The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.199605221. /. / AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 22, 1996 REGULAR MEETING SISTER CITY ROOM 5:00 I. Roll call II. Commissioner and Staff Comments III. Public Comments IV. NEW BUSINESS 5:15 A. 935 E. Hyman Ave. - Conceptual PHTO?U L â‚¬ 0 1 or 1 0, c -c_\ 0."\ e_., V. OLD BUSINESS 6:00 A. 123 W. Francis - Final Wula-a 6 0-9 .34-t>,u.- 6:45 VI. Adjourn NOON Site visit 123 W. Francis - RSVP Amy - Meet in the alley. Site visit 935 E. Hyman second 11 - r , '|~ PROJECT MONITORING Donnelley Erdman Meadows Collins Block/alley 624 E. Hopkins 220 W. Main - European flower 930 King Street 420 E. Main Galena Plaza Jake Vickery Meadows 130 S. Galena 520 Walnut Street - Greenwood 205 W. Main - Chisolm -610=3AE:=Mdifia Leslie Holst 303 E. Main Kuhn 930 King Street ~ Roger Moyer Holden Marolt 303 E. Main 520 E. Main 107 Juan ISIS 939 E. Cooper 426 E. Hyman (Curious George) Martha Madsen 132 W. Main - Asia 435 W. Main - L'Auberge 706 W. Main 702 W. Main Stapleton 525 W. Hallam Wyckoff 316 E. Hopkins - Howling Wolf Sven Alstrom 624 E. Hopkins 712 W. Francis - Orbe residence 918 E. Cooper Â¥ I 820 E. Cooper Sven Alstrom 939 E. Cooper Susan Dodington 612 W. Main 316 E. Hopkins - Howling Wolf Melanie Roschko 918 E. Cooper ISIS Suzannah Reid 320 Lake Ave. Mark Onorofski 426 E. Hyman CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: 520 Walnut (Greenwood), expires March 22, 1995 834 W. Hallam (Poppie's), expires April 26,1996 123 W. Francis (Vickery), expires May 24, 1996 406 W. Hopkins (Isis), expires August 23, 1996 820 E. Cooper (Anson), expires September 27,1996 939 E. Cooper (Langley), expires November 9,1996 824 W. Hallam (Poppies), expires April 26, 1996 - j 0\ MEMORANDUM 0 TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Direc~~ FROM: Amy Amidon, Historic Preservation Officer RE: 935 E. Hyman Avenue- Conceptual review, PUBLIC HEARING DATE: May 21, 1996 SUMMARY: The applicant requests conceptual approval for the development of two units on a 6,000 sq.ft. parcel. The units are completely detached from one another and are restricted to the FAR allowed for a duplex on this lot. The property is a designated historic landmark due to the presence of Ute No. 4 (the rock). The application cannot be considered complete for this review, however staff has brought 0 it forward, with a recommendation to table, in order to begin dialogue about the project. APPLICANT: Kentco, represented by Kim Raymond. LOCATION: 935 E. Hyman Avenue, Lot 1 of the Sund Lot Split, East Aspen Addition to the Townsite of Aspen. ZONING: RMF, historic landmark. Conceptual Development PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic 0 1 1 .1, Landmark. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to Section 26.40.090(B)(2). Response: The property is bordered on the west by a large condominium block. On the east is a property which is intended to be redeveloped in the near future. Three other inventoried properties exist in the neighborhood; two miner's cottages across the street and the pan abode cabins on the corner. The two structures proposed for this site are 1,600 sq.ft. above grade each, with a request for a 6500 sq.ft. FAR bonus. Other variances requested area rear yard setback variance of E, an east sideyard setback variance of 5', a combined sideyard setback variance of 10', and a 5' variance on the required distance between buildings on the lot. 2 In HPC's previous discussions of potential development on this site it was stated that the Commission wished to preserve a clear view of the rock from the street, as well as a certain radius of open space around the rock. Comments were also made that the designer should attempt to integrate the rock visually into the development, making it an asset on the site rather than an obstacle. The proposed units are very similar to each other. The major material is stucco, with log detailing, and a stone foundation. Because the project is infill construction in a diverse neighborhood, staff relies most heavily on Ordinance #30 design issues, as discussed below. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The neighborhood has some single family, some duplex and some multi-family development. The 60 detached units crowd the site, but do create smaller structures which are compatible with the neighboring miner's cottages. 2 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The survey rock is preserved for public view. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: This standard is not applicable. Ordinance #30 Staff finds that the project does not comply with Ordinance #30 in several ways which will significantly affect the buildings' design. The criteria which are unmet are: 1) If 75% or mor*qf the residential buildings on the face of a block where a project is to be located arebulthin two (2) feet of a common front setback line, a minimum of 60% of a proposed 01~ject's front facade must also be within two (2) feet of that front setback. HPC nut<19'4*to waive this standard due to the rock's effect on building placement \ < 2) A primary mass is a building volume for which two of the following three characteristics do not vary:- Plate height, ridge height, wall plane. The floor area of a primary mass in excess of 70% of total allowable FAR shall be multiplied by 1.25. There is not variation in ridge hpight and plate height in over 70% of the building mass. 3) If the street frontage~kagn adjacent structure is one story in height for a distance more than twelve feet onltlp side facing a proposed building, then the adjacent portion of the propos@d buildiqg must also be one (1) story in height for a distance of twelve (12) feet. The houselo the east is a one story building, therefore "Building B" must inflect to it. jt?~-2 4) The volume standard is not met in several window areas. HPC,has the ability to waive any of the above standards, however staff recommends that all but the build-to line be adhered to. j 3 ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC table the application, finding it incomplete and not in conformance with Ordinance #30. Recommended motion: "I move to table the application for 935 E. Hyman Avenue to June 12, 19967 0 4 '. 1 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name U -1-E. 4:F 4 --To i.1 $11-100'â‚¬ 03:5 2. Project location L 0-1- r> U E, 15*Lode 7,4 FEAST ASPAL â„¢~- '1-0.. -1'D IA IdÂ« 1-:1 " (indicate street address, lot and block number or metes and bounds description) 3. Present zoning 12 M M 4. Lot size (poood 5. Applicant's rame, address and phone number KI (AAâ‚¬.D K ELL-1- 14#Edl-60 01'VITAL i odF ,1012:r!4 AELD 'PLA-ZA : Bowitmeto 1.6 60093 6. Representative's name, address, and phone number Ko L.1 k/41>1*1 I> 1 014 + 11/4Â»-EA 4. 61*JF. 4 140 10**55 6,0 9 -2-7- 3040 7. Type of applica tion (check all that apply): Conditional Use Conceptual SPA ~ Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft.. number of bedrooms, any previous approvals granted to the property) 6 VIA EL (. R x75'-01 6/4Â·Zoâ‚¬Ld ekl'VD - -Co 64. Â¥*Move) 9. Description of development application rEW:TAL'Jeo 130'Plear - 40 0Â£ 51-1*D od 1 0-F -[h l...G.AN#. 9 LAR â‚¬9 15:60 10\ Â«1Â«Â£;r 123 1 3 -DE-- fock 4+ + 10. Have you completed and attached the following? ~ Attachment 1 - Land use application form 4 Attachment 2- Dimensional requirements form X Response to Attachment 3 * Response to Attachments 4 and 5 11111111 .1. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM ~ Applicant: 9.ic#1,69 9-64< Address: Le -10 adle, 16(-ccE -59 Â£20 4.-E C 900 Socle- of Zone district: VtÂ·/IF 16. 1-1 4-i'I,4.,4~ Lot size: (foOO Â£~ Existing FAR: . Allowable FAR: 12 G bo + 600 * A fC 13,0,1,U,9 Proposed FAR: -39*3 #1 1+11/6 +0*vbfmfos'O Existing net leasable (commercial): Proposed net leasable (commercial): Existing % of site coverage: 41A Proposed % of site coverage: +290 Existing % of open space: totf)n Proposed % of open space: 3,4-I Z 90 Existing maximum height: Principal blda: VI,44- Accesorv bldg: #,64 Proposed max. height: Principal blda: ~4 4, Accessory bldg:.4//54 Proposed % of demolition: AM Existing number of bedrooms: A/A Proposed number of bedrooms: 61.6#T- L J LUAQâ‚¬A A ADD 4 . Existing on-site parking spaces: n / A On-site parking spaces required: 57 pAr lint-r - Â¥ Setbacks Existing: Minimum required: Proposed: _11__ .# Front: ~ Front: ./0,-0 Front: 40 1.0 1 â‚¬ L o Rear: Reac lol,-0 Rear: (050 Combin@El Combined Combined Pron\Irear'/- j Fronurear: 14(01 Front/rear: 4Â·*LO 4-3 1- 0 Side: ,/'.-1 Side: 9 Lti Side: 9 L O Lo 6,67 .. Side: /- Side: 440 Side: -Z- E/JED Â£#57 Combined .- Combined Combined Sides: *t Sides: lei O Sides: 1 15 L 0 Existing nonconformities or encroachments: 61046' Variations requested: 9 62 A:-27-Ac+U:D - (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.ft., site coverage variance up to 5%, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone distdats) 02 REQESTED VARIANCES 1. Rear yard setback: The required setback is 10'-0. We would like to ask for a variance of three feet, six inches into the rear yard. This is for the upper level of Building A only, (the West side) 2. Sideyard setback: The required minimum setback is 5'-0, and the combined setback for both yards is 15'-0. In holding the building away from the rock, we are asking for a five foot variance on the East side of the duplex. We also would like to ask for a variance on the combined sideyard setback of 15'-0;Â· for a distance of 21'-0, where the two units of the detached duplex are side by side. The rest ofthe lot will have a combined sideyard of 35'-0. 3. Distance between buildings: Required distance is 10'-0. Since this lot is to have a detached duplex, we are trying to break up the massing by offsetting the two halves of the duplex forward and back on the lot, but where they are side by side for 23'-0, we need to have a 2'-0 variance, as the buildings are only eight feet apart. 4. Finally, as this is a historic landmark designated parcel, we would like to have the 500 square foot bonus added to our F.A.R. for the project. 8 - j HOLLAND & IIART LLP ATTORNEYS AT LAW DENVER â€¢ BOULDER 600 EAST MAIN STREET TELEPHONE (970)925-3476 COLORADO SPRINGS â€¢ ASPEN ASPEN. COLORADO 81611-1953 TEL.ECOPIER (970)925-9367 DENVER TECH CENTER BILLINGS â€¢ BOISE 0 CHEYENNE . JACKSON HOLE CHARLES T. BRANDT SALT LAKE CITY cbrandt@hollandhart.com May 17, 1996 Community Development Department 130 S. Galena Street Aspen, Colorado 81611 Re: Lot 1, Kentco Lot Split Dear Sir or Madam: The undersigned, a licensed attorney in the State of Colorado, represents Kentco Limited Partnership. The owner of Lot 1, Kentco Lot Split, City of Aspen, Pitkin County, Colorado is Kentco Limited Partnership, an Illinois Limited Partnership. There are no mortgages, judgements, liens, easements, contracts and agreements affecting this property except 0 Ordinance No. 44 (Series of 1995) designating the property as an Historical Landmark, Ordinance No. 43 (Series of 1993) approving the lot split and U.S. patent reservations. Kentco Limited Partnership, acting through its general partner, Kentco Capital Corporation, a Delaware Corporation, as the owner of Lot 1, has the right to apply for development review with respect to this property. Very trul~yours, ,~ :mt 1 41,~_~s;,f \- / v Cgharles T. Brandt for HOLLAND & HART CTB/pal 0 Historic Preservation Commission Significant Development Review Conceptual Review RE: Ute Rock #4 Townhouses Response to Attachment 4 1. Site plan, see 24" x 36" blueline. Survey of site with predominant existing site characteristics is attached. 2. The building materials will be a stone veneer with stucco siding and timber trim and truss work, in natural colors. 3. The proposed development is sensitive to the desires of the HPC and those in the community that are interested in the history of Aspen as a mining town. The duplex is situated on the lot so as to not change the view of Ute #4 from the street. The building on the west side of the lot is held back to seven feet behind the rock. The other building is on the east and lower side of the lot, and is seventeen feet from the property line, so the view plane is not hindered. The buildings both have front porches with the front facades of the buildings stepping back to break up the massing. The buildings are also stepped back on the lot to minimize the feeling of mass on the lot as a whole. 4. See attached blueprints. 5. Photos of the streetscape will be available for review at the public meeting. Ed EZ 18 MAPS AND TRANSPORTATION Â¥ U Â¥ U ~ G/anwood St 6 ~~ Roaring Â£1 //~ Sopriâ€¢ st 8 le==712 Basalt P 5 17 CHRISTINE <* 1 Fork STATE WILDLIFE S.44 jÂ¢,4 Carbondale ber AREA To Spring \\\ Lad Gulch Nordid\\ -~_Sopa%v~~4~~*Mi Ski Area U %441.-A, / crl-0 ChrIED - -4 e /1 i \ 65 8565 411,=rmA,> r- 12 .-37-84.~Loop--=4 4 , ct lr.Gâ€¢04 3 0*9 , Forkct : >"Tdoll'ng ~immi EAGLE CO. aring - 2 AG/1'Zm,~*Ur.., , 1 LE:Ji Pri'KIN CO. Em.Rd 4/ h . \\ mkar<El.MI~" 2,1 4 \2 \9 M,WER-18 1 % White Hill 8 i 30 h 3 Â» . 2/ 1 1 XE 14 .fn< 2\Â« 47 4 To \Redstone J .f' As~ ~ Park --- 1 1 1 : - % 40. N c/ M r. 444% M b \ 04 a Â»417*L---~~~N $ h X Z q 0 ~S* 40Â£~---2Â¢42*114 -- -- 1/ %. ..4 --4 â„¢ D / .4,Â« .--ta_-(HA /L a q Slarrs i 0104 AN M 10, Rd q 4 Basa \1 i # 5 Tent g MUSIC . - C Ha\\am \ 5 Not all streets or roads Lake \,3, ; ZC,---\ are shown on maps or in guides. Construction of - Â£32:GICiumr- 1 tiakou-53Â·-Â· Â·- Â·Â·:.lf~Â·Â·- Â·, O streets and roads may in .,' Â©13 1 1 9*-(94 <3.- ~ 4~ 4 * 0 4 + ,---:tr~n--lls progress in certain areas, ' 7~~ jr'k * 0,Â« 8 ' Tr Maroon CmekRd , f lic; 4 25% spen 1 0 8 vefb . 5 6 ~ ~ k 1 M.#La....0-6 ~ Pk Marolt M-H-2-3 Maroon a, Dr â€ž--141 .! 1 A. (425 9(1 / *Â·44 Maroona:Rd......GÂ·H-1.2 Matchlcu Do...........G-H-6 * 0#'0*8.BND)/ MISImming RL. â€ž....H-1-7 ~ Mayflower{1--......H-I-7 b Maroon Lake .et,EQ,1 .Dootianc{LI)Â£+ ,...........,..,.H-2.3 M.0.8 RL _- M.3/ Man q Meadow Diâ€ž..._â€ž.041-2 , I /4 4.4,47 D '.0- - T 'Al., DC-- ....E-4-5 MidlandAv-.