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Home My WebLink Aboutagenda.hpc.19940518Ra4447 AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE MAY 18, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 5:00 1. Committee and Staff Comments Approval of April 13 and April 20th minutes. 11. Public Comments 111. Â©LI BUSINESS 5:15 A. 1~2 W. Main Street, Asia- Minor (continued from 4/27) 07: , A.Â¢ 3 or d ' 0 4 4 ..1-/ 0-)-7.' 5:35 B. 409 E. HopkinS Ave.- Final approval â‚¬,9.r/6'3, C7/C IV. NEW BUSINESS 5:50 A. Williams Ranch Affordable Housing- compliance with Neighborhood Character Guidelines 6:15 B. 303~1~Main Street- Conceptual, Public Hearing continued from 4/20 1-4 /L. 4.. 76-/, 4. 5-h N 890Â« , Â£ 6:45 C. 229 W. Hallam Street- Partial Demolition,20(jor-- -(?23/ (9/(t~ 3(ed 4,7*4- 7:15 m. Cariblu Alley- Minor _ (to#o-,-0- '-t V F, Ar p frj, 4 5 -/1/10 7 -//~,t to /4 30 0<67, 0.4; ti 6 -4?- - 7:30 E. Aspen to Snowmass Transportation Project- Margot Pendleton 8:00 F. Discuss HPC Resolution to Council, requesting a temporary overlay zoning to reduce allowable building dimensions. 8:15 V. A. Project Monitoring B. Neighborhood Character Guidelines- ongoing C. Red Brick update- ongoing 8:30 VI. ADJOURN L. HPC PROJECT MONITORING HPC Member Name project/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 Leslie HOISt 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 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 I , Farfalla lights outside 210 Lake Avenue (alternate) Marolt Museum Karen Day Rubey Transit Center 334 W. Hallam (alternate) 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 Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Tom Williams 130 S. Galena - City Hall 300 W. Main - fence McDonalds Scott Samborski 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 220 W. Main - European Flower Market Final April 20, 1994 4 09 4 kiser, "6 - F I t .\ ct (_ - in tu,V L Fi 9 4 f Gic] uu 19 a llc. en Cy â‚¬-T-r Ll \ 1 42- IJO f Ici 1-7 5 1 Jon I , MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 409 E. Hopkins Ave.- Final approval DATE: May 18, 1994 SUMMARY: The applicant requests Final development approval for construction of a new commercial building. This project received Conceptual approval in 1990, and an amendment to Conceptual approval on December 8, 1993 (see attached minutes). The amendment involved a change in the entrance to the second floor and a reconfiguration of the second floor courtyard. At the December 8th meeting, there was a great deal of discussion on the metalwork proposed for the front of the building, with some members of the committee asking for a restudy. It was decided, however that the metalwork as shown at the time was probably appropriate, but that the Committee needed more detailed drawings of it. The second item of concern at that meeting was that the applicant provide some visual relief for the adjacent building, by incorporating some sort of brick pattern rather than constructing a long, plain wall of brick. APPLICANT: Kandycom, Inc., represented by Tom Smith, esq. and Bill Poss and Associates. LOCATION: 409 E. Hopkins Ave., the north 80 feet of lots D and E and all of Lot F, Block 88, City and Townsite of Aspen. Development Review Standards 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 an "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: Staff finds that the building is compatible with surrounding historic resources. The metal element is not typical of the District, but is somewhat reminiscent of Aspen's industrial era and adds character to this structure. Staff is not in favor of the solution chosen for the west wall. The infilled "windows" create a false sense of history by implying that changes have taken place on this building over time. The HPC's comments on December 8th seemed to suggest the applicant could create a pattern on that wall with the masonry or possibly even consider trompe l'oiel painting (although this would probably be hard to maintain.) 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff finds that this project is consistent with the character of the neighborhood and will be a benefit to the neighborhood and the community. 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 development does not detract from the cultural value of the surrounding historic structures or the Commercial Core Historic District. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: No designated historic structure is directly affected by this proposal. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the amendment to Conceptual Development approval as proposed, finding that the Development Review Standards have been met. 2) Approve the amendment to Conceptual Development approval with conditions. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny the amendment to Conceptual Development approval finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends that HPC grant Final approval for this project with the condition that the applicant design a different treatment for the west wall, to be approved by Staff and Project Monitor. Additional Comments: [andassociates f 605 EAST MAIN STREET ASPEN, COLORADO 81611 TELEPHONE 303/925-4755 FACSIMILE 303/920-2950 May 5, 1994 Amy Amidon Historic Preservation Director City of Aspen 130 South Galena Aspen, CO 81611 RE: Kandycom: 409 East Hopkins Dear Amy: Please consider this letter and the accompanying material a formal request for an HPC review of the final development plan for 409 East Hopkins. The final development drawings submitted to you show a design almost unchanged from that presented during the conceptual review hearing. Since the design is unchanged, the statements made regarding the project's compatibility with the neighborhood are still valid. Essentially, the "pocket park" on the second level opens to the street in an inviting manner similar to the Caribou Alley building. The only condition placed on the conceptual approval was a request that we study the west elevation in an attempt to create an element that adds interest to the brick wall. We have chosen a contemporary version of brick-in filled windows. Instead of brick, we are proposing to fill the openings with cut sandstone. We feel this treatment is compatible with older historic structures, without mimicking them. Please review this information and schedule a review for May 18, 1994. Feel free to call if you have any questions. Sincerely, . 4 1. ~A. I Project Manager Enclosures IAND USE APPLICAITEN FORM 1) Ajet Nane 401 EA40 Hof*-(Ne _ project dcati~ 40Â£1 648*F kIDFF--!Ae (irxlicate street adiress, lot & block rzmber, legal description tere appropriate) 3) Present Zoning 06 4) Iot Size 1 8 23 5 ) 4/licarrt' s Name, Adiress & Ehone # #*/ &M 64 BOD Gert- *bÂ» Ave. 423 20â‚¬ *24 1 CD 51(011.4 2 5 - 2600 6) Representative's Mann, Aairess & phone # 191" Tbee A.& Aeâ‚¬00. 605 E. IM:d,0 4. ~4$,pev~ 1 2 0 leil (40=1) 429- 4-799 7) Type of Application (please check.all that apply): . - Coniitional Use Conoeptial SPA Ccnceptual Historic Dev. Special Review .-' Final SPA - ~ Final Historic Dev. 8040 Greenline .-' Concephlal FOD . ---- Minor Historic Dev. 1 St=ea Margin Filml EUD Hi stacie Danolitirn Bxmtain yiew Plane _ Stibdivisirn Historic Designaticn C]ndminil=izatirn Twit/Map Amendment (203 Allotment- Lot Split/Ict Line (203 E,2nption Adjustment 8) Description of Existing Uses (m=ber ard type of existing structures; apprrocinate sq. ft.; amber of bedroccs ; any pi:evia= aWrovals granted to tte prq)erty). Ce*u& 1JQ~ 90*4*1 1-l S [45 9 ) Descripticn of Develop]=It Application 4/'Al A P A A~ y 4 74Â£>t pÂ»~ -4 pel./44 42&.0 10) Have you attached the follading? Bes,Inse to Attalmart 2, Mininim atmission C=Eltents Response to Attachment 3, Specific Submission Corrterrts Response to Attadment 4, Review Starxiards for Your Aiplication lillill 1 KANDYCOM, INC. Post Office Box 1135 Mammoth Lakes, California 93546 .4 ..6 November 30, 1993 City of A5pen Historic Pre8ervation Committee 130 South Galena Street Aspen, Colorado 81611 RE: 409 Eallt Hopkins project - Historic Preservation Committee Conceptual and Final Development Approval Gentlemen: Th15 15 to confirm that Kandycom, Inc., owners of Lots D, E, and F, Block 88, City and Townsite of Aspen, excepting therefrom the Boutherly twenty (20') feet of Lots D and E, Block 88, also known am 409 East Hopkins Avenue, Aspen, Colorado, harAby consanto to the repreaentation of Kandycom, Inc. by Bill 2068 and Agsoclates, and Austin. Peirce & Smith, P.C., with respect to the above-referenced application. Sincerely, . By: /*AA..2 /0' . dE*07. bl e , -92 t+t 4.~2~ kazuko Ita*Gra, Vice President YT/*mg 2 4 C,\0,751\1.1.Â¥QI,U~CITY.:75 Aus'rIN, PEIRCE & SMrrH, P.C. Attorneys At Law 600 East Hopkins Avenue Suite 205 Ronald D. Austin Aspen, Colorado 81611 Telephone (303) 925-2600 Frederick F. Peirce FAX (303) 9254720 Thomas Fenton Smith November 30, 1993 Rhonda J. Bazil City of Aspen Historic Preservation Committee 130 South Galena Street Aspen, Colorado 81611 RE: 409 East Hopkins Project ' Dear Members of the Committee: In connection with the above referenced application for HPC Conceptual and Final Development Approval, please find the following: 1. Authorization letter signed by Yasuko Itakura, Vice President of Kandycom, Inc., consenting to representation of the property owner by Bill Poss and Associates and Austin, Peirce & Smith, P.C. 2. Warranty Deed dated March 29, 1991, from Laura Donnelley to K and Y, Inc., deeding title to the property to K and Y, the predecessor in interest to Kandycom, Inc. I have attached the Certificate of the Colorado Secretary of State, approving an amendment to the Articles of Incorporation of K and Y, Inc., changing its name to Kandycom, Inc. Based upon the foregoing information, it is my opinion that Kandycom, Inc. is the owner of the property described in the above- referenced deed and known as 409 East Hopkins Avenue. Accordingly, Kandycom as the sole owner of the property is authorized to pursue this application and has delegated authority to Bill Poss and Associates and Austin, Peirce & Smith, P.C. to represent them in this matter. Very truly youÂ¥Â§~ nA By: , U X_..Ef~* C Thomas Fen*6ng SmitiY TFS/smg 9 r.. Â· ' \ . /4110>x) / /~~ 7 ~CÂ©]12~i9 -Â»j ~ ~ /% --~ 9-4-- -4 \\6\ -------Â£-----7 Â· -111 -* 92 i 1-4 )1 0 9 - d _~A\14 ~3Â·43â‚¬:43 STATE t) 4 ~r 1,6 RAD O ---1 81Â»- DEPARTMENT OF ,, SrATE 1 CERTIFICATE I, NATALIE MEYER, Secretary of State of the State of Colorado hereby certify that the prerequisites for the issuance of this certificate liave been fulfilled ill compli- ance with law and are found to conform to law. Accordingly, the undersigned, by virtue of the authority vested in me by law, hereby issues A CERTIFICATE OF AMENDMENT TO KANDYCOH, INC., FORMERLY KNOWN AS K AND Y, INC. Dated: APRIL 4, 1991 LÂ«/7-- 1 -A i4 ~ SECRETARY OF STA-IF~ 1 1 1 . I I./ ' -1 * .- I --- - fic*C El Vi. i: FILED Submit In Duphcate MAIL IU: for office ubc 0111> Filing rce: 52 All 4 I Iii All'gl Colorâ€¢(jo Sterttar) of Stite APR - 4 1931 Corpor *lions Offirt 1 Itis documet! Clu>:du?rwrilk;n .,1 ,.i 1560 Broadwe. Suite 200 3IA] [ OF COLORADO STATE OF COLORADO Denver. Color,do 80202 0 EfARIMENT OF STATE (303) 866-2361 ARTICLES OF AMENDMENT to 11)r Â· Change of.Marna AR11CLES OF INCORPORAT]ON , Pitrsuant to the prr,vision# or tile Colorado Corporation Code. Ille undersigned corpuration adopt, the folkrAÂ·ing Allicic, of Amendments lo ils Articles of Incotporation: ; K and Y, Inc. FIRST: The name of lite corporation is (noic 11 , SECOND: 1 be rollintÂ·inÂ£ an,endment lo the Articks of Incorpotation wa.3 â€¢dupted on 19 -0 u prescribed h the Colorado Corpoialion Code. in the manner maiked will; in X bellhv: 1. Such amendinent â€¢25 adopted by the board of dilecton where no shara have been issued. X Such amendment was adopted by i volt o[ the shaitholden. 1 lic number of sharcs voted for the atnendment *as suincient for appron!. ARTICLE FIRST of the Articles of Incorproation of the corporation shall be amended to read in its entirety as follows: "ARTICLE FIRST: Tile name of the corporation is Kandycom, liic." 1-1!IRD. The nt:inner. il nut >ct furthin suell amendment. in whid, an, c,(113,1Fc. lecia.,ilicalic,n. 0, can:cllulic,n fi[ ic,ucd ihare> 110 Cltiltlge pw, ided lor in th< amendmcnt ~liall be elleacd, A b fullimb. N. lil,6 Rr' 7-MA .â€¢Â· tr 'â€¢c., L I' Â¢ ./ r FOU RT 11 : The mannet i n wÂ·hich such ilnend ulc ni e ffec l< â€¢ c hâ€¢ng r in tlt anlounl of t.[,itd c a pil l I . and I lic ampun! 4,1 alc d c i pi 1.1 16 110 change hangcd 1,> rui h anic ndinem. a,Â£ 1, 10~kn#'h: K and Y, Inc. (N"ic 1 1 11% /1 â€¢131'41 ind gLEVC /tL\ (Nok 2) k h. j.1-3 \.0 L...1.' 1 Noic J i 11â€¢ Dir"hi NOi-ES: 1. Euct corporate name of corpolation adopting tlie Atticlec of Amendmenis. (l f thhi,a change ot name amendntent. the name before thi. amendment is filed). 2. Signatures and tilles or officer> signing for the corporation. 3. Where no shares have becn issued. signature of a dilector. ih'uceptj,m No. ._ Silvia Davib 4- itkin Crity ClerÂ·k, Doc 1 . 10 , eli -11 1Â¥ARRAN I Y DEED 5 4 1111S DEE:I), 7,1.dc thi, 2 9 t}i dâ€¢y of March 4 1-1 - 4 64 p;1 1991, bel,â€¢ten Laura Donnelley ;EN 1,] Ir 'Â·2 1 r i VAJ ol me * County d Pitkin ' -- Smâ€¢ 01 Culondo, :inntof, and K and Y,Itic. r] a corperation oryâ€¢nized and 1~Â· existilig tinder a.id by vitiucol ilic Int,1 01 11. State o[ Colorado , Val,ke: nt,u,e !421 addics; 1,715 West ~* Main Street, Aspen, Colorado 81611 '10 1 Wi t NESSEl 11, 1 lial Ilic grantor, fur Ir,d 1,1 colicidetation or the sum or Teli Dollars ($10.00) atid other 1, 1-1 19 good and valuable considerations / 64/Â£6951 0,4 1 U. tlic Irceipt,nd :ufficienc, of which is heict,y kknuwledged, lint g,intcd, buga'ined, told and conit)td, and b) Ilick picÂ·ent, dve; ti:nt, bupin, ;eli, , p ~ con,cy and confirm, unto tile varner, 115 lucce,wrs and ass|gn; forntt, 111 01 1|,c leal plupe,th tilgethet â€¢it|, Implmrmint;, It any, illu,le, 1,1,1: and 1 1-1 being itt the couni) or Pitkin atid Staic of Cula,ado, de,ctibcd â€¢; 1011<.r: ilt 'L Lots D, E and F, Block 88, City and Townsite of Aspen, excepting therefrom the southerly 20 feet of Lots D and E, K{1 Block 88, City and Townsite of Aspen 1130 knuwn by 31 Yt Ct and numbc, w 409 East Hopkins Ave., Aspen, Colorado 11)(;El Ill.R Mith all and ili,fulat Ilic hetrdit,incm, and 4,pilitcnanics tlititunti, bclcit,rillE ('; in m,>Nice 4,11 11:tilii,IT. and tlic Int, 4,111 Ntid , It,rnitim , Irmainde I and lumaill,!rn, trniJ, brue. Ind pitilit~ 11 irrzof, and all the e italc. light. title . inicÂ· te 41. clatin and de in:md Mlluticntl 1,1 the mmul. cillict in law or equi6 01. iii and It) the atxr.'c batgained pirinise;, 41, the hettditament; and apputtcitatice&, 10 11AVE A Ni) 10 110 LI) Ilic said vicmise & abeve bargained and dc Ktil,ed, with the â€¢[,put kitance 4.unto tlic V intee, 114 succe sto,> aik! 1%&1 Kni foic,ct. And iIi e vantoi, tur Iii m sel [. Iii s lic In and per junal,tiii c kniati ve;, duc $ c (,venatil. Ft 21,1. bagain and .gle e Iii alid w illi the gralitee. its jucce $&01 $ and assigni, iliat al tlie littic {,1 tlic enscaling atid delivet) of tlic;c pitsents, lie 13 well seized of Ilic piri,ilÂ·Â·c; al,ine ci,ingrd. lia, 0(,od. unt. pellect. 