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Home My WebLink AboutLand Use Case.300 W Main St.HP-1988-09a - - 300 W. Main: h. Designation & - - 48: 14 2- c 99@- 0 9 Significant Dev't. X- - . -1 FAe <of z - 4.f, ./ . b,49*VÂ»*69*31.-i:,ir:,519-*f..092:2--F.Erf>;:9.f.-?ij.Â·43Â·19.:340;.I~~-4. 4%81:.ILEUÂ»-:-,1.-:V.F':11..St. " s - -7. .1 1.-1.f.>~2.--A.: ,-:.r.:.%~-:,9~FL,....jrfi:.4~:--2 -Â· L.>r ... 9.1-:....~ Â·."i. .:';..22'4; *31Â·~. Vivt *..Â· '-#FA*URâ‚¬4~'Â·*4444*29~*i-.-J ~-42Â©f j:~D'Â·e/zc Â·-~944.Â·i .6#4Â¢.ity,eak..i;Â©*2Â·~% 'Â·-1 w6* - . Â«3- ...Pr:. .1.9 .~ I 40*. ..81-.Â·MÂ¢mwa,e 't#M#A#6%:44,:49,Â«Â·.%6.:,2. 6,1 i.9..r. ...1,14*4'.%Â·T. . Â· 0~ .- - : '14 4'Â£DÂ·'Â»:D-*1/*217..Â·- " I. LOCAL 7 1 6 f ..' r *p'- 64 '<~~: 4 - -k' ~~.~~5: -' MED-51-e~er kiNtioelitiN~i*YE*FimtilÂ¢Oriente *1Â»~Cabm-IRestal,rnnrt. .....81.1 '*IND~~~~~~/,~~~~~~f~~~i#8 *7vi-:s-f~twik~,ttiÂ·.-2t.-f;.tii:1 :Â·03'+4<vi~:Â·>c~e.;Itki3 Â·2511* 4 b;:. .'1244*uskÂ· ve,i.f - ~M.* 99 - . I A L '' I * - Aspen needs;moreffordable:family , >'2.4/.dz'.0.46-mb# ir,*1'.41$06*~Sib.WO#2 :Â·r t'*2â€žÂ·Cfy k.Â·tlt'jytf"'r{39:64.4( 64.4:0144 ~ 1 . dining spots,*say thk-'propri6tors.(of a -:-50:Â·Â·Â· 1Â·' i~- Â·Â·.:.5 -04.#1'4Â¤3p.ft~E~*2-. ;: ,3~293-:3.}.5:t::Â£6rfu~ui-2'i.:...:iÂ·:.- ~Ll; .e-~ .4.-a: :....2.1.05;:2$71*4 69-,4 ' .....:/ . ./.-,;. It planned.Main Strectrestaurhit?74&1'they Ifil nough <the-:A.soeÂ¤jtbrar"iÂ·. . :Â· ~," ' 1." 2 ...:,i.r:Te.2.7232.re>s hope?:W'fill that*Void. 4. of <the# Colorado-Wyorning#* i:,W - . AMC lt- de...IN# 13;' , 41Â£ - 1. if MMAGS *1-Â·-71Â·7-511~ 3 Srathnd CarolinE:EMcDonald, who $:RestiBrant-* AdsoiSM<6ry'Ve$~:' ' ' W ilir *z,4 174 . ai he midstbf expanding and reno- *ri * ~ - Â· 6 -, ..0 .. .41 1,*Mite-Â· ~ . 9:,0 hÂ¥13 k r, sre vL_..."the histdfiE Idgiabin at-300-W2 :.DaSibeen >VIgorous>An-,Â»-2.4, 1 .4 - 2 Main St., used that pitch to get a three- fighting:,Cound|'SoapprOVa|-7 9 - 4,26 way liquordicense..froms citykouncilr - fof mora Ilictucit' littit'sdb'rwri Â· ~ - Monday night,bringing*spen'stotalto of<.re, 't,- 4.1. .. . t.Â»Â· â€¢9,<m.#Â£O' ...4... 59. And-thoughthe Aspen branch ofthe nearings in tile past, ithea,20 4 Colorado,WyomingliestaurantAssdci: -1>grOUp '~WaSE"abSent#512 ".fu ..1 ation- has: been Lvigorous* inisfighting t,/MofRihv lf#iah*titid thS?*'484--='- ' ' --- ' I.-I applications fordhewtili4uovlicenses.Yt, P"lic,ii#ki~&21)K#iii,ja~UN-~ ; ~ = , hearings,: ina:the r,pastraheT Â£nbup:tw , . 1 absent MondaynightandthelicÂ¢nse:Was 25-0'dvotetteâ‚¬,ru<>~064* .*1**de#Â¥r/Â· OK?de,#~4.'.*i:***#003}11: .>cÂ¢*Rizes#Â¢39:36~Elj; at.~. ~~.a.al 24..~ 4 . 1. 63Â·-- 0 ' W,?EN Â·- 1 0%..i,. A.ES~fitee-*Sgi* ,&81'jâ€¢6AaMil)*fi-*a'*.4 ~ ~tj t, ie:;< 32 ~ 1 4.w-2 - lies*it46*modeatea~riced Aniericanr, - - 19*ft:221 T ' / '- Camli#i#: Mc])04*i*#plj~,dryii.ihhk-?batlÂ¢blF~#0biti~blifiexpt*1~*15% i 8, .1_2.41Â· '1 -.-Â·~i fr -:39,2.m.Â®19,1.m.1MM4~91*WR 4-*aid.hbtdieworic:?vi.-mwinploqsome.luviÂ¥As;~li#dm-th ANN'ayÂ®DorkeÂ¢*708*adra,Whas - @*9627*st#im~Q~TanjffiF 12,& 4 barmitif*Rgigh:pam*ilyj#Â·a**iting **Se{*EDMODOAA=u. er . 4 .,St'.72 41. V & I-:1 16.1 ~11//IMER, ficouticil tfori;*heiriwilliunÂ¢slitanostill*K-â€ž1 U-. *cuimi <*tne ~ -3 ~ .raval.L-.2.-f#. Ula //4 4531 ii *A , L .3 Lj ( MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Roxanne Eflin, Planning Office RE: 300 W. Main, Final Review DATE: May 24, 1988 APPLICANT'S REQUEST: The applicant is requesting HPC' s fina 1 review approval for the alterations and addition to the property at 300 W. Main St. - BACKGROUND: On May 10, 1988, HPC moved to approve Resolution 88 - 3 on May 10, 1988, granting conceptual development approval for 300 W. Main St. subject to the following conditions: 1. The applicants shall adress in their Final Development Review submission further consideration of: a) Simplified south elevation upper floor dormer window and door fenestration b) Detailed plans for the size of panes in the true divided lights and all window trim c) Further study of the east dormer mass and scale 2. The applicants shall present in their Final Development plans an accurate representation of the siding materials including channel lap or logs, which height and j oint are to match existing siding as accurately as possible, and actual roofing materials, including shingles or metal. 3. The applicants shall provide in their Final Devel opment plans structural analysis of the house sufficient to as sure that the proposed alterations Will not undermine the structure leading to maj or reconstruction or demolition. The applicants have presented in their final review applicati on the required documentation required in Resolution 88- 3. A discussion of each issue follows. PROBLEM DISCUSSION: The applicants have addressed each area as stated above. Discussion of each follows: a. South Elevation: The applicants have submitted pl ans showing the change to the upper floor gable peak window as discussed in the last meeting. The window is triangular as l opposed to square-ish. b. Divided lights and window trim: A catalogue sample of the Marvin windows to be used is enclosed. The panes are four over four and window trim will be very simple and narrow. c. East dormer: The applicants have further studied the east dormer and have presented a description of four options The McDonalds prefer the previously sumitted wider shed dormer, which provides the needed hear room and floor space for the bath and bedroom. This dormer was reduced somewhat from previous plans. A sketch is included for Consideration #1 - smaller dual shed dormers. Staff's concerns were echoed by HPC regarding the width, preferring a smaller dormer. The considerations are listed below: Consideration #1 presents two shed dormers, breaking up the large expanse. For the reasons of usable floor space in the bedroom and a logistically difficult matter of snow and ice removal, the applicant is rejecting this consideration, preferring the dormer as previously presented. Consideration #2 involved studying a gable end dormer similar to the south east elevation, which is unacceptable to the applicant due to floor space being significantly reduced and the aspect of trapped snow ( and ice dams forming. Consideration #3 simply studied the possibility of one dormer over the bedroom, none for the bath, which is also unacceptable to the applicant due to no natural light coming into the bath. Consideration #4 discusses reducing the shed dormer even more which reduces floor space in the bedroom. 2. Material representation: The applicant will present a roofing and siding example at this meeting. A complete description of the major building materials is attached. Please refer to "Option 8" - Skylights on the applicant's attached list. Staff recommends the applicant be more specific in their presentation with regard to skylight placement size and design. 3. Structural Anaylsis: The applicants have submitted their own structural analysis of the existing log house and state that the new addition is a stand alone structure independent of the log house. The existing log cabin interior and exterior walls are supported by continuous concrete foundation walls. ALTERNATIVES FOR HPC ACTION: Staff finds the final application complete with the exception of detailed representation of the skylights and their roof placement. HPC may approve the final . C development review with conditions, or table action giving direction to the applicant for further HPC review. The next HPC meeting is scheduled for June 14, one day following second reading of the historic designation ordinance by Council. RECOMMENDATION: The Planning Office recommends approval of the final development for 300 W. Main subject to the applicant incorporating Consideration #4 - the further reduction of the shed dormer and HPC approving the skylights and their roof placement. HPC.memo.300WM3 *44 .. Aspen/Pitle**tglaning Office A Â¢301,~t.4%42.**,9,1- APP<4 *45Â·>' PA* -0~t:-93Â·4~/.P ~'~Fi-kl,e.'1 f.Â·eÂ· 130 shittij*-aleinkÂ®street 1.-11,1.1, Â¢3Â· .V:*~443, aspenticolor-ado< 81611 March 28, 1988 :*-'430-,-:4(..- Colorado Historical Society Att: Barbara Norgren and Chris Pfaff 1300 Broadway Denver, Colorado 80203 Re: 300 W. Main, Aspen, Colorado located in the "Main Street Local Historic District" Dear Barbara and Chris: I have enclosed photos of the property located at 300 W. Main in Aspen as per our telephone conversation last week. I have included additional Staff memos for your review. We are seeking your immediate assistance in the best way to approach the applicant's proposed redevelopment plan in the form of an addition. They wish to create a restaurant in the original log cabin, and build on a two story residential unit, and possibly employee housing. This structure is highly visable, located on Main Street, and directly next door to the Elisha House and Carriage House, which has been documented for the National Register. The space they have to add on to the existing log home (dated 1940) is extremely small, and is for the most part, unobtrusive from the Main Street viewplane. one advantage this property has is the VERY large pines which will remain, and serve to protect much of the proposed new addition from view. The applicant has not employed an architect to date. We would also like advice from the State Architect, Jay Yanz on the best approach for this redevelopment. The HPC has now reviewed this project no less than three times in Concept, and a volunteer sub-committee has attempted to assist. At this point I feel the committee as a whole is still torn about what to suggest in the way o f roo f pitch, materials, etc., to minimize impact on the older structure. My concerns are that any new additions be attached in as harmless a way as possible to prevent ANY damage to the original log structure. I am in need of assistance on this project immediately, and wish to thank you in advance for your consideration. Sjncerely, /9*L 41/4 Roxanne Eflih Historic Preservation Specialist 74 4-~ 1 1 /W AY* - 146- 2 -1 04Â«_ 241*,LE*VE tkch x elet. 6 f.41 U c 4 4- - 1 8 Lop 6 Lick / B A . 4 44 . 0-0402 1 -1- 1 07 Ll..... f 1.1 .,1. il Â¢AL il(14 0,juit_ (1N LO Ccti.Li- pf <jit/-045 4 '1 16. o.. 44<-tin, .p di., fe- j 2.6- - 6Â£41 4% Hly!-clt 7 r 47< .- Zâ„¢ 6 . 4 6#*Â£- ... *Al<rju..C ' 1 41/- f - (164Â£ 1. 4451 1 ' 1 I i wJQ c-0 h le 1 14 in 12 - 9 0 / te}1 6 1 Â·r,-{-2Â·Â·~ l '' ~fâ€žLt:/15Joy 1,14,41 - - f 600 00 /11(14 - A , (4 DDL*\ .1 n. fcc - U LU . .4, ./ -.. .. 98Â©4 4- 1141 - ,-IN i V -1 li-Le L.4 'cu Col-? U. J~._ 6 /dift- . At/G -63 i ~ \90 I ./ lu ' 1. Â«* 3 a /.. 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Q.Va T 1 , fcÂ·- a dke , - f tel - 1 ' , (. ,fI.*- 3. ~'.22- = , 222& HEUJ21- 6~L AL i 1 1-Â·1 7, /1 Mitx -rhai,- A--bw-0 - 4 - - 0.00-j 4-1 Â£62 C_J[La,VE._ 1 r . k ft_ . l.(al< 6 CLTÂ«1 , ./Ami 1LÂ©: d 06,16*2,42 4- 4 ALk ik-j *act t CV . . 1* IR Â·- eâ‚¬ Â°1 gatte es,u_ Fo c cote cl /le,Uc 0-1 9 ' .-I.: 0 OblAA Clow>L i guit... 0 . 1 1 1 1 U h i . a -Ir . 4 0 T.0 Â°Lit ie\- de,tz >flud..4 . 6Â£*Ci 64'fla /.,i*64110.i.- K ~c#i-1 - urad-- couke.,~ 0.Â£ at- 4~0(14.lji 2 . /lE clot E-i_ (1/13 t~ ir d- 0' if (?<fiT 6 ca c-4 6 '.- alick-- 6-11 / y\<u<x c~.Â©CL Jjt-1- I Â«-<2_ -id- _ .- 1 L j l -_f-2 a_ ft-f 43_Â¢i__-, Ckcitco f~rl-,x_ /3Lc c.OfÂ·JU,Â©Act '> ~/4 id (i&, to i id x c a- 4- 44 f -54&-ct, foirl- 2* 04_- - 614Â«-~ 2.~il~. f~(01 ~ jk. 2 ~ f- .,0-74.z~__ 1 CAROd- pful**Aa< Clt,10Â·2Â« ' ~/Al .644: t . L ' 1 I , i ./ 12.11. 1VL,te P.C). Box 202 (323 'bltat Ble,Ler Street) _4,pen, Cofor"Jo 81612 April 13, 1988 Mr. Bill Paas, Chairman Historical Preservation Committee 1. Mr. C. Welton Anderson, Chairman I Aspen Planning & Zoning Commission Aspen/Pitkin Planning Office 1 ; APR 1 5 130 S. Galena Street 1 Aspen, CO. 81611 RE: MC DONALD CONDITIONAL USE & SPECIAL REVIEW Public Hearing April 26, 1988, for property located at 300 W. Main St., Aspen, Colorado I live at 323 W. Bleeker St., which is adjacent to the McDonald property. I also own and rent 2 units directly across the alley from McDonalds at 117 - 119 Second St. and own a Victorian (rental) at 333 W. Bleeker St. Therefore, as the adjacent property owner to the above described property and in response to your request to write you my concerns, this letter will address my concerns in detail. I understand that the McDonald's are proposing to double the size of their existing residence at 300 W. Main St. and going to apply for a beer and wine license for full restaurant operation, serving three meals a day which will be open most of the year. My concerns, at this point, are inclusive, but not limited to the following: ~~~- ROOF & HEIGHT: I understand that -the new addition is to be no higher than.the existing. "1~ ,log structpreand, in agreement with HPC approval, a non-glaring metal roof will be covering the entire remodeled building. I agree with adding a non-glare roof and would object strongly to a shiny glaring roof and to a roof that is higher than the original present log structure which is in clear view from my house. ~fl,TRAFFIC & PARKING: I feel this will be a problem for me and my tenants directly across the alley for whom I provide off-street parking on both the alley and on Second Street. I'm concerned that their access will be encroached upon or blocked because there is virtually very little parking available for such an operation at that location. In addition, the Christmas Inn, which. islocated directly across the street to the east of the McDonald property and my property, is short on parking space also. I own two visible parking spaces plus my carport area across the alley on the west side of the McDonald property. From my experience with The Charlemagne Restaurant traffic and parking (located at the west end of my property) encroachment on my renters off-street parking on 3rd and Bleeker, I do not want to have to be constantly calling the police (as my renter does) to remove cars from my parking area. IF THIS PROJECT IS APPROVED FOR A RESTAURANT, I request that certain conditions be met at the expense of the McDonalds such as placing adequate "no parking between signs and warning towing zone" signs to insure that my parking and access is not blocked or encroached upon. The alley between my property and the McDonald property is only a single lane. My side is fenced along the entire property line except where parking for my tenants and me is provided. This, I feel, will present possible damage to my fence as more vehicles will be using this area. I already have fence damage from vehicles turning around in the alley or trying to manuver around poorly parked vehicles, especially in the winter when the alley becomes even less passable due to snow conditions and plowing procedures. p TENANTS: Because my tenants' windows are right on the alley and directly across from the proposed "restaurant/bar", I am also concerned about the additional dust, dirt, noise and odors (inspite of state-of-the-art equipment to be installed for odors/pollution) that will be present due to this situation. I keep my rent low for the working people and the present tenants have 3 children in the property located directly across the alley <303) 925-3349 April 13, 1988 Page 2 Mr. Bill Paas & Mr. Welton Anderson RE: McDonald Property from the McDonalds (age infancy to 5), so I'm concerned also about the safety of the children. NOISE & TRAFFIC OF PEOPLE: If the application for a full restaurant operation is approved it will really be a concern to me to have a flow of people coming and going just outside tbe window, especially at night and in the warm weather when windows are usually opened. tiL.50 OF=l-IVERy TROCkS WILL BE A NUSENCE.. GARBAGE AND ODORS: Currently the alley is strewn with litter from a dumpster at the other end of the alley the full length of the block simply from careless disposing of trash that blew all over my property. Since dumpsters are placed in the alley, odors can be prev- alent while trying to enjoy the tranquility of my home, and the situation is the same for my tenants. In the winter months dumpsters poorly placed hinder proper passage of vehicles in the alley and cause further damage to fences and vehicles parked in my of f-street parking spaces. I have encountered vehicle damage due to such situationsl CONSTRUCTION PHASE: If and when this project is approved, I'm concerned about the construction phase. I will address these concerns pending any future approval. Sincerely, IM..-TL ,/ 7~...ein 1 ,/7 8 - 00Â»''le 24,/,4 -1.-. U ru-/0/0 WFM4 - d Ruth Whyte P. 0. Box 202 Aspen, CO. 81612 RW:mlb CC: Scott & Caroline McDonald Westside Improvement Assn. Adjacent Property Owners Tenants of Ruth Whyte Aspen/Pitkin Planning Office P.S. I am pleased that that McDonald are my neighbors and wish the best for them in their business endeavors so that they can remain living here in Aspen. I question the need for a family operated restaurant since Aspen has many business that struggle to stay viable, so do we need three restaurant within four blocks of each other on the edge of a residential area. â€¢al I ./ MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Roxanne Eflin, Planning Office RE: 300 W. Main, Final Review DATE: May 24, 1988 APPLICANT'S REQUEST: The applicant is requesting HPC's final review approval for the alterations and addition to the property at 300 W. Main St. BACKGROUND: On May 10, 1988, HPC moved to approve Resolution 88- 3 on May 10, 1988, granting conceptual development approval for 300 W. Main St. subject to the following conditions: 1. The applicants shall adress in their Final Development Review submission further consideration of: a) Simplified south elevation upper floor dormer window and door fenestration b) Detailed plans for the size of panes in the true divided lights and all window trim c) Further study of the east dormer mass and scale 2. The applicants shall present in their Final Development plans an accurate representation of the siding materials including channel lap or logs, which height and joint are to match existing siding as accurately as possible, and actual roofing materials, including shingles or metal. 3. The applicants shall provide in their Final Development plans structural analysis of the house sufficient to assure that the proposed alterations Will not undermine the structure leading to major reconstruction or demolition. The applicants have presented in their final review application the required documentation required in Resolution 88-3. A discussion of each issue follows. PROBLEM DISCUSSION: The applicants have addressed each area as stated above. Discussion of each follows: a. South Elevation: The applicants have submitted plans showing the change to the upper floor gable peak window as discussed in the last meeting. The window is triangular as opposed to square-ish. b. Divided lights and window trim: A catalogue sample of the Marvin windows to be used is enclosed. The panes are four over four and window trim will be very simple and narrow. c. East dormer: The applicants have further studied the east dormer and have presented a description of four options The McDonalds prefer the previously sumitted wider shed dormer, which provides the needed hear room and floor space for the bath and bedroom. This dormer was reduced somewhat from previous plans. A sketch is included for Consideration #1 - smaller dual shed dormers. Staff's concerns were echoed by HPC regarding the width, preferring a smaller dormer. The considerations are listed below: Consideration #1 presents two shed dormers, breaking up the large expanse. For the reasons of usable floor space in the bedroom and a logistically difficult matter of snow and ice removal, the applicant is rejecting this consideration, preferring the dormer as previously presented. Consideration #2 involved studying a gable end dormer similar to the south east elevation, which is unacceptable to the applicant due to floor space being significantly reduced and the aspect of trapped snow and ice dams forming. Consideration #3 simply studied the possibility of one dormer over the bedroom, none for the bath, which is also unacceptable to the applicant due to no natural light coming into the bath. Consideration #4 discusses reducing the shed dormer even more which reduces floor space in the bedroom. 2. Material representation: The applicant will present a roofing and siding example at this meeting. A complete description of the major building materials is attached. Please refer to "Option 8" - Skylights on the applicant's attached list. Staff recommends the applicant be more specific in their presentation with regard to skylight placement size and design. 3. Structural Anaylsis: The applicants have submitted their own structural analysis of the existing log house and state that the new addition is a stand alone structure independent of the log house. The existing log cabin interior and exterior walls are supported by continuous concrete foundation walls. ALTERNATIVES FOR HPC ACTION: Staff finds the final application complete with the exception of detailed representation of the skylights and their roof placement. HPC may approve the final , 1. development review with conditions, or table action giving direction to the applicant for further HPC review. The next HPC meeting is scheduled for June 14, one day following second reading of the historic designation ordinance by Council. RECOMMENDATION: The Planning Office recommends approval of the final development for 300 W. Main subject to the applicant incorporating Consideration #4 - the further reduction of the shed dormer and HPC approving the skylights and their roof placement. HPC.memo.300WM3 DECLARATION OF RESTRICTIVE COVENANTS The City of Aspen, Colorado, a municipal corporation, and Scott and Caroline McDonald, husband and wife, as joint tenants, all as their interests may appear (hereinafter "Covenantors") , for themselves and their heirs, administrators, successors and assigns, do covenant and hereby restrict the below-described real property as follows: 1. Covenantors are the legal and equitable owners of the following-described real property, and the improvements located thereon: .~Linsert legal description) also known as 300 W. Main Street Aspen, Colorado 81611 2. The above-described property shall be restricted in the following manner: a) The property shall be granted "historic landmark" designation, and the attached residential unit shall be ~-restricted as ~ an accessory use to owner/manager c,~ ; however, the owner will the restaurant, b~iaae**,Â· for the use of the restaurant halce the right to rent out the unit peia@Eilf-to pe*hanent--employcco of the--community. Further, the property shall not be condominiumized for long as the owners, their heirs, administrators, assigns, and successors Â· enjoy the conditional use granted hereinabove. 3 The covenants contained herein shall run with the land and shall be binding on all parties having any right, title or interest in the above-described property or any part hereof, and their administrators, representatives, successors and assigns, for the period of fifty (50) years from the date these covenants, restrictions and conditions are recorded. 4 The covenants contained herein shall not be released or waived in any respect or modified or amended during the period they are binding except by the City of Aspen, which action shall be reflected by Resolution of the City Council of the City of Aspen. 5. In any legal proceeding to enforce the provisions of these covenants, restrictions and conditions, the prevailing party shall be entitled to recover its costs and fees therein, including its reasonable attorneys fees and expert witness fees. I . IN WITNESS WHEREOF, the parties hereto have set their hands and seals this day of , 1988. COVENANTOR: THE CITY OF ASPEN, COLORADO By William L. Stirling, Mayor ATTEST: Kathryn S. Koch, City Clerk APPROVED AS TO FORM: Paul J. Taddune City Attorney COVENANTOR: Caroline McDonald Scott McDonald STATE OF COLORADO ) ) SS. County of Pitkin ) Subscribed and sworn to before me this day of , 1988, by Scott and Caroline McDonald. WITNESS MY HAND AND OFFICIAL SEAL. My commission expires: Notary Public Address apal RECORD OF PROCEEDINGS PLANNING & ZONING APRIL 26. 1988 MCDONALD CONDITIONAL USE AND SPECIAL REVIEW (CONT.) MOTION Jasmine: I would entertain a motion to recommend historic designation of this property with the dwelling unit being considered an accessory use to the restaurant operation with the intention that the dwelling unit be primarily for the use of the present owner/managers but that they would have the option to their "employees of the restaurant' and that therefore they are fulfilling the employee housing requirement although not at any particular income level and that they would have the opportunity to have caretakers or rentals in there should it be necessary for them to leave town. David: I so move. Michael: So long as there is an accessory use there that there will not be condominiumization. There should be that provision on that. David: I so amend my motion. Roger: There are other issues we should discuss. Jasmine: The other issues fall under conditional use. Steve: Yea. You could just deal with them under conditional use if you feel comfortable with the designation. Roger: I second the motion. Jasmine asked if there was-further discussion. < trhe motion is to recommend historic designation of this propert-y-Â·~ / recognizing that the dwelling is an accessory use primarily intended for the owners/managers of the restaurant who are also / the employees of the restaurant. And that therefor they are / fulfilling an employee housing requirement but not 'necessarily l at a particular income level and that they would have the right l to rent out the dwelling unit should conditions arise which make \ that necessary and that as long as the property during the period \23 this conditional use is not to be condominignized. -- - Cindy: So they have the ability to rent it out and it does not have to be rented out to an employee of the community. Jasmine: It should be rented out to a long term resident of the community. 