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Home My WebLink Aboutagenda.hpc.19930512AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE May 12, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call and approval of April 14, 1993 minutes II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS A j ~ r 0'~CA %< 6/lk_ - 410 YCLÂ·.-Â·L, 6- 4,1 64=t. 4 5:15 A. 409 E. Hopkins - Extension of Conceptual-420~er- t-*'5 0/C 5:20 B. Final Development - 234 W. Francis - Vidor (7032-+v -- i.1 6 AD V. NEW BUSINESS 5:50 A. Conceptual Development - 1080 Power Plant Road City Shop U Us~, 9 \Sb.-C - VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee Reports C. Neighborhood Character Guidelines D. Ordinance on Pioneer Park Lot 1&2 E. Red Brick update ongoing 6:30 VII. ADJOURN 94 - E--7# r . 1 U 9 -4 ~+ L lÂ·t 1 ''.1 1 C /'*:4 tid L L.-, 4 r 1 HPC PROJECT MONITORING HPC Member Name Project/Committee Bill Poss 413 E. Hyman County Courthouse Highway Entrance Design Committee Character Committee-AACP 601 W. Hallam (app. liaison) HP Element-Community Plan Aspen Historic Trust-Board Member 534 E. Hyman (P.C. Bank) CCLC Liaison 214 W. Bleeker St. Mary's Church 533 E. Main PPRG 715 W. Smuggler Ann Miller 700 W. Francis Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 700 W. Francis 624 E. Hopkins Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee Aspen Historic Trust-Chairman 824 E. Cooper 210 S. Mill 303 E. .Main Alt Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 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 Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) 232 E. Hallam 513 W. Bleeker Karen Day Rubey Transit Center 334 W. Hallam (alternate) Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) Linda Smisek 134 E. Bleeker 210 Lake Avenue MEMORANDUM To: Aspen Historic Preservation Committee From: Kim Johnson, Planner Re: Approval for Temporary Relocation of the Structure at 210 Lake Ave. Date: May 12, 1993 On April 14 1993, the HPC approved the Final Development Plan for 210 Lake Ave. Included within the application was the statement that the structure would be temporarily relocated on the,site while a basement foundation was added. temporary relocation of the victorian at 120 W. Francis. Staff missed this reference ~,to the relocation and the HPC did not act on the criteria for relocation of an inventoried structure. Prior to issuance of a foundation permit, staff seeks HPC approval for relocation it with the following conditions: Prior to the issuance of the foundation permit: 1) The applicant shall provide to staff detailed information from a structural engineer regarding the actual methods used for the relocation. 2) The applicant shall provide a letter of credit, in a form acceptable to the City Attorney, in the amount of $100,000.00 to cover the costs of repairs needed as a result of the relocation of the victorian structure. 3) The applicant shall provide as-built drawings and photos of the original structure for the HPC file. 4) The Applicant shall submit to the HPO a statement of hot,~ the temporary relocation site will be prepared for the structure. HPC Vote: --7 for 0 against 21233-1 25/2 5 1 93. Bill Pos(s, Ch~'rman Datt 1-Ll_ f r MEMORANDUM To: Historic Preservation Committee Thru: Diane Moore, City Planning Director From: Amy Amidon, Historic Preservation Officer Re: Extension of HPC Conceptual Approval granted to 409 E. Hopkins Date: May 12, 1993 SUMMARY: Kandycom, Inc., owner of 409 E. Hopkins requests that the Conceptual Approval originally granted by the HPC to the previous property owner on August 8, 1990 be extended. HPC has approved extensions for this project on July 10, 1991 (for 60 days), August 28, 1991 (for 10 months) and May 13, 1992 (for one year). Kandycom is uncertain of how it wishes to proceed in regard to development of the property, and asks for another one year extension of the approval, as provided by Section 7-601 (F)(3)(c) of the Aspen Land Use Code. STAFF RESPONSE: Aspen Land Use Code states that, "Application for a final development plan shall be filed within one (1) year of the date of approval of a conceptual development plan. Unless an extension is granted by the HPC, failure to file such an application shall render null and void the approval of a conceptual development plan previously granted by the HPC." The GMQS allotment for this parcel was allocated in January, 1991, and is good for three years from that time. GMQS approval is based on the conceptual development plan as presented, and the applicant must secure final development approval (based on those plans) and a building permit before GMQS expires in January of 1994. If at that time the project is still delayed, the applicant will have to request an extension for both GMQS and conceptual development, and these requests may not be approved. The applicant should be aware that the Planning Department will consider GMQS and conceptual approval for this project concurrently, and after January of 1994, either both approvals will be extended or neither will be extended. Staff recommends conceptual development approval for 409 E. Hopkins be extended until January 30, 1994. JYL MEMORANDUM To: Aspen Historic Preservation Committee Thru: Diane Moore, City Planning Director From: Amy Amidon, Historic Preservation Officer Re: 234 W. Francis: Final Review of Significant Development Date: May 12, 1993 SUMMARY: The applicant requests final development approval for structural enhancements to the roof and fouhdation of the main house and remodel of its upper level and attic, structural enhancements of the outbuilding as well as remodeling and creation of an addition to the outbuilding, temporary relocation of the outbuilding, creation of a deed restricted accessory dwelling unit and one new on site parking space. The proposed addition to the outbuilding requires a setback variance. This parcel is an Aspen Historic Landmark. APPLICANT: Quentin Vidor, represented by John Schenck of Charles Cunniffe Architects. LOCATION: 234 West Francis, Lots K, L, M, Block 48, Townsite of Aspen, Colorado. SITE, AREA AND BULK INFORMATION: Please refer to the supplement provided by the applicant. The applicant must verify the new FAR figure for the Zoning Plan check within the building permit application. PREVIOUS HPC ACTION: The HPC granted Conceptual Development approval to the 234 West Francis project on April 14, 1993, with the condition that the architect restudy the new windows on the west elevation. See attached minutes. ADDITIONAL COMMISSION REVIEWS: The applicant must receive a Conditional Use approval from the Planning and Zoning Commission for the carriage house dwelling unit. The project is on the P&Z agenda for May 18, 1993. PROJECT SUMMARY AND REVIEW PROCESS: All four Development Review Standards as well as the Standards for Relocation must be met in order for the HPC to grant approval. For temporary relocation, the Standards require that an engineer declares the building able to - withstand the move, that a plan for relocation be submitted, including preparation of the temporary site, and a bond be secured to insure safe relocation. Attached are the applicant's response to the Development Review Standards and conditions, revised drawings, and request for partial demolition and setback variance approval. Development Review Standards REVIEW STANDARDS: Section 7-601 of the Aspen Land Use Regulations defines the four standards for Development Review. All four of these standards must be met in order for the HPC to grant approval for the proposal. The applicable guidelines are found in Section VI, Residential Buildings-Renovation and Restoration, in the Historic District and Historic Landmark Development Guidelines. 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. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. Response: The parcel has been designated an Aspen Historic Landmark, and therefore redevelopment must not compromise those features of the structure and site which are the basis Of its architectural or historic significance. The proposed changes which will be visible on the exterior of the Vidor residence entail a new window on the north facade of the main house, raising the carriage house 1 1/2' and installation of a new stone veneer foundation, a shed addition and a new entrance and windows on the north facade of the carriage house, and on the west facade, replacement of an existing second story door with a new window. All new materials are to match existing materials. Existing wall sections will be removed to install said new windows as well as the addition. The applicant also proposes demolition of an existing trellis. Staff finds that the design and scale of the proposed changes are, in general, in keeping with that of the existing buildings. However, as discussed in the Conceptual Development Review, the desirability for small, square new windows rather than double hung as typical on the other buildings is in question. Similarly, the double door on the north facade of the carriage house seems unnecessarily wide. The addition is small, and along with the other alterations proposed, is not easily visible from the public way. Its location along the north facade of the carriage house is appropriate, and therefore a setback variation should be allowed. As the existing historic outbuilding is one foot from the east lotline, a precedent for this type of development has been set. Provision of a supplemental parking space at the rear of the lot is a benefit to the residents, and in keeping with Aspen Land Use Code. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The proposal is sympathetic to the physical characteristics of surrounding parcels and the established development patterns of the neighborhood in general. Small, connected additions which have developed over the lifetime of a building are typical of this area. 3. Standard: The proposed development enhances or does not detract form the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposed changes do not negatively impact the value of this property in terms of its importance to local history, or destroy those characteristics which led to its designation as an Aspen Historic Landmark. 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: Staff finds that the proposed alterations do not significantly affect the integrity of the structure and do not destroy a great amount of original building fabric. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Final approval as proposed, finding the Development Review Standards have been met. 2) Final approval with conditions. 3) Table action to allow the applicant time to revise the proposal in order to meet the Development Review Standards. 4) Deny Final Development approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends that the HPC approve the Final Development Plan after further discussion of window and door design, and with the condition that the applicant secures the required bond necessary (amount to be determined by the HPC) for temporary relocation of the carriage house and submits a temporary relocation plan prior to receipt of a building permit. The relocation plan should include sufficient interior cross bracing to stablize the outbuilding. Also, construction of the additional dwelling unit is contingent on Planning and Zoning approval. Additional comments: Historic Preservation Committee Minutes of April 14, 1993 the condition that the architect submit drawings to the monitor and restudy the fenestration on the south elevation; second by Martha. All in favor of motion and amended motion, motion carries. DISCUSSION Bill: For clarification Jake is concerned about the thickness of the detailing on the north and south elevation. 