55: 45 1998 ~~ 0 C: \_ProjectgBUSH\DWG\Bush_ab2.dwg Wed May 20 16:56:28 1998 1 l 1 11 . 0 X 1 1 1~--11--11 1 1 1 1 1 10 il i 1------> 1/ 1 1 1 Â» i . 1 I - 1 =Lurl 1 1 . -~1-Ill:= 1 i 1 1 1 L 9 M &% AN 4 -7 1 lip': 5â€žMI A 1 1 1 6, 1 1.Ilin :o u.de/ BUSH RESIDENCE REMODEL 4 LOT A. BLOCK 65 @ le & & rem :*Al 9Bm 0 3,11.1 : G \T.AJJ ASP~24. COLORAT)C) 0 'z W m Zâ€¢ 2 ON (1-1 lAg-6Â¥) NÂ¥-TN 300-10 SNO'026 0 A 125.-0. - e.=Il== ex -&\ 41 -1// - 414. Scitz: 1/47=1'-0- 24. ;013 NO= BUSH 4 DRAIN HY: JN DAX 5/80/98 KRUM BUSH \Â»L CEJECKED: AGE RES. RES. Mv* iD; auglu, COP,mmr@ Gm 1997 - 117-5. --I- .A . - jr y=*j J I - . % 10 0 11 1 0. 61*â€¢02 {exsr) . 1 7111ililillilill -:Ii rn NORTH ELEVATION 70--7, $ E9q 1225'-O- / Al // il = 2 1*rh~ 2 . - 1 1 /-=Exrf ' -- BUSH KRUM - 1hr:- -1 RES. RES. I=*52 ro. moee m)=O,k G[BSONÂ·RENO .. â€¢ARCHITICTSâ€¢ 111 -- 210 BAST HYMAN surig # 202 -- Il I IRE (970) 020-5988 cE= FAX (970) 920-5'ga I ... P.O. BOX 278 117 N. EUOÂ¥ SUITE #2 m/;09&22.X, - SOUTH ELEVATION (970) 728-0807 92 (MTH EXIST. SHED IN FORESRaiND) (970) 720-8868 SHEm * 3.0 EXISTING ELEVATIONS 1<1<1<1<14 C: \_Projec~B~SH\BushEXTS.dwg Thu May 21 10: 28: 57 1998 0 JOB 110/ BUSH DRA.N Br: E DATE: 03-89--98 ' Te mose exler, * CHECUD: ASH - SCUE: BUSLabl F= M 1/4.=1*-0. 'Eli 4 COM==TÂ© C. 1.7 ! lize - 111.; {11 To. mpae masT, Ah A. -112 4, 1 1 - --I--I---i pl-q JOIC <1/,7 - 0 /1 -- I- I 29=- S CI~ C:=~ /1.To. 6-05 ensr/ 1 1 1 1-4--1 (Â«7*09 33 <-1 REST ELEVATION 6 l 2.0) - Â· Â·Â·Â· Â·Â· 0 70. luose mxer) - T EjB Fgm A.Â·ro. F,cose rextsr) - 1120-5. 25X 1 ]1 1 1 GIBSONÂ·RENO AmTTA '11 11*- 0- LLC. - 4 210 mer Incul H . 1Â®111 . 81.11 . (970) 92~-5908 1 - 4 11*Ill;ii;p,iith ~-t==, ,Â£164UDE EXIS~*h = [:~ FAX - (970) 926-0098 .. P.O. BOX m 00049 1 117 N. /210/ Tâ€¢'~â€¢~ LL- 81486 0. j - Cm)=4= R - EAST ELEVATION FAX 7 1101 9 - 1/4.1-0 (970)728-8858 SHEET # - 4.0 EXISTING ELEVATIONS 1<14<44 12[GOWE[H HONHC[[SE[H HSRE[ ~ Memorandum To: Aspen Historic Preservation Commission From: Stan Clauson, Community Development Director ~~~~ I)ate: 27 May 1998 Re: Aspen Mountain Master Plan Sundeck Referral Comments Summary. The Board of County Commissioners has formally requested that the Historic Preservation Commission provide referral comments with respect to the redevelopment of the Sundeck restaurant. Specifically, the Board wishes to know whether the Commission would recommend that the Aspen Skiing Company (Skico) be required to construct a replica of the original Herbert Bayer octagon structure and, if so, where such a replica might appropriately be located. While this narrowly-defined question is the subject of the BOCC referral, the Aspen City Council as part of their review of the proposed Sundeck had requested that the new structure be reviewed with respect to its bulk, massing, and use of materials. This somewhat separate question may actually be part of any response to the appropriate location for an historic replica of the original octagon, as one of the proposed sites for the replica would have substantial visual interaction with any new Sundeck structure. The original Herbert Bayer Structure and location options. The Skico, through its architects Cottle Graybeal Yaw (CGY), have provided a submission to the Historic Preservation Cbmmission which consists of an historical and design analysis in book form as well as plans and drawings ofthe proposed new facility. The historical analysis shows that the original Sundeck warming hut was built in 1946 under the direction ofAspen architect Herbert Bayer. The submission indicates that the original structure was intended to be temporary. The structure was modified in the following year by Fritz Benedict with Bayer. A number ofphotographs are provided which show the original exterior form of the Sundeck as well as interior images. The structure was further modified in 1956, probably by Fritz Benedict. It was significantly changed in the 1980's through two projects by Hairabedian Architects: first in a major renovation, then later in a restoration of the fireplace and roof structure following a fire. The current structure bears little resemblance to the very simple structure which presents itself in photos from 1946, although some interior elements have been designed to reflect elements of the original. The current Skico proposal which is part of the 1997 Aspen Mountain Master Plan includes the demolition of the existing Sundeck and replacement with a new structure of a rather different character. The architects assert that the design of the new structure recreates elements of the original Sundeck (see the CGY Memorandum, dated 12 May 1998, "Current Proposal," p. 3). The alternatives on which the BOCC are seeking HPC's advice are the following: 1. Provide an interior space within the new Sundeck Restaurant which recreates the character and spirit of the original Sundeck warming hut. It should be noted that, in a meeting with Susan Hayward of CGY, staff was told that this did not mean that a literal octagonal interior or exterior form would be created. Rather, this would be accomplished by providing design elements reminiscent ofthe interior, e.g., a central fireplace surrounded by fixed bench seating, as well as photographs and memorabilia documenting the history of the Sundeck and Aspen Mountain. 2a. Reconstruct a replica of the original Bayer warming hut and locate this replica on Richmond Ridge for use as a back country center. It should be noted that there is no remaining historical structure of any significance and that any reconstruction would be a replica created with new materials from old drawings and photos. The architects believe that this location has merit as it would provide a relatively isolated setting in keeping with the Sundeck's original location and condition. There may, however, be issues with the intrusion of such a structure on the back country, which County staff has worked to preserve as a rural and remote district with minimal intrusions from structures and other development. 