By Shannon Lukens.

The infamous Tugboat bar in Ski Time Square is slated for demolition review Monday evening, May 13.

The owner/applicant to tear down the Tugboat is Brian Bavosi out of Washington D.C.

OWNER
DBT DEVELOPMENT GROUP, LLC
400 7TH STREET, SE
WASHINGTON, DC 20003
(202) 546-0640
ATTN: BRIAN BAVOSI

However, the Historic Preservation Commission recommends denying the demolition permit because of the architectural and historical importance of the Tugboat building which has been sitting vacant for over a decade.

The meeting is at 5 p.m. in Centennial Hall on 10^th Street Monday and the public is invited and public comments will be allowed.

The application is also for the demolition of the parking garage behind the Tugboat building.

Meeting Agenda

Watch the Meeting

• Zoom: https://us02web.zoom.us/j/83013130086 or visit zoom.us and click join meeting then enter meeting ID: 830 1313 0086
• City website: http://docs.steamboatsprings.net:10100/OnBaseAgendaOnline
• YouTube: https://www.youtube.com/user/SteamboatSpringsCity Watch the meeting on TV6: Comcast only

 

Here is a portion of the Department of Planning & Community Development Staff Report

Background
The structure at 1860 Ski Time Square Drive was determined eligible for listing to the Steamboat Springs Register of Historic Places in 2023. The property was originally constructed in 1972 and is the home of the former Tugboat Saloon and Tugboat Bar & Grill.

The structure meets two of three criteria for listing to the local register as a historic resource:

Architectural Importance – This structure is significant for its architectural style and related period of construction. Specifically, as it was built in the post mid-century period, with angular rooflines and vertical expansive windows relating directly to its positioning and location at the base of Mt. Werner. The structure’s architectural style can be described as Contemporary, applied in the alpine setting at the base of Mt. Werner. Similar architectural styles were sought in the early 1970s at the base of Mt. Werner, as
this time saw a boom in physical growth. Completion of construction for this structure in 1972 aligns with completion of the Stagecoach lift for the Ski Resort in the same year.

Historical Importance – This structure is historically significant for its associations with Steamboat Springs community, culture and lifestyle. The structure is also representative for the post mid-century growth and expansion of commercial use and development along the base of Mt. Werner. Following the ski-area’s initial development in 1963, modern additions to the mountain such as the installation of Stagecoach gondola in 1972 gave way to it becoming a destination-based resort. With this, the base of the mountain saw a growth in development of commercial uses, such as the former Tugboat, located at 1860 Ski time Sq. The Tugboat operated from roughly 1972 to 2011, under similar and successive ownership. Commercial development of the base of Mt. Werner supported community commercial and retail needs associated with the parallel increase of neighborhood development throughout the mountain base.

Also regarding historical importance for the community, culture and lifestyle of Steamboat Springs, the long-standing The Tugboat Bar & Grill was a cherished destination for year-round residents and those visiting the area for resort vacations since it’s opening as the Tugboat Saloon in 1972. Original owners included Carl Schuck, Carl Farnham, Bill Gardner and Tex McGill. Ownership was followed by Larry Lamb and Hank Edwards. In 2011, Lamb and Edwards began sale of the property to Jim Beatty. In 2014, Beatty continued with plans to reopen the iconic bar and grill, with those plans never coming to fruition. The memories and stories from the community have been captured over the years throughout numerous articles, many of which reference the establishment as a ‘museum of local sports and culture.’ From accounts of meeting ones spouse, to epic Halloween parties, and being recruited to play fiddle on a stage, the Tugboat is a Steamboat Springs icon.

Project Description
Historic Preservation staff initially became aware of the proposed demolition when contacted by the applicant/owner in February of 2024. More recently, the applicant applied for a demolition permit in April of 2024.

The applicant and owner has adhered to the required historic preservation review processes. Prior to staff receiving the application for demolition in April of 2024, staff worked with the applicant/owner to discuss alternatives to demolition and the dangerous structure code enforcement violation that was issued for the Tugboat structure in October of 2022.

Staff discussed the dangerous structure status with the Building Official to confirm criteria related to exemptions, which is described under Staff Findings.

Reference Attachment B for the demolition plan set. Reference Attachment C for the code enforcement violation.

 

Project Analysis
The following section provides staff analysis of the application as it relates to sections of the CDC. It is intended to highlight those areas that may be of interest or concern to Historic Preservation Commission, staff, or the public. For local standards, guidelines, and requirements applicable to this proposal please refer to the CDC or contact the staff planner. For state and national standards, guidelines, and requirements applicable to this proposal please refer to the Secretary of the Interior’s Standards, as referenced in the CDC, or contact the staff planner.