234 W. FRANCIS - CONCEPTUAL DEVELOPMENT Kim: The principle residence is going to be remodeled inside and the majority of work will be focused on the carriage house and the addition to make a bathroom and legal living quarters. Staff agrees with the request for a setback variance. John Schenck, Project Manager for Cunniffe & Associates: This house is at 234 W. Francis and is the Davis-Waite house and built 1896 by Governor Waite and he was the only populist governor. We want to keep the historic style of the house. On the main house the structural engineer stated that the house needs under pined. The interior remodel requires the roof to be restructured. The client also has requested an additional window on the north side of the structure. On the carriage house we want to make this deed restricted dwelling unit and that requires a bathroom and in doing so we will add a 9x9 ft. bathroom. We have it located on the eastern edge of the building on the north side trying to hide it from street view and keep the context of a small building. The cottage needs raised to make head room for a nice accessory dwelling unit and loft space that the client has requested. We propose to do that by putting in a stone base or water table under the existing structure and also building a new foundation. Since we are building a new foundation we are going to use storage in the basement. We also have a window at the western elevation of the carriage house. We will try to match the details and proportions of the existi â€žM building. A door has also been proposed to enter into the back yard. We will add a parking space even though it is not required. The total of the ADU would be 694 Sq. Ft. CLARIFICATIONS: Roger: You said you had roof modifications, will the roof be opened up or what? John Schenck: I am not exactly sure but if it does get opened up it would be replaced as is. Roger: The carriage house does not have a foundation presently. Does the existing house have a foundation? 9 Historic Preservation Committee Minutes of April 14, 1993 John: The ground has sunk and has reached to the point of the siding. The structural engineer said the foundation is just sinking. Roger: You are underpinning from the inside. John: Yes, we will underpin from the inside of the original house and for the carriage house we would lift it straight up and replace it and move it to the side. Roger: You would have to have a bond and we wanted you to be aware of that. Martha: On the landuse form it says no-onsite parking? John: That is existing and we would provide parking and conform to the code. Chairman Bill Poss opened the public hearing. Belinda Freischman, neighbor: I am thri-9 9 ..ith this prop=sal and it is such a treat to see something that isn't lot line to lot line in the west end. It is wonderful to have clients that want to preserve the old house. Our fears were that they were coing to raise the little house and destroy our view of the mountain. our house is a duplex and we face Smuggler. Our co-owners face the alley c...w we ao not want them looking at the parking. Esther Devoul: How far does the carriage house go on the east property line. John: One foot from property line. Esther: Where is the eight feet addition on the carriage house going? John: It is going on the alley side. Esther: Then in actuality the view from my place will not change. Public: I am also concerned about the parking area and the view from the duplex. John: We will preserve all the trees on that edge. Martha: I am not clear where the setback on the drawing is. John: The setback on the side yard is a ten foot setback. Our 10 Historic Preservation Committee Minutes of April 14, 1993 addition is nine feet wide and nine feet deep. Roger: On the existing conditions it states that the property is non-conforming on the rear. It also states that it is two feet from the east property line and the out building is situated one t-1-7 - F.opei j line. Bill: It is more compatible to have the small addition closer to the property line and it allows more of the carriage house exposed from the rear and from the alley and other areas. Jake: What is above the existing front door? John: There is a door to the attic space and we are taking the little door out and putting in a square window. The three piece window would get a door in its place. Roger: How high are you raising the house for the foundation? John: One foot six inches. MOTION: Roger made the motion that the HPC grant approval of the conceptual proposal as submitted for 234 W. Francis Lots K &M Block 44 and to grant the 8 foot setback variance for the carriage house addition with the condition that the relocation review criteria are met at final review. That means you have to have an engineering report and submit a bond; second by Martha. DISCUSSION Jake: I would like to have a restudy of the divided light windows on the west side. They are casements, divided light and the proportions are different. Roger: I would put that in the motion but you cannot see them due to vegetation. Jake: When you have this much site area I find it a stretch to get a variance unless you have good reason. Roger: Because it is a non-conforming site it doesn't bother me. Bill: You also have to look at the historic nature of the site. I feel it is more compatible on the end and you are not increasing the non-conformity and it preserves more of the carriage house. Roger: Also if you take into consideration what the neighbors said the view plane from the condominium unit on the south side neighbor, facing the north side of the carriage house where the 11 Historic Preservation Committee Minutes of April 14, 1993 addition is going on, the addition is kept to the back and it keeps the open space in the yard and their view plane is less interrupted. Jake: What do you think about the comments on the windows? John: I think they have some merit but do not know exactly how they would be dealt with at this point and we will restudy it. AMENDED MOTION: Roger amended the motion to include restudy of the fenestration on the west side (windows); second by Martha. All in favor of motion and amended motion carries. Bill Poss: This is a good project, John. COMMUNICATIONS Bill: The award week will be May 9th through the 15th and Roxanne has been hired to set it up. The Historic Trust will pay Roxanne $800. to coordinate the banquet and cocktail party and draw up a council proclamation and press coverage. She has also been hired to get our character guidelines going and Diane got an extension until June. A one day workshop with Nori Winter will be scheduled. Roger: I have a statement to make, it is our job to read the memos in the packet and we should not have to read them at the meeting, just ask questions and clarifications. MOTION: Jake made the motion to adjourn; second by Martha. All in favor, motion carries. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Assistant City Clerk 12 ,. /M ARCHITECTURE PLANNING April 30, 1993 INTERIORS Ms. Kim Johnson Planning Office City of Aspen 130 S Galena St. Aspen, Co 81611 Re: Vidor Residence 234 West Francis Dear Kim, Please find enclosed an H.P.C. application for final review of significant development for the Vidor Residence also known as the Davis-Waite house. If you have any questions, please contact us. Sip< re , *ff617&chenck 889 captain CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN AVENUE Â· ASPEN, COLORADO 81611 Â· 303/925-5590 FAX 925-5076 - LAND USE APPIICATICN FCBM . 2 7 3 52- I 2 1- I 7-003 c .1) Project Name Vidor Remodel - - c-~ 2) Project Ioation 234 W. Francis, Lots K, L, M, Block 48 ; . Aipen..Colorado -- (indicate street address; lot & block number, legal description where appropriate) 3) Present Zoning R-6 4) lot= Size 9000 sq. ft. 5) Applicant's Name, Address Ec Phone # Quentin Vidor 925 Gibson *Ave.' , Aspen, CO 81611 920-7768 6) Representative's Name, Address & Ihone # John Schenck @ Charles Cunniffe Architects 925-5590 7) Type of Application (please check all that apply): conditional Use Oonoeptual SPA Concephial Historif: Dev. Special Revier Final SPA X Final Hist=:ic Dev. 8040 Greenline .I.-I- 000201121 POD Minor Historic Dev. Stxeam Margin Final POD - Historic Demolition Mountain View Plane Subdjvisian Historic Designaticn Condominiumization - Tecti/Map Alner~~rit . (IMOS Allotment Int SpliWIot line (NOS E]oemption Adjustmrrt 8) Description of Elisting Uses (numbet ani type of ed.sting- structures; approocimate sq. ft.; nmber of bedroans; any previals approvals granted to the property). The property consists of a main house with an attached free market unit, as well as an unnatached outbuilding presently used for storage. The house, free market unit and outbuilding consist of approximately 2523 sq.ft. 9) Description of Develormerrt Application Structural enhancement to roof & foundation of main house. Remodel of Â·main house upper level and attic. Structural enhancements of outbuildinq. Remodel and addition to outbuilding, creating a deed restricted A.D.U. Addition of one parking space (not required) 0) Have you attached the following? Response to Attadment 2, Minimum Submission Corrtents Response to Attachment 3, Specific Subnission 00rita-Its Response to Attachment 4, Review Standards for Your Application lili SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully_labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11"x17" format. APPLICANT: Quentin Vidor ADDRESS: 925 Gibson Ave., Aspen ZONE DISTRICT: R-6 LOT SIZE (SQUARE FEET): 9000 sq.ft. EXISTING FAR: 3114.5 sq. ft. ALLOWABLE FAR: 3660.0 sq. ft. PROPOSED FAR: - ~ -- - ~3239.7 sci. ft. EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: 20% PROPOSED % OF SITE COVERAGE: 21% EXISTING % OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: Prindoal Bldg.: / Accessory BlÂ®: 12 ' -9" PROPOSED MAXIMUM HEIGHT: . Princioal Bldo.: / Accessory Blda: 14 ' -3" PROPOSED % OF DEMOLITION: 2% - entry trellis EXISTING NUMBER OF BEDROOMS: 6 PROPOSED NUMBER OF BEDROOMS: 3 EXISTING ON-SITE PARKING SPACES: 0 ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: ADU bath addition Front: 16' Front: 10' Front: Rear: U ' Rear: 10' Reac Side: 0'/1' Side: 10' Side: 2 ' Combined Front/Rear: 16' Combined Frt/Rr: 30' Combined FronURear: EXISTING NONCONFORMITIES/ Side setbacks, rear setbacks, combined front/rear ENCROACHMENTS: VARIATIONS REQUESTED (elioible for Landmarks Only: character comoalibilitv finding must be made by HPC): FAR: Minimum Distance Between Buildngs: SETBACKS: Front: Parking Spaces: C Rear: Open Space (Commerdal): Side: 2 ' Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): I. GENERAL APPLICATION REQUIREMENTS A. A letter of consent to representation is attached as Exhibit 'A'. B. The street address and legal description of the proposed project is: 234 W Francis Lots K,L,M, Block 48 Aspen, Co 81611 C. Disclosure of ownership is attached as Exhibit 'B'. D. A vicinity map locating the subject parcel is attached as Exhibit 'C'. E. Description of Proposal 1. Main house a. Reinforcement of foundation by means of underpinning. b. Reinforcement of roof structure along with some modifications to ceilings. c. Reinforcement of floor and wall structure as necessary. d. Remodel of interior spaces on upper level and attic. e. Addition of one window on the North side of house. 