Carriage House Historic Structure Assessment - Up

FHISTORIC.STATE HISTORICAL FUND #2003-HA-02832011 ILONG HOEFT ARCHITECTS fl:©1DVOCTOBER 2002 UESTES PARK, COLORADOoftheSTANLEY CARRIAGE HOUSESTRUCTURE ASSESSMENT

IIIIINI:UCover Illustration from 1920 Hotel brochure reprint.State Historical Fund #2003-HA-028303-569-2456Georgetown, CO 80444P0. Box 1047921 Rose StreetL-’ LONG HOEFT ARCHITECTSprepared by -7,Lmaine@stanleymuseum.orgfax 970-577-1924tel 970-577-1903Estes Park, CO 80517 Kingfield, ME 04947P0. Box 788 P0. Box 77333 Wonderview Avenue 40 School StreetSTANLEY MUSEUM, INC., OF MAINE AND COLORADOfor theSTANLEY CARRIAGE HOUSEHISTORIC STRUCTURE ASSESSMENT

FCHISTORYGRANT PROPOSALAPPENDIXPRESERVATION PLANRECONSTRUCTION DRAWINGSEXISTING CONDITIONS DRAWINGSASSESSMENTSITE PLANORIGINAL & ALTERED CONDITIONSSUMMARYTABLE OF CONTENTSiva38343219161541

primary buildings of the hotel constructed by 1910: the main hoThe carriage house of the Stanley Hotel of Estes Park is one of four1on the National Register of Historic Placesmotel was abandoned, and the building was gutted. The intent ofbecome motel to his private residence. For financial reasons thisthe hail; an extension was constructed later,possibly in 1 916 at the time rear wings werethe owner of the hotel at the time was to convert the carriage housetered to accommodate twenty-one motel rooms, each with windowand door. The original openings were obliterated. In the 1 970s the• extended behind the hotel buildings. Thecarriage house faces down-slope to the souththe carriage house is a contributing structureIn the 1950s the building was radically alin good condition. Not so the carriage house.have not been significantly changed and arerunning gear. The m:pholstery ahung windows. The carriage house was aThe hotel, manor house, and Stanley hail1985.Rin the Stanley Hotel Historic District placedin 1977, and in the expanded District ofuted for eitpressor baggage There ore teataVulentiric’s Uvetormi Red, (or both body andColor: A rich handsome rcd it mcd, celledthe occupante in inclement weather,neith quick-acting curtains entirely protectingthe leather, nprirsgu and hair are of the namewindabjeld ia fitted and the top is suppliedof fine searoned nih and ii entirufy densount.high quality uteal isa our touring car. A widearranged for cxtremecnmforcovcr hard roada;for twelve, including the driver; they arcable Iro,n the chatait, The neat, ore allmovable to that part of orccall the car nsny bedemountable riLn; extra rim aupplied.of Model 7a.wide.end for other ipecificetione, nec epecificacionaOaderSpecm,feathea: For amplification ofabove40 to o nailet.Engine: 30 hone-power, 43’ i 63’ inchea.Boiler and Deane,’: 26 inche, in diameter.Water Jind: Conteini o gallona;scapecityB,ke,: s6 inches in diameter, a3’inchenhandsome building. Though now defaced,illuminated with regularly-spaced doubleTwelve Paeseuer Thirty Horse PowerSpm-iemg: Full elliptical froilt and rear.side quick detachable tire,; Stanweld No. 6o7tor: 36x5 Goodrich iafcty treed, clincherSPEClFICATIoNS—B&: The body isU’heelu,e:, 36 incIse, ;atonmlard 6-inch tread,Price,$ 2300 fo.hNewonMass.MODEL 825hicles, and other facades of the building wereSTANLEY MOUNTAtN WAGONV light yellow, and wood trim was paintedpainted red, the beveled siding was paintedbuildings, the roofs are ofpitch 7 and 12 andwhite. The south front was marked in fiveof the same stylistic family. Like other hotellike the other original buildings and, thoughbays by paired 4’ x 8’-6” doors for the ve• The first 30’ of the rear wing was built with96’ with a rear wing 27’ wide and 110’ long.The carriage house is a one-story hall 40’ xnot as ornate as the Georgian revival hotel, isSTANLEY MQTO CARP.IAG 00.Loveland. The carriage house is a structure special if not unique, ofvided home and maintenance for the stretched-steamers used in hisbring guests to a resort hotel by limousine. The carriage house prohistoric significance.Stanley was proud of his steamers, and was the first in the nation tobusiness of bringing hotel guests from the rail stations in Lyons andrise of the mountains, the carriage house is sited with equality. Mr.Arrayed in line with the others on a grassy slope against the heroictel, the adjunct manor house, Stanley hail, and the carriage house.SUMMARY

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was made to forgo fundraising in competition with the restorationt) of Stanley Hall, then underway. The project is now back, withplex, the Stanley steamers, and the evolution ofthe inventive Stanleytive use of the building for a museum to interpret the hotel cornplans for t e exterior restoration, and to make plans for t e adapfamily fortunes. This work too was put on hold when the decisionEstes Pk, w[th the Stanley Hotel Hktoric District marked and the carriage house circled. USGS Estes Park quadrangle 1956 phororevised 977.Fund Grant # 2003-HA-028.grants award from the Colorado Historical Society State HistoricalThe work of this assessment is supported by a State Historical Fundsultation by Dave Austin.was provided by Tim McDonough, and structural engineering con0 have provided valuable support for the assessment. Cost estimatingDavis of the Stanley Museum and Steve Lane of Basis Architecture•field work and report completed in this month October 2002. SueMuseum to assess the building for structural condition, to makefl Roth Architects was commissioned in February 1998 by the Stanley

HISTORIC PERIODii1.IIII4From the Stanley Hotel documents collection.The Stanley Hotel the 1910 hotel brochure: four primary buildings including the carriage house, plus the managers house and a dormitory.gatekeeper’s house has been moved up into the complex as well.and women’s dormitories. All of these buildings remain, and thethe manager’s home, the boiler house, laundry building, and men’shouse. Other significant buildings hidden behind the hotel includedThe first burst of construction was complete by 1912 (photo 3).The 1912 photograph exhibits the four main front-line buildings:six of the buildings, including the carriage house (photos 1 and 2).the time, but a promotion piece for the following season 1910 showsthe Stanley hotel, the manor house, Stanley hall, and the carriageunknown how many of the other hotel buildings were completed atThe Stanley Hotel opened to the public on June 22, 1909. It is• &ALTERATIONSORIGINAL CONDITIONS

hail with an original north wing 27’ wide by 30’.tual addition date is not sure in that the date of the73’ addition, probably in 1916 (photo 4). The acThis north wing was soon extended by an additionalshows the south and east facades of the building. Thecarriage house. Taken from the southeast, the photocarriage house is a one-storied rectangular 40’ x 96’1 The 1912 photograph is the best early view of the05dows and their trim were painted white. Interior walls and ceilingsred. The beveled siding was painted light yellow. Doors and winThe materials and finish of the carriage house were like those ofother hotel buildings. The hipped roofofwood shingles was paintedHotel collection.3. The Stanley Hotel, the four main buildings in 1912. A stunning exhibit of Georgian classicism in the park. Photo courtesy the Stanley--.:with the double-loaded corridor of the original wing extended.is identical to that of the original north wing—the windows are theis now missing. Note is taken that the construction of the additionterial, of lesser construction quality. Both the 1912 and i 920 viewssame, the structure and materials the same, and the plan is the sameOut of view in the documents is a shed 7’x22’ added at a still-latermade by the time of the first sale of the Stanley Hotel in 1926.time across the end of the north wing, constructed of salvaged mation simply used an earlier document. Certainly the addition wasthe original shorter wing. Perhaps the 1920 publicalication drawing in 1920 (on the cover) still showsshow a small storage shed attachment at the east end of the hail thatFrom the Stanley Hotel documents collection.2, Carriage house: aLa. garage in the early years, from the 1910 brochure.historic photo is modified by circa, and a Hotel pub

DDIII6ing the carriage house is included.,Mi Stanley ofEstes Park, but no added information concerncluding the construction of the hotel by James H. Pickering,the hotel structures and their architect, builder, and owner,definitive work on the Stanley family and their exploits inThe Stanley Museum commissioned and published in 2000 aportions of which are included in this report as an appendix.*Historical notes are from a paper by Gary Long concerningtory space for other staff. Wings were added to both the hotel andchanics. The addition might have served as expansion of dormioriginal wing probably served as a dormitory for drivers and meverse room walls. The function of the wing is unknown, but thehad a corridor down the wing centerline, and probably had transhail was open, without partitions. The north wing and additionthe manor house in these early years, but the original dormitorieswere not expanded.obvious markers. We assume that for steamer operations that theInterior allocation of space is largely unknown; the gutting erasedthe hail, concrete-slab-on-grade.wood on wood structure. The north wing addition was, like that ofThe hail floor was concrete. The original north wing floor waswere plaster on lath. Foundations were rubble stone, a local schist.4. The Hotel Stanley, ca1916. The carriage house north addition is complete. Courtesy Western History Department, Denver Public Library.

0IIII07In the 1 970s, the hotel owner planned renovation of the motel asthe Hotel per the museum lease, and the ongoing search for thephysical history can resume in better conditions.equipment, most of which is junk. The building will be cleared bylast thirty years. It is used now for general storage of excess buildingsignificant rehabilitation was not accomplished before the projectdied for lack of funding. The building has remained thus for thehis residence. Plans were drawn and demolition completed, butperiod in the building history other than the marks in the floor ofserve the tourists (photo 5). We have little documentation of thishouse was radically altered to become a twenty-one room motel toadaptive use of a bus barn into a motel.toilets and partitions. Clearly, major work was needed to make the5. The carriage house-become motel in the 1950s. The terrace base was added with this construction. Photo courtesy the Stanley Museum.a prosperous nation on the move to the national parks, the carriagedemise, but the carriage house was probably abandoned to generalstorage by the Great Depression. At some time in the 1 950s, withlost its significance. Additional research would better document itsas the preferred means of hotel arrival, the carriage house graduallyAs private automobiles supplanted railroads and the hotel steamersLATER PERIOD

tion as contributing, even though in its motel state. The Districtand expanded in scale with other hotel outbuildings in 1985.was accepted to the National Register of Historic Places in 1977,inclusion of the building in the Stanley Historic District nominaThe historical significance of the carriage house was recognized withSS.SSISISISSSISI8Register of Historic Places in 1977. The larger boundary was for the 1985 extended Register nomination and acceptance.The Stanley Hotel property in 1985, The original boundary referred to was for the nomination of the Hotel to the National.•‘i\ N’ \\\\\ —/‘-.. - - / p’ —.)\ \--1/:-,_.Q4/‘ ,__J_i__w_-_e_ ,--1. -. .../ A.,—J’—-:—I,,-.4/ - I,_ZP1_(-:-- ../I_-‘ . 1jq/H IA general area plan below, used for the 1985 expanded nominationto the National Register shows the hotel building relationships, thewas drawn before the completion of the US34 highway bypass norththe right, the Fall River road into Rocky Mountain National Park isto the left. The USGS area map was last revised in 1977, and doesthe Safeway and other business development constructed in the mid1980s just below and southeast of the Stanley.hotel and the boundary of the historic district just north of thetown of Estes Park. Road connections to Lyons and Loveland are atThe USGS area map, page 3, shows the location of the Stanleyof town and under the Stanley, shown dashed. Neither does it shownot show the rapid development since then in Estes Park. The mapTHE CARRIAGE HOUSE AND THE HOTEL PRESENT

and other property owners to allow with fairness nearby develop—Building number 4 at the far right is the carriage house.the hotel, has through its planning agency joined with the hotelThe Town of Estes Park, concerned with development pressures on9sure of this work the Stanley Historic District Road has recentlybelow the carriage house and has been rehabilitated for adaptive use• Historic District plan (page 8), has been moved to the entry islandcirculation study by Design Studios West, Inc., exhibited below.now in p ace. One of the historic buil ings, number 11 on theof the entry road to the hotel just below the carriage house that isG later alignment drawing (page 15) shows the actual configuration. complex at the right of the sheet, just below the carriage house.• the bottom of the sheet and the entry to the Stanley Hotel buildingT e circu ation wor is time y, an so yes sever serious unctional• of Estes Park joined with the Stanley Hotel in commissioning theC problems. The study shows the present vehicular exit off US34 at$ been completed to give the hotel and nearby properties an approment, yet protect primary vistas to and from the hotel. As a meapriate entry off US 34. In further planning development, the TownMuch of this plan has now been constructed, but not exactly. A stillings documented, only the pooi, number 12, is non-contributing.contours of the land, and the then-used roads. Of the twelve build

