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Home My WebLink AboutLand Use Case.HP.590 N Mill St.HPC18-943 70 p * lul, 11 16 f ~ Development Â£10 FC-11 Â£11 L NUOL-ULI LILLLUL 11.10 1.-UL le--~ ' 590 North MIll St. HPC18-94 -/ - 1 b \ 11 2 63 U P -4 C A 0 0 CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 07/20/94 CASE NUMBER: HPC18-94 DATE COMPLETE: PARCEL ID#: 2737-073-00-006 PROJECT NAME: Aspen Art Museum Minor Historic Development Project Address: 590 North Mill Street APPLICANT: Aspen Art Museum Applicant Address: 590 North Mill Street REPRESENTATIVE: John Schenck 925-5590 Representative Address/Phone: Charles Cunniffe 520 E. Hyman #301 TYPE OF APPLICATION: 1 STEP: X 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: .. ~V - MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 590 N. Mill, Aspen Art Museum- Minor Date: July 27, 1994 SUMMARY: The applicant wishes to construct a "tent" over an existing stage which is used for classes and other museum activities. This site is an Aspen landmark and is owned by the City of Aspen and leased to the museum. The building was the Roaring Fork Electric Light and Power Co., and is estimated to have been constructed at the turn of the century. NOTE: The stage was constructed a couple of years ago without a permit. No issue is being made of that at this time, but the City has been attempting to negotiate an agreement with the museum regarding a trail on the property, and approval of a canopy over an " illegal" stage may be part of a trade-off. APPLICANT: Aspen Art Museum, represented by Charles Cunniffe Architects. LOCATION: 590 North Mill Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subj ect site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: The proposed tent will be used only during the summer season. It is to be placed at the south-east end of the historic structure and Will have minimal attachment to the wall. j Staff finds that it would be preferable to have constructed this feature adjacent to the building addition on the north-west or to have made it freestanding. The tent will not have a major structural effect on the building, but will obscure part of the .. original structure. The installation time of this tent must be strictly limited to the months when it is truly needed for classes, etc., for instance from June to the end of August. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The museum and the surrounding park are well used community resources. Creating a semi-protected outdoor space is in character with this area. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that the cultural value of the site will not be diminished if the tent is used for only limited periods of the year. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The tent will connect to the structure by a bolt in some existing wood which is exposed on the east wall and will otherwise be supported by posts which rest on the stage. The applicant shall avoid making any other connection to the wall. 1/1Ald:~ - f~ULÂ» 15 -â„¢1 ---Â»vÂ«Usvr- ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the request, finding that the application does not ,' meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the application as submitted, with the condition that the applicant's provide a schedule showing the shortest reasonable period of time that they plan to install the tent each season. .. 1 1 I. GENERAL APPLICATION REQUIREMENTS A. A letter of consent to representation is attached as Exhibit 'A'. B. The street address and legal description of the proposed project is: 590 N. Mill Street Aspen, CO 81611 "A tract of land situated in the northeast quarter of the southwest quarter and the northwest quarter of the southwest quarter of section 7, township 10 south, range 84 west of the sixth principal meridian, Pitkin County, Colorado, said tract being known as the Aspen Visual Arts Center property." C. Disclosure of ownership is attached as Exhibit 'B'. D. A vicinity map locating the subject parcel is attached as Exhibit 'C'. E. Description of Proposal There will be an addition of a tent structure attached to the south end of the Museum. This structure will be erected in the spring and removed in the fall. The tent Will consist of a series of poles at the perimeter of the stage area. These poles will support cables which extend up to the apex of the tent which would attach to the building. Drawings are attached as exhibit 'D'. II. SPECIFIC SUBMISSION CONTENTS: MINOR DEVELOPMENT A. As described above, the proposed development will involve the addition of a tent structure at the rear of the Aspen Art Museum. 4 I , .. ' 1 B. The materials to be used in this application will be a linen (off white) colored canvas tent that provides protection from the sun, and partial wind protection. The Material will be connected to cables via velcro sleeves. The cables will be supported by a series of aluminum poles at the perimeter of the stage area. The cables run from the poles to a point on the existing brick building. The stage is a cedar plank decking. C. The effect of this development is practically insignificant to the historic structure, as it Will be a non permanent addition. Also the character of the proposed addition fits the feel of the surrounding area. The sail like structure is not unlike any thing that might be found in an "Art Park" atmosphere. 0 . 4 . . MINOR DEVELOPMENT OF HISTORIC RESOURCES Application Package Contents Attached is a Development Application package for submission of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application - 3. 'Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form arid attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to, the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. Please also recognize that review of these materials does not - substitute for a complete review of the. Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover . ~1170 USE APPLICATICN FORM . I . 1) Project- Name Â· Aqppn Art Mitqpum Awning 2) Project Incation 590 N. Mill Street Aspen, CO (indicate street adklress, lot & block Inmber, legal description kere appropriate) 3) Present Zoning R-30 4) Iat Size 122,010 5) Applicant's Name, Arkiress & Pinle # Aqppn Art Muqptim; Gqn N Mill Stropt Aspen, CO; 97522050 - 6) Bepresentative's Nalle, AdirEss & Bxne # ,lohn Schenrk of Charlp< Cunniffp Architects. 520 E. Hyman #301. Aspen. CO 925-5590 7) Uypd of Application (please check all that gply): . . 4 Conditicnal Use Conceptial SPA Ocncep9ial Historic Dev. Special Beview Final SEA Final Historic Dev. 8040 Greenline Conceptual POD xx Minor Historic Dev. Stream Margin Â· Â·- Final FOD Historic Demilition }buntain View Plane Subdivisirn - Historic Designaticn C--2_11_Lation ~ Teoct/Map Amendment . ~ aCS Allotment Iot Split/Iat line Â· - (NOS Eb~ption Adjustment 8) Description of Existing Uzes Â· (r,mher and. type of â„¢risting struchn-es; approocimate sq. ft.; nmber of bedrocms; any previous approvals granted to the property). Art Museum, one main structure, approximately 7,917 square feet, 0 bedrooms, addition to historical building November 17. 