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Home My WebLink AboutLand Use Case.HP.514 N 3rd St.13-972735-124-16-001 HPC13-97 Ringsby Significant HPC 51 11 hi 3,4 11 1 j- d x : / 3 -97 . r Ax -A 2- 59 1. . P A .. CASELOAD SUMMARY SHEET CITY OF ASPEN HISTORIC PRESERVATION COMMISSION DATE RECEIVED: 4/16/97 CASE # HPC 13-97 DATE COMPLETE: PARCEL ID # 2735-124-16-001 PROJECT NAME: Ringsby Significant HPC Project Address: 514 N 3rd St. Aspen Lots 1 & 2 APPLICANT: Don & Karen Ringsby Address/Phone: 514 N 3rd St. Aspen REPRESENTATIVE: Eric Ringsby Address/Phone: 514 N. 3rd St. RESPONSIBLE PARTY: Applicant Other Name/Address: PLANNING FEE: $300 # APPS RECEIVED 1 FEE RECEIVED: $300. # PLATS RECEIVED 1 GIS DISK RECEIVED: TYPE OF APPLICATION:Exemption - HPC C]Yes E]No P&Z C]Yes CINo CC C]Yes EINO CC (2nd reading) C]Yes CINo REFERRALS: m City Attorney El Zoning U Environmental Health m City Engineer El Housing El Parks E Planning U Other: Il Other: DATE REFERRED: ENITIALS: DATE DUE: CLOSED/FILED DATE: INITIALS: ROUTE TO: COMMUNITY DEVELOPMENT DEPAIrrMENT CITIZEN COMPLAINT FORM City of Aspen < Pitkin County [ -] -%1 EMPLOYEE: ~ ev\\eâ€ž~ ~ a ~< or DATE: TIME: 10 2 0 0 8 V.7 f'/ rb < q Y- REFERRED TO: ACTION TAKEN BY: DATE: The Colorado Open Records Act states that public records such as this complaint form may be open to public inspection. Therefore, you may not wish to provide any information which you consider confidential. If you want someone to report back to you, you will need to provide a name. address & telephone number. CALLER INFO: (If the caller wishes to remain anonymous, transfer the call to the appropriate person to ensure the necessary information is obtained). a Â· NAME: 61Â« f Vl{AV\\U\ PHONE: 925-= 77 4 b ADDRESS: 3[1 dj . rloAL st- . CALLER REQUESTS CONTACT AFTER FOLLOW UP? ~ No COMPLAINT INFO: ADDRESS: /~4 W . 3,1 st. OWNER NAME: R/Mls\07 WHEN DID OFFENSE OCCUR: 9- rÂ«5 (13 6 1 081Â° lell . NATURE OF COMPLAINT: 8& 4- ~ n 1- 13- . sEt la act 4121 - -31 kAâ‚¬br v- 1, 1 OV\OW 31 ide_:5 1 4 f>lock-1 ~rvA DESCRIBE FOLLOW-UP AND RESOLUTION: Ce lo-1 /4vs.--1 D viseD-q ) ~ 97.3 - 1026 / 3 1 442> (A/li/ (-440~ ADDITIONAL COMMENTS: ~> Cln A t (21 A/1 f ovi 42 ef ool> 's trfÂ°f~Â£3~/1-f 0/3 C - 6113 1 Â«la o be~ la 1 06/26/96 .. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name R1N698Y MOusE- ADDITIoN 2. Project location 5/4 N 320 51Â£EEÂ¥ As FEN Lors I cAnd 9- Sto ty~ 40 OP <Aâ‚¬ UNA.â‚¬008.0â‚¬0 I+AU,Â·AM'j ADOrrwN To TRE 01-r'.faÂ¢A;PEN (indicate street address, lot and block number or metes and bounds description) O-A 3. Present zoning 1~- 4. Lot size 6, 1 6 3 ia U .42 E Fâ‚¬ET 5. Applicant's name, address and phone number DON -4 1<JACEN .RAN636'f (N Asfin- 9141 N. 92-0 91069-f ASPEN COMEAÂ·00 920-16 2-3 04 303/493- 1444 -IN D<ALWir--~687 E. CEPAR Ave- DENVER, CO 90109 6. Representative's name, address, and phone number 681 0 9 (N 6%6 9 514 10- 88-0 Sre EE-r- ASPEN COLOAADO 7. Type of application (check all that apply): Conditional Use Conceptual SPA >~ Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Mincr HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line - Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) MAI lu 14-auGâ‚¬ - Affâ‚¬0* 1,46'4 5. 1. 1 860126001 1 GAT\A - Livt,/4 - Pirrop/EN 6 u Esl- 14 0 1,& E - Apr g Dy 961 9. R 1 BED g.0 5 M 61 V 1 N & / tr L Â·r-(,14 EN l 9. Description ofdevelopment application l-/ N Ic 10>kE '61,0 l-&6~56* 6,l-r,4 0601 â‚¬quA'26. 660-0 ON â‚¬ 51-0,27 4.-Ibl,JA Ae.EA- - AD/0 /069 HAIN ENT#ANGâ‚¬ -ra MAW 140098 10. Have you completed and attached the following? K Attachment 1 - Land use application form K Attachment 2- Dimensional requirements form -7 Response to Attachment 3 0 Response to Attachments 4 and 5 .. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: DOW # 4*0280 2.lAIGSS Y Address: 9 IL-1 'N, 3 2.0 1-Ele. 1%_-T 'A51~(54, 6/1 91&!1 Zone district: lt- 9 Lot size: B: 169 53uA,2.6 FEE-F (Aff*04.3 Â»A . Existing FAR: O- r811 5/9.62â‚¬ FEEâ‚¬T- 3.2-89 s , F.Alle(able-EAR: /3 / 161 9 2 0*4 E #EE-T Prccosed FAR: 9-: 9 2 0 -ro -4 6 5 2 k Aâ‚¬ â‚¬86 T 51943 Â·Au~W>Existing net leasable (commercial): A /A Proposed net leasable (commercial): N /5 Existing Â°/0 of site coverage: 34.5'3 3* rec,11% Praposed*iliggverage: 40 7.1 4 Ixisting % of open space: Proposed 9/0 of open space: NZA . existing maximum height: Princioai bidc: la '- 01 " Accescrv blca: 3,2.-62' Proposed max. height: Princical bldc:'2,1-&" -Aesece-: bidc:Â· 02-2-Cp " Proposed % of dernoliticn: 0 90 Existing number of bedrooms: 3 01-- PRINCA'PLE 3\.Â·06 , 1 ACCE,5, fl-04.~) Proposed number of bedrcoms: 4 Existing on-site parking spaces: 4 On-site parking spaces required: 4 Setbacks M KiN f G.uâ‚¬Sf ; Existing: Flou Â¥ f H.ov<F Â· Minimum required: Proodsed: O F AQU,1100 OVU~ Front: 15' <_25__-2 Front: 1 0 ' FrcnI: 2â‚¬' Rear: -4 1 1 Of . Rear: to' . Rear. 60 ~ Combined ro74( ~ i i Combined f Combined 1 Front/rear: 19' 15 ~ Front/rear: 30 Front/rear: 31 Side: 10; aL Side: 4 1 Side: .1 < 1 Side: 43 1 1 _21.2 Side: 5 1 S ide: 20 1 Combined 1 1 Combined Combined ~ Sides: 43' 4 80._3 Sides: 16 1 Sides: 6 4 Existing nonconformities or encroachments: guasr Â£30 8â‚¬ WAs hot LT in TIAâ‚¬ \(390'5 AND \Al*s gu,LT oP ZACK. AND SIDE FAÂ·opâ‚¬CW ut/95 s<W Variation s requested:-NONE Nâ‚¬â‚¬060 10Â£ ADÂ©t-lioN 4,04296/rp /7 4-22 66% (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to SOO sq.1, site coverage variance up to 59/6, height variations underthe cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone districts) .. -rv- 8, h MEMORANDUM l/ TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Deputy Planning Director fitj. 11 - FROM: Amy Guthrie, Historic Preservation Officer ~ RE: 514 N. 3rd Street-Final DATE: April 8,1998 SUMMARY: The property is a designated historic landmark with a Victorian home and carriage house on site. Each building is a dwelling unit. The applicant proposes to make an addition to the main house in the open space between the two structures. Conceptual approval of the application, as shown in the attached 11"x17" drawings, was granted on June 11, 1997, without conditions. The final design is represented in the blueprint drawings. Staff recommends final approval be granted with conditions. APPLICANT: Don and Karen Ringsby, owners, represented by Gray Ringsby. LOCATION: 514 N. 3rd Street, Lots 1 and 2, Block 40 of the unrecorded Hallam's Addition to the City of Aspen. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or involving historic landmarks, must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The applicant proposes to create additional living space for the historic house, as well as a new entry. The addition is one story and will infill the open area between the house and outbuilding. 1 .. From historic maps of the property, it is apparent that the house maintains its original form,* except for additions on the east side of the house and the enclosing of the porches. j Similarly, the carriage house has had a lean-to addition made to the north and modifications' of windows. The proposed addition. for the most part, attaches to the existing buildings in areas of more recent construction. therefore limiting demolition of the original structures. Also. the area of connection to the historic house is minimized by the creation of a "hyphen" element. Staff finds the addition to be a reasonable expansion of living space. The Parks Department has indicated that removal of two trees within the footprint of the addition is acceptable. The historic house is nicely preserved and is typically Victorian in the complex intersection of many roof planes and use of ornamental detail. Because the porches have been enclosed, the house no longer has Â· the feeling of openness along the street facades that it had originally. The outbuilding has also been retained and was modified in a contemporary manner for use as a guest house. Staff finds that the carriage house remodel is successful and not competitive with the historic resource, at least in part because the two buildings are detached. It was recommended at conceptual approval that if the two buildings are to be linked, that the linking element must be very simple in character. The applicant has successfully achieved that goal. Staff has not been in favor of relocating the main entrance to the house into the addition, since this removes the focus from the historic resource, however, from the front, or North Street side ofthe house, the original entry is intact at least in appearance. In terms of the architecture, staff has two remaining concerns with the proposal: (1) that the entry doors selected might be more compatible with the existing building, without being Victorian in style than the full light entry doors which are shown and (2) that the windows in the proposed addition are somewhat out of proportion with the more vertical windows which are typical of the rest of the house. It is recommended that the applicant restudy these issues for approval by staff and monitor. In regard to the site plan, the gravel pull-in parking space, although entered from the alley and not from the street, is somewhat in conflict with a general desire to screen parking from the street, however it is a pre-existing condition which may be maintained. The applicant should refer to the Engineering Department for approval of the pavers within the City right- of-way. Because this is City owned property, where private improvements are not generally encouraged, the walkway may need to be just a straight line of pavers, rather than the "T" shape that is proposed. At conceptual, HPC approved a site coverage variance for the project and waiver of the Residential Design Standard regarding windows. 2 .. 2. Standard: The proposed development reflects and is consistent with the 4 character of the neighborhood o f the parcel proposed for development. Response: Staff finds the proposal in general to be a minimal change to accommodate the owner's needs. The project is still well below the maximum square footage allowed for the site (given that HPC waived the FAR penalty for the existing windows in the "no window zone" on the carriage house at conceptual) and is of a pedestrian scale which is much more sensitive to the historic character of the West End than has been the surrounding development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: No demolition of the original structures is proposed, therefore staff finds that this standard is met. Partial demolition approval was granted at the conceptual level to remove small areas of non-historic walls as necessary to join the addition to the existing structures. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The proposal allows the historic house and carriage house to remain as distinct elements, therefore the integrity of the buildings is retained. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant final approval with the following conditions: 1. The entry doors selected should be more compatible with the existing building, without being Victorian in style than the full light entry doors which are shown. An alternative is to be approved by staff and monitor. 3 .. Restudy the windows in the addition as described above for approval by staff andl monitor. 3. Engineering Department approval is needed for the pavers within the City right-of- way. 7 4. HPC has granted a site coverage variance as needed for the addition. 0. HPC has waived the volume standard/FAR penalty for the windows in the carriage house. 40 6. HPC has granted partial demolition approval. RECOMMENDED MOTION: "I move to approve the significant development application for 514 N.3rd Street with the conditions outlined in the staff memo of April 8, 1998." 4 49?N Â·1- 41294 . Â·fEW@ '90'i~ f 92 11 Â«r[+ NO 12 Tly 0% Fi 3-Â·Â·14Â·.'..1 f':32\ 2, j' 4.44/ gUU: EDGE OF PAVEMEN-f e 270\Â»\\ AppeÂ« f 1,..1.-t t 1.' At , N; EN & I 4' FOUND 65*wg< 6. 1 OLD SPIKE 5 - 140*V 011 \ 1 4' I. 1 PLASTIC ,/' 0 -1 5' ; 2376 - 0- 5. 1.' 11411 lit .AP- 31''L- 124 6.,1 f, N 7 â€¢09Â· ~ , 924 .4.40. â€¢'Â·. A 1 I j.44 \ . 1 4 14:, YELLOW Â¢lkiT 0 9. CAP .LS,2376 2-4- 1 0 DK r-LT i 7. S. 4 ~Q Â·~' ~f LOT 1 6 3.4 7. .25. 4 3 - 1 : 4 i i ii Â»T--- 1 1 4. 1 f .f ----- â€ž...j 1 4,1wl 1> . Â« A. 9 W I .ill' '' i Pl- p~n - - lr,* FoRCH â€¢41:hlyÂ¢ -Al' 0 -1 , tf:Â»0 bill - 100.0- l 12.1 , 'Â·,i.RtiA: 1 A 1 /49Â· PA VERS---~-~ ' 1 1 ---. L. 4,2,4 r 4 - RIDGE 1.04 1 LOT 2 O /A 1 2 i. 1 .h LOT 3 '1 * \ //-1--Vt CAVE 2 1 1/2 STORY WOOD FRAME HOUSE /1 If /. 8 Â· ADDRESS 514- / 1. ; C Â¢ 252<:7 - . 41 \ . 1'....4 1 i . Â·-~Â·Â·24*2Â·.1 ,.4,Â·.*Â·tÂ·it / 1 \Â£ 1 3 Â· i Ch 9-3~44.4 1 -, Â©7441 . 8- co i 1\ I .A,t tA.Anti, 1 1 1 -1 4.. Ch . 9 1 2 ?, 13 . 0/ . # 1.2, 0 0/ - 1, .0 /7.95 PO/ / 4-/+65- 70 ,. jr.â„¢ '44 6-- 14 4, i , /..18#:I 0 C . 0 7.... ..Â·"â€¢1,41:1 4, 1., 1 ~ Â· ,1 1 My/Nmt 80 1 1- 1 GRAVEL N 97 1 Iti A Â»Â·1-9,11.*Wr Dl 6.- 1 :43~1*S 0, PARKING -10 5- 8 . ..,3.-*I,!43(41{ 9 AA / :.2;31 Â· IMÂ· A / ' 10. F 1.Â·ff _ 1 + fj.0 1 Â·1 Liff . ' a.21' ' 13'IAN PAVERs r-N r... 2 /404/ 1999 . D 9~~*1Â» LINK Cl . 2 - 444 / ,,:'. f.1' Â· Â· ..; 1 11/1 1-6% Alpt,4-1~&3/ / 26 11-13 12)!/092\ ...1,1 3% X . 4 11Eb. 9-1 1/4&.27 1 / /6 ...4, ./5. 69021 143- 11=- Id-d)(< 1/'l; 1,4,Â·i . 6 - 1 .3 Â·i , '4 2.r; '24 f.as. 9 5. IENTRY /00.4 IC- / 1 9. Ch ' .2. / Ch 18 CARRIAGE HOUSE Â· |4 Â· l ; ~\RIDGE 119.6' 5.6Â· I}, BL OCk 1 6 ETS ADDRESS '510 - v t1J14 S 7S,09.,~.2 6 N 75'09 U,1 11 0. 4.;103!1 . 1 EDGE --0-F- - - --- --- 11.W 30.00, ELECTRIC Â£ 91 4 GRAVE-C - 1 --_ - - S. 6~ . ' ''./.1 t I ' 4- i '01 M -de TRANSFORMER : 93.* 40 .0 k 2, 4 EAVE 1/1.50 NORTH THIRD STREET BACK OF CURB RINGS .. H.P.C. FINAL REVIEW The intent of the proposed addition to 514 N. Third Street is to fit in gracefully with the existing historic structure. The new addition does not try to compete or mimic the ornate detailing of the existing structure. It does try to Â° fit in terms of the larger elements. The massing, dormers, roof lines and scale are compatible without overpowering or diminishing the historic structure. The new addition is pushed towards the back of the site, behind large trees to allow the historic house to take the spotlight as it should. Roofing material, siding, and windows are intended to match or be as similar as possible. The existing structure has been added onto many times. The new addition is attached to only parts of the existing house that have been modified or added onto already. This is the most important aspect of preserving the original historic house. The intent was to keep the new addition modest and without a peaked gable facing the road like that of the historic house. The new addition is meant to appear as a link between the houses, not the focal point. Linking houses is a very traditional concept and can be seen in many examples here and the linked farm houses ofEngland and the East Coast. .. H.P.C. FINAL REVIEW The proposed final plan is in elevation nearly the same as that which was approved as a conceptual review. The plan is slightly larger. It is now 568.6 square feet versus 400 square feet before. This increase was necessary to create a more comfortable living space and to justify the cost of the addition. It remains a modest addition with no added overall height. There were no special conditions placed on the addition by the H.P.C. Ordinance #30 was waived because ofthe windows in the gable ends. Those gable ends are not visible from the street. ... . 1 :P A. . D . 11 : ID Â¥ I. C..2-4 34/9.3.idIZ':~.4...4 :i :..lip .