HomeMy WebLinkAboutLand Use Case.414 N 1st St.A017-98
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CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A017-98
2735-124-18005
414 N 1st ESA & Special Review
414 N 1st
Chris Bendon
ESA, Special Review
Lewis, Jonathan & Posada, Roberto
Kiiey, Dan
Approved Reso. 8-98
12/20100
Chris Bendon
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Design Workshop, Inc.
Landscape Architecture
Land Planning
Urban Design
Tourism Planning
Memorandum
To:
Chris Bendon
Gyles Thornely
September 25, 2000
From:
Date:
Project Name: PO+LE Residence
Project #: 2338
Subject: Documents for Your Files
Chris, based on your conversation with Richard Shaw on September 15t\ 1 enclose the following
plans for you files.
· Layout Plan
· Lighting Plan
· Grading Plan
· Stamped Structural Drawings of the Observation Deck
· Original Benedict Observation Deck Drawings.
It is my understanding that no further HPC Review is required for the Landscape Plans.
Should you require any further Details relating to this matter please call.
Regards
Gyle
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Albuquerque. Aspen' Denver' Jackson Hole. Phoenix. Santa Fe . Tahoe' Vail. Santa Cruz. Santiago' Silo Paulo
]20 East Main Street, Aspen, Colorado 8]61 I, (tel) 970-925-8354' (fGx) 970-920-1387
www.designwc.rkshop.com
DESIGNWORKSHOP
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July 29,1998
Jane Amidon
Office of Dan Kiley
East Farm
Charlotte, VT 05445
ill
ASPEN . PITKIN
COMMUNITY DEVELOPMENT DEPARTME:-Jf
Re: 414 North First Street
Dear Ms. Amidon:
As you requested this letter summarizes a meeting between Michael Ememann, Stan
Clauson; and myself held earlier this month. Please let me know ifI can further clarifY
any of these items.
Landscape Plan.
The landscape plan was reviewed by staff and approved with the inclusion of the
construction detail submitted to the Parks Department and the exclusion of a few items
specified on the plan. 1 made a few clarifYing comments on the plan and excluded the
'concrete segments' specification for the low walls o~,the H~lIam La1ce side {)fthe
property which were not represented to the Planning and Zoning Cortunission during
their review. 1 have included a copy of the plan for your reference. The approval
inCludes the perimeter walls as drawn.
Observation deck.
The materials to be used on the observation deck need final approval by the Historic
Preservation Commission. This was a condition of the Hallam Lake Bluffrt':view.. 1 have
received your materials and have scheduled ,the review for August 26th. This as 'minor'
development which does not require a public hearing. .
Flag pole. ,
The proposed flagpole should be within the 25 foot height limit of the zone district unless
otherwise approved by the HPC. 1 noted this on the landscape plan. The proposed 40
foot pole will also be addressed at the August 26th meeting.
Street R.O. W. Design.
We understand you may have some interest in proposing a design for the areas within: the
street right-of-way in front of the property. We generally thought this could be,a great
benefit to both the property owners and the City. Also, a project like this may ease some
of the anxiety of the past. John Bennett, the Mayor of Aspen, has expressed,someinterest'
in recognizing the property and its history with a plaque or" a bench of some sort. If this
is done, it should be near or after completion of the project. '
130 SoUTH GALENA STREET' AsPEN, COLORADO 81611-1975 . PHONE 970.920.5090 . FAX 970_920.5439
Prinledon Recycled P3per
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We are interested in what your initial thoughts are for this space and how it may function.
We did talk about the desire to recognize the traditional grid of the West End and the
possible need to maintain a limited amount of street parking in the area.
Very truly yours,
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Christopher Bendon, Planner
City of Aspen
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MEMORANDUM
TO:
Michael Ememann, The Ernemann Group
FROM:
Joyce Ohlson, Deputy Planning Directo~
DATE:
July 16, 1999
RE:
414 N. First Street, P.O.L.E.
We have reviewed the meeting minutes provided by Hansen Construction from the HPC
monitor's June 3'd site visit, as well as Jeffrey Halferty's memo of July 10th, Hansen
Construction's response of July 13th, and revised elevations of the carriage house
provided by The Ememann Group.
It is agreed that the June 3rd meeting minutes are accurate in regard to restoration of the
carriage house. We would like to clarifY that when the chimney is rebuilt it must match
the original appearance.
We understand that all of the exterior siding from the east wall has been removed and is '
in storage. Once the new addition and window replacement are completed, original
siding will be reinstalled on all areas of the original wall that remain exposed. Please
confirm that the original siding on the north, south, and west sides of the building will
also be retained.
In regard to the egress windows on the north and south sides of the building, the permit
set indicated a casement window would be installed on the south and that a double hung
window, sized for egress, would be installed on the north. Subsequently a decision was
made by the design team to use a casement window on both the north and south sides.
The HPC monitors suggest that on the south fayade, which is visible to the public,
mullions be added to the casement window so that it has the appearance of a two over
two window.
Please continue to keep us informed of any project monitoring issues that come up during
the course of this project. Chris Bendon (920-5072) is the contact person in the Planning
Office. He is on vacation for the next week, so questions should be direct to me at 920-
5062 temporarily.
Cc: Suzannah Reid, HPC Chair
Jeffrey Halferty, HPC
Mike Gundrum, Hansen Construction
JUL.14.1999~ 2: 38pr'iM
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Jonathan l..IRcbel1o P. l~
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Hl>CO
613199
PO+L.E House
~'en CoIlstuc1iiln, 11lC.
Hansen Connuclicn, IIIIl.
Hj~ Pressrvsllcn Commily
JQIlillhan L_I Roberlc POIIeda
AlllIIIIed
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IlHI:rWoal AotIon Iw .... a...../u, SlIm;
WINDOW TRIM REPLY\CENleNi":'"'" NEW
Confirmed the dlreoll~ re~rved durfng prevlOUII HPC cnoflte review,
lIIal all exterio~ Window trfm would be removed 811<1 replaced with new
material 10 maloh Ihe profile of 1I1e original tlim.
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CHIMNEY SUPPORT:: NSW
Per prior appl'l:IvlIll fro", HPC, lho brick sfrUQtUlCI above the rQOfha(l
been removed and lh*b~ lItoreclon slle. Thill declllian 1II11lllased
on tlla condillcm Of the IInnoy and fe.r that the exleting chimney
WO\IIcl1all and I;I'Qje satew hazard du ring reslQration Wllrk.
RllQIlrding lhe rt!l:w~ Oflllfs ctJlmney, bas agreed 1I1at the
support 1\:lr the ch1mnev lNOuld be ..built au. lQ llie lack of CI.Irrenl
slnIClIIrall.lupport. Pm: dls,CU$5iCln w~h tile bU~R deparlment IIId
sfnlctUl'a1 engtnMr, the chlmll6y will be SIIpPCf'leCf fl'om the ~ RIOt
ISlI'\ldule. Tfi. aisting briCb 'MII ltleh be used l\'I reblhld the exposed
pcrlilm of lITe chfl'/llllf!)' latlove lIIe rool.
EAST WAL.L SIDING REMOVAL: NeW
Oorn'irmecl that1f1e existing sicfll1g on tho Iliat side ohhe carrl.
house WiW be removedlto allow fllr the construction of lt1e new
structure on this $kIe, afonll with the window replacement and
chin~ restrllcluring.: Enough of the existin!! sicli1g will be ellVed to
allow fOr II to be te-ins!jalle<l on the upper Il!lrtion of Ihe !lasl will.
Which \'All rvl'llllirl '~Ud abclve the new III$'! level :stfuctllre. HPC
directed U$ to insIaR new slr:llna OI'Ilhe new nlit lavel stroeture to
cfearf)r deJinaale lIle new from the old,
ROOF Rlii-FRAME: , NEW
Al 01./1' '.( nwting W!tI1 HPC, they Indicated they 'Miulr:llil<e lo ,.. us
keep thl ollillS roof lill1.lctul'lt in pillet! lIlI aPJICIsed to the pl'elliously
a~provect '*11 tc remoVe the Ell(j.t1~ l'l:Iof and I'ellIace \&1lI1 a new
_Iln.iss l'lXlI'~slern! Sillcethillla81 meellllg, !he Wlletural
en9in~r i'IIs deYiaed i plan lQ rtlllln.lcture the eXiSting roor from the
Inlliriol' utilizing IllIleW WOod !ru" ay818tn. The Ilew slruetLlre Will be
"SI5lefe<1" in next to the; lIlfi1il!ll slr\jclure while lIllowing lhe exIall:ng
slruciIQ 10 remain In ~ace. During this PI'llCeSS, the roof willlle
re-reveler:llilnd squareij. It wall nOter:l thel SIln'lll b1llcking Which has
beer! actCled to tI'te roOllover1llTlemay _to be IelTlO'led and/or CUI
to IiIlow for the new ll'lImMlg lQ lie I/!$laKed, but the sf6ling roof I1lIlers
will remaIn undlsturtlect Tfie temCMiI Of lIIe lIldsting collar lies WIlll
apprcwed to allow for the InS1:illfatian af the new I'OO!'lt-.
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NEW WINDOW FRAMING: NEW
We l'8Yf1Wlld Ill' need to re-fnlrne the windows oollle east, sllutl1and
norttl sidell. This is fllq~ since lIIe nQrllllllld lICIulh windOWll have
been resied for egress ancllhe l!CIat WilldCW$ were appro\led for
replacement since theleWlndllWSl!ll'e nllt i'llstorlc, HPC said they
would like to discuss this witt! sIait and confirm.
HPC CONFIRMATION:
Je1T HlfIel\y wlO i!llllJe US: a memo re.conlirming the agreed upon
dlSC\lalenS.
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215 S Monarqh 81. suite 202
~pEln. Colorado 81611
(970) 920-4535
(970) 925-4990 Fax
Memo
DATE: 7/10199
TO: Hisl:ori~ PresEIIVatfon Commission
Attn: Chris Bendon, Plarmer
Amy Guthrie, H. P. C Staff
Suzarmah Reid, H.P.C Chairman
FROM: Jeffrey H.P.C.Mooitor ~
RE: Pole Hpu:;e Rano~ation f Restoration
411 N. j;'irst
Site Vis~
Camaae House-lssues
,
COMMENTS:
I did a SIte visit a few weeks ago and we did a walk through of the carriage house.
