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Home My WebLink Aboutagenda.hpc.199607104 --6. AGENDA ASPEN HISTORIC PRESERVATION COMMISSION July 10, 1996 REGULAR MEETING SISTER CITY ROOM 5:00 I. Roll call and approval of June 5th minutes. II. Commissioner and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 303 E. Main, Vested Rights, Public Hearing ( continued from 6/12/96) 5 4 0 5:20 B. 706 W. Main, Conceptual, Public Healing (continued from 6/12/96) 5:50 C. %Isis, proposed amendments to conceptual V. NEW BUSINESS bÂ« 5 0 0 -4 144682,< /109Â·e-- ' M.do,~; c 6:20 - Ly 1 5 6:50. B. Paepke - worksession 7:20 C. 1008 E. Hopkins - worksession -7Â«/ 74 7-c=249 7:50 D. Downtown Enhancement Pedestrian Plan - worksession 8:30 VI. ADJOURN ~ote: Paepke worksession - applicant requests that each of us complete the attached architectural character form in advance of the meeting. ** We will order dinner due to the long agenda ** PROJECT MONITORING Donnelley Erdman Meadows ~ 624 E. Hopkins 220 W. Main - European flower 420 E. Main Galena Plaza Jake Vickery Meadows 520 Walnut Street - Greenwood Roger Moyer 303 E. Main 420 E. Main ISIS 939 E. Cooper. 426 E. Hyman (Curious George) Martha Madsen 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 820 E. Cooper 939 E. Cooper Susan Dodington 616 W. Main 316 E. Hopkins - Howling Wolf Melanie Roschko 918 E. Cooper ISIS 123 W. Francis Suzannah Reid 320 Lake Ave. 303 E. Main Mark Onorofski 426 E. Hyman ~ 123 W. Francis 017 21 1/0 p id Â«5 CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: W. Hopkins (Isis), expires August 23, 1996 820 E. Cooper (Anson), expires September 27, 1996 939 E. Cooper (Langley), expires November 9, 1996 520 Walnut (Greenwood), expires March 22, 1997 834 W. Hallam (Poppie's), expires April 26,1997 123 W. Francis (Vickery), expires May 24, 1997 17 PRE SERVATION 2â€ž.~ / BRIEFS Architectural Character: r'*-â‚¬2~3â€¢iZ~5*GR:,:SZF,C I Identifying the Visual Aspects of ...=79(14.1.i.0.. -1 2. - ....~Efr 497"-41*J'ft...in~ Historic Buildings as an Aid to Preserving Their Character Lee H. Nelson, FAIA U.S. Department of the Interior National Park Service Preservation Assistance Division The Secretarv of the Interior's "Standards for Historic Preservation Projects" embodv two important goals: 1) the preservation of historic materials and, 2) the preservation of a building's distinguishing character. Dery old building is unique, with its own identity and its own distinctive character. Character refers to all those visual aspects and physical features that comprise the appearance of everv historic building. Character-defining elements include the overall shape of the building, its materials. craftsmanship, decorative details, interior spaces and features. as well as the various aspects of its site and environment. The purpose of this Brief is to help the owner or the substitute for developing an understanding about the architect identify those features or elements that give significance of an historic building and the district in the building its visual character and that should be taken which it is located. *nto account in order to preserve them to the max- If the various materials, features and spaces that give num extent possible. a building its visual character are not recognized and There are different ways of understanding old preserved, then essential aspects of its character may be buildings. They can be seen as examples of specific damaged in the process of change. building types, which are usually related to a building's A building's character can be irreversibly damaged or function, such as schools, courthouses or churches. changed in many ways, for example, by inappropriate Buildings can be studied as examples of using specific repointing of the brickwork, by temoval of a distinctive materiis such as=concrete, wood, steel, or limestone. side porch, by changes to the window sash, by They can also be considered as examples of an changes to the setting around the building, by changes historical period, which is often related to a specific ar- to the major room arrangements, by the introduction of chitectural style. such as Gothic Revival farmhouses, an atrium, by painting previously unpainted wood- one-story bungalows, or Art Deco apartment buildings. work, etc. There are many other facets of an historic building besides its functional type, its materials or construction A Three-Step Process to Identify A or style that contribute to its historic qualities or Building's Visual Character significance. Some of these qualities are feelings con- veved bv the sense of time and place or in buildings This Brief outlines a three-step approach that can be ashociated with events or people. A complete used by anyone to identify those materials, features understanding of any property may require documen- and spaces that contribute to the visual character of a tary research about its style, construction, function, its building. This approach involves first examining the furnishings or contents; knowledge about the original building from afar to understand its overall setting and builder. owners. and later occupants; and knowledge architectural context; then moving up very close to ap- about the evolutionarv historv of the building. Even preciate its materials and the craftsmanship and surface b though buildings mav be of historic, rather than ar- finishes evident in these materials; and then going into . chitectural significance, it is their tangible elements that and through the building to perceive those spaces, j embody its significance for association with specific rooms and details that comprise its interior visual events or persons and it is those tangible elements both character. in the exterior and interior that should be preserved. Step 1: Identify the Overall Visual Aspects Therefore, the approach taken in this Brief is Limited - to identifving those visual and tangible aspects of the Identifying the overall visual character of a building is historic building. While this may aid in the planning nothing more than looking at its distinguishing physical process for earning out any ongoing or new use or aspects without focusing on its details. The major con- restoration of the building, this approach is not a tributors to a building's overall character are embodied in the general aspects of its setting; the shape of the In part, this is because so much of the exterior can be building; its roof and roof features, such as chimneys or seen at one time and it is possible to grasp its essential cupolas; the various projections on the building,Â· such as character rather quickly. To understand the interior porches or bay windows; the rea?sses or voids in a character, it is necessary to move through the spaces building, such as open galleries, arcades, or recessed one at a time. While it is not difficult to perceive the ,alconies; the openings-for windows and doonvays; and character of one individual room, it becomes more dif- ~ finallv the various