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HomeMy WebLinkAboutordinance.council.035-94 . .. ~\- , 'ii,. /,Ift .i~ W~ ORDINANCE NO. 35 (SERIES OF 1994) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, AMENDING THE OFFICIAL ZONING MAP BY ADOPTING AN OVERLAY ZONE DISTRICT OVER ALL ZONE DISTRICTS IN THE CITY, EXCLUDING THE R-15B ZONE DISTRICT, AND ADOPTING A SUNSET FOR THE OVERLAY ZONE DISTRICT WHICH SHALL EXPIRE ON FEBRUARY 19, 1995. WHEREAS, the community Character Analysis for the Aspen area, done in Fall 1991 as part of the Aspen Area Community Plan (AACP) process, targeted a number of issues, including studying aspects of the allowable buildout/development in the Aspen metro area to determine which should be revised to preserve existing character and to achieve the preferred vision, creating additional historic districts, and establishing a City-wide architectural review mechanism; and WHEREAS, the AACP specifically recommended that the current floor area ratios in the R-6 zone district be reviewed for their appropriateness; and WHEREAS, another recommendation adopted through the AACP process was to create a set of "Neighborhood Character Guidelines" which would provide clear direction to "maintain design quality and compatibility with historic features of the community," by promoting design which will enhance neighborhood character and integrate neighborhoods in terms of visual appearance, improve community livability and reduce house sizes; and WHEREAS, the Historic Preservation Committee, Planning and Historic staff, and a consultant invested a year of analysis in the creation of the "Neighborhood Character Guidelines," which are ready for adoption; and WHEREAS, the city Council finds a significant number of residential structures which have been built within the last decade, are currently under construction, or are in the permit process, could be found to be seriously in opposition to the "Neighborhood Character Guidelines because current floor area ratios allow homes to be built to an inappropriate scale; and WHEREAS, the city Council finds that much recent residential development in Aspen represents a far more grand scale and suburban image than the traditional character of Aspen and is creating a new context for the neighborhoods in the City of Aspen which has little relationship to what they once were; and WHEREAS, the deterioration of the traditional character of the City has been recognized in the West End neighborhood since at least 1986, when the first serious attempt was made to designate that neighborhood an historic district. By that time, it had become 1 '''It , \\~.._ 0'/ lIe ~'" ''.. .1_ IV. clear to many members of the community that all properties which were not designated historic or located in one of the existing historic districts were being demolished at an alarming rate. A "river to river, mountain to river," community-wide overlay, was proposed, but did not have full political support; and WHEREAS, the city council finds that Aspen has continued to face intense development pressure and has been superimposed with non-traditional architectural concepts; and WHEREAS, the City council finds that Aspen must establish policies which discourage new development from occurring out of context wi th the surrounding neighborhood, and encourage development which is part of a larger setting in terms of relationship to adjacent properties, the neighborhood and the community as a whole; and WHEREAS, the Neighborhood Character Guidelines state that "[c]reative solutions that are compatible with the desired character of a neighborhood are strongly encouraged in Aspen, while designs that seek to contrast with the established context simply for the sake of being different are discouraged;" and WHEREAS, the City Council, staff, the Historic Preservation Committee and the Planning and Zoning commission find that there is a serious threat to the traditional architectural identity of the Aspen community and those aspects of Aspen's neighborhoods that make the City of Aspen such a special and unique place; and WHEREAS, the city Council specifically finds that the scale and character of Aspen's neighborhoods are being jeopardized by new development which scale, massing and context is not being addressed by the existing dimensional requirements or standard review procedures of the current Aspen Land Use Code; and WHEREAS, the city Council, staff, the Historic Preservation Committee and the Planning and zoning Commission support creating an interim measure to address this situation immediately while the Planning Department investigates a more permanent solution; and WHEREAS, the city Council finds that an interim measure is necessary to provide staff with a suitable measure of time to consider and develop appropriate measures and changes to the Aspen Land Use Code without the development pressure that may occur pending adoption of the appropriate permanent amendments to the Municipal Code; and WHEREAS, section 24-7-1103 of the Municipal Code provides that amendments to Chapter 24 of the Code, to wit, "Land Use Regulations", shall be reviewed and recommended for approval by the Planning Director and then by the planning and zoning commission at public hearing, and then approved, approved with conditions, or 2 ~- ., te. \\c".. lie i., % "'<, disapproved by the city council at public hearing; and WHEREAS, a duly noticed Public Hearing was held by the Aspen Planning and Zoning commission on July 19, 1994 to consider a proposed temporary map amendment (an overlay) lowering floor area ratios in most of the city's zone district as a solution to the problem of massing and scale and neighborhood context for the City of Aspen; and WHEREAS, upon review and consideration of the map amendment, agency and public comment thereon, and those applicable standards as contained in Chapter 24 of the Municipal Code, to wit, Division 11 of Article 7 (Text and Map Amendments), the Planning and Zoning Commission has recommended approval of the map amendment recommended by the Planning Director pursuant to procedure as authorized by Section 24-6-205 (A) (5) of the Municipal Code; and WHEREAS, the Aspen city Council has reviewed and considered the map amendment under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered those recommendations and approvals as granted by the Planning and Zoning commission, and has taken and considered public comment at public hearing; and WHEREAS, the city Council finds that the map amendment meets or exceeds all applicable development standards and that the temporary map amendment is consistent with the recommendation of the AACP to review the appropriateness of current floor area ra'tio allowances in the Residential-6 (R-6) zone district; and WHEREAS, the City Council finds that all residential zone districts in the city of Aspen, including the L/TR zone district but excluding the R-15B zone district because of its already reduced floor area allowances, are in need of review based upon the AACP recommendation that the planning staff shall provide assistance and encourage neighborhoods not located within historic districts to develop their own set of Character Guidelines to assist new development to fit within the context of that neighborhood's character; and WHEREAS, the City Council finds that by instituting a temporary Overlay Zone District for six months, the planning staff will be afforded an appropriate time within which to review the problem, propose recommendations, work with the community and the elected officials to develop changes, and to amend the Land Use Code to address the contextual problems that are identified in the AACP; and " WHEREAS, it is also the intention of the Planning and Zoning Commission, Historic Preservation Committee and City Council to use the six month interim to clarify and simplify the existing land use code; and 3 "e; \(:\ '\\~, ' 'e ~ ,<\,. ~e WHEREAS, the city council finds that by implementing a temporary overlay in the city of Aspen which allows development of up to 85% of the allowable FAR (excluding existing exemptions), with a provision that a special review using the Neighborhood Character Guidelines is required to exceed 85% of the allowable floor area, will allow and promote compatibility of zone districts and land uses with existing land uses and neighborhood characteristics; and WHEREAS, it is the intention of the Council that the final Ordinance shall address the questions of appropriateness of current height calculations, floor area ratios, side yard setbacks, 8040 Greenline review, slope reductions, landscape elements and pedestrian orientation of the various neighborhoods streetscapes and shall give full consideration to all goals within the AACP; and WHEREAS, it is the objective of the final Ordinance to continue to encourage the provision of accessory dwelling units and carriage houses throughout all neighborhoods of Aspen and as referenced in the AACP Growth Action Plan, on-site affordable housing shall continue to remain a priority to be integrated within free-market development; and WHEREAS, it is expressly not the intention of the final Ordinance to have the city legislate subjective standards of personal taste in design and it is not the intention to stifle innovative and creative design; and WHEREAS, it is expressly not the intent of Council that the outcome of the final Ordinance, at the end of the Overlay time period, will add any new review boards; and WHEREAS, the City council finds that the adoption of the Overlay Zone District for a period of 6 months, ending February 19, 1995, furthers and is necessary for the public's health, safety, and welfare and will be consistent with the purposes and intent of Chapter 24 of the Municipal Code. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN COLORADO: Section 1: Pursuant to Section 24-7-1102 of the Municipal Code, the City Council finds as follows in regard to the text amendment: 1. The proposed map amendment as set forth in the Plan is not in conflict with the provisions of Chapter 24 of the Municipal Code or the Aspen Area Community Plan. 2. The proposed map amendment is compatible with the surrounding zone districts and land uses. 3. The proposed map amendment will promote the public interest 4 ,It" ~k '\\. - ~, ~. ~'_. & lji '\! "" and more importantly will preserve the traditional character of the city of Aspen. section 2: The Official Zone District Map of the city of Aspen, Colorado, is hereby amended, by placing an Overlay Zone District over all residential zone districts of the entire City of Aspen, including the L/TR zone district but eXCluding the R15-B zone district. section 3: The Overlay shall allow all property owners to build up to 85% of their allowable floor area as defined and described in section 24-3-101 and Chapter 24 Division 2 of the Municipal Code and require special review for those owners that want to exceed the 85%. Special Review shall be a review of the development application based upon the Neighborhood Character Guidelines, as hereinafter set forth. For those parcels that are between zero (0) and nine-thousand (9,000) square feet, compliance with the Special Review is required. For those parcels greater than nine-thousand (9,000) square feet, compliance with the Special Review is voluntary. section 4. A sub-committee of 5 members from P&Z and HPC shall be appointed by the city council and shall conduct the special review for those applicants that seek to increase their allowable floor area beyond the 85% limit. The sub-committee shall conduct public meetings for special review on the first wednesday and last tuesday of each month. The special review shall not be a publicly noticed hearing. section s. The process for an applicant to proceed with special review is as follows: i. Prior to the issuance of a building permit a property owner shall attend a pre-application conference with both the Historic Preservation Officer and a case load planner. ii. When a completed application is submitted the development will be scheduled for a special review alone or scheduled concurrent with other required development reviews for the project. iii. Special review shall be required in order for an applicant to exceed 85% of the allowable floor area, as herein described, and shall be a one step review with a planning fee deposit of $489 which reflect an anticipated 3 hours of planning staff work. If other reviews are required in addition to special review, the applicant will pay one fee deposit based upon the overall review. The special review shall proceed first before other reviews. 