HomeMy WebLinkAboutagenda.hpc.20120627 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
JUNE 27, 2012 — 5:00 P.M.
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE VISITS- PLEASE VISIT ALL SITES ON YOUR OWN
INTRODUCTION (10 minutes)
A. Roll call
B. Approval of minutes — June 13, 2012
C. Public Comments
D. Commission member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring •
G. Staff-comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
OL'I BUSINESS
A. None
NEW BUSINESS (Next Resolution will be #15)
A. 420 E. Hyman Avenue, Conceptual Major Development and.
Conceptual Commercial Design Review, Demolition, Special Review-
CONTINUE PUBLIC HEARING TO JULY 25TH
B. 204 S. Galena Street, Conceptual Major Development and Conceptual
Commercial Design Review, Demolition (1 hour, 10 minutes)
WORKSESSIONS
A. 233 W. Hallam (30 minutes)
INFORMATION
A. Rooftop decks
ADJOURN 6:50 p.m:
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 204 S. Galena Street- Conceptual Major Development, Conceptual Commercial
Design, Demolition, Public Hearing
DATE: June 27, 2012
SUMMARY:204 S. Galena Street is a 9,030 square foot lot that currently contains a one story
commercial building (constructed in 1992 and occupied by Gap) and a surface parking area. The
property is located in the Commercial Core Historic District. The proposal before HPC is
complete demolition of the existing structure and replacement with a new commercial building
that occupies the full lot on the ground level, and a portion of the second level. ..
The application does not require any variances and is below the maximum square footage and
height allowed on the site
STAFF RECOMMENDATION: Staff recommends restudy of the west facade, ground level in
order to be consistent with the character of the historic district as expressed in the design guidelines.
In addition, the applicant must confirm that the project does not construct any new net leasable
space, which would generate on-site affordable housing and parking requirements.
APPLICANT: 204 S. Galena LLC, contract purchaser of the property, represented by Charles
Cunniffe Architects.
PARCEL ID: 2737-073-40-001.
ADDRESS: 204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of Aspen.
ZONING: CC, Commercial Core, Historic District Overlay.
CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW
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
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with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a. Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to,by the applicant.
Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a
proposal. The design guidelines for conceptual review of a new building in the downtown
historic district are all located within the "Commercial, Lodging and Historic District Design
Objectives." The relevant guidelines are attached as "Exhibit A."
The existing building has a footprint of approximately 6,000 square feet and is occupied by a
single tenant, The Gap, who uses all of the ground floor and the basement. There is parking on
the lot, along the east side of the structure.
The proposed replacement building will cover the entire site, with five relatively small.retail
spaces on the ground floor and one space on the upper floor.
Staff finds that the placement and massing of the building complies with the design guidelines.
The guidelines emphasize the importance of locating storefronts directly against the sidewalk.
The building has a slight chamfer at the street and alley corners. The storefront height and upper
floor height are similar to the historic structures in the area. The building does not intrude into
the Courthouse viewplane, which projects from Main Street towards Aspen Mountain. The
proposal meets the minimum requirement for trash/utility/recycling area along the alley.
The project results in the appropriate removal of a.surface parking area along the Hopkins
Avenue streetscape. The applicant has the right to pay a cash-in-lieu fee of$30,000 per parking
space to reclaim this area for commercial use.
In general, staff is supportive of the project. While a full second and third floor could be added
in the future, the structure that is currently proposed will read as one story, which is a rarity in the
downtown and adds variety to the neighborhood.
There are a few aspects of the project that should be discussed by HPC. First, all downtown
properties are required to provide a certain amount of public amenity space on their site, or
request approval to pay a cash in lieu fee. Generally, on-site public amenity is in the form of
some sort of usable open space. There are some locations where on-site open space is
appropriate and some locations where creating an alignment with adjacent buildings is more
important. Because the proposed structure is primarily one story, staff believes that the building
should not be setback at"all from the sidewalk. Staff has suggested that the applicant consider
providing public amenity on the second floor, as a deck that could be accessed by the general
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public or used by a restaurant tenant. The applicant may choose to create such a deck in the
future, but does not wish to be required to do so, and is requesting approval to pay a cash-in-lieu
fee. The criteria are:
Provision of public amenity. The Planning and Zoning Commission or Historic Preservation
Commission, pursuant to the review procedures and criteria of Chapter 26.412, Commercial
Design Review, shall determine the appropriate method or combination of methods for providing
this required amenity. One (1) or more of the following methods may be used such that the
standard is reached.
1. On-site provision of public amenity. A portion of the parcel designed in a manner
meeting Subsection 26.575.030.F., Design and operational standards for on-site public
amenity.
2. Off-site provision of public amenity. Proposed public amenities and improvements to the
pedestrian environment within proximity of the development site may be approved by the
Planning and Zoning Commission, pursuant to Chapter 26.412, Commercial Design
Review. These may be improvements to private property, public property or public
rights-of-way. An easement providing public access over an existing public amenity
space for which no easement exists may be accepted if such easement provides permanent
public access and is acceptable to the City Attorney. Off-site improvements shall equal
or exceed the value of an otherwise required cash-in-lieu payment and be consistent with
any public infrastructure or capital,improvement plan for that area.
3. Cash-in-lieu provision. The City Council, upon a recommendation from the Planning and
'Zoning Commission or the Historic Preservation Commission, as applicable, may accept
a cash-in-lieu payment for any portion of required public amenity not otherwise
•
physically provided, according to the procedures and limitations of Subsection
26.575.030.E, Cash-in-lieu payment.
4. Alternative method. The Commission, pursuant to Chapter 26.412, Commercial Design
Review, may accept any method of providing public amenity not otherwise described
herein if the Commission finds that such method equals or exceeds the value, which may
be nonmonetary community value, of an otherwise required cash-in-lieu payment.
Staff recommends that HPC endorse cash-in-lieu payment.
The second topic that Staff recommends for discussion is a restudy of the cornice line on the west
façade. The guidelines suggest that modulation of a façade occur in a way that reflects the 30' lot
widths that run from east to west (i.e. along Hopkins Avenue.) Since the west façade is the long
side of the block, it may be most appropriate to have limited, or no modulation along the cornice.
The proposal includes a 2-4' step in the cornice line approximately every 20.' Historically,
Aspen's downtown buildings have a pattern of strong, uniform horizontal cornice lines defining
each structure, as seen in the image of Hyman Avenue, shown below.
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The only historic example of an irregular cornice line that staff has been able to identify is the
Cowenhoven building, seen below, where the cornice dips very slightly between stone piers on
the facade.
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Staff recommends that the west façade be restudied to be more consistent with guidelines 6.29
and 6.30.
An additional concern causes staff to recommend that the project be continued to a future
meeting. As discussed above, the current tenant on this property uses the basement as part of
their business (for storage), making the space "net leasable area." Affordable housing
requirements are directly related to net leasable. The application suggests that the basement in
the new building will be a 9,000 square foot mechanical room(exempt from net leasable) and the
credit for the basement space will be re-assigned to the expansion of the building onto the
parking area and upper floor. Community Development has informed the applicant that the size
of the.mechanical room appears to be unreasonable for the functional needs of the building. As
designed it appears that the project creates new net leasable space which would trigger on-site
affordable housing and parking requirements, affecting the design of the project. No plan has
been submitted to appropriately address this issue, therefore HPC cannot issue Conceptual
approval at this time.
