HomeMy WebLinkAboutagenda.hpc.20090422ASPEN HISTORIC PRESERVATION COMMISSION
April 22, 2009
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: NOON - 745 & 765 Meadows Road -Meet at 745
Meadows.
I. Roll call
II. Approval of minutes -none
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring:
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #14)
VIII. OLD BUSINESS -NONE
IX. NEW BUSINESS
A. NONE
X. WORK SESSION
XI. OTHER
A. AACP update (30 min.)
B. 765 Meadows Road -Ordinance #48 Negotiation (30 min.)
C. 745 Meadows Road -Ordinance #48 Negotiation (30 min.)
D. Adjourn 6:35 p.m.
~q
MEMORANDUM
TO: City of Aspen Historic Preservation Commission
FROM: Jessica Garrow, City Long Range Planner) ~(~
MEETING DATE: April 22, 2009
RE: Aspen Area Community Plan Update
REQUEST OF HPC: There is no formal action requested at this time. Staff would like to
provide HPC with an overview of the update to the Aspen Area Community Plan (AACP) and
get feedback on the Historic Preservation draft chapter.
BACKGROUND: The City and County engaged in an 8 month public process to get
community feedback on the update to the Aspen Area Community Plan. This process included a
project website (www.aspencommunityvision.com), a Facebook group, a blog, small group
meetings, a survey, and lazge community meetings. Information on the public process can be
found on our website. Staff and the Consultant Team, led by Design Workshop, used the
community feedback as well as the 2000 AACP to draft an update to the Aspen Area Community
Plan.
A copy of the draft Historic Preservation chapter is attached as Exhibit A. For details on how the
draft document is organized, please read the "How to Read the Plan" section below. There aze
some formatting changes that will be incorporated into the draft document. Staff will give an
overview of these changes at the April 22"d meeting.
DISCUSSION: The 1993 and 2000 AACPs were used as a basis for drafting the update to the
AACP. The Historic Preservation sections from these two plans are attached as Exhibits B and
C. The feedback received as part of the small group meetings, the survey, and the large group
meetings were utilized in writing the document as well. The community feedback related to the
Historic Preservation chapter is attached as Exhibit D.
The City and County Planning and Zoning Commissions will meet throughout the summer of
2009 to review the draft document. They are currently scheduled to review the Historic
Preservation chapter on Tuesday, August l ]~h. Staff is interested in getting feedback from HPC
on the draft chapter, and having an HPC representative attend that meeting to help answer any
P&Z questions.
Staff has met with the Historic Preservation Task Force to get their feedback on the draft chapter.
Staff will review their comments at the Apri122nd meeting.
HOW TO READ THE PLAN: Each chapter in the Aspen Area Community Plan update
includes an Introduction, Background information, a summary of the Community Comments
1
received as part of the public process, Vision Statements, Policy Themes, and Interrelationships.
These aze outlined in more detail below:
Introduction
Each topic begins with an introduction of the key issues explored as part of the Community
Vision for the Aspen Area public process.
Background
The Background details the past work on each topic. This includes previous planning efforts and
existing condition information.
Community Comment
The Aspen area community provided feedback on all of the topics in the Community Vision for
the Aspen Area. The feedback included Small Group Meetings, Large Community Vision
Meetings, a Community Survey, a Community Vision Blog, and a Community Vision Meeting
in a Box. Past planning efforts aze sometimes referenced in the chapters. These include:
• Core Beliefs keypad voting meetings: July, 2006
• Entrance to Aspen keypad voting meetings: March, 2007
• Commercial Mix keypad voting meetings: September, 2007
• A two-day Housing Summit: September, 2007
• Pitkin County Community Survey: 2007
• An Aspen Chamber Resort Association survey on Commercial Mix: January, 2008
• A documentary and associated survey on Historic Preservation in the City of Aspen:
June, 2008
Vision Statements
Vision Statements reflect what the community aspires to be and were created for each chapter.
The statements aze written as if it is ten years from today. In other words, they explain what we
hope the community looks and feels like in 2020.
Policy Themes
Each chapter includes a number of Policy Themes that outline ways the community could begin
to implement the Vision Statements. Specific actions aze not outlined in the Policy Themes,
rather general policy direction is given to policy makers and the community.. The Policy Themes
aze intended to empower organizations and departments to begin work on implementing the
Vision Statements.
Interrelationshins
Each topic in the Community Vision for the Aspen Area does not operate in isolation. Work in
one area can have a profound impact on another topic area. Each chapter ends with a discussion
of how that topic might interact with other topics.
Attachments:
Exhibit A: Draft of the 2009 AACP Historic Preservation chapter
Exhibit B: 1993 AACP Historic Preservation section
Exhibit C: 2000 AACP Historic Preservation section
Exhibit D: Community Feedback related to Historic Preservation
~xh~bi~'~
Historic Preservation
Introduction
Historic Preservation is the act of preserving a community's heritage and passing it down
to futwe generations. This includes important buildings, structwes, roads and
landscapes. Preservation of the rich history of Aspen is valued by the community. The
choices surrounding which buildings and how to preserve the history are complex and an
ever evolving community discussion.
While there is now general agreement within the community that Victorian-style
azchitecture should be preserved, it should be recognized that even the question of
preserving Victorians was widely debated across the country in the 1960s and' 70s. As
time goes on, new and more recent eras of history aze examined, such asPost-World War
II buildings -and feelings about what is historic change.
The. questions explored as part of the Community Vision process included:
• Does the community support historic preservation?
• Is the community willing to dedicate public funds to preservation?
• Should the community preserve post-World Waz II properties?
• Should interiors of historic buildings be preserved?
Background
The Aspen area is a place with a long and rich history, beginning as a mining camp and
evolving into aVictorian-style city that fell upon hard times after the silver bust in 1893.
After more than 50 "quiet" yeazs dominated largely by ranching, the modern era brought
international skiing, symbolized by the Ewopean chalet. At the same time, the Aspen
Institute for Humanistic Studies and the birth of the Aspen Idea brought a bold and new
modernist style of architecture -- also from Ewope.
The City of Aspen first took steps to preserve historic properties when the Main Street
Historic District and the Commercial Core Historic District were established in the early
1970s. In addition, a handful of historic structures were designated as landmazks through
the 1970s - but a more comprehensive approach was taken in the `80s and `90s when
more than 200 historic properties were landmazked. The city currently has 280 properties
that are designated historic. The overwhelming majority of historic buildings were built
in the 19`h century, and only a handful of designated structures were built in the last 100
years.
In 2005, Pitkin County passed a significant revision to the Land Use Code providing for
the protection of the important historic properties that exist in the urban growth boundary
area. These code provisions have been successful in encouraging preservation throughout
the county. The Pitkin County program relies on voluntazy designations. In 2008 the
county completed work on Historic Preservation Handbook, which includes background
information on the history of the county, a description of the incentives available to
historic property owners and a listing of good preservation practices.
In December 2006, the City Council established an emergency moratorium on building
permits in the Commercial Core (CC) zone district while staff researched options on
preserving the interiors of historically designated buildings. In December 2008, the City
Council lifted the moratorium without taking specific action on the issue.
In July 2007, City Council approved an emergency ordinance that required all buildings
over 30 years old to be reviewed for historic integrity before receiving a building permit
or demolition permit. Local residents objected to the requirement, and after a series of
meetings, Council adopted a revised interim ordinance in late 2007.
The revised ordinance identifies a list of 53 properties that cannot receive a building or
demolition permit until a 90-day period has elapsed, during which the city negotiates with
the property owner regazding the economic and community benefits of historic
designation. If the property owner still wants to move forward with alterations or
demolition, they may proceed after the 90-day period has elapsed. The revised ordinance
was intended as a temporary measure while a new Historic Preservation Task Force was
established to explore a wide range of issues related to the historic preservation prograzn,
and make recommendations to City Council.
In June 2008, the city released a 28-minute documentary titled "A Fragile Heritage:
Aspen's Historic Preservation Debate." The documentary focused on the complex issues
surrounding historic preservation, and also relied on IocaLarchitects to explain the
architectural styles of different historical periods in Aspen's history.
In Aspen, there aze two Historic Preservation officers that work in the Community
Development Department. The City of Aspen has one of the strongest historic
preservation programs in the country. The program relies on regulation and incentives to
protect and preserve historic structures. While there is no dedicated public fund to
preserve buildings, there are economic incentives provided to historic property owners,
such as square footage bonuses and no-interest loans from the city.
Community Comment
Overall Preservation
A review of the community comment shows that Historic Preservation is important to the
community. At the Community Vision Meetings, 79% agreed/strongly agreed that
Historic Preservation "is important to me."
However, there is reluctance to dedicate new public finds to preservation programs.
When asked to split $100 among nine topic azeas, the Community Survey respondents
and the Small Group Meeting participants spent the least amount of money on Historic
Preservation. Similarly, only 37% of the Community Vision Meeting participants would
support a new dedicated public fund for historic preservation.
The Community Survey showed that 50% of voters and 49% of homeowners rated
Historic Preservation as important, although second homeowners weighed in at 65%. As
indicated in the table below, voters and full time homeowners believe the Historic
Preservation effort is exceeding their expectations.
Historic Preservation
Voter Full Time Second All
List Homeowners Homeowners Homeowners
Importance of
to is 50% 49% 65% 55%
Assessment of
topic 57% 53% 61% 56%
Note: Survey uses a scale of 1-5, 1 being the lowest and 5 being the highest. The figures
above add the results of those who chose 4 or 5.
It's important to recognize that Historic Preservation has been a high profile issue during
the last 18 months, and the Historic Preservation Task Force has not completed its
recommendations on the subject. This makes the current "assessment" somewhat
unreliable.
Post Waz Preservation
The question of whether and how to preserve post-World Waz II properties has been a
matter of debate in the community over the last 10 yeazs. The Community Survey
showed relatively little support for the need to reach a "consensus" on protecting Post-
War buildings.
Full time Second ALL VOTER
Homeowner Homeowner Homeowners LIST
Support of reaching
consensus on Post-Waz
Preservation 33% 48% 39% 35%
Survey uses a scale of I-5, 1 being the lowest and 5 the highest. The figures above add the results of
those who chose 4 or 5.
Presented with a different question and more specific choices, participants at the
Community Vision Meetings showed considerably more support for the preservation of
Post-War buildings. When asked if "it is important to preserve structures from Aspen's
Post-War history, such as European chalets, and modernism," 19% of participants stated
"Yes, it's important for our history," and 37% of participants stated "Yes, but only the
most superb buildings." A total of 23% stated "No, I'm not convinced yet," while only
19% of participants unequivocally stated, "No, we've preserved enough."
The 2008 "Fragile Heritage" documentary included footage of modernist and chalet
buildings as well as educational commentary from local architects. More than 120
community members who watched the documentary were asked in a survey if the
modernism and chalet styles of azchitecture were worth preserving. A total of 71
indicated support for the preservation of modernist buildings and 68% supported the
preservation of chalet styles.
When reviewing the different types of community input on this topic, there aze apparent
contradictions. In hindsight, staff believes that asking the Community Survey question on
whether the community "should reach a consensus" on preserving Post-War buildings
was not very meaningful. Simply put, the question does not ask whether the resuondent
believes in preserving Post-Waz buildings. Rather, the question asks whether there should
be some kind of unspecified exercise that produces a consensus. This suggestion received
a lukewarm response.
However, when specifically asked whether they support the preservation of post-waz
buildings, a strong majority of participants at the Community Vision Meetings either
supported the idea or were open to further education. Only 19% were opposed to
preserving any Post-War structures. And when given more in-depth information on this
topic through the "Fragile Heritage" documentazy, a very high level of support for the
preservation of post-war buildings emerges.
Interior Preservation
At the Community Vision meetings, participants were provided background on this
complex issue, stating that interior preservation would not apply to private residences,
and would only apply to publically accessible buildings that are already historically
designated.
However, there was no clear direction from participants on this issue. Only 47% of
participants felt that "interiors that truly reflect the time period they were built should be
designated," while 53% thought "the City should not be in the business of designating the
inside of buildings, even if they are publically accessible."
Vision Statements
• The Aspen area continues to be a rare example of a resort town that has an
authentic past with a rich history.
• The best examples of Aspen's post-waz history have been preserved, illustrating
the beginning of Aspen's modern era.
Buildings from different eras in Aspen's long history have been preserved, both
for the cultural education of future residents and the health of a unique resort
town.
Policy Themes
• Given the complexity of the issue, comprehensive education regarding all aspects
of Historic Preservation is critical to making sound decisions.
The Historic Preservation Task Force will release recommendations about the
Historic Preservation Program later in 2009. In general, the community will need
to have an informed conversation about voluntary vs. involuntary designation,
4
package of economic benefits in exchange for designation, the impact of
variances on local neighborhoods, updated designation criteria, and other issues.
• One of the basic principles of Historic Preservation is to design new buildings and
additions that do not copy adjacent existing historic structures. This concept is
reflected in the City of Aspen's Historic Preservation Guidelines.
There is a range of ways to preserve post-waz buildings. We should analyze and
review the best methods for implementing this vision statement.
With regazd to the preservation of interior elements, policymakers may choose to
explore:
o Preservation policy for public buildings
o Public-Private partnerships for privately owned, publically accessible
buildings
o Interior preservation regulations
Interrelationships
Environmental Quality -The Historic Preservation Commission guidelines currently
accommodate renovations to buildings that can increase energy efficiency.
Sustaining the Aspen Idea -The Aspen Idea emerged from Aspen's post-waz history.
Mana¢in¢ Growth -The potential reduction in house size may have an impact on historic
preservation policies.
Economics -Historic Preservation is important to the economic sustainability of Aspen
as a resort.
® :.
E~ _
~ .
~-
~'_
d
:~
A
~~
~.
®~
~'
_.
_ I
~,
;.
i
;_
I
i
,_
~~~ ~ ~ / •_
/..
v..
_.._ rig
~ -
~'
~ \
~',
~'
~~
~:_
~..
~,,
~'
~,.
~d i
., ..
53.
mac, .. _.
~.
i"
i
i-.
..
i!,f
I
~I
I~
I
f .
i
i-
~~ ~..
I`
t ,
^;I~
~' ~_ -
€'
~,
~~"~
~! ~
j
is
~;
Intent historic setting is recognized as being a vital
component to our economic well being. Maintain-
ing.our history through the preservation of our
To ensure the maintenance of character
- quality architectural resources has, therefore,
through design quality and compatibility with
. .,
„grown in importance as the. responsibiltybf
historic features. ~ ' the entire community. The loss of our historic
azchitecture through total removal or insensi-
h~1110S'Ophy tive adjacent development must be prevented.
Aspen is rich i~ late-Victorian, architecture, which hOIICy
gives this community its historic essence and sense, - -
of scale. Modem buildings woven throughout the ~ 13etain~and encourage eclectic and vanetal.~
traditional townsite and along the hillsides create
businesses along Main Street fo mamtam and _:
an eclectic design quality that contribute to the
small-town uniqueness of our community. The enhance the special character of the historic . ,
importance of quality infill design within [he,larger district.
~ ._ .. , ,
.
54 ..
:
~..
_... . ,
.
.
.
.. ,
.,
~'
~"~':
~.,
~'
'.
'_ ~~
. __
~!-
~'
~' _ .
~` .
i
~.
J
.. -
-.
~_~ .. _ - ~
THE CITY bF ASPEN - .
Q O p. ~~
- m'^ 3~ ~' F ',
~~~ ~ ~~~ ~
}
ray. ~~7 ~ ~~~
_ . ~,y ~~ ~ ,, '~~ ~, ~~
~ ~ ~ ~
n r
x ~ ~ `.
P'T "3 ..:......
r ~ c `9
k i~ #n
.3 'y~~ ~ lays ~~ y4.~"~~. ~ ~ --~ `~~((~ ~ r _.•
1 ~4E d N~ie~'
.~ L
•u ,
_ yL,
o-zi..
i'~ _ ~
%~F ~
1 ~~ y x- ~~
Y+
31y
i L
se N. 3.,{ i ~ ~ _
'" :* i~ ~+=e rte,, s'Ye '. ~ v~.--r d. @.~t + .3 s -:,. "' _
~._
3^ ~ 'xP,xy.~r;C ry ~ ~ rT.. ~ k
r ~ i'~ ~ x~u cn ,~ t ` a ,~ ~ r iY~ a a ' '' - x
~~„<~ ~~~~~~e_m~~bruar~ ~$~ ~~~00~ rrr ~;~~ ~~~~~-~ ~ L .
z~
4
x `'` e tY ~` ~ ex ..mz "+~ ~ ?au.'~ s. ~9q. '~sa`"'s' ~"sa`'r` •°.~ .y r n,~
.a ~t~"~-• ~• ~~'-~:w~ t'-' :„~ "~'~ 4 -•,~* xs„ t ~i~,. x•.`-r'~i~ }'~n't'`'S~ ~a ~"~'rr° `2~^.n .~..
c. g -~r..uu~sa.'n.....u .y ..u.. `.~.u~'-.~r~ ~..~. m.~...'„~a~'z-'7x. ~'!e " v3+e.,.......r 'nw:.z x..~1...;uv.u~_ ..~ ..- ~+.1.~,m~~. ..._mxv
,,
Historic
Preservation
38
VtiTE: rendenng5 depict ola and new
~r future aspects of the community.
.~
llisforic Preservation
,,
Intent
•Preserve Aspen's irreplaceable historic
resources.
Philosophy
The mission of the preservation community
is based on two interlocking convictions: a
desire to safeguard a broad representation of
our region`s cultural, natural, and historical
treasures: and. the belief that b}' promoting
appreciation of our history we maintain a
"sense of place" and a sense of community
while strengthening our local economy through
tourism. The wealth of buildings, traditions,
and stories that one generation leaves to the
neat are inherited assets. The purpose for
encouraging preser-~~ation is to protect those
assets for the enjoyment of present and future
generations.
While the overall goal of protecting
individual historic sites or the historic
character of a larger area are foremost, the
preservation process must be one of reason and
balance, predictability, and economic fairness.
