HomeMy WebLinkAboutagenda.hpc.apz.20090708ASPEN HISTORIC PRESERVATION COMMISSION
JOINT MEETING
ASPEN PLANNING & ZONING COMMISSION
JULY 8, 2009
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: NOON -
OLD BUSINESS:
A. 320 E. Hyman Ave.,Wheeler Opera House -Joint
Conceptual Commercial Design Review, Public Hearing
(lhr., 30 min.)
6:30 Historic Preservation Commission, Regular Meeting
I. Roll call
II. Approval of minutes -April 22, 2009, May 27, 2009, May 13,
2009
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring:
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #16)
VIII. OLD BUSINESS
A. 320 E. Hyman Ave. Wheeler Opera House -HPC Major
Development Conceptual Review; Special Review for Parking,
Public Hearing (30 min.)
IX. NEW BUSINESS
A. HPC goals and philosophy discussion (Aspen Area
Community Plan) (30 min.)
X. PROJECT MONITORING
A. 541 AND 541 '/z Race Street (15 min.)
XI. Adjourn 8:30 p.m.
Provide proof of legal notice (affidavit of notice for PIS
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
MEMORANDUM
TO: Aspen Historic Preservation Commission
Aspen Planning and Zoning Commission
THRU: Amy Guthrie, Historic Preservation Officer
Jennifer Phelan, Community Development Deputy Director
FROM: Saza Adams, Historic Preservation Planner
RE: 320 East Hyman Avenue, The Wheeler Opera House- Commercial Design
Standazds Review (Conceptual) joint review by HPC and P&Z; and Major
Development (Conceptual), Special Review for Pazking review solely by HPC
DATE: July 8, 2009 (continued from June 24, 2009)
APPLICANT /OWNER:
City of Aspen
REPRESENTATIVE: Wheeler Opera
House, 320 East Hyman Avenue,
Aspen, CO represented by Gram
Slaton, Executive Director, Wheeler
Opera House; Fazewell Mills Gatsch
Architects, LLC; and Rowland +
Broughton Architecture and Urban
Design.
LOCATION:
Lots P, Q, R and S, Block 81 City and
Townsite of Aspen, CO, commonly
known as Wheeler Opera House.
CURRENT ZONING & USE
Located in the Commercial Core (CC)
Historic District, a National Register
Historic and local landmark containing
a four story arts and cultural facility
with commercial spaces on the ground
floor.
PROPOSED LAND USE:
The applicant requests approval to construct an addition
to the western side of the Wheeler Opera House to
expand the existing arts and cultural facility.
STAFF RECOMMENDATION:
Staff recommends the Historic Preservation
Commission (HPC) and the Planning and Zoning
Commission (P&Z) approve the Conceptual plan with
conditions.
SUMMARY:
The Applicant requests the following reviews:
• Conceptual Commercial Design Standard Review,
(joint review by HPC and P&Z);
• Conceptual Major Development for a Designated
Landmazk in the Commercial Core Historic
District (HPC review only);
• Special Review for Parking to establish a zero (0)
parking requirement onsite (HPC review only.)
b.
July 8, 2009
The subject parcel is a 12,000 squaze foot lot that comprises four (4) traditional city lots located
within the Commercial Core Historic District. The existing historic Wheeler Opera House is
located on the eastern 6,000 squaze feet of the lot. To the west of the Wheeler parcel is the
historic Motherlode building that contains a recently constructed three story addition on the alley.
PUBLIC OUTREACH: To date, the applicant has engaged the public in one informational
session on Monday, April 6, 2009. Staff strongly recommends that the applicant continue to
involve the public during the development and refinement of the project through informational
sessions, hand outs, and other various forms of public outreach.
LAND USE REQUESTS AND REVIEW PROCEDURES:
The Applicant is requesting the following land use approvals from the Planning and Zoning
Commission and the Historic Preservation Commission to redevelop the site:
Commercial Design Standard Conceptual Review: Joint formal public hearings with the
Planning and Zoning Commission (P&Z) and the Historic Preservation Commission (HPC) aze
proposed throughout the summer to provide a venue for Board members to communicate and to
understand each others' perspectives and goals of the Boards. According to Section 26.412.030
of the Land Use Code, "when a proposed development ... has potential for significant
community interest due to its location, magnitude or complexity..." the P&Z and the HPC are
required to function as one joint review boazd for the Commercial Design Standard Conceptual
Review. Staff does not typically conduct joint meetings with HPC and P & Z because the
purview of each Boazd is clearly sepazate; however Staff feels that the Wheeler expansion is an
appropriate project to utilize this option.
The following land use requests will be reviewed and acted upon by the Historic Preservation
Commission:
Major Development Conceptual Review for a Historic Landmark and Special Review for
Parking: These reviews are under HPC's purview only. The Wheeler is a designated landmark
located in the Commercial Core Historic District. As such, HPC has purview over the mass,
scale, context, site location and architectural details (including materials, fenestration, etc.) of the
proposed addition as it relates to the historic Wheeler and the Historic District through Major
July 8, 2009
Development Conceptual Design Review. Special Review for Pazking is under HPC's purview
because it is a designated landmazk within the Commercial Core Historic District. These reviews
aze proposed to occur during the Commercial Design Standard Conceptual Review discussions
because the topics are interrelated: for example, the guidelines for Commercial Design Standard
Review and the Historic Preservation Design Guidelines for development in the Commercial
Core aze identical.
The following land use requests will be applied for in the future:
Future Reviews: The applicant requests vaziations from the underlying Commercial Core zone
District dimensional requirements regarding FAR and building height through the Planned Unit
Development (PUD) process.
Starting in August, the P & Z will review the application and make a recommendation to City
Council regazding the dimensions of the project or the "size and height of the box" through the
PUD process. It is very important for HPC to understand P & Z's concerns about the project
during the conceptual review processes to prevent cyclical conversations or contradictions
between HPC and P & Z, especially because the reviews overlap in some areas. Ultimately, City
Council has final review authority over the PUD and will decide the dimensional standazds and
variations for the addition.
STAFF COMMENTS:
During the public heazing on June 24, 2009, the P & Z and the HPC raised concerns regarding
various aspects of the proposal. Since the hearing, the applicant submitted the following:
• Rooftop access for patrons of the Wheeler.
• A reduction of the proposed front yard public amenity space.
• The curved element proposed in the southeast corner of the new addition is eliminated
and a detail for the west facing facade is proposed.
• The height remains unchanged.
• A narrative explaining proposed use for the existing basement in the Wheeler.
• A narrative regazding the relocated entrance.
Staff responses to the changes aze below.
COMMERCIAL DESIGN STANDARDS 26 412 050 review by HPC and P&Z
The Commercial Design standazds intend to preserve and foster proper commercial district scale
and character and to ensure that Aspen's commercial areas and streetscape are public places
conducive to walking and dwelling. The Commercial, Lodging and Historic District Design
Guidelines and Objectives strive to guide appropriate commercial development to contribute to
the streetscape. A copy of the Guidelines and Objectives for the Commercial Core Historic
District are attached as Exhibit C.
Recommendations to Council regarding Growth Management and Subdivision will be reviewed by P & Z during
the Final PUD process.
v.
July 8, 2009
The Commercial Design Guidelines and Objectives define the Commercial Core Historic District
as the heart of Aspen. Each historic building contributes to the overall integrity of the Historic
District and new infill in this context, whether it is an addition to a landmark or not, must
maintain and enhance the existing historic structures. The Commercial Core is lazgely defined
by its historic building inventory and azchitectural chazacter, but there aze other elements that are
important to the "downtown formula." The street pattern or historic grid is vital to understanding
and experiencing Aspen's origin. Storefront context, which references traditional commercial
development, and outdoor spaces for public gathering are crucial to a successful downtown. All
of these elements aze incorporated into the guidelines for development in the Commercial Core
Historic District and are addressed by Staff in Exhibit A.
PUBLIC AMENITY SPACE/ ROOFTOP ACCESS
Design Objectives for Public Amenity space are:
• Create active and interesting street vitality through the promotion of public
gatherings space.
• Create well defined, localized public space at the street edge
• Maximize sunlight
• Accent the street fapade and maintain awell-defined street edge
Staff Response: The applicant has moved the proposed front facade of the addition back towazds
the sidewalk by about 6 feet, which creates a rectangular space of about 240 square feet (4 feet x °.
60 feet) between the front facade and the property line. Staff is in favor of the 4 foot setback of
the addition because it exposes the corner of the historic Wheeler and as such preserves its
prominence. The size and shape of the space does not support a public gathering area with
benches; however, it will increase the size and efficiency of the interior lobby space (which is
accessible to the public) and it eliminates the curved architectural element previously proposed.
The proposed rooftop space does not meet the criteria listed in Land Use Code Section
26.575.030.F.5 (i.e. amenity space may not be more than 4' above grade); however Section
26.575.030.0.4 permits the following:
"The Commission pursuant to Chapter 26.412 -Commercial Design Review- may accept
any method of providing Public Amenity not otherwise described herein if the
Commission finds that such method equals or exceeds the value, which may be non-
monetary community value, of an otherwise required cash-in-lieu payment."
The applicant restudied the roof and proposes public access for patrons of the Wheeler. Staff
finds that the intent of the public amenity space and its value is met through the proposed rooftop
access. The adopted Civic Master Plan supports concepts for "maintaining and/or enhancing the
Wheeler Opera House building, adjacent commercial uses and the public spaces surrounding the
Wheeler in order to contribute to the vitality of the azea..." Staff finds that this recommendation
is met through public access to the rooftop. The specific review criteria for Public Amenity are
addressed in Exhibit A.
July 8, 2009
Staff recommends that the applicant propose an anticipated schedule of use for the 4`h floor that
provides a general overview of when artists would typically use the unit to cleazly indicate the
availability of the space to non-profits and public groups for rental. The Civic Master Plan
recommends that the Wheeler and the proposed addition contribute to the vitality of the azea both
during the day and at night; a schedule of projected occupancy/vacancy for the 4`h floor unit will
help support this concept.
BUILDING HEIGHT. MASS AND SCALE: A large portion of the character of downtown is defined
by the height, mass and scale of the buildings. Aspen has a wide range of building heights from
one story 19`h century buildings to the four story Wheeler Opera House and the prominent Elks
Building. Design Objectives for height and mass are:
• Height vaziations or stepping down, to respect height and scale of an adjacent historic
structure.
• Material changes to help new development fit into the variety of buildings downtown,
acknowledging that each block has a different characteristic.
• The most important aspect to a successful addition to a landmazk is that the design is
sensitive and respectful to the surrounding historic context.
Staff Response: Some P & Z members expressed concern over the proposed 4`h floor of the
addition. The overall height proposed for the addition is 51' 2" to the top of the fourth floor
apartment, with a total of 54' 2" to the top of the elevator shaft. The historic Wheeler is 55' 7"
tall to the cornice and about 71' to its highest point. The adjacent Motherlode measures 40' 11" ~ ,
high to the top of the third floor at the rear. The Commercial Core Zone District mandates a
maximum height of 38 feet for three story elements of a building, which may be increased to 42'
through Commercial Design Review. The project will proceed through the PUD review process
to vary the height and FAR requirements. However, despite a separate review process to vary the
height of this project, it is within both the HPC and P&Z's purviews to comment on the height of
the building in relationship to the historic context and neighborhood. Relevant Guidelines are on
the following page:
July 8, 2009
6.27 Anew building or addition should reflect the range and variation in building height
of the Commercial Core.
• Refer to the zone district regulations to determine the maximum height limit on the
subject property.
• A minimum of 9 ft. floor to ceiling height is to be maintained on second stories and
highter.
• Additional height, as permitted in the zone district, may be added for one or more of
the flowing reasons:Z
o The primary function of the building is civic (i.e. the building is. a museum,
civic building, performance hall, fire station, etc.)
