HomeMy WebLinkAboutlanduse case.es.330 Lake Ave.A018-00
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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
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A018-00
2735-121-28001
Hunt Addition Hallam Lake Bluff Review
330 Lake Ave.
Nick Lelack
Hallam Lake Bluff Review, Landmark Designat
Bill & Ellen Hunt
Lipkin Warner Design; Aaron Hoffman
3/7/00
Reso. 13 & 14-2000
Approved
10/29/01
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Bill and Ellen Hunt, 310 W. Francis Street. Aspen, CO 81611
Property Owner's Name, Mailing Address and telephone number
333 Lake Avenue, City and Townsite of Aspen
Legal Description and Street Address of Subject Property
Hallam Lake Bluff Review
Written Description of the Site Specific Plan andlor Attachment Describing Plan
Planning and Zoning Resolution #13-00, 3/7/00
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
March 17, 2000
Effective Date of Development Order (Same as date of publication of notice of approval.)
March 18, 2003
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this 1 th day of March, 2000, by the City of Aspen Community
De e pment Director
Woods, Community Development Director
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PUBLIC NOTICE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: 330 Lake Avenue of the City and Townsite of Aspen, by
Resolution No. 13, Series of 2000 of the Aspen Planning and Zoning Commission. For
further information contact Julie Ann Woods, at the Aspen/Pitkin Community
Development Dept., 130 S. Galena St, Aspen, Colorado (970) 920-5090.
City of Aspen Account
Publish in The Aspen Times on March 17,2000.
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Direct~
FROM: Nick Lelack, P1annewr
RE: 330 Lake Avenue - Hallam Lake Bluff ESA Review - Public Hearing
DATE: March 7, 2000
ApPLICANT:
Bill and Ellen Hunt
REPRESENTATIVE:
Aaron Hoffmans, Lipkin Wamer
Design
LOCATION:
330 Lake Avenue
ZONING:
R-6
CURRENT LAND USE:
Residential
PROPOSED LAND USE:
Residential
LOT SIZE:
27,543 sq. ft.
FAR:
Existing: 2,054 sq. ft.
Proposed: 4,4180 sq. ft.
(HPC Bonus 146 sq. ft.)
Allowable: 4,268 sq. ft
The non-historic addition and deck, in the foreground, are
proposed to be demolished and rebuilt; the historic barn, in
the background, will remain.
SUMMARY:
The purpose of this application is to partially
demolish and replace an existing non-historic
addition (office) and deck to a historic barn in the
Hallam Lake BluffEnvironrnentally Sensitive Area
(ESA). Any development in this area must be
approved by the Planning and Zoning Commission.
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REVIEW PROCEDURE
. Development in Environmentally Sensitive Areas - Hallam Lake Bluff: Following the
receipt of a recommendation from the Community Development Department, the
Planning and Zoning Commission shall by resolution approve, approve with
conditions, or deny a development application in an ESA.
STAFF COMMENTS:
Bill and Ellen Hunt (Applicants), represented by Aaron Hoffmans of Lipkin Warner
Design & Planning, LLC, are requesting approval to partially demolish a structure in the
Hallam Lake Bluff Environmentally Sensitive Area (ESA); specifically, the structure is
located within the 15 foot setback from the top of the slope. The structure is a combined
historic barn/non-historic addition (office), and deck. The office and deck would be
demolished and replaced with a new addition in the same footprint, volume, and mass
with no increased impacts on or off site.
The existing structure is non-conforming. However, because less than 50% of the
structure's (barn and office combined) walls would be demolished, the non-conforming
structures section of the Land Use Code does not apply and the existing non-conformity
can remain if the Planning and Zoning Commission approves the development. Ifthe
proposal is not approved, the Applicant can either leave the structure as is, or completely
demolish it and rebuild it in conformance with the Land Use Code.
The Historic Preservation
Commission approved the
conceptual plan. Historic
Preservation Officer, Amy
Gutherie, supports the
proposed development
because it includes preserving
the barn as a historic
landmark, which might not
otherwise happen, and the
proposed design does not
diminish the historic integrity
of the barn.
Both the City Parks
Department Forester, Stephen
Ellsperman, and Aspen
Center for Environmental
Studies Director, Tom Cardamone, reviewed the application, and said they could not
submit referral comments on it because the landscape plan was inadequate. Specifically,
the landscaping plan was not specific enough to show the species, size, quantity, and
location of the existing and planned native vegetation, and how the vegetation screens at
This photo shows the Hallam Lake Bluff ESA, including
the slope down to the lake.
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least 50% of the addition to the existing historic house on the site, and the non-historic
addition to the barn. However, Mr. Ellsperman and Mr. Cardamone recommended
approval of the proposal because of the limited nature of the development with the
condition that a comprehensive landscape plan be submitted and approved by the
Community Development Director with recommendations by Parks and ACES prior to
the issuance of building permits.
Planning Staff recommends approval of the application because the development
proposal meets the Hallam Lake Bluff review standards and preserves the historic
barn, and a landscape plan that meets all City requirements shall be submitted and
approved before any development activity occurs on site.
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission approve this Hallam
Lake Bluff Review, with the following conditions:
1. The non-historic addition to the barn and deck may be reconstructed in its present
location, footprint, height, mass, and volume, but cannot be expanded or
reconstructed in a second location.