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DEMOLITION
The existing building is to be demolished. Because it is located in a historic district, HPC must
grant Demolition approval.
It is the intent of the historic preservation ordinance to preserve the historic and architectural
resources that have demonstrated significance to the community. Consequently no demolition of
properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be
allowed unless approved by the HPC in accordance with the standards set forth in this Section.
The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a. The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in Aspen
or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish; all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic district in
which it is located and
b. The loss of the building, structure or object would not adversely affect the integrity of
the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
Staff Response: Staff supports demolition of this non-contributing structure finding that no
documentation exists to support or demonstrate that the propert y has historic, architectural,
archaeological, engineering or cultural significance.
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.
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RECOMMENDATION: Staff recommends that HPC continue the application for restudy of
the cornice line on the west facade, ground floor. In addition, the applicant must appropriately
address the net leasable area of the project.
Exhibits:
A. Relevant Guidelines
B. Application
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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 heartofAspen 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.)
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The Commercial Core Zone District is located at the core of Downtown Aspen.
Commercial,Lodging and Historic District °:1 page 91
Design objectives and Guidelines. ,
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Commercial Core Historic District City of Aspen
1 1=4. t Street Pattern
_ k As the historic core of the city, its current urban
� ' ` form reflects these origins. It is a grid of streets
> 4x,4
i lgned to the north. Rectngular street blocks of; °,I r ,: 270 ft.by 220 ft.with long axes and rear alleyways
; y §E are oriented east west,and subdivided into 30 by
s ; ' E a '� '' z b 100 ft.lots.Buildings generally occupy the full lot 4 width within the core area and span the full depth
�Y {' �n , xr ; . from street frontage to rear alley.
„' " k °= i This arrangement still anchors the historical urban
; , f form of the city, despite some recent departures
•s. ' x� from the traditional hard street edge. The van as
s ,`F , 1 of building forms & scales is influenced in areas
f by previous site-based open space requirements.
7 The traditional lot widths continue to define the
.4 k majority of the buildings in this area,either in total
.. .' ' - '‘.-:':'''''' 111''''''';' F
°� width or, where lots have been amalgamated, in
their architectural composition, articulation and
'L ,x b fenestration pattern. This ensures that the city
center is still appreciated for its essential human
}i 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.
Thin area includes the varied range o buildings
dating from the city's early history an d 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.
page 921 Commercial,Lodging His and d Guidelines stct
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City of Aspen • Commercial Core Historic District
Storefront context
a . 4
Most buildings have features associated with ,, rt- ' a31
traditional commercial designs. Ground level i".,„!,-.7,1,,,,:, ;,,,,i,;',.. " " . , '!'� , ;
floors of the buildings are oriented to pedestrian "' it , E �� r,„
views,with large display windows highlighting �, rl=` , + � �^
the goods and services offered for sale inside. .` �r : " ^"" *'
Recessed entries are also typical. A horizontal �$a , ' i : �' �' *_ ry
band of molding usually separates the ground , � 2 +� � # 1:� , °ter
floor from upper portions of the façade and the n +f; , yi��� t ,, \''..-,1,", r w i��
parapet is capped with a decorative cornice. �' s ' `> ,1y , t £?.` � '
These elements combined to establish a horizontal ,1tc ,F,-+
emphasis along the street. t g ; - r'
Fenestration on upper floors is predominantly y ; 1,. .17 R� . El+ '` }. j 'C.
,��tL'�._ ey LR � � � 6 r� p v 9
solid and void'hole in the wall'form and vertical / ti °,kl °' ,fa { i g t 1 z
in proportion, reflecting classical architectural �t�ta k `�, ! �1 `I ��`
proportions.There are,however,departures from
this pattern which contribute to the rich diversity , -""
of the street. 1�i :t " , ‘2.-.......-„,,. �:_ ,i�.:< N����� : °.
A hard street wall as seen along the walking mall downtown is a
Outdoor Spaces characteristic throughout Character Area 1.
There are also instances of small scale spaces
created by the set back of building facades. �' , r is .- '
They are, however, the exception to the historic 1f .:41.„,14%C.,3:,..,.Il _'
alignment of building fronts.Where these are used ' y , 1.,r5 pit,A::.....,-,,,,
for outdoor dining they provide attractive public k .V '! 7,10,,,,i t' t r_.,,,,,,,:..,,
,
gathering spaces and street vitality.The intent is �, µ� _ t . µ , , ,,
to maintain the strong definition of the street wall . ' t 7
3
in this area,and therefore creating further breaks lr _ �,�{, �� ,_ 3�c `1
in the street wall should be minimized. -w '
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,, '' .'. •••.''.. .‘',":.• ' ' .•., .‘':•S,,,':%-t,I•c, '',:l , 1,--.!%,:-...,,
The resulting character is both intimate and 'f' `
stimulating, and in keeping with the variety ' ;' .,t f '.
and harmony unique to Aspen. There have been '' " , =, 1_
departures from the hard street edge, where -.4, °ii �
more recent development has stepped back , ` I _ 1 , l . <
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. a , '
> d t �- r,-f'' ; , fit`_ ,,, ':
frontage and public sidewalk and the sense of ,, 1 _4 #a
street façade definition, with adverse effects on - ` �- ; t`_ £ �` `
street vitality and the urban character within
downtown Aspen. Victorian storefronts anchor the Commercial Core and define
p the key characteristics of building height,mass,articulation and
materials,
Commercial,Lodging and Historic District c > page 93
Design Objectives and Guidelines,
P11
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 building. 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.
page 94 Commercial;'Lod ging and Historic District
G
Design Objectives.and Guidelines
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City of Aspen Commercial Core Historic District
Conceptual Review Design Guidelines
The following design guidelines shal.l apply at the conceptual review stage
Street &Alley Systems .
The street pattern is essential 'infrastructure' ,
for the character of the district. The north/ f r
south orientation of the streets accentuates Yt
the relationship of the City with its dramatic ti x r
landscape setting. k 0111V4, r
littr The circulation pattern provided by the network '' , :„ 4z
of streets, alleys and courts should be retained to = =f' `r •°.�f
e- bz
ensure maximum public access. It should not be Ey. r,„
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enclosed by gating and it should not be spanned s
by development above. Wherever possible `�� " F` � ` ��
pedestrian access to alleys should be enhanced. "``' ' ';;,��
The creation of additional public walkways to • t4 ,,.
rear alleys and other public spaces enhances the
interest of the city center. The network of streets,alleys and existing pedestrian passageways
enhances access in the downtown.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side,to the rear and also
to the interior of development sites. Improved _
access also creates opportunities for additional-
commercial space, which is to be encouraged.