6.28 Height variations should be achieved using one or more of the following:
• Vary the building height for the full depth of the site in accordance with traditional
lot width.
• Set back the upper floor to vary the building facade ,profile(s) and the roof forms
across the width and the depth of the building.
• Vary the facade (or parapet) heights at the front.
• Step down the rear of the building towards the alley, in conjunction with other
design standards and guidelines.
Staff finds that the proposed height is appropriate for the site and historic context. The height of
the addition is lower than the historic Wheeler and the fourth floor is significantly set back from
the front facade. Staff finds that the addition introduces height variations to the site. Setting the
fourth floor back successfully maintains the prominence and visibility of the historic Wheeler
from the street. The front facade height is well below that of the historic Wheeler and creates a
step between the Motherlode and the Wheeler. In Staffs opinion, additional modulations,
vertical or horizontal, would distract from the iconic architecture of the Wheelet.
Some P & Z members also expressed concern that relocating current uses from the Wheeler into
the new addition increases the overall mass of the new addition. The applicant provided an
explanation as to the reason for moving functions from the Wheeler to the addition. Commercial
Design Standard Conceptual Review deals with the size and placement of the addition rather than
the specific use of the space. However, there is a clear connection bettiveen programmatic
function and the size of the addition. Staff finds that the size, mass and placement of the addition
are appropriate considering the adjacent context and meet Guideline 6.27, 6.28 and 6.22.
6.22 Rectangular forms should be dominant on Commercial Core facades.
• Rectangular forms should be vertically oriented.
• The facade should appear as predominantly flat, with any decorative elements and
projecting or setback" articulations" appearing to be subordinate to the dominant
form.
Staff tecommends that the applicant restudy the vertical material bands or "bookends" proposed
at either end of the addition. Staff finds that a simple facade that recesses into the background is
~ The applicant proposes to exceed the height limit in the Commercial Core, which will be reviewed pursuant to the
PUD process.
July 8, 2009
an appropriate approach for this project. Staff finds that the height and mass of the addition are
appropriate for its context and meet the guidelines listed in Exhibit A.
EIVTRAIVCe: The Commercial Core Historic District is the setting for the majority of Aspen's
iconic structures and the Design Objectives specifically address these visually prominent.
structures. The most important Design Objective is stated in Guideline 6.34:
6.34 The setting of iconic historic structures should be preserved and enhanced when
feasible.
• On sites comprising more than two traditional lot widths, the third floor of the
adjacent lot width should be set back a minimum of 15 ft. from the front fagade.
• Step a building down in height adjacent to an iconic structure.
• Locate amenity space adjacent to an iconic structure.
HPC and P & Z requested that the applicant study the relocation of the primary entrance. The
main concerns with the proposed entrance in the addition centered on moving the main point of
entry, and as such the public's initial interaction with the building, to the addition. Staff was
concerned that moving the primary entrance would detract from the iconic Wheeler Opera
House. The original entrance to the Wheeler was through the western double doors on the south
fapade. In the 1980s the entrance was moved to its current location. It is not feasible to only use
the original double doors because they do not meet egress requirements as specified in the
International Building Code (IBC.) Staff inquired as to whether there was another solution that ~,
maintained the entrance and lobby in the existing Wheeler and in turn, enhanced the public's
experience of the iconic building.
The applicant studied different options to the entrance issue, but the issue boils down to egress
requirements as mandated by the IBC. Section 1019.1.1 specifies the following:
"1019.1.1 Openings and Penetrations. Exit enclosure opening protectives shall be in
accordance with the requirements of Section 715.
Except as permitted in Section 402.4.6, ~eninQS in exit enclosures other than unexnosed
exterior openings shall be limited to those necessary for exit access to the enclosure from
normally occupied spaces and for egress from the enclosure.
Where interior exit enclosures are extended to the exterior of a building by an exit
passageway, the door assembly from the exit enclosure to the exit passageway shall be
protected by a fire door conforming to the requirements in Section 715.3..."
Basically, the original grand stairway is a rated vertical exit enclosure and it must be enclosed
with fire barriers (i.e. fire rated walls.) So, there is no feasible way to use the existing doors in the
Wheeler as an entrance to the addition because cross-circulation is not permitted through the exit
enclosure. The walls enclosing the original stairway must remain in place, which creates a
cramped lobby space [hat exacerbates an already existing problem at the Wheeler. Staff is not
supportive of removing the original grand stairway in order to have the entrance in the Wheeler.
After much consideration and research, Staff finds that it is appropriate to relocate the entrance
July 8, 2009
into the addition. Overall, Staff finds that guideline 6.34 is met in the proposed mass, scale,
height and location of the addition. Staff finds that the design of the proposed entrance is not
successful yet, and recommends that the applicant continue to develop the design and proposed
material palette.
JOINT REVIEW RECOMMENDATION: In reviewing the proposal, Staff believes that the
project meets the applicable review criteria as described in the Staff memo and exhibits and
recommends that HPC and P&Z grant Commercial Design Standard Review Conceptual
approval with conditions.
RECOMMENDED JOINT MOTION (ALL MOTIONS ARE WORDED IN THE AFFIRMITIVE~: "I mOVe
to approve Resolution No._, Series of 2009, approving with conditions, Commercial Design
Standard Conceptual Review."
HPC bIAJOR DEVELOPMENT (CONCEPTUAL): SECTION 26 415 070 D
review by HPC
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelii:es and other applicable Land L'se Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
HPC Conceptual review focuses on the height, scale, massing and proportions of a proposal.
Conceptual Review for a historic landmark within the Commercial Core follow the same Design
Guidelines as the Commercial Design Standard Conceptual review listed in Exhibit A. Staff
finds that the size and shape of the proposed addition is appropriate for the context. The
proposed height is lower than the historic Wheeler and the fourth floor is significantly set back
from the front facade.
July 8, 2009
The applicant eliminated the curved element by bringing the front facade of the addition forward.
Staff finds that the proposal meets the Design Guidelines for conceptual review. Details and
materials aze usually addressed during Final Review; however, Staff finds that the proposed
vertical elements do not successfully create a dialogue between new and old construction. Staff
strongly recommends that the applicant continue to develop the materials, details and fenestration
of the south elevation, specifically the balcony element, solid to void ratios and the vertical
windows, to strengthen the relationship between the two buildings. Relevant Historic
Preservation Design Guidelines for additions are below:
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
^ Anew addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
^ An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
^ An addition that seeks to imply an inaccurate variation of the primary building's historic
style should be avoided.
^ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
^ An addition should be made distinguishable from the historic building, while also
remaining visually compatible with these earlier features.
^ A change in setbacks of the addition from the historic building, a subtle change in material
or a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
As explained previously, Staff finds that the entrance in the addition is unavoidable considering
fire egress requirements. The original entrance to the Wheeler is still proposed to be functional,
which is important to the preservation and enhancement of the historic Wheeler Opera House as
stated in Guideline 4.1 below.
4.1 Preserve historically significant doors.
^ Maintain features important to the chazacter of a historic doorway. These may include the
door, door frame, screen door, threshold, glass panes, paneling, hazdwaze, detailing,
transoms and flanking sidelights.
^ Do not change the position and function of original front doors and primary entrances.
^ If a secondary entrance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary. Also, keep the door in place, in its
historic position.
^ If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable.
Staff finds that this exciting project has the potential to highlight and enhance the Wheeler with
thoughtful and creative public spaces that magnify the importance of the opera house and its
iconic architecture to the history of Aspen.
4
July 8, 2009
SPECIAL REVIEW FOR PARHING: SECTION 26 515 040 review by HPC
The applicant requests that HPC establish a zero pazking requirement for the proposed addition
to the Wheeler. Overall, Staff finds that onsite parking is inappropriate for the site. A loading
dock is required at the reaz of the pazcel to facilitate drop-offs from travelling shows, which
eliminates the potential for parking spaces accessed off the alley. The new proposed venue is
subgrade, which eliminates the potential for a below grade parking gazage.
The applicant provided a memo coauthored by the Director of the Aspen Pazking Department,
Tim Waze included as Exhibit D. According to the memo, the addition is not projected to have a
significant impact on the existing pazking configuration. The applicant suggests a list of steps to
mitigate for the projected impact of the new venue including staggered start times when two
events are planned, advertising parking and alternate transportation options, discount parking
vouchers for the Rio Grande parking gazage, etc. Staff finds that the criteria are met with the
condition that the applicant incorporates a bike rack into the plan. The Planned Unit
Development application will address the logistics of parking and transportation for the proposed
new venue, which will likely include additional requirements to mitigate transportation impacts.
The Applicable criteria are listed in Exhibit B.
.,
HPC REVIEW RECOMMENDATION: Staff finds that the project meets the applicable criteria
for granting Major Development Conceptual approval and Special Review for Pazking with
Conditions and recommends that HPC grant approval with conditions.
RECOMMENDED HPC MOTION (ALL MOTIONS ARE WORDED IN THE AFFIRMATIVE): "I
move to approve Resolution No. _, Series of 2009, granting HPC Major Development
Conceptual approval and establishing a zero (0) Pazking Requirement for the subject pazcel."
Joint Resolution # , Series of 2009.
HPC Resolution # ,Series of 2009.
EXHIBITS:
A: Commercial Design Standard Review Criteria.
B: Special Review for Parking Criteria.
C: Commercial Core Historic District Design Guidelines.
D: Memo re: Parking Impacts from Gram Slaton and Tim Waze, dated July 2, 2009
E: Supplemental information provided by the applicant, dated June 30, 2009.
July 8, 2009
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION AND
THE ASPEN PLANNING AND ZONING COMMISSION ACTING AS A
CONSOLIDATED BOARD PURSUANT TO MUNICIPAL CODE SECTION 26.412.030
APPROVING WITH CONDITIONS COMMERICAL DESIGN STANDARD REVIEW
(CONCEPTUAL) FOR 320 EAST HYMAN AVENUE, LOTS P, Q, R, S, BLOCK 81,
CITY AND TOWNSITE OF ASPEN, CO, PITKIN COUNTY, COLORADO
PARCEL NO.2737-073-38-851..
HPC RESOLUTION NO. _, SERIES OF 2009
P & Z RESOLUTION NO. ,SERIES OF 2009
WHEREAS, the applicant, Wheeler Opera House, 320 East Hyman Avenue, Aspen, CO
represented by Gram Slaton, Executive Director, Wheeler Opera House; Fazewell Mills Gatsch
Architects, LLC; and Rowland + Broughton Architecture and Urban Design has requested
Commercial Design Standazd Conceptual Review for the property located at 320 East Hyman
Avenue, Lots P, Q, R and S, Block 81, City and Townsite of Aspen, Colorado; and,
WHEREAS, the Community Development Department received an application from the
Wheeler Opera House requesting approval of Commercial Design Standard Conceptual Review
for an addition to the existing building; and,
~~.
