HomeMy WebLinkAboutagenda.hpc.20070711
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
July 11, 2007
5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: NOON-
I. Roll call
II. Approval of minutes - May 9, May 23rd, June 13th, 2007
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #31 )
VIII. OLD BUSINESS
A. Aspen Jewish Community Center - Cabin locations (30
min.) V1.f.,~~
IX. NEW BUSINESS
A. 435 W. Main Str~et - variance, stone material (monitoring)
(15min.) ~ -1;(] /
B. 500 W. Francis, Minor Development - Public Hearing (30
min.) 3..2
C. Frost Barn - FAR bonus (45 min.) /;;50 J.5
X. WORKSESSIONS
A. None
IX. ADJOURN 7:10 p.m.
P1
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Board comments
Applicant rebuttal (comments)
Motion
No meeting of the HPe shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
P2
PROJECT MONITORING
555/557 Walnut
701 W. Main
640 N. Third
314 E. Hyman, Motherlode
930 Matchless
205 S. Galena- Brand deck
134 W. Hopkins
212 W. Hopkins
920 W. Hallam
114 Neale Ave.
Aspen Arcade, 501 East Hyman
300 West Main Street
Smuggler Cabin, 1000 Matchless
Jeffrey Halferty
Mike Hoffman
308/310 Park
640 N. Third
Jewish Community Center
202 N. Monarch
320 W. Hallam Ave.
426 E. Main (Main and Galena)
Sarah Broughton
811/819 E. Hopkins
110 E. Bleeker
530, 532, 534 E. Hopkins (Connor Cabins)
100 East Bleeker
Doerr Hosier Center @ Meadows
406 E. Hopkins (Isis)
304 E. Hopkins (Elevation Restaurant)
Jewish Community Center
Smuggler Cabin, 1000 Matchless
Brian McNellis
629 Smuggler
Hotel Jerome
Jewish Community Center
Doerr Hosier Center @ Meadows
233 W. Main (Innsbmck)
332 West Main Street
Alison Agley
529 W. Francis
214 East Bleeker Street
205 S. Mill Street (Bruno's Deck)
P3
710 N. Third
Boomerang
501 W. Main Street (Christiana)
520 E. Durant (Ajax Bldg)
CONCEPTUAL APPROVALS THAT HA VB NOT GONE TO FINAL REVIEW:
508 E. Cooper (Cooper St. Pier Redevelopment)- Guly 12, 2006)
135 W. Hopkins- (August 9,2006)
Lift 11 Willoughby Park- (August 8, 2006) 2 years approved before final submittal
507 Gillespie- (March 28, 2007)
1llI ~.
P4
MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
435 W. Main Street, Aspen Jewish Community Center-Discussion of
Cabin Relocation
DATE:
July 11,2007
SUMMARY: HPC granted final approval for the Aspen Jewish Community Center on
January 24, 2007. The approval included off-site relocation of three historic cabins.
Because landing sites had not been determined last January, the following condition of
approval was adopted:
"Final resolution of Relocation should be delayed until a site has been
determined. To the extent that a new location site remains unresolved, this will
not affect permit review and issuance, although an approved relocation site is
ultimately a requirement."
Attached is a list of property owners who have expressed an interest in taking at least one
of the cabins, based on advertising that the AJCC completed some months ago. Staff
would like HPC feedback on the positives and negatives raised by these sites. In
addition, we have the following other suggestions in terms of City owned land;
Burlingame, City Hall, Art Museum, Golf Course, Glory Hole Park, Koch Park, Yellow
Brick, or warming huts/garden sheds at Marolt Open Space. At this time we have not
undertaken any in depth analysis of how these cabins might fit or be used on these public
properties. A meeting with Parks Department representatives is scheduled prior to the
HPC discussion.
P5
.....
o
o
N
M
~
::l
""")
...
o
Ul
nI
-
Ul
Gl
Ul ...
s::: Gl
.- -
J:I s:::
nI...
U 0
u Ul
.~ C
00
-.-
Ul Ul
.- Ul
J:Gl
Uc..
UX
..,W
.!l
c:
GI
E
E
o
u
z
o
i=
<(
u
o
...J
C c:
wa>
Ul5}
O<l:
D..a;
~ ~
D..cn
C>
c:
':Z
CD
'"
0>
w
Z....
Oeo
J:~
D..d,
....
'"
w
:!:
<(
Z'"
"0
.<::
"
Z
~
"
-'
."0 c:
>- .... -'S.!a CO'" ~CI) E
~ ~ -E ~~ ~ :3 ~:3 t1).g 1i
0) ~Q)CI) oma;;m.oO)~
.;; c: :J=c: .>,uQ,):JoJ2.!:Q)
.~ 'c ~~ CI)':O.5~ Q),a o~:J-o c:
'0 co 0 CD m.o 1-:5 .... 6,1- 0 ::I 'E
.Q :0 c: U .c' 0 m . a. ~; . ~ g Q)
-= m'E 0)- 0 U C1.l :J Q) c: -0 -0.- E
'" ._ c: CO,~t: ~ c: 0 c: 0 Q) c: R l=;:
~ oQ)'-:5,SC1):Ci5>C1.lo(6mffio
~ i~~u~C:Bo~.~a~~Q)
c: a.'O~m.c:ttio- "O'U;OC1.la>
o E tti Q..._CU'- .t: ~ '0 c: C1.l a.-c '0
o Q)..c: ~ -€;,' ,-2 0:.:: ffi m.- m c: ....