The applicam had askEld me to do a walk, though the cmiage house to flush out some
exterior conditions needing to be addressed. I would like some direction from staff so the
COOSIruolion can commence without delaying their aggMSive schedule.
1. We have anowed them make interior structural improvements to the under carnage of the roof.
There was ;;Iiscussion of adding additiOllaI steel braclng to insure ils rigidity. The work was in
progress,
2. The next iss,ue was temporary removal of "historic siding' for constnJctjon of the shed I elevator
(east side of carriage hOUse), There is an H.P.C, approved removal of "non-historic" Windows.
My suggestion was to leave the historic siding material above the new struc!LIre. , If any siding
needs to be removed to rough in 1I1e opening, I suggested to carefully limit the siding for removal.
to properly rack the material on sleepers and tarp it properly. Once the work has been
compl~ed replace the 'historic Siding material" after the window has been installed.
Any new coAslruction is to have "new wood siding' as di;;cussed in our' previous meetings.
3. 'The next is~ue was l'llmoval of a 'historic window" in the North gable on the North side of the
carnage hO'lIl<!, The General contractor advised me that it was now, an egress window for a
sleeping loft in lhe attic. The building departl11ent permit set has the window noted to be
enlarged to be code oompliant for egress requirements. r suggested dOing an elevation sludy
(north and, south sides of 1he carriage house) to see the window size difference,
recommendlillion; to be reviewGd by staff and monitor.
Cc: H. P .C, Hanson Construction.
Ernema\1n Group
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JUL.14.1999~ 2:28PM! ttAN~~N ru & L~tlUU~tl
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ClaJtficalienof GI3 MIL
Hiatoric:al Preservetion Committee
215 S. Monal'l:h St. Suite 202
AspeIl,CO 81El11
1lIl& JUly 13.1999
Job. 1280
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(970) 92Q..4836
(li7e) 925-4990
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J.~~.A, Posada
Rtlnarkll:
Jeffrey,
Michael Ememann provided us with a copy of VOlJr 7/10/99 memo l'egardllljl tile PO+LE Hlluse
Renovation' Restoration and your site visit of 613199. WIthin item #2 you d,llCUII the temporalY
removal of "hittorlc aiding" on the east side of thEl carriage houle. WIthin your memo you aeem to be
inclielltlnll that we are ta limit the l'eITIoval of siding on this side to only that ~uired to install the nllW
windOW, However. if you recall the entire discussion en the site on June 3, 1819, we dIscussed and
aBreed to tne need for removing all siding from the flail! SIde to allow for not only In_ new window
InstaWation, but also the addition of!he nw structure onto the beet; of the carriage house and the
requiremll'lt to ra-freme the chimney strwc;ture. E1ll$ed on this direction, Hansen Conatruction
proceeded to remove thill siding Isst week, The removal was don. with an elforl8 to preseMl the
siding to the gl'88\:l1lst extent poIlible. All of the siding was ",sved and Is currently stereo and protected
on aile. It remains Hansen COnstruction's hunt to replace the hlstaric aicli!19 on the original portiol'l of
fhe east side: after the new cllIlstructlon is complete. Also, ~r OLlr discLlssion on-site, tne new adclitlon
to the 8ellllllde is to receive new Siding to clearly designate the separation from historic to new aiding.
We have gone back and reviewed our ,netes again from OU r meenn; and this d1rec:th;m is clearly
indicated. Therefore. If you r:ould plUM loOk at your notes, we believe that they should help 10 cla~
thia matter atl.d confirm the diecl.ISsion and decisiOn to reMove all of the llicing ftom the eRi $ide. As
you are aWln., the I'eliI8on we had requested a meeting with the HPC WIl' to receive clarification and
make sure we W(lre j>roceeding exactly as the HPC ~uired. Therefore, we woukl 61<<1 to Clarify thi&
mailer 8S soon as pOSSible, again in ane!forl to remain clear on the requirements of the HPC.
I nave also included II copy of our rninut8111 from the meeting to mako \lure that we are clear on the
other items dlsculsed during the June 3, 1999. Please contact me at 920-7237 if}lOLl have any
questions.
ThankYOuiru~
Mike GUnd~ IV,,?
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J. Lnlo. R. p_.
IIy. Mike GUnclrr.m
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MEMORANDUM
THRU:
Suzannah Reid, Chair
Aspen Historic Preservation Commission
Stan Clauson, Community Development Direct&
Christopher Bendon, Planner ~\fV)
414 North First Street, Demolition and Reconstruction of Carriage
House Chimney
TO:
FROM:
RE:
DATE:
July 28, 1998
SUMMARY:
The "PoLe House," 414 North First Street, has a small carriage house which has been
temporarily moved for construction of a basement. The carriage house contains a
brick chimney from the interior floor level to approximately 2-3 feet above the ridge
of the structure. There is severe damage to the mortar and the structural integrity of
this upper portion is in question. The chininey may not withstand the stresses
inherent in moving the structme back to its original location which presents a safety
threat as well as a potential loss of the historical construction.
The applic~nt is proposing to document the chimney (there is some ornamental
fluting), deconstruct the chimney and clean the bricks, and reconstruct the element
after moving the structure. Staff visited the site with the HPC Monitors for the
project.
Staff and the HPC Monitors present at the site visit agreed the reconstruction is
necessary and believe it can be accomplished without diminishing the historical
qualities of the carriage house. The ~r used for reconstruction, however, needs to
be proposed and approved. i1Iti{.{1iv
Staff recommends the HPC Monitors for the project approve the demolition and
reconstruction of the carriage house chimney as proposed, with three conditions.
ApPLICANT:
Roberto Posada and Jonathan Lewis.
REVIEW PROCEDURE:
The Project Monitors may approve, approve with conditions, or deny the request. In
the alternative, the Monitors may request a review by the full Commission. /
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STAFF COMMENTS:
The HPC Monitors for the project, Suzannall Reid, Jeffery Halferty, and Gilbert
Sanchez, were notified of the request to remove the upper portion of the chimney and
visited the site on July 23rd.
RECOMMENDATION:
Staff recommends the HPC Project Monitors approve the demolition and
reconstruction of the carriage house chimney at the LewislPosada Residence with the
following conditions:
I. Prior to demolition, the carriage house chiml\ey shall be photographically documented in
its present state. Copies of the photos shall be submitted to the Planning Office.
2. After the carriage house is moved to its final location, the applicant shall reconstruct the
chimney in the same manner using the same materials.
3. Prior to reconstruction of the Chimney, the applicant shall gain approval for the mortar to
be used.
ApPROVAL:
1 hereby approve the demolition and reconstruction of the carriage house chimney at
the LewislPosada Residence, 414 North First, with the above three conditions.
date: g!t.J/Cj8
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e ,for and 0 behalf of, Jeffery
Gilbert Sanchez, Project Monitors
ACCEPTANCE:
I, as a person being or represen,: the applicant, do hereby agree to the conditions of
this approval.
date:U
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
Stan Clauson, Community Development Director ~fl~:,
Julie Ann Woods, Deputy Director J fj ~
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THRU:
Christopher Bendon, Planner
FROM:
RE:
414 North First Street -- Hallam Lake BluffESA and Special Reviews
DATE:
June 2, 1998
SUMMARY:
The applicant, Johnathan Lewis and Roberto Posada, are proposing landscape
improvements as part of the redevelopment of the former Paepke Estate. A few of
these improvements are within the Hallam Lake Bluff Environmentally Sensitive
Area and require a Special Review by the Planning and Zoning Commission.
The area of concern for the Planning and Zoning Commission is the slope to Hallam
Lake and the area with 15 feet of the top-of-slope. The overall landscape plan must
gain approval from the HPC.
There are three primary elements of the plan and a series of general concerns about
the development for discussion. The three primary elements are the dry laid stone
walls, the larger fence walls, and the observation deck. These items are fully
discussed in the staff comments section of this memo.
Staff recommends the Planning and Zoning Commission approve this Hallam
Lake Bluff Review and Special Review, with conditions.
PRJMARY STAKEHOLDERS:
Staff distributed the landscape plan to the City Engineer and the Parks Department.
In addition, staff sent a copy to ACES and the Given Institute, and notified the HPC
Project Monitors of the application.
ApPLICANT:
Johnathan Lewis and Roberto Posada. Represented by the Office of Dan Kiley,
Landscape Architects.
LOCATION:
414 North First Street.
Post,if' Fax Note
To
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ZONING:
R,6 with Hallam Lake BluffESA overlay.
Co./Dept.
Phone #
7671 Date
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PREVIOUS ACTION:
The Commission has not previously considered this application.
REVIEW PROCEDURE:
Hallam Lake Bluff ESA. The Planning and Zoning Commission may approve,
approve with conditions, or deny this application at a meeting.
STAFF COMMENTS:
Top-ol-Slope.
The applicant has defined the top-of-slope at elevation 1001, as defined in the
application drawings. Based on the site section provided by the applicant, this top-of-
slope appears to be correctly located. All areas below and within 15 feet of this line
are then within the 'no development zone.' The Hallam Lake standards do allow
development in this area as long as it is approved by the Commission. The standards
for this review are attached as Exhibit A.
The dry-laid stone walls.
There are several short dry-laid stone walls proposed within the 'no development
zone.' As proposed, these walls will be approximately 18-24 inches high and in
conformance .with the progressive height limit from the top-of-slope. Planning staff
and the City Parks Department both consider these walls acceptable. ACES raised no
concerns over these features.
The fence walls.
There is a long wall along the north-western portion of the property to be rehabilitated
and a new wall to be constructed (replacing a wooden fence) along the eastern border
of the property. The rehabilitation project should be fairly simple and is not expected
to significantly affect the ESA.
The new wall on the east side is designed to be almost 30 feet long and six feet high
constructed with concrete. The structure would be within the 'no development area'
but in compliance with the progressive height limit. The structure could be partially
suspended if necessary to limit the amount of disturbance near the top-of, slope.