. Parking was not initially planned, and expanded at the hotel in atam steamer—and the steamers continued on to their carriage house.Ih10III.The Hotel needed a recognizable and properentry off the District Road. An equally implacement, Stanley hall is the next building, followed by the twoseum of Kingfield, Maine, to open a galleryand to conduct guided tours of the property.good planning. A left turn into the district ismuseum front door. The interests of hoteland museum are elegantly symbiotic, and the carriage building preshotel buildings. Visitors coming to the district for Stanley hall perthat will include the historical interpretation of the Stanley steamer.The carriage house is of incalculable value for its place in the Stanleythat the planned alternative use for the building is to be a museumof the carriage house to the Stanley Museumimportant for its integral relationship to the development and useof the Stanley steamer mountain wagons. It is most appropriaterevival buildings across the landscape. The carriage house is doublyP hotel context. It is an essential member in the array of Georgianformances stop short of the hotels as well.ervation is the result. In a further planning accident ofinitial buildingbeyond the gatehouse. View from the southeast,building approached and the view is of the6. e carriage house is the first of the front line h at the hotel entry just (photo 6). The carriage house is the firsta swing in view across the carriage houseBy gratuitous good fortune, the planned leasethis effort the hotel invited the Stanley Musame time protect the privacy of guests. Inat the hotel in 1997 to tell the hotel story,for museum and visitor center purpose makesisfy tourist interests in the hotel yet at theportant planning premise was the need to satlow-on clarity in the approach to the hotel. The hotel on the hill isattractive to tourists, who understandably wish to drive to the hotelsimply to explore this wonderful treasure. Tourists in RVs havebeen known to spend the night at the hotel.. .in the RV. The touristbuildings, including the carriage house..34 and the commercial development at the hotel exit. The newtraffic on US 34 is some 3 million a year. Guest traffic, tourists, andmost haphazard way. Circulation to the hotel, once from the town,had become more and more confused with the development of USDistrict Road obtained proper exit from US 34, but without foltheir combined attentions at times overwhelm these fragile historic4 ‘When the Stanley was constructed, guests arrived by stretched moun—in battery now, but can be dropped to stop passage.as a gate house, complete with barrier-arms on either side that stand

•will give direction to the exterior reconstruction-rehabilitation.All three sections of the building will be retained. Though thedirectly addresses the historic qualities of the three building secdons, their character defining features, and remnant materials that11not made on siding to determine with paint analysis to what extentRemaining character defining elements that will be preserved anddistinction, and can be salvaged as far as is possible or can be rein some cases replicated include at the eave the crown, fascia, soffit,and bed mold; at the wall the dripm old and base trim; at the northteration, and these will be replicated.shed the frieze board; and the metal wall corners. Siding is 1/2 x 6placed. Windows, doors, and their trim were lost in the motel alboards might be original, but they are common material withoutbevel siding (like all hotel buildings). Destructive investigation wasonpages 32 and 33.ture and two additions is unchanged. On careful physical investigation, no alterations within the three sections were noted before(fortunately) openings framed across and within. The final premotel condition of the three historic sections is accurately drawndows and doors were simply removed and new smaller or lowerbe identified by remnant heads, sills, and jambs---the original winthe motel-openings reconfiguration. All original openings can stillThe exterior form of the building in its original wall and roof strucits. Remaining framing evidence, historic photos, and other hotel. for the exterior facades is that the original visage of the first conchange to the perimeter form of the building. The Museum planwindow, door, and trim examples give clear direction for this effort.• indicate the Stanley Museum intent for this building. The buildThe term reconstruction-rehabilitation is used advisedly to clearlying-function program overleaf is an interior adaptive use withoutstruction, the north wing addition, and the north wing shed addidon be recaptured within building-code and museum-function urnthat of the two earlier sections, and the march of time is our argument for its retention within the historic hotel context and period.• dicates construction well before the motel period, and of kind likecompelling reason for its demolition. Exterior detailing clearly in-. shed is constructed at least partially of salvaged material, we find noThis section, added at the request of a reviewer of the draft, more• THE BUILDING NOW, AND ITS FEATURES

consisting of the original building, the north wing addition, andwindows will be restored per historic photos, physical evidence,and remaining historic hotel openings examples. Additional extethe north wing shed will be retained, and openings for doors and4construction of the motel. All of the historic building elementsC, The carriage house exterior is to be restored to the period before thePROGRAM FORA MUSEUM IN THE CARRIAGE HOUSEtotal square footage 6900The museum will serve as visitor introduction to the Stanley Hotelrestrooms 500storage-staff work room-office 600meeting room-special exhibit gallery 700wood and machine shop 500circulation and mechanical 800gift shop 500coffee shop-soda fountail 400aexhibit gallery 2700a control desk square feet 200a Museum spatial allocation:and hotel related gift sales.and provide visitor services: restrooms; coffee bar-soda fountain;S Interpretive themes for exhibit include construction of the hotel• hibit hail will be of similar open kind. The north wing and shedS dence suggests no partitioning of the front main hail, and the exmuseum purpose, compatible in as far as is possible with the origiThe interior of the carriage house will be adaptively arranged forSday, but for the present, building paint color must follow the all-• white protocol of the Stanley Hotel.in historic photos and other-buiding analyses may be replicated onenal spatial organization of the building. Remaining physical evicomplex; hotel steamer transportation, the electrical plant, and otherwood shingle. The historic white trim and gold wall colors shownpurposes in organization in like kind.utilities developments; the Estes Park context before and after thehotel construction; Stanley steamers; and the Stanleys.will be the standard hotel red asphalt shingle instead of the historicwere service adjuncts to the hail, and should serve museum serviceC tion will be of like kind. Per hotel policy for fire security, roofingbe placed at historic window locations. Remnant historic materialswill be preserved, and new necessary materials for the reconstrucnor doors required by code or function will be necessary, and shouldC?

C maintained for environmental stability as well as to prevent damagetamed in reasonable seasonal constancy, and equipment will be inindicate fixed windows in the galleries. Careful sun control will bestalled for that purpose. Environmntal control of this nature doesp13pp.IIMuseum to test the scale and fit of these programming pringram is included with this assessment not as a preliminarydesign but rather to assist Fund reviewers in visualizing theadaptive use program in this valuable historic building.ciples, and is enclosed overleaf. Critical issues of museumI control, security, and circulation are implicit. This diaA preliminary plan was prepared in 1998 for the StanleyIgate and the existing hotel roadways, subject to negotiation withvisitors, and space for school buses should be planned on gravelthe hotel landlord.will necessarily be responsive to the existing condition of the entryshoulders of the access roads. Location of access roads and parkingParking for approximately thirty automobiles will be needed fortoric exterior elements other than signage are anticipated.unencumbered historic visage of the building. No other non-hisGas, water, sewer, and electrical service are available at the site forthe museum construction. The building transformer and coolingsystem condenser-compressors will need screening to preserve theand corridors, carpet in staff quarters and special exhibit gallery,and quarry tile in the restrooms.crete per the original condition in the exhibit hall and service spacesInterior finishes will be painted gypsum board with smooth finishsimulating known historic hotel plaster. Floor finishes will be conO will be introduced in display panels for sound level control.air stream for cooling. Air—cooled condenser-compressors will be• supply heated air to several zones, with direct expansion coils in theC fired furnaces in a central mechanical room in the north wing willroom. Air distribution wi e over ea from attic ductwor . Gaslocated outside. Electric lighting will be designed for minimal glareto organic materials, but every effort will be made to retain thesense that the carriage house exhibit hail is a naturally illuminatedto enhance the quality ofnatural light. Some acoustical absorption4artifact conservation. Temperature and humidity should be main-C Environmental control will be essential to museum function and

LONG HOEF ARCHITECTS1904 MODE OXSTXAM CARISTANLEY CARRIAGE HOUSEMUSEUMEBH20’Vz1915 MOOa 825MORJNTADI WOGONFOUNTAIN owrsornonn E1 El0r1i[JJEXHIBIT - MEFI1NG ROOM

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and the site has been largely cleared of asphalt. Concrete curbs onThe exterior of the building retains the marks of the 1950s motel,FXISTING CONDITIONSASSESSMENTIIIIISwSSI.ISSIIS16mediately to the west and the manor house and the grand Stanleyhotel are farther beyond. The land is open to the east and north.The carriage house faces south and east down a broad slope thatsmoothly receives the four front-line buildings. Stanley hail is imSITINGing. Recommendations in this section thus focus on restorationwill be respectful of the historic building.derelict motel that has some time ago been gutted. The assessmenttions for adaptive use in a following recommendations section thathave almost all the mechanical and electrical systems of the buildThe present appearance and reality of the carriage house is that of aof existing conditions for this reason is limited. Interior finishesincluding the flooring of the north wing have been removed, asreconstruction and preservation of remaining fabric, with sugges1 970s the building was gutted, and has remained derelict since, filled with hotel storage.7. The carriage house was carved into twenty-one motel rooms in the 1 950s. In theabandoned. There is no remaining heating equipment.is salvageable for contemporary purpose. In similar manner all thatis that which is below the carriage room slab, and this too will bethe south front and on the north rear are all that remain of themotel landscape. All interior finishes and partitions have been removed,and no part of the electrical system not already demolishedremains of the plumbing system from the motel period of the 195 Os

.SSSh9. The foreground road serves parking behind the hotel. View from the northwest.SSSSSISSSISIIS.SIIISSSOI.17the northwest corner. The natural slope of the land around theof the building the foundation and lower wall have been removed ataged the foundation and sill plate to the extent that in the guttingagainst the north facade for motel room access (photo 12). Surfacedrainage down and against the north wall of the building has damblown and washed against the building on the west side of the wingwith a foot high concrete curb, a line on the site plan (page 15). Amotel period to provide room access at floor level along all sides—noand, to a lesser degree, on the east side.land. The land surface adjacent to the building was altered in thenarrow areaway with concrete curb was cut behind the carriage houseThe rear wing steps up three feet to accommodate the slope of theThe land at the building slopes gently from northwest to southeast.foundation is exposed. A level terrace was formed on the south frontbuilding is disrupted to an extent not pleasing. In addition, soil hashotel storage operations. Note the blown-off roof shingles and the wall damage left.8.The carriage house from the west. ‘ine garage door was cut after the motel perriod for

Existing building utilities have been cut and abandoned. Newwater, sewer, telephone and power service has been brought to thesite from central hotel connections, and await connection.immediately against the north wall (photo 9). It threatens to someextent the building roof, but is a handsome and valued specimen.There is but one tree near the building, a mature Ponderosa pineIppIpIII1I1Ip.II1ISIIISS18constructed of salvaged lumber, with a slightly lower sloped roofO. The shed at this north end of the carriage house is the second and last addition,the carriage house should be demolished, and the ground shouldThe areaway concrete-curb retaining wall along the north side of

