VI11 a
MEMORANDUM
TO
Mayor Ireland
FROM
Saza
THRU
Chris
DATE OF MEMO
Apri130 2010
MEETING DATE
May 10
RE
211 West
Adams
the
of CoUxc
significance
Hopkins Avenue Ordinance 48 negotiation
Reading of Ordinance 29 Series of
Second
Hopkins
owner
BnCxGROUxn The
of 211 West
Feb
with
27
owners
2009 which
triggered
in
Director
2010
benefits to offer the property
on
Senior Planner
Council is asked to
of 211 West
Council
Aspen City
Bendon Community Development
process
2010
REQUEST
and
provided to determine
and subsequently to determine what
the information
use
Avenue
exchange
for landmazk
Hopkins
designation
Avenue submitted
the Ordinance 48 review
analysis of existing benefits available to
advantage of landmark designation Exhibit B
a
demolition
Staff provided the
permit
applicant
properties to illustrate the
At this time the owners prefer to
with
the
demolition
and
aze
proceed
obtaining
permit
requesting a 10 year vesting period
4s
with conditions The 2009 permit is the
demolition permit applied for this property
an
landmazk
since 2001
The
property
representative attorney
s
owner
Gazdenswartz
property
at
Kelly C
P indicated that the
this time
They aze concerned
preservation regulations
10
yeaz
vesting period
John
Kelly
owners aze
about the
for Post World Waz II properties in
for the
pending
demolition
of
Oates
not interested in
Knezevich
changing
the
uncertainty around historic
Aspen and prefer to have a
permit
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
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 HPC unanimously requested that the applicant commit to not demolishing the
building for the first 3 yeazs of the 10 yeaz vesting for the demolition permit to allow
West
more
time for discussion
211 West
Hopkins Avenue
Ordinance 48 negotiation
Ordinance
29
Series of2009
28
4
2010
Page
1 of 6
The Trust that
the
Ordinance
receive
a
90
so
few months notice before the
relocate the
new
this property agrees not to demolish for three yeazs after approval of
long as the current executor is living HPC also requested that the City
owns
building
the
owners
act
on
the demolition
permit
amenable to this condition and agree to
before the demolition permit is acted upon
owners aze
day negotiation period
to
possibly
commence a
In the event that the property is not demolished after the 10 year vesting the owners
authorize the City to commence a landmark designation review process for the property
Upon
landmakk
the property shall be
designation
eligible for the landmark designation
Code attached as Exhibit A to
benefits listed in Section 26
420 of the current Land Use
the Ordinance
AND USE REQUESTS AND REVIEW PROCEDURES COL1nC11 1S asked t0 deClde Whether
this property
s significance warrants negotiations with the property owner for its
preservation
The criteria for
designation are
listed below and staff s
follows
analysis
BCriteria To be
030
415
26
eligible for designation on the Aspen Inventory of Historic
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
Landmazk Sites and
in the district must meet the criteria described below
s 20
representation of Aspen
Century history was constructed in whole or in part more than thirty 30 yeazs
prior to the yeaz 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
a
or
An event
local
b
c
district is deemed
pattern
state
or
regional
significant
trend that has made
or
national
physical design that
type period or method
A
philosophy that
STAFF FINDINGS
Waz
Aspen
a
significant contribution
211 West
of construction
were
or
national
is identified
represents the technical
recognized designer
important
a
Avenue is
Nervell Manufactured
Clyde
they
because
or
embodies the distinctive characteristics of
is deemed
Hopkins
to
history
People whose specific contribution to local state regional
history is deemed important and the specific contribution
and documented or
aesthetic achievements of
built in 1956 for
as a
cheap quickly
a
log
craftsman
or
a
or
design
Pan Abode manufactured
log home
gained populazity in Post
buildings that were typically
kit homes
constructed
211 West
Hopkins Avenue
negotiation
Ordinance 48
Ordinance 29 Series of 2009
28
4
2010
Page 2
of 6
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
s and 1960
s are shown below the
of Pan Abode homes built in Aspen in the 1950
used
as
vacation homes and offered
photograph
211 West
Hopkins
Avenue
Between
S
d
2
and S
st
St
1st
below is 211 West
Hopkins Avenue
Y
Y
P
ih
T
1
0
3
a
r
R
Staff finds that
designation criteria a and c
West Hopkins Avenue
represents the pattern of Aspen
s early
It
skiing development
visually conveys
the simplicity of vacation homes and
modest housing that was desirable in the
1950s as a lifestyle
are
1
F
I
v
V
h
211
met
After WWII and
the
through
middle and upper middle class
1950s the
quickly
was
growing efficiency of the
assembly line provided good
paying jobs and affordable products By the
expanding
The
industrial
late
SOs
automobile
V
most
that
Americans
enabled
them
owned
to
an
travel
around the country and spend their family
vacations
traveled
the
to
Many
romanticized West the home
icons such
as
the Lone
Ranger on
the radio between 1933
1954
John
of cultural
s
Wayne
many
movies Ansel Adams photography and the legend of Davy Crockett
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
negotiation
Ordinance 48
Ordinance 29 Series of 2009
28
4
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
yourself independence of the west
it
rugged utilitazian do
an adventure away
spend most of your time outside fishing hiking hunting or skiing
one
of the most
from suburban life
The
building efficiency
and
transportability
of the
kits
log
made the
building system
the
Aspen Skiing Company
Aspen
still
in
mountain structures
Numerous on
place today including restaurants and warming
of Aspen
huts aze Pan Abodes Some Braun huts aze Pan Abode as well Within the City
rental units lodges and
Pan Abodes were constructed as primary homes second homes
residents and clients such
attractive for both
as