The importance of historic preservation may
Aspen's distinctive histor}~ is irreplaceable not at first be apparent to members of the
whether it be the late nineteenth-century community who are struggling to earn a living
miners' cottages, the Bauhaus buildings or to those who are new to the community. It
introduced by architect Herbert Bayer, or the is possible, however, to ]et history inform all
faux-chalets built by ski instructors in the levels of development through sensitivity to
1950's and 60's. Aspen is not a great example scale. Many land use policies that have been
of a mining camp: the architectural context is implemented defy the traditional development
much more varied. Our heritage also includes pattern in Aspen. We encourage returning to
a rich intellectual, recreational, and. social higher density, development within the city
history. Ow~ town's unique character is what -limits whete appropriate..
attracts visitor: and residents to our corn-
munity. We must continue to build on what
we have by authenticall`}~ preserving historic
structures and creating thoughtful ' new
buildings that encourage and shape that feeling
of historical continuity. Every marker of
community spirit brings us closer together.
Aspen should strive to be a lively and viable
resort commm~it}~, not a theme park tourist
To promote and perpetuate htstonc
preservation' and' to' protect' and" presence
Aspen's distinctive cultural heritage. we must
assist those involved to understand Aspen's
history and its current vision of itself. VJe
must raise community awareness tluough
education and conununication. A community
united and firmly grounded in local
circumstances can accomplish much.
destination. V1e recoenize that the travel and
tourism industry is a powerhouse for economic
growth and that the development and
mazketing of tourism is necessary to sustain
our local economy and way of life. Decades of
economic booms and busts have brought
significant changes and periods of redevelop-
ment to Aspen. This opportunity for constant
revitalization of our to~a~n must be directed in
ways that continually enrich Aspen rather than
challenge its heritage. \'`~e must consider what
we hope to pass on to future generations. A
historically significant building tom down is an
asset destro}~ed, whereas a building that is
respectfully restored continues its useful life.
39
Historic Preservation
i
Policies
Retain and support an eclectic mix of
historical structures in our community.
Provide support and education for the
preservation of historic resources.
Ensure that the rules and regulations
regarding development and historic
preservation in our community create
projects that are consistent with our
broader community goals.
Goals
A. Create a more vibrant town with
appropriate mixed uses and a variety of
building sizes. Allow historic patterns to
inform new development throughout town.
B. Work to improve the Historic Preservation
Commission (HPC) review process.
C. Do not approve "copytecture" solutions.
Encourage sensitive additions and talk
about compatibility in terms of
"sympathetic, subservient, and contextual."
D. Refine the Historic Preservation review
process to make decisions less subjective.
E. Improve compliance with the recom-
mendations and "Conditions of Approval''
of the mandatory review process.
F. Protect all buildings and sites of historic
significance.
G. Improve communication, education, and
advocacy for historic preservation, and
create better tools to accomplish this goal.
Raise community awazeness of the
importance of preserving our local history
and of the value of having a Historic
Preservation Commission.
H. Maintain and add innovative ways to make
preservation work in Aspen, such as the
historic landmark lot split.
l
d,
40
00
~ M
t(> tD
O O O
~+'
~ M
O M
t0 M
00
~'
`: N r r
~i
~` v
c
0
mo
'd'
_ ~~-
~,. y M N tl'1
~:
a ~
.~
~ ~
v
Y O>
ti O Q7
r
•
.~~ ~ ~ Q7
`
~~
D r T N
~f
0
V~ m r r N
~~
Q~ •R
~ t{y
r 1 ~
r N
M
Cj
u •
d~ E
Q"r m
E N
~D ~
~ x~~e
~
O Y N
N
~ O
L
~ r+
~
J
~ Y
~ N V
~
a
d O • ~~
C
Y ~ ` O
U
~
u~ p
U G
> ~o
O1
~xr~l~'t D
~.
z
~.
.~
E
0
U
R
m
c
d
a
N
Q
ro
0
0
N
J~
~~
:3
~~
w~
W
N
a
.~
.~
U
c~
L
a
d
~.
N
Ma
W
0
0
N
7
C
Q
y-+
0
e
e -~
~
o
, ,
.a
v
e
e
e
e
~e
v
,
o
e
o
e
e
e
~e
o
,
v
ee
o
e
.
O1 a?. N M {'f O a O r h A h a~ Nh A ~°y
O W ~O r C~ M h h e0 b C0 tO a Nr ~ a
f0 W W b M H N N N N r r r r r
ee ~ of o e o e e e e e e e w e
O ao O h N ~ b
' t0 A Ir ry os r a e a ~. ti
a ~ V' Oi aD M ~tl h b N ~O O Q ~
O T
~
O
t0 V' tO M a V r N t0 e9 r N r r
~
r ~
~o ;~ °
N a e e v
fo o
~o e
n o o
. .~ .o
° .
' .
. n m ~ o ry { v c .o a
V. N 0 a N W V' ~ N I~ M a~ ~ h r O a
~O ~'/ t0 e7 b: 1p r M Cf l9 r r N
1k ~.
E ~<
o ~ o o ~ v o e ve ;e ~ e e ~~ e ~
tS 00 ED M r h O O~ a W r eq V Ol ~ t0 aD
OV A N O/ m m W Of W aD fO N Oi O
O
b
A
i0 eF 10 V ~ Pl r- N a9 N r N r r
m
U
A
W
U
m _
C
m
~ E
W
.0.. W C
01 O
f0 m E o ~ d o
E
N c
~
O O ~ fO a
w a
~
C 0 0 0 >
d O C ~ N
C
y L
m ~ =
p 9 N
C
a
W
l0 O
~
~
w
~ Z ~ c Z O
~E b o E ~ '~ N N
~~ w
O y ~O W ~ C U ~ W y 7 O ~ '
m C
oa O
.
` ` ' '
F= ci a Q ~ a w a ci ~ ~ ¢ v~ OS ~ a
.~-~
d
d
n
U
d
'v
w
V
d
N
a
a
E
z
~~
~~
~S
//~/~
V/
a
,~_~
Q
V
A~
L
Q
C
Q
Q
O
N
_~
`J~
N
r
~
_
J
m
ee
s
e
w
of
ems.
e
e
e
e
e
e
e
e
e
e
e
e
Q'
W
'q N e0
D W
i9 13
~ aO
0 b r
1 N
! M Of
W r
b A
• CD O O W O t0
01 C
m
ao 0
o 0
n p
n N
n
m
m e
m Of
a 0
a 0 ~ ~ 0'!
F c m ao ao a
O ,~ ;~. ~ ~-.
j ~
N
d
Ej
e v e s a e e e e o 0 o e e e e o
M N Of b e• .
r f~ ~ ~ O M N ~ M t~ m N M M
~ II A A A W M N A N IO M OD m O a' OD aD Of 01
O
= c OI (O m n m A. h h A 10 m V P b a ig a r
J
J
Q
~
~
J
~ °
N In a \°
e
a \°
e..
O \°
e
M ~°
e \°
e
t ~
e
m \°
e
t0 \°
o
b e
b \°
0
t \°
0
a \°
o
O \°
e ~2
o
O \
e
oT \
o
aO
~°
°
~ E H M
O
W
O {'~. 7
N
O
D ~
N ~
~ P
W
a
b ~
,~
N p 11
C m
Of f
m
aD
h m
aO A
m
f~
A I
h m
tq-
h h
Pl 1
it
m
i9 N
t~'!
O m
W =
(n V h
N x
Q :
,^,
F
3
.
~
v
O
d
t<'
`7
E o ~E ~E
o aE ~C
e ~
e ~
e ~
e ~
e ~
o ~
o ~
e ~
e ~
e ~
e ~
e ~
e ~
e ~
e
=O ~
u P•t
i ~O
; W.
ui ~ ~
o ~ OD
i ~
~i h
: N
i to
d m
i iY
d tO
o O
o r
~ 0~
o V
~
~ c r
w i
eo m u,
ro ao m
n o
n e
n r
n u
m ~
m ~
w l
m a
ar a
u a w r
N
' ~ 4~
d~ ~
~<
~ :,
,
tL
i
N
m
C N
_
.
'~
• 7
r
o
o
E
W
7 = ; O
v
N p
~ C
'N ~ O
C
E
p
p
~
'
^
Y
'
'o
d
m
V ~
~
N
W d V W
C U R
T W m
O y
p L
m ~
O N
N
' ~ ~ Z
~ E c ¢ m ~ N W C p a . - d
W E ~ m
W
V O V N y { U W W V ~ W ` G O R V
V C N C 7 R d V
~ N m 'O 7 ~ O ~ 7 L
to W F- fA Q' W = a O W d Q J 2 tA W U U
a
d
3
c
m
v
o m
n W
N U
~ N
_ C
O C ~
~ ° a
v ~ E
d
p, c ~
y o m
~ ~ ~
`o
U
~ '1 C
~ Ip W
r
N C Q
a`~ o ~
II d a.
O
Z £ Z
S=
/~g
~£
~~
W
//~/~
V/
0
U~
L
Q
C
d
W
a
N
~ ,~ .007+, ~ m ~°~, ,$ n m ~ m
w
F- I~
C ~
V- M
N ~
N N
H ~
N n
y ~
W ~
H M
y 0
W
0
N
m
C
2n
y ~ r ~ a ~ _b A M n fG'! 1~
O
G N N N N N N h M
= N W
J
J
¢
N N
J F
Q N ~~i d M ~ 1~0 ~ ~ a n b N
W
=
~
M
N
N
N
-M
W
W
N
W O
W
(p
¢ C
N
d
3
0
E
o
w
O
O
T
h
N
o
N
~
n
aD
n
N
m
_
x
m ~
e T ~
'p T
w T
w T
w A
"' T
w T
w O
y O
E w . ~
a
w
V
m
r
y- N
N
5
o v
'Z
d
N
C
.V G
C
~,
N
C N
N N
V
V!
r
b c ~° °~
W m
V o v
C m s
V
C E
m ~ G
~
y
O (O
E
m
~ O
N
C 01
m ~
N
L ~
w ~0..
~ rO,
G a0.
C N
'O
Q ~ R
" m
a ~ ~ N E ~
E
V
'v
V (p
'O
w C
N C
l0 C
O
O
f0 H ~ ~ b L ~ C U O
a x a ¢ v~ ¢ x w w r
~Y
Fa
i~
>5
`r~
i..
,,~^
VI
a
w Q
C O
3 V
Ev
~ C
U `~
~a
d ~
L `
Q Q
C
d
Q
Q
0
N
r
N
J
C d
N ~°
70 .`e
W A°
d e
N e
d a° _. ' ~
d
W
W
O e
W ems'
b a
r
W
f p
C Oi
A ml
A V
P C1
M1 C
M1 -Q:
b d.: h
:.;,b ai
b 1C
b e
b O
b Di
d tV
d 10
n
w
`
u
J ~ p a' a. : ' a° 2' ye se X eq A° e ~
d
0
b
O
W
b
A
O
N '
b
d '
',. Q$ C of
n m
,. ; m
m ~>
n M
b m
m - A
b
- u tll
b
~
~ W
n
v ai
M
E .
0
2
A
y
J m
N C y ~ W W OI
0 P
C b
O d
W b
C
i O
V O
A W
C W
b W
H
W N E G r W m
b 1
W I
b 1~ M1 -
b O
d I
b -: b t~! d d
W
W =
Y m
y O W h N W N N ' W A by
~ VJ W r W W r
~ E C A M1 n A b b b b b b d d M N
LL D
2
9
~ Y
O Y C
a w
y u O
9 m
`
~
C Q`
° a c
a
. m c o $ m 2 $
$ §$ W a a a$ 'c a c 3 ~' a
V
m T
s 6 7
N Q N
a 9
3 0
c d C=
° m
r T ~
> S O L
w
n o
$ w 9 y
b
E ® oa a ° c ad °° o o a ~ m
Y 4
S N a
C O O§ S 9 ;
m O m w m Y 0 $ d
d ~ C S V Y 9 O O S O O~ L
b 9 w '~ N O $
C Q g
0
- .~ Y C C E J m p 3
c ,•ml v~ c °. o y
m E ®$ .n n a m a E o
'' me a = a $$ co E a a$ E>
§ E E O a m N § 9 N N O Y .
a Y
O
S '~ S 4 a ._ G
a N L
a t
N C
.~ O O
Y O
S
'~ C
L
m
N pOp O~
Y P ~
m =
m 0
~ 4 a w N
W C
V m b~ w
m 4
p
a t
~ ~pp Eb
a Y
Y
§~
3 $ O
a O
'y G O ~ , m Z O ; ~C
a o m a m a d .E ~ o a c S i a ~ 01 i ° o~
m g yyc c ~ ,~D ~ u E o gGp t~ D .D _
2$ s v ~~ °
§
E 9 X B S O
~ m E
^ D o y ~
S O r C N N i .
S N
N t O
m '!9 o c D b
u ; o C
C C
o m o o
c L ~
R; ~ ~ S 9 r q q K G q N O E _ _
'ti' ~b
a p
o
m 9 ~ a
O 9 O
~ m C q N w p C m 6 0 b N N C
V Y T m C s S ~^ 6.r 'O y C = O c m~ O c
`
G o ~ $'w ` $ $ a mO am ~a $c ca §Cm w
~
E
d
E C C
m$ q ,C~ •>
u• ~ T`
~ E O
> m
> a Y
u § c
a N
O d Y
~ W m S
c m^
a b a
~ s y .'! N
Z c~ E
~
~. 9 ~ 9 E a
O D m p p 9 E
~ y
~$ a a w .§ '°O a= ~ C m a N Q
a
.~ :~ a °> '~ $ c o 0 2
2 ~ o -° u E~ E o a s o ~ as s o
m a 5 o a b a m m o o d D o: z$ N `
~ v r a a a b r§
D
§
§
•
° m
~ ~
a
c
a $ a c v u
a n m o o a
L~ °. Z. ~ i
e N C O d oCC Y~ ~ C
S C C a Y ~ e N
C ~
^ C $ w
L
$
E
$
7 a
6
6
~ N
A
O
a .
O
O
m p
N G
H W H W W Q O O W Q ~O '2 fO !- 7m F 26
c m
c o 0
FE
3
N
a
o ?'
n~
E
~O
~' p N
V b y
m m m
n o m
r b
`D
m d
T
a o m
E °~
z fi
~~
i~
a`
~~
~~
U
ca
Q
c E
Q. L
Q d
N to
t
,>
u'
?'f'
d 'R
M
e
u
c
e
e
~
.
~ a
a e
e \°
o .
o ~
e \°
e \°
e ~
a \°
e \°
e
:T- ~p
r b
r a
r r
r r
r
Ol
n
fO
~:
b
~
r
~
N
N
a?
'~
O~
~, ~ C ~ ~ ~ ~ ~
Cry;?
4
~~I
:Y
Yi.[`:
;j
~
~
d
M
N o
e
^ o
e
r e
e
n
e e
e e
e
M e
o
e o
a` e
o o
0 0
o 0
e o
o e
o e
e e
e
\°
a- ~
`.`
~ O O
i a
D C
D ~ A e
0 b Ol N ~ ~O h M M N ~O M M
~,.
~
M e
o e
v e
o e
o e
e e
e o
e e
v e
a e
e e
e e
s e
e e
e e
v o
o o
o e
o
o fO n ° 'D ~ ° °' i v ~ ro ° N V N o '~
~ ~ e
O t
o e
O o
~ a
e u e
O a
O a
o
m
" E
p
N ~ _
m
m
~
c
'
O .
c
p N R
Z 7 N ~ U
Y ~ i
a ~ :°. u ° m E m
c v o ~ ~ d ~ m 2 m aci ~ m o ~ ~
O 'S ~p O N E O
d N C O V U ~ V O ~ L
A O ~ ~ O m U
~ ~ a ° c ~
° ~ 'S ' ` o c d ~
N 9 ~' v 7 n
7 y i
a
U -
-
L 3 m
0/ C c
m o
tC O N C W
2' W O 0
J d a S !A U U S W (A Q W ~ W H
Z
FO
Z c
~Y
i
///
29.) We should encourage the creation of gathering places and businesses that cater to
y~ger generations to enjoy the tlowntown, including nightlife. (Select on e)
Respon:
°'
Str eroent
ongly agree 23.63
Agree 44 37°/
Disagree ,
17.17/°
Strongly disagree 5.45%
I don't know enough tq have an opinion 4.59%
This does not matter tome 4.60%
30.) Let's talk about price of lodging. Which statement do you agree with
This is a world class resort, so we should focus on deluxe
acwmmodations' 14 68%
We need to focus on inexpensive lodges that provide a place for the
next generation of ski bums to discover Aspen. 61.16%
I don't think prices are a problem. 24 16%
71
31.) If a lodge can't be both small and affordable, which statement do you agree with the most?
(Select one)
Responses
ercent count
We ~ould try to preserve small lodges with unique character,
e'~^ if they are expensive.
WA should encourage less expensive lodging
even if the buildin
s 55 17°/ 221
,
g
need to be larger. „ „°, , y,
32.) Historic preservation is Important tome (Select one)
Strongly agree
Agree
Disagree
Strongly disagree
I don't know enough to have an opinion
33.) Historic preservation is vital to Aspen as a community, and a s a taxpayer I would be willing
to support ft through a new dedicated public funtl. (Select one)
Responses
SVOngly agree ercent count
Agree 10.54°~ 43
Disagree 26.84 % 110
Strongly disagree 24.05 % gg
I don't know enough to have an opinion 2943% 121
This does not matter to me 7.61 %
, ~,,,, 31
C
~. ,._ti
~;t?A
s
~O~
~
4 . .
:~
'~"_
c ,.~~
F( ` >
ax°r..G
,c
4i_ e?~;~
.
y
,.
