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Home My WebLink AboutLand Use Case.HP.501 E Cooper Ave.HP-1991-22501 E Cooper C rh Â«0 . 6Â·f- 1 99 1 -*22 ~ 2737-182-48-029 Â·Â·% 3~\~ ---1 - - -1 - [1_ 1 fee 1 0 07 li- P -6 8 Ip ... eL.-1_U. . - Â·Â· ./.Whitak MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 501 E. Cooper, the Independence Building - Public Hearing Date: March 14, 1990 LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (Condominiumized first floor commercial space only) APPLICANT: M & W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, on behalf of Crossroads Holdings (seller) APPLICANT'S REQUEST: Conceptual Development approval for the remodeling of the existing first floor commercial space and the restoration of one storefront on the north elevation, previously converted to windows. The proposal also includes a new storefront on the west elevation next to the existing hotel lobby entrance, removal of the large, non-original lighting fixtures at the storefront level, and the addition of retractable awnings at storefront level. Revised west elevations have been submitted since the HPC reviewed the concept drawings at pre-app stage. The applicant has eliminated his original request for an additional storefront window near the corner entrance. ZONING: CC, "H" Historic Overlay District, Designated Landmark EXISTING CONDITIONS: No exterior enlargement is proposed. PRIOR COMMITTEE ACTION: On February 14, 1990, the applicant appeared before the HPC in a pre-application to discuss the proposal in concept. The HPC appeared favorable on the restoration of the north elevation storefront, the removal of the non-original lighting fixtures and the addition of awnings, provided they were opening-specific. The primary concern was the proposed new storefront window next to the corner entrance, and construction of a new storefront entrance on the west elevation, next to the existing hotel lobby entrance. The HPC discussed whether the new storefront should be allowed for historic compatibility purposes, and if so, if it should appear as a new or replicated element of the building. Staff stated that a replicative storefront addition, matching the north elevation storefronts, could not be supported, in that it runs contrary to all preservation standards. Therefore, if a new storefront were allowed at all it would have to be designed as an element of its time, and extremely subordinate to the historic features. The general consensus was that the west elevation has been impacted by the hotel lobby entrance, as well as by the layers of exterior paraphernalia (awning, fencing, flower boxes, etc.) A suggestion was made to consider a storefront design transparent in nature, with the surface layer harmonious with the hotel entrance, and a second or recessed layer becoming the actual storefront. PROBLEM DISCUSSION: The applicable Guidelines are found in Section IV. Commercial Buildings - Renovation and Restoration, beginning on page 19. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: We find that the proposal generally meets this standard, with the exception of the awning proposal. The Guidelines for awnings appear on Page 25; these are specific and should be adhered to. Awnings should be opening specific, and not carry across the entire length of the building. It should be noted that staff has received two calls from the public regarding the inappropriateness of a new storefront addition on the west elevation of the Independence Building. They believed the addition of another storefront would negatively impact the integrity of the historic landmark. Staff's concerns regarding the addition of a new storefront on the west elevation are addressed fully in the Response to Standard #4 below. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that the proposal generally meets this standard. The changes proposed are not out of line with respect to similar development in the Commercial Core. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or 2 adjacent parcels. Response: Staff finds that the cultural value of the structure will be enhanced with the restoration of the north elevation storefront and appropriately scaled awnings. We do feel, however, that the new storefront proposed for the west elevation has the ability to counter the cultural enhancement made possible by the north elevation restoration. Further, the preservation and maintenance (painting, etc.) of this dominant building is critical to the cultural value of the Commercial Core Historic District, in our opinion. We encourage cooperation between both building owners in this regard. 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: The Brown and Hoag Building, known today as the Independence, is one of Aspen's largest, most dominant historic resources. It is one of four remaining cast iron storefront commercial buildings in Aspen. The building is associated with one of Aspen's earliest developers, D.R.C. Brown (his brother, a bank president, owned and constructed it); we feel its importance in Aspen's history may not been fully appreciated. Due to its historic association and architectural significance, this building has the potential for being listed on the National Register of Historic Places. Further alterations to this structure will lessen its historic integrity and jeopardize future Register listing. For these reasons, staff does not support the addition of a new storefront on the west elevation. We feel this building has received the maximum number of alterations and impacts over the years. The upper level window replacement was done insensitively (granted, by a different owner a number of years ago). Staff feels that additional alterations with no historic basis will further the negative effects already felt by this important landmark. On the other hand, buildings do evolve over time. As community needs change, (i.e. additional retail space needed) SO do buildings to accommodate these changes. It could be argued that the west elevation of the Independence has become as important as the facade (Cooper St.) due to the extension of the pedestrian mall on Galena. For comparison purposes, the Webber Block (Elks Building), though unique in that it contains two facades (unlike the Independence), has storefront windows on both the west and south elevations. Staff recommends that the HPC consider this historic information carefully, and weigh the impacts such a modification will have on the historic integrity of the building. The applicant has proposed a very simple storefront, with an outer layer to match 3 the hotel entrance (unadorned metal columns and Queen Ann ransom) and a recessed glass storefront set in wood with one central door. This approach appears to meet the Guidelines and the Secretary of the Interior Standards. Staff recommends that the HPC require the applicant to work with the building's second owner on bringing the lobby entrance into harmony (more cohesive decorative elements). Should a new storefront be allowed, staff recommends that the new storefront become as subservient as possible to the historic elements on the west elevation. The conceptual drawings must be clarified at this meeting, and a storefront detail be submitted with the Final Development application. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development as submitted 2. Approve the Conceptual Development plan as submitted, with the exception of the alterations proposed to the west elevation, and the following conditions, to be met at Final Development review, a) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. b) Exact material representation be made, including awning fabric c) Exterior lighting plan, if any, be submitted. 3. Approve the Conceptual Development with conditions, to be met at Final Development review, such as: a) Restudy of the west elevation to provide a new storefront that is subservient to the building's historic architectural elements. A storefront detail shall be submitted with the Final Development application. b) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. c) Exact material representation, including awning fabric d) Exterior lighting plan, if any. 4. Table action to a date specific, to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4 5. Deny Conceptual Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development approval for the application at 501 E. Cooper St. as stated in Alternative #2 above. memo.hpc.501ec 5 6/Â«A 1 1: 1-241 -k 1 71-1 1-a- 1-JÂ« I-ff~;-11-6 -6 1-rt 1 1 -1 1 1 1 -1 1 - - 3 3 5 1 : 1 1 1 1 1 1 1 1 1 1 1 1.-1 11111' 11 1 V 1211.21 E l E i 1 1 1 1 1 1 1,--1 1-- 1 1 1 1 1 1 1 1 1 1 1 1 1 -r-h-TÂ·-1 r- m rÂ· 1-1-1 -r ..c- I 1 1 -1--â€¢ 4 t[:-:~ fH'tr -L..0 ~]p,~,._ != L 41 f 11734 &091 E El 1 1 1 1.1 , 1 1 1 L , 1 1 211 1 1 1 .1,11111,1 11.1 1. 23== cidlm~zi 1 1 -1 -- - j- Existing Cooper Street Elevation ~ 1/4- - 1Â· Â· 0 0,1... .. Independence Building ial i A 1 t .0, '~â€¢-â€¢.â€¢1~6 U;*U 1;~ !~ 1~P~: 1:Â¥~1.~t;5:1 IPt: 1;U Il;~~=., 11. 1 JIU~ 1 IUUU LUUUJ UCULIU ILIUUUUI IUUJUUI UUU::- UUL:.Â·.L_-2 17 1,4., 09 BAJAU,0al rm 91 Vvvv VV.l V V V = .. . . P= .-lill.* F== - ---Ii- 41 t==== 0=1 - 6 1.w i t= i= L._ :1.--1 . ----,1 . 1 - E - LEE3332 -- -- BE- == -' (Il= 1==. -ili#/3//imiht r~216'M -1 - 1, - Il _--1 -1 - -- _=3=ma~ARMWMAN~*MAN*W4 -Â»*itti~*if| 1---1 - 1- - . Existing Gatena Street Mall Elevation 1... 1.0. 0. *-= Buik~ng lul -- "-==- ./LULÂ·41 f?* -U37% l.:1 N 1 v ~ ,t.-'-h U u'Tt l.1 - ' " U 9-% 11~-1 U ~fn U U L LU-flt E E -ff_-Li~ 1 11 --7. 1 11 7 T -1 1 1 1 ' r T _3 E B 3 3 1 1 1 1 ' Â· 1 1 1 1 Â· 1 It ~ 1 2. Remove LanÂ·0 1, 1 1 6.*A~-flfÂ¥Flit@(1]HT-*9~~014# Â¢49 al/43/"m" 17. , I - =*TrIMB__.-/ Ii/222/5'Immi' -ImImri-' I=- 2%.-du L -7. New V.bod Entry Door 1 Add N" Entry & Door L 51 Now Wal Below Window (Typ) L 7, New Wood Entry Doors PROPOSED COOPER STREET ELEvATION 0, .... .. 1- E-M G,0.Â© / Aâ€¢c,â€¢11,clâ€¢ LAA -- 1 51 lei IL-LL'U! 'JUL!l"ll L~:644! -Rwr <â‚¬1ImmiL=-UuuuUU luuwuu uwuuu luu Uln.1' luuwuu luuutfulluuutn I Euct.. tu-- ' 7 <2, 1 2% 1 'R AA I #19% 1 A, 1 #0=% Ila=,Mr r 1Â« -I. L. L) 2JJUU . I <4 Â·Â· -- i-- --- -7--- - s Â·Â·----4.-Â·- ---9-Â·-Â·---LI-u il - -- 1 -1 - = il E 1 - 1 l lili 11,1 Ii I 1 1 1 111;11 1 1 1==.-1 1.==-1 -I-/= 1 .2-======-0 - 1 f 3 3-~ o E -- -----4 - 1< i 1 1 1 ' 1 1 1 . 1 . 6. Add Awnings 1 1 '! 1 p. ~Â·w-Â·1*14'Int.. . 4.Â»Â»4Â¢Â«*,91'f ...== 33?;&4$,1&#E .1.1.-IL~11.1Â£.~U ...~.IL,Lu -- 4.>â€¢~*>:~FoyÂ»4 ..J Y. r :t'-:i>>Â»: 4 ..1' Â·. ,+0Â·,i i w;,:u' _z , I-, I-~--1==Â»T- 'trÂ¢;244,%70>2~Â§ I imil Â»t 4 * 1 R 21 ..0 AA 1 1 - -- /n - -- U q - - - - - 0 -1 - 7 6 -i -Jit{~ttlhlthi-44'11,---r-- -- - 4- gonÂ·, 4##di,I;,fihlih;i/ -- loo~ Â·1- -.-3 -IEEE]-_,uÂ£~uu -- e 27. New Wood Entry Door Y -7. New Wbod - 5. New Infill Below Window (Typj Entry Doors 4. Add New Storefront & Entry Door Masonry to Match Existing Storefront h---- 8.11-, C=-Clit Ace-liâ€¢S PROPOSED GALENA STREET MAU ELEVATION 1/4' â€¢ fÂ·d 2-rxl e. 1 <1 i li l i i l l I lilli 1 237 )11 , . 2 -1 i Retail Space No. 3 ,05;~~/ Swee, t.â€¢â€¢â€¢ I- â€¢3~ /7' i Piopos,d Sti~ Localloâ€¢ Lo-,i Le.,1 '820 ./. 1/ 10 Le-w L//,1 Total :720..1/7 ll - Alt. Wai LOCall- 8 // u // '// ty// Al. wal L.calloâ€¢ A ~It. Wal Looâ€¢tÂ»â€¢ C /59' y I: U # ,0 n y /0 5, //// /// '4555 fip All A 1400 1.1. ,5~' / ..54' Retail Space No. 2 Ali. B '480â€¢J 1 AIL C 1 ISO â€¢1Â·,g/' .d' 4, ill i 1 1 . ~e to Low. Lâ€¢â€¢â€¢1 i 1 Â¤**/I LD) 1 1 1 .0/'till .di R h Retail Space No. 1 Retail Space. No. 4 All. A :010 ..1 S/"/ L"// /10 1./. AIL. 8 930..1 Total '270 I.I. *~ R)21322~ 1 2 / 49 Lowâ€¢f Lâ€¢vâ€¢1 1880 /. All. 4 880 W To'.1 2600 ..1. 0 - TI 11 M-H] 4; 11 N 12 ~,0-d-câ€¢ 841*10 Com-rÂ¢91 Prooer,101 G.I.n. StrIIl MIll PROPOSED STREET LEVEL FLOOR PLAN NolÂ« Dreâ€¢â€¢Ing, ar* ,ot De*,d on ve,0,4 Surve, 0,Â» 3.1 0. 1/4.1.Â· 0. d,1/ and may Aot hi /co,â€¢ati to scale. The E,r-,M .,Â». 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Â· -7-"FTY--Et-f~j jÂ·-f-# Â·~14= -9..."I -. idepwbvwc e. 9.1, C.9.A* U u. i Pwf 4,1 &16,1 SL~ 44 4*A 1 t'-~t tbe} 4.44- ,/'66\~Â·a 9*, IMA-M (Ap.,wart *61- 96** 0 ala-4 Ilt ) . T.4 EkVUÂ¢Â·Wi,k,4 61.01Lf A+04:Ll" 2. M.N. , (1â€¢ *75/al//I- 4.6 11 1 i Lower LeÂ¥,1.R*tall Space No. 3 44 10.0,-i L.-* 78*Na | L '5 n % -2 i. S...1 L.V. ~ Â£ 1 Lower Level Retail Space No. 1 U i i'lrÂ»11.-2Â£14.J' 6.~-*' 9-1-ti-It U. e Nou: C*I-.04 /0 aot De, d on ve,-d 1-vi, FT, -18 ~ad -, nel b, aÂ¢*021â€¢ 10 :C,4. Nk â€¢=,0-,nce Buld.. Com n,-1 Plop...s PROPOSED BASEMENT LEVEL FLOOR PLAN .. I -'-' 4 ~r..r.f.;:.1.2,4,:....i~ZLi.~Fy.+~12.+H' 444.. ' 20 1,9 , 1 16. .fo, I 4. '' 14 1. , Me' -- ..r i:--4 .i %.i - 4 . . Â· b-.41*1 li; a ' ~ rIA .1 ..1. 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' m , lili 1311 Rehabilitating Historic Storefronts Nae: 1 Jimt Ittlm â€¢' 11 11:11;111, m:li t. AÂ»Â·'811~ '67 1'1114,111'In'aic, - ..'11,I,11 I,;mÂ¥Â·Â·"r H. Ward Jandl Technical Preservation Services Preservation Assistance Division National Park Service U.S. Department of the Interior The storefront is the most important architectural feature â€¢ if the original storefront has survived largely intact but of many historic commercial buildings. It also plays a is in a deteriorated condition, what repairs should be crucial role in a store's advertising and merchandising undertaken? strategy to draw customers and increase business. Not surprisingly, then, the storefront has become the feature most commonly altered in a historic commercial building. o if the storefront has been modernized at a later date, In the process, these alterations may have completely should the later alterations be kept or the building changed or destroyed a building's distinguishing architec- restored to its original appearance or an entirely new tural features that make up its historic character. design chosen? As more and more people come to recognize and appre- ~ ciate the architectural heritage of America's downtowns, â€¢ if the building's original retail use is to be changed to however, a growing interest can be seen in preserving the historic character of commercial buildings. The sensitive office or residential, can the commercial appearance of the building be retained while accommodating the new rehabilitation of storefronts can result not only in in- use? creased business for the owner but can also provide evi- dence that downtown revitalization efforts are succeeding (see figure 1). This Preservation Brief is intended to assist owners, ar- Once a decision is made to rehabilitate a historic com- chitects, and planning officials in answering such ques- mercial building, a series of complex decisions faces the tions about how to evaluate and preserve the character of owner, among them: historic storefronts, In so doing, it not only addresses the ~14<Ii#~~ffi.mi4*1#L#N~H#&4. 1 1 - ' 1 j.ozl, L 1 1 ~-" " " ?- ~PÂ«~ilit t UÂ·"~-- 1 E-1--7 ~ 1 - I. L i 61&#i<*kieh~~@~~ -,Â£.ad.,4.i.I- HÂ¥ L Y :2.92.4.1 -1:...1.3 MAIN 3-FREET 1 Figure 1. Inappropriate storefront alterations over the years-metal cladding, overstzed signs and canopies-have detracted from the character of this historic district in Van Buren, Arkansas. A carefully considered reliabilitation plan for Main Street, including the removal of poorly designed signs, false fronts and tile selection of an appropriate exterior paint color palette, serves to enhance the visual environment and preserves the district's sense of time and place. Photo above: Bob Dunn; Drawing, David Fitts 1 basic design issues associated with storefront rehabilita- al' "UED TROM FRONTS. GEO. L. MISKEM 8 CO EVAmi!Â·LLE. â„¢11 tion, but recommends preservation treatments as well. Finally, although the Brief focuses on storefront rehabilita- tion, it is important to review this specific work in the -132911ft broader context of preserving and maintaining the overall structure. Money spent on storefront rehabilitation may ' 11#~ be completely wasted if repair and maintenance problems on the rest of the building are neglected. , Sri-1.-11 , RIM Mi t#-21 Historical Overview . h A. 1 '2 1 1 .L ..1 Commercial establishments of the 18th and early 19th cen- 1, .4 ~ ~Cul- ~ turies were frequently located on the ground floor of Â«., '... Ill buildings and, with their residentially scaled windows and doors, were often indistinguishable from surrounding - L r==156-77.- ~~ houses. In some cases, however, large bay or oriel win- h...0/0 1.20:ZEZZZL-:1:-=~OFEâ‚¬227â‚¬7Â»ECIEi dows comprised of small panes of glass set the shops apart from their neighbors. Awnings of wood and canvas and signs over the sidewalk were other design features '' , I seen on some early commercial buildings. The ground - 1 1- - - - floors of large commercial establishments, especially in the ,., 9 1. L' 4 first decades of the 19th century, were distinguished by regularly spaced, heavy piers of stone or brick, infilled f .T ...1 with paneled doors or small paned window sash. Entrances were an integral component of the facade, typically not - --- ~ ' - - #' ..., 4111 given any particular prominence although sometimes '11:.16.-: - 1 0 1 Ym'. 1 1 wider than other openings. *24 1 - The ready availability of architectural cast iron after the 2.44 74 I -4 - 1840's helped transform storefront design as architects and :Â·~.â€¢~en - 4 I - $ builders began to experiment using iron columns and . lintels at the ground floor level. Simultaneous advances in ~ &.Â»-....,d~'-4* q,h-:--*---*#--- m-Â»-â€¢ the glass industry permitted manufacturing of large panes . il-Tri-::p.-2,2174':tr.I.Z.'221;,t-Â·r27 ZV-224~2.Ar-;-10 2=.2..= CATILOGUE /EXES SUBJECT TO 1 1.rIEliAL Da'OUNTÂ· of glass at a reasonable cost. The combination of these Lk . - 13 - two technical achievements led to the storefront as we Figure 2. These 19th century galuanized iron storefronts could be ~ know it today-large expanses of glass framed by thin purchased from George L. Mesker & Co. in Evansuille, Indiana. structural elements. The advertisement of the merchant and his products in the building facade and display win- dows quickly became critical factors in the competitive pediment commercial atmosphere of downtowns. In the grouping of these wide-windowed facades along major commercial cornice ~ streets, the image of America's cities and towns radically window lintel - changed. -4.8/WAWL.i~ The first cast iron fronts were simple post-and-lintel window sash - .97.9//1* *gm.2 -.f'=-I. 1 construction with little decoration. As iron craftsmen -0--#,Him'm el'*&.I*'em =*JEBN-Fi## became more adept and as more ornate architectural window sill -'*,4624#* 1/ml~lillilt ~IgpiI111Tru~ ~~~~~~ 1- styles became popular, cast iron fronts were given signboard (fascia) Italianate, Venetian Gothic, and French Second Empire Jurm 11::': *4# m .d; + 17-"'s l. i -1= .111 . 4=- ,./ details. Cast iron storefronts could be selected directly transom - from catalogs, which began to appear in the early 1850's. --I h- . t i: 4/ Standardized silk columns, and lintels could be arranged display window - to create fronts of all sizes, styles and configurations. In recessed double doors - . .1.h . 1 1- MII p, the 1870's sheet metal storefronts became popular; they were also sold in standardized sizes and configurations pilaster --F--litl ~]'- f i 1 - 1 6 2 5 - E* 1 through manufacturers' catalogs (see figure 2). . 1 -- 're, ~ =1 The typical 19th century storefront consisted of single lower window panel or double doors flanked by display windows (see figure 3). The entrance was frequently recessed, not only to pro- Figure 3. Become familiar loith the architectural features typical tect the customer from inclement weather but to increase of historic commercial buildings. A close look at a storefront s construction materials, features mid relationship to the upper the amount of space in which to display merchandise. In stories will help in determining how much of the origMal facade some cases an additional side door provided access to the remains. upper floors. Thin structural members of cast iron or This particular storefront is NO. 4016 in the George L. Mesker wood, rather than masonry piers, usually framed the and Company catalog of 1905. One of Mesker's most popular storefront. The windows themselves were raised off the designs, it featured cast-iron silk columns and lintels, galuanized ground by wood, cast iron or pressed metal panels or iron lintel and main comice, window caps and pediment. bulkheads; frequently, a transom or series of transoms consisting of single or multiple panes of glass) were to A placed above each window and door. The signboard tent and nature of rehabilitation work needed (see figure above the storefront (the fascia covering the structural 6). In most cases, this examination is best undertaken by a beam) became a prominent part of the building. Canvas qualified professional. ~ awnings, or in some cases tin or wooden canopies, often shaded storefronts of the late 19th century. Iron fronts were frequently put onto existing buildings as a way of giving them an up-to-date appearance. Except for expand- - giÂ¥~,2* NAL, , ing the display window area to the maximum extent possi- fâ‚¬~-' â€¢442WU . - '4~ ble and the increasing use of canvas awnings, few major '01&*r technical innovations in storefront design can be detected 3121Â¥~- :. *C - from the 1850's through 1900. Lk.ar 46. The first decades of the 20th century saw the growing 01 1 use of decorative transom lights (often using small ,-,- blift{%Â¢4~~~_i~ I prismatic glass panes) above display windows; in some - cases, these transoms could be opened to permit air circu- 4 -* ).%11 [ation into the store. Electric incandescent lights enabled :toreowners to call attention to their entrance and display 6 ./Fi A ng&*12. e. .9..r 2 windows and permitted nighttime shopping. In the 1920's i D ,4~ bkle 19. and 1930's a variety of new materials were introduced 1 .. :b'. i â€¢t >d into the storefront, including aluminum and stainless steel r. 4 , .--- -7-I- --906'~â€¢Â£/0.7 framing elements, pigmented structural glass (in a wide J r variety of colors), tinted and mirrored glass, glass block , '.- Ly kij. 4*j/$' I .0. and neon. A bewildering number of proprietary products Figure 4. This storefront in New York City designed by Ray- also appeared during this period, many of which went mond Loewy typifies the streamlined look of the 1930's, Added into storefronts including Aklo, Vitrolux, Vitrolite, and to an earlier buiding, the front utilizes glass, stainless steel and Extrudalite. Highly colored and heavily patterned marble neon to make a modern statement. This is a good example of u was a popular material for the more expensive storefronts letter storefront which has acquired significance und should be re- of this period. Many experiments were made with recessed tained in any rehabilitation. entries, floating display islands, and curved glass. The ; utilization of neon lighting further transformed store signs ELe-, into elaborate flashing and blinking creations. During this ~r-Â· -971,4-*--Â· ., . Â· .3. 1-,-3-6-41.-â€ž4.~-~ . --4 ~ period design elements were simplified and streamlined; 1. H62'S,2~3'*2E02*b'v--24=*Â·r~Â»Â·,I,J--â€ž,I,3*,IT...,#A. transom and signboard were often combined. Signs utilized B1 i~-1-i-â‚¬lrra== 0,=:=r *47-5-4trnÂ¢-4,#4+m,AmiRIM typefaces for the period, including such stylized lettering ?21+84144/"2 21-FRilÂ©3141!334]/LINEaI." . 5. as "Broadway," "Fino" and "Monogram. Larger buildings d.~".:'j#*.Aieg, .1*6r-~ -- L *iâ‚¬f. of this period, such as department stores, sometimes had WIN*Rfi~69*#=M~~Ming,4725rgiweD#~en-litip,-il fixed metal canopies, with lighting and signs as an integral TS--cr:Â·*~ FreT/-1.,r VT 1. U.:w.. ... component of the fascia (see figure 4). Because commercial architecture responds to a variety ..R.ilin ,- .3. lim R .21 of factors-environmental, cultural, and economic, distinct regional variations in storefronts can be noted. 9*7* - F Fixed metal canopies supported by guy wires, for exam- Figure 5. In some cases, as in the storefront on the extreme left, ple, were common in late 19th and early 20th century it is a simple matter to determine original appearance by looking storefronts in southern states where it was advantageous at neighboring storefronts. Removal of the board and batten to have shaded entrances all year long. Such a detail was fasciaboard, pent roof, and "colonial" style door, all of which less common in the northeast where moveable canvas could be undertaken at minimal cost, would restore the original awnings predominated. These awnings could be lowered proportions and lines of the building. Photo: Day Johnston in summer to keep buildings cooler and raised in winter when sunlight helps to heat the building. Guidelines for Rehabilitating Existing Historic Storefronts 1. Become familiar with the style of your building and the role of the storefront in the overall design. Don't "early up" a front Avoid stock "lumberyard colonial" detailing such as coach Evaluating the Storefront lanterns, mansard overhangings, wood shakes, nonoperable shutters, and small paned windows except where they existed historically. The important key to a successful rehabilitation of a 2. Preserve the storefronfs character even though there is a historic commercial building is planning and selecting new use on the interior. If less exposed window area is treatments that are sensitive to the architectural character desirable, consider the use of interior blinds and insulating of the storefront. As a first step, it is therefore essential to curtains rather than altering the existing historic fabric. identify and evaluate the existing storefront's construction 3. Avoid use of materials that were unavailable when the - materials; architectural features; and the relationship of storefront was constructed; this includes vinyl and aluminum siding, anodized aluminum, mirrored or tinted glass, artificial / those features to the upper stores (see figure 5). This 4- stone, and brick veneer. evaluation will permit a better understanding of the store- 4. Choose paint colors based on the building's historical front's role in, and significance to, the overall design of appearance. In general do not coat surfaces that have never the building. A second and equally important step in been painted. For 19th century storefronts, contrasting colors planning the rehabilitation work is a careful examination may be appropriate, but avoid too many different colors on a single facade. of the storefront's physical conditions to determine the ex- 3 facade or are they recessed? What is the proportion of ~ natural light into the basement? < area between the display windows and transom? Are there window openings in the base panels to allow â€¢ Entrances: \1%\ Are the entrances centered? Are they recessed? Is one entrance more prominent than the others? How is the ~ primary retail entrance differentiated from other en- 1 /1 1 \ k trances? Is there evidence that new entrances have been , 4 added or have some been relocated? Are the doors - 1 i original or are they later replacements? ' â€¢ Decorative Elements: -1 1 ; 14 ~ ~ Are there any surviving decorative elements such as 4 - i j molded cornices, column capitals, fascia boards, Â·Â· 41*Â· 1 : brackets, signs, awnings or canopies? Is there a belt- 4 course, comice, or fascia board between the first and 1 t'Â« 67 ''' IJM"'ABIA : second floor? Are some elements older than others indi- 1 9.* 48 1 .a**0=. 1.4 1 eating changes over time? 1 1 M storefront's Relationship to Upper Stories: is there a dif- - ference in materials between the storefront and upper = stories? Were the storefront and floors above it created as an overall design or were they very different and unrelated ... 1 1 11 911, - 0-1 -11- 1 lili 4 to each other? 4 + M, 2' i 4*, ti It is also worthwhile to study the neighboring commer- - rj cial buildings and their distinctive characteristics to look for - 4*Apt.*Mi - ? 1- 11 similarities (canopies, lighting, signs) as well as differences. 0- ..4 This can help determine whether the storefront in question - r :] is significant and unique in its own right and/or whether it is significant as part of an overall commercial street- Figure 6. Storefronts of the 1940's. 50's, and 60's were frequently scape. installed by attaching studs or a metal grid over an early front and applying new covering materials. If the existing storefront is ~ a relatively recent addition with little or no architectural merit, begin by remouing the covering materials in several places as was done here. If this preliminary investigation reveals evidence Physical Condition of an earlier front, such as this cast-iron column, carefully remove the later materials to assess the overall condition of the Mild Deterioration: Do the surface materials need repair? historic storefront, The black mastic visible on the lower Is paint flaking? Are metal components rusting? Do joints masonry panels was used for installing pigmented structural need recaulking where materials meet glass windows? glass. Some attachment methods for modern facings, such as Mild deterioration generally requires only maintenance mastic or metal lath, may have seriously damaged the original level treatments. fabric of the buiding, and this must be taken into account in the Moderate Deterioration: Can rotted or rusted or broken rehabilitation process. Photo: Bob Dunn sections of material be replaced with new material to match the old? Can solid material (such as Carrara glass) from a non-conspicuous location be used on the historic The following questions should be taken into considera- facade to repair damaged elements? Do stone or brick tion in this two-part evaluation: components need repointing? Is the storefront watertight with good flashing connections? Are there leaky gutters or Construction Materials, Features, air conditioner units which drip condensation on the and Design Relationships storefront? Is caulking needed? Moderate deterioration Storefront's Construction Materials: What are the con- generally requires patching or splicing of the existing ele- struction materials? Wood? Metal? Brick or other ments with new pieces to match the deteriorated element. masonry? A combination? Severe Deterioration: Have existing facing materials Storefront's Architectural Features: What are the various deteriorated beyond repair through vandalism, settlement, architectural features comprising the storefront and how or water penetration? Is there a loss of structural integ- are they arranged in relationship to each other? rity? Is the material rusted through, rotted, buckling, I Supporting Columns/Piers: completely missing? Are structural lintels sagging? Are What do the columns or piers supporting the store- support columns settled or out of alignment? Severe dete- front look like? Are they heavy or light in appearance? rioration generally requires replacement of deteriorated Are they flush with the windows or do they protrude? elements as part of the overall rehabilitaton. Are they all structural elements or are some columns In evaluating whether the existing storefront is worthy .-* decorative? of preservation, recognize that good design can exist in â€¢ Display Windows and Transoms: any period; a storefront added in 1930 may have greater Are the display windows and transoms single panes architectural merit than what is replaced (see figure 4). In of glass or are they subdivided? Are they flush with the commercial historic districts, it is often the diversity of 4 tÂ·Mâ€¢am-1Nrt 3 styles and detailing that contribute to the character; Iron-a magnetic, gray-white malleable metal, readily removing a storefront dating from 1910 simply because susceptible to oxidation. Cast iron, most commonly found other buildings in the district have been restored to their in storefronts, is shaped by molds and can withstand great /. 1860's appearance may not be the best preservation ap- compressive loads. Rolled sheet iron, sometimes galvanized b~ proach. If the storefront design is a good example of its with zinc, also was used in storefront construction. Stain- 1 period and if it has gained significance over time, it less steel began to appear in storefronts after 1930. should be retained as part of the historical evolution of Zinc-a medium-hard, bluish-white metal, widely used the building (this architectural distinctiveness could also as a protective coating for iron and steel. It is softer than be an economic asset as it may attract attention to the iron and is nonmagnetic. building). Copper-a nonmagnetic, corrosion-resistant, malleable metal, initially reddish-brown but when exposed to the at- mosphere turns brown to black to green. Deciding a Course of Action Bronze and brass-nonmagnetic, abrasive-resistant alloys combining copper with varying amounts of zinc, The evaluation of the storefront's architectural features lead, or tin. These copper alloys, more commonly found and physical condition will help determine the best course in office buildings or large department stores, range in of action in the actual rehabilitation work. The following color from lemon yellow to golden brown to green recommendations, adapted from the Secretary of the In- depending on their composition and are well suited for terior's "Standards for Rehabilitation" and the accom- casting (see figure 7). panying interpretive guidelines, are designed to ensure Aluminum-a lightweight, nonmagnetic metal common- that the historic commercial character of the building is ly found on storefronts dating from the 1920's and 30's. retained in the rehabilitation process. Its brightness and resistance to corrosion has made it a If the original or significant storefront exists, repair and popular storefront Inaterial in the 20th century. retain the historic features using recommended treatments (see following sections on rehabilitating metal, wood and masonry storefronts as well as the guidelines for rehabili- tating existing historic storefronts found on page 3 ). If the original or significant storefront no longer exists ~ 51454111.&2~.2.42.65...,al or is too deteriorated to saue, undertake a contemporary 2[DIPâ€¢=~ design which is compatible with the rest of the buiding in ~1 scale, design, materials, color and texture; or undertake 314 an accurate restoration based on historical research and ~~ physical evidence (see section on "Replacement Store- fronts"). Where an original or significant storefront no 1 Y \\ longer exists and no evidence exists to document its early / F. Â£ 1 appearance, it is generally preferable to undertake a con- temporary design that retains the commercial "flavor" of , : mry the building. The new storefront design should not draw attention away from the historic building with its detailing tii- but rather should respect the existing historic character of the overall building. A new design that copies traditional details or features from neighboring buildings or other m ..4...:!,rÂ¥*1Frap#.--''.~:..~P, . - structures of the period may give the building a historical . . appearance which blends in with its neighbors but which never, in fact, existed. For this reason, use of conjectural E SINCE 1900 , 0/ DI)Al, n designs, even if based on similar buildings elsewhere in G U'arl I IN~ the neighborhood or the availability of different architec- 4 C_~~00/'7~77'00~FLOR I STS -~ tural elements from other buildings or structures, is gen- 1 erally not recommended. 24...m..0//Bill/1 li R. Rehabilitating Metal Storefronts Rehabilitating metal storefronts can be a complex and 3 E43*110 Fl~~~11 2 e,~1- Â·,ia time-consuming task. Before steps are taken to analyze or C~ t~ 12:611:AQ(Inrifia 1, treat deteriorated storefronts, it is necessary to know which metal is involved, because each has unique prop- erties and distinct preservation treatments. Storetronts , N-Â·,Fli:,4 --. -- - 1 were fabricated using a variety of metals, including cast CA~1 iron, bronze, copper, tin, galvanized sheet iron, cast zinc, OmO19 M,1. ~ ,-- 4 .mol mniBIA rÂ» e,m,=24 19â€¢00 and stainless steel. Determining metallic composition can ~ bea difficult process especially if components are en- Figure 7. Part of a large office building constructed iii Wash- crusted with paint. Original architect's specifications ington, D.C. in 1928, this finely detailed bronze storefront is (sometimes avaiiable from permit offices, town halls, or typical of minly constructed Litiring this period. It should be records of the original owner) can be important clues in noted that the original grilles, spandrel panel and window above this regard and should be checked if at all possible. are all intact. Photo: David W. Look, AIA 5 Repair and Replacement of Metal problems, handscraping and wire-brushing are viable Simply because single components of a storefront need cleaning methods. While it is necessary to remove all rust repair or replacement should not be justification for before repainting, it is not necessary to remove all paint. 