The Parks Department does not consider the wall to be necessary and wants the wall
to be removed from the plans. The area could be planted with greater vegetation to
achieve the intended goals of privacy. Also, the proposed wall would be in close
proximity to a very large tree. No formal comments were available at the time of this
memo but may be included in the packet if received by the time of publication.
Planning staff has asked for a member of the Parks Department to be present during
the meeting to address their concerns.
Philosophically, this wall represents a separation between the Given Institute and the
LewisIPosada house. These two properties were once part of the original Paepke
estate and are now held and function separately.
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Planning staff understands the design rationale behind the fence wall and feels the
structure could be a nice amenity to the project providing privacy and defining an
outdoor room. The proposed structure will be replaCing a existing wooden fence and
is proposed within the height limit. The structure should not significantly detract
from the Hallam Lake ESA and should not significantly detract from the view from
ACES. Planning staff, however, suggests a medium to dark gray or slate color be
used, rather than an off-white, to minimize the visibility of the structure from below.
Also, to the extent possible, the structure should be supported with pier footings
rather than a trench footing. Footings should not be placed within the dripline of
existing trees. Cantilevering the structure may look rather odd, and is not
recommended as a condition by Planning staff.
Cantilevered
The observation deck.
The existing deck is within the 'no development area.' Just as with similar cases of
existing encroachments in ESAs, planning staffhas informed the applicant that the
structure may be maintained, rehabilitated, and even reconstructed, but not enlarged
or moved to another location. The applicant is proposing to reconstruct the deck and
has provided the proposed design and materials to be used. This design and proposed
material are acceptable to staff.
However, both Planning staff and the Parks Department are concerned about the
construction process. The location ofthe deck presents a potential for bank
stabilization problems and interference with the surrounding vegetation, especially if
heavy machinery is used.
Considering staffs concerns, the applicant has investigated using fewer support piers
and manual construction techniques. Staff is satisfied that the applicant shares the
same concerns about the possible construction impacts and will use an appropriate
construction method. A condition of approval has been included describing this
process. The applicant may wish to amend this condition based on further
information about construction methods.
General Comments.
Lighting. Outdoor lighting for this site should be low, downcast, and not used to
accent architectural or landscape features. No lighting should be used below or
within 15 feet of the top-of-slope. This includes no lighting on, or of, the observation
deck, trees, and the flagpole. The Commission should make this a condition of
approval and recommend the same condition to the HPC.
Review criteria and Staff Findings have been included as Exhibit "A." Agency
referral comments have been included as Exhibit "B." The application has been
included as Exhibit "C."
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RECOMMENDATION:
Staff recommends approval of this Hallam Lake Bluff Review with the following
conditions:
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1. The top-of-slope is approved at the elevation 1001, as shown in the application drawings
(false datum). h. ,L <71.' ',,- ("":.,s~
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2. The placement and design of the dry-laid stone walls is approved-'a's proposed in the
detailed drawings of this application. 'i>t'\'lut ["\) fi,,""1 (e~~ ~ tl61c.. ~' '~~;""I {eA~w.>~
3. The observation deck may be reconstructed in its present location and footprin(bu~J€L4- ~ \ifc.
cannot be expanded or reconstructed in a second location.
4. Prior to any demolition or redevelopment of this observation deck, the applicant shall
submit to the Community Development Department a scaled plan and section drawing of
the existing deck prepared by a registered Architect or Engineer.
5. For the purpose of maintaining the integrityofthe Hall~Lake I3hlff~lope and to
minimize the visual impacts from construction, the applicant shall observe the following
construction process for the observation deck:
a. Silt fencing shall be erected on the down-slope side of the deck prior to
construction activity and shall remain in place until completion and sign-off by
the Building Inspector.
b. Existing vegetation within the constructipn area shall be tied back to prevent
damage.
c. All demolition, digging for foundation supports, and construction shall be
accomplished manually, not with the aid of mechanical equipment. In the event
mechanical equipment is necessary, the Parks Department shall be notified and
placement of the equipment shall be, approved by the Parks Department.
d. The applicant shall limit the number of support piers to a practical
minimum, as determined by an Architect or Engineer.
e. After construction, all disturbed soils shall be stabilized andlor revegetated
to the approval of the Parks Department.
f. All representations made by the applicant's representative to the
JJ, . L Commission concerning the process, timing, and materials for construction shall
~ft. be considered conditions of approval.
@ The rehabilitation of the ~western wall ~ '8l-v.tl b:: ;ellii<.eJ ~ -I-It.c :vW'!::s 'tt~.
7. The construction of the 6 foot fence wall on the east boundary line is approved-a~ ~ 'Vi"..., ~- "'7.~,~ .
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proposeo'with the following conditions:
a. Pier footings shall be used and located to minimize disturbance to
surrounding vegetation.
b. A medium to dark gray or slate, or similar color, shall be used to minimize
, the vi~ibility of the struct!{re frp,m Hallam Lake.
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8. No other landscape improvements or changes to the terrain, except those mentioned
herein, are approved. The applicant shall gain approval for any revegetation below or
with 15 feet of the top-of-slope from the Parks Department.
9. Any pool or hot tub shall be drained to the sanitary sewer and not over the slope.
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10. Outdoor lighting shall be low, downcast, and not used to accent architectural or
landscape features. No lighting shall be us~d below or within 15 feet of the top-of-slope.
There shall be no lighting on, or of, the observation deck, trees, and the flagpole. The
Planning and Zoning Commission hereby recommends this condition of approval to the
Historic Preservation Commission for any further reviews necessary.
II. Any changes to the design or representation made to staff or the Commission in this
application for development within the ESA area must be formally accepted as an
amendment to this ESA approval.
12. Before issuance of a building permit, the applicant shall record this Planning and Zoning
Resolution with the Pitkin County Clerk and Recorder located in the Courthouse Plaza
Building. There is a per page recordation fee. In the alternative, the applicant may pay this
fee to the City Clerk who will record the resolution.
13. All material representations made by the applicant in the application and during public
meetings with the Planning and Zoning Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION:
"1 move to approve the Hallam Lake Bluff Review for the Lewis/Posada residence,
414 North First Street, with the conditions outlined in the Community Development
Department memo dated June 2,1998."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Comments
Exhibit B Referral Agency Comments
Exhibit C -- Development Application
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Exhibit A
Staff Comments
Hallam Lake Bluffreview standards.
No development shall be permitted within the Hallam Lake BluffESA unless the commission
makes a determination that the proposed development meets all of the following-requirements:
1. No development, excavation or fill, other than native vegetation planting, shall take place
below the top of slope.
Staff Finding:
The existing observation deck may be reconstructed in its exact location and
footprint. All vegetation below the top-of-slope must be approved by the Parks
Department.
2. AI! development within the fifteen-foot setback from the top of slope shall be at grade. Any
proposed development not at grade within the fifteen-foot setback must be approved by
special review pursuant to Section 26.64.040(D).
Staff Finding:
There are improvements proposed within this area. Please refer to the Special
Review criteria.
3, All development outside the fifteen-foot setback from top of slope shall not exceed a height
delineated by a line drawn at a forty-five (45) degree angle from ground level at the top of
slope. Height shall be measured and determined by the zoning officer utilizing that definition
set forth at Section 26.04.100.
Staff Finding:
All proposed development, except for the reconstruction of the observation deck,
meets this standard.
4. A landscape plan shall be submitted with all development applications. Such plan shall include
native vegetative screening of no less than fifty (50) percent of the development as viewed
from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity
and shall be replaced with the same or comparable material should it die.
Staff Finding:
A landscape plan has been submitted. The existing vegetation covers a substantial
portion of the site and is not proposed to be removed.
5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature
preserve or located down the slope.
Staff Finding:
Staff has included a condition of approval for outdoor lighting.
6. No fill material or debris shall be placed on the face of the slope. Historic drainage patterns
and rates must be maintained. Pools or hot tubs cannot be drained down the slope.
Staff Finding: '
Staff has included this as a condition of approval.
7. Site sections drawn by a registered architect, landscape architect, or engineer shall be
submitted showing all existing and proposed site elements, the top of slope, and pertinent
elevations above sea level.
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Staff Finding:
A site section has been included in the application drawings.
Special Review.
Hallam Lake BluffESA encroachment into fifteen-foot setback from top of slope or height limit.
Whenever a special review is for development above or below grade within the fifteen, foot
setback from top of slope as identified on a site specific section drawing or above the height
limit established by the ESA, the development application shall be approved only if the
following conditions have been met:
1. A unique condition exists on the site where strict adherence to the top of slope setback will
create an unworkable design problem.
Staff Finding:
The existing observation deck may be reconstructed as of right. Appropriately,
staff is concerned about the aesthetics and construction process of the development
and has worked with the applicant to arrive at a construction method which should
minimize, to the extent possible, construction impacts from the redevelopment.
There does not exist an unworkable design problem which dictates low rock walls and
a 6 foot high fence wall along a portion of the boundary line. However, staff believes
these improvements are in character with the overall design for the property and,
while not mandatory, do contribute positively to the overall scheme.
The Commission, however, may find these improvements unnecessary and
unacceptable. There is not, in the opinion of staff, an unworkable design problem
created by the top-of-slope. The Commission is entirely within their authority to
deny these improvements within the 'no development area.'
2. Any intrusion into the top of slope setback or height limit is minimized to the greatest extent
possible.
Staff Finding:
These intrusions have been minimized.
3. Other parts of the structure or development on the site are located outside the top of slope
setback line or height limit to the greatest extent possible.
Staff Finding:
This standard has been met. The majority of improvements on this site are
located far outside the 'no development area.'
4. Landscape treatment is increased to screen the structure or development in the setback from
all adjoining properties.
Staff Finding:
The low stone walls are not expected to be visible from Hallam Lake. The
observation deck is existing. The fence wall will probably be visible from Hallam
Lake in profile, but is not expected to substantially disrupt the view. Staff has
suggested using a more muted color for the fence wall.
