HomeMy WebLinkAboutagenda.hpc.20111012 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
OCTOBER 12, 2011— 5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- 4:30: Please meet at 217 E. Bleeker Street (vacant lot next
to 227 E. Bleeker)
I. Roll call
II. Approval of minutes — Sept. 14 and Sept. 21, 2011.
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 #11 )
I. OLD BUSINESS
A. 400 E. Hyman — Conceptual Major Development,
Conceptual Commercial Design Review, Reduction of
Pedestrian Amenity Requirement, Continued Public
Hearing (1 hr.)
B. 1102 Waters — Major Development (Conceptual),
Residential Design Standards Variances, Public Hearing (45
min.)
II. NEW BUSINESS
A. None
III. WORK SESSIONS
A. 217 E. Bleeker Street (30 min.)
IV. 7:30 Adjourn
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
'Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
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:lcitylplanninglhpc project monitoring\PROJECT MONITORING.doc
10/6/2011
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 400 E. Hyman Avenue (Tom Thumb Building)- Major Development
(Conceptual), Commercial Design (Conceptual), Public Amenity, CONTINUED
PUBLIC HEARING
DATE: October 12, 2011
SUMMARY: 400 E. Hyman Avenue was
built in 1981. It is a non-contributing ;' s `
building with the Commercial Core • ;sk*
Historic District. + + `'
The property contains 15 individually
owned condominium units; 12 of which are
commercial space and 3 of which are
e
residential. ' Y
HPC is asked to review a Conceptual _ _
proposal to demolish and replace the '"
existing corner piece of the structure. The •
applicant owns all three commercial units a - a i '
that are affected. The HOA for the property - T '
has not formally authorized the allocation of development rights to this proposal and is awaiting
further information from the applicant and HPC's determination.
The project 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 an allotment for the proposed new free market unit. The
property owner cannot apply for Growth Management until HPC Conceptual is granted.
HPC discussed the application on July 27 and continued it for further study and
description of the height relationship to the surrounding area. Concerns were raised about
the impact of the new mass on the courtyard level spaces and the impact of reducing public
amenity area, which would have resulted from the increased footprint of the structure that
was initially proposed. For an August 10"' meeting, the application was significantly
amended so that the new construction would maintain the footprint of the existing corner
element. The only intrusion into the public amenity area was for the purpose of building
an elevator. The designer restudied floor heights in an effort to meet the design guidelines,
and provided additional concepts for exterior materials.
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The program was amended so that the courtyard level and first floor would be retail, and
the upper two floors will be one free market apartment. A primary entrance from Hyman
Avenue was added.
HPC continued the hearing again, still concerned with height and relationship to
surrounding context. Several board members pointed to guideline 6.25, "Maintain the
average perceived scale of two -story buildings at the sidewalk," as a major point of
discussion. The applicant was asked to provide detailed information about how the project
will fit into the surrounding blocks.
New drawings and 3 -D models of the project are attached for HPC review. The applicant
has dropped the height of the new development so that it is as much as 5 feet below the
height limit.
STAFF RECOMMENDATION: The subject of Conceptual review is height, scale, massing and
proportions. Helpful snapshots of a Sketch -up model are provided in the packet to evaluate the building
in context. Staff finds that the proposed new building meets the relevant guidelines. In effect, the
proposed construction is the same footprint and massing as the existing structure, but 13' taller due the
addition of a new story. The material palette that is envisioned has the potential to offset the impacts of a
taller building.
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, Torn Thumb Building
Tom Thumb Building, Condomium a
Units A -101 through A -103, A -201,
A -202, A -301 through A -304, B -10I,
B -201, B -202, B -301, C -101, C -201, �1
C -301 and the Condo Association
Common Area, Lots K and L and a
portion of Lot M, Block 88, City and
p Y �
Townsite of Aspen, County of Pitkin, -
State of Colorado. ty
ZONING: CC, Commercial Core.
Legend "Ka
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lf% histonc
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."
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 fayade 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,
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0
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.
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, 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.
The proposal involves demolition and replacement of the comer element of the Tom Thumb
building. The existing development relates well to the district in terms of height and materials,
but conflicts with the district in that the corner 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.
SITE PLAN/PUBLIC AMENITY
The new building matches the footprint of the existing, with the exception of a bump out the
north facade to create an enclosed elevator, rather than the exposed man -lift that is in place now.
The increased site coverage means that a small (25 square foot) 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 still calculates to 14% open area on the site. There is a small
cash -in -lieu payment required based on the square feet of the elevator.
4
FORM
The proposed form of the new building 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 29' high. The
corner building that is to be replaced is approximately 20' tall. For this meeting, the new
building has been dropped in height by almost 3' along the streetscape, and almost 6' when
measured from the sunken courtyard. The entire project is below the 38' height limit.
The new building is not limited to the size of the surrounding historic buildings, but must be
related. The applicant has maintained a tall first floor height, but reduced the floor to ceiling
measurements on upper floors. At 12'6" the floor to ceiling height on the first floor of the
proposed new building is consistent with the traditional 13 -15' range. Typically the upper floors
are equal heights. Upper floors of recently approved projects have generally been 9 -10' tall. The
second floor of this project has an 8' ceiling and the top floor is 10'6 ".
The exterior cladding blurs the distinction between floor levels, so staff finds the application can
successfully address the proportions of surrounding buildings.
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 on the following page demonstrates that 2 story buildings predominated
in the 19` century, though the height of the buildings varied slightly. The maximum height for
this project is not inconsistent with the height of historic two story structures in the area.
5
N 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
- Subject site , / a new penthouse level that is setback so it
.7 is not easily visible.
r ryw+
r � t���
.
•
There is no new net leasable space proposed in the application and no parking requirements are
generated. There are no variance requests. Employee housing mitigation required for the free
market unit is proposed to occur off -site. Staff finds that the proposal is in keeping with the
design guidelines. We recommend that the project receive Conceptual approval.
The application touches on many issues that will be topics for Final review, particularly options
for the "skin" of the building. 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.) Staffs position is that alternative facade materials,
such as the proposed glass, could meet the guidelines if configured in a way that somehow relates
6
to characteristics of the adjacent historic structures. For instance, mullions or opaque panels
could create pattems that relate to nearby beltcourses, cornices, masonry joints, etc. 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.
STAFF RECOMMENDATION: Staff recommends that HPC grant Major Development
(Conceptual), Commercial Design (Conceptual), and Public Amenity approval per the attached
resolution.
Exhibits:
Resolution # , Series of 2011
A. Relevant Design Guidelines
B. Packet from August 10, 2011
C. Minutes of August 10, 2011
D. Application
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7
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), COMMERCIAL DESIGN
REVIEW (CONCEPTUAL) AND PUBLIC AMENITY APPROVAL FOR THE
PROPERTY LOCATED AT 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
RESOLUTION #_, SERIES OF 2011
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
WHEREAS, the applicant, 400 Hyman LLC, Ken Sack -CEO, represented by Paul Irwin of
Ripple Design Studio, has requested HPC Major Development (Conceptual) and Commercial
Design Review (Conceptual) and Public Amenity approval for the property located at 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 -I01, 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; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for Conceptual Commercial Design Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the Commercial, Lodging, and Historic District Objectives and Guidelines per
Section 26.412.040 of the Municipal Code. The HPC may approve, disapprove, approve with
conditions or continue the application to obtain additional information necessary to make a
decision to approve or deny; and
WHEREAS, for Public Amenity Review, the HPC must review the application, a staff analysis
report and the evidence presented at a hearing to determine the project's conformance with the
Section 26.575.030 of the Municipal Code. The HPC may approve, disapprove, approve with
400 E. Hyman Avenue
HPC Resolution # , Series of 2011
Page 1 of 2
conditions or continue the application to obtain additional information necessary to make a
decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated October 12, 2011, performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval with conditions; and
WHEREAS, at their regular meetings on July 27, 2011 and August 10, 2011, and October 12,
2011, the Historic Preservation Commission considered the application, the staff memo and
public comments, and found the proposal consistent with the review standards and recommended
approval with conditions by a vote of to _
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Commercial Design Review
(Conceptual) and Public Amenity approval for the property located at 400 E. Hyman Avenue
with the following conditions:
1. A development application for a Final Development Plan shall be submitted within one
(1) year of October 12, 2011, the date of approval of a Conceptual Development Plan.
