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Home My WebLink AboutLand Use Case.HP.40180 HWY 82.HP-1991-08-1- R X. 0= 4 9\ 4 IN C r-1 4) 1 â€¢-O 1.n ,-4 00 Or-- f Marolt Museum 1 01 40 14 lÂ© Y ta dÂ«: 14-P-NU- 0% 3-00-025 6 ~A |2622- AK 1-1 0-)% - ..- - k ./ ArmaIM Nrl IAND USE APPIJ CATION 13194 1) Proj eat Name Holden/Marolt Museum E Â© IN 8*12 R 2) Project Location Marol t Open Space ~LE See Attachment G I (irdicate street address, lot & block rimber, legal descriplion Ed-tere apprceriate) 3) Present Zcning R-15A PUD SPA 4) Lot Size 1.9 Acres 5) Applicant's Name, Aticess & Phone # Aspen Historical Society 620 W. Bleeker St., Aspen 925-3721 6) Representative's Name, Address & Phone # Graeme Means P.O. Box 4956, Aspen 925-9150 fkj d,r- 945 28(07 7) Type of Application (please check all that apply): Cinditional Use - Conceptlal SPA X Conceptual Historic Dev. Special Review - Final SPA ~ Final Historic Dev. 8040 Greenline - Conceph~al RJD Minor Historic Dev. Stream Margin Final PUD Historic Demolitian - M=untain View Plane Subdivision Historic Designaticn - Condeminienization - 1&xt/Map Amendment _ CMOS Allotment Iot Splity[Dt Line - G"33 Exemption Mjustment 8) Descriptian of Existing Uses (nudber and type of existing strtrtures; ayijrcocimate sq. ft.; number of bedroans; ary previous approvals gra~ited to the prcperty). Open space, trails, existing 1920 ft.Â£ building, existing 400 ft2 building, both used as storage 9) Description of Development Application Restoration and renovation of two existing historical buildings for use as a ranching/mining museumÂ¤ , <QU f i fe p 14 A. : 4.-ck.. ki <ikl ci , + 10) Have you attached the following? *fplabl x reesponse to Attachment 2, Minimum Sul,nission Contents X Respanse to Attachment 3, Specific Submissian Oontents x Response to Attachment 4, Review Standards for Your Applicatian 1 MEMORANDUM TO: Gary Lyman, Chief, Building Department From: Roxanne Eflin, Historic Preservation Officer L Re: UBC requirements for Holden-Marolt museum 1 4 Date: June 24, 1991 I support the applicant's requests to the Building Department to relax certain UBC requirements in regard to the preservation activities proposed for the historic Holden-Marolt museum. Architect Graeme Means' letter to you dated June 17 (attached) discusses structural design loads, guardrails and handrails issues which the HPC is requiring. Structural consultant Bob Pattillo also forwarded you a letter dated June 12 (attached) regarding snow load requirements. Please be aware that both the HPC and the State Preservation Architect support these requests, and recommend the UCBC be utilized where possible to meet these needs. As always, our primary concerns involve the preservation of the architectural and historic integrity of these unique structures. We greatly appreciate your ef forts and sensitivity on these issues. Please contact me with questions or concerns, should any come up. Thank you for your consideration and flexibility on this important National Register historic site. U, l L 4 I l,IN 1 8 1991 71 1 trld/ 16.* i! il 1 G ~~IM E D MEANS ~1~)~RE. (JOLDCA- - BO; i Lid'-ULU.11-11150/ j /M A-26,1.1- TE EPHONE 303 925 9150 ~ --1 ~Â©4(JWUME_- ~1DvaÂ£%<10 Â»4.- rz,Â£._ tw O LE-tTLE-02> W /tiC 64 lE- 75(520,690 Q buc #4 1/274 C'A< 4*L @(t)A/IL- Ulton (101)l AJ_ Â£(0 U â‚¬ A-- N 01 (1 l tti IL (,Â¢111% A- ~te 9A-,2,3 96, ffon- ry'13 00(<_ 12-(1629 (Lâ‚¬t. ~ &:4Â«. C A-4_ ltâ‚¬t /0 C O fl wt~u %ra K ''to D,606> 16=- MicalÂ»AÂ«3, ~ 13Â¥0-ULS Po fl- yOu n_ C o /9 n N,4 f /31~ 1.6* c.-p Lt rE+ T#Â£6 p /2,0 7>I Gr. L . June 17, 1991 Gary Lyman Chief Building Official Aspen/Pitkin Regional Building Dept. 130 S. Galena Aspen, CO 81611 RE: Holden/Marolt Museum Building Application Dear Gary: During preliminary discussions with Stephen Kanipe and Ron Walker, several items concerning UBC Codes were reviewed. Certain of these items were not resolved. We are now requesting that these provisions be relaxed due to the historical nature of the Holden-Marolt Museum. 1. We request that structural design loads be reduced in order to facilitate the strengthening of the structure. Pattillo Associates has written a letter discussing this situation in detail, and we are attaching a copy of that letter. 2. The second provision concerns guardrail design as set forth in Sec. 1711 of the UBC. We are requesting that certain guardrails be reduced in height from 3'-6" to 3'-0." These guardrails are flagged on sheet A-11 of the submitted documents and are detailed in section C on page A-12. Please note that guardrails on the mezzanine proper are the full 3'-6" height. We make this request only for those guardrails around the stair leading to the mezzanine. The reason for our request is that, due to existing trusswork in the building, we need to split the stair into two flights serving the mezzanine. Additional areas and landings requiring handrails have to be created. The separated mezzanine areas each serve an occupant load of approximately 15 (231 s.f./15 s.f.). Please refer to A- 11. Reducing the height of these railings will go a long way towards relieving a feeling of congestion while respecting the historic nature of a landmark building. Please note also that the farthest fall from any of these areas would be only 5'-0." Therefore we do not see this as a significant safety issue. 3. The third issue concerns the handrails on the earth and masonry ramp on the east side of the building. We are requesting that the outboard side of this ramp not be required to have a handrail. We intend to supply a handrail on the inboard side against the building. our aesthetic intention in the design of this ramp is to recreate a ramp which ranchers might have built to Holden-Marolt Museum Page 2 access the barn with tractors and other machinery. A handrail would be out of character in this location and would run counter to the historic ambiance. Furthermore, a handrail would restrict access of large museum displays which would enter via this ramp. The ramp is eight feet wide and low enough not to be required to have a quardrail. Therefore we do not feel that this would present a safety hazard. We feel that these requests are justified on several levels. One, a safety hazard would be minimal. Two, these designs are necessary to the intended use of the building as a museum of historical periods where safety amenities were not required. We believe that the UNIFORM CODE FOR BUILDING CONSERVATION gives the building official the lattitude to make such decisions. While we are aware that this code has not been formally adopted by the city, we encourage the city officials to respect this historic tradition and to work within the spirit of the UCBC. Thank you for your consideration of these issues. If you have any questions, please do not hesitate to call us. 7pyÂ·~611 ly yours, ittift~lt,j ~212:124 Heidi Hoffmann (925-2867) . PATTILLO ASSOCIATES STRUCTURAL CONSULTANTS June 12, 1991 Gary Lyman, Chief Building Official Aspen/Pitkin County Regional Building Department 130 South Galena Aspen, Colorado 81611 RE: HOLDEN-MAROLT MUSEUM Dear Gary: We have recently submitted structural plans for Building Department review and approval on the Holden-Marolt Ranching and Mining Museum. As I am sure you are aware, the existing structure was originally built nearly 100 years ago as part of the Lixiviation Facility. The proposed renovation includes several structural improvements to the heavy timber roof trusses, the west cave, and the south shed structure. Reconstruction of an original cupola is also planned. The construction work is intended to preserve the historical nature of the building, and the materials and methods for the new work will match the existing structure as much as possible. In light of these constraints for renovation and in consideration of the long term survival of the structure over its lifetime, we have taken the liberty to modify certain structural design parame- ters from those currently prescribed by local codes. The purpose of this letter is to present our rationale for your consideration. The building has been designed for a base uniform snow load of 50 pounds per square foot, instead of the normally used 75 psf load- ing. In our investigation of the existing structure, we found that most elements were adequately sized and connected to support 50 psf, but not the higher loading, based on current allowable stress values. For instance, the 2x8 rafters are spaced at 24 inches and were found to have a total load capacity of approximately 60 psf; to increase their capacity would require extensive companioning. Likewise, the roof purlin beams are just adequate to support a 50 psf design snow load (reduced for roof slope). Replacing or strengthening these elements would be difficult and expensive, and would affect the historical character of the building. P.O.BOX 751 â€¢GLENWOOD SPRINGS. COLOAADO 81 602 â€¢ {303]945-9695 â€¢ FAO< {303] 845-4921 Holden-Marolt Museum June 12, 1991 Page two Certain structural elements and connections were determined to be significantly overstressed under the 50 psf roof loading. This included the top chord to bottom chord connection of the main trusses, the west eave beam and support brackets, the thrust connections between the rafters and purlins and between the purlins and trusses, and the south shed rafters and beam. These corrective repairs, as shown on the plans, are designed to support the 50 psf design snow loads. Other factors that merit consideration for using a lower design snow load include: 1. The building will not be open to the public during the winter season. 2. At average 20% moisture content (a normal mature snowpack density), the snowpack to attain 50 psf is more than 4 feet in depth. 3. The factor of safety for ultimate timber strength is at least 2:1, so that failure even under the higher snow load is unlikely. 4. Timber has excellent capacities to support higher loads for shorter durations, even though a duration factor (usually taken at 15% for a two month load, per code) was not consid- ered in our design. 5. Excessive snow loads may be physically removed if consid- ered threatening. 6. The floor system capacities (75 psf at the mezzanine and 100 psf at the main floor) are for full code required loads and are unaffected by the roof loadings. Although the Uniform Code for Building Conservation has not been officially adopted by the City or Pitkin County, its intent has served as a guide for our repair recommendations. The purpose of that code is "to encourage the continued use or reuse of legally existing buildings and structures", and chapters on both Change of Occupancy and Historic Structures address specific issues in that regard. For instance, Section 505.a states- that "Existing roofs may be retained provided any unsafe or overloaded conditions are corrected..." Based on my analysis, I am comfortable as the Engineer of Record in sealing the plans as issued, with your approval. Speaking for the design team and owners, we feel that this is a reasonable request. r . Holden-Marolt Museum June 12, 1991 Page three If you have any questions regarding the snow load issue, please feel free to contact me. I am interested in furthering our mutual understanding of these issues. Thank you for your consideration. I look forward to hearing from you. Sincerely, PATTILLO ASSOCIATES ENGINEERS, INC. Robert/ M. Pattillo, P.E. RMP/kmk "" dATHE[V p '>411 Ad"Ul'UNNNU44 .:f~\STE#P.-42%. 0:0<OFE =*2 16794 22?*i 2- 9 G: 0 e 9967'>~:~ONAL Â«:*' --~0-2- OF COLL; 1,9'ill'1111'illibl 4#/immt i i JUN- 4-91 TUE -':28 GLENWOODBLUEPRINT P.0 PATTILLO AS CIATES STRUCTURAL CONSULTANTS PROJECT . -UPEÂ·N - 11 AEOUT, MUSEUM 6/5/11 71 0 GRAND AVCNW) â€¢ P.O. BOX 75 1 DATE OLGNWOODel'AINOS. COLORADÂ®01Â®Â©i (3031 9â€¢0Â·Gees SHEET 1 01 1- 16f }0 90 flo . 14 9 // 930 Â·-41-) 335 ==Â£ 1~ 1 : 10 9 1.5 E.0 < lit , -71 4 , ./0- ' Al A-- 41.40,23.6&:1 0,1 4**-) / 02// 4107% A 1 1, 14102 -*W) / 1 4/95/ 44-4'(,1.57 01 3.30.f YAr, ""445 41),3 .4- BoWD ,Â¢#6 - 9 1'8061'i 03-7.10 5 Â¢ 2.el , 5 5 1 ./ 00' 'frn#F- 7,4'r00,gA // 1 \ 7 j *50,3 45 g,ki /<4 2:1 40~- 6%10 COL 65, 9.4 050Â· 19 & 3 < 4 < 3.l 1780 (20 7,44 Exiera.6 8 4 3 3 U f. 6 '59X ty 1 11 3,40 15" 2447 C 1.1,8) ' 1 '4 7. /1 ' 1.1, #9 ,/0 0 4 1 0, // /21 It .4,1 - Ex'6-r.Â·,.4 ., r /7 + 411 2:~41<4*34,1 f .---r~~ *c-e :... 1.\ -8.15- 4%.1''Pll ./8,4&,Ar, Il: 3:25JP'. '190-â€¢,2fÂ·'4 ~~, gj, 17 . 1- 21 *9,~Â· 1-14,#,A~, , "14'-> 1131:(f .00+1 -. 4 1! fii N WEI_@A>le - c-,1, 0.< . AVE * 3 CORCE.fl- It" ; 1'-O.' Ge) r-, J F v FOP- 50 N.F eDIC)IN 1447 ) *10 PL 68)(19,616 5':fACATY % 11 PSF '5Â¢*ON 2440) G/Â¢8 1 - Post-Itâ„¢ brand fax transmittal memo 7671 |#olpageD â€¢ 1 m WE,101 4 606#*Irl F,om Dept. Phon' 0 Fox # Fox N R SÂ»- I c L Â« ~21__ i r J 1 , . MEMORANDUM To: Carol O'Dowd Tom Baker CC: ,~Ty' Margerum From: Roxanne Eflin Re: Holden-Marolt National Register District boundary adjustment Date: May 31, 1991 Attached you Will find information I received from Barbara Norgren, state National Register coordinator with the Colorado Historical Society. I discussed with her the idea of applying for approval to modify the NR District boundary, and asked that she send me additional criteria for such nomination. Her reply letter, and subsequent phone call to me, indicates (as we have understood in the past) that a boundary adjustment will not be necessary. You should note that this is contrary to the statement made at the last meeting by the gentleman with the highway department. Barbara and Sally Pearce, the two individuals in Colorado whose job it is to know and manage these issues, both state he is wrong. As Sally continues to work on the 4(f) statement (involving historic resources), she will be in touch with us to discuss any and all concerns and recommended mitigation measures. .fl.-1~1.... 1 Ii> 11 8 Im 11 7 i:-5 1 1 D ji-<... 1 Id MAY Z _. r:~n,i Fr7- P lilli p UL_ ._ COIDHAI)O 6 HISTORICAL - SOCIETY The Colorado History Museum 1300 Broadway Denver, Colorado 80203-2137 May 17, 1991 Roxanne Eflin Aspen/Pitkin County Planning 130 S. Galena Aspen, CO 81611 Dear Roxanne: This is in response to our conversation regarding the boundary change in the Holden-Marolt District. We will need to have more information regarding the location of the new boundary and acceptable reasons for the change. Enclosed is a copy of the district map for you to return to us if you pursue the changes. As you may be aware, the National Register will accept only three reasons for boundary changes. They are briefly, 1) loss of integrity; 2) professional error in the original boundary; 3) procedural error at the time of nomination. I have enclosed the Federal regulations addressing the process for boundary changes. See 60.14 and 60.15. It is essentially the same as for a new nomination and the regulations for official notification procedures and Review Board approval need to be followed. Even if the Review Board approves there, is no guaranty the Register will approve the changes. We have discussed this in-house and would discourage you from this course of action. We also do not feel the current reason based on 4F meets the National Register regulations. I spoke with Sally Pearce at the Highway Department and understand that the boundary change will not avoid 4F. They have to go through that process anyway. Whether the highway goes through-the district and inside-Mre---- -Eoundaries or outside the boundaries there will not be any difference in the effect on the resource. Please let me know if we can be of further assistance. Sincerely, 13 (b- locu/-a Ki L, Â¢-c~ NE-t.,~ Barbara Norgren National Register Coordinator Enclosures 091 i ./ 26-194 Federal Register / vol. 46. No. 220 / Monday. November 16, 1981 / Rules and Regulations . I. been moved. it is the responsibility of the Keeper, as appropriate. The Â¢ MA petitioner desiring to pursue his the State, Federal agency or person or procedures set foRh-foriominatiana r.*moval requâ‚¬st must notify the State local government which nominated the shall be followed in such - Historic Preservation Officer or Lhe ~ property to notify the National Park reconsiderations. A-ux-2Â£92Â£rty or ~ Federal Preservation Officer in wriling Service. Assuming that the State, *grict removed fEm the Natioaa within 45 days of receipt of the written Federal agency or person or local Register for procedural de:]cieftties in ~ views on tile petition. government wishes to have the structure tlit nomina-tion*and/07.listing DJ-66@ss ~ (g) The State Historic Preservation reentered in the National Registers it shall automatically be considered : Officer may elect to have a property must be nominated again on new forms eligible for inclusion in-tliâ‚¬Natignal considered for removal according to the which should discuss: [i) the reasons for RegisTEFWit}tout further actifi--and will State's nomination procedures ur.less the move; (ii} the effect on the property'â€¢ tie-F661@iqd- *as auch.Li*ird-di@_., 1he petition is on procedural grounds historical integrity, and (iii} the new REgibter. - and shall schedule it for consideration setting and general environment, 7-(b) Properties listed in the National * by the State Review Board as quickly as including evidence that the new site ..Register prior to UecemliFFI3.