11,31) lu k zilid little k a& il,le e sla te of inlic l itatic c , 1 1, IQK. i n fec simple . and lia; p,od i i flit . Iul 11,~nue, a nd 1 3 14 lul autlit,rn> 1(, El ant . bal p i 11. x ii a nd l uti, 4 L tlie ;amc iti ma ntici and 1,4 iii a, atuin;lid. and tlial 11,r jame lic lire and clc at Iwm all turnic i atid i,tlier g, 3111 , . 11:I r:,11.. cale .. lirrH. I:ue j. â€¢c}â‚¬,31,1Â£111&. i, encull,I,raitcch r',d tesuklit,n, 01 .1,a,c,Â·cl kil,d t,1 nalutz ;pe,Â·ct, eAccrl and Subject to those matters set forth in Exhibit A attached hereto ancl wade a part hereof by this reference. ! l I,r pailic,nhall and â€¢ ill WARI<AN 1 AN[) lURe\'EIl l)El END Ilte al,il,c-bal Â£minÂ«4mnne, in tlic quiet .lid Irac cal,Ic' 14,Â»c b,itin t,f tlit Ballteâ‚¬ , ~ 114 3,1,Â·c c ift,1. a nJ ag i %114Â· Agailist all an d ever } penon or pcrbon 4 la K lull) claimilig the w hole i d in Inla tilen: 4,1 1 lie bil,gular numbc 1 <liall include ille pluill|. the plutal ille jillrul:,1. and ilic uÂ·.c o[ 21,b Keit,kÂ·i slwll kÂ· :,1,1,1,cul,IcÂ· 1,â€¢ 111 1:end,Â·1~ 0 IN nl I NESS WHI.Itt()1~. 1 lit Entitit,11,â€¢~ Mawd tlin duÂ·J wn tht: date All lutth :th,uÂ· 1 1-Â»acth'~-i u W.LO c. Laura.Donnelley ..1 11 ! 01 1 n. Â· LI fit W 51/UE Ol: COL,ORAIX-}. c,1,11,1, l,1 Pitkin j;% 0 ~||~~~6:1' 'Awl~~e~~~e~~N ledred I~clure me Ilth ~2~1!l I, to 14 91 0 L 111 . 4 l.1 bl, uninl>,it,i, EVAn ~ ~;4!1 ~j~~ Cls- r/Â·6%>017 uN .2 1-1 L. Wl] NESS in) hand â€¢,id c,Ilidal,cal. i; 4..Â·f#Klo tv - Â»-22 In c : Â·Â· 'w,. '1:-7-il i 49 - 00 i 1- 1 " 1 ~ 'If iii l)tÂ·nia, inkil "Cit) Mi,d. 1 , DATE Â¥ - (I 33139: i â€ž29/91 11:30 Rec *15.00 DA 642 PG 714 p . Silvia Davis, Pitkin Crity Clerk, Doc *192.50 BUU-IUT_-A EXÂ¢.I~UBJ_91{a_IBUM_MAâ€ž n A /3 rr T D n Â£~21U-A=Lk_M 1. General taxes and assessments for 1991 and subsequent years. 2. Reservations and exceptions as contained in the Deed from the City of Aspen providing as follows: That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under I existing laws; and subject to all the conditions, limitations and restrictions contained in Section 2386 of the Revised Statutes of 'the United States, in Deed recorded in Book 79 at page 32. 3. Terms, conditions and agreements as contained in instrument recordad in Book 239 at page 436. 4. Easement over the Southerly 7.0 feet of the Easterly 10.0 feet of Lot F, Block 88, City and Townsite of Aspen, as set forth in Decree recorded June 20, 1979 iii Book 371 at page 85. 5. Encroachments as shown on Improvement Survey prepared by Aspen Survey Engineers, Inc., as Job !10. 17255, dated August, 1990. 6. With the exception of the title warranties contained in the attached warranty deed, Grantor makes no warranties or representations of any kind or character, express or implied, with respect to the subject property and premises, including but not limited to warranties or representations as to zoning, tax consequences, physical boundaries, encroachments upon the property or upon adjoining property, closure of legal description, ingress or egress, operating history or projections, valuation, governmental approvals, e , r governmental regulations or any otheE matter or thing li relating to or affecting the property. With the exception of the title warranties contaihed iii the attaclied warranty deed, Grantee has not relied upon and will not rely upon, either directly or indirectly, any representation or warranty of Grantor. Grantee represents that it is a knowledgeable purchaser of commercial real estate and that it is relying solely on its own expertise and that of Grantee's consultants, and that purchaser has conducted such inspections and investigations of the property, including, but not limited to, the costs associated with the development of the property including the exactions L associated with the commercial square footage allocation awarded by the City of Aspen and other development costs, the physical and environmental conditions thereof, and is relying upon same, and hereby assumes the risk that adverse matters, including, but not limited to, adverse physical and environmental conditions, may not have been revealed by 4 . â€¢ ....W ..1 ...1.vÂ· 3 - 1,4,2 1-16 715 1 0 â€¢ 411 - . . Silviw havis, Pitl:in Crity Clerl:, : *192.50 04, 71+ ' q Grantee'o inspections and investigations. With respect to the environmental conditions relating to the property, 1, Â·l I !1!i Grantor hereby represents to Grantee that to the best of her 1 knowledge there are no adverse environmental conditions affecting the property. Grantee acknowledges and agrees that Grantor is selling and conveying to Grantee and Grantee is accepting the property "as is, Where ls," with all 6 faults, and there are no oral agreements, warranties or 9 i representations, collateral to or affecting the property by Grantor or any third party excepting the title warranties h contained in the attached warranty deed. H 11!1 i N FHE: n.1 lii: 1/1 Ici! 1?3 . it 4 13:T, 1. M' m 1 . 1:' 1 fil i.1, 1 .IP it -2- 11" /660; 14 41 i , . R ' OIl il ~ -1-1 41 8,1 4 M . . ... Ulâ€ž 911 . . . 9/ e . Al . I .. 1- I. I , 7 L.; - ' . -- ~ -~.--b f~ /'ffF? : t, f ' 0 0 0 7 401-0. 6 3/5'90-A , 18'-7 1/4" 17'-4" 16'-8 3/4" 17'-4, , 15'-7 1/4" .'28 5/e , .... 8 5/6'K-21 . 1Â¢1'-3 5/8" 11'-4" 15'-4" Ill-41' Iq'-3 5/8" ..pe 3/8" I ' I I . . . . . I . naL NOTE: ALL aUILDINe LEVEL5 TO HAVE A FIRE SPRINKLER SYSTEM. ; and associates +4,8 Q~ 0*1 605 EAST W/N S-REET ASPEN COLOAAE)0816; 1 TEL (303, 925-4755 ( A ~ UM-2/ | 2 ISSUE 0 9- 1 -44 DES. DEVELOPMENT Xt 4 IN 9 m - -5 - - - L J m . I ill-. pil - 2 9 - - -/0 C C -7.Gz 10" 1 1 1, . ' 4 STORAeE I STORAGE 2 . STORAGE 3 d) 13331 0 m 13331 1-Bal f. 3 m /33 1 j-r SIM. ~ f 1 1 Trp. h_ _ [fE'- - 1 -El ~ - -E - - - - 5 1 1 l J [*1- E-Â· (D 6.T.O. CONG. .1 T ELEV. 87'-0" U- 1 1 4-- ' 1 -1 1 ~219 ri ! If, 1 % 9 A CORRIDOR 2'-2 3/4' 7 1 1 U./ 9 0 51/2'>- 2 , 4'-2 3/4" , 3'-0" ~ , 3'-51/2" ~ ., . ~i51 ' i f-1 - - - - I. En-El- - thit , - 6 1 iij 1 - II - LA 9 - SIM. EÂ» STORAGE 7 /21 0 13691 - 034 63*~ _ _f_ - ~63* 4-/ CORRIDOR 11 11 C..9 CORRIDOR - 1-=1 23] -- STORAGE 4 , 1 1 1 1 i STORAeE 6 STORAGE 5 - 9 i-I sail B _ 1<ANDYCOM INC. 2 13861 A5.2 0- 404 E. HOPKINS k -48 ASPEN,COLORADO *6.2y STAIR 2 ~I d.ORRIDOR ~53A 1 Fail . 2277 2 , - 13 KEYPLAN & I y t-- 111 \ /21 H - L 1 1 ~ll 41-9 /4. W 2/ in . J & 1 4 : _1 -@*4- - HI- - IED - -el - - - - 5 7 1 -111 STAIR I L 0 1 1 ~LOBBY 1-1 J -[El -- 3121'INELL â€ž m 90\ / LOCATION ' REF. MECH. / 2 1 - GZU SLOPE TO FD. SLOPE TO 0 i .~. -=t~1T.0. ~ONG. ~Ii=--i~ | | - DRAIN ' / PRAIN 1 1. 0 SIM. \ _ 1, ! 1 7 ELE'v. 83'-0Â· ~ ~ k .Il ! "In i I ELEVATOR MECHANICAL -- r 13061 -- # -7 - 2. 1 t ./ 8 / 1Â§1 1 1 - , SLOPE TO >Ch DRAIN - 6_1 [0-- tfy 1 r-1 rz] Crl -Fi KANDÂ¥COM INC. PROJECT I 90 934300 41<0-/421DMS DESCRIPTION A 0% I 1 ~23/ Â»52 y \412 5 \/21 , O' ,~-51/2" FLOOR PLAN -1'-6 -7/8" 7 ,--51/2 ,- 51/2" LOWER LEVEL 174 1/7 16'-101/7 1 16'-3 1/4" 22'-4 5/8" . . 41.- 8'-31/4" : 52 10" , 1 . $ . . .. 8 9/6 4. le'-1 I/4 171-41' 16'-8 3/4" 15'-7 1/44 , 98 3/8. , ' , 171-411 I . . . . . . . , SCALE, 1/4â€¢.I'-Oâ€¢ ' , CIO'-O" ' SHEET 9 + AEO/& 0 0 10 0-' 1 , @ 1994 BILL POSS & ASSOCIATES P.C. r ./. 6 9 ; ./., '/te ./ 19%12-yÂ·...' / ..2/Â£1& Â· , 1 - â€ž-0/10-,Lâ‚¬ ,+C/101-,LI lie/â‚¬ 01-11 - , 0 Â·Â· - ~- - - f run ra 9 (Th r,-,3 1//1 8 3 ENT in 49Â£ 10 a, (n GARISOLI ALLEY BUILDINe 0 4 APE- 39 m h L 8 44 -O =9Â£ 10 m A 3 M.I 17 Q 9i 0 043 1 1 9 1 e 7/e 111/8 8 3/8 4-17 LE> 9 39 , ~ 6 LEÂ» ~ Alloa 2Â£11 ' tE) 1 994 BILL POSS & ASSOCIATES P.C. 8 3/8 14'-8 3/5" 19'-8 3/a" 3'-el/2. 3'-O" 3'-2 3/4" Ill 11/8" 41-6 Ill lai 5'-01/2" 4'-los/81' 3 1/2" 7'-6 I/2" ' 51/2" I'-8" 16'-7 1/4" ./ 11~11-im'.1----=Ill'----I-IM.jil-, 1111. -Il . I . ..- . ~ and associates / . A . . a .... mill .1 g 11/1. O -ri .. ~=1=1 .. - [l~ In.. lili-..... I 0.- 01 illillilillilill.1~~11 ; :ilii'll m -1 Ill i .- lill -- M . .....~I. 1 1-1 .*I'. 0 .-~T illillillillillillillilillillillillillillillilillill'l I.-. lili 1~ lilli .. lillillillillillig~qH 112 'll,4 .ju...... E .li........1 111 10 lilli 111 a; 1. I.IN 111.~ .Â» ..... 11 4/2 " 10 01 I illi Ilill 'llri ""~v" .. -.--I- - A ~=~2!!-Ime---Imill-~22=E-m Mill'Ill.....11 .0 1. 0 3-=7 Illillillillillillillill'1111 11.....Â®.....U.11 1 E-Milil 9- 111.-Ill' 1-=11.1 WIF 11111=.11 1.....M.....11 -1 Â¤ 1....M.....1 1.-11'll.11.11 11.l'1111.gll'lll 1.-11'll.11.1 , . 1.-111'Eli.1.11 HI.~ 1.-lili--11.n - 111'mill R.R lili 'Ill i. ~A - =7 ..'.-Fi. - ~I~--Ill.'I --- 1 2192106Â£9*303Wl*Z/~12~16 510%%2RW.Q.4*18:~.5%%WRam,Â§**RSS**@SSS~;*2*~5526*SSS*@2***SSMN*:SSES:2;95Â§Â§2*RK*56 912**9 2=gligilliM=mg=~:~~:..~~-~=#Lizim~1=1~PJ -- ... .. 0 0 0 0 'cp - 1 mIll . I 1-- .. .=....1 , b 1 1/ <A M:Â·'~~Â·'AN.9.~- t...:.... 39 :i..>:Â·fÂ· :{:.';j.%~:..,0Â·:494.(~4~,64%:.Â·Â·~ft,~: *j.:,.Â·4,-Â·.-:.,.. Â·oÂ·.Â·i; , ..Â·t-, ~Noi~i~t :Â·jit~lj.Â·2Â· ...0*3iti~{3~.14-2.: i ;~tt. 1-<tf,~4'I~ t?Â·' .~ ...,.Â·f. J I. 4 040: - 1 j tÂ¥ F 4 11\ Di 1 . , 161-0. 2-0.. 15'-4" 2'-0., 15'-4" .2 -Ou. 1 '2 -011,4 16'-O" .2'-0", ,-' , I 5'-4" ' 8 3/811.-A , , 51-41' 4'-6" 5'-51" 5'-5" , 4'-6" 5'-5" 4'-8" e'-0" , 41" 5'-5" , 4'-6" , 5'-5" 51-q" 4'-6" 51-4 I ... I .... . I . . I . 14'-3 5/B' 1'-3 5/85 46 3/8â€¢ I,-8 5/8'17 ' <-8 3/80 . , . nAL ,, c, 0 '1' ' ' ' R.O. e 5/80) LI'-3 5/8" 8 3/817 L '-9 5/8" 1'-3 5/6'L-/ -8 3/8" NOTE: ALL BUILDINe LEVELS 4'-'R" 31_211 , , 4'-q" 4'.5" 3'-2. 4'-5" . le'-8 5/4" 4'-5" 31-2" 4'-5" 4'-cl. 3'-2" 4 '.cl" TO HAVE A FIRE 'K.O. '~ 1 2 R~u L) ' 1~~26 5~SL'' \ 1'-6 5/81-Â·/ 6/ â€¢' f' RO. ' 1 4 ' V R.O. ' ' 10 R.O. ' 1' R.O. R.O. Le, ~3' '' Riâ‚¬5, J> " , , , , -'.# '' RO L 1'-5" L 1-5 L--1 -6 5/8" 1,-5" / i , '-11-6 5/81' 1'-5" 1 -1'-6 5/8' 1'-6 5/8"/ ' 0 ' ' ' SPR[NKLER SYSTEM. 113/8. / ~ and associates Â£ 113/8. Nudia **Ar 605 EAST MAIN STREET ASPEN COLOAADO 81611 -E- 1303) 925-4755 ISSUE 9- ' -44 DES. DEVELOPMENT LINE OF= EXISTING- BUILDING - CARIBOLJ ~ ALLEY . A4.1 t KANPYCOM INC. 4Oq E. HOPKINS ASPEN,COLORADO KEYPIAN \SE; ~ PROJECT KANDYCOM INC. eÂ·4300 4KC-A22Â£*46 DESCRIPTION MAIN LEVEL FLOOR PLAN 8 3/ay SCALE: 1/4~=GO' SHEET A op op (39 tÂ© 29 29 1 LE) 4% Alaot ~ 1994 BILL POSS & ASSOCIATES P.C. 7 ' Â«2 3/4 06 e a Mve 00 00 . Â¤ a 0, 0 0 0 0 0 0.0 - -.... .. 1.. a . - I ..1 4, 0 '-0 0 0 m la al. 0 9 rep .. ,.. ..I r. 0 0 . 1, - - .. [m' 1=] ~ iii A --/ I -. 921 .. .. ..... .. e m e .. B 1-1 1.1 [=1 Im , 0 0 V a ./. 0 1 1=1 Im .- Â¤ , F- , Â¤ ... , 1 a a ID Â¤ . 21 a 9 9 1/1 . m V .. . a [ZI . .. -0 6 m a . 0 '' la. 8. . . g Wk W 00 - 0 94 0 9 9. 0 . .. * //. 2 + 1 19:A..1.2 , I j -1 9 + 031(3 FEE XE, 9:9 + 40'-01' , , 1 ' Dil . 8 318.1 ' 18'-11/4" IT-4' - 16'-8 3/4" 17'-4" , le'-1 1/4" I '' . . D-. ~ and associates p -L *"*BOLÂ¢04/ 605 EAST MAnv STAgE T ASPEN COLORADO 81611 .EL t303, 925-4 355 1 ," 01 414 1 ~4.2~ | | ISSUE - I - : 4 - 1 it - 1 1. ... . 1 , - ::.I-lill - 1 - 9- C -44 DES. DEVELOPMENT 1 L-__3 1,Â· Â· Il A 9 to in. - - - ---- /1 - - \ I / 1 . - .1 1- 1 1 9 // , A 10 /// \ $ - - --- 1- / 19- 9 / 1,1 - El '0 1 / A Ed_ -4 10 - -06 /- - 0 I =-- - = 1 //// C. | | OVERFLOW DRAIN. SLOPE SLOPE 1/44/- UFÂ· ALALL ROOF PRAINS 0 TO DRAIN r 0 -38(4\ ' TO DRAIN SLOPE SLOPE TO DRAIN / - 1 TO DRAIN 1 9 't ~~~g ALLEY SMUSÂ®LER LAND tÂ« 1 Z OFFICE BLDS. 1 1 1 1 // -=- %- 0 - - I : 7-1- I 'll - .Ill- - .-ill - ---.- - \ /1 \ f/111/8,1 / /111/8 111/8â€ž 15'-4" |5â€¢-4 -7/8" 15'-4 7/8" 111/8. \ i li r 1---- #El I ' ' I~d A4.I B 0 / \ *E i A ~29 A . N A4.1 9 7 A4.1 ~ o COURTYARD BELOR \O/ = - -9 - - - - â€¢ SLOPE ~ ~ ~ ~ ~ ~ ~ ~ TO DRAIN r ~ TO DRAIN, TÂ¥P. SLOPE SLOPE MIN. I/8'/FT. TO DRAIN T:Pa 1 -ff NOTE: FOR COURTYARD PLANTING PLAN, ~~~ ~~~ SEE LANDSCAPE DRAMINGS \ tri o 'n 2 1 lilli - 9.Doe 1 TÂ·Â· r e 9 n \ i.4 2 KANOYCOM INC. I A52 0 404 E. HOPKINS , ASPEN, COLORADO / f - f Il'-4" 15'-40 , 17-4" KEYPLAN ~ 1~ MEMBRANE /' 1 1 6 I .-- // j - - / . I I _ I - I'~~-~ ;-- Il- - -Ill - I / 9 Ei - *o MECH. VENT . au / 9/opt ACCESS HATCH ' 'GRIOKET - * 6,1 O z 1,3E+,-VENT ~ 14 SLOPE . SLOPE TO DRAIN f o Â·TO DIUIN ~ 5 â€¢- - 1 3 2 luÂ· 1 - 'D If /// m SLOPE --x- 4 / 21 SLOPE 6- TO DRAIN - Â«f~%37- I ~ TO PRAIN 1 ms 1 \1 1 9 / h \\ \ Elpi PROJECT t. - rE - ' -- - - IFI .: - KANDYCOM INC. I .1 1 r'A 01343.00 4<.0- A241:)~6 | DESCRIPTION . Inal 1 11 1 1 ROOF PLAN V 8 3/84, 18'-7 1/~;" i ' M'-411 , , ., 16'-0 3/4" , Ill-4â€ž 18'-7 1/4" 11.L 1 , , , ' SCALE, 1/4"-1'-O" ' . 40.0. . /78 8/22 ' SHEET 9 + 9 Â« 6 + 9 AEOO 1. ~ 1994 BILL POSS & ASSOCIATES P.C. L Z Â· i 0000 8 3/8.-A iq'-8 3/8" 13'-6 30" lie/â‚¬ 9-19 :,g/g g-Ibl 1,9/â‚¬ 9-,bl i .4 .4 T-r - ' 4 -- -- I 1 - ---- -Â·- I Â« *: â€¢u__-h. - SL Â·Â·Â· .., *4-m-Â·-r-t*7 5,?2.' .-:2-< - 6-- * ' ...__._.--.-*.I) I -#O5~tuiu--*---u-MI. i 4. .6. I . j 0 7 9 0 T dA) AX T ~ AA.1 4119 PRE-CAST GONG 1- 1 -~ . 13 Ae.1 R PARAPET GAP I STONE PARAPET CAP VERIFY BRICK/CA* INTERSECTION GONG. BLOCK LOCATIONS IN FIELD WARCHITECT 1 T.O. PARAPET ..,!1~ 1 ------------------------.--==2===============-------------il-il*-I--~I- - LINE OF EMPLOYEE - --4 HOUSING BLDG. ----- 1 #An"Â£ 0*l,flut ------- ---- LINE OF SMUBBLER - --- LAND OFFICE BLDe. 605 EAST MAIN STREET 1 ---- ASPEN COLORAOO8161 ' BRICK VENEER TFI (303' 925-4755 - 8" GONG. BLOCK ISSUE 1 -- ---------- 3-1-4.4 DES.DEVELOPMENT I - 11. 1 Ae.T A T.O. CLONE. a UPPER LEVEL - -ELEVT[[504" 1 - 1 - 1 1 - - ------------~~~~~~~~~~EE~ - 1 -1 I - 1 - 7 ELEV. LOGO" 7 ELEV. 100'-3 1/2. 1 - - -- ..... -======-~ 1.TO. GONG. O MAIN LEVEL 6 T.O. GONG. LEDGER ---- - - -r - - ... 2 -7===== \.k FIN. GRADE 11 11 1 11 11 , 11 11 11 li 11 11 ~4= === = = -------- --- ---- --- -- -- - ------- --- -- --- --- - = - --- = = ---- pLIJ I_ _ - _ _ -- 4~~'~~Ev. a-~'-0,' N â€¢k T.O. FTe. L_L____________-____---- -- -------------------------1-3 -TELE*.86-air- EAST ELEVATION E 3 0 3 A 7 67/ f A4.2 ) \~A4.2/ <f 2 ) , Ah (BA ---1 i STL. TRELLIS .*ill 1 ki BRICK CORBELS 4 12 1 10 STONE PARAPET CAP - 6.1 6.1 I 6.1 T.O. PARAPETI - - - - - ~ - ----- - .-i- .k TO, PARAPET 0 0 BRICK VENEER - 0 - 16 1 0 - [-1 -- - r--1 - --1 - 2 0 - 0 _ 0 1- 00 L_-- 1 L_-1 -11 1/ 1 STL. TRELLIS -- - 14 OF'p. Ae.1 KANOYCOM INC. | STL. RAILING - - - - . STONE BANDING TÂ·rP., U.N.O. 40q EAST HOPKINS AVENUE Â· 1 ~ -- - - - - - ASPEN, COLORADO -- - - -- - ---- ----- AD. SISWAGE TYP. e ALL STORES 000 000 000 000 1 ---r---- - 0 0 0 000 000 0 0 0 _ W - --i- -- - -- ' - --- ----- & T.O. CONG. G UPPER LEVEL - T.O. GONG. 0 UPPER LEVEL,6 1 - _ _ _ _ ------ --- | ~ 7 ELEV. 113'-4. KEYPLAN I -- -Il.il- ELEV. 113'24" FLI - 22=E O 0 -1 B.O. BEAM I ; S.O. BEAM --7-ELEVETa-B" ELEV.