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HomeMy WebLinkAboutagenda.hpc.20110727 ASPEN HISTORIC PRESERVATION COMMISSION JULY 27, 2011— 5:00 P.M. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT- Please meet at 400 E. Hyman Ave. at NOON. I. Roll call II. Approval of minutes — June 8 minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring: VII. Staff comments — (15 min.) VIII. Certificate of No Negative Effect issued (Next resolution will be #7) I. OLD BUSINESS A. NONE II. NEW BUSINESS A. 400 E. Hyman — Conceptual Major Development, Conceptual Commercial Design Review, Reduction of Pedestrian Amenity Requirement, Public Hearing III. WORK SESSIONS: A. NONE 7:00 Adjourn PROJECT MONITORING- Projects in italics are not currently under construction. Sarah Broughton 610 W. Hallam 110 E. Bleeker 604 W. Main 222 E. Bleeker Brian McNellis 132 W. Main Fox Crossing 332 W. Main Ann Mullins Deep Powder Boomerang " 604 W. Main 300 S. Spring 222 E. Bleeker Lift One 135 W. Hopkins Jay Maytin 28 Smuggler Grove 627 W. Main Red Butte Cemetery Lift One 920 W. Hallam Nora Berko 28 Smuggler Grove Jason Lasser 630 E. Hyman Boomerang Lift One 135 W. Hopkins Red Butte Cemetery Jamie Brewster McLeod 630 E. Hyman 202 N. Monarch Willis Pember 508 E. Cooper M: \city \planning\hpc project monitoring\PROJECT MONITORING.doc 7/20/2011 P1 MEMORANDUM S IF � r• TO: Aspen Historic Preservation Commission 1. FROM: Amy Guthrie, Historic Preservation Officer 1 I, 1 II' - .HI -. RE: 400 E. Hyman Avenue (Tom Thumb Building)- Major Development F 'II_ • (Conceptual), Commercial Design (Conceptual), Pedestrian Amenity, PUBLIC i HEARING DATE: July 27, 2011 SUMMARY: 400 E. Hyman Avenue was 414 . ' , • • r '' ` ,, built in 1981. It is a non - contributing . 2i "' - -' building with the Commercial Core 40:' ? �r ' ~ ,�}}� y Historic District. i ''! I l!' ',I , ''.,.- : • 4414: . The property contains 15 individually owned condominium units; 12 of which are • commercial space and 3 of which are -;• . • ....' litj * ! ..i ,-' : residential. • it; ol Ilikil - : -',.. . /. 1/0 r - , HPC is asked to review a Conceptual . i , t „ ta s a proposal to demolish and replace the "4 i existing corner structure. The applicant �, _ its. s . owns all three commercial units that are k ,, : ., in - 1 { :. -- -- °it affected. The new building would be larger .. c j � ''% - . than the existing structure by approximately 600 square feet on the first and second floors. The height of the corner building would be increased by one story to create a new 1,000 square foot free market dwelling unit. The application requires Growth Management review by the Planning and Zoning Commission. There are only two opportunities per year (August 15 and February 15 to enter the Growth Management competition and receive allotments for the net leasable space and free market unit proposed. The property owner cannot apply for Growth Management until HPC Conceptual is granted. They hope to receive HPC approval at either the July 27 or August 10 meeting, or their Growth Management application will be delayed to a future round. STAFF RECOMMENDATION: The subject of Conceptual review is height, scale, massing and proportions. Staff finds that the proposed new building meets many of the relevant guidelines but requires some restudy and continuation to the August 10 agenda. The specific areas for restudy are the possible reduction of overall building height and/or justification for a height exception, and a requirement for a primary entrance facing Hyman Avenue. 1 P2 APPLICANT: 400 Hyman LLC, Ken Sack -CEO, represented by Paul Irwin of Ripple Design Studio. PARCEL ID: 2737 - 073 -43 -001 through -005, 2737 - 073 -43 -009 through -015, 2737 -073- 43 -706 through -708 and 2737 - 073 -43 -801. ADDRESS: 400 E. Hyman Avenue, Tom Thumb Building, Condomium Units A -101 through A -103, A -201, A -202, A -301 through A -304, B -101, B -201, B -202, B -301, C -101, C -201, C-301 and the Condo Association Common Area, Lots K and L and a portion of Lot M, Block 88, City and Townsite of Aspen, County of Pitkin, State of Colorado. ZONING: CC, Commercial Core. Tom Thumb Building � e . ► ' ' �"' �fF" g ..\.. r . . + / i , j a r C ..1 y ' 1 , " ' i 1 '' i . . , , , 111ftp PIP rr rl , ..7, 1 . , 2, 4 ,, *. "-. 1 ( ' of. 4111k . ' ir mr . ,. : or ....... . . r i ' 4r /� 7Y '�: • I I . , . „, r , Legend = historic 2 P3 CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW The procedure for a Major Development Review and Commercial Design 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 guidelines and other applicable Land Use 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 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 and Commercial Design review 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. STAFF RESPONSE: For new development in the Commercial Core Historic District, the guidelines found in the 2007 Commercial, Lodging and Historic District Design Objectives and Guidelines are the applicable information. A list of the relevant design guidelines is attached as "Exhibit A." The subject site currently contains an L shaped building along the north and east lot lines, and a free standing building at the southwest corner. There is a sunken courtyard at the center of the development. The site is located in the heart of the downtown historic district. It is located at a busy intersection on the pedestrian mall, near the Dancing Fountain and The Wheeler Opera House. About half of the buildings in Aspen's Commercial Core are landmarked Victorian era historic buildings and half are not. The design guidelines encourage high quality new development, within the framework established by the 19 century architecture. The overriding policy stated in the design guidelines on page 91 is: 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. 3 orwormimi P4 The proposal involves demolition and replacement of the comer building on the site. The existing building relates well to the district in terms of height and materials, but conflicts with the district in that the comer building is setback from the front property line, does not reflect the proportions (particularly first floor height) of the Victorians, and the building relationship to grade is inconsistent with the surrounding context. The proposed new building appears to improve some of the relationships to surrounding landmarks, but also creates new differences as well. SITE PLAN/PEDESTRIAN AMENITY Beginning with the building footprint, at the basement level, the new building matches the existing dimensions. At the street level, the footprint will be increased to meet the front lot line and will also be extended slightly towards the alley. The width of the proposed new building facing Hyman Avenue will remain at 18,' the same as it is today. The increased site coverage means that some of the area that is currently counted as "Public Amenity" space will be consumed. The zone district requires that 25% of the site be dedicated Public Amenity space. Traditionally this has meant that 25% of the site must be left essentially undeveloped, but amendments within the last several years have resulted in a number of options for meeting the intent of Public Amenity space. Options exist for providing open area at the ground level, within a courtyard, on an upper level, or through the payment of cash -in -lieu that can be used for beneficial improvements on public property or streetscapes. This property already does not meet the requirement for Public Amenity on the site. 14% of the open area counts as Public Amenity, instead of the 25% minimum. The below grade courtyard does not count at all. The proposal is to physically provide only 7% of the lot as Public Amenity, and to pay cash -in -lieu to make up for what is being removed. The Public Amenity (formerly called Open Space) requirement has resulted in many of Aspen's most beloved downtown gathering spaces, but arguably has created some undesirable building ' Objectives as well. The Commercial, Lodging and Historic District Design g ObJ ectives and Guidelines speak rather strongly to goals on this topic, for example: "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." "The walking mall in Downtown Aspen provides substantial public amenity space for the buildings located there, and therefore creating breaks in the block facade within this area to provide more street- facing public amenity space should be carefully considered." "A street facing amenity space, usually located towards the middle of a block, may be • considered." • 4 1 P5 Page 104 of the guidelines speaks particularly strongly to the philosophy of setting buildings against the property line at street corners... "Many buildings on corner lots exhibit special features that add accents. Here the buildings should confirm the pattern of a strongly defined building wall at the street edge. Any departure from the street wall for well defined and designed public dining space, should occur as an accent within the street block..." HPC must consider: 6.7 A street - 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 YP streetscape and ensure that street corners are well defined, with buildings placed at the 1 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. 