1978. 9) Description of Develognent Application Minor historic development approval for a canopy addition to rear of Aspen Art Museum at 590 N. Mill. This canopy would be erected in the Spring and removed in the Fall. 10) Have you attached the following? XX Respense to Attadnnent 2, Minimmt Sul:missicn Contents Response to Attachment 3, Specific Sulmission Contents Response to AttadmErt 4, Review Standards for Your Application Ii'll'll I. i Il"'iw~* t SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11 x17 format. APPLICANT: Aspen Art Museum/Historically Des. ADDRESS: ZONE DISTRICT: R-30 LOT SIZE (SQUARE FEET): 122,010 EXISTING FAR: 7917 SF ALLOWABLE FAR: 8040 SF PROPOSED FAR: 7917 SF EXISTING NET LEASABLE (commerdal): PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: PROPOSED % OF SITE COVERAGE: EXISTING % OF OPEN SPACE (Commercial) PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: Princioal Bldc.: / Accessory Bldo: PROPOSED MAXIMUM HEIGHT: Principal Blda.: / Accessorv Blda: PROPOSED % OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: ALLOWABLE: PROPOSED: Front: Front: Front: Rear: Rear: Rear: Side: Side: Side: Combined Front/Rear: Combined Frt/Rr: Combined FronURear: EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (eligible for Landmarks Only: character comoatibility findina must be made by HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): .. . ATTACHMENT 2 Minimum Submission Contents for All Development Applications All Development Applications shall include, at a minimum, the following information and materials. 1. The applicant's name, address and telephone number,, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 2. The . street address and legal description of the parcel on which the development is proposed to occur. r 3. A disclosure of ownership of the parcel on which j the development is proposed to occur, consisting of a current certificate from a title insurance L company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner' s right to apply for the Development Application. 4. An 8 1/2" x 11" Â·vicinity map locating the subj ect parcel within the City of Aspen. 5. A written description of the proposal and an explanation in written, graphic or model form of how the proposed development complies with the review standards relevant to the Development Application. attach2.applications .. t . ATTACHMENT 4 , Review Standards: Development in H, Historic Overlay District or Development Involving Historic Landmarks No approval for any development in the H, Historic Overlay District or involving Historic Landmarks shall be granted unless the HPC finds that all.of the following standards are met. a. The proposed development -is compatible in character- with designated historid structures located on the par'cel and with development on adj acent parcels when the subject site is in an H, Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, - side yard and rear yard setbacks, extend *6 into the minimum distance between buildings on the lot or exceed the allowed floor area, HPC shall find that such variation is more compatible in character with the historic landmark, than would be development in accord with dimensional requirements; and b. The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development; and C. The proposed development enhances or does not detract -from the cultural value of designated historic struc- tures located on the parcel proposed for development or adjacent parcels; and d. The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Historic District and Historic Landmark Development Guidelines have been adopted by the City Council for use by HPC. Applicants should consult these guidelines in addition to the above standards. .. ATTACHMENT 3 Specific Submission Contents: Minor Development to Historic Landmark or in Historic Overlay District A Development Application for a Minor Development Plan shall include the following: 1. A written description - of the proposed development. 2. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development. 3. _ A scale. drawing of the proposed development in relatiori to any existing structure. 4. A statement of the effect of the proposed development on the original design of the historic structure (if applicable) and character of the neighborhood. .. ... Attachment 6 General Summary of One Step HPC Application Process 1. Application Types: The following are the Development Applications which are processed in one step by the HPC: * Minor Development 2. Development Review Procedure Summary. The one step HPC review procedure can be described as follows. Stage One: Attend pre-application conference. The purpose ' of this one-on-one meeting with staff is to determine the review process into which your development proposal fits and to identify the materials staff will need to review your application. Stage Two: Submit Development Application. Based on your meeting with staff, you should respond to the appropriate portions of the application package and submit the requested number of copies of a complete application, with the appropriate processing fee, to the Planning office. Stage Three: Determination of Completeness. Within five working days of the date of your submission, the application package will be reviewed by a member of the staff. You wiIl be notified in writing of whether the application is complete or if additional materials are required. Please be aware that the purpose of the completeness review is to determine whether or not you have submitted what was requested, not whether the information is sufficient to obtain approval. Stage Four: Review of Development Application. Once your application is determined to be complete, a date for its review by the HPC will be set. The submission due date is a minimum of 12 days prior to the HPC review date, to allow for staff review and memo preparation. It is the planner's task to review your application with respect to its compliance with the Code and to write a review memo. In the memo, the planner will recommend approval, denial or tabling of the application and recommend appropriate conditions to this action. The memo is normally available at the end of the week before your hearing. You will be called to pick up a copy of the memo when it is ready, or we can mail it to you if you so request. Your project will be presented to the HPC at a regularly scheduled meeting. A copy of the agenda showing where during the meeting your application is scheduled can be obtained when you pick up the staff memo. .. I . 