~ t:Q)E_mS;~]-ob2~0)~~
m 0 ~ ~iJ,-c:,1!! I:i a. a. :J .!: ~'Ci)
.!: C I c:~, 0), Q.l 0 E C1.l 0 ~.- :J
E ,- c m, a> "0 a> ~ J:: J:: 0 I 0
.- ,a .c...."o.ur.... > Q)a.....O J::
Q) B C Q,) (1).- c: .c '0 C1.l- 'Iii i:: Q) Q)
~~ Q)~~..c:~8~ffi.~~:5~~~
c"C U >-.c E 8 (1) m Q) t:: & J:: o.!: 5'
._m ~Q)=~,Q)DCQ)~ .2'OQ)~
~.c: a.~~_Do~oo~~~a.E
n>' o-c:Q)_-Q)c...._>mOQ)
- '0 - m 0 Eo,., - Q) 0._ c: - Q).~
Q)m Q).c:.;:: c2:C1.l-Q)'Ooa.a.
:!:~ ~-m~>-.;:::;~C)..t:Q) Q)oC
~~~=~~ ~'5Scl-a.~D-::I
..... ....J2Q)Q)ccu..c:c:o ..QQ)"C~o
3Q)J:::Ja.>Q).o '-Q)Q)Q)o.-.ou
o~Sooc>e~~""~>og'Ci)Q)
~IC)~~8~o.g<~~~~~'5:5
~
z
=>
o
u
z
:;::
f-
a:
I
'"
"
'"
.<::
a>
i=
ro
a>
c:
~
'iij
.<::
()
>-
N
'"
-'
>-
f-
Z
=>
o
()
z
:;::
!::
0..
'"
"0
c:
'"
:2
C>
I
.,;
."
o
a>
a>
o
c:
a>
i5
....
N
N
'"
.;,
N
0>
;::
o
o
o
N
0>
~
$
'"
'"
0..
~
a>
<D
C>
Q;
.0
"0
"0
CD
'"
c:
<l:
"0
c:
'"
0.
'"
(i;
1::
"
.0
<(
N
'"
'0 '"
~ ~ >.
B 'OC1.l 1::_'0 -Q) -0
c: - m Q) c: ~!l> c:
Q) Q)..c ....~m ~.Eb~
.~ ~Q) .8'0>' 5-a>5.:
0. c:ots ,,,,ot:: C1.l.c:8a>
x ~.!:o~ .__ ~
Q) Q)~ :!:::D>.O =Q)Q)c
~ ~i: :9B~~,(616~o
.c,g~ '5Q)0.!a~~-;.c:~
~ -Q) 0....~~.c~!1l-.s_iT\"'.
-0:' .2a.o_=>c~a;-gC1.lo
"l "Oa>E7"oc:mmo~~""Eo
~ - ~J::C1.l€ctI--
Q) Iii 8 ~ e i~ a ~ Q) .~ ~ ~
C1.l CC-oCmOC1.l:';:;O'OQ)C1.lm
5 ~30",oQ)m~mo.o.~
I .t:oe::::t?mo-o....EQ)Eli)
c: lIiLL ~o::( 8.9-0 5'~ CD B'O
._ c: LL Q) o..c Q) -C Q)
m-om._m.!: 'O..c-cQ)-Q)C1.l
>'(l)_.cU').c Q) c: Q)_ O)o.c::l.c: CU
a> c:~0>~_ l;;_.-c:_ Of-a>
........t:.... ..... .c ._> '" '" >
...... C1.l ~ c.. 0):';:; 0 > ....
.... oom cuO(l.)CCOQ)m_ ,0
~ "0 :2:.t: C1.l CU 7ij E .....0 Q) IS: ..c 0 ~.!:
~.g 'O,g m ~ ~ ~ _a. ::I t; Q) ~,g:c ....
a>r:. C1.l.c:> .....C1.l0....000-42
> 2:' Q):..c: -c ,~~ Q) 'Q)..t: 0 C .... '" u -
co'c ~ g ~ Q) CiS '0 ..c ~ O'l.~ ~ ~.g >0'"
a> a> o>'!: ..co e C1.l3.~ Q)=- 0 ~
>'E >C1.l,ooQ,)>.t>>>...."O........
COmC1.l0....c:o-m(l.)O(l.):J~.~
J: co::( E:E CU'l"'" c(f.)_.... E:5~_..c m
c:
"
0.
'"
<l:
E
:>
I~ ~
c: :>
15::;:
()1::
c:<l:
:.l2'O
:!::: C
a..E
III
'" .
a> '"
~(6
()ii:
a> '"
.<:: E
g 0
"'.<::
~~
~6
'" CD
~CD
eo....