-.........Â·H-6-7 , 41 Â·' 4 fifs,i#,24 M - ........ ......H# Mill St................. .....04-5 ........... ,.......1-7 Monarch St............. .......041.5 Aer,c (1 A...... ....H-6-7 Pmacis SL--...............0-3-6 Mountain View Dr............62-3 4 Â·Â·Â·........ 0-6 ~ ZWEISfUL*.-2**-Jil Mm l.aute! a, Dg.............-I+8 Alw Li................. ............HÂ·7 Mtn Oaks Ft......................._.jM Alta Vtste Dr.............. ..........F-2-3 Gateni SL.-Â·Â·4Â·Â·Â·Â·Â·Â·Â·Â·Â· ............HÂ·3 Nile Av-_.......â€žÂ·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·-Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·H.6 Ard=xn C. Dr......... .....}1-7 G=miscb SL.4.....-...........+G-H-4-3 Nicholas Ln........ .................06-7 Nighthawk Dr..... ..............55 AS*va Alps M......... ... ...H-1.7 GilbeSL-Â·1.........................H-5 Ne,th St............1 ... '.............../.,4 River R --............, , rÂ¥--Wt C k B,mard Part a.........................G.3 Gillespie SU. .... .â€ž-....F.4 Oak La.............0................. _.......0-6 Riversid,Av.._.........â€ž...._HÂ·6 N( ~._, Â· BA> St.......................-...........G-6 Bianca Bench Cl M. Rd...........E.4.3 Hallam 0-3-3 941- \3 9 i -py-1 lake Rd ~Sou:h Av.........O-6 Bluctonnet TY.... ..........................11-2 Hom-* Dr.......... Pitkin Wy. _....â€ž..............SP,4 Sage (1...........4............................E-2 Spling St.--Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· +Â·++Â·Â·Â·Â·Â·Â·G-H-3-6 - Hopt=Â¢Av.... .G-H-3-6 Pitkin Mesa Dr....... ......_....8-62 Salvation Ck...4............Â·Â·Â·Â·Â·Â·-Â·Â·Â·Â·Â·E.2 -04 . i /~ 1 B=n, L.....................â€ž............62-3 H=e,0............... Â·Â·Â· Â·Â·Â·Â·Â·Â·Â·Â·11-5 Ptlccr L............Â·Â·Â· Â·Â·Â·Â·Â·Â·-Â·-Â·Â·Â·Â·Â·Â·Â·F-3 Saw Milla..............,--â€ž...........83 Summit St......... ...H.5 C.soe Cmek Dr........................63 HuntÂ¢ Creek Rd........ Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·E-F-6 Power Mant Rd....Â· Â·Â·Â·Â·Â·--Â·F.G.3 sesame st.....:....................O-H-7 Tent Ct.............. ...G.6 i \1 1 =1. C.â€¢5:le Creek Rd........... ...O-3.1-3 H*en Av... .........G-H-44 P,im,o. Path.....Â·Â·Â·Â·Â·Â·Â·Â· Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·-Â·HÂ·2 Shadowood R.L.._..........1.1-7-8 Ta,ls- -- ........H-3 01 Ctmenmal Cir................. ....1.6.7 Juan SL. ..#....._...........H+5 Puppy Smia SL.Â·:Â·Â·Â·Â· ............ +.0-3 Shady LL.-.-a......Â·Â·Â·Â·Â·Â· Â·Â·Â·Â·Â·1;-0.5 Truscott PL..â€ž..Â·Â·Â·. - E-F-1-2 ...........H-6 Mamid Rd......Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· Â·Â·Â·Â·Â·Â· .F-1 Shon a.._...-1--Â·Â· Â·Â·Â·Â·.....O-6 Twin Ridge Dr... -82 ./. i Cbm-,eld Ri.............,..... .....E.2 ,~ 21.G.......I_... , H.1-6-7 (*en St.........Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â· Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·H-6 Silver King 17.-.--.. Â·Â·Â·Â·Â£Â·2 Ute Av. Pl.... C=& Av......................... ..1.7 ~ 1.ake Av.......... .......... .....P.G.4 Skimming La................................H-7 Lmrk,p= Ln... .........Â·-+Â·Â· Â·Â·Â·Â·Â·Â·11-2 Red Buttc Dr._-.......... .... D.E.2.3 Smiggler SL......Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·F-0-33 Walnut SL.......... C,â€¢:â„¢ Av. :------ IN-4.5 g C...â€¢=d C,1 - ./#/ 1-Â·auret Lo....... .....Â·Â·Â·-Â·Â·Â·Â· ......H-2 Red Moum= Rd- D-04.6 Smuggler 0:ove Bd... ..H.6-7 Water, A........ ......1-6 'L C...,004 1.n.. â€ž~ â€ž ti...0.6' L.ne Pine Rd........................ G.5-6 Red. Rd....... . DE.4-6 Smuggier Mountain Rd........E.H-6-8 West End St . .H.1.6 ~ 1 / Cnlut Lake Rd.â€žâ€ž.-...*-1Â·Â·Â·Â·1Â·7 1.upine Dr...............,...........,.......1Â·J-8 Regent St........................... .....H.6-7 Snark ft J H.5 Wesiview Dr...... ........1-7.8 0.... Magninco RL......-Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·IA Ridge PL Rd................... ...........E-5 Sneaky L...........4-................F.03 Willoughby Wy SF-3-5 To Twin Lakes Me St. .........â€žâ€ž..~ ....GÂ»H-3.5 Rio Grinde PL................ ...GH-M Sooâ€¢ Bunny CL.....................EÂ·3 Wtight Rd......Â·Â· .EÂ·5 indepencence Pass s ' ~To~*oft A A A A ~ A a At PHA MA! * Â¤ Â® 14 EAST HYMAN AVENUE 6 3"zE T" 100 7 -4 RE'ARS - 100. 4 1 -1.1 11 1. C, TV 'I-/'N' rÂ· LOT J / :SNER' CORm :*:%1 7 /e A.E..,000..'. 11 2 01 & 8 1 \,1 < I e 100 4 \ 1 0 04 \// \ C LOT 2 LL :03.1 - 11'I // i f - U,\ \ f -- i 1 1 / 'LA. â€¢4 REW /02.9 100.g m#. #- 101 / ......1 Il 13L m. ALLEY BLOCK 35 E A.T. F 1 -. l 0 01. ..,Â£0,40 1 4,4 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 123 W Francis Street- Final DATE: May 22, 1996 SUMMARY: The applicant requests final approval for "Unit A," the historic house. HPC has granted approval to relocate the house to the west or east side of the lot, to undertake partial demolition and to construct a new addition. The house, the Mathews House, was built in 1888. APPLICANT: Jake Vickery. LOCATION: 123 W Francis Street, Lots C,D, and E, and the East 1/2 of Lot B, Block 56, City and Townsite of Aspen. Conceptual Development PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7- 601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to 5%, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to section 5-510(B)(2). 1 1 Response: This historic house has suffered long-term deferred maintenance and some incompatible changes in materials. Beneath these changes the original house is almost completely intact, inside and out. The applicant has the opportunity to discover the original character of the structure and restore it. From examinations of historic maps and site visits, it appears that a significant alteration has been made to the northwest corner of the house. Originally there was a second front porch here. The back wall of the porch appears to still be in place, along with the original front door. Changes have been made in the roofline and the porch has been enclosed. Staff and monitor will have to work closely with the applicant during the construction phase to ensure accurate reconstruction of the porch and other areas. Staff has no concerns with the compatibility of the addition to the historic structure or with the new structure. Detailed information is attached indicating material selections. Three major siding materials are shown; clapboard on the historic house, metal siding on a small "hyphen" between the new and old construction, and stucco for the rear addition. Stucco is not a material that HPC has approved in the past as the predominant material for an addition. Old roofs are done in laminated asphalt shingles and new roofs are standing seam metal. The old house has wood windows and the new construction has metal clad. HPC may wish to discuss whether there are too many materials used so that the new addition competes with the old house. In terms of the restoration of original materials, it is unclear at this time if the original clapboards still exist under the asphalt siding and what condition they may be in. Original windows should be restored where possible and the original front doors and porch details should be retained. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The parcel is surrounded by inventoried properties, historic landmarks and National Register structures. The applicant has made a very strong effort to respect existing development by stedping the new house away from the adjacent historic landmark. This Frojdct will contribute to the historic character of this area. 2 0 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The structure should be considered very significant as an example of a fairly unaltered historic resource and of unusual details and form. The proposal should protect these characteristics and improve the physical condition of the structure. The existing outbuildings at the rear of the property appear to be original, but have new board and batten siding. The barn is to be retained as a garage stall. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Minimal demolition is proposed and the project will involve significant restoration effort. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: Minimal demolition to the historic house has already been approved. The applicant previously represented that the garage and a small shed on the property were to be demolished, but the barn was to be reused as a garage stall. The applicant now wishes to demolish the barn as well because exterior siding is all new and there has been some compromising of the integrity of the framing. Staff requests that HPC conduct a site visit to inspect the historic barn before reviewing this issue. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. 0 3 Response: Only a limited amount of demolition will occur to the house. The barn appears to be original to the site. B. Impacts on the architectural character of integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: The architectural character and integrity of the historic resource will be preserved through the new development, which is of a similar mass and scale and which is placed to the rear of the structure. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Development application as submitted. 2) Approve the Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Development approval finding that the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC grant Final approval with the following conditions: 1) A site visit shall be conducted to determine whether or not demolition of the historic barn is appropriate. 2) Existing framing in those portions of the historic structures which are to be retained shall be maintained in place. Any alterations to interior or exterior demolition as represented to HPC must be approved in advance by Staff and monitor. j 4 EXTERIOR MATERIALS SPECIFICATION 123 W. Francis 5/17/96 Key I.D. & Item Existing (X) New (or equal) 1. Exposed foundation cement parge cement parge 2. Sill skin (lx8) 1 x 8 cedar 3. Watertable (running trim) (2x3) 1-1/2" x 2-1/2" special 4. Typical horizontal siding cedar n/a (1/2"x 5-1/2" 4" exposure) 5. Typical vertical siding board and batten board & batten to match 6. Typical metal siding n/a flat sheet, galvanized 7. Stucco n/a synthetic stucco 8. Gable shingles existing n/a 9. Typical corner trim existing (1"x4") lx3 10. Typical trim, openings existing (1"x4") standard brickmold 11. Rake board existing (1"x 10") lx6 12. Typical fascia lx6 lx5 13. Secondary fascia n/a knife edge, metal bead 14. Soffit 1x 3/8" ply - cedar beadboard 15. Exterior doors existing wood Kolbe & Kolbe - full light 16. Typical roofing asphalt shingles n/a 17. Metal roofing #1 n/a standing seam, 1' spacing 18. Metal roofing #2 n/a flat sheet, galvanized 19. Typical windows existing wood Koble & Kolbe, wood 20. Window type #2 n/a Koble & Koble, clad j 21. Metal windows n/a metal window, natural 22. Garage Doors n/a Metal Clad, 4 panel \l 1 1 - 1 -- ..--- 0 0 1 1 ./ 1 1, 1 1 'i I 4-------------= 7. \ i . . . 4 4 - ,. i .. i - ,1 t - 7 1 - 1 4-.7 .. j 1 1 1 1 1 1 lili 1 1 1 1 -1 --- __ -_- - _ - __r-- - - -- -r- , IF- t 02 . 1 lili 1111 1 ' till i i jit,1, 1,1 Iii; 1, 11...:.lilti':i. 1 - . 111: i ; .l / -- -i~&.U. . --1 ./- I - -~#-- - - I I . I ]1 i.. I. 1 1 4 1 1 . 21 ! _LLL 7 . G -. 'l / 1 - . $.3 T=r-=1[ - .1-lea I L i i 1- -1 I 00 --7-3 Irl! 1 I 'L _11 _ll I \L=-4 it Ill 1 L= =21 1 \ \ It--1 ! 1 --4 - - - -- - -4-\- 4 -- ' 1 0 1.11! 111 1 11 J i 1 'i I 1 2; 11 4 :Â·:*' 8,=it 411 109:12 in! 1 . 11 :; 11 1 1 i. i 1111. :1 1 U. 1 4 : 1 2 2 ; 1 i 11 2* 11 i i L 1 1 , 1 li , 1 1 1 i I 40 Iii ' 1 ; 11===11 . S i ; .b . . 1 11 11 1 i | il i li 1 - - -t! 1:1 11 ill 1 1 0 1 ' *14 1111- ] lil--3 Ji [it' i Â»4-4 14 ~ i 1 i i k-]12:21-_ - ---*-7 1 -- 1-'....1-.-.-......----1-~--I-/4. ......4.- - - I 1 SECTION-E-- V L - 1 -- -SECTIOND - --- V , - 1 - 1 . -SECTIONT- -3/ ~ - -- V 1 18Â£0-TIONBI ' 9 <b ~ 'SECTION-A /6 RU.- i :: :- / 1 I .. t- 1 -I-- TIET'~TE.-~-1-1..~.I.-.-737-7-70---r..I-r-1- - A 11 . 1 1 ... 1 1 . 1 1 1 1 4 31 1 \ 1 . .1 1 . El .5. 1 0 Do ,- 1 '' 1 0 00 U . 111 11 T 7-1- 1 11 0 0 0 11 1 1 INN . 1 1 1, 1 . 1 RE 1 1 1 1 1 - 1/\ - R.,IR . 1 I 1 -1 \Wl r I 1 1 \.1 ' .1 , 2:1 r 1 00 -/ 1 ... + L I I - 5 f . I L I - 6/ Â· TA L I =41 :/1 1 . 1 /1 1 77 9 1 =t F \- 1 1 1 \A A- PW+M><1 Iii E- 1 =Z 1 1 11 - /1 1 ? -~-- 1 11 11 11 11 11 11 1 1 11 11 lili 1 1 -1 11 11 1 11 41,ir) 11- . . - 11 \ 11 jel==241 1 + 1 li - 1 01:. 1.1 1 â€¢ 46'. 1. 1 p.\41-: v 1 - 11 1 , I m 1 1 1< l . 1 ... / 1 /1 1 . 1 /4 1 =- 4 b 11\**a .... F--1 'C~TINT---=- \ 1 an - 1/1 - =\ / IMIEV -lilli \1 1-/6/6% F.-6.,1 / i i 3 ./ 1 i r...L 1Â¢F --4 . r-1 03 r J [7 11 1 Â»OlD=rE.ZI , 0 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Amidon, Historic Preservation Officer RE: 123 W. Francis Street, Landmark designation, Conceptual Review, Relocation and Partial Demolition, and Special Review to exceed 85% of the allowable F.A.R. DATE: May 24, 1995 SUMMARY: The applicant requests landmark designation, conceptual review, relocation and partial demolition of existing structures and special review under ordinance #35 for the property at 123 W. Francis Street. The house, the Mathews House, was built in 1888. Three outbuildings are found on the property. The project will also require review for two accessory dwelling units and a gmqs exemption. This will occur at Planning and Zoning 0 Commission. APPLICANT: Jake Vickery. LOCATION: 123 W. Francis Street, Lots C,D, and E, and the East 1/2 of Lot B, Block 56, City and Townsite of Aspen. LANDMARK DESIGNATION PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public Rearing), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at second reading. LOCAL DESIGNATION STANDARDS: Section 24-7-702 of the Aspen Land ise Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. HistoFical Importance: The structure -or site is a princitral or secondiry structure or site commonly identified or asfociated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado of the 0 United States. Response: This standard i.s not met. 1 B. Architectural Importance: The structure 0!J Site reflects an architectural style that is unique, distinct. or of traditional Aspen character. Response: The Mathews house is a simple Victorian miner's cottage with some alterations. An addition has been made at the rear of the structure and there has been some alteration of the northwest corner of the house. Lt essentially retains the original footprint and a number of original features including windows and. decorative doors. From historic maps, the house appears to have some features, such as two front porches and entries, which are not common to other local historic resources. