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Home My WebLink Aboutagenda.hpc.19950927/. AGENDA ASPEN HISTORIC PRESERVATION COMMISSION September 27, 1995 REGULAR MEETING FIRST FLOOR- PITKIN COUNTY COURTHOUSE 5:00 I. Roll Call II. Commission & Staff Comments III. Public Comments IV. NEW BUSINESS 5:10 A. 423 N. 2nd- Minor 10'pr; OL, yl n 5:35 B. 820 E. Cooper- Conceptual, Landmark- PUBLIC HEARING Loga.1 L. 4 dÂ«- 0/Â¢- V. OLD BUSINESS 6:15 A. Isis- worksession 6:45 VI. Project Monitoring 6:55 VII. Adjourn NOTE: SITE VISITS WILL BE HELD AT THE ISIS, 423 N. 2ND, AND 820 E. COOPER (IN THAT ORDER) AT NOON ON THE DAY OF THE MEETING. PLEASE MEET AT THE SIDE ENTRANCE OF CITY HALL IF YOU WOULD LIKE A RIDE. ALSO, PLEASE CALL TO CONFIRM THAT YOU WILL BE THERE. ALSO NOTE: NO MEETING WILL BE HELD ON OCTOBER 11 DUE TO THE "NATIONAL TRUST FOR HISTORIC PRESERVATION CONFERENCE." OUR NEXT MEETING IS OCTOBER 25. 4- HPC PROJECT MONITORING HPC Member Name Proiect Donnelley Erdman The Meadows Collins Block/Alley 624 E. Hopkins (CD:3-8-95) 220 W. Main- European Flower 930 King Street- Cunningham 330 Gillespie 426 E. Main - Galena Plaza Jake Vickery The Meadows 130 S. Galena- City Hall 520 Walnut- Greenwood 205 W. Main- Chisolm 610 W. Hallam- Iglehart Leslie Holst Holden/Marolt Aspen Historic Trust 303 E. Main- Kuhn 930 King- Cunningham 939 E. Cooper- Langley Entrance to Aspen ~ Roger Moyer 409 E. Hopkins Holden/Marolt 303 E. Main- Kuhn 420 E. Main 107 Juan Martha Madsen 132 W. Main- Asia 435 W. Main-L'Auberge 706 W. Main (CD:4-27-94) 702 W. Main- Stapleton 525 W. Hallam Wyckoff Linda Smisek 229 W. Hallam- Pinnington 316 E. Hopkins- Howling Wolf 939 E. Cooper- Langley 801 E. Hyman- Elmore Sven Alstrom 624 E. Hopkins 4-12-95 Barn and historic house approved final Susan Doddi-ngton Melanie Roshko 0 Jeff McMenimen -JI- e MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 423 N. 2nd Street- Minor DATE: September 27, 1995 SUMMARY: The applicant requests HPC approval to add approximately 110 sq.ft. at the existing mudroom. The house is a local landmark. APPLICANT: Tom and Jennifer Figge. LOCATION: 423 N. 2nd Street, Lots G, H, and 1, Block 41. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. NOTE: Applicant must confirm with Zoning Officer the existing F.A.R. of the house. A sketch found in HPC records shows approximately 139 sq.ft. of F.A.R. available for the site. 1. Standard: The proposed development is compatible in general design, massing and volume, scale, and site plan with the 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 a historic landmark.... Response: The Inventory form for this house (attached) shows that there have been major modifications, namely through the addition of the garage and the wrap around porch. Windows and roof forms also appear altered. j The applicant wishes to add a small addition to expand the mudroom. The addition will be visible on Smuggler Street. It is very difficult to determine from old maps and photographs whether or not the wall that is to be demolished to make way for the expansion is historic. Generally speaking, the addition is a minor change, however there has been substantial compromise of the historical integrity of the structure to date. HPC may wish to discuss material differentiations or other subtle ways to detail this addition. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The addition will not have a significant effect on the character of the neighborhood. It does in a sense expand the size of the garage along the streetscape. 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: This addition should not further detract from the historical significance of the structure. 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: This small addition should not have a substantial impact on the character of the 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. 0 RECOMMENDATION: Staff recommends that HPC approve the minor development application, pending a site visit. RECOMMENDED MOTION: N move to approve the minor development application for 423 N. 2nd Street." ADDInONAL COMMENTS: 0 j 0 4\90 M llAO 4 e ft__A ff L. CA,-16 WA 4 e- -3 To M + jewâ€¢4,%4 PA < 1,1- 125 - //ST 416 1 454. As faw cs 0 .El_Pq,esÂ£&147"4-4.L,-41 6(14. A ue, bule# o BA. Ca7*'iF A,6-k. Po , ibax 87 35 Ay<* Cs 8/GIL- 913. 63(/ 1 2. 47 Â° 24_-Atly,--, 4 g>4- 4 4 423 2,-2 54. 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Garage 12 23 24 AREA CALCULATIONS: Mudroom 8 Covered porch 1 - First Level: Statra -- 8 Bath W/D 12 x 8 = 96 15 35 x 19 = 665 19 28 x 8 = 224 11 Redroom Family room Â· 30 x 30 = 900 -(16 x 2) = (32) 4 (8+11) x2 = _12 1872 4 Kitchen Dining 1 1 - Wet bâ€¢r 8 ~Stairs Ju Unfin. 21 Stairâ€¢ 36 \ 30 basement Living rocm 1 4 Covered porch 16 Bath | 14 19 7. Cl. Foyer - Basement: 14 2 / 30 x 30 = 900 16 -16 x 9 = (144) 756 Bath ~7 Stairs 19 19 Second Level: Bedroom Bedroom 27 x 19 = 513 28 x 8 = 224 4 22 x 32 = 704 8 x 14 = 112 Â· 8 Bath Bath 16 x 6 = 96 8 Bedroom - 12 1649 Drrnâ€¢ing ~LY::ble-ICM-___--_ ~ Stairs 16 22 1 12 lit Bedroom M,â€¢ter - bedroom 2 40 x 12 - 4 80 -1 Not to scale; 41.menston. are 12 x6 - 72 8 Cl. Bath approximate; for descriptive R x 12 = .96 i | 16 purposes only. l L 4.4 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: Local Site Number: 423.83 Photo Information: ASP-O-24 - Township 10 South Range 85 West Section 12 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: * Full Street Address: 423 North Second Legal Description: Lots * - City Aspen County Pitkin Historic District or Neighborhood Name: Hallam Lake Historic District Owner: Private/State/Fe,deral Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: Victorian. Modified Dimensions: L: X W: = Square Feet: Number of Stories: 2-1/2 storv Building Plan (Footprint, Shape): Irregular Landscaping or Special Setting Features: Front (east) 2 cottonwoods Associated Buildings, Features or Objects - Describe Material and Function (map number / name): None For the following categories include materials, techniques and styles in the description as appropriate: Roof: Cross qabled with wrap-around shed porch; asphalt shingles Walls: Clapboard with fishscales at qable ends Foundation / Basement: Unknown / Yes Chimney(s): Center rear, corbelled brick Windows: Nine-over-one double-hunq wood with simple crown Doors: Center Danel with 8 light side lights; 2 sets of 2 pair each. french doors to east front porch Porches: North. east and south wrap-around shed with shallow gable at entry; turned posts with square baluster railing General Architectural Description: Large Victorianiwith extensive additions and modifications j Page 2 of 2 State Site Number 0 Local Site Number 423.NS FUNCTION ARCHITECTURAL HISTORY Current Use: 'Residential Architect: Unknown original use: . Residential Builder: Unknown Intermediate Use: Construction Date: * 3 Actual 3 Estimate 3 Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor Moderate Major X Moved Date Describe Modifications and Date: Roof form, windows and doors; dates unknown Additions and Date: Garage and porch; dates unknown NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A__ B C D E Map Kev Local Rating and Landmark Designation eli I - Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Associated Contexts and Historical Information: * other Recording Information Specific References to the Structure/Building: Pitkin County Court- house Records; Sanborn and Sons Insurance Maps Archaeological Potential: (Y or N) Justify: ~ Recorded By: Date: March 1991 Affiliation: Aspen Historic Preservation Committee - City of Aspen Project Manager: Roxanne Eflin. Historic Preservation Officer/Planner r 04 - ..4 % 9... 4 * I . . -46 + PYRAivile / .4 .Â· --- HIGHLANDS PEAMAPL PEAIC 1~9u~t,MAYDEM*:p, r 1-' 11&6-4 1 ~ ~ Vyllfi 1-~ ~4' D... =i@N a :994, I. 1- + -.- 45.-*:...Â£#. I.- r A - 4.s' . . UN'. - 7,16 .4- 4 - ..16 .i . >CA .W 2 1*Na . 4 1 k 2 t . 4 9 7 3 . 