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HomeMy WebLinkAboutagenda.hpc.19910710AGENDA h HISTORIC PRESERVATION COMMITTEE July 10, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of April 10, May 22,29, and June 12th 1991 minutes. Please review minutes carefully so that they can be approved at this meeting. II. Committee Member & Staff Comments 334 W. Bleeker, 1st RTC project No~ meeting scheduled at this time for July 24. Next meeting shall be August 14. Staff will be away from July 13-August 5th. Kim Johnson (Planning Office) will handle inquiries. Special presentation to outgoing member Georgeann Waggaman III. Public Comment IV. OLD BUSINESS A. Reso. #5, 1991 - 601 W. Hallam, Inventory Deletion with conditions »,i 3,1 .)' _ JAA<_ 6/76 344%- B. Reso. #6, 1991 - 612 E. Main, 3 year Vested Property Rights (public hearing) 0,2, - ),2 - V. NEW BUSINESS (NONE) VI. COMMUNICATIONS: Project Monitoring - Please come prepared to report on your ~ specific project (s) and sub-committees 4 Discussion - Red brick school site Boat Tow cover design Bike rack cover design (north side, City Hall) Reminder: Regional Planning Session by the colorado Historical Society - July 29, Monday, 1:30 - 5:00, Hotel Colorado, Glenwood Springs Preservation Planning article enclosed for HPC member review & comment , WORKSESSION: Seaside, Florida video Discussion ~ £2) . \~7 i (-1-U U«-(Foc) (',L A -- 1 VII. ADJOURN : 9-•CU»=.-- 7/ ILL ' 5/ tic' C A d c, 0 9 A j 4 f (L, c u_-,a-L;- i L-' C C . 1 0 & 6 C C.-t·--v---~Lu~~c_ 'TO jJ D--~ 12.« $ A 1 , J , 1 , 4-b· r<,_.,/" 14 f " 1 c~.I« 4/ -71 MEMORANDUM f- To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Resolution #7, Series of 1991, Commending Georgeann Waggaman for 11 years of service to the HPC Date: July 10, 1991 At the last meeting, you directed staff to prepare a Resolution commending Georgeann Waggaman for her years of service on the HPC. She was first appointed by Council in April of 1980. The reso is attached for your review and approval. Georgeann formally resigned at the last meeting, submitting her letter to staff and the Chairman. She holds the record for years of volunteer service to the HPC, and it is with regret that we see her go. Pepper will be missed as well. RECOMMENDATION: The Planning Office recommends that the HPC approve Resolution 07, Series of 1991, commending Georgeann Waggaman for eleven and one half years of volunteer service to the Historic Preservation Committee. memo.hpc.georgeann 1'- Series of 1991 Aspen Historic Preservation Committee A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITI ILL COMMENDING GEORGEANN WAGGAMAN FOR HER YEARS OF OUTSTANDING SERVICE AS A MEMBER OF THE HISTORIC PRESERVATION COMMITTEE. WHEREAS, Georgeann Waggaman has voluntarily served the Aspen community continuously since April, 1980 as a member of the Historic Preservation Committee, and holds the record for length of membership on this Board (eleven and one half years); and WHEREAS, Georgeann's commitment to the protection and preservation of our historic resources and community character is highly regarded by the Board, the Planning office, and the City of Aspen; and WHEREAS, during her tenure on the Board, Georgeann demonstrated both fairness in project review and leadership as Chair and Vice-Chair; and WHEREAS, her donation of architectural graphics to illustrate both the HPC Design Guidelines and the Preservation Program Brochure continues to be greatly appreciated; and WHEREAS, Pepper exhibited excellent "meeting" behavior; and, WHEREAS, after approximately 250 public meetings, worksessions and sub-committee conclaves, constituting no less than 1,000 hours of review and pre-review time, combined with an untold number of phone calls, personal visits, a few losses and a larger number of wins, Georgeann's decision to resign from the HPC was made after careful consideration. Her presence will be missed. NOW, THEREFORE, BE IT RESOLVED that the Aspen Historic Preservation Committee for the City of Aspen commends Georgeann Waggaman for her years of outstanding service to the community as an active and caring member of the HPC. RESOLVED, APPROVED AND ADOPTED this 10th day of July, 1991. ASPEN HISTORIC PRESERVATION COMMITTEE Bill Poss, Chairman ATTEST: Secretary MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 601 W. Hallam: Resolution 05, Series of 1991 Date: July 10, 1991 SUMMARY: The Planning Office recommends that the HPC approve Resolution #5 (attached), which formalizes the motion made at the June 26, 1991 public hearing. At that meeting, the HPC voted 5-2 to approve the applicant's petition to remove 601 W. Hallam from the Inventory of Historic Sites and Structures, finding it no longer continued to have historic value. Additional findings and conditions were made; these are incorporated within in the Resolution. DISCUSSION: The City