-1980, may all notification requirements can be does not possess historical or , orily be Felit-oved from the National completed following procedures outlined archeological significance that would be ~* Register on the grounds est~blis}ted in in Â§ 60.6. or the Stale Historic adversely affected by intrusion of the , subsection {al[1} of this section. Preservation Officer may elect to property. In addition, new photographs, (c) Any person or organization may forward the petition for removal to the acreage. verbal boundary description petition in writing for removal of a Keeper with his orher comments and a U.S.G.S. map showing the - property from the National Registerby ~ without State Review Board structure at its new location must be , setting forth the reasons the property j consideration. sent along with the revised nomination. i should be removed on the grounds - I {h) Within 15 days after receipt of the Any such nomination submitted by a established in paragraph {a) of this I petitioner's notification of intent to State must be approved by the State Â· } section. 1,Vithre,Rectlo_rulminations I pursue his removal request. the State Review Bdard. i determinii! eligible for the NENona] 1 Historic Preservation Officer shal' notify {5) Properties moved ina manner . ~ Register because the ownA ofirivate l the petitioner inwriting either that the consistent with the comments of the t 1 Peperty objecljo listing. anyone may i State Review Board will consider the Advisory Council on Historic 1 petition forreconslde-tation of whether 1 petition ona specified date or that the Preservation, in accord with its i or no(the.1?ropâ‚¬r+_meets th-e criteria for ! petition will be forwarded. to the Keeper procedures [36 CFR Part 800). are 1 exaluatiâ‚¬n using these procedures. ~ after notification requirements have granted as exception to Â§ 60.12(b). - -- i Petitions for re-mdval are-submitted to Â· been completed. The State Historic Moving of properties in accord with the lt}le ]Ceeper by tlie State Historic ~ Preservation Officer shall forward the Advisory Council's procedures should ~Preservation Officer for State petitions to the Keeper for review wilhin be dealt with individually in each tnominations, the Federal Preservation 15 days afternotificatiorr require=23!s 'Imemorandum of agreemenL In such :Officer for Federal nominations, and , or Review Board consideration, if Jcases, the State Historic Preservation O fficer or the Federal Preservation }directly to the Keeper from persons or â‚¬. applicable, have been completed. ;local governments where there is no 9 1 (i) Within 15 days after receipt of the Officer. for properties under Federal ownership or control, shall notify the S iapproved State Historic Preservation 7 1 petitioner notification of intent to pursue Keeper of the new location after the Â¢ iProgram. { his petition, the Federal Preservation move including new documentation as K J (d) Petitons submitted by persons or i Officer shall forward the petition with described above. local governments where there is no i his or her comments and those of the . 1 ;approved~State Historic Preservation r State Historic Preservation Officer to ~''Â§ 60.15 Removing properties from the ; Program shall include a list of the ~ the Keeper. National Register. : owner(s). In sudh cases the Keeper shall i (j) The Keeper shall respond to a (al Grounds far removing properties notify the affected owlzer(s) and the 1 petihon for removal within 43 days of from the National Register are as ; chief elected local official and give theme receipt. except where the Keeper must follows: (1) the property has ceased to i an opportunity to comment. Enc._ - i notify the owners and the chief e!ected meet the criteria for listing in the i approved State program-&.th.et.State ? local official. In such cbses the Keeper National Register because the qualities : Hi&5ft'Prefef*Rti-6O5fficetshall_notifyi shall respond within 90 days of receipt. which caused it to be originally listed the affected owne*landchietelected { The Keeper shall notify the petitioner have been lost or destroyed. or such local bfficial And-gilie them-an 2 and the applicable State Historic . quatilleUY.ere.lost subsequentio 6-pport-un-lk!%595-ment. PE@r to _. Presen'ation Officer, Federal nomination_ind prioÂ£19 42403. (2) submftting a pelition-for rem{:1*11 Ibe + Preservation Officer, or person or 10:21 2-dditronaTinfoi~Mition shows that the Federal Preherbftion Officer shall notify ; government where there is rio appro*.ed property does Rat miet-thENatidnal - and obrairfthe comments of the ; State Historic Preservation Program. of Register-EBierii* foi-evaltiation: (3}-error appropriate State His.toric Preservation : his decision. The State Historic i:4SfofeaTi*Al-ju-dgement-q.L!2-wh.ether Offiter-#ribr to forwarding an appeal to Preservation Officer or Federal the propertUReets the criteria for NPS. All comments and opinions shall , Preservation Officer transmitting the e-vilu-a*tiori. or fij-p~judicial procedural be submitted with the petiliort. petition shall notify the pelitioner. the e?tor inthe nomination or listing . fe) The State Historic Pres@rvation ' owner(s). and the chief elected local process. Properties removed from the OfficerTiFFederal Preservation Officer i official in writing of the decision. The Na tier.al Rekiper for procedural error sh2}1 res-pond in writing within 45 days. , Keeper will provide such notice for Kall Be-iâ‚¬ohsidered for listing by the oT-FEE@*t to Atitions for removal bf petitions from persons or local Keeper after correction of the error or - Â· property from the National Register. The governments where there is no appre: ed s by the State Histonc Preservation 1 response shall advise the petitioner of , State Historic Preservation Program 1 ~.fic-er,.Fedebal Preservation Officer,----' 1 the State Hisloric Preservation Officer'& 1-he general notice may be used for person or local government which , or Federal Preservation -Officer's views : properties with more than 5-0 0Â·A r.crs if o.iginall SÂ·-nominated the property, or by ton the petition. i the Zene:21 po!ice is used St shaN b.iÂ· -41 . 9 - v f Federal Register / Vol. 46. No. 220 / Monday, November 16,1981 / Rules and Regulations 56193 - (d) If the owner or any privately determining whether a majority of . discuss: {i) the reasons for the move: (ii) ~ owned properly, [or a maiority ofthe --- pnvate own-era otii@Er[6-listilizTE the the effect on the property'B historical --- 6-diminution of a boundary, owners 01- such propertie3 within a case o - integrity: [iii) the new setting and district or single property with multiple 61*ifiEishillb@ nitiOed 83*idfied in general environment of the proposed owners) objects to such inclusion by Â§ 6~15 concerning remeying properties nite, including evidence that the notarized statement(s) the Federal from the National Register. A proposed site does not possess historical Historic Preservation Officer shall professionally justified recommendation or archeologie! significance that would submit the nomination to the Keeper Tor by the State Historic Preservation be adversely-Effected by the intrusion or review and a determination oTeligibility. Officer.gederal nmlervation Officer. or the property: and<fjv) photographs Comments, opinionD, and notarized person or 1@591 government WEEFUE@6- showing the proposed location.) statements of objection shall be i s-no-*plved staG-1~liforfE _ [3) Any such proposal with respect to submitted-with the nomination. Ppeservation k-pgramshall be presented the new location shall follow the (el The State Historic Preservation - to-NPSIDEHng this process. the property required notification procedures. shall Officer :hall notify the nonfederal is not taken off the National Register. If be approved by the State Review Board owners when a concurrent nomination the Keeper or his or her desigr5 finds if it is a State nomination and shall : is listed or determined eligible for the the rtommendahon in accordance with continue to follow normal review National Register ag required in Â§ 60.6. the National Register criteria for procedures. The Keeper shall also follow evaluation, -the change will be accepted. the required notification procedures for Â§Â§60.11 und 60.12 IR:served] H the boundary change is not accepted. nominations. The Keeper shall respond L/Â§60.13 Publketion inthe "Federal the old boundaries will remain. Register"pnd other NEinotif}catk>n. Boundary revisions may be apefled as to a properly documented request within ta) When a nominationiareceivel, provided fBAR-Siaiorm-80*12-and-6635. 45 days of receipt from the State Historic Preservation Officer or Federal NPS will publish notice in the Fedefal *tEâ‚¬*bjustificationi-ekistfdf-altering\ Preservation Officer. or within 90 days Register th@t the property is being a bouidary: Professional error in the of receipt from a person or local considered for listing in the National initial nominatio4 loss of historic Register. A 15-day commenting period integrity. Eggaition of ad@itional 8qyemment where there is no approved State Historic Preservation Program, from date-BriFii5Ii=timrgilrbi-~ significance. adaINE-Eariesearch 1576-Waed. When nicessiFFio-assist in dEÂ®ie-@giFi]FRIKIIMEEE drimiller - concerning whether or not the move i, approved. Once the properly is moved, the preservation o! historic properties "aihaillilze listed. No enlargement of- Â£6315-day period-iniybe.Ehortened or a boundag shoul31@ recommended the State Historic Preservation Officer, Federal Preservation Officer. or person â‚¬AixidL unless the additional area possesses or local government where there is no (bl NPS shaU notify the appropriate previously unrecognized significance in approved State Historic Preservation State HistoREPre,ervation Officer, American history. architecture, Program shall submit to the Keeper for 3 Federal Preaervation Officer, person or archeology. engineering or culture. No review (i) a letter notifying him or her of 1921 government when there is no diminution 6Gd3Eia:Gy should be a.Â£proved Stdtepibgram-of-thÂ£!Yiting of recommended unle99 the properties the date the property was moved: (ii) fhe propertfiFAHENational Register being removed(@o not meet the National photographs of the properly on its new site; and (Lii) revised maps, including a and will pub]Iil;notice of the listing in Register criteria for evaluatior~)Any U.S.G.S. map, [iv) acreage, and (v) the Fedaral Register. proposal to alter a boundary hag to be Cc] In nominations where the owner of jiocumented in detail including # verbal boundary description. The any privately owned property (or a ghotographing the historic resources h Keeper shall respond to a properly majority of the owners of such I falling between the existing boundary j documented submittal within 45 days of properties within a district or single *nd the other proposed boundary. ./ receipt with the final decision on 2 property with multiple owners) has Al Relocating properties listed in the whether the property will remain in the 1 objected and the Keeper has determined National Register. m Properties listed National Register. lf the Keeper the nomination eligible for the National in the National Register should be approves the move, the property will 1 Register. NPS shall notify the State moved only when there is no feasible . remain in the National Register during 1 Historic Preservation Officer, the alternative for preservation. When a - and after the move unless the integrity .. ; Federal Preservation Officer (for Federal property is moved, every effort should of the property b in some unforeseen i Â·- or concurrent nominational the person be made to reestablish its historic manner destroyed. H the Keeper does or local government where there is no orientation. immediate setting. and not approve the move, the property will i approved State Historic Pkeservation- general environment be automatically deleted from the Program and the Advisory Council on (21 u it is proposed that a@ropertÂ© National Register when moved. In cases Historic Preservation. NFS will publish listed in the National Register be moved of properties removed from the National notice of the determination of eligibility end the State Historic Preservelion Register, if the State. Federal agency. or in the Federal Register. Officer, FEErâ‚¬Fal-WMEEDS-Fji-ji:6Â»rty person or local government where there {d) [Reaerved] under Federal ownership or control, or is no approved State Historic er~nor local government whg.re !11?re Presen'olion Program has neglected to /5 60.14 Chances and revi,lon) to ia no EJ+76-ved St#-fe ifisloric obtain prior approval for the move or propertim listed In tb* Nallon:11 R Dgilt w Pips,291!40 Program. Uished the has evidence that previously (a) Boundary dignges.Ill A boundary property to remain in the National unrecognized significance exists, or has alteration shall be@consideredÂ» a new Register during and after the move, the accrued, the State, Federal agency, property nomination. All lon;13. criteria State Historic Preservation Officer or person w local government Inay ~ and p:ocedurea u8ed in nominating a Ild@FAI-Preiervation Officer having resubmit 2 nornination for the property. property to the National Register must ownership or control o: person or local (4) In the event that a property is be used. In the case of boundary goxemment where there ia no approved moved. deletion from the Naticnal enlargernenta-onIF-thus=16**di.i in the State Historic Preservation Program. Register will be automatic unless the ney.Ix-nothinated 83 yet unlisted-art.a rihaltsubmit documentation to NPS prior above procedures are followed prior to needbe notified and-,Â·,Â·il! bo counted in h the move. 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H-21~4-Llj-tos =D..rld-224 - Crigot-4-M-lct <21-. 1.44Mmiâ‚¬ 9,9 . 5kk210:2=k Ot-403 /NE+4 HO crla<Nt-tek (1:2911-4 rr-le =g<21- ELâ‚¬1 02 -StÂ·41_1_91><Ef â€¢ + 559=72}.4 5-9 <CieSI *92E -22 cal- m-SCEL 9 + 9 . H IÂ·Â»4221. <21 -H..1:ZioN --P 1~*'entl ~*1-55: â€¢ ~ <21- 6*3000 ,sky 2-Exca clkiÂ¥=9.1-:Mc> 19 I ge.8-Â· -*1 I g _DS*Â« -9 Sl:Â¥Â«21 1 -zo_C -27 -EP(00-422Â£ â€¢ >1.-~ -4)1-1 1 <1*0--1 1 , 1. 1 . Offee ''2 . - Â«4 t -/ 129'. 1- i . r. .. I i, 6 Â· 4 . , b j 1 0 . r ir u '1, 1 I f . - 1,2 1-- -f? ..0 Â¥ 440 Â» f tly?EE :-9\ %47/ p. c t i, 2216 t.â‚¬ 0., 1 MAR 2,7 1991 1 1.f,6. On Â· .....,.. , March 22, 1991 Â·w< p- "Â·Â· 'Â· Â·Â· - ~- 40.tÂ·i,~. \ BUILDING / \ INSPECTOR / ..c - Â· Â·4244-: EN/p ir Ron Walker Stephen Kanipe Aspen/Pitkin Building Dept. 130 S. Galena Aspen, CO 81611 RE: Holden-Marolt Ranching & Mining Museum Dear Ron and Steve: The following is a recap of our meeting yesterday with you on the above referenced project: 1. Group Classification: Museum (approx. 2500 s.f.) A-3 Workshop (approx. 720 s.f.); -if visitors are allowed: B-2 -if no visitors: M 2. Construction type: Type V, non-rated; (one-story with mezzanine) 3. Both buildings will be sprinkled and have a Knox Box. 4. Exits Required: Museum (occ. over 50), two exits are ..fÂ».41,4 required. It was agreed upon that the two exits opposite one v~, another would be acceptable, even though their distance apart was .9,1 just short of the required 1/2 the diagonal. Workshop (occ. under 50), one exit required. (Actually an exit at each end of the building will be provided.) 5. The existing doors to be designated for egress swing inward. A sign will be posted that says these doors are to remain open during business hours. 6. Handicapped accessibility will be achieved by a ramp to the rear entrance. The slope can be l'in 9' with a run limited to 12'-0" and then landing. There will be no handicap access at the mezzanine. 7. Toilet facilities to include one for each sex. The men's facility would include one stool and one urinal. One of the two ix facilities would be handicap accessible. We will confirm this arrangement with Bob Nelson of Environmental Health. (In a 4 5 A.' 20 subsequent conversation, Bob had no objections to this arrange- '- 'Â°Â»A,0, ment. Also, a water fountain will be provided. ...34::5..: Â¥ . . 1 .: .4.M. j â€¢.r.'00' D: f ). 1.-'e.'*I:: 8. Structural loading: When submitting the drawings to the ...'. building department, Pattillo Associates structural report would , be submitted also. In addition a proposal will be submitted on floor and roof loading that will be not ,only safe for the public but sensitive to the restoration of the buildings. , I * 4. 1.-*1.,1 . Please let us know at your earliest convenience, if the above is I ..L, >: in error. . ' Â·Â·Â·..6: ; we/:49 '44 2; Thank you very much for your valuable assistance on this . Â· 44+94,Â·.Â·Â· f important community project. ., .A:1.-... ..........tÂ¥ ... Very truly yours, Notht. At~~0'--0~ Heidi Hoffmann Graeme Means ''t. t ....1 / ,? ,. April 1, 1991 t .Â·'23 '~ Heidi Hoffmann Graeme Means c/o Hagman Yaw Architects Aspen, Colorado Re: Holden-Marolt Ranching & Mining Museum Dear Heidi and Graeme, I have reviewed the March 22, 1991 letter received March 27, 1991. I have the following comments: 1. #3 - Sprinkler system design and Knox Box location to be .,R*,4 i reviewed and approved by the Fire Marshall. ..694,+ 2. #4 & #5 - We discussed limiting the occupant load. If the occupant load is greater than 50 as implied in #4, the door swing is required by sec. 3304(b) to be in the direction of L travel. 3. #6 - The handicapped accessibility discussion needs to include site and vehicular considerations. Thank you for keeping us informed. Sincerely, Stephen Kanipe Plans Examiner II f /V- / F.-2zj MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Conceptual Development (Public Hearing): Holden-Marolt Ranching and Mining Museum Date: November 28, 1990 YOUR INDIVIDUAL ON-SITE REVIEW OF THE MUSEUM SITE IS NECESSARY PRIOR TO THIS MEETING. SUMMARY: The applicant is requesting HPC's Conceptual Development approval for the master plan of the 2-acre Holden- Marolt Ranching and Mining Museum. Development includes the restoration of the two "barn" structures, the reconstruction o f the roof ridge cupola (main structure), display areas, and deck/landscaping treatments. APPLICANT: The Aspen Historical Society, represented by Graeme Means and Heidi Hoffman, architects ZONING: Currently, the parcel is zoned R-15 PUD/SPA, with an "H" Historic Overlay, however, an application for the re-zoning to Public (PUB) is currently underway by the applicant'. The larger parcel, including the Opal Marolt House and mill ruins, is listed on the National Register of Historic Places. This museum parcel is somewhat of a island within the National Register site. Q,ld <85 /#4~- PROJECT MONITORS: Charles Cunniffe and Roger Moyer k alternate DISCUSSION: The Development Review Standards are found in Section 7-601(D) of the Aspen Land Use Regulations. 