WHEREAS, the subject property, the Wheeler Opera House is a local landmazk located -
in the CC, Commercial Core Historic District; and,
WHEREAS, pursuant to Municipal Code Section 26.412.030, the Community
Development Director determined that the "proposed development ... has potential for
significant community interest due to its location, magnitude or complexity" and required a joint
review by the Aspen Historic Preservation Commission and the Aspen Planning and Zoning
Commission, acting as one board, for Commercial Design Standazd Conceptual Review; and,
WHEREAS, upon review of the application, and the applicable code standazds, the
Community Development Department recommended approval with conditions, of the proposed
land use request; and,
WHEREAS, two worksessions were held with the Aspen Historic Preservation
Commission and the Aspen Planning and Zoning Commission on April 8; 2009 and May 13,
2009; and
WHEREAS, a site visit attended by the Aspen Historic Preservation Commission and
the Aspen Planning and Zoning Commission was conducted on Apri16, 2009; and,
WHEREAS, during a duly noticed public hearing on June 24, 2009, continued to July 8,
2009, the Historic Preservation Commission and the Planning and Zoning Commission acting as a
consolidated boazd approved Resolutions No._, Series of 2009, and Resolution No. _ Series of
2009 respectively, by a (_ -~ vote, granting Commercial Design Standazd Conceptual Review
for the property located at 320 E. Hyman Avenue, Lots P, Q, R, S, Block 81, City and Townsite
of Aspen, CO; and,
HPC and PZ Resolution
July 8, 2009
WHEREAS, the Aspen Historic Preservation Commission and the Aspen Planning and
Zoning Commission have reviewed and considered the development proposal under the applicable
provisions of the Municipal Code as identified herein; and,
WHEREAS, the Aspen Historic Preservation Commission and the Aspen Planning and
Zoning Commission find that the development proposal meets al] applicable development standazds
and that the approval of the development proposal, with conditions, meets the applicable criteria;
and,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC
PRESERVATION COMMISSION AND THE CITY OF ASPEN PLANNING AND
ZONING COMMISSION, ACTING AS ONE CONSOLIDATED BOARD, AS FOLLOWS:
Section I: Public Amenity Space
The Aspen Historic Preservation Commission and the Aspen Planning and Zoning Commission,
acting as a consolidated review board, pursuant to Municipal Code Section 26.575.030.0.4, finds
that the rooftop deck that is accessible to the public, specifically the patrons of the Wheeler, and
associated unit that is available for non-profit or public rental equals of exceeds the value, which
may be non-monetary community value, of an otherwise required cash-in-lieu payment for
public amenity space. A proposed schedule of occupancy for the rooftop unit will be submitted
for review and approval during Commercial Design Standard Final Review to quantify
accessibility to the public.
Section 2: Design Guidelines
Acting as a consolidated review Board, the Aspen Historic Preservation Commission and the
Aspen Planning and Zoning Commission, grant Commercial Design Standard Conceptual
Review and find that the application complies with the applicable within the Commercial,
Lodging and Historic District Design Objectives and Guideline and/or the intent of the
Guidelines is still met, albeit through alternative means.
Section 3: Height and Floor Area
Commercial Design Standazd Conceptual Review approves location mass, scale, height and
proportion for an addition to an iconic historic structure, the Wheeler Opera House. The height
and floor azea proposed for the subject pazcel exceed the dimensional requirements of the
Commercial Core Historic Zone District. Commercial Design Standard Conceptual Review does
not vazy height or floor azea dimensions. The applicant must submit a Planned Unit
Development application to the Community Development Department for review by the Aspen
Planning and Zoning Commission and the Aspen City Council to vary dimensional requirements.
Section 4: Commercial Design Standard Final Review Aoalication
A development application for a Final design shall be submitted within one (1) year of the date
of approval of a Conceptual Design. Failure to file such an application within this time period
shall render null and void the approval of the Conceptual Development Plan. The Community
Development Director may, at its sole discretion and for good cause shown, grant aone-time
extension of the expiration date for a Conceptual Design approval for up to twelve (12) months
provided a written request for extension is received no less than thirty (30) days prior to the
expiration date.
HPC and PZ Resolution
July 8, 2009
APPROVED BY THE COMMISSIONS during a joint meeting on the 8th day of July 2009.
Michael Hoffman,
Historic Preservation Commission Chair
LJ Erspamer,
Planning and Zoning Commission Chair
Approved as to Form:
James R. True, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
Exhibit A: Elevations of approved Commercial Design Conceptual Plan
HPC and PZ Resolution
July 8, 2009
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
AND SPECIAL REVIEW FOR PARKING FOR THE PROPERTY LOCATED AT 320
EAST HYMAN AVENUE LOTS P, Q, R AND S, BLOCK 81, CITY AND TOWNSITE OF
ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2009
PARCEL ID: 2737-073-38-851.
WHEREAS, the applicant, Wheeler Opera House, 320 East Hyman Avenue, Aspen, CO
represented by Gram Slaton, Executive Director, Wheeler Opera House; Fazewell Mills Gatsch
Architects, LLC; and Rowland + Broughton Architecture and Urban Design has requested Major
Development (Conceptual) Review and Special Review for Parking for the property-located at
320 East Hyman Avenue, Lots P, Q, R and S, Block 81, City and Townsite of Aspen, Colorado;
and,
WHEREAS, the subject property, the Wheeler Opera House, qualifies as an "arts,
cultural, and civic use" pursuant to Section 26.104.100; and,
WHEREAS, the subject property, the Wheeler Opera House, serves an essential public e.
purpose by serving the needs of the general public and Aspen community, and therefore is
categorized as an Essential Public Facility, pursuant to Section 26.104.100; and,
WHEREAS, the subject property is zoned CC, Commercial Core Historic District; and,
WHEREAS, the subject property is a designated local landmark; and,
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or
structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved
involving a designated historic property or district until plans or sufficient information have been
submitted to the Community Development Director and approved in accordance with the
procedures established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the
application, a staff analysis report and the evidence presented at a hearing to determine the
project's conformance with the City of Aspen Historic Preservation Design Guidelines per
Section 26.415.070.D.3.6.2 and 3 of the Municipal Code and other applicable Code Sections.
The HPC may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for the establishment of Parking Requirements, the HPC must review the
application, a staff analysis report and the evidence presented at a hearing to determine, per
Section 26.415.040 of the Municipal Code. A Special Review for establishing, varying, or
waiving off-street pazking requirements may be approved, approved with conditions, or denied
based on conformance with the following criteria:
1. The parking needs of the residents, customers, guests, and employees of the project
have been met, taking into account potential uses of the pazcel, the projected traffic
generation of the project, any shazed pazking opportunities, expected schedule of parking
demands, the projected impacts onto the on-street pazking of the neighborhood, the
proximity to mass transit routes and the downtown azea, and any special services, such as
vans, provided for residents, guests and employees.
2. An on-site pazking solution meeting the requirement is practically difficult or results in
an undesirable development scenario.
3. Existing or planned on-site or off.-site pazking facilities adequately serve the needs of
the development, including the availability of street parking; and,
WHEREAS, Sara Adams, in her staff report dated July 8, 2009, performed an analysis of
the application based on the standazds, found that the review standazds and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, during a duly noticed public hearing on June 24, 2009, continued to July 8,
2009, the Historic Preservation Commission considered the application, found the application a
was consistent with the applicable review standards and "City of Aspen Historic Preservation =
Design Guidelines" and approved the application by a vote of _ to _.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Conceptual) and Establishes Parking
Requirements For the property located at 320 East Hyman Avenue, Lots P, Q, R and S, Block 81,
City and Townsite of Aspen, Colorado, as proposed with the following conditions;
Section 1: Major HPC Conceptual Development
The HPC hereby grants conceptual major development approval for mass, location, height and
scale. The proposed height and floor area exceeds that which is allowed in the Commercial Core
Zone District and must be varied through the Planned Unit Development (PUD) process for this
approval to be valid.
Section Z: Parking Requirements
The HPC hereby establishes a zero (0) parking requirement for the Wheeler parcel. The applicant
is required to add bike storage to the development plan, whether on the property or in the right of
way as permitted by the City Engineering Department. The applicant shall continue to develop a
transportation plan for approval as part of the Planned Unit Development process.
Section 3: Final Development Plan
A development application for a Final Development Plan shall be submitted within one (1) yeaz
of the date of approval of a Conceptual Development Plan. Failure to file such an application
within this time period shall render null and void the approval of the Conceptual Development
Plan. The Historic Preservation Commission may, at its sole discretion and for good cause
shown, grant aone-time extension of the expiration date for a Conceptual Development. Plan
approval for up to six (6) months provided a written request for extension is received no less than
thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 8th day of July 2009.
Michael Hoffman, Chair
Approved as to Form:
James R. True, Assistant City Attorney
ATTEST:
a.
Kathy Strickland, Chief Deputy Clerk
Exhibit A
Commercial Design Standazds
26.412.060. Commercial Design Standards.
A. Public Amenity Space. Creative, well-designed public places and settings contribute
to an attractive, exciting, and vital downtown retail district and a pleasant pedestrian
shopping and entertainment atmosphere. Public amenity can take the form of physical or
operational improvements to public rights-of--way or private property within commercial
areas.
On pazcels required to provide public amenity, pursuant to Section 26.575.030 -Public.
Amenity, the following standards shall apply to the provision of such amenity.
Acceptance of the method or combination of methods of providing the Public Amenity
shall be at the option of the Planning and Zoning Commission, or the Historic
Preservation Commission as applicable, according to the procedures herein and
according to the following standards:
1. The dimensions of any proposed on-site public amenity sufficiently allow
for a variety of uses and activities to occur considering any expected tenant
and future potential tenants and uses.
Staff Response: The applicant proposes a small 4 feet by 60 feet at grade front yard
setback in front of the new addition. Staff finds that that the 240 square feet space does ~ ,
not sufficiently allow for a vaziety of uses to occur and recommends that the P & Z and
HPC consider the publically accessible rooftop azea as an alternative to the required
Public Amenity Space, as permitted by Land Use Code Section 26.575.030.0.4.
2. The public amenity contributes to an active street vitality. To accomplish
this characteristic, public seating, outdoor restaurant seating or similar
active uses, shade trees, solar access, view orientation, and simple at-grade
relationships with adjacent rights-of--way are encouraged.
Staff Response: Staff recommends more information regazding tables, chairs, etc. for the
rooftop space to make it enjoyable and attractive to the public.
3. The public amenity, and the design and operating characteristics of
adjacent structures, rights-of-way, and uses, contributes to an inviting
pedestrian environment.
Staff Response: The proposed addition is proximate to the Pedestrian Malls, Popcorn
Wagon and Wagner Park, which serve the pedestrian environment. The proposed
addition introduces a new layer to the pedestrian experience by permitting rooftop access
for patrons of the Wheeler. Allowing rooftop access exposes the public to unprecedented
views of our town and surrounding environment -views that the City's viewplane
regulations protect for the public.
July S, 2009
Exhibit A
Commercial Design Standards
4. The proposed amenity does not duplicate existing pedestrian space
created by malls, sidewalks, or adjacent property, or such duplication does
not detract from the pedestrian environment.
Staff Response: Rooftop access does not duplicate existing pedestrian space created by
the adjacent malls.
5. Any variation to the Design and Operational Standards for Public
Amenity, Section 26.575.030(F) promote the purpose of the public amenity
requirements.
Staff Response: Staff suggests that the P & Z and HPC consider the rooftop as the Public
Amenity space, which meets the standazds mentioned above with the exception that the
space is not located within 4 feet. of grade. Staff finds that the intent of this criterion is
met.
B. Utility, Delivery, and Trash Service Provision. When the necessary logistical
elements of a commercial building are well designed, the building can better contribute to
the overall success of the district. Poor logistics of one building can detract from the
quality of surrounding properties. Efficient delivery and trash areas aze important to the
function of alleyways. The following standards shall apply:
1. A utility, trash, and recycle service area shall be accommodated along the
alley meeting the minimum standards established by Section 26.575.060
Utility/Trash/Recycle Service Areas, unless otherwise. established according
to said section.
Staff Response: Staff finds that this standard is met.
2. All utility service pedestals shall be located on private property and along
the alley. Easements shall allow for service provider access. Encroachments
into the alleyway shall be minimized to the extent practical and should only
be necessary when existing site conditions, such as a historic resource, dictate
such encroachment. All encroachments shall be properly licensed.
Staff Response: Staff finds that this standard is met.
3. Delivery service areas shall be incorporated along the alley. Any truck
loading facility shall be an integral component of the building. Shared
facilities are highly encouraged.