exterior materials that contribute to ficult to deal with spaces that are interconnected and the building's character. Step one involves looking at interrelated. Sometimes, as in office buildings, it is the the building from a distance to understand the vestibules or lobbies or corridors that are important to character of its site and setting, and it involves rvalking the interior character of the building. With other groups around the building where that is possible. Some of buildings the visual qualities of the interior are buildings will have one or more sides that are more related to the plan of the building, as in a church with important than the others because they are more highly its axial plan creating a narrow tunnel-like space which visible. This does not mean that the rear of the obviously has a different character than an open space building is of no value whatever but it simply means like a sports pavilion. Thus the shape of the space may that it is less important to the overall character. On the be an essential part of its character. With some other hand, the rear may have an interesting back buildings it is possible to perceive that there is a visual porch or offer a private garden space or some other linkage in a sequence of spaces, as in a hotel, from the aspect that may contribute to the visual character. Such lobby to the grand staircase to the ballroom. Closing off a general approach to looking at the building and site the openings between those spaces would change the will provide a better understanding of its overall character from visually linked spaces to a series of character without having to resort to an infinitely long closed spaces. For example, in a house that has a front checklist of its possible features and details. Regardless and back parlor linked with an open archway, the two of whether a building is complicated or relatively plain, rooms are perceived together, and this visual relation- it is these broad categories that contribute to an ship is part of the character of the building. To close understanding of the overall character rather than the off the open archway would change the character of specifics of architectural features such as moldings and such a residence. their profiles. The importance of interior features and- finishes to the .character of the building should not be overlooked. Step 2: Identify the Visual Character at Close Range In relatively simple rooms, the primary visual aspects Step two involves looking at the building at close range may be in features such as fireplace mantels, lighting or arm's length, where it is possible to see all the sur- fixtures or wooden floors. In some rooms, the absolute 'ace qualities of the materials, such as their- color and plainness is the character-defining aspect of the interior. - x:tire. or surface evidence of craftsmanship or age. In So<alled secondary spaces also may be important in aome instances, the visual character is the result of the their own wav, from the standpoint of history or juxtarosition of materiis that are contrastingly different because of th; familv activities that occurred in those in their color and texture. The surface qualities of the rooms. Such secondary spaces, while perhaps materials may be important because thev impart the historically significant, are not usually perceived as im- ven' sense of craftsmanship and age thit distinguishes portant to the visual character of the building. Thus we historic buildings from other buildings. Furthermore, do not take them into account in Â·the visual many of these close up qualities can be easily damaged understanding of the building. or obscured bv work that affects those surfaces. Ex- amries of this could include painting previously un- Conclusion painted masonry, rotary disk sanding of smooth wood siding to remove paint, abrasive cleaning of tooled Using this three-step approach, it is possible to conduct stonework, or repointing reddish mortar joints ,vith a walk through and identifv ail those elements and grav cortland cement. .. features that help define the visual character of the fidre is an almost infinite variety of surface building. In most cases, there are a number of aspects materials, textures and finishes that are part of a about the exterior and interior that are important to the building's character which are fragile and easily lost. character of an historic building. The visual emphasis of this brief will make it possible to ascertain those things Step 3: Identify the Visual Character of the Interior that should be preserved because their loss or alteration Spaces, Features and Finishes would diminish or destroy aspects of the historic Perceiving the character of interior spaces can be character whether on the outside, or on the inside of somewhat more difficult than dealing with the exterior. the building. For sale by the Superintendent of Documents, U.S. Government Printing Office Washington. D.C. 20402 , D tu 6 .. ..1 *A 1 Â·. 'f Preservation Briefs 17 It'.7 'I-, ..., The Architectural Character Checklist/Questionnaire i Lee H. Nelson, FAIA National Park Service This checklist can be taken to the building and used to identify those aspects that give the building and setting its essential visual qualities and character. This checklist consists of a series of questions that are designed to help in identifying those things that contribute to a building's character. The use of this checklist involves the three-step process of looking for: 1) the overall visual aspects, 2) the visual character at close range, and 3) the visual character of interior spaces, features and finishes. Because this is a process to identify architectural character. it does not address those intangible qualities that give a property or building or its contents its historic significance, instead this checklist is organized on the assumption that historic significance is embodied in those tangible aspects that include the building's setting, its form and fabric. Step One 1. Shape 4. Projections What is there about the form or shape of the building that Are there parts of the building that are character-defining gives the building its identity? Is the shape distinctive in because they project from the walls of the building like reiation to the neighboring buildings? Is it simply a low, porches, cornices. bay windows, or balconies? Are there squat box. or is it a tall. narrow building with a corner turrets. or widely overhanging eaves. projecting pediments tower? Is the shape highly consistent with its neighbors? Is or chimneys? the shape so complicated because of wings. or ells. or dif- Notes on the Projections: ferences in height. that its complexity is important to its character? Conversely, is the shape so simple or plain that adding a feature like a porch would change that character? Does the shape convey its historic function as in smoke stacks or silos? 