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Home My WebLink Aboutagenda.hpc.19941102I r AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE November 2, 1994 REGULAR MEETING SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments Approval of September 28, 1994 minutes. II. Public Comments III. OLD BUSINESS- none IV. NEW BUSINESS 5:15 A. 306 S. Mill Street, Ute Mountaineer- Minorces,Tom-OK 5:35 B. 316 E. Hopkins, Howling Wolf- Minor (04,4 4 3 73Â« 5:50 C. 939 E. Cooper Avenue-Landmark designation, Conceptual review including on-site relocation, Partial Demolition, and Special Review to exceed 85% of the allowed FAR- PUBLIC HEARING 6:50 D. Project Monitoring 7:00 V. Adjourn HPC PROJECT MONITORING HPC Member Name Prolect/Committee Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 617 W. Main 312 S. Galena - MD (Planet Hollywood) Highway Entrance Design Committee Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 624 E. Hopkins 304 E. Hopkins 234 W. Francis 204 S. Mill - Collins Block 220 W. Main - European Flower 930 King Street Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee Aspen Historic Trust-Chairman 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) City Shop - 1080 Power Plant Road 506 E. Main - elevator 930 King Street Jake Vickery The Meadows (alternate) In-Town School Sites Committee 205 S. Mill Larry Yaw 716 W. Francis 442 W. Bleeker (Pioneer-alt.) 204 S. Galena (Sportstalker) City Hall 627 W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary's Church windows Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) Marolt Museum Karen Day Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North 304 E. Hopkins 121 S. Galena Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) 132 W. Main 520 E. Cooper Unit 406 715 W. Smuggler Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Su Casa Tom Williams 130 S. Galena - City Hall 300 W. Main - fence McDonalds 323 W. Main St. Aspen Medical Center 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 220 W. Main - European FLower Market Final April 20, 1994 A. MEMORANDUM TO: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 306 S. Mill Street, Minor Date: November 2, 1994 SUMMARY: The applicant has leased the building to the north of the Ute Mountaineer and plans to expand into that space (a connection between the two buildings which will not be visible from the street was approved as a staff sign-off.) In order to visually tie the two spaces together, they request HPC approval for an architectural projection to be installed over the door and windows, to add clapboards to the wall and a bead board along the base of their new building. This building is not historic, but it lies within the Commercial Core Historic District. APPLICANT: Ute Mountaineer, represented by Bob Wade. LOCATION: 306 S. Mill Street, the south 34 feet of Lots A and B, Block 89, City and Townsite of Aspen. 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. 1. Standard: The proposed development is compatible in character 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... Response: The applicant's intention is to visually connect the existing Ute Mountaineer shop, which has a slightly Victorian character with the new wing. Staff finds that this goal can be achieved through this design, but that the applicant should consider using only the gabled architectural projection and trim, and eliminate the proposed siding and clapboard, as it begins to imply that part of the building might be a historic structure. In addition, the material transition between the facade of the new shop and the rest of the building is somewhat awkward with this amount of detail. A similar projection used to exist on this structure and its removal has left a faint "ghost" and exposed conduit, which will be concealed by this proposal. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposed development helps to define the storefront and adds interest to the facade. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This proposal has no impact on the cultural value of any adjacent historic structures. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposal has no impact on the architectural integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the Minor Development application with the conditions that only the gabled architectural projection and window and door trim are installed and that the clapboards and beadboard are eliminated. Additional Comments: Al'maNENr 1 f . IAND USE APPLMATIal Ket I . 1) Project Name Â· UTE Ah,Ou 1-31.LAI L:>66(2~ Project location 30 6 -S. 6\ i LL (irxlicate street acklress, lot & block Ilmber, legal description ,heze aa]rcpriate) 3) Present Zoning 2-1 4) Iot Size 5 '971. - 5) Applicant' s Name, Address & Ehone # OTE ANÂ©,3 =TA\Ueerl- 30 9 > S . M 1 u L A.5Pe U CE) LO 916 t l ( 5Â°13 42-5 - 2849 6) kpresentative' s Name, Miress & Ehone # ppE VOADE -31>,rÂ·VA\:5 40 0 61% 7) Fpdof *plication (please check all theft :*ply): . 4 . Conditicral Use - Conceptual SEA Concepp,al Historic Dev. special Revier Final SEA - Final Historic Dev. ht 8040 Greenline Concept,21 POD -I-- Minor Historic Dev. stream Margin Â· , . Final POD Historic Demliticn Mountain yiew Plane__ Sdidivisirn Historic Designaticn Con&:ninilmization .-' Text/Map Anaidnent - 10 Allotment Iot SpliVIot line - C2433 Ehompticm Adjustment 8) Descripticn of Existing Uses Â· (number ard type of existing structures; appmcimate sq. ft.; n=ber of bedrocms; anor previous approvals granted to the pruperty). L.VADMER- ?bull-IhkleÂ·~ - 6/6 t>G- 91- 05â‚¬rb VQE:bEK.