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MEMORANDUM
To: Chris Bendon, Planner
Thru: Nick Adeh, City Engine~g
From: Chuck Roth, Project Engineer e'f2--
Date: May 28, 1998
Re: 414 North First Street - Hallam Lake and Special Review for Landscaping
The Development Review Committee has reviewed the above referenced application at their May
20, 1998 meeting, and we have the following comments:
1. Fence!Wall - There was a discrepancy between the information shown on the drawing and the
language in the application concerning whether a fence or a wall is proposed. The applicant has
entered a legal agreement with a neighbor (David Levy) concerning walls and fences, but the
application makes no reference to that agreement and whether the terms are being met.
2. Landscapinl! - The Parks Department indicated that the landscaping is incorrect and that they
will be specific in their review memo.
3. Observation Deck ,The proposed observation deck replacement is considerably larger than the
original, existing deck. The applicant needs to verify with the planners if the enlarged deck is
acceptable.
4. Work in the Public Ril!ht-of-wav - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights-of,way, parks department (920-5120)
for vegetation species and for public trail disturbance, and streets department (920,5130) for
mailboxes, street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights-of,way from the city community development department.
DRC Attendees
Staff: Rebecca Schickling, Stephen ElIsperman, Ross Soderstrom
98M126
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Memorandum
TO: Chris Bendon, Community Development
FROM: Rebecca Schickling, Assistant Parks Director
DATE: May 29, 1998
RE: 414N.lstSt.-POLEHouse
cc: Stephen Ellsperman, City Forester
We have reviewed the landscape plan submitted by the Office of Dan Kiley on behalf of
the Lewis -Posada Residence. The application proposes several landscape elements
induding renovation of the existing observation desk. Upon review of the criteria for
Special Review for the ESA for Hallam Lake we offer the following concerns and
comments: The dry-laid stone walls which fall within the 15 foot set back bluff area are
acceptable on the condition that NO excavation or trenching occur to lay the walls.
The proposed screen wall on the east property line is of some concern to us partly as to
why this wall is necessary. There is significant vegetation back in this corner and must
not be disturbed if a screen wall is constructed. Upon talking with the landscape
architect, the screen wall designed has been altered some to accommodate vegetation
and view plane issues with Hallam Lake, however, any construction of a fence or other
structure in this area is required to be hand dug and constructed. Additionally, Tom
Cardamone of ACES suggests a few conifers be planted to block the visibility of the
wall from Hallam Lake.
The submitted plans for the reconstruction of the observation deck proposed 9-10
sonotube piers to support the deck. Jane Amidon, of Dan Kiley's office has stated that
the design of the deck has been reviewed by a structural engineer and that number will
be reduced to 4-5 piers. The piers must be hand dug and vegetation protected during
construction.
While the final details of the landscape plan have not been worked out yet, the
submitted plan shows numerous Aspen trees to be planted within the root zone of the
existing trees. No new excavation for trees or other landscape elements will be allowed
within the undisturbed root zone of the existing trees. Additionally, the applicants
have expressed some desire to improve the walking trail down to Hallam Lake. The
existing foot path is adequate as is and is not permitted to be improved. There is
minimal erosion on the slope and the little amount there is may be due to some
vegetation cutting that was done on the slope last year. This ar~should be left
undisturbed and the trail remain as a "back-country foot path".
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MEMORANDUM
TO:
Historic Preservation Commission
THRU:
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Stan Clauson, Community Development Directorh' ,/
Christopher Bendon, Planner 8JAWJ v .
414 North First Street 0- Minor Development Review
Observation Deck Materials ' ~
Flag Pole Location and Height kt. AJ~ :::;/ fA LJ. . ,
Landscape Wall Materials ~ J t::. . T I ~ I '~ ~
August 26, 1998 a uWtrV; pfl/wf af ~ ~k
FROM:
RE:
DATE:
SUMMARY:
The applicants, Johnathan Lewis and Roberto Posada, have applied for a Minor
Development Review for three site features: the observation deck materials, a flag
pole, and a series of low landscape walls near the bluff.
ifv'l?( Observation Deck. The applicant gained Hallam Lake Bluff Review approval for the
location and size of the observation deck. The Planning and Zoning Commission in
the approval conditioned the final design approval by the HPC. The observation deck
will be visible from the Hallam Lake area and the intent behind the condition ofHPC
approval was to ensure the materials used would be compatible~with-L-and!!QL
sill~fi<:llIltly de!I'act from, this view from b~ow.
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Review approval. These walls, however, were represented as dry-laid stone walls
during this review. The applicant is now proposing sections of pre-cast concrete,
instead of the stone, with the locations and approximate dimensions of the features
remaining the same. Staff asked the P&Z if this change in materials would represent
a substantial enough of a change to require an additional review by the Commission.
The Commission responded by asking staff to take the request to the most appropriate
Board but not to review the request administratively. Because the only change
proposed is of the materials to be used for these walls, staff felt the most appropriate
Board would be the HPC. The main concern here is the compatibility of the material
with respect to the overall character of the house and site features. The primary
structure does incorporate this same material in several locations, especially on the ~ .
~
Flag Pole. The applicant has also proposed a flag pole of approximately 40 feet in
height toward the rear of the property on axis with the Garmish Street R.O.W. The
Community Development Director has determined the review for any site feature on a
landmark property taller than the 25 foot zoning height limit should be reviewed by
the HPC as a Minor Development. The concerns over this feature are that 1) it be
compatible and complimentary to the house and the property in general, and 2) that
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the pole material itself not generate any ancillary effects, such as loud clanking
noises. Staff has included a condition that the flag not be illuminated.
The flag pole is slightly higher than the peak of the house (38') and substantially
lower than many of the surrounding trees. It is also well within the Hallam Lake
Bluff progressive height limitation.
Staff recommends the Historic Preservation Commission approve the Minor
Development Review for these three items, with conditions.
PRIMARY STAKEHOLDERS:
ACES. Staff contacted Tom Cardomone concerning the changes and invited him to
the HPC hearing.
APPLICANT:
Johnathan Lewis and Roberto Posada.
LOCATION:
414 North First Street.
REVIEW PROCEDURE:
Minor Development. The Historic Preservation Conunission may approve, approve
with conditions, or deny an application for Minor Development of a historic resources
at a meeting.
STAFF COMMENTS:
Staff conunents have been included as Exhibit "A." A site plan and site section
showing the landscape walls and the flag location and height will be presented at the
meeting. A color cut sheet showing the detail of the metal tubing to be used on the
observation deck does not duplicate well and will be presented at the meeting.
RECOMMENDATION:
Staff reconunends the Historic Preservation Conunission approve the Minor
Development with the following conditions:
1. The proposed metal tubing for the observation deck is hereby approved.
2. The landscape walls may be constructed with pre-cast concrete segments. Any substantial
change to the location or dimensions of these walls may require an amendment to the
Hallam Lake Bluff Review.
3. The flag pole is approved in iis proposed location. It shall be wooden and shall not be
greater than 40 feet in height. No lighting of the flags is permitted.
4. The applicant shall record this Historic Preservation Commission Resolution with the
Pitkin County Clerk and Recorder located in the Courthouse Plaza Building. There is a per
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page recordation fee. In the alternative, the applicant may pay this fee to the City Clerk
who will record the resolution.
S. All material representations made by the applicant in the application and during public
meetings with the Historic Preservation Commission shall be adhered to and considered
conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION:
"1 move to approve the Minor Development Review for the flag pole, the observation
deck materials, and the landscape wall materials for the Lewis and Posada Residence,
414 North First street, with the conditions outlined in the Conununity Development
Department memo dated August 26, 1998."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Conunents
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PROJECT:
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LAND USE ApPLICATION r""i
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Name: POLE House (Lewis-Posada Residence, As en)
Location: 4 14 N. Fir s t S t r e e t, Asp en, CO
(Indicate street address, lot & block number, legal description w
ApPLICANT:
Name: Jonathan Lewis and Roberto Posada
Address: 4 14 N. Fir s t S t r e e t. Asp en. CO 8 16 1 I
Phone #:
(970) 920-2724
REPRESENTATIVE:
Name: Officp of nan Kilev
Address: Box 250, Garen Road, Char lot t e, VI 05445
Phone #: ( 802) 4 2 5 - 2 1 4 1
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use 0 Conceptual PUD
IJi Special Review 0 Final PUD (& PUD Amendment)
o Design Review Appeal 0 Conceptual SPA
o GMQSAllotment 0 Final SPA(& SPA Amendment)
o GMQS Exemption 0 Subdivision
o ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
Lot Split
Lot Line Adjustment
o
o
o
o
Temporary Use
Text/Map Amendment
o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt:
o Historic Demolition
o Historic Designation
o Small Lodge Conversion!
Expansion
o Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
Single family residence and gardens with.300 sq. ft.
A" >rvO.;A rlP~"
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
.
Renovation of observation d~~k; addition of landscape elements,
w fall within the Hallam Lake Bluff ESA.
Have you attached the following?
o Pre-Application Conference Sununary
o Attachment # 1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
o Response to Attachment #3, Minimum Submission Contents
o Response to Attachment #4, Specific Submission Contents
[]g Response to Attachment #5, Review Standards for Your Application
FEES DUE: $ N / A
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COtHTRUCTION
Date Friday, April 24, 1998
To Historical Preservation Committee
c/o Mitch Hass
From Mike Gundrum ~ .
Reference 414 N. First Street, PO+LE House
The following information is being provided pursuant to items NO.1 and 2 of the HPC's
Resolution for 414 N, First Street, Aspen CO, which calls for the carriage house, (garage) to be
temporarily moved and then relocated after a new foundation has been constructed.
Item No.1 - Structural ReDort
Attached is a letter from SK Peightal Engineers, Ltd., dated March 5, 1998, which addresses the
structural integrity of the carriage house.
Item No.2 - Relocation Plan, Includina $30.000 Irrevocable Letter of Credit
Attached is a copy of a $30,000 Irrevocable Standby Letter of Credit No. S987038 from the
Northern Trust Bank of Florida, dated April 16, 1998.
Attached is a site map, which indicates the limits of the carriage house structure, which is to be
relocated, along with the area to which the carriage will be temporarily moved to until such time
as the new foundation is complete. It is estimated that this process will require approximately
three months from the time the carriage house is removed from the existing foundations, the
new foundation work is performed, and then the carriage house is placed back onto the new
foundations. This process shall include the following procedures.
