Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
agenda.hpc.19980624
AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 24, 1998 REGULAR MEETING, 5:00 p.m. CITY COUNCIL CHAMBERS 5:00 3 I. Roll call II. PUBLIC COMMENTS III. COMMISSIONER AND STAFF COMMENTS IV. Disclosure of conflict of interest (actual and apparent) V. BUSINESS A. 232 E. Hallam - Final Development - Public Hearing - Variance from Residential Design Standards, Ord #30 B. 920 W. Hallam - worksession VI. ADJOURN PROJECT MONITORING ger Moyer 303 E. Main, Kuhn ISIS 435 W. Main, L'Auberge 514 N. First 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 107 S. Mill Elli's bldg. Zona storefront window 92 15 Li' L lix.- Suzannah Reid 303 E. Main, Kuhn 702 W. Main, Pearson 218 N. Monarch, Zucker 414 N. First 1008 E. Hopkins, Bellis Mary 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 701 W. Main Heidi Friedland 420 W. Francis Street ' 712 W. Francis Street 514 N. First ONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 834 W. Hallam (Poppie's), expires April 26, 1999 123 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 FROM 1993 AACP - rir discus.st•- 0, Design Quality and Historic 6104-3 e #t'< O- -1/ 1/5 b • Preserva#on ~ Intent historic setting is recognized as being a viml component-to our economic well being. Maintain- . ing our history through the preservation of our To ensure the maintenance of character quality architectural resources has, therefore, through design quality anicompatibility with grown in importance as the responsibility of historic features. the. entire community. The loss of our histonc architecture through total removal or insensi- Philosophy tive adjacent development must be prevented. Aspen is rich in late-Victorian architecture, which Policy gives-this community its historic essence and sense of scale. Modem buildings woven throughout the I Retain and-encourage eclecdcand varietal tradilional townsite and along- the hillsides create businesses along Main Street to maintain and an eclectic design quality that contribute to tile enhance the special chancter of the historic small-town uniqueness of our community. The district importance of quality infill design within the larger - -- 4- ... - - - -: , I / 0. - -- U. - - - , - - /* - I. - -- - . -0 -1. , X-h- - * ""65"&:imil~li IM 2 4 w:i~ = - - i - . ' - - - 3 i<U:.t»x·xox©:«·:·:8: - -. - *Ii. *./. ..... * A - -.- 54 - -- - I -- -. 'f , 1, 1 --- Design Quality and Historic - Preservation ~- 1992 1993 Short-Term Mid-Term - 1993 . 1995 O1. Develop a historic preservation program in O 7. Study which areas in the downtown core the County. Begin by developing standards. could be developed in order to attract social expanded guidelines and incentives. activity in specific places (i.e. people magners at intersections or ends of corridors 0 2. Provide planning staff assistance to and and corners). encourage neighborhoods-not located within historic districts to develop their own set of 0 8. Investigate programs for enhancement of Character Guidelines to assist new alleyscapes, both commercial and residential. development fit within the context of that - neighborhood's character. O 9. Amend HiSIOriC Preservation Guidelines to encourage compatible roof-top activities in-- 0 3. Continue review of public projects through the commercial districts. the Public Projects Review Group (PPRG); expand the PPRG to include a wider O 10. Amend the City Code to require review of discipline of design professionals. alteradons and additions to all hiSIOriC resources identified on the Aspen Inventory O 4. Encourage front porches by amending the of Historic Sites and Structures. Aspen Land Use Regulations to exempt front porches from FAR and site coverage O11. Develop a Neighborhood Office zone calculations, and reduce total allowable district for portions of the Main Street FAR's accordingly. Historic District. to encourage locally owned businesses to locate here and provide - 0 5. Retain the red brick school building for year-round vitality to this area. public use and preserve its open space; a. Purchase for public use; 012. Review the appropriateness of current floor b. Rezone to public. area rado allowances in the Residential-6 02-6) zone district. 0 6.Support and enhance the continued educational use of the yellow brick school O 13. Study the Hunter Street corridor for -and if no longer viable as an education increased buildour with aesthetic quality as center. it relates to the historic district and the O a. Do a comprehensive study for the gondola. - yellow brick school to determine its ultimate appropriate function, use and character contributions to the community. 55 TO: Aspen Historic Preservation Commission 0 FROM: Julie Ann Woods, Deputy Director \ br.