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Home My WebLink Aboutagenda.hpc.19871124HISTORIC PRESERVATION COMMITTEE 1Â·Â· 1 '.112 n Ct 3 R,-0 qi_l a r i...11- 19 .r. 1 0 q Citv Council Chambers November F. lill T Roll Call II. Committee Member and Staff Comments III. Public Comments IV. Monitoring Projects V. New Business A. Concemtual Review l. iÂ·Â·Â·'1.3 13 lic He .: r i na 3 : Fire Station Office HdditionÂ· 420 fact Hookins--304 Waixer B. Minor Development Review: btal I Â·:3 i a House, R '3 o: i. 2 -: 1-1 d :â‚¬ e cÂ· i .6 c e ment of E x t. iE r 1 orÂ· Woc) (3 work a na Winclows. 620 Lest Gleeker--Fran Davies VI. Adjourn HPC Minutes November 24, 1987 FIRE STATION OFFICE CONCEPTUAL REVIEW (PUBLIC HEARING) .....2 STALLARD HOUSE MINOR DEVELOPMENT REVIEW ............6 19 (/ h ORDINANCE NO. ' ---1- (Series of 1987) AN ORDINANCE OF CITY COUNCIL CREATING A HISTORIC DESIGNATION GRANT PROGRAM AND AMENDING VARIOUS PROVISIONS OF CHAPTER 24 (ZONING) OF THE MUNICIPAL CODE OF THE CITY OF ASPEN, INCLUDING SECTION 24-3.1 PERTAINING TO DEFINITIONS; SECTION 24-3.2 PERTAIN- ING TO THE TABLE OF CONDITIONAL USES IN RESIDENTIAL, OFFICE AND COMMERCIAL CORE ZONE DISTRICTS; SECTION 24-3.4 PERTAINING TO AREA AND BULK RÂ£QUIREMENTS; SECTION 24-3.7(e)(2) PERTAINING TO MEASURING AT.TOWABLE FLOOR AREA, SECTION 24-4.5 PERTAINING TO NUMBERED PARKING SPACES REQUIRED; SECTION 24-9(c)(1)(i) PERTAIN- ING TO HISTORIC OVERLAY DISTRICT AND HISTORIC LANDMARKS, IN ORDER TO ESTABLISH INCENTIVES FOR DESIGNATED HISTORIC RESIDENTIAL STRUCTURES WHEREAS, the City Council of Aspen, Colorado deems it to be in the best interests of the City of Aspen to make various amendments to the Municipal Code enacting historic preservation incentives; and WHEREAS, the Aspen Area Comprehensive Plan: Historic Preservation Element, adopted October 7, 1986, contained as a high priority implementation action the creation of incentives for historic designation of individual historic structures and historic restoration projects; and WHEREAS, the Aspen Planning and Zoning Commission held work sessions on October 17 and 29, 1986 to discuss historic implemen- tation strategy which included an incentives program; a joint work session with the City Council and Historic Preservation Committee on February 3, 1987 at which meeting all groups again ------- affirmed their- interest -in creating positive incentives; and a work session on March 31, 1987 and public hearings on April 7 and April 21, 1987 to formulate land use incentives; and WHEREAS, the City Council discussed the Historic Preserva- tion Incentives program at regular meetings of May 11, July 27 and August 10, 1987 and at a special meeting of September 8, 1987 to arrive at a proposed package; and WHEREAS, the City Council did make the following findings with respect to the proposed code amendments: 1) Positive incentives should be made available to historic- landmarks which are consistent with the - purposes of the zone districts and with existing land J-~use patterns, and- which meet the goals and objectives 2 - 1 2 - of the Historic Preservation Plan Element, including (a) to encourage productive and economically attractive uses of historic properties; (b) to discourage demoli- tion Of significant historic properties; (C) to 1 - encourage faithful restoration of significant proper- ties and compatible alterations and additions; and (d) to enhance the contribution of Aspen's historic resources to the resort amenity of the community. 2) Allowance of conditional uses in the residential zone districts for historic landmarks is desirable because such allowance would be targeted only for the benefit 1- - of individually designated historic properties and provides the City the opportunity to evaluate impacts and impact mitigation through conditional use review. 