*4. . 0 f:El,NE: 3 Â«44 k ..527,>AFÂ· ~:.:'Â·f,f'. ks#I~ift A t le.t~ ':G.ir . r'.4. ~ 4<3"MÂ·jole#4-*tr' .9-'.9 Â·: t.. 'Al*':4. mi .'*0 . ... 4 1 T ..' ... 44 .... .-14TN,Â·Â· .- a~~>#.4'r6**>Al?ER .-N.6 : 2 7.:3.-':.. .1 ..'. a.. ...... .9-,r --~..Â·:I-Â·:?52i94?4iip, 1 2.14 4 â€¢ 2 . C. 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EXISTING"FISH SCALE" SHINGLE SIDING NOT TO BE USED ON THE NEW ADDITION TO KEEP THE HISTORIC PART U-NIQUE Fi- 1,9 -Ne b LJ.4.- ' 9,2, 9- i.....M Â¢ i.0..l 21.- ':1 Â·141,Â»; - I I 4,rtÂ¢>0: I 1 /1 t,t Â·39'ir:' $. 4. 31,4 ' arT , 1 ':li ..77 1 3.# ( j JIJJI A. 4 J J JnJaa F i J' 1. 1 }/1 J , .. EXISTING MOULDING DETAIL UNDER PORCH TO BE SIMPLIFIED AS TO NOT COMPETE WITH THE HISTORIC DETAIL , 1 , b / ,t . . .-ier?1 41' 4 - ..4. I '. 0: 5.:13~0 - 4/. . ..4,44 2*:4 ,Â».' tai .:Â· . ..r r 'b-- ' 9 1. 4 . 75*36. -Â· ' :Egi/: 1:,- .7â‚¬6=.1,3.. ~95 '97.04 ; 43 ~ -:thi -4 1 .3.,N .19.. *i~ , 4 . f 4 1 ..:51 124 -4 4.1 F }P A, =- -W -U V - 7- / 7Â·310Â·7 L\T- .. DETAIL OF EXISTING PORCH COLUMN NEW COLUMNS TO BE SQUARE WITH A CHAMFERED EDGE AND PAINTED WHITE TO FIT IN BUT NOT COMPETE, WITH THE HISTORIC DETAIL -2 \7 - - 11, t, ."A.. , ~~ ~' i h '117'4 . 4 - , N , NE I.- 4 *.44 -1-, .4Â£ 1.2.2 n e Z â€ž ; 0, .,> ;te j - . .14* .-14 4% Act- ., 1 F!!.367..2 2Â¥.: 462.- .Â· - *â‚¬ I , LA ?,43 ..jeer:i , -42*d.(e Â· :441 . -Â¥7:Â¥r ' f , 42 . iIi.Â· 1, Aâ€¢â€¢ , -~~~ : ,3971~*th.,-- 4 .2 + -: 79-'. 4... ' I .1 IS- 44-/ : A r V;?Â»11 7, 2 : - , -t" ., .. NEW"VICTORIAN" DIRECTLY TO THE SOUTH OF 514 N. THIRD STREET /- 1- - 4 I / 1 4 v i /â€¢ ' I % ./ 4 / Atic .4.- ! ...L &4/9....... i 9 - W -: 1.1.3.0 ...ilk"/hwor/E/M/--.- .6*46.--I-- . -fr: 1 J#~~0< - *I -.-' 7Qd-A--IX *~-jelh"&~l~b~* - .. NEW"VICTORIAN" DIRECTLY TO THE NORTH OF 514 N. THIRD STREET , I. ' .: .-lt. .:1.. ---1 -54. t. 5.-el.:t-rot.-9, - .- 1 -- . , 126.':41 7 .,2 I 75/ - 91 + f..1 . . i.y , . , h. -. 1 1 n>~-1 - - 1.- ft Sy- 4 '. -4, - -4 - ... .4 4 - ' X--- ..' Lfu,Iw*Hwkii' AL'. .i 1 . - - ...tallit'.i:.4Â¥da 11 4Ct'%40Â·'-7 1. "14't'11 H 34*fÂ«~ ft-j-~71 ' -/ --alit, .. LOOKING AT THE AREA TO BE INFILLED WITH THE NEW ADDITION NEIGHBOR HOUSE TO THE EAST BEYOND THEY HAVE NO WINDOWS FACING WEST THAT WOULD BE AFFECTED BY THE NEW ADDITION ---1 - I Ji . rn &144:Â»4 r I. 4 - ..09 --- L 21*441 1 , - i 4.. i - L f. , 1 Â»ht- i . 1 - Â¥ -r- .. Al . & TS,MA 4*(72,* '-r 4. -2- a W'=/.B/A--0-- -.L t #F IST OUTPOOK E-iREAACE./ill Febrgarf {-INE -3 1*Ed- 1 .1 2%33 y/ - VUL.Ar -6'- t'* SKEM WALL 1 L I VIN 4 COOM E. K1*ST~ To SE | 4<1â„¢ 1,44 E gEMOVeD -2_4 N Ek} APP litÂ¢+1 (4-DGE 1 E)<161 9977 ENTKY r- EAireY 0 HOUSE \\=11 Welt, F"Â£6,4 -72-'L__C D efb 1 vo r-+19Â»%6*~= D q 1.234- 4 \31 2- 0. C 8 0 9\4*04 \41\ Â»rs- 3 624VEL PARKIMS 9 1/////. 3 ~ 6,2.64 e// Fla<â€¢f FPENCE- //1,-CO~ o er ~MNEDâ‚¬ZZIZED-----1~BEâ€¢Err --~~ Z - eve/=2>--/ 114'.p *10*f#d .]322â‚¬24 LANI>5"PINe/FL-z nAN I 1-1 A-Muarp AgeA -2 9140.5 NEW 12(0 F .1 Â·P f i'lillili i i j fil\- Illl/ i 1 - E- - 1 . ter FLAN 4441.-e: 12 10 OASWED LINE= SHOWS co,*tgaTIoN To MAIN / , MouSE 1 - EXITINA -1 lit 1- 4/ le BE REMOVED 121 + --. 1 - OPEN To Ex/sTINQ IC{ Tc44 EN 4â€žlial -T#tu APOrnoN 9/ MAN Hou69 15894 P 4,*,1 LE 1:10 ASPEN HIST~C PRESERVATION COMM~ ION JUNE 11.1997 Meeting was called to order by Suzannah Reid at 5:05 with Gilbert Sanchez, Mary Hirsch and Susan Dodington present. Excused were Roger Moyer, Melanie Roschko and Jeffrey Halferty. Mark Onorofski was seated at 5:15. MOTION: Gilbert moved to approve the minutes of April 9, 1997 as am'ended on page one and the mihittes of April 23,1997; second by Mary. All in favor, motion carried. COMMISSIONER COMMENTS Susan Dodington stated that the roof is coming off ofNo-Problem-Joe's house. Suzannah stated on the 6th and Main project there is an electrical shed and she feels it was not reviewed by HPC but the appearance is that it will match the existing siding. MOTION: Susan made the motion to nominate Suzannah as chair; second by Mary. All in favor, motion carried. Mary was appointed to DRAC. Gilbert is a regular member. Amy Amidon, planner reported that the DEPP committee is close to forwarding a recommendation to City Council and they will probably support no extension the mall. Issues addressed are widening the sidewalks; change some of the parking patterns and improve tree plantings. A summary will be provided to HPC. 514 N. STREET - CONCEPTUAL DEVELOPMENT Amy stated at the last meeting there were concerns about the encroachment o f the addition onto the historic house and carriage house in terms o f the roof form. Gray Ringsby represented the applicant. He stated that the overall size has been reduced and the entry changed since the last meeting. Simpler lines 1 ASPEN HISTORIC PRESERVATION COMMI#ION,IUNE 11. 1997 have been incorporated. To preserve the historic building better he linked the addition with small roofs. This allows tight to enter on all four sides. The new siding will match the existing siding. The chair, Suzannah Reid opened the public hearing; no comments, public hearing closed. Board members made comments on the porch wrapping around; the addition stepping back; the existing door on the main house to remain; the height of the addition in terms o f overpowering the historic structures; dormers and triangular windows. Amy stated that in Ord. #30 there can't be any windows between 9 and 15 feet. I f it starts at 14 feet the applicant either has to eliminate the bottom foot or HPC grants a waiver on Ord. #30. She stated that the windows have no impact as there is no glazing below them. MOTION: Gilbert moved to approve the Conceptual Development of 514 N. St. including a waiver of 5% additional site coverage based on the site plan presented at this meeting and also to approve awaiver of Ord. #30 regarding the height of the ceil of the windows (triangular windows in the gable ends) and a waiver of Ord. #30 on the existing house; second by Mark. Motion carried 4-1. Vote: Susan voted no. Suzannah, Gilbert, Mary and Mark voted yes. 132 W. MAIN - BASEMENT - ROOF -DISCUSSION Ron Robertson, architect and owner Tom McCluskey presented. Ron stated that the west roof sheathing is deteriorating under the shingles. The proposal is to replace the existing two by four structure on the west with a two by twelve with the proper insulation. They also propose to take off the existing fascia and put it back in the exact place (exhibits I, II (5)). Suzannah asked if the work would be done behind the facade on Main Street as the gable end is on Main St. She asked that the rake end remain and work from- there back. 01 .... %10111211SI 7 - tillejim~ %11&1~BE'IMM[*IM 'm'181;11:11$1- ~- EX1511NG - NEW APPITION - EXISFING -| -MAE_5 f E L E VAI-I_Q-N_ 5CALE 1/8" - 1'-0" al/EÂ·{~ .. . # li FI --EXIS[ING NEW ADDITION -1- EXIS[ING -~ EA5TELEVATION SCALE 1 / 8" - 1' - 0" .. MEMORANDUM TO: Aspen Historic Preservation Commission - 1 THRU: Stan Clauson, Community Development Direct37(i~-1/ Julie Ann Woods, Deputy Planning Directorl 2 FROM: Amy Amidon, Historic Preservation Officer 1 - RE: 514 N. 3rd Street- Conceptual, Partial Demolition, Ordinance #30 PUBLIC HEARING DATE: May 28,1997 SUMMARY: The property is a designated historic landmark with a Victorian home and carriage house on site. Each building is a dwelling unit. The applicant proposes to make an addition to the main house in the open space between the two structures. Staff recommends continuing the application with some areas for restudy. APPLICANT: Don and Karen Ringsby, owners. LOCATION: 514 N. 3rd Street, Lots 1 and 2, Block 40 of the unrecorded Hallam's Addition to the City o f Aspen. SIGNIFICANT DEVELOPMENT (CONCEPTUAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or involving historic landmarks, must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The applicant proposes to create additional living space for the historic house and a new entry. The addition is one story and will infill the open area between the house and outbuilding. Floor plans have not been provided, but it is staff' s understanding that the addition is a living room and that there will be no walk through connection between the two units. 1 .. From historic maps of the property, it is apparent that the house maintains its original form, except for additions on the east side of the house and the enclosing of the porches. Similarly, the carriage house has had a lean to addition made to the north and modifications of windows. The proposed addition, for the most part, attaches to the existing buildings in areas of more recent construction, therefore limiting demolition of the original structures. Also, the area of connection to the historic house is minimized by the creation of a "hyphen" element. In general, staff finds the addition to be a minimal expansion of living space. There are several areas of concern in regard to the design which must be addressed. The addition includes the removal of two fairly sizable trees, which requires the approval of the parks department. The historic house is nicely preserved and is typically Victorian in the complex intersection of many roof planes and use of ornamental detail. Because the porches have been enclosed, the house no longer has the feeling of openness along the street facades that it had originally. The outbuilding has also been protected and was modified in a contemporary manner for use as a guest house. Staff finds that the carriage house remodel is successful and not competitive with the historic resource, at least in part because the two buildings are detached. Staff finds that ifthe two buildings are to be linked, that the linking element must be very simple in character and should not introduce a third "style" including the peeled log posts and eyebrow window. The designer is taking the right approach in wishing to create a subtle distinction to the new construction, however staff feels that these elements depart too much from the historic buildings. Staff finds that the main ridgeline is unnecessarily high for a one story volume and that it, along with the porch element, encroach too much onto the historic carriage house. The addition should infill between the two structures, but not wrap them together into one building to the extent possible so that it becomes difficult to indentify the historic structures. Finally, staff is not in favor of relocating the main entrance to the house into the addition because it removes the focus from the historic resource. Because the existing construction is one story the new addition exceeds the allowable site coverage. The maximum allowed is 40% and the proposed site coverage is approximately 41%. HPC has the authority to grant this variance for landmarks. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Although many concerns with elements of the addition's design have been stated, staff does find the proposal in general to be a minimal change to accommodate the owner's needs. The project is still well below the maximum square footage allowed for the site and is of a pedestrian scale which is much more sensitive to the historic character of the West End than has been the surrounding development. 2 .. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: No demolition of the original structures is proposed, therefore staff finds that this standard is met. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: This standard may be better met with some modifications to the addition as described above. PARTIAL DEMOLITION Section 26.72.020.C, Standards for review of partial demolition. No approval for partial demolition shall be granted unless the HPC finds that all of the following standards are met: (For the purposes of this section, "partial demolition" shall mean the razing of a portion of any structure on an inventoried parcel or the total razing of any structure on an inventoried parcel which does not contribute to the historic significance of that parcel.) 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel. Response: The area proposed for the addition seems to be the most appropriate location and causes limited demolition. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. Response: The applicant proposes to connect to elements of the structures which do not appear to be historic. Staff finds this demolition to be appropriate. B. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure. Response: Issues related to the project design are discussed above. 3 .. COMPLIANCE WITH ORDINANCE #30 Response: The existing windows on the carriage house are in the "no window zone" area and therefore carry an FAR penalty which currently puts the house over the maximum allowable floor area. Staff recommends that HPC waive the standard for these pre-existing windows. ALTERNATIVES: The HPC may consider any ofthe following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC table conceptual review with the following recommendations: 1. An opinion on the proposed tree removal must be received from the Parks Department. 2. The addition must be very simple in character and should not introduce a third "style" including the peeled log posts and eyebrow window. 3. Restudy the height of the main ridgeline. 4. Do not continue the porch element across the front ofthe carriage house. 5. Do not relocate the main entrance to the house into the addition because it removes the focus from the historic resource. 6. HPC may grant a site coverage variance as needed for the addition. 7. HPC waives the volume standard for the windows in the carriage house. RECOMMENDED MOTION: "I move to continue the conceptual development application for 514 N.3rd Street." 4 .. ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name R IN658Y H0V5E ADDITIo N 2. Project location 5/4 N GRD 51*Â£EEÂ¥ ASPEN 1>0-rs I and 9- 15&0 ty. 40 05: rnâ‚¬ UNAâ‚¬Â£,08Â·0â‚¬0 BALI,AM'j ADDZ,oN To TRE Olry,G A 3PEN (indicate street address, lot and block number or metes and bounds description) O - A 3. Present zoning 1~- 4. Lot size 6,16 2 jauAe,E FEET 5. Applicant's name, address and phone number PON.,41<*CEN RÂ·(N636'f (NAsfin- 914 At. Se.P 91<,91 ASPEN COLOKAÂ·00 920-1, 2-9 04303,1793-1444 -th, DoÂ«tr-3687 E. cEPAR AUe DENVER,CO 90109 6. Representative's name. address, and phone number EEIG F L N 636 9 1514 U *O 5 re-FET A S PE N CO 1-00*D 0 7. Type of application (check all that apply): Conditional Use Conceptual SPA )~ Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation HPC Subdivision TexUMap Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization Design Review Lot SpliULot Line - Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) MAIN IA-nu 6-â‚¬ - Affem< 1,461, 5. F; 1- 860%6001 9 81),-TU; - 1-!v/MA - g/*roWEAA 6 u esÂ·r 140 ULE - Apr AD, 561 6. F. | GED#.0 5 M 41 9 10& / tgrl <614â‚¬N t 9. Description ofdevelopment application l-/M M. 10-PEE 1071,0 l-+Ou 564 444 Gol seubleÂ¥0 660-F OVE Slb#Y CID,WA Ae.EA- ANÂ¥) Welu MAIN â‚¬N-TRANCE -ra FIAÂ·IN 1-tooSE 10. Have you completed and attached the following? X Attachment 1- Land use application form p<f Attachment 2- Dimensional requirements form -7 Response to Attachment 3 % Response to Attachments 4 and 5 .. ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Applicant: DOR) 1 ><ArgEN R.IN&58 Y Address: 914 4. 3 AD â‚¬-rlâ‚¬.6 5-r 'A5PEN; 6,1 9161} Zone district: 1%- 11 Lot size: (27; 1(of 631,,AKE FEG-r ~ff)Â¢001(, ) AA Â· Existing FAR: 3,319 50 AILE FEET 320% s â‚¬ Allowable FAR: 1, 1 61 5 4 0*,2 E #BEE'~ Proposed FAR: '27920 -ra-rAL 5#NAâ‚¬ FEE T 36043 :Ac~\0>Existing net leasable (commercial): ht /A Proposed net leasable (commercial): N /A Existing % of site coverage: 54.5 4 cD~ 'rec,101% Praeosed-% of site coverage: 4 r-1 6.. 