2. Prior to any demolition or redevelopment of the deck, the applicant shall submit to
the Community Development Department and Parks Department a scaled plan and
section drawing of the existing non-historic addition and deck prepared by a
registered Architect or Engineer.
3. Prior to the issuance of building permits or development including demolition, the
applicant shall submit a detailed landscape plan to the Community Development
Department, Parks Department and Aspen Center for Environmental Studies
(ACES) showing the size, species, quantity, and location of all existing and planned
native vegetation in the Hallam Lake Bluff ESA to be developed on it in the 15 foot
setback from the top of the slope on the 330 Lake A venue parcel. The landscaping
plan must show how the vegetation screens at least 50% of the addition to the
existing historic house on the site, and the non-historic addition to the barn as
viewed from Hallam Lake. The final landscape plan shall be approved by the
Community Development Director after considering recommendations by the Parks
Department and ACES. No other landscape improvements or changes to the
terrain, except those approved by the Community Development Director, are
approved.
4. For the purpose of maintaining the integrity of the Hallam Lake Bluff slope and to
minimize the visual impacts from the new development and cqnstruction, the
applicant shall observe the following construction process for the addition and deck
and submit a construction plan demonstrating how each of these requirements will
be addressed:
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.
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b. Existing vegetation within the construction 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 and/or revegetated to
the approval of the Community Development and Parks Departments.
f. All representations made by the applicant's representative to the Commission
concerning the process, timing, and materials for construction shall be
considered conditions of approval.
5. Outdoor lighting shall meet the standards set forth in Section 26.575.150 of the
Land Use Code.
6. 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.
7. Before issuance of a building permit, the applicant shall record this Planning and
Zoning Resolution with the Pitkin County Clerk and Recorder. 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.
8. Historic drainage patterns and flow rates must be maintained.
RECOMMENDED MOTION:
"I move to approve the Hallam Lake Bluff Review for the Hunt residence, at 330 Lake
A venue, with the conditions outlined in the Community Development memo dated March 7,
2000."
A TT ACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Referral Agency Comments
Exhibit C -- Development Application
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RESOLUTION NO. 13
(SERIES OF 2000)
A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING
COMMISSION RECOMMENDING APPROVAL OF THE HALLAM LAKE
BLUFF REVIEW FOR THE HUNT RESIDENCE, 330 LAKE A VENUE, CITY OF
ASPEN, PITKIN COUNTY, COLORADO.
Parcel No. 2735-121-28-001
WHEREAS, the Community Development Department received an application
from Bill and Ellen Hunt, represented by Aaron Hoffinans of Lipkin Warner Design &
Planning, LLC, for a Hallam Lake Bluff Environmentally Sensitive Area review to
partially. demolish and rebuild a non-historic addition (office) and deck to a historic barn,
at 330 Lake Avenue; and,
WHEREAS, the subject property is approximately 27,543 square feet and is
located in the Medium Density Residential R-6 Zone District; and,
WHEREAS, the subject improvements which fall within 15 feet of the top-of-
slope of the Hallam Lake Bluff are within the review authority of the Planning and
Zoning Commission, pursuant to Section 26.435.020 Environmentally Sensitive Areas;
and,
WHEREAS, the Planning and Zoning Commission may approve development
within the Hallam Lake Bluff Environmentally Sensitive Area in conformance with the
review criteria set forth in Section 26.435.060 Hall Lake Bluffreview; and,
WHEREAS, the City Parks Department, the Community Development
Department, and Aspen Center for Environmental Studies (ACES) reviewed the proposal
and recommended approval with conditions; and,
WHEREAS, during a duly noticed public hearing on March 7, 2000, the
Planning and Zoning Commission approved, by a _ to _ L--.l vote, the Hallam Lake
Bluff Review for the Hunt residence with conditions recommended by the Community
Development Department.
WHEREAS, the Aspen Planning and Zoning Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and,
WHEREAS, the Aspen Planning and Zoning Commission fmds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN
PLANNING AND ZONING COMMISSION as follows:
Section 1
That the Hallam Lake Bluff Review for the Hunt residence, 330 Lake Avenue, is approved
with the following conditions:
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1. The non-historic addition to the barn and deck may be reconstructed in its
present location, footprint, height, mass, and volume, but cannot be expanded
or reconstructed in a second location.
2. Prior to any demolition or redevelopment of the deck, the applicant shall submit
to the Community Development Department and Parks Department a scaled plan
and section drawing of the existing non-historic addition and deck prepared by a
registered Architect or Engineer.
3. Prior to the issuance of building permits or development including demolition,
the applicant shall submit a detailed landscape plan to the Community
Development Department, Parks Department and Aspen Center for
Environmental Studies (ACES) showing the size, species, quantity, and location
of all existing and planned native vegetation in the Hallam Lake Bluff ESA to be
developed on it in the 15 foot setback from the top of the slope on the 330 Lake
Avenue parcel. The landscaping plan must show how the vegetation screens at
least 50% of the addition to the existing historic house on the site, and the non-
historic addition to the barn as viewed from Hallam Lake. The fInal landscape
plan shall be approved by the Community Development Director after
considering recommendations by the Parks Department and ACES. No other
landscape improvements or changes to the terrain, except those approved by the
Community Development Director, are approved.
4. For the purpose of maintaining the integrity of the Hallam Lake Bluff slope and
to minimize the visual impacts from the new development and construction, the
applicant shall observe the following construction process for the addition and
deck and submit a construction plan demonstrating how each of these
requirements will be addressed:
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 construction 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 and/or revegetated
to the approval of the Community Development and Parks Departments.