2. Outbuilding a. Conversion of outbuilding to a deed restricted Accessory Dwelling Unit. b. The building will be raised 1'-6" and a new foundation poured (basement). The increase in height is necessary to accommodate a new loft space. The exposed foundation will be covered with a stone veneer. c. The existing canopy or trellis will be removed and a new canopy will be built at the entry. d. A new door and window will be added to the North side of the building. e. A new bath approximately 9' x 9' will be added on the North side. In keeping with the design intent and the character of the site, this addition is located within the side setback and will require a variance by the H.P.C. f. The interior remodelling of the outbuilding will include the addition of a kitchen and a loft. F. Compliance with relevant review standards 1. Design compatibility with existing structure. The main house will not change in appearance since the work is limited to the interior with the exception of one window which will be similar to existing windows. The outbuilding will increase in height (1'- 6'1) and gain a stone base which is not uncharacteristic of Victorian design. The loft space which dictates the height increase, creates desired space without a large addition to the original form. The bath addition utilizes a shed roof which works with the existing gable without detracting from it. 2. Consistency with neighborhood character. The visible additions and changes to the Davis-Waite house have been kept to a minimum to reduce the impact on the neighborhood. 3. Enhancement of the cultural value of the structure The proposed work to the Davis-Waite house Will increase the cultural value of the property in that the structural modifications will extend the life of the house. Turning a relatively unused outbuilding to an Accessory Dwelling Unit provides much needed living space which will not be neglected. 4. Enhancement of the architectural integrity of the structure The architectural integrity and Victorian character of the historical structure remains intact as the proposed additions are limited and unobtrusive. G. Proposed materials The major building materials on the proposed addition will match existing materials. H. Effect of proposed details on the original design The proposed details of the new addition shall have little or no effect on the original design of the outbuilding, as they will mimic the existing details as closely as possible using modern building techniques. I. Effect Of proposed details on character of neighborhood The proposed details shall have a minor effect upon the character of neighborhood. The details of the addition will blend in with the original design of the historic building. 3. Conformity of final development with representations of conceptual review. The final development plan for the proposed additions at 234 W. Francis conform to the initial representations made during the conceptual review. The only changes to the proposal are at the detail level and as a result of the request to study specific areas by H.P.C. 1. Conformity to conditions as placed by H.P.C. a. Secure a letter from a structural engineer stating that the building is sound enough structurally to withstand a relocation. This condition has been met and is labeled as exhibit 'G'. b. Acquire a bond for relocation of the existing outbuilding, insuring the structure financially. The bond will be procured once the amount has been established. C. Look at the appropriateness of the proposed windows and doors for the outbuilding, studying the proportion and style attempting to match the existing conditions more closely. The proportions of the door on the north side were changed and a transom window was added to match the existing style more closely. We concluded, however, that the double hung style was not appropriate to the proportions and size of the adjacent windows. This is apparent on the elevations labeled as exhibit'F'. II. EXISTING CONDITIONS A survey prepared by Alpine Surveys, Inc. along with floor plans and elevations drawn from field measurements showing existing conditions is attached as exhibit 'D'. III. EFFECT OF PROPOSED DESIGN ON HISTORICAL STRUCTURE AND NEIGHBORHOOD CHARACTER The proposed addition and remodel of the Davis-Waite house is planned to remedy structural problems incurred over the years and to create more usable space for the owner and tenants. The main house remains relatively unchanged on the exterior. Modifications to the outbuilding occur out of sight from the street. The addition of one on-site parking space is planned to accommodate the A.D.U. although this is not required. It is the intent of the applicant to maintain the historic character of the building and to restore it to ensure its continuing presence in the Historic district of Aspen. The existing conditions are illustrated as Exhibit 'E'. The proposed development is illustrated as Exhibit 'F'. IV. APPLICATION FOR PARTIAL DEMOLITION The applicant is requesting approval of the demolition of a trellis at the entry to the outbuilding to be replaced by an entry feature more in character with the building. V. APPLICATION FOR SIDE YARD SETBACK VARIANCE The applicant is requesting a variance for the East side yard setback. Presently the property is nonconforming on rear, combined front and rear, and both side setbacks. We have proposed an addison to the outbuilding which will occur 2' -0" from the East property line. The outbuilding is situated 1'-0" from this same property line. The proposed location preserves the character of the structure and is in keeping with the layout of the entire property. EXHIBIT A AJ. 543 ARCHITECTURE February 17, 1993 PLANNING INTERIORS To Whom It May Concern, As Owner of Lots K.L,M, Block 48, Aspen Township, also known as the Davis Waite house located at 234 West Francis Street, Aspen, Colorado, we authorize Charles Cunniffe Architects, 520 E. Hyman, Suite 301, Aspen, Colorado, 81611, (303) 925-5590, to represent our interests in the minor historic development of the aforementioned property. Sincer#*99 fl 1 0 <-9/1 Mri Quentin Vidor 925 Gibson Avenue Aspen, Colorado 81611 920-7768 CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN AVENUE Â· ASPEN, COLORADO 81611 Â· 303/925-5590 FAX 925-5076 MAR 01 '93 13:18 WHEELER SQ LAW APEEN EXHIBIT B P.2/8 -. ISSUED BY I7 Commonwealth. POLICY NUMBER Land Title Insurance Company 128-053556 OWNER'S POLICY OF TITLE INSURANCE SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND ST1PULATIONS, COMMONWEALTH LAND TITLE INSUkANCE COMPANY. a Pennsylvania corporation. hecein called ihc Company, insures, as of Date of Policy shown in Schedule A, against loss of damage, not exceeding the Amount of Insurance stazed in Schedule A, sustained or incurred by Ihc insured by reason of. 1. Title to the (State or interest described in Schedule A being vested orher than as stated therein. 2. Any detect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of u<Gess to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extenk provided in the Conditions und Slipulations. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its corporate name and scal to be hereunto affixed by its duly authorized ofikers, the Policy m become valid when countersigned by an authorized officer or agent Of the Company. COMMONWEALâ„¢ LAND TITLE INSURANCE COMPANY Attest: By: 942 fAL Secrztary ~,~~ Pred<tent EXCLUSIONS FROM COVERAGE The following matters arc expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fhes or expenses which arise by reason of- 1. (a) Any law, ordinance or governmantal regulation (ingluding but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiIing or re|ating to (i) the occupancy, ux, or enjoyment of Ihe land; (ii) Lhe character, dimensions or location of any improvement now or hereattet ereclcd on thÂ© land: (iii) a separation in ownership or a change in the dimensions or area of thÂ© land or any parcel of which the land is or was a part, or (iv) environmental protection, of the effect of any violation of those laws, ordinances or governmÂ¢ntal regulationb, except to thÂ¢ extent thal a noticÂ¢ of the enforcement thereof or a notice ot a detect. hen or encumbrance resulting froin a violittion or alleged violation affecting the land has been recorded in the public records al Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent thai a notice of the exercise thereof or a notice of a defect, lien or encumbrance rcaulting from a violation or allezed violation at-fecting the land hab been rccordcd in Lh: public fCCOru, .11 D.lic of Policy, 2. Rights of Â©mincnx domain unless notix of the exercise thereof has been recorded in the public records at Date of Policy, but not exgluding from coverage any taking which has occurred prior to Date of Policy which would be binding on thc rights of u purchaser for value without knowledge, 3. Defects. liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records ul Dwic of Policy, but knowa to the in5ured daimant and not disclosed in writing to the Company by thÂ© insured claimant prior to ThÂ© date the insured claimant became an insured under this policy; (c) resulting in no lubs or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage whieh would not have bccn sustained if the insurÂ©d claimant had paid valuG for thÂ¢ gatate or interest insured by this policy. American Land Title Association Owner's Policy 00-21-87) Face Page Valid Only If Schedule A, B and Cover Arc Attached Form 1141-2 ORIGINAL MAR 01 '93 13:19 WHEELER SQ LAW APEEN. LUivul 1 RUAO AND STIPULATIONS r.5/ 5 (c) Whenever the Company shall have brought lin action or inlerposed a 1. DEFINITION OF TERMS. defensÂ¢ as required or permitted by the provisions of this policy, the Company may pursue any litigation !0 final determination by u courl Of The following terms when used in this policy mean: competent jurisdiction and expressly reserves the right, in its sole discretion, (a) "insured": The insured named ift Schedule A, and. subject to any to appeal frank any adverse judgment or order. rights or defunats thc Company would have had against Ihe named insuid, se who succeed to the interest of the named insured by operation of law (d) In all cascs where this policy permits or requires the Conipittly to distinguished from purchase including, but nor limited to, heirs, proscculc or provide for thÂ¢ d:funsÂ¢ of any action or procce,ling, the ributccs, devisccs, survivors. personal represcnzatives. next of kin, or defense in the action or proceeding, and all appeals therein. and permit the msured shall secure to the Company the right lo so prosecute or provide rporatÂ© or fiduciary successors. Company to use, at its option, the name of the insurid for this purpose. (b) -insured claimant": art ingured claiming loss or damage. Whenever requested by the Company. thc insured, at thÂ© Company's (c) "knowledge" or "known": actual knowledge, not Constrlictive expcnbe, shall give the Company all reasonable aid (i) in any action or knowledge or notice: which may be imputed lo an insured by reason of the procceding, securing evidettee. obtaining witnesses, probeculing or public records as defined in this policy or any other records which impart defunding the aciion or proccaing, or cffecting scillcment and (11) In amy constructive notice of matters affÂ¢cting thÂ© land. other lawful act which in thc opinion of thc Company may be neceisary of (d) "land": the land described or referred to in Schedule A, and desirable zo establish the title to the estate or interest as insured. 