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HomeMy WebLinkAboutagenda.apz.20110920 AGENDA ASPEN PLANNING AND ZONING COMMISSION REGULAR MEETING TUESDAY, September 20, 2011 4:30 p.m. Sister Cities room 130 S. Galena Street, Aspen I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS — A. Aspen Core, 500 block of E. Hyman Ave. - referral VI. OTHER BUSINESS VII. BOARD REPORTS VIII. ADJOURN Next Resolution Number: 18 P1 MEMORANDUM TO: Aspen Planning and Zoning Commission ' FROM: Sara Adams, Senior Planne THRU: Jennifer Phelan, Community Development Deputy Directorl` RE: 517 and 521 East Hyman Avenue and the Parking lot at the corner of Hunter and Hyman Streets (Block 95, Lots G, H, and 1) - Conceptual Commercial Design Standard Review, Referral Comments to HPC DATE: September 20, 2011 SUMMARY: The proposed development is located at 517 and 521 East Hyman and the Parking lot at the corner of Hunter and Hyman Streets. HPC has purview over the design of this project due to its location in the Commercial Core Historic District. The applicant requests Conceptual Commercial Design Standard Review approval from the HPC. The Planning and Zoning Commission is asked to provide referral comments to HPC regarding Conceptual Commercial Design Standard Review. Staff has provided a summary and a response to the main elements of Conceptual review. P &Z will review this project for Growth Management and a recommendation of Subdivision after the project receives Conceptual Commercial Design Review, Conceptual Major Development for a project located within the Commercial Core Historic District, and Demolition approval for properties located within the Commercial Core Historic District. Image 1: Vicinity Map BACKGROUND: The project i - _ comprises three separate lots: 1 ` 517 and 521 E. Hyman and , , o the parking lot on the corner , of Hunter and Hyman Streets. , 4., Two buildings are located on ,. ; ;; � - the subject properties: the / ~*+, i building that houses Little -mot, I ^ Annie's Eatery at 517 E. r Hyman and located at 521 E. - fl , % f i y Hyman is Tom Benton's — <yr , , original design studio. Neither of these building are designated landmarks. The three properties are proposed to be merged through subdivision review. The newly created lot (which requires approval through Subdivision Review) is proposed to be 15,000 square feet in size: 3,000 (517 E. Hyman) + 3,000 (521 E. Hyman) + 9,000 (parking lot). P &Z referral comments, 9/20/11 Aspen Core Page 1 of 6 P2 The applicant proposes to construct a mixed use building on the site including the following: subgrade parking garage and storage, commercial on the first floor, commercial and affordable housing on the second floor, free market residential and affordable housing on the third floor, and a rooftop deck on the free market residential portion of the building. Currently 7,505 square feet of floor area exists on the three parcels. A total of 32,640 square feet of floor area is proposed including about 56% commercial, 24% free market and 20% affordable housing. The maximum height is proposed to be 40 ft. with the elevator shafts extending to 50 ft. The proposal meets the dimensional requirements of the Commercial Core Zone District. The applicant requests approval for a height increase from 38 ft. to 40 ft., which is reviewed through Conceptual Commercial Design Standard Review. CONCEPTUAL COMMERCIAL DESIGN STANDARD REVIEW: The Commercial Core Historic District Design Objectives and Guidelines policy is the following: "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" Important defining characteristics of the historic district are the street grid; a hard street edge that is defined by buildings built to lot lines; variations in height between 1, 2 and sometimes 3 stories; and lot widths of 30 feet, 60 feet and sometimes 90 feet with a depth of 100 feet. Prominent storefronts on the ground level with a tall plate height and subordinate upper stories are traditional buildings in Aspen's downtown. Building Placement and Public Amenity: The proposed building continues the hard street wall that is typical of the historic downtown and meets the Design Guidelines. The project is required to provide public amenity space equal to 10% of the lot area, or 1,500 square feet. A 32 feet wide and 37 feet deep space (1,184 square feet) is proposed along Hyman Street in front of the proposed one story section of the building. The applicant requests approval from HPC to pay cash in lieu for the remaining 316 square feet that is not provided onsite. The public amenity space is north facing and is located across the street from an underutilized public amenity space. The applicant expressed a desire to have the public amenity space function as outdoor dining for a restaurant; however there is no guarantee that this space will always be used for outdoor dining. Design Objectives: • Create an active and interesting street vitality through the promotion of public gathering space. • Maintain a well - 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, e.g. where additional space for street