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f. All representations made by the applicant's representative to the Commission
concerning the process, timing, and materials for construction shall be
considered conditions of approval.
5. Outdoor lighting shall meet the standards set forth in Section 26.575.150 of the
Land Use Code.
6. 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.
7. Before issuance of a building permit, the applicant shall record this Planning and
Zoning Resolution with the Pitkin County Clerk and Recorder. 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.
8. Historic drainage patterns and flow rates must be maintained.
Section 2:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or
documentation presented before the Planning and Zoning Commission or City Council, are
hereby incorporated in such plan development approvals and the same shall be complied
with as if fully set forth herein, unless amended by an authorized entity.
Section 3:
This Ordinance shall not effect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion
shall be deemed a separate, distinct and independent provision and shall not affect the
validity of the remaining portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on the 7'h day
of March, 2000.
APPROVED AS TO FORM:
PLANNING AND ZONING COMMISSION:
Robert Blaich, Chair
City Attorney
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ATTEST:
Jackie Lothian, Deputy City Clerk
C:\home\nickl\Active Cases\330 Lake Hallam Lake B1uffESA.doc
EXHIBIT A
ESA - HALLAM LAKE BLUFF REVIEW
REVIEW CRITERIA & STAFF FINDINGS
26.435.060 Hallam Lake Bluff review.
All development in that bluff area running approximately on a north-south axis bordering
and/or overlooking the Aspen Center for Environmental Studies nature preserve and bounded
on the east by the 7850-foot mean sea level elevation line and extending one hundred (100)
feet, measured horizontally, up slope and there terminating, and bounded on the north by the
southeast lot line of Lot 7A of the Aspen Company Subdivision, and on the south by the
centerline of West Francis Street, shall be subject to the review standards as set forth in this
Section.
Hallam Lake Bluff review standards. No development shall be permitted within the Hallam
Lake Bluff ESA unless the Planning and Zoning 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 non-historic addition (office) and deck may be reconstructed in its exact location
and footprint. A condition of approval will be that no development, excavation or fill, other
than native vegetative planting, shall take place below the top of slope before, during, and
after the addition and deck are demolished and rebuilt according to the Historic Preservation
Commission approved designs.
2. All 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 shall not be approved unless the Planning and Zoning Commission
determines that the following conditions can be met:
a. A unique condition exists on the site where strict adherence to the
top of slope setback will create an unworkable design problem.
b. Any intrusion into the top of slope setback or height limit is
minimized to the greatest extent possible.
c. Other parts ofthe structure or development on the site are located
outside the top of slope setback line or height limit to the greatest
extent possible.
d. Landscape treatment is increased to screen the structure or
development in the setback from all adjoining properties.
Staff Finding
All development within the fifteen-foot setback from the top of slope shall be at grade except
for reconstructing the deck. Strict adherence to the top of slope setback will not allow the
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substandard deck to be replaced and create an unworkable design problem for rebuilding the
deck in the same location. The intrusion into the top of slope setback and height limit will
mirror the existing deck, thereby not increasing the intrusion into the top of slope setback.
All other parts of the structure and development on site are located outside the top of slope
setback line and height limit to the greatest extent possible.
A condition of approval is that a landscaping plan will be provided showing how native
vegetation will screen 50% of the redeveloped house from Hallam Lake. The landscaping
plan must show species, size, quantity, and location of the existing and planned native
vegetation, and how the vegetation screens at least 50% of the addition to the existing
historic house on the site, and the non-historic addition to the barn. The Historic Preservation
Officer recommends that no additional landscaping be included on the slope between the
barn and Hallam Lake because additional vegetation in this area would further block views of
the barn from the lake.
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 Community Development Director using the definition for height set forth
at Section 26.04.100 and the method of calculating height set forth at Section
26.575.020.
Staff Finding
All the proposed development, except for the reconstruction of the addition and 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
Both the City Forester, Stephen
Ellsperman, and Aspen Center for
Environmental Studies Director, Tom
Cardamone, reviewed the application,
and said they could not provide written
referral comments on the development
application because the landscape plan
was inadequate. Specifically,
landscaping plan was not specific
enough to show the species, size,
quantity, and location of the existing
and planned native vegetation, and how
the vegetation screens at least 50% of
the addition to the existing historic
Existing vegetation on the slope down to Hallam
Lake behind the barn, addition, and deck.
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house on the site, and the non-historic addition to the barn. However, Mr. Ellsperman and
Mr. Cardamone recommended approval of the proposal because of the limited nature of the
development with the conditions that a comprehensive landscape plan be submitted and
approved by the Community Development Director with recommendations by Parks and
ACES prior to the issuance of building permits. This standard will be addressed prior to the
issuance of building permits.
5. All exterior lighting shall be low and downcast with no Iight(s) directed
toward the nature preserve or located down the slope and shall be in
compliance with section 26.575.150.
Staff Finding
All exterior lighting shall be in compliance with the City's lighting ordinance, and shall be
low and downcast with no lights directed toward the nature preserve or located down the
slope and shall be in compliance with Section 26.575.150.
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 ofslope, and pertinent elevations above sea level.
(Ord. No. 47-1999, ~3)
Staff Finding
Site section drawings have been included. This standard has been addressed.