1. Standard: The proposed development is compatible in character with 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 an Historic Landmark. Response: .The Planning Office finds that the applicant's proposal is well thought out, and generally sensitive to the historic resources and their relationship to the land. Our concerns focus on the following issues: 1. Building preservation and restoration (required to meet the Secretary Of the Interior's Standards - see attached) .12,-) 7 2. Loading dock preservation (same comment as above) 3. Cupola reconstruction (must be based on accurate dimensions garnered from historic photos; staff is recommending a restudy of the cupola windows) 4. Display design, spacing and relationship to the structures (must be sensitive to the land and provide carefully considered visitor flow and access) 5. Newly proposed east stair to main structure (appears necessary for building code; must be carefully designed) 6. Deck area off loading dock (has potential to significantly impact facade of Sampling Works building, and how "meadow" area is used. 7. Landscaping, fences, signage, lighting, etc. (critical to overall interpretation of site) Staff will be discussing these issues in depth at the meeting. Please refer to the application narrative for historic and preservation details. The Preservation Master Plan for this site, prepared by staff last summer, shall be utilized in the development of the Final Development application. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The Planning Office has supported the use of this parcel for a sensitively designed and managed ranching and mining museum site. We feel that with careful HPC review, a sensitive design approach by the applicant, and a general clear understanding of the nature of this site, this standard will be met. 3. Standard: The proposed development enhances or does not detract from the cultural value of the designated historic structures located on the parcel proposed for development or adjacent parcels. Response: Clearly, we find that the proposal meets this standard. We are enthusiastic in our desire to work closely with the Historical Society in this comprehensive, cultural effort. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Our architectural concerns have been primarily 2 outlined under staff's response to Standard #1. The HPC should carefully outline ALTERNATIVES: Approval as proposed, approval with conditions, table action or denial, finding that the Standards for Development Review have not been met. RECOMMENDATION: The Planning Office recommends HPC grant Conceptual Development approval for the Holden-Marolt Museum Site subject to the conditions as follows: 1. Preservation activities shall adhere to the Secretary of the Interior's Standards. 2. The sub-committee, consisting of the 41;wer- project monitors and staff, shall meet on-site with the applicant to review all details of preservation, restoration and reconstruction prior to the submission of a Final Development plan. The sub-committee's ' findings shall be incorporated within the Final Development application for full HPC review. Ap,v /2 The cupola shall be designed as a reconstruction, based upon accurate historic research. 11LA~~~~BaL ,&6it estudy of the '-0 43 I -14 cupola windows is recommended. li AL Le JuS' 4. All landscape, deck, ditch, fence, etc. details shall be submitted inthe Final Development application. U U 5. Exact major building materials (roof, windows, railings, etc.) shall be submitted as required in the Final Development application. memo.hpc.marolt b & d~ Ack_ 9-Li@t_ (112-_ 7 J Aph u)0 4 - b4_, 404.- (41~424.63 ~ Lcc-Â£44 - ft-* ul - 9 /Â»y,l 3 2 43Â§~/'' AL.vt AL 1 07%- I N . tfu //7, /44-â€¢--r iz \ ,~16Â« '1 \ 1 34- 4 4, ck -A j~10 4.- 14 (11/AfÂ° EL 1 p G Dmi._- 980Â£'j CÂ¢, Cr~ 4.lor'L 3 . The Secretary of the Interior is onsible for 4. Most prope...~s change over time; those changes ~ establishing standards for all national preservation that have acquired historic significance in their own programs under Departmental authority and for right shall be retained and preserved. advising Federal agencies on the preservation of historic properties listed or eligible for listing in 5. Distinctive features, finishes, and construction tile National Register of Historic Places. techniques or examples of craftsmanship that . characterize a property shall be presenÂ·ed. The Standards for Rehabilitation, a section of the Secretary's Standards for Historic Preservation 6. Deteriorated historic features shall be repaired 1 Projects, address the most prevalent preservation rather than replaced. Where the severity of deteri- treatment today: rehabilitation. Rehabilitation is oration requires replacement of a distinctive feature, defined as the process Of returning a property [o a the new feature shall match the old in design, color, state of utility, through repair or alteration, which texture, and other visual qualities ant where possible. makes possible an efficient contemporary use while materials. Replacement of missing features shall be preserving those portions and features of the pro- substantiated by documentary, physical, or pictorial perty which are significant to its historic, archi- evidence. tectural, and culmral values. 7. Chemical or physical treatments, such as sand- blasting, that cause damage to historic materials shall ~ The Secretary of the Interior's=x. not be used. The surface cleaning of structures, if Standards for Rehabilitation ~ appropriate, shall be undertaken using the gentlest 4 -F means possible. . I. 8. Significant archeological resources affected by a The Standards that follow were originally published in 1977 and revised in 1990 as part of Department of the project shall be protected and preserved. If such resources must be disturbed. mitigation measures shall Interior regulations (36 CFR Part 67, Historic be undertaken. Preservation Certifications). They pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior , - 9. New additions, exterior alterations. or related new of historic buildings. The Standards also encompass construction shall not destroy historic materials that characterize the property. The new work shall be related landscape features and the building's site and differentiated from the old and shall be compatible environment as well as attached, adjacent or related with the massing, size, scale, and architectural features new construction. to protect the historic integrity of the property and its The Standards are to be applied to specific rehabili- environment. tation projects in a reasonable manner, taking into 10. New additions and adjacent or related new consideration economic and technical feasibility. construction shall be undertaken in such a manner that if removed in the future. the essential form and 1. A property shall be used for its historic purpose or integrity of the historic property and its environment be placed in a new use that requires minimal change to the defining characteristics of the building and its would be unimpaired. site and environment. 2. The historic character of a property shall be *** retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place. and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings. shall not be undertaken. HOLDEN-MAROLT RANCHING AND MINING MUSEUM CONCEPTUAL HPC SUBMISSION Submitted By: The Aspen Historical Society 620 W. Bleeker St. Aspen, CO 81611 925-3721 Prepared By: October, 1990 Graeme Means Heidi Hoffmann P.O. Box 4956 925-2867 Aspen, CO 81612 925-9150 ,, Armalmlir 1 IAND USE APPLI CATION B'-R?M 1) Proj ect Name Holden/Marolt Museum 2) Project Location Marolt Open Space See Attachment G C irdicate street aillress, lot & block nunter, legal descriphion E.here argpropriate) 3) Present Zcning R-15A PUD SPA 4) Lot Size 1.9 Acres 5) Applicant's Name, Address & Phone # Aspen Historical Society 620 W. Bleeker St., Aspen 925-3721 6) Representative's Name, Address & FbÂ£zoe # Graeme Means P.O. Box 4956, Aspen 925-9150 7) Type of Application (please check all that apply): Conditional Use - anceptial SPA X conceptual Historic Dev. Special I4zview Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD - Mimr Historic Dev. Stream Margin Final IUD Historic Demolition Mountain View Plane Subdivision . Historic Designaticn Corxicminiumizaticn __ Taxt/Map Amendment (NES Allotment Iot Split/Iot line - GUS Exemption Adjustment 8) Description of Existing Uses (rlmter and type of existing o Li_ Uk, LAll UC) , Riajroximate sq. ft.; amber of bedmans; any previous approvals granted to the property). Open space, trails, existing 1920 ft.' building, existing 400 ft2 building, both used as storage 9) Description of Development Applicatian Restoration and renovation of two existing historical buildings for use as a ranching/mining museum. 10) Have you attached the following? x Resporse to Attal=ent 2, Mininilm Subrnission Contents x Nesponse to Attachment 3, Specific Subnissicn Conterrts x Respanse to Attachment 4, Review Standards for Your Application MINIMUM SUBMISSION CONTENTS 1. See Attachment A 2. See Attachment G 3. See Attachment B 4. See Attachment C 5. Written Description Of Proposal Buildinv Description The Holden-Marolt Building was built in 1891 as an ore processing facility for the Holden lixiviation works. Closed in 1893, most of the lixiviation plant has been dismantled or destroyed over the years. Only the Holden-Marolt barn remains. The barn began a new life in the 1930's as part of the Marolt Ranch. Only minor modifications were made to the building at this time and that situation continues today. Also existing in good condition is the salt shed which measures approximately 32 feet x 25 feet. Thus, we have a building which remains very much intact from a historical and structural standpoint, and also represents the two primary economic activities of early Aspen. This wood frame structure is of post and beam construction utilizing heavy spruce and iron rod trusses for roof support. It measures approximately 60 feet x 32 feet and is approximately 30 feet to the peak. Fortunately, the building was very well built initially (due to its original use) and remains in excellent structural condition today. Some areas do need to be addressed however. See the structural report (Attachment D) for further details. Museum Description Proposed use of the Holden-Marolt Barn, salt shed and surrounding 1.9 acre property is as a museum interpreting the mining and ranching heritage of the Rearing Fork Valley. The barn building will contain display areas, meeting and demonstration space, visitor reception area, toilet facilities, and storage. The loading dock area will serve as entry to the museum building, informal gathering area, and focus area for larger gatherings and special events. The salt shed will contain a work shop area where exhibit material will be repaired and maintained. The lean to shed off of the barn will be used for display of historic exhibits. The remaining 1.9 acre area will be used for exhibit display stations, pedestrian and bike trails, and demonstrations of agricultural and irrigation techniques. There will be no vehicles allowed on the property except emergency and service vehicles. For a further description of the concept, see Attachment E. Review Standards A. The proposed development is compatible in character with designated historic structures located on the parcel in that a major element of the proposal is to restore the shell of the building as historically and as accurately as possible. Please see discussion of proposed exterior treatments in specific submission contents. B. The intention of the City of Aspen in purchasing the Marolt parcel is to create an open space amenity with park like aspects (such as this museum). This will hopefully ensure that the areas surrounding the museum site will retain an open and agricultural feeling. Thus, a barn type structure is compatible with this environment. C. The very essence of this project is to enhance the cultural value of these designated historic structures. D. This proposal is designed to enhance and preserve for the future the architectural integrity of this structure. SPECIFIC SUBMISSION CONTENTS 1. See Attachment F 2. A concept which is fundamental to this entire proposal is that the two structures be restored as accurately as possible while also considering their new use and modern standards of safety. Final decisions will require further investigation, but a discussion of options follows. Siding The existing siding consists of a double layer of lx8 wood planks vertically attached directly to the timber framing system. One hundred years of exposure has resulted in wonderful textures and colors. We feel that preserving this patina is an important part of a restoration effort. Our hope is that in areas where the building shell needs to be made more weather tight, this can be accomplished by an interior wall treatment. We hope to limit siding repair to renailing loose boards and patching with old boards as required. Windows The existing six over six wood windows are deteriorated to such a degree that we propose installing new wood frame, single pane windows fabricated using the existing windows as a pattern. Wood frame, single pane storm windows could be fitted over these for winter. Doors The loading doors on the west side of the building (main entry) are in good condition and would need only minor repair to be serviceable. Others to be rebuilt as needed. Roof The existing asphalt shingles are badly in need of being replaced. They have been laid directly on the 1 by 6 roof sheathing. We propose to add rigid foam insulation on top of the 1 by 6 sheathing. It has been determined that the original roof was wood shingle, and we intend to reroof with wood shingles. West Overhang The west roof overhangs the loading dock and projects approximately 8 feet from the building wall. This has been identified as a structural problem and is in need of repair and reinforcement. We see two potential soultions to this problem. The first is to cut two fee off of the overhang thus reducing it to approximately 6 feet and thus reducing the loading on this portion of the roof. This solution would allow the existing supporting trusses to remain as is. There is historical precedent for this solution in that I believe that at some time two feet was added to the original roof. The second solution would be to reinforce the existing trusses and possibly the joist system in order to carry the roof loads. This solution would change the appearance of the wood trusses which are a very prominent feature of the loading dock area. Lean To Shed The lean to shed on the south facade is not original, possibly being added by the Marolts. This has been identified as being in need of structural reinforcement (see Attachment D). This will be done with new columns and beams of rough sawn timber as per existing. Loading Dock The existing loading dock runs the full 60 feet length of the building and is approximately 5'-6" wide. It is constructed of timber posts, 2 x 10 rough sawn joists and two layers of 2" wood docking. It is approximately 4'-6" above grade. As identified in the structural report, it has deteriorated significantly. We propose to make only minor repairs to this platfork and to utilize it to display exhibits of mining and ranching. This solution would not require guardrails or extensive redecking. Thus, a largbe part of the rich texture of the old . wood would be retained. A new entry deck would be built using materials compatible with the original. This deck would be lower than the existing platform and secure both as entry to the museum and as a gathering place at the entrace. Configuration of this deck would be determined after trail layout and handicap access to the museum have been resolved. East Stair We propose to add a wooden stairway to the existing door on the east side of the building. This stair would be built of wood members compatible with mining era construction methods and materials. Final design of this stair will be determined after building code standards, handicap access and fire code standards have been determined. Cupola Historical photographs indicate a "cupola" of approximately 14' x 14' atop the barn structure. Our intention is to rebuild this structure using materials and designs similar to the original. It is known that this cupola was removed by the Marolts. Investigation of the existing structure should give adequate clues to its original size and design. Reasons for wanting to rebuild this structure include historical restoration; a desire to get light and ventilation for the museum; and providing a lookout where visitors can view the surrounding area and inspect the timber trusswork supporting the roof. The cupola, as shown in historical photos, has no significant openings for light or air as is consistent with its original use as a hoist for ore. Its proposed new use would necessitate a significant amount of fenestration which would be a departure from the original design. (See . Attachment H) Site Plan (See Attachment I) A conceptual idea of the main elements of the site plan follows. Many details depend on final determination of access issues, trails, fire considerations, etc. which will be worked out at the Planning and Zoning Review. The barn itself will contain mining and ranching exhibits and will require a modest entrance fee. The salt shed will be used as a working shop where exhibit material will be restored. The 1.9 acres surrounding the buildings will be treated as an historical park designed to attract the casual visitor seeking a pleasant environment, as well as those museum visitors intent on viewing exhibits. Outdoor ranching apd mining exhibits will be arranged in "pods". Each pod will contain exhibits of related equipment pertaining to either ranching or mining. There will be a clear distinction between ranching pods and mining pods. Mining exhibits will be displayed on low podiums constructed of heavy wood timbers. Ranching exhibits will be displayed on low bases of red sandstone similar to that which forms the foundation for the barn. Paths leading to these pods will be treated differently to enhance this distinction. A pond which presently exists will remain as shown. Irrigation ditches are also proposed as shown on the plan. The precise configuration of these water features would'be subject to change throughout the life of the project. Fences were a very important part of the ranching scene and we propose to utilize them for both utilitarian and aesthetic reasons. Various fences of different vintages exist on site and we would retain them where possible or carefully move and restore them where they interfere with the proposed circulation. Vegetation would consist primarily of those species which were commonly found on ranches. Open areas between pods would be largely composed of nature grains and grasses with small pockets of nature wildflowers. Berry bushes would line certain fences and fill edges of the property. The southeast corner of the property might contain a potatoe patch and possibly a vegetable garden with pea fence or apple trees. 