dining may be beneficial. • Design a space that maximizes access to sunlight throughout the year. P &Z referral comments, 9/20/11 Aspen Core Page 2 of 6 P3 Staff Response: Staff finds that the location and size of the proposed amenity space could be closer aligned with the Design Guidelines and Objectives. Staff is concerned that the atypical size of the proposed 15,000 square foot lot is driving an oversized public amenity space to meet the requirement for the entire lot that is north facing and sandwiched between 3 story buildings on either side. Staff recommends that the applicant break up the public amenity space to by reducing the depth of or eliminating the proposed amenity space on Hyman and pursuing a possible amenity space on the Hunter facade that is east facing and has the opportunity to contribute to the vitality of the block and break up the proposed 3 story, 100 feet long facade. Building Form and Orientation The proposed flat roofs and rectangular building modules, and the proposed building orientation meet the Design Objectives and Guidelines for development in the Commercial Core, specifically 6.20, 6.21, 6.22, 6.23, and 6.24. See Exhibit A for a complete list of the Guidelines. Building Mass & Scale The Design Objectives and Guidelines state: "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 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." As mentioned previously, the applicant proposes a 15,000 square foot lot with one large building that is broken up into different modules through height and setback variations. A 15,000 square foot lot is much larger than the typical sized historic lot in the Commercial Core. Lot sizes at most were 9,000 square feet (90 x 100) with a minimum of 3,000 square feet (30 ft. x 100 ft.) Typically, downtown buildings are deeper than they are wide - the iconic downtown historic structures (Elks, Wheeler Opera House, Aspen Block, Independence Square) have a building footprint of about 60 ft. x 100 ft., the Hotel Jerome is the exception with a 115 ft. x 100 ft. footprint. Within the Commercial Core Historic District, the only other single developments occupying more than '/2 of the block face are Mill Street Plaza (on Hopkins and Mill Streets) and Ajax Mountain Building (on Durant Avenue.) P &Z referral comments, 9/20/11 Aspen Core Page 3 of 6 P4 Image 2: 3 -D rendering of proposal 4 D ' 1 1I 4-014)1 � i - C; i q. H t; Y I r 1 w a Vi c• i.G - ti ., 1 i. I 7 . J I i' i . imi. III � � j I ., .. - . �io' urdc I 34 wide ! 1 kilo_ ?-. r 3!'ut ',M } LAYMAN STREET VIEW Staff Response: Staff is concerned about the mass and scale of the proposed building on such a large lot. Changes in materials and building height attempt to break up the size of the building, however these elements do not have a strong relationship to traditional patterns of the historic district. Overall Staff is concerned that the proposed breaks in architecture (for example the intersection of the three story brick building with the tall double story entryway on Hyman Street) meant to reduce the size of the building and to relate to surrounding historic intervals of 30 ft. and 60 ft. building widths, are unsuccessful as proposed. Height Variations for Larger Sites The applicant proposes 3 stories, or 40 ft., at the corner of Hunter and Hyman Streets for the entire length (100 ft.) of the Hunter Street facade, and for about 90 ft. of the Hyman Street facade. A rooftop deck for the free market residential units is located atop the 40 ft. section of the building. Elevators and associated access to the roof reach 50 ft. in height - all of these elements meet Land Use Code height requirements. The height requirement in the Commercial Core is 38 ft. with the ability to request a height increase to 42 ft. through Commercial Design Review. Relevant Design Guidelines are below: 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. • A minimum 9 ft. floor to ceiling height is 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: P &Z referral comments, 9/20/11 Aspen Core Page 4 of 6 P5 o In order to achieve at least a two foot variation in height with an adjacent building. o The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) o 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. o To benefit the livability of Affordable Housing units. o To make a demonstrable (to be verified by 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. 6.29 On sites comprising more than two traditional lot widths, the facade height shall be varied to reflect traditional lot width. • The faced height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferable 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 setback a minimum of 40 ft. 