~,~'
~
r ,_ --<_r
c: '.
s
~~
e,
~s a:~ v
w
r. 6 f*
apr.~.~x
~e "
'~ ,u+
~.
tr° ~`
J
34.) In order to illustrate Aspen's history, I think it is Important to preserve structures from
Aspen's Post-War history, such as European chalets, and modernism. (Select one)
Yes, it's important for our history. 19.28%
Yes, but only the most superb buildings. 36.58
No, I'm not convinced yet. 2252%
No, we've preserved enough. 19.15%
I don't know enough to have an opinion. 2 23°/
This does not matter to me. D.24%
35.) In terms of the interiors of historic publicly accessible buildings, which best tlescribes
your position: (Select one)
I believe that interiors that truly reflect the time period they were built
should be designated 46.92% 192
I do not believe the City should be in the business of designating the
inside of buildings, even If they are publicly accessible. Exterior
preservation is good enough. 53.08 % 217
Totals 1D0% 409
s-u~-
36. e're about half-way, how are you doing? (Select one)
Responses
ercent count
Intensely wmpe Ind' n~the questions 6.08 % 18
Deep mental pain . ~. 18.58 % 55
Quite comfortable, bring it on! . 41.55 % 123
1 shouldn't have eaten my neighbors sandwich_ 12.84 % 38
All of the above 20.95 % 62
-. Totals 100% 296
37.) Do you think there are loo many people in Aspens (Select one)
. Responses
Yes
Sometimes, but I can live with if
No
'`,
Yes .v°
No
I don't know enough to have an opinion
ercent) (count)
9.91 % 40
46.09% 188
43.99% 179
Totals 100% 407
38.) Shoultl there bean annual limit on the number of homes that are tlemolished and replaced?
(Select one)
Responses
ercent count
31.69% 132
60.04 % 249
8.26 % 34
Totals 100% 415
~~
~ w
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 765 Meadows Avenue, Ordinance #48 negotiation process
DATE: Apri122, 2009
PROCESS: In July 2007, Aspen City Council adopted an emergency ordinance,
Ordinance #30, Series of 2007. That ordinance prohibited any exterior alterations, land
use applications, or building permits affecting all non-landmarked buildings constructed
at least 30 years ago, unless it was determined that no potential historic resource was
negatively affected. The purpose of the Ordinance was to protect Aspen's significant
architectural heritage; not only Victorians, but more modern structures as well.
Ordinance #30 was in place for 5 months, during which" time Council held numerous
meetings to discuss the effect of the new regulations and potential amendments. In particular,
Council wished to see the applicability of the Ordinance narrowed down dramatically from
all properties over 30 years of age to a specific list researched by staff and found to
potentially qualify for landmark designation. In December 2007, Ordinance #48, Series of
2007 was adopted to replace Ordinance #30.
Ordinance #48 creates a formal list of potential historic resources in Aspen that may have
historical, architectural, archaeological, engineering and cultural importance.
Detrimental development or demolition actions affecting these properties will be limited
while the City undertakes an evaluation of the historic preservation program via the
Historic Preservation Task Force.
765 Meadows Road is identified on the List of Potential Historic Resources as part of
Ordinance #48. Owners of a property listed on Ordinance #48 can still move forward
with proposed projects if they:
A. Submit the plans and seek staff determination that the work is exempt from delay
under Ordinance #48 (routine maintenance work for example); or
B. Submit plans and seek staff determination that the work, while not exempt from
Ordinance #48, can move forward by voluntarily complying with Staff or HPC
review (depending on the scope of work) of the project, or
C. Submit plans with the intention of triggering a 90 day delay period, during which
time City Staff and Council will negotiate for appropriate preservation of the
property. If the negotiation does not result in an agreement to landmark designate
the property, the building permits will be processed as requested.
Westview Holdings, LLC, the property owner of 765 Meadows Road, has submitted a
demolition permit. Westview Holdings, LLC is the owner of 7 abutting properties on
1
Meadows Road and Sneaky Lane. Buildings on some of the sites under this ownership,
such as the Tennis Townhomes which were once under construction at the Aspen
Meadows, have been demolished and not replaced. Westview Holdings, LLC has
indicated that they do not have any interest in negotiations (see attached letter.)
Nonetheless, the City is entitled to delay issuance of the permits in order for the Historic
Preservation Commission to weigh in, and for Council to promote incentives and/or
demolition alternatives if appropriate.
HPC review is not a public hearing, and t11e acceptance of comments from the public or
property owners are at the discretion of the Commission. The Commission is asked to
make a recommendation to City Council regarding the potential historic significance of
the property and whether Council should extend any benefits to the owner to preserve the
property. City Council will review this issue in late May or early June. The 90 day
negotiation period expires on June 17, 2009.
APPLICANT: Westview Holdings, LLC, owner.
PARCEL ID: 2735-122-O1-002.
ADDRESS: 765 Meadows Road, Lot 2, Snobble Subdivision, City and Townsite of
Aspen.
ZONING: R-15.
Legend N
~~:licant s Residence
Roads j,~i - - E
City 6oundarl ~~ ~
Purchased Procerties o 35 ?D 110 210 26o r
DISCUSSION: HPC is asked to weigh in on whether this property's significance
warrants preservation negotiations with the property owner. The City cannot designate
properties listed on Ordinance #48, Series of 2007 without the owner's consent. The
criteria for designation are listed below and staff s analysis follows.
26.415.030.B. Criteria. To be eligible for designation on the Aspen Inventory of Historic
Landmark Sites and Structures, an individual building, site, structure or object or a
collection of buildings, sites, structures or objects must have a demonstrated quality of
significance. The significance of properties will be evaluated according to the following
criteria. When designating an historic district, the majority of the contributing resources
in the district must meet the criteria described below:
1. A property or district is deemed significant for its antiquity, in that it is:
a. In whole or in part more than one hundred (100) years old, and
b. It possesses an appropriate degree of integrity of location, setting,
design, materials, workmanship and association, given its age; or
2. A property or district is deemed significant as a representation of Aspen's
20th Century history, was constructed in whole or in part more than thirty (30)
years prior to the year in which the application for designation is being made,
possesses sufficient integrity of location, setting, design, materials,
workmanship and association and is related to one (1) or more of the
following:
a. An event, pattern or trend that has made a significant contribution to
local, state, regional or national history,
b. People whose specific contribution to local, state, regional or national
history is deemed important and the specific contribution is identified and
documented, or
c. A physical design that embodies the distinctive chazacteristics of a type,
period or method of construction or represents the technical or aesthetic
achievements of a recognized designer, craftsman or design philosophy
that is deemed important.
STAFF FINDINGS: Staff finds that criterion C is met due to the property's
representation of the Rustic Style. The house at 765 Meadows Road was constructed
between 1960 and 1962, according to the Assessor's Office, and information provided by
the original owner. It is a log kit building, apparently not Pan Abode brand, purchased in
Denver and constructed as a weekend home for a Front Range family. That family sold
the property to Westview Holdings, LLC in 2005.
The house combines the influences of two building styles that have been documented as
prevalent, and arguably important to Aspen's postwar history. The log kit construction is
consistent with Rustic homes that were built throughout town. Manufactured log kit
homes gained populazity in postwar Aspen because they were cheap, quickly constructed
buildings that were typically used as vacation homes. Manufactured "log" cabins were
indicative of American's romanticized image of the Wild West that was fueled by series
like the Lone Ranger (1933 - 1954) and Davy Crockett (1955.)
3
Examples of Pan Abode homes built in Aspen in the 1950' and 60's are shown below.
4
The Chalet style was popular during an overlapping "period of significance" and
decorative details commonly associated with this picturesque, alpine influenced style
appeared in a few instances on log kit homes. 765 Meadows Road includes ornate
fascias, shutters, trim, balcony railings, and window boxes. The images below are a
similar example of this melding of Rustic and Chalet influences. It was located on
Westview Drive (Eastwood/Knollwood) and was demolished around 2000. It was Pan
Abode brand.
The Building Department does not have the original permit for the construction of 765
Meadows Road. There is also no record of permits issued for more recent remodels or
alterations. During a discussion of possible designation of this structure in 2000, the
owner at the time stated that the building had been re-roofed and re-painted over the
years, but did not suggest that any other alterations have taken place.
As-built drawings are attached to this packet, along with staff's integrity assessment,
which we have chosen to complete using the form for Rustic, rather than Chalet style.
We find that the house merits 96 out of 100 points, which far exceeds the threshold for
designation (75 points for postwaz buildings).
Staff finds that 765 Meadows is a very intact representation of what a second home in
Aspen once was. Visually, it conveys many of the values that were influential in the
developing ski resort of the time. The floor plans suggest a classic family ski lodge, with
six bedrooms and a large common area focused on a fireplace. We believe demolishing
this building would be a significant loss to Aspen's small collection of potential historic
resources remaining from the post-waz period.
DECISION MAHING OPTIONS:
The HPC is asked to make recommendations to the Aspen City Council
regarding the significance of the Potential Historic Resource and the value of
pursuing negotiations for preservation.
Exhibits:
Resolution # ,Series of 2009
A.) Drawings and photographs from demolition permit
B.) Context paper- Rustic Style
C.) Context paper- Chalet Style
D.) Integrity Assessment Sheet
E.) Current landmark designation benefits
F.) Staff letter written to applicant in 2005, when Westview Holdings, LLC was the
pending purchaser and a demolition permit was submitted for this property. The
demolition permit was not acted upon and expired.
A RECOMMENDATION OF THE ASPEN HISTORIC PRESERVATION
COMMISSION (HPC) REGARDING NEGOTIATIONS FOR LANDMARK
DESIGNATION OF THE PROPERTY LOCATED AT 765 MEADOWS ROAD, LOT 2,
SNOBBLE SUBDIVISION, CITY AND TOWNSITE OF ASPEN, COLORADO,
PURSUANT TO ORDINANCE NO. 48, SERIES OF 2007
RESOLUTION NO. _, SERIES OF 2009
PARCEL ID: 2735-122-OI-002
WHEREAS, Westview Holdings, LLC, P.O. Box 460567, San Antonio, Texas, 78266, has
applied for a demolition permit to remove the building located at 765 Meadows Road, Lot 2,
Snobble Subdivision, City and Townsite of Aspen, Colorado. Under the provisions of Ordinance
#48, Series of 2007, Westview Holdings, LLC has entered into a ninety day review and
negotiation of potential historic significance of the subject house; and
WHEREAS, Section 26.415.025 (e) of the Municipal Code states that "the Community
Development Director shall confer with the Historic Preservation Commission, during a public
meeting, regarding the proposed building permit and the nature of the Potential Historic
Resource. The property owner shall be provided notice of this meeting with the Historic
Preservation Commission;" and
WHEREAS, the property owner was notified of the Historic Preservation Commission meeting
and did/did not attend the meeting; and
WHEREAS, Amy Guthrie in her staff report dated April 22, 2009, performed an analysis of the
building as a potential local historic landmark; and
WHEREAS, at their regular meeting on April 22, 2009, the Historic Preservation Commission
considered the application and approved a motion to recommend Council pursue/not pursue
negotiations for landmark designation by a vote of _ to _
NOW, THEREFORE, BE IT RESOLVED:
HPC finds that 765 Meadows Road is/is not a good example of the Rustic style as defined in the
adopted context paper and, given that the integrity score surpasses the minimum threshold for
designation of Post World War II structure, recommends/does not recommend City Council
negotiate with the owner of 765 Meadows Road, Lot 2, Snobble Subdivision, City and Townsite
of Aspen, Colorado, to seek landmark designation of the property.
[signatures on following page]
765 Meadows Road
Ordinance #48 Negotiation Review
Page 1 of 2
APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of April,
2009.
Michael Hoffman, Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
765 Meadows Road
Ordinance #48 Negotiation Review
Page 2 of 2
5
0
c~
~,
?:
~ ..
~: ~,-
~1-,
~__
:.
~,~. .
:~
~~
vo f 5. ~o0 9. A~3K
WESTVIEW HOLDINGS, LLC
P.U. Box 460567,
San Antonio, TX 78266
AMY GUTHRIE
HISTORIC PRESERVATION OFFICER
120 S. GALENA
ASPEN, CO 81611
March 15, 2009
RE: 745, 765 MEADOWS ROAD /ORDINANCE 48
Dear Amy,
I am writing this letter per your request to Kim Raymond. I have read Ordinance 48
and am writing to le# you know thaf`I. understand that Ordinance 48 mandates a
required negotiation period of a minimum of 90 and a maximum of 120 days in order
for the City to have the opportunity to negotiate possible terms with us relating to the
preservation of out buildings, and that we might or might not reach a mutually
satisfactory agreement. Kim Raymond, the architect with whom I am working has
submitted plans to the Community Development Department, but she informs me
that this letter is necessary and that its receipt by you will start the clock running on
the negotiation period. Please mark the letter received as of the date it is hand
delivered to you. Please give a stamped copy to Kim Raymond, for our records.
Please keep Kim apprised of all important dates or deadlines as they relate
to this project. Her contact information is below:
Kim Raymond
802 E. Cooper, Suite 4
Aspen, CO 81611
970-925-2252 kim@kimraymondarchitects.com
Thank you for your time and consideration of this project.
Sincerely,
~~oC~_
Sandy Broach,
Office Manager
MAR ~ 9 2009
~ Ml1N1T DEVELOPM P~+
COM
ASPEN'S 20TH CENTURY ARCHITECTURE:
RUSTIC STYLE BUILDINGS
The Rustic Style of architecture was symbolic of early 20`h century attitudes that embraced
not only the mythology of the "hardy outdoor life of American pioneers"~ in the western United
States, but also, to an extent, the larger dream of Manifest Destiny. There was embedded
within the style a desire to live up to the spirit of adventure and rugged determinism of those
who had ventured West.
Though heavily steeped in western legend, the Rustic Style's roots actually lay in the
simple pioneer cabin, and in the vacation homes of the Adirondack Mountains which were built
in the late 1800's. As early as 1916, however, with the founding of the National Park Service,
the style became a cornerstone of the NPS's belief that "buildings should blend in with their
natural surroundings"2 and that "natural settings could influence architecture." 3 The majority of
entryways, information centers, and guest lodges that were built in the Parks throughout the
country in the first decades of the 20`" century were log and stone buildings constructed in what
came to be known as the `'National Parks Service Rustic" style. "The high point in the
development of this `rustic' design ethic occurred in the late twenties and spread throughout the
nation during the work-relief programs of the Depression."4
Hand-in-hand with the growth of the National
Parks Service was the development of resort areas
throughout the Rocky Mountain States, and Rustic
Style buildings, which ranged in size from small
cabins to substantial lodges, were constructed in
Colorado starting in 1905.5 Early examples of the
buildings can be found in burgeoning tourism and
vacation spots such as Grand Lake, Thomasville,
Woodland and Estes Parks. Rustic style
``represented an early 20`h century movement in
American architecture It was picturesque,
romantic architecture that recalled the American
past."6
In Aspen, Colorado, Rustic Style cabins used as
lodges and residences, began to be built in the
1930's, though the tourism industry was still in its
infancy. The Waterman Cabins, built in 1937, and
once located at the corner of 7`h and Hallam Streets,
have since been demolished, but were one of Aspen's
first group of small tourist cottages. The Swiss
Chalets (now L'Auberge, and suffering from the
' Carley, Rachel, "Cabin Fever: Rustic Style Comes Home"
' Rocky Mountain National Park, Home Page, Historic Buildings
' Kaiser, Harvey H., Landmarks in the Landscape, 17
~ Harrison, Laura Soulliere, Architecture in the Parks, National Historic Landmark Tlleme Study, 1
s Colorado Historical Society Home Page
~ Throop, E. Gail, "Rustic Architecture: Period Design in the Columbia River Gorge"
Ciralyd Labe l.ocf,<~e, br~ilr rir 1)?~
Sumers Lodge, a vacation borne in Glenwood
Springs, built in 193.1
``chalet" misnomer- as they are, indeed, in the rustic style) are located at 435 W. Main Street,
and were built during roughly the same period. Prescient, and perhaps with a nod to the
automobile's growing influence in American society, a motor court configuration at the Chalets
allowed guests to drive right up to the individual units. Single family residences in Aspen
employed the Rustic Style as well.
..;~
300 W. Main Street, residence built in
194.
WPA Bell tower, built in the
1930's and shown here after
Swiss Chalets, -13~ W. Main Street, built circa
193~'.c
Also in the 1930's, a WPA sponsored structure that was used as
a bell tower was constructed at the present location of the town fire
station on East Hopkins Avenue. It fell under the supervision of
the National Park Service, who managed the WPA program and the
design of all its projects. The Park Service's architectural
philosophy was summarized at the time in a volume entitled "Park
and Recreation Structures,"which stated that,
"Successfully handled, (rustic) is a style which, through the
use of native materials in proper scale, and through the
avoidance of rigid, straight lines, and oversophistication,
gives the feeling of having been executed by pioneer
craftsmen with limited hand tools. It thus achieves sympathy
with natural surroundings and with the past."~
its relocation to Paepcke After the Second World War, looking to the past- and in
Park in 194. It was particular, the American past- was the result of a nation turning
reconsrrucred in 1990. inwards, and away from foreign battlefields. The romance and
heightened idealization of the West, and the appeal of the rugged individualist's lifestyle, was
evidenced by the popularity of television shows like ``The Lone Ranger" and "Davy Crockett",
and further, by the proliferation of Western movies (many of which were produced as a result
of the McCarthy Era effect on post-war Hollywood productions). The American public
acculturized the West's ideals, and the Rustic Style even found its way into children's toys like
"Lincoln Logs."
Harrison, 8
The Atnerican landscape was transformed in the 1940's. The unparalleled growth and
prosperity of the United States (spurred on in part by the GI Bill), and the "baby boom" that
began- and didn't slow down- until the late 1960's, brought with it success, comfort, and a
blossoming middle class. Americans were enjoying greater financial freedom, along with
increased leisure time, and they were looking for adventure. They looked West.
Falling gasoline prices, the construction of cross-country highway systems, and a young,
flourishing automotive industry (by-products of the post-war economic climate), ``gave greater
numbers of people the means to travel, and previously inaccessible places were more easily
reached."g Vacationing and tourism became the hallmark of the American lifestyle, and the
West held a particular interest for a people with newfound freedom, and the desire for
adventure. "To Americans the West is their refuge, the home of the `last best place."9
Vacation homes, hunting lodges, dude ranches, and tourist-related facilities began to increase in
number after the War, many built in the Rustic Style, which was perfect for the "frontier
spirit"10 of the new American tourist.
Aspen was the ideal destination for the "new American tourist." Purple mountains tnajesty
aside, it had a growing reputation as a ski town- a sport that was gaining increasing
popularity. And as people ventured out west to vacation in the late 1940's and early 1950's,
they were looking for what so many had sought before them: the spirit of adventure, romance,
and ruggedness. Yet what Aspen offered, even then, was so much more. It became an
``archetype for the beginning of tourism in the post-World War II American West."~ t The
effort to create a cultural and artistic haven, and year-round resort town that offered '`good
opportunities for combining work, play, and culture,"12 only added to the town's uniqueness, as
a "post-war consumer culture and the nation-wide growth of tourism, combined with the
beginning of the ski industry, meant that people no longer had to belong to an elite club or live
in a mountain town in order to ski."13
Rustic Style buildings continued to be
constructed in town during this period,
including Deep Powder Lodge (circa late
1940's/early 1950's), at 410 S. Aspen
Street, and The Hickory House (initially
christened The Silver Chicken) at 735 W.
