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HomeMy WebLinkAboutminutes.hpc.20060712 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 114 NEALE AVE. - MAJOR DEVELOPMENT (CONCEPTUAL) AND VARIANCES, CONTINUE PH TO AUG. 9, 2006....................................................................................1 WILLOUGHBY P ARK/LIFT 1 P ARKISKIER'S CHALET STEAKHOUSE - MAJOR DEVELOPMENT REVIEW (CONCEPTUAL), RELOCATION, DEMOLITION, V ARIANCES...................................................................................................................... 1 508 E. COOPER - CONCEPTUAL - MAJOR DEVELOPMENT COMMERCIAL DESIGN REVIEW AND DEMOLITION - PUBLIC HEARING .................................. 10 308 E. HOPKINS - CONCEPTUAL - DEMOLITION - PEDESTRIAN AMENTY SPACE AND VIEW PLANE REVIEW - PUBLIC HEARING ..................................... 11 15 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.rn. Commissioners in attendance: Sarah Broughton, Alison Agley, Derek Skalko. Jason Lasser was seated at 5: 12 p.rn. Michael Hoffman was excused. Staff present: Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Alison moved to approve the minutes of June 14th and June 28'\' second by Jason. All in favor, motion carried 5-0. The HPC expressed their condolences to the Gibson family. Aspen has lost a great architect. 114 NEALE AVE. - MAJOR DEVELOPMENT (CONCEPTUAL) AND VARIANCES, CONTINUE PH TO AUG. 9, 2006 MOTION: Derek moved to continue the public hearing and conceptual development of 114 Neale Ave. until Aug. 9, 2006; second by Jason. All in javor, motion carried 5-0. Amy stated that 311 Gillespie was noticed for minor development regarding a fence and it was pulled from the agenda. WILLOUGHBY PARK/LIFT 1 PARK/SKIER'S CHALET STEAKHOUSE - MAJOR DEVELOPMENT REVIEW (CONCEPTUAL), RELOCATION, DEMOLITION, VARIANCES Bill Poss, Poss. & Assoicates Stephen Holly Bob Daniel, applicant representative Lisa Purdy, Preservation consultant Exhibit I - South Aspen Street Redevelopment study. Bob Daniel said at the last meeting there was specific direction. We met with the Parks Dept. to go through some specifics of the project. 1 .---.---1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Bill said they distilled down individual issues for Lift One Park, Skier's Chalet Steak House, Willoughby Park/Lift One. Bill said they are dealing with the park that is at the comers of Dean and Aspen Street. We worked through creating a ski museum in conjunction with the restoration of the lift and creation of a park that will allow one to appreciate the history of how the lift worked and opening it up to the potential of making Dean Street a skier's historic way culminating at the historic museurn. There is also a master plan as to how South Aspen will work to the new access point where the new Lift lA is. Amy said the City owns Willoughby park and Lift 1 and it is leased to the Aspen Historical Society. There was a vote 15 years ago to make Willoughby park the site of a Ski museurn. Where the Skier Chalet was is private. Bill mentioned that the developer is donating and willing to remodel the Skier's Chalet lodge into the museum. A parking garage will be built underneath. Bill said Lift 1 Park is merely the lift towers. We will take the towers down, store them on-site and renovate them. We will excavate under the lift tower for parking. The towers will be temporarily relocated on-site. Stephen said it is the intention to restore the towers to the historic grade that it is now. Skier Chalet - Stephen said the concern was the massing of the addition that we are proposing which includes the stairwell and an elevator. An issue raised by Amy was the existing outhouse. The outhouse will be stabilized in place and be maintained as a structure on the site. We proposed to eliminate the one-story non-historic addition to the Skier Chalet and use the building as employee housing. We originally intended to have both an elevator and a stair. The elevator is not required by code and we could significantly reduce the massing by only providing a stair. The stair corridor will be screened with lattice separated from the historic portion. Due to current City codes all stairs have to be covered. Ifwe move closer as suggested we feel the roof would be impacted. The stair is meant to be light and airy. 2 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Willoughby Park Lift 1 - Bill said we will temporarily relocate the lift and stabilize it and then move it back. Stephen said staff had concerns about the egress from the parking level. The stairwell is a secondary means of egress and goes to all levels of the parking garage. It links both the parking garage, museum gallery and storage. On the garage entry/transit stop staff requested further information. What we tried to do is provide a very distinctive architectural break so you would know that what is historic is historic and what is contemporary is contemporary. Contemporary forms were created with references of materials that are surrounding; poured concrete, wood lattice. We did not want to do any replications. The garage entry dives into the grade