Pan Abodes of the SOs and 60s in some ways illustrate the
end of construction of modest sized residences particulazly small vacation homes
s
apartment buildings Aspen
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
s knowledge few or no Pan
the Pan Abode super
sized cabins available today To staff
Abodes have been built in
Aspen since the
significant in representing both national and local
s
1960s and play an important role in the evolution of Aspen
Staff finds that Pan Abodes
culture from the 1950s and
1970s
aze
very
culture and built environment from modest vacation resort to mountain mansions and
destination for the
a
wealthy
opinion 211 West Hopkins is our best example of a Pan Abode home in Aspen
The setting detailing materials and modest design cleazly represent the rustic style and
the lifestyle of Aspen in the 1950s There appeazs to be a one story addition at the reaz of
In Staff s
the structure
The
The
received
property
threshold for
original
designation
STAFF CONCLUSION
Pan Abode in
property
an
Aspen
details and
integrity
azound
score
Staff and HPC both
however the
preservation
configuration
points out
II properties
identify
property
aze
window
of 95
of Post World Waz
at this time and in turn
uncertainty
typical
this
owners are
of
100
property
appeaz to be intact
where 75
as
points
example of
developing their
the best
not interested in
not interested in any available incentives
of Post WW II structures
prompted
is the
the
owners
to
The
apply
is in their hands should
that the future of the
a demolition permit to ensure
building
the program change in a way that they do not agree Allowing a 10 yeaz vesting period
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
Waz structures This
unfortunately does not propose landmazk designation of
for
this structure at this
owners
for future
before actual
application
negotiation
time however
it does
provide
the
City
more
time to work with the
leaves the door open for another negotiation with Council
and it authorizes the City to initiate a landmazk designation
preservation
demolition
in the event that the demolition
permit expires
after 10 yeazs
Hopkins Avenue
Ordinance 48 negotiation
211 West
Ordinance 29 Series of 2009
28
4
2010
Page
5 of 6
STAFF RECOMMENDATION
Staff finds that th15 property 1S Vltal t0 telllrig the Story Of
Aspen Post World Waz II history and recommends a 10 year vesting period for the
s
demolition
to
permit
hopefully
reach
with conditions to allow
an
agreeable
and satisfies the needs of the
ample
time for Staff to work with the
solution that preserves the property for the
a
community
owners
I move to approve Ordinance
10 yeaz extension for the demolition
PROPOSED MOTION
reading granting
owners
29
Series of 2009
permit
on
second
ARBK with
2009
0013
conditions
CITY MANAGER COMMENTS
EXHIBITS
A Drawings and photographs of 211
West
Hopkins
Avenue
of landmazk benefits for 211 West
B Property analysis
C Rustic Style Context Paper
D Rustic Style Timeline
E Rustic Style Integrity Score Sheet
s representative
F Letter from owner
Hopkins
Avenue
211 West
Hopkins
Ordinance 48
Ordinance
29
Avenue
negotiation
Series of 2009
28
4
2010
Page
6 of 6
ORDINANCE 29
Series
of 2009
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TERMINATING ORDINANCE
48
LANDMARK DESIGNATION OF 211 W HOPKINS
BLOCK
53
CITY AND TOWNSITE OF
ASPEN COLORADO
SERIES OF 2007 NEGOTIATIONS FOR
ASPEN
AVENUE
LOTS F AND G
COLORADO WITH CONDITIONS
003
63
124
PARCEL ID 2735
WHEREAS Vaughan Capital Partners L
P a Delaware Limited Partnership whose address is
11414 Maple 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
located at 211 W Hopkins Avenue Lots F and G Block 53 City and Townsite of Aspen
P
Colorado Under the provisions of Ordinance 48 Series of 2007 Vaughan Capital Partners L
historic
significance
subsequently consented to a ninety day review and negotiation of potential
s consent and
of the subject house The negotiation period was extended thrice with the owner
025 e of the Municipal Code states that the Community
415
WHEREAS Section 26
Development Director shall confer with the Historic Preservation Commission during a public
meeting regarding the proposed building permit and the nature of the Potential Historic
The property owner shall be provided notice of this meeting with the Historic
Resource
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
WHEREAS
at
their
application
Aspen and approved
0
designation by a vote of 4
Pan Abode
style
analysis
regular meeting
Commission considered the
landmark
an
in
on
of the
and found that the criteria for
11 2009 the Historic Preservation
subject property is the best example of the
November
found that the
a
building
motion to recommend Council pursue
negotiations
for
negotiation for landmark designation may be appropriate
but are premature without any development plans or proposal from the applicant for incentives that
would deter demolition or alteration and
WHEREAS
the
City
WHEREAS
the
City
Council finds that
Council finds that this Ordinance to terminate
furthers and is necessary for the
promotion of public health safety
negotiation
with conditions
and welfare
Hopkins Avenue
29 Series of 2009
Page 1 of 4
211 W
Ordinance No
NOW THEREFORE BE IT ORDAINED
ASPEN COLORADO THAT
BY THE CITY COUNCIL OF THE CITY OF
Section 1 Ordinance 48 Series of 2007 Negotiation
the
Pursuant to the procedures and standards set forth in Title 26 of
Aspen City
1
Council hereby grants the
Aspen Municipal Code
following
of the
demolition
house
ARBK for
2009
hereby authorizes Permit 0013
shall be
The
of
permit
be processed for issuance by the City
Aspen Building Department
of
this
Ordinance
available for issuance for a period of 10 years from the effective date
P commits to not demolishing
Howazd A Vaughan Jr of Vaughan Capital Partners L
The
of this Ordinance
the house for a three yeaz period from the effective date
remains valid as long as Mr Vaughan is
agreement to not demolish for three yeazs only
the
Council
to
alive
2
Prior to
of Permit
issuance
ARBK the
2009
0013
owner
