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HomeMy WebLinkAboutagenda.drac.overlay.19950131AGENDA OVERLAY SUBCOMMITTEE January 31, 1995 Regular Meeting 2nd Floor Meeting Room, City Hall 4:00 I. Roll Call 4:05 II. Comments (Committee members, Staff and public) A. Determine meeting dates for February III. New Business 4:15 A. 124 W. Hallam, Lee-n~,°~_:, , ~ - Tr, .,, ~. ~ 4:30 B. Southwest corn er of Park Ave. and Highway 82, BKR f,.:..t , ~. f' . IV. Old Business 4:50 A. 904 E. Cooper- drawings to be presented at the meeting 5:30 V. Adjourn APPLICANT: ADDRESS: ZONE DISTRICT: LO7 SIZE (SQUARE FEET): EXISTING FAR: ALLOWABLE FAR: PROPOSED FAR: EXIS7ING NET LEASABLE (commercial): PROPOSED NET LEASABLE (commeroial): EXISTING Yo OF SITE COVERAGE: PROPOSED % OF SffE COVERAGE: EXISTING q° OF OPEN SPACE (Commercial): PROPOSED % OF OPEN SPACE (Commer.): EXISTING MAXIMUM HEIGHT: PROPOSED MAXIMUM HEIGHT: PROPOSED %OF DEMOLITION: EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: ON•SITE PARKING SPACES REQUIRED: ETA K: EXISTING: Front: Rear. Side: Combined FronURear. BKR Partners, LLC ~ 201 North Mill St., Suite 201, Aspen CO R-6 5,682 s.f. ~ , 0.00 3151 s.f. 3130 s.f. 0.00 35.6 Prindoal Blda • 0 .0 0 ! A~~prv gam: 0 .0 0 Prinrinal Rhin • 2 $ ' I Accessnrv Bl~q' D N A DNA 0 4 (including ADU unit) 0 4 __ ALLOWABLE: 10, PROPOSED: 10'-6" Front: Front: -- Rear. 20' Rear. 20' _= Side: 5' /6T8 ~ Side: 5'-6"/8 -- Combined FrtlRr: 30' Combined FronVRear.30'-6" EXISTING NONCONFORMITIES! ENCROACHMENTS: i . ~_ VARIATIONS REQUESTED (elicible for Landmarko [)nlv rharartar mmr~fi ility finding must be made by HPC1: FAR: Minimum Distance Between Buildngs: SETBACKS: Front: Parlang Spaces: Rear. Open Space (Commercal): Side: Height (Cottage Infill Only): Combined FrtJRr: Site Coverage (Cottage Infill Only): /~ ~~ I. DESCRIPTION OF APPLICATION This is a Land Use Application for 100 Park Avenue, also known as Lots 17 and 18, Riverside Addition, City of Aspen, Pitkin County, Colorado (the "Property"). This Land Use Application requests special review approval for compliance with Neighborhood Character Guidelines. II. BACKGROUND OF PROPERTY The Property is a pre-existing non-conforming lot of record in the R-6 Zone District. It is located on the corner of Park Avenue and Highway 82 (Cooper Avenue). The Property is a difficult site due to its narrowness. It was originally interpreted that the building envelope on the Property was approximately 21 feet by 100 feet. As a result of the Applicant treating the Property as a corner lot, the Building Enforcement Official has determined that the building envelope is approximately 35 feet by 85 feet, which is still quite narrow. 4 ~'"_ r..~ vicinity map and survey locating the parcel within the City of Aspen is included with the plans. The Land Use Application form and the supplement with detailed information on FAR, site coverage, etc. is attached as Exhibit 4. A current survey of the parcel is attached as Exhibit 5. IV. SPECIAL REVIEW: COMPLIANCE WITH NEIGHBORHOOD CHARACTER GUIDELINES ~ This portion of the Application demonstrates compliance with `..., the Neighborhood Character Guidelines ("NEG"). A WRITTEN DESCRIPTION FROM THE PROPERTY OWNER, DESCRIBING THE EXISTING CHARACTER OF THE NEIGHBORHOOD AND BLOCK WITHIN WHICH THE SITE IS LOCATED, INCLUDING ANY TYPICAL OR IMPORTANT FEATURES (NATURAL OR MANMADE) RESPONSE: The Property is located in an eclectic and built-up neighborhood. Immediately across the street to the east on Park Avenue is a large two story single family residence built to the maximum height and floor area. Across Highway 82 to the south of the Property are two large complexes, one of which is undergoing an 6 impact from State Highway 82. The lot has been excavated and the new structure will be located partially subgrade, so that the main facade from State Highway 82 is perceived as a one and one-half story structure. The mass and scale of the design is "human" because the Applicant has utilized architectural elements (entries, windows, materials) that are of human scale. The scale of the design is similar to the relevant neighborhood. With a narrow building envelope, it is difficult to design a structure with modules and connectors, but the Applicant has a proposed design that has one small module in the center of the structure with wings to each side. The design steps down in height and scale toward smaller adjacent structures. Given the site constraints, it is not possible to locate floor area in a secondary structure. The Applicant has proposed a design in which the overall massing is consistent or smaller than the other houses in the neighborhood. The scale of the street elevation is as seen traditionally in the neighborhood. Likewise, the entry is scaled as traditionally