})AK Acting Historic Preservation Officer / -1 DATE: June 18, 1998 9 SUBJECT: National Alliance of Preservation Commissions Conference in Denver July 31 - Aug. 2 Marriott City Center - 1701 California St. Denver I meant to distribute this to you last night at our work session, but forgot. Please take a , look at this conference outline scheduled the weekend before our own symposium. After discussing the program with the program director, it seems that there are many other commissions that are evaluating their programs and trying to determine the appropriate direction for their cities and towns in terms of historic preservation. This is a national conference which will essentially be in our backyard in Denver. I do believe it will be worth just the networking and sharing ideas with other commissioners alone. Though I do not have the funds in the budget to cover the full expense of this conference, I can offer to pay for the registration fee, if I know you want to attend prior to July 15th. I can then send in all the registrations at once. It appears that rates at the Marriott are $74 0 per night (if booked before July 8th), so if some of you are willing to share a room, the cost could be as low as $74 per person (Friday and Saturday night). I do think that this will be an excellent and timely program in preparation for our own symposium, and I encourage you all to attend. I am hoping that Amy Guthrie and some Councilmen may also choose to attend this conference. As an added bonus, I would be willing to take whoever is interested on a tour of the Denver Parks and Parkways System that I helped to place on the National Register of Historic Places back in 1986 (was it really that long ago?!!). I'll top it off with a round of drinks in LoDo. Alternatively, we could wander up to Central City and I could share a nickel and dime tour with you of this "Most Endangered Historic Resource." Now how could you possibly pass up an offer like this? Ce: Mayor and City Council Amy Margerum Stan Clauson Amy Guthrie 0 712 P03 00 '00 00:00 - • Learn, Participate, Work This year, the National Alliance of Preservation Commissions takes its acclait National training program to a national level In a first-ever forum for commissioners an their colleagues from across the country. Join in a series of expert presentat resource panels and dlacussion groups custom-tailored to fit your needs. Brl Com m lk-iki- on home information and skills that you can share with your fellow preservationk and help shape an agenda for commissions as ws enter the next centuryl Learn from some of the most expelienced preselvationists in the country ab[ Forum the essential ingredients of a successful lowl preservation program. Partlclpate with representatives from commundles with similar resources to understand how they address key preservation issues. July 31 Work with national experts to craft polkies and operatlons tools that you can August 2 in your community. 1998 • Training A program of educational sessions will be presented to provide training to commission members and staff with varying degrees of preservation experi~ Panel discussions will allow parlicipents to learn more about current presen • Sponsors ssues, while hands-on work sessions will provide a unique opportunity for commisslon members and staff to share experience$ and network with National Trust for preservationists across the nation. The conference will culminate In the development of policy papers thal wil provide both commissions and the N, Historic Preservation, clear voice in preservation advocacy efforts. National Park Service- • Case studies in the Field Heritage Preservation Services, Walking tours of local commission-related sites will be offered Saturday aft, National Conference of State and information for visits to projects that demonstrate the results of design i ' Historic Preservation Officers, will be provlded. These include a range of controversial projects as well as model success stories that you can use in design reyiew in your oommunt, Pieseivation Action. Colorado Preservation, cnc., m information Exchange PartiCipants will shae examples of pmservation tools In a special exhibitior Denver Landmark where examples of ordinances, guidelines, commission manuals and surve Preservation Commission be on hand. Other exhibits will highHght creative approaches to education, Historic Denver, Inc. advocacy and resource management. • Objectives • For Additional • To pmvide a renned training program in which commissions receive 111 benefit of expertences from across the country while they also share tl Information agcomplishments Contact • To establish a forum for tile exchange of ideas and techniques that an emerging In local preservation work National Alliance. of Preservation Commissions • To establish a peer support for communities at a variety of levels of P.O. Box 1605 population size, 5ocioeconomic profit and planning emphasis Athens, GA 30603 • To develop a policy document for local commissioners that will help • Phone: establish an agenda for commissions into the next century 706.542.4731 * Conference Organizers • Fax: The National Amance of Pose~ation Commissions - partnered wRh leadl 706.542.4485 preservation organizations - is hosting this inaugural Forum. The Nationa for Historic Preservation, the National Park Service-Meritage Preservation Services, the National Conference of State Historic Preservation Oflicers 8 • E-mail: NAPC@sed.Iga.edu Preservation Action will bring expertise and experience to the conference I assisting in strategic planning and panicipating in education sessions. Als included in presenting the Forum are Colorado Preservation, Inc.. Historic Denver, inc., and the Denver Landmark Presenfation Commission. 712 P02 00 100 00:00 el L 1 E - Ik= Denver, Colorado r- 3 Cl Preliminary Agenda July 31 - August 2, 1998 • Friday, July 31 1:30 - 2:45 p.m. Opening Session m Ovendew of Issues Facing Commission - Preview of Coninissions in the Year 20 .