1. Selective demolition of the interior finish materials, (i.e. cabinets, plumbing fixtures,
dry wall, interior doors, etc.) to lighten the overall weight of the existing structure.
2. Horizontal members (micro-lams) will be added to the inside and outside of the north
and south walls. These members will be through-bolted and bolted to the existing
wall studs to create rigid-horizontal beams.
3. Holes approximately 18"x18" will be cut into the existing walls just below the
horizontal beams and approximately 18" from the corners of the building on both the
north and south facing walls, (see attached sketch),
P 970.920.1558 F 970.920.3038 P.O. Box 10493 As en CO 81612
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CONSTRUCT10N
4, Four steel beams will be placed perpendicularly (running north-south) through the
structure just below the horizontal beams, two through the 18"x18" openings and the
other two through the existing window openings.
5, Diagonal cross bracing will be added to the interior from the mid-point of the
structure extending to the exterior walls to secure the diaphragm integrity of the
structure, both at the 151 and 2nd floor levels.
6, Horizontal members (micro-lams) will be added to the inside and outside of the west
wall across the garage door openings. These members will be through-bolted and
bolted to the existing wall studs to create rigid-horizontal beams.
7. All sill plate bolts / nails will be removed to free the existing structure from its
foundation.
8. A second set of steel beams will be installed beneath and perpendicular to the first
set of steel beams referred to in item #4. Two additional 18"x18" holes will be cut on
east wall to accommodate these beams.
9, Through the use of blocking, hydraulic jacks and wheels, the structure will be raised
and removed from the existing foundations and moved to the temporary storage area
indicated on the attached site plan.
1 O. The structure will be placed on blocking, secured and stored in this location as the
demolition and reconstruction of the garage foundations occur.
11. Upon completion of the new foundations, the structure will be moved to the new
foundation and set in place again with the use of hydraulic jacks, blocking and
wheels.
12. The structure will then be aligned, plumbed (racked) and bolted to the new
foundations.
13. All of the steel beams, horizontal beams, and interior bracing will be removed.
14. The openings cut into the north and south walls will be repaired utilizing existing
siding from the main house.
15. The exterior will then be restored and the interior finish work completed per the
approved building plans and HPC's Resolution.
P 970.920.1558 F 970.920.3038 P.O. Box 10493 As en CO 81612
~'~;O~"! s :P:::~~2:ERs u; · "''<TAL ''''~
~ STR.UCtURAl. CONSULtANtS
~001
0,
March 5, 1998
J eny Cavaleri
Hansen Construction
P.O. Box 10493
Aspen, Colorado 81612
fax 920-3038
Re: Remodel
414 First Street
Aspen, Colorado
Dear Jerry,
This letter is in follow-up to our reCent telephone discussions, regarding the carriage
house of the above referenced project. Questions have been raised as to the
feasibility of moving this structure.
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It is my opinion that this existing wood structure is in sound enough condition to
lift, move, and be placed on a new foundation. Preparation for this moving process
is essential, and has been discussed in general terms on page two of my 3-14-97 letter
to Mr. Michael Ememann. Both temporary bracing, and the services of an
experienced house mover is important.
When and if desired my office can make detailed recommendations for this bracing
work. Please call with any questions.
Sincerely,
/1
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, Stephen K. ~ighta1, PE
president
97018 L3
SKP / Ids
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76 Sunset Drive . Unit #4 . Basalt. CO . 8]62] . (970) 927-95]0 . Fax: (970) 927-0597
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Northern Trust Bank of Florida
700 Brickell Avenue, Miami, Florida 33131-2881
Tel.: (305) 789- 1300
Telex: I.T.T. 441180. S.W.I.F.T. CNOR US3M
April 16, 1998
To: (Beneficiary)
City of Aspen
130 S. Galena Street
Aspen, Colorado 81611
Gentlemen,
We hereby issue our Irrevocable Standby Letter of Credit
No.S987038 in your, the beneficiary's, favor for the account of
J9I'lCl.~han Lewis and Roberto Posada, 4649 Ponce de Leon Boulevard,
Efuite 304,l::oral' Gables, Florida 33146, up to the aggregate
amount of United States Dollars Thirty Thousand and 00/100
(US$30,000.00) available by your draft(s) at sight drawn on us,
bearing the number and the date of this credit and the name of
our bank.
Your draft(s) must be accompanied by the following documents:
1. The original of this Letter of Credit, and all amendments,
if any.
2. A written notification from the Planning Director of the City
of Aspen stating that: "The owners, Jonathan Lewis and
Roberto Posada, of the Property located at 414 North First
Street, Aspen, COlorado 81611, have failed to perform the
required maintenance, protection, preservation or restoration
obligations for said property as contained in the approval of
the City of Aspen Historic Preservation Committee dated
February 11, 1998."
I
l
Partial drawing(s) are permitted.
This bank represents and warrants to the City of Aspen that it
has the full authority and power to issue this Letter of Credit
to the City of Aspen, in the total amount and for the period of
time stated herein) said authority being purSUant to the laws of
the United States, or the State or Territory which governs the
establishment and regulation of this bank, this bank's charter,
by-laws and other applicable rules and regulations adopted
pursuant thereto.
We hereby agree with you that draft(s) drawn under and in
compliance with the terms of this Letter of Credit will be duly
honored if presented at our office located at 700 Brickell
Avenue, Miami, Florida 33131, on or before August 16, 1998, the
expiration date.
Page 1/2
Nonhern Trust of Florida Corporation and Nonhern Trust Bank of Florida N .A.
are wholly owned subsidiaries of Nonhern Trust Corporation, Chicago.
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Irrevocable Letter of Credit
No.S987038
Page 2/2
This Letter of Credit is
Practice for Documentary
publication No.500.
Ro M ndes
Second Vice President
M-2020A2
subject to
Credits
the
(1993
Uniform Customs and
Revision), I.C.C.
Northern Trust ofF1orid~ _Corporation and Northern Trust .~al'1~ of:F1()r~,N .A.
are wholly owned subsidiaries of Northern Trust Corporatiorl, "Chicago. ,', ,
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MEMORANDUM
TO:
Aspen Planning and Zoning Conunission
/~' /
. . h"'-
Stan Clauson, CommunIty Development DIrector C
Julie Ann Woods, Deputy Directo~
Amy Guthrie, Historic Preservation ;;~cer
THRU:
FROM:
RE:
414 N. First Street, ESA and Special Review
DATE:
March 17, 1998
SUMMARY: As part of a renovation of the former Paepke house, the applicant proposes
a revitalization of the gardens which have been such a significant element of the property
for many decades. The landscape plan preserves all of the existing trees on the property,
and adds new trees arid landscape elements,
Because the property is within the Hallam Lake overlay, ESA review is required, None
of the proposed development conflicts with the ESA review standards except for a series
of low walls and a flagpole, which are proposed to be within the 15 foot "no build zone"
at the top of the slope. This review focuses solely on those elements of the plan.
Staff reconunends approval of the low walls, but not the flagpole location as proposed.
Please note that the observation deck, which is an existing non-conformity, is intended to
be maintained. The applicant has the right to demolish and rebuild the deck with new
materials as long as the non-conformity is in no way expanded.
APPLICANT: Jonathan Lewis and Roberto Posada, represented by the Office of Dan
Kiley, landscape architects.
LOCATION: 414 N. First Street.
ZONING: R-6, Historic Landmark.
CURRENT LAND USE: Detached single-family residential.
LOT SIZE: +/- 1.5 acres.
REFERRAL COMMENTS: No City agencies expressed concerns with the proposed
development. The application was forwarded to Tom Cardamone, of A.C.E.S" who
expressed no concerns with the proposed stone walls. In regard to the flagpole, Mr.
Cardamone did suggest that the flags themselves, which will be eyecatching and which
~\\v'\\ A
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-31
will flap in the wind may be disconcerting to, wildlife, and could potentially have a
scarecrow kind of effect. '
REVIEW PROCEDURE: 26.68.060 Hallam Lake Bluff review.
Hallam Lake Bluff review standards. No development shall be permitted within the
Hallam Lake Bluff ESA unless the commission makes a determination that the proposed
development meets all of the following requirements:
1. No development, excavation or fill, other than native vegetation planting, shall
take place below the top of slope.
Response: No land disturbance is proposed below the top of slope,
2. All development within the fifteen (15) foot setback from the top of slope shall be
at grade. Any proposed development not at grade within the fifteen (15) foot setback
must be approved by special review pursuant to section 26,64.040(D).
Response: Two elements of the proposal, the dry-laid stone walls and the flagpole lie
within the fifteen foot setback area. Special Review criteria are addressed below.
3. All development outside the fifteen (15) foot setback from top of slope shall not
exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground
level at the top of slope. Height shall be measured and determined by the zoning officer
utilizing that definition set forth at section 26.04.100.
Response: No new development exceeds the height of the 45 degree angle from the
top of slope.
4. A landscape plan shall be submitted with all development applications. Such plan
shall include native vegetative screening of no less than fifty (50) percent of the
development as viewed from the rear (slope) of the parcel. All vegetative screening shall
be maintained in perpetuity and shall be replaced with the same or comparable material
should it die.
Response: The renovated house will maintain the current footprint, with a small area
of expansion which is set back towards the alley. A significant group of existing
evergreens block all but a slight view of the house.
5. All exterior lighting shall be low and downcast with no light(s) directed toward
the nature preserve or located down the slope.
Response: The applicant represents that all exterior lighting shall be low and
downcast, with no lights directed towards the nature preserve or located down the slope.
2
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t)
6. No fill material or debris shall be placed on the face of the slope. Historic
drainage patterns and rates must be maintained. Pools or hot tubs cannot be drained down
the slope.
Response: The applicant represents that no fill material or debris shall be placed on
the face of the slope.
7. Site sections drawn by a registered architect, landscape architect, or engineer shall
be submitted showing all existing and proposed site elements, the top of slope, and
pertinent elevations above sea level.