Attorney, staff and the applicant's attorney met on July 1 to discuss specific Reso language, including a more definitive "mass and scale" definition. Please review this carefully on pages two and three. If you feel amendments are in order, please be prepared to propose them at this meeting. RECOMMENDATION: The Planning Office recommends that the HPC approve Resolution #5, Series of 1991 as written. memo.hpc.601wh.reso ASPEN HISTORIC PRESERVATION COMMITTEE RESOLUTION NO. 5 (SERIES OF 1991) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE DELET- ING THE STRUCTURE AT 601 WEST HALLAM FROM THE INVENTORY OF HISTORIC SITES AND STRUCTURES. WHEREAS, George Vicenzi ("applicant"), owner of the premises at 601 West Hallam, Aspen, Colorado, has submitted a petition to the Historic Preservation Committee seeking deletion of the structure situated thereon from the Inventory of Historic Sites and Structures; and WHEREAS, public hearings on the deletion petition were duly noticed and conducted on May 8 and June 26, 1991, before the Historic Preservation Committee; and WHEREAS, based upon the facts and circumstances presented before the Historic Preservation Committee it has been determined that: (1) the structure under consideration is not original to the site; (2) that only a minor portion of the subject structure retains historic significance; (3) that partial demolition of the subject structure pursuant to a previously issued demolition permit has resulted in the removal or destruction of previously existing historic materials and/or features associated with the structure; and WHEREAS, the Historic Preservation Committee finds that the structure at 601 West Hallam no longer has historic value; and WHEREAS, the applicant has voluntarily offered to execute a covenant burdening his parcel so as to allow the Historic Preser- vation Committee to exercise mandatory review of any future redevelopment on the subject parcel in terms of mass and scale; and WHEREAS, the applicant has further voluntarily offered to utilize his best efforts to retain existing trees on the subject parcel in the event of future redevelopment and to execute an appropriate covenant reflecting same; and WHEREAS, the applicant has voluntarily offered to provide the Historic Preservation Committee with advance notification of any future plans to demolish the subject structure and to under- take certain repairs thereof in the near future. NOW, THEREFORE, BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMITTEE FOR THE CITY OF ASPEN, COLORADO, AS FOLLOWS: 1. The structure at 601 West Hallam, Aspen, Colorado, be and is hereby deleted from the Inventory of Historic Sites and Structures subject to the following conditions: a. The applicant shall execute and record with the Pitkin County Clerk and Recorder within ninety (90) days of the date of this Resolution a deed restriction in a form satisfactory to the City Attorney burdening the property at 601 West Hallam as follows: i. The Historic Preservation Committee shall have mandatory review and approval authority over redevelopment on the subject parcel in terms of mass and scale. For purposes of 2 review, "mass" shall mean that any future structure shall be designed with articulation to avoid an "uninterrupted box-type struc- ture" and will incorporate appropriately pitched roof forms compatible with a residen- tial building type. "Scale" shall mean that window, door dimensions and building size shall be consistent with the scale of other buildings on the block. Such review of mass and scale shall not be allowed to reduce floor area ratio and height for the building as otherwise allowed by the underlying zoning at the time of the building permit applica- tion. ii. The applicant will use his best efforts to retain to the extent possible all existing trees situated on the subject parcel that shield it from the Wheeler-Stallard House. iii. The applicant shall provide reasonable ad- vance notice to the Historic Preservation Committee of his plans to demolish the exist- ing structure so as to allow for a possible relocation of the structure. Any inability to relocate the structure shall not prevent 3 or forestall demolition at a time deemed appropriate by the applicant. b. That the applicant shall place the original siding back on the structure and install double-hung windows in place of the removed bay window within one-hundred twenty (120) days from the date of this Resolution. 