2b. Reconstruct a replica of the original to be located in the vicinity of the current Guest S6rvice Center site. This location would have the advantage of placing the replica where all skiers could see it and thereby learn something more of the history of ski development on the mountain. Disadvantages include the issue of placing yet another structure in an already varied complex of structures at the top of the mountain. Moreover, the original building would not be in a location which reflected the original vistas it commanded, and the simple design might be lost or trivialized in comparison with that of the other structures. The Proposed New Sundeck. While this is not the subject of the BOCC referral, the HPC may wish to take note of the fact that the City Council, in its review of the Aspen Mountain Master Plan, expressed concerns regarding the bulk, massing, and materials of the proposed new Sundeck Restaurant. While City Council members did not question the need for a new facility, several found the materials and design to be somewhat overbearing. One theme emerging from their comments was a desire to see simpler, lighter construction be employed in the design and materials ofthe new facility. The HPC may wish to comment on these issues as part of their referral to the BOCC, and may relate those comments to the proposals for the replication of the original Sundeck warming hut. Conclusion. Staff does not have a specific recommendation with respect to Alternative 2a or 2b. The HPC is invited to explore the benefits of providing an historic replica at either of the two proposed locations, bearing in mind that siting was a major component of the effective simplicity of the original. Staff strongly recommends that an interior space be provided within the proposed Sundeck Restaurant which recreates elements of the original design, and further recommends that the architects explore a design which incorporates a more literal re-creation of the original forms within the new restaurant. Staff also recommends that HPC consider a recommendation with respect to the bulk, massing, and materials of the proposed new building, considering the issues raised by the City Council in their review. Staff from the Skico and CGY will be present to provide additional information on the proposed new development and on the issues emerging from to their analysis of the historical Sundeck. Attachments: Aspen Mountain Master Plan: Submission for the Sundeck Restaurant Plans and drawings CC: Bill Kane, Skico Susan Hayward, CGY Architects Cindy Houben, County Community Development Dir. Board of County Commissioners City Council Julie Ann Woods, Acting HPO 1997 Aspen Mountain Mountain Master Plan HPC Submission For The Sundeck Restaurant --- r i -Â· l'ii,ii.'ilil@Ill'JM1".IA!$! Ill'F~FiiiIWIMI01*liEJOFFFT.06 C'BkiÂ·~- ki_ "111 - '1111 - 4 111> -6 1 *i ' 1 2/ L'-41- 611 I - 1 -4 1111 . -1 1/41- 1411*~ 1 5 LE 1 01 k..... : 1 1 1----- May 1998 A .\SPEN SKIING COMP.ANY 11 May 1998 Julie Ann Woods, Interim HPC Liaison Community Development Department 130 South Galena Street Aspen, CO 81611 RE: The Sundeck Restaurant Dear Julie: By request of the Board of County Commissioners, attached please find the submission to the Historic Preservation Commission in support of the proposed new Sundeck Restaurant. This submission is to be reviewed by HPC, with comments forwarded to Cindy Houben for consideration at the June 3 BOCC meeting. The following information is being provided for the submission file: APPLICANT NAME: Aspen Skiing Company Bill Kane, Vice President P.O. Box 1248 Aspen, CO 81612 923-8751 APPLICANT REPRESENTATION: Cottle Graybeal Yaw Architects John Cottle, Principal-in-Charge 510 East Hyman Aspen, CO 81611 925-2867 Please feel free to call us with any questions regarding this submission. We look forward to meeting with you and the HPC on Wednesday, May 27. Sincerely, 34/4Â» Bill Kane Vice President CC: Cindy Houben John Cottle Post Office Box 1248 â€¢ Aspen, CO 81612-1248 Telephone 970.923.1220 COTTLE GRAYBEAL YAW h architects 1997 Aspen Mountain Master Plan H.P.C. Submission for The Sundeck Restaurant Table of Contents: 1- Disclosure of Ownership/Legal Description 2- Vicinity Map 3- Site Survey 4- II.P.C. Submission Memorandum 5- Exhibit 1 - Historic Photographs 6- Exhibit 2- Historic Design Illustration 7- Exhibit 3- Design Documents, Herbert Bayer 8- Exhibit 4- Design Documents, Hairabedian Architects-Planners-Urban Design 9- Exhibit 5- 1997 Aspen Mountain Master Plan, Proposed Sundeck Restaurant m:wpdocs:sundeck:dd:hpctoc:9673.1 I 510 East Hyman Avenue Suite 21 ASPEN, CO 81611 tel 970.925.2867 fax 970.925.3736 e-mail for all offices: RO. Box 3507 107 North Fir Street TELLURIDE, CO 81435 tel 970.728.3037 fax 970.728.3236 cgyarchitects@ RO. Box 6337 37347 U.S. Hwy. 6 Suite 200 AVON, CO 81620 tel 970.748.1516 fax 970.748.1518 compuserve. com ~~ ASPEN SKIING COMPANY 11 May 1998 Julie Ann Woods, Interim HPC Liaison Community Development Department 130 South Galena Street Aspen, CO 81611 RE: The Sundeck Restaurant - Disclosure of Ownership Dear Julie: The current location ofthe Sundeck Restaurant lies on Aspen Mountain Parcel "A". Within Parcel "A" are many individual mining claim parcels, including the Tom Hendrix claim where the existing Sundeck resides. The Aspen Skiing Company owns all surface and mineral rights to the Tom Hendrix claim (United States Mineral Survey No. 6301). Expansion of the proposed Sundeck restaurant will cross into the adjacent claim Georgiana (United States Mineral Survey No. 6301). This claim is also owned by the Aspen Skiing Company with all rights. Sincerelv. & Bill Kane Vice President Aspen Skiing Company Post Office Box 1248 â€¢ Aspen, CO 81612 970.923.1220 â€¢ Fax 970.923.4875 www. skiaspen.com Printed on Recycled Paper *r , fl 4.40 ~ &.2 41.Â»'U 1 4 i.2 .Â»$, i \0 1 Â« 1 Â·!-Â· j:| 1 L~' 16~â‚¬,LJ/Â·,4"3',-~110:~4?13-L~~] . \ .43:9 1 0>. t: 71 0 21-3-4Â§-It.4.