Response: Said drawings have been submitted and reviewed by the City Engineering
Department.
26.64.040 Review standards for special review.
No development subject to special review shall be permitted unless the conunission
makes a determination that the proposed development complies with all standards and
requirements set forth below.
Hallam Lake Bluff ESA encroachment into fifteen (15) foot setback from top of slope or
height limit. Whenever a special review is for development above or below grade within
the fifteen (15) foot setback from top of slope as identified on a site specific section
drawing or above the height limit established by the ESA, the development application
shall be approved only if the following conditions have been met:
1. A unique condition exists on the site where strict adherence to the top of slope
setback will create an unworkable design problem.
Response: Strict adherence to the top of slope setback will not create an unworkable
design problem, however, the impact of the dry-laid stone walls will be negligible given
their height of 24-30 inches. The flagpole has a more significant impact and should not
be approved in its proposed location.
2. Any intrusion into the top of slope setback or height limit is minimized to the
greatest extent possible.
Response: As stated above, the stone walls will be nearly invisible from Hallam
Lake. Native vegetation is proposed to be planted along the lake side of the walls to
further eliminate their visibility.
The proposed flagpole will significantly exceed the height limit in its proposed location.
In addition, by their nature, the flagpole and flags will have high visibility and will create
an intrusion within the protected Hallam Lake overlay area.
3
~
()
3. Other parts of the structure or development on the site are located outside the top
of slope setback line or height limit to the greatest extent possible.
Response: The house as renovated will maintain the same location as the current
structure. All other elements of the landscape plan are in compliance with the ESA
requirements.
4. Landscape treatment is increased to screen the structure or development in the
setback from all adjoining properties.
Response: Vegetation will be added along the backside (Hallam Lake side) of the
proposed walls. The flagpole is not screened by existing or proposed vegetation.
STAFF FINDINGS AND RECOMMENDATION: Community Development staff
finds that the application should be approved in terms of the dry-laid stone walls, but not
the flagpole, with the following conditions:
1. The dry -laid stone walls are approved as proposed.
2. The flagpole is not approved within the 15 foot setback area. An altemative
location on the property, where the flagpole is above the top of slope, outside of the 15 foot
setback area, under the height limit established by the 45 degree angle from the top of the
slope, and screened from view from Hallam Lake is acceptable. The location must be
presented to the Planning and Zoning Conunission for review and must also be approved by
the Historic Preservation Conunission.
3. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Conunission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "1 move to approve the ESA and Special Review for 414
N. First Street with the conditions as outlined in the Planning Office Memo dated March 17,
1998."
EXHIBITS:
A. Staff memo dated March 17, 1998
B. Application.
4
MAY-15-98 FRI 11:34
OFFICE OF DAN KILEY
r-, .
FAX NO. 35
PROJECt:
LAND USE ApPL.ICATION
~
p, 02
,,~
Name:
Location:
fOLE House (Lewis-Posada Residence, Aspen)
414 N. .First Street, ASpen, CO
(Indicate street adm-eBB, lot & block number; legal description where appropriate)
APf'IJCANT:
'Name;. Jonathan Lewis Oond Roberto Posada
414N. ,1".[ Street. ASDen, CO 81611
(970) 920-2724
Address:
Phone #:
REPRESENTATIVE:
Name:
l'hone#; (802) 425-2141
Offtr~ nf Dan Kiley
Box 250,- Ga-cen Road, Chal:lotte, VT 05445
Address:
TVPE OF APPUCATION: (please check all that apply):
0 ConditiOl1aJ Use 0 Conceptual PUD ,.--0 Conceptual Historic Dev!.
[j Speilial Review' 0 Final Pun (& Pun Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt:
0 GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
0 GMQS Excmptioll 0 Subdivision 0 Historic Designation
0 ESA" 80400reenline, Stream 0 ' Subdivision Exemption (inCludes 0 Small Lodge Conv~ionl
Margin, Hallam Lake Bluf~ condorniniwnization) , Expansion
Mountain View Plane
0 Lot Split 0 Temporary \Jse 0 Other; "',
0 Lot Line Adjustment D TextI.Map Am""dment ~ . . '''-.
ExlSllNG CONDITIONS: (description of existing buildings, uses, previous approvals, ere.)
Single family residen~e and gardens with ~QO sq. ft.
PROPOSAL; (description of proposed buildiIigs, uses, modifications, etc.)
Renovation of observation deck; addition of landscape elements,
'"
e Hallam Lake Bl~ff ES
Have you attached the following?
o :Pre'Application Conference Summary
o Attachment#l; Signed Fee Agreement
o Response to Attachment #2, Dimensional Requiremellts FOrni
o Response to Attachment #3, Minimum Submission Contrnts
o Response to Attachment #4, Specific SUbmission Contents
l!J Response ro Attachment #5, Review Standards for Your Application
FEES DUE: $ NfA
,.
..,J""
MAY-15-98 FRl 11:35
OFF1CE OF DAN KILEY
r-,
FAX NO, 35
P,03
~
.1'oJnIltC;Il or ~KILIiY"~EN'(CHIT~ANOF"UW~"r.ASTI",.tnlJ ,'~.~T -OS4'15-'TaEpt<lNEi: ~4~4'. FACSlMlE: ~A~
RESPONSE TO HJU.LAM LAKi. llUJ1lP REVIEW STANDAlUlS (ATrACKMENT S)
PROPERTY, Jonatban Lewis and Roberto PllS8da
414 North Fit$! Sueet
AspeD, CO. 8]611
;
~ "J"" .
15 MAY 1998
1. Sl2nd::Jrd is met.
2. Two elements of the JlRlIllI'led lJe\.'elopntcnt are located wi:lIIin the :fifteel1-foot SClbadI: from top of slope.
a) DIY-bid $10M walls. These walls are 18"-24" high and are set approximately ]8"-24" back from top of
slope, At till. dimeosioo. the walls are. beneath the 45. atI/,lIe eXlendCCl!rom grade at top of slope. SiDee
the walls ate dly-laid stooe, they will nOl require a lboIiDg and can be built oil grade. On the walls' north
(Hallam Lab:) side, Da1be ~on wlIl grow against and ob$cure the - 'IVOIi<;.
b) Screen waIl at east propcny line. The wall is six feet high and is set back six ftet from top ofskJpe. It
is eight-lllch t1Ik:k ~rete, and is $IIJllIOI'lod by ~ ~~m"'" piers up to ten feet on _. If
I\1lIUllt4 to ;wold gIllliI: distw:baoce in the selbllI;k:rone, the niDefeet ofwall whil:lh ~ (Net tbe ZOIle
can be cantlleverecI. lb\: overall leugth ofwaU will be dw:rmincd on site in relerenc:e. to existing tm:s.
3. Standard is meL
4. Standard is met.
5. SIalldanl will be m:l wmn 5i~ Ii8bUng plan is devek>ped.
6. StandaId is met.
7. Standard is met
We hope l1lat 1hese thwghls are useful in l:1arifying the'design intent fuz tbe Lcwis-Posada property. Pltase
alntact the 0$00 oCDanKiley itmore ittf\Vl!l8tIDn is ~
Contact:
JlIIle Amidon or PeIrZ Meyer
Oflite of !)an Kiley
250 0ateJI Roacl
CharIoUe, vr 05445
802.425.2141
,/
:-:",.
HAY-15-98 FRl 11:35
OFFICE OF DAN KILEY
r-"
,
FAX NO. 35
P.04
r)
: ~, ~,~
~~EaAIiI'tm..ET'~AAOfiE:CT$AI'lQ~'EASTF.ARfI.,1.CHARl.OI1'E'~.o~.mEPHCll\E:~"i 'flCSlMl.[;::.sa:!"~
lU:SPON$E TO SI'ECIAL REVIEW STAND.ARJ>S
PROPERTY; 10nathall Lcwi$ and Roberto Posada
414 No<1h First SIreel
Aspen, CO. 81611
IS MAY I~ll
1. Two clemc:JJts oftbe prcfX'l6td devdopment are located within the :fifta:D-fuot setback:fiom top of $IllPI'.
a) Dry-laid "'-' MlIs. Thel:c waIls are int<mded to prcwide a degree of spaliaI dcfinilion to the innct" l.a'-I';>I__
aUll, 8$ wen 8$ to provide seallng!bat blends with the Janel Their hei&ht and placement sbould l'Cllder
the walls DOt visihIe from below. We pn>JlOSC to augtl1el1lllative ~n in any an:as of the slope
where it is spmm, 10 CII$lIJ'C lhlIt the cl1CCl is ac:hleved entirely in line with the nalnraI chaml:ter oethe
lIillsidc, and to awid any viSIllll iIIIpact nn the Hallam Llke atll8.
,
b) Screen ~ at cast. pn>perty line. This watl is inteDded to replace the existing i'eIK:e IiDe which
ClImllItly cIcli~1he property Iinc. 11$ plaeeme1lt is ~ by a desire to screen the mrtheast lXlI1Ie1"
of the Miwis-Posada ouldo<lr lMng area froin the ne:nby Given!; loslH'11e deckiog, The wall hlll; Oec:n
desi,gned to minimize visualllIId phy!:ica1 inqw:t <Ill bath ~ Illl weIlllll to limit its 'Ylsibility &om
A,CE.S. hehJw, To thise:od the -n isjostcight iJlches in section:; in elevaiicm a iargeportion <lIfits:e.ce
will be obscured by existing evergreens or IleW vjne gmwtIL
2. The screen wall and partieulady the low St.ooe walls should not preseot sig7'ffiomt visual and minimal
struaotaI impa<;t on top of stOpe (;Ondltions. BiIth demclltll will be well aeeoed by existing native vegelalion and
trees on the IIIlI'Ih (HaIIam Lake) side. The narroW wiClIh of the scttcn wall and the 10w hei8ht of the stone walls
Ila.ve boon ~ to minimi2lll visual iotmsion. .
Upon request a mod!; up <lIfbath e1eme:oll; can be fulIri<:akd to exhibit the <;I$hility oftbeir scale and dimen&iODS
at tbe pl'O(lOSl:d locations.
