The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.19940727l AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE July 27, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments Approval of June 30 worksession minutes II. Public Comments III. OLD BUSINESS A. none IV. NEW BUSINESS 5:15 A. 939 E. Cooper Avenue, Landmark Designation- Public hear ing c Ltl-Â£7 / 044 -- 6( 01 j c - 1 3 h - 5:25 B. 590 North Mill Street (Aspen Art Museum) - Minor <32 .32_ . 5:40 C. 610 W. Hallam St., Iglehart- Worksession 6:10 D. Update on temporary overlay 6:20 V. Project Monitoring -=r -- 6:25 VI Site Visit- 920 E. Hyman Avenue 7:00 VI. ADJOURN (at 920 E. Hyman Ave.) HPC PROJECT MONITORING HPC Member Name Proiect/Committee Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 617 W. Main 312 S. Galena - MD (Planet Hollywood) Highway Entrance Design Committee Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 624 E. Hopkins 304 E. Hopkins 234 W. Francis 204 S. Mill - Collins Block 220 W. Main - European Flower Leslie Holst Holden/Marolt Museum (alt.) In-Town School Sites Committee Aspen Historic Trust-Chairman 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) City Shop - 1080 Power Plant Road Â£5.06 E. Main - elevator- -,9 - .;> C -le Â£- 1 4 ), 11 \ 2 p A- 442/4-- tk..1 /I)'~)1,- L,2-2.L- Jake Vickery The Meadows (alternate) -- In-Town School Sites Committee - 205 S. Mill Larry Yaw 716 W. Francis 442 W. Bleeker (Pioneer-alt.) 204 S. Galena (Sportstalker) City Hall 627 W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary's Church windows Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) Marolt Museum Karen Day Rubey Transit Center 334 W. Hallam (alternate) Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North 304 E. Hopkins 121 S. Galena Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) 132 W. Main 520 E. Cooper Unit 406 715 W. Smuggler Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Tom Williams 130 S. Galena - City Hall 300 W. Main - fence McDonalds Scott Samborski 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 220 W. Main - European FLower Market Final April 20, 1994 TEL- MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 939 E. Cooper Avenue, Landmark designation DATE: July 27, 1994 SUMMARY: The applicant requests landmark designation of the property at 939 E. Cooper Avenue. There are two structures on the site, a victorian house, built in the 1880's and an outbuilding built within this century. APPLICANT: Bob and Darnell Langley. LOCATION: 939 E. Cooper Avenue, Lot A, Block 37 and 75' x 100' of Cleveland Street, East Aspen Addition, City of Aspen. PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public hearings), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at second reading. LOCAL DESIGNATION STANDARDS: Section 24-7-702 of the Aspen Land Use Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado of the United States. Response: This standard is not met. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: The house is a simple Victorian miner's cottage with major alterations. Original windows have been removed, a garage was constructed on the east and the whole structure has been covered with asphalt shingles. The applicants have indicated an intention to restore the structure as part of their redevelopment 1 plans. It does retain the traditional form of a Victorian house. From the 1904 Sanborne Insurance maps, the historic house was a one and one-half story historic structure with a one story lean-to on the back. There are two outbuildings shown on the site in 1904, but neither is in the location of the existing shed. These, along with two other Victorian houses which occupied a portion of the land which is now 939 E. Cooper appear to have been demolished. The existing outbuilding has become historically significant and is not proposed to be demolished in the current redevelopment plan. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This standard is not met. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: The architect or builder is unknown. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: There are a number of Victorian structures in the immediate vicinty of 939 E. Cooper. These buildings are mixed in with some very dense multi-family development and are the only remaining evidence of the early character of this neighborhood. F. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: This site is representative of the modest scale, style and character of homes constructed during the mining era, the community's primary period of historic significance. Recommendation: Staff recommends HPC approve Landmark Designation of Lot A and 75'x100' of Cleveland Avenue, 2 East Aspen Addition, City of Aspen, finding that standards B, E and F are met. Additional Comments: 3 t L m 19~ARC' 8 i. 6. H 11 5\mui m 7-z~ . Cabl A l -LiJ 6 \ : 35 4 411 1. / 1/ 1/ + 11/ 4. 1/ 1 / 01/ 0, 4 -7. 1 \ 6.4.,0 1 tabin H 'k &.0 \ 24 L-1 11 -----1 -4 Ad - -m 1 3. ~N K O PA2R. s. 4% 0 4 4 1 U . 11 W' 4 11 9 |u 4 k r' -7 (SPT 73 11 2 4 ___7 1 - - 6 |# 11 el / 61 TE* f 1 c /4 01 12 4 /1 9 i[ 0- 4 1 11 V e -1 A - - - 1--ti I.L__Â£ 2.1 k M<-ST , .7 2.--- A Â» 1-U--1 4 r--1 @11 i 2 4 1/ 77 01 L.Â£- C--0- / 10 , W % L-J -2 ~ 4 / rri :LE N 4\ 11 1 L=11 - 1 11##.1 \ 9 1 832 234 /1 e 300 302 904 906 808-10 912 9/4 9/8 920 822 924 926 928 930 932 934 1 (,3/67 - Â« 64661- E 6 93 Scale of Feet, G 0 50 100 ~09 --ll~ , .... --I 40 30 020 10 1 1 0 , (313 935 6/ I ~ , 90/ 903 905 907 90'9 9// 9/3 9/5 8/7 9/3 ~32/ 973 025 927 929 .93/ 333 915- 937 9 0 [7 b ---- \ El L_ 7-8 2 1 4 77 1/ 47/ 1 q 1- ./ 1 i 177 -- / f# ilL _ \ , 1] . LL_.0- 4. 1.0.5 7 1 7- $ 1 k s 9 n /7 8.~37 / c O F F G, 149. 9 27 4 -D AF~ -71 ' Â° ~~~~~ s.. ~< 7 118 932 -1 \ 4 1 41 N 1 _11 .1 , Al 1771 12 /1 - X 1 936& GARFIELD SCHOOL / ,\A S K 0 P Q R - N 4 ", I g 4 - 1 .~lcD b 4 4 1 -1 &0/ L Lot 60Â£ 4/.3 ~ ATTACHMENT 1 LAND USE APPII(ZA1:ICN FORM 1) Project Name ,~-2-61- (0 cri j211-/ - C.eu r + .-I ) Project Incation 9 -95 9 ~ Ce'>23,194 A-Â·i}-â‚¬- (inlicate street address, lot & block timber, legal description where appropriate) 3) Present Zoning 24 F 4) Int Size I (.91 'bc Yi> 'r~:1 5) Applicant's Nanie, Address & Hiocie # -2 ic-1,-44.-.Â·~ 68.0 1 1..19 ) 1 18 De o r 1 04 1 2 60# I rtsz.v- 1 6 0 444 - 049 1 a 6) Representative's Name, Address & Bhone # 20 6 4 -08-4- vu?-lt (-62-â€¢Â·,f /27 939 /, d;.~co f*--y, (6~188843 920Â·43643 7) Type of Application (please check all that apply): Oonditional Use anoeptual SPA Conceptial Historic Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual POD Minor Historic Dev. Stream Margin Final PUD Historic Demolition /ksi-nfic Designaticn Mbuntain view Plane - Subdivisian Corâ€¢hniniumization __ Text/Map Amerxlannt CMOS Allotment Iot SpliVIat Line GMOS E]oeuption Adjustment 8) Descripticn of Existing Uses (rumber and type of existing structures; approocimate sq. ft.; râ€¢Trrher of bedrooms; any previous approvals granted to the property). , I I OU + but |dirl-p 4-f~60 ro K 68 03 111 Al-0- i vl Â¢ 1 Dz r 6 0.0 Stl C Â£4+= , O\ 3 6-Â·r. 14Â© us 2- + CaÂ«-a- j â‚¬- 6- f fÂ«r- I.) 273 211 9) Description of Develoument Application 61.4-1 .uÂ«.. E <1 2.1, 5 ho- +C *G- *----4 1 re f O v- Le- 1 3 Fc, 2-0 ,-u *Foo * A HJ) Cf 00-12 '4.Â· Â·,i&+11,â€ž. - A ill F. Aft 'I ce-LÂ¥ fee ki 4-0 f c t CE 5 , FL~ :2 -6,--.Â·,-: u-r 10 .1-U..S t.