N'"
c06
~N
CD 0>
c: '"
'" C>
E.E
- c:
a> c:
"0 a>
<l::x:
.0>-
a>",
m .2
uz
"<1"'"
'"
'"
'"
c:
:c
'"
"
'"
"E
~
'E
c:
a>
0.
.:l
C>
c:
'E
E
:;;:
(J)
"
::;:
;1;
'"
N
'"
N
0>
C>
c:
'E
'"
~
c:
.<::
o
-,
CD
~
z
::>
o
u
z
:;::
f-
~
c:
a>
a>
i5
c:
:g
a:
~
a>
>
."
>-
.0
c:
a>
c: 5}
!!1<l:
:n c:
<l: .;;
ai~
c: "
'" '"
-'0>
~'O
032
E ,~
a> '"
U c:
'= 8
o_~
:m~
5 e
<Do..
CD
'"
'"
eo
'"
N
0>
CD'"
"''''
",C)
"'~
,
0"<1"
N"<I"
0> '"
-1:
':Z
a>
c:
~
:>
-,
~
~
'" '"
,.,::;:
S:::"Q)
g~
.~.g
0::::;:
....
eo 0>
a>
Cl
,!l!
:>
'"
'"
'"
E
~
o
c:
CI)
'"
'"
N
eo
....
N
C)
-
'"
"
o
a>
5
~
.>1
"0
o
.<::
"
(J)
c:
a>
0.
'"
<l:
o
~
P6
"E Q)
~ :0
m~ (.) ~:~
- .->. 0 >
O:.Qo= -_('IJ
.!::!~ s~~ ~~.E
~oii;:.cffi c';-c
coo..c-cC"1'Q 2Q)Q)
O:Ec:ffi-5a. I em
Ulc:O.....:>-C ~.(ij.a
C:'-"'C Q) > c:: c.. Q..'(ij
:.c Q)~= '0 (lJ ::J X Q)
roO-~-Q) "'00).0
(JC~_Q)> <<IQ)>o
~ .ga (tl .c '+::;
ii)Q:iO<ll .s c:ro-
c:o.'-roCc o.r:.~
....xa-COQ) Q)E-::S
.EQ)"Eo~-: Q,)CO
Q)E-<3~~ ~~~
(Q~c '0- ~.,g.c_
:gu~~~e ~1n""
-g ~ c 0 g.~ 'in Q).E
~ {3 'c ~ ~ 5 -ci ('IJ 6,.~
:~ro.9~'-OQ)Q)roQ)
I~ 1U u ~ (J) ~ ~ rn g
::cffi2:cUict.i==.c(lJQ) .
roCf)Q)roQ)c~>.cQiQ)
.0._ Ul E d):C E 0):0<0;.. U
eQ)~g'Emo.cm~~
o.I 0.;:.._ U ul- U 0.1..1.
"" ,;
ro
D- O;
~ :>
~ [l!
.~ ~
f- Q)
c: Ui
Q) 0
C. 0>
'" '"
<l: -
N
...
~ 0>
LO <D
.... '"
eo <D
0 ,
LO
- N
N 0>
~
'" ~
.~ Q)
~ ili
'" (j)
0 >-
~ 'al
u co
- N
- -
1L~,
PB
MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
435 W. Main Street, Aspen Jewish Community Center- Setback Variance, Public
Hearing
DATE:
July II, 2007
SUMMARY: The Jewish Resource Center Chabad of Aspen requests HPC approval for a
sideyard setback variance related to their recently approved Community Center at 435 W. Main
Street.
The project is unchanged from HPC Final approval, however, at that time it was noted that an
additional setback variance might be needed because portions of the proposed playground were
not in compliance with a restriction on certain types of features being created more than 30"
below, or 30" above natural grade within setbacks. The site slopes downward from west to east,
and in order to allow the Community Center building and surrounding landscape features to be
on one level, excavation of grade at the west end of the property is necessary.
Staff finds that HPC approval of the variance is appropriate.
APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Design
Workshop, Inc.
PARCEL ID: 2735-124-81-001.
ADDRESS: 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen, Colorado.
ZONING: MU, Mixed Use.
SETBACK VARIANCE
The criteria for granting setback variances, per Section 26.415.110.C of the Municipal Code are
as follows:
HPC must make a finding that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; and/or
I
P9
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district.
STAFF RESPONSE: The applicant has provided drawings that indicate the relatively limited
area where a variance is needed. If the variance is not granted, the usability of a portion of the
playground will likely be reduced or eliminated.
The project as a whole was found to address the historic cabins on this site, and the character of
the surrounding neighborhood, in a successful manner given the larger programmatic needs of
the AJCc. At the time, HPC reviewed plans demonstrating that the ground floor level of the
entire project was intended to be on one plane. It is staffs understanding that the floor elevation
is driven by the existing elevation of the preserved cabins on the eastern end of the site. For that
reason, we support the variance because it maintains the landmark structures in an appropriate
relationship to historic grade, and promotes accessibility and efficiency in the design of the new
project.
Staff is addressing only the matter of the variance, and not any other aspects of the landscape
design represented in the HPC application. Restudy of certain elements, such as additional
softscape around the base of the historic cabins, were conditions of approval that will be
reviewed separately through the staff and monitor process.
