HomeMy WebLinkAboutagenda.hpc.20091111ASPEN HISTORIC PRESERVATION COMMISSION
NOVEMBER 11, 2009
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: None
I. Roll call
I. Approval of minutes -Oct. 28th
II. Public Comments
III. Commission member comments
IV. Disclosure of conflict of interest (actual and apparent)
V. Project Monitoring:
VI. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #20)
VII. OLD BUSINESS
A. Red Butte Cemetery- Extension of Major development
(Conceptual) Approval (10 min.)
VIII. NEW BUSINESS -PUBLIC HEARING
A. 211 W. Hopkins Ave. -Ordinance #48 negotiation (30 min.)
IX. WORK SESSIONS
A. Historic Preservation Guidelines - Streetscape and Lot
Features/Historic Development Patterns and Landscape
Design (1 hour, 15 minutes)
B. Update Historic Preservation Commission on proposed new
recycling containers for downtown (20 minutes)
X. 7:30 p.m. Adjourn
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
P1
MEMORANDUM ~'
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 808 Cemetery Lane, Red Butte Cemetery- Extension of Major
Development (Conceptual) approval
DATE: November 11, 2009
SUMMARY: The Red Butte Cemetery Association received Conceptual development
approval for a new maintenance facility on December 10, 2008. Section
26.415.070(D)(3)(c)(3) of the Municipal Code provides that an application for Final
development review shall be filed within one year of the date of approval of a Conceptual
development plan. Unless HPC grants an exyension, failure to file the Final development
application shall make the approval null and void. The Historic Preservation
Commission may, at its sole discretion and for good cause shown, grant cone-tune
extension of the expiration date for a Conceptual Development Plan approval for up to
six (6) months provided a written request for extension is received no less than thirty (30)
days prior to the expiration date.
As the Commission is aware, this project went through a lengthy HPC review. The
Planning and Zoning Commission has recently recommended approval of PUD,
Conditional Use, and GMQS exemption. Council review will take place on November 9,
2009. The applicant has been actively working on this project and a 6 month extension is
requested in order to avoid losing their approval status.
APPLICANT: Red Butte Cemetery Association, represented by Alan Richman Planning
Services. ..
PARCEL ID: 2735-122-00-851.
ADDRESS: 808 Cemetery Lane, a parcel of land located in Sections 1 and 12, Township
10 South, Range 85 West of the 6`~' P.M., City and Townsite of Aspen.
ZONING: P, Park.
RECOMMENDATION: Staff recommends the HPC grant the 6 month extension of
Conceptual approval for this project.
RECOMMENDED MOTION: "I move to allow aone-time, 6 month extension of the
Major Development approval (Conceptual) granted to 808 Cemetery Lane, Red Butte
Cemetery, for a new maintenance facility."
Exhibits:
Resolution #_, Series of 2009
A. Letter from applicant's representative
P2
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) EXTENDING MAJOR DEVELOPMENT (CONCEPTUAL) APPROVAL
FOR THE PROPERTY LOCATED AT 808 CEMETERY LANE, A PARCEL OF
LAND LOCATED IN SECTIONS 1 AND 12, TOWNSHIP 10 SOUTH, RANGE 85
WEST OF THE 6 ~" P.M., CITY AND TOWNSITE OF ASPEN, FOR A SIX (6)
MONTH TIME PERIOD
RESOLUTION NO. _, SERIES OF 2009
PARCEL ID: 2735-122-00-851
WHEREAS, the applicant, Red Butte Cemetery Association, represented by Alan
Richman Planning Services has requested a six (6) month extension of the Major
Development (Conceptual) approval granted through HPC Resolution #30, Series of
2008, dated December 10, 2009, for the property located at 808 Cemetery Lane, a parcel
of land located in Sections 1 and 12, Township 10 South, Range 85 West of the 6`h P.M.,
City and Townsite of Aspen; and
WHEREAS, Section 26.415.070(D)(3)(c)(3) of the Aspen Municipal Code establishes
the process for granting an extension of Major Development (Conceptual) approval and
states that HPC may do so on a one-time basis, extending the approval for a period of up
to six months; and
WHEREAS, Amy Guthrie, in her staff report dated November 11, 2009, noted that the
applicant has been working diligently on this project and is in the review process with the
Planning and Zoning Commission and City Council and recommended approval of the
requested extension; and
WHEREAS, at their regular meeting on November 11, 2009, the Historic Preservation
Commission considered and approved the extension request by a vote of _ to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants a six month extension of Conceptual approval as contained in
their Resolution #30, Series of 2009. An application for final review shall be submitted
for review and approval by the HPC within six month of December 10, 2009 (therefore
by May 10, 2010) or the Conceptual approval shall be considered null and void per
Section 26.415.070.D.3.c.3 of the Municipal Code.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of
November, 2009.
