HomeMy WebLinkAbout0049.2016.ASLU
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603-City of Aspen Commercial Design Standards.indb
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603-City of Aspen Commercial Design Standards.pdf
Commercial, Lodging, and Historic District Design Standards and Guidelines Updated 2017 City of Aspen, Colorado Glossary of Terms List of Standards and Guidelines per Character Area
Character Area Map Table of Contents Main Street (MS) Historic District Commercial Area (CA) Neighborhood Mixed Use (NMU) Mountain Base (MB) River Approach (RA) Small Lodge (SL) Commercial
Core (CC) Historic District Pedestrian Amenity Design Standards and Guidelines: General Introduction Appendix 104 ### ### 96 Street Level Second Floor or Rooftop Cooper, Mill, and Hyman
Mall Midblock Subgrade Courtyard Off-site Enclosed Interior Courtyard Street Pattern and Street-Scape Alleyways Parking Architecture First Floor Commercial Space Roofscape Materials
Remodel Lighting, Service, and Mechanical Areas Introduction Zone Districts and Historic Preservation Purpose of Character Areas Update of Commercial Design Guidelines Design Review
Process How to Start a Commercial Design Project How to Use Guidelines and Standards How to Determine Type of Pedestrian Amenity 88 79 72 63 52 38 28 31 32 33 34 35 36 10 12 13 14 16
17 18 19 20 1 2 3 4 5 6 7 8 Introduction The Commercial, Lodging and Historic District Design Standards and Guidelines focus on the fundamentals of urban design that promote a sense
of neighborhood identity and will enhance the livability of the city for long term residents and visitors alike. This document and the Commercial Design Review process promote building
that references Aspen’s history: Aspen’s architectural vernacular is generally small, human scaled, and thoughtful in design and detailing. Aspen is a unique community, rich with history,
dramatic landscapes, a vibrant economy, and a vital cultural scene. Each of these elements contributes to the appeal of the City and enhances its livability. The City does not intend
to limit creativity in the built environment, but instead to promote architecture and site design that create cohesive neighborhoods that are walkable, interesting and vibrant. Acknowledgment
of existing neighborhood context is integral to preserving and to highlighting Aspen’s local architectural vernacular. The Commercial, Lodging and Historic District Standards and Guidelines
help preserve and to encourage walkable neighborhoods. Strengthening pedestrian relationships through attractive and useful pedestrian amenity space, interesting ground level storefront
design, appropriate building mass, and responsive site design contributes to successful commercial and mixed use neighborhoods, and is a priority. The Commercial, Lodging and Historic
District Design Standards and Guidelines provide specific design parameters to achieve these goals. Strengthening walkable areas through design is promoted. Reference the Aspen Area
Community Plan (AACP) to better understand the community’s vision and character. IntroductionPage 1 2012 AACP Policy: Development should “… reflect our architectural heritage in terms
of site coverage, mass, scale, density and diversity of heights…” (Growth Management Policy V.3) The Character Areas provide tools to be contextual in architecture and site design.
terms of material, roof form, window pattern, etc. Design contexts do not necessarily follow the strict boundaries of the zone districts, creating the need for Character Areas that
specify design parameters for each neighborhood. Purpose of Character Areas Each Character Area defines a neighborhood with similar characteristics such as steep topography, minimal
setbacks, or a large collection of historic buildings. The design standards and guidelines in each Character Area reinforce historic and existing development patterns in each neighborhood.
Customized design parameters create a sense of cohesion that strengthens neighborhood context and a positive pedestrian experience. Character Areas and Zone Districts Each Character
Area includes a section on the history of development in the area. Understanding the background of neighborhood development is crucial to understanding the existing character. There
are two primary tools within the Land Use Code that dictate building location, size, height and form: Character Areas and Zone Districts. These two systems work in concert to ensure
development meets design objectives and requirements as well as dimensional and land use requirements. Both Zone Districts and Character Areas serve distinct purposes: Zone Districts
regulate the overall uses and dimensions of development, including setbacks, height and floor area. They establish the maximum size a building can be and the general location it can
be placed on a property. Character Areas provide detailed requirements for the character of building, landscape, site layout, materials, etc. They work to preserve the character and
history of existing development and foster consistency and cohesiveness between neighboring developments. As a general rule, all properties in a zone district have the same basic
allowed development rights in terms of height and floor area. However, their context may necessitate different treatment in Commercial Design Guidelines and Standards Page 2 2012 AACP
Philosophy: Preservation of historic structures and sites, the historic town layout, landscapes, and neighborhood ditches connect us to the people, patterns and events that are the
fabric of our town. In preserving our history, we ensure our culture and legacy is imparted to future generations. Reference the complete Character Area Map in the Appendix. Historic
structures are the backbone of the character of Aspen. Historic Preservation Design Guidelines The Historic Preservation Design Guidelines apply to all properties that are listed on
the Aspen Inventory of Historic Landmark Sites and Structures. A designated landmark that is subject to Commercial Design Review is required to apply both the Historic Preservation
Design Guidelines and the applicable Commercial, Lodging and Historic District Design Standards and Guidelines . A property located within the Main Street Historic District or the
Commercial Core Historic District, but not a designated landmark, is subject to the applicable Commercial, Lodging and Historic District Design Standards and Guidelines but is not subject
to the Historic Preservation Design Guidelines. IntroductionPage 3 Commercial Design Standards and Guidelines Update The City has conducted design review in the historic districts since
1974 and on a case-by-case basis until 2007 when city-wide Commercial Design Review guidelines were adopted. The guidelines have been periodically updated to reflect current community
values. An extensive public process is undertaken to update the guidelines, including small group meetings, presentations, pop-up booths, walking tours, and public open houses to gain
feedback from elected officials, review Boards, and the community on their vision for Aspen’s commercial, historic district, and lodging neighborhoods. The feedback is instrumental
in the development of this document. Community feedback is instrumental in developing this document. Diverse building typologies that reference the mountain style may be appropriate.
Commercial Design Guidelines and Standards Page 4 Design Review Process Commercial Design Review is the process used to evaluate a proposed project’s compliance with the Standards
and Guidelines and compliance with Pedestrian Amenity requirements. Commercial Design Review is generally broken up into two steps- Conceptual and Final Review. Projects of limited
scope may be subject to one step review that consolidates Conceptual and Final. Conceptual design review focuses on site planning, mass, scale, proportion, parking, height and other
elements that define the shape and placement of the proposed development. Final design review focuses on materials, architectural details, fenestration, landscaping, detailed roofscape,
operational characteristics, and other elements that define the architecture and landscape of the proposed development. The progression from Conceptual to Final Reviews promotes discussion
at the macro level before moving into the micro details of a project. photo by Brent Moss Photography. Projects that respond to the mountain topography are encouraged. IntroductionPage
5 How to Start a Commercial Design Project When beginning a Commercial Design project, an applicant should follow these steps: 1. Review the Zone District Map to determine zoning. 2.
Review the Character Area Map and determine the Character Area. 3. Read the Commercial Design Standards and Guidelines (this document). 4. Analyze the existing neighborhood and block
context to identify patterns that define architectural character, enhance pedestrian experience, and preserve sense of place. 5. Identify nearby historic landmarks or other key character
defining features. 6. Determine if the property is within an Environmentally Sensitive Area: a designated viewplane, the stream margin area, the Hallam Lake Bluff review, or within
the 8040 elevation greenline area. Reference the Land Use Code or call the Community Development Department for more information. 7. Remodel projects should identify the following:
• Determine the amount of demolition for the proposed remodel project. Reference the Land Use Code for how to calculate demolition. • Identify existing key character defining features
of the building to be retained, if any. photo by Jason Dewey. If a commercial, lodge or mixed use property is not in a designated Character Area, consult the Planning Department to
receive an assigned Character Area. The context of the pedestrian malls provides unique design considerations. Commercial Design Guidelines and Standards Page 6 How to Use the Standards
and Guidelines The Commercial, Lodging and Historic District Design Standards and Guidelines (Standards and Guidelines) work in tandem with Aspen Land Use Code Commercial Design Review
Chapter. The Standards and Guidelines are broken into specific Character Area chapters for each neighborhood and a General Standards and Guidelines chapter. A Character Area map is
provided in the Appendix of this document that assigns Character Area boundaries. Each project subject to Commercial Design Review must address the guidelines within the applicable
Character Area and the Standards and Guidelines in the General Guidelines Chapter. Standards appear like this: Bold, Italics and Color Guidelines appear like this: Bold and Italics
What is the difference between a Standard and a Guideline? Standards are required and Guidelines are a recommendation. Standards are generally topics which have been adopted as requirements
in the Land Use Code and are being relocated here for clarity. When a Standard is not met an application for a Variation from the review Board is required. Guidelines are less strict;
however, an effort to meet the guideline or the intent of the guideline is required for all projects. Guidelines are not applicable in all cases and need to be evaluated in the context
of the practicality of the measure and the scope of the project. The review Board must determine that a sufficient number of relevant guidelines have been adequately met in order to
approve a project. Architectural details of historic buildings enhance the character of Aspen. The mural above originally appeared on another historic building in Aspen. Remodels are
an important part of Aspen development. Introduction Page 7 How to Determine Type of Pedestrian Amenity In addition to addressing all applicable standards and guidelines, a project
may be subject to Pedestrian Amenity requirements. The applicability and requirement are listed in the Land Use Code, and the available methods to meet the requirement are listed within
the General Chapter of this document. Each Pedestrian Amenity method lists Character Areas that may apply the described technique. If a Character Area is not listed, then that Pedestrian
Amenity method is not an available option. For example: Midblock Pedestrian Amenity (CA, NMU) is only allowable in the Commercial Character Area and the Neighborhood Mixed Use Character
Area. The Appendix of this document includes the Character Area Map, a glossary of terms, and quick reference lists of all Standards and Guidelines applicable to each Character Area.
An example of second floor pedestrian amenity, with a direct pedestrian access. An example of street level pedestrian amenity with the property line distinguished. The contextual relationship
to open space should be considered when planning pedestrian amenity. Commercial Design Guidelines and Standards Page 8 Design Standards and Guidelines : General The purpose of Commercial
Design Review is to preserve and to encourage appropriate architecture that creates walkable neighborhoods and supports the heritage of Aspen. The Standards and Guidelines below apply
to all projects subject to Commercial Design Review Site Planning and Streetscape The original townsite was platted in 1880 based on an orthogonal pattern, regardless of topography.
Orienting buildings parallel to the street reinforces the traditional network of streets and alleys and enhances the pedestrian experience. Today, where increased height and density
are factors, site planning and the relationship to streets and to adjacent properties should enhance overall neighborhood character. Special care should be taken when placing a building
within the River Approach and Mountain Base character areas. The majority of parcels in these areas are not located on the traditional Original Townsite of Aspen - recorded 1959 1.1
All projects shall respond to neighborhood context. 1.2 All projects shall respond to the traditional street grid. • A building shall be oriented parallel to the street unless uncharacteristic
of the area. Refer to specific chapters for more information. • Buildings on corners shall be parallel to both streets. 1.3 Landscape elements (both hardscape and softscape elements)
should complement surrounding context, support the street scene, and enhance the architecture of the building. townsite grid and topography of the site should be given additional
consideration. General Guidelines Page 9 • This applies to landscape located both onsite and in the public right of way. • High quality and durable materials must be used. • Early
in the design process, consider storm water best management practices as an integral part of the landscape design process. 1.4 Where there is open space on a site, reinforce the traditional
transition from public space, to semi-public space to private space. • This may be achieved through a fence, a defined walkway, a front porch element, covered walkway, or landscape.
1.5 Maintain alignment of building facades where appropriate. • Consider the entire block of a neighborhood to determine appropriate building placement. • Consider the appropriate
location of street level pedestrian amenity when siting a new building and transitioning building alignments. • Consider all four corners of an intersection and architectural context
to determine appropriate placement if located on a corner. 1.6 When a building facade is set back, define the street edge. Review the context of the block when selecting an appropriate
technique to define street edge. Examples of appropriate techniques include: • A street facing fence shall be low in height and mostly transparent to create openness along the street.
• Landscaping must be considered so as to not block views of the architecture or pedestrian amenity space. Hedgerows over 42” are prohibited. • Benches or other pedestrian related
elements may be an appropriate means to define the street edge. A context study is required for Commercial Design Review. The study must include the relationship to adjacent structures
and streets. Landscape design can enhance relationships between pedestrian access and architecture. Iconic historic architecture like the Elks Building should be the primary facade
on a street edge. Hardscape can enhance the street scene. Commercial Design Guidelines and Standards Page 10 Alleyways Alleys are an important feature of most of the Character Areas.
Traditionally, Aspen alleyways were unpaved, supported a range of building materials, and often had small buildings located along them. They continue to function as a utilitarian location
for back of house operations, deliveries, and required utilities and mechanical areas; however, alleyways in the commercial character areas are more intensely developed now. Staying
true to traditional development, alleys are an appropriate area for simple building forms and materials. It is important to design an alley facade with special attention to reduce perceived
building mass and to maintain a human scale. Wherever possible, pedestrian access and appeal to alleys should be incorporated into the design. Improved access to alleyways creates opportunities
for small commercial space. The following standards and guidelines only apply to properties that are adjacent to an alley. 1.7 Develop alley facades to create visual interest. • Use
varied building setbacks and/or changes in material to reduce perceived scale. 1.8 Consider small alley commercial spaces, especially on corner lots or lots with midblock access from
the street (See Pedestrian Amenity Section X). • Maximize visibility and access to alley commercial spaces with large windows and setbacks. • Minimize adverse impacts of adjacent service
and parking areas through materials, setbacks, and/or landscaping. Alleys are often used for utilities, back of house access and parking. Develop alley facades with special attention
to material selection and building form. General Guidelines Page 11 Parking The Aspen community values a positive pedestrian experience and encourages walking and biking to get around
town. Conflicts between pedestrians and cars are to be minimized. The original Aspen townsite includes alleyways, which can be used to locate private parking away from the pedestrian
way. Visibility of on-site parking should be reduced in all locations by using alleyways for at grade parking and for entrances to subgrade parking. The following standards and guidelines
only apply to development that provides parking on site. 1.9 Minimize the visual impacts of parking • All parking shall be accessed off an alley where one is available. • If no
alley access exists, access should be from the shortest block length. • When a property does not have access to an alley, screen the parking. • Design any street-facing entry to underground
parking to reduce visibility. Use high quality materials for doors and ramps. • Screen surface parking and avoid locating it at the front of a building. Landscape and fences are recommended.
• Integrate parking into architecture as a garage enclosure and/or into landscape through design and materials to disguise the parking area. • Break up the massing of the alley facade
especially when garage doors are present. • Consider a surface material change to define parking area and to create visual interest. • Consider the potential for future retail use accessed
from alleys and the desire to create a safe and attractive environment for cars and people. • Garage doors shall match adjacent materials in color. Integrate parking into the architecture
as a garage enclosure by matching the color to adjacent materials. Architectural details break up the massing of an alley and the garage doors blend into the facade. Screen surface
parking. Commercial Design Guidelines and Standards Page 12 Building Mass, Height and Scale Designing a new building to fit within the context of the neighborhood requires careful thought.
Researching historic maps, identifying nearby historic landmarks, and defining key character features of a neighborhood are critical steps before designing a new building. Special care
is required for development adjacent to a designated landmark. New development has the opportunity to positively impact the cohesion of a neighborhood. Specific context descriptions
are provided in each Character Area Chapter to define these features. 1.10 Construct a new building to appear similar in scale and proportion with buildings on the block. 1.11 A
new building or addition shall reflect the range and variation of building height in the block. • Create a sensitive transition by stepping developments of different sizes. For example,
a new building adjacent to a one-story building must include a building height transition. • A minimum of two foot building height variation from adjacent buildings is required. • This
may be achieved through a cornice, parapet or other architectural articulation. • The height variation shall be a minimum of 15’-0” wide. 1.12 On lots larger than 6,000 square feet,
break up building mass into smaller modules. • A street level front setback to accommodate Pedestrian Amenity in accordance with the Pedestrian Amenity Guidelines may be an appropriate
method to break up building mass. • Building setbacks, height variation, changes of material, and architectural details may be appropriate techniques to vertically divide a building
into modules. Aspen contains many historic landmarks including the Independence Square Building. Varied building heights are important for larger developments. New construction must
appear similar in scale and proportion with buildings on its block. General Guidelines Page 13 1.13 Development adjacent to a historic landmark shall respond to the historic resource.
• A new building should not obscure historic features of the landmark. • A new large building should avoid negative impacts on historic resources by stepping down in scale toward a
smaller landmark. • Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration. • When choosing to relate to building form, use forms
that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site, and
use building materials that contribute to a traditional sense of human scale. • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to
those of the historic resource. Maps showing locations of historic landmarks are available online, at the Aspen Historical Society and at the Aspen Planning Office. Stepping down to
historic resources is important for development adjacent to historic buildings. Small scale additions to small historic resources are most appropriate. Relating to a historic resource
through fenestration is appropriate. Commercial Design Guidelines and Standards Page 14 Street Level Design Street level design directly contributes to vitality, walkability and overall
success of a commercial, lodge or mixed use area. The relationship of an entrance to the street is a critical component in defining a pedestrian-friendly environment. Window size and
shape can create dynamic first floor spaces that enhance the neighborhood. Carefully considered pedestrian-scaled elements that relate to the neighborhood context can reinforce the
pedestrian experience and enhance the neighborhood character. 1.14 New buildings shall have a street level entry. • Commercial entrances shall be at the sidewalk level. • Finish floor
and sidewalk level shall align for at least 1/2 the depth of the ground floor where possible. If significant grade changes exist on property, then the project will be reviewed on
a case by case basis. 1.15 Orient entrances to the street. • All buildings shall have at least one clearly defined primary entrance facing the front lot line, as defined in the Land
Use Code unless located within a chamfered corner (See CC Character Area). • If located on a corner lot, two entrances shall be provided: A primary entrance facing the longest block
length and a secondary entrance facing the shortest block length. Historic proportions of a 2-story commercial building in Aspen. Street level entries are important pedestrian features.
Varied scaling and rhythm devices create an interesting and inviting streetscape. General Guidelines Page 15 1.16 Incorporate an internal airlock or air curtain into first floor commercial
space. • An airlock or air curtain shall be integrated into the architecture. • Adding a temporary exterior airlock of any material to an existing building not allowed. 1.17 Entries
that are significantly taller or shorter than those seen historically or that conflict with the established scale are prohibited. • Transom windows above an entry are a traditional
element that may be appropriate in neighborhoods with 19th century commercial buildings. • Entries should reflect the established range within the context of the block. Analyze surrounding
buildings to determine appropriate height for entry doors. 1.18 Pedestrian scaled elements should be incorporated into street level design. 1.19 ATMs and vending machines visible from
the street are prohibited. Refer to Chapter 11 of the Historic Preservation Design Guidelines for more information on appropriate new construction, remodels or additions adjacent to
landmarks. Transom windows may be appropriate. Pedestrian scaled elements, materials and rhythms should be incorporated. Entries should reflect the established range and not be over-
or undersized. OVERSIZED DOORS PREFERRED DOORS NOTE: BUILDING CODE REQUIRES THAT AT LEAST ONE THESE ENTRY DOORS BE AT LEAST 3’-0” IN WIDTH. UNDERSIZED DOORS Commercial Design Guidelines
and Standards Page 16 Roofscape The roofscape of a building is considered the fifth facade given its visibility from nearby buildings and mountains. As such, careful attention should
be paid to creating a thoughtful, organized and varied roofscape. Rooftop design can be a challenge considering the need to place mechanical equipment, venting and elevator shafts
on the roof. A successful roofscape can minimize the visual impacts of these elements and also incorporate City goals such as storm water treatment through a green roof system or streetscape
vibrancy with an activated roof deck. Consider a birds-eye view when creating a roof plan. 1.20 The roofscape should be designed with the same attention as the elevations of the building.
• Consolidate mechanical equipment including solar panels and screen from view. • Locate mechanical equipment toward the alley, or rear of a building if there is no alley access.
• Use varied roof forms or parapet heights to break up the roof plane mass and add visual interest. 1.21 Use materials that complement the design of the building facade. • Minimize
the visual impact of elevator shafts and stairway corridors through material selection and placement of elements. 1.22 Incorporate green roofs and low landscape elements into rooftop
design where feasible. 1.23 Minimize visibility of rooftops railings. • Mostly transparent railings are preferred. • Integrating the rooftop railing into the architecture as a parapet
or other feature, may be appropriate considering the neighborhood context and proposed building style. • Setback the railing a distance that equals or exceeds the height of the railing.
Screen rooftop features from view. Varied roof forms enhances the neighborhood character. General Guidelines Page 17 Materials and Details In the 19th Century, Aspen had a limited range
of architectural materials: red brick, painted wood, glass and stone - primarily locally sourced red sandstone. In the mid-century the palette expanded to include natural wood, stucco,
river rock and moss rock, metal, concrete block, and bricks of other tones. It is important to maintain a relationship to the material palette evident in the general vicinity while
allowing some new materials and material technology to be used. The color palette of natural materials throughout these commercial and lodging neighborhoods represents Aspen’s environment
with browns and reds being the predominant colors. High quality materials that relate to the context of the neighborhood, the building type, and have proven performance in Aspen’s extreme
climate, are important. Carefully consider existing color schemes and textures within a neighborhood before selecting materials. Introducing a new material may require other aspects
of the architecture to show restraint. Paint color has historically been a variable and is not reviewed. 1.24 High quality materials are required. • Identify the palette of materials,
specifications for the materials, and location on the proposed building as part of the application. • Physical material samples shall be presented to the review body. An onsite mockup
prior to installation may be required. 1.25 Architecture that reflects corporate branding is not permitted. • Architecture that reflects the brand of the tenant is not appropriate.
1.26 Building materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey
human scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have
proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials.
• Introducing a new material, material application, or material finish to the existing streetscape may be approved by HPC or P&Z if the following criteria are met: • Innovative
building design. • Creative material application that positively contributes to the streetscape. • Environmentally sustainable building practice. High quality materials and details
are required. Sustainable design is encouraged through materials, energy efficiency, fenestration, site planning and thoughtful open space. AACP Policy I.1 Achieve sustainable growth
practices to ensure the long term viability and stability of our community and diverse visitor based economy. Commercial Design Guidelines and Standards Page 18 Lighting, Service and
Mechanical Areas The character and intensity of outdoor lighting can greatly impact neighborhood character. The City of Aspen has comprehensive exterior lighting standards in the Land
Use Code to reinforce the desire for dark skies at night with regard to building functionality. When the service and mechanical areas of a commercial building are well designed, the
building can better contribute to the overall success of the neighborhood. Poor logistics of one building can detract from the quality of surrounding properties. Efficient delivery
and trash areas are important to the function of alleyways. 1.27 The design of light fixtures should be appropriate to the form, materials, scale and style of the building. 1.28 Trash
and recycle service areas shall be colocated on an alleyway where feasible and combined to the greatest extent practical. 1.29 Design trash and recycle areas thoughtfully and within
the style of the building, with the goal to enhance pedestrian and commercial uses along alleys. 1.30 Screen trash and recycle areas from view with a fence or door. • All fences shall
be 6 feet high from grade unless prohibited by the Land Use Code, shall be of sound construction, and shall be no less than 90% opaque, unless otherwise varied based on a recommendation
from the Environmental Health Department. 1.31 Design a delivery area to be located along an alleyway where one exists. 1.32 Mechanical equipment, ducts and vents shall be accommodated
internally within the building and/or carefully located on the roof to minimize visual impacts. • Co-locate mechanical equipment, ducting and venting. • Screen mechanical equipment
or recess equipment and venting behind a parapet wall. Reference City Municipal Code for trash size and location requirements. 1.33 Minimize the visual impacts of utility connections
and service boxes. • Group and discreetly locate these features. • Use screening and materials that compliment the architecture. 1.34 Transformer location and size are dictated by
City and utility company Standards and codes. • Place a transformer on an alley where possible. • Provide screening for any non-alley location. Trash and recycle should be co-located.
Screen equipment and trash/recycle from view. General Guidelines Page 19 Remodel Upgrading an existing building through a remodel can improve energy efficiency, building function and
appearance, and meet community goals to reduce construction waste. Altering specific features of a building, such as replacing exterior materials or constructing an addition to an
existing building, is considered a remodel project. A project that reaches the demolition threshold as defined in the Land Use Code is not considered a remodel. It is important to
carefully plan a remodel to meet the design guidelines and neighborhood character where feasible. Gradually bringing remodel projects into conformance with design guidelines reinforces
neighborhood character. These guidelines apply to projects that are proposing changes to an existing building but do not reach the demolition threshold. 1.35 All remodel projects shall
meet material design guidelines 1.23 and 1.24. 1.36 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience. 1.37
Design alterations to relate to the existing building style and form that may remain. 1.38 Incorporate elements that define the street edge in a remodel project. Consider the context
of the block when selecting an appropriate technique to define street edge. Examples of appropriate techniques include: • A cantilevered roof or retractable awning may be appropriate
to define street edge. • A fence that defines a yard must be low in height and mostly transparent in nature, allowing views into the pedestrian amenity space. • Benches or other pedestrian
related elements may be used on a case by case basis. 1.39 Creative solutions that incorporate ADA compliance into the architecture are encouraged. • Minimize the appearance of ramps
by exploring other onsite options such as altering interior floor levels or exterior grade. Replacing features such as balconies is considered a remodel. Alterations should relate to
the existing building style. Exterior grade altered for an accessible entrance. Commercial Design Guidelines and Standards Page 20 Examples of Architectural Lighting General Guidelines
Page 21 Examples of Entries Commercial Design Guidelines and Standards Page 22 Examples of Storefront Design General Guidelines Page 23 Examples of Architectural Details Commercial
Design Guidelines and Standards Page 24 General Guidelines Page 25 Pedestrian Amenity Commercial Design Guidelines and Standards Page 26 Well-designed open spaces should enhance the
streetscape, creatively reinforce the street edge, and support a variety of uses. The goal of pedestrian amenity is to create intentionally designed and meaningful open space that conveys
human scale, provides relief from the built environment, and improves the experience in commercial, mixed use and lodging neighborhoods. Successful pedestrian amenity space allows
for nature to blend into the built environment. Most pedestrian amenity spaces should be open to view from the street, open to the sky, and not permanently enclosed with walls. Visibility
adds to vitality at the street level. These spaces should be versatile and easily adaptable for different uses depending on the tenant. Restaurant seating and outdoor food vending
are particularly appropriate uses of pedestrian amenity space. Where on-site pedestrian amenity is required, it should be usable and accessible space. Pedestrian Amenity need not The
Aspen community considers open space to be a pedestrian amenity and a top priority. Especially in commercial areas, maintaining the feel of a natural environment with frequent opportunities
to dwell outdoors is of utmost importance. Pedestrian Amenity be available to the public at all times, but needs to contribute to an active streetscape and promote interaction and engagement.