6.18 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. Staff supports the proposed footprint and placement of the new structure and the applicant's proposal to pay cash -in -lieu for Public Amenity. There is substantial pedestrian oriented space adjacent to this property. This said, while the topic of building materials is generally saved for Final review, staff believes that the transparent concept for the proposed building could diminish the goal expressed in the design guidelines; to anchor street corners. This should receive further discussion by HPC as the review progresses. FORM The proposed form of the new building generally meets the design guidelines which call for box- like buildings with flat roof and flat wall surfaces with limited projecting elements. HEIGHT The tallest portion of the existing structure is along the alley and is approximately 30' high. The corner building that is to be replaced is approximately 20' tall. The new building is 34' tall along the street facades, which is about a 14' increase. The new building is not limited to the size of the surrounding historic buildings, but must be related. At 11'3," the floor to ceiling height on the first floor of the proposed new building is 5 P6 slightly lower than the traditional 13 -15' range. Typically the upper floors are equal heights, as is the case in this project, and upper floors of recently approved projects have generally been 9 -10' tall. The guidelines state: 6.25 Maintain the average perceived scale of two -story buildings at the sidewalk. • Establish a two -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. The historic photograph below demonstrates that 2 story buildings predominated in the 19` century, though the height of the buildings varied slightly. 1 The Kobey building at 428 E. Hyman is the only intact Victorian era building remaining on the blockface. It is approximately 32' wide and 30' tall (plus a new penthouse level that is setback so it Subject site is not easily visible. . _ - Hi r [.., „ iklik 1 . . , ; All: ' 11_ '‘ — ----' — ' —, _ IPT ii ii It i ',- — c . '1,4 4 k t - /1.1k, AI f ', • I • 1 ' N t ti�� I — . L The zone district allows for the possibility of three story buildings r proposed meet guideline i ng is under the 38' height limit along Hyman Avenue and Mill Street. In order to 5, above, projects are often designed to have a third floor pulled find lint from the building ed ma rile that is a possible direction for this project, staff does more consistent with the guidelines given that this structure is exposed to view on all sides, as opposed to being in a mid -block location. While the project is within the height limit on the street facades, it exceeds may to l imit approve P7 a measur from the courtyard level to the top of the building. height in this area of up to 42,' which would accommodate the proposal, based on the following criteria. 6.27 A new 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 height is to be rmaintained nd second stories more of the • Additional height, as permitted in the zone district, may added following reasons: - In order to achieve at least a two -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 verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved daylighting. The ro' ect does not have a strong argument for a height increase the any f the a oommu the benefits touched on above, but he sunken courtyard and in the center of property unique and unchangeable condition. HPC must determine the appropriate direction. While staff would not recommend that the proposed floor to ceiling heights be minimized. and roof assemblies of the proposed building are 1'6" thick, which could arguably There are three nearby Victorian buildings which provide some guidance for redevelopment at 400 E. Hyman as illustrated on the next page. 7 P8 ' . glit: . ' S,- -,A . ''_-:(' • ,v_. ti r'f4' , ' ..0•,.., T--: ' ,,,. le x tA, r} f \ x y if _ - I Ik IF , 30'0" I 4," ', ^ ` v 4 " a. ._ 1 r 1 l u� ■ tr■c a it, ....,,, . ., I:, 1 jj� . ‘,.• 1 • m I L d fif . . ' • . - t 7- HILL , It , , . to , 1 , 111 �� r - A — _ iii ° — These photographs illustrate an approximate comparison of building dimensions. HPC 1 should consider whether the facade I i • proportions of the proposed new building are _ II I I I compatible with the historic district. The applicant intends to prepare a sketch up model for the board to review. I - i 4'0„ • l /1/ 13 '6" : , : r, , 11'3" 8 P9 ENTRANCE One additional Conceptual review guideline which HPC should provide direction on relates to the primary entrance into the building. The guidelines state: 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. The project should be required to be amended to provide a primary entry along Hyman Avenue, as is characteristic of the adjacent buildings. As stated above, staff does find that the proposal is in keeping with many of the design guidelines. If the board finds that the overall height and floor level proportions are acceptable, or could be with amendments, we recommend that the project could receive Conceptual approval. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the facade of the building may be required to comply with this Section. 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 are 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 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. 9 P10 The application touches on many issues that will be topics for Final review, particularly options for the "skin" of the building. The applicant is eager for feedback. To the extent that HPC wishes to comment generally, it may help to guide future revisions to the project. For the board's information, the Building Department has expressed preliminary concerns with the glass facade facing the courtyard, due to fire code issues and the proximity to the adjacent structure. (Compliance with egress and accessibility requirements have been questioned as well.) Staff' s position is that alternative facade materials, such as the proposed glass, could meet the guidelines if configured in a way that somehow relates to characteristics of the adjacent historic structures. For instance, mullions or opaque panels could create patterns that relate to nearby beltcourses, cornices, masonry joints, etc. The same would be true of the marble alternative. That said, the guidelines do generally call for the use of traditional masonry as a primary material, a transparent first floor and punched openings on the upper floor, etc. Further discussion of the sensitivity or flexibility provided by the surrounding context will be needed. Construction management would be a major issue with this project. The Parks Department is concerned with the possibility of substantial demolition of surrounding mall and sidewalk areas during the project. OTHER CONSIDERATIONS The project would generate the need for a fraction of one on -site parking space to mitigate for the new net leasable commercial area. No parking is required for the residential use. There is currently no on -site parking. The applicant has the right to pay cash -in -lieu for the parking space. The project would also generate affordable housing mitigation requirements. The applicant proposes to pay cash -in -lieu, or buy down off