-Â¥1 Y aL- 1*-Di'1*L-Â« Li 10) Hive ych attachbd the following? ~~ ~ ~ Response to Attadlment 2, Minimmi aibmission Contents H . Response to Attachment 3, Specific Slhnission Contents U, Response to Attachment 4, Review Standards for Yar Application A. HISTORIC DESIGNATION Application Package Contents Attached is a Development Application package for submission Of your application. Included in this package are the following attachments: 1. Application Form 2. Description of Minimum Contents of Development Application 3. Description of Specific Contents for Submission of your Application 4. Copy of Review Standards for Your Application 5. Public Hearing Notice Requirements Summary 6. General Summary of Your Application Process Generally, to submit a complete application, you should fill in the application form and attach to it that written and mapped information identified in Attachments 2 and 3. Please note that all applications require responses to the review standards for that particular development type. The standards for your application are listed in Attachment 4. You can determine if your application requires that public notice be given by reviewing Attachment 5. Table 1 of that attachment will tell you whether or not your application requires notice and the form the notice should take. Your responsibilities in this regard are summarized in the cover explanation to the table. We strongly encourage all applicants to hold a pre-application conference with a Planning Office staff person so that the requirements for submitting a complete application can be fully described to you. - Please also recognize that review of these materials does not substitute for a complete review Of the Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. appcover -1- Dj MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 590 N. Mill, Aspen Art Museum- Minor Date: July 27, 1994 SUMMARY: The applicant wishes to construct a "tent" over an existing stage which is used for classes and other museum activities. This site is an Aspen landmark and is owned by the City of Aspen and leased to the museum. The building was the Roaring Fork Electric Light and Power Co., and is estimated to have been constructed at the turn of the century. NOTE: The stage was constructed a couple of years ago without a permit. No issue is being made of that at this time, but the City has been attempting to negotiate an agreement with the museum regarding a trail on the property, and approval of a canopy over an "illegal" stage may be part of a trade-off. APPLICANT: Aspen Art Museum, represented by Charles Cunniffe Architects. LOCATION: 590 North Mill Street. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: The proposed tent will be used only during the summer season. It is to be placed at the south-east end of the historic structure and Will have minimal attachment to the wall. Staff finds that it would be preferable to have constructed this feature adjacent to the building addition on the north-west or to have made it freestanding. The tent will not have a major structural effect on the building, but will obscure part of the original structure. The installation time of this tent must be strictly limited to the months when it is truly needed for classes, etc., for instance from June to the end of August. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The museum and the surrounding park are well used community resources. Creating a semi-protected outdoor space is in character with this area. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that the cultural value of the site will not be diminished if the tent is used for only limited periods of the year. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The tent will connect to the structure by a bolt in some existing wood which is exposed on the east wall and will otherwise be supported by posts which rest on the stage. The applicant shall avoid making any other connection to the wall. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the request, finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the application as submitted, with the condition that the applicant's provide a schedule showing the shortest reasonable period of time that they plan to install the tent each season. ATI:ACBMENT 1 IAND USE APPIICATICN F[le{ 1) Project Name Â· Aqppn Art Mugmim Awning 2) Project location 590 N. Mill Street Aspen, CO (ilxlicate street acklress, lot & block nmber, legal description wbere apprcpriate) 3) Present Zating R-30 4) Lct Size 122,010 5) Applicant' s Name, Aairess & Fbcne # Aqppn Art Muqpnm, Gqn N Mill Strppt Aspen. CO; 975--8050 6) Ferresentativels Name, Miress & 2xne # ,lohn Schenck of Charlpi runniffp Architects. 520 E. Hyman #301. Aspen. CO 925-5590 7) Typd of 4plicatim (please check all that apply): - Ccnditicnal Use _ Ocnceptllal SPA Ocncepgial Historic Dev. Special Review , Final SEA Final Histaric Dev. d 8040 Greenl iBe Ocneeptual FUD x x Miliar Hist~ic Dev. .1 Stream Margin Â· Â· Final FUD _ Historic Demliticn M,mtain View Plane Subdivision __ Historic Desigatian Cclxhninilmi2ation Ted;/Map Amerxhent . GMOS Allotment - Ict SplivIct line __ GUS DDEptica Adjustment 8) Descriptian of Existing USes Â· (Inmber and. type of ecisting struchmes; apgrcocimate sq. ft.; amber of bedroans; any previcus apprcvals granted to the pmperty). Art Museum, one main structure, approximately 7,917 square feet, 0 bedrooms, addition to historical building November 17, 1978. 9) Description of Developnent Aiplicaticn Minor historic development approval for a canopy addition to rear of Aspen _ Art Museum at 590 N. Mill. This canopy would be erected in the Spring and removed in the Fall. 10) Have you attached the following? X x Respase to AttadmEIt= 2, Minimm Sulinission Ccntents - Respcnse to Attachment 3, Specific Sukmissicn antents - Response to Al:tadment 4, Review Standards for Your Applicatian lili I. GENERAL APPLICATION REQUIREMENTS A. A letter of consent to representation is attached as Exhibit 'A'. B. The street address and legal description of the proposed project is: 590 N. Mill Street Aspen, CO 81611 .A tract of land situated in the northeast quarter of the southwest quarter and the northwest quarter of the southwest quarter of section 7, township 10 south, range 84 west Of the sixth principal meridian, Pitkin County, Colorado, said tract being known as the Aspen Visual Arts Center property." C. Disclosure of ownership is attached as Exhibit 'Bt. D. A vicinity map locating the subject parcel is attached as Exhibit 'C'. E. Description of Proposal --- There will be an addition of a tent structure attached to the south end of the Museum. This structure will be erected in the spring and removed in the fall. The tent Will consist of a series of poles at the perimeter of the stage area. These poles will support cables which extend up to the apex of the tent which would attach to the building. Drawings are attached as exhibit 'D'. II. SPECIFIC SUBMISSION CONTENTS: MINOR DEVELOPMENT A. As described above, the proposed development will involve the addition of a tent structure at the rear of the Aspen Art Museum. B. The materials to be used in this application will be a linen (off white) colored canvas tent that provides protection from the sun, and partial wind protection. The Material will be connected to cables via velcro sleeves. The cables will be supported by a series of aluminum poles at the perimeter of the stage area. The cables run from the poles to a point on the existing brick building. The stage is a cedar plank decking. C. The effect of this development is practically insignificant to the historic structure, as it Will be a non permanent addition. Also the character of the proposed addition fits the feel of the surrounding area. The sail like structure is not unlike any thing that might be found in an "Art Park" atmosphere. EXHIBIT C Z 1% 19Â«3 AN - / 5 â‚¬ 4 g a h\ ~~'~t, ~~4 <4 ~ ~~ ~ 3 . & 16 F S 7 2 . -tr.J iel U -00 2 3 4 4 1 To Basalt -1 1 In,t~Eiz<~~ * 2 H# b 2 7- 2 + e P , 4 82 \ % ~ 1 tri.234/ ---1-1 0 3 / 9 4/.