*1~ poll- 1256'01*3 (1~ACE - 'TD 96 0~56 73 â‚¬*(2- '-GUIP\\ L- Â· : - 'bACEYE> , 9) Description of Develognent Application 7\AE th-(DOLICIAKST- al,kxsl~h TO ADD Tuoo EUE=AANE.1595 ~TIAE Elk\! 6 0,Â»-D -re\e BEAD -Bc>ARD ~ CRov\A T\92 ADAAC.6.07 80\40/MCA, 70 1-M\% Loc-\Al-\DAX . 10) Have yOu attached the following? / Response to Attadment 2, Minimm Slinission Contents / Respcnse to Attadment 3, Specific Suhnissicn Ocntents Response to Attachment 4, Review Standards for Your Application li.11111 4 t. I . MINOR DEVELOPMENT OF HISTORIC RESOURCES - Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application - 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form arid attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to . the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not substitute for a complete review of the. Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover 0â€¢~ ute - eer 308 South Mill St. Aspen, CO 81611 (303) 925-2849 October 18, 1994 Aspen/ Pitkin Planning Office 130 South Galena Street Aspen, Colo. 81611 Re: Ute Mountaineer Facade Ladies and Gentlemen: The Ute Mountaineer hereby submits an application for a Minor Historic Development related to changes that it would like to make in the facade of the Lindner Building at 308 S. Mill. The Ute Mountaineer presently occupies the space at 308 S. Mill and has just taken over the space at 306 S. Mill. They wish to incorporate elements from their building into the facade of the new space. The eaves are similar in color and style to the ones on the Ute Building and would extend across the Lindner building above the windows and sign. There were eaves some four or five years ago that fell off the building and were never replaced. The second element that would carry on from the Ute Building is the bead board below the windows. The effect of these changes will be to give the building a newer look by covering up the holes in the building left by the previous eaves and by hiding a lot of exposed conduit in the underside of the eaves. This and the bead board below will break up the monotonous western facade of the aging building. 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Ii: 1 4 5 1:litililillillilifill :Illi!( I ilifilliActilid 1-z' 'r ill â€¢ 1 -*0 ~ W _~ EMI â‚¬T I W 6 UT-E---Mou-WI212-ElL_-miC:2[212L.z_--C-E-nESE-ELL._2-9-lE_...Ele-X:11[5-N MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 316 E. Hopkins Avenue, Howling Wolf- Minor Date: November 2, 1994 SUMMARY: The applicant requests HPC approval for an addition with a handicapped accessible bathroom and a new building entrance, and to install an airlock for the winter season. This building, the Annie Krapf house, was built in approximately 1884-85 and is an Aspen Landmark. APPLICANT: Two Schmucks Inc., represented by Paul Levine and Steve Levitt. LOCATION: 316 E. Hopkins, Lot O, Block 80, City and Townsite of Aspen. 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. 1. Standard: The proposed development is compatible in character 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... Response: The applicants are converting this space into a coffeehouse and are required to provide an entrance and restroom which are handicapped accessible. They propose to construct a small addition at the rear of the building, next to an earlier lean-to. (This lean-to appears to have been constructed by 1904.) Part of the lean-to is to be removed and the new addition will be connected to the original historic structure. The project will require creating a new opening in the rear wall of the house. The wall should be left intact as much as possible, including any clapboard siding which may be underneath the asphalt shingle siding. Most of the original windows have been removed from this building, but if the window which must be removed to create a door is historic, it should be placed in storage. The physical connection between the new addition and the older portions of the house should be as minimal as possible and the applicant should also make every effort to limit the amount of historic materials which are removed. More information is needed on the design of the proposed wintertime airlock. The applicants represent that it would be constructed of wood and glass. Staff would prefer an alternative solution on a historic building. For instance, a fan could be mounted on the inside of the building, above the door, activating when the door is opened and reversing the flow of cold air in. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The new bathroom and entrance will not be visible from the street. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This proposal will not detract from the cultural value of the historic structure if demolition is limited as described above. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposal will not adversely affect the architectural integrity of this structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor application as submitted. 2) Approve the Amendment to the Final Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the Amendment finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the request to construct a new addition to the rear of the structure with the condition that the connection between the new and older portions of the building are limited and that removal of historic materials is minimized. Staff also recommends that the request for approval of an airlock be tabled to the next meeting and that the applicant provide more information about its appearance as well as investigating other options. ATmaIMENI, 1 IAND USE APPIi[CATION FCeM . 