There are many different options to meet the required pedestrian amenity for a property: physical or operational improvements to private property or the public right of way, or cash
in lieu payment. Each type of pedestrian amenity space and applicable Character Areas are described in the following standards and guidelines. Pedestrian AmenityPage 27 Questions to
Consider 1. Is there a successful Pedestrian Amenity Space on an adjacent or nearby property already? 2. Is there good solar access? 3. How have the historic development patterns been
maintained or eroded? 4. Can the proposed Pedestrian Amenity utilize innovative design to connect to the proposed architecture? 5. How does the proposed Pedestrian Amenity enhance the
intersection and overall context? Galena Street Hopkins Avenue Pedestrian amenity space provides relief from the built environment and an active streetscape. A figure-ground study is
helpful in identifying pedestrian amenity space opportunities. Consult the Land Use Code for elements allowed within setbacks. Commercial Design Guidelines and Standards Page 28 Street
Level Pedestrian Amenity PA1 - (All Character Areas) Historic maps of 19th century Aspen illustrate a densely developed downtown core with minimal building setbacks. This pattern generally
remains in place today. Setbacks are varied as development moves out from the downtown core. The Design Standards and Guidelines recognize and encourage this historic pattern of development
by providing more pedestrian amenity options for properties located outside of the Historic Districts. Properties within the Historic Districts need to maintain historic integrity and
continuity: street level pedestrian amenity must be carefully planned to highlight, not erode, these important development patterns. PA1.1 Maximize solar access to pedestrian amenity
space on the subject property. • At grade pedestrian amenity on the north side of the street is discouraged, except when providing a front yard along Main Street. PA1.2 Consider all
four corners of an intersection when designing street level amenity space on a corner lot. • If one or more lots on the intersection already includes a large corner pedestrian amenity
a new corner amenity space may not be appropriate. Seating can create areas to dwell. On property street level seating for restaurants can be considered pedestrian amenity. Successful
amenity space provides a varied pedestrian experience. Pedestrian AmenityPage 29 Planters can define a property line. Storefronts can line an amenity space. Successful amenity space
allows for future retail and restaurant use. PA1.3 Design meaningful space that is useful, versatile, and accessible. • Consider providing space for future outdoor merchandising or
restaurant seating opportunities when designing the space. • Providing good solar access, capturing mountain views, and providing seating is recommended. • Do not duplicate existing
nearby open space. • Storage areas, delivery areas, parking areas, or trash areas are not allowed uses within pedestrian amenity space. • Street-level Pedestrian Amenity spaces shall
be a minimum 1/3 of the requirement. For example, a requirement of 300 square feet of pedestrian amenity can be comprised of three 100 square feet spaces; but cannot be comprised of
one 275 square feet space and one 25 square feet space. (A variation from this requirement may be approved with a finding that the proposed spaces meets the intent of Pedestrian Amenity).
PA1.4 Design amenity space that enhances the pedestrian experience and faces the street. • On corner lots, pedestrian amenity space may be considered on side streets or adjacent to
the alley rather than facing primary streets. PA1.5 Street level Pedestrian Amenity areas shall not be entirely enclosed. • Access to the pedestrian amenity space directly from the
street is required. • A street level pedestrian amenity space may be covered subject to HPC or P&Z approval. If the space is covered, the street-facing portion must be entirely open
Commercial Design Guidelines and Standards Page 30 PA1.6 Street level pedestrian amenity space shall reinforce the street edge. Consider the context of the block when selecting an appropriate
technique to define street edge. Examples of appropriate techniques include: • Overhangs: A cantilevered roof or retractable awning that stretches to the property line. • Fences: A
low fence, mostly transparent that allows views into the pedestrian amenity space. • Landscape: Low planter boxes. If including trees, the mature tree canopy size should not prohibit
views into the amenity space. Hedgerows over 42” are prohibited. • Street Furniture: Permanent, fixed benches or other pedestrian related elements may be considered to establish property
edges. • Surface Material: Change hardscape material to differientiate between pedestrian amenity and Right of Way. PA1.7 Street level pedestrian amenity shall be within 18 inches
above or below the existing grade of the street or sidewalk which abuts the space. PA1.8 Street level pedestrian amenity may be appropriate on a case by case basis within the Commercial
Core Historic District. • Consider the existing context of the block . • Clearly define street edge, see as defined in PA1.6. • In this District, street level pedestrian amenity must
be subordinate to the line of building fronts. PA1.9 Street level pedestrian amenity may include public access to the mountain or river in the RA and MB Character Areas through a trail
easement subject to Parks and Engineering approval. PA1.10 Within the Main Street Historic District, required building setbacks can be used toward a pedestrian amenity requirement.
Hardscape material transitions reinforce the property edge. Low planters and softscape adds to a successful amenity space. Using a variety of techniques is appropriate. Pedestrian AmenityPage
31 Second floor or rooftop amenity can bring vitality to upper floors, provide outstanding mountain views, create meaningful upper floor setbacks, and still allow a building to define
the street edge at ground level which reinforces traditional commercial development patterns. PA2.1 Provide pedestrian amenity in the form of a deck on the second floor that is visible
from and adjacent to the street. • Railing height may not be increased above the minimum IBC requirement. • Historic landmark parapets may be exempt, subject to HPC approval. •
Railings must be a minimum of 50% transparent unless located in the CC District where transparent railings may not be appropriate, given the pattern of decorative cornices capping buildings.
PA2.2 Second floor amenity shall be accessed directly from the street. Remodels and historic landmarks may be exempted from this requirement, subject to HPC approval. • A separate
exterior entrance is preferred. • A public access easement may be requested by the City as part of an approval. PA2.3 Design meaningful space that is useful, versatile and accessible.
• Consider providing space for future outdoor merchandising or restaurant seating opportunities. • Providing good solar access, mountain views and seating is recommended. • Storage
area or trash area are not allowed uses within pedestrian amenity space. PA2.4 Second floor or rooftop pedestrian amenity should be equal to a minimum of 50% of the pedestrian amenity
requirement. PA2.5 To qualify as Pedestrian Amenity, commercial use(s) shall be accessible from the space. • Lodges must have a restaurant, lobby, or other public space adjacent and
accessible from the pedestrian amenity space to meet this standard. • Where applicable, Integrate access to this space into the architecture through interior or exterior corridors.
PA2.6 Design way finding to the Pedestrian Amenity into the architecture. PA2.7 All rooftop Pedestrian Amenity shall be open to the sky. • Small seasonal umbrellas or retractable
canopies may be allowed, subject to Planning Staff, HPC or P&Z approval, as long as these features do not cover the entire space and do not obstruct views in from the street. PA2.8
Rooftop pedestrian amenity is not permitted on the roof of a second floor. Restaurants utilize second floor spaces successfully with outdoor seating. Second Floor or Rooftop Pedestrian
Amenity PA2 - (CC, CA, NMU, MB, SL, RA) Commercial Design Guidelines and Standards Page 32 On the pedestrian malls, on-site amenity space may duplicate the experiences offered by the
Pedestrian Malls and Wagner Park. Replicating open space can erode the street-scape and can dilute the success of onsite pedestrian amenity spaces. PA3.1 Off-site pedestrian amenity
or cash in lieu payment for Mall improvements and maintenance is strongly recommended. See Off-Site Section or Chapter 26.412 Commercial Design Review of the Land Use Code for cash-in-lieu
payment calculation. PA3.2 Special consideration for street level pedestrian amenity on the Mall may be approved based on the following: • Context of the block: The presence of street
facing, street level, pedestrian amenity in the block means that additional street facing pedestrian amenity may be inappropriate. • Adjacent to historic landmarks: Street facing amenity
may be designed to highlight the adjacent historic landmark. • Proposed technique to define street edge. See Standard PA1.6. • Other restrictions on the property such as designated
viewplanes. • Context of the intersection for corner lots: an intersection that already contains street level amenity on the mall should not be replicated. Cooper, Mill and Hyman Mall
Pedestrian Amenity PA3 - (CC) The pedestrian malls boast existing successful pedestrian amenity spaces. Proposed development along the pedestrian malls should strongly consider the
existing amenities. Cash in lieu payment for Mall improvements and maintenance is strongly recommended. Pedestrian AmenityPage 33 Midblock pedestrian amenity PA4 - (CA, NMU, MB, and
RA) Midblock walkways create open space between buildings, activate alleyways, and provide alternative locations for commercial space and outdoor dining. This type of pedestrian amenity
should be used sparingly throughout town to preserve historic development patterns. PA4.1 Midblock pedestrian amenity shall provide access to additional commercial space. • The amount
of pedestrian amenity of the feature counts as double. For example, a midblock walkway that is 500 square feet in size is equal to 1,000 square feet for the purposes of pedestrian
amenity calculation. • Commercial space must be accessed from the walkway and must be at least 40’-0” back from the street edge. PA4.2 Design the space to be surrounded with high quality
materials and architectural details. PA4.3 Incorporate way-finding to the midblock amenity into the architecture. PA4.4 Design and proportion of midblock pedestrian amenity must include
adjacent architecture, adequate width of walkway, lighting and landscape elements. • Minimum width in the CA, NMU, MB, and RA districts is 10’-0”. PA4.5 Midblock pedestrian amenity
shall extend the length of the lot to the alley. PA4.6 Midblock pedestrian amenity walkways should be open to the sky. • A mid block pedestrian amenity space may be covered subject
to HPC or P&Z approval. If the space is covered, the street-facing portion must be entirely open. PA4.7 New midblock pedestrian amenity walkways shall not be located in a block face
that already has a midblock walkway. Alternate space for commercial use is a benefit of a midblock pedestrian amenity. Midblock pedestrian amenity can integrate with street facing pedestrian
amenity. A covered midblock pedestrian space is subject to HPC or P&Z approval.Commercial Design Guidelines and Standards Page 34 Subgrade Courtyard Pedestrian Amenity (CA, NMU, RA)
Lower level walk-out patios, also referred to as subgrade courtyards, may provide additional opportunities for commercial uses. When carefully designed, these spaces have the potential
to provide natural light and open space for commercial tenants. The design, placement and neighborhood context of subgrade courtyards are critical to their success as a positive addition
to the street-scape. PA.26 Subgrade courtyard pedestrian amenity shall be at least 30% the required pedestrian amenity. • Subgrade courtyards shall abut a lot line. • Access shall be
provided from the street. • Access and circulation are included in the calculation of pedestrian amenity. PA.27 Subgrade courtyards are not permitted on corner lots, unless located
at the rear of the lot. PA.28 Design of the subgrade courtyard at grade shall reinforce the street edge. • The measurement of a subgrade courtyard along the lot line shall not exceed
30% of the lot width adjacent to the features. • Consider the context of the block when selecting an appropriate technique to define street edge. • A low wall that define the street
edge shall allow views into the pedestrian amenity space. PA.29 Permanent fixed benches or other pedestrian related elements may be considered to define the street edge. PA.30 Design
meaningful space that is useful, versatile, and accessible. • Consider future outdoor merchandising or restaurant seating when designing the space. • Consult the Land Use Code for allowed
elements within setbacks where applicable. PA.31 Design the subgrade courtyard to maximize solar access. • South facing courtyards are encouraged. PA.32 All subgrade courtyard spaces
shall be open to the sky. • Small seasonal umbrellas or canopies that do not cover the entire space prohibiting views in from the street may be allowed, subject to Planning Staff,
HPC or P&Z approval. PA.33 A subgrade courtyard shall be accessible from the interior of commercial use(s) abutting the pedestrian amenity space. • Integrate clear access to this
space into the architecture through interior or exterior corridors. PA.34 Design way-finding to the subgrade courtyard space into the architecture. Pedestrian AmenityPage 35 Off-site
Pedestrian Amenity (All Character Areas) Off-site pedestrian amenity is an option when onsite amenity is not feasible or not appropriate as determined by HPC or P&Z. Off-site amenity
must be constructed by the applicant and shall include improvements equal to or exceeding cash-in-lieu amount calculated in Land Use Code. A permit is required for modifications within
the publicly owned right of way, including planting strips, street trees and sidewalks. In general, the right of way within a given neighborhood should have a consistent design character.
Covered walkways, also referred to as arcades are found throughout Aspen’s commercial neighborhoods. Arcades introduce a one-story pedestrian scaled element to a building and may be
appropriate in specific areas. Coordination with the Engineering Department and Parks Department is required. PA.35 Off-site improvements shall be located within the block of the
subject property. PA.36 Covered walkways or arcades are only permitted in blocks that do not already have a similar feature. • Subject to Engineering Department and Parks Department
approval. PA.37 Additions to the street-scape shall enhance the pedestrian experience. PA.38 At least 50% of the block must be standard City of Aspen right of way design. • The proposed
design does not detract from nearby historic resources. • The proposed design provides or enhances the street-scape or historic district. • A right of way may be altered to reflect
the design of an adjacent building. Commercial Design Guidelines and Standards Page 36 Enclosed Interior Courtyard Pedestrian Amenity (CC, CA, NMU) Interior courtyards offer areas for
the public to get out of the weather and enjoy a communal space. Well designed and successful interior courtyards are easy to find by the pedestrian, versatile, large and include communal
seating. Interior pedestrian amenity activates and increases presence of smaller commercial spaces that front the courtyard. PA.39 Design interior courtyards to be versatile. PA.40
Interior courtyards shall provide access to commercial uses to count as pedestrian amenity. PA.41 Commercial spaces shall have large storefront windows open to the interior courtyard.
PA.42 Interior courtyards shall include communal seating and tables. PA.43 Incorporate way-finding into the architecture. PA.44 Interior corridors or hallways leading to the interior
courtyard do not count as pedestrian amenity space. Pedestrian AmenityPage 37 Commercial Core Historic District Commercial Design Standards and Guidelines Page 38 History In 1880,
based on promising evidence of silver mining potential, two men vied to be the first to officially plat the town and control its early development. Clark Wheeler succeeded by snow-shoeing
over Independence Pass from Leadville in February 1880 and named the city Aspen. His Aspen Town and Land Company, with the backing of eastern investors, laid out a 2.5 acre area which
is primarily today’s Commercial Core. Initially, growth was hampered by lack of infrastructure to make mining profitable, however this quickly changed within the first five years
of development, when better roads into the valley were constructed and telegraph, telephone, water and electrical service were all established. A newcomer, Jerome B. Wheeler, added
an all important smelter to process ore. Commercial Core Historic District Improvements must respect the 19th century historic context and development patterns and offer thorough compatible
new design that highlights Aspen’s sense of place downtown and small town character. Construction boomed and the town had a brick yard, sawmills and lumberyards by the mid 1880’s.
Even so, according to the 1886 Sanborn Fire Insurance maps, much of the core was occupied by dwellings, with a limited number of businesses. After several devastating fires affected
the downtown, many new buildings were constructed of masonry. This house, at 302 E. Hopkins, built in 1883 appears to be the oldest frame structure in Aspen. There are seven Victorian
era homes left in the Commercial Core.* Aspen seen from the Durant Street fire tower in 1908.* Commercial CorePage 39 By 1887, Aspen was served by railroads and by 1892, the town’s
population had increased to 12,000 people, making Aspen the third largest city in the state. Aspen’s most grand, iconic buildings of the period were the Wheeler Opera House built in
1889 at 320 E. Hyman, the Hotel Jerome, built in 1889 at 330 E. Main and the Elk’s Building constructed in 1891 at 210 S. Galena. The Hotel Jerome and the Elk’s Building are primarily
red brick, with beautifully carved red sandstone details. The Wheeler Opera House was faced entirely with red sandstone. There were only two other Victorian era stone buildings in
Aspen, the Hyman Brand Building at 203 S. Galena and the Cowenhoven block at 501 E. Hyman. While brick and masonry structures are the majority of the surviving Victorian commercial
buildings in Aspen (25 of the 36 19th century buildings still standing) this is likely due to their substantial construction and may create a misconception that this type of building
was the most common in the 1800s. Early Aspen was a very isolated place and its short development heyday before the silver crash prevented it from reaching the potential it might have
otherwise seen. The Victorian era material palette was very much locally based and limited, the exception being cast iron storefronts and pressed tin accents that could be delivered
by train. These limitations are important facts of Aspen history that should be considered in current choices for development. Most of the historic building fabric of Aspen was modest
wood construction. The Aspen Block, at 303 S. Galena appears to be the oldest masonry building in Aspen, begun in 1886. It was constructed of red brick and featured white sandstone
quarried at Maroon Creek. This is reported to be the first cut stone used in Aspen.* A view of the Commercial Core in the 1950s. After the silver crash a number of the original buildings
were removed, leaving a sparse landscape downtown.* Commercial Design Standards and Guidelines Page 40 There is no documentation of any significant construction of new buildings in
the Commercial Core from 1893 until the late 1940s, when businesses like the Prospector Lodge (since demolished and rebuilt at 301 E. Hyman) began to appear with the start of the ski
resort. In 1974 the City of Aspen made the Commercial Core one of the earliest historic districts in the State. Design review has been undertaken since then to ensure that new construction
reflects the history of the town. The premise is that Victorian era buildings guide new building design. This effort must acknowledge the fact that the Victorian landmarks do not comprise
the majority of the buildings in the Core today. Many of the buildings in this neighborhood were built in the 1960s through 1980s. Some are significant examples of other eras of architecture,
including three AspenModern landmarks which are distinctly different than their 19th century predecessors. They add to the richness of the neighborhood but are limited in number and
each are unique. A view of Aspen in 1981, substantially built up in the ensuing three decades. Victorian era buildings have witnessed over 100 years of Aspen’s exciting history. Car
race on Mill Street, 1952.* Commercial CorePage 41 A mix of building heights is an important component to the historic character of downtown, and it should be recognized that the area
has traditionally featured buildings of a relatively small footprint next to much larger commercial block structures. Guido’s Swiss Inn, seen in 1963, has been heavily remodeled but
stands at 403 S. Galena, adding to the variety of architecture in the Commercial Core. * The most character shaping modern change to the Commercial Core Historic District was the Pedestrian
Malls, built in 1976. The Malls claimed entire streets as sidewalks, brought nature into the City, and offered a dynamic contrast between new design philosophies and old 19th century
buildings. In the same way, new development can enrich downtown and respect the unique character of Aspen through careful and historically informed design choices. Early additions
to the Red Onion,420 E. Cooper, seen in 1958, reflect the modest scale of some periods of development in Aspen. * 119 S. Mill, built in 1956.*Hyman Pedestrian Mall.* Commercial Design
Standards and Guidelines Page 42 Forward looking urban development is a tradition here. Existing Character The Commercial Core Historic District has strong connection to its 19th century
mining heritage, which creates a defined sense of place that resonates with the community and visitors. Almost half of the Commercial Core buildings are designated landmarks, including
three AspenModern buildings that reference Aspen’s mid-century renaissance. Substantial Victorian era structures of local masonry and expert craftsmanship indicate a clear pattern
of development and reflect that era’s feeling of pride and optimism for the future. The buildings were built to last. Modern architecture woven into the core reflects the post war success
of Aspen as a ski resort with international stature. The design of buildings in the Commercial Core should celebrate the historic character. Commercial CorePage 43 Building Placement
A clearly delineated street edge is important within the Commercial Core Historic District because it supports commercial use, pedestrian experience, and aligns with traditional development
patterns that set commercial buildings at the front property line. Historically small pockets of open space and setbacks have been throughout the District. Current policies encourage
more significant downtown open space, which must be factored carefully into site planning. 2.1 Maintain the alignment of facades at the sidewalk’s edge. • Place as much of a building
at the property line as possible to reinforce historic development patterns. • A minimum of 50% of the first floor building façade shall be at the property line. This requirement may
be varied by the Historical Preservation Commission or Planning and Zoning based on historic context or in order to accommodate pedestrian amenity (See Pedestrian Amenity Chapter) •
A minimum of 70% of the 1st floor building facade shall be at the property line for properties on a mall. 2.2 Consider a 45-degree chamfer for corner lots where appropriate. • Analyze
all four corners of the intersection for compatibility. • A primary entrance into the building should be through the chamfered corner. The chamfer corner of the Wheeler Opera House.
In the Commercial Core the buildings typically define the lot line at the street and alley. Commercial Design Standards and Guidelines Page 44 The three story Hotel Jerome is an iconic
19th century building. The hierarchy of the first floor storefront design is a common and successful design element. Originally a residence, this historic cabin has an addition, which
serves its commercial use. Architecture The buildings which define the desired characteristics of the Commercial Core Historic District were built within a 10-year period between 1883
– 1893. Usually between one to three stories in height, these late 19th century commercial buildings are divided into two distinct bands. The first floor is commonly transparent for
the display of retail goods and to invite pedestrian in, while the upper stories have smaller windows and are usually reserved for more private spaces such as a residential or office
space. With the introduction of cast-iron storefronts, the weight of second and third stories of these Victorian commercial structures was able to be carried over larger expanses of
glass on the first floor. No new construction occurred for more than 50 years after 1893. This development gap is unique and important to local history. This distinction should not
be blurred by the introduction of architectural references which are not part of Aspen’s heritage. Imitation faux- Victorian architecture and unrelated contemporary architecture are
inappropriate in the Commercial Core Historic District. Appropriate new buildings or additions balance differentiation and compatibility with an emphasis on the later. Tipping the
scale toward differentiation by introducing contrasting styles or statement buildings within the historic district leads to the gradual erosion of historic character and sense of place.
More than relating to context with a flat roof or a tall commercial storefront, compatible buildings share common fundamental elements of architecture: spatial relationships, hierarchy,
proportion, details, materials, texture, rhythm and character. The focus should be more on supporting a sense of place rather than creating a stylistic statement. The goal is not
boring new architecture: development which is creative, responsible, simple, elegant communicative and familiar is desired. Commercial CorePage 45 Development should be sensitive to
single story historic structures. Many prominent historic buildings were constructed of stone. 2.3 Development should be inspired by traditional late 19th century commercial buildings
to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to relate
strongly to the context. • When relating to materials, use traditional application of materials commonly found in the Historic District such as brick and stone and use similar texture
and color to historic context. • When relating to fenestration, large vertical windows on the ground level and punched vertical openings on upper levels, with a similar solid to void
ratio, are appropriate. • When relating to form, note that rectangular forms are predominant with limited projecting or setback elements. Most roofs are flat but gables are present.
Pedestrian experiences are varied and should always be considered. Commercial Design Standards and Guidelines Page 46 Remodels can enhance pedestrian experience. Building Proportion,
Scale, Height and Width A variety of building heights and widths in the Commercial Core Historic District is desirable. The original town site lots are 30 feet by 100 feet in size.
Historically, building widths downtown were as small at 15 feet and as large as 90 feet. Today, where large properties are being developed, the design should break up a building into
modules which reinforce the smaller scaled buildings of the 19th century. 2.4 Respect adjacent iconic historic structures. • Development near historic landmarks may use pedestrian
amenity design as a transition or buffer to highlight the importance of adjacent historic structures. • Use simple architectural details, materials and massing that do not detract from
nearby historic landmarks. 2.5 The massing and proportions of a new building or addition should respond to the historic context. • Two story buildings are encouraged. On larger buildings
creating a one story element within the composition is appropriate and consistent with the historic pattern of the district. • Building modules or individual features should generally
be tall and narrow in proportion. 2.6 One story buildings on lots of more than 9,000 square feet are discouraged. • This guideline includes buildings that read as “one story” from
the street and have a significant second floor setback. • Evaluation of appropriateness shall be based on existing context and how the building fits into the streetscape. Impact on
historic character of the Historic District, impact on adjacent landmarks, and other restrictions such as viewplanes will also be considered. The scale of additions should respond to
the historic context. A traditional 19th century commercial building. Commercial CorePage 47 2.7 Buildings on lots larger than 6,000 square feet shall incorporate architectural features
that break up the mass. 2.8 Composition of the façade, including choices related to symmetry and asymmetry, should reflect the close readings of patterns established by the 19th century
structures. • The pattern of widths of the lots varies from 20’-30’. Varieties of building widths are preferred. • Provide historic precedent using historic maps and adjacent landmarks
to determine appropriate building width, height and form. Photographs, dimensional drawings, figure ground diagrams, are all examples of tools used to illustrate precedent. • Align
architectural details and features similar to the surrounding context. Articulation of building materials can break up mass. There are many historic references for material, symmetry
and asymmetry in Aspen. Reference to historic lot width is preferred. Commercial Design Standards and Guidelines Page 48 Flat roof forms are characteristic of the area. A centered,
recessed primary entrance has clear hierarchy. Some historic structures have pitched roof forms. First Floor A rhythm of recessed entryways and tall commercial storefronts is integral
to the character of Aspen’s Commercial Core Historic District. The repetition of these features along the street contribute to a stimulating pedestrian experience, downtown vitality,
and human scale. First floor storefronts that are taller than upper levels help to reinforce the traditional appearance. Entrances facing both the primary and secondary streets add
vitality to the streetscape and create versatile commercial spaces with the potential to be divided into smaller spaces in the future. 2.9 Recessed entries are required. • Set a primary
entrance back from the front façade a minimum of 4 feet. • Alternative options that define an entry and reinforce the rhythm of recessed entryways may be considered. • For corner
lots, primary entries must face front lot line as determined by the Land Use Code and/or be located in the chamfered corner where applicable. 2.10 Secondary recessed entrances are required
on the secondary street for corner lots and on buildings on lots larger than 6,000 square feet. Commercial CorePage 49 Window design has an influence on architectural expression. Photo
credit: Brent Moss Photography Storefront proportions are important for the pedestrian experience. Window rhythm is important for retail storefronts. 2.11 Maintain a floor to ceiling
height of 13’-0” to 15’-0” feet for all commercial storefronts. • The ability to vary this requirement shall be based on demonstration of historic precedent amongst adjacent landmarks.
Storefronts should be taller than the upper floors. • The floor to ceiling height may be dropped to 9’ after the first 25’ of building length from a street facing facade. 2.12 Maintain
distinction between the street level and upper floors. • Maintain traditional hierarchy of floors, with the first floor, floor to ceiling height, being greater than upper floors. •
Minimum floor to ceiling height shall be 9’ for the second floor. 2.13 Street level commercial storefronts should be predominately transparent glass. • Window design including the
presence or absence of mullions has a significant influence on architectural expression. Avoid windows which suggest historic styles or building types which are not part of Aspen’s
story. Commercial Design Standards and Guidelines Page 50 Details and Materials As 19th century commercial construction evolved, the amount of ornamentation and high style influences
evolved as well. Cornice and mid-belt moldings became more prominent, more elaborate window and door openings were used and much of the facade was covered with varying degrees of applied
ornamentation. Architectural details and material selection for new buildings or remodels are paramount to a successful and contextual building within the Commercial Core Historic District.
While it is inappropriate to mimic historic details because it creates a false sense of history, subtle reference to 19th century commercial details may be appropriate. Materials
should reflect those found within the Commercial Core Historic District: unpainted brick, textured large pieces of locally sourced sandstone, and painted wood. Painted metal details
are found on some historic landmarks. 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities: • Color or finish traditionally
found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Primary materials are brick and stone, secondary materials are typically
metal and wood. • Traditional application: for example, a running bond for masonry. • Use the cornice or parapet as the railing to block views into roof space. • Larger setbacks may
be required. Unpainted brick is an appropriate building material. Cornice and mid-belt moldings were a prominent detail in 19th century design. Historic buildings create a unique context
for visitors to Aspen. Commercial Core Page 51 Main Street Historic District Commercial Design Standards and Guidelines Page 52 Main Street Historic District Preserve the residential
scale of the neighborhood and the character of the landscaping including generous front yards, low fences, mature trees and irrigation ditches. A typical miner’s cottage at 208 E. Main.
