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Home My WebLink Aboutagenda.hpc.19930609l. AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE JUNE 9, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call and approval of May 12, 1993 minutes II. Committee and Staff Comments A. Diane Moore & Randy Ready presentation on downtown parking III. Public Comments IV. OLD BUSINESS A. NONE V. NEW BUSINESS :30 A. Pioneer Park - Public Hearing - Landmark Designation 442 W. Bleeker VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee Reports C. Neighborhood Character Guidelines . D. Red Brick Update F. Progress on "demolition" code amendment F. Attachment: Outline of Neighborhood Character Guidelines 7:00 VII. ADJOURN AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE JUNE 9, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call and approval of May 12, 1993 minutes II. Committee and Staff Comments A. Diane Moore & Randy Ready presentation on downtown parking III. Public Comments IV. OLD BUSINESS A. NONE V. NEW BUSINESS 5:30 A. Pioneer Park - Public Hearing - Landmark Designation 442 W. Bleeker VI. COMMUNICATIONS A. Project Monitoring 3. Sub-Committee Reports C. Neighborhood Character Guidelines . D. Red Brick Update F. Progress on "demolition" code amendment F. Attachment: Outline of Neighborhood Character Guidelines 7:00 VII. ADJOURN HPC PROJECT MONITORING HPC Member Name Proiect/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 (altÂ®) 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) ~inda Smisek 134 E. Bleeker 210 Lake Avenue 31_Â© MEMORANDUM TO: Historic Preservation Commission FROM: Diane Moore, City Planning Director -~~~ RE: Transportation Plan - Proposed "European" Parking System in the Commercial Core DATE: June 3, 1993 Several weeks ago I attended an HPC meeting to provide an overview of the proposed transportation plan that had been recommended as a result of the Aspen Area Community Plan. An important component of the transportation plan is the provision of a balanced program of incentives and disincentives to reduce use of the single- occupant vehicle. This includes the establishment of a "paid parking" system (disincentive) within the commercial core. The Transportation Implementation Committee (TIC) had originally recommended in the plan the utilization of a parking card or voucher system. During the past four (4) months, the Committee members and staff met with over twenty (20) organizations to discuss the components of the plan. One of the most-often expressed criticism was the perceived complexity of the parking card system and its inconvenience for both visitors and residents (see attached summary of comments of public meetings). Council also was concerned with the parking cards and recommended that staff look into the pay-and-display ("European") system. Council is leaning towards the pay-and-display system for several reasons: * It is easier to understand than the vouchers; * It requires less enforcement than the vouchers; * The vouchers required retail outlets (merchants) for distribution. Randy Ready, the city's Director of Transportation, prepared a memorandum for the TIC which evaluated the parking card system and the pay-and-display system (see attached memo dated May 28, 1993 from Randy). After review of the memo, the TIC endorsed the pay- and-display system. Randy also provided some information on the single space electronic parking meter, however, there is NOT support from staff or Council for this type of meter. The pay-and-display system will probably require a minimum of 24 pay stations located at northeast and southwest corners of each block so that each pay station could service 30-35 spaces. City staff along with Council would like to get the HPC's input regarding the proposed pay-and-display system. The HPC could also assist staff in selecting and locating the appropriate signage etc. . . for this system as there are some "visual issues" to address. - SUMMARY OF COMMENTS PUBLIC MEETINGS ON ASPEN TRANSPORTATION PLAN MARCH-APRIL 1993 Between March 17 and April 23, City staff, council members and TIC members attended twenty special meetings to provide information about the draft Transportation Plan and to listen to the concerns and suggestions of the public regarding the plan. Dozens Of individual meetings and phone conversations also took place (and will continue to occur). Beyond these intensive public information and input gathering efforts, both the ACRA and the Lodge Association have formed subcommittees to continue to work with the City through the final plan implementation and evaluation stages. Similarly, meetings will continue to be held with neighborhood associations and any other groups that would like to participate in the final planning, implementation and evaluation phases. In order for this plan to be successful in reaching its ambitious goals, the City must continue to remain aware of and responsive to the changing needs of all elements of the community. This summary outlines the themes of the public input received regarding the various components of the plan. PROBLEM IDENTIFICATION AND GOALS OF THE PLAN: With very rare exceptions, there was consensus that parking and traffic congestion is a problem that must be dealt with. However, many people expressed their skepticism about the extent of the air quality problem, and many of those same people suggested that the City should resist any EPA-mandated mitigation measures. Prefacing each presentation with an explanation of the plan' s genesisÂ· in the broad-based AACP process helped to clear UP some of the misunderstanding about "Why are we doing this?" But, it is fair to assume that a great deal of skepticism and lack of trust in government, at all levels, still persists. A small number of merchants disagreed that Aspen has problems with traffic and parking. They maintained that congested streets is a sign of prosperity, and that no action should be taken to reduce auto impacts. Overall, there was widespread agreement about the existence of severe problems related to parking and traffic congestion, as well as about the need for the City to "DO SOMETHING. " However, many people were very concerned that the City would only implement paid parking, without putting viable transportation alternatives in place. 1 - TRANSIT SERVICE AND TRANSPORTATION ALTERNATIVES: These elements of the plan evoked relatively little emotion or discussion at the public meetings. There was a great deal of support expressed for transit improvements, cross-town shuttle service (both Galena St. and east-west), and pedestrian/bikeway improvements. On the other hand, many people doubted the effectiveness of HOV lanes (especially without 4-lane bridges), and several Downvalley commuters disagreed with a park-and-ride lot at Brush Creek Road. Most of those who expressed opinions regarding a park-and-ride location wanted the facilities constructed close to town and were very concerned about the convenience of the shuttle service. The need for service at most every ten minutes was clearly expressed. There was some interest expressed in the FAB's proposal to discontinue the fares on all RFTA buses. However, questions about how to equitably finance such a proposal consistently arose at the meetings where the proposal was discussed. Several peopleÂ· advocated the implementation of various transportation modes as the solution to the traffic and parking problems. Valley-wide rail systems and upper-valley fixed guideway approaches were most-often mentioned. PARKING ELEMENTS: Most of the discussions, phone conversations, correspondence, suggestion forms, letters to the editor, etc. focused on parking- -specifically the concept of paid pa.i'king. Even more to the point, it is safe to say that most of the opposition expressed to date about this draft plan has centered on the proposed parking card concept. Â· The single most-often expressed criticism was the perceived complexity o f the parking card system, Many people maintained that the parking cards would be too difficult to obtain or to understand. Particular concerns were raised about the difficulties foreseen in communicating with the large numbers of visitors, especially summer visitors. Local residents also objected to the inconvenience of having to prepurchase the cards from local merchants, even if multiple cards could be purchased at once. Still other concerns were raised about the perceived probability of fraudulent or counterfeit cards, the cumbersome usage and enforcement logistics, and the poter. ,-27. for widespread littering. A significant number of people suggested that the City abandon the parking card concept in favor of parking meters or a pay and display system. 