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The ground level at the base ofthispine should be maintained indisturbance should be monitored by an archaeologist.curb can be retained pending later landscape design. Groundrat drainage awayfrom the building. Thefront terrace concrete“e original north wing, with joists sawn away.13. Stone foundation detail at the wood-floored section22ofthe ball and thefoundation ofthe north-end shed will needreplacementto determinefoundation stability. The northwest frundationFurther investzation is warranted when the building is clearedThe wall sills of the hail should be sighted for deformation.the existing stone foundations may be adequate. The building ispresently filled with stored material, and openings are boarded. Itneeded in the schematic design phase when the building is cleared.distress and possible differential settlement; further investigation isis impossible to sight the existing foundation to visually determineeven with snow load design mandated at 40 pounds per square foot,The building is relatively light on the perimeter foundations, andtions without cement that are shallow and loose, inadequate forpresent uses, that will need replacement.The extreme north-wing shed is carried on rubble stone foundabeginnings of the 1 970s renovation, and was replaced with a conextended down 18” below the slab surface.crete integral stem wall and slab skirt 3’ wide, which supports directly the original 2x4 sill now reseated. In a test dig the stem wallThe foundation of the north wing addition was removed in themortar and are up to 30” deep, and carry 2x10 sill plates for joistsOriginal north wing perimeter stone foundations are set in cementand wood floor (photo 13). Like interior foundations are alignedwith hall partitions(section, page 19).slab surface. This is a shallow foundation, but the soils are denselyand the perimeter stud wall 2x6 sill is set on the concrete. A test digextended over the stonework to a formed exterior edge (photo 14),packed cobble material.corner, which has been removed. The concrete slab of the hall isat the foundation of the hail indicates only a 16”depth below thein cement mortar and is in good condition except at the northwestThe carriage house hail is carried on rubble-stone foundations setFOUNDATIONSabove. The tree should be carefully pruned such that no limb isbelow or immediately above rooflevel:a large raised bed retained within the carved-awayplaza describedand north ofthe rear wing should be recontouredto obtain natu—constructed ofdry-laid native stone. The land surface to the eastbe cut back in a level plane thirty feet to a new retaining wall

and roof structure.main. Structure is described in the sections following: floors, walls,roof structure of dimension wood members. No interior walls reJl. A topping slab will ready the hail for the museum.The remains of the motel-period floor in the great23slab at the north wing addition and the shed will be required.native that will not alter historic exterior conditions. A newAt the original north wing, the rehabilitation plan might callplacement with concrete slab at the level ofthe hall is an alterfor repair and replacement ofthe woodfloor structure, but reinspected. The removed slab at the hail northwest corner willover the existing slab without removing the asphalt tile.After the building is cleared the hall slab can be more carefia’tying of the remaining slab a topping coat can be cast directlyneed replacement along with itsfiundation. After surface cleanThe addition north-wing floor and the shed floor was apparently aremnant of a poor quality slab remains in the shed, but otherwiseremnant original slab. (plan page 19).the majority of the whole floor is now dirt. At the addition northsome three feet. The shed remains as-is from slab demolition withbut extending into the building away from the foundation onlywall on both east and west sides as a part of the 1970s renovation,concrete slab-on-grade similar to that of the carriage house ball. Awing a four-inch slab was cast with the newly-placed concrete stemmaterial.1x8 boards placed on the diagonal remains, but the finish floor hasthe floor structure has been removed (photo 13). A rough floor ofbeen removed. The assembly is in poor condition, with missing16” o.c. on 2x10 sills, with floor 3’ higher than the hail. Much ofThe original north-wing floor was wood framed with 2x8 joists atuse, with plumbing penetrations cut away flush with the concretewall is the apparent problem leading to this demolition in the 1 970sstud wall. Extended water damage from surface drainage into thecorner the slab has been removed along with foundation and lowerthe motel occupation within and against the wall sills. Within thesurface. Some asphalt flooring tile remains that possibly containsasbestos (photo 15).limits of dim light and stored material, the slab appears to be ingood condition, with the exception of the northwest corner. At thiswork. The hail slab is pock-marked with the evidence of the motelcrete leveling topping of some one inch variable thickness cast forThe carriage house hail retains its original concrete slab, with a conFLOOR STRUCTUREand concrete slab floor, exterior wood-stud bearing walls, and trussed-1j The one-storied building is wood framcd with a combination woodSTRUCTURAL SYSTEM

side.north-end shed, and oniy that on about half of the shed on the westdiagonal board varying 1x6 to 1x12 at the hail and original northwing, 1x8 for the addition north wing, and salvaged scrap at the241understructured for this loading, and the temporary struts and shor• Without transverse resistance, the building is seriouslywalls to withstand wind loading, but no evidence of such remains.unresisted. It is possible that the carriage house hall had transverseTemporary braces on north and south walls of the hail and the eastand west walls of the north wing take wind loads otherwisefoundation and floor repair.wall, earlier mentioned, and the wall will need reconstruction after16). This damage is from drainage down the hill against the northshoring dating from the 1970s bearing up under the plates (photomoved, and most of the north wall is relieved of roof loads withThe northwest corner wall of the carriage house hall has been rea level eave. The angle iron can be covered with the interior finish.a4x 4x1 /4 steel angle, after leveling the existing plate. This will addthis research. With understanding that to a large degree the originalnal openings can still be traced from the inside, however, thoughto accurately plan a reconstruction. The plan and elevations of original conditions (plan page 19, elevations pages 32 and 33) expressheaders are higher than later-cut openings, and can be reused, thoughtical (photo 24). Unfortunately, cripples for head support are notable headers, it might be advisable to bolt a stabilizing member toalone. Given the near-one hundred year success of the structure,north-wing window and door openings was not respected. Originot standard for contemporary codes and practice. The great hallnorth wing windows have paired 2x4s as head, but set flat, not vermined necessary for the motel; the regular spacing of the hail andopenings will be reconstructed, it will be necessary to restud eachthe doubled plate (photo 21). Hall windows are also headed withtypically used, and reliance for support appears to be with nailingthe top plate tight around the building perimeter to the ceiling, saysome confidence or leeway might be given to opening stability, buteach opening will at the least need inspection, and possible reindoor headers are paired 2x6s, relieved with diagonal bracing up topaired 2x6s, but without added bracing (photo 22). The smallerforcement.With so many breaks and splices in the stud frame and questionstability to the whole, improve header-support capacity, and insurerotted section. Floor and wail need reconstruction.Ihe16. Temporary struts support the north hall wall at theThe stud walls were butchered to obtain the regular openings deterwith difficulty. Evidence in remnant header, jamb, and sill remainsopening as required for structural stability. Fortunately, originalStud walls are 2x6 at the hail and 2x4 at the north wing, all at 16”on center, with plates and siiis of like dimension. Sheathing isWALL STRUCTURE

ing in place are essential to stability. The north wing, with centralcorridor remnants still in place, probably did have such transversewalls forming smaller rooms, but these are now removed. The northwing is thus presently at risk as well. Transverse walls to be addedin the north wing for museum use will provide rigidity, but moreextreme measures will be needed for the open floor of the great hallof the carriage house.The walls ofthe carriage house will need extensive reconstruction, with a goodly portion of carpenterc common sense andjudgement. Each window and door opening reconstruction willneed individual assessmeni Given the extensive alteration of• the wallsfrr the motel openings, and the extensive repair nownecessary, consideration should be given to an added steel member at the ceiling, around the buildingperimete secured to thedoubleplate, toprovide wailsti tess and loaddistribution downand around historic headers that do not now meet standardcode requirements.The north wall ofthe hail that was earlier removed due rottingmust flow be reconstructed.Wind bracing is essential to the reconstruction ofthe long wallsofthe building, the north and south walls ofthe hall and theeast and west walls ofthe north wing. North wing walls willbe easily braced with transversepartitionsfitted with diagonalmembers. Resistance design for wind loads on the hall is moreproblematic. Preliminary engineering suggests the need firstfor a plywood ceiling to distribute wind loads to the end wallsand to at least two intermediate rigidframes. The latter mightbe two steel rigidframes with posts within the wall and a steelbeam above the ceiling, or can be two reinforced roof trussesthat are braced with struts to heavy posts within the walls, thestruts to be exposed within the space.ROOF STRUCTURERoof structure is of three kinds, that for the hall, for the north wingboth original and added, and for the shed at the end of the northwing.The carriage house hail walls carry the roof structure without anyinternal support. Built-up trusses at 16” on center form the roof(photo 17). The section drawing of the carriage house hail, page19, gives the member sizes. The west-end hip roof is formed bytrusses of decreasing height to make and support the hips. Theeast-end hip roof is formed in the same fashion, but made complexby the adjoining ridge of the north wing which was not in originalconstruction adequately supported. Ridge and hip members intheir intersections can be visualized in the lines of the roof (page15). The west end and the body of the building with regular trusses25

motel period for access to the attic and installation of exhaust fans(photo 17). The trusses were not replaced. In addition, everycern, two trusses were removed not far from the east end in thethe east side and the drooping north- wing ridge. Of lesser condence of the failure is visible in the distressed bulging of the eave onr.26construction down the centerline to support the ridge, supported by posts at 12’ on centerthat need accomodation in any new museum partitioning arrangement.18, The north-wing roof structure. The trussed studs above the ceiling joists are a 1 970sof the new longitudinal truss.span. They can easily be braced at mid span from the lower chord14’, and though load tested with time, are not adequate for thethe corridor walls. in the 1 970s demolition the corridor walls wereremoved, and the roof was unstable. A trussed wall of studs wasridge 2x8, with the trussed wall supported on posts at 12’ centersinserted down the centerline within the attic to support the originalter, with joists lapped at the center of their span and supported bymatter of 2x6 rafters tied with the 2x4 ceiling joists at 16” on cenThe roofrafters bear on the ridge and on the wails without outwardchord of the centerline truss placed just above the old ceiling joists.left dangling. These now hang unsupported beneath the lowercurrent structure that forms the rooE Original structure was a simpleand the posts must be incorporated into any repartitioning, or additional structural planning will be necessary. The 2x6 rafters spanThe north wing transverse section (page 19) describes original and(photo 18). With corridor walls removed, the ceiling joists werethrust. This is all fine, except that the floor plan is no longer free,be installed to strengthen the roof structure.byhalfa 15’ length of rafter (page 19). These chord members shouldother truss in the hall is missing a chord member that would shortenported by posts placed at the time of demolition in the 1 970s. Eviappears to be stable, but the east end is failed, and the hail ridge-tohipintersection as well as the north wing ridge are presently sup

on center, for instance—but the shell is usable.that was used in the shed construction—the ceiling joists are at 32”is needed in reinforcement of the odds-and-ends salvaged materiallower slope to the rafters (photo 19). Some carpenter’s judgernentS127ports that might coincide or be alteredfor the adaptive useplan.truss. The truss will need investigation for placement ofsupbers to be secured to the lower chord ofthe added longitudinalThe north wing ceilingjoists should be replaced with 2x6 memthe top ofthis beam woodpost struts can be installed to directlyThe carriage house east end roofstructure is failed and heavythe order ofa W18 can beplaced in the ceilingplane supportedridge ofthe north wing.support the east end hipped ridges and the intersection with theby steel tube posts let into the side walls at either side. Frombers with added trussing can be considered, or a steel beam onreinforcement is necessary Reconstruction of the wood memment ofloose connections should be deliberate.nal construction should be added. Inspection and reattachplaced. The 1x6 struts at every-other truss deleted in the origisary. The two missing trusses at the east end should be reequate for continued service, but reinforcement will be necesThe hail trusses on closer examination will befound to be adwould be a suitable substitute for adaptive use.joists clearly indicate the original condition as lath and plaster ceilings on the lower chords of the roof trusses. Gypsum board ceilingsIn both the carriage house and the north wing, white marks onwing, right. The shed appears to have been constructed with salvaged material.e meeting of north end shed, . ., against the earlier first addition to the northThe roof is laid up against the hipped end of the north wing, with athe motel period by the character of the soffit and frieze detailing.The north end shed was added last in the historic period, but before