Street Grid
The original arrangement of parcels significantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system, and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky. •
Commercial,Lodging and Historic District u1 page 95
Design Objectives and Guidelines
P13
Commercial Core Historic District City of Aspen
,, _ " 1 Internal Walkways
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4 p 6.2 Public walkways and through courts,
s k when appropriate,should be designed to create
_` �r , access to additional commercial space and
,�, 3A. ,r frontage, within the walkway and/or to the rear
Ve" i ^ :'�: of the site
43Wi" 4, ,iY,kA'' ' S{�,.::441..,`:a i,
{ ,• '''.'t t ,r See also Public Amenity Space design
k$
`ti guidelines.
*e
`'''`� i S V T P tx'W t 6,73eF r Alleys
, M 4, ✓r 4: {. 4� 4`000`4 b�'�� ::S s _
.. x »r,. ..n .. ,� � . Historically, alleyscapes were simple and
Maintain the established town grid in all projects. utilitarian in character,with a variety of materials
and building scales. Many structures had
additions that were subordinate to the main
building, stepping down in scale at the alley.
Others had loading docks, stairs and balconies
that contributed to the human scale. This
traditional character should be maintained,
while accommodating compatible new uses.The
continued development of visual interest in these
alleys is encouraged.Greater variety in forms and
materials is also appropriate here.
6.3 Develop an alley façade to create visual
interest.
o Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale. .
, o Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
• should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
page 96 Commercial,Lodging and Historic District.
� -;` Design Objectives and Guidelines
P14
City of Aspen Commercial Core Historic District
Parking
The character of the Commercial Core Historic
District is one which is primarily appreciated
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore P
� F• '!liar
the visual impact of parking should in all cases �;
be minimized. Parking should be structured or =i tfi` - '-'
placed underground where the scale and setting d�s `- .�
of the site affords this opportunity. Where a �' 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. .
o The exposure of auto entry areas should be
minimized. ,.:
6.5 Structured parking access should not �
have a negative impact on the character of the
street.The access shall be: :9,04
o Located on an alley or secondary street if 3t,9 -4!.' t
necessary. _• Designed with the same attention to detail
and materials as the primary building
facade. Parking access located on an alley and integrated into the building
design.
• Integrated into the building design.
•
Commercial,Lodging and Historic District b"°-', page 97
Design Objectives and Guidelines •
P15
Commercial Core Historic District City of Aspen
Public Amenity Space In every case Public Amenity Space should be
well defined and carefully designed. The design
On site and communal open space has been a
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 a Create an active and interesting streetvitality
vacant.In more recent years,outdoor spaces were through the promotion of public gathering
built that sometimes eroded the character of the space.
street edge.These conditions are not precedents ° Maintain a well-defined street edge and
for future development. While some open space street corner to ensure that such public space
may occur, it should be subordinate to the creates an accent within the street façade.
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
or building
frontage should be an accent within, and
° Create a well defined,localized public space
exception to, an otherwise well defined street
façade. 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, a 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
n ° ,K. � ensure that it is permanently open to the
a w a r 4 a^d s
.� � ,��r �,. .�M� � � � public and provides interest in the form of a
ae �, r,F ,� ?? , `. �" i ) scenic or other interpretive marker for the life
s 4 �� - �, of its service as a public amenity space.
'1, 'II"'h;-fit'-` � .,,�, '` " ° Achieve second floor patio space that
.. provides access to affordable commercial
tt �.k i uses. ,
"`a� ‘ f it� +k i r � } �
_ II ' The Downtown Enhancement and Pedestrian Plan
�' # * 41 =;,1 , should serve as an additional reference.•
x.'} fir; :am.�
a -
Where open space within a parcel is appropriate,develop an amenity
that can be experienced by the general public.
•
page gg \ Commercial,Lodging and Historic District
Design Objectives and Guidelines
P16 i
City of Aspen Commercial Core Historic District
iiv .s � ,Public Amenity Space Types 4 l P.. �: ,�` r ,�Public amenity space is a requirement in the .4 r *Y` 1�� ;
' y
Commercial Core. In this area, particular types x;..
of public amenity space would be in character ;,; ,� ,�" t- �� '
with the urban form of the Commercial Core area. �� „�,�' 47,0:,.,,,„1 4 � � �
These include: ►. � r�+ �11 it.4'
a �, �:
o Street facing amenity space . aaw{ .l ,
• Mid-block walkway amenity space 1
o Alley side amenity space 4 ,� ,..4..-: : r
O Second level amenity space ' t i y _ � - *AO' '
�� r S
S3Y�
Front yard amenity space `"'
Guidelines for the location and design of each of ' : ; F,{ ,,' ,.
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.
si
K'' ., 3v Bpi? �a -.
‘z.:,,,';'.- (5 Sam i .� .:•
i�c 4 1% s ' rev+— a•
��3 ? e%%[ 5,' ate# �` .
p
Thewalkingmall in Downtown Aspen provides substantial public
amenityspaceforthebuildingslocated there,and thereforecreating
breaks in the block facade within this area to provide more street
facing public amenity space should be carefully considered.
Commercial,Lodging and Historic District G � page 99
Design Objectives and Guidelines
P17
Commercial Core Historic District City of Aspen
Street Facing Amenity Space
r --�_. t A street facing amenity space, usually located
1 ', ;.1 towards the middle of a block, maybe considered.
i 1 { However, within the heart of the district, where
the greatest concentration of historic storefronts
t i g
! 1 I ',�r - 1 .! b align, creating new gaps in the street wall is
` .:_ 1r 1 _ __ 1,----- -' '_' discouraged. Providing space on sites that are
w R �! located in the outer edges of the district,especially
.� i`ffji r—f - 11 ' along the southern edge is more appropriate1 'F--•i - - 6.6 A street facing amenity space shall meet
all of the following requirements:
O 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. 0 Be open to the sky
• Be directly accessible to the public
4 j€ < r a t ,` a; X44Y...,4(3R z� , ,y
� o Be paved or otherwise landscaped
4 � E N { iy4
, JA
3 p S r y.y 4.. ., ! k , f'
6.7 A street-facing public amenity space shall
.mss ,wii,N , ,? remain subordinate to the line of building
.. z {-� . .,' `: fronts in the Commercial Core.
{ Any public amenity space positioned at the
t , R ; 4, street edge shall respect the character of the
Wit ; streetscape and ensure that street corners are
4 4 well defined, with buildings placed at the
`� y . • ;,.,:.:!'-,•--"- /F j '' sidewalk edge.
Wk o Sunken spaces, which are associated with
r r
4 r
_ some past developments, adversely affect
ri
the street character. Where feasible, these
t , ' should be replaced with sidewalk level
+,. improvements.
r�F
•: s.,"" w . .� -.' 6.8 Street•facing amenity space shall contain
,./ .� - = features to promote and enhance its use. These
FR may include one or more of the following:
Street facing amenity space should contain public art and other • Street furniture
amenities to promote its use.
• • Public art
• Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guidelines 6.8,will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
page 100 4.,r 1 Commercial,Lodging and Historic District.
