The URL can be used to link to this page

Home My WebLink AboutLand Use Case.529 E Cooper Ave.HPC40-9214 -_ 529 & 531 E. Cooper Historic I Landmark Desi nati n Ill-27*-182-22-0~3&00~ HPC40-92 -~ 3 03 4 9-4 1 4 .. Roic A u U.Er #350798 11/16/92 15:59 Rec $15.00 BK 694 PG 547 Silvia Davis, Pitkin Cnty Clerk, Doc $.00 ORDINANCE NO. ~P < (Series of 1992) AN ORDINANCE DESIGNATING 529 EAST COOPER AND 531 EAST COOPER AS "H", HISTORIC LANDMARK PURSUANT TO DIVISION 7, SECTION 7-701 OF CHAPTER 24 OF THE MUNICIPAL CODE. WHEREAS, Stein Erikson, as owner of 529 East Cooper, legally described as the East 29' 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, and 531 East Cooper, legally described as the East 5' of Lot G, all of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado has filed an application for landmark designation pursuant to Section 24-7-701 of the Municipal Code; and WHEREAS, the structures and properties at 529 East Cooper and 531 East Cooper are listed in the 1980 Inventory of Historic Sites. and Structures, as amended in 1986; and WHEREAS, the Historic Preservation Committee unanimously recommended historic landmark designation at a duly noticed public hearing on September 23, 1992; and WHEREAS, the Aspen Planning and Zoning Commission unanimously recommended historic landmark designation at a duly noticed public hearing on September 22, 1992; and WHEREAS, pursuant to Section 24-7-702, the City Council has found that, all six (6) Landmark Designation Standards have been met: the properties are associated with numerous individuals who have been identified with events of historical significance to the social and cultural history of Aspen, the structures reflect an architectural style that is of traditional Aspen character, the structures embody distinguishing architectural characteristics, the properties are associated with architects whose individual work has -- #350798 11/16/92 15:59 Rec $15.00 BK 694 PG 548 f Silvia Davis, Pitkin Cnty Clerk, Doc $.00 influenced the character of Aspen, the properties are a significant component of an historically significant neighborhood and the preservation of the properties are critical to the character of the Aspen community; and WHEREAS, City Council wishes to Dursue those recommendations and complete the designation process. NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: Section 1 That the existing structures and properties at 529 East Cooper, legally described as the East 29' 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, and 531 East Cooper, legally described as the East 5' of Lot G, all of Lct H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado are hereby designated " H" Historic Landmark; and Section 2 That the Zoning District Map be amended to reflect the rezoning described in Section 1 and the Planning Director shall be authorized and directed to amend said-map to reflect said rezoning. Section 3 That the Planning Director shall be directed to notify the City Clerk of such designation, who shall record among real estate records of the Pitkin County Clerk and Recorder's Office a certified copy of this ordinance. Section 4 That if any section, subsection, sentence, clause, phrase or 2 .. #35O798 11/16/92 15:59 Rec $15.00 BE 694 PG 549 . - Silvia Davis, Pitkin Cnty Clerk, Doc $.00 portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section 5 That a public hearing on the Ordinance shall be held on the (50~L day of ;40-ve.4tl/ , 1992, at 5:00 p.m. in the City Council Cham]Bers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. Section 6 INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the /3 day of ~ 19924 #.1 OF ki>'.0. John Bennett, Mayor <' ATTEST64 1 4413 Â»Ai Kathryi S. Koch, City Clerk l, - ' FINALLY adopted, passed and approved this ~ay of 72~e,;_M , 1992. 4/11/ 13-*- 1 . John Bennett, Mayor 1/ , f F â€¢ - -4, ATyST:.,.451 Kathryn M.f K-och, City Clerk ord.529;03led.ld L.1 .A\\J 3 0 0 Vul c- MEMORANDUM To: Mayor and Council Thru: Amy Margerum, City Manager R 4 Thru: Diane Moore, City Planning Director W' From: Roxanne Eflin, Historic Preservation Officer <t, Re: Landmark Designation for 529 E. Cooper and 531 E. Cooper, Second Reading of Ordinance 6I , Series of 1992, Public Hearing Date: November 9, 1992 SUMMARY: The Planning Office recommends adoption of an ordinance to Landmark Designate 529 E. Cooper and 531 E. Cooper. We find that the historic resources meet six of the six Landmark Designation standards. An application for development is not pending. COUNCIL GOALS: Landmark Designation meets Council Goal #10, the preservation of our community's historic character. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define 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, or the United States. Response: We find that both of these buildings are associated with personages of cultural and social importance to Aspen's heritage. Both Frank LaFave and John Bowman were early Aspen pioneers, associated with the commercial and social growth of the community during the mining era. The LaFave building survived as a restaurant well into the Quiet Years (1920's), and the Bowman Block housed Mr. Bowman's unique collection of museum artifacts of the west. In the 1950's, Fritz Benedict and Herbert Bayer were associated with the buildings, which were purchased by them for studio space (and living space for Bayer). This standard could also be applied through association with 1 .. the building's current owner, Stein Eriksen, this standard could be applied. Eriksen's decades-old fame in the world of skiing, and his early association with the Snowmass/Aspen ski area, helped boost Aspen's fame as the internationally recognized resort it is today. Staff finds that this standard has been met. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Both buildings meet this architectural standard as they typify traditional Victorian-era commercial storefront architecture in western communities that made the transition from false-fronted mining camp to city. We find that this standard has been met. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that the architectural quality of these structure, particularly the corner LaFave Block, is a rare representation of Aspen's early 1890's design era. These commercial buildings are small scale, two story structures, that are more modest than the Webber, Brand, or Collins Blocks. They embody distinguishing characteristics of their time, and previous alterations have been generally compatible. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: Our records do not indicate an architect was involved in the design or construction of these commercial buildings. However, through later association with Wright- schooled architect Fritz Benedict and Bauhaus designer Herbert Bayer, the HPC and P&Z found that this standard has been met. 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: The significance of these two buildings to the integrity of the Commercial Core Historic District cannot be underestimated. They are classic in form, pedestrian in nature, and belong to Aspen as a signature of our commercial heritage and unique character. We find that this standard has been met. 2 .. 