earlier described, pius some decorative vertical boarding on the southmoval before the motel construction. A few bits and pieces of gypmoved for the motel work. Additional tell-tale circles of white onthe studs from the holes of 950s 1 gypsum lath indicate such reon studs indicate plaster as the original wall finish which was reface. All interior finishes have been removed. Plaster and lath marksl/2x6 bevel siding covers as a finish the exterior board sheathingI)-- l.28nod doors below. All original openings can be traced in remaining headers and sills.remains, and are only of two sizes (photos 22The braced headers for the south steaner doors are still in place above the motelings have been identified by rough opening-7)are from the southeast, but all window openEXTERIOR WINDOWSThe only views extant for the carriage housetures in detail and width.Trim shouldfollow other Stanley service struchinges.be fabricated and installed with heavy-dutynal dimensions, and custom-made doors shouldSouth-door openings should be reframed to orziappear to be vertical-set 10” x 12”.single upper panels. The panes for the doorsdoubled lower panels and nine-lire fixed glassThe wood doors are 4’-O” x 8’-8”, withIhEXTERIOR FINISHplace. Trim for the doors appears to be flat, like other Stanleyter photograph, the center doors are open, thus indicated to bethe original-condition south-wall. Of the five big doors in the latswinging in. Photo 21 shows a trussed head for the big doors still inThe 1910 and 1912 photographs, (photos 2 and 3, page 5) showbuilding trim, 5” wide, with a substantial head and weather cap.VEHICLE DOORSand might be salvageable.original construction. Existing metal corners at board intersecsalvageable at contractorc option. None appears to be of thetions are typical of oriinal construction of Stanley buildingsFacade reconstruction will require replacement ofpainted siding with like 1/2 x 6 bevel siding. Some existing siding may betion of restoration openings.use, and will need careful reworking for stability in the reconstructhe motel reconfiguration of exterior openings (photo 20). The wallsAll original openings have in some fashion been chopped into forare in poor condition because of the radical surgery for the moteltrim have been removed.sum wallboard and gypsum lath still remain. All interior finish and

with unequal sash heights. The upper sash is four-wide by two-The three window openings of the hall are clearly double hung,for a replicated window like that of photo 23.22. This carriage house, ,, window head is still in place29the carriage house that are to be replicated.of the dormitories is like the great hail windows of23. This 8over 12 double-hungwindowfrom onedetail and width.Stanley service structures inTrim should follow othertrolled environments fur artfizct preservation.should be constructed withwill require carefrily confew that might be used foradaptive use as a museumemergency ventilation. Thesealed andfixed except for aHall and rear-wing windowsdouble-hung sash per theoriginal condition, thoughpockets.to be the same. The rough sill is the same, 2’-9” above the concreteslab. One variable might be the use of counterweights with jambopening (3’-2” x 5’-O”) so close that they reasonably can be assumedThe windows of the later extension of the north wing are by rough9” above the existing wood rough floor.x4’-lO” high, with vertical panes thus 1O”x12”.The rough sill is 2’-The three windows of the original north wing are also double hung,but with equal sash of three-wide by two-high panes. By roughopening(3’-4” x 4’-l 1”) approximation the windows are 3’-l” wide12” x 15”. The rough sill height is 3’-7” above the existing finish7’-3”) appears to be 4’-lO” wide x 7’-2” high with vertical panesfloor.high panes, the lower four-wide by three-high. The window casedimension (by approximate reduction of the rough opening 5’-O” xdows of the carriage house hail east end wall and the smaller windows of the east wall of the north wing.sonable certainty. The historic photos show the three large winand 24). The reconstruction of windows can be obtained with rea

is red asphalt shingles fitted with edge flashing. Ridges are shingled.red-painted wood shingles without underlayment, the second layertion, 1x8 at the addition, and 1x6 at the shed. First layer roofing is.0-r30vehicle doors.Though not historic, a gutter on the south side with downspoutsat either end should be considered to protect the bigstored to a true condition.Painted eaves and associated trim should be repaired and reon the hotel should be installed over a plywood decking. Iceand-water-shieldbituthane should be applied at the eaves.the restoration should be shaded, and asphaIt shingles like thosephalt shingles. With fire risk always a concern, this aspect ofpainted wood. but all other Stanley buildings are now red asRoofing should be removed. Replacement roofing could beshould be leveled and straightened. The historic crown andbed molds should be replaced where missing.After roof structure stabilization, the eave fascias and soffitsare no present gutters, and the historic photos show none.will need reconstruction to obtain level and true conditions. Therenorth end (photo 10). The eaves are in salvageable condition, butbed mold (photo 26). There is no frieze board except at the shedEaves are boxed with level 1x12 soffit, 1x6 fascia, crown mold andThe red shingles are now long beyond their useful life and many ale blown off.25. View from the north. Red asphalt shingles overlay early or original wood shingles.Stanley buildings.shingles beneath. The roofing detailing follows that of the otherThe asphalt shingles are in poor condition, long past their replacement period, and some are blown off revealing the earlier woodgapped-board sheathing, variable lx6 to 1x12 at original construcThe roof structures of both carriage house and north wing carryROOFING AND FLASHING

ocrete topping for the museum can encapsulate the tile without removal.C the 1950s. In this case, however, the issue is moot; planned con4asphalt tiles predating the more common later vinyl asbestos tiles oftam asbestos is the floor tile remnants in the hall. These might be• The only remaining material in the gutted building that might con-C HAZARDOUS MATERIALS31IInon is taken with a ramp. Given the number of people using theI not be considered character-defining.defining element. Our judgement at this time is that the nowmissingwood floor and its elevation relationship to the hall should1dards to determine if this change is an alteration of a characterI early in the schematic design phase against Secretary ofInterior StanExterior entries can be accomodated at rade without issue. Therection, but the alteration of the floor condition must be testedgrand exhibit hail and visitor center this is not an unreasonable didoes alter the historic floors condition, and the difference in eleva• shows restrooms at the lower level for primary hail conveniece, but•I dation of the three foot rise between hall and north wing. The planAccessibility will be included in the course of adaptive use design.I plan diagram, page 14, indicates the interior problem of accommo, tional exits, and these appear to be the only exterior-condition alterations of significance to the historic condition.and snow loading and wall-openings stabilization is also of issue.partment will be needed for this purpose. Earlier mention of windcarriage house hail, and engineering reassurance of the building demight be of question is the structural integrity of the shell of theThe schematic plan diagram, page 14, shows possible needed addias the National Electric Code. The only element of the work thateform to present Estes Park building and mechanical codes as wellThe building reconstruction and rehabilitation will need to contoric District.seum is in compliance with Estes Park plans for the Stanley HisThe anticipated adaptive use of the carriage house as Stanley MuCODE COMPLIANCEfirmed appropriate protection of workers will be necessary.finish and will be necessary before rehabilitation. If lead is conmost probably be lead-based. Testing has not been made of theThe siding was last painted in the motel period and would thus0

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PRESERVATION PLANIhI434The recommendations below to the best of assessors’ knowledgereconstruction and structural stabilization. Necessary and desirablebuildingand site modifications with visual ramifications beyondsor-condensers for cooling (that can easily be screened); paved drivethese recommendations are few. These include: exterior compresare compatible with the adaptive use plan and make a program ofafter passage of the gate house check-point, not before; there is inhouse, there are two possibilities for placement of a vehicular entryning will need to be coordinated with the hotel and the town.The adaptive use of the building as museum has long been considopen a new independent entry to the carriage house from the Dissufficient room in front of the gate house. After passing the gateand parking, either on the east side of the building or the west. Astrict Road beyond the present hotel entry, farther to the east. Planaccess to the hotel becomes more restrictive, it may be necessary toered, the site circulation and parking less so. The gatehouse placepage 15). Vehicular entry turn-off to the carriage house must bement just below the carriage house is a limiting factor (site plan,aside from the direct correlation of exhibit to original function.service wing function of the original building; the fit is appealing,These uses arc, in addition, compatible with the earlier garage andnorth wing. The building area is appropriate for these requirements.The plan for adaptive use as a museum anticipates placement ofinterpretative exhibit in the great hail and service functions in theappearance, the physical evidence of all original exterior openingsremains, and with historic photographs it is possible to reconstructthe facades to the pre-motel period with certain accuracy. The building thus restored will bring dignity and grace to museum and district.Though the building has been carved into a motel in exterior visualfirst—time visitor.Stanley hotel. By plan and by fortuitous original placement, thefirst in line position gives the carriage house prominence for thehouse, then Stanley hail, then the manor house, terminating at theThe entry road to the Stanley Hotel District first passes the carriagethe hotel including conducted tours; and a source for light snacksand the hotel; a visitor information center for those curious aboutand drinks.Estes Park is for multiple purpose: a museum to interpret the StanleysThe adaptive use planned by Stanley Museum, Stanley Hotel, and

facade.best be located at original window openings or in the north shedcanvas frame); site and building signage; and necessary other buildwalls).ing exits as required by function and safety (which will probablyvices; museum entry definition and protection (such as a lightweightIhI 35II wise, reconstruct the wood floor.Iwood sub-floor in the original wing. Construct new concretefootings and stem wall east and west walls and the north facements that will need testing). If museum plans show other-the level of the hail floor (an assumption of museum requirewith the north wing addition, and cast a new slab on grade at33,000 7. Original north wing floor: Remove the remaining existingslab in preparation for the museum adaptive use.7,000 6. Hall floor: Cast a new concrete topping over the existing hallor distress. Retain existing stone foundations with negotiathe north wall.new footing, stemwall, and slab at the removed sections ontion with the town building department as required. Cast7,000 5. Hall foundation stability: Sight the wall sills for deformationmonitoring.3,000 4. Archaeology: For all ground disturbance insure archaelogicalcrete curbing and stair unless reworked into the museum landscape plan.5,000 3. Existing landscape features: Demolish the front terrace conbelow the roof level and immediately above the roof.5 grade at the tree base within the new stone wall. Trim limbsS drip line circumference of the tree. Maintain the existing1,000 2. Existing vegetation: Save and protect the Ponderosa pine closeSface flow around the west end of the building.• insure drainage away from the north and west walls for sur5VGrade back away from the building as required toto the north wall by constructing a dry-laid stone wall at theS $4,000 1. Surface drainage: Demolish the retaining wall at the hall northRECOMMENDATIONSment text. They are given as an active-voice scope of work as if forexpansive recommendations given in italics throughout the assessThe recommendations below are a summary of more detailed orcontractor specifications.and contouring); site paving for outside display and visitor serand parking for visitors and staff (that will need sensitive placement