:,s Design Objectives and Guidelines
P18
City of Aspen Commercial Core Historic District
Mid-Block Walkway Amenity Space � : ° , _ r
New buildings on sites occupying more than r, .' „' _ . p
one traditional lot width may provide a mid- ,� „,,,l'.11,°h , +b; ,r
ire's� `
block walkway or through court within a single 3 ? r ; ' ” pit . ,
development or between two developments. ,, �r�' t4, t ,_f a f j'
This type of space shall be an extension of and a '„,,,; kb ? ,�complement to the street and public circulation � {
network within the center of the city. See also T j, ,`� 'ry
Street&Alley System design guidelines. s"' " `,# F;t q
P
Y j y F '` ��
The Commercial Core is highly regarded fors '
its pedestrian character and 'walkability'. The �*, ! � ,I�
opportunities created by the extension and ; iii,l.
enhancement of the public circulation network x ,,- `' "' ' as .,
has distinct urban benefits and is encouraged. ,,. y
Typically only one such space would occur along °; y ‘ '
a single block face. e
viii ,,, x i
This form of Public Amenity Space should be t -..-.., ,,':',..--r.,,,-7',1,?'t
a consideration on larger development sites ,'f =' e „ " �Fti� ,.i ,� a w
within the city. It links the potential of additional i �
commercial frontage and access, with human Y ,t. , ;
scale space and circulation, enriching the a
public experience. Situated along the edge of a
development site,it should extend to link with the A mid-block passage may link through a property to provide access
rear alley. Adjacent to a residential type historic to uses along the side of a building or to businesses on an alley.
building it can provide a respectful break and a .,
Space between the two. V, /�
6.9 Mid-block walkways shall remain -:::',.,-^,-,'‘',.),. `, ri
y �V�I►!�1 z�
subordinate in scale to traditional lot widths. r } ' it"" W � z ,
o Mid-block public walkways shallbebetween s , � a � '' ` 4
8 ft. and 10 ft. in width.
a� 5 .';Z:.:,-.:7,t,:: ae' 44 t� d -� =1
6.10 A mid-block walkway should provide -- '_ fY ,,� r -
public access to the following: '$ 4 .
o Additional commercial space and frontage , . - ,,
within the walkway
o Uses located at the rear of the property
is
.E {'
` f" x
r
A passageway may be considered as Amenity Space when
it remains subordinate to the continuity Public of the A block face.It should
be designed to visually appealing and to provide access to active
uses.
Commercial,Lodging'and Historic District , page 101
.-
Design Objectives and Guidelines ;7
1
P19
Commercial Core Historic District City of Aspen
--` \�---- Alley Side Amenity Space
~.,-"`"-- , 3, _---to--; P.ublic amenity space may be located to the rear
"`— of the site in association with the alleyway. Such
-- - '�-,� r a space shall provide access to commercial uses
m
at the street or second floor level. Public amenity
: '- _„
� space may also be located at the corner of an alley
_.,,,,., `-=s.� --1 N and a street. Such spaces should be designed
-'",- "` ! - to enhance the use of alleys for supporting
,-"a!,44;,--,::':.;.!..:,...r7 3 =�''- commercial uses.
6.11 An alley side amenity space shall be
3 designed to have these characteristics:
Gam" -^' '` o Direct public access to commercial space at
street or second floor levels
Public amenity space located at an alley should generally be south o Maximize solar access to the alley side
facing to maximize solar access for the space and provide access to
commercial space that may be located there. amenity space
o Enhance of the attractiveness and use of the
rear alley
o Minimize the adverse impacts of adjacent
service and parking areas
•
page 102 d-� Commercial;Lodging and Historic District• ._ .
Design Objectives and Guidelines
P20 s
City of Aspen Commercial Core Historic District
Second Level Amenity Space
An outdoor patio space on a second floor,which '
is directly accessible to the general public, will
be considered as a form of public amenity space
when it is compatible with the historic context
- y q ems ,
and is clearly inviting for public use. This will
t1 ;
be most successful in association with outdoor r ., rC
dining space. In this respect it may be favorably i 1 I
considered within sites affected by mountain ,,_ I i .[ r H''
Y _ _.• � I 9 P_ ;
view planes.
6.12 Second level amenity space should be Second level space shall be accessible from a public space such as
compatible with the character of the historic a sidewalk or street facing amenity space. •
district.
o It shall remain visually subordinate to any
historic resource on the property. r` E
O If located on a historic property, it may not - , � ,= = ' •
alter the appearance of the resource as seen - ' -''``'�-` ; ' _'
from the street. ..
6.13 A second floor amenity space should meet ,,,�
all of the following criteria: ,
O Ensure consistent public access `` ,..�
Be dedicated for public use
e p
o Provide a public overlook and/or an `'Y
interpretive marker
Outdoor private space shall be demarcated from the public amenity
o Be identified by a marker at street level space.
6.14 Second level space should be oriented to 5 t ;; ' -' ,i
ti
Y
maximize solar access and mountain views, or `�' '?U`,, ' ' ; '
views of historic landmarks. %:,;--:„, ''' P'il_sa H 1 _
r„ i
6.15 Second level space should provide public •` `'\q
access by way of a visible and attractive public 1' , , , , ,
stair or elevator from a public street, alley, or ri ,l.
street level amenity space. .
r Si ,
A:
-�--err..'7r,�,,,6.,l
---- ,.. ::-.7-:-,1 7'1';"1 A ',-2:',,:: ' ...-- . ---;
u,£
,.:,..?,,,,..:_;,.•-:::::‘,.;:::::, 1 3. ,
��tt 6
,
Second level public amenity space shall provide
permanent public access from the street.
Commercial,Lodging and Historic District ed�-� page 103
)Design Objectives and Guidelines
■
•
•
•
)P21
•
Cominercial Core Historic District City of Aspen
k a 4 Front Yard Amenity Space
¢ Certain areas within the Commercial Core retain a
distinct historicresidential character.This is often
,,, 4 '1 n ��? 71
defined by a landscaped front yard and side yard
Mk A , �A �_�42.4v4.4-,_,:,, ''g am � ; setback. To maintain and enhance this tradition
�' z in certain areas,a landscaped front yard amenity
1 g ,,� k, space may be considered.•
RF
....,, ki:f.r.34..,.:.,,,,;4,,....-:-,:,', ' , ,,,'
E t k` t ? k ' 6.16 Second level dining may be considered.
° • If the use changes, the space must remain
.,A Vii" 4,� ,,% a � accessible to the public, so long as it is to
, . ' .'� +4��� ..: be considered meeting the public amenity
Certain areas within the commercial core are iden tifi ed 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
®' a �fp�' story residential type building.
ra gii: MN =Ince• VIP El Y all
• ISM . II"
Building Placement
Oil
E.
Hyma n Ave. Street Corners
N Street corners are important elements in the
a a a 0 i so street block and in the framing of many of the
►� - ff views which characterize the Commercial Core.