7- Existing % of open space: N 6% Procosed % of open space: NZA Existing maximum height: Princioal bida: la '- 9 A Accescrv blac: '30'-61 1 Proposed max. height: Princioal blda:'2,2.-&11 -Aeeegree,--blelet 121-6 " Proposed % of demolition: 0 90 Existing number of bedrooms: 3 02. *PRINGâ„¢LE 31-Da; 1 ACCES, FLO<:62~ Proposed number of bedrooms: 4 Existing on-site parking spaces: On-site parking spaces required: ~ Setbacks M AN f 61:Jâ‚¬Sf Existing: MOus,E ~ 1-1-op<F j Minimum required: Proodsed: d f ADP\1104 OVLY Front: 9.5 I 25 J Front: 10' Front: 2â‚¬' Rear: 0' _ Rear: to' Rear: 60 1 Combined ro-Mil , 1 Combined 1 Combined Front/rear: 19' 25 I Front/rear: 30 Front/rear: 31 Side: 101 20.1-1 S ide: ci 1 Side: Llc 1 Side: 431 ~2-2 Side: 51 Side: 10 I Combined 1 1 Combined Combined ~ Sides: 631 3 80__i Sides: l 6 ' Sides: 6 4 1 Existing nonconformities or encroachments: guasf 1401,5â‚¬ WAS BOILT i,] TIAE \910% AND Wks guit-T op EAct AN ID i,DE, FAÂ·OPECY ua)95 Variations requested:_NONE NEEDED FbÂ£ ADDI-Flo AJ ce.1,15/ 097 170 66% (HPC has the ability to vary the following requirements: setbacks, distance between buildings, FAR bonus of up to 500 sq.it., site coverage variance up to 5%, height variations under the cottage infill program, parking waivers for residential uses in the R-6, R-15, RMF, CC, and O zone disthcts) .. I r ATTACHMENT 4 item #2 2. Conceptual selection of building materials to be used in the proposed development. The roofing material shall be asphalt 3-tab shingles and shall match as closely as possible the color, and style ofthe existing asphalt shingles. The main siding material shall be bevel cedar siding ofthe same width and cut as the siding on the existing buildings. The siding will be painted to match the color of the existing siding. The "fish scale" shingle siding used under the gabled ends on the existing main building will be matched as closely as possible on the new addition using cedar or redwood shingles cut to match the existing size and with the same level of finish. The shingles will be painted to match the existing main building paint scheme. The windows shall be top grade such as 'Marvin' or equivalent exterior clad aluminum frame windows painted to match the existing. All operable window shall be the double hung style to match the existing. All windows to be double pane which does not match existing but has higher R-Value. The windows in the gables of the new addition shall be fixed. Exterior doors shall be solid wood either natural finish or painted to match existing. The hardware shall be top quality with a brass or antiqued finish. The wood posts supporting the new covered porch on the East Elevation shall be 5" diameter hand peeled and lightly sanded pine logs with a clear/natural finish. There are no peeled logs in the existing buildings but this is a common site in mountain Victorian architecture and it would set offthe new addition as being different from the existing. The deck material ofthe new covered porch shall be redwood with a natural finish. .. ATTACHMENT 4 item #3 3. Written description of proposal. compliance with review standards. and impact on neighborhood. The new addition shall be a one story space that links the existing main house with the cottage. The new addition shall contain the new main entrance for the main house and share a common wall with the cottage but the cottage shall remain a separate entity with its own entrance and no interior access to the main house. The new addition shall be 601 square feet of covered space with 193 square feet of covered porch. The existing house and the cottage were built in the 1870's. Both houses have been added to several times and the main house has already doubled in size since its creation. 99% of the new addition will not touch the original buildings. The new addition adds on to parts ofthe main and cottage houses that have already been added on to. The back ofthe main house and the side of the cottage have been added to using a shed style roof. The new addition as a general design is compatible to the existing structure in design in its use o f similar but not equal to the original gables on the East Elevation. This is the main elevation to the street (North Third Street). Two ofthe four existing pine 50' trees will remain and are located in front of the new addition blocking most of the new addition from the street view. Very little of the new addition will be visible from the alley side or from the view from North Street. The other direction to the west faces a neighbor who has a tall one story house only six feet from the property line but with no windows at all facing the new addition. The gable facing west on the new addition is a shed style but curved like an eyebrow to add some interest and character. This gable will be visible from the alley. The new addition shall be two feet higher than the existing and only twenty two feet six inches high at the top of the peak. This is not to detract from the existing houses but to show where in the general mass ofthe whole where the new main entrance ofthe house should be. The mass ofthe new addition is consistent with the existing and remains much smaller in scale than the new huge two story neighbor houses to the north and south. The roof pitches in the new addition shall echo those ofthe existing houses for a sense of harmony. The covered porch on the new addition is to bring back the covered porch of the original main house entry which was enclosed with glass many years ago for more interior space. The posts of the new porch shall be round hand peeled 5" pine logs with a natural finish. This is to highlight the new main entry and to set it apart from the existing in a humble yet tasteful way. The gables ofthe new addition will have fixed windows to allow light into the vaulted ceiling ofthe new living space. Although the peaked gables of the main house have no windows such as the new addition will have it is a common Victorian detail and does not detract from the original. The roof material, windows, and siding shall match as closely as possible the original buildings. The intent of the new addition is to add to the charm of the existing without trying to make too much of a statement. A few choice elements mentioned above will subtly show it to be a new addition and similar to but not overwhelming the original building and the simplicity of its design. As far as the neighborhood is concerned this house and new addition will help retain the original Victorian character ofthe neighborhood much more than most ofthe surrounding .. neighbors. The unfortunate trend oftearing down old Victorian houses and putting up ugly, Neo-Victiorians is out of control in the west end. There are three such new houses within fifty feet ofthis proposed addition. The two closest houses across North Third Street remain original Victorians but both have had extensive additions much larger than the mere 601 square feet we are proposing. The house to the west is a 'mountain style' with no attempt at being Victorian or historic. A few years ago the existing house became a historic landmark because the current owners wanted it to be. The new addition will not diminish the historic status ofthis property. The growth and many extensions and additions to Victorian houses are a part of history and are obviously preferable to the bulldozer. . , Â¥ 1 J.. c.,1 /4,l 0- - . , 1 -- f t- . , .- 4 Â¥5 77 , I. . ' . 4/ j Â· 0 3 -29-' M C . ./ I * ... - ' - r - - ..1 ... $ 4 06/ . t. ,-- -1 , I -- -- 41 / , L \ -Er , \ K. I r - ~ ... . r. 2.f E. - :41: *It .1/EM/All , U -6Â°Â«:zo 1 ... * 1,: -Â·'Â¢'449*1 - ..134+k:, .44:; -4, , .zÂ·-Â·--Z:~.e'wt: 2<'44441),2,~" .....:~. '.,4, . - .. 1.-<I -46/. 1 0 41 111 Il IT 11 I ' r, 1 li'111111111}111111111 0ll f. 1 I'laillilliMHE nul 11 - j f 811Â· id:. 4 -4. - - . 7/I 4- - W. f.%2Â·'t.AQ~ -3. E.ap -K- .A/.t Mzn " . â€¢&. 46, . .. .. ATTACHMENT 3- Items #1 and #2 1. Don and Karen Ringsby of 1687 E. Cedar Ave. ofDenver, Colorado 80209 (303)733-1424 are the applicants and wish to represent themselves and to also list Eric Rinsby of 514 North Third Street Aspen, Colorado 81611 (970)920-1623 as secondary representative authorized to act on behalf ,-. D lit R) 1/6 9)27 EN-TERPKNES ofthe applicants. thlti RAA M ti . ffaÂ«*-Â¥\04_ Signed DonRingsby 1/ l\'VIC/PFIÂ» 7 , 4 11 1 Signed Karen Ringsby Â¥bt+Â·Q/\N I ~U/vi.~p-Lq - 0 0 1 1 n e i U ! i 2. The street address and legal description ofthe property: 510 and 514 North Third Street, Aspen Colorado 81611. In the West End ofAspen at the corner ofNorth and North Third Street. A tract of land in the NE1/4 SE1/4, Sec. 12, T. l OS., R.85W., 6P.M. known as Lots 1&2, Block 40 ofthe unrecorded Hallam's Addition to the City ofAspen more particularly described as follows: Beginning at the NW corner of Lot 1, Block 40, Hallam's Addition, being a point 1017.31ft. S. 8ldeg.21' W from the El/4 corner Sec. 12, T. lOS., R85W., 6P.M. (1954 Brass Cap) and 224.32 ft. N. 03deg.23'E from the city monument on the NE corner o f Smuggler and North Third Street (1959 approved city plat); thence S. 00deg.08'W. 103.38 feet along the East line ofNorth Third Street; thence S. 75deg.09'11" E. 48.14 feet along the Northerly line ofthe alley in Block 40, to the Easterly line of Lot 2; thence N. 14deg.50'49"IE 100.00 feet along the Easterly line ofLot 2 to the NE corner ofLot 2; thence N. 75deg.09'11"W. 74.40 feet along the Northerly line ofLots 1&2 to the point ofbeginning. Also a tract of land 30.0 feet long and 1.2 feet wide which tract is more particularly described as follows: Commencing at the Southwesterly corner of Lot 1 Block 40 ofthe unrecorded Hallam's Addition to the City of Aspen; thence S. 75deg.09' 11 "E. 18.14 feet to the true point of beginning being the common Southerly corner ofLots 1&2 of said Block 40; thence S.75deg.09'11"IE. 30.00 feet along the Southerly line of said Lot 2 (said line being the Northerly line of the alley in rear ofLot 2 of said Block 40); thence S.14deg.50'49"W. 1.2 feet; thence N.75deg.09'11"W. 30.00 feet; thence N. 14deg.50'49"W. 30.00 feet; thence N. 14deg.50'49"E. 1.2 feet to the true point ofbeginning. County ofPitkin, State of Colorado. - . ALT-.2.~~vrer's Policy - Form B - Amemded 10-17-70 .. 'IF , POLICY OF TITLE INSURANCE ISSUED BY t STEWART TITLE GUARANTY COMPANY + , 2 + SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS CONTAINED IN sc HEDULE B AND r THE PROVISIONS OF THE CONDITIONS AND STIPULATIONS HEREOF, STEWART TITLE GUARANTY 31 j COMPANY, a corporation of Galveston, Texas, 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, ariel costs, attorneys' fees and expenses which the Company may become obligated to pay hereunder, sustained or incurred by the insured by + . f reason of: 1, Title to the estate or interest described in Schedule A being vested otherwise than as stated thetein; 2. Any defect in or lien or encumbrance on such title; 3. Lack of a right of access to and from the land; or 4. Unmarketability of such title 4. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused this policy to be sigrit?d and sealed by its + t ~Â· duly authorized officers as of Date of Policy shown in Schedule A. t + STE14-ART TITLE GUARANTY COMPANY + + Ardl, 7,(~9 ~*/2%Â»Lâ‚¬.@ 0*05'.lei&*.-& Â·# L 3Â·1>41'~*#0-== / 4 Chairman of the Board Pler,ident f f#/ us"poRÂ·Â·'63 4 Countersigned 4 2:Â» ..._4%': -<1 k -6.1. \ -- 4 En % t ~di >1908 *...0; '%ep /EX AH 10 **"mimmut 1 + l(*O-- a Authorized Countersignature t + e> EXCLUSIONS FROM COVERAGE 5, 1 The following mattersareexpressly excluded from the coverage of this policy: 1, Any law, ordinance or governmental regulation (including but not limited to buitding and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character. dimensions or location of any improvement now or t hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions or al-0.1 of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 4 - 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rigins appears in the public + ~, records at Date of Policy. 3 Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the â€žisured claimant, (b) not + k known to the Company and not shown by the public records but known to the insured claimant either at Date of policy or at the date 2 such claimant acquired an estate or interest insured by this policy and not disclosed in writing by the insured claimant to the Compan'V â€¢ prior to the date such insured claimant became an Insured hereunder; (c) resulting In no loss or damage to the insured claimantÂ· (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 C claimant had paid value for the estate or interest insured by this policy. + ill ~-Ii u--~ Ill .-/1 -Il Il- Page 1 of n 4 .< A L 1 A 1 - Policy Serial No. W . 0/ U ! 0018 4. ' - - 0 . .. .. I I / l e . I I I r e ..P ..p es'=P %.4, ".P i .. CONDITIONS AND STIPULATIONS 1. DEFINITIONOFTERMS or interest as insured, and which might cause loss or damage for which the Company may be liable by virtue of this The following terms when used in this policy mean: policy or, CHI) if title to the estate or interest, as insured, is (a) insured": the insured named in Schedule A, and, rejected as unmarketable. If such prompt notice shall not subject to any rights or defenses the Company may have be given to the Company, then as to such insured all against the named insured, those who succeed to the liability of the Company shall cease and terminate in regard interest of such insured by operation of law as distinguished to the rnatter or matters for which such prompt notice is from purchase including, but not limited to, heirs, dis- required; provided, however, that failure to notify shall iii tributees, devisees, survivors, personal representatives, next no case prejudice the rights of any such insufed under this of kin, or corporate or fiduciary successors. policy unless the Company shall be prejudiced by such (b) "insured claimant": an insured claiming loss or failure and then only to the extent of such prejudice. damage hereunder. (c) The Company shall have the right at its own cost tc (c) "knowledge"- actual knowledge, not constructive institute and without undue delay prosecute any action 01 knowledge or notice which may be imputed to an insured proceeding or to do any other act which in its opinion may by reason of any public records. be necessary or desirable to establish the title to the estate or interest as insurâ‚¬d, and the Company may take any (d) "land": the land described, specifically or by appropriate action under the terms of this policy, whether reference in Schedule A, and improvements affixed thereto or not it shall be liable thereunder, and shall not thereby which by law constitute real property; provided, however, the term "land" does not include any property beyond the concede liability or waive any provision of this policy. lines of the area specifically described or referred to in (d) Whenever the Company shall have brought any Schedule A, nor any right, title, interest, estate or easement action or interposed a defense as required or permitted by in abutting streets, roads, avenues, alleys, lanes, ways or the provisions of this policy, the Company may pursue any waterways, but nothing herein shall modify or limit the such litigation to final determination by a court of extent to which a right of access to and