Community Development Director by
letter shall commence a new ninety 90 day negotiation period
negotiation period the following shall occur
Within
written
Receipt of the
the ninety day
with the property owner to
Community Development Director shall offer to meet
and other benefits
discuss the City Historic Preservation Program and development
Landmark
that the property may be eligible to receive upon designation as a Historic
remodel or
on
the
The applicant will be asked to consider other alternatives to acting
demolition Based
demolition permits and to identify incentives that would deter the
Director may
on the conversation with the owner the Community Development
The
waive the
b
provide
certified mail
notification to the
a
shall
of b and c below
requirements
will be asked to meet with the Historic Preservation Commission
or demolition and the
during a public meeting to discuss alternatives to remodeling
HPC shall make a
appropriateness of any incentives that the applicant requests
or
recommendation to City Council whether the applicant participates in the meeting
The
applicant
not
c
The
applicant
will be asked to meet with
discuss alternatives to
other
owner or
City
staff
as
or
Council
public meeting to
appropriateness of any
during
demolition and the
a
Council may negotiate directly with the
Director or
may choose to direct the Community Development
owner to reach a mutually
to negotiate with the
applicant requests City
incentives that the
property
remodeling
City
property
necessary
Council may
direction in Executive Session pursuant to State Statute As
the City Council shall require that the
part of the mutually acceptable agreement
standazds and
be designated as a Historic Landmark pursuant to the
acceptable agreement
choose to provide this
property
for the
preservation
of the Resource
The
City
Municipal Code Council may grant incentives by adopting an
incentives that
public hearing Council may also direct HPC to grant
limitation of the
Ordinance at
a
Hopkins Avenue
29 Series of 2009
Page 2 of 4
211 W
Ordinance No
aze
within their
own
negotiations
at any
agreed upon extension
City and the property
thereof
terminate
City Council
time Upon the
purview
owner
sole discretion may choose to
passage of 90 days or any mutually
at its
s termination of the negotiation if the
upon Council
have failed to reach a mutually acceptable agreement
or
Permit 0013
ARBKshall be issued
2009
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 in
be valid for
good
consistent with the
faith with any efforts to relocate the
0013 the City
ARBK
2009
landmark designation process for the subject property
Upon expiration
Upon
period
in lieu of demolition
building
6
a
landmark
of Permit
420 of the
26
and attached
Aspen
as
Land
commence
the
subject property pursuant to Section 1 Number 5
be eligible for the landmark benefits and incentives Section
Use Code in place at the time of recordation of this Ordinance
designation
above the property shall
is authorized to
of the
Exhibit A
Section 2 Severability
If any section subsection sentence clause phrase or portion of this ordinance is for any reason
held invalid or unconstitutional in a court of competent jurisdiction such portion shall be deemed a
distinct and independent provision and shall not affect the validity of the remaining
separate
portions
thereof
Section 3 Existing Litigation
This ordinance shall not have any effect
existing litigation
pending under or by virtue
on
and shall not operate as an abatement
of the ordinances amended as herein
of any action or proceeding now
such
provided and the same shall be construed and concluded under
prior
ordinances
Section 4 Public Hearing
h of March 2010 continued to the 22nd of
public hearing on the ordinance shall be held on the 8
h of May in the City Council Chambers Aspen City Hall Aspen
March and finally the 10
was
published in a
Colorado fifteen 15 days prior to which hearing a public notice of the same
of Aspen mailed to property owners within three
newspaper of general circulation within the City
hundred 300 feet and posted on the property
A
INTRODUCED READ AND ORDERED PUBLISHED
h day of December 2009
Council of the City of Aspen on the 7
signatures
on
the
as
provided by law by
the
City
following page
Hopkins Avenue
29 Series of 2009
Page 3 of 4
211 W
Ordinance No
Michael C
Ireland Mayor
ATTEST
Kathryn Koch City Clerk
FINALLY adopted passed
and
10 day of May 2010
approved this h
Michael C
Ireland Mayor
ATTEST
Kathryn Koch City
Clerk
APPROVED AS TO FORM
John Worcester
City Attorney
Attachment Exhibit A
211 W
Hopkins
Avenue
Ordinance No 29 Series of 2009
Page 4 of 4
Chapter
Y
420
26
BENEFITS FOR PROPERTIES LISTED ON THE ASPEN INVENTORY OF
HISTORIC LANDMARK SITES AND STRUCTURES
Sections
010
420
26
Purpose
020
420
26
Benefits
and intent
010
420
26
Purpose
and intent
A Benefits to encourage good historic preservation practices by the owners of historic
s historic preservation program Historic
properties is an important aspect of Aspen
asset and their continued protection is the basic
resources aze a valuable community
premise supporting
the creation of
unlike any other in the
B
innovative
package
of
preservation
tools that
aze
country
response to tight historic preservation controls that
1972 The Community Development Department and
Historic Preservation Commission HPC aze dedicated to assisting property owners in
s preservation benefits aze in
Aspen
have been legislated by the city since
renovating
C
an
and
maintaining
Aspen is unique
anywhere else in
economically
their
Its historic
property
resources
and
spirit
of
community
the world It is this basic character that has
vital and cherished
D The purpose of this
potentially available
chapter
to
helped
duplicated
make the
city
both
by many
is to set forth in
owners
have not been
of
properties
location all of the benefits that
one
listed
on
s Inventory
Aspen
are
of Historic
Landmazk Sites and Structures
E
All
be
properties listed on the Aspen Inventory of Historic Landmazk Sites and Structures may