.I
Many buildings on corner lots exhibit special
features that add accents. Corner entrances and
This figure ground study illustrates the alignment and amount of
open space along the street edge during the year 1904. storefront windows that extend along intersecting
street façades are examples. These elements are
® appropriate in many corner lot locations and
a ii .� should be encouraged.Here the buildings should
11111 ' confirm the pattern of a strongly defined building
wall at the street edge. Building façades should
be oriented parallel to the street, with variation
the N'M1<d■op<.,Heu: E.Hyman Ave. ['Mach,mm? p
in front wall setbacks kept to a minimum. Any
' departure from the street wall, for well defined
and designed public dining space, should occur
r as an accent within the street block, not the
predominant pattern.
The same blocks in
space has eroded the bu�ding owalll along the nsteet. use of open Exceptions for street dining might be considered,
. in the outer southern edge of the Commercial
Core. These sites often serve as focal points for
. public activity and therefore sitting areas and
other gathering spots are appropriate in the outer
edges of the district.
page 104 4 Commercial,Lodging and Historic District
( Design Objectives and Guidelines
P22 •
City of Aspen Commercial Core Historic District
Building Setbacks �� �� I f� ' :-. � �
The Commercial Core has a strop and relatively ` ` x .i#'444k1-1'n''''' . tA�4 -1
x- & a z; � }� �y � gar
consistent street facade line. Corner buildings, �,, �a ;� ' � `
often of late 19th/early 20th century form,anchor � -�4, , ,,P { : #`` �'R � r�i ,.r v 'tM` `
the street block in many instances. Within the ., k i j; � * 14,, . �:
street façade however there are some departures ' ,; i; I ° r l.c r r''{ a :--
from this where small areas of open space provide I �ai is � ; r ��
individual street dining experiences. max. • iJ , f, L Li' i t sc'47, I �„,i
F 'E"'.aS' -`" 6 4# .mss
Setbacks within the central commercial area ' ' . 1' i','44,1''' . .• .1- r
should reinforce the objective of maintaining 10 „n4,
and enhancing the special urban and traditional "k''
character of the strong urban edge of the street
façade 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 ., ; •F,. ° 4.� ,.
city. These should however remain as an accent . :' $11i,' - \
within the street facade. l' '. ',' '',
a
Side setbacks provide the opportunity to create or
li'-", '�5.,�,, � . I � �--�.:
enhance public passageways or through courts to y t �,I �_ - - °� - `
the rear alley, with the advantages of improved n r ;'4.-':- -'''5'"' " hg, ` � :.
public permeability, access and additional . E i ° s
commercial frontage. See also Street&Circulation " t
6 7
Pattern design guidelines. Rear setbacks create Y ,- - _ 12'4 % .
the opportunity to achieve more creative and ‘, ` , V j
attractive commercial and public space to the rear '"°: .R i •. ,, s 4'. i �' _` ''
,'''' '',,,f,'.7:-, —aye:. 9 F »
of the site and alley. y
'4.4
In sum, buildings create a strong edge to the 1 4 , ,,.+. i
i 1 � ° i
street because they traditionally aligned on the P '- t` ', a 3 4
front lot line and were usually built out to the full "'" -_>: i i.
width of a parcel.Although small gaps do occur " '
between some structures, these are exceptions. 9: ✓—` sY ii
This uniform wall of building fronts is vitally
This second floor patio incorporates an abstract interpretation of
important to the historic integrity of the district upper-story windows and cornice elements to define the space and
and should be preserved. maintain the building wall line along the block,
•
r
Commercial;Lodging and Historic District page 105.
Design Objectives and Guidelines
�a>
P23
Commercial Core Historic District City of Aspen
A ' .ch i 6.18 Maintain the alignment of facades at the
i 4 r^ : ' x' E ) r '
- ; .. a s 4 k', ; sidewalk's edge.
, � t Place as much of the facade of the building
3 + at the property line as possible.
� � t : c sib ; ' $ 1: • Locating an entire building front
b� ,�, �, .@ k� - � 1 behind the established storefront line is
'_�,_ ,' ��i x s inappropriate.
`';°� ' .� y • A minimum of 70% of the front facade
4 1, t '� ' � g 44•09,-.. shall be at the property line.
t x�, ts`�r e� 'Sia f�,�` � �x of '' � � "sn% - `_
,, a--,4
�, 4 , , 6.19 A building may b set back from its side
c, . X1$1 a' fr ' lot lines in accordance with design guidelines
,r tf; i i'---'" 1 #x''314-4 identified in Street & Circulation Pattern and
kil'''''';
te' e ,ca c , a�,1 tt
_,, ��; E , g 'r� is Public Amenity Space guidelines.
"fie + ., V
yEr f i � l= ��Tn x,tG �� dw3',�+'`"e.X 1�: a
01,,,m..-,,_,� ' ° �` ,� �' Building Orientation
‘4,4 ;fit + _ zl'i' Development within the core area has been
�� t' F traditionally oriented with the street grid. This
', , m t•'� r relationship should be maintained.
,= ":,,+` y 'mil r. 4i 6.20 Orient ai new building to be parallel to its
' 4-4,-;!-"..';.t'' " s ,. ,. lot lines, similar to that of traditional building
} ; ` ` '4'' f- -- :, orientations.
g , o The front of a primary structure shall be
to A� �.^�' "'` k „./.1.721..,:_:,,,,:, �, ,�:, � �� �. ...-1� _, p y
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.
page 106 Commercial,Lodging and Historic District
Design Objectives and Guidelines.
P24
City of Aspen Commercial Core Historic District
Building Form . � -,�Y; i { - � ;Y-
A prominent,unifying element of the Commercial a . + •�r 'i " �'1;``:^ "
Core is the similarity of building forms. f`
Commercial buildings were simple rectangular t*�i , r
solids,deeper than they were wide,with flat roofs. - , . itti•
` ,,`., x
In a few instances,gabled roofs,with false fronts, .,�El zk�t C t f€ . 3 3= , x rs iF
may have been seen. This characteristic of flatq
roof lines is important and should be continued ' 4..� ' 6 i a', r i. e. I
y ', r „ s
in new projects. :i,2 ' sr. a ,°.4: ''ms =
6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core
on Commercial Core facades. , facades.
o Rectangular forms should be vertically
oriented. — -
0
The façade should appear as predominantly r T
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 — I — —
form. „ „ sidewalk
o 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.
O Parapets on side façades should step down
towards the rear of the building.
o 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.
o Considerusingadditiveforms,suchassheds, •
stairs and decks to reduce the perceived
scale.These forms should however,remain
subordinate to the primary structure.
O Use projecting roofs at the ground floor over
entrances, decks and for separate utility
structures in order to establish a human
scale that invites pedestrian activity.
Commercial;Lodging and Historic District . page 107
1
Design Objectives and Guidelines
P25
Commercial Core Historic District City of Aspen
•
r Building Height, Mass & Scale
•:-.1.111-4-u,,,, The character of the Commercial Core derives
in part from the range and variety of building
heights. These vary from one to three stories.
Building height with traditional lot width and
5
, ,-�:
; � r^, creates a constantly changing cornice profile along
Y j a block face. This is the basis of the human scale,
architectural character and visual vitality of the
•
city center. New development in this area should
continue this variation.