RECOMMENDATION: Staff recommends HPC approval of a setback variance within the
required west sideyard of 435 W. Main Street as represented in the application reviewed on July
11,2007.
RECOMMENDED MOTION: "I move to approve Resolution #_, Series of2007.
Exhibits:
A. Relevant guidelines
B. Current application
2
P10
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING APPROVAL FOR A SETBACK VARIANCE FOR THE PROPERTY
LOCATED AT 435 W. MAIN STREET, LOTS A-I, BLOCK 38, CITY AND TOWNSITE
OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2007
PARCEL ID: 2735-124-81-001
WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Design
Workshop, Inc., has requested a west sideyard setback variance for the property located at 435
W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen; and
WHEREAS, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine that Section 26.4l5.lIO.B of
the Municipal Code, is met; and
WHEREAS, Amy Guthrie, in her staff report dated July 11,2007, performed an analysis of the
application based on the standards, found that the review standards were met, and recommended
approval; and
WHEREAS, at their regular meeting on July II, 2007, the Historic Preservation Commission
considered the application, found the application was consistent with the review standards and
approved the application by a vote of _ to _'
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves a setback variance within the required west sideyard of 435 W. Main
Street as represented in the application reviewed on July II, 2007.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of July, 2007.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
11:.8.
P12
MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Amy Guthrie, Historic Preservation Officer
FROM:
Sara Adams, Preservation Planner
RE:
500 West Francis, carriage house, Minor Review- Public Hearing
DATE:
July II, 2007
SUMMARY: The subject property is a 19th
Century carriage house located behind a two
story Victorian residence in Aspen's West End.
The carriage house has been altered over time
with two shed roof single story additions;
however the two story gable roof form remains
evident. The applicant requests minor
development approval to replace all of the
windows.
Staff recommends that HPC grant Minor Development approval with conditions.
APPLICANT: Jerry Murdock of Gell-MannlMurdock, LLP, represented by Trevor Everett of
Regan Construction.
PARCELID: 2735-124-10-007.
ADDRESS: 500 West Francis, Lots R and S, Block 27, City and Townsite of Aspen, CO.
ZONING: R-6, Medium Residential Density.
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
I
P13
the application to obtain additional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures setforth in Chapter 26.316.
Staff Response: The applicant proposes to rebuild all of the windows. The current windows,
specifically those in the historic two story portion, are not original and do not convey the
appropriate period of significance. Unfortunately, Staff does not have an historic photograph of
the carriage house to accurately restore the windows. We assume that historically window and
door openings were minimal on this outbuilding. Staff recommends that the applicant use double
hung wood windows, without numerous muntins and mullions, to better reflect the nineteenth
century era of the historic resource, and preserve the visual connection with the two story primary
residence. Original trim, if any will be repaired where possible.
3.5 In a replacement window, use materials that appear similar to the original.
Using the same material as the original is preferred, especially on character-defining facades.
However, a substitute material may be considered if the appearance of the window components
will match those of the original in dimension, profile and finish.
We assume that the large window above the door on the east elevation was historically an
opening with a solid door, or a window with minimal glazing. Staff is looking to HPC for
direction as to whether the window should resemble a style is more in keeping with the utilitarian
function of the outbuilding.
East elevation, facing Fourth Street
Looking west down the alley.
The applicant needs to enlarge a window on the north elevation, in the one story addition, to meet
egress requirements. Staff finds that enlarging the window for safety is appropriate and
recommends that the applicant meet the minimum requirement to reduce the size of the
alteration. The windows located along the north elevation are oriented horizontally, see Exhibit
B; therefore double hung replacement windows will not work. Staff recommends that the
applicant maintain the current style that is hinged on top.
2
P14
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Minor Development approval for
the property located at 500 West Francis, Lots R and S, Block 27, City and Townsite of Aspen,
Colorado with the following conditions:
I. The windows are replaced with double hung wooden windows, to be approved by Staff
and monitor prior to purchase and installation.
2. The second story window will be replaced with a style that expresses the original function
of the outbuilding- a combination of solid and glazing to be approved by Staff and
monitor. / ( (j :"dT''\L"J )
3. The windows on the north elevation are permitted to remain the same style.
4. The window on the north elevation required to be enlarged for egress is permitted.
5. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
6. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
7. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
8. The applicant shall be required to provide the contractor with copies ofthe HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPc staff as part ofthe building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
9. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
10. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
3
P15
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 500 West Francis.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights ofreferendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
A. Relevant Design Guidelines- Chapter 3 "Windows"
B. Photographs
C. Application
Exhibit A- Relevant Desil!:n Guidelines
3.1 Preserve the functional and decorative features of a historic window.
o Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operation and groupings of windows.
o Repair frames and sashes rather than replacing them, whenever conditions permit.
o Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as
is adding a new window opening. This is especially important on primary facades where
the historic ratio of solid-to-void is a character-defining feature.
o Greater flexibility in installing new windows may be considered on rear walls.
o Do not reduce an original opening to accommodate a smaller window or door or increase it
to receive a larger window on primary facades.