be
eligible for the following benefits Applications for the awazd of the benefits may
Community Development Department and specific policies and
procedures for each benefit will be established by the Historic Preservation Commission
2002
1 part 2002
Ord No 2
obtained
020
420
26
from
Benefits
Financial
A
1
the
benefits
may approve a zero interest loan in an amount up
100 of the Land Use
415
to 25
000 for any property that is in violation of section 26
Code Demolition by Neglect To be eligible for this benefit a property owner shall
time loans shall be repaid at the time of
show evidence of financial need These one
Rehabilitation loan fund
title or
of
transfer
by
City Council
the end often
10
years whichever
comes
first
T
City
of Aspen Land Use Code
August 2007
Part 400 Page 59
2
Conservation easement program The city may accept a Conservation Easement from
of the allowed squaze footage on their
a
property owner who wishes to forgo any
deed restriction shall be filed on the
property in exchange for a federal tax deduction A
floor
site to show that future development is limited The five hundred 500 squaze foot
Code
cannot
be
donated
in section 26
azea bonus
E of the Land Use
120
415
provided
as a
3
conservation easement
in the Asset
owned building rehabilitation fund The city shall give priority
City
rehabilitate
Management Plan to budgeting the funds necessary to adequately maintain
or restore city
owned designated properties
Developmental beneftts
B
1
following variances may be approved if it is shown that
has no negative impact on the chazacter
they aze part of a proposed development which
district
defming features of the designated property or historic
Dimensional variances The
and front
yard setbacks
required
distance between
a
Side
b
Minimum
c
Maximum floor
d
Variance to exceed the allowed site coverage
e
Parking
reaz
azea may
buildings
be exceeded up to five hundred
by
500 squaze feet
up to five
lieu fees
in
waivers and waivers of cash
site pazking
contain the required number of on
5 percent
pernutted on sites unable to
spaces required by underlying
are
zoning
f
The open space dimensional requirement may be vaned when a historic commercial
meet the standazd
building is relocated on its site resulting in an inability to
Refer to section
2
Increased
allowed
BC
120
415
26
density
on a
following
Two detached
and
districts
further information
single family dwelling
smaller sized lot than is
zone
E for
required
for
15A RMF
6 R
R
15 R
a
units
or a
may be
property in the
duplex
nondesignated
Chapter
O Refer to
710 for
26
further information
3
000
designated pazcel is at least six thousand 6
three
than
neither
of
which
is
smaller
two
subdivision
into
pazcels
square feet in size
three 3
thousand 3
000 squaze feet in size for the purpose of creating up to
Historic landmazk lot
residential
15A
City of Aspen
a
6R
R
15
units may be allowed in the following zone districts
Refer to section 26
Afor further information
120
415
Land Use Code
FO
When
dwelling
M
RMF
vary ann rasa
split
August
2007
I
R
4
4
for development
Waiver of fees Waiver of Park Dedication Fees may be granted
listed on the Aspen Inventory of Historic Sites and Structures
on
properties
5
Conditional
uses
Certain land
designated properties Refer
6
from the Growth
Exemption
a
b
c
to
uses may
Chapter
be
of
designated properties
net
zone
only
for
requires
no
district
shall
leasable square footage
only
be
impacts
When
development
is
housing
that must be
provided
reduced
by
required
1 percent
one
given
Management Quota System
when net leasable and floor azea is increased
a
a
710 for further information
26
Change with no expansion of
use
in
affordable housing impact mitigation
Expansions
permitted in
to
mitigate growth
for affordable housing the amount of
lieu payment may be
in
through acash
mitigate
to
on
required
site
for every
or
one
1 percent
the
project
is under the
from
competition
for Growth
Management
maximum allowed floor azea
d
Designated properties
shall be
exempt
Quota System Allocations
e
cash in lieu fees shall not be required on
2002
where a Historic Landmazk Lot Split is approved after Mazch 31
Accessory Dwelling
Refer to
Units
470 for
Chapter 26
or
properties
further information
Technical Assistance
C
1
shall assist property owners in participating
of
credit
programs by helping with the preparation
in state and federal rehabilitation tax
in
the necessary reviews to assist
obtaining
application materials undertaking
Tax
Credit
Income
Rehabilitation
may be
certification A twenty 20 percent State
combined
with
a twenty 20
available for
properties and may be
Tax credit
applications City Planning Staff
locally designated
available for income
percent Federal Income Tax Credit which is
listed on the National Register of Historic Places
2
Community
in
initiated
privately
public
that demonstrate
3
Building
The
good historic preservation practices
Building Code UBC provides for flexibility in its
has adopted the
historic structures In addition to the UBC the city
in
for Building Conservation UCBC to assist owners in making repairs
codes The Uniform
application
to
Uniform Code
a manner
city will consider opportunities to be involved
rehabilitation efforts building expansion or infill projects
development
funded
producing properties
that minirnizes intrusion into the historic structure
City
of Aspen Land Use Code
A
st
Part 400 Page 61
4
D
Community Development Department shall provide periodic
workshops for contractors on proper preservation techniques using grants or other
sources of funding
Contractor
training
The
Promotional efforts
1
Through grants or other sources of funding the city may
facilitate collaborative partnerships among tourist industry sectors historic property
owners and cultural heritage attractions to create a mazketing strategy and mazketing
products to amact visitors interested in the distinctive historic chazacter of Aspen
2
Preservation honor awazds The
Cultural
heritage
annual awards to
3
tourism
Aspen Historic Preservation Commission shall present