Failure to file such an application within this time period shall render null and void the
approval of the Conceptual Development Plan. The Historic Preservation Commission
may, at its sole discretion and for good cause shown, grant a one -time extension of the
expiration date for a Conceptual Development Plan approval for up to six (6) months
provided a written request for extension is received no less than thirty (30) days prior to
the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of October,
2011.
Ann Mullins, Vice Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
400 E. Hyman Avenue
HPC Resolution # , Series of 2011
Page 2 of 2
a
F I lo tk -
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.)
1i, s
•
•
•
The Commercial Core Zone District is located at the core of Downtown Aspen
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.
{ 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
'�`� -Of. " by previous site -based open space requirements.
— ;VP, , 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
e - 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.
11
City of Aspen Commercial Core Historic District
Storefront context k
Most buildings have features associated with .c
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
Jr
band of molding usually separates the ground =i
floor from upper portions of the facade and the
parapet is capped with a decorative cornice.
These elements combined to establish a horizontal
emphasis along the street.
Fenestration on upper floors is predominantly
solid and void 'hole in the wall' form and vertical
in proportion, reflecting classical architectural '
proportions. There are, however, departures from
this pattern which contribute to the rich diversity
of the street.
A hard street wall as seen along the walking mall downtown is a
Outdoor Spaces characteristic throughout Character Areal
There are also instances of small scale spaces
created by the set back of building facades.
They are, however, the exception to the historic
alignment of building fronts. Where these are used
for outdoor dining they provide attractive public
gathering spaces and street vitality. The intent is
to maintain the strong definition of the street wall
in this area, and therefore creating further breaks
in the street wall should be minimized. -
The resulting character is both intimate and
stimulating, and in keeping with the variety
and harmony unique to Aspen. There have been
departures from the hard street edge, where _ `"
more recent development has stepped back =
to create semi - basement space and detached
or internal retail frontage often on more than _ _
one level. In many cases these have detracted -
from the immediate relationship between shop -
frontage and public sidewalk and the sense of
street facade definition, with adverse effects on
street vitality and the urban character within
Victorian storefronts anchor the Commercial Core and define
downtown Aspen. the key characteristics of building height, mass, articulation and
materials.
ry F,r'
•
Commercial Core Historic District City of Aspen
Design Objectives 4. Reflect the variety in building heights seen
These are key design objectives for the Commercial historically.
Core. The City must find that any new work will New development should stay within the range
help to meet them: of building heights, and be designed to reflect the
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
commercial and cultural activity, the Commercial building; whether single story or the large 'iconic'
Core should remain so. Designs for new three plus stories.
construction should reinforce the retail- oriented
function of the street and enhance its pedestrian 5. Accommodate outdoor public spaces where
character. they respect the historic context.
The street vitality associated with the center
2. Promote creative, contemporary design that of the city should be retained and enhanced
respects the historic context. through a combination of the form and design of
While new construction should be compatible the walkable street network and the associated
with the historic character of the district, designs areas of public gathering space at street level and
should not copy early styles but instead should above. The design of any public space within
seek creative new solutions that convey the the core should be a central consideration in
community's continuing interest in exploring the design and configuration of the building, to
innovations. At the same time, the fundamental ensure that it contributes to a positive experience
principles of traditional design must be respected. in the streetscene, whether or not used for street
This means that each project should strike a dining.
balance in the design variables that are presented
in the following pages. 6. Promote variety in the street level
experience.
3. Maintain the traditional scale of buil ding. Architectural form should recognize existing scale
The Commercial core of the city is likely to and diversity and build upon established design
experience continuing market pressure for hotel, traditions, creativity and innovation in a manner
commercial and residential development and which strengthens the architectural richness
the parallel needs of affordable commercial and and identity of the city core. The contextual
residential accommodation. It is important that contribution of building and storefront design
future growth acknowledges, complements and will depend on detailed consideration of the street
enhances the existing scale and character of this facade and associated landscaping and paving.
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. •
13
City of Aspen - Commercial Core Historic District
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptu review stage.
Street & Alley Systems wow.
The street pattern is essential 'infrastructure' /h '" 4---
for the character of the district. The north/ i " ,y
south orientation of the streets accentuates � ' ' �''',
the relationship of the City with its dramatic C ' 11� 4
landscape setting. ,...,/, C7s,
y
The circulation pattern provided by the network �' a e 6 - j - S.
of streets, alleys and courts should be retained to ry + y �r f t ' � , '-e �
ensure maximum public access. It should not be r t" -�-„• �t'.,,rj�'0�t.
enclosed by gating and it should not be spanned •41t " " • rs ` r �0�> par
by development above. Wherever possible 1't r ' d �� 4
pedestrian access to alleys should be enhanced. � ( a
The creation of additional public walkways to t r ° � ' le
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.
1di �{.�F4r`� } M' ✓ � � y �} a " 5 ] P �1 4 .� Dr / if 45
'-7' ,t}_.➢ &74 t'.wc i l ?l ., e
Commercial Core Historic District City of Aspen
Internal Walkways
6.2 Public walkways and through courts,
when appropriate, should bedesigned.to create
access to additional commercial space and
' " frontage, within the walkway and /or to the rear
_ — of the site.
• See also: Public Amenity Space design
guidelines.
- Alleys
Historically, alleyscapes were simple and •
Maintain the established town grid in an 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.
City of Aspen - Commercial Core Historic District
Parking
The character of the Commercial Core Historic kit t 4r
District is one which is primarily appreciated
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore
the visual impact of parking should in all cases
be minimized. Parking should be structured or
placed underground where the scale and setting
of the site affords this opportunity. Where a
parking structure is considered this should be
contained within a 'wrap' of commercial and /or 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
el
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 _ k '
and materials as the primary building
facade Parking access located on an alley and integrated into the building
design,
• Integrated into the building design.
•
•
•
', y -
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 suchpublic 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
public and provides interest in the form of a
44 . scenic or other interpretive'marker for the life
of its service as a public amenity space.
• Achieve second floor patio space that
provides access to affordable commercial
uses.
The Downtown Enhancement and Pedestrian Plan
should serve as an additional reference.
Where open spacewithin aparcel is appropriate, develop an amenity
that can be experienced by the general public
..._. .. ... .. �. ... � a ' _ i r4 , .3
17
City of Aspen Commercial Core Historic District
Public Amenity Space Types r `r { 1
Public amenity space is a requirement in the £ + gi p °` a ", T
Commercial Core. In this area, particular types 3, i Ate
of public amenity space would be in character T d s ="
with the urban form of the Commercial Core area. ■' A f _
These include: w
• Street facing amenity space i •
• Mid -block walkway amenity space r
• Alley side amenity space 1
• Second level amenity space •w u
• Front yard amenity space _ ,7".z -; . -
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.