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This standard is not met. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: The architect or builder is unknown. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the pretervation of the structure or site is important for the maintenance Of that neighborhood character. Response: The surrounding neighborhood contains a number of significant historic structures, Aspen Landmarks, and National Register of Historic Places properties. This house has had deferred maintenance, but caÂ·n be rehabilitated to further contribute to the character of this block. F. Community Character: The structure or site is ;critical to the preservation of the character of the , Aspen community because of its relatio,nship in terms of size, location and architectural similarity to other structures or sites of historipal or architectural importance. z Response: This site is representative of the modest scale, style and character of homes constructed during 2 he mining era, the community's primary period of 2 0 historicÂ· signit icance. Conceptual Development PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet al] four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for !{PC to grant approva 1 . 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot or exceed the allowed floor area by up to 5%, HPC may grant such variances after making a finding that such variation is 0 more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage Infill Program for detached accessory dwelling units, pursuant to section 5-510(B)(2). Response: This historic house has suffered long-term deferred maintenance and some incompatible changes in materials. Beneath these changes the original house is almost completely intact, inside and out. The applicant has the opportunity to discover the original character off the structure and restore it. The property is 10,500 sq.ft. Currently, the code allows two dwelling units to be constructed on a property of this size. The units would have to be owned by one person or could be CO!1dominiumized. The applicant is pursuing a code amentment at +P&Z and City Council to allow a .1.6t split in' such a pase for historic landmark propejrt.Yes. The Lot splitiwill allow a more appropriate distribution of t Pe allowed Â·F.A.R. for the site, resulting.in a sma].ler additiOn to the histori.c resource. The appli.cant p.ust have HPC approval to relocate the historic house in order to make the project work, but this action will not result in any greater development sights then are currently allowed. The proposed code 3 0 amendment Spec iii cas t.hat in these cases, the 111 ax 1 111 2 1 m allowable F.A.R. Lor the parcel will be the duplex F.A.R. (4,1.7 0 sq.ft.) Usually F.A.R. would be calc:ulat.ed 1-or each individual lot that is created Chere a 4,500 sq. ft. lot and a 6,000 sq.ft. lot) instead of looking at the parcel as a whole. This would result in a net F.A.R. of 6,060 sq.ft. as opposed to the duplex F.A.R. of 4,170 sq.ft. used in this project. Staff has no concerns with the compatibility of the addition to the historic structure or with the new structure. From examinations of historic maps and site visits, it appears that a significant alteration has been made to the northwest corner of the house. Originally there was a second front porch here. The back wall of the porch appears to still be in place, along with the original front door. Changes have been made in the roofline and the porch has been enclosed. Staff feels strongly that the applicant should determine the original configuration of this area and restore it. The house appears to be a somewhat unusual design, no other examples of which exist in Aspen. The applicant does show a lightwell in this location and reconstruction of the porch may cause some problems with the basement floor plan. An early addition exists at the rear of the building and a rear porch has been removed. The applicant means to restore the porch, but will demolish at least the roof of the rear addition in order to add a second story. Staff can support the addition of new space in this location, but recommends that the applicant allow the original one story form to continue to read. This is accomplished to some extent in the proposed design. In terms of the restoration of original materials, the applicant proposes to side the structure with clapboards. It is unclear at this time if the original clapboards still exist under the asphalt siding and what condition they may be in. Original windows should be restored where possible and the original front doors and porch details should be retained. The existing house has a fairly large footprint. With the addition of new living space and ja garage, the j applicant requires a 5% site coverage variance. This is available as a landmark preservation incentive. The appl.icant proposes to retain the historic barn, but will demolish or give away the garage that sits at the front of the site. The historic barn will be converted into one bay of a two cat garage. The outbuilding wi.].1 still 0 4 0 read as a separate form as there are breaks between it and the rest of the building. The applicant a].so requests a side yard setback variance of 2.5' on the interior lot line. This is necessary due to the width of the existing house. The overall parking requirement for the site is 9 spaces. The applicant requests a waiver of 5 spaces. Since the applicati.on was submitted, the code has been changed to require only 2 spaces per unit, therefore the waive would be in line with new regulations. A 500 sq.ft. F.A.R. bonus is requested in order to make the historic structure a more livable unit. The original house is 1,363 sq. ft., and the total addition would be 587 sq.ft. The existing structure is not easily viewable from the street due to large trees on the property. It Â·will be more visible after its relocation. The applicant also proposes to relocate the smallest of the front three trees to allow the new structure to be viewed from the street as well. Alternative floor plans for Lot B (the new unit) have been provided by the applicant, showing an octagonal element at the front of the structure. This is intended to offer a connection between the building 0 and the street. Elevations will be provided at the meeting. The applicant requests a 5% site coverage variance for this structure as part of the Cottage Infill Program. This program encourages "over the garage" A.D.U. 's. Without this variance, the applicant intends to place the A.D.U. below grade. If it is possible to relocate the westernmost tree, the+ new house will be moved forward slightly to align with the neighboring structures. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The parcel is surrounded by inventoried properties, historic landmarks and National Register suructures. The applicant has made a very strong effort to respect existing development by stepping th& new house away from the adjacent historic landmark, ;This project ~, will contribute to the historic character. of this area. j 3. Standard: The proposed development enhancms or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 5 Response: The structure should be considered very significant as an example of a fairly unaltered historic resource and of unusual details and form. The proposal should protect these characteristics and improve the physical condition of the structure. The existing outbuildings at the rear of the property appear to be original, but have new board and batten siding. They are both to be retained but relocated. The garage at the front of the site is not original to the property. The applicant proposes to demolish it. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: Minimal demolition is proposed and the project will involve significant restoration effort. ON-SITE RELOCATION 1. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation. Response: The relocation and resulting development is preferable to adding approximately four time the existing square footage onto the historic house. 2. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: The applicant must submit a structural report for Final review, or prior to applying for a building permit. 3. L Standard: A relocation plan shall be submitted, , including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of. the structure, site' preparation and infrastructure connections. The rec&iving site shall be prepared in advance of the physical relocation. Response: The applicant must submit a relocation plan 6 0 and bond prior to Vinal review or plior 1-0 applying lor a building permit. PARTIAL DEMOLITION 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation Of the structure. Response: Minimal demolition is proposed. As discussed above, the rear addition to the historic structure should be preserved in form as much as possible. The existing garage should be salvaged in whatever way possible for use on another site. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. 0 Response: Only a limited amount of demolition will occur, at the rear of the structure. B. Impacts on the architectural character of integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: The architectural character and integrity of the.historic resource will be preserved through the new development, which is of a similar mass and scale and which is placed to the rear of the structure. SPECIAL REVIEW TO EXCEED 85% OF THE ALLOWED F.A.R. 1-2: is project is located in the West End, therefore both the General Guidelines (Chapter 1) and the specific guidelines for the West End apply. Su.aff finds that the proposed project is in compliance with the Neighborhood Character Guidelines. A 1 : 0 ALTERNATIVES: The i{PC may consider any of the following U Â·2 I + :1 41. .C. 1 V P.S : .1 0 1) Approve the Mi.nor Development appl ication as submit.1 ell. 2) Approve the Minor Development application with cond it--i ons to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Minor Development approval finding that. the application does not meet the Development Review Standards. Recommendation: Staff recommends HPC approve Landmark Designation of Lot G, Block 19, City and Townsite of Aspen, finding that standards B, E and F are met. Staff recommends that HPC table conceptual review with the request that the applicant provide new elevations for the structure on Lot B and that the applicant document the previous appearance of the northwest corner of the historic structure and provide for its restoration. Staff further recommends that HPC subsequently find that the project meets all applicable standards and requests for variances should be granted. 0 b 1 1 0 8 A 1 0 0 123 WEST FRANCIS JAKE VICKERY 1. . 100 SOUTH SPR/NG ST 0 - POST OFFICE BOX 12360 j JAKE ASPEN. COLORADO 81612 Mil- I.aÂ·-18â€¢-'JA TELEPHONE r FACE,killl (.10.1 1 925 .1660 0 -4 -*1 1/ t May 8,1995. Em i Amy Amidon Aspen Historic Preservation Commission 130 South Galena Aspen, Colorado 81611 RE: 123 WEST FRANCIS Dear Amy, Please find attached our combined Land Use Application for HPC Landmark Designation, HPC Conceptual Review including relocation and partial demolition of existing structures, Special Review for Ordinance #35, GMQS Exemption for additional free market unit, and Conditional Use Review for 2 Accessory Dwelling Units for proposed development at 123 West Francis- Information provided for Review: 1 Application Summary 2. Combined Land Use Application Form 3. Compliance with Review Standards for Landmark Designation 4 Supplement to Historic Preservation Development Application Form 5. Compliance with Review Standards for HPC Conceptual Review of Significant Development including on site relocation and partial demolition of existing structures. 6. Special Review Compliance with Ordinance 35 7. Compliance for Conditional Use for 2 Accessory Dwelling Units 8. Specific Submittal for GMQS Exemption by Director for a new free market unit 9. 50 scale Adjacency Map and Neighborhood Photos 10. Vicinity Map 11. Survey 12. Disclosure of Ownership 13. Owner:s Authorization to Represent 14. Applicant's letter requesting designation grant and waiving of park dedication fees 15. 1 set of 11"xl 7" reduced (1/8" scale)copies of all drawings including existing and proposed site plans, floor plans, and elevations. 16. Check for Review fee. , 1 - jj j Sincerely, <lk' 10,611 Jake Vickery, Architect ~ PROPOSED LANDMARKING & 2 SINGLE FAMILY RESIDENCES 123 WEST FRANCIS APPLICATION SUMMARY May 8,1995 1 The applicant would like to create two single family cottages and two accessory dwelling units, one voluntary and one required. 2 The applicant is proposing to Landmark the property and conform to preservation guidelines to achieve this goal in the most compatible way. 3 This is consistent with the R-6 Zone and the AACP. It supports the ideas of smaller scale houses and historical preservation. 4 The existing cottage has changed little over the last 40 years with the exception of a incompatible addition to the rear. Existing outbuildings are non-conforming and this situation would be improved by this application. 5. Using the R-6 Zone requirements for Duplex, 4,170 FARsf are available. This FAR has been apportioned to the two building sites identified on the plans as "Lot A" and "Lot B". lot A" is apportioned 1450 FARsf, 'Lot B" is apportioned 2,720 FARsf. 