2. The Historic Preservation Committee finds that the removal of the 601 West Hallam Street from the Inventory of Historic Sites and Structures is based solely on facts and circumstances unique to the case before it and that the decision to delete the structure as provided for herein shall have no precedential value or affect in regard to any future petition to remove a structure from the inventory. RESOLVED, APPROVED AND ADOPTED this day of , 1991. ASPEN HISTORIC PRESERVATION COMMITTEE By: Chairperson ATTEST: Secretary jc72.1 4 Resolution No. 91- Page 2 Aspen, as a consequence of its approval of the site specific development plan, and pursuant to Section 6-207 of the Municipal Code of the City of Aspen, Colorado, hereby vests development rights in 612 East Main Street, Lots 0 and P, block 24, City and Townsite of Aspen, Colorado, for a period of three (3) years from the effective date hereof. Any changes to the Final Development plans as approved by the HPC shall be submitted for review and approval (prior to the issuance of a building permit or change order). Failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Section 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans approved hereby shall not result in the creation of a vested property right. 2 Resolution No. 91- Page 3 Section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. Section 5 The establishment of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site specific development approval, the applicants shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. Section 6 If any section, subsection, sentence, clause, phrase or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. 3 9. 6 j MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: 612 W. Main: Vested property rights, Resolution #~. Series of 1991 (Public Hearing) Date: July 10, 1991 SUMMARY: The Planning Office recommends that the HPC approve Resolution #6, Series of 1991, granting vested property rights for the site specific development plan at 612 W. Main. The Final Development approval was granted with conditions on June 12, 1991. We are also requesting a new project monitor be assigned to this project, as Georgeann Waggaman has resigned from the HPC. PROJECT MONITOR: A new monitor needs to be assigned at this meeting RECOMMENDATION: The Planning Office recommends that the HPC approve Resolution #6, Series of 1991 (attached), granting vested property rights for three years for the site specific development plan at 612 W. Main. memo.hpc.612wm.fd 1 RESOLUTION NO. 6 (Series of 1991) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE VESTING THE SITE SPECIFIC FINAL DEVELOPMENT PLAN FOR 612 WEST MAIN STREET WHEREAS, William A. Levine, owner, has submitted Final Development plans to the Aspen Historic Preservation Committee for approval of the site specific development plan at 612 East Main Street, Lots O and P, Block 24, City and Townsite of Aspen, Colorado; and WHEREAS, the Aspen Historic Preservation Committee finds that the Final Development proposal constitutes the site specific development plan for the property, and; WHEREAS, the applicant has requested that the development rights for said property, as defined and approved with conditions by the Aspen Historic Preservation Committee in the site specific development plans, be vested pursuant to Section 6-207 of the Aspen Municipal Code; and WHEREAS, the Aspen Historic Preservation Committee desires to vest development rights in the 612 East Main Street site specific development plans with conditions pursuant to Section 6-207 of the Municipal Code of the City of Aspen for a period of three (3) years from the effective date hereof. NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMITTEE OF THE CITY OF ASPEN, COLORADO: Section 1 The Aspen Historic Preservation Committee of the City of Resolution No. 91- Page 4 Section 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. APPROVED by the Aspen Historic Preservation Committee at its regular meeting on July 10, 1991. By William J. Poss, Chairman Aspen Historic Preservation Committee ATTEST: Kathy Strickland, Assistant City Clerk hpcreso.612wm 4 HPC PROJECT MONITORING Update: July, 1991 PLEASE REVIEW AND INFORM STAFF OF CHANGES. THANK YOU. HPC Member Name Project Address Status Bill Poss 413 E. Hyman Approved County Courthouse Approved Highway Entrance Design Committee Community/Character Committee - AACP 601 W. Hallam (app. liaison) Approved HP Element - Community Plan In process Don Erdman 501 E. Cooper (Independence) Comi, 7.4..;C 210 S. Galena (Elks) Completed The Meadows (Chair-Sub Comm) Approved 442 W. Bleeker (Pioneer Park) Approved Collins Block/Alley Completed Glenn Rappaport 17 Queen St. In process Cottage Infill Program In process In-Town School Sites Committee Leslie Holst 215 W. Hallam U/C 212 Lake Ave. U/C 210 Lake Ave. Approved Holden/Marolt Museum (alt.) Approved In-Town School Sites Committee (alternate) Joe Krabacher 801 E. Hyman Approved AHS Ski Museum In process HP Element - Community Plan In process Jake Vickery The Meadows (alternate) In process 824 E. Cooper U/C 716 W. Francis Approved 442 W. Bleeker (Pioneer-alt.) Approved 204 S. Galena (Sportstalker) Approved Roger Moyer Holden-Marolt (alternate) In process Karen Day 716 W. Francis (alternate) Approved Martha Madsen PROJECT MONITORING - page 2 Need assignments for: 620 W. Hallam (approved) 100 Park Ave. (In process) Wheeler-Stallard House (on going liaison) 409 E. Hopkins (In process) 534 E. Hyman Pitkin County Bank (approved) Commercial Core & Lodging Commission (CCLC) - on going liaison 612 W. Main (approved) 214 W. Bleeker (approved) Rubey Transit Center (approved) 334 W. Hallam (approved) 309 E. Hopkins (Lily Reid) (approved)*.