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330 W. Hallam Comments
1) Landscape Plan submitted is not adequate. Need speciesjsizejquanity
information on area to be disturbed within Bluff Review Area. Need to
provide final landscape plan before any construction activities begin
2) Before any construction activities begin, need to erect a construction fencing
system at the limit of construction to protect native vegetation in the area of
concern. Fencing to be inspected by Natural Resource Specialist ..please call
for inspection when erected. 920-5120.
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RESOLUTIOC'/ OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION,
CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, VARIANCRS,
AND RESIDENTIAL DESIGN STANDARDS REVIEW FOR 330 LAKE
A VENUE, Cl'fY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. , SEIUES OF 2000
WHEREAS, the applicants, Bill and Ellen Hunt, represented by Lipkin Warner Design
Partnership, have requested landmark designation, conccptual design approval, partial
demolition, variances, and "Residcntial Design Standards" approval for the property at
330 Lake Avenue, City and Townsite of Aspen. The project involves demolishing
addi lions to the historic buildings and replacing thcm; and
WHEREAS, all applications for I Iistoric Landmark Designation shall meet two or more
ofthc following Standards for Designation ofScction26.420.010 in ordcr for HPC to
grant approval, namely:
A. Hi.ftorical Imparlance: The structure or site is a principal or secondary
structure or site commonly identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Colorado, or the United States.
B. Architecturul Importance. The structure or site rcflects an architectural style
thm is uniquc, distinct or of traditional Aspen character, or the structurc or site
embodies the distinguishing clwracterislics of a significant or unique architcctural
type (based on building form or use). or specimen.
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
D. Neighborhood Character. The structure or site is a significant component of
an historically significant neighborhood and the preservation of the structure or
site 'is important for the maintenance of that ncighborhood character.
E. Community Character. The structure or sitc is critical to the preservation of
the character of the Aspen community because of its rclationship in terms of size,
location and architectural similarity to other structures or sites of historical or
architectural importance; and
WHEREAS, all development in an "I-I," Historic Overlay District or development
involving a hi,toric landmark mllst meet all four Developmcnt Review Standards of
Section 26.415.010.C.5 ofthc Aspen Land Use Code in order for HPC to grant approval,
namely:
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1. Standard: The proposed devclopment is compatible in general dcsign, massing
and volume, scale and sitc plan with designated historic structures located on the
parcel and with development on adjacent parcels whcn the subject site is in a "H,"
Historic Overlay District or is adjaccnt to an Historic Landmark. For Historic
Landmarks where Proposed development would extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance betwcen bUildings on the lot Or
exceed the allowed floor area by lip to five hundred (500) square fcct or the allowed
site Coverage by up to five (5) percent, HPC may grant sueh variances afler making a
finding that such Viuiation is more compatible in character with the historic landl11ark
and the neighborhood, than would be developmcnt in aCcord with dimensional
requirements. In no event shall variations pursuant to this seclion cXceed thosc
variations allowed under the Cottage Infill Program for detached accessory dwelling
11nits pur.'Uant to Section 26.40.090(B)(2).
2. Standard: The proposed development reflects and is CO'lsistent with the charactcr
of the ncighborhood of the parcel proposed for development.
3. Standard; The proposed development enhances or docs not detract from thc
historic significance of designated historic structurcs 10( aled on the parcel proposed
for development or on adjacent parccls.
4. Standard: The proposed development enhancc.s or does not diminish from the
architectural charactcr or inlegrity of a designated hisLJric stfllcture or part thercof;
and
WHEREAS, all applications for partial demolition of lilY structure inclUded in the
lnventory of I-Jistoric Sitcs and Structures Oflhc City Ofi\E~en, or any structure within an
"H" Historic Overlay district, must meet all of the Dev,lopment Review Standards of
Section 26.415.010 of the Aspen Land Use Code in ord r for HPC to gram approval,
namely:
] ,Stand'lrd: The partial dcmolition is required for he renovation, restoration or
rehabilitation of the structure, or the structure does 'at contribute to (he historic
significance Oflhe parcel; and
2.Standard: The applicant has mitigated, to the grearl st extent Possible:
a.Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of oril nal or sigClificanl fcatures and
additions.
b.lmpacts on the architectural character 0 iIllcgrity of the structure or
structures located on the parcel by designin., new additions so that they arc
compatible in mass and scale with the his/'J .0 structure; and
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WHEREAS, Amy Guthrie, in her staff report dated January 12, 2000, performed an
analysis of the application based on the standilrds, found favorably for the application,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on January 12, 2000, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions by a vote of 5 to 2.
THEREFORE, BE IT RESOLVED:
That the review stand"rds are met and HPC grants landmark designation, conceptual
design approvaL partial demolition, variances, and "Residential Design Standards"
approval [or 330 Lake Avenue, City and Townsite or Aspen, :tS presented at the January
12,2000 meeting, as fllllows:
J. The applicant shall determine whether there were a pair of front doors into the
original house, and whether one of those doors can be restored, If this is not the case,
an alternatc front porch design which addresscs lJPC's concerns about having the
primary entry into the historic building must be brought back to the board beforc the
final review.
2, The ErC grants a 150 sqnare feet and a combined side yard setback variance or 8'6".
3. Submit a landscape plan for final review.
4. All representations made by the applicant in the application and during public
meetiilgs with the Historic Preservation Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other condilions.
APPROVEn BY THE COMMISSION at its regular meeting on the 12th day
of January, 2000.