6. The land area of the site has been apportioned as follows: Lot A is 4,500 st Lot B is 6,000 sf. Development on these Lots has been designed to conform to underlying zoning as if they were lots of record as much as possible considering the adjustments necessitated by preservation of the historical structures. The two dwellings units have been separated to maintain the historical integrity of the existing historical structures. This is preferable to adjoining new square footage to the small scale massing of the historical cottage. The proposed plan is to create separate, independent and compatible structures off mixed scale and architectural interest. This protects the integrity of the historical resource and adds a variety and interest to the neighborhood. z This fragmentation strategy would require a 500 FAR bonus from HPC available to J Landmarks and a finding of "more compatibility." A 500 sf bonus is being requested for the historical cottage. Currently it is 1,680 sf. Removal of the incompatible addition reduces the square footage to 1,363 sf exclusive o f garages and sheds , 4. n Two ADU are applied for. One is for the Historical House and is voluntary., The second is for the new single family unit and is required, These units arie proposed subgrade because of the limitations on FAR and coverage. 10. Ilave you attached the following? YES_ Response to Attachment 2, Minimum Submission Contents YES Response to Attachment 3, Specific Submission Contents 0 YES Response to Attachment 4, Review Standards for Your Application 1 . 0 4 1 LAND USE APPLICATION FORM Project Name. 123 WEST FRANCIS 2. Project Location: 123 WEST FRANCIS (Indicate street address, lot and block number, legal description where appropriate.) 3. Present Zoning R6 4. Lot Size 10,500 SF 5 Applicant's Name, Address & Phone # JAKE VICKERY. 100 SOUTH SPRING STREET #3, ASPEN, COLORADO 31611. 970 925 3660 6 Representative's Name, Address & Phone # SAME AS #5 Type of Application (Please check all that apply): X Conditiona! Use Conceptual SPA .X__ Conceptual Historical Dev. X Special Review Final SPA Final Historic Dev. 0 8040 Greenline Conceptual PUD Minor Historic Dev. Stream Margin Final PUD X Historic Demolition Mountain View Plane Subdivision X Historic Designation X Condominiumization TexUMap Amendment GMQS Allotment Lot Split/Lot Line Adjustment X GMQS Exemption Description of Existing Uses (number and type of existing structures: approximate sq. ft.; number of bedrooms: any previous approvals granted to the property). SITE IS CURRENTLY DEVELOPED WITH HISTORICAL MINER'S COTTAGE OF 10 BO APPROXIMATELY 2 - . 3.SF, WITH SEVERAL ADDITIONS AND MUCH DEFERRED MAINTENANCE ~Â· Description of Development Application , TO DEMOLISH A PORTION OF THE EXISTING STRUCTURES, PRESERVE REMAINING STRUCTURES, RELOCATE EXISTING COTTAGE TO ONE SIDE OF SITE AND 0 CONSTRUCT A SECOND SINGLE FAMILY RESIDENCE. APPLICATION FOR LANDMARK DESIGNATION - ATTACHMENTS ~ 123 WEST FRANCIS May 8,1995 (attachment #, Item #) (2-2) Street Address 123 West Francis Aspen, Colorado 81611 (2-3) Legal Description Lots C,D,E, and East 1/2 of B, Block 56 City and Township of Aspen, Pitkin County, Colorado (24) See attached Vicinity Map (2-5) Compliance with Review Standards This property meets review standards 8, C, E and F and qualifies to be a local designated landmark. It was built in 1888 and much of the original materials are intact. Vernacular in nature, it suffers from several incompatible non-historic additions and deferred maintenance, and is representative of Aspen's Victorian past. 0 (3-1) See attached Boundary Survey (3-2A) Jake Vickery is acting own his own behalf. See attached contract to purchase authorizing Jake Vickery to act as Ownefs Representative. (3-2B) See attached letter requesting designation grant, and waiver of Application and Park Dedication Fees. i l 0 I . SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of cleaL_fully_labeled drawings must be submitted in a format no larger than 11"XI 7", OR one dozen sets of blueprints may be submitted in lieu of the 11"X17" format. APPLICANT JAKE VICKERY ADDRESS 100 SOUTH SPRING STREET # 3, ASPEN, CO ZONE DISTRICT R6 LOT SIZE (SQUARE FEET) 10.500 SF EXISTING FAR 1,680 SF HOUSE + 364 SF SHEDS + 228 SFGARAGE ALLOWABLE FAR 4.170 SF PROPOSED FAR 4,670 SF EXISTING NET LEASABLE (Commercial): N/A PROPOSED NET LEASABLE (Commercial) N/A EXISTING % OF SITE COVERAGE: 21.6% (2.272 SF) PROPOSED % OF SITE COVERAGE: 37.5% (3.937.51 EXISTING % OF OPEN SPACE: 78.4% PROPOSED % OF OPEN SPACE: 62.5% 0 EXISTING MAXIMUM HEIGHT: 25 FEET MIDPOINT PROPOSED MAXIMUM HEIGHT: 25 FEET MIDPOINT PROPOSED % OF DEMOLITION 36% (877.5 SA EXISTING NUMBER OF BEDROOMS: 3 PROPOSED NUMBER OF BEDROOMS: 9 EXISTING ON-SITE PARKING SPACES: 1 ON-SITE PARKING SPACES REQUIRED: 9 SETBACKS EXISTING ALLOWABLE: PROPOSED 20.3 ' Front: 10' Front 15' Fron: Rear 27' Rear 10' Rear 15' Side 317 65' Side. 15'/ 36' Side 57 2.5 3 Omb:n-3 2 FrURr 47.3' Combined Frt/Rr: 30' Combined FrURr 30' EXISTI'43 NONCONFORMITIES/GARAGE IN FRONT AND SIDE SETBACKS, SHEDS IN REAR ENCROACHMENTS SETBACKS VARIATONS REQUESTED (eligible for Landrrtarks only, character Gompatibilitv finding must be made by tiES-1. +1 1 FAR 500 SF INCREASE Minimum Distance Between Buildings SETBA CKS Front Parking Spaces: 5 tReat- TO 5' Open Space (Commercial)* N/A Stde. TQ- 9.51 Height (Cottage Infill Only) N/A CorD -Â·00 Fa/Rr TO 10' Site Coverage (Collage Infill OntÂ·,1 1-0%-- Sheell 123 WEST FRANCm 123DATAJ-XLS -- -__- _- SITE WORKSHEET . -- 5/6/95 -_ -=-_ LOT'A' LOT'B' EXISITNG SITE AREA 4,500 6,000 4500+6000 10,500 FAR ' Underlying Allowable 2,820 3,240 6,060 4,170 Assigned/Aportioned 1,450 2,720 4,170 HPC Bonus 500 0 500 500 . ADU Bonus (P&Z) 350 350 350. Total I 1,950 3,070 6,910 5,020 COVERAGE Underlying allowable 2,250 2,400 4,650 2,887.5. Assigned/Aportioned 1,450 1437.5 2,887.5 HPC Bonus 525 1,050 525 ADU Bonus 525 525 Total j 1,975 1962.5 5,700 3,937.5 . 1 , Page 1 '/ 1 . 0 4.W.Pipe c -c- -- -=Wr}-1 Ati.t- i_ i 4 te : L 100 134 C--=. 75' . 1 ------el~7-- Ir ' - 4 2 -1 N 1 51 1. 1. 1 4 Nl ' W 123 2- 0 - , 00 9 .44~ 1 ro r ~,19 4 1 1 113 L_ co 0 4 00# A- k -- 1 X -*4 Fl - . - ; Fts 1 iÂ·k>Â©41 - 2 kil Ul 129 t 6 1 k * 71 * 1Â·4 h Â»Ii] 9, 1 1 r.1 * il t 1 , 1 1 - - ! 1.10:. . - -- M PZ 1 - -1- I ./ 1 f - â€¢ 1 t../ AL,+ 7 Ig Wi- i: 611 y. 99 L 5 7 4 -1 2 1-. ...I 20 _1227 5 . - it -9 ' I -4 19-2 - - 1 1 1 123 tZ9 I35 0 00 1 W. FRANCES C W . Pipe =% = = = === I th ek 110 1'Â£-G /34 t 1 -44 0 -.Ii- -- -- D 11 *-1 ret - te 4- rl 1%1 - .kl 09 0 C CD - 1 - ~ ~ t~ 114 -1 - -1 - 3 ll_3 k i Cl .0 24 21 3 . k R~[ 1 - L_--1 3 -- ' Zk, 3*01*> 75 0 0 1 h 1 -- -= ===JI=T;i= === c= t ( tl.1. C = .i= = = n 42' a W. Pipe 19 2 4/2 4 10 434 it . n 75 a 99 5 401 - gg 1 -1 Q 1 9 T thi Fl< 9 0 6.JI/- 0 6 . L - - -- -1 Ati FET & _ 71 4:0 \ '}t% 0*. - 1 f 123 !29 ]35 W. FRANCES 4-" W. PiÂ£-e - - - - --- =ZEn =21 -===- - - - ---1-1-W--- - - - IN -- - O 126 134 . 4 9 -3 . .23 V - -<21 -- Nt L 4-4 pe. -F---~ 23 \ W 6 3 (f) 0/1 8/ . d -f 14. lsT 22, APPLICATION FOR CONCEPTUAL REVIEW OF SIGNIFICANT DEVELOPMENT - SUPPLEMENT 123 WEST FRANCIS (attachment #, Item #) (2-1) see attached Owner's Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: P!ease see Application Summary for additional information. Phase 1 of this proposal relocates the existing house and back shed on site. It removes incompatible additions, particularly on the south east corner and places the historical structure on a competent foundation (basement). It cleans up areas of the structure that are deteriorated and restores important elements of the house to improve its integrity and contribution to the streetscape. It preserves existing trees as much as possible. The front garage would be demolished because it is structurally unsound. The small shed would be preserved as a pfay house/gardeners shed. The existing large shed would be relocated and used as a one car garage. The presence of the sheds and alley elements of this proposal as well as the desire to use the yard area for people instead of cars requires the requested reduction in required parking spaces. Phase 2 of this proposal adds a compatible second detached single family residence to the property. Because it is separated, the placement of the additional square footage on site impacts the historical structure the least and affords more flexibility for the design of the new structure. Phase 3 of this proposal demolishes the rear portion of the historic structure to add a secondary tallish element with additional space needed to bring the historical cottage up to current livability standards. The new addition would be of current technology but derivative and subordinate in style, design, and treatment. The tallish element preserves Jseable open + space valid addition giving the cottage current relevanpe. 'The proposed ADU's would add on-stte housing for two to four local residents. Specific Replies. (4A) The roof forms and general massing are similar to the historical resource in shape and proportion but smaller in scale. Detailing will be related but thinner and lighter and will be clearly distinguishable from the old. It is compatible in character to the historic resource. (46) The neighborhood is predominantly renovated Victorians and a few Neo-Victoriansâ€ž There is a non-historic two story chalet style structure directly to the East. The proposed development is extremely compatible and sensitive to the neighborhood. The placement of the new Phase 2 square footage in a separate structure and the new Phase 3 square footage in a hyphenated a "secondary" massing is consistent with HPC directives. It achieves a high level of compatibility with multiple structures occupying other similar historical parcels. (4C) The proposed additions are to the rear and side of the existing resource. In addition, its placement preserves and utilizes the existing front yard alignment created by house on the West and preserves side yard and side yard trees. Preservation of the structure intact is far preferable to adding on or corrupting the historical resource by adding to and adding a massive upper level. In this manner, the cultural value is maintained. (4D) The architectural integrity of the existing structure is kept intact with the additions clearly separated and their own architectural elements. The Phase 3 demolition is interior to the property and has minimal effect on the alleyscale or streetscape. It is the least impactive demolition alternative and maintains in tact the primary facade. (3A-1) see attached survey and site plan (3A-2) Materials will be similar to existing but lighter and smaller proportion. (3A-3) see statements above - paragraphs 5 A through D (3A-4) This project falls into Category C erection of a structure greater then 250 gsf. '' i , j 123 WEST FRANCIS 5-8-95 EXTERIOR MATERIALS SPECIFICATION Existina New Exposed Foundation concrete stone veneer Sill Skirt existing (lx10) 1 x 10 cedar Watertable existing (2x3) 1-1/2" x 2-1/2" beveled Typical Horizontal siding existing cedar ahvg (1/2"x 5-1/2" 1/2"x7-1/2" 4" exposure) 6' exposure Typical Vertical Siding n/a cedar ahvg 1 x6 T&G Vertical Wainscoting n/a 2-1/4" cedar beadboard Typical corner trim existing (1"x4") lx4 Typical window and door trim existing (1"x4") standard brickmold Rake Board existing (1"x 10") lx6 Typical Fascia lx6 lx5 Secondary Fascia n/a lx3 fiat Sonit 1 x 3/8" ply - cedar beadboard Exterior doors existing Pella Wood - full light Typical Roofing asphalt shingles cedar shingles - Secondary roofinrl ' n/at metal standing seam - 12"- 1 . Window - single i existing wood Pella Wood Architect Series VVindows - Array n/a Pella Wood Architect Series COMPLIANCE WITH NEIGHBORHOOD CHARACTER GUIDELINES 123 WEST FRANCIS May 8,1995 Information submitted elsewhere in this application is integral with this application, particularly the section on HPC Conceptual Review. Please refer to those sections for additional information. Below please find supplemental specific replies to items enumerated on the application. 5. Applicant's Description: The neighborhood is mostly upscaled (literally!) renovated Victorians and a few Neo-Victorians. The structure directly East is a 2 story triangular chalet style structure probably of 50's vintage. It is a classic West Wend Neighborhood and is located on the pedestrian route to the Music Tent. The facade line is approximately 15 feet back on the side of the street this development is located. There is a mixture of scale in the neighborhood. 6. Compliance: The proposed development meets all of the goals (A through D) of the Neighborhood Character Guidelines. Because of its high level of compliance with the neighborhood character guidelines, this development warrants approval at maximum FARsf. Please refer to attached checklist. Guidelines are complied with unless otherwise noted. 7. Please see attached drawings and photographs t . 1 1 GUIDELINES CHECKLIST General Guidelines for all core neighborhood Mass and scale 1 Human scale 2 Similar scale as neighborhood a. setback large masses b divide into modules, use hyphens or connectors if necessary c. step down in height and scale towards smaller adjacent structures d. locate floor area in secondary structures e human scale windows and doors 3 Street elevation scale as traditional 4. Entries scaled as traditional, no grand entries Building Form 5. Roof form visual continuity a. compound and varied rectangular forms b. gable roofs, overhangs c. simple character with appurtenances, dormers, bays, wings, recesses (d) no large or long uninterrupted wail surfaces (f) solid to void ratio as traditional Site Design 6 Entry oriented toward street a. primary facade pedestrian scale and visual interest b respect setback and alignment patterns d. yards and entries at street level e reflect grid if applicable (f) semi-transparent fences, low walls, walks, hedges, screening/buffer (g) front yard as neighborhood a Entry at Traditional level b avoid sunken terraces 4 Maintain solar access Building Materials human scale materials b native materials durable materials variety in trim, native preferred e shingles and standing seam metal roof 0. 