"
1
YOB.} {{
1
The walking mall in Downtown Aspen provides substan tial public
amenity space for the buildings located there, and thereforecreating
breaks in the block facade within this area to provide more street -
facing public amenity space should be carefully considered.
� � rate e �i4 i o- y >Yr
tigic3pt.:, 4 . a it �3G T''
Commercial Core Historic District City of Aspen
Street Facing Amenity Space
A street facing amenity space, usually located
ri 1 `j . . 0 towards the middle of a block, maybe considered.
i � j I However, within the heart of the district, where
r , r _ the greatest concentration of historic storefronts
i i L. 1 2 align, creating new gaps in the street wall is
I L i discouraged. Providing space on sites that are
IN i if mi. located in the outer edges of the district, especially
N . t 101 I $ffj 1 along the southern edge is more appropriate.
, ..c _`^• ---- " 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
• • 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 corners are
well defined, with buildings placed at the
pie sidewalk edge.
it • Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
6.8 Street facing amenity space shall contain
f f -
r m..
- - 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.
s Mir _ • , �.. .
1 c
City of Aspen Commercial Core Historic District
Mid -Block Walkway Amenity Space
New buildings on 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. f
This type of space shall be an extension of and a
•
complement to the street and public circulation
network within the center of the city. See also
Street & Alley System design guidelines. -
`r
The Commercial Core is highly regarded for
its pedestrian character and 'walkability'. The
opportunities created by the extension and
enhancement of the public circulation network }
has distinct urban benefits and is encouraged.
Typically only one such space would occur along
a single block face.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional .r.
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 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 v r €Mtr r
subordinate in scale to traditional lot widths.
�.xt rd
• Mid-blockpublicwalkways shall be between
8 ft. and 10 ft. in width. j roe
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 •
- _mot ,
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
a r2 iS Z .d,i 1.1
-?S ;b's122r r Yesfi^ ,A4 s h F. . ...
Commercial Core Historic District City of Aspen
"MN Alley Side Amenity Space
I` Public amenity space may be located to the rear
r. - � - of the site in association with the alleyway Such
a space shall provide access to commercial uses
- at the street or second floor level. Public amenity
, , , !i _ a� space may also be located at the corner of an alley
�I Wi t'A' w POldr" and a street. Such spaces should be designed
' 1 . to enhance the use of alleys for supporting
— l ig P
i 40
1 commercial uses. • r - An alley side amenity space shall be
40 designed igned to have these characteristics:
0 O.
• Direct public access to commercial space at
lf� . 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
21
City of Aspen Commercial Core Historic District
Second Level Amenity Space
An outdoor patio space on a second floor, which 1
is directly accessible to the general public, will , • ::
be considered as a form — r of public amenity space I ,- 1 i i j i + I
when it is compatible with the historic context K r- n t ;a - ; l
and is clearly inviting for public use. This will I
be most successful in association with outdoor SOW. I t l ' . ,a dining space. In this respect it may be favorably 11 1 • considered within sites affected by mountain 4,,, 1 -- ,�
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 sidewalk or street facing amenity space.
district. _
- L l
• It shall remain visually subordinate to any
r -�� i ,.� 4 j - y s a . M1 J
historic resource on the property. r
t J s
II t1
• If located on a historic property, it may not 11 � _ t
alter the appearance of the resource as seen 10 L. 1 : ?
� * �. -
from the street. tlt'0011- '�4 ^^ 1 t , 0 I 1 : s
T ai. �� } . i� � �y'ro.. �
6.13 A second floor amenity space should meet
all of the following criteria: a 1 141 .- /
• Ensure consistent public access ' l ` °�,. e'
,, ".,
• Be dedicated for public use 1 * '` P, 1 yo
--
,
• Provide a public overlook and /or an I 1,.
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
maximize solar access and mountain views, or 1
views of historic landmarks.
'k
6.15 Second level space should provide public � . � i II
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
f
_ s
Second level public amenity space shall provide
permanent public access from the street.
-t e k 1 a , ryZ lnlR
Commercial Core Historic District City of Aspen
Front Yard Amenity Space
z ''' - . Certain areas within the Commercial Core retain a
distinct historic residential character. This is often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space may be considered.
q
- 6.16 Second level dining may be considered.
.-141m>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
Certain areas within the commercial core are identified with historic
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
,;n -. y r'44 ii story residential type building.
d t. P
�. i'"E r J J
4 ,,. F Building Placement
1 'I' (-1,
E. Hyman Ave Street Corners
1
E--1 t Street corners are important elements in the • € t 1 'J.-WY!, t� a ri rid street block and in the framing of many of the
�..' r ■^ f ' ;j views which characterize the Commercial Core.
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 windows that extend thong intersecting
open space along the street edge during the year 1904.
street facades are examples. These elements are
r appropriate in many corner lot locations and
c 1 E z , S should be encouraged. Here the buildings should
_ i
{ confirm the pattem of a strongly defined building
{ b wall at the street edge. Building facades should
'' be oriented parallel to the street, with variation
in front wall setbacks kept to a minimum. Any
b
3 {i ( '' 1 departure from the street wall, for well defined
i
- -� R t I ' - and designed public dining space, should occur
-t v as an accent within the street block, not the
rs
.h , , fr , ',.,- -; 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.
nyl C r> , -1
'J4
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 V
individual street dining experiences.
Setbacks within the central commercial area Si, •'
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 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
city. These should however remain as an accent t i
within the street facade. x,#
Side setbacks provide the opportunity to create or
enhance public passageways or through courts to
the rear alley, with the advantages of improved
ter-
public permeability, access and additional,
commercial frontage. See also Street & Circulation
Pattern design guidelines. Rear setbacks create i
the opportunity to achieve more creative and
attractive commercial and public space to the rear
of the site and alley. •
In sum, buildings create a strong edge to the
•
street because they traditionally aligned on the
front lot line and were usually built out to the full
width of a parcel. Although small gaps do occur
between some structures, these are exceptions.
This uniform wall of building fronts is vitally
important to the historic integrity of the district 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 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
e at the property line as possible.
f v • Locating an entire building front
k i behind the established storefront line is
y inappropriate.
jF I • A minimum of 70% of the front facade
il . . f f ` g ! I shall be at the property line.
6.19 A building may be set back from its side
�1; f. t lot lines in accordance with design guidelines
identified in Street & Circulation Pattern and
{ { Public Amenity Space guidelines.
Building Orientation
It 4 Development within the core area has been
traditionally oriented with the street grid. This
i relationship should be maintained.
6.20 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
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. • P '.4.r.
r4
7S
City of Aspen - Commercial Core Historic District
Building Form
Aprominent, unifying element of the Commercial
Core is the similarity of building forms.
Commercial buildings were simple rectangular
solids, deeper than they were wide, with flat roofs. -
In a few instances, gabled roofs, with false fronts,
may have been seen. This characteristic of flat
roof lines is important and should be continued "'
in new projects.
6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core
on Commercial Core facades. facades.
• Rectangular forms should be vertically
oriented.
• The facade should appear as predominantly
flat, with any decorative elements and
projecting or setback "articulations"
appearing to be subordinate to the dominant
form. 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 Core Historic District City of Aspen
- Building Height, Mass & Scale
::
' ,. y _ c - The character of the Commercial Core derives
L „ b in part from the range and variety of building
t iw ` - •'_ r F -r heights. These vary from one to three stones.