5. Trim and Secondary Features Notes on the Shape or Form of the Building: Does the trim around the windows or doors contribute to the character of the building? Is there other trim on the wails or around the projections that. because of its decora- tion or color or patteming contributes to the character of the building? Are there secondarv features such as shutters, 2. Roof and Roof Features decorative gables. railings. or exterior wall panels? Does the roof shape or its steep (or shallow) slope con- Notes on the Trim and Secondary Features: tribute to the building's character? Does the fact that the roof is highly visible (or not visible at all) contribute to the architectural identitv of the building? Are certain roof - features important to :he profile of the building against the skv or its background. such as cupolas. multiple chimneys, 6. Materials dormers. cresting, or weathervanes? Are the roofing materiais or their colors or their patterns (such as patterned Do the materials or combination of materials contribute to states) more noticeable than the shape or slope of the roof? the overall character of the building as seen from a distance because of their color or patterning, such as broken faced Notes on the Roof and Roof Features: stone. scalloped wall shingling, rounded rock foundation walls. boards and battens, or textured stucco? Notes on the Materials: 3. Openings Is:here a .hytnm or pattern to the arrangement of win- lows cr other openings in the walls: like the rhythm of 7. Setting wir,dows in a factor.Â· building, cr a three-part window in :he front bav of a house: or is there a noticeable relation- What are the aspects of the setting that are important to ship berweert the width of the window openings and the the visual character? For example, is the alignment of wait space between the window openings? Are there buildings along a city street and their relationship to the dis:inctive openings. like a large arched entranceway, or sidewalk the essential aspect of its setting? Or, conversely, deccrative Â·.vindow lin:e!s that accentuate the importance of is the essential character dependent upon the tree plantings , :he window openings. or unusually shaped windows, or and out buildings which surround the farmhousâ‚¬ Is the pa::err.ed window sash. like small panes of glass in the front yard important. to the setting of the modest house? Is windows or doon. that are important to the character? Is the specific site important :0 the setting such as being on a the plainness or the Â·.cdow openings such that adding hilltop, along a river, or, is the building placed on the site shu::ers or Yingerbread trim would radically change its in such a way to enhance its setting? Is there a special reta- charac:er? Is there a hierarchy of facades that make the tionship to the adjoining-streets and other buildings? Is :rent windows more important than the side windows? there a view? Is there fencing, planting, terracing, 'What about :hose wails where the absence of windows walkways or any other landscape aspects that contribute to establishes :ts own cnracter? the setting? Notes on the Openings- Notes on the Setting: 11 Step Two windows, hardware, wainscotting, panelling, trim, church pews. courtroom bars. teller cages. waiting room benches? Notes on the Interior Features: 8. Materials at CIose Range Are there one or more materials that have an inherent tex- ture that contributes to the close range character, such as stucco. exposed 4gregate concrete, or brick textured with vertical grooves? Or materials with inherent colors such as 13. Surface Finishes and Materials : smooth orange-colored brick with dark spots of iron Are there surface finishes and materials that can affect the pyrites, or prominently veined stone, or green serpentine design, the color or the texture of the interior? Are there stone? Are there combinations of materials. used in jux- materials and finishes or craft. practices that contribute to taposition. such as several different kinds of stone. corn- the interior character, such as wooden parquet floors, binations of stone and brick, dressed stones for window checkerboard marble floors, pressed metal ceilings. fine lintels used in conjunction with rough stones for the wall? Has the choice of materials or the combinations of materials hardwoods, grained doors or marblized surfaces, or polychrome painted surfaces, or stencilling, or wallpaper contributed to the character? that is important to the historic character? Are there surface Notes on the Materials at CIose Range: finishes and materials that, because of their plainness. are imparting the essential character of the interior such as hard or bright, shiny wall surfaces of plaster or glass or metal? Notes on the Surface Finishes and Materials: 9. Craft Details Is there high quality brickwork with narrow mortar joints? Is there hand-tooled or patterned stonework? Do the walls exhibit carefully struck vertical mortar joints and recessed horizontal joints? Is the wall shinglework laid up in pat- terns or does it retain evidence of the circular saw marks or 14. Exposed Structure can the grain of the wood be seen through the semi- Are there spaces where the exposed structural elements transparent stain? Are there hand split or hand-dressed define the interior character such as the exposed posts, clapboards. or machine smooth beveled siding, or wood beams, and trusses in a church or train shed or factory? rusticated to look like stone, or Art Deco zigzag designs ex- Are there rooms with decorative ceiling beams (non- ecuted in stucco? structural) in bungalows, or exposed vigas in adobe Almost any evidence of craft details, whether handmade buildings? or machinemade, will contribute to the character of a building because it is a manifestation of the materials. of Notes on the Exposed Structure: the times in which the work was done, and of the tools and processes that Â·were used. It further reflects the effects of time, of maintenance (and/or neglect) that the building has received over the years. All of these aspects are a part This concludes the three-step process of identifying of the surface qualities that are seen only at close range. the visual aspects of historic buildings and is in- Notes on the Craft Details: tended as an aid in preserving their character and other distinguishing qualities. It is not intended as a means or understanding the significance of historical properties or districts, nor of the events or people associated with them. That can only be done through Step Three other kinds of research and investigation. 