and the parking garage is sub-grade. We are trying to keep the structure as small as possible. There is a shed over the stair and the other has a semi-transparent enclosure with the elevator shaft. We intended to keep them out of the view of the openness of the park. The ticket booth has been added onto over time. The original booth is about 6 x 8 and it is the intent to rehabilitate the booth back to its original state in it small configuration. It will be left where it was originally. There was concern at the last meeting about the location of the museum and deep power cabins to not crowd the site. It is out intent to keep the park inviting and open. We looked at where we could locate the Skier Chalet and when we brought it down the grade we cut off the lift views and the lift runs and cut off the openness. The Parks Dept. main goal is to make sure the park feels public. Putting a three story building on the street level did not accomplish that, it was better tucked into the trees. Stephen pointed out that the boat tow will be restored and displayed inside the museum. Spruce tree - Stephen said the spruce tree is in the midst of the parking garage and museurn. The Parks Dept. said the tree would be a good candidate for moving, if and only if it remains on-site and isn't laid down. Amy presented: If Council would not allow the applicant to excavate a parking garage under Lift I park then there is no reason to move the lift towers. Regarding the Skier chalet possibly the stair element could be incorporated differently so that it didn't have a large impact. The Deep Powder cabins were in motion before this plan and will be moved in August. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 There still is concern that the placement of the cabins is not the right spot. The idea of using one of the cabins as an exit from the garage mayor may not work due to the elevator. The streetscape plan is very helpful. The same kind of elevation on Dean would be helpful to see the different layerings. Staff supports the boat town going inside the museurn. Regarding the stair case coming out of the parking garage, possibly it could be moved down slightly to straddle the parking garage and the museum storage area. There was discussion about closing off part of Gilbert Street for a ski run. Staff still has misgivings about moving the Skier Chalet but they do understand that the board might be taking a different position. Sarah asked for clarification of what is going on with Dean Street. Bob Daniel said the City is looking at creating a pedestrian experience that links the lodging corridor together. Possibly have a skier's walk of fame. There was a master plan a few years ago and it has been re-invigorated. There have been a few neighbors discussing the options. As part of the Chart House approval there is a requirement for a contribution for enhancement of Dean Street. There has been discussions that it be pedestrian focused but with vehicular access. Clarifications: Alison asked about the ticket booth. Stephen said there is a window and actually the booth was on stilts. Sarah asked about the parking garage. Bob said the parking is primarily for S. Aspen Street and the current surface parking of Willoughby Park. It equates to about 70 spaces. It is looked at like a replacement for S. Aspen Street and it is for public use and would be paid parking. Jason inquired about the language of the materials regarding the exit and the use oflight weight metal structures and concrete. Stephen said the concrete was meant to anchor the end and reflect the back of the lift which is concrete. Currently the Skier Chalet lodge has a fully exposed concrete block face which will be replaced with a concrete face. Stephen said as you come up around the site there is in essence a metal skeleton and he tried to relate the area of the lift and base into the garage and exit. Chairperson, Jeffrey Halferty opened the public hearing. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Dennis Young, 109 Maple Lane - Dennis pointed out that we already have a community asset that sits on this site and it is the volley ball courts. The city owns the land and is there some reason a building is an improvement over some of the nicest beautiful volley ball courts that there area. Is the Historical Society's idea of community asset more important than most of the citizens in this room who use the current asset. It has been suggested that there might be an alternative for the volley ball sites. Let's put the building at that alternative site. There is a beautiful spruce tree on the site and it deserves consideration. It would be a travesty for the City and HPC to support this. The Historical Society in particular would loose all creditability with the local populous. He thought the Historical Society's mission was preservation, not plopping buildings on a community asset. Vince Hoseo - Vince said he has been playing volley ball at these courts since 1976 and these courts have been in existence for over 30 years. They are historical. The courts are used extensively by the community for BBQ's and it is a great meeting