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: Aspen's historic commercial storefront buildings are the trademark of our downtown historic district. These buildings anchor a corner of the Commercial Core Historic District closest to the gondola and mountain base, and clearly illustrate Aspen's heritage through architecture. We find that their preservation is critical to the preservation of our character as a resort community. We find this standard has been met. FINANCIAL IMPLICATIONS: none ADVISORY COMMITTEE VOTE: Both the HPC and the P&Z made unanimous recommendations that these two parcels be granted Landmark Designation. The P&Z met on September 22, 1992, and the HPC met on September 23, 1992. RECOMMENDATION: The Planning Office recommends that Council adopt the ordinance for Landmark Designation for 529 E. Cooper and 531 E. Cooper, finding that all six of the standards have been met. PROPOSED MOTION: "I move to adopt Ordinance (el , Series of 1992, on second reading, granting "H" Historic Landmark Designation for 529 E. Cooper and 531 E. Cooper." CITY MANAGER'S COMMENTS: memo.cc.529.531ec.ld.2 3 .. PUBLIC NOTICE RE: 529 and 531 E. Cooper (a/k/a 405 S. Hunter St.), Second Reading of Ordinance for Landmark Designation NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, November 9, 1992, at a meeting to begin at 5:00 p.m. before the Aspen City Council, in Council Chambers, First Floor, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Stein Eriksen requesting landmark designation for the parcels legally described as: the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, BLock 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/John Bennett. Mavor Aspen City Council Published in the Aspen Times on October 9, 1992 City of Aspen account pub.notice.cc.529.531ec.ld 0 0 LM - MEMORANDUM To: Mayor and Council Thru: Amy Margerum, City Manage 4/ n Thru: Diane Moore, City Planning Director ~ From: Roxanne Eflin, Historic Preservation Officer ~ Re: Landmark Designation for 529 E. Cooper and 531 E. Cooper, First Reading of Ordinance 4,/ , Series of 1992 Date: October 13, 1992 SUMMARY: The Planning Office recommends adoption of an ordinance to Landmark Designate 529 E. Cooper and 531 E. Cooper. We find that the historic resources meet six of the six Landmark Designation standards. An application for development is not pending. COUNCIL GOALS: Landmark Designation meets Council Goal #10, the preservation of our community's historic character. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define 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, or the United States. Response: We find that both of these buildings are associated with personages of cultural and social importance to Aspen's heritage. Both Frank LaFave and John Bowman were early Aspen pioneers, associated with the commercial and social growth of the community during the mining era. The LaFave building survived as a restaurant well into the Quiet Years (1920 'S), and the Bowman Block housed Mr. Bowman's unique collection of museum artifacts of the west. In the 1950's, Fritz Benedict and Herbert Bayer were associated with the buildings, which were purchased by them for studio space (and living space for Bayer). This standard could be applied through association with the building's current owner, Stein Erikson. Erikson's decades- 1 Allir'llillilliriEilf .. old fame in the world of skiing, and his early association with the Snowmass/Aspen ski area, helped boost Aspen's fame as the internationally recognized resort it is today. Staff finds that this standard has been met. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Both buildings meet this architectural standard as they typify traditional Victorian-era commercial storefront architecture in western communities that made the transition from false-fronted mining camp to city. We find that this standard has been met. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that the architectural quality of these structure, particularly the corner LaFave Block, is a rare representation of Aspen's early 1890's design era. These commercial buildings are small scale, two story structures, that are more modest than the Webber, Brand, or Collins Blocks. They embody distinguishing characteristics of their time, and previous alterations have been generally compatible. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: Our records do not indicate an architect was involved in the design or construction of these commercial buildings. However, through later association with Wright- schooled architect Fritz Benedict and Bauhaus designer Herbert Bayer, the HPC and P&Z found that this standard has been met. 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: The significance of these two buildings to the integrity of the Commercial Core Historic District cannot be underestimated. They are classic in form, pedestrian in nature, and belong to Aspen as a signature of our commercial heritage and unique character. We find that this standard has been met. 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 2 .. architectural similarity to other structures or sites of historical or architectural importance. Response: Aspen's historic commercial storefront buildings are the trademark of our downtown historic district. These buildings anchor a corner of the Commercial Core Historic District closest to the gondola and mountain base, and clearly illustrate Aspen's heritage through architecture. We find that their preservation is critical to the preservation of our character as a resort community. We find this standard has been met. FINANCIAL IMPLICATIONS: none ADVISORY COMMITTEE VOTE: Both the HPC and the P&Z made unanimous recommendations that these two parcels be granted Landmark Designation. The P&Z met on September 22, 1992, and the HPC met on September 23, 1992. RECOMMENDATION: The Planning Office recommends that Council adopt the ordinance for Landmark Designation for 529 E. Cooper and 531 E. Cooper, finding that all six of the standards have been met. PROPOSED MOTION: "I move to read Ordinance Af , Series of 1992, on first reading, granting "H" Historic Landmark Designation for 529 E. Cooper and 531 E. Cooper. "I move to adopt Ordinance 8/ , Series of 1992, on first reading, granting "H" Historic Landmark Designation for 529 E. Cooper and 531 E. Cooper." CITY MANAGER'S COMMENTS: memo.cc.529.531ec.ld.1 3 .. PUBLIC NOTICE RE: 529 and 531 E. Cooper (a/k/a 405 S. Hunter St.), Second Reading of Ordinance for Landmark Designation NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, November 9, 1992, at a meeting to begin at 5:00 p.m. before the Aspen City Council, in Council Chambers, First Floor, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Stein Eriksen requesting landmark designation for the parcels legally described as: the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, BLock 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively. For further information, contact .the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/John Bennett, Mavor Aspen City Council Published in the Aspen Times on October 9, 1992 City of Aspen account pub.notice.cc.529.531ec.ld .. MEMORANDUM TO: Aspen Planning and Zoning Commission From: Roxanne Eflin, Historic Preservation Officer,('C~ Re: 529 E. Cooper and 531 E. Cooper: Landmark Designation (Public Hearing) Date: September 22, 1992 SUMMARY: The applicant is requesting Landmark Designation for the properties located at 529 E. Cooper (Bowman Block) and 531 E. Cooper (LaFave Block). 531 E. Cooper, the LaFave Block, is listed on the National Register of Historic Places. APPLICANT: Stein Eriksen, represented by Jane Ellen Hamilton of Garfield and Hecht LOCATION: 529 E. Cooper, described as the East 29' 8 3/4" of Lot I, BLock 96, City and Town of Aspen; and 531 E. Cooper, described as the East 5' of Lot G, all of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen HPC ACTION: The HPC is reviewing this designation application on September 23, 1992. Landmark Designation Local Landmark Designation is necessary in order to receive a number of incentives available to historic properties, including the Federal or State Rehab Income Tax Credits and local incentives. Staff wishes to thank the applicant for preparing a detailed and thorough application, which is attached for reference. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define 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, or the United States. 1 .. Response: We find that both of these buildings are associated with personages of cultural and social importance to Aspen's heritage. Both Frank LaFave and John Bowman were early Aspen pioneers, associated with the commercial and social growth of the community during the mining era. The LaFave building survived as a restaurant well into the Quiet Years (1920 'S), and the Bowman Block housed Mr. Bowman's unique collection of museum artifacts of the west. In the 1950's, Fritz Benedict and Herbert Bayer were associated with the buildings, which were purchased by them for studio space (and living space for Bayer). And certainly through association with the building's current owner, Stein Eriksen, this standard could be applied. Eriksen's decades-old fame in the world of skiing, and his early association with the Snowmass/Aspen ski area, helped boost Aspen's fame as the internationally recognized resort it is today. Staff finds that this standard has been met. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Both buildings meet this architectural standard as they typify traditional Victorian-era commercial storefront architecture in western communities that made the transition from false-fronted mining camp to city. We find that this standard has been met. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that the architectural quality of these structure, particularly the corner LaFave Block, is a rare representation of Aspen's early 1890's design era. These commercial buildings are small scale, two story structures, that are more modest than the Webber, Brand, or Collins Blocks. They embody distinguishing characteristics of their time, and previous alterations have been generally compatible. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: Our records do not indicate an architect was involved in the design or construction of these commercial buildings. However, through later association with Wright- schooled architect Fritz Benedict and Bauhaus designer Herbert Bayer, the HPC and P&Z may find this standard has been met. E. Neighborhood character: The structure or site is a significant component of an historically significant 2 .. neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The significance of these two buildings to the integrity of the Commercial Core Historic District cannot be underestimated. They are classic in form, pedestrian in nature, and belong to Aspen as a signature of our commercial heritage and unique character. We find that this standard has been met. 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: Aspen's historic commercial storefront buildings are the trademark of our downtown historic district. These buildings anchor a corner of the Commercial Core Historic District closest to the gondola and mountain base, and clearly illustrate Aspen's heritage through architecture. We find that their preservation is critical to the preservation of our character as a resort community. We find this standard has been met. Conclusion: The Planning Office finds that all Landmark Designation Standards have been met. RECOMMENDATION: The Planning Office recommends that the P&Z recommend Landmark Designation for 529 E. Cooper and 531 E. Cooper, finding that all Designation Standards have been met. memo.pz.529.531ec.ld 3 .. LAND USE APPLICATION I. Introduction. The Applicant, Stein Eriksen, is the record owner of two buildings located in the City of Aspen, the first of which is legally described as the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen (the "LaFave Building") and the second of which is legally described as the East 5 feet of Lot G, all of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen (the "Bowman Building") . The Applicant hereby applies for a historic landmark designation for both buildings pursuant to Article 7, Division 7 of the Land Use Regulations of the City of Aspen (the "Code"). II. Background. The buildings are located in the Commercial Code historic overlay district of downtown Aspen, but never received individual historic landmark status. They were both identified as "excellent" structures in the 1986 update of the 1980 Inventory of Historic Sites and Structures prepared by the Aspen/Pitkin Planning Office (in fact, the LaFave Building is featured on the front of the Aspen Area Comprehensive Plan: Historic Preservation Element, which contains the Inventory). The Applicant wishes to have these buildings designated in order to protect the structures and to secure access to the incentives available to these properties for their maintenance. The LaFave Building is listed on the National Register of Historic Places. National Register properties receive their designation from the United States Department of the Interior after having been documented and evaluated according to the Department's uniform and strict standards. III. Conformity With Code. Section 7-702 of the Code provides that a structure may be designated as an historic landmark if it meets one or more of the standards set forth in the Section. Both buildings meet several of the standards set forth in Section 7-702. The LaFave Building qualifies as architecturally important because it reflects an architectural style which is traditional Aspen character. The building is typical of the commercial buildings of the mining community of Aspen in the late 19th century. The corner of the building which faces the intersection of Cooper and Hunter Streets contains a typical feature of the era, a triangular pediment which shows the date of construction of the building (1888). The two story brick building was constructed by Frank LaFave and was primarily used as a restaurant until the 1920's. LaFave .. was one of Aspen's pioneers who built several buildings between 1885 and 1889. In the 1950's, Fritz Benedict bought the building and made the corner restaurant space into his architectural office. He sold the building to Herbert Bayer in 1955, the creative architect who, with Walter Paepcke, helped develop Aspen into a resort. The Applicant purchased the building from Mr. Bayer. The LaFave Building also qualifies as a building which contributes to both the neighborhood and community character in that it is a significant component of the commercial core historic district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. In addition to its dated, triangular pediment noted above, the brick building contains two bay store fronts on Cooper, kickplates and clerestories. The building has a primary cornice with large sawn brackets and a secondary cornice with small brackets over the display windows above the first floor painted in a contrasting color from the rest of the building. The second story windows are typical of the era in that they are tall, narrow, evenly spaced and have one-over-one wood sashes and stone sills with brick label molds at the top. A recent renovation of the rear of the building removed non-original rear windows and replaced them with windows more in keeping with the character of the building. The Bowman Building actually looks like two separate buildings. Its architectural importance also lies in the fact that it typifies mining-era commercial