Â§11 'itj,iÂ©'' 4<jiLE,Ult-2 4.311. i.0 3 ~-1-2 740-41"14-j ALL'L ~m, Li~~*~~~*hj f & 1.1, 7 4 0% Â£ 1 171-r f.1 L'.1.4 El--5'.F~-i': ' Â·Â· V a r 1 7* 4 -*. a).4 -62 C i ' Â¥ 9 -1 4.15 Z 13- Â·A- '1' 5--=:1 ~- 1 4 ro, A~11 4.4Â· 'll''VIL A <Â·Ill, =tjÂ·.*I _ 1Â·1. 0. 02 3 072 N./.P ' .1 4 *K 13'~ <(#2 ~ e. / lill E- ...r -' _4 - , - 1 J_ ~ 311 . -7-1 j:'11-1 -- ! 1, c k ~-/2./ (04%0 U..83 \ c/FY : I Â· ,- A.lk 3, . Â·4 / f...'* -1 1 V. - , b # 1 - ~ .e r. 4 â€¢ .0,~ Â·Iet 1 - f j 0> $, K.. 9 Â».1 ~ 3 ., r~ FL~4. Â· -:'r i Â¥f 'F'-8..- 1 j -4 1 k *%444 4 -~ M & |i'' tjmtill/Fatil "2 , 11111-110114 9, 3 1 ) J â‚¬ fl ~ 1.1 611." 1 . ./4*40 / : '~,~Â·' 6,0~F . ea 0% Â·44' 1 41*W' , *t.@4 1 4 1 -I. 1. A f 1,b '2!kl ir|& 1/: . , '*21711~' 1 1,1.2! : I:,4 99.:, t. 1 4Â¢44-Â· l, /./. /41%91 '19'J'11 ~td .-.. X:%.4.-'....,2.- #7 7. 1,3 , 1,1 1 Ir_, '4~ - r' 111.4 111,11'111- 1.'U-k 231// - c< 64 :99 t .3. 44eI, 11-1.1 / , 1 + 1 fi'L,AtÂ¢tft,Fitf,~'~~i~ M '6 -. . f â€¢CA/- . -7 F-1 1+WA 1 ,â€¢ ' '-T A t~6Â»i . 1,0, A,Â·.,44Â·ti~3~,~;Â·,~ . ' -,--ditigfr- T 11(41 11,L-,4, Â¢Fi' 14 171 4-Z'ki,-~1-i.i'R~t;~~ ' T;.'1~lj,- - ~,. *A i4 -=62'~~1{~ fL, d,4.i.â€žM,i,H 4.,- d iL li 'le/f =*'.~3-Il'~~i,1-3-It~.-: U 4,Â·" . -- 1,4 6.,. = ~'%**t't.:, 3 -#Â· 2 2-, - ti - ' I qi Â·J 1 11 r,1'1'~ ''r l'~1~*id ' -=71Â·' 51'7~-4Â¥-~~ty' '131%'r . 1,2/4,1,&7/1 '-12'fl.../\11~ . '- 1 n_ 4"1 -1,, ' k i pt r Â©' 9 ,-*, $Â·87., 4 li -1*27/ 43+51 42-*9 6,IM~~.rE-Â·'.r 1- -,3 '" '=r A-_'Â·,2.Â· 1 Fic' 1.1 ' i'-L.r'+JI - ;reA r '1:-1,3tz --Ill 3,-,r-:i-7-Â·-Vt 'ti'-BHM&4,r' -t rr-,-r.~.m.=.- I. .~ '0 - I,-~-27-yt '.il,~Â·*-6EL'~1.11,11[~3.9iJ?'41';i-.1:INi-k'.iÂ·jYFÂ·1-Rf '~-I-?'i ,;5~~jj--fi- '1~<125:.-'Â·t*-- i_' It'd,6), *,p il 4&.1.i,- -i. Â·Â·r, 4 1 11 9- - 94 --6-z.T//,143 n "1-Â·'-4 *2 -1 , -r-' 1 1,|I:,I--0 - I ,-, i.9 .I 41 -4-11 T+111.11 \ 1.i,- :,-fili-4 141. 1 - Ii-L:*11,1 - - T.-bil- fr - r IflkÂ© / I 4 trrk;T _L. ILI .=+ 11 I I. L 4~er?.LI-9-' 1,'AL 'al~#, :4.- 12Till-'117 <Â£7.16 111-2 11 1:--11-11--,1 Ed-,11 2 1 11 k 0 * ,,I,-'t#.A# 13*'I - ~ 1-t~ 1 - $ .%-- 4-*!fl- 111 .dp=-1- lit 11# 911 1. UNI Â®*Â»,1.-"41 -Ij 494*ifi Rti:'f~~11.1. 2&64~,f L~,,C,.'~1 Z "d~'fillj'IÂ»49 , ' 1,,---7,~ri31i,f=-1110./Â·044-_ 'r'~ 3, 4. ' Eli .11 -Zi}'~.3,-1 93 - l#23*11!14#42 -1.1 r''IT~L '.#20 ".L + ' 1~l -I ' 1 J~ .11,~ 11.32-1 ' 'I~)- 1 t l-\~ J ~-GV,4M' . .f .Â·64- 1-'I;li 'I'I~,-; i k~'~..~Ii'~3~~ff~'1~444 ''1 '.if ALY:, 2214- Snowcat Shop * 'r ~1Â·r~bl- 93:2 -f:+ 4-'==1 34 Existing Conditions Map ./ - g & -- Top of Gondola, Aspen Mountain c 1 Pitkin County, Colorado 1& . . \ + .+.4 1 &0 UFT /n-<4~ . SHâ€¢Or*17J -\ , PIUAR >.I], Â¢ .. - .:lift f f â€¢ O \ 1\ I a I I :\ ~ 11= I'W M-4 ' .l -1- SCAU: f = 40 . I - . 22* " \ . % , 0 Â¥ m 0 - u A ... \ \ iÂ»LL k &- ;-.-0 . .. . GRAPHIC SCALE A 1 7,ON * 1 -h .. .0 1 ta I CONTOUR INTERVAL = 2' 1 19*ACK &*,.94.s 0,14Â£.aia I , L STEP004 L EMLERS, D,ing o RÂ»gi-ad Lond Sun,Â« in l gly-- 11.001. ~ DEDÂ¢ ' th. St- of C--, do h-6, cert#6 thot this map of =i,Ing oo,alione -1 pl,FFid ty me end under my i 1*-ion *m c ,u-, med* by me and und,r 4 Iup,n;-n and flot b- Ihi ming Ind mop - 1~ ond , -AL EL r p# 94 occurot, to the bid of my 1-04â€¢dge ind belief. . STEPHEN L EHLERS LS.20133 01'T SUN DECK U 7 Accu,og Sh,â€ž60 /br topoof,;012 mops. 07-, chic*â€¢d 7000 LE)El 90% of pointa *ho,kd Am =1- 1/2 the cortur Inte- EZEK- 1121/j *~M#*Sw*44*withWA49 and w,0 defb,ed peint, Â»holld be plotted vithin 1/SO' of -1 EleÂ£- 11215.54 thetr true posmon. O,1- disign should be based upon -b , spot .-Â¢6=. B#- conioct Schmâ€žas- Gonlon A-4 '%4.. wAim , Anc A- 69 *of --mâ€¢; Wb,moti~ W/N FLOOR TWA .- 11208. . CONCRETE TOP OF CONCMEEE RETAINIC. CONCRETE Ele/. 11205.15 -1 RED~040,8 1-U Legend ard Not,s. Â¢ GO,DAA - A *0,0. conow poe WOOD DEDr BSER 06>V 570012- i - Su-y Nioritatioâ€ž 8-4 on found monument, as shown. ELEV.- 11210.43 . RWEY Ole'llm~ FLOOR SEK 11211.85 '44, 1 1 0047",A ' 4 6140*0 1 1 * TA - alle m./.'Â». LIE Â¥ # 4 -- DC Rs IL,E * CU. sID. i =-.or /= . Poll=POLE - "--- 0-E lar~,1 1.E . ..17 POLE -0- Elle-Clt UE A Imp â€¢1â€¢â€¢E U .2/ ..0.Wl - D"I.=-R =E 0 '"I'â‚¬ *SE, .%, - 0036â‚¬,Â© Oam UE O 0- = CE.f'= ./1 01*,rs ' 3010 "I.'01 . Slaw Ill.4 lar 0 =- -0 .0... 1 1 . Be-- NI - loof *f--2 -4 0~ O -7 -- : 1 1 REVISION 001E Bf Job No 96134 ~ 2 SURVEYORS St'HM[;EXER GORDON MEYER /N(. BER , ENGINEERS 1 =lmaL 1010 ,mt~ WO Top of Gondola Drown br JT 1/ , 1 8 F. 6th Street. Suite 200 Existing 0671,ditions Map DoteÂ· r 1/48/56 SGR aenwood Â·5*ev4 62*1714 81601 Aspen Mountain 19 1 GORDON MEYER _ - Aspen. Colorado (303) 925-6727 SCHMUESER 1 Vlu . (303) 945-1004 (FAX.) 945-5948 ~ **pr ty = 4. ===n' 4 ./ 41> COTTLE GRAYBEAL YAW architects MEMORANDUM TO: Julie Ann Woods, Interim H.P.C. Liaison Historic Preservation Commission Members CC.: Cindy Houben. Community Development Director FROM: John Cottle RE: The Sundeck Restaurant - H.P.C. Referral Submission DATE: May 12,1998 By request of the Board of County Commissioners, following please find documentation for review by The Historic Preservation Commission in support of the proposed new Sundeck Restaurant. This submission is to be reviewed with comments forwarded to the B.O.C.C. for consideration in the ongoing review of The 1997 Aspen Mountain Master Plan. Comments are anticipated for review by the B.O.C.C. at their June 3rd meeting. Outlined below are the factors which we feet are pertinent to the review of this project. These include the history of the existing structure, background information on Sundeck operations and previously proposed renovations, additions, and/or replacements, the current Sundeck proposal, and alternatives which address the historic significance of this project. HISTORY Note: there is limited and conflicting information regarding the history ofthis building. Following is as clear an understanding as could be extrapolated from various local resources. Please refer to exhibits forfurther clarification. The original Sundeck warming hut, built in 1946, was designed as a temporary structure by