2 Nearly every group raised concerns about accommodating their own parking needs economically and conveniently. Realtors were especially vocal about their need for nearby parking due to the number of trips necessary on any given day. There was a great deal of support expressed for the superblock garage concept and for better marketing to increase utilization of the Rio Grande Parking Plaza. In fact, many people advocated the construction of more public parking spaces instead of implementing paid parking or any other transportation demand management systems. Others said that the City only needed to intensify parking enforcement and fine collection, rather than implement paid parking. There was a great deal of concern about the lack of convenient transit serving the schools, institutions, and businesses along the Maroon/Castle Creek Corridors. The inconvenience of RFTA service was coupled with frustrations about the traffic congestion at the Maroon Creek Rd. traffic signal. Many parents working in the core were anxious about the cost and inconvenience that paid parking might add to their already-tight budgets and schedules. School district representatives and parents also raised the problems related to transporting skis, hockey skates, hockey sticks, etc. on school buses, as well as the lack of coordination between recreation programs and school bus programs. One very common request of merchants was for increasing the number of short-term parking spaces to accommodate loading, unloading and other quick "drop-off" activities in the core. Questions and concerns regarding funding and phasing were raised at nearly every public meeting. Likewise, complaints that implementing this plan would worsen the rift between "Upvalley and Downvalley" were voiced on several occasions. Furthermore, any summary of the comments from the public meetings would be 'remiss if it did not mention that issues related to the safety and capacity of SH82 were brought up at nearly every event. Some people alleged that the Aspen Transportation Plan was nothing more than a means of obstructing the widening of the highway. In response to the most-frequently expressed questions and criticisms of the plan, staff is in the process of completing a draft "Question and Answer" fact sheet that will address the concerns in an easy to read format. The fact sheet will be forwarded to council and the TIC for comments and suggestions before being finalized and distributed. 3 d )0 1 MEMORANDUM TO: Transportation Implementation Committee FROM: Randy Ready.~~~~~aetor of Transportation U J SUBJECT: Evaluation of Parking Control System Alternatives DATE: May 28, 1993 This memo is to present an evaluation of the advantages and disadvantages of parking control system alternatives. The two alternatives that have generated the most TIC and City Council discussion and interest to date are the parking card ("voucher") program, and the pay-aud-display ("European") system. For this analysis, I have incorporated an optional in-vehicle parking meter system along with the pay-and-display system. Also, for discussion purposes, I have also included single-space parking meters in the comparative analysis. USER FACTORS Parking Cards: o Park in designated area within commercial core o Purchase one or several cardboard cards at nearby shop or other retail outlet o Indicate (by punching or scratching the appropriate marks) the month, day, date, hour and minute of arrival o Fold top of card over the top of the curbside window and roll up window, OR hang card from rear-view mirror (write license plate number on card for use in convertibles ) o Each card valid for a specific time period at a flfat rate (e.g., $1.50 for 90 minutes) ' o Hang two identically-marked cards at one time for parking up to 3 hours o Downtown merchants concerned about complexity and "user unfriendliness" for visitors Pay-and-Display with In-Vehicle Parking Meters: o Park in designated area within commercial core o Walk to the nearest pay station and insert payment (coin, bill or prepaid card--higher cost machines give change) Machine prints a ticket with transaction time and date, expiration time, and amount paid Return to vehicle and display ticket on dashboard Flexible rate structure--flat rates can be programmed to vary by time of day or day of week; complex rates can be set in increments as small as 15 minutes so that parking patrons can select the time they require and pay the corresponding fee 1 00 0 o In-vehicle parking meters could be made available for locals/professionals/fleet vehicles. * Purchase or borrow an in-vehicle meter Purchase a smart card embedded with a set amount of currency value (e.g., $40) Insert smart card into in-vehicle meter Hang in-vehicle meter from rear-view mirror Meter debits units from smart card automatically--user pays only for parking time used Single-Space Electronic Parking Meters: o Park at designated (striped) metered space o Put coins, tokens or prepaid card into meter ENFORCEMENT Parking Cards: Parking control officers walk along the curb checking for missing, expired, unpunched or post-punched cards Random rounds required at 30-minute intervals Two additional officers (six total) needed for M-F coverage, 7 am-7 pm Enforcement difficulties due to: frosty/snow-covered windshields, necessity for officer to compute expiration time, customer errors in.marking or displaying cards Pay-and-Display with In-Vehicle Parking Meters: o Parking control officers walk along the curb checking for missing or expired receipts or for expired in-vehicle parking meters Random rounds required at 30-minute intervals One additional officer (five total) needed for M-F coverage, 7 am-7 pm Enforcement difficulties due to: frosty/snow-covered windshields, customer errors in displaying receipts or in operating in-vehicle meters â€¢ Single-Space Electronic Parking Meters: Parking control officers walk along the curb checking for expired meters Random rounds required at 30-minute intervals No additional officers required for M-F coverage, 7 am-7 pm Enforcement advantage in time-expired flag that serves as deterrent and readily-visible indication of violation MANAGEMENT AND MAINTENANCE Parking Cards: o Card production o Recruitment and maintenance of retail outlets (i.e., merchants) o Card distribution to retail outlets 2 * 000 0 0 00 0 00 0 Revenue-control via monthly billing of retail outlets Manual (mail) collection and auditing of accounts on monthly basis Management reports via data entry and automated spreadsheets Sign maintenance Intensive, ongoing public information efforts (especially to help visitors understand system) Pay=and-Display with In-Vehicle Parking Meters: o Revenue-control via automated management and audit reports, recording traffic patterns and revenues on a daily basis for each pay station o Daily collection of revenues from each machine--sealed collection system allows coins to fall directly into collection receptacle o Installation of pay stations in concrete bases; electric power for heaters required o Maintenance: first year all parts and labor covered under factory warranty; thereafter approximately $500/year/unit maintenance costs Single-Space Electronic Parking Meters: o Revenue-control via automated management and audit reports, recording revenues on a daily basis for each meter o Daily collection of revenues from each machine--sealed collection system allows coins to fall directly into collection receptacle Installation of meters on poles; no electric power required Maintenance: first year all parts and labor covered under factory warranty; thereafter approximately $20/year/meter maintenance costs NUMBER AND LOCATION OF OUTLETS/DEVICES Parking Cards: o Number and location of retail outlets contingent on m&rchant cooperation (minimum one retail outlet per block--40-50 total- - desirable) o Minimum two city-operated information kiosks selling cards at strategic locations along SH 82 o Cards also available at City Hall and parking garage Pay-and-Display with In-Vehicle Parking Meters: 0 24 pay stations minimum necessary WITH in-vehicle parking meters; pay stations could be located at northeast and southwest corners of each block so that each pay station could service 30-35 spaces o OR 48 pay stations minimum necessary WITHOUT in-vehicle parking meters; pay stations would need to be located on each blockface o In-vehicle parking meters and smart cards available at City Hall 3 00 000 00 Single-Space Electronic Parking Meters: o Every space