place. If! were the Historical Society this is the last place I would put a ski museum. People want to go to things from the mall, level and not too far away. This is up hill and too far away. The number of people using this active living site is overwhelming. To replace that with a dead area is ridiculous. The better place to put this is above the parking garage and the other area is the fire department. I would like someone to tell me the cost of building this with an underground garage and paid parking. What is being traded by the City to build this and to move this unless this is totally free? I haven't heard anything about that. Debbie Kelley, stated she is in support of the volley ball courts. The courts are cool because the wall of spruce trees keeps the ball from going to the west. Everyone can go under the tree and keep dry because it is so dense. This is a nice open space park and she would hate for it to go away. There are also huge aspen trees on the park and everyone uses that park. Eugene Hill - Telemark condominiums - Eugene asked about the height of the Skier Chalet building. Stephen said the relocated building is three stories and will have the exact relationship to the grade that exists presently. Georgia Hanson, Director of Aspen Historical Society relayed that in addition to the building the developer has offered a storage vault underground which is a tremendous community benefit. The unit gives us the opportunity to have everything stored in an appropriate climate. At the 5 I. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 moment some of our collection is down in Carbondale and some in the Ski Club bldg. and in our carriage house. To protect the heroic sense of early skiing by leaving the corridor open as it is now is incredibly important. When the voters approved an historic museum on this site the volley ball courts were there and it was approved by 85% of the voters to give the lease to the Historical Society. The public spoke and said this is the logical site. Jesse Zucco said he grew up playing volley ball on the courts. He does see a lot of history when he goes there with the lift etc. The courts are our history also and they should stay. Patrick Duffield said he is here at this meeting because he loves the courts. It is open space and the proposal is to take away more city open space. You are going to fast. You are historical preservation and the park is nice as it is. Don't just give in to people who are going to throw money at it. Vince Hoseo said he hasn't heard why the developer is doing this. I don't think you are doing this for free. If you are getting something in return I would like to know what it is. Andy Hanson said he built the volley ball courts because he wanted to do something for the community. Andy said he feels the courts are under used. He has worked on the Mother Lode Volley ball tournament for 25 years. The sand is not great and the location is under used. There are three courts at Koch lumber that are also not used a lot. He would rather see the courts replaced to where people are like toward Smuggler mine. Chairperson, Jeffrey Halferty closed the public hearing. Commissioner comments: Derek said in regards to what we do here as historic preservation we can never sit here and say we like this or dislike this. He said he totally understands the value of community amenities. He uses the courts two to three times a month. He stressed that this was a vote that was taken and he must respect that decision. What we are focusing on as a preservation board is the application at hand. This process will also have to be taken up with P&Z and City Council being that this is a city amenity. In relationship to the proposal as it stands here tonight we have been working on this for months now and it is continually improving. Derek asked the applicant to address the volley ball court because it was brought up at the last meeting. Derek said he feels there could be some moderate tweaking but from an overall 6 ..-I ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 standpoint the big picture is clear and the proposal is moving into a positive direction. There is a clear understanding as to how the park and the continued line of site in connection from Aspen Mtn. to the lift is designed. He is open to restoring the lift. Materiality is inherently related and extremely important to understand how we got to steel and the material palate. The idea of a reclaimed wood siding needs to be discussed with the board. Alison thanked Derek for defining HPC's role. The overall site plan has come a long way and the package was presented well. There are so many different issues within this park. Alison also felt that the volley ball courts should be addressed. There was a vote 15 years ago that the site should become an historic park and museum for Aspen. It is important that the artifacts of Aspen should be protected because they are part of our history. The changes to the stair tower of the Skier Chalet are appreciated and an improvement. She has no problem with the location ofthe Deep Powder cabins because it will all come together with the