recognize exemplary historic preservation efforts in the city
Through grants or other sources of funding the city shall provide a
historic mazker of a standazd design for any owner of a designated historic property who
desires a mazker to install on their building The city may also develop a mazker or
2002
1 part
signage program to recognize designated historic districts Ord No 2
2002
Historic mazkers
City of Aspen
Land Use Code
Part 400 Paee 62
August
2007
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N
S 20TH CENTURY ARCHITECTURE
ASPEN
RUSTIC STYLE BUILDINGS
The Rustic
not
within
of architecture
was
symbolic
of
early 20 century
attitudes that embraced
hardy outdoor life of American pioneers in the western United
but also to an extent the larger dream of Manifest Destiny There was embedded
the style a desire to live up to the spirit of adventure and rugged determinism of those
only
States
Style
the
mythology
of the
who had ventured West
Though heavily steeped
in western
the Rustic
legend
s
Style
roots
actually lay
in the
built
and in the vacation homes of the Adirondack Mountains which
s As early as 1916 however with the founding of the National Park Service
in the late 1800
s belief that buildings should blend in with their
the style became a cornerstone of the NPS
3
2
natural surroundings and that natural settings could influence architecture The majority of
in the Parks throughout the
entryways information centers and guest lodges that were built
constructed in what
country in the first decades of the 20 century were log and stone buildings
Rustic style
The high point in the
came to be known as the National Parks Service
were
simple pioneer cabin
development of this rustic design ethic occurred in the late twenties
nation during the work
relief programs of the Depression
4
and
hand with the
in
Hand
Parks Service
was
spread throughout
growth
of the National
development
the
Mountain
throughout the Rocky
Style buildings which ranged
the
of resort
areas
and Rustic
States
in size from
small
in
lodges
Colorado starting in 1905 Early examples of the
buildings can be found in burgeoning tourism and
cabins to substantial
Crand Lake Lodge built in 1925
were
constructed
vacation spots such as Grand Lake Thomasville
Rustic
and
Estes
Parks
Woodland
style
in
an early 20
movement
century
represented
American
romantic
architecture
It
architecture that
picturesque
was
recalled
the
American
6
past
In
Aspen Colorado
and residences
lodges
s though
1930
have
Sumers Lodge
a
vacation home in Glenwood
Springs built in 193
G
cabins used
Style
to be built in
began
industry
the tourism
was
as
the
still in its
infancy The Waterman Cabins built in 1937 and
once located at the corner of 7 and Hallam Streets
e
s
Rustic
since
been
demolished
but
were
one
of
The
first group of small tourist cottages
from
and
Swiss Chalets now L
Auberge
suffering
s
Aspen
Carley Rachel Cabin Fever Rustic Sryle Comes Home
Rocky Mountain National Park Home Page Historic Buildings
Kaiser Harvey H Landmarks in the Landscape 17
Harrison Laura Soulliere Architecture in the Parks National Historic Landmark Theme Study
Colorado Historical Society Home Page
Columbia River Gorge
Throop E Gail Rustic Architecture Period Design in the
1
W Main
they are indeed in the rustic style are located at 435
with a nod to the
Street and were built during roughly the same period Prescient and perhaps
s growing influence in American society a motor court configuration at the Chalets
automobile
allowed guests to drive right up to the individual units Single family residences in Aspen
employed the Rustic Style as well
the chalet misnomer
as
s
Swiss Chalets 435 W Main Street built circa
300 W Main Street residence built in
19 c
J 944
Also in the s
1930 a WPA sponsored structure that was used as
was
constructed at the present location of the town fire
a bell tower
station on East Hopkins Avenue It fell under the supervision of
the National Park Service who managed the WPA program and the
s architectural
The Park Service
design of all its projects
philosophy
was
summarized at the time in
a
volume entitled Park
and Recreation Structures
which stated that
style which through the
use
of native materials in proper scale and through the
avoidance of rigid straight lines and oversophistication
gives the feeling of having been executed by pioneer
craftsmen with limited hand tools It thus achieves sympathy
with natural surroundings and with the past
Successfully handled rustic
YJ
FM
t
R
y
r
WPA Bell tower boil in the
is
a
sand shown here after
1930
its relocation to
Park in 1954
Paepcke
It
was
reconstructed in 1990
After the Second World War
particular
looking
to the
the result of
the American past
away from foreign battlefields
was
Inwards and
a
The
past and in
nation turning
romance
and
s lifestyle was
heightened idealization of the West and the appeal of the rugged individualist
evidenced by the popularity of television shows like The Lone Ranger and Davy Crockett
and further
of the
by
the
McCarthy
Era
acculturized the West
s
Lincoln
many of which were produced as a result
effect on post
war Hollywood productions The American public
s toys like
ideals and the Rustic Style even found its way into children
proliferation
of Western movies
Logs
Harrison 8
2
s The unparalleled growth and
The American landscape was transformed in the 1940
boom that
prosperity of the United States spurred on in part by the GI Bill and the baby
and a
with
it
comfort
sbrought
success
and didn
t slow down until the late 1960
began
blossoming
middle class
increased leisure time and
enjoying greater financial
looking for adventure They looked
Americans
they
were
were
freedom
along
with
West
country highway systems and a young
Falling gasoline prices the construction of cross
war economic climate gave greater
by of the post
flourishing automotive industry products
and
numbers of people the means to travel
previously inaccessible places were more easily
g Vacationing and tourism became the hallmark of the American lifestyle and the