* A Victorian brick structure, at 201 E. Main, covered in stucco in the 1940s.* 128 E. Main, built in 1890 by Jack Atkinson, an early prospector who made his fortune after locating
the Little Annie and Midnight Mines. The Atkinson family also owned the brickyard that supplied the material for this home.* History Initially, development in Aspen was located in
close proximity to the core of town and the mines. Development along Main Street was sparse until the mid 1880s, when homes began to line the street. The creation of a horse drawn
street-car line in 1889 contributed to the spread of construction along Main Street and into the West End. Some of the largest Victorian era homes in Aspen were built here between
1888 and 1893. These highly visible and ornate buildings housed some of the families who prospered the most from silver mining. Main Street Historic DistrictPage 53 The 300s block
of Main Street in 1890.* Alleys feature small scale historic sheds.* Looking east on Main Street in 1925.* From its beginnings, Main Street from 7th Street to Monarch was almost entirely
residential. The majority of the buildings were one story “miner’s cottages,” with only a handful of other uses, mixed in, such as churches and a grocery store. Buildings were primarily
wood frame with gable roofs, though examples of false front buildings and flat roofed brick structures from the Victorian period appeared as well. One of the most beloved characteristics
of Main Street is its design as a wide boulevard lined with cottonwoods. Ditch companies began to be formed in the City in the early 1880s to bring water into the townsite. Small
trees were relocated from the banks of local streams, and planted in orderly rows. Though these trees did not reach maturity during the mining era, Main Street, for much of its history,
has had a soft edge, grand trees and clearly residential character, with landscaped front yards and low fences surrounding many properties. Another reflection of Main Street’s early
development can be seen in the alleys, some of which feature small scale historic sheds, carriage houses and garages. Many of the alleys in this area are unpaved. No roads in Aspen
were paved until the early 1960s. Commercial Design Standards and Guidelines Page 54 Lodging at 435 W. Main Street, c. 1930s.* The original Aspen Public Library at 120 E. Main.*Left:
Winterskol parade, 1991.*a Right: Car racing on Main Street, 1953.* More than 50% of the lots in this character area contain Victorian era structures, which was the justification for
naming Main Street a historic district in 1976. There are other important structures in this neighborhood. For instance, starting in the 1930s, development of lodging occurred along
Main Street, first as small scale cabins and then as larger motels. Most of those that remain are small lodges and reviewed as a separate character area. Modernism is also found on
Main Street, for instance the original public library designed by Fritz Benedict and built at 120 E. Main in 1960. Though these buildings tell Aspen’s story, they are generally one
of a kind and do not form a pattern for the neighborhood.. Main Street is Aspen’s front porch and the first impression as one enters town. It is the setting for races, parades, and
banners announcing community events. Though the area is affected by vehicular traffic more so today than in the past, the historic scale and architectural character still reinforce
that Aspen is a small city. Main Street Historic DistrictPage 55 320 W. Main Street 430 W. Main Street. Existing Character For many, Main Street is the first impression of Aspen. It
is a snapshot of Aspen’s history. The rhythm of mature cottonwoods, ditches and sidewalks, and generous yards with one and two story Victorian buildings strongly convey Aspen’s mining
heritage. Small lodges are mixed within the District along with modernist architecture. More than half of the buildings in the Main Street Historic District are designated landmarks.
Preservation of the context of historic Main Street is vital to the designated landmarks and to Aspen’s small town character. The majority of Main Street is 19th century residential
buildings with gable roof forms. Painted wood siding, simple picket fences, and perpendicular walkways to porches are character defining features among the Victorians. As Main Street
approaches downtown, the residential feel gradually transitions into commercial character with smaller yards, and a greater intensity of uses. New buildings and remodels should reflect
these characteristics. Because most properties in the district are landmarked or fall into the Small Lodge Character Area, there are few opportunities for new buildings in the Character
Area. Main Street Historic District is defined by Victorian style architecture. Commercial Design Standards and Guidelines Page 56 Building Placement Aspen’s Victorian era buildings
are parallel to the lot lines, with the primary entrance facing the street. This helps establish the pedestrian friendly quality associated with the Main Street Historic District.
For many blocks within the Main Street Historic District, front yards are similar in depth, resulting in a relatively uniform alignment of building fronts which contributes to the
sense of visual continuity. Maintaining the established range of setbacks, including side yards, is important to maintaining that continuity. 3.1 Orient a new building or addition
to the street. • All buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • Generally, do not set a structure forward of any historic resources
within the block. Alignment of front setbacks is preferred. An exception may be made on a corner lot. Building placement varies from one end of Main Street to another. Primary entrances
should face the street. The following Design Standards and Guideline apply to all properties subject to Commercial Design Review and located within the Main Street Historic District
with the exception of small lodges. Small Lodges within the Main Street Historic District are subject to the Small Lodge Chapter. Historic Landmark properties are also subject to
the Historic Preservation Design Guidelines. Main Street Historic DistrictPage 57 Architecture Imitation faux- Victorian architecture and unrelated contemporary architecture are inappropriate
in the Main Street Historic District. Appropriate new buildings or remodels balance differentiation and compatibility with an emphasis on the later. Tipping the scale toward differentiation
by introducing contrasting styles or statement buildings within a historic district leads to the gradual erosion of historic character and sense of place. More than relating to context
with a gable roof form, compatible buildings should share common fundamental elements of architecture: spatial relationships, hierarchy, proportion, details, materials, texture, rhythm
and character. Most historic buildings in Aspen are composed of simple forms – a simple rectangular solid with a gable is typical. In some cases, a building consists of a combination
of simple forms. A new building within the Main Street Historic District should respect these traditions. 3.2 Design a new structure to be recognized as a product of its time. •
Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic district in at least two of these elements. Departing
from one of these categories allows for creativity and a contemporary design response. - When choosing to relate to building form, use forms that are similar to the historic district.
- When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically in the district and use building materials that contribute to
a traditional sense of human scale - When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those in the historic district. 3.3 The imitation
of older historic styles blurs the distinction between old and new buildings and is discouraged. • Overall, details shall be modest in character. Front yards and gardens are prevalent
along Main Street. Front porches are a traditional way to create a transition from public to private. Building materials are typically painted wood or brick. Commercial Design Standards
and Guidelines Page 58 Building Proportion, Scale, Height and Width More than half of the properties within the Main Street Historic District are designated 19th Century landmarks
that are one to two stories and 1,000 to 2,200 square feet in size. The maximum perceived mass of new buildings or remodels within the Main Street Historic District should reflect
this character by creating detached buildings on a property or through one building that is clearly broken up into distinguishable modules using connecting elements, material changes,
or roof forms, for example. 3.4 Construct a new building to appear similar in scale and proportion with the historic buildings in the district. • Subdivide larger masses into smaller
modules that are similar in size to the historic buildings in the district. • Reflect the heights and proportions that characterize the historic district. • Use secondary structures
to break up mass of buildings. These are most appropriate along alleyways. Roof forms shall be in character with surrounding historic buildings. The perception of mass can change with
the material used. Maintain relationships of scale and setbacks. Main Street Historic DistrictPage 59 3.5 Roof forms should be in character with surrounding historic buildings. • Roof
forms should be simple. • Roof forms should not compete with surrounding historic buildings and should not dominate the street. • If applicable, gable ends should be oriented toward
the street. • Carefully consider roof eaves, orientation of ridgelines, roof pitch, dormer and other features as a way to either create compatibility or differentiate a new building
or addition. 3.6 Design a front elevation to be similar in scale to historic buildings in the district. • The primary plane of the front elevation shall not appear taller than historic
structures. 3.7 Clearly define the primary entrance to a new building with a front porch or similar feature. • The front porch shall be functional, and used as the means of access
to the front door. • A new porch must be similar in size and shape to those seen traditionally. 3.8 Design an addition to be compatible in size and scale with the main building. • An
addition that is lower, or similar in height to the existing building, is preferred. 3.9 When planning an addition to a building in a historic district, preserve historic alignments
on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. • An addition cannot be placed in a location where these relationships
would be altered or obscured. • Detach building mass along alleyways, similar to traditional shed development. New buildings should appear similar in scale to historic buildings in
the district. The Mesa Store building is an example of a false storefront. Front elevations are typically residential in form and articulation. Commercial Design Standards and Guidelines
Page 60 Details and Materials Wood and brick are the primary building materials found on Victorian era buildings within the Main Street Historic District. It is important to maintain
consistency in material palette throughout the Main Street Historic District. Carefully consider existing material colors, finishes and textures within the block before selecting materials.
Study the typical placement and character of architectural details. 3.10 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally
on Main Street. • These include windows, doors and porches. • Overall, details should be modest in character, 3.11 Architectural details should reinforce the historic context of the
block. • It is inappropriate to imitate historic details. Consider how detailing can be used to create relationships between new and old buildings while still allowing for current architectural
expression. 3.12 Primary materials should be wood or brick. • Alternate primary materials may be considered on a case by case basis depending on the historic context of the block. 3.13
Secondary materials should relate to the historic context. • More variety is acceptable for secondary materials if a relationship to the historic palette can be demonstrated. • Stone
is limited to the foundation. 3.14 Use roofing materials that are similar in appearance to those seen historically. New construction can be referential without copying historic details.
Painted wood mixed with natural wood is appropriate. Main Street Historic DistrictPage 61 Commercial Design Standards and Guidelines Page 62 Commercial Area Commercial AreaPage 63
History The Commercial Character Area was primarily occupied by a mix of miner’s cottages and commercial spaces during the Victorian period. No Victorian era commercial buildings remain
in this neighborhood today. Commercial Area An extension of the Commercial Core Historic District with an emphasis on pedestrian walkability and a balanced mix of traditional and modern
architecture. A composition of moss rock, exposed concrete beams and wood siding at the entrance to the Steak Pit restaurant, in the City Market building, 1965. Since remodeled.* Instead,
the commercial architecture in these blocks is predominantly 1950s and 60s Modernist structures, many of which served as the informal headquarters for the artist community and counter
culture of the day. Personalities central to this time and place like artist and architect Tom Benton, writer Hunter S. Thompson, architect Ellie Brickham, and gallery owner Patricia
Moore created an environment of residential, commercial, and cultural spaces distinct from more traditional Aspen architectural forms. A new Aspen Post Office, built in 1960 at Hyman
and Spring, and City Market, Aspen’s first chain grocery store built at 711 E. Cooper in 1967 fulfilled the practical needs of residents while also contributing to the new neighborhood
aesthetic and activity level. Benton’s 1969 Crandall Building at 630 E. Hyman reflects this dynamic era as well. Commercial Design Standards and Guidelines Page 64 Aspen Square, a
mix of shops and lodge units.* The Spring building at Hopkins and Spring Street. Tom Benton’s Crandall building with redwood siding and unpainted concrete block, 1969. Photo courtesy
X. On a larger scale, Fritz Benedict’s Aspen Square at 617 E. Cooper, built in 1969, introduced a commercial lodge with balconies and an arcade surrounding the buildings which occupy
an entire city block. Many of these still existing commercial buildings, including Alpine Bank, built at 600 E. Hopkins in 1973, used moss rock, highly textured brick, heavy timbers,
and other organic materials to merge modern architecture with a local material palette. Recent redevelopment projects like the Aspen Art Museum, at 637 E. Hyman in 2014 and the Spring
Building at 119 S. Spring in 2013 are once again enlivening the Commercial Character Area in the introduction of new architectural expressions. Patricia Moore’s art gallery and residence
at 610 E. Hyman, designed by Ellie Brickham, as seen in 1966. Photo courtesy Denver Public Library. Commercial AreaPage 65 Existing Character The Commercial Area is an extension of
the Commercial Core Historic District: two and three story, flat roofed buildings with storefronts are prominent. Open space in the form of front yard setbacks and subgrade courtyards
along with zero lot line development add variety to the neighborhood. This neighborhood is defined by AspenModern properties as well as 19th century historic landmarks. Flexibility
in design compared to the adjacent Commercial Core Historic District design guidelines is evident in the range of architecture and site design. While some properties are completely
residential, the overall character of the district is commercial. Pedestrian amenities of Aspen Art Museum. The area is characterized by a more urban design. Patricia Moore’s studio
today. Commercial Design Standards and Guidelines Page 66 Building Placement There is a transition from the traditional commercial buildings found in the Commercial Core Historic District
to the Commercial Character Area, where historic landmarks are not as prominent. New development should reinforce commercial character by reflecting some of the traditions of 19th
century commercial buildings with an emphasis on pedestrian experience creative design solutions, architectural diversity, and well-planned open space. Building placement should respond
to the existing context. 4.1 Properties adjacent to the Commercial Core Historic District require careful consideration when siting a new building. • A narrow range of setbacks, or
no setback, may be appropriate for properties closest to the Commercial Core Historic District. Development should reinforce commercial character while reinforcing pedestrian experiences.
Pedestrian experience can drive a relationship to the street. Commercial AreaPage 67 Architecture Architecture in this neighborhood should promote versatile commercial spaces and maintain
a balanced mix of traditional and modern architecture that references the Commercial Core Historic District and encourages creative design solutions. This balance is especially important
for properties that are adjacent to the Historic District where a sensitive transition from the historic context is desired. Two story flat roofed buildings are appropriate in this
neighborhood as long as there is height variation between buildings to prevent a continuous cornice line that appears as one massive building. Similar roof forms and overall building
shape will create cohesion within the neighborhood which is important to establish a sense of place within the Commercial Character Area. Flat roofs are prominent within this neighborhood
relate to the adjacent Historic District and can encourage creative roofscape design - adding visual interest in town as viewed from Aspen Mountain, Smuggler Mountain, or Red Mountain.
The area is home to some AspenModern designs. This design offers a flat roof broken up by a varied silhouette. Outdoor spaces can enhance the architecture. Commercial Design Standards
and Guidelines Page 68 This entrance emphasizes verticality though the use of proportion This building uses its form to define the difference between street and upper levels. Flat
roofs are a defining a characteristic of the area. 4.2 Variations on traditional 19th century commercial design are encouraged. • Design solutions should reference some traditional
commercial characteristics: these include tall storefront windows, defined entries, and smaller windows on upper levels. • Creative interpretations of 19th century design is recommended.
• Design should support but not imitate historic architecture. • Properties adjacent to an AspenModern landmark may relate to, but not mimic the AspenModern architecture rather than
traditional 19th century commercial design. This may be considered on a case by case basis considering the context of the block. 4.3 Two story buildings are appropriate. • Vertical
proportions should be emphasized through scale, as well as architectural details and features such as windows, materials, and floor to ceiling heights. 4.4 Maintain distinction between
the street level and upper floors to reinforce 19th century commercial traditions. • The first floor should be the tallest floor in the building. • Express the traditional distinction
between floor levels through architectural details. For example: detailing, materials, belt course, and/ or fenestration may be appropriate tools to differentiate between floors. •
Minimum floor to ceiling height of 11’ for first floor and 9’ for second floor. 4.5 Flat roof forms are appropriate and reinforce the commercial nature of the neighborhood. • Other
roof forms may be considered on a case by case basis depending on the context of the block, adjacent historic landmarks, and other restrictions such as viewplanes. Commercial AreaPage
69 The material selection here is more flexible than in the historic areas of the city Material articulation can take many forms in this neighborhood. Traditional materials help eclectic
buildings have a relationship with historic structures. Details and Materials Ground floor elements should be related to commercial character through storefront design and street level
open space, rather than through more residential based features such as front porches or small street level windows. Large storefronts are recommended, but not required. Building
materials in the Commercial Character Area consist of mostly brick, masonry, metal and wood. There are some examples of less familiar, trendy materials. While material selection in
this character area is more flexible than the Commercial Core Historic District, materials should be subtle and applied using traditional techniques. Commercial Design Standards and
Guidelines Page 70 Commercial AreaPage 71 Neighborhood Mixed Use Commercial Design Standards and Guidelines Page 72 Hannah Dustin building, 1969 Aspen Athletic Club, 1976 Neighborhood
Mixed Use A distinct transition from commercial to residential character with an emphasis on pedestrian walkability, front yards, and smaller scale architecture. History of the neighborhood
This character area bookends downtown along the east and west. The area to the east of Spring Street, with a few notable exceptions, has throughout its history been primarily defined
by residential use, especially in the Victorian period, when the blocks were filled with small houses. A handful of business structures and a large planing mill needed to supply the
fast paced development of town taking during that time did exist here, but none of the early structures remain today. Like the Commercial Character Area, modern architecture of the
1960s and 70s appeared in this neighborhood and remains influential today, particularly commercial buildings like the Aspen Athletic Club at 720 E. Hyman, designed by Frank Lloyd Wright
student Robin Molny in 1976, and the 1969 Hannah Dustin building at 300 S. Spring, designed by Heneghan and Gale, architects of the iconic Prince of Peace church at the roundabout.
In both cases, heavy timber framing, brick, and glass curtain walls were chosen for the buildings, which also feature tall atrium lobbies to let in plenty of natural light Today, beyond
these important exceptions, this segment is predominantly defined by multi-family (both affordable and free-market) residential development. Neighborhood Mixed UsePage 73 The western
segment of this character area, west of Monarch Street, was predominantly residential during the Victorian period. Three landmarked residences from the Victorian period continue to
provide reflection of this history. As seen in the photo at right, taken circa early 1950s and with the character area highlighted, many buildings disappeared during the Quiet Years
following the silver crash. This persisted until the development of several small lodges in the 1960s. Examples include the Edelweiss cabins, which were replaced in the 1980s with
the notable Hotel Lenado, designed by Harry Teague and reflecting a balance of new architectural ideas and Aspen personality. Edelweiss Lodge.*405 South Monarch Street Lift 1 with the
Neighborhood Mixed Use West highlighted.* Commercial Design Standards and Guidelines Page 74 This neighborhood was home for twenty five years to celebrated blacksmith Francis Whitaker,
who worked out of the Mountain Forge at 230 E. Hopkins. Whitaker was so influential as an artist and teacher that the National Education Association named him a National Heritage Fellow.
The large public park at Hopkins and Monarch is named in his honor. In recent years, some of the remaining small lodges in the area have been replaced. The original Limelight lodge,
built in the early 50s was replaced with a new, much larger hotel in 2007. Similarly, Dancing Bear replaced the modest Aspen Court Lodge in 2008. Francis Whitaker’s studio seen in
1965.* Original Limelight lodge. New Limelight lodge. The Dancing Bear replaced the Aspen Court Lodge. Neighborhood Mixed UsePage 75 Increased open space on the site is important as
the scale transitions from commercial to residential. Front yard setbacks should be provided. Material selection in this character area is more flexible. Building Placement In order
to reinforce the residential character of the neighborhood, front yard setbacks are appropriate and, often required by the assigned Zone District. Increased open space around a building
is important to a successful transition from this neighborhood to the adjacent residential neighborhoods. It is equally important to create versatile open space, not just landscaping,
that can be used by commercial businesses. 5.1 Incorporate open space into building placement and site design. • Consider a transparent fence to define the street edge. • Soft and informal
landscape design is encouraged. • Useful open space that supports a variety of uses is recommended. 5.2 A front yard setback should be provided. 5.3 The building entry should be easily
seen from the street. Existing Character The Neighborhood Mixed Use character area is largely residential with a mix of office and service uses interspersed. A variety of sloped roof
forms and more open building placement is found in this neighborhood creating a predominate residential character that is clearly distinguished from the Commercial Area. This is the
only Character Area that is divided into two locations. There are two separate Neighborhood Mixed Use Areas (NMU): NMU East is to the east of the Commercial Character Area and contains
mostly two story residential buildings with fences defining front yards; NMU West is to the west of the Commercial Core Character Area and contains a more diverse range of heights,
building sizes, and a mix of uses including large lodge buildings, residential, office and service uses. Commercial Design Standards and Guidelines Page 76 Architecture There are a
variety of building types built during different eras for a variety of uses. The predominate use within both the east and west neighborhoods is large multi-family residential buildings.
There are only a handful of mixed use buildings and lodge buildings that contribute some variety in architecture and intensity of use to the neighborhood. The only two mixed use buildings
in the east neighborhood – 720 East Hyman Ave. and 300 South Spring Street - were designed by important mid-century architects, the former being a designated AspenModern landmark. Architecture
in this neighborhood should support the existing residential character by introducing smaller scaled buildings with street level open space. Roof form and overall building shape can
create cohesion within a neighborhood: look at neighborhood context for appropriate design. A variety of roof forms, with an emphasis on gable or pitched slopes, that are native to
Aspen are appropriate in this neighborhood. 5.3 Gable or pitched roof forms are appropriate, historically found in Aspen, and reinforce the residential character of the neighborhood.
• Other roof forms, such as flat roofs, may be considered on a case by case basis depending on the context of the block, adjacency to historic landmarks, and other restrictions such
as viewplanes. Architecture should support the existing residential character. Variety of setbacks is encouraged. The Francis Whitaker Park sits on the edge of the Commercial Core and
Neighborhood Mixed Use West. Neighborhood Mixed UsePage 77 Commercial Design Standards and Guidelines Page 78 Mountain Base Page 79 Mountain Base What is Appropriate On Mountain? In
order to reinforce the residential character of this neighborhood, front yard setbacks are appropriate and, often required by the assigned Zone District. Increased open space around
a building is important to a successful transition from this neighborhood to the adjacent residential neighborhoods. It is equally important to create versatile open space, not just
landscaping, that can be used by commercial businesses. Responding to the topography and breaking up building massing is important for this neighborhood to relate to Aspen Mountain.
History of the Neighborhood In the Victorian era, Aspen was the largest silver producer in the country, providing 1/16th of all the silver in the world. Most of the mining activity
took place in this neighborhood, on Aspen Mountain. Enhance connection between built environment and mountain topography, provide mountain access, maintain mountain vernacular character,
and improve pedestrian experience. The base of Aspen Mountain, picturing remaining mining structures and homes in 1923.* Commercial Design Standards and Guidelines Page 80 After
the crash of the mining industry and a long period of halted development and economic growth, Aspen was a relic of its former self. In 1936, hope returned after Swiss mountaineer Andre
Roch surveyed the area to study the potential for the new recreational sport of skiing. By 1938 Roch’s Run was cut and the Boat Tow, two wooden toboggans hoisted with old mining equipment
and a Model A engine, pulled four people at a time 600 feet up the hill to ski. World War II brought the momentum of this endeavor to a stop, until 1945, when Walter Paepcke, a visionary
businessman from Chicago visited Aspen and saw the possibilities for a utopian community nurturing the mind and body. In 1946 the Aspen Skiing Company was founded by Paepcke, and Lift
1, then the longest chairlift in the world opened in 1947, with it’s base on Aspen Street. Ski lodges began to be built in the vicinity, starting with Norway Lodge in 1949 and followed
by a series of buildings modeled after the European Chalet style characterized by gabled roofs, decorative carvings and moldings, and balconies. Buildings like the Mountain Chalet at
333 E. Durant Avenue, begun in 1954, and the Skiers Chalet lodges at 710 S. Aspen Street and 233 Gilbert Street, begun in 1955, provided an appropriate imagery to the new resort.
A number of residential developments, such as Alpenblick at 711 S. Galena Street, 1965, adopted this style as well. Shadow Mountain Condominiums at 809 S. Aspen, 1965, melded chalet
and modern elements to create an architecturally striking complex at the upper edge of the neighborhood. Shadow Mountain Chalet.* At left, the neighborhood as seen in the 1893 Bird’s
Eye View of Aspen. The north side of Durant was lined with commercial structures and public buildings such as City Hall and the fire tower. Mining structures and many small homes
sat on the base of the hill. Only one residence remains from this era. Mountain BasePage 81 The original Little Nell lodge and today’s hotel.* The Little Nell ski run was accessed
by a T-bar starting in the 1950s, which was soon replaced with a chairlift. A modest base lodge was in this location, and with the construction of the gondola and the current Little
Nell hotel in the mid 80s, the energy of the ski era shifted significantly from the Lift 1/ Aspen Street side of the hill to Galena and Durant. Upcoming redevelopment along Aspen Street
along with lift upgrades is expected to restore a balance between the two portals to the mountain. Other architectural influences on the built environment in this neighborhood have
included the previous mining structures, as reflected in the Tipple Inn, built in 1956 and since demolished. Wrightian architecture also characterizes the area in examples like the
Fasching Haus at 747 S. Galena, designed by Ted Mularz and built in 1966 and the North of Nell condominiums, 555 E. Durant, designed by Taliesen trained firm Erickson and Stevens in
1965. Skiers Chalet.* Mountain Chalet. * Commercial Design Standards and Guidelines Page 82 Fasching Haus in 1970.* The Tipple Inn, seen in 1966.* Ritz Carlton, now St. Regis, built
in the 1980’s. Photo courtesy X. Perhaps more than anyone else, Fritz Benedict, who studied with Frank Lloyd Wright and became Aspen’s first resident architect in 1945, left a lasting
influence on this neighborhood with the Aspen Alps, a complex of lodge condominiums set on 7 ½ acres at the base of the mountain, with ski in ski out access. Benedict was a pioneer
in the design of ski areas and favored timber, bricks, and stone, all in neutral colors, setting his low slung buildings into the landscape. All of the forces described above contribute
to the character of the Mountain Base neighborhood. Along Durant Avenue, this is a highly activated pedestrian environment. As one moves up the hill the sense of transitioning into
an alpine area, separated from the town below increases. In this neighborhood, architectural context, nature, topography, and the visibility of buildings from far away vantage points
are all important considerations. As illustration of the thoughtful design necessary here in particular, the late 1980s construction of the Ritz Carleton, now St. Regis, a 300 room
hotel fronting Dean Street required several redesigns and was highly controversial, reflecting the community’s goal that large scale new construction be a good fit for the City. Mountain
BasePage 83 Building Placement This neighborhood has significant steep slopes that do not encourage pedestrian traffic and create challenging sites for new development. The pedestrian
experience can be greatly improved by design that encourages walkability, accessibility and minimizes retaining walls when placing a building on the mountain. Site the building into
the topography and carefully plan parking areas and loading zones to minimize visual impacts. The location of this neighborhood on the mountain means a certain level of visibility
from downtown that should be carefully considered when siting a building. 6.1 On lots greater than 15,000 square feet, the massing of the building shall be broken into smaller volumes.
6.2 Place a building into the topography to minimize visual impacts from downtown and to reinforce a strong relationship to the mountain. • Consider mountain access when siting a building.
• Emphasize horizontal elements to blend the building into the topography. • Consider a stepped building to minimize visual impacts and allow points of entry to be at natural grade.