ticket booth. The entry and exit to the garage egress are fine. The poured concrete and the use of different materials and drawings are going in a positive direction. Jason said he doesn't want to see Lift 1 park surrounded with buildings and no trees. The restoration of the out house is commendable. Regarding the Skier Chalet steakhouse he needs clarification on how the stair tower relates to the smaller buildings. The proximity of the spruce tree seems a little tight. With the Deep Powder cabins it seems like we are cramming a lot onto this site. Maybe there is a better way to configure the site. One other concern is how the three small buildings relate to each other and how the entire site interlocks. Jason said his purpose is that this is a park highlighting the historic buildings. Sarah said it comes down to the Skier Lodge and whether it should be on the site or not. The other aspects of the plan are moving in the right direction. She realizes there are a lot of pragmatic reasons why it sits where it is. The perspective when first looked at seems to monumentalize the building by surrounding it with a park. The other ancillary buildings are very successful in their placement along Aspen Street. She encourages the developer to not add anything over Lift 1 Park as it should be open and free of any infill structure going over and connecting the two sites. We heard from the public about the volley ball courts and this is not new. Maybe there is a way to 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 bring in an active component to this park as a public amenity. Right now we are creating a passive use of the park. It is appropriate to move this building and preserve it. Jeffrey commended the applicant, the commission and stafffor delivering good comments over the work session process as well as the presentations. The entire parcel supports our guidelines. He is still having problems with the relocation of the Skier Chalet. Moving the chalet is appropriate but when you move it too far it looses it context with the relationship to the street and to the open space, skiing and Lift I park. The voters decided what they want to do with this space and all we can do is uphold our criteria to the application. The modest addition satisfies the needs to the Skier Chalet. Regarding the deep powder cabins it is better that they be preserved than the surface parking is an eye sore and it is better to get parking sub-grade. The preservation of the historic ski run and the out houses are of the up most importance. The tree relocation is very challenging and technical. Visually the museum is hidden behind the Telemark and spruce trees. You can see it from the north side and west corner but I am wondering where else from the ski runs that you see it. In reference to the ticket booth stripping away the costly additions would be a good preservation effort. The garage seems to have an awful lot of concrete but if it starts to service a goal for our community (parking) and helps the museum with an archive then it does have a public purpose. The architectural element of the garage and the stair element's language needs to be discussed. We need a collective understanding of what the architecture of the buildings is because they change their vocabulary and that is a little bit distracting. The only holdup is the skier chalet. He is not sure if it is the location that bothers him or the distance that it is moving. Master plans of this size in our community always become controversial because there are numerous pieces that need to be addressed. With good faith of the applicant and our preservation policy and guidelines with staffs help we can make this an excellent project. Jeffrey said he supports continuance. Amy pointed out comments to direct the applicant. 1. The exact site of the chalet lodge needs restudied or justified further that the location is the best thing for it. 2. Some discussion about the relationship of the new architectural pieces and how they work together and don't become so complicated in their differences and are adding something to the site that is not needed. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 3. The location of the spruce tree might be too close to the skier chalet restaurant. 4. Desire to know what is happening in terms of the volley ball courts as to whether they can be retained on the site. Applicant Bob Daniels identified the limits of the property that they have to work with. They talked to the Parks Dept. and their goal is to have an acre of open space at this end of town. Pulling the building forward defeats the purpose of celebrating the history of skiing. In terms of relocation of the tree we chose the best ability for its survival. Does it need to move back or forward ten feet is something that will be looked at for final. Stephen said they met with the Parks Dept. regarding the specific spruce tree and they were supportive that it could be moved as long as it didn't lay down. The success rate is exceedingly high. In terms of where the skier chalet should be located in relationships to the other buildings one thing to note is that