10. Individual Spaces This Preservation Brief was originally developed as a slide talldmethodology in 1982 to discuss the use of the Secretary Are there individual rooms or spaces that are important to of the Interior's Standards for Rehabilitation in relation to :his building because of their size. height, proportion. con- preserving historic character; and it was amplified and figuration. or function, like the center hallway in a house, modified in succeeding years to help guide preservation or the bank lobby, or the school auditorium. or the decisionmaking, initially for maintenance personnel in the ballroom in a hotel, or a courtroom in a county courthouse? National Park Service. A number of people contributed to Notes on :he Individual Spaces: the evolution of the ideas presented here. Special thanks go to Emogene Bevitt and Gary Hume. primarily for the many and frequent discussions relating to this approach in its evolutionary stages; to Mark Fram, Ontario Heritage Foun- dation. Toronto. for suggesting several additions to the 11. Related Spaces and Sequences of Spaces Checkiist; and more recently, to my co-workers, both in Are there adioining rooms that are visually and physicallv Washington and in our regional offices. especially Ward reiated with large doorways or open archways so that they Jand!. Sara Blumenthal, Charles Fisher, Sharon Park. AIA, are perceived as related rooms as opposed to separate Jean Travers. Camille Martone. Susan Dynes. Michael rooms? Is :here an important sequence cf spaces that are Auer. Anne Commer. Kav Weeks, Betsv Chittenden. reiated :0 each other. such as the sequence from the entry Patrick Andrus. Carol Shull. Hugh Miller. FAIA. Jerry way to :he lobby to the stairway and to the upper balcony Rogers. Paul Alley, David Look, AIA. Margaret Pepin- as in a. :heatre: or the sequence in a residence from the en- Donat. Bonnie Hilda, Keith Everett, Thomas Keohan, the tnÂ· vestibule :0 the hallwav to the front parlor. and on Preservation Services Division, Mid-Atlantic Region. and ' through :he~liding doors to the back parlor; or the se- several reviewers in state preservation offices. especially quer.ce :rt art office building from the entry vestibule to the Ann Haaker, Illinois; and Stan Graves. AIA. Texas; for pro- lot;j v :o :he bank of elevators? viding very critical and constructive review of the manuscript. Notes on :he Related Spaces and Sequences of Spaces: This publication has been prepared pursuant to the Na- tional Historic Preservation Act of 1966. as amended. Com- ments on the usefulness of this information are welcomed and can be sent to Mr. Nelson, Preservation Assistance 12. Interior Features Division, National Park Service, U.S. Department of the In- Are :here :nterior features that help define the character of terior. P.O. Box 37127, Washington, D.C. 20013-7127. This the building, such as fireplace mantels. stairrvays and publication ts not copyrighted and can be reproduced balust:ades. arched opentngs. interior shutters. ingienooks. without penalty. Normal procedures for credit to the author 12 comices.ceiling medallions. light fixtures. balconies. doors. and the National Park Service are appreciated. 051 MEMORANDUM TO: Aspen Historic Preservation Commission t'-h , THRU: Stan Clauson, Community Development Director O" FROM: Amy Amidon, Historic Preservation Officer RE: 303 E. Main- vested rights DATE: July 10, 1996 SUMMARY: The applicant requests that HPC grant vested rights for the significant development project at 303 E. Main Street. Once final approval is awarded to a project, an applicant automatically has 18 months of "vested rights." Vested rights guarantees the ability to undertake and complete the development and use of a property under the terms and conditions of a site specific development plan, with protection from regulatory changes which may occur after development approval. An applicant can request, through a public hearing, vested rights which last for 3 years. The project was approved on June 14, 1995. Since that time there have been some interior changes to the building (which are not within HPC's purview) and minor changes to the site design. Access for the disabled is now handled by a ramp which is placed in the rear courtyard. A slight adjustment in the height of the new addition has been made so that the floor level of the old and new construction are even. These changes are represented in the attached drawings and have been approved by staff and monitor. As no code changes which would impact this project are contemplated at this time, staff finds no reason to deny the request for vested rights for 3 years. The plans, as finally approved are attached. Due to the changes in site plan, staff recommends HPC place a condition on the granting of vested rights that a landscape plan be submitted for approval by staff and monitor to clarify exact treatment of planting and paving on the site. RECOMMENDATION: Staff recommends HPC approve Resolution # , Series of 1996 (attached), granting vested property rights to 303 E. Main for three years, starting from June 14, 1995, the date of the final project approval. A landscape plan must be submitted for approval by staff and monitor prior to submittal for building permit. RECOMMENDED MOTION: "1 recommend HPC approve Resolution # , Series of 1996 (attached), granting vested property rights to 303 E. Main for three years, starting from June 14, 1995, the date of the final project approval. A landscape plan must be submitted for approval by staff and monitor prior to submittal for building permit." 1 . 0 RESOLUTION NO. (42 (Series of 1996) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION VESTING THE SITE SPECIFIC FINAL DEVELOPMENT PLAN FOR 303 E. MAIN STREET. WHEREAS, Nicklaus Kuhn, owner, submitted Final Development plans to the Aspen Historic Preservation Commission for approval of the site specific development plan at 303 E. Main Street, Lot A and the west half of Lot B, Block 80, City and Townsite of Aspen, Colorado; and WHEREAS, the Aspen Historic Preservation Commission finds that the Final Development proposal constitutes the site specific development plan for the property, and; 0 WHEREAS, the applicant has requested that the development rights for said property, as defined and approved with conditions by the Aspen Historic Preservation Commission in the site specific development plans, be vested pursuant to Section 26.52.080 of the Aspen Municipal Code; and WHEREAS, the Aspen Historic Preservation Commission desires to vest development rights for the 303 E. Main Street site specific development plans with conditions pursuant to Section 26.52.080 of the Municipal Code of the City of Aspen for a period of three (3) years from the date of HPC approval, June 14, 1995. 