0 0 Architectural Features 10. Pedestrian friendly Features a window and doors and details inviting b. creativity and personal c. distinguish old and new if appropriate d. trim as traditional scale e primary entrance clearly defined. (f-) variety and playful appurtenances (g) porches (Ii) variety of window and door designs 11. Minimize solar collectors and skylights b. away from street c. flush with roof Garages 12. minimize impact of garage a. detached preferred b. locate to rear first or side second avoid front c. small size door, blind doors d. garage facing front<50%. single preferred e. slope driveway towards garage (no) f. minimize wall area used for garage doors Driveways 13 minimize visual impact a rear or side, no front circular drives b. no pull in front setback parking c minimize hard surfaces d porous, decorative drive materials different from street Service areas 14 a locate service areas to rear b screen with fences or planting Impact op Historical 15.j preserve 1 a nitrÂ·imize impacts b see historic guidelines, contemporary interpretations , 16 Illintrnize impact on adjacent historical structures a designated properties u step new larger buildings c edges of historical areas APPLICATION FOR CONDITIONAL USE - 2 ADU's 123 WEST FRANCIS May 8,1995 (Attachment #, Item #) (2-1) see attached Ownefs Authorization Letter (2-2) see attached Legal Description (2-3) see attached Disclosure of Ownership (2-4) see attached Vicinity Map (2-5) Compliance with relevant Review Standards: This proposal is to add 2 ADUs: one bedroom required unit in the new single family cottage (ED and one voluntary two bedroom unit in the Existing Cottage. The existing cottage structure is an historical resource. The proposed addition will accommodate 2 employees or an employee family. The new addition is placed above and to the rear of the existing non-historic addition to minimize impact on the historical resource and the site. Please refer to other sections of this application for more detail regarding the proposed development. is Piease see Items 4A through 4F below for a more detailed explanation of conformance to specific standards. The proposed work is under review by the Historical Preservation Commission and additional information is available in the related Combined HPC Landmark Designation and Conceptual Review Application. (4-A) The Aspen Land use code permits a duplex or 2 single family houses on Lots of 6,000 square feet if the property is a Designated Historical Landmark. This property is 10,500 sf and can accommodate the proposed development without significant impact to neighbors. It provides smaller scale structures in units of ownership more accessible to local resident families. 1 , j i. J (443) The ADU's provide an accessory residential use in the R6 Zone and mix in a variety of housing types in the neighborhood. They are compatible with other residential uses in immediate vicinity. The massing of the addition units into separate and distinct forms located on to the rear and side of the property is similar to the multiple structures occupying some of the near-by properties. (4-C) The proposed location below grade maintains open space and minimizes the mass above grade. Light and air are provides by generous light wells. (4-D) Services will be an extension of the services already in place and are adequate. (4-E) This proposal will not generate any new employees and provides on-site housing for two to four resident employees. (4-F) This proposal conforms to the Aspen Area Comprehensive Plan and other requirements of the Code. 1, . APPLICATION FOR GMQS EXEMPTION SPECIFIC SUBMITTAL 123 WEST FRANCIS May 8,1995 GMQS EXEMPTION Request is hereby made for a GMQS Exemption by Director pursuant to Section 8-104-A-1-b-3 of the Code. The proposed development complies with this standard in providing only one new unit of density on an historically landmarked property. (6-1) Description This request for exemption would allow the existing historical residence to remain in its current location on the site, with its primary street facades unaltered. This proposal does relocate an out building to a different location on the property allowing it to also be preserved in tact. New floor area has been added to the interior of the property in such a way as to minimize impacts on the integrity of the historical structures. New square footage has been placed subgrade to minimize any impact on the historical structures. The resultant configuration allows for only 4 additional parking spaces on site without detracting frbm the historical resource. Please refer to other sections of this application for additional detail on the proposed development. (6-2) Complete set of architectural preliminary drawings are attached. (6-3) Contained herein are applications for Landmark Designation and HPC Conceptual Review. (6-4) Copies of recorded documents which affects development: None. 1 - -. --!,1 4-11 l Vi - -22=2=Z=====IS= ~--- $--g-- .. kil-X% \ 1-- / . , 1 / 1. / /ilÂ· 5 1 11 1 / 33 1 46 ~1 - f 1- 6*J -----'/ N L,j . , 1 .. -- Z CO --------- -- -1--9 4 I O Â·Â·- t1tn 1 - r---1 I --7-k - .1 1014#*fam - 'll- i r 1 -<4\7 . â€ž , - . I 1 t 4. t Â£ .. - 7- h -7 I - j A.Nr. - . . \ , 1 : / 1/ . I. . t i 1 0 . 2.6.-/ '- OIT.:51-F ., - 1 , 1 m. ...:.... 2 41 1, . 1 .- t 1 1 Cals:21 ..2. 4-+ , Â· , iJ' ' ' 1 11/ ..,It I Â¥3Hv ONIMMVd; C , d_.. 088/ - , 0882 -- X . . 1*+q h , \ I '1 I '1 . tod - I . /' 1 , / 1 \ 6 - \ , , -1_ 1 --3 ' 3 U \ 1 F r--2.- I 4 ty. / 417 ' Di / m 7/ 2 lei 06 le== \ 4/4 -ti-*\ .I 4. 9 6 f :, 0\i ' /4~1/B -Qi.; I::fill, 47 2 GL\41 \ ASPEr< INSTITUTE 04 /P .\A % %1 : /1 653 1,9. , 04>CO Â« Â£ 91 ' /7 HALLAM gr#4 11 -.Â»Ii> , Â¥\ 901 LAKE LONE PINE 4 - 111911 -) 4\ , \/ ---9'V il aL*-------Â»x l 4 . - -Â· - -1 c-Za L__11 sale 11 21 ~ MA . ''.% LaL-~---~~-r- I )v (4:x Non til 5 F--: E- 1 1-7] C.IZI<&3742nix 42 4,1 'r 1 I \\ -9%:ux\ / . 1 L.. , ---* <i\1\\ MILAM 1 3 013 4 /101 , â€ž- LY.L_J cl LENEEÂ·-3 -Re;EME*--EGEZE#g :344 // OUEIN L I - Â· 6/2 ar f-11=3 [ZIE] Ezzl CIZI lil~--- f AA % 10 [ 2.3 13 LEZI CZZI O Efl L.LI! CZE] CUD E-Il E[ZI CIL3 C--3 L- ....- --A 1 , 10- ~00 CE]L_]hni_-1 0,0.CZE].222ir-97'06'i[Eonc--2-fc 3 JU GE[3 8/3 CZE]i GIEIEZED inNIZEgEID/ELLE]%[-T--11~-1~[--7=r---N\-2\ 2 . HYMAN Z 1 " 1 rn i[TWI]10171 [73 L 14 1 1;Lis,C_.JEL_ .Ji[FEE]~77--~~*6 The fi;T--1 1 [WR;111[~1771 -n ELF] C.ZE] 1 18, liff.ZE,1 01'3:r-lon LUL : COOPER ... .......... 4.11%2......17..-- Aspen :. r--711Gl " 1 ..i--9-1 .------9 0;103 (-3. EL_ L-: Lfl )~ )/442 Appraisal 0 ' 21Â£)11-71 ' 1-ir-1 IFID L_1-147-1 [EL.3 F.237' Group, Ltd. '~., DURAN i r-Fl-1 [UIT;D f~~3 6 E-1 d 1 1 ''"' f 6 elfwr- Zpbr WAERS 11 27 9 1 32 1,4 MILE 1% 1'26 Wa*T PUA~Ut 9 J /6/ a0 J 1 U I.. XMrM / 9 10( N mi 'HAP. 9 Ail.- 02 4.1 Und TRtc Aâ€¢.ociztion Commitment - Modified ]/78 Ll====== ' . I Es/asil COMMITMENT FOR TITLE INSURANCE ISSUED BY . A STEWART TITLE GUARANTY COMPANY STEWART TITLE GUARANTY COMPANY, A Texas Corporation, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance. as identified in I 1 Schedule A, in favor of the Dropos<xi Insured named in Schedule A, as owner or mortgagee of the estate - or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policyÂ·or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the 1 failure to issue such policy or policies is not the fault of the Company. Signed under seal for the Company, but this Commitment shall not be valid or binding until it bears an authorized Countersignature. - IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to : be hereunto affixed by its duly authorized officers on the date shown in Schedule A. 0\ 4- STEWART TITLE - GUARANTY CON{PA.NY -in*3, fuelâ‚¬+0, Kiff;-94:44 Chairman of the Boarb a /29~*9,~1 isi i,aa /5, \.12.1/ Ar: r - s i gned : 9 - Z , Â·-Â·-Â· 7-Â·11.eult ers t gna '7 f-*:Â·- â€¢ 21 1~72.H OF ASPEN. INC. Wi<NE#m~&SY.%-~~~~~ Wil....i. a .7.Â·. Ht <1701 1.1 Orticr Na rx/171767. 1-1 v 2,92:4:--Lair-*MAL. .2~.a â„¢- -* 5 r,--9* S'Bitwil'INU.4 -2 44 1;1 Â· Â· -- -62â‚¬ I. U 00021768-(2 . ........../-1/.R=/%b/'.+Kt â€ž*~e: April 20, 1995 at 8:00 4'â€¢ tf~ Policies to be issued: i. Amount of Insur v *9.0 (Standard) '4 . . S 940,000:031 '*y.L 41*.. P.imrPwoosed Insured: a,46-:UldfavO .44 Â· ~bFF.183iACK H . VICKERY ./ 0 r.:.. I *k W. I ' 43391' Â¢ ... .. r ,-*~;0*.(b) A.6.1.A. Mortgagee's (Standard) .. ..4 . UES. '. 3Â©U t. Â· . 2. oposed Insured: .....2 2:-: 28Â®%!ft.9.:63-2 idft (c) Leasehold S.. .. 3 Proposed Insured: 3. The estate or interest in the land described or referred to in this Conunitment and covered herein is fee simple Dle m dze fee estate or interest in said landis at the elTective date hereof vested in: HAROLD QUAM AS TO AN UNDIVIDED 1/2 INTEREST, VERONICA M. MARTIN AS TO AN UNDIVIDED 1/6TH INTEREST, CARROLL QUAM AS TO AN UNDIVIDED 1/6TH INTEREST AND LOARIE CRUMLEY AS TO AN UNDIVIDED 1/6TH INTEREST 5. 72 land referred to in this Commitment is described as follows: - . .. -ast one-half of Lot B, and all of Lots C, D, and E, 3.22< 56, --2. ind Townsite of Aspen Jz Â·= z Â·.Â· of Pit kin, State of Colorado . Â·x. STATEMENT OF CHARGES These charges are due and payable before a Policy cA be issued+ 1 , 02,ners Prpmium $ 2,20 7.00 Tax Certificate S 10.00 -\.RT TIT[1,,~F ASPEN, INC. \ 4.- - - 1:-2 C '):ifilerSt gnalure Ili'I).1~111). 0,1/1 1,9~ 10 70 AM C \WINW{lit)1(l)Nll<ACIWICKIERY.tx)C ' 1-HIS ADDENDUM HAS NE!11!ER BEEN PREPARED NOR APPROVED RY 11{!i COI.ORADO REAL 1*1.Al.1. COMMISSION. IT MUST BE REVIEWED BY LEGA I. COIJNSHI. OF YOIJR CHOICE. calendar days from the date Ous instrument becomes at contract or the date specified herein, the seller may, at seller's option, declare this contract null and void 10. ENTIRE A(;REEMENT - Buyer hereby agrees by way of Buyer's signature hereunder that Buyer is relying solely and exclusively on the statements, conditions and warranties set forth in tile Contract and this Addendum. Buyer hereby agrees that 8uyer is not relying on any oral agreement or written representation not contained in the Contract or this Addendum, including, but not limited to, statements or representations made by agents, advertisements or brochures. 11. FUNDS AT CLOSING - On the Closing Date, the cash to close and any other funds required shall be delivered by the Buyer either in cash or an electronic transfer funds and no other form of delivery of such monies shall be acceptable unless they represent immediately available funds. FURTHER ASSURANCES - Each of the parties agree to execute, acknowledge, deliver, file and record, or cause to be executed, acknowledged, delivered, filed and recorded, such further instruments and documents, and such certificates, and to do all things and acts as the other party may reasonably require in order to carry out the intentions of this Contract and the transaction contemplated hereby. 12. INSPECTION - Seller has negotiated and contracted to sell the subiect property in its present condition. Buyer acknowledges that Seller is conveying all improvements on the properly in their current condition as-is- without warranty either express or implied. It is incumbent upon Buyer to inspect all aspects and intended uses of the subjea property, including but not limited to HPC Designation, to Buyer's satisfaction during the inspection period. Buyer may inspect all aspects of the subject property pursuant to the terms and remedies of the Inspection Paragraph. 13. IN TERPRETATIONS - No provision of this Contract shall be construed against or interpreted to the disadvantage of any party by reason of such party having or being deemed to have requested, drafted, required, or structured such provision. 14. LAND DEVELOPMENT FEES - Pursuant to the Inspection paragraph, it shall be incumbent upon Buyer to investigate any and all fees related to the development of the subject property. 15. LAND USE APPLICATIONS - Seller hereby permits and authorizes Buyer to submit during the Inspection and Closing period any and all land use applications for proposed development of the property so long as such applications and approvals are contingent upon Buyer or his assigns closing on the property. Costs related to such applications shall be the sole responsibility of the Buyer. Seller makes no representations or warranties as to land use or development potential of the property and this contract {s specifically not contingent upon approval of any of such applications. In the event that Buyer receives any such land use approvals, zoning changes or the like and does not close this contraa pursuant to its terms, Buyer agrees that all such approvals shall be the property of' Seller, including but not limited to any renderings, conceptual drawings, designs and architectural proprietary work product used or filed in any approvals or pending land use applications with the City of Aspen. 1 6. LEGAL COUNSEL - This is a legal instrument and joshua & Co. of Aspen, Inc. recommendsÂ·that You seek legal, tax and individual counsel before signing this agreement. 7 LICENSED AGENT - Buyer states that lack H. Vickery is a licensed Real Estate Broker in the State of Colorado acling on his own behalf and shall receive a credit towardÂ¢the sales price equal to a co-op fee of 2.5% of the Purchase Price. ' 11 1 8 NATURALLY OCCURRING El EMENTS - Radon has been known to exist within the State of 1 1 Colorado and Aspen. Buyer may Investigate such pursuant to the Inspection Paragraph ' 9 Fl JRCHASE PRICE ADIUSTMENT - The purchase price shall be reduced by $4800 per month :or a c losing that occurs earlier than the cloting date indicated beretn, but at no time 511,ill the &)1;rclla,e price amount be leK than 3915,000. 