Replacement Windows
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
4
P16
o Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a structure.
3.4 Match a replacement window to the original in its design.
o If the original is double-hung, then the replacement window should also be double-hung,
or at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
o Matching the original design is particularly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
o Using the same material as the original is preferred, especially on character-defining
facades. However, a substitute material may be considered if the appearance of the window
components will match those of the original in dimension, profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
o Reducing an original opening to acconUnodate a smaller window or increasing it to receive
a larger window is inappropriate.
o Consider reopening and restoring an original window opening where altered.
5
P17
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR THE
PROPERTY LOCATED AT 500 WEST FRANCIS STREET, LOTS RAND S, BLOCK
27, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2007
PARCEL ID: 2737-073-38-004.
WHEREAS, the applicant, Jerry Murdock of Gell-MannlMurdock, LLP, represented by Trevor
Everett of Regan Construction for the property located at 500 West Francis, Lots R and S, Block
27, City and Townsite of Aspen, CO; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the
submittal materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC
with relevant information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation. The HPC
reviews the application, the staff analysis report and the evidence presented at the hearing to
determine the project's conformance with the City of Aspen Historic Preservation Design
Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the
application to obtain additional information necessary to make a decision to approve or deny; and
WHEREAS, Sara Adams, in her staff report dated July II, 2007 performed an analysis of the
application based on the standards, found the review standards and the "City of Aspen Historic
Preservation Design Guidelines"; and
WHEREAS, at their regular meeting on July II, 2007, the Historic Preservation Commission
considered the application, found the application for Minor Development met the "City of Aspen
Historic Preservation Design Guidelines", and approved the application by a vote of _ to_.
NOW, THEREFORE, BE IT RESOLVED:
That HPC approves the application for Minor Development of the property at 500 West Francis,
Lots R and S, Block 27, City and Townsite of Aspen, CO, with the following conditions;
I. The windows are replaced with double hung wooden windows, to be approved by Staff
and monitor prior to purchase and installation.
2. The second story window will be replaced with a style that expresses the original function
of the outbuilding- a combination of solid and glazing to be approved by Staff and
monitor.
P18
3. The windows on the north elevation are permitted to remain the same style.
4. The window on the north elevation required to be enlarged for egress is permitted.
5. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
6. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
7. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
8. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
9. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
10. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 500 West Francis.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
P19
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
[signatures on the following page
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of July 2007.
Approved as to Form:
Jim True, Special Counsel
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey Halferty, HPC Chairman
ATTEST:
Kathy Strickland, Chief Deputy Clerk
Exhibit B
P20
bedroom window to
be eolaIged for egress
page
P21
tf~1
:..~'~
,~ --- ~
Reaan ,
con~tructlon
970,923,0010
To: Historical Preservation Commission
From: Regan Construction
Date 6/25/07
Re; 500 W Francis
To whom it may concern,
Regan Construction is proposing to improve the windows of the carriage
house located behind the main residence at 500 W Francis. We are
proposing to rebuild all of the existing windows of the carriage house using
all original materials when possible.
There is one window located on the east side of the house, note picture
labeled carriage house. This window poses a serious safety concern to the
occupants of the house. The window is located on the second floor of
the dwelling. This window is mounted with a cabinet style hinge and is
easily pushed open. The safety concern is the bottom of the window is
the same elevation of the carpet. Should a child or any person fall
against this window they can easily push through the opening and fall to
the ground. We are proposing to replace this window with original
materials and have an awning style opening on the top half of the
window.
The only other window that needs to be replaced is located on the north
side of the house in a bedroom. This window does not meet current
egress codes with the City of Aspen. This window will be built with original
materials to meet current egress codes.
5YOO ~4
...---rrevor Evereff
Project Manager
Regan Construction
970- 27 4-6465
mailJed ex & packages-300 Puppy Smith #203-265, Aspen, CO 81611
email-teverett@.reganconst.com
phone-970-923-00 I 0
jax-970-920-0 132
lot2
P22
g:\support\forms\agrpayas.doc
02/01/06
Land Use Application
~
THE CiTY OF ASPEN
PROJECT:
ndicate street address, lot & block number or metes and bounds description of property)
ParcellD# (REQUIRED) 273S-1.2~/!~7
res
Name:
Location:
APPLICANT:
Address:
Phone #:
Name:
Fax#:
E-mail:
REPRESENTATIVE:
Address:
Phone #:
E-mail :""/"
t0u:\:--:
Name:
TYPE OF APPLICATION: (please check all that apply):
o Historic Designation
o Certificate of No Negative Effect
o Certificate of Appropriateness
IZI.. - Minor Historic Development
o -Major Historic Development
o -Conceptual Historic Development
o - Final Historic Development
o - Substantial Amendment
o Relocation (temporary, on or off-site)
o Demolition (total demolition)
o Historic Landmark Lot Split
EXISTING CONDITIONS:
---
(,.,/:J
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
P23
FEES DUE: $
....",~
7\<./
General Information
Please check the appropriate boxes below and submit this page along with your application. This information
will help us review your plans and, if necessary, coordinate with other agencies that may be involved.