5 ~" ('III' e' t\ "c, '-'" @e.", ~l "'~ - section 6. The Neighborhood Character Guidelines, which are attached as an exhibit to this Ordinance, shall be used by the sub- committee to review development proposals that seek to exceed 85% of the allowable floor area for the site. The sub-committee shall make findings that the project is either consistent or inconsistent with the Guidelines. The sub-committee shall focus their review on the scale and massing of the proposed development. An applicant may appeal the sub-committee's action to City Council subject to the appeal process established in section 24-yZ-10l (F) of the Municipal Code. II section 7. Allowable floor area shall continue to be calculated pursuant to section 24-3-101 of the Municipal Code. The following development activities shall remain exempt for floor area calculations: garages up to 500 sq. ft. pursuant to section 24-3- 101 (C), an above grade accessory dwelling unit pursuant to section 24-5-510, and the HPC floor area bonus up to 500 sq. ft. pursuant to Ordinance 42, Series of 1987. section 8. A development proposal may be exempt from the Overlay Special Review if the project complies with one of the following criteria: 1. any addition of floor area that does not alter the exterior of an existing structure; 2. any remodel that decreases the existing calculated floor area; 3. any new development on a parcel that is or becomes vacant that does not exceed 2250 square feet of calculated floor area (if a garage and ADU exemption is added the total above grade equals 3000 sq. ft.) 4. any development may be limited to technical or engineering considerations which could not be reasonably anticipated prior to July 19, 1994; and 5. any addition or remodel of an existing structure that does not change the exterior of the building or does not increase by greater than 100 square feet the existing floor area on the parcel. section 9. All parcels within the Historic Overlay Districts or are on the Inventory of Historic Places shall only be reviewed by the Historic Preservation Committee. If a development proposal exceeds 85% of the allowable floor area the Historic Preservation Committee shall also review the project based upon the Neighborhood Character Guidelines. 6 ,., . '-' e. ' n',. ""', Y'(, '-." "Ie,." K 'It. section 10. Nothing in this ordinance shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this ordinance, and in the same shall be continued and concluded under such prior ordinances. Furthermore, the provisions of this ordinance shall not apply in the following specific circumstances: a. To the development of any property for which a vested right, as defined by Colorado law, has been obtained prior to the effective date hereof. b. To the construction of any dwelling unit pursuant to any building permit which was applied for prior to or on July 19, 1994. c. If, however, subsequent to and in reliance upon development reviews of a project by staff and/or other review bodies, an applicant has so sUbstantially changed his/her position or incurred extensive obligations and expenses that it would be highly inequitable and unjust to amend the plans, then the Planning Director may issue such permit. . d. If the Director does not wish to issue a permit, finding that the applicant has not incurred extensive obligations and expenses, the applicant may appeal to City Council for relief from the Overlay Zone District pursuant to section 24-12-101 (F) of the Municipal Code. section 11. This Ordinance shall expire on February 19, 1995, unless City Council takes action prior thereto to continue this ordinance based upon an evaluation of the effectiveness by the Planning Director. section 12: This Ordinance shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. section 13: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. section 14: A public hearing on the Ordinance shall be held on the 22 day of August, 1994 at 5:00 in the City Council Chambers, Aspen city Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. 7 I(~.'" ",OJ \\\~. . ~.'" ~, \\c:, ~'-" . \'\; ~, PUBLISHED as provided by law, Aspen on the a2e.- day of (7~~ . Bennett, Mayor ~, FINALLY, adopted, passed ~ ' 1994. ~ and a9~roved this ~ri day _ :l. l3~- John nnett, Mayor 8 of ,tit .~" ,., -' '(\', , -'::>.. Neighborhood Character Des~gn Guidelines for Core Area Neighborhoods in the City of Aspen, Colorado July, 1994 '~, ., tit Neighborhood Character Design Guidelines for Core Area Neighborhoods in the City of Aspen, Colorado July, 1994 ,~,_", >>1 ..c;',,",-- _ (It ~ ~. ~,!, ~. City of Aspen City Council John Bennett, Mayor Augie Reno. Mayor Pro Tern Terry Paulson Rachel Richards Georgeanne Waggaman Historic Preservation Committee Joe Krabacher. Chair Bill Poss, Past Chair Karen Day Donnelly Erdman Les Holst Martha Madsen Roger Moyer Linda Smisek Jake Vickery Tom Williams Planning Department Diane Moore, City Planning Director Amy Amidon, Project Manager/ Planner Credits Consultants Winter & Company Planning. Urban Design. Historic Preservation 77 5 Poplar Avenue Boulder, Colorado 80304 303-440-8445 Nore V. Winter Julia Husband Elizabeth Shears -,'", ~. Table of Contents Introduction 1 Chapter 1 General Guidelines fo All Core Area Neighbohoods 7 Chapter 2 The East Aspen Neighborhood Chapter 3 The West End Neighborhood 13 19 Chapter 4 The Smuggler Mountain Neighborhood 27 Chapter 5 The Shadow Mountain Neighborhood 33 Chapter 6 The Base of Aspen Mountain Neighborhood 39 'It ~., '0' '~ .. 'WI' .', \ "':':!Ii e 'e B \g '"" Historic buildings, including those outside of historic districts, contribute to the character of Aspen's neighborhoods and should be preserved. Aspen Neighborhood Character Design Guidelines In trod uction The design guidelines that follow apply to neighbor- hoods in the core of Aspen. Their purpose is to promote new buildings and alterations to existing structures that will be compatible with the traditional character of Aspen while also encouraging creative design. Neighborhood boundaries are defined spe- cifically for the guidelines and are drawn to re- flect the distinct character of the sub-areas of the traditional, close-in neighborhoods of Aspen. At the same time, the boundaries follow generally under- stood neighborhood definitions and also follow zon- ing districts when feasible. These guidelines apply to neighborhoods that are not locally designated as historic districts, and therefore the Commercial Core and Main Street Historic Dis- tricts are not addressed in this document. Guidelines for those areas are included in the city's Historic District and Historic Landmark Development Guidelines. The following neighborhoods are included in these design guidelines: . East Aspen Neighborhood West End Neighborhood Smuggler Mountain Neighborhood Shadow Mountain Neighborhood Base of Aspen Mountain Neighborhood . . . . The boundaries of these neighborhoods are defined on the accompanying map. The tradition of design in Aspen Early newspaper accounts document debates about the appropriateness of street lighting and sidewalk construction in the city, and the drive to plant street trees received wide play in the press. The appearance of a new mining structure or a downtown commer- cial building was heralded as evidence of progress in the community and testimony to the city's durability. Page 1 .- \1, "'~. The Ritz-Carlton Hotel is an example of an architectural design that was actively debated by Aspen residents. 'e t '%"". Page 2 When skiing began and mountain chalet architecture was introduced, this also contributed to the debate about design and the concern for community iden- tity. In part, recent design discussions have focused on historic preservation issues. The city formalized a design review process for locally designated historic landmarks and districts in 1972, when the council adopted an ordinance establishing the Aspen His- toric Preservation Committee and a procedure for reviewing proposed alterations to properties within its jurisdiction. The City then published policies about design for the Preservation Commission in 1988, when the City Council adopted the Historic District and Historic Landmark Development Guidelines, upon recommen- dation of the Aspen Historic Preservation Commit- tee. The historic preservation guidelines apply to the historic overlay districts, which presently are the Commercial Core and Main Street, as well as to individually designated historic structures through- out the city. The Historic Preservation Committee uses these guidelines when considering the appro- priateness of proposed alterations to existing build- ings or evaluating new construction in historic dis- tricts. Aspen residents have also actively debated architec- tural design outside of the historic districts for years. They most recently focused on design issues in the Aspen Area Community Plan, which notes that: "The diversity of opinions about Aspen is one of its great traditions..." A few years ago, design debates focused on creating the pedestrian mall downtown, the de- sign of the Pitkin County Library and construction of the Rio Grande parking garage. More recent discus- sions have included the Ritz-Carlton Hotel, the Har- ris Concert Hall and affordable housing develop- ments. The underlying concepts of the design guidelines It is important to understand the nature and intent of the guidelines. They are meant to shape and influ- ence the character of design, but they do not mandate specific design solutions. They make a distinction between "creativity" and simply being "different." ~e'.., Ie ~~,\., 1- ''lIP .11 t~,. Creative solutions that are compatible with the de- sired character of a neighborhood are strongly en- couraged in Aspen, while designs that seek to con- trast with the established context simply for