the size of the museum that we are showing is a reduced program from what the historical society wanted but they are accepting that. Stephen said they are dealing with different grades and we are dealing with a three-story structure in front that slopes up to the two-story in back. Whether it is this building or a new building it is the same relationship. The Parks Dept. wanted the area to be inviting not blocked off. Any structure of any size moved down onto the street especially a narrow street like Dean St. it will essentially block the entire corridor as you come down and it will block the views. We are trying to lessen the impact but still make it inviting for people to want to go into the museum. The relationships of the new structures can be explored as to how the details are tied together. The massing is essentially what you will see in order to accommodate a stair, egress or elevator. Bob Daniels reiterated the boards concerns: Architecture tying together. How does this tie into an overall corridor and what master planning has been done by the City to determine how this relates to that. Sarah said the fundamental issue is where the building is located and how it relates to the entire corridor. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Jason said he would like to see if there is a way to have the historic buildings incorporated with the other structures. Derek said his concern is verifying the location of the museum and what is the master plan. MOTION: Derek moved to continue Willoughby Park/Lift 1 Park/Skier Chalet Steakhouse, public hearing until August 9, 2006; second by Jason. Roll call vote: Jason, yes; Derek, yes; Alison, yes; Sarah, yes; Jeffrey, yes. Motion carried 5-0. 508 E. COOPER - CONCEPTUAL - MAJOR DEVELOPMENT COMMERCIAL DESIGN REVIEW AND DEMOLITION - PUBLIC HEARING Bill Poss and Associates Mitch Haas - Planning consultant Bill relayed that at the last meeting direction was to restudy the store front and the entrance to the upper levels of the building. The plan has a recessed entry in the center of the store front with a kick plate and glass store front underneath. We have enclosed and made a private residential entry on the side. Sara said basically the applicant addressed all the comments and staff recommends approval. The store front was brought forward. Bill said it is a great building and the store front actually adds to the design. Chairperson, Jeffrey Halferty opened the public hearing. Derek thanked the applicant for all the effort they put into the process and the project is fantastic and the applicant was very responsive to our concerns. Jason and Sarah agreed that the project meets the guidelines. Alison said the store front matches exactly what the guidelines say. 10 L ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Jeffrey relayed that Chapter 13 and 14 have been adhered to. The modifications have helped its mass and scale. MOTION: Sarah moved to approve Resolution #17 for 508 E. Cooper Ave. as presented tonight, second by Derek. Roll call vote: Jason, yes; Derek, yes; Alison, yes; Sarah, yes; Jeffrey, yes. Motion carried 5-0. 308 E. HOPKINS - CONCEPTUAL - DEMOLITION - PEDESTRIAN AMENTY SPACE AND VIEW PLANE REVIEW - PUBLIC HEARING Exhibit I - Genre building - fire wall. Amy explained that stafffeels there has been a lot of progress on the project. At the last hearing there were a few things asked to be restudied: Reduce plate heights and pulling in the width of the upper floor to minimize the intrusion of the Hotel Jerome view plane. Restudy breaking the building into two 30 foot modules. Allow enough space between the new construction and the Genre building for maintenance and to ensure that the historic siding would not have to be removed. The applicant has clearly done a few of these things, reduced the plate heights and they have also created the shadow line that was requested. Staff is still concerned that a couple things are not resolved. No additional breathing room has been given to the Genre building and architecturally it is not appropriate to butt up against that building. Genre is an historic landmark and this building is not. Staff also feels that the side walls have not been resolved. They have been pulled in on the lower but not the full depth of the building. The Planning Office feels strongly that the view plane is important and HPC should take that concept of negligible impact very seriously. Charles Cunniffe, architect stated that HPC verbalized that if we reduce the plate height by a foot then the view plane would be a non-issue at the last meeting. We have cut off some square feet and cut down the plate heights to accomplish that. We are now down to a 3.3 in the view plane. The view plane is a sliding view plane. Charles pointed out that when the cottages on Main Street come before HPC they will want to add two stories. The second issue is the breaking up the front fa4;ade and we have accomplished that. 11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Charles said they met with the owners of the Genre building and they do not want us to step our building back and would prefer that it be