* AMP-* i-' Â»AT- MI 616 26 71 '540 N. 111 1.1- fiTAP*7" 16 2-' \ 4 - 0.0. 2 s F e U 1 1~ <,, - : 16 ;f5 1 . 4 \ 4.4 * 19 Maroon Cr-k Rd \~ 4 f e Smu,0. Mtâ€¢ Ad Aspen P) 'r...~U a" u *,0 0 l St 4 4- I \ 1 42 - b - 4.82 00 ~~-3 8%, + 2 / 43 4 . 4 1.. A. %. 2 4 Hospital ' , 4 . 3 - 0 4.40 0-7-4 V 2 4 I C . ..5 - 1 . 92< Mall â€¢ ~ I SI C, 2 0//4, 2, 0..4, 4.4. 4 8 CD 0 A.P.1 + W.st... . 5 4 \25*21 1 94 07â€¢W L.k. Rd . -J d *ee Aspen / MUSIC Scrod Mountain 7 To Twin(Lakes VICINITY MAP CHARLES CUNNIFFEE & ASSOCIATES/ARCHITECTS PO. BOX 3534, ASPEN. COLORADO 81612 TELEPHONE 303/925-5590 C:.11, Cied Rd Laurd Dr SIlver Queen Gondola r.5:5 032>,\~ 1 1 8 1,31-Y . Â¢ \015 . V \ Ch<43' 4 1 0.04 CD -4. --I U /:'L 1% 0 0 - 50 14 ~9 1 895'05'0 'W Â· e o.-2- 1- . On \AR (D f Â°J t.) ' Irl 905'00"W 25 .17' I / I â€¢ WA-7 ' I FA. 2 . VI â‚¬25 1 , 00. . i 3 I . 60Â£45' Â· 5 V '1\ f . Â·. 4 Â¢6; f. ~ Â·-. I * A f. Â· . J ... . 1 . 1 -h 926 . r?94Â° 4 -/4 Â· /.e 1 f (1) Ieec 3 6 6 1 1 0/70 I /?Â¥0 0 (D P 00 : * 0 . PROPOSED CANOPY - EXITSTING B.JILDING X E - CANOPY WEST ELEVATION c E-2- -{V ly J // N- EXGST/NG BUILDING Â·33 4 1 LEÂ« - PROPOSED CANOR V E/\\ \1 Yja k : to EXISTING SUGE .- - CANOPY SOUTH ELEVATION - EX[[STING BUILDING 51 . 171 PMPOSED CNIGFU~ ~| ~ t / m- EXISTING ST,GE -- Y z 1/ / /)3 ~~Â«Il_01 ~ fIL~/3~ - VIEW 11 -~_ /--\ PARTIAL CANOPY PLAN tr -- 8 '. ~_~- 6'-~72 ~.1 e- ,WA-64-*f,260-0 ov,e-,/AÂ·C~ High Design< Principles * For Low-Income Housing ~NCLE SAM IS saving money by spendihg-Â·.motiey Â·On ~Â·de- sign. Piesident Clihton recently pre- sented a Presidential Award for De- sign - Excellence .to the :Mer Rouge Villas: 33 units of low-income rental housing nestled amid a grove of pecan trees in Louisiana. According to the White House, the Mer Rouge development, funded by the federal Farmers Home Administration, i "breaks every unwritten rule of low- income housing design." The No. 1 rule: Poor people deserve poor housing. But the federal government allotted about $36,000 to P-20,4.3025 **Ak# Py z. build each Mer Rouge unit, substan- tially more than the $25,000 .allowed win Louisiana five yearrago. Those The Uving Arts extra dollars bought. .things ' like YiÂ· 9-11 MIF-RA .r ~Iffeivitork EintÂ¢5 4%412 .j.7 LIWill i.le' 1 t-# *023% -1 .1 17*'Mm 111.1 /' ?. 1. ik. ,-. 3-"" '~'a -iÂ·. ~ .Iii-3 Â· -1Â®1.i I Building r -- -4 ..,. ,* *1. I === The award-winning Mer Rouge Villas Sina. 11 - . _ r 9.{:r -- - â‚¬r -t peaked roofs, arched windows, clap- boards, columns, porches, landscap- ' r r 1 -2-7 - , ing and a community room. VEâ‚¬4:Vi*%Ruk,)7..--Â·-Â·--2---2221,;~~t - g - .=17---- 1 -- 4----- -, + Â·~ #ir. One result is beauty, in keeping -~ ~~'~ ~Â§ with the neighborhood's antebellum I 214 1.' - rj~~~=i K~ i ~. houses. Another is economy. The - 1 ~1' vinyl clapboards were more expen- . 7 sive than wood but don't require - 1 [~t. I-:1~1 *frequent repaintings. The heat - -- .r------ - '----- -Â·--7--, pump, more costly at the outset, lat=*K~v-*â€¢5 -1 - 129@~ - - .---j- costs half as much torun astradi- - -~ tional heating and cooling systems ~~ . %. Â·~ ~ . ~~,, ~f.-~~-~- i:*-E--4--= --------â‚¬-- ---.-----4--Ai and lasts twice as long. ~~- - =4 -4Â£~ 91-4- .2. 2 - - ---02-93â€ž21,1- 5 7 f - -- - 1 Better form and function mean -+ --- -0.-1 417=- .i'=6-Râ‚¬ft-b-1;.42.331 -happ.er" tenants, says Danny Ma- I. t"-"'*izvo' --Â·---Â· -6:,2,42-- _ - L .....LE.2.-1-zi..:5Â·6.4-234 gee, chief architect with the FHA in -- ....t--~-~Rui-44Â»~i-~ Alexandria, La. "They take better C- 31 .Lg I'lly'z,-mlllll"illillllllllli care of their homes, and they pay K~-1~ their rent on time. Mer Rouge - developer Tom Mar- shall, of Eudora, Ark., says Waghing- - .. 4 1 4 11,-6*-7,V-~~Â·~A " Architect William Wenzel, Tunica, Miss., says he put in "much more .ThinkinÂ£r design time" on the villas than is typical. 0,000 3 1.