1) Project Name TL . 11Â»2 L - , Lle I f . 1., 2) Project I,xmtion Ul E. 1-Â·1>ft.1-1 Aut k-Â·i ne 60. <r/611 ' 1-4 0 (inlicate s~ret address, lot & block Innber. legal description,here a:prcuriate) 3) * Present Zcning g C. 4) IÂ¤t Size 3016 58. 447 5) AE,?liamt' s Nana, Address & minie * -~de 5, k v.. u c k., *r 1 AL. P.0 0 64 3112 A581 - CO. </1 12 6) kgreserztmtiâ€žees Nacie. Adimss &]hxn # 110 1 Le#,At + 5- lep\.29 - - Leu , -1+ Â· P. 0. Box (114 pry feA tr~ 0 g 1 6 11 7) :Iypd of Application (please check all that egpply): . 4 Oonditinal Use - Conceptlal SPA I.-..I 0,7'Uti,al Historic Dev. Special Davisr ~ Final SEA Final Historic Dev. 8040 Gree,iline ocnceptizal POD A Minir Historic Dev. . Stream Mugin - Â· Final POD Hi =boriC npmnliti rn munt-Ain Viow pl .ne Subdivisicn Historic Designation Cor~r.ninitimi zatlrâ€¢r Â· (203 Allotment Iot Split/Int Line - (203 E30empticm Mjustment ---x-tki of ndsting Uses Â· Amber and r tÂ¥pe of existing st:ructures; approodmate sq. ft.; nizdier of bedrocm ; any prewian apprrwals grantd to tin property) - -b / Boll,11 Uf~ a j Piters r 'Ace 50,0.n. 7*1Â£ uÂ«,~ Sjua rt 8 0 7-2, A AC.5 ro A l r C -l el\, Ils-0 51JG" -Ce,1 , 1 9) Description of Develgmerrt Application 7 6 Row 4 1 (w,>14 B, ' 1 6â‚¬ a (2 0 0-~ce j Lov â€ž / vel e/ J-W i c.- fuel , e 5 -1- avrd - t . l) C f ' 619 ow L LAI A a LG.1.â€žp ac-ce,y, UiL,9.,4 a."J e,03~A,C . 10) mve you attached the following? Response to Attachment 2, Mini]Ilm Suhaission Contents Re=ranse to Attadmient 3, Specific Sliinission Oorrterrts Respanse to Attadment 4, Review Standards for Your Application 8 1111111 .. L' 1 U LUJL I jub.0/ r\/1 10 /1 Vul IUU Lot 0, Blk. 80, City of Aspen Pitkin County, Colorado A//ep 4 75'09'11- E Uker. Rebor & 30.16* Yellow Plastic Cop e.9/90\ 090 Lot N Lot 0 Lot P 3,016 sq. ft. 8 0.069 Acs.+/- e & o. o 2>J D) 1 Story H/oodÂ· 0 4~ Â· Frame House v ~< 4 il C 0.1 - - . :i - 0~4453p f.,4 '64)K f Ser/bed Â· Â·-- v,ick in Concrete <1-Â£Â« .s~44,4 -bblk Rebor & %9 - 1 reva w Plastic cap Ecse Y Scribed ~ 0 />1 Concrete Hopkins Avenue Leg,nd and Notes: - S bdicates found monument as descrbed. - Â® Indicales set monument rebor and cap LS. 15710. - ~ hdicates control point - Survey Oneniction based on found monument: ce shown. - Easements shown are from Title Commament Case No. PCT-5689 CJ Issued 8-27-91 by GRA Pitkin County Title. Inc. 0 10 . The proposed addition to the front entrance of 316 E. Hopkins Avenue represents a temporary " winter airlock " for diffusing cold air. This temporary structure would only be in place during the four coldest months of the year. The vestibule will be designed to blend in with the existing layout of the front porch and entranceway. The materials used and the decorative character of the design will reduce the impact of this temporary addition. It is our intention to build this airlock out of wood and glass and to provide an exterior door of the same period and character as the building. Placing the vestibule inside the structure would significantly compromise the floor plans we already have in place. We are working with a mere one thousand and one hundred square feet, therefore we must maximize every inch possible. We are required by the City of Aspen to conform with handicapped specifications regarding access to the building and restroom. The front walkway and door width do not comply with these handicapped requirements. We have proposed an addition to the rear of the building to meet these requirements without impacting the street side of the building whatsoever. Improvements will be made to the rear of the building in the form of a handicapped entrance/exit, a handicapped width "L" shaped hallway and a handicapped access restroom. The photograph included illustrates the dilapidated condition of the building's rear. Our renovations will only improve the structural and aesthetic qualities of this building. lip<*#JAJ#LAPS.-17-,i O ' a :e- 1 - Ell/DISE;51. 1 & I i.16 11.1 r r 1'#'~3~ ~9~72 + 1,4:Â·.*142-fri-_34,-*~* Â«24.- . -5.7-g[116 11. -27 1 . .*11 r-- -4.. 3:i *'/- Â· fali - ... - 4 *2*SXÂ«3964.4 PE?9*44479â‚¬fÂ«Â«9 4 *67*' F.r=.6.MON=*-Fk~.bfÂ»LÂ«gr~LY 7 Â·ars-,gULK#354 659"lililg*#AFFAS##As/*5-kt*#669&,AtÂ£% ) --2 572/3-Ve -tchhjnÂ·ul,7:9%1241ap .etr.Â·~=Â· ./ . - -2 I - rt--:----_- 2.1 6 The HOWLING WOLF . THE HOWLING WOLF RESTORATION 316 E. 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L- -- -- --- -- - -- L 5.XEl 11 11 7-y-fi'* 14 1 i - A --Â·- ---- ---1--;i 1 r : - FICOP'04,152 APPEDChi 15Â£:PAIED Â£ 2,K[TE-ht i WOOP 41 521 KI 4 1 i ~ 1 ~: 1 i 1 Iii , 11 1 li . 1. L , .li IL Â£ il,1-.-16*-+:, Ii...11 1' , 4 ', 11 !1 L - / -Ii.- -- .