3. SlaIl(brd is met
4. Standanl i. mot.
We hQpc that th;\$c thoJ>gbls _ usc:fUl in tlaril)oing the design inb:ul for the ~.Poolda~. Please
cootac:l: the Offi<;e of Dan Kiley if more iofurmaliDn is needed. "" ..
C<mfact:
Jane Amidoll or FIlter ~
Office of Dan Kiky
250 Oarcn Road
CbarlQtte" vr OS44S
802.425.2141
i
";. :'~.
".
MAY-15-9S FRl 11:34
OFFICE OF DAN KILEY
I"",
FAX NO. 35
t)
OFFICI: OF DAN KILEY CIIadott4 ~ USA ld: 802.42:U141 fu: SO} 4.15 3288
DATIl:
TO:
FAX II:
FROM:
PAGES:
1S May 1993
~ Bend<ln c/o Ronda Harris
Aspen I PitIrln Commullity IlewlopuIml
910. '1-..0. ~'\"l'
Jane P. A.mid<m
3
PROJECT:
JONATHAN LEWIS ANI> ROBERTO POSAl)A
414 NORm FIRSt stREET
ASPEN, CO
LaIId Use Application and ll<:spoli$E: to Hallam Lake BlufFR<;view Stan<brds to fulIow.
Imowillg set FedexI:d 5/14198.
p, 01
M
JAN-26-1998 13:35 FROM ASPEN/PITKIN COM DEV
t)
TO
9-18024253288-090 P.12
()
ASPENIPITKIN COMMUNlTYDEVELOPMENT DEPARTMENT
AgreementforPlI.yment olCity of Aspen' ~e1opmentAppIiCll.tion Fees
(please Print Clearly)
CITY OF ASPEN (heteinafterCITY) and Jonathan Lewis & Roberto Posada
(hereinafter APPLICA1'lT) AGREE AS FOLLOWS:
1. APPUCANT has submitted to CITY an application for PoL e 11 0 use,
414 N. First St., Aspen, CO (hereinafter,THEPROJECT).
2. APPLICANT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996)
establishes a fee strUctUre for land use applications and the payment of all processing fees is a
, condition ptecedem to a determination of application completeness.
3. APPLrCA1'IT and CITY agree that because of the size; natnre or scope of~ proposed
project. it is not possible at this time to ascertain the fuiI extent of the costs involved in processing
the aoplication. APPLICANT and CITY further agree that it is in the interest of the parties to allow
APFLI CANT to inake payment of an initial deposit and to there:me:- permit additional costs to be
billed to APl'LIC.~ on a monthiy basis. APPUCAJ.'lT agrees he will be benefited by retaining
greater casb.liquidlty and will make additional payments upon notification by the CITY when dley
are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of
recovering its full costs to process APPLICAt'lT'S application.
4. CITY and APPLICA1'\lT further ogree that it is impracticabie for CITY sWItO complete
processing or present sufficient iDformarion to the Planning Commission and/or City Council to
enable the Plamring Commission and/or City Council to, make legally required findings for project
approval, uniess current billings are paid in full priono decision.
5. Therefore, APPLICAl';'T agrees that in consideration of the CITY's waiver of its right to
coiIect full fees prior to a dete:mination of application completeness, ..:IJ>PLICAi.'\f1' shall pay an
initial deposit in the amount of S I . 0 R 0 which is for ~ hours of Planning staff time, and if
actUal recorded costs exceed the initial deposit, .A.PPUCM'T shaI1 pay additional monthly billings
to CITY to reimburse the CITY for the processing of the application mentioned above, including
post approval review. Such periodic payments shall be made within 30 days of the billing date.
APPLICAl....'T further agrees that failure to pay such accrued costs sbaIl be grounds fur suspension
. of processing.
CITY OF ASPL'l"
~
APPLICAi~--r
Signature:
Date;
Printed Name:
Mailing Address:
SEE AttAcHEp FOf'C S'~/-IATV(I,E'"
Community Development Director
City of Aspen
1"'\
r-.,
OFFICE OF DAN KILEY. LANDSCAPE ARCHITECTS AND PLANNERS, EAST FARM. CHARLOTTE. VERMONT. 05445 . TELEPHONE: 802.425-2141 ' FACSIMILE: 802-425-3288
18 February 1998
To Whom It May Concern,
The Office of Don Kiley, 250 Garen Road, Charlotte, Vermont 05445 (802) 425-2141 is authorized to act on our behalf
in matters of site design and construction administration of our property at 4 I 4 N. First Street, Aspen, CO.
Sincerely,
Jonathan Lewis
Roberto Posada
seE ATtAcHED rDR. Sl~fJAT'-'I2.'ES
Date
^'
n
FROM HEAD 5T IlFIRTH
PMONt; NO. ~40
FEll. 19 1998 1ilEl: 44f'M Pi
fES-ls-sa WED 16104
Of FlOE OF DAN KILEY
FAX NO. 35
P.03
.....,INM...,.~"re l1C"'..,."...-....awwr......'GwI.rmIr.~.tIIoMI.~-O'_-"'IlGM1f1f '~;""AU""
t.,~ ""If 1998
'l'o_~MIr<' ..HI1l
TIao<X'llceam.xu.,.uoo........."" "11. V_0S445~42s.:J141.- . 1..1IOt.._~
.._Clf.............. ' -AI u . .. I 'I?oi CIf_P"'I*lI'.414N..........JUpa,CO'
~ ~.
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10d 910
SIM3l * S3~~llIW
61156 999 508 65: 51 86,00 '83.01
^
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lITl
COMMITMENT FOR THLE INSURANCE
, SCHEDULE A
~. Effeccive Date: OS/2~/96
at
08:30 A.M.
Case No. PCT~09~4
2. Policy or policies co be issued:
(a) ALTA Owner's Policy-Form 1992
proposed Insured:
JONATHAN LEWIS and ROBERTO POSADA
Amount$ 3,450,000.00
premiumS, 2,958.00
Race:RE-ISSUE RATE
(b) ALTA Loan Policy-Form ~992
Proposed Insured:
Amounc$
PremiumS
Race:
Tax Certificace $20.00
3. Title co che FEE SIMPLE estate or interesc in the land described or
referred to in chis Commitment is ac che effective date hereof
vested in:
PETER NITZE, JULIUS LEWIS AND, PAVLA ZURCHER, AS PERSONAL
REPRESENTATIVES OF THE ESTATE OF ELIZABETH H. PAEPCKE
4. The land referred to in th.is. conunitmenc is situated in the Councy
of PITKIN, State of COLORADO and is described as follows:
See Attached Exhibic "An
Countersigned at: PITKIN COtJN1'Y TITLE, INC.
GO:L E. HOPKINS
ASPEN, co. 81.611
970-925-~7GG
970-925-G521 FAX
Schedule A-PG.l
1~is Commitment is invalid
\mless the Insuring
Provisions and Schedules
A and B are attached.
LOd GGO
SIM31 * S3d~lll~
5trS5 SSS SOS 5G:9l LEEl '8=~
':,':,; ~".' ,,~:-C"'" -,',,', .-.;' ...: " ': '~,' ',:
. Page 1'8; ,(SPEN D,(/I.Y NEWS; Friday, ApnI1'1; 1998
.'*'
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the ownerS
. betWeen !\pfl\ 1.
dlJ\ed a t\'\eetlt\g for "{\\esd'a" 'fo\\Ow\\1.ll>
: \\ave sene . et \"r(lflert"i C. 'th~ t-A\c\"ae\
-pear J\t\'\" nl\nns that ~.e el.\Ss tbe S\l~{~ &. H,eebt, ~ban Le\V\~ &. Hecbt,
'fb\s \ettet e~'Pat\\es") to ff\~ Q{ Ga1'fleO'l'fOe1'S: )O~;t of oarf\e\
d the C\t., tthe 1\'\. at me obe~a\f of t\l: and ^\\d~ \lee
an99'A at 2:30 i\ attend on d pa"e LetW . af\d )O\ln
\.1.~\dua\s sba e \-\af\<sen, an Altl.'; O~th~: "Part'; nla,,"
\00\ Ste" Margef\.\1\'\"scussed, el\h shall ,-etna\t\.
t:,\1\e1\'\aon. \ehl,\fdS, Mt;'i p..s we 0\ (\\SC\lss\Of\S of s-pee\\\C
r .C. )a~e 'i\c~e~~n~a~:~~a;~t~;~~: ~::~U\~d:~~\~:e ~s~~~~o~::ed:ta;: o~~~:
Wo1'ceste1' s'na\\f1~ess t\lat \he:1' c\\e\1.~S a~f \he C\W ca~\on subiect ~ be d\SC\osed
d\5c\05e \0 ~~~ent\a\ u~:sre\>reSen\at\~~S e%ec-ut\"~. ;~ss\OOS sha\\ nO
stdc\\" ~o the ~s~. COlJOc\\ oo\"ic}eta\\s of the \ based 00
~~~~~~:~:~~s;:::~o~::n~:! \b:e::::: ~~:~ :~:~~i~:~;~~::~~~:~~;
to tb\td \"I . agrees \\lat t: 'read., rece.1V at t\l\s {J01nt roceed 10l1\'\e are not
furtner, ~~;\~~t t\lej \l~::t w\t\l t~:a~;\~f any~r~:~~:, the ~:::~ased O~t
\\le f\oa\ a~s":' w\\\\ng~~S~:~ wa\ver o~;e attend\Ol; t~:\n@, 'Jo/\ID t\l~e'i l a\SO at:\:Os.
'{tie O~ deetned, d d\ffere~t\.,. ec.\\l.\te\., \"I~ sc\le~u\e. an., a\>\"Iea\ ~
snO\\lO 1t ~(Oiect. Stl.\t~ng, frot\'\ \t\'\t\'\d consttuct\on e%tens\on of
w\th t~e . \0 forbear\ ':'i>Tro\\S an eSS or \0 an
t\'\tnltUng {lfova\S, \-,W'- ;va\ \>f'OC
C? current at> .-.e\1. \\le a\"l\>ro . f\etnOon
hle . to reO\",,- \ tef tn\S a
a$1'ee\\\l; . . w\\b .,ou a
d to 1f\eeUOg
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!\tn'J, f J\spen Street
C\t'J 0 \\l Galena, \6\f "Sub)eet
\30 SO~Co\orado 'A , . . Street (t~le1 \999
!\Sren, rtb \1u.s u"1 .~,:pl'l .