0 NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO: Section 1 The Aspen Historic Preservation Commission of the City of Aspen, as a consequence of its approval of the site specific development plan, and pursuant to Section 26.52.080 of the Municipal Code of the City of Aspen, Cblorado, hereby vests development rights in 303 E. Main Street, Lot A and the west half of Lot B, Block 80, City and Townsite of Aspen, Colorado, for a period of three (3) years from the date of HPC approval, June 14, 1995. Any changes to the Final Development plans as approved by the HPC shall be submitted for review and approval (prior to the issuance of a building permit or change order). Failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Secuon 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans approved hereby shall not result in the creation of a vested property right. Section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. Section 5 j The establishment of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site specific development approval, the applicants shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. Section 6 If any section, subsection, sentence, clause, phrase or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. APPROVED by the Aspen Historic Preservation Commission at its regular meeting on July 10, 1996. By Jake Vickery, Chair Aspen Historic Preservation Commission ATTEST: Kathy Strickland Assistant City Clerk j e 4% . - 1 i,i=:1 11! . i 11- 1 .1 En \ r 1 ., el !11... 04 , I. Ar I , 1 . 1 1 r 1 1 . 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CO 81611 970 9253860 100 SOUTH SPRING STRET 13 ...=I--12.*.-t-ED e.Â·10 -4 *0â€¢;22'~ 4 44* 1*9â€¢DI., NOLLVA313.ISVS[ NOUVAirmisam NOLIOnHISNOO Hal ION 0 tÂ·Â· 1 Â£ 1 ! 1, 2 - 21Â»f- - - 111 111 ~11 1 1+ f Â§::' 1 Tâ€¢ hAh - -- --- 2 -UZZI 4 Ii.43--- 3 - 1 NE81 -,-- /41 1-i 1 T. nfl. ' - r M... - , \ - - i E -,Taw- 1 0 , 111.0, tilÂ« ilt , , 4.. D D m.59.01""-; t 0 E a i -4 77 1 0 - A l 0 00 17 < (0 7 eÂ¥Â»fa u.4Â»,0,4. . . - -----il- 6 1. It*611 ' -7-War 1. . MORni ELEVARON PART1AL SOUTH ELEVATION 1 1 1 ..1. 1 1, ' . .â€žâ€žCaL NOOD,10 - 1.$!AL.8â€ž=â€ž0 .11~7 h 1 1 !11 -- 1 1 Iii. 11 . 1 . .1. 2 j *.* *.+Il 11 "------,1 ' t-----1 11 -- - - -1 I 11311 ' E 10 0 11 AL i pftal~i~ 3 ~ - ./--Ill.-- ////AL ..CE T. i irÂ·- - 4 -1 n- - -- -1 ...&....0 11.11211 11 -- - 71&33 -- - + -- - - -Tll IL___-___.---__.11 y .7-4.- 0.4....0.=m ..."...'ia,c--1.3 /1.81 NOR114 ZiEVATION WEST El-EVA~97 'TFICIL F.*lA - 1.5 --- r-LA WOEÂ»V-mo-- 8~~la-Crl-~S - 1- .G- - . - - + --- - Â»X -- 07, - - -- -- 9% *- .- -*I - . ---- 451 - t /1 -1 --- -- *10,9,51 (rfr: ~ 1 - 1 - - - EAST ELEVATiON SoWâ„¢ ELEÂ¥AnON PARTIAL NORTH ELEVATION SOUTH ELEVATION , CO- .@ $ M 11?m Un,r wr.D rrâ„¢IerDÂ¥ Tr-r,nN 04 8 M S.L03.L[HONV Isvi COE NIVAI ISVGI EJO E; SNOUVAill 0999 92 046 !918 00 'NldSÂ¥ C# 1.33ZUS ONnidS H.LAOS 001 OaÂ¥10100'NadSÂ¥ .o-.t=." 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'7FU --------r------j -4 My... r---r;1 4 Ta I 1 - 11Â· 1 1 7------------1 i i Ar En., 1---4-Â£-u Fl Itt / 1 .. lilÂ»=1 - Itt . ll/ 1. t. 4- / I Â· - 1.---If--7 1.-: -% 1 A 3 f 1 1 4 14 117- - - ---tr- Ill i 11 42 1. 1 1 3 iii - I# 1 1L ~4~~ â€ž -- 11â‚¬ 1 Â»- -S .1 r I 33 i /1 tt , I 7 L 3 Â· 31\ 0 , E- 1 19\ 88 1 -1$ r- : IL__'Ii- aly-- 1 1 1 27 1 - I J . / 0 L_ c. 1 1=1 . e i f --- 1 IF I 1- . 1 -4 11 1 1 1 . 1- 1 I 1 . 1 1 1 1 1 1 1.1.1 1 /1 1 1 .1 1 1 mt 1 1 6 1 1 1 i 1 4--- it 11 ,4,1.. 1 1 "Â°19' 6------4 1 L-----1 8 ri 04 i I -/ 14 9 3 I 9 491 a J F - -1 10 6 0 + \Â» * E Â¢ -4> 1 . 1.1.LLIJ ~ 1 4 ji_ -/1%LI<L..kiti~LwW ' 1 Â¥ 1 NOUORNISNOO HOA '6010 031 lili- Â£ 6 MEMORANDUM TO: Aspen Historic Preservation Commission .% f THRU: Stan Clauson, Community Development Director L) FROM: Amy Amidon, Historic Preservation Officer RE: 706 W. Main- Conceptual DATE: June 12, 1996 SUMMARY: The applicant requests Conceptual approval for an addition to an existing residence. The property is a designated historic landmark and is located within the Main Street Historic District. APPLICANT: Joseph and Susan Krabacher, represented by Robert Trown and Associates. LOCATION: 706 W Main, Lot Q and the west 20 feet of Lot R, Block 18, City and Townsite of Aspen. ZONING: "O," Office, Historic Overlay District. PREVIOUS APPROVALS: The applicant has previously received HPC significant development approval as well as GMQS exemptions to develop the property as office space. That project has vested rights and will not be forfeited by the current application. 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 0 1 subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The project is an addition to the existing structure. Currently on site is a historic miner's cottage, with a large one story addition to the rear. This project adds a garage and laundry area as well as a second story master bedroom. An ADU will be created in the basement. No alterations to the historic house itself are proposed. Staff finds the placement and general design of the new addition appropriate. The second story addition is set far back from the historic house and plate heights have been kept low. HPC reviewed the proposal on June 12 and indicated two main areas of concern, the unbroken wall plane on the west elevation and the fact that the materials on the new addition were identical to the existing construction. Since that time, the applicant has revised the proposal placing the new gables parallel to the historic house and breaking the roof mass in general into smaller forms. Staff finds the new construction to be acceptable in terms of compatibility with the historic resource. It would be preferable to be able to create a more gradual transition between the old house and new construction, however the previous (1950's) addition to the building meets the homeowners needs will remain in place. The designer has included some second floor deck spaces which separate the new mass from the original house and create some breaks in wall planes. The applicant requests two setback variances. A rear yard setback variance of 5' (10' is required) is requested to allow the new construction to be placed at the rear of the lot. In addition, a west sideyard setback variance of 3'8" is requested in order to provide a lightwell for the ADU. Staff finds the lightwell is appropriate and necessary to the ADU. A number of windows do not meet the volume standard included in Ordinance #30. In addition, the historic house does not have a "primary window". Staff recommends that HPC waive the primary window standard. The volume standard may also be waived if HPC finds that the windows as proposed do not create scale issues in relation to the historic structure. 2 2. Standard: The proposed development reflects and is consistent 0 with the character of the neighborhood of the parcel proposed for development. Response: There are few buildings still in residential use along Main Street. The addition required by the applicant to maintain this house as a residence has far less impact to the character of the resource or the neighborhood than does commercial development of the site. 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: Staff finds that the proposed addition, with possible mitigation as described above does not detract from the historic significance of the miner's cottage. 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: The historic portion of the house is not directly impacted by 0 this proposal. Further information is needed in regards to differentiation of old and new materials. 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 mee~ the Development Review Standards. j Recommendation: Staff recommends HPC grant conceptual approval with conditions. 