---*- ill- - --- 1 - NORIEH ELEVATION '411 - 11 - 01 L) MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 939 E. Cooper Avenue, Landmark designation, Conceptual Development including on-site relocation of the historic resources, Partial Demolition, and Special Review to exceed 85% of the allowed FAR DATE: November 2, 1994 SUMMARY: The applicant requests HPC approval for Landmark designation, Conceptual development review, partial demolition, on- site relocation of historic resources, and special review to exceed 85% of the allowed FAR for the property at 939 E. Cooper Avenue. Currently there are two structures on the site, a Victorian house, built in the 1880's and an outbuilding built within this century. This project involves a Planning and Zoning Commission review for a lot split which creates two parcels, one which will remain zoned RMF (residential multi-family) and one which the applicant's wish to rezone to AH (affordable housing). Three new units will be built on the site through the GMQS exemptions for historic *,vidmarks and through the allowances of the Affordable Housing Zone mistrict. APPLICANT: Bob and Darnell Langley. LOCATION: 939 E. Cooper Avenue, Lot A, Block 37 and 75' x 100' of Cleveland Street, East Aspen Addition, City of Aspen. Landmark Designation PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public hearings), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at second reading. LOCAL DESIGNATION STANDARDS: Section 24-7-702 of the Aspen Land Use Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of 1 historical significance to the cultural, social or political history of Aspen, the State of Colorado of 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. Response: The house is a simple Victorian miner's cottage with major alterations. Original windows have been removed, a garage was constructed on the east and the whole structure has been covered with asphalt shingles. The applicants intend to renovate the historic house and outbuilding as part of their redevelopment plans and to make material changes which will return the house to its earlier character. From the 1904 Sanborne Insurance maps, the historic house was a one and one-half story historic structure with a one story lean-to on the back. There are two outbuildings shown on the site in 1904, but neither is in the location of the existing shed. These, along with two other Victorian houses which occupied a portion of the land which is now 939 E. Cooper appear to have been demolished. The existing outbuilding has become historically significant and is not proposed to be demolished in the current redevelopment plan. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This standard is not met. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: The architect or builder is unknown. E. 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 a number of Victorian structures in the immediate vicinity of 939 E. Cooper. These buildings are mixed in with some very dense multi-family development and are the only remaining evidence of the 2 historic character of this neighborhood. F. 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: This site is representative of the modest scale, style and character of homes constructed during the mining era, the community's primary period of historic significance. Conceptual Development 1. Standard: The proposed development is compatible in character 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, HPC shall find that such variation is more compatible in character with the historic landmark 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 5-508(A). Response: The proposed project is dense in terms of site coverage and results in a greater FAR than would be allowed in the type of "traditional" multi-family complexes which fill the East Aspen neighborhood. However, in terms of building mass, the proposed detached units are very compatible in scale with the historic structures on this site and neighboring sites, ranging from 800-1,690 sq.ft. The attached map of this area showing 939 E. Cooper in relationship to its surroundings shows that this proposal is much more sensitive to the history of this area than many more recent projects have been. Because of the applicant's proposal to split the lot horizontally (a lot split line usually runs perpendicular to the street), the alley becomes the frontage for the AH parcel and the lot split line becomes the rear lot line for each parcel. A number of setback variances are 3 being requested in order to accommodate this proposal. Both of the existing historic structures will be retained through this proposal, including the outbuilding, which has been of concern to the Committee. The applicant proposes to relocate the historic house to the west of the property, so that the porch is exposed along the courtyard and to move the barn to the southwest corner of the property. The asphalt shingles and modern windows will be removed from the historic house, to be replaced with double hungs. Any information which can be found on the original appearance of the structure through photos or physical evidence would help in making the changes more accurate. The proposed picture window on the first floor of the north facade does not seem to suit the other Victorian features on this structure and should be restudied. New windows are to be added to the barn in order to convert it to living space. In general, the proposal does seem to preserve the character of this structure in terms of its form and materials. The design of Cottage "B" is particularly important because of its location between two historic structures. It is the only unit in this proposal which uses a different roof form than a gable, which Staff finds should be restudied. In addition, the garage is the most prominent element of this house. It should be recessed so that the main entrance is more prominent and should also in some way acknowledge the one story element of the neighboring historic building (although it is not an original portion of that building). Both Cottages "B" and " D" also have heavy stone foundations which have not been used traditionally in Aspen. In general, Cottage "D"'s form and massing are compatible with the other structures on the site. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Today the neighborhood is characterized mostly by large multi-family developments, with a few single family and detached structures. Several historic properties surround 939 E. Cooper. 939 E. Cooper is a particularly large vacant parcel for this neighborhood. Although additional houses existed on this site in Victorian times, they have been torn down and Staff estimates that the parcel has been open for at 4 least the last fifty years. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that in general relocating historic structures does negatively impact the cultural value of a historic resource. However, the historic house currently sits in the middle of the site and relocation does allow a more sympathetic grouping of small units around it, rather than constructing one new mass similar to the Katie Reid project. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will improve the architectural integrity of the historic house, by removing incompatible modern elements. Converting the barn to living space will require a good deal of "beefing up" of the existing building. Every effort should be made to limit the impacts on the exterior character of the building as much as possible, SO that it Will continue to read as a historic outbuilding. Partial Demolition PROCEDURE FOR REVIEW: No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, or any structure within an "H" Historic Overlay District shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of section 7-602(C). The applicant proposes to demolish a portion of the one story rear portion of the historic building. This element was constructed before 1904. 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The applicant proposes to remove 66 sq.ft. of the rear portion of the building and to put a second story on top of it. Staff finds that the 66 sq. ft. does 5 not need to be removed. The addition of the second story is not ideal, but may be unavoidable, given the courtyard configuration, which is a benefit to the project. The architect should find some way to indicate that area of the building was previously one story. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic importance of the structure or structures located on the parcel. Response: This may be accomplished as described under standard 1. B. Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The character of the one and a half story house with a smaller element to the rear should be retained as much as possible. Special Review- Overlay Zone District SUMMARY: This project is located in the East Aspen neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character Guidelines") and the specific guidelines for East Aspen (Chapter 2) will be applied. The special review process is mandatory as is compliance with the Committee's findings. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that some aspects of this proposal should be restudied to be in compliance with the general and specific neighborhood guidelines. Rather than discuss each guideline (including those which are met), only the elements of the proposal which warrant further discussion are highlighted below. The applicable general and specific guidelines have been grouped together by subject. Mass and Scale General Guidelines- 2. New buildings should appear to be similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood. Response: Although Cottage "B" is in scale with the rest of the proposal, the windows on the east elevation (which are not very detailed in the drawings) appear to be overly large. 6 Site Design Specific Guidelines- 19. Provide a front yard in all development. Response: If possible, the outside parking space on Cottage "B" should be grasscrete to limit the amount of paving. Garaqes General Guidelines- 12. Minimize the visual impact of garages. Response: As described above, the garage on Cottage " B" should be less prominent. Also, the garage doors on Cottage "D" could be "divided" so that they appeared to be separate. Service Areas General Guidelines- 14. Minimize the visual impacts of service areas as seen from the street. Response: Little information is provided about service areas, and Staff is concerned not only about their visibility but also that adequate area will be provided for trash, storage, etc. Impact on Historic Buildings General Guidelines-16. New buildings should avoid negative impacts on adjacent historic properties. Response: Cottage "B" should have at least some one story element which steps down to the adjacent historic building on the west. RECOMMENDATION: Staff recommends HPC approve Landmark Designation of Lot A and 75'x100' of Cleveland Avenue, East Aspen Addition, City of Aspen, finding that standards B, E and F are met. Staff recommends that the remainder of the proposal be tabled to Nov. 9, after a thorough discussion and evaluation of the project by HPC at this meeting. This is a complicated project with a lot of detail to be reviewed. Additional study should be given to the treatment of Cottages "A," "B" and "D" and the site plan as described above. Additional Comments: 7 EAST COOPER COURT LAND USE APPLICATION HPC LANDMARK DESIGINATION CONCEPTUAL HISTORIC DEVELOPMENT APPLICATION SPECIAL REVIEW NOVEMBER 2, 1994 ATI:ACBMENT 1 IAND USE APPIIarION FORM 1) Project Name ENT-F- C..CDOPE.2- 03343\73- 2) Project Iocation CGA E. C.IbbPEZ- AV P . LET A El,-001 293- E- -75' * 10(b' cip- CAE>(FLANJO~ <ErrÂ· EAST At-PER kix>)320~1,3-9 op Abi:Ekl. (indicate street address, lot & block nmber,-legal descriptlon appropriate) 3) Present zoning-A rn F 4) Iat Size 1 b 71(31~ r~ 9 Applicarres Nam, Miress & Itrne # -*NAPt CO\AL*16 fou:Â£12 - ChÂ¥:; bJEceNE,4 - -96 ch\kto Ch,hoOE \1<1 -iZEEE_3-2-2 L 363.