-,- 0-3-„,, hpc.monitoring 4-(- 70 mt - 41 .- I.Ck -* 4 1 611- . ...4 -- .V« .- ..6. 1 )' , _ /9894·r , 4 fir tfC '/4 --- 6 1 - 'A N, V , . :4 ' 4 -- I . / : *430-<4 ~Jlf f , <..0 ' 51£ Fl 1 -r:-32':Wh -- ' I I- - 1 G 4 0040 101 M "4 1 P - - il 9 1. -- - 4 . I - .-6./. ....i./ I .. . k E 5 i. Co: fc- f»·. A Lcu« Eust.-pk A- -a0 IR, or»+ hedity. -Jklj (99- l . 'A el 00 - -2- (2 CA»00(L- Sy· -rice--cttf_LheeA, 4 2 1 ~eor trmt WS , - 1 The :ctivity ihit is the subject of th,s brochure has been S:ev.ct. Departrner„ of the Interior Howevet, the oon:er.[s and opinions 00 not neces,anly refect the views or policies of the Depanment of ihe interior, nor does the mention of trade narnes or commercial producls Consuwle end »mement COLORADO . financed in pri *nth Federal funds from me National Park of recommendauon by the Department of the Intenor HISTORICAL SOCIETY Office of Archaeology and Historic Preservation Regional Planning Sessions Summer 1991 NUe are requesting your participation in the long-range planning process of the Colqrado Historical Society. During the summer of 1991, the Society will host a series of six regional meetings to help establish statewide goals and set priorities for arc:haeology and historic preservation for the coming fiscal year and over the next decade. We are seeking the involvement of many individuals, organizations, agencies, and local governments to identify presen·ation needs across the state and to help the Society determine how both grant funds and staff can be best put to use. ~he year 1991 marks the 25th anniversary of the National Register of Historic Places. This, coupled With the availability of gambling revenues for preservation in Colorado, makes our effort to plan through the year 2000 especially timely. Please join us at one or several of these meetings (see list on back). A plan gener- ated from these meetings will set the direction for preselvation in Colorado and will help determine how millions of dollars ftom gambling and other tax revenues will be spent into the next century. ~ince refteshments will be provided, please let us know by completing and returning the registration card if you can attend. Please call the Office of Archaeology and Historic Preservation at (303) 866-3395 if you have any questions. -- OAHP Regional Planning Session Registration.., .- 2 Your Name and Organization (if apbropriate) z Full Mailing Address - -: 6 Dayrime /Work Phone Number · *.*: **·1-*~------' -,".-4 - Please check the meeting<s) you can attend and indicate the number of people in your party: Denver Durango ... -1 Glenwood Springs . La Junta A.lamosa . -· ·~ t·; . . Fort Morgan 1~ hinted on Ree,eled Pipe: - - - ' 7 Ft-=4.. MonproCt Org 2 -, - ,· ·' .· ?t Bulk Rat U.S. Postage ' fEF| COLORADO .. PAID 629 ~ HISTORICAL. Denver, Colorado - - , 7,2(, SOCIETY - Permit No. 1080 OAHP 1300 Broadway Denver, Colorado 80203 Aspen Historic Preservation Commii City Hall (Planning Dept.) 130 S. Galena Aspen, CO 81612 , '' U $ .. 1. 1:\ 1 JUL - 2 1991 bk 41; 'fi ifi -79,1 - The following dates and locations have been set for these sessions: Denver Tuesday, July 9,4.30-8.00pm Grant-Humphreys Mansion, 770 Pennsylvania Street Durango Thursday, July 11, 4:30-8:00pm Fort Lewis College, Memorial Student Lounge - La Junta Wednesday, July 17, 4:3648:00pm Otero Junior College, Rec Center, Student Center -1 Glenwood Springs Monday, July 29, 1:30-5:00pm Hotel Colorado, Colorado Room Alannosa Thursday, August 8, 4:30-8:00pm Adams State College, College Center, Room 209 Fort Morgan Tuesday, August 20, 4:30-8:00pm Fort Morgan Community College, Aspen Mulnpurpose Room Place Post:age - Here STATE ,·ETO,C N*9)ONA- FECNSTER PRESE~AT·ION OP **-3 ..ACES - 25 Nan Glick OfYice of Archaeology and Historic Preservation - Colorado Historical Society - -~ -~---~--- - 1300 Broadway . · - Denver, Colorado 80203 -· -i r j- > u.-,6.-u41<i>*.4 -=G.·:D A.:er .9 , - 9. f....1-J-4 '11... .~ - 2..t .-w .3.31-,73 '·»7 1::3'f'S"f< '2, 25 9- ~~ r ·~ te 10: hom: 10!(AA«_ 692 ortid E - lot L b. trid . H n TPL» Udi o A- Plak-4 -- Ic 4. P!