With respect to scale,a new building shall also be
Maintaining a block façade and orienting new development with sensitive to nearby historic building These range
the street grid are two key objectives in the Commercial Core from single story historic residential structures to
District. three story Victorian commercial buildings
Two Story Scale
6.25 Maintain the average perceived scale of
Yr.
, r e-'f t �- — two-story buildings at the sidewalk.
r , k o Establish a two-story height at the sidewalk
edge,or provide a horizontal design element
Y } .y i Z
.1J F at this level. A change in materials, or a
• a `' I 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
façade 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 façade height,often in conjunction-with setting
back an upper floor, may be required.
r
6.26 Building facade height shall be varied .
from the facade height of adjacent buildings of
the same number of stories.
G If an adjacent structure is three stories and
38 ft.tall,new infill may be three stories,but
must vary in façade height by a minimum
of 2 ft.
page 108 Commercial;Lodging and Historic District
Design Objectives and Guidelines ,
' P26 ,
City of Aspen Commercial Core Historic District .
6.27 A new building or addition should reflect ``ri , E f °mot . , " f if;;;" .
0,
the range and variation in building height of ;� u ;fi}�`
the Commercial Core. S „.; ys,t ;
• Refer to the zone district regulations to E !° '. A
yyt},E , "\ _e Y
determine the maximum height limit on the h>� t „
subject property. T':', `� o elp� ..4$4476'.1.:4,_7=-41':,1-
� n ,,.� ��
• A minimum 9 ft.floor toceilin height is to be , "'" 4-l ' /,'
maintained on second stories and higher. xr ''� � � 1Vint,
• Additional height,as permitted in the zone 4 p' g n���,n r W V
VI
district,maybe added for one or more of the ` ' '
following reasons: - ik` "4 t.
- In order to achieve at least a two-foot ' -.� .,I' -'''-- °*
variation in height with an adjacent A new building or addition should reflect the range and variation
building. in building height of the Commercial Core.
- The primary function of the building is
civic.(i.e.the building is a Museum,Civic
Building, Performance Hall, Fire Station,
etc.) ' -"�:L.
- Some portion of the property is affected '
by a height restriction due to its proximity , ' : 1 f fl
to a historic resource, or location within -;*3_,:,:,„ - i 1;t.'
a View Plane, therefore relief in another "I'. fi'' '' tj:.r `' ' B
A ' Te. v ''
area may be appropriate.
- To benefit the livability of Affordable
Housing units. .
Methods of achieving height variation within a single building
- To make a demonstrable to be verified by f g g g g
include(A)stepping the building down as it approaches the alley
the Building Department)contribution to and(B)stepping the building along the primary façade.
the building's overall energy efficiency,
for instance by providing improved day- Existing Building ' New Building r
lighting.
6.28 Height variation should be achieved
using one or more of the following:
• Vary the building height for the full depth '4r
38'
of the site in accordance with traditional lot
width.
•
• Set back the upper floor to vary the building
façade 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 façade (or parapet) heights at the
front. .
• Step down the rear of the building towards
the alley, in conjunction with other design -
standards and guidelines.
Commercial,Lodging and Historic District page 109
Design Objectives and Guidelines
•
P27
Commercial Core Historic District City of Aspen
Height Variation for Larger Sites .
' -.- Buildings within the commercial center and
{ - 3...._ historic core of Aspen represent the traditional lot
r ::widths of the city(30 ft.),either in building width
tom,
‘,1rj r or the horizontal and vertical design articulation
r- of the street façade. New development occupying
'Zt t -, i' a site of more than one traditional lot width
s i1 ,,.� i should be designed to integrate with the scale
ct created by narrower existing buildings. The
'''''''lit; 1- `v1 architectural rhythm of earlier street façades
should also be reflected in new development to
retain and enhance the human scale and character
.. `... - of the center of the city.
,•. 6.29 On sites comprising more than two
!` traditional lot widths, the facade height shall
be varied to reflect traditional lot width.
' -1' O The façade height shall be varied to reflect
4 „1 traditional lot width.
44; : 1 o Height should be varied every 60 ft.
-y CQ� '..0 minimum and preferably every 30 ft. of
`14 ;-1..: linear frontage in keeping with traditional
lot widths and development patterns.
o No more than two consecutive 30 ft. façade
Height variation can occur in a number of ways,depending on site modules maybe three stories tall,within an
conditions and design intent.
individual building.
o A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street facade. .
(e.g.at a minimum,the front 40 feet may be
no more than two stories in height.)
6.30 . On sites comprising two or more
traditional lots,a building shall be designed to
reflect the individual parcels. These methods
shall be used:
o 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
o Variation in building facade heights or
cornice line
page 110 Commercial;Lodging and Historic District
Design Objectives and Guidelines
P28
City of Aspen Commercial Core Historic District
• Height Adjacent to Historic Structures
The Commercial Core Historic District is the
setting for a very diverse range of historic
structures. Designing a building in the historic
district demands a sensitivity in design analysis a,�
and approach which is exacting and which will x �t
vary with each situation. The intent is that a mt °4 i
new building or addition to an existing building f
•
should be designed to respect the height and
scale of historic buildings within the commercial
core. 4.—
Historic One Story n..
Commercial Type _ 1r
6.31 A new building should step down in Building (
scale to respect the height, form and scale of a
historic building within its immediate setting. Building façade height shall be a maximum of one floor higher
within 30 ft.of an adjacent single story historic building.
6.32 When adjacent to a one or two story
historicbuildingthatwasoriginallyconstructed =' "'
for commercial use, a new building within the
same block face should not exceed 28 in height
within 30 ft of the front facade. r
• In general,a proposed multi-story building
must demonstrate that it has no negative ' •
impact on smaller, historic structures
nearby.
• The height and proportions of all facade 4r
components must appear to be in scale with
Historic One Story Residential
nearby historic buildings. type Building
6.33 New development adjacent to a single. New infill adjacent to historic miners cottages shall not exceed
story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the
constructed for residential use shall not exceed historic structure.
28 ft.in height within 30 ft.of the side property •
line adjacent to. the historic structure, within
Iconic Historic Structures
the same block face. Visually prominent historic structures
6.34 The setting of iconic historic structures influence the design character of Downtown
should be preserved and enhanced when Aspen and should be recognized. These are:
• feasible.
• On sites comprising more than two The Wheeler Opera House
traditional lot widths, the third floor of • The Elks building
•
the adjacent lot width should be set back a The Independence building
•
minimum of 15 ft from the front facade. Pitkin County Courthouse
•
• Step a building down in height adjacent to Hotel Jerome
•
an iconic structure. City Hall
•
• Locate amenity space adjacent to an iconic St. Mary's Church
structure.
Commercial,Lodging and Historic District page 111
Design Objectives and Guidelines " =>
EXHIBI
� 71L
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
2.04- S . -!'��,,( �, S , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
dun-e- 27 lrJCg/ Pry' , 20_
STATE OF COLORADO ) . ..
ss.