Principal Discussion Items
1. Should an application for demolition of 1860 Ski Time Square be approved and do any of the exemptions within the CDC presented below apply?

a. 111.C.2(d) states ‘If the applicant demonstrates the Eligible Resource is a dangerous structure, as defined by the building Code, or that deferring demolition is a hardship in accordance with Section 112.H, the Commission shall approve the application.’

b. 112.H (Hardship Exemption) states ‘if an owner of an Eligible Resource, Historic Resource, Local Landmark, or Contributing Property clearly demonstrates to the satisfaction of the Historic Preservation Commission that there are no feasible measures that can be taken that will enable the property owner to make a reasonable beneficial use of the property or derive a reasonable economic return form the property in its current form, the Historic Preservation Commission may grant an exemption from the requirements of Section 111 and 112.’

 

Criteria for Approval: Demolition of an Existing Eligible Resource

CDC Section 111.C.2.d Review of Eligible Resources, Demolition
Building permits, sign permits, or deconstruction permits states ‘If the applicant demonstrates the Eligible Resource is a dangerous structure, as defined by the building Code, or that deferring demolition is a hardship in accordance with Section 112.H, the Commission shall approve the application.’

CDC Section 112.H (Hardship Exemption) states ‘if an owner of an Eligible Resource, Historic Resource, Local Landmark, or Contributing Property clearly demonstrates to the satisfaction of the Historic Preservation Commission that there are no feasible measures that can be taken that will enable the property owner to make a reasonable beneficial use of the property or derive a reasonable economic return form the property in its current form, the Historic Preservation Commission may grant an exemption from the requirements of Section 111 and 112.’

APPLICANT PROPOSAL See Attachment B for the demolition plan set and application.

STAFF ANALYSIS Analysis provided for this review is determined based upon the existing process and regulatory code as stated above in criteria for approval.

Demolition of an Eligible Resource is never appropriate and does not meet the approval criteria, as presented above. No proposal was received by the applicant/owner stating sufficient information to analyze hardship exemptions. Staff analysis below does not find the proposed demolition to meet the definition of a Dangerous Building to qualify for exemption of the 30-day stay of demolition within CDC 111.2.C.d or 112.H.

The following defines two criteria for dangerous structures in the Building Code.

DANGEROUS. Any building, structure or portion thereof that meets any of the conditions described below shall be deemed dangerous:
1.The building or structure has collapsed, has partially collapsed, has moved off its foundation or lacks the necessary support of the ground.
2.There exists a significant risk of collapse, detachment or dislodgment of any portion, member, appurtenance or ornamentation of the building or structure under service loads.

One of the two criteria must apply for dangerous building status to be considered and consideration must pertain to the singular structure (just the Tugboat, not the parking garage) even if the parking garage abuts the Tugboat. The Tugboat does not meet criteria one above, and only criteria two is of concern if the parking garage were to be demolished. The reason for this is because the parking garage abuts a small portion of the foundation wall of the Tugboat.

 

The Tugboat was deemed a ‘dangerous structure’ in October of 2022, by the Building Official, due to interior features of the clearstory/mezzanine which could not withstand occupancy for only that specific feature’s service load. The Historic Preservation Commission only has authority over the exterior of a structure or building, not the interior. As confirmed with the Building Official, the code enforcement case issued in October of 2022, deems it a ‘dangerous structure’ under criteria two above, but only specific to interior features under service loads, which do not qualify for exemption of the 30 day stay of demolition under CDC Section 111.2.C.d.

Staff findings presented below are based on the fact that a demolition permit must be approved if the applicant can demonstrate they meet one of the conditions within CDC Sections 111.C.2.d and 112.H. In addition to the fact that a demolition permit must still be issued 30 days after denial, or approval, by the Historic Preservation Commission if the applicant cannot demonstrate one of the conditions of Section 111.C.2.d and 112.H.

Staff Findings
Staff finds that owner/applicant did adhere to the required historic preservation review process. Staff also finds that demolition of the property at 1860 Ski Time Square does not meet criteria for approval, specific to building safety or hardship exemptions. Therefore, staff finds the applicant does not qualify for exemptions in Sections 111.C.2.d or 112.H, and therefore the HPC should deny the demolition permit, imposing a 30 day stay of demolition, with the permit being approved 30 days following date of the HPC public hearing. A condition requiring documentation of the existing Eligible Resource prior to demolition, requiring staff and partner access, along with requirement for an Architectural Inventory Form to be completed at the applicant/owner’s expense, if consent is given by the applicant/owner, is included for consideration.

Recommended Motion
Historic Preservation Commissions denies SPRDE240273, a Demolition Permit for 1860 Ski Time Square, and that the permit only be issued 30 days following date of denial, with the following condition/s of approval:

1. Documentation of the existing Eligible Resource is allowed prior to demolition, requiring staff and partner access.
2. With consent of the applicant/owner, an Architectural Inventory Form will be completed at the expense of the applicant/owner, with any onsite work to be completed prior to the issuance of the demolition permit.