0 3 Recommended motion: "1 move to grant conceptual approval for 706 W. Main Street, 0 as presented on June 12, 1996, with the following conditions: 1) Continue to study differentiation of materials on the old and new portions of the building for final review. 2) HPC hereby grants a rear yard setback variance of 5' and a west sideyard setback variance of 3'8". 3) HPC waives the primary window standard and volume standard. 0 . j 0 4 /gil MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director FROM: Amy Amidon, Historic Preservation Officer RE: Isis Theater- discussion DATE: July 10, 1996 The Isis Theater project has received final approval from HPC. The applicant has begun to estimate construction costs and methods and wishes to discuss potential reconstruction of the east and west walls of the building. The west wall will be visible in only a few areas, and the applicant feels that reconstruction is prudent method. The east wall will be more exposed to view, but was constructed to be a "party wall" meaning that it would have typically not been visible because another masonry structure would have been built directly abutting it. The bricks are :'common" as opposed to "face" bricks and the mortar joints are not tooled. The HPC is asked to determine whether or not it is appropriate to reconstruct this wall to make it a more finished facade or to leave it in its current, original state. The amount of demolition proposed was a significant issue during the project review and the HPC strove to retain as much of the original fabric of the building as possible. ~ glry='3 . /43 K. 2 . Â·e k July 3, 1996 ARCHITECTURE f :Jut 3 1996. \ Amy Amidon PLANNING Aspen / Pitkin HPO \ 0,7.1 INTERIORS 130 S. Galena , 41 ..27 / Aspen Colorado 81611 . li f h . 4 Dear Amy We are requesting a review of the restoration methods being considered for the Isis Theater project. During the HPC board meetings we attempted to keep as much of the historic fabric of the building in place as possible. We had hoped to be able to maintain the East facade to the point where the new addition begins and maintainÂ· . the entire West facade. At this time we are finalizing the construction documents, and will determine the total cost of the project. We would like to have the board consider some options on the final methods to renovate and restore the remaining portions of the original building. A large portion of the West facade is impossible to see today because it is behind the adjacent fox Photo building. We feel that since this portion of the building will not be seen it is more feasible to remove the portion of the West wall that is not in view. In addition we are requesting the final 10' of the West wall at the alley, which can be seen today, be documented with photographs and then rebuilt to the original appearance with the original brick. We feel this method will allow for a better final product at this location. Please note the front part of the West facade that is visible will remain in place and be restored to its original appearance. The existing condition of the structure and brick at this area has been reviewed by lain Lygo masonry and deemed appropriate for this type of work. 1he enclosed letter documents the review. These masons participated on the restoration of the City Hall building. The letter also details the difficulty in restoring the East facade of the building. We understand there may be some appeal in the appearance of the rough mortar work at this area but it appears that this wall was not meant to be viewed this way. We would like the board to consider the reconstruction of this wall using the original brick and to reconstruct it closer to the original appearance of the brick work at the other areas of the building. I have enclosed drawings to show were the outlined areas are located. We will bring photographs of these areas to the meeting and be prepared to discuss the potential b benefits to the project. CHARLES CUNNIFFE ARCHITECTS Â· 520 EAST HYMAN Â· SUITE 301 Â· ASPEN. COLORADO 81611 Â· 970/925-5590 FAX 970/925-5076 ~1'K ...~~~~44 Please contact me if you need further information or if you have questions. Thank you for your consideration in this matter. f SincerÂ¢y,0 , 1, 4 1 '. t , t. S John Wheeler AIA ill 0 0 ,-9--_~ to 0 2 0 f 6,1 : . rÂ·FL...... 7\~ 1 1 m lifih+44-*+444Â·444Â·4+4!2 m R.P./..............,1./.Alâ€žal.....lili.....M, - \ 1=r.,7.-,9 -Sl 711lf,1111,111 .--1 01 11 1=55-2 1: C : i 271 1 1 1 Â· Â· Â· Â· lidil g - Mps,15 4-~ ~----2----2&~ 11 . 11 1 7./-Â£/2. t m P,Gro 6 Ill - - Ull_; .Â·â€¢+ i.Â¥Â· U u Â·'4.Â·Â¢.%77 =)h --E.35.-'V 1 1 5-1 1 -1 SOUTH COURn'ARD ELEVATION 1 - 02 6 16 I - 1 El I 1 : 1 6-- 1 -- & _-1 Ch* SOUTH ELEVATION 68 02 6 16 E 0 0 20 0 1. r.... Al 3- 1 G L---- + -y=- EAST- WALL- To â€¢ -E-'-1 i 6 2----- _ _ 136 IKE- 0,8 1 Lf <- TE=mie/% ~ -25- - -- --- -i.f///Ei~- p---- -1- --ffwft -- - 2 ~lnâ‚¬ - F -IijiI--- r 66 12- â‚¬-2 - -- = -2----~~~--21 -~---~~--~-4--- 2 --'hi_ I =I - E~ -2 =./EE--I~~ - 8 - - H+-EZI Z--~*3Â¥2i-W,~'-~m*FF [1*0 -<Elf' - --i--$750 G rE= KEYN01ES PROGRESS PF:NT ~ ---- NOT TO BE USED FOR CONSTHJCTION .,10â€¢2 St- 2* ..,1; DATE- - 1 --* --11%4~* riri 1 1 12Â£== 4 asne a= 1 1 .UZE Cm...0 *â„¢. 4 1 - =.râ€¢0 t I FIEZE| 1 #1***El 1 1 - al-liED M= Fo UU i 1 - 1---890 0 1 -------------------------- 1 ~| AS.1 | rJ- E*ST- ELEVATION ----- mi 0 2 6 16 0 LEEL.......Z---1 SlE)3ll]-DMV 33:!INNCD S31MVHI) NOLLVAON33 SISI san 54*UE *i . 065Â·5 *MIL* 11]1 . Ulâ€¢ 03 Ni.rA' . 10% 115,5 . 10â€¢,Â¥ NOâ€¢W{ 1.m Ze )0019 'N 9'W'l 5101 a.6 24,40, 10,3 . NUS *tac~ Â·]111. 91,1, 03 3(nimil . 'MÂ¥ 00â€¢~01(33 1 (XMIC)10.0 NUSÂ¥']AN]AÂ¥ SNCIJOH 1.M Uliu U.11111111111. 8888008 0 0 957 KEYNOTES 'll' 1. 0 90 0 0 0-- E::0zz; -I Iums TÂ·-- i8m-0Â· ~111-[1]1]j ovil-i [Ill tllfITETNEET: I"Ill"""inlilli||i"lilillil"~,ii u . Gle=71,6 m,X =70 [I] sâ€¢,srovE El 8'.1.S'ED ASOr PACE CMa 03.4-CAA 4Â£ St*= , _1' 1 21~â€¢~10.64'BJWfi!41 4,1:11,1.%5=11 jlle:I,i .: 0 8 li U.1.-- i : EL(00-0 9 ' .k % 1 1 f N EST- WAL L To KE.MAL# 2 2 8 , 1 --*-i-/1 --*-I- mpe ~0-4 'De KEDÂ·ro ICED W FLACE ~ e k Â® NORTH ELEVATION ~ ~ -b'-'--= a / 0 2 6 16 g - 0 Â®Â¢3 0 0 0 - 1 1 1 $! t $ , 3 4 2- lai 11 1 11 11111.11.1.1.11'L ....11'i Z : 224* WEEST- WALL -re :BEL KE,Dul LT' ~~ f FH 4=-IU;jim~ 0 4=.0 0 fi ~t-- 9/40/1 1 41-\fly Z -2 ==Er_ 8 Bl r= --JAm 5 - E t 1 MgOGRESS Prea 1 NOT TO BE USED 1 FOR CONSTRUCTION OATE aw,Â·e 1 D.mle 1Â·121,6,W*,fs 1 - 1 1 - *S# 1 ]01,4 1.1 1-1 m" D<11 W}-4, 1 Â® WEST ELEVATION A3.2 0 2 6 18 0 .-, 0 . /410, IN. 1,0 002,7.