HomeMy WebLinkAboutagenda.hpc.20030611 ASPEN HISTORIC PRESERVATION COMMISSION
JUNE 11, 2003
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
NOON - SITE VISIT - NONE
5:00 I. Roll call
II. Approval of minutes
/II. Public Comments
IV. Commission member comd~ents
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring. '
513 W. Smuggler - front door
VII. Staff comments: Certificates of No Negative Effect issued
(Next resolution will be #14)
VIII. OLD BUSINESS
A. 432 W. Francis St. - Minor - Public hearing continued from May 28th,
2003. (continue to June 25th)
B. 311 S. First St. (continue public hearing to June 25th)
C. 432 W. Francis (continue public hearing to June 25th)
5:10 D. 21 Meadows Road, Trustee Townhomes Unit 2, Minor - Public hearing
continued from May 28, 2003 3-1~o ~
IX. NEW BUSINESS
A. None
X. WORKSESSIONS
A. None
,,~5~40 XI. ADJOURN
ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11, 2003 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO NOON - SITE VISIT - NONE 5:00 I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conilict of interest (actual and apparent) VI. Project Monitoring, ' ' 513 W. Smuggler - front door VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #14) VIII. OLD BUSINESS A. 432 W. Francis St. - Minor - Public hearing continued from May 28th, 2003. (continue to June 25th) B. 311 S. First St. (continue public hearing to June 25th) C. 432 W. Francis (continue public hearing to June 25th) 5:10 D. 21 Meadows Road, Trustee Townhomes Unit 2, Minor - Public bearing continued from May 28,2003 3-Ir-Ok. IX. NEW BUSINESS A. None X. WORKSESSIONS A. None 4:40 XI. ADJOURN
DROJECT MONITORING Jeffrey Halferty 428 E. Hyman (former Sportstalker Store) 213 W. Bleeker (Schelling) 101 E. Hallam (Gorman), with Neill 216 E. Hallam (Frost/Auger), with Mike 735 W. Bleeker (Marcus), with Teresa 922 W. Hallam 110 W. Main (Hotel Aspen) 118 E. Cooper (Little Red Ski Haus) Neill Hirst 434 E. Main (Hills) 409 E. Hyman (New York Pizza building) 205 S. Third 101 E. Hallam (Gorman), with Jeffrey 635 W. Bleeker 110 E. Bleeker ike Hoffman 950 Matchless Drive (Becker) 216 E. Hallam (Frost/Auger), with Jeffrey 513 W. Smuggler (Harman) 633 W. Main (Dart) 920 W. Hallam (Guthrie) 640 N. Third Teresa Melville 232 W. Main (Christmas Inn) 323 W. Hallam (Rispoli) 513 W. Bleeker 735 W. Bleeker (Marcus), with Jeffrey 515 Gillespie (Bone) 501 W. Main Street (Christiania Lodge) Valerie Alexander 216 E. Hallam (Frost) 533 W. Francis (Gibson) 232 W. Main (Christmas Inn) Derek Skalko 135 W. Hopkins 302 E. Hopkins 501 W. Main Street (Christiania Lodge)
CONCEPTUAL APPROVALS WHICH HAVE NOT GONE TO FINAL: HPC Legal Procedures (Submit affidavit of notice for PH - conceptual) Swear In Staff presentation Applicant presentation Board Questions and Clarifications PH opened and closed Board Comments Applicant Comments Motion
MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce A. Allgaier, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 21 Meadows Road, Unit 2, Trustee Townhomes At-The-Aspen Meadows- Minor Development- Public Hearing continued from May 28,2003 DATE: June 11, 2003 SUMMARY: The applicant is requesting exterior changes to Unit 2, one of the Herbert Bayer designed buildings known as the "Trustee Townhomes" at the Aspen Meadows. The entire group is listed on the "Aspen Inventory of Historic Landmark Sites and Structures," and therefore any alterations to them must receive HPC approval and must comply with the "City of Aspen Historic Preservation Design Guidelines" and Aspen Municipal Code. The owner of this unit met with the Commission on May 28th, and the board voted to continue the proposal for restudy. Staffs understanding of the decision to continue was that the majority of the board did not support the removal of the front staircase, and at least two HPC members had concerns with the new window on the front faâ„¢le. The issue of whether or not the existing front door unit is original was to be investigated. Commission member Hirst questioned the appropriateness of alterations to the north, south, and west sides of the unit. For this meeting, a letter has been added to "Exhibit D" which withdraws the request to remove the front staircase, which is greatly appreciated. This amendment is noted on the attached plans, which are otherwise unchanged from the last meeting. The proposal before HPC is to add one new window on the front fagacle at the lower level, to move the original entry door forward and to replace the door, to modify a wall at the back of the carI)ort which is non-historic construction, to relocate non-historic windows on the north and south endwalls, and to modify non-historic windows on the rear of the unit. Staff recommends approval of all but the replacement of the front door unit, with reservations on the issue of the new front window. APPLICANT: Victoria Smith, owner. PARCEL ID: 2735-122-39-002. 1