Herbert Bayer. The design consisted of a simple octagonal wooden structure with large windows encompassing dramatic views. Its size and scale were similar to a lookout tower. An inverted roof was used to retain water, and allowed snow melt to be collected via an internal drain pipe housed inside the fireplace chimney, later used in the heating system for the building. This was the first architectural project designed exclusively by Bayer, but appears to be the least documented ofhis Aspen area projects. The first remodel of the warming hut was designed in 1947 by Fritz Benedict with Herbert Bayer. The new building components included a surrounding octagonal enclosure at a lower elevation (allowing for unobstructed views) which added additional seating and restrooms. Available documentation provides conflicting information 0 regarding the authorship and timing of this addition, but it seems likely that at least BaNr was involved in the design, and that the remodel occurred in stages - sometime bet~~p- 1 510 East Hyman Avenue Suite 21 ASPEN, CO 81611 tel 970.925.2867 fax 970.925.3736 e-mail for all oflices: RO. Box 3507 107 North Fir Street TEUURIDE, CO 81435 tel 970.728.3037 fax 970.728.3236 cgyarchitects@ PO. Box 6337 37347 U.S. Hwy. 6 Suite 200 AVON, CO 81620 tel 970.748.1516 fax 970.748.1518 compuserve.com fit 0 1947 and 1956. What is clear is that the numerous add-ons resulted in compromising the clarity of the simple octagonal form. No longer could the "lookout towef' image be recognized. Instead what resulted was a conglomeration of forms, none of which were as successful as the original warming hut. In the 1980's, a significant remodel by Hairabedian Architects altered the appearance of the building from the Benedict/Bayer addition. The scope of work involved an addition to the Lower Level which expanded the restroom facilities to the west and added an air lock to the east. In addition to removing small portions of the Benedict/Bayer design, the footprint and massing of the building were altered to accomplish these improvements. Other work included adding a new bar at the Main Dining Level which altered the floor plan and raised window sill heights on the southwest side. Substantial changes to interior finishes and plumbing, mechanical, electrical, and lighting upgrades also occurred at this time. In the late 1980's a fire destroyed the building's original fireplace and octagonal roof structure. Hairabedian Architects provided drawings for the rebuilding of the fireplace utilizing the same basic original design, with modifications to remove the old snow melt 0 concept. Roof repairs were a part ofthis scope of work, replacing all but the original roof outline. Improvements to the main entrance also occurred, but the extent of these improvements is unclear. Other minor interior upgrades have occurred over the years to improve infrastructure, functional requirements and expand skier services. These improvements may be considered negligible after the substantial changes which occurred from 1947-1988. What results, however, is no longer a form which resembles the initial warming hut, in fact what remains of the original structure is minimal - the outline of the roof form and the concrete slab beneath. The original clarity has been lost throughout the numerous renovations which strip away its clearly defined function as a simple warming shelter. BACKGROUND Renovation, remodel and/or replacement of the existing Sundeck Restaurant has long been contemplated by Aspen Skiing Company. The 1987 Aspen Mountain Master Plan states that 'demolition of the existing Sundeck and construction of a new restaurant of approximately 20,000 S.F. subject to a Commercial Growth Management Quota System allocation is a use by right.' This document was approved by County Officials and is currently in place. The 1997 Aspen Mountain Master Plan, currently being reviewed by the B.O.C.C., proposes a new restaurant of similar size, also subject to Commercial G.M.Q.S. 0 2 0 There are numerous reasons to upgrade the Sundeck. The existing food service operation and kitchen are of a size which cannot meet current and increasing demands ofthe public. While the building is technically capable of seating 275 people, it has a practical seating capacity for 240 people at one time. Even with this reduced capacity, waiting times and service lines are excessive. Under current circumstances, the Sundeck represents a disappointment to the skiing and non-skiing public, both in terms of the aggravation of using it and in its appearance. Over the years, numerous remodel, addition and replacement designs have been studied and developed. One recent scheme focused on preserving and reflecting the architectural character of the original warming hut. The design utilized a flat roof and strong geometric shapes, cascading down and away from the original Benedict octagon, respecting the original architectural design. This scheme, although successful in its respect of the historic character of the original structure, proved infeasible due to infringement on slopes greater than 30% (a violation of Pitkin County Code). It was also regarded as incompatible in character with its mountain top location. CURRENT PROPOSAL The current proposal for the Sundeck Restaurant, included in the 1997 Aspen Mountain Master Plan, illustrates demolition of the existing Sundeck and replacement with a new structure which maintains its own unique character. This design re-creates the spirit of the original Sundeck within the new structure. The proposed floor plans provide for a space within the building emulating the original warming hut concept and providing certain aspects of interior design which are closely reminiscent of its special qualities. The space is characterized by a central fireplace (the design of which will be similar to if not a replica of the original Sundeck fireplace) surrounded closely by fixed bench seating, and contained by a perimeter of glass windows allowing views of the surrounding peaks - much as the original Sundeck captured those views. This space will be furnished with photographs and memorabilia documenting the history of the Sundeck and Aspen Mountain. In this way, the original concept and feeling of the warming hut are brought back to life in a much more authentic, true-to-life manner than artificial applications can achieve. ALTERNATIVES To deal with the historic character of the Sundeck, the following alternatives have been considered. The B.O.C.C. is looking for the opinion of the Historic Preservation Commission as how to best address historic impacts. 