%11 mlc¢ 4 - CD»VN,01- al WI **Vision for health, targeted a number of these buildings for demoli- altogether. The city, acting to insure public safety and Non. To make certain that the targeted buildings did not 4., lue tuture possess architectural or historical importance, the city asked the Taylor County Historical Commission to review '4"t all planned demolitions. Working with the Commission, staff from the city's Community Development (CD) de- partment began to appreciate the role that historic preser- Richard D. Wagner vation might play in the economic revitalization of the city, particularly its downtown. In the late 1970s CD staff joined with private citizens to found the Abilene Preser- vation League. The 1-eague, a non-profit organization, ocal governments have the opportunity to was to promote preservation throughout the community L enrich the quality of their environment by and to actively intervene in the market place to save his- actively preserving and enhancing their his- torie properties. toric resources. Through incorporating his- Soon after its founding, the League conducted sur- toric preservation into local government, veys to determine the extent of historic resources communities can insure that historic resources are a within Abilene. Over 200 properties were determined part of their vision for the future. While the means by to be of value, with 63 recommended for designation. which this is accomplished varies, many communities In 1983, the City Council passed the Abilene Landmark have undertaken preservation activities in three major Preservation Ordinance, creating an 11-member Land- ways: revitalizing their downtowns; stabilizing and mark Commission as an agency of city government. enhancing older residential neighborhoods through the The following year, amendments to the Ordinance preservation of their housing stock; and including his- linked the city's zoning code to historic preservation toric preservation as part of their comprehensive plans. activities by creating an historic overlay zone. Desig- nated historic properties within the zone receive an Historic Preservation and Economic Development automatic property tax reduction, thus showing prop- erty owners a concrete benefit for owning an historic One community that has successfully used historic property. In addition, if the property owner undertakes preservation as a basis for its downtown economic an appropriate rehabilitation, a further property tax development efforts is Abilene, Texas. Founded in the __ reduction is available. Os as a rail center, Abilene's early history has been nticized in hundreds of books and films. The 's transformation from a frontier community to the major metropolis in west central Texas occurred in the early 1900s with the discovery of nearby oil and gas fields. In common with other cities whose economic health is linked to natural materials extraction and processing, Abilene has experienced several periods of boom and bust. This cycle is reflected in the down- : 1 y Al town's architecture; many of the most architecturally significant buildings date from the boom period of the 1910-20s. Ironically, many of those same structures , 7. t ' were threatened by subsequent boom periods later in the century. In the early 1970s, the city was experiencing a lack of growth due to the depressed state of the oil industry. As so often happens during these times, property owners allowed their buildings to deteriorate or abandoned them % 9. 9 *p y. * -f Drnment and Historic Preservation,".written bw-Pr.:Richard .. »gner, AIA»Fliistoric Ple~*in~*N~~0~Nf Blarch/April 1991), a publicatiok*ihiNationafThisi#fiftsmne The Grace Hotel in Abilene, Texas, is being restored and adapted to house ~me,vation, and.arr usedlzere with**18**119:01%*4141*5 the city's new Museum Center. Photo by Frank Murray. ~#ide u.stgsed,en infoonation*14#1#*114*i**R#~2¤.7 In 1981, the Abilene Preservation League with the ~hwce and theNationaL*,ust#oin288**90*:U:*016*4' ~ZZ*fd..to intewmtink hi¥otic¢i~**1100§into encouragement of the city's CD department purchased the 1930 Paramount Theater. Located in the heart of downtown, this atmospheric style movie palace closed in the late 1970s and was slated to be demolished for a parking lot. After listing the building on the National (continued on page 12) 1991 No. 3 - 11 r,\. Vision for the Future Historic Preservation and Neighborhood €*91 .' . -1.-- (continued from page 11) Vicksburg, Mississippi is one example of a community that has effectively used historic preservation as a basis Register so that a private investor could access the re- for neighborhood stabilization. Founded as a trading habilitation tax credits, the League found a purchaser center on the Mississippi River, Vicksburg is associated who agreed to renovate the building. The restored Par- with one of the longest sieges of the Civil War. Becaus amount now offers entertainment 01,r,„ 9nn -:.4.4 ll,13 association, as well as the quality of its anie'Delium year, attracting people back downtown after the busi- and postbellum architecture, the city and its citizens have ness day is over. long been active in historic preservation. The city's preser- The second major