3) Conditional uses should be available to residential historic landmarks in all zone districts, including: bed and breakfast, boardinghouse, and two detached single-family dwellings or a two family dwelling where the lot meets the minimum lot area requirement for a single-family dwelling. These uses can be determined on a case-by-case basis to be appropriate if demon- strated that they are compatible with surrounding residences, encourage restoration and compatible alterations of historic structures, discourage demoli- tion, offer economically attractive uses to property owners, and create impacts that are within the range of acceptability in the neighborhood. 4) Bed and breakfast must be defined in the Code, and boardinghouse should be redefined to be parallel and consistent in definitional parameters. 5) Due to the special circumstances of historic proper- ties, minor variations in floor area ratio, setback requirements, and parking standards should be allowed if determined to be more appropriate for maintain- 2 i ing the historic quality of the property than would be meeting the area, bulk, and parking requirements. 6) A one-time-only grant to property owners designating historic residential landmarks should be made available as an inducement for designation. ; and WHEREAS, having received and considered the recommendation of the Aspen Planning and Zoning Commission, City Council desires to make amendments to the Municipal Code enacting historic preservation incentives. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN as follows (new language bolded, deleted language dashed): Section 1 Section 24-3.1 of the Municipal Code of the City of Aspen pertaining to Zoning District Definitions is hereby amended to add: "(HH) Bed and Breakfast: A single-family dwelling, or part thereof, other than a hotel or lodge, providing temporary lodging to guests generally for periods of less than one month, at least one meal daily for guests staying in the dwelling, generally limited to twelve or fewer guest rooms, and a manager residing on the premises, but not providing a restaurant or accessory uses, such as lobby, recreation facilities or bar, typically associated with a hotel or lodge." Section 2 Section 24-3.1(c) of the Municipal Code of the City of Aspen pertaining to Zoning District Definitions is hereby repealed and reenacted to read: "(C) Boardinghouse: A building or portion thereof, other than a hotel, lodge or multiple-family dwelling providing temporary or long-term lodging for six or more guests, serving meals to those guests on a continuing basis for compensation, and having a manager residing on the premises, but not providing a restau- rant or accessory uses, such as lobby, recreational 3 facilities or bar, typically associated with a hotel or lodge." Section 3 Section 24-3.2 of the Municipal Code of the City of Aspen, pertaining to the Table of Conditional Uses in the Residen- tial R-6, R-15 and R/MF Zone Districts, is hereby amended to add: "(2) For properties which contain a Historic Landmark: bed and breakfast; boardinghouse; two detached one- family dwellings or a two family dwelling on a lot which meets the minimum lot area of the underlying zone district. Section 4 Section 24-3.2 of the Municipal Code of the City of Aspen, pertaining to the Table of Conditional Uses in the Office Zone District, is hereby amended to add to the list of conditional uses for historic landmarks: "Bed and Breakfast; two detached one-family dwellings or a two-family dwelling on a lot which meets the minimum lot area of the underlying zone district." Section 5 Section 24-3.2 of the Municipal Code of the City of Aspen pertaining to the Table of Conditional Uses in the Com- mercial Core Zone District is hereby amended to add: (7) For properties which contain a Historic Landmark: bed and breakfasts; two detached one-family dwellings or a- two-family dwelling on a 6,000' square foot lot. Section 6 Section 24-3.4 of the Municipal Code of the City of Aspen pertaining to the list of abbreviations in the Area and Bulk requirements is hereby amended to add: H.L. - Historic Landmark B&B - Bed and Breakfast Section 7 Section 24-3.4 of the Municipal Code of the City of Aspen requirements, pertaining to the minimum lot area per dwelling unit in the R-6, R-15 and R/MF zone districts in the Area and Bulk requirements, is hereby amended to add: 4 In