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. Staff Response: Staff is concerned about the proposed 40 ft. height of the 3 story element that, essentially, comprises 9,000 square feet of the lot. Staff finds that Design Guideline 6.27 is not met for granting a height increase from the required 38 ft. Staff finds that the continuous height of the facade along Hunter Street needs to be varied to meet the Guidelines 6.29 and 6.30. Staff is concerned that the amount of 3 story P &Z referral comments, 9/20/11 Aspen Core Page 5 of 6 P6 construction proposed for the site is out of character with the Historic District, which is more varied with 2 story and some 3 story buildings comprising a block face, especially toward the perimeter of the historic district. Placing a 1 story building in the middle of the proposed development may exacerbate the heights of the proposed 3 story buildings. The Design Objectives and Guidelines state that "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." Staff is supportive of a 3 story element at the corner of the property to anchor the intersection and preserve the street wall. Staff recommends that the applicant reduce the height of the building to meet the 38 ft. requirement and restudy the Hunter Street facade to provide height variation and meet the Guidelines listed above. STAFF RECOMMENDATION: Staff recommends that P &Z provide feedback to HPC on the following points: 1. Size and location of public amenity space. Is a reduction in public amenity appropriate? 2. Mass and Scale. 3. Height Increase from 38 ft. to 40 ft. Exhibits: Exhibit A: Design Objectives and Guidelines Exhibit B: Application P &Z referral comments, 9/20/11 Aspen Core Page 6 of 6 P7 RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION PROVIDING REFERRAL COMMENTS REGARDING COMMERICAL DESIGN REVIEW TO THE ASPEN HISTORIC PRESERVATION COMMISSION FOR THE PROPERTIES LOCATED AT 517 EAST HYMAN STREET, 521 EAST HYMAN STREET, AND THE PARKING LOT AT THE CORNER OF HYMAN AND HUNTER STREETS, LOT E, G — I AND UNITS 1 AND 2 OF THE BENTON BUILDING CONDOMINIUMS (LOT F), BLOCK 95, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION NO. _ , SERIES OF 2011 PARCEL IDs: 2737 - 182 -24 -004 2737 - 182 -54 -001 2737 - 182 -54 -002 2737 - 182 -24 -002 WHEREAS, the applicant, Aspen Core Ventures, LLC, represented by Stan Clauson Associates, Inc., submitted an application for Conceptual Commercial Design Review, Conceptual Major Development Review and Demolition for the properties located at 517 East Hyman Street (Lot E, Block 95), 521 East Hyman Street (Units 1 and 2 of the Benton Building Condominium, aka Lot F, Block 95) and Lots G, H and I, Block 95, City and Townsite of Aspen, Colorado; and WHEREAS, the subject properties are located within the Commercial Core Historic District overlay; and WHEREAS, pursuant to Section 26.412.030, Review Authority, of the Municipal Code, Commercial Design Review shall be subject to review the Historic Preservation Commission; and WHEREAS, as a courtesy the Aspen Planning and Zoning Commission is asked to provide referral comments to the Aspen Historic Preservation Commission regarding Commercial Design Review; and WHEREAS, at their regular meeting on September 20, 2011, the Planning and Zoning considered the application, and provided referral comments to the Historic Preservation Commission by a vote of _ to NOW, THEREFORE, BE IT RESOLVED: That the Planning and Zoning Commission hereby provides referral comments to the Historic Preservation Commission regarding Conceptual Commercial Design Review for the properties located at 517 East Hyman Street (Lot E, Block 95), 521 East Hyman Street (Units 1 and 2 of the Benton Building Condominium, aka Lot F, Block 95) and Lots G, H and I, Block 95, City and Townsite of Aspen, Colorado. P &Z referral, Aspen Core Project Resolution # , Series of 2011 Page 1 of 2 P8 Section 1: Public amenity P& Z recommends no reduction in the required public amenity space. Public amenity space shall meet the Design Objectives listed on page 98 of the Commercial, Lodging and Historic District Design Objectives and Guidelines booklet. P& Z recommends that public amenity space be provided on Hunter Street and the proposed amenity space on Hyman Street shall be reduced in depth. Section 2: Mass and scale Restudy the configuration of mass and scale to meet Commercial, Lodging and Historic District Design Objectives and Guidelines numbers 6.27, 6.28, 6.29, 6.30. Section 3: Height Commercial, Lodging and Historic District Design Objectives and Guidelines guideline 6.27 "A new building or addition should reflect the range and variation in building height of the Commercial Core" is not met. As such, P & Z recommends no increase in building height to 40 feet. The proposed building shall not exceed the maximum 38 feet height limit. APPROVED BY THE COMMISSION at its regular meeting on the 20 day of September 2011. Stan Gibbs, Chair Approved as to Form: Jim True, Special Counsel ATTEST: Jackie Lothian, Clerk P &Z referral, Aspen Core Project Resolution #_, Series of 2011 Page 2 of 2 FA A CITY OF ASPEN, COLORADO � fY= Commercial, Lodging and Historic District Design Objectives and Guidelines 4v El u ti E J •e 11 I1 - - . arc w , �. } Final Draft 1'., 1 '; w .,r June, 2007 P10 City of Aspen Commercial Core Historic District Conceptual Review Design Guidelines The h>lluwiri design guideline: shall apply at the conceptual review stage. Street & Alley Systems Nrisr, The street pattern is 'ttrno i f for the character of thhe e district. ict. . Th The north/ O v t south orientation of the streets accentuates ! leg the relationship of the City with its dramatic � C1 A • landscape setting. Q �r I A 4 is The circulation pattern provided by the network % ( 17 of streets, alleys and courts should be retained to +"'���VVV L 14,;/' ensure maximum public access. It should not be ^ � enclosed by gating and it should not be spanned a emrif Ste by development above. Wherever possible ! `` v pedestrian access to alleys should be enhanced. � © �` h � ' The creation of additional public walkways to [.