from the land is competent jurisdiction and expressly reserves the right, in insured by this policy. its sole discretion, to appeal from any adverse judgment or order. Ce) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (e) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of (f) "public records": those records which by law any action or proceeding, the insured hereunder shall secure impart constructive notice of matters relating to said land. to the Company the right to so prosecute or provide 2. CONTINUATION OF INSURANCE AFTER CON- defense in such action or proceeding, and all appeals VEYANCE OF TITLE therein, and permit the Company to use, at its option, the The coverage of this policy shall continue in force as of name of such insured for such purpose. Whenever requested Date of Policy in favor of an insu red so long as such insured by the Company, such insured shall give the Company all retains an estate or interest in the land, or holds an reasonable aid in any such action or proceeding, in effecting indebtedness secured by a purchase money mortgage given settlement, securing evidence, obtaining witnesses, or pros- by a purchaser from such insured, or so long as such insured ecuting or defending such action or proceeding, and the shall have liability by reason of covenants of warranty made Company shall reimburse such insured for any expense so by such insured in any transfer or conveyance of such incurred. estate or interest; provided, however, this policy shall not 4. NOTICE OF LOSS - LIMITATION OF ACTION continue in force in favor of any purchaser from such insured of either said estate or interest or the indebtedness In addition to the notices required under paragraph secured by a purchase money mortgage given to such 3(b) of these Conditions and Stipulations, a statement in insured. writing of any loss or damage for which it is claimed the 3. DEFENSE AND PROSECUTION OF ACTIONS - Company is liable under this policy shall be furnished to NOTICE OF CLAIM TO BE GIVEN BY AN INSURED the Company within 90 days after such loss or damage shall have been determined and no right of action shall accrue to CLAIMANT an insured claimant until 30 days after such statement shall (a) The Company, at its own cost and without undue have been furnished. Failure to furnish such statement of delay, shall provide for the defense of an insured in all loss or damage shall terminate any liability of the Company litigation consisting of actions or proceedings commenced under this policy as to such loss or damage. against such insured, or a defense interposed against an insured in an action to enforce a contract for a sale of its 5. OPTIONS TO PAY OR OTHERWISE SETTLE estate or interest in said land, to the extent that such CLAIMS litigation is founded upon an alleged defect, lien, The Company shall have the option to pay or otherwise encumbrance, or other matter insured against by this settle for or in the name of an insured claimant any claim policy. insured against or to terminate all liability and obligations (b) The insured shall notify the Company promptly in of the Company hereunder by paying or tendering payment writing (i) in case any action or proceeding is begun or of the amount of insurance under this policy together with defense is interposed as set forth in (a) above, (ii) in case any costs, attorneys' fees and expenses incurred up to the knowledge shall come to an insured hereunder of any claim time of such payment or tender of payment, by the insured of title or interest which is adverse to the title to the estate claimant and authorized by the Company. - (continued and concluded on last page of this policy) - , ALTA OWNER'S POLICY - Amen~0/17/70 CS/mlp SCHEDULE A Order No.: 11844 Policy No.: 0 538430 Date of Policy: October 26, 1983 at 12:07 P.M. Amount of Insurance: $ 412,500.00 1. Name of Insured: D. W. RINGSBY ENTERPRISES 2. The estate or interest in the land described herein and which is covered by this policy is: Fee Simple 3. The estate or interest referred to herein is at Date of Policy vested in: D.W. RINGSBY ENTERPRISES 4. The land referred to in this policy is described as follows: A tract of land in the NE#SE15, Sec. 12, T.lOS., R85W., 6P.M. known as Lots 1 & 2, Block 40 of the unrecorded Hallam's Addition to the City of Aspen more particularly described as follows: Beginning at the NW corner Lot 1, Block 40, Hallam's Addition, being a point 1017.31 ft. S. 81Â¤21'W from the E# corner Sec. 12, T. lOS., R85W., 6P.M. (1954 Brass Cap) and 224.32 ft. N. 03Â¤23'E from the city monument on the NE corner of Smuggler and North 3rd Street (1959 approved city plat); thence S. 00'08'W. 103.38 feet along the East line of North 3rd Street; thence S. 75'09'11" E. 48.14 feet along the Northerly line of the alley in Block 40, to the Easterly line of Lot 2; thence N. 14'50'49" E. 100.00 feet along the Easterly line of Lot 2 to the NE corner of Lot 2; thence N. 75'09'11"W. 74.40 feet along the Northerly line of Lots 1&2 to the point of beginning. Also a tract of land 30.0 feet long and 1.2 feet wide which tract is more particularly described as follows: Commencing at the Southwesterly corner of Lot 1 Block 40 of the unrecorded Hallam's Addition to the City of Aspen; thence S. 75'09'11"E. 18.14 feet to the true point of beginning being the common Southerly corner of Lots 1&2 of said Block 40; thence S.75'09'11" E 30.00 feet along the Southerly line of said Lot 2 (said line being the Northerly line of the alley in rear of Lot 2 of said Block 40); thence S.14'50'49"W. 1.2 feet; thence N.75'09'11"W. 30.00 feet; thence N. 14'50'49"E. 1.2 feet to the true point of beginning. County of Pitkin, State of Colorado. //57 AUTHORIZED COUNTERSIGNATURE Page 2 STE 10'ANT TITLE CODE 0012 GUARANTY COMPANY -7, ALTA OWNER'S POLICY-Modif ted 10/73 11844 .. SCHEDULE B Policy No.: 0 538430 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 clainis 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 hereafter furnished, imposed by law and not shown by the public records. 5. Any and all unpaid taxes and assessments. 6. The effect of inclusion in any general or specific water conservancy, fire protection, soil conservation or other district or inclusion in any water service or street improvement area. 7. The right of the proprietor of a vein or lode to extract and remove his ore therefrom should the same be found to penetrate or intersect the premises, as reserved in United States Patent recorded in Book 55 at page 2. 8. Easements reserved to the City of Aspen in Record of Proceedings, Ordinance No. 1 (Series of 1971) recorded February 16, 1971 in Book 253 at page 664. 9. A Deed of Trust dated October 26, 1983, executed by D. W. Ringsby Enterprises to the Public Trustee of Pitkin County, to secure an indebtedness of $212,500.00, in favor of David L. Wright and Mary L, Wright, recorded October 26, 1983 in Book 454 at Page 101 as Reception No. 254248. STE;VART TITLE Page 3 GUARANTY COMPANY 1613 ~ONDITIOI\IS AND STIPULATIONS Contint~ (corr[Inued and concluded from reverse side of Policy-race) 6. DETERMINATION AND PAYMENT OF LOSS if the amount of insurance under this policy was divided (a) The liability of the Company under this policy pro rata as to the value on Date of Policy of each separate parcel to the whole, exclusive of any improvements made shall in no case exceed the least of: subsequent to Date of Policy, unless a liability or value has (i) the actual loss of the insured claimant; or otherwise been agreed upon as to each such parcel by the (ii) the amount of insurance stated in Schedule A. Company and the insured at the time of the issuance of this (b) The Company will pay, in addition to any loss policy and shown by an express statement herein or by an insured against by this policy, all costs imposed upon an endorsement attached hereto. insured in litigation carried on by the Company for such 11. SUBROGATION UPON PAYMENT OR SETTLE- insured, and all costs, attorneys' fees and expenses in MENT litigation carried on by such insured with the written Whenever the Company shall have settled a claim under authorization of the Company. this policy, all right of subrogation shall vest in the (c) When liability has been definitely fixed in accord- Company unaffected by any act of the insured claimant. ance with the conditions of this policy, the loss or damage The Company shall be subrogated to and be entitled to all shall be payable within 30 days thereafter. rights and remedies which such insured claimant would 7. LIMITATION OF LIABILITY have had against any person or property in respect to such No claim shall arise or be maintainable under this claim had this policy not been issued, and if requested by policy (a) if the Company, after having received notice of the Company, such insured claimant shall transfer to the an alleged defect, lien or encumbrance insured against Company all rights and remedies against any person or hereunder, by litigation or otherwise, removes such defect, property necessary in order to perfect such right of lien or encumbrance or establishes the title, as insured, subrogation and shall permit the Company to use the name within a reasonable time after receipt of such notice; (b) in of such insured claimant in any transaction or litigation the event of litigation until there has been a final involving such rights or remedies. If the payment does not determination by a court of competent jurisdiction, and cover the loss of such insured claimant, the Company shall disposition of all appeals therefrom, adverse to the title, as be subrogated to such rights and remedies in the proportion insured, as provided in paragraph 3 hereof; or (c) for which said payment bears to the amount of said loss. If loss liability voluntarily assumed by an insured in settling any should result from any act of such insured claimant, such claim or suit without prior written consent of the Com- act shall not void this policy, but the Company, in that event, shall be required to pay only that part of any losses pany. insured against hereunder which shall exceed the amount, if 8. REDUCTION OF LIABILITY any, lost to the Company by reason of the impairment of All payments under this policy, except payments made the right of subrogation. for costs, attorneys' fees and expenses, shall reduce the 12. LIABILITY LIMITED TO THIS POLICY amount of the insurance pro tanto. No payment shall be made without producing this policy for endorsement of This instrument together with all endorsements and such payment unless the policy be lost or destroyed, in other instruments, if any, attached hereto by the Company which case proof of such loss or destruction shall be is the entire policy and contract between the insured and the Company. furnished to the satisfaction of the Company. 9. LIABILITY NONCUMULATIVE Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to It is expressly understood that the amount of insurance the estate or interest covered hereby or any action asserting under this policy shall be reduced by any amount the such claim, shall be restricted to the provisions and Company may pay under any policy insuring either (a) a conditions and stipulations of this policy. mortgage shown or referred to in Schedule B hereof which No amendment of or endorsement to this policy can be is a lien on the estate or interest covered by this policy, or (b) a mortgage hereafter executed by an insured which is a made except by writing endorsed hereon or attached hereto charge or lien on the estate or interest described or referred signed by either the President, a Vice President, the to in Schedule A, and the amount so paid shall be deemed a Secretary, an Assistant Secretary, or validating officer or payment under this policy. The Company shall have the authorized signatory of the Company. option to apply to the payment of any such mortgages any 13. NOTICES, WHERE SENT amount that otherwise would be payable hereunder to the All notices required to be given the Company and any insured owner of the estate or interest covered by this statement in writing required to be furnished the Company policy and the amount so paid shall be deemed a payment shall be addressed to it at its main office, P. O. Box 2029, under this policy to said insured owner. Houston, Texas 77001. 10. APPORTIONMENT 14. The premium specified in Schedule A is the entire If the land described in Schedule A consists of two or charge for acceptance of risk. It includes charges for more parcels which are not used as a single site, and a loss is title search and examination if same is customary or established affecting one or more of said parcels but not all, required to be shown in the state in which the policy is the loss shall be computed and settled on a pro rata basis as issued. Valid Only If Schedules A and B are Attached. 94 T E JV.1 14 T TITLE GUARANTY COMPANÂ¥ .4 4 .... - --- 9 1. r . -+4 + + - f 't -- - - h - r + +. % :. -. . - - ~ . I ... X ~ < . I - K I :Â· j '1 /2 I f \\10 . 1 1.61' D I .. /1 ' 1 III t' 1. I ) + 1: 1 17 :1. 1 I : .I M T 16 10'A lt T T I T L E 1: 1 t. .0 + GUARANTY COMPANY 1 . 1: 1 ..1 .1 C. 1: 1 1 1 1:1 1 1 1 (. f ESTABLISHED 1896 + 1 1 1 INCORPORATED 1908 T 1 I + 4 1 1 11 1 1 r: 1 1 - , 3 , r t:,1 .4 1 1 Â¢' I. 'I t C { 0 A NAME 2 l RECOGNIZED NATIONALLY + 2 P POLICY FOR MORE THAN 75 YEARS , 3 f + OF 21 9 AS BEING +1 :+4 (1 f ~ SYNONYMOUS WITH . I 12 : 0, t ; d I . 1. . 1~1 11. , 1 ,/ e TITLE / 1 f. .,1 0 , I D .4 (1 1. SAFETY . â€¢ INSURANCE (+ 2 1 / 1/t I I I I D . e , 75 , 1 1 ' 1 + 1 g .. :43 . 3 â‚¬~ , ' Â·li /1 4: :1 ... 1, 1: :1 i J ' .. C 11' , I . L J 1 1 1 +1 .1 1: :t +: f, e ' 1 4/ I. I C OUP I. -1 ' : 1/ 1 I .0 7 3 I 1 1 1 I. I. . 1 M '1' I C 'VA 14 T TITLE : i. 4 GUARANTY COMPANY Â© 4 1 1 + 11 0 .t L g N. .: J 11 + ti, U P. O. Box 2029 4 . 1/1 141 0 6 Houston, Texas 77001 7, 1 ,< 4 r. - 1 F F .%. . IL- .... +. . I - I - I ..â€¢ 3 - z.. 42 44 4.41 -2 --b dzÂ¥% APS*d-+1 42,1 (bes 2 - - ~it r. 1 ' , 'v-1, Mtvt, Â¢,4 64 *4 vt 2-,Fi Mt -Id' I ./ .............................'.4 ......... ... a. I .. .. . ... .al â€¢ t..9 .-'Ilâ€¢......0 . . . .. . I . ................. I I I .: I . I I V . I I I I. 2 1,â€¢ I Iâ€¢:Iâ€¢ I Iâ€¢â‚¬1 .. PUBLIC NOTICE RE: RINGSBY CONCEPTUAL NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 28, 1997, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the Sister Cities meeting room, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Don and Karen Ringsby requesting HPC Conceptual approval for an addition to their house at 514 N. 3rd Street, Lots 1 and 2, Block 40, ofthe unrecorded Hallam's Addition to the City of Aspen, Colorado. The addition will require a site coverage variance of up to 5% and a waiver of some elements ofthe Residential Design Standards. For further infonnation, contact Amy Amidon at the Aspen/ Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Jake Vickery. Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 10, 1997. City of Aspen Account .. Mir on 14, UITOUY Clkâ‚¬q<:r) 14-1 â‚¬ Cdot, 41â‚¬ 11â‚¬-tiÂ¢ir 1,02~.5 .. . t. . . . I-' 77Â· ~ .. < < Â»~ 1. 11 J ., 0%5{N8*4*044Â¢*0*ki{**84*4 '' ~~~~~~~~, 300' , < i=NÂ·-v,~88%0:44,? 96**Ausitulf,M~Wit*4~~4..B.~:.k:.. Â«Â»2Â»tkA /1 2%43*84Â»4Â«\411 L V V - + Alill.lill.....~.04*&*em# 6 -62- < 1 1 ROOF PLAN 5CALE 1/8"-1'-0" HATCH AREA 5HOW5 NEW ROOF APPITION . 9334--6 - Â·:-,6:*a'' 3. 11,' 25126Â£92.fl~~/3 01*di.LA2/2*&2:GE#,2/Flittl 4 & 0 . 025 0. M':; 34 f 0 *5' Z ... --1.- 0111#111. ___ll I..... < 111 0 C .....1 ..... ... 