would need to be striped and served by a parking meter--approximately 700 meters total CAPITAL COSTS Parking Cards: 200 Street Signs (@ $50) $ 10,000 2 Information Kiosks (@ $75,000) 150,000 SUBTOTAL $160,000 Pay-and-Display with In-Vehicle Meters: 26 Pay Stations (@ $10,000) $260,000 Installation (@ $1000) 26,000 200 Street Signs (@ $50) 10,000 2 Information Kiosks (@ $30,000) 60,000 In-Vehicle Meters (Costs Recovered) 0 SUBTOTAL $356,000 Single-Space Electronic Parking Meters: 375 Duplex Meters (@ $500/2 spaces) $187,500 Installation (@ $100/Duplex) 37,500 SUBTOTAL $225,000 OPERATING COSTS Parking Cards: Retail Outlets' Commission (@ 10% of $500,000 gross rev.) $ 50,000 Public Information 20,000 Card Printing (625,000 @ $0.04) 25,000 Card Distribution/Rev. Collection (1 FTE) 30,000 4 Sign Maintenance 5,000 Additional Parking Enforcement (2 FTEs) 54,000 Parking Kiosk Staffing (2 FTEs) 54,000 Kiosk Utilities/Maintenance 20,000 SUBTOTAL $258,000 Pay-and-Display with In-Vehicle Meters: Pay Station Maintenance (24 @ $500) $ 12,000 Revenue Collection (0.25 FTE) 7,500 Public Information 5,000 Sign Maintenance 5,000 Additional Parking Enforcement (1 FTE) 27,000 Parking Kiosk Staffing (1 FTE) 27,000 Kiosk Utilities/Maintenance 10,000 SUBTOTAL $ 93,500 4 Single-Space Electronic Parking Meters: Meter Maintenance (750 @ $20) $ 15,000 Revenue Collection (1 FTE) 30,000 Public Information 0 Sign Maintenance 500 Additional Parking Enforcement 0 Parking Kiosk Staffing 0 Kiosk Utilities/Maintenance 0 SUBTOTAL $ 45,500 COST DIFFERENTIAL - FIRST YEAR Disregarding factory warranties on equipment for the first year, total first yea.. costs for each alternative are as follows: Parking Cards: $418,000 Pay-and Display: $449,500 Single-Spade Meters: $270,500 REVENUES The parking fee and fine revenue potential can be assumed to be approximately the same for each alternative. Parking fees are conservatively estimated at $500,000 per year. VISUAL IMPACT The visual impact trade-offs are between increasing signage (for parking card or pay-and-display systems) vs. installing meters and posts and striping designated metered parking spaces. The most significant visual change in the existing streetscape would be brought about by the installation of single-space parking meters. IMPLEMENTATION SCHEDULE , Procurement, installation, staffing, training and public information associated with any of these alternative systems could be accomplished within five months of City Council authorization to proceed and first cost fund allocation. However, establishing appropriate quantities/locations of parking card retail outlets and providing effective public information to support the parking card program are the two elements least within direct City implementation control. 5 _L Â© MEMORANDUM TO: Historic Preservation Committee Thru: Diane Moore, Planning Director From: Amy Amidon, Historic Preservation Officer Re: Landmark Designation (public hearing): 442 W. Bleeker Date: June 9, 1993 APPLICANTS' REQUEST: Applicants request Landmark Designation for the parcel known as 442 W. Bleeker and a portion of 400 W. Bleeker; also known as Lots K-S and portions of Lots A-C. 442 W. Bleeker was designated an Aspen Landmark by City Council through Ordinance 7, 1982, but the ordinance did not contain a legal description of the property. The proposed designation is intended to address the entire parcel which comprises the historic Pioneer Park estate. APPLICANTS: Arthur and Freddy Stromberg as owners of Lots K,L,M,N,0,P and Q and portions of A,B and C, and the City of Aspen as owner of Lots R and S. The City of Aspen is representing the Strombergs in this request. LOCATION: 442 W. Bleeker Street, Block 36, Lots K,L,M,N,O,P,Q,R,S and portions of A,B and C, townsite of Aspen, Colorado. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado or the United States. Response: Staff finds that this standard is met. Henry Webber, builder of Pioneer Park, served in several political roles, including Mayor of Aspen. The Paepke's had a large influence on the cultural history of Aspen. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: This estate is unique in that only two examples of Second Empire architecture and few masonry historic houses exist in Aspen. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: Pioneer Park is a relatively unmodified example of the Second Empire style, popular in the U.S. from the late 1850's through the 1880's. A mansard roof, dormers, brackets beneath the eaves and Italianate window detailing define the architectural style of this residence. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: No evidence exists to connect the design of this estate to any particular architect. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance Of that neighborhood character. Response: Staff finds that the massing, scale and style of this house, along with the large, open lot and mature trees are critical to the character of the West End, an area rich in Victorian era homes. F. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms.of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: This estate has long been noted as a highly significant historic resource for Aspen, and a visual landmark in the West End. Local citizens recently confirmed their affection for this property by raising funds to preserve the estate and to create a public park. RECOMMENDATION: Staff recommends that the HPC recommend Landmark Designation for all of Pioneer Park, 442 W. Bleeker Street, Block 36, Lots K,L,M,N,O,P,Q,R,S and portions of A,B and C, finding that Designation Standards A,B,C and E have been met. Additional Comments: Al'mCHMENT 1 - - , LAND USE APPI ICAIDEN FERÂ·f 1) Project Maire Pioneer Park- Landmark Designation 2) Project Location 442 W. Bleeker Street, Block 36, Lots K,L,M,N,0, P.Q.R.S and portions nf A R Rhri C (indicate street acklress, lot & block number, legal description where appmpriate) 3) Present Zoning R-6 4) IÂ¤t Size 29,602.5 sq. ft. 5) Applicant's Name, Address & Phone # Arthur and Freddie Stromberg and the City of Aspen, 130 S. Galena, Aspen, CO 81611 920-5205 6) Representative's Name, Mdress Ec Phone # City of Aspen, 130 S. Gdlena, Aspen, CO 81611 920-5205 7) Type of Application (please check all that apply): Corditional Use Conceptual SPA Conceptual Historic Dev. Soecial Bevier Einal SPA Final Historic Dev. 6 8040 Greenline Conoeptual RID Minor Historic Dev. Stream Margin - Final PUD Histo]:ic Demolition M:xIntain View Plane Subdivision X _ Historic Designation 00[xlaniniumization Tact/Map Amendment GM@S Allotment Int Split/Int Line - 00 Exemption Adj ustmer[t 8) Description of Existing Uses Crlmber ard type of existing- structures; approximate sq. ft.; r*mber of bedrooms; any previous approvals granted to the property). Residential use, wit-h threp structures, three bedroom main_house,- two bedroom carriage house and a four car garage, for a total FAR of 5,608.85 sq. ft. Lots R and S will function as a public park. 9) Description of Developnent Application Historic Landmark designation for the entire parcel. 10) Iiave you attached the followirg? X Response to Attachment 2, Minimum Submission Oorrterrts X Respanse to Attachment 3, Specific Subrnissian Orirta-Its X Response to Attachment 4, IZeview StandaIds for Your Application . THE CITY OF AspEN OFFICE OF THE MAYOR June 2, 1993 Re: 442 W. Bleeker Street, Aspen, Colorado Members of the Historic Preservation Committee, The City of Aspen wishes to declare its support for Landmark Designation of Pioneer Park, at 442 W. Bleeker Street. The lots which comprise the estate are owned in part by Arthur -and Freddy 'Stromberg (Lots L,M,N,O,P and Q and portions of A,B and C) and in part by the City of Aspen (Lots R and S), but will be designated as one Landmark, in order to preserve the character of the parcel as a single, intact historic estate. Sincerely, Johh Bennett Mayor of Aspen 130 SOUTH GALENA STREET Â· AspE.N, COLOR ADO 81611 Â· PHONE 303.920.5199 Â· F.