- 3:00 - 5:00 p.m. Concurrent Sesisions m Preservalon Commission Basics • Preservation Plans and Advanced Commission Techniques • The CardNed Local Government Progre 5:30 - 7:00 p.m. Opening Reception • Sponsors .......... • Saturday, August 1 National Tr:5tfor 7:30= 820 a.m. Coffee Historic Preservation. E National Park Service* 8:45 - 9:45 a.m. Special Presentation ricritaoo·Preservation Services, 10:00 - 12:00 noon Concurrent Sessions National Confelence of Stale m Stafling Commissions and Stall Issues Hisioric Preservation Officers. • Prope® Rights Concerns and Legal Chaknges Preser.,alion Aciton, • Working wi#i Eleced Omcials Coloria[-30 Proservigon, bc., • Demolition and Economic Hardship Denver Landmark 12:00 - 1-30 p.m. Lunch Prelervation Commission 1:30 - 5:00 Am. Concurrent Sessions • Tours • For More ~ • Networking • Field Sessions information • Spedal Commission Issues Contact • Sunday, August 2 Nat;or!al Alliance 8:30 - 10:30 a.m. Concurrent Sessions of Preservetion Comiliss:ons • A©Dedbilily ald the Ameticans p.0. Box 1605 with DIsabilities Act Atiteng, GA 30603 , Alteralions, New Construction, and Design Standards • Enforcement and Compliance m Phone: 08.542.4731 • Media and Pul* Rela#ons 10:45 - 11:45 a.m. Policy Development • Fax: 706.542.4485 12:00- 12:30 p.m. Closing Session • New Diredons for Commissions • E.mail: • Applying What You Learned NAPC©sed.agp,edu 1:30 - 5:00 p.m. Optional Tours 712 P04 00 0 30 00: 00 1 . • Accommodations • Cancellations and Refunds The conference hotel Is the Denver Maff|Ott City Center located In the • Refunds will be posted apprommately 30 days after the conieret h#art of doWnlown The hotel Is within easy walking distance to tile • Requests to cancal/mibstitute must be in wriling. many shops and restaurants of Denver's popular Sixteenth Street Mall. • 100% retind if pos•narked by 6/2/98; 50% refund if postmarkec between 7/1/98 and 7/17/98. Denver Marriott City Center q • Norefunds after m 7198. 1701 CaUfornia Street #r Denver Colorado 80202 • Registration Form 303.297.1300 Please complete this registrallan form and mail or fax this regishhol , Special National Commission Fonim rates: $74.00 per night form to: To make your reservations: Call the hotel and identify yourself as a National Alliance of participantof the Nallonal Commission Forum to receive the special Preservation Commissions discounted conference rate. P.O. BOX 1605 Because the NAPC negotiated thls ®ecial rate to be the best late Athens, GA 30803 available in Denverthis Ome of year; we encourage you to stay with Phone: 706.542.4731 other conference participants at the Marriott City Center. These special rates will be available until July 8,1998. After July 8.1998. rooms will Fax: 706.542.4485 be guaranteed on a space available basis at regular rates starting at $119.00 per night. • Airline Information Orgonization United Airlines has been designated the official carrier for the National Commission Fomm. United Airlines wit glve patticipants a minimum 5% discount off your fare, with an additional 5% discount if the First #fime reservaUons are made 60 days in advance, Discounts also apply on Shut#e by United and United Express· To take advantage of these special reduced fares you or your travel tas# Mollie agent should mIl 1.800.521.4041 and refer to Meethg ID # 522YN. Phone lines are staffed seven days a week between 7:00 a.m, and 12:00 midnight Eastern Time. Nnme - in,182 • Ground Transportation The Denver International Airport (DIA) is located approximately 35 Addre= minutes from downtown Denver and the Marriott City Cenler. Mostof the majorcar rental companies have omces at DJA and should be contacted directly if you choose to rent a car during your visit. If you City would prefer to use a shuttle service, SuperShuttle provides van service between the airport and downtown hotels and Is aveilable ata cost of $15.00 one way or $27.00 round trip. Reservations can be made - 14 direc#y mrough SuperShuttle at 800.525.3177 of 303.342.5454. • Savvy Traveler Information Dress in Denver is more casual lhan what Is typical on the East Coast .Pke.0 Temperatures in August are Wpically in the 80's dwing the day; however, evening temperatures often drop into the low 50's. Therebrei we lecommend you pack a light Jacket ora Sweater. Em • Conference Registration Rates • Early Registration (until 7/17/98): $70.00 per parocipant Em:ad • On-de Registrayon (after 7117/98): $100.00 per participant m Registration Fees • Early Registration • Early Registration (byJuly 17) ....................... $70.00 Register by our early deadline of July 17,1998 to receive our • On.site Registration (after J* 17) ............. $100.00 discounted reglstratlon rate. Registration can also be made on-site at Ihe Marriott beginning Friday (7/31/98} at 9:00 am • Registration Procedures Please make checks payable to • Return the completed form with Alll payment. Check or purchase orders accepted: sorry no credit cards accepted. National Alliance of • Registration received after July 17, 1998 win be processed on-site in Denver. Reglstration will not be accepted over the telephone- i Preservation Commissions • All refunds will be less a $20.00 adminlstrative fee. EXHIBIT/ NA.,1 5, 5#2;. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director'~~~~'' FROM: Julie Ann Woods, Deputy Planning Direct«~~~ -1 U Acting Historic Preservation Officer ~~ ~ RE: 232 E. Hallam Street- Final, Partial Demolition, Ordinance #30 DATE: June 24,1998 SUMMARY: The applicant requests final review, partial demolition, and Ordinance #30 approval in order to remodel and make an addition to the existing building, which is a designated historic landmark. A side yard setback variance was requested, and granted at conceptual review (January 28, 1998), in order to place the addition in the same general area as the existing addition currently sits. APPLICANT: Linda Pace, represented by Matt Scholl of Harry Teague Architects. LOCATION: 232 E. Hallam Street. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) ofthe 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 coverage 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). 1 1. 0 Response: HPC held a worksession on this project at the January 14, 1998 meeting, and granted conceptual approval on January 28, 1998. The applicant's proposal is to substantially demolish an addition made to the house in 1984 and replace it with a new addition, which will sit in approximately the same location. The architect has provided a new application (Exhibit A), including photographs of the model which HPC viewed at the worksession and public hearing for conceptual review, and some diagrams which address the scale and massing relation between the historic resource and the addition. Staff has summarized the changes that have been made between conceptual and this final review for your reference as Exhibit B. Staff still does not support the assertion of compatibility between the historic house and new addition in this proposal, or the compatibility of this addition with the development on adjacent parcels. Although there is inspiration taken from the massing of the original structure and the abstraction of the plan form (please see diagrams A and B in the application), staff still recommends restudy. HPC has long been supportive of allowing creativity when adding onto historic structures, however, there are criteria for compatibility that must be met, for instance similarity in roof form, window form and solid to void ratios, detailing, and materials. Although the applicant has attempted to address the basic premise of historic preservation 0 that an addition to a historic structure must ultimately be subordinate to the resource which is to be preserved, they did so simply by scaling back the vertical features of the addition, making it more horizontal in proportions. Subordinate should also be addressed in terms of "not calling attention to" an addition, and distracting from the historic resource. While an argument can be raised that there is heavy vegetation around the site that screens the addition, staff feels that the design approach must be valid as though it were going to be a part of the streetscape because trees do die and can be removed. It should be noted that the rear portion of the addition will not be very visible as the house is located on the bluff above the Clark's market commercial center and separated by landscaping. The apparent reconstruction of the original house does not diminish staffs concern with the compatibility question. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood ofthe parcel proposed for development. Response: The site is located in one of the West End's more intact neighborhoods in terms of historic resources (the Community Church neighborhood). Many of these structures have been renovated and continue to successfully contribute to the character of the area. The neighboring property to the east, the half house, has since had an addition constructed which is more in keeping with the neighborhood's context and architecture than this proposed addition offers. 0 2 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 does not involve any further alteration to the original house, therefore its significance as a representation of Aspen's history is not diminished. The addition could be wholly removed at some future time and not take away from the historic resource. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Staff finds that the proposal does detract from the architectural character and integrity of the historic home in that the addition is still visually competitive with the resource, though less so as what was presented at conceptual. PARTIAL DEMOLITION Section 26.72.020.C, Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (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 a portion of an addition built in 1984. 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: No original or significant features are proposed for demolition. 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: This issue is discussed in detail under "Standard 1" of the Final review criteria. 3 COMPLIANCE WITH ORDINANCE #30 The proposal does not comply with one aspect of Ordinance #30, the "volume standard: Volume: Areas where there are "...