1 .... ,~ - Z MSX I S Vt 1' 0 1 k I hi Z = 0 2 : - 1 37,7777-7- : Frr .711 - \94# ., 7 1/ -0$ 9 \\ - I.\ \ 'll r -6, I - 1 -1 1 lilli liN/ 9 2 ki. 0-~1- "9/1 31VDS NOIJ-VA313 HJ.rIOG 2 41 . . f . Â·Â·409,40494.1*ft; ..41 '....! C:,44.:12 C. 'St'' e â€ž.Â·211-~:f~<2:%2&44.-.P-'ivr: , I... 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S LOT I 3 1 7 - 6.25 ' 1 '4*2 1 - - Â· -----.Lalt.66â€¢Â· < FORCH , zh@14- _ I -. 1 -1 4 41:62:ii 12.1 '' .4*&01 PA VERS --7 / i | 1 1. 8 ~'O 1 1 11 I ' ~ '01 3 LOT 2 0 *â€¢tv./.4'fâ€¢. .,; 't:â€ža:.1 0 /,1 1 ., .:...Â·m.~ l~ , LOT 3, 'AL" 1 1 11 \ E 1/8.9 ~ 1 1/2 STORY WOOD FRAME HOUSE ' i /1 1, I 9 * ADDRESS -514- 9 :,171,4., 2 , 1 ' #~ , , i ar,1,4 1 82 e : ....2244 8- co / 1/1 13 . i Ch J /11\ 7- 90' 001 1, 4, : J.... '*-mâ‚¬&,4.~ 1 n. 1/ 1 - 1.-F.. r. Ck . . rv; lili 4,#4, . --Â¥ lt,3 1 P I , 0/ : ' I, 1 /7.95 ta l ...t' # . 0 0/ 7 1'..l . ..it .*t.1 0 0 1 41 . o 1, . Â·Itâ€¢. 0 6- . 0. "Ar'. 4 0 C 441 4 ' . C..1. i~ 1 1 , 0 4 GRAVEL A 0 11 1 1 riley PARKING <~;p / lkA , 5- 8 1 , 0 .,,â‚¬1/#14 , 1 ig- 07\\ 7 /8.lt-1\/1/1 , 1 ' /. / -1<,3.. . ~A7L L# 724-1 - PAVERS , ..: Â· ./.1.i:?,ti It.,vis ' . -, 1 / 77/1 Mt , 'Â·Â·*FIC., 454FEW p\-J , L'14!S .Â£5 1 ~1-15 1Â°' '*137,1 jiff : 1 1 1 lt,7..... IT ..1 16.15. 1.8.4 . r A I ' //': .:3 i , 6 - M.asÂ· R...1 j 5- 1 1 '' '~ '*AK.'* .41 TIC --_~ IENTRY /00.4 ' ,&1 .... A 1 18 Â· 3,6 4 4 ' ~ }RI= 119.6, CARRIAGE HOUSE ~ ADDRESS -510- - 24 Ock~/ 24 -- 461 . , S 75'09 6 N 75*09 w, EDGE ------._ 01 - 11.W 30, 040/6 0 -J -/ C ELECTRIC OF GRAVE 1. ~ - - - 3.6 TRANSFORMER 10 0 . . 'call & Ptl 4 EAVE Ill.5* - -- 'iÂ· E... 6 1 ,_ 1 I. NORT< THIRD BACK OF CURB 08 00-W ARINGS ASPEN HISTORIC PRESERVATION COMMISSION MAY 28. 1997 Chairman Jake Vickery called the meeting to order at 5:00 p.m. with Mary Hirsch, Gilbert Sanchez, Susan Dodington, Roger Moyer, Suzannah Reid, Jeffrey Halferty and Mark Onorofski present. Melanie Roschko was excused. Jeffrey did not vote. MOTION: Gilbert moved to change the order ofthe agenda, Food and Wine banner requests would be A on the agenda; second by Roger. All in favor, motion carried. FOOD AND WINE BANNERS Amy Amidon, planner stated that the banners would be located along Main Street and in the core. The design is 2x4 white lettering on blue and HPC should determine the start and end date when the banners should be put up and taken down. Diane Moore, ACRA president stated this is the 15th anniversary ofthe Food and Wine classic. Food & Wine would like the banners up in the early stage June 9th and taken down June 30th. Suzannah did not vote on this item. MOTION: Jeffrey made the motion to approve the Food & Wine application for banners which will be taken down by June 3Oth, second by Roger. All in favor, motion carried. Yes voters: Jake, Mary, Gilbert, Susan, Roger, Jeff and Mark. 514 N. STREET - CONCEPTUAL DEVELOPMENT Suzannah seated. Roger did not vote on this item. Proo f o f posting and noticing was received by the Chief Deputy Clerk and HPC had jurisdiction to proceed, Exhibit I. Exhibit II is a letter from Martin 1 ASPEN HISTORIC PRESERVATION COMMI~ON MAY 28. 1997 and Beate Block addressing the shed and snow loads and over sized homes for the neighborhood. They are the adjacent neighbor. The letter indicated that the shed was added and it runs up to their property and is not set back the legal five feet. To increase their holdings would be a grave mistake. Amy Amidon, planner stated that currently their is a carriage house and a Victorian cottage on the site, both original. The proposal is to place an addition between the house and carriage house. They are below the maximum FAR and a site coverage variance is needed. Staff has some concerns about compatibility. The Parks Dept. indicated they are not concerned with the removal o f a tree. Some o f the elements, peeled logs, posts should be restudied as they introduce a new design element that will compete with the historic structure. Staff is recommending restudy ofthe ridge line to be brought down in height. The porch element should remain independent between the structures. The main entrance is proposed for the addition and staff feels this change takes away the emphasis o f the historic house as the main property. The carriage house has windows that are in the no window zone and a waiver is needed. There is no historic resource being demolished. Karen Ringsby, owner and Gray Ringsby, her son designed and presented the application. Gray responded to Staffs memo. He indicated that the addition would not be that visible and the siding and color will be the same. A eye brow window is proposed. The peeled log post was an idea around the front to distinguish the new addition from the existing. The ridge line is two feet higher than the existing and the owner felt it was more visually balanced. Regarding the entrance being moved, it allows the other part of the house to be used and it is more central to the house. The exterior door would still look like an entry, it would not be changed. The idea was to get to the main house without getting wet. Clarifications and comments were made by the Board. Both existing houses were added onto at least four or five times with a dormer type architecture. The tree to be removed is a spruce. The front spruce will remain. A tree removal permit will be required. Unanimous concerns about the -- overlapping roof and the window design. Floor plans and landscaping plans 2 ASPEN HISTO~C PRESERVATION COMMI~ON MAY 28.1997 were not submitted and the Board recommended tabling with conditions to restudy the ridge line and roo f configuration, restudy of the two peak windows, and porch element. Elimination of log posts. The carriage house should have a different look. The roof over the door should have more distinctions in the planes. Subtle differentiation should be studied. The chair opened the public hearing, no comments. MOTION: Mark moved to continue the conceptual development application and public hearing for 514 N. Third St. to June 11, 1997 with thefollowing recommendations: 1) That the roof structure be restudied to include a restudy of the height of the ridge line of the addition. 2) That the addition become simpler in character particularly the west elevation. 3) Peeled log posts studied for a more compatible material. 4) Siding is restudied for a more compatible distinguishing material. motion second by Mary. Motion carried 7-0. Voters: Mary, Jake, Suzannah, Susan Je#rey, Mary and Gilbert. 303,305,308 S. CLEVELAND - LANDMARK, CODE AMENDMENT Amy Amidon, planner stated that the project involves three cabins that are listed onthe inventory. They were built in 1948,1950,1952. The applicant is requesting landmark designation and Standard D&E are met. The buildings are in an historic neighborhood. Glenn Rappaport represented the owner and schematically this will be an infill project and a duplex is proposed with modification to the cabins. MOTION: Suzannah moved to recommend landmark designation support for 303,305 and 308 S. Cleveland, Lots H and I Block 35 East Aspen - addition to the City of Aspen, finding that standards D&E are met; second by Gilbert. All in favor, motion carried. Code Amendment 3 2735-124-16-001 300' Radius List 15-May-97 parcel # schedule # owner name 1 owner name 2 address city state zip 2735-124-12-002 000385 ADLER SAMUEL I AND BERNYCE UNITS C1205 AND C1207 3 GROVE ISLE DR MIAMI FL 33133 2735-121-08-003 005670 ALTEMUS E A PARTNERSHIP LLLP 640 N 3RD ST ASPEN CO 81611 2737-073-00-801 013950 ASPEN CENTER FOR ENVIRONMENTAL 100 PUPPY SMITH ST ASPEN, CO 81611 2735-124-16-002 005657 BLOCK FAMILY TRUST 44.5% INT BLOCK QUALF'D PERS'L RES TRST 5 311 W NORTH ST ASPEN CO 81611 2735-124-13-002 000275 CHISHOLM STUART C 50% & DANIEL W TURES CHRISTINE C 25% 1063 CENTRAL ST SE OLYMPIA WA 98501 2735-124-15-003 000684 CONOVER CATHRINE M 1666 CONNECTICUT AVE NW STE 300 WASHINGTON DC 20009 2735-121-10-002 005703 CONYERS W O CONYERS SUZANNE 3838 JOHN LYNDE RD DES MOINES IA 50312 2735-124-88-001 008701 COTSEN 1985 TRUST LLOYD COTSEN T 12100 WILSHIRE BLVD STE 905 LOS ANGELES CA 90025 2735-124-16-001 005702 D W RINGSBY ENTERPRISES A PARTNERSHIP PO BOX 7240 DENVER CO 80207 2735-121-08-002 005680 DAGGS JAMES K DAGGS GAY 640 N 3RD ST ASPEN CO 81611 2735-124-02-002 005662 DUDE HARALD 6585 DILLMAN RD W PALM BEACH FL 33416 2~21-10-003 005665 DURAND LOYAL Ill DR AND DURAND BERNICE BLACK 4314 FAWN CT RTE 1 CROSS PLAINS WI 53528 279-124-14-003 000457 FIGGE THOMAS K CARRIAGE HOUSE C/O ROBERTS AVE DAVENPORT IA 52803 2735-124-15-002 000525 GATES CHARLES C GATES JUNE S 990 S BROADWAY DENVER CO 80217 2735-124-11-002 005663 GREEK ISLES LTD WYLY SAM C/O 8080 N CENTRAL EXPRESSWAY STE 111 DALLAS TX 75206 2735-121-28-001 013866 HUME ANTHONY 6440 N CENTRAL EXPY LB3 DALLAS TX 75206 2735-124-11-001 005664 KELLNER GEORGE A KELLNER MARTHA B 117 E 78TH ST NEW YORK NY 10021 2735-124-12-003 000747 KIENAST CHRISTIE A 406 W SMUGGLER ST ASPEN CO 81611 2735-124-11-003 005700 LEWIS MEMRIE M 72 ZACCHEUS MEAD LN GREENWICH CT 06831 2735-124-02-001 005668 LUBAR SHELDON B LUBAR MARIANNE S 3380 FIRST WISCONSIN CENTER MILWAUKEE WI 53202 2735-124-16-003 005674 LUNDY VICTOR C LUNDY ANSTIS B 301 LAKE AVE ASPEN CO 81611 2735-124-01-002 012593 MARSHALL RONNIE 320 LAKE AVE ASPEN CO 81611 2735-124-02-003 005699 MC COY JOSEPH H MC COY LILLIAN M AS JOINT TENANT 315 LAKE AVE ASPEN CO 81611 2735-124-14-001 001465 MC MAHAN JAMES A MC MAHAN JACQUELINE 2 OAKMONT DR LOS ANGELES CA 90049 2735-124-14-002 000995 NICOLA BETTY B UND 1/4 INT LUBCHENCO NANCY N AND 621 17TH ST #1215 DENVER CO 80293 2735-124-03-003 005688 NITZE WILLIAM A 355 LEXINGTON AVE #8 FLOOR NEW YORK NY 10017 2735-124-03-002 005689 NITZE WILLIAM A CHARLES PRATT & COMPANY INC C/ 355 LEXINGTON AVE NEW YORK NY 10017 2735-124-12-004 001171 PERLMANITZHAK PERLMAN TOBY 21 W 70TH ST NEW YORK NY 10023 :~124-07-003 012603 PERROS DIMITRI AND DIANE 79 LOCUST RD WINNETKA IL 60093 2735-124-11-004 005697 PHELPS MASON 201 S LAKE AVE STE 408 PASADENA CA 91101 2735-121-10-001 005683 PINES DAVID AND PINES ARONELLE S 403 W MICHIGAN URBANA IL 61801 2735-124-01-003 012594 RANDALL ELLEN MIDDLETON TRUSTEE OF E MIDDLETON RANDAL 600 JEFFERSON STE #350 HOUSTON TX 77002 2735-124-03-001 005666 STUNDA STEVEN R 515 5TH STREET ANNAPOLIS MD 21403 2735-124-12-001 001315 THALBERG KATHARINE 434 W SMUGGLER ST ASPEN CO 81611 2735-124-95-001 012170 WALTON S ROBSON WALTON CAROLYN F 125 W CENTRAL #218 BENTONVILLE AR 72712 2735-124-15-001 000074 WELTERS ANTHONY WELTERS BEATRICE WILKINSON AS 919 SAIGON RD MC LEAN VA 22101 2735-124-07-004 012604 WOGAN JACQUELINE T PO BOX 158 ASPEN CO 81612-0158 2735-124-95-002 012171 WRIGHT STEWART REX WRIGHT EMILY GRAHAM 111 SIERRA VISTA REDLANDS CA 92373 1 .. PUBLIC NOTICE RE: RINGSBY CONCEPTUAL NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 28, 1997, at ameeting to begin at 5:00 pm before the Aspen Historic Preservation Commission in the Sister Cities meeting room, basement of City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Don and Karen Ringsby requesting HPC Conceptual approval for an addition to their house at 514 N. 3rd Street, Lots 1 and 2, Block 40, of the unrecorded Hallam's Addition to the City of Aspen, Colorado. The addition will require a site coverage variance ofup to 5% and a wiver of some elements ofthe Residential Design Standards. For further information, contact Amy Amidon at the Aspen/ Pitkin Community Development Department, 130 S. Galena St., Aspen, CO. (970) 920-5096. s/Jake Vickery. Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 10, 1997. City of Aspen Account 1 -1 - r. .. -- , . 311 W. North Street, Aspen, CO, 81611-1350 (970) 9257743--- May 23, 1997 Ms. Amy Amidon Mr. Jake Vickery, Chair, AHPC Aspen/Pitkin County Community Development Dept 130 S. Galena St Aspen, CO 81611 Dear Ms. Amidon and Mr. Vickery: This letter is in response to the public notice that we received re: Ringsby Conceptual. We are the immediate neighbors of the Ringsby property at 514 N. 3rd St. They are lots 1 and 2 and we are lots 3, 4 and 1/2 of 5, Block 40, Hallam Addition. Unfortunately, my work at Northwestern University prevents us from attending the public hearing on May 28, 1997. Please read this letter to the Commission, and make it part of the record. We are the people most seriously impacted by any addition to their property. As it is, 4 years ago they have added (as far as we know, without a permit) a shed that runs up to our property line and is not set back the legal 5 feet. The shed' s roof drops its snow accumulation onto our bushes, wrecking them. To allow them to increase their holdings (already two large buildings on only two lots) would be a grave mistake, and would harm the neighborhood. We are already infested with "monster" homes on 2 sides (courtesy of Mr. McCoy), and we don't need any more in this historic neighborhood. Please preserve it! Sincerely, Martin Block Beate Block iÂ«3* .. 1%&.1/6.344.rÂ»29%2/6 %40,WaÂ·-33+,;2***?3}fAMÂ¥Â£ County of Pitkin } AFFIDAVIT OF NOTICE PIJRSU .5.:(44.:::- S.-1 ~3:Ty* 4.9 } SS. TO ASPEN LAND USE REGULATION State of Colorado } SECFION 2632.060 (19 , being or representing m , --- Applicanr to ihe City or Aspen. pers4tkily certify than I have compiied with the public notice -- requiremenâ„¢ pursn:mr to Section 26-52.060 (E) of the Aspen Land Use Reguimons in [he foilowing manner: 1. By maiiing of notice, 1 copy or whicn is arracnect hereto. by first-class. postage prepaid U.S. Mail to all owners of properry wiIhin tires hundred (3001 feet of rhe subject property, ils mdicated on :he 1[=Ched list on the /~=y of /l/67, 1993 which is #* days prior -0 -he Jubiic hearing dare o f 5 5, 41. FE 1spicuous oiace on me sublec: property c as i[ could be Â·lic way) and mar me said :ign was posred and visibie . -- i . M id da~ Of t , 199+(Must be posted for Derore :he ner:nv )ate;. A phoIograph of the posred 1 i.1 i 1 1 1 U \{1 1 i j j j j Â»/ - riÂ» Â· 0 r - y o Signacure lili : \ 4 ...%.. L day -1... it * 1 L i i : 1 . Signed before me this 44!. \ 41 26 4 . -1 0 ,199_ by 4, 5 3 *'it } i.2 ' 4 j \ i\, 4 :39 1 t.* , 1. u .L- .1 r.1.- 6.i~=-rr,-rÂ·Â·Â·i -& 4'. /*4' 0.44 ' f. c 2 291,11 Z 41. 4 4-9%1.* L /,r 7 \ eli'Â¥A ' Â·i \'4: 12Â· WIINESS MY HAND.AND OFFICIAL SEAL 06?.*â„¢AD,flill:tilimill/ Syi,,i. b My commission expires: 6 f ; nh U 2, r: /r Notary Public U~Z~211,39 Notary Public's Signamre .. .. 1 1, "4" 1 ///9 4 0 // , 1 0 - NORTH ELEVATION 5CALE 1/8" - 1'-0" 04:.. k 4\%\ i 50UTH ELEVATION 5CALE 1/8" -1'-0" 4334>Â« 6*14-9jiâ‚¬2530 .. .. <4~Â©x . 1~L_*PW E If,/ la ~ E /4 4 Fl 13// 1 1.=.1 ~-EX15TING NEW APPITION-EXIS[ING -~ EA5f ELEVATION 5CALE 1/8" - 1'-0" 0 . 0 . 1 , 4444 1.1 - a Il4# *44 - DEÂ® *,E '0 1 r, 1 T, 1 [*1 IWI '4 1 , - 15 L-1 4-- EXISrING - NEW APPITION - EXISFING ~-| .MUI-E-LEVATIO-N_ 5CALE 1/8" 0 1'-0" 2#546& '.EP,/It Â¥ r .0,2.-ft< 1 1.- ..dw \ 22 'rikki j . 4.,1-:;2 1 '4 Â· ifg,. \1Â»-rA- ATOR TU $.k-*tt-Â§1' I %04 .40{Ct- 31/7 v 1 --42 Â£11 ...,?,1 . 9 e 84442Â«- 1 -N **4 75 FEET X1DE - ?.49.Â¢4.1 i .AgiÂ· M-/ 434 14' 1 -1426 :r.1 2 4 \\ .13344 FOUND .91 11- OLD SPIKE 5. 040~6/ 1* 9:.*.1'k 6. /41: 4- \ fligÂ·'2Â· ' 5F~%! cx-M+ , O 1 5. \ 5 - 1 04 N 7 '09 0// ~ 1 W 74.40 '. 7/2 ' ..#.'~;,4 A.W 9. CAP 'LS'2376 YELLOW lfLAST 0 .1 ,/. 111 1 0 DK .4. i f ?i 7 5 ' Li . 4 7. LOT 1 3 4. t 1 11 , 23. 3- v ill'ro 1...2. 4. 96,6 4(.62 ,& 4214 Int-~ '11.h-1 1 1 1 Â¥,43/1 : i i _~~- Â·Â·4- ill III ~ 11 1 7-7.5 ILL . /00.0./ 1 .. ..-- $:,Liwt Un PORCH 1 1 - .1 â‚¬44, P 12,1 f*J$2 1 -- -1 -bl 1>/-- ff 32 624 1 , PAVERS - 1 1 1/1 \I/aÂ· ..