3. The proposed design is extremely compatible with the historical nature of the building. Significant effort will go towards preserving the physical building. Just as important, the building will find a new use which will turn it into a treasured community resource and thus ensure that it will be preserved into the future. 4. The proposed development falls under Category B. "Erection Or Remodeling Of Combinations Of Or Multiples Of Any Single Feature Of A Structure Which Has Not Been Determined To Be Minor." PATTILLO ASSOCIATES STAUCTUFAL CONSULTANTS March 23, 1989 Aspen Historical Society c/o Graeme Means P.O. Box 4956 Aspen, Colorado 81612 RE: HOLDEN/MAROLT BARN Analysis of Existing Structure Project #89006 SCOPE This report is the result of a structural analysis of the existing "barn" structure on the Holden/Marolt property in Aspen, Colorado. We understand that this information will be used in consideration of converting the building to a public museum. The analysis includes checking the adequacy Of the gravity support systems using modern design loads and material properties. Also checked was the lateral stability (wind resistance) of the building. TYPE OF CONSTRUCTION The structure is of "post and beam" construction using rectangular heavy native timber members and is approximately 100 years old. The building is rectangular in shape, approximately 32 feet by 60 feet with a 6 foot loading dock along the west of the building. The loading dock is covered by a cantilevered roof eave. The main roof clear spans the 32 foot width with seven heavy timber and steel rod trusses spaced at 10 feet on center. The roof is composed of 2x8 rafters spanning across 8x8 timber purlins which span be tween each truss. The roofing material is corrigated metal over lx6 planking. The wall construction comprises two overlapping layers of lx6 lumber sheathing. This wall sheathing is attached directly to the heavy timber posts, beams, and diagonal sway braces. Each short face of the building has three 3 foot wide by 6 foot windows. Each long face has three 3 foot wide by 6 foot windows and three 4 foot wide by 7 foot door openings. The floor surface is 2 inch planking supported by 2x12 joists. The floor joists bear onto four rows of timber beams and posts in a 3 to 4 foot tall crawl space. Each bearing row rests on grouted stone masonry strip footings which extend into the soil to an unknown depth. Small square holes (approximately 3 feet by 3 feet) penetrate the floor structure over three 5 foot by 6 foot by 5 foot deep pits. The walls of the pits are partially lined with stone masonry which are incorporated with the strip footing foundations. P.O. BOX 751 0 GLENWOOD SPRINGS, COLORADO 81 602 0 [203} 945-9695 - Holden/Marolt Barn March 23, 1989 Page two ANALYSIS OF STRUCTURE Personnel from Pattillo Associates have made two site visits to inspect the Holden/Marolt barn to measure material sizes, check the quality of lumber, review connection details, and to check for any signs of building instability. In general, the structure is in good condition. Most joists, beams and posts are free of decay or other signs of deterioration. Calculations also show that most of these structural elements meet present building code requirements. Overall, there appears to be no instability of the structure; the walls and floor are approximately level and plumb, and little or no cracking was observed in the foundation. Following is a summary of five general areas of the structure and an outline of specific areas that need attention. In addition to these areas, there may need to be minor repairs throughout the structure, such as an occasional cracked or decayed joist that needs replacement. Roof At their present span and spacing, the roof joists meet local building code load and deflection requirements, although the 8x8 purlins which transfer load from the joists to the trusses have inadequate shear capacity. A single 2x8 needs to be added alongside the 8x8 purlin and together they need a steel hanger to support them at the truss bearing points. The heavy timber trusses are in remarkably good shape for their age. The design leads US to believe that it was probably originally engineered. The only portion of the truss which does not appear to meet present code requirements is the connection between the sloping top cord and the horizontal bottom cord. This connection may be remedied by through-bolting a steel plate to each side of each connection. Floor The floor appears to have been designed for heavy equipment and machinery; as a result, the floor framing presently meets, and in most cases exceeds, building code live load requirements for the museum type loadings proposed (100 PSF for assembly areas, per UBC 1988). However, some repairs will be needed because of the holes in the floor framing above the pits in the crawlspace. New joists and floor decking will need to be added at these areas. Holden/Marolt Barn March 23, 1989 Page three Foundation NO foundation problems were observed. The timbers used for the beams and posts in the crawlspace are of adequate size to transfer gravity loads to the masonry foundation. While the exact construction a nd bearing depth of the masonry strip footings are unknown, there are very few signs of any distress (i.e., cracking) to the foundation or in the superstructure. We can safely assume that if the foundation is in this condition after 100 years, it will be suitable for the building's new intended use. As a precautionary measure, we suggest that the types of materials used in the restoration be compatible with the rustic character of the building. Sheetrock or plaster materials, for example, tend to exhibit more signs of structural movements. While little distress can be found in the superstructure, it is all of wood construction, which is very forgiving of foundation or framing movement; therefore, signs of potential distress problems with more rigid materials cannot be readily recognized. Exterior Loading Dock and Roof The loading dock is the poorest part of the structure. Much of the joists and beams show evidence of decay and general deterioration and there are portions that have collapsed. We suggest that the entire loading dock be removed and rebuilt. The cantilevered roof over the loading dock is well below the requirements of the building code. The 6x6 members which pick up the roof support columns are greatly overstressed at their present span. We suggest cutting back the entire roof structure approximately two feet. Alternately, the eave structure may be rebuilt using larger cantilever members, although this option would probably entail greater expense. Side Shed Structure The shed on the south side of the barn appears to have been added after the original construction and as with the main structure, is generally in good condition. The only portion of the shed that needs attention is the roof. The roof joists span too great a distance to meet current snow load requirements. A new beam supporting these joists at midspan should be added, along with new column(s) and associated footing(s) for support. SUMMARY Even considering the corrections outlined above, the main barn structure is in remarkably good condition for a building built in the late 1800's. The floor structure is strong and well founded, Holden/Marolt Barn March 23, 1989 Page four and the roof structure only needs minor additions to meet present codes. The most restoration work is needed at the exterior loading dock and side shed roof. Overall, the building is structurally sound, and after the outlined repairs, should provide many additional years of useful service. Please be aware that our investigation has necessarily been limited to those conditions which are readily observable in the building. Other conditions may exist which warrant structural repair. Periodic observations of the repairs and renovation by a qualified Engineer are recommended. Specific repair plans should be prepared by a Professional Engineer prior to commencing any work. This completes our report. Please contact me should you have any questions or require additional information. Sincerely, .0,0011 Hmt/* ]R~k~ert' ~ Pattillo, P.E. 44 'Ati'.Eily P4~*4Â· #AÂ·$917Â«& RMP/kmk - el, 0 2 177 â€¢ 2*216794 0?* wpfile:HOLDEN Â»Â·Â° Ok â€ž,0 <I> hir 72-19*Mute , 4 OF cOL : ''/4/11111111ll'*0' ,Outtill'llier' HOLDEN-MAROLT RANCHING AND NililING MUSEUM INFORMATION SHEET The Aspen Historical Society is dedicated to preserving, protecting, and promoting the hist iry ri Aspen and the Rearing Fork Valley for the benefit cf present alid future generations. THE PROPERTY: The site and associated structures are tile last remaining in Aspen and Pitkin County representing the silver mining and ore reduction process and represent state and nationa! historic significance. Equally important is the site's "second history" representing ranching, the major economic force in the Roaring Fork Valley for many of the quiet years. Built in 1891 by Ebon Holden, the Holden Smelting and Milling Complex was a smelting company for Aspen's silver industry. The lixivation works was an early day ore separation process, utilizing leaching to concentrate silver ore for shipment on the Colorado Midland Railroad. At one time the largest of its kind in the world, the plant was five stories high and had the tallest smokestake in Colorado when it was built. The sampling works building and salt shed still stand. A spur of the railroad was constructed to reach the special loading dock on the side of the sampling works. Sometimes known as the "grainery", it was used as a barn by the Marolt family in the twentieth century. THE PLAN: Located between Castle Creek Road, Colo 1-lighway 82, and Castle Creek the property is owned by the citizens of the City of Aspen. The Society seeks a long- term lease for 1.9 acres of the property including the structures known as the "Marolt Barn" and shed. A long-term lease is essential before the fund-raising for the project can be done. A three-phase plan for the on-site preservation of the structure and the property has been developed. Phase I is the restoration of the shell and provides the structural repairs, stabilization, and new roof required for a hundred year old building. Phase 11 is for the museum amenities including heating, restrooms, and interior finishing. Phase 111 is museum exhibits. A total cost estimate for the first two phases is $186,000, including labor. Labor costs could be significantly reduced with volunteers. The museum concept will include educational and interpretive presentations. It will be a hands-on historical resource complete with demonstrations of old equipment, historic displays and talks about the history of the area. The Society's goal is to have a living museum where the visitors can find a vantage point to look back on the valley's history. OUR SUPPORT: The Aspen Historic Preservation Committee has endorsed our efforts to restore the Marolt barn for a ranching museum. (June 16, 1988 memo) "The (City of Aspen) Council endorses the concept of an Historic Ranching Exhibit on the Marolt Property as an amendment to the Aspen Area Comprehensive Plan ..." (Resolution No. 20, Series 1988; July 25, 1988) The City of Aspen has designated the site a historic landmark pursuant to Section 7-703 of the Land Use Code. (Ordinance No. 45, Series 1988; December 12, 1988) "The Community will benefit from having the historical society care for the historic site and buildings." (Editorial, Aspen Times, March 16, 1989) "Given the proximity of the site to downtown...a wonderful opportunity exists for interpreting the mining and ranching history of the Complex for the citizens, as well as visitors." (Colorado Historical Society, Christine Pfaff, Preservation Planner) THE COMMITTEE: Mark Howard, Project Chairman 925-4399(w); 963-3897(h) Carl Bergman, Aspen Historical Society, President 925Â·-5f550(v,9; 925-7199(h) Rick Newton, Aspen Historical Society, 925-7973(w); 923-4939(h) Graerne Means, 925-9150(w) Mark Fowler, 925-1230(w) John Moore, 925-9416(h) Christie Kienest, 925-8921(h) Roxanne Eflin, Historic Preservation Planner-City of Aspen liaison, 920-5090 ,/le .5 D. n ../.6 /0 I i,.....1.0 21 8 211,~20'24 0 ~ 1 \ .Ce <-4 73 - E C C T 82 'll 0 3 0. 2 5 ~ GRAVEL ROAD i i -0 11'3HWAY 82 'i AREA 1 90 ACRES +/r,l =...5 4- -1_21 -4-i--- \ \\\ 1 \ f . f / 10' GRAVEL . f + TRAIL Â£ // 1 , \ D.4 K i \1 1 \\\ t (4 DO M, 50,1.tpoO S 92'98! 122'Lito 19\ 12 1 LEGAL DESCRIPTION A TRACT OF' LA-NI) BEING A 1.9 ACRE MORE (-)12 LESS PORTION OF THE MARALT RANCH AS PLATTED IN PLAT BOOK 12 AT 1-'AGE 1 OF '1 IIE 1~17 KIN COUNTY RECORDS S]TUATED IN SECTION 12 TOWNSHIP 10 SOUTH. RANGE 85 WEST OF THE Gth PRINCIPAL MERIDIAN, CITY OF ASPEN. Pl'I'KIN COUNTY. COLORADO DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER C A NUMBER 5 REDAR WITH CAP 16129) WHENCE THE WEST 1/4 CORNER OF SECTION 12 BEARS N 60 40'08" W 1,939.5,3 FEET AND THE BLM MONUMENT ''AZIMUTH" BEARS N 67 38' 50"W 1 704.45 FT rHENCE 0 00 47'05"W 337 72 1-r 11) A NUMBER 5 REHAR WITH CAP 1 16129: THENCE S 78 41'46"W 162 68 PU . 1<) A NUMBER 5 REBAR W tri-! CAP 16129: THENCE N 15 21'05"W 168.19 FT TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 11 45' 31 "W 185.26 Fr TO A NUMBER 5 REBAN WITH CAP 16129: THENCE N 20 00'E 103.5 2 PUL 'Ic) A NUMBER 5 REBAR WITH CAP 16129: THENCE S 71 20'25"E 222 73 1Â·' r TO THE POINT OF BEGINNING CON'rAINI NG 1 00 ACRES MORE OR LESS fp S 00Â°47'05'W 337.72' :- =mE=4 l-94 E--1-1 tru IN-f Ll_.1 IC_j IL_LE I !' ''1'111 i I 1 11!,1 1 1 111 Â·,1 11 '1 itil; 1 ' ' 1 jll'IiI N ' 1 1 11# il.t~i r '11'Â£1, :/ t,111: 1 fi 'Fl!'.7 3 11 1! 11 3 . -Li- i 14 1~ 'Li i;:. a : :i~ .11 : 'll"li g A- ~2 7 ' 1:1 1 11 ;.;i!1;iii;:Iliiii' '111:til 1 1,Â·Â· : '' :,1,!..''i:i''iii ii: Â· . ~i P!,bi':.1'Ii':1, Â·2'1 !, - ;~ 11 ! !l il li ll it ji ll 11 11 !1 11 11 li li il il li :1 11 il il *I 11 11 11 :1 8 11 11 il ll !; 11 1: 11 1. Â·: i. I. !: 1: 1, 1 !: !. IÂ· i: 11 i 1 Ill. 'E ST- Â·E- LEvk-7 10 N 1/4-"= it I C...1/1 f .1 7-- \ // /4 /04 : ~p p 11 J 1 1 ,,.1 1 ,C,, , :41. 14'!gill !~ 1 1,; t~ .t 11, 1 , 1. -: Ii: i 1 11. ~- 'il : 1 1 R ,1 1 -: $1: 1 ..i':, .3 , 1. ; 1 . LL ' 1 1 , ..__.1 . --- 1 '-. .- IND pÂ©N-1-ZE ~ ' ELE**T- RD N 11 1 1/8 -= 1 1_ 23 le CERTIFICATE OF MAILING On November 12, 1990, I, Sherry Slack-Vandrilla, mailed a copy of the enclosed Public Notice to the following property owners: Sawmill Subdivision Lot 1 Dennis & Linda Vaughn 5th Floor 1299 Ocean Ave. Santa Monica, CA 90401 Sawmill Subdivision Lot 2 Germaine Dietsch c/o Chandelle Properties, Inc. Suite 600 100 Fillmore St. Denver, CO 80206 Bruce Berger 7575 Ironwood f} Paradise Valley, AZ 85253 4 0>Cal - 9 - Adams Subdivision Lot 1 Terry and Esther Fels decei ~--~ 3645 Valley Meadow Rd. n Sherman Oates, CA 91403 74/2 1 r at 0.-1 Adams Subdivision Lot 2 Western Investment Unltd. ,%1'.'*--5 17700 West Capitol Dr. 14 PL di, 1 __~ Brookfield, WS 53005 7 L j f Eleanor Bealmear P.O. Box 632 93/20 Aspen, CO 81612 Signed .,Uk-2417 04 4.,0-jilt,~*,4,- 061- J PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT OF HOLDEN-MAROLT RANCHING AND MINING MUSEUM NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 28, 1990, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by the Aspen Historical Society, represented by Graeme Means, Architect, for the conceptual development of the 1.9 acre "museum parcel" of the Holden-Marolt parcel, Aspen, Colorado. The proposal requests conceptual development approval from the HPC for restoration and renovation of the two existing historic resources (the Sampling Works Building and the Salt Shed) and exterior display design. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on November 8, 1990 City of Aspen account pub.notice.marolt - MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Conceptual Development (Public Hearing): Holden-Marolt Ranching and Mining Museum Date: November 28, 1990 YOUR INDIVIDUAL ON-SITE REVIEW OF THE MUSEUM SITE IS NECESSARY PRIOR TO THIS MEETING. SUMMARY: The applicant is requesting HPC's Conceptual Development approval for the master plan of the 2-acre Holden- Marolt Ranching and Mining Museum. Development includes the restoration o f the two "barn" structures, the reconstruction o f the roof ridge cupola (main structure), display areas, and deck/landscaping treatments. APPLICANT: The Aspen Historical Society, represented by Graeme Means and Heidi Hoffman, architects ZONING: Currently, the parcel is zoned R-15 PUD/SPA, with an "H" Historic Overlay, however, an application for the re-zoning to Public (PUB) is currently underway by the applicant. The larger parcel, including the Opal Marolt House and mill ruins, is listed on the National Register of Historic Places. This museum parcel is somewhat of a island within the National Register site. PROJECT MONITORS: Charles Cunniffe and Roger Moyer, alternate DISCUSSION: The Development Review Standards are found in Section 7-601(D) of the Aspen Land Use Regulations. 1. Standard: The proposed development is compatible in character with 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 an Historic Landmark. Response: The Planning Office finds that the applicant's proposal is well thought out, and generally sensitive to the historic resources and their relationship to the land. Our concerns focus on the following issues: 1. Building preservation and restoration (required to meet the Secretary of the Interior's Standards - see attached) 2. Loading dock preservation (same comment as above) 3. Cupola reconstruction (must be based on accurate dimensions garnered from historic photos; staff is recommending a restudy of the cupola windows) 4. Display design, spacing and relationship to the structures (must be sensitive to the land and provide carefully considered visitor flow and access) 5. Newly proposed east stair to main structure (appears necessary for building code; must be carefully designed) 6. Deck area off loading dock (has potential to significantly impact facade of Sampling Works building, and how "meadow" area is used. 7. Landscaping, fences, signage, lighting, etc. (critical to overall interpretation of site) Staff will be discussing these issues in depth at the meeting. Please refer to the application narrative for historic and preservation details. The Preservation Master Plan for this site, prepared by staff last summer, shall be utilized in the development of the Final Development application. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The Planning Office has supported the use of this parcel for a sensitively designed and managed ranching and mining museum site. We feel that with careful HPC review, a sensitive design approach by the applicant, and a general clear understanding of the nature of this site, this standard will be met. 3. Standard: The proposed development enhances or does not detract from the cultural value of the designated historic structures located on the parcel proposed for development or adjacent parcels. Response: Clearly, we find that the proposal meets this standard. We are enthusiastic in our desire to work closely with the Historical Society in this comprehensive, cultural effort. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Our architectural concerns have been primarily 2 outlined under staff's response to Standard #1. The HPC should carefully outline ALTERNATIVES: Approval as proposed, approval with conditions, table action or denial, finding that the Standards for Development Review have not been met. RECOMMENDATION: The Planning Office recommends HPC grant Conceptual Development approval for the Holden-Marolt Museum Site subject to the conditions as follows: 1. Preservation activities shall adhere to the Secretary of the Interior's Standards. 2. The sub-committee, consisting of the two project monitors and staff, shall meet on-site with the applicant to review all details of preservation, restoration and reconstruction prior to the submission of a Final Development plan. The sub-committee's findings shall be incorporated within the Final Development application for full HPC review. 3. The cupola shall be designed as a reconstruction, based upon accurate historic research. A restudy of the cupola windows is recommended. 4. All landscape, deck, ditch, fence, etc. details shall be submitted in the Final Development application. 5. Exact major building materials (roof, windows, railings, etc.) shall be submitted as required in the Final Development application. memo.hpc.marolt 3 PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT OF HOLDEN-MAROLT RANCHING AND MINING MUSEUM NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, November 28, 1990, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by the Aspen Historical Society, represented by Graeme Means, Architect, for the conceptual development of the 1.9 acre "museum parcel " of the Holden-Marolt parcel, Aspen, Colorado. The proposal requests conceptual development approval from the HPC for restoration and renovation of the two existing historic resources (the Sampling Works Building and the Salt Shed) and exterior display design. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on November 8, 1990 City of Aspen account pub.notice.marolt HOLDEN-MAROLT RANCHING AND MINING MUSEUM CONCEPTUAL HPC SUBMISSION Submitted By: The Aspen Historical Society 620 W. Bleeker St. Aspen, CO 81611 925-3721 Prepared By: October, 1990 Graeme Means Heidi Hoffmann P.O. Box 4956 925-2867 Aspen, CO 81612 925-9150 ATmaIM NT 1 'tr .AND USE APPIJ (ZATION B-EM 1) Project Name Holden/Marolt Museum 2) Project Location Marolt Open Space See Attachment G ( irÂ£licate street address, lot & block ramber, legal descrip'zion where apprepriate) 3) Present Zoning R-15A PUD SPA 4) Lot Size 1.9 Acres 5) Applicant's Name, 2Â£1iress & Phone # Aspen Historical Society 620 W. Bleeker St., Aspen 925-3721 6) Represerrtative's Name, Address & Phone # Graeme Means P.O. Box 4956, Aspen 925-9150 7) Type of Application (please check all that Daily): Conditional Use - Cenceptlial SPA X Ocnceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline -- Conceptaial FUD - Minor Historic Dev. Stream Margin Final IUD Historic Demolitian Mountain View Plane Subdivision Historic Designaticn Condcniniumization TNct/Map Amendment (2/6 All(*mI*:2 Int Split/Iat Line - (NOS Exemption Adj ustment 8) rescripticn of Existing Uses (mmber and type of edsting sl~uctures; aWrcocimate sq. ft.; rlmber of bedroans; any previous approvals granted to the property). Open space, trails, existing 1920 ft.2 building, existing 400 ft2 building, both used as storage 9) Description of Development Applicatian Restoration and renovation of two existing historical buildings for use as a ranching/mining museum. 10) Have you attached the following? x Respanse to At:tacbment 2, Mininlm Submission Contents X Response to Attachment 3, Specific Sulinissicn contents X Respense to Attachment 4, Review Starxlards for Your Application . 4 MINIMUM SUBMISSION CONTENTS 1. See Attachment A 2. See Attachment G 3. See Attachment B 4. See Attachment C 5. Written Description Of Proposal Building Description The Holden-Marolt Building was built in 1891 as an ore processing facility for the Holden lixiviation works. Closed in 1893, most of the lixiviation plant has been dismantled or destroyed over the years. Only the Holden-Marolt barn remains. The barn began a new life in the 1930's as part of the Marolt Ranch. Only minor modifications were made to the building at this time and that situation continues today. Also existing in good condition is the salt shed which measures approximately 32 feet x 25 feet. Thus, we have a building which remains very much intact from a historical and structural standpoint, and also represents the two primary economic activities of early Aspen. This wood frame structure is of post and beam construction utilizing heavy spruce and iron rod trusses for roof support. It measures approximately 60 feet x 32 feet and is approximately 30 feet to the peak. Fortunately, the building was very well built initially (due to its original use) and remains in excellent structural condition today. Some areas do need to be addressed however. See the structural report (Attachment D) for further details. Museum Description Proposed use of the Holden-Marolt Barn, salt shed and surrounding 1.9 acre property is as a museum interpreting the mining and ranching heritage of the Rearing Fork Valley. The barn building will contain display areas, meeting and demonstration space, visitor reception area, toilet facilities, and storage. The loading dock area will serve as entry to the museum building, informal gathering area, and focus area for larger gatherings and special events. The salt shed will contain a work shop area where exhibit material will be repaired and maintained. The lean to shed off of the barn will be used for display of historic exhibits. The remaining 1.9 acre area will be used for exhibit display stations, pedestrian and bike trails, and demonstrations of agricultural and irrigation techniques. There will be no vehicles allowed on the property except emergency and service vehicles. For a further description of the concept, see Attachment E. Review Standards A. The proposed development is compatible in character with designated historic structures located on the parcel in that a major element of the proposal is to restore the shell of the building as historically and as accurately as possible. Please see discussion of proposed exterior treatments in specific submission contents. B. The intention of the City of Aspen in purchasing the Marolt parcel is to create an open space amenity with park like aspects (such as this museum). This will hopefully ensure that the areas surrounding the museum site will retain an open and agricultural feeling. Thus, a barn type structure is compatible with this environment. C. The very essence of this project is to enhance the cultural value of these designated historic structures. D. This proposal is designed to enhance and preserve for the future the architectural integrity of this structure. SPECIFIC SUBMISSION CONTENTS 1. See Attachment F 2. A concept which is fundamental to this entire proposal is that the two structures be restored as accurately as possible while also considering their new use and modern standards of safety. Final decisions will require further investigation, but a discussion of options follows. Siding The existing siding consists of a double layer of lx8 wood planks vertically attached directly to the timber framing system. One hundred years of exposure has resulted in wonderful textures and colors. We feel that preserving this patina is an important part of a restoration effort. Our hope is that in areas where the building shell needs to be made more weather tight, this can be accomplished by an interior wall treatment. We hope to limit siding repair to renailing loose boards and patching with old boards as required. Windows The existing six over six woo'd windows are deteriorated to such a degree that we propose installing new wood frame, single pane windows fabricated using the existing windows as a pattern. Wood frame, single pane storm windows could be fitted over these for winter. Doors The loading doors on the west side of the building (main entry) are in good condition and would need' only minor repair to be serviceable. Others to be rebuilt as needed. Roof The existing asphalt shingles are badly in need of being replaced. They have been laid directly on the 1 by 6 roof sheathing. We propose to add rigid foam insulation on top of the 1 by 6 sheathing. It has been determined that the original roof was wood shingle, and we intend to reroof with wood shingles. West Overhang The west roof overhangs the loading dock and projects approximately 8 feet from the building wall. This has been identified as a structural problem and is in need of repair and reinforcement. We see two potential soultions to this problem. The first is to cut two fee off of the overhang thus reducing it to approximately 6 feet and thus reducing the loading on this portion of the roof. This solution would allow the existing supporting trusses to remain as is. There is historical precedent for this solution in that I believe that at some time two feet was added to the original roof. The second solution would be to reinforce the existing trusses and possibly the joist system in order to carry the roof loads. This solution would change the appearance of the wood trusses which are a very prominent feature of the loading dock area. Lean To Shed The lean to shed on the south facade is not original, possibly being added by the Marolts. This has been identified as being in need of structural reinforcement (see Attachment D). This will be done with new columns and beams of rough sawn timber as per existing. Loading Dock The existing loading dock runs the full 60 feet length of the building and is approximately 5'-6" wide. It is constructed of timber posts, 2 x 10 rough sawn joists and two layers of 2" wood decking. It is approximately 4'-6" above grade. As identified in the structural report, it has deteriorated significantly. We propose to make only minor repairs to this platform and to utilize it to display exhibits of mining and ranching. This solution would not require guardrails or extensive redecking. Thus, a largbe part of the rich texture of the old wood would be retained. A new entry deck would be built using materials compatible with the original. This deck would be lower than the existing platform and secure both as entry to the museum and as a gathering place at the entrace. Configuration of this deck would be determined after trail layout and handicap access to the museum have been resolved. East Stair We propose to add a wooden sthirway to the existing door on the east side of the building. This stair would be built of wood members compatible with mining era construction methods and materials. Final design of this stair will be determined after building code standards, handicap access and fire code standards have been determined. Cupola Historical photographs indicate a "cupola" of approximately 14' x 14' atop the barn structure. Our intention is to rebuild this structure using materials and designs similar to the original. It is known that this cupola was removed by the Marolts. Investigation of the existing structure should give adequate clues to its original size and design. Reasons for wanting to rebuild this structure include historical restoration; a desire to get light and ventilation for the museum; and providing a lookout where visitors can view the surrounding area and inspect the timber trusswork supporting the roof. The cupola, as shown in historical photos, has no significant openings for light or air as is consistent with its original use as a hoist for ore. Its proposed new use would necessitate a significant amount of fenestration which would be a departure from the original design. (See Attachment H) Site Plan (See Attachment I) A conceptual idea of the main elements of the site plan follows. Many details depend on final determination of access issues, trails, fire considerations, etc. which will be worked out at the Planning and Zoning Review. The barn itself will contain mining and ranching exhibits and will require a modest entrance fee. The salt shed will be used as a working shop where exhibit material will be restored. The 1.9 acres surrounding the buildings will be treated as an historical park designed to attract the casual visitor seeking a pleasant environment, as well as those museum visitors intent on viewing exhibits. Outdoor ranching and mining exhibits will be arranged in "pods". Each pod will contain exhibits of related equipment pertaining to either ranching or mining. There will be a clear distinction between ranching pods and mining pods. Mining exhibits will be displayed on low podiums - constructed of heavy wood timbers. Ranching exhibits will be displayed on low bases of red sandstone similar to that which forms the foundation for the barn. Paths leading to these pods will be treated differently to enhance this distinction. A pond which presently exists will remain as shown. Irrigation ditches are also proposed as shown on the plan. The precise configuration of these water features would be subject to change throughout the life of the project. Fences were a very important part of the ranching scene and we propose to utilize them for both utilitarian and aesthetic reasons. Various fences of different vintages exist on site and we would retain them where possible or carefully move and restore them where they interfere with the proposed circulation. Vegetation would consist primirily of those species which were commonly found on ranches. Open areas between pods would be largely composed of nature grains and grasses with small pockets of nature wildflowers. Berry bushes would line certain fences and fill edges of the property. The southeast corner of the property might contain a potatoe patch and possibly a vegetable garden with pea fence or apple trees. 3. The proposed design is extremely compatible with the historical nature of the building. Significant effort will go towards preserving the physical building. Just as important, the building will find a new use which will turn it into a treasured community resource and thus ensure that it will be preserved into the future. 