1 replacing an entire storefront. Deteriorated metal architec- For situations involving extensive paint build-up and cor- , tural elements can be repaired by a variety of means, rosion, mechanical methods such as low-pressure gentle although the nature of the repair will depend on the ex- dry grit blasting (80-100 psi) can be effective and eco- '' tent of the deterioration, the type of metal and its loca- nomical, providing a good surface for paint. Masonry and i tion, and the overall cost of such repairs. Patches can be wood surfaces adjacent to the cleaning area, however, used to mend, cover or fill a deteriorated area. Such should be protected to avoid inadvertent damage from the patches should be a close match to the original material to blasting, It will be necessary to recaulk and putty the prevent galvanic corrosion. Splicing-replacement of a heads of screws and bolts after grit blasting to prevent small section with new material-should be undertaken on moisture from entering the joints. Cleaned areas should be structural members only when temporary bracing has painted immediately after cleaning with a rust-inhibiting been constructed to carry the load. Reinforcing-or brac- primer to prevent new corrosion. Before any cleaning is ing the damaged element with additional new metal undertaken, local codes should be checked to ensure com- material-can relieve fatigue or overloading in some situa- pliance with environmental safety requirements. tions. Storefronts utilizing softer metals (lead, tin), sheet metals If metal components have deteriorated to a point where (sheet copper), and plated metals (tin and terneplate) they have actually failed (or are missing), replacement is should not be cleaned mechanically (grit blasting) because the only reasonable course of action. If the components their plating or finish can be easily abraded and damaged. are significant to the overall design of the storefront, they It is usually preferable to clean these softer metals with a should be carefully removed and substituted with com- chemical (acid pickling or phosphate dipping) method. ponents that match the original in material, size and Once the surface of the metal has been cleaned of all cor- detailing (see figure 8). rosion, grease, and dirt, a rust-inhibiting primer coat should be applied. Finish coats especially formulated for metals, consisting of lacquers, varnishes, enamels or \t 1 special coatings, can be applied once the primer has dried. w 11 Primer and finish coats should be selected for chemical \11 compatibility with the particular metal in question. 1 Bronze storefronts, common to large commercial office ..2:,:4 buildings and major department stores of the 20th cen- tury, can be cleaned by a variety of methods; since all - - 71 remove encrusted salts, bird droppings or dirt). Excessive cleaning can remove the texture and finish of the metal. ' Since this patina can protect the bronze from further ..,f,hi*k- ~~~,**42-, *.A,24,-, ~ corrosion, it should be retained if possible. If it is ' -2 desirable to remove the patina to restore the original sur- -- face of the bronze, several cleaning methods can be used: - chemical compounds including rottenstone and oil, whit- - ing and ammonia, or precipitated chalk and ammonia, Figure 8. When the Grand Opera House in Wilmington, Dela- can be rubbed onto bronze surfaces with a soft, clean ware, was rehabilitated, missing cast-iron columns -Loer e cast of cloth with little or no damage. A numbef of commercial aluminum to match the original: in this particular case, because cleaning companies successfully use a combination of 5 % these columns do not carry great loads, aluminum proved to be oxalic acid solution together with finely ground India successful substitute. Photo: lolin G. Waite pumice powder. Fine glass-bead blasting (or peening) and crushed walnut shell blasting also can be acceptable Before going to the expense of reproducing the original, mechanical methods if carried out in controlled circum- it may be useful to check salvage yards for compatible stances under low (80-100 psi) pressure. Care should be components. Missing parts of cast iron storefronts can be taken to protect any adjacent wood or masonry from the replaced by new cast iron members that are reproductions blasting. of the original. New wooden patterns, however, usually The proper cleaning of metal storefronts should not be need to be made if the members are large. This procedure considered a "do-it-yourself" project. The nature and tends to be expensive (it is usually impossible to use ex- condition of the material should be assessed by a compe- isting iron components as patterns to cast large elements because cast iron shrinks 1 5 inch per foot as it cools). In tent professional, and the work accomplished by a com- pany specializing in such work. some situations, less expensive substitute materials such as aluminum, wood, plastics, and fiberglass, painted to match the metal, can be used without compromising the architectural character of the resource. Rehabilitating Wooden Storefronts Cleaning and Painting The key to the successful rehabilitation of wooden store- ~ fronts is a careful evaluation of existing physical condi- - Cast iron storetronts are usually encrusted w ith layers of lions, Moisture, vandalism, insect <ittack, and lack of airÂ·.t which need to be removed to restore crispness to the maintenance can all contribute to the deterioration ot etails. L.Vhere paint bulid-up ana rust are not severe .vooden storetronts. Paint failure shouid not be mistaken- n.a *4-~ /1 1 ly interpreted as a sign that the wood is in poor condition Repainting of Wood and therefore irreparable. Wood is frequently in sound physical condition beneath unsightly paint. An ice pick or Wooden storefronts were historically painted to deter the awl may be used to test wood for soundness-decayed harmful effects of weathering -(moisture, ultraviolet rays wood that is jabbed will lift up in short irregular pieces; from the sun, wind, etc.) as well as to define and accent sound wood will separate in long fibrous splinters. architectural features. Repainting exterior woodwork is Repair and Replacement of Wood thus an inexpensive way to provide continued protection from weathering and to give a fresh appearance to the Storefronts showing signs of physical deterioration can often be repaired using simple methods. Partially decayed storefront. wood can be patched, built up, chemically treated or con- Before repainting, however, a careful inspection of all solidated and then painted to achieve a sound condition, painted wood surfaces needs to be conducted in order to determine the extent of surface preparation necessary, that good appearance, and greatly extended life. To repair wood showing signs of rot, it is advisable to is, whether the existing layers of paint have deteriorated dry the wood; carefully apply a fungicide such as penta- to the point that they will need to be partially or totally removed prior to applying the new paint. chlorophenol (a highly toxic substance) to all decayed As a general rule, removing paint from historic exterior areas; then treat with 2 or 3 applications of boiled linseed oil (24 hours between applications). Afterward, fill cracks woodwork should be avoided unless absolutely essential. and holes with putty; caulk the joints between the various Once conditions warranting removal have been identified, wooden members; and finally prime and paint the surface. however, paint can be removed to the next sound layer Partially decayed wood may also be strengthened and using the gentlest method possible, then the woodwork re- stabilized by consolidation, using semi-rigid epoxies which painted. For example, such conditions as mildewing, ex- saturate porous decayed wood and then harden. The con- cessive chalking, or staining (from the oxidization of solidated wood can then be filled with a semi-rigid epoxy rusting nails or metal anchorage devices) generally require patching compound, sanded and painted. More informa- only thorough surface cleaning prior to repainting. Inter- tion on epoxies can be found in the publication "Epoxies coat peeling, solvent blistering, and wrinkling require removal of the affected layer using mild abrasive methods for Wood Repairs in Historic Buildings," cited in the such as hand scraping and sanding. In all of these cases of bibliography. limited paint deterioration, after proper surface prepara- Where components of wood storefronts are so badly deteriorated that they cannot be stabilized, it is possible to tion the exterior woodwork may be given one or more replace the deteriorated parts with new pieces (see figure coats of a high quality exterior oil finish paint. On the other hand, if painted wood surfaces display 9). These techniques all require skill and some expense, but are recommended in cases where decorative elements, continuous patterns of deep cracks or if they are exten- such as brackets or pilasters, are involved. In some cases, sively blistering and peeling so that bare wood is visible, the old paint should be completely removed before repaint- missing edges can be filled and rebuilt using wood putty ing. (It should be emphasized that because peeling to bare or epoxy compounds. When the epoxy cures, it can be sanded smooth and painted to achieve a durable and wood-the most common type of paint problem-is most often caused by excess interior or exterior moisture that waterproof repair. collects behind the paint film, the first step in treating 1 peeling is to locate and remove the source or sources of 1 4 There are several acceptable methods for total paint moisture. If this is not done, the new paint will simply peel off.) removal, depending on the particular wooden element in- volved. They include such thermal devices as an electric 'fÂ» '?:Â«'~e ~% '42(*N;â€¢@*/4*Pe,9,â€¢rb~ tA heat plate with scraper for flat surfaces such as siding, window sills, and doors or an electric hot-air gun with profiled scraper for solid decorative elements such as gingerbread or molding. Chemical methods play a more ' limited, supplemental role in removing paint from historic exterior woodwork; for example, caustic or solvent-base strippers may be used to remove paint from window mun- . tins because thermal devices can easily break the glass. -1 - - Detachable wooden elements such as exterior shutters, balusters and columns, can probably best be stripped by i means of immersion in commercial dip tanks because other methods are too laborious. Care must be taken in -- - 04:Â¢Â»53Â£242 rinsing all chemical residue off the wood prior to painting bLt t. 4 -**JL--- _ or the new paint will not adhere. Finally, if the exterior woodwork has been stripped to Figure 9. Rather than replace an entire wooden storefront when bare wood, priming should take place within 48 hours there is only localized deterioration, a new wooden component (unless the wood is wet, in which case it should be per- can be pieced-in, as seen here in this column base. The new trood will need to be given Primer and top coats of a high qual- mitted to dry before painting). Application of a high ity exterior paint-either an oil-'base or latex system. Also wood quality oil type exterior primer will provide a surface over that is flaking and pee;ing shouid be scraved and hand-sanded rwhich either an oil or latex top coat can be successfully prior to repainting. Photo: H. Ward Imicit used. 7 -- 2*Â£84Â·k I Rehabilitating Masonry Storefronts tions marred by mastic application may be one option in limited situations; individual pieces of stone or bricks that Some storefronts are constructed of brick or stone, and have been damaged by inappropriate alterations may be like their metal and wooden counterparts, also may have cut out and replaced with new pieces that duplicate the been subjected to physical damage or alterations over original. However, since an exact match will be nearly im- time. Although mortar may have disintegrated, inappro- possible to achieve, it may be necessary to paint the priate surface coatings applied, and openings reduced or repaired masonry in order to create a harmonious facade. blocked up, careful rehabilitation will help restore the Replacement of a large area with new materials may not visual and physical integrity of the masonry storefront. be acceptable as it may give the building a new, non- historic appearance inappropriate to the building style and Repair and Replacement of Masonry period. If obvious signs of deterioration-disintegrating mortar, spalling bricks or stone-are present, the causes (ground Designing Replacement Storefronts moisture, leaky downspouts, etc.) should be identified and Where an architecturally or historically significant store- corrected. Some repointing may be necessary on the front no longer exists or is too deterioriated to save, a masonry surface, but should be limited to areas in which new front should be designed which is compatible with so much mortar is missing that water accumulates in the the size, scale, color, material, and character of the build- mortar joints, causing further deterioration. New mortar ing. Such a design should be undertaken based on a should duplicate the composition, color, texture, and thorough understanding of the building's architecture and, hardness, as well as the joint size and profile of the where appropriate, the surrounding streetscape (see figure original. Badly spalling bricks may have to be replaced. 10). For example, just because upper floor windows are Deteriorated stone may be replaced in kind, or with a arched is not sufficient justification for designing arched matching substitute material; in some cases where not visually prominent, it may be covered with stucco, possi- openings for the new storefront. The new design should "read" as a storefront; filling in the space with brick or bly scored to resemble blocks of stone. similar solid material is inappropriate for historic build- ings. Similarly the creation of an arcade or other new Cleaning Masonry design element, which alters the architectural and historic Inappropriate cleaning techniques can be a major source character of the building and its relationship with the of damage to historic masonry buildings. Historic masonry street, should be avoided. The guidelines on page 8 can should be cleaned only when necessary to halt deteriora- assist in developing replacement storefront designs that tion or to remove graffiti and stains, and always with the respect the historic character of the building yet meet cur- gentlest means possible, such as water and a mild deter- rent economic and code requirements. gent using natural bristle brushes, and/or a non-harmful ~F chemical solution, both followed by a low-pressure water rinse. It is important to remember that many mid-19th cen- tury brick buildings were painted immediately or soon Guidelines for Designing Replacement Storefronts after construction to protect poor quality brick or to irn- 1. Scale: Respect the scale and proportion of the existing itate stone. Some historic masonry buildings not originally building in the new storefront design. painted were painted at a later date to hide alterations or 2. Materials. Select construction materials that are appro- repairs, or to solve recurring maintenance or moisture priate to the storefronts; wood, cast iron, and glass are problems. Thus, whether for reasons of historical tradi- usually more appropriate replacement materials than tion or practicality, it may be preferable to retain existing masonry which tends to give a massive appearance. paint. If it is readily apparent that paint is not historic 3. Cornice: Respect the horizontal separation between the and is a later, perhaps unsightly or inappropriate treat- storefront and the upper stories. A cornice or fascia board ment, removal may be attempted, but only if this can be traditionally helped contain the store's sign. carried out without damaging the historic masonry. Gen- 4, Frame: Maintain the historic planar relationship of the erally, paint removal from historic masonry may be ac- storefront to the facade of the building and the streetscape complished successfully only with the use of specially for- (if appropriate). Most storefront frames are generally mulated chemical paint removers. No abrasive techniques, composed of horizontal and vertical elements. such as wet or dry sandblasting should be considered. If 5. Entrances: Differentiate the primary retail entrance non-historic paint cannot be removed without using abra- from the secondary access to upper floors. In order to sive methods, it is best to leave the masonry painted, meet current code requirements, out-swinging doors generally must be recessed. Entrances should be placed although repainting in a compatible color may help where there were entrances historically, especially when visually. echoed by architectural detailing (a pediment or projecting Removing unsightly mastic from masonry presents a bay) on the upper stories. similarly serious problem. Its removal by mechanical 6, Windows: The storefront generally should be as trans- means may resuit in abrading the masonry, and chemical parent as possible. Use of glass in doors, transoms, and and heat methods may prove ineffective, although solvents display areas allows for visibility into and out of the like acetone will aid in sofening the hardened mastic. If store. the mastic has become brittle, a flat chisel may be used to 7. Secondary Design Elements: Keep the treatment of pop it off; but this technique, if not undertaken with care, secondary design elements such as graphics and awnings may result in damaging the masonry. And even if total as simple as possible in order to avoid visual clutter to the removal is possible, the mastic may have permanently building and its streetscape. stained the masonry. Replacement of these masonry sec- 8 3---- Â·F aEÂ¥ =R 11 U .mf Â¥ 4 02- Muck U Â£1 *it *1 , Â«447 - --9 -- Â¥ U Â¥ _Nfl_M -- 92==2/ =1 -=~ 1.7 ,=A,.U.A==, E.Lu 1-3 EZZLEZZI~-0'3 -mt-ar ir'.2 diCILL-JU-/2-= .:-Flam.Q, c=La=Ng 17&/1.-knl 1 .iÂ»awiÂ»f MI :1 In Ut '.thtttl liti LE' 11.-Ii 01051*1 15:111..... LJL_11 U : 1/1- 6- I .1 -4 lk,1,1 5 1 4- ry] 1- /7, r-. Â¥i_-ir. #r W:. 9Â»Â·u~- $-- 0--4 -- Figure 10. (A) This existing storefront, added in the 1950'5 to a late 19th century brick building, extends beyond the plane of the facade: faced with anodized aluminum and permastone, it does not contribute to the architectural and historic character of the building. (B) This replacement design uses "lumberyard colonial detailing, such as barn-type doors, shutters, small paned win- dows, and a wood shake pent roof. The design, detailing, and choice of materials are clearly inappropriate to this commercial building. (C) This replacement design retains the 1950's projecting canopy but symmetrical placement of the doors relates well to the second floor -windows above; this contemporary design is compatible with the scale and character of the building, (D) This replacement design accurately restores the original appearance of the building; based on historical research and physical evidence, it too is an acceptable preservation approach. Drawings: Sharon C. Park, ALA A restoration program requires thorough documenta- Awnings can help shelter passersby, reduce glare, and tion of the historic development of the building prior to conserve energy by controlling the amount of sunlight hit- initiating work. If a restoration of the original storefront ting the store window, although buildings with northern is contemplated, old photographs and prints, as well as exposures will seldom functionally require them. Today's physical evidence, should be used in determining the form canvas awnings have an average life expectancy of between and details of the original. Because storefronts are particu- 4 and 7 years. In many cases awnings can disguise, in an larly susceptible to alteration in response to changing inexpensive manner, later inappropriate alterations and , marketing techniques, it is worthwhile to find visual docu- can provide both additional color and a strong store iden- ~~ mentation from a variety of periods to have a clear under- tification. Fixed aluminum awnings and awnings simulat- standing of the evolution of the storefront. Removal of ing mansard roofs and umbrellas are generally inappro- later additions that contribute to the character of the priate for older commercial buildings. If awnings are building should not be undertaken. added, choose those that are made from soft canvas or vinyl materials rather than wood or metal; be certain that Other Considerations they are installed without damaging the building or Pigmented Structural Glass visually impairing distinctive architectural features and can be operable for maximum energy conservation effect. The rehabilitation of pigmented structural glass store- fronts, common in the 1930's, is a delicate and often frustrating task, due to the fragility and scarcity of the material. Typically the glass was installed against masonry walls with asphaltic mastic and a system of metal shelf angles bolted to the walls on three-foot I centers. Joints between the panels were filled with cork . k . M I S tape or an elastic joint cement to cushion movement and , -11,7 --11/4941-L:*.1 43 prevent moisture infiltration. 9*M#*-247=-:~:,Â·:F'7160 The decision to repair or replace damaged glass panels should be made on a case-by-case basis. In some in- stances, the damage may be so minor or the likelihood of A 1 - ./Z....*...,I~'.'1! .1,4~ finding replacement glass so small, that repairing, rean- 11.304*Fifit choring and/or stabilizing the damaged glass panel may be the only prudent choice. If the panel is totally ... .,=lilli2ille'.,4 -'*fÂ» &flltdi~jailliplilli i t destroyed or missing, it may be possible to replace with ~~ -w glass salvaged from a demolition; or a substitute material, --" .,~ 0 such as "spandrel glass," which approximates the ap- 12 1 . I *1â€¢#Di~ ar. pearance of the original. Although pigmented structural ~'0 . . 4 7 P~ 'E d *46 _i , glass is no longer readily available, occasionally long- . ... 2=,f ~ established glass "jobbers" will have a limited supply to Figure 11. Try to locate old photographs or prints to determine repair historic storefronts. what alterations have been made to the storefront and when Awnings fronts at the turn of the century. They can be equally useful they were undertaken. Awnings were common elements ofstore- Where based on historic precedent, consider the use of today. canvas awnings on historic storefronts (see figure 11). 9 I/1 Signs replacements for historic storefronts. The replacement of cracked or missing glass in large windows should be Signs were an important aspect of 19th and early 20th undertaken by professional glaziers. century storefronts and today play an important role in defining the character of a business district. In examining historic streetscape photographs, one is struck by the Code Requirements number of signs-in windows, over doors, painted on ex- terior walls, and hanging over (and sometimes across) the Alterations to a storefront called for by public safety, handicapped access, and fire codes can be difficult design street. While this confusion was part of the character of problems in historic buildings. Negotiations can be under- 19th century cities and towns, today's approach toward signs in historic districts tends to be much more conserva- taken with appropriate officials to ensure that all appli- tive. Removal of some signs can have a dramatic effect in cable codes are being met while maintaining the historic character of the original construction materials and fea- improving the visual appearance of a building; these in- clude modern backlit fluorescent signs, large applied signs tures. If, for instance, doors opening inward must be with distinctive corporate logos, and those signs attached changed, rather than replace them with new doors, it may be possible to reverse the hinges and stops so that they to a building in such a way as to obscure significant ar- will swing outward. chitectural detailing. For this reason, their removal is en- couraged in the process of rehabilitation. If new signs are designed, they should be of a size and style compatible with the historic building and should not cover or obscure Summary significant architectural detailing or features. For many 19th century buildings, it was common to mount signs on A key to the successful rehabilitation of historic commer- the lintel above the first story. Another common approach, cial buildings is the sensitive treatment of the first floor especially at the turn of the century, was to paint signs itself (see figure 12). Wherever possible, significant store- directly on the inside of the display windows. Frequently fronts (be they original or later alterations), including this was done in gold leaf. New hanging signs may be ap- windows, sash, doors, transoms, signs and decorative fea- propriate for historic commercial buildings, if they are of tures, should be repaired in order to retain the historic a scale and design compatible with the historic buildings. character of the building. Where original or early store- Retention ofÂ· signs and advertising painted on historic fronts no longer exist or are too deteriorated to save, the walls, if of historic or artistic interest (especially where commercial character of the building should nonetheless they provide evidence of early or original occupants), is be preserved-either through an accurate restoration based encouraged. on historic research and physical evidence or a contem- - porary design which is compatible with the scale, design, ~ Paint Color materials, color and texture of the historic building. The sensitive rehabilitation of historic storefronts will not only Paint analysis can reveal the storefront's historic paint enhance the architectural character of the overall building colors and may be worth undertaking if a careful restora- but will contribute to rejuvenating neighborhoods or busi- tion is desired. If not, the paint color should be, at a ness districts as well. minimum, appropriate to the style and setting of the building. This also means that if the building is in a yke:(IYEA/Eur#37/fy=~ historic district, the color selection should complement the ;0#*415.,â€ž1-4 building in question as well as other buildings in the block. In general, color schemes for wall and major decorative trim or details should be kept simple; in most cases the color or colors chosen for a storefront should be 20/2.al:"1ed/"'..13/Mi:Jamm/62...",M used on other painted exterior detailing (windows, shut- ter, cornice, etc.) to unify upper and lower portions of the f , 1 .t . ~'. 4'. ~ 2 p, facade. 1 2 - 7 1 * , 2:*'iv -, * Windows 0 . ~Â·4 =2: ""81 $ 4 Glass windows are generally the most prominent features [ ' in historic storefronts, and care should be taken to ensure E- - 75*.5. -103 il~ 1 + that they are properly maintained. For smaller paned win- ' ~ .4108%91 8-02 CL.-1' i, ,â€¢p dows with wooden frames, deteriorated putty should be removed manually, taking care not to damage wood Figure 12. This photograph of three late 19th century commer- along the rabbet. To reglaze, a bead of linseed oil-based cial buildings clearly sholos the impact of preserving and rehabil- putty should be laid around the perimeter of the rabbet; itating storefronts, The one on the right has been totally the glass pane pressed into place; glazing points inserted obscured by a ~'modern" front added in the 1950's. Although to hold the pane; and a final seal of putty beveled around inappropriate alterations have taken place on the left storefront, it is still possible to detennine the original configuration of the the edge of the glass. For metal framed windows, glazing doors and display windows. The storefront in the middle has re- compound and special glazing clips are used to secure the mained intact. Although in need of some minor maintenance glass; a final seal of glazing compound then is often ap- work, the appeal of the original design and materials is im- plied. If the glass needs replacing, the new glass should mediately apparent. match the original in size, color and reflective qualities. Mirrored or tinted glass are generally inappropriate 10 Additional Reading Bryan, John M. and the Triad Architectural Associates. Abberille, South Phillips, Morgan W. and Dr. Judith E. Selwyn. 00Epoxies for Wood Carolina: Using Grapit-iii-Aid Funds for Rehabilitation Planning Repairs in Historic Buildings." Washington, D.C.: Technical and Project Work iii the Commercial Town Square. Washing- Preservation Services Division. U.S. Department of the Interior, ton, D.C.: Technical Preservation Services Division, U.S. 1978. Department of the Interior, 1980. Rifkind, Carole. Main Street: The Face of Urban America. New York: Gayle, Margot and Edmund V. Gillon, Ir. Cast Iron Architecture in New Harper and Row, 1977. York. New York: Dover Publications, Inc., 1971. The Secretary of the Interior's Standards for Rehabilitation and Guide- Gayle, Margot and David W. Look and John G. Waite. Aletals in Amer- lines for Rehabilitating Historic Buildings. Washington, D.C.: ica's Historic Buildings, Uses ami Preserration Treatments. Technical Preservation Services Division, U.S. Department of Washington, D.C.: Technical Preservation Services Division, the Interior, 1980. U.S. Department of the Interior. 1980. Weeks, Kay D. and David W. Look. "Exterior Paint Problems on Historic Gelbloom, Mara. "Old Storefronts." The Old-House Journal VI, No. 3 Woodwork." (Preservation Briefs 10). Washington, D.C.: Tech- (March 1978), pp. 25-34. nical Preservation Services, U.S. Department of the Interior, â€ž 1982. Grimmer, Anne E. "Dangers of Abrasive Cleaning to Historic Buildings. (Preservation Briefs 6), Washington, D.C.: Technical Preserva- tion Services Division. U.S. Department of the Interior, 1979. Special thanks go to Kay D. Weeks and Sharon C. Park. AIA. for providing tech- Guthrie, Susan. Main Street Historic District. Van Buren, Arkansas: nical and editorial direction in the development ot this Preservation Briet. The Using Grant-in-Aid Funds for Store.front Rehabilitation. Wash- following individuals are also to be thanked tor reviewing the manuscript and mak- ington, D.C.: Technical Preservation Services Division. U.S. ing suggestions: Norman Mintz. New York. N.Y.: tudith Kitchen. Columbus, Ohio: Department of the Interior, 1980. Jim Vaseff, Atlanta. Georgia.; and Tom Moriarity. Washington. D.C. Finally thanks go to Technical Preservation Service Branch staff members. especially ~ Hartmann, Robert R. "Design for the Business District, Part I." Racine, Martha A. Gutrick, Michael J. Auer and Anne E. Grimmer. whose valuable com- Wisconsin: Racine Urban Aesthetics, Inc., 1979. ments were incorporated into the final text and who contributed to the publication i Hensley, Tom. "The Preservation of Historic Pigmented Structural Glass of the brief. This publication has been prepared pursuant to the Economic Recoverv Tax Act (Vitrolite and Carrata Glass). Denver: Rockv Mountain of 1981 which directs the Secretarv ot the Interior to certitv rehabilitations of Regional Office, National Park Service, 1981. historic buildings that are consistent with their historic characterÂ· the advice and Marsh, Ellen. "An Introduction to Storetront Rehabilitation. ' Conserve guidance provided in this briet will assist property owners in complying with the re- Neighborhoods, No. 7 (Summer 1979). quirements ot this law. Precervation Briefs 11 has been developed under the technical editorship of Lee Mintz, Norman. "A Practical Guide to Storefront Rehabilitation." Tech- H. Nelson, AIA. Chief. Preservation Assistance Division, National Park Service. nical Series No. 2.: Albany, N.Y.: Preservation League of New U.S. Department of the Interior. Washington. D.C. 20240. Comments on the use- York State, 1977. fulness ot this intormation are welcomed and can be sent to Mr. Nelson at the above address. Myers, John H. The Repair of Historic Wooden Windows. (Preservation This publication is not copyrighted and can be reproduced without penalty. Briefs 9). Washington, D.C.: Technical Preservation Services Normal procedures for credit to the author and the National Park Service are Division, U.S. Department of the Interior, 1980. appreciated, ~ Park, Sharon C. Storefront Rehabilitation: A 19th Century Commercial Cover drawing: This woodcut of the Jov Building, built in 1808 in Boston, shows Building. Washington, D.C.: Technical Preservation Services early storefronts with shutters: note the profusion of signs covering the tacade, Division, U.S. Department of the Interior, 1980. advertising the services of the tenants. For Hale hy the S'iiI,elÂ·ititentlent of D â€žÂ·Illnents, V.S. Government, Printi Ilt: Ottice Washington. I).C. 20402 11 . 4, .IÂ·-'.Â·.0- 0- 2 3'*fi,-L.* . 4Â©Â«921044%43.}it,Â·i:.<4,2Â· 1,i:,i:,,~<..i:..7,:..~..:;#~t JU ; ..t Â· .Â·-4..:12.:.,j..vt....i--i*h/ u.Â· 1. . 'i . 20 .A ..:1:/..b-.-'-'.'lli##la. .E .'iÂ· 0 â€ž62 '.~-'F-- ''~~-1,=7~~(Aill -.22/*,14"'-~~~.';i~~~:f: ~iÂ· .4 -,I.. ~ ..14<.1 isti ?,4.r, R -' ./4 2. '; L , 1,. jj;;:I,,.>.r,Â·,>~4'41:'Le-i',Ift-â‚¬.itd'-,;.I.i-I~~7: It :.. ..W , 1 :'Â·r.Â·f. 1 ,Â»' 4, 4 ' 'rÂ· t..d ..'â€¢tâ€¢Â·;Â«, * -- ~-Id~--:F- .1,41...i4i , ,~~ -"'.i~ .~ ~f~~~ . ~.t ~ Â· *, . ~~ . Â·.~ Â·~ J.:./... ~jiÂ·2:2~i . _ 74~-,~Â·74j :*Wk:; 1~. Â·.:Ji :Â¢*2Â£: ..2/64.4,Â·,>11 , =, , - -Ip /51- 1 '. 5 1 -I=--if = 4,. Â· 0'e 1,A~i-/ h /1 '1 - Vi '.4 Â· * e 4. Â· A ./.,9 11Â·. 1. I.U .N. I n . .1 1!1 . . - ' *1 1 1 ./Â· .Â£ - 1 . â€¢ i.tu Â¥ 1 31) '1. . il , 1, 'Â· 'I ' . 7..11 . . . .it'.1'::..J 4 +Al . I ,./ . I 241:4*3.% * . ,Â· ; I ~. ~'Fy.*71~ --,:itt~:%Itt;Â·~Â· 422'.y.... 4:. T, .I,~.;,~ ,*:~Dbi~*'*4*.40'.16*1%~~i~3.(.%(~t, 4,1 ' Â·Â·NTTÂ· 4 G9&, &'*(?5*Lt~.Â¥...2-Â·:~;.Â·.:2$â€ž 1 1 E'e . 1 42 n 0,114' 1<*,e-g .:Ja~2.Â· >:i#-f.,1*9# Â£.,1 I . .. . Â·Â·Â· T...- :.4-6, -.1< 1.6..:Â·242.2 it , '421.Stimg?*5 . 4 1 08 i. 74 "91-122:=@*t~Ry#0~41'J ~4)4- . >imagk'. Â·â€¢9 Â·I .Â· e . /4 .1 # 6Â· ..;pâ€¢ iÂ·Â·Clfi =Ut.'Â·11243+8. r.Â·:...r.:0 . - .Â·,c,Jif;l,n:'#h ./ M ~Â·M.33'6?r~..:Eflb,Arn>i#g' g it I..,*28â‚¬.'t?321 GIVIrlbpl#., diNS 1:.0.Â¢411'491*-~~:~~,)792*jk*'it-,tÂ·~tsÂ·.4.7...,aÂ·r,.Â· .;. r,Ip.:.,.,Silâ€¢,1 . r lf... f 04 bÂ®'fl!0*.*31(.0Â£[34~~blbl.14 7Â» Ill '520:*my, ..r r'ME-,Cli~.1-- -11,;UP ~:1 0.:- fjl,m-, 17Â·""epd._8t.;' 1 :13Â¥*/40 .6/**Vial--- I ..i.U=.7 -1/1-72~6 1* ' 9.7 71â‚¬i(Â£,fe~ A- , pL - 1- -4.Ul L.fly 0 . .:. -Â·'.El:AnÂ¢E 1. 4 117/' . 91 ,-rÂ·,rr,1~ '*1?~ 4 1Â·...f*'~ 1* , p 't ~ ,[ '\ 1% A ft A...L,:~;~tp.- t.>:/ i.'. .... 4 ~~+Â«it U i <1- ~br- 47_-vir. Liv-=-L---p-./--,-~1 4 11' v - 1 # M ittilt 1 1 1 11 1 1 1 f 1 1 1 -1 *-- - 5 . 2-< S' 1 1-111 0111/11 11 1 1.-1-1 -1-19 f 1-1/ fÂ» 1- - 1 I. Abl., r 1*.. The Ernemann Group Architects 4 PO Box 4602 Aspen, Colorado 81611 303.925.2266 31 January 1990 HAND DELIVERED Ms. Roxanne Eflln Aspen/Pitkin Planning Office 130 S. Galena St. Aspen, CO 81611 Re: INDEPENDENCE BUILDINGCOMMERCIAL SPACE REMODEL Dear Ms. Eflln: We respectfully submit this letter and accompanying exhibits as application for HPC Conceptual Development Plan review for the proposed remodel of a portion of the exterior of the Independence Building ( see Exhibit 1, Land use Application Form). The application is submltted pursuant to Section 7-601.F. of the Land Use Regulatlons by Anthony J. Mazza, Frank J. Woods and the Aspen Nleve Corporatlon, the prospective purchasers of the property (see Exhibit 2, Purchase and Sale Agreement). The owner of the property is Crossroads Holdings, Inc., and Colorado Corporation ( see Exhibit 3, Title Commitment). The Applicants' representative is Michael Ernemann of the Ernemann Group, Architects (see Exhibit 4, Permission to Represent). The project location is 501 E. Cooper Avenue, Lots A, B and part of C, Block 96, City of Aspen, Pitkin County, Colorado. (See Exhibit 5, Vicinity Map). PROJECT DESCRIPTION The project conslsts of remodeling the building's eight ( 8) existing commercial street level and basement condom inium spaces and its north and west street level facades. As illustrated by the accompanying architectural drawings the remodeling is being undertaken to convert the existing single occupancy commercial space (currently occupied by Crossroads Drugs) with three ( 3) existing street level entrances into five ( 5) separate commercial spaces wlth five ( 5) street level entrances. The remodeling is intended to have minimal effect on the existing building and its neighborhood in that the proposed modifications are largely restoratlve, they w111 not significantly alter the original form of the building and will retain its original street level use of small retail shops. The specific modifications proposed are: Letter to Ms. Efll n 31 January 1990 Page Two 1. Addition of a new entry on the north (Cooper Street) facade of the building. This entry will be a restoratlon to original form of the Cooper Street storefront 2. Removal of eight existing wall mounted lamps on north and west facades. These non-original lamps were apparently installed within the last 25 years and their removal will be a restoration to original form. 3. Addition of one storefront window on west (Galena Street Mall) facade adjacent to existing wlndow at northwest corner entry to commercial space. 4. Addltlon of one storefront bay to west ( Galena Street Mall) facade adjacent to, immediately north of, existing entry to Independence Square Hotel. This bay would be proportionally consistent with existing storefront bays in the building, however would not be detailed to replicate or imitate the original building components. 5. Removal of exlsting non-original brick infill below sills of storefront windows and replacement with wood kickplates as a restoration to original detail. 6. Addition of continuous awnings along north and west facades. (Awnings are evident in historical photographs of the building) 7. Removal of existing alumlnum and glass entry doors and replacement with wood and glass doors on north and west facade. 