Staff Response: Staff finds that this standazd is met.
July 8, 2009
Exhibit A
Commercial Design Standards
4. Mechanical exhaust, including parking garage ventilation, shall be vented
through the roof. The exhaust equipment shall be located as far away from
the Street as practical.
Staff Response: Staff finds that this standazd is met.
5. Mechanical ventilation equipment and ducting shall be accommodated
internally within the building and/or located on the roof, minimized to the
extent practical and recessed behind a parapet wall or other screening device
such that it shall not be visible from a public right-of--way at a pedestrian
level. New buildings shall reserve adequate space for future ventilation and
ducting needs.
Staff Response: Staff finds that this standard is met.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines
that aze to be used in making determinations of appropriateness. The City shall determine
when a proposal is in compliance with the criteria, standards and guidelines. Although
these criteria, standards and guidelines are relatively comprehensive, there may be b'
circumstances where alternative ways of meeting the intent of the policy objectives might
be identified. In such a case, the City must determine that the intent of the guideline is
still met, albeit through alternative means.
Staff finds that the following design guidelines aze important to highlight (all of the
Design Guidelines aze listed as Exhibit C):
Public Amenity:
6.8 Street facing amenity space shall contain features to promote and enhance its
use. These may include one or more of the following:
• Street furniture
• Public Art
• HistoricaU interpretive marker.
The detailed design of Public Amenity Space, with regard to guidelines 6.8, will be a
matter for approval at the Final Review Stage, although it may be discussed at the
Conceptual Stage.
Staff Response: Staff finds that the public access to the roof meets the intent of the
Public Amenity requirement, but recommends further clarification regazding how often
the unit and open rooftop space will be available to non-profits and the public for use.
Building Alignment:
6.18 Maintain the alignment of facades at the sidewalk's edge.
• Place as much of the fagade of the building at the property line as possible.
July 8, 2009
Exhibit A
Commercial Design Standards
• Locating an entire building front behind the established storefront line is
inappropriate.
• A minimum of 70% of the front fagade shall be at the property line.
Staff Response: The proposed addition meets guideline 6.18 above because the entire
addition, which is setback, only comprises 27% of the entire front facade of the property.[
Staff finds that the setback reinforces the importance of the historic Wheeler and
maintains the new addition as subordinate.
Building Form:
6.22 Rectangular forms should be dominant on Commercial Core facades.
• Rectangular forms should be vertically oriented.
• The fagade should appear as predominantly flat, with any decorative
elements and projecting or setback" articulations" appearing to be
subordinate to the dominant form.
Staff Response: The proposed addition is essentially a rectangular form that fills the
empty section of the Wheeler pazcel, which is a building form consistent with historic
commercial patterns.
Building Scale:
6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.
• Establish atwo-story height at the sidewalk edge, or provide a horizontal
design element at this level. A change in materials, or a molding at this level
are examples.
Staff Response: Staff finds that the proposed building is appropriate as related to its
historic context adjacent to the Wheeler and its use as an arts and cultural facility. The
Wheeler Opera House is one of the tallest downtown buildings in Aspen and, as such it
can support a larger addition.
Staff recommends that applicant restudy the proposed verticality as it is expressed
through the fenestration and materials for discussion at Final Review. Changing the
material pattern and vertical fenestration to better relate to the historic context will help
bring the perceived scale of the building down.
Height:
6.27 Anew building or addition should reflect the range and variation in building
height of the Commercial Core.
• Refer to the zone district regulations to determine the maximum height limit
on the subject property.
• A minimum of 9 ft. floor to ceiling height is to be maintained on second
stories and highter.
This calculation is based on the Wheeler parcel as a ]2,000 square foot lot. The existing Wheeler has 160
square feet of front fayade. 160 + 60 (the frontage of [he expansion) = 220. The applicant proposes to set
the addition 4 feet back from the property line which equates to 27% of the entire building frontage.
July 8, 2009
Exhibit A
Commercial Design Standazds
• Additional height, as permitted in the zone district, may be added for one or
more of the flowing reasons:2
o The primary function of the building is civic (i.e. the building is a
museum, civic building, performance hall, fire station, etc.)
Staff Response: The proposed addition does not meet floor to ceiling height standards
because the addition needs to align with the existing floors of the historic Wheeler, which
also do not meet this guideline. Staff finds this deviation to be appropriate and in
compliance with the intent of the standazd.
The overall height proposed for the addition is 51' 2" to the top of the fourth floor
apartment, with a total of 54' 2" to the top of the elevator shaft. The historic Wheeler is
55' 7" tall to the cornice and about 71' to its highest point. The adjacent Motherlode
measures 40' 11" high to the top of the third floor at the rear. The Commercial Core
Zone District mandates a maximum height of 38 feet for three story elements of a
building, which may be increased to 42' through Commercial Design Review. The
project will proceed through the PUD review process after it receives approvals for
Commercial Design Standard Review, HPC Conceptual Review and Special Review for
Pazking. However, despite a sepazate review process to vary the height of this project, it
is within both the HPC and P&Z's purviews to comment on the height of the building in
relationship to the historic context and neighborhood.
Staff finds that the proposed height is appropriate for the site and historic context, and a
deviation from this guideline is acceptable. Staff recommends that the applicant restudy
the fenestration and materials proposed for the addition to create a successful dialogue
between the addition and historic context for review during Final.
6.28 Height variations should be achieved using one or more of the following:
• Vary the building height for the full depth of the site in accordance with
traditional lot width.
• Set back the upper floor to vary the building facade profile(s) and the roof
forms across the width and the depth of the building.
• Vary the facade (or parapet) heights at the front.
• Step-down the rear of the building towards the alley, in conjunction with
other design standards and guidelines.
Staff Response: Staff finds that the addition introduces height variations to the site. The
fourth floor is setback from the front facade, which successfully maintains the
prominence and visibility of the historic Wheeler from the street. The front facade height
is well below that of the historic Wheeler and creates a step between the Motherlode and
the Wheeler. Additional modulations, vertical or horizontal, would distract from the
iconic azchitecture of the Wheeler. Staff recommends that the applicant restudy the
vertical material bands or "bookends" proposed at either end of the addition. Staff finds
Z The applicant proposes to exceed the height limit in the Commercial Core, which will be reviewed
pursuant to the PUD process.
July 8, 2009
Exhibit A
Commercial Design Standazds
that a simple fapade that recesses into the background is an appropriate approach for this
project.
6.34 The setting of iconic historic structures should be preserved and enhanced
when feasible.
• On sites comprising more than two traditional lot widths, the third floor of
the adjacent lot width should be set back a minimum of 15 ft. from the front
fagade.
• Step a building down in height adjacent to an iconic structure.
• Locate amenity space adjacent to an iconic structure.
Staff Response: Staff finds that conceptually the mass, scale, height and location of the
addition meet Guideline 6.34. Staff s initial concern regazding the proposed relocation
of the entrance is resolved: International Building Code Section 1019.1.1 mandates an
enclosed fire rated vertical exit stairway, which eliminates any cross-circulation on the
ground level between the historic Wheeler and the new addition. Staff finds that the
entrance in the addition is an appropriate location; however the design and materials of
the entrance need further development for discussion during Final Review.
e.
July 8, 2009
Exhibit B
Special Review for Parking
Special Review for Parkine: 26.515.040 Special Review Standards.
Whenever the off-street parking requirements of a proposed development are subject to
Special Review, an application shall be processed as a Special Review in accordance with
the Common Development Review Procedure set forth in Section 26.304, and be
evaluated according to the following standards. Review is by the Planning and Zoning
Commission.
If the project requires review by the Historic Preservation Commission and the
Community Development Director has authorized consolidation pursuant to Section
26.304.060.B, the Historic Preservation Commission shall approve; approve with
conditions, or disapprove the Special Review application.
A. A Special Review for establishing, varying, or waiving off-street parking
requirements may be approved, approved with conditions, or denied based. on
conformance with the following criteria:
1. The parking needs of the residents, customers, guests, and employees of the project
have been met, taking into account potential uses of the parcel, the projected traffc
generation of the project, any shared parking opportunities, expected schedule of parking
demands, the projected impacts onto the on-street parking of the neighborhood, the
proximity to mass transit routes and the downtown area, and any special services, such °
as vans, provided for residents, guests and employees.
Staff Response: The applicant requests approval to waive the parking requirement for
the new addition. The proposed addition is projected to generate about 70 new vehicles
(or 1 car for every 4 seats) for asold-out show at the new venue. The applicant proposes
to utilize the Rio Grande parking garage or public transportation for employees and both
day and evening events.
On-street parking of the neighborhood is not projected to be significantly impacted by the
addition based on a comparison with the similaz Belly-Up performance venue that opened
in 2005 and has not significantly impacted parking in the core area. The applicant
commits to mitigating any unforeseen parking impacts throixgh incentives and alternative
methods.
Several steps aze proposed to mitigate new parking demands including: staggering start
times for different events at the Wheeler, including parking and alternative transportation
information in key media, working with local 'lodges to encourage the use of shuttles and
in-town taxis, possibly issuing discount parking vouchers for event ticket holders to use
Rio Grande parking gazage, and exploring the idea of extending the hours of the Galena
Street Shuttle to accommodate Wheeler patrons later into the evening. The Wheeler is
located a few blocks from Rubey Park, the main hub for RFTA in Aspen.
July 8, 2009
Exhibit B
Special Review for Parking
Staff requests more information about the existing paking configuration and the impact
of its removal on the neighborhood. Staff also recommends that the applicant incorporate
a bike rack into the plan.
2. An on-site parking solution meeting the requirement is practically difficult or results
in an undesirable development scenario.
Staff Response: Staff finds that an onsite parking solution is undesirable for this
location. Anew theatre is proposed subgrade, which removes any possibility of an
underground paking azea. Furthermore, Staff finds that it is inappropriate to provide
above grade spaces accessed off of the alley due to site and programmatic constraints for
a performing arts center. ,
3. Existing or planned on-site or off-site parking facilities adequately serve the needs of
tlse development, including the availability ofstreet parking.
Staff Response: According to the application, the Wheeler already utilizes the Rio
Grande paking garage and public transportation. The existing paking gazage has the
capacity to accommodate sold out performances in both venues according to the
calculations provided by the. applicant.
July 8, 2009
City of Aspen
G,
Commercial Core Historic District
Encompassing the Commercial Core Zone District
Design Objectives and Guidelines
Policy:
Improvements in the Commercial Core Historic District should maintain the integrity of historic resources
in the area. At the same time, compatible and creative design solutions should be encouraged.
This chapter presents guidelines for new
construction and alterations to existing non-
historic structures in the Commercial Core
Historic District. Key design characteristics of
this district are summarized and then specific
guidelines are presented.
Location
The Commercial Core of the city is defined by
Monarch Street to the west, Durant Avenue to the
south, Hunter Street to the east, and roughly the
alley to the north of Main Street to the north. (See
the Character Area map in the appendix.)
Existing Character
The heart of Aspen centers around the Commercial
Core Historic District. It is the first area that
developed in the early mining days of the town
and its character reflects this rich mining heritage,
which is the image that many carry with them
of this historic Colorado mountain town. Each
historic building contributes to the integrity of the
district and preservation of all of these resources
is, therefore, crucial. This is especially important
as new development continues.
+r~, page 91
n•~~~
The Commercial Core Zone District is locafed at the core of Downtown Aspen.
Commercial Core Historic District
gage 92
City of Aspen
Street Pattern
As the historic core of the city, its current urban
form reflects these origins. It is a grid of streets
aligned to the north. Rectangular street blocks of
270 ft. by 220 ft. with long axes and rear alleyways
are oriented east-west, and subdivided into 30 by
100 ft. lots. Buildings generally occupy the full lot
width within the core area and span the full depth
from street frontage to rear alley.