-,x 303.920.5119 trnnwd on na cledpaper I. CERTIFICATE OF OWNERSHIP Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the State of Colorado hereby certifies that ARTHUR H. STROMBERG AND FREDNA C. STROMBERG are the owner's in fee simple of the following described property: LOTS 1 AND 2, AMENDED WEAVER SUBDIVISION, according to the Amended Plat of Weaver Subdivision, recorded in Plat Book 20 at Page 1. NOTE 1: LOT 1, WEAVER SUBDIVISION EXEMPTION PLAT WAS REPLATTED AS PIONEER PARK CONDOMINIUMS, according to the Plat thereof recorded January 28, 1986 in Plat Book 12 at Page 57 and as defined and described in the Condominium Declaration for Pioneer Park Condominiums recorded in Book 420 at Page 445. NOTE 2: THE ABOVE PARCEL ARE ALSO KNOWN AS LOTS A, B AND C, EXCEPT THE NORTH 70 FEET OF SAID LOTS A, B AND C AND EXCEPT THE EAST 39 INCHES OF SAID LOT C, BLOCK 36, CITY AND TOWNSITE OF ASPEN AND ALL OF LOTS K, L, M, N, O, P, Q, R AND S, BLOCK 36, CITY AND TOWNSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO. Subject to encumbrances, easements and rights of way of record. This certificate is not to be construed to be a guarantee of title and is furnished for informational purposes only. PITKI~ COUNTT#TI~LE, INC. BY: 12#811*89---- authorized~~i~nature CERTIFIED TO: 1~EMBER 2, 1992 @ 8:30 A.M. I .if ./ 7 .1 -2. --1),-11+ 4*y 4 , . "/ - *k. of/'...., 9.- ldi U *349728 10/16/92 09:57 Rec 010.00 BK 691 PG 611 u 2 37.00 91. 2-*2 ( .~ilvia Davis, Pitkin Cnty Clerk, Doc â€¢237.00 41.2 3 WARRANTY DEED -,29.i~ C~ RECORDER'S STAMP b & . 7 THIS DEED, Made thin 15th dayof October .1992 . *7 91/ g =- bet-ten K, 4*%10/0 9 -=:4-tÂ« /: John F. Weaver, Jr. and Mary Weaver .COUNY d Pitkin and State of 44#~itf~ ~~I~ Co~o.granto,(sk .,d Arthur H. Strombers; and Fredna C. .43:1=4- Stromberg -Â·'Ki;,ZÂ¥â‚¬ Ru amel whosc legal addres, is 145 BridgeLRoad, Hillsborough, CA 9401b imR w 92*Â¥TS; 4 K i RfÂ» ~TNESS. thal th.gr,~~~Vld&~i~~~~Ide.tionorthe â€¢,m~S;:n Do~~~~~n~Â·other good and m th> valuable consideration 1 pp"+â€žI twit. 0- k' r: fricipland:1:3=:JI.':Z:2:=S~13::51$0: 2223:22:152=:2 N 11 joInt knancy. .11 the real property logether â€¢vill, Impcoivments. ir.y. situale. lying Ind being in the County .EÂ¥?ity.4 4 Pitkin and St- 0(Colorado. described m folio,Â¥1: ./.% See Exhibit A attached hereto and incorporated herein rk F by reference. 1.~ . 607/ k i al,okno.,n bystrect,nd r.umber a 442 West Bleeker, Aspen. Colorado ft . i. TOGETHER with all and singular the heredit,ment, and appurlenances thereunto belonging. or in Inywise oppert.ining. de Irvcnion indle,mions. remainder and rem,Inder:. renll. 11,ues ind proh{, therrof. dnd all the ntâ€¢(c. Ii,I,t. title. intclcst. claim and demand Â·ditsoc,er of the grIntor(31 either in kw or equity. of. in and to the 8,1/ barglined Premises. with thc hereditaments ind ~1~42 ~ ~A~AND TO HOLD the laid premises aboâ€¢r bargaincd and described. â€¢vith che appurtenances. unto the grantees. Iheir heits and Issians R,rcur. And the gr:nto,(sk ~r themil ve & their heirs and personal represent,tivi do co~nant. - ... ..4 ..4 iet grant. barlair, and 'grce to and with the grantees. their heirs and migm. Itut il the time or the enscating ind deliwry of these .14.14- 1-- - J presents they are -ell seized of the premise, abow con,ned. hi ve fc<dÂ· surt. perfect. absolutc and indefcasibk est:ic AD,< of inheritance. in kw. in fee simple, and ha ve Zood righl. full poâ€¢tr and kw fut authority to grant. bargain. $eli and convey the same in 1.Ek 1 Mianner and form aforesaid. ind thâ€¢t the same ur free ind clear from i!! furrner and câ€¢her grants. blgains. ules, liens. taxes. asvwments. encumbances and restrictions of whilever kind or nature %00â‚¬r. excepl re servat ions, covenants, righi s ,Â« of way and exceptions of record, except the encrocchments shown on the Plat of the 21 Amended Weaver Subdivision recorded August 24, 1987 in Plat Book 20 at Page 1, exieot _ ~ the terms and conditions of the Encroachment Agreement recorded on October 992* The grantolls) shall and will WARRANT AND FOREVER DEFEND the *604,-barEained p~,rises in the quiet and pe!=ble' poâ€¢scisioâ€¢ of the granicci. their heirs and assigns, against,11 ind ewry person or persons 1-fully claimi~g th; whole or Iny put 2-/ theni * in Beok W'199!taf:glutMH, and except the 1992 real property taxe- payable years. *49 ' 76 IN WrrNESS 94{EREEOF Ihe gran,04,) h, ve acculed thâ€ž deed M the date ;et forth ab,M. . I. 1411. Quf. bohn E. 'Weaver, .19( t.22.1. / i-Lut.~ RfAL ONC.-1 Mary Weaver STATE OF COLORADO O.unt, ot Pickin 0/ 1, Â»i 4>â€¢ Thc forcgou~'idkrurncnt wi, 0,0,â€¢leJEct] bcbc me {hi, 15th d.yof October . 1992 Â· .Â·4Â·.51.3. ~.. VS]bha,F. Â·~eaver. ..Tr. and Mary Weaver. 444.334, 4 â‚¬4 2,6, 1 t- - 1' 'mission expires M-tÂ« 2 . 19 1>-: Witness ny hand - official =1. t '2'8TT 2 . 4.4.-4 I Uy 70Â·rei 42 --i -D N.-9 f"h'~ Â· Â· Ne.e ./ ~*-c. . Nr- C- 4 Cr -d LI' Dâ„¢-â€¢. 4 4-) I./1 CAL) â€¢If in Denâ€¢er. In,<rl -Cily *-1. Na. 911. Rn. 5.86. -11*An' -1-1,1-*T-1 9 - Mr/f-1 Fihlidi,4. 1741 W,Iâ‚¬ SI . Demef. CO In g' - A 6~JI 293-190 - â€¢ ~Â·91 - /4 WRETT PAID CITY OF AS EN Declaration Received , , 4 . 4-1 i...1 . 4 ~~ ~Illecl~â€¢7Â·' WAI,*+1-'Wilâ€¢Â£'24 :~~ 6*6#,0'2Lt~ ~ Commonwealth. ,. Land Title Ir.surance Company , EXHIBIT A 1-- LOTS 1 AND 2, AMENDED WEAVER SUBDIVISION, according to the Amended Plat of Weaver Subdivision, recorded in Plat Book 20 at page 1. ~ 7- 4 1>' NOTE 1: LOT 1, WEAVER SUBDJ-'ISION EXEMPTION PLAT WAS REPLATTED AS ..1 ,- PIONEER PARK CONDOMINIUMS, according to the Plat thereof recorded r â€¢ -2Â·-# 1, â€¢ 4 * Â· January 28, 1986 in Plat Book 12 at Page 57 and as defined and 1 0.Â·.u:. c described in the Condominium Declaration for Pioneer Park leÂ» . Condominiums recorded in Book 420 at Page 445. W*38 NOTE 2: THE ABOVE PARCELS ARE ALSO KNOWN AS LOTS A, B AND C, EXCEPT . THE NORTH 70 FEET OF SAID LOTS A, B AND C AND EXCEPT THE EAST 39 .370.. INCHES OF SAID LOT C, BLOCK 36, CITY AND TOWNSITE OF ASPEN AND ALL OF >:4 *~â‚¬ - LOTS K, L, M, N, O, P, Q, R AND S, BLOCK 36, CITY AND TOWN. ITE OF 31*. :. ASPEN. COUNTY OF PITKIN, STATE OF COLORADO. ,Â¥~-â€¢.t *49 42Â· . PL-'-.6 'Ff.it. *349728 10/16/92 09:57 Rec *10.00 BK 691 PG 612 ..Ill, Silvia Davis, Pitkin City Clerk, Doc *237.00 Fit- '47Â·'. 9, s.. ./ 1,2--- F ?C?* 2: 3: 9..>.: ...ly. a. 1 Ati .26> 7 972 VeÂ·â€¢ Li.. DE,- 4 e. . 42 I. I - 0 1, Â·i liNE ..... 0 A;LC i.,ms -C.S S 'N i-Kil= , ;ap,Â· I , .. ltÂ·*3*2 2. . lp, 7 . . .../ 1/ 71/e l-- icâ‚¬ I. I -: -j .'Z'â„¢&4."/"'//5,)//'pl . 5/4.;t ,~Â·16, , 942 Utit j 11 \V- Â· Â·i.\ L - Â¢1354401 t.)2/zo/7-1 10: i, fleL 1 .1. a . t.'V A-'1 Â· , 'V Reception No. Silvia Davis, Pitkin Cnty Clerk, Doc $.00 - GIf -8 - WARRANTY DEED THIS DEED, Made this -2-â‚¬+k diyqi Fe-A,&-A ,7 19 93 , between ARTHUR H. STROMBERG and FREDNA C. STROMBERG of the * County of PITKIN State of Colorado, grantor, and THE CITY OF ASPEN, a Municipal 'rcorporation organized and existing under and by virtue of the laws of the State of COLORADO , grantee: whose legal address is 130 S. Galena Street, Aspen, CO 81611 WITNESSETH, That the grantor, for and in consideration of the sum of FOUR HUNDRED THOUSAND AND NO/100THS ($400,000.00) DULLARS. the receipt and su fficiency of which is hereby acknowledged, has granted. bargained, sold and conve,ed. and by these presents does grant, bargam. se!]. convey and confirm, unto the grantee, its successors and assigns forever, all of the real property, together with improvements. if any. Situate, Iving and being in the County of PITKIN and State of Colorado. described as follows: an undivided 59.26% interest in and to the real property described on Exhibit "A" attached hereto and made a part hereof, also known by street and number as: a portion of 400 W. Bleeker Avenue, Aspen, CO 81611 TOGETHER with al! and singular the hereditaments and appurtenances thereunto belonging or in anywise appertaining. and the reversion and reversions, remainder and remainders. rents. issues and profits thereof, and all the estate. right. title. incerest. claim and demand uÂ·hatsoe,/r of the ~ grantor, either in law or equity, of in and to the above bargained premises, with the hereditaments and appurtenances. 232 TO HAVE AND TO HOLD the said premises above bargained and described, with the appurienances.unto the grantee,its successors as.2 >signs .Â£ forever. And the grantor, forhimsel f, hisheirsand personal representatives, does covenant.grant. bargain andagree to and with the grantee. its su::essor, and assigns. that at the time of the enscaling and delivery of these presents. he is well seized of the premises above conve>ed, has good, sure. xrfect. absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant. bargain, sell ard con,rn PX) the sa me in manner and form as aforesaid, and that the same are free and clear from atl former and other Erants. bargains. sales. liens. taxes. a.se :iments. < encumbrances and restrictions of whatever kind or nature soever. except for and subject to the Except ions tc Title described on Exhibit "B" attached hereto and made a part hereof. E 9 ~ |2 3 Thegrantorshall and will WARRANT ANDFOREVER DEFEND the above-bargained premises in the quiet and peaceable possession of the grantee. ~ ~ ~its successors and assigns. against alland every person or persons lawfully claiming the whole orany part thereof , O The singularnumbershail includethe plural. the plural the singular, and the use of any gender shall be applicable to all genders. ~ ..iN-*ITNESS WHERBOP, The grantor has executed this deed on the date set forth above. j n. >~01 C~B ARTHUR H. emek~ERG ~ FREDNA C. STROMBERG U T 6 AglI O EN,X STATE OF COLORADO, R A - County of PITKIN HMM Â·0 I SS U fil E-* 4 ~ ~4The foregoing instrument was acknowledged before me this 2 3- 122 day of ~,â€¢2-94;' Ab C.