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Home My WebLink Aboutagenda.hpc.19881025AGENDA HISTORIC PRESERVATION COMMITTEE October 25, 1988 - Tuesday 2:30 P.M. to 4:30 P.M. FIRST FLOOR COUNCIL CHAMBERS City Hall REGULAR MEETING 2:30 I. Roll Call II. Approval of Minutes - October 11, 1988 III. Committee Member & Staff Comments Introduction of new HPC members V. Public Comment VI. NO BUSINESS NEW OR OLD VII. COMMUNICATIONS: Monitoring Reports (updated assinged projects attached) New HPC meeting day and time (memo attached) Staff report of National Preservation Conference Preservation News Articles (attached) 4:00 VIII.ADJOURN MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office re: Project Monitoring, updated assignments Date: October 24, 1988 Project monitoring is an excellent idea, and exemplary of this committee's dedication in being responsive to the community, and provide updates to fellow HPC members. Thank you all for volunteering even more time in your week to stop by these projects, meet with the owners and contractors, and provide that important one-on-one communication necessary in historic preservation. Please check the list and notify staff if there are any discrepancies. HPC member Proiect Status Georgeann 300 W. Main under construction Wheeler-Stallard House window installation Charles 113 E. Hopkins Final approved Joe 334 W. Hallam under construction 200 E. Main Final approved Bill 222 E. Hallam Final approved 715 W. Smuggler Final approved Nick 212 W. Hopkins ext.const.complete 134 W. Hopkins under construction Charlie 516 E. Hyman under construction 514 E. Hyman Minor Dev.approved Zoe 4 nothing assigned hpc.memo.monit.2 MEMORANDUM TO: Aspen Historic Preservation Committee CC: Alan Richman, Planning and Development Director Robert S. Anderson, Jr., City Manager From: Roxanne Eflin, Planning Office Re: New HPC meeting day and time; ordinance amendment Date: October 24, 1988 At the last HPC meeting, a motion passed unanimously to change the HPC meeting day and time to the second and fourth Wednesday of the month, beginning at 5:00 p.m. Half hour work sessions from 4:30 - 5:00 will be scheduled when necessary to handle communications and other preservation planning issues. The reason for the change was primarily due to the need for a later meeting time which would more effectively serve the community. As it currently stands, the 2:30 meeting time requires that individuals who work normal business hours take time from their day to attend HPC meetings. The committee felt the change in time to 5:00 p.m. (similar to Council and Planning and Zoning) would allow more interested community citizens to attend meetings. Also, as committee members stated, a later meeting time would be more efficient for them and less interruptive of their own business day. The committee is comprised of mostly professionals who maintain normal weekday business hours. To accommodate the change in time, the meeting day was moved from Tuesday to Wednesday, due to the P&Z meetings held immediately following the HPC. The suggestion to move HPC meetings to the 1st and 3rd Tuesday at 5:00 was made, however, staff pointed out that P&Z holds special meetings during those times and staff attends P&Z and Council meetings (when applicable). One additional advantage to a Wednesday meeting is that HPC members will have one additional day for packet review and on-site visits. The change in day requires an ordinance amendment, which will be prepared in conjunction with the modification ordinance to the revised Land Use Code. Alan Richman will be preparing this change ordinance for Council's review approximately the first week in December. The HPC may expect the change in meeting day and time to become official near the first of the year. hpc.memo.mtg.change MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Staff report on National Preservation Conference Date: October 24, 1988 I will be providing you copies at this meeting of pertinent information which I will be receiving at the National Trust conference. While there, I will also be attending the Annual Conference of Statewide Preservation Organizations, on behalf of Colorado Preservation, Inc. The Trust conference will focus on a variety of issues including compatible infill architecture, neighborhood conservation, heritage tourism, advocacy, building maintenance, downtown revitalization, adaptive uses and more. I am pleased to represent Aspen at the conference. 