11- thÂ¢ improvements affixed thereto which by law constitute rcal property. ThÂ¢ Company is prejudiced by the fuilure of the insund to ilitnish th: required term 'Hand" docs not include any property beyond the lind of the lirea cooperation, the Company's obligations to the insured under the policy described or referred to in Schedule A, nor any right , title, interest, estate shall terininate, including any liability or obligation lo defend. prosecute. Of or easement in abutting streets, roads. avenues, alleys, lanes, ways or continue any litigation, with regard to thes matter or matlers requiring such waterways, bui nothing herein shall modify or limit the C'xtent to which a cooperation. right of aceÂ¢ss to and irom th, land 13 insurod by this policy. 5. PROOF OF LOSS OR DAMAGE. (c) "mortgage": mortgage. dccd of trust, trust deed, or other security Conditions and Stipulations have been provided the Company. a proof of in addition to und ufter the notices required under Section 3 nf these: in5 trumcnt. loss or dama#c signed and sworn lo by ihe insured claimant shitll he (f) "public records-: records established undcr state $(atules al Date of furnished to tne Company within 90 days after the insurcd claimant shall Policy for the purpose of imparting constructive notice of matters relating a*cortain ihc facta giving risc to the *ss or damage. l'hÂ¢ proof of loss Or to real properly to purchasers for value and without knowledge. With dumage shall describe the defect in, or lien or oncumbrance on the ti[Ic, or respect to Section i (a) Ov) of the Exclusions From Coverage, "public other matter insured against by this policy which conwitules the basis of records" shall also include etivironmental protection kiens tiled in ihc loss of damage and shall statc, to the cxtent possible, the basis 01 records of the clerk of the United States district court for the district in calculating the amount of thc loss or damage. If the Company is prejudiced which the land is located. by the failure of the insured claimant to provide the required proof of loss 40 -unmarkctability of the title": an alleged or apparent matter affecting or damage, the Company's obliptions to the insured under [he policy shall thC title to the land. not excluded or excepted from coverage, which would terminatc, includin; any liabillty or obtlgation to defend. prosÂ¢cute. or entitte a purchaser of the estate or interest described in Schedule A to be continue any lizigation, with regard to the maner or matters requiring such releascd froin the obligation to purchase by virtue of a contractual proof of loss or damage. condition requiring the delivery of marketable title. In addition, the insured claimant may reasonably bc required LO submit 2. CONTINUATION OF INSURANCE AFTER CONVEYANCE to examination under oath by any authorn=d reprasentative of l}le Company and shull produce for examination. inspÂ¢ction and copying, at OF TITLE. such reasonable times und places 5 may be designatdd by any :tulharized Thc coverage of this policy *hull continue in force as of Date of Policy iIl representative of the Company, all records. books. 1:d* fs. checks, favor ot an injurÂ©d only .0 ion; as the insured retains an estate or interest correspondence and memonindit, whether bearing a datÂ¢ bÂ¢torc or after the land, or holch. un indebtedness secured by a purchase money Date of Policy, which reasonably permin to the 1052 or damage. Further, if r:gage given by u purchaser from the insufed, ot only so long as thÂ¢ requested by any authorized representative of the Company , the insured ured shall have liability by reason of covenants of warranty made by lhC claimant shall grant its pennission, in writing, for any authorized niured in any tranifer or conveyance or the estate or interest. This policy reprcsentative of the Company zo examine , inspect and copy all recoids, shall not continue in force in fuvor of any purchaser from the insured of books, ledgers. checks. correspondence and memoranda in the custody or either (11 an estate or interest in the land. or 00 an indcbtcdness secured by control of a third party, which reasonably pertain to the loss or ditmage a purchase moncy mortgage given to the insured. All information designated as confidential by the insured claimant provided to the Company pursuant to this Section shall not be disclosed to others 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. unless, in the reasonable judgement of the Company. it is necessary in the administration of the claim. Failure of the insured claimant to submit for The insured shall notify the Company promptlv in writing (i) in case of examination under oach, produce other rcasonably. rcquesled mformation any litigation as set forth in Section 4(a) below, fii) in case knowledge shal: or grant permisÂ»ion to sÂ¢curc rÂ¢asonably necessary infornlation from Grd come to an ins,tred hereunder of any claim of title or interest which is parties 45 requircd in this paragraph shall terminalÂ¢ any liability of the adverse to the title to the estate or interest, as insured, and which might Company under this policy as to that claim. cllusc loss or damage for which thÂ© Company may be liable by virtue of this policy, or (iii) if tilic to the cstak or intgrest, as insured, is rejected u. 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS, unmarketable. If prompt noticd shall not be given to the Company. then as TERMINATION OF LIABILITY. to thu iniurcd all liability of the Company shall tcrminatÂ© with rÂ©gard to In case of a claim under this policy, the Company shall have the the matter or matters for which prompt notice ts required; provided ' following options: however, that failure to notify the Company shall in no casc prejudice th: rights of any insured under this policy unless the Company shall be (a)To Pay or Tender Payment of thÂ¢ Amount of Insurunce. prejudiced by the failure and then only to the extent of the prejudice. To pay or tender payment of thÂ¢ amount of insurance under this policy together with any costs, attorneys' fees and cxpcn:cs incurred by 4. DEFENSE AND PROSECUTION OP ACTIONS; DUTY OP the insu'ed claimant, wh!,h wire authorized by th: Company. up lo the INSURED CLAIMANT TO COOPERATE. time of payment or tender of payment and which thu Company is obligated to pay. 60 Upon wrinen request by the insured and subjoct to thÂ¢ options Upon the exercise by the Company of this option, ali liability und contained in Section 6 at these Condition* and Stipulations, the Company, obligations to the insured under this policy. other than to makc the at iu own cost and without unreasonablc delay. Shall provide for tho payment required. shall Xerminate, inÂ¢luding any hability or ohlilpition 10 defense of an insured in litigation in which any third pany asserts a claim defend. prosecute, or continue any litigation. and the policy Shilll be adverse to tha mice or interal us insured, but only 1,5 to those stated causes surrendered to ihe Company for cancellation, of action alleging a defect, lien or encumbrance or other mlt[er insured (b) To Pay or Otherwise SelllÂ¢ With Parties Other than thÂ© fusured or against by this policy. The Company shall have the right ta select counsel With the Insured Claimant. of its choice (subject to the right of the insured to object for reasonable M to pay or otherwiNG *tlk with olhcr parties for or iii l}Ic nitine cause) Â¢0 represent the insured as m those stated causes of action and shall of an insured claimant any claim insured against under this policy, logÂ¢(her not be liable for and will not pay thÂ¢ fccs of any other counsel. The with any costs, attorneys' fuss and expenbes incurred by the insured Company will not pay any feei, costs or expenws incurred by the insured claimant which were au,horized by the Company up 10 Gne of p.tyment in the defense of those causes of action which allege matters not insured and which the Company is obligated to pay: or against by this policy. (ii) to pay or otherwise settle with the insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' (b) The Company shall have the right, at its own cost, to institute and fucs and expenses incurred by the insured claimant which were authorized osecute any action or proceeding or to do any other act which in its by the Company up to thÂ© tim: of payment and which th; Company is opinion may be necessary or desirable to establish the title to the estate or obligated to pay. Interest, as Insurcd, or to prevent or reduce loNs or damage to the in:urcd. Upon the exercise by the Company of eilher of Lhe oplions provided for The Company may take any appropriate action under the terms of this in paragraphs (b)(i) or 00, thÂ© Company's obligations to the insuid under policy, whether or not 11 shall bc liable hereunder, and shall not thereby this policy for the claimed loss or damage, other than the puymÂ¢115 concede liability or waive any provision of this policy. If the Company required to be Inade, shall terminate, including #ny liability or obligation le shall exercisc its rights under ihis paragraph, it shall do fo diligently. defend. prosccutc or continue any litigation, Cooditions and S,Ipulâ€¢tions Continued inside Cover B-~141-2 MAR 01 '93 13:20 WHEELER SQ LAW APEEN P.4/8 //1-50 *349697 10/15/92 12:50 Rec *10.00 BK 691 PG 525 Silvia Davis, Pitkin Cnty Clerk, Doc $117.50 2 2 L WARRANTY INgga 04 0>L THIS DEED, made this l 1 day of (2> C,7 , 1992 ~ ~ ~ between John Hall, whose address is i â‚¬3 &il/ -Â¢Â·*FM04,r, Â·6'05';kt. 24 TA *2-= 1 ("Grantor"), and Quentin * -vvicior, whose address is 2 Upper Hook Road, Rhinebeck, New York, C U 12572 ("Grantee-) : WITNESSETE, That the Grantor, for and in consideration of the sum of Ten Dollars and other good and valuable consideration r- to the Grantors in hand paid by the Grantee, the receipt and t- sufficiency of which is hereby acknowledged, has granted, f bargained, sold and conveyed, and by these presents does grant, 4 bargain, sell, convey and confirm, unto the Grantee, his 6 L successors and assigns forever, all the real property, together z with improvements, if any, situate, lying and being in Pitkin 0 Â·k County, Colorado, described as follows: fa I I.OTS K, L, AND M, BLOCK 48, CITY AND TOWNSITE OF ASPEN TOGETHER with all and singular the hereditaments and r ~-5 appurtenances thereto belonging, or in anywise appertaining, and c b the reversion and reversions, remainder and remainders, rents, Â¤-â‚¬ issues and profits thereof; and all the estate, right, title, - interest, claim and demand whatsoever of the Grantor, either in law or equity, of, in and to the above bargained premises, with the hereditaments and appurtenances. TO HAVE AND TO HOLD the premises above bargained and described with the appurtenances unto the Grantee, his successors and assigns forever. And the Grantor, for himself, his heirs, executors, and administrators, does covenant, grant, bargain, and - agree to and with the Grantee, his successors and assigns that, v at the time of the ensealing and delivery of these presents, he n< , is well seized of the premises above conveyed, has good, sure, 7 perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful 0 authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, p assessments, encumbrances and restrictions of whatever kind or nature so ever, EXCEPT: \J t.