-lia-# 1 0 0 0 -0--0 0 T e 4.2 - 16 (â‚¬l- 9 (0 .--2 ,- i - - - - - - - - - --- ~ - - - - - - ORN.STL.BEAM Fll I elli ORN. STL. LIGHTSTAND, 11- (1121 Ae.11 Â° Ae.11 1 1 ..==- 1 (2jl TYP. * ALL STORES 1 -===- -- 1 1 11~ ~ 6 4 . SIM. Â° KE> ....... 1 STL. STOREFRONT SYS 0 -- 0 0 - 0 -2 1 0 11 11 1 e 11- 01.-1 1 1.1 --Â· L-----~ LINE Of= CARIBOU ALLEY Bipe. i gui U -- .13 1 1 --- 4 0 1. 0 1 6 - 1 - 1 Ae.11 - 1 2--2. 1 . L~1 , ,-- ,ITCHED STONEE BANDS FIN-*RAE 3 - SPLIT FACED STONE BASE ELEV. *0367-ti i i iftlfÂ®-11 flilitit] Ili]-I]I [tirthi LI[[-trini-[[T[-11 El'[[TH-[1 I-11111[-r[UTIL-13 [-1111111+111 , [11111114 1 El- Ittll-] 44111141 [-'fililt]TH-!11-1 i -+- [-[LIHI-[i~i-[tUTI~ FU]11]1] 11'-11-1]Tillh [Fl~ i-~ ~ r.O. OC*ACL 0 MAIN LeVELi _.>- - - Â· - - 4 PITCHED STONE BASE 4 1- + -- -- 1 ---7-ELEÂ« 4-662 ~/2 ELEV.-*-8 1/5'P- - - - - - t---T --- P]N. *RAPE -4,8 - - =- --- - ---- - --- - - - - - ; T.O. CONG. e MAIN LEVEL 1 | STL. LIGHT TOMER U Â« ELEV. 48'-10 1/2" F.N.*88â‚¬R-__- --~Â£ FIN. *RAPE___ . TRELLIS 1/23 V ELEV. 48'-6" 1 (251 929 1 Ii hit). PANEL INFILL 11 Ill - PROJECT KANDÂ¥COMING. 4434 41<G-ABID,46 4 DESCRIPTION ~ |1 EAST 4 NORTH ELEVATIONS 6_LO coNLE--62Â£*E-LEMEL -'ELEV. 87'-O' -1---- 1 4 1.Â£7-0._fra. 7 ELEV. 86'-O" L_1_______________________---------------------------------1_3 SCALE, 1/4~â€¢1'-O" SHEET NORTH ELEVATION j A W /11 ' 41' AlÂ©o 11 j Â® 1994 BILL POSS & ASSOCIATES P.C. A , t..1.....i 1.5:P t....4 ~ M.1 / \ A4.1 / . Ori T STONE PARAPET CAP &4 Â£.4 LINE OF EMPLOYEE HOUSING BLPe. PREGAST CONC PARAPET CAP 1 li~ +S T.O. PARAPET -LOÂ· BRICK 7 ELEV. 128'-8" - - -lkle IF bulb# FATI-GMN Dge,04. - --- - --- Illilill /,88.'6%90â„¢Nit.6- --- --- -- --- BRICK ARCH #*-44/ - - -- STONE INFILL PANEL - 605 EAST WiN S -REET - -- ASPEN COL OAADO 8161 1 TE- (303, 925-4755 BRICK VENEER - STONE LINTEL - ISSUE 1 - ---- LINE OF BROK FASCADE -- - T- - EXTENDING BELOYI CARIBOU -- -- ALLEY PARAPET 3-1-44 DES.DEVELOPMENT ~- -- =----- - 6 T.O, CONE.O UPPER LEVEL ~~~,===============,=-&----*-+-*M#*-------#%$- - 4- ------ - ELEV.113'-4' - 1 ----- LINE OF OARIBOU ALLEY BLDe. 1 T.O. 1 ~ i 61% CONG. BLOCK MALL 0 T.0 DOOR R.O - - - - - - - 7ELEV. 108'-5 1/20' ~---~~--~~ SIM 7 6. ~ A T.O. CONO. FON FNALL . 1 /7 ELEV. 1011-0.1 ----- 5 6, _____~_-/ i T.O.GONG. Â® CORRIDOR/SILL _ _ r -------*rEEV~iBM 11 11 11 11 11 It $ T.O. CONC. 9 LORER LEVEL It-------------1------------------------ 2--127----1 7 ELEV. 87'-O' 11 11 8 11 - INEST ELEVATION ILJ L____u -TELEV. -69'-0 JL____ __J ~ ~__ __~ i_ _ _ _ _ _ _ __ ~ 6 T.O. FTS. 2- L-3 L-_1 (A) 1% (F) (Ah /2 h ~A4.2j \04.21 Â»5ky ~<310'>~ - LINE OF EMPLOYEE HOUSING BLDe -T 1 F I F 1 PRECAST CONG. GAP 8" GONG. BLOCK STONE PARAPET GAP - 13 q 1 .1 1 T.O. PARAPET -1 i --7-ELE*33*Ur BRICK VENEER -- --------- _LI2--SIONE-BAND -__ ___- - - 7 ELEV. 126'-8" STONE BANIPINS, TYP. - 1 T.O. ANDOP' R.O. -- -- --- --ELEV.leBL4' - -~-1 - -101---1-1 - H-- KANPYCOM INC. ~ ~ 6.1 2--- -- - - 404 EAST HOPKINS AVENUE - 6-1 21=~. ASPEN, COLORADO 0 S.O. ANDOM R.O. - ---.Ill-I..-f-- -I+I#--f---.i-.I-----=. - ELEVE[*727- - KEYPLAN 1 T.O. CONG. a UPPER LEVEL - --NECE.fl3-4" STONE LINTEL, 1-rP. - 4 T.O. DOOR/APA R.O. - --- _ --~Â¥-ELEUT-EREET75--- - 2 - 6 6.1 - 1 ------ STONE SILL, TÂ¥P | -- --- -6 5.0. MINDOM R.O. - -- --- i~~ELEV. \02-4 \/2 ---- - -- - - ~ ine-22121=1= 2 ------ -w /7 ELD/. \0\'-O" ~~~ELEV. 100'-3 1/2" - - - - iT.O. CONC. LEDGER ~-~VE~~C*-COREIDOWS166Z@RADE_ 1 11 111 1 11 - PROJECT KANDÂ¥COM INC. 11 4348 4%0-A32.DAS ~~ DESCRIPTION PEST 4 SOUTH ELEVATIONS hi _ _ - V - v _ v _ --------~ ~ - -----TO.-CONELLOPER LEVEL 7 ELEV. 51'-O" -~ 6 T.o. FTe. SUALE, 1\4~.1-0' 11 11 11 L -3 TE[2975*car SHEET IL-1 Lit 1 IL L - -F 3 1 BOUTH ELEVATION AP dl) L__ 3 49- AiQ'Doz:Q Â® 1994 BILL POSS & ASSOCIATES P.C. ,/2 . , 11 1. R J d. k 11 8 (4 409 2 (4 Â® 1. STONE FARAPET CAP .N~ - - f,1 -42; T CA1 BRICK VENEER <A42/ 446.[W - SIM. STONE BANDING 179, U.N.O SIM. 1 1 VELEV. 124'*4" STONE UNTIL/SILL ( 1 1 < | -- A T.O. PARAPET 0,.,1 - ~ 1 11 - -1 1 1 O 0 -_- x _ __~___-_____ 1 "',~- 1 T.O. STL. --- 1 1 ~ 1 1 _ ~ _ _ _ _ ATO ENDOM RO - 21 - TV- 71- --L~ 1 = - 0 00--1 -- 1 605 EAST M,/N 5-REET H ASPEN JOLORADO 8161 ' 1 TEL (3031 925-4'55 o 1 1Â»==41 ' ~~~~~ LEA#E SP+E 5 111 11 ---- - LEA~E SP41'DE -1 STL. RAILING -- - - ---- 13351 ) I 1 ISSUE - 111 Ill==Ji_ " 6 B.O. ANDOFI R.O. - 1- 1. - - - - 9- 1 -14 DIES. DEVELOPMENT 000 000 000 000 - ... 1 1 1 --7.-ELEE-=37 ------ - - ---- ------- 0 0 0 000 000 0 0 0 ----- -----......--- ..... --- -- 1 1 1 I 000 000 000 000 1 1 A T.O.GOING. o UPPER LEVEL 5" 3'-7" 3'-7" 5-8" 5" ' 1 x\ ; T.O. CONC. I TERRACE 1 -TELEgnisT:6â€¢ F==7 17nl [Fi-1 1 Fl . ' ===== D n ~ r====~~ c Frin 'Ir==3 l ili==11 11 1 r=11 1 11 111 11 \ 1 1 F===-1 1 1 1 11 'll 1 1 1 1 1 1 L SE SPAC I LEASE * O.12 E 5% SPACE 41 11 ' LEIÂ»E SPACEI 4 I 1 U U=L L._=-3 L 1-i35-1 Il l H P 1 11=1 1 1 1 i IL====J i 1 1 T.O. GONG. I MAIN LEVEL --------------------- 1- .1- ----1 -T.2.CONG.IMAIN LEVEL TELEV. 48'-Il !/2" 1 1 1 1 1 1 / STORAGE I STORAeE 2 STORAeE e =11 1 1 1 1 11 1 1 1 1 1 1 1 1 & TOQONLLLOWER LEVEL 7 ELEV. 81'-O" | | ~ A T.O. FTe. 7 ELEV. 86'-O" SOUTH PLAZA SECTION u_~ j Le- CH) (~4 (f) ---r-/ 'Aj ~ T T ~A#.2,/ ~ __I _-7~ SIM STONE PARAPET CAP / 1 , /~~ BRICK VENEER - STONE BANDING TYP., U.N.O. I -*--- *--- STONE LINTEL/SILL ~ -- --- - - 1 - ---ELEP' r24 -4 1 T.O. PARAPET -23-Z~iL--E--- III-UE_ZE-_ -1+-*----t~~~ 1 - i 1 1 1 1 T.O. STL - -- 1 1 1 1 1 4 T.O. P~INDOFâ€¢ R.O. - *-Iwic-ff/1~tr-~ I~~--- UFL LIÂ«- Fl ~ - . 1 110 -- 1 1 1 1 -1--1 1-7 1 1 1 j 1 1 101 K 0 H 1~ -- Ill r r id' -101 0 - -UL - 1 LEASE SPACE 5 1 I LEASE SPACE 7 - __ 1 i i KANDYCOM INC. :111 1111 , *Tk. th.#ft. 1-3351 4 ----# 8 111 -- [33-1 1 1 1 404 EAST HOPKINS AVENUE 5 j 1 1 1 6.1 1-- -_ - 1 11 COLORADO 11 li !, A 61,1 - 6.1 1 B.O. AINPOK RIO. 1, 11 . bly H.N.r --- 1 1 1 - -- 1 1 KEYPLAN i___ __ __ - i T.O. CONG.Â®UPPER LEVEL J i ----TELE.1-15'=r 1 (0 v P=IA.-9.--3.Iâ‚¬-f Ef.1'Lf..RIC PLANTER, REF. LANDSCAPE PReS. -2-71.-1-- 3-40'El 'N< - I 1 1 1 1 1 i r==311 Iii 1 1 1 11 1 1 11 . \ lili 11, / lili / 11 lili / li 19 1 1 111 LEASE SPACE 4 1 LEASE SPACE 3 |f LEASE SPACE 2 6. 11 LEASE SPACE 1 1 1 1-2*1 ~ 1 1-251 rail 1 1 \ lili \ It \ A T.O. GONG. 0 C.ORRIDOR - 14000 STAIRS, TYP. 1 ~,--ELEnbacs-1/21, FOR ALL STORES ~ ~ / 1-TÂ·OÂ· CONC. e MAIN LEVEL . Il -- - li AT.O. GONG. o MAIN LEVEL 1 1 ---7-ELEV.-48'-HVb' 1 1 PROJECT 1 1 1 1 KANDYCOM INC. 1 - 1 1 0000 Â«0-A412â€¢16 STORAeE 4 11 1 11 11 CORRIDOR STORAE 1 | I - DESCRIPTION 13341 ~ 0391 1 1 1 BUILDINe SECTIONS $ T.o. CONG. I LOPIER LEVEL 7 ELEV. 871-0,1 2--- \ b T.O. FTe. SCALE, 1/4" - 1'-00 1 1 i V ELEV. 664 1 SHEET NORTH PLAZA SECTION C J AO.11 ~ 1994 BILL POSS & ASSOCIATES P.C. Â· .. .7 - - ~ ... e - r.7-7- .3.4 . 1 . .th/'' 6 1 \ f ...i 6 -- - 0 0 40 0 T A5.1 STONE PARAPET GAP Al.1 Â»El 1.- - - 6 T.o. PARAPET - --------- - ---1-*-------I-------*Ill-*--i-----.-V--I--i-N 0 ELEV. 120 -4" -- NT ORR STL. TRELLIS - ENUE PITCHED STONE BANDS - STL. HANDRAIL -- 1 1-1..... -1.-Câ€¢' 1/4 T.O. GONG. 1 T O. CONO. 4/ ~ PROJECT STORAGE 2 1 CORR.1 STORAGE 6 KANDÂ¥COM INC. 9343.00 4KC-A42.DAS C~ 998 - 13 DESCRIPTION A6.1 BUILDING SECTIONS 1- 1 T.O. GONG. I LOMER LEVEL 1 -1----IM TE-V. 86'-O" SCALE: 1/4"â€¢ 1'-O' SHEE L- -j SECTION THROUSH PLAZA 4 MAIN STAIR 1 Al& E 1 4/~ 0 Â® 1994 BILL POSS & ASSOCIATES P.C. ...Af... 1.2 /1 0442.11 1. /70/0.22=.1 k:9 and associates 1 . 1- . . . . /2 - m A .0 -- - .. ... .- -=- - ..,ra-=~4----I I. I 1= 1I=.I.. ...... -- .. I -: . - mi ... . e . .. 0 000 0 0 0 0 - M.Wy . ... Mili................Ffi.................................././//////////- -Ill'lillil-lill'll'll'll'llillilill'llillill'lli--lillill'll-'ll'll'll'll -- ----,m~=~11~ .. 1/1/,1///21/ I/=1&1$7~a~ .... m==71. - 11~ ..1. - - .6.1 ,-,I.--i.....alimillia,-1. EEE'=- ............=9-12=Emal .... .. ... .IA== --27---~---------------REILIEJUIEJUJUILIP--------------~ STL. STAIR RAIL L r~ .2-.0- GONG. @ GOURTYARD rn -f--f- -seme~c.~ ~0~ p~s I E77-7,A %307322-- El---- ---- ---~------17- ----- -----1 1~ . Ovli~ -TÂ£ 1 1.0:-:.-l[----1---j/--- --1 [----- -1-1 0.-- . 1 1.- 1 1 .... 41 t,1 ~. . NT RC SOA 43 C El-E U-~ SCA SLOPE 1/8 "/F -To--Durr- !0.Dy'le I 5/8'~~~ 8 '6/8" ~,2"~, ~-6 4, j. 1 ---~ leRIP) 1 GRID J SCALE AS MOTED r-.- L// SHEET SECTION @ FRONT STAIR ~5~ DETAIL SECTION Â® ENTRY/SIDEWALK TRANSITION ~4~ SEC. @ EXT. MAIN STAIR Â® SIDEWALK ~ <~~0~~0,/ SCALE: 1 1/2" = 1'-00 AG. ECD ~ 1994 BILL POSS & ASSOCIATES P.C. , E... ... fy .- Â¥1. - -/./----.- ~~I.'.- ... 11. . .. ~i.. 0. .lilli . - .11.1 ..11.1...1 ; and associates -lilli.1 ..-- -,0~. - am...1 .1,2 1. I - . I............ ."lili./.....1. . I . %.mâ€¢â€¢41 .1111111..... . -- .G ..1 -. -. .. . - 1 0 -- - e -0 ' -1 - I. . 0, . . 0 - -: . - . .. ...,le.1. -- ........1 1111~ - . . 2 -- - .... .. 11.- . -- - -606 0-/ a e - : 0 . - . 1, ; . 1 . 2- 1 9 - -7 ......Ii......7...........In............9........lil--0- -.. 1 . .. Illilill:lillillill.illillillill ... â€¢ 00 - I . - -.e T ....1- . ... 0 lim 11 N///////I//Ill//m//I//1 ........ailllilililililimilil'jillililililililililiflilillill:"Ill.-- - . I . I. . 1 G ... ~ - - 11 1 1,1 ~ ././6/'ll-J....... .. - R4461 -. .. In/ il...1.- ...1-.....4 619:lif~lillill'lilll:"Ill/ . P - . 2 : U. P - .. . . .. .. 0':abu~m:i"Milmil~ilillillillimil ... 1.1 .. . 1:1 - m. Ii- ITIIIII- . - M. I. - ...141 15, 4 9''M #/ -- 12Â£.-"e/:, 21/4 ' L , 6 Y , Â¥44.,% 42 L ' 0 0 0 , .- r 4 f .. rt. I - 1*95 1 1 1 1 21nd ass<1 -1. c 7 1 1 I : 1. A i C U . 1 1 0 i h 605 EAST Â· MAIN STREET 1 t. ASPEN, COLORADO 81611 Â¥ 4 .... TEL: (303) 925-4755 09. I Y . ISSUE 1 A- - ril gr - -- < 2-2.1 -94. 10:,b: F~li lf==11 , -2-1 1 L ---- -1...... --1 i - f / r-1 I ; i ..LA - 1 - . 11 1 1 ' 0 1 ----- 6 Â£ * ---- . 0LAN 1Ela WALLS ~ (API~16 VENEER- ~ SAN*groNE CAF,) - Â·Â· h.1- / . . ...4.- * V -I- -t , 7 FLEA FAIN 1 'LAhlle.W- KANPYCOM INC. 4061 E. HOPKINS ASPEN,COLORADO I KEYPLAN j 3 ----0 1 - T 1 - Ck- 1. -.- 1. .blaEnL PROJECT r- 8 1 - KANE>YCOM INC. 01343.00 DESCRIPTION - COURTYARD'LAYOUT AND GRADING PLAN SCAUL 1/4.=1'-0. k SHEET I . i Landscape Archilecture and Planning L 1 .0 N GREG MOZIAN AND ASSOCIATES, INC. N . 117 S. Spring Sircet A,pen, CO 81611 ~ 1994 BILL POSS & ASSOCIATES P.C. . .c, 499-4,7%1 1-5, ,; 5 -- . .. -- 1- .. 9 - r i . 'k - C ?AL â‚¬., 11 .1-4... , _ r i"~ 1. i . . ... . .7,6 Y i 4 L 0 - .... e 0 . L . . m .. . , I . E M m a - 41 .. S .1 . ''I -6 . . f.1. I ./ /-4 . 1 G., - 521 , m. % a . e 1 11 j.i 1 0 f ': I . . 4 - - 9 Dta.' I f , -.04Â»4 k<,Citf-*0'1,- 1.*11 + . a ..r . 4 . Â· 0 .....1 B / -- Â·Â·Â· ar 3 Â» . 3 5 I '1 1 I. 4 , h -1 4,~406, Â¢ 0. 4 A 12 -a , I J , I , t. 4.'. 3 .' , i 1 1/ I. . . 4 I - lili ' 1*, . F , - 0 5 f - . el , f '2 ~Â·' 3;4'>742~ J ' Â¥L:4 ' 4,(..10Â¢.9** ( 4 4. 4 li(t 1 I : 1 1 1 :i I. . .' . !1 e .eoee e. 03 V 4:* 1 Itff'Â· . F 0 0 J -0 0 0 0 b,I I. r . 1 //and assoc a-e n 605 EAST MAIN STREET ASPEN, COLORADO 81611 TEL- (303) 925-4755 1. ISSUE 0-- -- - -- -- - t..9 39. ZIL 6/11 V.b - ' 1 0 ~ 72 -f~ 11[9 3922/1 7-7 1[- - IMIL 1- 7-1 r- Â£ 4.-- ---2 11 11 ' -- L--- _-1--1 ' . 1 I r , r-- 1 - 1 1 1 1 --- - C./ | 1~ ,- - 1 . 123 . 1 rn -1 r-i r-1 | -Er- _-01 -11 11 1 1 1 ' 1 -1 - I ,- --- - L___-1 1 1 L----2 11 . . .t-- 1 1 1 1 1 1 1 - 1 1 1 1 -30 - - ---3--- L.56'END--7- - 1-- (4) 1/ 1 144 141*'I AffEN| 1 45>PEN -[PEE,G O / 1 1[ FE'TENTILLA 4411241&$ 1 PWAFF' )141,9 PINE-9 N.12.INAY MAPLE- 1 1 8 mi 1 4HEEr L-1.13 1 1 1 1 1 - ~Ill- Â¥ ' IDWAFF MUC.0 PIN 15. ----Â·-~ 0 11 0 - 00 0 4.. 00 0 0 1 6 : ' I . 1 4 0 0 0 ,0 . 11 , 0 ' I-*- - 0 -- A - 8 0- POTENTILLA SH#0113 / 1 0 0 0 - 90 0 0 / 0 00 -p. 4 V,4 0 Miyelp PEMENN I AI-6 AN 12 611WUIN t:LOVEF-4 b â€¢16[39'12 \'0*// / . ,Â»S, --1 1 -'7 irr (lh) i __~ --lE--4 // / 1~- - <-7 , L ) , 89449/ Notii: j A+PER Tlates 1 1 /49 1. All discrepancies should be reported to the Landscape Architect. // /V< 1. Joo k C . 439307 2 k Â° Fi 9 with Architect. roTENTILLA SH12Â£11&6 3. Location of plant material is to be approved by Landscape Architect before installation. 4.Planted areas are to be irrigated by an automatic irrigation system. Sleeves to planters to be coordinated 6 2. Grades are to be checked and approved by landscape Architect before installation of plant material. C ~ be contained by 4" metal edging. 5. All planted areas are to be covered with bark mulch to a minimum depth of 2". 6. All planting beds shall 1V 0 1 cupti~.0 l tshi 7. All shrubs to receive Ringer 7-6-5 Organt Fertilizer, or equal, at a rate of 2 tbsp.At of ht. 8. All trees to receive Ringer 8-6-4 Organic Fertilizer, or equal, at a rate of 1 Â·cup/1 -of Cal. bWAILP HI-1,%0 PINE.0 9.All Aspen Trees are to be staked and guyed as specified. -â€¢â€¢ V /0 A/r> , _ ,. o:Â«, 6 ~h 19 40 ~ PUPENNIAL.544*UN#:coVEÂ»; r V *13 . . 0 ry(.(1 1 -/ 16 *Flh 7 - h KANCYCOM INC. 0 1 .0 - 0 01 . 0 10 %32760(15 274 r-[/377 *4 I 4Oq E. HOPKINS 0 0 4,1 -366 1*6 0 00 . j ASPEN, COLORADO - 11 4012 el 0 1 0 . 00 0- 1 O I .. 0 / .. 0 /1 " 1 KEYPLAN .: 1 1 - 9 - -- -P - - --+ ti--3.---3.# 3 0 1 4 L 0 - I , t. 1 11 1 1 1 1 f -blgairo_ 443 - -- - - 11 PROJECT " ~ ~ - - - - - KANIPYCOM INC. ........ .. 1 1 . . ..1 IP , 1 1343.00 J DESCRIPTION 1 1 04*1<AlÂ© FLANTINA PLAN 1 SCALE, 1/4'â€¢1'-O" SHEET O 0 - O -~ O 1 03 1 2 Landscape Architecture and Planning 7% N GREG MOZIAN AND ASSOCIATES, INC. N L -2.0 117 S. Spring Street Aspen, CO 81611 ~ 1994 BILL POSS & ASSOCIATES P.C. + , 4,23 ; 2 1-IA 1 - '14: ~ 1 . '6Â· . 0 00 4/,#- r - W f U Y,OP 111 RY ,\ j ~ and associates Â» 1% f fÂ¢Â»y oRÂ®tdwÂ» oad.0-1,1~- Â«11 0 605 EAST MAIN STREET ASPEN, COLORADO 81611 TEL: (303) 925-4755 49224 - 11 Â» IrÂ·rl,r- Â· PROGRESS 14 0. P. 19 ' b.p. ;01'P PYCOM INC. HOPKINS '14 , COLORADO N t LINE OF CAKBOU - ALLEY SLIPS. ~ j U PROJECT KANDYCOM INC. 1 1343.00 41<G-All.Prle ENLARGED SIDEFNALK PLAN DESCRIPTION SOALE: 1/411 = 11-01 917&NALk- FLANITINal PLAN 251: SCALEâ€¢ AS,Â·CrED r , i SHEET ) L- 2.1 1 GREG MOZIAN AND ASSOCIATES, INC. 11 Landscape Archilectureand Planning 117 S. Spring Street Aspen, CO 81611 ~ 1993 BILL POSS & ASSOCIATES P.C. 2 , . C < ..r-Il ' -. i. .. 2 . . .2 ./. .../*-I - 4:1.. 4.-- .:-:en.* f Â· Vf ..' 1 1 1 NF .. 1 ' A .. 0 - 4 .. . 44(44/4-&- : '. 64Â». 4.- *&- 9/ . 64 -4 mi 1*"&.,Ar--I . ./ . I . . I .. . .. , . I ... . ... - 6 . A I .4 , . - I. -1 .1 . I - I , 'T#F f . . Â¥1. bia ..Wwk/*:W'-~p:4&5Â£ I ... 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TL 11 4 ~ . -0 - _ _- 5 4 11 rÂ«_ _J 11 FÂ«Ep t'[ L.ci+06Â¤5 Latb> 4 j / 5/ 1 1 620 -Bo (3003 6%(,2-HE> 94091â‚¬ 1. 4 5 019 TMO .[*11 .11 - a 11 fl.-10 GAM 9 1 t. 9 1 / - ~1 / 141 >IL_ 17~ - 1- 1111/1 ' 1 *97 geti' 9 *14 pu' *MT W i r j.- 4 1 1 11 --11 1 ' 111 - Â£ 6 f' h) 2 ~ _ ppdwrge' 594 *rrl - 4 11 1 11- litil "1 1 L -- -1 1-~ 1 11 1 -1 1 1 1 1 41111.111 lilli -T - Z., t>F P - F2.