1 PZM4.26.88 Cindy: It depends on what your intent is. Jasmine: As opposed toa-shor.t-te-rm-0 / da-vid: I think that what we are saying is by are not j / condominiumizing it, we are putting it as a dwelling unit of the / business--kind of an accessory use. And then by not putting any ~ 2 kind of lease restrictions on it they could if they were in the j off season and they close the restaurant they could rent it out I / to somebody. But basically you put it as an accessory use to the < < restaurant, it kind of ties in. C Jasmine: We could put more specifically "And specifically not) 4 intended for short term tourist use". -*- - Cindy: Is it not intended for that or is it specifically really intended that it somehow is going to provide housing without any price restriction on it to someone who is a permanent resident of the community. Jasmine: Well, the idea that generally it is going to be the people themselves living in it. And if they have to leave town and need somebody to take care of it--they aren't going to be there for a couple of months and want to rent it out, I don't think anybody sees a problem with that. Chances it would be a long term resident. They are not going to hire somebody who just comes in from Oklahoma to take care of their house. Cindy: In the guidelines it does talk about--I have worked with some condominiumization in the County out at ABC but what happened there is they didn't want to condominiumize it and let people just rent it short term or people outside of the community. They wanted to hold it as housing that would be providing housing for the permanent residents of the community. So they just said you have to be a resident of the community in order to rent this space. But being a permanent resident of the community really means having been here for 30 days and working in the community. That is all it means. Michael: What happens if they hire a cook and he comes in and they leave to California and he lives there? Cindy: If he hired him, he lives there and that is great. It would meet that criteria. Mari: I am not even sure we should specify all that stuff. I don't know why we can't just be happy that they are not going to condominiumize it and just approve the conditional use. 2 j PZM4.26.88 Michael: I agree. Jasmine: We have a motion on the floor and we do have a second. So we can certainly take a vote on it. Michael: Does your motion include_a long term permanent residentgzz-Z~ Dauid: I don't think that any of us have wanted to restrict it j any more than just saying it is an accessory use connected to the ) restaurant and won't be condominiumized. All those things cover / the short term. It is not condominiumized and can't sell it off,3 and all the other things that we see that we don' t want. - Roger: You left only one thing out and that is that by it being ijaccessory use of the restaurant that we have found that that satisfies the employee housing requirement. David: As an accessory use of the restaurant satisfies employee requirement. Steve: One of the concerns about it is the enforceability of it and the mechanism of creating this animal--this is a recommendation to the City Council who is going to take some zoning action and I think that the most pertinent question is to ask the applicants if this is something they are basically comfortable with and willing to volunteer as part of the historic designation in order to do the restaurant. Caroline: It is my understanding that saying accessory use isn' 21 limiting us to if we had to leave town and wanted somebody to stay in the place it is not limiting us to who we have, how much we charge, when it is or any of that. This statement is the criteria in saying that as long as we have conditional use we will never condominiumize the property which is totally, acceptable and understandable for us. Steve: So this action assumes that the follow up would be that ) ( at Council level, you would actually prepare a legal instrument ~/ C~ restricting the unit. ~Scott: We would present a notarized statement to that effect. ~Jasmine: So we have a motion to which the applicant has agreed.< ~ I will submit it to a vote: ~_M.l voted in favor of the motion. 3 MAJOR BUILDING MATERIALS 1.) ROOF METALI FABRAL. "GRANDRIB 3" COLOR 118 AVOCADO. 2.) SIDING 5/4" CHANNEL LAP: ROUGH SAWN NATIVE, COURSE WIDTH 9 13/16", EXPOSED CHANNEL 1 3/4" WIDE 5/8" DEEP. (STAIN WILL BE USED TO MATCH ORIGINAL WEATHERED LOGS.) 3.) TRIM: DOOR & WINDOW ROUGH SAWN NATIVE 1 1/2-2" THICK, 3"+ OR - 3\4" WIDE, RELIEF ABOVE CHANNEL LAP 1/4 - 1/2" 4.) WINDOWS: WOOD CONSTRUCTION DOUBLE HUNG MAJOR DIMENSIONS: + OR - 2" PER SCALE ELEVATION DWG.ELEV. F. WOOD MULLIONS, TRUE DIVIDED LIGHT: DIVISIONS PER REFERENCE ELEV. DWG. REV.F 5.) TERRACE DOORS: WOOD CONSTRUCTION MAJOR DIMENSION + OR = 2 1/2 PER SCALE ELEV. REV. F. TRUE DIVIDED LIGHTS, PER ELEV. DWG.REV.F 6.) DOORS: SOLID WOOD, PANNEL TYPE. 7.) GARAGE DOORS: 3 PANNEL, ROUGH BAWN PLYWOOD. 8.) OPTIONS 1- SKYLIGHTS MAY BE PLACED ANYWHERE ON FLAT ROOF SECTION. FABR RECOMMENDED FASTENER POSITIL.. FOR ROOFING SCREW FASTENER POSITIONS NAIL FASTENER POSITIONS STRONGRIB TM 374" OVERALL 37'7' OVERAI 1 , Â·.TYP 36" COVERAGE ~ ~ It = - _ 36" COVERAGE 1 - - - .U- .11 . EAVES AND ENDLAPS EAVES AND ENDLAPS - r*,'u,-~'v~LÂ»Â»4g- ... --lvu~--/Â»t-/ivÂ«_trk .-:: INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS GRANDRIB 3 m 973'." ni,FED,n I ' i .~600 OVERAI I 37*/ OVERALL ' TYP 1 h" 1 '4" TYP 36" COVERAGE I ALL SUPPORTS EAVES AND ENDLAPS 1 V TYP INTERMEDIATE SUPPORTS FABRIB T. -- w..AILL Â· -U.'-I'. ld-/49/n~n-spA<up-A~:14. W Â¥ EAVES AND ENDLAPS EAVES AND ENDLAPS INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS 21/2" X 1/2" CORRUGATED 3 0 EAVES AND ENDLAPS EAVES AND ENDLAPS ..,%.-5...~.--~-~p~9 INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS NOTE: ILLUSTRATIONS SHOW CORRECT POSITIONS ONLY - SEE FABRAL'S RECOMMENDED FASTENING SCHEDULE FOR SELECTION OF FASTENERS AND POSITIONS FOR FASTENING SIDING. 3449 Hempland Road, Lancaster, PA 17601 Phone (717) 397-2741 Route 24 West, Gridley. IL 61744 Phone (309) 747-2937 FABRAL 308 Alabama Blvd., Jackson, GA 30233 Phone (404) 775-4484 P.O. Box 58, Rt. 70 Bypass, Idabel, OK 74745 Phone(405) 286-7521 Alcan Building Products ~ Hllij Division of Alcan Aluminum Corporation ALCAN F-102 R8/86 4 11 2 <4% I g I 9421.4- 7 - r ./3. Mor/\ Â·. C--...I.--- 360 w HOQ~ 91: -3 0 Ai ~26, 6Â£4 f fht. 7~ C(01Â¢660-25 , - frf 14 R. A, i N F i cl jf o orf A /2 E }A 4-3 -b 3 1 " 4 - -<(4 03 LÂ· -R; 49 â‚¬ 5-/ MtÂ¢26 Â· 4(<r St 3' 6-3, i. 1 X r 11 1 lo 3' . f r .- c -/4'- 1- /4 Fl 1 1,11 qÂ»/ - 1 , C c * 7 *'~ C -4 4 0' 1- e-*. 1/,3 1, t. 42 -<- ( C.-t â‚¬ / / . j Â£:s. 6- c-p--w-Â· 61 r - c--2.-e PRE-APPLICATION CONFERENCE SUMMARY PROJECT: 300 0,0 , AjAM 5 2. 1-2 5-Y)? APPLICANT'S REPRESENTATIVE: REPRESENTATIVE'S PHONE: ,115- 3 74/3 OWNERS NAME: 50 ott r.,d Oft'wÂ·L, Ac 06,.,1 A SUMMARY 1. Type of Application: C,wd, fler,~l list 5,; CMPExe,.ftiok, f" Employ.e, Hovs,n) 2. Describe action/type of development being requested: A whub *MA A LIA'll 4, 01-d.CEÂ·un, orouâ€¢1 4, u~,-2.j- "J m.,LU, aU[6 4 08#Mj k#kÂ·u , ;n kdull to c o~ f , ~, ~ (rf r }.ikit 44 4* 0"fl f''t, *imj : 2,Â·d 4 ww~ut +ki e *15+In) 6003â‚¬ in}06 , WA,# it.1 '41 174 Ltd, Â»1 6478~4~ 0, '/4*il.j , wl ~r J 6 u..P~J t,k GuAâ€žfe k,6 ,4/01.4&1 1.1,.t R+e fo ,(-< PgrUD\Albâ€¢J . P#53,6/9 jppt;,) reultws '1.1 1) 6,r,quf,t,d 11,red,4.e DI-j;+. f..kin.5- 3. Areas in which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Agent Comments NPC Oh 6 6.9 1437 NIÂ°(retow,i,Â»16!u,4-14 J '44Vz coicÂ·Â·~~iJ<,pfriv,1 To fl â€žL.Lli.4 i.u,tk eD.Ji4,0.3. On F.6.19,0 PC At'Jiusj,j 04..Je,0,)M LL.Y,. Plohhin, Dff:(i .1~ ful, PLJ)6,vii L oilrm.,1 ih Cod. U..pp. inclue|â‚¬ :(l) h.pi~l,62,|'1,00 Â»til,11+7 0{ rest,vic,toje )12)t,),u.1 Nf,di ,P) por'Gn, CL;] trail, 1 se vu-â€¢ ci vikult del,vt-,51 ,(C ) Vâ‚¬hicu'Ar * pehtriah c'r,~I,hoe Ple)),pipy': 3.Wvaill Ebl}Hf<Yll) - 4.p, it Culfr)3 ing|PJi : (|lplrkh,j )Cl.)tr,jl. j(1)5<,v,â€ž hljv.fyi) 2 -4 vâ‚¬4(L|Ar/pej.CirriGE)Oh)(5)dr;lhA,Â·< 2(C)Ublrhes FicÂ£ Pl,ul,a| - t,re f v tpition t â‚¬n,â‚¬*~5Â·ellcy Sevvi,{, a.c,â‚¬jj 4. Review is: (P&Z Only) (CC/BOCC Only) ( P&Z then to CC/BOCC) 5. Public Hearing: (YES) (NO) 6. Did you tell_ applicant to submit liBt of PROPERTY OWNERS? (yESY (NO) Disclosure of Ownership: C{XES) : (NO) tAin 300 fkf-* 7. What fee was applicant requested to submit :46 Bo F yb (lenj.) 2 90(Hsj.}t 5<e~vt. )1' Alll,) 8. Anticipated date of submission: 9. 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MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Conceptual Development Review (Continued): 300 West Main Alterations and Additions DATE: April 12, 1988 PRIOR COMMITTEE ACTIONS: On February 9, 1988 HPC recommended historic landmark designation of 300 W. Main and gave conceptual development review approval subject to the conditions that: 1. The applicant shall come back to HPC with further study and clarifications of: (a) the massing, generally found acceptable, (b) softening of contemporary features of the addition, (c) elimination of the dominant character of the porch and steps on the south elevation, (d) consideration of extending the addition further east while pulling back the addition from the south, and (e) changing the roof pitches slightly; and 2. A sub-committee of the HPC consisting of Georgeann Waggaman, Charles Cunniffe and Zoe Compton will meet with the applicant prior to the next meeting to generally discuss concepts of compatible architectural design that should be considered by the applicant for the addition. The sub-committee met with the applicants on February 12, 1988. HPC reviewed revised plans to meet the conceptual review conditions of approval on February 22 and on March 8, 1988. At the March 8 meeting HPC passed a motion to extend the period during which the applicant can meet the conditions of conceptual approval by one (1) month to April 12, 1988, with direction to the applicant to study and to present revised plans concerning the elements listed below. 1. Further study the fenestration detailing, including the size and shape of glass panes on the south and east elevations of the addition. When the massing is removed, consider moving the south elevation and use of a cross gable. 2. Because there is a large mass removed, consider pitched roof types, including gable end, cross gable, hipped, and possibly partial gable ends that would improve the 1 , appearance of the balcony which is cut out of the pitched roof on the south elevation. 3. Continue to study breaking up of the massing of the east and north elevations which would be allowed now because of the removed employee unit, including the use Of characteristic log house type detailing. 4. Eliminate the staircase on the west elevation. 5. Consider the use of shake or shingle roofing to attain a small scale element consistent with the character of the original house. 6. Restudy the southwest corner of the proposed addition with special attention to the second story porch and massing. PROBLEM DISCUSSION: The applicant has submitted three alternative plans for the addition. No letter has been presented to explain the reasoning undergone to arrive at the alternatives in response to "study" areas that HPC defined; however, in general, the plans speak for themselves. Please note that the site plan has changed to push back the 2nd Street addition elevation SO that it attaches 19 feet back rather than 5 feet back from the original house. The footprint of the addition remains the same as previously presented in all other dimensions. The staircase on the west elevation has been eliminated. The three alternatives may be described as follows: Alternative A: The west and north elevations have half gable ends with 2 foot roof overhangs and face rafter molds to give the appearance of a full gable end (also with 2 foot overhangs). Flat rooflines and large shed dormers extend off from both sides of the gable ends. The shed dormer facing south extends the full width of the addition (21 feet) and has four windows that appear to be 3 1/2 feet tall). Alternative B: The west elevation has a truncated partial gable end facing west and a second floor grouping of four windows facing Main Street that appear to be 4 feet tall. Other aspects of this alternative are the same as Alternative A. Alternative C: The addition is 2 1/2 stories tall with a north-south 13/12 pitch gable end. On the south elevation there are four windows on the second story and a single window in the gable end of the top story.The north elevation has a combination of a half gable end and face rafter mold above the garage door, shed dormer looking towards Second Street, and the tall gable end. 2 - The Planning Office has the following comments about each of the alternatives proposed in light of HPC's conditions for extending the conceptual approval. In preface to our comments, we want to restate what we believe are the fundamental questions in this review: What are the special historic qualities of the existing log house that make it worth preserving? Does the addition honor as well as possible those qualities or does it substantially alter or destroy the character of the property? Alternative A is an attempt to use some partial gable ends, false face rafter mold, and large shed dormers to break up the massing of the addition. The applicant has kept the same basic two story shape and not increased the height of the addition above that of the original log house. The design follows to some extend the directive in Condition 2 in considering partial gable ends to improve the appearance of the balcony and Condition 3, breaking up the massing of the east and north elevations. The south elevation doors and windows are very nearly the same as in prior plans, failing to respond to Conditions 1 and 6. The siting of the south elevation has also not changed in response to Condition 1. Please note that four HPC members specifically stated in their comments that the consideration should be given to further pushing back the south elevation and this is stated in Condition 1 as approved. Roofing material has not changed in response to Condition 5. Alternative't shows a different composition of materials than has previously been presented, with horizontal wood siding at the rear portion of the first floor west elevation. This appears to be an attempt to break up massing and give further contrast between the new and old parts of the building. It is somewhat problematic because the adjoining alley-side wall is log. In addition, staff is concerned that for a small addition to a log house, contrasting materials may tend to disrupt the sense of scale and continuity. The second floor walls are horizontal wood siding, as previously presented. It is possible that vertical siding within the gable ends may better accentuate the gable end design and better reflect historic log house detailing. In staff's opinion, the major design improvements in Alternative A are to break up massing with the appearance of gable ends and to remove massing on the north side of the property, achieving a shorter (38' compared to 50') and less noticeable alley-side elevation and provide more parking space. However, the north view of the addition has been the least problematic in HPC's review. The south and west elevations' massing, balcony, and fenestration and the long continuous wall of the west elevation have been most troublesome to the Committee, based on the March 8 meeting discussion. 3 1 Alternative A is attractive from the point of view that the west and north elevations are broken Up into several distinct segments. Those segments are more in keeping with the scale of the original house. However, the two story wrap around addition with a flat roof continues to enfold the original house, changing the character of the property, in our opinion. The shed dormers, extending 21' on the south elevation and 18' on the east elevation, are too large for the scale of the house, out of keeping with the log house architectural style, and unsymmetrical in window placement. True-divided windows and use of simple window molding similar to that on the original house would be more appropriate fenestration treatment in our opinion. Selection of standing seam roofing material also appears to call out too boldly the number and degree of changes modernizing the old log house. Staff concludes that Alternative A is an interest' attempt to use false gable roofline detailing to break up massing while retaining the box wrap around concept. Unfortunately we cannot conclude that it adequately answers objections to the design regarding effects on the original house and the neighboring Elisha Carriage House. Alternative B is similar to Alternative A except that the partial gable end facing south is truncated in order to create the south facing window/balcony area. This roofline look is very unusual and not compatible with the types of roof on the original house, in staff's opinion. Issues noted above with regard to Alternative A also apply to Alternative B. Alternative C creates a true gable end design for the north-south portion of the addition, reaching a height to the roof peak of approximately 27 feet compared to 19 feet height for the original house. As warned by the applicant at the March 8 meeting, this 2 1/2 story design is problematic in overshadowing the original house and tending to dominate the Elisha Carriage House 5 feet to the west. The applicant has not shown a 1 1/2 story pitched roof design which may have achieved the "balance" between use of compatible roof types (including dormers to increase second floor usable space) and somewhat greater height. Staff believes that a north-south gable end roofline of the addition could relate favorably to both the existing house and the Elisha Carriage House. Slightly higher than the original log house and not as high as the Carriage House, such a roofline could be an interesting transition between the two properties. The bulk appears to be significantly greater than any option presented so far and contributes to a massing problem. Other comments pertaining to Alternative A with regard to siting choice, fenestration, and roofing materials apply to Alternative C. HPC'S ALTERNATIVES: Actions that HPC may take at this meeting 4 include: 1. Move to direct the Planning Office to draft a resolution giving conceptual approval to the 300 W. Main project (Alternatives A, B, or C) subject to specific conditions of approval directing the applicant of what must be done at final development review. 2. Move to withdraw and deny conceptual approval for the 300 W. Main project finding that the applicant has not met the conditions of the February 8, 1988 conceptual approval or the conditions of the March 8, 1988 extension of the period of conceptual development review. Staff continues to be impressed with all the hard work that the applicant has undertaken to make improvements to the project that would hopefully satisfy the Historic Preservation Committee. We believe that Alternative A is the best design so far presented. However, none of the alternatives shown respond adequately to the design challenge put forth in HPC's conditions of approval and extension, in our opinion. The project massing as relates to the original house architecture, the roof types, fenestration and effect on the Elisha Carriage House are not compatible. PLANNING OFFICE RECOMMENDATION: Staff recommends that the HPC withdraw and deny conceptual approval for the reason that the applicant has not met the conditions of conceptual and extension approvals. The applicant would still be eligible to reapply in the future with a new design. sb.300.4 5 J l/.1 -- &_ _ _ - 1 5.0' --------32'l# -LD-OUSLE COAM. 0 1 _Ekl)OF Di _12Â£_CK_ - CAU),1? : /FE/DS raNE - - - ~Til ADDITION ! REL; _ i f----2.- J --- - Bull-DIN6 1/Al F .C/APROVEMENT S - i !1 4 -8.3 ff/\ A E 4 00, 11DDE.LiNE OFFSET ' ME- 11 ,,7, 1 1 i 1 47, -- 33.6' 1 0 < /62 ALLEY 4 28\,ly- \ 7/' 1 .. 4 300 WIM' in 4 011'.tilt 1- ; 4 P |A A & R Dif 1 Intj l - _. ORIG//VAL__17-8.UCTU.RE_._____ . AllD )TION 1,2. 21.- 070Â«X 1 1 E-E 1 1. 1 1 j 11 .'1 Il . 4 . 1 ' 1 " "11 4 31 E L-14.=-!IL-JI-_11 1 & i il - ....Sh... 6.- __LIILE 11 1 1 - ============== (4-2--tu--1~ 2- p ~-- - ~ '~" - ------ -- --1- '. ---- -' -- ~22======EE:EfEEff..=.=,=-,~=,="-='===r==4 - - ~- * -1.-31 6 11 ! 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MI l,65 1 2 J e u *f j' 0 * 4 1 if, Al n 4 0 1 -- LL-411 16-4- '54,2==ZE='ILIL' L - -. - *M-IEL/ .4 .,-----/ =Â»--4--. --- . 1 i - r------Ill ----1- f-:.--5--16-----r--1 -//3.../ IL---1---JI ~. -1 ih k--Il------ --71-50-1 tr-: gÂ»~.*p--~1 ~..~ I 1 11 23--ILI - - -4,-7'-'ll I ---1 I -e-111==-3 -1; =-1- . ..-_ -- -71=tra-up 44~0371Â»i~_Lfi~ r- - --- - 1_ U - .. -- --- . 2/#y: 6,<ILD; 0. #/ .. 37.- 0* -RI:-Fri-Â·:---I DATUM Fleu#T'th - 1 4 0 f Ad -t j v f (f_- :I--7 c. /:-i r-- 7 9-72 79 Ih 1 11 . /1- - , .-1 1:!1 E! 11 ~~~ Am 1 2 1988 1 1~ lili' 1 DATE: APRIL 11, 1988 ~~~| TO: HPC FROM: SCOTT AND CAROLINE MCDONALD, 300 WEST MAIN ST., ASPEN SUBJECT: RESPONSE TO 6 ITEMS PUT FORTH TO CONSIDER BY MOTION DURING HPC MEETING MARCH 8, 1988 THE FOLLOWING ADDRESSES THE SIX MOTIONED ITEMS OF THE MARCI-1 8TH MEETING AND A SU11MARY OF APPLICANTS DESIGN CHANGES CONFORMING TO HPC DIRECTION FROM PREVIOUS MEETINGS. MARCH 8,1988 MEETING. #1 MOTION ITEM - MOVING MASSING - STUDY FENESTRATION SOUTH AND EAST ELEVATION, SIZE AND SHAPE OF GLASS PANES. APPLICANTS CONSIDERATrONS: MASSING: MOVING THE MASSING DOES NOT ACCOMMODATE THE WORKINGS OF INTERIOR; FAMILY NEEDS AND RESTAURANT REQUIREMENTS. FENESTRATION: SOUTH ELEVATION. SHED ROOF OVER GROUND FLOOR: PITCH INCREASE. RESULT: DECREASES EXPOSED WINDOW AREA AND COMPLETELY HIDES 2ND LEVEL PORCI-I. REF. OPTIONS A,B,C,D. 2ND LEVEL BLOCK OF 4 WINDOWS (2 DOORS) BROKEN UP TO 2 BLOCKS OF 3 AND 1 WINDOWS. RESULT: BREAKS UP EXPANSE OF GLASS. REF. OPT J ON A,B,C,D,. GROUND LEVEL. BLOCK OF 4 FRENCH DOORS BROKEN] LIP TO: 2 FRENCH DOORS BOUNDED BY 2 DIVIDED L IGI-IT DOUBLE HUNG WINDOWS. RESULT: GIVES IMPRESSION OF ENCLOSED PORCH. FENESTRATION EAST ELEVATION: SHED DORMER OVER 3 TRUE DIVIDED LIGHT DOUBLE HUNG WINDOWS. RESULTS: SHED DORMER ACCOMMODATES THE NEEDS OF BATHROOM AND BEDROOM WINDOWS. REF. OPTIONS A,B,C,D,. -7 #2 MOTION ITEM: STUDY PITCHED ROOF TYPES SOUTH ELEVATION. SHED ROOF PITCH OVER GROLJND LEVEL INCREASED. RESULTS: HIDING COMPLETELY BALCONY. REF. OPTION A,B,C,D,. SHED ROOF OVER 2ND LEVEL BALCONY DIFFERENT PITCH THAN WEST ELEVATION FACIA GABLE. RESULTS: FURTHER BREAKS UP SOUTH ELEVATION LESS MODERN. REF. OPTIONS A,B,D,. 2ND LEVEL GABLE ROOF WITH ATTIC DIVIDED LIGHT WINDOW. RESULTS: GIVES A VICTORIAN EFFECT, MASKS ELISHA CARRIAGE HOUSE EAST FENESTRATION, CAUSES THE ORIGINAL STRUCTURE TO BE SUBORDINATE TO THE ADDITION, DECREASES SUN TO NORTH NEIGHBORS, INCREASES MASSING ON NORTH ELEVATION. REF. OPTION C. HIP ON SOUTH ELEVATION GABLE (NOT DEPICTED) CONSIDERED BUT DEEMED TOO MODERN. #3 M01 ION ITEM - DECREASE/BREAKUP MASSING ON EAST AND NORTH ELEVATIONS. - REMOVED EMPLOYEE HOUSING. RESULTS: LESS THAN 1/3 (30%) OF THE ORIGINAL STRUCTURE IS OBSCURED FROM VIEW BY THE ADD]TION, AND THAT IS ONLY ON 1 HE ALL.EY AND ELISHA SIDES. EDGE OF FLAT ROOF N. ELEV. REDUCED TO 27 MAX SPAN. RECULTE: GIVES THE IMPRESSION THE FLAT , D r Â·1 n /7 1 '% UU 1 IS A SHED ATTACHMENI. - FACIA SABLE NORTH ELEVATION OVER GARAGE DOOR. DE- C- 1 U -' L. . I j L .J L.-' i. . (3. BREAKS UP 38' CONTINUOUS WALL IN IIALF. REF. OPTIONS A, B, C..D.. -- USE OF MATERIAL OPTIONS: USE OF 4 SIDED LOG/CLAPBOARD AND CHANNEL LAP. RESULTS: FURTHER BREAKS UP 36 WALL. MASSING. REF. OPTION D #4 MOTION ITEM - ELIMINATED STAIRCASE: WAS ELIMINATED AT 2ND HPC MEETING, MOST LIKELY NOT REQUIRED BY CODE. #5 MOTION ITEM - SHAKE OR SHINGLE ROOF: SHINGLE ROOF HAS BEEN INCORPORATED ON THE HOUSE FOR 2 OR MORE LAYERS IN 44 YEARS. THE CURRENT ROOF IS TAR PAPER (AGE UNKNOWN) AND LEAKS DUE TO THE SNOW CATCHES ON THE ORIGINAL STRUCTURE. ICE DAMS FORM UNSEAT NAILS AND BREAK SEAMS. REQURED SHOVELING (ROOF NOT TO CODE) FURTHER DAMAGES A SHINGLE OR COMPOSITE ROOF. THE ONLY LOGICAL ROOF IS METAL WHICH RESIST ENVIRONMENTAL AND SHOVELING DAMAGE,AND CONFORMS TO HPC GUIDELINES. #6 MOTION ITEM - SOUTH WEST CORNER, (COVERED ALSO BY #1 MOTION ITEM) - 2ND LEVEL WEST ELEVATION, TRUE DIVIDED LIGHT WINDOW. RESULTS: FOCAL POINT AND BREAKS UP MASSING S.W. CORNER. REF. OPTION A,B,C,D,. - WEST ELEVATION: FACIA GABLE. RESULT: FOCAL POINT AND BREAKS UP MASSING OF S.W. CORNER. REF. OPTION A,B,D,. - GROUND LEVEL WEST ELEVATION: DIVIDED LIGHT DOUBLE HUNG WINDOWS. RESULTS: FURTHER BREAKS UP MASSING OF S.W. CORNER. REF. OPTIONS A,B,C,D.. - WEST ELEVATION MATERIAL FRAMED BY FACIA GABLE. 4 SIDED LOGS, REMAINING WALL CLAPBOARD. RESULTS: BREAKS UP MASSING INFERS WES] SHED t 1- L. Hi .J ROOF WAS AN ADD ON. REF. OPTION A. - 1,1 C '2 -7 V V I.-- ---Â·. ' ELEVAT]ON CHANNE[- L.AP I NAM E D BY FAC 1 A GABLE. REMAINING WALL CLAPBOARD. RESULTS: FURTHER BREAKS UP N.1 /Â·. -Â· C.' 1 NIOÂ· I i /Â·i 1-0 -J : I '1 U : INF-E.HS WEST ELEVATION SHED (FLAT) HOOF AS AN ADD ON. REF. OPTION D. - WEST ELEVATION ALL CLAPBOARD. REF. OPTION B. OTHER ISSUES FENESTRATION: DOUBLE HUNG WINDOWS USED THROUGH OUT, MOS-[ REDUCED IN AREA, DIVIDED LIGHT AND ARE FRAMED BY SIMPLE 1 X4 MOLDING. FRENCH DOORS: DIVIDED LIGHT CONSIDERED BUT DEEMED FUNCTIONALLY INAPPROPRIATE ON SOUTH ELEVATION DUE TO EXTREME ROAD DIRT FROM MAIN STREET,AND DIFFICULTY CLEANING. bl_Ab a A-1 Ht H SOUTHERN ELEVATION REMAINS UNCHANGED JUSTIFIED GY. - ONLY SOURCE OF DIRECT SUNLIGHT EXPOSURE. - 25' DIAM. TREE LOCATED DIRECTLY IN FRONT OF OF SOUTHERN EXPOSURE LIMITING DRASFICALLY SUNL IGHI. - ADDITION IS SET BACK FROM ORIGINAL SCRUCTURE 8-(SOUTH WALL TO NORTH) AND IS BORDERED BY A 43" HIGH WALL ON THE WEST SIDE, AND THE ELISHA CARRIAGE HOUSE. - 2ND LEVEL, GLASS AREA REMAINS UNCHANGED FOR SAME REASONS AS GROUND LEVEL GLASS AND FOR PASSIVE SOLAR CONSIDERATIONS. DECEMBER 8, 1987 PRE-APPLICATION MEETING RESPONSES TO: 1. ADDITION HEIGHT LOW: (19'10' ABOVE GRADE TO RESPECT THE ELISHA CARRIAGE HOUSE FENESTRATION AND KEEP THE ADDITION SUBORDINATE TO THE ADDITION. 2. SOUTH ELEVATION SETBACK RELATIVE TO THE CABIN 8 FEET 3. MATERIAL: UTILIZE 3 OR 4 SIDED LOGS. 4. ROOFING: PRO-PANEL METAL, IN COMPLIANCE WITH HPC GUIDELINES. 5. ADDITION AREA: KEPT MODEST, LIVING AREA 2000 SO. FT. 1 f FEB. 9, 1988 MEETING RESPONSES TO: 1. REMOVED SKYLIGHTS FROM CABIN. 2. WEST SETBACK INCREASED FROM 4 TO 5' 3. SOUTH ELEVATION: SOFTEN FRONT OF ADDITION BY DECREASING 2ND LEVEL BALCONY AND BY PARTIAL COVERING WITH SHED ROOF. DECREASES THE 2ND LEVEL GLASS EXPOSURE. 4. DIFFERENTIATE THE ADDITION FROM THE CABIN BY PUSHING THE ADDITION WEST ELEVATION HALF GABLE NORTH 2' RELAT I VE TO THE CAB I NS WEST HALF GABL E - 5. NORTH ELEVATION MASSING BROKEN UP BY GABLED EAY WINDOWS AND CLAP BOARD SIDING. 6. SOUTH ELEVATION STAIRS REMOVED TO WEST ELEVATION. 7. DROPPED OPTION OF SLIDING GLASS DOORS ON SOUTH ELEVATION FOR OPTION OF FRENCH DOORS. 8. EAST ELEVATION 2ND LEVEL ADDED GABLED DORMER (LOW PITCH SIMILAR TO CABIN) TO DIFFERENTIATE THE CABIN FROM THE ADDITION, AND SUPPLY A WINDOW FOR PROPOSED EMPLOYEE HOUSING. 9. DECREASED LIVING AREA 300 SO. FT. FEB. 23, 986 MEETING RESPONSES TO: 1. NORTH ELEVATION CHANGED WINDOW FENESTRATION OPTION OF DIVIDED LIGHT WINDOWS GIVEN. WINDOWS MORE VERTICAL:. 2. EAST ELEVATION BROUGHT OUT ADDITIONS EAS1 WAL.L. 1 FT. TO DIFFERENTIATE THE. ADDITION FROM THE CABIN. LEI . 3. EAST ELEVATION, REMODELED GABLE DORMER, INCREASED GABLE PITCH, WINDOWS MORE VERTICAL . 4. CHANGED WINDOW MOLDING. 5. WEST ELEVAT I ON: STA I RS REMOVED I F OK BY CODE . 