the sake of being different are discouraged. The guidelines focus on basic principles of urban design that pro- mote a sense of neighborhood identity and will en- hance livability for long-term residents and visitors alike. The guidelines focus on one' s perception of buildings as seen from the "public way," which generally means the street, but may at times also refer to an alley way. They seek to promote a pedestrian-friendly environ- ment that is based on the traditional scale and charac- ter of the community. The guidelines also promote a concept of building that is "native" to Aspen. While uNative Aspen" is difficult to precisely describe, it relates to the charac- ter of building materials, the mass and form of struc- tures, and the extent of detail that is used on them. Generally speaking, these materials are simple, such as painted clapboard, red brick, and rough-cut, ashlar ;tone. Unfinished metal also is a part of the Aspen tradition in some neighborhoods. By contrast, pol- ished marble, shiny brass and mirror glass are not a part of the native palette. By and large, the basic native character of Aspen is si:nple in design, with modest details. Buildings are ,,'latively small, in human scale. As a result, they provide visual interest to pedestrians. In most neigh- borhoods, buildings usually relate to each other in "sets" along the street, often reflecting similar set- backs, materials and orientation on the site. Buildings are often of stick construction and they are composed of linear, modular elements. Siding is of a human scale and openings are similar in dimensions. Other structures are masonry and these, too, exhibit similar scale and openings. Trim around windows and doors is substantial, but not exaggerated in size. Most buildings have a distinct" cap," usually a gable roof with moderate overhangs at the eaves. In virtu- ally all cases, Native Aspen buildings have modest entrances, which are oriented to the street, and land- scaping that is simple, relying upon established local species. Aspen Neighborhood Character Design Guidelines - Introduction It is important to note that while these chancteristics are found in historic buildings, they also are seen across a spectrum of building periods and types, including many that are not historically significant structures. Early ski chalets, Bauhaus buildings and 1950s apartments share these basic design features with their mining-era cousins. They all embody de- sign features that have been a part of traditional building in Aspen for more than 100 years. New building that follows in the coming decades, there- fore, should respect these established characteristics. Types of construction considered The design guidelines focus on "infi!l," that is new buildings constructed in the context of established structures. They also apply to existing buildings when alterations are planned that will affect the exterior appearance as seen from the public way. The context considered for a design In general, the "context" of a project is defined as those surrounding buildings and site features that are in view when standing on the street edge of the lot in question. It includes both sides of the street. In many cases, the "block face," that is those buildings within the block on both sides of the street, are considered the immediate context. However, some of the features that establish the context for the project are scattered throughout the neighborhood. In these cases, the context is much broader and includes features found in a wider reach than the immediate block. The theoretical basis for the design guidelines The design principles that are presented in these guidelines are founded on established community policies. Of particular note is the direction estab- lished in the Aspm Area Community Plan, (AACP) which calls for neighborhood-based design guide- lines and establishes a theoretical framework for their application. Page 3 (.' \\, - ~. ,.;j V1*,~ New buildings should be designed Eo respect the existing character of historic structures, such at this one, which may be found nearby. Page 4 The Community Plan addresses five areas of concern, IIGrowth," "Housing/' IITransportation," "Open Space, Recreation & Environment/' and "Character." Each of these categories includes policies that recom- mend the use of design guidelines that are "Charac- ter-Based." As a part of the planning process, a citizen committee produced a "Community Character Analy- sis" in fall, 1991. These guidelines build on that analysis. The plan provides clear direction for promoting de- sign that will enhance neighborhood character by encouraging building designs that will improve liv- ability, reduce house sizes and integrate neighbor- hoods in terms of visual appearance. The Community Plan recommends that the city con- sider the quality of design when reviewing projects, such as through the Growth Management Quota System, The plan further states that" ". housing should be compatible with the scale and character of the community and should emphasize quality construc- tion and design.." The Community Plan also addresses commercial and retail development. A special concern expressed is that the small lodges that have beena part of Aspen's tradition remain a viable part of the community because: "These small lodges immediately set the stage for the guest experience in Aspen. These lodges promote a sense of scale and feel that provide the visitorwitha transition into the uniqueness of Aspen. The community must find ways to maintain these small lodges and the experience they offer to our guests." The character of landscaping is also a concern. The plan expresses concern for the preservation and re- placement of existing trees when they are lost be- cause of development. The plan favors preservation of the ditch irrigation system and therefore these issues are addressed in the guidelines that follow. The Community Plan notes that provisions of the town's Pedestrian Walkway and Bikeway Plan should be implemented. That plan, which promotes a pedes- trian-friendly environment as a means of encourag- ing the use of alternative modes of transportation, also focused on the needs of individual neighbor- hoods. Enhancing the street as a welcoming place for pedestrians and bicyclists, therefore, is an underly- ing concept behind many of the guidelines that fol- low. (i., ~ 1\ ~, ~..' \\ ..~ It ,% W" ~~\, Design Quality and Historic Preservation Policies in the Community Plan The Design Quality component of the Community Plan specifically calls for the development of "Char- acter Guidelines" for neighborhoods that are not designated historic districts to assist new develop- ment in fitting within the context of existing neigh- borhoods. The plan states that: "The importance of quality infill design within the larger historic setting is recognized as being a vital component to our economic well being." While encouraging an "integrated" image, the plan also pralses a reasonable diversity in archi- tecture: "Modem buildings, woven throughout the traditional townsite and along the hillsides, create an eclectic design quality that contributes to the small- town uniqueness of our community ."These concepts also are expressed in the guidelines that follow. Goals for these design guidelines Given the direction that the Community Plan so strongly mandates and the city's tradition with de- sign review, the following goals are established for the Neighborhood Character Design Guidelines. When considering the appropriateness of a proposed de- sign with respect to the design guidelines, one should also determine if the project would help to accom- plish the following. Goal A: To preserve established neighborhood character where it exists Neighborhood character may be defined by the scale of buildings, the use of traditional materials, and an orientation to pedestrians. Street plans and plats are distinctive characteristics of individual neighbor- hoods and should be respected. Descriptions of the character of each of the neighborhoods are provided in the text that follows. Respecting established mate- rial palettes, building form and massing will help to preserve neighborhood character. Aspen Neighborhood Character Design Guidelines Introduction Goal B: To enhance the livability of individual neighborhoods for their residents Uvability is enhanced with an inviting pedestrian experience, which also promotes use of alternative modes of transportation. Preserving a pedestrian- friendly, human scale that will encourage long-term residential use is a goal as well. Promoting a sense of neighborhood identity, by encouraging a sense of visual relatedness among buildings, also will en- hance livability. This especially applies to neighbor- hoods that are more diverse architecturally. To do so, buildings should appear in scale, and have fronts that have clearly defined entrances that relate to the street. Goal C: To encourage creativity in new design New buildings should not imitate historic styles, but must be compatible with them. Creativity does not mean being so radically different that the sense of neighborhood is destroyed. Creativity is a tradition in Aspen which should be continued, within the bounds of compatibility. The goal is to seek a balance between having all buildings be similar and having new buildings be completely different from their contexts. The basic building elements should be simi- lar to those established, but details should be cre- ative, interesting and delightful variations on tradi- tion. Goal D: To preserve individual historic resources of Aspen Historic resources include buildings, structures, sites and objects. Individual historic structures are found throughout the core area, as well as in districts; these are from a range of periods. Their preservation and adaptive re-use should be supported and new, sur- rounding development should respect these re- sources. Goal E: To promote the use of alternative modes of transportation When the scale and character of a neighborhood is inviting to pedestrians, they are encouraged to use alternative means of transportation, which also is a goal of the community. These pleasant' streetscapes also provide attractive settings for transit stops. Page 5 fl., -\!