:- si. ! 41 Building height with traditional lot width and
- {:1 4 1 -701.` 4 .r! _ :' creates a constantly changing cornice profile along
t "'". `` cl , � I! Ptf ,a ° j a block face. This is the basis of the human scale,
'te
l C� F „ architectural character and visual vitality of the
ti
' a city center. New development in this area should
t continue this variation. •
°. may.. .M
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.
h i. l Or : -- 4 -, Two Story Scale
wi, ,, r 6.25 Maintain the average perceived scale of
- .ttt ,-
two -story buildings at the sidewalk.
Ia: k. - • Establish a two -story height at the sidewalk
�F( ; r • 0 i � �S --I edge, or provide a horizontal design element
g e ;ai . _; . , at this level. A change in materials, or a
%
' L. 1 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 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 maybe three stories, but
must vary in facade height by a minimum
of 2 ft.
•
e'T
27
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 heightis to be
maintained on second stories and higher. :;;'' ;!; %!!, a ;
• 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 Anew 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.) # 1 Pll 4
- Some portion of the property is affected a. (
by a height restriction due to its proximity , i _ � ] ' t'` E
to a historic resource, or location within ritl •
a View Plane, therefore relief in another - "l tt yft `91101" " �f
area may be appropriate. , A�„ r6t , 'In' If non
- To benefit the livability of Affordable
Housing units.
To makeademonstrable (tobeverified 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 i LA
using one or more of the following: kj
• Vary the building height for the full depth L L
n *42'
of the site in accordance with traditional lot j
I I , r 1 + � x 1. t
3
Width. 1 t ) .
• Set back 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 stories .
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.
1�ty> x r{ do X 3< i e h 1
E ,
Commercial Core Historic District City of Aspen
f t' = Height Variation for Larger Sites
A..,' "'z Buildings within the commercial center and
_ , y! A ( historic core of Aspen represent the traditional lot
-, .
_ .. , a ,1 widths of the city (30 ft.), either in building width
la t lft` _ N ) 11 „ � or the horizontal and vertical design articulation
•l � � `* �1Y f or _- g of the street facade. New development occupying
r -4 a ; _ t : t ' t =` ' a site of more than one traditional lot width
' w 4 pw' y L , 4It l �' ��p,;att�r „...''' should be designed to integrate with the scale
,. � i % - n d c u
architectural rhythm of existing earlier buildings.
street arch t
should also be reflected in new development to
` retain and enhance the human scale and character
-e 1 of the center of the city.
6.29 On sites comprising more than two
-�� i ly �a..� � �t traditional lot widths, the fagade height shall
ht ' y �- 1 i t arr be varied to reflect traditional lot width.
i. 1 � ,,P,L. !� • The facade height shall be varied to reflect
`• t ; : Lt; 1 €t l ; 1> a!'jv �, ; _ traditional lot width.
1r 1, 0,i < --" • Height should be varied every 60 ft.
_ .e'�t„` 'F jt� 't minimum and preferably every 30 ft. of
,� "fit 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 maybe three stories tall, within an
con ditions 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 Tots, 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
3 /
A sa
74
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 y tJ . "" -
structures. Designing a building in the historic k;1; 1
district demands a sensitivity in design analysis ; t , ---., �t
and approach which is exacting and which will +ti u t __-----'
vary with each situation. The intent is that a � t "ffi- 4 -
new building or addition to an existing building
should be designed to respect the height and t T -
scale of historic buildings within the commercial 11,0„. t ' ` t
core. `
Historic One Story / - 1 l `-
, fi
6.31 A new building should step down in Building 11
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 building thatwas originally constructed . ' 'a
'4 7- - ti„ ,1,-..a
for commercial use, a new building within the - j . = .
same block face should not exceed 28 in height _ —
within 30 ft. of the front facade.
• In general, a proposed multi-story building 1 ,i _ i 4--,_. i T
must demonstrate that it has no negative '° , =1
impact on smaller, historic structures -- .,"1ii
nearby.
. � ` i s
• The height and proportions of all facade ra .. �
components must appear to be in scale with "-
Historic One Story w;' T`
nearby historic buildings. type Building -, ``�.,,` ."" y
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
•
an iconic structure. City Hall
•
• Locate amenity space adjacent to an iconic St. Mary's Church
structure.
Vi.41ya'`Pi.v �; y i s r 'v+t r t &j ° .
•
Polit 00 t 4. 1 3 .
August 10 Historic Preservation Con cen_tual
Summary
We have pulled the plan back to the original footprint. The basement and street level remain
commercial. The 2i floor and 3r floor (measured from the street) are free market (one two story condo
unit). We would like to consider the option of expanding the basement to the property, but we are not
interested in pursuing this if it will result in a delay in conceptual approval. It is below grade and will
add only a minimal amount of commercial space to the FAR. I will present "context" during the
meeting on the 10`". Please let me know what version of sketchup I will need for the meeting as well.
21
is: car S \ 3> , 2
. i )
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lot size 6168 sq ft
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A -101 - 406 0.13 53
A -IO2 645 0.17 110
A -103 421 0.15 63
A -201 1286 1 1286
A-202 511 1 511
A -301 F 515 1 515
A -302 396 1 396
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396 total affordable 451% 59.54 455.54 0.07 999999999 4 F
GCE 1 -1 124 104
GCE 1-2 73 73
GCE 1 -3 75 75
90CE 1 -4 49 49
GCE2 -) 124 124 '
GCE 2 -2 73 73
GCE3 -1 115 115
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LCE 2 -1 73 73 1319 Told Non on/ Moor WOO
LCE 3-1 197 197 0
LCE 1 -2 209 200
LCE 2-2 200 200
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total - 9274 10091
Page 1
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0 -201 C 747 0 747 Options In town 500 sq fl
C-301 FM 756 0 756 within urban growth boundary 900 sq II
0-401 FM 0 706 706 purchase of affordable housing credils
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Public amenity- existing 883 sq ft
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Pubic amenily - proposed 858 sq ft
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it
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Chairperson, Sarah Broughton called the meeting to order at 5:00 p.m.
Commissioners in attendance: Nora Berko, Jason Lasser, Jay Maytin, Brian
McNellis and Jamie McLeod. Ann Mullins and Willis Pember were
excused.
Staff present:
Jim True, Special Counsel
Amy Guthrie, Historic Preservation Officer
Kathy Strickland, Chief Deputy City Clerk
MOTION: Nora moved to approve the minutes of June 27 second by Jay.
All in favor, motion carried.
400 E. Hyman — Conceptual Major Development, Commercial Design
Review, Reduction of Pedestrian Amenity Requirement, Continued
Public Hearing
Amy explained at the last meeting there was concern about the height of the
new structure and the lack of context. The foot print of the building has
been reduced. Previously it was coming all the way out to Hyman and now
it will be retaining the existing foot print. The major change is that it will be
taller. It will be 15 feet taller than the existing two story commercial
structure. There will be retailers and commercial on the ground floor and a
two story apartment above that. Some issues at the last meeting were the
public amenity and that is off the table except for a small area that will serve
as an elevator for the building. That is an improvement because there is an
awkward man lift that is exposed to the weather to the courtyard. Staff
recommends conceptual approval but our main reservation is height and the
block like shape of the building is exactly what the guidelines ask for and
there have been amendments to take into consideration the concern of the
tenants. The skin of the building is an issue for final. Our suggestions
would be to consider whether the height of the building should be reduced
by bringing the first floor level down which is at 13 feet from floor to ceiling
which is in character of the downtown but may not be necessary. There also
might be an opportunity to tighten up the floor structure which is at 1.6 feet
at each level.