� AID r1 QIPY E��7 rear alleys and other public spaces enhances the interest 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. Commercial, Lodging and Historic District e {. i page 95 Design Objectives and Guidelines , - P11 Commercial Core Historic District City of Aspen .„,, Internal Walkways l ;d`j` 6.2 Public walkways and through courts, when appropriate, should be designed to create t • I, t access to additional commercial space and •"' frontage, within the walkway and/or to the rear ` kk of the site. l�t • See also: Public Amenity Space design guidelines. ir 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. page 96 *'� Commercial, Lodging and Historic District >... Design Objectives and Guidelines P12 City of Aspen Commercial Core Historic District Parking 3,:' oi'° 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 1 ; .II i t t i the visual impact of parking should in all cases ; I' I i' , ' ' be minimized. Parking should be structured or • placed underground where the scale and setting of the site affords this opportunity. Where a 4 t 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 Lfq .j uses.. b ; • The exposure of auto entry areas should be `A I III minimized. . 0 k 6.5 Structured parking access should not have a negative impact on the character of the is ; -: street. The access shall be: : `' I • Located on an alley or secondary street if " ' 4 necessary. • Designed with the same attention to detail and materials as the primary building facade. Parking access located on an alley and integrated into the building design. • Integrated into the building design. Commercial, Lodging and Historic District - page 97 Design Objectives and Guidelines -,k P13 Commercial Core Historic District City of Aspen Public Amenity Space In every case Public Amenity Space should be On -site and communal open space has been a well defined and carefully designed. The design long- standing priority and characteristic of the of public gathering space, its enclosure, layout city. Where it is required the form, orientation, and content, will be an integral consideration quality and use of such open space is of the utmost in the proposed form of the space. Although a importance. Well defined public space should be matter for full review and approval at the Final integrated with traditional streetscape character. Stage, its design should be envisioned at the time The Planning and Zoning Commission and /or of conceptual review. the Historic Preservation Commission will decide whether, where and in what form Public Amenity Design Objectives Space will be required. Where considered to be compatible within the 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 space. street edge. These conditions are not precedents Maintain a well - defined street edge and 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 Public amenity space along the primary street and /or space to the side or rear of the site frontage should be an accent within, and or building exception to, an otherwise well defined street • Create a well defined, localized public space facade. There will be locations within the city at the street edge, where e.g. additional core where the character and setting of the site space for street dining might be beneficial. or a historic building will also influence the form, • Design a space that maximizes access to location or appropriateness of such a space. sunlight throughout the year. • Create a second level space designed to ` ensure that it is permanently open to the p; public and provides interest in the form of a 1'."' . scenic or other interpretive marker for the life i ' " 4 of its service as a public amenity space. 4 Achieve second floor patio space that t1r �„ e G provides access to affordable commercial uses. 1 t L ' The Downtown Enhancement and Pedestrian Plan _„ .