\ How the guidelines are organized The guidelines are organized into two major sections: The first section includes design guidelines that ap- ply to all oi the designated neighborhoods. These are usually broad in nature and address design variables that are common to all areas. The second section includes design guidelines forneighborhoods. These apply to development within the selected areas, in addition to the general guidelines that apply to all neighborhoods. Each of the five following neighborhoods possess unique qualities. This distinction in neighborhoods is a key to the diversity of Aspen, and conservation of that diversity is a major underlying concept of the guidelines. All of the neighborhoods are primarily residential in character. Some of them have a relatively consistent . architectural image, while the visual character of ~ others is affected by their mixed uses. The guidelines ~,. reflect this difference. How the guidelines may be used These guidelines serve as advisory materials for a variety of applications, including special reviews and planned unitdevelopmentprojects.Forexample, they may apply to special reviews conducted by planning staff and the Planning Commission. They also may apply to design review applications as suggested in the Aspen Community Plan, such as those considered by the Public Project Review Group (PPRG) and GMQS evaluations. When considering such reviews, the guidelines ap- ply to all building in the designated areas, except that certain public buildings may be designed to be differ- entiated from the urban fabric, to serve as accents, and therefore other special review criteria may ap- ply. '. Q~ 'Q. I"~ The guidelines are also for voluntary use where city reviews do not apply. Property owners are encour- aged to consider the guidelines when planning alter- ations, new construction and site improvement be- cause to do so will help assure that the pedestrian- oriented, human-scaled character that is a part of Aspen's tradition will be continued. Page 6 The "mass" of a structure is considered to be its overall 'building volume or bulk, as itis perceived from !:he public way. The "scale" of a structure is it perceived size and proportions. A project con- veys a "human" scale if it includes building mate- rials and components that are similar in size to those which can be expressed in terms of human proportions. For example, a brick is of a size that can beheld in the hand and its size understood by one who touches or sees it. Note: When determining the appropri- ateness of a proposed design, con- sider how the project will help accomplish the design goals listed on page 5, in addition to how it will meet the relevant design guidelines. ". \. .., '- 'e', , ~.. "';,. ~ All buildings should help to establish a sense of human scale that is inviting to pedestrians, through the use of porches, appropriately-scaled windows. architectural details and other smaller components of construction. Existing, smaller building Proposed, larger building Step buildings down in scale as they approach smaller adjacent structures. Aspen Neighborhood Character Design Guidelines Chapter 1 General Guidelines for All Core Area Neighborhoods These design guidelines apply to all the neighbor- hoods identified on the neighborhood character boundaries map. Mass & Scale 1. All buildings should help establish a sense of human scale that is inviting to pedestrians. a. In Aspen, a "pedestrian friendly," scale is not monumental; it is relatively small in scale and relates to the size of building components seen historically. 2. New buildings should appear to be simibr in scale to those in the established neighborhood, 01' to the scale that is desired for the neighborhood. a. Where portions of a new building would be larger than buildings seen traditionally, set the greater mass back from the street to reduce its perceived scale. b. Divide larger projects into modules that are similar to those of buildings seen traditionally in the neighborhood. c. Step buildings down in scale as they approach smaller adjacent structures. d. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. e. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. Page 7 '. w ~.., J" "<" Building entrances should be similar in scale to those seen traditionally. . ~ ~7>. L"" i D o"J...-- ,- ~ ~ -- - ~ - ~)teep slopes on roofs, similar to those seen traditionally, ~-are preferred. Page 8 3. The street elevation of a building should be designed to appear in scale with those seen traditionally. a. Standard architectural features should also be in scale. 4. Building entrances should be similar in scale to those seen traditionally. a. Avoid "grand" entries that would be signifi- cantly larger than the scale of those seen tradi- tionally. Building Form 5. All buildings should use roof and building forms that establish a sense of visual continuity for the community, by repeating typical forms. a. For buildings, rectangular building forms are encouraged. Compormd forms that are result of combining these simple rectangular forms are also appropriate. b. For roofs, gable forms are preferred especially in residential areas. Steep slopes on roofs, similar to those seen traditionally, are preferred. Sub- stantial overhangs are typical and should be used. c. For appurtenances, such as dormers, wings and porches, variety is encouraged, but an overall, simple character should be retained. tit lA, \. "e' ~, , ;z-s Site Design 6. Orient the primary entrance of a building toward the street. a. The primary fa~ade should help establish a pe- destrian scale and provide visual interest. b. In some areas, a uniform set-back establL hes a building line; in other neighborhoods, they lie within a narrow range of set-backs. This site plan relationship is an important characteristic. Respect set-back and alignment patterns where they exist. d. Avoid setting entries below the level of the sidewalk, such that access is from a sunken front yard. Yards should be near sidewalk level. e. Reflect the platted grid where it exists, by ori- enting building walls such that they reinforce the perception of the neighborhood grid. 7. Place the building entry at an elevation that is similar to those seen traditionally in the neighborhood. a. Where raised foundations were used tradition- ally, a new building should be set at a similar elevation. b. Avoid the use of sunken terraces to provide a primary entrance at a level lower than that seen traditionally. 8. Where feasible, locate structures such that they maintain solar access to adjacent properties. Aspen Neighborhood Character Design Guidelines General Guidelines APPROPRIATE ORIENTATION 1..----1-, ---li)- ",-.-.., I I : I : i i I ! I l~i^\rTIl!rni I Y'X/~ ,WI I : ! Ii! L____L .._.i-..--L----i INAPPROPRIATE ORIENTATION Reflect the platted grid where it exists. by orienting building walls such that they reinforce the perception of the neighborhood grid. No! Avoid setting entries below the level of the sidewalk, such that access isfrom a sunken front yard. Yards should be near sidewalk level. Page 9 ft", ~,). ,'., Building materials also should help to establish a sense of human scale arui fit with their setting. Brick and wood clapboard are traditional materials that convey a sense of human scale. .i' 'ha ~. tm s '" ppropriate depth Trim depth is too thin D D D , Yes No Trim elements, such as those arourui a window, should be in scale with similar ones that were used traditionally. Their dimensions should be substantial, without appearing oversized . % \' ~"'!... Page 1 0 Building Materials 9. Use natural, indigenous building materials to establish a sense of continuity throughout the community. a. Building materials also should help to establish a sense of human scale and fit with their setting. b. Typical building materials are native stone, red brick and painted, wooden clapboard. Their use is encouraged. Log construction also may be considered in some neighborhoods. Synthetic materials are generally inappropriate. c. Materials should have a demonstrated durabil- ity in similar applications. d. Greater variety may be considered for trim ma- terials, however natural, "native" materials are also preferred for these elements. e. Appropriatematerials for sloped roofs are wood or composition shingles and metal panels, such as standing seam. Architectural Features 10. Architectural features that enhance the pedestrian experience are encouraged. a. Windows, doors and other features should be of a human scale and configured to invite pedes- trian activity. b. Creativity, and even whimsy, in the treatment of architectural finishes and details is especially encouraged, when these features are compat- ible with the established character of the neigh- borhood. c. This is an area in which it is appropriate to distinguish new building from old, by using details that are recognized as being new. 'd. Trimelements, suchasaround windows,should be in scale with those used traditionally, and should be substantial, wilhout appearing over- sized. e. The primary entrance should be dearly defined. (A '. (A ~. ~.. 'Z\ \~ 11. Minimize the visual appearance of solar collectors and skylights. a. These elements are generally new to mostneigh- borhoods in Aspen, and their use can alter the character of the neighborhood. b. Locate skylights and solar collectors away from the street elevation where feasible. c. Position skylights and solar collectors such that they are flush with the roof line when feasible. Garages 12. Minimize the visual impact of garages. a. In residential areas, detached garages are pre- ferred. This will help reduce the perceived mass of the overall development. b. In residential areas, locate garages to the rear when feasible. If they must be accessed from the street, locate them to the side of the primary structure, not in front. c. Where garages are visible from the street, use the smallest garage doors possible, to reduce their visual impact. Treat the door to appear similar to the background sidIng materials. d. When garages are to be attached, minimize the percentage of overall building front that is allo- cated to garages. The width of the garage should be less than 50% of the building frontage. Single car garages are preferred (for sIngle family houses). e. When a garage is to be attached and face the street, slope the driveway downward toward the building to reduce the perceived height of the garage. Locate the garage level slightly be- low grade, to minimize its perceived mass. f. In large developments, also minimize the amo unt of ground floor wall area that is allocated to garage openings. Aspen Neighborhood Character Design Guidelines General Guidelines Position slcylig/Us and solar collectors such that they are flush with the roof line when feasible. t--.---------t r' "_------1 Ir ~-----~ I I ! 1----j "~I \ . I I ' : I I ! i i PREFERRED I 1J1LJ: NOT I I 1 RECOMMENDED . _____\. L. ---" In residential areas, locate garages to the rear when feasible. Where garages are visible from the street, use the smallest garage doors possible. to reduce their visual impact. Double doors, such as these, are discouraged. Page t1 - \t.\,.., Minimize the visual impacts of service areas, as they are seen from the street. All historic structures in Aspen should be preserved. 'iJny have experienced alterations that are not in keeping with rheir historic character. In this case. asphalt siding obscures the original wood siding. Such buildings should be rehabilitared. using the ciry's preservation guildelines. ~_. @ ~" In addition to these general guidelines, also see the relevant neighborhood guidelines: I East Aspen Neighborhood pg. 13 West End Neighborhood pg.19 Smuggler Mountain Neighborhood pg.27 Shadow \lountain Neighborhood pg.33 Base of Aspen Mountain Neighborhood pg.39 Page 12 Drivewavs . 