This arrangement still anchors the historical urban
form of the city, despite some recent departures
from the traditional hard street edge. The variety
of building forms & scales is influenced in areas
by previous site-based open space requirements.
The traditional lot widths continue to define the
majority of the buildings in this area, either in total
width or, where lots have been amalgamated, in
their architectural composition, articulation and
fenestration pattern. This ensures that the city
center is still appreciated for its essential human
scale, concentration of historic buildings and
visual and cultural experience.
Building Character
The commercial buildings of the mining era
establish the context for new construction, even
though individual landmarks of later periods may
also be found in the area. Buildings range in scale
from early residential including miners' cottages
to larger 'iconic' landmark Victorian commercial
and community buildings. The latter tend to
occupy corner sites and range in scale from one
to three stories in height.
This area includes the varied range of buildings
dating from the cites early history and representing
all periods of development in the evolution of
Aspen. The character is predominantly urban,
while the building pattern in many areas
continues to exhibit the original traditional
lot width arrangement. The street facades are
strongly defined in many areas by a combination
of larger Victorian and smaller scale buildings.
This is particularly the case on street corners.
4~~ Commercial, Lodging and Historic District
~r~e.~ Design Objectives and Guidetines
The street pattern frames spectacular scenic views.
City of .
Storefront context
Most buildings have features associated with
traditional commercial designs. Ground level
floors of the buildings are oriented to pedestrian
views, with large display windows highlighting
the goods and services offered for sale inside.
Recessed entries are also typical. A horizontal
band of molding usually separates the ground
floor from upper portions of the facade and the
parapet is capped with a decorative cornice.
These elements combined to establish a horizontal
emphasis along the street.
Fenestration on upper floors is predominantly
solid and void `hole in the wall' form and vertical
in proportion, reflecting classical architectural
proportions. There are, however, departures from
this pattern which contribute to the rich diversity
of the street.
Outdoor Spaces
There are also instances of small scale spaces
created by the set back of building facades.
They are, however, the exception to the historic
alignment of building fronts. Where these are used
for outdoor dining they provide attractive public
gathering spaces and street vitality. The intent is
to maintain the strong definition of the street wall
in this area, and therefore creating further breaks
in the street wall should be minimized.
The resulting character is both intimate and
stimulating, and in keeping with the variety
and harmony unique to Aspen. There have been
departures from the hard street edge, where
more recent development has stepped back
to create semi-basement space and detached
or internal retail frontage often on more than
one level. In many cases these have detracted
from the immediate relationship between shop
frontage and public sidewalk and the sense of
street facade definition, with adverse effects on
street vitality and the urban character within
downtown Aspen.
Commercial Core Historic District
Commercial, Lodging and Historic District ~. r~, GaSe 93
Design Objectives and Guidelines ='
A hard street wal! as seen along the walking mall downtown is a
characteristic throughout Character Area 1.
Victorian storefronts ancJzor the Commercial Core and define
the key characteristics of building height, mass, articulation and
materials.
Comntercial Core Historlc District
City of Aspen
Design Objectives
These are key design objectives for the Commercial
Core. The City must find that any new work will
help to meet them:
1. Maintain a retail orientation.
Traditionally the hub of Aspen and the center of
commercial and cultural activity, the Commercial
Core should remain so. Designs for new
construction should reinforce the retail-oriented
function of the street and enhance its pedestrian
character.
2. Promote creative, contemporary design that
respects the historic context.
While new construction should be compatible
with the historic character of the district, designs
should not copy early styles but instead should
seek creative new solutions that convey the
community's continuing interest in exploring
innovations. At the same time, the fundamental
principles of traditional design must be respected.
This means that each project should strike a
balance in the design variables that are presented
in the following pages.
3. Maintain the traditional scale of building.
The Commercial core of the city is likely to
experience continuing market pressure for hotel,
commercial and residential development and
the parallel needs of affordable commercial and
residential accommodation. It is important that
future growth acknowledges, complements and
enhances the existing scale and character of this
area.
4. Reflect the variety in building heights seen
historically.
New development should stay within the range
of building heights, and be designed to reflect the
variation in height across traditional lot widths.
The scale and form of a new building should be
designed to safeguard the setting of a historic
building, whether single story or the large'iconic'
three plus stories.
5. Accommodate outdoor public spaces where
they respect the historic context.
The street vitality associated with the center
of the city should be retained and enhanced
through a combination of the form and design of
the walkable street network and the associated
areas of public gathering space at street level and
above. The design of any public space within
the core should be a central consideration in
the design and configuration of the building, to
ensure that it contributes to a positive experience
in the streetscene, whether or not used for street
dining.
6. Promote variety in the street level
experience.
Architectural form should recognize existing scale
and diversity and build upon established design
traditions, creativity and innovation in a manner
which strengthens the architectural richness
and identity of the city core. The contextual
contribution of building and storefront design
will depend on detailed consideration of the street
facade and associated landscaping and paving.
7. Preserve the integrity of historic resources
within the district.
The original form, character, materials and details
of historic resources should be maintained. This
applies to individual structures of landmark
quality as well as more modest "contributing"
structures.
I'aSe ~ ~.~ Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
Coravnercial Core Historic District
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
Street f~ Alley Systems
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
interest of the city center.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side, to the rear and also
to the interior of development sites. Improved
access also creates opportunities for additional
commercial space, which is to be encouraged.
Street Grid
The original arrangement of parcels significantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system, and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky.
Commercial Lod in and Historic District .lit page 95
Design Objectives and Guidelines ~'
The network of streets, alleys and existing pedestrian passageways
enhances access in the downtown.
Commercial Core Historic District
City of Aspect
Internal Walkways
6.2 Public walkways and through courts,
when appropriate, should be designed to create
access to additional commercial space and
frontage, within the walkway and/or to the rear
of the site.
• See also: Public Amenity Space design
guidelines.
Alleys
Historically, alleyscapes were simple and
utilitarian in character, with a variety of materials
and building scales. Many structures had
additions that were subordinate to the main
building, stepping down in scale at the alley.
Others had loading docks, stairs and balconies
that contributed to the human scale. This
traditional character should be maintained,
while accommodating compatible new uses. The
continued development of visual interest in these
alleys is encouraged. Greater variety in forms and
materials is also appropriate here.
6.3 Develop an alley facade to create visual
interest.
• Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale.
• Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
page ~ ~' Commercial, Lodging and Historic District
~~ ~~ ~ Design 06jecfives and Guidelines
Maintaitt the established town grid in all projects.
City
Parking
The character of the Commercial Core Historic
District is one which is primarily appreciated
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore
the visual impact of parking should in all cases
be minimized. Parking should be structured or
placed underground where the scale and setting
of the site affords this opportunity. Where a
parking structure is considered this should be
contained within a 'wrap' of commercial and/or
residential uses.
6.4 Structured parking should be placed
within a'wrap' of commercial andf or residential
uses.
• The exposure of auto entry areas should be
minimized.
6.5 Structured parking access should not
have a negative impact on the character of the
street. The access shall be:
• Located on an alley or secondary street if
necessary.
• Designed with the same attention to detail
and materials as the primary building
facade.
• Integrated into the building design.
Convnercial Core Historic District
Commercial, Lodging and Historic District ~-~r'~, ~a8e 97
Design Objectives and Guidelines
Where a parking structure might be considered this should be
within a 'wrap' of commercial and/or residential uses, as this
building is.
Parking access located on an alley and integrated into the building
design.
Commercial Core Historic District
City of Aspen
Public Amenity Space
On-site and communal open space has been a
long-standing priority and characteristic of the
city. Where it is required the form, orientation,
quality and use of such open space is of the utmost
importance. Well defined public space should be
integrated with traditional streetscape character.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
In the past, open spaces occurred as accents along
the street, usually where a house existed in the
historic context or where a lot stood temporarily
vacant. In more recent years, outdoor spaces were
built that sometimes eroded the character of the
street edge. These conditions are not precedents
for future development. While some open space
may occur, it should be subordinate to the
traditional character of the street.
Public amenity space along the primary street
frontage should be an accent within, and
exception to, an otherwise well defined street
facade. There will be locations within the city
core where the character and setting of the site
or a historic building will also influence the form,
location or appropriateness of such a space.
In every case Public Amenity Space should be
well defined and carefully designed. The design
of public gathering space, its enclosure, layout
and content, will be an integral consideration
in the proposed form of the space. Although a
matter for full review and approval at the Final
Stage, its design should be envisioned at the time
of conceptual review.
Design Objectives
Where considered to be compatible within the
Commercial Core Historic District, public amenity
space should be designed and placed to achieve
the following objectives:
• Create an active and interesting streetvitality
through the promotion of public gathering
space.
• Maintain awell-defined street edge and
street corner to ensure that such public space
creates an accent within the street facade.
• Create an additional commercial frontage
and/or space to the side or rear of the site
or building
• Create a well defined, localized public space
at the street edge, where e.g. additional
space for street dining might be beneficial.
• Design a space that maximizes access to
sunlight throughout the year.
• Create a second level space designed to
ensure that it is permanently open to the
public and provides interest in the form of a
scenic or other interpretive marker for the life
of its service as a public amenity space.
• Achieve second floor patio space that
provides access to affordable commercial
uses.
The Downtown Enhancement and Pedestrian Plan
should serve as an additional reference.
page 98 G~r,~ Comnurcial Lodging axd Historic District
Design Objectives and Grridefines
iNhere open space wi th in a parcel is appropriate, develop an ameni ty
that can be experienced by the genera! public.
Commercial Core Historic District
Public Amenity Space Types
Public amenity space is a requirement in the
Commercial Core. In this area, particular types
of public amenity space would be in character
with the urban form of the Commercial Core area.
These include:
• Street facing amenity space
• Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follow.
_..
~~
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~~~~
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A variety of yublic amenity syaces exist in Downtown Aspen. In
future development iE is important to focus on t1:e quality of the
space rather than the quantity.
The walking mall in Downtownz Aspen provides substantial public
ameni ty space for the buildings located there, and therefore creating
breaks in f1:e block facade within this area to provide more street-
facing public amenity space should be carefully considered.
Commercial, Lodging and Historic District ~1r~, PaSe ~
Design Objectives and Gaidelines '-~'
Commercial Core Historic District
City of Aspen
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Street facilig amenity space should abut the public sidewalk, be
level with the sidewalk, open to the sky, directly accessible to the
public and be paved or othelzuise landscaped.
Street Facing Amenity Space
A street facing amenity space, usually located
towards the middle of a block, maybe considered.
However, within the heart of the district, where
the greatest concentration of historic storefronts
align, creating new gaps in the street wall is
discouraged. Providing space on sites that are
located in the outer edges of the district, especially
along the southern edge is more appropriate.
6.6 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
Be open to the sky
Be directly accessible to the public
Be paved or otherwise landscaped
6.7 Astreet-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Core.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defined, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
6.8 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guidelines 6.8, will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
page 100 ~~ Commercial, Lodging and Historic District
~.i..y Design Objectives and Guidelines
Street facing amenity space should contain public art and other
amenities fo promote its use.
City of Aspen
Mid-Block Walkway Amenity Space
New buildings on sites occupying more than
one traditional lot width may provide amid-
block walkway or through court within a single
development or between two developments.
This type of space shall be an extension of and a
complement to the street and public circulation
network within the center of the city. See also
Street & Alley System design guidelines.
The Commercial Core is highly regarded for
its pedestrian character and `walkability'. The
opportunities created by the extension and
enhancement of the public circulation network
has distinct urban benefits and is encouraged.
Typically only one such space would occur along
a single block face.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site, it should extend to link with the
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two.