11,4 4 ..1 4 , I. . : :/ Id &*6 - ,)< . #<.90/#F+,1 :4044 \ 4,08 AN,41'lll"ar. I : 4 . 4 4\ .. 1 a r. 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'4% A=en /20ey School Iselin Par* 5 . 0 Hospital & 0-Ameâ€¢ SwhmnUg School 1 4 74#*. .AspenBed . Wtoldeâ€¢,Â·Â·Â· * .... A. ~UM,Â©In,1 - *Bleakfast L'Aubelged'As#011 1 Skilod. .'.0 - PeD&./AN:l,N'+Â· HWY. 82 141Â£* 4-Â¥ A Â» - ' Kingdom May lickon - /1 1 U"/ I" I_ .House .' . 8.-44:. Aspen Chapel , ~t ~ //i 4 6, '.. 1 A....1 & 4 Â·W#.u~~. a F...it j.â€ž...18 -t . 'm'...1, i .4 f..: . ; A ., : 1.1 9 g KER o STREET ~4 - .. ~ ... -0.- , ... . .23 I ....1 H. IMA . mÂ· m .3 .1 -a wuR,ma - t . I ..... r-lit 16 .... 4 A ..F' ft 30 ... 0 4'4 -cm I S St:11â€¢d . .... 1...=l HALLAM STREET + .r.:+2: M~='. 'm :, Im- ,Â»piess '111'ocal- . Aspen 4 BARNARD PARK CI ,;~ ~13 ~4 -, - X.C Center POWER PLANT 1 . 7% Forest % 1 rvice 1 1 Z- . 0. % I. 4 FRANCIS STREET Frst Baptist -4 41 'm 4 I. - 8 .. â€¢ 0 Â· SMUGGLER STREET rk'. ~2~ vt/4 1... 1 .2~ 7 4 .Â· ' .** .Bum :U)*7#/ 54Â£PrkÂ· 94%-Â· Â· 1*. fio,N,j. 9 $.- .9*94 >74.2 Â·.2. 4/:t . - Â·' â‚¬ - 6. 47 + -* .f: x Clc NORTH STREET _ /~ - 4.4â‚¬ te . 1% I. *1'1"3 râ‚¬B>tj Of<~~;1~ Â·12 :b--I)., $ 9%1 - 4.- r. 911 454, HOUES GCCESMESTREKT ~ 1.4, gre, . 72Â· 1,+ Physics Ul.VIEW OR Hm . ~ Institute ' . Aspon ileadm lit Cente, 36 Â·'Music Tent . I 2 .4,1 Aspen Meadows ,..iii 1 ?t; ... 11. .:i--~Â·.--12 . j :.6 Durant *h,41.1~ IJ 21 5. 3,Tailfil,-T,~~~MVICondominiumsh.-1-,-I=o-w .Fifth Avenue py ~~~'~~8*1=3~4JL20~~ 7~ ~~U~* ~Alpenblkk Condon - . 1 - -Ar. rl' imillill 11 IMI"fai~ ~~~Alfne ShMC~~ *Fordel,~ Alternative Edge 11 Â·-ner 904 Store fkin Orbow Outfittino~'"~~ fNnv to Anr'I rm,lar freal, mel,1.n fU..fl,1 , - . ./ 5840 :4.- A; s REET f 4CASTLECR . 4&/4le 19-J .6, MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 820 E. Cooper Avenue- Conceptual, Partial Demolition, On-site Relocation, Landmark, Ordinance #30 review, PUBLIC HEARING DATE: September 27, 1995 SUMMARY: The applicant requests HPC approval to demolish additions to the existing building, to relocate an addition to the existing building, to demolish an outbuilding, and to make an addition to the remaining minefs cottage. Historic Landmark designation is also requested, along with a review for compliance with Ordinance #30 (residential design standards). APPLICANT: Wes and Susan Anson, represented by Jake Vickery. LOCATION: 820 E. Cooper Avenuel Lot P, Block 111, City and Townsite of Aspen. ADDITIONAL ISSUES: The property currently has a single family house and an outbuilding. The outbuilding may or may not be a legal dwelling unit. Since only one dwelling unit is allowed by Code on this site, it is the applicant's responsibility to prove to the Community Development Department that the unit predates zoning and can be retained as a non-conforming use. (The proposal shows the outbuilding being demolished and the second free market unit placed in the basement.) Whether or not the second unit is allowed, the property will be held to the FAR permitted for a single family residence, plus a 250 sq.ft. garage exemption. If the second unit is not allowed, it will either be eliminated or could be made into an ADU. Neither result should affect the HPC review since the unit is below grade. HISTORIC LANDMARK Section 7-702. Standards for designation. Any structure that meets two or more of the following standards may be designated "H," Historic Overlay District, and/or Historic Landmark. It is not the intention of HPC to landmark insignificant structures or sites. HPC will focus on those which are unique or have some special value to the community: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social or political history of Aspen, the State of Colorado, or the United States. Response: This standard is not met. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinduishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. Response: This building is a typical example of a gable end miner's cottage. From the Sanborne Fire Insurance maps of 1904, the house appears to be in it' s original configuration with one early addition and two later additions at the rear. There is little detailing, however the house seems to retain original materials and detailirrg.5, Â«.1,- C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. Response: This standard is not met. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: There are relatively few remaining 19th century structures in the east end of town and only two historic landmarks. It is important to retain and preserve structures such as this one as examples of the earlier character of the neighborhood. E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: The structure is representative of the modest scale, style, and character of homes constructed in the late 19th century, Aspen's primary period of historic significance. In addition, this house is located on Highway 82 and is important to the perception of the character of the community when entering town. CONCEPTUAL DEVELOPMENT REVIEW Section 7-601(D). Development in the "H," Historic Overlay District, and all development involving historic landmarks. No approval for any development in the "H," Historic Overlay Districts or involving historic landmarks shall be granted unless the HPC finds that all of the following standards are met: 1. Standard: The proposed development is compatible in general design, massing and volume, schle, and site plan with the 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 a 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 500 sq.ft. or the allowed site coverage by up to 5%, 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 5-510(B)(2). Response: In general, Staff finds the proposed development to be an excellent solution in terms of compatibility of design, massing, volume, and scale. The applicant proposes to demolish two small additions and an outbuilding, which Staff finds is acceptable (see further discussion under partial demolition review). Much of the owner's space needs have been allocated to the basement, decreasing the impact on the historic resource above grade. Staff finds two elements of the proposal warrant further discussion, the shifting of the kitchen addition to the east and the glazing of the gable ends in the new addition. The latter issue will be discussed under the Ordinance #30 review. The kitchen addition appears on the Sanborne maps by 1904. It is a typical early addition to a minefs cottage and helps to show the evolution of the building over time. The applicant does not propose to demolish it, but instead wishes to shift it to the east. This is done primarily to create some open yard space and a deck, and to take advantage of views to Aspen Mountain. The property to the west has open space in the same area, therefore the two projects would work together. It would be Staffs recommendation to retain the house and addition in their original configuration, however, HPC should weigh the value of maintaining as much of the integrity of the structure as possible against the benefit achieved In livability for the owner. Also, the proposal places the kitchen addition so that the comer of it is visible from the street, which would not normally be the case. At the least Staff would recommend that the addition be pulled back towards the west so that it is not visible from the street. Some other portion of the addition could be shifted to create a break in the east wall plane. A number of setback variances are requested. Staff finds that they assist in the proposed design, however it is recommended that comments be requested from the property owner to the east given that his property will be highly impacted and it is a historic resource as well. Finally, the applicant proposes to add an airlock vestibule at the front of the structure, in the form of a glazed porch. The applicant should consider an interior airlock (although the interior space is tight as it is).. The house never had a front porch, so this element is a change to the original facade. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: As stated in the application, a number of surrounding projects have been substantially out of scale and character with the historic resources which still exist in this area. The proposed development is respectful of the historic resource and 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: The proposed project does not detract from the significance of the historic structure, however, as mentioned above, Staff is somewhat uncomfortable with the relocation of the kitchen addition. 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 architectural character of the structure and its prominence along the streetscape will not be diminished. The applicant must provide further information about existing materials and plans for their preservation. PARTIAL DEMOLITION Section 7-602(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. 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: Given the size of the lot, and the desire to keep the addition low in height, demolition of the two more recent additions and the outbuilding could be considered necessary for the redevelopment. 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. Response: The applicant proposes to demolish the two additions which are currently covered with asbestos shingles as well as a board and batten outbuilding. All of these elements are probably circa 1940-50. Staff finds that they do not substantially contribute to the historic significance of the structure. 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 proposed additions successfully respect the mass and scale of the historic structure. ON-SITE RELOCATION Section 7-602(E). Standards for review of on-site relocation. No approval for on-site relocation shall be granted unless the HPC finds that the standards of section 7-602(D)(2),(31 and (4) have been met. j 2. The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation: Response: Relocation of the kitchen is an issue identified as needing further discussion. 3. The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: This report must be submitted before application for a building permit. 4. A relocation plan shail 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. Response: The bond and relocation plan must be submitted prior to application for a building permit. COMPLIANCE WITH ORDINANCE #30 Staff evaluation: 1. All areaways, lightwells, and/or staircases on the streetfacing sides 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: Lightwells are shown on both sides of the front door. Staff recommends a setback variance to allow the lightwells in the sideyard setback, or reconfiguring the bedrooms so that lightwells could be placed in the courtyard. 2. Volume. All areas with facade penetrations between nine and twelve feet above the level of the finished floor, and circular, semi-circular, or non- orthogonal fenestration between nine and fifteen feet above the level of the finished floor shall be counted at 2:1 FAR. Response: The proposed project has glazing through the gable ends in several areas. The interior space will be counted at 2:1 for all of these windows. In the i alternative, the applicant can appeal to the Board of Adjustment for relief from the FAR, or request an FAR bonus from HPC. Glazing in these areas was identified as a scale issue through Ordinance #30. In general, Staff would not support a waiver of the standard as all other projects in town are being forced to comply. In this particular case, given the narrowness of the site and scale of the project, the glazing in the gable end may provide needed light to the interior and also helps the addition to appear more transparent and recessed. 3. Principal window. A street facing principal window requires that a significant window or group of windows of a living room, dining room or family room face the street. Response: Staff recommends waiver of this standard as we would not wish to alter the existing front facade. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the 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 w recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION AND RECOMMENDED MOTION: al move to grant conceptual approval with the following conditions: 1. Confirm that the second unit is a legal unit. 2. Further study of the kitchen addition relocation to determine if it can be retained in place, or if relocated, if it can be placed so that the corner is not visible from the street. 3. Provide more information of preservation of existing materials for final review. j 4. Relocate the lightwells from in front of the building. 5. Revise the plans to meet the volume standard, or charge the space at 2:1 FAR, or apply to the Board of Adjustments, or request an FAR bonus from HPC. 6. HPC shall waive the Ordinance #30 standard dealing with the principal window. 4 7. HPC shall grant the following variances: / ~, & 1/#v- 29 <--- (.j.y--~~<zy.-,---c- 4 - 5' rear yard setback , f Â».-2.4 1,4,3--d ), ' s #F on the west sideyard and 19. on the east for the existing structure / â‚¬9'. 6,/.,1 on the east sideyard for the kitchen addition 3, n the east sideyard for the garage addition 9, In the east sideyard for the lightwell 0, 7 un the west sideyard for the garage addition Staff recommends that these variances be granted only after the property owner to the east has been asked for comments, given that that structure is on the historic inventory as well and development is being pushed to that side.\ 8. Restudy entry/airlock." 4 , LUct.uÂ» 6%.rf Jo, ADDITIONAL COMMENTS: Â£U.L.O.--UCKUU* i Â· LAND USE APPIIa:ZICN ECEN . TVQ*.M~3 6~1EIRW - . I .. 1) froject trane I hZÂ£~ 54<~FE' 071â‚¬pe.Â· . -- 2) Project Iocaticit g29 %+Al-- 0001Â»@ Ld't; f) 51,000. /1/ - - 8(19 4 10*k)9116 - OF *FN i lFIÂ»/ 9 60, i 04424, . (indicatta street address. lot & block 1,:mber,1 legal descoiptimi Eabere appropriate) 3) Present hing 12-Mfs 4) Int Size 81000 3 1 . 5) Applicarit' s Name, Address & Rione # 10% 4 *AL) AN*71., i 1442. 4 EAÂ©D Av@NUE , 1,4 3DUA, 0-A. 9%039-(0( 9) 444-981/. 6) Representative' s Name, Mdress & Bione # \ 1 *166 V LOG*1 J A Yke v Iue 061 **79/4 Vy) 96 91*f A/4 Â«t #41 &4Pal'. 7) Type of Appliation (please check all that awly): 424 362 Conditional Use - Ccoceptual SPA X ocnceptnal Histocic DevÂ». Special Revier Final SPA Final Historic Dev. 8040 Greenline - enceptual POD Minor Historic Dev. Stzeam Mrg-in Final POD - X Histo!:ic ~litirn (iMT] &~ Mcurrtain Vier Plane Subd;NiSiOn X wi Jric Designaticn Â· . Corrhnininmization Text/Map Amendment - QCS Allotment U-- Iot Split/Int Line. QUS Eocatpticn AdjUSt:mexit 8) aggroodmate sq. ft.; amber of bedrooms; anor previous approvals granted â‚¬0 the Description of Exis~ing Uses (nt=ber and type of ecistingÂ· strictures; property). .Â· â‚¬ 4,I 0405 t*Mt 81 y:*ApeN-11*6 UN 1*4Â· (-1,366; 41'84 00-twÂ»le, P ou Â£,U/VYH EMED " 006-1*I Rkfrt K/4 4 /rn Â· *00'CA(/ 1 NVL/MO Ptl .' 9) Descrintion of Develcenent Application '*r)ht tÂ¥%01 14*1/M i 7 PA)0VM1,#yl,4 *prl-Â»1Â· Flmul P)14(~ '2 9}N406 'PhM I Ul 00,34 1DeN'rtAL UN.H4, 10) Have you attached the following? 7â‚¬4 Response to Attad=ent 2, Minimum Sukmission Cocltents 9 29 Response to Attachment 3, Specific Submission Contents 616 Response to Attachment 4, Review Starxlards for Your Application lilli ' f . ~1.,/Ell//../.