the R-6 Zone District: 4,500 per unit - Duplex 6,000 - Single-family 3,000 per unit - Duplex (H.L.) Bd Hs - No requirement (H.L.) B&B - No requirement (H.L.) In the R-15 District: 15,000 - Duplex (H.L.) Bd Hs - No requirement (H.L.) B&B - No requirement (H.L.) In the R/MF Zone District: Bd Hs - No requirement (H.L.) B&B - No requirement (H.L.) Section 8 Section 24-3.4 of the Municipal Code of the City of Aspen pertaining to external floor area.ratio is hereby amended to add: "(6) Floor Area Ratio for two detached one-family dwellings or a duplex on a lot containing a historical landmark in the R-6, R-15 and R/MF zone districts and not meeting the minimum size for a duplex shall not exceed the floor area allowed for a single-family structure in such zone districts. Section 9 Section 24-13.3(a) of the Municipal Code of the City of Aspen, pertaining to non-conforming structures, is hereby amended to read: "(a) no such nonconforming structure may be enlarged or altered in a way which increases its nonconformity, but any structure or portion thereof may be altered to decrease its nonconformity. The above notwithstanding, single family and duplex atructurc3, historic landmarks in the R-6 and R-15 zone districts whieh- afe--neneon- forming with rcipcot to allowable floor arca, and may be extended into front yard, side yard and rear yard setbacks, may be extended into the minimum distance between principal and accessory buildings, and may be enlarged, provided, however, such enlargement does not exceed the allowed floor area of the parcel ef-the exiJting structure aa of the effective date of thia 5 , erairnanee by more than five hundred (500) square feet, and -abse complies with all other area and bulk require- ments of the Code, and receives development review approval as required in Section 24-9 of the Code." Section 10 Historic Overlay District and Historic Landmarks, Section 24-9.4 (d)(1)(i) of the Municipal Code of the City of Aspen, pertaining to review standards for all development involving historic landmarks is hereby amended to add: "(i) The proposed development is compatible in charac- ter with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a Historic Overlay District or is adjacent to a Historic Landmark. In cases where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between principle and accessory building and exceed the allowed floor area, HPC shall find that such variation from the underlying area and bulk require- ments is more compatible in character with the historic landmark than would be development in accord with the area and bulk requirements. Section 11 Section 24-3.7(e)(2) of the Municipal Code of the City of Aspen, pertaining to calculating allowable floor area of garage or carport space, is hereby amended to add: "For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereof whose principal use is residential, garages and carports shall be excluded up to a maximum area of four hundred (400) square feet per dwelling unit; provided; however, that on residential properties containing Historic Landmarks that do not meet minimum lot area requirements, garages and carports shall be excluded up to a maximum of four hundred (400) square feet for the property. All garage or carport space in excess of four hundred (400) square feet per dwelling unit shall be included as part Of the residential floor area calculation." Section 12 Section 24-4.5 of the Municipal Code of the City of Aspen, pertaining to Numbered parking requirements for residential uses in all residential zone districts is hereby amended to add: 6 ' "1/bedroom except for dormitory use upon application of a residential bonus overlay wherein the parking requirement shall be 2 spaces per 3 pillows, and except for Historic Landmarks wherein the parking requirement may be reduced by review of the Aspen Planning and Zoning Commission." Section 13 Section 24-4.5 of the Municipal Code of the City of Aspen, pertaining to Numbered parking requirements for lodge uses in all residential zone districts is hereby amended to add: "}*,AA Review" Section 14 The City Council of the City of Aspen hereby establishes a historic designation grant program following the provisions stated below: 1) Only residential structures assigned with a rated value of historic significance of 4 and 5, as evaluated according to the provisions of Section 24-9.3(f) of the Municipal Code, may be qualified for a historic designation grant; 2) Application for a historic designation grant shall be submitted by the owner of the structure to the Planning office at the time of application for historic landmark designation. 