ADDRESS: 21 Meadows Road, Unit 2 of the Trustee Town homes At-the-Aspen Meadows, A Condominium, City of Aspen, Pitkin County Colorado. ZONING: Aspen Meadows SPA. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be jinal unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: Recently, the HPC has been contemplating new tools to analyze the appropriateness of proposals to alter historic structures. The following questions are likely to be the center of future discussions, and may be helpful for HPC to at least reference for this project (note that the questions do not serve as formal decision making criteria at this time): 1. Why is the property significant? 2. What are the key features of the property? 3. What is the character of the context? How sensitive is the context to changes? 4. How would the proposed work affect the property's integrity assessment score? 5. What is the potential for cumulative alterations that may affect the integrity of the property? The townhouses are significant as an example of housing designed by Herbert Bayer, an internationally important artist, and are noteworthy within the context of the campus of the Aspen Institute, known as the Aspen Meadows. Please refer to the attached history about Bayer and the construction of these units. According to Heritage Aspen' s website, "Walter Paepcke founded the Aspen Institute in 1950, after the success of the Goethe Bicentennial in Aspen. Originally called The Aspen Institute for Humanistic Studies, the Aspen Institute was loosely structured on the Great Books Seminars at the University of Chicago. The central idea was that participants 2
would come together to study different facets of the humanities in an atmosphere free from the distractions of the city. The summer programs were designed to incorporate intellectual discussions, through classes and lectures, as well as spiritual pursuits through music and festivals. Interest in these programs was so high that the Institute came to include separate entities for music, in the Aspen Music School and Festival, as well as science, in the Aspen Center for Physics." The townhomes were built in 1965-1966 as short term accommodations for individuals associated with the Institute. Each of the 8 units were identical when constructed as simple two story forms with a low pitched roof and an integral carport. Natural wood shakes covered the front and rear facades, and painted white siding was used in the area of the can?ort and endwalls. Relatively small, mostly vertically oriented windows were used on all elevations. Detailing was spare. Much of the townhomes' significance lies in their character as a group and their relationship to the rest of the Meadows campus, a very important modernist work. They are located very close to the health club, restaurant, and gardens, which are also designated, but have privacy because of their placement along the edge of the campus and the dropping topography in this area. In staff' s opinion, the front facades of the units are the area of most concern in terms of historic preservation. The rear of the units, while visible from other areas of town, do not impact one's experience of the campus, and if these units are to be allowed similar expansion or alteration potential as other designated homes in Aspen, are the least sensitive area for new construction to take place. The townhomes were only officially added to the historic inventory in the mid 1990's. There have been a number of alterations made to the units before and after that time, particularly at the back. Overall though, they maintain a strong visual relationship to each other. Staff does not agree with an earlier suggestion by the applicant that the property could currently be de-listed, but her assessment that broad characteristics of the units tie them together, rather than some of their more minute details, is arguably true. The group still maintains integrity today because no additions have altered their rooflines, and the exterior materials and color scheme have been retained. The owner and architect spent a significant amount of time researching Bayer' s design and the status of the other units, and have proposed changes that are within the original design "vocabulary." Prints of the Bayer's original drawings for the townhouses will be available at the meeting for HPC to review. Staff finds that the request to modify the entry wall to make an enclosure for meter boxes and trash is in compliance with the design guidelines since this area is non-historic construction. Relocating modestly sized non-historic windows on the north and south endwalls is acceptable, as is modifying non-historic windows on the rear of the unit. Moving the entry door forward in order to maintain the flush wall plane at the back of the cari?ort as originally designed is more true to the design concept than the current 3