6.9 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-blockpublicwalkwaysshallbebetween
8 ft. and 10 ft. in width.
6.10 Amid-block walkway should provide
public access to the following:
• Additional commercial space and frontage
within the walkway
• Uses located at the rear of the property
uses.
Commercial, Lodging and Historic District ~~~,
Design Objectives and Guidelines °°'
Commercial Core Historic District
page 101
Amid-block passage may link through a property to provide access
to uses along the side of a building or to businesses on an alley.
A passageway may be considered as Public Amenity Space when
it remaitts subordinate to the continuity of the block face. It should
be designed to visually appealing and to provide access to active
Commercial Core Historic District
City of Aspen
~..---
~.
Public amenity space located at an alley should generally be south
facing to maximize solar access for the space and provide access to
commercial space that maybe located there.
Alley Side Amenity Space
Public amenity space may be located to the rear
of the site in association with the alleyway. Such
a space shall provide access to commercial uses
at the street or second floor level. Public amenity
space may also be located at the corner of an alley
and a street. Such spaces should be designed
to enhance the use of alleys for supporting
commercial uses.
6.11 An alley side amenity space shall be
designed to have these characteristics:
• Direct public access to commercial space at
street or second floor levels
• Maximize solar access to the alley side
amenity space
• Enhance of the attractiveness and use of the
rear alley
• Minimize the adverse impacts of adjacent
service and parking areas
page 102 ,,(r Commercial, Lod in and Historic District
";~~~' Design Objectives and Guidelines
Corrunercial Core Historic District
Second Level Amenity Space
An outdoor patio space on a second floor, which
is directly accessible to the general public, will
be considered as a form of public amenity space
when it is compatible with the historic context
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes.
6.12 Second level amenity space should be
compatible with the character of the historic
district.
• It shall remain visually subordinate to any
historic resource on the property.
• If located on a historic property, it may not
alter the appearance of the resource as seen
from the street.
6.13 A second floor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
• Be identified by a marker at street level
6.14 Second level space should be oriented to
maximize solar access and mountain views, or
views of historic landmarks.
6.15 Second level space should provide public
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
Commercial, Lodging and Historic District
Design Objectives and Guidelines
!~ , ~ ~ _ .
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Second level space shall 6e accessible from a public space such as
a sidewalk or street facing amenity space.
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Outdoor private space shall be demarcated from the public amenity
space.
Second level public amenity space shall provide
permanent public access from the street.
~~, page 103
~'
Commercial Core Historic District
City of Aspen
Front Yard Amenity Space
Certain areas within the Commercial Core retain a
distinct historic residential character. This is often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space maybe considered.
6.16 Second level dining may be considered.
• If the use changes, the space must remain
accessible to the public, so long as it is to
be considered meeting the public amenity
space requirement.
6.17 Front and side yard amenity space should
be considered in the context of a historic one
story residential type building.
Building Placement
C~ •
Tlris figure ground study illustrates the alignment and amount of
open space along the street edge during the year 1904.
~~
E. Hyman Ave. ,,.,,.r. .....r
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Street Corners
Street corners are important elements in the
street block and in the framing of many of the
views which characterize the Commercial Core.
Many buildings on corner lots exhibit special
features that add accents. Corner entrances and
storefront windows that extend along intersecting
street facades are examples. These elements are
appropriate in many corner lot locations and
should be encouraged. Here the buildings should
confirm the pattern of a strongly defined building
wall at the street edge. Building facades should
be oriented parallel to the street, with variation
in front wall setbacks kept to a minimum. Any
departure from the street wall, for well defined
and designed public dining space, should occur
as an accent within the street block, not the
predominant pattern.
The same blocks in 1999. Notice how the increased use of open
space has eroded the building wall along the street.
Exceptions for street dining mightbe considered,
in the outer southern edge of the Commercial
Core. These sites often serve as focal points for
public activity and therefore sitting areas and
other gathering spots are appropriate in the outer
edges of the district.
page 104 ~,h~ Commercial, Lodging and Historic District
~s` Design Objectives and Guidelines
Certain areas within the com mercial core are identified with historic
single story buildings with setbacks. Front yard setback areas may
be considered as public amenity space in such an instance.
City of Aspen
Commercial Core Historic District
Building Setbacks
The Commercial Core has a strong and relatively
consistent street facade line. Corner buildings,
often of late 19th/ early 20th century form, anchor
the street block in many instances. Within the
street facade however there are some departures
from this where small areas of open space provide
individual street dining experiences.
Setbacks within the central commercial area
should reinforce the objective of maintaining
and enhancing the special urban and traditional
character of the strong urban edge of the street
facade and street comer. Local areas of open space
also further the objective of the street vitality
created by well defined dining space within the
city. These should however remain as an accent
within the street facade.
Side setbacks provide the opportunity to create or
enhance public passageways or through courts to
the rear alley, with the advantages of improved
public permeability, access and additional
commercial frontage. See also Street & Circulation
Pattern design guidelines. Rear setbacks create
the opportunity to achieve more creative and
attractive commercial and public space to the rear
of the site and alley.
In sum, buildings create a strong edge to the
street because they traditionally aligned on the
front lot line and were usually built out to the full
width of a parcel. Although small gaps do occur
between some structures, these are exceptions.
This uniform wall of building fronts is vitally
important to the historic integrity of the district
and should be preserved.
Commercial, Lodging and Historic District ~.~ page I05
Design Objectives and Guidelines
Trad i tionally, commercial buildings were built to the sidewalk edge
attd aitcltored the corner. This should be continued.
This second floor patio incorporates an abstract interpretation of
upper-story windows and cornice elements to define fhe space and
maintain tite building wall line along the block.
Commercial Core Historic District
City of Aspen
6.18 Maintain the alignment of facades at the
sidewalk's edge.
• Place as much of the facade of the building
at the property line as possible.
• Locating an entire building front
behind the established storefront line is
inappropriate.
• A minimum of 70% of the front facade
shall be at the property line.
6.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Circulation Pattern and
Public Amenity Space guidelines.
Building Orientation
Development within the core area has been
traditionally oriented with the street grid. This
relationship should be maintained.
6.20 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
6.21 Orient a primary entrance toward the
street.
• Buildings should have a clearly defined
primary entrance. For most commercial
buildings, this should be a recessed entry
way.
• Do not orient a primary entrance to an
interior court.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
page 10& ~~ Commercial, Lodging and His[aric District
~" Design Objectives and Guidelines
Maintain the alignment of facades at the sidewalk's edge.
City of Aspen
Building Form
A prominent, unifying element of the Commercial
Core is the similarity of building forms.
Commercial buildings were simple rectangular
solids, deeper than they were wide, with flat roofs.
In a few instances, gabled roofs, with false fronts,
may have been seen. This characteristic of flat
roof lines is important and should be continued
in new projects.
6.22 Rectangular forms should be dominant
on Commercial Core facades.
• Rectangular forms should be vertically
oriented.
• The facade should appear as predominantly
flat, with any decorative elements and
projecting or setback "articulations"
appearing to be subordinate to the dominant
form.
6.23 Use flat roof lines as the dominant roof
form.
• A flat roof, or one that gently slopes to the
rear of a site, should be the dominant roof
form.
• Parapets on side facades should step down
towards the rear of the building.
• False fronts and parapets with horizontal
emphasis also may be considered.
6.24 Along a rear facade, using building forms
that step down in scale toward the alley is
encouraged.
• Considerusing additive forms, such as sheds,
stairs and decks to reduce the perceived
scale. These forms should however, remain
subordinate to the primary structure.
• Use projecting roofs at the ground floor over
entrances, decks and for separate utility
structures in order to establish a human
scale that invites pedestrian activity.
Commercial, Lodging and Historic District~r,.
Design Objectives and Guidelines ">'
Coirunercial Core Historic District
page 107
Rectangular forms should be dominant on Commercial Core
facades.
Orient a building parallel to its lot lines.
Commercial Care Historic District
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Maintaining a block facade and orienting new development with
the st1•eet grid are two key objectives in the Commercial Core
District.
City of Aspen
Building Height, Mass ~ Scale
The character of the Commercial Core derives
in part from the range and variety of building
heights. These vary from one to three stories.
Building height with traditional lot width and
creates a constantly changing cornice profile along
a block face. This is the basis of the human scale,
architectural character and visual vitality of the
city center. New development in this area should
continue this variation.
With respect to scale, a new building shall also be
sensitive to nearby historic building These range
from single story historic residential structures to
three story Victorian commercial buildings.
Two Story Scale
6.25 Maintain the average perceived scale of
two-story buildings at the sidewalk.
• Establish atwo-story height atthe sidewalk
edge, or provide a horizontal design element
at this level. A change in materials, or a
molding at this level are examples.
Height Variation
In the Commercial Core area building heights
range from one to three stories. This variation in
facade height is a key characteristic that should
be maintained.
Variation in height should occur where the site is
larger than two traditional lot widths, in order to
reduce overall scale of the building. A variation
in facade height, often in conjunction with setting
back an upper floor, maybe required.
6.26 Building facade height shall be varied
from the facade height of adjacent buildings of
the same number of stories.
• If an adjacent structure is three stories and
38 ft. tall, new infill may be three stories, but
must vary in facade height by a minimum
of 2 ft.
page 108 ~' Cammescial, Lod in and Historic Dishict
Design Objectives and Guidelines
Maintain the average perceived scale of two-story buildings at
the sidewalk.
City of Aspen
6.27 Anew building or addition should reflect
the range and variation in building height of
the Commercial Core.
• Refer to the zone district regulations to
determine the maximum height limit on the
subject property.
• A minimum 9 ft. floor to ceiling heightis to be
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- In order to achieve at least atwo-foot
variation in height with an adjacent
building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire Station,
etc. )
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another
area may be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verifiedby
the Building Department) contribution to
the building's overall energy efficiency,
for instance by providing improved day-
lighting.
6.28 Height variation should be achieved
using one or more of the following:
• Vary the building height for the full depth
of the site in accordance with traditional lot
width.
• Set back the upper floor to vary the building
facade profile(s) and the roof forms across
the width and the depth of the building.
• Vary the facade (or parapet) heights at the
front.
• Step down the rear of the building towards
the alley, in conjunction with other design
standards and guidelines.
Co~runercial Core Historic District
Anew building or addition should reflect the range and variation
in building height of the Commercial Core,
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Methods of achieving height variation within a single building
include (A) stepping the building down as if approaches the alley
and (B) stepping the building along the primary facade.
Existing Building New Building
i
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38'
Building facade height shall be varied from the fagade height of
adjacent buildings of tl:e same number of stories.
Commercial, Lodging and Historic District G~a page 109
Design Objectives and Guidelines `""'~
Commercial Core Historic District
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Height variation can occur in a number of ways, depending on site
conditions and design intent.
City of Aspen
Height Variation for Larger Sites
Buildings within the commercial center and
historic core of Aspen represent the traditional lot
widths of the city (30 ft.), either in building width
or the horizontal and vertical design articulation
of the street facade. New development occupying
a site of more than one traditional lot width
should be designed to integrate with the scale
created by narrower existing buildings. The
architectural rhythm of earlier street facades
should also be reflected in new development to
retain and enhance the human scale and character
of the center of the city.
6.29 On sites comprising more than two
traditional lot widths, the facade height shall
be varied to reflect traditional lot width.
• The facade height shall be varied to reflect
traditional lot width.
• Height should be varied every 60 ft.
minimum and preferably every 30 ft. of
linear frontage in keeping with traditional
lot widths and development patterns.
• No more than two consecutive 30 ft. facade
modules may be three stories tall, within an
individual building.
• A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street facade.
(e.g. at a minimum, the front 40 feet maybe
no more than two stories in height.)