+ 1. Fa:FF,Â¥ 44*05/ /4**/ 94'Y**â‚¬1'1 / AKÂ¥d /*** /4**4,/ /4*0#61*1/ 0/40Â¢s#***rA',li/// 9*AK,-.9/01/111Â¢39 /â„¢*189*/' APÂ¥/Â¥gÂ¥.*r/Al; /0,1,1~/ 07VU:M /*Â¥7 *9Â¥/ Any//// 9Â¥*AR j *DAV**34 /4*Wing l *AAÂ¥ im 4 jj/ ]992 Taxes due and payable in 1993 2. Reservations and exceptions as set forth in the Deeds from the City of Aspen recorded in Book 59 at Page 85 and Book 59 at Page 122 providing as follows: "That no title shall be hereby m acquired to any mine of gold, silver, cinnabar or copper or to a any valid mining claim or possession held under existing laws." 3. Encroachments as shown on Survey from Alpine Surveys, Inc. dated September 24, 1992 as Job No. 91-65. The Grantor shall and will WARRANT AND FOREVER DEFEND the above:bargained premises in the quiet and peaceable possession of the Grantee, his successors and assigns, against all and every person or persons lawfully claiming the whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall be applicable to all gender. Signed and delivered this L k day of 0Â« 1992. John HÂ©li; --- -2 12 -69 57 Ur Zier-liti DATE RE Transfer Declaration Receiv R# 349697 'Â·09Â·701 f 10/15/92 12:50 Rec $10.00 BK 691 PG 526 Silvia Davis, Pitkin Cnty Clerk, Doc $117.50 STATE OF Ca li for Olq ) )SS. COUNTY OF Los /b~}geld) Â¤(h The foregoing Warranty Deed was acknowledged before me this day of Octolzr- , 1992, by John Hall. Witness my hand and of f icial seal. ~j MY commission expires: 0~186193 4/ h' i ./7--- A-4* 1 \61 . 4 inl/1 1 ft .Â»(g A Notary EUVj~1 9 (1 OFFICIAL SEAL ~ F CHRISTY L GOWDY V*,Awl Los ANGELES GOuter, <I'lit~7 3 -N=:> 61Â¥Con,1121,1.Fu/28.1993 MAR 01 '93 13:22 WHEELER bw L~w rl[ L-Li j Fil CommonwealthÂ® l~ Land Title Insurance Company SCHEDULE A-OWNER'S POLICY SE NUMBER DATE OF POLICY AMOUNT OF INSURANCE POLICY NUMBER PCT-6929C2 10/15/92 @ 12:50 P.M. $ 1,175,000-00 128-053556 1. NAME OP INSURED: QUENTIN VIDOR 2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY Is: IN FEE SIMPLE 3. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN: QUENTIN VIDOR 4. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: LOTS K, L, AND M, BLOCK 48, CITY AND TOWNSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO. D.L. U.kl J~. 37O n (,P 601 E. HOPKINS AVE. PITKIN COUNTY TITLE, INC. Countersigned Authorizeâ‚¬JAgent ASPEN, COLORADO 81611 (303) 925-1766 THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE COVER SHEET. Form 4100 MAR 01 '93 13:22 WHEELER SQ LAW APEEN P.7/8 ~ CommonwealthÂ® Land Title Insurance Company SCHEDULE B-OWNERS ASE NUMBER DATE OF POLICY POLICY NUMBER PCT-6929C2 10/15/92 @ 12:50 P.M. 128-053556 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, enchroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 6. Taxes for the year 1992 not yet due or payable. 7. Reservations and exceptions as set forth in the Deeds from the City of Aspen recorded in Book 23 at Page 240, Book 59 at Page 85 and Book 59 at Page 122 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 existing laws". EXCEPTIONS NUMBERED 1, 2, 3&4 ARE HEREBY OMITTED. Form 4100 el MAR 01 '93 13:22 WHEELER SQ LAW APEENUNb Anu 23 1 11-uLA.vâ€ž& 7. 6/ b (Continued) 7. DETERMINATION, EXTENT OF LIABILITY AND COINSURANCE. (6) When liability and the extent ot loss or damage has heen definitely Thi* policy is a contract of indemnity against actual monetary loss or fixed in accordance with thesc Conditions and Stipulations, the loss or (14mage sustaincd or incurred by thc insured clalinant who has suffurcd lo.s damage shall bc payable within 30 days thÂ¢rcafter. ge by reason of matters insured against by this policy and only to 13. SUBROGATION UPON PAYMENT OR SETTLEMENT. nt herein de=kribed. (a) Thc Company's Right of Subrogation he liability of the Company under this policy shall not exceed the lea:- of: Whenever the Company shall have settled and paid a claim under this policy, all right of subropition shall v:4 in the Company unaffected by (i) the Amount of Inwrance statcd in Schedule A; or, any act of the insured Clatnlant. (ii) the differencc between thc value of the insured estate or intercit al The Company shall be subrogazed to and be entitled to all rights and insured and tha valuc of the insured estate or interest subject to the defect, relnedics which the insured clainiant would have had aguinst imy person or lien or encumbrance insured against by this policy. property in respect to the claim had this policy not been wsucd. 11 (b) In tho cvcnt the Amount of Insurance stated in Schedule A at Lhe requested by ihe Comparly, the inwurcd claimiin, 212111 [fandfur 10 Lhe Date of Policy is less than 80 percent of Thc value of the insured estate or Company all rights und remedies against afty person or property necessary intorcht or [hÂ¢ full consideration paid for the land, whichever hi less, or if in order to perfect this fight of subrogation. The insured Claint.mt fhall subsequent to the Date of Policy an improvement is crected on the land permit thÂ¢ Company to *uc, compromise 01' settle in the name Of the which increases thÂ¢ value of ihe insured estare or interest by at least 20 Insured claimant and to use the name of ille insured claimant in any percent over the Amount of Injuranec stated in SchÂ©dule A. then this transaction or litigation involving these rights or remcdks. Policy is subject to the following If a pavment on accouni of a claim daes not fully cover ilie loss of Lhe (i) where no subsequent improvement has bcen made, as to uny partial insured ciairnant, the Company shall he subrogalcd to these rights and toÂ», thÂ¢ Company shall only pay the loss pro rata m the proportion thar fcmedics in [he proportion which the Company's puyment bears to tile ihc amount of insurancc at Dutc of Policy bcar, to the total valuc of the whole amount at the loss. insured cbtate or interest ai Date of Policy: or If loss should result from any act of thÂ© insured chimant, as suited (ii) where a subsequent improvement has been made, us to ally partial above. that act shall not void ihis policy, but ihe Company, in Lhal Ck'Col, loss, thc Company shall only pay the loss pro rata in the proportion thut shall bc required to pay only thar part of any losses in*ured against hy L|kis 120 percent 01 the Amount of Insurance stated in Schedule A bears to the policy which shall exceed the amount, if any, lobl to the Ompany by Â®m of Lhc Ainount of insurance stated in Schedule A and the arnount reason of the impairmen[ by the insured claimant of che Compuny'b fight expended for the improvÂ©mint. of subrogation. The provisions of this paragraph shall not apply to costs, attorneys' fees (b) The Company'l RighM Against Non-insured Oblied and expenses for whioh the Company is liable under this policy, and shall The Company's right of- subrogation against non-insured obligors xhall only apply [0 that portion of any loss which exceeds. in the aggregate, ]0 exist and shall includc, without limitalion, the rights of the i,istilÂ·cd to percent 01 the Amount of Insufance stated in Schedule A. Indcmnities, guaranties, cther policic, of inourance or honds, (c) The Company will pay only those costs, attorneys' tecs and expenses notwithstanding any terms or con<litions containcd 111 1}lose ill.Rrunients incuircd in accordancc with Section 4 of thesc Conditions and Stipulations. which provide for subrogation rights by reason of this policy, 8. APPORTIONMENT. 14. ARBITAATION If the land Jewilbcd in Schedule A consists of two or more parÂ¢ck Unless prohibited by applicable law, cillter the Company or IhÂ¢ insured which are not used its a single Site, and k loss is established affectin; one or may demand arbitration pursuant to the Title Insurance Arbitration Rules more of thc parcels but not all, (hc loss shall be computed and settled on u of the American Arbitration Association. Arbitrable matters may include, ta basâ„¢ as if the amount of inaurance under thiÂ£ policy was divided but are not limited to, any controveriy or claim bÂ¢tween the Company und la as to the value on Dale of Policy of each separate parcel to Lhe , exclusive of any improvements made subsequent to Daic of PallÂ« the insured arising out of' or relating to this policy. any service of the u liability or value has otherwise been agreed upon as to cach parcel Coinpany in connection with ils issuance or the breuch of u policy hy the Company and the insured at ihe timc of the issuance of this policy provision or olher obligation. All arbitrable matters when the Amount Of and shown by an express stalentent or by an endorsement attached to this Insurance is St,600,000 or less shall be arbitrated al the option of either the policy. Company or the insured. All arbitrabb matteri when thÂ¢ A!11011111 of Insurance is in excess of S 1,000,000 shall be arbitrated only when agreed to 9. LIMITATION OF LIABILITY. by both thÂ© Company and the in,ured, Arbitration pllatwint ta thE policy (a) It- thÂ¢ Company establishes the title, or removes the alleged delket, and under the Rules in clfect on the date the demand for arbitration is made or, al the option of [he insured. the Rutes in effect lit Date of Policy lien or encumbrance, or cures Ihc kick Of a right of :loccss lo or from thG shall be binding upon the parties. 7*he award may include attorneys' fect, land, or cures [he claim of unmarketability of tilic, all as insured, in a only if the lawc 01 the state in which the land is localed permit 2 cour[ to reahonably diligent manner by any mÂ¢thod, including litigation and the award attorneys' fees In a prevailing party. Judgment upon the #wirrd completion of any appeals therefrom, it shall havc fully performed its rendered by the Arbitralor(s) may bc entered in any couft having obligations with respect to thlit matter and shall not bc liable for any loss jurisdiction rliercof, or dam,tgc cauwd thereby. Thc law of the situs of the land shall apply to an arbilrill,011 under Ihe (b) fn the event of any litigation, including litigation by the Company Title In5urance Arbitration Rules, or with the Company's con=nt, the Company shall have no liability for loss or damaSÂ¢ un.til there has been d final deternlination by a courl of A capy of the Rules may be obtained from {|w Company upl,(1 1,41,1Â©11. competent Junsdiction. and disposition of 21}1 appeals Iher:from, adverse 10 the title as insured. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT. (c) Thc Company shall not bc liuble for loss or damage lo any insured for Nability volunt.unly assumed by thÂ¢ insured in seming any claim or suit (a) This policy togelher with all cndorsÂ¢!lienIS, if any, attached hvrelo without the prior wntten consent of the Company. hy the Company ts the enlire policy and comract between the insuwd wid the Company. In Interpreting any provision of this folicy, this policy shall 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION be construed as a whole. OF LIABILITY. (b) Any claim of loss or dumagc, whether or not based on neg!