-- 1. SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS 4. IMPORTANT Three sets of clear. fullv_labeled drawings must be submitted in a format no larger than 11")<17", OR one dozen sets of blueprints may be submitted in lieu of the 11"x17" format. APPLICANT: \06â‚¬7 4 4Â»1 &00'A -.. ADDRESS: 820 *TE UDP#@- ZONE DISTRICT: EM-F LOT SIZE (SQUARE FEED: Mff 4Â·6* 4 -33; + EXISTING FAR: ALLOWABLE FAR: 31089 Â¢ '90Â·PU@c 1 9, i *7) 9*XÂ· *n\. PROPOSED FAR: * ~ ~00 + EXISTING NET LEASABLE (commercial): A)/4 PROPOSED NET LEASABLE (commercia.D: A<j~1~ EXISTING % OF SITE COVERAGE: (41*)/ 414, /6/ AID EfJOEÂ»mef) PROPOSED % OF SITE COVERAGE: /64( 634-yj c ' I EXISTING % OFOPEN SPACE (Gemme:Gial): 1913 4 ((do PAJorat#MOTE) PR~S~*15MBe.mme@ 46% 2-146 49 / .1 0 EXISTING MAXIMUM AEIGHT: Prindoal Bldg.: 1 6 ' / Accesson, Bldg: PROPOSED MAXIMUM HEIGHT: PMncipal Bldo.: 1 Accessom 8*. PROPOSED % OF DEMOLITION: Apptiox 40% EXISTING NUMBER OF BEDROOMS: 4 PROPOSED NUMBER OF BEDROOMS: 95 EXISTING ON-SITE PARKING SPACES: 0 \ ON-SITE PARKING SPACES REQUIRED: 1 At;'PrnaMAL ( 2- 1,1160 ag Rio ViD80 SETBACKS: EXISTING: 1 1/ ALLOWABLE: '1 PROPOSED: , 11 Front: 10,60 Front 2 0 Front: 1 0,4, Rear: O Rear: lot Rear: 690" Side: A'.60 Side: a \O Side: Combined Front/Rear: Combined Fr#Rr: $~25' Combined Front/Rear: 9,1 EXISTING NONCONFORMITIES/ ZiPÂ» 0 N cir 09Â«OA<A+94 6?\ AULLf Â· ENCROACHMENTS: A VARIATIONS REQUESTED (eligible for Landmarks Onlv: character comoatibilitÂ¥ finding must be made bv HPC): FAR: Minimum Distance Between Buildings: Al/A , , SETBACKS: Front , , Parking Spaces: i (4) Rear: 6 ' 6 Â¢29 82 Open Space (Cemmefeial). Side: 01' 4 T70 h ) Height Â¢Gettage-]Rill-Â·Gnly* Combined Frt./Rr: M/* ( 10;0) Site Coverage (Cottage-latill-Qaly* Um M N â‚¬ D 41Â©546'Â¢004 .*7,6.1*nÂ· }0 1.-04 05-6,1 1,0,2 - PROPOSED LANDMARKING & 2 SINGLE FAMILY RESIDENCES 820 EAST COOPER APPLICATION SUMMARY July 27, 1995 8 1. The applicants are seeking to renovate an existing historical cottage, relocate the existing kitchen wing, demolish two small additions, add an addition to the north, and relocate a second existing residential free market unit to the basement of the new addition. 2. The applicant is proposing to Landmark the property and conform to preservation guidelines to achieve this goal in the most compatible way. 3. This is consistent with the RMF Zone and the AACP. It supports the ideas of smaller scale massings and historical preservation. 4. The existing cottage has changed little over the last 47 years. The existing outbuilding is non-conforming, encroaching on the alley. This situation would be improved by this application. 5. The existing rear free market unit has been in use since before 1950 and is a pre- existing non-conforming use in a pre-existing nonconforming structure. The applicants are seeking to maintain this pre-existing use and correct the non- conforming structure. 6. Using the RMF Zone requirements this 3,000 sf site, the code permits a Duplex FAR: of 2,700 and a Single Family FAR of 2,400 sf. The applicant is proposing utilization of approximately 2,135 sf at this proposed renovation. 7. The new 2 story addition is segmented from the historical cottage by the one story kitchen form. This is preferable to directly adjoining new square footage to the small scale massing of the historical cottage. The proposed plan is to create separate, independent and compatible massing elements of mixed scale and architectural interest. This protects the integrity of the historical resource and adds a variety and interest to the neighborhood. 8. Sideyard and rear yard setback variances are requested to achieve the most compatible result. Such variances are available to Landmarks upon a finding of "more compatibility." APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT - SUPPLEMENT 820 EAST COOPER (attachment #, Item #) (2-1) see attached Ownefs Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: Please see Application Summary for additional information. Specific Replies: (4A) The roof forms and general massing are similar to the historical resource in shape and proportion but smaller in scale. Detailing will be related but thinner and lighter and will be clearly distinguishable from the old. The addition is compatible in character to the historic resource. (4B) The neighborhood is predominantly new multifamily structures with a sprinkling of renovated Victorians and a few NeoVictorians. The is a non-historic two story brick multifamily structure on the West and a historical structure with a Ikong two story addition to the East. The proposed development is outstanding and tenacious in its commitment to remaining true to its history and that of its neighborhood. It is one of only a few remaining historical structures in the neighborhood. If anything the recently built elements in the neighborhood are incompatible this historical structure. The placement of the new square footage in a segmented "secondary" massing is consistent with HPC directives. It achieves a high level of compatibility with multiple massings occupying other similar historical parceIs. (4C) The proposed additions are to the rear of the existing resource. In addition, its placement preserves and utilizes the existing front yard alignment and allows the creation of an "interior courtyard". Preservation of the structure intact is far preferable to adding on or corrupting the historical resource by adding to and adding a massive upper level. In this manner, the cultural value is maintained. (4D) The architectural integrity of the existing structure is kept intact with the additions clearly separated and articulated as their own architectural elements. They have minimal effect on the streetscape. It is the least impactive demolition alternative and maintains in tact the primary facade. a (3A-1) see attached survey and site plan (3A-2) Materials will be similar to existing but lighter and smaller proportion. (3A-3) see statements above - paragraphs 5 A through D (3A-4) This project falls into Category C: erection of a structure greater then 250 gsÂ£ 0 j 0 W .i -- ES' 644* tif'fri|KIIffili5ft 1 - -94 . irt- 1- P '31:, Creek Â¢D 4 1-! ~ 'Â·I - J ~ I '9- Ilf 2.7 r f 10 - 1-.1- + 11.- i 0 1 ....1111 1Â£- I -1 - 1- -1 ."r-,e.:fyf.1 _i./.fe 1 Â·" - A- 2 - - .1 r I.Â¥?k .2.10: #\ Z 4 Â· & 46 p= - . = i %.1 -44 - &1252 kILIkErtft:Ztefftkreft# - 1 H~_Â·,DLW ' 0'i'LE ':~ -, 1Â·43-4.:ly '4 Dh ~ 0# ~Meado,_Dr 1 0,-1 ny, tifigfâ€ž 1 lififilifwimo> 0- 4" i 4 11' - Â·- f Â·Â·t ~ - Te , ,,:... . .I 46 1- 11-0 1!--- 1-12:-' Of -- .45-,-1 :Â·â€¢ . .ip,F Frr,%: * Fe '*Â· : 7 E e 0.0Â·- ' 'I'. 5 -4,2 4, L . 11 -4/<1}V 0.:;1.9 .4. a 2/ : b Â· : pr alI. t u lilli milrii i 7 0*071*43:.5..:,$ ryÂ¢42&b.*"4j ~ a -b 4..1... -E 66Â£66*6kfhkE!= akh =6 =*26Â£*6LE Â£ 2 0* . ' <.. 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Utttextre,izinrzzffri-â€¢Â· v... e Â· 444Â·4 -7 0 r - 9' ' &Â· ''%* 411 1,/.24/ii Â·. ~14; 9/ #f 1 1 1, 1, A, 4-4 2 '. 1 iffilififilitiwifili L.AD #Â· ~ ~ ~ / Â· 40&: 4, i 1 9 T + A ..18. . lilit q '.4 14 6 1.d.049,4.6'Rd ~ 0 + 211 f , 11 5. &59~ 9[3 1 i., ~, tx 2 '.1.-1 2 9 r , ' Et LE,tt#ing*rem: 5 , T 2 -1 \ f Â« P -1 , d El' 1- 0 /-':, Â¥0A f 3 ..1 !1-1-' 94% Hunter @ E . /9 17.k 0 hl.LI ~ 03 f,j.il .4/ Â», Z 4.42 101- -1-A i jf .8 1 411 ' i_EAA ev>g iki i - -I Hili - 10 m U .3Â» Â·20Â¥f,62*U".4'ia'lÂ·â€¢666,1,*a ...+'-". -' w "' . . * ..'4'Â·*9*ZE*&12&,~StditW<6*e.bU'.1/481,2,#%4LMaâ‚¬*454/4//Ahn.4,-2*,9.4 41**4!41,NU~,01-;~U/-1.4. 4. mI )Poe UOER-J 04'ing HadOOD LSVGI S,LOGI,LIHONV Creek - W 19': 112/ '4'3//Ill'lill'lliliwil Cm .._-~â‚¬~A IF- I r .t.4&4-1 I 1,0 -7 4 4--- 114/~ m '72.001,11 13 33 ' I'llt' it.25~Â·tuc, -.9 :.: -, - ...2- -7 4 - 4 - .* 4- --- ~ WN.6.2)1 .h ~c~ E~ .-M--=* -1/1.. > -mil--181 4/ h =211 1 -â‚¬ * - ...6. * '91111.-â€¢ EAST PROPERTY LINE CONDITION 1 7-7-7= 11 -7 1 J'-49/.........li.........ill..............I ~. 4 j- = r. 4 eff./.1/5/.. 1 ... 3 3 4 E )Â·,4-2~7~ -I 14 2.. ....LT. 2] * *57 --1 -1 J 485. 4 e* *4; 111~iZEÂ·Ei-I 4 1 -./ =~i . WEST PROPERTY LINE CONDITION 820 EAST COOPER - JAKE VICKERY ARCHITECTS . a /4 0 r - Il i "Ene~ _ 'i| i|'11''11 -filliff[. :~2. l. -r~,1, -0.a=la,1,*.Iti /#W -F = -Mirk~ I./*"44&.111'fi: Â· !,2.4/ - ' - ~ 4 --'I.--/* - - lilli...~........9.liwill......ill....Ii./.in.......liwil.....~- EL..... 6 -ys - Nl N 2- N~ N4 Ne NORTH SIDE - EAST COOPER STREET â‚¬~ t.-I 11 *z> - - +7 ' Â¥" ...<41[%,RÂ·~Ces..,eg..... . 