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" are counted as 2 square feet for every 1 square feet of floor area. Response: The applicant already exceeds the allowable FAR for this parcel by 257.2 square feet (this is considered nonconforming). The applicant cannot take the "2 square feet for every 1 square feet of floor area" penalty, so they are asking for a variance. The large bay window on the south elevation of the addition minimally exceeds the 9' standard by 8". The applicant did bring down the height of the bay window to more closely conform with the 9' standard. In order to be eligible for a variance from the Design Review Appeal Committee, the HPC should determine that the exception would: 1) yield greater compliance with the goals of the Aspen Area Community Plan, and 2) more effectively address the issue or problem a given standard or provision responds to, or 3) be clearly necessary for reasons of fairness related to unusual site specific constraints. As mentioned earlier, the applicant has brought down the height of the bay window in this final design to within 8" of the standard. However, staff does not believe that the proposal meets any of the above standards, and therefore cannot support the variance request. ALTERNATIVES: The HPC may consider any ofthe following alternatives: • Approve the Development application as submitted. • Approve the Development application with conditions to be met prior to issuance of a building permit. • Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) • Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC table the application to allow restudy ofthe proposal. RECOMMENDED MOTION: "I move to table the final significant development application for 232 E. Hallam Street." 4 0 ALTERNATIVE MOTION: "I move to approve the final significant development application for 232 E. Hallam Street, subject to the following conditions: 1. The materials proposed for the addition shall be those indicated on the drawings in the application dated 6/24/98; 2. That the commission grants approval of a variance from Ord. 30 for volume, related to window height between 9' and 12', for 9'- 8" for the bay window in the south elevation; 3. All conditions of the January 28,1998 conceptual approval must be met. 4. That all representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. '5 Attachments: Exhibit A - Application dated 6/24/98 Exhibit B - Summary of changes made between conceptual and final g:/plannit,Waspen/ttpc/casWsipt!7234ehfi.doc 0 0 5 EXHIBIT B CHANGES MADE BETWEEN CONCEPTUAL AND FINAL - 232 E. Hallam 1. Site Plan The site plan indicates two changes: the terrace that entered into the Audio Visual room of the existing house to remain will be rebuilt; and the terrace along the south side of the new addition appears as a covered porch with new post spacing. 2. First Floor Plan The connection between the dining terrace and the breakfast room has been slightly shifted, as well as the steps leading from the terrace to this room. In the master bedroom suite, the bedroom has been slightly reconfigured so that the door entering the terrace now faces south. There is also a new door to a new private terrace off of dressing room #2. A new vent has been added along the east elevation. Along the north elevation adjacent to the Master Bath #1, a shower porch has been added. 3. Roof Plan The round, raised, turret-like window structure in the master suite has been removed. 4. East Elevation The light turret is removed. A window off the master bath #2 has been modified so that it is not as wide. There is a new door to the terrace. The window in the master bath #1 has been shifted to the south. 5. South Elevation There is a new south-facing door off of the master bedroom. There are four (4) posts where previously there were two (2). The bay window to the master bedroom has been reduced in size, and is more horizontal vs. vertical in scale. 6. West Elevation The sloped roof of the new addition has less exposure (height) from this elevation, but has been slightly extended to the north, beyond the garage. There will be a new window added and the door shifted to the north in the mudroom area. Windows in the kitchen which had more of a vertical orientation will be replaced with more horizontal windows. These changes are made in the previous addition which will remain. There is no change to the historic house. 7. North Elevation The light turret has been removed. A new window has been added offthe master bath #1. Translucent panels have been added above the stone panels of the living area. A full basement has been indicated in dashed lines below the elevation. 6 8. Basement Plan The basement plan indicates that the area located under the master suite will no longer be a crawl space, but will be used for a bath, storage, and mechanical equipment 7 EXHIBIT 173 APPLICANT: Linda Pace (represented by Matt Scholl) LOCATION: 232 E. Hallam Street ACTION: Significant Development (Final), Partial Demolition, Ordinance 30 SIGNIFICANT DEVELOPMENT (FINAL) Significant development in an "H," Historic Overlay District must meet allfour of the development review standards in order for HPC to grant approval: Standard 1: 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 an "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage 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). Standard 2: the proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Standard 3: 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. Standard 4: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. PARTIAL DEMOLITION Standards of review for partial demolition. No approval for partial demolition shall be granted unless the HPC finds that aU of the following standards are met: (Note: "Partial demolition" shall mean the ming 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 the parcel). Standard 1: 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. Standard 2: 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. 