-RE-rt _.Gb.1(261- Â©4Â©CE-TÂ£ Boa --.4:414 - t:6" 6) Represertativels Nam, Mdress & Rxne * 9:DE â‚¬- ~th?â€¢.22211- Lb.xj4429 p, o. 8011<:UU:6 41*Ete fle, 8/6\L 4 &13- haRb - 4~23% b . 7) Type of Application (please check all that apply): Oonlitional Use Conoept:121 SPA Conceptual Historic Dev. ~4 Special Review .-I Final SPA Final Historic Dev. 8040 Greenline ,-I Conceptial ED - Minor Historic Dev. Stream Margin Final PUD Â· Historic Demolition Mountain View plane ~4 Subdivisicn NNI Hist=ic Designaticn _ 0xxhninilmization ~N Tect/Map Ameixio=It - GM@S Allotment _1_ Iot Spli*Ik Iine 4.V GUS EÂ»!~tirri . - Adjust:merit 19 7- - 8) De=:iption of Existing Uses (Innber arxi type of existing stluctures- appradmate sq. ft.; rlmber of bedroans; any pre,icns approvals granted to the property). 1 5\04LE EAM\\>~ FÂ·\OME- APP? sSM MATLY )450, SCR,Â¥:TÂ· . - \ 923 \T-Pt E 22222:mr\% b.* r) \ euSE-A . \ SÂ·*EX:> 2-e> s * 22>1 63=-T-A A SH ALL LoPT. 9) Description of Develcimant Application 92ESEÂ©(Kpobb CR:: ChÂ©E.\( \61-023 kAb M\Â©Efil CDIT*EAE Aub czAE our 2,\PLE*JA NOb AOS\Â©64, 1-AtEE ADD\p ONAL -3 ake\,3049 TE> 02Â·EATE A Mna) - C-OMMUNFEce , C.ckls\ST' Abs) DE Al-=TAL op blazaa na2-EET 1. 2 -Er-<PL.o~Et ' ProMES. 10) Have you attached the following? -*4 Response to Attachment 2, Mininum Submissial Contents Response to Attachment 3, Apecific Subnission antents -J Response to Attachmerrt 4, Review Standards for Your Application SUPPLEMENT TO HISTORICAL PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear, fullv labeled drawings must be submitted in a format no larger than 11"X17", OR one dozen sets of blueprints may be submitted in lieu of the 11"Xl 7" format. APPLICANT: ADDRESS: ZONE DISTRICT: AN- R/M F 7>9730 LOT SIZE (SQUARE FEET) 4600 6000 101400 EXISTING FAR: (200 (14Â£14 190)644 ,%69) 5 ALLOWABLE FAR: Â·340:D 6600 PROPOSED FAR: 22 61 6 8447 EXISTING NET LEASABLE (Commercial): 374 /7,2 PROPOSED NET LEASABLE (Commercial): Nk ink 1 J EXISTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: EXISTING % OF OPEN SPACE: PROPOSED % OF OPEN SPACE: EXISTING MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: 10 1 0 +Atu EXISTING ON-SITE PARKING SPACES: O 2 ON-SITE PARKING SPACES REQUIRED: ~ 7 SETBACKS: EXISTING: KA ,2/07 ALLOWABLE: /~ | 41~ PROPOSED: A.FF \Rh,9 Front: /0 1 /0 Front: ID j (O Front: 2/ /0 Reac 3 8 Rear /O /O Rear 2.' â‚¬ Side: 00)>*AU) Side: 5 5- Side: U %; Combined FrURr: 1% 13 Combined Frt/Rr: 00 20 Combined Frt/Rr: 4' / E EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks onlv: character compatibility finding must be made bv HECk AR CEP FAR: 45.4.- i~ SETBACKS: Front 10 Znn'AZCZe Between EMEng,n 2.- 2 (59 -1 9 3 Rear: 25 ', 6 ' Open Space (Commercial): \ \ Side: 3 Height (Cottage Infill Only): \ 1 '4 Combined Frt/Rr: /6 5-' Site Coverage (Cottage Infill Only): . Â£ 9 13*43 PMU Rp Ucto A O* r.01 tA LA. lizili ...=--.I- Taw , COMMITMENT FOR TnLE INSURANCE SCHEDULE A Effective Date: 09/01/94 at 08:30 A.M. Case No. PCT-9275C2 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-Form 1992 Amount$ 670,000.00 Premium$ 1,533.00 Proposed Insured: Rate: ROBERT ADAIR LANGLEY and SHERI DARNELL LANGLEY (b) ALTA Loan Policy-Form 1992 Amount$ Premium$ Proposed Insured: Rate: Tax Certificate $20.00 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: JEANNIE H. COWLING and EARL COWLING The land referred to in this Commitment is described as follows: - LOT A, BLOCK 37, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN, together that portion of vacated Cleveland Street lying between the Southerly line of East Cooper Avenue and the Northerly line of the alley in Block 37, East Aspen additional townsite extended Westerly to the intersection of said Northerly line with the Northerly line of the alley in Block 118, City and Townsite of Aspen. COUNTY OF PITKIN, STATE OF COLORADO Countersigned at: PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS This Commitment is invalid ASPEN, CO. 81611 unless the Insuring 303-925-1766 Provisions and Schedules Fax 303-925-6527 A and B are attached. PROJECT DESCRIPTION The East Cooper Court project is designed to inject family oriented energy into the Aspen Area Community. The project will provide 5 families with free standing homes in a configuration that promotes socialization and interaction. The project is working to use the best intentions of both the Neighborhood Character Design Guidelines and the Aspen Area Community Plan. It is sensitive to the historic nature of the property by preserving the existing house and outbuitding and responsive to the community concerns by providing family housing as well as 2 deed restricted employee units. The East Cooper Court project proposes subdividing the 10,500 sq.ft existing parcel into 2 parcels. The first parcel, consisting of 6,000 sq.ft. would keep the relocated historic house and R/MF zoning and under the guidelines of the Historic Preservation Incentive Program a second home would be built . For the second 4,500 sq.ft.parcel we are requesting rezoning to Affordable Housing to allow the outbuilding to be relocated and remodeled as an employee deed restricted unit. Two additional units would be added, one free market and one additional employee RO unit. REVIEW STANDARDS FOR HISTORIC DESIGNATION The Cowling Court Project meets standards B ,E and F. for historic designation. B. The structure or site reflects and architectural style that is unique, distinct or of traditional Aspen character. Response: The style and Architecture is a one which has so often been lost in the past few years. The redevelopment of this parcel would help restore some of the past charm to the neighborhood F. 