buildings constructed in the late 1800's. The original wood frame building located on the site burned in 1892. John Bowman, a saloon keeper, purchased the property in 1892 and built the existing building sometime shortly thereafter. Bowman opened his saloon in the Bowman Building in 1893. He also included a museum to display his collection of mineral samples, guns and other western artifacts. After purchasing the building in the 1950's, Herbert Bayer converted the first floor to his artist studio and living quarters. The Applicant bought the property from Mr. Bayer. Like the LaFave Building, the Bowman Building also qualifies as a building which contributes to both the neighborhood and community character in that it is a significant component of the commercial core historic district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. The eastern portion of the building is the smaller of the commercial storefronts and contains a dentillated cornice at the parapet, and has three narrow, evenly spaced windows on the second floor with stone lintels and sills. The western portion of the building consists of a first floor with 4-bay wood storefront with a simple bracketed cornice between floors and three one-over-one double hung wood windows with hooded crowns. 2 .. IV. Conclusion. Because each of the buildings meets at least two of the criteria for historically designated structures in the City of Aspen, both the LaFave Building and the Bowman Building should be granted historic designation status by the City. Such designation would help preserve the integrity of the structures and offer incentives to the Applicant and future owners to maintain them. jch\Meriksca.app 3 611 6.-9*~ o__3 21 *338Â£:C~~~j j iii #4/ 1 - a : - *Z I u 4Ffli 31,14, *Â· 1 41- j .. - A- Â·. Â· i 11 1 :1 12 8/ 1 - 1 1.-33 Ill 11 1 I =1 11 4.-1.@ . . -7 --0 . 24*4 ....IN,el LA#X C . > 4#W. Â· Â· 3,Tzur:Emil"VI'lle - *lk'.. f- ./.â€¢.I .t~*'2~2= -19"/ P.afÂ·Y,24 Â·.*0 , I - :"i':y*'~4., 1/Â·. 4'Â·404. mm.Â· Â· i.,8 -... 2 6 , 4 1 W -624, . 2.9,7 ...1, I 97 * *4 ,: i 21 1- /44 ):95 4 1 1 .râ‚¬3 EIr.* - 1 , .44....._ _ . f 1 D i s Ji â‚¬. coomf Le fa Or- t)10 dc-j .. AFFIDAVIT OF POSTING AND MAILING STATE OF COLORADO ) ) SS COUNTY OF PITKIN ) Suzanne L. Yale, of lawful age, being first duly sworn, upon oath deposes and says: 1. Affiant posted a Notice of Public Hearing at the real property described as the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, Block 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively, the 29th day of October, 1992. 2. Affiant mailed a Notice of Public Hearing to each individual listed on the Adjacent Owner'sh*tatement the 29th day of October, 1992. ..419.414 e Â»41 9 -O Affip#t 1 / j Al 07*#,l*L SUBSCRIBED and SWORN to before me this ,-3 /loc day of 0etober, 1992. A' WITNESS my hand and official seal. My commission expires: 9.-- 4 - 97 4,76-96 â‚¬10Â« 1 I Nd*ry --Publid jeh\ms\eriksen2.aff .. AFFIDAVIT OF POSTING AND MAILING STATE OF COLORADO ) COUNTY OF PITKIN ) Sti,anne L. (la U , of lawful age, being first duly sworn, upon oath deÂ»oses and says: 1. Affiant posted a Notice of Public Hearing at the real property described as the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, Block 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively, the 11th day of September, 1992. 2. Affiant mailed a Notice of Public Hearing to each individual listed on the Adjacent Owner's Statement the 11th day of September, 1992. -x~ '7%1.-4. Affiant/ V 'fi U V SUBSCRIBED AND SWORN to before me this 3 3,6~01 day of September, 1992. WITNESS my hand and official seal. My commission expires: O~ 020 -96 Â«e 94Â»____ Notary Public I " / f 4 0/.4 1 3&:.....ezzl. & 1 30 g . 3.44 ''.,4 2 . :" -0.............10 34, COLOT'+~e# 410,4,114â€¢%'0 jch\ms\crikien.aff ..1.....1 S li E, Cbo~ -SM--,EE_*16 1 - 7 810(Wu) . - .61: fl '*TÂ¥ ./.4 44.. .-1<2' air ... f -,11.- e ' MI r-- i -- r- . ==2.= A 051Â»' . ..WE'.t.-34 . 2-'7 - ..al; 2 :, t 1 - i.1- 53| â‚¬.Cooper@R R K. blodc)) GARFIELD & HECHT, P.C. ATTORNEYS AT LAW RONALD GARFIELD* TELEPHONE ANDREW V. HECHT** VICTORIAN SQUARE BUILDING (303) 925-1936 ROBERT E. KENDIG TELECOPIER 601 EAST HYMAN AVENUE MICHAEL J. HERRON*** (303) 925-3008 - ASPEN, COLORADO 81611 JANE ELLEN HAMILTON *also admitted to New York Bar â€¢â€¢also admitted to August 11, 1992 District of Columbia Bar ***also admitted to -: \ AUG 1 4 Florida Bar : t, 1 ..lit Roxanne Eflin Aspen/Pitkin Planning Office 130 S. Galena Street Aspen, CO 81611 Re: Historic Designation Application Dear Roxanne: Enclosed are materials submitted in conjunction with a request by our client, Stein Eriksen, to have two buildings which he owns on Cooper Street and the corner of Cooper and Hunter, locally historically designated. The documents submitted are as follows: 1. Consent of the owner containing the owner's address and telephone number; 2. The street address and legal description of property included within the application; 3. An 8 1/2" x 11" vicinity map; 4. Description of the proposal; and 5. Photographs showing the buildings as they exist today. We understand that there is no fee for submitting this application, therefore, none is enclosed. Should you require any additional information or have any questions with respect to the application, please do not hesitate to contact us. Sincerely, GARFIELD & HECHT, P.C. k /a~e Ellen Hamilton V JEH/bc enclosures 10!1= CONSENT The undersigned, STEIN ERIKSEN, is the record owner of the real property legally described as the East 29 feet 8 3/4" of Lot I, Block 96 (the "Bowman Building") and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, Block 96, City and Townsite of Aspen (the "Dashner Building"). I hereby authorize Garfield & Hecht, P.C., whose address and telephone number is 601 E. Hyman Avenue, Aspen, Colorado 81611, (303) 925-1936, to act on my behalf in submitting land use applications a~Aecting these buildings. (An j U & i o A k Â»1 .V v v vi UVIA Stein E#:i.ksen ~/ Address: P. O. Box 708 Park City, Utah 84060 jeh\lu\eriksco.con .. CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: 8/14/92 CASE NUMBER:HPC40-92 DATE COMPLETE: force./ ID#,273 7- /24-33-00-3 < JO'f PROJECT NAME: 529 and 531 E. Cooper Avenue Historic Landmark Designation Review Legal Address:529 E. Cooper - East 29' 8 3/4" Lot I. Block 96. City and Townsite of Aspen. (the ~Bowman Buildingle); 531 E. Cooper - East 5' . Lot G, all of Lot H and the West 3 1/4" Lot I, Block 96. City and Townsite of Aspen (the "Dashner Building") APPLICANT: Stein Eriksen Applicant Address: P. O. Box 708, Park Citv. UT 84060 REPRESENTATIVE:Jane Ellen Hamilton. Garfield & Hecht Representative Address/Phone: 601 E. Hvman Ave. Aspen. CO 81611 925-1936 TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: x Description Historic Landmark Designation HPC Meeting Dates: P&Z Meeting Date: 9,44~9' cc Resting Date: 4 128 2 10)41& Historic Preservation Officer: Insubstantial Amendment or Exemption: Date: REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: ~EZEDÂ« i -1 FIGURE 111.2 L ;Â·; IÂ»v ..1 1 ./ 44 -e- ' 980 I t E TOAY ION. H}5FeRiC STES AND STRUCTURES :1 LEGEND -e- 1/ ~986 UPD~E , Exceotional _Str-res designated . ASPEN. COLO~~O , ~ - ~ - ,~~ not yet designated O Excellent Structures designated â€¢ ' not yet designated a PREPINED B. THE 'SPEN/PIT,IN PLAMN.O FACE ,-04 â€¢ designated â€¢ 62.ta~.-2~11:LM 800 not yet designated O .. .h.-1 ' *2 0 0 200 400 15Â¥n1aafeet 6 91 I - 2- ccmnerdal core I ' HSTORUC DISTRICTS 1 N),FR CONAr)*FaAIL 3.west bleeker/hallam street 0 4.hallam take 5.corr,nunity church 6.lift 1 0-- / ... 94% <72/2 -- 0 '029..