Approved as to Form:
Jim True, Special Counsel
Approved as to content:
HISTORIC PRESERVA"TION COMMISSION
E. Michael Hoffman, Chair
ATTEST:
r~~uct i~ic~sisiact
S"ax 3613 ~a~ie~c. L?aCoaada 81612
October 23, 2009
~ ~ sercU~ce~ P 3
~~/~~ (g~o~g2a 112s ~C?.~
Ms. Amy Guthrie, Historic Preservation Officer
City of Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: EXTENSION OF DEADLINE FOR RED BUTTE CEMETERY FINAL HPC
SUBMISSION
Dear Amy,
Thank you for your recent reminder that the deadline is approaching for filing the Red
Butte Cemetery final HPC submission. The HPC granted conceptual approval for a major
development at the Red Butte Cemetery via Resolution 30, Series of 2008, approved on
December 10, 2008. The Land Use Code requires that the final submission be filed
within one year of the date of the conceptual approval, meaning the submission must be
made by December 10, 2009.
The applicant has been working diligently this year to complete the Planning and Zoning
Commission and City Council steps in the review process, which are necessary before
the final HPC submission can be made. The applicant spent the first part of 2009 working
with closely with a group of neighbors to refine the site plan and landscape plan for the
property. The resulting PUD/Conditional Use/GMQS Exemption land use application was
submitted to the City in May, 2009. DRC review occurred in June and a public hearing
was held by the Planning and Zoning Commission in July. P&Z unanimously approved
the application on July 21, 2009 via its Resolution 11, Series of 2009.
The application was presented to City Council and received unanimous first reading
approval on September 14. The application has been somewhat delayed in the hearing
process due to the many other items currently being considered by the City Council. It is
now scheduled for second reading/public hearing on November 9. It is hoped that the
project will receive final approval at that time.
P4
Ms. Amy Guthrie
October 23, 2009
Page Two
The applicant intends to begin working on the final HPC submission as soon as City
Council approval is obtained. However, we do not believe it will be possible for us to
submit it by December 10. We will make every effort to complete and submit the
application as soon as possible. To be cautious, we would ask for the submission
deadline to be extended by 6 months. The new submission deadline would be May 10,
2010.
We will continue working diligently to complete this submission and look forward to being
able to initiate the HPC final review as soon as possible. Thank you for your assistance
while this request was being prepared.
Very truly yours,
ALAN RICHMAN PLANNING SERVICES
Alan Richman, AICP
~A) Ps
MEMORANDUM
TO: Aspen Historic Preservation Commission
PROM: Sara Adams, Historic Preservation Planner
THRU: Amy Guthrie, Historic Preservation Officer
RE: 211 West Hopkins Avenue, Ordinance #48 negotiation process
DATE: November 11, 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 HP
Task Force.
211 West Hopkins Avenue 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.
P6
The owners of 211 West Hopkins Avenue submitted a demolition permit on Feb 27, 2009
which triggered the Ordinance #48 review. Staff provided the applicant with an analysis
of existing benefits available to landmark properties to illustrate the advantage of
landmark designation (Exhibit B.) At this time, the owners prefer to proceed with
obtaining the demolition permit (option C above) and are requesting a 10 year vesting
period. The 2009 permit is the 4`h demolition permit applied for this property since 2001.
HPC review is not a public hearing, therefore 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 importance of the
building and the request for a ten year vesting for the demolition permit. City Council
will meet on December 7, 2009 at Spm in Aspen City Hall.