-17 - ---4 -1 925<04 1 ffÂ¥~ =â‚¬-Thi-k~-7-f -- re-.g --3- '4,-a Shrinking Families *nd Budgets \31 - -Yfiff; =t,-1-9,-4234-8 -- Force Architects to Think Again 1............+41 Une.q'. .51,41 ..'. . -- ---%..Wl. f.- i.9 4 ..xcess squatÂ·e zootage is the architeciural A cottage as- pretty asâ€ža picturRÂ·*Postcard, nervous disorder," equivalentof overeating, withall its overtones of ~41:<~~~~~~,*..2*~Â·-~~~~vh'~i; room ~11 4Â·ne:-:ed'behirid th~*8*bf. tfdfÂ·Wob,lilfid#,44,41*~80*6Â®Â®1eibf:40m#*nasÂ¢entiless-canâ€¢r,-,~ U--~~ , blt-1' Tom Sawyer so famouse whitewaKh-ed. Cozy and -be-mdre'IndÂ«ment can work standi in a grove of '* gadt8112>17 eminently affordare. it was the American dream plnes at the end of a winding gravel road in for much of this century, un,!1 the decade of the Dutchess County, N.Y. Clad in cedar shingles and leveraged buyout caused the ave-age middleÂ· topped by three vast interlocking peaked roofs, 1,100 sqi~~re '14&,2 \ class home to balloon from 1,710 square feet in Tobias Picker's house resembles a Russian dacha 2 bedrooms 1982 to more than 2,100 square feet last year. hy way of Stanford White. Packed into Its two- But even as houses continue to grow, the small, floor I,.00-square-foot plan are two bedrooms (15 , f 1 W baths sensible cottage is coming into vogue again. A by 13 feet and :Â·1 by 11 feet), one and a half baths band of architects and builders is trying to shake and a semicircular ii.Â·ing room (17 by 17 feet) Cost cutters: prefabricated some sense into their Industry, spurred on by dominated by a baronial fireplace. Out back is a statistics that show that the Amerjcan family is covered porch (21 by 13&Â§ feet), whie:, functions r shrinking, and by the rise of single-person and as a dining room for much of the year, fireplac e plus standard windows, 1 columns and woodwork. single-parent households. Such people say they The cost of the house was $110,000 - $100 a --Â·-0-7 don't need and can't afford the bodaclous four- squcre foot, said its architect, Dennis Wedlick, a : bedroom house that has strong-arnled the subur- young New Yorker with a talent for cottage-size ............ ban landscape for more than a decade - "the homes with poetlc stlhouettes. Judicious use of .,-1- 1 junior embassy look," as Michael Walsh, a syndl- stock windows, a prefabricated fireplace, ready- cated columnist, has called It. r Pholographiby Jome R, Lopez/The NeÂ¥ Yo,â€¢:Times; typeby,â€¢nletr, Di/ncr "It'sthe architect's duty to bring people to their Continued on Page 85 ' I THE NEW YORK TIMES THE LIVING ARTS THURSDAY, JULY 21, J994 â€¢ 6 46/e , Er' r . ';lA - - i - - 7 - '5.10*#- ~--I- W.F. _ .- . --1 -9/4.-- 1-a--r 'C' -~4 - Y ki ra=,4////~~~ ~~-- 1--,-1/1 1 1~14 Elig@~1 9.0 -r IT Photograph, by Terrence McCarthy for The Ne w Yo~ Times ~,Â§*4~~~~~ 1.2.........Immul.....-L..... - At Andr6 Sala's California home, above, alcove beds in a child's room ~2:21121 cheaper than conventional siding. The cost was $103,000 for 1,080 t; -,1 - i L Il, " For a ranch house in the T, square feet with two bedrooms and two baths. ,, riL| I , I separated the dining and livini *i ii below. The cost was $261,( i..m-----il , 37 -Â¥~El.,0~ bedrooms and two baths. New Idea for Architects: 61 (E~7=-- Build Small, Think Big ./.1446 'C-1 -flmir:~ i Â· Â·Cont/Awedfrompage 91 credible. AN this increased slze 1~ built big and expensive because ts devoted to the joys ofsmallspaces. nothing to do with use of space ' that's the only way they could recoup "Good living Is not related to an f made columns and asphalt roofing cause the space that we have is wast- '. what they paid for the land. Then the excess of square footage," said the' . j. 75 allowed Mr. Wedlick to Incorporate ed. My wife and I are perfect exam- bottom of the market fell out" magazine's editor in chief, Louis Oli- luxuries like doors made of fine- ples. Our dining room ts used maybe . "Today, we're in need of balance, ver Gropp, who points out that the 23?REA:reg:, :z:ams ,- Â®::es theessaa'u,mmfliI ~Cal~~Mlciesster~as~i~~c~n~om~a~ fir-9..pu.