6. WEST ELEVATION: PARTIAL FACIA GABLE S.W. CORNER POINTING TOWARDS THE ALLEY. TO DISTRACT FROM FLAT ROOF. 7. WEST ELEVATION REMOVED 2 FT. OF WEST WALL AT SOUTH CORNER. REDUCE MASSING 8. WEST ELEVATION S.W. CORNER. WINDOW DEPICTED A TRUE DIVIDED LIGHT. March 21, 1988 Mr. Remo Lavagnino, Chairperson Aspen Board of Adjustment City Hall Aspen, Colorado RE: 300 W. Main St. Encroachment in Rear Yard Set-back Dear Remo, I am sending this letter to you on behalf of the Historic Preservation Committee pursuant to Section 24-9.8 of the Municipal Code, as amended by Ordinance 11 (Series of 1987. The Section reads: "The Board of Adjustment shall not take any action on a variance request for development in the H. Historic Overlay District or development affecting a Historic Landmark, without receiving a written recommendation thereon from the HPC. " The Historic Preservation Committee granted conceptual development approval for Scott and Caroline McDonald's plan to build an addition to the log house at 300 W. Main Street on February 9, 1988. Their project entails historic landmark designation of the property and the preservation of the forty year old house. HPC has held three meetings on the McDonald proposal and continues to have concerns about several design features, including fenestration, roof types and massing. Please note that it is possible that if a solution is not reached at our April 12 meeting, that the conceptual approval may expire. However, the proposed location of the addition is principally acceptable to HPC. The reason is that building an addition to the back of the original structure is more historically and architecturally compatible than any other approach considered. The McDonald's general approach is reasonable in terms of historic compatibility. We believe that the intended size and location of the addition do not necessarily overshadow the existing house or neighboring historic structures. Furthermore, the major spruce trees on the property would be threatened if development were located more to the east and south; and HPC finds those trees to make a major contribution to the historic character of the property and Main Street. Page 2, Letter to Remo Lavagnino We believe that the intention to save the historic log house presents a major difficulty for the applicants to design an addition conforming to the rear yard set-back. HPC recommends that the Board of Adjustment grant a variance for encroachment of the proposed addition resulting in a minimum rear yard set- back of 5.2 feet rather than the required 15 feet. For your information, Ordinance 42 (Series of 1987) created historic incentives including the ability of HPC to allow encroachments into set-backs and limited enlargement above the allowed FAR for historic landmarks in the R-6 and R-15 zone districts. Please be aware that HPC will be using this authority to allow variations from these requirements when it finds that such variations are more compatible for historic residential structures than would be compliance. Because the McDonald's property is in the Office zone district, HPC is unable to grant a variance; and the Board of Adjustment must decide the case. For the reasons given above, HPC would have allowed the encroachment if it had the authority to do so. Sincerely yours, %114<Tuzzi Bill Poss, Chairperson, 1 sb.300b Aspen Historic Preservation Committee . I MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: Conceptual Development Review (Continued): 300 West Main Alterations and Additions DATE: March 8, 1988 PRIOR COMMITTEE ACTIONS: On February 9, 1988 HPC recommended historic landmark designation of 300 W. Main and gave conceptual development review approval for proposed alterations and new construction subject to the conditions that: 1. The applicant shall come back to HPC with further study and clarifications of: (a) the massing, generally found accep- table, (b) softening of contemporary features of the addition, (c) elimination of the dominant character of the porch and steps on the south elevation, (d) consideration of extending the addition further east while pulling back the addition from the south, and (e) changing the roof pitches slightly; and 2. A sub-committee of the HPC consisting of Georgeann Waggaman, Charles Cunniffe and Zoe Compton Will meet with the applicant prior to the next meeting to generally discuss concepts of compatible architectural design that should be considered by the applicant for the addition. The sub- committee met with the applicants on February 12, 1988. On February 23, 1988 the applicants presented a revised plan to HPC. The purpose of that meeting was to clarify the conceptual plan approval - as the conditions required significant changes to the design first proposed - and to receive a written recommenda- tion from HPC to the Board of Adjustments. The Committee indicated that the project had generally improved, however, there were still some outstanding problems that should be resolved. Minutes of the 2/23 meeting are in this packet; and a summary of issues is presented below. HPC did not authorize the letter to the Board of Adjustments at that meeting. SUMMARY OF HISTORIC COMPATIBILITY ISSUES: Following is a summary of the issues discussed at the February 23, 1988 meeting: 1 I - 1. Siting of Addition a. Moving the addition further east toward 2nd Street risks damage to the spruce trees' root system, according to Caroline McDonald based on discussions with the Parks Director. b. The south elevation (Main St.) of the addition is set back 2' from the the existing wall to which it is attached. Some HPC members felt this off-set was inadequate to differentiate and give relief to the original house. c. The west wall of the addition (towards the Elisha property) is 5' from the Elisha carriage house (See map of block attached.) Some HPC members felt this proximity visually encroaches on the historic carriage house and the separation should be more than 5' or the addition should not extend further south than the carriage house. The addition extends approximately 24' south of the carriage as now proposed. d. The proposed addition encroaches into the north rear yard (alley) to be 5.2' from the property line. The minimum rear yard requirement is 15'. Some members believe it would be acceptable if the encroachment were increased by 2' feet in order to push the south elevation back by 2'. Some HPC members are concerned about the north elevation dominating the view of the Elisha carriage house, shading of the alley and adjacent residences, and compatibility of massing with those adjacent residences. Their position is that the encroachment should not be greater than 5.2'. 2. Character of the Proposed Main Street Porch, Staircase, and Fenestration a. HPC members indicated that the reduction in height of the 2nd floor porch railings on the south elevation, relocation of staircase to the west side of the addition, and replace- ment of the 76" high windows/french doors with somewhat smaller openings were major improvements. The directive from HPC was to "soften the contemporary features" regarding these elements. It is not clear whether the Committee was fully satisfied with the changes to either the window/door openings and type or the relocated staircase. 3. Roof Types a. The applicant was directed on February 8 to further study roof types with the concern that the flat roof and half- gable ends may not be appropriate. The applicant has argued that any other roof type besides the predominantly flat roof is impractical because the living space becomes too 2 4 , constrained. No change has occurred in the proposed roof pitches of the addition from the original submission. Some HPC members stated the rooflines proposed are acceptable, and that design changes should be focused on elements of fenestration, materials, and set-backs of elevations. Other members have expressed concern that the two story straight wall west and north elevations are out of character with the original house. Staff expressed concerns that the flat roof concept tends to enfold the original house. Gable end, cross gable, hipped roofs, dormers, and combinations of these types are more traditional and compatible, in our opinion. One suggestion from HPC was to create a small roof overhang with a partial gable end on the west elevation in order to break up the facade, follow through more with the gable end theme, and keep snow off the back stairs. 4. Window Details in the East Elevation Dormer and Along the North Elevation a. Committee members requested that a more traditional square or slightly vertical window with muntin dividers be designed for the east elevation dormer. In the new eleva- tions, a third row of panes has been added. b. The false dormers along the second floor of the north elevation were considered inappropriate. In the new elevations, larger, undecorated multi-pane windows are proposed. 5. Materials a. The applicant has considered both 3-sided logs flat to flat or square logs on the addition's first story. Some HPC members preferred the square logs; other members requested further study of materials. Further study can occur at final development review. b. The second floor walls are identified as 1" X 6" lapstrake, rough sawn "native" or cedar. It is not clear if this treatment is acceptable to HPC. c. Proposed roofing on the pitched portions of the addition and existing house is green "pro-panel. " HPC has not indicated dissatisfaction with this selection. PROBLEM DISCUSSION: Staff suggests that HPC use the above list to determine whether or not the applicants have met the conditions of your conceptual approval. After discussing procedural matters with the City Attorney's Office, we suggest the following options 3 for HPC's action at this meeting: 1. Move to direct the Planning Office to draft a resolution giving conceptual approval to the project subject to specific conditions of approval directing the applicant of what must be done at final development review. 2. Move to extend the period during which the applicant can meet the conditions of conceptual approval. The time period should be specified. 3. Move to withdraw conceptual approval for the reason that the applicant has not met the conditions of the February 8, 1988 conceptual approval. The Planning Office's recommendation at the March 8, 1988 meeting was that, if HPC agreed that there are numerous basic design issues that need to be resolved, the appropriate action is tabling. After additional meetings, including formal Committee, small group and individual sessions, there appear to still be a lot of design issues in the 300 W. Main proposal. We are pleased that some progress has been made. This project has some very special concerns because of its Main Street location. Very few projects have so many outstanding issues, over which there are so many divergent opinions by Committee members. Staff's assessment of the current proposal is as follows: - We share the concern about the effect of the addition on the Elisha carriage house in the proposed location. If the addition were pulled north by 18', to be parallel with the carriage house, a great number of design conflicts would be eliminated. However, overall, the proposed location appears appropriate given all the other locational constraints on the property. Besides, there may be modifications to the form of the structure that would reduce this conflict. - The fenestration on the south elevation is still out Of character in our opinion, although much improved. We believe this is an issue that could reasonably be resolved at final develop- ment review and not necessarily at conceptual. - The flat roof and resultant two story walls remain a critical historic compatibility problem in staff's opinion. Other roof forms - including a less steeply pitched hipped roof - may really have a profound effect on the design, helping the addition to become a handsome structure on its own and to reduce the effect of enveloping the original house. The details of fenestration and materials do not successfully solve the massing and roof form problems, in our opinion. Possibly further refinement of the elevations - including the use of partial gable ends on the west and north elevations and use of roof shingles - would make the 4 addition appear more complimentary to the existing houses's scale, form, and texture. Plans have not been proposed that demonstrate a detailed craftsman's approach similar in character to the original house. - Selection of the type of logs is an issue that staff believes can best be handled at final review, with a presentation of samples and photographs to assist in that analysis. As mentioned above, we think that the roofing material selection has special significance because the roof texture may do much to project the sense of scale of the building. PLANNING OFFICE RECOMMENDATION: Staff recommends that HPC extend the period during which the applicant can meet the conditions of conceptual approval by one (1) month to April 12, 1988, with direction to the applicant to: 1. Further study the fenestration detailing, including the size and shape of glass panes on the south and east elevations of the addition. 2. Consider pitched roof types, including gable end, cross gable, hipped, and possibly partial gable ends appearing to have shed attachments. 3. Continue to study breaking up of the massing of the east and north elevations, including the use of characteristic log house type detailing. w,>4- 4. Eliminate the staircase on the east elevation. 5. Consider the use of shake or shingle roofing to attain a small scale element consistent with the character of the original house. 6 4 1 . -~ A Dj P. * <0 . , D i \ L -1.~'O r *-) r y , ,4,-7.d~ 1,'-r..... 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Georgeann: Someone should write out the proper motion. 300 W. MAIN-CONT'D CONCEPTUAL DEVELOPMENT REVIEW Caroline McDonald: I hope we can get our letter of recommenda- tion to the BofA as we are set up for P&Z in early April. We are getting near building time. On the north side we removed the mini dormers and on the west side we extended the gable line over the stairs, we won't know if we can eliminate those stairs until the Bldg. Dept. looks at it. We moved the east section out a foot and it is really hard to mesh the addition, the east side with the original structure with just a foot out. We might be able to put some type of flashing on there to show the old from the new. We also added a dormer on the east side. On the west side we have shortened the building from 52 ft.to 32 1/2 feet. Steve's memo is still talking about the massing on the north and east side. I agree it is kind of deterrent from the original structure but there is the possibility since we are under the old ordinances that we can wipe out the employee housing. We would like to do that. If the employee housing is a deterrent from the property maybe we can get along without it. This would reduce the alley to 36 ft. instead of 50 ft. so it would just be 36 ft. on the north side. Scott McDonald: If we got rid of the employee housing we would almost look like a semi... Georgeann: So you would push the east elevation back. Bill: Is employee housing required by zoning or are they providing that on their own. Caroline: As I understand we are under the old ordinances. On the shake and the shingle, metal roofs are historically in character with log houses especially at the turn of the century. In Aspen a lot of metal roofing was used. There is no natural shed and the snow will all have to be shoveled off so ice dams will be building up and it migrates underneath the wood and destroys the wood. Metal you can walk on easier without doing damage to the shake. With the trees around the riveted metal really offers a lot more strength for falling trees on it. One 11 1 '' HPC Minutes March 8, 1988 has fallen on it already. It is a structural matter to. Personally I like the shake but it is not feasible on this house with all the flat areas. I took some other pictures of where the addition would be nestled in which is right behind the bbq pit on the Elisha carriage house. Scott: There is a carriage house and a stone wall. Steve: There are five main areas of historic compatibility issues which were raised at the last meeting that are still somewhat outstanding issues as we looked through the minutes of that meeting. The first is the siting of the addition. There was concern about the location with regard to the Main St. elevation so that it is set back far enough from Main St. Furthermore that it contrasts with the existing structure as you look at it from Main St. There is concern about how it works with regard to the Elisha carriage house because that is only 5 ft. away from where the proposed addition is to go. There are the concerns about encroachments which Caroline has again made a request that HPC direct staff to write a letter recommending the BofA to approve the encroachments for historic compatibility reasons. The second area is the character of the Main St. elevation with regard to the porches, railing and fenestration aspects. The third area are the roof types, whether they are to use a flat roof, 1/2 gable, a full gable, hipped roof, combinations there of, possibly shed roofs that are attached to sort of a 1/2 gable. The fourth area are the window detailing and particularly on the east and north elevations there is concern about how the particular dormer window worked on the Second St. elevation which is the east elevation and on the north elevation there were to be pseudo dormers and they changed that as well. The fifth area are selection of materials, logs, some kind of siding which would go on the second level and the roofing material. Thus far the committee hasn't discussed much more than the logs. In general it appears that the siding on the second floor and well as the roofing is appropriate. In my memo on page #4 I laid out three alternative actions for HPC to take today. One action would be to direct staff to draft a resolution of conceptual approval in which you could give further conditions for final development review and we can try to specify what those conditions are. The second would be to extend the period of this conceptual review where they are still trying to meet some of the extending conditions for one more month. The third would be to reconsider the motion of conceptual approval and pass another 12 Â¥ HPC Minutes March 8, 1988 motion of denial if you feel that the applicant simply can't meet the approval that was first given. Our main points are that we think that the location aspects are mainly appropriate, that they have chosen a location, with a lot of constraints on the site probably are the best. It sounds like there are some further modification on that, of pushing some elevations back further and I guess that should be clarified. In general staff feels the location will work. The fenestration details ar e important and we still have concerns about the south elevation of its visibility from Main St. and whether that kind of french door approach is appropriate, however, it seems to me that can be worked out at precise plan review, it is a detail, in general they have come a long way from when they started. We are still concerned about the flat roof and the form that results from having a flat roof that you get a very boxy structure and we feel that is a critical problem and we suggested that the roof lines be changed or that there be some further changes to the detailing on the structure that may give the appearance of the roof lines being changed. Give the appearance that perhaps there are shed attachments, gabled roofs or something of that sort so that it does start to break up the massing more effectively. We suggest in the memo that there may be an approach that even though the roof lines are not strictly compatible that because of the craftsman detailing of the addition that it does indeed stand on its own as a separate structure. Staff has not seen that approach and does not have a level of confidence that we can recommend conceptual approval at this point and further study is needed. Our recommendation is for one more attempt for further clarification, that you do extend that period subject to giving direction to the applicants on five points which are listed on page 5 of the memo. For the employee housing right now there is no requirement for when you change the use of a historic structure to a commercial use, that you provide employee housing. The new code will require that an applicant provide either on site or cash in lieu for the additional space to the standards of the minimum requirements of GMP which would be 35% of the employees gener- ated. We have suggested to the applicants because the intent has been set up clearly by the P&Z and Council that they do think that there should be some mitigation of impacts by the applicants for an historic project. It would be reasonable for them as an inducement to get designation at this time to follow through with the project to attack it in that way. Meet the intent of the new regulations. It certainly is attractive reducing the size of the structure. Employee housing mitigation is strongly suggested because that is the direction for the new code. Bill: When is the new code going to be adopted. 13 T . HPC Minutes March 8, 1988 Steve: May at the earliest. Steve: They do not have to provide employee housing. Fred Gannett: Which is assuming that they get all their approvals prior to the adoption of the new code. Anything that is in progress there is no vested interest. So if for some reason the process of approval is delayed they become subject to the new codes as adopted. Steve: We are suggesting that there ought to be some rap on this conceptual approval because we have already had today the third meeting and it would seem cleaner for the Committee to give a real clear direction to the applicants. Fred: One of the things Steve brought to our attention in fairness to the Board, staff and applicant when you drag out the conceptual approval process three or four times you are putting a strain on everybody. If you get it no closer to either approval or denial it becomes a point of time when it is wasting peoples other time. We are recommending that in terms of conceptual approval you give specific instructions to the applicant with the understanding that they either live up to them or if they can't meet them it dissipates, its over. At some point in time you have got to say to an applicant you can't come back next week. If you can't improve on these areas we aren't going to consider approval. We are recommending you as the Board to determine the areas that you find critical and if you aren't satisfied with the proposal as indicated then highlight those specific areas with instructions as to what you expect and then give the applicant another crack at it but if they aren't able to come back with something that meets then at some point in time you are going to have to say this application is going to have to be shelved. Patricia: How many employee units are there. Scott: Two essentially, or rather one large bedroom. We feel we could meet all your needs right there in massing. Since we began this thing, we have to live in our little area and if something has to give it has to be employee housing, it isn't going to be us otherwise it is not worthwhile for us to build. Steve continually refers to the north side massing and the flat roof back there so it seems a logical alternative to us. Zoe: I have given a lot of consideration to this project because we have spent extra hours together and in fairness to you I am going to make my recommendations as to what I think would be required for this project and then I was going to say that you can meet those requirements and the project can continue. That is basically what you are saying. I have never gone right 14 , HPC Minutes March 8, 1988 through the list and agreed with the Planning Office's recommen- dations. This has come a long way since you have started and with a little more-* sensitivity to 2 few areas that- you will be able to achieve what you are after. The employee housing is a wonderful contribution although I feel like in terms of this project it does increase the massing considerably and this has been one of the big issue all along. Two of the main concerns to be: #1 further study including the size and shape of glass panes on the south and east elevations of the addition. On the Mai n St. side I feel like that there, actually in this project period I feel there should be no large expanses of glass in this project, they should be true divided lights'' french doors, no large expanses of glass should overlook Main St. #2 The flat roof i- not...in character<with the existing house so that should be a tonsiderat:Lon to a slightly pitched roof, something with a' gable.*#nd/or hipped,-something to cause it not to be so flat. go stark. To me the character of the Main St. side of the house is just as important as the Second St. elevation. They should look similar, the new addition should look very similar to that. Metal seamed roofs are actually not historical, tin roofs are but 4-you couldn't even put a tin roof on. Scott: The Berko Bldg. has a tin roof on that is 90 yrs. old. Caroline: The propanel here is ribbed. Zoe: That is not historical and is not in character with the house and is not in keeping with the historical building next to it. I don't know what the rule is on a tin roof but this house was built in the 40' s and a roof that would be put on that house would be a shake roof or would be a tin roof. It would not be a seamed metal roof like this and it would not be a color. The roof has to be changed and considered. Bill: A lot of what you are considering is what staff is recommending. Patricia: Where is the stairway on the west elevation. Scott: It will almost likely be gone. The only reason it was there was for the code. If it doesn' t have to be there by code we will dispense with it. Patricia: I have one main concern the large expanse of clear , pane'glass rather than divided light. - Caroline: Main St. is so dirty and when you have to clean those little panes all the time. Main St. is a dust cloud. 15 ' 1 " ' HPC Minutes March 8, 1988 Augie: In general I agree with what the Planning Office said. I'm concerned with the massingand~thershapes:of the addition relative to the building and to-the ' Elisha*house. I have mentioned that time and time again. We are doing a dis-service - to the Elisha house with some,of the additiBns and also'-to the existing structure. The only comment I have is that it seems like we are trying to put.Arlotâ€¢of -'things on this site all of a sudden; we are having a single family. residencel~*: Potential restalgant-and noww*employee housing. That might be contributing to the problem. Bill: That is a valid point. Charles: I don't think the project has come very far at all since the first meeting. There have been a lot of very good suggestions offered to break up the massing of the building and I think the applicant has refused to listen to most of them and has continually come back with the same project, designed the same way and keeps sitting here wondering why we don't approve it. The main issue is thev, massing and the location is probably the most appropriateÂ· on the site. The mass,i,pg: continues to not change even though everyone has voiced one way or another an opinion about that being inappropriate. The effect,on the Elisha house seems to be real negative and that is something that the* applicant doesn't seem to be real concerned with. A trade off in employee housing; that isn't even in our jurisdiction. With its location on Main Street, historic significance and importance to the community, you are doing a disservice to yourselves, to the project, to the Elisha house and to the community to not do something else with this property other than what you are proposing. Scott: I do have some window options here. Bill: The elimination of employee housing would help somewhat with the mass, it would give them the ability to slide it forward which would be more sympathetic to the Elisha house. Scott: That couldn't happen as you only have 21 ft. outside dimension and if you start sliding things around what are you going to do here. Bill: I was thinking of the back. Steve: It could be that it would give different massing alternatives for the roof. Scott: It would be a< possibility.- 16 , HPC Minutes March 8, 1988 Georgeann: If we got rid of the employee housing I would..like to#see this+section pulled further back which would relieve some of Jthe.