� , s, VX ] ; 11 should serve as an additional reference. Where open spacewithin a parcel is appropriate, develop an amenity that can be experienced by the general public. • Commercial, Lodging and Historic District page 98 .., ?? Design Objectives and Guidelines P14 City of Aspen Commercial Core Historic District Public Amenity Space Types : ®` } ''' l� . . Public amenity space is a requirement in the t Commercial Core. In this area, particular types 1 10( . , of public amenity space would be in character 4 tok with the urban form of the Commercial Core area J .' . ' ' These include: F4'„ • Street facing amenity space - • Mid -block walkway amenity space • Alley side amenity space - t _ • Second level amenity space f"tl — •.lr+ • 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 tp focus on the quality of the space rather than the quantity. A l 1 +e wL 6 The walking mall in Downtown Aspen provides substantial public amen ityspace 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. Commercial, Lodging and Historic District od page 99 Design Objectives and Guidelines •, P15 Commercial Core Historic District City of Aspen _ . Street Facing Amenity Space — . — i ce' _ t _ A street facing amenity space, usually located II '1 1 �t towards the middle of a block, maybe considered. I _, , , . . , However, within the heart of the district, where the greatest concentration of historic storefronts 1 ' align, creating new gaps in the street wall is _ -! • L '- ._-- - L" discouraged. Providing space on sites that are . Ill [1 . - 0 ■ I ' located in the outer edges of the district, especially J "I along the southern edge is more appropriate. _ 1 _ - 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 ,z ,; r st y ! "r* ,- -;,r• • Be paved or otherwise landscaped 1 41 6.7 A street - facing public amenity space shall remain subordinate to the line of building t � , �c fronts in the Commercial Core. r- , • Any public amenity space positioned at the ,.,4, Vi °^ street edge shall respect the character of the k r: streetscape and ensure that street corners are well defined, with buildings placed at the 14 . _ "Ra sidewalk edge. . - • Sunken spaces, which are associated with some past developments, adversely affect • .* } -. the street character. Where feasible, these t should be replaced with sidewalk level t 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 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. page 100 A Commercial, Lodging and Historic District '.7> Design Objectives and Guidelines P16 City of Aspen Commercial Core Historic District Mid -Block Walkway Amenity Space . . ' t l r " New buildings on sites occupying more than r ' j 1 , ' i one traditional lot width may provide a mid- I w block walkway or through court within a single r, ...p. development or between two developments. - . >C 4 This type of space shall be an extension of and a complement to the street and public circulation ' r i - .. network within the center of the city. See also "` a! r iv- Street & Alley System design guidelines. 1 - 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 .i a single block face' This form of Public Amenity Space should be if consideration on larger development sites x . 4 ° :.. ',. 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 %CIA Lit Nie A subordinate in scale to traditional lot widths. l r, • Mid-blockpublic walkways shall be between rilR�y- ,r M 8 ft. and 10 ft. in width. !l r 6.10 A mid -block walkway should provide 'f Y 3 public access to the following: t ' a • Additional commercial space and frontage 1 within the walkway } ! ■ • Uses located at the rear of the property g 11 i ` 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 uses. Commercial, Lodging and Historic District 6�r� page 101 Design Objectives and Guidelines • ;^� P17 Commercial Core Historic District City of Aspen Alley Side Amenity Space _ 1 Public amenity space may be located to the rear ~ of the site in association with the alleyway. Such 1" y ~ a space s hall p rovide access to commercial uses 1 —J 1 ---------"-- at the street or second floor level. Public amenity - space may also be located at the corner of an alley �r.Y '' and a street. Such spaces should be designed to enhance the use of alleys for supporting �+�t >l' commercial uses. 6.11 An alley side amenity space shall be .....\„,>. --,-. designed to have these characteristics: j/�� "�.� -- .- Direct public access to commercial space at • ti 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 page 102 G"`"�'+ Commercial, Lodging and Historic District •,..:r Design Objectives and Guidelines P18 City of Aspen Commercial 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 rr 1s and is clearly inviting for public use. This will r ' 1 be most successful in association with outdoor i ■ I F i, + i! dining space. In this respect it may be favorably ` I I f ` considered within sites affected by mountain w ; 3_i view planes. , 6.12 Second level amenity space should be Second level space shall be accessible from a public space such as compatible with the character of the historic a sidewalk or street facing amenity space. district. 1 • It shall remain visually subordinate to any — - historic resource on the property. r '= • If located on a historic property, it may not alter the appearance of the resource as seen � from the street. �N 6.13 A second floor amenity space should meet •-. all of the following criteria: ., s •/ • Ensure consistent public access .,� 0 • Be dedicated for public use -- • Provide a public overlook and /or an ` _ - interpretive marker Outdoor private space shall be demarcated from the public amenity • Be identified by a marker at street level space. 