~ T 93 by Arthur H. Stomberg and Fredna C. Stromberg. My commission expires ~2..y'~~Â· WITNESS my hand and official seal. - , A - 1 Â·' Â·Â· C (/ - ' ~*otary Public tn . . ~ L S - *If in Den;er, insert "City and." O 'Â·. . L %44...... I blt. t:â€ž/It'% No. 952. Rev. 3-85. WARRANTY DEED (10 Co;Dbr01 8/nt'Photographic Record 3- S 7 '' 6 Bradford Publishing, 5825 W. 6(h Ave.. Lakewood. CO 802;4 - (30)) 233-6900 CRY OROMY4'' ~CT 7 36 1 REP v, ASPEN 11354401 02/26/93 16:17 Rec $15.00 Bl< 704 PG 771 Silvia Davis, Pitkin Cnty Clerk, Doc $.00 EXHIBIT "A" LEGAL DESCRIPTION LOT 2, SECOND AMENDED WEAVER SUBDIVISION, according to the plat thereof recorded on -R: bruct (u 5?&, 1993 in Plat Book 8~9 at Page 4:2 under Reception No. Rk4- Â·:*?R , also known as and being more fully described as follows: LOTS R AND S, BLOCK 36, CITY AND TOWNSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO 14354401 02/26/93 16: 17 1-<r.'c '1Â·15.00 1-JI:. 704 1-LJ i r. Silvia Davis, Pitkin Cnty Clerk, Doc $.00 EXHIBIT "B" EXCEPTIONS TO TITLE 1. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 549 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". 2. Those terms, conditions, provisions, obligations, easements, restrictions, assessments and all matters as set forth in covenants recorded in Book 420 at Page 443. 3. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the Condominium Declaration for Pioneer Park Condominiums recorded in Book 420 at Page 445 and Amendment thereto recorded October 16, 1992 in Book 691 at page 600. 4. Easements, rights of way and all matters as disclosed on Plat of subject property recorded August 24, 1987 in Plat Book 20 at Page 1 and on Plat of Pioneer Park Condominiums recorded January 28, 1986 in Plat Book 15 at Page 57. 5. Terms, conditions, reservations, restrictions, provisions and obligations as set forth in Declaration of Covenants, Restrictions and Conditions for Amended Weaver Subdivision recorded in Book 544 at Page 408. 6. Terms, conditions, restrictions, reservations, provisions and obligations as set forth in Ordinance No. 7, according to Section 24-9-7 of the Municipal Code of the City of Aspen for Designation of Historic Structures for The City of Aspen, recorded March 24, 1982 in Book 423 at Page 985. 7. Terms, conditions, restrictions, reservations, provisions and obligations as set forth in Encroachment Agreement recorded October 16, 1992 in Book 691 at Page 604. 8. Reservations, provisions and other matters as set forth in Quit Claim Deed recorded October 16, 1992 in Book 691 at Page 608. 9. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Board of County Commissioners recorded January 11, 1993 in Book 706 at Page 170 as Resolution No. 92-227. 10. Terms, conditions, provisions, obligations and all matters as set forth in Declaration of Covenants, Conditions and Restrictions recorded E.hÂ£=424, 19 9 3 in Book Â¥0~ at Page <195-. PUBLIC NOTICE RE: 442 W. BLEEKER STREET - PIONEER PARK HISTORIC DESIGNATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 9, 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, 130 South Galena Street, Aspen and Arthur & Freddie Stromberg, 145 Bridge Road, Hillsborough, GA 94010 requesting Historic Designation of the entire Pioneer Park parcel including the Stromberg property at 442 W. Bleeker Street and the public park. The property is described as Lots K, L, M, N, 0, P, Q, R and S and portions of Lots A, B and C, Block 36, City and Townsite of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/William J. Poss, Chair Aspen Historic Preservation Committee Published in the Aspen Times on May 21, 1993 City of Aspen Account PUBLIC NOTICE RE: 442 W. BLEEKER STREET - PIONEER PARK HISTORIC DESIGNATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday June 22, 1993, at a meeting to begin at 4:30 pm before the Aspen Planning and Zoning Commission in the second floor meeting room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by the City of Aspen, 130 South Galena Street, Aspen and Arthur & Freddie Stromberg, 145 Bridge Road, Hillsborough, GA 94010 requesting Historic Designation of the entire Pioneer Park parcel including the Stromberg property at 442 W. Bleeker Street and the public park. The property is described as Lots K, L, M, N, 0, P, Q, R and S and portions of Lots A, B and C, Block 36, City and Townsite of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/Jasmine Tygre, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on June 4 1993 City of Aspen Account CERTIFICATE OF MAILING RE: 442 W. Bleeker St.- Pioneer Park Historic Landmark Designation I hereby certify that on this 27th day of May, 1993, a true and correct copy of the attached Notice of Public Hearing was deposited in the United States mail, first-class postage prepaid, to the adjacent property owners as indicated on the attached list of adjacent property owners which was supplied to the Aspen/Pitkin Planning Office by the applicant in regard to the case named on the Public Notice. 1 By: Debbie DuBord Office Manager frm.mailing PUBLIC NOTICE RE: 442 W. BLEEKER STREET - PIONEER PARK HISTORIC DESIGNATION NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 9, 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, 130 South Galena Street, Aspen and Arthur & Freddie Stromberg, 145 Bridge Road, Hillsborough, GA 94010 requesting Historic Designation of the entire Pioneer Park parcel including the Stromberg property at 442 W. Bleeker Street and the public park. The property is described as Lots K, L, M, N, O, P, Q, R and S and portions of Lots A, B and C, Block 36, City and Townsite of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/William J. Poss, Chairman Aspen Historic Preservation Committee Notice of a public hearing on Landmark Designation for Pioneer Park, to be held on June 9, 1993 before the Aspen Historic Preservation Committee was mailed to the following property owners: 431 W. Hallam Street, Lots A-C, Block 36 John and Patricia Kerrigan 1850 White Swan Drive Oshkosh, WI 54901 407 W. Hallam Street, Lots F,G and 1/2 of H, Block 36 Chester and Beverly Firestein 9777 Wilshire Blvd., Suite 714 Beverly Hills, CA 90212 403 W. Hallam Street, Lot I and 1/2 of H, Block 36 Marjorie Jenkinson 403 W. Hallam Aspen, CO 81611 417 W. Hallam Street, Unit B James and Lily Patrick 417 W. Hallam Aspen, CO 81611 421 W. Hallam Street, Unit A Carl and Alissa Rodriquez P.O. Box 5238 Ketchum, ID 83340 327 W. Hallam Street, Lots A-C, Block 43 John and Ann Scheid 500 S. Arroyo Blvd. Pasadena, CA 91105 323 W. Hallam Street, Lots D and E, Block 43 Sharon Prior P.O. Box 656 Aspen, CO 81612 305 W. Hallam Street, Lots F-I, Block 43 Vivienne Jones and Ad Partnership Ltd. P.O. Box 317 Aspen, CO 81612 200 N 3rd, Lots K-M, Block 43 Jack Barker and Carryn Adrianna Barker Trust P.O. Box 7943 Aspen, CO 81612 300 W. Bleeker Street, Lots R and S, Block 43 John and Sara Dobbs P.O. Box 241750 Memphis, TN 38124 320 W. Bleeker, Lots N and O, Block 43 Sally Potvin 320 West Bleeker Aspen, CO 81611 310 W. Bleeker, Lots P and Q, Block 43 Eugene Siegel 310 W. Bleeker Street Aspen, CO 81611 533 W. Hallam, Lots A and B, Block 29 Emerson Ltd. 533 W. Hallam Aspen, CO 81611 525 W. Hallam, Lots C,D and 1/2 E, Block 29 Elsa Fischer 525 W. Hallam Aspen, CO 81611 511 W. Hallam, Lots E, 1/2 of F and G, Block 29 Walter F. Bauer Family Trust c/o Walter and Donna Bauer Trustees 15935 Valley Vista Encino, CA 91436 501 W. Hallam, Lots H and I, Block 29 Roger Hunt P.O. Box 3944 Aspen, CO 81612 204 N. 5th, Lots K and L, Block 29 Whipple and Brewster Corp. 121 S. Galena St. Aspen, CO 81611 0 504 W. Bleeker Street, Lot Q, Block 29 James Curtis 117 S. Monarch Aspen, CO 81611 500 W. Bleeker, Lots R and S, Block 29 Sue Hall P.O. Box 2088 Aspen, CO 81612 504 W. Hallam, Lots r and S, Block 28 Sally Rae Glenn 504 W. Hallam Street Aspen, CO 81611 506 W. Hallam, Lots P and Q, Block 28 R. Brill and Elizabeth Key 506 W. Hallam Aspen, CO 81611 434 W. Hallam, Lots K and L, Block 35 Irvin Barnhart 2121 Stage Rd., Suite 333 Houston, TX 77056 430 W. Hallam, Lots M,N and O, Block 35 Steve and