â€¢over whelmingness. compared to the Elisha house. Bill: Some slide up and some slide back which would give relief to the south elevation and still allow some relief to east. Scott: If you start sliding it back the garage is in here and I need direct access to the restaurant. Steve: I agree with Charles that employee housing is not the purview of this Committee but simply a question of massing. If you are to make a presentation to say we are eliminating a portion of this structure or eliminating one of the uses that allows you to do certain things that may make the massing more presentable, more acceptable to the Committee I think that is all this Committee is concerned about. As far as the historic compatibility issue go from what I hear of the HPC's concerns it is not so much as this elevation, this elevation to some extent the whole wall. There might be alternatives presented that might restructure some of those elevations that show a problem. Scott: Here is the Elisha outline and if you move this back we are already in a tavef,% thisis a retaining wall. If we have to give up something of a resemblance of decent living then it isn't worth while doing. Put yourself in our shoes. Caroline: There is over 61% of the property open space. Scott: There is 6100 sq. ft. and there would be more. I'd love to build up but I didn't get a good consensus on everyone saying it's OK to build up because everyone is worried about the carriage house. Steve: We are worried about the carriage house but to not say that if there are other trade offs that you might get a little more height. Scott: A little bit of height isn't going to buy us anything other than higher rooms. I've already sunk this thing down and the living area starts six-inches below grade. We are way down here in the alley. We have 21 ft. on Main St. Zoe: It is not the space it is the exterior design. Scott: Take a look at the new drawings and envision without the stairs. 17 HPC Minutes March 8, 1988 Bill: Everybody is having a problem withÂ·*'th-as:fla~prh Zoe: And the way it drops off in the front. Had you come today and that been changed I think you would have had approval. Scott: It is changedp by*2* ft: At the last meeting I had four action items and I went up before everyone at that meeting and I reviewed those. Everyone was OK on it. I come back and new things are generated because new people are here, what are you going to do, is that fair. Zoe: The same people are here. Caroline: Zoe you were not here at the last meeting. Scott: First of all to have quorums that make decisions and then you come back and things are changed. I do have an issue here. Caroline: We're back to square one. Fred: Escentialy the staff memo says you have conceptual approval subject to a realignment of the house in five areas and that the realignment is going to be subject to the Boards approval. That doesn't matter from a legal point whether the entire Board changed. The persons you are coming back to to seek approval are the Board as it exists on the date you come back. Scott: Is this a federal guideline. Fred: This is a City Board. Scott: I don't understand the fairness in that as it bounces us against the wall. Caroline: The massing of the roof was not brought up at all at the meeting last time. We had four things that were brought up and we addressed all of those today. Zoe: It was brought up at the first meeting and visually it has not changed since the first meeting. Caroline: It has changed immensely. Nick: Why don't we stop and start over and get a consensus of how we stand. Fred: A quorum exists and they are entitled to take action. The action they take may not be the action you like but they are saying the project cannot go on forever out of fairness to you 18 I I HPC Minutes March 8, 1988 and fairness to them. They would like to get a consensus of those issues so that they can say to you unless it is changed you will not get approval. Scott: That is fine but the problem is next week, two weeks from now there will be different people here and those people have different ideas and we go to what they say and that is what happened from the last time. The last time we met all the requirements and they changed their minds now and we' re bounced against the wall. Fred: Try and take into consideration what is being said. Scott: How can we when people change their minds. Caroline: To salvage this we have to go in front of P&Z in early April. If we take what the Board wants us to do, another conceptual, we're back to stage one as far as I can tell. Bill: I'm trying to find that out from the Board. Everybody has a problem with the massing. Scott: If we don't get this thing in time it doesn't matter. If I don't have the building window I don't want to embark upon this project. Bill: Thetalternative,~*come back for demoliâ€¢Lon review and der a neM=bull@Aeg. Scott: I would like a statement from HPC on their policies from minutes from meeting to meeting. Steve: You have to appreciate that there is some sensitivity in Kathy' s attempt to get the minutes out accurately and quickly as possible and the Planning Office's attempts to write a 5 page memo to summarize what the comments were that I heard using the minutes in part and using the notes that I took because we are sensitive to the issue that there is a change in cast of characters on HPC. We want all the members to be cognizant Of what the discussion has been and yes massing was an issue at the last meeting. Scott: That is right and it was the conclusion that we move these buildings out to separate the old from the new. I would like to know if we met the requirements of the last meeting before we go on. Bill: We are trying to get a feeling of.the flatoroof'and the 'massing of the' back. Then I'll try to get into the windows, stairway, front doors, south elevation. 19 . I r HPC Minutes March 8, 1988 Bill: The Committee agrees that the massing of the flat roof needs to be studied more. If the employee housing would help you do that then there may be the ability for you to restudy the roof shapes and be more sympathetic to some other issues that might come up. C. Georgeannu In fairness at the last meeting the massing was ~discussed and my thoughts were to have a gable end facing the ~south in order to have some fenestration there and extend the ~roofline etc. etc. however, I also made a motion to have Scott and Caroline McDonald study the pitched roof designs suggested by Steve. That motion didn't carry. I do in fairness think that we *hould have shot him down more absolutely earlier on the massing. We keep mentioning it but we've never said if you don't change the flat roof you can't have it. We've let them go a long way through two meetings with the massing this way. In a way Scott does have a point there and I would also agree that Scott has been reluctant to show us any alterations to it which we have asked. At the last meeting we discussed trying to push it back and pull it away from the Elisha house in a number of occasions. Scott: We did it push it back 2 ft. from the roof and then we pushed it back another 1 1/2 ft. Bill: We still have a problem with the massing and the employee housing may give you the ability to change that somewhat. Scott: To do that I need to know how far up I can go. Bill: That isn't in our purview to design it for you. Scott: I know it isn't for you to design but you do have constraints on viewplane, what it will do to the carriage house fenestration on the side from Main St. If you answer all those essentially you are telling me what I can do, where I can put it. You know that #1 you don't want to block out the fenestration from Main St. #2 you don't want to have to insubordinate the original structure so that has something to do with it to. Steve: There is no way that the Committee should give you specific instruction on height. Scott: I'm not asking for that, I'm asking for specifics on what you will allow as far as viewplane and everything else. Within that formula, within that envelope, I can put something in there. I can't put something in there when somebody say arbitrarily well no that does not work. 20 HPC Minutes March 8, 1988 Fred: This is a review board not a design committee. Either . you as a designer or your architect must do. Scott: What are the review standards. Fred: The review standards are set forth in the code and you can read them as well as anybody else. Scott: Wrong, we meet the standards by the code. Fred: It is not the duty of the Board to try to provide you an explanation, their duty is to review what you have provided to them to see whether it comports based on their consensus with the city ordinances. Scott: Steve says one thing and HPC says another. I'm asking on height restrictions, you put it on the Hotel Jerome and Elli's. Bill: That is in the code. Zoe: The compatibility to your neighbors and what is across the street and what you are attaching it to are considerations of this Board. At the first meeting I stated that the restaurant idea was an excellent one and this building is significant to Aspen, Colo. and is in a prestigious spot because it is next door to one of the most famous homes here. If this gets historical designation the roof ?should not be metal and I also think you need an architect as the design is not appropriate and in character with Main St. There should be no metal or clad showing from the street and too much glass dilutes the house itself. It crowds the Elisha house just a little too much; it is too different from the Main house and there is too much of a contrast to the Main house; it should be more compatible and possibly a little more of a pitch to the roof; more of a traditional line. This is our third meeting and I had to say the same thing again. Charles: I agree with Zoe and at the meeting we emphasized the importance of those issues; of the massing of the building, the â€¢ flat.roof.being .inappropriate; the way the addition was handled and fundamentally this application has not changed since day one. Scott: We are locked into area. Zoe: You can get good looks with having the same amount of space. Scott: This is what I want from you, how high can I go. I can do 30 ft. 21 . 1, HPC Minutes March 8, 1988 Zoe: It is very possible with a different design that roof height would be appropriate. You have to have a good design. Scott: Since the fenestration of the carriage house is so close it going to be compromised. Augie: In the last meeting the minutes states: either further away from the Elisha carriage house and you can go up as high as the code will allow you as long as you give some space between you and the Elisha carriage house. Or move it back so that at least you arejn-the.,same plane....and you can keep the same elevation.-We.'re .not limi,ting~zou to the height that you-arâ‚¬ allowed to go by code ~'02 rd judt~baying*that youj,have to -give somainapect-to tie-ElishalouseÂ·*next door -which -has la..do Â·with - ,maaniffet<Of -thâ‚¬ entin building. Scott: #1 What our minimum needs are for this project to go. #2 Where are the building lines, we have set those out pretty straight because of the trees and everything else. We are locked in to the back and to the side. We may not even get the 5 ft. offset from the Board of Adjustment. Those are the foundations of doing the building. The other one is tteight.limitation.. There was no bottom line drawn at the last meeting. The whole front roof is entirely different. Zoe: I think you should go up in height and it ought to be in balance and in keeping and in character with next door. Caroline: Do you really want something sticking up here in front of the Elisha carriage house. Nick: I would like to see what it would look like. Caroline: Do we have time enough to make this before P&Z in April or should we just bag the whole thing. G#orgeaRK: I do not-ew,think we should make,â€¢this-building-11Â¥ghe?- as q it VITT=M-r"b-onflict with the-Elisha carriage house. I would like to see this addition pushed backÂ° alittle-bit furtheF. The south elevation moved back more so the pitch of the roof is in line with the pitch of the front of the Elisha house. In that case at 5 ft. away I don't think this long expanse is a con- sideration. We have a huge tree and other things for the eyes to see as they go by. We are making the massing more of a problem because we look at all four sides of it. It would be terrific if we could get rid of the employee housing. That would solve the problem of massing on the rear and it also preserves more of the original log cabin. 22 HPC Minutes March 8, 1988 Bill: Please be specific that when you take the employee housing off you may not want to see that flat wall. Georgeann: We would have to push it back. Minimizing of the roof shapes not getting into more complicated pitches which distract the eye even more is a good solution. On the south e. - elevation the -addition should go back even further-so the planes - from the-old roof' to'theanew-roofÂ° shbuld be at leasr of' a 4Â·Â·Â· ft * offset so t}YME thâ‚¬ point-where* the southloof, meets Â·Â·the flat-roof*.,. is on the same plane as the frEnt #11 Erthe#0 carria*ge house.. So that with only a five foot separation between the two buildings you will have the least impact possible of the flat section of their roof giving them maximum square footage inside, maximum feeling of space, minimum impact on the Elisha house. We will get 4wfairly minimal structure on*litalri-St:7 thittway. On the Second,*St. Â·side I believe by eliminating employee housing and moving the facade Amore or.less as he has presente4-it. moving t.;*atJfacade*<west as far as he goes to- eliminate the employee housing would be a tremendous improvement on the massing. With both of those things moved back they will virtually keep the same square footage they have now, they would loose maybe two feet out of their livingroom and the kitchen. We have tried to give you a gap of two feet but that is not just acceptable from the Board. That would be a simpler version than a wholea bunch lof pitches. They have something fairly livable here and I don't find =.those. two story walls are much impact., Zoe: The expanses of glass on Main St. if that little section were true divided light it would be a more appealing design from Main St. Georgeann: Do you want the windows smaller. Zoe: No, if they were just true divided light and down below it they were french doors with divided lights. The flat part of the roof when it goes up, the porch. Bill: The low part, the balcony. Scott: It is modern. MOTION: Bill: In light of the massing that could be removed by the employee housing I would entertain a motion that would following the Planning Offices recommendation: We extend the period in which the applicant can meet the conditions of the conceptual approval by one month to April 12, 1988 with the direction to the applicant: #1 by moving the massing to further study the fenestration detailing including the size and shape of the glass panes on the south and east elevation of the addition. #2 Because there is a large mass removed that you study pitched 23 I . et--,~ HPC Minutes March 8, 1988 roof types including gable ends, cross gables, or hip or partial gable ends that ,would fix the. balcony-on-the front thalis just mit -out-.of_thi kilghg,1,=p. of &,n the south-elevation,- Maybe a gable would open that up and it would increase your view somewhat. #3 Continue to study the breaking up of the massing of the eastaild-north elevations which would be allowed now because of that removed employee housing unit including the use of characteristic log house detailing. #4 We could eliminate the staircase on the west elevation. #5 That you consider the use of shake or shingle roofing to attain a small scale element consistent with the character of the original house. To include in this motion under #1 is that when the massing is removed if we could move the south elevation back and possible use a cross gable I think you can incorporate a balcony there a little more compatible with this type of structure. Scott: At what height. Bill: The identify of the log house is important and the identity of the Elisha carriage house is important so some where between there is some compatibility. Now that the massing has changed at this meeting and you can pull it back maybe some more height of a hipped roof is appropriate and will still allow views to the Elisha house. Bill: Maybe you don't get a balcony and make two dormers. Scott: When you have a cross gable here this thing would extend back. Bill: There might be some other roof shapes. Scott: We have looked at other things and they all compromise floor area and that is the bottom line. Bill: Only you can make that decision. Scott: You haven't reviewed the fenestration that I supplied on the window types. Bill: That style of option A is more in character. MOTION: Charles made the motion that Bill entertained. Georgeann second the motion. Scott: I need a clarification. Zoe: You have on page 5 the staff recommendations. The front porch is the #6 item and needs to be strongly considered and 24 4. . HPC Minutes March 8, 1988 changed in order to get approval from this Board. The Main St. elevation, the second story. Charles: The southwest corner. Scott: What do you take issue on with the front porch. Zoe: The way the roof comes down and the hole and the way the glass is that whole section. That whole section looks like a garage addition. Bill: The whole Board feels that way. Scott: Does anyone take issue on the area of glass that I have there. I'm taking light. Charles: We are saying that there is too much continuous glass area for the size and scale in proportion to the other windows. Scott: That isn't what I asked, that's continuous. I said area. Zoe: Too much expanse of glass. Scott: If we don't have sun I don't want to build this thing. Zoe: You have two windows that are in character. Zoe: We have been specific, it is 1 thru 6. Bill: We can't be specific on the 70 sq. ft. of glass. If you would follow more of the traditional window opening site. AMENDED MOTION: Charles: I want to amend the motion to make sure we add #6 which is to restudy the south west corner to consider different roof pitches and fenestration on the second level. Georgeann second the motion. All favored. Motion carries. Nick: A good solid metal roof would be to their advantage as there are a lot of catch places. It would be acceptable if it had the appropriate color. Scott: I wouldn't build it if I didn't have a metal roof. Fred: One of the comments you have made is I won't build this if I don't get it. 25 . HPC Minutes March 8, 1988 Scott: That's right. Fred: You may not get this. You got direction from the Board and they will tell you at the next meeting whether or not they are going to approve your plans as submitted. Whether you choose to accept this approval or not is your responsibility. I don't want the Board to feel intimidated. MOTION: Bill: We voted on the amendment and now we need to vote on the motion. All favored. Motion carries. Adjourn: 5:15 p.m. Kathy Strickland Deputy City Clerk 26 HPC MINUTES February 23, 1988 MONITORING PROJECTS Georgeann: The guidelines are in the process and they should be printed within another week. We will be under our budget. 300 W. MAIN ALTERATIONS-CONCEPTUAL DEVELOPMENT REVIEW Caroline McDonald: We have explored all plausible avenues. The main reason why we are locked into the airspace that we are in: There is a 15 foot set back from the alley that is required and we have to go in front of the Board of Adjustment to have a variance for a five foot setback. If we don't get this the project can't work. This is a duplex zoned lot that affords 6500 sq. ft. by code and we have a 3500 sq. ft. usage. We are leaving more than half of the lot for open space on Main and Second St. Bill Ness stated that he feels we need a six foot off-set from the dripline not,-Â· to disturb#the.roots of the treel and any excavation would disturb the trees. Blue spruce have very shallow roots and they spread out considerably. The height at the first meeting was critical and minimum blockage from the carriage house was essential. You didn' t want a higher roof elevation over the log cabin blocking the Elisha carriage house characteristics. These were reasonable demands and we don't want to block the sun to our neighbors to the north either. Expansion to the east toward Second St. we again have the dripline problem from our largest spruce tree that is 125 ft. tall. We have eliminated a skylight. Pushing the southern exposure back on the addition would knock us down to 1200 sq. ft. of living space and that is unacceptable. Assuming the B of A would go with a 2ft. alley setback vs. the required 15 ft. setback is pushing it. 5 ft. I think is all we can ask for mainly because we have the existing nonconforming shed. On the Main St. or the southside we reduced "the glass look on th#- second floor by using wooden french floors further broken in half with a balcony railing. The roof hasr a two foot horizontal offset. The deck has been reduced and replaced with a low sloping roof. The stairs exit to the west and we will need a variance for that. Going to the east side of Second Street the addition of a large dormer sets off the old from the new and breaks the roof line. The North side, alley side, the massing has been broken by the addition of gabled bay windows and horizontal siding. Bill Drueding: Do you have a parking plan. Caroline: We have off street parking. 3 HPC MINUTES February 23, 1988 Bill Drueding: It is one parking space per any additional bedrooms. Scott: We have four bedrooms so it would only be one more space. Charlie: Is the setback to the Elisha house conforming again. Scott: Yes. Charlie: So you are only asking for the alley. Caroline: 1700 sq. ft. Charlie: For clarification: You have french doors on the new addition to a deck and the second floor is a recessed deck on a slanted roof. Are those doors or windows onto the deck. Scott: Those are doors into the deck and the stairs go down the west side behind the carriage house. Steve: This is the first time that staff has had a chance to look at these except for the south elevations. I'm not sure that they have met all of the concerns that were made by the Com- mittee. Bill: What is the procedure now. Steve: We are trying to create something to give another motion of conceptual approval that is more definitive. I would hope that this meeting will go in the direction of general comments about the design concept and perhaps it would take one more meeting to get to that point. Bill: What are the other concerns that were issues before since not all the other members are here we must represent that. Steve: I usually make it a policy that reviews the submittal to the Planning Office with sufficient time for us to review them then come back to the Committee. In this case it didn't work out that way because there was an attempt to have a sub-committee involved and the timing was such that the McDonalds are anxious to get going with this project. I would hope that whatever results from this meeting would be something that the McDonald could work with; then make a submittal that would be timely so that we then could do a formal evaluation for the next meeting. Charlie: I had made the motion at the last meeting that we designate the structure historical provided however upon the approval of the addition, otherwise they didn't want it desig- 4 HPC MINUTES February 23, 1988 nated and the motion is conditional upon the Boards approval of the addition. We need to review the addition as best as possible. If we can approve it today they would move forward. Georgeann: We may or may not be able to make a final approval today but I do think it would be valid to get the Boards reaction to the changes so that they will have something to work on. I don't think we have to wait for a memo from Steve. Bill: I would prefer more documentation on an approval because it is quite lengthy and costly to them. I think we can give them direction but if we could have everything documented by the next meeting it would be appropriate. Steve: The Committee should look at the motion Georgeann made at the last meeting and find out if clarifications of the .massing; the softening of the features; the elimination of*the .dominant character of the porch and steps; the consideration of the additions location both the east elevation and the south elevation and the roof pitches. If you are comfortable with this I would think that you would want to make specific reference to these plans and give conceptual approval. Bill: Scott will you summarize the materials. Scott: The two basic materials are the lapstrake and 8 3/4 by 8 3/4 timbers for the log structure. The idea is to have this a natural finish and let it weather for a few years and then put a sealer on it to match the original structure. The window trim would be an off-white stain. A very simple color scheme. The stairs would be out of 3 by 12 timber and a wrought iron railing. The roof is green pro-panel and the flat section is tar-gravel. We wish to have sky lights only on the flat section of the roof just to allow light into the rooms inside and the maximum height above the tar and gravel will only be about six inches. Bill: I'd be concerned that a six inch curve might not be high enough for leaking water. Scott: I'm confident with the sealers. Charlie: What is the railing on the south elevation. Scott: It would be wrought iron also. Charlie: What are the windows on the first floor. Scott: They are divided one pane windows. It is difficult to get the four panel thermal panes. 