*noe, All paymentu under mis policy, except payments made for Costs, ulld which #Mics out of Ihc status of thu tillc to the estate ar mieres! attorneys' lecs and expenses, shall reduce thc amount of the insurance pro covered hereby or by any action asserting such claim. shall be restricted to 61,110. this policy. {C) No arnendment of or endorsement lo this policy eun be m.,de 11. LIABILITY NONCUMULATIVE. except by u writing endorsod hereon or ultuchÂ¢d hereto 7181441 hy :illker the U che instlred acquires zille 03 th, c.,tate or inieral in hailstaction 01 fhÂ¢ Presedent, d Vice Presidcni, the Secret,lry, an Abbistatit Scerlry, 01 indebledness secured by theinsured mortgage, orany part thercof, itis expressÂ· validating officer or authorized signatory 01 the Company, ly understood thai the amount 01' it,5urance under ihig policy shall tic reduced by any amount the Company may pay under any policy insuring a mortgage to 16. SEVERABILITY. which excep[ion is taken in Schedule B or zo which [he insured has agreed. uincd, w takcn subject, or which is hereufter execuled by â€¢n in.ured and In the ev,mr any provision of the DoliCy i: hcld invalid or unenforceablc is a charge Or fien ott ihe estare Or interest described or referred [o iri under applicable law, 1 1 ja policy shall be deemed not to include th..t provt- ute A. and the amount so paid shall be deemed a payment under this sion and all other provisions shall remain m full force and effect, 17. NOTICES, WHERE SENT. 12. PAYMENT OF LOSS. All notices required to be given the Company und any statement in 00 No paymeni jhatl bemade witholit producing thia policy for endorsement writing required to be furnished the Company shull include the number of of the payment uniessthcpolicy Itas beenlost or destroyed, in which:ase proot this policy and shall be addressed to Commonwealth Land Title Insurance of 181 or des[rudion shan bc furnished 10 Me salistaction of thÂ¢ Company. Company, Eight Pcnii Catiter, Philaddphia, Pennsylvitniu 19103-2198. NM 1 Amatican Land Title Association Ovner 's Policy (10-21Â·87) Covef Page V.,lid On!Â· I f Face Paige. Schedules A und Ft Ar,Â· Ati.tched EXHIBIT C /. ARCHITECTURE PLANNING INTERIORS Park 7 1 *O 24.0 2 AN ~ fb,04 m 0 i. ; 1 - *454 1 - At 0 40. 66 434'.2% + N g %* 49%4 4 f U 44 M VÂ»w or 4 . Rd 4~ ~ unny C: 9 B* - etta 904_,%44 44 90 +6 Aip.. 4 2 & Huntu Institut' 49. f 4Â· Â· Music â€¢ - Terft OJ CT LdcATION Laa * W ANC S named on maps or listed in Hallam A K Not every street or road is 'iS'Gow Cou~ 16 9 street guides. Construction of V le. imp streets and roads may be in I viiâ€¢ St 0 progress in certain areas. D\ 44-0.81 2 3 2 8 14 1 1 A.C.St Don reek d 1 Smuggle< Aspen ,% X ,/10 ~ ri 44 3 - n 7.94.84 m 4 S .2 4 4 a Se O 3 9 6 2 4 Hospital 1, . 0 p.th - 1 22* I I.- -4- Mal ej I + Lar*â€¢pur 4 4 / 4* v ~ 0 ) 1 4 4 - /Al u S..mit~St 1 2 4 -4* 0 k , r + 9 1. 2 91 4..n R; i ./p. 4, VICINITY MAP -(90"Ad 71% B1 .............C~ 1 3 %44 CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN AVENUE Â· ASPEN, COLORADO 81611 Â· 303/925-5590 FAX 925-5076 Creek Amnn m X ALLEY BLOCK 48 Z KI BAR 4 CAP *---7,- G' 8 LS 9018 3% .4 - 5 750 09'H" E' , 1 tiltlr.Ictlfllt ~ ! lilli./ 0 34 FLOOR DECK 13 6 r 3,91 2/ /9 12 /9//9,497 ~ 1 LOT M 'lillil,;1:1 Ilill. 0 Â» 0,/// 84515 OF BEARING - FOUND noMUMENTS A.5 5HOWN li l i 11 Int LOT L Â«.4934 SURVEYORS CERTIFICATE: mi 1 , 1 7 .////// \ I HEREBT CERTIfy THAT THIS FIAP ACCURATELy DEPICTS A LURVEY 1 19\DE UNDER MY SUPERVISION OM 5EMEMBER 18,1991, ~~>49519L M OF LOT K, L ,M BLOCK 48, CITY OF A5PEN , COL-ORADO. 1,11 THE TWO .51ORY FRAME HOUOE WAS FOUND TO BE /' LOCATED ENTIRELY WITHIN THE BOUNDARÂ¥ LIME5 OF THE ABOVE DESCRIBED PRODERTI THE LOCATION AND DI MEMSIONS Of- AL[ BUILDINGS, IMPROVENTS, /Â«tfft: Xlb ~ EASEMENT5, RIGHT-OFÂ·WAY IM EVIDENCE OR KNOWN COVERED CONC I s-loop Â· PREI-113Â£5 ARE ACCURAILLY 51400/1-9. ~/(21~i/ 1~1/"~//~~~ Mm51'AcE Elll;Er TO ME, AND ENCROACHMENT.5 BY OR OIl TH[ THESE 510â‚¬1/ ~,/f/% , O -6 i U. /~// FRAME HOUSE//I , . + 42/fi/,flo// ////f/,/1,1/~/ 2 < S 472:0939 9 111 \ 'ill 1 -Â·\ 99'//1 5-TORY FRAME.Â·'. c 4 /5TORAGE,/MI5O1 - '11/111 1/ill M. M All>IME SURVEYS, INC BY', i / /COJ~KED Cotle.// / / i SEPTEMBER 18, 1991 L 5, Z '1095 19 6 r: 8r./~,~~5//~f 'f~'IÂ·~~,+,i z Â· 1 3 . 1.21Â£~d ' v NOTE PITKIN COUNTY POLICY * FCT-5781 WA5 USED PREPARING LOT K THIS 5URVEY. FOUND M 75' 09' I rw 90.0 1 HEâ„¢E 67 CERTIFY THAT A VIbUAL triDPECTIOM Â¥VAS PERFORMED CITY MONUMENT unDER MY 6/PEAVISION On SEPEE-MBER 22 /991 OF 1-1 IE ABOVE DESCRIe,ED PROPERT-r. 710 CHAINGâ‚¬-5 VIERE FjourÂ·10 EXCEPT- AS 511, 99 NG FRANCIS STREET bt.Pi EMBER 14 , :991 41 t.-zoiSI / 14 - ALPIME SURVEYS 1110. 5Â¥Â·.-Â»Â»~1015U-4.PA-- 45-4,0 MOTE: *9HS ,#Â·9 Plihill COUNTY POLIC.1' 110. PCT--692962 IVAS /560 IN PREPARING, 1 HI5 SURVEY. EXHIBIT E EXISTING CONDITIONS tt- 1 - it. 11 61 61.0 144'" M.â‚¬ 014 8 9:Sll *mN> 0 7Lal' - W--Ii- Il-i- I---.I -il-- ~/1 Fm,B-- 2. >, 6, oirr #41 1-p~'19 rim 'pca t 011%1-11$6 OV#/0 -12: .-I-I --Ill- ill.* 1.--B-- 1>00& S 7l_o" eli-L @ 1'-9' â‚¬**2 23 610 *AA,De 72104 1 1.-1- -1 - -3 1-1 1 _ f?I FÂ« ft-=1~ 71-Ale' -*â‚¬*1* 1 341= I 4,0 11 1 1 . i 1 159* T- 1=Dratlf if j - 51*NOM *2_ -_- 01 T 9 1 Â¥1-ty -T - 1 \ . L 2,#PM/Ki## 3 --Â·-- r- /27 -1- 1 C Nt h -L 1 1 TtÂ·*fi-#A *#Ce<'549 f ll -em -w= 1 1 1 i 1 - AM]~f --.< BIEDP=M 41 11 0 r 3 0*74*pMER' C 3 - r 1 . ] 1 0 7 0 -01 11\ 1/K' O 0 91> 1,4 1 1 - 1 Mep'A Mâ‚¬Crl i IN 4 1 MATE+( ..1 1 1 - 1 L[ 1-4 6 A ) -*rTMY FVI-* PHID/4/4 19304) C 19_LoarNT ,0 5 1 c â€ž +1 plÂ»'1 4 a oon@ ; Â·b ~Â»44 - .lw 021 j 11- 19*1Â©1 1>16 --* U 24104 - ,W~al ~24611 - --- dll Ala,pz \ 1 t. 47 f i ,<- an'W+1 -- 1 & 4143 t 1 -1- 7 4 1 1 *14 6 IT-T 11 '*--1 $ r-- 11 l 1 L = 4 A 0 -4016 5/f - 49 / 1 Â·ALON ,16-a / _ Vl 3t-Ill 1 -A T ILJO I .*\A,/ 1 Ill a 1 1 - 11 1 15~;rip 1=CREÂ« f 1 _Bappcoll + 2 - - i Phi 1 1, 1% -9 - 06-- 1 -0511~7- \ 7 - .... 6 - -*PI?ert * 3 1 4 f 1 1*G-PS *#Del=IM f .-----~- i 1- 1 - -2-Ctt)*34,7*71'_ r'-6rt-r---tÂ»J td ___Â»-u.ze - AR-ei-O.---- 9 0 r 1 1 ' 1 1 1 1 1 -1. li , 1 1.- 1 1 - 1 1 417.---- - 4 - -i-- -----9.- - .------ - - -L 1 1 t j -Prri or- ruerÂ°4 714 i t-~ 3-99 a.dlfr 40*V . 2 b.2 v c- l.,c.JEPR GLÂ»1 - a oas-T- ooÂ·r-'Â»ae /411 = 1 * 01/ 1 1 1 ----1 -------- -- - 111 1 3 --- 1 -1 --- 9[ 1 1 , 1 L 1 /-1 3 ~ r 1, 11 1 =.-4 I / klo'2JEH Elmvâ‚¬I OK| 11 Â£-,37 L.lisÂ« ELAÂ«-1 44 dÂ»FFIÂ»Cf]5 -*Bil I' .*.' '.Il ./'- J .9 ./~ -I .*6 ./.I&'I -.I" *-.I /----#I :h.-:-~-- - "-~ 1 1 1 1 H 8, I ..i r -- , -- 14Â«Gr BLEVÂ« ION EXH,BIT F CARRIAGE HOUSE ADDITIONS Al-Lat ' U N ,f 1 )1 ; r -- --1 1 â€¢iLEEFFE/M L-11 --, . 1 JEE~ZE, || 4 1 1 . - 11rl 1 1 L â€¢ L 1 Ki V --2 -- - I -- . 1 JE- ---=4 - 1 1 -*- -1 1 r\ = . 1 -11 11- 1 {11 1 lilli k wr y- LOT. 121 2 l=E M L Â· 11 ;1 1.il-" 4 A, y FM,+Cle, srn=:r 71,~S KÂ»Â»Â»EA CHARLES CUNNIFFE ARCHITECTS A'*1- 14.,MAr#Cle, 520 E. HYMAN Â· SUITE 301 - ASPEN, CO 81611 - TELE: 303/925-5590 Â· FAX: 303/925-5076 300 W. COLORADOAVE Â· ED(2863 Â· TELLURIDE (081435Â·TELE: 303/7283738Â·FAX:303/728-6722 Wep. r'' 4,51-"AD a Â©COPYWR[TE 1992. CHARLES CUNNIFFE ARCHITECTS ls' 1 .... N ...... 1 1 lic *M....sh'U~.rvi.1. P.- 1 1 - 944 f . 4, . Â» - 14 * 0 - i Â«47 V 1 0 31 1 -4 CHARLES CUNNIFFE ARCHITECTS I. 520 E. HYMAN Â· SUITE 301 Â· ASPEN. CO 81611 + TELE 303/925-5590 Â· FAX 303/925-5076 300 W. COLORADO AM Â· 80)(2863 Â· TELLURIDE, (08I435,TEU. 303/728-3738Â·FAX 303/728-6722 Wa 2,+ 61. Ft#*Mcit Â© COPYWRITE 1992. CHARLES CUNNIFFE ARCHITECTS ~GF#11 0.4'Â¥PO J Â·~11!mt M*.1-1 e~Â»Cl~:,4 4*1216Â» 411-121 7 - --1--I- --JI al 1 1 1 9 1 1 1 -5 1 '* 4 !} M A :i . A Kefor4 A.A 4 C 1 + - -14 Â« \ 1 . .1 41 1 - 114 i =i l 11 1 7 1 1 1 U 09 -- 1 â‚¬ 1 1 11 2 1 - 1 i V 0 1 71 - VICE)12-4 f*61 Â©M:NOE CHARLES CUNNIFFE ARCHITECTS /. 520 E. HYMAN Â· SUITE 301 + ASPEN, CO 81611 TELE 303/925-5590 - FAX' 303/925-5076 2,4 14. _ PM'.11516 300 W COLORADO AVE Â· BOX2863 Â· TELLURIDE CO81435Â·TEU 303/728-3738Â·FAX 303/728-6722 Iial AermA, COWÂ»go O COPYURTTE 1992, CWRLES CUNNIFFEARCHITECTS Avld -re/\gil 4-l U L 5 1 0 A * *Tor A-A = V DOM- KN-61 PstÂ«* CHARLES CUNNIFFE ARCHITECTS /1. 520 E. HYMAN Â· SUITE 301 ASPEN, CO 81611 - TELE: 303/925-5590 FAX: 303/925-5076 2,4 64 Fit<4019 300 W COLORADO AVE BO)(2863 TELLURIDE CO81435Â·mE. 303/728Â·3738Â·FAX 303/728-6722 ijaj AGP.14 1 GAO'eADO Â©COPYWRITE 1992. CHARLES CUNNIFFE ARCHITECTS Sl-)31]HN,V 33,INNA) 531@VH) '266 1 31.la-dO) 0 c clÂ·,NO-1,257 (,4-2-19' m9-WL/EDE'MÂ·BELE-Ct/EOE FBI'5E+180) 3OINnll]L Â· E98ZXOEI Â· -3,Â¥ OCMIO1O) 8 00Â£ 6 1*â€¢461 'M k Z 9L0S-526/EOE )(Â¥3 0655-526/EOE 3131 + 11918 01 'NBdS\/ Â· 10Â£ 3-UnS Â· NAAH '3 025 Sl)31,H)UV 3:03!NNn) 5312!VH) 99,lt I 942 -1406 lA 1 er,Joling E>NUS/>Â¢2 fl~ -L 1 I J tz= 11 1 1 1 UIN I . . 1 $-L .. 4-- _ 11__ .1 , __ -__ â€žC; E 1_ 1 1 ili 1 J I 1 ij f .*lie-14 1 1 W 1 L 1 1 '\' Ill h Iii 4-t 1 lilli. Z 1 /1 , i 1 1 t-./ 9 2 UL1L1_)(31 2114,vACM, 121 9 w 9,ve m 40 ~ i KID P\\ - 400 1 69 OLÂ· 01Â· I LI / ~ 7~ Cri E 4. 1 2- ' Iii Â«Ta! C : , , O, '1' i. L $ 5 * =t -9~ ~' \ 1 1111 ' i:!1 t i 1 1~ *E ' 1 t 4 -4 t. - 27 & ' pr 1 - 1> )* . 11 - 21 1 /// 1 -r=L. 1 0 - 2/ 11 1 1 2/1 7 J-4 - ------- \41 14 1 2 1 r 1 1 4.: An *t f: End i I i., 1 4 Ne U .. E><IST'k]Gr bi,ILDING=-1 ADDU - VIDOS ME#61PWCA CHARLES CUNNIFFE ARCHITECTS 520 E. HYMAN Â·SUITE 301 ASPEN, CO 8161 1 Â· TELE: 303/925-5590 FAX: 303/925.5076 -- 25+ U. Plc~P'015 - _- 300 W. COLORADOAE Â· 83<2863 TELLURIDE, (08]435 TELE 303/728-3738Â· FAX: 303/728-6722 /8 PEFAT#, COUNNÂ·DO Â© COPYWRITE 1992, CHARLES CUNNIFFE ARCHITECTS kgatle/\ 30%16 1-191-1 f 14* 6,81742.. :*11 Nall-ES -) EXIST' 1-161 Ebet l-Olbt CA---------7'--- t '. ---1 U 1 131 1-4 4 1,i, 1 I '11 111 1 111 Ii,/11! ~=1 ~ 1 li l i 111 .!11 1 1 1 -Iii Ill t i 1 . 1 - i I , 1 - i ' // fl - i .1 1- 1;214' 1 " 3- 1 1 . i j[ 01 Â£ %: a i 1 i.i! 4Fy i I ' 1 i Citm~= 11 7 111 Iii 1 1 ~ v |poK *391 D#r+G# -CHARLES CUNNIFFE ARCHITECTS I. 520 E HYMN Â· SUffE 301 Â· ASPEN. CO 8161 1 Â· TEE 303/925-5590 - FAX: 303/925-5076 =3+ U, Fprit[ S _ 300 W COLORADO AVE Â· BCD(2863 Â· TELLURIDE, (081435Â·TELE: 303/728-3738Â·FAX: 303/728-6722 WE +65*te CO..Â¢*Pt)O---1 Â© COPYWRITE 1992. CHARLES CUNNIFFE ARCH[TECTS 0,)01 _rop H 401.01*A 1 /1-u, " ig / NEW i ADDIT / cd ' E><15~ 1 k'91 1371 ) 1 L D I ga~ i i , \ 1 1 11,1 [1.111.1 P 711 i-3 443 â‚¬iE / 1 1 1 i ' l , 1 -43 Ui -11 LU Cxt E 0 2 1 m 41 m 1 E m B L 3 1% g- 1 U - ------- --- vlpot ~*et 1=NICE= CHARLES CUNNIFFE ARCHITECTS I. 520 E. HYMAN Â· SUITE 301 Â· ASPEN, CO 81611 Â· TELE 303/925-5590 - FAX, 303/925-5076 300 W. COLORADOA,E- 4 80)(2863 Â· TEUURIDE, CO81435Â·TELE 303/728-3738 FAX 303/728-6722 4â„¢11 Gahopto Â©COPYWITE 1992 CHARLES CUNNIFFE ARCHfTECTS *183 1401 -Lvaâ‚¬141 MAIN HOUSE ADDITIONS El i f>4 (-- O- CY-* 0-E- - =Letutyf.-7 - 0 CH MA(E*TA- elit - U L tt - 1 1. . 1- .:29.21 .R*22 -- .1.011 11Â· - M 1 1 11 1.1. 1 1 1 1 11 11 11 11 1 1 L---* A-L ---------+ 11 P '~- -t t-4 L_____- ---1 /1 1/ 1 1 204_a-cti/OP ' 1 0/PBOOMED 1 1 11 I , F I il --- - - - -4 1 â‚¬,LOPÂ¥*Â· --t 1, 1 UPPER LEVEL PLAN 1/4--1'-0- ...t * 31 .Â· - Cj"/ffâ‚¬ -2- -C--. .. 1 ' *1 - 11 11 11 1 h - 11 mi 11 fl ..PH 11 1 11 f 1 |r S.d' 4Â·FT li 11 rl rl 11 It I 1 1 1 1-1 .UZZ== :+1 lt==71 11 11 11 11 11 0 11 A It It 11 - 1 -*P**f~ I i il #d.al li 11 11 11 11 11 11 11 11 1 1 11 11 11 11 1 ' - 1~ I T Z ZZ Z * Farl='~ise kA-1-5.11 11 %XII . 11 f -â‚¬X : eT 1 1 11 ~ R 7-,4 ,4 7-1-- 3 1 Â»M-\ C. 2= 1 1 Â»4 141 = 11-0 . , * I . I. I I .' 5 - -12,== Jl . 