Main Street, which was built in 1950. At
the time, it was one of the few restaurants
operating in town, and the original sign,
located on the west side of the building,
reads "restaurant," and is lettered to look
like logs, harmonizing the theme of the
structure down to the last rustic detail.
$ Rothman, Hal K., Devil's Bargains -Tourism in the Twentieth-Century American West, 202
9 Rothman, 14
10 Carley
~~ Rothman, 207
iz Rothman , 213
i3 Gilbert, Anne M., Re-Creation through Recreation: Aspen Skiing from 1870 to 1970, 46
3
Deep Powder Lodge, 41 D S. Aspen Street, built circa
lute 194~'c/enrly 19~~'c
There was no shortage of young male labor during the period these buildings were constructed,
and the materials were readily available locally. Small cabins could be erected during a
summer, readying them for the new American tourist seeking the "Western adventure."
Between 1940 and 1959, the number of full-time residents in Aspen increased by 1000, and
"by 1959 at least 200 part-time residents joined the year-round crowd."14 As Aspen's
amenities began to attract a larger, more influential and wealthy group of second homeowners
(including some of Hollywood's brightest stars), the city began to transform itself into a
premiere, year round resort, and many people "chose to move to or build vacation homes in
Aspen."~' For some, a second home built in the Rustic Style was a natural choice, and things
were moving fast:
"A gala opening of the lifts and reopening of the Jerome was held in January,
1947, and people poured in from all over the country. A boom was on, and every
tax title was gone at the court house. If you wanted a lot or a house in Aspen, you
could no longer step around to the county commissioners and make an offer of a
hundred dollars or so on some abandoned property. You went to a swank new
real estate office and paid through the teeth, several thousand dollars. Aspen had
been bought up in a twinkling, and by a strange assortment of people- artists,
writers, and movie actors who wanted to get away from city life, wealthy
sportsmen who wanted a fishing and hunting lodge, mid-westerners who wanted a
summer mountain cottage, eastern couples who wanted to try their hand at
ranching, and ski cranks who wanted to start a business, any sort of business, to
be close to Aspen's slopes."~~
In part, as demand and mechanization quickly
began to replace the handmade in many aspects of
American life, log cabin kits that could be ordered by
catalog, delivered by train or truck, and then
assembled on site gained in popularity. The kits were
another version of mail order houses that were
popular during the depression era, largely due to their
affordability. Following the lead of Sears, Roebuck,
& Co. and Montgomery Ward (who sold hwldreds of
thousands of homes during the Depression), other
companies began selling different styles of kit houses,
including Pan Abode (established in 1952), a ?11 6'Vest Hopkins Street ,a Pan abode built in
manufacturer that specialized in log cabins. After /9'~
1950, Rustic Style buildings in Aspen were more commonly machine-made kit log structures
than hand-built, but they still reflected the same American West iconography. Materials in
these later buildings simulated log construction and referenced the particular visual details of
the original log structures. Examples of kit log structures built as second homes during this
period are found at 211 W. Hopkins and 765 Meadows. The kits were also used for quick-to-
build housing to fill the growing needs of the ski resort workforce, many of whom could not
~~ Rothman, 223
's Gilbert, 72
"' Bancroft, Carolyn, Famous Aspen
4
qualify for traditional mortgages, due to the part time nature of their jobs, and therefore 'relied
on affordable construction methods.
Eligibility Considerations
There are specific physical features that a property must possess in order for it to reflect
the significance of the historic context. Typical characteristics of the Rustic Style are "log
construction, stone foundation, small paned windows, overhanging roof, stone chimney, and
battered walls."~~ To be eligible for historic designation, Aspen's examples of Rustic Style
azchitecture should have the following distinctive chazacteristics:
• Hand built structures that are constructed out of locally available materials, usually
log; stone may be incorporated at the base, or in the form of a fireplace and chimney.
Later examples include machine cut logs.
• The buildings are usually single story, with aloes-pitched gable roof.
• True log construction with overlapping log ends, coped and stacked. Logs may be
dressed and flattened for stacking or may be in rough form. Chinking infills the
irregularities between the logs either way. Machine made buildings mimic these
details, though without the chinking.
• Window openings are spare and usually horizontally proportioned, wood trim is used
to finish out the window openings.
• Building plans are simple rectangular forms, with smaller additive elements.
• The roof springs from the log wall, and gable ends are often infilled with standard
framing. This may be a small triangle or a second level of living space.
• The emphasis is on hand-made materials and the details stem from the use of the
materials, otherwise the detail and decoration is minimal.
Though Pan Abode structures are still being manufactured today, which poses a greater
challenge in determining the end date for the Rustic Style period, changes in the type of
accommodations and facilities that were desired for both tourists and homeowners began to
evidence themselves in Aspen in the early 1970's. As land became more valuable, the era of
the small vacation cabin came to an end, and custom-built homes were far more common, as
were condominiums.
Aspen's 1973 Growth Management plan, a reaction to the magnitude of change and
development that the town was experiencing, recognized the need to preserve the quality of life
that many felt Aspen was losing due to its popularity. Second homes began displacing
permanent residents, and in fact, the City passed a controversial ordinance in order to stem the
loss of resident-occupied housing. Concurrently, modest lodges were being replaced with
higher-end accomodations.
These trends were noted again in 1986, when, according to the 1993 Aspen Area
Community P1an18, it was found that the number of second homes had significantly increased,
and that the size of these second homes was particularly large compared to traditional
residences in the city. The shifts in Aspen's development pattern suggest that it would be
"Colorado Historical Society Home Page, Guide to Colorado Architecture
'a Aspen Area Community Plan, 1993
5
appropriate to establish the end of the period of historic significance, which is a term used to
define the time span during which the style gained architectural, historical, or geographical
importance, for simple, small scale, Rustic Style buildings as roughly 1970. With regard to Pan
Abode structures, of which there is a relatively large collection remaining in town, a finding of
historic significance must go beyond the basic characteristics of the building as an example of a
kit house, and demonstrate a connection between a specific structure and the local story of
vacation home construction and ski industry related housing,+lodging, or facilities.
„~, r
~, ~
Deep Powder Lodge
The Castle Creek Cabins/Waternzan Cabins, once located at T" and Hallam Streets
Sunset Cabins, once located near T" and Main Sb•eets
Bibliography
Aspen Area Community Plan, 1993, Aspen, Colorado
Bancroft, Carolyn, Famous Aspen.
Carley, Rachel, ``Cabin Fever: Rustic Style comes Home" September 1998,
www.uniquerustique.com/historv
Colorado Historical Society Home Page, Guide to Colorado Architecture, www.coloraohistorv-
oahp.org~ uides
Directory of Colorado State Register Properties, www.coloradohistory-oahp.org/publications
Gilbert, Anne M. Re-Creation through Recreation: Aspen Skiing from 1870 to 1970, 1995.
Aspen Historical Society, Aspen, Colorado
Harrison, Laura Soulliere, Architecture in the Parks: A National Historic Landmark Theme
Study, National Park Service, Department of the Interior, November 1986
http://www.cr.nps.~ov/history/online books/harrison
Kaiser, Harvey H., Landmarks in the Landscape, California: Chronicle Books, 1997
Rocky Mountain National Park, Home Page, Historic Buildings
http: //www.nps. Gov/romo/resources/history/historic.html
Rothman, Hal K., Devil's Bargains -Tourism in the Twentieth-Century American West,
Kansas: University of Kansas Press, 1998.
Throop, E. Gail, "Rustic Architecture: Period Design in the Columbia River Gorge", 1995.
CRM Volume 18, Number 5, http://crm.cr.nps.~ov/archive/18-5/18-5-4.pdf.
ASPEN'S 20`h CENTURY ARCHITECTURE:
CHALET STYLE BUILDINGS
When the bottom fell out of the silver mining industry in 1893, Aspenites considered
resuscitating the economy by capitalizing on the town's inherent beauty in an effort to attract
tourists to the valley. However, it was not until almost 40 years later, at a time when skiing as a
recreational sport was beginning to take hold in the United States, that Aspen found its true
calling.
Tom Flynn, Billy Fiske, and Ted Ryan were among the first to acknowledge Aspen's
potential as a premier ski resort and were the principal investors in the Highland Bavarian Lodge,
a Chalet Style structure built in the Castle Creek Valley in 1936. The development of the
Highland Bavarian Lodge was the first attempt to emulate European resorts, a trend that would
continue for over thirty years (well into the 1960's) as the town tried to prove its legitimacy to
tourists, and compete with famous destinations such as St. Mortiz and Chamonix.
The idea of creating a ski area in the United States that mimicked the look and character
of European resorts was being discussed by another town at the time as well. Sun Valley, the
first destination ski resort in North America, was the brainchild of Averell Harriman, who sought
to imitate Swiss and Austrian villages, The Challenger Ski Lodge, built at Sun Valley in 1937,
was also modeled after the European Chalet Style. Architect Gilbert Stanley was asked to design
"something like a Tyrolean village."` Using the imagery of the Alps was considered by some to
be important to the success of the new resorts, in effect, subtly suggesting that America's slopes
could rival Europe's. Harriman was disappointed with Stanley's initial design, so he then asked
Hollywood art director Ernst Fegte to design a Tyrolean facade. The resulting building was
painted to resemble a cluster of chalets, and was later used as the set for Claudette Colbert's
movie Swiss Ski Adverature.Z
Highland Bavarian Lodge, built in 193b
The development of the Highland
Bavarian Lodge in Aspen was not unlike the
example in Sun Valley, albeit on a much
smaller scale, and without the Idaho resort's
immediate success. The earliest tourism
promotions for Aspen appealed to one's sense
of adventure and the ruggedness of the Rocky
Mountains-boasting of hunting, fishing and
seclusion. However, the Lodge's brochure,
penned by humorist Robert Benchley in 1936,
took on more international flair and stated,
``Aspen, Colorado is a place where you can
indulge in winter sports without having to get a
passport, wrestle with the Atlantic, stop in Paris
at the expense of your health, and come all the
~ Wendolyn Spence Holland, Swl Valley: An Extraordinary History, 230.
2 Holland, 230.
1
way back again." 3 Benchley's brochure for the lodge went on to say "you can have just as good
a time falling down there as you can on any of the European slopes."4 Benchley also assured
potential clients that the snow in America was as good as any place in Europe. The lodge itself
consisted of a dining room and living room heated by a big fireplace, and two double-decker
bunkrooms that could accommodate sixteen people.' The building was nestled in a picturesque
setting and designed by architect Gordon Kauffman. Jimmy Bodrero, an artist from the Disney
Studios, created the decorative motif. (Involvement of individuals from the movie industry with
the design elements in both Sun Valley and Aspen suggested the importance, from the outset, of
creating a specific European-like mountain "scene" in these emerging ski towns.)
The effort to create a ski area around the Highland Bavarian drew to Aspen the first of
the European ski specialists who saw striking similarities in terrain to the Alps. Andre Roch, a
Swiss avalanche expert, and Dr. Gunther Langes, an Italian, were hired to spend a year exploring
the Aspen area to determine the best location for skiing. The Highland Bavarian Lodge investors
sought legitimacy for their project by consulting with the well known Europeans. Roch asserted
that the mountains immediately surrounding the town were insufficient, and he and Langes
eventually settled on the upper Castle Creek Valley, where the ghost town of Ashcroft is located,
and Mt. Hayden rises above the valley. Roch envisioned Ashcroft's transformation into a Swiss
village. Historian Anne Gilbert writes, "Andre Roch had found the perfect place to develop a ski
resort. He knew that the Americans in the 1930's were interested in skiing and they would pay
to ski at a resort reminiscent of the Alps."6
The personal records of Ted Ryan included a plan for aSwiss-style village, and series of
trams to shuttle skiers up to the top of the surrounding mountains. But the dream of the Swiss
village at Ashcroft died with the onset of World War II, and with the death of Billy Fiske, who
was killed in action. It was revived for a short time after the War- the vision changed to a new,
Hollywood inspired "Wild West" village- but plans were eventually scrapped altogether. The
focus of ski resort development in the Roaring Fork Valley shifted, instead, from Castle Creek to
Aspen Mountain, where the first "Boat Tow" had been built in 1937 (modeled after those used at
Kitzbuhl, Austria), and where Roch had laid out Aspen's first ski run.
Europe's stylistic influence on America's destination resorts went beyond physical layout
and design of the buildings, however. Along with technical authorities such as Roch, American
resorts recruited top ski instructors from Europe in the 1930's and 1940's, which, given the
political turmoil of Europe, proved less than difficult. In fact, all of Sun Valley's first instructors
were Austrian, and wore Tyrolean uniforms.
th
Many of the same ski instructors later joined the 10 Mountain Division, an elite
mountaineering division of the United States Army, which led to their discovery of Aspen on
weekend leaves from the training base at Camp Hale (near Leadville). After the war, many
veterans returned to the area, among them Friedl Pfeifer, a talented and well-known skier from
3 Robert Benchley, "How to Aspen," 1936.
4 Benchley
5 Anne Gilbert, Re-creation TJ~rough Recreation: Aspe» Skiff»g from 1870 to 1970, 17
~ Gilbert, 22.
2
St. Anton, Austria. Pfeifer had run the Tyrolean influenced ski school at Sun Valley prior to the
War, but moved to Aspen at the end of the War to help create a resort in the area that reminded
him most of home. In his memoirs, Nice Goin': My Life on Skis, Pfeifer recalls his first
impression of Aspen: "The mountain peaks looming over the town made me feel like I was
returning to St. Anton."~
The Aspen Skiing Corporation, which
Pfeifer co-founded in 1946 with Walter Paepke,
differed fundamentally in its design philosophy
from Sun Valley, primarily due to the direction of
Chicago industrialist Walter Paepcke, and artist
Herbert Bayer, who was the architect of many of
the first Ski Company's first buildings. The
Bauhaus style favored by these men did not lend
itself to the design of chalets. Nevertheless,
Pfeifer's association with Aspen helped to give it
an international flair, which attracted a number of
Europeans to move here after the war.
Several of these individuals, including
Fred and Elli Iselin, opened small businesses in ;~
` ~ , • , „ , ~yR,
~,
town and applied the Chalet influences G' it : ~~r ~ t i• ,,~ •' ,~.: ~ s r ~~ ix
.
~
~`y
~ ~
'~
~
reminiscent of their hometowns to their k
1 ~'
~
p
~
~ t t~r e1~ :.;, ~,~. ,
-
buildings. Businesses such as Epicure, served ' ~.,~^ '-~,~~~ ~ "~''~"~
~~ • '' `
up European pastries. Elli's of Aspen sold fine ' ';M
_
European ski clothing, located in a Victorian
,, . ,~.
~ ~' ~
building across from the Hotel Jerome for four ~ ~~Ir Vlk~ ;
decades, and quickly established Aspen as a - _
sophisticated ski town. Elli's facade was
decorated with ski figures and edelweiss, again
reinforcing the Tyrolean influence in Aspen.
Similarly, according to a 1954 Aspen Times , ~ .. ::;- ~. • ~_-~ ~, _ f ~. '
article, The Little Nell Cafe, a modest log cabin
located slope side on Aspen Mountain, was The Prospector Lodge, 301 E. Hyman
decorated with a coat of arms representing the Avenue, built in 1947,since demolr.'shed and
states of Switzerland.g The owner, a Swiss replaced
immigrant, was honoring his homeland with the
designs on the exterior facade. Additionally, of course, lodges were the building type that
employed the Chalet style most commonly, and even residents who were not recently
immigrated from Europe incorporated the style into th eir properties.
~ Friedl Pfeifer, My Life on Skis, 111.
gAspen Tin7es, January 14, 194, 4.
3
Elli's of Aspen
Comparisons to European ski resorts were also
evident in advertising. Sun Valley's brochures boasted of
Austrian ski instructors and appealed to elite visitors who
traveled both by train and plane. The Aspen Chamber of
Commerce's advertising throughout the 1950's and
1960's had this character as well. In a brochure
promoting lodging and accommodations, the Norway
Lodge notes "the intimacy and charm of an old world inn,
at Aspen's No. 1 chairlift."9 In the same brochure the
Skiers Chalet and Steak House and Edelweiss also
emphasize their "chalet" accommodations. In a multi- _ _,
page pamphlet, entitled "Aspen, Wonderful Ski Town,"
created The Norway Lodge, built in 19~~
by the
Chamber, there are several passages that
emphasize Aspen as an international resort
with a European flavor. "In fact," the
brochure states on the opening page, "Aspen
I;nows few rivals. No European resort today
can advertise a larger, more elaborate, more
luxurious ski village right at the foot of the
slopes."10 Several pages later, when
discussing Aspen's nightlife, the brochure
claims, "It has been said that Aspen's
Skier's Chalet, 710 S. Aspen Street, built reputation as a ski-and-fun town rivals, indeed
in 19~~ overshadows, that of the most celebrated
European ski resorts."l ~
Perhaps '`Aspen, Wonderful Ski Town" best summarized Aspen's
1950's international design character: "Modern Aspen is a study in
architectural contrasts, ranging from Swiss baroque to contemporary
American."~' Promoting Aspen's varied architectural styles further
emphasizes the importance and influence of the Chalet style in our
town's history. Unlike Vail (which created a later Hollywood "scene" as
a Tyrolean village) the early Western American ski resort towns like Sun
Valley and Aspen were an eclectic mix of Chalets, Rustic Style
buildings, and Victorian structures from the 19`" and early 20`h century
mining and ranching days. Fortunately for Aspen, Chalet Style
Mountain Chalet, built in 198 buildings from the post-War period still exist today. The lodges,
9"Lodging and Accommodations" brochure, Written Material File: Tourism 19~Os and 1960s, HeritageAspen
Archives.
~~Aspen, Wonderful Ski Town, Pamphlet, Written Material File: Tourism 1950s and 1960s, HeritageAspen Archives.