~., ~:I~' and nicer than anything I've seen ' But formany people cutting back a --**134*bre, Whithexplain,partof.the tential-homebuyers to understand 04/1,* ~.32.~. .i' ~ ;.Â·41, already built" said Mr. Picker, a floor plan means " invading the cateÂ· =renewed interest in the tottage. it's that less spade doesn't necessarily >fj'fliff 4.39tl.1 /. 1 1. composer, who shares the house with gory of hope," said Anne Lewis, a discreet, It's comforting and the low- mean cramped space.Â· . 41-e . a f riend. He added that..the different partner at McCartney-Lewis, an ar- er price tag means that you end up For Andra Sala, a toy designer and f: ceiling heights (8 feet in the halls, 10 chitectural firm in Washington, Â· with money in the bank that you can father of three who lives In Albany, ' feet In the bedroom and study, a "We atl have a long list of people spend on enjoying life instead of pay- Calif., the architect Christopher Alex- Icavernous 16 feet in the stalrwell) we want to invite over, and 20 years Ing an outrageous mortgage." ander designed a three-story, $103,000 remind him of old cartoons. 'â€¢You later, we still haven't given that big . Several other societal factors play tinted concrete house with Ingenuities , know, where a cat chases a mouse party," she said. "But, hey, you never a role In the small-house revival, that not only save space but are what into what appears to be a tiny house know." from concern for the environment Mr. Sala calls "spiritual enrich- 9 but they run through dozens of One reason big homes are so preva- (smaller houses generally Cost less to ments." rooms," he said. lent Is economics, said Marshall Tar build, heat, cool, decorate and main- Making the house vertical rather ' ,Â·0 - - Growing Interest In small-scale Â· tain) to the knowledge that the aver- than horizontal, for example, masked . . houses Is spurred In part by "home- age American family no longer re- its small size, 1,080 square feet. 'â€¢If - town" developments like Seaside sembles the Cleavers. you don't have a lot of actual floor Ur ' i.-9 1 Fla., and by the reissue of turn-of-the : 'Showing off area, then stacklt"said Mr, Alexan- i ,-1 9.I 1 1 '-1 f ~ ~ Chicago and Minneapolis century house-plan books like "Bun- den whose user-friendly architectur- '-*fl~:.1 ' ,: 1 1 1 As market research shows that sin - al theories are put forth in"A Pattern , galows, Camps and Mountain doesn't give us the gle men and women, single-parent Language" (Oxford University Houses" (AIA Press, 1993). families and gay and lesbian couples Press, 19m, "The psychological dis- ': 9:'Â·9Â»* sa~YUg~&9~NZamfora~5i7i~ same sort of thrill ~r*ir~~ni ~ilms:rJ:h~ i4gcia~(oa~jifaer~,t,ond,ngprivacy, I k~~iÂ¢ 1 J !~~ j.:. New Haven who has developed a builders are testing the waters with Upstairs the Sala children share a : E thriving sldeline selling plans for neo- anymore.' 9-by-1414-Not room, their beds built '-*fd-Â· . 4 alternatives to condominiums. Victorian, 875-square-foot cottages , Town and Country Homes, a lead- into the thick walls, thereby freeing r T 1 F k# 3irÂ·Â·Â·'~l..' i T~ based on her designs for Seaside. ... A Tough Whittling Job ~tdreave~optebrel;~~kicm,1'E: Zrisact:3;fults N=:I :44&1~~3ili :.:1 One of her latest projects' is for lon a senior reporter at Real Estate subdivisions in the Chicago and Min- area, its low ceiling, built-In seats and 7.99: 1 ' '.t I Kathryn George, an editor in chief of . Finance Today, a publication of the . neapolls areas. Town and Country's overhead bookshelves providing the *4Â¢7411{4. * lt~tift, ' ,~~ American Homestyle magazine. Mortgage Bankers Association. two-story houses of the Saturn series cozy aimosphere of the captain's