20 14{ N I Al. i<Al IS & INCOME- The 8uyer reprefcnK that [tuver ,$ flor relving on Seller't or 5,211,Â·f 's agent'< fe,gresentations of past, present or future rental Incorne m Buyer'i dect;ton to :it,rc h.wÂ· the subject property 'll.:I pagc 2 . 0 May 8,1995 City Council City of Aspen 130 South Galena Aspen, CO 81611 GRANT AND PARK DEDICATION FEE REQUEST Dear Sirs: We hereby request award of the $ 2,000 grant for having the property at 123 West Francis, Aspen, designated as an Historical Landmark. 0 We further request that any Park Dedication fees be waived. Sincerely, <FJ IrÂ« 0 Jake Vickery: Applicant ~ 100 South Spring Street #3 Aspen, Colorado 81611 11 - A b . 1 . 1 0 ASpEN HISTO.B.IC--P-RESERVATION-COMMISSION _-_-- MAY_-24_199 5 0 Chairperson hinda Smisek opened the public hearing. AmyÂ· This is a 10,500 sqft. lot and the historic house is in the center of the lot. This application also involves the P&Z. They would like to relocate the historic house and propose to do a lot split creating a 4,500 and 6,000 sqft. lot. This is a code amendment that would only be allowed for historic landmarks because you are creating a non conforming lot you usually have to have two 6,000 sqft. lots and part of the idea is then less FAR would be Airected to the historic house and the 6,000 sqft. lot could be developed as a normal 6,000 sqft. lot. The code amendment is not under your purview but if you have comments P&Z needs to take them into consideration. Even without the code amendment you would be able to do two separate structures on this property. You can do that on 9,000 sqft. or larger. The difference here is that ownership can be attached to two separate people. The total FAR for the lot is being held to the duplex FAR which is 4,170 sqft. If these were two legal lots the total FAR would be about 6,000 sqf. and that is not what is being proposed under the code amendment, they are restricting it to what the duplex would be to che original site which is good. I am recommending HPC support the landmark designation as it meets standard B, E, F. CONCEPTUAL Amy: We are being asked to review an addition to the historic ~ structure and a construction of an entirely new house. I find the 2-wo designs compatible and sympathetic to the neighborhood and the kiscoric resource. I am interested in the resolution of the front zerner of the house. The house is essentially in its original fern. There is a front door that has been closed and you can see :ead board that was the roof of the porch inside a closet. The crzoosal shows replacing the porch and building on top of the addition and it would really involve removing the roof. The 1 22 Licant is adding a minimal amounc of space. The total addition 72 -he historic house is 587 sqft..and they are asking for a FAR 02:....:s of 500 sqft. so that they can add on. Â·.3. r. :.er 1 me Lee: What would the total FAR be on that lot? 1450 plus the 500 bonus which is 1950 sqft That does not _-~.-Lude the garage at 500 sqft. There are three outbuildings on the barn,-shed and a garage stall. The barn will be turned i. 2 mide int o a garage stall. I feel that is an interesting solurion One of t.he trees is proposed to be relocated. The house 13.-3 a FAR 'of about 2900 sqft. which is small than what i-s usually 3--owed on a 6,000 sqft. lot. The applicant has revised the plans 3....ht ly and added an oct.agonal element to address the Street. 0 1 . 0 ASPEN HISTORIC PRESERVATION COMMISSION MAY 24, 119_5 Knt he 1 1 11(3 I ,(~(' What is the size of the second house? Aill\ 92,900. sqft. The project meets all the ne i.ghborhood charac.Lei.- guidelines. 'riley are asking for a side yard setback.and i L Ls on the interior. They are also asking for site coverage variances of 5% on each lot. They want to keep Lhe open space and 1 support that. Also if you put an ADU above grade you get the col Cage infill variance of 5%. If they don't get the variance the ADU will go into the basement and Staff supports that. They are asking for parking variance of 5 spaces. I recommended tabling because I did not have the new design to review. The issue of the porch may not be resolved until a little demolition occurs. Les: I am worried about someone coming in and saying my house is not historic take it off the inventory. Amy: That occurs when there is a Â·lot split but we are designating chis from the start. Greg Prickrell, architect presenting for Jake Vickery: One of the ABU's is required and one was suggested. velanie: Visually the interior setback is on 2 1/2 feet. Someone could go and put a fence up and then you have 2 1/2 feet to the 0 52:ice. Is there a way that you could get five feet. Amy: Not unless we demolish pa'rt of the historic building. They have created a 45 foot frontage. Greg: You are not supposed to create non conforming lots. .elanie: We are treating a squeeze in the past in allowing houses close. Can' t we build in a variance of a couple of feet v.. opposed to only seeing 2 1/2 feet to the lot line. te could put in a condition of approval that no fence can be -- EL seems to me that is destroying the character of the u.-intiort-h.pod by squashing the houses together and loosing the side 422â‚¬1. it another developer comes in and buys the property whaL 6 0 2.2 :ra 'c inium square he can put in with the two buildings? j+ He can build a duplex or two detached buildings or stay Â·wit.h - '.6 2 - i- 1 2. ing and add on. i Iii it i.s a duplex 4170 s.qft. is the max and one per unit. i :.2 1 :i split is allowed what is the maximum square footage 4 I 1 ASPEN_HISTORIC _FRESERVATION COMM.ISS_CON_- MAY_24_-1995 - $ +-+ -A I-~ ---i----i--- 0 AmrÂ·- ,1, 1.70 sqi l.. pltis 500 sqft. bontis from HI)(r. NO gel J : By doing the lot. split you will have 5(h :;gil . Ill your opinion with the neighborhood does the lot split of:fer a better project? Amy: Yes, in my Opinion. There used to be another house there and this is re-establishing the neighborhood pattern. Jake's wife Del.la presented their history of living iii Aspen. Greg Prickrell: The due diligence on the property terminates June 15th. We would like to know if HPC feels this project is viable. We have done a thorough investigation of the project. We desire to landmark and we have broken down the massing into smaller scale modules creating smaller ownership modules which preserves the small scale of the neighborhood. We want to reduce the historical forms to basics with the topology of a cross gable miners cottage. Each historic part has to be evaluation for the extent and nature of its historical value and contribution or de-raction to the character as a whole. There also has to be architectural integrity. We want to put the new development on the adjacent parcel. We want to add new accessory functions to accommodate today's need to the cottage. We are asking for the 500 sqft. bonus for two bedrooms above grade. Lot A will have the historic cottage on it and we will utilize the outbuilding as part bf the two car ~ garage with new construction. To the rear of the cottage we are doing a second floor for a master bedroom. We are proposing an ADU above the .garage. On lot B, 129 W. Francis the ADU will be below grade. CZESTIONS : Why should we encourage the code amendment? It is another incentive for landmarks, than you could do a zz split even though it is less than 6,000 sqft. and have separate ownership. It does not result in more FAR. Â·Â·Â·..iz::prime Lee, neighbor: There is a garage righz across the alley 2-2 - do not feel there .is enough turning radius where you have 6 ...-0 2 tne s};ed. 3 ze= I i will. check it. i want-- t.0 be clear on t.he code amendment? ir will- include how the FAR will be disuributed for each 5 0 ASPEN HISTORIC PRESERVATION COMMISSION MAY 24, 1995 M.11-1-ha: if the person sold the house could they gal. more FAR. Amy: There would be no more FAR available. Melanie: The other lot could come before us and ask for a FAR bonus. Amy: Yes they could but only if you found it compatible. YOU could also state in this approval that that would not be allowed. Â£: reg: We are getting 250 sqft. reduction for doing the cottage infill. If we were not doing the ADU we wouldnlt need it. 6. Les: They could do the same thing with a PUD. Roger: I would rather hear public comments before our comments. Linda: We can change the agenda to reflect your concern. Martha: I am concerned about the bulk of the project. Roger: By making it a landmark we can control the bulk and making findings that the bulk is not compatible with the historic 0 structure. PUBLIC QUESTIONS & COMMENTS Brenda Bigelow: I live on the corner next to house B and I am here representing the landlord. I feel much better knowing if it is designated the board has more control of the size. Roger They could have asked for a setback and moved the house co you and instead they moved it in. Ranherine Lee: The old house is moving east. Do you have to have .he ADU on the new house? --3 They are creating a new unit so they have to build an ADU for this property. 43.T 7.-PUL:le Lee : Which is the more desirable of the two as 1t Treales more mass. Ar-1 . Only one creates mass as Lt is above grade the other is below ..41=ha Except for cars and the impact to the neighborhood. Those ira rons:derations that should be discussed. 0 6 ASPEN HISTORIC PRESERVATION COMMISSION MAY 24, 1995 0 Melanie: It is a two bedroom ADU so the possibility exists that Ewa more cars will be there. Amy: There is an income restriction but I do not-. know how many people can live in one. They are small. Della, owner: We are doing the ADU on our house for income to an employee. Roger: Are the new elevations sufficient information for Staff to not have to table and we could grant conceptual? Amy: I do not have any design issues with the project. I am more concerned with the restoration aspects of the historic building. Della: Jake is really concerned about the restoration himself. COMMISSIONER COMMENTS Martha: My concern is the second story to the historic house. 2 am not comfortable with the design and feel it detracts. Roger: With the information so far I would encourage the code amendment. I would also recommend that conceptual be approved with conditions. The concern of the neighbor can be addressed by moving ~ che house forward and thus having enough turning radius. All the design aspect are fine. We need to address the tree removal and make sure that it can live. To address Marthafs comments if the zrees are left alone you will hardly see the addition. The impact would be greater if the trees were not there. I would demand restoration of the original right porch. I would also put the indow well someplace else possibly on the west side. Landscaping resween the house should be addressed in the motion. --++CmnÂ· I am also concerned about the second story and do not like u..e height from the front view of the old house. I certainly -ldn't want to see the trees moved. If there was another house 27 -he property it had to be a small house. I hate to see the 3.devards disappearing. Any: I totally agree with you but I would make the argument thal *.3.' 1:1-3 a number of smaller structures is better than having a szruccure with four times,the mass added on which really disrupts 1 i -3 r hythm. 1 b , b - J Â· -ra I 47 in agreement with Roger on the front porch. When I 9-Le visited it looked t6 me that someone in past history might 3.Ve Laken on a border and that entrance was for that use and I 2--Â·.1 19 has a lot of significance to the time and to the housn. i :cihil. recommend that be restored and the lightwell moved further 7 A 0 ASPEN HISTORIC PRESERVATION COMMISSION MAY 24, 1995 luE'k 1 (.) 91 V 0 C he ADU in the basement E.; O Ill e /:1Â·),1 :C. 1 teel comfortable with the massing and scale. 1 am d 1, i t.t- 1.(3 concertled about: how sal-i.st-i.ed a new owner will be with t.he new house plan and what we will be up against. I feel Jake has donÂ·2 a good job with coming up with new ideas aiid introducing a new concept for historic preservation and restoration. Les: 1 feel it is a good plan and it will work. I have difficulty recommending t he code amendment until I see .i.t. I am not concerned about a new buyer as they will have to work with tls. Final will not be easy as everyone has considerations such as the tower. If t.here is not a worksession before final I don't want: the applicant coming in and saying we got conceptual now we need final. We are granting conceptual with a lot of considerations. Amy: There is an existing addition and it shows up on the 1904 map and has the original windows and doors. There is a back porch and we have debated whether it should be retained. It will not be visible from the street but Linda,made a good point recognizing the boarding unit. We little by little are not going to have examples ot ine evolution of an historic house. There has to be some way Le indicate that there was a one story element there. Katherine Lee: I have been here 14 years and the entire back has been changed so many times that I couldn' t begin to tell you how many What are the side yard setback requirements? AmvÂ· In R6 you have to have 5 feet on each side with a combined tocal of 15. Nat marine Lee: Is the new one 5 feet? 3 70 z.Â· It is at 5 and 10. 213.rman Linda Smisek closed the public hearing. MOTION: Roger moved to recommend landmark designation to LotÂ· C, 2 1-3 E and the East 1/2 of Lot B, Block 56, Cizy and Townsite of --~ r- I.' -2 :1 , second by Les. All in favor, motion carries. MOTION: Roger moved to grant conceptual approval as submitted to 2---de partial demolition of the rear addition as show by the :'*0.-al Of t.he model at this meeting and th*at we grant the interior 1 9-..1-2-yard setbacks and site coverage 5% vatiances on lot A and B as -2-e.sued with the following conditions Tor conceptual approval: A worksession with a monitor will be held before final. SÂ° moving of tree or trees on the front side of the property. 