~ lAspen, Wonderful Ski Town, l2
~2Aspen, Wonderful Ski Town, 21
many of which still personify European warmth and hospitality, exemplify the social and
architectural history of the community as it began developing into an international ski resort.
Who knew that in 1936, the Highland Bavarian Lodge, the only structure built in Aspen
in the wake of the Silver Crash in 1893, would influence a design period in «hich an imported
style would take hold? Aspen's post-War Chalet Style
lodges included The Prospector (built in 1947, anti
since demolished), the Norway Lodge (1954), Skier's
Chalet (1955), the Holland House (1956), and
Mountain Chalet (1958). Guido's Restaurant (1951.
was the best example of a downtown building in the
Chalet style, but unfortunately, was demolished before
the style could be recognized as an important part of
our heritage. Classic examples of the style built as
residences well into the 1960's, also still remain.
Eligibility Considerations
There are specific physical features that a property must possess in order for it to reflect
the significance of the historic context. The characteristics of the Chalet Style, whose origins in
Europe date from the 1700's, include: moderately shallow roof pitches, horizontal design
elements, prominent wood balconies with cut-out railings, and decorative bargeboard trim.
Delicate painted details are sometimes found on the bargeboards, and on wall surfaces.
Sometimes the buildings will have applied half timbering. The best of Aspen's remaining
examples of this important style exemplify these classic features.
Paint color also plays an important role
in this style. Typically, the body of the building
is dark brown, and trim is painted in a light
color, or the reverse; white walls with dark
stained or painted trim. Primary exterior
materials are stucco and wood.
To be eligible for historic designation, a
chalet style building in Aspen should exhibit the
following distinctive characteristics:
• A large singular roof form, generally low in
slope, with the ridge running along the short
dimension of the structure. This roof usually
covers the entire structure without interruption.
The eave of the roof usually comes down to a
low plate height at the upper level of the
949 W. Smuggler Street, built in
1946
Crestu Haus, East Cooper Avenue, since
altered
structure. In some residential structures, the upper level only exists under the roof structure
with no side walls.
• Deep overhangs with the structure of the roof expressed on the underside, eaves and rakes
decorated with cutouts and fretwork bargeboards. The peak is generally highlighted by a
larger decorative element hanging downward.
• The footprint of the building is usually rectangular with few deviations from that geometry as
the structures go up.
• Continuous porches running the circumference of the structure, or at least the length of the
primary side.
• Decorative elements, usually two dimensional, such as balustrades of vertical boards spaced
apart having cutouts providing both a positive and negative shape. Shapes are generally
hearts, edelweiss, snowflakes, or other decorative themes from nature.
• The structures usually sit on a white stucco base, up to the second floor. This base may have
vertical or battered walls. Openings in this area are generally minimal, with wood lintels.
• Above the stucco base, vertical siding extends to the roof line. The edge of the siding against
the stucco base is usually decorative as well. Vertically staggering the siding creates a
scalloped edge. At times, the floor structure extends through the wall with decorative ends
engaging the stucco.
• Windows are generally horizontally proportioned and are used sparingly. They are sliders or
casements, with a center mullion. Shutters and flower boxes are used to decorate the window
openings. These elements have similar detailing to the balustrades.
• Colors are restricted to the white of the stucco base, the dark brown of the wood walls, eaves,
balustrades, etc. Bright colors are used sparingly to accent the eaves and balustrades and
other decorative elements. Murals and painted decorative details are sometimes found on the
stucco surface.
The period of historic significance for this style, which is a term used to define the time span
during which the style gained architectural, historical, or geographical importance, can be
defined as approximately 1946 to the mid 1960's. After that, the connection to the character-
defining features described seems to break down. The decoration is toned down considerably,
and the upper floors are not clad in wood siding. Similarly, the examples of chalet structures that
have been built recently, which are relatively few in number, employ amore eclectic
combination of details and architectural features inconsistent with the earlier examples discussed
in this paper.
6
Guido 's Restau-~ant
Base of Aspen Mountain
Guide 's- Interior
Moi.~~~tcriy~ Chalet
Lift 1
BIBLIOGRAPHY
Aspen Times, January 14, 1954.
"Aspen, Wonderful Ski Town." Pamphlet. Written Material File: Tourism 1950s and 1960s,
HeritageAspen.
Benchley, Robert. "How to Aspen." Pamphlet. Written Material File: Skiing: Aspen, History,
HeritageAspen.
Gilbert, Anne M. Re-Creation Through Recreation: Aspen Skiing From 1870 to 1970.
1995. Aspen Historical Society, Aspen, Colorado.
Holland, Wendolyn Spence. Sun Valley: An Extraordinary History. San Francisco: Palace Press
International, 1998.
"Lodging and Accommodations." Brochure. Written Material File: Tourism 1950s and 1960s,
HeritageAspen.
National Register of Historic Places, Multiple Property Documentation Form, Historic Resources
of Aspen (MRA) (amemdment), "Ski Development Resources of Aspen," Roxanne Eflin,
1989.
Pfeifer, Friedl and Morton Lund. Nice Goin': My Life on Skis. Missoula: Pictorial Histories
Publishing Inc., 1993.
9
INTEGRITY ASSESSMENT- RUSTIC, 765 MEADOWS ROAD
Integrity is the ability of a property to convey its signif cance.
• LOCATION Location is the place where the historic property was constructed
or the place where the historic event occurred.
5 -The structure is in its original location.
3 -The structure has been moved within the original site but still maintains
the original alignment and proximity to the street.
0 -The structure has been moved to a location that is dissimilar to its original
site.
Staff Response: 5 points.
TOTAL POINTS (maximum of 5)= 5 points
• DESIGN Design is the combination of elements that create the form, plan,
space, structure, and style of a property.
BUILDING FORM
10 -The original plan form, based on authenticating documentation, is still
intact.
6 -The plan form has been altered, but the addition would meet the design
guidelines.
0 -Alterations and/or additions to the building are such that the original form
of the structure is obscured.
Staff Response: 10 points. There is no evidence that the building has been
expanded. The original manufactured log walls appear to be intact around the
structure.
ROOF FORM
10 -The original roof form is unaltered.
6 -Additions have been made that alter roof form that would meet the
current design guidelines.
0 -Alterations to the roof have been made that obscure its original form.
Staff Response: 10 points. There is no evidence that the roof has been
altered.
SCALE
5 -The original scale and proportions of the building are intact.
3 -The building has been expanded but the scale of the original portion is
intact and the addition would meet the design guidelines.
0 -The scale of the building has been negatively affected by additions or
alterations.
Staff Response: 5 points. The original scale and proportions of the building
are intact.
DOORS AND WINDOWS
10-The original door and window pattern are intact.
8- Some of the doors and windows are new but the original openings are
intact.
4- More than 50% of the doors or windows have been added and/or the
original opening sizes have been altered.
0- Most of the original door and window openings have been altered.
Staff Response: 10 points. There is no evidence that window openings have
been changed.
CHARACTER-DEFINING FEATURES/SPARE QUALITY OF THE
DESIGN
10-The form and features that define the Rustic style are intact. There is an
overall sense of simplicity. Window and door openings and decorative
features are spare.
5- There are minor alterations to the form and features that define the Rustic
style.
0- There have been major alterations to the form and features that define the
Rustic style.
Staff Response: 8 points. The context paper on Rustic style buildings
discusses Character Defining Features of the style. This building has several,
but not all of those elements, due to the Chalet influence. The logs are
machine cut, with a flat surface. They are tightly stacked, with the log ends
exposed at each comer. Window and door openings are modest and
horizontal in orientation. However, most Rustic style buildings are only one
story, with a symmetrical gable roof form. Staff has deducted points because
this example of the Rustic style is a bit of an anomaly, however we also think
that is part of its value.
TOTAL POINTS (maximum of 45) = 43 points.
• SETTING Setting is the physical environment of a historic property.
5- The physical surroundings are similar to that found when the structure was
originally constructed.
3-There are minor modifications to the physical surroundings.
0- The physical surroundings detract from the historic character of the
building.
Staff Response: 5 points. There house is bordered by two homes of the same
time period, and it is located at the entrance of the well preserved Aspen
Meadows.
TOTAL POINTS (maximum of 5) = 5 points.
• MATERIALS Materials are the physical elements that were combined or
deposited during a particular period of time and in a particular pattern or
configuration to form a historic property.
EXTERIOR SURFACES
I S-The original exterior wall materials (log, wood siding, and stone) and the
decorative trim materials are intact
10- There have been minor changes to the original combination of exterior
wall materials and the decorative trim materials, but the changes have
been made in a manner that conforms with the design guidelines.
5- There have been major changes to the original combination of exterior
wall materials and the decorative trim materials.
0- All exterior materials have been removed or replaced.
Staff Response: 15 points. There is no evidence of new materials.
DOORS AND WINDOWS
10-All or most of the original doors and windows units are intact.
5- Some of the original door and window units have been replaced but the
new units would meet the design guidelines.
0- Most of the original door and window units have been replaced with units
that would not meet design guidelines.
Staff Response: 10 points. There is no evidence that window units have
been replaced. They appear to be modest sliders, consistent with the type of
window that was commonly used during the time of construction.
TOTAL POINTS (maximum of 25) = 25 Points.
• WORKMANSHIP Workmanship is the physical evidence of the crafts of a
particular culture or people during any given period in history or prehistory.
DETAILING AND ORNAMENTATION/HAND-BUILT CHARACTER OR
IMITATION OF HAND-BUILT CHARACTER
15-The original detailing is intact. The building is built from locally available
materials and exhibits evidence of handwork, or is attempting to do so if mass
produced.
10-There have been some alterations of loss of the original detailing or
handwork character.
5- Detailing is discernible such that it contributes to an understanding of its
stylistic category.'
0- New detailing has been added that confuses the character of the original
structure.
0- The detailing is gone.
Staff Response: 15 points. The original detailing appears to be intact.
FINISHES & COLOR SCHEME
5- The natural finishes and color scheme that define the Rustic style are
intact
3- There have been minor alterations to the natural finishes and color scheme
that define the Rustic style.
2- There have been substantial alterations to the natural finishes and color
scheme that define the Rustic style.
Staff Response: 3 points. The home is painted brown with colorful trim. It is
unknown as to whether the exterior was originally unpainted, but the present
color scheme is consistent with the rustic style.
TOTAL POINTS (maximum of 20) = 18 points.
~~ GRAND TOTAL NUMBER OF POINTS = 96 POINTS. ~~
MAXIMUM NUMBER OF FOINTS=100
MINIMUM THRESHOLD FOR DESIGNATION= 75 POINTS
Note: Each area of the integrity analysis includes a description of the circumstances
that might be found and a point assignment. However the reviewer may choose
another number within the point range to more accurately reflect the specific
property.
Chapter 26.420
BENEFITS FOR PROPERTIES LISTED ON THE ASPEN INVENTORY OF
HISTORIC LANDMARK SITES AND STRUCTURES
Sections:
26.420.010 Purpose and intent.
26.420.020 Benefits.
26.420.010 Purpose and intent.
A. Benefits to encourage good historic preservation practices by the owners of historic
properties is an important aspect of Aspen's historic preservation program. Historic
resources are a valuable community asset and their continued protection is the basic
premise supporting the creation of an innovative package of preservation tools that aze
unlike any other in the country.
B. Aspen's preservation benefits aze in response to tight historic preservation controls that
have been legislated by the city since 1972. The Community Development Department and
Historic Preservation Commission (HPC) aze dedicated to assisting property owners in
renovating and maintaining their property.
C. Aspen is unique. Its historic resources and spirit of community have not been duplicated
anywhere else in the world. It is this basic character that has helped make the city both
economically vital and cherished by many.
D. The purpose of this chapter is to set forth in one location all of the benefits that are
potentially available to owners of properties listed on Aspen's Inventory of Historic
Landmark Sites and Structures.
E. All properties listed on the Aspen Inventory of Historic Landmazk Sites and Structures may
be eligible for the following benefits. Applications for the award of the benefits may be
obtained from the Community Development Department, and specific policies and
procedures for each benefit will be established by the Historic Preservation Commission.
(Ord. No. 2-2002 § 1 (part), 2002)
26.420.020 Benefits.
A. Financial benefits.
1. Rehabilitation loan fund. City Council may approve a zero interest loan in an amount up
to $25,000 for any property that is in violation of section 26.415.100 of the Land Use
Code, "Demolition by Neglect." To be eligible for this benefit a property owner shall
show evidence of financial need. These one-time loans shall be repaid at the time of
transfer-of--title or by the end often (10) years, whichever comes first.
City of Aspen Land Use Code. August, 2007.
Part 400, Page 59
2. Conservation easement program. The city may accept a "Conservation Easement" from
a property owner who wishes to forgo any of the allowed square footage on their
property in exchange for a federal tax deduction. A deed restriction shall be filed on the
site to show that future development is limited. The five hundred (500) squaze foot floor
azea bonus provided in section 26.415.120(E) of the Land Use Code cannot be donated
as a conservation easement.
3. City-owned building rehabilitation fund. The city shall give priority in the Asset
Management Plan to budgeting the funds necessary to adequately maintain, rehabilitate
or restore city-owned designated properties.
B. Developmental benefits.
1. Dimensional variances. The following variances may be approved if it is shown that
they aze part of a proposed development which has no negative impact on the chazacter-
defining features of the designated property or historic district:
a. Side, rear and front yard setbacks;
b. Minimum required distance between buildings;
c. Maximum floor area may be exceeded up to five hundred (500) square feet;
d. Variance to exceed the allowed site coverage by up to five (5) percent;
e. Pazking waivers and waivers of cash-in-lieu fees are permitted on sites unable to
contain the required number of on-site pazking spaces required by underlying
zoning;
f The open space dimensional requirement may be vazied when a historic commercial
building is relocated on its site, resulting in an inability to meet the standard.
Refer to section 26.415.120(B), (C), and (E) for fiurther information.
2. Increased density. Two detached single family dwelling units or a duplex may be
allowed on a smaller sized lot than is required for a nondesignated property in the
following zone districts: R-6, R-15, R-15A, RMF, O. Refer to Chapter 26.710 for
further information.
3. Historic landmark lot split. When a designated parcel is at least six thousand (6,000)
square feet in size, subdivision into two parcels, neither of which is smaller than three
thousand (3,000) squaze feet in size, for the purpose of creating up to three (3)
residential dwelling units may be allowed in the following zone districts: R-6, R-15, R-
15A, RMF, O. Refer to section 26.415.120(A) for further information.
City of Aspen Land Use Code. August, 2007
Part 400, Page 60
4. Waiver of fees. Waiver of Park Dedication Fees may be granted for development on
properties listed on the Aspen Inventory of Historic Sites and Structures.
5. Conditional uses. Certain land uses may be permitted in a given zone district only for
designated properties. Refer to Chapter 26.710 for further information.
6. Exemption from the Growth Management Quota System.
a. Change-in-use with no expansion of net leasable square footage requires no
affordable housing impact mitigation.
b. Expansions of designated properties shall only be required to mitigate growth
impacts when net leasable and floor area is increased.
c. When a development is required to mitigate for affordable housing, the amount of
housing that must be provided on site or through acash-in-lieu payment may be
reduced by one (1) percent for every one (1) percent the project is under the
maximum allowed floor area.
d. Designated properties shall be exempt from competition for Growth Management
Quota System Allocations.
e. Accessory Dwelling Units or cash in lieu fees shall not be required on properties
where a "Historic Landmark Lot Split" is approved after March 31, 2002.
Refer to Chapter 26.470 for further information.
C. Technical Assistance.
1. Tax credit applications. City Planning Staff shall assist property owners in participating
in state and federal rehabilitation tax credit programs by helping with the preparation of
application materials, undertaking the necessary reviews to assist in obtaining
certification. A twenty (20) percent State Rehabilitation Income Tax Credit may be
available for locally designated properties and may be combined with a twenty (20)
percent Federal Income Tax Credit which is available for income producing properties
listed on the National Register of Historic Places.
2. Community initiated development. The city will consider opportunities to be involved
in public-privately funded rehabilitation efforts, building expansion, or infill projects
that demonstrate good historic preservation practices.
3. Building codes. The Uniform Building Code (UBC) provides for flexibility in its
application to historic structures. In addition to the UBC, the city has adopted the
Uniform Code for Building Conservation (UCBC) to assist owners in making repairs in
a manner that minimizes intrusion into the historic structure.
City of Aspen Land Use Code. August, 2007.
Part 400, Page 61
4. Contractor training. The Community Development Department shall provide periodic
workshops for contractors on proper preservation techniques, using grants or other
sources of funding.
D. Promotional efforts.
1. Cultural heritage tourism. Through grants or other sources of funding, the city may
facilitate collaborative partnerships among tourist industry sectors, historic property
owners and cultural heritage attractions to create a mazketing strategy and mazketing
products to attract visitors interested in the distinctive historic chazacter of Aspen.
2. Preservation honor awards. The Aspen Historic Preservation Commission shall present
annual awazds to recognize exemplary historic preservation efforts in the city.
3. Historic mazkers. Through grants or other sources of funding, the city shall provide a
historic mazker of a standazd design for any owner of a designated historic property who
desires a marker to install on their building. The city may also develop a .marker or
signage program to recognize designated historic districts. (Ord. No. 2-2002 § 1 (part),
2002)
City of Aspen Land Use Code. August, 2007.
Part 400, Page 62
THE CITY OF ASPEN
June 15, 2005
Mr. Kit Goldsbury
c/o Ms. Jennifer Hall
Holland and Hart
600 E. Main Street, Suite 104
Aspen, CO 81611
Re: 765 Meadows Road
Dear Mr. Goldsbury;
I hope that you will forgive my boldness in contacting Jennifer Hal] with regard to your
purchase of 765 Meadows Road. I have worked for the City of Aspen for the past 12
years as the Historic Preservation Planner and am sorry to see a demolition permit
submitted for this property, since it has been considered eligible for designation as an
Aspen Historic Landmazk. While you are not the applicant on the permit, I came to hear
of your possible connection "through the grapevine." It is a small town as we all know.
Mr. Goldsbury, the City is in no position to deny the issuance of a demolition permit for
this property. Owner consent is not needed to landmark this 47 yeaz old house, however
as we have begun to place more emphasis on protecting sites associated with the eazliest
development of the ski and tourism industries, the City has preferred to try to gain
voluntary designations. I did meet with the owners of 765 Meadows Road a couple of
years ago in that vein.