circumstance, therefore staff supports this action. As for the front door itself, Bayer's plans called for a solid core birch door in this location, with no glass. Presumably, since birch was specified, the door had a natural, unpainted finish. Staff recommends that the existing painted door be examined to determine if it is the original, and if so it should stripped of paint. If it is not the original, a new door matching Bayer's design should be installed. The clear finish will make the door recognizable and distinct from the surrounding painted walls, addressing the owner' s concerns that the entrance is not visible. While the new modernist door shown on the applicant' s plans is attractive, the guidelines indicate that a replica of the original is the preferred solution: Replacement Doors 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. 1 A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. At least two HPC members had a concern with the proposal to add a new window on the front fa~ade at the lower level. This concept is addressed in the following guideline: 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. This window is on a key fa™le, however, it does not cause a large increase in the amount of glazing on the wall and is a change that has been allowed on other units. Staff can support the addition of the window, however it is true that this is the primary fa~ade of the building and the only wall that, at least in this case, is unaltered. The board must determine if this is an acceptable alteration or not. DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, 4
• disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that Minor Development for 21 Meadows Road, Unit 2 of the Trustee Town Homes At-the-Aspen Meadows, A Condominium, City of Aspen, Pitkin County Colorado, be granted with the following conditions: 1. If the existing door can be determined to be original, the paint on it should be stripped. If this determination cannot be made, the owner may install a birch door with a natural finish as specified in Bayer's 1965 plans. 2. Cut sheets must be provided for review and approval prior to the purchase of any new windows for this unit. 3. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 4. Provide information as to any major landscaping that is to take place for review and approval. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 6. These conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. RECOMMENDED MOTION: "I move to approve Resolution # , Series of 2003." Exhibits: Resolution # , Series of 2003 A. Staff memo dated June 11, 2003 B. Relevant Guidelines C. Biography of Herbert Bayer from the Aspen HPC historic context paper entitled "ASPEN'S 20 TH CENTURY ARCHITECTURE:MODERNISM." D. Application 5
Exhibit B - Relevant Guidelines Treatment Of Windows 3.2 Preserve the position, number and arrangement of historic windows in a building wall. 1 Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. o Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. Treatment of Doors 4.1 Preserve historically significant doors. o Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. Do not change the position and function of original front doors and primary entrances. If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. Replacement Doors 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. o A replica of the original, if evidence exists, is the preferred replacement. o A historic door from a similar building also may be considered. o Simple paneled doors were typical. o Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. New Additions (Staff is referring to the mechanical enclosure as an "addition") 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 6 0 0
o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. Lighting 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. o All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. o Unshielded, high intensity light sources and those which direct light upward will not be permitted. o Shield lighting associated with service areas, parking lots and parking structures. 7
o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. o Do not wash an entire building facade in light. o Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. o Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. o Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. Mechanical Equipment & Service Areas 14.14 Minimize the visual impacts of service areas as seen from the street. When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. This includes locations for trash containers and loading docks. Service areas should be accessed off of the alley, if one exists. 8 00 0
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT FOR 21 MEADOWS ROAD, UNIT 2 OF THE TRUSTEE TOWNHOMES AT-THE- ASPEN-MEADOWS, A CONDOMINIUM, CITY OF ASPEN, COLORADO RESOLUTION NO. -, SERIES OF 2003 Parcel ID #: 2735-122-39-011 WHEREAS, the applicant, Victoria Smith, has requested Minor Development approval for 21 Meadows Road, Unit 2 of the Trustee Town homes At-the-Aspen Meadows, A Condominium, City of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Aspen Municipal Code states that no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a Development Order; and WHEREAS, the procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC reviews the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie in her staff report dated June 11, 2003 performed an analysis of the application based on the standards, and recommended the application be approved with conditions; and WHEREAS, at a regular meeting held on June 11, 2003, the Historic Preservation Commission considered the application, found the application to meet the standards and granted approval with conditions by a vote of _ to _. THEREFORE, BE IT RESOLVED:
That the HPC approves Minor Development for 21 Meadows Road, Unit 2 of the Trustee Town homes At-the-Aspen Meadows, A Condominium, City of Aspen, Colorado with the following conditions: 1. If the existing door can be determined to be original, the paint on it should be stripped. If this determination cannot be made, the owner may install a birch door with a natural finish as specified in Bayer's 1965 plans. 2. Cut sheets must be provided for review and approval prior to the purchase of any new windows for this unit. 3. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 4. Provide information as to any major landscaping that is to take place for review and approval. HPC is particularly concerned with planting large trees or shrubs in locations that could damage the historic structure or block important public views of it. 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 6. These conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. APPROVED BY THE COMMISSION at its regular meeting on the 11th day of June, 2003. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk
HERBERT BAYER - EXHIBIT C Herbert Bayer (b. 1900- Austria, d. 1985- Santa Barbara, California) was an artist of many disciplines. He apprenticed with architects in his native country Austria, and in Germany, starting at the age of 18. In 1921 he entered the most reknowned art and th design school o f the 20 century, the Bauhaus iii Weimar, Germany. The Bauhaus, which existed from 1919 to 1 f 1933, was begun in a spirit of social reform and 2, *Ir. represented a rejection of many design ideas that c r 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 '- ~ and transformed the essential implements of daily : life. ,5 1 Bayer was named the head of the typography workshop at the Bauhaus in 1925 and was ultimately Herbert Buyer 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 Germany, Bayer fled the country and immigrated to New York City in 1938. There, he had his first show with the Museum of Modern 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. On April 1, 1960, Bayer received a license to practice architecture in Colorado, without examination. He had no formal training 13% in the discipline, so he generally worked Wili* in association with another firm, particularly ~~61' F...1,*d.I~2~ with Fritz Benedict. The Sundeck on Aspen . F .--tz .-. ---~ Mountain (1946, since demolished) was the first of his designs that was ever built. At the Institute, Bayer designed the Seminar Building The Sundeck, 1946 and it's sgraffito mural (1952, the first building on the grounds), Aspen Meadows Guest Chalets (1954, since demolished and 1 Beth Dunlop, "Bauhaus' Intluence Exceeds It's Life," The Denver Post April 20, 1986.
reconstructed), Central Building (1954), the . Health Center (1955) Grass Mound (1955, ~ which pre-dates the "earthwork" movement , J in landscape design by 10 years and was one , .,4 i „ - 0?k44+1# of the first .1 , environmental sculptures in the country), the -1 - = 1111, :. Marble Sculpture Garden (1955),Walter t Ly, it ' ==3 Paepcke Memorial Building (1962), the 4.: · .-a *02' 1327«:mr.~ Institute for Theoretical Physics Building (1962, since demolished), Concert Tent Aspen Institute Seminar Building, 1952 (1964, removed iii 2000), and Anderson Park (c. 1970.) Bayer also led the design for the ~ ~ 11!.4 rehabilitation of the Wheeler Opera House ~ " , ~-t (1950-1960), designed two personal residences R'-E.#FA~#~ -ft ,-4* -- ' on Red Mountain (1950 and 1959). and other 4- .=ILI.W/9,/4.4//b,V#·z.-41~"- 0 homes in Aspen, including those still in ~- larij:RJ.-1.~Al-„ existence at 240 Lake Avenue (1957) and 311 ~~ tia.".IME North Street (1963). flff::7**P.F¥';"ti ,~ ..$-12//AH#W - -40<4 4-, //tic=,~ 4 - --11114/ Aspen Meadows Health Center, 1955 The period during which most of Bayer' s architecture was designed is confined ' * * :'2-.* : *,2, 2.1,1 to 1946-1965. Important characteristics of his .~ buildings were simplicity and the use of basic was heavily influenced by Bauhaus and The Marble Sculpture Garden, 1955 International Style principles. Color was an important component to some of his work, and he often used primary red, blue and yellow graphics. Bayer believed in the concept of designing the total ....4 '' . :43. I~* .,-p' fia~ -I T., human environment and that art should be incorporated into R/1/W/&4$4% j#~•/1 JaI~ ~1-2 4-1CN~W~es·~aft all areas of life. He drew logos and posters for the Aspen =,9 -1 -4-*¥*i '61.51.14$41 Skiing Company and even designed signs for small Aspen c businesses. He provided the paint color schemes for certain ; Victorians that Paepcke' s Aspen Company decided should -J- fiw be saved in the 1940's. A strong blue color, known locally 759*na * 1 2 -,M#*#gESNI as "Bayer Blue" was one of his selections and can still be *UR#5*~i.6.-Ii*~1--1 ~,PI seen on the former Elli's building (101 S. Mill) and other locations in town. His choice of a bright pink for Pioneer Bayer 1*zint scheme Park (442 W. Bleeker) and a bold paint scheme that once existed on the Hotel Jerome will also be remembered.