8. Repainting of wood and cast iron elements of storefront construction. This work would be undertaken to ensure preservation of existing materials and possibly to modify colors to a palette more conslstent with original than that presently in place. COMPLIANCE WITH REVIEW STANDARDS The proposed modifications to the subject building have been designed with careful consideration of the Review Standards set forth in Section 7- 601.D of the Aspen Land Use Regulations. Our response to the specific standards of Section 7- 601.D are as follows: Letter to Ms. Eflin 31 January 1990 Page Three a. "The proposed development ls compatible ln character with designated historic structures located on the parcel and with development on adjacent parcels.......0 -" The proposed remodel of the exlsting Independence bullding, a designated exceptional structure within the Commercial Core Historlc District, will be entirely compatible in character with its original form. The proposed modificatlons are largely restorative in nature with the exception of two which involve the addition of store front windows on the Galena Street Mall facade. These two openings are designed to be of a scale and proportion identical to that elsewhere on the same facade and will therefore w111 be consistent with the building's character. b. " The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. " The Independence Building is located in the commercial core of the City of Aspen. It ls presently and has historically been, insofar as can be determined from archive photographs, a commerclally used building with retail shops on its street level and lodging on 1ts upper levels. The proposed remodel will retain these uses. Further, wlth the restoration of a storefront bay on the building's north facade and the addition of a new storefront bay on its West facade the relationship with 1ts commercial core character will be appreclably strengthened, The building is situated at a crossing of two important corridors in Aspen's commercial core. The east-west corridor, Cooper Street, is a major commercial way being occupied largely by retail shops and restaurants. Appropriately, the north facade of the I ndependence Building facing Cooper Street at street level is, and w111 continue to be after the proposed remodel, entirely storefront. The north-south corridor, Galena Street and the Galena Street Mall, has become a major pedestrian link to the expanding commercial development along Durant Street (Ajax Mtn. Bldg., North of Nell, Little Nell Hotel and Base Area, the Rubey Park Transit Center and possible future development relative to the Grand Aspen Hotel properties). It would therefore seem appropriate that the west ( mall) level facade of the building faclng this corridor be a continuation of the commercial storefront character evident on its north facade, And from a broader point of view it would seem equally appropriate that its west facade be a continuation of the commercial character of the Cooper Street and Galena Street malls, . Letter to Ms. Eflln 31 January 1990 Page Four At present this west facade of the Independence Building has only one storefront bay and the recently added recessed lobby entrance serving upper level lodging. Accordingly, this west facade is somewhat lacking in commercial character and offers little to the pedestrian experience. The proposed modifications to the west facade, new storefront entry, windows and awnings, will expand and enrich the commercial character of the building, and will thereby enable lt to be a significantly larger participant in the Galena Street Mall commercial and pedestrian experience. c. " The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development of adj acent parcels.... " The restorative nature of the majority of the proposed modifications will clearly enhance the cultural value of the Independence Building. By returning these several components of the structure (see "Project Description" ) to their original from Its value as a cultural asset to the communlty wlll be appreclably enlarged. Those proposed modifications which are not restorative, while intended to add to the viability of the building as an important interactive part of Aspen's commercial community, are designed with complete respect for the historic and cultural value of the existing form. d. " The proposed development enhances or does not dlmlnish or detract from the architectural integrity of a designated historic structure or part thereof. " The design approach taken toward the proposed remodel of this building is mindful of its historical architectural precedence and is respectful of its massing, proportions, streetscale, detail, materials and colors. As noted above, the majority of the proposed modifications are restorative, and no modifications are proposed that would effect the masslng or overall form of the building. Details, where modifications are restorative, will match those evident that are historically correct. Where modifications are not restorative they Involve the addition of storefront and display windows. These added elements are designed to extend the pattern of storefront and display windows existing elsewhere on the building in terms of scale and proportion. Letter to Ms. Eflin 31 January 1990 Page Five The details, however, related to these modifications will not be duplicative or imitative of those historically correct, but will be without complexity and specifically intended to avoid competition or confusion with original detail. The architectural integrity of this structure will not only be preserved by the proposed modifications, but its importance as a vital component of Aspen's architectural heritage will be notably increased. Should you have any questions, or require additional information, please do not hesitate to call. Sincerely, Mic,Rael J. Ernemann,AIA Th6 Ernemann Group Architects Encl. cc: F. Woods & A. Mazza ATIA(liMENT 1 Exhibit 1 IAND USE APPLICATION FORM .,,-) Project Name INDEPENDENCE BUILDING COMMERCIAL DEVELOPNENT 2) Project location 501 E. Cooper, Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Pitkin County, Colorado (indicate street address, lot & block ramber, legal description where appropriate) CC 3) Present Zoning 4) Lot Size 6,770 s.f. 5) . Applicant's Name, Address & Phone *M&W Pmperties, 205 S. Mill St., Suite 301 A, Aspen, Colorado 925-8032 6) Representative's Name, Address & Ricme ~ Michael Ememann, The Ememann Group Architects 720 East Durant, Aspen, Colorado 925-2266 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA X conceptual Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptial RID Minor Historic Dev. Stream Margin Final POD Historic Demolition Mountain View Plane Subdivision Historic Designation Condrminiumization - Text/Map Amer*1012nt (20 Allotment Lot Split/Lot Line (IMOS Exa~ption Adjustment 8) Description of bisting Uses Â· (rumber ard type of existing structures; approximate sq. ft.; number of bedroams; any previous approvals granted to the properth. 5,580 Gross S.F. Retail (Presently Crossraods Drugs) on street level and 3,500 Gross S.F. Storage on Basement level of 3 story condaniniunized masonry structure. (Upper two floors are lodging use and are not of this Application.) Any previous approvals are unknown to the Applicant. 9) Description of Develognent Application - See Attached. 10) Have you attached the following? x Response to Attachment 2, Minimum Submission Oonterrts x Response to Attactment 3, Specific Submission Contents x Response to Attachment 4, Review Standards for Your Application Exhibit 2 PURCHASE AND SALE AGREEMENT THIS AGREEMENT, made and entered into this 12:~-day of December, 1989, by and between CROSSROADS HOLDINGS, INC., a Colorado corporation ("Seller"), and ANTHONY J. MAZZA, FRANK J. WOODS, III, AND ASPEN NIEVE CORPORATION, a Colorado corporation, and/or their respective or collective assignee(s) or nominee(s) (collectively "Purchaser") , WITNESSETH: WHEREAS, Seller desires to sell, convey, transfer, assign and deliver to Purchaser: (i) that certain real property situated in the City of Aspen, County of Pitkin, State of Colorado, and more particularly described as follows: Commercial Units 1, 2, 3, 4, 5, 6, 7 and 8, The Independence Building, a Condominium, as defined and described in the Condominium Declaration for The Independence Building, a Condominium, recorded in Book 506 at page 351 of the Pitkin County real property records, and in the First Amendment thereto recorded in Book 509 at page 205 and re- . recorded in Book 511 at page 999, and as defined and depicted on the Condominium Map for The Independence Building, a Condominium., recorded in Plat Book 18 at page 54 of said records, together with all improvements and fixtures therein or thereon, and all hereditaments, appurtenances, easements, and other rights belonging or incident thereto (the "Real Property") ; (ii) All maintenance equipment and other items of personalty used in the maintenance of the Real Property, as may be owned by Seller and located upon or within the Real Property (the "Equipment and Personalty") ; and (iii) All of Seller's right, title and interest in Colorado in and to the trade names "Crossroads", "Crossroads Drug", and "Crossroads Drug and General Store", said Real Property, Equipment and Personalty, and trade names being hereinafter collectively referred to as the "Subject Property"; and . of the interpretations or approvals described in Paragraph 4(b) above and that Purchaser elects to terminate this Agreement as a consequence thereof, the Agreement shall automatically terminate and be null and void and of no further force or effect, Purchaser shall be entitled to a prompt refund of its entire earnest money deposit and the interest accrued thereon, and the parties shall have no further rights or responsibilities hereunder. If no such notice of failure to satisfy conditions is given by said deadline, Purchaser shall be deemed to have fully and forever waived its right to terminate this Agreement pursuant to this Paragraph 4 and the Agreement shall proceed to closing in accordance with the other terms and provisions hereof. 5. Purchaser's Design Submittals. All Planning Office, Historic Preservation Committee, other governmental authority (if any), and Architectural Committee approvals required by Purchaser to satisfy the contingencies described in Paragraph 4(b) above shall be applied for and prosecuted by Purchaser at its sole cost, risk and expense, including all costs for architecture, engineering, design, legal work and special consultants. Seller agrees that it will cooperate and does hereby join in such applications and submittals and. if required, will sign a writing which authorizes Purchaser to prosecute the same in Seller's name, always, however, at Purchaser's sole cost and expense, and Purchaser agrees to and does hereby indemnify, defend (including reasonable attorney's fees), save and hold harmless Seller from and against any and all claims, demands or liabilities of any kind or nature arising from or incurred in connection with such approval process. Purchaser agrees that all such applications will be consistent with the approval requirements set forth in Paragraph 4 above. Purchaser further agrees that with the exception of matters on which the City may make discretionary or otherwise subjective determinations, such applications shall comply with the land use laws of the City of Aspen. It is expressly understood that none of such applications, or any approvals obtained in connection therewith, shall bind the Real Property or the owner thereof or impair the title thereto in any manner prior to the closing of the sale of the Subject Property to Purchaser pursuant to the terms of this Agreement. 6. Title. Seller represents and warrants that Seller will convey to Purchaser good and merchantable title to the Real Property free and clear of all taxes, liens, encumbrances, covenants and restrictions, except those matters set forth and described as Exceptions Nos. 6-12 in Section 2 of Schedule B of the title insurance commitment attached hereto as Exhibit A and made a part hereof by this reference, which matters Purchaser expressly acknowledges do not and will not represent defects in or objections to the merchantability of Seller's title to the Real Property for purposes of this Agreement (hereinafter referred to as the "Permitted Exceptions") . If on the date of closing title to the Real Property is unmerchantable (as above defined) and Purchaser has given Seller -6- 21. Severability. If any provision of this Agreement shall be invalid, illegal or unenforceable, it shall not affect or impair the validity, legality or enforceability of this Agreement itself or of any other provision hereof, and there shall be substituted for the affected provision, a valid and enforceable provision as similar as possible to the affected provision. 22. Binding Effect. Etc. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns, and shall be construed in accordance with and governed by the laws of the State of Colorado. This Agreement contains the entire agreement between the parties pertaining to the subject matter hereof and supercedes all prior agreements and negotiations relating thereto. Finally, this Agreement may not be amended or modified except by an instrument in writing signed by all of the parties. 23. Further Assurances. Each party hereto shall from time to time execute and deliver such additional instruments or do such additional acts as the other party may reasonably request in order to effectuate the full intent of this Agreement. 24. Execution Deadline. In the event this Agreement and the director and/or shareholder resolutions required under Paragraphs 7(a) and 7(b) above have not been fully executed and copies thereof delivered to Purchaser by 5:00 p.m. on December 15, 1989, the offer of Purchaser represented by this Agreement shall be deemed withdrawn at that time and this Agreement shall no longer be capable of acceptance by Seller. IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. SELLER: CROSSROADS HOLDINGS, INC. a Colorado corporation By: S fUL/f>~ f-~ e. *6) 2 President / PURCHASER: OPpght 3. Mazza j D n,1 0 < LA 1,~~- li U~ L - Erdnk J. ~*dvs-7~â‚¬[â‚¬E I- -17- ASPEN NIEVE CORPORATION, a Colorado corporation By: ~t .4*-62 1 A-Â«Â» Gerald R. Seay, Presid6nt 0 ESCROW AGENT RECEIPT AND AGREEMENT The undersigned Escrow Agent hereby acknowledges receipt this day of (i) a copy of the fully-executed Purchase and Sale Agreement to which this Receipt and Agreement is attached, and (ii) a $50,000.00 earnest money deposit in the form of , and hereby agrees to deposit and hold such earnest money pursuant to the terms and provisions of said Purchase and Sale Agreement. Dated this ~) day of December, 1989. Piâ‚¬in ounty Title, Inc. I 1/ li n c 4 Al f p 1 F // U ti: 01040* %, VYL 1 1 -18- Exhibit 3 COMMONWEALTH LAND TITLE INSURANCE COMPANY A Rerunce Grollp Holdings Conwily COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective date: 11/01/89 @ 8:00 A.M. Case No. PCT-4141 2. Policy or policies to be issued: (a) ALTA Owner 's Policy-Form 8-1970 Amount $ TBD (Rev. 10-17-70 & 10-17-84) Premium $ TBD PROPOSED INSURED: TO BE DETERMINED (b) ALTA Loan Policy, 1970 Amount $ TBD PROPOSED INSURED: Premium $ TBD (C) Amount $ PROPOSED INSURED: Premium $ Tax Cert. $ 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: CROSSROADS HOLDINGS, INC., A COLORADO CORPORATION 4. The land referred to in this Commitment is described as follows: COMMERCIAL UNITS 1,2,3,4,5,6,7 AND 8, THE INDEPENDENCE BUILDING, A CONDOMINIUM, as defined and described in the Condominium Declaration for The Independence Building, a Condominium, recorded inÂ· Book 506 at Page 351 of the .records of the Clerk and Recorder of Pitkin County,,Colorado and the Condominium Map for The Independence Building, a Condon\inium, recorded in Plat Book 18 at Page 54 of the records of the Clerk and Recorder of Pitkin County, Colorado. COUNTY OF PITKIN, STATE OF COLORADO. Countersigned at: PITKIN COUNTY TITLE, INC. Schedule A-PG. 1 601 E. HOPKINS This commitment is invalid ASPEN, CO. 81611 unless the Insuring Provisions and Schedules A and B are attached. Authorized offippr or agent I.â€¢' 4- ~~ COMMONWEALTH L._11 LAND TITLE INSURANCE COMPANY b---/ A Rerance Gloup Holdqi ConwurÂ¢ t SCHEDULE B-SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: 1. Release by the Public Trustee of the, Deed of Trust from : Crossroads Holdings, Inc., a Colorado - Corporation to the Public Trustee of the County of Pitkin] for the use of : Guaranty Federal Savings Bank to secure : $700,000.00 dated : September 23, 1986 recorded : September 24, 1986 in Book 519 at Page 538 reception no. : 281763 2. Deed from the President or Vice-President of : Crossroads Holdings, Inc., a Colorado Corporation to : Parties to be determined NOTE: If any officer other than the President or Vice-President execute the above Deed a corporate resolution authorizing such person(s) to execute said deed must be delivered to and approved by the Company. 3. Evidence satisfactory that the Real Estate Transfer Taxes as established by Ordinance No. 20 (Series of 1979) and Ordinance No. 14 (Series of 1989) have been paid or exempted. 4. Certificate of nonforeign status executed by the transferor. (Not |to be recorded) 5. Certificate from the Condominium Association evidencing the fact that all condominium expenses, fees and dues are current and not delinquent. This commitment is invalid unless Schedule B-Section 1 PG.1 the Insuring Provisions and Schedules Commitment No. PCT-4141 A and B are attached. -Fa COMMONWEALTH CZI LAND TITLE INSURANCE COMPANY t-1-1 A Reliance Goup Holdi,$ Company SCHEDULE B-SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company. 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary line, shortage in area, encroachments, and any facts which are not shown by the public records. 4. Any lien, or right to a lien, for service, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service, or for any other special taxing district. 7. Reservations and exceptions as contained in the Deed from the City of Aspen providing as follows: that no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws, as set forth in deeds recorded January 30, 1888 in Book 59 at Page 325 and November 28, 1888 in Book 59 at Page 518. 1 8. Terms, provisions and obligations contained in instrument recorded April 3, 1973 in Book 274 at Page 215, which pertains to a pedestrian mall. 9. Terms and provisions of Encroachment Agreement between the City of Aspen and The Independence Company, as set forth in instrument recorded February 28, 1986 in Book 506 at Page 382. 10. Terms, conditions, provisions and obligations as contained in Statement of Exception from the Full Subdivision Process for the Purpose of Condominiumization of a Lodge, as set forth in instrument recorded February 28, 1986 in Book 506 at Page 386. 11. Terms, conditions and provisions as contained in Declaration of Covenants, Restrictions and Conditions for The Independence Building Condominiums, recorded February 28, 1986 in Book 506 at Page 390. -----CONTINUED----- ~~ COMMONWEALTH 'L--3 LAND TITLE INSURANCE COMPANY 6~ A Rei,nce Ooup Holdâ€¢,5 Conwily SCHEDULE B-SECTION 2-CONTINUED 12. Those terms, conditions, provisions, restrictions, obligations and easements which are a burden to the subject property as set forth in Condominium Declaration for The Independence Building, a Condominium, recorded February 28, 1986 in Book 506 at Page 351, and First Amendment to the Condominium Declaration recorded April 18, 1986 in Book 509 at Page 205 and re-recorded in Book 511 at Page 999, and Ratification of Amendment to the Condominium Declaration recorded June 3, 1986 in Book 511 at Page 998. 1 This commitment is invalid unless Schedule B-Section 2 PG.2 the Insuring Provisions and Schedules Commitment No. PCT-4141 A and B are attached. . 70~ COMMONWEALTH LZZI LAND TITLE INSURANCE COMPANY ~ A Rellince Group Holdlt,$ ConÂ·ely SCHEDULE B-SECTION 2 CONTINUED Exceptions numbered NONE are hereby omit}ed. The Owner's/Mortgage Policy iu be issued, if any, shall contain the following items in addition to the ones set forth above: ( 1) The Deed of Trust, if any, required under Schedule B-Section 1 . (2) Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water NOTE: If. Pitkin County Title, Inc. , conducts the owner's closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "GAP COVERAGE". This commitment is invalid unless Schedule B the Insuring Provisions and Schedules Commitment No. PCT-4141 A and B are attached. I. 0 Commitment For Title Insurance Commonwealth Land Title Insurance Company, a Pennsylvania corporation, herein called the company, for a valuable con- sideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate 120 days after the e ffective date hereo f or when the policy or policies committed for shall be issued, whichever first occurs, provided that the failure to jssue such policy or policies is not the fault of the company. IN WITNESS WHEREOF, the said Company has caused its Corporate Name and Seal to be hereunto affixed; this instrument, including Commitment, Conditions and Stipulations attached, to become valid when countersigned by an Authorized Officer or Agent of the Company. COMMONWEALTH LAND TITLE INSURANCE COMPANY illililillil~ Attest: 5&.u@ Lti J *l *1 President Conditions and Stipulations 1, The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. American Land Title Association Commitment 1966 Cover Page Form 1004-8 Exhibit 4 1 M & PV PROPERTIES SUITE 301A 205 SOUTH MILL STREET ANTHONY J. MAZZA ASPEN. COLORADO 81611 AREA CODE 303 FRANK J. WOODS, III TELEPHONE 925-8032 January 24, 1990 HAND DELIVERED Ms. Roxanne Eflin Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Eflin: Please consider this letter authorization for Michael Ernemann of The Ernemann Group Architects to represent us in the processing of our application for HPC Conceptual Development Plan review for the remodeling of the Independence Building located at 501 East Cooper Avenue. Mr. Ernemann is hereby authorized to act on our behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if we can be of any further assistance, please do not hesitate to call. Sincerely, AnthonÂ¥- J. Mazza, Frank J. Woods AYGE Th4 Â»pen Nieve Corporation Anthony J. Mazza (303) 925-8032 AJM:dr Â£1. . 4 Â¢ 110:n .$ t. Â·Â· t. 11*141 ,.1 Â· i iN Â¥ ..\ f , 4.3 4 -4: *94 I 2 43/#B 4 - g: tituit,tual ' 1 < 1.9,atp.l: k - ' 4 #'' _ -1 21 . 40., , p , 4/ -/ '-'- 64047 .Â·IÂ· Â·Â·Â·Â·il-V~U'a~I~Jp'~ ..' , . 9/Py- 1 -- Â·,Rigumr.:FT. I T. I - - -M 1 4 ' i .. . . I , .. .. 1 -trk;,z,1.? r,6 1 - ' '14\45'~.''~9'kf~~~4Â£ 14 . .'44,0%04&21' 731/Ji i %?fIC Â·Â·'2; ~.~. . Â·*913Â£kr Â·*4542Â·r: - ..Â· f '. WÂ»,4 194~ , 2. 6,/ j â€ž: /,01:Â¢%Ra, 1 i 'f-1 , : '--44=TE . 1 . I ... 1Â« -116/. 1'. 41. 0 -02. U..4. 41 ~ Â·Â· :l, '-'.:Â·,u.=mÂ·EÂ·F,~4-J: l. It .1 ju . m / 45 r.9 en,7 na I.U @ .,4 1. 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I- 2- . - :0. r=/.... p 7.4} 1.* 9.4 60 0 . , e.4 1*Â· te, 9 -.9 4 1 Aspen Hw Mociaty Accession No. .Figh Sti, 3( 9 # 16: :23mn '1*9= MttitÂ·. titillaii ...-1 /. :J 4.Â·VÂ·Â·Â·I Â·Â· :,1 6./.#Sivilf/-7 *. i~*4-4' 47.2 /0,/ ' , .f, I ... 7 ,/616)Er.: 4, .61 : 2#b L#6 ,1 --&.1.â€¢ 4, E3?li1t"a Â·4 ,.~.. (330 4,i'!, -*49,~ 41'â€¢â€¢ 9 .... j. 1 1,,6 ' i lÂ· 9, bit ~t.,p., i,-,4 ', 'iliz,454;0!(iii ,,I, f?:9Â·4'~'. ;1 , 11{ft. 2 0.u:, , 11 4 :\4.14.4'r 1 4''i . ;: Ai' .*~.>~'i6k~,150)* i . '441. '" SkÂ·; ~/i *..;; 'f 4,4 --Lwb i#'.Myr. 5 - 4 1 1,4, ' Â·/ti. r 7 , , Sle@:,1 :.'..,.442,9.0,44/#4"r,4 rftÂ·j :EW*4-444. A---1& ' . , Ir ..CAL, : -I - . ' M.104& 194 'Â· #t' f 4 , +. 4:,~t,f}5: Ed:'f?~fbij#-IM-f-428#i, " 'I//Â» t. 4 f~7- 1,20.15)f-4,1-49~u,U:.- .Abt.Â·24i - f*ffÂ«~ ;4* yff*utijâ‚¬Â«4-~-- - i 1 ...*LAD..1 , . â€¢ t :Â·. ~9* f 34*04 21 ~' JI}04 . ~.44'*AN,fr~ .9.:.-1 7;:.t.,2-96..rifid,Â» 1./.râ‚¬wg.,, 4 . I: r: - 2,...tf i.', -: Â· 411(# ~ 1 4317,4.,t...L - ''3: 1 -Ut==-Â«1-1111-111.111(#ft, 11. Il l' 91--AL - - I _.1.0M@ 1////FQ -a.w~...-u<FJdy'l : . I.-1 / 4- ///32.. _0.-0"- r&44240*=2Â·> W Cadj-- ..~gr BI~-E@F X ...4,16&,qi#ah, Exhibit 5 1/ 1 \ FIGURE 111.2 48 ~ ~ ~ ~Â§Â§~~ji~e~C ~ ES AND STRUC-rpl~ : ' _ LEGEND 34 11986 UPD~ E designated I Ezg*glignaL-Btructures ...41 -Â·~ ASPEN. COLOB# O not yet designated O - not yet designated a PREPARED HY *HE ASPEN/pITKIN PLANNING FFICE 0-86 - * Notable Structures designated 100 +41 Boo ~ not yet designated ~ Contriblitina Structues 0 /9 i 0 200 400 EXISTNG HISTORIC DISTRICTS 1. mah street 4/ Â· HSTORIC DISTRICT&0QEB_CQNSIDERAIQN 41 2. coninercial core 71 -3.west bleeker/hallam street *.1 4.hallam lake 5.community church 6.lift 1 f 4 <7 - in S $ %25 c / oo . 4 ~hs. 4,1': L~" 0 - ., m \\ .-.*7751 LE.. ' EL[B [UE, agis al#r A 44 1.F/.544175--vv . Ne Â»--) I 1 , T#*1 [Uf--7] 113-7-7-0EI[~;-Ir-11iHAvt 111163-=61 ~ :-1.- -21___ *+ fpi /1. -0 - Ill -2 or 11[kim Â£ EmBil- W 14[lill' . U m.* ling.yll.1*.1.{11. [1111'1-* Lg.JAI11;.91 4111*11 1111 lilli 1. [INHIIli -- )0 MEP 913* 60 Em,E 1 miiA 1 ' lA L *M' EE]i #53Â¥619Â· IE '~1111 [NJIB %IWIIBâ€¢ INIE Mt# -- 41Ill [f[Em-t: 0-I~W-EEIE.lu[[n] ill'11112 111-111 lkI lilli!*10!Ill!11 118111111 !]Hjililj 111<bll.UN ' 5 -LLUH|| i ~ 1- [1-[II[ [1] i [[[Willl 11WmTI iÂ®JI. ij231#Â·tt~2[[I] U.]-Wlltli l[BiLLLI. ~[WI[[1. litilli jil:mmt-[Il i [II@Wi 0 ~01:EL[Ni}31 all). i - mi liti-tÂ· 4 111lm [2111114 - -Ul 111111 .-[=III [NE Â®WE'*tw ;1|111 - - mTI-mil r-I= mIHI1111'111111 -*it:J p~~*r Â·*1-Â·lq [*_- - ,. :Â· fR1-_~M.,1494- Ell-â‚¬ mm~d -2 -in tv 1 - .1Â·Ettlltrt- amt#+ *7 Â· 1 k=-9 3. . P 1 . '.444>t ---- -AL . J h. A- 4 19.1 5 ' -4- 1 LLM,LL â€¢Â· 1 â‚¬.1/ / .. .4 -r-- U..LE 481 211 1 1/ANK ' Nthr A*It" Mi-7 SUBJECT / t,lbay PROPERTY-- 1>j , \3112 1 /:.:42-,IN----- -ir... L-___Z 'O . :3*325/Mia/*316.244'11 . 3944,- I 2,31**milgi:V.fu~I:~ Â¢144=M '. .4 1 i i 5 + I 1.144.1 B j i'Â¢ {fl~ jj~ j~ 3)= 1 3, Â· 41 V m=ZiNE.42: -1 . - *L Â»w~*0/ 4 Â·,i'1%.Nl %6 1 Â¢,Ii , .9.. ':49/0 / e 4 4./.- 5/ 6 /'64~/ 20 1 -1 9Â· 4:*M 2 . 7 Â· ; it 8>. "'P BfillÂ¢,44 tr / 3# , I i t' (411 r, 9 ./.4 , :. 9 . J Â£,9 - 4 5 A ' h:,-â€¢.*,4/,91 11 .. s . . 'Al '01 I ..14'. , 144 7 1, '11, 20 41' ' ~A- 0~.. :1 n- M I ; ' ~ ' i $ 1 -- , , 011 1 ti 4 I fr i . / k, 9 - -1 .. \4% I li - .1 %3 1 1 . N.K.r? P, 4 4,1 6 9 i 1 tic , fit I b .- j *- I 1% 0 4, 1,9 ' 40 imillimlimi':''I.- . - < L ....... TWZY. .. '~:51=bÂ¥.19~A'~4' 132jgtP2*tu~â‚¬&4Â· bit/#74*W Â· waR#WWMA-*A<WW Â·; ~7 .,"*il *Dn 4 1 1 1 ~N.:r lic:*=,Â· ft,.,â‚¬'Â·,I'.-v: :**E :-''' i Â·36Â· 'm';Ar '.-, r'.-,-1* . 9%4$93.:-A:*2*.a:...~.34Â«7-7*3~4-~-2,5 943.Â·34*ight-~tiI/AFJZ~~~4/yi4~**'~F# - .FLa ~SU,643 --I'.451.-9 =.~~5NÂ·44...Â·-gw-Je~rO-kr.. Â·-* i -," 21â€¢ : ' IÂ·'-i" I-.I #Â·I ,16~, .1- ilrY/â€¢ . RÂ·Â·Â·.A h ! L Hi , 1 kill n Bury . 't.~ . 19294 Ni, . 3.- Â¥ 11 , 43.-2 PÂ®i?: 94. 00:1 Â¥079 %%iN /$48 W.*â‚¬-i 1 Â·06 /44 3,t~.3 1 ~9*1: L- 14:10 101'; A..40 i ~$%;F Retail Space No. 3 â‚¬1*4 ~1100 7 2: f.1.Â·% Street Level 1100 s.f. k ilt Lower Level 1620 s.f. ~/ 1%.'-* &<42%,4 m-iss, Proposed Stair Location g Total 2720 Skj / espiâ‚¬ to Lower Level >35 49 %.0 rt 3...... 414.f /// F- 1 r *.:1*.'. . frrs*Disu :0# r . 7jl 'Â· .'4,4 44. =1.7.6 11 1 /Of a '4)~ 1 2*-'. , 1 12 /2 11 Â¤14 Alt. Wall Location A Alt. Wall Location B 0 1 ./ i ,Alt. Wall Location C - /7 // 5/ S 4 - b i f 1 il r 1 1/ 1/ . . 1 // 11 11 . 5 / li 11 . r, 11 1/ 0 0 / // 452 . radÂ®52 ./ o Retail Space No. 2 // i LF<. /// // Alt. A 1400 s.f. / I 11 Il ll t' 11 11 . I: : ist'~Â·Ki. Alt. B 1480 s.f, ) i Alt. C 1530 st // t. 0 lili 1 '1 24-. 104 127Â· j Wy.'-h~"'Â·. 1~~.:~Â»â‚¬~'tti'* "'kxt;'~fa.--1Â¢0 -,01-'-N:'-4 0 / / L21 41,1. . Ir -i i ~41-0 1.,M4Et,Y*2:fra:%61%103?29Â§* ..'4.1#JIÂ·.4~, l..Â·-Â· -066- -Â·-FIâ€¢.._247'EZ: l... 11,-, 7 - C:.143. - -'., -- 46.4.1,Â¢1'..tg?%2--,i,2.1 . fe .r'Â· 1 $ 3 . AL, Ner. , Proposed Stair LocatioN 1 9 1 1 1, .,9- 146 h 24 . 11*57 1 1 1 0 .1 l Ei e66 ~*2149Â» 1 11 ."24 1,i *%2,1 1 to Lower Level j 9 - Â· -54; f.vil !1 4 **HMM $244 1 4{ . e 3 13 1 ~Â·At ---1 F.Ar 21*.4 1 Â·4491â€¢ ~ I Lobby to i Â·~':Â·â„¢ L %?...11 Ft,1 ~Er-r-Â·-7 -T--7- - -â€ž-- 3 ---1263~frig Uhitst I - 1~â‚¬Le. 6%36 A bo vi ' 47*1 43*21 Ptl i 0% %241.13 . ; 4 2, 1 2* m 1% li, 2'49 *Â·*.~,.% Retail Space No. 1 Retail Space No. 4 4 : 1111 4.3,Â»f ~.*Pe Retail Space No. 5 .~I Alt, A 1010 s.f, ' er . Â·'/18. - p t ilil 1,69.061 Total' 1270 s f j. '1.1 1 LL Street Level 810 s.f. Alt, 8 930 s.f. %1'lili -V.Â¥.1, -- 9#P"F, 2- *1 ii Â· Lower Level 1880 s.fj Alt. *, 880 s.f. *4 _u -4 . u_ - -6_ -L_. i._1-_. -,_ - __21-- 4g .-it Â»'. hdull - 4.--- 1.- --- -/ 'Nt}01 S|.~AkÂ·â„¢. Total 2690 s.f. 1 Vt pITNUI~ 11 11 11 t A ,:/ * F 1 1 41= f 11 '11 1 , 64'-4 0 1 .74=L'. <62Â·h't 13>1 .4 I v 4 \\\ M*401'. / Â·143%*L E 1-4--i--4 9' -IM~ - 5 7~ = ~,~ -'D- 4Mt-2-Zrl_- LEREW-'701 . h."-2 16,1 6 9 ./ L ts12 - 1 - ~> ~ D n Â·Â· ---- 4 N C -3 - 1-9 --6 A. Independence Building Commercial Properties ' 1,2 Galena Street M all PROPOSED STREET LEVEL FLOOR PLAN 606 _ ~ 1/4' 10- 0' Note: Drawings are not based on verified survey 10 ft L Â· 2Â·~ data and mav not tie accurate to scale. The Ernemann Group / Architects *44 E- c~qsk\ 3-1 cH D '' 14 u 14 :4 11 1 3 1 1 :..41*Na.I*kl~C.,67?4:I-(liji 9144.1<*Jfiffkk>k~#*44-7-13~- ~ ~44.EN el /2 49-Pra*' 22 1 5#NÂ©â„¢ 1Â» 61 1.- '.1. 4.1: i#Flf. ea?.16.1 k --9,44-7 93'*3 9 40. 23%4'4 184 â‚¬ I -21 ./* - 'r %aa, If.1 8*X -- 1......9 %% -4 ' Lower Level Retail Space No. 3 1 Proposed Stair Locatioh ~>4~ 1 1 fo/:4.-' M. L--_- 'baj. to Street Level FR--71 , ~....Â»LRI -{27_49*434-.a :Â·. ./. . -/ -Â·<I .. . '*.I "Â· " ~-*r' myÂ«'~ ~ , .. 811. - ./. Â·I..T'~.-''I...I.'IÂ·'~1~* Â· ~:-Â·Â·,IÂ·'Â·Â·Â·'~'Â£ .~ " '~i.: *4+ Â·-2-4-Â·~~-*4: aÂ·'Wr..'.'*UN..42.0~.8*1*.....ap':76-Â·FS-: ,14;je #*Â¢fâ‚¬4221i;~Â·24~~Â®~4 -- ~ ~~~.Al-*fl-f ~7~~.~~~4~'~.7-'.A:..* mep*:424~-sw~*63-:4%3<i~â€ž~i.~.~-:.- ~-. L'Â·:crtÂ· ~--wÂ·,-a-70.- f.ttfl-rifi~ ..... ~-Â·~44.-~fÂ¢96%~2}%4342Â¥k, -422~14*8?*4> T . Â· -- .. , ..... 4 - **0:4 9 3*4 . k 4.418 *f.r-- ~Â·Â·Â¢91 t.-13<m 2 *â‚¬2 %141 -- 34 39.-G 4 I W .AN*.*207 - - Â·4444><-~441%2 Â¥94 * i.59/6*~ t..:4.:-62*4 ..1 44 Â»23%5.412:~~70Â·?4~42/Xe.:./~ & ./ V : ~ ~~~f )L 1|' 7 'riÂ·'Â· p. .. ' ~Â£ 4 7: '.ta#*Zw . 0 1-1. al r.&9*fi~.9- L.20Â·9,7--~'-7*:Â·B*~.'.t Jt:.1.dei 9 j .00.- - - -i 79,3.;.tÂ·,0. 2<11)Â·Â· -p->67Â·''l ...1 ~?33*~ 11 4t f )11* 4 4,43%.7 1 ,2&*~* 1 44/ *Bks//b :Proposed Stair Location Fal, to Street Level - - :.,.4 - ~ , Â£EÂ·.Â·*N#" 'ft.â‚¬"a,...AÂ· Â·P.'.. I %22* - 2* -- 1 f /423k fet r S. 4,2 >;54 '~Â·se..bÂ£Â«41 \341\ Lower Level Retail Space No. 1 *4 'r ..45& 2.32 10**'14&, 4 9-:%r#:--'*9~ k , < 1 UP J.. 2%-D F.:.ie ~ Â·. 4--â€¢.â€¢Â· Â· ./ I '. G... e N 4.: ... 1..- Z.7=1 - - 1 F#12 I. I ' 'I Â¥ 1 1 ' >Ng t. ' . ..el %12 V , Independence Building Commercial Properties PROPOSED BASEMENT LEVEL FLOOR PLAN *i:L 4. data and may not be accurate to scale. ----- 1/4' 1'- 0' Note: Drawings are not based on verified survey 012345 10 ft The Ernemann Group / Architects 14 Uft. 1...<. *p . '- e 040 . ' '1.Ter" , 0 1 -Li Â«t -iÂ«- 1 -24 -24\\ - 71- ~ ful- 1 - --4--1--Â«4-- _ -fl\- 941 1 - /9-J ~ - -~1 ~ ---- . 1 ~ f \.I )1 1 I . / . ./' . Z C /1,/ - 4 1 C 0 u u u -U--- ----u - 4 ---- 'u 7 -- , 7--1 1 U U - 41 9 . j j - 1 11 1 1 1 1 11 1-H 121 1 - 11 1 1 1 11 1 11 11 1 111 -- Â·--- Â·Â·Â·--- --/-- --_f-- -. 1----1 7 - 4 11 1 1 lil -- - 1 --- - HI 1 1 ' i 1 1 - 1 1 -21 4 L ...1 11 1 1: 1 -11 -1 - 2. Remove Lamps ft= lE_LZE:* EJ--I-212 -17'~" A 1 2_,f - Il 'I , 3!Â¢42 - 'l l' 1 - *rt- -Il Il , ILl 1.11...111....111.11'11'11'11 1 -ell'~.-- .....11.1.11.11.1.'11 21 4 9'' -- -:- - 1 111 1. 6. Add Awnings ~1 --- - - 11 1 -//\ = ra 4 =I 4 4 ~e -- - ==C== 4 Â® h 9 11 - I~- Ir T--1 3 R 11 11 ---21 7=:=7-L=r=== ~- -=T=11=r r=' ~==T=r==~ '-';-12.1 11 11 11 - -rÂ·mrÂ·r=Â· 4 -- 1 -- - r - f f - - r 7-1 -1 1 - 1 1 4 + r , _ I +it r--7 '1 1 -% Iti 7 1 U 7. New Wood Entry Door 1. Add New Entry & Door -5. New Infill Below Window (Typ.) ~- 7. New Wood Entry Doors 1- . Independence Building Commercial Properties PROPOSED COOPER STREET ELEVATION r 012345 10 ft The Ernemann Group / Architects - . .41 1 CÂ·4Â· f ht2 ;. . j Â· 1 4Â· - i / 7. \\ -m- -1--â€žÂ»- . r â€ž.....1 - ..46 A - .- ..... ...... ........ .... f- 2- ~.~firily..Ilkn-11-LUL[U U-LU11- -JIL-_U' 1-_---27 2_Ul-1.-U- [LR_rILILF UULfli --- - -- 6 - , 1-8 1-Â« j j .,7.11 6 07_ /3% C:% I i //3% 1 07% .91:9 ~ Â» P -Â» 1, x.--x X- 0 1 Ir\\ 0 U L L) l ' 1 3 L 1 1 L' 01 --- U .-/ - C U U 6 1 1~1 11 11 11 11 1 1111 E-lilli 11 1 1 1 1 1 r ml 1 11 3 , 1 1 1 1 , -i 1 1 1 11 1 I .. 1 ' ' i C ) 1 -1 i -01 1 1 13 1 1 11 1 1 1 1 F 11 1 1 1 1 i U ~ 4 1 A 1/f~ hb 1 1 11 1 1 1 ' 43 __ 1 1 Â· i L 1 Â£ 11 1 1 j 1 1 1 , 1 1 J iâ‚¬-1* -#- -- Â· Â· Â· ,...17Â·IÂ·Â¥ ,-41.:-T j - f 1. Ilk::6.1...1.1.1.1.1...Ar.i.--.i:V- ! P + "-"9i~ * Â·% a .2*t:'1 ' i ~i>111~U-ki- 1-61=4=im/FrE-1- [- 1-1-37 6. Add Awnings 11 1 1 1 - -. t ~1_1 li ' i /4~11 /./ 5 42.44 ~ : -- 1 .H-1 ft- + 131 1 0 11 lili -lp--7 - i U :t 1=r.4 HI 11 4 11 it 1 :-- 2. Remove Lamps (Typ. for 8 Lamps) h== i ~ 1.1 -- - 71 1 I -:Â· Â¢22--*1-0 4 21_Pi -LILE kiÂ·Â»_-3 --i- _.iÂ·-1 r~.r~ -- i 4;Â·:s.<:si*:i:-:7*L4 1 L 4 - r#=â€¢Â»- I - -Â·-=' | - ! 1/ 6 L- 1 - =- 4.t i .. 1 1 1 : .. 1 | ~1 4 i i- f L==-- 1Â· 11 2-- -1 i TifiTSIVITil rtt- - *11 1 4 FitAlfrd, - = 4%11.11 ---77:=r-=1.til-TITI,pr ,14 .~' I 1 - --i . 1 , 1 ~: 1 ' '~, 'F' t~' 11__1.111 ~ . ..11' .-114.11 1 - - 2/34 1 1 , 1 L -7. New Wood Entry Door , -7. New Wood Y -5. New Infill Below Window (Typ.) Entry Doors 4. Add New Storefront & Entry Door Masonry to Match Existing Storefront Independence Building Commercial Properties , PROPOSED GALENA STREET MALL ELEVATION 1/4"= 11 Â· 0" 0 1 2 3 4 5 10ft i The Ernemann Group / Architects ~1 N ' L ' . 15:- M.Â·Â· 11 *ft -4 t Â· 6.e' t r- 1 4 ?DE-- RAA h - -Â· ---Â·---- 19-I 2-/5HpiLilLITAFT~-11,q_FLUI - - - _ - -/ rl r r_7 PIF- Ul~ 1-27 - r Ul r - 7 p" n -1 -1.1 â€ž r-- ... E - - - â€ž-1 ... U -t - r' 71 7 E -1 - 4' r~ k r = r- rm - - - 1 7 r- 2- m .--1 - on 2% L Â«i 1 I In~ --9=:i ~ Â»j ;0- I *1 ~ i -rl-\ T i /3-7\\ U 01 0 ' U DLL - - U U U u U C ( 1 $ --1 1 1. 1 . Iii 11 lili 11 :1 1 N 1 1 F 1- 1 31 ---1 1, ,- -- 1 1 ---111 I 1 T' ---7'| r..1 11 1 1 p J ) rt F 1 --m -, 1.-1 1 11 i. IL 1 .1 1 , lu~=== -- -. AL-=4 1: 1 1! 1 1 r 1 11 1 1 , 1 1 1 li 1 1 1 1 | '(l 1 1 1 1 1 k.1 1 =ti i ID"-9.1111 "1:Nli .~ 3.1111 1.111.-1-A t~~-~FT" 1 ~" 1 ~ ~~~~~~EL Il Il ~,f ~ 1 Il 4\2- Il Il -_--- I 9 -- cj Il . ~- I. -1 1--23 1. ~ _1__i --- 14 ~ 11 11 1 11 11 43 r El -- I .- _ ___ - 'M .,==*~ -~ - 1 -5 ---- - -- I 11 - 1 r=t = 0 r . -I . A :,6 6-11 /1. 0 7--- - = , i ~t ft f |1 1 1 f Â¢ 01' 4-t T|1 'f t|t~f-t|f L 1- 1 | 21 -- JR rÂ£=rr r=% 111 1 f Existing Galena Street Mal I Elevation 1/4 " = 1'Â·0" 01 234 5 10 ft ' Independence Building , - .Ah p 7 l I 1,/, 1 ) 0.:.1-4 , V. - .75. 7Â« ' 4/ 0 - F i ./ 6 . f --- I * 9 77. E Â· 6 99 .----/ ,--,1 U U u/ ... u. U U -1/ - 'U 1 1 1 1 1 1 1 1 1 1 1 1 =- - 1 F -- - 1 - 1-- 4 --1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i J 1 1 1 1 1 1 1 lilli 1 1 1 1 ) ) 1 1 I I I I I ' l l 1 1 I I I I ) 1 1 1 1 - ..L 1111 ff " 9 -11 11 9 41. 11 11 Â· 4 --- --t - 12._12.EL.-1. 11 H 11 - <' 311 11 ; A -7 4- h \ 1 7 P 1....... 1- -- - - = L b 5 3 = 1 \ twith Â£11 " li 11 --U-T-17 153 i 11 11 i 3 1 _. 11.11 _. - ' 11 -- - 11 11 - i{.._ 1! 11 11 _ - 1 - 1 2 1 1 2 J-. 1 1 1 - 3 - . J 1 1 - - 1 1 T I . i 1-1 -1 i .li 4-91 --- I - 1 1 AÂ».1. Existing Cooper Street Elevation ~ 1/4" = 1' Â· 0" 012 34 5 10 ft Independence Building .. .litÂ· â‚¬ --+ ~ #*/--B- - 44 1 4: 4. 80.1 4 14 -1-Â·- w -W- ~~-- VALVES- 1 - : IL - THE INDEPENDENCE BUILDING 6) ix COOPER AVENUE .* A CONDOMINIUM ,/: 0 ~â‚¬/f//1/G N 750 05' 11" W .. 1 1 ///5'EyS HyDRANT 1 47.7, w CITY & TOWNSITE of ASPEN LF#W PHONES 123 ------Tru \/l\ f t_.2, Lzz' 9'77-2 7 f,Â·54 PITKIN COUNTY, COLORADO < U 1%\-/ar FLOOR N /ir FLOOR WINDOWS - L.3.. IÂ« ./ f 't f.3' ENTRANCE 151 FLOOR ENTRANCE liI FLOOF; 1- 1 W//vooP/ ~ & 4 30. t' 35.1' 7.5' I . .. r 4% I \2 3 r k die' 1 '11 20/ ' . 465 . 1 2/962-MENT 6-4 THE INDEPENDENCE BUILDING, A CONDOMINIUM - CERTIFICATION OF DEDICATION AND OWNERSHIP %L '5. SURVEYOR'S CERTIFICTATE Know by all men by these presents that The Independence Corrvany, a Colorado 1 imited partnership, being the owner of certain lands in Pitkin LAND)NG -* ~1 County, Col,-1-ado, described as fol lows: Lots A & R and 'he west 7.5 I, Kenneth R. Wilson, hereby certify that in December, 1985, a survey feet of tnt C, Block 96, City and Townsite of Aspen, Pit.kin County, was performed under my direction and supervision of The Independence Colorado; does hereby certify that this plat of The Tndependence Build- ' BLOCK 96 Building located at Lots A &B and the west 7.5 feet of Lot C, Block 96, ing (1Â·1'91 the _yia,7 of , 1986, arxi rea,rded in Bok____a' i - ~< City and Townsite of Aspen, Pitkin County, Colorado; that the building Par:e of: the reenrds of the rlÂ»rk an,1 9.(r,rder jf Pit.kin rountv, was found to be located as shown on this plat. (hl f >r. kID. 0 LOT A L.OT B . r----WEST 75' The location and dimensions of the boundary lines, utilities, building, LOT C improvements in evidence or known to me are accurately shown on this THE NDEPENDPNCE OCMPANY, 3 STORY BRICK BUILDING -33-- t R I plat, and the plat accurately and substantially depicts the location and a ColÂ·grark, limited partnership the horizontal and vertical dimensions of the individual air space units WITH B A.SEMENT of The Independence Building, a condominium, therein and thereon, the 2. ROO,ful - I 0 By: 0,0>r/*2*6 ~ unit designations thereof under the instructions provided by the owner, ~ the measurements of said units, and the elvations of floor and ceilings. â‚¬ aobert R. Goldberg, 0 55, \ 0 bneral. Dart.ner 4 By: Date 4 + 01 L.S. 7. L N P./: Gerald LA]ss tt General Partner CITY ENGINEER'S APPROVAL 3 42 13 -ENCLOSED BR/CM ENTRANCE TO (0 41 76'4 8AGEMENT This plat of The Independence Building, a oondominium, was approved by 41 ~ ~ the City Engineer of the City of Aspen this day of , 1986. STATr OF ) - ENTP;ANCE TD LOBBY ) SS. 1 4 %I 4 LEVEL , ZER, 389 & 50 COI Wn' OF 1 - _ Ra/- FLOORS - . b City Engineer 0 ll' 1 F"tiE"' SubscrilÂ»1 and =w.,rn tr> hpf')re fr'â€¢9 thi.s day of , 1986, hy Robert P.. r,-Adhera, rÂ»neral Part.neE 77 The Tndependence Crsrop- \ 1 '03 1 4S #695 METER anv, a Colorado limit:Ad pari nprship. ' ENTRANOE TO 8 PLANNING AND ZONING APPROVAL W FLODA + This plat of The Independence Building, a condominium, was approved by Witness mt, ha:,1 and official seal. h lili N 1 4 the City of Aspen Planning and Zoning Commission this day of Mv commi ss ion expirps: , 1 986. t, e 1 ly 4 -- 0. 1 -1 gMETEKS .-- 41.0' CABLE TV ADER V-itary Public P . 1 Chairman Id--- 30.1* 30.1* ~--- ,-~i-5-14Â·~TELEPHONE KILER ~ -~*-7EZEYHORE 2/NES | 72FLEÂ»Hz;/e Z/*E~ ________~~r------ltij - , G - G this__day of ,1986. StibscriÂ»i ani sw-,rn to before mp this dav of , \ W/NDOW 47.7' STAIRS TO BASEMENT /2Â£'2-) 4' 4 ASPEN CITY COUNCIL APPROVAL AND ACCEMANCE 21"A,T,r Â·lp ~ ~~Â£ (20Â·14) I i (EF (204) /74, ~ -CABLE 7-0 Z/ME- ' 6 0 k le GAG LINE -C~--G ,2.