\Â« Â· ' '6 'eal ; I 4 i .-/ ..I P.J.ixhi' Lk-<41*34* - 1 1 , -407,1- / --. -- 1 Fi Ii'~ 111.1 --- 1 1 1 - -- \2 1~2 8 -r-- c .,1:13*~--]I Imil #Lsm] Elii].11[J-'2 CiFZ-2 2.U.ChÂ¢*.~ Lal â€¢ â€¢ - 7/g:/1 '-I---, 0 -=-a -T-TrÂ·-0 ' 1 -..4.4 ,!L- 1-3 \ 0 -\4~11 ' 1 97*K r- rrid'11 , [~3'Z~-Â¥1 : F?TE] i Elzo i.3.412 ' :2-2=f i RH,-1~ 1 r lNEL.J. GL_ u'18221-0; [1111:**6056.-2..Mill'11111 L[52~*l}131-% 1 -- . 9 mi-23 TFi & 12-FEILLD sli! 25-5 -2 -- -=:e- . :72Ri nli-[pr-1 NT[(12 NNhmal&#Prri:11 Ill1111!H Illip~ /lif nicim Â«- -..i -Uzji Fib' 30'[2, 913,3,&~'. , ~fjjff --E ting (TRZE, gÂ®m ELIE ECED l.[h@ LLI-- 00 -#~~ --L-1--h-1 \ --..21111,1 - - 'Ern NI EM.19WHI ~Â® i[[[2.012~8]ImÂ®1 ~ Â«lamim EZIE] [[[INE i 1-5 FILLL*LI '211..1Llu Â· - 1 - =T-1.-Trm Il:,Illl!' mit-{JID : l10*Lu *6*4=1 ttE! EfiIm EmE 1 1 R-- TziEEQL[flit,lili i..=__ f D1IUZID Ll.LULLU 3 1 ' null.11 OUE -- A,341,jeÂ¢+ Bki /dinj5 AL *i; *(iii r.* -- r . 2 - . I k<:1~ A . 4 3 ege= t#CIEd mT[i-1 I Lt' '-~- -, 4 /72>47 ,+L- - . 0 . r=4=1 - t=*TH L. - 1 Â· 7 0 . V . .... I % Arl '. Â» ..... .. 0 -- 1 . 1 .. 111.19 4444= ., Â·Â·. , ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project Name Dashner and Bowman Buildings 2. Project Location Southwest corner of Hunter and Cooper, Cooper Avenue, Aspen, Colorado (legal description is attached) (Indicate street address, lot & block number, legal description where appropriate) 3. Present Zoning CC 4. Lot Size 5. Applicant's Name, Address & Phone No. Stein Eriksen, P. 0. Box 708, Park City, Utah 84060 6. Representative' s Name,- Address & .Phone No. Jane Ellen Hamilton,_Garfield & Hecht, P.C., 601 E. Hyman Avenue, Aspen, Colorado 81611 7. Type of Application (please check all that apply): Conditional Use Conceptual SPA Conceptual Hist. Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD Minor Historic Dev. Stream Margin Final PUD Historic Demolition Mtn. View Plane Subdivision )~ Historic Designation Condominiumization Text/Map GMQS Allotment Amendment Lot Split/Lot Line GMQS Exemption Adjustment 8. Description of Existing Uses (number and type of existing structures; approximate square feet; number of bedrooms; any previous approvals granted to the property): Two buildings consisting of approximately 22.000 square feet 9. Description of Development Application: Historic designation of structures 10. Have you attached response to Attachment 2, Minimum Submission Contents? /das:city:attl CONSENT The undersigned, STEIN ERIKSEN, is the record owner of the real property legally described as the East 29 feet 8 3/4" of Lot I, Block 96 (the "Bowman Building") and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, Block 96, City and Townsite of Aspen (the "Dashner Building"). I hereby authorize Garfield & Hecht, P.C., whose address and telephone number is 601 E. Hyman Avenue, Aspen, Colorado 81611, (303) 925-1936, to act on my behalf in submitting land use applications a~ecting these buildings. (An 1 Â«U. b h o \441/1-0&6 4 Stein E#iksen - ~/ Address: P. O. Box 708 Park City, Utah 84060 jehibileriksen.con .. LAND USE APPLICATION I. Introduction. The Applicant, Stein Eriksen, is the record owner of two buildings located in the City of Aspen, the first of which is legally described as the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen (the "LaFave Building") and the second of which is legally described as the East 5 feet of Lot G, all of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen (the "Bowman Building"). The Applicant hereby applies for a historic landmark designation for both buildings pursuant to Article 7, Division 7 of the Land Use Regulations of the City of Aspen (the "Code"). II. Background. The buildings are located in the Commercial Code historic overlay district of downtown Aspen, but never received individual historic landmark status. They were both identified as "excellent" structures in the 1986 update of the 1980 Inventory of Historic Sites and Structures prepared by the Aspen/Pitkin Planning Office (in fact, the LaFave Building is featured on the front of the Aspen Area Comprehensive Plan: Historic Preservation Element, which contains the Inventory). The Applicant wishes to have these buildings designated in order to protect the structures and to secure access to the incentives available to these properties for their maintenance. The LaFave Building is listed on the National Register of Historic Places. National Register properties receive their designation from the United States Department of the Interior after having been documented and evaluated according to the Department's uniform and strict standards. III. Conformity With Code. Section 7-702 of the Code provides that a structure may be designated as an historic landmark if it meets one or more of the standards set forth in the Section. Both buildings meet several of the standards set forth in Section 7-702. The LaFave Building qualifies as architecturally important because it reflects an architectural style which is traditional Aspen character. The building is typical of the commercial buildings of the mining community of Aspen in the late 19th century. The corner of the building which faces the intersection of Cooper and Hunter Streets contains a typical feature of the era, a triangular pediment which shows the date of construction of the building (1888). The two story brick building was constructed by Frank LaFave and was primarily used as a restaurant until the 1920's. LaFave .. was one of Aspen's pioneers who built several buildings between 1885 and 1889. In the 1950's, Fritz Benedict bought the building and made the corner restaurant space into his architectural office. He sold the building to Herbert Bayer in 1955, the creative architect who, with Walter Paepcke, helped develop Aspen into a resort. The Applicant purchased the building from Mr. Bayer. The LaFave Building also qualifies as a building which contributes to both the neighborhood and community character in that it is a significant component of the commercial core historic district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. In addition to its dated, triangular pediment noted above, the brick building contains two bay store fronts on Cooper, kickplates and clerestories. The building has a primary cornice with large sawn brackets and a secondary cornice with small brackets over the display windows above the first floor painted in a contrasting color from the rest of the building. The second story windows are typical of the era in that they are tall, narrow, evenly spaced and have one-over-one wood sashes and stone sills with brick label molds at the top. A recent renovation of the rear of the building removed non-original rear windows and replaced them with windows more in keeping with the character of the building. The Bowman Building actually looks like two separate buildings. Its architectural importance also lies in the fact that it typifies mining-era commercial buildings constructed in the late 1800's. The original wood frame building located on the site burned in 1892. John Bowman, a saloon keeper, purchased the property in 1892 and built the existing building sometime shortly thereafter. Bowman opened his saloon in the Bowman Building in 1893. He also included a museum to display his collection of mineral samples, guns and other western artifacts. After purchasing the building in the 1950's, Herbert Bayer converted the first floor to his artist studio and living quarters. The Applicant bought the property from Mr. Bayer. Like the LaFave Building, the Bowman Building also qualifies as a building which contributes to both the neighborhood and community character in that it is a significant component of the commercial core historic district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. The eastern portion of the building is the smaller of the commercial storefronts and contains a dentillated cornice at the parapet, and has three narrow, evenly spaced windows on the second floor with stone lintels and sills. The western portion of the building consists of a first floor with 4-bay wood storefront with a simple bracketed cornice between floors and three one-over-one double hung wood windows with hooded crowns. 