6.14 Second level space should be oriented to f maximize solar access and mountain views, or t views of historic landmarks. 1 • 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 RI 1_, 1:41 street level amenity space. l i , VA V \I I _ _J 0 Second level public amenity space shall provide permanent public access from the street. Commercial, Lodging and Historic District ti:`�a +lr page 103 Design Objectives and Guidelines P19 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 p " setback. To maintain and enhance this tradition in certain areas, a landscaped front yard amenity �.It- c_ ' space may be considered. I j 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 Certainareaswithin the commercialcore are identifiedwithhistoric space requirement. 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 sou 3 f. r nibs story residential type building. ■ 1 Building Placement li ma 1....i • w .. E. Hyman Ave. Street Comers Street corners are important elements in the u� ! "mu Kr • ■ street block and in the framing of many of the • f - a' views which characterize the Commercial Core. i Many buildings on corner lots exhibit special features that add accents. Corner entrances and This figure ground study illustrates the alignment and amount of storefront w that extend along intersecting open space along the street edge during the year 1904. street facades are examples. These elements are a 1 appropriate in many corner lot locations and should be encouraged. Here the buildings should E r I confirm the pattern of a strongly defined building i f m 3 up N wall at the street edge. Building facades should be oriented parallel to the street, with variation s E Hyman A " "' " " " "' °" in front wal setbacks kept to a minimum. Any ;■ departure from the street wall, for well defined and designed public dining space, should occur al 11111111 as an accent within the street block, not the predominant pattern. 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. page 104. I Comm Lodging and Historic District yK. Design Objectives and Guidelines P20 City of Aspen Conunercial Core Historic District Building Setbacks - The Commercial Core has a strong and relatively consistent street facade line. Comer buildings, t often of late 19th/ early 20th century form, anchor , _ the street block in many instances. Within the . a - street facade however there are some departures '-- ,... t ; h . from this where small areas of open space provide a I� j ° 't-� individual street dining experiences. ! ' +:..a..tt , f Setbacks within the central commercial area a r s : lift i;� _ r l ' r should reinforce the objective of maintaining g "-- - _air µ I ` and enhancing the special urban and traditional character of the strong urban edge of the street facade and street corner. Local areas of open space Traditionally, commercial buildings were built 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 i city. These should however remain as an accent within the street facade. b M ort Side setbacks provide the opportunity to create or i, 1 enhance public passageways or through courts to li the rear alley, with the advantages of improved 'x� public permeability, access and additional i.. commercial frontage. See also Street & Circulation N ! ■ Pattern design guidelines. Rear setbacks create „q the opportunity to achieve more creative and rz ' attractive commercial and public space to the rear 'r of the site and alley. d In sum, buildings create a strong edge to the , l tt �- : _ 11'1 • street because they traditionally aligned on the ;? ' i« l _! I front lot line and were usually built out to the full t i width of a parcel. Although small gaps do occur between some structures, these are exceptions. - , _; t , , .. _ 1 This uniform wall of building fronts is vitally important to the historic integrity of the district This second floor patio incorporates an abstract interpretation of upper -story windows and cornice elements to define the space and and should be preserved. maintain the building wall line along the block. Commercial, Lodging and Historic District e'1'''' page 105 Design Objectives and Guidelines "' �;> P21 Commercial Core Historic District City of Aspen 6.1S Maintain the alignment of facades at the sidewalk's edge. a • Place as much of the facade of the building at the property line as possible. e j + • Locating an entire building front behind the established storefront line is f inappropriate. e ? • A minimum of 70% of the front facade 4 '1 - shall be at the property line. �, . ` 6.19 A building may be set back from its side x • ? ( 1, I •+ lot lines in accordance with design guidelines i� t.� a ;_� i dentified in Street & Circulation Pattern and x" Public Amenity Space guidelines. ak + ` Building Orientation r ' Development within the core area has been i l r traditionally oriented with the street grid. This s relationship should be maintained. t ' 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. 