3) A grant total of two thousand dollars ($2,000) may be dispersed by the City Council to the owner of a qualified historic structure at the time of approval of historic landmark designation, according to the standards, procedure and recordation of designation set forth in Section 24-9.3(a)(b) and (c) of the Municipal Code; and 4) The number of structures awarded historic designation grants shall be limited to the first ten (10) struc- tures per year receiving historic designation, on the basis of one-time only grant per structure. Section 15 If any section, subsections, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, 7 1 4 such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 16 A public hearing on the Ordinance shall be held on the day of , 1987, at 5:00 P.M. in the -- City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing notice of the same shall be published once in a newspaper of general circula- tion within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the day of , 1987. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk - FINALLY adopted, passed and approved this day ---- of , 1987. William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk 8 -Fl / 11 1 - APPLICATION FOR HISTORIC PRESERVATION COMMITTEE DEVELOPMENT REVIEW Applicant's Name and Address: As:>PEN FIRE P 80-JECTION Plerm-ltr 410 e. HoPKING 2 ASPEN, CO. Proof of Ownership: Statement of Applicant's Interest in Property if not owner: PRoFERâ„¢ Â» L EASEO -TO 7,46 ASPEN Fte.e PROFECmoN 919TR.IC:rr 2*I 1-HE: c, i f,1 OF Ae PaN. co Lo. Property Address, Legal Description and Name: *10 E. HoPKIN<G, Lart 0 -624 1 8-Â©CIC 81 1 ASPEN : Co Lo. Type of Review (Minor or Significant): 916*11*ICANT Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage (if applicable), height, building materials and illumina- tion: /82'optien, APOIT#ON O% A S#NG,LE 9-rog>f BCd/Le:NCOOF 1789F ON <WE: FLOOQ-:Â· MArE Q.IALS ;COLOR t $ DETA/LINGo -To 66 Sly,ILAR--70 -THE e.ttert Neo ADJACEN~r -1-)1Â¥UF r SHOP Bull-PINCD. 7#46 MG/644-r oF 1-Ha 90(.trM FACAR AG MJELL AS U)/WOON,lj ME,6*tr UNG fo BE ENWAL -70 -THOSE 04 THE 1-42.(Fr 400Â¥'. FLAegrONE PATH IN FRONT 00 1-AG f'IMPOSED OFFNCe 80/LOCNG, S Tb 156 ILLUMU*EGO 4-r Â®mou:40 LEVEL, W (TA AOO#TlekiAL- RECESSED U6HT#Nes iN THE Sâ‚¬Â¢2FJJeon~ r#f 'tme(NE7-f fltâ‚¬~*F'*Re Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the structure): -TNE PROPOSED ome,CG ADDI-naN (9 COMPArneLE 4 0.7'TH 'TSÂ· Aed,Let-f Dre-LICTUR.E: KN THA-r ET (S SImpt-1 AN E,CIENStekl of THer 9-rmuerURE *EHâ‚¬ 6441#TING *T#42.1 Pr SHoph ## THE SPACG BE-nuEEN rr * -r#le ELE-7N<b FIREEARN. 86CALS& OF~ oFF/CE: Repu/RE - MEFMS , OPER.ABLE QU/NORAS HAVE BEEN USED *ArHâ‚¬122 THAN F/XED, Bur HE,66,TS 2 Got-6#35 4 PerA/4/Ne REMAIN com PATAal-a# THE PROeSâ‚¬P t OFFICâ‚¬ 9rmucnme IS ALSO CoM PA-rAB-e W rrH THE u-raL#TARJAW NATURE OFf THE ADJACÂ·*4-f Fle.â‚¬ epeJUJ /6; -TERInS o,z 91-2UOTUZG 4 MA-TEE-:ALÂ» . Any other City Approvals needed by Applicant, such as encroach- ment licence, GMP or Special Review: SB.APP C C Walker/Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHONE (303) 927-4262 DARRYL GROB PHONE {303) 923Â·3428 Architectural Design Intent Nov. 15, 1987 Aspen Fire Protection District Office Addition As stated in our Conceptual Submission letter dated Oct. 26, 1987, the Aspen Fire Protection District wishes to procede with the approval process for an Office Addition located between the Fire Station and the Thrift Shop. Aspen City Ordinance No. 51 (series of 1982) rezoned lots 0, P, Q, and R of Block 87 to "Public/SPA" to provide for