site units, or purchase affordable housing credits. This will be reviewed by the Planning and Zoning Commission. STAFF RECOMMENDATION: Staff recommends that HPC provide direction and continue the hearing to August 10, 2011. Exhibits: A. Relevant Design Guidelines B. Application 10 ll�tY P11 City of Aspen 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 Existing Character construction and alterations to existing non- The heart of Aspen centers around the Commercial historic structures in the Commercial Core Core Historic District. It is the first area that Historic District. Key design characteristics of developed in the early mining days of the town this district are summarized and then specific and its character reflects this rich mining heritage, guidelines are presented. which is the image that many carry with them of this historic Colorado mountain town. Each Location historic building contributes to the integrity of the The Commercial Core of the city is defined by district and preservation of all of these resources Monarch Street to the west, Durant Avenue to the is, therefore, crucial. This is especially important south, Hunter Street to the east, and roughly the as new development continues. alley to the north of Main Street to the north. (See the Character Area map in the appendix.) . � c t r r [� � r _ H n The Commercial Core Zone District is located at the core of Downtown Aspen. A a p{' +, % ja r`"�- s 'a' f `t x �+" `-+ ti � ae:A: mr f .: ' t , "f�-. xr .. .. .. " R�, .X�' �' { ' �?k rt. > }5 P12 Commercial Core Historic District 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. jg„ ,, e � 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 tj by previous site -based open space requirements. n, - 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 w _ _ __ , scale, concentration of historic buildings and The street pattern frames spectacular scenic views. 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 city's 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. • "F k A • a'A en' se i - i 4'i P13 City of Aspen Commercial Core Historic District 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 for floor from upper portions of the facade and the # parapet is capped with a decorative cornice. �► W These elements combined to establish a horizontal f ` 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. A hard street wall as seen along the walking mall downtown is a Outdoor Spaces characteristic throughout Character Area 1 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 b' - street facade definition, with adverse effects on street vitality and the urban character within downtown Aspen. Victorian storefronts anchor the Commercial Core and define the key characteristics of building height, mass, articulation and materials. < Y' 7 IV rro € t e • s * #` a w 7 z b t - e * r7 r k r - .as.A tl, ,v n n ty r 3 P14 City of Aspen Commercial Core Historic District Design Objectives 4. Reflect the variety in building heights seen historically. T These are key design objectives has a work the l New development should stay within the range Core. The City find d that any new work will of building heights, and be designed to reflect the help to meet them: must them: variation in height across traditional lot widths. 1. Maintain a retail orientation. The scale and form of a new building should be Traditionally the hub of Aspen and the center of designed to safeguard the setting of a historic building, whether single story or the large 'iconic' commercial and cultural activity, the Commercial three plus stories. Core should remain so. Designs for new construction should reinforce the retail- oriented 5. Accommodate outdoor public spaces where function of the street and enhance its pedestrian they respect the historic context. character. The street vitality associated with the center of the city should be retained and enhanced 2. Promote creative, contemporary design that through a combination of the form and design of respects the historic context. the walkable street network and the associated While new construction should is be s io , designs s areas of public gathering space at street level and with the o f c character earl yc styles of the but instead a esid shouuld ld above. The design of any public space within should not v o early tysteae new solutions that convey the the core should be a central consideration in seek om creative the design and configuration of the building, to community's s.s At the same the sae time, the interest in exploring ensure that it contributes to a positive experience principples les o of traditional design must be inn in the streetscene, whether or not used for street of respected. s fundamental dining. This means that each project should strike a balance in the design variables that are presented 6. Promote variety in the street level in the following pages. experience. 3. Maintain the traditional scale of building. Architectural form should recognize existing scale and diversity and build upon established design The Commerc nt Ing a rket pre ssure the city ore for No f o r ho teel, traditions, creativity and innovation in a manner experience continuing market and d which strengthens the architectural richness t the arall el co and of residential development affordable al commercial and s that and identity of the city core. The contextual reenal accommodation. o anon. It s po tan contribution of building and storefront design residential growth h acknwle g It o im implements will depend on detailed consideration of the street enhancees s the existilinng g scale future and co char characcter ter o a f this facade and associated landscaping and paving. le an o tnd area. 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. y7$ S e �� � t TS o i' b' Q �'` �� t P15 City of Aspen Commercial Core Historic District Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. Street & Alley Systems /UV �R•i NW. The street pattern is essential 'infrastructure' C I for the character of the district. The north / t J 7 [. ' south orientation of the streets accentuates J T f C" J" the relationship of the City with its dramatic Z. %r landscape setting. Itt • � _ A 7 ( �L ti t� p4„, te 7 Q„ The circulation pattern povided by the network - _ a i, -K I7" tr � of streets, alleys and courts should be retained to ? " � Z ensure maximum public access. It should not be r r " " - � � �` ' / J enclosed by gating and it should not be spanned iii # * - , ( � by development above. Wherever possible �� / _ y r`� -. . pedestrian access to alleys should be enhanced. I `' M� ' J The creation of additional public walkways to .'�+,,"'/ � r J at 1 C rear alleys and other public spaces enhances the merest of the city center. The network of streets, alleys and existing pedestrian passageways enhances access in the downtown. 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. P16 City of Aspen Commercial Core Historic District Internal Walkways s, , - 6.2 Public walkways and through courts, a when appropriate, should be designed to create t,w,? 4.1 access to additional commercial space and a" " frontage, within the walkway and /or to the rear of the site. * ' I , • See also: Public Amenity Space design -, guidelines. _ _ .:_ Alleys Historically, alleyscapes were simple and Maintain the established town grid in all projects. 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. pap S CR E ' ` " 7+i + . I r r: x i4 '� „ r a - ,� ->�. �1 � . a k _;.