=, (24=,cÂ© 6650419 YLAQFZ El ef LIv TÂ»*:9 $# ". 1' -i'" TUD 04 g 4 1 . . /2\ fli ~f/.11 k i. / ' U I. e F> 9 - FO (5003) 64@*PE STEer- 2~* MET LI U TS+O 149'-1 ' -(1 0 -- 4-5 - 1 J. /1 1 = . 1 P .1 1 $ r 11 4 1 '5 Ftp, lap ( Zcoo 3 ELEÂ«rials 1*~ L I \4 1 840 1/0 'l =- 1L. all . t MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Williams Ranch Affordable Housing- compliance with the Neighborhood Character Guidelines DATE: May 18, 1994 SUMMARY: The Williams Ranch Affordable Housing proposal is currently under review by P&Z and City Council. As a condition of approval, those Boards have requested that the project comply with the Neighborhood Character Guidelines. Although the Guidelines are still in their draft form (without illustrations), they have established basic design principals for Aspen neighborhoods. Attached are the Character Guidelines for the Smuggler Mountain neighborhood, sections from the application before P&Z and Council, conceptual designs for the single family and duplex units proposed for this project and site plans. Most of the major issues regarding number and mix of housing units, road construction/traffic and impact of this development on Centennial have already been discussed at length in other public meetings. HPC's focus should only be on design issues and on the impact that this development may have on the Smuggler Mine National Register Site, which is immediately east of the affordable housing. The applicants have some models of the proposed houses and will bring them to the meeting. COMPLIANCE WITH SMUGGLER MOUNTAIN NEIGHBORHOOD DESIGN POLICIES: 1. Mass and Scale: The proposed single family buildings do appear to be similar in scale and massing to Aspen's traditional residential structures (a duplex will be about 1600 sq. ft.) The Guidelines recommend that buildings should be broken up into modules of 1600-1800 sq. ft., as is typical of the neighborhood. Only the fourplexes do not meet this standard. They should be broken up into smaller units by changes in rooflines, wall planes, etc. No wall plane should be uninterrupted for more than 20 feet. 2. Building Form: The buildings are based on rectangular forms and draw directly from Victorian design. 3. Site Plan: The site plan continues the irregular street pattern typical of the Smuggler area. A lot of attention and effort has been directed at providing a buffer between Centennial and Williams 4 4 Ranch, and similar actions should be directed at the transition between Williams Ranch and the Smuggler Mine. Because the Smuggler is the only historic mine which is visible from town and which retains its original setting and many features (development has not quite reached the mine site up until now) it is very important that it's character be protected as well. There should be some open space or native vegetation buffer between the two sites and new construction should step down in height as it approaches the mine. 4. Materials: The buildings all appear to be wood frame with metal roofs. The Guidelines support use of a variety of materials in this neighborhood. 5. Architectural Features: All details appear to be in scale with traditional Aspen architecture. Porches are provided on most buildings, and entryways are prominent. Balconies would also be an appropriate feature. The architect should consider more playful variations on traditional details to distinguish these buildings from true Victorians. HPC's policy in general is not to promote replication of historic structures. 6. Parking: Most units show an attached garage which faces the street. The garages are the same width as the building frontage in most cases. Some units have a garage set closer to the street than the main body of the house. The architect should consider placing the garages further back on the lot and making them less prominent in general, possibly orienting them to the side or rear of the site. 7. Historic Buildings: There are no historic buildings in this neighborhood, however the Smuggler Mine is nearby. This area has a number of historic sites scattered throughout it, but the dominant architectural character is a variety of 20th century styles, including chalet, pan abode, log and mobile homes. RECOMMENDATION: Staff recommends HPC request the applicants comply with the points described above and that HPC forward their comments to P&Z and City Council. 7/19/93 Â· Aspen Neighborhood Guidelines Page 7 L PROJECT GOALS t.t Givlfjthe direction that the Community Plan so strongly mandates, the following goals are established for the neighborhood character design guidelines. A. To preserve individual historic resources of Aspen 1. Historic resources include buildings, structures, sites and objects. 2. Individual historic structures are found -thfeugheut--*+le=,re- Iniste. , 4/ =a:earas-well-as in dlsolcts; these are from a range of periods. Nv~ 04-14 ev- v,(20'l <*& UDÂ¢5.- AcÂ«:1 5 40.1,Â© un v, 6 L.,4- 4 e u- vi . B. To preserve established neighbdrhood character where it-i~cists. 1. Street plans and plats are distinctive characteristics of individual neighborhoods and should be respected. 10 .-4 o o 2. In some neighborhoods, historic resources occur in sets.dis w L/1,~=~3~ L,2, 43'1 a. Some of these could be considered to be historic districts. d ' - cAA,L-6.- 0 b. Others could be considered to be conservation districts. -to':\ 3. Other neighborhoods retain a sense of neighborhood identity associated with traditional development patterns. C To enhance the livability of individual neighborhoods -for their F<Gideat&- 1. To enhance the pedestrian experience, to promote alternative modes of transportation 2. To preserve a pedestrian scale that will encourage long-term residential use 3. To promote a sense of neighborhood identity 4. This especially applies to newer neighborhoods and those that are more diverse architecturally. D. To encourage creativity in new designs. These should not imitate historic styles, but must be compatible with them. Creativity does not mean to be so radically different that the sense of neighborhood is destroyed. 1. Creativity is a tradition in Aspen. 2. The goal is to seek a balance between having all buildings be similar an having new building be completely different from its context The basic element should be similar, but details should be creative, interesting and delightful variations on tradition. E. To promote the use of alternative modes of transportation. 1. By providing safe, interesting streetscapes attractive to pedestrians and bicyclists. 2. By providing pleasant settings for transit stops. Winter & Company 1 r 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 8 IL GENERAL DESIGN POLICIES FOR ALL NEIGHBORHOODS These design guidelines apply to all the neighborhoods identified on the design map. 1. Mass & Scale Guidelines a. All buildings should help establish a sense of pedestrian- friendly scale. In Aspen, a "pedestrian friendly," scale is not monumental; it is relatively small in scale and relates to the size of building components seen historically. b. Buildings should appear to be similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood. c. Standard architectural features should also be in scale. 2. Building Form Guidelines a. All buildings should use roof and building forms that establish a sense of visual continuity for the community. by repeating typical forms b. Simple rectangular forms are encouraged. Compound forms that are are result of combining these simple rectangular forms are also appropriate. b. Roof: Gable forms are preferred for roofs in all residential areas. Flat roofs are appropriate in the commercial core. c. Appurtenances: Variety is encouraged, but an overall simple character should be retained. 3. Site Planning Guidelines a. Orient buildings to the street. The primary fagade should help establish a pedestrian scale and provide visual interest. b. In some areas, a uniform setback establish a building line; in other neighborhoods, they lie within a narrow range of setbacks. This site plan relationship is an important characteristic. Respect set-back and alignment patterns where they exist. d. Avoid sunken yards; yards should be near sidewalk level. e. Reflect the platted grid where it exists. 4. Building Materials Guidelines a. Natural, indigenous materials are preferred, to establish a sense of continuity throughout the community. b. Typical materials are native stone, and painted, wooden clapboard. Sloped roofs are shingIe or metal panels. Substantial overhangs are typical. lor i J.=- , ==1'- S~ Winter & Company , 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 9 5. Architectural Features Guidelines a. Windows, doors and other features should be scaled to be "pedestrian friendly." b. Creativity in the treatment of architectural finishes and details is especially encouraged. c. This an area in which it is appropriate to distinguish new building from old. d. The primary entrance should be clearly defined, and oriented to the street. 6. Parking Design Guidelines a. The visual impact of parking should be minimized. b. Locate parking to the side or rear, in residential projects. c Minimize the percentage of the building frontage that is allocated to garage openings. 4 Minimize the amount of hard paving surfaces that are used in parking lots. 7. Impact on Historic Buildings in neighborhoods a. Preserve historic structures throughout the community. ~; (See the rehabilitation-guidelines-fer-histaticbuildingsj / b. New buildings should avoid negative impacts on adjacent historic properties. This applies to individually de*gnayd properties throughout town )0 24.2,-/2.10 V . Lit =/.1 ic ke>:4 c A.1 1 64-vic.4-1 c. The edges of historic districts are especi~ity sensitive. New development should step down in scale, or provide greater separation between historic buildings and new construction. â€ž - It lo JG~ed -2-0 L 16 C I , 7 ' l CED UPS CY--4 294-1 0 .1 AN* 226 t-11 90 i i 6 -13\ s 4--v- t<=A- /# k.~-t S ke .- 1 4-, l.--aÂ«,1 -%*v- L .1 023>Q~, 220 r &1-,1 =U, 4.- 44 b , 4 GL/1 l Pl 7- c~ Winter & Company t ' 7/19/93 Â· Aspen Neighborhood Guidelines Page 17 V. GUIDELINES FOR THE EAST END NEIGHBORHOOD (NORTH OF MAIN STREET) 5 rl 0(31 41 - -Â· l--1 OL)#Li -1-24< 6.4 The East End lies north of Main Street, between Mill Street and Original Street. It is bounded on the north by the Roaring Fork River. A. Historic character of the East End ~~7Â¥.De.14 62*Lo~ (Need description of historic character.) c. (64(20 - l F El 0 0 B. Current character of the East End 1. A variety of building scales is found 2. Multi-family structures are mixed in with single family houses. 3. Some properties overlook the park 4. There is little visual continuity for this area. C Development trends 1. Large multi-family projects are the trend. D. Goals for the neighborhood 1. To preserve a scale of single family residential buildings 2. To allow accommodations building to be more compatible with their neighborhood character 3. To establish a sense of visual integration in the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the community. b. Divide larger projects into building masses that are similar to those of buildings seen traditionally. c. Step buildings down in scale as they approach adjacent smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. The solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. Winter & Company 7/19/93 Â· Aspen Neighborhood Guidelines Page 18 2. Building form a. Each building should have a simple rectilinear form as its primary shape. b. Divide larger building areas into separate building masses, linked by "connector." This will help reduce the perceived mass of the development. c A gable or hip roof should be the primary roof form. d. Appurtenances: Variety is encouraged. Contemporary interpretations of traditional features, such as porches, are also encouraged. 3. Site plan a. Provide a clearly defined front yard. b. Buffer edges of the site from adjacent properties with fences or hedges. Fences should be low in height, to allow views into front yards. c. Locate the primary floor at or near sidewalk grade; avoid sunken terraces that separate the main entrance from the street level. 4. Materials a. Primary building materials should be "natural, or native: materials. b. Doors and entrances - Materials are not reviewed. c. Windows - Materials are not reviewed. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. Â· b. Doors and entrances: Clearly identify primary entrance. The entry should be in scale with those seen traditionally in residential areas of Aspen. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Consider a central, shared entry for multi-family units that would appear to be a single, dominant entry. c. Windows: Use windows similar in scale to those seen traditionally in residential areas of Aspen. d. Eave depths: Should be similar to those seen traditionally in residentiil areas of Aspen; these provide scale, and a shadow line that helps give interest. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 19 6. Parking a. Garages: (1) Detached garages are preferred. These will help reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest doors possible to reduce their visual impact. Treat the door to appear similar to the background siding materials. (3) When garages are to be attached, minimize the percentage of building front allocated to garages. The width of the garage should be less than 50% of the overall building frontage. b. Driveways (1) Where feasible, access parking from alleys. (1) If accessed from the street, locate the driveway to the side of building, rather in front of it. (2) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged and porous materials are preferred. (3) Slope driveways downward toward the building to reduce their visual impact. 7. Historic buildings a. Preserve any historic structures that may be found in this neighborhood. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company North East Neighborhood Jake Vickery draft 8-11-93 AREA BOUNDARIES Starting from a steel stake on a rock known as USLM Ute #4 easterly to a bridge where the Roaring Fork River crosses Highway 82, thence North along the base of Smuggler Mountain, thence West along the edge of the Hunter Creek Open Space, thence South along Red Mountain R oad, thence South-Easterly along the Roaring Fork River to the bridge of beginning. A. NEIGHBORHOOD CHARACTER This area is actually composed of approximately 4 to 6 subareas. A very distinctive feature of the this area that drives its architecture is its irregularity: varied flat hollows and benches joined by rolling and sloping terrain. This terrain has generated a winding freeform (non-gridded) layout of streets and lanes, many dead-ending, and few alleys. The resulting lot and block configurations have unique shapes and unique edge conditions such as the Roaring Fork River and the base of Smuggler Mountain. Dominant building orientation is south and west towards the afternoon sun and Down Valley views. The Architecture in this area in part has responded to this irregularity and as such is extremely varied consisting of everything from mobile home vernacular to mining shed style to Pan Abode to conventional Victorian to log cabin to chalet style to 1950 apartment complex to grocery store plan-book resort to earth sheltered solar modern. In general the level of the architecture is smallish and vernacular except for a small but growing number of larger high end-units. The mining shed shape and resort prow gable are characteristic. Expressed post and beam, high chisel shaped glass, functional (often used for storage) balconies are prominent. The materials are equally varied with a predominance of stained large profile wood siding, board and batten, logs, T-111, stone, concrete block. B. CURRENT CHARACTER See above. This area has a higher density of smaller dwellings. Many are not well maintained. This is not yet an upscaled neighborhood. A typical residential massing in this neighborhood is estimated to be about 1600-1800 sf. C. DEVELOPMENT TRENDS New large, multifamily projects will hopefully by very restricted and scrutinized in this area. There are a few remaining large parcels that could be developed and these guidelines, if in place, could promote compatible and exemplary design. This area has a lot of potential. Many of the structures either are or will be obsolete in the next 10 years and will be remodeled or replaced. Be having some policies regarding this area, new development could be steered in a more cohesive and orchestrated direction which would strengthen and reinforce to interesting qualities of this neighborhood. E. 1. a. Structures should be in modules of approximately 1600-1800 sf max. No uninterrupted wall surface parallel to a street shall be more than 20' in width / Duplexes should be eliminated and the right 1 C to build 1 independent module per 3000sf of L lot area substituted. Larger structures and multifamily structures must be articulated and be by special review only. 2. a. Playful warping and modifying of the simple rectilinear forms to respond to unique lot and edge conditions should be allowed and encouraged. Building forms can be punctuated with towers. c. Relaxed gable roofs, flat roofs, shed roofs, and prow roofs should be allowed. Hip roofs should be discouraged. 3. a. Open space should be allowed where it is functional. Solar rights should be protected. Page - 2 c. There are virtually no sidewalks in this area. 4. a. A broader pallet of materials should be allowed including corrugated metal siding, Cortin steel, etc. 5. c. Major dominant entry statements are somewhat out of character. More appropriate is a intimate low key entry accessible behind a gate or thru a garden. Multifamily structures should have multiple ground level entries. c2 Large glass areas and chisel top windows are characteristic. 6. a. Parking is on the street edge of the property Garages, if they exist are typically integrated under the units. The streets in this area serve the alley functions because there are no alleys. Attention must be paid to parking and trash and pedestrian safety. Street rights of way are narrow and sub-standard. b. Sloping driveways toward the building creates drainage problems in this area. Page - 3 ' 1 .1 6*11 *I E Â« --r'!Ill!6112'"'111'11*127~ ?t b f willill 1Filliqliti;ELT~fr' Â®01 -11 P=== 1 I 1.. ~11111~11111111,11111111111111 4*90Â»111111 1 1--=111 1 .1"ll,1~6 1'11.4 11,111111111|~l T-- - ---L 11 111 lili lili .11 '1 u I h- =-1 i - 111*Imil 1 1 M Ill [1 -~ l,1,11'lil Ill li l.1 hi [IM j P. 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PROJECT OVERVIEW: ik 7 NAME: Smuggler Consolidated Mines Corporation - Stefan R. Albouy Smuggler-Durant Mining Corporation 1 1 1 ADDRESS: Gary A. Wright, Esq. 4 Wright & Adger Jerome Professional Building 4 201 North Mill Street, Suite 106 Aspen, Colorado 81611 TELEPHONE: 925-2049 FACSIMILE: 925-5663 1 DEVELOPMENT TEAM: The Stevens Group, Wright & Adger and Banner Engineering 1 NAME OF MLRD Permit Application Approval including PROJECT: Williams Ranch Access from Smuggler Mountain Road, Mine Master Plan Approval and Subdivision PROJECT Smuggler Mountain Road - Smuggler Mine & Williams Ranch LOCATION: Pitkin County, Colorado. TOTAL AREA: 42 acres, more or less. ZONING: Smuggler Mine area (29 acres) - AF-1 Williams Ranch (13 acres) - AH 1 1 The Williams Ranch portion of the subject property has been approved for annexation by the City of Aspen pursuant to Resolution 4. series 1991. The City of Aspen Planning & Zoning has given conceptual approval to zoning this property AH based on the preliminary site plan presented to it during the Fall of 1991. The entire 42 acres were included in the EPA's OU #2 Study Area in January 1992. Based on current information, the Williams Ranch portion of the property will be approved by the EPA as not requiring any remediation in November 1993. lAM\BOCC_03A.APP 4 ./...........................lillillillil--ill--Ill---ill-li--6 SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY 1 UNIQUE CONCERNS: The approximately twenty-eight acres known as the Smuggler Mine was listed in the National Register of Historic Places by act of Congress in 1987. BRIEF DESCRIPTION OF PROPOSAL: Authorize the subdivision of the Property to permit the Williams Ranch Property to be annexed into the City of Aspen and zoned "AH" to facilitate a mixed use employee-free market project. The Smuggler Mine Property will remain in the County. The Applicant requests the approval by the County of the EPA Approved, State MLRD Umited Impact Permit. As required by the EPA Approved State MLRD Limited Impact Permit, the Applicant requests that the County grant a perpetual non-exclusive access Easement from Smuggler Mountain Road to the south-west comer of the Williams Ranch Property. The applicant also requests the approval, as a part of the MLRD Permit, of the proposed Smuggler Mine Master Plan. Current information indicates that the EPA Approved MLRD Permit is necessary to facilitate the future "de-listing" of the Superfund site. lAM\BOCC_03A.APP 5 SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY 11. INTRODUCTION Stefan was born and raised in Aspen and for the past twenty-three years has lived next door to the Williams Ranch. The residents of Spruce Street are predominantly his longtime neighbors, He watched Sam Brown build the Centennial Condominiums Project and provide housing for many newer residents. He has seen dozens of friends and family members leave the Roaring Fork Valley because they could not find affordable housing. His wish is to build this 1 employee housing project for qualified longtime community members. Once the APCHA has certified a purchaser for the purchase of a Category 2, Category 4 or RO Unit, Stefan will give special priority to those who have resided in Pitkin County for more than ten years. Stefan, in his application to the APCHA has requested that they determine qualified purchasers for approximately twenty-five percent of the employee units. He will reserve the right to sell the remaining seventy-five percent to long-time residents after they have received qualification from the APCHA. The Land Use Process for the Smuggler Mine - Williams Ranch is long, involved and complicated. The EPA has designated the entire property as a Superfund Site which has created impacts that must be resolved as a part of the overall process. The first step on the City-County b., level is an APCHA recommendation for the mix of types of employee housing to be provided. i Next is review by the County Planning & Zoning Commission for Subdivision, General Submission, Scenic Overlay and Â§1041 Review, including access across the County Mollie Gibson Park from Smuggler Mountain Road to the Williams Ranch, and the approval of a Mined Land Reclamation Division Limited Impact Permit which will resolve all EPA remediation of the 4 property and facilitate the future "de-listing" of the Aspen Superfund Site. lAM\BOCC_03*.APP 6 1 i SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY ,1 -1 Stefan R. Albouy, through his company, Smuggler Consolidated Mines Corporation, has a Contract to Purchase Real Estate to acquire the forty-two acres known as the Smuggler Mine and the Williams Ranch. He has obtained the Seller, Smuggler-Durant Mining Corporation's consent to submit Land Use Applications to the City of Aspen and Pitkin as well as to obtain EPA approval for a State MLRD Umited Impact Permit. He has applied to the City of Aspen to annex approximately thirteen acres located adjacent to the city, behind the Centennial Condominiurns. He has proposed that these thirteen acres be zoned "AH" and be the future location for sixteen free market lots, ten employee single family homes, twelve employee half-duplex units and sixteen Category 2 employee townhouses. This application and the included information is provided as a prerequisite to negotiations between the EPA and all PRP's for the Aspen Superfund Site concerning the remediation of the area identified by the EPA as Operable Unit #2. The EPA has indicated that if the Applicant obtains the EPA Approved MLRD Limited Impact Permit which includes an adequate bond, the EPA will agree to a Consent Decree which absolves Smuggler-Durant Mining Corporation, Pitkin County, Albouy and other PRP's from liability for any expenses for administration or clean-up for Operable Unit #2. The EPA has indicated that the EPA Approved MLRD Permit is a prerequisite for the future "de-listing" of the Aspen Superfund Site. Further, if determined necessary, it may be possible for a portion of the Smuggler Mine or Mollie Gibson site to be a repository for limited materials from OU #1. A copy of the MLRD Limited Impact Permit application has been included with this submittal. This Application addresses Â§1041 Review criteria including Article 5-400 through 5-405, as well as Article 6.3 General Submission and Articles 2 and 5 Policy and General Regulations. lAM\BOCC_03A.APP 7 SMUGGLER MINE -WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY 111. EXISTING CONDITIONS and SITE LOCATION A. Site Location: The Williams Ranch Property is located at the base of Smuggier Mountain, adjoining the City Limits of Aspen and directly is behind the Centennial Condominiums. It is bordered on the North by the private section of Spruce Street and its easterly boundary is approximately the 8070 foot elevation contour. The Smuggler Mine is located above the Mollie Gibson Park. The entire property is located in the Northwest Quarter of the Southeast Quarter 3 of Section 7, Township 10 South, Range 84 West.2 B. Access: Access to the Smuggler Mine is via Smuggler Mountain Road. Current access to the Williams Ranch Property is via Brown Lane through the Centennial Condominiums and, subject to the reconciliation of several inconsistent deeds, easements and boundary ..9 surveys, via Spruce Street. It is the applicant's intent to minimize the use of Spruce Street. C. Vegetation & Slope: The Smuggler Mine is listed in the National Register of Historic Places and consequently little activity may take place which would reduce the existing vegetation or historic mine dumps. Some immediate re-vegetation is contemplated by the EPA Approved MLRD Permit. Future re-vegetation is assured by the MLRD Permit and a cash bond in excess of $100,000.00 is required. The Williams Ranch Property is currently a gently sloping 2 See: Figure the Location Map which has been submitted accompanying this text. 1AM\BOCC_03A.APP 8 Elk SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY E grassy field, with one relatively flat area where the four-plexs are proposed and another where the deed restricted duplexes and single family homes will be located. A landscape and planting plan will be required by the City of Aspen. D. Utilities: Publicly provided utilities forthe Smuggler Mine are in place today. Holy Cross Electric Association provides electricity and U.S. West provides telephone service lines. Cable television or natural gas is not contemplated by these plans but may be obtained in the future. Water will be obtained from the existing source at the Smuggler Mine and a County Environmental Health approved septic system with leach field will be utilized for the Mine Superintendent's Residence. Utilities are now available adjacent to the Williams Ranch Property. E. Easements and Restrictions: There are no easernents which apply to the Smuggler Mine Property. The Smuggler Mine Property has historically permitted public use of approximately six hundred (600') feet of Rs property, at approximately 8400 feet elevation, where Smuggler Mountain Road traverses it. Continued permissive public use is contemplated by the applicant. Certain restrictions apply to the Smuggler Mine Property based on its inclusion in the National Register of Historic Places. Likewise, there are numerous ramifications and some uncertainties as a result of the entire property being designated by the EPA as Operable Unit #2 Study Area. The inclusion in Operable Unit #2 is resolved by the EPA Approved Mined Land Reclamation Division Umited Impact Permit, although alternate access to the Williams Ranch Property is necessary . LAM\BOCC_03A.APP 9 . . SMUGGLER MINE -WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY IV. PROPOSED DEVELOPMENT A. Property Ownership: The approximately twenty-eight (28) acres that comprise the Smuggler Mine Property which include the nine and nine-tenths (9.9) acres which will be covered by the MLFID Umited Impact Permit, will be owned by Smuggler Consolidated Mines Corporation. The Williams Ranch Property will be sold to qualified employees and individual free- market purchasers. B. Program and Target Users 1. Parking: 1. Smuaciler Mine Property: With over fifty existing parking spaces, more U than adequate parking exists on the Smuggler Mine Property today. The Smuggler Mine Master Plan does not require any additional spaces. Users will be the owners and mine employees as well as the tourists who take advantage of the Smuggler Mine Tours. 2. Williams Ranch Property: On-site parking spaces will be provided for the Category 2, Employee Townhouses. One covered parking space per unit is being explored but budgetary constraints may make covering not feasible. The 1 1 Category 4 and Resident Occupied duplexes and single family homes will either have carports or garages depending on cost issues and will provide at least two spaces per unit. It is expected that the Protective Covenants, Conditions and Restrictions adopted will require garages at all free market homes. 