*0 ENCLdze,RE- k - This plat of The Independence Building, a condominium, was approved by r, *w,Â·v F ) 6 the Aspen City Council on the day of , 1986, and accepted - 1986, h-7 Gerald Luss, General Partner of The Tndependence Company, a 6TDAM INLET --Â·Â·~ ] 1~ rr---23_-~ roloracin limi'.ed tertnership. -5 4 0--t-5 --3' 1 5- 4/ r, . - -I---I -0/%- ' 92. JEODNDARy witness mv narri and official seal. C --- "1 -nn. g My cx,Â·runi ss ion expires: 7 1- POWER LINE Mayor ALLEY (/8.14' R.D,WJ) City Clerk , MAIN POWER LINE --~ CLERK AND RECORDER' S ACCEMANCE /91/LET filing in the office of the Clerk and Recorder of the County of Pitkin, This plat of The Independence Building, a oondominium, was accepted for r~ STORM - Notary Publ ie State of Colorado, at o,clock, _.m., this day of , 1986, and recorded in Plat hk-at Page Tlfeeption No. - Clerk and Recorder pitkin County, Colorado kilÂ·rz.: 1. Pr,rÂ»r' I. r,-irr:,Â·Â·r- 9- .4 4 C ... t,4 .1.9 . ., ti .n- i,Â·r 1-9.Â·..2 :.,z p. 710 Â· n '1' ' .' Â· 7 1, , . PrÂ·..lt' it),16 'r: :. s, . I , Â·Â·11' ... m 1,'>cks 94 and 91:, ii Â·:. ; pn i - 0 Â·,4 i ' 1 . h ZONE DISTRICT C. C. 7 & ASSOCIATES ; & CONSTRUCTORS ENUE, SUITE 210 INGS, COLORADO 81601 , REVISIONS ENGR. RECORD DRAWING Sl ISSUED NO. DESCRIPTION DATE BY CHKE). ~~06~2 CLIENT MECH. CHK. STRUCT CHK. PRELIMINARY ENCE BLDG.,A CONDO. _ ELECT. CHK. CLIENT APPROVAL ~ PIPING CHK. APPROVED FOR CONSTRUC lINIUM PLAT INSTR. CHK. REVISED AND APPRO# f - CIVIL CHK. FOR CONSTRUCTION SCALE REV. NO. DRAWING NO. NOT APPROVED FOR CONSTRUCTION UNLESS SIGNED ANC A i =10' I of 8 DESTROY ALL PRINTS BEARING EARLIER DATE AND/OR RE' EJFERAPEE ke.E 47 3' 44.ZO 1 BEARING N /4'50' 43" E JEWER LINE -~- â‚¬A LENA STR (74 ///MY'/ti:M:Ill/Ay ... , .. 1. D 0 1. : 0 1 I . .:. - e : : B - 27.7' . I tie 80 ' uP Ob m / 1-1 N ..4 1 1 41 1 0' 4635' 3.3' 26.1' 20' 3.3' ~ /5 05' . I 1 I 0 4' WIDE STEEL ---U~ SEAM 1 Â£5' MKH \ 43 / 3' COMMERCIAL UNIT NO. 8 1 1 9.3/ ' f'** 9.85 H/6/1 4 *. CE/L ING 845' MICH ~ ~ 4 4 CE LL/NG (6.0 E) j- 11 11 4 7 1~ ' /.15~ 4 3, : 45 .~4-Â·1~ /4 3 H IGH ~ /0. ZO' ~ ~ 38~~ 04~,_.3 /7,1 5.5' Of h CE)Â£-uy& r 0 3.3' 1.5' 23.25' 43.0' 01 11 1 - 11- .1- (6.0.Â© 11 . Enli Â· -4 4.----11 4 d 6 ~..~; ~J, , (6.0. El | 1 /4 4 ' 4 235' 4~ 0 1 6- 1 1 .. ...e,e'~Â·. 9 ~ ~8 0' meti COUNG ... 7,15' tÂ¥/G,4 OE/L iNG -~~ ' 7 15' HIGH 4 \ . 3.3' 1.5' 23. 25' cE/UNG h. . ,-0.0' EMPLOYEE ---__- 4 F if -C r 1 1. 1 9 5.2' 4 USE AREA (â‚¬.CE) ' . L 3-43' | ~ 8 55' V k 4 -0 .4 8 4' HJGH 9 4 re e. E ) dE/ZING B 1 r. - - M 0- 0%4 U 0 7 9 '.9/GH CUUNG 4 1 .1--D C WIDE STEEL, 3.4' (6. C. E.j 040 n 30' , 4.8 ' 3 825<M 74.5 */629' ~ L 3' - 1\ Â¥ % .0 - %11 I 9.0 9, 4 * B COMMERCIAL UNIT NO. 7 6 U. L--1 =c b 8.4' MKH 2 .1 0.40.3.2 15' 3,)' - 1 ref,5, k 08/1 ING . 7-- 1 - I j- 1 4 \ 8 1 ' HKH * 1 0 )Â· N' '0 M L Â£272/NG 86'Â»769 -ed |% 4 - 4 T. tÂ¥ /6' CE) r 4-1~ 1 CEILING 04Â£63 5,25' 1 Yo' 0. 404 4.0 ' C(-40' 19.3 ' 4 4 4 f (G. C. E.) f - P & oh . e /.0" 5 r i{ --7 ' 2. /3 1 1 1 4% - -~- 0 4~ L?~ 7. 7 ' ,-â‚¬ f' 3.~10' ~ ~ ~ CE#LING , 8 b HIGH , -. 9 1 i.... Â·16:*4*4*f/&*b 8 25' 040 /3-05' 0 3 1 . 5 1 I li 1- .-1 e---- 1 Lt 4,4 ~ - - I- 11.at:* 43 4 L & \ ce.â‚¬.23 \3 ... 6.33-' 04â‚¬41~ - 5,25' Jo' 040 745' H/CH CE/2 /,44 4 p Â·Â·f 4.- 't" 1 93 1 1 5-5, . 1 9 4 4 7.8' 725' 84' 1 -1 11- 1 .- -11 #1 d , 74â‚¬1 1- 1 L: n ' 1 F r_ ___ 1 645 3 0, . \ M.,?d 86 4 , . 8. I f ~ 41 6 4 r N F ' C -7.- 6 1 0 N ty/Â£/NG N 0. 4 !4 lili B i 1 - 4255' x92' 0 1 Na ~ ELE VATOR v 4 (20'f/) 91 36'CE) (6.0.4 IN 6 6 D Â· A 1/ 30 040 1 2; \ 4.1 a - _C 405' 1 4 0 5 ' kh ' 4.85' 4. o, 42.06 6 3.0, 8.55' b r ip 1 G' E== g . i 1 h 4 %4 9 9 4 1 - 4 4 i COMMERCIAL UNIT NO. 6 \8 5.51 jr' 8. C HM/1 0 LOBBY AREA 4GH V --2-- 1 19S 4 -4 mi/1/G EÂ· 1~14 ROOM 0/2 - 43 -6-2,9 1 + 0,7, ING V - 0 DE) - (G.C.E.3 LJ L (4.0. E)N 255* HIGH - 4 r,zeLAVG B 4/>421 6 / i, 49 -- 0 | 34 1 Â»\7 \ X " 0 27.5' . 1 1 32' .1. 5.3' 0.467 _ /7.4' h /7.45' e \\\13 -- - p <r_ F ..Uy 43 4 2. 9;el, :~ C . 4 1 1- 1 0. - UP \ . I B. LOBBY LEVEL FLOOR PLAN SCALE: 94"= 1'-O" NOTES : n -.-._ UNN PEAME7-ER BOUNDFIR'l SCHMUESER & ASSOCIATES 2) E-3 /4!BE.) - GENERAL COMMON ELEMENT * ENGINEERS & CONSTRUCTORS 1 1512 GRAND AVENUE, SUITE 210 7 GLENWOOD SPRINGS, COLORADO 81601 13031 945 - 5468 REVISIONS ENGR. RECORD DRAWING STATUS ' NO. DESCRIPTION DATE BY CH,(D. ~~ CLIENT MECH. CHK. ISSUED DATE_ STRUCT. CHK. 6"CLIMINARY THE INDEPENDENCE BLDG., A CONDO. -ELECT. CHK. CL IENT APPROVAL PIPING CHK. AP-OVED FOR CONSTRUCTION LOBBY LEVEL FLOOR PLAN INSTR. CHK. REVISED AND APPROVEgl " CIVIL CHK. FOR CONSTRUCTION REV. JOB NO. DATE mr I SCALE REV. NO. DRAWING NO. - NOT APPROVED FOR CONSTRUCT ION UNLESS SIGNED AND DATED 1220Â·85 R M 2 of 8 DESTROY ALL PRINTS BEARING EARLIER DNE AlÂ«)/OR REVISION NAIBER. B5730A 5.4' /3.43' C 0.40' 7.0' ~_ L _4DN{113'0 ~>ANGM 4-71 2.6 ' i /Z 7' 27.35 ril .I _ UP V . d FIRE ESCAPE 4 \3 4 00.4/W ~5 9777 /eme.) Off ~ "91, (6. C. E.) ~,1. - 1.*10 ;Â·cÂ· -0- 1 1 41 91 41 1 77./. 2.3 ' . j. 351 14 4 - 6-1 - -1"53, 1 j - | AJil rf~34' _ r 10 1 TRASH ENCLDSURE / \1 L.2\11 1 r (6.CE) 1 COMMERCIAL UNIT NO. 1 6 0\ % N 00 ,/ 1 . CO'~% 20 33' r-D).8' \ 1 1 N. \,2-894-> I 4 (G.C.E) ob $ 1 0-93 3.85' 4 j7.35' . 0.95: . 18.75' 1-61 1-1 I m <- --3 / 4. 9, 1 \ C f N TERL //VE Â»- 1 - PUTUME WALLS , Â£1.74 l/'| 2.05' 09'I ~ 4,j (77PWRE) h 6.-1-1 -1 - 12.45' HIGH CE/L/NG COMMERCIAL UNIT NO. 4 COMMERCIAL UNIT NO. 5 COMMERCIAL UNIT NO. 2 L -' - 5,45' PNON 4 - 15/L//44 'f - 1 4 - Im 4 2 35'i 9. 2 ' 0 ~A/' 8 35' 4 1 Of 1 1 /2/27 2 r067' I . 044'---3, 2.85' ~ 14,05' 085' /5.35' 434' /415' & 33 1.D - 4.55' ~. , 4 '1 4 I. 93 1 ~ cs n---T-- m ' [,2.3 1 1 -up (602) 44 / 4.3, \ 335' 3-3' 3 45' ELE VATOR . 6 / (" E ) - 115 1 N I A t /t 1 1/ 1 -25,2 ,7 4 -]ft -9-12-55 3.45' HIGH , Cy/Z/1/,5 71 " - 4% \ er/UNG \ A j \1\, 12.45' HIGH COMMERCIAL UNIT NO. 3 , 4 --7-- 44 54 5 ' Â»%5>9 < 2. 6 5 ' ~ '409 . 3/3-,1-1- 4.1, 1% CEILING v 4 (60 6.1 11 R \ 4 2 -C-2 Â»\01 /7 15' /9/0/1 4 0,6.E) 4 Â»r. DOW,Y 4 0-/ L / N G . '~ 45, r 1 ENTRY Â¥ R 1 . n 1 1- C -- --6- - -- ---- 34' , /Â£67 \~ 4 , 12 15' HIGH = 4 0 ---- ... 4 5 6' - ~ 4 gu-/2 //AF 0.7'57 --5r 43 Y'- ,3- 4 ' /:33' . U -1 1 4 - 5.0' N (6.C E) (206) ~ 9 1 Fl 1 99 ------ - L-1 %1 N. 1 2 442 1 - DOWN 1 (6.C E.) 4 b ~ 178' . - -- 1- -1- - e' 3 2-- -- t - GROUND LEVEL FLOOR PLAN SCHMUESER & ASSOCIATES B-- ENGINEERS & CONSTRUCTORS SCALE: 1/4"= 1'-0" 1512 GRAND AVENUE, SUITE 210 NOTES: 4 ---- UNIT PERIMETER BOUNDARY ~ GLENWOOD SPRINGS, COLORADO 81601 *4 ------ INDICATES CHANGE /N CE/LiNG LJNE [303] 945 - 5468 3) 1--1 Cyr' .0 - GENERAL COMMON AREA REVISIONS ENGR. RECORD DRAWING STAI un f DESCRIPTION DATE BY CHKD. ~ CLIENT MECH. CHK. ISSUED DATE STRUCT.-EAR.-PRELIMINARY THE INDEPENDENCE BLDG.,A CONDO. - ELECT. CHK. CLIENT APPROVAL PIPING CHK. APPROVED FOR CONSTRUCTION GROUND LEVEL FLOOR PLAN INSTR. CHK. REVISED AND APPROVEâ‚¬j = CIVIL CHK. :FOR CONSTRUCTION REV. JOB NO. DATE BY SCALE REV. NO. DRAWING NO. NOT APPROVED FOR CONSTRUCTION UNLESS SIGNED ANO DATED. B5730A 12Â·20Â·85 RM 44'=1'-0" 3 of 8 DESTROY ALL PRINTS BEARING EARLIER DATE AND&R REVISION NUMBER. 99 Z/ .92 91 7 2 - 40+0 2 2 CJ,LO 125.1 . 3Fir-Â·- 2.--... ' r:Sr.Â· .7Â·*rm ./ - r 9 -*' i p 7945.84~ ~ 7345 /4 (Go.E.) DECK 7342.74- . 7341.94 -I-7 - UNIT 303 UNIT 302 UNIT 301 UNIT 300 HALL UNIT 312 ,..1 Cittj ~ 7.949.54 ~ 7.9 4 3.54 UNIT 203 UNIT 202 UNIT 201 UNIT 200 HALL UNIT 212 02.0.E.1 STA AY , (60.Eb ~ 733744 ~793744 CL- 0 bU LLI 1 SPACE C SPACE E , Â«1 ~ 7923 04 ~ 7323.54 ENTRY * L- 1 L- 1 1 L_ 1 ' 1 L- 1 L__ 73/8.74 ~ SPACE F LOBBY AREA ROOM 012 : (â‚¬.C.E) (6.C E.) (6.'C. E.) ~ 79/2 34 73/2.34-~ , SECTION A-A . .k SCALE: ~"=1'-0" 140-[Eai 4 ELEVATIONS ARE RELATIVE 70 AN ELEVAT/ON oF ON SM,966 7-ReLET FbUND ON 6DUTHWEJT CORNER OF PIVK/N ODUNTy COURTHOUSE. tj GEE FLOOR PLANG FOR CE/LING ELEVENONS. 4 ~ le.e.E?) - GENEBAL COMMON ELEMENT SCHMUESER & ASSOCIATES ENGINEERS & CONSTRUCTORS 1512 GRAND AVENUE, SUITE 210 GLENWOOD SPRINGS, COLORADO 81601 13031 945- 5468 REVISIONS ENGR. RECORD DRAWING STATUS ~ NO DESCRIPTION DATE BY CHED. PROhlÂ· CLIENT MECH. CHK. ISSUED DATE . THE INDEPENDENCE BLDG., A CONDO. STRUCT. CHK. 4PRELIMINARY 1 ELECT. CHK, CLIENT APPROVAL PIPING CHK. APPAOVED FOR CONSTRUCTION SECTION A-Al INSTR. CHK. REVISED AND APPROVE~ = CIVIL CHK. FOR CONSTRUCTION REV. JOB NO. DATE BY SCALE REV. NO. DRAWING NO. NOT APPROVED FOR CONSTRUCT ION UNLESS SIGNED AND DATED. 1220Â·85 RM 1/4'= 1'-o" DESTROY ALL PRINTS BEARING EARLIER DATE APO/OR REVISION NUILIER. 85730A 7 of 8 t * ' I I 4-4 1 ... 1, 3 7 1 - 05 j. 1 DECK/ /2Â»3- 1 WALKWAY - DECK (go Â£) 4 4 # b . N % - r % '.1 . I UNIT 313 HALL UN IT UNIT 309 - (CE) 310 ~ 794 9 54 SECTION C-C ~ 7342.54 SCALE. 24"=60" W UNIT f UNIT f 200 6.8' 300 6.8 201 7.0' 301 6.55' 202d 6.8' 302 d 6.75' 202e 6.95' 302e 6.8' UNIT 213 HALL UNIT UNIT 209 203 6.7' 303 6.8' (G.C.E.3 210 204 6.85' 304 6.8' 205 6.9' 305 6.8' ~793744 206d 6.75' 306d 6.4' % 753744 206e 6.6' 306e 6.45' STZUR WAY 207 d 6.85' 307d 6.8' (â‚¬.C.El 207e 6.8' 307e 6.45' 208d 6.7' 308d 6.7' 208e 6.9' 308e 6.5' 209 d 6.8' 309 d 6.7' 209e 6.9' 309e 6.3' ; 210 d 6.95' 31 Od 6.0' 210 e 6.95' 310 e 6.2' SPACE D 211 6.5' 3II 6.7' 212 d 6.8' 312 d 6.5' 22-3 212e 6.8' 312 e 6.5' 213 6.85' 313 6.4' L % 73,21 Â£34 ENTRY 1 (0,0.E) ~ 7 3/8.74 NOTES: 4 ELEVATIONS ARE RELAT/VE TO AN ELEV,97/014 OF ON BRASS TABLET FOUND ON JOUTHWEST CORNER OF HALL PI-TKIN COUNTY CDURTHOUSE. (4 0 E) (â‚¬C E) (G.e E) Â© JEE FLOOR PLANG PDA CE/LING ELEVAT/ONG. 33 ~- (C.C.E.) - GENERAL COMMON ELEMENT SECTION B-B SCALE: '/4' = 1'-o" SCHMUESER & ASSOCIATES ENGINEERS & CONSTRUCTORS 1512 GRAND AVENUE, SUITE 210 GLENWOOD SPRINGS, COLORADO 81601 [3031 945- 5468 REVISIONS ENGR. RECORD DRAWING STATUS ~ NO. DESCRIPTION DATE BY CHKD. ~8*. CLIENT MECH. CHK. - ISSUED DATE . STRUCT CHK. -PRELIMINARY THE INDEPENDENCE BLDG., A CONDO. v _ ELECT. CHK. CLIENT APPROVAL PIPING CHK. APPROVED FOR CONSTRUCTION SECTIONS B-B a C-C I ... INSTR. CHK. REVISED AND APPROVEÂ©~ CIVIL CHK. FOR CONSTRUCTION REV. JOB NO. DATE BY SCALE REV. NO. DRAWING N NOT APPROVED FOR CONSTRUCT ION UNLESS SIGNED AND DATED. DESTROY ALL PRINTS BEARING EARLIER DATE A~/OR REVISION NUMBER. B5730A 1220Â·85 RM 9~'=1'-0 8 of 8 I. , . Â·Â· I -7 J , rETÂ« Ouipiing eouepuldeput l icrio 00!12Ae!3 leens Jedooo aults!*3 Ertart - Ft -' ".4.-Â·9 9 -Â·- 12Â»Â· 1.---Â· .-Wl - ix-I 1 - 67-1,1 - h f N -~" 1-*ER--Fli-- 1-118 A-- FÂ®L-"N-T"I ..1 1 1 -1- lilli r. -1-T- -â€¢i 1 1 1 1 1 1. 1 1 1 1-3 3 FEJER 11 11 11 lili lili 1 1== 11- - L-ECERN=14 L - L.-3 L---3 1 1 -1 1 1 Â¢ 1 1 1 1 1 11 11 1 1 1 1 2--1---~Â£ .n- A 9 1 ..1 -4 0 0 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development, continued: 501 E. Cooper, the Independence Building, exterior display case Date: ~f June 12, 1991 ~ APPLICANT'S REQUEST: Minor Development approval for one exterior wall-mounted display case (18 sq. ft.) on the west wall of the Independence Building, just above the basement stairs. LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (condominiumized first floor V only) APPLICANT: Independence Partners, c/o M&W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, architect PRIOR COMMITTEE ACTION: Last year, the HPC granted approval for the storefront level remodel for the Independence Building, which included a new storefront opening immediately adjacent to the area proposed to receive the three new display cases. This remodel and new storefront addition has since been completed, and was recognized by the HPC last month at the annual Preservation Honor Awards. On April 24, and again on May 22, the applicants appeared before the HPC requesting Minor Development approval for display cases. The first meeting resulted in a tabling, requested by the applicant; the last meeting resulted in a 3-3 split vote, and again tabling as requested by the applicant. PROBLEM DISCUSSION: Please refer to staff's memo dated April 24 for the Planning Office response to the Development Review Standards. Staff Response: The revised application has been modified in size to meet the sign code requirements for this building (18 sq. ft. remains as available signage area), which we find is an improvement over the two previous proposals. Should the HPC grant approval for the display case, the applicant is reminded that a new sign permit is required each time the display is modified. The display case material is a quality material (mahogany), which staff finds compatible to the landmark and within the district. Signs within the district are most often wood, or framed with wood, which is a consistent treatment, and preferred over metal. The actual method of application (floating 2" from the wall, attached .... .. to the building through the mortar) is an acceptable treatment, and is considered "reversible". The size proposal now meets code requirements under "signage", which staff finds acceptable. The outstanding issue appears to be whether or not the use of a "display case" meets, or does not meet, the Development Review Standards. Staff asks the HPC to consider this issue carefully, and consider precedent when making a final decision. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted, finding that it meets the Development Review standards. 2. Approve the Minor Development plan with conditions to be approved by staff prior to the issuance of a building and/or sign permit. 4. Table action to allow the applicant time to restudy the proposal in its relation to the development review standards, sign guidelines and sign code criteria. 5. Deny Minor Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office defers to the HPC for final action, requesting the HPC take into consideration the applicant's stated need for this "incentive" to assist in marketing below grade retail space within a landmark in the downtown district. We remain generally unfavorable of merchandise display cases in the historic district, and recommend that if the HPC deny approval, that a strong recommendation be made to the Zoning Officer to enforce the sign code on all existing non-permitted display cases and signs throughout the two historic districts. Additional comments: memo.hpc.501ec.md.3 2 , MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Minor Development - Amendment to Final Development approval - 501 E. Cooper, the Independence Building Date: October 10, 1990 SUMMARY: The applicant is seeking Minor Development approval from the HPC for an amendment to the Final Development approval. The applicant wishes to maintain the existing center storefront flush with the facade, instead of restoring the recess, trim and door as previously approved on the Cooper St. elevation. This request is due to the tenant's interior finish program. Please note that the applicant originally discussed this amendment as " insubstantial" with staff by phone, however, after reviewing the subsequent letter from the applicant with the Planning Director and city attorney, we found that such amendment could only be made by the HPC, not by the Planning Department (Section 7-603 (A) and (B). The Planning Office apologizes for any inconvenience this may have caused the applicant. Please refer to staff's letter attached. PROJECT MONITOR: Bill Poss PREVIOUS COMMITTEE ACTION: June 27, 1990, Final approval was granted, subject to a number of conditions that were met prior to the issuance of a building permit. The HPC made detailed and specific preservation/restoration requirements of the applicant, based on staff's recommendation, with a great deal of attention paid to storefront detailing. The restoration of the center recessed storefront entrance on the north elevation was enthusiastically approved, due greatly to balance the applicant's request for a new storefront opening proposed on the west elevation. The degree to which the HPC reviewed the details of the storefront restoration are indicated in the conditions of Final as stated below: "Due to the extreme nature of attention to detail that is required to preserve the integrity of this storefront and general landmark structure, staff has the following concerns and recommendations regarding the details of storefront renovation: a) The "storefront" shall remain in tact, and preserved (maintained) according to preservation standards. Wholesale removal of original windows does not meet the criteria of "preserve first, restore second, reconstruct third". It appears to staff that the existing large storefront panes are not original. The applicant is requesting double pane/insulated windows be installed for energy efficiency, which we understand, however, we are requiring any glass replacement done within in the existing exterior - framework, retrofitted inside. All new glass used shall be clear, and not tinted. b) The transom windows shall be maintained in place, not removed, set aside, reworked and reinstalled. The risk of failure is high with the procedure of total removal. c) The cast iron columns shall be cleaned with the gentlest method possible - no abrasives or blasting will be allowed. Any missing capitol sections shall be restored in cast iron material. d) Cast iron threshold plates shall be carefully removed and cleaned for reuse at grade and the storefront entrances. If necessary, this detail shall be worked out with the project monitor. e) All masonry patching due to removal of non-original light fixtures shall be done to match the existing mortar in texture, color and strike. The percentage of portland shall be no more than 10-15%. Areas within the first floor storefront where previous incompatible repointing has occurred shall be repaired with the appropriate mortar mixture and application. f) Sidewalk texturing and/or new use of colored concrete shall be approved first by the CCLC. g) The original sandstone steps leading to the basement on the west elevation shall be removed, sliced to reduce depth, and replaced with snowmelt system underneath. Any concrete patching to be done shall occur in an aesthetic and appropriate manner. Should technical considerations make that highly impractical, such information should be presented to staff for review with the Project Monitor. The wrought iron fencing shall be preserved on site. h) Revised final plans with the above details called out shall be submitted for approval to staff and the project monitor when submitted to the Building Department for permitting. DISCUSSION: Staff reminds the HPC of the original concerns 2 surrounding the new storefront opening. and the necessity to restore the original center recessed storefront on Cooper St. The Planning Office feels this concession was a significant aspect of the previously approved plan. The Planning Office recommends that the tenant consider the benefits from an increase of exposed storefront window space, and the value of a restored storefront in a Landmark within Aspen's Commercial Core Historic District. ALTERNATIVES: We understand that tenant does not wish to utilize this center storefront for egress, therefore, one alternative may be the elimination of the door, simply converting this to a proportionately correct storefront window. All other details shall be accomplished as previously approved. RECOMMENDATION: The Planning Office recommends that the HPC deny the proposed Minor Development as an amendment to the Final Development plan for 501 E. Cooper St. We recommend that the previous approval remain as is, however, the exchange of the center door to a window, as discussed in "alternatives" above, appears to be a reasonable compromise that the HPC should consider. memo.hpc.501ec.fd.2 14 c loe AR# 44-- pea@_ ~J B<it , pe- c~+40(L. 4194 R023(f~~- A~* 0<t- aN<40. l ok 041014 A-_ g.co. 1Â»74 Go 04Â»- 614 ' r -i_ cwo*<(64, ctÂ« M-V.JU .V C I u ;D,trÂ» Â»10Â«0- 54,6 11_ oÂ»uf 14 ALO U.Â»4- /u;ulit AUS 3 4 CITYf vâ€¢diASPEN 130379)Mli-#A'jnjÂ¥Â¢reet asp elitti~c 61**d~*8 1611 303391*92020 October 3, 1990 M & W Properties Att: Tony Mazza 205 S. Mill St., Suite 301 A Aspen, CO 81611 Re: Independence Building Dear Mr. Mazza: I have reviewed your letter addressed to staff dated September 12, 1990 regarding your request for an "Insubstantial Modification" to the plans that were previously approved by the HPC for the renovation of the Independence Building, first floor. Upon further review of Section 7-603, "Insubstantial Amendment of Development Order", I find that the Planning Department does not have the ability to grant such amendment, and that your request must be reviewed and approved by the Historic Preservation Committee. I understand that your letter was written following an initial discussion with HPC staff, Roxanne Eflin, however, upon further reflection, she and I have determined that a good faith error was made in trying to accommodate the development. Clearly, an amendment to the previously approved Development Application of this type may only be allowed by the HPC at a regular meeting. To proceed without such approval would be in conflict with the provisions stated in Section 7-603 of the Land Use Regulations. Roxanne has informed me that this amendment request will be reviewed by the HPC at the next meeting on October 10, at 5:00 p.m., and is the first item on the agenda. A copy of the review memo will be available to you by this Friday at 5:00 p.m. We apologize for any inconvenience. Sincerely, 1 i 11 1 1 bl 0 L ,- '.1/LÂ·t /0 U Amy'Â£. Margerum Planning Director CC: Roxanne Eflin Jed Caswall ... M & W PROPERTIES SUITE 301A 205 SOUTH MILL STREET ANTHONY J. MAZZA ASPEN. C]01-RADO 81611 AREA CODE 303 FRANK J. WOODS. III TELEPHONE 925-8032 September 12, 1990 SEP 14 Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Department 130 South Galena Aspen, Colorado 81611 Re: Crossroads - Insubstantial Modification Dear Roxanne: This letter will confirm our telephone conversation of Monday, September 10. I informed you that we were in the process of entering into a Lease with The Gap, Inc. for a Banana Republic store. Said Lease would take the three store fronts on Cooper Street, namely the existing corner, the existing east doorway and the present middle bay which is glassed. Banana Republic desires not to have a new doorway in the middle bay, as has been approved by the HPC. As per our discussion, we have agreed that our not installing said new doorway would constitute an insubstantial modification of the plans which have previously been approved by the HPC and that said change could be accomplished by virtue of my writing this letter to you and informing you of the change. The change will be done on the same finish level as the rest of the facade of the Crossroads Building, namely wooden kick plates, the historical tinted glass on the "transoms", the same and/or replicated trim with thermopane glass. I will supply you with copies of the as-builts concerning this middle bay when same is built, together with pictures of same. We have also agreed that we would be entitled to substitute this changed middle bay with the additional doorway, as already approved by the HPC upon my giving you written notice of our desire to do so. Thank you for youreooperatioin this matter. Very trul\~y yours, Ardb-04 J. Mazza AJM:dr . October 3, 1990 M & W Properties Att: Tony Mazza 205 S. Mill St., Suite 301 A Aspen, CO 81611 Re: Independence Building Dear Mr. Mazza: I have reviewed your letter addressed to staff dated September 12, 1990 regarding your request for an "Insubstantial Modification" to the plans that were previously approved by the HPC for the renovation of the Independence Building, first floor. Upon further review of Section 7-603, "Insubstantial Amendment of Development Order", I find that the Planning Department does not have the ability to grant such amendment, and that your request must be reviewed and approved by the Historic Preservation Committee. I understand that your letter was written following an initial discussion with HPC staff, Roxanne Eflin, however, upon further reflection, she and I have determined that a good faith error was made in trying to accommodate the development. Clearly, an amendment to the previously approved Development Application of this type may only be allowed by the HPC at a regular meeting. To proceed without such approval would be in conflict with the provisions stated in Section 7-603 of the Land Use Regulations. Roxanne has informed me that this amendment request will be reviewed by the HPC at the next meeting on October 10, at 5:00 p.m., and is the first item on the agenda. A copy of the review memo will be available to you by this Friday at 5:00 p.m. We apologize for any inconvenience. Sincerely, Amy L. Margerum Planning Director CC: Roxanne Eflin Jed Caswall . 6 M & W PROPERTIES OCT 1 51990 SUITE 301A 205 SOUTH MILL STREET ANTHONY J. MAZZA ASPEN. COLORADO 81611 AREA CODE 303 FRANK J. WOODS. III TELEPHONE 925-8032 October 11, 1990 Ms. Roxanne Eflin Historic Preservation Planner Pitkin County Planning Dept. 130 South Galena Aspen, Colorado 81611 Re: Independence Building Dear Roxanne: I would suggest that the following be appended to the Minutes of the meeting: "Applicant, Independence Partners, for itself and any other subsequent owner of Independence Square, represents and convenants as follows: 1. In the event that future tenant needs and uses mandate that a door be installed in the middle bay of the Cooper Street frontage, then same shall be installed after the Historic Preservation Committee is notified of said installation. 2. The door to be installed shall comply with the specifications for a door as previously approved by the Historic Preservation Committee of the City of Aspen." ~ Very truly yours, / Anpr6ny J. MAzza -6DEPENDENC~ PARTNERS AJM:dr OCT-11-90 THU 1 2 : 4 -2 Pl 64 14 PFROPEP TIES ASPEN P.01 R r - M & IV 1>,-t<li-,barrins OCT 1 1 I990 81 1 i E : joi A 2,06 2.,L i ti 7111.1 :8110:.,3, AxrnoNÂ¥ J. Mâ€¢.22.i ..',91â€¢2Â·3, (30]4tltÂ·,i)â€¢j 81611 Aitic.Â£ Com: Su:* FRANK< 3. WOOL.,9 111 1'/ i i Â·iÂ·i torÂ·~i- 020-80:42 REX tk. 1303) 925-6995 FAX COVER SHEEC *6 Date: (U-Itut u .16!990 TO: k.t . kkt-,4 0 64-,u (322*_Â»_6241 _.1:16=Â«Â»4~1yk_. Fax Bro.: thio_if}_7 From: Â»vÂ¢*ey_44*px-, We aye transmitting .=.7.._pages ( ireluding this cover page) . If the transmission is hot complete, please cal t (303) 925-8032. OCT-11-90 THU 1 2 : -4 2 M :2: W FÂ· FeÂ· O FÂ· E E- TIE :E:. ASPEN P.02 I - -- Al & W PROP)21-0'IFN SUITE 301Â£1 s,or, SOCÂ·ri, Slit,Y.*rnler .ANT[ZONÂ¥ J MA-2 Â». AHPEN. 0),/-,rt.,too 8181 1 ARFA CODE 303 FRANK J. WO<>1>9, til TELEPHONF, 92&8032 October 11. 1 990 Ms. Roxanne Eflin Historic Preservation Flanner Pitkin County Planning Dept. 130 South Ge.lena Aspen. Colorado 81611 Re: -1.ndep#rid.6-0*13 Bkil_Ld. i-09 Dear Roxanne: I Nould aeggeat that the following Ke appended to the Minutes of the meeting: "Applicant, Independence Fartnars, for itself and any other subsequent owner of Independence SquarÂ©, repre,$0nts and convenants as follows: 1, In the event that future tenant needs and uses mandate that a door be installed in the middle key of the Cooper Street frontage. then eleme shall be installed after the Historic Preservation Committee is notified of said installation. ' The door to be installed shall comply Â£ I with the specifications for a door as pieviously approved by the Historic Preservation Committee of the City of Aspen." 1 Vek y ffitjurs, ~___ .,f ADEPENDENCÂ¥ PARTNERS A njhiny J. M,1~'h a \ AJM:dr O CIT 1 1' 1 -90 THI t_; 1 2:4 6 48: U PRO FEFETIES ASPEN P.01 47 M & W 1-'ROPEHTn{.t-4 OCT 1 1 Ego 11% I'l b. '40. A 906 80/171 hit, t. 9'rn,Cler ANTHONY J. M/UNZA Afr+EN. Color>ADO 8101 1 Al{}e. Conâ€¢: 309 Ff,ANK J. Wrona, 111 '1'v 1 -pÂ· P,{ON k 026-A-)32 Fax No. {303) 925-6995 [8X~3XNER SHEEE Date: G-.(of.U- LU /1 j / 9.9 0 1Â»: ht,4. .r,>el'.1 21,?Lf . ~~'L' U \ .._-~32=rkr~**f-~*t. Fax No,: v 9 0-0 -. 5 1 4 7 -/ 1 From: (ticUP:-7 :72=pu 1Â«1Â»/ We aie transmitti-rg 02.j JxagÂ¢,9 (irr-cluding this cover page). if the transmiasion i:; not corplete, pleage call (303) 925-8032. 00 1 1 1990 CITY ATTORNEY'S k*.OFFICE -4 64~ 5 9 OCT - 1,1-98 THU 1 2 : 4 6 rt a w F'POPERTIES A SPE N P.02 . . M & W PitOPERTIRS EL,171'301 1 24,6 E.OUT: i Â£41 Â£,L Brrtls:, I ANNA'- 1 MAZ>b. . SPEN. CULC,riA DO 61811 .16 rtrA 03 511 003 1 1<ANK J, Wo. -4 III Tri.ElÂ·J ION B 026-8032 October 11. 1990 Ms. Roxanne Eflin I #t Historic Presstvation vianner Pitkin County Planning Dept. 130 South Galena Aspen, Colorado 8161 1 T nder,elâ€ž,4â‚¬r=LRU_LE.4_i ag Dear Roxanne: I wou'd ~ ~U -b 1 2: 3 fit fhie fol ic w ing k e atnerlded to the Minutes of the meet ag: ttelf "Applied:..., Ia-dependence Partners. for i tV. a t. th L subsequ.sit owner of Indâ€žpendence Squell t, t,3 retent, and convenenty as follows: 1, IÂ·. tti=â€¢ evant -chat fl., i:â€žra teriant needs 0-' A "..: marÂ·.-'Â·Â·-* 41'.t 8 3001 be installed in the Â·Â·A R # ..i . u. ,_ _ , . 1.- .4 6 I. . 1* I. middle kil of the Cocper Street frontage. then meme shall be installed after the HistnrIC 0. ~ m .Â·.ijâ€¢â€¢ 4 - r. r.-.rnrutteg id not i tied â‚¬) f 86 id installation. Ine aoor to be installed shall comply with lic specitications for a door ati previously a*proped ki t.-,4. Hietorie PresÂ©*vation Ccpmlitee of the City of Asp .3.4 I 3\ / La ~/ Very truly i,eurs, ///7/1 C L t A*Kory J Mpzza 4NDEPENDENCÂ¥ PARTNERS . 0 U V fu,4 ATIZAaiMENT 1 Exhibit 1 .. IAND USE APPIJCATION FORM - 4 Project Name Ill)EPEN)ENCE BUILDING OIVERCIAL DEVELOPIvENT 2) Project Iocation 501 E. Cooper, Lots A, B, and Dart of C. Block 96, City and Tavnsite of Aspen, Pitkin County, Colorado (indicate street address, lot & block mimber, legal description where appropriate) CC 3) Present Zoning 4) Lot Size 6,770 s.f. 5) -,Applicant's Name, Address & Phone *M& W Properties, 205 S. Mill St., Suite 301 A, Aspen, Colorado Â· 925-8032 6) Representative's Name, Address & Ehone # Michael Emenarn, The Ememann Group Arthitects 720 East Durant, Aspen, Colorado 925-2266 7) Type of Application (please check all that apply): conditional Use Conceptual SPA Conceptual Historic Dev. - JUN 1 1 l990 Special Review Final SPA X Final Historic Dev. 8040 Greenline Conceptual RJD Minor Historic Dev. Stream Margin Final POD Historic Demolition Mountain View Plane Subdivision Historic Designation 1 . Conchainiunization - Text/Map Amer*lment (24@S Allot:rent Lot Split/Lot Line (NOS Exeuption Adj ustmerrt 8) Description of Existing Uses Â· (rnnber and type of existing structures - approximate sq. ft.; rutber of bedmans; any previous approvals granted to the property). 5,580 Gross S.F. Retail (Presently Crossraods Drugs) on street level and 3,500 Gross S.F. Storage on Basenent level of 3 story condaniniunized masonry structure. (Upper bo floors are lodging use and are not of this Application.) Any previous approvals are u~known to the Applicant. 9) Description of Development Application - See Attached. 10) Have you attached the following? 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I )1 1980 alp lillAA SaJIeUIL,Unl pejUnOUJ I~EM , Â»r) 14 ZE V938 ~ -iFE--ia----882-----EUEER-7------1*-i-~ %22 8,422 06*L 6 LÂ·V MOOL L IleM Â£6D9 /'~%\ 1/te L 9*E L 009 Old /'A6 L IleM d36*9 0 ME L 90Â£ L 068 6 Mi AA09 L IleM L6t,9 8 V Uellinl dluel I Â£* r. -. 11 .V- 1 , 1 - 81!LIM JO Moelg :JOI03 0 1531 f~ '>Pell Majos 4]IM ss* iedo 'll.IJB leMOBJq snipei pue aoinos 146!1 Peple!46 4 JIM Sajiguill.Inl palunolll Ile/A , %22 %22 009Â£ SdH Z 1Â·3 MOS L 111?M SMÂ£9 8/gLE 8/gLE 06*l 6 LÂ·VMOOL L IleM 86Â£9 . g,/EVL gi*El 068 6 1Â·VAA09 1 IPAA 0699 8 V Ual,Unl duuel i 3 1 - 1 11 1 Ff'17 81'LIM Jo MOBIE] 10100 81 LM 1~ MOet.J MaJOS 41'M sseif iedo 'Wle lapelq Snipei pue eoinos 1454 peple!49 4:IM Seitguiwni pall,nOLLI IleM 1 3 1 4 .-. 9%98 gAle _ 026Z SdH Z[Â·3 MOOL L _ Ilet SL-859 -22-32.--__.__....29&.___._-ELLLEME-l_______IleMSEÂ£9 0 - -C~ -8/993 8/992__._-_~ELAMILLEBME1__._____12.EME ./... ...ELE-E___.___921__~ j 8Â¥ uaujnl dulel bill- -Â¥- ir--+-7 \ '1 / â‚¬-\ 1 f N.. / n / 1 nH el!LIM 10 Moeig :10100 SS* Apies Jealo 'pale>IseD 3010eliel U.InuiLLInle pezipOUE ~ ~~~:0~ ~ Aouelowa 4614 41'AA Sele,wnl palUrlow Ile/A 3 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development: 501 E. Cooper, the Independence Building Date: June 27, 1990 SUMMARY: The applicant is seeking Final Development approval from the HPC for the storefront changes proposed for the Independence Building. PROJECT MONITOR: To be assigned at this meeting. PREVIOUS COMMITTEE ACTION: On March 14, 1990, the HPC granted Conceptual Development approval subject to the following conditions: a) Restudy of the west elevation to provide a new storefront that is subservient to the building's historic architectural elements. A storefront detail shall be submitted with the Final Development application. b) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. c) Exact material representation, including awning fabric, shall be submitted for Final consideration d) Exterior lighting plan shall be submitted for Final consideration The applicant has complied with the conditions of Conceptual Development approval with the exception of Item #b. Staff has the following comments: 1) For the HPC's information, staff toured the CLG Workshop participants through Aspen's historic districts and neighborhoods, seeking their comments or advise for future reference. A group of approximately six offered their suggestions for design review of the proposed new storefront of the Independence Building, with some diametrically opposing viewpoints. I explained that the HPC also had the same difficultly in applying the Secretary of the Interior Standards in strict fashion to this application, and that the new storefront design (approved Conceptually) was as close to a replication that the Committee felt comfortable in taking it to. The general consensus of the workshop participants ended by being b in support of the direction we were taking: a very close design to what is mandated historically, without total replication. Mostly they concurred that the Hotel lobby entrance was incompatible and unfortunate on this building, and recommended that we continue to encourage those owners to redesign this entrance with historic compatibility in mind. 2) Due to the extreme nature of attention to detail that is required to preserve the integrity of this storefront and general landmark structure, staff has the following concerns and recommendations regarding the details of storefront renovation: a) The "storefront" shall remain in tact, and preserved (maintained) according to preservation standards. Wholesale removal of original windows does not meet the criteria of "preserve first, restore second, reconstruct third". It appears to staff that the existing large storefront panes are not original. The applicant is requesting double pane/insulated windows be installed for energy efficiency, which we understand, however, we are requiring any glass replacement done within in the existing exterior framework, retrofitted inside. All new glass used shall be clear, and not tinted. b) The transom windows shall be maintained in place, not removed, set aside, reworked and reinstalled. The risk of failure is high with the procedure of total removal. c) The cast iron columns shall be cleaned with the gentlest method possible - no abrasives or blasting will be allowed. Any missing capitol sections shall be restored in cast iron material. d) Cast iron threshold plates shall be carefully removed and cleaned for reuse at grade and the storefront entrances. e) All masonry patching due to removal of non-original light fixtures shall be done to match the existing mortar in texture, color and strike. The percentage of portland shall be no more than 10-15%. Areas within the first floor storefront where previous incompatible repointing has occurred shall be repaired with the appropriate mortar mixture and application. f) Sidewalk texturing and/or new use of colored concrete shall be approved first by the CCLC. g) The original sandstone steps leading to the basement on the west elevation shall remain in tact, not removed and replaced with concrete as proposed. Any concrete 2 b - patching to be done shall occur in an aesthetic and appropriate manner. A snowmelt system is proposed; we are recommending its use under the sandstone steps. Should technical considerations make that highly impractical, such information should be presented to staff for review with the Project Monitor. The wrought iron fencing shall be preserved on site. h) The proposed awnings do not meet the condition as required in the Conceptual approval. The HPC required "opening specific" awnings, which these are not. Staff recommends that the awnings remain retractable (therefore requiring no encroachment license), however, only occur in the recessed openings of the store fronts. The awning proposed across the basement stair opening shall be eliminated. We find the strong horizontal feature incompatible with the vertical nature of the building. Even though it is a "reversible" element, we find that the continuous, heavy use of this awning surrounding the two visible sides of this landmark building are not appropriate and do not meet the Guidelines for use of awnings. i) Revised final plans with the above details called out shall be submitted for approval to staff and the project monitor when submitted to the Building Department for permitting. j) An exterior light plan and exact awning material shall be submitted at the meeting for HPC review and approval. Staff wishes to compliment the applicant on provided easily discernable drawings and details, and for the time and concern given to the new storefront design. The proposed new storefront appears to meet the HPC's concerns regarding compatibility. ALTERNATIVES: The HPC may consider alternatives that strengthen or lessen staff's recommendations as stated above. Tabling action may need to occur to allow the applicant additional time to respond to the recommended conditions. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the application at 501 E. Cooper St., with Conditions A through J as stated above. A Project Monitor shall be assigned at this meeting. memo.hpc.501ec.fd 3 . 9 %1'21?5~Xy~L'X~~I . C {1Â·*12*2'*fee..Â·U. ..v Â¥ ,#2~01*gau:c. J. . 4*-9;A:93**;'21-I 1. I Â· V 1-1 Â·1â€¢ I .: Â· ' t,ce 14 1 1 COOPER AVENUE (7 3.7' R.O.W.) ./ . * BEARING N 75= 09 11" W f ' VALVE=Et FI KE -+""' HYDRANT 67.7 ' 9~_ frhy PHONES U) -rn .- --- Â· -- --t,tr~ 47-21. l ~ 95' \N '47 -/2 FLOOR \4 /2- FLOOR WIL-Ot) WS ~/L f. 3 IAR 7 +43' ENTMANCE /2 FLOOK LAAIWVG j RI FLOD,1 --4.-~ ENTRANCE I 1 WiNDOW 1 30.1, 3D. 1' . 1 . / Â· .1 \ 6/0 f STAR ~ \ LAAiÂ»â€¢'G 3,5' 1 - 1 5.6 6 TA/2 6 7-0 - 1 BAGEMENT At 7 k LAND/NG -- 40 1 BLOCK 96 \ \ LOT A LOT B 0 /-7- WEST 7 .\ th 1 0 .\ - . LOTC 3 STORY BRICK BUILDING 4 5 0, -7 \1 te WITH BASEMENT- ' 7 \ 2' ROOT-7 -1 b 9 \ I 20. bvER HANG \ ./ 8. 1 ./ 4 1 et:) 1 t .4. 4. f -4 23.. e i. 0 N. 41 41 h k k V i 41 k i *t' 2 1 54% 4 1 1 i .0 U,--ENCLOSED B. A< ENTRANLE 7 8/16EME NT 7.4 ' ~ l ' . lilli ... I bRICK STEPS . ENTAANCE TO LO887 ~~ Â· ' - . \ LE yEL, ZER , 389 8 ROOF FLO Ma -Mf ~4419> 0 \, 4 04#14. .. 1 8 fCAS METER 1 ~. ENTRANCE TO a.. _-ld / tb $ 9. to . . 16 . 13 CME-7-ZES *K ,CABLE Ty . 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The Aspen Times March 1. 1990 J ~t 25-C INDEPENDENCE BUILDING 2.:550:~M r'.*%>wi -- 4..Pi#~CW.M :7Â¥-f -- Lo~ ~ 'Nda~#P215~ ~~~ , 0/ V =0 '. . 11 i-1 ' V e./2 iiI' i --. 4 Spaces Available for Lease Spring of 1990. Call 925-8032 M&W ProperUes 205 S. Mill Street â€¢ Suite 301 A â€¢ Aspen, CO 81611 L. .1 MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 501 E. Cooper, the Independence Building - Public Hearing Date: March 14, 1990 LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (Condominiumized first floor commercial space only) APPLICANT: M & W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, on behalf of Crossroads Holdings (seller) APPLICANT'S REQUEST: Conceptual Development approval for the remodeling of the existing first floor commercial space and the restoration of one storefront on the north elevation, previously converted to windows. The proposal also includes a new storefront on the west elevation next to the existing hotel lobby entrance, removal of the large, non-original lighting fixtures at the storefront level, and the addition of retractable awnings at storefront level. Revised west elevations have been submitted since the HPC reviewed the concept drawings at pre-app stage. The applicant has eliminated his original request for an additional storefront window near the corner entrance. ZONING: CC, "H" Historic Overlay District, Designated Landmark EXISTING CONDITIONS: No exterior enlargement is proposed. PRIOR COMMITTEE ACTION: On February 14, 1990, the applicant appeared before the HPC in a pre-application to discuss the proposal in concept. The HPC appeared favorable on the restoration of the north elevation storefront, the removal of the non-original lighting fixtures and the addition of awnings, provided they were opening-specific. The primary concern was the proposed new storefront window next to the corner entrance, and construction of a new storefront entrance on the west elevation, next to the existing hotel lobby entrance. The HPC discussed whether the new storefront should be allowed for historic compatibility purposes, and if so, if it should appear as a new or replicated element of the building. Staff stated that a replicative storefront addition, matching the north elevation storefronts, could not be supported, in that it runs contrary to all preservation standards. Therefore, if a new storefront were allowed at all it would have to be designed as an element of its time, and extremely subordinate to the historic features. The general consensus was that the west elevation has been impacted by the hotel lobby entrance, as well as by the layers of exterior paraphernalia (awning, fencing, flower boxes, etc.) A suggestion was made to consider a storefront design transparent in nature, with the surface layer harmonious with the hotel entrance, and a second or recessed layer becoming the actual storefront. PROBLEM DISCUSSION: The applicable Guidelines are found in Section IV. Commercial Buildings - Renovation and Restoration, beginning on page 19. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: We find that the proposal generally meets this standard, with the exception of the awning proposal. The Guidelines for awnings appear on Page 25; these are specific and should be adhered to. Awnings should be opening specific, and not carry across the entire length of the building. It should be noted that staff has received two calls from the public regarding the inappropriateness of a new storefront addition on the west elevation of the Independence Building. They believed the addition of another storefront would negatively impact the integrity of the historic landmark. Staff's concerns regarding the addition of a new storefront on the west elevation are addressed fully in the Response to Standard #4 below. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that the proposal generally meets this standard. The changes proposed are not out of line with respect to similar development in the Commercial Core. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or 2 adjacent parcels. Response: Staff finds that the cultural value of the structure will be enhanced with the restoration of the north elevation storefront and appropriately scaled awnings. We do feel, however, that the new storefront proposed for the west elevation has the ability to counter the cultural enhancement made possible by the north elevation restoration. Further, the preservation and maintenance (painting, etc.) of this dominant building is critical to the cultural value of the Commercial Core Historic District, in our opinion. We encourage cooperation between both building owners in this regard. 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: The Brown and Hoag Building, known today as the Independence, is one of Aspen's largest, most dominant historic resources. It is one of four remaining cast iron storefront commercial buildings in Aspen. The building is associated with one of Aspen's earliest developers, D.R.C. Brown (his brother, a bank president, owned and constructed it); we feel its importance in Aspen's history may not been fully appreciated. Due to its historic association and architectural significance, this building has the potential for being listed on the National Register of Historic Places. Further alterations to this structure will lessen its historic integrity and jeopardize future Register listing. For these reasons, staff does not support the addition of a new storefront on the west elevation. We feel this building has received the maximum number of alterations and impacts over the years. The upper level window replacement was done insensitively (granted, by a different owner a number of years ago). Staff feels that additional alterations with no historic basis will further the negative effects already felt by this important landmark. On the other hand, buildings do evolve over time. As community needs change, (i.e. additional retail space needed) so do buildings to accommodate these changes. It could be argued that the west elevation of the Independence has become as important as the facade (Cooper St.) due to the extension of the pedestrian mall on Galena. For comparison purposes, the Webber Block (Elks Building), though unique in that it contains two facades (unlike the Independence), has storefront windows on both the west and south elevations. Staff recommends that the HPC consider this historic information carefully, and weigh the impacts such a modification will have on the historic integrity of the building. The applicant has proposed a very simple storefront, with an outer layer to match 3 the hotel entrance (unadorned metal columns and Queen Ann ransom) and a recessed glass storefront set in wood with one central door. This approach appears to meet the Guidelines and the Secretary of the Interior Standards. Staff recommends that the HPC require the applicant to work with the building's second owner on bringing the lobby entrance into harmony (more cohesive decorative elements). Should a new storefront be allowed, staff recommends that the new storefront become as subservient as possible to the historic elements on the west elevation. The conceptual drawings must be clarified at this meeting, and a storefront detail be submitted with the Final Development application. ALTERNATIVES: The HPC may consider the following alternatives: 104 04# U A- i. Approve the Conceptual Development as submitted 2,44 +Wit~ (91 Approve the Conceptual Development plan as submitted, \~j) with the exception of the alterations proposed to the A- 8-,A p&10- U. w west elevation, and the following conditions, to be met at Final Development review, 4 0 A ir-j 3 (f JD \ Awnings shall be opening specific, and shall not . 01(-4 carry across the entive north, and west elevations. Â»1 ft- poillwo Atic -2,]p#ciaQÂ·4 alhÂ« 4*tal &Â·L-peptud< 14 b ) Exact nfaterial representation be made, including awning fabric c) Exterior lighting plan, if any, be submitted. <3.j Approve the Conceptual Development with conditions, to be met at Final Development review, such asÂ· *~42 4*4~kal) storefront that is subservient to the building's Restudy of the west elevation to pEa;a:de- a new g i la Â© -\~Vt'Cot *4.@tt~,42 historic architectural elements. A-sterefrent- -detail--shaÂ·+1---he__submitted_ with--the--F-inal 4*6 4Â£/t; 1 -Uj A - < 3 03| A aUL mi ~~vi ~DevelopmenUpplication.-3*997 4,Â°fÂ«- b) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. ---~14~-buly---J~ Exact material representation, including awning fabric Exterior lighting plan, if any. 4. Table action to a date specific, to allow the applicant fo Al ad#iwn further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. A#40 + *-8~k-ofFAL+ uco wut Â£01.4&%Â£4*t Ltt'ldblcV~-UL~- 11 A 'u M - o pul u RJU 001Â¥tn\ - $Â«A f r' , , LIli ... -- - .. ..._. ..- -------- ----- Â·Â·-Â·----Â· - -UuuUUU puuuU UuUUU4 IUUUuui UVUUU -UUL.JUU WUUUL 1 -ZILIL 2.1- 1 L' 1 .â€ž,â€¢Â·r) 1!1.-1,1,1 11'.11:. 1 lilliÂ·! : :1 7773 a 1#1~ ~fn~U /7%[ A in\L/Â«1 r- 01 -- ~ - -051[-a_.glial..ind-,77%11.97% _ L l 1 U W - - 1 1 1 I I I J I Â· ' Â· I t- L 12 --1- -2 -1 IL. 1 1 16 1 1 1 1 1 1 1 1 1 1 Â¢ 1 1 1 1 Ill-.-. .-I 11 1 f < 1 1 1 1 , 1 1 1 1 1 1 1 1 1 il 1 1 16 /73Wry U- - ----.- *....'% 1,12.....1 - - - n 0 -1 ,- 11,1,1,1,1,1,1,1,1,1,lfUL11111Jl[P . 1 --r- H-- 3/ c~ 1 '- !11'11'11'11'1111"11-11!IT[T[111111111-nlimii - Fi - 6.---r- L j I Mbod Y ~-7. New Mod Entry Door Entry Doors 4. Add New Storefront & Entry Door L 5. 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'9} .,-44*47Â¤m.=my. -- I . --a.eae<X *-Pilm:~ Â· Â· -Â·Â· C 4 _ 4:39,5*B'.22 Â»-.-~31'.i/21.--2. toÂ·Â· I AA .. !4,3 1 1; f? 3,*rl .I ... - - -â€ž,47.*U/~/,~2~."4~1~- 6;471/=-rut-71Â·'Ic-'~~' - . t.ve' ._-4r3~&10.1~, ?Fr'drk .nil t.# fr lun . I : 1,1.. . . . .1 -- , N* Â· - 1 ' <â€¢Sk' ~ * 11 PR; - ;1:'2 - E -Tr- f.irl/-1,/2 T,r-- --1 -- 0 I. *9831 :,AR:ilif ... ' .turist UR-r:-: 07#07+JiÂ· ni pO'-~.t (5* 1 -1Â· 32 - , :.r Â· F.,4../. 6.Qu a .: A.' 'lA "--, 1~P,% r,grÂ¢ a DFO.,,4 + 0.1 1 ., 9 Pili *1*~11.7*Virai 1-4 1,~Vi' '41~-:'2.- .&91\~:52:fl:if.Â¢.13.Â·.R- : *i:C..5#11?tA'*,4 ir; 12*1 Â· *4,1 kiRMNAQU#eti:-,igt- -1 - i.w Â·**3 -i U2RN,-' LAEY)#0#6 51&.7:it' Eft'*~-. ..Â·, ~0Â¢j --Â· I - W----- . =z/=stc:.ifil ~111%94Â£/(34/URFET#~~ 7:*frim~r-ch#LA=lf#*11 M** 24/i#il/4 - * 323Â·fi<~.~,cÂ· -3#suiyin>itltlf}14 . 1- ...â€¢Â·'#2 If- '1 ...1.-11.J .h-*%52**b . -. â€¢11 PRESERVATION r / U W - :21 21,1,0,4 - ..0 11, 1 1/1 J.,1 1111 :11 mil '41 -34] j BRIEFS - - 1 14 3 3.. P *~2371.% ~ a MT. M Z 2 3 2 1111 im-7 mi 1 - .121.24 21!L 321 811 21 Rehabilitating Historic Storefronts 9*Â¢,i [i~~2122â€¢'~ - a H. Ward Jandl Technical Preservation Services Preservation Assistance Division National Park Service U.S. Department of the Interior The storefront is the most important architectural feature â€¢ if the original storefront has survived largely intact but of many historic commercial buildings. It also plays a is in a deteriorated condition, what repairs should be crucial role in a store's advertising and merchandising undertaken? strategy to draw customers and increase business. Not surprisingly, then, the storefront has become the feature most commonly altered in a historic commercial building. 0 if the storefront has been modernized at a later date, In the process, these alterations may have completely should the later alterations be kept or the building changed or destroyed a building's distinguishing architec- restored to its original appearance or an entirely new tural features that make up its historic character. design chosen? As more and more people come to recognize and appre- ~ ciate the architectural heritage of America's downtowns, 0 if the building's original retail use is to be changed to however, a growing interest can be seen in preserving the office or residential, can the commercial appearance of historic character of commercial buildings. The sensitive the building be retained while accommodating the new rehabilitation of storefronts can result not only in in- use? creased business for the owner but can also provide evi- dence that downtown revitalization efforts are succeeding (see figure 1). This Preservation Brief is intended to assist owners, ar- Once a decision is made to rehabilitate a historic com- chitects, and planning officials in answering such ques- mercial building, a series of complex decisions faces the tions about how to evaluate and preserve the character of owner, among them: historic storefronts, In so doing, it not only addresses the 39\ --=2 . 111,11 Il nÂ» st ' -- 94â‚¬40. 1 -091 , , 9~3144--17 - ~ 11 Â¢ j[ jl- ~t~"lit -0~*41-) '11111 ~ illillf I 1111\ ; 1 1.21 11. 11 111.11 Ilini~TiltÂ»- .. 439#449-73 - 112 111 18|18#11'll@A:rn-0, i -- ZE'--'4~~ 40â€¢**â€¢4, 1 ,-11 1 L MI'/ ~5 li~/ D --*~ 1-/#L......&.- . ,Â· A ..1 - 7 .4 -1.- 1 , Lt. 4 "49Â» ' i - -4246Â·2 .. . .Y :.2.4.1.2 =. ;:C MAIN STREET Figure 1. Inappropriate storefront alterations over the years-metal cladding, oversized signs and canomes-have detracted from the character of this historic district in Van Buren, Arkansas. A carefully considered rehabilitation plan for Main Street, including the removal of poorly designed signs, false fronts and the selection of an appropriate exterior paint color palette, serves to enhance the visual environment and preserves the district s sense of time and place. Photo above: Bob Dunn; Drawing, David Fitts 1 basic design issues associated with storefront rehabilita- CAL' ....D TRON FRO'fl. 610. L. ME:KIM 8 CO. -A=vnu. Nal tion, but recommends preservation treatments as well. Finally, although the Brief focuses on storefront rehabilita- tion, it is important to review this specific work in the ~~-2/<Irts92: broader context of preserving and maintaining the overall structure. Money spent on storefront rehabilitation may ,==aÂ»E=-222.~Ii//277:AN//ir be completely wasted if repair and maintenance problems 4-*&,~:./.5~.~;I;,$.~g-=-rI on the rest of the building are neglected. 4. Historical Overview 'Â· 3 -2-2 , .C Â· Il J â€¢ Commercial establishments of the 18th and early 19th cen- 4 1 R _L_ ~ turies were frequently located on the ground floor of ..4*Â·, 1.//1 buildings and, with their residentially scaled windows and I;fÂ·*4411 doors, were often indistinguishable from surrounding I.... I.I.-I--I-.-I.--ill. houses. In some cases, however, large bay or oriel win- dows comprised of small panes of glass set the shops S~6-515(1:1,---- apart from their neighbors. Awnings of wood and canvas and signs over the sidewalk were other design features .CL seen on some early commercial buildings. The ground floors of large commercial establishments, especially in the v :. 4 - first decades of the 19th century, were distinguished by regularly spaced, heavy piers of stone or brick, infilled ,% with paneled doors or small paned window sash. Entrances . 4' , were an integral component of the facade, typically not given any particular prominence although sometimes . .. '1 1 wider than other openings. K.5,1. 1 1. 0 &6 1 j The ready availability of architectural cast iron after the 3497. 1840's helped transform storefront design as architects and IN.Â«tel -4 builders began to experiment using iron columns and %.1 -- -- -- -==r-=-1-1-f---* lintels at the ground floor level, Simultaneous advances in ...Il..-4--u-.-----e----I- ......... the glass industry permitted manufacturing of large panes ---./.0/ p. '-I.-Il-&/ . &-1-)- ./.-I-L .1-/I.4-I.'.1~â€¢ I... I./.-.I-Il./-./ â€¢ of glass at a reasonable cost. The combination of these -13 - CATUOGVE /11/CIS *01*CT TO A LIDER.U DOCOU~. two technical achievements led to the storefront as we Figure 2. These 19th century galuanized iron storefronts could be ~ know it today-large expanses of glass framed by thin purchased from George L. blesker 6 Co. in Evansuille, Indiana. structural elements. The advertisement of the merchant and his products in the building facade and display win- dows quickly became critical factors in the competitive pediment - commercial atmosphere of downtowns. In the grouping of -%8 these wide-windowed facades along major commercial corn~ce ------------141{~ streets, the image of America's cities and towns radically Ferit.../,Â£%62,16:Tejit/,15"li,elilliillf window lintel -- changed. ak:- 76/AM.IMIL' 0 The first cast iron fronts were simple post-and-lintel window sash - >7' ~.~-#f~:~4~i'If*9=* construction with little decoration. As iron craftsmen -LT/fi'MihilF./%##..-L.' IA. I became more adept and as more ornate architectural window Gill styles became popular, cast iron fronts were given - 1 R#FE-11.m z signboard (fascia) Italianate, Venetian Gothic, and French Second Empire details. Cast iron storefronts could be selected directly transom from catalogs, which began to appear in the early 1850's. -- Standardized sills, columns, and lintels could be arranged display windowÂ· to create fronts of all sizes, styles and configurations. In recessed double doors the 1870's sheet metal storefronts became popular; they were also sold in standardized sizes and configurations pilaster through manufacturers' catalogs (see figure 2). 1,-â‚¬ - Ijrp 9 m),Wr~ The typical 19th century storetront consisted of single lower window panel ...... or double doors flanked by display windows (see figure 31. The entrance was frequently recessed, not only to pro- Figure 3. Become fanliliar with the architectural features typical tect the customer from inclement weather but to increase of historic commercial buildings, A close look at a storefront s the amount of space in which to display merchandise. In construction materials, features and relationship to the upper some cases an additional side door provided access to the remains. stories will help in determining how much of the original facade floors. Thin structural members of cast iron or This particular storefront is No. 4016 in the George L. Mesker ~ wood, rather than masonry piers, usually framed the and Company catalog of 1905. One of Mesker's most popular storefront. The windows themselves were raised off the tlesigns. it featured cast-iron sills. columns mid [intels, galuanized ground by wood, cast iron or pressed metal panels or iron lintel and main comice, window caps and pediment. bulkheads; frequently, a transom or series of transoms (consisting of single or multiple panes of glass) were to place6 above each window and door. The signboard tent and nature of rehabilitation work needed (see figure above the storefront (the fascia covering the structural 6). In most cases, this examination is best undertaken by a beam) became a prominent part of the building. Canvas qualified professional. i~ awnings, or in some cases tin or wooden canopies, often shaded storefronts of the late 19th century. Iron fronts Ads*/Fie<,FRN/1.m 1 Limqill:JI,BL were frequently put onto existing buildings as a way of giving them an up-to-date appearance. Except for expand- 4 ... ing the display window area to the maximum extent possi- ,~9489+~WIBM , 1443*3~ ble and the increasing use of canvas awnings, few major 4,11"31*AMNIP' technical innovations in storefront design can be detected 41-111*~- ~ ~ from the 1850's through 1900. 9 . The first decades of the 20th century saw the growing it# .- ~~111; 10114 ~I' A 'p use of decorative transom lights (often using small ; prismatic glass panes) above display windows; in some r cases, these transoms could be opened to permit air circu- M _ - lation into the store. Electric incandescent lights enabled Ail storeowners to call attention to their entrance and display i , , p windows and permitted nighttime shopping. In the 1920's B and 1930's a variety of new materials were inrroduced fr- 0 ./';&,rm 'll &1 into the storefront, including aluminum and stainless steel i, . N framing elements, pigmented structural glass (in a wide . - -- . 1, r,SFAil:/0. variety of colors), tinted and mirrored glass, glass block - Ze- c ' ~ "tt . 15 %4.9.- 1- te / O.*Â· v v and neon. A bewildering number of proprietary products Figure 4. This storefront in New York City designed by Ray- also appeared during this period, many of which went inond Loewy typifies the streamlined look of the 1930's. Added into storefronts including Aklo, Vitrolux, Vitrolite, and to an earlier bitiding, the front utilizes glass, stainless steel and Extrudalite. Highly colored and heavily patterned marble neon to make a modem statement. This is a good example of a was a popular material for the more expensive storefronts later storefront which has acquired significance and should be re- of this period. Many experiments were made with recessed tained in any rehabilitation. entries, floating display islands, and curved glass. The : utilization of neon lighting further transformed store signs EL,- a x I 91 into elaborate flashing and blinking creations. During this ' ~ period design elements were simplified and streamlined; transom and signboard were often combined. Signs utilized B~ j~:-3-:dER+F@*=F-Flr-t-?1Â¥91-43iÂ©~ typefaces for the period, including such stylized lettering IVEJ-<4118-idk-(11+ El-UNE.Â·31+211.-12]aLL'01-45 as "Broadway, " " Fino" and "Monogram. Larger buildings 14-, ' 19=:.2..gilit,aLLIEM::Â£Â£~44-Ll-=Uk of this period, such as department stores, sometimes had 4 54' . Â· Â·* ~--4,0.~ fixed metal canopies, with lighting and signs as an integral % 1,12$& A-- ~ _. C~PT#~2' I " . ljR, component of the fascia (see figure 4). Â· Because commercial architecture responds to a variety 2-*t . N Â· 44 i j Â£ of factors-environmental, cultural, and economic, distinct regional variations in storefronts can be noted. -a --.,=== i -1 Fixed metal canopies supported by guy wires, for exam- Figure 5. In some cases, as in the storefront on the extreme left, ple, were common in late 19th and early 20th century it is a simple matter to determine original appearance by looking storefronts in southern states where it was advantageous at neighboring storefronts. Removal of the board and batten to have shaded entrances all year long. Such a detail was fasciaboard, pent roof, and "colonial' style door, 011 of which less common in the northeast where moveable canvas could be undertaken at minimal cost, would restore the original awnings predominated. These awnings could be lowered proportions and lines of the building. Photo: Day johnston in summer to keep buildings cooler and raised in winter when sunlight helps to heat the building. Guidelines for Rehabilitating Existing Historic Storefronts 1. Become familiar with the style of your building and the role of the storefront in the overall design Don't "early up" a front Avoid stock "lumberyard colonial" detailing such as coach Evaluating the Storefront lanterns, mansard overhangings, wood shakes, nonoperable shutters, and small paned windows except where they existed The important key to a successful rehabilitation of a historically. 2. Preserve the storefronfs character even though there is a historic commercial building is planning and selecting new use on the interior. If less exposed window area is treatments that are sensitive to the architectural character desirable, consider the use of interior blinds and insulating of the storefront. As a first step, it is therefore essential to curtains rather than altering the existing historic fabric. identify and evaluate the existing storefront's construction 3. Avoid use of materials that were unavailable when the ~ materials; architectural features; and the relationship of storefront was constructed; this includes vinyl and aluminum e~' those features to the upper stores (see figure 5). This siding anodized aluminund mirrored or tulted glass, artificial stone, and brick veneer. evaluation will permit a better understanding of the store- 4. Choose paint colors based on the building's historical front's role in, and significance to, the overall design of appearance. In general do not coat surfaces that have never the building. A second and equally important step in been painted. For 19th century storefronts, contrasting colors planning the rehabilitation work is a careful examination may be appropriate, but avoid too many different colors on a of the storefront's physical conditions to determine the ex- single facade. 3 . -iÂ· /4.~ rr,7"'F599Â· ' 4 & ~ facade or are they recessed? What is the proportion of 1 r Les, .1 ~ (19 area between the display windows and transom? Are , there window openings in the base panels to allow ~ natural light into the basement? Are the entrances centered? Are they recessed? Is one â€¢ Entrances: entrance more prominent than the others? How is the primary retail entrance differentiated from other en- -'.;.,7.Â¢80~..11<~, 3 f Fl C Â»1 1 added or have some been relocated? Are the doors trances? Is there evidence that new entrances have been \Â¢â€¢~ j original or are they later replacements? 4 ~A .' â€¢ Decorative Elements: '. 1 1 1 Â· Are there any surviving decorative elements such as 42. 1 , i ; molded comices, column capitals, fascia boards, 1 1.12- ': 1 brackets, signs, awnings or canopies? Is there a belt- . t. 1 6 2.1 , 4 course, comice, or fascia board between the first and ~ second floor? Are some elements older than others indi- , . + eating changes over time? M i Storefront's Relationship to Upper Stories: Is there a dif- ference in materials between the storefront and upper 17*k,(2 stories? Were the storefront and floors above it created as C . 64Â£,Bugt an overall design or were they very different and unrelated ; to each other? 444'-Â·.Â· j It is also worthwhile to study the neighboring commer- 1 cial buildings and their distinctive characteristics to look for te-11 -7 ~'~'-9~t. e ~. ~ ~ ~i similarities (canopies, lighting, signs) as well as differences. i This can help determine whether the storefront in question : is significant and unique in its own right and/or whether it is significant as part of an overall commercial street- Figure 6. Storefronts of the 1940's, 50's, and 60's were frequently scape. installed by attaching studs or a metal grid over an early front and applying ne-w covering materials, If the existing storefront is 2 a relatively recent addition with little or no architectural merit, begin by removing the covering materials in several places as was done here. If this preliminary investigation reveals evidence Physical Condition of an earlier front, such as this cast-iron column, carefully Mild Deterioration: Do the surface materials need repair? remove the later materials to assess the overall condition of the historic storefront. The black mastic visible on the lower Is paint flaking? Are metal components rusting? Do joints masonry panels was used for installing pigmented structural need recaulking where materials meet glass windows? glass. Some attachment methods for modern facings, such as Mild deterioration generally requires only maintenance mastic or metal lath, may have seriously damaged the original level treatments. fabric of the buiding, and this must be taken into account in the Moderate Deterioration: Can rotted or rusted or broken rehabilitation process. Photo: Bob Dunn sections of material be replaced with new material to match the old? Can solid material (such as Carrara glass) from a non-conspicuous location be used on the historic The following questions should be taken into considera_ facade to repair damaged elements? Do stone or brick tion in this two-part evaluation: components need repointing? Is the storetront watertight Construction Materials, Features, with good flashing connections? Are there leaky gutters or and Design Relationships air conditioner units which drip condensation on the storefront? Is caulking needed? Moderate deterioration Storefront's Construction Materials: What are the con- generally requires patching or splicing of the existing ele- struction materials? Wood? Metal? Brick or other ments with new pieces to match the deteriorated element. masonry? A combination? Severe Deterioration: Have existing facing materials Storefront's Architectural Features: What are the various deteriorated beyond repair through vandalism, settlement, architectural features comprising the storefront and how or water penetration? Is there a loss of structural integ- are they arranged in relationship to each other? rity? Is the material rusted through, rotted, buckling, â€¢ Supporting Columns/Piers: completely missing? Are structural lintels sagging? Are What do the columns or piers supporting the store- support columns settled or out of alignment? Severe dete- front look like? Are they heavy or light in appearance? rioration generally requires replacement of deteriorated - Are they flush with the windows or do they protrude? elements as part of the overall rehabilitaton. Are they all structural elements or are some columns In evaluating whether the existing storefront is worthy .-- decorative? of preservation, recognize that good design can exist in â€¢ Display Windows and Transoms: any period; a storefront added in 1930 may have greater Are the display windows and transoms single panes architectural merit than what is replaced (see figure 4). In of glass or are they subdivided? Are they flush with the commercial historic districts, it is often the diversity of 4 0/ styles and detailing that contribute to the character; Iron-a magnetic, gray-white malleable metal, readily removing a storefront dating from 1910 simply because susceptible to oxidation. Cast iron, most commonly found other buildings in the district have been restored to their in storefronts, is shaped by molds and can withstand great *.. 1860's appearance may not be the best preservation ap- compressive loads. Rolled sheet iron, sometimes galvanized 3~ proach. If the storefront design is a good example of its with zinc, also was used in storefront construction. Stain- period and if it has gained significance over time, it less steel began to appear in storefronts after 1930. should be retained as part of the historical evolution of Zinc-a medium-hard, bluish-white metal, widely used the building (this architectural distinctiveness could also as a protective coating for iron and steel. It is softer than be an economic asset as it may attract attention to the iron and is nonmagnetic. building). Copper-a nonmagnetic, corrosion-resistant, malleable metal, initially reddish-brown but when exposed to the at- mosphere turns brown to black to green. Deciding a Course of Action Bronze and brass-nonmagnetic, abrasive-resistant alloys combining copper with varying amounts of zinc, The evaluation of the storefront's architectural features lead, or tin. These copper alloys, more commonly found and physical condition will help determine the best course in office buildings or large department stores, range in of action in the actual rehabilitation work. The following color from lemon yellow to golden brown to green recommendations, adapted from the Secretary of the In- depending on their composition and are well suited for terior's "Standards for Rehabilitation" and the accom- casting (see figure 7). panying interpretive guidelines, are designed to ensure Aluminum-a lightweight, nonmagnetic metal common- that the historic commercial character of the building is ly found on storefronts dating from the 1920's and 30's. retained in the rehabilitation process. Its brightness and resistance to corrosion has made it a If the original or significant storefront exists. repair and popular storefront material in the 20th century. retain the historic features using recommended treatments (see following sections on rehabilitating metal, wood and masonry storefronts as well as the guidelines for rehabili- tating existing historic storefronts found on page 3 ). If the original or significant storefront no longer exists or is too deteriorated to saue, undertake a contemporary design which is compatible with the rest of the buiding in scale, design, materials, color and texture; or undertake ~14 Iri' an accurate restoration based on historical research and (~ physical evidence (see section on "Replacement Store- ~ fronts"). Where an original or significant storefront no longer exists and no evidence exists to document its early appearance, it is generally preferable to undertake a con- temporary design that retains the commercial "flavor" of : ~~~ a râ€¢Â· Â· Â· the building. The new storefront design should not draw .5.L.- I . attention away from the historic building with its detailing but rather should respect the existing historic character of 1,414'M/r~<~//J..~~~<~4--~~*~4Â·'ru the overall building. A new design that copies traditional details or features from neighboring buildings or other 2.2:i- Me~*~04.-544#/4-~4Â¢*4~1 structures of the period may give the building a historical appearance which blends in with its neighbors but which never, in fact, existed. For this reason, use of conjectural 6 =-----1, ~~ SINCE 1900 U)D_ DE designs, even if based on similar buildings elsewhere in the neighborhood or the availability of different architec- 1 C,.00,/~0~~f'/FLORI STS tural elements from other buildings or structures, is gen- erally not recommended. 65. -: ........1/ 1.../.../ Rehabilitating Metal Storefronts - Rehabilitating metal storefronts can be a complex and 0% - St time-consuming task. Before steps are taken to analyze or M~ tiffey':2:Zill" Igibi:lat:jaa'Mi.9 r -#ilialifpfrci' M treat deteriorated storetronts, it is necessary to know Ri!~f?~ 31:1733~ 4 73 which metal is involved, because each has unique prop- it IW~_19 ~1~M* E-- 2 erties and distinct preservation treatments. Storefronts i -4 <'Â·Â£ *.0.1 were fabricated using a variety ot metals, including cast 1 1-,4.:07"11 01900 111 - '1-/6 J 91%0~ iron, bronze, copper, tin, galvanized sheet iron, cast zinc, DIVule Â¢ me, :Fem>$94 MOYA (~ and stainless steel. Determining metallic composition can - . Imilt~=24 . al - be a difficult process especially if components are en- Figure 7. Part of a large office building constructed in Wash- crusted with paint. Original architect's specifications ington. D.C. in 1928, this finely detailed bronze storefront is (sometimes avaiiable from permit offices, town halls, or typical of many COnstructed dunng thi'5 period. it should be records of the original owner) can be important clues in noted that the original grilles, spandrel panel and window above this regard and should be checked if at all possible. are all intact. Photo: David W. Look, AIA 5 ~ ,FleÂ·7Â¢â€žTrilqrâ€ž04#7 Repair and Replacement of Metal problems, handscraping and wire-brushing are viable Simply because single components of a storefront need cleaning methods. While it is necessary to remove all rust repair or replacement should not be justification for before repainting, it is not necessary to remove all paint. replacing an entire storefront. Deteriorated metal architec- For situations involving extensive paint build-up and cor- tural elements can be repaired by a variety of means, rosion, mechanical methods such as low-pressure gentle although the nature of the repair will depend on the ex- dry grit blasting (80-100 psi) can be effective and eco- f) tent of the deterioration, the type of metal and its loca- nomical, providing a good surface for paint. Masonry and tion, and the overall cost of such repairs. Patches can be wood surfaces adjacent to the cleaning area, however, used to mend, cover or fill a deteriorated area. Such should be protected to avoid inadvertent damage from the patches should be a close match to the original material to blasting. It will be necessary to recaulk and putty the prevent galvanic corrosion. Splicing-replacement of a heads of screws and bolts after grit blasting to prevent small section with new material-should be undertaken on moisture from entering the joints. Cleaned areas should be structural members only when temporary bracing has painted immediately after cleaning with a rust-inhibiting been constructed to carry the load. Reinforcing-or brac- primer to prevent new corrosion. Before any cleaning is ing the damaged element with additional new metal undertaken, local codes should be checked to ensure com- material-can relieve fatigue or overloading in some situa- pliance with environmental safety requirements. tions. Storefronts utilizing softer metals (lead, tin), sheet metals If metal components have deteriorated to a point where (sheet copper), and plated metals (tin and terneplate) they have actually failed (or are missing), replacement is should not be cleaned mechanically (grit blasting) because the only reasonable course of action. If the components their plating or finish can be easily abraded and damaged. are significant to the overall design of the storefront, they It is usually preferable to clean these softer metals with a should be carefully removed and substituted with com- chemical (acid pickling or phosphate dipping) method. ponents that match the original in material, size and Once the surface of the metal has been cleaned of all cor- detailing (see figure 8). rosion, grease, and dirt, a rust-inhibiting primer coat should be applied. Finish coats especially formulated for r -Â° r - I 1 - I ; ~ - rk 1'â€¢ metals, consisting of lacquers, varnishes, enamels or \01 special coatings, can be applied once the primer has dried. , 1 Primer and finish coats should be selected for chemical -1 -0 1 1 - 11 compatibility with the particular metal in question. 