2 .. IV. Conclusion. Because each of the buildings meets at least two of the criteria for historically designated structures in the City of Aspen, both the LaFave Building and the Bowman Building should be granted historic designation status by the City. Such designation would help preserve the integrity of the structures and offer incentives to the Applicant and future owners to maintain them. jehUu\eriksen.app 3 FIGURE 111. A n-,--r- 1 K. b.404 - 11 Â·1-1-1.1 24/- P.\1././. 48 INVEATORY ION. HIN~h~ i~ES AND STRUCTURES : Â· LEGEND -0- 1986 UPD TE Exceptional Stnt!211[.1 designated I ASPEN. COLO ~ not yet designated O Exalin[12!fu:lu[na designated â€¢ not yet des,gnated a - . designated â€¢ Jl-1 IT \ , not yet designated O ' ' Contr~Ulko SDucttre, 0 4 \ 0 204 .00 EXmnÂ£1.MSIQBIG~IFUGIS \ , 1. fnan street 2 corrmercia; core Â·~~ 3.west bleeker/hallam street -â€¢ 4.hallam take 0 1-. 5.community church 6.lift 1 . D-- . i 0 00. .. . ' /1 .1 - 7 ,,.91 \\\\\ma'; Rim\\\2 \ Â· 1---Â« ~ 1 h - -AN L crr-7 -1 331. IL-, 1 1 - .. 1 H??9% i Er-rn-: I. 7-1732 MT[[Iia [iIÂ®Ilk rvERTI - 1 -----tiz/*-- .ul-11 1 1.u â€¢. t.. Iâ€ž- - , ;11. \42 Nx ,Es==.1 r--i=NUTI t [T1TTT1111 r.......,24 ~ '~ V " 11Â«>f r--lik-1 Urlr : 246 - 11!.Bl l[Â£112,1 IELIP . [ilimo it ia, - - /1 4 4 -i l i k il l ' Â· - =- ruTTI T 1. rTITilli i Fr â€¢ 'Adst. [R[9Ii&,ra~Â»q---rgL- D -O - r -1 EL_[LELL LUID.u . 62.-111 3- -. '..... - niTI - 3 rr~[TrM , FTÂ® ; EliFil : [Fall m i-39.12, r,r~MÂ«. :RITID i 4 li-lissis~EL[112-lk!11-613 1~*Â°f IiÂ·lill j Â·1_80ttilj ' IliC. .9 -- 0 -- . -- Fiji â€¢Irmil i'ruTF [II@Ith r-rl-frrT'l .13231 [7113 [ENED EII-1 1 1 1 il,1 1 (11&~ 11 j [.11 ~ ~ ) 1 ; j ; I ~ ) J Â· lLLillull : lit i Â· 211.1. =1~22,19 ~ Â· .1 ,1 L_j ~ L r-,-rrr 1 J i . -411] 1. 7 - cqum-:-1 -IliES Â®[E MiniÂ® EED.[Ii[Em jo~ '-./ tr-1,1 FF1111111 [IimI]]1 - =.- Irfg mimij! 09*9Â· _ ifil.z*ap mzmo Inom I i *gat*Â»-1 Â£11#lili i ' 4 - I - - â€¢ 49-/ / . 4-3 tt~Ft=/2 44-91-F nTiTil - V/=-4,4 A#3Abjeci Bki/dinjd ' AE *1-4 21 i' fi .. -- <.'72Â¥-/ \411.- - . ITUT~Â· -* tzE Â·. v - .. 1 L.6-/ â€¢ - 1 --' I . O -- . -- . 4 111.19 3%_ I ,-5 9 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Proj ect Name Dashner and Bowman Buildings 2. Project Location Southwest corner of Hunter and Cooper, Cooper Avenue, Aspen, Colorado (legal description is attached) (Indicate street address, lot & block number, legal description where appropriate) 3. Present Zoning CC 4. Lot Size 5. Applicant's Name, Address & Phone No. Stein Eriksen, P. 0. Box 708, Park City, Utah . 84060 6. Representative' s Namer. Address. &.Phone No. Jane Ellen Hamilton,_Garfield & Hecht, P.C., 601 E. Hyman Avenue, Aspen, Colorado 81611 7. Type of Application (please check all that apply): Conditional Use Conceptual SPA Conceptual Hist. Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD Minor Historic Dev. Stream Margin Final PUD Historic Demolition Mtn. View Plane Subdivision )< Historic Designation Condominiumization Text/Map GMQS Allotment Amendment Lot Split/Lot Line GMQS Exemption Adjustment 8. Description of Existing Uses (number and type of existing structures; approximate square feet; number of bedrooms; any previous approvals granted to the property): Two buildings consisting of approximately 22.000 square feet 9. Description of Development Application: Historic designation of structures 10. Have you attached response to Attachment 2, Minimum Submission Contents? /das:city:attl A.-- . -=21 f<NU> i +*A* IIi 13-4 1.92- -- ,-'=22 4 _izz=zzz:1 F I 11 - 9 87 '2'S .1Â·*93 ' ,/i Â· 1;.1 0#,51310 - 2 - I /1 it 16"5/0 . @1 [Wl :41 141 4 . I 4 .L 1 . . P.M , I I m./'.Â· â‚¬ .' il 1 11 1 01 7* r 1 1 1 -- 1 1 1 . 4%1~ I .~7 -] i 1tli L..11__ i__/ ~ hir - 9 3 4't .. , â€¢ 41 1 1 4 1 Â£ M. 4.1/ j-" i i f 1 , 1 :kiti : 1.- 1 '2 11 I . 1 - : f Â¥111.- 9 1 _1- -: 1 1/ -ME=l rE ' Fj -2. r=ZE' =T*,1/ 1=ir.*.1 0,~e; i. 1 . . -, ' ~~' "Â·2~f~â€ž#/#r#ti91-/;r;iÂ· )t,&/1-iAO',~I- r~ , r 'I . ~'tiffÂ·ff f...Â·...~*943Â¢69**"*A"~11 ~ Pt.r t,'~Â·i.-7-IÂ·â€¢Â·Â·bÂ· Â·y~uit.. +.t.Â·4' IEÂ«iw.ill.."3.2~,~: // 1,tâ€¢.. 2Â· 24. ] b 94*254.:* t 40>DA 2:/ I Â· -i :107"4. m . .....'61/idAL Â· ' ~ 44 :15.201%,4 -2,21. ki:*tÂ¥ - 1...il. . L= #*. 4, [ZEZEr . , . $ 4 P. . - . . tyÂ«, t. EÂ»<AL - F-t -- a 4 -:,4>.4. 31111 6.415. ~ 1 i . 1*944.VFA .AL â€¢. ..f'& - .**'.:1~ IJ, . 1 .e/mi I .L'57/*i ./P/Â·I r l '.1 i,Â»r- a '*Frl I' 2'5 I . 4 ' - ~ . - i.,A#&.M te -/.4â€¢ 1- 2*1~4 -w. , , in~Â·Â·Â·4 R ..'/ 1 : Â· - 3 ty ' + "05 r. 1 / 9/ 1 : 4 .1 ' - i 4 , , 1 4 -h 1- r ' h 7.~*'44 .. 4 ..1 1- lil 1 * ;:,31 1 i I ... . d U - 1 1- _ /- 4, 2 - e â€¢ . 1-- 1 .. PUBLIC NOTICE RE: 529 and 531 E. Cooper (a/k/a 405 S. Hunter St.), Landmark Designation NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 23, 1992, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Committee in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Stein Eriksen requesting landmark designation for the parcels legally described as: the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, BLock 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/William J. Poss. Chairman Aspen Historic Preservation Committee Published in the Aspen Times on August 28, 1992 City of Aspen account pub.notice.529.531ec.ld .. PUBLIC NOTICE RE: 529 and 531 E. Cooper (a/k/a 405 S. Hunter St.), Landmark Designation NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, September 22, 1992, at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission in the Second Floor Council Chambers, City Hall, 130 South Galena Street, Aspen, Colorado, to consider an application by Stein Eriksen requesting landmark designation for the parcels legally described as: the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen, Colorado, and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, BLock 96, City and Townsite of Aspen; commonly referred to as 529 E. Cooper St. and 531 E. Cooper St. (a/k/a 405 S. Hunter St.) respectively. For further information, contact the Aspen/Pitkin Planning Office at 130 South Galena Street, Aspen, Colorado, 81611. (303) 920-5090. s/Jasmine Tvqre. Chairman Planning and Zoning Commission Published in the Aspen Times on August 28, 1992 City of Aspen account pub.notice..pz.529.531ec.ld .. CONSENT The undersigned, STEIN ERIKSEN, is the record owner of the real property legally described as the East 29 feet 8 3/4" of Lot I, Block 96 (the "Bowman Building") and the East 5 feet of Lot G, all of Lot H and the West 3 1/4 inches of Lot I, Block 96, City and Townsite of Aspen (the "Dashner Building"). I hereby authorize Garfield & Hecht, P.C., whose address and telephone number is 601 E. Hyman Avenue, Aspen, Colorado 81611, (303) 925-1936, to act on my behalf in submitting land use applications a~ecting these buildings. (Ar# / \11 /. lA h n Stein E#iksen ~ Address: P. O. Box 708 Park City, Utah 84060 jch\Ju\criksen.con -0 1 Y. >-Â·04 - 1 H 1 1, 1 1,-I i \\ 3-~.~ . ~ . ~ . 