Approved as to Form:
navid Hoefer, Assistant City Attorney
Approved as to Content:
HISTORIC PRESERV AnON COMMISSION
Suzannah Reid, Chair
,......
,
el LIPKIN W.\RNER DESIG~ PLANNING. LLC
-
23400 Two Rivers Rd. 4. P.O. Box2239
Basalt, Colorado 8162 I
HUNT ADDITION
330 Lake Ave.
Aspen
T 970927.8473
F 970 927-8487
Hallam Lake BluffESA Review
Planning and Zoning
ESA Review.ah.doc
02/13/00
"
II LlPUN WARNER DESIG~ PLANNING. LLC
......'"
23400 Two Rivers Rd. #
Basalt. Colorado 81621
. P.O. Box2239
HUNT ADDITION
Table of Contents
T 970 927.8473
F 970927.8487
I) Land Use Application Form
2) Dimensional Requirements Form
3) HPC conceptual approval
4) Description of construction techniques
5) Proof of ownership
6) Representative authorization letter
7) Legal Description for 330 Lake AYe.
8) Site Vicinity Map
9) Streetscape (East) photos
10) Streetscape (West) photos
II) List of adjacent property owners
12) Site Sections
LIST OF DRAWINGS:
NEIGHBORHOOD BLOCK PLAN
SITE IMPROVEMENT SURVEY
A1.l SITE PLAN
L1.l LANDSCAPE PLAN
A2.1 FLOOR PLAN
A5.l EXTERIOR ELEVATIONS
ESA Review.ah.doc
1:50
1:20
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02/13/00
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LAND USE ApPLICATION
PROJECT:
P, _"-
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Name: Nd. (1\ pI/\.
Location: ~~O L:;rfc-e- Ave. (t?~~ :;;d1a,chJ 4~~+
(Indicate street address, lot & bluek number, legal description where appropriate)
ApPLICANT:
Name:
Address:
Phone II:
REPRESENTATIVE:
Name: LJf~ Wt:tvI-1#'V D~?t-.;' Aptr11-l IPftvr1WtS
Address: r C). Bole ~z.~"7 ,8~(f f?l e:.z /
I'
Phone #: :z- - e> X
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use 0 Conceptual PUD
o Special Review 0 final 1'UD (& PUD Amendment)
o Design Review Appeal 0 Conceptu"l S1',\
o GMQS Allotment 0 Fin"l SPA (& SPA Amendmeht)
o GMQS Exemption 0 Subdivision
'{7f TiSA - 8040 Grecnline, Stream 0 Subdivision Exemption (includes
i" Margin, Hallam Lake Dluff, condominiumization)
Mountain View Plane
o Lot Split
o Lot Line Adjustment
o Temporary Use
o Text/Map Amendment
o Conceptual Hi,toric Dev!.
o Final Historic Development
o Minor Historic Dcv!.
o Historic Demolition
o Historic Designation
o Small Lodge Conversionl
Expansion
o Other:
ExiSTING CONDITIONS: (description ofcxisting buildings, uses, previous approvals, etc.)
1,,~~:i1t-I;~'=~' ~:;t~~~1 :;':I~~
PROPOSAL: (description of proposed buildings, uses, modilications, etc.)
/rJ,bfw. I c.
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Have you attached the following?
o Pre-Application Conference Summary
B Attachment #1, Signed fee Agreement
G1 Response to Attachment #2, Dimen:;ional Requirements Form
o Response to Attachment #3. :v!inimum Submission Con Lents
[21:, Response to Attachment 114, Specific Submission Contents
o Response to Attachment #5, Review Standards for YOllr Application
~ v~r/~ ..e.lCtSh'~
FEES DUE: $
J AN-.18-20CG ruE 05: OJ Hi
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: ;1tArtl -hdj~-h~
Applicant: : ~j' II t P 11.eM HV1vd-
Location: ~~o C,a-{ce At/e-.
Zone Dist.rict ~;: ~
Lot SIze: '? ::z, ~f*
Lot Area: I g I ' S s
(for the purposes of c<\kulariDg floor Area. Lot Area may be reduccd for areas
within thc high water mark, easements, and slcep slopes. Please refer to the
definition of Lot Area in the MIlnicipal Code.)
Commercial net leasable:
J:\ umber of residential \\\1its:
Number ofbeulooms:
Exi..,tillg:
Exisl1ng.
fxisti/1g:..
___ Proposed:-
01 ...._p/,()posed:_...' I
c'3 Proposed: ot
Proposed % of demolition (Historic properties only): 15~
DIMENSIONS:
Floor Area:
Principal bldg. height:
Access. bldg. l1ei:;ht:
On-Site parking:
~/o Site coverage:
% Open Space:
Front Setbaclc
Rear Setback:
Combined FIR:
Siue Setback:
Side Setback
Combined SiJes
EXi.Sling' ~()'21,3 Allowable:j,'l6>f3,o Proposed.' 4hb$(~!:~ )
." '. 1-fC7.f!!i
F:cl.lltng:_ /"l'-~ Allowable: ~~-t? Proposcd..,c;- 9-'..
Existing: (Vl~ t!? Y Allowablc' Zft-:g__Pr(lpuseJ.lti:.~'::""
lixisti/1g.~ Required:_.~_Pr()posed: - -4
Existing: 0 r.,'f.._RequireJ:_...1&. % Proposed: lib r..