1 4 Attachment 5 Public Hearing Notice Requirements There areÂ· three forms of notice required by the Aspen Land Use Regulations, these being notice by publication in the newspaper, notice by posting of the property and notice by mail to surrounding landowners. * You can determine whether your application requires notice, Â· and- the type of notice .it requires, from Table 1, which is attached to this summary. Following; is a summary of the notice requirements, including identifying who is responsible for completing the notice. 1. Publication Publication of notice in a paper of generalÂ·circulation in the City of Aspen is to be done at least 15 days prior to the hearing. The legal notice will be written by the Planning Office Administrative Assistant and we- will place the notice in the paper within the appropriate. deadline. 2. Posting Posting of a sign in a conspicuous place on the property is to be . done 10 days prior to the hearing. . It is the applicant' s responsibility to obtain a copy of the sign from the Planning Office, to fill it in- correctly and to. .bring proof (preferably a photograph) to the hearing that posting took place. 3. Mailing Mailing of notice is to be made to all owners of property within 300 feet of the subject development parcel by the applicant. It is the applicant's responsibility to obtain a copy of the notice from the Planning Office, to mail it according to the following standards, and to bring proof to the hearing (in the form of a signed affidavit) that the mailing took place. Standards for notice shall be as follows: a. Any federal agency, state, county or municipal government service district or quasi governmental agency that owns property within 300 feet of the subject property must be mailed notice 15 days prior to the hearing. b. All other landowners within 300 feet of the subject property must be mailed notice 10 days prior to the hearing, unless .notice is ' given by hand delivery, in which case it must be sent 5 days prior to the hearing. c. Subdivision applications only also require notice by registered mail to all surface pwners, mineral owners and lessees o f mineral owners of the subj ect property.. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty days prior to the date of public hearing. . . F~ - 1 ...... SBLE 1 .. APPIICATICN TMPE POBC[C HEARING RECK]IRE[2 BY WELM FORM OF NOTICE* Conditional Use Y Ocmmission 2,3 Special Review N 8040 Greenline N Stream Margin N pbuntain View Plane N Conceptual Historic Development Y HPC 1,2,3 Final Historic Development N Minor Historic Development N Historic Demolitioh Y HPC 1,2,3 . Historic Designation Y HPC, Ccmnis. HPC-1,2,3 & Oouncil CÂ¤mmis.- 1,2,3 Council-4 ., Conceptual SPA Y Council . 1,2,3 Final SPA Y . Commission 1,2,3 Conceptual POD Â·' . Y Council 1,2,3 Final ED Y Commission .1,2,3 Subdivision Y Commission 1,2,3 Condaminiumization. N .U. - Lot Split Y Council Â· 1,2,3 Lot line Adjustment N (24QS Allotment Y Ccmnission 1,2,3 CMQS Egemption . N (except for see above for lot split lot split) Map Amendments Y Ocmnission & Cammis.-1,2,3 Council Council-4 . Text Amendments Y Cammission & Commi g.-1 Council Council-4 * N=bers refer to the following: 1 = Publication in newspaper 2 = Posting of property 3 = Mailing to surrounding landowners 4 = Ordinance adoption procedures 31,/ -e:CIM:.U#Mull#VANI/'I/Mâ€¢Ullt.f4.,ing .. The typical meeting includes a presentation by staff, a presentation by you or your representative, questions and comments by the review body and the public and an action on the staff recommendation, unless additional information is requested by the review body. Stage Five: Receipt of Building Permit. Once you have received final approval of your development application, you may proceed to building permit review. During this time, your project will be examined for its compliance with the Uniform Building Code. It Will also be checked for compliance with applicable provisions of the Land Use Regulations which were not reviewed in detail during the one step review (this might include a check of floor area ratios, setbacks, parking, open space and the like). Fees for water, sewer, parks and employee housing will be collected i f. due. Any document required to be recorded, such as a plat, deed restriction or agre'ement, will need to be reviewed and recorded before a Building Permit is issued. For more information on the Building Permit Stage, please visit the Building Department to obtain handouts on their review procedures. 3. Consolidation: Minor Development review may be consolidated with the designation of a historic structure. However, actual consolidation of HPC review with review by the Commission is not possible due to the different review bodies required to approvd such applications. However, staff recommends concurrent application review to reduce your overall processing time. Applications which you may submit for concurrent P&Z review include: * Conditional use * Special review ESA * GMQS exemption for historic landmark or affordable housing If you are submitting any of the above applications along with your one step application, you should also obtain the application package for that type of submission from this office. lstephpcsumm Uf:iâ€¢*FEÂ£LVAMUSEUNA f . July 18, 1994 ' To: City of Aspen This is to inform you that the architectural firm of Charles Cunniffe and Associates has been authorized by the Board of Trustees of the Aspen Art Museum to process an application for the approval by the City of the installation of a stage canopy at the Aspen Art Museum. Ani . t ? v:, i L#,j L - Mary Ann Igha Associate Director , EXHIBIT A 590 NORTH MILL STREET ASPEN, COLORADO 81611 303-925-8050 FAX 303-925-8054 / *CHIBIT 8 LEASE AGREEMENT THIS LEASE AGREEMENT is made and executed on ~9Â£2~Â£640 c:72 , 1993, by and between the CITY OF ASPEN, Colorado, a home rule municipal corporation (hereinafter referred to as the "City"), and the ASPEN ART MUSEUM, a not-for-profit organization incorporated under the laws of the State of Colorado, (hereinafter referred to as the "Art Musedm"). WITNESSETH: WHEREAS, the City is the owner of that certain building commonly referred to as the Aspen Art Museum and formerly known as the Holy Cross Electric building located at North Mill Street, Aspen, Colorado, (hereinafter referred to as the "Art Museum Building"); and WHEREAS, pursuant to that Agreement between the City and Holy Cross Electric Association, Inc. dated June 3, 1977, the City has an equitable interest in the property commonly referred to as the Art Museum property and formerly known as the Holy Cross Electric building property, upon which the Aspen Art Museum is situated, and more particularly described in Exhibit "A" and illustrated in Exhibit "B", said exhibits attached hereto and made a part hereof by reference, (hereinafter referred to as the "Art Museum Land"); and