In the Mountain base streets give way to ski runs. Existing Character Originally the site of early mining operations, this neighborhood is primarily residential and lodge uses. The
connection between properties and the townsite grid is eroded in this neighborhood due to the steep topography and the elimination of alleyways. Traditional block sizes, street pattern
and traditional building orientation diminish as the streets approach Aspen Mountain. Open space is generally internalized within a development in the form of a pool area or in the
form of a large surface parking area facing the street. A mix of mountain vernacular styles is characteristic of the area and an important feature to preserve. Commercial Design Standards
and Guidelines Page 84 The Skiers Chalet built in 1955. 6.3 Minimize retaining walls where possible by siting building into the topography. • When retaining walls are necessary, integrate
into architecture. 6.4 Incorporate open space into building placement and site design. • Create views through the property to the mountain slopes to strengthen mountain connection
to the neighborhood and pedestrian experience. 6.5 Eclectic and creative approaches to break up building mass and scale is encouraged. • Consider separate buildings on a property or
linked exterior walkways instead of internal corridors. 6.6 Create interest along the street, for instance by providing places for the public to sit. Shadow Mountain Chalet Built in
1965. Mountain BasePage 85 Easily identifiable architectural details are encouraged. Architecture A mix of architectural styles that respond to the mountain topography define this neighborhood
and allow visitors to locate their lodging. It is important that buildings within this neighborhood respond to the steep slopes, but equally important is a variety of building styles,
types and eras. 6.7 Roof forms should be low pitched to reinforce the mountain character of the neighborhood. • Other roof forms may be considered on a case by case basis depending
on the context of the block, adjacent historic landmarks, and other restrictions such as viewplanes. • Flat roofs are more appropriate for decks and locating mechanical equipment.
Details and Materials: Similar to the range of architectural styles, there is a mix of materials and details. Many of the buildings within this neighborhood have been renovated in
the past 10 years with new materials, windows and details. A wide range of materials and architectural details are appropriate in this eclectic neighborhood. 6.8 Easily identifiable
architectural details are encouraged. • Character defining details, are recommended to engage the pedestrian, to promote variety of architecture, and to aid in wayfinding. A mix of
architectural styles is found in Mountain Base. Stone as a base material is appropriate. Commercial Design Standards and Guidelines Page 86 Mountain BasePage 87 River Approach Commercial
Design Standards and Guidelines Page 88 History The River Approach Character Area has historically functioned as an industrial zone. In the 19th century this was the location of the
Denver and Rio Grande railroad station, a hydro-electric plant, foundry, brewery and various mining functions. In 1963, freight hauling on this leg of the DR&G came to end and a number
of small businesses began to operate in the area, forming an industrial park providing services from vacuum and car repair to construction materials to ski tuning to Sport Obermeyer’s
manufacturing warehouse, all housed in very modest structures. The area was zoned as “Service, Commercial, Industrial” to protect some of the uses that could potentially be pushed out
by higher rent occupants if they were permitted. Denver and Rio Grande Station, 1947.* Promote walkability, permeability in architecture, connections to the river and natural environment,
and innovative new architectural design and technology. River Approach Aspen Post Office, 235 Puppy Smith Street, built in 1980.* River ApproachPage 89 The connection to the river and
the natural environment in this area became increasingly appreciated in the late 60s. The railroad right of way was re-purposed as a trail. In 1968 the Aspen Center for Environmental
Studies (ACES) was established and in 1977 a master plan was adopted for the City owned Rio Grande property, leading to the creation of playing fields, trails, open space, and the home
of cultural organizations such as Theater in the Park and the former Aspen Art Museum location. A walking platform created on top of an abandoned railroad bridge over Hunter Creek,
1972.* The construction of North Mill Station in the 1970s and the 1980s relocation of the Aspen Post Office from downtown to Puppy Smith Street increased activity in this part of town.
An influx of arts oriented businesses starting in the 1980s led to some adaptations to existing buildings which reflected the creativity of the tenants and a “messy vitality” that became
a catchword in the 1990s for describing the desired character of Aspen as a whole. Most recently, in 2006, the Obermeyer family undertook a substantial redevelopment which retained
many of the long time businesses that had operated on their property, and added the largest pocket of residential development in the area. Service oriented businesses were accommodated
in Obermeyer Place, 601 Rio Grande Place. Need photo permission. The entry to an architecture firm, added to this 60s era warehouse in the 90s, 412 N. Mill Street. Commercial Design
Standards and Guidelines Page 90 Obermeyer Place features a pedestrian friendly streetscape. The delineation of walkway and alley is successful at the new Pitkin County Library. Building
Placement Because this neighborhood is located off of the traditional street grid, building placement is less structured and tends to respond to steep grades and the watercourse of
the Roaring Fork River. Surface parking needs and restrictions on development close to the Roaring Fork River provide possibilities to provide a positive street presence and pedestrian
amenities. When designing a new project, consider walkability, accessibility and minimizing retaining walls and curbcuts. Working with a landscape architect early in the design process
is strongly recommended for this neighborhood to maximize connectivity and relationship between the street, the building and the river. Existing Character The River Approach Character
Area parallels the Roaring Fork River along the edge of the Commercial Core Historic District and the Main Street Historic District. There is a range of building types in this neighborhood
from industrial to traditional styles, and a range of uses including civic, service, industrial and restaurant uses. The existing street pattern is less rigid than the traditional
grid: streets naturally follow the river curves and the topography. There are few alleys in this neighborhood so parking and access is often located directly off the street. Pathways
and parks in the area have been greatly improved to incorporate wayfinding, storm water management techniques, and a strong connection to the river that is organic in character. River
ApproachPage 91 7.1 Place a building to respond to natural environment. • Consider grade changes and the river when siting a building. • Horizontal buildings that blend into the topography
may be appropriate. 7.2 Minimize retaining walls where possible by siting building into the topography. • Where retaining walls are necessary, integrate into architecture. 7.3 Incorporate
open space into building placement and site design. • Soft and informal landscape design that is curvilinear, similar to that found on a natural river bank, is encouraged. • Consider
views through the property to the river to strengthen connection to the natural environment and to the neighborhood and pedestrian experience. The landscape of the river can be brought
into the buildings. Consider the open space on the site and site retaining walls. Curvilinear design brings the landscape into contact with the architecture and references the river.
Properties near the Roaring Fork River may be subject to Stream Margin Review. Refer to the Land Use Code for more information. Commercial Design Standards and Guidelines Page 92 Use
materials that reference the surroundings. River Approach should continue to be eclectic. Architecture There are a mix of architectural styles in this neighborhood including traditional
commercial buildings and industrial warehouse style buildings. This neighborhood is separated from the original Aspen townsite by a steep grade change. This significant change in
topography draws a boundary that separates River Approach neighborhood from the street grid and more traditional development patterns and styles found in downtown Aspen. Architecture
in this area should be an eclectic mix of styles. Traditional architecture is not recommended in this neighborhood, as traditional commercial styles start to blur the line between
downtown neighborhoods and River Approach neighborhood. Industrial styles indicative of the types of allowed uses in the neighborhood are recommended. 1970s Aspen was funky, bohemian
and experimental. This is the neighborhood to experiment with innovative building types and building techniques. While there is an open forum for architectural design, small scaled
building that do not overwhelm the neighborhood are imperative to the pedestrian experience. 7.4 Preserve diverse and industrial character of the neighborhood and encourage connection
to the river and natural environment. • Architecture should respond to the topography and natural environment through setbacks, stepped buildings, and sensitive landscape design. •
Traditional 19th century commercial building is not recommended. 7.5 Eclectic and creative approaches to break up building mass and scale is encouraged. • Consider separate buildings
on a property or linked exterior walkways instead of internal corridors. 7.6 Unique roof form and overall building shape are encouraged in this neighborhood. • Innovative building
technology and design is encouraged. River Approach includes a variety of building types. River ApproachPage 93 Industrial detailing can recall the utilitarian aesthetic of sheds and
trestles. Details and Materials Materials and details should reflect the architectural style of the building. There are a wide range of building materials in this neighborhood, which
creates the context for innovative material types and applications. Promoting creativity and innovative solutions does not translate into low quality materials or overly simplistic
manufactured buildings with no architectural interest or details. Low quality materials, such as stucco or vinyl windows, are not appropriate. Architectural details should relate
to and highlight the overall design of the building. 7.7 Enhance the natural environment and funky character through materials and details. • Carefully consider material application,
texture, and architectural details to not overwhelm the neighborhood. • Materials and architectural details should reflect the use of the building. For example, thick stone columns,
and/or heavy timbers that are indicative of lodging are inappropriate. • Use of metal is appropriate. 7.8 Larger more industrial sized fenestration is appropriate here. In a natural
setting architectural details are spartan. A variety of forms are appropriate. Commercial Design Standards and Guidelines Page 94 River ApproachPage 95 Small Lodges Commercial Design
Standards and Guidelines Page 96 History of the Neighborhood The opening of the ski resort in the late 1940s created a sudden need for new lodging in Aspen. Rather than construct
large hotels like the Hotel Jerome, family run businesses with a limited number of rooms went up, scattered around town. These lodges provided an intimate visitor experience due not
just to the size of the operation, but also because of their location in residential neighborhoods allowed guests to be a part of the community, if only for a weekend. Small Lodges
Encourage Small Lodges to be compatible with neighborhood character and promote special lodging experiences through creative design solution. Many of the small lodges were Chalet
style because they were either built by Europeans or were built to provide the imagery that a visitor to a mountain town wanted to see. Others, such as the Tyrolean Lodge have a rustic
character. The Hearthstone House and Boomerang Lodge, are architect designed in the Wrightian style. The small lodges were typically much larger than the residential context within
which they were set, and architecturally different. Mountain Chalet, 333 E. Durant Avenue, was constructed and is still owned by the Melville family, beginning with their first three
rooms in 1954 and expanding multiple times as the ski resort thrived. * Small LodgePage 97 Chamber of Commerce lodging sign, 1953.* As property values increased in the 1980s and some
original owners moved on, many small lodges were demolished and replaced by new hotels or condos, or converted into multi-family and affordable housing. The concept of identifying properties
as small lodges that should be protected is a notion that began in the 80s as people began to appreciate that these were an asset to Aspen and were important affordably priced accommodations.
Boomerang Lodge, 500 W. Hopkins Avenue, designed, built in phases beginning in 1956, and operated for almost 50 years by Frank Lloyd Wright trained architect Charlie Paterson. Photo
courtesy x. The small lodges are an important part of Aspen’s skiing history fabric and a few are also historic landmarks, including The Snow Queen, a Victorianera home converted to
a lodge, as well as the Boomerang, and the Hearthstone House. Tyrolean Lodge, 200 E. Main Street, still owned and operated by the Wille family, artists and mountaineers, who owned Cortina
Lodge on Main Street and built this lodge in 1970. Commercial Design Standards and Guidelines Page 98 Annabelle Inn, 232 W. Main Street, originally built in 1948 as the Christmas Inn
and since remodeled.* The Snow Queen Lodge, 124 E. Cooper Avenue, built as a residence in 1885, converted to a lodge in 1972 and still operated by the same family, with 9 rooms available.*
Entries shall be clearly defined. Existing Character Small Lodges are scattered throughout residential, commercial and mixed use neighborhoods. These lodges are a range of styles and
sizes: existing character is defined by the context of each site. Some small lodges are also historic landmarks such as the Snow Queen Lodge and the Hearthstone House. Lodges in these
areas provide a different type of visitor experience due not just to the size of the operation, but also because of the location in residential neighborhoods. Most of these building
have simple character with primarily wood facades and some character defining features that highlight the lodge use. Small LodgePage 99 Shadow Mountain Lodge. A clearly defined entrance
must be provided. Historical renovations are important for saving the Small Lodges of Aspen. Architecture Small lodges should fit within and enhance the existing character of the neighborhood.
Many of these lodges are located in residential neighborhoods and are not included in a defined Character Area. Determine the existing character of the neighborhood before designing
a new building or addition to ensure compatibility. Building placement of a small lodge can greatly enhance neighborhood character. This may be challenging considering the special high
density needs of a small lodge. Most existing small lodges have parking in front of the building, usually on portions of the right of way. A redevelopment should relocate parking to
the rear of the structure where feasible, and provide loading zone parking at the front only. Consider walkability, accessibility, parking, and neighborhood context when placing a
small lodge building. 8.1 Carefully design parking areas and drop off locations that are located in front of a small lodge with landscape features that soften the parking area. • Provide
access to parking areas from an alley if one is adjacent to the property. 8.2 Building scale should reflect character of neighborhood and enhance pedestrian experience. • Incorporate
pedestrian scaled elements and creative landscape design that are compatible with neighborhood context and supports the lodging use. For example, a front porch introduces a one story
element that relates to residential context and is human scaled. 8.3 Provide a clearly defined entrance to the lodge. • Entrances facing the street are preferred, but not required.
8.4 Landscaping should support and enhance the use for both the visitor and the pedestrian. • Entrances should have clearly defined walkways. Commercial Design Standards and Guidelines
Page 100 Balance the detail and materials of the neighborhood context with that of a lodge function. Brick and painted wood are appropriate materials in all character areas. Details
and Materials Depending on the neighborhood, window size and shape and lobby design can create dynamic lodge entrances that enhance the neighborhood and strengthen relationships between
the building, the neighborhood, and the pedestrian. A prominent front porch or covered entry is one way to distinguish a lobby entrance, provide human scale, and relate to neighborhood
character. Materials and details for small lodges should reflect the lodge use; however, they also must relate to neighborhood character. Architectural details that are unique to
the lodge’s identity are encouraged. 8.5 Building materials and details should be thoughtful and compatible with neighborhood character. • Enhance neighborhood context through materials
and details. • Balance lodge use and neighborhood character through thoughtful architectural details. • Simplicity in material application, texture, and architectural details is strongly
recommended. Complex forms and materials are not appropriate. Color can help give visual hierarchy to a lodge. Small LodgePage 101 Buildings should appear similar in scale to others
within the block. Primary materials should be brick or wood. Details can be referential to historic structures without copying. Additional Guidelines for Small Lodges on Main Street
Wood and brick are the primary building materials found on Victorian era buildings within the Main Street Historic District. It is important to maintain consistency in material palette
throughout the Main Street Historic District. Carefully consider existing color schemes and textures within the block before selecting materials 8.6 Construct a new building to appear
similar in scale and proportion with historic buildings within the block. • Subdivide larger masses into smaller modules that are similar in size to adjacent historic buildings. • Reflect
the heights and proportions that characterize the historic resources within the block. 8.7 Imitation of older historic styles is inappropriate. 8.8 Design an addition to be compatible
in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 8.9 Design a front elevation to be similar
in scale to an adjacent historic building. • The primary plane of the front elevation shall not appear taller than the historic structure. 8.10 Roof forms should not compete with surrounding
historic buildings and should not dominate the street. • If applicable, gable ends should be oriented toward the street and ridgelines should not run the length of the lot. 8.11 Primary
materials should be wood or brick. • Alternate primary materials may be considered depending on the historic context of the block. 8.12 Secondary materials should relate to the historic
context of the block. Commercial Design Standards and Guidelines Page 102 Small LodgePage 103 Appendix Commercial Design Standards and Guidelines Page 104 Glossary of Terms Alley
A public or private way for vehicular traffic having less width than a street and used as a secondary access to abutting property, normally at the rear. Arcade A series of columns or
other vertical elements supporting a roof structure. Aspen Area Community Plan A comprehensive community plan adopted and amended by the City Council and Board of County Commissioners
which establishes the City’s and Aspen Metropolitan Area’s land use and development planning philosophy, goals and policies. Canopy Appendix Appendix Canopy A roof-like cover that projects
more than five (5) feet from the wall of a building. Character A set of qualities or features that make a place or building notable or historically identifiable. This may include such
elements as form, method of construction, building materials and details. Commercial use Land, structure, or portion of a structure intended to support offices, retail, warehousing,
manufacturing, commercial recreation, restaurant/bar or service oriented businesses, not including lodge units or hotel units. AppendixPage 105 Cornice A crowning projection at a roof
line, often with molding or other classical detail. Dormer A small gable or shed roof projecting above the slope of the primary roof of a building. A dormer usually covers a vertical
window. Façade The faces or elevations of a building. All wall planes of a building which are visible from one side or perspective. Fenestration The arrangement of windows and doors
on the facades of a building. Gable Roof A roof with two slopes – front and rear– joining at a single ridge line parallel to the entrance façade. When the ridge line of a gable-roofed
house is perpendicular to the street, the roof is said to be a “gable-end roof.” Landscape An area developed with softscape, the living animated materials, or hardscape, which is hardscape
which is nonliving or manmade materials, which may be incorporated independently or together into the site design. Hedgerow A row of closely spaced bushes, trees, or shrubs that create,
or have the potential through growth maturity to create a largely opaque visual barrier. Human Scale The perceived size of a building relative to a human being. A building is considered
to have good human scale if there is an expression of human activity or uses that indicates the building’s size. OR the quality of the physical environment which reflects a sympathetic
proportional relationship to human dimensions and which contributes to the person’s perception and comprehension of the size, scale, height, and massing of buildings or other features
of the built environment. Neighborhood The area adjacent to or surrounding existing or proposed development characterized by common use or uses, density, style and age of structures
and environmental characteristics. Mass The combination of the three dimensions of length, height, and depth which give a building its overall shape; a building is often composed of
many passes, hence the term massing, which is often used to describe the form or shape of structures. Modulation Variation in the plane of a building wall, often used to provide visual
interest. Module A unit of a building structure which is based on a standard pattern of standard dimensions. OR a distinct component forming part of an ordered system. Parapet A low
wall, located at the top of any sudden drop, such as at the top of the facade of a building. Park A publicly or privately owned area of land dedicated to active or passive recreational
uses or as a refuge for wildlife. Pedestrian-oriented An environment design to make movement by pedestrians fast, attractive and comfortable for various ages and abilities. Public right-of
way A dedicated strip or other area of land on or over which the City and/or public may travel or use for passage and within which public utilities and/or streets, alleys, trails, sidewalks
and other ways may be installed. Commercial Design Standards and Guidelines Page 106 Remodel A construction project comprising revisions within or to elements of an existing structure,
as distinct from additions to an existing structure. Roofscape The view of the rooftop of a building. Setback An area commencing and extending horizontally and vertically from a lot
line, property line or other boundary which shall be unoccupied and unobstructed from the ground upward, excepting trees, vegetation and/or fences or other structures or projections
as allowed. (See Supplementary Regulations — Section 26.575.040, Yards). Scale The sense of proportion or apparent size of a building or building element as created by the placement
and size of the building in its setting: scale usually applies to how the sense is perceived in relation to the size of a human being and refers to the apparent size, not actual size,
since it is always viewed in relationship to another building or element. Sidewalk That portion of a street or right-of-way which is paved and designed for use by pedestrians Story
A space in a building between the surface of any floor and the surface of the floor or ceiling above, which is more than 50 percent above finished grade. Streetscape All of the elements
that constitute the physical makeup of a street and that, as a group, define its character, including building frontage, landscaping, etc. OR the distinguishing elements and character
of a particular street as created by its width, degree of curvature, paving materials, design of the street furniture, pedestrian amenities and setback and form of surrounding buildings.
Subgrade Courtyard An outdoor uncovered space developed below the grade of the surrounding ground which may provide exterior access from a lower level of a building directly to the
public right of way. Transom A narrow window, sometimes hinged at the top, positioned over a doorway or larger window. Vernacular Architecture that makes use of common regional forms
and materials at a particular place and time. OR landscape or architectural style common to, or representative of, an area. Wayfinding The information available to people which they
need to find their way around the city and can be verbal, graphic, architectural, and spatial. Yard The grounds surrounding a building on the same lot or parcel which are unoccupied
and unobstructed above and below ground, except for trees and vegetation or as otherwise permitted in this Title. (See Supplementary Regulations — Section 26.575.040, Yards. See also
Setbacks.) AppendixPage 107
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_0-Commercial Design Guidelines_Cover and TOC.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_0-Commercial Design Guidelines_Cover and TOC.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_00-Commercial Design Guidelines_Intro.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_00-Commercial Design Guidelines_Intro.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_000-Commercial Design Guidelines_General.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_000-Commercial Design Guidelines_General.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_1-CDG_Ped Amenity.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_1-CDG_Ped Amenity.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_2-CDG_Commercial Core.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_2-CDG_Commercial Core.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_3-CDG_Main Street.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_3-CDG_Main Street.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_4-CDG_Commercial Area.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_4-CDG_Commercial Area.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_5-CDG_Neighborhood Mixed Use.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_5-CDG_Neighborhood Mixed Use.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_6-CDG_Mountain Base.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_6-CDG_Mountain Base.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_7-CDG_River Approach.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_7-CDG_River Approach.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_8-CDG_Small Lodge.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_8-CDG_Small Lodge.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_9-CDG_Appendix.idml
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_9-CDG_Appendix.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/21603_Character Area Map.pdf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/AdobeFnt18.lst %!Adobe-FontList 1.18
%Locale:0x409
%BeginFont
Handler:DirectoryHandler
FontType:TrueType
FontName:Calibri
FamilyName:Calibri
StyleName:Regular
FullName:Calibri
MenuName:Calibri
StyleBits:0
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\calibri.ttf
DataFormat:sfntData
hasSVG:no
FileLength:1331436
FileModTime:1476404915
WeightClass:400
WidthClass:5
AngleClass:0
NameArray:0,Mac,4,Calibri
NameArray:0,Win,1,Calibri
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:TrueType
FontName:Calibri-Bold
FamilyName:Calibri
StyleName:Bold
FullName:Calibri Bold
MenuName:Calibri
StyleBits:2
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\calibrib.ttf
DataFormat:sfntData
hasSVG:no
FileLength:1297136
FileModTime:1476404915
WeightClass:700
WidthClass:5
AngleClass:0
NameArray:0,Mac,4,Calibri Bold
NameArray:0,Win,1,Calibri
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:TrueType
FontName:DIN-Light
FamilyName:DIN
StyleName:Light
FullName:DIN-Light
MenuName:DIN
StyleBits:0
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\DINLight_1.ttf
DataFormat:sfntData
hasSVG:no
FileLength:44024
FileModTime:1441899019
WeightClass:300
WidthClass:5
AngleClass:0
NameArray:0,Mac,4,DIN-Light
NameArray:0,Win,1,DIN
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:TrueType
FontName:DIN-Medium
FamilyName:DIN
StyleName:Medium
FullName:DIN-Medium
MenuName:DIN
StyleBits:2
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\DINMedium_0.ttf
DataFormat:sfntData
hasSVG:no
FileLength:44056
FileModTime:1441899019
WeightClass:500
WidthClass:5
AngleClass:0
NameArray:0,Mac,4,DIN-Medium
NameArray:0,Win,1,DIN
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:TrueType
FontName:DIN-RegularAlternate
FamilyName:DIN
StyleName:Regular
FullName:DIN-RegularAlternate
MenuName:DIN
StyleBits:0
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\DINRegularAlternate_0.ttf
DataFormat:sfntData
hasSVG:no
FileLength:43960
FileModTime:1441899019
WeightClass:400
WidthClass:5
AngleClass:0
NameArray:0,Mac,4,DIN-RegularAlternate
NameArray:0,Win,1,DIN
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:Type1
FontName:MinionPro-Medium
FamilyName:Minion Pro
StyleName:Medium
FullName:Minion Pro Medium
MenuName:Minion Pro Med
StyleBits:0
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\MinionPro-Medium.otf
DataFormat:sfntData
UsesStandardEncoding:yes
isCFF:yes
hasSVG:no
FileLength:217964
FileModTime:1346401996
WeightClass:500
WidthClass:5
AngleClass:0
DesignSize:110
NameArray:0,Mac,18,Minion Pro Med
NameArray:0,Mac,4,Minion Pro Medium
NameArray:0,Win,1,Minion Pro Med
NameArray:0,Win,16,Minion Pro
%EndFont
%BeginFont
Handler:DirectoryHandler
FontType:Type1
FontName:MinionPro-Regular
FamilyName:Minion Pro
StyleName:Regular
FullName:Minion Pro
MenuName:Minion Pro
StyleBits:0
WritingScript:Roman
OutlineFileName:P:\Proj-2016\21603.00_City of Aspen Commercial Design Standards\06_Documentation\08_Commercial Design Guidelines\21603-City of Aspen Commercial Design Standards Folder\Document
fonts\MinionPro-Regular.otf
DataFormat:sfntData
UsesStandardEncoding:yes
isCFF:yes
hasSVG:no
FileLength:217280
FileModTime:1346401986
WeightClass:400
WidthClass:5
AngleClass:0
DesignSize:110
NameArray:0,Mac,4,Minion Pro
NameArray:0,Win,1,Minion Pro
%EndFont
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/calibri.ttf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/calibrib.ttf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/DINLight_1.ttf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/DINMedium_0.ttf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/DINRegularAlternate_0.ttf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/MinionPro-Medium.otf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Document fonts/MinionPro-Regular.otf
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Instructions.txt ADOBE INDESIGN PRINTING INSTRUCTIONS FOR SERVICE PROVIDER REPORT
PUBLICATION NAME: 21603-City of Aspen Commercial Design Standards.indb
Pagination Options : Continue from Previous Document
Number of Documents :12
PACKAGE DATE: 12/20/2016 12:08 PM
Creation Date:
Modification Date: 12/20/2016
CONTACT INFORMATION
Company Name:
Contact:
Address:
Phone:
Fax:
Email:
SPECIAL INSTRUCTIONS AND OTHER NOTES
External Plug-ins 0
Non Opaque Objects :On 1 Document(s)
FONTS
9 Fonts Used; 0 Missing, 1 Embedded, 0 Incomplete, 1 Protected
Fonts Packaged
- Name: Calibri; Type: OpenType TrueType, Status: OK
- Name: Calibri-Bold; Type: OpenType TrueType, Status: OK
- Name: DIN-Light; Type: TrueType, Status: OK
- Name: DIN-Medium; Type: TrueType, Status: OK
- Name: DIN-RegularAlternate; Type: TrueType, Status: OK
- Name: MinionPro-Medium; Type: OpenType Type 1, Status: OK
- Name: MinionPro-Regular; Type: OpenType Type 1, Status: OK
- Name: MyriadPro-Regular; Type: Type 1, Status: Embedded
Fonts Not Packaged
- Name: Roboto-Light; Type: OpenType TrueType, Status: Synced
COLORS AND INKS
4 Process Inks; 0 Spot Inks
- Name and Type: Process Cyan; Angle: 71.565; Lines/Inch: 63.245
- Name and Type: Process Magenta; Angle: 18.434; Lines/Inch: 63.245
- Name and Type: Process Yellow; Angle: 0.000; Lines/Inch: 66.666
- Name and Type: Process Black; Angle: 45.000; Lines/Inch: 70.710
LINKS AND IMAGES
(Missing & Embedded Links Only)
Links and Images: 335 Links Found; 0 Modified, 0 Missing 0 Inaccessible
Images: 0 Embedded, 200 use RGB color space
PRINT SETTINGS
PPD: Bluebeam Pushbutton PDF, (Bluebeam PDF)
Printing To: Printer
Number of Copies: 1
Reader Spreads: No
Even/Odd Pages: Both
Pages: All
Proof: No
Tiling: None
Scale: 100%, 100%
Page Position: Upper Left
Print Layers: Visible & Printable Layers
Printer's Marks: None
Bleed: 0 in, 0 in, 0 in, 0 in
Color: Composite RGB
Trapping Mode: None
Send Image Data: Optimized Subsampling
OPI/DCS Image Replacement: No
Page Size: Letter
Paper Dimensions: 8.5 in x 11 in
Orientation: Portrait
Negative: No
Flip Mode: Off
FILE PACKAGE LIST
1. 21603-City of Aspen Commercial Design Standards.indb; type: Adobe InDesign publication; size: 76K
2. 21603_0-Commercial Design Guidelines_Cover and TOC.indd; 6856K
3. 21603_00-Commercial Design Guidelines_Intro.indd; 8336K
4. 21603_000-Commercial Design Guidelines_General.indd; 18088K
5. 21603_1-CDG_Ped Amenity.indd; 12632K
6. 21603_2-CDG_Commercial Core.indd; 18820K
7. 21603_3-CDG_Main Street.indd; 15268K
8. 21603_4-CDG_Commercial Area.indd; 8920K
9. 21603_5-CDG_Neighborhood Mixed Use.indd; 11980K
10. 21603_6-CDG_Mountain Base.indd; 9832K
11. 21603_7-CDG_River Approach.indd; 11000K
12. 21603_8-CDG_Small Lodge.indd; 8824K
13. 21603_9-CDG_Appendix.indd; 2260K
14. 21603-City of Aspen Commercial Design Standards.pdf; 132933K
15. 21603_0-Commercial Design Guidelines_Cover and TOC.idml; 108K
16. 21603_00-Commercial Design Guidelines_Intro.idml; 123K
17. 21603_000-Commercial Design Guidelines_General.idml; 195K
18. 21603_1-CDG_Ped Amenity.idml; 153K
19. 21603_2-CDG_Commercial Core.idml; 4355K
20. 21603_3-CDG_Main Street.idml; 3484K
21. 21603_4-CDG_Commercial Area.idml; 1120K
22. 21603_5-CDG_Neighborhood Mixed Use.idml; 3806K
23. 21603_6-CDG_Mountain Base.idml; 2844K
24. 21603_7-CDG_River Approach.idml; 1555K
25. 21603_8-CDG_Small Lodge.idml; 1149K
26. 21603_9-CDG_Appendix.idml; 84K
27. calibri.ttf; type: Font file; size: 1300K
28. calibrib.ttf; type: Font file; size: 1266K
29. DINLight_1.ttf; type: Font file; size: 42K
30. DINMedium_0.ttf; type: Font file; size: 43K
31. DINRegularAlternate_0.ttf; type: Font file; size: 42K
32. MinionPro-Medium.otf; type: Font file; size: 212K
33. MinionPro-Regular.otf; type: Font file; size: 212K
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MB) View from Lift.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MB) View From.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MB) View.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS) 320 W Main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS) 328 W Main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS) 430 w main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS) 612 w main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS) Mesa.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/(MS)_128 Main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/005IMG_1060_118 cooper.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/006IMG_1988_506 main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/011IMG_0576 124 cooper.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/036IMG_6782_501 cooper.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/051IMG_8121_201 main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/065IMG_6865_532 hopkins.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/084IMG_9476_518 w main2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/100IMG_9837_616 main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/107,103,105_s_mill.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/113IMG_7070_205 s spring old new.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/21603_Rooftop Diagram.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/21603_Storefront Diagram.pdf 21603_Storefront Diagram
OVERSIZED DOORS PREFERRED DOORS NOTE: BUILDING CODE REQUIRES THAT AT LEAST ONE THESE ENTRY DOORS BE AT LEAST 3’-0” IN WIDTH. UNDERSIZED DOORS
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/21603_Storefront Diagram_2.pdf SECTION DIAGRAM
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/216_monarch.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/300 w main.unknown.rustic.residential.1940.PHOTO.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/308_Hunter.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/509_w_main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/533_MainSt..jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/534_Hopkins.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/610ehymandpl_1966.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/612main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/616main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/630 E hyman.benton.organic wrightian.commercial.1960.PHOTO.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/702_w_main.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/720ehyman.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/730 w main.unknown.rustic.commercial.1950.PHOTO.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/AC_3.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/aspen square.png
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/AspenTownsiteMap.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/BB's Kitchen_01-Terrace-1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Area character map-01.png
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Central Mixed Use.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Commercial Area.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Commercial Core.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Main Street.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Mountain Base.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Pedestrian Amenity.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_River Approach.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Character Area_85x11_Small Lodge.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Collage_Detail.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Collage_Doors.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Collage_Lighting.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/CDS_Collage_Storefronts.indd
