MEMORANDUM
TO
Mayor Ireland
FROM
Saza
THRU
Chris Bendon
DATE OF MEMO
February 24
MEETING DATE
March
RE
211 West
Adams
8
process
and
Aspen City Council
Senior Planner
Community Development
Director
2010
2010
Hopkins Avenue Ordinance 48 negotiation
Second Reading of Ordinance 29 Series of
2010
benefits to offer the property
BACKGROUND The
of 211 West
the
oF
COUNCIL
Council is asked to
the information provided to determine
Hopkins Avenue and subsequently to determine what
owner in exchange for landmazk designation
REQUEST
of 211 West
significance
owners
Hopkins
Avenue submitted
a
demolition
permit
triggered the Ordinance 48 review Staff provided the applicant
with an analysis of existing benefits available to landmazk properties to illustrate the
advantage of landmark designation Exhibit B At this time the owners prefer to
proceed with obtaining the demolition permit and aze requesting a 10 year vesting period
The 2009 permit is the 4th demolition permit applied for this property since 2001
on
Feb
use
The
27
2009 which
representative attorney John Kelly of Oates Knezevich
Kelly P
C indicated that the owners aze not interested in changing the
this
time
property at
They are concerned about the uncertainty around historic
preservation regulations for Post World Waz II properties in Aspen and prefer to have a
10
year vesting period for the pending demolition permit
property
s
owner
Gazdenswartz
As part of the 90 day negotiation HPC discussed this issue on November 11 2009 After
an extensive discussion of the property
s merits HPC voted 4 to 0 to recommend that
Council
negotiate for landmazk designation of the property HPC recognized that 211
West Hopkins Avenue is the best example of the Pan Abode style in Aspen and as such
recommended that Council pursue every possible avenue to ensure preservation of this
property
building
more
HPC
unanimously requested
that the
for the first 3 years of the 10 year
time for discussion
three years after
approval
The Trust that
of the
applicant commit to not demolishing the
vesting for the demolition permit to allow
owns
Ordinance
so
this property agrees not to demolish for
long as the current executor is living
211 West
Hopkins
Avenue
Ordinance 48 negotiation
Ordinance
29
Series of 2009
25
2
2010
Page
1 of 6
HPC also
requested that the City
demolition permit to possibly
receive
the
relocate the
condition and agree to
permit is acted upon
commence a new
a
90
few months notice before the
building the
day negotiation period
owners aze
LAND USE
this
REQUESTS AND REVIEW PROCEDURES
s significance warrants negotiations
property
preservation
The criteria for
designation
are
act
owners
on
amenable to this
before the demolition
ColnlCil iS asked t0 deClde whether
with the
owner
property
listed below and staff
s
analysis
for its
follows
eligible for designation on the Aspen Inventory of Historic
Landmark Sites and Structures an individual building site structure or object or a
collection of buildings sites structures or objects must have a demonstrated quality of
significance The significance of properties will be evaluated according to the following
criteria When designating an historic district the majority of the contributing resources
BCriteria To be
030
415
26
in the district must meet the criteria described below
representation of Aspen
s 20a
than
more
Century history
thirty 30 yeazs
part
prior to the year in which the application for designation is being made possesses
sufficient integrity of location setting design materials workmanship and
association and is related to one 1 or more ofthe following
2
A property
or
district is deemed
was
a
An event
b
People whose specific
and
A
is deemed
documented
as a
in
or
contribution to
important
211 West
significant contribution
to
state regional or national
specific contribution is identified
local
that embodies the distinctive chazacteristics of
method of construction
aesthetic achievements of
philosophy
and the
a
or
physical design
type period
STAFF FINDINGS
or
pattern or trend that has made
local state regional or national history
history
c
significant
constructed in whole
that is deemed
Hopkins
the technical
represents
recognized designer craftsman
important
or
a
Avenue is
a
Pan Abode manufactured
a
or
or
design
log
home
built in 1956 for
Clyde Nervell Manufactured log kit homes gained populazity in Post
Waz Aspen because they were cheap quickly constructed buildings that were typically
used as vacation homes and offered through salesmen Manufactured log cabins were