Paul Irwin, Ripple Design Studio
Paul went over the elevations. They have some drainage issues that need to
be dealt with. We would like to get a tree down in the plaza area but not
1
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
sure it is possible. We have a glass facade with steel mullion framed
windows. On the bottom level, the interior will be Yule marble and we have
cloth canopies that will act as shade structures and a privacy device for the
second level of the condo. There will be a bump out for the elevator that
will take you to every level of the project. We would like to expand the
basement which doesn't affect the pedestrian area and it will be below grade.
Maybe some skylights could be put in. The owner is interested in doing this
but if it is going to hold things up it isn't that important. There will be one
entrance on Hyman and one on Mill. The stairs will be ten feet wide instead
of seven feet wide which will open up the plaza a little bit. There is a
proposed deck off the back of the upper floor that will pull the building back
off the plaza at the corner. On the lower level you can see into the plaza.
The interior will ideally be the Yule marble. The second level will have the
privacy insulated canopies. The upper level will be mostly open with
interior shading.
FAR
Amy said the FAR on the lot is a little over 6,000 square feet. They are
allowed .5 to I for free market 2.1 for commercial and affordable housing is
unlimited. If they create a new net leasable by excavating the basement
there is affordable housing mitigation and there is affordable housing needed
for the new free market unit. This can be off -site or through the housing
credits. They don't generate any parking. There are three existing housing
units on the site, one a deed restricted affordable housing unit and two are
free market. They only have to deal with the new impacts. The two story
comer building is all commercial and the units are in the L shape and
untouched. They are adding one in which they need to mitigate for. There
is only about 45 square feet of free market space that could be developed
after this time. There is still 5,000 square feet of commercial that could be
added some day and they would have to go through the review process.
There are a total of 15 units in the building. The applicant owns three of
them. They aren't generating parking requirements and they have minimal
cash -in -lieu.
Sarah asked for clarification of height with the sunken courtyard.
Amy said that is the only area with a height problem. It is at 35.9 feet on the
street sides and the allowable is 38 so they are OK there. Within the
courtyard it measures 41 feet from the bottom. HPC is allowed to grant up to
42 feet but the board needs to find that it is appropriate.
2
n'7
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Sarah said if it is allowed at 42 the code says that the portion of the building
that goes up to 42 should be stepped back.
Amy said she needed to clarify the step back.
Jay asked about the construction time and the disruption to the town. Paul
said he feels that the shell can get up in about three to four months. If we go
modular steel, it goes up quite quickly.
Amy said HPC cannot dictate when a project is to start construction.
Jay asked about the deck on the north side. Paul said it is not a good place
for a deck and it is there only to get the height down.
Nora inquired about the mechanical on the roof. Paul said solar panels will
be erected and exhausts. The mechanicals need to be under the five foot
allowed over the height of 35.9 feet. Nora said her concern is how does this
fit into guideline 6.25 which talks about the perceived scale. How are we
perceiving three stories as a two -story?
Paul said given a 38 or 42 foot height allowable that requirement of 6.25 is a
difficult thing to pull off especially on this corner especially with non-
compliant buildings almost going in every direction.
Jason said with the awnings they could be gone if someone else buys the
building. Paul said he is also pulling the window ceils down so that they
cross the floor. The idea is to move the window ceils up and down so that
they don't reflect the second level floor. We have solid panels that don't
start or stop at the floor and we have glazing and we could put in a pane.
There are a lot of four story buildings not too far from this building. I see
the intent of the code but I'm not sure if it is applicable on this corner.
Having 38 feet and making it look like two stories is what we are dealing
with.
Paul said the bottom floor will be clear in order to see the plaza and the
second level shows the canopies which will have insulation qualities. If we
design this correctly it can do a lot on the energy aspect of this building.
3
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Sarah opened the public hearing portion of the agenda item. There were no
public comments. The public hearing portion of the agenda item was closed.
Comments:
Sarah said the issues to address are height, scale and mass of the building.
Jay said he feels the third floor is too tall. Jay asked what the interior height
is. Paul said he went by the code which is 13.9. The floors are 1.6 and we
can probably get that down a foot. Using the existing footprint is very
important and we appreciate you incorporating that. The deck on the north
side should be removed if it is not going to be used. I am in support of the
project but the height probably could be reduced. The building is essentially
the same shape and a bit taller and that could be restudied. The energy
efficient building is great for our community and we need to start seeing
more of them in our community.
Nora said she appreciates the pull back to the current footprint. This is the
second most prominent crossing in town. The two story scale of our
downtown works. I can't get beyond guideline 6.25. The perceived scale of
the two story building is not there yet and the free standing nature of the
building even makes it worse.
Jason thanked the applicant for addressing the public amenity space. Jason
also echoed the concern of the height of the building. Maybe the third floor
height could be 11.6 on the upper instead of 13.9. An elevation showing it
at the courtyard level would be helpful. A cut elevation through Hyman
might help the argument. Jason said the applicant has done a good job
breaking the scale down on the overall height of the building.
•
Jamie said when you do the cross section can you include the Wheeler and
Mill Street. I need to know how it feels when I'm walking from Mill Street
to Main Street. I also echo that it needs to be in compliance with the height
and I am worried about a three story structure. Trying to divide only by the
awnings that can be removable is a concern. We need to know how you step
back the context of the building.
Sarah also said she would like information on the energy efficiency of the
building. I do feel it is nice to have a survey and the context of where the
building sits in the broader historic district. That would help your
application as you go through the process. Also we need the street
4
as
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
elevations to help us understand why this height might be appropriate. You
have the unfortunate situation that you are surrounded by smaller buildings.
Stepping it out into a broader context might help. What you are hearing here
tonight is that it is big even though you have complied with the standards.
On the ceiling height it might not be appropriate. Maybe you could address
shade control as the building is getting a lot of sun. Maybe you can look at
invisible glass so that it doesn't cloud up.
Brian thanked the applicant for making the modifications and they did help
the project. On the bump out in the basement the issue would be the
possibility of providing light and if skylights are installed it could be
something that takes away the public amenity. I am open to suggestions to
allow that public amenity to remain. Section 6.25 the perceived two story
element is a concern. The building is interesting and there are a lot of
possibilities. I have no problem creating signature buildings on significant
comers that kind of create bookends for the block. This is a free standing
building and having something this vertical is a concem. I agree with Jay
that maybe the first floor can be brought down or down to two stories. The
transparency of the building is also a concern especially given its location
across from the Wheeler Opera House. The amount of light emitting from
this building might compete with the Wheeler. What is great about Aspen is
that we can have a mix of different architecture.
Sarah said her concern is how this building works with the Wheeler and the
historic district.
Paul said he is providing options. We have solid panel and metal panels and
exterior insulation that might become part of the canopy. I am exploring
windows that have their own heat system inside them. They have fans on
top and bottom. We have the ability to move panels around and this
building will be energy efficient. The direct sun will mostly come in the
evening until the Wheeler shades it. It is under the shadow of the Wheeler
quite a bit.
Sarah said at the next meeting you need to explain why you designed what
you designed. A line drawing would be worthwhile at the next meeting.
Paul clarified that the existing building is a fire hazard and tearing it down is
a gift to Aspen. Lightening up the building will be good.
5
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Jamie said she would like a cut up section in the section model for the next
meeting.