WHEREAS, the City will receive title to said Art Museum Land in fee by warranty deed from Holy Cross Electric Association, Inc. on June 3, 1997, provided all terms and conditions of said Agreement between the City and Holy Cross Electric Association, Inc. are complied with by the City; and WHEREAS, the City has leased said Art Museum Building and a small portion of the Art Museum Land to the Art Museum by virtue of that certain Lease Agreement dated March 10, 1980; and WHEREAS, the Art Museum desires to create a spawning habitat for fish by improving the ditch and pond currently upon the Art Museum Land; and WHEREAS, the Art Museum has obtained written authorization from Holy Cross Electric Association, Inc. to construct a spawning habitat pond on the Art Museum Land; and WHEREAS, the Art Museum has received Water Rights with the District Court, Water Division No. 5 (Case No. 92CW195) in the amount of 3 efs of water from the Roaring Fork River for use in the spawning habitat pond; and WHEREAS, the City owns a right to appropriate .3 efs of water for the existing ditch and pond which is a superior water right to that sought by the Art Museum and the City desires to protect that right; and 1 WHEREAS, the City desires to authorize the Art Museum to construct, operate, and maintain a spawning habitat pond and a ditch or stream upon the Art Museum Land; and WHEREAS, the parties desire to enter into ar new lease for all purposes which shall superse(le the prior lease. NOW, THEREFORE, in consideration of the mutual covenants, agreements, representa- tions and warranties herein contained, the parties hereto agree as follows: 1. Demise and Description. e The City leases to the Art Museum, for the purpose of conducting that lawful activity as hereinafter described and for no other purpose, that certain real property referred to above as the Art Museum Land and Art Museum Building (hereinafter referred to collectively as the "Leased Premises"), situate in the City of Aspen, County of Pitkin, State of Colorado, and more particularly described in the schedule attached hereto as Exhibit "A" and made a part hereof. It is the intent of the parties that this Lease Agreement shall supersede all the terms and conditions of tliat certain lease dated March 10, 1980. 2. Representation by the Parties. (a) The City hereby represents that the Art Museum Building is owned by the City in fee, subject only to 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. The City further represents that the Art Museum Land is owned by the Holy Cross Electric Association, Inc. in fee and the City has an equitable interest in the property as ' previously described above. (b) The City hereby covenants, subject to the terms and conditions herein provided, that the Art Museum shall have the sole, peaceable and uninterrupted use and occupancy of the Art Museum Land and Building during the term of this Lease, for so long as the Art Museum performs all covenants herein agreed to be performed by the Art Museum. (c) The Art Museum hereby represents that it is a not-for-profit organization incorporated under the laws of the State of Colorado, that it is operated exclusively for charitable purposes as those terms are defined by Article X, Section 5 of the Colorado Constitution; and, that it has received tax exempt status from the Internal Revenue Service pursuant to Section 501(c)(3) of the IRS Code. 3. Construction of Improvements. (a) The Art Museum has, or shortly will hereafter, construct and operate on the Leased Premises a spawning habitat, together with onsite improvements, at no cost to the City in accordance with plans, specifications, and detailed description of the work which has been approved by the U.S. Army Corp of Engineers, the Colorado Division of Wildlife and City of Aspen Planning and Zoning Commission. Said plans and specifications are made a part hereof as if fully set forth here. 2 4. Term. Subject to the Art Museum's satisfactory adherence to all of the terms and conditions herein, the term of this Lease Agreement shall terminate at midnight, May 31, 1999. the Art Museum shall have the option at the end of the initial term for an additional lease term of ten (10) years. Thereafter the Art Museum shall have two additional options to renew for ten (10) additional years each. The lease terms described herein are subject to the Events of Default provisions set forth herein. The renewal terms shall be renewed automatically unless the Art Museum provides written notice, six (6) months prior to the end of the term, that it does not intend to renew its option. 5. Rent. (a) The Art Museum shall pay the City as rent for the Leased Premises an annual basic rent of Ten Dollars ($10.00) to be paid on the anniversary date of the Lease for each year of the lease term. (b) Except as otherwise provided herein, the rent provided for in this Lease shall not include expenses or charges with respect to the Leased Premises, including mintenance, repairs, costs of construction and replacement of buildings, insurance, utilities, taxes and assessments now or hereafter imposed upon or related to the Leased Premises. Lessee shall bear and pay for all such charges. 6. Use of Leased Premises. (a) The Leased Premises shall be used exclusively by the Art Museum for the purpose of operating a publicly accessible visual arts center, for all related purposes, ariel i spawning habitat all in accordance with its Articles of Incorporation and for no other purpose. The Leased Premises shall be used exclusively by the Art Museum for public benefit and enjoyment. (b) The Art Museum shall not use, or permit the Leased Premises, or any part thereof, to be used for any purpose or purposes other than the purpose or purposes for which the Leased Premises are hereby leased; and no use shall be made or permitted to be made o f the Leased Premises, or acts done, which will cause a cancellation of any insurance policy covering the building located on the premises, or any part thereof, nor shall Lessee sell, or permit to be kept, used, or sold, in or about the Leased Premises, any article which may be prohibited by the standard form of fire insurance policies. Lessee shall, at its sole cost, comply with all requirements of any insurance organization or company necessary for the maintenance of insur- ance covering any building and appurtenances at any time located on the Leased Premises. (c) The Art Museum agrees to comply with all present and future federal, state and municipal laws, rules and regulations in its use and occupancy of the Leased Premises. (d) The Art Museum shall not sell, convey, assign, transfer, sublease, pledge, surrender or otherwise encumber or dispose of this Lease, the Art Museum Building, or any interest or estate created herein, without the written permission of the City. (e) The Art Museum shall not commit, or suffer to be committed, any waste oil the Leased Premises, or any nuisance. 