1 3( Bronze storefronts, common to large commercial office ~"U buildings and major department stores of the 20th cen- tury, can be cleaned by a variety of methods; since all cleaning removes some surface metal and patina, it should . 11 be undertaken only with good reason (such as the need to ~ j 1 1 - --- - --- . ~ remove encrusted salts, bird droppings or dirt). Excessive cleaning can remove the texture and finish of the metal. Since this patina can protect the bronze from further h._LP7? Ci~| corrosion, it should be retained if possible. If it is F 1:@W$:*ij ~~ --w desirable to remove the patina to restore the original sur- - face of the bronze, several cleaning methods can be used: - chemical compounds including rottenstone and oil, whit- ~~&- -- -,I,-I.ullil - ing and ammonia, or precipitated chalk and ammonia, Figure 8. When the Grand Opera House in Wilmington, Deb can be rubbed onto bronze surfaces with a soft, clean ware, was rehabilitated. missing cast-iron columns were cast of cloth with little or no damage. A numbet of commercial aluminum to match the original: in this particular case, because cleaning companies successfully use a combination of 5% these columns do not carry great loads. aluminum proved to be oxalic acid solution together with finely ground India successful substitute. Photo: John G. Waite pumice powder. Fine glass-bead blasting (or peening) and Before going to the expense of reproducing the original, crushed walnut shell blasting also can be acceptable it may be useful to check salvage yards for compatible mechanical methods if carried out in controlled circum- components. Missing parts of cast iron storefronts can be stances under low (80-100 psi) pressure. Care should be replaced by new cast iron members that are reproductions blasting. taken to protect any adjacent wood or masonry from the of the original. New wooden patterns, however, usually need to be made if the members are large. This procedure The proper cleaning of metal storefronts should not be tends to be expensive (it is usually impossible to use ex- considered a "do-it-yourself" project. The nature and isting iron components as patterns to cast large elements condition of the material should be assessed by a compe- because cast iron shrinks 1 5 inch per foot as it cools). In tent professional, and the work accomplished by a com- pany specializing in such work. some situations, less expensive substitute materials such as aluminum, wood, plastics, and fiberglass, painted to match the metal, can be used without compromising the architectural character of the resource. Rehabilitating Wooden Storefronts Cleaning and Painting The key to the successful rehabilitation of wooden store- ~ fronts is a careful evaluation of existing physical condi- Cast iron storetronts are usually encrusted with layers of tions. Moisture, vandalism, insect attack, and lack of unt wnich need to be removed to restore crispness :0 the maintenance can all contribute to 'he deterioration of etails. Where naint bEd-up ana rust are not severe Â·.voocen storetronts. Paint failure should not be mistaken- j 1 4 4 4 2- ly interpreted as a sign that the wood is in poor condition Repainting of Wood and therefore irreparable. Wood is frequently in sound physical condition beneath unsightly paint. An ice pick or Wooden storefronts were historically painted to deter the awl may be used to test wood for soundness-decayed harmful effects of weathering -(moisture, ultraviolet rays ~ wood that is jabbed will lift up in short irregular pieces; from the sun, wind, etc.) as well as to define and accent Â¥ sound wood will separate in long fibrous splinters. architectural features. Repainting exterior woodwork is Repair and Replacement of Wood thus an inexpensive way to provide continued protection 0 from weathering and to give a fresh appearance to the | Storefronts showing signs of physical deterioration can often be repaired using simple methods. Partially decayed storefront. wood can be patched, built up, chemically treated or con- Before repainting, however, a careful inspection of all solidated and then painted to achieve a sound condition, painted wood surfaces needs to be conducted in order to I determine the extent of surface preparation necessary, that good appearance, and greatly extended life. To repair wood showing signs of rot, it is advisable to is, whether the existing layers of paint have deteriorated j dry the wood; carefully apply a fungicide such as penta- to the point that they will need to be partially or totally ! removed prior to applying the new paint. chlorophenol (a highly toxic substance) to all decayed As a general rule, removing paint from historic exterior areas; then treat with 2 or 3 applications of boiled linseed oil (24 hours between applications). Afterward, fill cracks woodwork should be avoided unless absolutely essential. and holes with putty; caulk the joints between the various Once conditions warranting removal have been identified, wooden members; and finally prime and paint the surface. however, paint can be removed to the next sound layer Partially decayed wood may also be strengthened and using the gentlest method possible, then the woodwork re- stabilized by consolidation, using serni-rigid epoxies which painted. For example, such conditions as mildewing, ex- saturate porous decayed wood and then harden. The con- cessive chalking, or staining ( from the oxidization of b solidated wood can then be filled with a semi-rigid epoxy rusting nails or metal anchorage devices) generally require patching compound, sanded and painted. More informa- only thorough surface cleaning prior to repainting. Inter- tion on epoxies can be found in the publication "Epoxies coat peeling, solvent blistering, and wrinkling require removal of the affected layer using mild abrasive methods for Wood Repairs in Historic Buildings," cited in the such as hand scraping and sanding. In all of these cases of bibliography. limited paint deterioration, after proper surface prepara- Where components of wood storefronts are so badly deteriorated that they cannot be stabilized, it is possible to tion the exterior woodwork may be given one or more replace the deteriorated parts with new pieces (see figure coats of a high quality exterior oil finish paint. On the other hand, if painted wood surfaces display 9). These techniques all require skill and some expense, . but are recommended in cases where decorative elements, continuous patterns of deep cracks or if they are exten- 9 such as brackets or pilasters, are involved. In some cases, sively blistering and peeling so that bare wood is visible, missing edges can be filled and rebuilt using wood putty the old paint should be completely removed before repaint- ing. (It should be emphasized that because peeling to bare or epoxy compounds. When the epoxy cures, it can be sanded smooth and painted to achieve a durable and wood-the most common type of paint problem-is most often caused by excess interior or exterior moisture that waterproof repair. collects behind the paint film, the first step in treating peeling is to locate and remove the source or sources of moisture. If this is not done, the new paint will simply peel off.) 14; .--'.Â».4~.~... -; f There are several acceptable methods for total paint - -1 1 removal, depending on the particular wooden element in- , 7 . -:: -2.C- =- i volved. They include such thermal devices as an electric J . heat plate with scraper for flat surfaces such as siding, window sills, and doors or an electric hot-air gun with profiled scraper for solid decorative elements such as , gingerbread or molding. Chemical methods play a more limited, supplemental role in removing paint from historic 4, t~ -t , exterior woodwork; for example, caustic or solvent-base strippers may be used to remove paint from window mun- tins because thermal devices can easily break the glass. . Detachable wooden elements such as exterior shutters, balusters and columns, can probably best be stripped by means of immersion in commercial dip tanks because --â€¢ other methods are too laborious. Care must be taken in rinsing all chemical residue off the wood prior to painting or the new paint will not adhere. Finally, if the exterior woodwork has been stripped to : Figure 9. Rather than replace an entire wooden storefront when ,~ there is only localized deterioration, a new wooden component bare wood, priming should take place within 48 hours (unless the wood is wet, in which case it should be per- 1 can be pieced-in, as seen here in this column base. The new wood will need to be giuen primer and top coats of a high qual- mitted to dry before painting). Application of a high ity exter:or paint-either an ozi-base or later system. Also wood quality oil type exterior primer will provide a surface over that is (!aking and :ce;i,17 6,10Â·.tia ue scraued ami hand-sanded which either an oil or latex top coat can be successiuily prior to repainting. Photo: H. 1%'ard ;atial used. 5 7 Rehabilitating Masonry Storefronts tions marred by mastic application may be one option in limited situations; individual pieces of stone or bricks that Some storefronts are constructed of brick or stone, and have been damaged by inappropriate alterations may be like their metal and wooden counterparts, also may have cut out and replaced with new pieces that duplicate the been subjected to physical damage or alterations over original. However, since an exact match will be nearly im- time. Although mortar may have disintegrated, inappro- possible to achieve, it may be necessary to paint the priate surface coatings applied, and openings reduced or repaired masonry in order to create a harmonious facade. blocked up, careful rehabilitation will help restore the Replacement of a large area with new materials may not visual and physical integrity of the masonry storefront. be acceptable as it may give the building a new, non- historic appearance inappropriate to the building style and Repair and Replacement of Masonry period. If obvious signs of deterioration-disintegrating mortar, spalling bricks or stone-are present, the causes (ground Designing Replacement Storefronts moisture, leaky downspouts, etc.) should be identified and Where an architecturally or historically significant store- corrected. Some repointing may be necessary on the front no longer exists or is too deterioriated to save, a masonry surface, but should be limited to areas in which new front should be designed which is compatible with so much mortar is missing that water accumulates in the the size, scale, color, material, and character of the build- mortar joints, causing further deterioration. New mortar ing. Such a design should be undertaken based on a should duplicate the composition, color, texture, and thorough understanding of the building's architecture and, hardness, as well as the joint size and profile of the where appropriate, the surrounding streetscape (see figure original. Badly spalling bricks may have to be replaced. 10). For example, just because upper floor windows are Deteriorated stone may be replaced in kind, or with a arched is not sufficient justification for designing arched matching substitute material; in some cases where not openings for the new storefront. The new design should visually prominent, it may be covered with stucco, possi- "read" as a storefront; filling in the space with brick or bly scored to resemble blocks of stone. similar solid material is inappropriate for historic build- ings. Similarly the creation of an arcade or other new Cleaning Masonry design element, which alters the architectural and historic Inappropriate cleaning techniques can be a major source character of the building and its relationship with the of damage to historic masonry buildings. Historic masonry street, should be avoided. The guidelines on page 8 can should be cleaned only when necessary to halt deteriora- assist in developing replacement storefront designs that tion or to remove graffiti and stains, and always with the respect the historic character of the building yet meet cur- gentlest means possible, such as water and a mild deter- rent economic and code requirements. gent using natural bristle brÂ·ushes, and/or a non-harmful chemical solution, both followed by a low-pressure water rinse. It is important to remember that many mid-19th cen- tury brick buildings were painted immediately or soon Guidelines for Designing Replacement Storefronts after construction to protect poor quality brick or to im- 1. Scale: Respect the scale and proportion of the existing itate stone. Some historic masonry buildings not originally building in the new storefront design. painted were painted at a later date to hide alterations or 2. Matenals: Select construction materials that are appro- repairs, or to solve recurring maintenance or moisture priate to the storefronts; wood, cast iron, and glass are problems. Thus, whether for reasons of historical tradi- usually more appropriate replacement materials than tion or practicality, it may be preferable to retain existing masonry which tends to give a massive appearance. paint. If it is readily apparent that paint is not historic 3. Cornice: Respect the horizontal separation between the and is a later, perhaps unsightly or inappropriate treat- storefront and the upper stories. A cornice or fascia board ment, removal may be attempted, but only if this can be traditionally helped contain the store's sign. carried out without damaging the historic masonry. Gen- 4. Frame: Maintain the historic planar relationship of the erally, paint removal from historic masonry may be ac- storefront to the facade of the building and the streetscape complished successfully only with the use of specially for- (if appropriate). Most storefront frames are generally mulated chemical paint removers. No abrasive techniques, composed of horizontal and vertical elements. such as wet or dry sandblasting should be considered. If 5. Entrances: Differentiate the primary retail entrance non-historic paint cannot be removed without using abra- from the secondary access to upper floors. In order to sive methods, it is best to leave the masonry painted, meet current code requirements, out-swinging doors generally must be recessed. Entrances should be placed although repainting in a compatible color may help where there were entrances historically, especially when visually. echoed by architectural detailing (a pediment or projecting Removing unsightly mastic from masonry presents a bay) on the upper stories. - similarly serious problem. Its removal by mechanical 6. Wi,tdows: The storetrant generally shouid be as trans- means mav result in abrading the masonry, and chemical parent as possible. Use of glass in doors, transoms, and and heat methods may prove ineffective, although solvents display areas allows for visibility into and out of the like acetone will aid in sofening the hardened mastic. If store. the mastic has become brink a flat chisel may be used to 7. Secondary Design Elements: Keep the treatment of pop it off: but this technique, if not undertaken with care, secondary design elements such as graphics and awnings may result in damaging the masonry. And even if total as simple as possible in order to avoid visual clutter to the removal is possible, the mastic may have permanently building and its streetscape. stained the masonry. Replacement of- these masonry sec- 8 -- 1 - r nA _ 1% WIC: *6' 13: 4 Â£1 U. 7 1=d ..6-46 eted m -u III, 1 -- E 11Â£ 51 FLF El I - 3-~7 7=fu - 0-/ Fp+ 9 1 N M d E E E, -ENMI le D .1 Tra Â¢-1-E ti]:r -=7-0-" 1.-Pk--4-EL >4 ---- 14 E r*.'C r Wer ir--1:- CkAT,4. UL Trr-r-~IRFU ' L E W L-2.11. ; i a L-_11,â‚¬1 4--r-24 1 1:Cl Figure 10. (A) This existing storefront, added in the 1950's to a late 19th century brick building, extends beyond the plane of the facade: faced with anodized aluminum and permastone, it does not contribute to the architectural and historic character of the building. (B) This replacement design uses "lumberyard colonial" detailing, such as barn-type doors, shutters, small paned win- dows, and a wood shake vent roof. The design, detailing, and choice of materials are clearly inappropriate to this commercial building. (C) This replacement design retains the 1950's projecting canopy but symmetrical placement of the doors relates well to the second floor windows above; this contemporary design is compatible with the scale and character of the building. (D) This replacement design accurately restores the original appearance of the building; based on historical research and physical evidence, it too is an acceptable preservation approach. Drawings: Sharon C. Park, AIA A restoration program requires thorough documenta- Awnings can help shelter passersby, reduce glare, and tion of the historic development of the building prior to conserve energy by controlling the amount of sunlight hit- initiating work. If a restoration of the original storefront ting the store window, although buildings with northern is contemplated, old photographs and prints, as well as exposures will seldom functionally require them. Today's physical evidence, should be used in determining the form canvas awnings have an average life expectancy of between and details of the original. Because storefronts are particu- 4 and 7 years. In many cases awnings can disguise, in an larly susceptible to alteration in response to changing inexpensive manner, later inappropriate alterations and , marketing techniques, it is worthwhile to find visual docu- can provide both additional color and a strong store iden- ~ mentation from a variety of periods to have a clear under- tification. Fixed aluminum awnings and awnings simulat- standing of the evolution of the storefront. Removal of ing mansard roofs and umbrellas are generally inappro- later additions that contribute to the character of the priate for older commercial buildings. If awnings are building should not be undertaken. added, choose those that are made from soft canvas or Other Considerations _ vinyl materials rather than wood or metal; be certain that they are installed without damaging the building or Pigmented Structural Glass visually impairing distinctive architectural features and The rehabilitation of pigmented structural glass store- can be operable for maximum energy conservation effect. fronts, common in the 1930's, is a delicate and often frustrating task, due to the fragility and scarcity of the material. Typically the glass was installed against - masonry walls with asphaltic mastic and a system of - metal shelf angles bolted to the walls on three-foot , centers. Joints between the panels were filled with cork : 1 tape or an elastic joint cement to cushion movement and prevent moisture infiltration. i t=Â£07â€¢*â€¢-7 -1-, -Â·,-,1 7--Wr-.=,F--"4Â·Â·--,: 0.-.91&-LE' M= 1 : i ~Udnetonrepairsorbrr~cebdama~sirnels &1- 2 2, 8 1 Q-9~~~~CI 3*Mtm stances, the damage may be so minor or the likelihood of < - i*-*a#*r[_ "R~ finding replacement glass so small, that repairing, rean- Lheot2212;17~o~ds~an~ti~i~ge~e truts glantrjanel may - - destroyed or missing, it may be possible to replace with .1/1*mv t- glass salvaged from a demolition; or a substitute material. ~ -Â·341,4~42'* such as "spandrel glass," which approximates the ap- .7,%â‚¬.0~ pearance of the original. Although pigmented structural ,!199--.iwgi-AP' y,CL~.210"ef=.02.#10*Tr*val glass is no longer readily available, occasionally long- :-,- *.i--I--L ~ established glass "jobbers" will have a limited supply to Figure 11. Try to locate old photographs or prints to determine repair historic storefronts. what alterations have been made to the storefront and when Awnings fronts at the turn of the century. They can be equally useful they were undertaken. Awnings were common elements of store- Where based on historic precedent, consider the use of today. canvas awnings on historic storefronts (see figure 11). 9 Signs replacements for historic storefronts. The replacement of cracked or missing glass in large windows should be Signs were an important aspect of 19th and early 20th undertaken by professional glaziers. century storefronts and today play an important role in defining the character of a business district. In examining ~ ' historic streetscape photographs, one is strÂ·uck by the Code Requirements number of signs-in windows, over doors, painted on ex- Alterations to a storefront called for by public safety, terior walls, and hanging over land sometimes across) the handicapped access, and fire codes can be difficult design street. While this confusion was part of the character of problems in historic buildings. Negotiations can be under- 19th century cities and towns, today's approach toward signs in historic districts tends to be much more conserva- taken with appropriate officials to ensure that all appli- tive. Removal of some signs can have a dramatic effect in cable codes are being met while maintaining the historic character ot the original construction materials and fea- improving the visual appearance of a building; these in- clude modern backlit fluorescent signs, large applied signs tures. If, for instance, doors opening inward must be with distinctive corporate logos, and those signs attached changed, rather than replace them with new doors, it may be possible to reverse the hinges and stops so that they to a building in such a way as to obscure significant ar- chitectural detailing. For this reason, their removal is en- will swing outward. couraged in the process of rehabilitation. If new signs are designed, they should be of a size and style compatible with the historic building and should not cover or obscure Summary significant architectural detailing or features. For many 19th century buildings, it was common to mount signs on A key to the successful rehabilitation of historic commer- the lintel above the first story. Another common approach, cial buildings is the sensitive treatment of the first floor especially at the turn of the century, was to paint signs itself (see figure 12). Wherever possible, significant store- directly on the inside of the display windows. Frequently fronts (be they original or later alterations), including this was done in gold leaf. New hanging signs may be ap- windows, sash. doors, transoms, signs and decorative fea- propriate for historic commercial buildings, if they are of tures, should be repaired in order to retain the historic a scale and design compatible with the historic buildings. character of the building. Where original or early store- Retention ofÂ· signs and advertising painted on historic fronts no longer exist or are too deteriorated to save, the walls, if of historic or artistic interest (especially where commercial character of the building should nonetheless they provide evidence of early or original occupants), is be preserved-either through an accurate restoration based encouraged. on historic research and physical evidence or a contem- - porary design which is compatible with the scale, design, ~ Paint Color materials, color and texture of the historic building. The sensitive rehabilitation of historic storefronts will not only Paint analysis can reveal the storefront's historic paint enhance the architectural character of the overall building colors and may be worth undertaking if a careful restora- but will contribute to rejuvenating neighborhoods or busi- tion is desired. If not, the paint color should be, at a ness districts as well. minimum, appropriate to the style and setting of the building. This also means that if the building is in a historic district, the color selection should complement the :737=7.,C=,M.,9 building in question as well as other buildings in the 87149<1444 Â£-- a -1-~4 -- block. In general, color schemes for wall and major fti*yip-14*,7--9.F-:.:'. te. < im).- .-..1 . I decorative trim or details should be kept simple; in most â‚¬5~Â°flia<Â·hlitt]:1 cases the color or colors chosen for a storefront should be 1.VAill,$18.'i'Hy,Vw'*m,1--1 used on other painted exterior detailing (windows, shut- ter, cornice, etc.) to unify upper and lower portions of the ---1. 4IL.. an *Â·611 â€¢-9 Al 1 facade. - .. iLL.Â·21 h-t L tl./41 1 1 - Windows RE#/1/!2~1 tâ€¢JA.3 Glass windows are generally the most prominent features F ilgii.,v,-,2.-,vA in historic storefronts, and care should be taken to ensure ; ~ .44 , UAME~ ~ - - } that they are properly maintained. For smaller paned win- U-. dows with wooden frames, deteriorated putty should be removed manually, taking care not to damage wood Figure 12. This photograph of three late 19th century commer- along the rabbet. To reglaze, a bead of linseed oil-based d.il buddings clearly s/lows the impact ot preserving and rehabil- putty should be laid around the perimeter of the rabbet; itating storefronts. The one on the right has been totally obscitred by a ",Modern" front added in the 1950's. Although the glass pane pressed into place; glazing points inserted to hold the pane; and a final seal of putty beveled aroun milupropriate alterations hare taken place on the left storefront, It :s still possible to determine the original configuration of the the edge of the glass. For metal framed windows, glazing doors and display windows. The storefront in the middle has re- ~ compound and special glazing clips are used to secure the mained intact. Although in need of some minor maintenance glass; a final seal of glazing compound then is often ap- :cork. the appeal of the original design and materials is im- plied. If the glass needs replacing, the new glass should mediately Upparent. match the original in size, color and retlective qualities. Mirrored or tinted glass are generally inappropriate 10 Additional Reading Bryan, John M. and the Triad Architectural Associates. Abbeville. South Phillips, Morgan W. and Dr. Judith E. SelwÂ·vn. ''Epoxies for Wood Carolina. Using Grant-in-Aid Funds for Rehabilitation Planning Repairs in Historic Buildings. 0 1\'ashington. D.C.: Technical and Project Work in the Commercial Town Square. Washing- Preservation Services Division. U.S. Department of the Interior. ton, D.C.: Technical Preservation Services Division. U.S. 1978. Department of the Interior, 1980. Rifkind, Carole. Main Street: The bace of -rban Ainer:ca. New York: Gayle, Margot and Edmund V. Gillon. Ir. Cast Iron Architecture in New Harper and Row, 1977. York. New York: Dover Publications, Inc., 1971. The Secretary of the biterior s Stanciards for Rehabilitation and Guide- Gayle, Margot and David W. Look and John G. Waite. Metals in Amer- lines for Rehabilitating Historic B:mdings Washington, D.C. ica s Historic Buildings: Uses und Preservation Treatments. Technical Preservation Services Division, U.S. Department of Washington, D.C.: Technical Preservation Services Division, the Interior, 1980. U.S. Department of the Interior, 1980. Weeks, Kay D. and David W. Look. "Exterior Paint Problems on Historic Gelbloom, Mara. "Old Storefronts." The Old-House Journal VI, No. 3 Woodwork." (Preservation Briefs 10). Washington, D.C.: Tech- (March 1978), pp. 25-34. nical Preservation Services. U.S. Department of the Interior, 1982. Grimmer, Anne E. "Dangers of Abrasive Cleaning to Historic Buildings. (Preservation Briefs 6), Washington, D.C.: Technical Preserva- tion Services Division. U.S. Department of the Interior. 1979. Special thanks go to Kav D. Weeks and Sharon C. Park. AIA. for providing tech- Outhrie, Susan. Main Street Historic District, Van Buren, Arkansas: nical and editorial direction in the development ot this Preservation Brief. The Using Grant-in-Aid Funds for Storefront Rehabilitation. Wash- following individuals are also to be thanked tor reviewÂ·ine the manuscnpt and mak- ington, D.C.: Technical Preservation Services Division, U.S. ing suggestions: Norman Mintz. New York. N Y.: ludith Kitchen- Columbus. Ohio: Department of the Interior, 1980. Jim Vasett. Atlanta, Georgia,; and Tom Monantv. Washington. D.C. Finaily thanks go to Technical Preservation Service Branch statf members. especiallv Hartmann, Robert R. "Design for the Business District, Part I." Racine, Martha A. Gutrick. Michael j. Auer and Anne E. Gnmmer. 6.Â·nose valuaMe com- Wisconsin: Racine Urban Aesthetics, Inc., 1979. ments were incorporated into the final text and who contributed to the publication Hensley, Tom. "The Preservation of Historic Pigmented Structural Glass of the brief. This publication has been prepared pursuant to the Economic RecovenÂ· Tax Act (Vitrolite and Carrata Glass). ' Denver: Rockv Mountain of 1081 which directs the Secretarv ot the intertor to cerntv renaoilitations ot 1 Regional Office, National Park Service, 1981. historic buildings that are consistent with their historic characterÂ· :he advice and Marsh, Ellen. "An Introduction to Storefront Rehabilitation." Co,!serre guidance provided in thus briet will assist propertv owners In comp:ying with the re- Neighborhoods. No. 7 (Summer 1979 j. quirements ot this law. Pre,ervation Briets 11 has been developed under the techn:ca, ed:torship of Lee : Mintz, Norman. ~'A Practical Guide to Storetront Rehabilitation. Tech- H. Nelson, AIA, Chiei, Preservation .4.sistance Division. Nationai Park SenÂ·ice. nical Series No. 2.: Albany, N.Y.: PresenÂ·ation League of New U.S. Department ot the Interior. Washin>:tor. D.C 20240. Comments on the use- York State, 1977. fulness of this intormation are welcomed and can be Knt to Mr. Nelson at the above address. Myers, John H. The Repair of Historic Wooden ;Vindows. (Preservation This publication is not copyrighted and can be reproduced wi:hout penaltv. Briefs 9). Washington, D.C.: Technical Preservation Services Normal procedures for credit to the author and the National Park Service are Division. U.S. Department of the Interior. 1980. appreciated. ~ Park, Sharon C. Storefront Rehabilitation: A 19th Century Commercial Cover drawing: This woodcut of the Jov Building. built in 18CS in Boston. shows ' Building. Washington, D.C.: Technical Preservation Services early storefronts with shutters: note the protusion ot signs coverng the tacade. ~ Division, U.S. Department of the Interior, 1980. advertising the services of the tenants. i For -ille ...Â· the Superintendent ot Document,4. U.S. Government Printing Omee t Washingtoll. D.C. 20402 0 11 CERTIFICATE OF MAILING I, the undersigned, hereby certify that I mailed true and correct copies, postage prepaid, of the PUBLIC NOTICE - RE: CONCEPTUAL DEVELOPMENT OF 501 E. COOPER AVE., THE INDEPENDENCE BUILDING, a copy of which is annexed hereto, this 2nd day of March, 1990, to the persons or entities set forth on the attached ADJACENT OWNERSHIP CERTIFICATE. Â·14'61, -- Debbie Roberts STATE OF COLORADO ) County of Pitkin ) SUBSCRIBED AND SWORN to before me this /4 day of March, 1990, by DEBBIE ROBERTS. WITNESS my hand and official seal. My commission expires: foble /9 1- 1 (304.2,71-Â·14~ 4~ae.~, Notary Public Address: /' 9 1. Fn i // 5 70 A j peÂ», Co 9 /Le / I PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT OF 501 E. COOPER AVE., THE INDEPENDENCE BUILDING NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 14, 1990, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Anthony J. Mazza, Frank J. Woods, III and Aspen Nieve Corporation on behalf of Crossroads Holdings, Inc., for the conceptual development of the property known as the Independence Block, 501 E. Cooper Ave., (first floor). The parcel is described as Lots A, B, and part of C, Block 96, City and Townsite of Aspen. The proposal requests approval for the restoration of an additional north elevation storefront entrance, and the addition of a new storefront on the west elevation. Awnings and other miner changes are also proposed. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on February 22, 1990 City of Aspen account pub.notice.Inde ' Mr. Anthony J. Mazza M & W Properties 205 S. Mill Street Order No. 400700 Aspen, Colorado 81611 ADJACENT OWNERSHIP CERTIFICATE ASPEN TITLE CORPORATION, a corporation organized and existing under and by virtue of the laws of the State of Colorado, HEREBY CERTIFIES That it has made a careful and diligent search of the records in the office of the Clerk and Recorder for Pitkin County, Colorado, and has determined that those persons, firms or entities set forth on the Exhibit "A" through Exhibit "H" inclusive, attached hereto and by this reference incorporated herein and made a part hereof, reflect the apparent owners of lots, tracts, parcels and condominium units lying within 300 feet of the fol lowing descr i bed real property situate, lying and being in the County of Pitkin, State of Colorado, to-wit: Commercial Units 1,2,3,4,5,6,7 and 8, THE INDEPENDENCE BUILDING, a Condominium, as defined and described in the Condominium Declaration for the Independence Building, a Condominium, recorded in Book 506 at Page 351 of the Pitkin County real property records, and in the First Amendment thereto recorded in Book 509 at Page 205 and re-recorded in Book 511 at Page 999, and as defined and depicted on the Condominium Map for The Independence Building, a Condominium, recorded in Plat Book 18 at Page 54 of said records. This Certificate has been prepared for the use and benef it of the above named appl icant and the City or Town of Aspen in the County of Pitkin, State of Col orado. THE LIABILITY OF THE COMPANY HEREUNDER IS EXPRESSLY LIMITED TO THE AMOUNT OF THE FEE PAID FOR THIS CERTIFICATE PLUS $250.00. DATE: February 1, 1990 at 7:00 A. M. ASPEN TITLE CORPORATION, a Colorado corporation (SEAL) By: f Â»3<u UÂ«~Â·6/ UU EXHIBIT "A" To ADJACENT OWNERSHIP CERTIFICATE LOTS K, L, M AND 0 BLOCK 100, CITY AND TOWNSITE OF ASPEN Order No. 400700 James Palazzi 605 East Cooper Avenue Aspen, Colorado 81611 Hunter Plaza Associates, a Colorado Partnership % Anthony J. Mazza, Managing Partner 530 East Main Street First Floor Aspen, Colorado 81611 Robert L. Kopp Post Office Box 100 As pe n, 00 81612 . EXHIBIT "B" TO ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101, CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE CONDOMINIUMS) Order No. 400700 Louis J. Fisher and Edward N. McMillan, 111 and Berneva M. Fisher Inter-Vivos Trust Lalande McMillan dated Aprli 16, 1974, as amended 165 Crescent Drive 1629 San Gabriel Avenue San Ansel mo, California 94960 Glendale, Cal i fornia Carlton J. Hunke and N. S. N. Associ ates, I nc., Susan M. Hunke a New York Corporation P. 0. Box 1389 9 Skyline Drive Fa rgo, Nor th Da ko ta 5 81 02 Hawthorne, NY 10532 Joseph H. Peck and Mari y P. Hemp Geral d H. Sm i th 15470 Pomona Road 1100 Esperson Bldg. Brookfleid, Wisconsin 53005 Houston, Texas 77002 Miller Mortgage Company, Edmund 0. Godbold a Michigan corporation 524 Col ony 1985 W. Big Beaver Road Hartsda I e, New York Troy, Michigan Harspen Properties, S A 00., INC. an Illinois partnership a Nebraska corporation % Kay E. Hartman (No address given in recorded document) 2113 N. Ch i fton Avenue Chicago, Illinois Mi I ler Mor tgage Company Prof it-Sharing Plan and Trust, also known as Miller Raymond D. Calgi and Trust and Chamberlain Liquidation Anne A. Cal gi Company' s Empl oyee Prof it-Sharing Trust, 134 Tewkesbury Rd. al so known as Care Trust Scarsdale, NY 10583 1600 N. Woodward Avenue Birmingham, Oakland County, Michigan 48011 Samuel G. Dossett Box 802 Lucianna G. Ross and Natchez, Miss. 39120 Katherine G. Wells, Trustees U/A Lucianna G. Ross, dated March 7, 1977 Sharon Stribling Greener 33 Portland Place 3838 Sleep Hol low St. Louis, Missouri 63108 Jackson, Mississippi 39211 Macwood Compa ny of California, Alan B. Rubenstein and a partnersh ip Carol S. Rubenstein and ( No address g i ven i n recor ded document) Roger L. Weinreb 57 Oldfield Drive Sherborn, MA 01770 -2- EXHIBIT "B" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101, CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE CONDOMINIUMS Order No. 400700 Dudley J. Hughes and Cherry Anne Sutherland Robbie W. Hughes Puunene, Maul, Hawaii and 4050 Crane Boulevard Dicksie Lee Sandifer Jackson, Mississippi 39216 Virginia Beach, Virginia Thomas A. Kershaw Shirley Wray Hampshire House, 84 Beacon Street 987 Memor i al Dr i ve Boston, Massachusetts 02108 Cambridge, Massachusetts 02138 Jani Jennifer Wohlgemuth, Trustee Barbara Toll of the Jani Jennifer Wohlgemuth Revocable 21338 Juego Way, Apartment H Trust dated October 12, 1982 Boca Raton, Florida 33433 1040 Avonoak Terrace Glendale, Cal ifornia Tineka Messinger 2620 Glenhurst Place James E. Babbage Minneapolis, Minnesota 55416 % Don Siegel/Jacobson Rentals 730 E. Durant Avenue William F. Messinger Aspen, CD 81611 2620 Glenhurst Place Minneapolis, Minnesota 55416 Fred H. Dill 411 Brookside Avenue Edwin J. Smart Redlands, California 92373 Box 799 Aspen, 00 81612 Joan H. Kel so 40 Cedar Lawn South Drive Hodge Capital Company, Galveston, Texas a California limited partnership 1505 Bridgeway, Suite 129 Hodge Capital Company, Sausal ito, Cal i fornia 94965 a California limited pa rtnership 1955 Mountain Boulevard Frank J. Woods 111 and Oakland, Cal ifornia Anthony J. Mazza (No address given in recorded Carole E. Gluck docunent) 176 E. 71st Street New York, New York 10021 Charles G. Dibrel 1, Jr. One Moody Plaza R & R Investments, Galveston, Texas 77550 a Ca I i for ni a pa rtnersh ip % Jean C. Ringwalt First Hutchings-Sealy National 83 Eucalyptus Knol I Bank and Joan H. Kelso, Trustees Mill Valley, California 94941 22nd at Market Streets Galveston, Texas 77550 -3- EXHIBIT "B" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101, CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE OONDOMINIUMS) Order No. 400700 Waterhouse-Stevenson Properties, Jacob Z. Robinson and a partnership Richard M. Gaberman, Trustees % Richard G. Stevenson under Harold Grinspoon Children's P. 0. Box 252 Family Trust established by Borrego Springs, Call fornia 92004 indenture dated December 29, 1976 380 Union Street, Suite 306-307 Aspen B Commercial Properti es, West Springfield, Massachusetts a limited partnership 01089 (No address given in recorded docunent) Robert C. Jones Steven R. Stunda 250 Catal oni a Avenue 4203 Somerset PI ace Suite 404 Baltimore, MD 21210 Coral Gables, Florida 33134 Dani el L. Pearl man Red Flower Properti es Co, 8787 Shoreham Drive a partnership Los Angel es, CA 90069 1975 Hempstead Turnpike East Meadow, New York 11554 Vernon C. Friesenhahn and Kathleen D. Friesenhahn Edith B. Fehr 711 Navarro, Suite No. 242 (No address given in recorded San Antonio, Texas 78205 document) Texas Home Improvement, Inc. Kirk Ward a Texas corporation P. 0. Box 4388 215 North Floores Walnut Creek, California San Antonio, Texas 78205 Carlos Anderson Robert Allen Colman P. 0. Box 4388 10430 Wilshire Boulevard Walnut Creek, California Los Angel es, CA 90024 The Carl os Anderson Ch i I dren Trust Malcolm H. Bremer, Cecile A. Nance, Box 4004 Angel ika M. Schweibenz and Aspen, Colorado Steven J. Smith 609 Sul Ross Alexander L. Gross Houston, Texas 77098 P. 0. Box 9500 Aspen, Colorado 81611 Fred M. Ernsberger and Ruth E. Ernsberger Ronal d B. Rader 705 West Green Street (No address given in recorded Champaign, Illinois 61820 document) -4- EXHIBIT "B" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101 CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE CONDOMINIUMS) Order No. 400700 Fred H. Dill Lane N. Mel tzer 411 Brookside Avenue (No address given in recorded Redlands, California 92373 docunent) Lothar M. Varady J oh n C. Tay I or a nd 5036 Maunalant Circle Marianne K. Taylor City of Honolulu, Hawal i 340 Westwood Drive North Minneapolis, IVN 55422 Albert A. Cheramie and Mary W. Cheramie Wayne Wh itman and 139 Cheramie Lane Fran Wh itman Gol den Meadow, Louisiana 70357 P. 0. Box 643 Weston, Massachusetts 02193 Anthony Guilbeau and Norma C. Guilbeau Isaac Student and 205 Chermie Lane Nechama Student Golden Meadow, Louisiana 70357 P. 0. Box 643 Weston, Massachusetts Robert M. Anderson and Louise E. Anderson, Trustees, or Munroe L. Spivock sucoessor Trustees of the Anderson 440 Grand Avenue Trust dated March 15, 1988, for the Sul te 208 benefit of Robert M. Anderson and Oak land, Cal ifor nia Louise E. Anderson 1023 23rd Street Wilshire Company, Chetek, Wisconsin a partnership 440 Grand Avenue Lucianna G. Ross and Suite 208 Katherine G. Wells, Trustees U/A Oakland, Cal ifornia Luci anna G. Ross, dated March 7, 1 977, 33 Portland Place El izabeth A. Moen and St. Louis, Missouri 63108 Donne P. Moen % Union Bank Stephanie Phillips 5th and Figueroa 445 Park Avenue Los Angeles, Cal i fornia 90051 New York, New York Mark A. Bradley Edward W. Hine, D.D. S., PC % Regenstelner Press Defined Benefit Trust 1224 West Van Buren Street County of Ingham, Michigan Chicago, IL 60607 Harol d L. Stltt and Al fred C. Nichol son and Austine N. Stitt Elizabeth Ann Nicholson 1450 Sllverking Drive County of Los Angeles, Cal ifornia Aspen, Colorado 81611 -5- EXHIBIT "B" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101, CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE CONDOMINIUMS) Order No. 400700 Ulla Brigitta West, as Trustee Malcolm Bremer, M.D. under a Declaration of Trust dated 609 Sul Ross August 15, 1977, executed by Niels J. Houston, Texas 77098 West and Ulla Brigitta West as Trustors and by Ulla Brigitta West as Original D. Keith Lowther and Trustee, to be held under Article Fifth, Christy Silva 15 West Sunset Drive 16458 Gunther Street Redlands, Cal i fornia Granada Hills, California 91344 Robert Appel and Harvey L. Poppel and Helen Appel Emily A. Poppel 20 Fa i rway Court 10 Bree Court Rosl yn Harbor, New York Woodcliffe Lake, NJ 07675 Robert R. Bonczek Graham Hatfield and 707 West Tenth Street Gwe n Hatf i el d Wilmington, Del eware 19803 (No address given in recorded docunent) William G. Vansant, Jr. 6330 Newtown Road, Suite 400 Wendy Sherman and Norfolk, Virginia 23502 John M. Curley 12 E. 86th Street #1269 Carol Center Dal y State of New York 5220 West Hill Drive, Unit #2101 Woodland Hills, California 91364 Marie N. Fly 7447 Pebble Potnte James J. Edgette West Blocmfleid, Michigan 48033 1153, Unit F, Kirts Blvd., Troy, Michigan 48084 Robert R. Kreis 88-49 Old Kings Road, South Raymond J. Schneider Jacksonville, Florida 32217 711 Navarro, Suite 620 San Antonio, Texas 78205 William C. Ball 800 Waterloo Bldg. Allene N. Simmons and Waterloo, Iowa 50701 Nina S. Simmons 1728 Monte Clelo Ct. Ronald E. Soderling Beverly Hil Is, California 90210 3355 Via Lido, Suite 205 Newport Beach, CA 92663 Alan D. Garfield, Andrew V. Hecht, Ronald Garfield, and William K. Guest Bill Uncapher, Trustee of the P. C. Purchase Pension Trust Bill Uncapher Trust dated July % Garfield & Hecht 13, 1988 601 East Hyman P. 0. Box 2127 Aspen, Colorado 81611 La Jolla, CA 92038 -6- EXHIBIT "BM (continued) To ADJ ACENT OWNERSH IP CERT IFI CATE LOTS A, B, K, AND L BLOCK 101, CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE CONDOMINIUMS) Order No. 400700 Gertrude Stretton Belsky also known as Sidney Hendricks Gertrude Stretton 655 Redwood Highway, Suite 300 New York, New York Mill Valley, California 94941 Harris A. Thompson and Blanche C. Bersch, Trustee of Laurene J. Thompson Blanche C. Bersch Trust Indenture 175 Bellevue Drive 415 N. Camden Drive Boulder, Colorado 80302 Beverly Hills, California 90210 Zaharia Lupovici Blanche C. Bersch, as Trustee of 44 West 62nd Street Blanche C. Berscg Trust Indenture New York, New York 10023 and Ellen Bersch % Blanche C. Bersch J ef f W. Segu i n and 415 Nor th Camde n Dr i ve Madalyn B. Seguin under declaration Beverly Hills, CA 90210 of trust dated 12-25-86 2633 Buckeye Roger Zensen and Mariann Zensen Newport Beach, Cal ifornia Apt. 0-2, M. C. B. Quantico, Virginia 22134 Scott G. Kleiman (No address given in recorded doc unent) Mal colm Bremer, M. D. 609 Sul Ross Walter Kirch Houston, Texas 77098 (No address given in recorded document) Marian Steinberg Karen B. Barrett 103 East 84th Street Suite 211, 225 Wai I Street New York, New York 10028 Vall, Colorado 81657 Harold L. Stitt and Dr. Harold Lee Stitt, Trustee of the Austine N. Stitt Arundale Trust dated March 21, 1986, 1450 Silverking Drive f/ b/0 Dw ight W. Ar undal e Aspen, Colorado 81611 % Dwight W. Arundale 11 Albert Place Peter R. Belsky Kensington, London W.8. England County of New York, New Yor k Betty Ann Mi I ligan Peter K. Bloch (No address given in recorded docunent) 87 Hillcrest Park Road Old Greenwich, Connecticut 06870 Michael Broughton and Dennis Horne Calvin M. Chamberlain and 655 Redwood Highway, Suite 300 Janet R. Chamberlain M i I I Va I I ey , Ca I i for n i a 94941 1600 N. Woodward Avenue Birmingham, Michigan 48009 -1 - EXHIBIT "B" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS A, B, K, AND L BLOCK 101 , CITY AND TOWNSITE OF ASPEN (NOW KNOWN AS ASPEN SQUARE OONDOMINIUMS) Order No. 400700 George Santopietro John P. Snyder Jr. and 13675 Mulholland Dr. Anna L. Snyder 1982 Trust, Beverly Hills, CA 90210 created by Declaration of Trust da ted January 11, 1982, Harold Grinspoon Children's Family Trust 33801 Shackleton Isle a Massachusetts Trust Laguna Niguel, California 92677 380 Union Street West Springfield, Massachusetts 01089 Robert D. Jarvis 1131 Rutherford Road Erna Mavrov ic Greenville, SC 29609 530 East 72nd Street, Apartment 15-C New York, New York 10021 J oh n C. Tay I or a nd Marianne K. Taylor Ron Krajian 340 Westwood Drive North 747 South Galena Street Minneapolis, 141 55422 Aspen, Colorado 81611 Vernon George and Mert Wallen J. Lee Sammons 36 Ocean Vista County of Fairfax, State of Newport Beach, Cal i fornia 92660 Virginia Jack O. Piasecki John C. Taylor and 1324 North Broadway Marianne Taylor Santa Ana, Cal i fornia 92706 340 Westwood Drive North Minneapol is, Iv14 55422 Karl G. Landl 6 West Ridge Avenue Mrs. Margerat Joan Clifford Prospect Heights, Illinois 146 Wild Tiger Road Boul der, 00 80302 Robert Col man 2222 Avenue of the Stars 01gllvie Los Angel es, Cal i fornia 90067 1354 Plaza De Sonadores Santa Barbara, CA 93108 The Laredo National Bank P. 0. Drawer 59 Jani Jennifer Wohlegemuth Laredo, Texas 78040 1040 Avonoak Terrace Glendale, CA 91206 Charlotte K. Dill as Trustee of the Charlotte K. Dill Trust of December Aspen Square Homeowners Assoc. 2, 1988 617 East Cooper % Fred H. Dill Attn: #5.18 (1) Aspen, Colorado 81611 411 Brookside Avenue Redlands, CA 92373 -8- EXHIBIT "C" To ADJ ACENT OWNERSHIP CERTIFICATE LOTS D THROUGH 1, AND LOTS K THROUGH S, BLOCK 89, CITY AND TOWNSITE OF ASPEN Order No. 400700 Val ley Land and Cattl e Company James E. Cox (No address given in recorded docunent) P. 0. Box 111 Martinez, California 94553 Aspen Wilderness Corporation (No address given in recorded document) Trust created under the Last Will and Testament of Roy Griffith, Roaring Fork Associates, Dated Jan ua ry 15, 1982, a Limited Partnership % Larry R. Griffith (No address given in recorded docunent) 2168 Mountain Vista Dr. Encinitas, CA 92024 Amelia L. Kopp & Co., a partnership Morton A. Heller, Howard Engleman (No address given in recorded doc unent) and Albert B. Glickman % Oates, Hughes & Knezev ich, P. C. Frank J. Woods, 111, and 533 E. Hopkins, Third Floor Walter H. Birk Aspen, 00 81611 Delice Pastry Shop 411 E. Hyman Avenue Stefan Kaelin Aspen, 00 557 N. Mill Street Aspen, 00 81611 Golden Horn Building, Ltd., a Colorado limited partnership Rocky Mountain Equity and 320 South Mill Street Mor tgage Com pa ny Aspen, CD 418 East Cooper AND As pe n, Co I or ado 81 611 Golden Horn Building 400 East Cooper Avenue Mary M. Webster and Aspen, 00 Lis G. Sorenson 413 East Hyman Avenue Fritz Lindner and Aspen, Colorado 81611 Erika Lindner P. 0. Box 1126 Robert R. Oden and Aspen, Colorado 81611 Nancy C. Oden, as Trustees of the Robert R. Oden Trust, dated April B&K& Associates, 19, 1977 a Colorado Limited Partnership P. 0. Box 660 308 South Mill Street Aspen, Colorado 81612 Aspen, Colorado 81611 James D. Cox and Red Onion Investors, Anthony E. Cox a joint venture % James E. Cox % Leonard M. Oates P. 0. Box 111 Oates, Hughes and Knezev ich Martinez, CA 94553 600 E. Hopkins Avenue Aspen, Colorado 81611 -9- EXHIBIT "C" (continued) To ADJACENT OWNERSHIP CERTIFICATE LOTS D THROUGH 1, AND LOTS K THROUGH S, BLOCK 89, CITY AND TOWNSITE OF ASPEN Order No. 400700 John M. Oakes and Gal e D. Spe nce 1245 Mountain View Dr. City of Aspen, County of Pitkin; and 0479 County Road 112, Town of Carbondal e, County of Garfield AND 408 East Cooper Avenue As pe n, Co I or ado Rocky Mountain Equity & Mortgage Co., a Colorado corporation 418 E. Coo per Avenue Aspen, Colorado 81611 Lis G. Sorenson P. 0. Box 4994 Aspen, Colorado 81612 AL SO 413 East Hyman Avenue Aspen, Col orado Robert L. Zupancis and Stanley A. Kopp 312 South Hunter Aspen, Colorado 81611 - 10 - EXHIBIT "D" To ADJ ACENT OWNERSH IP CERT IFI CATE LOTS IN BLOCK 90, CITY AND TOWNSITE OF ASPEN Order No. 400700 Mary Hugh Scott 400 W. Hopkins City of Aspen, County of Pitkin State of Colorado Aspen Skiing Corporation, a Delaware corporation % The Donal d J. Fleisher Co. 620 East Hyman Avenue Aspen, Colorado Park Place Development Co., a Col orado general partnersh ip 620 E. Hyman Aspen, Colorado 81611 Mari Peyton P. 0. Box 3234 Aspen, Colorado 81611 Karen Day Hudson % Mari Peyton Box 3234 Aspen, Colorado 81612 Richard R. Woods % Unicorn Books 413 E. Cooper Aspen, Col orado 81611 McDonald's Corporation McDonald's Plaza Oak Brook, IL 60521 Donal d J. Fleisher and David M. Fleisher 401 East Cooper Aspen, Colorado 81611 Guido's Swiss Inn Limited Partnership a Colorado limited partnership 425 East Cooper Avenue Aspen, Colorado 81612 - 11 - EXHIBIT "E" TO ADJACENT OWNERSHIP CERTIFICATE LOTS D, E, F, G, H, AND 1, BLOCK 91, CITY AND TOWNSITE OF ASPEN Order No. 400700 Commerce Savings Association of Angleton, Texas (No address given in recorded document) Aspen Mountain Joint Venture, a Colorado joint venture % Hol I and & Hart 600 E. Main Street Aspen, Colorado 81611 Conti nental Inn Aspen, Col orado "has House" Parcel Aspen, Colorado "Chase Lots (including the "Chase Duplex") Aspen, Col orado Federal Savings and Loan Insurance Corporation (FSLIC) as receiver for Mainland Savings Association % Ireland, Stapleton, Pryor & Pascoe, P. C. 1675 Broadway, Suite 2600 Denver, Colorado 80201 Federal Savings and Loan Insurance Corporation as receiver for Mainland Savings Association % Mr. Michael J. Stich, Special Representative 55 Waugh Drive, Suite 500 Houston, Texas 77007 Savanah Limited Partnership 1300 North 17th Street, Suite 1100 Rosslyn, Virginia 22209 - 12 - EXHIBIT "F" To ADJACENT OWNERSHIP CERTIFICATE LOTS IN BLOCK 95, CITY AND TOWNSITE OF ASPEN Order No. 400700 T. & E. Restaurant Corporation First National Bank of Aspen P. 0. Box 4069 (No address given in recorded Aspen, Colorado 81611 docunent) Heinz Wolf and Richard W. Vol k, Russel I D. Vol k, Eliane Wolf Dasa A. Metzler. and Denice C. 1570 Upas Retch San Diego, CA 92103 % Richard W. Vol k AND 217 North Water Street Barry Lade ndor f, Esq. P. 0. Box 1201 Featherman, Show, Ladendorf & Smith Wichita, Kansas 67201 443 West C. Street, Suite 103 San Diego, CA 92101 Richard W. Vol k Trustee UTA dated March 10, 1984 Arcades Associates, Ltd., 217 North Water Street a Colorado limited partnership P. 0. Box 1201 (No address given in recorded docunent) Wicita, Kansas 67201 John H. Cheek, Jr., Dale A. Polvin and Conner Road Frederic H. Mayerson Nashville, Tennessee 37220 730 East Durant Avenue As pe n, Co I or ado 81 611 James B. Nowery AND P. O. Box 8065 534 East Cooper Avenue Shreveport, Louisiana 71108 Aspen, Colorado 81611 Andre Ulyrch Leonard Weinglass (No address given in recorded document) 1650 McCIain Road Aspen, Colorado 81611 Jean Ingham AND Box 1103 534 East Cooper Avenue Aspen, Colorado 81611 Aspen, Colorado 81611 J. Casey White and Heinz Wolf and Ingham & Associates, Ltd. Eliane Wolf, Trustees of the 521 East Hyman Avenue Wolf Family Trust Agreement Aspen, Colorado 81611 dated December 23, 1986 1221 Myrtl e Avenue L aw r ence I. Lef i tz San Diego, California 92103 521 East Hyman Avenue AND Aspen, Colorado % Law Offices of John M. Preston 525 "B" Street, Suite 2009 The Bank of Aspen San Diego, Call fornia 92101 P. 0. Box 0 Aspen, Colorado - 13 - . EXHIBIT "G" ID ADJACENT OWNERSHIP CERTIFICATE LOTS IN BLOCK 96, CITY AND TOWNSITE OF ASPEN Order No. 400700 The Durant-Gal ena Co., Wm. Sabraese a limited partnership (No address given in recorded Box 1709 document) Aspen, 00 81611 J. Christopher Dyer ( No address g i ven i n recorded document) Aspen Grove Associates, a Partnership (No address given in recor ded docunent) GSDE Corporation 510 East Durant Aspen, Colorado Ajax Mountain Associates, Ltd., a Colorado limited partnership % Stephen J. Marcus P. 0. Box 1709 Aspen, Colorado 81611 Robert B. Goldberg Suite 3000 500 5th Avenue New York, New York AND 501 East Cooper Avenue Aspen, Col orado Thomas R. Turnbull and Rosamond Turnbull P. 0. Box 686 Carbondal e, 00 81623 Wm. Sabraese (No address given in recorded doc ument) Edwin J. Smart Box 799 Aspen, Colorado 81612 The I ndependence Company, a Colorado limited partnership % Robert B. Goldberg 1875 Century Park East Suite 1300 Century City, Los Angeles, CA 90067 - 14 - EXHIBIT "H" TO ADJACENT OWNERSHIP CERTIFICATE LOTS A THROUGH I BLOCK 97, CITY AND TOWNSITE OF ASPEN Order No. 400700 Aspen Skiing Corporation, Eugene Witz a Colorado corporation 5900 Howard Street (No address given in recorded document) Skokie, IL 60076 Hans B. Cantrup and Leonard W. Koval and Andrew V. Hecht, Trustee Barbara W. Koval P. 0. Box 338 1540 North Dearborn Parkway Aspen, Col orado Chicago, IL 60610 Aspen Skiing Company John Thomas Gussel a Colorado general partnership consisting 555 East Durant of Grantor and Urban Diversified Aspen, 00 81611 Properti es, Inc., a Connecticut corporation 406 South Mill R i ch a rd W. Owe n P. 0. Box 1248 4406 University Blvd. Aspen, Colorado 81611 Dal las, TX 75205 The Aspen Ski ing Company, E. E. Bickers and a pa rtnersh i p Dorothy Bickers P. 0. Box 1248 555 East Durant As pe n, 00 Aspen, CO 81611 Hans B. Cantrup Hubert L. Burgess and P. 0. Box 388 JoAnne Burgess Aspen, Colorado 6413 Hillcrest Da I I as, TX 75 205 Stanford H. Johnson P. 0. Box 406 Andrew E. Weiner and Aspen, Colorado 81612 Bonnie Weiner P. 0. Box 1080 Aspen Skiing Company, Haddonf lei d, NJ 08033 a Colorado partnership 117 Aspen Airport Business Center Eugene B. Shapiro and Aspen, Colorado 81611 Marlene R. Shapiro OR 710 Anthony Trail Post Office Box 1248 Northbrook, IL 60067 Aspen, Colorado 81612 Joel D. Tauber Suite 1850, 27777 Franklin Road Southfield, MI 48034 - 15 - R 1. Retail Space No. 3 Sir*~1 L~Â¥~1 1 ~00 13; I Lowir Lâ€¢â€¢,0 ,*20./. ~*' ~ ~ .0.0- 31.. Looâ€¢1104 Total 2720 d./7 5 Â» Loi,/ t.*â€¢,1 m . , I----- Ac--- - - /55'11 An. WIâ€¢ Location A P. \ y/ // r 19. A.W. Local. 8 /i YA. ,Â£ w/'Locallon C /5/ / D g /3 m i i /7 < % Retail Space No. 2 /9, / /5/' It /4 / y All. A "00 1.1 / / Alt B 14â€¢0 â€¢Â£ /1 1 11 :1 All. C 1130 1.1. /2' :l . 17 1 1 Fq m 'il iM Prâ€¢DD**d Slairl.Oe,Ileâ€¢ 1 , i ./.... lIlli[ i I c*Â¥41 1 3. i 1 1 Aboya Retail Space No. 1 Retail Space, No. 4 Retail Space No. 5 *11. A 10 16 d. ' 81'..1 L...1 SIG ..1. M. 8 M d. ' TOIal 1270 ..1. , Lowi, Le.,1 1/80 21 101.1 2690 ..1. ~ r- T 18-w.4= 6E=,-f#L L 1- -- % Â»21! NL -3 D-01//1- Bild,1, Com-re~I P,0/0,141 O /1/ n I StfeI: MIll PROPOSED STREET LEVEL FLOOR PLAN 1,4. 1 0 Note: Orewhgo m not Daild oâ€¢ vorMI,d *u,vi, O,:3â€¢. Â©~ dal' ind may nol /0 'co//t' 20 sci/ Th, 1*w, 0,â„¢.0 / A.0-cli Cooper Str'.1 ii 11 U. , 1 12/ mr\ 11 1,1 0 f Wit 1. 4 i Lower Lev,l.Retall Space No. 3 1 0 L 11 P~&9321" U I BR=/=1 12 -----1 11 1 2 fi/008/ Stal Local- 1 10 St-t L0â€¢,I ~ 1 L Lower Level Retail Space No. 1 7,--4 vi*41.316-Jittel- =-41%12**t ..."PMUU i~*4 e, A Â»%4Â·64*4.'<* r ./ -18 a. maÂ¥ â€¢01 6, mcc~alâ€¢ 10 â€¢C,4. 13LJ D,d,p-j... ./.' Com,n,-1 Prop...5 PROPOSED BASEMENT LEVEL FLOOR PLAN 1,4Â· t'Â· 0' /. h Ei-- IN / A-Wes 44** ..ak Aa 8 "11 Air:=lus:Ul Ip* j.u u GA Al It;g~ I;&4 1;:.t 17.4 LI. ] n']49 A A ]BA [1,0:3~ In lopl 1 ,-U| 1 |UUU L'UUUJ UL'suu iuuuuui iuu:Juui luuu:.. iuuu.*LL ziwvvuww W C W IZE = r= 1 -I~ -* .= 71 -1 L .- - LJ Li E E--4 - Â£ EFEEnEE-33EBEE 4 + )- /4. 2/ - F .1 - L. g A Z -1 - 2_j~=2 F*laÂ«*Â« iMABBE,Ti- Al _ ;_~_ I - Ill -- Existing Gatena Street Mall Elevation 1... 1'Â·0- 0 L. L. 1 Independence Bulking PUBLIC NOTICE RE: CONCEPTUAL DEVELOPMENT OF 501 E. COOPER AVE., THE INDEPENDENCE BUILDING NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 14, 1990, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Anthony J. Mazza, Frank J. Woods, III and Aspen Nieve Corporation on behalf of Crossroads Holdings, Inc., for the conceptual development of the property known as the Independence Block, 501 E. Cooper Ave., (first floor). The parcel is described as Lots A, B, and part of C, Block 96, City and Townsite of Aspen. The proposal requests approval for the restoration of an additional north elevation storefront entrance, and the addition of a new storefront on the west elevation. Awnings and other miner changes are also proposed. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss Chairman, Aspen Historic Preservation Committee Published in the Aspen Times on February 22, 1990 City of Aspen account pub.notice.Inde MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Storefront remodel - the Independence Building Pre-application Date: February 14, 1990 Michael Ernemann, Architect representative for the proposal purchase of the (condominiumized) first floor of the Independence Building, will be presenting the changes proposed to this floor. The changes involve the restoration of a storefront entrance on the Cooper Street elevation, and the addition of a new storefront and display window on the Galena Street (west) elevation. Retractable shed awnings are proposed for the entire length of both the north and west elevation. No changes are proposed at this time for the west elevation lobby entrance. RECOMMENDATION: The HPC should offer guidance to the applicant at this meeting, however, these comments are non-binding. The applicant wishes to begin a dialogue with the HPC, with staff has encouraged. 41 THE ERNEMANN GROUP -W,Qdlimil. ~4/ ARCHITECTS [LIEFIFIEÂ® Â®17 F[EA[MIÂ©Â®DOF'FAIL 4 720 East Durant ASPEN, COLORADO 81611 DATE 3. 41 & * JOB NO. (303) 925-2266 ATTEN~ 0 ~~ZL RE: To ~4(00*Uâ‚¬ ~flit# 1 Udefedekra- N~1 kg ix / PLAUr- HAL ous~0{lten, + Ark 4-1/ 1~26/// VII t.26 WE ARE SENDING YOU m Attached [3 Under separate cover via the following items: [3 Shop drawings U,F~ts [3 Plans El Samples m Specifications 24 [3 Copy of letter m Change order n COPIES DATE NO. DESCRIPTION #R 8 silt 3.44.94 gred Ele~rakh- Ex,44~ + st,ulle~ fbe Revt,dy* I* 6 +1 lit 1 A THESE ARE TRANSMITTED as checked below: [*K'for approval E Approved as submitted [3 Resubmit copies for approval Lirl-or your use m Approved as noted El Submit____copies for distribution - 3 As requested El Returned for corrections m Return corrected prints E For review and comment [3 0 FOR BIDS DUE 19 m PRINTS RETURNED AFTER LOAN TO US REMARKS Fm# *Â£44.buU -6 ttfc AfAAA.be:*5 6~-61 06,/6146AL 66LAU#~ 3. 40. * 1-490 64*7 /4 COPY TO SIGNED.-Df<-- .g,.....,.. PRODUCT 240-2 tER/s k. Groton, Mas. 01471. Â·Â·<:.r-=i / ..10k~-w If enclosures are not as noted. kindly notify us *tonc- 2. L . 7- . 4 CITY OF ASPEN 130 South Galena Street Aspen, Colorado 81611 .. .0:: . L W /1. â‚¬ h. 2.A- i r -1//I PE-- - M. 1 - 4. 7 tr . 44 - '1 4 .,1.41 7 4 1 M --- Z...27 4 E- i ,-1 LI 1 T U, 1-7. t. 1 1 iiÂ£ 1 - - f. , 1 1Â£,kiIL:Â· 'Â· u-4 0 . 1.14 3 0 t 1 -4 1 r. --- . f , Â· ... I I =....... 1 1 1 71 1 'i 141 *11 -7 - I _1 1 _u._ I -4 . i /1 i= .....C=li"41 . imcIDE-- r-----"----- - I - - .0 , 32"-ml- . ) .U.*/1....7:1%irÂ¥~ - - ....2.:=1~~ m. L ..0,1 ~ N U~~3 *~'~~mP~ ~1 + 15.... I,qll//4.--t /. 49**94 ~' - . Â·~...Il'. 1 F- w/l/.' Â«T- -m-7-ICrr 7-TII 1-la . ' â€¢Â· 0 -i "7 " .i. 9/ Tl hr .1 /~C.- -IT-1 w 1 1 :6 1 1' r I . 11 11 1 1Iif 1/ r- - ;-rf-r -Ll'-* - , Â£44 : 01. 1. I- ..6 1 IT r'fT 1 ' ... , 1 /1 11. 1--11 . ---I'l,=,- â€ž4 =1 -1 1.1 1 . '-f l,I f 1 =1 1 / 1 . I i .... _.4Â®._ ;2~ I . . - 1-1; . K.li~ga / r -253 = -j- --- 4/ 'JI-L\ . * -4 k . . 11, 1,11111 : t, .,I. 7 : 1 1 munD 1 - ,- 1 r-10 9. i 1, ---- 1 .... Â·. 1 M.Â». 4-@324 'il=~6 + 1 4 e 5-1 UdÂ·,eÂ· - r. - Lk I tk t'-Atilf.maA y, - â‚¬&6-4 - .h t Â·'/'.'.'ff,fe râ€¢ 1'1 Intâ€¢rwest Really. Ina 925-2772 w~ /1 W y Â£ .fil -- , --1--- i.il ir 1... Â·" I rit u 2 L \:Ii li'- it Â·T , 1%, 0.5.48, . 2,1 EGâ€¢68â€¢ -21-- , 12 : . 4 a J #7jÂ«tel OR.4 ~#}Sti- - 1 *4.11 - Awit-44.- 1 1 Apt k 4-KEC 518 - tid; 0% 4 ait ' , ertk 4,< A ;13 -64 #i: b 'Je Â· 'QiÂ° m f/t-1 -Brk 44% Â¢49*\41& t euffire4 , -,g- 11 I ~i It . IiI Intw-/ Rilly. Inc 92 2 2 7,2 . I : . . N r 1 - -1//50-=E~:imae,/*~i*/A -2-1Â£62* *.-th - .2 4 0. -c #c- ---=E~~~Z~~ 0 4..4 .. *2* 11 2- Â· I Â·IE'.G. 1 1/F ....' 1 --- - The Ernemann Group Architects PO Box 4602 Aspen, Colorado 81611 303.925.2266 8 June 1990 Ms. Roxanne Eflin, Historic Preservation Planner Aspen/Pitkin Planning Office 130 S. Galena Street Aspen, CO 81611 Re: INDEPENDENCE BUILDING COMMERCIAL SPACE REMODEL Dear Ms. Eflin: We respectfully submit this letter and accompanying materials for Final Development Plan review by the HPC for the above referenced project. Included with this submission please find a copy of our Conceptual Development Plan Application for purposes of reference. The project consists of remodeling the building's eight (8) existing commercial street level and basement condominium spaces and its north and west street level facades. As illustrated by the accompanying architectural drawings the remodeling is being undertaken to convert the existing single occupancy commercial space (currently occupied by Crossroads Drugs) with three (3) existing street level entrances into five (5) separate commercial spaces with five (5) street level entrances. The specific modifications are: 1. Addition of a new entry on the north (Cooper Street) facade of the building. This entry will be a restoration to original form of the Cooper Street elevation with architectural detailing to match original details. 2. Removal of eight existing wall mounted lamps on north and west facades. These non-original lamps were apparently installed within the last 25 years and their removal will be a restoration to original form. Letter to Ms. Eflin 8 June 1990 Page Two 3. Addition of one storefront bay to west (Galena Street Mall) facade adjacent to, immediately north of, existing entry to Independence Square Hotel. This bay would be proportionally consistent with existing storefront bays in the building, and would be detailed in a manner similar to the original building components as requested by the HPC at the time of conceptual approval. 4. Removal of existing non-original brick infill below sills of storefront windows and replacement with wood kickplates as a restoration to original detail. 5. Addition of retractable awnings along north and west facades over storefronts and stair on Galena Street Mall Elevation. Awnings will project 4'-6" from the building face, will match slope and profile of existing awning over hotel entry and will be located between stone pilasters on building facades. They will not have end panels, however they will have valences which will be utilized for signage. Signage lettering on awnings will be uniformly 6" in height and will be limited to Goudy Bold typeface. Other signage will be applied to storefront window or door glass, and along with awning valence signage will comply with the provisions of the City of Aspen sign code. All existing commercial non-hotel signage will be removed. 6. Removal of existing aluminum and glass entry doors and replacement with wood and glass doors in storefront entries on north and west facades. 7. Repainting of wood and cast iron elements of storefront construction. This work would be undertaken to ensure preservation of original materials and details. All major building materials intended for use on the building facades, principally stone pilaster and lintel sections, brick masonry patchwork as needed and painted wood storefront window frames and trim, will match the original. Storefront doors will be wood (natural finish mahogany) and glass in the form indicated on the accompanying construction drawings in progress. We also have included photographs of the existing building to indicate the materials and details intended to be replicated in this project. Letter to Ms. Eflin 8 June 1990 Page Three The remodeling work intended for the facades of this building is largely restorative in form, detail and material. The new storefront bay intended for the west facade of the building will be in form and material identical to the original storefronts. With detail only differing from the original in that it will be more simple. Accordingly, the details and materials intended for this remodel will not significantly alter the original design of the structure and will have little if any impact on the character of its neighborhood. The Final Development Plan for this project is consistent with the Conceptual Development Plan approved on March 28, 1990 with two differences: 1. Awnings proposed at conceptual level had no valences. The awnings proposed at final will have valences. 2. Existing wood storefront window frames and trim in conceptual submission were to be retained and refinished. Existing wood frames and trim (except at clerestory glazing) will now be replaced with new wood components with profiles and details to match original. This was necessitated by the replacement of existing single glazing with insulating glass in large storefront windows and the deteriorated state of the existing components. Thus the Final Development Plan conforms, with the minor exception of the above described variations, entirely with the representations made during the Conceptual Development Plan review. We look forward to meeting with you and the HPC on June 27. Should you have any questions or require additional information in the interim please contact Mr. Lance D. Allee, project architect, at the Ernemann Group, 925-2266. Sincerely, t,l-_ _ *t/1 6/UK.e_M--k-~---hÂ·-jek_k-1_1 'lit- 3 Micha*[-I Ernemann, AIA The Ernemann Group Architects encl. cc: R Woods & A. Mazza rÂ©7 -- 1 - .2..11 , 1- 1 4 . 2 il . 2 4 ' n i . . I C .-ill~ r Â¥10~34'i,~ 1* 1/0 911'miz-fl mill=P:Aat .V . 51/d== 1115'02 -al - .. -4 6 -7-- - - *==11 1 . ~IrE=r--- 1 1 n ./.- 1 . 'ti, . 75 Â¥+9Â» f_ at ~V 0.14 0 779:0 I 9 LJ 0 1 - -- 1 . h ... 10'. r W 6 I 'fc[ *-,20# Fl--luq E ' U '-951 /Â£. U.#EL.t / 41 4 tÂ· ~ - ~i -1 11_11 ;1 I .8-4/ 2- - - - , - t 'l' 0 1.\12/1.ZE' Iii.~ ~ 291 ~ 1-i~ ~ ~ ~ f ./ 1 + + 0 'll -1 1,--- - .--1. 4 = J.... 4 1.9 14<7*,C_ -- 4-:- , I 7-0 JJ AVIi' . - . W.. /Â·it 1.- k - I . 4 . -- I . - =73....-i 2 -3*07- 2 .4 4:3 -r-,=,Â¥;72â€ž-'-4~k0- .=0 - O ..3- - - . . .2 .5. 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E-Ell'W#'PRIâ€¢ ..5 - 20.i' 4.:P l..- ~~-~-7.2.7.- --iT 1 - -- ! r i ! + '~ i 11 1 3 H : 1 11 1 1 1 1 C li :1 1 1 11 1. 11 11 1 - -- - -4 I . 1 1 i ' 1 11 1 1 , ill . 1 iIi' : A 2 4 l , t '1 !1 1 11 H 11 ~1 : il H 4 - -1 . ---..4 ------1 1 L.__- l 1 i . i I,.11[1111I~--t-- -_=*.~ -1 - ... 1 -I :-93 .===- - .... . - ~BiERi:tigy ~flfil - 4 --C / 1.kit 1 1- : , 11 1 - 1 - 1 r': :~: C JI #/ 1. : t . .... . .. . 4 1 . , L_ . j LL---1 4 , : r-In 1 --- , 1 : f L Fl li.-- - =-== ~ 'll-%+j~-4 ~-4- rte, A ..13 -1 - 1 - 1 1 .4 Il Et fit tal Al f 1 Â· 1 1 1~,1 1 1 1 , I 122 9-1 - J:1111-111 Ill -11 _ ~111.11 Ij-1__1~- =--- crum ' . r=-7 11 -- taÂ©PLA' 5,65 â‚¬1ZE = RENKINING 616N ASEA AL-W>TME,rir ( 64 96 Â· 16*f.) e) Fri--- L. .'I--T. - I -'Â· 19 4 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Minor Development: 501 E. Cooper, the Independence Building, exterior display cases Date: ~ April 24, 1991 ~ APPLICANT'S REQUEST: Minor Development approval for three exterior wall-mounted display cases on the west wall of the Independence Building, just above the basement stairs. LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (condominiumized first floor only) APPLICANT: Independence Partners, c/o M&W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, architect ZONING: CC, "H" Historic Overlay District, Designated Landmark PRIOR COMMITTEE ACTION: Last year, the HPC granted approval for the storefront level remodel for the Independence Building, which included a new storefront opening immediately adjacent to the area proposed to receive the three new display cases. This remodel and new storefront addition has since been completed. PROBLEM DISCUSSION: The Development Review standards are found in Section 7-601 of the Land Use Regulations. The applicable Guidelines are found in Section IV. Commercial Buildings- Renovation and Restoration, beginning on page 19. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark. Response: The Planning Office has carefully considered this proposal relative to the development review standards, sign and storefront design guidelines to evaluate the appropriateness of the introduction of a new element or feature to a historic structure. This application is unique in that it is not considered an addition to or remodel of a building (i.e. storefront or display .. window), but an attachment (Sec. 7-601.E.2.a). The Land Use Regulations are silent in their definition of "display cases" under the sign code, so some confusion exists as to the whether the HPC has the ability to grant approval for a development activity that is not specifically allowed, and whether the sign code criteria prohibits such display cases to be permitted. Staff has reviewed this application under both design guideline criteria of "sign" and "storefront", and we find that neither are met with this proposal. 1) As a sign, the three display windows do not meet the sign guidelines 1, 2, 3, 4, and 7 (beginning on page 43, attached), and clearly do not meet the sign code on size alone (20 sq. ft. is allowed per business; combined, these total approximately 55 sq. ft.). Should the applicant wish to pursue the applicability of these display cases as a "sign", based upon the historic precedence that "large wall signs once existed on this building", then size requirements would have to be met, as well as placement, materials and lighting. The display cases are modern in both design and material, and are not original to this building. Defined as "sign", it is possible that the use of would might meet size requirements. 2) As a storefront, the application does not meet the applicable guidelines under "Commercial Buildings- Renovation and Restoration" as follows (beginning on page 19): a) Storefronts: these display cases cannot substitute by definition for a "display window", which is an integral part of an overall storefront system of defined proportions. The location of these display cases appear to break the established, symmetrical rhythm of the storefronts. b) Windows: Windows are openings, not merely frames for displaying merchandise. Even though the cases contain a frame and transparent glass, they are Still an attachment and cannot be considered a window. Staff would like to note at this time that we can not support additional openings into the storefront level of this landmark building, based upon the development review standards, should the applicant be considering this alternative to achieve additional display space for this building. 2 .. c) Materials: The proposed display cases are framed in steel, a new material introduced to this building. We question whether this material is compatible and appropriate to the cast-iron/brick/stone Independence Building, and ask the HPC to carefully consider this material detail. Furthermore, these display cases conceal original portions of the brick wall. Staff reminds the HPC that this building's west side originally contained only one modest- sized storefront at the southwest corner. Part of this building's unique character is found in the balance between elaborate detailing (cornice, north storefront) and simplicity. Constructed by "Burt" Brown (D.R.C. Brown's younger brother), founder of the Aspen State Bank, it originally housed the Post Office; it was not designed to contain retail throughout the first floor or basement. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Our concern lies in the precedent setting nature of this proposal, and in the fact that display cases are not indigenous to Aspen's historic district; traditional signage is. A proliferation of display cases throughout the district has the ability to significantly alter the character of Aspen's Commercial Core, in our opinion. The Zoning Officer reports that similar display cases currently in use downtown have been in existence for many years (prior to the creation of Aspen's strict sign code), however, he does not support the installation of new ones. He also reports that code requirements state that a new permit is necessary every time a display "sign" changes, if in fact this is considered a sign. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or adjacent parcels. Response: We find that the cultural value of this building lies in its unique architecture and contribution to the historic commercial character of the core district. The display case proposal presents a somewhat discordant element on this building, which may detract from its cultural value. We find the simple use of creative signage to bring attention to the below grade commercial space is a better, more compatible alternative. 3 0 0 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: The Brown and Hoag Block, known today as the Independence Building, is one of Aspen's largest, most dominant historic resources. It is one of four remaining cast iron storefront commercial buildings in Aspen. The Planning Office finds that the display case proposal diminishes the architectural integrity of this landmark, and recommends the HPC deny the application. The HPC may wish to offer alternative signage suggestions to assist the applicant in bringing attention to the basement space. A number of changes have occurred to the west elevation of the building in the past half dozen or so years. We spent a great deal of time reviewing the appropriateness and details of the storefront addition and first floor renovation over the past year. Staff continues to review lighting details proposed by the principal first floor tenant. To add precedent setting display cases to this building would be considered incompatible to the historic nature of this building, in our opinion. The opportunity exists to incorporate innovative signage that meets both the sign code and the design guidelines. The Planning Office fully understands the applicant's desire to bring more attention to the basement level business, however, we feel that use of attached display cases to market merchandise at pedestrian level is not compatibility with the historic nature of the building and has the ability to set a negative precedent throughout the district. We remind the HPC that the development of below grade net leasable square footage is an incentive for commercial landmark owners; the development of this space is completely exempt from GMQS competition and impact mitigation. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Minor Development application as submitted, finding that it meets the Development Review standards. 2. Approve the Minor Development plan with conditions to be approved by staff prior to the issuance of a building and/or sign permit. 