indicative of American
s romanticized image of the Wild West that was fueled by series
like the Lone Ranger 1933
1954 and Davy Crockett 1955 Exhibit C outlines the
Rustic Style and Exhibit D is a timeline to provide national and local context Examples
of Pan Abode homes built in Aspen in the 1950
s and 1960
s are shown below the
photograph below is 211 West Hopkins Avenue
211 West
Hopkins Avenue
Ordinance 48 negotiation
Ordinance
29
Series of 2009
25
2
2010
Page
2 of 6
211 West
Hopkins Avenue
corner of Hopkins
Southwest
Ave
South First St
nue
Ordinance 48 negotiation
Ordinance 29 Series of 2009
25
2
2010
Page
3 of 6
4
r
Staff finds that
designation criteria a and c
are
211
West Hopkins
met
Avenue
the
of
represents
pattern
Aspens early
It visually conveys
skiing development
the simplicity of vacation homes and
modest housing that was desirable in the
1950s as a lifestyle
a
M
After WWII
y
and
through
the
1950s the
middle and upper middle class was quickly
expanding The growing efficiency of the
i
T
industrial
assembly line provided good
paying jobs and affordable products By the
late
f
SOs
automobile
i
that
Americans
enabled
owned
West
an
them to travel
around the country and spend their
vacations
traveled
to
Many
romanticized
icons such
most
the home
family
the
of cultural
the Lone Ranger on the radio between 1933
1954 John Wayne
s many
movies Ansel Adams photography and the legend of Davy Crockett
as
They were traveling and staying in motels on Rte 66 and National Forest visitor cabins
but they were also beginning to buy vacation homes in places like Aspen Not only were
Pan Abodes affordable and easily transported they reflected the romanticized western log
sized version of
cabin and they were simple enough to build with your son it was alife
211 West
Hopkins Avenue
Ordinance 48 negotiation
Ordinance 29 Series of 2009
25
2
2010
Page 4
of 6
populaz toys of the era Lincoln Logs Pan Abodes were a symbol of the
Bunk out in a cabin and
rugged utilitarian do
yourself independence of the west
it
most
of
time
outside
or
spend
your
skiing an adventure away
fishing hiking hunting
one
of the most
from suburban life
The
building efficiency and transportability of the log kits made the building system
Aspen residents and clients such as the Aspen Skiing Company
Numerous on
mountain structures still in place today including restaurants and warming
huts aze Pan Abodes Some Braun huts aze Pan Abode as well Within the City of Aspen
Pan Abodes were constructed as primary homes second homes
rental units lodges and
apartment buildings Aspen
s Pan Abodes of the SOs and 60s in some ways illustrate the
end of construction of modest sized residences particulazly small vacation homes
attractive for both
The Pan Abode company is still in business in Canada and in Washington State however
there are obvious differences between the scale and mass of the 1950s and 60s version and
the Pan Abode
super cabins available today
sized
Aspen since the 1970s
s
To staff
knowledge
few
or no
Pan
Abodes have been built in
Staff finds that Pan Abodes
aze very significant in representing both national and local
culture from the 1950s and 1960s and play an important role in the evolution of Aspen
s
culture and built environment from modest vacation resort to mountain mansions and a
destination for the
wealthy
In Staff s
opinion 211 West Hopkins is our best example of a Pan Abode home in Aspen
setting detailing materials and modest design cleazly represent the rustic style and
the lifestyle of Aspen in the 1950s There appears to be a one story addition at the rear of
the structure The original details and typical window configuration appeaz to be intact
The property received an integrity score of 95 points out of 100 where 75 points is the
threshold for designation of Post World Waz II properties
The
It is
important to note that there are only about fifteen 15 Pan Abode
manufactured log
and
the
of
them have incompatible additions Three 3 of
Aspen
majority
fifteen 15 are designated landmazks and the remaining twelve 12 are unprotected
homes left in
the
STAFF Coxc
usrox
Pan Abode in
Staff and HPC both
identify
this property as the best example of
are not interested in
developing their
however the property owners
property at this time and in turn aze not interested in any available incentives
uncertainty around preservation of Post WW II structures prompted the owners to
for
a
Aspen
The
apply
permit to ensure that the future of the building is in their hands should