5 HPC MINUTES February 23, 1988 Bill: Georgeann will you report from the sub-committees work. Georgeann: The sub-committee was divided between making the 'materials on the addition similar or different. Scott has kept the colors the same. The view from the Main St. elevation is pretty much what the Committee was comfortable with, that it was a quieter elevation then what was presented the first time. We looked at changing the addition out in different directions and felt comfortable with this one. The back elevation: we talked about having a sloping roof but after talking with Scott there i sn' t a real i good : way to do that and he wants..to-wkeep the,* straight back but/he stillttkied-to*incorporate the gables, visuall*to break Â·lt up because we were concerned-with the look of that back-elevation. We also talked about the windows. Answering Charlie's question of divided lights we talked about dividing the windows to keep the feeling with the old building but dividing them into a larger pattern so that it again would look like a new part to the old building. In most cases Scott has followed the suggestions of the sub-committee and in some areas we just left without things being completely resolved and hopefully we can resolve them today. Charlie: On the first floor the logs are three sided and curved round. Scott: No they are four sided. Georgeann: Is this the new logs or the existing. Charlie: The new. Georgeann: We talked about three possibilities: one to have them exactly like the old, two sided; or we thought if he did it with the four sided and straighten sided logs that it would have a little bit of a different look and he has also incorporated some of the lapstrake. I wanted the squared off logs, Zoe wanted it exactly like the original and Charles wanted it to be cedar siding or something. Scott: I'd prefer the stud wall on top. Steve: I'd like to look at the square logs to get a sense of what they actually look like. Georgeann: The thought was to separate the old from the new. Some architectural comments: I like what he has done on the Main Street elevation. I like what he has done on Second Street except I'm wondering if the new part could be pulled out just even a foot or our classic two feet to separate that longness. Whether it goes in or out I'm not concerned with. 6 HPC MINUTES February 23, 1988 Scott: It would be better out because of the finishing problems associated with going in. Georgeann: I think the gable is fine but it seems like an awfully long gable but it is the pitch Â· of the roof next right next to it on the existing building. I find that the horizontal' windows look out of keeping with the rest of the building. I would make them all larger windows in the dormer so they would have more of the proportions of the other windows. The west elevation is fine. The alley elevation while it is a tremendous improvement over before, I still don't like the resolution there. I like you bringing in the two different materials because I can understand you wanting to keep it a flat plain. The two different materials does visually lower the line of the building but the pseudo-gables that are just plastered on there I don ' t know..that is a boxed out window. I'm just not sure if that elevation is resolved in my mind. Bill: It is an improvement over what we have seen before. I agree on the dormer and the window should be more square and a little more vertical than horizontal. On the North elevation which is the alley elevation I feel the dormers are not really dormers and it is really a "look". It would be better if you had windows more in keeping like the west elevation. My approval would be conditional on studying the materials more at the final submission. Augie: One thing that troubles me is the relationship of the w addition on the west to the Elisha coach house. That is a significant piece of Aspen. We are putting on an addition and not respecting it. We are going way too far out in front of it and too .close to Â· it at the same time. I could live with either having to build the addition back even with it so that it relates to it or further away.from it. What you have done is a tremen- dous improvement over the last time. To touch on what Georgeann talked about on the east elevation it would be nice to have some differentiation of really what is the existing building and what is the addition. The roof being in one plain you kind of loose the building. I would agree with Bill that they either need to be dormers which means to move the roof and give it a pitched roof or just put in square windows. Caroline: If you look on the alley side the front part of the original cabin on the north side is set back a little. Bill: Could you indicate where the Elisha carriage house is on the site plan. 7 HPC MINUTES February 23, 1988 Scott: The Elisha carriage house is about another ten feet up, With four feet it lines up perfectly with the eaves. Georgeann: If we could push the addition back another two feet..but unfortunately he needs that space and he doesn't think he can get it from the Board of Adjustment. I certainly would like you to try. Steve: The Elisha carriage house is five feet from the west property line. Georgeann: So the two buildings are five feet apart. I would like to be able to push Scott's addition further back. Steve: There is a role of HPC to make a recommendation to the Board of Adjustment. 015 I Bill Drueding: The Board_ of AdJustment can't give a variance unless HPC has OK'ed it as historically designated first and a written recommendation. Bill: Have the owners of the Elisha house been notified of how close they are building to the carriage house. Steve: There has been no notification. Steve: In the last memo staff comments hit heavily on the roof pitches in the sense of keeping the scale of the different portions of the structure both the length and to some extent the fenestration as well. The design concept with utilizing fairly significant two story flat-*walls is really not an acceptable and compatible design. On the south elevation a two foot separation between the two pitches really doesn't accomplish much. If that is the 12 x 12 pitch it could be continuous and it would be the same but then I would like to see some kind of gable end to it rather than come to a flat wall to the.east. Dormers could be used to break up the massing on the alley side. Roxanne: Hip roofs=were used extensively and a low hip may fit with this, some kind of pitch instead of the< flatroof, Dormers are not appropriate with the era or the log cabin style. I am speaking of the north elevation, the alley side. Charlie: Are the stairs on the western elevation within the five foot space. Scott: Yes and we would need a variance. Charlie: On the north elevation I like the attempt to get light in there and make it a good living space especially since 8 HPC MINUTES February 23, 1988 you are now coming close to your neighbor. The wall is cut very interesting in detail and makes it look like a house and not an addition that is stuck onto a restaurant. On materials I'm not' so sure going to a four sided log won't give you a kind of warehouse look; maybe a three sided log with a soft curve would match the other rounded part of the log and soften the look. I think they would be so uniform that you could distinguish the old from the new and yet get the log cabin feel. By the time you put lx6 siding on the second floor and an 8 foot square heavy log on the first floor that it is going to look too commercial and not residential. The new windows toward the Elisha house should be a true divided light as the esthetics would be considerably better than the window chosen with a plastic mullion. I know the expense is greater but in keeping with the theme of the original house the overall effect will be greater and more pleasing. Bill: You can get insulated true divided lights. Charlie: In your attempt to protect the visual part of the i Elisha carriage house and the gable, you can find your ability to change architecturally what a lot of people would like to see with possibly one solution of a small overhang for your fire- escape; put a small roof line on so that when you saw it, it looked like this was the original house and then there was a shed roof line put over it. That may be more variance than you would be allowed. If it were long enough it would probably function to keep the.Bnow off of the back stairs which won't get a lot of light. Georgeann: In our motion I would like them to try get the addition pushed back another two feet from Main Street. I would like them to try and go to the Board of Adjustment and see if they can get that. HPC should strongly recommend it. A four foot setback would be much better than a two foot setback and it would break the roofs more and protect the Elisha carriage house. I hear Roxanne's and Steve's comments on other roofs but in the practical limitation of their living spacd we can live-with this kind of roof line. Charlie: I think we should consider there is a neighbor to the north that deals with that alley and there is going to be a large 9- addition and it is going to run almost the length of the lot, two A -ov 4 ' N,ija< full stories, flat wall and I think it is going to shade that area quite a bit and I think that five feet will be asking a lot of that property owner. If I were living there and somebody said they were coming back an additional ten feet with a two story wall I wouldn't be pleased. Georgeann: On the internal plan part of that is an overhang on the first floor of the southside. I'm trying to determine if 9 HPC MINUTES February 23, 1988 there is a way we could push it back another foot without having to push it back to the rear. Scott: I did push it back two feet on the second floor. We have ten foot wide bedrooms and when you start pushing on that the rooms are getting too small. Georgeann: As I recall you were going to have an overhang and a sidewalk and possibly that could be a little more shallow. Scott: There is a two foot overhang built in there now. Georgeann: I know you want that for shade but is that a possibility to shallow that a little bit which would make the break between the old and new stronger. I was trying to look and see if there was anyway to satisfy people; Charlie doesn't thing we should encroach on the alley more and that is a valid consideration and some of the other people felt that the new and the old building should offset further than two feet. Steve stated that 2 ft. would hardly have an impact. Georgeann: So no one else is concerned about the offset but me. Augie: I 'm not-concerned; about the offset with regard to the old building, I'm'*concerned with the offset in.regard to. the *carriage house. I think 2 ft. is enough if you are looking at the building as it is but because of the neighbor next door that is my concern. Georgeann: They have a right to build to the building point but if they can build out to within five feet of the carriage house you would like it to be pushed back a little further. Augie: Either further away from the Elisha carriage house or further back if they are going to keep it that close to the Elisha house. Bill: I'd like to have a motion. Steve: My thoughts are to have a gable end facing the south in order to have some fenestration there and extend the roof line over to it and have dormers along the alleyway so that you have more of a deep orientation of this whole gable roof line. If it went up a little higher than the original house I wouldn't think that would be a problem. Scott: The only problem is it starts to use our square footage and we can't loose anymore. 10 HPC MINUTES February 23, 1988 Georgeann: That to me just makes the addition more dominant and' more busy. We are trying to simplify and make it quiet so the old part of the structure stands out. Steve: It takes away the boxiness of it which to me starts to enfold the original house. MOTION: Georgeann: I would like to make a motion to have Scott and Caroline McDonald to study the pitched roof design suggested by Steve Burstein. No second. Motion dies. Charlie: At this point I feel we should ask the applicants to review our comments and return. MOTION: Charlie: I move that we designate the structure to be historical provided the addition is approved by the Board in its entirety both architecturally and with materials. The applicants are to review the last meetings minutes as well as this meetings minutes to review the Boards comments. Augie second the motion. All approved. Motion carries. Steve: For clarification would that motion then deal with designation rather than conceptual. Charlie: I'm providing that they are still designated provided the addition is approved by the Board both architecturally and with the use of materials. Steve: There are two steps, designation and conceptual. Would you then need the applicants to come back for further clarifica- tion of their conceptual proposal or is that done. Charlie: I'm trying to keep the designation effective for them provided that the addition is approved by the Board. This is a continuation from the last meeting because we were not satisfied with what was brought before us. The Board is rather splintered on all this and we are very vague except that we want them to come back for more approval. Bill: We have had quite a few comments but we just aren't quite there yet. Caroline: Can I get a written recommendation to go to the Board of Adjustment. Georgeann: I don't think you can until we all are satisfied with the design. 11 HPC MINUTES February 23, 1988 Scott: I agree with you on the dormer. I would like larger windows on the dormer and I would prefer not to use the gables in the alley elevation. I will pull the employees living quarters out a little bit to off- set the roof. Bill: I agree with Georgeann if you could move it back a few feet on the west we would take a look at it. Scott: I'm in favor but Caroline talked to the Board of Adjustment and it has to be a hardship. Georgeann: At that point we could write a letter stating we recommend this so strongly that we are creating a hardship for you by asking you to push it back those extra feet. Steve: I would like to suggest that before we schedule the next meeting that the applicants do have something that we can put into the packet. Caroline: Can we go ahead and try for that two feet from the Board of Adjustment Bill. Bill: You don't have approval from us yet. Caroline: If it doesn't work we will have the either or pushing it back the other way. We have to go with a complete set of plans. Georgeann: I think you have to have our approval regardless. Steve: We need to talk about that as there is some interpreta- tion in the code. Bill: Caroline, work it out with Steve and see what can be done. MINOR DEVELOPMENT-513 W. BLEEKER, BARNETT HOUSE-PORCH ALTERATIONS Welton Anderson: The latest set of plans approved had some inconsistencies primarily on the west side of the building. The elevation shows a porch and the plans show no porch. The porch was not continuous along the east facade of the building, it turned back in then urned in again and then there is a gable over the french doors. When Hamilton got approval the porch was on those plan. The second set of drawings were somewhat schematic and it was not really clear, in any case on the east side making this a continuous porch is going to make for a much "happier" east elevation. The west elevation showed a porch in 12 HPC MINUTES February 23, 1988 elevation but no porch in the plans so the solution to that is, the ridge goes down and it looks like a porch had been cut off. We would continue the ridge down to its natural termination gives you about a 5 ft. porch on that side. That porch tends to break it up. Charlie: Is that porch lower or the same level? Welton: It would be a continuous porch on three sides. The west elevation would have gables over the french doors and the windows would stay the same. Charlie: What does that do to the setbacks? Welton: The HPC code allows for setbacks to be varied for historic designated structures. This is also a request that the setback be varied by 6 inches. Bill: Are there any other changes? Welton: East side porches at south and north extended due to kitchen ceiling not working inside. Siding and roofing was replaced. Windows were replaced. The windows are colored glass vs. new windows with leaded beveled glass. Optional roof peak was not done. The west porch has changed; french doors are in place as originally approved, not as amended on 9-22-87. Current flashing is cooper and the drawings say flashing was metal. Copper is metal and copper will fade and turn brown. We can treat the copper to age immediately. Georgeann: I'm wondering if this house should even have historic designation. Steve: The house has changed a great deal and the only original portion of the house is the front of the house and even it has changed. I think that it is a house that still has some significance. Charlie: This house has been changed extensively especially within the last two years particularly in the front. Georgeann: I think it ought to go to a notable or be a #5. Steve: Either it is designated or it is not. Charlie: There is such a large expanse of straight line that I almost feel the porch should come around. I don't know if it really needs to infringe, whether it is six inches, on the property line in as much as whether the house is historic or not. 13 HPC MINUTES February 23, 1988 Whether the porch is 4 1/2" or 5" the house has gone through so many changes. Welton: There are two reasons for approving the 6 inch encroachment: one, 6 inches is not noticeable; by making this less than five feet we're recreating or reproducing the same kind of why did they do it this way rationale of the front. Another reason would be the geometry of the ridge. Charlie: Six inches is not very much but it is becoming an issue with our historic buildings and this particular building had a bay window and then it appeared that there was a granting of the west wall being moved out to the length of the bay which still allowed for a porch but now it's moved out beyond the length of the bay and moved out to the building line at the back. It is now one wall that runs the whole length of the west side. It seems to be a continuous manipulation of what had been approved. The setback sort of says that is where your building should end. What happens if the front porch is extended; is there a setback variance needed for that? Welton: I don't believe so. Bill: Basically you are asking for approval of the additions to the porch on both sides. The other question that has been raised is whether there have been enough changes to this structure to whether designation is still viable. The Committee approved many of these changes before; how far does the Committee go before it feels that the house has been changed. There are two issues: do we want to approve this; do we want to restudy the designation. MOTION: Augie: I'll make a motion that we approve the amended changes to the Barnett residence at 513 W. Bleeker as presented by Welton Anderson. Georgeann second the motion. Bill: Could we amend that motion to include that any other changes be brought to us before they are constructed. Bill: Do we need to add that the setback will be encroached in the motion. Steve: It should be stated in motion. AMENDED: Augie: I would like to amend the motion to include that he is allowed to extend his setback by 6 inches. 14 HPC MINUTES February 23, 1988 Georgeann second the amended motion. All favored. Motion carries. MOTION: Georgeann: I would like to make a motion that HPC restudy historical designation of the Barnett residence. No second. Motion dies for lack of a second. Bill: Could we get a set of updated drawings as the house is being constructed now. 334 W. HALLAM-PRE-APPLICATION, HISTORIC DESIGNATION AND DEMOLITION OF CARRIAGE HOUSE Bill Poss stepped down. Trisha Harris: This is a proposal for 334 W. Hallam St. on the corner of 3rd and Hallam Streets. This addresses 3 key objec- tives: historic designation of the property; demolition of portions of the main residence and the carriage house; additions to the main residence and a new development for the carriage house. The structure was built in the 1880's. The important historic factors of the house are the ornamentation, trim and architecture of the silver mining era prevalent in the 1880's throughout Aspen and the victorian essence of the structure with the steep pitched roofs. The fish scale ornamentation and bay window that faces south which is Hallam Street are the essence of the property of an historic nature. Georgeann: Could you tell us of the recent changes. Trisha: The gables were original and the map of 1904, the Sandborn map, indicates them. The gable that runs north and south along Third St. is original also. The shed roofs on the east and west elevation are additions. We went under the crawl space and there was no foundation, just floor joice resting on dirt. The basic house, the L shaped crossed gabled roofs are shown throughout history. The house is significant in architec- ture and social history. It is associated with Eugene Wilder who was one of the founding partners of the Aspen Lumber Co. back in the 1880's. It was his house at that time. It is also sig- nificant socially as inside it is an example of traditional family living at that time. Mainly we would like to demolish the rooflines where you can read the old additions, this would include that part of the building north of the main north-south gable and north of the east-west cross-gable. On the new east elevation we emphasized the gable vernacular. We would then have to rebuild and we would like to 15 HPC MINUTES February 23, 1988 reuse the existing foundation under this portion of the house. The addition to the house would be to the north side of the house which we feel is more compatible with the structure and would increase the size of the house. We would do different roof lines that were more in keeping with the main residential structure. We also propose to demolish the existing carriage house. We have looked at reusing the carriage house but the structural engineer stated that this structure is unsound. The roof will not support a 75 lb. snow load and the foundation underneath will not support the loads that are needed. The floor structure on the second floor is inadequate also. Right now this carriage house is not habitated by anybody. Georgeann: Was it used for habitation. Trisha: It was remodeled in 1965. Steve: I believe it was remodeled to add a bathroom. Trisha: It was remodeled to be used as an art studio. Trisha: We have a 9,000 sq. ft. lot and that qualifies us for duplex zoning so we want it to be habitable. We are proposing putting two bedrooms and a garage in the structure to make it a true carriage house. We would essentially be rebuilding the whole structure again. The third phase would be additions to the existing structure. We are also taking an advantage of an incentive to add more square footage to this house which is not normally used except with historic designation. With that we added a green house on the east side. We are doing that as a transparent addition not a closed in addition. The greenhouse is not making a big impact on the house. The clients wish to enlarge the kitchen and dining area more so with that we added the greenhouse. With the main residence we are going to restore all the ornamen- tation along the south side around the bay window. We are working with the State Historic Preservation on how to restore all of this ornamentation. We are also keeping the fenestration to the historical look as far as the double hung windows through- out the addition. We will maintain the same size. Our new carriage house proposal encompasses two bedrooms, kitchen, dining room and also an enclosed garage. Right now parking is difficult so we are proposing the one car garage. You would go in off of Third St. into the new driveway to the garage. There would still be room for two or three more cars in the driveway. So we are taking a lot off of the parking off the street. We are maintaining the same roof line as the original, 16 HPC MINUTES February 23, 1988 the 12 by 12 pitch but we are lowering the height of the ridge to make it seem what it is a supplemental building to the main residence. We want the main residence to read as the primary structure of the property. We are coming out onto Third St. to the limits of the property line with a front porch. Steve: The Sandborn's map shows the footprints of an addition in the same location but it notes that it is a one story. The key issues that we pointed our are the carriage house demolition since it is an original structure. The carriage house had been moved. Trisha: The carriage house had been moved from the far northwest corner. Steve: The other concerns are pointed out in the memo. Roxanne: We had talked about the very large birch which would ~4 have to be removed with the addition of the greenhouse that matches the one on the exact opposite of the facade. Trisha: It is the cottonwood tree that is very close to the house. Steve: Since this is a national register caliber property alterations should be to that same standard. If you agree with that we may review it a little more strictly. Trisha: It is not designated but rated #4. It was considered by the National Register but it is not on. Steve: It was considered eligible but the owner chose not to. Georgeann: I think it was rated #4 because of all the changes in the car port etc. Charlie: With all the changes why do you want designation other than perhaps to encroach on the setbacks. I feel there is going to be so little left after demolishing one of the structures and replacing it with something considerably different. It' s basically not what I think we are after for this particular property which I think is very attractive in its present state and had a great deal of impact to the west end community. Augie: I think while I understand the structural problems with the carriage house that I feel there is probably a way to save it. I would rather see the windows more of what the existing windows were. I don't have a problem with you removing some of the additions that were added onto but again if you are going to add back on I tend to agree with Charlie about the historic 17 HPC MINUTES February 23, 1988 designation part. With your proposed coach house vs. what was there if for some reason I did go along with demolition which right now I probably would strongly not, I think the proposed coach house looks too much like a "house" and not like a coach house and I think it would detract from the main structure. Georgeann: I agree with Augie on the carriage house, you have turned it into a charming little doll house but it could be restored or rebuilt in a way to make it look like a carriage house that had been created as a living quarters. You have a main house that is a very simple house. What you are putting on with the greenhouse, with all the extra windows and gables you are getting carried away with your victorian detailing. If you would consider the original west wall that is very simple and it work well. I think we that many changes we would be reluctant to designation but there might be a way to simplify things so that the main house still remains the important feature. Augie: Are you going to continue national designation. Trisha: Not at this time. In regards to the carriage house we are maintaining the exact same lines that are there right now. The west elevation we are maintaining the same roof lines and just making some modifications to it. Georgeann: We are not uncomfortable about the garage. Again you are turning this into a little house and it is going to look like two houses on the lot. Maybe you don't want to end up with the elaborate windows and porches so it still becomes the carriage house feeling. Augie: I like the U shaped driveway but I doubt if you will be able to do that as it is two curb cuts. Charlie: This house is 2900 sq. ft. and is going to 4900 sq. ft. Georgeann: You are overwhelming the house. Trisha: You are saying we are totally changing the house and I don't think we are. Charlie: You are leaving so little of it; the additions are so great and so grand to it that it is totally changing the nature of the house. I like what you are doing and feel all the elements will come together but it is not in historic keeping of what is there. We would rather see what is there kept there with minor modifications. Roxanne: This was a working man's home not an elaborate house. 18 I 4 HPC MINUTES February 23, 1988 Charlie: We have that in all our houses, people come here and would rather have an elaborate victorian. Steve: I would encourage them going in the direction of designation as it is an asset to the City. It is a fine house. Georgeann: If the additions were simplified and made quiet so that the original house would dominate then you might be able to get designation even national designation. I'm a little leery of the greenhouse; that again is overwhelming the whole thing. Steve: One thought maybe if the greenhouse was on the addition part and not on the original house it would be more acceptable. Georgeann: Also if it wasn't curved and made a little quieter. A more simple greenhouse. Augie: I don't have a problem with the location of the greenhouse because you can tell what is new and what is old as long as you don't change the windows and doors that are on the old. Georgeann: That tree near the greenhouse is very critical. Pushing the greenhouse back partly whether it still stays partly on the old or all on the new will be one way to save the tree. The tree then buffers the view of the greenhouse from the street. Trisha: The tree is a very old tree and questionable as to whether it was as stable as some of the other trees. Charlie: The Parks Dept. will core it and see if it is a healthy tree. MOTION: Georgeann: I move to approve the minutes of Feb. 9, 1988 and April 14, 1988. Augie second the motion. All favored. Motion carries. 