Existing.---d./A-RequireJ:_. ..' proposed: ..-
Existin);: Ilrt~RequireJ: ~<;_q,___PrnJlosed...J~-tO
Existing.' C)._ReqllireJ.~' 0 PI'IlJloscd: ~
Existil1g~.._Requ;red'..5o. .0 Proposed. 0
E.\is"ng:_1.([~Req!lired: ('J -0 l'roposed.~1.-
Exisling. Ie, -'2,.. . Reqllired:~~_rrul'osed.. .1.'1- Z.
Exisling. '?'7#~ Required' L)O-O Proposed: 1! - c"
Existing non_confor~ities or encroachmcr.ts: !Ii?~ (vt.J1..c.I-z<>uS< dl/t'V .~.
c,,(.fb~. p/.d b::wn WI1f,,~ Jlathw. (~ ~r:fhb.
\' ari310ns leq uested: CA, IA1b~ <?'fclt ?z;Cfb.aef,:.. d,;>t~ -Iv If, '~( Z-
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- Box2239 T 970 927.8473
23400 Two Rivers Rd. , 44 . P.O.
LIPKIN V...."RNER D[SIGi\ " 1'1..'\:-J ~ 10.:<J. LLC
Basalt, Colorado 81621 F 970 927-8487
HUNT ADDITION
Description of Construction Techniques
The construction technique for the historic resources is critical to the preservation of these buildings.
The design and construction team is planning to lift the historic white house with a temporary structure
and build a new foundation and any other unforeseen additional support. Then placing it back in the
original location. The historic red barn will need lifted and moved to the adjacent lot for temporary
storage. The design and construction team feels this will best preserve the red barn and the soils
surrounding it of Hallam Lake. We are planning to maintain the character and location of the existing
stone foundation by building a temporary and final concrete foundation wall within the existing
boundaries (behind the stone wall) defined by the bam. We are very concerned about the temporary
stability of the existing stone wall and soils down slope. We are doing further engineering studies to
best determine the means and methods to preserving the soils and original historic character. All
engineering studies and construction will be supervised by HPC. All new construction to the new
addition will be executed to Type V -N Construction per UBC and Aspen Land Use Code.
ESA Review.ah.doc
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November 30, 199 4."'H! 'XLI 1 ?:f
Amy Guthrie, Aspen Historic Preservation Committee
Aspen/Pitkin Community Development Department
130 South Galena Street
Aspen, CO 81611
Dear Atny,
I authorize Lipkin Warner Design & PlaruringLLC to act on my beha1ffor my
application to the Aspen Historic Preservation Committee
Applicant: William Hunt
~Io v,43tFrancis Street
Aspen. CO 81611
970.920.9491
Representative: Lipkin Warner Design & Planning, LLC
23400 Two Rivers Road
Basalt:, CO 81612
970.927.8473
Signature: A/v#t~ 0 II~
oo.hpc am>licant lelW'.dw.wh.doc
Page 1
t1130/99
6SH 10/10d LZH
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H~8 m VNnvrt-WOJ, weU'80 66-10-21
1111
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23400 Two Rivers Rd. t-~ . P.O. Box.2239 T 970927-8473
LIPKIN WARNER DESIGN & PLANNING, LLC Basalt, Colorado 81621
F 910 927-8487
Legal Description
330 Lake Ave.
LOTS NUMBERED FIVE (5), SIX (6), SEVEN (7), EIGHT (8), AND NINE (9) IN BLOCK
NUMBERED ONE HUNDRED THREE (103) IN HALLAM'S ADDITION TO THE CITY AND
TOWNSITE OF ASPEN
AND
A TRACT OF LAND SITUATED IN LOTS 5 AND 6, SECTION 12 TOWNSHIP 10 SOUTH,
RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN, AND MORE FULLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 5, BLOCK 103 OF THE HALLAM'S
ADDITION (NOT RECORDED) TO THE TOWN OF ASPEN. WHENCE THE EAST
QUARTER 116.43 FEET; THENCE SOoo08' WEST 132.92 FEET; THENCE N77055'E 40.0
FEET; N89052'W 50.0 FEET TO THE POINT OF BEGINNING.
COUNTY OF PITKIN, STATE OF COLORADO.
OO.HPC legal description.ah.doc
Page I
11130/99
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BROOKE A. PETERSON
GIOEON I. KAUFMAN"
HAL S. OISHLER ..
LAW OFFICES OF
KAUFMAN & PETERSON, P.c,
315 EAST HYMAN AVENUE, SUITE:lOS
ASPEN, COLOAAOO a1a11
TELEPHONE
(070) .2$.al..
FACSiMILE
(Sl70) 925-1090
OF COUN5EL;
ERIN \.. FERNANDEZ....
. ALSO...ot.lITTEC 11'Il.(,.VM...A."IO
- .-.l30A.Ci'olITiEC'fIIl'E,)I:.U
- .1.1.:0 AC~ITTEO IN P'lOf\IOA
VIA HAND DELIVERY
November 30, 1999
Historic Preservation Commission
Aspen!Pitkin Community Development Dept.
City of Aspen
130 South Galena Street
Aspen, Colorado 81611
Re: Lot 1. Burne Lot Split
Ladies and Gentlemen:
The undersigned, as an attorney licens<:d to practice law in the State of Colorado, pursuant
to the requirements of the Municipal Code for the City of Aspen, hereby states that the owner of Lot
1, Hume Lot Split, Pitkin County, Colorado is Oak Lodge, LLC, a Colorado limited liability
company. The names of the holders of any mortgages, judgments, lines, easements, contracts and
agreements affecting the use and development of the parcel are as set forth in Exhibit A attached
hereto and incorporated herein by this reference. In my opinion, none of the terms of these
documents prohibit development upon the subject property.