1- As outlined above, within the new Sundeck Restaurant, provide an interior space which re-creates the character and spirit of the original Sundeck warming hut. 0 3 2a- In addition to the new Sundeck Restaurant, re-construct a replica ofthe original Bayer warming hut and locate on Richmond Ridge for use as a back-country center. This alternative locates the building in an environment in-keeping with its original (less developed) 1946 site. It will also provide a new building for existing uses currently housed elsewhere on the top of the mountain. 2b- In addition to the new Sundeck building, re-construct a replica of the original Bayer warming hut and locate adjacent to Lift 7 (the current Guest Service Center site) for use as the Ski Performance Center. This alternative provides a new building for existing uses currently housed elsewhere on top of the mountain. With regard to options 2a and 2b, it is important to note that due to the numerous additions and renovations to the original warming hut, the only way to "save" the building is to build an entirely new structure in conformance with the old plans. In addition, the B.O.C.C. is concerned about the number of buildings potentially occupying the top of Aspen Mountain. They are resistant to the creation of a "village" environment. The re-building of a replica of the original Sundeck warming hut at the location described in alternative 2b would contribute to creating this type of environment. CONCLUSION Based upon the documentation provided, please review the above alternatives and respond in comment form to Cindy Houben for presentation to the Board of County Commissioners. The next meeting ofthe B.O.C.C. to review the 1997 Aspen Mountain Master Plan is scheduled for June 3 and we request that all comments be forwarded to Cindy and Aspen Skiing Company by that time. Please feel free to contact myself or Bill Kane with any questions or concerns you have regarding this submission. We are appreciative of the time and care involved in your review process and are interested in working with you on any thoughts, suggestions or comments you may have. 4 0 LIST OF EXHIBITS 8-1/2 x 11 format (located inside binder): 1- Historic photographs of Sundeck - original Bayer warming hut to present day Photo 1: Original Warming Hut, winter, ca. 1946 Photo 2: Original Warming Hut, summer, ca. 1946 Photo 3: Original Warming Hut, summer, ca. 1946 Photos 4a & 4b: Original Warming Hut, winter, ca. 1946 Photo 5: Original Warming Hut under construction, ca. 1947-1956 Photo 6a: First remodel completed, ca. 1947-1956 Photo 6b: Top ofAspen Mountain, ca. 1947-1956 Photo 7: Top ofAspen Mountain, 1996 Photos 8a & 8b: Present Day Sundeck Restaurant, 1996 Photo 9a: Original Warming Hut Fireplace, ca. 1946 Photo 9b: Remodeled Sundeck Fireplace, 1996 2- Illustration of Benedict/Bayer Addition, Herbert Bayer: Visual Communication. Architecture. Painting. 1967 24 x 36format (attached): 3- Architectural Documents of the Sundeck - Aspen, Colorado- Herbert Bayer, Designer, July 1956 4- Addition & Refurbishing of Toilet Facilities, Sundeck Restaurant- Hairabedian Architects-Planners-Urban Design 11 x 17 format (located inside binder): 5- 1997 Aspen Mountain Master Plan - Proposed Sundeck Restaurant: - Design Narrative - Site Plan, Floor Plans, Section, Elevations m:wpdocs:sundeck:dd::memhpc:9673.1 0 5 1.1 , t ir'll:. ~ ' 1/1 6' - ,p PU , ,Â· Â·dilillil -- 1 1 1 1 1.%./.Ii ./9-i , 0 i....... i ..... , ' , I I /'1â€¢â€¢I, 1 Photo 1 -- I . 90~215//6 -e I I)- I . . ....P 1..:-- - %%$:..: .1 1 1 .- V 11 = 'lilli I. '' B . 0 11 1 - Â·-1 - 1 F 11 4 L ..Te=4 P- 1.11.11.11 - - = 1 1 11 II 1 + 1 iUl~J i li 111 11 11 111 t .. ' 1 1 "Iidill''il@FL V ..Fill, i J " ' linil"I'li"lin~ 6=11 Jil j i,GÂ· i 1 M' - -111>* 1 111=,6 0.-==j~-IN~.-"1"I- = 4 ~"Ii.lill#l F.~:/~9= Â¥ I #all'WI'll'~ 3 11.- --A -= -~A- 1 ~ 1 . ./ = lili ..-17-4*ill:.I; Â£ 41111 .771. 1. -1 - - . . 11Â» 4/1 67/ -1 I ./ k ... , ,< I + - 1.1, 1 0 1111 4. 4 -111 11+ '1.-8- . r . I . 2 4-11 0 1 - A 1 F f 1 44**1.* t.*1 -' 4- , I 14 1 â€¢,4*1"WÂ»~~ +1 . iht.. ~!~L, .7 - 1 * r .4.-<,11'In'11111=.. I ... ...., 11.... r I ..44 ./. 9., I .1. ..., Photo 2 I' '11-L- 91 I //allai/ 11. .1...'.'....1 1 , 4.U*, 1 11 ....1.M.....11.1 - 1 1 11 1 .m-/la M. 1 1 Â«.4,1-,1.1./li2// 1 1 1 1 = M . 1 . -1. 1 It 1/ 1 41 Ue.t b..$+ 60~,~t 1 IT --11 4.-0 -* 1. ...1 1â€ž -r .- 4-i.* * .fl,Â»21--+5*4 1 - - 1 :-I . - 1 14.. 4111- .1 T . - . 4- 1---,4 ,~4 + ,=715111 1,1111 111111111. -1-1-'1.1111,11.1 al.,111....11.-1.1111- - Photo 3 IL_u.,all..Nlg.-I...Ii(~U.-IUttttl'IMI!!Ill!!IHM!!Illillill. q,7 0,O4d . U .- ..11 - 11........................... ..... WLLL 'IWL 111 â„¢Â·* ' il-â€žt /4.F:tiC,~_ ~- __ / : Ed!"Immal , De 1. - ~~" 96 ,?r~._-1~* "lli' 1 1- 4001 . 11 1 4 11.41 Vfri,-4- 4 Â·+ i , i 16 7 i, 1 4 ,~'1'~' Sl | |I ~!'| 9 1 17 .=* =1=1~1-JI- 2-5 1 r '1=1 1 1.=- 1 ,Â·= 11 44 :,idltZ _- - 1, "0" ' ,+~'11,~18 *'Pji' + 4, 1 44 , Ii"'li 11 Mil. lilia'~111 1 1 I lili '-twil ' Â·4 ' Â·.. ,~1~1~111"--0~'1111.~~114% .1. 1, 6 ||~111'0 + Ir -- 2/0 -2 1 111 111 -1~Mi.'Ii- 41 1 4111 1 I 1 Il 32-- .- - . -- I ...=-4.S.. - ./~...... - - -i=- -.. Mt Olotld ~ -Â«.--I. V~@la./. + + .. - I. I â€¢ I- _ .-Im//1/'/"I ............... . -11.r - - 1~ . .... .9 1 6 - ...... - I r /1 1 . -1 4 1 111 1 - ilull,lu 1=. I ' Ill -_uB"/'I~"~I~-~Im/&&; ~M ---- --~- 1 1 I -1 . 4 . 4.- 1 1% Â· - 1 1 . - . - I V b. 1 . Â·j J. 9*>/407~~~- :' ... - I . 