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 ther structures or sites of historical or architectural importance. Response: This site represents the modest scale, style and character of homes consructed during the mining era and it is a feeling any style that we wish to preserve and recreate in the additional structures. E. 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 maintainence of that neighborhood character. Response; There are a number of victorian structures in the immediate vicinity, mixed with the results of redevelopment in the past few years of larger structures. The Cowling Court proposal could bring back some of the lost charm to this neighborhood, which is a major entrance to Aspen in the summer. 10,24 '94 09:27 ID: FAX:303-920-1628 PAGE 1 October 24, 1994 Amy Amidon Historic Preservation Committee City of Aspen 130 S. Galena St. Aspen, CO 81611 Dear Amy, The following is our response to the Special Review request for our project. An historic miner's cabin that has been sensitively and faithfully preserved and expanded will set the tone for the East Cooper Court Project. Occupying one hundred and five feet of frontage on the north side of Cooper Avenue, the project site stands at the eastern entrance to the traditional core of Aspen. The successful preservation of an historic barn, in addition to the miner's cottage,will be complimented by the addition of two free standing single family homes as well as a new replicated barn that will also function as a single family home. The middle third of the property will be preserved as open space to a depth of fifty feet to provide a permanent play area for the children who will live in the neighborhood. The East Cooper Court Project responds positively and specifically to the design goals for the East Aspen Neighborhood. The five single family residences are all small in scale and done in the interest of preserving the existing character of the neighborhood. The project is two lots east of the Ritz-Carlton employee housing project, a modular three story affair that has a negative historic connotation. In contrast, the East Cooper Court Project wishes to create five free standing homes in harmony with the original character and intent of the neighborhood, rather than a large multi-family unit or several duplexes. The entire project will be designated an historic landmark. East Cooper Court will take advantage of the flavor provided both by the miners cottages in the area, as well as the ski lodges that surround us by employing the same type Of material and architecture. East Cooper Court will provide a sidewalk to enhance the walking experience in the neighborhood. The East Cooper Court Project will serve as the single best anchor to maintaining and enhancing the design character of Aspenls eastern accessway. Sincerely Bob and Darnet. -Agley 10421 '94 08:58 ID: FAX:303-920-1628 PAGE 2 OCT-20-84 16,62 FROMâ€¢ LAW OFFICES ID,3034435478 PACE A," 1, V.' WW . W. 2/2 October 17, 1994 Le.lio Lamont City of Agpan Planning and Zoning Dopartment 130 s. Galina st. Aâ€¢pan. CO 81811 Re: 939 8. Cooper Ave. Dear Leslie, Xy mother, Jenny Cowling lu th, owner of record of the above referenced property, whose legal dimeription ts IA11 at Lot A. in Block 37, East Aspen Additional Townsitâ€¢ Entry, ae *hown on the plat rooarded au document No. 108453 in bitch Book 2A at page 252 of the records for Pitkin County, and that portion of Cleveland Street lying aoutherly of the south line of Coopir Avenue and northerly of the north line of the alley, lying adjacent to and wâ€¢,Â«Early of Lot A, gaid Block 37. and lying easterly of the east ling of Lot 1, Block 118, Aspen Town.ite~ I have power of attorney from her. and *anage the property. My address ie 118 Deer Trail, Boulder, Co 80302, my phone number 18 303-444-0591. Bob and Darnell Langley are Under contract to purchaâ€¢i the property. I underutand that they ara going through tho progess of having the property subdivided and designated an historic landmark. We agree to lit the Langley'g institute the authorization proceâ€¢â€¢ with the understanding that final approval will be granted only if they closâ€¢ on the purchase. r" 4 Â£26*6$111 Jinny/cowling by Richard Cowling Pover of Attorney ASPEN To Snowrnass Village ,/Ehatfletd Rd Maroon Creek 9 3303 5021274 Nerra Vista D,% -TZ t-WEST MEADOW 1~ . 18 / 1 @ WEST ASPEN ~~~OcMountanVi:L Dr ~ < t,d / \ SNOW MEADOWOOD - *A ~_1BUNNY )060*A <#~ ----CastteEreekRd .04 44â‚¬444 20'AnnY Ul -243>I Cee - -1 ss;*3 CASTLE CREEK - Castle Creek Cost\0 BLACK BIRCH ' BAAR SNOBBLE JANSS Meadows Rd <W 8th Street ~ 7th Street PITKIN 1% Music Aspen . GREEN 11 Tent O\Institute 6th 1Street g ~ 1 - - % 5th I Street E 8 -2, s z SECOND 9 * # ASPE â€¢th Street g CO Tew iiZ 3rd Street - - 4. 2nd Street T f /2 Hollam 5 /Â· f /9 fl Lake <07 1 st Street 5 u, F/ W= 2 v LAKE Zl f VIEW if ADDITION ~i r -N& 94 / RIDGEW.p , / * S MOUNTAIN \/ MOUNTAIN \3 OF RED \0' / RED~ NÂ·6 M ch St H {D Wagner 1 ~~ Red Mountain Rood~ e Park MIll St = 0 l// i fi 14----L 1 + Â£3 2 Aspen --Er-ji = 1.