YES NO
j(
o
~
o
Jl(
o
"
o
Does the work you are planning include exterior work; including additions, demolitions, new
construction, remodeling, rehabilitation or restoration?
o
Does the work you are planning include interior work; including remodeling, rehabilitation, or
restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a
building pennit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation
or restoration of a National Register of Historic Places property in order to qualiJY for state or federal
tax credits?
o
If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this
project? (Only income producing properties listed on the National Register are eligible.
Owner-occupied residential properties are not.)
o
o
If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
o Rehabilitation Loan Fund 0 Conservation Easement Program 0 Dimensional Variances
o Historic Landmark Lot Split 0 Waiver of Park Dedication Fees 0 Conditional Uses
from Growth Management Quota System 0 Tax Credits
o Increased Density
o Exemption
P29
~
<;l
l~
~
~ ~
~ -t
i ~
~ ~
p- (\l.
lJ)j t(
I
'-- ~I9r>F
~F
~
:;;:roc.?J" c'::
<J
~~
~~ /11.qz-V
16vJr
;:RIlNCiS ~/
P30
_"\-
~
~
DexOnline.com
.
;. ..'.:
Aspen Street Map 3
WJlil.RI~l
N8tkJnil
-.
III
Io!I\PKEY
'AK'Aft~kwy
:r'~=~
'CW,;~lKItn
cC;:.eow;nhov.nCt
1'S'\',Fnil'!cilst
'HR,;,H.rOId,~"CJ
KW."'-,\\>iv
r1lS~/tJlkdhOi'H:t'
""'~;MliyllllWl!fCt
,M:QMblii11r.lIRd
'RR.::1ROblnaonRd
$GSrnullltlrGrowe,~<'
WC:.WiIR.mlRlnchCt
:WJl' .
)0-
...
ID
III
s:
III
"CI
..
III
::l
Q.
III
..
...
It
It
..
t:\
c
a:
It
III
C 2005 Dex Media, Inc.
~~I
11 .? .JiI~. ~ ll\
~ ,1!~ ,-,
Reaan .
con~tructlon
970.923.0010
To: City of Aspen
From: Jerry Murdock
Date: 6/25/07
Re: Window improvements 500 W Francis
To whom it may concern.
I Jerry Murdock authorize Regan Construction to represent the Gell-
Mann/Murdock partnership LLP in regards the HPC application for
improving the windows at the above referenced address.
Regan Construction/Trevor Everett
601 Rio Grande PI # 119B
Aspen Co. 81611
970- 27 4-6465
970-923-0010
Gell-Mann /Murdock Partnership LLP
300 Puppy Smith Rd #203
Aspen Colorado 81 611
Phone: 970-920-5160
Thank you,
Jerry Murdock.
mail,fed ex & packages-300 Puppy Smith #203-265, Aspen, CO 81611
email--mregan@sopris.net
phone--970-923-0010
fax~970-920-0 132
P32
lofl
P33
~c.
MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Amy Guthrie, Historic Preservation Officer
FROM:
Sara Adams, Historic Preservation Planner
RE:
208 East Hallam Street, request for FAR Bonus - Public Hearing
DATE:
July 11,2007.
SUMMARY: The subject property
is a 3,888 square foot lot that is
located adjacent to the Red Brick
Center for the Arts and overlooks
the public trail that leads down to
the Post Office. A designated barn
occupies the lot, and it has
undergone extensive rehabilitation
to improve the structural system
and for livability added shed roof
dormers. In 2002, HPC approved a
large addition to the designated
barn, see Exhibit A. Fortunately,
the addition was never pursued and
the barn remains the only structure on the property, as illustrated in the map above.
Currently, the barn contains living space and a 352 square foot garage- 1,200 square feet of FAR
is built on the site. In the R-6 zone district, a 3,888 square foot lot is permitted to build 2,648
square feet of FAR (exclusive of available bonuses), which leaves a remainder of 1,147 square
feet of un built FAR on the property.
The applicant requests the award of 120 square feet of the 500 square foot FAR Bonus to convert
the garage into living space, 1 with the condition that 5 TDRs are severed from the property prior
to submitting for a building permit and the property will never be eligible for the remaining 380
square feet ofthe Bonus.
Staff finds that the application meets the criteria for a 120 square foot FAR Bonus and
recommends approval.
] The first 250 square feet of garage space is exempt from the FAR calculation; therefore, 51 square feet of the
garage count toward the FAR calculation. Converting the garage to living space will add FAR to the project. There
are no exterior alterations proposed for the conversion.
I
P34
APPLICANT: The Frost Barn, LLC c/o David A. Belford. 2950 E. Broad Street, Columbus,
OH represented by Mitch Haas of Haas Land Planning, LLC.
PARCELID: 2737-073-14-003.
ADDRESS: 208 East Hallam Street, aka "The Frost Barn", Lots D and E, Block 71, plus the
remaining portion of Trueman Subdivision Lot 4, City and Townsite of Aspen.
ZONING: R-6, Medium Density Residential.