3 (f) The Art Museum shall not erect, install, operate nor cause nor perinit to be erected, installed or operated in or upon the Leased Premises any temporary or special event sign(s) or other advertising device without having obtained the written consent of the City Manager for the City. Such consent shall not be unreasonably withheld. (g) The Art Museum shall not permit any other person, persons, company, corporation, or organization not related to the Art Museum's normal activities to occupy or use the Leased Premises for a period of time in excess of two (2) consecutive weeks without the express written consent of the City. 7. Utilities. The Art Museum shall fully and promptly pay for all water, gas, heat, light, powerâ€ž telephone service, garbage removal, cable television, and other public utilities of every kind furnished to the Leased Premises throughout the term hereof, and all other costs and expenses of every kind whatsoever of or in connection with the use, operation, and maintenance of the premises and all activities conducted thereon, and the City shall have no responsibility of any kind for any thereof. The City agrees to continue to plow snow from the driveway entrance and parking lot at no expense to the Art Museum until such time as the City determines, in accordance with the standards set forth hereafter, that it can no longer financially provide this service. The City shall apply reasonable and customary business standards to determine whether or not it can financially afford to continue the snow removal at no cost to the Art Museum. The City shall take into account all of its budgeting concerns recognizing the history of the Art Museum as a valuable cultural asset to the community. A decision to terminate shall not be arbitrarily made and shall be supported by credible information. t 8. Taxes. Other Governmental Charges and Utility Charges. (a) The parties contemplate that the Leased Premises will be used strictly for charitable purposes and, therefore, that the Leased Premises will be exempt from all taxes assessed and levied with respect to real property. In the event that the use, possession, construction or equipping of the Leased Premises is found to be subject to taxation in any form, the Art Museum shall pay saine as they respectively come due; provided that, with respect to any governmental charges that may lawfully be paid in installments over a period of years, the Art Museuin shall be obligated to pay only such installments as have accrued during any individual term of the lease. (b) The Art Museum may at its expense and in good faith contest any taxes, assessments, and other charges and, in the event of any such contest, may permit the taxes, assessments, or other charges so contested to remain unpaid during the period of such contest and an appeal therefrom unless the City shall notify the Art Museum that, in the opinion of the City Attorney, by nonpayment of any such items the title will be materially endangered or the Leased Premises or any portion thereof will be subject to loss or forfeiture, or the City will be subject to liability, in which event such taxes, assessments, utility or other charges shall be paid forthwith; provided, however, that such payment shall not constitute a waiver of the right to continue to contest such taxes, assessments, utility or other charges. 4 1 9. Alterations. (a) The Art Museum may at its own expense make reasonable and necessary alterations or improvements to the Art Museum Building. All alterations, additions and improvements shall be performed in a workmanlike manner, in accordance with all applicable building and safety codes, and shall not weaken or impair the structural strength or lessen the value of the premises. The Art Museum shall give the City written notice no less than thirty (30) days in advance of the commencement of any construction, alteration, addition, improvement, or repair estimated to cost in excess of Ten Thousand Dollars ($10,000.00). (b) The Art Museum agrees that prior to any construction or installation of alterations, additions or improvements, the Art Museum shall post in a conspicuous place within or on the Art Museum Building a notice of non-liability for mechanic's lien as specified at Section 38-22-105, C.R.S. on behalf of the City and shall notify the City of such posting and the exact location of the same. Perfection of a mechanic's lien against the Leased Premises or the Art Museum Building as a result of the Art Museum's acts or omissions may be treated by the City as a material breach of this Lease. 10. Liens. (a) The Art Museum shall keep all of the Leased Premises and evefy part thereof and all buildings and other improvements at any time located thereon free and clear of any and all mechanics', materialmen's and other liens for or arising out of or in connection with work or labor done, services performed, or materials or appliances used or furnished for or in connection with any operations of the Art Museum, any alteration, improvement, or repair or addition which the Art Museum may make or permit or cause to be made, or any work or, construction, by, for, or permitted by the Art Museum on or about the premises, or any obligations of any kind incurred by the Art Museum, and, subject to paragraph (b) hereof, at all times promptly and fully to pay and discharge any and all claims on which any such lien may or could be based, and to indemnify the City and all of the premises and all buildings and improvements thereon against all such liens and claims of liens and suits or other proceedings pertaining thereto. (b) If the Art Museum desires to contest any such lien, it shall notify the City of its intention to do so within ninety (90) days after the filing of such lien. In such case, and provided that the Art Museum shall on demand protect the City by a good and sufficient surety bond, or such other security that is deemed adequate by the City, against any such lien and any cost, liability, or damage arising out of such contest, the Art Museum shall not be in default hereunder until thirty (30) days after the final determination of the validity thereof, within which time the Art Museum shall satisfy and discharge such lien to the extent held valid; but the satisfaction and discharge of any such lien shall not, in any case, be delayed until execution is had on any judgment rendered thereon, and such delay shall be a default of the Art Museum hereunder. In the event of any such contest, the Art Museum shall protect and indemnify the City against all loss, expense, and damage resulting therefrom. 