Aspen has a 30 year old preservation program that grew out of a grassroots "Save the
Victorians" committee. Most 19a' century buildings that still exist in town are
landmazked. We have come to feel strongly that while the mining period was obviously
the key moment in the development of town, there is a rich history here well beyond that
10 year period. Aspen's fame grew enormously starting in the 1950's and the house at
765 Meadows Road, while modest in many ways, is one of the oldest ski vacation homes
still in existence here. We would be happy for you to consider the history we've
assembled in a research paper entitled "Aspen's 20`h Century Architecture: Rustic Style
Buildings" for some further explanation of why this site is important. It is my
understanding that the house has been in the same ownership since it was built circa
1958. I would not want to assume too much about what the family's motivations were
for building a kit log building like this one (affordability was no doubt a consideration),
but the addition of the Swiss Chalet trim, aspen leaves, and other details make this a raze
remaining piece of quintessential 1950's Aspen. It isn't only the grand buildings that tell
a conununity's story.
I am writing to ask that you take whatever action you can to delay demolifion until
exploring some other options for this site. I respect the importance you have placed on
creating a natural environment around your home on Sneaky Lane, but feel that may still
be achieved even if the house is not taken down.
Jennifer Hall and I have spoken briefly about the development options that are available
for landmark properties. One thing that may allow a mutually beneficial outcome is the
possibility of moving the house towards Meadows Road. Currently it is approximately
35 feet from the front property line. Zoning requires a front yard setback of 25 feet,
however our Historic Preservation Commission can lower or relieve the setback if it
facilitates preservation. It seems possible that moving the building forwazd would
remove it from the area that you may hope to protect. It would be entirely your option to
construct a fence or otherwise prevent any occupancy or use of the land near the top of
the slope. For your information, landmark designation would allow a lot split here and a
second new house could also be placed near the front of the lot. You, or a future owner,
could maximize development rights while protecting your goals for Sneaky Lane.
Another option for landmarks is "Transferrable Development Rights," whereby you
could sell the remaining squaze footage on the site (approximately 2,500 square feet) in 9
increments of 250 squaze feet to non-historic residences in town. You could even accept
one TDR for your own house, to allow for a small expansion. In conjunction with
moving the house forward, this could be a true success for all of us.
Perhaps 765 Meadows Road could serve as a guest house or caretaker unit for your
property. Maybe the sites could be connected with an elevator and/or staircase. Perhaps
it could be used for housing visiting conductors or other participants in the Music
Associates or Institute programs.
I truly do not wish to dissuade you from purchasing this property, but rather to suggest
that this house has value to the community. I know you are receiving recognition for
giving new life to the historic Pearl Brewery in San Antonio. Please consider taking any
action that you can to prevent this demolition. I can be reached at 970-429-2758 or
amyg@ci.aspen. co.us.
Sincerely,
Amy Guthrie
Historic Preservation Officer
~~
).
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 745 Meadows Avenue, Ordinance #48 negotiation process
DATE: Apri122, 2009
PROCESS: In July 2007, Aspen City Council adopted an emergency ordinance,
Ordinance #30, Series of 2007. That ordinance prohibited any exterior alterations, land
use applications, or building permits affecting all non-landmarked buildings constructed
at least 30 years ago, unless it was determined that no potential historic resource was
negatively affected. The purpose of the Ordinance was to protect Aspen's significant
architectural heritage; not only Victorians, but more modern structures as well.
Ordinance #30 was in place for 5 months, during which time Council held numerous
meetings to discuss the effect of the new regulations and potential amendments. In particular,
Council wished to see the applicability of the Ordinance narrowed down dramatically from
all properties over 30 years of age to a specific list researched by staff and found to
potentially qualify for landmark designation. In December 2007, Ordinance #48, Series of
2007 was adopted to replace Ordinance #30.
Ordinance #48 creates a formal list of potential historic resources in Aspen that may have
historical, architectural, archaeological, engineering and cultural importance.
Detrimental development or demolition actions affecting these properties will be limited
while the City undertakes an evaluation of the historic preservation program via the
Historic Preservation Task Force.
745 Meadows Road is identified on the List of Potential Historic Resources as part of
Ordinance #48. Owners of a property listed on Ordinance #48 can still move forward
with proposed projects if they:
A. Submit the plans and seek staff determination that the work is exempt from delay
under Ordinance #48 (routine maintenance work for example); or
S. Submit plans and seek staff determination that the work, while not exempt from
Ordinance #48, can move forward by voluntarily complying with Staff or HPC
review (depending on the scope of work) of the project, or
C. Submit plans with the intention of triggering a 90 day delay period, during which
time City Staff and Council will negotiate for appropriate preservation of the
property. If the negotiation does not result in an agreement to landmark designate
the property, the building permits will be processed as requested.
Westview Holdings, LLC, the property owner of 745 Meadows Road, has submitted a
demolition permit. Westview Holdings, LLC is the owner of 7 abutting properties on
Meadows Road and Sneaky Lane. Buildings on some of the sites under this ownership,
such as the Tennis Townhomes which were once under construction at the Aspen
Meadows, have been demolished and not replaced. Westview Holdings, LLC has
indicated that they do not have any interest in negotiations (see attached letter.)
Nonetheless, the City is entitled to delay issuance of the permits in order for the Historic
Preservation Commission to weigh in, and for Council to promote incentives and/or
demolition alternatives if appropriate.
HPC review is not a public hearing, and the acceptance of comments from the public or
property owners are at the discretion of the Commission. The Commission is asked to
make a recommendation to City Council regarding the potential historic significance of
the property and whether Council should extend any benefits to the owner to preserve the
property. City Council will review this issue in late May or early June. The 90 day
negotiation period expires on June 17, 2009.
APPLICANT: Westview Holdings, LLC, owner.
PARCEL ID: 2735-122-01-003.
ADDRESS: 745 Meadows Road, Lot 3, Snobble Subdivision, City and Townsite of
Aspen.
ZONING: R-15.
DISCUSSION: HPC is asked to weigh in on whether this property's significance
warrants preservation negotiations with the property owner. The City cannot designate
properties listed on Ordinance #48, Series of 2007 without the owner's consent. The
criteria for designation are listed below and staff s analysis follows.
26.415.030.B. Criteria. To be eligible for designation on the Aspen Inventory of Historic
Landmark Sites and Structures, an individual building, site, structure or object or a
collection of buildings, sites, structures or objects must have a demonstrated quality of
significance. The significance of properties will be evaluated according to the following
criteria. When designating an historic district, the majority of the contributing resources
in the district must meet the criteria described below:
1. A property or district is deemed significant for its antiquity, in that it is:
a. In whole or in part more than one hundred (100) years old, and
b. It possesses an appropriate degree of integrity of location, setting, design,
materials, workmanship and association, given its age; or
2. A property or district is deemed significant as a representation of Aspen's 20th
Century history, was constructed in whole or in part more than thirty (30) years
prior to the year in which the application for designation is being made, possesses
sufficient integrity of location, setting, design, materials, workmanship and
association and is related to one (1) or more of the following:
a. An event, pattern or trend that has made a significant contribution to local,
state, regional or national history,
b. People whose specific contribution to local, state, regional or national history is
deemed important and the specific contribution is identified and documented, or
c. A physical design that embodies the distinctive characteristics of a type, period
or method of construction or represents the technical or aesthetic achievements of
a recognized designer, craftsman or design philosophy that is deemed important.
STAFF FINDINGS: Staff finds that criterion C is met due to the property's
representation of the Modern Chalet style and association with noteworthy Aspen
architect Fritz Benedict. The house at 745 Meadows Road was constructed in 1961,
according to the Assessor's Office. Unfortunately, no building permit file can be located.
Staff has searched the file in the past and the only building permit found is attached to
this packet. It is a remodel permit from 1969, with Benedict indicated as the architect.
The house has many characteristics of the Modern style, however the pitched roof and
other features, such as prominent outdoor decks, has led staff to distinguish similar
examples as Modern Chalets. Examples of related homes built in Aspen in the 1950's
and 60's are shown below. Three of the examples are known to have been designed by
Fritz Benedict and his staff. It should be noted that the family of local attorney John
Kelly owned this house for many years and have suggested that its design was from a
plan book. They were not the original owners to staff's knowledge. We are continuing
to search for documentation that confirms or denies Benedict as the original designer of
this house.
3
61 ~ Gillespie Street, designed in
1957 by Fritz Benedict.
Demolished in 2005.
625 Gillespie Street, designed in
1957 by Fritz Benedict.
Demolished in 2005.
1005 Waters Avenue, designed
in 1958 by Ellen Harland,
Benedict's draftswoman.
Subject property.
Typically, as part of the designation assessment, staff completes an "Integrity Assessment
Form," for the property. We are unable to do so because the Modern Chalet style is one
that has become recognized as potentially significant during the course of the Ordinance
#30 and #48 discussions. At this point a draft, unofficial context paper has been written
(attached), but there are no scoring forms adopted for use. Other than the apparent
addition of a 247 square foot bedroom in 1969, we are not aware of any other significant
work that has taken place on the exterior of the structure. As-built drawings are attached
to this packet.
Staff finds that 745 Meadows is a good representation of Modern architecture as it was
practiced in Aspen in the late 1950's/early 1960's, particularly of the variation we have
termed Modern Chalet. As stated, there are a number of similar buildings in the area. It
supports the historic character and setting of the adjacent buildings and entry to the
Aspen Meadows. We believe demolishing this building would be a loss to Aspen's
small collection of potential historic resources remaining from the post-war period.
DECISION MAHING OPTIONS:
• The HPC is asked to make recommendations to the Aspen City Council
regarding the significance of the Potential Historic Resource and the value of
pursuing negotiations for preservation.
Exhibits:
Resolution # ,Series of 2009
A.) Drawings and photographs from demolition permit
B.) Context paper- Modernism
C.) Draft context paper- Modern Chalet
D.) 1969 Building Permit
D.} Current landmark designation benefits
5
A RECOMMENDATION OF THE ASPEN HISTORIC PRESERVATION
COMMISSION (HPC) REGARDING NEGOTIATIONS FOR LANDMARK
DESIGNATION OF THE PROPERTY LOCATED AT 745 MEADOWS ROAD, LOT 3,
SNOBBLE SUBDIVISION, CITY AND TOWNSITE OF ASPEN, COLORADO,
PURSUANT TO ORDINANCE N0.48, SERIES OF 2007
RESOLUTION NO. ,SERIES OF 2009
PARCEL ID: 2735-122-01-003
WHEREAS, Westview Holdings, LLC, P.O. Box 460567, San Antonio, Texas, 78266, has
applied for a demolition permit to remove the building located at 745 Meadows Road, Lot 3,
Snobble Subdivision, City and Townsite of Aspen, Colorado. Under the provisions of Ordinance
#48, Series of 2007, Westview Holdings, LLC has entered into a ninety day review and
negotiation of potential historic significance of the subject house; and
WHEREAS, Section 26.415.025 (e) of the Municipal Code states that "the Community
Development Director shall confer with the Historic Preservation Commission, during a public
meeting, regarding the proposed building permit and the nature of the Potential Historic
Resource. The property owner shall be provided notice of this meeting with the Historic
Preservation Commission;" and
WHEREAS, the property owner was notified of the Historic Preservation Commission meeting
and did/did not attend the meeting; and
WHEREAS, Amy Guthrie in her staff report dated April 22, 2009, performed an analysis of the
building as a potential local historic landmark; and
WHEREAS, at their regular meeting on April 22, 2009, the Historic Preservation Commission
considered the application and approved a motion to recommend Council pursue/not pursue
negotiations for landmark designation by a vote of _ to _.
NOW, THEREFORE, BE IT RESOLVED:
HPC finds that 745 Meadows Road is/is not a good example of the Modern/Modern Chalet style
as defined in the adopted/draft context paper and recommends/does not recommend City Council
negotiate with the owner of 745 Meadows Road, Lot 3, Snobble Subdivision, City and Townsite
of Aspen, Colorado, to seek landmark designation of the property.
[signatures on following page]
745 Meadows Road
Ordinance #48 Negotiation Review
Page 1 of 2
APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of April,
2009.
Approved as to Form:
Michael Hoffman, Chair
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
745 Meadows Road
Ordinance #48 Negotiation Review
Page 2 of 2
^~ ---~
~'.' ~~
'. -, :=.
~,;
,~..
W. -
:~
__ has h
_v/"~'+ ~
~~.
a - ~ p~
6• ~ ~~
' art"~]~•:-.}., ..
1~ ~ ,t
.~
~~. ~ ~`
,, ~ '
. -~-.,-
. ~~..
r ..~ x , . .
;~e..-
~~' ° ~ ''t , .:. ~ -F"~` ~ Vic. ,,, R. .
' ~ ~ ~,'
.t ~ ~ ;s ,f
yJl.' h..
~• /.~ r
_S tir t •.
#' _ . f a ~.. ~.
~s ~ ~i : ~ i
..s ~I
~a
~~~
•{
i.~ ~
"~'
WESTVIEW HOLDINGS, LLC
P.O. Box 460567
San Antonio, TX 78246
~~~
~
~~
~~
April 3, 2009 .C'I~;
OF`~ l
''>'~ ~~
AMY GUTHRIE ,, .:.
'~ °s~~r~~~~
HISTORIC PRESERVATION OFFICER ~ %~
120 S. GALENA
ASPEN, CO 81611
March 15, 2009
RE: 745 and 765 MEADOWS ROAD
Dear Amy:
Thank you very much for your letter of March 31, and the option of having a
negotiating period with the City of Aspen and the Aspen Historic Preservation
Commission.
We have been following the proceedings through Ordinance 30 and Ordinance 48,
and, after much consideration, we would like to forego any negotiations and proceed
to demolition.
Again, thank you for the opportunity.
Sincerely,
~C~C v71~ /~~GL-~
Sandy Broach,
Office Manager
ASPEN'S 20T'-' CENTURY ARCHITECTURE:
MODERNISM
The Modernist Movement
Modernism as a style of architecture describes the works that were produced
beginning in the 20t" century as a result of a clear philosophical shift in design practices
and attitudes, and incredible changes in building technology. The roots of this style can
be attributed in great part to the Industrial Revolution, which led to dramatic social
changes, and an inclination to react against all that had come before. In addition there
was a new abundance of raw materials, including bricks, timber, and glass; and stronger
materials, particularly metals, which allowed structural innovations.
Initially, the modern technologies were employed in ways that reflected much of
the preference for decoration and organic design that had preceded the 20`n century, for
instance in the Arts and Crafts Style of the 1920's and the influential designs of Frank
Lloyd Wright. As the century progressed, however, the demands of the automobile, and
the need for buildings to serve uses previously unknown, such as airports, led to the
search for a new architectural vocabulary. The streamlined and austere became more
relevant. "Functionalism" and "Rationalism" were terms used to describe architectural
philosophies related to this period. "Modern building codes had replaced rules of
thumb."t
"Architecture was seen primarily as volume and not mass. So the stress was on the
continuous, urvnodulated wall surface- long ribbon windows without frames, cut right
into the wall plane, horizontally or vertically disposed; flush joints; flat roofs. Corners
were not made prominent. Technically, the argument went, materials like steel and
reinforced concrete had rendered conventional construction- and with it cornices, pitched
roofs, and emphatic corners-obsolete. There would be no applied ornament anywhere,
inside or out...A house was a machine made for living Le Corbusier provocatively
declared in 1923 in his Towards a New Architecture, which has proved the most
influential book on architecture in this (the 20t") century." 2
Modernism in Aspen
The period between the Silver Crash in 1893 and the end of
World War II saw little new construction in Aspen. This changed
when interest began to grow in developing a major ski resort, and
when Walter Paepcke envisioned the town as the ideal setting for a
community of intellect, cultural institutions, and pristine natural
environment. As a result of this renaissance taking place, many
' Robert Frankeberger, and James Garrison, "From Rustic Romanticism to Modernism, and Beyond:
Architectural Resources in the National Parks," Forum Journal. The Journal of the National Trust for
Historic Preservation Summer 2002, p. 16.
Z Spiro Kostof, A Histo of Architecture: Settings and Rituals, (New York:Oxford University Press, 1985),
p. 701.
Walter Paepcke
important architects were drawn to live and work here and left an imprint of the
philosophies of the modernist period on the town. The two masters who had the largest
influence on Aspen, Fritz Benedict and Herbert Bayer, are discussed at length in this
paper, along with a number of others who completed notable works here.
FRITZ BENEDICT
Frederic "Fritz" Benedict (b. 1914- Medford, Wisconsin,
d. 1995- Aspen, Colorado) was the first trained architect to arrive
in Aspen at the end of World War II. Benedict had earned a
Bachelor's Degree and Master's Degree in Landscape
Architecture at the University of Wisconsin before being invited
to Frank Lloyd Wright's school, Taliesen, in Spring Green,
Wisconsin in 1938. Initially, Benedict's role at Taliesen was as
head gardener, but his interest in Wright's philosophy of the
integration of architecture and landscape led him to study design
at both Taliesen and Taliesen West in Phoenix, Arizona for the
next three years.
Benedict, an avid skier, first visited Aspen as a participant in the National Skiing
Championships held here in 1941, apparently told of the charms of the town by Frank
Mechau, an artist whom he met at Taliesen and who resided in Redstone, Colorado. In
1942, Benedict was drafted to serve with the 10~' Mountain Division troops, an elite
group of skiers who trained at Camp Hale, north of Leadville, Colorado. On weekends,
the soldiers would often travel to Aspen for recreational skiing.
Benedict saw active duty in Italy and served with the 10~' Mountain Division until
the end of the war in 1945. He returned to Aspen and purchased a ranch at the top of Red
Mountain, focusing on operating the property as his livelihood for some time. According
to Benedict, "The place (Aspen) was so dead and was starting to be a resort so slowly that
there wasn't much to do in the way of design." 3
This situation changed for good after 1946, when noted artist Herbert Bayer
arrived in Aspen with Walter Paepcke, and the duo's plans for the town brought more
people and a new period of construction. Through Herbert Bayer, Fritz met his future
wife, Fabienne, the sister of Bayer's wife Joella. Fabi persuaded Fritz to quit ranching
and pursue architecture, which he did after being awarded a license under a grandfather
clause that allowed architects to be licensed based on experience, rather than on testing.