- m Golena St Creek m 2 $ * 1 -#A a I y/ \ RED Chester St \ r--1_/MOUNTAIN RANCH Walnut St WILUAMS ~ ~ ADDITION OKIAHOM e Mountain -/ 2 Original St FLATS y ~ _ I 45 Spece s~ CALDERWO 51 /jh f 3 R est e 0 ~ Park Circle 2* ~rQj â‚¬C-~~ Pork Avenue SUNNY PARK Midland Avenue ASPEN KNOUWOOD 1 GROVE 27 1 MOUNTAIN VALLEY To I,dependence Pass 43410 %*%,0440 41-4- 16 - DZ'.1 ..1 -Jo- i .1 Z IllÂ¥ i. ...S . â€¢0 1,1...1, 00.1 .....106..11 0 IkQ .1 .1.....1, . .lilli 3.11 .0 .Sit .in ..1,1 .1.1.A.. Â£00 0,) 11 :Z:'11,1,1 -1,1,1 ..Ulne I.â€¢i' â€ž,lic,i ,.Â·t (,11 Â¢41 .3,â€žI ./3 0,1â€¢Â¥12 â€¢llâ€¢ CGI ,]ill ,/1 All Mill 00/ 1,111.1/, ,.Â¢ ---- .3//0/ 14'/1,4 ./0 , 03.. f 41 // / 42 / f - 1 - Â£ 3 : I .1 ... -,7- 4 K ~Atsâ€¢Aol â€¢ 101 I . I . I Aol - 1 1.1...01 1. 1â€¢â€¢I,I/0 I .01 i li R 4 1: '1.0. : i ' . 1 I ..... 2 - .1. 1 â€¢,â€¢11]... Milld .'~l,Â·.râ€¢ . 3.... .., ...... -I411I.. 'll. ION 13,1. ./.43. (.00.0 i) ) 1,1, 6 4 1 ..1. COW .,Dis../1 13. --L 7 ./ /01 1 ..1, .O.;i. WE Et l,limill Ili,00 13010 1 034- litll 1-I.,0 -HI + I. 1--26-iMO. ',l.i. '3AV B3 d000 ,-3-4 4 6 LA 01 3--L v orA 9 0 ._1_5Â· b Â·jp L Q --r q I 9 i V +0-1 Â·r 46179 <-9 -ke--7 ) <1-32 +5 9 e r"be) 3 ALLEY l itÂ· 1 1 1 1 1 P5 1 1 , 1 u 1 1 -1 i 1 1 \ Plo 1'9 1 ]'6 1 1 ]'8 w 1 - 1 1 5' - d /1 1 -=7 -- 1 - /~41- 4- Ile,Oll]CAL BARN C 4- - 0 1 - -1 4- 1 1 - 1I - & 1 1 I h - f -1.- 04 1 7 - 1 lilli. i "41.111 : . 2 1 11 - 1-111111 1 , .1 2 47 / , 1 i . I , --44 1 01 ... 12 Â·Â· i -2- -fi l A i \ 1 1 1 -r . 1 1-1- 1 1 .-+21 11 i 1 HISTO#ICAL COITAGE 4 COURTYARD COrTAG~ . .. 3' D 7 9 I , I.I.--Il--Il.' I. H . 1 2 * 1 . 1 / 1 1 â€¢ 11 1 f A ,-4 / t , \\ \L, \ \ 'LL M [ 1\ b ' - 1 1 ,11 - lol- *ABÂ¥ COOPER 0 8 16 24 FEET 7/-1 111 - 939 EAST COOPER PROPOSED SITE PLAN -11 f-Hil .1-117 L. - 4/70/6 2 /X, Ck -j / 16 D- 7,4 ./2AA 64' Ll,- r.. ' ! I.Â»7 - 4 9-7 +94 t. 71/ 43 r F 1 1 /31 1 1 i / 11 1 1 1 q. 11 ~L_] 1 11 ;f -1 1 - 1 - 11 4 ,//Â« 4 'V 11 1 u el 1 A A - A .8 - 1 0,1 k) o P-Tri LVE Â«r ---- -- - -- --- -- -- --- - ------44 t 4 /// .A \> Jj1-/Â«lilli , 9, j / 111 1 1 121 il ./# W , 1 i \J 1 Â»,32 3-3-4-44~ -. -0,29& #l - . 4.. - T -- .il/. 131 94 4 bl-//42/9 rET ~ U F 1 (-1.. L ,/ ... /, UL L--4 .bv61 1 L -/ .... tfer- 4<r= 77+ 939 EAST COOPER "A 11 0 4 8 16 24 FEET HISTORICAL COTTAGE rilil JAKE VICKERY n 1 1 1 EXISTING 1 2. 100 SOUTH SPRING ST. â€¢3 POST OFFICE BOX 12360 J A .K E ASPEN, COLORADO 81612 ' TELEPHONE / FACSIMILE VICKERY (303) 925-3660 A-GLE'lt, r ArA 512.- i- i 1 1 1 1 1 - 7 1 1 1 )61 Â»t. 1 i 1 Uw 1 432. i i H *EAE>22:y>L I 1/ , 1 3 1 1 2 i , 7 .1 1 1 - tt ~ -- 1 - I t' i 1 13Â» 1 1 -..- +4 1 1 1 f 42 AK i-i - i 1 1 . -5 i 1.1 1 r 1 1 . Liv, 14 . 0 1 - 1.00 1.111 01, , 1. 1 1 - ly i i r 1 1 4 1 *Pm: 1 . 640. 1 111 - 1 , 1 ; 1 1 := -4 --4 M 4 ,- -1 - 1- ~ - 1 1 9. GOOF'ER- . _ 939 EAST COOPER 1 F - HISTORICAL COTrAGE "A" 1,6 24 FEET ~ 1. JAKE VICKERY EXISTING POST OFFICE BOX 12360 100 SOUTH SPRING ST. *3 ASPEN. COLORADO 81612 J A .K 1 TELEPHONE / /ACSIMILE VICKERY (303) 925-3660 RCHITECT ' 1 DEmo 204- 'PEN EN,c~ Â· 490' .' DE,019 Â£9 ---19// 46 \ //\\ 4 - - --- --- -A\Â«\ 1 -4 - -- --- p - - **~01---Â·- 444 i \ 1 1 1 , 11/ 91, Blo# 0614 4 i i -1- N @24 4 11 T 1 1 , 1 j 42'4:h en f ltd,4 0 3 69 1 ! 4 2 111 N w 11 3 1 . I . , & 1 11 -4 - 1 1 1 03 -4 - Ill 1 i lili 1 - 1. \\\ I I Â«<91 0 :fk .. - 1 ; 34~ . x \17- I. ..'- h\4404>00%2 Dâ‚¬mo ~~ 9 I I :<\4 1 .\ \\ . 1 4 \ i 4860 6Â»\ L Ii\\ .,\91 1 1 1 1\ \ i H 1 4,11 T - .i N' \ ~ 1 ,- 3 *#b f 2-24 Â¢ . \. 14 p &106, 0 6 22 1 44- PAN- 7 - -1 1 . 1 . 0 4 8 16 , 24 FEET , , 111- 1 1 17 4 1 #EMO L 1-0 DÂ¥1 - -0*LOR,( l*10_14- - - - , - -- 13-Â®2Â«Â»1_4 -FIN4-- erpgampE=-LÂ«50 - -- -- - - -- (W /TH--.FooÂ·Al- FDOD+0 - 939'EAST COOPER 1-z,t,6 2-tful%4rfkq~ - -- 32*#- HISTORICAL COTPAGE "A" JAKE VICKERY . -tMAL- 061%2Â¥8Â·N+IN IA)47 --_---Ir---tiol--4- - -_-- DEMOLITION PLAN & CALC TELEPHONE / FACSIMILE 100 SOUTH SPRING ST. â€¢3 - -----4 -Â¥*,N\MNINA. --- -66.-1% - ASPEN. COLORADO 81612 POST OFFICE BOX 12360 JAKE Â·54 -rpe>1~00\61*P 455-,3 %-7 VICKERY (303) 925-3660 , '. y 4 ,~1~11. i. 2 il I 1.' 11 1 1 \ -1.-4 11 Cur . . r- . . *A -- A . *larer (00Â») PLEVAÂ«'A Or\A fort#M~D (\Aâ‚¬VT) ELâ‚¬ VAâ€¢r>M ANTE L 509 -r-A < E-*4 NOT Smwo. \ --1. 939 EAST COOPER HISTORICAL CO1TAGE A 1 Â· 1 1 -1 4 - -cu ct] L.' li~ 1 /F 1,1 \\ 1 / 6, 11 i P , L, ' Dâ‚¬14 r/)86 -1 1- 7 LEI *. 1 , n'tÂ·[4[~ 1 - 1- - 1 161 A 1 24*5 14 *Â»JI-- 2.00- 1 4.z IT . 1 \/ ah __--__ - --1 illÂ· \ . . t--- 2 1 -4. 1. - - . 1 0,279 1/- 62 1 i i 1 -1.I------ -- 0--- ..---- 1 T . 11 11 fl 690)50. FUZE- ~ZAÂ·#J 939 EAST COOPER HISTORICAL COTTAGE A . 1 a 1 -t= -* . 1 - \t/ -E. \\\L// It - 1 - 11 1 '1 - 97*64. 1 - Ii! 1 / tii - ..; . I - - 1 4 ~ E. 1 11 -1 A 84 . 9 m go, 4\! 77 -4 lkv --4 E . 490/7 : 1 -- 94 . 4 756 01610120) - %46@ly>*KY- 72*0 , 1 /1 1 - 0 - %0Â® TIÂ»40 939 EAST COOPER HISTORICAL COTTAGE A , 1 - . 1. 1*t â€¢1' Â· i ry h. / A i I <4120..,.1,A . ', /71 1 â‚¬\ I DEC-e- s -W- 1 4.--1 154 6, 41 , - '' 6 -:lii - 3-'. 9.1,/fl~ I fi FL 1 V. 1 L:, 9 '-f 11 - a aN -~ &3 / Il illÂ· f - r7/~r=:1= 1 14 -411 Z I ..r U 1-4. E H 2 0\ - 1 --- 4- El 1 - 421.1 U :--Ji 11 -33:r 1 X IL 1 \1 Â· . 1 -....- -1 lili 1 0. .72 T 4 1-CD r - , I B- 11 : M,re-1-2,8 . 1 BPE /b *pel ' 1- ~ 1 j O-9 i 1 - I n 1 â€ž i --F--17 E Pi -LEVEL . \'Ell' 11-- -i 1=/\ 4 *= ==i/ r.11& i + i -3 *RE 1 Â» Il\\11 (174 ff/lI I ( lul l' I m m L .= 4 ; d rjan_- S. P] 3 939 EAST Â®OPER DP .4.x P.4 2/211 1-1 -OFEW AUWTSâ€¢ F A-1 WY C01TAGE B 2 1-r. 85 MEOR -f â€¢ ., ..Il- 1 -- ..1 $ I - 21 Lruir ~Bil 4 up .-/ 4-*-- ADU -- 4,42.AbrE / 1 1 .. 1 . 4 - . r---- - -- it . ...=- -Ii--. 1 PARK\NET == E 1- - 7 -3- A 6 -E- -AA -6 N 1- /4 A--..L- AN-- -- 1- E V E L -, -- 4*18 4 . l 1/11-1== â‚¬ , El Ell 9 1 + I -- -- . 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