0 8 ASPEN HISTORIC PRESERVATION COMMISSION MAY 24, 1995 1) That the rcistoration of the right porch Occur 1_0 as Close as 0 possible 1.0 the original . 4) - No fence of. any kind either structural or Landscape between the interior division of the two properties if in fact they are divided. 5) Study the rear garage access to determine if there is sufficient space to enter and exit a garage on the alley. If the study shows that the rearyard setback variance is applicable then we will grant 2 feet on the rear and 3 on the alley side. 6) That we grant the 500 sqft. FAR bonus to Lot A. 7) We waive the 5 parking spaces. Motion second by Les. All in favor, motion carries. 130 S. GALENA - CITY HALL - MINOR Amy: We approved a lightwell in the back of city hall so that we can build a basement. The basement will contain city council meeting room and the Sister City meeting room. What is being proposed on the south side is to cut the wall back and light would ~ drift down to the sister city room. There is a sidewalk And traditionally you bring light into a lightwell and if you cut into the sidewalk and relocate it you will put people right into where the roof dumps snow off. I do not find this a compatible solution as it does not respect the rhythm of the windows. Possibly this could be a trade off of the basement as one of the rooms does not have natural light. Someone has suggested a lightwell with block glass across it and that would be my recommendation. Les: This is a landmark building and I do not like what is going en. I went to Breckenridge and they just finished their city hall and it has no windows in the room and they did it on purpose. The Lighting was designed well and I talked with members of their council and they indicated that their meetings actually work renter They do not need the natural light for a city council meeting with people distracting them from the outside etc. Cris Caruso, Engineer: Council likes the feeling of the light shining in the broom. Council said if I could Brovid-e natural ,light zo that room,they would consider having the present sister:city room moved to the basement with the council chambers othenwise they are against it. If that doesn't occur we can use the space as storage space or office space. It gets difficult working a full week without natural light. 9 0 6 I.- I t. 4 7 i I . I , . 'Al.067 - 1 - 1 1 i r . . 1 1 1 + ' - MPM,/ ... f it . 1 1 1 1 1 1 . N 804- t . â€¢ /. . 1 1 , --rk,1.LY-'Â·'f--7'-mc==11_ 1 f ' . - .1641 -- . . 1 I. ' I.- 1 :} f,P~.~. . , rr 1. .. 022*- i- 7. . i I j .. i . 18Â£215 . 1 . . 1 . 1 , .1 1 . I. - .. Sok' *?06*P . FA*i~--uiwy 4 , I /1 1 . ., 1 1 . l /1 ./:.. ' 02* 8202 PLAN. . t . 10 h LEGEND AND NOTES 4 ~ .0.0- vll- pole cirr fÂ«-IN. ....4 . 8-0.-1,-r - WEST F r...0 .IMI Ioue,T u Kljlle RANCIS STREET A RAVEr CODÂ¢Ttol 74.72. ...... 2/ cm .0,4.,en w. O UTILITY *0* MA â€¢LOCA .i â€¢ Fe,CE ,*00 0Â« - e---- :1:71,I'25:WA'&*Â· 1.<. 1111.5 1-0-ttrl- FUM'-= -1 . ..1 t12!fill_ . 11Â®,4 ailit,#CH INTO ALLEY 3 RII-rm,=- --- .7.'. 4 9 1 - -// 0.0.120Â»11.. COâ€¢~T.1- 1 . 1 -- C f C - e .6 l I -7 . ... (-1 1 1 \ *#-*.E~~ clur) 0. -h 0\ C in ,.*\ I , \ 4 :l 0 / 1 , -1----- L -- 4 07.1 --- 1 1 -1 - I I C - Â· i i GhRAKIE 1 -1 1 1 --- . 1 l.1 2 ..; 4 v , 0 ..1 1 i f 1 . 8 44.7/ HOUSEÂ· ..23. C 1 - 1 - 1 . 1 Ill r . 1 1 P CEITIFICATI- . E / 4 .1 C. ....mIN..W16Hit'.~~0*.<"/I#.."*/d/#=1<65.//.I..~Il. 1 1 N I 1 maE:â‚¬M&%:25:me:01.4,6 i ...9.- st=*YeR UE t=IPTED. THIâ€¢ Sulâ€¢EY I; 4010 1/LESS Itl 170//18 . wl â„¢ 11* SUL Op TIâ‚¬ /1*livol *a.0,. r 4..40 L ,- ta i. u i W. .*M. HOâ€¢ORâ„¢ I.Â£71. AS@47 0Â« -, 4714 1 1 ./* 1 . Â· Â· 52â‚¬Bew-- urâ€¢,Â·,aulnt,5650 i .1â‚¬0 -// it at Or- ", Â¥1â„¢ SECTION 14-Di-.01 Colli/.00 14,1,ED *TAna. U.1 1 # SECTION, it T-,80(IP le IOUTH, WOG 6 5 â‚¬ET OF NE #6 PA 5.. , ./.D 1 }--4 4 1 6... ............. COL-TY C.... A,O 'GCOÂ«Â£<R ' 4--_11 . . .9. â€žir Z:L...7 1 ....... ......... "7 / ALLEY BLOCK SP -4,St. I IMPROVEMENT SURVEY nâ‚¬ Â«A,1 0.16-44â€¢L, 06 LOT i. .0 041 00 Ler, C D -O E. 1(.0=K ClrY Ne TOâ€¢â€¢SITâ‚¬ 06 ASPEN. Ft!*IN ColairÂ¥ C0L600O. 1 CO-All......sOo ./.IT../- b. ' 4 j , 1 i ASPEN SURVEY ENGINEERS 2 10 /Â«râ„¢ ./.-I ./.â‚¬. 0 1/.Mn"Wix/- -0 0 .... .. 1 #f - I \4,2=1==JIA. 14 - / â€žÂ»cH i ;40 | 1/ - - - - la' Milininlim't-*11 Ul-1 1 1 1 - 2 1 - immli 11 ' I r ' ' 1.1.1 T{ Â· 1 1 i ltrfij ~ . 1 [lu=I,Li Â·: 11111 111 1!18 1 1 ,-Â·Â·Â·,cr:r,trrâ„¢Â¥~=e,t=remmel=rfauill ,1#tal*EigitaiEEEBEFFEEEFIHEEEEIEEEESEEEIEEIEEEV'/lillill li lm.irtitl i P l i 1 b 11 11 ' 1#but"1 lill|[Jaf| 111#IN:Whi;11".fIYpZAPSEIIOIIIZIEOIJILII1EIQUIQI!!IM 1 . 1 ,,, 1 . 1111)70 R l' 1 1 1 191 I t : 3 *:m F mili ivet:/difilli 'illiEE#Elf:ZE:orirri):Prirr~:irrirri:1Rgil +Imil#*1*.-4,1~'PM: 11111.11-rE iiiÂ·uwn-111==111*â€ž*,=;1 lii# :i.12 13 elt':ii;111 611 1 Ul ~Filim nnu"lionulllI~mmi" i nuili;4:*RMAQ'Mullullaull,Will]111#l - 914#'179Wm1 Torel' ilir "3911 l~101 li&l - 4411:[&4]Ii'I~~Illi'Ni IMel IMI lill;!1,2~~"! Irl,]I!1.41:Il' _liC,-1.14::~* r'-1 1 1 1--1 'I==R I Wee-r- IA,el,/*1*-1 - - .=======~ 4 6*1-8 $@UEÂ»i-1 014 1- 1 /7/ACX/'./Â¥.Al.- Ar- - - â€¢ r-r trimTrrmrr I I 4. . T 1. -+-.g,*25NK'â€¢r---4--L---4---41:Cli@62&,geB,e,6-UL6,6.UIEEU.-ULLâ€¢a~.u.,, 9110 'EE#WA~W~"14%~~tr~Ma~" z.*<Lil 110 1 1 1 lillil -2--------- 1:,>râ€¢-1 I tzfj/6. it..Hip' lilli. 1. / - 1 1%1-0 1 trrul,In-774" r=" Elli*4411111Â§111H 11'111 1 1 1/ Â· .. .. 1 ill $ 1 . bil -- -1 -11=1 1 --*.Yill " 11~11*WINWII .Â·~ I .Ii i: I i: i rq, 1 . Fi=~,ez~~::~1Â£131-=Lihill-1.1 |liHEZEINNIi~E=391 ..It== -----1--'-~"--'thir----1,,. ~Â«11-113LEÂ»-MON EAÂ« . *459%4194 ..C.=======C===1===C=====================================~ b . j fi,EVA-ndÂ» feÂ¥0Â£,â‚¬Â© deÂ»le> E .. V . 123 WESr FRANCIS ~, JAKE.VICKERY ARCHITECTS 6 MAY 8,1995 Fal/14* M Ati A-/9Â¥4 If . Atue-9 Auar - J - -* I .il -I-# I I -*. .*--Pili~-I---- *#-I-/I--i-- I.* - -i- - .il-i--*--Ili---I--Il- . ----I----------I---- 1 C.: 1 . 1 4 1 1 - ic _.HAEL- i. , . t 1 /1 'It -.. f Ag:ic ..65Â« 1 1 1 --222&222- 1 1, 1 1 1 - ---- 1 ~ 1 6.1 1 - # I 1 1 4 . , - 4 1 . /- h :. 1400 6 : i - M. leeppvt i - boo 1 : I l . 1 JL 7~~~t~* L . - ; /1 - -A ILTE[96-2-291?1 \ : 1+ I .i 2/. 614Z . 1 : 1 /1 . 4 .1, 1 1 ' t liMâ€¢-bâ€¢Â¢0Â£2 i 1 /1 - H.Zle E!!RE : i 1 . . . --,L. :4 - - --- ea-#AL 2Â£41:il : 4 6 - ... 1 : ._t:IMâ‚¬ i .11 1 1 . 1 El- -mil- It 1 -2 1 ' 1 1 mot +00Ump. -~-_ i 1 1 - FFU*-UUE - - 1 2 1 1 1 1 i 1 : 1- --- - l-JITM FtdOâ‚¬ FliA) . '410;tuNCP 71.622/2. FL.8,#4 : , 93. Â¥*ANOrd , fPoit]*C) PealtiwiNAQÂ¢l 5 kike FLA+16 1.lzl.1- 5* ~21~ 123 WEST FRANCIS JAKE VICKERY ARCHrrECTS. 6 MAY 8,1995 . .1. + ILF Lf -- 1 1 1 .. i 1, 499 + 1 1 : 1 1 1 -1 .1 -1-- i t: 1 f ' 1 -qrt 116= tz- =- = -4 1 1 ' 06.- - 11 mrÂ· MC>u 1 1 -' t.11 400 + *lutâ€¢O 3 1 i' 1 1.19 i ; I n \1]1 1 e~; 4 1 1 Â·1! t ' r â‚¬*32-146.- 1-1- ! Â¥ .8 1 1 liGia 1 2 1 -*lili , LAUNter TiE?' 1 i w. M W+~ FAMIL>r /Met:* - i r -41 :- i .- / i / \1 I. . th , 1 il \ / . 4# 1 4 11 - 4 1 1 1 i . -1- ' : + 1 1 -- i 1 8*464 901* lad)0 844 k ' 9.1., 'FRalcis j ' FIFO KED F!2861 VKINP42< FlaM 'PLAN47 - " LOU E - E 123 WEST FRANCIS JAKE VICKERY ARCHrrECTS MAY 8.1995 4 - t- -l bri 1 151, . -1---1--- t:i 1 1 -1 .1 -1 1 1 1 1 1 r--- -- 1 -1 -T 1 1 - 1 1-. 11 1 1.1 1 1 1 Ill I 1 1 1 1 1 1 11.1 1 1 Â· .I' 1. 1 1 ! 1 r 1 .0/ isi i 1 - .1 2 1 t 1-1 1 1 . '1 1 1 1 I L u. 1 /1 Â· A=== 1 / 1 I- ---- -- .Im--- 11. 1 1 - !. 1 1 1 1 L . I \1/ 1 lilli 1 -1 1 11-- -- ---1<-----------1 1 . /1\ . . 1 I li 1 -0 --1 11 I 1 lil / 11 / 1 0 91\ //,1 \.4 ! 1 1 1, Il / 1 /1\1 Tir - - -- -- - - n \ - 1: 1 / 1 h// 1 \41 1 // 1 1-------1 1 4-+ - --1 4----L--4. \1 \ Ill li ~Â£-t -1.-r 1-\ 1 11 11' 1 1 11 // i. . 1 151 11 1 4-1 - 1 1 -9 11 1 1- 4 . 11 -' ! /1 1111 ..: 1.-_i Lu- 1 11 1 1 1 : 4-_]_.Â£2--2-3->,_ _-_-1. 1 :ill / i i . / 1 23___11- 1 - 1\ / / // \ I / .. 1 / \/ 4- 121 t li i , l\1 + '' i /\ 1 \ 4 FTÂ¥, 8.41 BV ,/ / / l, - - ' 123 WEST FRANCIS , j \ j Â· JAKE VICKERY ARCHrrECTS ~ =/ . MAY 8,1995 / . . 4 4 L 1 .,}.. I XX . Ct, il TY 4 -: - ./ .1 . .Â· , 1 . . 7 40 41 1 Â«1; ; - 0 1 â‚¬ NE.NK ! .Vkt -i : t. r 1 T - I -.. -C= . . 1 t . - I /- ./1 1.-1 .1.~.. . .. ri r .. 1â€ž._522U1Â«EEEVA:.tiON.r--~-1. ; i - Â· Â· / 1 â€¢ 1 1 3 1 i ... .1 1,2 .. . 1 . --- hek . , : . 4 ./ .: -144,: â€¢V 11 - \ . . .... I .lili y.. Â» ., i. - - >L-=:bÂ¢%:=1% L 0 r . .... . - . . ... . 4 11-X 1.- .. ........ .. I .. 01 % I t ./. f' I- -Il ---...1-*0- .1 - C. . .. ..... 1 ..:/ . . . I - . .- 1 . . 1 . .. .. .. . 1 .... r-f ---1ff,Tr'ElfE*r-IdÂ£4* 3 : ~~-.- - -t.-: Kil trfir- ct)@MIEE.L~. . . 1 . - . r.- f - f -- 1%1 wid : 667110>â€¢Â£1 & 42 ~40' - : MAÂ¥ 1 4 - ..F . - .,BEÂ» 9,#/en':11:=**9 P*'C' 1.Ir:/1-1 - - - i ---Ill-.. -... I . 1.-6.- - S - . I.. - I. 1 , . . 4 . - - 3--11 . 19 Â· 1 - -Â·. *41-11/ki.Â·Â·Â· 1 1 - , 1 *j'11144 1 6. . i.. - C. -i : 01 123 WESr FRANCIS 1;blzat ~ i! 1 \ L. 11% 1 1 .1: 1 JAKE VICKERMARCHITECTS . MAY 0,199p *' Le txt>I I . .,1. 1 f , 9Â· IN -1 1 1Ia:tel 1 111 11 -r,-â€ž-...20592*2&~1 ILL12_.ill-li[LIZIZILilllI11111Il=U-LUUillill--1----J ' 8 !1 11 '1:tm~_11 E~wi n* tEl. 1 -8 , 11 ~ Â· L..1 --- li 1---2~ l 05Â»* i go/~Aiv 11--33 2-545<--T Ar r - ===28 -LteLLE3-sal 1 11 1-iz~1 -1------~ ~ 1 :11 /;065%4*N , I< 1 6 1 r-'--7 -li 1 - 44 Â· I. P n - . .i. 4--9 ... F-:. 7 -- rt. 3--21 Â·Â·:. '..:i.i ...!:; 1 :21-hti: 211(,*:3~~i1 ; 1 ., 4.... D 1.\ ../50 : 21 1 1 . 1 : Â¥t:.?:>11.: :d:/{ fil i f......:.} i lut I.Â¥ i ,- 12Â·L I i hy Xm ji...2 - ..L ' 1 16 . . 1 .1 ' 1;VOIR?Â»10 13(49VAM . j ' daTIAA 0 6. 123 WEST FRANCIS JAKE VICKERY ARCHITE, MAY 8, 1995 '. ! ..Ii----- ..........--- *--Ill-- I--1 ---I- ------- -=I#-I. â€¢ ADU LIVIA)4 r , -. 1 1 F ., , 40%*4 6 * 000/ 20128 -/ r.- 1 , 1 li 0/ I i it . :cro- 1 16[6. CCOSEL ji 0(/(MA 4- - = - t==1 0 i 11 2 0 f -C - .16 11 li ,. - Â·- IWIN-*t Offle YAWA?*A EN#J,L. i ! 6;Fe:N , aie#te .... r -1 - â‚¬Ak,gagi . .~ 11. Ofra Fk,â‚¬4+-4 . 01Â»l. 7 - 1 UPPEF- F{an>g- . G 22>u FJ p fELCOR 1 1 . 1 . j b 1 0 1. - La- 6 - 123 WEST FRANCIS JAKE VICKERY ARCHITECTS 1 MAY 8.1995 1 1 l 11 I .h=t : ir 4 - 1 T i -1 - 1 Â· -1-2 1 . , i 0/4445. i i :Ezzl I -1*F- !23 2. 44# &4%44,5 - 1 1 ..E $ r--- . 1 1 1 a * 5 1 i 1 1 i , - 14 1/2 . ./11 . 1 :1 r.\14 - -11 fÂ·Â·Â·7==- i AP.LlÂ· * .-wdL . . ~ . :l --- 10 #912 11 - 1 1 1 Â· i 1 i . i i i KHZ#Â· ; . 2 1 - - 1 . 1 i Ji i . 4 1*ch i : t '*Als ty---- 1 71 '.1 44.1 11 1. 1 [ .2.Jimic:ill:- lili Â¢ 1 - .DÂ« 1 ! 11 1 1 . .. mil .... -- 1 .. 1 1 : HÂ» il )6444 12 :1 DINI#44 1 .'| 1 Â· i .i . 1*W MpMI#12 ' i -12&=. - i~ T li -Amt \ le i N 1 *i 4 4 : Â£:c- l ! . i : 1 afc 1 ~ 0%,4 . 1. C \ iIi 1 -4 .. \1 1 . J.. /./ i 117>**1 - i ' 11- : ' 1 /3 // 0\ ; . 1 / \A ;! -1 \: uPI*f2- r'.12 Fl-,4-1 i .+ 1 G~oul-ID Fl-;12-',FLAN 1 ji -- / - 1 + j 2:*teet 1*11 FLIA FZ+N - 1 . \ \ i 1-: / 1287 Wear FgAH#46 \ 1 - 0,62 211Â».4 e Â· 79':'FE'deae' 1 1 23 WEST FRANCIS tpOPOSED coitAAE A ,14â€¢-1 '-00 -H=Pil#Â·\ 1 JAKE VICKERY ARCHITECTS _0Â« VICKE * 12 MAY 8, I 995 /6041.4. 47: .... / 11 . . r. 7 - I ). Â· . I U -Â» 1- 11 / â‚¬ 4)00*82 ' M 4 0* 3 1 -4 107-2 19*ddl-1 , I. 4 I . i ...Il.--..Il'.-; 1 . . Â· I 00,4 ~ .. W Â· . -I . 1 . - .. V ----- .. ,._.Catl. rl_/Hwvvg ../. . ' 0. : ' ** .-MQ~, . . I . . 1 -- . 1 --- .1<(5257 1 1 I , , - L â€ž...Ell>â‚¬Â» ' r 1 ....1 .. Â®ig~ial. 54 k 1 1. \10â€¢ , 4 I 16 1 . 1 1 , 1, , . . 1 1 ./ 11 \ d 1- Â· T P. . I. \ r. .. 44 : , 1 + I, . 1 .. .-1 h, . 6Â· : Â· , -0-'---0-0--4' E.---0..4.---'A-' .... -- . .. , --- 1 1 '73- . . ---- . 1. 4 . ! 4 0 1 0 .1 . '. 1 -- 1 . 1 - t , ..1.Im##144 i , 1.4 1 4 4! 7, 7, I. . ... 1 .. i I. - 1 1 991 W 0 0 . ..... \ /22 \Â»L -4*Â¥ 11*k /484 1 1%4 4-bd-4-- E=%13: Elin l L ] - Til ifilli li Illit ;i li lililliN Ii;lilliltill Will; ff 1[[ _Ft- a m _ - 1 â€¢rr, i n , rr' jl ri Â· , ===Fl 9'J = m [1[1[ Olt=Â¥Nq 94 M *46 -Eir- -=Â» .. Weer- -- Pligar&&,tir,L - .-- f 6â‚¬N-413+ 15L#>441-167+1 - ,,0~Â« Â· A .. //4-, OQ%3\ U .\ 0 - Mr~ ~ *,AH t-ra<AN.4828*00*k - -- d LA--4 W 11 1,7-1 r'*r---17" -804*+LIEli-9 |Ii!Â·.i!!i,i:Â·1!!1 ii:lilli if n - Â«i,iNQ 91*01 C C.,4:L mmil . 11,{1:i:M.-lilli litli:iul ' .]Il v=N __~ alm--1]4=~ 4.. 1 I. I -f 5Aer Â»2%0061Â¢714 Non-lt PLA*fle'49, 1 S j talev,4.r' 019 ~FMMP Utpe 2 JAKE VICKERY ARCHTIECS 4 - 44"- MAY 8,1995 -- 44 1 . Â· I .a 14:/ i,1 .tÂ·3Â»:1 I ..3 .. 1. A . ... f I T V *1 +-1 14+ A.hl . 1111.11 2 1- l=u M' ,â€¢' i ' _21 - Â· . t -'-464 1 6411'u Â· i * 6 . . ... 4. 1 6 .1- .KI,41,3)tE'i N A ~123%--2*t*>0~9*2Â©,~1-3 1'4 I IIi .' /,~ril 1; ... . e ' *1+ ... 16-- 13Â·~I| ,IbL- 1.- - t. + 1 '' ' 9%*' I r . . / â€¢:.-t'*2~ Aâ‚¬.7. f '- Â·'' ..: I .. -. - ,- 4 . I . e. G - R 1 i . te-WA 11 1- 1 .. 11 1 1 , - 1 . 1: .1 1 1 . - - _4 Am t=_ -- -- ...... ... 11 . 41140.71 #1â‚¬. MPU Â¥4. --7.'ll 400 4, . *ru cm o 2- + ~ , -21-74-11 , 116. e Uf I 1 4.' ' 6 ft-/ . 0 ./ i. I :|p ,i 1 â€¢ ' 1 1. 1 â€¢&'*1 rr LL, -* 1 -r I . 4 , 4 /11 - I iii-4,~ 1.~,:1.7 Â¢11:11 . I j42#5112ddÂ·. , . t=r I i . I Â£ , lili' I Â·-*f~*...4- â€¢4/ J 14 , 1 i Â·02@14 . f ,â€ž1 4 0*0 lilli 1 .1- Fity * 44't , I r*â‚¬UÂ¥> '2,-i 4 1 --02Â·â€¢ ' 54-. #Â· > R i . : 64 Wk '- LA/1/ / / -1 1- 4-1 2194 jâ‚¬11<11314+ 17 - -. , ~-.* 41 781 u :~Tr- '~ ~' -5 1 A :;.., I'~'l' ~4' *F:E+J | -, - . Trfi- .2 - 9-1, =L,Â·. 'fl~ . 17 - 4 4'4,1 : I I '*litiÂ·Â¢ 5 *24Â· G.gl.,1 ..1- 11 -- -1- . .LI I - -1 1 11'. 1Â· ' -1 1- 11 1 E - T -In* #4Â·Â· 1 ' â€¢ 'r - s :.:.0~Â» -TÂ·.0.i,-f,4 fi'i '94,-' if. 46#,CTIOAdi-~4Â»Â»4 '-i- 1.4,4->412*.7.-3 .7 Â©*9# . ,- FTÂ¢,4 14/ g 4 1 .... -1 1 4 : 2.: . I. - 11 ~51444./2. . :' I - i . +9.1* e ,!*-4.~:9.0:4*~ 40--- 1- -2 -1,0 lt-~ A.~~<,~~~~1.#=~r 1 : Py.Ar- 64-2 %)9 .j ...0 -ll 1 1 , '1:En-Ji,i~,i' <rL .h,.-2 --flt!44,4, t'*4=41-0 - 4 1 i; I & 0 1 . . I. Â¥ 14 - ~ .72â‚¬ 4 3!EÂ·~%*11 0 . * . ... G. 4 4 774 4 1 ...416 - 1 A'AW.29- , ' ../.:..:.IA ki-~ ~f =~' li lf~~41 i . .Aty,Al.TI '% -t. I 4 ... '. E'.0/ t._Irl, I 14, 1 ... & -WÂ»rt l= 'AY, 6. +11-4.1 filÂ·' , 91::fl'ro 1,-1 'trL~f ' i Â·... -.. 44* 0 .- .4 ... 1 - '.. I:*99/ 11.1. Till 11,111-= 1 ~ :Ave :11 'I -rn /: .1 a '4 64:... 1 +11: ~ 1 . . U . lili: - I 0 - 1 .1 1 6 - . ..- -- , h ,.Ma,AA' ..0 4 8049,04 ]0Nlt- 19092.