the expansion of the Fire Station and construction of the Thrift Shop. Included in the conceptual plans for the Thrift Shop was a two story office/housing structure of 2150 SF as well as requirements for building floor areas, open space, heights, and setbacks. The District wishes to complete the Office Phase of the construction with some revisions to the 1982 Plan. The present plans call for a single story office structure only of 723 SF with the front (south wall) located an additional five feet towards Hopkins Ave. Heights, setbacks, and open space requirements are in accordance with provisions set forth in the 1982 Rezoning Ordinance. The design of the building is intended to be an extension of the Thrift Shop as it is now constructed. Identical materials will be used; i.e., a facade of 8x8 grid concrete block to be painted grey to match the Thrift Shop. The Office facade facing Hopkins will be at the same height as the - Thrift Shop parapet (14 feet). Window detailing and trim color will also be similar to that of the Thrift Shop with the exception that the Office windows will be operable. We feel that the location of the Office Addition between'the Fire Station and the Thrift Shop limits the use of materials to those of the structures which are connected to it at either end of the south facade. The facade itself is 26 feet long by 14 feet high and is the "public face'L of the building. The north facade faces the alley to the rear of the lot, looking at the back of the gas station building. The south facade of the Office bridges the space between the Fire Station and the Thrift Shop, both structures being constructed of painted concrete block. While other build- ings adjacent to the Fire Station (Isis Theater) and the Thrift Shop (new structure replacing Little Cliff's old building) are of brick it was felt that introducing brick between the Fire Station and the Thrift Shop would be an anomaly. In reality the Office Addition reads as a facade connecting the buildings on either side. Therefore it seems that precedence for com- patibility lies with its immediate neighbors. These are the Addition's direct historical antecedents in both form and use. P.O. Box 12369 Â· ASPEN. COLORADO 81612 C C Walker/Grob Enterprises, Inc. GENERAL CONTRACTORS BOB WALKER PHONE (303) 927-4262 DARRYL GROB PHONE (303) 923Â·3428 The siting of the Office Addition bears consideration. In order to main- tain the park/open space originally intended in the rezoning ordinance, the Addition has been sited to the rear of the lot. The open space as it now exists is bounded at the north end by a short wood fence which only partilly blocks a rather dismal view of the back of the gas station buil- ding. Even though there is some planting with trees and shrubs, the park seems more of a narrow vacant lot without any particular character other than a way to get between the buildings from Hopkins to the alley. The Office Addition closes off the lot, in effect making the park a part of Hopkins Ave. rather than a slot from street to alley. This device is often used in creating urban open space where most of the building facades are at or close to the street line. Because of its location to the rear of the property as well as the screen of trees in the park in front, the Office Addition is somewhat hidden, not revealing its presence unless one is standing directly in front of it. The Addition does not wish, nor is there a need, to call attention to itself. We hope that this will clarify our intentions with regard to the design of the Office Addition. Re - '- ' *~ra*.ltd, ~ AL / (Robert L. Walker, Project Architect PO. Box 12369 Â· ASPEN. 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Â·.Â»4 Â·OÂ·Â·21 *0 '-21 -1/91 - p 4. 