7 â€¢' 5*17 . - 16,Al"mi~#/~inliwip.Ii.'Mi 4 4,4. ... 5.1.....%IBIBitjMB *1~driI<Qtilll F~~~~ * ~â‚¬Â·i i il# 43'Nummiwillime#~ 61 41 655 6 4 46 SOUTH SIDE - EAST COOPER STREET 820 EAST COOPER JAKE VICKERY ARCHITECTS . 0 1 AA .miwÂ«' ~--30i"fh -_ I 6 .....' I.- r '41<4.'' 1 4.~aa.Â»i ..... Sal r â€¢ 1./ "'*'i tlt. IY 1 7 * t: . t. ... 1 ...0/ .4- . 1 1 -1 41 6% 49 54 46 SOUTH SIDE - ALLEY ~-152 .~2{*1..~~ -*"'1"NAE *wi,~ 0 1 4- 9~ 5 Â·L_~e'-.. - 7 .--- % 1 - 44 1 1 "' 91 - :InÂ· 1 - 4 =UL. '... 11 il'11!13 ":11Â·!11 7,1/1 - Â· 0 i ilill'\ ill zilt ' ~ -11- i i i j. ~ ~ .1 111 1Â·11 - lEE ....5 . 0 - - N 1 1 N,2- #3 NORTH SIDE - ALLEY 820 EAST COOPER JAKE VICKERY ARCHITECTS 3. CHECKLIST/SUBMISSION REQUIREMENTS The following drawings, each with an integral check-list, be required for approval, in order to assess conformance with the design standards and code provisions described above. Sheet 1. Required Drawings Neighborhood Block Plan at 10 = 50% Show front portions of all existing buildings on both sides of the block and their setback from the street, in feet Identify parking and front entry for each building. Locate accessory dwelling units and alleys, if any. Design Standards Check that the following information about your ptl)ject is clearly indicated on the accompanying drawing: ~11 Building Orientation 14 Build-To lines Sheet 2. Required Drawings Site Plan at 1/16" = 1'0". Show ground floors of all project buildings, and footprints of adjacent buildings for a distance of at least 100 feet from side property lines. Show topography with 2' contours. FAR Calculations Density Zone: Site Dimensions in Feet FAR Site Area (a) Site Area with Slopes Less than 20%: (b) Site Area with Slope Between 20-30%: (c) Site Area with Slopes Over 30%: Total FAR Site Area (a + 50%b): Total Allowable Floor Area: , Project Floor Area (a) Primary Mass Calculation: (b) Volume Calculation: (c) Garage Calculation: (d) Balconies, Porches Decks and Loggias Calculation: (e) Accessory Dwelling Unit and Unked Pavilion Calculation: Total Project Floor Area: Design Standards Check that the fotlowing information about your project is clearly indicated on the accompanying drawing: Nul Panag Mass W] Exterior expression of volume: plate heights 1,1 Width of street facing garage/width of house (%) Â»] Garage recessed behind front facade (feet) Â»] Driveway at grade within front setback [ ] No areaways, lightwells and/or stairwells projecting beyond street facing building facade(s) M Street oriented enty 11 Street facing principal window : 14 One story street facing element h,] Infledon 061 Building Orientation 4,] Build-To lines Sheet 3. Required Drawings 1. Street Elevation at 1/16- = 1'0- Include elevations of the proposed project and at least two adjacent buildings on both sides. Include windows, front doors and roof line. 2. Additional Project Elevations at 1/8" = 1'0" (as needed). Check that the following information about your project is clearly indicated on Athe accothpanying drawing: Â»] Street-oriented entry ~] Street-facing ptincipal window Nâ€¢] One story slreet facing element Â»l Inflection towards adjacent buildings N~] Height Calculation Sheet 4. Photographic panorama Photographic panorama should show elevations of all buildings on both sides of your block including present conditions of your building site. -4 :7 - <** 91 CD 1 / 1/1/ 4.0.1/ 1,1 , 01 19\// /Â°1 Of Eli U'-1 1-1---1 . .1- lax -2 8 ilt! 1 K. L M \A, 0 P La 4 R 3 001 % -F- . 1 2% -L --7 71~74 / O 0 Â«It' - - --- 19 . 1/ 0 .4,/ . D .1 7=1~74\ V 1 TIM- U--9 31 4-Ji /7 titalilri .14& .L-LLS. 1 /1 f .. - Mu 131734 - 800 302 274 6'06 808 8/0 42 4/4 '%6 29/8 ~820 822' 4 , 82Â£'-'*(~70-32 83.2 cr E.HYMAN @' AV.~1 4' W.Pine. f ====== ======== == ===========-==== = =.=========r==mil. 11 1-Ziuzz.-21- 60/ 803 805 807 809 8,# R/3 8/5 en 8,9 82# 82r SM&27 82983/ 833 835 , . ~~ 0 -,-7--r - -lilli. 77 1 + , till EN f -- . 11 . .1 2- 1 1 49 9 1 11 AL- A. 8 CD f F 6 N / % 1 [T~I 41 % 42)<27-21 ID><2 , Â·, 4 L--im . 011 Â¥11 S. .Â· .. , .1 *11 /1 # 4-l 1/ + 1 41 1 * 2 old; ; I 19Â«r- L r I 2/ 4 (04108760) *fi L M *N oP O R S. R R S.04 387 0 AHMHHI ' ~ b 4 1 4,0. â‚¬'4 ~ k ~ 7.\ 7-1 r--1 1 1 . \1.1 1 r--21 L 4 77 -77 -A 1?/2 4% / j. r-- 2- ---74 4 1 0 / 1%11 -1 - P \ ~ 1 2/ <Lkil = 1Â£j X 1 /1 77 + leVI--00 L N A m\M 0 \ 11. 730 732 734 F.A. 800 &02 :804-6 ,\808810 8/2 6/4 8168/8 '3NlMt*824 816 826 830 832 834 \ /1 BOX ' â‚¬ 2,0 .. E.COOPER AV, . 1.-- 16.-0 4" W. Pipe. 80/ 403 805 807 809 8// 8/3 8/5 8/7 8/9 82/ 823 825 827 829 89 &33 835 ' 0 '77.9 V -1 1)0 '*D N---- et~ 717 1 + 1 771 1-7 * j f#ret.y-: *-:r % 9 28?Kt,;23 0,9 11 1 \ -44---- e 4 2 2 "9 %11 1 /457 Me - 151 Se 4 -25 - T Z p .1/ 1 n,1 N 17.1 404?ll, , ----- [-771 1 , -93 M .S 307 305 303 301 217 2/5 2/3 2/1- 117, 5/2 .9/2 L U 6/2 30 6 304 302 Coal H . - HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM ~ State Site Number: Local Site Number: 820.EC Photo Information: ASP-0-1 and 3 Township 10 South Range 84 West Section 18 3 USGS Quad Name Aspen Year 1960 X 7.5' 15' Building or Structure Name: None Full Street Address: 820 East Cooper Legal Description: Lot P, Block 111 East Aspen Townsite City Aspen County Pitkin Historic District or Neighborhood Name: East End Owner: Private/State/Felieral Private Owner's Mailing Address: ARCHITECTURAL DESCRIPTION Building Type: Residential Architectural Style: Single Gabled Miner's Cottage Dimensions: L: 50 X W: 20 = Square Feet: Approximately 1.000 Number of Stories: 1 story Building Plan (Footprint, Shape): * Landscaping or Special Setting Features: Fence in the front Associated Buildings, Features or Objects - Describe Material and 1930-50. vertical board and batten; shed roof 20' X 20', not con- Function (map number / name): Outbuildinq to rear. approximatelv sidered significant For the following categories include materials, techniques and styles in the description as appropriate: Roof: Single gable; asphalt shingles Walls: Original clapboard sidinq, old qable addition last 10' asbestos sidinq Foundation / Basement: Concrete foundation and basement Chimney(s): 1 original brick, corbeled; at center of house Windows: One-over-one wood double hung with simple wood lintel at front; two-over-two double hung with simple wood lintel on side Doors: Transom. 3 horizontal light with wood panel with simple wood lintel Porches: None General Architectural Description: Vernacular single qable miner's cottage; 10:12 roof pitch. center door with narrow double hung window on each side; very little detailing. 0 ,0,~ Page 2 of 2 State Site Number Local Site Number 820.EC FUNCTION ARCHITECTURAL HISTORY Current Use: Residential Architect: Unknown Original Use: Residential Builder: Unknown Intermediate Use: Residential Construction Date: 1880's Actual X Estimate _ Assessor Based On: MODIFICATIONS AND/OR ADDITIONS Minor X Moderate Major Moved Date Describe Modifications and Date: Additions and Date: NATIONAL/STATE REGISTER ELIGIBILITY AND CRITERIA Is listed on National Register; State Register Is eligible for National Register; State Register Meets National Register Criteria: A B C D E Map Key Local Rating and Landmark Designation 0 IA - architectural integrity. i - I Significant: Listed on or is eligible for National Register Contributing: Resource has maintained historic or o Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. Locally Designated Landmark Justify Assessment: Integrity has been compromised due to substantial modifications. Associated Contexts and Historical Information: The significance of this residential structure is not of those who owned it or lived in it, nor of its architecture. although this structure is representative of Aspen's Mining Era. This structure is of historical importance bv illustrating the family/home environment and lifestyle of the average citizen in Aspen which was then dominated bv the silver mining industry. Other Recording Information Specific References to the Structure/Building: Pitkin County Court- house Records; Sanborn and Sons Insurance Maps j Archaeological Potential: N (Y or N) Justify: ~ Recorded By: Georgeann Waqqaman Date: August, 1990 Affiliation: Aspen Historic Preservation Committee - Citv of Aspen Project Manager: Roxanne Eflin. Historic Preservation Officer/Planner 0 0 ,i - - 'Nu-/'h /'h.z,01--1 -- = 121 1 14 L $14-:~' .