5:00 Adjourn 19 I. 1 14 6 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Steve Burstein, Planning Office RE: 300 W. Main Historic Designation and conceptual Development Review for Addition DATE: February 9, 1988 -*41,3 LOCATION: 300 W. Main Street, Lots Q, R, and S of Block 44, Townsite and City of Aspen. ZONING: 0 - Office zone district. APPLICANT'S REQUEST: Scott and Caroline McDonald request historic designation of the subj ect property and conceptual development review to build an addition of approximately 2,600 square feet wrapped around the north and west walls of the existing log house. Minor changes to the original log house are also proposed, including re-roofing with "pro-panel" standing seam metal roof, adding skylights on the east and south sides of the roo f, and partial enclosure with glass of the west porch entrance. SITE, AREA AND BULK CHARACTERISTICS: Lot Area: 9,000 square feet Existing House Floor Area: 1,280 square feet Proposed Addition Floor Area: 2,600 square feet Proposed Total Floor Area: 3,880 square feet Maximum Allowed Floor Area: 6,750 square feet Existing Site Coverage: 1,280 square feet (14%) Proposed Total Site Coverage: 2,928 square feet (33%) Proposed Min. Allowed Front Yard Setback (south side): 42.8 ft. 10 ft. Rear Yard Setback (north side): 45i-2 ft, 15 ft. Sideyard Setback (west side): 4-ft. 5 ft. Sideyard Setback (east side): 26 ft. 6.6 ft. PROCEDURE FOR PROJECT REVIEW: At this meeting the applicants are requesting HPC' s recommendation for historic designation and conceptual development approval. The applicant' s next step is review by the Planning and Zoning Commission to obtain their recommendation on historic designation. City Council would then 1 1 , hold first and second readings (two meetings) of an ordinance to accomplish historic landmark designation. Conditional Use review and GMP exemption for commercial expansion of historic landmarks (under new code) would then be held by P&Z for the restaurant use. The conditional use and GMP exemption are only eligible to properties that are designated historic landmarks; therefore, that application must follow designation. GMP exemption for employee housing would lastly be reviewed by Council. PRIOR HPC CONSIDERATION: On December 8, 1987 HPC held a pre- application meeting with the McDonalds to discuss interest in historic designation of the log house and concepts for design of the addition. HPC expressed considerable interest in historic designation. There was no interest by the Committee in moving the log house on the property in order give more space for the proposed addition. HPC was not in favor of locating the addition any further towards Main Street than the existing house. Speci al concerns of the HPC for the design of the addition included: saving the trees and the current Main Street and Second Street views of the original house, design of the addition to distin- guish the old from the new and respect the identity of the 01 d, keep the height of the addition in relation to the existing house so to not dwarf it, and possible encroachment on the identity of the Elisha House carriage house. PROBLEM DISCUSSION: Standards for historic designation are stated in Section 24-9.3 (a) of the Municipal Code. The development review standards are stated in Section 24-9.4 (d) of the Municipal Code. Following are the Planning Office's comments in response to both sets of standards: 1. Standard: The structure or site is commonly identified with a person or an event of historical signi ficance to the cultural, social or political history of Aspen, the State of Colorado, or the United States. Response: The applicants researched Assessor' s records and concluded that the original structure on the site was built prior to 1893 and torn down some time between 1930 and 1940. This house was built around 1944. There is no documentation that the house or site has significant historical association. 2. Standard: The structure reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: The house is one of the only log structures remaining in Aspen, along with the cabins at 205 S. Third Street and 527 W. Main Street. While it is newer than these other two cabins, it is in a more prominent location and setting. Log construction with chinking, the cross gable roof, and the square windows with small panes are typical of the Pioneer (1850-193 O ' s) and Rustic (post 1940) styles now rare in Aspen. In 1885, prior 2 to sawmills in Aspen, virtually all buildings were log construe- tion. The Inventory of Historic Sites and Structures in 1980 considered the log house to possess distinctive characteristics of "type, style of architecture, and construction" and to be "a noteworthy surviving example of a style becoming rare in the locale or is identified with a street scene or other landscape." The fact that it was built so recently (1944) makes historic landmark status dubious. However, given the structure's unique status, we feel we can support the viewpoint that it meets this criteria of architectural significance. 3. Standard: The structure embodies the distinguishing character- istics of a significant or unique architectural type or specimen. Response: The log house embodies the characteristics of the rustic residential building type, which is identified in the "Historic District and Historic Landmark Development Guidelines" as an historic architectural style in Aspen. 4. Standard: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: It is unlikely that a house of this type was designed by an architect. The applicants' research indicates that Leo "Pope" Rowland, an old-time Aspenite and the brother of "Red" Rowland, was the primary builder of the house. John Parsons, a mason who did work through the Valley, is credited with building the stone fireplace and chimney. The stonework in particular is outstanding; and it may be that Mr. Parsons' work did influence other use of moss rock in and around Aspen. No research has been done to confirm this. 5. Standard: The structure or site is a significant component of a historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The log house is considered visually contributing to the Main Street Historic District, according to the 1980 Historic Inventory. The major spruce trees on the site have a special, rustic character that contributes a sense of maturity, permanence and visual relief from buildings on Main Street. 6. Standard: The structure or site is critical to the preserva- tion of the character of the Aspen community because of its relationship in terms of size, location, and architectural similarity to other structures or sites of historical or archi- tectural importance. Response: The log house has a certain prominence in the community because of its visibility on Main Street, in staff's opinion. 3 Conceptual Development Review Standards: 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel. Response: Alterations to the existing structure thus far identified in the conceptual application include adding sky- lights, replacing the roof with a standing seam metal roof, and partial enclosure of the front porch. The "Historic District and Historic Landmark Development Guidelines" address concepts of compatibility applicable to these proposed alterations. Guideline VI.F.1 advises property owners to generally "avoid adding inappropriate features such as new skylights unless their appearance is concealed from principal views. They should avoid being placed on any portion of the roof that faces the street. Skylights should be mounted flush with the roof to avoid altering the lines of the roof." We recommend that the skylights shown on the east side (facing 2nd Street) and on the old portion of the roof on the west side which would be visible from Main Street be deleted from the design. Standing seam metal roofs are generally considered appropriate on historic houses, as noted in Guideline VI.F.3. According to Scott Carpenter, this house has a number of old layers of asphalt roofing. It could be argued that wood shake roofing would also be complimentary to the rustic character of the house. Guideline VI .I. states "Enclosing of porches is a common way to gain space and energy savings, but should be approached carefully to maintain the appearance of transparency." It is difficult to envision the porch enclosure and the manner in which glass might butt up to the vertical logs supporting the porch. A more clear representation of this detail will be needed at final develop- ment review. The proposed 2,600 square foot addition raise concerns Of location, massing, size, roof types, window and door patterns, and materials as these features effect the original house and adjacent parcels in the Main Street Historic District. These concerns have obviously received a great deal of thought from the applicant, and we find that there are clearly several ways of assessing the design challenges posed by the addition. The applicant's locational concept is to wrap the addition around two sides of the existing house to rear. By so doing, the Main Street and Second Street elevations remain visible and unaltered - although flanked with new construction. Variances for sideyard and rearyard setbacks are also needed because of the tight area remaining in the northwest corner of the property proposed for development. Guidelines VI.B.1 and 4 address spacing of historic structures and additions thereto, as follows: 4 1. "The visual pattern along the street should be maintained. Additions to existing structures should be set back from the facade so that the visual pattern of the spacing of struc- tures along the street is maintained." 4. "...Additions should not be designed so that they obscure the size or shape of the house..." Because the structure is on a corner, the visual impacts from both Main Street and Second Street must be considered. Even the rear facade of the original house is important because it can be seen from Main Street; and that particular view strongly influen- ces the perception of the house's modest size. Unfortunately, the long straight walls of the addition (22' of wall along Main Street, 52' feet along the western border and 50' along the alley) tend to obscure the size and shape of the original house, in our opinion. All of these dimensions are greater than the corresponding elevation elements of the old house. Particularly when continuous rooflines are run, or there is a flat roof, the addition envelopes the original small house. Reducing the scale of the addition, and giving it a clearer distinction from the original house are necessary to better meet the design challenge for this project. Guidelines from Chapter VI.F. on rooflines relevant to this project include: 1. "The existing roof type and pitch should be maintained. Additions should attempt to use the same roof type and pitch as the original structure..." The applicant has attempted to keep the roofline low (generally not exceeding 19'10") and no higher than the original house through use of a combination of flat and one-sided pitched roofs. The objective was also to minimize the reduction of vicwplanc for the Elisha carriage house less than four feet from the back wall Of the proposed addition. The original log house roofline consists of 12/12 (approximately) cross gables. This feature defines the relatively small scale of the house and is typical of the rustic architectural style. The long (approximately 42' length) one-sided pitch on the south elevation disrupts the scale of the original house, as seen frc= Main Street. The rectangular quality of flat roofs dominate the west and north elevations and create a scale of wall very different from the original house, in our opinion, perhaps eliminating one of the qualities of the building that is most attractive. The continuation of the roof on the east elevation seems to work well because it is separated by a cross gable. If the design could incorporate the same pitch of gables, with cross gables and dormers, perhaps zhis would be the single most 5 important improvement to enhance compatibility in staff's opinion. Some of the design concepts employed by the Sardy House Annex and Elk Mountain Lodge may be applicable. Even if the ridge line extends slightly higher than the 18' now proposed, it would seem to be a more appropriate design theme. One of the likely results is a reduction in usable floor area on the second floor. Windows and doors in new construction are addressed in Guidelines VII.E.1, as stated: 1. "Use windows and doors of similar size and proportion to those historically seen in Aspen...Contemporary interpreta- tions may be considered if they are used in limited numbers as accents." Most windows on the addition have not yet been depicted because the interior layout has not been determined. When designing those windows, the size and shape should be mainly consistent with the windows on the original structure. Skylights on the addition may also be appropriate. The principal openings shown are the 6.5' by 12' french or sliding doors on the south elevation. The first floor set of doors appear to be practical and appropriate. The large inset and large area of glass on the second floor appears quite out of character and should be further studied. An applicable guideline on materials is Guideline VI.J.1., "Match materials as closely as possible,...pay(ing) particular attention to the scale..." The applicant proposes to use logs with chinking and rough sawn paneling. This treatment appears primarily appropriate. At final development review the type and finish of logs and the extent of the rough sawn paneling should be looked at in detail. - 2. Stanriarrl e The proposed_development_reflects_and_ls-consistent with the character of the neighborhood of the parcel proposed for development. Response: The log addition is unique within the neighbor- hood, given that there are no such log structures this size. We are concerned that the size and massing of the addition be appropriate, as discussed above under compatibility with the historic structure. The addition does further limit views of the Elisha House carriage house back wall; however, we believe that the height is so far below the key architectural detail on the wall - the upper window and surrounding moulding - that its effect is acceptable. We are concerned that the mere four foot separation between the back wall of the addition and the carriage house tends to crowd its neighbor to the west. If possible, further separation between the buildings is desireable. At a minimum, we believe that the 5 foot setback should be respected. 6 I Â¥ Refinement in the design of the straight wall and roof line of the north elevation (alley-side) should occur so to improve this face to the residential neighborhood. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or adjacent parcels. Response: The proposed addition does not adversely effect the cultural value of the original log house. If successfully designed and used for a restaurant as intended, it can be argued that the cultural value is enhanced because then more people can enjoy the house. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: Staff finds that the addition as presently designed does detract significantly from the architectural integrity of the original log house. For this reason we suggest that HPC consider the alternatives discussed below in response to this request. ALTERNATIVES: Actions that HPC may take include: 1. Grant conceptual approval for the proposal as presented. 2. Grant conceptual approval for the proposal subject to condi- tions that clarifications are made at final development review pertaining to massing, rooflines, fenestration, and materials. 3. Table conceptual approval until the applicant returns with further-study-and--other--design-concepts--regarding--massing, --- rooflines,3-fenestration. 4. Deny conceptual approval for reasons that the size of the addition and various design concepts are inappropriate on this site. Direction may be given to the applicant to consider: a. Reducing the size of the addition. b. Moving the house in a southeast direction on the parcel and building a smaller addition within setbacks and/or constructing a separate structure minimizing design conflicts. The dilemma in designing a substantial addition to a small house on a corner lot is that the original house is not large enough to "hide" the addition and all sides are visible from public rights- of-way. Staff suggests the approach that with certain changes to 7 the proposal, an acceptable design can be achieved. The appli- cants' effort to retain the log house and construct an addition that is modest in size relative to the maximum bulk allowed by zoning is laudable, in our opinion. The alternatives of moving the house forward on the property or building a detached struc- ture in the southeast quadrant of the property entail significant disruption of the site and possibly undermining the structure's stability. The approach of moving the building was not acceptable to HPC at the pre-application meeting. We believe that tabling action is most appropriate to allow the applicant to respond with design changes. RECOMMENDATION: The Planning Office recommends to HPC to table the requested historic designation and conceptual development review of 300 W. Main Street with directions to the applicants to consider the following changes to the project: 1. Deletion of skylights on the east side and on the old portion of the roof on the north side of the house. 2. Roof types should consist of primarily gable end and cross gables at a similar pitch to that on the existing house and dormers rather than one-sided pitch and flat roofs. Height should still be kept low enough to not overshadow the original house nor obstruct views of the Elisha House carriage house, with particu- lar concern for the carriage house's second level window and surrounding trim. 3. The massing of the addition's south elevation (Main Street), west elevation, and north elevation (alley) should be further broken up to achieve a scale of elements similar to the scale of the existing log house. The east elevation (Second Street) of the addition is in an appropriate scale to the original. 4. The second floor 6.5' by 12' french or sliding doors and the insel- fuL these duuib should be changed so to create a pattern that is more in keeping with the style and scale of the original log house. 5. The addition should be located no less than 5 feet from the eastern property line. 6 -3 fh _2N-~,I+OVAj - r ~/CA-j ~ sb.30Ow.main - )~44,4 d y ,~)~Dva fh h 351'y'J 6vt spgr f,c,lf, s,f tw, tont#,7 vt#/Y'.1 L,d'vy'j e~VA?Fi~M ~UÂ¥'0 ~~ji\Avirl P~,112'J~-T) C P k' 5 i il / p W I ) hj e,sfy, 0,444, 2 (}- rill b. ck /I,1 4 in Â·P'. ( Atn,)0) f i tul cl'.,6 21\) 8 Al,\744 040@~11 kej,ru co. A & t,00 'f:W â‚¬,e,Dv,)| 1-q Df ( 4 'Â·'~01/LAi - U i & 6 J 4 6 1 1 9 jo~,10 1/F & I - jAN 1 2 APPLICATION FOR HISTORIC PRESERVATION COMMITTEE DEVELOPMENT REVIEW Applicant's Name and Address: 526-et//24'03 (~,4â‚¬22,4/0 286 Dew,4/,h j 300Â· UOes-/ A?,9,4' 1 /fs.pet (Lo/0. 12Â·14:~/ -2_ Proof of Ownership: ~re,02,)86 ~DEE-b CbrÂ¥ . /9 13/7- Statement of Applicant's Interest in Property if not owner: Property Address, Legal Description and Name: 2Â£30 UUâ‚¬K / /101/9,4/, 76 Lot K 99 1 Le /1 0 ; R E , Type of Review (Minor or Significant) = Cid:7047<~d,f,0 71 Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage (if applicable), height, building materials and ~illumina- tion-- dohivtrt.Actiok J el f 7-Lor, <Dm Â·9 Z.rk-i L; U.JUd:, A*'j; 1/104& /9774<NED -TO 7/le 02,6/A.14Â£- 4-â‚¬u c.7(A,?13& \1)prf RA}D Sout/9'</DES./u'260 CoNSJ,-uel:-e,v. L, 4-que, Aftee nk 22,00 91Â·U. Pte- MA#/9 REE<,i)BA)(6 4,.53 EMP/r.wee Nous,A,-6,. T-Wa- C,be,4, Kind 1 1 l Strwalute d./A// Re- Lti,Â£,2-Ec> At A REUAL-4,20*17.- Roof L,AjE= ELE-u,31-16.,1 -fer tht- ADD,T,/QU WA// +1117-cH Tme Ef,67/KI6 57/20(.7-1,1,222 ADD e.4. lib' CArn,e-grock, 3 .1 1 ~06/aitic %/4/1// RE &REE#j METilt -PAA\EL Pre-24#182" Ft/2 gof/-1 St-rue-hArts D Statement of the Effect of the Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the structure)=OFFSE-2 OP= 7-Ha ,Ack.L',60/U REL/+1, da 5-0 7/'t= 02/4/NOL 9+11.1,\a- U.P.El \Diti.-F U)/11, A-/JATHE M#7-CH,AJA rhP- RAr,/ L, Aies 0 t# 61 'drAnjq Â»Â«, c:#e ..i+. A L i de.rk. l e,. A lu n +N a- A RCH,7-2<3 Tu 2.- L INTE.68,79 oP TNE. 0/2, 6,*36,4 9-24*764 ea .Tite k AND 7-f-NE. t-103Â§25Ur Aol A,rf: o,J AREA Does Nel- DE.TRACI Ff?GM TUE AREN }-7-13<Iu.eAL Q.NARACTER oP T H E K) iE 16/4 13.6,2 #tocib . THE Et #ST, Ar 6, 1 -bâ‚¬ {ACS -t r E E & E~ hA .,1 R E-Ae ar i f Any other City Approvals needed by Afflicant, such as encroach- ment licence, GMP or Special Review: /I â‚¬<, 4 4,* c e /44, 6 -/8 2 5~7*,4- A. 2 IK) DEct(c> Pluau7 REL)ifla ~Piouast 2-, NE -7/4,?EE SYED ': ,._ L teem Â¢â€¢eâ€¢,Wed Des,4/9014443 .CIL#Cou,bc: l i)25;er,ic-JaskJ . L/AJE--OMESTE-p / SB.APP P + 7< e o M D , T- i e A) 8 L LA a . REQUEST FOR HISTORICAL DESIGNATION REQUESTORS: SCOTT AND CAROLINE MCDONALD PROPERTY: LOG HOVER 0 300 W. MAIN ST. BLOCK 44 LOTS Q, RAS. REFERENCE: ATTACHED CHRONOLOGICAL HISTORY FOR 300 W. MAIN ST. HOUSE CONSTRUCTION ON 300 W. MAIN WAS COMPLETED IN 1944, SIX YEARS SHORT OF THE 50 YEAR. REOUIRENTNT. r -1 7/ 7-1 c'Trn-IC-,rpT-DI,i -A 11,11: 0-t. J.I. .., i. l..1Â·., I.,<-,Ii. S MERIT HISTORICAL DESIGNATION FOR THE FOLLOWING REASONS: 1 . THE HOUSE IS THE ONLY PROMINENT SIJRVIVING CITY STRUCTURE J ..... :,...Â·2Â·.LÂ· 2.- REPRESENTATIVE OF TURN OF THE CENTURY LOG HOUSE CONSTRUCTION. MANY LOG STRUCTURES EXISTED IN VICTORIAN ASPEN AND WERE LATER SHEATHED WITH FACADES. THIS SHEATHING PRACTICE OCCURED UP TO THE MID 1060s. 2. HOUSE CONSTRUCTION WAS PERFORMED BY OLD TIME ASPENITE LEO "POPE" ROWLAND, "RED" ROWLANDS BROTHER, AND VALLEY 1 1 kâ€ž' L. i M A enAT JOHN PARSONS. 3. TIIE HOUSE IS ONE OF TIm FIRST HOMES BIJILT IN ASPEN AFTER THE TIJRN OF THE CENTURY THE LOG CABIN 300 WEST MAIN BLK 44 LOTS Q. R.h S. CHRONOLOGICAL HISTORICAL FACT SHEET 1893 ORIGINAL STRUCTURE ON WILITZ MAP AT EXACT SAME LOCATION ON LOTS RAS ORIGINAL SHED ALSO AT MAPS LOCATION -FRAME AND CLAPBOARD 1893 ASPEN DIRECTORY SHOWS A.B. SHELLEDY, SURVEYOR AND S.A. SHELLEDY AT 304 MAIN ST. (LOTS Q.R.AS.) STRUCTURE REBUILT OR TORN DOWN 193-1940 ? 1937 - 1944 "ONE OF THE FIRST STRUCTURES BUILT AFTER THE 1890's" RON(DNA MARICALUNAS BUILT ACCORDING TO RECORDS AND EYEWITNESS ACCOUNTS (WAREN CONNORS, ASSESSORS OFFICE) BETWEEN 1937 & 1944 1 . WAREN CONNORS NOTED LEO ROWLAND BUILDING ON IT IN 1944 (COUNTY RECORDS SHOW L. ROWLAND TAKING A LIEN ON VERA WURLS" PROPERTY IN 1937.) 2. MR. CONNORS ALSO SAW JOHN PARSON, THE VALLEYS MASON BUILDING "TILE EXCEPTIONALLY LARGE AND UNUSUAL ROCK FIREPLACE" , APPLICATION FOR HISTORICAL PRESERVATION APPLICANTS: SCOTT AND CAROLINE MCDONALD INTRODUCTION APPLICANTS REQUEST FOR HISTORICAL DESIGNATION OF 300 W. MAIN ST. IS PREDICATED ON THE INCENTIVE OF CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE HISTORICAL IMPORTANCE OF THE ORIGINAL STRUCTURE IS ENHANCED ONLY DY PUBLIC VIEWING OF THE INTERIOR. THE PRESENT HPC, PAZ, CITY COUNCIL REVIEW PROCESS DOES NOT INT.EGRATE HISTORICAL DESIGNATION WITH CONDITIONAL USE OF A PROPERTY. THAT IS HISTORICAL DESIGNATION BEING CONTINGENT TO GRANTING A CONDITIONAL USE. THIS IS NECESSARY TO ALLOW ALT]-(P- NATIVE PROPERTY DEVELOPEMENT. IF CONDITIONAL USE FOR THE ORIGINAL STRUCTURE AS A RESTAURANT IS DENIED ALTERNATE DEVELOPE- MENT OF THE PROPERTY MUST PROCEED. DUE TO THE CENTRAL LOCATION OF THE STRUCTURE RELATIVE TO LOTS 0, RAS COMMERCIAL DEVELOPE- MENT WOULD NECESSITATE DEMOLITION. UNDER THE PRESENT REVIEW PROCESS OF BEING HISTORICALLY DESIGNATED FIRST COULD ELIMINATE THE IE?IOLITION OPTION OR ALTERNATE DEVELOPEMENT IN A REASONABLE PERIOD OF TIME. TMIS WOULD BE AN UNREASONABLE ECONOMIC HARDSHIP . THE DESIGN OF THE PROPOSED ADDITION MINIMIZES TILE VISUAL IMPACT ON THE NEIGHBORHOOD AND IS VISUALLY SUBORDINATE TO THE h ... % r ORIGINAL STRUCTURE. TIE ADDITION HAS BEEN INSET ON THE NORTH SIDE RELATIVE TO TILE ORIGINAL STRUCTURE AND ADDS APPROXIMATELY 2800 SQ FT OF FLOORSPACE FOR FAMILY AND EMPLOYEE HOUSING. THAT IS A TOTAL OF APPROXIMATELY 3880 SQ FT OF EXTERNAL FLOOR SPACE OF WHICH APPROXIMATELY 1600 SQ FT IS THE RESTAURANT. A 9,000 SQ FT SITE IS ALLOWED 6750 SQ FT OF EXTERNAL FLOOR SPACE. ruIT T.-1 nu THE ADDITT"V MATCHES THE ROOF OF THE lum ROOF LINE U. .../., EXISTING STRUCTURE, ROOF APEX AT 19' 10" ABOVE G.RADE, 14.5 FT BELOW THE APEX OF THE ADJACENT CARRIAGE HOUSE . PITCH ROOF APEX BY CODE (24.7) MAY BE 30 FT ABOVE GRADE. ADDITION OFFSET FROM MAIN ST. IS 42.8 FT BY CODE (24.3.3, 24.3.7) THIS MAY BE 10 FT. THE OFFSET FROM THE CARRIAGE HOUSE PROPERTY LINE IS 4 FT, BY CODE THIS IS 5 FT. THE ALLEY OFF SET IS 5.2 FT., BY CODE TIi IS IS 15 FT. CONSTRUCTION MATERIALS OF THE ADI)ITION MATCH THOSE OF TIÂ·IE ORIGINAL STRUCTURE TO MINIMIZE VISUAL DETRACTION. AGAIN IN CONCLIJSION THE INCENTIVE FOR TIIIS MODEST DEVELOPE- MENT IS TO HAVE HISTORICAL DESIGNATION CONTINGENT UPON CONDIT-- IONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE ALTERNATIVE WILL BE DEMOLITION AND PROPERTY DEVELOPEMENT PER "O"ZONING CODES. DUE TIIAT OUR RESIDENCE ON THE PROPERTY WOULD NOT BE ECONOMICALLY VIABLE OR DESIRABLE THE PROPERTY WOULD BE DEVELOPED TO THE ALLOWABLE LIMITS. 1/19/88 61-1Â·41-4 1.t -, li 1 1 L., 11 .1 ' I i : -I .4 ' ,-f /JAI. ..1 11 :- i . '1 Â·it 1 1 0. ..1 24 - 1 2V--0216. S \ . 300 iWESr._MA,A/-,Â·\ Blotk 49, LOTS 6.R, C-- 1//9/88 7 13 ' - FROPOSED 1/7-E DEVNOPMEN 7- 127 1*ic_871 +CARatme Mci>ONALD t 1 SITE . AREA 4 8Ulk CWARACI-ErnsT,-ch.' 2~ - NOTES '. , ... 4/T-E AREA , 90005.F -. 11- RAF/AA, Maree,44. i 6,AlkEN *86-PAKIEL" UIST/NG NOuse FLOOR A.4 121&0 â‚¬.P -I I -1- 3 s,Del> 4665 , 8 1/9" FLAT- 7-4 RAT,- ANE oR SpRucE NATW*L F,94:A . PROPOSED /?PD/r,oA,AL FLAOR ARER - -2(.005,F -- - - S----- --- -3- PANNE l,NE,*- ROUE.H SAWN. NAn.RAL F,A,â€¢10/. - -2 -1- -7 - MAK. me weD FloUR AREA lEXTERNAA 6750 S.P -4- 16" /4â€žA .WINS,aWS \NITH UpEAJ,k/% FREK/(.M OR i Â£,D'AA Â£)004 4 1 1 ADD/T/ONAL 2250 FAR - TOTAL- 9000 S.F- 1 -1--- i . ' -5.,CANC.RETe DEC.K, . 1 - A/57/NG S,Te. CAVE/?A46 .. r . - laso r.11 /91 _ __ __ Â·_ __ _.. . . -6-, -Ract ;TAR AND 644 VEL -14-1.--___. 3-t--- -"6' -1.- R 'LI * 11 1-f-2.t \41 - - /RDA?ibo 93Â»941 549. doyM, 62 1 : -2 2 92 8 <. P . 2 2 & . - 2>1-2.0 ; - ,-2 <l r~ 077/â€¢NA 4 .%_/(~h&#TY -~ ~--i Â· - 1 - -2 l-, -L I Â·1 ~ -, ~ - ~; EFil pi-â‚¬ 22 -7 3 2 -. 7 - - -~ - ' '1 ' 4 ..'i ._PWUEAU>WED_.9/re COVE~AAE-,- 6150 S.P 151.- \ . =t--2 -v - l-_-Rf PART,AL- PORU> A,elosuREET-5' \A,IDE/FÂ»RT;r,ON *, GLASS .A/Of UP,Â£77Â£> Lf-i,-TIE~**EÂ©,24>}690/07-- 5:ETRAL)Â¢6. c,0,) -42-8 Ft. i E--1.6 -.:i i--1 -- i ~_6 39-; W/A,Dows /4/?E Nor Dep/en=o DOE 77/Ar./4/7-6/2,0/2-21 J.222 .12 1/7~*tbiDED ft/WMat %87-24Â¢ RE--731 "/6.8 fl. 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M F A/. 4â‚¬4:s=:1:2EET A 11-,11-95- _- _ K,- 4 c 6.~ r. t & 41'-1. 0 4 .F#A,A, L,1 R."t 2' / Z t/. /7.4/. r/f o v /2 0 ,76 ev- 4 * M. 0-- 4 FOR ~2-54-~ARAGE U 11Â·- 6 . h A-A-.' 4 .- lt+ w<,1 4 2 ,.0,-r 9, cÂ£~'.+ U Dit, 6, 1,Â·T Yll. c Tc. i'fi k; f c Le, â€ž, 1 Fc>/2 tDOOR R m Â·3 9 4 R R A 47 --4 k:Je 4 c * i i Rel.2604 AUÂ·j; 04 9*IKA(* r 1 6e,fA:f POOK D..4 1308/1 - 8 4 13 1 1 4.11 MA\U / GTREET _ ORI 6/N A L cLT- R u c-T u p E USE: P.ECTMARAN< 4/01Â»- 3' 000Â« ALLEN 3' FRelâ€¢T DO6K, 1 1 closEr 1 , ICALE %" I LO - ps< 4 'L M Â£ 13_.64 3 U o VU. fUL + A, I ED-4!IBRET- APPLICATION FOR HISTORIC PRESERVATION COMMITTEE DEVELOPMENT REVIEW Applicant' s Name and Address: SE 01*~/72'03 (74@2â€ž02 /4* L)*ALÂ£2ZA-â€ž 300 Ojed A?A/U , /?