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. ORDINANCE 30 The proposal does not comply with the Ordinance 30, "volume" standard. Volume: Areas where the are "facade penetrations between 9 and 12 feet above the level of the finished floor, and circular, simi-circular or non-orthogonal fenestration between 9 and 15 feet above the level of the finished floor" are counted as 2 square feet for every 1 square foot of floor area. In order to be eligible for a variance from DRAC, the HPC should determine that the exception would: Yield greater compliance with the goals of the AACP and More effectively address the issue or problem a given standard or provision responds to, or Be clearly necessary for reasons of fairness related to unusual site specific constraints. 'b - -1 ts . -=7.3 .1.- PUBLIC NOTICE DATE =, TIME - PLACE PURPOSE 1 11 -1 4 EXHIBIT- CE] 9, 11- it County of Pitkin } AFFIDAVIT OF NOTICE BY } SS. POSTING OF A PUBLIC HEARING State of Colorado } FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: I,,AittkfAA} 9:Latil M.it;2~~4, being Or representing an Applicant for a Pitkin County Development Permit, personally certify that the attached photograph fairly and accurately represents the sign posted as notice of the public hearing on this matter in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the sign was posted and visible continuously from the 1 9 day of -~ k M € , 1918 to the 24 day of 3kl,e, . 1950 (Must be posted for at least,J.0<lays before the pu¢ licheanng). 6 9,3 Applicanfs S~gnat&re Subscribed and sworn to before me this 24- day of 1 CAQ- 1992 by MhAL.10*L. ick-20 WHNESS MY HAND AND OFFICIAL SEAL. (Attach photograph here) My commission expires: 4/2400 1 j 0.41 Vt-ifti_ek No{661;ublic's Signature /0(bo -4 . 4:ff-···( <b,<EAe .CIO 1 - Address 1- 0- ft-7 )Gxt-flfl7+ A ./ L KN 0 lf-FFJ- 2 41 Ill?· 44 i (4 0 0 XlL- - 01 4 4 ge -2,9, 4 r B r rm - ..<>,I 4.* b-g ·1·=. f: .M:- .1 3 1 lili# 4 1 - - 0 - - 4 ~~ ~~ | ~~~ ~~lt,-7- L.·-2..'.,~ ' -. !.: 1 : L·-_ I C_L-U, i :Ll·, I F:P 34 87-ytit legjme-....3 C_ 49 41 4 :twle{ ~=S g HPC FINAL 6.24.98 a F-*-\ 0 - € 1 0 =0 PACE r o ra djo© P d »TI Cm 0 r-1 n rn . B ~~~ ~~4 3176-f.-rro'·il - ~ -- „ -*2~11 ----- -1 1 1 - 4-=TLL-~~~ ~~ ~I~~ ~ ,f 1 + -23213AST HALLAM STREET 1 1 nu' P =4-- i--4, -i-~1 - 11 ----1- -ASA®toLORADO¢ i 'N r-- + 91 . ' a '- -' = =, A, 3 -~., , 'it. + I Li ' 114.'., p ' 'fil' rBI '*i'~ I, ' I.-I - C h - -dEf - ConoTE - --J ~ IL /1 - 1 1 11'2 1/'4.1 1-1 * -1 i .*Il. 7L , I. 4. 4 1 Vil ---1- 1- 11 1 21 .. t , ' . 11 = * + 1.=1 - '96! 1 4. - 1 - 1 -11 2: PX'' -- -1 ' 1 ~_- --- - ' : ' - ~* uit 11 116 11 - 11 - ..1 -6 - . -6 -1.14# ..= 11 -+ - 1 1 r 1- I ' 1' -1 1-1- 16.1.- . 111 - - - 1 1 - 1 11 = w-*4 1.4 'I'- i rp•L*,E•~12'N I- 2~0 2 ,= e. - 1 - .= 1 -r . 4 -1 1 - 1 40, 40. rb.-¥4-- 6»1 -,Ifir / 4 2- %2--- - ~-_ . _ _ 4 F-i-= c.' irt-' = - 041 - f li 0 C *_ 04« I -i LE U J . 1 1 + 1. :94.:-4 - #- m U T- 1 ' -- -I i -1 r _ 4qm>-3 -; 5- 64€UMM®44-9- I AC/3- 2 - 1- 7 - U124- 1*/ i-i: +IA' € AS'm' J.w-' -72:dt-- -=-- - -71- - ·-, - =-i:425'~~ 7--~f-*12*>43*3',~baDSfZiWit-»3»1 {6*( L. b 13 . 79 "11 L t.ki- ft«/--*44*'I*.Fimi-7€21: OVE 17 .- o.t*~2b- Ji.4-i 9 42 z r - -JL---JU i, 1, Iu J..1.-~ r=MLE#* *0-*#£* · r--17- z.-lit-'f l 1 --~«?»=9Cif: i -9!0#9/1 - 0 00 11 -1 + -t - -11 - ---1 1- I. . - ... 1- 1 I I |- |~- 000 11 93] La===g," - 0 \\-,-1/ 412 N. MILL ST. ASPEN, COLORADO (970).925-2556 , L )HARRY TEAGUE ARCHITECTS [ 47 _m A - RA 1< reu rn An 0 PACE REMODEL 232 EAST HALLAM C.1 3 ,-1 1 - 'iJ e.,7%. R % -04#8% - - 0 -4% -- -Ye,-S .1 1 =-- 1 , 7 1 . 1. D Or PROJECT LOCATION / El & .1 - - L 0 - · Lty/. 17£9/imm<%11216-0 -- 0 1 Tr ~imilit:*5-1/*da.~ W-91035102115~1-,?PR#51 0. 711-9110 ..djt*41 1]pEepr'g,Ol &900! :039-2 - , 2 ' -- - 0 9 '5&1:'4:2%42~13%11%°%'~°21[oD€Er- N'% *601 ¥°M*11*41'Mul-"98~5. *?&51 -- 00 - 1 °l 11.IX}Ilm*] |~~~~MiEl~WE/lfiggligifi#91/9/61££Er,RfiMUdk »*Elliant&@Ed==224 39 0 A. ar W . 2 '* Y - 0 /~Th SITE LOCATION MAP 7 100 7/ 3013./4 1\' 0 4<: 0 ATTACHMENT NO. 5 STATEMENT OF FINAL DEVELOPMENT PLAN: The proposed addition to the historic resource located at 232 east hallam street is a response to the predominate architectural elements which define the existing house. The black shingle mansard roof, the projected window bays, and the scale and proportions of all these elements expressed both independently and in unison were respected ; and reflected in the articulation of the new forms and spaces. The final development plan conforms to the representations made during th e conce ptual review by lowering th e roo f height of the '£link" between the historic house and the bedroom structure, thereby subordinating the new to the old. To further preserve the integ rity of the historic structure, the architects would like to request a variance of an additional 8" glass height increase to the "Volume standard" of O rdinance 30 ( ".fa,ade penetrations between nine (9) and twelve <I-2~ feet..." ). So that the datum elevation matches the existing 9'8" height of the existing street facing window bay. NOTE: 1. Diagram A, B, & C indicate the proportioning system used in the expression ofthe new forms of the addition. 0 < LAND USE APPUCA1ION FORM ATTACHMENT 1 1. Project name Pace Remodel 2. Project location 93? Eact yal 1 :,m c+·ry®+ (indicate street address, lot and block number or metes and bounds description) 3. Present zoning R6 4. Lot size 19555. 