Bayer spent 28 years living iii Aspen and was one of the first artists to make his home here. A Rocky Mountain News article from 1955 stated "Even in competition with millionaire tycoons, best-selling novelists, and top-ranking musicians, Herbert Bayer is Aspen' s most world- famous resident.'92 During 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. 4. t'' I Notable among Bayer's many achievements include his credits in ·3" SKI ~ f typography. He designed the "universal" type font in 1925 and was 4:-2114. ' credited with "liberating typography and design in advertising and .J\ creating the very look of advertising we take for granted today."3 Much yu~-c.*spEN of modern print design reflects his ideas. He was the inventor of biI.10·235 photomontage. Bayer created the "World Geo-Graphic Atlas" in 1953, *11 44•. 135 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 iii 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. Ile 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 85 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. 2 Robert L. Perkin, "Aspen Reborn: Herbert Bayer Changing the Town's Face," The Rocky Mountain News Septemblr 27,1955. 3 Joanne Ditmer, "Schlosser Gallery Host to Major Bayer Show/Sale," The Denver Post October 1,1997, p. l OG.
PICTURES 1. VIEW OF NEW TOWNHOUSE 1 AND TOWNHOUSE 21 2. VIEW OF TOWNHOUSE ROAD 3. FRONT ENTRANCE TOWNHOUSE 21 4. VIEW OF SEVERAL TOWNHOUSES FROM THE MEADOWS LODGING MEADOW 5. UNIT 61 ENTRANCE 6. EXTERIOR STAIRCASE, UNIT 21
MEMORANDUM TO: Amy Guthrie, Historic Preservation Officer FROM: Victoria Smith, Owner 21 Meadows Road Townhouse RE: Supplemental letter and photographs, changes in plans DATE: June 3,2003 This is to confirm that I will inform the Commission at the June 11,2003 session that I do not intend to change the exterior staircase of Townhouse 21. I will not add a gate to the stairs, which would require further Commission review. I understand from our conversation that I can appear at the June 11 th meeting without architectural representation since another presentation will not be required. I hope that the renovation plan is satisfactory in all respects and of course am prepared to answer any questions the Commissioners may have. Thank you for your assistance.
r---i -- MEMORANDUM TO: Amy Guthrie, Historic Preservation Officer FROM: Victoria Smith, Owner RE: 21 Meadows Road, Unit 2 Trustee Townhomes at the Aspen Meadows - Minor Development - DATE: May 20,2003 As you requested, this is a brief summary of our May 15th meeting, a list of the proposed changes to non-historical elements of the townhouse and an inventory of exterior changes made to the eight original units. MEETING AND REVIEW OF ORIGINAL BLUEPRINTS As we agreed after reviewing Bayer' s original plans, the proposals I have made affecting the east, northern and southern exposures, as well as the storage units, windows and gate on the western exterior, involve no historical alteration. The units' architecture is not wonderful, not by Bayer, and my proposal only adds to the overall improvement of the individual unit consistent with Bayer's overall plan, which is important historically as part of the Aspen Institute campus. The units individually would probably be delisted, considering the variety and extent of owner renovations, before and after the HI?C listing. As a renovator, it is almost impossible to be consistent with other units, considering the hodge-podge changes to the old units and the massive nature of the new units. The important "vocabulary" is how the units are seen as a whole, as part of the campus, particularly from the Meadows lodging. The units are similar in size, shell, exterior treatments, carports, etc. Individual changes to doors, windows, extensions, are not yead, as I' ve tried to show in the pictures. I think it would be a good idea of the commissioners could visit the town homes before the meeting, to get a sense of polyglot nature of the individual units.