reached
West held
a
particular
interest for
a
with newfound freedom
people
and the desire for
9
place
the home of the last best
related facilities began to increase in
Vacation homes hunting lodges dude ranches and tourist
for the frontier
number after the
many built in the Rustic Style which was perfect
Americans the West is their
To
adventure
refuge
War
10
spirit
of the
American tourist
new
the ideal destination for the new American tourist Purple mountains majesty
had a growing reputation as a ski town a sport that was gaining increasing
s and early 1950
s
And as people ventured out west to vacation in the late 1940
Aspen was
aside it
popularity
they were looking
for what
sought before them the spirit of adventure romance
Aspen offered even then was so much more It became an
so many
ruggedness Yet what
archetype for the beginning
and
had
of tourism in the
World
post
War II American
West
The
year resort town that offered good
round
s uniqueness as
12 only added to the town
opportunities for combining work play and culture
wide growth of tourism combined with the
a post
war consumer culture and the nation
club or live
beginning of the ski industry meant that people no longer had to belong to an elite
effort to create
in
a
a
cultural and artistic haven and
mountain town in order to
13
ski
Style buildings continued to be
constructed in town during this period
including Deep Powder Lodge circa late
s at 410 S Aspen
early 1950
s
1940
and
The
Hickory House initially
Street
christened The Silver Chicken at 735 W
Rustic
Main Street which
was
built in 1950
At
the time it was one of the few restaurants
operating in town and the original sign
located
on
the west side of the
building
reads restaurant and is lettered to look
like logs harmonizing the theme of the
Structure
down
t0
the
last
rustic
it
detail
Deep Powder Lodge 410 S Aspen Street built
c
InJe 194O
aYh 95
c
s
9
Century American West 202
Rothman Hal K Devil
sBargains Tourism in the Twentieth
Rothman 14
10
Carley
Rothman
Rothman
is
207
213
Creation through Recreation Aspen Skiing from 1870
Gilbert Anne M Re
3
to
1970 46
circa
There
during the period these buildings were constructed
Small cabins could be erected during a
materials were readily available locally
tourist
seeking the Western adventure
readying them for the new American
shortage
was no
and the
summer
of young male labor
time residents in Aspen increased by 1000 and
Between 1940 and 1959 the number of full
14 As Aspen
s
time residents joined the year
round crowd
by 1959 at least 200 part
larger more influential and wealthy group of second homeowners
s brightest stars the city began to transform itself into a
including some of Hollywood
premiere year round resort and many people chose to move to or build vacation homes in
1 For some a second home built in the Rustic Style was a natural choice and things
Aspen
amenities
were
began
moving
A
to attract a
fast
gala opening
1947 and
tax title
of the lifts and
people poured
was
reopening
in from all
over
of the Jerome
was
the country A boom
gone at the court house If you wanted
a
lot
held in
was
or a house
January
on and every
in
Aspen
step around to the county commissioners and make an
hundred dollars or so on some abandoned property You went to a swank
could
no
you
offer of
longer
a
new
paid through the teeth several thousand dollars Aspen had
been bought up in a twinkling and by a strange assortment of people artists
writers and movie actors who wanted to get away from city life wealthy
westerners who wanted a
sportsmen who wanted a fishing and hunting lodge mid
summer mountain cottage eastern couples who wanted to try their hand at
ranching and ski cranks who wanted to start a business any sort of business to
be close to Aspen
s slopes
16
real estate office and
part as demand and mechanization quickly
began to replace the handmade in many aspects of
American life log cabin kits that could be ordered by
catalog delivered by train or truck and then
In
assembled
another
on
site
version
gained
in
of mail
popularity
order
The kits
houses that
were
were
popular during the depression era largely due to their
affordability Following the lead of Sears Roebuck
Co and Montgomery Ward who sold hundreds of
thousands of homes during the Depression other
companies began selling different styles of kit houses
211 West Hopkins Street a Pan abode built in
including Pan Abode established in 1952 a
19t
that
in
cabins
After
manufacturer
specialized
log
made kit log structures
1950 Rustic Style buildings in Aspen were more commonly machine
Materials in
American
West
but
still
reflected
the
same
than hand
iconography
built
they
visual
details of
these later buildings simulated log construction and referenced the particular
the original log structures
Examples of kit log structures built as second homes during this
to
period are found at 211 W Hopkins and 765 Meadows The kits were also used for quick
of
the
ski
of
whom
could
not
to
fill
the
needs
resort
build housing
workforce many
growing
14
15
1fi
Rothman 223
Gilbert 72
Bancroft Carolyn Famous Aspen
4
for traditional mortgages due to the part time nature of their jobs and therefore relied
affordable construction methods
qualify
on
Eligibility
Considerations
There
the
significance
construction
battered
features that
specific physical
aze
a
stone
walls
foundation
To be
small
must possess in order for it to reflect
chazacteristics of the Rustic Style are log
property
of the historic context
Typical
paned windows overhanging roof
chimney
stone
for historic
of Rustic
eligible
designation Aspen
s examples
distinctive
characteristics
following
and
Style
azchitecture should have the
Hand built structures that
stone may be
log
are
constructed out of locally available
incorporated
at the
base
or
in the form of a
fireplace
examples
logs
The buildings aze usually single story with aloes
pitched gable
log
chimney
roof
construction with
dressed and flattened for
irregularities between
details
and
include machine cut