1 111 1.1-4 - 1, 6.=11#,7 1 - .. 941.1 0 101 1~111*/VW/- .W 11 4. Le.3 1-- S,-- Ir ~44,=U-iÂ¥; L i'. 1 - p : -, 5)<t Jt~... : -1.11 11111 .1. 3 i , 99/9/Immimm//0,41*222211,10 8 =-Zill-TH"mi"'.Ill 11 lilli 1 f ;- 11 11 . . .- . - - . 1111,11 s . '. ~ ~! 4 Atip . | |r- - 1 'J,1.1-r-9.11.1 : ~1! if~~i ~~.'rim' 'i Â· --=.1-4. 1 ull -11,ili-1116*111Â»W 1|1' !1.*1.116&.JII.Â¥.r - ~al........ 1111 1 1 111 Yimm~~-1. ,'1 1. I Il .M :111'Pll + P .11,111111111 .E- r r 4.r +9 *elllip#* ~I ..IlllIIIH . ... . ..... I. 17-11,1 1 . 1 31 R .9 $ 2 t -9.. # 4.6 -24= 1 2 1- --t -=lilli .1 -=1111111=-1.E,~ 1111111 = 111- 1 '1140"ii _77~Mi~ 7 41 44.,~ â‚¬2 - .~ - tiLL-~;- -11 2 1 1 - -4~ _ . 14/ 111111111'F . : JI, ., =+,4 -i,i ' i . Al. I 7 11 - 0* '$ 'Li...~..~1111Nel~Â®0Â·1~1~kil , i - 1.- -1 lili 'â€ž - 1 1- 1 . -1=1!11111 1 "' 1 : 11 1-* Il 1 1 - - -r=-- . - '4 - 9 â‚¬ 1 1 1 - - ** i 1 - 4*11| K 11111 1 1 .1 1 - 1.1 11 I - 111111 111.It . 11 11 - 4 111114# .1. - . dll - 1 111, ... -1 - + 2.. Photo 5 f .11 ' .r=. I.I. 2. --'12& 4, 1: .= .1~1: '1~ 11'.1 'Iii :Â®11111! 11 , -111,111 1 1 . ~ 1.111.111116 1.-----......~ -*.0-Ji" 1@.1.- ..4.1- lilli 1 1 I . .t J T /4 - Ual'Immil P-,1.1*1~ 1 =/*U.. "ll' mil-=.IMB...i i. f 4, t*4 ~TI Ii. 91 i -t 9 1 -,1 t 4. . ir I +4" de *. . .44 1.r... .-. 1 ......... Photo 6a 1 3 + - ,1 1 4 - Â¥,- .4 111 - 2 11 JI--/ lili 1 ' ..r 1 1 11 4 Â·7*-ii~~~ li6.- i - lili Id'111111,1 -1 011 2 1 -7 - - 1 - 111 ...... - 1 Iii i.1, :All' L 1 22!* - ~|||I~,I 1 - . *=Amier,Â·!. 11 lili[1,~ 1111 111& 1 4.- 41 + 111.1 . : lili ,~.. i ..11'W&=1:!1@111111@01~ !.1101111 8 11 11 i *fet='4.Illl"'~"'~~CJ-r~ 1 , .:Zill"ll'lli,IL,1-2- 1 4 .1 i -9 - 1 1 - - 1 - 111 - 1 1-lili- ~111~1**P'* i'711 2 *_f %1- _*â€ž . 1P~ Il'- -- 1 411111 1 - - .11 1 -1 - .id.1. ~ 11 SiNI 11/52/Â¥1~ - ~| " I G 2 t. .1-914' 1 'ili + -11 - 1 -1 4 . . - - +, + 1.. -2-01 k 1 a 1 - wl--~=*Â£ Â· * 1 ., Â·>01*" . 1 }#Ad:.*1 4, 111'Ii,Â·4- i â€¢111 1 1 6 4 11 lili I . I '. ./ T9. 4 T ... ': 1 1 =1 t,~ i .r ~~1/I..|/4--Â·Â·Â·Â·Â·Â·Â·1 - IlJIE-Â»11 mil % 11 V i /'~'1 -4-*,~i,i,AJK//1/*I.1 ..W//I//dill,HIBI',-....... i 4 lark 1 - 1 111. 11+11111111111 @C,i/* 19 p . 1 8 4-7.EN - : .4*14/ . i : - i 1 -11.-,6.L -4-*11.-ttlt -~mlk .,~Im- *54 - 1-2 1 - - : 1 - - L ./ -1 - =-- GE -- - * 1 j- = 1 Photo 6b .â€¢ .... i . L o,Oqd .. Â¥ I * I Â¥'. .- I . I '. I 11 46 -aÂ»Z- + - . . -1 â€¢ W# ./A . I -- ././.. 1 1 1 = =- ./-- :li 11 tâ‚¬-**I<I, I 11,~ 11~I~|I,~'~P~~~~ Â·~Â·~~MYW~*4011,4 4-11 011- - 1 1!1 1 1 11111,1,11,11111111111 1 -- - 11111* 1 11 1111 11111 I 1,11 -11111.11'111 , 2 . +1111 lilli ----1-lilli: 111 1 2...1=!115+2(.ki,jill . lili ./. * 1 911' =41~~'03(F"' 11~ =11 . 'Ir'*+ , â€¢mim *11111;tr, IIi 111 11'. I lilli -1 * 1 ..: t 11 1 11*F- 1 0,2=.h,-"r- .1 0.~ â‚¬2 111111111 11 . 11.11 - 11=..=EEAÂ¥*-Sâ‚¬til~if'IM.....FMT././.111'111'1 -311'li~11111 11 lilli -- ..1.7 11- . lili 1,111,11 .11111* 111 Aj#:11,1,121~111111111,11,1. 11 ~- 2~111111 . ./ 9/1; 11'r-- = - - I.Â£-Â· 1 111 11 -1- ...4--~v~,na~umm"v'11111111111,1 1 1,1 4 I T 14.1/.' " ~ 1 1 ./.2.'.Vil. 1 .,11-4*!1!*tillg-~-~- .:~||,~ =â‚¬~~~~-99..1"'~" .-F=â‚¬411111111 11164- 116 1 - - Ii!, * - -1 4'*1 9 2**11!1-*E=.11'*i. Ar - lilli , 1 1 1 1 | i , 1-i L .=4~-1- 17=i i !lilli -.-11 == =F - ~'~ ' 1 lili-~Â¥~- 1 1 14 ! S I '1 t.11, I 11 - 1-. â‚¬ 11' 11 1 - - _=E Â·1 - 1 1 1 - - - - 1 1 1 - .......P.'-mq'll -- A 1 --4 Â· , 7 l. 101Â·~ BA 0 4 , it, 1 , -- 94 4- - 41.r= 11- 2 -- : 1- - 1111 4 Â·IIi' 1 1, , I 7 4 ..ill 4 1 * 1 y . 11.1 1 . -a' 4, T-7- . 7 \ 1 1, ..7-1 .41,1.44-Â«f-, 4-Ill -fj-I- ---f _23@2 * A 6 0 b & 7/1 11 -1 11 1. -= 111Ii, _- 11,1 Â·Â· 1 -- 1- 1 = 1 ~, 4111 *=-7 --I - .1 *14411, I 1 k ~M r--e&=U=i=&-J 111--==014 J .1--!1141111111- 4-- ~- - 14..1*..=- . 1 11 - 111*1111111111~ 1 1 - I ' 11'11: I//liiÂ®1* 11 1-Z - + , 1 T.I. 11-// 4 1 E.L. 7...... -' al 1- 11 11 111]11 + 4 fl - - i - 14**1 41111~1111111@11 1 1 ~Ar i liu - --. 11 I lili . i i,IlliilllIll,/*fl Â«=il-=S=~'I~~~--Â¥1&.- - ~ -*4/ ---~~U,Z _ ' Il! Ii,Ill~ i' - t I _ _ ~_ & - I - 4 11 1- 4 11 ' Ill' j A 5 4/'ll...lial, 67 , 11 ,, 1 , ~,im,ml,1,111,1,1' 1 9......... 1 4.1.1 1 1 + 11 i mi@,== E = 1 - M.F#< I.-* 4. 1 1 . 14, e ..1 .' C - - 121 11 = 11 11- I 21*f~ ./ 1 11 m'.lk-E... 2~ 11~ 1 - 1 11 +2111111 ==: 1 - i il|~ ~|I|||1|~ ~|||~1111|! --al +11 7 111 - ~1'J' 4 lili lili Eli - 11 - ~111.,11= - - 1!1 .."....1."Ill 1 -1191:ligil#glimirT.- fl//5/0*.I .....Ill/4 li,k 1 -/11 -/1 -4--11 14"1<711"7//////// - . ' i 77= .~ 4-97 -5 --~v~ v 111111 - - .1 1 --1,1, Mine#Imnaion,4. s _..Ul~M 1111111 1* 1~11111111! 111.11~1111~,11,1'KI'l.**1:-1 .E~ r. '111.. - 21, 1.111111111~1! 4 ~ 7-ym'11 -~~11" 1, 4 1 1*j Â¥ A - 12 -,1,1111 - 16*41011111111 '40114111111 + 11 A.1 I~~~~ -1. - I-. . - - Photo 9a -~- lu-1 11111111'flf.,M,â€ž1â€ž 411 i 1 lili- 1 11 * Ila 46 * 1111 11 11@1~111111 'h .1 .1 '1*WIN :b '/' ~ = --- 4 . . ,:, 'll"I'l""'ll "ll Ilk . - .- 1 9 1' LF 1...4-- 1. 11 111 1 *9~ !2Â»-2 1 4 175 lili .1011111 11 lilli 4 - .:Iii&'L 1 1 1 11 111 1 1,11!111 11 i'1-- @ 11" .11111111 1 4,1 11! 1 i li @ilil@"IM' 'Wt vp . f > .4 1 111 1 1. 111 i 1* -I r.~11|lid 2 ~- lilli .11. 3. ililillf 4 1 11111111111 ~ 4 --1 d . 14-//1/. Â· u, S. ~ '*Rilli:,2 Im M #0,0, 1.toll .il "..1 : - *S : P 11 11 2 " f 11 ! 0 ..1 - f. 9: 111 Â¥-11 t 1.1 . 1 - , 4,11 1 1 11." 1 P ,~ 1 1 0 1 .11.11 1.. 1 11!' - -. .11-11. 1.MI, 1 11 1 1. 5 0I [ 1 I.. I..=I, 1.e..0 47-- 11 1 -1 1 1 11-1. 1 - 1/. Photo 9b t~ULLui~,LUL ,, 2 7 1 Mim....=:.,. 4 : i'' ~Ul~1 ~112- 9=ill i,Â·lilii ; 111, -4-1-'ll':.p' ]E-1 4 ---- m ' /-7,7Â» 11 -5 111. 1 , ~\ i. t i j. 2 - -11_ -- - ,Â·3-'.:39ErÂ·Â·Â·Â·Â·-i , ---9.-11111 I . ..Cid- - 1.1 $ . A:.. 4 ~CY : /31 /7\ 4 .~ : . /'5~-': i 3..fiX -Â· -,4637/AWÂ·-- ; 74 34.744 1 1 .=ny--- I =aF~~mzu I t 1- $ . - 179 - m 1 -1 ===- .1 A ~tz: s:53' t.y/ ------ N: -3 1 1 1 ..4.4. 1 .Poe...'96 I , ;; 1 ? t. r-- r... 4% . i M -l ,.. 4 '../:9Â¢f \, 4# 1 Â·Â·*7 A.. / /Jf' -1 I , i~/'1 ,===4"#42.2,.. .