Benedict was known for setting buildings into the landscape in an unobtrusive and
harmonious way, clearly derived from his landscape architecture education and the
influence of Frank Lloyd Wright. He placed a high priority on creating an intimate
relationship between a house and its garden. Benedict was a pioneer of passive solar and
3 Adele Dusenbury, "When the Architect Arrived After the War," The Aspen Times July 31, 197,
p. ] -B.
Fritz Benedict
earth shelter design. He experimented with car-free village desi~~n, sod rool~d trucnzres,
and solar buildings. His master work, the
Edmundson Waterfall house, which was
strongly related to Frank Lloyd Wright's
Fallingwater, exhibited many of these qualities
and all of the central characteristics of
Wrightian design, including a low pitched room..
strong horizontal emphasis of the structure, and
the use of mitred windows at building corners.
The most important of Benedict's works may
best be defined by the examples that clearly
represent Wrightian ideas, or where innovation Waterfall House, on Castle Creek
was key.
Road, Pitkin County,1960
Benedict's earliest projects in Aspen were
residences. In collaboration with his brother-in-
law, Herbert Bayer, he also helped to design the
buildings of the Aspen Institute, the intellectual
center of Paepcke's facilities. Other known works
by Benedict include the cabin at 835 W. Main
Street (1947), the John P. Marquand studio on Lake
Avenue (1950, since demolished), the Copper
Kettle (1954, 845 Meadows Road), Bank of Aspen
(1956, 119 S. Mill Street), 625 and 615 Gillespie
Avenue (1957), the original Pitkin County Library
(1960, 120 E. Main Street), the Aspen Alps (1963, g35 W. Main Street. 1947
777 Ute Avenue- the first luxury condominiums in
the Rocky Mountains}, the Bidwell Building, (1965, 434 E. Cooper Avenue), Aspen
Square (1969, 617 E. Cooper Avenue), The Gant (1972, 610 S. West End Street), the
Benedict Building (1976, 1280 Ute Avenue), the Aspen Club Townhouses (1976, Crystal
Lake Road), and Pitkin County Bank (1978, 534 E. Hyman Avenue) In total, Benedict
designed and renovated over 200 homes and buildings in Aspen and Snowmass.~
~q*raygl; -' [Ra
434 E. Cooper Avenue, 196 The Copper Kettle, 1954
° Mary Eshbaujh Hayes. Dedication plaque on "The Benedict Suite," Little Nell Hotel, Aspen, Colorado.
Benedict's works in Pitkin County, outside of Aspen's city limits, include two personal
residences, the Waterfall house (1960, since demolished), the Aspen Music School
campus, and the Aspen Highlands base lodge (since demolished). Benedict also did the
master plan for Snowmass (1967), Vail (1962) and Breckenridge (1971.)
Fritz Benedict was inducted into the College of Fellows of the American Institute
of Architects in 1985, by election of his peers. This is a lifetime honor bestowed on
registered architects who have made outstanding contributions to the profession, and only
5% of the profession receive this honor. The nomination submitted stated that "Frederic
`Fritz' Benedict left a legendary influence on design and construction in the Rocky
Mountain West... (creating) classics of the mountain vernacular."' He was given the
Greg Mace Award in 1987 for epitomizing the spirit of the Aspen community, was
inducted into the Aspen Hall of Fame in 1988 and the Colorado Ski Hall of Fame in
1995, and was given the "Welton Anderson" award for his contribution to Aspen's built
environment by the Aspen Historic Preservation Commission in 1993. In all cases
Benedict was recognized for being a pioneer of Aspen's rebirth as a resort community.
Many quotes from his memorial service in 1995 attest to the community's respect for his
role in Aspen's history. Bob Maynard, former president of the Aspen Skiing Company
stated "Aspen was fortunate fifty years ago to be wakened from her sleep by visionaries.
The trio of Benedict, Bayer, and Paepcke combined dreams and hope and reality uniquely
to restore a community ravaged by mining, trapped in poverty- yet willing to follow the
dreamers."6 Similarly, the Aspen Times stated at his death, "Along with the late Walter
and Elizabeth Paepcke and his Bauhaus trained brother-in-law Herbert Bayer, all of
whom came to Aspen with a rare vision in the traumatic wake of World War II, Benedict
was one of the fathers of modern Aspen, a man whose architecture not only helped shape
the city aesthetic, but whose personal commitment to the original dream of a special
`Aspen Ideal' made him the guarantor of the city's very soul."~ Local resident and fellow
student of Taliesen, Charles Paterson stated, "Whatever he was building was one jump
ahead."s
Aside from his architectural contributions, Benedict influenced the Aspen
envirotunent in several other ways. Benedict and his wife donated more than 250 acres
of land within Pitkin County for open space. He was the father of the 10th Mountain Hut
system (established in 1980), and served as the first chairman of Aspen's Planning and
Zoning Commission, developing height and density controls for the City, open space
preservation, a City parks system, a sign code, and a ban on billboards. He played a
significant role in the founding of the Aspen Institute, and the International Design
Conference. He served on the board of the Music Associates of Aspen for 35 years.
5 Joanne Ditmer, The Denver Post, as reprinted in the program for the Fritz Benedict Memorial Service.
~ Robert A. Maynard, Remarks given at Fritz Benedict's Memorial Service.
Mary Eshbaugh Hayes, "Fritz Benedict, 1914-1995: The Passing of a Local Legend," The Aspen Times
July 1 ~ and 16, 1995, cover page.
~ Charles Paterson, Remarks given at Fritz Benedict's Memorial Service.
HERBERT BAYER
Herbert Bayer (b. 1900- Austria, d. 1985- Santa Barbara, California) was an artist
of many disciplines. He apprenti 1 g wIn 19211thet ent red thevmost rerknowned part alld
Germany, starting at the age of
design school of the 20`h century, the Bauhaus in Weimar, Germany.
The Bauhaus, which existed from 1919 to
' 1933, was begun in a spirit of social reform and
represented a rejection of many design ideas that
preceded it. "From skyscrapers to doorknobs,
modern design was born, really, at the Bauhaus. The
ideas of the Bauhaus shaped whole cities, changed
architecture, modified the nature of furniture design
cmd transformed the essential implements of daily
life.'' 9 Bayer was named the head of the typography
workshop at the Bauhaus in 1925 and was ultimately
1~<:~~b~~~r ~c~lE~~~ one of three masters named by director Walter
Gropius, the other two masters being the gifted Josef
Albers and Marcel Breuer. In 1928, Bayer left the school and established his own studio
in Berlin, then becoming the art director for Vogue magazine.
As Nazism gained strength in Gerniany, Bayer fled the country and immigrated to
New York City in 1938. There, he had his first show with the Museum of Modem Art,
and began to work as art director for corporations and ad agencies. By 1946, all of his
work was for Walter Paepcke at the Container Corporation of America and Robert O.
Anderson at the Atlantic Richfield Corporation, both of whom had an interest in Aspen
and the establishment of the Aspen Institute.
Walter Paepcke brought Herbert Bayer to Aspen in 1946 to serve as the design
consultant for the Institute, a role in which he served until 1976. Bayer was offered the
chance to design a planned environment, where the goal was total visual integration.
The Sundeck, 1946
on the grounds), Aspen Meadows
On April 1, 1960, Bayer received a
license to practice architecture in Colorado,
without examination. He had no formal training
in the discipline, so he generally worked
in association with another firm, particularly
with Fritz Benedict. The Sundeck on Aspen
Mountain (1946, since demolished) was the first
of his designs that was ever built. At the
Institute, Bayer designed the Seminar Building
and it's sgraflito mural (1952, the first building
Guest Chalets (1954, since demolished and
9 Beth Dunlop, "Bauhaus' Influence Exceeds It's Life," The Denver Post April 20, 1986.
reconstructed}, Central Building (1954), the
Health Center (1955), Grass Mound (195,
which pre-dates the "earthwork" movement
in landscape design by 10 years and was one
of the first
environmental sculptures in the country), the
Marble Sculpture Garden (195), Walter
Paepcke Memorial Building (1962), the
Institute for Theoretical Physics Building
(1962, since demolished), Concert Tent
(1964, removed in 2000), and Anderson
Park (c. 1970.) Bayer also led the design for the
rehabilitation of the Wheeler Opera House
(1950-1960), designed two personal residences
on Red Mountain (1950 and 1959), and other
homes in Aspen, including those still in
existence at 240 Lake Avenue (1957) and 311
North Street (1963 ).
Aspen Meadows Health Center, 195.1
;, ; The period during which most of
~ Bayer's architecture was designed is confined
_,_ to 1946-1965. Important characteristics of his
-- ~ --` _ buildings were simplicity and the use of basic
geometrical shapes and pared down forms. He
was heavily influenced by Bauhaus and
The Marble Sculpture Garden, 195 International Style principles. Color was an
important component to some of his work, and
he often used primary red, blue and yellow graphics.
Bayer paint scheme
Bayer believed in the concept of designing the total
human environment and that art should be incorporated into
all areas of life. He drew logos and posters for the Aspen
Skiing Company, and even designed signs for small Aspen
businesses. He provided the paint color schemes for certain
Victorians that Paepcke's Aspen Company decided should
be saved in the 1940's. A strong blue color, known locally
as "Bayer Blue" was one of his selections and can still be
seen on the former Elli's building (101 S. Mill) and other
locations in town. His choice of a bright pink for Pioneer
Park (442 W. Bleeker) and a bold paint scheme that once
existed on the Hotel Jerome will also be remembered.
Aspen Institute Seminar Building, 192
Bayer spent 28 years living in Aspen and was one of the first artists to make his
home here. A Rocky Mountain News article from 195 stated "Even in competition with
millionaire tycoons, best-selling novelists, and top-ranking musicians, Herbert Bayer is
~ „10 a
Aspen s most world-famous resident. Durinb his years in Aspen, he resided at times at
234 W. Francis, a Victorian home in the West End, in an apartment in a downtown
commercial building, 501 E. Cooper Avenue, and in his home on Red Mountain. Bayer
moved to Santa Barbara for health reasons in 1975 and died there ten years later, the last
surviving Bauhaus master.
Notable among Bayer's many achievements include his credits in i sKi „i
~ ~; •~r
typography. He designed the "universal" type font in 1925 and was
" ' eratin t o ra h and design in advertising and
credited with ltb g yp S p y „~ ~ _
creating the very look of advertising we take for granted today. Much r
of modern print design reflects his ideas. He was the inventor of ~ ,~
photomontage. Bayer created the ``World Geo-Graphic Atlas" in 1953, t~ '°
which was described as one of the most beautiful books ever printed in
this country by the Atlantic Monthly and the greatest world atlas ever poster. 1946
made in the United States by Publisher's Weekly.
Bayer created the famed "Great Ideas of Western Man" advertisement series for
the Container Corporation of America and had more than 50 one-man exhibitions of his
artistic works. His paintings are represented in the collections of at least 40 museums.
He spent six decades of his life working as a painter, photographer, typographer,
architect, sculptor, designer of graphics, exhibitions, and landscapes. His last work was
the 8~ foot tall, yellow articulated wall sculpture at the Denver Design Center, which can
be viewed from I-25, near Broadway in Denver.
Bayer founded the International Design Conference in Aspen in 1950 and was
named a Trustee of the Aspen Institute for Humanistic Studies in 1953. He was the Chair
of the City and County Zoning Committee for five years and was very concerned with the
issues of sprawl. Bayer promoted increased density in town, put the original tree
protection ordinance in place, and helped institute the ban on billboards.
ARCHITECTS OF NOTE
Charles Paterson was born Karl Schanzer in Austria in 1929. His mother died in
his youth, and his father fled Austria, taking Charles and his sister when Hitler invaded in
1938. They traveled first to Czechoslovakia and then to France. Once there it was
decided that the only way to get the two children out of Europe entirely was to allow
10 Robert L. Perkin, "Aspen Reborn: Herbert Bayer Changing the Town's Face," The Rocky Mountain
News September 27, 1955.
~~ Joanne Ditmer, "Schlosser Gallery Host to Major Bayer Show/Sale," The Denver Post October 1, 1997,
p. IOG.
them to be adopted by a family in Australia, whom Mr. Schanzer knew through business
connections. Relocated to that country in 1940, the children took on the family's name;
Paterson. Their father fought in the war and was eventually reunited with his children in
New York City, after they immigrated.
In New York City, Charles "Charlie" Paterson started engineering school, but he
had an interest in skiing and was disappointed with the conditions in the area. He moved
west in 1949, stopping in Denver. There, he worked for the Denver and Rio Grande
Railroad and skied on weekends. On one ski trip, Paterson met someone who had been to
Aspen, and decided to hitchhike there a week later. After finding a job as a bellhop at the
Hotel Jerome, he decided to stay.
Within a month of his arrival in Aspen, Charlie Paterson bought three lots on
West Hopkins Avenue, shortly followed by another three that comprised a full half a
block between Fifth and Sixth Streets. There he built cone-room cabin in 1949 out of
leftover lumber.
Paterson returned to New York from 1950-1951 to continue his studies, then
moved back to Aspen and began expanding the cabin. In 1952, he leased a Victorian
house that had been operating under the name "Holiday House," and his father came to
town to help out. This experience got Paterson interested in running his own lodge, and
led- to more construction on the Hopkins Avenue property. In 1956, he added three units
and opened the Boomerang. Convinced by Fritz Benedict to study architecture, Paterson
left again to spend three years at Taliesen East in Wisconsin, under Frank Lloyd Wright's
instruction, during which time he drew some of the plans for the Boomerang Lodge as it
is known today.
The lodge's lounge, 12 more rooms, and a pool were added in 1960. The noted
underwater window, which allows guests in the lounge to look into the pool, was featured
in Life Magazine in the 1960's. In 1965 and 1970 other expansions took place on the
property.
Although Paterson has designed relatively
few buildings, among them his own business,
structures at the Christiania Lodge, and a residence
in Basalt, the Boomerang is his master work,
exhibiting strong influences of Wrightian
architecture. Paterson designed, helped to build,
and financed the structure, and is still its host and
manager today. It has been described as
"...timeless, ageless" and "...almost futuristic."iz
Boomerang Lodge Other contributions to local organizations
made by Paterson include being a member of the
1z Scott Dial, "The Boomerang Lodge: The Lodge That Charlie Built, and Built, and Built," Destination
Maeazine.
Board of the Music Associates of Aspen for 20 years, Chairman of the Aspen Hall of
Fame for 2 years and of the Aspen Board of Adjustment for 20 years and counting. He
has also served on the Aspen Chamber Resort Association Board of Directors. Paterson
worked for the Aspen Skiing Company as an instructor from 1952 to 1969.
Eleanor "Ellie" Brickham graduated from the University of Colorado's School
of Architecture. Construction was a family business, so Brickham's motivation to be a
designer began as a child. She moved to Aspen in 1951, attracted by the skiing, but once
there, found herself the only female architect in town.
Early in her career, Brickham worked in Fritz Benedict's office and collaborated
on projects with both Benedict and Bayer, participating in the work going ~~n at t11e Aspen
Institute. During her time in that office, and later .k ~~ ~,
rm she desi ned a number of~ Yf
with her own fi g '
residences and commercial structures in town, ~ '~ ~ '~'
including houses for several Music Festival artists ?~"
in Aspen Grove, the Strandberg Residence (1973. *~_.
433 W. Bleeker Street), and the Patricia Moore _ ~`~=-
Building (1969, 610 E. Hyman Avenue.) Within ,. -. -
Pitkin County, Brickham designed numerous
homes in Stanwood, on Red Mountain, acid in
Pitkin Green. Her works total at least 50
buildings in the Aspen area. 433 W. Bleeker Street, 1973
Brickham's designs have been characterized by spare, simple forms and detailing,
and she has an interest in passive solar techniques. Still practicing today, B3ickham's
projects focus on an ``impeccable sense of proportion and feeling of lightness.
Victor Lundy designed a second home for
his family in Aspen, which they have occupied at
300 Lake Avenue since 1972. Like Benedict,
Lundy is a Fellow in the American Institute of
Architects. He received his degree in architecture
from Harvard, studying with former Bauhaus
director Walter Gropius and Bauhaus master Marcel
Breuer and was later awarded two prestigious
traveling scholarships by the Boston Society of
Architects and Harvard University.
Lundy has been in practice, most recently in Texas, since 19~ 1 and has designed
many notable government, commercial, office, and educational buildings throughout the
world. He has received a Federal Design Achievement award, the highest honor in
design given by the National Endowment for the Arts.
`' Bil] Rollins, "Brickham: Simplicity, Lightness, and a Sense of Proportion," The Aspen 'l'imes.
300 Lake Avenue. 1972
Robin Molny (b.1928- Cleveland, d. 1997- Aspen) apprenticed at Taliesen in the
1950's. In Aspen, he served on the Planning and Zoning Commission and was the
designer of Aspen's downtown pedestrian malls. He also designed several notable
commercial buildings, including the Hearthstone House (1967, 134 E. Hyman Avenue)
and the 720 E. Hyman Avenue building (1976) along with area residences.
Well known architect Harry Weese also
contributed a building to Aspen in the Given Institute
(1973, 100 E. Francis Street). Weese, of Harry Weese
and Associates, Chicago, was an internationally known
architect responsible for a number of significant projects
throughout the United States, including major historic.
preservation projects in the Chicago area, and the design
of the Washington, D.C. subway system. A graduate of
MIT, he studied with famed architect Eliel Saarinen at
Cranbrook Academy in Michigan, and then joined 100 E. F~anci.s Sty°eet. 1973
Skidmore, Owing, and Merrill for a short time. In 1947 he opened his own office.
Weese was recruited by the Paepcke's, who donated the land where the Given is located,
to design the building.
Eligibility Considerations
There are specific physical features that a property must possess in order for it to
reflect the significance of the historic context. Aspen's examples of modernist buildings
should exhibit the following distinctive characteristics if influenced by Wrightian design
principles:
• Low horizontal proportions, flat roofs or low pitched hip roofs.
• Deep roof overhangs create broad shadow lines across the facade. Glazing is usually
concentrated in these areas.