1.AM\BOCC_03A.APP 10 m, . SMUGGLER MINE -WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY ~ 2. Transit: 1. Smugaler Mine Proper'tv: The nearest public transit stop is more than three hundred feet (300') from the Smuggler Mine Property, The current needs and the requirements created by the EPA Approved MLRD Permit do not make an additional transit stop appropriate on or immediately adjacent to the Smuggler Mine Property. 2. Williams Ranch Property: A RFTA transit stop is planned, subject to approval from the Centennial Condominiums, via Brown Lane. Access to this RFTA transit stop from all residences on the Williams Ranch Property will be by roadway or trail. Based on the philosophy that people tend to take the course of least resistance, every effort will be made to make the RFTA transit stop very easily accessible to all Williams Ranch and Centennial Condominiums residents and vistors. 3. Architecture: 1, Smuqqler Mine Property: The architecture employed by the Smuggler Mine Master Plan has been carefully planned, consistent with the national historic designation, to follow the uses and styles of the early 1900's. The applicant proposes to deed restrict the Mine Superintendent's Residence to 6000 square feet FAR, a 9000 square foot reduction permitted by the AF-1 zone. 2. Williams Ranch Propertv: The plan to be submitted to the City of Aspen requires the applicant to build all employee housing. A Victorian style has been lAM\BOCC_03A.APP 11 SMUGGLER MINE -WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY selected to maximize aesthetics, be compatible with the historic designation on 1 the adjacent Smuggler Mine, and to minimize negative visual impacts. In addition the Victorian style is one where form follows function and where a quality living space can be provided at a minimal cost. Strict architectural controls will be imposed on the free market lost in the form of Covenants, Conditions and Restrictions including detailed architectural guidelines and a review committee. FAR will be governed by the zoning requirements for the AH zone. C. Phasing: 1. Smuqqler Mine Property: The EPA Approved MLRD Permit activities will be required to be completed within three years from final approval from the EPA, MLRD and Pitkin County. It is estimated that the approximately $250,000.00 in work will take place during the summer and fall of 1995. 2. Williams Ranch Property: Phasing will be negotiated with the APCHA and the City of Aspen to facilitate the use of local contractors and to provide the cash needed to finance the Employee Housing improvements required from the sale of free market lots. The roads and utilities will be completed first, perhaps during the summer and fall of 1994. Next, after purchasers have received APCHA approval and a loan commitment, the single family and duplex residences will be completed on an as sold basis. It is likely the funding for the four-plexs will not be available until last. :AM\BOCC_03A.APP 12 SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY D. Access: The current access to the Smuggler Mine is via Smuggler Mountain Road. Access to the Williams Ranch Property is also achieved through the Smuggler Mine Property. The EPA Approved MLRD Permit will eliminate the applicant's ability to access the Williams Ranch Property through the Smuggler Mine Property and alternate access is being sought from Pitkin County across Mollie Gibson Park. The current access to the Williams Ranch Property is via Brown Lane through the Centennial Condominiums and, subject to the reconciliation of several inconsistent deeds, easements and boundary surveys, via Spruce Street. It is the applicant's intent to minimize the use of Spruce Street. The majority of the users of the access to the Williams Ranch Property will be its homeowners. pedestrian use from increased vehicular use on lower Smuggler Road for 8. Please address the resolution of the issue of separating bicycle and access to William Ranch. See the following page 13-1 which is a letter from The Stevens Group, dated November 19, which addresses this issue. Q lAM\BOCC_05*.APP 13 1 0 Â£ SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY V. CONFORMANCE WITH COMMUNITY GOALS: fâ‚¬ The plans for both the Smuggler Mine and the William's Ranch are designed to be consistent with the adopted goals and objectives included within the Draft EPA EC/CA, the alit Aspen Area Community Plan, the adopted Affordable Housing Production Program. The following is an explanation of how the development proposed for William's Ranch and the historic Smuggler Mine are consistent with the Aspen Area Community Plan and the Affordable Housing Production Program. A. Aspen Area Community Plan: The Aspen Area Community Plan is divided into various elements, each of which has its own vision or goal. The vision statements relevant to the Williams Ranch project are listed below in bold type, and the planning method used to comply with the goal is described. 1. Housing: Create a housing environment which is dispersed, appropriately scaled to the neighborhood and affordable. The Williams Ranch Property establishes a mix of free market, employee category < housing, including sixteen Category 2 townhouses, and Resident Occupied duplexes and homes which work well with the surrounding neighborhood. This site was identified in the Aspen Area Community Plan as an appropriate site for this type of growth. Map 4B identifies this general area for both Low Density Single Family Duplex and Moderate Density Single Family to Low Density Multi-Family. This property is also discussed in the lAM\BOCC_05X.APP 16 1 .--,0*~FULmm 2,7.4 SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY current Aspen Area Comprehensive Plan, referred to in that report as the Smuggler/Durant property. The Conceptual Site Plan was designed with current 1 development patterns in mind, allowing fora smooth transition from the dense multi-family of the Centennial Condominiums, to the less dense four-plexs, to the duplexes and small single family homes, to the free market lots which average 16,000 square feet in size, to natural open space above. 1 2. Character: The community should collectively address and resolve its issues and problems by considering the interests of all its citizens. Affordable Housing continues to be an important local issue. By annexation and zoning the Williams Ranch to the Affordable Housing Zone created by the City, Stefan proposes a project which successfully integrates free market and resident occupied areas (text continued on page 17) 16-1 lAM\BOCC_05X.APP SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY with a range of deed restricted townhouses, duplexes and single family homes. This type of development, having residents of varied income levels living in the same neighborhood, is characteristic of Aspen. Stefan has already held several neighborhood meetings and has spoken to dozens of long-time locals who need a place to live to be able to continue to call Aspen 4 "home". He will hold additional meetings to encourage the Spruce Street and Smuggler area residents, including the adjacent Centennial Condominiums employee housing project to give input during the planning process and to follow the progress of the project. 3. Transportation: Create a creative non-auto oriented public, mass transportation system which integrates pedestrian and bike trail system with community facilities and services. l The Williams Ranch Property is in close proximity to the Centennial Condominiums and near the established Hunter Creek transit route. The Development Team is working with the Trail Association to design a trail easement that will link the development to the A existing network of pedestrian and bicycle trails. His proposal contemplates the completion of a rural park at the Mollie Gibson property which would also include the extension of the Salvation Ditch trail corridor. The Development Team has communicated with RFTA regarding specifications and requirements for public transportation access to 1 the four-plex area. Subject to successful negotiations with the Centennial Condominiums -a Owners, the applicant wishes to construct an attractive bus stop and bus turn-around to be shared with the Centennial Condominiums. lAM\BOCC_03A.APP 17 i L ./ 4-01 ...4 6044 1 SMUGGLER MINE - WILLIAMS RANCH LAND USE APPLICATION TO PITKIN COUNTY 4. Balanced and Managed Growth: Encourage land uses, businesses, and events which serve both the local community and tourist base. The Growth Management Plan was established to insure that components of community growth are properly balanced. Even with this "system balance" in place, the community has become imbalanced and fragmented as many local employees are excluded from Aspen's neighborhoods. The City of Aspen's Affordable Housing Zone ("AH") allows for a proportional mix of free market and deed restricted units. This will permit some local individuals and families to "buy-back-into" or to remain in the Aspen Community. The Williams Ranch Property has been specifically designed to function as a traditional owner-occupied neighborhood. B. Affordable Housing Production Plan: The Affordable Housing Production Plan is intended to be used as a tool by elected City and County officials to guide housing decisions through 1995. The production plan targets the Williams Ranch Site (referred to as the Hyman Properties in the plan) as a Priority I site for future housing. The Affordable Housing Production Plan has identified an 800 unit target over the next five years, if growth continues in the area. In this production plan the private sector is responsible for developing 115 units. The Williams Ranch proposal will produce 38 deed restricted units, (16 Category 2 townhouses; 6 Category 4 half duplexes, 6 Resident Occupied duplexes, and 10 Resident Occupied single family homes) or approximately one-third of this goal. lAM\BOCC_03A.APP 18 3264 0\ 147 4 l 'et-,OscLL:9 j-CP SMO 1+ 1Ft/-107 ~j~ O 4433 ~344e vu1 vE 077 A 1 :BREP 6 L,1 Lpe A OJ .A <70(4 1 59"Â»02 La ~ F ~ \Â»91 44 3--f)Â» 4 N '61 /5 . -% \\.... n - 3-5 - , 11 -1 -k - 4 .. - r-- ---4 / - A - / & V / . 1 . - --- 1-222\ j - - 2 ... /- U - , I I ~1 i -47 - LAN\\ / 1 : 1 -,c~9%- f \ . N - ; -c-c *-*t-3' 4 14\ 4 u 411/Jl 9* i s 'L - u .ur.~f) . ' - 1-0 A-- \\ 1 - IA/1 /// , 1*42 - , j J ... //A, 16.-a \41Â« rk>4 Viy - 34/ S bt...> .I -0--2 3///- 1 I h :\ t. 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C Â»/ -- - - C- - 242-le k U- * Â«24 MA , d AX . 1- v --* A / r .1.-Ii/-7 /- 1 IT- *zp r- 3 /NY~-7k L_ 7 1 X L-O fr 12 y." 3 0 ry - 7--uu . k \Ov . 1 -. / _.- - .- V- / 7 . XM / 1-o f:/7.-5 - \ . 1\ / ~ \1 67 . - , r- \ r *1.Â·- 4 Â» , - -% 17 I 0 9 \ Ltil - rj. .\ 4 - 1 - / 1/ 1 1 IN \ A---â€¢ .: I 1 1 ~'Vt ~ Â©1 - 2 iffal --- / J,~purif.4..-1- 0, T 14, .. w ->5, 1 1- ' - -a----- 6.0 r r 6. 15- - ---- b k- ~- /- 1 \ 1-4 ,-Le'O \ - 1., r . 0-21- 7---7- 94 44-.7 -75 - 0 ---14- , 1 41- , 42 . -- 247 - 44 1 . ..... -, - *p fol-~ Y C - -O r 1/0 - * V U i Le 97(01/1 CS Uripi\J +ED Gul./10{ i -43 #- 60&10â‚¬ft-U al ateva"la \ 4-/i L /94- ) MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 303 E. Main Street, Conceptual Development- Public hearing, Continued from April 20. Date: May 18, 1994 SUMMARY: The applicant requests Conceptual development approval to construct an addition on the existing historic house, to move the house forward, to construct a shed roof on the west side of the existing rear addition, to build lightwells and to relocate the existing outbuilding. This house, the Thomas Hynes house, was built in 1885 and is almost completely unaltered. The rear addition to the building is thought to have been built very soon after the house. This structure is listed on the National Register of Historic Places and is located in the Commercial Core Historic District. Local landmark designation is pending final approval by City Council. HPC began review of this project on April 20, and tabled the application to allow the applicant time to make clarifications. (See minutes of April 20th). Overall, the Committee seemed to be in favor of the mass and scale of the addition, but asked for restudy and more information on the railing, the roof form on the addition, the connection/differentiation between old and new, whether or not brick was to be used on the addition, details on the lightwells, a site plan and landscape plan and some justification for why the house and outbuilding must be moved. APPLICANT: Niklaus Kuhn, owner, represented by Roget Kuhn and Jake Vickery. LOCATION: 303 E. Main Street, Lot A and a portion of Lot B, Block 80, City and Townsite of Aspen. SITE, AREA AND BULK INFORMATION: Please see the attached information, provided by the applicant. Development Review Standards 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 an "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: This site lies within the Commercial Core and is therefore zoned CC. In this zone district, there are no building setbacks required and the height limit is 40 feet. The applicant has made an effort to push the development to the rear of the parcel. In addition, most of the new square footage is placed in the tower structure. In general, staff finds that impacts to the historic structure have been limited, given the possibilities for the site. Primary concerns are the height of the tower element, the visual effect of the lightwells and the proposed shed roof on the existing addition. All changes to the historic structures themselves should be very limited, given their great importance to this community. The new drawings show a gabled roof coming all the way to the front of the new addition, in place of the flat roof/deck originally proposed. Staff finds that this results in an overly complex design and makes the new addition more distracting than originally proposed. The applicant should make every effort to push the massing back from the front facade of the building. The lightwells have also been presented in greater detail. Staff finds the western stair/lightwell is acceptable in this location, but that the southern (front) lightwell should only be permitted if a grate, rather than a railing is used to limit its visual impact. Some drainage solution other than the new shed roof on the west lightwell should be explored. As we are all aware, this site is listed on the National Register, and it is HPC's job to make sure that designation is not jeopardized. While Staff finds the design of the new addition is excellent, it represents a very substantial change to this resource. This house sits on a prominent corner and the new addition will be very visible. The applicant has made a sacrifice by proposing an FAR (4,336 sq. ft.) which is only about 64% of what is permitted, but that does not necessarily make the change easier to swallow, as the mass on the site nearly triples. From a design standpoint, the tower is a very interesting element. However, Staff is concerned that it Will overwhelm the site and would like to see it lowered or somehow altered so that it is not so dominant, possibly by eliminating the parking spaces. (The applicant has asked for a waiver of three spaces, with the intention of using the bottom floor of the tower as storage and maybe for parking in the future. HPC developed the parking waiver initiative for just this sort of case; when the site and historic structure cannot tolerate total development.) Obviously, this conflicts with the designer's intentions and the concept of using a tower to create "punctuation." As a trade-off, Staff suggests that the carport be eliminated, that parking is placed on the bottom floor of the tower and that, with the resulting space , the outbuilding is kept in its original orientation (gable end to the street) when it is moved forward. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This house is one of a group of three Victorian residences along Main Street, and lies in the vicinity of a large number of historic structures. The proposal before HPC illustrates not what is typical of this neighborhood, but rather their future potential for development. 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: While staff is not opposed to the design as presented, the possibility exists that the house could be de-listed from the National Register if alterations to the structure compromise its historic significance. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The architectural integrity of this structure will not be greatly impacted, because the new addition will only attach to the historic house along the roof. The west wall of the addition will abut the historic house, and no wall openings are planned at this time. The shed roof on the west will result in a direct alteration of the historic house. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Conceptual approval as proposed, finding that the Development Review Standards have been met. 2) Conceptual approval with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends HPC table action recommending that applicant return to the flat roof/deck option on the addition, restudy the shed roof for the west lightwell and study the options for altering the tower by eliminating ground floor parking or for keeping the outbuilding in its gable-end-to-the-street orientation. Additional Comments: - LAND USE APPUCATION FORM 1. Project Name:~Aj. 2. project Location: 2â‚¬)3 #AÂ«F Y}/)A/A Â«FÂ· 0/' 607-A 4 -17/5 0847- Pkup of L~T E> , Bl,ocAL 80, 81-rci op Ng>En (Indicate street address, lot and block number, legal description where appropriate.) 3. Present Zoning 66 4. Lot Size 41â‚¬00 5. App\\cants Name, Address& Phone#N 1016- g.0 Akk) ~ Fo, EO>< 80/49 Aipco, 0176* 5(42, 6. Representative's Name, Address & Phone # ~9/26*' /~:52/,1*1 (~5 /1731 (/E~ JAMâ‚¬ \/,0660Â£1 Attope -rgr Â»00 ' 3460 J , 7. Type of Application (Please check all that apply): Conditional Use Conceptual SPA X Conceptual Historal Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD Minor Histodc Dev. Stream Margin Final PUD Historic Demolition i Mountain View Plane Subdivision Historic Designation Condominiumization Text/Map Amendment GMQS Allotment Lot Split/Lot Line Adjustment Â£ GMQS Exemption 8. Description of Existing Uses (number and type of existing structures; approximate sq. ft; number of bedrooms; any previous approvals gr@nted to the property). les;p-cm-r) At CreA unjut (1131 Cap) M\13 9+MIEd}qi 450 bolla APEAK leâ‚¬-4- OUUENT- \NED AS Râ‚¬-+Mu 0,#Vt M GCW At . f & Ppl GE 1 9. Description of Development Application AE>P) 73â‚¬71 09 A Eâ‚¬Â»1~U AND 077 WTH A/2,6*- OPÂ· 1394,4 459 014 40Â·(ARD LEO â‚¬-Cr .149/% 4#P- 1, 13Â¢- Â·[4*00/ NK I )M IT- OA 2/29 f -2Â» lÂ» ELA. NÂ«' 10. Have you attached the following? 1> 0 u, Eprs-ey0Â«1-- 0Â¥ -271 ,6,6 46:P , (pFFI 06 C 'P â‚¬774l) ~0 Response to Attachment 2, Minimum Submission Contents F Response to Attachment 3, Specific Submission Contents X Response to Attachment 4, Review Standards for Your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear, fully labeled drawings must be submitted in a format no largerthan 11"X17", OR one dozen sets of blueprints may be submitted in lieu of the 1 1"X17" format. APPLICANT: Mick- lLuAA ADDRESS: 6 03 134Â« MA (10 41-I ZONE DISTRICT: 2 8 LOT SIZE (SQUARE FEET) 4 i 600 EXISTING FAR: /679 ALLOWABLE FAR: 63 9 0 ( LE 4 lgO PROPOSED FAR: H &366 - (92/6 k LLOJ j EXISTING NET LEASABLE (Commercial): /39 42044 PROPOSED NET ~~SA~1~po~N'efg): 1 9 65 /9 Ha 20 15-,6 606Â© EXISTING % OF SITE COVERAGE: (/6/93 b 4'Â° /1 PROPOSED % OF SITE COVERAGE: 0%9 / 53 (0 toi 0 EXISTING % OF OPEN SPACE: 01.9f A 00 6/6 PROPOSED Â°/0 OF OPEN SPACE: 4/ 6%99 05% EXISTING MAXIMUM HEIGHT: 1 4.5 MID P -r, 19 E IDÂ«Â· . PROPOSED MAXIMUM HEIGHT: "lbw Ed-" 0%1jE MIDPT. %(0 7â‚¬-A Â¥-0- PROPOSED % OF DEMOLITION: / EXISTING NUMBER OF BEDROOMS: / PROPOSED NUMBER OF BEDROOMS: % EXISTING ON-SITE PARKING SPACES: / ON-SITE PARKING SPACES REQUIRED: 4- 90 0 1(10909/3 'RAVA QÂ«-0- 0@16 VOL SETBACKS: EXISTING: ALLOWABLE: PROPOSED: ~ 3, ~ Front: 16,6 Front: O Front: Rean 9<j- Reac 42 Rear* 2 Side: 9-Le.0 Side: O Side: Q jo Combined Frt/Rr: 48.6 Combined Frt/Rr: 0 Combined Frt/Rr: 114.6 EXISTING NONCONFORMITIES/ ~7~20 2\0(21,)Ar,14 *A OU AuÂ»\ ENCROACHMENTS: / VARIATIONS REQUESTED (eligible for Landmarks onlv: character compatibility findina must be made by. HPC)-: Am m,~ ~*911\?941\ Â¥O 9- BM*rAÂ·*rÂ· m rn o}A'T~06 09 Ng-T LE-AttA'86â‚¬Â· FAR: Minimum Distance Between Buildings: / SETBACKS: Front: Parking Spaces: 9 / 1 8195*j Rear: i J Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt/Rr: Site Coverage (Cottage Infill Only): MONARCH STREET , CONC WALK Â·Â·N 14Â°50'49" E C a 100Â·00 24. F*799- / /. \ 34.25~\ fov/--- r [1 5.1~ r.. 22 22,'.3 10 7,1-r-1 \. '=. 1 f '. 22.5 ' 1'.C Â·: ' h , -- 0 Ut U) N 53 i V. 41 AN PIf.Â«9 ! i 14Â»22 - I G.* 1 -â‚¬. . :46*42:3 j 1.3 1 43%..:.\\\4941 1 I h \.12.44 j' i looÂ·00 ' rf.t t3.rn:~::,1.....:,1Â·li S 14Â°50'49" W 531 1 11 1 1% 303 EAST MAIN 7 EXISTING SITE SURVEY _ 4Â£~Â£~006,LN ,~~' ONOD Nt INVU~7,40"CNT 13,~.r. 0 9Â·0 : MAIN STREET x. IN CONC with many small windows which had the characteristic stonework detail above them, popularly known as "eyebrows." Today, these can best be seen over the windows of the Hotel Jerome; but iii the 1880's they were a common decorative touch. The building was frst used as a four unit apartment house, rented to families. Prior to the days of indoor plumbing, the alley next to the house, was lined with four out-houses, corresponding to each apartment. During the 20's and 30's, Dr. F. S. MeKee, a local jeweler and opticÂ·ian, owned the apartments and lived with his family in one of them. The end unit was rented by a government man sent to Aspen to validate reports that the min- eral deposits in the area were paid out. As miners were driven fwither down the shafts, they found less silver and more lead; but a few die-hards continued to lease the land believing there was a fortune to be made here. Most of the units were empty during the succeeding years as men Wit h families, broke and unable to find work, left. The children soon followed. Only the businessmen, ranchers and the most still)1)0111 mineis stayed. In the early 409, Jim Moore rer.ovated the building and wmerted it to Moore's Motel. By the 60's, in response to growing demand, the units were leased as commercial space to a series of small stores. No. 44 VAN LOON RESIDENCE, 1887 /* 1 /7 f-4fk K ... 1 ...# -- - 'V. N 14 1 7 1 1 . .W Like the two neighboring houses to the east, the house on the corner is long and narow, with sloping rooflines, a porch and a large window in 68 the front. Fretwork and pseudo arches add a more individualized cliann. The corner house is ftirtlier distinguished by the solid stone foundation and basement area, two features often omitted from these early homes. Possibly the earliest of the three houses, the one on the corner was built between 1885 when it was first lirreÂ·based from the townsite by Thomas Hines, and 1888 when the first taxes for improvements were paid. The assessed value of the house at that time was $450, Thomas Hines, with his wife Bridget, are recorded as the owners of the property froni 1885-90, and it is likely that they were the first occupants of this well-built home. Several years later, a number of improvements were made to the existing structure, when Edward P. Rose, a dector and mayor of Aspen, purchased the property in 1891. Doctor Rose, who graduated from the Medical College of the State of South Carolina with the class of 1878, had been practicing medicine in Aspen since 1887. The house and property changed hands several times before being pur- chased in 1919 by Homer VanLoon. Air. VanLoon had begun to work for Kobey's Shoe and Clothing Store ( No, 14) while he was still attending school, In 1910, after graduating, Mr. VanLoon was offered a full time position with the finn and later became a partner. There were many bootlqggers in Aspen during prohibition. Beer was - especially popular, though it often exploded before it could be sampled. When explosions reverberated from the basement of this house too, boot- legging activities might have been suweet. Ho,rever, the bre,v here rr'as not beer at all. It was root beer which the VanLoon's enjoyed making but never did get to taste. During the depression, when so many left Aspen to look for work else- where, AIr. VanInon and his wife stayed. By passing a difficult govern- ment exam, Mr. VanLoon became the first Welfare Director for Pitkin County. Today the house is still owned by Mrs, VanLoon. It is a private resi- dence. No structural changes have been made, No. 45 ELISHA HOUSE, 1887 RITCHIE HOUSE, 1902 The last houses we come to on our tour stand now almost the same as they did over seventy-five years ago, Just across the street from the Hotel Jerome, the gray cottage, with the pointed roof, was the home of the Lawrence Elisha's for many )'ears. Lawrence worked with his father, Mansor, and helped make the Hotel Jerome an establishment known for its warnith and hospitality, The house was built in 1887, and only a cellar, kitchen and bedroom have been added since that time. 69 - &,44--~g -7~ /4-4#4 144 1 , ., 1 1\\ 11 ~i--1-' 1 ~14 111- . 1 AdÂ·U N AP*' 4 , P~ 1 1 i :i Â·i $ i 1:11111 !~i 17 MM I ~ ~1 1~ 1~ ~111 1 h 1 1, 1 1 , 1 1 1 + 1 1 1]11 1 4 '|Ii'Jiliteit-111:!11 Â£ 1/,14,/4/ 7-- ! 4 -' -' - r - r===pi Â·r===r= T=f-T*--1 1 F==62 1 U; 1:1 11 -411 ~13====1 ~1 119===4~1 3.21 ;f==1 =:1 *Â·' i'' ~ 42 - 1 /-- -1 I Â« u ' 1 . 1.1 1 1 k'bilit:.i'.,6 ''i*1'i, lit S 'll ~~ li i b , r - r f , i, Er*1*~I'ZIEUTT- 1 r '2. Â·Â·1: ,/7 ~ 9.411 944 V i R.5<. Â» i * : 1,1 11 N. .4,0,:1 ,1 111 f 1 IN 1 1 2.-(*illill /50{41 ' 111.1 ~ 1| :1 1 ' i;i -:-1~!! Ii'ill#111:,illl-ill 11;: '! ' 1Â·~5 11 vi, 1 \41 i. / /: 1 :iÂ· '. 1 ; 1 ':il Â£ i.li ; I li , t.21! il;:il>.4:'1 :'f/1,Â·ilil .>41' ;: r , i ., 1 WEST SOUTH EAST 1 . 1 1 7f 1 303 EAST MAIN m. t 111 1 4, ; 1 1!111,1 14 1 1 1 :1 1 . 4. k 1-_ - ~- -----I----i------ 11 11 t Iii:-1!*i 1- 11 L -4 1 : 1 !.1 lid", .61 ' r'~~â„¢.. 1 - -t '1 1,611 t' '*4 ! b 1--- 3 1 i : 1!14(-A-? 11 --- 4 1 i I li 1 1 1 111 lili 11 --7-4,1 y 9 1 1 1 1 5 1 1 ilhlt-U 11.1 i,4 , 11 11 1 lili 11': If,Ill: 1 Â·---Â· !1 1 11.,11 %==-r:P..=.Ef - -- 4 - -- 1 141 11==-2-4 -9- i rwo<~t:>Â«EXED â‚¬1* i~p' 613 Lf WELL- I I MONARCH STREET ELEVATION (WEST) 5-16-94 /1 i 1 11' i t! i i #A L . 1 l 1 1 - .PS<Di 11 It NU=W -t tt \ 3 1 A_i. 1 T--~~1 ---f . I ---_-13==Ul , 1-Â· -t , I r==F .-----4 -L--L---- -4 1 i 1 , - 1 -Ati t---1-1 -1 1-4- -------1 -7 ill_- - .2----Â»r-- 11 -------fit --- 311,1 -- -----4-4- 1 - F-il. -r eÂ«------mr - el- 1 1 1 / -v r 1 -I L. L-r=fr=11711 - r-'-,7- il . Â· 1 1 16#. p 4 1, 1 2 It ., '1 f-1<' -- ftk,FÂ«,00 (7 1 . 96&Â«.0 U\*41 ,,3 WEt L. 620 094 MAIN STREET ELEVATION (NORTH) 4- m-74 1 . .- .....1.-. ................. *K9 AN Â»!-1 1 ; AfÂ« 1.11 NXÂ« ~ 1 Â®-1 r==1 ; ~j~..Â·.- Â·---7 A 1 11 1 0~ F311 --AV~=41==u 112~ 1--74(.1 ~tf 1 1. -f il \\43 ~ !14, 1 i - i (1 !~ 10'' ~ / '1 - .,A- X /K '11 0 1 y. / 1 =hA' 91Â·11<\.1:4 46/47 0% "4 i L , // 1_1 Lf;F~- A-- - 1 -1 --=: E ii!1{11 ETTE+-T ...1 ~1 1 4 -9-1 7-----: ::IliÂ·ll!|l!Â· 1 111 1 1 MAIN STREET ELEVATION (NORTH) - 4 -20-71- -- -- 1 , 1/1 - - 1 /4 1 =----r-04 / 44 1 1 1 1 1 1 1 11 11 st I. 1 -1- 7 74 1 -1 1 -1- - .1 -- - -1- Pe"â‚¬00 1 #414012 va,44- lÂ»le /7 Â»-+ 1 1 1 1 1 1 -2 1 -~ ---77=-=4-- L_-- -- -- %151,â‚¬762*rl 0| 1 * 9,040 #Â¢\Qi-\ PROPOSED SITE AND ROOF PLAN 5-16-94 - 1. -- 1/1 -e i )41: W 1 7 1 /7 111 , A .--4-1 1- 1 - -1 V 1 2-3 1 1 44 - ; 11, :-~ / .1 - -- THIRD FLOQB PLAN S /1 -- L 1 ni P.'Mi lei! C '1 i 1113111'111 HIL : 4 -, i ' ' 1 1 5 .?il - 11 - i . 1,1 4 t 0 fl â€¢ C. 1 - 1...... 1 /4, Y ! i 1 i i ' i 1 1 ---.0-.I- I.i-- --i------ - SECOND FLOOR PLAN_ - . - 1, A - -11 - -- --*Il. --~ - 1-- - ----- -------Il--I-- 1, 1 f 1 4 1 ror 7 i L -i--- I.--I -I/** - 1 - I k it 1 ----1. -1--- B 0: 1 - GROUND FLOOR PLAN - _ / . li/9, -, ] 1 -: ,i,LI-, . - 1 - Â·111111. ;1.1. -1.- ..1.- Â·--Â·Â· r -- -7 1 1 1 - 111 1 - 1 1 1 1 1 1 1 * ..4.f Â·Â· - -1- . 1 1 1 1 1 *44 1 ' l 2 -,1 I - - -- - BASEMENT PLAN #. 4 - MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 229 W. Hallam Street, Partial Demolition DATE: May 18, 1994 SUMMARY: The applicant requests HPC approval for partial demolition of the historic residence at 229 W. Hallam Street. This structure was built in 1886, and is a simple Victorian with some modifications. The house was remodeled in the 1960's and the apparent modifications were the construction of a two-story addition at the rear of the building, construction of the wrap around porch, and the addition of shutters. The proposed project involves demolition of the 1960's rear addition, alteration of the existing entryway and construction of a new porch, replacing the shed dormers with gabled dormers, altering or removing existing windows, removing an existing chimney, adding new windows, adding new Victorian details and removing the shutters. Please examine the drawings very carefully, to understand all that is entailed in the proposal. Orignally, there were three houses in a row on this block which were identical; 215 W. Hallam (remodeled in 1990), 229 W. Hallam (the one we are reviewing) and one directly west of 229 W. Hallam, which has been demolished. The houses were of the same dimensions, and from photographs of the two that remain, of the exact same style and detail. Attached to this memo are the Sanborne Fire Insurance Map of Block 50 in 1904 and drawings and photo of 215 W. Hallam (the neighboring house) prior to and after remodeling. (Please note that there is a slight discrepancy between the legal descriptions for the houses shown on this map- the houses are centered on each lot- and the true locations- they straddle lot lines. Staff has no explaination for this, but there is no doubt that these are the correct houses.) APPLICANT: Roger and Ann Pinnington, represented by Studio B Architects. LOCATION: 229 W. Hallam Street, the east 23.63 feet of Lot D and the west 13.54 feet of Lot E, Block 50, City and Townsite of Aspen. 