13. Minimize the visual appearance of driveways and parking surfaces. a. In residential projects, locate parking areas to the side or rear of the building. Providing a semi-drcular drive across the frontlawn is inap- propriate. Avoid creating pull-in parking along the entire front of a property. This erodes the definition of the front yard. Minimize the amount of hard paving surfaces that are used in parking lots. Differentiate drive paving materials from that of the street. This will help to reduce perceived scale. Decorative patterns are encouraged. Po- rous materials are encouraged. Landscape the edges of parking lots. b. c. d. e. Service Areas 14. Minimize the visual impacts of service areas as seen from the street. a. Locate service areas to the rear and provide access from an alley when feasible. b. Screen service areas with fences and plantings. Impact on Historic Buildings 15. Preserve historic structures throughout the community. a. Minimize negative impacts on historic struc- tures when plaruting alterations. b. For treatment of older buildings that may have historic significance, see also the City's Historic District & Historic Landmark Development Guide- lines. 16. New buildings should avoid negative impacts on adjacent historic properties. a. This applies to individually designated proper- ties throughout town. b. Largernew buildings should step down in scale as they approach adjacent historic structures. c. The edges of historic districts are especially sensitive. New development should step down ' in scale, or provide greater separation between historic buildings and new construction in these areas. In-",. \~., 1,.1 " " ~ , de." { '\'(~- The East Aspen Neighborhood. Log siding is among the building materials found in East Aspen that convey a sense of being "native." Such materials are preferred. Aspen Neighborhood Character Design Guidelines Chapter 2 The East Aspen Neighborhood The East Aspen Neighborhood is approximately bounded by Spring Street on the west, Waters Av- enue on the south, and the Roaring Fork River on the east and north. See the attached map for specific neighborhood boundaries. The character of East Aspen East Aspen began as a residential area for miners and as a result, early miner's cottages are scattered throughout the neighborhood. The magic of this part of town is contained in the remnants of what was the working core of Aspen. The train passed through the area from Independence Pass and this, along with the waterworks and the hundreds of small miners cabins that existed, conveyed a feeling that Aspen was a vital community, filled with young miners searching for riches. Early in the development of skiing in Aspen, the East Aspen Neighborhood began to accommodate winter visitors in ski lodging which averaged two stories in height. Many of these buildings convey a sense of alpine architecture, with exposed wood rafters, wood trim and stucco walls. Balconies overhang the fronts of buildings, providing depth to the facades. These small lodges varied in scale and character from the earlier mining cabins, providing contrast in the streetscape. The area remained scaled to the pedes- trian. Today, the neighborhood has a mixed scale, with a collection of single family and multi-family units. Street edges and yards are clearly defined, with a variety of plantings and fences. Some portions of the neighborhood developed with curvilinear streets, although the majority are rectilinear. The river has been an important feature in this neighborhood, shap- ing some building lots and terminating some streets. Sidewalks are intermittent at present, but the City's pedestrian plan calls for completing them. In time, therefore, this area will be even more attractive to pedestrians. The area is especially important because it stands as the eastern entrance into the traditional core of Aspen and its character sets the expectation of what is to follow. Page 13 (It ~\'l ~'" It is increasingly critical that the remnants of the mining days that are found in East Aspen be pre- served, or Aspen will forever lose its ability to visu- ally trace its roots to the miners and workers that made Aspen the community that it was. Slightly more than twenty historic sites survive in the neigh- borhood. Most are very simp Ie miner's cottages, one- and-one-half stories high, with the gable end ori- ented to the street. Materials are varied, and include log and clapboard siding. These mining era buildings should be preserved whenever feasible. Similarly, the early ski lodges also convey a sense of hi story and these should be preserved whenever feasible. Large scale, single family houses and large scale, multi-family buildings have more recently appeared in the neighborhood. This trend will change the scale of the neighborhood if future new buildings are not configured.to appear similar in mass and scale to those seen traditionally. New building also must enhance the street as a pedestrian experience by ~_ presenting facades that are visually interesting. .. Design goals for the East Aspen Neighborhood Given the tradition of building in East Aspen and the concern for preservation of early resources and for the quality of new buildings, the City holds these design goals for the East Aspen Neighborhood: Goal 1. To strengthen the traditional scale of single family residential buildings New single family housing should appear to be in scale with housing seen traditionally, to the greatest extent possible. Goal 2. To develop accommodations buildings that are more compatible with neighborhood character '- ~ \' 0: ''''1.., Page 14 Even though multi-family uses are anticipated in addition to single family housing, all development should, to the greatest extent possible, relate to the traditional scale of single family housing. Breaking up the massing of new buildings into a set of smaller forms will help to achieve this. Goal 3. To promote a sense of integration in the neighborhood for new buildings New buildings should embody the forms, scale, ma- terials and character seen traditionally in the neigh- borhood. Goal 4. To encourage development of new build- ings that will relate to the proposed side- walks in this area and thereby enhance the walking experience in the neighborhood. Buildings should have primary entrances at or near grade, that are oriented to the street to provide a sense of human scale. Facades should be designed to ap- pear similar in scale as well. tIe. \, ,,;,<.- ~... ' '\{t. 1,.,_,', v \Q,,-. ;'~adionally, che widch of a plane of a building fronc rc..,gedfromfifteen to thirty feec wide. New buildings should continue to express these proportions. Entries should be in scale wich chose seen traditionally. "Grand" et'tries. such as chis, are inappropriate. Aspen.Neighborhood Character De,sign Guidelines Design Guidelines for the East Aspen Neighborhood The design guidelines in this chapter apply to all projects in the East Aspen Neighborhood, in addition to the chapter of General Guidelines for All Neigh- borhoods. When considering the appropriateness of a project with respect to these guidelines, also con- sider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 17. New building should be sensitive in scale to existing, smaller buildings in the neighborhood. a. Buildings should appear to be similar in scale to traditional residential structures of the East As- pen neighborhood. This is especially important in this neighborhood. b. Divide larger projects into modules that are similar to those of buildings seen traditionally. Traditionally, facade widths for single family houses ranged from 15 feet to 30 feet wide. c. Step buildings down in scale as they approach adjacent smaller structures. d. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. e. To help establish a sense of scale, use windows and doors that are similar in size and shape to those seen traditionally. Building form 18. Building forms should appear similar to those used traditionally in Aspen. a. See the General Guidelines. Page 15 #e.,' \1 \\,. Site plan 19. Provide a front yard in all develop- 'I i ment. a. Clearly define the yard. b. Minimize the amount of paving that is exposed to street. . o ~~ ~~n, ~ 8 8 Divide larger projects into modules that are similar to those seen traditionally. Gable roofforms are preferred. '.._"., fA'! ~ ''I,\.,. Avoid sunken terraces or drives that separate the yard from the srreet level. Page 16 20. Buffer edges of the site from adjacent properties with fences or hedges. a. Fences should be low and open in character especially in front of the building. b. See also the general guidelines. 21. Locatetheprimaryflooratornear side- walk grade. a. Avoid sunken terraces that separate the main entrance from the street level. Materials 22. Use "natural, or native" building materials. a. Finished clapboard, log and masonry are appro- priate. b. See also the General Guidelines for All Neigh- borhoods. c. Greater variety in trim materials and those of windows and doors is appropriate in this neigh- borhood. Windows & Doors -23. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scal e. 24. The solid-to-void ratio, as seen from the street, should be similar to that seen traditionally in residential areas of Aspen. iii...'.','.. ,. \~^- . ~.....'" 0, "<. ".,<' '~ 10;.,. Architectural features 25. The use of porches is strongly encouraged. a. Provideporches,oriented to thestreetandscaled to be similar to those seen historically. 26. Clearly identify the primary entrance. L1e entry should be in scale with those seen traditionally in residential areas of Aspen. Use doors similar in scale to those seen tradi- tionally in residential areas of Aspen. Consider a central, shared entry for multi-fam- ily units that would appear to be a single, domi- nant entry. a. b. c. Aspen Neighborhood Character Design Guidelines East Aspen Provide a porch, which is oriented to the street cuu1 scaled to be similar to those seen historically. Page 17 ,. lIP I,.',", \Y "\. ..'