- uns 06Â¥00100 1.43WdOliARa NDIS3 IHIN LY[;0 MASONRÂ¥ QUOTE AND CONTRACT SHEET FOR SAM HOUSTON. The following is an estimate of cost comparisons for the methods of restoration of the brick facades of the Isis theatre. Prices supplied are meant as a guide only and are not for the purposes of quotation. The wall on the Mill St face of the building is in fair condition but will need to be repointed. Approxamately 200 bricks will need to be replaced at a cost of approxamately $11500. The wall opposite the fire station is in poor condition having been laid as common (unseen) brickwork.Partial demolition of the wall would present the problem of having an unsupported "end" of a wall,constucted of decaying morter, while excavations are being made underneath. This, combined with the cost of shoring the wall would make repointing the existing wall far less feasable than demolition and reconstruction with the old bricks. L . The cost to repoint the old brickwork, excluding the cost of shoring would be $7500. The cost of reconstructing the wall using the old bricks would be $3800. This does not include the cost of demolition, cleaning,storing and removal of bricks from the site should this be necessary. This price is for the restoration of the exterior face only and does not include the cost of an interior skin of brickwork. Cleaning of the bricks could be done by us at the cost of $1400. Demolition should be done by the General contactor. Thankyou for your co-operation and I look forward to hearing from you in the near future. IAIN LYGO 4% 4 ( Url ~ -Â£44Â·â‚¬r , 1 UV P.0 BOX 8532. L./ ASPEN CO. ( 14 910 194 MEMORANDUM TO: Aspen Historic Preservation Commission , Ck< THRU: Stan Clauson, Community Development Director 62 FROM: Amy Amidon, Historic Preservation Officer RE: 517 E. Hopkins- Minor DATE: July 10, 1996 SUMMARY: The applicant requests HPC approval to replace existing doors and windows and add a new stone veneer to the City Plaza building (location of Aspen Daily News offices). Although the proposal results in a significant visual change, the planning staff has determined the application to be minor development since no new square footage is added and window and door openings are unaltered except for new units. APPLICANT: Maurice Beriro and C. Tropico, represented by Charles 0 Cunniffe Architects. LOCATION: 517 E. Hopkins Avenue. Zoning is "CC," Commercial Core. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or development involving a historic landmark 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 the designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an "H," Historic Overlay District or is adjacent to a historic landmark .... Response: The proposal is to add a new stone veneer to the building, remove the existing sloping roof and replace with a flat roof and parapet j wall, and to replace the windows and doors at the first and mezzanine floor levels. 0 Detailed information regarding the proposed windows and doors and light fixtures, as well as samples of the proposed materials must be provided for approval by staff and monitor. There are no historic structures on this blockface. 2. Standard: The proposed development reflects and is consistent with ~the character of the neighborhood of the parcel proposed for development. Response: The proposal has no negative impact on the character of the neighborhood. The material changes add more definition to the window openings and more visual interest for passersby. In addition, french doors will allow greater use of the deck areas and again more liveliness on the street. 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 proposal does not impact the historic significance of any designated structure. 4. Standard: The proposed development enhances or does not diminish from the architectural character and integrity of a designated historic structure or part thereof. Response: There is no impact on the architectural character or integrity of any historic structure. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Minor Development application as submitted. â€¢ Approve the Minor Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the minor development application with the condition that information on doors, windows and light fixtures, as well as samples of all other materials be submitted for approval by staff and monitor. RECOMMENDED MOTION: "1 move to approve the minor development application for 517 E. Hopkins, with the condition that information on doors, windows, and light fixtures, as well as samples of all other materials be submitted for approval by staff and monitor. ADDITIONAL COMMENTS: j . 0.4 l I lu -3 -, b 5 ATTACHMENT 1 LAND USE APPLICATION FORM ..41 / L t'~'2'\1~/0~ 1. Project name City Plaza Building 2. Project location 517 E. Hopkins Lot E Block 91 (indicate street addressl |ot and block number or metes and bounds description) 3. Present zoning CC 4. Lot size 90'x100'; 9,000 SF 5. Applicant's name, address and phone number Maurice Beriro, C. Tropico. P. Box 20. Torremolinos. SDain Phone: 011-345-238-6600 6. Representative's name, address, and phone number Charles Cunniffe, Charles Cunniffe Architects, 520 E. Hyman Phone: 925-5590 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA ' Final HPC 8040 Greenline Conceptual PUD XX 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 Split/Lot 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) 17,250 SF of mixed-use space as follows: Basement-Commercial ; First Floor-Commprcial; Second Floor-Commprrial; Third Flnnr- Residential (Affordable Ilousing) 9. Description ofdevelopment application Cosmetic Modifications including new finigh matprialq nn thp qtrpet fararip and rprnnfiguratinn of the existing sloped roof to a flat roof with parapet. No changes to existing uses or square footage. 10. Have you completed and attached the following? Attachment 1- Land use application form Attachment 2- Dimensional requirements form Response to Attachment 3 Response to Attachment 4 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: Maurice Beriro Address: Torremolinos. tpain Zone district: CC Lot size: 90~x100'; 9,000SF Existing FAR: 17,250 SF Allowable FAR: 18,000 SF Proposed FAR: 17,250 SF Existing net leasable (commercial): 14.741 SF Proposed net leasable (commercial): 14,741 SF Existing % of site coverage: 61% Proposed % of site coverage: 615 Existing % of open space: 3g% Proposed % of open space: 39% Existing maximum height: Principal bldg: 36' Accesorv blda: Proposed max. height: Principal bldg: 36' Accessory blda: Proposed % of demolition: Existing number of bedrooms: 4 Studio A~iartments Proposed number of bedrooms: 4 Studio Apartments Existing on-site parking spaces: 0 On-site parking spaces required: 0 Setbacks Existing: Minimum required: Proposed: Front: 10' Front: 0 Front: 10' Rear: 5, Rear: n Rear: 5' Combined Combined Combined Front/rear: 15' Front/rear: 0 Front/rear: 15' Side: 0, Side: o Side: 0' Side: Side: 0 Side: 10: 10' Combined Combined Combined Sides: 10' Sides: Sides: 0 10' Existing nonconformities or encroachments: None None Variations requested: (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 under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) JUL. 2 '96 23:12 0000 HOTEL TROPICANA TEL 95-2380568 .. P. 2 BERIRO*** TEL:011-34-52-771197 JU.I.*-0.~'~'*~,6..I".,9~*.~miÂ¥!