4. The proposed development falls under Category B. "Erection Or Remodeling Of Combinations Of Or Multiples Of Any Single Feature Of A Structure Which Has Not Been Determined To Be Minor." 81900~lia .A ASPEN HISTORICAL SOCIETY 620 West Bleeker Street Aspen, Colorado 81611 (303) 925-3721 August 20, 1990 Planning Director Aspen/Pitkin Planning and Zoning Department 130 South Galena Street Aspen, Co. 81611 Dear Sir: . Please consider this letter authorization from the Aspen Historical Society appointing Graeme Means . and Heidi Hoffmann our designated representatives to follow the Holden Marolt Ranching and Mining Museum property through the PUD and HPC processes. Sincerely, Carl R. Bergman President CRB:cmb cc: Graeme Means / Heidi Hoffmarm./ C; iZA--4Â»Â·E ~AG,4 w-% D o # 49 96 As p E-.d E- O 0 ~ 19 - 9 1 St> Â».it itt t NET GROUND LEASE NET GROUND LEASE (hereunder this "Lease") , made and entered into this // -77-~hay of ,/14)ven-: Â£1-Â¢'n_-- , 1989, by and between THE CITY OF ASPEN (hereinafter "Lessor") , and THE ASPEN HISTORICAL SOCIETY (hereinafter "Lessee") . WHEREAS, in consideration of the rents and covenants herein specified to be paid and performed by Lessee, Lessor hereby demises and leases to Lessee, and Lessee hereby leases from Lessor for the term hereinafter specified, that certain parcel of land in Pitkin County, Colorado, described in Paragraph 2.0 below (hereinafter the "Leased Premises") ; and WHEREAS, the parties hereto wish to establish a lease agreement whereby Lessee will make all payments necessary to ensure that Lessor makes no payments necessitated by its owner- ship of the Leased Premises not reimbursable by Lessee; WHEREAS, the Lessee wishes to establish and operate a museum on the above-mentioned parcel of land in Pitkin County, Colorado, described in Paragraph 2 below; NOW, THEREFORE, in mutual consideration of the terms, conditions and covenants contained herein, Lessor hereby demises and leases to Lessee and Lessee hereby leases from Lessor, the Leased Premises as described hereunder, according to the terms, conditions and covenants contained in this Lease Agreement. I 1. Term. The term of this Lease shall be seventy:five (751.years from the date of this Lease unless sooner terminated as hereinafter provided. 2. Leased Premises. The Leased Premises shall mean that certain real property described below, excluding any and all improvements thereon: See attached Exhibit "A" attached hereto. 3. Rent. a. Lessee shall pay Lessor as rent for the Leased Premises a yearly basic rent of $1.00 due on the first day of each year of the lease term. b. Except as otherwise provided herein, the basic rent provided for in this Lease, free of any loss, expenses or charges with respect to the Leased Premises, including main- tenance, repairs, costs of construction and replacement of buildings or improvements, insurance, taxes and assessments now or hereafter imposed upon or related to the Leased Premises. Lessee shall bear and pay for such charges. C. During the term of this Lease, Lessee shall pay, as they become due and payable and before they become delinquent, all taxes, assessments and other public charges of any kind and description levied or presently existing upon or now or hereafter assessed against the Leased Premises or upon any of the improve- 2 ments thereon, or which may be levied or assessed upon the leasehold estate hereby created or upon Lessor's interest herein or upon Lessor's reversionary interest in the fee, including those arising by reason of the occupancy, use or possession of the Leased Premises by Lessee (hereinafter collectively "Taxes") ; provided, however, that with respect to assessments levied for public improvements which may be paid in installments, Lessee shall be obligated to pay only those installments due during the term of this Lease, the Lessee shall not be liable for the payment of taxes of which Lessee neither has nor should have knowledge until thirty (30) days from the day written notice is given Lessee by Lessor of the nature and amount of the hitherto unknown tax. No special taxes shall be levied by Lessor against the Leased Premises or Lessee that are not levied against similar property or users. In the event the Leased Premises are included in an improvement district as defined in the Municipal Code of the City of Aspen, Lessee shall pay such assessments as may be levied upon the Leased Premises. 4. Representation of Title; Quiet Enjoyment. a. Lessor represents that the Leased Premises are owned by Lessor in fee, pursuant to that deed from the Marolt Estate to Lessor, subject only to liens, restrictions established by the general planning and zoning code of the City of Aspen, Colorado, and any state of facts which an accurate survey or physical inspection would show. Lessee, by entering into this 3 Lease, agrees that Lessee is satisfied as to Lessor's title to the Leased Premises and has found the snme to be satisfactory. b. Lessor hereby covenants nat Lesson shall have the peaceable use and occupancy of the Leased Premises subject to Paragraph 5 hereinbelow during the term of this Lease, for so long as Lessee pays the rent specified herein and performs all covenants herein agreed to be performed by Lessee. 5. Use of Leased Premises. Lessee may use the Leased Premises for any purpose which conforms with the requirements of all policies of insurance at any time in force with respect to the Leased Premises and all laws, ordinances and regulations applicable to the Leased Premises and subject to subparagraphs a. through d. hereinbelow. a. Lessee may use the premises only for the purposes of operating a museum with customary accessory uses. b. Lessee shall use due diligence to insure that all present uses of the property, not incompatible with the use as a museum, continue unfettered and in full force and effect. Any change in use shall be approved in writing by the Lessor. c. Lessee agrees to prohibit the use, parking and storage of automobiles on the Leased Premises, except for emer- gency situations and deliveries and in connection with recon- struction/repair of the improvements thereon. d. Lessee understands and accepts that the Holden- Marolt Barn site is a locally designated landmark, subject to 4 development review and approval by the Aspen Historic Preserva- tion Committee as stated in Section 7.6 of the Land Use Code. NO enlargements or alterations in the form of attached additions are proposed, except restoration of the original roof bridge cupola. 6. Utilities. a. Lessee shall pay all charges for water, electri- city, gas, sewer, telephone and other utility services furnished to the Leased Premises. b. Lessor shall not be required to furnish Lessee with any utility services, provided that Lessor shall cause, at Lessee's expense, gas, water, sewer, telephone and electricity to be available at or near a boundary line of the Leased Premises, and Lessee at its expense shall connect and extend said utilities into the Leased Premises. 7. Assignment and Subletting. Lessee shall not be allowed to sublease and assign this Lease without the consent of Lessor; provided, however, that the Lessee's obligations hereunder shall continue in full force and effect in accordance with the term of this Lease unless such written consent of Lessor expressly releases Lessee therefrom; and provided that Lessor shall release Lessee if Lessee delivers to Lessor such information and docu- mentation as shall be reasonably necessary to assure Lessor that the proposed sublettor or assignee is of good moral character and is financially able to fulfill Lessee's obligations hereunder. 5 8. Initial Improvements; Subsequent Improvements and Alterations. a. Lessee agrees not to demolish any buildings or improvements on the Leased Premises, in whole or in part, unless such demolition is performed for the purpose of or incident to the erection of new buildings or improvements, or the replacement and repair of existing buildings and improvements, and only with the written consent of Lessor, subject to all necessary approvals. b. Any such construction shall be done in good and workmanlike manner, in compliance with all laws, ordinances and regulations applicable thereto. - C. Lessee shall promptly pay for all such improve- ments, additions, alterations, substitutions, replacements or removals and shall discharge any and all liens filed against the Leased Premises arising therefrom; provided, however, that Lessee may contest any claim or lien, if Lessee shall furnish Lessor (or a court having jurisdiction over the controversy) adequate security in the amount of such claim or lien. Lessee shall procure and pay for all required permits, certificates and licenses in connection with such work, and Lessor shall cooperate to the extent necessary in their procurement; provided, however, that nothing contained herein shall be deemed a waiver of Les- sor's discretion or prerogative wit respect to the issuance of any such permit, certificate or license. 6 d. Subject to the provisions of Section c, all improvements (except trees and landscaping) constructed upon the Leased Premises shall be the property of Lessee. e. Nothing contained in this Lease shall be construed as constituting the consent or request of Lessor, expressed or implied, to any contractor, subcontractor, laborer or materialman for the performance of any labor or services or the furnishing of any materials for any improvements of the Leased Premises or any alteration, addition or repaid thereof. Any contract entered into by Lessee for such labor, services or materials shall provide for the waiver of any claims against Lessor or the Leased Premises which may arise as a result of such contract, unless otherwise agreed to by Lessor or unless otherwise provided for herein. Lessor shall be permitted to erect any and all reason- able signs and notices necessary to give notice of its intention to not be liable for the furnishing of any such labor or materials. 9. Maintenance and Repair. a. Lessee shall, at Lessee's sole cost and expense, maintain the Leased Premises (including all improvements, addi- tions, alterations, substitutions and replacements thereto), in good repair and appearance during the term of this Lease, ordinary wear and tear excepted, and Lessee shall with reasonable promptness make all structural and non-structural, and ordinary 7 and extra-ordinary, repairs of every kind and nature which may be required upon the Leased Premises during the term of this Lease. b. Lessee shall maintain all portions of the Leased Premises and the sidewalks, culverts, and passageways within and adjoining the same in a clean and orderly condition, free of dirt, rubbish and unlawful obstructions, and, if the premises are operated in the winter, Lessee shall maintain the premises free of snow and ice. C. Lessee hereby waives all right to make repairs at the expense of Lessor as may be provided now or hereafter under the laws of Colorado. d. Lessee shall have no obligation to maintain or repair the Leased Premises in accordance with this Paragraph 10, but Lessor may do so at the expense of Lessee if necessary to preserve the Leased Premises and if after thirty (30) days' written notice of the necessary maintenance or repair such has not been performed by Lessee. 10. Insurance. a. Lessee will, at its expense, take out and maintain throughout the term of this Lease the insurance set forth herein- below in amounts not less than those specified with companies of recognized standing which are authorized to do business in Colorado naming Lessee, Lessor, and holders of mortgages and deeds of trust, if any, as insureds, as their interest may appear: 8 i. Public liability and property damage insurance covering liabilities, damages, costs, expenses, causes of action, suits, claims, demands and judgment in limits of not less than $100,000.00 with respect to personal injury or death to any one person; $400,000.00 and not less than $400,000.00 for personal injury or death arising out of one accident with an aggregate of $1,000,000.00; and not less than $100,000.00 for damage to property. ii. Fire insurance with standard extended cover- age endorsement covering all improvements on the Leased Premises to at least eighty percent (80%) of their insurable value. iii. Such employee compensation and liability insurance as may be required under the laws of the State of Colorado. iv. Such other insurance as may be required from time to time under any federal, state, county or local law, ordinance or regulation. V. If at any time or from time to time during the term of this Lease, higher policy limits, or any of them, become customary in the area, Lessee shall, immediately upon receipt of written request therefor from Lessor, increase said limits to the amount or amounts of such higher customary amounts. b. Insurance claims on the Leased Premises may be adjusted by Lessee with the approval of Lessor. 9 C. Each such insurance policy shall provide that it shall not be cancelled without thirty (30) days' prior written notice to Lessor, Lessee, and holders of mortgages or deeds of trust. d. The original policies or duplicates, or certifi- cates or binders evidencing all such insurance shall be delivered to Lessor, and shall be available in Pitkin County, Colorado, for inspection during normal business hours. At least thirty (30) days-prior to the expiration of each such policy, Lessee shall obtain and deliver to Lessor a renewal thereof which complies with this Lease, and in the event of Lessee's failure to do so, Lessor, Leasehold Mortgagee or any holder of a mortgage or deed of trust is authorized to do so for Lessee's account with any and all costs thereof to be charged to Lessee. 11. Casualty. a. In the event any or all of the improvements on the Leased Premises shall be damaged or destroyed by any cause whatsoever, whether in the course of construction or after completion thereof, Lessee shall, at Lessee's expense, repair, replace or rebuild the same at least to their condition immedi- ately prior to such damage or destruction. Lessee shall commence the work of repairing, replacing or rebuilding said improvements within six (6) months from the date of the damage or destruction and shall proceed with due diligence to complete the same in a workmanlike manner. 10 b. All insurance proceeds received as a result of such damage or destruction shall be immediately available to and used by Lessee for repairing, rebuilding, or replacing such improvements in accordance with Paragraph 9. In the event that such insurance proceeds are inadequate for such repairs, rebuild- ing or replacement, Lessee shall pay the balance thereof. C. Notwithstanding anything in this Paragraph 11 to the contrary, if the improvements on the Leased Premises shall be damaged by fire or other casualty to the extent of 50% or more of their value immediately preceding such damage or destruction within the last ten (10) years of the term of this Lease, any restoration of improvements shall be at the sole discretion of Lessee. In the event that Lessee elects not to restore the improvements, Lessee shall promptly remove any debris and restore the Leased Premises to a safe, clean and level condition, at which time or at any time thereafter, this Lease may be ter- minated by Lessor, at Lessor's option, in accordance with Para- graph 14 hereof. 12. Eminent Domain. a. In the event that the Leased Premises are taken in whole or in part by condemnation proceedings or eminent domain, or in the event that Lessor and Lessee shall convey all or a part of said Leased Premises in avoidance or settlement of such condemnation proceedings, or threat of condemnation proceedings (any of which is referred to hereinafter as "The Taking") , Lessor 11 and Lessee herein agree as follows: If less than 100% of the Leased Premises is taken, then from the time of taking of physi- cal possession by the condemnor or proposed condemnor, the basic rent shall abate in the ratio that the area of the Leased Pre- mises taken bears to the area of the Leased Premises before such Taking; provided, however, in the event that in excess of 25%, but less than 100% of the Leased Premises is taken, or if the Taking shall render the remainder of the Leased Premises unsuit- able for the use to which is was put prior to the Taking, then at Lessee's option this Lease shall, with the consent of Leasehold Mortgagees, terminate. Any condemnation awarded, sale price or amount received in settlement, shall be apportioned between Lessor and Lessee as follows: i. First, to the Lessee - All amounts attribut- able to the value of the improvements con- structed on the Leased Premises. All costs of moving the museum exhibits. ii. Next, to the Lessor - The balance of the award. Any person or party claiming by, through or under Lessor or Lessee, respectively, shall share in any award, sale proceeds or settlement only out of the portion thereof allocati~d to the party by, through or under which they claim, provided, however, that in the event there is a mortgage or deed of trust under Paragraph 12 in which Lessor has joined so as to subject 12 Lessor's reversionary interest in the fee of the Leased Premises to the lien thereof, said mortgagee or holder of such deed of trust shall share first in the portion allocated to the Lessee under (i) above, and if there then remains a balance due from the portion allocated to Lessor under (ii) above. Lessee agrees to pay on demand to Lessor any portions of Lessor's award used to satisfy the balance due under any such mortgage or deed of trust. b. In the event of the Taking of the whole of the Leased Premises, this Lease shall terminate and all obligations of the parties hereto shall cease upon the taking of physical possession by the condemnor or proposed condemnor. 