_.. A%" . ~ 0,\ " Aspen Neighborhood Character Design Guidelines Chapter 3 The West End Neighborhood The West End Neighborhood is approximately bounded on its southern edge by the east-west alley that lies north of Main Street, by Castle Creek on the west and the Roaring Fork River on the north, and Monarch Street on the east. See the attached map for specific neighborhood boundaries. Historic character of the West End Neighborhood During the mining boom years, the West End was densely developed as a residential neighborhood and included a variety of wood frame structures. Masonry buildings could also be found. Even early in its history the neighborhood had strong sense of identity, because buildings held many similarities in their designs. Development generally followed the rectilinear grid of the city and wide streets were laid out. Trees and irrigation ditches edged the streets. Vegetation was well-established, appearing in many early photos; the street trees were irrigated with ditches. No side- walks were constructed here; people simply walked in the streets. Buildings were oriented to reflect the grid, with the primary entrance facing the street. The simple, rectilinear forms of the buildings were set parallel to side lot lines, further expressing the tradi- tional grid layout. A typical house form emphasized verticality, be- cause its foot print was relatively small in compari- son to its height. This was true for one, one-and-a- half, and two-story houses. A typical lot size was 6,000 square feet, and a house ranged from 1,000 to 2,200 square feet. This often was stacked on more than one floor. Perhaps by coincidence and perhaps by design, building sizes seemed to correlate to lot sizes: Larger houses were typically on larger lots, frequently with substantial side yards. ' I Building types included miner's cottages, catalogue homes and large two-and-a-haIf story houses. Most houses had a solid-to-void ratio that was similar to others in the neighborhood. Typically, the front wall was more solid than void. Page 19 ~....,','," ~\. ",.p.',. iE IWI 0z< ill.' \~ ''\'~- After mining declined, the neighborhood saw little new building, until skiing stimulated investment in the area. Rustic log houses and chalets appeared in the 1940s and 50s, and Bauhaus-inspired architecture followed. The current character of the West End Today, the West End remains primarily single family detached in character. Yards are clearly defined and contribute to the distinct residential character of the area. Semi-transparentfences, such as metal or wood picket, are used along with hedges to define lot boundaries. The streets remain free of sidewalks, a feature which is vital to the traditional character of the neighborhood. Street trees establish a sense of visual continuity and provide for a pleasing streetscape and should be preserved. As these trees reach the end of their life- span, they should be replaced. The West End remains very much a walking neigh- borhood. This is important to its residents and also to the many visitors who walk through the neighbor- hood touring its historic architecture or making their way to the music tentor to trails along the north edge. Alleys run east west through each block. They are unpaved and many have several historic outbuild- ings along them. This simple character should be retained while accommodating more alley buildings. Most homes have parking located off the alleys, and this is a tradition that should be continued. Open space and private gardens also are important to the character of the West End. A few small pocket parks are located in the area, as well as the Music Festival tent. Good views of the surrounding moun- tains are seen from most streets and, for those houses on Lake Avenue, of Hallam Lake. Page 20 Today, the West End contains the greatest number and variety of historic structures found in Aspen. Queen Anne, Carpenter Gothic and Italianate details survive on many structures. The largesthistorichomes in Aspen are found here. Approximately ten Na- tional Register listed properties are found in the West End. Newer structures have appeared in more recent de- cades, and although many of these buildings right- fully speak of their own time, they respect the tradi- tional building vocabulary by having porches and primary entrances thatface the street and by present- ing facades that are in scale. The resulting variety in architecture and creativity in detail can be see in the neighborhood, while it still retains its overall sense of integrity. Not all newer structures have employed the tradi- tional vocabulary of elements, however. Some have built in a grander scale thatis out of character. Others have sought to introduce a sub-urban image, with driveways in front yards and others have hidden their entrances on the side or behind large fences. Some have included garages that dominate the fronts of their buildings.. Such developments should be discouraged and those that do exist should not pro- vide the context with which future development should relate. The West End remains one of the most desirable places in town to live. Pressure exists to develop m~ch larger houses, and to design them in ways that faIl to address the street in the traditional character and scale. In many cases, new buildings literally tower over neighboring historic structures, and his- toric buildings themselves have also been renovated so that an extremely large addition looms behind a small cottage. Our greatest challenge today is to direct new devel- opment to be more compatible with the traditional single-family, residential character of the West End. *(ft, '{; .~ ,e" l% ~ -" "',.'.',. .... Iii \\ '''< Design Goals for the neighborhood Given theconcernfor the protection of the traditional scale and character of the West End, the City holds these goals for design in the West End: Goal 1. To preserve the scale of traditional single family residential structures Single family structures were larger than in other areas of town, but still relatively small. This tradi- tional scale should be expressed new development. Goal 2. To enhance the pedestrian experience in the neighborhood West End Providing buildings that face the street, with clearly defined entrances and articulated to convey the tra- ditional scale of building facades, will enhance the pedestrian experience, Street trees should be preserved. Goal 3. To promote a sense of visual integration in the neighborhood, that is balanced with variety Incorporating elements seen traditionally in the West End, such as porches, dormers and vertically propor- tioned windows will help strengthen the sense of visual continuity. Goal 4. To promote the developmentofalleyhouses to maintain neighborhood scale and ac- commodate affordable housing Locating some mass in secondary structures will help reduce the perceived mass of the overall lot develop- mentwhile also providing space for affordable hous- The simple character of alleys should be preserved. ing. Aspen Neighborhood Character Design Guidelines Page 21 ~et,' ;z:. \" \~.", \. "I)', !~ "'\i,,^ If a structure is ro contain I1UJre than 3000 square feet, it should be divided into a series of discreet masses that appear smaller in scale ro buildings seen traditionally in the neighborhood. These masses should then be linked with a "connector" that is subordinate in size to the modules it joins. Aspen Neighborhood Character Design Guidelines West End Design Guidelines for the West End The design guidelines in this chapter apply to all projects in the West End Neighborhood, in addition to the chapter of General Guidelines for All Neigh- borhoods. When considering the appropriateness of a project with respect to these guidelines, also con- sider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 27. New structures should appear similar in scale to traditional residential structures of the West End. a. New building should be sensitive to existing, smaller buildings. Typical buildings were from 1,000 to 2,200 square feet. b. Divide larger projects into building masses that are similar to those of buildings seen tradition- ally. The maximum perceived mass of an indi- vidual building should be no more than 3,000 square feet. If a structure is to contain more than 3000 square feet, it should be divided into a series of discreet masses that appear smaller in scale to buildings seen traditionally in the neigh- borhood. These masses should then be linked with a "connector" that is subordinate in size to the modules it joins . c. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. d. Step buildings down in scale or height as they approach adjacent smaller structures. e. Door and window openings should be consis- tent in scale with those found in neighboring historic structures. Larger openings may be in- cluded as accents, but should be broken up with mullions or muntins. f. No uninterrupted wall surfaceparallelto a street should be more than 30' in width, to assure that buildings appear similar in scale to those seen traditionally Page 23 -,', '\""... The solid-to-void ratio is the amount of wall in proportion to window and door openings that is seen on a building wall. Buffer the edges of the property from adjaant properties. "a \l" Set the building in line with others on the block, where setbacks are unifonn. Page 24 Solid-to-void Ratio 28. The solid-to-void ratio should be similar to that seen traditionally in the West End. a. Avoid large arrays of windows, particularly on the front elevation. Building form 29. Use building forms that are similar to those seen traditionally in Aspen. a. Each building should have a simple rectilinear form as its primary form. b. A gable or hip roof should be the primary roof form. (The roof pitch should be in the range of9- to-12 to 12-to-12.) c. Variety in the shape of appurtenances, includ- ing porches, is encouraged. d. Divide larger building areas into separate build- ing masses, linked by "connectors." This will help reduce the perceived mass of the develop- ment. e. Secondary structures are also encouraged, to reduce mass and scale. Site plan 30. Provide a front yard in all develop- ment in the West End. a. The yard should be in scale with those seen traditionally in the neighborhood. 31. Buffer the edges of the property from ,adjacent properties. a. Use fences or hedges, butdesign them to remain semi-transparent, to allow views in from the street. Fences should be low in height, to allow views into front yards. 32. Set the building in line with others on the block, where setbacks are uniform. a. S€t-backs also may reflect the size of the lot, however; on larger, deeper lots, a greater set- back for the building may be appropriate. ~et " "C:_ &e f,v '~'" I~ .. -r''''''''--; ! --- "1 i i , I I . , . I , I . . , I L. . ~ ............ Yes No Provide a porch, oriented to the street and scaled to be similar to those seen historically. Aspen Neighborhood Character Design Guidelinss West End Building Materials 33. Use finished materials for primary building materials. a. Painted wood siding, wood shingle and brick are appropriate in the West End. b. Log and metal are generally inappropriate. c. See also the General Guidelines for All Neigh- borhoods. d. The use of wood shakes, reflective metal, or clay tile is discouraged. Architectural features 34. Oearly identify the primary entrance. a. Orient the porch toward the street. 