Cast a slab on grade within the shed.doors and the perimeter windows. Consider an added mem4,000 9. Shed floor: Cast new footing, stemwall at the shed perimeter.26,000 10. Walls: Reconstruct openings in the carriage house for southSh36SS and hardware. Finish with exterior trim per historic model.31,000 15. Wall siding: Remove existing. Install 1/2 x 6 bevel sidingmodel, heavily braced and supported with heavy-duty hinges18,000 16. South vehicle doors: Install five pair wood doors per historicSwith metal corners.S the intersection with the ridge of the north wing.be installed to directly support the east end hipped ridges andeither side. Prom the top of this beam wood post struts can5 plane supported by steel tube posts let into the side walls atS tively, insert a steel beam on the order ofaWl8 in the ceilingto carry the north wing ridge load and ridge apex or, alterna3,000 14. Hall east end roof structure failure: Reconstruct wood trussesstructure as required for altered support locations.5 4,000 13. North-wing truss reinforcement: Replace ceiling joists with5 adaptive use plan for the museum, consider the existing locaS the centerline truss up to the mid-point of each rafter. In theand reattach any loose connectionsS at the east end. Add 1x2x6 members at 16” on center secured at the center to the6 struts at every other truss (deleted inI4,000 12. Hall truss reinforcement: Reconstruct the two missing trussestwo reinforced roof trusses that are braced with struts to heavyto distribute wind loads to the end walls and to two interme11,000 11. Wind bracing: Brace north-wing walls with transverse partidiate rigid frames. The latter might be two steel frames withtions of support posts for the centerline truss and redesign thetions fitted with diagonal members or plywood shear panels.At the hall install a plywood ceiling on the lower truss chordthe original construction) to half rafter exposure. Inspect forposts within the wall and a steel beam above the ceiling, orposts within the walls, the struts exposed within the space.1970s centerline truss. Add a 2x4 from the lower chord ofremoved for rotting conditions.tion down and around historic headers that do not now meetstandard code requirements. Reconstruct the north hail wallber at the ceiling, around the building perimeter, secured tothe double plate, to provide wall stiffness and load distributhe existing east and west edge slabs.5,000 8. North wing addition floor: Cast new concrete slab to meet

with trim per historic photo model.32,000 17. Windows: Install at hail the large unequal double hung (butwide over 2, both upper and lower sash. Finish all windows(fixed except a few for emergency ventilation purpose) 4 panes/ /11,%i /// 1 7+(J /($265,00029,000 20. Paint: Paint exterior wood and gutters.wing exit doors.at the south facade cave. Install gutters with spitters over north2,000 19. Gutters and downspouts: Install a gutter and end downspoutspainted to match the roofing shingles.edge flashing, penetrations flashing, and roll-ridge caps allbed moldings and install at motel-era alterations. Install metalterproofing at eaves. Install heavy duty fiberglass reinforced36,000 18. Roofing: Remove existing down to the board sheathing.asphalt shingles, color red, per other Stanley building specifiInstall waferboard or plywood decking. Install bituthane wacation. Make level and true the cave fascias and soffits. Repair existing crown and bed moldings. Replicate crown andon the lower sash. Install at the north wing double hung sashpanes wide x 2 high on the upper sash, 4 panes wide by 3 highfixed for museum purpose) windows per historic modeL.. .4

CCHISTORYGRANT PROPOSALAPPENDIX38

Stanley Museum, inc. Cover Letter—CHS-SHF 9/30/02Maine & Colorado Stanley Carriage House Rehabilitation Grant Page 1 of 1October 1, 2002Mark Wolfe, DirectorState Historical Fund, Colorado Historical Society225 E. 16th Ave., Suite 260Denver, Colorado 80203Dear Mr. Wolfe:The Stanley Museum, Inc., of Maine and Colorado (SMI-ME / SMI-CO) has beenasked by the owner of the Stanley Hotel to rehabilitate the 1909 Carriage House at theStanley Hotel for the Stanley Museum. In return for the appropriate long-term lease fromthe owner toward the project, SMI will attempt to save one of Estes Park’s, if not• Colorado’s, least appreciated, potentially most symbolically-significant historic structures.Founded in Maine and incorporated in Maine and Colorado, SMI is suited to this task.• As a 22-year old IRS 501(c)(3) nonprofit whose mission is to preserve Stanley values ofingenuity and creativity, SMI sees the preservation of the Stanley Carriage House to be• central to its mission. The Stanley Carriage House represents F.O. Stanley’s vision ofsuccessful tourism: build a beautiful place with good things to do, and—if they’ve got a way to•get there—the people will come. The Carriage House was the “way to get there” by being thehouse that stored and serviced the Stanley Steamer Mountain Wagons that brought them.• By simple extension, the Carriage House symbolizes the birth of automobile tourism., A legitimate claim, the Stanley Hotel was the first major destination resort in the US if notthe world to use automobiles rather than trains to transport its customers to its door.This project has particular urgency: the owner has set a tight deadline as he preparesto sell the property. In an aggressive schedule of repair and restoration since he purchased theproperty out of bankruptcy in 1995, the owner has repaired and/or restored the three otherkey structures. The Carriage House, however, has hung in limbo as a variety of options have• been considered for a building in such poor visible shape, no one has known quite what to do‘ with it. That notwithstanding, the historical significance of the Carriage House wasrecognized with inclusion of the building in the Stanley Historic District nomination, whichwas accepted to the National Register of Historic Places in 1977. The aforementioned longterm lease with the owner protects SHF investment of public funds as well as the buildingitself.•1 The unusually tight schedule reflects this urgency, and all parties (see key project• staff attachment) are fully prepared to accomplish this difficult but important project withinthe strictest State Historical Fund guidelines.—‘ Thus, the ultimate purpose of this grant application is to preserve an importantIShistoric structure from possible loss and for a use that accurately interprets the site’ssignificance. Funding from the State of Colorado’s designated fund for historic preservation isthe first critical step in securing final funds to preserve this important Colorado landmarkbuilding in its landmark setting.IIIhSusanS.DavisPresident & CE.O., Stanley Museum, Inc.

Stanley Museum, Inc. Narrative—CHS-SHF 9/30/02Maine & Colorado Stanley Carriage House Rehabilitation Grant Page 1 of 3V4Rinv- CHS-SHF 1tEHeruTA flONGvr()Applicant InformationMission: The Stanley Museum, Inc., preserves and interprets Yankee ingenuity andcreativity as embodied by the Stanley family in order to inspire those values in children andO adults. In Colorado this mission includes preserving and interpreting F.O. Stanley’s impact onEstes Park and Colorado through his sense of community, an influence extending far beyond thestory of the Stanley Hotel or Stanley Steamer automobile, in order to inspire others with hismodel of community spirit.Stanley Museum histoiy: The Stanley Museum,C’incorporated in Maine in 1981 andin Colorado in 1997, started as and remains a preservation organization. It was founded inC’ Kingfield, Maine, to save the Stanley School, designed and paid for by the Stanley Twins, F.O.and F.E Stanley, as a gift to the town of their birth. The Town was about to tear it down to makea parking lot. Stanley family and steam car history was also under pressure. The patriarch holdingfamily archives, in his late 80s, had already sold pieces of family history, and private individualswere lining up to seize the rest. Knowledge about the Stanley Steamer was in private collectors’hands, with no public access anywhere in the world.Similarly, when the Stanley Museum accepted the invitation in 1997 to place a branchOthe Museum at the Stanley Hotel in order to provide historic site interpretation, the CarriageHouse was to be torn down by the Town, to be replaced by a 40,000 square foot community artcenter, an unpublicized detail in the 1994 municipal Stanley Historic District Master Plan.C’Contributing to a “who cares” environment, few people remembered Stanley’s contributions norappreciated their far-reaching significance, so great in their day that one had assumed remindersC’ of Stanley Hotel and Stanley Park would suffice. But those who knew had died away until thepopulation had changed without a published word of this history.Organizational Goals and Objectives: Following our mission to preserve Stanley history,in 1981 in Maine, the Stanley Museum’s goals and objectives included leasing the Stanley Schoolfor 99 years to establish a museum to tell the family and car story through exhibits andeducational programming. In 1997 in Colorado, these goals and objectives included establishing aviable education program for the general public and the publication of a historyEstes Park. These goals and objectives now extend to saving the Stanley Carriage House as aplace to tell the Stanley story.C’ Current Programs and activities: CulTent programs and activities in Maine includeeducational programming showcased by its 17-year old steam car workshop and 1997 and 1999centennial celebrations. In 2003, collaborating with the Town of Estes Park and several regionaland local car clubs, the Stanley Museum celebrates the centennial of F.O. Stanley’s arrival inEstes Park in 1903. In Maine, the Museum is embarking on an intensely focused educationprogram with area schools that includes hiring a museum educator dedicated to the program.More traditional educational programming in Colorado is concentrated in the Museum’s historicsite interpretation tours of the Stanley Hotel, a growing involvement with Estes Park schools andin program collaborations with the Estes Park Area Historical Museum and the Estes Park PublicLibrary, from a Halloween Hullabaloo event in October to a celebration of women’s history inMarch. (F.O. Stanley’s sister, Chansonetta, and niece, Dorothy, were artists of significance in thefields of photography and painting respectively.)S Accomplishments: In Maine, the Stanley Museum has succeeded in saving the StanleySchool as the present Stanley Museum, and has established itself as the world authority on theStanley Steamer. It has established an extensive publishing program that includes more than 60newsletter/quarterly magazine-quality publications that have reached the status collectibles,and.specialty books from the thumbnail history of the Stanley Family, Renaissance Yankees, tothe History and Genealogy of the Locomobile, an early steam car that sprang from the first1897 Stanley Steamer. In Colorado, the Stanley Museum has added substance to Stanley historyin the community through its hotel tours, educational programming in the schools, thepublication in 1999 of the booklet, A history and Tour of the Stanley Hotel and in 2000 of a•••••••S•SISS5of Stanley inofofSS

C of four primary front-line structures of F.O. Stanley’s grand resort hotel, called the StanleyImportance of the Property and Project: The Stanley Hotel Carriage House is one• Purpose ofthe GrantC membership of more than 700 people.major book, Mr Stanley ofEstes Park. With all these efforts, it has built a world-wideShSOct. 2002: Stanley Carriage House Rehabilitation grant submitted;Pre-Carriage House Rehabilitation Grant timetable: (Funds raised privately.)other support structures—the importance of its role to the success of the Hotel makes itproject. Preservation of an important, if sadly-overlooked, structure that is part of a Coloradocenter turns static preservation into kinetic energy. When combined with the recent for-profitturnaround the Stanley Hotel property has experienced in the hands of an aggressive, well-have many parts of this project take place simultaneously rather than sequentially:C automobile tourism. The Carriage House is the visible part of the story, the tip of the iceberg.C effectively created the support structure necessary to make it succeed —details: to build a destination resort in a remote, undeveloped place, Stanley visualized andAnd like an iceberg, Stanley’s impact on Colorado through his support of tourism is hidden in theautomobile rather than by train, the Stanley Hotel represents the effective birthplace ofThe only resort in the United States or elsewhere to transport guests exclusively byBecause of its visibility and high traffic area, the primary placement of the Carriage House inproject completed by December 2003. Because of this compressed schedule, it is necessary toS the Stanley Museum to take public occupancy of the Carriage House by June 1, 2003, to have theicon, built in full knowledge of the significance it was to play in the Stanley Hotel’s ultimateTimetable: The owner of the Hotel has set a tight timetable for this project: he wantsof history that reaches far beyond the story of a building.S financed hotelier, this public, nonprofit use opens the property to appreciation and understanding•• • Bank; 1908S success, is itself a worthy project. The educational potential of a museum serving as a visitorS Public Benefit: Historical preservation and education are the public benefits of this• funds to complete the project, ultimately preserving the Carriage House through adaptive re-useS begin the preservation of the Stanley Carriage House. These dollars would leverage necessaryGoals & Objectives: Goals and objectives for this grant are to raise the first dollars to•• • Tuxedo Park, first auto camping site, 1917•• Golf Courses: 1909, 1918• Rocky Mountain National Park, 1915• Stanley Park Fairgrounds, 1941S Recreational InfrastructureS • Return of the Elk, 1913• Hydro-electric Power Plant 1908Land for sewer, 1909•• Land forthe dump, 1921• Estes Park Protective and Improvement Association, 1906• Fish Hatchery, 1907• • Roads from Lyons, 1904, 1907• than the recently-restored Power Plant or even his Stanley Park Fairgrounds.Municipal Infrastructurerecreationally:been just any structure for a common purpose, it would have been located out of sight with the• Stanleys’ and other guest facilities in Estes Park. In addition to its primary location—if it hadC historically as well as architecturally significant.S Stanley’s resort layout symbolizes Stanley’s infrastructure investment perhaps more powerfullyas the Stanley Museum to tell the Carriage House and entire Stanley story.purpose was to house the Stanley Steamer Mountain Wagon buses that transported guests toWater Company, 1908municipallyand(‘N Hotel, built from 1907-19 12 and opened for business in 1909. The Carriage House’s originalMaine & Colorado Stanley Carriage House Rehabilitation Grant Page 2 of 3Stanley Muse tun, Inc. Narrative—CHS-SHF 9/30/02