Paul said if he puts a roof by the plaza level he is bringing down the height
on the corner. Doing that aren't we getting to the code's intent. We can
reduce the 13.9 height. I have learned in Aspen that each building is unique
in its own entity which makes that corner to be even more different
especially with the background of the brick condo behind it.
Sarah reiterated that a line drawing would be helpful.
Jay pointed out that the applicant is willing to look at bringing down the
height and plate heights of the building.
Jason commented that if the height could come down to 11.9 it would be in
compliance with the code of 38 feet. If the concern is the shape of the box
we need to give direction tonight.
Brian said the guideline says that the street level plate height should be
higher than those of the subsequent floors above it.
Paul said he felt he has followed the guidelines but HPC is not comfortable
with the corner. It seems like we can come to some kind of consensus.
Sarah said she needs to see a site from the fountain and the rest of the block
and the context with the historic district.
Paul asked direction on the height that the board would be comfortable with.
Paul said he is somewhat disappointed as we are talking about two or three
feet on this building.
Brian explained the situation of the fire department where we had drawings
in front of us and when it went up it turned out to be much higher.
Nora said the guidelines are there for a purpose.
MOTION: Brian moved to continue 400 E Hyman conceptual development
and public hearing until Oct. 12 second by Nora. All in favor, motion
carried.
6
91
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 1102 Waters Avenue- Major Development (Conceptual), Residential Design
Standards Variances- Public Hearing
DATE: October 12, 2011
SUMMARY: 1102 Waters Avenue was ,� °ice . � ; ,;0,..
x � - &:
approved for landmark designation and a a k +
Historic Landmark Lot Split in 2010. The fi . • •
K
property has been in the ownership of the
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Geary family since 1967, when they
constructed a vacation home prototype '
which was designed by Fritz Benedict and
marketed for construction around the
country by Ski Magazine.
The three Geary children still own and use
the original A -frame home, but would like
to have individual living space on the
property. The proposal before HPC is
Conceptual design review of a new duplex - - `
on the vacant lot. No changes to the r
historic house are proposed now, other than
relocation of the front sidewalk, which . '<
HPC will need to approve as part of the 4 its .„
landscape plan at Final review.
The lot split approval was part of a �� qr�
voluntary designation and negotiation of !' •
preservation incentives. An envelope was 3.
established on the vacant lot to define the
buildable area. This involved a waiver of
the 25' front yard setback and forgiveness
of the requirement to setback new
construction 15' from the top P of slope.
Typical FAR reductions for steep slopes
were not applied. The applicant was
1
F2
allowed a total of three dwelling units instead of one. These exceptions were found to be
appropriate in order to cooperatively preserve this important example of Benedict's work. Only
two of this prolific and influential architect's buildings are currently protected from demolition.
Without the negotiation, the ability to build much beyond the historic house was very limited. It
was recognized during the lot split that the new envelope is irregular and of limited depth.
Development in a manner that is sympathetic to the landmark is challenging. HPC has held two
worksessions and one public hearing on . the proposed new duplex. The last meeting was
continued so that the property owners could make application to the Board of Adjustment to
allow for two separate driveways for the duplex, which the Board of Adjustment approved.
Conceptual design review approval is requested by the applicant. The proposal requires
variances from the Residential Design Standards.
STAFF RECOMMENDATION: Staff recommends that HPC grant approval with conditions.
APPLICANTS: Susan Geary Griffin, Bonnie Geary Grenney, and William Scott Geary.
PARCEL ID: 2737- 182 -66 -001.
ADDRESS: 1102 Waters Avenue, Lot 2 of the Lot. 14 Calderwood Subdivision Historic
Landmark Lot Split, City and Townsite of Aspen.
ZONING: R -15, Moderate Density Residential
MAJOR DEVELOPMENT (CONCEPTUAL)
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design 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 City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two -step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
2
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
STAFF RESPONSE: Conceptual review focuses on the height, scale, massing and
proportions of a proposal. A list of the relevant design guidelines is attached as "Exhibit A."
The subject lot has a maximum allowable FAR of 2,975 square feet. The proposal is a very
minimal amount (8 square feet) over the maximum, which the architect will resolve before Final.
No FAR bonus is requested. HPC members objected to an FAR bonus at the last meeting.
The building envelope is vested, however the placement of new construction within that
envelope is the focus of HPC's design review. The plans indicate that the rear patio and steps
may extend past the building envelope. This may not be permitted and will be clarified before
Final review.
With regard to HPC's design guidelines, staff finds that the strongest relationship between the
duplex and the historic house is that the footprint of each unit is relatively similar in size, and
each unit has a prominent gable end facing the street. At the August HPC meeting, staff
suggested that restudy to create simpler, more iconic building massing would improve the
relationship between the new and old buildings, but HPC indicated general support for the
design. The applicant was asked to lower the height of the duplex where it is closest to the
Benedict building. The ridgeline has been dropped one foot in response. The board appeared to
appreciate the location of the one story garage elements on the opposite ends of the structure,
particularly where this creates an inflection towards the historic house. Staff questions whether
the design guidelines, particularly 11.5, are adequately met, but defers to HPC's direction.
RESIDENTIAL DESIGN STANDARDS
The project does not comply with Residential Design Standards related to Building Orientation,
Secondary Mass, Garage setback, and Street Oriented Entrance.
All Residential Design Standard Variances, Pursuant to Land Use Code Section
26.410.020(D)(2) must:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting,
or a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or,
b) Be clearly necessary for reasons of fairness related to unusual site - specific constraints.
3
The design standards requiring variances are:
Building orientation. The front facades of all principal
structures shall be parallel to the street. On corner lots, both
street - facing facades must be parallel to the intersecting
streets. On curvilinear streets, the front facade of all structures , Ai' 1
shall be parallel to the tangent of the midpoint of the are of the 4 I .4°
street. Parcels as outlined in Subsection 26.410.010.8.4 shall Y,s . No
be exempt from this requirement. a..
One (1) element, such as a bay window or dormer, placed at a
front corner of the building may be on a diagonal from the •
street if desired.
STAFF RESPONSE: The two units are oriented on a slightly different axis. The south unit
appears to meet this Residential Design Standard, while the north unit does not. The shape of the
western portion of the building envelope makes the standard difficult to achieve. HPC may find
that a variance is necessary due to site constraints.
Secondary mass. All new single - family and duplex
structures shall locate at least ten percent (10 %) of
their total square footage above grade in a mass which
is completely detached from the principal building or
linked to it by a subordinate linking element. This r .9
standard shall only apply to parcels within the Aspen
infill area pursuant to Subsection 26.410.010.B.2.
Accessory buildings such as garages, sheds and y -
accessory dwelling units are examples of appropriate
uses for the secondary mass.
A subordinate linking element for the purposes of linking a primary and secondary mass
shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a
plate height of not more than nine (9) feet. Accessible outdoor space over the linking
element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an
accessible outdoor space over a linking element must be the minimum reasonably
necessary to provide adequate safety and building code compliance and the railing must
be 50% or more transparent.
STAFF RESPONSE: The proposed project does not meet this Residential Design Standard,
though the one stall garages achieve the intent to some extent. HPC may find that a variance is
necessary due to site constraints. This is not a neighborhood that has alleys, which is the
traditional location for a second structure to be placed.
4
Garages: The front facade of the garage or the front -most supporting
column of a carport shall be set back at least ten (10) feet further J 1
from the street than the front -most wall of the house. ' r
aY a i '
Y I R
STAFF RESPONSE: The proposed project does not meet this Residential Design Standard,
though the one stall garages achieve the intent of reducing the prominence of garages along the
streetscape to some extent.