1 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Preservation News articles, attached Another hands-on preservation seminar forthcoming! Date: October 24, 1988 In the "Cross Section" article, I found the information on the recent demolition in Montana timely for us! Also, the "Homefront" article addresses the issue of historic home values and appraisal methods, again, timely, I feel, in consideration of the'economic issues facing us in project review. "A Fearless Guide to Old Houses": Anthony Monaco, historic and older home rehab specialist, has again scheduled another one of his very successful seminars (which are always filled to capacity) on November 5 in Denver. These seminars have become extremely popular, and I recommend if any of you intend to be traveling to the front range (or need to) that you arrange to include this seminar in your plans. The Aspen Historic Trust is considering bringing Anthony here for a similar seminar, possibly this winter or spring. , r, fp'JJ I 3 ''<3(17. :4),4'.it.-~42.i.'5::i:i:.iÂ·tyÂ«'a- Â·i Â· ; ri i , Â» HAM , \111' 1,Â· 1, i,A'Â·ACÂ®~ f#/UJ&Wf ''Â·1 #~l -Â¢wl *4.A-- Â· '- : .? Â¥ ' 1.4.1 Â·40,1.1 j i iâ€¢ i ./r,arr.e*r.1 Â·, ~ I """ K HELVETICA . ~A,~'zc.,4-3,~5â€ž ~~fr,~<~'8,~~'~7S.~1> i i-Â·1:, 1\\ 4.40Â«. Â· Â·.2Â·A ;1Â·'i Â·:TA ~~.U:.,t- Â·Â·~I .Ft,17.3 .11..':11 ~ i ..AA~~-2.""t , 11 : '1 1 ' .-14 l. D'* 44*FutlikÂ»/9#%*-' 03 1 ~-4 39*ft.tf~394*fidi~~ 34%93 4 + 14111121111/ft< . 1 1 . -1 Â«2. 1 -11 1-1 1 1, s 19%.090;:Fe~ 1 4242 ' 3, i,dri h Lf $ f-kill,~-~ 1,11-, : 1 1. :...:|'f,,4 Â· A ; , ,Â· T T' 2* _t JIL.i,'#tkf,:-1 1/,9,1 4 I ik* 2 E ZIZ z 4 . - 6.. 'I .1 ., ' !1411, 111 11<11 .1 4 \\ *F A 4 Ket; ..1.la.)1.1 , , --- - - 99? 7 .. 9 Â· 44 + 12 1 42 -1 J . - - - - - 1 III 1 3 1 . All''p , . G# .'' 17' I .< -- i. 1/| Illht\ , ", Frn'.. . .4, f f N 1.1 -1 1 1<1.- ' , 0 . ' 424 . - -.77~ ~ 1 f 7 . 4 I D.,. '0 4 44, . 7.21 11-, 7 A, Â· y i, u wull W IL_IL "11 11 1 ''Jiti , li, I k Â·-9 im f 1 .R-1 1-,11:L' *1 1 f t. - .. 4,4 v 1 4 .. ' -4 0: 1-Li ii .. Â¢11 '~ '1 -~422%.tr Ic 2 0 114 '- ; .,221'J.(~- 1~ Â», it *?t.. Â· a i, $4*i ' *F,fs'~1% ' ~,~~1+ ~, '~ .,. Â· , + Â·, !*.; 1, t r F-jÂ·,Â· 1 *t.i; 9 134?t.'A i<Kew.,/ 'GRA.4. ' ~' '4~' 4-:$~6 ; 9 ' D N 26?/}1 4 :-Artte./. THE ASPEN HISTORICAL PRESERVATION COMMITTEE REMAINS UNIMPRESSED WITH THE ARCHITECT'S OVERALL CONCEPT Preservation News, October 1988 1 9% CROSS ~ SECTION# - - fers. We have lost ton !11.in,v historic -1 MOUTitdins/Plainsi 61 0ttuctures because uÂ·(Â·'ve been horn:woe- d or intimidated into thinkingthat we were facing n choicÂ·e 4,Â·f 11Â·ren jobs. prog-/ National Trust Mountains/Plains ~ess, economic development :ind, heaved Regional Office tprbid, keeping a historicÂ· huilditur for / 611 16th St.. Suite 700 Â¢entimental reasons. Thes<, 211Â·e ratÂ·e!,v I }14 Denver, Colo. 80202 factual choices," Shert'.v write>. "CommuX (303) 623-1504 f nities function at least at two levels-gov- ; Texas/New Mexico Field Office , ernmental and popular. The fact of the f ~ matter is that unless we all demonstratel 5 500 Main Street, Suite 606 1 Fort Worth, Tex. 76102 that we value historic buildings, that we \ (817) 332-4398 / wantthe memories. the information. and t ~ the inspiration of historic buildings around Banking on a turnaround describes I us, our city officials don't have reason r u thi, upbeat but cautious mood among 1 take iii) the catise 12)1' 11.< â€ž henthey work , Denver preservationists after the city C with developers." 