C) contract is signed to review the working drawings, and changes may again beGrant written for archeology assessment, reviewed by CHSSHF staffC Aj-chitect’s working drawings begun. Staff must also be provided 30 days after theNov. 2002: HSA reviewed by CHS/SHF staff— 30 days to review the draft and final document.Permit process with Town of Estes Park initiatedHistoric Structure Assessment completedexpenses are met for the project itself.Q5 it is not anticipated that grant income will be needed to support SMI-CO once all constructionSJan. 2003: CHSSHF grant awardedFeb. 2003: SMI match ($50,000) fundraising from private individuals completedin the Timetable have expressed interest in participating. Although supportive, the Town ofinto the Carriage House will add gate, food and gift shop income. Except for building endowment,SS(Bathrooms completed, parking completed; landscaping underway)Other organizations involved: In the funding arena, the private foundations mentioned• (Coffee Shop, Gift Shop begun)O June 2003: Front, exhibit part of Carriage House completedMay 2003: Begin rehab. on Carriage House structure• Foundations). Apr. 2003: Begin demolition phase of Carriage House work(Grants begun for funds from El Pomar and Boetcher Foundations)(Grants completed to El Pomar, Boetcher; begun for Coors and GatesMar. 2003: Contracts signed with CHSSI{FCarriage House Rehabilitation Grant timetable:5 King Foundation grant awardedArchitects working drawings completeArchitects working drawings adjusted to CHS/SHF reviewBegin parking and landscaping (not funded by CHSSHF)(Grants awarded by El Pomar, Boetcher)C Dec. 2002: Estes Park Permitting completed• operations expense support from Maine to be reimbursed through expense allocation. Expansion5 two of its six years of operation in the main Hotel. Growth projections for 2003 will allowS• community are not formally involved, expecting to benefit only tangentially at this time. (Wesecure the Stanley Concert Hall as a Town-based performance space. Other museums in thethe Museum has demonstrated earned income potential. Operations support from the parentmuseum, SMI-ME has allowed SMI-CO to meet all expenses from tour income alone for the last5 individuals and foundations to fund the Carriage House project, broken down according to funding5 Concerning long-term operations of the Stanley Museum in Colorado itself (SMI-CO),S project itself, the Stanley Museum has created a tight schedule of fundraising from private• sources approached. The Museum’s C.E.O. will do the fundraising personally with professionalLong Term sources and strategies forfunding at the end of the grant period: For the• Stanley Museum docents.)• of the Power Plant as part of the Hotel story on the history tours of the Hotel conducted byon the Power Plant rehabilitation atthe current Hotel exhibit space, and extensive interpretationfundraising consulting as needed.5 Estes Park chooses not to be involved because of the recent failure of a public-private effort to5 generate much of the traffic at the newly-renovated Power Plant through a collaborative exhibitGrant awarded for archaeology assessmentGrant for $250,000 to King Foundation submittedrequired to the drawings based on that review.Stanley Museum, Inc. Narrative—CI-IS-SHF 9/30/02Maine & Colorado Stanley Carriage House Rehabilitation Grant Page 3 of 3

I •1I entirely by electricIty.’ June 22 was opening day, “...the most notable date in (he history of theII.village of the mountaineers, for with the opening of the Stanley hotel Estes Park takes first rankI size In the world. It. Is luxurious and modern, even to the great kitchen where cooking Is done••I being In the class ordinary of mountain hostelries, Is simply palatial, equaling anything of Its• the next year, 1908, the Hotel was reported by the local press as rapidly progressing.• 1 909 the hotel opened with suitable reportorial hyperbole: “The new Hotel Stanley,... instead of2 InI underway in December, actual construction probably began in the summer of that same year. InThough the 1 907 Am9r/’on Architect ano’ 5u17o’/’7g ,Vews reported the design of the hotelIof the hotel’s construction, notes the relationship of Stanley, Wieger, and Kirchhoff, seeks theis a building complex extraordinary in its mountain setting. This paper documents the context0century as standing for a national renewal of values associated with on English colonial past. Itsuperb exhibit of Georgian revival architecture favored by many Americans at the turn of theorigins of the design of the hotel, and explores the significance of the Stanley as an expression ofdeserving of far more. Though F.0. Stanley Is warmly remembered for his Stanley steamer, hevalues attached to the Georgian revival style.O resort has received almost no notice since in the literature of architecture and hotels.• should be remembered as well for his hotel. The Stanley Hotel is an elegant monument and a1 R is• INTRODUCTION• “Denver, Colorado———T. Robert Wieger... Is said to be preparing plans for a summer hotel, to beO erected by F.O. Stanley at Estes Park, at a cost of $1 50,000....Frank Kirchhof will have charge• of the building.” This news piece In (he Amcrk.cnArchh1ec/cno’Du//dfrigMcws in December,MARCH 6, 1987DY GARY LONG• The Stanley Hotel1 907, was the only notice taken by the national press of the construction of The Stanley, and theTHEE BUILDING OF THE STANLEY

stories high and is said to have costCprominence as a rival to Switzerland. The hotel Is colonial in style with 1 00 rooms. It is threeAlpine setting, and will go far toward bringing the upper mountain regions of Colorodo Intowith any mountain resort in the world. This hotel, amid glaciers, peaks and forests, has a truly2ornament. Only in the lighting does the pressure of other stylistic possibilities erupt; for thethe classical ornament (fig. 3). Interiors are equally bright and generous with classicalPalladian detail, the horizontal sweep of Roman Done columned porches and ballustracles, andsymmetrical plans, the low sloped roofs at seven in twelve pitch, the winckws and dormers ofpalette of materials, color, organization, and detail. Marks of the Georgian revival are in thebuilder, the buildings though loosely sited are bound together through the use of a consistentSufit in a short period of four years or so under the hand of the same owner, architect, andhill end rock and mountain beyond Is equis1te,crescent on the hill without the hill’s disruption or violation. The delight in contrast betweeneach formal and syretrical within its own order, have been carefully placed in an informalhill which carries on up behind the building grouping. The result is a sense that the buildings,front of the main hotel, the buildings are sited without terrace, and are individually cut into theare now painted white), and stand on native stone ashlar and rubble foundations. The roofs areAll the buildings are built of wood, were originally painted yellow—ochre with white trim (allgatekeeper’s house, now relocated, flanked the entry road from the town at the base of the hill.women’s dormitories off to the left (fig,2). All are unmistakenly Georgian in chraotr: Aoff to the right (fig. 1), and the manager’s home, boiler house, laundry building and men’s andHotel rests proudly in the center of the complex with the Manor House, Stanl&.’ Hall, and garage• construction was complete.hipped, with regular dormers, and are painted red. The ensemble fronts to the south the valley4 Seen in the grand sweep up the hill toward the entry, The Stanleythe highly organized Georgian facades and the raw power of nature exhibited without contest inG written and printed in preparation for the second season of operation, the summer of 1910,• 1910, of a smaller companion hotel building known as the Manor House. A promotion piece• contains photographs of six of the buildings; it is quite probable that by 1 91 2 the first burst ofThe hotel was well received, and demand for rooms justified construction by the following year,below with the majesty of Long’s peak beyond. With the exception of the formal plaza on axis in.

oost parl Ughting Is oeary o arts and crafts oMgn (fig. 4).0 - -Though arguments are made that, the Georgian revival is a reverent look backward, It would havebeen out of character for an inventor and mechanic of the late nineteenthand early twentiethcenturies to bufld a building with less than the most progressive technology and Stanley’sC direction W8S not out of character. The 1 909 buildings were designed as afl—electric summerCbuildings, and when The Manor House wa constructed the next year a central coal—fired steam• plant was placed in a new boiler house. The complex was served with its own hydro—electricCgenerator and mountain reservoir water system, both of which provided excess capacity tosupply the town. For the several months of winter when the electric generator flow was shutdown because of icing conditions the hotel was provided with its own gas—generating plant. Themain kitchen was fitted with all—electric equipment. Roughing it was for others: ‘0ne enjws a- stay in the mountains even if denied the comforts of modern civilization, but how much moredelightful and satisfactory is the visit when all of the enjayments of mountain life are combinedwith all of the conveniences of modern civilization. There can be no argument over the matter.••The reason this resort has sprung into popular favor so suddenly is apparent. One can live closeto nature here and at the same time not get away from the comforts of civilization.resort is a pleasing mixture of both. 5Life at thisSuch interest in creature comforts extended to recreational activities,The grounds providedcroquet, tennis, and golf. A bowling alley (fig. 5) spanned the basement of Stanley Hall.Regular recitals were given in the music room (fig. 6) of the hotel, The Manor House boasted awell stocked library, and both buildings had billiard rooms (fig. 7).Still, the attraction, thereason for being, was the Rocky Mountain setting, and for exploration the hotel provided steamcars and chatJffers or horses and guides. Through the Estes Park improvement Association eventhe anglers were considered with 2,000,000 fish turned loose in the streams of the Park eachspring. 6THE RESORT HOTEL CONTEXTStanley considered his hotel a competitor with other resort hotels, and his hotel was amongst aIpopular company of the late nineteenth and early twentieth centuries, The boast of the hotelbrochure only one year after opening Is revoaling:[Stanley] has taken great pride in creatingII1 3h

C)••this resort, with its spacious grounds and handsome buildings.He knows that no mountainresort in the far—famed Swiss Alps is better equipped to core for the comforts-and delights of Itsguests and, knowing this, he is satisfied that his patrons are satisfied also.Those who spend afew d’s, a few weeks or an entire summer at this resort leave with the avowed determination toreturn again and thus the fame of the resort has spread abroad over the entire country.” 7 Such• claims might be overstated, perhaps, but are indicative of the fact that The Stanley was not the• only resort in the Rockies (fig. 8). and competition was as much an element of the resort• business as It was In the automobile business.• Without question, however, The Stanley Hotel was unique for its time, and indeed still has nocompetitor that presents anything like Its Georgian mien In the mountains or in Colorado cities.One publication from 1906, a railwey guide published monthly in Denver, was illustrated withthirty-three advertisements for both resort and city hotels, and none remotely resembles thebrightly painted Stanley. All but two are masonry, and most are very much Victorian In theirdarkness. The few small hotels in Estes Park at the time and the many built after wereuniversally rustic in materials and expression, and stood in low contrast to the majesticStanley, arguably to the benefit of both (fig. g),9The Stanley Hotel stood in lesser contrast with the great resorts of the East, North, and Souththan it did with those of Colorado.Resorts had aiweys been the escape of the well—to—do fromboredom, or heat, or cold, but as enterprises thrived especially following the Civil War as anaccompaniment to the development of the railroads, and to newfound industrial wealth. The• Stanley followed the prescription of the late nineteenth century resort by providing• self—contained pleasure in a special natural environment with easy accessibility. 10• Nevertheless, in the literature reviewed not one of these other resorts possesses the finelyI restrained Georgian character of The Stanley. Most are stodgy old Victorians, or shingledI rustics, or employ classical detail without vision. Some critics might find elements of• similarity in a few extant hotels of the period: the Otesoga Hotel (fig. 10) of Cooperstown, New1 York; or the Orand Hotel (fig. ii) on Mackinac island, Michigan; or the Carolina at Pinehurst,1Hot Springs, Virginia; but none closely resembles the Georgian dignity and grace of the StanlW.- North Carolina; or the Greenbriar at White Sulphur Springs, West Virginia; or the Homestead ofMost are gargantuan,it must be noted, however, that few of the resort hotels from the turn ofIII 4