Later
True
materials usually
overlapping log ends coped and stacked Logs may be
stacking or may be in rough form Chinking infills the
the
logs
either way
Machine made
buildings
mimic these
though without the
Window
openings
aze
chinking
spaze and usually horizontally proportioned
wood trim is used
to finish out the window
openings
Building plans
simple rectangular forms with smaller additive elements
The roof springs from the log wall and gable ends are often infilled with standazd
framing This may be a small triangle or a second level of living space
aze
The
made materials and the details stem
emphasis is on hand
materials otherwise the detail and decoration is minimal
Though Pan Abode structures
challenge in determining the end
accommodations and facilities that
evidence themselves in
Aspen
the small vacation cabin
were
aze
still
being
manufactured
date for the Rustic
were
in the
came to an
from the
today which
Style period changes
use
of the
poses
a
greater
in the type of
desired for both tourists and homeowners began to
s As land became more valuable the era
eazly 1970
built homes were far more common
end and custom
of
as
condominiums
Management plan a reaction to the magnitude of change and
development that the town was experiencing recognized the need to preserve the quality of life
that many felt Aspen was losing due to its popularity
Second homes began displacing
and
in
the
controversial
ordinance in order to stem the
fact
City passed a
permanent residents
loss of resident
occupied housing Concurrently modest lodges were being replaced with
end accomodations
higher
s
Aspen
1973
These trends
Growth
were
Community Plants
it
noted
was
1e
city
in
1986 when according
The
the
1993
Aspen Area
significantly increased
second homes was particularly lazge compared to traditional
shifts in Aspen
s development pattern suggest that it would be
to
found that the number of second homes had
and that the size of these
residences in the
again
Colorado Historical Society Home Page Guide to Colorado Architecture
Aspen Area CommuniTy Plan 1993
5
appropriate
period of historic significance which is a term used to
the style gained azchitectural historical or geographical
to establish the end of the
define the time span during which
importance for simple small scale Rustic
Style buildings as roughly 1970 With regard to Pan
Abode structures of which there is a relatively lazge collection remaining in town a finding of
historic significance must go beyond the basic characteristics of the building as an example of a
kit
house
and demonstrate
a
specific structure and the local story
ski industry related housing lodging or facilities
connection between
vacation home construction and
a
of
Deep Powder Lodge
The Castle Creek Waterman
Cabins Cabins
Sunset
Cabins
once
located
near
once
located
h and Main Streets
7
at
7 and Hallam Streets
Bibliography
Aspen
Area Community
Famous
Bancroft Cazolyn
Carley
Plan 1993 Aspen Colorado
Cabin
Rachel
Aspen
Fever
Rustic
Style
comes
Home
September
1998
history
com
uniauerustigue
www
Colorado Historical
Society
Home
Page
Guide to Colorado
Architecture
coloraohistorv
www
ornJeuides
oahp
Directory
of Colorado State
Register Properties www
publications
org
oahp
coloradohistorv
Creation through Recreation Aspen Skiing
Gilbert Anne M Re
Historical
Aspen
Society Aspen Colorado
from 1870 to
1970
Harrison Laura Soulliere Architecture in the Pazks A National Historic Landmark
Studv National Pazk Service Department ofthe Interior November 1986
harrison
online books
historv
QOV
nps
cr
www
http
Kaiser Harvey H Landmazks in
the
Landscape
California Chronicle
Books
1995
Theme
1997
Park Home Page Historic Buildings
nps pov
www
http
html
historic
storv
hi
resoutces
romo
Rocky
Mountain National
Rothman
Hal
Kansas
Throop
E
Bazgains Tourism
University of Kansas Press 1998
K
Gail
CRM Volume
s
Devil
Rustic Architecture
18
Number
Period
in the Twentieth
Century American
Design
in the Columbia River
Gorge
55
1
18
azchive
gov
nps
cr
crm
http
p
4
df
8
West
1995
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Exhibit E
Rustic
Style Integrity
Assessment
INTEGRITY ASSESSMENT RUSTIC
Integrity
is the
abildty of aproperty
to
convey its
signifrcance
LOCATION Location is the place where the hdstordc
property
the place where the historic event occurred
was
constructed
or
5 The structure is in its
original
location
3 The structure has been moved within
the
the
original alignment
and
proximity
0 The structure has been moved to
site
TOTAL POINTS
DESIGN
Desrgn
maximum
site but still maintains
location that is dissimilar to its
of 5
is the combination
space structure and
a
original
to the street
5
original
points
of elements
that create the form
style of a property
plan
BUILDING FORM
0 The
original plan form
based
on
intact
6 The
plan form
guidelines
has been
0 Alterations and
or
altered
additions
authenticating documentation
is still
but the addition would meet the
to the
building are
such that the
design
original
form
of the structure is obscured
Staff response 6 A small one
story addition appears to have been added at
the rear in the Pan Abode style
ROOF FORM
10 The
original roof form is unaltered
6 Additions have been made that alter roof Form that would
current
meet
the
design guidelines
0 Alterations
to
the roof have been made that obscure its
Staff response
l0the
gable roof form
is
original
form
unchanged
SCALE
5 The
original
0
scale and
proportions of the building are intact
building
expanded but the scale of the original portion is
intact and the addition would meet the
design guidelines
The scale of the building has been
negatively affected by additions or
3 The
alterations
has been
Exhibit E
Rustic
Staff Response 4
remains
largely
an
addition is located
at
the
rear
Style Integrity
of the
building
Assessment
but the scale
unaffected
DOORS AND WINDOWS
The original door and window pattern are intact
0
8 Some of the doors and windows are new but the original
openings
are
intact
4
More than 50 of the doors
or