• Horizontal emphasis on the composition of the wall planes accentuates the floating
effect of the roof form.
• Materials are usually natural and hand worked; such as rough sawn wood timbers and
brick. Brick is generally used as a base material, wall infill or in an anchoring
fireplace element. Wood structural systems tend more toward heavy timber or post
and beam than typical stud framing.
• Structural members and construction methods are usually expressed in the building.
For example; load-bearing columns may be expressed inside and out, the wall plane is
then created by an infill of glass or brick.
• Roof structure is often expressed below the roof sheathing
• Glass is used as an infill material which expresses a void or a structural system; or it is
used to accentuate the surface of a wall through pattern or repetition.
• There is typically no trim which isolates the glazing from the wall plane. Window
openings are trimmed out to match adjacent structural members in a wood context.
Brick openings tend to be deeply set with no trim other than the brick return.
Structures are related to the envirorunent through battered foundation walls,
cantilevered floors and/or porches, clear areas of glazing which create visual
connections to the outside and the inside, and the effect of the roof plane hovering
over the ground.
• Decoration comes out of the detailing of the primary materials and the construction
techniques. No applied decorative elements are used.
• Color is usually related to the natural colors of materials for the majority of the
structure; natural brick, dark stained wood, and white stucco. Accent colors are used
minimally, and to accentuate the horizontal lines of the structure.
Aspen's examples of modernist buildings should exhibit the following distinctive
characteristics if influenced by Bauhaus or International Style design principles:
• Simple geometric forms, both in plan and elevation
• Flat roofs, usually single story, otherwise proportions are long and low, horizontal
lines are emphasized.
• Asymmetrical arrangement of elements.
• Windows are treated as slots in the wall surface, either vertically or horizontally.
Window divisions were made based on the expression of the overall idea of the
building.
• Detailing is reduced to composition of elements instead of decorative effects. No
decorative elements are used.
• Design is focused on rationality, reduction, and composition. It is meant to separate
itself from style and sentimentality.
• Materials are generally manufactured and standardized. The "hand" is removed from
the visual outcome of construction. Surfaces are smooth with minimal or no detail at
window jambs, grade, and at the roof edge.
• Entry is generally marked by a void in the wall, a cantilever screen element, or other
architectural clue that directs the person into the composition.
• Buildings are connected to nature through the use of courtyards, wall elements that
extend into the landscape, and areas of glazing that allow a visual connection to the
natural environment. This style relies on the contrast between the machine made
structure and the natural landscape to heighten the experience of both elements.
• Schemes are monochromatic, using neutral colors, generally grays. Secondary color
is used to reinforce a formal idea. In this case color, or lack there of, is significant to
the reading of the architectural idea.
Although modernism has likely changed the course of architecture forever, it is
possible to set a date when the style in its purest form began to wane: around the mid
1960's nationally, and into the early 1970'~s in Aspen. At this point, there was a growing
unease with some ways the Modern Movement had reshaped cities and resulted in
"towers and slab blocks"14 followed by a move away from the design principals that had
guided the mid-century. The period of historic significance for buildings of this style in
'a Kostof, p. 743.
Aspen, a term used to define the time span during which the style gained architectural,
historical, or geographical importance, is 1945 until approximately 1975.
Aspen has been fortunate to have drawn the talents of the great minds in many
professional fields since the end of World War II. The architects described above had
made important contributions to Aspen's built environment that continue to influence its
character today. While there are numerous towns in Colorado that have retained some of
the character of their 19`" century mining heritage, few or none are also enriched by such
an excellent collection of modernist buildings as exist here.
Bibliography
Chanzit, Gwen F. "Herbert Bayer and Aspen," Exhibition Notes, Adelson
Galler /Pae cke Buildin As en Institute As en Colorado December 1999-
December 2000.
Cohen, Arthur Allen. Herbert Bayer Limited Edition• The Complete Works. MIT Press,
1984.
Dial, Scott. ``The Boomerang Lodge: The Lodge that Charlie Built, and Built, and Built,"
Destination Ma ag zine.
Ditmer, Joanne. "Schlosser Gallery Host to Major Bayer Show/Sale." The Denver Post.
October 1, 1997.
Dunlop, Beth. "Bauhaus' Influence Exceeds Its Life," The Denver Post April 20, 1986.
Dusenbury, Adele. ``When the Architect Arrived After the War," The Aspen Times July
31, 1975.
Frankeberger, Robert and James Garrison. ``From Rustic Romanticism to Modernism,
and Beyond: Architectural Resources in the National Parks," Forum Journal, The
Journal of the National Trust for Historic Preservation Summer 2002.
"Fritz Benedict." Retrieved from http•//www vailsoft.com/museum/index.html, the
Colorado Ski Museum and Ski Hall of Fame website.
"Fritz Benedict Honored by Peer Group of Architects." The Aspen Times June 20, 1985.
Fritz Benedict Memorial Service Program, July 25, 1995.
"Harry (Mohr) Weese." Retrieved from www.artnet.com.
Hayes, Mary Eshbaugh. "Bendict's House in the Hill," The Aspen Times March 11,
1982.
Hayes, Mary Eshbaugh. Dedication plaque on "The Benedict Suite," Little Nell Hotel,
Aspen, Colorado.
Hayes, Mary Eshbaugh. "Fritz Benedict, 1914-1995, The Passing of a Local Legend,"
The Aspen Times July 15 and 16, 1995.
Kostof, Spiro. A History of Architecture• Settings and Rituals. New York: Oxford
University Press, 1985.
Laverty, Rob. "50 Years of Benedict: A Forefather of Modern Aspen Looks At What Has
Been Wrought," High Country Real Estate As en Daily News February 6-12, 1999.
"Noted Designer Herbert Bayer Dies." The Aspen Times October 3, 1985.
Perkin, Robert L. "Aspen Reborn: Herbert Bayer Changing the Town's Face," Rocky
Mountain News September 27, 1955.
Rollins, Bill. "Brickham: Simplicity, Lightness, and a Sense of Proportion," The Aspen
Times December 22, 1977.
"Transitions: Robin Molny Changed Aspen- and Made His Friends Laugh," Aspen
Times, January 10-11, 1998.
Urquhart, Janet. ``History Richochets Through the Boomerang," The Aspen Times
November 16`h and 17`h, 1996.
ASPEN'S 20"' CENTURY ARCHITECTURE:
MODERN CHALET STYLE BUILDINGS
The Modern Chalet style in Aspen describes buildings constructed in the 1950's to early
1970's that combined the influences of Chalet architecture with the modernist approach
employed by trained local architects, typically within the offices of Fritz Benedict, Herbert
Bayer, Rob Roy, and their associates. The low pitched roof, deep overhangs, balconies, simple
form, orientation towards the mountain and other aspects of the Chalets were re-visited with
much more glazing on the primary facade, typically carrying all the way up to the roof.
Decoration was minimal, but still focused on the eaves, fascias, and balconies. To a degree,
this style made the characteristics of modernism more sympathetic to the mountain
envirorunent and Aspen's architectural context.
CHALET PRECEDENTS
MODERN CHALET EXAMPLES
d1s;'~
• _
,,~,~ S
l
~7 $ ~~C
k . ..
k~ _ ''_
~~~ - _ a
E1 r
~ ^ J ~, '~ L
- ~.. ,~ 31
q- ~
-Ya ~ ~ r
1 ~ "+ ~
I 'I
~ s
~'r.~:
..~,
'~" , y;;
~_ F~~
~. •,y
;~
.s_ -.. ~.
~_~~ i ~
.~
'°v:.
'~r~
laissl 7 B.I. BUiLD9~G IITVS?ECTiflN DI:PARTIa1f;+.~T
®CIT" OF ASPEN -COUNTY OP PITKIN~ COLORADO
ADDRESS - ~ GENERAL
OF JOB 74,p Meadows Rd, CONSTRUCTION
- PERMIT
WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW.
CLASS OF WORK: NEW ^ ADDITION ^C'- ALTERATION ^ REPAIR ^ MOVE ^ WRECK ^
OWNER
NAME George Kelly ADDRESS PHONE
~ - LICENSE LICENSE
V NAME (AS LICENSED) Lada Vran CLASS NUMBER
~ .INSURANCE
Z ADDRESS Box 658 Aspen PHONE ^
v SUPERVISOR
FOR THIS JOB NAME DATE CERTIFIED
.LEGAL
DESCRIPTION LOT NO. 3 BLOGK NO. ADDITION Snobble Subd,
SURVEY ATTACxeD^ DESIGN A uc.
BY BY -Fritz .Benedict PE No.
AAEA (S.FJ HEIGNT No. TOTAL OCCUPANCY
AT GRADE ~'L [P7 (FEET) E STORIES UNITS GROUP
DIV.
BASEMENT FI"~ ^ GARAGE SINGLE ^ ATTACHED ^ TOTAL TYPE FIRE
UNFIN. ^ DOUBLE ^ DETACHED ^ ROOMS Z CONSTR. Frame ,ZONE II
DEPTH
BELOW I FIRST SIZE SPACING SPAN
2
1
1 ~
AGENCY AUTHORIZED
DATE
Z GRADE 3 X
0 at 16 12
FLOOR BY
N
BUILDING
R
EXTERIOR N EVIE W
C ~IOOTINGL 1 O CEILING 2 X 14 at 4' 161
ZONING
Z EXTERIOR CONC. ^
~
O FDN. WALL p II
THICKNESS O MAS'Y ~ ROOF
same PARKING
THICK CAISSONS ROOFING
^
^ PUBLIC HEALTH
SLAB
BGRBEAMS
MATERIAL b
ld
ui
u tar & ravel
EXTERIO MASONRY ABOVE ABOVE ABOVE
THICKNESS 1S
T FLR. 2ND FLR. 3RD FLR ENGINEERING
'
ALL ,
L
STVD SIZEat 1.bOVE ABOVE ABOVE Q - yy~
•< O?~'1~31
8 SPACE '1
[
1ST FLR. ZND FLR
RD
LR
x
I
. 3
.
F
RFJIAARKS
Val. 6 000 00
Bid fee 32, 00
P1 c 16- 00
NOTES TO APPLICANT:
FOR INSPECTIONS OR INFORMATION CALL 975- 7336
FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FGR .VALUATION
COMPLIANCE WITH THE UNIFORM BUILDING CODE, THE COUNTY ZONING RESOLUTION OR CITY '
ZONING ORDINANCE, AND ALL OTHER COUNTY RESOLUTIONS OR CITY ORDINANCES WHICHEVER ®F WORK
Avvues.
SEPARATE PE
RMITS MUST BE OBTAINED FOR ELECTRICAL, PLUMBING AND HEATING, SIGNS,
I
I PLAN TOTAL FEE
PER
MIT
EXPIRE56
E T P a
0 DAYS FROM
DATE ISSUED UNLESS WORK IS STARTED. FILED G,
~
REQUIRED INSPECTIONS SHALL BE RE4UESTED ONE WORKING DAY IN ADVANCE.
DOUBLE
CHECK ^ ...~
If)
ALL FINAL INSPECTIONS SHALL BE MADE ON ALL ITEMS OF WORK BEFORE OCCUPANCY IS PERMITTED. FEE ^ CASH ^ ~
~
THIS BUILDING SHALL NOT BE OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED. ^ BUILDING DEPARTMENT
PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS-GOVERNING SAME ~~
,
SIGNATURE ~ ~
4~f2
AP
LI ~
~j
P
J Y
CANT• APPROVAL BY =~ DATE
THIS FORM IS A PERMIT ONLY TE PERMIT NO. LICENSE # RECEIPTS CLASS MOUNT
WHEN VALIDATED HERE ~~ ,
4/11/6 9A - 54
Chapter 26.420
BENEFITS FOR PROPERTIES LISTED ON THE ASPEN INVENTORY OF
HISTORIC LANDMARK SITES AND STRUCTURES
Sections:
26.420.010 Purpose and intent.
26.420.020 Benefits.
26.420.010 Purpose and €ntent.
A. Benefits to encourage good historic preservation practices by the owners of historic
properties is an important aspect of Aspen's historic preservation program. Historic
resources are a valuable community asset and their continued protection is the basic
premise supporting the creation of an innovative package of preservation tools that are
unlike any other in the country.
B. Aspen's preservation benefits aze in response to tight historic preservation controls that
have been legislated by the city since 1972. The Community Development Department and
Historic Preservation Commission (HPC) aze dedicated to assisting property owners in
renovating and maintaining their property.
C. Aspen is unique. Its historic resources and spirit of community have not been duplicated
anywhere else in the world. It is this basic character that has helped make the city both
economically vital and cherished by many.
D. The purpose of this chapter is to set forth in one location all of the benefits that are
potentially available to owners of properties listed on Aspen's Inventory' of Historic
Landmark Sites and Structures.
E. All properties listed on the Aspen Inventory of Historic Landmark Sites and Structures may
be eligible for the following benefits. Applications for the awazd of the benefits may be
obtained from the Community Development Department, and specific policies and
procedures for each benefit will be established by the Historic Preservation Commission.
(Ord. No. 2-2002 § 1 (part), 2002)
26.420.020 Benefits.
A. Financial benefits.
1. Rehabilitation loan fund. City Council may approve a zero interest loan in an amount up
to $25,000 for any property that is in violation of section 26.415.100 of the Land Use
Code, "Demolition by Neglect." To be eligible for this benefit a property owner shall
show evidence of financial need. These one-time loans shall be repaid at the time of
transfer-of--title or by the end of ten (10) yeazs, whichever comes first.
City of Aspen Land Use Code. August, 2007.
Part 400, Page 59
2. Conservation easement program. The city may accept a "Conservation Easement" from
a property owner who wishes to forgo any of the allowed square footage on their
property in exchange for a federal tax deduction. A deed restriction shall be filed on the
site to show that future development is limited. The five hundred (500) squaze foot floor
area bonus provided in section 26.415.120(E) of the Land Use Code cannot be donated
as a conservation easement.
3. City-ovmed building rehabilitation fund. The city shall give priority in the Asset
Management Plan to budgeting the funds necessary to adequately maintain, rehabilitate
or restore city-owned designated properties.
B. Developmental benefits.
1. Dimensional vaziances: The following variances may be approved if it is shown that
they are part of a proposed development which has no negative impact on the chazacter-
defining features of the designated property or historic district:
a. Side, rear and front yard setbacks;
b. Minimum required distance between buildings;
c. Maximum floor area may be exceeded up to five hundred (500) square feet;
d. Variance to exceed the allowed site coverage by up to five (5) percent;
e. Pazking waivers and waivers of cash-in-lieu fees are permitted on sites unable to
contain the required number of on-site parking spaces required by underlying
zoning;
f. The open space dimensional requirement may be vazied when a historic commercial
building is relocated on its site, resulting in an inability to meet the standard.
Refer to section 26.415.120(B), (C), and (E) for further information.
2. Increased density. Two detached single family dwelling units or a duplex may be
allowed on a smaller sized lot than is required for a nondesignated property in the
following zone districts: R-6, R-15, R-15A, RMF, O. Refer to Chapter 26.710 for
further information.
3. Historic landmazk lot split. When a designated pazcel is at least six thousand (6,000)
squaze feet in size, subdivision into two pazcels, neither of which is smaller than three
thousand (3,000) squaze feet in size, for the purpose of creating up to three (3)
residential dwelling units may be allowed in the following zone districts: R-6, R-15, R-
15A, RMF, 0. Refer to section 26.415.120(A) for further information.
City of Aspen Land Use Code. August, 2007.
Part 400, Page 60
4. Waiver of fees. Waiver of Park Dedication Fees may be granted for development on
properties listed on the Aspen Inventory of Historic Sites and Structures.
5, Conditional uses. Certain land uses may be permitted in a given zone district only for
designated properties. Refer to Chapter 26.710 for further information.
6. Exemption from the Growth Management Quota System.
a. Change-in-use with no expansion of net leasable square footage requires no
affordable housing impact mitigation.
b. Expansions of designated properties shall only be required to mitigate growth
impacts when net leasable and floor area is increased.
o. When a development is required to mitigate for affordable housing, the amount of
housing that must be provided on site or through acash-in-lieu payment may be
reduced by one (1) percent for every one (1) percent the project is under the
maximum allowed floor area.
d. Designated properties shall be exempt from competition for Growth Management
Quota System Allocations.
e. Accessory Dwelling Units or cash in lieu fees shall not be required on properties
where a "Historic Landmazk Lot Split" is approved after March 31, 2002.
Refer to Chapter 26.470 for further information.
C. Technical Assistance.
1. Tax credit applications. City Planning Staff shall assist property owners in participating
in state and federal rehabilitation tax credit programs by helping with the preparation of
application materials, undertaking the necessazy reviews to assist in obtaining
certification. A twenty (20) percent State Rehabilitation Income Tax Credit may be
available for locally designated properties and may be combined with a twenty (20)
percent Federal Income Tax Credit which is available for income producing properties
listed on the National Register of Historic Places.
2. Community initiated development. The city will consider opportunities to be involved
in public-privately funded rehabilitation efforts, building expansion, or infill projects
that demonstrate good historic preservation practices.
3. Building codes. The Uniform Building Code (UBC) provides for flexibility in its
application to historic structures. In addition to the UBC, the city has adopted the
Uniform Code for Building Conservation (UCBC) to assist owners in making repairs in
a manner that minimizes intrusion into the historic structure.
City of Aspen Land Use Code. August, 2007.
Part 400, Page 61
4. Contractor training. The Community Development Department shall provide periodic
workshops for contractors on proper preservation techniques, using grants or other
sources of funding.
D. Promotional efforts.
Cultural heritage tourism. Through grants or other sources of funding,. the city may
facilitate collaborative partnerships among tourist industry sectors, historic property
owners and cultural heritage attractions to create a mazketing strategy and mazketing
products to attract visitors interested in the distinctive historic chazacter of Aspen.
2. Preservation honor awazds. The Aspen Historic Preservation Commission shall present
annual awards to recognize exemplary historic preservation efforts in the city.
Historic markers. Through grants or other sources of funding, the city shall provide a
historic mazker of a standard design for any owner of a designated historic property who
desires a mazker to install on their building. The city may also develop a .marker or
signage program to recognize designated historic districts. (Ord. No. 2-2002 § 1 (part),
2002)
City of Aspen Land Use Code. August, 2007.
Part 400, Page 62