Sandra Gordon 343 East Jefferson Blvd. Los Angeles, CA 90011 309 S. 3rd, Lots R and S Nelson Fox and Marilyn Gallant 617 Wine Street, Suite 1430 Cincinatti, OH 45202 404 W. Hallam, Lot R William and Patricia Hutzley 100 Cold Indian Spring Ocean City, NJ 07712 334 W. Hallam Street, Lots K,L,M. Block 42 Frank Peters and Marta Chaikorska P.O. Box 9698 Aspen, CO 81612 320 W. Hallam, Lots N,O,P, Block 42 Josef and Margarete Uhl P.O. Box 122 Aspen, CO 81611 120 N 5th, Lots A-C, Block 30 Elizabeth Fergus P.O. Box 1515 Aspen, CO 81612 517 W. Bleeker William and Sarah Marx 2902 Spring Creek Road Rockford, IL 61107 513 W. Bleeker, Lots F and G, Block 30 Thomas H. Bailey 100 Filmore Denver, CO 80206 501 W. Bleeker, Lots H and I, Block 30 Bette S. MacDonald Trust 15 Blackmer Road Englewood, CO 80110 518 W. Main Street, Lots P and Q, Block 30 Eileen, Jack and Eloise Ilgen 518 W. Main Street Aspen, CO 81611 500 W. Main Street, Lots R and S, Block 30 James McDade P.O. Box 3099 Aspen, CO 81612 433 W. Bleeker, Lots A-D, Lots F, 1/2E and 1/2G, Block 37 John and Jane Strandberg 2510 Grand Ave., Apt. 2403 Kansas City, MO 64108 401 W. Bleeker, Lots H and I, Block 37 c/o Gustafson et. al. 540 N.E. Fourth Street Ft. Lauderdale, FL 33301 430 W. Main, Lots K-M, Block 37 Glenn Beck P.O. Box 1102 Victorville, CA 92392 420 W. Main, Lots N and O, Block 37 William Comcowich 420 W. Main Street Aspen, CO 81611 400 W. Main, Lost P-S, Block 37 Carinthia Corp. P.O. Box 941 Aspen, CO 81612 333 W. Bleeker, Lots A-C, Block 44 Ruth Whyte P.O. Box 202 Aspen, CO 81612 323 W. Bleeker, Lots D-G,Lots H and I, Block 44 Ruth Whyte P.O. Box 202 Aspen, CO 81612 Lot M and 1/2L, Block 44 Riscor, Inc. 200 Crescent Court, Suite, 1385 Dallas, TX 75201 320 W. Main, Lots N-P, Block 44 Scott and Caroline MacDonald P.O. Box 11347 Aspen, CO 81611 Park 9 19 t c KL~t= &3 b $ I i 4 -4 0 '1Â· t 4 1 8 44 9 \ 0 a I A-)ST:9404$*niN $4/4 8 2 - ...Dr 40* -- 0 4-4 a I . *per, \ _ \241- 1 i 7- I. t st A Goed,/2 - m Lake 5- 4. 1.-4 Cir' 2 \ ihi *.St * 46.- 144 44 4 1 R...St . 174 4- Smugglor Aftn Ad Aspen 8 i '/ m 4 Pk~ Â¢ . v d C Ho,pltal % , .th 1 04.7. 9 S.gent Sf te' . f. h LA'*ga.6, 4 22 - St-re- 8 f / e Â·â‚¬ W..rvi.. t ) Y, Rd 4 4- -/ri,\ .. . ATTACHMENT 4 Review standards: Application for Historic Designation Any structure or site that meets one (1) or more of the* following standards may be designated as H, Historic Overlay District and/or Historic Landmark: A. Historical Importance. The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado, or the United States. B. Architectural Importance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. C. Architectural Importance. The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. D. Architectural Importance. The structure is a sig- nificant work of an architect whose individual work has influenced the character of Aspen. E- Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighbor- hood character. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other struc- tures or sites of historical or architectural impor- tance. Response to Landmark Designation Standards This parcel meets review standards A, B, C, E and F, clarified as follows, and qualifies to be designated as a Landmark. A. Historical Importance: Pioneer Park was built in 1885 for Henry Webber, then a shoe business owner and local investor. Webber became Mayor of Aspen in 1888. More recently, in 1945, the house was owned by Walter and Elizabeth Paepke, whose ideas for recreational and cultural opportunities sparked a renaissance in the Aspen community. B. Architectural Importance: Pioneer Park is a brick, Second Empire style residence, of which few exist in Aspen. C. Architectural Importance: This is an important example of the type of home and estate a prosperous resident might own, and is valuable in the interpretation of Victorian architecture and lifestyle in Aspen. E. Neighborhood Character: Pioneer Park is a major visual landmark in the West End neighborhood. It is one of only a few block sized parcels which has been preserved as an intact estate. F. Community Character: Built during Aspen's mining heyday, this estate is of a similar scale and design as many other parcels which form the basis of the town's historic building stock. 0010)'11Nn0) NIMfld'NihIS~30 110*Vly'1!398*\ AWN3H NOH 30 33N3(]IS311 - - P : 23-,94*4%32*&44*2*tÂ«FEitÂ·1. Alfit.,Eklt:rÂ»7:2.18$3Zrilir=-1 -1: 1--t /. 41 Â· a - 1 . . 4,/ . - ' 'L -Ci,L).Ii 1.6:45.- Â·. Zk,pi - - Â· Â· - ~ ~ - . Â·- ......,?.Â·-':..35-4Â·-.â‚¬kyc~IN'11#:(*7 11-.. -- .. ~-- .1.-7.4 . , . Â· Â·â€¢lit-'C.IÂ·Â·'-â€ž :,i* I... . 4 . 7- p ' r - j. - -Â· ~7 7 ZSBLE:Eff..21:-12'I-:ii:i...r:e,#&1256--~~~ , v -1. f-W- 1,111-1 1-2 1 Â·11...1/Â·Â·:9-11-z_i.1-,4-- . .A-*Mi3i-,-tit~Fii['-Ii~~~Iijnip,1 +1'gil bliMOÂ¥~94*Ji'jfuivaip,Tum#uNRIemmul#@hk}Ki@*Ii[*&~2}[1141ll' 44.*l-FfiR~~ ' 1 11: 0' 4 li'4~.44'4,Â¢lk,f.'litiATE . J /3~. 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I I '1: ./ I 1 - ., --- 1, "diiL., - , . , 1,1. 1 l: -; ~ Fi'...v ~zI,1 -- ..:, 2,-1.:,I...:.,- :I,i-II.4.,,-~,,... -5.-2-29Â£ i,2'EU~.,--IL.64),A~:~~bkp:blz-,6231174*JMEakjÂ£*1YS.I~:~:~~75;,;;2,â‚¬Â·f~~ifk:I':LAMTÂ·q>-:r~~Â·Â· ~ f ~~f.j~.~~ t. ;Â·- * J Â·, i n,. , ,* : ' :4 i.,2 Ir t.'4; ;i,Jit:&434{.~.-:.'Â·.'Â·T:'2 fÂ·'l--14;?fgjFAUt>ty:kw';11,734~471 *.,w ~1/,i - v ,~ Â· .4Â· ./Â»Â·03515-a~iÂ·,Â¥13~~-5'3.., t.rlt-~ 1.1.:-41 ...:..1.-1 , I,~.Â· -:' ,- i:'i? ~Â·- ;9:l;?...~:.1,:4-42:1-~1{ ''ft{:~*#3..i,-9y.4?333.%*f-~,~80*3,3,~..~*A3144 .. f 1~22192â‚¬Â»yi-in*Â»111.qÂ«Â«Â«teW*>2,5-kbifE:~rtej-6?-41mtÂ»tÂ» r,1.,'L,'::'4-,,36,tal- i Â· f~r W.-.-(*%4*44*Qi %~:AR#*I<#i<Ret#EW##~424:*3446&WP~-~~Â·***@>;{*~~g****~g~~9,4~~~i'~~~~~)'~fi='!:Â· ~ff?~ PIONEER PARK 442 W. Bleeker HENRY WEBBER: Owner builder 1885 Henry Webber was a prominent, but controversial citizen of Aspen. Henry and his wife Harriet, arrived in Aspen in 1880. Henry started a clothing, shoe repair and boot business located at the corner of Dean and Galena which was also their residence. Harriet died of strychine poisoning in May of 1881, which the local press reported as an accident. Many citizens spread rumors of suicide or even murder, as Henry was thought, by s6me people, to be having an affair with Harriet's attractive niece, who was living with the Webbers at the time. A coroner's inquest determined that Harriet's death was an accident. Henry remarried four months after Harriet's death. He married Julia Nevitt ......Harriet's niece. In 1883 Henry Webber became city treasurer, and his career seemed little affected from the scandal. His shoe business became very successfull, and he invested in mining and building. The present day Elk's Building and Isis Theater were built by Henry. In 1885 Henry Webber built Pioneer Park for his residence. The summer of 1885 saw the arrival of the first pianos to Aspen. Henry Webber and Henry Gellespie paid $ 1,000 each to have the pianos shipped to Leadville by rail and then dissassembled and packed onto a Jack Train for the journey to Aspen via Independence Pass. Henry installed his piano at Pioneer Park. Its' whereabouts today are unknown. In 1888 Henry ran for Mayor of Aspen and Scandal found Henry again during his campaign for tha Mayor's office, as slanderous stories concerning his private charater surfaced. It was discovered that before arriving in Aspen with Harriet, Henry had left a wife and two children somewhere back East. Upon further investigation, however, it was found that the first Mrs. Webber had secured a divorce following his departure. Additionally, she refused all financial assistance from Henry, and she soon remarried. Henry won the=election for Mayor by a narrow margin. As could be expected, controversy followed Henry into office, as a few days following the election Judge Waite wrote an editorial in the Aspen Democrat Times, concerning Henry's renting a piece of property to a local prostitute. This was not an unusual practice for Henry or other local businessmen. The property in question, however, was west of Galena Street, in an area of town in which there was an understanding that such businesses not be located. Judge Waite's moral outrage had little effect on Henry's tenure as Mayor, and prostitution located in "Row Houses" continued opperations well into the 1920s Following the Silver Crash of 1893, Henry, like so many others, had little cash reserves and soon went bankrupt. In order to pay one of his debts, Henry rented Pioneer Park to his former stonemason for $ 12.50 per month. Later the property was sold for back taxes. WALTER PAEPCKE: Owner 1945 Encouraged by his wife Elizabeth, Walter Paepcke visited the nearly abandoned town of Aspen on Memorial Day Weekend, 1945. Walter Paepcke was chairman of the Container Corporation of America, headquartered in Chicago. He had quite by chance located a peacefull community into which he could infuse some of his ideas. Before leaving Aspen that weekend Walter had purchased a few properties for back taxes, including Pioneer Park. Walter also placed Judge Shaw on retainer to purchase twenty more properties around town. After making Pioneer Park their residence, Walter and Elizabeth devbloped-.