Each of the proposed new dwelling units typically requires two on -site parking spaces. All four
spaces were waived during the lot split. This was done because it was anticipated that it would
be difficult to fit all of the program in the envelope. The property owners would still prefer to
have one space each on site. HPC does not have to approve garages as part of the program,
however the alternatives may be less desirable from a neighborhood perspective. HPC may find
that a variance is necessary due to site constraints.
Street oriented entrance and principal window. All single - family homes and duplexes,
except as outlined in Subsection 26.410.010.B.4 shall have a street - oriented entrance and
a street facing principal window. Multi- family units shall have at least one (1) street -
oriented entrance for every four (4) units and front units must have a street facing a
principal window.
On comer lots, entries and principal windows should face whichever street has a greater
block length. This standard shall be satisfied if all of the following conditions are met:
a. The entry door shall face the street and be no K.
more than ten (10) feet back from the front -most `
wall of the building. Entry doors shall not be
taller than eight (8) feet. I
li
t
b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six
(6') feet shall be part of the front facade. Entry porches and canopies shall not be
more than one (1) store in height.
STAFF RESPONSE: The proposed project does not appear to meet the exact dimensions
required by this Residential Design Standard. Staff finds that compliance is achievable and no
variance should be granted.
5
F 7
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Major Development (Conceptual)
and a waiver of the Building Orientation and Secondary Mass requirements of the Residential
Design Standards with the following conditions:
1. Amend the design as needed to comply with restrictions on development outside of the
Building Envelope.
2. Amend the design to comply with the 2,975 square foot FAR limit.
3. A development application for a Final Development Plan shall be submitted within one
(1) year of October 12, 2011, the date of approval of a Conceptual Development Plan.
Failure to file such an application within this time period shall render null and void the
approval of the Conceptual Development Plan. The Historic Preservation Commission
may, at its sole discretion and for good cause shown, grant a one -time extension of the
expiration date for a Conceptual Development Plan approval for up to six (6) months
provided a written request for extension is received no less than thirty (30) days prior to
the expiration date.
Exhibits:
A. Relevant HPC Guidelines
B. August 10, 2011 HPC minutes
C. Application
6
Exhibit A: Relevant HPC Design Guidelines, Conceptual Review
11.1 Orient the primary entrance of a new building to the street.
o The building should be arranged parallel to the lot lines, maintaining the traditional grid
pattern of the site.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
❑ The front porch should be "functional," in that it is used as a means of access to the entry.
❑ A new porch should be similar in size and shape to those seen traditionally.
❑ In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that orients to
the street.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
•
parcel.
o Subdivide Larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
o The primary plane of the front should not appear taller than the historic structure.
o The front should include a one -story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
o They should not overwhelm the original in scale.
11.6 Use roof forms that are similar to those seen traditionally in the block.
❑ Sloping roofs such as gable and hip roofs are appropriate for primary roof forms.
o Flat roofs should be used only in areas where it is appropriate to the context.
❑ On a residential structure, eave depths should be similar to those seen traditionally in the
context.
❑ Exotic building and roof forms that would detract from the visual continuity of the street are
discouraged. These include geodesic domes and A- frames.
11.10 The imitation of older historic styles is discouraged.
o This blurs the distinction between old and new buildings.
❑ Highly complex and omately detailed revival styles that were not a part of Aspen's history are
especially discouraged on historic sites.
14.17 Design a new driveway in a manner that minimizes its visual impact.
o Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts
are not permitted.
❑ If an alley exists, a new driveway must be located off of it.
14.18 Garages should not dominate the street scene.
7
Go
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL) AND RESIDENTIAL
DESIGN STANDARDS VARIANCES APPROVAL FOR THE PROPERTY LOCATED
AT 1102 WATERS AVENUE, LOT 2 OF THE LOT 14 CALDERWOOD SUBDIVISION
HISTORIC LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY
OF PITKIN, STATE OF COLORADO
RESOLUTION #_, SERIES OF 2011
PARCEL ID: 2737-182-66-001
WHEREAS, the applicant, Susan Geary Griffin, Bonnie Geary Grenney, and William Scott
Geary, represented by Doug Rager, has requested HPC Major Development (Conceptual) and
Residential Design Standards Variance approval for the property located at 1102 Waters Avenue,
Lot 2 of the Lot 14 Calderwood Subdivision Historic Landmark Lot Split, City and Townsite of
Aspen; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, the HPC may approve variances to the Residential Design Standard Variances
according to Section 26.410.020(D)(2). HPC must make a finding that a variance:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting,
or a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or,
b) Be clearly necessary for reasons of fairness related to unusual site- specific constraints;
and
1102 Waters Avenue
HPC Resolution # , Series of 2011
Page 1 of 2
WHEREAS, Amy Guthrie, in her staff report to HPC dated October 12, 2011, performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on October 12, 2011, the Historic Preservation
Commission considered the application, the staff memo and public comments, and found the
proposal consistent with the review standards and recommended approval with conditions by a
vote of to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual) and a waiver of the Building
Orientation and Secondary Mass requirements of the Residential Design Standards with the
following conditions:
1. Amend the design as needed to comply with restrictions on development outside of the
Building Envelope.
2. Amend the design to comply with the 2,975 square foot FAR limit.
3. A development application for a Final Development Plan shall be submitted within one
(1) year of October 12, 2011, the date of approval of a Conceptual Development Plan.
Failure to file such an application within this time period shall render null and void the
approval of the Conceptual Development Plan. The Historic Preservation Commission
may, at its sole discretion and for good cause shown, grant a one -time extension of the
expiration date for a Conceptual Development Plan approval for up to six (6) months
provided a written request for extension is received no less than thirty (30) days prior to
the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of October,
2011.
Ann Mullins, Vice -Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
1102 Waters Avenue
HPC Resolution # , Series of 2011
Page 2 of 2
Al
N41
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
1102 Waters Ave. — Conceptual Development, Residential Design
Standards Variances, Public Hearing
Public Notice — Exhibit I
Amy said we have seen two work sessions on this project which is the
development of the vacant lot which was created last October on Waters
Ave. This is an R -15 zoned lot and it is undersized for the zone district but
others on the street are as well. It contains a 1967 ski home that was
designed by Fritz Benedict and the intention was that this would be
replicated around the country. The same family has owned this since the
construction of the Benedict home. During the lot split it was a voluntary
designation and there were negotiations and agreements as to where
development could occur on lot 2. There was also a building envelope
created and significant exceptions for setbacks both from the street side and
top of slope to create a long pad that a proposed new single family house or
duplex could be placed on. They are allowed one curb cut, one driveway
and this is to reduce pedestrian and vehicular conflicts and Engineering is
not making exceptions. Their proposal has two curb cuts. The applicant can
go to the Board of Adjustment and they would need a recommendation from
HPC or they can go down to one curb cut. This has to be resolved before
conceptual is granted.
Amy explained that conceptual focused on height, scale and massing. The
property is allowed 2,975 square feet of FAR as the maximum. It is a
duplex and the applicant wants identical programming and space in the
building and that in a way is driving the massing. We suggested other
Benedict buildings which show one massive roof form covering the program
of the house. Staff feels this project needs to reflect a little more of that.
There needs to be more influence taken from the Benedict buildings. It is
wonderful that they volunteered designation but it does need to be a
successful preservation project with the relationship between the two
buildings. We feel the new structure overwhelms the historic structure. On
the driveway topic staff is ambivalent if it helps the proposal to have two
separated driveways. We don't have a strong feeling about that from a
design respective. We would like to know what the HPC thinks.