�.. � . .fix � � , P17 City of Aspen Commercial Core Historic District Parking The character of the Commercial Core Historic District is one which is primarily appreciated on foot. The human scale and concentration of Pc walkable streets is a key attraction. Therefore rr 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 Where a parking structure might be considered this should be residential uses. within a 'wrap' of commercial and/or residential uses, as this building is. 6.4 Structured parking should be placed within a 'wrap' of commercial and/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 Parking access located on an alley and integrated into the building • Integrated into the building design. design. P18 City of Aspen Commercial Core Historic District Public Amenity Space In every case Public Amenity Space should be well defined and carefully designed. The design On-site and communal open space has been a of public gathering space, its enclosure, layout long- standing priority and characteristic of the and content, will be an integral consideration city. Where it is required the form, orientation, in the proposed form of the space. Although a quality and use of such open space is of the utmost matter for full review and approval at the Final importance. Well defined public space should be Stage, its design should be envisioned at the time integrated with traditional streetscape character. Stage, review. The Planning and Zoning Commission and / or of the Historic Preservation Commission will decide Design Objectives whether, where and in what form Public Amenity D D e s i g considered to be compatible within the Space will be required. Commercial Core Historic District, public amenity In the past, open spaces occurred as accents along space should be designed and placed to achieve the street, usually where a house existed in the the following objectives: historic context or where a lot stood temporarily • Create an active and interesting street vitality vacant. In more recent years, outdoor spaces were through the promotion of public gathering built that sometimes eroded the character of the Maintain awell- defined street edge and street edge. These conditions are not precedents • for future development. While some open space street corner to ensure that such public space may occur, it should be subordinate to the creates an accent within the street facade. traditional character of the street. • Create an additional commercial frontage and /or space to the side or rear of the site Public amenity space along the primary street or building frontage should be an accent within, and Create a well defined, localized public space exception to, an otherwise well defined street at the street edge, where e.g. additional facade. There will be locations within the city space for street dining might be beneficial. core where the character and setting of the site Design space that maximizes access to or a historic building will also influence the form, g n a P location or appropriateness of such a space. sunlight Create h a t second • dlevel 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 t „ . I. should serve as an additional reference. Where open spacewithin a parcel is appropriate, develop an amenity that can be experienced by the general public. t m a p ss� ,. a a `iY- k f Y �{�.T � ac+t�Mfij F i g J K :1 {t° P19 City of Aspen Commercial Core Historic District Public Amenity Space Types " ■ , ' a - " 1 Public amenity space is a requirement in the +►7 ` I Commercial Core. In this area, particular types �, a of public amenity space would be in character t, `i 1 , with the urban form of the Commercial Core area. t 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. A variety of public amenity spaces exist in Downtown Aspen. In future development it is important to focus on the quality of the space rather than the quantity. w r a r � s. K . - - - Thewalking mall in Downtown Aspen provides substantial public amenity space for thebuildings located there, and therefore creating breaks in the block facade within this area to provide more street - facing public amenity space should be carefully considered. 4 Y'S e g $$ t �.£ {* .,5 - �J a, 5;: , 44'S ` E , . §Y � ' , � ,-.� ¢ J e; a, b . -T C?° - ' a x . ' M { nE'sr vx:. ',- .,+ l - - r + i+f: 4.. -! i } .. 'q# P20 Commercial Core Historic District City of Aspen Street Facing Amenity Space -- — t — A street facing amenity space, usually located n 0 r ...„ , ,,c,,, s th mid a may be considd. ( t ( However toward e , within dle th of e he art block, of the district whe 1 the greatest concentration of historic storefronts y U U align, creating new gaps in the street wall is � .4 t + 1 discouraged. Providing space on sites that are - M 1 MI p • 1 a Ii located in the outer edges of the d istrict, especiall � � i � I �� Jj alon t he southern edge is more appropriate. _ t i ' II - --- - 6.6 A street facing amenity space shall meet — -- — — all of the following requirements: • Abut the public sidewalk Street facing amenity space should abut the public sidewalk, be Be level with the sidewalk level with the sidewalk, open to the sky, directly accessible to the public and be paved or otherwise landscaped. • Be open to the sky • Be directly accessible to the public =r = • Be paved or otherwise landscaped 6.7 A street - 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 comers are well defined, with buildings placed at the ci sidewalk edge. i • Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. Aka : _. 6.8 Street facing amenity space shall contain 1 "" ,� __ features to promote and enhance its use These may include one or more of the following: Street facing amenity space should contain public art and other • Street furniture amenities to promote its use. • 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. rF r : 1 . . d°_ ° xn �u e 1 z, v : a S � .. �'t ] ...r� _.. .'.4ffitY _. P21 City of Aspen Commercial Core Historic District Mid -Block Walkway Amenity Space w; New buildings an sites occupying more than one traditional lot width may provide a mid - 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 v Street & Alley System design guidelines. The Commercial Core is highly regarded for u 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 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. 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 r r „p H; i A cu cr� subordinate in scale to traditional lot widths. • Mid -block public walkways shall be between 8 ft. and 10 ft. in width. + 6.10 A mid -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 j I. Per A passageway may be considered as Public Amenity Space when it remains subordinate to the continuity of the block face. It should be designed to visually appealing and to provide access to active p Y uses. C. q " 4C "V s{i"'f' b rz r H } "�L"p'�`P� r: G^P u. ,. o-aS' r. § .} s • �” �� . rvistnx A ,^ mk? « �'k :st ...: 'q t i `er :.,w * � 's." P22 City of Aspen Commercial Core Historic District '�` 44, . 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 i at the street or second floor level. Public amenity space may also be located at the comer of an alley � ;iB and a street. Suc spaces s be des i to enhance the use of alleys for supporting o p P commercial uses. ��� 6.11 An alley side amenity space shall be designed to have these characteristics: / 0 * • Direct public access to commercial space at 0 street or second floor levels Public amenity space located at an alley should generally be south • Maximize solar access to the alley side facing to maximize solar access for the space and provide access to amenity space commercial space that may be located there. • Enhance of the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas xtr..., -44--",7". . - x ° 17, S :rgirvAigic 'i- d z K. P23 City of Aspen Commercial Core Historic District Second Level Amenity Space ii An outdoor patio space on a second floor, which E is directly accessible to the general public, will be considered as a form of public amenity space 71'` x when it is compatible with the historic context and is clearly inviting for public use This will be most successful in association with outdoor i♦AINN , dining space. In this respect it may be favorably considered within sites affected by mountain i - view planes. , ' Second level space shall be accessible from a public space such as 6.12 Second level amenity space should be compatible with the character of the historic a siA ewalk or street facing amenity space. district. • It shall remain visually subordinate to any a '' historic resource on the property. - C c I = t - • If located on a historic property, it may not � �I 1, L t . t alter the appearance of the resource as seen ��1�• ?� ►� t k from the street. 11 0, > C� r : - L gi 6.13 A second floor amenity space should meet s' t5 " all of the following criteria: brio* .v • 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 Outdoor private space shall be demarcated from the public amenity space. 