%92,1 8-0/4. 12,6/1 Proof of Ownership-- Aer.r/?,3/0 ZABED C>r -0. /987- ---i~li-~- Statement of Applicant's Interest in Property if not owner:. Property Address, Legal Description and Name: 200 l/Der / /1.0,9,4/, RLo t K. 99 1 ZÂ°49 4 : R ,5, . Type o f Review (Minor or Signi ficant) : Ci 4/1,"7~~d,f,0 71 Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage ( if applicable), height, building materials and ,illumina- tien--CON<trt.Act, OM el A 72-.ge> 99Â£Ar Â£4 ZAA L; u,AJEr RAA:790,AJ /?77,*WED 70 1 t 7/fe OR.,6/NAL g-Ruc70,?lii \1) ed Rk)-b Souffl </DES,/U'66Â©CoNS-truet,-OM L,v,AG AREA '1: '2106 56, 41- PGR NA/N REâ‚¬,DEA>c E 4,.tb EME>kuee Nous,A,6, rME 82,4,KIAL t 1 Structure clt-~0Â·//RE> U-TIL,-2,ED At A RESTAL.,eFAIT.~ Roof La:a ELE-uer/&4 -â‚¬csr thE ADP,-1-,ON SHA// +IA-7-CH -THIE EÂ¥,5,7/k)6 9/20â‚¬114,22 A-*9 ft-4 . -2-5 * r.,6-13*J-)rack, 3 ./# 1 Roo/,0,4 Um// BE 6/?FEE,j METAL PAA j.eÂ£3 -Pro-i>5/184" PGR ge,-tu Struc-kres , D Statement of the Effect of the Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the sb:acture)--OFFSE-r- 04+ 7-Ha AcU;/70&} REZAT-/UE- 70 -r//8 02,4,Nec_ 9+RMâ‚¬rue.62 WEET- WA#/ Ath-rUE /'187-04'MA AF- Rr,o~ L,AileS 9\PE'MTAnjq * tric#9..Â·il-,*AL Vole.vl,-1,.. 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JAN 1 9 INTRODUCTION 1/19/88 APPLICATION FOR HISTORICAL:PRESERVATION COMMITTEE DEVELOPEMENT REVIEW APPLICANTS: SCOTT AND CAROLINE HcDONALD APPLICANTS REQUEST FOR 11ISTORICAL DESIGNATION OF 300 W. MAIN IS PREDICATED OIl THE INCENTIVE OF CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THP HISORICAL IMPORTANCE OF THE ORIGINAL STRUCTURE IS ENHANCED ONLY BY PUBLIC VIEWING OF THE INTERIOR. THE PRESENT HPC, P&Z, CITY COUNCIL REVIEW PROCESS DOES NOT INTEGRATE HISTORICAL DESIGNATION WITH CONDITIONAL USE OF A PROPERTY. THAT IS HISTORICAL DESIGNATION BEING:ONTIGENT TO GRANTING A CONDITIONAL USE. THISLISLNECESSARY TO ALLOW ALTERNATIVE PROPERTY DEVELOPEMENT. IF CONDITIONAL USE FOR THE ORIGINAL STRUCTURE AS A RESTAURANT IS DENIED ALTERNATE DEVELPE- MENT OF THE PROPERTY MUST PROCEED. DUE TO THE CENTRAL LOCATION OF THE STRUCTURE RELATIVE TO LOTS Q,R & S COMMERICAL DEVELOPE- MENT WOULD NECESSITATE DEMOLITION. UNDER THE PRESENT REVIEW PROCESS OF BEING HISTRICALLY DESIGNATED FIRST COULD ELIMINATE THE DEMOTITION OPTION OR ALTERNATE DEVELOPEMENT IN A REASONABLE PERIOD OF TIME. THIS WOULD BE ANI UNREAS()MABLE ECUNOMIC HARDSHIP IllE DESIGN OF THE PROPOSED ADDIT,ON AINIAIZED THE VISUAL IMPACT oN TUE NEIGHBORHOOD AND IS VISUALLY SUBORDINATE TO THE ORIGINAL STRUCTURE. THE ADDITION HAS BEEN INS ET ON INE NORTH SIDE RELA- TIVE TO THE ORIGINAL STRUCTURE. THE ADDIT,ON ADDS APPROXIMATELY 2800 SQ FT OF FLOORSPACE FOR FAMILY AND EMPLOYEE HOUSING. THAT IS A TOTAL OF APPROX. 3880 SQ FT. OF EXTERNAL FLOOR SPACE oF WHICH APPROX 1600 SQ FT IS THE RESTAURANT. A 9,000 SQ FT SITE IS ALLOWED 6750 SO FT OF EXTERNAL FLOOR SPACE. THE ROOF LINE OF THE ADDITON MATCHES THE ROOF THE EXISTING STRUCTURE, ROOF APEX AT 19' 10" ABOVE GRADE, 14.5' BELOW THE APEX OF THE ADJACENT CARRIAGE HOUSE. PITCH ROOF APEX BY CODE C 24.7) HAY BE 30' ABOVE GRADE. ADDIT,ON OFFSET FROM MAIN ST. IS 42.8 ft. BY CODE ( 24.3.4, 24.3.7) THIS HAY BE 10FT. THE OFFSET FROM THE CARRIAGE IS 4 FT BY CODE THIS IS 5 FT. THE ALLEY OFFSET IS 5.2 FT.,BY CODE THIS IS 15 FT. CONSTRUCTION MATERIALS OF THE ADDITION MATCH THOSE OF THE ORIGINAL STRUCTURES TO :iINI:lIZE VISUL DETRACTION FROM THE ORIGINAL STRUCTURE. AGAIN IN CONCLUSION THE INCENTIVE FOR THIS MODEST DEVELOPE- MENT IS TO HAVE HISTORICAL DESIGNATION CONTINGENT UPON CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE ALTERNATIVE WILL BE DEMOLITION AND PROPERTY DEVELOPEMENT PER "0" ZONING CODES . DUE THAT OUR RESIDENCE ON THE PROPERTY WOULD NOT BE ECONOMICALLY VIABLE OR DESIRABLE THE PROPERTY WOULD BE DEVELOPED TO TIIE ALLOW- ABLE LIMITS. r , ~2 -I:--ih%4 -42-1 471411- 1-__-RE\)98-R_14. 0-- --~---1 2 -- 1- 2- : 5 300-WESâ‚¬_MA_494_84_OCk_99.,_LOTS__4 .R g t 3 CL- Â£ ///1/88.77 --1--1.- 1-2 int- - t- * - ~ --urn - PROPOSED 9/7-E /DEVN.OPPENT 8\/ 1 te.-0 + CAR<)242 A-.Douhu - -43 Fk Lkey .4,)6\<6 /2.- , 1 Luff +91-E . 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P OCIa.1 - 1)202002116 (g) 09*Â·39 91017-Â·16 -- e j IPN- b 09 - 40 harl-346 -â„¢ 4 -8 -- â‚¬ U-0 39Â¥*(*DOS 97Vt\YA,â‚¬--g H - scr-rj 0-10Â£ 1)0(3138)Â©\Cl -u-AN-U â‚¬ bâ‚¬l (~) - -1-- -Ptl)00 dED - 4 -34)QU L U o 11 Xpool â‚¬ Clpug .Â¥O -66 ro pal.-\9 juu 1612)0 Cr< 4 2 1191 00 UOU-DOO] --DLUDEÂ·- 2:00-*3 -,Â¥30 --t~OUJ 21Â¥11 01 -1.)0 '29-1 2-Dryâ‚¬J.19 1-Â»U\91-30 (2661 .1--c. 1 9- roon-02&41 PÂ»toloutaÂ© '1 I - 5 + 3 to clol 1-~ b--3 Q - --- u \40 -1Â©m -00% - Ul 693- 9 01-99 1 --7 / -, l JAN 1 9 FE)03 1 INTRODUCTION 1/19/88 APPLICATION FOR HISTORICAL:PRESERVATION COMMITTEE DEVELOPEMENT REVIEW APPLICANTS: SCOTT AND CAROLINE HcDONALD APPLICANTS REQUEST FOR HISTORICAL DESIGNATION OF 300 W. MAIN IS PREDICATED ON THE INCENTIVE OF CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THB HISORICAL IMPORTANCE OF THE ORIGINAL STRUCTURE IS ENHANCED ONLY BY PUBLIC VIEWING OF THE INTERIOR. THE PRESENT HPC, P&Z, CITY COUNCIL REVIEW PROCESS DOES NOT INTEGRATE HISTORICAL DESIGNATION WITH CONDITIONAL USE OF A PROPERTY. THAT IS HISTORICAL DESIGNATION BEING CONTIGENT TO GRANTING A CONDITIONAL USE. THIS_IShNECESSARY TO ALLOW ALTERNATIVE PROPERTY DEVELOPEMENT. IF CONDITIONAL USE FOR THE ORIGINAL STRUCTURE AS A RESIAURANT IS DENIED ALTERNATE DEVELPE - MENT OF THE PROPERTY MUST PROCEED. DUE TO THE CENTRAL LOCATION OF TliE STRUCTURE RELATIVE TO LOTS Q,R & S COMMERICAL DEVELOPE- NEWT WOULD NECESSITATE DEMOLITION. UNDER THE PRESENT REVIEW PROCESS OF BEING HISTRICALLY DESIGNATED FIRST COULD ELIMINATE THE DE MOT IT ION OPTION OR ALTERNATE DEVELOPEMENT IN A REASONABLE PERIOD oF TIME. THIS WOULD BE AN UNREAS()NABLE ECONOMIC HARDSH I P THE .DESIGN OF THE PROPOSED ADDIT,ON MINIAIZED THE VISUAL IMPAC T oN TEE NEIGHBORHOOD AND IS VISUALLY SUBORDINATE TO THE ORIGIN AI. STRUCTURE. THE ADDITION HAS BEEN INSET ON THE NORTH SIDE RELA- TIVE TO THE ORIGINAL STRUCTURE. THE ADDITION ADDS APPROXIMATELY 2800 SQ FT OF FLOORSPACE FOR FAMILY AND EMPLOYEE HOUSING. THAT IS A TOTAL OF APPROX. 3880 SQ FT. OF EXTERNAL FLOOR SPACE OF WHICH APPROX 1600 SQ FT IS THE RESTAURANT. A 9,000 SQ FT SITE IS ALLOWED 6750 SQ FT OF EXTERNAL FLOOR SPACE. THE ROOF LINE OF THE ADDIZON MATCHES THE ROOF THE EXISTING STRUCTURE, RJOF APEX AT 19' 10" ABOVE GRADE, 14.5' BELOW THE APEX OF THE ADJACENT CARRIAGE HOUSE. PITCH ROOF APEX BY CODE C 24.7) HAY BE 30' ABOVE GRADE. ADDITION OFFSET FROM MAIN ST . IS 42.8 ft. BY CODE ( 24.3.4, 24.3.7) THIS HAY BE 10FT. THE OFFSET FROM THE CARRIAGE IS 4 FT BY CODE THIS IS 5 FT. Tli E ALLEY OFFSET IS 5.2 FT.,BY CODE THIS IS 15 FT. CONSTRUCTION MATERIALS OF THE ADDITION MATCH THOSE OF THE ORIGINAL STRUCTURES TO HINIMIZE VISUL DETRACTION FROM TIE ORIGINAL STRUCTURE. ,6 ./ AGAIN IN CONCLUSION THE INCENTIVE FOR THIS MODEST DEVELOP E- MENT IS TO IIAVE HISTORICAL DESIGNATION CONTINGENT UPON CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE ALTERNATIVE WILL BE DEMOLITION AND PROPERTY DEVELOPEMENT PER "0" ZONING CODES. DUE THAT OUR RESIDENCE ON THE PROPERTY WOULD NOT BE ECONOMICALLY VIABLE OR DESIRABLE TliE PROPERTY WOULD BE DEVELOPED TO TliE ALLOW- ABLE LIMITS. JAN 1 9 INTRODUCTION 1/19/88 APPLICATION FOR HISTORICAL:PRESERVATION COMMITTEE DEVELOPEHENT REVIEW APPLICANTS: SCOTT AND CAROLINE HcDONALD APPLICANTS REQUEST FOR HISTORICAL DESIGNATION OF 300 W. MAIN IS PREDICATED ON THE INCENTIVE OF CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THL HISORICAL IMPORTANCE OF THE ORIGINAL STRUCTURE IS ENHANCED ONLY BY PUBLIC VIEWING OF THE INTERIOR. THE PRESENT HPC, P&Z, CITY COUNCIL REVIEW PROCESS DOES NOT INTEGRATE HISTORICAL DESIGNATION WITH CONDITIONAL USE OF A PROPERTY. THAT IS 1IISTORICAL DESIGNATION BEING CONTIGENT TO GRANTING A CONDITIONAL USE. THISLISLNECESSARY TO ALLOW ALTERNATIVE PROPERTY DEVELOPEMENT. IF CONDITIONAL USE FOR THE ORIGINAL STRUCTURE AS A RESTAURANT IS DENIED ALTERNATE DEVELPE- MENT OF THE PROPERTY AUST PROCEED. DUE TO THE CENTRAL LOCATION OF THE STRUCTURE RELATIVE TO LOTS 0, R & S COMMERICAL DEVELOPE- MENT WOULD NECESSITATE DEMOLITION. UNDER THE PRESENT REVIEW PROCESS OF BEING HISTRICALLY DESIGNATED FIRST COULD ELIMINATE THE DEMOTITION OPTION OR ALTERNATE DEVELOPEMENT IN A REASONABLE PERIOD OF TIME. THIS WOULD BE AN UNREAS()MABLE ECONOMIC HARDSHIP THE DESIGN OF THE PROPOSED ADDIT:ON MINIAIZED THE VISUAL IMPACT oN THE NEIGHBORHOOD AND IS VISUALLY SUBORDINATE TO THE ORIGINAL STRUCTURE. THE ADDITION HAS BEEN INS ET ON THE NORTH SIDE RELA- TIVE TO THE ORIGINAL STRUCTURE. THE ADDITION ADDS APPROXIMATELY 2800 SQ FT OF FLOORSPACE FOR FAMILY AND EMPLOYEE HOUSING. THAT IS A TOTAL OF APPROX. 3880 SQ FT. oF EXTERNAL FLOOR SPACE oF WHICH APPROX 1600 SQ FT IS THE RESTAURANT. A 9,000 SQ FT SITE IS ALLOWED 6750 SQ FT OF EXTERNAL FLOOR SPACE. THE ROOF LINE OF THE ADDIT,ON MATCHES THE ROOF THE EXISTING STRUCTURE, ROOF APEX AT 19' 10" ABOVE GRADE, 14.5' BELOW THE APEX OF THE ADJACENT CARRIAGE HOUSE. PITCH ROOF APEX BY CODE C 24.7) HAY BE 30 r ABOVE GRADE. ADDITION OFFSET FROM MAIN ST. IS 42.8 ft. BY CODE ( 24.3.4, 24.3.7) THIS MAY BE 10FT. THE OFFSET FROM THE CARRIAGE IS 4 FT BY CODE THIS IS 5 FT. TilE ALLEY OFFSET IS 5.2 FT.,BY CODE THIS IS 15 FT. CONSTRUCTION MATERIALS OF THE ADDITION MATCH THOSE OF THE ORIGINAL STRUCTURES TO MINIMIZE VISUL DETRACTION FROM THE ORIGINAL STRUCTURE. AGAIN IN CONCLUSION THE INCENTIVE FOR THIS M ODEST DEVELOPE- MENT IS TO HAVE HISTORICAL DESIGNATION CONTINGENT UPON CONDITIONAL USE OF THE ORIGINAL STRUCTURE AS A RESTAURANT. THE ALTERNATIVE "OIl ZONING CODES. WILL BE DEMOLITION AND PROPERTY DEVELOPEMENT PER DUE THAT OUR RESIDENCE ON THE PROPERTY WOULD NOT BE ECONOMICALLY VIABLE OR DESIRABLE THE PROPERTY WOULD BE DEVELOPED TO TIiE ALLOW- ABLE LIMITS. 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SK.(ZZLÂ®BAL,/,7-ZEE-O246&221., 300 .l.Ue.â‚¬-/ PA,N /?gpea (LÂ©.4 - 9.*42/ 1 Proof of Ownership: 1,eccOAEO DEED OrÂ¥. /98-9- Statement of Applicant's Interest in Property if not owner: . Property Address, Legal Description and Name: 20 O l/Jer / /1.1/9,>j, Rtot K Â£19 , Le/Â£ 0 : R 9, . - Type of Review (Minor or Significant): <5,4./7 Description of Proposed Development Activity, including but not limited to: architectural elements effected, additional square footage ( if applicable), height, building materials and ,illumina- tion-- do,igtr-,Acitiok, 04 A 7-Â£/un OffÂ·, r,i Z.rv:. 8 u,AJE. ,424:-/904., /977,*Web 70 p j 1)Â·le OR,6/MAL- g.eu.Crt: REd& U) eff 0/JU ic>ut// 4'DES.k'zejeetostrudze A.,i Z, up,M6 AREA '1: '2%06 549. PoR PIA,K) REg,DIEWuca 4-6.1 2> EMpt,Nuee Nous,Ars.-EME= GE,&,AIAL_ struel-ure q I~/1//ge Lli-IL, 280 At A RE57-At, 120?Al-7.- Roe>f LajE ELEuer,641 -â‚¬csr , 1 UZ~Aj*-Â£L,utpl-/H-87(I#Â£97,_3Â£uciuZz-gra.ck_ Â£ ~Al/' Af <DA// iKE 628Â£+3 META 2- PAA\Eff -Pre-P/?412" PGR Re,-1/7 S true-AA re_s, , Statement of the Effect of the Proposed Development on the Original Design of Structure (if applicable) and/or Character of the Neighborhood, and why the Proposed Development meets the Review Standards of Section 24-9.4(d) (pertaining to compati- bility in character of historic landmarks on the site, consis- tency with character of the neighborhood, and whether it enhances or detracts from the cultural value or architectural integrity of the structure) --OFFSET- OF- 7-HE. Actal;- /70 AJ RE:ZAT-, UE- TO 7-/1 & 0/?,61,911<_ 4,-+RIAâ‚¬TUREA IDE,r WA// AA,hl-UE /91 8-7-0,4,ANS AP- RAo/ L,A,FEE U tAPE,ENTAn.)(i t-tâ‚¬,,% c;#e..i-F,AL lolerrlk 1-,j AND +/VE ARCH/773<37-4 BAL INTE-68,74 oF TH R. 0/2,6, #JAL. 9-12 ur-7-144>E .Titak AA} D 7-fUE /962>E!&7- Adil,tou AREA -DoE<; NoT Del-RACI- FRBM -1-6/8 ARCH ETECT-o.eac C.WAR.AcT E-Q OT- THE. bE-/6/4 PAR #000 ib . 7/fE EX/%74 Arc, 1-Drate -trte-s lhA// REAe,AJ t l Any other City Approvals needed by Ap*licant, such as encroach- ment licence, GMI? or Special Review: /'re~,e.<-r /44. 6-/032) 57'EL.â‚¬t- 10 DEottophEA>T RED,860 7rouss.~ L,/Uni -7-Neaa 97ED .' 72+-ar -tic,0/0 CMâ‚¬,1,71Â£62 DeS,9/~6~5643 .CLI~-4 CONAK; 2 ABS;ci,144;â‚¬kJ , L/A)E--OME STEp ,r ) 1 , SB.APP ~ + 2- C-0 U D 47-/ OU AL 62 5-8 . . 4 -t lb-for,12;Fh 11/44/~ 6, ODD W, P'â€¢â€¢'1 rt. - frD# 4 Dtal),9 - 08 93/ INN A H.ift,4, "Dre *LAYA Pa,~*R: 442{L LVAti,9 Ji,1 k WA,h - fâ‚¬VLV 4 %, i ty*fiJA. , 4Avj... Ul.U wl -*J 41411 A+3 b,At,41 CedhY cmvfi,24 #Au wd 4 rrht,rhyt- WryU* E-1 viat k 6% d 41, ' 'Aj j blvic,I,J, 81 4 -4 z-cled**41~j coh-~VJ) 6410,6 v#% ihj/i :,1/56/16,( Aidtiki ~ Ct NJUAL ~A (044191 1,4 .riv eâ€¢v rh ~,13 < o rk L l '10*/*44121'+4 -0)&6, 1,/viâ€¢r'104' ,(43'5'04 4pvr~'__ (411,14P\Pet Â£,An+14 -41 1,-4,0. 43 Avilitifvr+I ''Al,j/142 4 7 ast 4 Dr) . 41... - 5't JA4 --3 4,/~~21'.0.h 11 111 i f 13- 1.: 4 DECEMBER 1, 1987 TO: ASPEN IIISTORICAL PRESERVATION COMMITTEE FROM: W. SCOTT AND M,CAROLINE MCDONALD REQUEST: REVIEW OF PROPOSED DEVELOPEMENT OF 300 W. MAIN ST. LOG HOUSE, (3 LOTS, O ZONE). PROPOSAL: - RETAIN ORIGINAL STRUCTURE AND TREES. - CONSTRUCT TWO STORY LOG ADDITION, 1 FAMILY LIVING WITH ONE EMPLOYEE IIOUSING UNIT. TOTAL LIVING AREA LESS THAN OR EQUAL TO 2600 SQ. FT. - UTILIZE ORIGINAL LOG HOUSE AS A SMALL RESTAURANT. - CONNECTION BETWEEN TWO STRUCTURES VIA RESTAURANT KITCHEN. - RESTAURNAT PARKING: PARALLED ON 213 ST. AND ALLEY. - TOTAL STRUCTURAL AREA FOR 9,000 SQ. FT. LOT LESS THAN 3800 SQ. FT. ALTERNATE PROPOSAL: - REMOVE LOG CABIN AND CONSTRUCT DUPLEX FOR SPEC- ULATION SALE. ATTACHMENT 1: PLOT MAP, PROPOSED BUILDING LINES AND PARKING ATTACHMENT 2: BACKGROUND PROFILE, W.:SCOTT AND M. CAROLINE MCDONALD. PUBLIC NOTICE RE: 300 W. MAIN HISTORIC DESIGNATION AND CONCEPTUAL DEVELOPMENT REVIEW FOR AN ADDITION NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, February 9, 1988, at a meeting to begin at 2:30 P.M. before the Aspen Historic Preservation Committee in the City Council Chambers, 1st Floor, 130 S. Galena Street, Aspen, Co, to consider a request for historic landmark designation of the property at 300 W. Main Street (the Log Cabin), Lots Q, R, S, Block 44, and conceptual development review to build a two story log addition of 2800 sq. ft. attached to the original structure on the west and south sides. For further information, contact the Aspen/Pitkin Planning Office, 130 S. Galena Street, Aspen, Colorado 81611 (303) 925- 2020, ext. 223. s/Bill Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on Jan. 21, 1988. City of Aspen Account. 1 1 R tÂ·J at (,'ciock - 1 Llc tion N. 1<ecordi BOOK o , j PAGE 428 HARRANTY DEED 2 9 + 93 Up j g/1 5 THIS DEEI). Made tfu. ~-O Te' day of October , SILVIA DAVIS >- 19 87 *ween Joyce Bardelmeier and Doris Bardelmeier PiTKIN Ch'TY RECORDER 4 of Ihe OCT 29 10 is AM 'Bl * Count> of ,/ 2, E- - - Â· 6/ and State of UT Illinois 4**RtÂ« grantor, and K. Scott McDonald, M. Caroline M=Donald & Joyce K. Murray u hi).c i.Â·gal LiddreÂ» ih BO> : 11347, Aspen, CO 81612 i of tkitÂ· Counn of Pitkin and State of Colorado, grantee, 1 \5 1 FNESSETH, That the grantor fol and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration NXXX?iKE the receipt and su f licienc> of which ih hereby acknowledged. has granted. bargamed. sold and ccinveyed. and by these presents does grant. bargain.sell. conve>Â· and conlirm. unlu the grantee, hib heirs and assigm forever. all the real properly together with iniprovements. if any. situate, lying and being in the County of Pitkin and State of Colorado dxribed as follows: Lots Q, R and S Block 44 City and Townsite of Aspen. STATE DOCUMENTARY OCI 2 9 887 . I O 22 1 i $ 7 --2 3 AX*14:'72***N-%3:MATEMENAX TOGETHER with all and singular the hereditaments and appurtenances thereto belonging. or in anywise appertaining. and the reversion and reversions. reniainder and remainders, rents. issue h and profits thereof. and all the estate, right, title. interest, claim and demand whatsoever of the grantor. either in law or equity. of. in and to the above bargained premises. with the hereditaments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, hi, heirs and assigns forever. And the grantor. for himsel f. his heirs. and personal representatives. does covenant, grant. bargain, and agree to and with the grantee. his heirs and as,igns, that at the time of the enscaling and delivery o f these presents. he is well seized of the premises above conveyed. has good. sure. perfect. absolute and indeleasible estate of inheritance. in law. in fee simple. and has good right. full power and lawful authority to grant, bargain, sell and convey the barle in manner and lorm as aforesaid, and that the same are free and clear froni all fornier and other grants. bargains. sales. lions. taxes. assessments, encumbrances and restrictions of whatever kind or nature boever, except general taxes for 1987, due and payable i in 1988, mineral reservations in Book 139 at Page 216 and restrictions in instru- ment recorded in Book 321 at Page 51. ~ ' Thegrantor hhallandwill WARRANTAND FOREVER DEFEND the above-bargained premises in the quiet and pcaceable possession of the grantee, i his heirs and assigns,against alland every person orpersons lawfully claiming the whole orany part thereof. The singular number shall include theplural, the plural the singular, and the use of any gender shall be applicable to all genders. This deed may be executed in ** , i IN WITNESS WIIEREOF, the grantor has executed this deed on the date set forth above. U rp?31,4 -<Â£. 9447_1 Doris Bardelmeier (~o~le Bardelmeier 1 It 11 STATE OF COLORADO County of S ss. :.liÂ·r c ' The foregoing instrument was acknowledged before me this 90 TH day of October , 19 87 ~~6Â¢25. Joyce Eardelmeier and Doris Bardelmeier. conmilssion expires Jkounfl + 19 10 Witness my hand and official seal. Uy. U Lip r Al x J - 1 -- '- Notary Public ** counterparts, each of which shall be deemed an original and all of which when taken together shall constitute one instrument. *If in Denver, insert "City and No. 932A. Rev. 7-84. BARRANI'Y DEED (1 or Pholographi.Â· Record) Bradford Publishing, 3825 W. 6th Ave., Lakewood, CO 80214 -(303) 233-6900 11-86 ,"1 .0 . A Â£ 3 2- twe /4 ' 1 - i. i'' 2 fl#-,~1 61-5-' u f - 0, j ' 8 0-2 3 '2 G . 1 r i ili-6.9-/r 41 -4 v*LiN-L- 7 6 1 00 b'J. 7 -11 tls-A- i '7 64.0.,2 20 Â£ at.+ p-u (2Â»_41 , / 6,1Â»'/9 2 ,&/14/.1 -/4./0 ,< &71 9 /2 3 (/2/L- 0441 ,Â·9- 0 1.42-Â·Â© . f U /7, 3 4 1/ dll- %43,11- d./1-4- 7 /1 El -b PÂ»/J , 46-1-futÂ» Ck--2-0 Â· \1/ Â»1_ a.<.3-0 - . '6115.-A / / C. / , -r ~73; 4-J-1. ~f,-L-k-'7.Li---6/uk-~ 4.-1.Â£_A COS~/7=E- 0 J L/iL-El-. ulÂ«.7 .-/ ik \./\,~ f Pv, 04Â· bo . i5 -8.U- <i< <1 79 , , , A nj, 1 1Â· 4 1 L r / 122 OFS /0 f-264 73 -/Â»--al ' CIr- L.1Â». Â· Â«,4., Nt .1. d-/9 Lt 1 11/19< 8/67 4 #06*I>â€¢-.f-â€¢-iâ€¢.~~D~~~1~~3'~*-.:.I-#â€ž41*bi-ff.-d~~J**~r.*n Â· -~ta,~~ ~~~1-. ~~~~.â€ž- ..30Â© a) 412* 6 ft E 1 Le 2 0 E 2 0, 0 Ift -.44@em> (16< /10 -/ 9 gs -09 .S;%6*de 801 No. 1536G MN HASTINGS, NGELES-CHICAGO-LOGA ang. TX-LOCUST 'Inav US' / P .Â¢ -\- elit_CLAPSTRAKE_,_RouÂ«EnwAI _/Unrive _ 6 R __CED ER. 'f D - -7- 534 )68_44_/i,41 6_59-F *),puce_ 002_2107 Po(E _F, NE_/ / A-i /?EAS ,-_CJ./,K/k/A,G = -2-" -2 - _\A/,Nbow~ C>GoÂ«_1-72/M t' _ROLA 94 â‚¬-A-t/uu_/ " KG- x, *-1"JN__' M KE! Â¥ E" oR _113 DER . . -4/ *' -6- i kgl,&4/r _Lf30,__height_-7.-6_Hgoug_Ime ADD _6/?Au EL 1 FBA -ADD,7-,ON _PLAT-- 266</ GUL'f . ~ 14 it-_Dep; J ED. 1 , '.(1 .h/-6.42 S C A Â£ M-E -1-_ 4/?Ap_TRANS LUGENT__97-1-/A)) MATUf/NG, -------- 1 .___ \.u EATHERED C>hibi ~RD__16â€¢p _04 62/6, Sl-etecâ„¢i?E __.- 7% -- k' ATIA RAL--Fidistf SE*LE42 Faft.-ib/9)(%4 TU.rev-r , -AFTEA WEATMEL/AJ6 --T-6 M/47-CH _C)2' 6.thl-RucT,LE. 4 11 1 _____ -Â· 9-._Dr/=_- LuM iye--57>0, /U_ i _ LU, u,Do w~4500/2 7Â»,4 ____ _ \ 1- -- - -- - -- my 4 /;04 Fo Ce GABLE</,f*_u"AlzÂ», 5. _ 1. t 9 9 f - ~pf/08-16_LKA-*_. -_5771UCTURE-- ADDIT/ ON <~jDDR-FiER ~ ADE>/7-/ D Al _ .:*,., , (ih .Â· (3,11. i (1)1. 2' . . A .0 -).< f L. \ 1 131 EL * 2 41 . .- - ... - ..+4.1 ...W*. 1 \ 1 1 n 44 236 w-RQ-4*HI_Z.Btlk_84/ L 1. 1 1/ 1 1 /j h d 1 1 1 , 11 11 11 1 / 11 11/. It lilli * il 4 H rk . 4 1 + [ 1 1 11 1 11 91 1 /11 1 11 1 11 1 , 3 11 ---ft ~ 4 ~ ! 11 -11 -f l., - .ti i ~-1 1 2.14 - - = Â£16 . -+ 'T - 2 ,v .T -~ti - EL .t-~ RooF Juc,I~]~~~-Â·El= 1/3 f' 1 - Â·; r -; 14 1 -1--; 5 ' 1 1 1.2:1 ./. . ,1 11 .-i - ..94"Â£ 4-- ~ 141 J -=cri-Tr*=r-*.--#. ' 1 i D t. 1 1 11 1 # O 6 TO FLOOR ~' 1~*_1__ 1. 6 1 1 i ------- --I.*---. 1 1 tfl~1~ ~*i iil'y L 11 1 1 Ill 7-736 -i - - I---- ---- ,. B-1--1 f==~-Â· 1 -- - 71-37 34*12"T/MBER - - 4 1 SEAL F#Nlith 4 41 11 1 1 : 4 94 ..------I - ---, My ./1 ./ ' '-el 1 j 1 1 Â¥ --1 1 ' r Aet . 1 -D, 11 1.12 - --1 1 1 --- . i 4 .11 2 1 e. 3 7 - 1 t. 4. K j --- V * F ' d 1.-4 24 22_ ' 36271> cipâ€¢'A<414, i j " 1 J.\\ 1 EL 2 GR ABE_ L INE \ T M \ i M : \\ \\. . % .-I (1,7.) (1) 419 ~tejd j 2-23-73 APL N"+,1 t Al ADDP Al SCALE 74 ~I I.0 APPROVED BY Â· DRAWN B~-, , 2,>y DATE REVISED ~ St N : 0 1, L Z S OllT H ELEVATION SCALE .* 1/4 " 1 1.0' DRAWING NUMBER 10 X 24 PRINTED ON NO. 100011 CLEARPRINT . 52' 1-- 32'/" - '- 5.2' V.lk-- DOUBLE LINES DUTLIALE ADDITION -KiN\\ _LON C-. 1\\. _DECK_ ROOF _OVEAHANU NOT- DEPICTED 21' 4Â«9 t 4 11 50' 11 11 11 ' 11 . 11 - 28' MAIN 31-REET- 7 // u 11 .///4 1---. . \ \?\ /%-i- â„¢ I . ALLEY . 2ND STREET 3 0 0 W MAIN 4 0 D /770/V SCALE 1 vt:).00 APPROVED BY: DRAWN B Gr,45**i' 1/.0 DATE REVISED ,/1 SITE PLAN + Roof LINES MES/DENCE FOR I SCOTT Â·4 CAROONE /+ DONALI) . DRAWING NUMBER 19 X 24 PRINTED ON NO. 100014 CLEARPRINT. Â£ Er.-iÂ· 440. 4 . .J 9 47 /-1 -__(2161 NAL_-5-7-4-0-11,Â©E--- .__ ___._.. .. .___-- __---_ 1 41 \ Af I I' - n - --7- ~~~~y~,eta=:7zrn=ri ~ ZE;1 7 - 1 E-1 11 j 097 1 1 1 L_ - _-1,1 ..1 ---- ..... 1, 1 1 - =1 1 1 1 i 11 11 i i' 11 1 - L - -- ---- d / NI - A L (Cy._14__95_- A _ i --- -Vt\.----\\41 .3.Q_._ .-4-8 DE___ *Et IS- - 9- - -- - 0 4 1 - 00]IUM 1 1 1 0 0 00 5 A/ â€¢ SCALE: 7 1 1 It ' APPROVED BY: DRAWN B -4 " 4 DATE: REVISED ~ 4/ 1.00 1 + IN c ONALL> WE- 57- ELEVATION DRAWING NUMBER - JLI-[- C L ORIGINAL -_2 - STR UCTURE - ~ C--1 4-Â£-~ c.-b --.--1/. 11.-E . \ ..~- a 2 4 8 \ 1-- -- _ 6- 4.4-131.- . LJ hâ€¢,)LenÂ¥,j ~ ain, 1 00 -+U......'. . - Â·Â·Â· U LI U El r---0-*-*7 ----------0.-x-.--<..-,-*.-*.---- - ICIL=JI - 1-- 0 - -1 #III $11 11 LLI ' 1=2 -I--*.-/-/- __ - L----- 1 L - --- -- --1 - 1.- -â€ž------I--I--......1 ~ [=-1=--*----=112=:2=---*- ----- 1 i 1 1 9 | ~1 r , 4 h f 'll-li - 1 41 1 1 lili -22- - .- --- -- --Ii'4 1 + 11 - 141 I/--/- li h L :1' 1 1 1 8 4 8 -1 - 111 -_ 1 , 1 i ,1 Â¥ i . 1 T 1 1 , 5-5.-- (ti) 0 V I ., WEST / SCALE: IL DRAWN BY 1 . /.0 ' APPROVED BY: DATE: REVISED ~ 4 2 NI D ,. <OTT 4 1 LIJ:. l.[thi L D _lm-M-H_ElINAT-19.4_ DRAWING NUMBER 18 X 24 PRINTED ON NO. 100014 CLEARPRINT. N n I .4 . 0 m ORIG//VAL STRECTU.RE ADDITION -Â»-1-17 1 1 ~ 24___248__ fil 1 1 1 ! 1 11 1 1 1 ~ --eÂ«.ir---~----11_~ _ EL-_ 229 111 1 11 Ill lil 11 1---11 - 1 - I - 11 - ilig - 1 l 1 1 arl---I.------ 1 *4= -*o--Â·---Â·-----.---------=- r-----Ir------1 R -vi . 2.-i........f~TE - , li-----4 rus D ------ t 1 11 lit 11 11 - 1 - ---- iiI --*.---Ii 1 ' 11 11 111 11 8 w , Zle---4= - NUL- - : r. 9 44. 1 4 ----1 - L. 22_ I DA TU h . 6 300 WE5 4/ g, . r. 1 / APPROVED BY: SCALE:'L DRAWN BY ///7 , i' DATE: REVISED . < / DENCE FO ' 1>COTT 1 DUAE C AL' EAST ELEVATION DRAWING NUMBER' la X 24 PRINTED ON NO. 1OOOH CLEARPRINT . - i - . f o ORIG/A/4-4 SIR ECT-11 RE ADDIT).0.4____._ 12.5 FT S:2~7254<K ---I' 86.U_. _24 8 -- --Â· -7 7 f , 1 - 1.11 B lili 11 11 -V. r 1 [niu_31'L- P---11 El U '*4 1 -- --1-_ 1 -3 --L , 2 9 1 1 1 1 cyÂ« 152,4 4 - 1_~_NUU_EJEJU U - -E~~EafÂ»-z =39=Â» XÂ»~i~.4. h 1 6*+A b ' 1 9 03 444 f t ---+ 1 1 1 ~ y # 0 1 Il I 7 U 0 11 111 4 -U - - 1 .. . -4 - 449 4 - -4 - - -K.'. -- '7--r=.- - 1--I 1 -- /,4 ' )2 9,; , . -4- /1 4..., _ - 1 --Â·---Â·Â·---â‚¬~i~FIE:22*ZEDÂ·-3-'4*Z.*'*-3.- i *-t-- I -- 1 Ni} . L 1 ' , Â· -. -- - ... ....f- 4 7-'.4*0Â£9-1122>tz:*~ 14*Rt.....: -U.. rÂ»k......rkÂ·:Â» , -. r / I 4 ''- 4 , I. . 4 1 4 + " 1 + 1.. 4 '4 . . - i, I 'n 4- , ..i'*Â· ....-,9.*r...............4.---.----'.'.-.....------- - 4 1 Â£. . 6... 21 ...1,'... . . .2- I. DATUP\ .Â· Â· t.1 4â€¢â€¢ . - -*... - - '.2-- ---I . , . .. . ' f - 1 A, f fl,4 4>4'JolÂ·J 611.11 'tutt '04 0' id in* 4 F,-=0 -Â·3-Â·~c-- f /3 'PA,l -31 4 4 ' - ~ 11 Â·- ~< MAR 3 1 1I 'rl % - 300 WE> A/ \ '' 1 / APPROVED BY: SCALE: A ~ /, DRAWN DATE: 1 89% REVISED C- ' -:91 </DENCE FO ' 5(-OTT + LZE Â£ EA5 T EL E VAT/ON , DRAWING NUMBER 1XX 24 PRINTED ON NO. 1000,1 CLEAMPRINT . 4 '1 i PROPEn UNE -l 509 540, 1-~ 1 32' 0 Â· P 5.2 --%-* 2~ 4 ,/DOUBLE UNES .DUTL/4/2 ADD/UOU -- 1 _Cout-. /ROOF OVERI#16 NOT__DEPIC-TED 12Â£C-K_ ----.~~~~y~_ 21' CALAR L REDSI-aNE - - ADDITION RED - 54!LD/Nlb LINE OFFSET SAME AS SHED OFFSET [IMPROVEMENT 5URVEN /&77/841 N \ 38' 43 i RETA/N/N6 WAU 1/AAE. OFFGET ~| AARAAE d E 2 FT: 11 OK 16 MAL 1/00 5 E i~ / 7 3 n 90024\ 1.r . 7 5 r \ t! 1 C f. ril' 1 1 \ 4 \ 44 9 - 47 0 1 1 -1 - 6/8. 4" I 1 â‚¬) 1 k . 33.6' 1 ALLEY <CZE . 1 12/*ap : \WI 1 3 4 Oil 1 r - ~ E055 i #LE : 4' U DEWAL/c - -\ Fil P (f, to' 51 -8.q li 113 1 1 1 -1 1 1 1 1 1 1 1- S h --111 1% 1\ ;1 1 35.2' D, 4'/ IS' i 22.9' \ 1 1[\ MAR 3 1 1988 f' 1 \ 1 1 1 8050*LE D/ABONAL -~ 1 X '. 1 1 4 -// -\ 1 PAR KING - 1 SPACES , \, I . .9 \ A \~# 1 T~~1 2 ND ~7-REET C-URB ~ 300 W MAIN APL)/770/V SCALE: A":id APPROVED BY: DRAWN B' DATE: 3 / f 1/ 58 REVISED ~ SITE PLAN + ROOF LINES KES/DENC.E AR: SUTT â€¢ CARot#NE Mt,DONA.b DRAWING NUMBER PRINTED ON NO. 100(344 CLEAMPRINT 0 /Nb 37-RIP MAN STREET C.LLA 8 ,.a.* Fl RE H 83 i I . v-, . '. - /-&476.* â€¢t .4* : lit. r. '4It kB -i I. 1- 9 171% k. 4:.4 1 f.. # -Y .1 04 24 1â€¢ ...f j . 1 1 ..4.1. h ..." 2 1 , 1.4 9, 4 ir 4 11 IER . MI U ..mm 0 ./ 4 P.-1 - --f<TÂ·7,Â·-Â· , 1'.-fi 0,11, 1 . '1 A a A- , 1 1 1 i , 1 '1 1 11 1 'l' /1 & , 1 1 1.it % 1 4 1 1 , I $ 3 . 1 1 5 1= . 14 lilli- . 0 -d::: .,. 1' D I Â¥ . .,1. P I. 1 . 2. . ./ k ~N, 4~ Â· C j A+ Â· .Â·1 I I 2 /q// ~ 3 :.. 2 -:. r/. .:6*3 4 . 4 4, ' .1 - ......' '.64. 4 ... 11 . 4 , ..... lii,/&--Â· Â· . ~, F N o r :'://4 :21?Â© . ..,0 -4--1.. I ... ./.#I/)... ' : Ik 224-Â» . *11-92.44~.Wati i , . -1*48.1 . / 1 1. ...." ./ c 97.!11..f- 69* if 1 ..:21 43 ' r - ....4 '4 . . 1 ..il 1.,9 40 241 e 46 C ' A 604,L '~ |~ 1" Ovt '1 + , .Â· 44- * ---% 1 Lfis NIZZLE--/ -- --/.'-i---------1 ' |---2 7-1 |' li 11 Ezzz - 'rÂ» 1 1 'FY , ....2.----.-I -- 1- 1------11-Â£-73 pz< 1 ----111 1 Ck b-2/7-21-%ES~LE_]~ unf~'p- ; 11-11 'ta Â·-================-i 1 1 \\ 1I , i . 1 11 11 g/ ' . X=16=====2:92 - C===1------f .--1 1 4.1- ----r--------i. - 34 . i./-1.- . 1- . ................0----4-.--0...............----7 4 '.-1. --- .- 1 1 , r - 1 77 -! - - ...... - ...4 I . 1 1 - ~ I. - - - ' - 1 . .-- - --- -. ------ *.'.* -- --*-- RE.Â·1~ 1 +9 RE 9-,t I ., -- . 1.1 -41_Â©==12*69=- 1 [-7 i , 21+L 1 - -4 -- ---... '-I..'.,1 --. .1 11 - , 34y 1 1 t=-1 , ~-fvt - - ..- I. . 1 - 1 1 .1 --. .~ .. .1.521 1 .' * '. I '.- 4 - :. . .- t * Â· -41 ~i42.Â· - i , ' ~awm,t 45.. .t. â€¢4 1 ?'. . i 0.1 ..... . 4 t .... '12':/1 t' Jer l'Tj'fl~'~.~ - , t, .1 i â€¢ r... bic MAR 3 1 ''' 1 il .. . ,.j.1.j:.5 f 1-: . 4- 8 Â· Rd 1 Out- ./ .3 11. 931 . I 4 ..' â€¢ 1 I. V. $ C : 1 .. t . .â‚¬14. ' r: f.,9.2 . t.~ ' I L. 5 . Â·./. t. 44:1/' 1 I . . 1 .. 3 60 \WEST MA UV 4 . Â· DRAWN 8Â¥ SCALE: 54 ~ ~ LU / APPROVED SY: , , I VALL' I . . L â‚¬,8.-1-1 . , 1 - . , 4Â·. ' .. ... ~ DATE: 3 7/ 88 REVISED ~3) .4. . , Â· 1-ub Â£ RESI DENCE FGR. SCOTTV CAROLINE MUDDNALCE <22: 4 . t. 1 I .' A/DRTH ELEVAT/ON Â· V . 1 , I , DRAWING NUMBER Â·. 1 'JDÂ· i 2, -1: 7 :- 1. '.1 / : â‚¬ 2 - 4 ''"1 4 ' 1 , - 1... ....... 1...GUA...im. dr- 43 Â· ... 4-1 Â£40*j , U CT 9 3 (34;.-2.,i 1 - . . \ t . .PA,Ai Â¥ ..'I., * gza:. 14 :- ADDITION ..~ . _0&1-6 INAL. 578 ULTURE - - * A- 2 48 11!111,1 ~+4--i+U / 71 1, - -17-771,1 1. I. 3% fr'0141 :i 1 '11 i 11 1 1 1 . 