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 002.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 007.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 011.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 013.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 015.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 016.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 018.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 022.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 042.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/commercial character 044.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/DM_4.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/DM_7.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/DM_8.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/DM_9.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/Exterior 1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/FE_5.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/history map.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/Hotel Jerome_00_Front-Facade-1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IL_4.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.12.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.13.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.15.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.18.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.3.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.6.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.7.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/img.8.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0021.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0023.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0024.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0030.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0033.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0034.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0034_1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0035.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0036.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0037.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0039.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0041.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0047.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0049.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0053.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0067.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0074.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0075.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0078.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0081.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0096.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0098.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0103.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0104.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0107.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0118.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0120.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0134.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0142.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0145.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0149.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0150.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0186.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0211.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0212.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0213.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0214.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0217.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0218.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0219.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0228.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0237.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0247.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0250.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0250_1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0252.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0255.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0256.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0257.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0258.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0260.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0261.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0265.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0267.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0268.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0274.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0278.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0285.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0289.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0290.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0336.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0338.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0342.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0342_1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0343.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0344.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0346.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0347.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0348.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0352.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0355.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0360.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0380.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0389.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0390.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0392.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0402.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0404.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0405.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0406.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0407.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0409.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0410.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0413.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0414.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0416.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0417.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0425.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0427.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0430.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0435.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0443.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0446.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0462.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0467.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0501.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0540.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0547.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0550.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0551.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0557.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0564.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0570.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0571.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0576.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0579.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0588.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0594.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0604.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0615.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0626.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0630.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0641.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0644.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0675.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0679.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0679_1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0680.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0684.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0689.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0697.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0698.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0699.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0700.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0714.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0719.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0720.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0721.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0721_1.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0722.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0731.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0735.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0738.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0744.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0746.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0749.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0756.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0757.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0762.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_0763.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1461.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1463.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1869.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1873.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1876.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_1877.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_2553.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_2870.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_3950.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_3979.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4190.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4290.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4460.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4462.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4463.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4465.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4465_1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4470.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4471.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4472.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4474.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4478.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4481.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4483.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4491.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4492.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4508.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4963.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_4964.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8228.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8236.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8240.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8267.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8475.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8476.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8477.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8478.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8492.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8497.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8504.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8510.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8567.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8569.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8590.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8593.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/IMG_8595.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/indoor court 1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/Interior (2).jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/john_denver_sanctuary_201307_100.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/Molly Gibson_00_Exterior-Overview-2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/MS_1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/museum exterior 2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/museum exterior 3.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/museum exterior 4.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/museum exterior 5.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/NB_4.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/P7200123.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/Peach's_00_Exterior-1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/PEACHES-DIAGRAM.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/pedmall 1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/pedmall 2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/pedmall 3.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/SI_2.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/SL_14.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/SL_9.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/UQ_4.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/UQ_7.JPG
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/White House Tavern_01_Exterior-1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/White House Tavern_02_Exterior-2.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/White House Tavern_91_Exterior-Kitchen-1.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards Folder/Links/zach_maraziti copy.jpg
0049.2016.ASLU/21603-City of Aspen Commercial Design Standards_small.pdf
Commercial, Lodging, and Historic District Design Standards and Guidelines Updated 2017 City of Aspen, Colorado Glossary of Terms List of Standards and Guidelines per Character Area
Character Area Map Table of Contents Main Street (MS) Historic District Commercial Area (CA) Neighborhood Mixed Use (NMU) Mountain Base (MB) River Approach (RA) Small Lodge (SL) Commercial
Core (CC) Historic District Pedestrian Amenity Design Standards and Guidelines: General Introduction Appendix 104 ### ### 96 Street Level Second Floor or Rooftop Cooper, Mill, and Hyman
Mall Midblock Subgrade Courtyard Off-site Enclosed Interior Courtyard Street Pattern and Street-Scape Alleyways Parking Architecture First Floor Commercial Space Roofscape Materials
Remodel Lighting, Service, and Mechanical Areas Introduction Zone Districts and Historic Preservation Purpose of Character Areas Update of Commercial Design Guidelines Design Review
Process How to Start a Commercial Design Project How to Use Guidelines and Standards How to Determine Type of Pedestrian Amenity 88 79 72 63 52 38 28 31 32 33 34 35 36 10 12 13 14 16
17 18 19 20 1 2 3 4 5 6 7 8 Introduction The Commercial, Lodging and Historic District Design Standards and Guidelines focus on the fundamentals of urban design that promote a sense
of neighborhood identity and will enhance the livability of the city for long term residents and visitors alike. This document and the Commercial Design Review process promote building
that references Aspen’s history: Aspen’s architectural vernacular is generally small, human scaled, and thoughtful in design and detailing. Aspen is a unique community, rich with history,
dramatic landscapes, a vibrant economy, and a vital cultural scene. Each of these elements contributes to the appeal of the City and enhances its livability. The City does not intend
to limit creativity in the built environment, but instead to promote architecture and site design that create cohesive neighborhoods that are walkable, interesting and vibrant. Acknowledgment
of existing neighborhood context is integral to preserving and to highlighting Aspen’s local architectural vernacular. The Commercial, Lodging and Historic District Standards and Guidelines
help preserve and to encourage walkable neighborhoods. Strengthening pedestrian relationships through attractive and useful pedestrian amenity space, interesting ground level storefront
design, appropriate building mass, and responsive site design contributes to successful commercial and mixed use neighborhoods, and is a priority. The Commercial, Lodging and Historic
District Design Standards and Guidelines provide specific design parameters to achieve these goals. Strengthening walkable areas through design is promoted. Reference the Aspen Area
Community Plan (AACP) to better understand the community’s vision and character. IntroductionPage 1 2012 AACP Policy: Development should “… reflect our architectural heritage in terms
of site coverage, mass, scale, density and diversity of heights…” (Growth Management Policy V.3) The Character Areas provide tools to be contextual in architecture and site design.
terms of material, roof form, window pattern, etc. Design contexts do not necessarily follow the strict boundaries of the zone districts, creating the need for Character Areas that
specify design parameters for each neighborhood. Purpose of Character Areas Each Character Area defines a neighborhood with similar characteristics such as steep topography, minimal
setbacks, or a large collection of historic buildings. The design standards and guidelines in each Character Area reinforce historic and existing development patterns in each neighborhood.
Customized design parameters create a sense of cohesion that strengthens neighborhood context and a positive pedestrian experience. Character Areas and Zone Districts Each Character
Area includes a section on the history of development in the area. Understanding the background of neighborhood development is crucial to understanding the existing character. There
are two primary tools within the Land Use Code that dictate building location, size, height and form: Character Areas and Zone Districts. These two systems work in concert to ensure
development meets design objectives and requirements as well as dimensional and land use requirements. Both Zone Districts and Character Areas serve distinct purposes: Zone Districts
regulate the overall uses and dimensions of development, including setbacks, height and floor area. They establish the maximum size a building can be and the general location it can
be placed on a property. Character Areas provide detailed requirements for the character of building, landscape, site layout, materials, etc. They work to preserve the character and
history of existing development and foster consistency and cohesiveness between neighboring developments. As a general rule, all properties in a zone district have the same basic
allowed development rights in terms of height and floor area. However, their context may necessitate different treatment in Commercial Design Guidelines and Standards Page 2 2012 AACP
Philosophy: Preservation of historic structures and sites, the historic town layout, landscapes, and neighborhood ditches connect us to the people, patterns and events that are the
fabric of our town. In preserving our history, we ensure our culture and legacy is imparted to future generations. Reference the complete Character Area Map in the Appendix. Historic
structures are the backbone of the character of Aspen. Historic Preservation Design Guidelines The Historic Preservation Design Guidelines apply to all properties that are listed on
the Aspen Inventory of Historic Landmark Sites and Structures. A designated landmark that is subject to Commercial Design Review is required to apply both the Historic Preservation
Design Guidelines and the applicable Commercial, Lodging and Historic District Design Standards and Guidelines . A property located within the Main Street Historic District or the
Commercial Core Historic District, but not a designated landmark, is subject to the applicable Commercial, Lodging and Historic District Design Standards and Guidelines but is not subject
to the Historic Preservation Design Guidelines. IntroductionPage 3 Commercial Design Standards and Guidelines Update The City has conducted design review in the historic districts since
1974 and on a case-by-case basis until 2007 when city-wide Commercial Design Review guidelines were adopted. The guidelines have been periodically updated to reflect current community
values. An extensive public process is undertaken to update the guidelines, including small group meetings, presentations, pop-up booths, walking tours, and public open houses to gain
feedback from elected officials, review Boards, and the community on their vision for Aspen’s commercial, historic district, and lodging neighborhoods. The feedback is instrumental
in the development of this document. Community feedback is instrumental in developing this document. Diverse building typologies that reference the mountain style may be appropriate.
Commercial Design Guidelines and Standards Page 4 Design Review Process Commercial Design Review is the process used to evaluate a proposed project’s compliance with the Standards
and Guidelines and compliance with Pedestrian Amenity requirements. Commercial Design Review is generally broken up into two steps- Conceptual and Final Review. Projects of limited
scope may be subject to one step review that consolidates Conceptual and Final. Conceptual design review focuses on site planning, mass, scale, proportion, parking, height and other
elements that define the shape and placement of the proposed development. Final design review focuses on materials, architectural details, fenestration, landscaping, detailed roofscape,
operational characteristics, and other elements that define the architecture and landscape of the proposed development. The progression from Conceptual to Final Reviews promotes discussion
at the macro level before moving into the micro details of a project. photo by Brent Moss Photography. Projects that respond to the mountain topography are encouraged. IntroductionPage
5 How to Start a Commercial Design Project When beginning a Commercial Design project, an applicant should follow these steps: 1. Review the Zone District Map to determine zoning. 2.
Review the Character Area Map and determine the Character Area. 3. Read the Commercial Design Standards and Guidelines (this document). 4. Analyze the existing neighborhood and block
context to identify patterns that define architectural character, enhance pedestrian experience, and preserve sense of place. 5. Identify nearby historic landmarks or other key character
defining features. 6. Determine if the property is within an Environmentally Sensitive Area: a designated viewplane, the stream margin area, the Hallam Lake Bluff review, or within
the 8040 elevation greenline area. Reference the Land Use Code or call the Community Development Department for more information. 7. Remodel projects should identify the following:
• Determine the amount of demolition for the proposed remodel project. Reference the Land Use Code for how to calculate demolition. • Identify existing key character defining features
of the building to be retained, if any. photo by Jason Dewey. If a commercial, lodge or mixed use property is not in a designated Character Area, consult the Planning Department to
receive an assigned Character Area. The context of the pedestrian malls provides unique design considerations. Commercial Design Guidelines and Standards Page 6 How to Use the Standards
and Guidelines The Commercial, Lodging and Historic District Design Standards and Guidelines (Standards and Guidelines) work in tandem with Aspen Land Use Code Commercial Design Review
Chapter. The Standards and Guidelines are broken into specific Character Area chapters for each neighborhood and a General Standards and Guidelines chapter. A Character Area map is
provided in the Appendix of this document that assigns Character Area boundaries. Each project subject to Commercial Design Review must address the guidelines within the applicable
Character Area and the Standards and Guidelines in the General Guidelines Chapter. Standards appear like this: Bold, Italics and Color Guidelines appear like this: Bold and Italics
What is the difference between a Standard and a Guideline? Standards are required and Guidelines are a recommendation. Standards are generally topics which have been adopted as requirements
in the Land Use Code and are being relocated here for clarity. When a Standard is not met an application for a Variation from the review Board is required. Guidelines are less strict;
however, an effort to meet the guideline or the intent of the guideline is required for all projects. Guidelines are not applicable in all cases and need to be evaluated in the context
of the practicality of the measure and the scope of the project. The review Board must determine that a sufficient number of relevant guidelines have been adequately met in order to
approve a project. Architectural details of historic buildings enhance the character of Aspen. The mural above originally appeared on another historic building in Aspen. Remodels are
an important part of Aspen development. Introduction Page 7 How to Determine Type of Pedestrian Amenity In addition to addressing all applicable standards and guidelines, a project
may be subject to Pedestrian Amenity requirements. The applicability and requirement are listed in the Land Use Code, and the available methods to meet the requirement are listed within
the General Chapter of this document. Each Pedestrian Amenity method lists Character Areas that may apply the described technique. If a Character Area is not listed, then that Pedestrian
Amenity method is not an available option. For example: Midblock Pedestrian Amenity (CA, NMU) is only allowable in the Commercial Character Area and the Neighborhood Mixed Use Character
Area. The Appendix of this document includes the Character Area Map, a glossary of terms, and quick reference lists of all Standards and Guidelines applicable to each Character Area.
An example of second floor pedestrian amenity, with a direct pedestrian access. An example of street level pedestrian amenity with the property line distinguished. The contextual relationship
to open space should be considered when planning pedestrian amenity. Commercial Design Guidelines and Standards Page 8 Design Standards and Guidelines : General The purpose of Commercial
Design Review is to preserve and to encourage appropriate architecture that creates walkable neighborhoods and supports the heritage of Aspen. The Standards and Guidelines below apply
to all projects subject to Commercial Design Review Site Planning and Streetscape The original townsite was platted in 1880 based on an orthogonal pattern, regardless of topography.
Orienting buildings parallel to the street reinforces the traditional network of streets and alleys and enhances the pedestrian experience. Today, where increased height and density
are factors, site planning and the relationship to streets and to adjacent properties should enhance overall neighborhood character. Special care should be taken when placing a building
within the River Approach and Mountain Base character areas. The majority of parcels in these areas are not located on the traditional Original Townsite of Aspen - recorded 1959 1.1
All projects shall respond to neighborhood context. 1.2 All projects shall respond to the traditional street grid. • A building shall be oriented parallel to the street unless uncharacteristic
of the area. Refer to specific chapters for more information. • Buildings on corners shall be parallel to both streets. 1.3 Landscape elements (both hardscape and softscape elements)
should complement surrounding context, support the street scene, and enhance the architecture of the building. townsite grid and topography of the site should be given additional
consideration. General Guidelines Page 9 • This applies to landscape located both onsite and in the public right of way. • High quality and durable materials must be used. • Early
in the design process, consider storm water best management practices as an integral part of the landscape design process. 1.4 Where there is open space on a site, reinforce the traditional
transition from public space, to semi-public space to private space. • This may be achieved through a fence, a defined walkway, a front porch element, covered walkway, or landscape.
1.5 Maintain alignment of building facades where appropriate. • Consider the entire block of a neighborhood to determine appropriate building placement. • Consider the appropriate
location of street level pedestrian amenity when siting a new building and transitioning building alignments. • Consider all four corners of an intersection and architectural context
to determine appropriate placement if located on a corner. 1.6 When a building facade is set back, define the street edge. Review the context of the block when selecting an appropriate
technique to define street edge. Examples of appropriate techniques include: • A street facing fence shall be low in height and mostly transparent to create openness along the street.
• Landscaping must be considered so as to not block views of the architecture or pedestrian amenity space. Hedgerows over 42” are prohibited. • Benches or other pedestrian related
elements may be an appropriate means to define the street edge. A context study is required for Commercial Design Review. The study must include the relationship to adjacent structures
and streets. Landscape design can enhance relationships between pedestrian access and architecture. Iconic historic architecture like the Elks Building should be the primary facade
on a street edge. Hardscape can enhance the street scene. Commercial Design Guidelines and Standards Page 10 Alleyways Alleys are an important feature of most of the Character Areas.
Traditionally, Aspen alleyways were unpaved, supported a range of building materials, and often had small buildings located along them. They continue to function as a utilitarian location
for back of house operations, deliveries, and required utilities and mechanical areas; however, alleyways in the commercial character areas are more intensely developed now. Staying
true to traditional development, alleys are an appropriate area for simple building forms and materials. It is important to design an alley facade with special attention to reduce perceived
building mass and to maintain a human scale. Wherever possible, pedestrian access and appeal to alleys should be incorporated into the design. Improved access to alleyways creates opportunities
for small commercial space. The following standards and guidelines only apply to properties that are adjacent to an alley. 1.7 Develop alley facades to create visual interest. • Use
varied building setbacks and/or changes in material to reduce perceived scale. 1.8 Consider small alley commercial spaces, especially on corner lots or lots with midblock access from
the street (See Pedestrian Amenity Section X). • Maximize visibility and access to alley commercial spaces with large windows and setbacks. • Minimize adverse impacts of adjacent service
and parking areas through materials, setbacks, and/or landscaping. Alleys are often used for utilities, back of house access and parking. Develop alley facades with special attention
to material selection and building form. General Guidelines Page 11 Parking The Aspen community values a positive pedestrian experience and encourages walking and biking to get around
town. Conflicts between pedestrians and cars are to be minimized. The original Aspen townsite includes alleyways, which can be used to locate private parking away from the pedestrian
way. Visibility of on-site parking should be reduced in all locations by using alleyways for at grade parking and for entrances to subgrade parking. The following standards and guidelines
only apply to development that provides parking on site. 1.9 Minimize the visual impacts of parking • All parking shall be accessed off an alley where one is available. • If no
alley access exists, access should be from the shortest block length. • When a property does not have access to an alley, screen the parking. • Design any street-facing entry to underground
parking to reduce visibility. Use high quality materials for doors and ramps. • Screen surface parking and avoid locating it at the front of a building. Landscape and fences are recommended.
• Integrate parking into architecture as a garage enclosure and/or into landscape through design and materials to disguise the parking area. • Break up the massing of the alley facade
especially when garage doors are present. • Consider a surface material change to define parking area and to create visual interest. • Consider the potential for future retail use accessed
from alleys and the desire to create a safe and attractive environment for cars and people. • Garage doors shall match adjacent materials in color. Integrate parking into the architecture
as a garage enclosure by matching the color to adjacent materials. Architectural details break up the massing of an alley and the garage doors blend into the facade. Screen surface
parking. Commercial Design Guidelines and Standards Page 12 Building Mass, Height and Scale Designing a new building to fit within the context of the neighborhood requires careful thought.
Researching historic maps, identifying nearby historic landmarks, and defining key character features of a neighborhood are critical steps before designing a new building. Special care
is required for development adjacent to a designated landmark. New development has the opportunity to positively impact the cohesion of a neighborhood. Specific context descriptions
are provided in each Character Area Chapter to define these features. 1.10 Construct a new building to appear similar in scale and proportion with buildings on the block. 1.11 A
new building or addition shall reflect the range and variation of building height in the block. • Create a sensitive transition by stepping developments of different sizes. For example,
a new building adjacent to a one-story building must include a building height transition. • A minimum of two foot building height variation from adjacent buildings is required. • This
may be achieved through a cornice, parapet or other architectural articulation. • The height variation shall be a minimum of 15’-0” wide. 1.12 On lots larger than 6,000 square feet,
break up building mass into smaller modules. • A street level front setback to accommodate Pedestrian Amenity in accordance with the Pedestrian Amenity Guidelines may be an appropriate
method to break up building mass. • Building setbacks, height variation, changes of material, and architectural details may be appropriate techniques to vertically divide a building
into modules. Aspen contains many historic landmarks including the Independence Square Building. Varied building heights are important for larger developments. New construction must
appear similar in scale and proportion with buildings on its block. General Guidelines Page 13 1.13 Development adjacent to a historic landmark shall respond to the historic resource.
• A new building should not obscure historic features of the landmark. • A new large building should avoid negative impacts on historic resources by stepping down in scale toward a
smaller landmark. • Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration. • When choosing to relate to building form, use forms
that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site, and
use building materials that contribute to a traditional sense of human scale. • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to
those of the historic resource. Maps showing locations of historic landmarks are available online, at the Aspen Historical Society and at the Aspen Planning Office. Stepping down to
historic resources is important for development adjacent to historic buildings. Small scale additions to small historic resources are most appropriate. Relating to a historic resource
through fenestration is appropriate. Commercial Design Guidelines and Standards Page 14 Street Level Design Street level design directly contributes to vitality, walkability and overall
success of a commercial, lodge or mixed use area. The relationship of an entrance to the street is a critical component in defining a pedestrian-friendly environment. Window size and
shape can create dynamic first floor spaces that enhance the neighborhood. Carefully considered pedestrian-scaled elements that relate to the neighborhood context can reinforce the
pedestrian experience and enhance the neighborhood character. 1.14 New buildings shall have a street level entry. • Commercial entrances shall be at the sidewalk level. • Finish floor
and sidewalk level shall align for at least 1/2 the depth of the ground floor where possible. If significant grade changes exist on property, then the project will be reviewed on
a case by case basis. 1.15 Orient entrances to the street. • All buildings shall have at least one clearly defined primary entrance facing the front lot line, as defined in the Land
Use Code unless located within a chamfered corner (See CC Character Area). • If located on a corner lot, two entrances shall be provided: A primary entrance facing the longest block
length and a secondary entrance facing the shortest block length. Historic proportions of a 2-story commercial building in Aspen. Street level entries are important pedestrian features.
Varied scaling and rhythm devices create an interesting and inviting streetscape. General Guidelines Page 15 1.16 Incorporate an internal airlock or air curtain into first floor commercial
space. • An airlock or air curtain shall be integrated into the architecture. • Adding a temporary exterior airlock of any material to an existing building not allowed. 1.17 Entries
that are significantly taller or shorter than those seen historically or that conflict with the established scale are prohibited. • Transom windows above an entry are a traditional
element that may be appropriate in neighborhoods with 19th century commercial buildings. • Entries should reflect the established range within the context of the block. Analyze surrounding
buildings to determine appropriate height for entry doors. 1.18 Pedestrian scaled elements should be incorporated into street level design. 1.19 ATMs and vending machines visible from
the street are prohibited. Refer to Chapter 11 of the Historic Preservation Design Guidelines for more information on appropriate new construction, remodels or additions adjacent to
landmarks. Transom windows may be appropriate. Pedestrian scaled elements, materials and rhythms should be incorporated. Entries should reflect the established range and not be over-
or undersized. OVERSIZED DOORS PREFERRED DOORS NOTE: BUILDING CODE REQUIRES THAT AT LEAST ONE THESE ENTRY DOORS BE AT LEAST 3’-0” IN WIDTH. UNDERSIZED DOORS Commercial Design Guidelines
and Standards Page 16 Roofscape The roofscape of a building is considered the fifth facade given its visibility from nearby buildings and mountains. As such, careful attention should
be paid to creating a thoughtful, organized and varied roofscape. Rooftop design can be a challenge considering the need to place mechanical equipment, venting and elevator shafts
on the roof. A successful roofscape can minimize the visual impacts of these elements and also incorporate City goals such as storm water treatment through a green roof system or streetscape
vibrancy with an activated roof deck. Consider a birds-eye view when creating a roof plan. 1.20 The roofscape should be designed with the same attention as the elevations of the building.