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 1.103 access by way of a visible and attractive public stair or elevator from a public street, alley, or OD§ street level amenity space. 4 tt{ Second level public amenity space shall provide „, permanent public access from the street. t 5 P24 City of Aspen Commercial Core Historic District { Front Yard Amenity Space „ - rA Certain areas within the Commercial Core retain a distinct historic residential character. This is often mit 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 may be considered. - rf - 6.16 Second level dining may be considered. 1 " ; 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. Certain areas within the commercial core are identifiedwith historic single story buildings with setbacks. Front yard setback areas may be considered as public amenity space in such an instance, 6.17 Front and side yard amenity space should be considered in the context of a historic one . ;.„ --- Arieffirl story residential type building. ...1 ' > " - _ — = - Building Placement r,,,„lmy„ E. Hyman Ave. Street Corners _, � , Street corners are important elements in the r street block and in the framing of many of the , . -� -- V -- k" views which characterize the Commercial Core. r- - i 7 " ` , Many buildings on corner lots exhibit special features that add accents. Corner entrances and This figure ground study illustrates the alignment and amount of fgu g y storefront windows that extend along intersecting open space along the street edge during the year 1904. street facades are examples. These dements are o : appropriate in many corner lot locations and s j should be encouraged. Here the buildings should 5 7.— 9 f ' 2- i confirm the pattern of a strongly defined building ti wall at the street edge. Building facades should f F be oriented parallel to the street, with variation MM... Oen - E. Hyman Ave PNenon Mall in front wall setbacks kept to a minimum. Any t ., £ , departure from the street wall, for well defined s ! {�� f k _ and designed public dining space, should occur , _i as an accent within the street block, not the o .. predominant pattern. v ac. : .. The same blocks in 1999. Notice how the increased use of open Exceptions for street dining might be considered, space has eroded the building wall along the street. 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. e a rl r il* .r.4. n 1 •?/ ... „. `ta a. y. -, P25 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 1 .11 individual street dining experiences. 1 # l 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 Traditionally, commercial buildings were hunt to the sidewalk edge also further the objective of the street vitality and anchored the corner. This should be continued. created by well defined dining space within the city. These should however remain as an accent t within the street facade. d it Side setbacks provide the opportunity create enhance ce public passageways or thrrou ugh h courts to 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. - — c - , This uniform wall of building fronts is vitally This second floor patio incorporates an abstract interpretation of important to the historic integrity of the district upper windows and cornice elements to define the space and and should be preserved. maintain the building wall line along the block. k: t z 'f j xt r rn. ° ag ,. e • a':^ �"+ Yq: .a._ ��s , k+i4��� "�` r '".c. . fF . €" . ,. � :. .. "R"'.'; .w.-i aw :.,r:.j s•'�v - :tea, =�,.x.r.�a � ... - P26 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 A at the property line as possible. )' • Locating an entire building front behind the established storefront line is 'i t 4 , inappropriate. • A minimum of 70% of the front facade cir‘ r shall be at the property line. 1 6.19 A building may be set back from its side 1 r lot lines in accordance with design guidelines . it,, identified in Street & Circulation Pattern and :)41 ' `v t Public Amenity Space guidelines. is Building Orientation ` ,.' Development within the core area has been traditionally oriented with the street grid. This 1 relationship should be maintained. I 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. t • The front of a primary structure shall be ` oriented to the street. Maintain the alignment of facades at the sidewalk's edge. 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. =o i * = ` V „ s f m :. , e i y s h wFV 3. m ..m L .. . P27 City of Aspen Commercial Core Historic District 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 0 roof lines is important and should be continued d r. - in new projects. 6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core on Commercial Core facades. facades. • Rectangular forms should be vertically oriented. T - - - 1 • • The facade should appear as predominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant YES! NO! YES! YES! form. 6.23 Use flat roof lines as the dominant roof sidewalk form. • A flat roof, or one that gently slopes to the street rear of a site, should be the dominant roof form. Orient a building parallel to its lot lines. • 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. P28 Commercial Core Historic District City of Aspen _, .._ , --4— - -- BuildingHeight, Mass & Scale '"` 'K-:.: ' - r =• _:_` - The character of the Commercial Core derives - .-___ _°'" ' .- -r` _ in part from the range and variety of building r °� - - ` ,, heights. These vary from one to three stories. ,, ' . '� �y� Building height with traditional lot width and "` ` creates a constantly changing cornice profile along o 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 Maintaining a block facade and orienting new development with sensitive to nearby historic building These range the street grid are two key objectives in the Commercial Core from single story historic residential structures to District three story Victorian commercial buildings. ,�f u , �" = rr j .. `,, c Two Story Scale . ___ * 1 1 `` 6.25 Maintain the average perceived scale of w two -story buildings at the sidewalk. ki a 3 f • Establish a two-story height at the sidewalk r. , ,sinil y _ ] yr.. j edge, or provideahorizontaldesignelement 1, l9� ' " i i' 3 �" at this level. A change in materials, or a d s '�' molding at this level are examples. Height Variation Maintain the average perceived scale of two -story buildings at In the Commercial Core area building heights the sidewalk. 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 art upper floor, may be 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. Pa's; ..',. t ° r' , ^ '"k S 1 t' t G".- ^ \.. s` 'S ";k n 1' 9Y i . P29 City of Aspen Commercial Core Historic District 6.27 A new 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. • Aminimum 9ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone • district, maybe added for one or more of the following reasons: - In order to achieve at least a two -foot variation in height with an adjacent A new building or addition should reflect the range and variation building. in building height of the Commercial Core. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, . - etc.) �,";a - Some portion of the property is affected .a !! . ( by a height restriction due to its proximity wL -- a �' �p� } I�y to a historic resource, or location within i�i 4 r j • a View Plane, therefore relief in another 11 111 t 1 t s► i i t area may be appropriate. �- - To benefit the livability of Affordable Housing units. To make a demonstrable (to be verified by Methods of achieving height variation within a single building include (A) stepping the building down as it approaches the alley the Building Department) contribution to and (B) stepping the building along the primary facade. the building's overall energy efficiency, for instance by providing improved day- Existing Building New Building lighting. _. 6.28 Height variation should be achieved using one or more of the following: • Vary the building height for the full depth 'az of the site in accordance with traditional lot ss width. • Setback the upper floor to vary the building facade profile(s) and the roof forms across Building facade height shall be varied from the facade height of adjacent buildings of the same number of stones. 