â‚¬,J ..Mt>.41 1 ' LOT 2 \ R / DGE / 0~.3 1 i LOT 3 7.4 9, ~l ~ - EAVE ,/8.9.1 1 1/2 STORY WOOD FRAME HOUSE O . . 91,4.4 j 1 Â· ' f Or ~75 ...' 6 4 7 3. 1 . 1.8, ADDRESS -514- 0 '40 1 ' 3.- '~?fit:i 8 - 00 :'.- Pri:tlt., 1/1 13 Uati 1\ . - - 9 :s,14--:.U , 1 i / 1 1 1 0/1 1 1$1 ,.... % 1 *1 6- 5 .0,~,//k. 0 h,104\ tr 1. . 00 /7.95 / 1 6- 2 1 \/ .7.7* 0 C . -" .!J:..2... a. 143- i U,je?'ta- j GRAVEL 1\/ A PARKING /1/ A A , 5- 8 1~ /8.toNiA / l / UAAA PAVERS r-N LL/9 1-1 6 1-1-tg pLÂ».1: 5-; :*10~2 'ME d L N ~ INO ~:14,â‚¬fa 7.~34 1 1 Â· Â· ''- / 4 ifÂ·.â‚¬0.'22Zma 16./S' 1*4 4Â»1Â» 1 =5 10-0 / 61-' :'iftSE /.85' 9 5 . 1 '9* Â· Â· e,D,-' Ut~ABT"F LENTRY /00.40 v TIC _ 1 .2.9 18 lÂ·4' ~ ;4i;a Ilg,6 CARRIAGE HOUSE ADDRESS '510', 5. 5 0 1 -- 4 4 00*// . -r k ' ' 00* '*~ '41,~,~,4*/34 Â· Â·i ....t*122'*2,; ---1 S 75 1-- -J *09'It E 30.00* -'. p. t~I2ru97,1: N 75. 6 Wt - 09.i'.W EDGE OF * - 1 ELECTRIC . ~ ./ r;.,14Â·,-~'Â¥fÂ· M . 01. GRAVE-c -1----__ 3.6 TRANSFORMER 1 ' '' 'LI '.Vt-116â€¢ w 91 m . --60 0 . J....,. 1 ~'* 5#*: -- EAVE Ill.5 & Pl f THIRD STREET BACK OF CURB RINGS E-)<161- Oure..2 PIREFLACE'~n i Al f.4 - r, 1 I Fgolterf MNE _S iU |\ C 'â€¢ \ b- b-<. L \\ . - 1/1 42~ i 1-,/UA~-*UP==~- - 0- 4. E-*1'61: 1441.L | LI VIN 9 2OOM E-KtSr: - 4+4 q, 1 To SE - 6..FIA.E N Ek, AP,7 ll' eN H-L,5 E REMOVeD -2_,1 1 460 â‚¬Â·M . 51<167: -7 7 ENTAY 'r E,tnEY MAIN Â»USE o dZ, 7 1 un@ 0 1 ~' 1 0 -D q 1. * (I<ft 4,0 , 0 364492~4 44 3 f )- 0 FIR<=f FENC,5 4-- ///>// I rÂ«301 --<3 lt 0 0 Z ef /9~25/ t,r B eete- 1- FAI Fp .Â»2Â£(4 90Â¥<44 LAND'SAâ€¢LAN0F:1-*B 11Â·AN I k < 0 HA-r..~1> AZEA tt 1 SNOW S New %'ap F . 9 99/ 4-4.Â£-/ 1.//1/lillk , - 1-- 1 *Â« FLAN 4=Al-E I: 10 ~ ~44 Â»1 4,1 DASHED LINE swoWS -1 Coht,kaTIOR Â¥o MA' Al - f - HousE CÂ· r 2,3 n.1 - EX,5*TINA 2 7 WAIA, I E] ia i 4, ," - To BE REMOVED oPEN To Exisriwq Icerc44â‚¬61 O 4-liohl *flet) ApotÂ·rioN 2/ MAIN Houee Ise#.Â© â‚¬64 1.â‚¬ 1210 ASPEN HISTO~ PRESERVATION COMMISMON JUNE 11. 1997 Meeting was called to order by Suzannah Reid at 5:05 with Gilbert Sanchez, Mary Hirsch and Susan Dodington present. Excused were Roger Moyer, Melanie Roschko and Jeffrey Halferty. Mark Onorofski was seated at 5:15. MOTION: Gilbert moved to approve the minutes of April 9, 1997 as amended on page one and the minutes of April 23, 1997; second by Mary. All in favor, motion carried. COMMISSIONER COMMENTS Susan Dodington stated that the roof is coming off ofNo-Problem-Joe's house. Suzannah stated on the 6th and Main project there is an electrical shed and she feels it was not reviewed by HPC but the appearance is that it will match the existing siding. MOTION: Susan made the motion to nominate Suzannah as chair; second by Mary. All in favor, motion carried. Mary was appointed to DRAC. Gilbert is a regular member. Amy Amidon, planner reported that the DEPP committee is close to forwarding a recommendation to City Council and they will probably support no extension the mall. Issues addressed are widening the sidewalks; change some of the parking patterns and improve tree plantings. A summary will be provided to HPC. 514 N. STREET - CONCEPTUAL DEVELOPMENT Amy stated at the last meeting there were concerns about the encroachment - of the addition onto the historic house and carriage house in terms of the roof form. Gray Ringsby represented the applicant. He stated that the overall size has been reduced and the entry changed since the last meeting. Simpler lines 1 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11. 1997 have been incorporated. To preserve the historic building better he linked the addition with small roofs. This allows light to enter on all four sides. The new siding will match the existing siding. The chair, Suzannah Reid opened the public hearing; no comments, public hearing closed. Board members made comments on the porch wrapping around; the addition stepping back; the existing door on the main house to remain; the height of the addition in terms o f overpowering the historic structures; dormers and triangular windows. Amy stated that in Ord. #30 there can't be any windows between 9 and 15 feet. If it starts at 14 feet the applicant either has to eliminate the bottom foot or HPC grants a waiver on Ord. #30. She stated that the windows have no impact as there is no glazing below them. MOTION: Gilbert moved to approve the Conceptual Development of 5 14 N. St. including a waiver of 5% additional site coverage based on the site plan presented at this meeting and also to approve a waiver of Ord. #30 regarding the height of the ceil of the windows (triangular windo-ws in the gable ends) and a waiver of Ord. #30 on the existing house; second by ~ Mark. Motion carried 4-1. Vote: Susan voted no. Suzannah, Gilbert, Mary and Mark voted yes. 132 W. MAIN - BASEMENT - ROOF -DISCUSSION Ron Robertson, architect and owner Tom McCluskey presented. Ron stated that the west roof sheathing is deteriorating under the shingles. The proposal is to replace the existing two by four structure on the west with a two by twelve with the proper insulation. They also propose to take - offthe existing fascia and put it back in the exact place (exhibits I, II (5)). Suzannah asked if the work would be done behind the facade on Main Street as the gable end is on Main St. She asked that the rake end remain and work from. there back. 2 / - :1.. 4 4 .1, ' f .2 - .1/1 ' .- 6 -- t' L . 2 2 2 4 4 -1 ,1-1+ Ll k c.'~ < t//0 'Cr f â€¢MVW 0.'iayu, WAâ„¢Tly, Caj R. 32 + 9- \ 44 q.1 4 N 3 4 0 j. TR %61 JEL-leâ€¢Â¥1' 59 LA 13 R j EN, 46 1 8 1 . 80.~lte -- 4*-0.9 . 16-Â¥*â‚¬ 4.~bp 4 . 17 I 4*. i - '*le 1#, -.0 -4. I I - - -/ 1 :4.37 . 0@Ddalk MAR. 1997 MAR. Â» 00 V)"9 *0707 kg) PM, t-~, \ ..,.4.4 0 --'--...SA - 4 , ; . r y.' ./' it.. 1.7 4 T - a I. 1, J P REN MAR.1997 MAR. ,Â«x-r}# cip ' d *74?'1 ) -->r-421 + v v F, 1, ..4 '44 1. 'CA:94*r*. t. '1 . . 2.5....Ht . /Al. 0% 6,52. ftp + % - 411- , -4, 1 : .4.... /4, 1,/ 4,4/16 . e. IL -b ... 9,701*< 4 .Â¥ A , Ad . \ 03Â®* BE= ll*Ed MAR. 1997 MAR. 11 0,77 4 90-8~3-m kovet 7nlf'lj .IÂ»JU 4 SW CORNER : BLOCK 102 .... L NO. 4 REBAR W/TH - RED CAP -16129- 1 , LINE BEARING DISTANCE A LI S 14Â°50'49-W 1.20 L 2 N 14'50'49-E 1.20 A SCALE NORTH 1 INCH - 10 FEET ~ .1 0 5 10 15 20 CONTOUR INTERVAL IS I FOOT -- --4\Â»4*ar- --~ 75 FEET \bE STREET LEGEND & NOTES \ \ C 14- i E,4 9 i \ ofg~P I KE ~ 9-1 ~ FOUND SURVEY MONUMENT REBAR W / TH CAP AS NOTED 1 SET SPIKE SURVEY CONTROL 9 5- 6. \\ -4 STEWART T t TLE T r TLE COMMITMENT WAS USED IN THE . ''. PREPARATiON OF THIS SURVEY YELLOW PLASTIC ' ORDER NO. 11844 POLICY NO. 0 538430 CAP -LS 2376- ' 0 4 5. ~ 5- OCT. 26, 1983 |24 , 47 C] UTILITY BOX - WOOD FENCE L INE ~ Â¤ ~ 74* 40 ' ELEVATION DATUM CS AR8/TRARY BASED ON T.B.W. 100.00 E> /2 AS SHOWN CONTOUR / NTERVAL #S< FOOT , , 1 I CON/FER TREE CAL/PER AS NOTED 9 9- CAP -LS 2376 , ' j.~ YELLOW PLAST/C 1 0 0 D K ~*-* DEC/DUOUS TREE -CASPEN OR COTTONWOOD) CAL/PER AS NOTED- ~ l ps 7 . . . LOT / 6.25 3 4. â‚¬50/ Aer-Â·- .. 3- G 4. 1 4 +9. 0 1 O 04%,taron- 9-7- 1 0 1-L lilli S/LL - 100.0 I 4 . -9 1 1 X , i -- ~~~ 7PA vENT--' -7 'Â·8Â· 474E /013 LOT 2 l o / LEGAL DESCR I PT I ON LOT 3 - eve K particularly described as follows: Beginning at the NW corner Lot 1. Block SET SPIKE 49 T 6.9. G ,-41 / W '4Â·9' ~ 1 1 /2 STORY WOOD FRAME HOUSE A tract of land in the NE;,SE*, Sec. 1.2, T. lOS., 1185W., 6P.M. known as Lots lin , b to 9 10 0 /Â·8Â· ~ ADDRESS 514 1 & 2, Block 40 of the unrecorded Hallam's Addition to the City of Aspen more I '' ~Er 40, Hallam's Addition, being a point 1017.31 ft. S. 81*21'W from the El, corner 8- co 2' Sec. 12, T. lOS., R85W., 6P.M. (1954 Brass Cap) and 224.32 ft. N. 03Â°23'E from 3 G the city monument on the NE corner of Smuggler and North 3rd Street (1959 approved city plat); thence S. 00Â°08'W. 103.38 feet along the East line of 1 / i / North 3rd Street; thence S. 75'09'11" E. 48.14 feet along the Northerly line 4 of the alley in Block 40, to the Easterly line of Lot 2; thence N. 14'50'49" * u E. 100.00 feet along the Easterly line of Lot 2 to the NE corrter of Lot 2; I I i/ - ~/ thence N. 75Â°09'11"W. 74.40 feet along the Northerly line of Lots 1 & 2 to ~ lli 0 00/ the point of beginning. 17 6,7 ./ 'Â·95 4 00 , 30.00 Also a tract of land 30.0 feet long and 1.2 feet wide which tract is more 2 1 particularly described as follows: Commencing at the Southwesterly corner 0 C of Lot 1 Block 40 of the unrecorded Hallam's Addition to the City of Aspen; /~ ~ , common Southerly corner of Lots 1&2 of said Block 40; thence S. 75Â°09'11" thence S. 75'09'11"E. 18.14 feet to the true point of beginning being the GRAVEL A PARKING 5- 8 r E 30.00 feet along the Southerly line of said Lot 2 (said line being the Northerly DEPOS IT CERTIFICATE 51 1 / 1.2 feet; thence N.75Â°09'11"W. 30.00 feet; thence N. 14'50'49"E. 1.2 feet 4 line of the alley in rear of Lot 2 of said Block 40); thence S.14'50'49"W. 4 i 0 - ./1/\ \ -* 1 10-' f 1 2 Â¥~ to the true point of beginning. 1249 ~ DEPOSITED THIS DAY OF ,199__IN BOOK OF THE COUNTY ' S 00,0 ~ V PAVERS County of Pitkin, State of Colorado. LAND SURVEY PLATS AT PAGE AS RECEPTION NO, -TH\S -, LAND SURVEY PLAT COMPLIES WITH SECTION 38-51-102 COLORADO REVISED STATUES. 9 -Id... 7-7* Â·4- ~ =:5.6. lili / 1: 4 AREA - 6,163 SQUARE FEET MORE OR LESS SECTION 12 /6 /3 Â· 6- M TOWNSHIP 10 SOUTH, RANGE 85 WEST 6th PM 1 94* COUNTY CLERK 6 / 4- 1 5. ENTRY /00.4 YELLOW PLASTIC 1 2.2.9 0 CAP -LS 2376- ---~- 4,1, CARRIAGE HOUSE ' I 8 CERT IFICATION 4 ADDRESS -5/0 3 6 4 4 004Â»// TOPOGRAPHIC SURVEY S 75*09 6 1 DAVID W. MeBRIDE. A REGISTERED LAND SURVEYOR IN THE STATE 'i-E N 75*09 OF COLORADO. HEREBY CERTIFY THAT THIS PLAT WAS PREPARED FROM - , EDGE OF GRAVEC-1-------- --- / 11.. 1 095MER 1 b RINGBY ENTERPRISES A FIELD SURVEY PREFORMED UNDER MY SUPERVISION IN ktou. 9 61 LAI 01 4 -4 0 1 199_<J AND IS TRUE AND CORRECT TO THE BEST OF KNOWLEDGE AND - m Al,O EAVE 111.5 -- '.' 17 - , I BELIEF. THIS CERTIFICATION IS VOID UNLESS WET STAMPED ON AN 0 4 1 N -- 4 ORIGINAL BLUEPUNT. , f 47 - 1 SIGNED THIS /6 DAY OF NOV 199-6 -/Im#*1#*imaa. 0 Z 9 1 i -YELLOW PLASTIC'\ < SEE SEWER *19-4 ICE , - / CAP -LS 2376 - L I CENSE AGREEMENT--J PREPARED BY C--3 20) tâ‚¬,(9.23.2*id~<~ VACATED ALLEY SEE DATED NOV. 18, 1993 i th ASPEN SURVEY ENGINEERS. INC DAVID W. MEBRIDE RIS !6129 . .; 1 1 / ~ ...' NOT USED FOR THIS SURVEY BOOK 253 PAGE 664 , 0 -,FROM WILLETS MAP 1896 ORDINANCE I SERIES 1971 P.4. -- 1 16129 10 ~ \ 1 45 36 SQUARE FEET 210 S. GALENA STREET ALLEY 14 -â€¢ 0- : , ,4, u P.O. BOX 2506 ACCORDING 1-0 COLORADO LAW YOU MUST COMMENCE ANY i~EO~*~tlm'24'.2;,# t. ASPEN, COLO. 8161 1 BASED UPON ANY DEFECT IN THIS PLAT WITHIN THREE Y~*< am/Mâ‚¬ a 1 / .' FIRST DISCOVERED SUCH DEFECT. 1 N NO EVENT, MAY ANY AefÂ¥*IEFS***r , / B J PHONE/FAX (970) 925-3816 UPON ANY DEFECT I N TH I S PLAT BE COMMENCED WORE THAN TEN YEARS CITY - . Job no. 26304 OCT. 30, 1996 FROM THE DATE OF THE CERTIFICATION SHOWN HEREON MONUMENT ~--~ SE BLOCK 40 HORZ CONTROL .â€¢Â·Â·w,e,- '":33 73 -- 1 - - , ,~ .1 .13=-,flE WIDE ROAD NORTH 1 BACK OF CURB ~-TOTAL @ULPING FOOTPI8NT INCLUCING NEW APPITION- 1258,99 50[1,12 FEE'r LINE OF EXISTING ROOF TO BE EXTENPEP-. 'r------------------7' 1 1 9] d P i " rig . 1 PL ~ 1 .' 22Â£--L__ag--2--_z---4-- r---y'll V / /--7-7--7--7--7-7-f-,7 knun--it il 1! /6 1 Â©*- - -1 'i I r ~ 1\\\~ L / / / ~11)(R, ~ / ~ ~~~ Â· 1 7 l / / / f / i /4 --> 1 1 1/ 31 f-=57=9 WAA.EY f / / 121062 \/ 1091 RIQUE LL. I VALLEY + B \ VALLEY \~ Nl ----- -/1 > 1~ M 11 1 g Â«Â»i ------J~ r-L_ 11 11 - 11 11 i ! L_NEW ROOF AREA 15 HATCHEP 1 l' 4 - 11â‚¬ OF WALL KLOW ROOF PLAN SCALE 1/8'41' -O" r-----EXISTING OLITPOOF FIREPLACE fO REMAIN N 14DEG.50'49'E .-. .-* \il - 100,00, 49 C + 1) g ~ ~ JJIJ | -- r ~gri, i -*-22-2 -- I O Â®Â®UÂ® -M r----i u 2 Q L I 11 1 -- 6== ilj EXIMING WOOP PECK ~ 0 EN Â·[12!EE5 TO DE EMOVED 21 77 < r-PINE Â·0*E TO ME REMO f 20 ~ ~~~tfr-----___~~j ~ 1 L-___ LAWN *' | , C=] 1 0 t- -~- IN,1 !' TI L__--_7 '- ==0 r. - , 11-1 I q 1 d I + f J I r-L 1 %9 1 0 1 /4 /-179 | F-------------d ill t-- C 03 I U o 1-----, R 1 J 80 -4 -0-f *-------'. 1 621 b -r*--- </ 92 + 3 L-------~ 0 r.[ Vh flÂ£ 2 0 0 0 0 0 11 -- C *MOf. 0 +0+ 0 011 c- 0 U 02 6 5TONE STEP TO IEMAIN-+~ ' C+)1 5 < - AREA OF E)05'TING PAVE15 TO PE REMOVEP+1 01 lilli , -A "'':22.2. Â£Â·---EX!5'FING TREES rO IEMAIN '-GRAVEL PAIO<ING ~-2 NEW ENTEY PAVE15--~ )u... EXISTING LAWN -.- f I\+ 3 lt~it TO REMAIN 1 - ~NCE TOKEMAIN--7 ~ /0/0 -- LAWN C+~ \1 //1-0259:)L ., 11'111 111-01 -- ---- --1 1 --- -- 3/ 30/ el NORTH THIRD STREE 51[2/ LANFEAPINCA PLAN J-41 MALE 1/8"==1'-0" 5HEET NO. I OF...4.- VALLEY HlhON N 75DEG.09'11'W 1311V 3.II,60'93([SL N 0 0 60'93Â¢9Â£ S I '5illilliwill . I / 1- ALI 1.. 20'-7" ' 20'-3" H'-6" 33'-2" (VI.F.) . J )71\ . L ViI,F 16 - t LII+EATEP 5912/9 . a. iI ' 2 ---3 --1 1Â®00Â®: 1 / 0 / E)(15'rING OUTPOOR FIREPLACE Â®Â® Â® 2-702/ 1 9 1 1 1 -1 CLOGET 1 01 ' CLOSET U AN/// -------------J :fdj*F~~~ ~,- ~~ M 7 i-- NATPROOM \7-Li f MECH, FOOM | 20 1 CE_=] 2-/ 1*MOPELED KIEPEN / U. I Ed palmA 0 I-g--T BegooM d ENI MA51312 BEPROOM PEPROOM * 9 /--9 / I f 1 9 1 1 I. 1 4 EX15[ING WALL TO BE REMOVEÂ»-- CLOY'r 11 U 1 CLOSET ~ PANRY \Â»1 / lill R /59*5 7 L) Dz 0 -- 111 11 f I 1 .// f r-1 - BATHROOM , 1 ..C.f~,Â·1' 1 / CD 11 -rf'//1 ki/l /~l//l/ 51<1 ZOOM 2 NEW 1 1 1 . kil Lfh < 19 1/2 / 1 1 , 122 NEW POâ‚¬01 1 e 9\95 ROON\ ' 1 ./2-22 / ) / /\ , l ' U-1-71= ! BATHROOM 11 -1 L PINING -21-0. / ./ f// 1/'' ./'' 'f 'f // 1 K / 5 -cr FR~ NEW POPCH ' f - --2 o n 1 2X REPWOOP PI-*11< PECKING 1 9 l ~Â«OLUMN5 9"' 50[JARE W/ CHAMFEI~P EPGE ( FAINTE[7 WHITE) lili 0 | 1. , 1 5TUPY -: . >IL-, 4-U 1/11 -on OLD MAIN ENTRY th\-Z ..11Â¢11 2 1,0" k IATCHEP Al?EA REPREENe REW APPmON @68,9 51,13 FEET 43 0 1 11 11 ]I I Il '' <Â¢) : ==Un 1 1 1 1 1 9- go dNE OF FOOF ( ABOVE) La NOTE: ALL PIMEN5ION5 fO DE VERFIEP IN FIELF, t FLOOR PLAN 5(ALE 1/ 4"==1'-0" 3/30/98 5HEET NO, Je 2 2 OF 4 1 11 11 11 11411 1 11 11 1 // n 1 1 11 1 1 1 0 NORTH ELEVATION OCALEI/4"==1'-0" Af EHINGLEV TO MATCH EX15TING POON DOM ON FACIA TO MATCH EX15TING 1:4 D-'lf '' 1. '' 7 f | fl' /1 / fi / f /11/10 ITE PAINTED CORNER BOA1295 <O MATCH E>(15TING lili 1/ 1 1/11 4 4 14/11/1 / Z V.\ 4- < ~itt . 233 u u 444 / a/0 *91\ / 1 4 4 11 11 9 + 43/ f 00 40 4 U r-1 /2/99 1 r VELEP CEPAR 51911%16 PAINTED TO MATCH EXIVT1ND W WOOP EXT. FOUPLE HUNG WINPOVE =------AXOVT]NO--Â·Â·-------Â·Â·Â·Â·--------Â·---~ EW APPI'El XIEN-~ 3/30/98 WE5f ELEVATION 69, T...,4 1 5(JALE 1/4"~1' -0" 5HEEF NO, .. 21'.1 1 U 1., 1 11 . A RE /1 1 ON 3-5 1-6 3 31 AGGUNIbl 1 3 J bl -1 6 0 31 1 H 1 H 1 N O Od930109 rN Nd . EL-119'-11" kT >Â«11-1- Â£-1164 - 44 4 PLATE o FORMER / E.-44'-9 I/2" ifilil i T.OFLATE(@EYONF) \\\\ 0 / \\1\4 EL-!12'-1" Wr o \\ . ...11111 . POTTOM OF PEAM \ r \\9:ft '9 - IS# 1 -' N \ 11 1-# 1- , 1 - .1,1.19'42*+ 81,01181-7 1/411 ti~-i 1 U, r wÂ·\1&/ v>rvvt - 1 INE OF NEW EOOF LINK BEYOND 'NE OF KITCHEN CIELING BEYOND E f Â® 1 1 NEW ENTRY ~ 1 \ 1 NEW LIV!N6 ROOM 000 000 EL- (DO' -O" 737-0<:LY~ 4''V-9,1' i,iÂ· L-, .0 -CU1.-~~2209- W ,+'Â·i'**41-~ $ 14.21 ;14 ... >1. .It- ~ 3iI-4 1312 ZI~'10/'ii-2,-, f~**, EXISTING ORAFE CRAW. 5PACE EL-99'-O'1 TO, CONIC. FOOTING 0 VOLITH ELEVATION 5ECTION THROLIUPI NEW APPITION @ FORMER \- / OCALE 1/4"*1'-0" OCALE I/4"*I'-0" . /1 1 j L 07--ig-,10711 % EE / \ 1~111[...~.1 g ~1 D-1 9 lii jo zilliI to Iil ~ i ~i ~ Ill 11 1773371 #------AXISriNCEW APPITIO X151'ING----------------......................