downtown project undertaken by ration agencies are the Historic Presenation Commission the League with assistance from the city wai :]ic resto- which approves local historic district and landmark desig- ration and adaptive reuse of the historic Grace Hotel. nations and the Board of Architectural Review which Originally constructed in 190Z with additions in 1920, approves alterations and new construction within historic the Grace was the city's priman, tradesman hotel until dist·ricts and to local landmarks. In partnership with after World War 11. The League became involved in the downtown property owners and businesses, the city project in 1986 when it convinced the building's owners sponsors a Main Street Program, affiliated with both the to give the organization an option on the property. Missis:ippi Main Street program and National Main Putting together a coalition of Abilene's Art Museum Street Center. Vicksburg also supports two private, non- and Junior League, the Preservation Lkague and its profit preservation organizations-the Vicksburg Founda- partners managed to raise $3.8 million to rehabilitate tion for Historic Preservation which produces educational the building as a museum and offices and an addi- programs, conducts walking tours and historic surveys; tional $1 million as an endowment for its future main- and Vicksburg Landmarks, Inc., which administers a tenance. The majority of the money came from local revolving loan fund and is active in development projects. foundations, businesses, organizations and individ- In addition to the local public and private preservation uals. Additional funds came from a Texas-based foun- agencies, the National Park Service, which owns and dation impressed by the unique partnership of the manages the Vicksburg Battlefield Park, works closely Preservation League, Art Museum and Junior League. with the city to promote tourism and preservation. A key component of the financial package for the A major problem in Vicksburg is the number of sub- Grace Hotel was $3/4 million from the city's Tax Incre- standard dwelling units-42% of the total residential ment Finance (TIF) fund. In common with most state stock-existing in the community. The city's efforts to TIF regulations, Texas law dictates that Tax Increment address this problem is compounded by the lack of Finance funds be used for "the public good" within the funds. The state has one of the lowest tax structures district in which they are collected.1 Typically this the country, thus public funds are limited. In additi means the funds are used for public works projeas or Mississippi ranks near the bottom in per capita income, for the public's share of low-interest loan programs. making private financing to rehabilitate buildings diffi- Abilene's TIF Board, which controls the use of the cult to obtain. funds, was convinced that the rehabilitation of the In an attempt to address the problem of substandard Grace would be a catalyst for additional private invest- dwellings, the city and the Vicksburg Foundation crea- ment in surrounding properties and voted to provide tively worked together to rehabilitate homes in the the $750,000 as a grant to the project. To comply with North Cherry Street neighborhood. located adjacent to state TIF regulations, the building's facade was donated to the city, making it public property. The TIF funds a major entry to the Battlefield Park, the neighborhood is seen by hundreds of visitors daily. Wishing to im- were used to restore the facade, including reconstruct- prove the image of the area, as well as preserve its ing a demolished entry canopy and porch. buildings, the city requested that the Vicksburg Foun- Abilene's local government's use of historic preserva- dation, as an independent organization, review vacant tion as a basis for economic development has been properties that it was acquiring to determine their ar- repeated in hundreds of other communities. The aim of chitectural and historic significance prior to demolition. many of these communities is to increase the appeal of By 1988, the FAndation determined that five were of their commercial districts to local investors and citizens significance and launched an effort to rehabilitate rather than attract outsiders. Others, such as Galves- them. First, the R)undation had to determine the feasi- ton, Texas and New Harmony, Indiana, use the preser- bility of their rehabilitation. Experts examined each vation of their buildings and cultural properties to building in detail and determined that two of the five attract tourists. Still others, such as Telluride, Colorado were too deteriorated to be saved. Vicksburg Land- reinforce the appeal of their natural setting and recrea- marks, Inc., using its revolving fund, purchased the tional opportunities by preserving their downtown. three that could be saved. The