4. Table action to allow the applicant time to restudy the proposal in its relation to the development review standards, sign guidelines and sign code criteria. 5. Deny Minor Development approval finding that the application does not meet the development review standards. 4 0 0 RECOMMENDATION: The Planning Office recommends that the HPC deny Minor Development approval for the application at 501 E. Cooper St. on the basis that the proposal does not meet the Development Review Standards for the reasons stated in this memorandum. Additional comments: memo.hpc.501ec.md 5 . Exhibit 4 M & W PROPERTIES SUITE 301A 205 SouTH MILL STREET ANTHONY J. MAZZA ASPEN, COLÂ£)RADO 81611 AREA CODE 303 FRANK J. WOODS, III TELEPHONE 925-8032 ~April 8,#1991 * HAND DELIVERED Ms. Roxanne Eflin Aspen/Pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Permission to Represent Dear Ms. Eflin: Please consider this letter authorization for Michael Ernemann of The Ernemann Group Architects to represent us in the processing of our application for HPC Minor Historic Development review for the addition of commercial display cases to the existing Galena Street elevation at the Independence Building located at 501 East Cooper Avenue. Mr. Ernemann is hereby authorized to act on our behalf with respect to all matters reasonably pertaining to the aforementioned application. Should you have any questions, or if we can be of any further assistance, please do not hesitate to call. Sincerely, AnthBIerj-â„¢Â¤azza, Frank J. Woods a~The Aspei N i eve Corporation -- Anton/J. Mazza AJM:dr Exhibit 2 I L-T-- 9 ( Â· p f:A- 1 .1 1,-11- - U LEGEND ~98 1 ENITO~RY [OR HISIORIC ES AND STRUCTURES : ' 1986 UPI)4~ E Ezgmlignal Structures designated . ASPEN. COLOR;~ o ~ Â· ~/~~~~~ not yet designated O Excellent Structures - PREPA~ED Brf,1Â£ ASPEN/PITKIN PLANNING FACE ,-ae ~ 1-2Â·1 designated .â€¢ not yet designated 6 Notable Structures designated â€¢ soo ggiÂ¢**An22&[es O 0 100 not yet designated o crL.-1 I zoc 400 EXISING HSTORIC DISTRICTS . 0 1. rnah street 2. corrinercial core X -/ Â· < HSTORIC-DISIEgIB-1MamiSK)EmaIl[M 3.west bleeker/hallam street /j}t 4.hallam lake 5.community church . 6.lift 1 f .t 4. lic Â¢3 =,27 00 %:lt Â«4 Â«,1\ / - ' I \ â€¢. 0 1 -- I . M=OTUIÂ·~~4 13 .. --- I ... 4.1 . 4,04 1 \ 1 - 0,291 u.-E [Rli311 mw-[m i I~ I Fr'lfizi }SEW L- - 1 .//. 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SUBJECT 1, \#ey PROPERTY-- 11 i 43 'Eam Exhibit 3 t-r L i ./9/li ISSUED BY ~ COMMONWEALTH POLICY NUMBER LAND TITLE INSURANCE COMPANY 128-015696 A Reliance Group Holdr,ls Compare OWNER'S POLICY OF TITLE INSURANCE SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, COMMONWEALTH LAND TITLE INSURANCE COMPANY, a Pennsylvania corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason oft 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers, the Policy to become valid when countersigned by an authorized officer or agent of the Company. COMMONWEALTH LAND TITLE INSURANCE COMPANY Attest: ByÂ· 0- '47â€ž. 8 V Secretary l,Mili~ President EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 2 NM 1 ALTA Owner's Policy (10-21-87) Valid Only If Schedule A, B and Cover Are Attached Face Page Form 1141-7 -k-.-... a. , 1--1~~~ 1-/* A "-/4 '3 111 1*j J A A i L ij. 4 8 i.-/. lu (c) Whenever the Com[ ~11 have brought an action or interposed a 1. DEFINITION OF TERMS. defense as required or j .tted by the provisions of this policy, the Company may pursue any litigation to final determination by a court of The following terms when used in this policy mean: competent jurisdiction and expressly reserves the right. in its sole discretion, (a) "insured": the insured named in Schedule A, and, subject to anv to appeal from any adverse judgment or order. rights or defenses the Company would have had against the named insured. those who succeed to the interest of the named insured by operation of law (d) In al[ cases where this policy permits or requires the Company to as distinguished from purchase including, but not limited to, heirs. prosecute or provide for the defense of any action or proceeding, the distributees, devisees, survivors, personal representatives, next of kin, or insured shall secure to the Company the right to so prosecute or provide corporate or fiduciary successors. defense in the action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of the insured for this purpose. (b) "insured claimant": an insured claiming loss or damage. Whenever requested by the Company, the insured, at the Company's (c) "knowledge" or "known": actual knowledge, not constructive expense, shall give the Company all reasonable aid (i) in any action or knowledge or notice which may be imputed to an insured by reason of the proceeding, securing evidence, obtaining witnesses, prosecuting or public records as defined in this policy or any other records which impart defending the action or proceeding, or effecting settlement, and (ii) in any constructive notice of matters afTecting the land. other lawful act which in the opinion of the Company may be necessary or (d) "land": the land described or referred to in Schedule A, and desirable to establish the title to the estate or interest as insured. If the improvements affixed thereto which by law constitute real property. The Company is prejudiced by the failure of the insured to furnish the required term "land" does not include any property beyond the lines of the area cooperation, the Company's obligations to the insured under the policy described or referred to in Schedule A, nor any right , title, interest, estate shall terminate, including any liability or obligation to defend, prosecute, or or easement in abutting streets, roads, avenues, alleys, lanes, ways or continue any litigation, with regard to the matter or matters requiring such waterways, but nothing herein shall modify or limit the extent to which a cooperation. right of access to and from the land is insured by this policy. 5. PROOF OF LOSS OR DAMAGE. (e) "mortgage": mortgage, deed of trust, trust deed, or other security In addition to and after the notices required under Section 3 of these instrument. Conditions and Stipulations have been provided the Company, a proof of loss or damage signed and sworn to by the insured claimant shall be (f) "public records": records established under state statutes at Date of furnished to the Company within 90 days after the insured claimant shall Policy for the purpose of imparting constructive notice of matters relating ascertain the facts giving rise to the loss or damage. The proof of loss or to real property to purchasers for value and without knowledge. With damage shall describe the defect in. or lien or encumbrance on the title, or respect to Section Ha) (iv) of the Exclusions From Coverage, "public other matter insured against by this policy which constitutes the basis of records" shall also include environmental protection liens filed in the loss or damage and shall state, to the extent possible, the basis of records of the clerk of the United States district court for the district in calculating the amount of the loss or damage. If the Company is prejudiced which the land is located. by the failure of the insured claimant to provide the required proof of loss (g) "unmarketability of the title": an alleged or apparent matter affecting or damage, the Company's obligations to the insured under the policy shall the title to the land, not excluded or excepted from coverage, which would terminate, including any liability or obligation to defend, prosecute, or entitle a purchaser of the estate or interest described in Schedule A to be continue any litigation, with regard to the matter or matters requiring such released from the obligation to purchase by virtue of a contractual proof of loss or damage. condition requiring the delivery of marketable title. 1n addition, the insured claimant may reasonably be required to submit 2. CONTINUATION OF INSURANCE AFTER CONVEYANCE to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at OF TITLE. such reasonable times and places as may be designated by any authorized The coverage of this policy shall continue in force as of Date of Policy in representative of the Company, ali records, books, ledgers, checks, favor of an insured only so long as the insured retains an estate or interest correspondence and memoranda. whether bearing a date before or after in the land, or holds an indebtedness secured by a purchase money Date of Policy. which reasonably pertain to the loss or damage. Further, if mortgage given by a purchaser from the insured, or only so long as the requested by any authorized representative of the Company , the insured insured shall have liability by reason of covenants of warranty made by the claimant shall grant its permission, in writing, for any authorized insured in any transfer or conveyance of the estate or interest. This policy representative of the Company to examine, inspect and copy all records, shall not continue in force in favor of any purchaser from the insured of books, ledgers, checks, correspondence and memoranda in the custody or either (i) an estate or interest in the land, or (ii) an indebtedness secured by control of a third party, which reasonably pertain to the loss or damage. a purchase money mortgage given to the insured. All information designated as confidential by the insured claimant provided to the Company pursuant to this Section shall not be disclosed to others 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. unless, in the reasonable judgement of the Company, it is necessary in the administration of the claim. Failure of the insured claimant to submit for The insured shall notify the Company promptly in writing (i) in case of examination under oath, produce other reasonably requested information any litigation as set forth in Section *a) below, (ii) in case knowledge shall come to an insured hereunder of any claim of title or interest which is or grant permission to secure reasonably necessary information from third adverse to the title to the estate or interest, as insured, and which might parties as required in this paragraph shall terminate any liability of the cause loss or damage for which the Company may be liable by virtue of Company under this policy as to that claim, this policy, or (iii) if title to the estate or interest, as insured, is rejected as 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; unmarketable. If prompt notice shall not be given to the Company, then as TERMINATION OF LIABILITY. to the insured all liability of the Company shall terminate with regard to In case of a claim under this policy, the Company shall have the the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the following options: rights of any insured under this policy unless the Company shall be (a)To Pay or Tender Payment of the Amount of Insurance. preJudiced by the failure and then only to the extent of the prejudice. To pay or tender payment of the amount of insurance under this policy together with any costs, attorneys' fees and expenses incurred by 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF the insured claimant, which were authorized by the Company, up to the INSURED CLAIMANT TO COOPERATE. time of payment or tender of payment and which the Company is obligated to pay. (a) Upon written request by the insured and subject to the options Upon the exercise by the Company of this option, all liability and contained in Section 6 of these Conditions and Stipulations, the Company, obligations to the insured under this policy, other than to make the at its own cost and without unreasonable delay, shall provide for the payment required. shall terminate. including any liability or obligation to defense of an insured in litigation in which any third party asserts a claim defend, prosecute, or continue any litigation, and the policy shall be adverse to the title or interest as insured, but only as to those stated causes surrendered to the Company for cancellation. of action alleging a defect, lien or encumbrance or other matter insured (b) To Pay or Otherwise Settle With Parties Other than the Insured or against by this policy. The Company shall have the right to select counsel With the Insured Claimant. of its choice (subject to the right of the insured to object for reasonable (i) to pay or otherwise settle with other parties for or in the name cause) to represent the insured as to those stated causes of action and shall of an insured claimant any claim insured against under this policy, together not be liable for and will not pay the fees of any other counsel. The with any costs, attorneys' fees and expenses incurred by the insured Company will not pay any fees, costs or expenses incurred by the insured claimant which were authorized by the Company up to time of payment in the defense of those causes of action which allege matters not insured and which the Company is obligated to pay; or against by this policy. (ii) to pay or otherwise settle with the insured claimant the loss or damage provided for under this policy, together with any costs, attorneys' (b) The Company shall have the right. at its own cost, to institute and fees and expenses incurred by the insured claimant which were authorized prosecute any action or proceeding or to do any other act which in its by the Company up to the time of payment and which the Company is opinion may be necessary or desirable to establish the title to the estate or obligated to pay. interest, as insured, or to prevent or reduce loss or damage to the insured. Upon the exercise by the Company of either of the options provided for The Company may take any appropriate action under the terms of this in paragraphs (b)(i) or (ii), the Company's obligations to the insured under policy, whether or not it shall be liable hereunder, and shall not thereby this policy for the claimed loss or damage, other than the pa>'ments concede liability or waive any provision of this policy. If the Company required to be made, shall terminate, including any liability or obligation to shall exercise its rights under this paragraph, it shall do so diligently. defend, prosecute or continue any litigation. , Conditions and Stipulations Continued Inside Cover B-1141-2 ~ Commonwealth Land Title Insurance Company SCHEDULE A-OWNER'S POLICY -CASE NUMBER /DATE OF POL I CY ,-AMOUNT OF INSURANCE ~POLICY NUMBER PCT-4141 8/15/90 0 1:11 P.M. $ 3,625,000.00 128-015696 c,4. NAME OF INSURED : INDEPENDENCE PARTNERS, A COLORADO GENERAL PARTNERSHIP ,A. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVERED BY THIS POLICY IS: IN FEE SIMPLE 4. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN: INDEPENDENCE PARTNERS, A COLORADO GENERAL PARTNERSHIP t,4. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS: PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF. LtÂ¥mdhOn. 004-1j,w QQ PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. CÂ«untersigned<Authorized Agent ASPEN, COLORADO 81611 (303) 925-1766 THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE COVER SHEET. .. IMM Commonwealth Land Title Insurance Company POLICY NO. 128-015696 CASE NO. PCT-4141 EXHIBIT "A" LEGAL DESCRIPTION viOMMERCIAL UNITS 1, 2, 3, 4, 5, 6, 7 AND 8, THE INDEPENDENCE BUILDING, A CONDOMINIUM, as defined and described in the Condominium Declaration for The Independence Building, a Condominium, recorded in Book 506 at Page 351 of the Pitkin County real property records, and in the First Amendment thereto recorded in Book 509 at Page 205 and re- recorded in Book 511 at Page 999, and as defined and depicted on the Condominium Map for The Independence Building, a Condominium, recorded in Plat Book 18 at Page 54 of said records. COUNTY OF PITKIN, STATE OF COLORADO ~ Commonwealth Land Title Insurance Company SCHEDULE B-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT-4141 8/15/90 0 1:11 P.M. 128-015696 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereto- after furnished, imposed by law and not shown by the public records. 5. Unpatented mining claims, reservations or exceptions in patents or in Acts authoriz- ing the issuance thereof; water rights, claims or title to water. ve. Taxes for the year 1990 not yet due or payable. t..7. Reservations and exceptions as contained in the Deed from the City of Aspen providing as follows: that no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws, as set forth in deeds recorded January 30, 1888 in Book 59 at Page 325 and November 28, 1888 in Book 59 at Page 518. 4 . Terms, provisions and obligations contained in instrument recorded April 3, 1973 in Book 274 at Page 215, which pertains to a pedestrian mall. vg. Terms and provisions of Encroachment Agreement between the City of Aspen and The Independence Company, as set forth in instrument recorded February 28, 1986 in Book 506 at Page 382. ;40. Terms, conditions, provisions and obligations as contained in Statement of Exception from the Full Subdivision Process for the Purpose of Condominiumization of a Lodge, as set forth in instrument recorded February 28, 1986 in Book 506 at Page 386. ~11. Terms, conditions and provisions as contained in Declaration of Covenants, Restrictions and Conditions for The Independence Building Condominiums, recorded February 28, 1986 in Book 506 at Page 390. v42. Those terms, conditions, provisions, restrictions, obligations and easements which are a burden to the subject property as set forth in Condominium Declaration for The Independence Building, a Condominium, recorded February 28. 1986 in Book 506 at Page 351, and First Amendment to the Condominium Declaration recorded April 18, 1986 in Book 509 at Page 205 and re-recorded in Book 511 at Page 999, and Ratification of Amendment to the Condominium Declaration recorded June 3, 1986 in Book 511 at Page 998. -----CONTINUED----- U ~ Commonwealth Land Title Insurance Company POLICY NO. 128-015696 CASE NO. PCT-4141 SCHEDULE B-OWNERS --EXCEPTIONS--CONTINUED-- v43. Deed of Trust from : INDEPENDENCE PARTNERS, A COLORADO GENERAL PARTNERSHIP To the Public Trustee of Pitkin County For the use of : CITIBANK, N.A., ITS SUCCESSORS AND/OR ASSIGNS To secure : $2,625,000.00 Dated : AUGUST 15, 1990 Recorded : AUGUST 15, 1990 IN BOOK 627 AT PAGE 370 Reception No. : 325304 44. Security interest under the Uniform Commercial Code affecting the subject property, notice of which is given by Financing Statement from Independence Partners, Debtors, to Citibank. N.A., Secured Party, filed August 15, 1990 as Filing No. 13203, in Book 627 at Page 394. 415. Deed of Trust from : INDEPENDENCE PARTNERS, A COLORADO PARTNERSHIP To the Public Trustee of Pitkin County For the use of : ASPEN NIEVE CORPORATION, A COLORADO CORPORATION To secure : $325,000.00 Dated : AUGUST 15, 1990 Recorded : AUGUST 15, 1990 IN BOOK 627 AT PAGE 399 Reception No. : 325306 4-EXCEPTIONS NUMBERED 1, 2, 3 & 4 ARE HEREBY OMITTED. , CONDITIONS AND STIPULATIONS (Continued) 7. DETERMINATION, EXTENT OF LIABILITY AND COINSURANCE. (b) When liability and the extent of loss or damage has been definitely This policy is a contract of indemnity against actual monetary loss or fixed in accordance with these Conditions and Stipulations, the loss or damage sustained or incurred by the insured claimant who has suffered loss damage shall be payable within 30 dayg thereafter. or damage by reason of matters insured against by this policy and only to 13. SUBROGATION UPON PAYMENT OR SETTLEMENT. the extent herein described. (a) The Company's Right of Subrogation. (a) The liability of the Company under this policy shall not exceed the least of: Whenever the Company shall have settled and paid a claim under this policy, all right of subrogation shall vest in the Company unaffected by (i) the Amount of Insurance stated in Schedule A; or, any act of the insured claimant. (ii) the difference between the value of the insured estate or interest as The Company shall be subrogated to and be entitled to all rights and insured and the value of the insured estate or interest subject to the defect, remedies which the insured claimant would have had against any person or lien or encumbrance insured against by this policy. property in respect to the claim had this policy not been issued. If (b) In the event the Amount of Insurance stated in Schedule A at the requested by the Company, the insured claimant shall transfer to the Date of Policy is less than 80 percent of the value of the insured estate or Company all rights and remedies against any person or property necessary interest or the full consideration paid for the land, whichever is less, or if in order to perfect this right of subrogation. The insured claimant shall subsequent to the Date of Policy an improvement is erected on the land permit the Company to sue. compromise or settle in the name of the which increases the value of the insured estate or interest by at least 20 insured claimant and to use the name of the insured claimant in any percent over the Amount of Insurance stated in Schedule A, then this transaction or litigation involving these rights or remedies. Policy is subject to the following: If a payment on account of a claim does not fully cover the loss of the (i) where no subsequent improvement has been made, as to any partial insured claimant, the Company shall be subrogated to these rights and loss, the Company shall only pay the loss pro rata in the proportion that remedies in the proportion which the Company's payment bears to the the amount of insurance at Date of Policy bears to the total value of the whole amount of the loss, insured estate or interest at Date of Policy; or If loss should result from any act of the insured claimant, as stated (ii) where a subsequent improvement has been made, as to any partial above, that act shall not void this policy, but the Company, in that event, loss, the Company shall only pay the loss pro rata in the proportion that shall be required to pay only that part of any losses insured against by this 120 percent of the Amount of Insurance stated in Schedule A bears to the policy which shall exceed the amount, if any, lost to the Company by sum of the Amount of Insurance stated in Schedule A and the amount reason of the impairment by the insured claimant of the Company's right expended for the improvement. of subrogation. The provisions of this paragraph shall not apply to costs, attorneys' fees (b) The Company's Rights Against Non-insured Obligors. and expenses for which the Company is liable under this policy, and shall The Company's right of subrogation against non-insured obligors shall only apply to that portion of any loss which exceeds, in the aggregate, 10 exist and shall include, without limitation, the rights of the insured to percent of the Amount of Insurance stated in Schedule A. indemnities, guaranties, other policies of insurance or bonds, (c) The Company will pay only those costs, attorneys' fees and expenses notwithstanding any terms or conditions contained in those instruments incurred in accordance with Section 4 of these Conditions and Stipulations. which provide for subrogation rights by reason of this policy. 8. APPORTIONMENT. 14. ARBITRATION If the land described in Schedule A consists of two or more parcels Unless prohibited by applicable law, either the Company or the insured which are not used as a single site, and a loss is established affecting one or may demand arbitration pursuant to the Title Insurance Arbitration Rules more of the parcels but not all, the loss shall be computed and settled on a of the American Arbitration Association. Arbitrable matters may include, pro rata basis as if the amount of insurance under this policy was divided but are not limited to, any controversy or claim between the Company and pro rata as to the value on Date of Policy of each separate parcel to the the insured arising out of or relating to this policy, any service of the whole, exclusive of any improvements made subsequent to Date of Policy, Company in connection with its issuance or the breach of a policy unless a liability or value has otherwise been agreed upon as to each parcel provision or other obligation. All arbitrable matters when the Amount of by the Company and the insured at the time of the issuance of this policy Insurance is $1,000,000 or less shall be arbitrated at the option of either the and shown by an express statement or by an endorsement attached to this Company or the insured. All arbitrable matters when the Amount of policy. Insurance is in excess of $ 1,000,000 shall be arbitrated only when agreed to 9. LIMITATION OF LIABILITY. by both the Company and the insured. Arbitration pursuant to this policy (a) If the Company establishes the title, or removes the alleged defect, and under the Rules in effect on the date the demand for arbitration is lien or ehcumbrance, or cures the lack of a right of access to or from the made or, at the option of the insured, the Rules in effect at Date of Policy land, or cures the claim of unmarketability of title, all as insured, in a shall be binding upon the parties. The award may include attorneys' fees reasonably diligent manner by any method, including litigation and the only if the laws of the state in which the land is located permit a court to completion of any appeals therefrom, it shall have fully performed its award attorneys' fees to a prevailing party. Judgment upon the award obligations with respect to that matter and shall not be liable for any loss rendered by the Arbitrator(s) may be entered in any court having or damage caused thereby. jurisdiction thereof. (b) In the event of any litigation, including litigation by the Company - The law of the situs of the land shall apply to an arbitration under the or with the Company's consent, the Company shall have no liability for title Insurance Arbitration Rules. loss or dama5e until there has been a final determination by a court of A copy of the Rules may be obtained from the Company upon request. competent jurisdiction, and disposition of all appeals therefrom, adverse to 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE the title as insured. CONTRACT. (c) The Company shall not be liable for loss or damage to any insured for liability voluntarily assumed by the insured in settling any claim or suit (a) This policy together with all endorsements, if any, attached hereto without the prior written consent of the Company. by the Company is the entire policy and contract between the insured and the Company. In interpreting any provision of this policy, this policy shall 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION be construed as a whole. OF LIABILITY. (b) Any claim of loss or damage, whether or not based on negligence, Atl payments under this policy, except payments made for costs, and which arises out of the status of the title to the estate or interest attorneys' fees and expenses. shall reduce the amount of the insurance pro covered hereby or by any action asserting such claim, shall be restricted to tanto. this policy. (c) No amendment of or endorsement to this policy can be made 11. LIABILITY NONCUMULATIVE. except by a writing endorsed hereon or attached hereto signed by either the It is expressly understood that the amount of insurance under this policy President, a Vice President, the Secretary, an Assistant Secretary, or shall be reduced by any amount the Company may pay under any policy validating officer or authorized signatory of the Company. insuring a mortgage to which exception is taken in Schedule B or to which the insured has agreed, assumed, or taken subject, or which is hereafter 16. SEVERABILITY. executed by an insured and which is a charge or lien on the estate or In the event any provision of the policy is held invalid or unenforceable interest described or referred to in Schedule A, and the amount so paid shall under applicable law, the policy shall be deemed not to include that provi- be deemed a payment under this policy to the insured owner. sion and all other provisions shall remain in full force and effect. 12. PAYMENT OF LOSS. 17. NOTICES, WHERE SENT. (a) No payment shall be made without producing this policy for All notices required to be given the Company and any statement in endorsement of the payment unless the policy has been lost or destroyed, in writing required to be furnished the Company shall include the number of which case proof of loss or destruction shall be furnished to the satisfaction this policy and shall be addressed to Commonwealth Land Title Insurance of the Company. Company, Eight Penn Center, Philadelphia, Pennsylvania 19103-2198. NM 1 American Land Title Association Owner's Policy (10-21-87) Cover Page 1,_1â€¢/ r. i ,r r - n. '' I Ir,/ a. ./ Ti.lt CP- 62 . LIELd 1 1.-h e j.$[D El Ski~ KJ / -'Pre' OF C- 3 K V . 1 \</:\- EfLE - L 2 6--,fc-Ve j\/27 1 Â»Jo 3\ , (f . -*T X '1\ BA~~AREPUBUC * ==-=4 -)- -- -~ - I)cyrvill,<11< U'-f , ' ' lili 1 7 7 4- 11 ! . 11 1 1 1 -1~ 1 1 AJL ~; - *-Â·Â«12 Ul'JC., :<LÂ· H j-TE L if ..L.171<Â»LI - 0 0 ./9 19! /1 \ 1 -1 .. 1. 11 1. 11 1 1.11 ' .i., 1 -+1-1 IBuq -- , 11 1 1 ., 1 IC=-==71=--1 . T# f ._1 Â»11 Â· i-1.- 0-4 ! DELIGUE 4 2 f- 9A A Ch IN t 1/4"=1'-0" 1 1 f'-79-tr y7 3 7 - E 1 1 -- - 2 L - ... -- - i , .l 1 EmrÂ· --- Â·r_ ...- 1 - 1 ~ ~~=-2.1.-1 -22- 1 1 1 1-- r- 1 1 7 <6 11 1 Ii_. 1 1 ....:1 4 11--- 1#1 71!. ' 111 '1 :t! 111 < 1 40 . 1 221-APE <24661 Â¥ 3*2 10â‚¬ff 14;- G " A, F. F - 51(d !-15+17 _91 : 14 9 -PfR OF 44). 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Coopt*12. 1N DILPENDE:NCE. 16(-Â©co 144- 8,0012_ (indicate street address, lot & block Iumber, legal description where appmpriate) 3) Present Zoning 4) Iot Size 5) Applicant's Nane, Address & micne # -1-4115* 4*10 6100 CHe.Pr Ave, SAN 60Â·UNC) CA , 140 Glâ€¢ 449 151-4400 6) RepresÂ®tative's Name, Address & phone # At- OVAJAIiNGâ€¢ttAÂ»1 409 A A f>C- AspeR 00 81,0 n 925- **u, 7) Type of Application (please check all that apply): Conditional Use C.nceptal SPA Conceptial Historic Dev. Special Review Final SPA Final Histaric Dev. 8040 Greenline Concepllal PUD ~ Minor Historic Dev. Stream Margin Final POD Hi g=Fr,ric D=nl i tinn Mountain View Plane Subdivisian Hi~toric Designation Corâ€¢kininiunization - Text/Map Amerximent aUg Allotment Iet Spli~Lot Line 0133 E]2Iption Adjustment 8) Description of Existing Uses (râ€¢mher and type of existing structures - approximate sq. ft.; rimber of bedroams; any preNicus approvals granted to the property). 0 Â©MIWCLIUARt- Stto Pe * Â·~ flm~al- 9) Description of Develo,nent 4plication DUOULD 1-114-0 10 ADD F I Ve (5) LANTUBAJ 52[1/1-15. L.1 4, H T-5 TO Â©0 1 1-01 w G *Tttle! o A-_ 10) Have you attached the following? Response to AttadmEnt 2, Minialm Submission Contents Response to Attachment 3, Specific Submission Contents Response to Attad]ment 4, Review Standards for Your Application lllllll. .. 'thin smittal Â· , . To Al 6-441 n i YI,~6Mn Fisher Development, Inc. General Contractor 1-~A/rnÂ¥- _&ns-M~clron ---__ 1485 Bayshore Blvd. Offices in: San Francisco, CA 94124 San Francisco Telephone (415) 468-1717 New York Toll Free (800) 227-4392 Chicago Teletax (415) 468-6241 Fairfax, Virginia Date P.Zâ‚¬ -11 Job Number ZO/6 % job Q~Ath #-- Rd>rl F c- 1 Â£20/ horÂ«C- Items ( 1) 5-lz~Yt Â£46147 C j~<f-_-41*6<0---1-1 0-9 - i- -- 1 k pqblk ~lor' UA- 4,~owk oh shtei- ,\-â‚¬ AW Z,-1 9-61 1 po r u-iw ___ ~n_-_yan'~43 __4 -44 __44 Art. i -I i.-~- - p g-. Enclosed Under Separate Cover Via By cc- FO i 'Fi b . -$ . 444 1,14 ,/ . . 74. 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At . f 9--P- --- 2 j , l < - [ ~f--=1 - 1 1= 4 l. 1 .. 1 tOES-IQUE 49'~ . 4.T.S. h-~ ------ y \ full size 1 from Development, STOREFRONT EAST 1/4"=1'-0" 2 STOREI lopment, Inc., ELEVATION 0 :. 1 1 MEMORANDUM 'Ar. and Press Release To: Historic Preservation Committee CC: All Local Media and Press From: Roxanne Eflin, Historic Preservation Officer Re: National Historic Preservation Week activities Annual Preservation Honor Awards - call for nominations Date: March 13, 1991 Attached is the National Trust brochure on Preservation Week, which will held May 12-18. National Preservation Week 1991 celebrates the 25th anniversary of the National Register of Historic Places. Aspen's 25 National Register properties will be adorned with silver ribbons both in honor of this silver anniversary and our community's famous silver mining heritage! Each year for the past four, the City through the Historic Preservation Committee has sponsored the annual Preservation Honor Awards, with recipients receiving engraved plaques and certificates worthy of framing. THIS IS A CALL FOR NOMINATIONS! Please submit your written nominations (letter form is perfectly acceptable) to the Planning Office (attention Roxanne) no later than Friday, April 19. At least one slide and color print should accompany the nomination. Nominations are accepted from anyone. General categories in the past have been: Commercial Rehabilitation Residential Rehabilitation Commercial Infill (new compatible construction) Residential Infill (new compatible construction) Crafts people Other: projects of merit, such as restored landscapes or gardens, successful preservation efforts, public projects, etc. National Preservation Week activities are beginning to take shape. Please reserve Monday through Thursday evenings that week from 6:00-8:00 p.m. to participate in our series of "Preservation Forum Seminars" - condensed sessions on preservation techniques from color and paint to interiors and design compatibility. We will end the week with a reception honoring Aspen's National Register property owners and the presentation of the Preservation Honor Awards - all to be held and co-hosted at the National Register Wheeler Opera House! - 4 . ..... f 4 I I 2-'d) POLIUD MTL. -Â»4kttEDCUTUUE Â·' - Â·4:it 8,42. 6.1/bil- kl.leeeD 4.01-OR /5 MATC+1 1 - i )EliZE. FlU ISA, 3-11 SE.142. 1 8 1-115 - 4.4 - F ' h F[ 1/60 COLOR. ID PA kIT,26 LErrERS : . * i-WCH (E>St~12:MT COL012 -It:) tlâ‚¬Z.H 4 REE 4 (0 Lar 3-rl COFâ€¢PgR 6120UL| *3650 219. +LOIl 4"*s'Hel'E, 1 /.-0 Wl \ 2, 2,ROWZ.1& 4 - Ul'514 1 1. 0 - w BANANARE UBU( 1 A A 1 tr CF Câ‚¬> SIOUE 1 - U VEL ~LOC.k , Â¤ ~FEEZETEEmEEFEEES-FEEZIEN--3--LEEE-PEELEEâ‚¬-13-_Ir.-EZE-Ejuu p==- ~~ i x UD. st;d -7 .k t.kek~ !/411 SnEEL pl.,â‚¬E, - -9 r , BEROUIC) dc>Â· \ (E,) 91272=FRa..tr â‚¬7-\ M|DUI..13144 4-GU~F' <, ~~ 32~ZII - Â· 1 i af-1 + i f -- -- T-f_fr~Jifqi I -f-f=-4-i - - -fnÂ« F - ~Â·fz- 1--_- Fl-t=~6 -P PU-2 1 k / - 1 -- --Ip -- 1 1% I I Â»-1 I t CON r \\ 1 + C 0 11 1 1 2 - i 21 1 1.-.1 -4---1--_ji_i. 1 INLIER-rmrl __ . ____--_--__1 '_- _____ _r ~~ _ l.--1----- - ....i ------1--W L./ U - . e -- - --0 - r--~- ---T--- -- --~~~-~--- -UIL-JE~ ----1 BLADE SIGN N.T.s. 3 U - -~ --~A ~01- F+ I~I~E -,7~~fi-LfÂ°~-1----L f-7 - I ri--=--=11 9~ ~1- >1 1 ~ ~~ ~ 4---RAL42==er-11 U liZ) 13Â·f ,Â«TWC)12â‚¬_f-- Eg-Li -qp- 3 /tv/- XI r 11 1 1 81 . 1 11 1 ikmzzmai_------- 1 21 - - I-/-.---* I -i---* t------------ IL-- --4 4.- 4/ri T -I '1 ( I f~- i~1~tit~ 1'.U("-I-JBII11 1 - 1 1 ( 0 1 L.ETTE 14 ODLIN 16 AUrd Ikil<S,i Fbegic- ~ . r rlÂ»qÂ·U-+ 3-M Mpr L.AU:b LOF.U.) 1 /A-- conÂ°ER 13*202 N r------ 7 -. -- w. ----- --.--1-- ------- --ir-0--2-1-Flr--27I-Lf---I- -32-1---------IL----332ErÂ«.2-, .1.-- -7--T----41 +3650-2-14 ---/4-*6-li- i-)- --1-3 CILIZ-- ---Ii---- -_~1 + - OUTU 8 COLD,2 -ro -911 ' -1 ]- 01 ' IE 1 ILL-- ~71--- M.*mi.H BEgE.*712-0-49 1 ~L==EXIII ILI -2 A r'll . . 111 LIE U --_ L- ---- IlL__J , IL.-71 f.--1 ____ ~ AWNING GRAPHICS N.T.S. 4 alÂ»pa - Â·- ----- ---.-- _ EZZINIZIL-L-UIZILLE--- -3---r---7- . - Slch' 1.-1+11' L- pic.t d --~- ~5THS,2---------Â»1- -- - NIal,-1 - L --rfff OF' 44) 1+1-61'AF.F. A - SLAIPE 616~1 - L*--0-i--# 0 -tiVF.0 k.lau --?%1 391 1. J 1./.<7 -86Â«DE SE~kl , Try OF- 41 3 . *' AEDJE .%7 . --- A-| k.11%14 FRAME -- - - SELE.(33 13x >*DLOKED . Â®' X Aid kl I k,|44 CARAPH1 - =-1 1 4 Â»Kt.:DRIC SUMPUIE:#9 9 EG~ 4 ES , - -- = 1 - -- - i. il,-,0* -4-/ - CÂ» er .SUBCOUT'KAUDE, 1 =Fi , -=-- 4 -1 BANANAREPUBUC BANANAREPURIC - - BANANAREPURIC - 1 " 5% ~- -- lr--- Â· Â· ) 2>SE- * 7Â·fe, r-------- -------1 -----1 -- -- -- - alorri 1 1> 1 1 4 - -mn ~~HOTEL 11 E 1 Â»41 k,1 I IL*CaL Al#014 60~ OW ' --- - 1 1 /4 Hol-EL EUT,Â«, . ~ 1 '1 Â£51-SAW FILMI AIPH ESP/E ' --01 ArplIED ON INTER 1012 LETTER- 4,21-012 : 3-91 VIWil-- 1 i ~ ~ ~ 7rlÂ°. OF S . - 111.-1 - 1 -1 1 11 A 1 r /491512. Â®FOW'Â·J MS'U-16 111 ; , ~ th - UtalaÂ«J AlÂ©|1126-2.~~ Â·i 11 1 ~ HANA>AREMBUC 6 43#GO-ell~ ~ - -- ----- , ---- --1 L__R~RE,unt---] P OUTLIUB DOLOR ; 8-11 VINYL- 00 6 - =22= ---- -------- I]10 -- 14/ cufavrfo ~l,Uls i - OUTCvO/2 5(/LUS <(- -=- L_ B~rm'"4/.--i.1-U.= -- 31__] 1 -1 -_21 ICUL--/--31~10__- -,/ 06'RE 077215-41 -- 3 1 Al H * 12>" PIA,r-1Â£:rlge ------1--.+E~---- .-W--/~ - 1 le" IÂ©le)/ELIICK.I JOQUQUE. 4501 E paLIGUE 49; ' 1*TliJA G,PLIE.E..Ad_~4 h WINDOW GRAPHICS N.T.S. 5 7-3.- I---% \ - \ 1 N \-I -- ---- â€ž /- 2 \ - I / 3% 1 9 . i F. 1. All signs shall be "fabricated from full size t patterns photomechanically projected from original artwork provided by Fisher Development, -STOREFRONTEAST--T~/4=1i0-2- Inc. At the request of Fisher Development, Inc., -ELEMATION STOREFRONÂ¥--Â§60-THELEVATIORE----------------------------------TGUI]-1 the sign contractor shall submit these patterns F for approval prior to fabrication. 2. All details on this sheet not withstanding, the sign contractor shall furnish and install i all signs in accordance with local codes and ordinances. This shall include all land- lord's criteria and restrictions and shall be the si4n contractor's responsibility to determine. . - _- 1 . 2 '~ 1 I y ~ '~ ' .tA. Â·ill.1.., ...US h.-4-'' .4- t , .-_- 't,/ %- .. SIGNAGE NOTES Corporate Design . No DATE ISSUE ' BY ' PROJECT LOCATION STORE NO. SHEET NO. -- 12/14/to rabu TED Ptg bi c> 4 FE, 1-11-r Cp j 0 INDEPENDENCE BUILDING 8150 ~ZE. 1/10/41-_Rellg.led--1 ED , - 501 COOPER AVENUE - BAÂ» REPUBLIC A-5 211 01 _REME[BEL@ ASPEN, COLORADO 900 Cherry Avenue *Gri <5< _ -- 04' -Ii-- - il--I-*. - San Bruno California 94066 - ' TITLE STOREFRONT ELEVATION AND SIGNAGE SCALE Ab LIO-FED 415/952-4400 DRAWN KD CHECKED AH , DATE |fjlt-jq 0 oF SHEEFS ~ 1 9,1