Measuring 16 feet wide by 36 feet 'â€¢Builders want to make the most are expected to cost between $120,000 quarters on a gaileon, deep and replete with flreplaces. money they can, and the bigger the (1,180 square feet) and $145,000 0,830 When trying to build an affordable porches and a bunk room for guests, ( home, the bigger the profit," Mr. Tay. square feet), said the company'm house, alternatives count. Richard the room's glassÂ·and-pine dou Ms. George's three-bedroom, 1,152- + lor explained. "They just don't make president, William J. Ryan Jr. Mogas, an architect in San Antonio, doors (each 5 feet wide and 12 1 Each has details that recall the 800-squa -foot ranch YE215@ii;g~%*Eg*Â·:52;22:139~iÂ· 22&~dou~sidnf~~~~et~~~~~ ij@INRE whittling cut out for them. According there aren't enaugh homes being built another features tapering columns porch is just a slab of concrete. double bed and little more. to a recent study by the Economics ' for less than $150,000." that support a shaded front porch. All Ted Flato, a founder of Lake/Fla to i and Housing Development division of have picket fences. Architects in San Antonio, designed a Similarly neo-traditk nat toucheR the National Association of Home 'It Was Addlctlve' 38 f-, w,--,r., 'c-: !,-:700.- 1:U~be Builders. of the miltion nâ€¢ so cinâ€¢,1â€¢. ...CO, .14; m a gutaeline cited by ments acrcss the country. Greystone roof and painted plywood for the bed- ".t ~.- A, -''.m'0; 11U- J..5 ue,e,upÂ· using corrugated sheet metal for the 4 wily nâ€ž.ericar. homes Uullt 1,1 1993, officials at the Federal Department Homes' Windsor subdivis.on in Pleas- roorn floors. The 1000-square-foot 2' percent measured 2 400 square of H ouslng and Urban Developme anton Calif. has peaked rooflines and house is built around an 18-by-18-foot f~et or more. Thirty percent of all a family with a median yearly in-: multipaned Windows. For a project in octagonal great room that serves, 4 , homes built last .year had four bed- come of $39950 can afford a $113,000 St, Albans, Vt., Turner Brooks has Mr. Flato said "as entry hall, rooms or more. while 48 percent were home - if they can find one. designed a neighborhood of 900- and. screened pavilion and living-dining- equipped with at least two and a half Dr. Jamie Horowltz, an environ- 1,000-square-foot two-story houses in kitchen space." 1ts ceiling soars to a I a baths. In six years, Itis predlcted that mental psychologist and associate a corn-fed country vernacular, re- sky]Ight 25 feet above the stained I the average American home will in- professor of architecture at Iowa plete with welcoming porches and. concrete floor, and when opened wide, I crease by nearly 10 percent, to about State University of Science and Tech- clapboard siding. The projected cost? MOO square feet. nology, says home-buying habits are Less than $45 a square foot. Â· Â· Ironically, census statistics point partly to blame for the housing short- out that the size of the American age. Ten years ago, "It was addlc- ' Excess of Square Footage' family has decreased, from an aver- tive," she said, "like high-stakes Design magazines, once the do- age of 8.6 people in 1971 to 2.7 in 1993. gambling: buy a big house, sell it for main of the grand and glorious, are .. The end-of-the.decade family unit Is more than you paid, buy a bigger slowly following suit. The August is- expected to be even smaller, just 2.4 house." She continued: "Builders sue of House Beautiful, for example, , people. "Everybody wants a media room, . i.-a home office, an exercise recm, ithree bathrooms, a family room, a *be New gork gimu , -living room and a huge, beautiful, eat- in kitchen that nobody cooks in," said a plainly exasperated Gopal Ahluwa- Llia, the director of research for the - For home delivery call whome builders' association. "It's In- T-Â·1 9.1.800-631-2500 **&**04*e.te**74Â·Â·