â€ž4% 40="00 ... TÂ¥~CA, SECTIC' sundeck warming hut and lunch restaurant for skiers on ajax mountain, elev. 11,300 ft., 1946 octagonal plan with inverted roof slanting toward center for central fireplace to melt snow on roof. water drained to tanks in basement, outer area lowered for unobstructed view from inner octagon. construction: wood Excerpt from "Herbert Bayer: Visual Communication, Architecture, Painting" 1967 COTTLE GRAYBEAL YAW architects 1997 Aspen Mountain Master Plan Proposed Sundeck Restaurant Preliminary Design Narrative The design of the new Sundeck Restaurant is based in the core purpose statement of The Aspen Skiing Company: "we provide the opportunity for renewal ofthe human spirit" It is this statement that drives the spirit of the new building and connects it to architectural expression. Form and materials reference a mountain-top site, the influence of European mountain refuges, and the Aspen mining heritage. It is this combination which helps to create a mountain shelter with a memorable experience inspiring renewal and return. Of critical importance is the building' s relationship to site - a mountain-top comprised primarily of bedrock. To create the image ofmountain shelter, the building is anchored to the site via a low-lying shed roof form which in the winter - when covered with snow - becomes a "snow field." The small roof beyond, at the ridge of the gabled roof form, is 0 exposed as a small "peak" - reminiscent of the surrounding mountain peaks. Cladding the base of the building in stone allows a more direct connection to its rock foundation. The entrance is created by folding the low roof upward into a familiar icon which signals entry. This call to entry promotes the idea of sanctuary, providing escape from a harsh mountain climate. Secondary pitched roof forms and shed dormers recall the mining heritage which is strongly identified with Aspen Mountain. Functional requirements and ecological influences characterize the plan, exposing the building to view and sun. The building is sited in a way to maximize both of these natural influences. Primary materials - vertical wood siding and a rusted metal roof, combined with hand-crafted quality - directly reference our mining heritage, while stone identifies with mountain refuge and site. To respect the history of this site and the buildings which have come before, the floor plan will provide a space which speaks to the spirit of the original Sundeck. This space will be defined as an interior sanctuary which seeks to re-create the character of the original warming hut. It is all of these influences combined which create a memorable experience unique to mountain top shelter and appropriate for the identity of the new Sundeck Restaurant. 0 m:wpdocs:sundeck:dd:memdesign:9673.1 510 East Hyman Avenue Suite 21 ASPEN, CO 81611 tel 970.925.2867 fax 970.925.3736 e-mail for 811 oflices: PO. Box 3507 107 North Fir Street TELLURIDE, CO 81435 tel 970.728.3037 fax 970.728.3236 cgyarchitects@ RO. Box 6337 37347 U.S. Hwy. 6 SuRe 200 AVON, CO 81620 tel 970.748.1516 fax 970.748.1518 compuserve.com (( Cl Oh )) Â· 01 -t 189 , f. '210 1 r .. ~~ ~ ~ t ' ~. 1 4 - -22 -2 -0 - r li , ' a , ' ' , 1.0 . i. ./ . . / I / ; j '1 1 30. (1't,tÂ»- - 0,110 - - a , - ' / I f 4: f l . -4 \,11./ \< ' - I I I. '/4 1-lo ----M: - -1- % - &-/ , tt , I. I - . 1 ,%4 , t . I ' Â£ I , - I -. .- t < 1 1 . I - * . : KL#- W , 2 1 11( \< t. 2 --- - li - lit {ff \ 1 i I . t . 1/ \ 01 :il 1 1 -\L ''ff, / < ift' i \ , / i ' - $ 1 . 1 - 1%:X l N' 4. 4, i & 0 '4'* C 4, //. e , %.\1 --- \ ' 11/6 11\,L .r - ~A': - 1 1 - % I - (t ' ' 4 1 L l -& - I. ) ,/'. QI i: / i E . 1 4 .- 4 N / t - C.-- ... * 1 < 1 -- . + 1 1 1 t / ~ 11; t I , .' , 1 \ I ' i. . C . + % ~ ~9 < it -- 4 t# I'. t, ' t Â£ - & I ....1 : 1 1 t ' ,/1 , ' 1 / I \ i I f Â£ 1 $ I U f ' -h. 1 - W..6.a,51â€¢~t~ 2 2...-- 5 1,Â£ . I ./ / Ill (f, 1/ / 1 / // , 1 f, L \ N ; ; 4 1 1 [} 4 611 # r F-'95. c * t.,/ 1 ./ , I 1 1 l f 1 : ~7==:m~ l 1 1 C / 1 2 . ... litâ€¢ . â‚¬. % t| ($ l#/ l it 111 11 1 f 1 t 1 C : 1 : t, , Â¢ C l. t 'Itifi ;,il 4 .- 23 :Mt Â·C / 1 1 1 1 c \11 1 1 5/ 1 6 , 1 t..'31 j 1 Â£ 1 i . 1 &' i & 1 , 1 1 1 ' , l (, 1 11 i , //(\ l 91 .A-=m= *4/4/ ., 1 /. l : 1 t. 4 . itil ''Ii; 1 0 // i 1 1 l l I, :\1; ' ' it., 4 't .( ... 4/5 ,// i t i. li /1 /1; , ' Â£ .1 I 1 # , e,1'~6'5 464: 1 I i . , I , 6Â£' 64'tt{ 1 18 6, p.-.voc# .t : lit >4 1('l 4't I #\ f . , ' Â·t.il' ti l. ' f \ .:':'&':.'T#'(('',(2.3 U I \ I / 4494 fi t I i &. it ; i i 1 1 / r-P . i A l t. ' < 1 L -0 40'; ~i I C 4 '0' 4 â€¢l 1111. j<- /i/- 0 <LI 11 Â£ 1 1. ' i .., 1, 9 930 :. 11 \ . .. 1 C 1,1-::l . / 1 â‚¬ , . . I 4.: 4*#*. r#*; n / . , , . t . \ 1 1 l,6- i. /1 I I 9....:.IN:.:.22./ 4 11[ .In 11'' 1 5. iL :I :'. i.$. 11 1 229â‚¬43-le-iia \ l \ I I . (, , I 4/'' -74Â«223:01Â«b 0 -=-- 1 ~ -1 1 3 1 -- , , 4.'' t , t' 15-234 - - -- - l - t r ' <fictr / Ct, Cl \-4 â€¢.Ar-Z~-4-' i 0 - ~~41Â· rlÂ¢ Â». 4'0 1 :: 1 Â«33-9991Â»:- - -- - 92 1 COTTLE GRAYBEAL ko,it 1 - 1,61,9 liver /Me' Gh,@k / ( - YAW . 4...20 - 0 - -- N f ARCHITECTS 91/bare Â· 976<4 94 FIAA Â· rdÂ»ih#,~1~ 1 *41 4. :--:20\ . , 1 LTD \\ 510 EAST HYMAN, SUITE 21 ~ ,:4 .Cl - (/9 + /44 ASPEN, COLORADO 81611 M__-__-IAL _ _ _ - 4,3 '55-*-1- \\ f PHONE 970,925-2867 ~40.424 59 3, - 1 - - I -A 1 0 2, 1 1 .k 1 4 f:61 i # 24 0 ?4 i-- ----4 A 1(*00 4 1 x~..i Il i 11 h---1 -----1----------- 4 " 1: 11 4 4 i 1 i -te 4~ i f f F 1 1 1 j -r--=r ----=-27=I=Zi 11 5 6.4 12.66 1< 535 +1 1 blib 'Dihivp 1 84, 1 3045 + ; SaltertÂ¥ :1 1 - - - - -1 di- - - -F<+-p 1245Â¢ 1 1 t-7 t--3 ' 1 ~ 60" 496 + i 1 1- 4<44- I i 2 .1 1 lili ti 1 1 -1 - 1 '. 4 "St - - 1/ 4 1 944* 84# Itt __-- c !-1 '' 21:' & i kiviA y F* .r-Ti 3196* 1 + 1 :HS# \Ii , 1 41 *71 1 <*+Fir,41 11 1 I ti ~ i 1 1121 + 1 -=1 ~ rrly,Ar W' 14 1 1 1 , t --4 i- Scra.Ne Servtn# 0 Tf I d i 11 -it q:~1 11 -trr- 4 4 El 6 2 j ~11 11 1 --41 1 , 9 1-- b. .. 