6 Sq. Ft. 5. Applicanfs name. address and phone number Linda Pace, c/o Hondo partners, 445 N. Main Ave., San Antonio, TX 78205 6. Representative;s name. address, and phone number Matthew Scholl, Harry Teague Architects, 412 North Mill STreet, Aspen 7. Type of application (check al! that appiv): Conditicnal Use Conceptual SPA x Conceptual HPC Scecial Review Final SPA . Finai HPC 8040 Greeniine Cancectual PUD Minor HPC 0 - Stream Margin Finai PUD Reiccation HPC Subdivision Text/Map Amend. HisICMc LandmarK GMCS ailorment GMQS exemprion x Demc/Partial Demc View P!ane Condominiumization Design Review - Lot Sclit/Lot Line Appeal Committee - Adjustment 8. Description of existing uses (number and type of existing structures. approximate sq. ft. number cf bedrcoms, any previous approvals granted to the property) 4880 Gross Sa.Ft. (inclitding. 2 car craracre). 4 bedroom, Single Family House. 9. Description of development application Partial Demolition and Rerrodel*. 10. Have you completed and attached the following? x Attachment 1 - Land use application form 0 - x Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachments 4 and 5 L AlTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant Linda Pace, Hondo Partners Inc. Address: 232 Fagt Hal lam Street Zcne district: R6 -- Lat size: lqGGK f; Aq D-'+. E<isting FAR: 4505.0 Su. Ft. Allowable FAR: 4247.8 Sq. Ft. Prcposed FAR: .4505 Existing net leasable (commerdat): N/A_ - Prcocsed net leasable (commercial): N/A Existing 96 of site coverage: 19.7% Prccosed % of site ccverage: 19.B% Existing % of open space: 80.3% Prccc:sed % af ccen space: 80 · 2% Existing maximum height: Pmcical 31(c: 25'.0" Accescrv :Icc: N/A Praccsed max. height: Prulcical bidc: 04 , n" ACCeSSCr'/ DICC: N/A P=cosed 36 cr cemciiticn: .40% Existing number of bedrccms: 4 P=ccsed number cf jecrccrns: 5 Existing crt-site parking scaces: 5 Cr!-site cating spaces required: 15 Settacks Existing: Minimum required: Prcocsed: Frcnt 17'.0" FrcnE in' n" F. crrc 17' n" Rear 13'.0" Rear 10 '.0" Rear: 13'.0" Comcinea Combined Ccmcined Frcrldrear:30 ' Fron#rear:302.iQ_K Front/rear: 30 1.0" Side: 15'.0" Sice: S ide: 15'.0" S ide: 35'.0" Side: S ide: 35'.0" Combined Combirled Cambirled Sices: 50' . On Sides: 79, n" Sides: 50,.n" Existing rlonconformities cr ertccachments 2 257.2 F.A.R. Sq. Ftg..Overage. .1 Variations requested:_ si r:leyard qpt-haok, , (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft. site coverage variance up to 5%, height variations underthe i cottage inm program, parking waivers for residential uses in the R-6, R-15, RMF, CC. and O zone districts) ' 2 2'5' * - E 0 -96 - €= 0,. I . . -- - 4 I .. \ i? / - ---- I \ '/ \\ f I. 100.0 . i . \ f /1 11 - 0 ' · LECAL DESCRIPTION : 1 16,7-thING AT Tf-IL S *' 1£14*-iftf. J .07 +1. 51-OCt< 4 * 1 Ale'triAL ASFEr·i -TowNSTE.· FULNCE >, M•SO'49-£ 165 12 4 + Fril .41.0,40 711 WESTEALT UME OF 5410 LOT M? 4,10 IriL i EXTINDION THEREOF, THLMC .5 78:3 J /.3. E ·-U ·2, fir·'. i l! fal 5 29*'CD· E NG. 19 FEET T,·+UNa 3 12 °51 ' i-D- W 7509 FLET ID TME It)Krri 1./Me OF riALLA rl STREET PNE 6.- € 5 EATENQul THE.Me & 79•01·[!··w It,9.65 TES .€Jrl,3 ·E,·,D '-44Nr537 1 9JKTH Utit. 13 TME. POINT Op= ttel>ir-1/Ne. <·Or·41A1NJMS . 225 3'~ yeR M, 912 50 F r MORK CA LESS f '4 2 ,JDrrION '8 ./ * D A 8 1 i ./ ,/h \ A t - ; / 4=Ze, It. 0 I , 1 - 7 1 0 .4 OA, ./ I C M /1 \ 1 . 4 , £* \ i 1 h 4-- 2. -h ' -- ' '4 ** 0 , «SCM \ 1; , 6 - I . - Nd 4 1-, , i ' I ·1& -.£>F r.. 3•' CDT-Ert*t:DO e • R--3 6- - ' 6 0 6 DO f . 3 197.3 ee HIGH. ly#'F·EAN' : ! E : 1.- W , f 50=ALE. 1.- 01 · , *1515 OF Et,AING · Fl»>10 MOMUMEMTS Ae .DMOWIN ·-R I ' :. . f 27 M#G,!,. 5~*'0 r 5URV[XOA,5 CENIFICATE; 1 . " :/ f.~=113 2- A , 1 MERED·r CAHFY THAT Tti!5 MAP' 0<:CURATELY DE.rtCT5 A 5UBVEr MAIX. Ul·irMA tlY .50/UV/15}C)TY On JUNL 1 1, 1710, A APR 1993 .-3-4 .,0 - OF Tt·lf, f]~UTT ·SHOWN AND Dt.SCAUDE.[) flt.ALON f 41't 1 =-Vcr - 8 2 6 00. 1-4 0 0 , 2 4 i VII - 'try#-7 / L 1 '* in 4 , .* t. \ R.flblt .DURVEYO, tric tr - '1 / 1. \ ADRIL 16,1993 L 5 ...__.--I-_ /91,1 \. CA,1 *11 * bt „ N 2,-4• Fwick * I 7/16/, 2/*- i X "Lit&*113 1 ' WEU-41. ;at,A h+1'LAS WAP :' N i* B '' 00r0j; 1 ' 6 NOTE• 1•ens 1/%171 rk,1 8-13,-82 .SLAVLY CONE * er AL.FIME SUAVE'A ; r.in DATUM PLANE ASSUMED 100.00 AS SHOWN VD '- 8144/7 159.65 ' STR =- -1-,6 '* 4-/*13 9=1%92 • I ri /O//ALTE. SI,ve,ed 9. 1 Itcc ReAsion5 4 /+ 9 3 ADD 7090 Title :FOATE. aulwn·r Job No 82- O. E Alpine Surveys, Inc. Dratted / 2-t 90 2 A 11 ¢ 6 TKACT aient MATMA Post Office Box 1730 Aspen, Colorado 81611 303 925 2688 MAM COUNIN, COLORADO N 14#lb ¤ EXISTING AREA TO REMAIN OATH MASTER BRU. ' PLANTE' 0~Mn FATIO FALILY O.L ~«1910,k 211 WNE CEI,b•K I . ''','' I' % I , 2- 4044 1.1'NeRN PAT]D 1 Nuar .// 2 U.46»4 J e POREH - L.r- ~-~ EXISTING FIRST FLOOR PLAN 111,11 1 1 0 5 IO 30 PACE REMODEL 232 EAST HALLAM g EXISTING AREA TO REMAIN &00~ KOOF t goof / r----1 1 0.2 ./. 1 1 1 r . ./1. -L I am. 84 .. 1 =Ims' 27*0%*• 1 1 Wall 1 , ~~ EXISTING SECOND FLOOR PLAN 1,1111 1 1 0 5 I0 30 PACE REMODEL 23z EAST HALLAM KOOP ltOOF 1 200 r KOOF 1-11 e EXISTING ROOF PLAN 111,11 1 1 0 5 I0 30 PACE REMODEL 23z EAST HALLAM 1 4 11 11 1 r=f.-~ r--7 7--i -rs /--114, ~ ,)I-6 *Tr, »An _n == m 1-11- U 0 1-1 1 1 i- 02 1 EXISTING SOUTH ELEVATION - <4» 363%1 e ~ \11 L 11 8 [1 [1 [1 11 U 0/ r9 \- 5 1> < -7 n Ar' ] J 1 El 0 1[=11 = 0 EXISTING EAST ELEVATION PACE REMODEL 232 EAST HALLAM SCALE: I/8"=I'-0" -10 1 -1 i 01 : 10 U 1 EXISTING NORTH ELEVATION 1 7 7 1 3 1 -LU U U U U U U 1 1[1 [17 1 27 2% 1 23 W n h r--1 g - 6 '- 1-1 1 0~ 4 1 EXISTING WEST ELEVATION PACE REMODEL 232 EAST HALLAM SCALE: I/8"=I'-o" 0 0 0 123112511 'M- . 11 i ¥/ 1 7/ "H MUI- i 'd ' 1 - . , 4 j m-t / 111 -1 _ . ------1 .............. / 1 1 ... :4 g 1 1 1 .... 