APPLICANT: Vaughn Family Trust, 211 West Hopkins Avenue, Aspen, CO 81611
represented by attorney John Kelly of Oates, Knezevich, Gardenswartz & Kelly, P.C.
PARCEL ID: 273512463003
ADDRESS: 211 West Hopkins Avenue, Lots F and G, Block 53, City and Townsite of
Aspen, Colorado.
ZONING: R-6, Medium Density Residential.
DICUSSION: HPC is asked to weigh in on whether this property's significance
warrants Council granting 10 year vesting for the demolition permit. 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,
2
P7
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 Response: 211 West Hopkins Avenue is a Pan Abode manufactured log home
built in 1956 for Clyde Nervell. Manufactured log kit homes gained popularity in Post-
war Aspen because they were cheap, quickly constructed buildings that were typically
used as vacation homes and offered through salesmen. 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.) Exhibit C outlines the
Rustic Style and Exhibit D is a timeline to provide national and local context. Examples
of Pan Abode homes built in Aspen in the 1950' and 60's are shown below (the top
photograph is 211 West Hopkins.)
P8
Staff finds that designation criteria a and c are met. 211 West Hopkins Avenue
represents the pattern of Aspen's early skiing development. It visually conveys the
simplicity of vacation homes and modest housing that was desirable in the 1950s as a
lifestyle. The log style was appealing for its association and relationship with the
mountain environment and architectural context of Aspen.
In Staff s opinion, 211 West Hopkins is our best example of a Pan Abode home in Aspen.
The setting, detailing, materials and modest design clearly represent the rustic style and
the lifestyle of Aspen in the 1950s. There appears to be a one story addition at the rear of
the structure. The original details and typical window configuration appear to be intact.
The property received an integrity score of 95 points, where 75 points is the threshold for
designation of Post World War II properties.
It is important to note that there are only ten (10) Pan Abode/manufactured log homes left
in Aspen and the majority of them have additions. Two (2) of the ten (10) are designated
landmarks and the remaining eight (8) are unprotected. The property owner requests a 10
year vesting period for a demolition permit. Staff finds that this property is vital to
telling the story of Aspen's Post World War II history and recommends a 10 year vesting
period for the demolition permit to allow ample time for Staff to work with the owners to
hopefully reach an agreeable solution that preserves the property for the community and
satisfies the needs of the owners.
4
P9
DECISION MAKING OPTIONS:
• The HPC is asked to make recommendations to the Aspen City Council
regarding the nature and value of the Potential Historic Resource, and the
requested 10 year vesting period for the demolition permit.
Exhibits:
A.) Drawings and photographs of 211 West Hopkins Avenue.
B.) Property analysis of landmark benefits for 211 West Hopkins Avenue.
C.) Rustic Style Context Paper.
D.) Rustic Style Timeline.
E.) Rustic Style Integrity Score Sheet.
P10
A RECOMMENDATION OF THE ASPEN HISTORIC PRESERVATION
COMMISSION (HPC) REGARDING NEGOTIATIONS FOR LANDMARK
DESIGNATION OF THE PROPERTIES LOCATED AT 211 WEST HOPKINS
AVENUE, LOTS F AND G, BLOCK 53, CITY AND TOWNSITE OF ASPEN,
COLORADO,
PURSUANT TO ORDINANCE NO. 48, SERIES OF 2007
RESOLUTION NO. _, SERIES OF 2009
PARCEL ID: 2735-12-463-003
WHEREAS, Vaughn Family Trust, P.O. Box 390, Hebron, IL, has applied for a demolition
permit to remove the building located at 211 West Hopkins Avenue, Lots F and G, Block 53,
City and Townsite of Aspen, Colorado. Under the provisions of Ordinance #48, Series of 2007,
Vaughn Family Trust has entered into a ninety day review and negotiation of potential historic
significance of the subject houses; 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 not attend the meeting, but sent a representative; and
WHEREAS, Sara Adams in her staff report dated November 11, 2009, performed an analysis of
the building as potential local historic landmarks and recommended its preservation; and
WHEREAS, at their regular meeting on November 11, 2009, the Historic Preservation
Commission considered the application and found that the property is valuable for landmark
designation by a vote of
NOW, THEREFORE, BE IT RESOLVED:
HPC finds that 211 West Hopkins Avenue is worthy of historic preservation, and recommends
Council pursue negotiation by extending the vested rights period for the demolition permit.