seen. 8 /' /i 4 c,..x.. The gable roof form provides visual continuity along Cooper avenue and is comprised of varied additive roof forms (shed dormers) and cut away roof sections in other areas to provide visual interest along cooper and Park avenues. There are no large or long uninterrupted wall or roof surfaces. The site has been designed with the entry oriented toward Park Avenue. This primary facade has pedestrian scale and visual interest and respects the setback and alignment patterns in the neighborhood. The yard and entry is at street level and reflects the original grid for the neighborhood. The site is designed with low walls, hedges and a landscape screen/buffer from Highway 82. The west end of the Property has been designed to maintain solar access. The Applicant proposes to utilize native materials including cedar shingle roof, horizontal wood siding, heavy wood timbers, and a stone base. The architectural features are "pedestrian friendly" with inviting window and door detailing, traditional scale to trim materials, and the primary entrance is clearly defined. ~~...- g The garage is accessed from the alley on the west side of the Property. The garage uses small doors to minimize wall area. The driveway to the garage is minimal and also accesses from the alley to the west. Likewise, the service area has been located to the alley side of the Property. A SITE/LANDSCAPE PLAN, FLOOR PLANS, ELEVATIONS, AN ACCURATE REPRESENTATION OF MASOR BUILDING MATERIALS, USING SAMPLES OR PHOTOGRAPHS AND A DOCUMENTATION OF EXISTING NEIGHBORHOOD CONTEXT THROUGH PHOTOGRAPHS OR STREET SCALE ELEVATIONS DRAWN TO SCALE. PERSPECTIVE, BUILDING SECTIONS AND MODELS ARE HELPFUL AND MAY BE REQUESTED BY THE COMMITTEE IN SOME INSTANCES. RESPONSE: The Plans attached hereto and the presentation to be made at the hearing for the special review will include all of the foregoing, except perspective, building sections and models. These plans show a very careful and thoughtful design that is in compliance with the Neighborhood Character Guidelines for the reasons set forth above. .,..,. 10 V. VESTING OF RIGHTS The Applicant requests, pursuant to the City of Aspen Land Use Code Section 6-207 that the Applicant's rights be vested. 11 ~! z ~~ \~ ,~ G` ` ~ ) ~l Q ~ ~ ~~ ~ ,a ~ ~` ~ P, _~ ~ - ~ ~ ~ ~ ~ - i d\ ~l S~ lT ~~ ~ 5_ ~ ~ ~ ~ ~ ~ ~ ; ~ ~ ; T Al «~ ~i ~, O a ~ \ ui 'v-, b P~ P~ b _~ ~~ ~r cri n O y J W 4 z W ~. 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Excused was Donnelley Erdman. SUBCOMMITTEE COMMENTS Amy: It looks like we will ask Council to extend this program. Amy: The first reading on the extension is the 13th the second reading is the 27th. Amy: We are having a worksession Feb. 7th from NOON to two from the symposium and will discuss how our proposals are going and the revised design standards. 124 W. HALLAM - LEE RESIDENCE Kim Johnson: Basically this is large lot 12,000 sgft. so any findings that you may come up with are advisory only. It is already a substantially sized structure and because of the renovations and remodeling it is going to result in the net loss of FAR of 400 sgft. Part of that is the way we measure FAR and the fact that she is exchanging a secondary efficiency unit with a garage and are putting a new efficiency unit on top of the garage so technically the new garage space is exempt. The house is sheltered from the two street frontages due to substantial ,,, landscaping and that is_one thing I would like to stress in this particular presentation and also the fact that I feel the way the house already has a multitude of little parts and pieces to it and varying roof lines that. the proposed addition is similar to the existing structure and the victorian character of the house. It does access for garages off the alley which is an important function in the west end neighborhood guidelines. Also Katherine's intent is to try and retain as much of the existing yard area and landscaping as possible which is why a substantial portion of this reconstruction is subgrade. Katherine Lee, applicant and owner: The property is 12,000 sgft. and there is very little above grade that we are changing and the yard is well landscaped and tourist go by and think the plantings have been there for years and years. Sara: The existing garage is going to stay but the new garage is going in where the existing is? Katherine: There is at grade an efficiency apartment and that is being removed and a new garage will go there with an apartment above it. Sara: Then everything is to the rear of the alley. ``,°~ Amy: I attached a 50 scale map so that you could see the OVERLAY SUBCOMMITTEE JANUARY 31, 1995 neighborhood. Jake: The new ridge is above the existing ridge, is that correct? Robert Blaich: It certainly is not excessive and is less