-the "Aspen Idea" - Where man could " profit by healthy physical reecreation, with facilities at hand for enjoyment of art, music and education". Walter was ready to introduce the Aspen Idea in 1949 with the Goethe Bicentenial Celebration. He invited nearly 2,000 celebrities from around the world to the bicentenial including Aurthur Rubenstine, Thorton Wilder, and Dr. Albert Schweitzer. Dr. Schweitzer accepted the invitation and arrived in Aspen somewhat confused, having thought Aspen was a suburb of Chicago. He was also a bit breathless, making the remark that Aspen's altitude placed it a bit too ckfse to God. This was the only time that Dr. Schweitzer visited the United States. Since Aspen had limited facilities for the guest attending the bicentenial, Dr. Schweitzer and his wife stayed in the converted carriage house at Pioneer Park. To this day the carriage house is still known as the Schweitzer Cottage. Walter's Aspen Idea became a success, establishing Aspen as a community where people could come to improve and expand themselves. Before his untimely death in 1960, Walter Paepcke was in large part responsible for starting Aspen's second boom by establishing such institutions as: The Aspen Music Festival, The International Design Conference, The Aspen Institute for Humanistic Studies and the Aspen Ski Company. -- SECOND EMPIRE STYLE: After the reign of Napoleon III (1852-1870), Second Empire Style emerged. This style is one of the easier Victorian Architectural styles to identify because of one unique feature - the mansard roof. Double sloped with a steep lower pitch, the mansard roof originated with the seventeeth-century architect Francois Mansard. World Expositions in France and prints showing this style helped make it popular in North America. The mansard roof added considerable headroom to the attic space of a house turning it into usable living space. Light is normally previded through the use of dormer windows, another charateristic of this style. Below the roof line, the Second Empire's detailings were borrowed from other styles, often Italinate windows are use and the roof overhang may have ornate bracketing. Such mixing of styles was a common practice in the second half of the century. Pioneer Park is unique in Aspen as it presently occupies a full city block - Only the Wheeler-Stallard House Museum occupies a larger lot in Aspen's West End. The lot also is classical in style with a double row of cottonwood trees and a small iron fence. Other than cupolas located on the main building, the carriage house, and a flagpole located in the front yard, the building is for the most part unchanged from a newspaper sketch of the late 1880s. - FAX 303 4430725 WINTER & CO P02 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 1 Aspen Neighborhood Guidelines Preliminary Outline INTRODUCTION A. Scope of the project These are guidelines for core area neighborhoods in Aspen. B. How the guidelines are organized These guidelines address lhe different characteristics of individual neighborhoods in Aspen. This distinction in neighborhoods is a key to the diversity of Aspen. Some areas are designated historic overlay zones, others are simply neighborhoods with established character that should be preserved. Still others are newer neighborhoods that have established their own sense of identity. C. How the guidelines may be used 1. For review by H]?C 2. For special reviews by planning staff and Planning Commission 3. By other design review applications, as suggested in the Aspen Community Plan. I. PROJECT GOALS A. To preserve individual historic resources of Aspen 1. Historic resources include buildings, structures, sites and objects. B. To preserve established neighborhood character where it exists. 1. Street plans and plats add to distinctive characteristics of individual neighborhoods and should be respecled. 2. In some neighborhoods, historic resources occur in sets. a. Some of these could be considered to be historic districts., b. Others could be considered to be conservation districts. 3. Other neighborhoods retain a sense of neighborhood identity associated with traditional development patterns. C. To enhance livability of neighborhoods for residents 1, To enhance the pedestrian experience, to promote alternative modes of transportation Winter & Company FAX 303 4430725 WINTER & CO P03 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 2 2. To preserve a pedestrian scale that will encourage long-term residential use 3. To promote a sense of neighborhood identity 4. See Aspen Community Plan for specific livability goals that relate to the guidelines. D. To encourage creativity in new designs. These should not imitate historic styles, but must be compatible with them. Creativity does not mean to be so radically different that the sense of neighborhood is destroyed. Winter & Company FAX 303 4430725 WINTER & CO P04 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 3 IL GENERAL DESIGN POLICIES 1. Mass & Scale a. All buildings should help establish a sense of pedestrian scale. b. Buildings should appear to be similar in scale to the established neighborhood, 2. Building form a. All buildings should use roof and building forms that establish a sense of visual continuity for the community. b. Simple rectangular forms are encouraged. b. Roof; Gable forms preferred c. Appurtenances: Variety is encouraged. 3. Site plan a. Orient buildings to the street. b. Respect set-back and alignment patterns where they exist. 4. Materials a. Natural, indigenous materials are preferred, to establish a sense of continuity throughout the community. 5. Architectural features a. Windows, doors and other features should be scaled to be pedestrian friendly. b. Creativity in treatment of architectural finishes and details is encouraged. 6. Parking a. The visual impact of parking should be minimized. 7. Historic buildings a, Preserve historic structures throughout the community. - (See rehabilitation guidelines) b. New buildings should avoid negative impacts on adjacent historic properties. Winter & Company FAX 303 4430725 WINTER & CO P05 5/28/93â€¢ Aspen Neighborhood Guidelines Page 4 In. GUIDELINES FOR THE EAST END, SOUTH OF MAIN NEIGHBORHOOD A. Historic character of the neighborhood 1. Early miner'$ cottages, scattered 2. Early ski lodging 3. Early aIpine architecture 4. Developed with curvilinear streets, as a newer neighborhood. B. Current character 1. Mixed scale 2. Clearly defined streets and yards 3. Great variety in architecture, which is an asset C. Development trends 1. Large scale single family houses appearing. 2. Large scale multi-family houses appearing. D. Goals for the neighborhood 1. Preserve scale of single family residential 2. Have accommodations buildings be more compatible with neighborhood character 3. Promote a sense of integration in the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the neighborhood. b. Divide larger projects into modules that are similar to th~se of buildings seen traditionally. c. Step buildings down in scale as the approach adjacent smaller structures. d, Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. Solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. 2. Building form a. Building: Should be simple rectilinear forms b. Roof: Gable forms preferred c. Appurtenances: Variety is encouraged. Winter & Company FAX 303 4430725 WINTER & CO . P06 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 5 3. Site plan a. Provide a front yard. b. Buffer edges. 4. Materials a. Natural materials b, Doors and entrances c. Windows d. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify primary entrance. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Windows: Use windows similar in scale to those seen traditionally in residential areas of Aspen. d. Eave depths; Should be similar to those seen traditionally in residential areas of Aspen; 6. Parking a. Garages: (1) Detached garages are preferred. (2) Use smallest doors possible to reduce impact. Treat them to appear similar to background siding materials. (3) When attached, minimize the percentage of building front allocated to garages. b. Driveways (1) Locate to side of building. (2) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged. (3) _ Slope driveways downward toward the building to reduce their visual impact. 