211 West Hopkins Avenue
Ordinance #48 Negotiation Review
Page l of 2
P11
APPROVED BY THE COMMISSION at its regular meeting on the 11`h day of November,
2009.
Michael Hoffman, Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
211 West Hopkins Avenue
Ordinance #48 Negotiation Review
Page 2 of 2
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ASPEN'S 20TH CENTURY ARCHITECTURE:
RUSTIC STYLE BUILDINGS
The Rustic Style of architecture was symbolic of early 20~' 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`h 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
Sumers Lodge, a vacation home in Glenwood
Springs, built in 1935
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~' 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'x, though the tourism industry was still in its
infancy. The Waterman Cabins, built in 1937, and
once located at the corner of 7~' 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
~ Carley, Rachel, "Cabin Fever: Rustic Style Comes Home"
2 Rocky Mountain National Park, Home Page, Historic Buildings
3 Kaiser, Harvey H., Landmarks in the Landscape, 17
a Harrison, Laura Soulliere, Architecture in the Parks, National Historic Landmark Theme Study, 1
s Colorado Historical Society Home Page
a Throop, E. Gail, "Rustic Architecture: Period Design in the Columbia River Gorge"
P19
Grand Lake Lodge, built in 1925
'" ~ '`•
P20
the "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.
_..,r;~
300 W. Main Street, residence built in
1944.
Swiss Chalets, 435 W. Main Street, built circa
te3n~~
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."~
After the Second World War, looking to the past- and in
Park in 1954. It was particular, the American past- was the result of a nation turning
reconstructed 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
WPA Bel! tower, built in the
1930's and shown here after
its relocation to Paepcke
"Lincoln Logs."
Harrison, 8
__. ... ... W~ _ _._. ~ ~CI..y~ N
P21
The American 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."8 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 majesty
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." 1 ~ 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.
s Rothman, Hal K., Devil's Bargains -Tourism in the Twentieth-Century American West, 202
9 Rothman, 14
10 Carley
"Rothman, 207
1z Rothman , 213
13 Gilbert, Anne M., Re-Creation through Recreation: Aspen Skiing from 1870 to 1970, 46
3
Deep Powder Lodge, -~10 S. Aspen Street, built circa
Into 194n'.c/Pnr1v 19.5(1'.c
P22
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."15 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."16
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 hundreds of
thousands of homes during the Depression), other
companies began selling different styles of kit houses,
including Pan Abode (established in 1952), a 211 West Hopkins Sheet , a Pan abode built in
manufacturer that specialized in log cabins. After ~v.sh
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
14 Rothman, 223
15 Gilbert, 72
16 Bancroft, Carolyn, Famous Aspen
4
P23
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."17 To be eligible for historic designation, Aspen's examples of Rustic Style
architecture should have the following distinctive characteristics:
• 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 Plan18, 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
P24
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.
P25
~~~~.
.~.. «.
~~-
„r«- ~ , ,
The Castle Creek Cabins/Waterman Cabins, once located at 7'h and Hallam Streets
Deep Powder Lodge
Sunset Cabins, once located near 7'h and Main Streets
P26
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/history
Colorado Historical Society Home Page, Guide to Colorado Architecture, www.coloraohistorv-
oahp.or guides
Directory of Colorado State Register Properties, www.coloradohistorv-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.gov/historv/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/historv/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.gov/archive/18-5/18-5-4.pdf.
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Exhibit E
Rustic Style Integrity Assessment
INTEGRITY ASSESSMENT- RUSTIC
Integrity is the ability of a property to convey its significance.
• 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.
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: 6- A small one story addition appears to have been added at
the rear in the Pan Abode style.
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:l0- the gable roof form is unchanged.
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.
P29
P30
Exhibit E
Rustic Style Integrity Assessment
Staff Response: 4- an addition is located at the rear of the building, but the scale
remains largely unaffected.
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- the door and window pattern and openings are intact, but it is
difficult to tell if the units were replaced.
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: 10- the form and features are consistent with the Rustic style.
TOTAL POINTS (maximum of 45) = 40.