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. i : .. t y 47 z# x , Y - r nG: , i P30 Commercial Core Historic District City of Aspen - Height Variation for Larger Sites — °:'"`? "'= Buildings within the commercial center and historic core of Aspen represent the traditional lot -c k i widths of the city (30 ft.), either in building width or the horizontal and vertical design articulation 1 + 1 ; of the street facade. New development occupying 1 r s � a site of more than one traditional lot width � ? "+ tjr should be designed to integrate with the scale l it s ` - + +{ created by narrower existing buildings. The 0I architectural rhythm of earlier street facades should also be reflected in new development to retain and enhance the human scale and character - F- _ - . of the center of the city. -n 6.29 On sites comprising more than two 1 - = + 1rw traditional lot widths, the facade height shall I 4 + T , t t++ be varied to reflect traditional lot width. • I - I ' > ,. a! ,�1.'', a j. * ; • The facade height shall be varied to reflect �; e0 t 3 / " y r• traditional lot width. , • . f % r f • Height should be varied every 60 ft. "1' ,t- t"" minimum and preferably every 30 ft. of r!" � !! off linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. facade Height variation can occur in a number ofWays, depending on site modules may be three stories tall, within an conditions and design intent. 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 may be 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 < t�` x° F .; "� a ° 4 } � bn ery >'. • saf-r P31 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 r ' ..-- vary with each situation. The intent is that a ad qz new building or addition to an existing building 2$ ' -- should be designed to respect the height and t l , - scale of historic buildings within the commercial L �` ,•' core. ■� Historic One Story 6.31 A new building hould step down in Commercial Type $ p Building scale to respect the height, form and scale of a !!! historic building within its immediate setting. Building facade height shall be a maximum of one floor higher within 30 ft. of an adjacent single story historic building. 6.32 When adjacent to a one or two story historicbuildingthatwasoriginallyconstructed ' I ; ! for commercial use, a new building within the -- - same block face should not exceed 28 in height ~y ~x within 30 ft. of the front facade. • In general, a proposed multi-story building 1 - ! - must demonstrate that it has no negative -_ 1 1 impact on smaller, historic structures — nearby. • The height and proportions of all facade tan y p y components must appear to be in scale with Historic One Story Resides nearby historic buildings. type Building 6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the constructed for residential use shall not exceed historic structure. 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within the same block face. Iconic Historic Structures Visually prominent historic structures 6.34 The setting of iconic historic structures influence the design character of Downtown should be preserved and enhanced when Aspen and should be recognized. These are: feasible. • On sites comprising more than two • The Wheeler Opera House traditional lot widths, the third floor of • The Elks building the adjacent lot width should be set back a • The Independence building minimum of 15 ft from the front facade. • Pitkin County Courthouse • • Step a building down in height adjacent to Hotel Jerome an iconic structure. • City Hall • • Locate amenity space adjacent to an iconic St. Mary's Church structure. e 4 tare t'=*;:1,461-4 ° af ° � .. - 4,7 t "' .._ .. . i /' STEEUGLASS BOX PI El 11111 —jt -J --- El 111 D ____. IIIE - Ng — ___ — YULE MARBLE BOX HISTORIC PRESERVATION CONCEPTUAL APPLICATION TOM THUMB PARTIAL RENOVATION 400 E. HYMAN ST. ASPEN, CO 81611 Ken Sack (owner) Paul Irwin PE (representative) ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: ..- . . Name: 1 \ 1 t-k' e Cric-At koDtm o� Location: _ 400 M4$-1 Pw . _ LOOS <*L,'i C" UST M - ac % (indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) APPLICANT: Name: %tc'{.1 Address: 46nC) SAM \ kXJ tgeRS Irt 1�.�ll� L .2 )stz8 ` Phone #: 9c4 66 Fax#: • E-mail: keriss a be11so.>tL .vtet REPRESENTATIVE: , 11 Name: 13.11._ tS(IV, Address: i2.1,4464zRtscNi -/.> . L tut_ Cb ec Phone #: - 119' 22 t •3232 Fax #: E -mail: rt r t" e® t-triCt PCOh t8I tl S. net TYPE OF APPLICATION: (please check all that apply): ❑ Historic Designation ❑ Relocation (temporary, on ❑ Certificate of No Negative Effect ❑ or off -site) V Certificate of Appropriateness ❑ Demolition (total ❑ -Minor Historic Development demolition) V -Major Historic Development ❑ Historic Landmark Lot Split - Conceptual Historic Development Z -Final Historic Development - Substantial Amendment ExtsnNC CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) g. S5role- "t C J 5g ..6.t ln/ 'P —E t PROPOSAL: (description of proposed buildings, uses, modifications, etc.) 'ESCR=4aSa1cs . Gts'tt'1e2Ca41_ snzF T ar ci LE1a1_ 'RCS 9i' \ba' Cck in to -d 3tt4 LPL. Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 of it Aa i .:= I( 1 s 0 3 1 I ' 1 g z Oc 3 1 ' i t4 I i 9 14 b a L°ri gki A i `1 Nit' e @ � x s s r t c ig cn i t �' o NI I 1 €0 I . 1 1 * \\ F \\ _ _ \ \\ \\�\\ \ \\ „ Y I a \\•,\N,\‘' � — _ ICI ,w . vv o iP rot V AAAVAv G AvA V klk• AAvv� "v g ���AA \ nA.�v F v J�VA { 13381S - 111P1 um ',..g. I- 1 - .., di i : ct 1 „:- , 4 1 -.. .'..., ,.,3 . ,...„ , .,,.., , eg4 V A , ' . , 4 co "" ' ( .4 b' ■-el. .... , : 3 k ' :e. ?- 4 4 ' \ " ) , .... , .,•. I • . • •-, ,.... ,.. x „ -:: •-• , ,,-,:, •••,• , ...., ',... -.r.i; • , • , ,, : • :c , ::. • • • eav, 0.- • 1.4.. ■,-,,,,,- ••,...4 e 4 e .... ' .. ..!.. ..^.' oe, , 1.-- . , . ,,,,„, ... 1.- ,... ti r "- ,„—, , . . V ,i .' r if...0 f 1 : i.f.f 4 tn.*. 1 f , . . . ...., , - , .±. .,- ■ -- : ; ,,-;,., __ '. i ' .. ... ..... . .. .. _ .._ zwe 1 ,4 c t. ,E7 gar .__ ... . . in , . Ig• • , _ • 1 •"'s • 22.. ' 1 _ • _ /-, t -, , r . . . ,, , -- `'••• .. •,-, . • , - , . • • : ..,, r r "r: r• pt). ,' i 77_,, ,..;,....„ . i. ;::•; ; L... -•• ' ___..] , -,..1 , s, ...-., 0- re- - . o it -,„. ; 1 ..--,, ,i, .,_1,, • . ' . , i .--, -- 1 ‘,..• i -• i - -• ; •-, • ,., • - - .,- .?%,• - ",, ..., ._ + : „, - •,4,,"' .-• , ‘,..-- , . ,....., I ea% • f 1 , . . . *.. . i D bi b.. 1 , . . ••■•••• : ovh• i s•••‘ „„ .. „ ,....., ' — •• .r. , . — , C.. . ..... "..... j , -. 2 . b ' ' \ " r ,' . k I ... I ' : . , i b....., c. x i k e -- I .-4 1- .. ,-.. ,...„. - 14> ',...„-• . aw ' ■--1rite •,. 1 .: , . • .,. , ''' 1 . : • ' __ _ • aa..:- - • arrL ' ••• ' - agS41.2'... r 1 rar' r ' { a - •;:". ... • • . . r _ - Et' vest r/ gm, _._ . .......... Historic Preservation Issues The existing structure will be demolished with the exception of the existing concrete foundation. It will be replaced by an exposed steel, glass curtain wall, 3 story structure. The basement, street level, and 2nd floor will be commercial spaces. The 3rd level will be a free market condo unit. The new structure will extend to the property line on Hyman St. This project brings together new building technologies in an historic overlay portion of the commercial core. The glass will literally reflect the existing character of the surrounding site. It is also intended as a relief from the extensive brick masonry veneer currently present. We are exploring many different possible double and single glazed curtain wall systems as we develop the energy conservation side of the project. Site impact: The existing foundation will remain in place and support the new structure, decreasing demolition time. The steel framing, curtain wall, and perhaps floor are to be are modularized and fabricated offsite. This not only increases quality control, but also dramatically decreases installation time required on site. Building height: The building height exceeds the 38' limit on the corner in the plaza. It is within the allowed 42' limit with approval from the city. Open space: The extension of the building into the open space amenity area already existing will be compensated for with on and off site amenities (and /or cash in lieu) Building setbacks - New structure will be extended to the property line along Hyman St. The Mill St. side of the building is also increased along the property