11 1 P. - 2 f --Llsals,i~ 4 1 U al] 1 1-3 : 74 61:&5773 4 4:= f- 01,1 Existing Floor Area Ground Floor 1316.6 sq.ft. Second Level 946.0 sq.ft. Attic 260.0 sq.ft. 2522.6 sq.ft. Outbuilding 485.4 sq.ft. Overhangs (3.0" +) 106.5 sq.ft. Total Existing Floor Area 3114.5 sq.ft. Accessory Dwelling Unit Floor Area Existing Outbuilding 485.4 sq.ft. New Loft & Stair 113.8 sq.ft. New Bath 81.0 New Volume 14.4 sq.ft. Total ADU 694.6 sq.ft. Proposed Floor Area Main House (Existing) 2522.6 sq.ft. ADU (Existing & New) 694.6 sq.ft. Overhangs (Existing) 106.5 sq.ft. Overhangs Removed - 84.0 sq.ft. Total F.A.R. 3239.7 sq.ft. Total Proposed F.A.R. 3239.7 sq.ft. Allowable F.A.R. 3660.0 sq.ft. Site Coverage Site Coverage Existing 1802 sq.ft. Site Coverage Proposed 1883 sq.ft. Allowable Site Coverage (R-6) 30% of 9000 sq.ft. 2700 sq.ft. Yard Requirements Minimum Side Yard 10 ft. Total of Both Side Yards 30 ft. Front & Rear Yards 10 ft. Total Front & Rear Yards 30 ft. EXHIBIT G PATTILLO ASSOCIATES STRUCTURAL CONSULTANTS April 28, 1993 r---â€¢Â· ---- /---'--- --- -1 7-4 7~--4- I Z:1 It ? -1. 31! f Iti APR 2 9 1993 Â·Il 1 I jj l- Q CHAR,Ea LERAW' i 3 A,ijoc ASPEN. CO Charles Cunniffe & Associates 520 East Hyman, Suite 301 Aspen, Colorado 81611 RE: 234 WEST FRANCIS AVENUE CARRIAGE HOUSE To whom it may concern: It is the professional opinion of the undersigned that, with reasonable care and adequate bracing, the timber portion of the Carriage House structure located at 234 West Francis in Aspen may be successfully moved from its present foundation and moved again at a later date to a proposed reconstructed foundation at its previous location. A reasonable value for this 480 square foot building, considering reconstruction using original materials to its present condition, is approximately twenty-five thousand dollars ($25,000.00). This office is available to assist the owner and contractor with review of the bracing plans and inspection services at the time of the move. Sincerely, PATTILLO ASSOCIATES ENGINEERS, INC. ,@N#\9nt:fm//#,4 * e.)19,2 ii:':t ApÂ»24- At'*STE'*A Ag. %0 11 Robe~ M. Pattillo, P.E. Mi 16794 2-4 55 2. U.:tip .0.,22 RMP/kmk 8.-4 le:,9/ AAD A â‚¬2<:.2%%Â·9~%4~ ~ **07 COL,Â»- '//##metmr,# z. P.O. BOX 751 â€¢ GLENWOOD SPRINGS, COLORADO 81602 â€¢ [303] 945-9695 â€¢ FAX [303] 945-4921 1, 6 t-til 9 4 Â£ 3 T 1 - . }- Ill .i 1 'j' -- 1 1 1 1 ---- - -1 I -- -T i r 321 -EL Elli - ----- - - -~ ~ 0, rh -- ---~ - 2-_17- 1_ 4 - - -1 1 WIEGE- ELÂ¤v,Â«1- 101--' 1 1 . 1 â€ž]1 1 1 1 1 ill-- lill--- 1 - 1 -.-.- --T--F . 1 '1- 1 1 - -- 1 1 f! - 1.- .I- PERN--Hf U-EN5â‚¬El 014 a,Atâ‚¬!KI02*I-*CIEA 11 1 1 L.7 1 1 , 1 1 --1-1 1 i l 1 - 906-11-1- VEL-Â»//Â®FION 111 1 \ 1 -- I di / 4-r 1 , 1 11 1 1 1 - 24 F\*or i i-- 1 .1 1-1 T 1 ---41 1 1 1 -- -11 1 - 1 --- ELI _ _ -- -- - 11 - -- 1 -- - - - -- ---- 1 - EAVE #J-A/KE Â«' %41-= 1-cy *21Â» 1 --4 / rl \\ . 1 1 I [9 2 w k 3 - - -i--- -1 1 _-1 ' I 1- I liu 1 .111 Ill 1 1 1- "ill E--T-_i [_ L '_* r~- _ Â¤__~ __i __4___~~~~-',-i__.-- , __232,I 1--7-~ ~ - 1 1 1 -- - -~ 1 -- - 0 - E--1 - -- -- - - -- a UeST ..21-r A /716 -- -- - - 1 1 7 1 1 1 Â· -17 1 6-1 --1 --------------- ---- -- -------- 1 111 ----- 11 10 2 41 1 1 1 1 47 \ 1 1 1 _~ ------ 11 ------- 1 .1 - --------- --------- -- - -- - 1 - 1 1 - - - 1 40[0 0 - ----- - - ----- ---- i---- ----- ---------- - ----- ------------ i-- - --- - ---- n - LU -- 1,1 4 MEMORANDUM TO: Aspen Historical Committee From: Amy Amidon, Historic Preservation Officer Re: 1080 Power Plant Road (City Shop) , Conceptual Development Review Date: May 12, 1993 SUMMARY: The applicant requests Conceptual Development approval for the City Shop Complex, which is to include renovation of the historic power plant building (eligible for listing on the National Register and designated as an Aspen Historic Landmark), construction of an administration building, a maintenance facility, a cold storage building and street, parking and landscaping improvements for the site. APPLICANT: City of Aspen, Streets Department, represented by Dave Gibson, Gibson and Reno Architects, 418 E. Cooper Ave., Aspen, Colorado 81611. LOCATION: A metes and bounds parcel located at 1080 Power Plant i , Road, Townsite of Aspen, Colorado. The property is zoned Public PUD. SITE, AREA AND BULK INFORMATION: Please refer to the supplement provided by the applicant. The applicant must verify the new FAR figure for the Zoning Plan check within the building permit application. Sites which have a PUD overlay shall have dimensional requirements established through PUD Review. PREVIOUS HPC ACTION: City Shop became an Aspen Historic Landmark on April 27, 1992. ADDITIONAL COMMISSION REVIEWS: The applicant must receive final PUD approval and GMQS exemption from City Council (scheduled for 5/24 and 6/14.) The P&Z approved Stream Margin Review, Conditional Use and Special Review for Parking on May 4, 1993. PROJECT SUMMARY AND REVIEW PROCESS: All four Development Review Standards must be met in order for the HPC to grant approval. Attached are the applicant's written description of the project, including design rationale, and drawings of the proposal. Development Review Standards REVIEW STANDARDS: Section 7-601 of the Aspen Land Use Regulations defines the four standards for Development Review. All four of -- these standards must be met in order for the HPC to grant approval for the proposal. As a supplement to the Historic District and Historic Landmark Development Guidelines, which do not directly address industrial buildings, and because the City Shop building is eligible for listing on the National Register, the HPC must consider the proposal in light of the Secretary of the Interior's Standards for Rehabilitation. (attached) 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. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor areas, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements. RESPONSE: The proposed use of the parcel is in keeping with its historic function as an industrial facility. With regard to the historic structure, exterior alterations include, on the east elevation, the addition of a second large vehicle entrance, on the north elevation, removal of an existing vehicle entrance (replaced by a new door) and removal of a more recent concrete block addition (exposing the original wall and openings). On the south elevation, a shed-like covering over an original window is to be removed. Original openings which have been bricked in with non-matching brick and mortar are to be redone to match the original. The new openings proposed are of a similar, though not exact, design as those windows and doors found on the rest of the building. Staff finds that the alterations are compatible to the historic structure, and in fact restore many original elements. As per Standard 6 of the Secretary of the Interior's Standards (attached) every effort should be made to retain salvageable original building materials, including masonry, windows and roofing. Original bricks which must be removed for the new vehicle entrance could be used for patching in other areas. Staff recommends an analysis of the original mortar be undertaken so that new mortar matches the old in color, aggregate size and strength. In addition, in replacing recent brick patchwork, the existing mortar should be removed, and the new mortar joints should match the width of the original. If the existing mortar is generally sound, cleaning of the masonry should be undertaken before repointing. The Planning Office's Preservation Library contains a good amount of information on gentle masonry cleaning and repointing methods. The proposed new buildings compliment the original building in scale, materials and design, without being exact duplicates of it. Because of lot size constraints, the proposed cold storage shed overlaps, but does not connect with the original building. The architect should be able to justify to the HPC the need for this building overlap. 2. STANDARD: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. RESPONSE: The site plan provides for a buffer around the buildings for the neighboring residential area, but improves the site in general and removes certain elements which allow greater visibility (on-site) for the historic structure. 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 adjacent parcels. RESPONSE: The proposal does not detract from those characteristics of the City Shop which define its importance as an industrial facility which has been in use since early in Aspen's and the region's development history. 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: Changes proposed to the historic building do not compromise its architectural integrity, and in fact provide restoration work necessary for its continued existence. The new buildings proposed are not directly attached to the historic structure, and therefore also do not adversely affect its integrity. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Conceptual approval as proposed, finding the Development Review Standards have been met. The Final application presentation shall include material samples. 2) Conceptual approval with conditions, to be met at Final. 3) Table action and continue the public hearing to a date certain, to allow the applicant time to revise the proposal in order to meet the Development Review Standards as stated in this memo. 4) Deny Conceptual approval, finding the Development Review Standards have not been met. RECOMMENDATIONS: Staff recommends that the HPC approve the Conceptual Development Plan as proposed for the City Shop Complex, after discussion with the architect of the justification for the overlap between the storage shed and west elevation of the historic structure. Additional Comments: 4 REHABILITATION REHABILITATION AS A the old in design, is defined as the act or process of making possible TREATMENT. colorÂ·,texture, a compatible use for a property through repair, and, where pos- alterations, and additions while preserving those When repair and replacement sible, materials. \ portions or features which convey its historical, of deteriorated features are Replacement of i cultural, or architectural values. necessary; when alterations or missing features additions to the property are shall be substan- 11 STANDARDS FOR REHABILITATION planned.tora new or continued tiated by docu- use; and when its depiction at a mentary and 1. A property shall be used as it was historically particularperiod oftime 8 not physical evi- j~ or be given a new use that requires minimal appropriate, Rehabilitation may dence. change to its distinctive materials, features, be considered as a treatment. Prior to undertaking work, a 7. Chemical or spaces, and spatial relationships. documentation plan for physical treat- 2. The historic character of a property shall be Rehabilitation should be ments, ifappro- retained and preserved. The removal of dis- developed. priate, shall be ; tinctive materials or alteration offeatures, undertaken using : spaces, and spatial relationships that character- ,- the gentlest ' ize a propeity shall be avoided. means possible. Treatments that cause damage to historic materi- 3. Each property shall be recognized as a als shall not be used. physical record of its time, place, and use. Changes that create a false sense of historical 8. Archeological resources shall be protected and development, such as adding conjectural fea- preserved in place. If such resources must be dis- tures or elements from other historic proper- turbed, mitigation measures shall be undertaken. ties, shall not be undertaken. 