2 council conferred landmark status on the threatened 1911 Central Bank West build- ing. With a resounding 10-3 vote, the council recognized the importance of the nine-story building in the heart of the financial district. The action also protects the building temporarily with a 90-day review period after a deniolition permit is granted. The vacant neoclassical-stvle stiÂ·ucture, designed by Denver arcRitect 1 Jacques Benedict, is targeted fordemoli- C tion by its owner, the San Franeiseo-based TXI, Astra Cori), which also may sell or redevelop the surrounding block. How- ever, Central Bank has an option to re- purchase the building next year. In light of this, Historic Denver Inc. and the - National Trust have notified the Federal Reserve Board of their opposition to a proposed purchase of Central Bank com- pany by First Bank System of Minneapo- I...I---IJ/1 lis, if the new owner does not commit to pi-eservingthe buildingasspecified in the Skyline Urban Renewal Project completed ~n the 19708. 7'bemolition recently leveled the Queen Anne-style Ancient Order of Hibernians Hallin Anaconda, Mont. Wreckers razed the building in July for more parking for I::/1/'61:i a Hardee's restaurant. Drawing a parallel on the situation and other recent losses around the state in a recent newsletter , commentary, Montana State Historic Preservation Officer Marcella Sherfy refers to architecture critic Ada Louise Huxtable, whose preservation writings are reprinted in the book Goodbye His- tory, Hello Hamburger (Preservation Press). "To my way of thinking, we really haven't lost any of our significant build- ings to the speedy purveyance of hambur- Preservation News, October 1988 ~ HOMEFRONT c ,) flao /Au dx_It I U)210 i Homefront _- 1 ~ Continlied from page 7 I, I.*V / Although I've not proved this yet, it r-_ 9 1. ..ta. i Â¥ seems that a well-conceived historiE*did-- i trict not only enhances the value of the Bv Charles Shafer dollars spent up front could save you } houses within the district, but also helps thousands later. % make the entire town more desirable, thus How can you tell if you're paying a fair Since older houses now seem to be ; raising the values of all housing in that price for the historic home you're in- accepted by a growing percentage of the 1 town. When people want to move to a "pie- terested in or asking a fair price for the home-buying public, more people are e ture-postcard" New England village, house you want tosell? Olderand historic interested in buying a fixed number of ~ they're thinking of old houses, churches, homes are very popular, and there seems goods. Basic economics tells us that the â€¢ and farms, not subdivisions and mails. to be ever-increasing competition for price should rise, To test this theory, I The other analysis is a bit simpler.- I - them. One of the perennial questions performed a range of statistical analyses tried to gauge the acceptability of older about these homes is whetheror not they for various towns throughout Connecticut. houses to people in the market for luxury make good investments and-if you al- I've selected and summarized two sepa- homes. Currently, the most expensive ready own one-are they increasing in rate sets of data to illustrate what has housing in Connecticut is generally new value. been happening to values. construction, primarily herause of to land Taking numbers and statistics from my The first table shows aveiÂ·age sales costs. For example, in Greenwich, a rela- base ofexperience dealing foryears with prices in the town of Fairfield. I chose tively inexpensive lot will set you back historic properties in Connecticut and Fairfield for two reasons: the value differ- $600,000. Could old houses stand up to New York, I have looked at historic house ential between new and older homes is a this pressure, or would people with lots appraisals and home values to see how little more dramatic, making it easier to of disposable income look only for new con- historic houses