11. Maintenance. (a) The Art Museum shall, throughout the term of this lease without any expense to the City, keep and maintain the premises, including all buildings and improvements of every kind which may be a part thereof, and all appurtenances thereto, in good sanitary, and 5 .. neat order, condition and repair. The City shall not be obligated to make any repairs, replacements, or renewals of any kind, nature or description whatsoever to the Leased Premises or any buildings or improvements thereon. (b) The Art Museum shall, at its own expense, keep and maintain all entrances to the Leased Premises in a clean and orderly condition, free of dirt, rubbish, unlawful obstructions, snow, and ice. (c) The Art Museum shall, at its own expense, keep and maintain all landscaping adjacent to the Leased Premises in a well groomed and orderly condition, free of rubbidh and unlawful obstructions. (d) The Art Museum shall, at its own expense, keep and maintain the ditch, spawning pond, diversionary structures, headgates, pumps, flow measuring devices and other fixtures and appurtenances associated.with the spawning pond in good operating condition. 12. Access to Premises. Upon at least twenty four (24) hours prior notice, except in cases of emergency, the Art Museum shall permit the City or its agents and employees to enter the Leased Premises at all reasonable hours to inspect the Leased Premises or make repairs that the Art Museum may neglect or refuse to make in accordance with the provisions of tllis Lease. Before entering the Leased Premises to make repairs, the City shall give the Art Museum notice and a reasonable period of time to make necessary repairs. 13. Indemnification of the City. The City shall not be liable for any loss, injury, death, or damage to persons or property which at any time may be suffered or sustained by the Art Museum or by any person whosoever may at any time be using or occupying or visiting the Leased Premises or be in, on, or about the same, whether such loss, injury, death, or damage shall be caused by or in any way result from or arise out of any act, omission, or negligence of the Art Museum or of any occupant, visitor, or user of any portion of the Leased Premises, or shall result from or be caused by any other matter or thing whether of the same kind as or of a different kind than the matters or things above set forth, and the Art Museum shall indemnify the City against all claims, liability, loss, or damage whatsoever on account of any such loss, injury, death, or damage. The Art Museum hereby waives all claims against the City for damages to the building and improvements that are now or hereafter placed or built on the demised premises and to the property of the Art Museum in, on, or about the Leased Premises, and for injuries to persons or property in or about the Leased Premises, from any cause arising at any time. The last two preceding sentences shall not apply to loss, injury, death, or damage arising by reason of the negligence or misconduct of Lessors, its agents, or employees, subject to those terms, conditions and limitations as contained in the Colorado Governmental Immunity Act, Section 24-10-101, et seq. 14. Provisions Regarding Insurance. (a) At its own expense the Art Museum shall carry and maintain casualty and property damage insurance sufficient to protect the full replacement value of the Leased Premises and all contents thereof (including all works of art); and 6 0, , .2 4 I (b) At its own expense the Art Museum shall carry and maintain comprehen- sive general public liability insurance against all direct or contingent loss or liability for property damage, personal injury or death occasioned by reason of the operation, control or construction upon the Leased Premises, of not less than those specified by Section 24-10-114, C.R.S., as may be amended from time to time, naming the City as additional or co-insureds. The Art Museum shall maintain said coverage in full force and effect during the term of this Lease. (c) The Art Museum shall furnish the City with a copy of all required insurance policies or certificates evidencing such required coverage. All insurance policies maintained pursuant to this agreement shall contain the following endorsement: It is hereby understood and agreed that this insurance policy may not be canceled by the surety until thirty (30) days after receipt by the City of Aspen, by regis- tered mail, of a written notice of such intention to cancel or not to renew. (d) In the event full insurance coverage required by this Lease is not maintained as provided for herein, the City may, but shall be under no obligation to, purchase the required policies of insurance and pay the premiums necessary and provide for payment thereof and all amounts so advanced therefor by the City, if any, shall be added to the rent due from the Art Museum. 15. Damage or Destruction. If prior to the termination of this Lease the Leased Premises or any portion thereof are destroyed, in whole or in part, or are damaged by fire or other casualty, the parties ' shall cause the Net Proceeds of any insurance claim to be applied to the prompt repair, restora- tion, modification, replacement or improvement of the Leased Premises. Any balance of the Net Proceeds remaining after such work has been completed shall be paid to the Art Museum. If Net Proceeds are insufficient to pay in full the cost of any repair, restoration, modification or improvements, referred to hereinabove, the Art Museum *shall complete the work and pay any cost in excess of the amount of the Net Proceeds, in which case the Art Museum shall not be entitled to any reimbursement therefor from the City. Notwithstanding the foregoing, the parties may agree to other application of such Net Proceeds. 16. Condemnation. If during the term of this Lease, or any renewal of it, the whole or part of the Leased Premises or such portion as will make the Leased Premises unusable for the purpose leased, or the leasehold interest, be condemned by public authority, including the City, for public use, then the lease term granted herein shall cease as of the date of the vesting of title in the premises in such condemning authority, or when possession is given to such authority, whichever event occurs first. Upon such occurrence, the Art Museum shall not be entitled to any part of the condemnation proceeds, if any, for the value of the unexpired term of this lease or for any other estate or interest in the Leased Premises, such amount belonging entirely to the City. 17. Water Rights. (a) The Art Museum shall take no actions that would constitute an abandonment of any water rights associated with the Art Museum Land and hereby agrees to cooperate in the 7 .. opposition of any attempt by the State of Colorado Water Engineer to have said rights declared abandoned. (b) The Art Museum hereby agrees that the first .3 cfs of water diverted for the ditch and spawning pond constitute water diverted from the