--fl- Ilre r- 't! 1 1 1 MÂ· E, 'dzg'.6~~-i. A# /016%,4,01-;,leti.I,/(jt=&.If. f *. C 6 9 4* ~11 kitt :1 j i 6 - ~ di} - , 11 61{ 0 Ffir ir-1 ---1 ler*-*k- mirl! -- 1 4-, It{ 2-t lj~ i . ~ *li.-t > 1 1 1 k.k_.-9r--,C--n ir'Â·--1 11 :!Ii:1:ji i 11:-t r - , 'Â¢.t , ':i :t I .., 1 1 41! 1,/ 1 L.1, i . : i.iff' A ' . 4.... I :1 f 11 1 .1 1 . 1 _ Y /FE*;-rti I., 5.- 4- 1 Â¤--43/AT ~09_ fl~ 11 5 11-0 It 0 0 : -> A<Â«thi.-_Â»In-2 _~. 3- -*- --I ._jillmt-LAN EÂ» - -- .* - -~-12.-__if*8*rMA#74-I- - '-Â£Â£- 34 f - Elu 1: , 1 1 . 1 23 1.-1 ~ OPUTIA -SL~*3_0921111-- 2 " 1 1 11 1!: $ 1!lili i.. 1 . i l'III li' 1 -1 - 1 * . i 11 1' 1 .. ' t - it i 11 --- 1 . i 1 it - U 1-1 1: U - 820 EA T COOPER ' ARCHITEr'g 1 1 -- - ---JAKENICKE - ------ -- --1-00-SOUTH-5 RING STREET #. -- - ASPEN, CO 81.11 970 925 366 .. ....4 .... $ C., ' , I r ... -, 13 ,/9- N Â· f 1- *,7 1 -4/+ as--- '1 1 ; :11 , \ 1 1 ! i 'lili , T i lilli< - i 93 1 1.70 1 1 't 1 1, .t,1 :.; 'i , e ! 1 .iv 1 U Ul I 1 lili.tr'li P : i 1. 1/.111 1 111;1 lili 1 SEF==--4==t-ETE=E==9~-9 . fi: -6----2---iNÂ£26281__t-2*\~_444-177 -7 _ _-*---273+r,2;7--+FIE~22~~- TR~ ~NIT I-4-~4-4=-< 177 : r, 7 11 h--r-1 1 0 Unl_J 0 0 0 /-- 4 . Ill 1 -- I 11 11 v 1 - -1 t - 1 i- 8205 Â·AST COOBER . r.+ .$12$:*-...643:9. .24491,1.4,4.1,4. -5-,1-1, --- --- .. - --aAKE-vlâ‚¬IgERY-ARCHITECTS 41*SOUTH-SRRING S**EEr #: ASPEN, CO 81-611 970 925 3661 - 0 -- I - ELEd. +1110.01 3-37*AUNI256- _ _-** eleÂ¢_4'24-01' -4 - - -- ---- 1 P'*2 -RAIFK#AN - - 7 - 1 -L. M 1312- 1 R. M. 63414 #Q< T - i 11 . - i 9 Â· : Ltv'~55 ~,Q i -121 N 1 64 al - - n-----* ---77 0 L.,. 1.-4..ir 5~ r- 1 , - . f I. l - i 1 1. It .11 ...... , - 9 - . L . 12- E.ey -213*62/61*+1-- -Â·f-- C d' 7 - -#. m -- -2 --~-I 411=6,rot =: :--- - -. 1. - ace,7- 94>fart---& 66 4*4&6-~ %bu, 1-IHIÂ·r *2 i ~ 4 - 8,02@1 . I .~..~ afti NE: 1 *11# 1 1 1Â»4 2. L(Alt - . t 1 1 1 1- . - I fl. 4 664 1 -I -----~Im--r--T-- --- - 'Â©feTÂ©? h.1 1 j â‚¬Hee:r-44, 0 820 EAST COOPER JAKE VICKERY ARCHITECTS 100 SOUTH SPRING ST. ASPEN,CO.81611[970)925-3660 12*2 , 11 -I- 4 -- 1 1 1 1 i .,J -plill-4 . 1 , -1~ 1, f JU -0 | - 1-1 , fl,- *//- ---- . - Ki , O 0-11=2- 6 - I - i .t- 1 - Vf] eepeprl 1 - 1 --El r _ ~ :, 1 - -ve.- 1 1 74 h- r '11 \ 1 1 - rn- UNG. 1 141.- \I 1 15ec>4*ZM- ' --F- --SEC) feÂ»11 l -// --li. - --- -1 , -1 - 4 -~1*~LI~~- GAME -ez:M ~3- KAE,H. 1 1 5..~.,-â‚¬hz..f_. -T-- 2 4 - M~1O (D' 1 , - - 1 11- ' -1 4-- -'1 i 1.L----J , 1. . --*AÂ«MENT- 1-12*11__ _____ 1 . - 1 421-4 1 820 EAST â‚¬OOPER JAKE VICKERÂ¥ ARCHITECTS ./.Cv:Va .Â·Â· ..../.puÂ·-I Â·40*3.3#r-.râ€¢Â· I. Â·Â· : - 100 SOUTH SPRING STREET #3 ASPEN, CO 8161 1 9709275 3660 S. -- -- 1 #. 14 f -*XJEY**,1-J--- f - .. 01 1 zAwi ON 1 1. / W , T-1- -.44 1/ 0 1 6291, - ty--./lh~-1><I Â· :J primiVE---r-ICi/f{K)A 1 04 2 l 1 4.---4 12 4, 1 - 1--2.01.00#Pe. 4 1 11 1 --12 -Licâ‚¬*11 te[ - - -/197 1 O 1 ---ft . 4 - '-- - t ., 9 ----- 4- . - +- O U 1 \I // 04 0 -67 1 - - A:JIF- : . 0 1 1100!11 p 1 6)012-1 litl 1 1 14---+ h 1 1 . 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CONC. *ALK 30.00 00Â· 6 GRAVEL PARKING 100. 0 100.9 EDGE OF PAVEMENT CAn 1 6 uu.PEK) . %0'. : ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL . 6 4 REA 77- r 1 BASED UPON ANY DEFECT ON TH I S PLAT .WI TH I N THREE YEARS YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION 4 VUE UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN FROM THE DATE OF THE CERTI FI CAT ION SHOWIAHEREON. THE ICATION IS VOID IF NOT WET STAMPED WITH THE SEAL OF THE OR. . ARCHITECTS DEMOLITION PLAN 820 E 28.1 10.7 12 - U - 1 - 9 ,.. . 1 . 1 .4+ 4/ : 1 WAI<,6. ..2121 . .. 4 - . 4 I 4 ~215_1-*=:~ ' 11 - ------------*4-Â»11 --- J -- -- - 61124&1124 820 EAST COOPER JAKE VICKERY ARCHITECTS 100 SOUTH SPRING STREET #3 ASPEN, CO 81611 970 925-3660 t 0 91, 1.-10' : 0 10 20 ALLEY P 0 9..5 Â£00 12. ELECTRIC E GRAVEL #1 1/1 TRANSFORMER POSSIBLE A N 75 0 24 , HOUSE 2OI I EASEMENT gs Â· 30.00. . @% M 0 O 1 2 0 X 96. 9. A 00 BOARD WALK A. .CONC 95. #1 41 O M N < 00 1 -- 9 P . 0 . 2 0 O . 0 0 - Â£0 0 m . k . 0 . 2 Â£12 0, O 2,6 ~ m X . 0 0 8 0 . Â£0 0 099.' cu 6.6 0 LO 0, g ole V e 2 . - WALK ENCROACHMENT N HOUSE 93.6 8 7 5 0 64/ U 4.0 99, 100 \06.6 - 20,5 6,~ Ter' 2 \\1, \00.7 00, 4.9 99, . 09. 8 750- ~ V 11. CONC, WALK 30.00 6 100. GRAVEL PARKING ajec - 100.. 0,00. EDGE OF PAVEMENT CAn UUPEn .,0 i 1 'f :E : ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL . 6 4 REA ir r )N BASED UPON ANY DEFECT ON THIS PLAT WITHIN THREE YEARS 1 YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION ) UPON ANY DEFECT IN THIS PLAT BE COMMENCED MORE THAN TEN 3*FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE IFICATION 18 VOID IF NOT WET STAMPED WITH THE SEAL OP THE EYOR. 4 , EXISTING SITE SURVEY *74Â« I . - -' 1 At --- , 1-4 . -4~ --. r 1 1 T 001*l.Yr- E - 5012/4. 1 10Â· UN) iT 7 - C<Â£2 ~*.0\ 1611'=MEN~--12*Al 1 . 1 1 6- - TY - 1 tn- ; ti- . 1, 1/ 1 2 04 I 6 1Vlk)% 1 DIN 1 U A i 2 AF_[ - 14214*42, - 1 l - -- k, 1 - EX 141* ING PLootâ‚¬ PLIX N , ~h, IL ~10 It _ ED<14;El AJO, 820 EAST COOPER JAKE VICKERY ARCHITECTS 100 SOUTH SPRING STREET #3 ASPEN, 81611 {970 925-3660) 1=. ..r ill\ . .1 ...Â·1- [21 ~ 11. Lls*1~ 1 11 . il d Â· Â· a --7-\ - .. - . / 1 11\- 2 ir 1-__J--9 -. 1 0 1 - 11/ \ i )1 . I j 2 .3 2. I i I../3 --. l j i... / -r- .. .1- Â»Â«124; il~' i I,~ - 1 1- 223 l.___~/ .E~~1 3 - ~- I 1 9/- i i Lyl Â· . 1 Chilt-M--11- 3 lili ., 'c,1 ,--' ' r| 1 . . . F-Z E HYMAN ~ ..1 - . 4 i r 1 - . 1-ti --+- . 71 Â·z 4. , W . L-- It 1< 1 ) 1_1=j 1 IT .. 1 f . 930 e. U) . :t W -/rÂ· .1 1 3: v . - -:~ 9 3 il - 11 1 . - Ji ... . ,. .. 7 . 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JAKE VICKERY ARCHITECTS 1 1 1, 1 t\'\ . 1 1 III 15 f i 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: Isis Theater- worksession DATE: September 27, 1995 Attached are the minutes (draft) from the conceptual approval of the Isis Theater redevelopment. Please review the discussion and numerous conditions of approval. The main focus of discussion at this point is the rooftop units. A site visit will be conducted on September 27 at noon, to see new story poles. The applicant has altered interior ceiling heights and depressed the roof in order to lower the units. Pending review of story poles, the following options remain in terms of decreasing the visibility of the units: 1. Lower the front plate height of the units (currently it is about 12') 2. Pull the units in from the walls of the Theater even further/ decrease the size of the units. Please note that the stone stringcourses have been removed from the elevator tower and replaced with a soldier course of brick. ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 MOTION: Sven moved that HPC approve the awning for the Rocky Mountain Chocolate Factory; one foot skirt awning with materials and paint to match; second by Roger. DISCUSSION Melanie: That means he will have lettering on the street side and the courtyard side. I feel this is too much lettering. Sven: I also agree with Melanie that it is an impact. Amy: We usually say one style per building. AMENDED MOTION: Sven amended the motion to approve the submission with the requirement that the signage only be on one projected face of the skirt awning and that the color and lettering style needs to be the same as the other awnings; second by Roger. Passes 4 to 3. Martha, Susan and Linda voted no. Sven, Melanie, Don and Roger voted yes. 406 E. HOPKINS - ISIS - LANDMARK, CONCEPTUAL, PH Amy: I have listed on the board the conditions that I propose for approval. We have eliminated two units on the roof and there are story polls up. I feel we still need discussion about architecture on the roof top elements. Charles Cunniffe, architect: The main concerns seem to be the t second story addition, the ground floor and facade were OK and everyone as comfortable with that. The second story architecture in terms of massing we were directed to look at something more contemporary in contract with the existing building. Something that would complement the existing building. The S elevation has a less profile than it had before. The two critical places of public view are in front of the Gap and in front of Eddie Bauers. The renderings show the impact. We feel it is subtle yet it is obvious it is not part of the original building and it is a little cleaner. The curved roofs were generated by the view plane issue from the Hotel Jerome. We were able to hold that back by the closet and lowering the plate height. We also raised the front plate height of the units and lowered the back plate heights so the units would get the view toward the mountain. Regarding materials we are probably using a manufactured stone that would be a sandstone product in panels as a way to carry on the stone and the panels would be slightly darker in coloration. Different but subtle. We are retaining the Isis sign and we are saving the metal material in the rear. Sunny Vann: We met with the planner and the housing office and it was clear from Dave Tollin, housing head that this could be handled 4 ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23. 1995 0 from a staff level because the number of employees generated falls within the perview of the staff. We were able to accertain that two three bedroom units on top of this project would more than meet the requirement imposed under us on the growth management. We feel the P&Z will recommend the same. This is all still subject to review and approval by the P&Z and from a formal referral from the Housing office. With respect to the theatres we are continuing to evaluate the layout of the theatres with a theatre consultant and it is possible that the seating will change. We heard what you said about wanting a large theatre. This one is less because we do not carry the seats right up to the foot of the stage and we do not have three or four rows of seats that are questionable from a movie point of view but are functional from an auditorium point of view. We will continue to look at those issues. At the last meeting I heard the roof was just too busy. Too muck walkways and too much roof going on. This allows is to pull the two affordable housings units back to the rear of the building. We have cleaned up the court yards and the space between them. We have pulled back part of the free market unit so that it is all uniform 18 to 20 feet from the front of the facade which will make the east side of the free market unit disappear to the same extent that the west side does. Amy: At the last meeting we supported landmark designation, and HPC approved the parking waivers and the open space reduction. 0 CLARIFICATIONS: Roger: What is the recommended material for the third story south, east and west sides. Charles: Manufactured stone in panels and we can make them any size we want. Donnelley: The storage is down below and that makes for the tho theatres up above. Previously the free market had a fire place and is there a fire place now? John Wheeler: If there would be a fireplace it would be a gas appliance but currently we are not showing one at all. Jake: One of my big issues is demolition. John Wheeler: We talked with Bill Drueding on how the city views demolition and if it is over 50% they consider it total demolition, only as a code issue. If you demolish have or more of the structure then you have to go through full mitigation. He has ' acknowledged that it isn't total demolition but it is more than 50% j and that is where it was left at. 0 5 ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 Amy: It doesn't have further ramifications for them and that was what was my concern. - Jake: When I looked at the numbers I saw that what you were adding was more than what the existing building was. How is demolition measured? Amy: FAR is the unit of measure but the only time it matters is a residential demolition. With ord. #1 they are worried about 50% demolition. Jake: How much of the existing FAR are you demolishing? John Wheeler: The exterior wall is what is being retained. Jake: As I look at it I see the retainage of the west wall, north wall and a portion of the east wall. The building itself is being demolished. Charles Cunniffe: It is done all over the country. In order to get theatres downstairs we have to get access to the whole body of the body with machinery to get down and dig it out. In order to do that we have to get rid of the building that is there. We also have to underpin the building. Sunny Vann: Maybe I can clarify the regulatory side of it. When the Gap was reconstructed a full basement and roof was constructed and it was a substantial demolition on the building. The current code as far as the growth management is concerned is if we retain a portion of the building and it is not complete demolition and we raised the site we only have to mitigate the additional stuff for net leasable square footage that is added to the building. From a commercial point of view the only issues in terms of impact are the net leasable square footage, FAR has nothing to do with what we are going to be required to provide in the way of mitigation for our growth management application. In terms of the regulatory side of this we are in compliance. In terms of whether you think there is more demolition that is a separate issue that is not governed by specific regulations in the code. That is a call on your part Jake. Chairman Donnelley Erdman opened the public hearing. Harley Baldwin: I own the building across the street and if any of you remember in restoring the Collins Block there were very strict rules and that was that if there were an additions to the top it could not be seen anyhwere through town, not from across the street not from La Cacina not from the Hotel Jerome and that was the rule and I feel we should abide by that rule here. I had to set my addition back 15 feet and push it down ten feet from where 6 ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23. 1995 I wanted it to be. This bulding is extremely apparent from the Collins Block, Eddie Bauer and from in front of the Brand Building and half of historic Aspen. It looks like the new building is eating the historic building. I feel it is much too high and in fact I found I could create a wonderful space on top keeping it out of site. I feel the idea of restoring the theatre is a teriffic one. I do not feel there is any reason to have a setback on the side. I feel setbacks on Aspen are terrible and they are not historic and not helpful. If he needs FAR let him put it there. I have noticed that the number of bathrooms here is rediculous. It is way too high. The code requires way too many bathrooms. It looks like the new building has teeth on it and it is consuming the historic building, munching its way halfway through the building. You cannot see what we put on the roof from anywhere in town and that should be the standard, Thank you. Donnelley: We are in conceptual and we can take Harley's consideration. The Collins Block did have certain advantages with the parapet. Charles Cunniffe: I do not think we can make the addition go away but we have reduced it and that is due to the fact that each side has lower buildings to it and it will always be visible just by the nature of what goes around it. I would like to see this building taken on its own merit. Sven: I feel this is a much improved design praticularly in materials and sumation of massing. The building sections on A.4.1 would seem to indicate that perhaps another structure look, the structure that holds up the housing