----------------------~ EÂ« ELEVATION r3FFFEO,1 OCALE 1/4"=1'-0" W AGA A 133d 6 0 3 1 13 1 Il 1 bl O N 9 1 6 JOINUIÂ¢331 AGGPI\INI Vd 01 09 NddÂ¢V - MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 514 N. 3rd Street-Final DATE: April 8,1998 SUMMARY: The property is a designated historic landmark with a Victorian home and carriage house on site. Each building is a dwelling unit. The applicant proposes to make an addition to the main house in the open space between the two structures. Conceptual approval of the application, as shown in the attached 11"x17" drawings, was granted on June 11,1997, without conditions. The final design is represented in the blueprint drawings. Staff recommends final approval be granted with conditions. APPLICANT: Don and Karen Ringsby, owners, represented by Gray Ringsby. LOCATION: 514 N. 3rd Street, Lots 1 and 2, Block 40 of the unrecorded Hallam' s Addition to the City of Aspen. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or involving historic landmarks, must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The applicant proposes to create additional living space for the historic house, as well as a new entry. The addition is one story and will infill the open area between the house and outbuilding. 1 From historic maps of the property, it is apparent that the house maintains its original form, except for additions on the east side of the house and the enclosing of the porches. Similarly, the carriage house has had a lean-to addition made to the north and modifications of windows. The proposed addition, for the most part, attaches to the existing buildings in areas of more recent construction, therefore limiting demolition of the original structures. Also, the area of connection to the historic house is minimized by the creation of a "hyphen" element. Staff finds the addition to be a reasonable expansion of living space. The Parks Department has indicated that removal of two trees within the footprint of the addition is acceptable. The historic house is nicely preserved and is typically Victorian in the complex intersection of many roofplanes and use of ornamental detail. Because the porches have been enclosed, the house no longer has the feeling of openness along the street facades that it had originally. The outbuilding has also been retained and was modified in a contemporary manner for use as a guest house. Staff finds that the carriage house remodel is successful and not competitive with the historic resource, at least in part because the two buildings are detached. It was recommended at conceptual approval that if the two buildings are to be linked, that the linking element must be very simple in character. The applicant has successfully achieved that goal. Staff has not been in favor of relocating the main entrance to the house into the addition, since this removes the focus from the historic resource, however, from the front, or North Street side of the house, the original entry is intact at least in appearance. In terms of the architecture, staff has two remaining concerns with the proposal: (1) that the entry doors selected might be more compatible with the existing building, without being Victorian in style than the full light entry doors which are shown and (2) that the windows in the proposed addition are somewhat out of proportion with the more vertical windows which are typical of the rest of the house. It is recommended that the applicant restudy these issues for approval by staff and monitor. In regard to the site plan, the gravel pull-in parking space, although entered from the alley and not from the street, is somewhat in conflict with a general desire to screen parking from the street, however it is a pre-existing condition which may be maintained. The applicant should refer to the Engineering Department for approval of the pavers within the City right- of-way. Because this is City owned property, where private improvements are not generally encouraged, the walkway may need to be just a straight line of pavers, rather than the " 1 shape that is proposed. At conceptual, HPC approved a site coverage variance for the project and waiver of the Residential Design Standard regarding windows. 2 2. Standard: The proposed development reflects and is consistent with the character ofthe neighborhood ofthe parcel proposed for development. Response: Staff finds the proposal in general to be a minimal change to accommodate the owner's needs. The project is still well below the maximum square footage allowed for the site (given that HPC waived the FAR penalty for the existing windows in the "no window zone" on the carriage house at conceptual) and is of a pedestrian scale which is much more sensitive to the historic character of the West End than has been the surrounding development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: No demolition of the original structures is proposed, therefore staff finds that this standard is met. Partial demolition approval was granted at the conceptual level to remove small areas of non-historic walls as necessary to join the addition to the existing structures. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The proposal allows the historic house and carriage house to remain as distinct elements, therefore the integrity of the buildings is retained. ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered.) â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant final approval with the following conditions: 1. The entry doors selected should be more compatible with the existing building, without being Victorian in style than the full light entry doors which are shown. An alternative is to be approved by staff and monitor. 3 2. Restudy the windows in the addition as described above for approval by staff and monitor. 3. Engineering Department approval is needed for the pavers within the City right-of- way. 4. HPC has granted a site coverage variance as needed for the addition. 5. HPC has waived the volume standard/FAR penalty for the windows in the carriage house. 6. HPC has granted partial demolition approval. RECOMMENDED MOTION: "I move to approve the significant development application for 514 N.3rd Street with the conditions outlined in the staff memo of April 8, 1998." 4 MEMORANDUM TO: Aspen Planning and Zoning Commission 0 \10\ THRU: Julie Ann Woods. Deputy Planning Directot _rly -- H - FROM: Amy Guthrie, Historic Preservation Officer - ~ RE: Ordinance #30. Residential Design Standards, clarification DATE: April 7,1998 SUMMARY: The draft of proposed changes that staff brought forward and which was recommended for approval by the Commission on March 31, 1998, contained only the actual design standards portion of the existing code section, and did not go on to include the rest of the chapter. namely regulations for the calculation of FAR and height and similar issues. To clarify, this information will remain within the "Residential Design Standards" chapter, unchanged at this time. When the overall simplification of the Land Use Code is brought forward for adoption in the coming months, any changes or relocation within the Code of the FAR and height regulations will be included in that effort. 9--,f#v ' 4 $ 99* . 4 '4 ~-TOrAL 01.11LPING FOOTPRINT INELLOING NEW APPITION- 1298,99 501.INE FEET LIli OF EXI5T1NG ROOF TO PE EXTENPED-, 'r------------------7 \ il f ; 1,11 1 11/ 7/11 i i }% _-L__zo__-â‚¬-_u- 1 t [P L 2 =1UU=.=8 -h -I- -Â»f /./ / /moce 1 11 I N i j *-----*-------.. iÂ« f 1 ;_j-fl' IIAI E /-1- 4 /--1 T-â‚¬ NeÂ¢1 7 f< / L \/ RIDGE 1 ! RIDGE : 1 1. 41Â»344 I 21068 0, 2 It ' LL-11 / ' ~ VALLEY + 9--19 7-/ 1-1 4 - : Rl 0 11 2 11 !1 ~--REW ROOF Alâ‚¬A 15 HATCHEP 11 1r 11 ROOF PLAN 6 - 1 "--10.11â‚¬ OF WA,L BELOW 9 5CALE 1 / 811 - 11 -OIl r-â‚¬)(15TING OUTPOOR MIEPLACE fO REMAIN + N 14DE(150'49'E Â»-n /-) .-I pÂ·~ (19 k <4) 1 100.00, ( + ~) Ed ton 6 111 1 IVT E- -- i@fier_.---1.---. ,/ ~ + r- 1------------------ -2 0 01 --1 ,F--- Â®Â®UÂ® ~ ~ 'lu---c -M i i U -----/ 1 1 Z \- h 9 Ill EXIMING WOOP PECK | ~ 7 7 N TEE5 TO @E REM~VEP ~ rPINE TEE TO PE REMOVED 111 1 6 4 2 1 4 an= al gh < LAWN 1111 a f/-1 ~ ,- ' 1- In . --19 0 -PE 1 IC=It 0 e E IJ AN 4=Ri ' 6,-FL.3.7 z ~ - 9 /1 ElrO 0* E i 01-1 -2 ,3 . 2 1 1 r ' ri i-1 + 4 I r ji |V I - DZ Jr- L) ~------1 ..1/ Â¥ ' 1 . Wi \ 1==f . Li-7111 w MI 3----'. ' I --------- 0 I . I - I r/""" 1 m 0 CE\-Z . L-------7 un PL 21 f 1 In %3 0 in 0 0 0 O 0 0 0 /0 0 g..pg,i 0 I I . 11 - 1 ++ Z Z un C k- f 5TONE 51EP 19 1*MAII+--+'0-00'n 1 k 1 1-/ 0/1. 2 M < 1 - AZA OF E)0511NG PAVER5 TO PE REWIP-1 rv\_ ~ ~ ~ ~ ~ NEW ENTRY PAVER Â° EXIMING X1511N0 TIEE5 TOREMAIN -.......0- Â· LAWN TO REMAIN Ar -I..- 9 1 - 4 ---0.- RAVEL PARKING Pic~A>~NCE TO RE MAINt-m $ 00~.Mi~-90.-- C+ -..-Â·- 1034- -- 400. \ --1 . t 3/30/98 NORTH THIRD STREE 51TE/LAI*CAPINd FLAN 5(JALE 1/8" - 1 ' -0" 5HEET NO. S.D i AdÂ£*Â· 42Â¢40Â¥xÂ¥L.â‚¬4:UA :'. 1, t. i';Â·: .1',: - 1 11_. _ VALLEY HlWON 1 91 3*J A.II,60'9 3.II,60'93(GL N 1311V 13AV&9 '~r *20 e 3*I k. 0 4 . 51-591 20' -7" 11'-6" 33'-2" C Vlf,) . 20'-3" V.I.F. f I 11 , Ub,HEATED 5<0120 1 1 1 . ---------1 1 1 EXISTING OUTPOOR FIREPLEE 1-1 Il i l l i \ Ill' \ //,/0-16 CLOGET lili CLOSET I d 1 11 i 7 BATHROOM Ii- // MECH. FOOM | 29 1 [12] leMOPELED KIDEN 1 ///O ~ I - 1 1 POO\ .I-3- m. 62 â‚¬ /1 MA5â‚¬12 @EPIOOM BEPROOM * /2/44/9///4/ L ::/ 1 / i PATHROOM 2 4 @EPROOM U 1 / ./ EXISTING WAI TO BE REMOVE 1// / -1 vt * 01 CLOET 11 - _ 191 - - .r / / //1/ / 44/7 1f j/|~~/~~~ ~~1 f ~-Â·Â·Â·Â·- j .I f / \Al l .m CLOSET 1 Fmney.-L_J 11 11 0 1 r-A _ BATHROOM ==110Â«99Â«95{47 0 DZ / / --6\-----/" 51<1 FOOM 1 1- i-t' 1 \ 7\5* 1 NEW 1,1 LALN*(~ /Â·>t '*Wh?JNE~,/0/ W /. U. 0 4 , y 1 1/ - -1, /// 11//lf/// . ~ 24~ 22 A NEW POleS 1 r------ - 00 1 - M i 51TrING ROOM ' - - . I PATHROOM -1 L PINING . ~ ' [30 dl. Y . 1 - KEW PORCH X11 -u 1 J - - - 2X REPWOOP PLAN< PECTING ! .Â«01.-UNIN5 5" 5OUNE W, 00*IFERED EPOE (PAINTED WHITE) 0 - 5-0 F .; . - hz \- 5TUPY _ -- 20' -0" 1 01,0 MAIN ENTI?Y +IA'-OIl / MI 9 ..â‚¬11 1 I r-- ' $1'-01' . _ 11,VOED Alâ‚¬A REPIESENTVNEW APPITION 968.6 50[1,16 FEET 43 0 1-1 22 . lili 11 1 11 1 1 . It . 11 LINE OF ROOF (APOVE) LA NOTE, ALL PIMEN51Ok15 fO DE VEI#IEP IN FIELP. FLOOR PLAN 11-11-All MALE 1/4 -i u 3/30/98 5HEET NO 2 OF 4 V 3 0 10 9 NildÂ¢V 4 Yvi rk:'. - 1 - r ,/ l~ LE 1 1. . f f11 A 11 1 1 11 1 U n 11 1141 11 1 1 1 4 U 11 1 1 1 NORTH BLEVAfION 5CALE 1/ 4'1=41 -011 .. l, 4... f 5HINGLE5 9 MATCH E)05'FING ON PONT ON FACMTO MATCH EXISTING f 7,5, 1 040 4 , 1 /1101 '. 0 1/11//1 :,4 h 0 4 1 #11/1 / , Â·iÂ·Pne 1 1//11# 1 /0 /1 -9 1 1 \ 31 /110 1 E PAINTED 60121â‚¬12 00AI205 fO MATCH E)(15TING 1/11 1// Z Lir ~27 p 4 1 011/1 / LLILLI 190 -1 El H f F-1 - 11 /'44 444 Wgi 1-9211 4 4 4 01191 0 9/ /7 / \44 // / 11 1 =Art 0 U 0 9,00 /'mit.u . W WOOP EXT. POUPLE HUNG WINPOW5 VELED CEPAR VIPING FAINTEP TO MATCH EXISTING . 1. ; 1.1 . S-------X)5'[INCM~'--~ W APP111 X15TINA------0 Â¢97. 31 # 46.//7 .4 ~ 3/30/98 1% Â·' 4 I . '*iÂ· WESF ELEVATION : SCALE 1/4"-1'-0" 5HEET NO, - V-,4 j I .4% Ch F--1 ' ~ 3 0? 4 4 3 3 IN 3 0 1 6 3 3 1 9 1 3 3 31 1 6 61 31 1 H 1 H 1 O d v bl o 10 3 r N 3 3 Â¢ V r-j,4 Â·7, f-0 ' *3. P..... 1492.,P.. . EL- 119'-11" EL-116'-9" Â«1 >cnn-2 ---- PLATE o FORMER l El-!14'41/71 110. PLATEE @EYONP) / - EL-112'-1" \ 1 ~ BOTTOM OF PEAM - \ 1- , \ /1 EL-118'-71/411 Lf IKE OF NEW ROOF LINK PEYONF IKE OF: KITCHEN CELING PEYONP I 000 E i 000 w '94 NEW ENTRY ~ | 1 NON ~ UNC 1 NEWLIVI- ROOM - ~ 4 EL -100'-011 t l 2. EXISFING 61?APE CIEAWL 5PACE El-99 60" VOLITH ELEVATION - VECTION THROPI NEW APPITION @ FORMER (3) 5(JALE 1/4"-l'-0" t. S, 14> 1-F; 4.. E. 9 43 r 4 . el, Â»01:1 4 - k ~ ~~ J h f 1'1 lintentl ' 44 11 2// 11 ex ..Ale 1 4/1 11 I.1 111 97/1~1111 97/111 r 4 1-Â»f--1 Al H lii 44 A 44 ii tÂ·F 4/4 03 2 I .-4 1 // 11 F kill et-Â»*. ''LA 5/337331 41. )(15'rIN~ NE, 11 Â¢Lt .,4 5.1 4. 1. ..1.1. t. - EASE ELEVATION /4 - i %* It',.1 5HEET NO. - -- -- I - MALE 1/4"-1' -0" . 4 0? 4 11 lilli It I 111 1/1 11 1 11 1 111 It ! 111/111 11 1 1111111 1 1 lili 11 3 D IN 3 3 16 331 1 3 3 3 1 6 0 3 I H 1 H 1 3 0 N 9 I G 0 0 V N 0 10 9 NjdÂ¢V MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson. Community Development Julie Ann Woods, Deputy Planning Direc FROM: Amy Guthrie, Historic Preservation Officer r RE: 514 N. 3rd Street-Final, continued from April 8,1998 DATE: April 22,1998 SUMMARY: This property is a designated historic landmark with a Victorian home and carriage house on site. Each building is a dwelling unit. The applicant proposes to make an addition to the main house in the open space between the two structures. Conceptual approval of the application was granted on June 11, 1997, without conditions. The applicant attended HPC for final design approval on April 8, 1998, but was given some direction for restudy of the proposal. The revised design is attached as well as the proposal from April 8 in terms of the architecture of the new construction only. Staff recommends final approval be granted. The applicant has incorporated HPC's comments into the new design, improving its compatibility with the historic house and carriage house. APPLICANT: Don and Karen Ringsby, owners, represented by Gray Ringsby. LOCATION: 514 N. 3rd Street, Lots 1 and 2, Block 40 of the unrecorded Hallam' s Addition to the City of Aspen. SIGNIFICANT DEVELOPMENT (FINAL) PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District, or involving historic landmarks, must meet all four Development Review Standards found in Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and 1 0 - 0 04 with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark. Response: The applicant proposes to create additional living space for the historic house, as well as a new entry. The addition is one story and will infill the open area between the house and outbuilding. From historic maps of the property, it is apparent that the house maintains its original form, except for additions on the east side of the house and the enclosing of the porches. Similarly, the carriage house has had a lean-to addition made to the north and modifications of windows. The proposed addition, for the most part, attaches to the existing buildings in areas of more recent construction, therefore limiting demolition of the original structures. Also, the area of connection to the historic house is minimized by the creation of a "hyphen" element. Staff finds the addition to be a reasonable expansion of living space. The Parks Department has indicated that removal of two trees within the footprint of the addition is acceptable. The historic house is nicely preserved and is typically Victorian in the complex intersection of many roof planes and use of ornamental detail. Betause the porches have been enclosed, the house no longer has the feeling of openness along the street facades that it had originally. The outbuilding has also been retained and was modified in a contemporary manner for use as a guest house. Staff finds that the carriage house remodel is successful and not competitive with the historic resource, at least in part because the two buildings are detached. It was recommended at conceptual approval that if the two buildings are to be linked, that the linking element must be very simple in character. The applicant has successfully achieved that goal. At the April 8, 1998 HPC meeting, the applicant received direction to restudy the height of the dormer on the addition and to look at the entry doors and window in general to be more compatible with the existing structures. Staff finds that this direction has improved the project. The applicant has made the desired changes along the street-facing elevation. The large windows proposed on the private (east) side of the building still seem overscaled, but they may be acceptable since they are not visible to the public. Staff would recommend that the windows in the dormer on the east side not have mullions, since no other windows on the building are of that character. It must be noted that the glass in the gabled dormer which is to be placed over the door falls into the "no window zone" required in the Residential Design Standards, as do the large windows on the east side. Staff finds that the west windows do not create a scale issue and helps to distinguish the addition as new construction. The windows on the east are not visible to the public. A variance is recommended and described below. 