• Consolidate mechanical equipment including solar panels and screen from view. • Locate mechanical equipment toward the alley, or rear of a building if there is no alley access.
• Use varied roof forms or parapet heights to break up the roof plane mass and add visual interest. 1.21 Use materials that complement the design of the building facade. • Minimize
the visual impact of elevator shafts and stairway corridors through material selection and placement of elements. 1.22 Incorporate green roofs and low landscape elements into rooftop
design where feasible. 1.23 Minimize visibility of rooftops railings. • Mostly transparent railings are preferred. • Integrating the rooftop railing into the architecture as a parapet
or other feature, may be appropriate considering the neighborhood context and proposed building style. • Setback the railing a distance that equals or exceeds the height of the railing.
Screen rooftop features from view. Varied roof forms enhances the neighborhood character. General Guidelines Page 17 Materials and Details In the 19th Century, Aspen had a limited range
of architectural materials: red brick, painted wood, glass and stone - primarily locally sourced red sandstone. In the mid-century the palette expanded to include natural wood, stucco,
river rock and moss rock, metal, concrete block, and bricks of other tones. It is important to maintain a relationship to the material palette evident in the general vicinity while
allowing some new materials and material technology to be used. The color palette of natural materials throughout these commercial and lodging neighborhoods represents Aspen’s environment
with browns and reds being the predominant colors. High quality materials that relate to the context of the neighborhood, the building type, and have proven performance in Aspen’s extreme
climate, are important. Carefully consider existing color schemes and textures within a neighborhood before selecting materials. Introducing a new material may require other aspects
of the architecture to show restraint. Paint color has historically been a variable and is not reviewed. 1.24 High quality materials are required. • Identify the palette of materials,
specifications for the materials, and location on the proposed building as part of the application. • Physical material samples shall be presented to the review body. An onsite mockup
prior to installation may be required. 1.25 Architecture that reflects corporate branding is not permitted. • Architecture that reflects the brand of the tenant is not appropriate.
1.26 Building materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey
human scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have
proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials.
• Introducing a new material, material application, or material finish to the existing streetscape may be approved by HPC or P&Z if the following criteria are met: • Innovative
building design. • Creative material application that positively contributes to the streetscape. • Environmentally sustainable building practice. High quality materials and details
are required. Sustainable design is encouraged through materials, energy efficiency, fenestration, site planning and thoughtful open space. AACP Policy I.1 Achieve sustainable growth
practices to ensure the long term viability and stability of our community and diverse visitor based economy. Commercial Design Guidelines and Standards Page 18 Lighting, Service and
Mechanical Areas The character and intensity of outdoor lighting can greatly impact neighborhood character. The City of Aspen has comprehensive exterior lighting standards in the Land
Use Code to reinforce the desire for dark skies at night with regard to building functionality. When the service and mechanical areas of a commercial building are well designed, the
building can better contribute to the overall success of the neighborhood. Poor logistics of one building can detract from the quality of surrounding properties. Efficient delivery
and trash areas are important to the function of alleyways. 1.27 The design of light fixtures should be appropriate to the form, materials, scale and style of the building. 1.28 Trash
and recycle service areas shall be colocated on an alleyway where feasible and combined to the greatest extent practical. 1.29 Design trash and recycle areas thoughtfully and within
the style of the building, with the goal to enhance pedestrian and commercial uses along alleys. 1.30 Screen trash and recycle areas from view with a fence or door. • All fences shall
be 6 feet high from grade unless prohibited by the Land Use Code, shall be of sound construction, and shall be no less than 90% opaque, unless otherwise varied based on a recommendation
from the Environmental Health Department. 1.31 Design a delivery area to be located along an alleyway where one exists. 1.32 Mechanical equipment, ducts and vents shall be accommodated
internally within the building and/or carefully located on the roof to minimize visual impacts. • Co-locate mechanical equipment, ducting and venting. • Screen mechanical equipment
or recess equipment and venting behind a parapet wall. Reference City Municipal Code for trash size and location requirements. 1.33 Minimize the visual impacts of utility connections
and service boxes. • Group and discreetly locate these features. • Use screening and materials that compliment the architecture. 1.34 Transformer location and size are dictated by
City and utility company Standards and codes. • Place a transformer on an alley where possible. • Provide screening for any non-alley location. Trash and recycle should be co-located.
Screen equipment and trash/recycle from view. General Guidelines Page 19 Remodel Upgrading an existing building through a remodel can improve energy efficiency, building function and
appearance, and meet community goals to reduce construction waste. Altering specific features of a building, such as replacing exterior materials or constructing an addition to an
existing building, is considered a remodel project. A project that reaches the demolition threshold as defined in the Land Use Code is not considered a remodel. It is important to
carefully plan a remodel to meet the design guidelines and neighborhood character where feasible. Gradually bringing remodel projects into conformance with design guidelines reinforces
neighborhood character. These guidelines apply to projects that are proposing changes to an existing building but do not reach the demolition threshold. 1.35 All remodel projects shall
meet material design guidelines 1.23 and 1.24. 1.36 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience. 1.37
Design alterations to relate to the existing building style and form that may remain. 1.38 Incorporate elements that define the street edge in a remodel project. Consider the context
of the block when selecting an appropriate technique to define street edge. Examples of appropriate techniques include: • A cantilevered roof or retractable awning may be appropriate
to define street edge. • A fence that defines a yard must be low in height and mostly transparent in nature, allowing views into the pedestrian amenity space. • Benches or other pedestrian
related elements may be used on a case by case basis. 1.39 Creative solutions that incorporate ADA compliance into the architecture are encouraged. • Minimize the appearance of ramps
by exploring other onsite options such as altering interior floor levels or exterior grade. Replacing features such as balconies is considered a remodel. Alterations should relate to
the existing building style. Exterior grade altered for an accessible entrance. Commercial Design Guidelines and Standards Page 20 Examples of Architectural Lighting General Guidelines
Page 21 Examples of Entries Commercial Design Guidelines and Standards Page 22 Examples of Storefront Design General Guidelines Page 23 Examples of Architectural Details Commercial
Design Guidelines and Standards Page 24 General Guidelines Page 25 Pedestrian Amenity Commercial Design Guidelines and Standards Page 26 Well-designed open spaces should enhance the
streetscape, creatively reinforce the street edge, and support a variety of uses. The goal of pedestrian amenity is to create intentionally designed and meaningful open space that conveys
human scale, provides relief from the built environment, and improves the experience in commercial, mixed use and lodging neighborhoods. Successful pedestrian amenity space allows
for nature to blend into the built environment. Most pedestrian amenity spaces should be open to view from the street, open to the sky, and not permanently enclosed with walls. Visibility
adds to vitality at the street level. These spaces should be versatile and easily adaptable for different uses depending on the tenant. Restaurant seating and outdoor food vending
are particularly appropriate uses of pedestrian amenity space. Where on-site pedestrian amenity is required, it should be usable and accessible space. Pedestrian Amenity need not The
Aspen community considers open space to be a pedestrian amenity and a top priority. Especially in commercial areas, maintaining the feel of a natural environment with frequent opportunities
to dwell outdoors is of utmost importance. Pedestrian Amenity be available to the public at all times, but needs to contribute to an active streetscape and promote interaction and engagement.
There are many different options to meet the required pedestrian amenity for a property: physical or operational improvements to private property or the public right of way, or cash
in lieu payment. Each type of pedestrian amenity space and applicable Character Areas are described in the following standards and guidelines. Pedestrian AmenityPage 27 Questions to
Consider 1. Is there a successful Pedestrian Amenity Space on an adjacent or nearby property already? 2. Is there good solar access? 3. How have the historic development patterns been
maintained or eroded? 4. Can the proposed Pedestrian Amenity utilize innovative design to connect to the proposed architecture? 5. How does the proposed Pedestrian Amenity enhance the
intersection and overall context? Galena Street Hopkins Avenue Pedestrian amenity space provides relief from the built environment and an active streetscape. A figure-ground study is
helpful in identifying pedestrian amenity space opportunities. Consult the Land Use Code for elements allowed within setbacks. Commercial Design Guidelines and Standards Page 28 Street
Level Pedestrian Amenity PA1 - (All Character Areas) Historic maps of 19th century Aspen illustrate a densely developed downtown core with minimal building setbacks. This pattern generally
remains in place today. Setbacks are varied as development moves out from the downtown core. The Design Standards and Guidelines recognize and encourage this historic pattern of development
by providing more pedestrian amenity options for properties located outside of the Historic Districts. Properties within the Historic Districts need to maintain historic integrity and
continuity: street level pedestrian amenity must be carefully planned to highlight, not erode, these important development patterns. PA1.1 Maximize solar access to pedestrian amenity
space on the subject property. • At grade pedestrian amenity on the north side of the street is discouraged, except when providing a front yard along Main Street. PA1.2 Consider all
four corners of an intersection when designing street level amenity space on a corner lot. • If one or more lots on the intersection already includes a large corner pedestrian amenity
a new corner amenity space may not be appropriate. Seating can create areas to dwell. On property street level seating for restaurants can be considered pedestrian amenity. Successful
amenity space provides a varied pedestrian experience. Pedestrian AmenityPage 29 Planters can define a property line. Storefronts can line an amenity space. Successful amenity space
allows for future retail and restaurant use. PA1.3 Design meaningful space that is useful, versatile, and accessible. • Consider providing space for future outdoor merchandising or
restaurant seating opportunities when designing the space. • Providing good solar access, capturing mountain views, and providing seating is recommended. • Do not duplicate existing
nearby open space. • Storage areas, delivery areas, parking areas, or trash areas are not allowed uses within pedestrian amenity space. • Street-level Pedestrian Amenity spaces shall
be a minimum 1/3 of the requirement. For example, a requirement of 300 square feet of pedestrian amenity can be comprised of three 100 square feet spaces; but cannot be comprised of
one 275 square feet space and one 25 square feet space. (A variation from this requirement may be approved with a finding that the proposed spaces meets the intent of Pedestrian Amenity).
PA1.4 Design amenity space that enhances the pedestrian experience and faces the street. • On corner lots, pedestrian amenity space may be considered on side streets or adjacent to
the alley rather than facing primary streets. PA1.5 Street level Pedestrian Amenity areas shall not be entirely enclosed. • Access to the pedestrian amenity space directly from the
street is required. • A street level pedestrian amenity space may be covered subject to HPC or P&Z approval. If the space is covered, the street-facing portion must be entirely open
Commercial Design Guidelines and Standards Page 30 PA1.6 Street level pedestrian amenity space shall reinforce the street edge. Consider the context of the block when selecting an appropriate
technique to define street edge. Examples of appropriate techniques include: • Overhangs: A cantilevered roof or retractable awning that stretches to the property line. • Fences: A
low fence, mostly transparent that allows views into the pedestrian amenity space. • Landscape: Low planter boxes. If including trees, the mature tree canopy size should not prohibit
views into the amenity space. Hedgerows over 42” are prohibited. • Street Furniture: Permanent, fixed benches or other pedestrian related elements may be considered to establish property
edges. • Surface Material: Change hardscape material to differientiate between pedestrian amenity and Right of Way. PA1.7 Street level pedestrian amenity shall be within 18 inches
above or below the existing grade of the street or sidewalk which abuts the space. PA1.8 Street level pedestrian amenity may be appropriate on a case by case basis within the Commercial
Core Historic District. • Consider the existing context of the block . • Clearly define street edge, see as defined in PA1.6. • In this District, street level pedestrian amenity must
be subordinate to the line of building fronts. PA1.9 Street level pedestrian amenity may include public access to the mountain or river in the RA and MB Character Areas through a trail
easement subject to Parks and Engineering approval. PA1.10 Within the Main Street Historic District, required building setbacks can be used toward a pedestrian amenity requirement.
Hardscape material transitions reinforce the property edge. Low planters and softscape adds to a successful amenity space. Using a variety of techniques is appropriate. Pedestrian AmenityPage
31 Second floor or rooftop amenity can bring vitality to upper floors, provide outstanding mountain views, create meaningful upper floor setbacks, and still allow a building to define
the street edge at ground level which reinforces traditional commercial development patterns. PA2.1 Provide pedestrian amenity in the form of a deck on the second floor that is visible
from and adjacent to the street. • Railing height may not be increased above the minimum IBC requirement. • Historic landmark parapets may be exempt, subject to HPC approval. •
Railings must be a minimum of 50% transparent unless located in the CC District where transparent railings may not be appropriate, given the pattern of decorative cornices capping buildings.
PA2.2 Second floor amenity shall be accessed directly from the street. Remodels and historic landmarks may be exempted from this requirement, subject to HPC approval. • A separate
exterior entrance is preferred. • A public access easement may be requested by the City as part of an approval. PA2.3 Design meaningful space that is useful, versatile and accessible.
• Consider providing space for future outdoor merchandising or restaurant seating opportunities. • Providing good solar access, mountain views and seating is recommended. • Storage
area or trash area are not allowed uses within pedestrian amenity space. PA2.4 Second floor or rooftop pedestrian amenity should be equal to a minimum of 50% of the pedestrian amenity
requirement. PA2.5 To qualify as Pedestrian Amenity, commercial use(s) shall be accessible from the space. • Lodges must have a restaurant, lobby, or other public space adjacent and
accessible from the pedestrian amenity space to meet this standard. • Where applicable, Integrate access to this space into the architecture through interior or exterior corridors.
PA2.6 Design way finding to the Pedestrian Amenity into the architecture. PA2.7 All rooftop Pedestrian Amenity shall be open to the sky. • Small seasonal umbrellas or retractable
canopies may be allowed, subject to Planning Staff, HPC or P&Z approval, as long as these features do not cover the entire space and do not obstruct views in from the street. PA2.8
Rooftop pedestrian amenity is not permitted on the roof of a second floor. Restaurants utilize second floor spaces successfully with outdoor seating. Second Floor or Rooftop Pedestrian
Amenity PA2 - (CC, CA, NMU, MB, SL, RA) Commercial Design Guidelines and Standards Page 32 On the pedestrian malls, on-site amenity space may duplicate the experiences offered by the
Pedestrian Malls and Wagner Park. Replicating open space can erode the street-scape and can dilute the success of onsite pedestrian amenity spaces. PA3.1 Off-site pedestrian amenity
or cash in lieu payment for Mall improvements and maintenance is strongly recommended. See Off-Site Section or Chapter 26.412 Commercial Design Review of the Land Use Code for cash-in-lieu
payment calculation. PA3.2 Special consideration for street level pedestrian amenity on the Mall may be approved based on the following: • Context of the block: The presence of street
facing, street level, pedestrian amenity in the block means that additional street facing pedestrian amenity may be inappropriate. • Adjacent to historic landmarks: Street facing amenity
may be designed to highlight the adjacent historic landmark. • Proposed technique to define street edge. See Standard PA1.6. • Other restrictions on the property such as designated
viewplanes. • Context of the intersection for corner lots: an intersection that already contains street level amenity on the mall should not be replicated. Cooper, Mill and Hyman Mall
Pedestrian Amenity PA3 - (CC) The pedestrian malls boast existing successful pedestrian amenity spaces. Proposed development along the pedestrian malls should strongly consider the
existing amenities. Cash in lieu payment for Mall improvements and maintenance is strongly recommended. Pedestrian AmenityPage 33 Midblock pedestrian amenity PA4 - (CA, NMU, MB, and
RA) Midblock walkways create open space between buildings, activate alleyways, and provide alternative locations for commercial space and outdoor dining. This type of pedestrian amenity
should be used sparingly throughout town to preserve historic development patterns. PA4.1 Midblock pedestrian amenity shall provide access to additional commercial space. • The amount
of pedestrian amenity of the feature counts as double. For example, a midblock walkway that is 500 square feet in size is equal to 1,000 square feet for the purposes of pedestrian
amenity calculation. • Commercial space must be accessed from the walkway and must be at least 40’-0” back from the street edge. PA4.2 Design the space to be surrounded with high quality
materials and architectural details. PA4.3 Incorporate way-finding to the midblock amenity into the architecture. PA4.4 Design and proportion of midblock pedestrian amenity must include
adjacent architecture, adequate width of walkway, lighting and landscape elements. • Minimum width in the CA, NMU, MB, and RA districts is 10’-0”. PA4.5 Midblock pedestrian amenity
shall extend the length of the lot to the alley. PA4.6 Midblock pedestrian amenity walkways should be open to the sky. • A mid block pedestrian amenity space may be covered subject
to HPC or P&Z approval. If the space is covered, the street-facing portion must be entirely open. PA4.7 New midblock pedestrian amenity walkways shall not be located in a block face
that already has a midblock walkway. Alternate space for commercial use is a benefit of a midblock pedestrian amenity. Midblock pedestrian amenity can integrate with street facing pedestrian
amenity. A covered midblock pedestrian space is subject to HPC or P&Z approval.Commercial Design Guidelines and Standards Page 34 Subgrade Courtyard Pedestrian Amenity (CA, NMU, RA)
Lower level walk-out patios, also referred to as subgrade courtyards, may provide additional opportunities for commercial uses. When carefully designed, these spaces have the potential
to provide natural light and open space for commercial tenants. The design, placement and neighborhood context of subgrade courtyards are critical to their success as a positive addition
to the street-scape. PA.26 Subgrade courtyard pedestrian amenity shall be at least 30% the required pedestrian amenity. • Subgrade courtyards shall abut a lot line. • Access shall be
provided from the street. • Access and circulation are included in the calculation of pedestrian amenity. PA.27 Subgrade courtyards are not permitted on corner lots, unless located
at the rear of the lot. PA.28 Design of the subgrade courtyard at grade shall reinforce the street edge. • The measurement of a subgrade courtyard along the lot line shall not exceed
30% of the lot width adjacent to the features. • Consider the context of the block when selecting an appropriate technique to define street edge. • A low wall that define the street
edge shall allow views into the pedestrian amenity space. PA.29 Permanent fixed benches or other pedestrian related elements may be considered to define the street edge. PA.30 Design
meaningful space that is useful, versatile, and accessible. • Consider future outdoor merchandising or restaurant seating when designing the space. • Consult the Land Use Code for allowed
elements within setbacks where applicable. PA.31 Design the subgrade courtyard to maximize solar access. • South facing courtyards are encouraged. PA.32 All subgrade courtyard spaces
shall be open to the sky. • Small seasonal umbrellas or canopies that do not cover the entire space prohibiting views in from the street may be allowed, subject to Planning Staff,
HPC or P&Z approval. PA.33 A subgrade courtyard shall be accessible from the interior of commercial use(s) abutting the pedestrian amenity space. • Integrate clear access to this
space into the architecture through interior or exterior corridors. PA.34 Design way-finding to the subgrade courtyard space into the architecture. Pedestrian AmenityPage 35 Off-site
Pedestrian Amenity (All Character Areas) Off-site pedestrian amenity is an option when onsite amenity is not feasible or not appropriate as determined by HPC or P&Z. Off-site amenity
must be constructed by the applicant and shall include improvements equal to or exceeding cash-in-lieu amount calculated in Land Use Code. A permit is required for modifications within
the publicly owned right of way, including planting strips, street trees and sidewalks. In general, the right of way within a given neighborhood should have a consistent design character.
Covered walkways, also referred to as arcades are found throughout Aspen’s commercial neighborhoods. Arcades introduce a one-story pedestrian scaled element to a building and may be
appropriate in specific areas. Coordination with the Engineering Department and Parks Department is required. PA.35 Off-site improvements shall be located within the block of the
subject property. PA.36 Covered walkways or arcades are only permitted in blocks that do not already have a similar feature. • Subject to Engineering Department and Parks Department
approval. PA.37 Additions to the street-scape shall enhance the pedestrian experience. PA.38 At least 50% of the block must be standard City of Aspen right of way design. • The proposed
design does not detract from nearby historic resources. • The proposed design provides or enhances the street-scape or historic district. • A right of way may be altered to reflect
the design of an adjacent building. Commercial Design Guidelines and Standards Page 36 Enclosed Interior Courtyard Pedestrian Amenity (CC, CA, NMU) Interior courtyards offer areas for
the public to get out of the weather and enjoy a communal space. Well designed and successful interior courtyards are easy to find by the pedestrian, versatile, large and include communal
seating. Interior pedestrian amenity activates and increases presence of smaller commercial spaces that front the courtyard. PA.39 Design interior courtyards to be versatile. PA.40
Interior courtyards shall provide access to commercial uses to count as pedestrian amenity. PA.41 Commercial spaces shall have large storefront windows open to the interior courtyard.
PA.42 Interior courtyards shall include communal seating and tables. PA.43 Incorporate way-finding into the architecture. PA.44 Interior corridors or hallways leading to the interior
courtyard do not count as pedestrian amenity space. Pedestrian AmenityPage 37 Commercial Core Historic District Commercial Design Standards and Guidelines Page 38 History In 1880,
based on promising evidence of silver mining potential, two men vied to be the first to officially plat the town and control its early development. Clark Wheeler succeeded by snow-shoeing
over Independence Pass from Leadville in February 1880 and named the city Aspen. His Aspen Town and Land Company, with the backing of eastern investors, laid out a 2.5 acre area which
is primarily today’s Commercial Core. Initially, growth was hampered by lack of infrastructure to make mining profitable, however this quickly changed within the first five years
of development, when better roads into the valley were constructed and telegraph, telephone, water and electrical service were all established. A newcomer, Jerome B. Wheeler, added
an all important smelter to process ore. Commercial Core Historic District Improvements must respect the 19th century historic context and development patterns and offer thorough compatible
new design that highlights Aspen’s sense of place downtown and small town character. Construction boomed and the town had a brick yard, sawmills and lumberyards by the mid 1880’s.
Even so, according to the 1886 Sanborn Fire Insurance maps, much of the core was occupied by dwellings, with a limited number of businesses. After several devastating fires affected
the downtown, many new buildings were constructed of masonry. This house, at 302 E. Hopkins, built in 1883 appears to be the oldest frame structure in Aspen. There are seven Victorian
era homes left in the Commercial Core.* Aspen seen from the Durant Street fire tower in 1908.* Commercial CorePage 39 By 1887, Aspen was served by railroads and by 1892, the town’s
population had increased to 12,000 people, making Aspen the third largest city in the state. Aspen’s most grand, iconic buildings of the period were the Wheeler Opera House built in
1889 at 320 E. Hyman, the Hotel Jerome, built in 1889 at 330 E. Main and the Elk’s Building constructed in 1891 at 210 S. Galena. The Hotel Jerome and the Elk’s Building are primarily
red brick, with beautifully carved red sandstone details. The Wheeler Opera House was faced entirely with red sandstone. There were only two other Victorian era stone buildings in
Aspen, the Hyman Brand Building at 203 S. Galena and the Cowenhoven block at 501 E. Hyman. While brick and masonry structures are the majority of the surviving Victorian commercial
buildings in Aspen (25 of the 36 19th century buildings still standing) this is likely due to their substantial construction and may create a misconception that this type of building
was the most common in the 1800s. Early Aspen was a very isolated place and its short development heyday before the silver crash prevented it from reaching the potential it might have
otherwise seen. The Victorian era material palette was very much locally based and limited, the exception being cast iron storefronts and pressed tin accents that could be delivered
by train. These limitations are important facts of Aspen history that should be considered in current choices for development. Most of the historic building fabric of Aspen was modest
wood construction. The Aspen Block, at 303 S. Galena appears to be the oldest masonry building in Aspen, begun in 1886. It was constructed of red brick and featured white sandstone
quarried at Maroon Creek. This is reported to be the first cut stone used in Aspen.* A view of the Commercial Core in the 1950s. After the silver crash a number of the original buildings
were removed, leaving a sparse landscape downtown.* Commercial Design Standards and Guidelines Page 40 There is no documentation of any significant construction of new buildings in
the Commercial Core from 1893 until the late 1940s, when businesses like the Prospector Lodge (since demolished and rebuilt at 301 E. Hyman) began to appear with the start of the ski
resort. In 1974 the City of Aspen made the Commercial Core one of the earliest historic districts in the State. Design review has been undertaken since then to ensure that new construction
reflects the history of the town. The premise is that Victorian era buildings guide new building design. This effort must acknowledge the fact that the Victorian landmarks do not comprise
the majority of the buildings in the Core today. Many of the buildings in this neighborhood were built in the 1960s through 1980s. Some are significant examples of other eras of architecture,
including three AspenModern landmarks which are distinctly different than their 19th century predecessors. They add to the richness of the neighborhood but are limited in number and
each are unique. A view of Aspen in 1981, substantially built up in the ensuing three decades. Victorian era buildings have witnessed over 100 years of Aspen’s exciting history. Car
race on Mill Street, 1952.* Commercial CorePage 41 A mix of building heights is an important component to the historic character of downtown, and it should be recognized that the area
has traditionally featured buildings of a relatively small footprint next to much larger commercial block structures. Guido’s Swiss Inn, seen in 1963, has been heavily remodeled but
stands at 403 S. Galena, adding to the variety of architecture in the Commercial Core. * The most character shaping modern change to the Commercial Core Historic District was the Pedestrian
Malls, built in 1976. The Malls claimed entire streets as sidewalks, brought nature into the City, and offered a dynamic contrast between new design philosophies and old 19th century
buildings. In the same way, new development can enrich downtown and respect the unique character of Aspen through careful and historically informed design choices. Early additions
to the Red Onion,420 E. Cooper, seen in 1958, reflect the modest scale of some periods of development in Aspen. * 119 S. Mill, built in 1956.*Hyman Pedestrian Mall.* Commercial Design
Standards and Guidelines Page 42 Forward looking urban development is a tradition here. Existing Character The Commercial Core Historic District has strong connection to its 19th century
mining heritage, which creates a defined sense of place that resonates with the community and visitors. Almost half of the Commercial Core buildings are designated landmarks, including
three AspenModern buildings that reference Aspen’s mid-century renaissance. Substantial Victorian era structures of local masonry and expert craftsmanship indicate a clear pattern
of development and reflect that era’s feeling of pride and optimism for the future. The buildings were built to last. Modern architecture woven into the core reflects the post war success
of Aspen as a ski resort with international stature. The design of buildings in the Commercial Core should celebrate the historic character. Commercial CorePage 43 Building Placement
A clearly delineated street edge is important within the Commercial Core Historic District because it supports commercial use, pedestrian experience, and aligns with traditional development
patterns that set commercial buildings at the front property line. Historically small pockets of open space and setbacks have been throughout the District. Current policies encourage
more significant downtown open space, which must be factored carefully into site planning. 2.1 Maintain the alignment of facades at the sidewalk’s edge. • Place as much of a building
at the property line as possible to reinforce historic development patterns. • A minimum of 50% of the first floor building façade shall be at the property line. This requirement may
be varied by the Historical Preservation Commission or Planning and Zoning based on historic context or in order to accommodate pedestrian amenity (See Pedestrian Amenity Chapter) •
A minimum of 70% of the 1st floor building facade shall be at the property line for properties on a mall. 2.2 Consider a 45-degree chamfer for corner lots where appropriate. • Analyze
all four corners of the intersection for compatibility. • A primary entrance into the building should be through the chamfered corner. The chamfer corner of the Wheeler Opera House.