oStanley?alter ed or expanded in later decades. Moreover, many hotels have been destrayed by disastrousfire. 8ut 11 not bY hotel habit or example, then what is the precedence for (he design of Thethe century have so nicely retained their early form as has the Stanley; most have been severely5vast measure of credit must be given.’recalled years later that Stanley “...was the noted citizen of the place, the patriarch.’Freelen 0, Stanley wesa remarkable men, exemplifying in many ways the ideals and aspirations1 1 WithI Association formed in 1906: ‘To Mr. F.0. Stanley, the former president of the Association,...aI12 Stanley died at his home in Newton, Massachusetts,I newspaper article in 19 12 reported the achievements of the Estes Perk ImprovementLyons and Loveland, Iestablished a bank for Estes Park, donated land for public enterprise, andI led the business community in the finest traditions of American small town boosterism, A localIIextraordinary entrepreneurial enerey and skill Stanley first constructed his own house in: years,and came to be revered by (he people of the small mountain town. One long—time resident1904, then promptly built the eleven buildings of the hotel domplex, established a power plantrebuilt roads to accomodate his mountain wagons from the lower railroad junction towns ofstretched Stanley steam cars called mountain wagons, obtained the mall delivery franchise,• explore the mountain country in his own Stanley steam car over roads (hat had carried onlyO Freelan 0. Stanley of steam car fame came to Denver In the spring of 1 903 a sick man 53 years• FREELAN 0. STANLEY• old. He had been diagnosed by his Boston doctors as having tuberculosis, and had been advised to• travel west for the reputedly beneficent Rocky Mountain air, Though an invalid, he was quick to• horse drawn vehicles before. With his wife he selected Estes Park for his recovery, andI recovery was Indeed swift. Arriving In Colorado a lightweIght 118 pounds, Stanley weIghed 117partner.builder. Stanley was, in the ordering of the buildings on the hill, most probably the seniorcmA great work of architecture in its building is a partnership amongst owner and architect andpounds three months later. With this remarkable recuperation Stanley found special attractionin Estes Park; after the year of his recovery he summered there for the next thirty-sevenand water works for the hotel end the town, organized a bus company for his twelve—passengerOctober 2, l94O.

••of a large number of Americans of the second half of the nineteenth century.Dorn identicaltwins in King(ield, Maine, June 1, i819, too farmer of old English colonial stock, Freelan 0.and his brother Francis E. were educated at Hebron Academy and Bowdoin College to becomecountry school teachers. Francis E. left teaching first, at age 25, to set up shop as a portraitartist in nearby Lewiston, Maine. Freelan 0. followed, establishing a factory for theI manufacture of mechanical drawing sets. F.E. took up photography, shifted his portrait• business in that direction, and e

I•I•• (his spot, 7500 feet above sea level, while the timber line is between threee and fourI8II- thousandIII.G22• foothills, graywith granite, or dark withevergreens, andat their feet, like gay rugs, are• spread the glades of the Park, bright with myriads of summer flowers, while through theI but the feminine passenger, if she be timid or nervous, experiences a degree of terrorI• thousand feet higher. Groups of stately pines are disposed about the Park as II arranged byI along its sides forming narrow lines of green.brings one to the lowest level of Estes Park.I ascent, while the precipitous roadsides seem to threaten instant destruction, After athrough gulches or down the sharp pitches which are interspersed throughout the longscarcely equaled by a “hold up,” as the horses, apparently unrestrained, gallop madlyI journey by stage begins. The mountain road, as such, is good and accidents are unknown,reñuilnfng distance (fig 14). At Lyons, the terminus of the roliroad, the strenuous• city of Denver. and is reached by a railroad ride of 50 miles and a staoe drive over theinteresting of the entire range. The Perk is situated about 7S miles north west from theColorado, located at the foot of Long’s Peak which Is one of the loftiest (1 4,272) and mostR sense of the mountains and of the place so far from Doston.I close of the season, Mrs. Stanley wrote her Images of the experience In an unpublished piece, “AI Tenderfoot’s First Summer in (he Rockies.” Excerts from this work eloquently express theassorted cabins.21 The Stanleys stayed (he summer and autumn In a rented cabin, and at the• cabins and small summer hotels (fig. 13). A Colorado promotion publication of 1904 listedseason; Stanley insisted on driving up from Langmont via Lyons in his steamer, the first to doEstes Park as a town twenty miles from rail stops In both Lyons and Lo’ieland,with a year—roundStanl moved to Estes Park with his wife and her maid in the late spring 1903 for the summerTHE STANLEYS AND E5TES PARKso; the women came on by stagecoach.a grocery store, blacksmith and cobbler shop, and a post office serving a scattered array ofpopulation of 55 and accomodations for 655 summer guests in eight outlying hotels and otherOne of the most beautiful of (he natural parks in the Rocky Mountain region is Estes Park,20 The town of Estes Park at the time was little more than, spellbound by the beauty of the scene. The mighty range, “rockribbed and ancient as the• As one reaches the brow of the hill immediately overlooking the Park, he pauses,4 more than an investment with Mr. Stanley.height of eight thousand and sixty—two feet has been attained, a descent of five hundred feetsun” towers in a semi—circle against the “turquoise sky of Colorado.” Next are grouped themidst of this coloring a mountain stream is woven like a silver thread, the shrubberyWhen one remembers that the timber line of Mt. Washington, N. H., Is less than foura landscape gardener, and forests of evergreens clamber up the hillsides. Here and therefeet above sea level, one can but marvel that vegetation should be so luxuriant In

a••gSI•Ibelow.When day of Colorados ideal weather came, we sat on the verandas, °invited our souls,”•are little maple bushes, but the only deciduous tree I have noticed is the aspen whichSwhat he himself had found: good health and a civilized liaison with nature.Freelan Stanley began in 1906 the building of a resort community that would provide for othersDenver business activity, but few left such a line legacy of beauty and good will.S buildings is equally impressive, and is, most probably, longer lasting. Others had come beforeI What F. 0. Stanley accomplished before his mid—life bout with consumption is impressive in theStanl&ys returned to Denver that winter, built their house in the Park the next season, 1904,• Thus began a lifelong love—affair between Flora and Freelan Stanley and Estas Park. Thegoadbys to say, for it went with us down the steep hillsides on its way to gladden the plainssomber pines moved as mournful adieu; but the brook, laughing and chattering, had nodrove away, the mountains in their snowy cowls seemed to bow us a stately farewell, theharvest moon lay ripening in the September skies, big and yellow and mellow. As weAt the time we left the Park, the days were full of autumnal splendor, and of nights thebright clouds, boiling up from the horizon.The twilights linger in that altitude, and long after sundown, one would see masses oftender light.of evening, with the violet and purple deepening in the shadows of the hills.the snow—patched mountains, ——the rosy glow of morning, the white glare of noontide, theleaves, they glow amid the somberness of the pines like fields of bultercups.most brilliant green, and when the autumn frosts hasten the ripening of the quiveriengEastman plus the profits from the reorganization of the Stanley Motor Carriage Company,With health restored and a considerable purse available from the sale of patents to George• the Stanleys to recuperate in the healthy air of the Rockies, indeed sanatoriums were a major• works of invention and manufacture; what he acomplished after in the construction of the hotel• then summered thereafter in the Park till Flora*s death in 1939, Freelens in 1940, both at 91.• grows to a small size. Thickets of these fifl up the draws of the hillsides giving touches ofit is not unreasonable to assume that Stanley wished to make a profit in his enterprise, but thereis no evidence that the venture was viewed by him or others as an expression of ego orflamboyance or ostentation. A decent amount of civic philanthopy can be inferred from theproject wholly in keeping with a model of responsible wealth won from honest invention andwas sufficient to revel in this delicious idleness, and watch the play of light and shade onand wondered why the good Lord did not make everyday as beautiful. As for employment,we did nothing absolutely nothing and the ddys were not long enough rn which to do it it

SSS4 hard work that Stanley so ably exemplified. Two news articles of 1908 indicate a remarkable•respect for Stanley by the townspeople. Stanley apparently named the hotel—to—be theDunraven, after the English nobleman who had controlled the Park in the 1 880s and 905 ashunting preserve and cattle ranch. An editorial on August 13 decried the name: “if it. was left tothe people of the Park to name the new Hotel it would be called the Stanley. The name Dunraveri• does not call up pleasant memories. About the only thing Dunraven suggests is a land—grabber• who tried to convert the Park into a game preserve for his own use. Mr. Stanley’s name will• always be associated with the upbullding of the Park, making tt a place delightful for 811 people.SSGive the splendid structure a fitting name,” A bit later, on August 27, the newspaper noted (hatthe name would indeed be something other thn Dunravn, end (hot “Mr. Stanley is open to• suggestions for a name, and offers a prize of $1 0 to the person suggesting the most appropriate• and fitting name.” Mel Busch, local historian and Director of the Estes Park Museum, finishesthe story by saying that the name Stanley was finally driven home by town petItion. 13 Suchevidence suggests that Stanley was something of a town hero by this time only five years afterhis arrival.‘ BUILDER FRANK IRCH[IOF AND ARCHITECT T. ROBERT WIEGER•••Buildings find (heir form and their image in a myriad of ways, but they are shaped finally bythe architect and the builder. The architect fo the Stanley was T. Robert Wieger, the builderFrank Kirchhof.The record of their relationship to each other and to F.O. Stanley is largelyforgotten, but small vignettes recorded by the families of Wieger and Kirchhof indicate a warmmutual respect bath during construction and after the buildings were finished, Klrchhof’sdaughter Alberta remembers living in Estes Park with her mother and brothers duringsummers of construction of the hotel, apparently 1 907 and 1 908. Her father had built a cabinfor his family while the hotel was under construction and visited them and his construction crew5 once a week. She remembers rides in the mountains with Mr. Stanley in his steam car, and5 remembers the men working on the hill with nothing around but the shambles of construction.two23• Karl Wieger, the architect’s son, was too young to remember the construction of the buildings,5 but remembers as a bay in the 1 920s going with his father to call on Mr. Stanley at his house inI Estes Park. He remembers Mr. Stanley’s turn—table In the garage so that the steam car wouldIIface out for the next drive, and he remembers playing billiards with Mr. Stanley, and heremembers Mr. Stanley constructing violins and cross—bows in his shop.24 Both Kirchhof andIS•10

Wiegec were men of stature, and Freelan Stanley continued, in the construction of his hotel, hisfine instincts In bringing good men to his projects.Frank KirchhOf was a Oerrnan immigrant carpenter who by the time of the Stanley constructionhad established a highly successful lumber company, cabinetwork shop, and constructioncompany. He went on later to become president, then chairman of the board, of the AmericanNational Bank of Denver. Before the Stanley he had built buildings that Wieger designed, and hadfor two years 1903 and 1904 employed Wieger to design houses for his firm’s development. Itis not inconceivable that the selection of the architect was on the recommendation of thecontractor. Though Kirchhof undoubtedly contributed to the fine qualities of the Stanley inconstruction, it appears unlikely that the formal design of the buildings was shaped by his25influence.: family.S•••At the time of the opening of the Stanley Hotel;sixty, and Wieger was thirty.Kirchhof was forty—four, tonley was turningRobert Wieger’s role in creating the image and form of theStanley Hotel is obscured with time, but must have been substantial. Certainly his design skills,already well demonstrated in built projects, brought excellence to the work.His talents weresubstantial, and it is not hard to imagine a respect between Stanley and Wieger based on hardwork end fine buildings,Wieger had moved to Denver from Cincinnati at age twelve with hisHis father Adolph was a furniture maker and draftsman, his older brothers Adolph,Jr.,end Otto were respectively a conveyencer end a pressmen.Robert attended public schools in• Denver, at Hyde Park and old East High, learned his profession of architecture as an apprentice,26then joined Franklin E. Kidder in partnership in 1900 at age twenty-one.Wieger’s partner Kidder may have been W1eger’ Introduction to F.0. Stanley.Kidder had cometo Denver from Boston in 1888 seeking recovery from poor health, was academy trained inarchitecture at Cornell and in engineering at M.I.T., end,in addition to holding a respectedpractice, was a national authority in architecture as author of Archftc/ ond 8u/Idr5 Pcckelt’ook 27 Kidder like Stanley was born in Maine, end was proud of his family; he• published himself A /-/Xs’/oryoI/h Khlderlamf/yIromA./2 /320 to /67628 Oiven their5 common social standing, ill health, and New England heritage, it is more than likely that StanleySL.ISSand Kidder met soon after Stanley’s arrival in Denver.II