windows have been added and
or the
sizes have been altered
0
Staff
original opening
Most of the original
Response
door and window
openings
10 the door and window pattern and
difficult to tell if the units
were
have been altered
openings
are
intact
but it is
replaced
DEFINING FF
CHARACTER
SPARF UALITY OF THE
ATURES
DESIGN
The form and features that define the Rustic style are intact there is an
10
overall sense of simplicity Window and door openings and decorative
features are spare
5
There
0
There have been
are
minor alterations
to
the form and features that define the Rustic
style
Rustic
alterations to the form and features that define the
major
style
Staff Response 10 the form and features
TOTAL POINTS
SETTING
Setting
The physical
5
originally
maximum
is the
physical
surroundings
style
40
environment
of a historic property
was
constructed
physical surroundings
to
and
the
physical surroundings
detract f
om the historic character of the
TOTAL POINTS
walkway
of 45
consistent with the Rustic
similar to that found when the structure
are
There are minor modifications
3
0 The
are
maximum of 5
setbacks is unchanged
MATERIALS Materials
the
5
The
building
setting including
physical elements that were combined ar
deposited during aparticular period of7ime and in a particular pattern or
confguration to form a historic property
are
trees
Exhibit E
Rustic
Style Integrity
Assessment
EXTERIOR SURFACES
The original exterior wall materials
15
decorative trim materials are intact
log
wood
siding
and
and the
stone
10 There have been minor
changes to the
wall materials and the decorative trim
original combination of exterior
materials but the changes have
been made in a manner that conforms with the
design guidelines
There have been major changes to the
5
original combination of exterior
0
wall materials and the decorative trim materials
All exterior materials have been removed or
replaced
Staff Response 15 the exterior materials
appear to be
original
DOORS AND WINDOWS
All or most of the original doors and windows
10
units aze intact
5 Some of the original door and window units have
been
units would meet the design guidelines
Most ofthe original door and window units have
replaced
new
0
that would not meet
Staff
Response
been replaced with units
design guidelines
10 the doors and windows
appear to be original
TOTAL POINTS maximum of
25
WORKMANSHIP
particular
but the
culture
or
Workmanship
25
is the
physical evidence of the crafts ofa
people during uny given period in history or prehistory
DETAILING AND ORNAMENTATION
BUILT CHARACTER OR
HAND
IMITATION OF HAND
BUILT CHARACTER
The original detailing is intact The
15
building is built from locally available
materials and exhibits evidence of handwork or is
attempting to do so if mass
produced
10have been
There
some
alterations of loss of the
handwork character
5
Detailing
is discernible such that it contributes to
stylistic category
0
New
detailing
an
understanding
has been added that confuses the character of the
structure
0 The
original detailing or
of its
original
detailing is gone
Staff Response 15
the original
detailing is
intact
FINISHES
5
COLOR SCHFME
The natural finishes and color scheme
that define the Rustic
intact
style
are
Exhibit E
Rustic
Style Integrity
Assessment
There have been minor alterations to the natural finishes and color scheme
3
that define the Rustic
2
style
There have been substantial alterations to the natural finishes and color
scheme that define the Rustic
Staff
Response
style
5 the finishes and color scheme that defines the Rustic
Style
is
intact
TOTAL POINTS
maximum
of 20
20
95 Total Points
MAXIMUM NUMBER OF POINTS 100
SIGNATION 75 POINTS
MINIMUM THRESHOLD FOR DF
integrity analysis includes a description of the circumstances
that might be found and a point assignment However the reviewer may choose
another number within the point range to more accurately reflect the specific
property
Note Each
area
of the
LAW
GATES KNEZEVICH
OFFICES
OF
GARDENSWARTZ 8v
C
KELLY P
ZONAL CORPORATION
FLOOR ASPEN PLAZA BUILDING
PROFESS
THIRD
533 E HOPKINS AVENUE
ASPEN COLORADO
LEONARD
M
81511
TELEPHONE 1970
GATES
FACSIMILE
RICHARD A KNEZEVICH
TED D GARDENSWARTZ
970
1700
520
1121
920
DAVID B KELLY
MARIA MORROW
com
oJokglaw
RN
OF COUNSEL
JOHN T KELLY
STEPHEN
R
CONNOR
ANNE MARIE McPHEE
VJENDV C FOSTVEDT
SARAH M
GATES
November
5 2009
VIA HAND DELIVERY
Historic Preservation
Commission City
of Aspen
Ms Saza Adams
130 S Galena
Aspen
CO 81611
Re 211 West
Hopkins Vaughan Family
Trust
Dear Saza
represents the 2004 Vaughan Family Trust dated April 21
for
purpose of this letter is request that our client have a ten yeaz vesting period
currently on file with the Building Department
This office
2004
Trust
the demolition
The
permit
negotiated in good faith with the HPC
staff for many years We have actually received four demolition permits including extensions and
have yet to take any steps towards demolition In addition I would point out that our client does not
foreseeable
want to demolish the property at this time for both financial and personal reasons For the
future their current desire is to keep the house as it is In addition the Trust is not in the position to
for
redevelop the property or expend the significant funds necessary to design and gain an approval
plans pursuant to HPC guidelines On the other hand as a Trust the Trustee does not want the property
Initially
locked in to
we
some
would
yet
point
out that the
Vaughan family
has
to be determined historic ordinance
the ten yeaz vesting on the demolition permit has benefits to the City staff wants the
the
structure preserved and gives the owner the ability to enjoy its property without having to resort to
Thank
or
intention
s current desire
you for
unwanted alternative of demolition which is not our client
Granting
your kind consideration in this matter
Very Truly Yours
GATES
KNEZ VICH GARDENSWARTZ
KELLY
C
P
By
John T Kelly
Family
bab
JTK
LMOASST Dad
ClientrVaughn Howard
1TK
Ltr
m Adams 11
5 09
doc
Mecinmsh HD
Trust
Attorney
for the 2004 Vaughan