9.8 l .INvkt~o'~~-E*i:ehÂ£ NTES AND STRUCTURES : Â· LEGEND -9- -- .. .9// Â« ASPEN. COLO O , not yet desiglated O 1986 UPD~ E , Exceotional Structurna designated i - Yr \ not yet designated a EZ=linat.21Â£11~ital .. designated A e THE ASPEN/Mt*- A-40-44 ~ACE ,-,1 1 1 < j t!2!n~Latnt=lurnl .. I designated â€¢ 100 not yet designated O 0\\ Jl.J Cortrbutno Structl,el o . 0 200 2 corr,nerdal Core E:NieaM~EKL#E&5 HSTOR,C DISTACTS ),DFA CeNAr*-BaIli A v y. 3.west bleeker/hallam street 4.hallam lake o--/07 0. D i 5.conÂ·rnunity church 6.lift 1 . f -- / 41 / I 1 .2/ 1 Pnt--L.L.:El . -.. e=A M#-\ 0 6-2 h l [HIEII.] l.[~ 12-t L~..,- ~~-4~~r~f~~<~~ 94 M'-h/-- *-- ..... #lu..L-6-- FI i Fr.Fin t. mT[El fitir-rÂ·<( ~ =- . 0 8.J 2%54 /: 'Â·13 rm-~m til. lilli NIT[lIEL ' < 07Â· I -0 - - ~il[ Of[E? il Cilitil? .3.~714 ; IE]131] : 6111!1 III l-FICE[I 'i[~2-3-*i .0 pLi 1 [[[~jifi ! E[ift 1 lii !11111.4 1 LLI*_uu uu,~; rk.! 111!FiDI 7:lilli'lÂ® 6. illi~l.miilÂ® Mmnll 1 / Ne= O -- I. I - - we. 1 iâ€¢ â€¢09 Ii. 1111--1 -14.21[1 U..11. I * I - dll A. 23 1 [119, ll.Ulli. Ull.l.lalkÂ·UJSL~ irm, *2 â‚¬NI']] MIES 1, 1 [NIth Â®Mfi 11111111 mil :- U.111:ELL â„¢Â©Uillil .--- -rmEIT OSEM 1- ]] [[IWI[Ili El[Im . MZM, 0 : ri=-77 1 itt+4111 111Lilll.11...-- ~~ r-1K~';Â· 1 Ulwl.11.1 mimII []2951 EEHU@ I mmil n FT- - AsS,djeol Bkildinsi Mil F'2&@Aaqi,@~1 -r=*rr~1 1.1,14+14 11+Nnt[Lki- .. 44644 - /5 A k -jaM 2 *lic-3~ -. N/'gib * . 9-G lEli=r ...0 -/,1 1,1 Â»- 68 [Ill] I g - 10â€¢ * 1 Â· lâ€¢ ~Â· - lipt 8411. Ur-7 , 0 -- / Et.. 111.19 9 9 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project Name Dashner and Bowman Buildings 2. Project Location Southwest corner of Hunter and Cooper, Cooper Avenue, Aspen, Colorado (legal description is attached) (Indicate street address, lot & block number, legal description where appropriate) 3. Present Zoning CC 4. Lot Size 5. Applicant's Name, Address & Phone No. Stein Eriksen, P. 0. Box 708, Park City, Utah . 84060 6. Representative's Namer. Address &.Phone No. Jane Ellen Hamilton,_Garfield & Hecht, P.C., 601 E. Hyman Avenue, Aspen, Colorado 81611 7. Type of Application (please check all that apply): Conditional Use Conceptual SPA Conceptual Hist. Dev. Special Review Final SPA Final Historic Dev. 8040 Greenline Conceptual PUD Minor Historic Dev. Stream Margin Final PUD Historic Demolition Mtn. View Plane Subdivision ')~ Historic Designation Condominiumization Text/Map GMQS Allotment Amendment Lot Split/Lot Line GMQS Exemption Adjustment 8. Description of Existing Uses (number and type of existing structures; approximate square feet; number of bedrooms; any previous approvals granted to the property): Two buildings consisting of approximately 22.000 square feet 9. Description of Development Application: Historic designation of structures 10. Have you attached response to Attachment 2, Minimum Submission Contents? /das:city:attl .. -4-2 . ...............mr - 420'll.-. 4.,1. i 1."I -7 /1/4//IN:/*ma./.4/pt, - 1-./.,.42 lll -t . 9-1 QU f 699 1 - .. 111*14 1 'kill,iÂ¢,%..42*UY#Â·. 44&*6 34-:47;iÂ·4~r5* #-:1 ' Â· .953:Â·~-5â‚¬94,-*#*f-Y#~.7392%*4:-Af/$-02 ' = - , -Â·. r,-4,~ Â·,7S~Â·:'i'â‚¬2'Â©:,8/47 I 1.=42:. 'Â·*fâ€¢**242.:*.-C-Â·u .-Â· : . .7. t=433.5252.?02. - .......1-N.,/.1 ..2 102 4 $ a , 2 *2 141.2.: 1.- - ---- t.r - b ! it * i . . MEMORANDUM To: Aspen Planning and Zoning Commission From: Roxanne Eflin, Historic Preservation Officerke- Re: 529 E. Cooper and 531 E. Cooper: Landmark Designation (Public Hearing) , Date: September 22, 1992 SUMMARY: The applicant is requesting Landmark Designation for the properties located at 529 E. Cooper (Bowman Block) and 531 E. Cooper (LaFave Block). 531 E. Cooper, the LaFave Block, is listed on the National Register of Historic Places. APPLICANT: Stein Eriksen, represented by Jane Ellen Hamilton of Garfield and Hecht LOCATION: 529 E. Cooper, described as the East 29' 8 3/4" of Lot I, BLock 96, City and Town of Aspen; and 531 E. Cooper, described as the East 5' of Lot G, al] of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen HPC ACTION: The HPC is reviewing this designation application on September 23, 1992. Landmark Designation Local Landmark Designation is necessary in order to receive a number of incentives available to historic properties, including the Federal or State Rehab Income Tax Credits and local incentives. Staff wishes to thank the applicant for preparing a detailed and thorough application, which is attached for reference. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Regulations define 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, or the United States. 1 3,Â· 4, h .4 . .. Response: We find that both of these buildings are associated with personages of cultural and social importance to Aspen's heritage. Both Frank LaFave and John Bowman were early Aspen pioneers, associated with the commercial and social growth of the community during the mining era. The LaFave building survived as a restaurant well into the Quiet Years (1920's), and the Bowman Block housed Mr. Bowman's unique collection of museum artifacts of the west. In the 1950's, Fritz Benedict and Herbert Bayer were associated with the buildings, which were purchased by them for studio space (and living space for Bayer). And certainly through association with the building's current owner, Stein Eriksen, this standard could be applied. Eriksen's decades-old fame in the world of skiing, and his early association with the Snowmass/Aspen ski area, helped boost Aspen's fame as the internationally recognized resort it is today. Staff finds that this standard has been met. B. Architectural importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: Both buildings meet this architectural standard as they typify traditional Victorian-era commercial storefront architecture in western communities that made the transition from false-fronted mining camp to city. We find that this standard has been met. C. Architectural importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: We find that the architectural quality of these structure, particularly the corner LaFave Block, is a rare representation of Aspen's early 1890's design era. These commercial buildings are small scale, two story structures, that are more modest than the Webber, Brand, or Collins Blocks. They embody distinguishing characteristics of their time, and previous alterations have been generally compatible. D. Architectural importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: Our records do not indicate an architect was involved in the design or construction of these commercial buildings. However, through later association with Wright- schooled architect Fritz Benedict and Bauhaus designer Herbert Bayer, the HPC and P&Z may find this standard has been met. E. Neighborhood character: The structure or site is a significant component of an historically significant 2 - .........: :I'l.+ : I'l-* '/ P .... *." */I !.. 14.. r...4 I. 'â€ž-)4.'~1 I :- I . - ... 1... ....t. I., ..... ..." .t, , .. neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The significance of these two buildings to the integrity of the Commercial Core Historic District cannot be underestimated. They are classic in form, pedestrian in f nature, and belong to Aspen as a signature of our commercial heritage and unique character. We find that this standard has been met. f 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: Aspen's historic commercial storefront buildings are the trademark of our downtown historic district. These buildings anchor a corner of the Commercial Core Historic District closest to the gondola and mountain base, and clearly illustrate Aspen's heritage through architecture. We find that their preservation is critical to the preservation of our character as a resort community. We find this standard has been met. Conclusion: The Planning Office finds that all Landmark Designation Standards have been met. RECOMMENDATION: The Planning Office recommends that the P&Z recommend Landmark Designation for 529 E. Cooper and 531 E. Cooper, finding that all Designation Standards have been met. memo.pz.529.531ec.ld 3 1 A. + 2.9 +1 * 94#1 -'*c' Â·Â· :IN' '. .., . $ 1, .0..r N . 