- 4U#59,5,Â·~L JUL. 2 '96 20,40 ,0000 HOTEL TROPICANA TEL 95-2360568 P. a,1 - -~0002PIROPICANA Hotel & Beach Club * July 2, 1996 Aupen Historic Preservation Commismion 130 South Galena Aapen, Colorado 81611 To Whom it May Concern. Am owner of the City Plaza Building located at 517 ~ Hopkine. Aspen, Colorado, IÂ· authorize the ataff of Charla Cunniffe Architecto, 520 East Hyman, Anpen. coleradc 925-5590, to reprosent my intereNts in the matter of t' "Minor Development Review" for the remodel of the abo mentioned property. Sincerely, 0 /4//1 Ma rice Raid. _- f j~ 1 . 19<.2{) '1'(Ill{ICM<)1.1Nti'H ~ COSTA DEL S04 C. Trawdo. 6 7%,102-1..Â· Pu - Auu vu ve ih!.Ck 95.- *an hA (in I ,f 2 414 '11.. - , - \ ., . . 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I ./ - , 1 1. la CHARLES CUNNIFFE ARCHITECTS CITY PLAZA BUILDING 520 EAST Hâ„¢AN AVE. â€¢ SUITE 301 â€¢ ASPEN, CO 81611 ' mE: 30&925-5590 ' FAX: 30&9265076 517 EAST HOPKINS AVENUE, ASPEN COLORADO 220 E. COLDKADO AVE. â€¢ THLURIDE, CO 81435 â€¢ TELE: 303/728-3738 â€¢ FAX: 30*728-9567 r 4 -- .Â¥2 1- 1/ - N herAIL DISPLAY Nl=Â« 16 ENTRY 1,0 ENTRY 1 1 RecBPT~~~ 0 lh.\\ 0 0 21 0 M J /<> ~ 1 42 1 0 1 AEROB]CS STUDIO )0349 ;APPROXIMATELY 1800 SQUARE FEET t. Appg02,ETE Lv~JIRE gwh-r 1 ~ ISAFI ~~ .~~~ 1 3 - i 1 510 1 ..~| 4 i f 1 0 1 4 96 0 , F , p / ---124' opp ce CICANGING PIZZA OPEN KITC}-IEN~J - OVEN ' . ~1 Ed . / tia KITCHEN To 2 - MECHANICAL 00 . WINE & 1.IQOUA DRY GOODSÂ· opp,cl 1 81-ORAGE Â· i J 1. PROPOSED PLAN LAYOUT 0 /03/23 4 1-t-/-1 *: -1 O 2 4 ,8 . 10 C! MR!.1:-S CUNNIFFE ARCHITECIS CHY PLAZA BUILDING pe 1â€¢11 I'â€¢44' I. ' M 14 Iâ€¢ ' AUÂ·14 I:J â€¢â€¢n ' 0 / .'/1 4>'0 * 14, I.... 517 EAST IIO['K]N5 AVENUE, ASPIN COIGRADO C KEYNOTES m....* CA |3 co=Err SP.upe 0 SEMEN SWEEN IM 0â€¢- BArrm,mI 1 ~ 17*D FRAE OEMTED 0 Oam â€¢*L NOT clOSE B PARAPEr PaCHED ~ 0-E â€¢ PARAPEr I. 0 HEAr TAPEWOSE 0 . 1 1 1 1 - - 11 \-1 12 . 2., 4\ I .1 4 \ ./7'L . P 4 ASPEN 4 - - - - - - -1 6-1 i 14 0 " PLAZA k ~2->A ** 81 6\94% \ 4 . 9~>24- i.~ Â«26 ~ Â«44Â» Â«e , Â·.. .. EBULPING_i Ji, 2 43 , i . . 7Â« / \ 1 S f~91:Â°01~~2*~~~-'~~ .~. Â·~-4..~ay -~494.~ - -1 3 -- -,A *41\41(24 . i 1 ..uÂ»...+ ...,it dfi ...'Â· Â· . -2..3.%%30. > . \\N 0 Â«.Â»/ . I AN\xe' . 31414 1-49ItÂ© ~ -~~ ~1~:.:i~>ki .f~ff.. o-* T *49 429\feiÂ».F :Â· Un 4 .4,16.. #2Â»04 -Â·Â·Â· :Â·\91 1 4**:COA. -.2*Â»It.Â· ... ~- < 11 4224%?i 74*>: -''Gff.*'224Â·.....-1. ..2..~**t .2.1.~.1," ".~.~~N' i--6 \ : 3/3:././ r) I. I / - : / -ra li \4 - Z A. U 6 -1 6 I.\/ 1. al. 7- 43Â«.39) 4 Â· 414%4*Â«4441~- {Â·~i gÂ»U~-:~-~~: ~~Â·< - ~~~Â· l I te.u> 116.: 9 . 4. ..r~~,4~,~&,i~~",~.J.~11.... ..... I<.~Ir':<t< *AIIA 44.WrAP--4/4<4:"7~..s~.~.'~.~~*~~~~.'Tr~.- .~A..,12~ Â·.Â· ~ .~- V. 4 . 2Â§Â§3 CITY PLAZA BUILDING F t . *7\4.Â», 4. .. e~ 1 \ CE 1 U . 43.4 32%4. Â· ....6>44Â»44 -Â· ~~- ~ / ....':/ ~-// > / V ~ ~ :1-1'. Â¢. :. .2 ... . . ..1 44Â©142*93Â®\ 1.1 -1 I v LLU#JI 0 .., &0 -2 1 Z ': 14 9 \4 : 11. 4-a,- Â·Â·\ >R ASPEN 42.1 U %*S XIII I 0> ift b 't~ . 3'r *4 -Â«:*tÂ» Â«44Â« ,Â·14.4, -4%91'9~<~.' -Â«~ :R PLAZA 34 3 3 NERCIAL AREA - 11* ...\\ Â«f*604&&4p PS#FRAW w.:.Â« Â·Â·xÂ·29:xÂ· Â· .~~~.Â·.8~*9,Â·.' . 3% BUILDINa fit{ m Â·\:NO< 4//. 00 44*540**j~ ~ "'1~Â·Â·%,44344<43't'.- ----~ . 6.04:~Efe79 43 z \ f 1 5Â»Â».242...., I . 1< t':. I. iwd#4 . ./*<43* ' ./ I HÂ«,Â»aualÂ·>Â»46\Â·< c AP>*if:y *- 1\91Â«XbRY*xtÂ»Â»RÂ«Â»C :p '1 ~ 5 1'' .~. :':/~~~"~ - 1 11 F r D k 1-, ~1111Â«Â·aut<61?iÂ»yakisitiâ‚¬21 ~ ' i' U L -~ A. 1 1 9 1 ---------I----- J m 8 fl SITE PLAN Ch MAIN LEVEL PLAN 951Â»,GM.Na W Z Y 0 - }00 NO. 9603 to NTE $-7-96 0 U ..Ene 1 - - m 00 SHEE! OF c.Â·\Oroject.:\9601\Â®0311.Â®D_.MaÂ¥Â· 8. 1945 ,09' 35Â· 34 . .. jâ‚¬ .,. I. KEYNOTES ' , S Pâ€¢fr PEEUNG e FUSHINg/VENT ~ MERETE SPAWUAG a agMEN SCREEN DOOR ~mot BATTER mgo El== FRAME 0720 ElomÂ¥ WILAOT CLOW 8-- 8 11 ~ D-GE â€¢ PNUPEr ~ HEAT TAPE BOSE ? 11 Z U 4 1. & 1 Z LEI Z b U 8 il 0 8% 11 D Z U & 19 U 8 lilli r-lr-5/I--/I----:I/---I./*1 7 3 AP/Râ„¢E,Ir DREA 9- 4 52 9Z 1 - 9 Â· 8 m . r 1-__m m BaSN; MANS ~ SECOND LEVEL PLAN /EN THIRD LEVEL PLAN E 5.- "0 U WEEr NO, ~ X-2 Z . ~ 9110 OF 0(lv*)1 '7472Â·,~s * I. . I. -e 1 ; - - f. i-T.11-af1 i.----I-: 1 8-- 1 -' CABLE 9 ./ C r-------ti:~.i~iwi~ / r---7 1~ 1. ImÂ·H+H-044+HaH+H----0 WOGO,RAVE 11 REEDS PRIT Ir][1 0 0 =0 -.. # 11 1 r -9 6 12 1; 11 1 EE 1 PENETRKNON It 1 11 1.= 1 . \ 1 99_J 11 1\- 1 1 1 1 11=: 1 1 1 IEE I 5 1 1 1 1 19= 1 111 1 1 ---------0----0----------J E r 8~ Z - 1&8 /-3 EAST ELEVATION /-\ SOUTH ELEVATION Z u a . 1 KEYNOTES -- 11 ~ CONCRETE BEAW SP-UNG 0 .CKS =00 4- 81 8 ~ a,CKS W/SSaG/BEXEN - ~ DAWAGE FROUSÂ£* REAO/AL ~ EXM,SED CaNDU/r Ill .000 =89 SpurT/Re li 1~ Roof an-TE#m Â£002 aR W/S589 ~ ~ HEAT TAPE LOOSE ./ ~ DENTED IUIDON FRAME E---00-E333-3*BE~~1-Â·--0 6 8 [[[EI] ~ GE BRUS N~ 5 11 ~ 1 63 ~i 3 9 U â€¢ 4 DOOR Imi VOT ,..~ m ' , SHIT 5. 3 va, azz= p~-~; ~ 4 1, ' 1 I I' lisp4O LEVANCIa i It 1 11 11 1 1 1 1 ---.I------ JI ---1 1 3 11 1 - 1 1 1 11 1 -- 1 1 1 11 1 1 1 <am, UJ 'Exity.-12*LILI /-N NORTH ELEVATION /0-\ WEST ELEVATION u 1==--1 Al I El X-3 ~ 1. Â· 1- cly 1 i . r 1 . . I.-b - - ...... H ., ..t-*.1 I. Â·...:Â£.* - f-- . I:... Al./441 A tis-I) - 3.t.,Â· - : SÂ· 8.11 I I It. e hili 1 E- . -IYL==. 6 1 9 ------- \ 3\ 4, 0 0 -I 1 \\ .. ASPEN ~ 14 \\ 1 : I 3 PLAZA F Z /81 . / li i BUILDINGE Z D .0 U m 1 AN .1 ' 1 ~ J~,4... \ ' 1 a e \ - \ i /1ll \ \ 60 Â· 1 J \ Â«k.\... 1------ .0 . . : CITY PLAZA BUILDING ~ 0 C-7 Z ~ ~ ~ -4 J. T J El ] ASPEN r ' Â¤0 3 1$ : .4 PLAZA I =04 , 1- I I ]BUILDING I <. -\\C Z 1 I . I I . >04.... f- \ .... 42 :1150 A r os k 69 1- /91 1- 9 1-- 1 -' 6 U 74 ' m - 0.-a /7\ SITE PLAN /3\ MAIN LEVEL PLAN 10 811 4-2946 0 U ger Na ~ A2.1 8- - - * : 42 I .f -2- i n r . - -,,-\ Fir)91 . r.- .,1 ./Ar An. ..... . - â€¢ V . I . e .1 - 1 1 -li 1 1 1 jÂ«t' \.\M\\ L +J Â® 4= : - 1 / L Â«Â» f . 7 . 2%1 SCHEMATIC DESIGN 06 r 1 1=21: 11 CITY PLAZA BUILDING CHARLES CUNNIFFE ARCHITECTS . 7. -9-I' .'p :;f. ., 9 ks 0 1% , Pi -L ?fl.~.. LOTS L,M,& 144 BLOCK 87 Sm Wr trn-1 AVE â€¢ S= SM â€¢ Be< Co - â€¢ TRE:303m~390 ' FAkâ€¢03Â«ZM076 > 517 EAST HOPKINS AVENUE ASPEN COLORADO 220 ECIRCRADO AVE ' laill* 00 81415 0 TELE am*28Â·3788 * MX; 10*4* ..i ---"c-1-- EL-' 9.4 ' ll r' ... # T . - _....r- 2-â€¢ .Â·.1- '"_' '.' ./. 2- .' .:-Z .. 'N NÂ¥ld 13/\51 01:II+U NÂ¥ld 13A31 GNO03S , r,: . .W- F Â£9 310018 'N 91'Wl Â§101 .... 9. Str)31IHONV 33:1114Nn:) Sa-INVHZ) DNIallne VZV-Id ALID 11 i, 1. 11 149[536 3Ilvw3HI)5 .. 1 1 0 1 . 5.?.24 . 4..,. 1. , 1 . - = EI E - 00 ~ 1-~t~-fl i 1 0 m .1 \1\ -li- -~~ Â»90tti.-ft. -- ~ -1 H H P 1-4 11 1 CV tttIll"lll"l"lt1 IllIlllIlltlll!Illl -1 111 11 UJ Lit 11 W U -IMIUUL 41= -13 10 1 P .- -- 2 ;: 7--- _51- 1 - 9 . - k-4 -L--7 1 --_*ILI13- - -4.-'--- 11 1 - 77 F- 1-1 r.1 i LELE!-*-J - m 7..14.41.H L - =, --- -_.d U.U:.C 1 m I. -El .TotÂ»j M tÂ» 47 0 -Iftil czzl t -1.-1-1 H U 1- 4 1-4 3 _ , , ~1 " r .l U.U 1 1 111 - lili. 1 1 .lili 1 1 1 1 "I . 11 111 U,1,1UiUWAUdill;1 1 -- - ~]E-- O - I lili 1 1111111 11 lilli.111 =c~'A= 111111111111111 Ill I '11! Mij-- 0 0 - 0 --1--- -MUNI- 1 f Z r r T r r 0. /2 - 2 62---i4 til 11.-f ' 4 - w J-VE, M tj= -- lÂ·4'1*=.=- 3 4, - 4 e CO .. 4% I 1 1 1 +A i lili 1 ~ SOUTH ELEVATION NOI1Â¥A313 193AA ~ NOUVA313 HIWON ~