FAR BONUS
The applicant is requesting a 500 square foot floor area bonus. The following standards apply to
an FAR bonus. per Section 26.4l5.ll0.E:
I. In selected circumstances the HPC may grant up to five hundred (500) additional square
feet of allowable floor area for projects involving designated historic properties. To be
considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual integrity of the historic
building and/or
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions ofthe building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is contingent
upon the sole discretion of the HPC and the Commission's assessments of the merits of the
proposed project and its ability to demonstrate exemplarv historic preservation practices.
Projects that demonstrate multiple elements described above will have a greater likelihood
of being awarded additional floor area.
3. The decision to grant a Floor Area Bonus for Major Development projects will occur as
part of the approval of a Conceptual Development Plan, pursuant to Section 26.415.070(D).
No development application that includes a request for a Floor Area Bonus may be
submitted until after the applicant has met with the HPC in a work session to discuss how
the proposal might meet the bonus considerations.
Staff Response: Staff finds that the proposal for a 120 square foot FAR Bonus to convert the
garage into living space and voluntarily prohibit the property from obtaining the remainder of the
Bonus (380 square feet), in addition to severing 5 TDRs will preserve the barn in its original
2
P35
form in perpetuity. The barn, as illustrated in the map on page I, is visible from a public walking
and biking trail, and will contribute to the small inventory of largely intact historic outbuildings.
Staff finds that criteria a, b and h are met: the barn is the only structure on the lot, it currently
meets our design guidelines and the historic site will be retained in perpetuity.
HPC does not have purview over the establishment of TDRs on this property; however, making
the Bonus contingent on severing 5 TDRs and leaving virtually no development rights on the
property (17 square feet) plays a large role in the qualification of this property for the FAR
Bonus. The Bonus is based on the project's "ability to demonstrate exemplary preservation
practices." Staff finds that granting 120 square feet of the 500 square foot FAR Bonus is
appropriate and recommends HPC approval with conditions.
Please note: Staff is consulting with John Worcester regarding the resolution and recordation of
the condition of approval forgoing the remaining 380 square feet of the FAR Bonus, and will
bring a Resolution to the HPC meeting on July II, 2007.
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
. continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant a 120 square foot FAR Bonus to
the property located at 208 East Hallam Street, Lots D and E, Block 71, plus the remaining
portion of Trueman Subdivision Lot 4, City and Townsite of Aspen with the following
conditions:
I. The 120 square foot FAR Bonus is granted for the conversion of the garage into living
space.
2. The property will forgo eligibility for the remaining 380 square feet of the FAR Bonus in
perpetuity.
3. The FAR Bonus is contingent on the establishment and severing of five (5) 250 square
foot TDR certificates prior to the issuance of a building permit for the conversion of the
garage space.
4. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
3
P36
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 208 East Hallam Avenue.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights ofreferendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
A. Approved HPC plans for an addition to the Frost Barn.
B. Application
4
.
-<I
J- !
~ a\--
I
..
l
:)
I.'
> ,
"-'(
1;;
f
;
,
i
(.
, ~
. . t!..
'.
:;
"
I-
~:
I; ,
__._.___._t.~.
1 --}.---..>- .
I ..-;;-::..-------.~
'1/...../1/1. . ....
~___m__
.. . (J~"I.-'7-'~'--'
, II 1.&>-. .
~~
~:
",.""
-.
DLi!.t
~I
. I
i
~ -E I
~ - , I
....- '
~ I
~ 1
'-1
,~ i
\....
'-I' ,
.1
i
,
~
~
h,-'
,
,
kl.
ill
""
'I;>
--:::-
-
.fx:j
!
~
. .
! :
r-"'"'
! ;
~
,
;-t"
>;
......
~D.
~:r:
. :~~
Id)~
III
' ,
I
I
i .~-.,
I
-L:..-.
,
p
~
j
J
---
;;:~ ~.
','.
r ~
1:
I
I
I
I
i
, ,
, .
, I
. I
~t
.. '{. e:.,
:'.' \.!,-r
"01.1 L..
r<:! ":>< 11;
)::! ~ ~ '
~--~A\_L__m
I I
, I
~I
!II.
~!~%
----.;; . i~.
. , .
-,:, .: ~
,,'
l'
,.
,
'_D. p.., ',., . ;..
> .; 0-:--'
.,',.,
.. _. -~::~
":,,,"<,.'
',--' .-.......; '-""4,>.~:>
......
,
'" .. . ~':~"".
",.t.n','''''-''.'
-,-;-'-;',;;'
.^,-' .,~.r." ' .
........c."'...'.'.
0" ",'.;..,..,..,'.
'O'~-;,~
~
-.jo
'>
~
! : 11:-';""",
'" .
, .
.' I
,1'1 I" 'I
! I! 'J'"
i 11 11'1 .,/.
. 'I I'.."
i i j~:~;:" 'I'
"I'->"m'
I: W/</I"'-j' 1
1- ~ ' )
, .
.) : h<;,:-- L~_
,j dl'IF{~' .1
, 'II' ~
I .: 1':-'"
I . t! I
, : > i II
II I;':': . I ,
'1 j I
j I' ;!:'! I
I r i I ~ ! , ~
I' I"".'