• 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.
TOTAL POINTS (maximum of 5) = 5. The setting, including trees,
walkway and setbacks is unchanged.
• 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.
P31
Exhibit E
Rustic Style Integrity Assessment
EX"TERIOR SURFACES
15-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: I S -the exterior materials appear to be original.
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- the doors and windows appear to be original.
TOTAL POINTS (maximum of 25) = 25.
• 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- the original detailing is intact.
FINISHES & COLOR SCHEME
5- T'he natural finishes and color scheme that define the Rustic style are
intact
P32
Exhibit E
Rustic Style Integrity Assessment
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: 5- the finishes and color scheme that defines the Rustic Style is
intact.
TOTAL POINTS (maximum of 20) = 20.
95 Total Points
MAXIMUM NUMBER OF POINTS= 100
MINIMUM THRIa:SHOLD 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.
P33
LAW OFFICES OF
GATES, KNEZEVICH, GARDENSWARTZ H& KELLY, P. C.
PROFESSIONAL CORPORATION
THIRD FLOOR, ASPEN PLAZA BUILDING
533 E. HOPKINSAVENUE
ASPEN, COLORADO, 61511
LEONARD M. GATES TELEPHONE 1970) 520-1700
RICFIARD A KNEZEVICH FACSIMILE (970) 920-1121
TEDD GARDENSWARTZ
DAVIDEi KELLY
MARIA MORROW
OF COUNSEL:
.IOHNT KELLY
STEPfIEN R. CONNOR
ANNE MARIE McPHEE
WENDV C. FOSTVEDT
SARAH M.pATES
November 5, 2009
Historic Preservation Commission, City of Aspen
Ms. Sara Adams
130 S. Galena
Aspen, CO 81611
Re: 211 West Hopkins, Vaughan Family Trust
Dear Sara:
J7M (rpokglaw.com
VIA HAND DELIVERY
This office represents the 2004 Vaughan Family Trust dated April 21, 2004 ("Trust"). The
purpose of this letter is request that our client have a ten year vesting period for the demolition permit
currently on file with the Building Department.
Initially we would point out that the Vaughan family has negotiated in good faith with the HPC
staff for many years. We have actually received four demolition permits (including extensions) and
have yet to take any steps towards demolition. In addition I would point out that our client does not
want to demolish the property at this time, for both financial and personal reasons. For the foreseeable
future their current desire is to keep the house as it is. In addition, the Trust is not in the position to
redevelop the property or expend the significant funds necessary to design and gain an approval for
plans pursuant to HPC guidelines. On the other hand, as a Trust, the Trustee does not want the property
locked in to some yet to be determined historic ordinance.
Granting the ten year vesting on the demolition permit has benefits to the City (staff wants the
structure preserved) and gives the owner the ability to enjoy its property without having to resort to the
unwanted alternative of demolition, which is not our client's current desire or intention. Thank you for
your kind consideration in this matter.
Very Truly Yours,
DATES, KNEZ VICH, GARDENSWARTZ & KELLY, P.C.
B -~
y
John T. Kelly, Attorney for the 2004 Vaughan
Family Trust
JTK/bab
Macintosh HD~,Lh10AS5T - Data:J'('K:Clienu:Veughan, Howard:Ltr to Adama 11.5.09.doc
ASPEti 1IISTORIC PRESERVATION COMMISSION
NOVEMBER 11, 2009
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: None
I. Roll call
I. Approval of minutes -Oct. 28th
II. Public Comments
III. Commission member comments
IV. Disclosure of conflict of interest (actual and apparent)
V. Project Monitoring:
VI. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #20)
VII. OLD BUSINESS
A. Red Butte Cemetery -Extension of Major development
(Conceptual) Approval (10 min.)
VIII. NEW BUSINESS -PUBLIC HEARING
A. 211 W. Hopkins Ave. -Ordinance #48 negotiation (30 min.)
IX. WORK SESSIONS
A. Historic Preservation Guidelines - Streetscape and Lot
Features/Historic Development Patterns and Landscape
Design (1 hour, 15 minutes)
B. Update Historic Preservation Commission on proposed new
recycling containers for downtown (20 minutes)
X. 7:30 p.m. Adjourn