than two feet. I feel that roof structure should be broken up. Jake: Possibly in general it should be a little lower rather than higher as additions usually are that way. Robert Blaich: Not on this house, most of the additions are higher. Kim: If you consult the floor plans that is the efficiency apartment and maybe the extra couple of feet is adding substantially to the livability of that area. MOTION: Robert made the motion that the committee approves the request to exceed the 85% of the allowable FAR, 124 W. Hallam with no recommended changes, second by Tom. All in favor, motion carries. SOUTHWEST CORNER OF PARK AVE. AND HWY 82 BRR Amy: This is a vacant lot and I supplied you with the 50 scale map. The lot has unique situations due to its topography and a certain amount of excavation fbr soils had to be done and Bill Drueding worked with the applicant to determine front and rear yard setbacks, building enveldpe etc. Our one concern is that the main ridge of the roof is unbroken for the length of about 60 feet. There is some variation in the form of the building. The applicant states that is due to the site constraints. There are also a lot of variations in the roofs. Sara: The maps are very helpful. I walked by this site today and there is a narrow alley there. Poss and Associates: It~.is a 16 foot small alley. The site is a difficult site as it boarders HWY 82 which is Cooper Ave. and three sides are bordered by roads, an alley, Park Ave. and Cooper Ave. For a home owner it is difficult if you want privacy and sound reduction and visual reduction. In the streetscape guidelines we also want to put in a pedestrian sidewalk because as the traffic comes down you want a buffer zone. Amy's main concern is with the gable being too long. What we have done is show the other buildings around in context. Our concern is that it is not that ~--- sizable as it is on the elevation. When you see in the context ~., ~ 2 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 ~.,.,e- there are a lot of houses around here that have ridge lines that far exceed the R-64 peak. The scale of the buildings around us are large. In our respect the ridge line is as small as we could make it. On the site plan what we intend to do to minimize the impact of the house on the site is to create a buffer zone with trees and put in a sidewalk still maintaining the view corridors for traffic because you have to have a 30 foot radius on either side of the corner for vehicular. Looking from the Cooper Ave. elevation it would be a one and half story house while on this side it would be 2 1/2 story house and the main entrance would be off Park Ave. and we put in a lot of low ground cover, shrubs and some evergreens to act as a visual screen for the house and noise. In terms of scale with the other houses on the street it is not imposing. Jake: What is the established existing grade? Bill Poss and Associatgs: The existing grade was established from the four corners of the site. Sara: There was a house there and now there is a steep pit and that was from excavation of the soil. „,,, Poss & Associates: We are proposing wood shingles, wood siding and a stone base on the bottom which we feel there are a lot of similar ~ materials in the neighborhood and it would be similar to the other houses. In closing we feel in an attempt to satisfy the needs of a single family and to give privacy off of HWY 82 and to give an entrance off Park Ave. we tried to do our best to keep the house size small and to fit in with the existing neighborhood and to use materials that are found in the neighborhood. Sara: Has there been any input from the neighbor as I see a lot of shading and taking away of the view of independence pass that the neighbor has. Poss & Associates: We haven't had any contact with the neighbors. Jake: Could you address why it can't be broken up. Poss & Associates: Given the setback constraints because it is a corner lot the maximum building space is 43 to 44 feet and given that we have an FAR of 3,100 sgft. If you want to break it down into modules of 2,500 or 2,000 we literally do not have enough space on the lot to put a module of any size. We would be over the setback line or over the height line. There is not enough room to make the separation. We initially tried to do that but ran out of setback space. "`°. ' 3 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Jake: Park Ave. setback is two thirds of ten feet. and Cooper is ten feet. The city set the alley setback at 20 feet. Poss & Associates: The rear yard would be the alley and the front yard is technically toward Cooper but the entrance is off Park Avenue. Tom Williams: Perceiving the ridge from the ground it will be broken up by the dormers and I think it is an excellent solution. Robert Blaich: In relat]onship to the other houses I feel it is perfect and do not see ~a~y problem with it. .r Sara: I think they have done the best they could and I like the setback from Park and agree with Bill's comment as you drive by you are suddenly pulled back. MOTION: Tom made the motion that we approve the request to exceed the 85% allowable FAR of Lot 17 and 18 Block 6 Riverside Addition to the City of Aspen corner of Park Ave. and HWY 82 without conditions; second by Robert. All in favor, motion carries. Jake: The purpose of the overlay is to review the 15% increase in FAR, if the project meets the guidelines. On the east side there ,,,,,,~ has to be some flexibility because it is a very diverse place. This is a difficult site 'and the design is good but what I find in the massing, scale and site planning aspects of it, I think the house is coming more forward than the bulk of the houses on the street. In trying to get the FAR in this long and narrow building envelope it has resulted in a structure which is very long and a long ridge and almost~:at the maximum height. There is a high dormer on the north side that is 2 1/2 story high that is next to a one story adjacent structure and in terms of breaking the massing down I think that the step toward the street is very elegantly done. I feel working the main ridge a little bit could continue the approach and be more sympathetic to an angular diversity that you find in the east side. Poss & Associates: In .order to do that we have a long bedroom but we could look at the livingroom. Amy: The livingroom is vaulted. Bill Poss: In that area of town the ridges are long and we are trying to keep the Aspen Mountain views. We would prefer to not cut it down on that side of the house. A sidewalk on Cooper or Park would come under an improvement district. 4 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Jake: I feel it substantially conforms to the guidelines but I did want to discuss those issues. 904 E. COOPER Jake Vickery stepped down as he was not involved previously. He did not have a conflict of interest but wanted to be consistent. Bruce Kerr, vice-chairman chaired the meeting. Dean Murray representing the firm of Cathexis & Reno: We have incorporated the changes that were presented at the last meeting and incorporated them and the new owner has a couple of comments that I would like to go over with you. There is an existing house on the lot which we are proposing to demolish and build a new residence there and it will consist of two units and two ADU units in the lower basement level. At the last meeting comments were made to address the ridge heights and window placements. I understand there is still an issue about the stone either the quantity or the detailing of it. It is our thought that we would try and stay away from river rock but we would like native appearing stone. The detailing that I proposed was to provide some variation in the surface of the stone with a small horizontal banding that might project out 1 1/2 to 2 inches. The owner has asked us to do away with the metal roof in the center of the project and replace that with a cedar single roof like the other two units so it would .be more homogeneous. The other thing that he wanted us to do is replace the doorway with more glazing and there was a small change in the rear elevation over the garage units, we had originally had an overhang and have since made that flush. The changes are very small in nature. Bruce Kerr: Procedurally is this a worksession to give feedback or what? Amy: If you want to approve it I guess you could at this time. It is a matter of how much information you have or need. Bruce: Does Staff have any recommendation based of what we have seen? Amy: There were issues that are not totally resolves from the last visit. There was a lot of discussion. Leslie Lamont, Planner: The problem is that we have not responded in giving you a packet. Bruce: I recall some of the issues and one was the big expanses 5 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 of glass which on these elevations appear to be broken up. The other was the use of those huge big timbers and oversize entry door kind of effect with those big timbers and those appear to have been addressed. Dean Murray: The biggest expanse of Cooper and the west end and we tried to break them up with small mullions instead of using big sheets of glass. Amy: The use of the stone was discussed and one of the concerns was creating an artificial heaviness by bringing the stone all the way up to the first floor. Leslie: On the east elevation we had commented that the original proposal stepped in only about a foot and that is where the historic structure is, on the east side. We had commented that there was still a large stretch of wall