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 24% of the existing residential structure. This fits within the Land Use Code's definition of partial demolition. HPC's role is to determine whether or not the portions of the building proposed for demolition can be sacrificed without compromising the character of the resource. It is not within the Board's power to review the design of the building addition, other than to offer comments. Standards for Review of Partial Demolition 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The two story rear addition to the historic building was constructed in the 1960's, and staff finds that it does not have historic significance. The applicant has indicated that the interior circulation is awkward, as this addition is accessed through a second story bathroom in the main house. Staff is in support of the demolition of the rear addition Although it is not HPC's role to review the design of the new addition, Staff finds that,in general, the new addition is compatible to the historic structure in mass, scale, roof forms and materials. The addition is certainly not overlay ornate, but it is more high style than the simple vernacular Victorian house. 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: Staff is concerned about the overall changes proposed for the historic portion of the house, through relocation and replacement of windows and doors, through addition of ornamental detail and especially in the changes proposed for the front entry. After researching existing maps and records, Staff has determined that the wraparound porch is not original, but that the entry vestibule is, although it has been altered. Examining photos of the neighboring house, 215 W. Hallam, before its recent remodeling, staff believes that both houses had an entryway with a hipped roof. Furthermore, the existing entry vestibule on 229 W. Hallam has a historic window on the north side and a historic door on the east side. Given this information, Staff is not in support of the new entrance proposed for this house, finding that it represents a significant change in the character of the historic structure. It is not appropriate to add elements to a historic structure for which there is no evidence or precedent, especially on the most public facade of the building. The committee should examine the "before and after" drawings of the house to the east to see the large difference the new porch makes. The changes proposed for the front of this house are in keeping with Victorian style, and make the house look like many other authentic Victorians througout the West End. However, the group of three houses built on this block were very simple. Staff recommends that additional research be undertaken on the entrance to the building (it is possible that the Aspen Historical Society might have some photos) and that the applicant consider removing the wrap-around porch. At first glance, Staff felt that the shed dormers were not original, because they seemed somewhat out of character with the house. However, the neighboring house formerly had the exact same dormers in the same location, indicating that these are probably original. On the east elevation, the applicant intends to demolish two original doors and an original window (the southernmost door may not be historic, but the location of it is). On the west elevation, it appears that the upperstory windows (historic) are to be replaced and that the first floor window (historic) is to be removed. Staff is not in support of elimination or replacement of any historic windows unless they are absolutely beyond repair. Some new windows may be added for additional light, as can skylights if they are not visible from the public way. The historic chimney to the rear of the original house should also remain in place. B. Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The applicants do indicate that their intention is to restore the historic house and to make any structural improvements necessary. This is definately a positive effort and benefit to the neighborhood. ALTERNATIVES: HPC may consider any of the following alternatives: 1) Approve the Partial Demolition application as submitted. 2) Approve the Partial Demolition 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 to be offered). 4) Deny Partial Demolition approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC table the application, giving the applicant the following direction: 1) Research the original appearance of the entry vestibule and if there is sufficient evidence, to restore it. 2) Consider removing the wrap-around porch. 3) Retain the shed dormers. 4) Retain the historic doors(2) and windows (1) on the east facade. 5) Retain the historic windows(3) on the west facade. 6) Retain the rear historic chimney. Additional Comments: l 610.1- -298 j UM> V- 1.4,2, 13 8 lia FY.PIPE === =- = ===7 -=a ===== ===== - ==== - - === === L./1-0 '7 3/5-/3 31/-9 307-5 303-1 235-3 231-29 22?-25.2*eP'--~1~17 2/5-/3 211-9 203 ' Â«20/ /35-0 '75' b. 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A. 1. .4 .4 1 1 , 4 1 1111,11 111 lilli 11 1 -- - r -11 - 1 1 4!1104,41 5731 1 111/11- 11 02)02311'11 4 LLJIL ~111 1,1 1.111= 1-,PA~~F~'1-:17'~1,1 'Tzill''ZI'gJ JIF ;L~ - --- 1 1 -- PL --T .-â€ž 1 1 11 1 11 1 :1 , 1 - i It, 1 1 -- r 6-- -1--1- 1 1 1 1 - --1 1 t-- -J Dek t Elevation /1 - SCALE: yMiFfri#Prt li MI]l'[11#111 11111'v'lll' 11111111111111111~ 1 -r 1 1 1- 11.t . / 0 1 2 f - - - 0 0-- - O 0 -- -. - :,s~ 44~-WT:-TrE . -~~~~~~;~- - - - . - 111-_[LI - -s---ei Â© of -1--Fril-I OE - 1 1.1 1 1'1.1.1 1 1 11' 11 Iii - 1-1 1 1 TI ~-c~Â·il- 4 1 11 - - - 1 1 1 111 1 1 1 1 1 1 p- 1 1 1 li I. 1 Ill 1 ----- ---4 - L----1- -----1---- - -4 O-32,4- 9 -Et-El.evati-2.-n ~ ~ SCALE: 1/4" = 1' 0" MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 411 E. Hopkins, Caribou Alley- Minor Date: May 18, 1994 SUMMARY: The applicant requests HPC approval to install a canopy over the alley, for protection from sun and rain. The alley space will then have outdoor tables for the Caribou Club and Alley Cafe. (This canopy was put up last summer without a permit.) Ordinance 9, Series of 1993 applies to this project. It was created to allow restaurants within the Commercial Core to construct trellis' or similar structures which are 50% open in nature to cover outdoor dining areas. City Staff has determined that the canopy fits within this rule, because it is retractable and because it is temporary. APPLICANT: Harley Baldwin. LOCATION: 411 E. Hopkins, Lot C and the south 20 ft. of Lot D, Block 88 ,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 canopy will not be easily visible from the street, but will change the character of the alley by making it essentially an enclosed space. This type of canopy would not be appropriate at most locations in the Core, but the alley has a particular set of circumstances in that it is a narrow space with no views and no ability to have awnings or vegetation for shade. For this reason, Staff supports approval of this request with the condition that the canopy is only installed on a seasonal basis, perhaps from Memorial Day to Labor Day. With the construction of the neighboring building at 409 E. Hopkins, the alley will probably receive less sunlight. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This concept of coverings like this one has been approved through Ordinance 9 and construction of the trellis at Cantina. 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: The project does not detract from the cultural value of a designated historic structure. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The project does not affect the architectural integrity of a historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Amendment to the Final Development 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 application with the condition that the canopy is used only for the summer season, for instance from Memorial Day to Labor Day. . ORDINANCE 9 (SERIES OF 1993) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, AMENDING CHAPTER 24 OF THE MUNICIPAL CODE, LAND USE REGULATIONS, BY AMENDING MUNICIPAL CODE SECTIONS 24-3-101 DEFINITION OF "OPEN SPACE" AND 24-8-104 A.1.a. (1) "GROWTH MANAGEMENT EXEMPTION BY THE PLANNING DIRECTOR" TO ALLOW TRELLIS STRUCTURES IN REQUIRED OPEN SPACE. WHEREAS, Section 24-7-1103 of the Municipal Code provides that amendments to Chapter 24 Of the Code, to Wit, "Land Use Regulations", shall be reviewed and recommended for approval by the Planning Director and then by the Planning and Zoning Commission at public hearing, and then approved, approved with conditions, or disapproved by the City Council at public hearing; and WHEREAS, the Planning Director did receive from Chitwood Plaza Company an application for amendments to the land use regulations, C ' and reviewed and recommended for approval, certain text amendments to Chapter 24 relating to the definition of "open space" and growth management quota system exemptions for trellis structures; and WHEREAS, referral comments were received from the Engineering and Parks Departments; and WHEREAS, the Historic Preservation Committee reviewed the proposal and supports the concepts of the amendments; and WHEREAS, the Planning and Zoning Commission reviewed and approved at public hearings on February 2, and February 16, 1993, those code text amendments as recommended by the Planning Director pursuant to procedure as authorized by Section 24-6-205 (A) 8 of the Municipal Code; and WHEREAS, prior to first reading of an amendment ordinance, the 1 . City Council, in consideration of the recommendation by the Planning and Zoning Commission, determined that the recommended text was too broad and undefined and directed staff to revise the proposed changes; and WHEREAS, the City Council favorably reviewed staff's changes on March 22, 1993 and directed staff to proceed with the ordinance adoption process; and WHEREAS, the City Council finds that the proposed text amendments as approved and recommended by the Historic Preservation Committee and the Planning and Zoning Commission and as amended by staff are consistent with the goals and elements of the Aspen Area Comprehensive Plan and are not in conflict with other portions of Chapter 24; and WHEREAS, the City Council finds that the text amendments will allow and promote compatibility of zone districts and land uses with existing land uses and neighborhood characteristics and will be consistent with the public welfare and the purposes and intent of Chapter 24 of the Municipal Code. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN COLORADO: Section 1: Section 3-101 "Definitions - Open space" of Chapter 24 of the Municipal Code of the City of Aspen, Colorado, is hereby amended by the addition of language in paragraph one, and the addition of language in subparagraph "J", such amendment to read as follows: Section 3-101. Definitions as used in this chapter. 2 Open Space means any portion of a parcel or area of land or water which is open or unobstructed from the ground to the sky with the exception of permitted architectural projections such as building eaves or trellis structures as further described in subparagraph "J" below, and shall include areas maintained in a natural or undisturbed state, as well as recreation areas, pools, plazas, pathways, fountains, landscaping, and similar areas which provide visual relief from the mass of the buildings. [Subparagraphs A. through I. are unchanged.] J. Commercial Restaurant Use. The provisions of subparagraph I above notwithstanding, required open space my be used for commercial restaurant use if the commission shall determine that such use is compatible with or enhances the purposes of the open space requirements and that adequate pedestrian and emergency vehicle access Will be maintained. Trellis structures shall only be proposed in conjunction with commercial restaurant uses on a designated Historic Landmark or within (H) Historic overlay zones and must be approved by the Historic Preservation Committee pursuant to review requirements contained in Article 7, Division 6 of Chapter 24 of the Aspen Municipal Code and the Planning Director pursuant to Section 24-8-104 A.1.a. (1). Such approved structures shall not be considered additional floor area ratio (FAR) or reduce open space on the parcel. Section 2: Section 8-104.A.1.a. (1) "GMQS Exemption by the Planning Director" of Chapter 24 of the Municipal Code of the City of Aspen, Colorado, is hereby amended by the inclusion of new language, which shall read as follows: A. Exemption by planning director. 1. General. Development which the planning director shall exempt shall be as follows: a. Remodeling, restoration, or reconstruction of existing building. (1) The remodeling, restoration, or reconstruction of an existing commercial, lodge or multi-family building or the addition of a trellis structure to a commercial restaurant use which does not expand commercial or office floor area or create additional dwelling, hotel or lodge units or involve a change in use. No bandit unit shall be remodeled, restored or i reconstructed unless it has first been 3 legalized pursuant to section 5-510. To obtain approval to reconstruct demolished commercial or office floor area, the applicant shall demonstrate that affordable housing and parking is provided for the reconstructed floor area as if it were newly constructed space. When a trellis structure is proposed within an open space area, it shall be demonstrated that the structure: a) is not enclosed by walls, screens, windows or other enclosures; and b) shall maintain 50% of the overhead structure open to the sky; and c) is designed and maintained so that snow does not accumulate to form a closed roof-like cover. Section 3: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: A public hearing on this Ordinance shall be held on the =IC day of 87 Q~p , 1993 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which a hearing of public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by 4 UL the City Council of the City of Aspen on the i 1- day of (5Â»6 - , 1993. 4 (*-04- John/ Bennett, Mayor Aiyte T : 3 44Â« Rathryn00. Koph, city Clerk FINALLY, _ adopted, passed and approved this 024. day of 01:4~4~..~ 1993. 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