Roaring Fork River in accordance with water rights associated with the Electric - Art Park, Basin Rank 4727 and not part of the 3 efs for which an application has been filed by the Art Museum in the District Court, Water Division No. 5. (c) The Art Museum agrees that upon termination of this Lease or abandonment of the Leased Premises, all diversion structures, headgates, water rights, pumps, flow metering devices and other fixtures and appurtenances associated with the spawning pond shall become the property of the City. 18. Public Trails. The City, in cooperation with others, has placed a trail across the Leased Premises for public use. It is understood that the City may be interested in establishing other trails across the Leased Premises as well. The City hereby agrees to keep the Art Museum informed of its plans to construct such trails over the Leased Premises and to seek the advice and input of the Art Museum staff prior to the design, location or construction of any additional trails over the Leased Premises. The City further agrees to make all reasonable efforts to design, locate and construct any future trails over the Leased Premises so as to minimize any adverse impacts upon the Art Museum' s use of the Leased Premiges. Notwithstanding any other provision to the contrary, the Art Museum acknowledges and hereby agrees that the City may, in its sole discretion, design, locate and construct additional trails over the Leased Premises as , it determines is in the best interests of the City. 19. Abandonment of Premises The Art Museum shall not vacate or abandon the Leased Premises at any time during the term hereof; if the Art Museum shall abandon or surrender the Leased Premises, or be dispossessed by process of law, or otherwise, any personal property belonging to the Art Museum and left on the Leased Premises shall be deemed to be abandoned at the option of the City, except such property as may be encumbered to the City. 20. Events of Default Defined. The following shall be "Events of Default" under this Lease and the terms "event of default" and "default" shall mean, whenever they are used in this Lease, any one or more of the following events: (a) Failure by the Art Museum to pay any rent or other payment required to be paid herein at the time specified; or, (b) Failure to use the Leased Premises for a period of sixty (60) consecutive days for the purpose or purposes set forth in the Use of Leased Premises provisions of this Lease; provided, however, that time spent for the purpose of maintenance, remodeling, or repairs to the Leased Premises and/or for events beyond the control of the Art Museum shall not be counted; or, 8 . (c) Failure by the Art Museum to observe and perform any covenant, condition or agreement on its part to be observed or performed, unless the City agrees in writing to an extension of time or waiver prior to its expiration; or, (d) The Art Museum's interest in this Lease or any part hereof is assigned or transferred without the written consent of the City, except as provided herein, either voluntarily or by operation of law or otherwise; or, (e) A proceeding under the United States Bankruptcy Code or any federal or state bankruptcy, insolvency, or similar law, or any law providing for the appointment of a receiver, liquidator, trustee or similar official for the Art Museum, or of all or substantially all of its assets, is instituted without its consent and is not permanently stayed or dismissed within sixty (60) days, or if the Art Museum offers to the Art Museum's creditors to effect an extension of time to pay the Art Museum's debts or asks, seeks or prays for a reorganization or to effect a plan of reorganization, or for readjustment of the Art Museum's debts, or if the Art Museum shall make a general or any assignment for the benefit of the Art Museum's creditors; or, (g) The Art Museum abandons or vacates any part of the Leased Premises. 21. Remedies on Default. Whenever any Event of Default shall have happened and be continuing, the City shall have the right, at its sole option and discretion, to notify the Art Museum of the Event of Default and require the Art Museum to cure the Event of Default within thirty (30) days of the receipt of written notice of the default or suffer termination of the Lease and the Remedies of ' Default as provided herein. If the Art Museum fails to cure, or it is impossible to cure, the City may declare the Lease terminated. If there is an issue as to whether or not the clai med default is a default and if so, if it has been cured, then the City must institute legal proceedings in accordance with Colorado law in order to attempt to terminate this lease. 22. No Remedy Exclusive. No remedy herein conferred upon or reserved to the City is intended to be exclusive and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Lease or now or hereafter existing at law or in equity. No delay or omission hereunder shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to tilne and as often as may be deemed expedient. 23. Non-Discrimination. The parties hereto agree to comply with alllaws, ordinances, rules and regulations that may pertain or apply to the Leased Premises and its use. In performing under this Lease, the Art Museunn shall not discriminate against any worker, employee or job applicant, or any member of the public, because of race, color, creed, religion, ancestry, national origin, sex, age, marital status, physical handicap, affectional or sexual orientation, family responsibility or political affiliation, nor otherwise commit an unfair employment practice. 9 24. Attorneys' Fees. If any action at law or in equity shall be brought to recover any rent under this lease, or for or on account of any breach of, or to enforce or interpret any of the covenants, terms, or conditions of this Lease, or for the recovery of the possession of the Leased Premises, the prevailing party shall be entitled to recover from the other party as part of the prevailing party's costs reasonable attorney's fees, the amount of which shall be fixed by the court and shall be made a part of any judgment or decree rendered. 25. Notices. All notices, certificates or other communications hereunder shall be sufficiently given:and shall be deemed given when delivered or mailed by certified mail, postage prepaid, addressed as follows: If to the Art Museum: Aspen Art Museum 590 North Mill Street Aspen, Colorado 81611 Attention: Director If to City: City of Aspen, Colorado 130 South Galena Street Aspen, Colorado 81611 Attention: City Manager With a copy to: City Attorney 130 South Galena Street Aspen, Colorado 81611 26. Binding Effect. This Lease shall inure to the benefit of and shall be binding upon the City and the Art Museum and their respective successors and assigns. 