Revolving Fund was These communities and hundreds of others have found capitalized at $50,000 through private donations and that historic preservation makes economic sense. city monies gained by the sale of surplus public prop- erty. Vicksburg Landmarks next secured a developer to 1 TIF funds are an increasingly popular method of generat- rehabilitate the homes according to the Secretary of tb- ing public financing for development in older commercial Interior's Standards. The organization offered the d~ districts. The difference-increment-in taxes collected on a property before and after its development is placed in the TIF veloper low interest loans, while the city offered Co~ fund to be used to support additional development within a munity Development Block Grant funds as well as designated area. assisted the developer in applying for Section 8 subsi- 12 1991 No. 3 dies. The rehabilitated homes now form the nucleus of the role of historic preservation is Ogden, Utah. Lo- additional preservation efforts in the neighborhood. cated 30 miles north of Salt Lake City on the western Vicksburg's local government working in close part- edge of the Wasatch Mountain Range, Ogden was nership with local nonprofit preservation organizations founded in the mid 19th century. Today this city of ' beginning to address the issue of neighborhood sta- 65,000 has a diversified economic base-manufac- ation. Other examples of local governments effec- turing, trade, service and recreation. ly using historic preservation to stabilize older In 1982, the city created its Landmark Commission to neighborhoods can be found all across the country. As inventory and survey local historic resources. Unlike these neighborhoods become re-established, citizens most historic commissions in Utah which are created as and public officials can clearly see the benefits derived a sub-committee of the local planning commission, from preserving historic resources. Ogden's Landmark Commission is a separate city agency. As such, the Commission had to create its own administrative structure and procedures. Independence 99 also gave the Landmark Commission equal status to 1· . the Planning Commission and other public boards that affect the growth and change of the community. I ./ Two years after the Landmark Commission was es- -*t tablished, the city embarked upon its comprehensive planning process which is still underway. Unlike many communities which use a comprehensive planning process that ultimately results in a completed plan, Ogden uses an on-going, evolving process where sec- tions of the plan are drafted sequentially, than contin- ually subjected to revision as new sections are added. This results in a comprehensive plan which continually changes as new areas of the city's future are defined. It aIso results in a document which is developed by in- house city staff, local organizations and citizens rather than one which is created primarily by outside consultants. -- ... I The city's Planning Department is responsible for . developing the comprehensive plan. First, staff deter- . mined a broad outline for the plan. The outline con- tains a number of traditional sections: neighborhoods, central business district, industrial areas, transporta- ' Vio , tion, parks, recreation and public safety. It also con- . 1.1 tains some non-traditional sections: energy, annexation -·ry and historic preservation. 9,4 The historic preservation section was the first to be 4. : 6 ' <»+ I : drafted. This was done at the urging of city staff and j members of the Landmark Commission and has re- sulted in subsequent sections of the plan being very ~ example, the section of the plan addresses the future of sensitive to preservation issues and opportunities. For 1 · 4 the central business district, the second to be drafted, defines two downtown zones. An "intensive zone" in 31!_l 4 1 i' - · the center of downtown where retail, financial institu- -1 - tions, professional and governmental offices are en- 7/EMIG , couraged to locate. To help preserve and make 4-r ··t/ ....... economically viable the older and historic buildings in j#¥ . . this zone, housing with relaxed parking requirements, *10 . .2..':449: «7 1 * '* is encouraged as a use of vacant upper floors. Sur- rounding this zone is the broader "downtown zone" .. where other uses such as warehousing and light manu- Afte, facturing are allowed. The functional needs of these uses are seen as compatible with many of the existing The rehabilitation of several homes in the North Cherry neighborhood of buildings and character of this zone. Vicksburg, Mississippi, has sparked a new interest in revitalizing the area. Photos by Nancy Bell. The historic preservation section also influenced the neighborhood section of the plan, the third to be devel- oped. Many neighborhoods contained vacant and dete- oric Preservation and Comprehensive Planning riorating large historic houses. While no longer desirable as residences, most could be successfully One community which has recently embarked upon used by small businesses or professional offices. After a comprehensive planning process which exemplifies (continued on page 14) 1991 No. 3 13 Vision for the Future . * (continued from page 13) -3,1 carefully considering the impact of businesses in a resi- , / , ...1- 4 dential area as well as the impact of a business' func- tional requirements on the historic houses, this section m_. 