without a lot of breaking up in the facade to help pull away from the historic cottage. Dean Murray: There is a smaller element that is five feet. Leslie: We had requested more clearer information. Robert Blaich: The bic{,question was its appropriateness in that ~~,., neighborhood and it is a very eclectic neighborhood. There is a lot of variation there.. I remember my comments that you take the best of the neighborhood and try to draw from that and that didn't necessarily mean you just look at the one historical house but take that into consideration and not look at some of the others as reference points. When~you look back from the rough sketch to today you certainly have gone a long way. Don was the most outspoken but he is not here today and made numerous points. Dean Murray: He provided the design input for me. It is difficult because there is continuity for you that is missing. Leslie: Don Clark and Don Erdman had a worksession. Robert Blaich: What information don't we have to approve this? Bruce: Some of the very:basics like size of the lot, FAR proposed for the site and where we stand on all of that. Dean Murray: The lot is a 6,000 sgft. lot which gives us an allowable FAR of 3600 sgft. The very first proposal that the previous architect did was over that so we have taken it down but we are still at the limit of 3600 sgft. ~'""'' 6 `' OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Bruce: 3600 sgft. is at 100% Leslie: This proposal doesn't include the garages and this proposal only has a one two car garage and a one one car garage. Bruce: Explain about the connection. Dean Murray: It consists of nothing more than a stairway on one level and some storage on the other unit. Upstairs it translates into a continuation of the stairway, a closet and a bathroom in that area. I am not sure where the barrel look came from and I believe that was a carry over from the first design. Since then we are going to eliminate it and make it a shingle roof which my thought was to drop the ridge three or four feet below the high ridge and connect the two buildings. There are smaller windows in the areas that have the closets. We tried to keep the larger windows to the bigger rooms where the views were. Bruce: The unit that is closest to Cooper, how do they get from the garage to the unit. Dean Murray: On the ground floor level there is a doorway from the - garage into that unit. Sara: Are both entries to the duplexes off the West End. Dean Murray: One is off Cooper and the other has its entrance off West End. Sara: When the owner asked for more glazing I thought that was a doorway? '! Dean Murray: There was a doorway and a terrace on that corner and he has since decided that he doesn't want to use that space as a patio so there will be a.window instead of a door which will be in the same flavor as the window next to it. Sara: The connector roof will become shakes. Dean Murray: I think I am going to have to raise the ridge just two feet which won't come up to this but will split the difference between what you see now and the high ridge and will run straight across the connection. Leslie: The ridge of the front element will stay at 27 feet. Dean Murray: I didn't have time to work out the math in it but my thought is it needs to stay low. 7 S f " OVERLAY SUBCOMMITTEE s JANUARY 31, 1995 Leslie: That was a point that the committee liked, the fact that the connector is lower. Sara: I like it lower also. Amy: It has been very important through this whole discussion that the committee was pleased to see the building go more in the direction of appearing 'to be two separate structures and the connection was really important in terms of its height and the different roof form and the different roof material were positive in most of our discussions of a connector. Dean Murray: One of the things that will help that is primarily on the two units we are using horizontal siding and switch to vertical siding at the connector to try and separate the two masses. Sara: You can't talk them into keeping a metal roof on the connector. It is an interesting element. Dean Murray: I can try. Amy: I do not think it is so important that it is metal is that it is not the same roofing materials as the others. Dean Murray: I would agree with that. Leslie: only because it helps separate the two. Dean Murray: That was one of the problems with the previous project is that it appeared as one large mass. Bruce: That was especially the problem of the original proposal. I recall Donnelley's concerns about the interim proposal was that it was a mich-mash of a whole bunch of stuff architecturally and it made no sense what-so-ever to architects. It made no statement as to what this house was about. Robert Blaich: It was very hard to understand, "bouillabaisse" as