13. Hold Harmless. Lessee agrees at all times to relieve, indemnify, protect and save harmless Lessor from any claims and liability including reasonable expenses incurred in defending against claims and liability, for death or injury to persons or damage to property that may in whole or in part arise from or be caused directly or indirectly by: a. Any dangerous, hazardous, unsafe or defective condition of, or in or on the Leased Premises, of any nature whatsoever which may exist by reason of any act, omission or neglect of or by any use or occupation of said Leased Premises by Lessee, Lessee's agents, employees, licensees, permittees or invitees. b. Any operation conducted upon or any use or occupa- tion of the Leased Premises by Lessee's agents, employees, 13 licensees, permittees, or invitees under or pursuant to the provisions of the Lease or otherwise. C. Any act, omission or negligence of Lessee's agents, employees, licensees, permittees or invitees. d. Any failure of Lessee, Lessee's agents or employees, to comply with any applicable federal, state or municipal law, ordinance, rule or regulation. 14. Default. a. If at any time after the commencement of the term of this Lease and of the events set forth below in this Paragraph 14 (hereinafter "Events of Default") occur, Lessor or Lessee may with one hundred twenty (120) days' written notice to the other party at the address provided herein terminate this Lease. i. Lessee shall default in the observance or performance of any covenant or provision of this Lease, other than payment of rental, and such default continues for thirty (30) days after notice in writing of such default from Lessor; provided, however, that any such default which cannot be cured within said thirty (30) days and which Lessee shall in good faith and with due diligence be proceeding to cure shall not constitute an Event of Default; ii. A voluntary or involuntary petition is filed by or against Lessee under any law for the purpose of adjudica- tion of Lessee as a bankrupt, or for the extension of time of payment, composition, arrangement, adjustment, modification, 14 settlement or satisfaction of the liabilities of Lessee, or for the reorganization of Lessee under the Bankruptcy Act of the United States having the same general purpose, or a receiver is appointed for Lessee by reason of insolvency or alleged insol- vency of Lessee, and such adjudication, order, adjustment, decree, custody and supervision has not been vacated or set aside or appeal taken or otherwise terminated or permanently stayed within one hundred twenty (120) days after the date of entry or beginning thereof; iii. Lessee shall abandon the Leased Premises; iv. Failure to pay rent upon terms of this Lease. Provided, however, that in the event Lessee fails to pay the rent in accordance with the terms of this Lease and Lessor elects not to terminate the Lease, Lessor shall be liable for a penalty of Twenty Dollars ($20.00) per day from the date such rent becomes due until it is paid. b. Upon the occurrence of an Event of Default, Lessor shall have the immediate right to take possession of the Leased Premises until such time as Lessee has cured such default, is current in the payment of rent, and has paid to Lessor any and all costs and fees incurred by Lessor as a consequence of such default; provided, however, that Lessee shall be entitled to regain possession of the Leased Premisses upon termination of this Lease and full payment of all amounts due Lessor in accor- 15 dance with Paragraph 3 hereof. No taking of possession shall be construed as an election of Lessor to terminate this Lease. C. In the event that Lessor at any time terminates this Lease for any Event of Default, in addition to any other remedy Lessor may have, Lessor may recover from Lessee all costs and expenses, including any reasonable attorney's fee, that it may incur by reason of such default. In the event Lessor takes possession of the Leased Premises and elects not to terminate this Lease, it shall be entitled to specifically enforce the provisions of this Lease relative to payment of rent and recover an amount equal to the total of all rent and taxes and other charges which Lessee would have paid periodically during the remainder of the term of the Lease or until such time as this Lease is terminated in accordance with Paragraph 1 hereof. d. In the event that Lessor shall default in the observance or performance of any covenant or provision of this Lease to be performed by Lessor and such default continues for thirty (30) days after notice in writing from Lessee, Lessee shall be permitted to terminate this Lease. e. The provisions of Paragraph 14 above relating to bankruptcy shall apply only with respect to that Lessee which is the then owner of the legal title to the leasehold estate. 15. Inspection. Lessee shall permit Lessor and its agents to enter into and upon the Leased Premises at all reasonable times and upon reasonable notice for the purpose of inspecting 16 the same; provided, however, that such inspection shall not unreasonably interfere with Lessee's use of the Leased Premises. 16. Estoppel Certificates. Lessee and Lessor shall, at any time and from time to time upon not less than ten (10) daysi prior written request by the other party, execute, acknowledge and deliver to Lessor, or Lessee, as the case may be, a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been any modifications, that the same is in full force and effect as modified and stating the modifications), and the date to which the fixed rent and any other charges have been paid. Any such statement may be relied upon by any prospective purchaser or encumbrancer (including assignees) of the Leased Premises. 17. Short Form of Lease; Releases. a. The parties agree to execute a short form of this Lease for purposes of recording in the real property records of Pitkin County, Colorado, in the form attached hereto. b. Upon termination of this Lease as provided herein, if requested by Lessor, Lessee shall execute and deliver to Lessor an appropriate release, in form proper for recording in the real property records of Pitkin County, Colorado, of all Lessee's interest in the Leased Premises, and upon request of Lessee, Lessor will execute and deliver to Lessee a written cancellation and termination of this Lease and release of all claims in proper form for such recording. 17 18. Lessor's Right to Perform Lessee's Covenants. If Lessee shall default in the performance of any of Lessee's covenants, obligations or agreement contained in this Lease, other than the obligation to pay rent, Lessor, after thirty (30) days' written notice to Lessee (or shorter notice if any emer- gency exists) of such default, may (but without any obligation so to do) perform the same for the account and at the expense of Lessee, and the amount of any payment made or other reasonable expenses, including reasonable attorney's fees incurred by Lessor for curing such default shall be payable by Lessee to Lessor on demand. 19. Lessee's Right to Perform Lessor's Covenants. If Lessor shall default in the performance of any of its covenants, obligation or agreements contained in this Lease, Lessee, after thirty (30) days' written notice to Lessor (or shorter notice if an emergency exists), of such default, may (but without obliga- tion so to do) perform the same for the account and at the expense of Lessor, and the amount of any payments made or other reasonable expenses, including reasonable attorney's fees, incurred by Lessee for such purpose shall be paid by Lessor to Lessee upon demand, or if not so paid, may be deducted from the next payments of rent becoming due. 20. Notices. Wherever this Lease provides for notice from Lessor to Lessee, or from Lessee to Lessor, or by Lessor or Lessee to any Leasehold Mortgagee, or wherever the law requires 18 or gives the right of serving a notice, the same shall be served in person or by registered or certified mail postage prepaid, addressed to LESSOR as follows: City of Aspen c/o City Manager 130 South Galena Street Aspen, Colorado 81611 and addressed to LESSEE as follows: Aspen Historical Society 620 West Bleeker Street Aspen, Colorado 81611 and addressed to the Leasehold Mortgagee at the address specified by the Leasehold Mortgagor in writing by notice addressed to the Lessor and Lessee in the manner prescribed by the Paragraph 20; provided, however, that Lessor and Lessee may, at any time change the place of receiving notice by written notice of such change of address to the other; provided, further, that nothing herein contained shall preclude or render inoperative service of any notice that Lessor may desire or is required at any time to give or serve upon Lessee in any manner prescribed or permitted by the laws of the State of Colorado. Service by mail as herein pro- vided shall be effective three (3) days after mailing. 21. Successors. a. This Lease shall be binding upon and inure to the benefit of the parties hereto, their assigns and successors and personal representatives. 19 b. The term "Lessor", as used in this Lease shall be limited to and mean and include only the owner or owners at the time in question of the fee simple reversionary interest in the Leased Premises. The covenants and obligations of Lessor con- tained in this Lease or provided by law shall be binding on Lessor, its successors and assigns, only during and with respect to their respective successive periods of ownership. 22. No Power to Charge Reversion. Except as otherwise provided herein, Lessee shall not have the power to do any act or make any contract which may create or be the foundation for a lien upon the estate of Lessor in the Leased Premises. 23. Modifications. This Lease may be modified only by written agreement signed by Lessor and Lessee. 24. Description Headings. The descriptive headings of this Lease are inserted for convenience in reference only and do not in any way limit or amplify the terms and provisions of this Lease. 25. Remedies. a. No right or remedy conferred on or reserved to Lessor or Lessee is intended to be exclusive of any other right or remedy herein, or by law provided, but each shall be cumula- tive and in addition to every other right to remedy given herein or now or hereafter existing at law or in equity or by statute. b. No waiver by either party of any default or breach by the other of any of its obligations, agreements or covenants 20 hereunder shall be a waiver of any subsequent default or breach of any obligation, agreement cr covenant, nor shall any for- bearance by Lessor to seek a remedy for any breach by Lessee or any forbearance by Lessee to seek a remedy for any breach by Lessor, by a waiver by Lessor or Lessee, as the case may be, of its rights and remedies with respect to any subsequent similar breach. 26. Attorney's Fees. In the event that any provision of this Lease is litigated, the prevailing party shall be awarded its reasonable attorney's fees. 27. Specific Performance. Lessee agrees that it will complete Phase I of the improvements to the Holden Marolt Barn within thirty (30) months of the execution of this agreement. Phase I includes: a. Structural repairs to west cantilever roof b. Structural repairs to roof trusses C. New roof, new fascia board, 4" urethane insula- tion, plywood backing, wood shingles d. Reconstruction of the loading dock e. Reconstruction of eleven windows, storm windows f. Replacement of six large doors g. Retinning lead-to shed h. Door replacement at shed and addition of stairs i. Re-siding of "skirt" board on the perimeter 21 November , 1989. 3. The rentals to be paid by Lessee and all of the other terms, covenants and conditions of this Lease are set forth in that certain Lease of even date herewith executed by the parties hereto covering the Leased Premises. This instrument is merely a short form and memorandum of said Lease and is subject to all of the terms, covenants and conditions thereof, each and all of which are hereby incorporated by this reference. IN WITNESS WHEREOF, the parties have executed, acknowledged and delivered this Short Form Lease as of the day and year first above written. LESSOR: CITY OF ASPEN, COLORADO BY.55*-7Â«kl Â«~,-'1F~11 - ~William L. -Stfirling, MayolÂ«--2 ATTEST: Kathryn P/Â· Koch, City Clerk LESSEE: ASEJEN HISTOBIâ‚¬AL SOCIETY (/ 1 l.u< 1 % I Carl R,-,BergrÂ«n, PI~kident -9-IE F / 1 % ac./Â«1 T. Rick N6wton, Ni~e President- (NOTARIAL CLAUSES ON FOLLOWING PAGE)/ 2 STATE OF COLORADO ) ) SS. County of Pitkin ) The foregoing instrument was acknowledged before me this /Att day of-1--92-241Â·99 7,61 L) , 1989, by William L. Stirling as Mayor ;and Kathryn S. 'Koch as City Clerk of the City of Aspen, Colorado. WITNESS MY HAND AND OFFICIAL SEAL. My commission expires: .Obi 1- h \ 94 1~0.YJixi di:) (1- 0-k,i-~0.Ell.) Notaft Public / 9/1 4 62[Â£,72Â»-3\ 0Â«x- 1 Pc_- Address/ ' STATE OF COLORADO ) ) SS. County of Pitkin ) The foreg8ing instrument was acknowledged before me this </720 day of--9-7,-74Lgo,7 0Â«2 , 1989, by Carl R. Bergman and T.Rick Newton as officers of the Aspen Historical Society. WITNESS MY HAND AND OFFICIAL SEAL. My commission expires: ,/ 1 1.-4 iril :d~~ 191440 j.th ~,.</-4 1,;Ark./ NotaryÂ¢ Public /,87 0.42Â£.11-,u , daÂ«,i 4, j , AddressJ 3 lSPEN SURVEY ENGINEERS, INC. 110 S. Galena St. ispen. Colorado 81611 13031 925-3816 LEGAL DESCRIPTION LEASE AGREEMENT CITY OF ASPEN TO ASPEN HISTORICAL SOCIETY (MAROLT PROPERTY) A TRACT OF LAND EE1NG A 1.9 ACRE MORE OR LESS PORTION OF THE MAROLT RANCH AS PLATTED IN PLAT BOOK 12 AT PAGE 1 OF THE PITKIN COUNTY RECORDS SITUATED IN SECTION 12 TOWNSHIP 10 SOUTH. RANGE 85 WEST OF THE 61:h PRINCIPAL MERIDIAN. CITY OF ASPEN. PITKIN COUNTY.. COLORADO DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER ( A NUMBER 5 REBAR WITH CAP 16129) WHENCE THE WEST 1/4 CORNER OF SECTION 12 BEARS N 60 48'08" W 1.939.53 FEET AND THE ELM MONUMENT "AZIMUTH" BEARS N 67 38'50"W 1.704.45 FT. THENCE S 00 47'05"W 337.72 FT. TO A Nt.JMBER 5 REBAR WITH CAP 16129: THENCE S 78 41'46"W 162.68 FT. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 15 21'05"W 168.19 FT. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 11 45'31"W 185.26 FT. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 20 00'E 103.52 FT. TO A NUMBER 5 REBAR WITH CAP 16129; THENCE S 71 20'25-5 222.73 FT. TO THE POINT OF BEGINNING CONTAINING 1.90 ACRES MORE OR LESS . EXHIBIT A -Â· - f.4 ' 17. VÂ«,9 //Â» a . 44== . . hr=22Â« e f Â«1\ - : 1.\F r h . A , 9/~ 6 Â¥ 4 1 TliÂ»,Â¥Â·~. 4Â· 2 j %14321:1:.3.11*~t OLF COURSE ~ 1' *- -*i10%34Â»0:,A BrVIÂ·sg 9 .n 1 VPet . n.0 C PffÂ«= & e %44- 7/ 9/Pt OP ..4 4 #P 1 3%ARK 1 404&82 7--1/\.....k\At,\\\ tox....Fifc -7 4 1 -4~ 4, ,Â¢ al Nt #JLBJ. 499'Â·1Nr,ty~3> .. C -r=./ 7 sve. 1Â»12 i 0 44.8.94 "fr . h >9;j 4.3i~f3~/9i:A::/4- -444:....:ti*7 Â·'.0>,Â·7Ff.~Â·,~.4~ * (11/P # 4 **f*/*r".iwjd Qy J â€ž4<*6 4,43 c . 44.14 /44*<34.-#9)ta~.ki?~3.4/.es, 40*u~---9 2 2 6 2 -~44%<44*44#440.7-n -- ---~9=, \ .. ....... ar ~ Â» 6 .:j ......14.Â»Â«h.11.Â«44/+UN~} c. /, tk. u,Â»i.. f;44/ 4449*11 1 \72â‚¬t. / U,k h.,144. ve rk/*C:z>*A lowl- 7 ./ A/ \ Â·Â· r * ' a I .... I. D . f f/4/(:--/ ?i~.t~j#ki34~4'...t.j' - /7. 4% I . ; iyd 4 //2 4. 5,4.4./t f-% ..f if>. /7/ 7 ..42.$.3 $ ...2 4- j i f .. ...... .. . (P tz...:.,4.. 'i'ExtifalÂ»~~ .. ... ..... t. .ht:N:.)41. . 