27. Severability. In the event any provision of this Lease shall be held invalid or unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render unenforceable any other provision hereof. 28. Amendments. The terms of this Lease shall not be waived, altered, modified, supplemented or amended in any manner whatsoever except by written instrument signed by the City and the Art Museum. 10 29. Execution in Counterparts. This Lease shall be executed in three counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument. 30. Applicable Law. This Lease shall be governed by and construed in accordance with the laws of the State of Colorado. 31. Captions. The captions or headings in this Lease are for convenience of reference only and in no way define, limit or describe the scope or intent of any provision or sections of this lease. 32. Waiver. The waiver by the City of, or failure of the City to take action with respect to any breach of any term, covenant, or condition herein contained shall not be deemed to be a waiver of such term, covenant, or condition, or subsequent breach of the same, or any other term, covenant, or condition therein contained. The subsequent acceptance of rent by the City or the acknowledgment by the City of the Art Museum' s exercise of an option to renew the term of the I.ease as provided herein shall not be deemed to be a waiver of any preceding breach by the Art Museum of any term, covenant, or condition of this Lease, regardless of the City's knowledge of such preceding breach. 33. Entire Agreement. This Lease constitutes the entire agreement between the City and the Art Museum. , No waiver, consent, modification or change of terins of this Lease shall bind either party unless in writing signed by both parties, and then such waiver, consent, modification or change shall be effective only in the specific instance and for the specific purpose given. There are no understandings, agreements, representations or warranties, express or implied, not specified herein regarding this Lease or the Leased Premises leased hereunder. 34. Further Assurances. The parties further agree to execute and deliver such additional documents and agreements as necessary to carry out the intent of this Lease. 35. No Third Party Beneficiaries. This Lease is not intended to create any right in or for the public, or any member of the public, including any subcontractor, supplier or any other third party, or to authorize anyone not a party to this Lease to maintain a suit to enforce or take advantage of its terms. The duties, obligations and responsibilities of the parties to this Lease with respect to third parties shall remain as imposed by law. IN WITNESS WHEREOF, the City has executed this Lease in its name with its seal hereunder affixed and attested by their duly authorized officers, and the Art Museum has caused this Lease to be executed in its name and attested by its duly authorized officer. All of the above occurred as of the date first written above. 11 / .. CITY OF ASPEN, COLORADO: (11. s. 3-Â·U*~ John S. Bennett, Mayor ATTEST: iUU 4414-L Kathrrn S. ]~Oh, City Clerk STATE OF COLORADO ) ) SS. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this~ day of~%52Â·4LeÂ£: /9Â£Â©F byjchn S .Rennell and 041\ 5.1466 WITNESS~~and and offidal seal. glotary Public My Commission expires: 2 /9-7 /96 12 .. ASPEN ART MUSEUM: ByKÂ·-0~Â·ef.* (241-2 A n - Title: #Ae,ow,A =f ~ 6 0 WITNESS: 1, // U 6/' STATE OF COLORADO ) ) SS. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this /b~day of MoA c.h 1 19 1-3 by -ER 0\0.t.vAA A\\ â‚¬n WITNESS my hand and official seal. z:40 a- -dY\ Ur 1-n e Notary Public My Commission expires: Oe;-06Â£4 44 /994 at-Imuse U.Iso 13 .. , EXHIBIT A A tract of land situated in the NE 1/4 SW 1/4 and the NW 1/4 SW 1/4 of Section 7, T. 10 S., R. 84 W. of the 6th Principal Meridi- an, Pitkin County, Colorado. Being more fully described as follows: Beginning at a point on the Northeasterly line of land described in Deed to the Roaring Fork Electric Light and Power Co., record- ed November 20, 1889, in Book 61 at Page 185, said point bears South 45Â°34'57" West 1507.97 feet from the center of said Section 7; thence South 00Â°16'00" East 25.24 feet to a point on the Northerly Boundary of a tract of land described in Book 270 at Page 836; thence North 78Â°23'00" West 38.77 feet along said boundary; thence South 59Â°50'00" West 94.23 feet along said boundary; thence South 78Â°55' West 60.15 feet along said bound- ary; thence South 75Â°05'00" West 35.77 feet along said boundary to the point of intersection with the Williams-Hallam line as described in Book 30 at Page 47; thence continuing.South 75Â°05'00" West 40.61 feet to a point on the centerline of the Roaring Fork River; thence South 89Â°42'58" West 129.58 feet along said centerline; thence North 51Â°30'00" West 87.00 feet along said centerline; thence North 04Â°45'00" West 47.00 feet along said centerline; thence North 20Â°32'11" East 272.19 feet along said centerline to the point of intersection with the Southeast- erly right-of-way line of the Red Mountain Road; thence North 71Â°31'00" East 73.00 feet along said right-of-way line; thence continuing along said right-of-way line 49.56 feet along the arc , of a curve to the left having a radius of 170.00 feet, the chord of which bears North 63Â°09'55" East 49.38 feet to the point of intersection with the Southwesterly right-of-way line of Gibson Avenue; thence South 45Â°21'00" East 79.67 feet along said South- westerly right-of-way line; thence continuing along said South- westerly right-of-way line 73.01 feet along the arc of a curve to the left having a radius of 438.00 feet; thence South 54Â°54'00" East 20.64 feet along said Southwesterly right-of-way line to the Point of Intersection with the Northeasterly line of land de- scribed in Book 61 at Page 185; thence South 31Â°16'00" East 222.35 feet along said Northeasterly line to the Point of Begin- ning. 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Mall .8 - . .* I 0â€ž4., St . 4.P.â€ž 4> \\A.,Rd i % 4#k. Md fl ..4~00%, '0'* 0, 4, Or S 4 sbee 1: // A.pen ~Â· Afountain f MUSIC To Twin Lakes VICINITY MAP CHARLES CUNNIFFE & ASSOCIATES/ARCHITECTS PO. BOX 3534. ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 Creek cr40 - -:- --deGAJ - -73- 0.-*- Liur,1 Or IN Liurel . EXHIBIT I 0 -- 0 0 ~I Wa 1 - PROPOSED CANM Z b -<EXRSTING BUIU)INS ---<-'~~ <_a, 1 1/ ///// 4 le-2> -{VJFJ t /0-1 CANOPY WEST ELEVATION c // ~1%,c< Ex#-STING 8U/LD/NG ' PROPOSED CANOM \/\41 CO EXISTING STAGE .!1 /-\ CANOPY SOUTH ELEVATION ~~~ - EX/TSTING BUILDÂ® \/,/1 f j/ (10/ 1 11 /1 f 1,Â£111111 / ,lU '11 /tlilll/,1/ 1,1 j ' l l j i ll,1 / 11 /il l 1, /17 0 /1 1117'l l / ' l l l INNI l //1 1/ 1/ t f II 12 f / /1 1 /11; f WHIA DRAWING CANOPY DRAWINGS PROPOSED CANOPrt \ ~ -7 JOB NO. DATE 7-41-94 SHIEI NO. 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