line. This footprint reflects the earlier massing of buildings in this area. Mass and scale: The scale and massing serve as a transition from the Wheeler down to the pedestrian mall sized structures. Although the new structure is relatively small, it's proportions will add a signifigant presence to this corner of the pedestrian mall area. Building form: The building is a simple rectangular form with a flat roof. Storefront character: "buildings should be visually interesting to invite exploration of the area by • pedestrians" The exposed structure beneath the double glazed wall system is intended to be an appropriate neighbor to the fountain and lively pedestrian activity on this corner. Interior archtectural elements will read as individual objects within the glass box. Benches, designed to match the new structure will be placed along Hyman and Mill. The street level is taller than the 2nd and 3r levels. Horizontal alignment with other structures is achieved by the visual reading of the floor levels through the steel frame and glass. We are still looking at setting the entrance doors back from the sidewalk. Repetition of facade elements - The glass and steel frame will repeat various levels of existing historic patterns along the facade. "Depth of facade" will occur beneath the exterior glazing layer. The exterior glazing is a double skin system. Different areas will contain vents, operable glazing, louvered glass, and fixed glass. It's final configuration will be influenced by the heating and cooling demands of the building. Detail alignment: The horizontal elements of the adjacent buildings are picked up with the visible floor levels behind the glass facade and with some of the glazing mullions on the exterior. Corner lots: The sculptural aspect of the framing and glazing of the facade are intended as a "celebration" of the corner if you will. The extension of the existing footprint, to the edge of the lot, is done with a primarily transparent and reflective building. There will be times in the day (and night) when the building will appear transpaent and other times when the building will reflect it's surroundings. Commercial Design Standards 26.412.060.A Cash in lieu has been proposed for the reduction in existing public amenity space. 26.412.060.B Utility, delivery, and trash service provision 1. Existing trash service is located in alley 2. Any newly required service elements will be located in the alley and /or below grade into the new units 3. Existing loading dock is in the alley 4. Mechanical exhaust will occur through the roof. 5. Mechanical equipment ventilation will occur through the roof. 26.412.070 Suggested design elements 1. Signage - Signage occurs in a fixed transom window above the entrances to the commercial units 2. Display windows - Large display windows are placed along each wall adjacent to pedestrian paths 3. Lighting - We will be modeling the lighting design once conceptual design has been approved. Certificate of Appropriateness: Glass and steel box This project will affect the architectural character of the site. We are proposing a small, simple, yet monumental structure using both powerful geometry and high grade materials. The new building will not sit back and disappear into the background like the existing building does. It will stand proudly on the corner. At the some time, it will reflect the surrounding context, ie the Wheeler, the sky, the trees and the pedestrian activity surrounding it. The energy modeling results will be apparent in the final facade configuration. This results in a building that looks like it's responding to the environment, because it is. The structural system also shows itself through the curtain wall, instead of hiding inside a veneer. The modular construction is featured with connections that are exposed, revealing the dynamic forces which are transferred through the structure. This sort of communication between a building and the public should happen here, on this very public site. This corner needs a significant building on it, not just the continuation of what is already there. Hopefully this will become something worth preserving in the future. Yule marble frame This project will affect the architectural character of the site. We are proposing a small, simple, yet monumental structure using both powerful geometry and high grade materials. The new building will not sit back and disappear into the background like the existing building does. It will stand proudly on the corner. At the • same time, it will reflect the surrounding context, ie the Wheeler, the sky, the trees and the pedestrian activity surrounding it. The marble will reflect the dominant colors present allowing the building to change color from different times of the day and season. The energy modeling results will be apparent in the final facade configuration. This results in a building that looks like it's responding to the environment, because it is. This sort of communication between a building and the public should happen here, on this very public site. This corner needs a significant building on it, not just the continuation of what is already there. What an awesome lactation to feature such a beautiful local material this could be. Design Objectives 1. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. • Street level is zoned commercial. The space will be easily modified to use as either a retail type store or restaurant depending upon the current tenant. 2. Promote creative, contemporary design. Designs 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. • This building is designed to feature present and future architectural inovations. The modular aspect of the building is intended to allow the replacement of the glass facade as new materials become available. Eventually, glass will be able to breathe, change opacity, change R values, generate electricity, etc. This building is designed to take advantage of these new technologies. At present, the "skin" on this building will need more systems and layers for now in order to perform the various tasks required of the building envelope. Exposing the structural system is in stark contrast to the surrounding veneer type construction, and should read as so. The Wheeler's structural system is also exposed ie load bearing masonry, as opposed to veneer. The quality of construction demanded of this building is similar to that of the Wheeler. 3. Encourage a well - defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street facade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. • This building redefines the historic street wall along Mill St. and Hyman Ave. 4. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. • The proposed 34' Mill and Hyman side building height will act as a transition between the Wheeler and the surrounding buildings 5. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. • This building is all about defining the corner of Mill and Hyman. 6. Promote variety In the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. • There is, at least, an abundance of brick on this particular site. The streetscape could use some relief at this point, especially at this corner. Some type of crystal like structure seems appropriate at this corner. 7. Preserve the integrity of historic resources within the district. The original form, character, materials, and detials of historic resources should be maintained. This applies to individual structures of landmark quality as well as more modest "contributing" structures. • Form - The building is rectangular in plan and all elevations. Vertical distribution of floors is consistent with the historic precedent. • Character - The character of historic resources is enhanced by not creating a new, old looking building. The building reflects the surrounding historic, and not so historic resources, around the site. The characters that built the historic structures built to the limits of their tecnology and this building is doing just that. • Materials - Glass and steel are common elements used in many of the surrounding structures. • Details - As this is still a conceptual application, the specific details have not been designed Conceptual Review Desig _guidelines - Commercial Core 1 Maintain the established town grid in all projects. 