6.30 On sites comprising two or more
traditional lots, a building shall be designed to
reflect the individual parcels. These methods
shall be used:
• Variation in height of building modules
across the site
• Variation in massing achieved through
upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building facade heights or
cornice line
page 110 ~~lc-~ Commercial, Lodging and Historic District
o Design 06jectives and Guidelines
City of Aspen
Commercial Core Historic District
Height Adjacent to Historic Structures
The Commercial Core Historic District is the
setting for a very diverse range of historic
structures. Designing a building in the historic
district demands a sensitivity in design analysis
and approach which is exacting and which will
vary with each situation. The intent is that a
new building or addition to an existing building
should be designed to respect the height and
scale of historic buildings within the commercial
core.
6.31 Anew building should step down in
scale to respect the height, form and scale of a
historic building within its immediate setting.
6.32 When adjacent to a one or two story
historicbuildingthatwasoriginally constructed
for commercial use, a new building within the
same block face should not exceed 28 in height
within 30 ft. of the front facade.
• In general, a proposed multi-story building
must demonstrate that it has no negative
impact on smaller, historic structures
nearby.
• The height and proportions of all facade
components must appear to be in scale with
nearby historic buildings.
6.33 New development adjacent to a single
story historic building that was originally
constructed for residential use shall not exceed
28 ft. in height within 30 ft. of the side property
line adjacent to the historic structure, within
the same block face.
6.34 The setting of iconic historic structures
should be preserved and enhanced when
feasible.
• On sites comprising more than two
traditional lot widths, the third floor of
the adjacent lot width should be set back a
minimum of 15 ft from the front facade.
• Step a building down in height adjacent to
an iconic structure.
• Locate amenity space adjacent to an iconic
structure.
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Historic One Story ~ , a
Commercial Type `- ;_' ,. ~
Building ~~- •• ~
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Building facade height shall be a maximum of one floor higher
within 30 ft. of an adjacent single story historic building.
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Historic One Story Residen~ - t '
type Building
New infill adjacent to historic miners cottages shall not exceed
28 ft. in height within 30 ft. of the property line adjacent to the
historic structure.
Iconic Historic Structures
Visually prominent historic structures
influence the design character of Downtown
Aspen and should be recognized. These are:
• The Wheeler Opera House
• The Elks building
• The Independence building
• Pitkin County Courthouse
• Hotel Jerome
• City Hall
• St. Mary's Church
Commercial, Lodging and Historic District ~.~ page 111
Design Objectives and Guidelines }
Exhibit D
Memo to Staff re: Parking Impacts
MEMORANDUM
TO: Sara Adams, Aspen Community Development
FROM: Gram Slaton, Wheeler Opera House
Tim Ware, Aspen Parking Department
DATE: 2 July 2009
RE: PARKING IMPACTS -PROPOSED WHEELER EXPANSION
This is to follow up on the requests made at the June 24`h joint HPC/P&Z meeting regarding further
information on the impact to Aspen's downtown parking situation if the Wheeler is allowed to complete
its proposed expansion project. The department heads of the Wheeler and the Parking Department have
met and wish to present the following notes and suggestions.
Director of Parking Tim Ware points out that, according to the American Planning Association, generally
provision should be made for one (1) car for every four (4) seats in a proposed new theatre. As the
maximum seating in the new venue is expected not to exceed 275 seats, by this formula we would need to
consider the impact of fewer than seventy (70) vehicles for asold-out performance in the new venue.
We would like to also point out that there has been no discernable impact to parking in the east-central
portion of the downtown core since the start of operations at the Belly Up Aspen in 2005. As with the
Wheeler, it is believed that those who do drive downtown to frequent the Belly Up also are visiting and
availing themselves of other downtown businesses, particularly eating and drinking establishments.
Therefore, any concern that event attendees are removing available parking spaces from other downtown
businesses may be assuaged by understanding that considerable business is brought to a full-range of
downtown businesses by virtue of performance events in town.
The Parking Department also points out that winter guests already use non-personal-vehicle methods of
transportation (e.g., taxis and lodge vans) to a greater extent than Aspen's summer guests do.
By conservative estimate, there are at least 250 parking spaces available three blocks away in the Rio
Grande Parking Plaza (with entrances off Mill Street and Rio Grande Place) after 7pm on any evening.
The garage has a maximum capacity of 340 parking spaces. This is more than sufficient capacity to park
the entirety of cars coming for Wheeler events, even when both venues are sold out (70 vehicles for the
expansion; 125 vehicles for the historic Wheeler, 195 vehicles total).
In order to moderate the impact of parking for Wheeler events, the Wheeler and Aspen Parking suggest
that the following steps be taken:
• Stagger start times for Wheeler events, when two events are occurring in the combined
venue. [This dual usage is anticipated for much of the late-December to mid-April
season, and for less than a dozen dates during the summer season during the remainder of
the Aspen Music Festival and School's contract term (expiring in 2034).]
• Include parking and alternative transportation information in several key media, such as
on the Wheeler and Aspen Show Tickets websites, signage at Aspen Show Tickets, on
ticket envelopes for walk-in customers, and on email receipts for online buyers. The
Page 1 of 2
Exhibit D
Memo to Staff re: Parking Impacts
Wheeler is conveniently located within two blocks of every bus that serves Aspen,
Snowmass Village and the entire Valley.
Continue to work with local lodges to further communicate the message of using lodge
vans, taxis and in-town shuttle service rather than personal or rental vehicles.
• While Aspen Parking is not concerned that the identified increase in car volume in the
downtown due to an additional venue will create an evening parking problem, if capacity
issues do arise the Parking Department could work with the Wheeler to issue a discount
parking voucher to event ticket holders that would choose to use the Parking Plaza.
• Over the years there have also been discussions about possibly extending the hours of the
Galena Street Shuttle service that currently ends at Spm during summer and winter
seasons. As resources become available and if the demand materializes, the City could
amend the service contract with RFTA to extend service so that it accommodates
' Wheeler patrons and other guests later in the evening.
The Federal Department of Commerce regularly uses a factor of 2.3 to measure the commercial impact of
live entertainment on a downtown area. In other words, for every dollar spent on a theatre ticket, $2.30 is
spent at other downtown businesses, including hotels, restaurants, bars, and retail. This further supports
the finding above about theatre patrons making additional purchases at restaurants, bars and retail stores
in the downtown area before or after an event. Theatres are great stimulators for neighboring businesses
of all kinds.
The parking impact from a prospective new performance venue in the Wheeler is manageable using the
existing on-street and off-street parking inventory; however, we commit to the steps necessary to mitigate
any unforeseen impacts through further incentives for patrons to use the parking garage and alternative
transportation.
Page 2 of 2
609-452-1777
609-452.7192
200 Forrestal Road
Princeton, W 08540
www.fmg-orch.com
30 June 2009
Ms. Sara Adams, Planner
Historic Preservation Commission
City of Aspen
130 South Galena Street
Aspen, CO 81611
Farewell Mi Is Gatsch
a rc h i tects t~~
Re: Wheeler Opera House Expansion
320 East Hyman Avenue
Block 81, Lots P, Q, R, and S
FMG Project #0901
Certificate of Appropriateness for Major HPC Development
Essential Public Facility
Dear Ms. Adams:
Please accept this letter and drawings as follow-up to the June 24, 2009 HPC/P&Z hearing discussion, in
preparation for the continued hearing on July 8, 2009.
Our design approach has been and remains to preserve the historic Wheeler Opera House as an "iconic" building
for Aspen, and create a new addition that is both respectful of the Wheeler in scale and materials, without
mimicking it, and respectful of its context: the Motherlode, the streetscape, and the views to Aspen Mountain.
There have been a range of issues raised by the combined HPC/P&Z commissions as well as by public
comment. These have been addressed by the Design Team and are now focused on four main issues and several
additional concerns related to design details.
The four major issues are:
1. The amount of setback from the main, Southern far~ade of the Wheeler;
2. The entrance sequence at the historic Wheeler and the addition;
3. The desirability and function of the fourth floor apartment and related public access to the roof level;
4. The possibility of accommodating new required program in existing Wheeler space.
The related design issues involve:
5. The curved, re-entrant corner between the Wheeler and the addition;
6. The west facing party wall.
Other design issues identified in the HPC Staff memo of June 24, 2009, including verticality of the fenestration
and the bookends on the front facade, have been revised for this resubmission, and will be further studied after
the overall scale and massing issues have been addressed and as the design is refined for final approval. In
addition, issues of parking and the need for a parking study will be addressed separately by Wheeler staff.
30 June 2009
Ms. Sara Adams
Page 2 of 3
Public Amenity: The prior presentation described a design solution that sought to balance the need to
defer to the Wheeler, accommodate a public "amenity" at grade in the form of a shallow forecourt, and
maintain comfortable and safe lobby space and circulation to the three main public venues in the new
and existing building. While HPC/P&Z seemed to support the idea of setback, it was acknowledged
that a more modest recess might aid lobby capacity and flow. We concur with this assessment and have
reduced the setback to 4 feet. This reduced setback maintains the primacy of the Wheeler facade while
allowing for a modest paved area in front of the building. In addition, the reduction creates a more
direct connection between the old and the new buildings without the use of the curved transitional
element at the southeast corner of the Wheeler.
2. Main Entrance: The submission proposed a new entrance in the ~rddition as access to the theaters. The
argument for this solution is based in preservation, functional, code and economic master plan
considerations.
a. The historic entry to the theater was through the westernmost doors, which open on to a
vestibule that is undersized for the number of occupants. This is not workable by today's codes.
The existing entry and box office in the adjacent storefront was created in the 1984 renovation
precisely because the historic doors do not function effectively as an entry to a modern
performance venue. The historic doors were maintained as exit doors for the theater and will
continue to serve this purpose in the new design. The proposed addition allows the return of
the current box office to its historic use as a retail space. The return of this space to retail use
was identified as a goal of the project in three public meetings held in March and April 2008.
These plans were informed by public comment which overwhelmin~Tly confirmed the fuhu-e
programmatic uses of the Wheeler.
b. Functional flow and accommodation of the audience in a properly sized lobby and circulation
space cannot be achieved in the existing building without major intervention and loss of historic
character. The current door location from the 1984 renovation creates circulation flow
problems both within the existing box office waiting area and into the main house and would be
even more problematic with the new venue. The current waiting space is undersized, forcing
people to queue outside. Once inside, people who have picked up tickets must cross back
through the lines of people still waiting for tickets. They must then cross the zone of the historic
stair enclosure in order to access the lobby space in the addition.
c. The historic stair is to be considered an egress stair. According to the International Building
Code (IBC} it should have a rated enclosure. It is possible to rate most of the historic stair while
still maintaining its apparent openness. As an egress stair, however, it is not allowed to be used
for any purpose other than egress, and therefore, no one should be able to cross through the stair
at the first door.
d. The economic consideration is the expressed community desire to have street level vitality
through commercial space at ground level, as the Wheeler storefront functioned historically. We
continue to advocate a new combined entry that solves all of these issues in an appropriate,
more capacious manner. See also response to item#2a. We propose to maintain the existing
historic entry as a component of the entry and egress sequence, and labeled as such.
As indicated in the Historic Preservation Guidelines Section 4. ], we have retained the doors, frames,
hardware and detailing of the historic doors of the original entrance and the historic storefront. The
position of the original storefront doors and primary entrances has not changed. The function of the
doors has not changed, since these doors will still be used as an entry into a retail space. We believe
that the public will have more opportunities for access to the historic Wheeler if the space behind the
original storefront is used for retail rather than as a ticket office.