County of Pitkin )
i , 4-, �C — � (name,please print)
being or representing,an Applicant to the City of.Aspen, Colorado, hereby personally,
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
V Publication of notice: By the publication in the legal notice section of an official
t of Aspen at least fifteen 15
paper or a paper of general circulation in the City p ( )
days prior to the public hearing. A copy of the publication is attached hereto.
•
Posting of notice: By posting of notice, which form was obtained from,the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26);inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
and was continuously visible from the day of , 20 , to
and including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
• the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development'application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the-official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and.listing of names and .
addresses of owners of real property in the area of the proposed change shall be
waived. However,the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen(15) days
prior to the public hearing on such amendments.
Signature - -
The foregoing "Affidavit of Notice" was acknowle ged before•me this- 7- day
of.�lit�.e. , 2012, by 4
PU ILIC NOTICE -
RE: 204 S.GALE JA STREET,CONCEPTUAL
COAMMERRCIA DESIGN REVIECONCEPTUAL
DEMOLITION WITNESS MY HAND AND OFFICIAL SEAL
NOTICE IS HEREBY GIVEN that a public hearing
meeting ti held a Wednesday,p.m June before the Aspen
at a \
meeting r begin at Commission,miss before the Aspen My commission expires: �,
Historic Preservation Commission,Council Cham-
bers,City Hall,130 S.Galena St.,Aspen,to con-
sider an application submitted by 204 S.Galena, '
LLC,do Sherman and Howard,201 N.Mill Street,
Suite 201,Aspen,CO,81611. The application is _ - `f �: `
i submitted with the permission of the current owner, AIM I .
Colorado Cable Company and affects the property
cGuarlreenna t lSoccupied bAy,The nG aC located 4,a C4 a nSd. Notary Public
*= ^
_ _
Townsite of Aspen, CO, Parcel ID# - '-
2737.073-40-001. The applicant proposes to
molish the existing building and replace it with a - -
. two story commercial structure. Parking and pub-
lic amenity requirements are proposed to be met - _ . --
through payment-of-cash-in-lieu fees.For further -.-- -
information,contact Amy Guthrie at the City of As- - - -
pen Community Development Department,130 S.
Galena St., Aspen, CO, (970) 429-2758,
amv.4uthrie@ci.aspen.co.us. ATTACHMENTS AS APPLICABLE• -
s/Ann Mullins
Chair,Aspen Historic Preservation Commission PUBLICATION
A TION
2ublis 9i19 the Aspen Times Weekly on June 7, i OF THE POSTED.NOTICE (SIGN)
-•-- i-vr--T•HE OWNERS AND GOVERNMENT AGENGIES NOTIED
BY MAIL
* APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3 '
LETTER OF TRANSMITTAL Eg a
CHARLES CUNNIFFE
ARCHITECTS
To: Amy Guthrie From: Erica Delak
Company: City of Aspen Historic Date: June 27, 2012
Preservation
Telephone: (970) 429 - 2778 Job No. #1132
Address: 130 South Galena St. Project: 204 South Galena
Aspen, CO 81611
REGARDING: Public Notice
WE ARE SENDING YOU: a Attached via Drop Off @ City of Aspen Community Development Department
❑ Via: the following items:
❑Shop drawings ❑ Prints ❑ Originals
❑ Samples ❑Specifications ❑ Copy of Letter
❑ Change order ❑ Computer Disc(s) ❑ Other:
DESCRIPTION: •
- Completed Affidavit of Public Notice
- Photo of Public Notice placed on site
- Photocopy of mailing labels
•
THESE ARE TRANSMITTED as checked below:
❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval
❑ For your use ❑ Approved as noted ❑Submit copies for distribution
El As requested ❑ Returned for corrections ❑ Return corrected prints •
❑ Review &comment ❑ Prints returned after loan to us ❑ Other
REMARKS:
610 East Hyman Avenue a Aspen.Colorado 81611 tel:970.925.5590 v fax:970.925.5076 . a www.cunniife.com
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
201- So ( 111 , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
v 1J55@/r`(j \UJ 27 , 20fi z
STATE OF COLORADO )
) ss.
County of Pitkin )
I, . €g{cp, t_ (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
XPublication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
XPosting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
and was continuously visible from the 12 day of 0,1■ , 201 2.. , to
and including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
)( Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(continued on next page)
'u
•
14fri- Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to
the date scheduled for the initial public hearing on the application of
development. The names and addresses of mineral estate owners shall be those
on the current tax records of Pitkin County. At a minimum, Subdivisions that
create more than one lot, Planned Unit Developments, Specially Planned Areas,
and COWAPs are subject to this notice requirement.
1\1/11c Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
• revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 1.i day
of S Ws" , 209'1,1, by lTRt cjic
_>t WITNESS MY HAND AND OFFICIAL SEAL
r • • .0'
My commission expires: c9 fib'aplrj-
yTOPII ROSE
•
SWERSICY�: /�-- mAJ
co
�'�,' ...•••••_ ' Notary Public
MY Commission Expires 08128/2015
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
PUBLIC NOTICE
RE: 204 S. GALENA STREET, CONCEPTUAL MAJOR DEVELOPMENT,
CONCEPTUAL COMMERCIAL DESIGN REVIEW,DEMOLITION
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 27, 2012,
at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council
Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by 204 S.
Galena, LLC, do Sherman and Howard, 201 N. Mill Street, Suite 201, Aspen, CO, 81611. The
application is submitted with the permission of the current owner, Colorado Cable Company and
affects the property currently occupied by The Gap, located at 204 S. Galena Street, Lots A, B,
and C, Block 94, City and Townsite of Aspen, CO, Parcel ID# 2737-073-40-001. The applicant
proposes to demolish the existing building and replace it with a two story commercial structure.
Parking and public amenity requirements are proposed to be met through payment of cash-in-lieu
fees. For further information, contact Amy Guthrie at the City of Aspen Community Development
Department, 130 S. Galena St., Aspen, CO, (970)429-2758, amy.guthrie @ci.aspen.co.us.