My proposal conforms to Bayer's design for the western exterior by cleaning it up - bringing the front door, storage and gate into alignment as a sheer fagade, and eliminating the staircase which is a privacy, security, landscaping and light problem. With the other exteriors, I have eliminated non-historical windows and otherwise tried to correct light, ventilation and design problems created by past renovations. The exterior staircase presents severe security and privacy problems, as well as blocking light for the downstairs bedroom and interfering with landscape enhancement. Visitors cannot find the front door. Instead, they climb the exterior steps to my bedroom. Asked to go to the front door, they descend exterior southern steps to the living area terrace. Therefore, the bedroom and terrace doors have to be locked at all times and the Winds drawn to insure security and privacy. The Trustee townhouses are located in a busy area - Meadows deliveries, health club, the lodging units, the restaurant, parking for all the above. I have proposed plans including Bayer' s original sheer fa~ade, and elimination of the staircase as a security hazard, retaining his terrace. BAYER'S ARCHITECT'S BLUEPRINTS No windows on east, north or south exteriors except for bathroom ventilation, a single northern window to be preserved, and windows or doors to a southern patio, not extant. WINDOWS PROPOSED Plan suggests no changes in original windows except bathroom/entry level window, which would be removed or replaced. WEST EXTERIOR/ENTRY Bump out storage and front door so that western and southern "white" exteriors are again sheer, or flush. Similar to Unit 61, approved a couple years ago. INVENTORY OF PRESENT FRONT EXTERIOR BY UNIT There is a great variety in treatment due to owners expanding the units into the carport area, for either another bedroom or increased outdoor storage space or both. Consequently, some front doors are flush with the storage
walls, some are recessed. All owners have retained the white siding around the can)ort and the shingled exterior in front of the bedrooms with a terrace at the second level. Half the owners have eliminated the staircase, some owners have retained the "half-terrace", some have extended it across the front exterior. My proposal is most similar to Unit 61, with extended storage and a flush front door, without their addition of a second "front door" in the storage unit.
TOWNHOUSE HISTORY Herbert Bayer was a member of the Bauhaus art compound, founded in 1919 in Weimar by Walter Gropius. Gropius espoused "a start from zero" after World War I. All things bourgeoisie were anathematic, all architecture was devoted to 'the workers". Thus, in a series of theoretical manifestos, ornamentation, historical references, color, masonry and generosity in proportions or scale, inside and out, were rejected. The hallmarks of Bauhaus design were sheer facades without windows, flat roofs, smaltlow- ceilinged rooms without elaboration, no non-utilitarian windows, and no environmental sensibility. Bayer came to Aspen to assist Walter Paepcke fabulous vision of the future Aspen. Bayer, a commercial artist, had assisted and impressed Paepcke with his commercial campaign for the Container Corp, which Paepcke headed. Their first project in Aspen was to repaint all the homes in the West End, according to Bayer's color schemes. This was a failure, despite the offer of free paint. However, they went on to design the dynamic and lovely Aspen Institute Campus. The townhouses were the last piece of the design, and were meant to supplement the Meadows lodging units for trustees, visiting guests and employees. Cash was short and Bayer's Bauhaus design preferences were revered as the height of the European avant garde. So, the eight units, planned and executed by a hired architect according to Bayer's sketches, ended up as small, hotel-like, or "workers"' units, with uniform sheer facades, few windows, mostly flat roofs and rentable in parts by access of an outside stairs. Spartan interiors, plumbing, electrical work, insulation, and building materials were all done on the cheap, as the Institute expanded in other ways. In fact, the first lodging units had to be destroyed, later recreated by the present Meadows units, because of these problems. Over the next forty years, the trustee owners negotiated unrestricted ownership of the units, so that they could sell to non-trustees, and nullified the original deeds' requirement that the units be available to the Institute for rental every summer. Improvements to the "workers" or transient, housing began within the "shell" constraints of the original design, mostly to open up the units to the superb western views and to make interiors more functional as family homes.