9. New additions, exterior alterations, or related 4. Changes to a property that have acquired new construction shall not destroy historic materi- 1 i Â·:2Â· historic significance in their own right shall be als, features, and spatial relationships that charac- INtii retained and preserved. terize the property. The new work shall be differ- entiated from the old and shall be compatible with 5. Distinctive materials, features, finishes, and the historic materials, features, size, scale and pro- : construction techniques or examples of crafts- portion, and massing to protect the integrity of the manship that characterize a property shall be property and its environment. ~ preserved. 10. New additions and adjacent or related new 6. Deteriorated historic features shall be re- construction shall be undertaken in such a manner paired rather than replaced. Where the sever- that, if removed in the future, the essential form ity of deterioration requires replacement of a and integrity of the historic property and its envi- distinctive feature, the new feature shall match ronment would be unimpaired. SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of cleaaully_labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11"x17" format. (-1 N 2Â£.MALF OF APPLICANT: GRI BfoN 4 RANIC) ARCH /TE:C=19 Crl oF 49;EN ADDRESS: 418 G Coopeg.. Me .Â· ASFEN; G 5(6â€ž ZONE DISTRICT: FLISLIC LOT SIZE (SQUARE FEET): EXISTING FAR: . 15 ALLOWABLE FAR: N.4. PROPOSED FAR: .34 EXISTING NET LEASABLE (commercial): N.A. PROPOSED NET LEASABLE (commercial): N.A EXISTING % OF SITE COVERAGE: .)5 PROPOSED % OF SITE COVERAGE: .al EXISTING % OF OPEN SPACE (Commercial): Pl.'Po t PROPOSED % OF OPEN SPACE (Commer.): 14-56 EXISTING MAXIMUM HEIGHT: Prindpal BlÂ®.: 61' / Accessorv Bldg: PROPOSED MAXIMUM HEIGHT: Princioal Bldg.: 36 ' / Accessory BlÂ®: PROPOSED % OF DEMOLITION: 4551 EXISTING NUMBER OF BEDROOMS: N.A. PROPOSED NUMBER OF BEDROOMS: N. A EXISTING ON-SITE PARKING SPACES: N. A ON-SITE PARKING SPACES REQUIRED: N.A. SETBACKS: C 526 6/79 PLAN) EXISTING: ALLOWABLE: PROPOSED: Front: Front: 55- Front: Rear: Rear: O Rear: Side: Side: D Side: Combined Front/Rear: Combined Frt/Rr: Combined FronVRear: EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Only: character comoatibilitv findina must be made by HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Fri 1Rr: Site Coverage (Cottage Infill Only): City,d~~pen 130 Smini- Galefii-Street AspWLColoradaL8t611 April 15, 1993 Air. William Poss Chairman, Historical Preservation Commission Aspen, Colorado Dear Bill, Please accept this letter as authorization for Gibson & Reno Architects, under contract with the City of Aspen. for Phase II of the City Shop Master Plan, to make presentations to the HPC on behalf of the City of Aspen. Sincerely, _- < ,/ Jack Reid Superbuendent of Streets - City of Aspen 130 S. Gatena St. Aspen, CO. 81611 Tel. (303) 920-5130 Fax. (303) 920-5132 CC Bill Efting, Assistant City Manager John Worcester, Assistant City Attorney ~ recycled paper !t Exhibit C Ust of Property Owners Within 300'* Johnnie Mae Alderfer H. Montgomery and Paula Loud P.O. Box 10880 3020 Middlebelt Road Aspen, Colorado 81612 Orchard Lake, Michigan 48323 Kirk and Petra Gregory Ann Mass P.O. Box 10055 400 West Main Street Aspen, Colorado 81612 Aspen, Colorado 81611 Dona Stuart Robert Camp/Cynthia Curlee P.O. Box 11733 P.O. Box 692 Aspen, Colorado 81612 Aspen, Colorado 81612 Clarence Blackwell Sarah R. Gulick Werner P.O. Box 3244 510 Cemetery Lane Annapolis, Maryland 21403 Aspen, Colorado 81611 James E. Gerbaz/Cherie G. Oates George and Connie Madsen P.O. Box 72 931 West Francis Street Aspen, Colorado 81612 Aspen, Colorado 81611 Crystal Palace Corporation Joseph and Anneliese Cosniac P.O. Box 32 200 Patterson Aspen, Colorado 81612 San Antonio, Texas 78209 Carl R. and Catherine M. Bergman George Brennan P.O. Box 1365 1441 Avacado Aspen, Colorado 81612 Newport Beach, California 92660 Katie Skiff 920 West Hallam Street Aspen, Colorado 81612 * This list was copied from a list prepared by Aspen Title Company; pre-addressed envelopes have also been submitted as part of this application. I hereby swear the following Public Notice was mailed out April 29, 1993. nA 1 ' "An il Â· Mv Con'.DISCÂ·Ion e::Fires 3/28/.93 Dumâ‚¬Â«aÂ¢ h-~ 17 ~juituaF Public Notice RE: 1080 Power Plant Road - City Shop Conceptual Development NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 12, 1993, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by the City of Aspen Streets Department, 1080 Power Plant Road, Aspen, CO. The Applicants are requesting Conceptual Development approval for the City Shop complex including renovation of the existing building and the addition of a cold storage shed, maintenance shop building, and an administrative building. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5090. s/William J. Poss, Chairman Aspen Historic Preservation Committee Published in the Aspen Times on April 30, 1993. City of Aspen Account 5*- GIBSON & FIENIO â€¢ AACHITECTS DAVID F. GIBSON, AIA AUGUST G RENO, AIA SCOTT C. SMITH. AIA April 28, 1993 TO: Historic Preservation Commission Members RE: Aspen City Shop; Conceptual Development Plan for Significant Development to Historic Landmark Gentlemen: The enclosed plans have been developed pursuant to the Master Plan for the City Shop, which was adopted by the Aspen City Council on November 17, 1992, and under the landmark designation which was adopted April 27, 1992. Briefly, the plans propose the following on the 54,014 square foot site at 1080 Power Plant Road. 1. A Brick Administration Building of 1,920 square feet 2. A metal Maintenance Facility of about 8,037 square feet 3. A metal Cold Storage Building of about 3,480 square feet 4. A cleaned and refurbished brick Heated Storage Building of about 5,099 square feet. (This is the historic structure.) 5. Concrete paving, curbing, and street front landscaping with on-site parking. The Historic Power Plant Building acts as the centerpiece and anchor for the complex, and sets the theme for forms and materials in the proposed new structures. The Administration Building, which completes the new street frontage, will use a common brick with sandstone sills, tall windows with arched tops, a metal roof, and a ridge-top belvedere which echoes the power plant ridge ventilator. Within the compound and away from the street, the Maintenance Shops and Cold Storage Buildings are of metal siding and roofing, and their forms and materials respond to those of the old Power Plant Building. The Historic Power Plant landmark structure is scheduled for use as Heated Storage, because this use will require the fewest alterations to be made. First, several non-historic additions will be removed, including the 14' X 44' cinder block office addition on the north and two small concrete sheds on the south. Secondly, several windows on the north side have been bricked up or widened. These will be restored to 3' wide openings with two serving as pedestrian entrances. On the front, the off-center 14' wide vehicle opening will be balanced by a matching opening and both will receive arched brick tops. Finally, several areas of non-matching brick now exist, and this will be replaced with matching common brick. 418 E. COOPER AVENL-IE â€¢ ASPEN, COLORADO 81611 â€¢ 303/925-5968 â€¢ FAX 303/925-5993 Historic Preservation Commission Members April 28, 1993 Page 2 The entire complex will be clad in two high quality materials: brick along the street, and matching metal roofs and walls elsewhere, defined by sloping roof lines and punctuated by three ridgetop ventilators. I look forward to meeting with you to discuss this important and exciting project. Sincerely, n A .*Al d David F. Gibson, AIA Enclosures: Drawings Written Materials 154.dg EXISTING CONDITIONS W E p 2 1% g . 0 f ~ -- --- --L=========1 5 3 - & Mo - jild*G~~ :,PA W %8 - -- 6 4 0.. S d U- tz-- .3.65 Wk lilli Â£ -- - -re :580: 1, / fa:T--r-Â·-laldl~n ______f~~:~~~seâ‚¬~ ~Â·.D~~.~'- _1-zlâ€žÂ«- M -ZZ- --- -IL-1= -1-11 L==:1. -11 il Ill - 4 1 OIl--aturat-d brick Non-m/tohing brick Concr-t- -lock Addition EAST ELEVATION ~ 20 Ft. 1 1 :11 1 . 1 1 11 1 5 1 -- - -- -/$__1_*~222~ 0 1- - 0 . --- 7 -1 -- -- a 11 E-1 --21 41 2963--3-1-- ~- 0 5%/ NO: 1,1 â€¢ Conor.- Ilook Ad/1,0-n HISTORIC STRUCTURE NORTH IL,VAT1ON - OLD POVVER PLANT/CITY SHOP ~ 1.01./.O/ r ./ 1 - 1 xer , + Ide.f.4 11--1 7 1 - P ,Â·111 -1- -Â¥ 4 11 - - L=1111 1 1 + .C.- e. 1 1- Â¥ 11-1 1 - -- .4 $ '.Di lit' â€¢11 m 1 1 'Â· 1 9'4 1,1. .. Â£ 1 I & - 11-111 h 41.-- -D a Â» 4-4-- L 9' i. .2- ,Ii -6:.1/~ -4 .11111 1*= 1 - =--11 I Wi F li' -" - 1. _-, IL - -- 411 1 ~~*-16, -11 1 . 7 - 1 /1 . 1 - *11 a.. 11 1 .. 94#51 - '.1 Â¥,4- r I -I L lp, 1 - it.i, 7 111 1 - 116- 1 # + i ; - + N. 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Prlirm",-=_ a 11 m 144 ~ | .~~4~~Ill'~i'Ii'I'lll' ii Ti|I|'111 n'11#1 11- 1~ 1 1 .A Itijah'~b pim I SHEET NO: 1 ./ --7,1 NORTH ELEVATION MAINTENANCE BUILDING -4 $5 :'- a. 3-13.L g F..../*...0 .E,e iT- 1 YET-,TE 11--0- 4 1117--I --- --11 ~1 id 11- 11 .00 6 FR fl #SLI ~.~~_]n]01[=3CIJIN L 8.41 1000 EAST ELEVATION Tut-2- O 10 20 30 Ft Ii, 1 1 SOUTH ELEVATION ~--4------__ NORTH ELEVATION n 0 E--] I m 3 0000 00[3[3. , ---74 /// 1- 2 ,~imTID'~4'lau'l#Il 411'E~ -4- ||i|||. JI||LI|||I| ri ||,d,|:imÂ·11111111111'flil.,11 1-iliFil-,WIJ-ililir r 2 tu *-/ r 3 r--1 a 1 6--1 0 4 SHEET .. WIST IELIVATION COVERED STORAGE BUILDING 111 1 111111 1 MA imil Mmmit i . RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION ADOPTING THE ASPEN CITY SHOP MASTER PLAN Resolution 92- 23 WHEREAS, the Aspen City Council funded and directed the Planning Office to study the City Shop site at 1080 Castle Creek Road in order to determine the feasibility of an expansion in keeping with the historic nature of the National Register-listed site, as recommended by the Blue Ribbon Committee, and WHEREAS, a staff Master Plan team was formed to prepare a Request for Proposal, review proposals, and select a consultant to assist in the development of the Master Plan, and WHEREAS, a citizen-intensive review process was conducted during a multi-day design charette, which resulted in the selection of a conceptual design plan which was endorsed by the Historic Preservation Committee and the Planning and Zoning Commission, and City Council, and WHEREAS, the Planning and Zoning Commission reviewed the City Shop Master Plan at a public hearing on November 17, 1992, and wishes to formally adopt the plan. NOW, THEREFORE, BE IT RESOLVED that the City Shop Master Plan be adopted as proposed, with the additional requirement that an energy efficiency component to be included during the development of Phase II of the Master Plan, the construction documents. APPROVED by the Aspen Planning and Zoning Commission during a public hearing at their regular meeting on November 17, 1992. ASPEN PLANNING AND ZONING COMMISSION byUJ'Â»2/~CL,7-46. Jasmine Tygre, Chairfnayl ATTEST: h ' . A 7,1 0 1, 1 Lf t. 1~-- Jan Carney, Assistant City Clerk r::o.PZ.city.shop.master.plan - 4, . 70 .1 4 --J-/1/ . . 1,4 - - 4-4 Ailw,. - 0.4 - .,"-,r" au'l,te;ra,A'' 4~.d~;.â‚¬,.214 A â€ž492, ,- ~" ~4dp;Â·e: â€¢ 00%' Â·'Mm# t0422% 4,4 .46 . It:F~'9~: t,9,12Â£AlÂ¢&41'62ERP*:*1&~L~weeta#al#j~..er,.j~fitw~~kip ~- .111111{Ilâ€¢â€¢ - 54'Â·':'47#Â·+,4,>.4,3 , .4 1.; 1. 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