There are several residential design standards that you would have to make
exceptions for if you were to approve the proposed design. The building is
to be oriented square to the street but here they have a curved road. We
7
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
would also need a variance for secondary mass. All new houses are required
to have at least 10% of their mass in a totally detached structure and they are
not proposing that which is understandable given the constraints of the site.
It is an important standard and it was meant to break the buildings down into
accessory and primary forms. Garages will be set back ten feet further from
the street and the front most wall of the house and they are actually in front
of the front most wall. That clearly needs a variance. On one of the units
we were concerned about the street oriented entrance that the door isn't
square to the street but that is difficult with the bend of the street. On the
inflection they are required to only be one story tall and that doesn't seem to
be the case but that can be met with some tweaking. Staff recommends
continuation.
Doug Ragar, architect
Doug said he went through the residential design standards. The south
duplex is parallel to the street and the north unit bends in response to the
curve of the street. If it is important to the board we can tweak the north
duplex a little tighter. I was confused with the secondary mass which seems
to be more of a consideration in a more historic neighborhood. It is not what
you would see on Waters Ave. With the constrained envelope it is difficult
to pull things apart. We are trying to use every inch of allowable envelope
that we have. The parking garage and car port is a critical variance request.
The garage is being pulled forward and the Paterson house next door has
their garage forward and this somewhat repeats the pattern that has started at
the curve. It is the only way for garages to work on this site. We feel the
garages work well on the ends.
Doug said on the curb cut we could trade the curb cut "right" at the historic
house for the curb cut on the duplex lot. I don't know how the Board of
Adjustment would feel about that. The uniqueness of the parcel is that there
would never been any more than two curb cuts. Our goal would be to have a
recommendation from the HPC in support of the two curb cuts. The fourth
variance on the river side we put windows that match or are similar to the
river side windows of the historic house. We were trying to repeat the
element of the historic house. I think a variance is required.
Amy pointed out that no variance is needed; it is only on the street facing
side that a variance would be needed.
8
F2
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Doug addressed the materials. The materials are wood shingles and the roof
porches are similar to the historic house. We break down the element so that
there is a relationship but not a copy of the historic house. The new duplex
is comfortable with the historic house. Doing something more like the
Benedict photographs would be more overwhelming to the historic resource
than our solution of breaking it down.
Comments:
Jay said the most important things HPC needs to do tonight is make a
recommendation to the Board of Adjustment. I am a confirmed believer
until we have that decision we do not have enough information in front of us
to make a recommendation on the project. There is the likelihood that the
project will change. We need to know if you are allowed to have two
garages because they are important to your program.
Sarah said in the recommendation we need to tie into our guidelines whether
we would be willing to give any variances because some relate directly to
the garages. We need to look at the project like there is approval of the
curb cuts.
Chairperson, Sarah Broughton opened the public hearing.
Janice Nark: I look directly at the historic house. Is anything going to be
done to the historic property? Doug said no alternations will occur on the
historic house.
Amy disclosed that two e -mails came in. One from Iva Green at 1109 East
Waters who is concerned about which side of the street cars will land on
during construction. Norman Gabrick is concerned about the lack of any
setback on the front.
Sarah closed the public hearing.
The board discussed and asked for clarifications on the elevations.
Scott Geary said they struggled with the garages and we have tried to break
it up so that it doesn't overwhelm the historic house.
Doug Throm, neighbor commented having the garages keeps the cars off the
street.
9
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
Requested variances:
1. Site design and orientation to the street
2. Secondary mass
3. Ten foot garage setback from the front door wall
4. Materials
Jay said he is in favor of the variance and there is no other way to do the
design. The secondary mass accomplished the goals from the work session
by bringing the mass to the center of the structure. Jay said he has no issues
with the garages or materials and the two driveways and curb cuts are
recommended.
Jason said he has no issue with the orientation. On the secondary mass if
one of the two gables were lowered it would help the inflection. The garage
setback and entrance door are OK. Drop the height adjacent to the historic
building. Because there aren't any curb cuts in that area maybe Engineering
won't require them.
Nora said she appreciates the work the applicant has done on the project. It
seems that the duplex overwhelms the landmark. There is a lot of program
on the lot and I would not support variances. There needs to be some re-
working of the mass and scale in relationship to the Benedict house to
comply with guidelines 11.3 and 11.4, 11.5 and 6.
Jamie said she is in favor of the curb cuts and is in favor of the garages on
both sides because it lowers the mass. Having the garages forward in front
of the house is not an issue. The north building represents the relationship to
the historic house. When you come back we need to see the elevations
without the vegetation in 3D.
Brian said with the orientation of the house I have no problem with granting
the variances. I am not in favor of giving an FAR bonus for the basement
light wells on the new house. Amy pointed out that the basement light wells
would have to be noticed for final if they decide to include them. The curb
cuts are OK due to the proposed development.
Sarah thanked the applicant for putting the time in the project. Two curb
cuts are OK given the context of the neighborhood and context of the
historic house. I am in favor of the variance and they are appropriate. In
10
RR
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES AUGUST 10, 2011
that neighborhood there are variances on all the houses. Guideline 11.5 and
11.6 are complied with. The perspectives helped understand the project. I
wish it was simpler but I understand what you are up against. I am not in
favor of issuing a FAR bonus for light wells.
Jason agreed that no bonus should be issued for light wells.
Sarah pointed out that the bonus on the project was the approval for the lot
split.
MOTION: Jay moved to recommend to the Board of Adjustment two curbs
cuts on lot two; second by Sarah. Motion carried 4 -1.
Jason voted no because he felt the paving should be permeable and that was
not in the motion.
MOTION: Jamie moved to continue conceptual development and the public
hearing on 1102 Waters Ave. to Oct. 12` 1 second by Brian. All in favor,
motion carried.
Meeting adjourned at 7:45
Kathleen J. Strickland, Chief Deputy Clerk
11
•
•
`\
1, KA
1
Li 719.221.3232
Monday, October 3, 2011
Attn: Amy Guthrie
Historic Preservation - City of Aspen
RE: Historic Preservation Conceptual Review October 12 Tom Thumb Condominum Partial
Renovation
Dear City of Aspen,
Attached are revised elevations and contextural studies. Please view these pdf's on a
computer if possible. I will also be happy to share the sketch -up model with any
commissioners before the 12th should it be requested. We have reduced the height to 33'
along Hyman and Mill. The roof of the structure is stepped down at the existing plaza in order
to remain at most 36' above the various plaza levels adjacent to the structure (and to cast a
stepped shadow into the plaza.) The building is in proportion in both scale and massing, as
can be seen in the elevation studies, even though there are about 4 individual 3 -4 story
structures which now exist near by but have not been updated on the sketch up model. The
approach perception study shows the corner defining qualities of the building, some of the
architectural design techniques we are exploring, as well as the building's respectful
relationship to the Wheeler across the street. There is also a rendering depicting the
reflections of the surrounding context in the glazing. Calculations for; FAR, net leasible,
public amenity, parking requriements, and affordable housing remain the same as the
previous submittal. I would respectfully request that any new members on the commission
review the previous two submittals in order to become familiar with the process to date
along with our intentions behind the design. I look forward to discussing the project with the
commission. Please feel free to contact me with any questions.
Sincerely,
Paul Irwin, PE
Ripple Design Studio
Ripple Design Studio - 1219 Harrison Ave. Leadville, CO 80461 - ripple@rockymountains.net
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