35. The entrance should appear similar in scale with those seen traditionally in the West End. a. Use doors that are similar in scale to those used traditionally. Page 25 ItA, ~- '- @ , \< \} <:~ - '-' The architecture of the Smuggler Mountain Neighborhood is varied and includes historic houses. Aspen Neighborhood Character Design Guidelines Chapter 4 The Smuggler Mountain Neighborhood The Smuggler Mountain Neighborhood lies north of Main Street, between Mill Street and Original Street. It is bounded on the south by the Roaring Fork River. See the attached map for more boundary details. A varied topography is a distinctive feature of the Smuggler Mountain Neighborhood that has influ- enced street plans, building orientation and form. Flat hollows and benches are joined by rolling and sloping terrain in this neighborhood. This terrain has generated a winding, freeform layout of streets and lanes, many that dead-end, and has allowed for few alleys. The resulting lot and block configurations have unsymmetrical shapes and many lots have unique edge conditions along the RoaringForkRiver and the base of Smuggler Mountain. Becauseitis so varied, the areaactuallycan beconsid- ered to contain four to six subareas. When designing new buildings or considering alterations, designers should consider the specific context closely in order to respond to these changing conditions within the neighborhood. Since many buildings are at the base of Smuggler Mountain, there is a dominant building orientation toward the south and west to take advantage of the afternoon sun and down-valley views. The architecture is varied, including historic houses, mobile homes, log cabins and chalets from the 195Os. Except for some more recent apartment buildings, most structures are small in scale. Building forms vary, and roofs include gable and shed, some in exaggerated proportions. Balconies occurfrequently. The materials are equally varied with a predomi- nance of stained clapboard wood siding, board and batten, logs, stone and concrete block. Page 27 '- "'"'''''' I'J 1ft,. "e' ~\ \\c *- ~~ . . '\"'- New single family construction should appear similar in scale to that seen traditioTUllly. This older house is among those in the Smuggler Mountain Neighborhood that provides a context for the scale of new buildings. Divide larger structures, such as this, inlO building masses that appear similar in scale to those seen traditionally. Page 28 Overall, the Smuggler Neighborhood contains a rela- tively high density of smaller dwellings. A typical residential massing in this neighborhood is about 1,200 to 1,800 square feet in size. A few large vacant parcels remain that could be developed and other sites may redevelop. New dense, multifamily projects may be feasible, therefore, and since these buildings can significantly affect the char- acter of the neighborhood, they should be carefully reviewed. Goals for the neighborhood A greater sense of unity is needed. New development should appear more visually cohesive with the neigh- borhood than some recent buildings have been and it should enhance thepedesbian experience. The Smug- gler Mountain area should have a scale and character of a dense single family, residential neighborhood, even as it accommodates a variety of housing types. With this in mind, the city holds these design goals for the Smuggler Mountain Neighborhood: Goal 1. To preserve a scale of single familyresiden- tial buildings New single family construction should appear to be in scale with that seen traditionally in this neighbor- hood and in nearby residential areas. Goal 2. To encourage multi-family buildings to be more compatible with the neighborhood character Multi-family construction should be designed to in- clude elements similar to those seen traditionally, including a primary entrance oriented to the street, a distinct front yard, and similarity of form and mate- rials. Goal 3. To establish a sense of visual integration in the neighborhood Repeating the use of traditional building elements in future construction will result in a sense of visual continuity. 'It @ 'Zl.. Ita, \~. .-.- &'~"'" ~\ \~, ^- Use building forms that are similar to those seen traditionally. Gable roofs are appropriate on structures in the Smuggler Mountain Neighborhood. Aspen Neighborhood Character Design Guidelines - Smuggler Mountain Design Guidelines Mountain for Smuggler The design guidelines in this chapter apply to all projects in the Smuggler Mountain Neighborhood, in addition to the chapter of General Guidelines for All Neighborhoods. When considering the appropriate- ness of a project with respect to these guidelines, also consider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 36. New buildings should be similar in scale to traditional residential buildings of Aspen. a. Structures should be in modules of approxi- mately 1200-1800 square feet maximum. Divide larger projects into building masses that are similar to those of buildings seen traditionally. Unk separate building masses, with a "connec- tor." This will help reduce the perceived mass of the development. b. No uninterrupted wall surface parallel toastreet should be more than 30' in width, to assure that buildings appear similar in scale to those seen traditionally c. The solid-to-void ratio should be similar to that seen traditionally in residential areas of Aspen to help establish a sense of scale. Building form 37. Use building forms that are similar to those seen traditionally in Aspen. a. Each building should have a simple form as its primary shape. b. Because many lots may have varied conditions, a variety of simple, yet even playful, building forms is appropriate. c. A variety of roof forms, in a range of sizes and proportions, is appropriate. Gable, flat and shed roofs are appropriate. "Prow" roofs also are appropriate. Hip roofs are discouraged. d. Eave depths should be similar to those seen traditionally in residential areas of Aspen; these provide scale and a shadow line adds visual interest to the facade. e. Contemporary interpretations of traditional fea- tures, such as porches, are also encouraged. Page 29 'ft. t" '\\c. Avoid creating pull-in parking that is directly off the street. This weakens the attraction of the street to pedestrians. tit Buffer the edges of the site from adjacent properties with fences or hedges. ",'-',. ,\ -",. Provide open space that isfunctional and that also serves as an amenity that can be seen from the street. Page 30 Site plan 38. Provide a clearly defined front yard. a. This will provide a sense of open space and help define pedestrian walkways and automobile parking areas. b. This open space also will provide relief from dense development in the area. 39. Buffer edges of the site from adjacent properties with fences or hedges. a. Fences should be low in height, to allow views into front yards. b. Locate the primary floor at or near sidewalk grade; avoid sunken terraces that separate the main entrance from the street level. 40. Provide open space that is functional. a. The open space should be of a size that can be used or that at least has a significant visual impact as a landscaped area. 41. Locate the primary entrance at or near the ground elevation. a. This applies to all buildings, including multi- family construction. ~ ~. fl. iN', ~, ",- 'e,'I" ~. "('<. The use of natural or native TIUlterials in the Smuggler Mountain Neighborhood is strongly encouraged. Provide a porch, oriented to the street, and sized to be similar in scale to those seen trcuiitionally in the resiLiential neighborhoods of Aspen. Aspen Neighborhood Character Design Guidelines Smuggler Mountain Building Materials 42. A variety of building materials is appropriate in the Smuggler Mountain Neighborhood. a. Use of natural, or native materials is encour- aged. b. Other finished materials, including wood and metal siding, may be considered. i\rcrutecturalfeatures 43. Porches clearly identify the primary entrance. a. Provide a porch, oriented to the street, and scaled to be similar to those seen traditionally in residential neighborhoods of Aspen. 44. The primary entrance should appear similar in scale to those seen traditionally in residential neighborhoods of Aspen. a. Avoid IIgrand entries." b. Use doors similar in scale to those seen tradi- tionally in the residential areas of Aspen. c. Consider a central, shared entry for multi-fam- ily units such that it would appear to be a single, primary entry. 45. A variety of window and door designs is appropriate in this neighborhood. 46. At the street level, consider using win- dows similar in scale to those seen tradi- tionally in residential areas of Aspen. a. This will help to establish a sense of human scale. b. These windows may be arranged in new arrays, however. Page 31 - " G \jk, '<. . d;,It. (1!' \\", '''_. 41', v} 0; '< Aspen Neighborhood Character Design Guidelines Chapter 5 The Shadow Mountain Neighborhood The Shadow Mountain Neighborhood is boundedby the alley north of Hopkins Avenue on the north and Shadow Mountain on the south. Its western bound- ary is Seventh Street; the eastern edge is First Street. See the attached map for more details of the bound- aries. Character of the Shadow Mountain Neighborhood This neighborhood developed at the baseof the moun- tain, and once contained numerous miners cottages. Streets were laid out following the town' grid, and houses were sited on their lots with the primary entrance facing the street. Early photographs indi- cate that porches were a feature of many of the houses that once stood in this area. Approximately ten struc- tures of potential historic significance remain in the neighborhood and should be preserved. Irrigation ditches were established in the Shadow Mountain neighborhood, vestiges of which survive today. These should be preserved. The second railroad to arrive in Aspen, the Colorado Midland, came through in 1887. The silver crash of 1893 devastated the rail companies and by 1921 the track was removed. This right-of-way remains vis- ible in some parts of the neighborhood today. A diversity in buildings can be seen today, including variety in scale and type. Some early ski lodges were located in this area. These were joined in more recent years by larger multi-family and single-family build- ings. Some of these projects have not addressed the street in the traditional manner and have weakened the appeal of the street to pedestrians. Views}of mine dumps and of the mountain are major features, along with mature trees and significant amounts of open space. New development should respect the edges of these public resources. Page 33 ~- '~"'.. \\ \~, ., e' tYl 1"1;' \\\ ~ Page 34 The neighborhood has become a network of key pedestrian and bike routes which can play an impor- tantrole in helping to reduce automobile traffic in the city. It is therefore vitally important that the neigh- borhood develop as one that is of a human scale and that is designed to be attractive to pedestrians and bicyclists. Goals for the neighborhood Substantial development opportunity exists in this neighborhood, along with pressure to create large projects that turn their back on the street or that establish a grander scale than that seen traditionally. It is vital that new development not do so, but rather that it enhance the character of the street and contrib- ute to a sense of visual continuity. Therefore, the City holds these design goals for the Shadow Mountain Neighborhood. Goal 1. To preserve the scale of single family resi- dential buildings seen traditionally When new single family houses are constructed, they should respect the scale of earlier housing, and should not appear too" grand" on the street. Goal 2. To develop accommodations buildings that are more compatible with neighborhood character Buildings larger than single family houses are antici- pated and these should be divided into modules that appear similar in scale to single family houses. They also should incorporate elements seen traditionally on single family houses, such as porches. Goal 3. To promote a sense of visual integration in the neighborhood By repeating traditional building features, forms and materials, a sense of visual continuity will result in the neighborhood. 