Should you need any further information, please do not hesitate to contact the undersigned.
Yours very truly,
BAP/dd
Enclosure
cc: Oak Lodge, LLC
C'MyFilC!\LEl'Tf:l.ItS\ul)'-plll;nmm d~l Hume lOf spl;L\~
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Righe of the proprietor of a vein or lode to ex~ract and remove his
ore therefrom, should the same be found to penetrate or intersect the
premises hereby granted and right of way for ditches or canals
constructed by the authority of the united States as reserved in
United States Patent recorded June 8, 1988 in Book S5 at Page 2.
Terms, cond~tions. obligations and al~ matters as set forth in
'Statement of Exception from the Full Subdivision Process recorded
August ~~, ~992 in Book 685 at Page 858.
Easements. rights of way and all matters as disclosed on Plat of
subject property recorded August ~~, ~992 in Plat Book 29 at Page 55.
U~~~ 11111 111111 1II11 11111 111/ 11111I11ll 11111 11111111
2 , 2 12/29/1997 84:18P we DAVIS SILVI
o 2 R 11.88 D 328.88 N 8.88 ~ITxIN COUNTY CO
ALTEMUS E A PARTNERSHIP LLLP
620 N 3RD ST
ASPEN CO 81611
BLOCK FAMILY TRUST 44.5% INT
BLOCK QUALFD PERSONEL RES TRST
55.5% INT
311 W NORTH ST
ASPEN CO 81611
D W RINGSBY ENTERPRISES
A PARTNERSHIP
PO BOX 8287
DENVER CO 80201
EFH HOLDINGS LP
137 CENTRAL AVE STE 1
SALI NAS CA 93901
FINKELSTEIN RICHARD & CARlA
CAROLE C 50%
9034 BURROUGHS RD
LOS ANGELES CA
GREENWAY GILBERT C
PO BOX N7776
NEW PROVIDENCE BAHAMAS
LUBAR SHELDON B
LUBAR MARIANNE S
700 N WATER ST - STE 1200
MILWAUKEE WI
MARSHALL RONNIE
320 LAKE AVE
ASPEN CO 81611
NITZE WILLIAM A
1537 28TH ST NW
WASHINGTON DC 20007
PHELPS MASON
201 S LAKE AVE STE 408
PASADENA CA 91101
.-.
.SPEN CENTER FOR ENVIRONMENTAL
-STUDIES
100 PUPPY SMITH ST
ASPEN CO 81611
COTS EN 1985 TRUST LLOYD COTSEN
TRUSTEE
12100 WILSHIRE BLVD STE 905
LOS ANGELES CA 90025
DAGGS JAMES K & GAY
640 N 3RD ST
ASPEN CO 81611
ERDMAN CINDA & DONNELLEY
360 LAKE AVE
ASPEN CO 81611
GATES CHARLES C & JUNE S
990 S BROADWAY
DENVER CO 80217
HERNANDEZ CECIL M & NOELLE C
PO BOX 1045
ASPEN CO 81612
LUNDGREN DONNA
PO BOX 6700
SNOWMASS VILLAGE CO 81615
MIDDLETON RANDALL TRUST
600 JEFFERSON STE #350
HOUSTON TX 77002
OAK LODGE LLC
CIO WILLIAM 0 HUNT
PO BOX 7951
ASPEN CO 81612
PINES DAVID
PO BOX 576
TESUQUE NM
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....,IBERGER BRUCE
960 CHEROKEE
DENVER CO 80204
CRAIG CAROL G
PO BOX 18
WOODY CREEK CO 81656
DUDE HARALD
600 N THIRD ST
ASPEN CO 81611
ERDMAN PARTNERSHIP
DONNELLEY ERDMAN
360 LAKE AVE
ASPEN CO 81611
GREENBERG RONALD & JAN 50%
44 MARYLAND PlAZA
ST LOUIS MO 63108
HORSEY SUSAN H
330 W GILLESPIE ST
ASPEN CO 81611
LUNDY VICTOR ALFRED TRUSTEE 50%
701 MULBERRY LN
BELLAIRE TX 77401
MUSTANG HOLLJINGS LLC
CIO BROOKE PETERSON ESQUIRE
315 E HYMAN AVE
ASPEN CO 81611
PERROS DIMITRI & DIANE
79 LOCUST RD
WINNETKA IL 60093
SCHIFF DAVID T
485 MADISON AVE 20TH FLOOR
NEW YORK NY 10022
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PLANNING REVIEW
Date In c1- \~/ 't\'l
Date Due ~-~s-~
Type of Review ~~c,
Description \\c-~ ~ \b~ ~~
Address ~"?:,~ D, h~(~
Route to: Jeff
Becca
Stephen ~ ~/--
I' .