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on June 7, 2012
City of Aspen Account
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.400 HYMAN LLC 517 EAST HOPKINS AVENUE LLC 530 HOPKINS LLC
6829 QUEENFERRY CIR 517 E HOPKINS AVE 5301/2 E HOPKINS
BOCA RATON, FL 33496 ASPEN, CO 81611 ASPEN, CO 81611
ALH HOLDING CO ALPINE BANK ASPEN ARCADES ASSOCIATES LTD LLC
435 E MAIN ST ATTN ERIN WIENCEK c/o KRUGER & CO
ASPEN, CO 81611 PO BOX 10000 400 E HYMAN AVE
GLENWOOD SPRINGS, CO 81602 ASPEN, CO 81611
ARCHDIOCESE OF DENVER ASPEN CORE VENTURES LLC ASPEN FILM
SAINT MARYS 418 E COOPER AVE #207 110 E HALLAM ST #102
1300 S STEELE ST ASPEN, CO 81611 ASPEN, CO 81611
DENVER, CO 80210
ASPEN FIRE PROTECTION DISTRICT ASPEN PLAZA LLC AUSTIN LAWRENCE CONNER LLC
420 E HOPKINS AVE PO BOX 1709 532 E HOPKINS AVE
ASPEN, CO 81611 c/o STEVE MARCUS ASPEN, CO 81611
ASPEN, CO 81612
BASS CAHN 601 LLC JEFF BLAU BPOE ASPEN LODGE #224
PO BOX 4060 c/o RELATED COMPAINES 210 S GALENA ST #21
ASPEN, CO 81612 60 COLUMBUS CIRCLE FL 19 ASPEN, CO 81611
NEW YORK, NY 10023
BRAND BUILDING LLC CANTINA BUILDING LLC BRUCE E CARLSON TRUST
205 S GALENA ST PO BOX 1247 PO BOX 3587
ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612
CARY CICUREL CITY OF ASPEN COLLINS BLOCK LLC
2615 N LAKEWOOD ATTN FINANCE DEPT 205 S GALENA ST
CHICAGO, IL 60614 130 S GALENA ST ASPEN, CO 81611
ASPEN, CO 81611
COTTONWOOD VENTURES I LLC COTTONWOOD VENTURES II LLC JAMES COX
419 E HYMAN AVE ATTN JANA FREDERICK C/O KRUGER & CO
ASPEN, CO 81611 300 CRESCENT CT #1000 400 E HYMAN AVE
DALLAS,TX 75201 ASPEN, CO 81611
JAMES D DENSON MARGARET M DOLE DUVIKE INC
PO BOX 1614 PO BOX 8455 c/o AERSCAPE LTD
TUBAC, AZ 85646 ASPEN, CO 81612 230 S MILL ST
ASPEN, CO 81611
EXELCEDAR INC 20% F & M VENTURES LLC FOOTLOOSE MOCCASIN MAKERS INC
534 E HYMAN AVE C/O MORRIS & FYRWALD RE c/o MANUEL GOUVEIA
ASPEN, CO 81611 415 E HYMAN AVE 44 SILVERADO CT.
ASPEN, CO 81611 CANON CITY, CO 81212
',GELD LLC GODIVA HOLDINGS LLC CHARLES L HALL
c/o LOWELL MEYER 435 E MAIN ST PO BOX 1819
PO BOX 1247 ASPEN, CO 81611 ASPEN, CO 81612
ASPEN, CO 81612-1247
HINDERSTEIN FAM REV TRUST HORSE ISLAND LLC HORSEFINS LLC
4415 HONEYMOON BAY RD 415 E HYMAN AVE #16 601 E HOPKINS AVE
GREENBANK, WA 98253 ASPEN, CO 81611 ASPEN, CO 81611
HYMAN MALL COMMERCIAL ISIS GROUP JARDEN CORPORATION
CONDOS LLC c/o COURTNEY LORD 2381 EXECUTIVE CENTER DR
290 HEATHER LN 631 W BLEEKER ST BOCA RATON, FL 33431
ASPEN, CO 81611 ASPEN, CO 81611
KANDYCOM INC TAYLOR M KANTZER FAM TRST #1 KREVOY SUSANNE SEPARATE PROP TRST
766 SINGING WOOD DR 216 SEVENTEENTH ST 50%
ARCADIA, CA 91006 MANHATTAN BEACH, CA 90266 2311 LA MESA DR
SANTA MONICA, CA 90402
LAWRENCE F & CAROL LEVY LOMA ALTA CORPORATION LUCKYSTAR LLC
980 N MICHIGAN AVE #400 PO BOX 886 PO BOX 7755
CHICAGO, IL 60611 LANCASTER,TX 75146-0886 ASPEN, CO 81612
COLDWELL BANKERS MTN ENTERPRISES 80B OSA TRUST 50%
514 E HYMAN AVE c/o HILLIS OF SNOWMASS c/o KREVOY SUSANNE BELZBERG
ASPEN, CO 81611 PO BOX 5739 2311 LA MESA DR
EAGLE, CO 816315739 SANTA MONICA, CA 90402
PITKIN CENTER CONDO OWNERS ASSOC PITKIN COUNTY BANK 80% SILVER SLAM COMMERCIAL LLC
517 W NORTH ST 534 E HYMAN AVE c/o RELATED COMPANIES/JEFF BLAU
ASPEN, CO 81611 ASPEN, CO 81611 60 COLUMBUS CIR
NEW YORK, NY 10023
SJA ASSOCIATES LLC SLAM RESIDENTIAL LLC TAYLOR FAMILY INVESTMENTS CO
418 E COOPER AVE #207 2100 E MAPLE RD STE 200 602 E HYMAN #201
ASPEN, CO 81611 BIRMINGHAM, MI 48009 ASPEN, CO 81611
WALL JANET REV TRUST WENDELIN ASSOC WHEELER BLOCK BUILDING LLC
9762 BURNLEY PL 150 METRO PARK c/o TKG MANAGEMENT INC
BEVERLY HILLS, CA 90210 ROCHESTER, NY 14623 211 N STADIUM BLVD STE 201
COLUMBIA, MO 65203
DEXTER M WILLIAMS WOODS FAMILY LP CHRISTOPHER N WRIGHT
82 W LUPINE DR PO BOX 11468 13 BRAMLEY RD
ASPEN, CO 81611 ASPEN, CO 81612 LONDON W10 6SP UK,
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P29
MEMORANDUM A.
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
RE: Impact of rooftop decks on historic structures
DATE: June 27, 2012
SUMMARY: During first reading of the Aspen Athletic Club Aspen Modern ordinance, City
Council requested comments from the HPC regarding the impacts of rooftop decks on historic
structures. Council is trying to get a sense for how HPC feels these features enhance, degrade or
have no impact on the historic district or historic resources. It is challenging to make a blanket
statement about rooftop decks since each property has its own special set of characteristics.
Staff recommends that HPC discuss what elements create a positive or negative rooftop deck:
1. setback from street facade
2. material of guardrail
3. height and mass of building that the deck is atop
Below are a few different decks throughout the historic district to help formulate some feedback
for City Council:
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The Brand Building is a two story building—the lower height means that the roof deck is more
visible to the pedestrian. There is about a 5' setback from the parapet to the railing of the deck.
1
P30
The Elks Building has a roof deck. The height and mass of the building, in addition to a setback
of about 11' from the parapet to the railing, all contribute to the inability to see the deck from the
street.
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428 E. Hyman (currently houses Quiksilver) has a roof deck that is setback about 30' and is not
visible from the Hyman Pedestrian Mall. The arrow points to the third floor penthouse (the deck
is in front of the penthouse)
. . . •_•
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2
P31
630 E. Hyman, the Crandall Building, has two decks: one atop the second floor(railing is about
3' setback from the edge of the building) and one atop the third floor(railing is about 30' setback
from edge of building). The deck atop the third floor(shown with the arrow) is barely visible
due to the si_ ificant setback and the glass . ardrail.
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Connor Cabins have decks atop the second floor. The glass guardrail cause the deck to have a
minimal effect on the massing of the building.
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