2 50 In regard to the site plan, the gravel pull-in parking space, although entered from the alley and not from the street, is somewhat in conflict with a general desire to screen parking from the street, however it is a pre-existing condition which may be maintained. The applicant should refer to the Engineering Department for approval of the pavers within the City right- of-way. Because this is City owned property, where private improvements are not generally encouraged, the walkway may need to be just a straight line of pavers, rather than the "T" shape that is proposed. At conceptual, HPC approved a site coverage variance for the project and waiver of the Residential Design Standard regarding windows on the carriage house. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Staff finds the proposal in general to be a minimal change to accommodate the owner's needs. The project is still well below the maximum square footage allowed for the site (given that HPC waived the FAR penalty for the existing windows in the "no window zone" on the carriage house at conceptual) and is of a pedestrian scale which is much more sensitive to the historic character of the West End than has been the surrounding development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: No demolition of the original structures is proposed, therefore staff finds that this standard is met. Partial demolition approval was granted at the conceptual level to remove small areas of non-historic walls as necessary to join the addition to the existing structures. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity of a designated historic structure or part thereof. Response: The proposal allows the historic house and carriage house to remain as distinct elements, therefore the integrity of the buildings is retained. COMPLIANCE WITH THE RESIDENTIAL DESIGN STANDARDS Response: As noted above, two areas of the new windows fall into the "no window zone" which disallows window openings in the area between 9 and 12 feet above a finished floor. On the west side of the house, the lower foot of the triangular window in the gable end falls into this zone. On the east side, the upper foot of the large windows falls into this zone. Staff recommends a variance be granted in each case, finding that no negative impact on the historic resource is created. 3 51 ALTERNATIVES: The HPC may consider any of the following alternatives: â€¢ Approve the Development application as submitted. â€¢ Approve the Development application with conditions to be met prior to issuance of a building permit. â€¢ Table action to allow the applicant further time for restudy. (Specific recommendations should be offered). â€¢ Deny Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC grant final approval with the following conditions: 1. Remove the mullions in the dormer windows on the east side. 2. Engineering Department approval is needed for the pavers within the City right-of- way. 3. HPC has granted a site coverage variance as needed for the addition. 4. HPC has waived the volume standard/FAR penalty for the "pre-Ordinance #30" windows in the carriage house to prevent an FAR penalty from being applied retroactively. HPC also grants a variance from the volume standard for the windows proposed in the new addition, as described above. 5. HPC has granted partial demolition approval. 6. The materials chosen will be as represented in the final review application. 7. The applicant must obtain the necessary tree removal permits from the City Parks Department. RECOMMENDED MOTION: "I move to approve the significant development application for 514 N. Third Street with the conditions outlined in the staff memo o f April 22,1998." 4 52_ RECEIVED 514 North Third Street - Final Review for 4/22/98 APR 1 5 1998 ASPEN / Pll,lim COMMUNITY DEVELOPMENT The H.P.C. had a few concerns over the design presented 4/8/98 for final review. The main concerns were the height ofthe new addition and the dormer on the west (front) elevation. In response the new design has been lowered 1'-5" at the main ridge so that it is lower now than the main building and the carriage house. The total height of the new addition from grade is now 19'-6" which is significantly lower than the 25'-0" which zoning allows. The applicant would not like to go any lower than this or the windows in the gabled ends facing north and south would lose their windows and therefore the light inside. The dormer on the west (front) elevation has been removed and replaced with a small gable element offset to the left side ofthe new mass and centered over the entry. This removal ofthe dormer on this side will reduce the appearance of mass even furtherure than the height reduction. The new gable has the same pitch as the existing main house. The proportion was carefully chosen to appear as if the new gable could fit inside the scaled part of the existing gable. Instead of trying to duplicate the fish scales of the existing the new gable will be a simple glass window which is modern but is not overpowering due to its small size. The new entry is not centered in the new mass because if it were it would not be visible from the street. Offset to the left side, the entrance will just be visible behind the large pine trees that will remain. Even ifthe pine trees were someday to be removed the entry offset to the left is in harmony with the other two doors on the front elevation of the existing buildings which are also offset to the left. The entry door shall be a single custom made two panel door with glass and mullions in the top panel and solid below similar to the existing exterior doors. The new door will be 8' in height and have 3/4 length sidelights to both sides. The sidelights are a reference to the original main entry door with sidelight seen on the north elevation. They also reference the vertical glass panels on the carriage house. The pair ofwindows to the right of the entry doors have changed slightly. By pushing the closet ofthe interior over slightly it allowed the windows to also slide over and are not hiding behind a post any more. The windows were also pushed closer together to give them a lighter and more Victorian feel. The sill height was also raised slightly to be more in harmony with the existing windows ofthe main house. The east elevation has also changed. The lower roo f height has improved this elevation by tightening up the proportions. The windows in the dormer gable have been changed from three to four within the same width. This creates a more Victorian look by having each window be taller than it is wide. The even number of windows also goes better with the pair ofhigh windows on the carriage house. Mullions have been added to those dormer windows as a reference to fixed Victorian windows which generally have mullions. Mullions have also been added to the French doors on this elevation to soften them and make reference to the existing doors which have mullions o f some kind. The siding will match the existing because all of the additions over the years have matched the existing. To change the siding now would be a mistake. With the lowering ofthe new addition it becomes almost invisible from the north and south elevations. We feel this new design is in harmony with the existing structures in scale, mass, fenestration, materials, and roofpitch. I -' '. : . . ' 53 NORTH STREET /- k + l+J + N 75DE[109'11'V 74.40' E ' ~i Ft _ 1152 3* t 8 1- L n. 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POLDLE HUNG WINPOW5 VELEP CEPAR SPING FAINTEF TO MATCH EXISTIND * VWAPPIO / 3 4< \ 0 - . ror,\ , A ./1 /1 k I Â·90 7621 4:1 (110 l/1 4,1-,999 PHOTO SHOWS EXISTING BLACK THREE TAB ASPHALT SHINGLES TO BE MATCHED j. 4 1 JJJjjj Jjj:j 1 J 11 .-- I . 4 7 7. PHOTO SHOWS EXISTING WOOD SIDING TO BE MATCHED WITH BEVELED CEDAR SIDING WITH 4 1/2" OF WOOD EXPOSED UÂ·.:,7,-~Â£326#35,45 - , I -~4.14/908/<- . 7.1 1 1 -4 74-Â· 4.-,5:'---6-.- 4... -Â· 279,654' - tlignimalmilimilailimmil:/13 9313~TIZSgE2M~ty*U i .. 1 =At'12Â£C_12; Â»4=23Â¢Zr--lit=T1- #2bcM :.0-2. I;( L....te..i#...i//2.-:=Tâ€¢Â·Â»75.:&.'J ..1 .- - I. 7 7~Mm=R -Ze _ - 1- 2,Â£.':44..: L - 47 1 PHOTO SHOWS EXISTING FACIA OF 9" WIDTH WITH 1X4 SHADOW BOARD TO BE MATCHED ' ..1. $ 441 - 4 . 0 4 d ... 0 1 .1 0 1 1.1 D :...D A D .1 A D. D 1.. : ID 1 - . Â¥4 Â· '' impÂ«-7.:.0.1. . asÂ» 4 IE?'9*cÂ»- 9 *359-:1*6~Â» . D ---4.11 ; 02Â¢ , 1 . PHOTO SHOWS EXISTING WOOD DOUBLE HUNG WINDOW WITH WOOD TRIM TO BE SIMILAR WITH NEW WOOD EXTERIOR DOUBLE HUNG BY PELLA "DESIGNER SERIES" >b y ///,\ . EXISTING"FISH SCALE" SHINGLE SIDING NOT TO BE USED ON THE NEW ADDITION TO KEEP THE HISTORIC PART UNIQUE I *., * 41/3 f.-1.1% fw- 4 - ~7Â·t:mi . 1 9 6 ,/7 42 . I t m J 7 , J.1 IJ t j 11 . EXISTING MOULDING DETAIL UNDER PORCH TO BE SIMPLIFIED AS TO NOT COMPETE WITH THE HISTORIC DETAIL 7,7- 1 - 01... 4 . 1 ,.. , AF f ' . fit . 1 4 2 -'. -- Â·,1 Â·Â· ff:Â·I -Â»Â« *f -. e PE Mber-; .-2 I.m. 24 14.419 -00 6 - . DETAIL OF EXISTING PORCH COLUMN NEW COLUMNS TO BE SQUARE WITH A CHAMFERED EDGE AND PAINTED WHITE TO FIT IN BUT NOT COMPETE WITH THE HISTORIC DETAIL 9 k., 2 11. 1 - 1 - J. j l A _> / .'Ir ' --- 28- . ,3> -- 41 . Jr 73 I /4 NEW"VICTORIAN" DIRECTLY TO THE SOUTH OF 514 N. THIRD STREET 4 T .a f.>.372 4 - 41. ~1- 0.-4/:,Me/////////9- - - 114=9-1-,-4- -ic.Â·435-~ . L.. - 4 1. 5 - câ‚¬ .-2 >.4/ â‚¬ /'' ' ' / ~ 0 11 NEW"VICTORIAN" DIRECTLY TO THE NORTH OF 514 N. THIRD STREET . I I'll I -.eLi 7 , g, I /--I. ' - %- f I t ~. -L. 1-022 e D.",1,1 ;1;,1/ '7' .//i '~' . I . I .~~~lilli P it .- yliiii,Ii/Al 4.-1 1 1 , .2 01-4 1 1 - -2-//////////idt/4 1-'ll -6////lillikk k, / 4 -- 25- LOOKING AT THE AREA TO BE INFILLED WITH THE NEW ADDITION NEIGHBOR HOUSE TO THE EAST BEYOND THEY HAVE NO WINDOWS FACING WEST THAT WOULD BE AFFECTED BY THE NEW ADDITION - r A 27 . '. C a N - $/B 1 ---- - I 994 -SE@2424 3 24 RECtive:u FEB 5 1999 ASI-'tt,i / rl i KIN COMMUNITY DEVELOPMENT PETAIL CHANGE5 TO COLLIMN5 FOR 914 N, THIRP 511*Ef- 2/ 3/ 99 -- Le"WIMP AffOP - CHAMFEREP EPGE -CHAMPEREP EME - 1 9" THICK WRAP W/ @EVEL APOVE @AE - 3/ 4" THICK WOOP WRAP ON @ASE COLUMN 5HOWN ON INTITIAL PROPO5AL NEW FROPOE COLUMN PEfAIL 5(JALE 3/ 8" -1' -0" Â»ry 4 * i -1 /17 January 26,1999 Gray Ringsby P.O. Box 3907 Aspen, CO 81612 By Certified Mail RE: 514 N. Third Street Dear Gray; This letter is written to restate the deadline assigned for you to correct the building permit and zoning violation at 514 N. Third Street, with regard to the shed addition made to the carriage house. As discussed on the telephone, the deadline to complete the work is February 15, 1999. Failure to complete the work by that date will subject the entire proj ect to a stop work order. Sincerely, Amy Guthrie Historic Preservation Officer -4.1. Â¥.2 . T. I b , *- . F :St-Â·, -.~ *92-6 (41,4 11 R N r re ..' -r i-.4,..W 1 1 if ; '0 2.4- , T , . 1 5\ru_ 0,~UU-Ldvt UJ-TU.-4 90 Id 44.Ltu -th_u_n - 8-8 uyâ‚¬-U_ d 04-* 66 *â‚¬-64/7, Â£66T 'MVW EE-fli.ilitjLil 04:~liph'â€¢ ~ ihE -'kll 12: 4 0.8 2 -0 - 0 i-- I j I i-* i.1 l' _j _1 tÂ· Â·' . D f 4 fu l, -6-- v 8 411-03 \ L 0%--1-LY +C ocu 4 O"~~10 61Â«....4- ,Â£66I 'livw , 40 W + L f 9 - ~lki~ i At.~ fâ‚¬*04Â£5T0 NMOiterINES A 12 P i / i El O J" 0 4 2 14'Icl / 1 114 11//1 12 9,. . 9 j:I ll 11 :r ~~I:2 114Â· 4.41,- G '/1 4 I gif 1151 4l~ 9 t/ 1 it 11 4, 4,0 41, 'Nt 004,0 '040,â€¢ 0F4U, <32, c * , . mE m 1'(fl M t/ F// \426. j I lillli-- 1 ,! , I * / L. E 21 - .U 6f94 Vtl.W )7,00 517%PANITEP TO AWCM El<1511!, 4 42 21 WEVE ELEVATION ( FRONT) U 22 0 Z \- 0 5CALE 1/4"-I'-0" UA 77< Â£2 0 22 gh DZ 11 I 2 \- >I h \-l Un DZ t 9 50 1 - t DZ 0 \Sh @ 5 m MT-7 r--9 -- 4. - Fl 1-33-1 m 114/4/1111114/1/1 - ,// 1.211 g ' - "'~ ~1 1â€ž1 - - 4 1*1 ~-67167-35 RECEIVED LXI5n JUN 2 6 1998 0 ~ Aer-'CIN / r l 1 AliN i i EASE ELEVATIONI COMMUNITY DEVELOPMENT A-41 13 3 0103 'NjdGY I 4) - Amell' 91#Na,85 TO MATCHE)(15816 12 pri 12 eg \/ ~1310 @ A r(~--~3.76 \J 44,6.'*A h EE FTI 4 [IZA C ~~~ e I f Â» 1 : VELED CEPAR 9011%16 PAINTED TO MATCH EX15TING -WAPPITION~ 1 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF April 22. 1998 Karen Ringsby stated she voluntarily had her house designated and she believes in the concept. She feels the addition is appropriate. Roger commented on the mullions and he feels they are appropriate to leave as it is not visible. Mary relayed that Gray was a little upset at the last meeting but every time revisions are made it is for the betterment of the project and the board feels the project is very successful. MOTION: Roger moved to approve the significant development application for 514 N. Third Street with the following conditions: 1) Engineering Department approval is needed for the pavers within the City right-of-way. 2) HPC has granted a site coverage variance as needed for the addition. 3) HPC has waived the volume standard/FAR penalty for the "pre- Ordinance #30" windows in the carriage house to prevent an FAR penalty from being applied retroactively. HPC also grants a variance from the volume standard for the windows proposed in the new addition, as described above. 4) HPC has granted partial demolition approval. 5) The materials chosen will be as represented in the final review application. 6) The applicant must obtain the necessary tree removal permits from the City Parks Department. Motion second by Gilbert. All in favor, motion carried. MOTION: Roger moved to adjourn; second by Gilbert. All in favor, motion carried. Meeting adjourned at 8:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 11 , ./ 9=90, I tkka.1 94-=.4-22 A I -24,7.Â· ~..13*:4-- -; ~ . 10.-f % a -43*- *lf:~122Â·~1' * 5- - 'Pfâ€¢ ..5. 15. f- . =rk.i....11%22.2 . 4,1 .. - Â» I A . ' , 2-*.. 1 pri . d?'.jir*339. . :#03Â·11- 1Â·914 -i 9 ..kit. .*fga Â·42 v.#1Â·mÂ·N- , ' # -41:. - I. t.-24 . A.* .t,t:. 5.1 ./ ----- 1,0~ 4 . I A '" F-ll, / M 1 1 47*0 up*, 0 0 CJ Ir 4.4. /7/ 4.12* 0% I 4 k ** .7.Eff*t ty.rÂ·- I + . - I. % - e ..1,1 1 4.Â£ . N * 0 10 1 1 -- J *4h,1. m MaL. ..Ag - . - Â·t, I -'4 .. 36.2,4 ..9: . . a ; 2*44 M:. 1 . I . t. -- : 0 - 3 f 2-5% ELEVATION ( FRONT) 2 I e l/4"-l'-0" ./... -</IÂ· :...'~2 0 ...4.4 4, Â·9*.I-:2-~Â·-Â·. F .4 . - )4% 9 84.2...01 . 4 1 .4 ... -- DZ \-l ' V Â¥2.: 9. -4.2.4. S\- 2 4 CA OL 11-1 ' 2 2 un 501 r... - 4.6.0 30- Gk *Mil < DZ La &1 . \Sh E @ hi . ... --I.I -T 1,1/1 .. -1 11- Ida ---6/-16/35 1-1 =-Â·0Â·i.4 V re: 4,4:5.j..Y 4: 'a~ .Â·:Â· Â·- / RECEIVED 7-.. :-T - %11 24'Â·. . .4<% 1 '*5'#24*-Â·;237.1 :.2. ...:. 1. I ~ 4~1-':'#ti':-"*.64, " ' eÂ·-----------t!050 .:*4 **#:: -Cy.#149~Mitti.Â·0Â·.Es,Â£:9.-Â·;,~.i:. ;~-. ~Â·Â· JUN 2 6 1998 - pfireabes._~ â€ž*Ft{Z*e-iâ‚¬34.-3-7:f,Â¢:74> - 5HEET NO, 8,-321#~.4=4 :K>- 1 : dr,5. Â· Abwaty / rl i trtlv 9~9334 k .. ..AN...1,1. ,- - . .' :45/ : ~ . r..~ - -2- ' Â·Â·'bME-Â· I . EA5f ELEVATION ..4 2.3 .6. *00'MÂ·Â·Â·Â·*C,4 - COMMUNITY DEVELOPMENT A /1 - /\ 1 5CALE 1/ 8" -1'-O" 4 09 6 r .â€¢b. h 1 44 3 33 N36116 112P 5112EET 00V301 -/ 1,