19_ l'~ , '%~, ~e', ,I,. \4;~_ e. ~. t, 'Il, Avoid creating a single, large mass, such as this, that will be out of scale with residential structures seen traditionally. Aspen Neighborhood Character Design Guidelines Shadow Mountain Design Guidelines for the Shadow Mountain Neighborhood The design guidelines in this chapter apply to all projects in the Shadow Mountain Neighborhood, in addition to the chapter of General Guidelines for All Neighborhoods. When considering the appropriat~ ness of a project with respect to these guidelines, also consider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 47. New structures should appear similar in scale to traditional residential structures of the neighborhood. a. Divide larger projects into modules that are similar to those of buildings seen traditionally. b. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. c. Step the height of the building down in scale as it approaches nearby, smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. The solid-to-void ratio should be similar to that seen traditionally in residential areas of Aspen in order to help the building appear to be similar in scale. Page 35 wit. (* \\.. '$_. ~. '<,. '''' Use a "native" building material, such as wood or masonry. for the pri"'4ry building material of a structure. The usq of stucco as a primary material is discouraged. lie.' \lo .~ Page 36 Building form 48. Use building forms that are similar to those seen traditionally in the Shadow Mountain Neighborhood. a. A building should have a simple. rectilinear form as its primary shape. A variety ofbuilcling types is seen in the area, and therefore a wider interpretation of traditional building forms is appropriate in this neighborhood. b. Gable roof forms are preferred in this area and creating a combination of varying roof lines, rather than one large surface, is encouraged. 1his will help reduce the perceived scale of the building. Eave depths should be similar to those seen traditionally in residential areas of Aspen; they provide scale and a shadow line that pro- vide visual interest. c. The use of porches is strongly encouraged. d. Variety in design of appurtenances, including dormers, wings and porches, is appropriate in this neighborhood. Site plan 49. Provide a front yard in all develop- ment in the Shadow Mountain Neighbor- hood. a. 1his is particularly important in this area. b. Clearly define the yard. c. Buffer the edges of the site from adjacent prop- erties with fences or hedges. d. Provide adequate site storage out of view of the front yard in multi-family developments. Building Materials 50. Use "natural, or native" building materials for primary materials. a. Great variety in the selection of materials for doors, windows and trim is appropriate in this neighborhood. ','It. n1 ~\ IS ~-, ., 'eo l'& 'i\ '"", Architectural features 51. Oearly identify the primary entrance. a. Provide a porch, oriented to the street and scaled to be similar to those seen historically. b. The entry should be in scale with those seen traditionally. 52. Use doors and windows that are similar in scale to those seen traditionally in residential areas of Aspen. Aspen Neighborhood Character Design Guidelines Shadow Mountain Use doors and windows that are similar in scale to those seen traditionally in residential areas of Aspen and clearly define the primary entraru:e. Page 37 ~i\'_ ~" ~\.,c. .'e.", w , " 01_', 10 '0 \\,. The Base of Aspen Mountain Neighborhood once was the focus of mining activity in the city and it saw a variety of building types and forms. Today, it continues to exhibit diverity in its architectural character and scale of buildings. Aspen Neighborhood Character Design Guidelines Shadow Mountain Neighborhood Chapter 6 The Base of Aspen Mountain Neighborhood The Base of Aspen Mountain Neighborhood is bounded by AspenMountainon the south and Durant Avenue on the north. Its western boundary is Gannisch Street and its eastern boundary is High- way 82. Historic character of the Base of Aspen Mountain Neighborhood Aspen Mountain was a focus of mining activity in the early years of the city. Early photographs show a wild mix of buildings, including tipples, trestles, mills and other mine-related structures, rail yards, depots and towers, and huddling at the base, a dense collection of small miner's cottages. Overall, the area exhibited an industrial character, and the architecture was more rustic than that found in other Aspen neighborhoods. The buildings had a variety of forms and materials, which reflected the diversity of uses in the area. The scale of buildings was quite varied, ranging from small one-story dwellings to imposing mill build- ings. The tallest buildings in town were found here, and the Clarendon Hotel, which occupied almost half a block where the Wagner Park Ball Field is today, was among the largest buildings in town. Building materials were varied and exhibited a range of finish, from painted clapboard to rough-sawn, unpainted timber. The mining structures were built from basic materials. Large timbers were hewn from logs, and untrimmed board planks were used for . siding and roof mg. Metal was also seen in braces and connectors. Although houses were painted, little else was. Page 39 ,,, , fa", ~- Current character of the Base of Aspen Mountain Neighborhood Although the signs of mining activity have long since been removed, the Base of Aspen Mountain contin- ues to exhibit diversity in architectural character and building scale. Buildings have more of a vertical emphasis than any place else in town and some of the tallest structures are still found here. In comparison with other neighborhoods, this area is densely developed. A mix of building sizes, forms and types is seen including condominiums, hotels and commercial structures. Most present a street level that is of human scale and that is inviting to pedestrians. Some multi-family residential buildings, however, have been constructed with multiple en- trances and an overall horizontal emphasis that is in contrast to the traditional vertical character of the area. . Building materials continue to be varied, even more ~ so than historically. Stucco, brick and wood are com- \. mono A range of metals, tiles and stone are also seen. Streets are clearly defined in the neighborhood, often with a curb, gutter and sidewalks. Views to the mountain are an important feature of this neighbor- hood, and should be preserved when feasible. Major public trails run near the base of Aspen Moun- tain and opportunities for connecting to these exist on many new development sites. In order to maxi- mize the potential benefits of these trails, it is impor- tant that the streets connecting them invite pedes- trian activity. Development trends in the Base of Aspen Mountain Neighborhood Recently, some structures have appeared that deny the street, and instead turn inward, providing little visual interest for pedestrians. Some entries are de- tached from their buildings, and entrances are not scaled to the pedestrian. '~... \~~ Page 40 The introduction of structured parking at the lower levels of buildings is altering the street level experi- ence, because extensive expanses of wall surface in these cases are blank, or garage openings. These plain surfaces have weakened the pedestrian appeal of the street. In some cases, important views also have been blocked due to insensitive placement of some struc- tures on their sites. As a part of new development, more commercial uses are being introduced into the Base of Aspen Moun- tain neighborhood. These uses can add appeal to the street, if the facades are designed to be in scale and to provide interest to pedestrians. An important factor in the character of the neighbor- hood is building use. Many structures are second homes, or are accommodations facilities that see cycles of intense activity followed by quiet periods. There- fore, creating street walls that encourage pedestrian activity during all cycles is important to maintaining liveliness in the area. Goals for the Base of Aspen Mountain Neighborhood A special concern is that the street level of buildings be designed in a manner to encourage pedestrian activity. Because many buildings in this neighbor- hood are only occupied for shorts periods of the year, and streets may appear lonely, it is vitally important that buildings reinforce a streetscape thatis of human scale. Therefore, the City holds these design goals for the Base of Aspen Mountain neighborhood. 1. To enhance the pedestrian experience atthe street level 2. To protect views of the mountain 3. To promote a sense of visual integration in the neighborhood while also encouraging a diversity of building types. 1" I AIt (m\. '< fit:", (, , 'e" ";' \\\,,' Divide larger projects into modules that are similar to those of buildings seen traditionally. Buildings should have sloping rooffonns. Gable, hip, and shed roof shapes are appropriate. Aspen Neighborhood Character Design Guideiines Base of Aspen Mountain Design Guidelines for the Base of Aspen Mountain Neighborhood The design guidelines in this chapter apply to all projects in the Base of Aspen Mountain Neighbor- hood, in addition to the chapter of General Guide- lines for All Neighborhoods. When considering the appropriateness of a project with respect to these guidelines, also consider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 53. Set taller buJildings against the mountains to redluce their perceived scale. a. Although taller buildings can be accommodated in this area, it is still preferred that their appar- ent mass be minimized. Incorporate some den- sity into sloping roof forms to reduce the per- ceived scale of the building. b. Locate the building mass so as to avoid creating icing conditions on public walkways. c. A vertical orientation is preferred. d. Divide larger projects into modules that are similar to those of buildings seen traditionally. e. Step buildings down in scale as they approach adjacent, smaller structures. Building Form Guidelines 54. A variety of building forms is appropriate in this area. a. However, rectilinear forms are encouraged. b. Buildings should have slopingroofforms. Gable, hip, and shed roof forms are appropriate. Page 41 .. , *- b \th~ Develop a ground level that is of human scale and inviting to pedestrians. Include plantings, fences and site walls that help establish a sense of human scale. e' " '0, "\:" 'I) '('II \~ Page 42 - Site plan 55. Buildings should appear "grounded" not not sited signficantly above or below the street level. a. The first floor should be near street grade. b. See also the General Guidelines. 56. Develop a ground level that is of human scale and inviting to pedestrians. a. This may be accomplished by developing store- fronts, landscaping, wall art; in general, the goal is to create an interesting street wall for pedestri- ans. b. Avoid large, uninterrupted blank surfaces. 57. Garages Screen parking garages from the street. Use storefronts, wall art, plantings and other decorative elements to provide interest along edges of garages. See also the general guidelines. a. b. .p-" ./ ~, ;Pl, ,/ ~ \ ~ I )'~ I "'\ """-", ! ".\,.\/, ,.' i .,,~, \1 ,l '.J , \, / " 'I \ If ') ~ r~'I' I . I! - v .' "V \.~ "r 1 --\ ,.~~ ,,' ~~. i' ~ '1 ! ! / / ;/r'y 'lih .'p' ,,// -;"~'l.<l<,.... "'.0;:":' .. :. ;:1: ~ ;'1 ~,\:, ~~. !' " --- '="\. '" , --~ "~,'"", ---.' \ -'{f ::::;?- ->, -.co ASPEN NEIGHBORHOOD BOUNDARY MAP GI) f\ 2- ~ , ~~