1 LAND USE APPLICATION i I. Introduction. The Applicant, Stein Eriksen, is the record owner of two buildings located in the City of Aspen, the first of which is legally described as the East 29 feet 8 3/4" of Lot I, Block 96, City and Townsite of Aspen (the "LaFave Building") and the second of which is legally described as the East 5 feet of Lot G, all of Lot H and the West 3 1/4" of Lot I, Block 96, City and Townsite of Aspen (the "Bowman Building"). The Applicant hereby applies for a historic landmark designation for both buildings pursuant to Article 7, Division 7 of the Land Use Regulations of the City of Aspen (the "Code"). II. Background. The buildings are located in the Commercial Code historic overlay district of downtown Aspen, but never received individual historic landmark status. They were both identified as "excellent" structures in the 1986 update of the 1980 Inventory of Historic Sites and Structures prepared by the Aspen/Pitkin Planning Office (in fact, the LaFave Building is featured on the front of the Aspen Area Comprehensive Plan: Historic Preservation Element, which contains the Inventory). The Applicant wishes to have these buildings designated in order to protect the structures and to secure access to the incentives available to these properties for their maintenance. The LaFave Building is listed on the National Register of Historic Places. National Register properties receive their designation from the United States Department of the Interior after having been documented and evaluated according to the Department's uniform and strict standards. III. Conformity With Code. Section 7-702 of the Code provides that a structure may be designated as an historic landmark if it meets one or more of the standards set forth in the Section. Both buildings meet several of the standards set forth in Section 7-702. The LaFave Building qualifies as architecturally important because it reflects an architectural style which is traditional Aspen character. The building is typical of the commercial buildings of the mining community of Aspen in the late 19th century. The corner of the building which faces the intersection of Cooper and Hunter Streets contains a typical feature of the era, a triangular pediment which shows the date of construction of the building (1888). i The two story brick building was constructed by Frank LaFave and was primarily used as a restaurant until the 1920's. LaFave ' t 'â€¢ ~~~*,fÂ¥*447~*~~*PM***U- .. was one of Aspen's pioneers who built several buildings between 1885 and 1889. In the 1950's, Fritz Benedict bought the building and made the corner restaurant space into his architectural office. He sold the building to Herbert Bayer in 1955, the creative architect who, with Walter Paepcke, helped develop Aspen into a t resort. The Applicant purchased the building from Mr. Bayer. b i The LaFave Building also qualifies as a building which contributes to both the neighborhood and community character in ; that it is a significant component of the commercial core historic - district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. In addition to its dated, triangular pediment noted above, the brick building contains two bay store fronts on Cooper, kickplates and clerestories. The building has a primary cornice with large sawn brackets and a secondary cornice with small brackets over the display windows above the first floor painted in a contrasting color from the rest of the building. The second story windows are typical of the era in that they are tall, narrow, evenly spaced and have one-over-one wood sashes and stone sills with brick label molds at the top. A recent renovation of the rear of the building removed non-original rear windows and replaced them with windows more in keeping with the character of the building. The Bowman Building actually looks like two separate buildings. Its architectural importance also lies in the fact that it typifies mining-era commercial buildings constructed in the late 1800's. The original wood frame building located on the site burned in 1892. John Bowman, a saloon keeper, purchased the property in 1892 and built the existing building sometime shortly thereafter. Bowman opened his saloon in the Bowman Building in 1893. He also included a museum to display his collection of mineral samples, guns and other western artifacts. After purchasing the building in the 1950's, Herbert Bayer converted the first floor to his artist studio and living quarters. The Applicant bought the property from Mr. Bayer. Like the LaFave Building, the Bowman Building also qualifies as a building which contributes to both the neighborhood and community character in that it is a significant component of the commercial core historic district and preserves the Aspen community Victorian character because of its architectural features common to buildings of its type built during the late 1800's. The eastern portion of the building is the smaller of the commercial storefronts and contains a dentillated cornice at the parapet, and has three narrow, evenly spaced windows on the second floor with stone lintels and sills. The western portion of the building consists of a first floor with 4-bay wood storefront with a simple bracketed cornice between floors and three one-over-one double hung wood windows with hooded crowns. 2 I. I .....r. I I ' . 'll I I. 4 0 t i IV. Conclusion. Because each of the buildings meets at least two of the criteria for historically designated structures in the City of Aspen, both the LaFave Building and the Bowman Building should be granted historic designation status by the City. Such designation would help preserve the integrity of the structures and offer incentives to the Applicant and future owners to maintain them. im-\Cl~â€¢câ€¢~p 3 1 ~ ' r Â».,i 4 *.>194*4Â¥Â¥.10.1 9, -948 ' '' *. '.F . 'tÂ· ..1 : ./.. Â· - -#/9 .... 4 ./ ,Â·,(Ill.......Â·Â·2,4. ... I. -* 1 LfÂ»1'~f H.p; - 64'4 . . . ---Ill.*-/.I- -i. .- ..... - .2- - * ... . , 4 Â·Â·&2~ 4, - I Â· Â·Â·Â·r <C 1-â‚¬* *wu., .1 ; .. ./-. --1 1, 1. 3. A 'l r ' L 4,' 'PX:.7 : E'I,Z .. .t q ''~1~~~~~~2,)14>*Ar *4FtÂ·1,~Â·- ~ r.4*- bÂ·Xy/9 '14 4-Â»-,1, b - Â·-:5,416/4:4,732 1.69396â€¢. . . I - 71 6 F.1 1, r -B.rt - .Or ...2 1 S 41 1 2 4 ill ..12 - - ..4--l 4.4 ..this: ,-1 9 9. 0Â©,r tiff../411"1413 A f~ ~ -34: --_- /7 . - --< .- d fE /e=pre:-_ 1- ** **7 -e-- V :177 te, .4 .. Z - A 3,1. I a, f==>- r... -- -4-4 . . 'r. - -Ir .4.0,-. w Â· --9 1* t... . . ...431.. - I 4. ., 4. *. -: t ta* t - -ptt~~. '.<h- 4 ttll.i=ateÂ»Â»-it =~tmorÂ· ar t,t' -2.*~'-.: -3... 604 Â»tr-lift/'PT:1562.-rs-9....56:egro. -Sittl - -v---tr.ce=z~T,%7,13â€ž-0- 't. --Igi-rlir~~~--=-=*=-6'.---.,_:, I. 29*105" ini CV E-7 -1 :47' prF,11*21,1/tÂ¥'-14 1.-,-fl !49*71 . , t:M *R f 1,3-.4- 4 1/ b 43# [kligy Ilf 61*4,4 a . I.ir.:7rirs'.skr 25 ./.tkiL}.~f~11 1.1,1 f? 1 4 ia. !=L:inz-- 2 :1174$ . Aff: :* rr' j.fr 1-1 1. __ i >i r ' - 44+41 : i r>11,2 . :' .Â£Â£/ 1 -4 I L f E. 6 3 . . 3 4 Â· P .1 - & +414*11 11.- I I I. . Â· y*74:iÂ» ~iâ‚¬2 " - 4 . 0.- 149'M, 1-- 4 . . g Â¥57'V#.0*y I & *r 9 -Se' - . I I 11 7 -.-I I - I - - ...4:14 9 - ./. L.24 I. - 1 -L . $ In . 4% Â· 4 . . 1/1/1,- le- - .- 4. Di - .. 24&1.k - 01.0 0 . ..