are faring. With apologies see the trend, plus most of Fairfield's struction? I examined the five most expen- to appraisers everywhere, I'd like to antique homes are in clearly defined his- sive houses on the market as of June 3, distill into a few steps a science that can torie districts, thus providing some insight 5 1988 in five randomly-selected towns and take a lifetime to master. into what has happened to one town's found that their dates of construction di- A proper valuation takes a lot of re- value structure. The table shows three vi(led up as follows: , search and requires that you gain some different columns for four differentyears: Pre. Post- familiarity with accessing land, tax, and the average sales price for all houses, the Town 1900 1900 real estate sales records. Although there average price for houses built prior to Guildford 2 3 (2 waterfront, are many valuation techniques available, 1900, and the ratio between the two. 1 new constr.) I suggest you use either the direct market Year All Houses Pre-1900 Ratio Glastonbury 1 4 ( new constr.) comparison approach or the cost approach. Direct Market Comparison: This is the 1984 $171,175 $254,644 1:1.488 Farmington 1 4 (3 new constr.) more accurate method, but it requires 1985 203,568 281,683 1:1.384 Berlin 2 3 (lnewconstr.) more research. Ifyou're buyingin a place 1986 259,850 557,762 1:2.146 New Haven 0 5 (4 built in 1920s, where all the houses are much the same, 1987 274,701 608,723 1:2.216 l new constr.) such as a historic mill town, this approach The important number to watch is the The numbers are fairly easy to inter- works very well. Take the results of three ratio. The average sales prices are some- pret. When you eliminate new construe ' or more recent sales (within the last six what misleading because Fairfield's his- tion with its artificially high price due : months) of houses similar to yours and torie homes are usually in the more desir- ~ land costs, older homes cio very well. T' compare the features of these houses to able sections of town, Even though Fair- interesting figure here is New Have those ofyourhouse. It works best ifyou field's numbers are somewhat dramatic, with its strong showing of Colonial Revi ~ set up a table. If all three houses are almost every town surveyed showed the . homes. This is a period that I've alwa. identical to yours and all three were sold same general trend. What the ratio tells felt has been overlooked anci undervalueÂ·., yesterday for exactly $100,000, for exam- us is that the pre-1900 houses are ap- in Connecticut. ple, then yours is worth $100,000. If the preciating at a faster rate than newer As you can see from this brief overview sales are six months old, figure in an houses. Consequently, at this time, they of the market for historic and older homes, | appreciation factor that you can get from are better investments. Remember also : there's a very good chance that the charm- . your realtor. If your house needs a new that most of Fairfield's older houses are , ingold house you've always wanted to buy roof, subtract the cost of a roof. If yours in historic districts. It never ceases to will turn out to be an excellent invest- has a new kitchen and the others don't, ainaze.me how prescrvation groups neglect ment. Or, if you find you have to part with Groi'e thisin as well. Actually. thecorrect the one universilly accepted argument the historic house you've lived in and loved way is to adjust the value of the compari- when trying to sell grumbling homeowners for years, there is probably a potential son sales, notthe valueof your house, but on the idea of a historic district: money. B new owner who not only will take over for a quick estimate, this will work. The Cmitinited 071 page 20 ; the care of your old house but will provide key is to use comparable houses in the j you with a nice profit as well. Good luck, same neighborhood. The Old House Starter Kit is now t and enjoy the search. PN Cost Approach. Some