1 1 11 90, 0 Bet.4 4 I hÂ° 662< 1 ~ ~ *-4 ~ ' lervip ~1+66(4 1 11 40 + 200 4 *PID Â¢ U 1 530 Â¢+ 1 2 La y i! 1 4; =r I li : boots/coats 164 + 4 -- , 1 1 1 H 11 1- i JL ; 4.. ~ i 1 1 Veqr, : Women 9.554 - T~i - r 1504 | 1 11 , 1\1.1 2 Cov,"4 Grok , - . ;64,4 I \I\\ i 4-- #Ar,v-ce CÂ«ler m -mt - - *t COTTLE 1100 + / 30< Iii I X GRAYBEAL â‚¬j / YAW ARCHITECTS ,\\ . /7 LTD \ \i 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 - 0 %44.- lievi*.4 Vmer lew Yfoor _f>L Â· pd,&&Ans/ PHONE 9701925-2867 1-l~~201+ - 2. .-4, *33&. - - -* - - Â£7 jv// 6_ f_--- ScA#YA#& A<K~ Â· _F#vig,~ 1- 1-4*1-1 / \ 1 \ / / -*the of le*â€¢bnÂ·f \ 91 1 My,Â·el J 1 All I 630 tr 1 1 M \ \ 1 -\ 7-4) 1 j f 1 fl f j ~ '6*p)014 Afar-b-# 1 444./66. 1,4ntÂ£,4 9*115/ -/- , It 530 4 405 + 3,-O + -r-- i f I F r If . \ i- i : i I~: 1 , 1 I :; 1 .. l< 1 0- , 1+9 + 27 L Lowy 1.00 1 641 60 + i R ,4 ~ *2 9./.-1 1 i ~1 1fj--1- 1 '1 1---4 3-9 I I >< Â· lit[ 1% 3-7- - 4 -lit SA. 1~4 "l ~ \144 -111 1 1 r f 4140 + 1 1 .1 4 Il I i j i i ! j F ~ VII 1- 1, - i i- altÂ· 1 1 1 - 0 11 P"lk 1444,0 1.-1 1-f~,/ ' tlev, _ Py 0 PÂ¥Â·,h~ WAD + i -- 160 0 + r-- ent , t,7 eÂ¥.d? iii 71 f: ~ - ; 8 1 Itt , 1 4-- 1 0 + j ao a t 9,111 1 & 1 3 i 1 11 i 41 70 4 1 , , ofF, St *54 i â€¢fRse aast ; *, ; 90 +Ti. 2-1- , Not A Not i! 1 540-Â¥ 190 + 1 -1 T 1 7 1 -9 - T 1. r . 1 1 U - 4 1' 1 %-7 + f - 1 ~... D L- 1 J M 9 1 1 -4 -51-f Od,5.44 COTTLE K GRAYBEAL YAW 1 ARCHITECTS LTD 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 47)v ' e&M ' EN<sd- kwer-leÂ¥Â¢? Roo, RAA Â· Prd,AiRA.0Â¢ PHONE 97C~925-2867 Cl Â»bi:-ir- 02 - 49#lot - - --- .- - _ -_ 1,6thâ€¢A 5461'0Â» Â·_ Rvibio~ 4 â‚¬173 0 0 0 0- 201- 0 " 1-2-on a M '7 0 + , ..,re V I ii i '/1 1 1 / i + , i 1/\ -2 ' 2~21 A ' ' JTZ)-<56 6, i X -* 0 - - \ rÂ© Â· th- 1 97 1 .- 1 1 81 1 1 0. 1 \ ~<~'3'' - overvivid , U U . 0- 1 . t -0 01 - 1 4-- #Fty- .4-ve 1 , 1 ''1 .- .., --4 . f...i:- . ...:-1-v*r.-: - .Â·i-,i,1.â‚¬A#*62.71,0 32'1~ii .i -. 1-- 1-113 0 -Woor 0 4 Phfloe ArrtrnÂ¢Rt 44ff hoopere 1 ---lower bevel - 54. ftoor COTTLE GRAYBEAL YAW ARCHITECTS LTD 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 C.-0, CKSÂ¢ Sphifor 144AVY.,ht ' Hibih.r,0/ - 1.,1.00 PHONE 970/925-2867 L) _ pwiki.5 Sectiok . booffâ€¢~ horlk Â· *r-ot.- C.Jrn 44-7 ; 1 / ~00'f NV; .1 V 1 1 1 MIt 1 ..v ~ If j. 4 !1 1 i L -34 4+LL_1 , it i /j j i: 1 9 R.,912-:-3 \1 r' H m=~ F 1- %%: F 1-1 ,% 0. 1 'f==== ,/1 1 4.X 3 # u "b ky. , 1. 1. // . 0 --- 1. 4 li li i.1 D-<ari:Â·'Â·-1-14:lili .ilÂ· 2.;lili:illisÂ·I i :i J 1.1, 11 4191.+11-flupÂ«44*421.,+3~~ ~ 11 - . - 1 ' 1: I:,1 .-I I , 1/1 1 . 7-1131 ..1 rn. L t'Cr-Joil 1 / 1 i 1 + . i 1,4 ~ i~.8 2"~~~-,j . 1 r ./ ' it i i*r.,f . 1.,1. 31 . / - - . Â· Â·r-- >Â· 0,7*-- -1 - - k-5 - --71 A-- ' . . ~U-Â·"-' --,=11 1 .1 irti. /moo r .. 4 - -trel 12Â¥Â¢ 1 1 I i I, 1. ~, , i~ 1~, i~ 1.*1' ~ fi ~ i: ? i 11 ~i ~ e~ P - '~~ atriT- \-- , 1 . 1 11 .- f --< . j 111*!:i , , 2. 10 >; . 1 . -L . - 1 . = r : 891 1 1 ; er-trlit 2 . YAW LI A .-- COTTLE 4 j GRAYBEAL ARCHITECTS LTD 510 EAST HYMAN, SUITE 21 ASPEN; COLORADO 81611 PHONE 970/925-2867 -~ -__ASC Svi,14- fie,-IMTAht- Â· 7~411Whâ€¢r,0 - 1_*Â·00___ h15-7-0 -6 -4-3 _50A BltÂ¥401-6 Â· 4 - f -L-- / AA 1 /'.~ r 1-Â£ - '. /0 1:: 9 i 1 1 I i i 11 .- r ' 1 .1 1, 7- - i .1 , A , _ .y.~ - 1.2165 -< - .-.f.:- 1 . 1 - I ti M h -- ' - I ' Â·Â· 4 I n . f/ 4. 1 :i 14, iii: ,1 + 41 , .. *.41 - . ...4 . ' . . : 1 11 : ..-,-1 : \ I U li li jx, , I-*- --+ ----- **#-- + ': ' :'t !, i i Ii ; , i i 1 6 1 ~ i t i 1Â·1 1 1 . 1 i Â·: iIi iii I I i, i $#:, 1 iii; 11 1 01(,1 |118 1.#p 7 -imigâ‚¬ im' in,1 11 |1 11 4 .iI -4 1!.1 1.1.1: 1 .- EM:Im. =Ort glj--- *-f-ilk*4#ANULflip 1'!ip U.F. Â·'I *1$44 % 11 11 6,! P tf jt. -' 7 1' 11 4 - 1* 1 11 .- 1 i 4 :2 : 1-=-. i : i i i.. 1; . $ L R .b M - ' 1, )f i i.. , 1 t li . 11}1 i; , 4 : 11 'Ji . i:i : 1 .1 1.1 11 1 U--1- 0 2 4 Â·1!L 1 111 1 1 1 ... L -1#<25-4 ~ ,Â· 1 3! 4_: t- k. 4. - f . 0 . . . , . Â· Â·/ p , *#-/ ' il:':,/ ~ i $.i:1 Ii: ''/11:1341:11"1:.1 /....,Ir::Â·/Â·M:,â€¢'r,:'Hil'll .- le -I-- *Yprf tÂ¢~{2 J6~flit->21, k-, I f.- .Â· 1 ... 1. :It trwvR 60 V Â· 3--,-UÂ»:-4 2~+' V . * - ' . 1 ./. COITLE GRAYBEAL --\ -- P.600.-%46*- f4â€¢Anvv.M- Â· 7.l'Wh.4.1.90.,t YAW - - ARCHITECTS -L_,7 - Adetkpityâ€¢*,6 . K~ Â· Lm 510 EAST HYMAN, SUITE 21 ASPEN, COLORADO 81611 PHONE 970/925-2867 0 7--=r - 4 - I I ... ...4 , Tii, +: i-i:i,ii : ..:iÂ·h Â·iiI.31 1 0'1Â£.Ii.51 f..1 iÂ· i -t ibillk:lifi; ii-1 .. 1/1 2:1 J., , 1 t. tÂ·9 -â€¢Â· , 1 1 , 1 4 Â· 1 - ED- I. -- , 1 1.'....11Â· ...1 . .44 1 . ...' i , 474:, 2 , .e '9 . l i iii i . iii , 2.It , . R - . 1 ' 1, i:': I:ji , : tÂ· +- :Â·:. 19'*r-- 4 4 . .. . ... ...I- ... : . . .: ..&: -i.. .. . . . + .'11.:ri-- S -- ..73. .4.:4 1, 4,5. ...i'.i.. el .... 1 L I . ./f. . -, 0 0 6 - ' ' t.' Â· ; '14-- y Â·Â· ' .6 - ~ 14-:â„¢Z':-C,L t.Â·<1 .. 6- i ,. . I. 1 ~~ ?,sc %4;JiGF- f~ArwrJTÂ· tvt\WN#~Â· 1Â·40.,t - 0 4_/2 W Flevdk - Â£ hls . - #r-...i=jil.â€ž~66=*. = .....:. ' Â· ... 2Â·. 1 I . & -I '. , 1, . :E; 4 0 It ' I .- '. .. . : r. 1 i / 2 t;i . 1 ' . = F ' i Â£ 1 i 1,:~. 1 Ek$~ Â·- Â· ..'' a i .. 1 :. t ., 1 Â· i z:Iial; lilli}lijilicti:jilitiÂ·=5( 1=. f:-.-:11,Â·r: . ...21.:t :'. . . -t! filtic 1/0/111&561 iii: .:'-- ) r. . . I , 4 + .. + 4 . 1 4 ,. i I .0 5., - :,E-Â·.i ;, Â·Â·} ii 'Â·Â·. - +i, , Â· Â· - lili ;Â· 6 Â· Â· Â·Â· .- . 4 1 t â€¢ ..i!.1 . . .. - . . . 6-4 . 1 1 + I - ..m ' . I . Nit . 1, 0 - -. - ' GRAYBEAL COTTLE Â· YAW ARCHITECTS LTD 0 510 EAST HYMAN, SUITE 21 PHONE 970/925-2867 ASPEN, COLORADO 81611 4 -1-Wt*-B{had--3 grc'. '-J*'4$Â¥ . 7. . 4. 12-D.*-4- 4 I 9 1. ./ I . 1 - 1 2-04 * - 9 .6. I. . 2\.*/./~Yie# 4 T -'.2 Â»age Â· r , . , .Â£ .L ./.FW*./- I. -1,4': 9 4 . 4 -f. - - - 6,1 i r 41 - fy I .1 Â¢44:4Â«2 /1 --F- 11 2 22.- .93* =rs= . .=2 4 i Â£ 7 ..1 - '*.73.. = t .... .... .... Â¥~-I ... .= .... .... R- 1/4. lib* Re /6 '.rk - 4%0- = I i *.;~- /,C,21 - - -- =Z== . 14 .if ~ 4- *.' 4 ./... '01 ..= =r -. .= i ...Fâ‚¬*. a.6.....--i . 0:-E --=St, ,=m= = ~ .- - - 929 9** -C __ A-- ..m~:T.T. durb /40'â€¢"i~ i lit -1 f .. -- * '1 - 11 .0 - - -124 0-41 ..2 - ~â€¢ 11 - i-2 .W"li : IL_~~ t =:. 1 I â€¢11 -il -- ------------- fJ 1/ a )2 I.- I 0% 4 1 - .1 V - Â» f. t. 40/ 1 . 0 , t '' A 1 , "