1 ..1 1% 1 -8 a--- -------------4--------- -9- -- -------- r---- 0: R E:@1 5~/. rt< / -c:,1 1 - -1 11. .1 I ; 1 , \ 1--% - 9 lili fl ]LL , :; D 1 1/-11 4 »4.4 1 11 4 4 · · N ..72 .1, \ · 1 - 1 \ 11--t<IM -_-Ling«27'·r .i-; i, *--M : z-KH: -1·, „. ,~~--f ~.- ' ... 4 1 \ 1 . I \ 1 i \ , 0 46:' '4. 4,···0 -7 ... 1 9 1 1 _r· - 9.>/ 8 i r............ 1 : 1 \ f a . 11 it 4.................. 1 1 \ 03 1 : 4 . 1 1 :O :i . ' 1 0 / 9 ......4 9 8 2 . 1 j:%1:. i . . ..4 .1 1, . ,",4 1 1 '' 1 q... ............. C #.../X-#........< , i q 1 \LE-I 8 F --I - ..4 .r J \ I I .......t....... . 1 . '. S irt '' I /1 1 -/ h 'I . 4 . S 1 .... / :. i ,/1 i € n 94 1 ' 1, + 2, ./ / !21 f li . \\ :H 1 3 I t . I · I / ,/ \\ 1/ 1 1, . 1.7 I 1 344 1 '\' i o· ; , -Il-*-0 --'. I. 'll-Il- 0 ./-r- - 2 LZLL .--.- --- --- - :8 #283 ......... / 80 14 I i i 0 1 1 . / -1.... : O 1- ./8 i I -t %/ 1 1 11 A-Dz HARRY g PACE REMODEL TEAGUE < 232 EAST HALLAM STREET ARCHITECTS~~~ ASPEN, COLORADO 12=I / Nyld 2119 61*N ON) NV-6:1 2100-8 ONOORS .O·:t =.91/t ~3-IVOG 2,1 =.9/1 931¥09 / 'EXISTING CONSTRUCTION FOK DEMOLmON · NEW 10'W X 48-0 NaGIVS EN019 ONULGDCE 0 0 0 ............. M. i . 1 , ··· ..................................n....-.==- 1 1 f ' li ....: E .......... 1.9 1 - - - 1- .......... 1.1 .......... 1.i li ...2 . . -- mil 77.~ 0 OR % 0 ~ PACE REMODEL TEAGUE HARRY 232 EAST HALLAM STREET ASPEN, COLORADO ~ ARCHITECTS .... .......... 8-1 =.9/& 81¥09 0 0 0 1. 1--11 ]LI ~3 02 "la -®m . 1[07 4 ef-$1 » V i :kly .1/ N: i \-41 1 V - .. .............. - Ilf[Tll I 1 + · 0/11 . 4.- 1 il: M 1- ij---~ 322§% i i U : il :1 . .. E 1 1 :--Illillf) -=- 0 14.% } t=? 11-2-nul '\ b I i / i ........ t.............................4 . ................. -E@ 0 1 : 0 h -- i .........„ (< PACE REMODEL HARRY TEAGUE rh 232 EAST HALLAM STREET ARCHITECTS ASPEN, COLORADO ~ -= < I7-Tr-T**67*wiawa**»- 09,Min58:k-a;R~~R*ney PRIVATE TERRACE „0-,1 =.9/1 '31¥06 rh OCIVNO1O0 'NacISV 91031IH0W¥ n .LaHN.LS DNVTIVH ISVE[ Z€Z j F 309Val AHWVH UHGOP\IHZI HOVd j 11 1 --,«7- 11 - 1 ' . 1 Iii 1 1 1 11 1 ~;-7 : :. 4 - 91 :. .* il ... . . . 1, j. .............................1 . .1 . i .............................. - I- 12. 0 O 0 .,0-,1 =.9/1 8-1VOG 1 1 ~S.LOall HOWV m lE[HNLS *VTIVH ISVEI ZEZ j OaVE-103 'NadSV (i -t aneval 4 AHEIVH < UHGOINFI FIDVd j V r, r- ze 1 -0 ---- - 1 4 4 0 2 2 0 11 22 m" 150& 4 - - -/ AL- 13=k-_-- L- 1 '4' ... 1 -1---2-= -13-/ 222- - lili 4-1 lar - 0 -- 2-_ 11-1 -- -: - I il ' -=- ' -·-f~ i "4 i 1 1 ..... 28 2:8 RE'ME @§ 2 § --EL 1 1_! , 1 1 3 - r.1 -F - . J r.--~ . -mi 1 1 11 - -c ......1 1 1 .. ' 1 1 ¤ i - 4 -4 1 l 4 = icium: 0 1 ab 1 - _ illy - 1 - iffj -- 1-11 1 11- 1- lili 1 In 1 C----------- C E 1%1 -9 \ tuif 4- 0 'm M./1 - 1 0 8531 3 L --1.21--- 1- m o 1 , SCALE: 1/8' = 1'-0' 2,1 = .9/1 :31¥06 EAST ELEVATION ./. ./1/1 11, EJOSTING 00!LER FUE O#'0< 3 C 4> U) 0 UU I 0 CE RED NOTED ,* CE - NO WOKK CE . 000 00 = ' WESTELEVA-nON 14 9 . ' 0 , 0 EXISTING BOILER FUIE (NO WORK) r.u tz UM < Al USE NO 2-1 N BLACK FLAT SEA!.1 METAL T PNES AL ··0'.··.1 ..; ' A.*reEAMI;IE~e>·<Ct·:-·. - · GREYMETAL F' I. /'.: I WENNON. TUNSLUSCER PANELS 4* ... -- CLAD · ~, DEVELe NEW OPNG STEELO WOOD SIDING W TRIM HEAD & - iNGUL TEMP. · INGUL TEMP. FOR PAINT TO GLASS GLASS ---* MATCH EJOSTING FLAT UM . PANELS 00 V OD. 55. COLU 1 SLIDING SCREEN i i , A ., ..1 . ' ' ' ' 0 ' ' DOORS EA SIDE it , . 1. i: GLPNOINSUL :i . ' .1 1. , , 1 Em :E 11 1: 11 ' ' 1/ 4 :: :: . 1 1 1 1 1 1 1 .6 .2 : 2 1 4 i $ , , , , , , , : P:al:.W.V. :V.V.W.4/4.W.·.-4 : i 1, : , S . I. I. i NOKTH El-EVATEN E i.,111•11,11,11•:11'11•11••11,1,11,•1•11•i€ i 1, * ' ' ~ ~ ' ' • SCALE: 1/8· = 1'-0" 1 1 an Oval IHHNIS AVUUVH OCIVHOUOD 'NHcISV C dk '11" 'At 0 ¢ I -0 4 1 j ..1- 4 a j -a. 0 1.<.4 ... . *~ 14€*i~ ~ , 75137 pr 1 , 4 ..1111-h * i E 1110411,11111$11.1 !1 - 1 ~ ..1.11 1 1111.1 1. '.11 :..~HI;!li~41 ' 11'. 411„-10.':1.---„„Ull..-.1-1, ,r , 4 9 /*L 1 0 1 2 f l 11 "t,1. ' 1411, i. @1111'Quy 1. 4 1 y 11,111 1 , . 1 ... ''4 i 11 1 '41~ / 1~11!11 1 1 + 1 v 8 1 11 C El -3 r# i % L / 9 3 111 - C $ j e. : - lilli '111111 f ¢4 4'w•,€111·Lnl.,1, ,; i'"inlli..1 2 hm 11 . 1.11 4 1 /1 P , 7..1 - 6. %4, 4 l J 1, 11'.r 11 -f< 11 *'Allile':1' >r? A< '~ de"' / «HI'll,r -· .U . 0!i 1 'i i l 114 1. --111----1-,11-,1.1.Al-1- 1- -- - 4.1 L.K- W .- - 'i 1 91 i 3 11\ \ '~ '''' 3< f 111 ; 44 // 1,11, / f 1 1~11-N~=311.-- C 111, /r 111 £21.-4.1 , 4 ... 8 uleibela . - r - ti & -4 2, 9 ..2 t I f k i -- t, t 1 1. ... 1 ' 1 -- 1 £ 6 1 E 1. 4 - p . - '- 1 - =-I 'i 1 * , I 1 + 1 #' iii ~ - ./I Ji 4. - ¥ 41 * i f - 4 1 9 9. i E 1 .€ -4 /r 1; 1 i i - 1-4 ····--~-•.•~-~r-'9.-*C -:,cD.*u£% i f . 2 1 *AA k-12*4 1-6 4 7 -7 - e- Diagram C 1 + .. 11 .- J , Irk 4 11 I . 1 -r 4 7 , 1- , r g. +r - - 11 -1 1, - :t: 1' 4 b /1 4 + 1 7 .' 3.4-3 IT - Ici L 1 11 4 'I 1 1 /4•. H:riA 1 f 3 gr 614$:t~ 1 -09. - 4140, 1 *I*. fu ' - .1 :9%7, 111 .4.3 4 , et .. - 1. - er., ... r.1 9 f. .. rt - 1**5* 1 449~-1./1~ 1 -- 1 7 4 Jt,tialllp lili93 -jillik FIL-* 11 11 -Gt 3.-- i . 1--t- - 1. .. t=- CL quiff.4/,ALL -tult. -8 -11 "I'll//6-li b '' -4,~ ef.,1*47 1 *904;,Rhl*-Efr-»- i ....#9464 .vill'/ilizillillill'lul'llilill'llill/6...----*-4/...f ' ' .2[6!14'11 r· ' ' i -6,7P. »41 -/'/'*: |/rp---.- ' -7.97 t. t 1 mi• :li*t Li 2-,al,Or'r--6-3' i . /,155'-4*v.,1~ fb 1,114%..4~7&3'tkNE'St '..1, d •'0 'f, . .1 +117- .1 1 -* {1 + , .i w 90 . ~~~d 11 1 2-1 4. 'LI .1111,1 1.,0,11*( 1 1~1 ..L 4-. 4 -m=+ 0 1 ~ ~~~|,110,11 1 11'044 ... . 4, -e 4 - 4~*BAH+~*-It#,~4 1+ 4 t . - 41==*~ . _ 1 -9 - r. -1,1 1 -4..1 - 11 4 - .