1.1 Expansion restablishes the original street wall along Mill St. and Hyman Ave. 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. 2.1 Court access will remain with the addition of an enclosed elevator for handicap access to the lower court level. 3 Develop an alley facade to create visual interest. 3.1 Not applicable 4 parking - na 5 parking - na 6 A street facing amenity space shall meet all of the following requirements: 6.1 The existing public amenity spaces which lead into the lower plaza level are remain at their original widths based upon the existing stair widths. 7 A street - facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. 7.1 The existing public amenity spaces do lead into a sunken space. At present there is an exterior elevator lift that connects the street level with the lower plaza. This will be replaced with a public access elevator. 8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: 8.1 We are reducing the amount of public amenity, so the actual design of it may not be applicable. We are proposing a cash in lieu, but are open to other options as we resolve any public amenity issues. 9 Mid -block walkways shall remain subordinate in scahle to traditional lot widths. 9.1 The midbiock walkway width will remain as defined by the exisiting stairs located on the north and east sides of the builing which are approximately 7.5' in width along Mill St. and 8' -6" along Hyman Ave. 10 A mid -block walkway should provide public access to the following 10.1 Again, the walkways will remain and they do in fact lead to additional commercial space and frontage 11 NA 12 NA 13 NA 14 NA 15 NA 16 NA 17 NA 18 Maintain the alignment of facades at the sidewalk's edge. 18.1 Expansion realigns with the adjacent building edges along the property lines. 19 NA 20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. 20.1 The building is rectangular and parrallel to Mill St. and Hyman Ave. in orientation. 21 Orient a primary entrance toward the street. 21.1 Entrances to the street level and second level commercial spaces are on Mill St. The drawings do not show a recessed entry yet, but we are exploring it. 22 Rectangular forms should be dominant on Commercial Core facades. 22.1 The bulding is rectangular and vertically oriented. The facades are flat and articlations are subordnate to the dominate form. 23 Use flat roof (lines as the dominant roof form 23.1 The roof line is flat and consistent around the structure. We are exploring the option of a parapet depending upon the final approved height. 24 NA 25 Maintain the average perceived scale of 2 story building at the sidewalk. 25.1 There is a horizontal element at the 2 story level, but we are proposing a 3 story building at this particular corner and the building will be percieved as 3 here. 26 Building facade height shall be variedfrom the facade height of adjacent buildings of the some number of stories by a minimum of 2 feet. 26.1 The portion of the condo across the midblock walkway along Mill St. is 31' high. The new builidng will be 34' high. The portion of the condo across the midblock walkway along Hyman Ave. is 20' high. The new builidng will be 34' high. 27 A new building or addition should reflect the range and variation in building height of the Commercial Area. 27.1 Second level floor heights are 9'. The proposed 34' Mill and Hyman side building height will act as a transition between the Wheeler and the surrounding buildings 28 Height variation should be achieved using one or more of the following: 28.1 Facade heights vary at both street sides across the midblock walkways 29 On sites comprising more than two traditional lot widths, the facade height shall be varied to reflect traditional lot width. 29.1 Although not exactly 30', the height variations do follow traditional lot width locations along each street. 30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. 30.1 Extension of the building footprint helps to achieve this. The existing building layout (the entire condo) does not directly reflect the previous parcels but does contain signifigant changes in the facade using a 30' module. 31 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 31.1 The building is apporximately 60% of the height of the Wheeler although we have not yet confirmed the Wheeler height. At present the existing building is lower than the surrounding 2 story structures adjacent. The new building height will act as a transition from the Wheeler, down to the pedestrian mall scale. 32 NA 33 NA 34 The setting of iconic historic structures should be preserved and enhanced when feasible. 34.1 That is a major factor in proposing a reflective glass curtain wall. The intent is to reflect the surroundings including, and most especially, the Wheeler, across the street. We are also creating a proud neighbor to the Wheeler instead of trying to make it disappear on the corner as the existing building does now. Known Extra Apporval Issues 1. Height Variation at northeast corner in plaza: The proposed bulling is shown at a height of 39' in the lower level plaza area. This is a result of an existing interior plaza and following the Historic Preservation and Commercial Design Guidelines along the street sides of the building concerning floor heights. The street level is shown at 11', with 9' floor to ceiling heights on the 2nd and 3` levels. At present there is no parapet. We would like the option of an allowable 42' height in the plaza which would allow for a parapet and perhaps a taller street level, resulting in a max height of 36-6" along the street sides of the building. The corner in question is not visible from the street and the area requireing variance is approximately 21% of the builings perimeter, or around 37' feet of the 171 ft perimeter. • • • ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: '1C*1 -\0t C E f X Ia,p r 1 01J Applicant: 1c$ ,S4t_..LC — Project Location: 400 Zone District: C.- Ci Lot Size: ( c loo + (2x l4 Lot Area: (01 ert5 (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) 5 3 Commercial net leasable: Existing 19 _Proposed: . 8518 Number of residential units: Existing: '> Proposed: Number of bedrooms: Existing: , Proposed: Proposed % of demolition: I �✓- - DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: Allowable: Proposed: =Q +t Heipht t Principal Bldg.: Existing: 19 Allowable: 't' Proposed: '4 & Accessory Bldg.: Existing:44c _Allowable: Wb.,. Proposed: WAT On -Site parking: Existing: 1,0 Required: ` Proposed: ER % Site coverage: Existing: . N/A v// I _Required: Proposed: �3 % Open Space: Existing: 14 Required: S Proposed: 7 . Front Setback: Existing: ,, 1 1 /6 / e Required: a Proposed: 0 Rear Setback: Existing: Iy'F+e Required: 0 Proposed: h- ,he Combined Front/Rear: t Indicate N. S. E, W Existing: 3. V'— Required: d Proposed: 4. /Q.. EAST Side Setback: Existing: WPB Required: Q Proposed :C) WEST - Side Setback: Existing: Required: 0 Proposed: kVA% Combined Sides: Existing. 0 Proposed: Distance between Existing: }_Required:WProposed: buildings: Existing non - conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 r-c • IC..* r GCE 1 -1 u 124sgff 1 _CE 1 -1 36sgft A -101 406 sq ft — A -102 T 645 sq ff r -1 1 /103 - 21sgft x IL L itt GCE 1 -2 73sgft C -101 GCE 1 -3 810sgft 75sgff GCE 1-4 49sg 1 va F Y-Y y \ 4 0 / \ IY 4 [ �j B -101 1083 sq ft FAR AREAS - BASEMENT LEVEL PLAN t 4 rx GCE 2 -1 LCE 2 -1 "' -" 124 sq ft i3sgft J A -201 1286 sq ft . -a r _ u L A -202 511 sq ft C-201 806 sq ft mw II G:E 2 -2 7: sq ft r-r B -201 433 sq ff 6� B-202 464sgft FAR AREAS - STREET LEVEL PLAN re-it err} .. - -rd �rti• -� ->•+f� r ma 1 GCE 3-1 t T 115sg1t : } l LCE 3-1 A -301 197 sq ft 515 sq ft J b A -302 396 sq ft a A -303 604 sq ft ti V -1 T� C -301 817sgft B -301 954 sq ft FAR AREAS - 2nd LEVEL PLAN mmm RgRRRRm nnnP. ws ;; ;ssssT* o E v -a;ti g o 'm ¢ Q 00 nonoonn;sFonnnn g - _ 5 um o 000 F. -°' 0 - ea a VV p 5 .U. 0 z p gg gg m d3 m 4 ° a: 8: s 8 N a 9 ° N > 5 m U > ;i5 ti n Ji _ r.+ u u 0 o' _ ti: it N°ug= 0 0 ° - o o t ar� a u x rut ° w — : / //Z ;g32 /%b %6m ,� a, « = a; / | ; ;;l�� ;..��- ;i;E!!r §:: ::§r! ` ! um ; MT1LU : ?..�: § §[k!!:,!l : :;;:� || -97, / a 6. 2C a22 i R ` ` lige Ri tO §/� | o §; §!! 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