- 84). SSE6-t,1,5([OE) ~8 00 'MHdSV i .. SS*I XOR M ) A . -E (INOINAVM WIN It918 0(IV*010) 'N3dSV ss*(07& *WLS;ze : 22 W .. @1 FS . S3SnOHNMO1 14# aln BL 10 2 'Mb bSEC. Obbfay ARk 1*'aÂ·+Â« 4,2 - 9 0 \P 7. 07 L I 0 0- Le -2/-13 -14 - â€¢ 0 41 a L 3% 2 S 4 W e L I 14 1 1 - _3 W / 10 -111/ 1 1-1 IIAI , 211 1 -- * 4 -1 --I -3 < --- 4 1 M I â‚¬ 2 L 7 1 -3 - 8 9 -3 \23 1 1 ' 1 j / 1. 1 1 04 I . N --- t e C U 1 4- - 0-1-17, al & -i K \31 UN- 23 .' \ J. 0 . .,$ f 4- . ...... I ./ . /. 4 11,1 11'axÂ«/771:2063 1 14 T MANI AÂ« 1\Id V 0 /.1/-7-VIP>hyfook 1,141- 01% 044614- -* ft'forl. 2 1 ' 2-U- a ~ 51 - O'1 . f , 1 11 1 1 1 1 024 1 11 11 ---LE---2-19 tyldlkle L 4 11'KJ LL la 3 'y 4/ rl- M. >crrl fl_- IEL-ZE'; D . HAI 4 4 Ff'-0/ p 44 A 1_1Â·ppeR Leâ‚¬ 4 -R-gÂ« 79-g 1 1 r--4 1- J.- p-.-- --~- - 1 -, 1/(/ 04 01~ L.<gv B 60 1 L.(U/<w 1 6*,"~41~1 Â·r t. SSIB-t'*5(GOE) ZI9I8 00'NildSV ubossa aNOWAVN WIN 11918 0(Ine'100 'N3dSV 8511 XOE[ i 1 , .... - 6-: --. . ... .. . . 1 4 - m b. - 11 1- 1 1 , .. . . ' . .... . rf 76 6 -1 = 02 2 0- 1 44Â§4 *4 1+ -0--0- -0- -- j 11' -1-~l"-r~/1 ['A >1 1 11 . 7 % 1 1 --- u.-u_L - 1, 4 Fl \ ' 1 4. ft e - ~ 9-4 H Â¢OHLJotioll--L-z T -- i Â»1 7 . I i 9 V. ., ' . 1\\. \ , Hou[19.1 f ' ' 1 ' \ T 1 . .. 194 \Pip 11 9 \\P 1 ~ ! r \ --wNÂ«-â‚¬- F1-- . . ivi '1 . \, \ 1-\ 4\ r- \ 7 + 11,\ . I \\1 ' ' ~ - _ -------- i i,1 iE- ./ ---3 1 14 . , 1 , 6, 14 I i I /1 \ , , m - 1 --- r . P ~ I-h Of ~ L Z .41 V 1 1.*711- \\ 1 1 Â£1450~ / 1- ,/ , *414 /// 83â€¢ '-c>" 1 7 1 / \n , -1 1 1 118 Vilk O li- Of,17)f i--1\, , 1 Â« ull -1 394-. -*-x 6 3, ~2--1-_-2 *r:- +2 <1 -/18[ 0-f[Â»410 W - 1 1 '1.-1 \\\ 40 \ I. 4. - - - 6--/ //r . 1 1 14 Â£ . 4\ 11 1 1 -r 0* . 1 - $ \ 2 0 8 E UL 0 0 m g (A 1 Z R .1 /- /-21)--7 / ~ -- ~ < ~ N *A\/ UNIt 34 1, 1 Ij- 111 1 1 - 1 ~194-- 1 . ~- 4 u ltvokff. , i ' 1 IF- WhiL====: : 1 4 404 1 i j 1 . F.. f L_4 1 tft]) \90 i ~ *03 i f, 1 Â· , 1 AL - 1 1 LTA Â©199 2111 %* 3 1 , 1-Prf--21 2- ..rk 4 1 I ' 8 -1), 11 5 311 1 1 4, 1 1 j E- 1.1 0 11 1 J, L>f ; 6 1 ILJUI V' ' al 1 __lant El ' I UJII -=1 1 1 2 1 , Am,T= 4 4 1 8- ' m -41 40- i 4-] . 1,/ . 1 rh .1 1 12 - u I fi lul'41\ 1 -- Ii . ' 613,-2 , 111 5 -- Itt - 1 ~ --- i n , 1 itt -*JUU)L - 72Â°5 5-V -'. , , , / 1 1 U,i ft-1 0 ~ ~1 , , i) 1 ' - im 1 1 - 1' 1 , '' 1 -1 . +Al, Â· Â· ,, i 1.-1 1 1 , 2,11 ju~U]~ . 1 1- ~ 11 1 11 47421 -4 0- 0 - T---- c~-1L.~3 L.4 il 11!!f~-1 Ljil I inF-1 n 1 3 1 (]j - LOU 1 i l ~ - ~11 ~ l~__2,-31 ~, 1 _ __ _ &1 1-1 1.1 : . ~ 1 I J Ly L_J~il 'r~rul:11 2-141 ]I ~(49 j _ I p A rt r-3 1 Eli_ ,__ u 1 fl~OftÂ©Et_] reqgm fl hi=/ . ' 1{ 1 1 1 --,1 , 1, 1 1 2 1 11 1 I f f DI~ - - 1 15 , , . 1 1 1 E N.01 , 1 FIR-1-u IL i Â»F â€¢ IL. , , j~ i i c-41Â£- 1 jor 1/41Â®,1 Â¢ 0 1 , 1 / I 1 Â· D--tu - \~ 0 ' ~ / r-~ Li.1 0 i l....1. , , , , r-Â« 1 11-9 [Un /- 7 0 11'P 4 / p,1 -- i)- - 0 '' 1 Â»Er.-n 01119 1 1/ 1 -3,111 All-.1 9 04 104 - 441% 1 8 ' - D- L, . 1 i P -0 -0- 1 68 0 9 4 1 - 1 1, 0 0- - 1 9-9 c E- 2 4 rm 6 UTE #4 TOWNHOUSU S i BUS-707* 5*07*Ss Â·Â· P'.1 1- a 0 / 8 ASPEN, COLORADO 81611 5'b 7 BOX 1458 t KIM RAYMOND F e . . ASPEN, CO 81612 (303)544-9255 .. IN O ID-Â»313 -1-92 191 -i 1-NOI-Â»37 El H-1-~0 ~y -218*ISA arN<21-9 /707 712/EL d~ 5*hle VEREEZ - k.1005 <RIM 805 a OOM 131312+1 *OP ~893192/\ 02'Pcl - COPPEA CAP Srl-1220 VE.k|BER /491*11" Â£+11 klett.ES . t i 2 2 4- k w 9 * rdÂ®r Z g & 52*84 1 1 , 11 H il n f-h n Il r 1 1-~ L 1 161 fal-1014 010Â» -il = //79,/ 1 0 -1 2 4 AG U, 1 - Ivirdi,44 [A w rET ~ - = - 147 f b-1114 Vo l,J 1,40.61, ear/'010; 0 E.B.-fi,Je:.al-I Ullif, -1 *12, , 8 94. * -7 g w- 00 - Â»1 1 LY LFI~- | 1 1 -21 , - 8 2 Ok -9 Z o MI %01-1, PlUP LAL'h' C/12T , O 1 L -fc Â«141814 J v = 2 - 4- 27/ 1 0 lili -U- - -- 1 - 1 -- i i ~ C Â» ~ P- -JI 1 L, ./ * / Phi . -713H 1=== i 1 42 1 = W I 0,0 12 0/Et,2~00'V' 1 - ! 3.:-Ihre 11- = 6*e + r .9 / 0 1 .1 Pe; 02 rgE) IVI -_ _ MABTeF. Â· ":f - 1 - TÂ· 0&,.14 DATE ISSUED REVISIONS: UD - 1. 0 D 40 U - - ----2 F ~Lry- J It 11 11 -9 1-==IL__IL 5 I. R rE fal I-1 0 013 21-0 r . 161-0 11 1- '51 LO|,-113*, r/|Al Al 11 4. 0 , f Wbr- rf-*44 lur 1%:Pul LO' 1161 2 L 0'00 f Le vÂ© b f Loor rtÂ»14 IMAI 14 6 0Â«m L f LOO P '~L/\14 1-] F<wr Level Fboof- M-Â»'4 i - I ' *b GS'30. O 66Vcy 5536-*179(Â£00 sgut i moLsne 02 'NldSV ts' . 4 1 f.4 . rn -1-1- 17 -1-1 25& 20:< 1 1 .I.1-' 1 1 P . 1 - 1 1 1 1. 1 1 13>u l Lt:21 r.14 81 0 - -- -1 --t-- - 1 1 1--- -4 1 1 1 1 1 1 . 1 1 1 1 1 1 ... 1 P I L.â‚¬>1'.10% Le,/64, --- -- -- --Â»-1 ---1.- --- 10. CON 5 33.9 '/2 ----*--- 1 --- I--- #1#-- ~ ----*---- Al- ---i .*I-.-I 1/J *F (5,1/ 8,\Afl O,1 -- hbrTI-| 655 L ErÂ»Â»f toN SSI6-1'175(Â£0Â£) ZIf)IN 00 aNIOINAVH 1 1918 0691010)'NldSV -------1-4 - 1 1 . 1 1 N 0 N 4.... 11...- , .. . AA,1 . - /40/16/ . I .- /.1. im~ I .. .. . jl-~7 . . ' . 0 11.-11= 1.1. 1 . , irr . 1 ~ - 9 9 t 4 i Mil lu Eu_c -'ifFEETÂ£ .2,/r:AirrjriMill 4 13tliz: Lf ...IAL-#- 4 0 -1,- e r 0~>-2_17â‚¬aft -dlf=zr___ __~ 6.-6- t. 1. - 71* -1 0 0.&2-1 -. i -k UIL 25 L. L L. L Xe C . L- l- --N .-. ' 1LZE.2-1 04 U â„¢ U *009 li - Nll-j F' m 1 1 1 . - - /015.<4214 7-. .- L- .r, /r // A 9% 3.-1 - \ -5 Pry. 1 . -1.Li *KA 4 'f i / / r \ i 1 - - 11 - h\~ e' 1 701 Cir#Miv,f \43\32>â€¢1 tfie Â«6th / Q % 52,4 . \61 \ -'.1 /1 5 1/ . tlf<~4~ ; ~~ifil/Mil,12.:t. L. - - N<f,k NT- ,I k 4 wel 1 ,Â«A NA-. MÂ·: b ]Â·!.4-9 CeÂ© Ovil / 1 i r. 1.- f 1 Aka / i r 17#+1 . ... (4 y 1, t 1 - 1 . 1. 1 1. . 11, 4 1.~.: ' Ilil - 1 t-M , 4 --1--=!ZEUMS= t. p 1. r . .......* ......I- 4 lf--4 - 10Â·-4-,2----1, , . - b- - L .=7 .11, 1 6 1 - +. ~14 JO~*J 5 / b r 11 /.f 1 .'.. e 0 1 & 4. -I./V --4- ., . ~.4 Â¥ %~ ~* . . E '02 I . . g r- 0 ..~er 4 , ..14*.% ' - 3*ed@ P 9 I rauc> , - --- - . , i . I . 0 1 9,3 40 - *3 e 3' A Â«St \\7/b Â£*--4 4-Â¥2 42\ E#/ . . u ,it 4- 1 4 - ' 10 94-4 Â¥/<7 - , 0- . .1 1/ 4 6 r '90/ \11 1 1 . 51 f , - ft. VT â€¢ it .' . 11*N - t. 4 1 , F 14. 1 i 'j 11 ' .I,1--- 4 21 Â¢ 7. . 2 --1. , 1, g - , . P â€¢ 11 1}44 r .i ) 'I . , 14~ '1 4'lip I 4 1 2 -/ 1 ]* - t~ - itt 1 ~ --2 .9 + i L 1:.1 1 .Â· h t.; 1 1 2 1 t L.. Lt . 4%-]r 11 '.1 4 +9.-1 4 1 10 . I -72=44 - Â· .- 6- L ..000 1 - -:=A 4.--1. . L 1 1 1-W- - - 4 --- L 1 ;4111 ~4-El L I - - =/----I. r r L t., 4-JF~f - -- 2 L 1 1#LIi_-ru -i,4- 1 .7 .---.- I to-LafeL - 3/. u .. Â·â€¢=- 44#*---n i 1 4 I J - .2 2 - ... r. *54 1 0 --- 1 i ML 011.76*r,ZP 0-~ - --- 7 -- - . i/*7 1 . Ir-~ 1-Fâ€¢ 2 :*..2-- - , lig':JL Â· , - I Â£ t - . l / lj: - 4 4 - 4 - W -~_u 4*0--744 -0 N. - 4 - 9* < - - DATE ISSUED REVISIONS: UTE #4 TOWNHOUSES I 935 EAST HYMAN 55/6-17*5(Â£00 531*075 (0 jpl , =9--- AÂ«IiÂ»\ 1 -44. -lyÂ» N 0 R -- 40 0 0 0 U Z a I â€¢ 0, 8â€¢ Â· l 4 .b, -- --- ~ ' t, 7 4.91 -1 Y r ~ r j/ 1 1 | 85LBÂ«At DAM 15-.ul Lcilt-14 0:7 1 I 1 1----4 11 1 1 I I I --- ------ -17- --- -- -~ ->ELUNG-----BEÂ»11 - 1Â»1 8Â« 8 68.VA-FloNi A orT el___erutevÂ»f tor.4 5536-Vt'9(Â£00 (INOINAVM WIN - /,Â«-1--- --. i - If - I. 1 1 .. 1- . -,/1- ... 1 . e.' â‚¬.... . . . ... I . , 111" Illâ€¢Illr _Il ~-~~ , 0 Ang.: :000 -- - -.. . ..... 5536-+1'5(Â£0Â£) 31918 00 'NG[JSV 4 8511 XOEI 1/ Li (INOWAVJI WIN 1 1918 OaÂ¥210100 'NldSÂ¥ 6 9 y <k 53*tot *WLS;ze 53SnOHNMOJL ,# 3ln ' 6 20 2 Mb bsaa Qubfay * < W 9 0 k a i.=0 901-0 0- A r Gr - 1 -+- -0- -e- 1 -0- 1 19-2 - 44 1 3I 1/ 1 l*122 I /71 '1-fl_. 7- A 1 1 41 ~ *Enht 3- 2 [7Â© p' F iLl L.A li 11 1 F) ij En 1 1. -1010-?0 -----4 ' i Jl_Â© 1 1* 3 91 6- 1 , 1 1 ' 3 / 4 1. 11 li 1 9 1 23 rp z 11 Â·Â«-1 11 - /= f ty *-13 *N-- 4-L---~~i 11- 140 1 1 ] ffJI -ill f Li[ 1 610 4 - I 1 - 13 - 1 09 ti-923 - -1-101]F,0-- 111>ikh i- 1 I ni . Pfl~ ... , ' 1 f -- 41~(-3 i'Â£ 7).ijMETEKJrl '15/:1F~Illi5si~'ifi);gileisp/#ATTL~~.4 i -7 1 4=f 8 upl 0111 1,1 If-7[Â« i 1, L X 04[1 7. 4 1-1 4 , 4 l,r-1 1,1 r . A i I , 7~;7 i.4 1 11 211 1 %Â»on 1<1 1 1 1 / 2 1 11 1 i : Anc, - 11 ld[-11 L 1 0Â© CO . pctyr- 11'l 1 . _ 0--1 3-ird -- & t--101 1 , -71 - 1 --- . t: 1. - '1 1 i !11 n /1 11 1 ' 11 -' *. 1 - 1 't --1 4 ~ ' Â¥ --- -~ - -lanct 1 1, T 11 11 1 , ;1,6 , 1~Wn' 1 9 J. - -- Â®Fullf tt 11 -- ~ 41 V 23 1, Jr-Il | ! r--- " ' ~ 7~~1Z-7~46. 21 1 1~L 2 i L.-~ 4---r i p 114 : 41 < - , 1\ , 94-1 >j b li I L 1 11~1 Â£,~1-1 i 3, ~ f El \Â£ a & 1 ' ' 11 , , 42 ; S i f - 11 -1 , If \1 M] . ~ ~-~~- 11 \ -tal. 1 . 1 -3)l F ,AÂ· 4[1 ~ ~ 1 ft | 'll , 71 r , 0 4 U.\ ' 4Â»1[I1 11 1 - Ht j~-- . Â»-1. Wj-Jill 1 1 ~1 '' -1 -- 1 14 Lt /ki, '(1[-1 1431_3~ 11< 1/ . ,. 1 , Lia{ f - , hai _1' L [ Â·, '/L.3 1 _4 44 1 -1 91(4 i :1. 22 ,>/ 11~1 11 ~ b - ~f==; '~- ~--= 1 i 14 - 17 0 4 li M 1 Uuk) 7-- 11 - Â»1 u k-r~p 1/In L >1 14 , A. 1 =EtÂ· 1 \ a 1 1 ,\ 3 i L C / , . 4 /01'-p i li li flint, , Â·-1#'1 -1- , 1$11' M<t/ LÂ»J f *4~ U g W 1 1 14 1.31 4 Ut 3 2 X 7 Y 1 1 3 Q - 3 1 ! a 4 1 000 1 0 1#Â·t fwi 3 0 1/ - i /711 1 \ \ \ \ \ b / f--1 . . ill 1 4/ / 1 . V . L yr Vt ' 1 ' it 1 fl , ' 4=-0 Modh-" 3.11 icl /4 111 41 -94 , ' l, ff ki - J 11-1~\ 10 -fl E -C li i .1, 1 \ 1 1 111\ / I 4 I , 4/1-1 \ '' ~M H 1 411 !1,/r ' . 4"li, ' 11, 1 1 1- 2 t- 1 1 .. 7 477 - 1 1 L , u . ---'rJ -7 1 1 11 1 \ 1 li-1 1 h I I.,4 , 1 ,\ 1, 1 4 1 . - - , :1 I Â· Fi_-_ il J~ -1_____Â· 1 --- \11 \ 1, , Aj- ,-1~ L IL 1 1 \1 11 -\ -- I 000+~ - 3 \44, - 1- ol- i 1 34\ ~ . ., ic, 4 , :At- . A -~ , 1 1 1770%41 %--f~ 1 \ f--UoutÂ« 1 ' 1~-?F- ;F 4 K 31 , 0 , 1.1.- 'c-)(CE 11 Ir c. 1/1 \4 Â·, 3. ..f . 1 , ./ 1 1 11 1 &u. , A' Â·i Ii' Â© 1 _ Al(114%431< . ~ 7-TL-ji itr:% 14=41 H j)}PI=Â£ 1 i}20 < U} %\ \ . L 471 1-1/ I . , / pull=< 1 1 1 L -' - -- '.1.'J \ 1 1 1 =011 -4 3 k Â£ Jt22 b 9,1 E W A 2 3 44 ... E)(HfhtÂ·r L' 21' INOIDÂ·Â»37 3 -1-93' FI I NO 13 *7 2 - 1 E l Vulbpl -gs:ep flo C r\\ . - --I.Z.L.I"Â£E#57;./i-ZZ..2... - f i / 9 1 ..... I 1 C ALLEY 4 1 1 1 ...4 -p- - CD 31 -5*6Â¥ION-*7 -~p~ v 0 -1- -SECTION-r- V -- 2 SECTION C -- V t-f// - - -1 1 -TEEMÂ¥15RD- 1 l, 1 V 0 l1 *------I- -- -- ~ ' SECTION E 1, / - -=L - 1 / / / , / 1 2 1 . 2 i 1 1 ' 1 ~r=>1 rn I 11 = 1 ter -3 M i ov ! E0 1 -0 Z -- WEST FRANCIS STREET 1.4 , '1 .. 2 .1.4-:%â„¢ *f ,c Â·' , = 1~- A.--1- - . ... . ;- '. 1.t. I It 1- 4.- .: 9% 123 WEST FRANCIS 1 JAKE VICKERY ARCHITECTS t Â·Â· 7 '*100 SOUTH SPRING ST #3 1 F HPC FINAL SUBMITTAL 5/ 17/96 ~ASPEN, CO 81612 970 925-3660 - _*-4, **48..Â»*~Â»dru.1-uw.- -.N/4% *. i-_--Â«â‚¬laÂ».killi---4 N."'3#.INLD>2~ P... ..:Il -' - .3 I :(/ 1. I 0 3 - : I 4 t~' ' , , f . '24 3 3 , .. . . 1 1~ - , ...'- I - .-- de/64#i U=142, 614*kir~/p..2,/dit -- ' Â·ff J'.k.. 8-1 il N,IGHT COUR F*#59294%.AN#774%149 -- -- - - - - -- I-- Ill r 4 . - - 7 - ' . ' 1,- -1 . - Eld}ly,WELL 11 --- 1 \ 1 ./ 11 l/ 11 - 4< i- BATH #b 1-7- -14/-. ll FUTURE BEDROOM #5 - 11 BEDROOM #2 . 4 4.: '0 | | FUTURE . -I.* BEDROOM #3 1 11 BATH #3 4 11 9%=--- - 11.2 -11 || ~ || FUTURE 1 1 || || BATH #4 11 1 GAME ROOM HALL i ILA li .~ 1 li 13/ \1 , 1 / 1~ 46-- -I-Il------- - 1-4-i-- / 0 t, '1: 1 4 1 4 11 . \ 1 1 /--1 \ FUTURE BEDROOM #4 /ME- -Â· ~ LAUNDRY ~Â£=11. U p i 1 .- -El 0 1 1 .. '\ 1 \Â»/// -IF 1-. . I.--Ill- - .0.1.- -- - -- LOWER FLOOR PLAN SCALE 1 /4" = 1'-0" 71: ,. 0 0 9 ' 1 .... 4 1 1 11 1 11 - -1 r --10 I 11 +Ht-/1 Vi vt 1 M Â¤ =0 0 f 0 K 1 4* 1 1 1 - . 1 . , - > 0 2 4 I -I - 4 IVIÂ·I-7- i, i .. 1 1 Z A \ i ./ . 1 . I j 1"-7 -- . , ..' - . 3$ V -3-2=_ ~ .1 1. - . aug I 1 . 11= m M 1 1 1 /, - , 1---- 1 -%.\ . ~ L 1 10 I 1 z 1 71 1..i/ - 't ' , 11 r \\ 6,1 / I i Li . . 1 . 1 . 61 1 , Il, 7 ' M . f /1 10 , . -r, i. Â·\ \\ M . -3 1 / *"il. < 3 I Q 4 1 f 1 1 1/ 1 11 1 11 11 1 1 . . 0 1 . r., Il- U 1.- ..0- 11 1 - ~hi-2-r-,4 1 1 1 0 f - -1 I L r- 11 - Z 11 t- i 0 0 1 1 9 le --- 12% I + I . .. % .T- -, 'r"tryreÂ»,3,7-rÂ·Â·Â·, 123 WEST FRANCIS 100 SOUTH SPRING ST #3 JAKE VICKERY ARCHITECTS '3* ' I I ' 4: '-Â· 0 ... 2-1 HPC FINAL SUBMITTAL 5/17/96 ASPEN, CO 81612 970 925-3660 ... .. 4 16:3 - GARAGE PORCH #2 ; I =.4/[ 37[VOS _ f. 0 M r I .|i#U Outo , B.,t] :gf , 1:.1 E 0 2 1-* U O Â® I . ., 1, ' ' 04 Z 03 * 15 0 1 Mgo 7 W U) W 3Â§% 4 D i .4 r Â¥ ro * 1 1 00 . -- -I t 00 0 - AD U BATH ~ . 0 - 0 . --- 1 1 1 1 1 ru-1 p- 1 1 All'Ie STORAGE . ADU LIVING - ~- ---:/.I '' ' I....... lEi I - 9 AL- '' 1 + ADU - v u \/. "10 31 iE] 1 DECK ~ - -- _ 1 1 1 1 A ) 0 Z - 0 , 1 E-4 4 1 COW 14Â». 1 1 1 . I -- - i--I- UPPER FLOOR PLAN SCALE 1 /4" = 1'-0 . . . . 1 PA: Â·: i - %. 96/LI /9 1Â¥1.LIWE[ 1 7 7#4.% r-TÂ¥If'~~ 1 .1.,ig:06*13,2Nfima i E iw.g - 1% E- _ 1=CON 41 000 1 1%32 1 1 3 % 10 ' E.. i 1 0<U)2 i COM_ '7 10*8 . I I r -4 2 . 7 ! ~04 i <gcn - I ./ - I 1 -0-< / .-' 20*" . ~.. 1. ~ 1.. 2 3. *-4:LIL-1:,-:.24.-FE~.1Â£Q.--*.*.--I-* - 111 111 ~4*-; 1~IiI - i F -0 i.3 L=U - 9 .. . 1 1 1 1 1 1 1 11 -4 1 1 1 1 1 1 1 --1-------- 0-..---- -..----*-...-- 1------- *-.0.-'--.- -1 -.Il-0 'll.-ill.-- -.../..Il ---Ill--- ---I-..-..I . F 1 -0- ....--Ii-I- .--*I. 1 NORTH ELEVATION} -- O I Z i W EN M id , . C.1 Z . ack RE . I. . . i 13 1 . 1 . 20 13 .: 7 1 I . 5 . . I n . \ 19 1 i : - 191 -< 22 . 22 , . ,. 0. , STAIR NOT SHOWN 1 1 .1 1 - f i i 1 1 1 ! 1 1 1 ~t-- -- -- 1 , P t.'* . ~ SOUTH ELEVATION 1b 1. 0 . illi lilli 96/L I /9 1V1LIWEI 1 1 1 P / - NEW_ IHISTORICALL - - - 112 E Nk 1 *CAO I i @00 t- \4 4 il Â· i 1 1; 11, f Ic/)00 1 Â¥ ==O - 0 1 tutu 50. 1 I ill 1 -I-.-I-'-I--.-Im.+. *- - - :28& 1. 20 1 1 1 4 1 .7 - . 4 2 - -% I $ I . 4 ...1 .. 16 . . I I I 18 4- ... -----1..............h-*--- -- ... I .lty, Â· r . 23* - . I -- .. I. 1 .. I . . 6 I - . 10 20 111 |I JIII[ 111 1 1 ~ ! - - -- 2 $ mI 111 .. 1 . - 11! â€¢ i 60' 19 111.20 HI.1 8 7 12 12 9 1 , Â· 7Â· . , .. I . . --4 .. . I . : Â· '3 0 --1 -*-..-0.----- I 2 . 1 I . I T-=ri ; 11 \ 1 .301 _ 11 -t z 1 I ll'24===:Â« ~ 11 20ll ~ 1 - 2 F f. 11 11 r-7-1 ti li i ip- 1 L--4541 44:. , 140 3 i.f. FI 11 . EAST ELEVATION' t. 1 i 1, i 1 4. e 1 01 1 1 -t -4 20 ; ' '79. 20 : -- - --I-.-I -----I -I-/. .----I*------$..----I --.--- 18 . , 111201 ill 20 .. -----. - -'- INI .-J.-101-1- 7 'Â· . 1 21 AU -1 111 1 IH . 8 . -- -Â·- 19N -- 19N L-_1 6 1~ 20 Ill L:20 '' 1 11 ./.1 I 4 1 . --Â· ..7. . .. 0 1 - ------ t 1 20 i' 4 20 11 111 1 11 f 31-r 1 I rl 111 1 20 1 1/il Ill 1L J 111 111 [ i 11120 J I =11 1 In=ial 1 1 1 - --- ----r . 4- 1 1111 111 lili 111 1 | |1 L 4-111-21 L d il A- 1-ili- 4 WEST ELEVATION' - ! 51 0 . f SIONVHi *ISGI 099Â£-956 96/4 I /9 1Â¥1.LIKERS 1Â¥NIal OdH