change in a way that they do not agree Allowing a 10 year vesting period
demolition
the program
for the demolition
permit takes the pressure off of the property owners to make a decision
about their property now and provides the City time to resolve the preservation of Post
War structures This negotiation unfortunately does not propose landmark designation of
this structure however it does
buy
the
City
more
time to work with the
owners
211 West
Hopkins
Ordinance 48
Ordinance
for future
29
Avenue
negotiation
Series of 2009
25
2
2010
Page
5 of 6
v
preservation
and leaves the door open for another
negotiation
with Council before actual
demolition
STAFF RECOMMENDATION
s
Aspen
Post World War II
Staff finds that this property is vital to telling the story of
history and recommends a 10 year vesting period for the
demolition
permit to allow ample time for Staff to work with the owners to hopefully
agreeable solution that preserves the property for the community and satisfies
the needs of the owners Staff also recommends that the property owner agree to notify
the City 90 days prior to acting on the demolition permit
reach
an
PROPOSED MOTION
reading granting
a
I move to
approve Ordinance
10 year extension for the demolition
29 Series of
permit
2009 on second
ARBK with
2009
0013
conditions
Y MANAGER COMMENTS
C17
EXHIBITS
A Drawings and photographs of 211 West Hopkins Avenue
B Property analysis of landmark benefits for 211 West Hopkins
C Rustic Style Context Paper
D Rustic Style Timeline
E Rustic Style Integrity Score Sheet
srepresentative
F Letter from owner
Avenue
211 West
Hopkins Avenue
negotiation
Ordinance 48
Ordinance 29 Series of 2009
25
2
2010
Page
6 of 6
ORDINANCE 29
Series
of 2009
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TERMINATING ORDINANCE
48
ASPEN COLORADO
SERIES OF 2007 NEGOTIATIONS FOR
LANDMARK DESIGNATION OF 211 W HOPKINS AVENUE LOTS F AND G
BLOCK 53 CITY AND TOWNSITE OF ASPEN COLORADO WITH CONDITIONS
PARCEL ID 2735
003
63
124
WHEREAS Vaughn Capital Partners L
P a Delaware Limited Partnership whose address is
11414 Marple Avenue Hebron Illinois 60034 represented by attorney John Kelly of Oates
Knezevich Gardenswartz
Kelly P
C has applied for a building permit to demolish the house
211
W
located at
Hopkins Avenue Lots F and G Block 53 City and Townsite of Aspen
P
Colorado Under the provisions of Ordinance 48 Series of 2007 Vaughn Capital Partners L
subsequently
consented to
of the
house The
subject
a
ninety day
review and
negotiation period
was
negotiation
of
potential
historic
significance
extended thrice with the s
owner consent and
025 e of the Municipal Code states that the Community
415
WHEREAS Section 26
Development Director shall confer with Che Historic Preservation Commission during a public
meeting regarding the proposed building permit and the nature of the Potential Historic
Resource
The property owner shall be provided notice of this meeting with the Historic
Preservation Commission and
WHEREAS
the property
owner was
notified of the Historic Preservation Commission
meeting
and
WHEREAS Sara Adams performed
landmark designation are met and
an
analysis
of the
building
and found that the criteria for
regular meeting on November 11 2009 the Historic Preservation
Commission considered the application found that the subject property is the best example of the
Pan Abode style in Aspen and approved a motion to recommend Council pursue negotiations for
landmark designation by a vote of 4
0
WHEREAS
at
WHEREAS
the
but
are
their
City
premature without
would deter demolition
WHEREAS
the
City
negotiation for landmark designation may be appropriate
any development plans or proposal from the applicant for incentives that
Council finds that
or
alteration and
Council finds that this Ordinance to terminate
furthers and is necessary for the
promotion
of public health
safety
negotiation
with conditions
and welfare
21
W
Hopkins
Avenue
Ordinance No 29 Series of 2009
Page
1 of 4
NOW THEREFORE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ASPEN COLORADO THAT
Section I Ordinance 48 Series of 2007 Neeotiation
Pursuant to the
Aspen City
1
procedures and standards set forth
hereby grants the following
in Title 26 of the
Aspen Municipal Code
Council
Council
be
ARBK for the demolition of the house to
2009
hereby authorizes Permit 0013
processed for issuance by the City of Aspen Building Department The permit shall be
of 10 years from the effective date of this Ordinance
Howard A Vaughn Jr of Vaughan Capital Partners L