6 - V 011 Al'â€¢uirÂ·, = -44- -- __61 Iii i Â£1 2 1 . i 1 d41 +Aw, 1 Â£ GA w.1 eviA- -ff- -4 -fi i : 1 r 1 -. :~11 - 1 it 1 /3.- -- 1 =..7 . J 1 ,--- - - h EL .,~P Lit - 1 It--- - ... -- - i - 4 -- 1 - , , .-'. . 4. , - .- - . 1 1 1 2.--- EL Wx__7-0 FLOOR . ' ~ i , 71 -- --- - ... ~ . ~'; Afi.A 9 --1- --- -r -7. ----6624- 11' 1 1 Â¥.hi 1 Â· 1 \ 1 - 2.-r, m Â·-1 i 11 - -) 2LY .- --' 1 F irt 14 V 31) - :! Â¥ 41 h - +4,6:,Â» 1 1 2--2. i y --- (01 IF \./.4 - 41 121.-- 1 4. Li~ - 11~ 4.2 - L. & ! - ?( -- 4 1 r- 1 Val 1 ... - 1 - -*-- - -. L :0 4,2 5- .1 . Sj'- . I -- i E 1 0 4 t. - 34 J . 7 /6 . - / 7 - - ..i -. EL DATUM e) /2 =,ID GRADE Z/NE 34 1 t--~ ..L-<4.t'fiip... ,?i.i ,1 ji , e t Ji I MAR 3 1 L---0--J i 300 W. MAIN ADPIT/ON - ' APPROVED BY. 19 DRAWN B C, *54: -, REVISED Â£) DATE: - 1 REWLENCE FOR : SCÂ¢iTT +CAROUNE MCÂ· 00*Alu SOLLT H E LEVAT/ON * SCALE : 1/9".* 1.0 DRAWING NUMUN Â·Â·Â·-f '7.C , 91 5 H. 4 JAZ#;f 1. * . .UITIO ON NO. 1000,1 CUAR-am . . 1 1 . 7 .f:.2.-I . 10* 9 I Pi<OPOSIV A NFS 7, 4 1- , A 19 - I 1 . . Â· Â· , t Â·74 I. ..... .4 : A . . I I 44:~1Â».- I..: ... 2- I L hic *A 3 43/* 1. . )*1 + ./. 1 . - '~ i -4Â·Â¢ /Â·, i .r ,4 - ... â€ž4/' *,Em . Re. ' . 4 -,1,49. 11'Â» . ...44 . Â» 4054 34 .' . I... 2 41 F .34022161 , _CARB) AbE 6/DIA.5/ OUT L / NE 4, - t.-4 / l . b 1 1 1 1 14*. \:. 1.21*Â·: 4 Wy ... . i #'$ I ./ -eli. 1 / /% 4.1.174:0 t , I , (R) - 4 F I \ , i \ 1 1 I g \ , I \I A, 4 /2.0 -- - \37 1 \ 1 1 - 2 FT /JARIZANTAL RNAF AF/GET 1 ....9 1 111rj. LI ..--- ''-0 EETWEE N ADDbT/AN 4 OR!6//VAL 571?UCTIA . 1 1-.1 1 :914 14-1 1 1 --1- - -4 -3 79 91 - - - I-- - - - ---- f - 11/11(406(/14 1~2 - :i - AVE A ADDI T/AN -- ..__.._- 1.fLOVERHANG - -1-J -- \ 35-U-79--00ALL- - 717 1 1 4 4 - UL i =r==z=z======ZE=z: 131 0-17 1 11 1 11, 1 1 P I 1 , J ~ ~ d U'fyl) d Â» - 1 Â· ----It. -17 - --1 1 -\2.NE=77-------, 1 -1 ] _1_-11/i - ./ 1 11/ . ---** 11 1 *fllf -- 1 Â»32=:Er=31 1 -- -4 t - -- , - 1 1 1- 1 Iii 1 - .r-. 7--=-*.ims-TZ .-1-- Â» ........._- -- Â·Â·. ,(D. 1.- \1 1 r Â· . I /:4 Â· Allty--El---41- .----~ 14 J . .,7 : I Â· /,â€¢ I f. D. . - - , . I .. -- - 2-t ~ ~ *-1.-~_Et Ii_ ie- - 5 /Lvi~ r 414 14 19#9 --- ------6--- -- -- - --- 1.Â£60 - 'RON) .. DATEM ...lp I. ..i /\I,44-P-ON_-- , /4 .14....lit..4.'ti :.3,;.N 1 Ii, 17..111 .9 '.it It 4. MAR 3 1 1988' Â·Â·f~illl:. 1 1 11 , 1 --1, . d .. I , 3.7 ..8 , â‚¬, 4 k Â¥ . a 9, ~.. 00 j , ,/ ' ty 2 APPROVED BY: 'le L Â© .1 1 SCALE : DRAWN a 26 . i Â· . 1 C. I . . DATE 1 ~~# ' " REVISED ~ ... . f. . I , / c ONALD 9 lAi ~~ :141 . 1 -1 k . I , ..... tt.. . p â€¢r 2.. ...../4.fe .h .. - ...i WEST ELEVATION 1 tie ~ ~ DRAWING NUMBER a - .j**112@Sz~- ~9Â£6M~*%~124~ ~igia- . ./51[d>UZ | Z t e 34~ -<:5-2-, - 1 B ~ 7.3. * *WÂ·Â· I - t. f .f> Â· L i~ 2.0,4 Â·Â·fit<ir I - * 't.*80 .:1:Sk,41; ADDITION Â© _*14_ _395 0 0 ORIGINAL _5773 UCCURE -. 4) EL 298 /1 11 GU3'i --344-4.4 . , . , .(111 -9 1 1 1 ,=-Pr! f Lt- -- - 1 f 1 - - 1 L.r,i ' 4.414 i ; , 1lf 0 1 i 1 1 1 1 1 , / f . 1 1 1 It 1 --1 1 1 1 1 .----- 1 --- - EL *. 176 11 1 1 1 ./.40&- - ---- -- 1 1. ... -1// j EL A TO FLOOR I ' .- .- ..... -I - 7-736 - - -- - -- - ---- --- . . .....44. - 7- 1 . - -1 , 'el: Â· . fÂ· It 1 1 (0 1 ,1 1' i ..,1 .4 2,8 l X. ./ r- 93 =2=1--- 412-~4 4( ---- II : . -0 - C, 71 . 1 1 --, ji- --:14 .14 1 + -i ,-- :f .5 ... I. I - 0 ,4 51 .-- , - - r U - il - 21.22_ _ --_.,--~b, .1.- -7 ... . .-i./ ., . . ,- .- - -.- I .. i , - Ft- ... i...A. 20 L.=111 - - I . ' I ... Flt... 4 /2. GRADE L/NE DATUM â€¢ ':/7 '13\ f Â· d~ v,l MAR 3 1 lilii 1 1 - lidUL- 300 W. MAIN ADPIT/ON SCALE : d~ " 0 / ,~ , APPROVED BY : DRAWN B< - ' 0 1â€¢V DATE: 311/Bt REVISED D RES/DENCE FoR I SCMT +CAROUNE MC. DC*Ad.u Ah , SOILT H E LEVAT/JIN 4 4 , SCALE I 1/H" . r DRAWING NUMBER 10 X 24 PRIRED ON NO. 100011 CUAMPRINT . PIROPERTN LINE , 1 . I . 4 . .. i:.2 '3 1 I. t & 3 :1 4 .'i ... ' 7*719. . 4 .r , , i./1: uf . - --2;-V I I ' I. Â· 4 J .. 1 1-/ 1 I. 4. . 2 Â·4*â€¢1 7 . 1 I K. , . ..1 44: . I .. 4- - :,1 i 4.4 /9.:19# ADDIUON '14 ., .:/:4 1 -1 1 EL 345 2*2 -,I .4 ~ ~ 1# Li 1 4174, 9 a. 6 1 /4-1'.i i i nx _0-Ble_lNAL SEAULT-URE __ ~1133124 --- A a 248 . ......---,-r- 7.----*1---I- -- -.#.- , 41. . -- 2Â·~44 . , 4 1. / ..4 1 It 4 11 1 14 ..Lt, '1 d - l i 1 1 '1 1 1 - 514 &0** 1 7 1 1 -- I. . r 11 11 ..I----1--*--lold.i- -- 1 /1 4 - t' 1 M i 1.1 ./ /*... .-.1 1 I '1 - EL 136 --- ---- -4- .. ...r-%1 9.. . - 6~-- 11 ., 61 1 11 'S"t 1 2 , _ Â·r--t . _ --5 . -â€ž. ...r t 1 Â¢ --- -- - -- - -.---. --1 - - . 1.-- .- --Il -- ---I. .1.-- I- .-.-.- i--. - I I EL 4-3.10 6F L.QWL . 1 n-1 L - -- 1 1- i 1 1~~~ i i -- ----- -4. - 4 1 .44 1 - 0 -Di, ; _,1 - F 2 -.1-II I. ...... - .- 1 1 ) 11-1-1-r 11 - ~ It- 1 1 1 f ... *.Â·. - =71 1 1 I lili -- . - .- - 1. L - - li i . 0 - 11. 11 -- --- t-4 h.- i ...4.--- 6, -- - - - .: SIr .. 1 1 1--. .,2, . 1 - -- 1 111 =21 -Â· + 4 4 ..,1 1 11 - -- I. â€¢ 2 + u -1921 1 21 <* . I aa,. 2 10'TFT : 1. .. . -- . - e 1 61 . -0. m.... , '1 -- .f - i .- '1 1 . 7 ---.- - ----- - 1, -- I . 4. - 1(- -- ..... ,./ ....... , -4 4 4 ' -1 ---~-- : â‚¬:i 4 0, -- 1 ' " 'eu - I 4 if /'0' N 1 't r AL ..K . '' ' ---:' - I EL 25_ _~ . .. . 1 . .. t=LD 1 . I- # . . I. . .- 1- r .1 . I I .. I , . .. Â· I I . 1 . 0 I ' ./ .- I ..:1' . L'Z RA F L /NE , Â· 44/ .Â· j Ort' F .21& 9,2.4 . - -1 ...k* , . .1-1 4 :11'3#'p'i,4 - 1.31 ... *2? 1 I. ?bl - 14 . T.4 ? ..711 J.z~t,ti ,} f U,J ., ?f-7-:' 3.-Â·,<-1 M-777&-.44 I .4, 291Â· 7Â· â€¢ ' Â· n. ... . U 61 - ...ln: 1 MAR 3 1 . 1 , . --~:~:~$:1-. 4-14 ,i .LE .Ct . ~ ...... 2,7=:t .... 1 '6 1. tit.. , ..1 I- 0 4. . h .13Â§24: V . 1 9 Â» 4 . '' 4 *. 3, . . 2.-, '.20 17 . - ..'., S. , . 2./,1 0. I. wil., , - Al - ,...... . . .......t.- 41,7 1.1.5:4.14.- , 1 1,4.4,1. .t #'. Ill 57.:' 21.- 4 .. , 4. APPROVED BY: DRAWN & Ill 14*i Bf Â· Â·,-Â· 0-24-52 Â· .,:Ki--th ..cl 1 , 4 . DATE. 3 / + â€¢Ev,BED Â£> 1 -1 ,â€¢lit , . . 1 - ,/ C 1.9,3 - . I . 18113_H_ _El_EVATION w - V. 1 lk:,/ . i . -./W ..:. ~ . . . , 2 --13:. . r.,Â·-Â·. t.7 Â«V ~31. + ...u- h. 1 1 . SCALE 1/9 ': .. 1.-O' 4- 6 ' 4 DRAWING NUMBER I.- . ....2..1 t..t: Ad - 4 Â· I A ROPERTY LINE 1 1% .. C 1. I :, 13 1%4 . **4. .l', r 1 . 1 , .4 44/ Il -,4Â¥te ..r '41 V q 4.:. t, /7 / 1 ... NX Â«42Â©Trpill i ./ . 4 / /23=244 ---- i i / /ZEZZL_22-__--4 . 9 1/ --4 M- ----t - . 1 --1------3732 1 -- ---I--'-A \\ i t--- - 234, \ ..==========4 -7/ 1/ f- ,zLE_.2-- -/ ' Ir-=r=a I - 11 1 1- -./*I--0.---I..-.--il--I--..Il--- ---I-i--I..-1 11 . 1 1F---- r------- 1 1 ' - ' . I r---1.4 11 ,__d i 1 - 1.- : --1 1 / 0 I -Kil 1 - - - , ./1 uzz:~==t-27- tc -- .*.4 - .-**$*$ --V - 3--00:2 -- . -77--=77-2 TV- 30-lr---7--- - -M-EEE:PEET=:r-11-6-=174 6 /7-1 ... t 1.-- 1144,11; t -. 9...L 7----EN--1-0/ - -- .JQÂ·-3 Â·, I I ci 'f 1; ~ d d 2 84' : IJ ---- -- . ./t- - ,-I . - - - - :U====:0=9===1.2~ r-'.-----0.-*---- -Il-Il---- --...-I.I.*.--il-I 44 l - -- I-- -- - 5 --L= 44 ..;% -9 -1,- m-ar I . -. --. I 0 . .. ':Xt 1 01721 ti.,2,1 4 *ri,3 - 741 . ..4. 41.1 ?.t 'h U ./,-<el 'i:.:4 MAR 3 1 1,5,//1 r.l- 1 1....J 'rUL.,7-7 'a -41 Sk... 15. 4,0..p . 1 - -. .1 - - t . 1 9 LIÂ·'.* , 3 4% 1 - 3 Ob WEST MA/N I I. : 116.. : ' APPROVED BY: SCALE: /2 4 1 '/00 r DRAWN BY 7 . . . . .11.1 . DATE: 3 3/ 88 REVISED ,~) 12. .,1, , . I. RESI PENCE FaR , 546TT 4 CAROLINE M' DONALD l ?' Iq 5--4, .9 1.-, ~Â«de ND RT/-1 ELEVAT/ON ' I Â· .,4 - . 4 - DRAWING NUMBER .,# 'fil 10 X . ./In/O 0/ NO. 100010 CLEARPRÂ»". , : - .F:' Pr *47Â· ' Â·"..7â€¢-'2'5.-3/M,Z - -- â€¢ -7- f'k -J.... , 1, , Â·Â· 1. I C 3 *. I.' I. ' I ./. r I . I ' , I I i . I :1-7- F- ... f *. 7. Â·.Fl - ... . , . 1 E . ~U I . Â· 1 . 1 . . g:.'* . . . . : , "' t.. 1.Fw.134 . D . . YA'. . 1 t . ' A + . - I '1 . .. . 4.--: :, ..... 9 7 I :,I ... t. ' . , ._ -. CARRIASE MOUSE -OUTLINE -_ -,---- \\ I.K. \\ , 'f pric * 1 r Â¥090 / -11 fla. fght \\ \\ k/ 1/7.03 /4,1, p.,1( 11 11 - 2 F T /JOR 12 6NTA L R F AF Fâ‚¬fT 1 - #67-WEEN ADD/7/8/v_49161_NAL-511?UCTLA I . , 1.5 / 0 rd, 1 D pla t _ _ _ . . - lEI_OVERHANS . OVER 1\OD< T/AN *.1774 WALL I Â¥ I . 11- -, ~. '" . . 2. I I . I I. - .'. - . Ir. . ' lili . I 5./7 \7462 .r . . ." mi- -- 1 .. ... -- ----- --- * * ' - I - -0-, -*. ... ..Â». ... . I 1 - 0... i.-Â· .- .--* -4 .-. :-Â· 1 - .w . . 1902 4 ' I - . Â·,r- -/ .. A .-4 --,r , -- Â· ,. 1 .. 4.5 - -.1 1Â· - -2.2 . 3 . ... - -=V Ii-.- - 14â€¢ $ .~ . Mi- 4 -. *-----7 --1 -* 'A 1, ,Â·Vii k --I. 0 .V .. 1 tâ‚¬ -0 . -p 5 7 : It . AUELÂ£LNL--4- : 4,46 /. ... 4 . 2... .1...4,1. ... 1. . ... ' t. :I' .. . - .......2-4.. ............. I. . I . . : p .'.2. --1.... 2. .4,?ADE.> ..: -' f.:49: ...-: A..1':...: i-: - .. , f. I Â· .., 15_ . , .. .. 49 1 f , 1 r .: ..J. ll .. t .. . 4 - . . 9. $ ... I. 1 - 6 4 , - Â· r .--.p-._4 -Â·- -- - Â· ... r. L .. - -i- ' - ADDLT/ON- - L /*4.- .1/ I Â·.4'0.,f it? â‚¬1 . I / A :'4 1-i.:(. 4 ~ ~ ~ ~ ~~~~~ DATE: 0, 00 , 0 APPAOVED 0Â¥ ' 1 .1 ... 1 SCALE: DMAWN B REVISED ~ 4 ..0,5844':do.,- fjit 61~;'2't K=re.2. b... 11'.'4Â· , .." . .. I . P R . . - k'v Â· ,1. + C LD . . I. 1 .. .. . 4 0 , .4 , J. . .2 ./- I . I. I .. . - . I I. 1, . , . DRAWING NUMIER ' 11 / 1.*24 PRNITâ€¢D ON.0. 1000., C......4,0 I . .. . H * : 1.33-% : 1,- , . .lL.2...... _ *. -42..1 DA.ta 17. 7 11 1--t, - 1, ..i. --il--'"--------I...Il--~ -k t 52' 7 ' 1--4 . - 329" '- 5.T 1 -~~JIUIJ~ 1\\\\11 . Doll/31. E LjA/E5 DUTL//1/f ADDITION _~ It\ . COA/C-0 ./. III--~ - - /*)Og_OVERAM/9.6 Nor /DEF/2-7727 1 _12Â£_C-K_// 2---- 21' l 14 4 11 50' 11 11 i. 1/ iii n 28' MAIN NEREET f - j 11 1 \\ \ 1 1 1- 1/ -g Al LE Y -. 2ND STREET < SOO \AL MA/N A P /3/77 ON SCALE Fit'. 1,0 APPROVED BY. DRAWN B ~1112,~~R DATE REVISED ,/~ SITE PLAN + Roof L /NES KEs/DENCE AIR: SCOTT + CARot/NE Mi DONALD DRAWING NUMBER 10 X 24 PRINTED ON NO. 1000H CLEARPRINT . 5Â·~ 1 -/* ./ 2 : .,2.Rm...%1.1.-1.- 66, el -'2 * .; . L , :; .W+i%~i<fof 4 fÂ£, ..'3:::L~ ', 41*PLA. * f t.e.pÂ·VVYWI VS. 6 .-t~.4.19*04*RVA#*4 Â·.J.fÂ·.*.-*.4:~it 0/?/6//VAL ST~3JURE _ _ADDIT/06/. __--- 3Â»-1-1--- . 1 1 - 4 -a 248 --..I---I.-.*I.I-...-*'ll.*-*.-I---.I-u~gJ-j---------~~jil--2- t + 1 1 1 1- -1 - -77- A 21 --2-2-4 - -31,17=4==11 1 #J j 1 1 1 11 1 1 lilli l i l l i 11 i lili 61 11 N 11 11 11 11 4 01"13 1 i 111 1 1 F Â» L rÂ· 4 11 1 1 11-1 .F==========E I ---I---<-- I L -1 -1 1-__1' [___1-_1_1__1 - 1 <6 - ' 1 Flr--7 - , ntt lil li li - -I Etrl _ - 4 --.-*.-.-*.-Il- C + I. 1 ,4 .,L 1 - I , . 300 WE5 Ai .: SCALE:'L DRAWN B 4, n / APPROVED BY. DATE: REVISED 4/DENCE FO, ' SCOTT v CARDUAE L At D EA5 T ELEVAT/ON . DRAWING NUMBER . 4 18 X 24 PRINTED ON NO. 1000H CLEARPRINT . 44 bLALM 0 1/61". 1.0- 14 18*24 PRINTED ON NO. 1000*l CLEARPRINT e 4*~ 4730.,witi-144.v. .:~~~.42*4~.-..~.:~.:2:9.*{T ~1* ~:Â«7999% ~~99qf;kr. 4??;,hâ‚¬44':* ::1~::(I i,-.- r. 4-46"* ..14 ~..' I~ i -Â·-~fvvz 0 . . .. 4 X- 4. 0 0 e 1 - 2. 4 ' 6---- 99=rm h . 9 -I--I-----i-- .. D , 1 1, 1 .dill...1 -1...1.1.1. 4, - - - XI ...1 . - i- - - . . =Zzlf- -=* -'- -7-3---*-f-r ---TE--7- ,--Â¥-- -971 - 44 h h C. j '. 0 9 - L - oma/NAL -- --1- - . ~ -~ 5 TR UCTLLR E 0 , 0 9 . 1 1.(I - L- 43- FL 248 61 EL 233 -. .1 2- F 1 21 ' 22*~ i - 1 ... - 80 - Â«79@~InE - - L- -11-621 . __,-Â·Â·-Â·0~~ZIEZE~-'- ------4---- * ----- 1 1 11-.- .-I 9 1 1. r . 1 1 U U-NT--1 4--/- 1 . 1 1 1 41 L : ~- i , t ---1 1 1 1 ... -I. .._22. L.Â·---4....Â·*xes::f=,r,jt - ,~ ~h.Â¤s31-- t L 1 1 , -. ------ ---_48Â£141 -6*ADE Â·Â· â‚¬ .' 4 20 ''' I ... -4 1 + 1 LF DATU MI 4.-4Â· N t.: , h WEST I .W -â€¢ h . 1. i ' . . . Â«91- 74.'/ tÂ·44-1&4 SCALE: 12 DRAWN BY A. /.0, APPROVED BY: REVISED ~ DATE: 4 / CE c .SCO 7 4 R LIU L :. 1 .1 ..L:.,IK.<0 ..47 2.*2 234..1. NORTH ELEVATION C. 5042$ DRAWING NUMBER 18 X 24 PRINTED ON NO. 100OH CLEARPRINT. --- --7*77 1~ c:i ..11 t. .... 0 4 AXÂ· ht . (/\1 'vt 4 /7 . -1 ' 000 1.- 1 Â·r 111 - -- 3291721] t, ..31-7-3~~' -1,7 1 -1 1 , --U--T--4 A l LEY-_El '-I & - / --'.I-~-~--Ii---il----i-----*.-*..I---1--illi..----i-i--*-i-i.'-i--l----------*..I--Ill-- -4----I-......../.--Ill---i---Il---.I--I-.-Ill----I--I-.-----I-I- ---*-I. -- f . I.4 -SQ,--_ -Â£-41 15_ 48_DE _- -: ,- DATUM ' 1 ADDITION . (4) L 00 6 A) 1.t, SCALE: DRAWN B A APPROVED BY: DATE: REVISED 0/g 9/ 1+ IN c ONALD \WEST ELEVATION DRAWING NUMBER 18 X 24 PRINTED ON NO. 100OH CLEARPRINT. mazz. L 0 1---- -4 N U %7 8 1.41 -lilli A,A APR 1 9 1988 1~ ~f TROPETY UNE lu UL__Â»i 32. l.. l 1-- 50.9 20' 1 #42' -*- I 1 Intillir 7-' /[DOUBLE LINES OUTLINE ADDITION 4 . coue_. _~Â»44! P.5 TER ,-2.-0 5-' w/02- X- 6-_.5' ZLING 21' _DE_CK_ -- /1 COLAR; REDS TONE -- 6 -ADDITION / RED lt 4 -1 4 / 4--2--. --- RUILD/46 1/N E OF FEET SAME AE SHED OFFSET l e .... ~- .[IMPROVEMENT EURVEN /0/7/07 1 \ 1-249 1 . - LA ' 4 RETA/.WA/6 WA// Il =Ll- -~ ~~LINE OFFâ‚¬11 ~ .4 4 2.5 -1 1 2-En- D 11 /6, 2 2/.5 ~R16' MAL NOUS E 0 9 1 : 1 GRAB AGE Q : 1/ / L, f. 1., L 2/,5 'X /83 lill li I / 71 -9~44\ //f 1 \ 1 t., i lilli I l 42.5, I 44 -- I- 1 1 \ 1 . - j.#I - -Il--I. I. 1 1 k \ (A:P,-0 i 4 33. s' AR _-0,*- ALLEY . 1 171 A I /57- 1 387 - 1 li %4 1 I. i 1 7 4 549% 1 ELF 9 ' U DE\Af At,.1. /(7.0, ------ I \ \ \ 35.2' * 18' , 22.4, Â· \, 1\ \ \ 1 poitioLE D/ABolv'AL~\ 1 PARKI NÂ¢ 27.-SPACES i 1 -1 / li 1 \ i X p \ T 1 END 57-REET CURB , r.1 ,\ r 300 W MAIN ADD/770/V u" .. 1 0~ APPROVED BY: SCALE: DRAWN B U 17.67 DATE: 9//6/68 REVISED ~3) SITE PLAN + ROOF LINES MEs/D#YAÂ£.E FOR: SUTT + CAROLINE M'DONAÂ£,0 DRAWING NUMBER WO. 1000*4 CLEARPRINT. /NS U-RIP ,0.2..- E-RE B/1 DRNJT 5/Of\NAL K 52 300 W. Main, Aspen, CO Scott and Caroline McDonald Approved Final Development 5-24-88 MAJOR BUILDING MATERIALS 1.) ROOF METAL, FABRAL. "GRANDRIB 3" COLOR 118 AVOCADO. 2.) SIDING 5/4" CHANNEL LAP: ROUGH SAWN NATIVE, COURSE . WIDTH 9 13/16", EXPOSED CHANNEL 1 3/4" WIDE 5/8" DEEP. (STAIN WILL BE USED TO MATCH ORIGINAL WEATHERED LOGS.) 3.) TRIM: DOOR & WINDOW ROUGH SAWN NATIVE 1 1/2-2" THICK, 3"+ OR - 3\4" WIDE, RELIEF ABOVE CHANNEL LAP 1/4 - 1/2" 4.) WINDOWS: WOOD CONSTRUCTION DOUBLE HUNG MAJOR DIMENSIONS: + OR - 2" PER SCALE ELEVATION DWG.ELEV. F. WOOD MULLIONS, TRUE DIVIDED LIGHT: DIVISIONS PER REFERENCE ELEV. DWG. REV.F 5.) TERRACE DOORS: WOOD CONSTRUCTION MAJOR DIMENSION + OR = 2 1/2 PER SCALE ELEV. REV. F. TRUE DIVIDED LIGHTS, PER ELEV. DWG.REV.F 6.) DOORS: SOLID WOOD, PANNEL TYPE. 7.) GARAGE DOORS: 3 PANNEL: ROUGH SAWN PLYWOOD. 8.) OPTIONS 1- SKYLIGHTS MAY BE PLACED ANYWHERE ON FLAT ROOF SECTION. ASPEN HISTORIC PRESERVATION COMMITTEE CHAIRMA T- -L -~bL= DATF S . 24 .1 f. APPROVED / DENIED- - CONDITIONS ANY DEVIATION FROM THESE PLANS MUST BE SUBMITTED FOR REAPPROVAL. FABRAL RECOMMENDED FASTENER POSITION FOR ROOFING / SCREW FASTENER POSITIONS NAIL FASTENER POSITIONS STRONGRIB TM 374" OVERALL 377+ 05/FRAI I | | , , TYP 36Â·Â· COVERAGE ~ | 11 1 - - - 36" COVERAGE ) U ~r"r- 7 ' V EAVES AND ENDLAPS EAVES AND ENDLAPS - - -5-ru~_~ -:'. 1U-LÂ»Â»/LA--6 7.-: INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS GRANDRIB 3 r. 1 17Â¥0 OVERALL ! 37*." OVERALL 36" COVERAGE 16" rn/FRAI I , TY P 1 76 " 1 V TY P 11 1 ALL SUPPORTS EAVES AND ENDLAPS 14Â·Â· TYP -Al - - An - - na - - 9-- 7 W INTERMEDIATE SUPPORTS FABRIB T. - u- , /1Â·0â€¢,rn~,i i ,Â·covi- I 1 ./In,irnâ€¢-' 1 1- - - 0 0 ._iT,-U/1_irÂ«-'-Irt#L.Â·' WW EAVES AND ENDLAPS EAVES AND ENDLAPS - - - 1 .-O Â£-0 lairÂ· U -lv-un-+-,2./,nj~ I.--' , INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS 21/2" X 1/2" CORRUGATED -r EAVES AND ENDLAPS EAVES AND ENDLAPS m INTERMEDIATE SUPPORTS INTERMEDIATE SUPPORTS NOTE: ILLUSTRATIONS SHOW CORRECT POSITIONS ONLY - SEE FABRAL'S RECOMMENDED FASTENING SCHEDULE FOR SELECTION OF FASTENERS AND POSITIONS FOR FASTENING SIDING. , â€¢'iuÂ·4 4 - 3449 Hempland Road, Lancaster, PA 17601 Phone (717) 397-2741 Route 24 West, Gridley, IL 61744 Phone (309) 747-2937 FABRAL 308 Alabama Blvd., Jackson, GA 30233 Phone (404) 775-4484 P,O. Box 58, Rt. 70 Bypass, Idabel. OK 74745 Phone(405)286-7521 Alcan Building Products *R Division of Alcan Aluminum Corporation Tâ€¢ F-102 R8/86 - 4 - 1 Roof tA n Iut_ Â·~ O . 't j A G E --Â·- 79 f, 9% f-1 - 4, . .PRL?~Ell UNE - 52' ,- 1 40, % Â· r /DOUBLE L)NES DUTUALE ADDIT/ON 1 ' \ '' 2 4 1 ADAM-, DECI<~ 11 // _/DUMPSTER 1 2.5'W/DE * 6 5' LUNG . P f 1_j 12Â£_CK_ 1 1 -4 I 21' MUR I REOST-814 ' ADDLT/ON . , RED _ . '. 1 1 -la 1 . 1.1 1 ./ I , I . 1 - ' -- @UILD/N6 1/6 F OFFEET SAME A < SHED OFFSET l . 1 1- -- --Â· i - V - 1 , . . 4,2.c i FLAT 20[lf , . (IMPROVEMFNT- EuRVEN /6/7/81Â· 1 1 - - - \ 1 1 ' 0 '44 2 'Int..i. 7--1. - 0 ,1 , \ -- 5,7'Â¢4 1.., 4/Â·4.bÂ· 7~,:i~%-AKÂ·~i Â·Â·,./7 1Â«.. 4Â£4. Â·Â·<* 9/.:3~~9~ Â· RETA/N/NE. WAU ~~ _I i -: '. -* -<:si --U**t~;-~::tÂ·**'4. Â·Â· Â· t - ' ' , 1 - ' 6 2, 40DU>VihEEGY '' , ' *1 1. . 4Â¥A \P, "U LE.E.E.-:2.4. 7;.... 7..2;94'i; ... ./'5 12*-Â¥4Â· 1 42.5 7 1 6, 3 /10#44:4*. r. 1-L '11 rÂ¥.14 -1, ' F.~~ ~Â·-Â·:.:iia ..' t. \...,L \ ~ Â«Â·?Â·:.13: 23 4461*j>OR* NAâ‚¬4400<tor .2 1 0 /1 --r-12-1 ---4 , .4,Â£.w-,Â¥ Ca! i :912:; 46.K. r . W.*:Â·-fixÂ·fl :,3,2, . :*â€ž** 1 GRARALE 4 Â· 1 i I ./ 7- .../ I l 1:14.:4 24. i i. 46: 1 1 9 . %, 07.. ...4 h. 4-;f, 1Â· Â·Â· 38"A-..98*44 4rl'.1 E 7- Â·: ' L '2/, 5'X /8 'J 1% 5 Y b , 3 AL t)*pÂ·QG* li r,v Â·Â·;1 1 -..1 ./..1 -k. 1 1:. < .1~1.4: 1~ - 3.43 +- Â· ' I te. C -------- 1. : 0 ' f- - i , ..1!. . f'.....1 . O. . 1.. I I. ......." . :1 . 2 4 ' , I 4 2.5 ' 7 I * 3, 294, 11, % . .< ' 4 - . ' . Â·- ". i- I - .- - - ...... -- W ------ - . 1 7-A 1 99. ~ .tr ./ - hi 1- *er. I ' -'F - . . 4 1 1. Â·Â· 7 : <J . 1 1 i , h)i 1 ~44 % k. 1 1 33.6' - \6 16/S- ALLEY 43 93 -. 1 -- 2,~Li, 1 -0~ 75-1 1 ASPEN HISTORIC PRESERVATION COMMITTEE LJ Â·, 1 APPROVED 2-E-- DENiED --=I-=I---=.I.-I'-- 0 - t CHAIRMAN*221 DATE -3.-24 -d Â· CONDITIONS#60- 0- 7 ! | KD~615,4 u[ 6/Tff ~64614- SUBM~nED FOR REAPPROVAL 1 ANY DEVIATION FROM THESE PLANS MUST BE 35 2 2/.4' 18' 22 0 9 1 - -- -~- --- i : 15' _ .9/ 05 L vALA 1 j 1 i ' 4 o 1 y r 4- 1 /1,4,1 4/ 7/,4.6 2ND STRE-ET FLINE 300 \AL MAI/V ADD/770/V SCALE: ~4~4 ' ) d APPROVED BY: DRAWN B 60,44Â»7 DATE: 9/U De REVISED ~' SITE PLAN + ROOF LINES MEs/DFAICE FOR: SC.07 T + CAitof/NE MiDONAL,0 DRAWING NUMBER , 18 X 24 PRINTED ON NO. 1000H CLEARPRINT. .-- V FLAbITi N 6 MAN STREET Clut B d W Vll - A 1 , I . 9 -4 0 (0 ORIGINAL STALLCTU. RE ADDITION * -.Il---I.-~===~=,M,==:=~2=<==2t:T,=:;,2,2,:,Q,i~,;,~:,=2==i~=:,=:==4===17= - Iii ~ 111111 i PERT=-rul I li 1 1 '. i , 4 11 1 ill , 9 li 9 - l! 11 k li H p 1 11 linill - i It f ii .... 4 i 1 1 1 1 lili i , , " . 1 -C------- -- Â£ , 1 1 Â· 'Ar... 1 1 1 11 lillill. 1 1 1 - 4.. , 1 A -1 i. .7 1 1-- ... 1 -I.--- di. 1 2-2- --. 54 -4 -Â· i| ~ , tnE--2-21 ---I.'/0-*#....-I.1.. ---=--I----1------ -----.lili 1 1 1 ill 1 11 -1- - e. *A'.0.-- ./. -.e-'-:4L'.1-e~~~~~9--0-9 7000 , rr--7-1 , Â· - :. . I TE--- .5 + Â·,-1, th. 3, \ '\-1 : 4 HIr 1 i Â¥ PLI__1__1 3 ,--L- t ... ..4- 1 i. '*-'99*-*- . I. i .u: -0. m 114 --- e i ./7 fii'7*._.-:--4/59-.+Sti /' i f - 4 ---1. 7~- 2 --- t ai . ...99 -Â·-Â· 1 za~._~ Â·- -Â·. Â·Â· ...2 #r i ; lÂ· ~V - -Gr- 18, . ----... f t . . .-. . . 24 4. ':...~.....16'., Pk. !0./J,'t~?,~ *4*4,1.- .1 1 .., . ______1_____________2Itttl ASPEN HISTORIC PRESERVATION COMMITTEE ~ CHAIRMAN- D-- APPROVED _12~ 11 - - CONDITIONS lu'llnrE S'~kMA-44 %'4.1 k r le 2/4 12,-%.6.-t- P idkc-' ANY DEVIATION FROM THESE PLANS MUST BE SUBMITTED FOR REAPPROVAL. 300 WE 5 AIN SCALE: |6 ~ ' / A, APPROVED BY: DRAWN B 4-791 DATE â‚¬-/2 ' REVISED ~ 4/ ENCE FOR'. OCOTT + CARDUA* ALD EA5 T ELEVATION DRAWING NUMBER 1* X 24 PRINTED ON NO. 100OH CLEARPRINT . .... . 3 f \ 2-ARRIAE,E HOUsE \ 1 1 ~_-- _08.-16-lNA- 4___ 3-71340_TURE 1 //0441 71,1 -4-74 2it -/ I tit.' 4,/r-~_.- - 9' 1 11 1~ 6 FE)4F -3 - 1 -' il }- -*1 1- # 11 1 r , lili lili 1 1 0 / 4-Â£(C \ 6 1 1 . f 11 I r.--- - F ,>Â£ 97.-~ R 1 1 i - in~- Â«f-fj 11 HA ' 1 11 Â¢ 4 Q # # - ~ i 1 1/ 1 1 -1 -1,2 , - L. 1.- , 59,2 4,2. t,. 1 A- -=1 1 -J - i.-=.1 :r 1 11 --- 6 EFF; 11 1 1-Tri 51 i f Â¤1-1 61 11 Â· il Â· ---0-- -~~- 1 --=*k /76 -- 41 .- -- 4 0 ~3 ~ ,-~'1-Â·7~~r- f 1 ' - 1~ -E-4 + ---- 1. r -71 H ily:4Â· 1 4 i P -*-rl-- .... 4.---*-*-=.:1--- TO FLOD/f ]1 - EL ~-136 - - 2 . 1,6...h *,i --/.44,3 -1-~ _ : -r- - 77 1 i %* .4 - .--1 l i i il 16 rl-r , , r.-Â·--Â·-*-Â·--*Â· , 1/: ,. 1 2 1 j~ --.*:------ -# - E--TE -z Â·Â·FU- 31 i 1 1 -1Â«- 1 1 3. t- 4 . 7/ h ! #'T, ' ~i It N L --- - 1 - .. -J'... . . d. 1 1 1 -79--- C N #4 : 1.1. 4 I ' 17-1 ~ rt 1.18 lili -- 4 ID j - / c 'V -31-- ----~-.-+~ -&----:~-*.. I. I V EL 25 - _. 4~ - 1-L_--4-- < P , . 46 1. 1 . I . . 6=0 EL It. 1 - 21.M_ A; - Ni d %1 >Ui AI 1/ u Aj ji '. Â¢ A APPROVED BY: SCALE: (/ DRAWN B< - 'M DATE: <4 BE REVISED ~- 9 LEN' ' +A U e Â£4.7 I 4 SOLLT H ELEVATION SCALE .0 1/ H A' DRAWING NUMBER â€¢ 18 X 24 PRINTED ON NO. 1000,1 CLEARPRINT . . L_ I . . . c CARR I AtÂ£ HOUâ‚¬E Â¢11.13 LINE 1 - \ \ \ I \ 11 --T t 4 t Y i III r 1 .1 11 1 11 , . 1 1/ 1 1--\ 1 11 11 1%-= 1 Ihill N , 1 1 ; 11 11 9 - ============21 - 4 11 11 1 11 11 1' 11 11 }1 11 11 11 1 1 1 A 4 - 1 11 --=b I 1 L h C " 9-1 . il 11 ; led.Uld li<i 4.U..1. il i il P il li ~~ 4 ki ~~T L |' 1 $ IL - id 31_1.-1.----1.-321 1---=L . 1.\. \~ . -- -- 1 1 XI==2===J 1 ______ ~~_________---21Â» L p[==1~ Â«f 14 1 1---3- il - --7 1 4 ~14 111 1-1 - 11 1 1-[t,4 - ----192 3-b ~~i~Â· ----7Â·Â·-Â· ---Â»tr:~:~..'Â·:u--7Er:=a~~~--m-- -Ct~r~ m-n~-rr~ ~C~Tr:~~~C~t~71~3'UN~CC~*T~~t~ZU~~IZA~I-I~~~r:-'-,~~~:r ~-c~-u~~ I 9.Â¢ i...vi 1 2=:r.._. =-u~~a....~c~-n~:-*:_: === ~a_-.~.....i-_.us~n:c:~z~31--I ~~Iff~t 1~--33312.tfr.t-i~-r=-Â·n --==~===z===-~~1 6 21"i - _--.-11<- /* /1 1_1) GRADE 8 0 0 WES 7-4 /1 A //V .f . D APPROVED BY : , SCALE: 74 . f,U DRAWN BY 9- 9 /9/4. DATE: â‚¬72 22: REVISED ~ ES, NCE FOX .5(LUT 4 hic LINE tÂ·>DDNALD VE ir E LE V AT/DN DRAWING NUMBER . 18 X 24 PRINTED ON NO. 10000 CLEARPRINT. I . I - 1 j - -- g.------------- .--~ - *' 1934 - ' -- - --'-r-- - /ll/*1 1 11 F 47 9 \ C i 1 X. 4- --1 -- / tix*-----TS-*- Â«Ft--31Â«~1' ... 1 L- 1\ 1 1 ti 1 11 1 F=================7 1 --- .-7 -,4.2,=---~ 1 1.--t =* 1 - ._t_ saL --,-==1<=z: c:=-=- --=*-*.1 l ----- 1 PLEÂ»-1 93 --// - - I ~ - ff- *= -*==*==- *=st.,e=2=1-=k.=*.z====--:.-===sh: 2,1-ix#-==-=.-i~.r 1 \ - \i \ / FF,--=T---~-i ---2*-T-*---=f *' #--*-=*- - -- A=*.1-22%.44;UZ=.1,.~.*.1.I.,==e-----__ . :*.-.Ill'I.-----'*-M-*il-*--I.---.I-- , A-----1 1--- --- , A--,-.. - =- - i 130-- -.-/--0--- < 15 1 , P 1 1 I - , 1 11 1=-1 1 - 1, 11 Â¥ L ,==========Â« ! 1 2 11 7===121 '_1 i = 11 1 - =11 -------L ==las==I=-U==:trf*Wa~Â·--LZV=t=t==5*n=7Â£=.1 =-:Â·C.=El=Â·. Â·2.-Z-Â·rt=- . ! 3 I 00 +57r- PlA)N , /.8 APPROVED BY 1 SCALE: ~ DRAWN BY ~,* DATE: C/1/â‚¬.ti REVISED ~ NORTH ELEVATION REW (bE NLE FOOLLO-1T t(11*41/KIE NeD-â€¢Le> DRAWING NUMBER 18 X 24 PRINTED ON NO. 100OH CLEARPRINT . - 1 A Â¥ I I. V 1 ' P Fi 01 E. : i Yi fi i .;g 1 1 D) [- 1 - 2 f l011# IW -2 1 Â¢. , - 3 ORIG/NAL STRUCTURE 7:~1-- 4-a-248 . 1 1 i Â· 1 , 111 I i - ?16 1 , Â·,64 1 I. 1 1 1 . l d ' i 12 08<. 1, 9 ... IL i 1 40 4 - 1 1 1 1 -Il--F- - t 1 - 1 11.-.--I- Â»Ath , .t D I : .. il 1. , ... ...... I. I ./ I. I I .. -----1.-------------9.-*.'-.--0---'*'-'.-0--4--===S==----- 1 -rÂ·--r--Â·Â·Â·t--,~~~:m~::z:x.~~~-- ~" ~ ... ,3 1 - , A.' li,k''A,f Â·.-2--*---*---r-L1.-.-*-4---7--- -31 7..Â·f-,fl---t.- 44 .4:==~.~ 117;2FTI.)111 I. 4. 1 11.7411 â„¢ 4.-9 le. 7 , 11 11 '75 11 d " 0 1.7 11 . 1 - 1-I UJUL 1. -- -L -i.-- --+ - 4 -4 1.. h 1 . 1. -1 - , t,- .. R #~ F *â€¢ --2- : - 11 - 1==.-'..4=;.#-.=.=1 a W Â£:, .. ' -/.Â·- r:4- 4.*i Â· -Â·ip ~ --1 . I i . I + 2 #I-I .E I &- : ' - I , , I t . .1 --4 . .. , I, 49'... , . . , 6 :. 9 . p 5 - . .1. 0, ~â€¢ DATUP\ 0- 00 WE> Ai - V 1 f i 1 ~ j 1 ~. .l .. .3 1 , 1*,4 , ... . - .0 ..ax 'Q n It .>.Â·'.4, / )Â·Â· '~ 11 + 11 , . 'd L-- '. I- 1 SCALE: \4'. 1 ~ / APPROVED BY: DRAWN ac ild> 1 DATE: â‚¬-/2 REVISED ~ 4/ ENCE Ft> '. I>COTT + WDLME L At D FA5 T ELEVATION 1 1 .. , :4,4. r 4 1 4 .71..:Iv-â€¢ f il 4:'It , 1~ 9 '4~lt*Â·â‚¬1; tf.114 9 I , -U/-Â·- .- >... t DRAWING NUMBER k': 4-4.I 18 X 24 PRINTED ON NO. 100OH CLEARPRINT. r . - --.,2.4..7173,;7--Tr I #~-.-~.- - -~.: il- - 4 R 0 Â©C C_A p,, u t_ b Q â€¢ . 7% U â‚¬ f f 4 W 1 - re /2 Fl 7 71 '7 ;:-: 1 20 PRLPErl UNE_ 4 f",. t.~'' (27 ~ r B ' ' - 41-1 1.1.- 6.5 '-4 ------- --1 -U-- -~. - 29,5,--- ---- 1 ~ d ~ 101 - 2 1988 d 111 1 . 111\\ 1 10\jL - 505' _ 1 5.0' 1 5.2' -*- t L-- _ 1 ---- ---- 1 4 /bDU /31 2 LINES DUTL/A/f ADDITION . 6 ' , 1 COA/C-. Agâ‚¬ _/O-Lit'\PSTER . 2.5'94/DE * 6 5' LUNE: -12Â£C-~_ ~ 21' : 1 I I CALAR.REbiT-&165 -, AG)DAT/ON . : i RED , . â‚¬ I 1 - 4 - RUILD/N6 1/NF OFF'SET SAME At SHED OFFS ET I . 1 . . - [Fil ''FLAT 20 [aP- -, ~ , .OF'IPROVEMENT luRVE.4 /0/7/81+3 141 1 2 , r I 4 / 1 ,. t - 4 -- \ . -i445- LI#j:\ - \ .0"\ .. -6'9'4'r- c Â¥. 11. . , RETAININ& WAU 'k"i'\ - Â° Â· A-~V"-.v-LÂ»-Â·Â·' Â·am:,; 4 2,5 -L,-,tu\1 \2*Eqe\:41: , -J1#;J#fi.u,&,*I.~0*f,-I . i I , , 1. 1, .i. 6,4 1:AY ' .- . .I';, - -2.2 /4- .- -- 1 t tti tb' I 402/- A ..A#G LA#.31*161 1 - - ,Â·44 -* ~'fak*,-" -*11 -+ 2 \E ... . 4... 0 41, ; - I 1, Fok- - - 44. 521 , ~ -~'*- L '~ , ,-f~. J GRAB AGE '23 \\1 - i 2 I. ......5 ... 7 - 6., etÂ·. .Â·â€¢r. ..Â£51 2. Dâ€¢ .,92~bice,â€ž1 'r-- I '' , tl L 'Z/,5'X /8 >-7 ! Â· Jht.Â·A *4,042 16.N' 7 1 - . ' I.. ~.- I ./ 6. tâ€¢ el + 1...04- 7 . Â· 1 9*lar: - ' 1.4 - 271 - t ,.....fÂ¥, r Â· .4. - '.4 .Â·Â·Â·'A,Â· i.*tw'Â· 1 13..to -~ .4 ' ''1'. ' 'tr-,-7 '...t.'.- ,'t~t, Â·,Â·'.. J , . i -4, 4. ...P'. ...%1 - . ...1 11 -4 1.-1 r - ..4 Â· 1. .... I ...9. . M (2.5' Â·Â· 1-- 0 ..*ni Ap J - ' % --IM- â‚¬Z>' jo" tl 41 1 41 11- R ' K 1 â‚¬) -a t93Â» - - ALLEY 33.6' Al \16/ i 12 lA!#52, 1 I i I 1 1 1 1 1 /3 7 1 r i - j ~ 0-055/13LE 4, 4/ DEWAâ‚¬t \ I \ , 11 1 \1 /8' 1 1 \ 35.2' ~ ~ 22 . 9 ' . 4. 1 1 1 N \ 1 1 2O5572LE D/ABONAL '. \ \ ~ Â£AR--lf /.NA z 7 5PACES N 1 1 . 1 \ \ I \\ 1 1 ~\ ; 1~1 2/VE) 47-REET GUR B ~ i I \ 1 ' 3 00 W MAIN ADD/77 ON 1/4 . APPROVED BY: SCALE: DRAWN B 6,1 45*i' DATE: 5-/11 5. REVISED ~ SITE PLAN + ROOF LINES KEs/D.aNe.E FWL 5007 T + CARot,NE Mc DONALD DRAWING NUMBER 1 18 X 24 PRINTED ON NO. 100014 CLEAMPRINT. F ---- V FLE+Fl-/N 6 SrRIP N 910-REET C I IR 8 3/Of WAI K *-s, Fl RE- AM DRANT IN' 1- r ..... rn n n 'f, r= rh R 1[3 1 6 14 b u./ 1-3 Ad 1~ 1 ~-2 1988 Â®1 U UL_________lEi 1 i t - T FF----T-3 11 11 11 11 ,/ A#4 \i \ 11 iÂ»' /<-7727- /d==efEEFE~A~~ i/ //0 \\ -ilÂ»v / 1 111---- 1==1 1 , -7 f -. b= 1 1 Out ~~o____ ~~ .Li=ILL//LItdL.1 LL_!~zz~ L=t..4rn=1=â€ž=iâ€ž- I ====47:â€ž.-T,:1.4.I-Im#,I~--:-:I..-Â£-...,:=~-==Id#~~46&.ELA~*-..â€ž=___:I-=~ ~ ~ , V/. - 1 ,-L-1 1 .-I--**I.--*..---'.-4-- -------â€ž -.--------I -----I.- : -------*/.*----/1--< 1 -1-=mil- 1 1 , it 11 11 Â· 1 - ---==11 : ==~3-11 1 --- - --====act:==========L ======== . ----------' 9 r--- LI I F - - 1-1 1 --*=ZZ-;=I'-2Â·=2ru'*'..~nÂ·Cull.nÂ·-m-'t...,i:'-...=r.Â·:r':='I.2 --m-=-----.__- - r=- -*-- ' =*#*~*=-=al-Â£zc=,u= Â·Â· ----Â£,.... -4- -,--- ,...,.,.- /-9#*-*$i;-Ji 1 1 .lAi , 00 EST MAIN M in APPROVED BY: SCALE: D RAWN BY ~4,3* O f.u DATE: ~2,0~;-'#3 REVISED ,#S~ P t. i!. NORTH ELEVATION REW (bENCE FDR: 907 T- te* OU#Jf NÂ¥-tÂ»k"U.i> E J. DRAWING NUMBER El 18 X 24 PRINTED ON NO. 100014 CLEARPRINT. . . ....C~,.4.-*D.102,ki.' 3 rh.fE cal W [1 5,717 18 ~~ I- 21988~= ;11 -- WEST , .i -. ;ID.f- P., Ur-,t-, flÂ· ,/ FFU- , - 1 - 4 3(AUT1-1 CKED RDAF , 1-> c>-0Â¢ d MA r;rf a (9'L , / 50x /0 2 1 i [ M Al N STREET] ,Â· 11 1 , U i 1 , =A -"-TAE<.2 - U . . - il i i 1 f jle -/ -''l- BATU . 0 -ty''li! 1-1 t.:.U t~>-~ ._L_ FEDACM '182 ~ <2 Uhf -r r DO d NO KT /4 i; I 1 7 ./ 1? EA/IE YJ 7 t. NiÂ·: . '; ==al C/1 2 Cq: + + 1 7 ... I =0 1 INk 'ST/N6 H [-1 Ilse BEDROopj :03 1 BATH \ i 1 21 1 1 1 It .. ...... t .2.9 Â·'fâ‚¬ A ...' t' i'..ji r ...4 ..,. Jr-7 --11 i f . .-rot,..ijÂ·i.kfj'Â·~'... b . *.' FAST t2N D LET RF ET1 t.Â·r & -I.: Â· f.Â· . I 9 ND LE.VEL-fLODK PLAN_ .. 'rf Â£14 . 14 L ID 0 N A_ED h b b i j -, C,qv SC_At c 1 1/-,f. 1- , . i C /1/66 . ..OP , f ' --â€ž4 + 0 WE 5 7- ' ' - Â· i h iur// 13 8 E _1--1-- ~-~ ~ ---- ----- --*.-1.-7.- -,---91 -,-11.- . 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