towns simply available from the Center for Historic 2 Charles Shafer is director of' the Antique don't have enough older houses in the : same neighbor'hoocl to make comparison 1 Houses foiÂ· National Trust members M and Historic Properties Division of Mgr- feasible. Oryourhouse maybe drastically , and nonmember. Suitable for owners _ I rill Lynch Realty in Southport, Conn. different in either age or condition frotA who are considering renovating an its neighbors. In that ease, you must older or historic house or for those who -= resort to the cost approach. With this are contemplating purchasing such a method, you add the value of the land house, the kit also makes an attractive .2---0 gift for any old-house aficionado. Real- under the house (the cost of the land as if it were a vacant building lot) to the esti- tbrs may want to ilse them as gifts t'or mated eost of reproducing the exact house. clients. The kits are packed with information In Connecticut, for example, we estimate the cost of either an exotic Vintorian or on renovation and restoration tech- pre-revolutionary colonial with extensive niqscs and i,132;de bibhographies. In paneling at about $150 per square foot. addition, nonmember kits include a Take this total number and subtract all six-month membership in the Trust the necessary repairs, such as a new roof and copies of Preservation News and I::I'll:Jil Historic Prese)Â·ration. The Trust or furnace. This will give the absolute upper limit of price. A qualified appraiser member kitincli](les acopy of the Old will subtract additional factors which are House Journal and a booklet on ease- farmore complex, but even then, the cost ments and other legal techniques for approach usually sets the upper limit of protecting private historic houses. The Old House Starter Kits are avail- value. One caveat: This approach usually doesn't work in rural or blighted areas, able from the Center for Historic Houses, National Trust for Historic where the cost of reconstruction is far Preservation, 1785 Massachusetts higher than what the area normally com- Ave., N.W., Washington, D. C. 20036. *..3 mands. Go back to market comparisons Trust member kits are $5; nonmember for these, Forbest results, try both methodsand kits are $8. Bulk rates are available for 10 ormore kits. Pleaseinclude $2 each compare. If the two numbers are the same, you cheated. Don't be embarrassed for postage and handling. Checks should be made payable to the National Trust ifyou have problems. I'vegiven you just for Historic Preservation. For further enough information to get you into trouble. If you're really serious about a information, call the Center for His- house, hire an appraiser. A few hundred torie Houses at (202) 673-4025. PN i-7/- .. 7+W.-Â· /Â·Â·Â· ~,4' ~â€¢,Â·427~ , A One Day Seminar By Anthony Monaco 4 (/17649' 'W-i A.: â‚¬72 ~ffettfle Old houses are both charming and intimidating! - - FJ E)~~&6&<A 01.f. This seminar, via slides, lecture and house tour, takes the / >v, W . Â· it:*p ' 11: #Â» â‚¬ 14 4., , fear out of buying, renovating or evaluating older hornes. / 4..:... <c * 19.Â·*IÂ·. 7 : 50.7.. 1 . -0.' ''Â¢14*2: O Â· 1 # 7./56 42%27 WHO CAN BENEFIT FROM THE SEMINAR: ~ Ot*Tr '., 4 ~- 42 4.. â€¢ Novices such as potential homeowners, future renovators le; A., f > . and those who just love older homes. 9/ff,4~~1'* rit>â‚¬ Â·i . . ~ Â· Professionals, like real estate agents and appraisers. *~<po. / 3'3-;.Â·~.~ 0 -*42Â·THE SEMINAR: PART I 13 9234.- - . Learn the basics of architectural style from ornate Victorians â€ž62Â·*1.- to simplistic bungalows and on through 1950's ranches. C.I ' 1 Vt'. .. --' 21419*A ' .../ -9 â€¢' Il:*,0~~4~*~w-* A fascinating "before and after presentation documents an .0 ~. . i 11!*t~,- 4,* unusual Monaco restoration. 7/am/* 5. 1 ~ ..yl ./Tu 1 le : ./~i:9~ .'#'â‚¬**sÂ·;:,Â·.3%14 39?' PART m THE EXTERIOR J. 't-j.fÂ¥Â§5.9. 