, '1.11
I I'
I i ,I I
.~_:..:.--_ :1
.rir'~,~~~~,' i
~ '~
.1
.,
~
r.JCJr
r"":~d."'i'
.L!.-.....i
i---"-'.'.
'~-'"-
'1
;
.'.
ii-'
- ~
"
>
j'-
.
,
. t
1
,
ft
,
'-'-"'\', ->:~ t
!
:,' .&'
',.h"
:....;.~J
i
, ';:
I
l~
l.
1
-~
--ff~--
II,
'-I'"
\ .
I'I~
I' :u
I:
II~
I:~
I j~
I'
j~
( .
---,j~
.......... .-
--il
I
II
'I
I I
'I
I ,
I i ,
I I ~I
i I \j
i
I , -,
I 1
I \\!
I ":>c
~
.....::::.-
I
i
,
l
r
I
,
,
1:
! .
!
~
"-'
<
:>.
,
,
tu'
I .
, ~
i
c.J.
i
I':
j ;
~
.,
,
: j
*-f.......i'...
~
tL
....
I
I
j -
!
I
I
I >
!
H
I.
S: .'
1'-
J ~
'f
I
:1. .
I -
i
l/J";'/-l?t.
r'
.) . -
I' I
., -
, !
i J
1 I
.1' N
j -.. ~ - I
- - -~ .' :," I," .. ~ I 1 ~ : '_
. ht--:.' \
i'~(~ ;j l-[--D "I, ". \
' I .... ' ~ , .L ~\ -
"-c._itI ,c -" .-!-,- i,'.;,: i
I
:
. ,.~ J
,
. !
,
, '
;,p-
i-
.--'------.....
l.r ,
-r:
~
~
till I
m~,~
~l€y'->{'
. ",' ..~~"I,
, ..........:.::ori
3i: I r I'''~
J3~\") ..
1%'=
.>1
/'
/
"
/'
/
"'\,
"
'"
~~~~
"""'""-'t... ~"~
.."...:"<';!.<;ij....."'*..,,;Ij?JI'-
L
'\Jt
/
,,"..._..-'~
oro
m..
tU
, II'
..
~
-,\
~
I
:orn i
~ .
,.. ... I \t'- ..,'
.,.. .~ - ~i--- - /Bl'..~.
I~
. ,]t- :~~!
Ii
~.
I~
.....-4' . '>---
"1- I ...
: ; I
I
k-
t:
t~(~
:s. >,
't~
I ..
j
. ',-':(---
,L... J. I (J#'!o;t
117 J""'" r
.m.. .~j
O . "'.
."".
. . ':
~o
->.
>,/",
iVg \T"
"
.
'':'.
~
."
,-
_i5
',v' 4,
I
-P-
'-:=---==--1;":: ~-~--
-
"I.
,
~
I
I
,
- \
. ~
!
1
I.
"'-
":>0,
L
.'
I)~;.~
I i'
. f
I y,~
~tJ'. .,-'
~c ~
:~~ --'-. I
;SK
I
r
I
I
-~ -- .~ [',
..'ll1.' u, ---Iz;
, ,':-, -~._,.., '.~ 7]~-' , , .~ ,,' ~.../
L '- l-.~ , ',.' , '-~~_.-"-'..' I ! .
~ "'~ . .., 1\' "- A
1 ~,,'.I-/-',.... . ~l
, '1- -~--: "-'" ;-..- .. ~......._--..__.._-'---_._--~----- . _..-..-_.~-..,. "~~-," : \-
l f ~~. ~ ; ~ I I 4. ~
, ~. R .' '.. I., ,'.
I . 1 . ~
......._.iI....,-" ",' .. - -- -- ......--- :'4' : -- .--.'....,.-
'..... \1
//""""""... '3 ~
It{
J: \l~7,..--::1 ,ltGl
~ j - ...., i r
< ""'- r"'''~' ".' j . ~~-:: :;:;;;::'.: ,~.......:-.:.. I
. I '__ ! -.~
.'{" :,: i&
I
_J
,I.
. 1
i. ! .
I " .'
- ,;;;,< f:
,
~...J..
./--
, I
I
,
t
I
/1
. , .
"
,,~
-..l
)
'-/.
:' . ~! '~
; ~ ~ :- ~ ~ f
.~
~ I ~\.
.S" I
II '~I-
K--
'I~
.'" '.!Il
I
I
j
y
.. .-':It:
.,,""
" 1'" ~"--
_'j. '. i. I ~. ."_ ""
"'I"'""'"-''''-'~. ..,.........-...-.
l" 't;,.
: ::'::=?-r...
:'-~~
,
I,I'~/
I
~
~.,..--
,~
I
,.
I
..
f
I
1
.,
I
';Y
.,
i
- ,
\
1.\\ "
\ ,.
. I '\.
: J _
I \
/ 'I \,
J: . r
'j. t
J
"
. .
r--
1
,,:;
{
o. J
it}, i
~\
~''"''''~'-
\
\
"
\,
"
'1\.
"
'.
, '.
~"....
"
"
',.
"'.,
-"....-
""i-:___
-