4' Â· Â©9 4 1/7 -13 AdirweA -S ---1- _2 8 4 : /5 4 f f! , APPLICATION FOR HISTORIC PRESERVATION COMMITTEE DEVELOPMENT REVIEW Applicant's Name and Address: Aspen Historical SocietyÂ· 620 West Bleeker Street, Aspen, CO 81611 Proof of Ownership: Statutory Warranty Deed attached Statement of Applicant's Interest in Property if not owner: We have been owners since 1969 Property Address, Legal Description and Name: All of block 23 including alley except Lots H&I City & Townsite of Aspen, County of Pitkin, Colora Type of Review (Minor or Significant): Minor Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage (if applicable), height, building materials and illumina- tion: Repair and maintenance of exterior woodwork, repair and reglazing of windows to increase R factor. Statement of the Effect, of the Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the structure): Woodwork will be repaired without change to replace rotten wood and to protect the building. The windows will be reglazed without change of shape or character and will be insulated glass to increase R factor. Any other City Approvals needed-by-Applicant, suchas encroach-- ment licence, GMP or Special Review: None SB.APP CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS P.O. BOX 3534. ASPEN, COLORADO 81612 TELEPHONE 303/925-5590 CHARLES L. CUNNIFFE, A.IA WHEELER STALLARD HOUSE RENOVATION & REPAIRS SCOPE OF WORK I. Eaves at edge of roof are deteriorating and leaking - fascia board should be replaced to match original as evidenced by existing house and reinforced by pictures of Wheeler Stallard House taken earlier in century. II. Windows A. Storm exterior windows which were added in the 1960's should be removed. b. Windows should be removed and replaced with double hung and easement true divided windows to match original patterns & colors. C. Inside storm panel of "Low E" glass to add insulation value and cut down the fade effect on interior. D. Exterior and interior window trim should remain unaltered to reflect original intent of building. III. Building trim and windows to be repainted to colors approximating the original colors of house as evidenced by color photos from approximately mid '60's and paint samples from windows - color appears to be the same as that at the Hotel Jerome from the same era. 1 ASPEN HISTORICAL SOCIETY 620 West Bleeker Street Aspen, Colorado 81611 (303) 925-3721 KEY 1, Yellow highlighting denotes the areas in need of re- placement repair, 2. Photographs showing deteriorating woodwork. 3. Pella window colors~ ~ References: 1. Architectural Record, June 1987. "Windows: Techniques for Restoration and Re-01-0-cement." by Wesley Haynes, 2. OHJ (Old Home Journal), May-June, 1987 "The Yankee Spirit Window"- R -Yvonne-Park,-President 4 1,9 j, .d 179 3 1 PO BOX 2013 ASPEN COL ORADO 81(,12 303 925 7248 11.16.87. Fran Davies Aspen Historical Society Rennovation Committee The Stallard House 620 WEst Bleeker St. Aspen, CO. Re: Exterior woodwork Subject: Color research Dear Fran; This letter is to confirm the investigation of paint chips by you and myself this fall. Examination under a microscope of the layers of pervious paint revealed the following: 1. Window frames: First layer of white(probably primer) with succ- essive layers of light to medium green and the present brown. 2. Window sash: First layer dark(probably primer) with successive layers of white, 1 dark and the present yellow. As a result of this investigation your selection of Pella Clad Product, Polycream finishes,for the following window treatment is historically accurate. Window frames: 11G223 Medium green Window sash and mullions: 11W260 Off white As a result of the windows being replaced I will adjust my painting contract to reflect same . Sincere-1-yp A ULÂ«41- , 1 Â·-R-oger f Moyer \ Pres. \ -7 1 .6, :. ~1 4 , ..1.. j f 7.4.I, , .- 44Â£ . 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't P.:i.~4~444JY9%1Â·7~Â·fi~?:i.Plf9St ~ .: 7,, c,-23\,tat-'.4,9-;fi,&79*-<1~44%4414*21;f41kf'itimf~c.JiN/Al* 'tfi>(.tofs,4,442:LI,,,5.2,4 1 1 Â¥ . rj' f..7 4., . 1 '. f ./ ' #2 ,#A Em=*i ret' t. ' Vhw -4 i -I *4-: r -i, :-' ..f,11-=tâ€ž-4 *Dill;SEEA'% 4 -, AP:(4 1.. *--...4 1 5..r.ffhy,6Â·7JF~'; 1 . \102.1 .4 Historic Preservation Committee Minutes While I was on vacation Jan Carney drafted the minutes of the Nov. 19th and the 24th meeting. I have listened to the tapes and finalized those minutes which will be approved at the next HPC meeting. Kathy Strickland