P commits to not demolishing the
house for a three year period from the effective date of this Ordinance The agreement to
available for issuance for
a
not demolish for three years
2
Prior to
issuance
period
only
of Permit
remains valid
as
long
as
ARBK the
2009
0013
Mr
Vaughn
owner
is alive
shall
provide
written
Community Development Director by certified mail Receipt of the
Within the ninety day
commence a new ninety 90 day negotiation period
negotiation period the following shall occur
notification to the
letter shall
a
The
Community Development Director shall offer to meet with the property owner to
discuss the City Historic Preservation Program and development and other benefits
that the property may be eligible to receive upon designation as a Historic Landmark
The applicant will be asked to consider other alternatives to acting on the remodel or
demolition permits and to identify incentives that would deter the demolition Based
on
b
with the owner the
requirements of b and c below
the conversation
waive the
Community Development
Director may
applicant will be asked to meet with the Historic Preservation Commission
during a public meeting to discuss alternatives to remodeling or demolition and the
appropriateness of any incentives that the applicant requests HPC shall make a
recommendation to City Council whether the applicant participates in the meeting or
The
not
c
The
applicant
will be asked to meet with
Council
during a public meeting to
discuss alternatives to remodeling or demolition and the appropriateness of any
incentives that the applicant requests City Council may negotiate directly with the
property owner or may choose to direct the Community Development Director or
other City staff as necessary to negotiate with the property owner to reach a mutually
acceptable agreement for the preservation of the Resource The City Council may
choose to
provide
City
this direction in Executive Session pursuant to State Statute
As
part of the mutually acceptable agreement the City Council shall require that the
property be designated as a Historic Landmark pursuant to the standards and
Municipal Code Council may grant incentives by adopting an
at a public hearing Council may also direct HPC to grant incentives that
their own purview City Council at its sole discretion may choose to
limitation of the
Ordinance
are
within
211 W
Ordinance No
Hopkins Avenue
29 Series of 2009
Page 2 of 4
terminate
negotiations
at any time
upon extension thereof
agreed
City and
the
property
owner
the passage of 90
Upon
days
or
any
mutually
s termination of the negotiation if the
upon Council
have failed to reach a mutually acceptable agreement
or
Permit 0013
ARBKshall be issued
2009
3
ARBK shall
2009
Upon issuance Permit 0013
Building Code in effect at the time of issuance
4
It is
expected that the owner will cooperate
building in lieu of demolition
in
be valid for
good
a
period
consistent with the
faith with any efforts to relocate the
Section 2 Severability
If any section subsection sentence clause phrase or
held invalid or unconstitutional in a court of competent
of this ordinance is for any reason
jurisdiction such portion shall be deemed a
portion
separate distinct and independent provision and shall
portions
not affect the
validity
of the
remaining
thereof
Section 3 Existine Lineation
This ordinance shall not have any effect on existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances amended as herein
provided
and the
same
shall be construed and concluded under such
prior ordinances
Section 4 Public Hearine
h
8
March 2010 in the City Council
Chambers Aspen City Hall Aspen Colorado fifteen 15 days prior to which hearing a public
notice of the same was published in a newspaper of general circulation within the City of Aspen
mailed to property owners within three hundred 300 feet and posted on the property
A
public hearing
on
the ordinance shall be held
on
the
of
INTRODUCED READ AND ORDERED PUBLISHED
Council of the City of Aspen on the 7
h day of December 2009
as
provided by law by
Michael C
the
City
Ireland Mayor
ATTEST
Kathryn Koch City Clerk
signatures
on
the
following page
211 W
Ordinance No
Hopkins
29
Avenue
Series of 2009
Page
3 of 4
FINALLY adopted
passed
and
approved
this
h day
8
of March 20
0
Michael C
Ireland Mayor
ATTEST
Kathryn Koch City Clerk
APPROVED AS TO FORM
John
Worcester City Attorney
211 W
Ordinance No
Hopkins
29
Avenue
Series of 2009
Page
4 of 4
r
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