it was very rough stuff. Amy: I personally feel~the project has come a long way and this will be a great example for the neighborhood and my only concern is that I would prefer from a massing standpoint to see the connector to stay as proposed and I am still concerned about the stone, especially on the east L. I do feel it gives the building a certain massiveness. That is the side that is next to the v"""" 8 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 „~. historic structure. Dean Murray: Would it be better to lower the stone or do away with a portion of it. Tom Williams: I feel it would be more consistent architecturally. Robert Blaich: That would be appropriate to lower or do away with the stone. It is pretty ornamental. A lot of it has to do with the choice of stone as you said you didn't want to use river stone. If you used redstone it wouldn't be as evasive because it is more typical of what goes on`and you see a lot of it around. I can't tell what the stone is going to be there. Dean Murray: While I am here I hope to get a better image of what local stone is available. Perhaps I could lower it to below the windows or split the difference between the window and ground. Tom Williams: Let the windows sit on the stone. Robert Blaich: That was one of Donnelley's strong points, do it as a reason not just slapped onto the house. Dean Murray: That is a good suggestion. Jake: What about the scale and texture of the stone? In the drawings it looks really rough. Sara: It looks like gray stone which is not typical of this area. Tom Williams: Would it be a native stone? Dean Murray: I would like it to be a native stone and would have some rough texture in it but not completely smooth. Tom Williams: I would like you to go visit two houses and just study the stone work, one at the corner of Second and Sleeker, northwest corner, a Yaw house. The other house on the northwest corner of Hallam and Second. The workmanship is excellent. It is a Champaign color that is in your color scheme. Sara: I am delighted and it certainly has changed. This is the way we like this process. Dean Murray: I feel the process has helped this building out a lot. It is positive asrwe have a much nicer coordinated building than we would have had'•if we had gone with the first one. Being the first one through the process to me was the frustrating thing 9 "' OVERLAY SUBCOMMITTEE v JANUARY 31. 1995 not knowing the reference points. The job you have been assigned is a tough job of mass and scale as it goes through every part of the architectural design. When you really get into it everything relates to mass and scale. This building will really be a show place. Sara: As Bob said you have set a standard for that neighborhood. Robert Blaich: I commend the people that have worked on this and they have been very open to suggestions and there has been very good communication both ways. Bruce: Does staff have any direction? As you can tell by our comments most of us are very comfortable with what we are talking about. Do we want to give them time to come back and change the elevation slightly to show the stone work below the windows or whatever or I guess we could proceed with some kind of motion with conditions that those be done. I am amenable for doing either. Dear Murray: The comment about the stone on the east is a very good one and the massing of the connector is something we want to keep. MOTION: Sara made the motion to approve the special review in excess of 85% for the property at 904 E. Cooper pertaining to the drawings and presentation made at the January 31, 1995 meeting with the conditions of lowering the stone work on the east L and revised elevations for the connection to be presented to Staff and approved by Staff. All representation at this meeting shall apply; second by Robert Blaich. Amy: For clarification I thought we were not asking for a revision of the connection, that the committee's feeling was that it was right as is with a different roof material than wood shingles and that it doesn't have to be metal. Sara: We would prefer to see it not revised. Tom: How would you do a barrel without metal? Dean Murray: The owner is asking to go with a pitched roof across there and my initial reaction is that it might raise the ridge a little to get the space., There are low spaces in there and I will do my best to keep it. Jake: Couldn't you just go to a flatter pitch and that would solve the problem? •. 10 OVERLAY SUBCOMMITTEE JANUARY 31, 1995 Dean Murray: We can try that. Sara: Any revisions, .including the glazing should be shown to Staff. VOTE: All in favor, motion carries. MOTION: Bruce made the motion to adjourn; second by Jake. All in favor, motion carries. Meeting adjourned at 5:45 p.m. Kathleen J. Strickland, Chief Deputy Clerk 11