Kirchhof for the two years 1903 and 1 90’4. The Kidder-Wieger partnership was reestablished4 The initial Kidder—Wieger partnership was short lived. For unknown reason, Wieger droppedpbout, of the partnership, opened his own office far a short while, then worked for’the contractorin i gas, but ended in less than a year with Kidder’s early death at forty—five. Wieger brought12I A search for precedent in tho design of Iho Hotol strongly suggests that Stanley gave to WlogerIremembered that Wieger was born In Cincinnati and moved to Denver at age twelve; he did notreveals no other building later designed by Wieger that was Georgian revival.30Stanley was born!). There were a few fine Georgian revival buildings in Denver at the time ofbuildings similar to true colonial survivors that he had grown up with in New England, or forStanley’s wish. That this was tho case might be inferred from the fact that available evidencestylistic maturity of the completed Stanley Hotel buildings is truly remarkable. it must beI Anne picturesque with a modicum of classical detailing.29 There is no hint of the upcominghis early professional career. These are unpretensiou masonry buildings comfortable in styleI the buildings Is well—known and many have been demolished, but a few remain as markers ofI Georgian revival style that Wieger ably used with such academic precision to organize the formIfinally in Kidder’s old office at 628 1 ‘4th Street as sole proprieter. There is no available1)into partnership Albert A. oerresen in 1 906, but this too was not to last, and Wieger continuedevidence that architects other than T. Robert Wieger participated in the design of the StanleyHotel buildingS 011908- 1912.A review of Wieger’s built work prior to the construction of the Stanley reveals a competent butnot unusual approach to the design of houseswith their time. They represent a combination of four—square, temple front, and late Queenand character of the Stanley Hotel,Given the absence of Wieçjer’s prior experimentation with Georgian form and detail, thegrow up with colonial buildings. (Note that Denver was founded only in 1858, nine years afterthe design of The Stanley, but they were not common, and there Is no record that Wieger wasinvolved in the design of those that were built. it must be assumed that Stanley asked forthe Georgian revival style then popular in boston, and that Wieger faithfully carried out.GEORGIAN REVIVAL FOR THE STANLEY; A SEARCH FOR PRECEDENTS1 apartments, and commercial structures, Nbne of

uilt well.THE STAMLEY HOTEL: ENDNOTESsimilar association as a rejection of modernism, as a rediscovered realm of solace, as a retreat2. ,The D’flVt’f’ utJh&7, August 30, 1908, p.23. The article reports a price of1. TheAnier,anArch//eC/ondBd!1ONeW5 December 21, 1907.eighty years old is a legacy of inestimable value. Mr. Stanley. Mr. Wieger. and Mr. Kirchholfrom present. uneert&nt.y. Whatever its message to us or to our forebears, the St.anl’ now3. RxAyflounI8thNewS June 13, 1909,p.5; andJune23, 1909,p.7.4. “The Stanley Hotel” 22pp. A promotion piece possibly written by Flora Stanley; the richS. lbid.,p.17.6. Ibid.7. Ibid,,p. 19.of/he O/o’II’est( loom ington, Indiana, I 966).Deys( Norman, Oklahoma, 1967), and RichardA. Van Orman, ARcoin for the Niiht HotelsRe//way OuhI February, 1 906. For a complete review of Colorado and otherWestern hotels see Sandra Dallas, M Nero th&n Five in e Do Co/or,.±i Ho/c/s th the O/8. Pxffi’ Pai7woy ,.Jotjrne/ June, 1960, a facsimile of The Thrky /Totinto/n Ofuiv,House, and garage, but the general impression from below front is much the same now asarchives. Current Hotel literature gives 1912 as the completion of the initialconstruction, but without citation. Later wings were added behind the Hotel, ManorRockies,” note 21. Notice of completion of the Manor House is given for the second season,it must have been in the second season.prose is close to that of the unpublished paean “The Tenderfoot’s First Summer in thethus the publication date must have been 19)0. The brochure is in the Stanley Hotel$200,000 for the new hotel.

)9. AdvertiseiflefliS in The (s/es Pork Il, issues of 1 9 12 end 1 9 13. Rocky MountainNatlonl Park was established by act of Congess in 1915; Ests Park Is theeastern portal. A park guide, Pxky Noun/sin Na/I7nsl Pork 1919 (Washington DC,1919), lists twenty—eight hotels in the Estes Park area. A 1924 brochure by theBurlington Route Railroad, Pxk,L’/Toun/oI’l Pork, Es/os Park, cdJIori3 lists thirty—fivehotels in the Estes Park area with an incredible 3,930 rooms, listing 300 for the Stanleyas a runner—up to the Y.M.C.A. family camp wIth 600.10. Andrew Hepburn, t’roo/Pesijr1so1NorthAmerho (Garden City, N.Y., 1965); RichardGuy Wilson, ed., Vi/ori5’n Pesor?s ano’ M7/ol..S published as Nine/eon/fl (.en/ury, 1 982;and David Watkin, at al, OrsndM7/oi’ T/,ec7IthnAo1Po/M2te/.cAn,4rchu/r/ure/on.&k/H/stcry(New York, 1984), p. 13 thus: “The grand hotel and the railway station,institutions frequently linked in the first half of the nineteenth century, were perhaps themost striking new building types to emerge in the Victorian era. [The hotel] became anoccasion to indulge in a fantasy world where travellers could imagine themselves liberatedfrom the responsibilities of family and the private house, It is this romantic escapismthat, in part, accounts for the continuing popular fascination with grand hotels felt even inour own day. The hotel constitutes a kind of theatre in which visitors act out a life thatmay have little relation to their experience in the real world outside.11. Oral interview, Pieter Hondius, Jr., August 3, 1979 (Estes Park Public Library)12. (tsPorkTrof September 7, 1912, p.7.13. Obituary, The Dv- Post October 3, 1940, p.5. AddItional evidence of StanlE’contributions to Estos Park era included in : Oral Interview, Roger Low, 25 June 1981(Estes Park Public Library); TheNoun/rnr,June 4, 1908; June 18, 1908;August6, 1908; EstosPork Troi September 18, 1926; July 10, 1931; August 6, 1937;October 4, 1940; Es/es Pork Trail t/ September 24, 1976; LovelortoPopor/or-h’ero/dMarch 26-27, 1977.1 4. Nat/7n8l tlop&k o/Amorion 8krophy Vol. 1 8, 1 922; Leland Long, “Steam, Stringsand the Stanley Twins,” Nontorey /YerokJ Weokend/TtE’1 January 15, 1984; LelandLong, “Mr Stanley’s Steamer,” IVonterey Herald k’,df/ z,’ September 26,1986; Robert B. Jackson, TheS/osm Gorsofthes/on/eylwins(New York,1 969).15. Robert 13. Jackson, 7’/ie5/eoin Crso1/he5/an/evTwft,s (New York,1 969), p.14.16. TheOenV9rPE?,O1Jhl/’on, March 7, 1903, p. 12 Includes a full interview account of theStanley Motor Carriage Company works and practices.17. Den ver Cit;’D/rectory 1904. No Stanley company or residence listing is carried before1904, or after I 90’l when Stanley completed his house in Estes Park.18. Oral interview, Henry D. Dannels, January 15, 1981, (Estes PerkPublic Library).20

)19. EstesPvfre1ZJulY 10, 1931.20. Colorado Promotion and PubHclty Committee, Denver, ?/orI, 1/ M// end PW(Denver, 1904)21. Flora Stanley, “A Tenderfoots First Summer in the Rockies,” (unpublished, 1904), inthe archives of the Stanley Hotel,22. IhetiotJn/a/:rleer,AugUSI 13and27, 1908; EsIesPa/’kTraI7Oa2etIcJune22, 1983.23. Interview with Alberta Dame Demantotol ias, February 1 8, 1 987, Denver, Colorado.24. IntervieW with Karl Wieger May 24, 1986, Calistoge, California.25. 1/ia /V81,0fl81 6yc/opetha oflmeri’aui 8igrap/iy 39: 125 (New York, 1954). Kirchhof’slife was rewarding, and crossed Wiegers over a period of at least twenty years: theyworked together in Cripple Creek rebuilding the commercial district in the mid I 890safter the great fire there, Wieger worked for Kirchhof for the two years mentioned, andWieger designed Kirchhof’s own house in 19 1 0.26. j/or jStoteDi”Iory1887-l930 and Denver C/tyDioi.tory1687-1907 indirectlygive the pattern of partnership, business, and residence for Kidder and Wieger. Wieger’slife and work are recorded briefly in the Ameri’an Art Annua/21:’180, 1924 and inWithey and W ithey, 81 gr8ph/8/D/’//7neryoiAmorX’anArch1/acIs( Los Angeles, 1 956).Wiegers obituary is given in Pocky/Younts/nNei’s March 10, 1929.27. Frank E. Kidder, Archu/ec/s’and8u!ldars’Pxko/book, a Wiley and Sons publication, NewYork, went through an incredible eighteen editions, 1885—1949. Kidder was author ofother technical books, plus Ohurches and Chap/es(New York, 1895 1st ed., 1910 4thand final ed.)which provides valuable insight into any influence Kidder might have hadwith respect to the Georgian Revival styling of (he Stanley Hotel: none is revealed, all theillustrations are Richardsonian Romanesque or gothic in form or reflection.28. Frank L Kidder, A /iiIory of/he A’,ir Fain fly from A /320/c /676, i’ic/ucg /h8irsph,Vofour EmiQrsn/..4noes/or, James A’,tfor (/626-1676), also a anoa)y ofhisCesceno?f7/S through ti/s Son Jotin K71ar (&irn ce /555,), ;o Sett/e1 ,‘i CIio/msforoIyessachuse/1s, aboul /68/( Aliston, Massachusetts: F.E.Kidder, 1886).29, DescriptiOns of architectural style without photos are Impoverished at best, ludicrousand misleading at worst. Virginia and Lee McAlester, A Fi1dOw9 /oAmar,en House,s(New York,1986), and Alan Oowaris, The Comfortable House (Carnbrie,Massachusetts, 1986) are considered sane guides to the stylistic history andterminology of common buildings. Wieger’s buildings before the Stanley were identifiedfrom the Building Permits File, Denver Public Library, Western History collection, andfive were visited.30. The list of Wieger’s buildings after the Stanley was obtained in interview with Karl21

MEMORANDUMTo:Dave Shirk,PlannerFrom:Date:Re:Will Birchfield, Chief Building OfficialJune02, 20111690 Big Thompson Aye, Variance RequestThe Department of Building Safety has reviewed the referenced variance request and has thefollowing comments.The business currently known as Hunters Chop House has unresolved issues with the BuildingDivision. These include un-permitted work and un-approved work. I recommend any varianceapproval be conditioned on resolving these issues.