In the Commercial Core the buildings typically define the lot line at the street and alley. Commercial Design Standards and Guidelines Page 44 The three story Hotel Jerome is an iconic
19th century building. The hierarchy of the first floor storefront design is a common and successful design element. Originally a residence, this historic cabin has an addition, which
serves its commercial use. Architecture The buildings which define the desired characteristics of the Commercial Core Historic District were built within a 10-year period between 1883
– 1893. Usually between one to three stories in height, these late 19th century commercial buildings are divided into two distinct bands. The first floor is commonly transparent for
the display of retail goods and to invite pedestrian in, while the upper stories have smaller windows and are usually reserved for more private spaces such as a residential or office
space. With the introduction of cast-iron storefronts, the weight of second and third stories of these Victorian commercial structures was able to be carried over larger expanses of
glass on the first floor. No new construction occurred for more than 50 years after 1893. This development gap is unique and important to local history. This distinction should not
be blurred by the introduction of architectural references which are not part of Aspen’s heritage. Imitation faux- Victorian architecture and unrelated contemporary architecture are
inappropriate in the Commercial Core Historic District. Appropriate new buildings or additions balance differentiation and compatibility with an emphasis on the later. Tipping the
scale toward differentiation by introducing contrasting styles or statement buildings within the historic district leads to the gradual erosion of historic character and sense of place.
More than relating to context with a flat roof or a tall commercial storefront, compatible buildings share common fundamental elements of architecture: spatial relationships, hierarchy,
proportion, details, materials, texture, rhythm and character. The focus should be more on supporting a sense of place rather than creating a stylistic statement. The goal is not
boring new architecture: development which is creative, responsible, simple, elegant communicative and familiar is desired. Commercial CorePage 45 Development should be sensitive to
single story historic structures. Many prominent historic buildings were constructed of stone. 2.3 Development should be inspired by traditional late 19th century commercial buildings
to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to relate
strongly to the context. • When relating to materials, use traditional application of materials commonly found in the Historic District such as brick and stone and use similar texture
and color to historic context. • When relating to fenestration, large vertical windows on the ground level and punched vertical openings on upper levels, with a similar solid to void
ratio, are appropriate. • When relating to form, note that rectangular forms are predominant with limited projecting or setback elements. Most roofs are flat but gables are present.
Pedestrian experiences are varied and should always be considered. Commercial Design Standards and Guidelines Page 46 Remodels can enhance pedestrian experience. Building Proportion,
Scale, Height and Width A variety of building heights and widths in the Commercial Core Historic District is desirable. The original town site lots are 30 feet by 100 feet in size.
Historically, building widths downtown were as small at 15 feet and as large as 90 feet. Today, where large properties are being developed, the design should break up a building into
modules which reinforce the smaller scaled buildings of the 19th century. 2.4 Respect adjacent iconic historic structures. • Development near historic landmarks may use pedestrian
amenity design as a transition or buffer to highlight the importance of adjacent historic structures. • Use simple architectural details, materials and massing that do not detract from
nearby historic landmarks. 2.5 The massing and proportions of a new building or addition should respond to the historic context. • Two story buildings are encouraged. On larger buildings
creating a one story element within the composition is appropriate and consistent with the historic pattern of the district. • Building modules or individual features should generally
be tall and narrow in proportion. 2.6 One story buildings on lots of more than 9,000 square feet are discouraged. • This guideline includes buildings that read as “one story” from
the street and have a significant second floor setback. • Evaluation of appropriateness shall be based on existing context and how the building fits into the streetscape. Impact on
historic character of the Historic District, impact on adjacent landmarks, and other restrictions such as viewplanes will also be considered. The scale of additions should respond to
the historic context. A traditional 19th century commercial building. Commercial CorePage 47 2.7 Buildings on lots larger than 6,000 square feet shall incorporate architectural features
that break up the mass. 2.8 Composition of the façade, including choices related to symmetry and asymmetry, should reflect the close readings of patterns established by the 19th century
structures. • The pattern of widths of the lots varies from 20’-30’. Varieties of building widths are preferred. • Provide historic precedent using historic maps and adjacent landmarks
to determine appropriate building width, height and form. Photographs, dimensional drawings, figure ground diagrams, are all examples of tools used to illustrate precedent. • Align
architectural details and features similar to the surrounding context. Articulation of building materials can break up mass. There are many historic references for material, symmetry
and asymmetry in Aspen. Reference to historic lot width is preferred. Commercial Design Standards and Guidelines Page 48 Flat roof forms are characteristic of the area. A centered,
recessed primary entrance has clear hierarchy. Some historic structures have pitched roof forms. First Floor A rhythm of recessed entryways and tall commercial storefronts is integral
to the character of Aspen’s Commercial Core Historic District. The repetition of these features along the street contribute to a stimulating pedestrian experience, downtown vitality,
and human scale. First floor storefronts that are taller than upper levels help to reinforce the traditional appearance. Entrances facing both the primary and secondary streets add
vitality to the streetscape and create versatile commercial spaces with the potential to be divided into smaller spaces in the future. 2.9 Recessed entries are required. • Set a primary
entrance back from the front façade a minimum of 4 feet. • Alternative options that define an entry and reinforce the rhythm of recessed entryways may be considered. • For corner
lots, primary entries must face front lot line as determined by the Land Use Code and/or be located in the chamfered corner where applicable. 2.10 Secondary recessed entrances are required
on the secondary street for corner lots and on buildings on lots larger than 6,000 square feet. Commercial CorePage 49 Window design has an influence on architectural expression. Photo
credit: Brent Moss Photography Storefront proportions are important for the pedestrian experience. Window rhythm is important for retail storefronts. 2.11 Maintain a floor to ceiling
height of 13’-0” to 15’-0” feet for all commercial storefronts. • The ability to vary this requirement shall be based on demonstration of historic precedent amongst adjacent landmarks.
Storefronts should be taller than the upper floors. • The floor to ceiling height may be dropped to 9’ after the first 25’ of building length from a street facing facade. 2.12 Maintain
distinction between the street level and upper floors. • Maintain traditional hierarchy of floors, with the first floor, floor to ceiling height, being greater than upper floors. •
Minimum floor to ceiling height shall be 9’ for the second floor. 2.13 Street level commercial storefronts should be predominately transparent glass. • Window design including the
presence or absence of mullions has a significant influence on architectural expression. Avoid windows which suggest historic styles or building types which are not part of Aspen’s
story. Commercial Design Standards and Guidelines Page 50 Details and Materials As 19th century commercial construction evolved, the amount of ornamentation and high style influences
evolved as well. Cornice and mid-belt moldings became more prominent, more elaborate window and door openings were used and much of the facade was covered with varying degrees of applied
ornamentation. Architectural details and material selection for new buildings or remodels are paramount to a successful and contextual building within the Commercial Core Historic District.
While it is inappropriate to mimic historic details because it creates a false sense of history, subtle reference to 19th century commercial details may be appropriate. Materials
should reflect those found within the Commercial Core Historic District: unpainted brick, textured large pieces of locally sourced sandstone, and painted wood. Painted metal details
are found on some historic landmarks. 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities: • Color or finish traditionally
found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Primary materials are brick and stone, secondary materials are typically
metal and wood. • Traditional application: for example, a running bond for masonry. • Use the cornice or parapet as the railing to block views into roof space. • Larger setbacks may
be required. Unpainted brick is an appropriate building material. Cornice and mid-belt moldings were a prominent detail in 19th century design. Historic buildings create a unique context
for visitors to Aspen. Commercial Core Page 51 Main Street Historic District Commercial Design Standards and Guidelines Page 52 Main Street Historic District Preserve the residential
scale of the neighborhood and the character of the landscaping including generous front yards, low fences, mature trees and irrigation ditches. A typical miner’s cottage at 208 E. Main.
* A Victorian brick structure, at 201 E. Main, covered in stucco in the 1940s.* 128 E. Main, built in 1890 by Jack Atkinson, an early prospector who made his fortune after locating
the Little Annie and Midnight Mines. The Atkinson family also owned the brickyard that supplied the material for this home.* History Initially, development in Aspen was located in
close proximity to the core of town and the mines. Development along Main Street was sparse until the mid 1880s, when homes began to line the street. The creation of a horse drawn
street-car line in 1889 contributed to the spread of construction along Main Street and into the West End. Some of the largest Victorian era homes in Aspen were built here between
1888 and 1893. These highly visible and ornate buildings housed some of the families who prospered the most from silver mining. Main Street Historic DistrictPage 53 The 300s block
of Main Street in 1890.* Alleys feature small scale historic sheds.* Looking east on Main Street in 1925.* From its beginnings, Main Street from 7th Street to Monarch was almost entirely
residential. The majority of the buildings were one story “miner’s cottages,” with only a handful of other uses, mixed in, such as churches and a grocery store. Buildings were primarily
wood frame with gable roofs, though examples of false front buildings and flat roofed brick structures from the Victorian period appeared as well. One of the most beloved characteristics
of Main Street is its design as a wide boulevard lined with cottonwoods. Ditch companies began to be formed in the City in the early 1880s to bring water into the townsite. Small
trees were relocated from the banks of local streams, and planted in orderly rows. Though these trees did not reach maturity during the mining era, Main Street, for much of its history,
has had a soft edge, grand trees and clearly residential character, with landscaped front yards and low fences surrounding many properties. Another reflection of Main Street’s early
development can be seen in the alleys, some of which feature small scale historic sheds, carriage houses and garages. Many of the alleys in this area are unpaved. No roads in Aspen
were paved until the early 1960s. Commercial Design Standards and Guidelines Page 54 Lodging at 435 W. Main Street, c. 1930s.* The original Aspen Public Library at 120 E. Main.*Left:
Winterskol parade, 1991.*a Right: Car racing on Main Street, 1953.* More than 50% of the lots in this character area contain Victorian era structures, which was the justification for
naming Main Street a historic district in 1976. There are other important structures in this neighborhood. For instance, starting in the 1930s, development of lodging occurred along
Main Street, first as small scale cabins and then as larger motels. Most of those that remain are small lodges and reviewed as a separate character area. Modernism is also found on
Main Street, for instance the original public library designed by Fritz Benedict and built at 120 E. Main in 1960. Though these buildings tell Aspen’s story, they are generally one
of a kind and do not form a pattern for the neighborhood.. Main Street is Aspen’s front porch and the first impression as one enters town. It is the setting for races, parades, and
banners announcing community events. Though the area is affected by vehicular traffic more so today than in the past, the historic scale and architectural character still reinforce
that Aspen is a small city. Main Street Historic DistrictPage 55 320 W. Main Street 430 W. Main Street. Existing Character For many, Main Street is the first impression of Aspen. It
is a snapshot of Aspen’s history. The rhythm of mature cottonwoods, ditches and sidewalks, and generous yards with one and two story Victorian buildings strongly convey Aspen’s mining
heritage. Small lodges are mixed within the District along with modernist architecture. More than half of the buildings in the Main Street Historic District are designated landmarks.
Preservation of the context of historic Main Street is vital to the designated landmarks and to Aspen’s small town character. The majority of Main Street is 19th century residential
buildings with gable roof forms. Painted wood siding, simple picket fences, and perpendicular walkways to porches are character defining features among the Victorians. As Main Street
approaches downtown, the residential feel gradually transitions into commercial character with smaller yards, and a greater intensity of uses. New buildings and remodels should reflect
these characteristics. Because most properties in the district are landmarked or fall into the Small Lodge Character Area, there are few opportunities for new buildings in the Character
Area. Main Street Historic District is defined by Victorian style architecture. Commercial Design Standards and Guidelines Page 56 Building Placement Aspen’s Victorian era buildings
are parallel to the lot lines, with the primary entrance facing the street. This helps establish the pedestrian friendly quality associated with the Main Street Historic District.
For many blocks within the Main Street Historic District, front yards are similar in depth, resulting in a relatively uniform alignment of building fronts which contributes to the
sense of visual continuity. Maintaining the established range of setbacks, including side yards, is important to maintaining that continuity. 3.1 Orient a new building or addition
to the street. • All buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • Generally, do not set a structure forward of any historic resources
within the block. Alignment of front setbacks is preferred. An exception may be made on a corner lot. Building placement varies from one end of Main Street to another. Primary entrances
should face the street. The following Design Standards and Guideline apply to all properties subject to Commercial Design Review and located within the Main Street Historic District
with the exception of small lodges. Small Lodges within the Main Street Historic District are subject to the Small Lodge Chapter. Historic Landmark properties are also subject to
the Historic Preservation Design Guidelines. Main Street Historic DistrictPage 57 Architecture Imitation faux- Victorian architecture and unrelated contemporary architecture are inappropriate
in the Main Street Historic District. Appropriate new buildings or remodels balance differentiation and compatibility with an emphasis on the later. Tipping the scale toward differentiation
by introducing contrasting styles or statement buildings within a historic district leads to the gradual erosion of historic character and sense of place. More than relating to context
with a gable roof form, compatible buildings should share common fundamental elements of architecture: spatial relationships, hierarchy, proportion, details, materials, texture, rhythm
and character. Most historic buildings in Aspen are composed of simple forms – a simple rectangular solid with a gable is typical. In some cases, a building consists of a combination
of simple forms. A new building within the Main Street Historic District should respect these traditions. 3.2 Design a new structure to be recognized as a product of its time. •
Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic district in at least two of these elements. Departing
from one of these categories allows for creativity and a contemporary design response. - When choosing to relate to building form, use forms that are similar to the historic district.
- When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically in the district and use building materials that contribute to
a traditional sense of human scale - When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those in the historic district. 3.3 The imitation
of older historic styles blurs the distinction between old and new buildings and is discouraged. • Overall, details shall be modest in character. Front yards and gardens are prevalent
along Main Street. Front porches are a traditional way to create a transition from public to private. Building materials are typically painted wood or brick. Commercial Design Standards
and Guidelines Page 58 Building Proportion, Scale, Height and Width More than half of the properties within the Main Street Historic District are designated 19th Century landmarks
that are one to two stories and 1,000 to 2,200 square feet in size. The maximum perceived mass of new buildings or remodels within the Main Street Historic District should reflect
this character by creating detached buildings on a property or through one building that is clearly broken up into distinguishable modules using connecting elements, material changes,
or roof forms, for example. 3.4 Construct a new building to appear similar in scale and proportion with the historic buildings in the district. • Subdivide larger masses into smaller
modules that are similar in size to the historic buildings in the district. • Reflect the heights and proportions that characterize the historic district. • Use secondary structures
to break up mass of buildings. These are most appropriate along alleyways. Roof forms shall be in character with surrounding historic buildings. The perception of mass can change with
the material used. Maintain relationships of scale and setbacks. Main Street Historic DistrictPage 59 3.5 Roof forms should be in character with surrounding historic buildings. • Roof
forms should be simple. • Roof forms should not compete with surrounding historic buildings and should not dominate the street. • If applicable, gable ends should be oriented toward
the street. • Carefully consider roof eaves, orientation of ridgelines, roof pitch, dormer and other features as a way to either create compatibility or differentiate a new building
or addition. 3.6 Design a front elevation to be similar in scale to historic buildings in the district. • The primary plane of the front elevation shall not appear taller than historic
structures. 3.7 Clearly define the primary entrance to a new building with a front porch or similar feature. • The front porch shall be functional, and used as the means of access
to the front door. • A new porch must be similar in size and shape to those seen traditionally. 3.8 Design an addition to be compatible in size and scale with the main building. • An
addition that is lower, or similar in height to the existing building, is preferred. 3.9 When planning an addition to a building in a historic district, preserve historic alignments
on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. • An addition cannot be placed in a location where these relationships
would be altered or obscured. • Detach building mass along alleyways, similar to traditional shed development. New buildings should appear similar in scale to historic buildings in
the district. The Mesa Store building is an example of a false storefront. Front elevations are typically residential in form and articulation. Commercial Design Standards and Guidelines
Page 60 Details and Materials Wood and brick are the primary building materials found on Victorian era buildings within the Main Street Historic District. It is important to maintain
consistency in material palette throughout the Main Street Historic District. Carefully consider existing material colors, finishes and textures within the block before selecting materials.
Study the typical placement and character of architectural details. 3.10 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally
on Main Street. • These include windows, doors and porches. • Overall, details should be modest in character, 3.11 Architectural details should reinforce the historic context of the
block. • It is inappropriate to imitate historic details. Consider how detailing can be used to create relationships between new and old buildings while still allowing for current architectural
expression. 3.12 Primary materials should be wood or brick. • Alternate primary materials may be considered on a case by case basis depending on the historic context of the block. 3.13
Secondary materials should relate to the historic context. • More variety is acceptable for secondary materials if a relationship to the historic palette can be demonstrated. • Stone
is limited to the foundation. 3.14 Use roofing materials that are similar in appearance to those seen historically. New construction can be referential without copying historic details.
Painted wood mixed with natural wood is appropriate. Main Street Historic DistrictPage 61 Commercial Design Standards and Guidelines Page 62 Commercial Area Commercial AreaPage 63
History The Commercial Character Area was primarily occupied by a mix of miner’s cottages and commercial spaces during the Victorian period. No Victorian era commercial buildings remain
in this neighborhood today. Commercial Area An extension of the Commercial Core Historic District with an emphasis on pedestrian walkability and a balanced mix of traditional and modern
architecture. A composition of moss rock, exposed concrete beams and wood siding at the entrance to the Steak Pit restaurant, in the City Market building, 1965. Since remodeled.* Instead,
the commercial architecture in these blocks is predominantly 1950s and 60s Modernist structures, many of which served as the informal headquarters for the artist community and counter
culture of the day. Personalities central to this time and place like artist and architect Tom Benton, writer Hunter S. Thompson, architect Ellie Brickham, and gallery owner Patricia
Moore created an environment of residential, commercial, and cultural spaces distinct from more traditional Aspen architectural forms. A new Aspen Post Office, built in 1960 at Hyman
and Spring, and City Market, Aspen’s first chain grocery store built at 711 E. Cooper in 1967 fulfilled the practical needs of residents while also contributing to the new neighborhood
aesthetic and activity level. Benton’s 1969 Crandall Building at 630 E. Hyman reflects this dynamic era as well. Commercial Design Standards and Guidelines Page 64 Aspen Square, a
mix of shops and lodge units.* The Spring building at Hopkins and Spring Street. Tom Benton’s Crandall building with redwood siding and unpainted concrete block, 1969. Photo courtesy
X. On a larger scale, Fritz Benedict’s Aspen Square at 617 E. Cooper, built in 1969, introduced a commercial lodge with balconies and an arcade surrounding the buildings which occupy
an entire city block. Many of these still existing commercial buildings, including Alpine Bank, built at 600 E. Hopkins in 1973, used moss rock, highly textured brick, heavy timbers,
and other organic materials to merge modern architecture with a local material palette. Recent redevelopment projects like the Aspen Art Museum, at 637 E. Hyman in 2014 and the Spring
Building at 119 S. Spring in 2013 are once again enlivening the Commercial Character Area in the introduction of new architectural expressions. Patricia Moore’s art gallery and residence
at 610 E. Hyman, designed by Ellie Brickham, as seen in 1966. Photo courtesy Denver Public Library. Commercial AreaPage 65 Existing Character The Commercial Area is an extension of
the Commercial Core Historic District: two and three story, flat roofed buildings with storefronts are prominent. Open space in the form of front yard setbacks and subgrade courtyards
along with zero lot line development add variety to the neighborhood. This neighborhood is defined by AspenModern properties as well as 19th century historic landmarks. Flexibility
in design compared to the adjacent Commercial Core Historic District design guidelines is evident in the range of architecture and site design. While some properties are completely
residential, the overall character of the district is commercial. Pedestrian amenities of Aspen Art Museum. The area is characterized by a more urban design. Patricia Moore’s studio
today. Commercial Design Standards and Guidelines Page 66 Building Placement There is a transition from the traditional commercial buildings found in the Commercial Core Historic District
to the Commercial Character Area, where historic landmarks are not as prominent. New development should reinforce commercial character by reflecting some of the traditions of 19th
century commercial buildings with an emphasis on pedestrian experience creative design solutions, architectural diversity, and well-planned open space. Building placement should respond
to the existing context. 4.1 Properties adjacent to the Commercial Core Historic District require careful consideration when siting a new building. • A narrow range of setbacks, or
no setback, may be appropriate for properties closest to the Commercial Core Historic District. Development should reinforce commercial character while reinforcing pedestrian experiences.
Pedestrian experience can drive a relationship to the street. Commercial AreaPage 67 Architecture Architecture in this neighborhood should promote versatile commercial spaces and maintain
a balanced mix of traditional and modern architecture that references the Commercial Core Historic District and encourages creative design solutions. This balance is especially important
for properties that are adjacent to the Historic District where a sensitive transition from the historic context is desired. Two story flat roofed buildings are appropriate in this
neighborhood as long as there is height variation between buildings to prevent a continuous cornice line that appears as one massive building. Similar roof forms and overall building
shape will create cohesion within the neighborhood which is important to establish a sense of place within the Commercial Character Area. Flat roofs are prominent within this neighborhood
relate to the adjacent Historic District and can encourage creative roofscape design - adding visual interest in town as viewed from Aspen Mountain, Smuggler Mountain, or Red Mountain.
The area is home to some AspenModern designs. This design offers a flat roof broken up by a varied silhouette. Outdoor spaces can enhance the architecture. Commercial Design Standards
and Guidelines Page 68 This entrance emphasizes verticality though the use of proportion This building uses its form to define the difference between street and upper levels. Flat
roofs are a defining a characteristic of the area. 4.2 Variations on traditional 19th century commercial design are encouraged. • Design solutions should reference some traditional
commercial characteristics: these include tall storefront windows, defined entries, and smaller windows on upper levels. • Creative interpretations of 19th century design is recommended.
• Design should support but not imitate historic architecture. • Properties adjacent to an AspenModern landmark may relate to, but not mimic the AspenModern architecture rather than
traditional 19th century commercial design. This may be considered on a case by case basis considering the context of the block. 4.3 Two story buildings are appropriate. • Vertical
proportions should be emphasized through scale, as well as architectural details and features such as windows, materials, and floor to ceiling heights. 4.4 Maintain distinction between
the street level and upper floors to reinforce 19th century commercial traditions. • The first floor should be the tallest floor in the building. • Express the traditional distinction
between floor levels through architectural details. For example: detailing, materials, belt course, and/ or fenestration may be appropriate tools to differentiate between floors. •
Minimum floor to ceiling height of 11’ for first floor and 9’ for second floor. 4.5 Flat roof forms are appropriate and reinforce the commercial nature of the neighborhood. • Other
roof forms may be considered on a case by case basis depending on the context of the block, adjacent historic landmarks, and other restrictions such as viewplanes. Commercial AreaPage
69 The material selection here is more flexible than in the historic areas of the city Material articulation can take many forms in this neighborhood. Traditional materials help eclectic
buildings have a relationship with historic structures. Details and Materials Ground floor elements should be related to commercial character through storefront design and street level
open space, rather than through more residential based features such as front porches or small street level windows. Large storefronts are recommended, but not required. Building
materials in the Commercial Character Area consist of mostly brick, masonry, metal and wood. There are some examples of less familiar, trendy materials. While material selection in
this character area is more flexible than the Commercial Core Historic District, materials should be subtle and applied using traditional techniques. Commercial Design Standards and
Guidelines Page 70 Commercial AreaPage 71 Neighborhood Mixed Use Commercial Design Standards and Guidelines Page 72 Hannah Dustin building, 1969 Aspen Athletic Club, 1976 Neighborhood
Mixed Use A distinct transition from commercial to residential character with an emphasis on pedestrian walkability, front yards, and smaller scale architecture. History of the neighborhood
This character area bookends downtown along the east and west. The area to the east of Spring Street, with a few notable exceptions, has throughout its history been primarily defined
by residential use, especially in the Victorian period, when the blocks were filled with small houses. A handful of business structures and a large planing mill needed to supply the
fast paced development of town taking during that time did exist here, but none of the early structures remain today. Like the Commercial Character Area, modern architecture of the
1960s and 70s appeared in this neighborhood and remains influential today, particularly commercial buildings like the Aspen Athletic Club at 720 E. Hyman, designed by Frank Lloyd Wright
student Robin Molny in 1976, and the 1969 Hannah Dustin building at 300 S. Spring, designed by Heneghan and Gale, architects of the iconic Prince of Peace church at the roundabout.
In both cases, heavy timber framing, brick, and glass curtain walls were chosen for the buildings, which also feature tall atrium lobbies to let in plenty of natural light Today, beyond
these important exceptions, this segment is predominantly defined by multi-family (both affordable and free-market) residential development. Neighborhood Mixed UsePage 73 The western
segment of this character area, west of Monarch Street, was predominantly residential during the Victorian period. Three landmarked residences from the Victorian period continue to
provide reflection of this history. As seen in the photo at right, taken circa early 1950s and with the character area highlighted, many buildings disappeared during the Quiet Years
following the silver crash. This persisted until the development of several small lodges in the 1960s. Examples include the Edelweiss cabins, which were replaced in the 1980s with
the notable Hotel Lenado, designed by Harry Teague and reflecting a balance of new architectural ideas and Aspen personality. Edelweiss Lodge.*405 South Monarch Street Lift 1 with the
Neighborhood Mixed Use West highlighted.* Commercial Design Standards and Guidelines Page 74 This neighborhood was home for twenty five years to celebrated blacksmith Francis Whitaker,
who worked out of the Mountain Forge at 230 E. Hopkins. Whitaker was so influential as an artist and teacher that the National Education Association named him a National Heritage Fellow.
The large public park at Hopkins and Monarch is named in his honor. In recent years, some of the remaining small lodges in the area have been replaced. The original Limelight lodge,
built in the early 50s was replaced with a new, much larger hotel in 2007. Similarly, Dancing Bear replaced the modest Aspen Court Lodge in 2008. Francis Whitaker’s studio seen in
1965.* Original Limelight lodge. New Limelight lodge. The Dancing Bear replaced the Aspen Court Lodge. Neighborhood Mixed UsePage 75 Increased open space on the site is important as
the scale transitions from commercial to residential. Front yard setbacks should be provided. Material selection in this character area is more flexible. Building Placement In order
to reinforce the residential character of the neighborhood, front yard setbacks are appropriate and, often required by the assigned Zone District. Increased open space around a building
is important to a successful transition from this neighborhood to the adjacent residential neighborhoods. It is equally important to create versatile open space, not just landscaping,
that can be used by commercial businesses. 5.1 Incorporate open space into building placement and site design. • Consider a transparent fence to define the street edge. • Soft and informal
landscape design is encouraged. • Useful open space that supports a variety of uses is recommended. 5.2 A front yard setback should be provided. 5.3 The building entry should be easily
seen from the street. Existing Character The Neighborhood Mixed Use character area is largely residential with a mix of office and service uses interspersed. A variety of sloped roof
forms and more open building placement is found in this neighborhood creating a predominate residential character that is clearly distinguished from the Commercial Area. This is the
only Character Area that is divided into two locations. There are two separate Neighborhood Mixed Use Areas (NMU): NMU East is to the east of the Commercial Character Area and contains
mostly two story residential buildings with fences defining front yards; NMU West is to the west of the Commercial Core Character Area and contains a more diverse range of heights,
building sizes, and a mix of uses including large lodge buildings, residential, office and service uses. Commercial Design Standards and Guidelines Page 76 Architecture There are a
variety of building types built during different eras for a variety of uses. The predominate use within both the east and west neighborhoods is large multi-family residential buildings.