John
Tom
Ben
Completed ~
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MEMORANDUM
TO:
Plans were routed to those departments checked-off below:
oJlf.......... Parks Department
o ........... ACES
FROM:
Nick Lelack, Planner
Community Development Department
130 So. Galena St.; Aspen, CO SI611
Phone-920.5095 Fax-920.5439
RE:
330 Lake Avenue - Hallam Lake Bluff Review
DATE:
February 14,2000
REFERRAL SCHEDULE
DRC MEETING DATE:( 1:30-3:00 Sister Cities Mtg. Room) NONE
REFERRALS DUE TO PLANNER: Feb. 25, 2000
Because of the limited issues involved in this application, a DRC meeting will not be held
on it. I just received this application, but we have had it scheduled for some time because
the design has been under review by the Historic Preservation Commission. I apologize
for the short time frame for reviewing this application, but please submit your comments
directly to me - preferable via e-mail- by February 25, 2000.
Thanks so much,
Nick
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Feb-IO-OO 11 :22am From-Dni,n Worl~hop, Inc.
T-885
Design W orloihop, Inc.
Land:5Cllpe Architectu~
!-and Planning
Urb8ll Design
Tourism Planning
Fax Transmittal PERSONAL AND CONFIDENTIAL
TO: Peter Loris-Loris and Associates
FROM: Sheri Sanzone
DATE: 11 February 2000
'RE:
cc:
FAX#:
# OF PAGES:
(including cover sheet)
PROJECT #:
Comments:
&
303.444.0611
1
ADEPP (No. 2157)
The following are answers to the questions you had yesterday. If you
have any questions, do not hesitate to call. Thanks.
Cotoneaster-variety is 'Peking', 5 gallon container size, 24" spacing
on center, we did not calculate quantity though 40 is indicated on
quantity sheet. expect contractor to detennine quantity based on this
criteria for planting
7 Groundcover-Kinnikinnick 'Arctostaphylos' uva-ursi, 1 gallon
container size (not ponypaks identified in plan set) 12" spacing on
. center
. lITigation zones-Tom Ruble at Parks asked for a 24-station I
controller. knowing that a lot of stations would not be used for this
project. (quantities sheet shows a six-station controller, the plan note
indicates a 24-station controller) Dave Zickennan at Hydrosystems
said they had not discussed zones within this proj ect area, assumed
. \T om would set up after constrUCtion.
This facsimile =mission (and/or accompanying documents) may contain confidential infonna~on belonging to the sender
which is proteeted. The information is intended only for the use of the individual or the entity nemcd above. If you arc nOI the
inrended recipient, you arc hc..eby notified tho< any disclosure, copying distribution or the taking of any action in teliancc on <he
contents oflhis infonnalion is strictly prohibited. (fyou have received this transmission in ClTOr, please immediately notify us
by relepbone to artlIrIge for ret\ll'll of the docume!llS_
f -,
f
DESIGNWORKSHOP
ASpen' Deaver. Vail. Tempe' Albuquerque. Sanla Fe. Jackson Hole. S~ Paulo
120 E. Main Street, ASpen, Colorado 81611 . (tel) 970-925-8354. (fax) 970.920.t387
TO: Bill Hunt
FR: Nick Lelack, City Planner, 920-5095
RE: Landscape Plan requirements
DT: March I, 2000
Hi Bill,
This condition of approval was required by both the Parks Dept. and ACES. The
pre-application summary that I faxed to Aaron about 5 weeks ago included the Land
Use Code sections that had to be addressed in the application. Unfortunately, the
landscape plan was not submitted. My hope is that P&Z will allow this application
to go forward with this condition rather than continuing the public hearing until it is
submitted for their review. They could continue the meeting because the
application is technically not complete without this plan. I am recommending that
they approve the project with this condition.
Best regards,
Prior to the issuance of building permits or development including
demolition, the applicant shall submit a detailed landscape plan to the
Community Development Department, Parks Department and Aspen
Center for Environmental Studies (ACES) showing the size, species,
quantity, and location of all existing and planned native vegetation in
the Hallam Lake Bluff ESA to be developed on it in the 15 foot setback
from the top of the slope on the 330 Lake Avenue parcel. The
landscaping plan must show how the vegetation screens at least 50% of
the addition to the existing historic house on the site, and the non-
historic addition to the barn as viewed from Hallam Lake. The final
landscape plan shall be approved by the Community Development
Director after considering recommendations by the Parks Department
and ACES. No other landscape improvements or changes to the
terrain, except those approved by the Community Development
Director, are approved.
.
'\
'-
HALLAM LAKE BLUFF ESA REVIEW STANDARDS:
1. No development, excavation or fill, other than native vegetation planting,
shall take place below the top of slope.
2. All development within the fifteen-foot setback from the top of slope shall
be at grade. Any proposed development not at grade within the flfteen-
foot setback shall not be approved unless the planning and zoning
commission determines that the following conditions can be met:
a. A unique condition exists on the site where strict adherence to the top
of slope setback will create an unworkable design problem.
b. Any intrusion into the top of slope setback or height limit is minimized
to the greatest extent possible.
c. 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.
d. Landscape treatment is increased to screen the structure or
development in the setback from all adjoining properties.
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 degree
angle from ground level at the top-of-slope. Height shall be measured
and determined by the Community Development Director using the
definition for height set forth at Section 26.04.100 and the method of
calculating height set forth at Section 26.575.020.
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 ofthe 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.
5. All exterior lighting shall be low and downcast with no Iight(s) directed
toward the nature preserve or located down the slope and shall be in
compliance with section 26.575.150.
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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.
7. Site sections drawn by a registered architect. landscape architect, or
engineer shall be submitted showing all existing andproposed~ite
elements, the top of slope, and pertinent elevations above sea, level.'
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