adjacent to them and have it be a party wall that will help both buildings. We can't afford to pull the building back because it would affect the upper floor. The current court yard restaurant covered patio goes back 18 feet and the entrance into the free market part of the building as well as into the affordable part of the building is on the right side of the patio. We are suggesting eliminating that wall then the whole side of the Genre building will be visible. As you walk along the street you will be able to see the Genre building. The roof would be flashed which is recommended by the Building Dept. We would work in conjunction with the owners of the building to retain a party wall/fire wall. We propose to take the asbestos siding off and put in some fire proofing and then put some other material on the side. We don't want to create more problem areas throughout town than we have. We are offering a solution where we keep the Genre building exposed but allow us to build to our property line. Chairperson, Jeffrey Halferty opened the public hearing. Rob Ittner, owner of Range said the proposal is good for the street and he really likes the design. The street is very unique. His building was built in a time and under different code and on a street that is very specific to Aspen. There is no other street in the core that has the presence that this street has. His building is set back 20 feet from the street and there is a patio in front of it. The synergy is more toward the Genre building and ignoring the Range bldg. In terms of the view plane variance it is minimal. One comment because I have a patio on the second floor whose view will greatly be diminished. The utilities will have to be on top of this building give the fact that it is a restaurant and he is not sure if the system will be in the view plane. Rob said he welcomes a vibrant restaurant next door. The chair closed the public hearing. Comments: Alison said reducing the plate heights and taking one foot off the building is appreciated. The applicant isn't going any higher than the Miner's building so I have no problem with the view plane variance. She appreciates the new way of looking at the Genre wall and it is successful and the best solution. The way the wall will be restored will make the Genre wall look even better. The step in the front fa4;ade is fine and the entire building has improved. 12 ..... 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 Derek expressed his appreciation to the applicant for all the work and time that has gone into this project. When the view plane was set the ordinances and codes of the city as far as massing and height restrictions have drastically changed. The view plane and codes do not correspond together. The view plane has outdated itself. This building is sympathetic to the view plane and the massing and scale are appropriate and comply with our guidelines. Regarding the relationship of Genre and the rest of the street's energies, obviously the building relates more to the Genre bldg. because that is the historical building that will not be going anywhere. Derek said he is on board for conceptual approval. Jason said the changes have improved the project. Unfortunately we are in conflict with our guidelines regarding buildings being on the street front. The only concern is the upper story and possibly it could be broken up a little and pulled in more. Sarah said the changes are moving in the right direction. Regarding the glass block there are better ways to address that opening that is so prevalent on the street. Regarding the view plane she agrees that it is a sympathetic proposal. We as a commission should not be putting dimensional requirements on applicants. Pushing back the door along the Genre side is very successful. Hopefully the awning isn't out all the time so that the comer is more apparent on the street. Jeffrey said the suggestion of pulling away the wall to express the Genre historic wall is a noble effort and he encourages the same for the western side. The view plane conceptually works. He also agreed that a jog or notch would help the rear fa4;ade as far as the view plane. The improvements to the front fac,;ade are sympathetic to our guidelines. Our commission strives to create a greater separation but in fact it pushes the building further into the view plane. The lightness and thinness of the penthouse is commendable. Charles said we might be able to put actual windows on the west side of the building with the idea that if the Range building gets rebuilt we would have to put a wall in. MOTION: Sarah moved to approve Resolution #18, 2006for 308 E. Hopkins Ave. as proposed tonight with the condition that they have to come back for final in a year or ask for an extension in the required time frame; 13 .I ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 12, 2006 second by Derek. Roll call vote: Jason, no; Derek, yes; Alison, yes; Sarah, yes; Jeffrey, yes. Motion carried 4-1 MOTION: Jeffrey moved to adjourn; second by Derek. All infavor, motion carried. Meeting adjourned at 8:00 p.rn. ~-{L.~~( 'Kathleen J. Strickland, Chief DelJUty Clerk 14