3 1 1 of the plan encouraged the reuse of certain National 113 Register houses in particular neighborhoods for a lim- - 3 3 3 ited range of small businesses and professional offices. This not only broadened the number of potential uses 111 for the buildings, but also opened the door to owner's 111 r.- .St , %~ 1 -1 - using the rehabilitation investment tax credits. _33,1 3133_*,4 -, 14, .f V 1 , (-) 1 1 ' M i.' 4- 6 · 3, 4 r /'\ .DIL ly r \Illy 1 7..T - 111% -1 -li"Illill/Mill-:+H-lill'llililizililivilill: Slillim :AillaME'..4~ill/81./.Tilil While developing the comprehensive plan is primar- ily the responsibility of Ogden's Planning Department, implementing the completed sections and their on- going revision is the responsibility of all city depart- ments, agencies and commissions as well as private -- non-profit and for profit organizations. Within the local --- ....*.1- government, this broad based implementation respon- sibility has led to many cross-departmental teams Ogden, Utah, has incorporated historic preservation into its comprehensive working on a particular program. For example, unlike planning process, thereby helping to protect resources such as the buildings shown on this page. Photos by Joel Paterson. many Landmark Commissions which are staffed by a single person, Ogden's Landmark Commissioners reg- ularly work with a long-range planner, a current plan- While the comprehensive planning process varies in ner, a building inspector and a staff person from within communities across the country, it provides an excel- the city's redevelopment agency. As particular issues lent means by which to integrate historic preservation arise, other staff from within city hall are called upon. into the future of our towns and cities. Whether the This team staffing arrangement gives Commissioners process is an on-going one, such as Ogden's, or a more direct access to a broad spectrum of expertise as well as traditional one resulting in a final plan and implemen- exposes a wide range of city staff to the city's historic tation strategy, the key to successfully integrating pres- preservation efforts. ervation into a comprehensive plan is to define its roles The comprehensive planning process incorporating in all aspects of the plan. By articulating these roles in historic preservation works in Ogden for a number of the central business district, neighborhoods, transpor- reasons. First, city departments and staff are not terri- tation, educational and recreational opportunities and torial, allowing a team approach to implementation the like, historic preservation can become part of a and revisions of the plan. Second, the city strives to community's future. make its regulating programs and ordinances "user friendly," by making them understandable to property Dr. Richard Wagner is an associate with David H. Gleason oWners, businesses and residents. The city is also con- Associates, Inc., an architectural and urban design firm ba cerned with providing rapid response to applications in Baltimore, MD and an associate professorial lecturer in and inquiries. Finally, by starting with the historic pres- historic preservation, Department of Urban and Regional ervation section, preservation's potential role in all as- Planning, The George Washington University, Washingtdn, peds of the plan is made manifest. DC. 14 1991 No. 3 MEMORANDUM To: Aspen Historic Preservation Committee CC: Aspen Planning and Zoning Commission Aspen City Council From: Roxanne Eflin, Historic Preservation Officer Re: Worksession: Seaside, Florida video Date: July 10, 1991 Staff will be showing the Urban Land Institute 10+ minute video on the Seaside, Florida development by architect Andres Duany at 6: 00, at the end of the regular HPC meeting (2nd floor, City Hall). This is an excellent study in "sense of place", "neo-traditional planning" and the development of community character, taking its cues from historic village-scapes. The relationship between their goals and ours within the context of historic preservation will be clearly evident to you. What they have attempted to create is what we have and are working hard to maintain. An invitation has been extended to both the Planning and Zoning Commission and City Council to join us for this presentation and discussion following.