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. a e 106 r, Comnwrci , Lodging and Historic District Y g Design Objectives and Guidetines P22 City of Aspen Commercial Core Historic District Building Form A prominent, unifying element of the Commercial Fat*: . ';• NOM Core is the similarity of building forms. Commercial buildings were simple rectangular solids, deeper than they were wide, with flat roofs. ` a ' 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 41 ! 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. r — — — — T - • The facade should appear as predominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant form. YES! NO! YES! YES! 6.23 Use flat roof lines as the dominant roof — .- — — form. sidewalk • 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. • Consider using 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. page 107 Design Objectives and Guidelines P23 Commercial Core Historic District City of Aspen Building Height, Mass & Scale 70 The character of the Commercial Core derives in part from the range and variety of building heights. These vary from one to three stories. - ; ,?' .1 Building height with traditional lot width and r �` ti r 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 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. Two Story Scale 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. - , r .t .A . 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 an 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. e 108 Commercial, Lodging and Historic District page Q . - t , , a Design Objectives and Guidelines P24 City of Aspen Commercial Core Historic District 6.27 A new building or addition should reflect r-+'�"" '12 the range and variation in building height of ` the Commercial Core. 4.11 * or • Refer to the zone district regulations to •�_ determine the maximum height limit on the r subject property. • A minimum 9 ft. floor to ceiling height is to be - maintained on second stories and higher. :i�i,'i:�' 1,"3!:!!!'l !!"j Al! • Additional height, as permitted in the zone s district, maybe added for one or more of the s. 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.) �+^ - Some portion of the property is affected = • r •' r by a height restriction due to its proximity '— 1 s p to a historic resource, or location within a View Plane, therefore relief in another 'C�,` area may be appropriate. A ` ; 1.t T111 - 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. i 6.28 Height variation should be achieved using one or more of the following: • Vary the building height for the full depth 842' • of the site in accordance with traditional lot 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. Commercial, Lodging and Historic District page 109 Design Objectives and Guidelines P25 Commercial Core Historic District City of Aspen - Height Variation for Larger Sites -- . _ Buildings within the commercial center and _ -- _ - - _ • _ d _ historic core of Aspen represent the traditional lot - _ widths of the city (30 ft.), either in building width - •Ot or the horizontal and vertical design articulation - ti of the street facade. New development occupying = ' r 0 a site of more than one traditional lot width +' � should be designed to integrate with the scale ' �'� created by narrower existing buildings. The d; 4 ��r +j 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. k 6.29 On sites comprising more than two '.i.' traditional lot widths, the facade height shall t . T -�-,2r be varied to reflect traditional lot width. • The facade height shall be varied to reflect 1 f l traditional lot width. 1.' y yy�'iN r • Height should be varied every 60 ft. ti � ^j7 1 minimum and preferably every 30 ft. of '.4 F *14 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 of ways, 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 page 110 Commercial, Lodging and Historic District Design Objectives and Guidelines • P26 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 -_ .-7 :1_ _ - structures. Designing a building in the historic , a p" district demands a sensitivity in design analysis , 1 - and approach which is exacting and which will v vary with each situation. The intent is that a " :Pi,. 42 ' new building or addition to an existing building ■ aH ( ' should be designed to respect the height and ' t b:....„, scale of historic buildings within the commercial core. Historic One Story 4 Commercial Type 1 - 6.31 A new building should step down in Building -3 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 _ historic buildingthatwasoriginallyconstructed ,j ., I . for commercial use, a new building within the - - - , :i- - . - - 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 42' impact on smaller, historic structures za .- nearby. =. _ • The height and proportions of all facade Mn / /f components must appear to be in scale with Historic One Story Residential / 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 Iconic Historic Structures the same block face. 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 • • City Hall an iconic structure. • • Locate amenity space adjacent to an iconic St. Mary's Church structure. Commercial, Lodging and Historic District �,'rIL page Design Objectives and Guidelines ";'d