3. Fourth Floor Public Access and Apartment: The fourth floor apartment has been revised to allow for
increased public access to both the apartment and the exterior roof terrace. The terrace has been
30 June 2009
Ms. Sara Adams
Page 3 of 3
enlarged, one public restroom has been added, and a larger vestibule has been provided to support the
increased occupant load. In addition, the apartment will be configured to better accommodate receptions
and roof top events. After evaluation of egress requirements and the required number of plumbing
fixture counts, the occupancy of this level will be limited to approximately 90 people to conform to the
plumbing code and to maintain a partial "green" roof.
4. Etdsting Wheeler Basement Use: The use of the existing floors of the Wheeler has been clarified
through the further development of mechanical, support space and storage requirements. There is not
much space available in the basement of the existing Wheeler. At least two of the existing large stage
storage spaces will be converted to use for mechanical equipment in order to meet current requirements
for building systems for both the Wheeler and the restaurant tenant. These include the addition of a
generator and an interior grease trap, as well as new mechanical equipment for the addition and a new
ele~~ator to provide accessibility for the basement. The Wheeler systems office will remain along with
one storage space. The restaurant will retain its existing storage space in the center of the building
where a stair provides access to the main tloor. It has been determined by an outside kitchen consultant
(Profitable Foods of San Diego, CA) that the existing kitchen is undersized and may need to be enlarged
when deferred renovations are undertaken for arestaurant/bar. The remaining 920 SF of unused space in
the basement is too small for the current and future needs of the Wheeler administrative staff, and is
inefficiently located for daily operational needs. Use by alternative tenants has been identified as
beneficial to the economic needs of the City and the Wheeler, and the Wheeler has been in discussions
with potential tenants for this space. See attached drawing for a comparison of the existing versus
proposed uses of the basement.
5. Curved Bay: The curved bay has been restudied and eliminated. With the shallower recess it need not
project as far and we have been able to change the connection to keep it in line with the facade on the
opposite (west) side.
6. West Wall: The west party wall is being developed with an articulated masonry pattern that will have a
pronounced play of light and shadow. Additional detail will be provided at the hearing.
These modifications maintain the functional program goals of the project while refining the visual relationships
of the new construction to both the Wheeler and the adjacent townscape. The life of this significant new public
building will emerge in the refinement of its materials and details, activities that will take place in the next stage
of approvals. The goal here has been to carefully balance functional program and preservation of historic
character with a new building that has a strong if understated quality, at once a good neighbor and an aesthetic
contribution to the architectural museum that is Aspen.
Sincerely,
i
Michael R. Schnoering, AIA
Partner
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MEMORANDUM
TO: Historic Preservation Commission
FROM: Ben Gagnon, Special Projects Planner
MEETING DATE: July 8, 2009
RE: Aspen Area Community Plan Update, HPC Goals
REQUEST: Community Development Staff requests that the HPC have a discussion on
their goals for the Historic Preservation Program in order to include them in the P&Zs'
discussions of the Historic Preservation chapter in the AACP.
DISCUSSION: Community Development staff is providing the HPC with some basic
information on what we've heazd from the community through the AACP update public
process. This background is not intended to limit the HPC's conversation, but is intended
to provide an overview of the kinds of issues the P&Zs will be discussing at their meeting
on Historic Preservation on August 25s'. In general, the community comments fell into
the following broad categories:
• Should we preserve buildings from Post-Waz Aspen?
• Should we explore preserving the interiors of some publicly-accessible buildings?
When asked if "it is important to preserve structures from Aspen's Post-Waz history, such
as European chalets, and modernism," 19% of participants stated "Yes, it's important for
our history," and 37% of participants stated "Yes, but only the most superb buildings. " A
total of 23% stated "No, I'm not convinced yet, "while only 19% of participants
unequivocally stated, "No, we've preserved enough. "
On the question of preserving historic interiors, there was no cleaz direction from
participants on this issue. Only 47% of participants felt that "interiors that truly re,~lect
the time period they were built should be designated, "while 53% thought "the City
should not be in the business of designating the inside of buildings, even if they are
publically accessible."
THE AACP: WHAT SHOULD WE CARRY FORWARD? The 1993 and 2000
AACPs, as well as recent community feedback, were used as a basis for the draft update
of the AACP. On the topic of Historic Preservation, it may be helpful to get HPC
feedback on language in the existing 2000 AACP. Should certain statements be carried
forward? Should some statements be strengthened? Regazding Historic Preservation,
some of the key statements from the 2000 AACP include:
Philosonhy: "Aspen's distinctive history is irreplaceable, whether it be the late 19`h
century miners' cottages, the Bauhaus buildings introduced by architect Herbert Bayer, or
the faux chalets built by ski instructors in the 1950s and 1960s. Aspen is not a great
example of a mining camp; the architectural context is much more vazied."
Polic : "Retain and support an eclectic mix of historical structures in our community."
Philosouhv: "Decades of economic booms and busts have brought significant changes
and periods of redevelopment to Aspen. This opportunity for constant revitalization of
our town must be directed in ways that continually enrich Aspen rather than challenge its
heritage."
Philosouhv: "While the overall goal of protecting individual sites or the historic character
of a larger area aze foremost, the preservation process must be one of reason and balance,
predictability and economic fairness."
LINKS TO OTHER TOPICS: The updated AACP will include a discussion of how
each topic is linked, or has a relationship with, other topics in the plan. If the HPC has
time, staff would be interested to hear about any specific linkages that should be
highlighted. Staff has also outlined some linkages below that might come up throughout
the P&Z's discussion of Historic Preservation.
Sustaining the Aspen Idea: This is a new topic in the update of the 2000 AACP, and is
meant to focus lazgely on Arts and Culture, while recognizing the uniqueness of the
Aspen Idea's conception of balancing mind, body and spirit. The Aspen Idea emerged in
the Post-War era and some remaining buildings reflect what was happening in Aspen
during this time period.
Environmental Quality: The Historic Preservation Commission guidelines currently
accommodate renovations to buildings that can increase energy efficiency, while
allowing for the protection of architectural features and elements.
Economics: Historic Preservation is important to the economic sustainability of Aspen as
a resort. Heritage Tourism is an acknowledged element of attracting visitors.
Attachments:
Exhibit A: Lazge Community Meetings, Keypad Question Results
Exhibit B: Community Survey Results
Exhibit C: 2000 AACP Historic Preservation Chapter
Exhibit A: Lazge Community Meeting Results, Historic Preservation Questions
32.) Historic preservation is important to me (Select one)
Responses
Strongly agree
Agree
Disagree
Strongly disagree
I don't know enough to have an opinion
37.14% 155
42.43% 177
12.12% 51
7.80% 33
0.51% 2
Totals 100% 418
33.) Historic preservation is vital to Aspen as a community, and as a taxpayer I would be
willing to support it through a new dedicated public fund. (Select one)
Responses
Strongly agree 10.54% 43
Agree 26.84% 110
Disagree 24.05% 99
Strongly disagree 29.43% 121
I don't know enough to have an opinion 7.61 % 31
This does not matter to me 1.50% 6
Totals 100% 410
34.) In order to illustrate Aspen's history, I think it is important to preserve structures
from Aspen's Post-War history, such as European chalets, and modernism. (Select on
Responses
Yes, it's important for our history. 19.28% 80
Yes, but only the most superb buildings. 36.58% 153
No, I'm not convinced yet. 22.52% 94
No, we've preserved enough. 19.15% 80
I don't know enough to have an opinion. 2.23% 9
This does not matter to me. 0.24% 1
Totals 100% 417
35.) In terms of the interiors of historic publicly accessible buildings, which best
describes your position: (Select one)
Responses
I believe that interiors that truly reflect the time period they
were built should be designated. 46.92% 192
I do not believe the City should be in the business of
designating the inside of buildings, even if they are publicly
accessible. Exterior preservation is good enough. 53.08% 217
Totals 100% 409
Exhibit B: Community Survey Results, Historic Preservation
Historic Preservation
Voter Full Time Second All
List Homeowners Homeowners Homeowners
Importance of
topic 50% 49% 65% 55%
Assessment of
to is 57% 53% 61% 56%
Note: Survey uses a scale of 1-5, 1 being the lowest and 5 being the highest. The figures
above add the results of those who chose 4 or 5.
Full time Second ALL VOTER
Homeowner Homeowner Homeowners LIST
Support of.reaching
consensus on Post-War
Preservation 33% 48% 39% 35%
Survey uses a scale of 1-5, 1 being the lowest and 5 the highest. The figures above add the results of
those who chose 4 or 5.
Exhibit C: 2000 AACP Historic Preservation Chapter
Intent
Preserve Aspeu's irreplaceable historic resources.
Philosophy
The mission of the preservation community is based on two interlocking convictions: a
desire to safeguard a broad representation of our region's cultural, natural, and historical
treasures; and, the belief that by promoting appreciation of our history we maintain a
"sense of place" and a sense of community while strengthening our local economy
through tourism. The wealth of buildings, traditions, and stories that one generation
leaves to the next are inherited assets. The purpose for encouraging preservation is to
protect those assets for the enjoyment of present and future generations.
Aspen's distinctive history is irreplaceable whether it be the late nineteenth-century
miners' cottages, the Bauhaus buildings introduced by azchitect Herbert Bayer, or the
faux-chalets built by ski instructors in the 1950's and 60's. Aspen is not a great example
of a mining camp; the azchitectural context is much more vazied. Our heritage also
includes a rich intellectual, recreational, and social history. Our town's unique chaaacter
is what attracts visitors and residents to our community. We must continue to build on
what we have by authentically preserving historic structures and creating thoughtful new
buildings that encourage and shape that feeling of historical continuity. Every mazker of
community spirit brings us closer together. Aspen should strive to be a lively and viable
resort community, not a theme pazk tourist destination. We recognize that the travel and
tourism industry is a powerhouse for economic growth and that the development and
mazketing of tourism is necessary to sustain our local economy and way of life. Decades
of economic booms and busts have brought significant changes and periods of
redevelopment to Aspen. This opportunity for constant revitalization of our town must be
directed in ways that continually enrich Aspen rather than challenge its heritage. We must
consider what we hope to pass on to future generations. A historically significant building
torn down is an asset destroyed, whereas a building that is respectfully restored continues
its useful life. While the overall goal of protecting individual historic sites or the historic
character of a larger azea aze foremost, the preservation process must be one of reason
and balance, predictability, and economic fairness.
The importance of historic preservation may not at first be apparent to members of the
community who are struggling to earn a living or to those who are new to the community.
It is possible, however, to let history inform all levels of development through sensitivity
to scale. Many land use policies that have been implemented defy the traditional
development pattern in Aspen. We encourage returning to higher density development
within the city limits where appropriate. To promote and perpetuate historic preservation
and to protect and preserve Aspen's distinctive cultural heritage, we must assist those
involved to understand Aspen's history and its current vision of itself. We must raise
community awazeness through education and communication. A community united and
firmly grounded in local circumstances can accomplish much.
Policies
• Retain and support an eclectic mix of historical structures in our community.
• Provide support and education for the preservation of historic resources.
• Ensure that the rules and regulations regarding development and historic preservation
in our community create projects that are consistent with our broader community goals.
Goals
A. Create a more vibrant town with appropriate mixed uses and a variety of building
sizes. Allow historic patterns to inform new development throughout town.
B. Work to improve the Historic Preservation Commission (HPC) review process.
C. Do not approve "copytecture" solutions. Encourage sensitive additions and talk
about compatibility in terms of "sympathetic, subservient, and contextual."
D. Refine the Historic Preservation review process to make decisions less subjective.
E. Improve compliance with the recommendations and "Conditions of Approval"of the
mandatory review process.
F. Protect all buildings and sites of historic significance.
G. Improve communication, education, and advocacy for historic preservation, and
create better tools to accomplish this goal. Raise community awareness of the
importance of preserving our local history and of the value of having a Historic
Preservation Commission.
H. Maintain and add innovative ways to make preservation work in Aspen, such as the
historic landmazk lot split.