7. Historic buildings a. Preserve historic structures. (See. rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. @ Winter & Company 5/28/93â€¢ Aspen Neighborhood Guidelines Page 6 IV. GUIDELINES FOR THE WEST END NEIGHBORHOOD A. Historic character of the neighborhood 1. Densely built with substantial housing 2. Mix of wood frame structures; masonry rare 3. No sidewalks 4. Generally rectilinear grid 5. Well-established vegetation B. Current character 1. Residential, single-family scale 2. Clearly defined yards 3. Some variety in newer architecture C. Development trends 1. Larger scale single family houses appearing. 2. Garages dominate some building fronts. D. Goals for the neighborhood 1, Preserve scale of single family residential. 2. Enhance the pedestrian experience. 3. Promote a sense of integration in the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the neighborhood. b. Divide larger projects into modules that are similar'to those of buildings seen traditionally. c. Step buildings down in scale as the approach adjacent smaller structures. d. Use windows And doors that are similar in Size and shape to those seen tradihonally to help establish a sense of scale. e. Solid-to-void ratio should be similar that seen traditionally in the neighborhood. 2. Building form a. Building: Should be simple rectilinear forms b. Roof: Gable forms should be predominant. c. Appurtenances: Variety is encouraged. Winter & Company FAX 303 4430725 WINTER & CO P07 5/28/93â€¢Aspen Neighborhood Guidelines Page 7 3. Site plan a. Provide a front yard. b. Buffer edges. 4. Materials a. Natural materials should predominate. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify primary entrance. Use doors similar in scale to those seen traditionally in the neighborhood. c. Windows: Use windows similar in scale to those seen traditionally in the neighborhood. d. Eave depths: Should be similar to those seen traditionally in the neighborhood. 6. Parking a. Garages: (1) Detached garages are preferred. (2) Use smallest doors possible to reduce impact. Treat them to appear similar to background siding materials. (3) When attached, minimize the percentage of building front allocated to garages. b. Driveways (1) Locate to side of building. No arced drives. (2) Differentiate drive paving materials from that of the street. Decorative patterns are encouragad. (3) Slope driveways downward toward the building to reduce their visual impact. 7. Historic buildings - a. _ Preserve historic structures as a_high priority. (See rehabilitation guidelines) b, New buildings should step down in scale when adjacent to historic structures. Winter & Company FAX 303 4430725 WINTER & CO P08 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 8 V. GUIDELINES FOR THE EAST END (NORTH OF MAIN STREET) A. Historic character of the neighborhood B. Current character C. Development trends D. Goals for the neighborhood 1. Preserve scale of single family residential 2. Have accommodations buildings be more compatible with neighborhood character 3. Promote a sense of integration in the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the community. b. Divide larger projects into modules that are similar to those of buildings seen traditionally. c, Step buildings down in scale as the approach adjacent smaller Structures. d. Use windows and dwrs that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. Solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. 2. Building form a. Building: Should be simple rectilinear forms b. Roof: Gable forms preferred c. Appurtenances: Variety is encouraged. 3. Site plan a. Provide a front yard. b. Buffer edges. 4. Materials a. Natural materials b. Doors and entrances c. Windows d. @ Winter & Company FAX 303 44J0'iZb Elmlt,K & LU ruti 5/28/93 â€¢ Aspen Neighborhood Guidelines Page 10 VI. GUIDELINES FOR THE SOUTHWEST END A. Historic character of the neighborhood B. Current character C. Development trends 1. Large scale single family houses appearing. 2. Large scale multi-family houses appearing. D. Goals for the neighborhood 1, Preserve scale of single family residential 2. Have accommodations buildings be more compatible with neighborhood character 3. Promote a sense of integration in the neighborhood E Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the neighborhood. b. Divide larger projects into modules that are similar to those of buildings seen traditionally. c. Step buildings down in scale as the approach adjacent smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. Solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. 2. Building form a. Building: Should be simple rectilinear forms b. Roof: Gable forms preferred c. Appurtenances: Variety is encouraged, 3. Site plan a. Provide a front yard. b. Buffer edges. Winter & Company FAX 303 4430725 WINTER & CO Plo 5/28/93 â€¢ Aspen Nalghborhood Guidelines Page 11 4. Materials a. Natural materials b. Doors and entrances c. Windows d. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify primary entrance. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c Windows: Use windows similar in scale to those seen traditionally in residential areas of Aspen. d. Eave depths; Should be similar to those seen traditionally in residential areas of Aspen; 6. Parking a. Garages: (1) Detached garages are preferred. (2) Use smallest doors possible to reduce impact. Treat them to appear similar to background siding materials, (3) When attached, minimize the percentage of building front allocated to garages. b. Driveways (1) Locate to side of building. (2) Differentiate drive paving nutterials from that of the street. Decorative patterns are encouraged. (3) Slope driveways downward toward the building to reduce their visual impact. 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company FAX 303 4430725 WINTER & CO Pll 5/28/93 â€¢ Aspen Neighborhood Guidelinee Page 12 VI. GUIDELINES FOR THE MAIN STREET HISTORIC DISTRICT These are a supplement to the existing historic district standards. A. Historic character of the neighborhood B. Current character C. Development trends D. Goals for the neighborhood E. Neighborhood design policies 1. Mass & Scale 2. Building form 3. Site plan 4. Materials 5. Architectural feature5 6. Parking a. Garages: b. Driveways c. Alleys 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. 5. Architectural features Winter & Company FAX 303 4430725 WINTER & CO P12 5/28/93â€¢ Aspen Neighborhood Guidelines Page 13 VII. GUIDELINES FOR THE COMMERCIAL CORE These are a supplement to the existing guidelines. A. Historic character of the neighborhood B. Current character C Development trends D. Goals for the neighborhood E. Neighborhood design policies 1. Mass & Scale 2. Building form 3. Site plan 4. Materials 5. Architectural features 6. Parking 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company FAX 303 4430725 WINTER & CO P13 5/28/93â€¢ Aspen Neighborhood Guidelines pag,5 14 VIII. GUIDELINES FOR THE BASE OF ASPEN MOUNTAIN A. Historic character of the neighborhood 1. Miizing activity 2, Mine, mill and railroad buildings. 3. Industrial in character; rustic architecture 4. Taller buildings. B. Current character 1. Mixed scale 2. Clearly defined slreets 3. Great variety in architecture 4, Taller buildings C. Development trends 1. Buildings that deny the street. 2. Blocked views. 3. Commercial uses D. Goals for the neighborhood 1. Enhance pedestrian activity. 2. Enhance views of the mountain, 3. Promote a sense of integration ill the neighborhood. E. Neighborhood design policies 1. Mass & Scale a. Set taller buildings against the mountains. b. Incorporate some density into sloping roof forms to reduce perceived scale. 2. Building form 3. Site plan a. Buildings should appear "grounded," not above or below street level. b. Include coruiections to trails system in developments. c, Avoid shading/icing conditions on pedestrian ways. 4. Materials a. "Native Aspen" materials should predominate. 5. Architectural features Winter & Company t.il OUO 4Â·*JU/LO t/114 1 Â£21â€¢~ 04 .U A ly 5/28/93â€¢ Aspen Neighborhood Guidelines Page 15 6. Parking a. Garages: b. Driveways (1) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged. (2) Slope driveways downward toward the building to reduce their visual impact, 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when adiacent to historic structures. Winter & Company