1 4 . h Â· cil v Â· Â·Â· Â·Â· PATTILLO ASSOCIATES - STRUCTURAL CONSULTANTS March 23, 1989 Aspen Historical Society c/o Graeme Means P.O. Box 4956 Aspen, Colorado 81612 RE: HOLDEN/MAROLT BARN Analysis of Existing Structure Project #89006 SCOPE This report is the result of a structural analysis of the existing "barn" structure on the Holden/Marolt property in Aspen, Colorado. We understand that this information will be used in consideration of converting the building to a public museum. The analysis includes checking the adequacy Of the gravity support systems using modern design loads and material properties. Also checked was the lateral stability (wind resistance) of the building. TYPE OF CONSTRUCTION The structure is of "post and beam" construction using rectangular heavy native timber members and is approximately 100 years old. The building is rectangular in shape, approximately 32 feet by 60 feet with a 6 foot loading dock along the west of the building. The loading dock is covered by a cantilevered roof eave. The main roof clear spans the 32 foot width with seven heavy timber and steel rod trusses spaced at 10 feet on center. The roof is composed of 2x8 rafters spanning across 8x8 timber purlins which span between each truss. The roofing material is corrigated metal over lx6 planking. The wall construction comprises two overlapping layers of lx6 lumber sheathing. This wall sheathing is attached directly to the heavy timber posts, beams, and diagonal sway braces. Each short face of the building has three 3 foot wide by 6 foot windows. Each long face has three 3 foot wide by 6 foot windows and three 4 foot wide by 7 foot door openings. The floor surface is 2 inch planking supported by 2x12 joists. The floor joists bear onto four rows of timber beams and posts in a 3 to 4 foot tall crawl space. Each bearing row rests on grouted stone masonry strip footings which extend into the soil to an unknown depth. Small square holes (approximately 3 feet by 3 feet) penetrate the floor structure over three 5 foot by 6 foot by 5 foot deep pits. The walls of the pits are partially lined with stone masonry which are incorporated with the strip footing foundations. P.O. BOX 751 0 GLENWOOD SPAINGS, COLORADO 81 602 0 [303] 945-9695 Holden/Marolt Barn March 23, 1989 Page two ANALYSIS OF STRUCTURE Personnel from Pattillo Associates have made two site visits to inspect the Holden/Marolt barn to measure material sizes, check the quality Of lumber, review connection details, and to check for any signs of building instability. In general, the structure is in good condition. Most joists, beams and posts are free of decay or other signs of deterioration. Calculations also show that most of these structural elements meet present building code requirements. Overall, there appears to be no instability of the structure; the walls and floor are approximately level and plumb, and little or no cracking was observed in the foundation. Following is a summary of five general areas of the structure and an outline of specific areas that need attention. In addition to these areas, there may need to be minor repairs throughout the structure, such as an occasional cracked or decayed joist that needs replacement. Roof At their present span and spacing, the roof joists meet local building code load and deflection requirements, although the 8x8 purlins which transfer load from the joists to the trusses have inadequate shear capacity. A single 2x8 needs to be added alongside the 8x8 purlin and together they need a steel hanger to support them at the truss bearing points. The heavy timber trusses are in remarkably good shape for their age. The design leads US to believe that it was probably originally engineered. The only portion of the truss which does not appear to meet present code requirements is the connection between the sloping top cord and the horizontal bottom cord. This connection may be remedied by through-bolting a steel plate to each side of each connection. Floor The floor appears to have been designed for heavy equipment and machinery; as a result, the floor framing presently meets, and in most cases exceeds, building code live load requirements for the museum type loadings proposed (100 PSF for assembly areas, per UBC 1988). However, some repairs will be needed because of the holes in the floor framing above the pits in the crawlspace. New joists and floor decking will need to be added at these areas. Holden/Marolt Barn March 23, 1989 Page three Foundation No foundation problems were observed. The timbers used for the beams and posts in the crawlspace are of adequate size to transfer gravity loads to the masonry foundation. While the exact construction a nd bearing depth of the masonry strip footings are unknown, there are very few signs of any distress (i.e., cracking) to the foundation or in the superstructure. We can safely assume that if the foundation is in this condition after 100 years, it will be suitable for the building's new intended use. As a precautionary measure, we suggest that the types of materials used in the restoration be compatible with the rustic character of the building. Sheetrock or plaster materials, for example, tend to exhibit more signs of structural movements. While little distress can be found in the superstructure, it is all of wood construction, which is very forgiving of foundation or framing movement; therefore, signs of potential distress problems with more rigid materials cannot be readily recognized. Exterior Loading Dock and Roof The loading dock is the poorest part of the structure. Much of the joists and beams show evidence of decay and general deterioration and there are portions that have collapsed. We suggest that the entire loading dock be removed and rebuilt. The cantilevered roof over the loading dock is well below the requirements of the building code. The 6x6 members which pick up the roof support columns are greatly overstressed at their present span. We suggest cutting back the entire roof structure approximately two feet. Alternately, the eave structure may be rebuilt using larger cantilever members, although th is option would probably entail greater expense. Side Shed Structure The shed on the south side of the barn appears to have been added after the original construction and as with the main structure, is generally in good condition. The only portion of the shed that needs attention is the roof. The roof joists span too great a distance to meet current snow load requirements. A new beam supporting these joists at midspan should be added, along with new column(s) and associated footing(s) for support. SUMMARY Even considering the corrections outlined above, the main barn structure is in remarkably good condition for a building built in the late 1800's. The floor structure is strong and well founded, Holden/Marolt Barn March 23, 1989 Page four and the roof structure only needs minor additions to meet present codes. The most restoration work is needed at the exterior loading dock and side shed roof. Overall, the building is structurally sound, and after the outlined repairs, should provide many additional years of useful service. Please be aware that our investigation has necessarily been limited to those conditions which are readily observable in the building. Other conditions may exist which warrant structural repair. Periodic observations of the repairs and renovation by a qualified Engineer are recommended. Specific repair plans should be prepared by a Professional Engineer prior to commencing any work. This completes our report. Please contact me should you have any questions or require additional information. sinterely, 001111110#04%4. -.----- .1. Pattillo, P.E. 4* HE!*p'% .. A 404-59 RMP/kmk 2%: El :3 wpfile:HOLDEN **:,8 16794 00 4 % 4-0.9/ Â¢Fyi- 2 %39.211:.569 04,94,222- *rm"11 um,t e.... 4 .* E HOLDEN-MAROLT RANCHING AND M!:!ING MUSEUM INFORMATION SHEET The Aspen Historical Society is dedicated to preserving, protecthig, and promoting the hist iry of Aspen and the Rearing Fork Valley for the benefit cl present and future serferations. THE PROPERTY: The site and associated structures are the last remaining in Aspen and Pitkin County representing the silver mining and ore reduction process and represent state and nationa! historic significance. Equally important is the site's "second history" representing ranching, the major economic force in the Roaring Fork Valley for niany of the quiet years. Built in 1891 by Ebon Holden, the Holden Smelting and Milling Complex was a smelting company for Aspen's silver industry. The lixivation works was an early day ore separation process, utilizing leaching to concentrate silver ore for shipment on the Colorado Midland Railroad. At one time the largest of its kind in the world, the plant was five stories high and had the tallest smokestake in Colorado when it was built. The sampling works building and salt shed still stand. A spur of the railroad was constructed to reach the special loading dock on the side of the sampling works. Sometimes known as the "grainery", it was used as a barn by the Marolt family in the twentieth century. THE PLAN: Located between Castle Creek Road, Colo Highway 82, and Castle Creek the property is owned by the citizens of the City of Aspen. The Society seeks a long- term lease for 1.9 acres of the property including the structures known as the "Marolt Barn" and shed. A long-term lease is essential before the fund-raising for the project can be done. A three-phase plan for the on-site preservation of the structure and the property has been developed. Phase I is the restoration of the shell and provides the structural repairs, stabilization, and new roof required for a hundred year old building. Phase 11 is for the museum amenities including heating, restrooms, and interior finishing. Phase 111 is museum exhibits. A total cost estimate for the first two phases is $186,000, including labor. Labor costs could be significantly reduced with volunteers. The museum concept will include educational and interpretive presentations. It will be a hands-on historical resource complete with demonstrations of old equipment, historic displays and talks about the history of the area. The Society's goal is to have a living museum where the visitors can find a vantage point to look back on the valley's history. OUR SUPPORT: The Aspen Historic Preservation Committee has endorsed our efforts to restore the Marolt barn for a ranching museum. (June 16, 1988 memo) "The (City of Aspen) Council endorses the concept of an Historic Ranching Exhibit on the Marolt Property as an amendment to the Aspen Area Comprehensive Plan ..." (Resolution No. 20, Series 1988; July 25, 1988) The City of Aspen has designated the site a historic landmark pursuant to Section 7-703 of the Land Use Code. (Ordinance No. 45, Series 1988; December 12, 1988) "The Community will benefit from having the historical society care for the historic site and buildings." (Editorial, Aspen Times, March 16, 1989) "Given the proximity of the site to downtown...a wonderful opportunity exists for interpreting the mining and ranching history of the Complex for the citizens, as well as visitors." (Colorado Historical Society, Christine Pfaff, Preservation Planner) THE COMMITTEE: Mark Howard, Project Chairman 925-4399(w); 963-3897(h) Carl Bergman, Aspen Historical Society, President 925Â·-5550(wh 925-7199(h) Rick Newton, Aspen Historical Society, 925-7973(w); 923-4939(h) Graeme Means, 925-9150(w) Mark Fowler, 925-1230(w) John Moore, 925-9416(h) Christie Kienest, 925-8921 (h) Roxanne Eflin, Historic Preservation Planner-City of Aspen liaison, 920-5090 *738 30 Â¥1 ,. i' M.L r i . Gl' 00 * 4.4/ - -- LF 1/1 8 7/ '20 1 < 222 7ft.E ,Ti 2 4 Py e i l GRAVEL ROAD * 1 1 -2 HIGHWAY 82 1 -b- AREA 1 90 ACRES +/1 f 1 ----- 1 11/ 1 2 1 1 1 ul ~ 10' GRAVEL ' e . f + TRAIL 'r 1/ 1 i /, 1 T \ \ ~ B in R N \ \ \ Â¥% - e 16 ' la. â‚¬ , i j b H L U \ 4 78Â° 4* 2 - 162.68 92 .9811 At. SO,LthOO S ,2/.'LEE LEGAL DESCRIPT1ON A TRACT OF' I.A-ND BEING A 1.9 ACRE MORE OR LESS PORTION OF THE MARALT RANCH AS PLATTED IN PLAT BOOK 12 AT PAGE 1 OF THE Pl'I'KIN COUNTY RECORDS Sl IUATED IN SECTION 12 TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE Gth PRINCIPAL MERIDIAN. CITY OF ASPEN. PITKIN COUNTY. COLORADO DESCRIBED AS FOLLOWS BEGINNING AT 'IllE NORTHEAST CORNER C A NUMBER 5 REDAR WITH CAP 16129) WHENCE THE WEST 1/4 CORNER OF SECTION 12 BEARS N 60 40'08" W 1.939.5.1 FEErr AND THE BLM MONUMENT ''AZIMUTH" BEARS N 67 38'50"W 1,704.45 FT THENCE 0 00 47'05"W 337 72 FT 11) A NUMBER 5 REBAR WITH CAP 16129: THENCE S 78 41'46"W 162.68 FT. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 15 21'05"W 168.19 FT TO A NUMBER 5 KEBAR WITIi CAP 16129: 77!ENCE N 11 45' 31"W 185 26 FT. TO A NUMBER 5 REBAR WITH CAP 16129: THENCE N 20 00'E 103.9 2 PUL '17) A NUMBER 5 REBAR WITH CAP 16129: THENCE S 71 20'25"E 222.73 FT TO THE POIN'r OF BEGINNING CONTAINING 1.00 ACRES MORE OR LESS. fi) S 00Â°47'05'W 337.72' I , r / ,\ 1: ':Il 1 - - .1\ 1\ - //5>fill 1 1 .. ! 1% 111 1 11] :j , 1 f.. ..lili 1 11 1111''lili - 1 .2- ' 1 ,- No *373=F 1 7 ELEVA~T- RD N 1/a"=1' I _01 ~01 L r-+~1 ir-r--1 1- L=i ILL.O IL-1-1. 1 i.!11'111:1111:11 lili I % I - - 1 li : ' ''1 11'11 1- k H i 5:~il 1 51 ':~ j ~~~~;i 0 - 1 E uzztz ' I~ ' ,! EFil -i ''Â· ri'!1. : i ' ill'!p: -12- 11' r . ill:i 1 C .:i'. L 'Flili i & lilli. !: . i. : .. .1 :! 11!. ' . 1 i:'li i 1 ilch: .Ph ! ' 't : i l Â£ : 11 11 11 ;1 11 11 11 li 11 !1 1! 11 11 11 11 11 11 :1 11 'lli 1! ii 1, 11 it li Â·1 1: 11 11 11 1~ '. 11 IÂ· 1: ,: '' 1 1, ~ '. I. tl 11 :i T 1 lili, . f-, , - - E--1__EvÂ«T- 10 IN 1/ 4-"= 1 1 I I., a ~jj~--- -- VEM/rl MUNDN 84< DNekA!*16 W| DVO~AU-4 FJIN\DOU) 011â‚¬ (B>'R. 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I.A.4.- ~ *k., â€¢ I.B#/ .-/4... .. -- 1 1 ./ -,/ '! 11 b I '3(*FPP 1 - ,..'" 14# 4127#~cÂ·_<~Â£4 -4 a or--=i=:0~f:?1~74%Â» - m=!U- L h Jqf <,\ L Il. 11,(c 0-\Nhu, HOLDEN-MAROLT RANCHING & MINING MUSEUM . h44, ASPEN HISTORICAL SOCIETY ARCHITECTS: HPC FINAL SUBMISSION APRIL 19,1991 HEIDI HOFâ„¢ANN AIA GRAEME MEANS .94,4 - ' 13/g- 01 &5 ReÂ£:2'D TO MAIN-AIN i MIA* O.Le" PFLO Il -I-Â©P -5-fÂ©NE MASÂ©Nia>r *kI D COMFAC-rVD EAR.rl-+ _ 1 , ---1-C> rl# la 1-1. grÂ·gADE. A-T- AL.4-- -RAÂ·rlp v,/ CrfAMITE CAI.kS k.+15-F~* Plt-ja SE* A-7 ft,FL DIE- 1Â»1 63- ---- // â‚¬. ST=IQ. --........--__ _t -* PC)IN-MS 51+ 2-PAC* 5 %& 47 82- Pe-TÂ»-Il-S --0 + 0 I ./ 1 2//// S LÂ© Pe + 0 , IN 11 /1.1 AT-T-ACH P+A-N D AZA.1 L AS PE. k U.15 C- ./ f -1 - - U 7X / ... 9 3 06 633 1-0 s 1 DES- or e 1-A l-I> 1 N dr r - SE-e- A- 8 Ta:>k. 1~PZ:. -1-15./ L. 1/ 1 \ 1 U ~_-~_ _3 - ~L~2~~L__f ~ ju_-i- Â»~~~ -ic /Â»L_iÂ«~~- f 1~ ~~i~~I ~~ - /- , f-It- , .. 2 - '. C 1 C -. t-jo- 1 1 I - . .. 1 . . - - ... 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AS N*Â£*EMEJ> -1,- E- -------- - .-J --e<..... ...0.-- : 4 l IiiÂ« 1 1 / 1 + 1 , 1 lili lili / 1lll 1 1 lill Ili 1 1111 11 1 -6 771 li 11 111 11 [15[11 1 1 I li iii i>t I~ii 1 1 lilli 1 1 Ii i Int ' 4 1 1 Illili i -74 111 1 1, / 11 ! 1 - 41,, Ill 111 - 111- , 111 i, i !11 1 # 1 ~ 1773.11 ~ 1 ~ lili-Tl--I-1-111 1 Itl ;Iii 11 1 , lili 111 1 11 Ill Ill 11 1 1 111 1 11 111'11 '1 1 lili 1 - 91 lilli ~ili lit 1 iÂ·,::til ~till,. i;# 4 11.*,,, i 1 1 11 'ill, , *1 11 1 1 11 1 Ii ' 11 , : 3 i i 111 i 11 . lit 11 1 lili '1 "1 111 1 1 1! 0 lili 11 1 1 1 11111.111 1 1 1 11 1 1 1 1 1 ' 1 11 1 1 1-1111 1-lilit- 1 1 t{ lilli ll Â·il~ ~11 j 1 1< 1 li Il 11 illÂ· 1| l|~~111~ !1 1 1 ~1 !1il il!'11111!111 illillillill'llillililit: i iii 1 1 1 - 1,! 111 '!11!ii!!1111!111!1!!!1111'illti 1 t i 31 1 lilli::Iii!!i 'iii.:ei ?- f'' i 'fiji; :; - .I} I;i i ' 1 1-11.1 1 1 1 jilliii 4 1 11!Al te .4 -1 .4,4.4... t WEST ELEVATION E >3Â· t:~.i Â· 1/4"=1'-0" ; , i. 1 4 -- .440 , AL..I- k VJÂ¥:<, J , - - NER 001'CLA 01) WOO P t<DOP 4 1-; 11 I,1 1 1 1 1 ''.1.i lilli 1} f 1 Witdoobj ..fxi,4 fi 52/15+1 i .... TO MATCH EXE;E//40 li j I 1 5 f i' 11; itit !j': ------- - -$/ -I *. - I I 11; i ! ; ' ; 1 1 1 : j j i e; li...#-- .... 1 1 1 1 A i i ; 1 1 1 -.-- --,-1141rzv<I *000 OHINE:>Ls-m9O,7 1 , - \/819429 ConorrION 9 T711<6448'16 -- -- OF e,OST/Al& 45/9Â·0,467- Roze - - ------ 62â‚¬PO PRE UÂ©TALLATION " - - App ?9VTTEMÂ· 1.-496'4~teu'7212__I . ------ - ' - ~/ 733 00*VEL DM>/LA/El,L.Â·, 141_1 Â· A 'Ll' r i %1, 'U , ~U , U 1 1 --1 1 1 111 Lf dj/ i i t 1 1 1, !ll 3 .lilli 1 i ' . 11 -tÂ·i 41:11 1 . 1 i 1,/ f il lili i fi 1 - 11 Â· 1 1 I jill j i ===.==al/1.=#. 1'' ~Â· Cl i I , . 11 1 lit' 3.11 1 1 1~ i' 1 -1 ill 1 -4--.2 :1 1 1 1 - 1 11 i 1 1 1 1. 1 - lili 1 1 , 1 1 ,:i :1 --1 1 - &11 lilli'.1 -- i 1- 11 -IL 1 . Iii It I 1 1 11; {1 11 -1 i n ~ , i - 5- 11'ic i:.:t '' li 1 Ii I 1 -2%:ki .. 1 1 1 1 i , 1 1 I ~ iii li a 4*- L._. ~I i. +4, ' 1 E 1 i Plk:zx ' 1 i ' 1 1 ] 1 1 1 , 1 â‚¬-1--- m 1-, i:f K 1 1- / 'f. 1.1 1 --- :t ., â€¢ r't-- iii,tio i 11!, 5 I F t = t -4- L-- : lilli i:11 lilli li idill*-77 4Â»Jr ,~r-8-- -T- 4 1-1~. -IL.....~Ive,~ 1 11 1 4 3% .lk '. :4:.1- , B r....1 -. , : A , 5 -LJL-*7,;f #-20*-*4//~&~/0Â·6~~r *"I.4-0-1///Tr-fc,c:c~ 57*#4 ,4Â§~c-,W **,4.1. ~. .%Â» till li -9 4-1 4*44(,#, \ 29 +2~4~4<2.. 14.--3, .t, 1 If ..1 11 al :1 \ - a ..r < *'A #f&-'--22#bj /948v/06/Coy RUAB Aped:~ c~*b# '< 3<J .4. I 4# 4 BAMN Ceort - S \ â‚¬"4 Waâ€¢THEACD MgTAL pl Pâ‚¬ FAI~ - ATT*lti TO WALL - EAST ELEVATION ~ ..# 1/4"=1'-0" . .3 , .. I .... # A-A ''i 4.,â€ž: All \ 4 L 2,98 RAE ' =-Fk S (EL O.C. r -rk#v 'p~.... - . 4 -- 1.... .,6 t- Nk .,%, ..4.->.9.* W#*416.4 NORTH ELEVATION 1/4'= 1'-0" -9. . -. 1 A . A 1 1 -. . i - ...6....i - 1 -- v ' - 2*612!ELI:%/C>c>D -01/90~JAJ ~*- \6/000 -Â° *72 -- S+La.DE AND P,451-1-Â·WEAL -1-rPÂ£ 725 5- PISCASS..P \.400.-RAI+1.:Â¥cl- -. A A6 -1.-RE:..TE.t> JZ:>151-5 2- 16,~ Chc. - / S-112AIG:=re: N 4 -TE-MI AC>izAÂ¢2-1 L.>r BFEW#<:2. 1 - >CIL><111Â»<7>~C>arD 2. * 6 -r-12.#6.-r-Â».D k.111 Joer- /56448& -FILI*12- -TD I>EMO 6-11-Id>hi - b 'AL--------- < VE,2 <-146 RED#00.1) 1-111 M SCRE.)â€¢/eAP e- ,0 COl'NSU-l-T- *4/ A-RL!+1 1-120-7- plk.lek 14 At-L 565-2.31.-44- TEDIN-tsÂ· \â‚¬/5 *-1Â©'LA -to 11-1510-L_LATION Â£>F=- NE-1 1.42.%9:Â·ie~. , % Sc.42.j,JA//1 --- 1 /1-,. *i: 1- .. i e. -BJE.MOVZE 12><-15711-44- IRON RSÂ£)5 - 4 1 â€¢ - Â·Â· -<ir * 4% . , le*11CZAÂ¢aE &<-i 5-r-1 Ner X '' ~ # 3 0 ./ 1442 ... -6-2, 1.-ANDSCA.PS. 77,1(52.m- 2.42-Â©' C>,C. SE.I3O05-12 4--6 4 1-6 ./1 , --*--- // 7 --- IN +BAÂ·VE-L- 45 HECE*2 *â€¢t-* .rC>k GrÂ©OP i, 4/ / , lbEÂ»AINGE - DISCUSS 13>~424 k:Gr IN Fl*-1-0 '4*/ N A RO+ 1-rEk.=r Afnva -2,<.CAVA'rk>N /5, :4 DECK SECTION RKM OVE. 45><- 1 5-1-1 â€¢-4 or - 11/2"=1'-0" =flu--r-rsÂ¢ 8924*=a.- ~\~~----- *-- Â«Â«Â» #, ./ til . - -1. 10 ~ WEST EAVE DEMOLITION PLAN 2 *6' 1-*Gr 8<Â»R.DS -1-2:> 52 ZXLEE>40'ED 1/9'=1'-0" 1 N PLAC:.12. C>VE-R- Â·0,<JST-1 *...1 dr- /X <F'L-Â·a~~~~~CltÂ·Â·44;r i l - 17, r,~ 1,~.' ,/I..-Ill/,Ill......91........4.-//1 .... '7/ l i~. ',/ . 1 04. 11 1 1 11 1 1 1 1 i - --- - -- - il Â·fÂ·-8/ 11 .._'ll -- 11 It- ----- .-- - 11 1 11 | 1 u iil -- .-.4-.- . 1 ~ .:Er--=4 --_ LA L' I 11 1 1 156/Â£2 -Ta> 3-miki-t erri-4 EL-0-4 DRAâ€¢/INGrS -F;ADK. Pa-1-14{L-SÂ· 4 IN %*-rÂ»- 1 L--S I \. .9 ,Â·e, slz- All /'6 FDP. 5-TA. I R.. 4 --------- \/ NE>â€¢/ 84 8 FLS - L-ocÂ»-7331.- -. INSIDEC *PGre â‚¬_ 12:APIT-12- \ 2~ \ _ - _ - - -- - - - _. 31 SEE- A#bve 192>9:- CK.C.4.t s ah--r c- 1-:rr 14.2 1- 42 /1 \ ..? 4 1 J 4 49 / 12*.TZ- ILS XC- -- - - 1 43.C BE.LC>\4/ + i --------- -- t.1 AS SAO*' N . . ------l .-r ....- .... 1 1-142*v 468 R/5 ---- 4 / - 1 12-811.4,3:La.vre. 1 Â£' 12:.C,p -- - ji WEST DECK PLAN Â»=.5 5 84/ 4 %.~43'. 1/8"=1'-0" --trl WEST EAVE 1/T'=1'-0" >43 A+ 6, 191 q Â· 1,1 I. ,(27-r:Tr 1.- ...Â¥77r -14 - I. 1 , 4 . . I 4 4 - .UWÂ·. : Â« tÂ¢'' :Â¥9% I , 1 1 .1 31~__0 =r .P LA.Ye FAL driZAN ITE - ! OR-1-61-,eA PIN.5 --%- r-- A r---- - L -11 1 A." [34> R.De-12 2>TO NE. - Sowl D :51'EDNEL \Â·vAL-4.- -TZ:> Se - - LAID AO PER 2><lS-11 +4â‚¬r MASON Â£7 , t 12 CMU Â»/ALL- - *ROUT ------- C>N .SI-Te- - 11ASCÂ»4 Â»/ILL- DISCUS . Jit> 4-1 -4.42%1**~ Eveier O-T++Ek CeÂ· L.-1- 250 4-1 D v.4/ A.FULMi -"meT ZX>I-LIZCES DF /NJyh.64 7-1 E- -0 - 9.4,2 j h/ U,crl kl a- - ; =.,-Â·fÂ·:~~. i,-. 41&#A +* .41.-11%2%41â‚¬ 1 ir . /0 ~ 5 -,ivE AND MA+4 NER. C>F . 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