. 4\4 NO ed tot' 'lues << ,
Re. se\\edu\
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April 14, 1998
"~": '"n'O"~~'~~';;;~;'~.
The effort, i'!!J
involved prtl1
and a half,.
All our ~~
recogru~
vOluntani
addltio
Televij[,
No on'
~J
u~
t~
sche21
continu~d to request tru
still u~iderili~ed~ a1le~
I
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~.
ASPEN DAILY NEWS, Friday, April 17 , 1998, Page 19
r-" ,,,.' ",,;,::~ -...',. :..' '~. -": """< ."", " ""',~",',." . ,. ,.', '.' :"..: ," .,.":,,V'.f''''"'.''-+~~, ..
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. .....'.. ~..:T.<:;', '''\' .>,,(:'~;;.:o:{'Z\',':;~/:;.:"I0';:)':-<:';7'-:..>'. .,:-di;: '.".'
, We assure a our !ri~ndSand neighbo;; fh.;t';e ~in conti~u~ to actively
contribute to and participate in the Aspen community we have cho!~n,~~",
our hOllie, despite the Mayor's cruel and completely inappropriate words. '
;+.4:.::.,~>Jf"lfg~;:;~.&i;; :'.
~/j~....~~;:;#~':~::,~:,ity;:;::):j5 ~ '
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, ' f: 'hll o'iiffears came litie: The City'~'promises and agreements m~ant nothing:
We learned that the City had broken its promise of confidentiality
when we read distorte,d ~CCO)!n\S,9(0~I.!!l~~ting in the local
newspaperS.' " "," " , ,
".. ..,". ,". '
2, ' w~ were~hocl)ertto r~~ij ~!5~~J1~J~ll.t~e promised to stop the
project - a fiction directly conlTadicted by the letter hand nelivered to
the City the dafofour meetirig. ' ,,' , " '
City officials have saiathat a ~ Writf~oJf~t M,akbfu1,~!g~ to,lil~ye:~
; a portion of the !iouse when ,~u~h ~n i,d~~ hll.c!.n~Y!\L<l~~loped irito a
, ,', ;conqete proposal. Instead, after almost two years of City ,
participation in the approval process, the City told us thai it was
beginnin~ to explore the possibility of moving the house. Ii was an
invitation to delay and be plotted agalust by'the'very 'people elected
" ,,'"'' and appointed to' protect our rights. Tlie City had not even identified
, .' '-'-any spedfic site to' which the hO,~se could berel!lCate~.1n"faCt; ihe"
,."')." ::' '. ,.'" ." ,~..
, , .. I' "City had not yet even contacteil a moving company or a general
, .- contractor to determjrie the fea~ibility or cost of moving and
'-reConsrructing thesfrUctUrallyunstable houSe. NollOdy suggested to
lis what effeCt ~9ch a ,!,o,ve wo~I<lI1Il.::.e onqur de~ign, our approvals,
ot cOostnictlon schedule. The. pOssible" move waS a political miragf
, " , that cOiM~ve meanlyears of not building the home that we and the
., ::::::'""''''''1'' ..; '",'> .:0;.:, Hisioric P~ation Com~ion ,had just spent almost two)"fars
~ ~', : :.. ,;'~,;;:; '"appropnately determiniDgwas the best design to preserve and '
""':',' ,> ;'>~"lprotect the historlcintegiity of the property.
\";< :.., <' ":.0. ;' . '-.' ,,:,: ,:.:</: :"':(:'.'''-', ':' >:~. < ,~":;/<:.J~, .-;,;:~~t:-~i::,~,:::~":~;2"':;~~~;~\>:.;r:;"'~'~;' ,::'i'i'Y+c::;:::,:~t:~;;:L.i~,:,>.~o :??';;.i?S0\N~
,: ,r. .;--'. 4. ' , M,o~tdislJ!iliiitgly, tiij offiaals havefaifed to'aiscIoseto you thiii '<
'~:reitaiit,me~)lefS~( t~e "Ciiy Council cOntemplated filing ala\;'suit
~;gamsfici tosto!> theveiy same project it had alreadyapprov~--::
ruess we agreed to their 'voluntary,' but unarticulated, optionS.
:It~ough'we knew a mwsuifwould be frivolous because it was the
"ty itself that unanlmou~ly approved the plans, we could not allow
'..o, , econSlructiol1 ofo~rhoqwl9be n!*,dl~ssIfilelayed lor yearS-aS-a" .
"'. ;." ,~:::cS~res\iltof a Ciiysponsoied fawsiiitdrlven oy political motives.'
". ,..', ',:,Prlor t;;tlie~moval of the main structure, we continually requested
~ a.~!h~qtY' simpIYanclhonestly Commit that it would take no legal
cii6tlo'a-o'away with our aJreadyapproveapfiins.'Iilsteiid;'weweT'e--
'n&jUivoc3IIy told tliai certaIn m~mbers Qf City Council were ' ,
..... .. ," "> <~;,:cor\sid~ringtakIDg legal action to stop the project unless w~ agreed to
, ')0)) ~'"'' '., -,~~n,i~:un~~fi!1~~ plan to keep the house "as Is:' At best, we were told
", : .in response to our questions that City Council had not yet directed
,.' --." ..., ;'j" the City Attorney to take any action and that a formal vote was
ne-cessary. but that ex~cutiv~ ses$iQn~ w,ere already schedciledbji the'
" ,',;,J.,;;Clty Comici/to disCUsS further,action. ,This response, after we were
. "" : ':vely clear that we had a constmctio!l schedule in place and that this
was, a matter. of extreme 9rgency to us, indicated that the citywaS far
."" moremferested. in obstr,ucting and delaying our plans than WIth
'':'lchirig a tiffiely ana reaSonable resolutiQn.
"~<"'^""" ,~,
3.
"',~-/;~
",<.,>.,;-"
. . Now it would appear the City is poised to retaliate against us by .
manufacturing reasons not to issue our building permit. If this is the "old
, Aspen" the Mayor so proudly Says he is defending. we think it is time for a
new-Aspen. ' . " , , - "
',^' ";,' ,,..', <".(" . ;^,'~':";};;'>':0i;;;~;;'';;''>~''':~''i'':: ~ " " . .~,~~~!;~~.,;~,~O't,~';:?i~;:o.:;'~'~,~"~,,^,,;,,~~,;~s:,,s"",;},'t~~, " ':>... ' ,
"J'; {' Sadly, the Mayor'publiClyquestions how w~.:an live iii' Aspen: We,likeeveiy
'.' citizen, have the right to live inAspen-peacefully and without harassment' .
';e1~it:l~nih~{s~i~~::~~.~t~~:ter=J~tiu~n~I~~~om~;
A government that ignores its oWn law~ is tyrannical. ' '
',.'-" ',-
Moving int~ theJuiureis in~yit~bk.Jt is particularly awkward and precarious
now. Please <lgQ;t ~QQfI1seIJ1!1-vemeQt, evolution andprogTessasdisreSpecl or
thoughtless capItalism. Thi~ is ahQme, ,It will CQntinue to twa hOl!le" , N9!hing
and nobody, ,not ev~n a bulldozer demolishing some portion of the hom,e to
make way for a new adaetation cantake the Lysters', Browns' or Paepckes'
contril1utigns,a,Qd influences i!~ay from the community or the land., '
Not ey~n "lj1~misplaced anger of the heirs to these great and worthy people
can take the !!Oulsofth~ir predecessors or the experienresOf(h~ hundr~d~,
that visited with them uponthis land. Th~ alethe people and experiences
that embody this town, its history and its future.
It has been said thalJhe re~son ,the heirs s,old"the house at 41,4 ~m!hYirsL..,_",.... 0'" '
Streetw~sto"rai~~ mQney to. pay their estate, taxes,. Since they have other
property in the area that they could have sold instead, we must assume that
this property was the l~astimportantto them. It is strange that theyexpress '
their outrage now after choosing to sell a part ofthegarden to build a':"''''''''''''''''''''''''''
speculative home, the home itself and its historical contents at a garage sale. .
We care deeply about and r~pecl greatly the historical significance of our
property. We are truly committed to this community and to continuing its "
great institutioris.,We havew6rked carefullywilhthe HPCto save, nunure,
and protect the living. breathing trees and gardens that define the lan<i so,
beautifully. The CQmmunitysho.uld know tM60% Qf the building. its Il1l!ssing
and its scale are being soundly reconstructed for future generations to continue
to interact with. as they round Triangle P'ark. We are anxious to offer oW hQme
and hjStQric gardens as a, place where those who are truly intereSted can
discuss the vibrant issu~s fadng our community in Aspen's pure light.
....4
How can our Mayor stand before you and implore you to condemn us?
How can we allow QW City's representatives and elected officials tQ ignore
the veiy procedures they are charged with prescribing and overse~ing?
The home we have planned will be an a~set to the community as we move
into the,21~, c~Qtury. Some people may never understand those of us that
stand up for our rights and refuse to be cut down at the knees by politicians
that by their own admission are" asleep at the wheel".
This is a town that w~s foun~ed, settled and re-energized by people
profoundly aware of their rights and freedoms, This is a town that should
celebrate ,individuals who, staQd ~p to ineffective politicians who a~, only
intereSted in photo opportunities and their select few. '
We know we did the right thing. We know that the City was not dealing
with us!n good faith. it is for this rea!!On that we, wrote letters to protect our
reputations and the truthsQn which,we haye always and will always rely.
Once again, the property at 414 North First Street is at the center of all that,
is and should be importanltoAspen. The hearts and souls of so many of the
~traQntiQary and worthy people befo~ us, reside ueon this land..In the spirit
of their, vi$iQn,~nd their ntentQrYwe muslurgemir neighbors toile alert, get
the facts and to r~ect out of handJalseallegations made against us by thoSe
who seem determined, to protect their reputations at our expense,
~~'
, .
Roberto Posa<ia
Jonathan Lewis