There are only a handful of mixed use buildings and lodge buildings that contribute some variety in architecture and intensity of use to the neighborhood. The only two mixed use buildings
in the east neighborhood – 720 East Hyman Ave. and 300 South Spring Street - were designed by important mid-century architects, the former being a designated AspenModern landmark. Architecture
in this neighborhood should support the existing residential character by introducing smaller scaled buildings with street level open space. Roof form and overall building shape can
create cohesion within a neighborhood: look at neighborhood context for appropriate design. A variety of roof forms, with an emphasis on gable or pitched slopes, that are native to
Aspen are appropriate in this neighborhood. 5.3 Gable or pitched roof forms are appropriate, historically found in Aspen, and reinforce the residential character of the neighborhood.
• Other roof forms, such as flat roofs, may be considered on a case by case basis depending on the context of the block, adjacency to historic landmarks, and other restrictions such
as viewplanes. Architecture should support the existing residential character. Variety of setbacks is encouraged. The Francis Whitaker Park sits on the edge of the Commercial Core and
Neighborhood Mixed Use West. Neighborhood Mixed UsePage 77 Commercial Design Standards and Guidelines Page 78 Mountain Base Page 79 Mountain Base What is Appropriate On Mountain? In
order to reinforce the residential character of this neighborhood, front yard setbacks are appropriate and, often required by the assigned Zone District. Increased open space around
a building is important to a successful transition from this neighborhood to the adjacent residential neighborhoods. It is equally important to create versatile open space, not just
landscaping, that can be used by commercial businesses. Responding to the topography and breaking up building massing is important for this neighborhood to relate to Aspen Mountain.
History of the Neighborhood In the Victorian era, Aspen was the largest silver producer in the country, providing 1/16th of all the silver in the world. Most of the mining activity
took place in this neighborhood, on Aspen Mountain. Enhance connection between built environment and mountain topography, provide mountain access, maintain mountain vernacular character,
and improve pedestrian experience. The base of Aspen Mountain, picturing remaining mining structures and homes in 1923.* Commercial Design Standards and Guidelines Page 80 After
the crash of the mining industry and a long period of halted development and economic growth, Aspen was a relic of its former self. In 1936, hope returned after Swiss mountaineer Andre
Roch surveyed the area to study the potential for the new recreational sport of skiing. By 1938 Roch’s Run was cut and the Boat Tow, two wooden toboggans hoisted with old mining equipment
and a Model A engine, pulled four people at a time 600 feet up the hill to ski. World War II brought the momentum of this endeavor to a stop, until 1945, when Walter Paepcke, a visionary
businessman from Chicago visited Aspen and saw the possibilities for a utopian community nurturing the mind and body. In 1946 the Aspen Skiing Company was founded by Paepcke, and Lift
1, then the longest chairlift in the world opened in 1947, with it’s base on Aspen Street. Ski lodges began to be built in the vicinity, starting with Norway Lodge in 1949 and followed
by a series of buildings modeled after the European Chalet style characterized by gabled roofs, decorative carvings and moldings, and balconies. Buildings like the Mountain Chalet at
333 E. Durant Avenue, begun in 1954, and the Skiers Chalet lodges at 710 S. Aspen Street and 233 Gilbert Street, begun in 1955, provided an appropriate imagery to the new resort.
A number of residential developments, such as Alpenblick at 711 S. Galena Street, 1965, adopted this style as well. Shadow Mountain Condominiums at 809 S. Aspen, 1965, melded chalet
and modern elements to create an architecturally striking complex at the upper edge of the neighborhood. Shadow Mountain Chalet.* At left, the neighborhood as seen in the 1893 Bird’s
Eye View of Aspen. The north side of Durant was lined with commercial structures and public buildings such as City Hall and the fire tower. Mining structures and many small homes
sat on the base of the hill. Only one residence remains from this era. Mountain BasePage 81 The original Little Nell lodge and today’s hotel.* The Little Nell ski run was accessed
by a T-bar starting in the 1950s, which was soon replaced with a chairlift. A modest base lodge was in this location, and with the construction of the gondola and the current Little
Nell hotel in the mid 80s, the energy of the ski era shifted significantly from the Lift 1/ Aspen Street side of the hill to Galena and Durant. Upcoming redevelopment along Aspen Street
along with lift upgrades is expected to restore a balance between the two portals to the mountain. Other architectural influences on the built environment in this neighborhood have
included the previous mining structures, as reflected in the Tipple Inn, built in 1956 and since demolished. Wrightian architecture also characterizes the area in examples like the
Fasching Haus at 747 S. Galena, designed by Ted Mularz and built in 1966 and the North of Nell condominiums, 555 E. Durant, designed by Taliesen trained firm Erickson and Stevens in
1965. Skiers Chalet.* Mountain Chalet. * Commercial Design Standards and Guidelines Page 82 Fasching Haus in 1970.* The Tipple Inn, seen in 1966.* Ritz Carlton, now St. Regis, built
in the 1980’s. Photo courtesy X. Perhaps more than anyone else, Fritz Benedict, who studied with Frank Lloyd Wright and became Aspen’s first resident architect in 1945, left a lasting
influence on this neighborhood with the Aspen Alps, a complex of lodge condominiums set on 7 ½ acres at the base of the mountain, with ski in ski out access. Benedict was a pioneer
in the design of ski areas and favored timber, bricks, and stone, all in neutral colors, setting his low slung buildings into the landscape. All of the forces described above contribute
to the character of the Mountain Base neighborhood. Along Durant Avenue, this is a highly activated pedestrian environment. As one moves up the hill the sense of transitioning into
an alpine area, separated from the town below increases. In this neighborhood, architectural context, nature, topography, and the visibility of buildings from far away vantage points
are all important considerations. As illustration of the thoughtful design necessary here in particular, the late 1980s construction of the Ritz Carleton, now St. Regis, a 300 room
hotel fronting Dean Street required several redesigns and was highly controversial, reflecting the community’s goal that large scale new construction be a good fit for the City. Mountain
BasePage 83 Building Placement This neighborhood has significant steep slopes that do not encourage pedestrian traffic and create challenging sites for new development. The pedestrian
experience can be greatly improved by design that encourages walkability, accessibility and minimizes retaining walls when placing a building on the mountain. Site the building into
the topography and carefully plan parking areas and loading zones to minimize visual impacts. The location of this neighborhood on the mountain means a certain level of visibility
from downtown that should be carefully considered when siting a building. 6.1 On lots greater than 15,000 square feet, the massing of the building shall be broken into smaller volumes.
6.2 Place a building into the topography to minimize visual impacts from downtown and to reinforce a strong relationship to the mountain. • Consider mountain access when siting a building.
• Emphasize horizontal elements to blend the building into the topography. • Consider a stepped building to minimize visual impacts and allow points of entry to be at natural grade.
In the Mountain base streets give way to ski runs. Existing Character Originally the site of early mining operations, this neighborhood is primarily residential and lodge uses. The
connection between properties and the townsite grid is eroded in this neighborhood due to the steep topography and the elimination of alleyways. Traditional block sizes, street pattern
and traditional building orientation diminish as the streets approach Aspen Mountain. Open space is generally internalized within a development in the form of a pool area or in the
form of a large surface parking area facing the street. A mix of mountain vernacular styles is characteristic of the area and an important feature to preserve. Commercial Design Standards
and Guidelines Page 84 The Skiers Chalet built in 1955. 6.3 Minimize retaining walls where possible by siting building into the topography. • When retaining walls are necessary, integrate
into architecture. 6.4 Incorporate open space into building placement and site design. • Create views through the property to the mountain slopes to strengthen mountain connection
to the neighborhood and pedestrian experience. 6.5 Eclectic and creative approaches to break up building mass and scale is encouraged. • Consider separate buildings on a property or
linked exterior walkways instead of internal corridors. 6.6 Create interest along the street, for instance by providing places for the public to sit. Shadow Mountain Chalet Built in
1965. Mountain BasePage 85 Easily identifiable architectural details are encouraged. Architecture A mix of architectural styles that respond to the mountain topography define this neighborhood
and allow visitors to locate their lodging. It is important that buildings within this neighborhood respond to the steep slopes, but equally important is a variety of building styles,
types and eras. 6.7 Roof forms should be low pitched to reinforce the mountain character of the neighborhood. • Other roof forms may be considered on a case by case basis depending
on the context of the block, adjacent historic landmarks, and other restrictions such as viewplanes. • Flat roofs are more appropriate for decks and locating mechanical equipment.
Details and Materials: Similar to the range of architectural styles, there is a mix of materials and details. Many of the buildings within this neighborhood have been renovated in
the past 10 years with new materials, windows and details. A wide range of materials and architectural details are appropriate in this eclectic neighborhood. 6.8 Easily identifiable
architectural details are encouraged. • Character defining details, are recommended to engage the pedestrian, to promote variety of architecture, and to aid in wayfinding. A mix of
architectural styles is found in Mountain Base. Stone as a base material is appropriate. Commercial Design Standards and Guidelines Page 86 Mountain BasePage 87 River Approach Commercial
Design Standards and Guidelines Page 88 History The River Approach Character Area has historically functioned as an industrial zone. In the 19th century this was the location of the
Denver and Rio Grande railroad station, a hydro-electric plant, foundry, brewery and various mining functions. In 1963, freight hauling on this leg of the DR&G came to end and a number
of small businesses began to operate in the area, forming an industrial park providing services from vacuum and car repair to construction materials to ski tuning to Sport Obermeyer’s
manufacturing warehouse, all housed in very modest structures. The area was zoned as “Service, Commercial, Industrial” to protect some of the uses that could potentially be pushed out
by higher rent occupants if they were permitted. Denver and Rio Grande Station, 1947.* Promote walkability, permeability in architecture, connections to the river and natural environment,
and innovative new architectural design and technology. River Approach Aspen Post Office, 235 Puppy Smith Street, built in 1980.* River ApproachPage 89 The connection to the river and
the natural environment in this area became increasingly appreciated in the late 60s. The railroad right of way was re-purposed as a trail. In 1968 the Aspen Center for Environmental
Studies (ACES) was established and in 1977 a master plan was adopted for the City owned Rio Grande property, leading to the creation of playing fields, trails, open space, and the home
of cultural organizations such as Theater in the Park and the former Aspen Art Museum location. A walking platform created on top of an abandoned railroad bridge over Hunter Creek,
1972.* The construction of North Mill Station in the 1970s and the 1980s relocation of the Aspen Post Office from downtown to Puppy Smith Street increased activity in this part of town.
An influx of arts oriented businesses starting in the 1980s led to some adaptations to existing buildings which reflected the creativity of the tenants and a “messy vitality” that became
a catchword in the 1990s for describing the desired character of Aspen as a whole. Most recently, in 2006, the Obermeyer family undertook a substantial redevelopment which retained
many of the long time businesses that had operated on their property, and added the largest pocket of residential development in the area. Service oriented businesses were accommodated
in Obermeyer Place, 601 Rio Grande Place. Need photo permission. The entry to an architecture firm, added to this 60s era warehouse in the 90s, 412 N. Mill Street. Commercial Design
Standards and Guidelines Page 90 Obermeyer Place features a pedestrian friendly streetscape. The delineation of walkway and alley is successful at the new Pitkin County Library. Building
Placement Because this neighborhood is located off of the traditional street grid, building placement is less structured and tends to respond to steep grades and the watercourse of
the Roaring Fork River. Surface parking needs and restrictions on development close to the Roaring Fork River provide possibilities to provide a positive street presence and pedestrian
amenities. When designing a new project, consider walkability, accessibility and minimizing retaining walls and curbcuts. Working with a landscape architect early in the design process
is strongly recommended for this neighborhood to maximize connectivity and relationship between the street, the building and the river. Existing Character The River Approach Character
Area parallels the Roaring Fork River along the edge of the Commercial Core Historic District and the Main Street Historic District. There is a range of building types in this neighborhood
from industrial to traditional styles, and a range of uses including civic, service, industrial and restaurant uses. The existing street pattern is less rigid than the traditional
grid: streets naturally follow the river curves and the topography. There are few alleys in this neighborhood so parking and access is often located directly off the street. Pathways
and parks in the area have been greatly improved to incorporate wayfinding, storm water management techniques, and a strong connection to the river that is organic in character. River
ApproachPage 91 7.1 Place a building to respond to natural environment. • Consider grade changes and the river when siting a building. • Horizontal buildings that blend into the topography
may be appropriate. 7.2 Minimize retaining walls where possible by siting building into the topography. • Where retaining walls are necessary, integrate into architecture. 7.3 Incorporate
open space into building placement and site design. • Soft and informal landscape design that is curvilinear, similar to that found on a natural river bank, is encouraged. • Consider
views through the property to the river to strengthen connection to the natural environment and to the neighborhood and pedestrian experience. The landscape of the river can be brought
into the buildings. Consider the open space on the site and site retaining walls. Curvilinear design brings the landscape into contact with the architecture and references the river.
Properties near the Roaring Fork River may be subject to Stream Margin Review. Refer to the Land Use Code for more information. Commercial Design Standards and Guidelines Page 92 Use
materials that reference the surroundings. River Approach should continue to be eclectic. Architecture There are a mix of architectural styles in this neighborhood including traditional
commercial buildings and industrial warehouse style buildings. This neighborhood is separated from the original Aspen townsite by a steep grade change. This significant change in
topography draws a boundary that separates River Approach neighborhood from the street grid and more traditional development patterns and styles found in downtown Aspen. Architecture
in this area should be an eclectic mix of styles. Traditional architecture is not recommended in this neighborhood, as traditional commercial styles start to blur the line between
downtown neighborhoods and River Approach neighborhood. Industrial styles indicative of the types of allowed uses in the neighborhood are recommended. 1970s Aspen was funky, bohemian
and experimental. This is the neighborhood to experiment with innovative building types and building techniques. While there is an open forum for architectural design, small scaled
building that do not overwhelm the neighborhood are imperative to the pedestrian experience. 7.4 Preserve diverse and industrial character of the neighborhood and encourage connection
to the river and natural environment. • Architecture should respond to the topography and natural environment through setbacks, stepped buildings, and sensitive landscape design. •
Traditional 19th century commercial building is not recommended. 7.5 Eclectic and creative approaches to break up building mass and scale is encouraged. • Consider separate buildings
on a property or linked exterior walkways instead of internal corridors. 7.6 Unique roof form and overall building shape are encouraged in this neighborhood. • Innovative building
technology and design is encouraged. River Approach includes a variety of building types. River ApproachPage 93 Industrial detailing can recall the utilitarian aesthetic of sheds and
trestles. Details and Materials Materials and details should reflect the architectural style of the building. There are a wide range of building materials in this neighborhood, which
creates the context for innovative material types and applications. Promoting creativity and innovative solutions does not translate into low quality materials or overly simplistic
manufactured buildings with no architectural interest or details. Low quality materials, such as stucco or vinyl windows, are not appropriate. Architectural details should relate
to and highlight the overall design of the building. 7.7 Enhance the natural environment and funky character through materials and details. • Carefully consider material application,
texture, and architectural details to not overwhelm the neighborhood. • Materials and architectural details should reflect the use of the building. For example, thick stone columns,
and/or heavy timbers that are indicative of lodging are inappropriate. • Use of metal is appropriate. 7.8 Larger more industrial sized fenestration is appropriate here. In a natural
setting architectural details are spartan. A variety of forms are appropriate. Commercial Design Standards and Guidelines Page 94 River ApproachPage 95 Small Lodges Commercial Design
Standards and Guidelines Page 96 History of the Neighborhood The opening of the ski resort in the late 1940s created a sudden need for new lodging in Aspen. Rather than construct
large hotels like the Hotel Jerome, family run businesses with a limited number of rooms went up, scattered around town. These lodges provided an intimate visitor experience due not
just to the size of the operation, but also because of their location in residential neighborhoods allowed guests to be a part of the community, if only for a weekend. Small Lodges
Encourage Small Lodges to be compatible with neighborhood character and promote special lodging experiences through creative design solution. Many of the small lodges were Chalet
style because they were either built by Europeans or were built to provide the imagery that a visitor to a mountain town wanted to see. Others, such as the Tyrolean Lodge have a rustic
character. The Hearthstone House and Boomerang Lodge, are architect designed in the Wrightian style. The small lodges were typically much larger than the residential context within
which they were set, and architecturally different. Mountain Chalet, 333 E. Durant Avenue, was constructed and is still owned by the Melville family, beginning with their first three
rooms in 1954 and expanding multiple times as the ski resort thrived. * Small LodgePage 97 Chamber of Commerce lodging sign, 1953.* As property values increased in the 1980s and some
original owners moved on, many small lodges were demolished and replaced by new hotels or condos, or converted into multi-family and affordable housing. The concept of identifying properties
as small lodges that should be protected is a notion that began in the 80s as people began to appreciate that these were an asset to Aspen and were important affordably priced accommodations.
Boomerang Lodge, 500 W. Hopkins Avenue, designed, built in phases beginning in 1956, and operated for almost 50 years by Frank Lloyd Wright trained architect Charlie Paterson. Photo
courtesy x. The small lodges are an important part of Aspen’s skiing history fabric and a few are also historic landmarks, including The Snow Queen, a Victorianera home converted to
a lodge, as well as the Boomerang, and the Hearthstone House. Tyrolean Lodge, 200 E. Main Street, still owned and operated by the Wille family, artists and mountaineers, who owned Cortina
Lodge on Main Street and built this lodge in 1970. Commercial Design Standards and Guidelines Page 98 Annabelle Inn, 232 W. Main Street, originally built in 1948 as the Christmas Inn
and since remodeled.* The Snow Queen Lodge, 124 E. Cooper Avenue, built as a residence in 1885, converted to a lodge in 1972 and still operated by the same family, with 9 rooms available.*
Entries shall be clearly defined. Existing Character Small Lodges are scattered throughout residential, commercial and mixed use neighborhoods. These lodges are a range of styles and
sizes: existing character is defined by the context of each site. Some small lodges are also historic landmarks such as the Snow Queen Lodge and the Hearthstone House. Lodges in these
areas provide a different type of visitor experience due not just to the size of the operation, but also because of the location in residential neighborhoods. Most of these building
have simple character with primarily wood facades and some character defining features that highlight the lodge use. Small LodgePage 99 Shadow Mountain Lodge. A clearly defined entrance
must be provided. Historical renovations are important for saving the Small Lodges of Aspen. Architecture Small lodges should fit within and enhance the existing character of the neighborhood.
Many of these lodges are located in residential neighborhoods and are not included in a defined Character Area. Determine the existing character of the neighborhood before designing
a new building or addition to ensure compatibility. Building placement of a small lodge can greatly enhance neighborhood character. This may be challenging considering the special high
density needs of a small lodge. Most existing small lodges have parking in front of the building, usually on portions of the right of way. A redevelopment should relocate parking to
the rear of the structure where feasible, and provide loading zone parking at the front only. Consider walkability, accessibility, parking, and neighborhood context when placing a
small lodge building. 8.1 Carefully design parking areas and drop off locations that are located in front of a small lodge with landscape features that soften the parking area. • Provide
access to parking areas from an alley if one is adjacent to the property. 8.2 Building scale should reflect character of neighborhood and enhance pedestrian experience. • Incorporate
pedestrian scaled elements and creative landscape design that are compatible with neighborhood context and supports the lodging use. For example, a front porch introduces a one story
element that relates to residential context and is human scaled. 8.3 Provide a clearly defined entrance to the lodge. • Entrances facing the street are preferred, but not required.
8.4 Landscaping should support and enhance the use for both the visitor and the pedestrian. • Entrances should have clearly defined walkways. Commercial Design Standards and Guidelines
Page 100 Balance the detail and materials of the neighborhood context with that of a lodge function. Brick and painted wood are appropriate materials in all character areas. Details
and Materials Depending on the neighborhood, window size and shape and lobby design can create dynamic lodge entrances that enhance the neighborhood and strengthen relationships between
the building, the neighborhood, and the pedestrian. A prominent front porch or covered entry is one way to distinguish a lobby entrance, provide human scale, and relate to neighborhood
character. Materials and details for small lodges should reflect the lodge use; however, they also must relate to neighborhood character. Architectural details that are unique to
the lodge’s identity are encouraged. 8.5 Building materials and details should be thoughtful and compatible with neighborhood character. • Enhance neighborhood context through materials
and details. • Balance lodge use and neighborhood character through thoughtful architectural details. • Simplicity in material application, texture, and architectural details is strongly
recommended. Complex forms and materials are not appropriate. Color can help give visual hierarchy to a lodge. Small LodgePage 101 Buildings should appear similar in scale to others
within the block. Primary materials should be brick or wood. Details can be referential to historic structures without copying. Additional Guidelines for Small Lodges on Main Street
Wood and brick are the primary building materials found on Victorian era buildings within the Main Street Historic District. It is important to maintain consistency in material palette
throughout the Main Street Historic District. Carefully consider existing color schemes and textures within the block before selecting materials 8.6 Construct a new building to appear
similar in scale and proportion with historic buildings within the block. • Subdivide larger masses into smaller modules that are similar in size to adjacent historic buildings. • Reflect
the heights and proportions that characterize the historic resources within the block. 8.7 Imitation of older historic styles is inappropriate. 8.8 Design an addition to be compatible
in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 8.9 Design a front elevation to be similar
in scale to an adjacent historic building. • The primary plane of the front elevation shall not appear taller than the historic structure. 8.10 Roof forms should not compete with surrounding
historic buildings and should not dominate the street. • If applicable, gable ends should be oriented toward the street and ridgelines should not run the length of the lot. 8.11 Primary
materials should be wood or brick. • Alternate primary materials may be considered depending on the historic context of the block. 8.12 Secondary materials should relate to the historic
context of the block. Commercial Design Standards and Guidelines Page 102 Small LodgePage 103 Appendix Commercial Design Standards and Guidelines Page 104 Glossary of Terms Alley
A public or private way for vehicular traffic having less width than a street and used as a secondary access to abutting property, normally at the rear. Arcade A series of columns or
other vertical elements supporting a roof structure. Aspen Area Community Plan A comprehensive community plan adopted and amended by the City Council and Board of County Commissioners
which establishes the City’s and Aspen Metropolitan Area’s land use and development planning philosophy, goals and policies. Canopy Appendix Appendix Canopy A roof-like cover that projects
more than five (5) feet from the wall of a building. Character A set of qualities or features that make a place or building notable or historically identifiable. This may include such
elements as form, method of construction, building materials and details. Commercial use Land, structure, or portion of a structure intended to support offices, retail, warehousing,
manufacturing, commercial recreation, restaurant/bar or service oriented businesses, not including lodge units or hotel units. AppendixPage 105 Cornice A crowning projection at a roof
line, often with molding or other classical detail. Dormer A small gable or shed roof projecting above the slope of the primary roof of a building. A dormer usually covers a vertical
window. Façade The faces or elevations of a building. All wall planes of a building which are visible from one side or perspective. Fenestration The arrangement of windows and doors
on the facades of a building. Gable Roof A roof with two slopes – front and rear– joining at a single ridge line parallel to the entrance façade. When the ridge line of a gable-roofed
house is perpendicular to the street, the roof is said to be a “gable-end roof.” Landscape An area developed with softscape, the living animated materials, or hardscape, which is hardscape
which is nonliving or manmade materials, which may be incorporated independently or together into the site design. Hedgerow A row of closely spaced bushes, trees, or shrubs that create,
or have the potential through growth maturity to create a largely opaque visual barrier. Human Scale The perceived size of a building relative to a human being. A building is considered
to have good human scale if there is an expression of human activity or uses that indicates the building’s size. OR the quality of the physical environment which reflects a sympathetic
proportional relationship to human dimensions and which contributes to the person’s perception and comprehension of the size, scale, height, and massing of buildings or other features
of the built environment. Neighborhood The area adjacent to or surrounding existing or proposed development characterized by common use or uses, density, style and age of structures
and environmental characteristics. Mass The combination of the three dimensions of length, height, and depth which give a building its overall shape; a building is often composed of
many passes, hence the term massing, which is often used to describe the form or shape of structures. Modulation Variation in the plane of a building wall, often used to provide visual
interest. Module A unit of a building structure which is based on a standard pattern of standard dimensions. OR a distinct component forming part of an ordered system. Parapet A low
wall, located at the top of any sudden drop, such as at the top of the facade of a building. Park A publicly or privately owned area of land dedicated to active or passive recreational
uses or as a refuge for wildlife. Pedestrian-oriented An environment design to make movement by pedestrians fast, attractive and comfortable for various ages and abilities. Public right-of
way A dedicated strip or other area of land on or over which the City and/or public may travel or use for passage and within which public utilities and/or streets, alleys, trails, sidewalks
and other ways may be installed. Commercial Design Standards and Guidelines Page 106 Remodel A construction project comprising revisions within or to elements of an existing structure,
as distinct from additions to an existing structure. Roofscape The view of the rooftop of a building. Setback An area commencing and extending horizontally and vertically from a lot
line, property line or other boundary which shall be unoccupied and unobstructed from the ground upward, excepting trees, vegetation and/or fences or other structures or projections
as allowed. (See Supplementary Regulations — Section 26.575.040, Yards). Scale The sense of proportion or apparent size of a building or building element as created by the placement
and size of the building in its setting: scale usually applies to how the sense is perceived in relation to the size of a human being and refers to the apparent size, not actual size,
since it is always viewed in relationship to another building or element. Sidewalk That portion of a street or right-of-way which is paved and designed for use by pedestrians Story
A space in a building between the surface of any floor and the surface of the floor or ceiling above, which is more than 50 percent above finished grade. Streetscape All of the elements
that constitute the physical makeup of a street and that, as a group, define its character, including building frontage, landscaping, etc. OR the distinguishing elements and character
of a particular street as created by its width, degree of curvature, paving materials, design of the street furniture, pedestrian amenities and setback and form of surrounding buildings.
Subgrade Courtyard An outdoor uncovered space developed below the grade of the surrounding ground which may provide exterior access from a lower level of a building directly to the
public right of way. Transom A narrow window, sometimes hinged at the top, positioned over a doorway or larger window. Vernacular Architecture that makes use of common regional forms
and materials at a particular place and time. OR landscape or architectural style common to, or representative of, an area. Wayfinding The information available to people which they
need to find their way around the city and can be verbal, graphic, architectural, and spatial. Yard The grounds surrounding a building on the same lot or parcel which are unoccupied
and unobstructed above and below ground, except for trees and vegetation or as otherwise permitted in this Title. (See Supplementary Regulations — Section 26.575.040, Yards. See also
Setbacks.) AppendixPage 107
0049.2016.ASLU/System Volume Information/IndexerVolumeGuid
0049.2016.ASLU/System Volume Information/WPSettings.dat