4 g .:i..''l 24.: . Â· Experience a thorough exterior examination of an old T i i; 4 house from the roof ridge to the foundation footing. ~~t' ': o All aspects of concern from settlement to roof leaks :, ,*Ays, . are carefully examined and explored. 1 4* ./.'0.9-j *-2 PART III: THE INTERIOR :11 5 .Li# rN -: 43Â¥9#'~ â€¢ The inner workings of the old house from the basement to the attic, are scrutinized along with structure, 6'4<44,64'' 4 Rt Â· systems, building details and much more to aid students in understanding and dealing with problems 6 41#6*2.9 - Ri unique to older homes. i~ PART IV: THE TOUR*D,â‚¬-YU;' â€¢ The class visits several older homes getting a first hand look at many items covered in the seminar. LI....â€ž22*.7>41* e ..... k.imeafi~,7 . â€ž.. .i . Â· , Â· '~'Â·12Â»;Â¢4&1~li~~ 4*q- FLEXIBLE FORMAT: ' 9 1&~ Â· Specific needs of students can be addressed such as real estate, financing, estimating or "how-to" 3, 9 I hg~ *F questions as they relate to old houses or restoration. 2> 1 ..t ~ ~ . Â· 1. 4.7.At. THE CLASSROOM FACILITY: ' Â· r. 02Â·- .Â· Â·-, ~:-eta:k.:7&~ , The historic Tears/Mcfarland Mansion is a perfect setting for this educational yet entertaining seminar. 3Â£:.#4432%1 :.7. e ..'. 1Â« THE INSTRUCTOR: .'.. - . ,; : : .Â· ~: 14*.~2*41 . ~93}f: Â· Anthony Monaco is a licensed contractor and real estate broker, in addition to having earned a ;.9#t *f<1:Â·1#44.~f: -i Master's Degree in Design. 3 : .4- A....: u./.-* *Ni~:47. .:~ ~ ' ~''''kh HÂ·' .bÂ·. '.f. p., - ~ - ..?' '.;?'Â¥~:'4Â·7'Â·9-..2-:57Â·Â¢ Â· In the past 12 years he has bought, restored and sold scores of vintage homes including some of :-. i.â€¢49*19.-Â·.3 4-4'- -. A. Denver's oldest and finest properties. . 7;;te~ C|.2-litit 1; h.' ' ...1. f.t.~14,1.34....L~~*AuÂ·CÂ·.j:. Â· Many of these homes have been featured onhistoric home tours. '--2,74*4..14,666.: - 1&.Wrib.,-1.*idfW,B .~1,7. 11 Â· His work has earned the plaudits of the local press. ....1 43 14/Aftio#*-.--c:'09. 9 â€¢ As "The Old House Expert", he appears regularly on KOA Radio's "FIX-UP" Show. K'tÂ·. 7'-41*~~Witi?,4*â‚¬1321,.",:,1 Â· He lectures to professional real estate and appraisal groups. . > i' ~- '''Â·.Mi .F:. /~.*:2<.~0.6('I/:4. . Â· A version of this seminar has been accredited by the prestigious Society of Real Estate Appraisers. '.,Â·'7Â· , .- Â·"-,-a-Â·-,4 -f. I ,/ 2.Â· 4.3,(N:~Â· Â· .. "bâ‚¬:Â·fÂ·MatrAU:~1 THE SEMINAR FORMAT: 9:00 .......... 10:30 Architectural Style = 9.f< .4~&~~,4~,ia~ (42<Â·062-~0~: '~ 491..:- - 1 :'- .~.S 4.,Z~%- ttjtf~~* 10:30........10:45 Coffee Break ' ./ r Â·./. '' t.te:.f?t..WM LJ L 1 U / - A~: .1'~~9.Â·Â·... i,lk t 10:45 ........ 12:15 Exterior Examination . r.6.-*Ng :Â·Â· ry . Â· i., ~~~~..,.-,Â·.182 _1~L_.4 - A 12:15 .......... 1:00 Lunch (do-it-yourself) 144/ . / ...Â· -, ' -i -b' Â· Â· Â· 9~/ 1 4 6. 1:00 ............ 334.- 3:00 ............ 4:30 House Tour .41.~ff*R,- .i~ 4.k,UN . -i ~~01- Â·,tz., E. 2 LOCATION: 1290 Williams St., Denver ...6 94.i: / R.9 . .....0:.2, 17} 7 1 -,4 2 Nk 2.24...1 - 2'* ID FEES: $30 Perlndividual; $50 Per Couple .--- 4' .. - .-- 59*i.-. Registration and payment must be made prior to class. - Â·~. ~ " 4 .1 Â·PhtfÂ¥ . 4/ . 4..1 5....V./ Fee includes handouts, coffee and snacks. # Â· , 412 I - 1-1=.1 61/. 1 1 - A*i FOR INFORMATION CALL 869-5254 + r ' , 6 -6.? 1 ./ . . uirjwr/d**23 ------------------ .... '. 3.1 'M. Al ~ Class Date: Nov. 5 23 4.319.1 i . COLFAX 58 A 1 Name(s) 1. 14 th ~ Address 13 th R I-'14;- Â· 1 Ciw State 1 ' Zip - 1 Â·kÂ¥ h ' 1 Phone (work) (home) IS 2 - z 1290 u, 0 ; 40'41 --Â·-~Â· 59 CHEESMAN Â£ :1410;1*3-& . , 'Az t.>41.-,. ~ Check enclosed for: $30 ( ) Individual; $50 ( ) Couple . ER PARK ... 1.el.Â». 1 Make payable and remit to: 1 8 2 -,/ . O 0 1/6409%3 j 4:'16-. , A. R. Monaco, 853 Lincoln St., Denver, CO 80203 ..": ' ...44 . '12 42..2.6 >.7 ~ ., /0*UBbl ' Vow-,- SÂ· Â·rf; fÂ·:-; 4.' ' ...353 :, -r...i.lir.pi4r#Mit~TREcti:filifil#FE.2 'sit Â· 0 09*: Â«iN-*54*W.7/WA.)4479)./few, di Â· - i . Â· -72.- -Al,4.. ... --Il.....- - , ~Â·214 JuckÂ¢526/Elkadl*sidkg'b - .. s K A .r,