unit floor, it looks like there is plenty of ceiling height in the lobby that could be handled differently. I am wondering if he could compress the roof structure of the theatres and possible reconsider the ceiling heights of the theatres to further depress the housing units. This is in response to Harley's comments which were valid. Charles: The space there is indicated for mechanical duet work. We are trying to preserve a view. Donnelley: I would suggest that a motion be made with a number of stringent condition and then the applicant can proceed and also deal with these conditions. John Wheeler: The story polls are placed at three points and you cannot see them from across the street. j Donnelley entertained a motion. MOTION: Les moved that HPC approve conceptual for 406 E. Hopkins 7 ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23, 1995 with the following conditions: 1) a study session to address roof top materials, setback on the free market unit and the attempt the additionally lower the roof top units through interior ducting. Motion dies for lack of second. MOTION: Roger moved that HPC grant conceptual 406 E. Hopkins with the following conditions: 1) A complete restudy of the roof elements as to mass, scale and height and materials. 2) A complete restudy of the tower and new addition as to materials, detailing and being more simplified. 3) A complete package of demolition plans and how the demolition will be carried out. 4) A complete plan of materials to the north alley; second by Melanie. Discussion: Roger: Rooftop means mass scale and height. Jake: I am against the motion because this is a significant building and there is no reason to rush through this. The conditions that are proposed as part of the conceptual are huge and they are the kinds of conditions that need to be dealt with at conceptual prior to moving forward to final. Les: I feel we are very close to being there. Amy: We need the waiver of ordinance #30. Donnelley: I find asking a restudy of the roof is vague. We need to be explicit. My suggestion was that the free market unit be relocated and reconfigured so that it offers a significent setback on three sides, south, east and west. I personally do not have a problem with the employee units other than perhaps in detail, possibly a stronger break in plane between new and old. AMENDED MOTION: Roger amended the motion to scratch complete restudy and add restudy the free market units particularly dealing with the south, east and west elevation and the placement and orienttion of the freemarket units. All to add the waiver of ordinance #30; second by Melanie. Sven: What about story polls. j AMENDED MOTION: Roger amended that the story polls be retained or replaced until the board has an opportunity to see them; second by Melanie. 8 ASPEN HISTORIC PRESERVATION COMMISSION AUGUST 23 p 1995 Sunny: What about materials. Donnelley: I was talking about using brick and I was talking about using brick specifically on the tower which comes to the ground. Sunny: We are looking for more clarity of whether the materials should be immulation of the original materials or a contemporary material for the solution. Donnelley: That need to be clarified how the applicant responds to the request to physically move the walls of the free market units back. If they are moved back there is a definite break in plane and it would be less visible then it may be appropriate to continue with a brick expression. Sven: The side theatre and tower at a conceptual level I am approving it in volume and stuff but I am still waivering how appropriate that style is. It is not just. a question of materials for me. Depending on how the roof is solved I feel that should integrate into how the stair and housing unit is solved and those two should be visually linked and I would include that in conceptual review. Donnelley: The suggestion is that a revision to the massing and location of roof elemlents may indicate the need to tie the fabric of the roof more closely with the fabric of the tower. Sven: We can't evaluate that until we see the roof solution. Donnelley: Now we have three different things, the old brick of the historic resoruce, the new of the tower that comes to the ground and a third dealing with the roof. It maybe appropriate to reduce that to two expresisons. Roger: I think that is clear to the applicant and does not have to be included in the motion. You might use a brick that is different than the historic brick but close. Donnelley: I agree with Sven that in addition to just a material study of the tower that it may be wise to incorporate the material of the tower or all new additions into one kind of fabric for all of the additions to the building. Sven: I want this as part of the checkoff list. Les and'Sven didn't vote. j VOTE ON MOTION: All in favor of motion and amended motion. Passes 6 to 1. Jake opposed. 9 1 - . 1 - f S 1. . ' 1 7. ,-4. .1 /* . . I -- , , C '. ./ P .- ./ . I'll & '. & ..- I I. I ./14- . p. ' ' A ....... . I - " Â£44 Â·PA. i . 3 Q . *...-&1-1 C 6 ~ ~ ~ | ~ ~ 7. + ". , 4/. /4 --â€¢2ESk-~Em~-- '14 .~ .t A ..J- - Â· Vdj- 4 - â€¢ 'â€¢ - ./ 4 , , h ... 7 ./,L - ,- - 1 I. 6 -I I - '-- - 1 11 lili 1 - - I .-- - . i ' -' ./. I , - f'-1 '15- .. .- . 1 I ..9.Aph . a A. 2 . , 1 .... 1,1 -- 1 / ... ./ : 4 7- .. , Â¥ - I ' 1% 1 ..... '' - . L . - , ... 1.- 4 -11 ' I. r. - H -,MEBB.0 -1.- - A-i--/ Z . t- 'h.........1-'I.r. , - - . - --,1 - V d' 1, 11 *) Â». 7//4 1 1 >14/1HQ2- 31 : --:~f. 00 J .Wi , , m..4.'Em z , g.' ' -' .....l ... .... -' 0 . J. 2,-,0 ,$ .. ./.- v ? 1- .. I . 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REMJÂ¥ PRCAIC[ION r >.3 ..1 , 1092' - * 1 I 2 ./ U i n 17.-h 2 'Â· 1.. ~ Â· 1 E ..... -0 - - Â· f Â· Â· - 1 -9- 5 Â·.. - .~. 1~ Â· /E 54.ENUM Lt - . 1/ ... . 1 . a. .. 11 - -62~ : >m prmir. 19~E!*Es-â€¢ ..Â·.r IHEATER C I . - i. 4 " 4 ;'14602:746.-4 Z ' -- - r '' ' -- -A 61 : I STORAGE . . Â¤ + .. 4.4.' r . - 1 .7-224 --,6 . - ., - iS 11- W".*I.*.'~.1~.~9;Wi~:4'44~'' /11.1- .- . f â‚¬ 91 - Rn . + - - I m ./. I VII. , /0-h BUILDING SECTION . ..7 1 --~ .Â¥â€ž. : . 02 6 16 Â¢ f Â·Â· N 0. DECK EZ j bd t.....:24:11'454,.11.4:'1 4,)~jii' R.,* I 3 Al, 1..~< f e. r:Â·.rÂ»mt:-- *SB AFF HSa APT 1 Â¤22~A6*: - - Wn.. 1 li 4 4 : SE':kills NEC:H. ..:.... . .,4 .:.4 1,62 .y'l. L..&60.---- PRCXECTION BE v. Â·Â· Â· ~ E lill i 4 1.02Â¢ ''. - 9% . TNBATER 8 TRASH c - -0 2: - I. 1, 1 ---......%/1 . : I.&.I ./ - - .-1 ' It PLENUM " I ...2, -r._ r- 1 . h DRAWING .'' U ~ " ' U i r Eâ€¢&01119: StrloRS I " i. -Â· 94: 4'6,9 49'Â·~ ' 1% Le,926Â»' t' .A~24.47'. :.,dy,X,Â·4* ' '~1. ..'1~17'<'v ~ ~ '~ : ' ~7Â«Â· Â©' C~' J 620!-1 ..------*1 . 11 1 - 4 11 1 -'1 . 1 -1 It /1 ,â€ž 1 0 1 STORN@E It it 11 /1 4 11 1 ~-z w, 941-95 ..7 - 4 C 11 1 .~ JOBNO. =t MECH I 7)11.U . .t . t........4.1 -- ~1 Sam "a R: :Â·r.- 1 A4.1 .. U ~ BUILDING SECTION Z: SHEEr OF 02 6 16 ~ Â©comoe *B CL,emE A-ac MV 333!NNfI) Sa-IMVHD - .';"'-191't'.4 'Â·, Â·9'Ir 1 .UmHB Ni 4 1. . I e J e X 47 0 t)*'11.fF'7~-,2*07'42 -1 0 0 '41,4 Â·'' Â·Â· -J- â€žM .19.11{ 1. 1 ..| 41 ' - 1 N fi - ... Â·tilt.... - L 82% ij 3 Ch . '-1Â· 1 Â·> 1 ' 1 â€¢Â· Ch ti + / 2 U O . ~1 . D: 4 vi Z M Xt 9 h. . 1 : 1. - 1.intlt- O â‚¬lit- 11 /1- Â· /.: 1 1 4 /{ 3---:1 1 :le; m <. ' Â·~-~1~ 1. .. ~:~ .4*14mo#Ani.~::1 l 1 \,4 Â¥ . - I~. .1 - $ ~ 4 0 9 .... . .. ~ ~ 'h~% /%.'11Â«;~:< . r.Â·-'I~'...i.'.-,4-1 1--4.-- Â·96.1:hOL:-'ptÂ·.:/ A ' y. '4~: .......: . B Â·Â· L +J %. .0 4, 1:1 '. :. i 1 . . . 0 . 1 1 1 I 1- 1 1 4 , 1 1 LF--7~Â«114~ 1- 1 - i H.P.C. APPUCATION EXHIBIT I W'V 5 1 1 ,%1 91 1 11 :0 ISIS RENOVATION CHARLES CUNNIFFE ARCHITECTS 0 ,1 4 B 0@U 11 â€ž111 9 1, rlry p â„¢ 111! il i .lili i LOTS LM, & N, ALLEY BLOCK 87 520 EIST HÂ¥MAN AVE â€¢ SUITE 301 ' ASPEN, 00 61{11 â€¢ TEE 301925-5590 â€¢ FAX: 30}925-5076 il:1 1 406 EAST HOPKINS AVENUE, ASPEN COLORADO 220 i COLORADO AVE â€¢ 181URIDE, OD 81435 â€¢ TEiE: 301726~3738 â€¢ f,X. 301026-9567 27 -l NouvEnB aevA i~OO .444